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Lake Elmo planners recommend conditional approval for 58-home open-space PUD, require concrete sidewalks and per-lot impervious variances
Summary
The Lake Elmo Planning Commission voted March 9 to recommend conditional approval of a preliminary plat and open-space PUD for a 110-acre Twin Cities Land Development proposal for 58 single-family homes, adding requirements that sidewalk material remain concrete, that any lots needing more than 30% impervious surface be identified individually, and that key wetland areas be protected. The case goes to City Council April 7.
The Lake Elmo Planning Commission on March 9 recommended that City Council conditionally approve a preliminary plat and open-space planned unit development (OPUD) proposed by Twin Cities Land Development for roughly 110 acres with 58 single-family detached homes.
Sophia, a planning staff member who presented the application, told commissioners the proposal meets OPUD minimums and most performance standards but includes three requested flexibilities: per-lot impervious surface up to 40% (typical limit 30%), a garage-frontage allowance up to 60% (code limit 40%), and use of an 8-foot batuminous trail in place of the typical 6-foot concrete sidewalk. "The applicant for tonight's applications is Twin Cities Land Development," Sophia said, and staff recommended approval with conditions and 14 project-specific requirements tied to review memos, permits and agreements.
Neighbors and technical reviewers flagged several concerns during the public hearing. Nathan Campbell, president of the Tamarack Farms Estates HOA, said the neighborhood's "main concern from our neighborhood is certainly safety on 50th" because of a blind crest on 50th Street where the new entrance would be placed. Resident Neil Krueger urged protection of a tamarack swamp and the site's scenic oak ridgeline, saying, "One of my big concerns is the scenic beauty of it." Mitch Johnson, the project's civil engineer, described grading and topsoil work and said, "Typically what we put down is 6 in." He also said stormwater-reuse and a city-backup water supply are part of the proposal.
During deliberations commissioners focused on wetlands, grading, traffic safety at the 50th Street hill, the community septic system, and sidewalk/trail standards. An initial motion to recommend approval on the record failed. Commissioners then passed an amended recommendation that requires the project to meet the city sidewalk standard (concrete sidewalk along the road rather than the proposed asphalt/batuminous trail), to identify individual house parcels that would need an impervious-surface variance above 30%, and to ensure protections for the tamarack swamp and wetland buffers. The commission recorded that the amended recommendation passed and that the application will go to City Council on April 7, 2026.
The staff report notes agency review comments remain outstanding: the landscape-architect memo flagged tree-count discrepancies and needed revisions, the city engineer requested plan modifications, and the watershed indicated a permit would be required. Staff also recommended conditions related to stormwater reuse agreements, community septic approvals and wetland buffer signage.
Developer representative for Twin Cities Land Development said the team is open to identifying specific lots that would require impervious exceptions and to relocating or removing the proposed eastern trail connection if neighbor preference warrants it. "If they don't want a connection, I don't need a connection," the developer said when discussing the eastern trail link to Tamarack Farms Estates.
The commission's recommendation does not itself grant final approval; it forwards a conditional recommendation and findings to City Council for final action. If council follows the commission's recommendation the conditions will be part of any approval; outstanding technical memos and permits must be satisfied before a final plat would be signed.
