04-13-26 Planning Commission Meeting Packet

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Highpointe Crossing - 2298 Inwood Ave N – Lake Elmo – Preliminary Plat Narrative February 26, 2026 Page 4 4 City roadway. Following the meeting, we met with City staff and came to understand that obtaining some of those exceptions would likely be challenging and time consuming. As a result, we reevaluated the project and shifted our focus to using the City’s existing Residential Estate zoning district. The Residential Estate district is one of the two zoning districts identified in the Comprehensive Plan that were later combined into the Rural Single Family land use category that guides this property. This zoning district was also used for the two adjacent developments and aligns with what both the Planning Commission and neighboring residents have indicated is their preferred development pattern. While it appears that Residential Estate zoning has not been used since 2007-9, it remains an adopted zoning district and provides a clear and predictable framework for moving forward. Unlike the earlier OP-PUD plan, we proactively identified suitable septic locations on each lot and submitted them to the County for approval. That approval letter is attached in Exhibit B. Our proposal still requires some minor zoning flexibilities. Most of these flexibilities or exceptions were reviewed with the concept plan review by the City Council at their February 18, 2026, City Council Meeting. These are also reviewed later in this narrative. F – Preliminary Plat Data 1. Basic Facts a. Acres i. Gross Acres 78.24 ii. ROW (Interior) 5.13 iii. ROW (Inwood) 2.23 iv. Lotted Area 64 .70 v. Ponding Outlots 6.18 b. 18 Lots (including one lot with existing homestead) c. Gross Density - 0.23 units/acre d. Average Density – 78/18 = 4.34 acres/unit (exceeds the 3.3 acres/unit required by Residential Estate)