Lake Elmo Council backs city sewer for major development project
The Lake Elmo City Council agreed to pursue extending city sewer lines to serve the High Point Crossing development after soil testing made the original septic system plan unworkable. The decision, made at the Oct. 24 meeting, will require amending the city's comprehensive plan and approval from the Metropolitan Council.
Developer Rachel Development presented two alternatives for the 80-acre High Point Crossing project after state regulators required additional testing that revealed the originally approved community septic system was not viable for the site. Under Option 1, the city would extend sanitary sewer to the development near Inwood Avenue and 10th Street, allowing the project to maintain roughly the same density as originally planned—about 65 units—while creating a new zoning category called "Open Space Low Density Residential." Option 2 would reduce the project to 30 units with individual septic systems on larger lots, requiring significant plan changes and flexibility on road standards and stormwater requirements.
Council members expressed strong concerns about Option 2, citing long-term risks of septic system failures that could burden the city with costly repairs. "When we go along with the septics on these, we set up a future issue for the city," said Council Member Draguch, who advocated for the permanent sewer solution. The council reached consensus on Option 1, though the mayor noted concerns about creating an "island" of development outside the city's normal service boundary. Staff will return with detailed plans for council approval.
In other business, the council unanimously agreed to develop a Tree Fund and Boulevard Tree Program, starting with $50,000 from school mitigation fees. The program will allow residents to "adopt" boulevard trees planted by contractors, with residents responsible for watering. Council members emphasized the program should focus on public rights-of-way and include optional donations for long-term sustainability, modeling similar programs in Oakdale and Columbia Heights.
The council also voted to discontinue pursuing the Government Finance Officers Association Certificate of Achievement, which costs the city over $5,000 annually without affecting bond ratings or significantly improving financial transparency. One council member dissented, calling it a "nice thing to have." Finally, staff was directed to research garbage collection start times in neighboring cities after a hauling company requested moving collections from 7 a.m. to 6 a.m., citing driver safety and efficiency concerns. The council will decide after reviewing noise impact concerns and policies in Woodbury, Maplewood, Stillwater, and North St. Paul.
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Votes (4)
High Point Crossing Development Alternatives
The developer, Rachel Development, presented two alternatives after soil testing rendered the originally approved community septic system unviable for their 80-acre High Point Crossing project. Alternative 1 involves extending city sanitary sewer and amending the comprehensive plan to create a new 'Open Space Low Density Residential' (OP LDR) land use category, maintaining similar density to the original 65 units. This requires Met Council approval. Alternative 2 proposes a large-lot rural development with individual septic systems, reducing units to 30, and requesting flexibility on road standards, stormwater/wetland easements, and pipe materials. Council discussion highlighted long-term concerns about septic failures with Alternative 2 and the 'island MUSA' aspect of Alternative 1, but ultimately leaned towards the public sewer option due to long-term sustainability.
Tree Fund and Boulevard Tree Program
Staff proposed creating a Tree Fund with an initial $50,000 from school mitigation and establishing a Boulevard Tree Program. The program would allow residents to 'adopt' boulevard trees, which would be planted by contractors, with residents responsible for watering. The Council supported the initiative, emphasizing its ongoing nature, the need for clear eligibility (e.g., public right-of-way, no active warranty), and exploring optional 'pay it forward' donations for long-term sustainability. They clarified that the fund should not be used for trees on private property.
GFOA Certificate of Achievement
Dissent: One unknown Council Member [0:51:50] expressed a desire to keep it as a 'nice thing to have'.
Staff questioned the value of continuing to pursue the GFOA Certificate of Achievement, noting that it costs the city over $5,000 per year, does not impact bond ratings, and does not add significant transparency beyond the standard audit. Council members generally agreed that the certificate did not offer sufficient tangible benefits to justify the ongoing cost and administrative effort.
Request to Change Garbage Collection Start Time
The Council considered a request from Tennis, a garbage hauling company, to change the collection start time from 7 a.m. to 6 a.m. The company cited improved driver safety by avoiding construction traffic and increased efficiency in a growing community. Council members acknowledged potential benefits but also raised concerns about noise impact on residents. They noted varying policies in nearby cities (Woodbury/Maplewood at 6 a.m., Stillwater/North St. Paul at 7 a.m.).
Notable Quotes (9)
Alternative two uh is effectively what I would consider to be more of like a large lot development where the developer would be looking at having individual septic systems as opposed to a community septic system. um that would necessitate revision to reduce the number of lots, make the lots larger and in in in order to accommodate those primary and secondary drain fields for their septic systems.
It became clear as we get were getting closer to the end of that design that they kept asking for more information... at the end of the day, we realized that they were going through a process of figuring out how to re-evaluate these septic systems, and they were going to require additional testing.
To me, when we go along with the septics on these, we set up a future issue for the city and trying to deal with those failures... I'm kind of inclined in the go to the fall. Let's get the sewer and be done with it for the then we're done for the future.
Yeah, it would be kind of an island of the Musa, right? ... Some of it's just optics, right? And maybe I just need to forget about that and just say what what what makes sense.
The current code allows for a fee in L, but it doesn't specify how the fund should be spent. ... The city does not have a rightaway or boulevard tree replacement program. So if trees die, they're out of their warranty period in a neighborhood. Sometimes they get cut down by public works. There isn't a fund or a way for the city to replace them except for going through the HOA.
I think having a tree fund with Boulevard tree program is a really great idea. You know, we we're a tree city. We require all these trees be planted with developments and that, but a boulevard of our trees get something happens, we don't replace them. And there's kind of a disconnect in in my mind and what is our value...
with the the agreement for them to water the tree. Can there also be language in there? And they acknowledge there is no warranty period.
every time I had to touch this thing, I wondered what do we get from this? ... It does not affect our bond rating at all. I spoke with our auditors. There are some extra steps. it does not affect any type of um other than adding to that process, it really doesn't affect that audit or how it's viewed by whoever.
they hit a little little trigger in there that it it's probably a little bit safer for the drivers if they get in there before uh 7:00, not have to go around some construction equipment that may be starting at 7 o'clock and things of that nature.
Ordinances & Resolutions (9)
Original approval for High Point Crossing development in September 2024.
City's guiding document, requiring amendment for MUSA expansion in Alternative 1.
City's zoning rules, requiring amendment to create a new land use category (OP LDR).
Open Space Planned Unit Development standards, referenced for High Point Crossing.
Proposed new future land use category for Alternative 1 development.
Existing land use category in the Comprehensive Plan, guided for High Point Crossing property.
Future comprehensive plan where a broader MUSA boundary conversation is expected.
Section of city code to be amended to add a new section G for the Tree Fund.
Certificate from the Government Finance Officers Association for financial reporting.
Source document
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Other Topics from This Document
Creation of a Tree Fund and Boulevard Tree Program
Continuation of GFOA Certificate of Achievement
Request to Change Garbage Collection Start Time
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