7.1. PCSR 10-25-2022Request for Action
To Item Number
Planning Commission 7.1
Agenda Section Meeting Date Prepared by
Work Session Zack Carlton, Community Development Director
October 25, 2022
Item Description Reviewed by
Capstone Homes – Bloomdahl Farms Chris Leeseberg, Senior Planner
Reviewed by
Concept Review for a Single-Family home
development on 215 acres, Case No.
CR 22-05
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 northwest 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 for the same area.
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.
The current concept includes 446 homes and densities would range
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.
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity.
Updated: August 2020
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
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 Comprehensive 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 northwest 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 continues to work with our consultant and Council to evaluate the anticipated costs and
funding mechanisms. 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
6f
ISITE -,
ID
CAPSTONE
H O M E 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: mbarker@capstonehomes-mn.com
Phone: 612-219-8041
CAPSTONE HOMES, INC.
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Ian, ermy PntName: BAan)..,;•roflak,P.E. D2wn: R7R ,. RANCH ROAD
ENGINEERING BLAINfy MN 554t9 or report was prepared by me or under my Ut'
SURVEYING TEL dlnN2supervision and that Iamaduly sgnature: oeNened: Cs 14015 Sunfish Lake Blvd. NW, Suite 400 CONCEPT LAYOUT 1
M�CAI R ENVIRONMENTAL FAX % LpnsadPofassionalFsgfnaerundN Elk River, Minnesota
CARLSONMCCAIHSOM the laws of the State of Mlnnesota Dare: 911M Uc— a: 25063 Date: 911r22
Ramsey, M N 55303 Z
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TOTAL SITE AREA (AS SHOWN) 214.98 AC �f �� -� 4
WETLAND AREAS (ESTIMATED) .... 60.94 AC ti _
EXISTING EASEMENT AREA ...... 10.88 AC
NET AREA (APPROX.) ........ 143.16 AC
LOT DATA
DESC.
AREA (AC)
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AREA
33.4
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NE AREA
52
140
1 2.65
SW AREA
33.6
132
3.93
SE AREA
23.6
88
3.76
TOTAL
143.16
446
312
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LEGEND /r ; ' `_i 1 11 _ I '..�ae
WETLAND AREA (ESTIMATED) .. leaeadill PROPERTY BOUNDARY /■ ; l"'r 1
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the laws of the State M Minnesota Dare: 9rlru U_ x: 25063
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Designed: Cs
Date: 9nn2
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CAPSTONE HOMES, LLC. j RANCH ROAD
14015 Sunfish Lake Blvd. NW, Suite 400
Elk River, Minnesota
Ramsey, MN 55303
CONCEPT LAYOUT 1
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CAPSTONE MinnesotaElk River, HOMES
Elk River Traditional Single attached, townhomes, and duplexes at transitional areas on the edges of these neighborhoods…”family -family detached, should accommodate single-“This land
use, while predominately single Family Neighborhood-
Bloomdahl Farm CITY PARKBURR OAK Acres23.6 Net SE AREAAcres33.6 Net SW AREAAcres52.6 Net NE AREAAcres33.4 Net NW AREA
Bloomdahl Farm Acres52.6 Net NE AREAAcres33.6 Net SW AREACITY PARKBURR OAK play and community gathering spacessmaller Townhome Areas will provide great Recreational and Green Space
areas in •conservation design initiativesthe market’s housing needs while following variety of housing options to meet many of Topography provides opportunity for •meadows throughout
the FarmlandBeautiful Bluff lines and wetland •connectionopportunities for trail and community Burr Oak Park provides great •Amenities
Regional Park areaRiver Regional Burr Oak Located around City of Elk •development opportunitiesMining Area, driving other direct through the Gravel Access to Elk River is •services areaCorridor
of the Urban located in the Ranch Road •
Capstone Homes Master Planned Communities
Thank You Capstone Homes