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 8 8 73% the total trip generation will be reduced by that amount as well. Under the 65 lot plan the trips per day total was 669 per day 27% of that total is 180 trips per day. d. Connection to Imperial – It is our understanding the City is rebuilding Imperial Ave this summer. We would respectfully request the temporary cul-de-sac adjacent to our development not be reconstructed as a cul-de-sac but as a typical street section and that we coordinate this connection to our development. Why build a new cul-de-sac only to tear it out a couple months later. 5. Septic We have completed the required initial testing for both primary and secondary areas. The County has issued their preliminary approval. This letter is included with our submittal. As a part of their approval process, the County asks for a 10,000 sf area of suitable soils. According to the County this more than exceeds the area needed for primary and secondary septic drain field areas, they no longer require showing two separate areas as referenced in the City’s ordinances. a. Setbacks to treatment areas follow county and state setbacks and rules i. 10’ to property lines ii. 10’ to watermains iii. 10’ to occupied buildings iv. 75’ to wetland or unclassified body of water (this does not include storm water ponds). There was an initial comment from staff about a required setback to storm water ponds. None are required by the state or county. A response regarding it was sent to the City staff with our concept review. b. City Setback and Other Rules i. The City has a 35’ setback to infiltration basins and so does guidance from the Mn Storm Water Manual. During our sketch plan review the City asked if we would follow the 35‘ setback for all storm water best management practices (BMP) and we agreed to voluntarily modify our plans to provide 35’. Those changes have been incorporated into the Preliminary Plat . c. Future Final Septic Design Approval i. The methodology used for the initial County approval is meant to show that at the time of platting a lot there is enough area on the lot to accommodate primary and secondary septic sites. A final detailed septic design is required as a part of building a new home. That design process often ends up with septic systems being located in areas outside of the original 10,000 sf test area.