The URL can be used to link to this page

9.1 SR 10-17-2022it ci Elk* River Request for Action To Item Number Mayor and City Council 9.1 Agenda Section Meeting Date Prepared by Work Session October 17, 2022 Zack Carlton, Community Development Director Item Description Reviewed by Concept Review: CR33/CR1 Residential Chris Leeseber , Senior Planner Reviewed by Subdivision Cal Portner, City Administrator Action Requested Provide the applicant with informal, non -binding, feedback regarding the proposed development project. Background/Discussion Capstone Homes has been working with a handful of property owners in the NW quadrant of the city on a conceptual residential subdivision. This request was also the catalyst for the utility expansion study that has been commissioned by the city in the same area, the findings of which will be reviewed later this evening. The subject site is approximately 215 acres in size and includes approximately 115 acres of developable land once the wetlands and associated setbacks have been accounted for. In addition to the natural amenities within the subject parcels, the project abuts Burr Oak Park, which is anticipated to be a feature of the subdivision. Housing Types Although the project is still in the conceptual phases, the developer anticipates a range of housing types, similar to Miske Meadows, the newer detached townhome (villa) neighborhoods and proposed by Lennar south of Miske Meadows. At this time, the home styles would be detached single-family homes on 40 to 50-foot lots up to the larger 65-foot lots that have been constructed consistently within the city. 41 1 V �. I CR 33 _— RR - Hwy 10 - CR 12 �1 The current concept includes 446 homes and densities would range Figure between nearly 4 du/acre near Ranch Road (CR 33) to 2.5 du/acre in the north half near the existing wetlands. The average density would be approximately 3 du/buildable acre. Compare this to Miske Meadows which developed 385 homes on approximately 128 buildable acres for a net density of 3 du/acre. Comprehensive Plan The previous Comprehensive Plan guided the site for rural residential uses with an average density of 1 unit per 2.5 acres. This guidance was updated in the new Comprehensive Plan, adopted last October due to the sanitary The Elk River Vision P I I E I E U I i A welcoming community with revolutionary and spirited resourcefulness, exceptional [NATURE] service, and community engagement that encourages and inspires prosperity. Updated. August 2020 service extension to Windsor Park Third Addition now adjacent this property, to support traditional single-family neighborhoods. This includes detached as well as attached products and is intended to support higher densities. Additionally, the north 120 acres of the development area are outside of the Urban Service Area described in the Comprehensive Plan and is guided for rural residential uses. Based on the current guidance for other mixed residential neighborhoods, recently discussed concepts, and a large portion of the project outside the boundaries of the approved urban service area, an update to the Comp Plan, likely to mixed residential, will be required to support the desired density and housing types Trunk Utility Extension As noted earlier, this project was the catalyst for the NW trunk utility expansion study. The project area does not have access to the necessary trunk sewer or water services to support the project as proposed. Prior to development, the city would need to extend these services through the Ranch Road (CR 33) corridor south of the site. The developer would then install all laterals and additional infrastructure necessary to service their project. The public works director will review the findings of the trunk utility study along with more specifics regarding potential costs and funding mechanisms later this evening. This project cannot proceed in its current form without the trunk utility extensions. Additional Considerations Access to the subdivision