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Commission endorses High Point Crossing preliminary plat, rezoning and variances for 18‑lot subdivision
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Summary
The Planning Commission voted unanimously (7–0) to recommend approval of the High Point Crossing preliminary plat and rezoning to Residential Estate for an 18‑lot development, approving variances including a reduced front‑yard setback and sidewalk flexibility while denying a landscaping variance; staff listed 14 recommended conditions.
The Lake Elmo Planning Commission on April 13 recommended city council approval of the High Point Crossing preliminary plat and rezoning from rural residential to residential estate, forwarding findings and conditions by a 7–0 vote.
Staff described the proposal as a revised plan for roughly 80 acres on Inwood Avenue adjacent to a park reserve, now configured as an 18‑lot single‑family detached development served by city water and individual septic systems. The plan preserves multiple wetlands (five preserved, one with a de minimis removal of under 800 square feet), provides three stormwater ponds and five treatment basins, and requires a Washington County turn lane on Inwood. Staff noted the project largely meets residential estate bulk standards but identified three variance requests: a front‑yard setback adjustment for the existing farmstead, a request to reduce landscaping requirements (staff recommended denial citing a deficit of about 45 required trees), and a request to waive the sidewalk requirement.
Developer Paul Robinson of Rachel Development said the team coordinated with Valley Branch Watershed District on stormwater design, reconfigured pond access, and proposed a rural road with ribbon curb. The developer described planting 119 street trees plus three trees per lot (173 total), argued the 50‑foot front yard setback better fits the topography and reduces impervious surface and driveway length, and proposed an HOA 'light' for architectural control.
Residents who spoke supported the revised plan. Anne Cohen (speaker 18) praised the preservation of open space and wildlife; Ken Moss (speaker 11) commended the developer’s responsiveness during review.
Commissioners debated the landscaping variance and the proposed 50‑foot front‑yard setback. Some commissioners expressed confidence that homeowners will landscape extensively on large rural lots and that the developer’s tree and street‑tree plan provides equivalent or greater tree planting than strict acreage metrics would suggest. Commissioners also cited compatibility with neighboring Residential Estate developments (Lake Elmo Heights and Torrey Pines), reduced impervious area with shorter driveways, and better siting of homes relative to topography as reasons to support the setback flexibility.
The commission voted to recommend approval of the rezoning, preliminary plat and requested variances, excluding the landscaping variance from the staff recommendation (staff had recommended denial of the landscaping variance); commissioners amended the motion on the floor to include the 50‑foot front‑yard setback and indicated staff will prepare findings of fact for council review. The item will be transmitted to City Council with staff conditions for final action.
