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Highpointe Crossing - 2298 Inwood Ave N – Lake Elmo – Preliminary Plat Narrative <br />February 26, 2026 <br />Page 10 <br /> <br />10 <br /> <br />L - Development Plan Details – Environmental/Landscaping <br /> <br />1. Wetlands <br />The site contains Type 2 wetlands, which require a 50-foot buffer or a 25-foot buffer with <br />approved buffer averaging. Buffer averaging has been applied where appropriate and is shown <br />on the plans. A deminimis impact application was previously approved for the very small 0.02 <br />acre impact to wetland #2. The Notice of Decision approval that deminimis impact is included <br />with our submittal. <br /> <br />2. Tree Preservation/Replacement <br />There are overall very few trees on the property. In total there are 78 surveyable trees totaling <br />1,273 inches. In total we are removing 17. 9% of the total inches, under the threshold of 30%. <br />Therefore, there is no required tree replacement. <br /> <br />3. Street Trees <br />We are planning to plant all required street trees in the front yards outside of the City ROW and <br />front yard D & U. Since there is a 100’ front yard setback this helps to create a nice streetscape <br />within these very large yards of the Residential estate zoning district. The landscaping plan <br />shows streets trees required based on 1 tree per every 50’. We have exempted the power line <br />ROW from that calculation. This is still a large number of trees for a rural streetscape where you <br />may have 4-6 or more trees per home versus a typical urban development with 1 street tree per <br />home. <br /> <br />4. Monumentation – With our final plan set we intend to propose some monumentation as you <br />enter the property. For that we would likely need to add a small outlot area or easement area <br />at the entrance at Inwood or we may need to ask for flexibility to place in D & U or right of way. <br /> <br />M- Changes to Concept Plan - Summary <br />Included in our submittal is an updated letter addressing the engineering comments in detail from the <br />Concept Plan review. We updated the comments provided in response to the concept plan based on <br />the Preliminary Plat. Below is a summary of some of the changes. <br />1. Storm Water <br />a. Removed the ponding in the NE corner and added pond north of entrance off Inwood. <br />b. Removed the filtration areas along the north property line. <br />c. Provided additional information regarding the flow paths and emergency overflows and <br />locations relative to adjacent septic systems. <br />d. Added setback to ponding areas (BMP’s) of 35’ from the potential septic areas. <br />e. Offsite drainage follows existing and historic drainage patterns. In some instances, the <br />exact location was modified to minimize any impacts to neighbors. In all cases as <br />required the rate of flow is the same or less than current rates.