will come from Ranch Road (CR 33), which is a county road. The developer will need to work closely with Sherburne County to understand their access and turn lane requirements. Sherburne County and the city will also need to look closely at the potential impacts city and county roads that will provide access to this subdivision, most notably Ranch Road (CR 33) all the way to Highway 169, Elk Lake Road (CR 1), and Proctor Road. As there are several existing wetlands on the project, a thorough review of the possible impacts to those and other natural features will be important. Mission/Policy/Goal Support the growth and development of the community. Attachments ■ Location Map ■ Applicant's Narrative ■ Concept Plans a 4 �`' ••ti Y - � 9' , a .L`� � r � -{ � �' ` �� t� ►SY . yam, � 7534 4D70107-3100 ,k. . 75-10531�0 �. z•, e 75-694 w1 J� 1�1 � �.. v 4 ♦. r i, Y --L"•t 75-1O8d303 y 7, 5 6b B-t703 i' `` 1171 r1i} ,� 75 �117 �121 t G-Tstorie Homes Bl(-)(-)md,ihl Farm Case No- CR 22-05 .k, �_� i1C. e p t evi N 7, River- S Bloomdahl Farm Concept — Project Narrative Capstone Homes is presenting for consideration, a plan to develop 215 acres of land into a mixed residential community consisting of detached single-family homes. The Bloomdahl Farm is located just West of County Road 1 (Elk Lake Rd NW), along the North side of Ranch Road NW. This property fully surrounds a 25+ acre city park and has beautiful natural features such as rolling bluffs, wetland complexes, and opportunities for great walkability through a trail network. Capstone is proposing to build single family homes using an estimate of 3 units per buildable acre. The City of Elk River adopted a Comprehensive Plan update in 2021. In the plan, the region of Northwest Elk River that the Capstone project lies in, is guided for a Traditional Single -Family Neighborhood. As guided by the Comp Plan, this type of neighborhood would consist of Single - Family detached homes, townhomes, and duplexes. Capstone has a diverse product mix that will meet this requirement and fill the moderately sized lots defined. Our intention is to proceed with planning and engineering of the development area once the City of Elk River approves a plan to provide water and sewer services to this region of the city. Details associated with this Neighborhood development plan will be shared for review by city staff, planning and council members as we begin the design process. As the city expands its urban services to this region, it will allow Capstone to complete what will likely be a 7-8 phase project, as market conditions allow. We look forward to working with the City of Elk River as we move forward, bringing attainable homes to the marketplace. Thank you Matt Barker Capstone Homes 14015 Sunfish Lake Blvd, Suite 400 Ramsey, MN 55303 Email: a°Iu III p�ll.0-iriiuvu° Phone: 612-219-8041 CAPSTONE HOMES, INC. 14015 SUNFISH LAKE BLVD, SUITE 400 1 RAMSEY, MN 55303 0: 763-427-3090 1 F: 763-712-9060 f I° i i -`1--i � ' IrIr�' i i i 'i I _� Iv ,�-----+---ten � II PROJECT AREA E_a �_ 1 zzsi avE Nw_�-F `-i--------+--- ° -------------- _ 214.98 �- - _-- -- 446 LOTS I----- ----�, 3.12RANCH U/A } --- -- ------------ CORRIDOR rt------_------- A -------------------- al j,,! � yY I -_��.}- I- II ,Ff �'; \` ,.._.�� •'� _ _ _1 --L-_ j/ L------------------- p -'�If ------- I ill /fIL f 7�-_ I i�\l _I:I' J•---1F �. ��J I ' Z I �alt-.Ire- -� --- ---'i / Y"PARKRj1_ r _Jr1 L--I---Ts-- 1 - L 2i,T1, avE NtY '}v"l-'°�om., ° T T �` I �, ¢' J " ? f ' I `C ! I i! �- I I I k \ l ---- -- ,'ii—r,--- 1��i--------{ r---- f - -r r• a r=�a. I I '�__---`- I --4 1 I 1/ r'1 ! 1j1 I I 1 II - s--------- -`---�'t'_fi._ I f. t\\ I _i �" I I i I --TTT-r'- - --- - - , . f Y _ 4 i f i-1h Cal i I F i f :, i ! ' _ t -- I'- r--\I- 1 r `a i Ik '1 ILAREA ' i - L =`If /— _� �, �'n`: ``1,.,-----�i`- ` _.- -. - _- }-- "" 1 t I r ,j I! I 1 1 , I f f I �. _ _ __ �' o I r r �--- ° - I i I T „ I `v r/ r /. ?. LEGEND =� 1 �'� ' r' /! `vl 1� � CITY LIMITS � I I ; , t-�-. \t i '«�Y '``I� �'' I ' ' r \..I'----"-----------� ! ��...