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Lake Elmo delays High Point Crossing decision amid sewer-capacity questions, approves Limerick Village EAW negative declaration
Summary
Staff and the developer updated the council on High Point Crossing, which faces sewer-capacity constraints; some council members favored an 11-lot rural alternative. Separately, the council adopted a negative declaration for the Limerick Village Environmental Assessment Worksheet, clearing the way for the developer’s next steps.
The council received two planning updates Oct. 21: an informational presentation and debate on the High Point Crossing comprehensive plan amendment and a separate environmental-review decision for the Limerick Village development.
High Point Crossing: The developer and staff recapped the 78-acre project, initially approved last year as a 65-unit open-space planned unit development. Additional due diligence showed soils unsuitable for a community septic system, so the developer presented two fallback concepts (30 rural lots or an 11-lot rural plan) and requested consideration of a MUSA amendment to extend sanitary sewer.
Staff said a sewer capacity analysis is still in progress because of uncertainty about downstream capacity at Met Council interceptor points; staff recommended no action tonight until that analysis is complete. The developer said he would prefer the council forward the comp plan amendment to the Met Council to get an authoritative capacity determination, or, failing that, receive guidance about which rural alternative the council prefers.
Several council members expressed sympathy for the developer’s multi-year effort and said they were open to the 11-lot rural concept, noting that private wells, private septic and private drives could reduce public infrastructure costs but would require careful easement and maintenance arrangements.
Limerick Village EAW: Staff presented the Environmental Assessment Worksheet for a mixed residential development that exceeded thresholds for an EAW but not for a mandatory EIS. The Minnesota Pollution Control Agency and the Metropolitan Council submitted advisory comments; staff and the developer provided responses in a findings-of-fact document. The council voted to adopt a negative declaration on the need for an Environmental Impact Statement (Resolution 2025-073) and approved the findings of fact and record of decision, clearing the EAW step.
Council members directed staff to continue sewer-capacity coordination with the Met Council and to hold further discussions (workshop) to vet the High Point alternatives before any formal comp plan amendment vote.
