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Highpointe Crossing - 2298 Inwood Ave N – Lake Elmo – Preliminary Plat Narrative <br />February 26, 2026 <br />Page 9 <br /> <br />9 <br /> <br />Prior to submitting our Preliminary Plat we sent the preliminary plat grading <br />plan to the County for a preliminary review and, while there are areas that will <br />need attention in the future with final grading and siting of the homes, none of <br />the homesites gave the County any concern that septic sites shown could not be <br />used for a final septic design if needed. <br /> <br />d. Construction Schedule <br />o Site Grading – June/July 2026 <br />o Utility Installation – August/September 2026 <br />o Street Construction – October 2026 <br />o Minor Utility Installation – November 2026 <br /> <br />K - Flexibilities requested and highlighted in our sketch plan review <br /> <br />1. Setback for existing home and accessory structure. We are leaving the option open to sell the <br />existing homestead as is. Much like with the previously approved preliminary plat we will need <br />a 20’ front yard setback variance to accommodate the existing homestead. In large part this is <br />needed because of dedicating additional ROW for Inwood and because the RE zoning has a <br />significantly increased front yard setback from historic standards. <br /> <br />2. Wetlands (Lot Area) – Including wetlands within the lotted area of lots has been the past <br />practice in all Residential Estate developments to date. Council indicated agreement as well. <br />The lot area, not encumber by wetlands and drainage and utility easements has been provided. <br />This data shows that all the lots in the Preliminary Plat include 1.25 ac of area above the <br />floodplain and free of any drainage and utility easements. <br /> <br />3. Tree planting requirements – The City has a requirement to plant 5 trees per disturbed acre. <br />This standard is less onerous in typical urban development where you have 2-4 units per acre. <br />In that case you would have maximum of 2.5 trees per home. This seems like a fairer standard. <br />We are requesting flexibility to require 3 trees per lot. This would exceed the practical <br />application of the code and is what we have shown on our landscaping plan. Since the lots are <br />so big we would rather the builder and homeowner decide where to plant these trees and we <br />will put that obligation on then as a part of their lot purchase. <br /> <br />Another provision in the tree code is to not allow trees to be within a drainage and utility <br />easement. We would like a small exception to this for the trees adjacent to the ponds as you <br />enter the project so we can keep a nice and consistent treed boulevard as you enter the project. <br /> <br />4. Material Exceptions <br />a. PVC vs Ductile Iron for Watermain. <br />b. HDPE or PP for RCP Strom Pipe in all green areas.