—, t 1 I 11 I 41 �..�..� PROPERTY BOUNDARY i Ir! j II s L.J.FII- --E__ — — — — PARCEL / PLS LINES f r.T}- ! 1 j J r t �- I �_ ' I F"{I-+-1- I I -II _` i7 " URBAN SERVICE jLL..._1-rL'J '/ EXPANSION AREA .L�. ----- `` J ! � /?j`�� i I ♦ t\ / / �t GRAVEL MINING AREA ,r" , _- :�o".auxram®eoe.c CAPSTONE HOMES, LLC. _ RANCH ROAD 2 CARLSIOH •"�"=E"I"� . " o "wec+wanr m•� w m �.= 14015 Sunfish Lake Blvd. NW, Suite 40D CONCEPT LAYOUT i of m:orn,�'smetla nmawv "°""Up1 Elk River, Minnesota �, Me(`p� R a"aT° �'nQ. o".: sn,u ua� o ":� Ramsey, MN 55303 Z o..d:� u+xinw"uwv., ucou mvm=rmamn, �w.+w.�.wsewvau=s.• #1003- WETLAND /1 F REAAC LOTS • • WETLAND 3.93 U/A CITY �C�x�v PARK I WE AND + + , � I - TOTAL SITE AR£A (AS SHOWN) ... 214.98 AC WETLAND AREAS (ES77MAlID) . ... 60.94 AC EXIS7ING EASEMENT AREA .... . 10.88 AC NET AREA (APPROX) ........ 143.16 AC -----— ---- _ 1 \� E ACS/A WETLAND WETLAND rl®®0 -- -` - - ------- WETLAND 'Jtt 11_ [ WETLAND AREA (ESTIMATED) .. PROPERTY BOUNDARY r I I IY.•.- ® CITY PARK PARCEL / PLS LINES /i /i 1 )1f _-,1 / — — — EXISTING EASEMENT OPEN SPACE CARLSON uoo�aA•Ae wo•••• "��"� + .. kP CAPSTONE HOMES, LLC. 'qp euwc • �, ry s+'�..... �, mu,. �,�- �,a,..,: c. 14015 Sunfish Lake Blvd. NW, Suite 400 �11 ME-CAIN °Xy1pIX+"•,•• °"'I �� i..awsmmmary �u �,�•:�ty=�®••,:_o�:� Ramsey, MN 55303 WETLAND m \ Y. RANCH ROAD Elk River, Minnesota I r t t / 1 A \ i t CONCEPT LAYOUT 1 Concept Review Capstone Homes Bloomdahl Farms f!—j1 I PROJECT AREA 214.98 AC II 446 LOTS ---� 3.12 U/A I I gll I i , bll R I I � I I I I 1 I �PARK e�I gl 11 I! rl�i I 11 - 1-1 I\.\IIi1N_ti- I ---------I f1�11�1 �11�-11MNDSQR4 --7 r 1 ::I PARKS --TL 211ni,nvE -NW vYA L I I _ 221ST avE NW_ I rr I I I ! RANCH ; - �r i 1 -------- ROAD CORRIDOR I !r r I 1 I rr 1 jl r` a�� L-- 1La i --- I I 1 I >/ f---_,.-//-� —_ Y i I r, I !\ d! I I I I 1 rf—_---= •¢ I I T 7. I I I E I--I-------- A I —_I �-i - I ] I I 1 t�1 r� L'-.f , _rl_-_____ __ ` I I I r� I I I I II L�1 w�= � 4JI1 I I I I I I I I I I I I C I � �• �^' II ,r I1 rlr � S I I I 1 +\ I € I I I Ifs 1 GRAVEL MINING AREA `�--------- — —---------{ --------T ------- 1 -74 ! ' ` I •_--------------�— rl>� a.- r � lr �.' (-"Ipst(--)i-ie H(--)mes Bl(--)(--)md,.ihl Farm "(Drlccpt Review. w +� 7 5 '1 O 10 40 l 7 5 35 75. -7-108-43 O. ti ' 75 -108 3 75-66B_O03 [] 75-117-2100 Case No: CR 22-05". a - E1 \ Riv r� Background ■ Capstone Homes seeks feedback on a conceptual residential development ■ NW area of the community —across from Windsor Park Third ■ 215-acre project area ■ 115 acres being developable ■ Abuts Burr Oak Park on three sides Comprehensive Plan ■ Property guided for Traditional Single -Family (south '/a) and Rural Residential (north '/a) ■ North 120 acres are outside current urban service area. ■ Project was catalyst for NW area utility study. ■ Project would require amendments to the Comprehensive Plan for both land use and utility service area. ■ Mixed Residential ■ Does Council support an increase in density in this area? [32] lid Y t � IA ,s f t LI L�RP��F�i LAND USE CATEGORY Rural Residential ■ Business Park Traditional Single -Family Residential Industrial t6� -��` Mixed Residential Parks & Open Space ® Multrfanuly ■ PublicJSemi-Public ■ Mixed Use Agriculture Neighborhood Corrvnercul Uvllves & Railroads J ` Highway Business Future Urban Service Area f01M1!1►_ + 9 HousingTypes ■ Concept proposes approximately ■ Traditional single-family ■ Small -lot single-family ■ Villa (detached townhome) 450 single-family homes 65-foot lot 50-foot lot 40-foot lot ■ Higher density areas near 4 du/acre ■ Lower density areas near 2.5 du/acre ■ Overall density of 3.12 du/acre ■ Miske Meadows was near 3 du/acre i #� I I f WETLAND I EP I A AREA t 4 AC LOTS 3 U /A I fI [2.66 AREA.6 AC LOTS UfA i32 LOTS �'��}' +• WETLAND 3.93 U/A CITY PARK ! I WETLAND I0 • II r�! '` •. WE AND �i WETLAND �aa I i r _ 14.98 AC SE AREA 50.94 AC 23.6 AC 0.B8 AC �q —i —_ ■ �-��: 0A6 AC 88 LOTS `N—�` '` —`— ��------_ �� '� r 3.76 U/A DENSITY 176 `7//?,)" ys} --�r , Ir ,� '� "a•y �c♦ Dj ..r. r r rrr PROPERTY BOUNDARY / 1 s ' y I ' , V l I -------- PARCEL / PLS LINES rJ i y y 5---I y �—I • JT� EXISTING EASEMENT ! I 'rY' Trunk Utility Extensions ■ Trunk utilities are not available in the R/W near this project. ■ City completed an analysis of the feasibility for extension ■ Will be discussed with newt agenda item ■ Trunk utilities are required in order for this project to proceed. Transportation ■ access is from CR 33 (Ranch Road) ■ Primary access ■ CR 33 east towards Hwy 169 ■ CR 1 south towards Proctor and Hwy 10 ■ Sherburne County provided general comments on access ■ A development of this size will have impacts on local road network and those impacts will need to be studied in more detail. f!—j1 I PROJECT AREA 214.98 AC II 446 LOTS ---� 3.12 U/A I I gll I i , bll R I I � I I I I 1 I �PARK e�I gl 11 I! rl�i I 11 - 1-1 I\.\IIi1N_ti- I ---------I f1�11�1 �11�-11MNDSQR4 --7 r 1 ::I PARKS --TL 211ni,nvE -NW vYA L I I _ 221ST avE NW_ I rr I I I ! RANCH ; - �r i 1 -------- ROAD CORRIDOR I !r r I 1 I rr 1 jl r` a�� L-- 1La i --- I I 1 I >/ f---_,.-//-� —_ Y i I r, I !\ d! I I I I 1 rf—_---= •¢ I I T 7. I I I E I--I-------- A I —_I �-i - I ] I I 1 t�1 r� L'-.f , _rl_-_____ __ ` I I I r� I I I I II L�1 w�= � 4JI1 I I I I I I I I I I I I C I � �• �^' II ,r I1 rlr � S I I I 1 +\ I € I I I Ifs 1 GRAVEL MINING AREA `�--------- — —---------{ --------T ------- 1 -74 ! ' ` I •_--------------�— rl>� a.- r � lr �.' Wetlands ■ Applicant is working through the wetland delineation process. Action Requested ■ Provide the applicant with informal/non-binding feedback regarding the potential residential development. CAPSTO N E HOMES Elk River, Minnesota Capstone Homes • Residential Builder and Land Development since 1998 • Local Company Located in Ramsey Developing and Managing communities in 13 Cities with multiple neighborhoods in several Cities. Full in-house team managing Land Development, Purchasing, Home Design, Production, Marketing, Sales and Customer Care. Land Use Plan LAND USE CATEGORY Rural Residential Traditional Single -Family Residential Mixed Residential ■ Multifamily ■ Mixed Use Neighborhood Commercial ■ Highway Business ■ Business Park ■ Industrial ■ Parks & Open Space ■ Public/Semi-Public Agriculture Utilities & Railroads Future Urban Service Area yr i 1 � G O I � I r--------- ------ i 7 q 1 1 32 1 TO [AL �ft AREA (As sHbm) . . - 2'..m .4 WRAND AFSAS (MWAMD) ... 6094 AC AREA _ _ EP.5rlW E15EMDIT A _ : IG.IM AC NET AREAWn" .) ........ 1 4MI6 AC j—M�ft-FLAND MEA (E—) — . - — PRDIIERT oo"R -------- PARCEL / PLS LWS PARK E-41W EAMMT CITY PARK TLAND WE AND WETLAND *CN nTLANII SEAREA -------------- ----------- CAPSTONE NOMES, LLC. C"LSON 14015 5umnah We.". 14W, 5.Rt 41A RANCH ROAD CONCEPT LAYOUT I MM GNIMCCAIN 2 CAPSTONE NOMES, LLC. C"LSON 14015 5umnah We.". 14W, 5.Rt 41A RANCH ROAD CONCEPT LAYOUT I MM GNIMCCAIN 2 Bloomdahl Farm Amenities • Burr Oak Park provides great opportunities for trail and community connection • Beautiful Bluff lines and wetland meadows throughout the Farmland • Topography provides opportunity for variety of housing options to meet many of the market's housing needs while following conservation design initiatives • Recreational and Green Space areas in smaller Townhome Areas will provide great play and community gathering spaces PROJECT AREA nw 214.98 AC ---- 446 LOTS ai 3.12 1A I i---- RANCHROAD ----+ , I CORRIDOR I---i , I k— � _ _____ _____ r ^� � II- ____.. V•� r-.� l � __ d\Tt Ins r; f �f1`! w I 11 'I t. n III 6,j N r% I ti� Ili ----- --------- J PARK v -I 2111Pv, .U'H L i J_ ALP, , LL I q IL I � i 1• C I LR - -- I —L IF J Ll, rbr. i'=++—r� r+-------- T------i - "! rt�ilJ7 - P J1al . ri_+---------------- E7 Or CAPSTONE — H O ME S —�_ ro lfnKE .. - --- - .. 1TASCA FARM mwms u'S tliifA I I I I e34ffef — a _ _ I a I I A FUTURE � _ - �, 7LKdi RCCESS 1 t r .S ll1 LINKS AT NORTKFORK GOLF COURSE Riverstone M CAIN pE.oii