10.1 SR 08-19-2024The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community
engagement that encourages and inspires prosperity
Request for Action
To
City Council
Item Number
10.1
Meeting Date
August 19, 2024
Prepared By
Zack Carlton, Community Development Director
Item Description
Concept Review: The Specht Family Farm Housing
Development - Capstone Homes
Reviewed by
Zack Carlton
Cal Portner
Tina Allard
Action Requested
Provide the applicant with informal, non-binding, feedback regarding their proposed residential subdivision.
Background/Discussion
The applicant, Capstone Homes, is working with the owners of the Specht Farm regarding a potential
residential subdivision. The site is unique in its location and has supported agricultural operations for many
years. The project is bordered by Highway 10 to the east, the Oliver Kelley Farm to the south, the Mississippi
River to the west, and existing residential and commercial uses to the north. The Comprehensive Plan guides
the property for Mixed Residential and Highway Business Uses. The site is also adjacent to MnDOT's planned
interchange at Twin Lakes Road and Highway 10.
Development Comments
First, access to the site will be from Highway I 0, likely through interim access at 165th Ave at the location of
the existing driveway. Long-term access will utilize a planned interchange on the north end of the site and a
frontage road along the highway. How and when these access locations are utilized and improved is an
ongoing conversation with MnDOT. City staff and the applicant have met with MnDOT traffic and planning
staff to discuss access, but this will continue to be a topic of discussion as improvements will be required to
support the volume of traffic expected from a residential development of this size.
Second, the entire southern boundary of the site abuts the Oliver Kelley Farm. The property is owned by the
MN Historical Society (MNHS) and is on the National Register of Historic Places. MNHS staff have expected
development of the site, and their primary concern is how the two properties interact along the property
line. City staff introduced the project to the MNHS to begin these conversations and outline the development
review process and comment opportunities moving forward. A comment letter is attached.
Third, the Comprehensive Plan guides much of this site for Mixed Residential. This includes guidance for
multiple housing types - including single-family detached homes, townhomes, and duplexes. Requiring a range
of housing types was intended to address affordability concerns by providing options for future residents. The
current concept shows predominantly single-family homes connected to city utilities. The concept plan also
includes a small area of commercial near the proposed interchange. This area is included in the
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Comprehensive Plan and is intended to provide commercial opportunities near the planned interchange.
Finally, with the location along the Mississippi River, there is a significant opportunity to connect the
community to the river. The concept plan includes a large park below the bluff in the lower elevations and a
trail system through the subdivision. The Park and Recreation Commission reviewed the project on August
14, 2024, and would like to have further conversations regarding the park and trail amenities for this
development. These conversations will continue if the project moves forward in the review process.
Staff requests the city council discuss the items outlined above and expand their discussion based on
developer feedback. The goal of the concept review process is to provide the applicant with informal feedback
to guide further development of their project.
Financial Impact
None
Mission/Policy/Goal
Meet changing needs - agile
Opportunity to live, work, and play
Responsibly grow
Attachments
1. Applicant's Narrative
2. Location Map
3. Project Boundary Exhibit
4. Specht Family Farm Concept Plan
5. MNHS Letter
6. Presentation
7. Concept Review Presentation
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CR 24-05
Capstone Homes is presenting for consideration a plan, to develop 250 acres of Mississippi Riverfront, into
an exciting new mixed residential community. The Specht Family Farm is located at 16330 US Highway 10,
running adjacent to the Mississippi River. The Mississippi River creates extraordinary opportunities as we
consider the neighborhood’s design.
The City of Elk River adopted an amended Comprehensive Plan update in 2023. In the plan, the Specht
Family Farm is guided for a Mixed Residential Neighborhood. As guided by the Comprehensive Plan, this
type of neighborhood would primarily consist of a variety of residential homes. Capstone has a diverse house
plan mix that will meet this requirement and fill the moderately sized lots. Capstone has begun the process of
designing and engineering this site to meet the desired comprehensive plans goals while providing careful
consideration of the Mississippi River corridor. During the initial portion of design review, Capstone and our
team will be seeking feedback from the city regarding the nature and direction of design for the
neighborhood.
Details associated with this Neighborhood development plan will be shared for review by City Staff, Planning
Commissioners, and City Council members as we begin the design process. We look forward to meeting with,
and seeking feedback at the upcoming Workshop where we will present our initial base plan and a vision for
meeting the growing residential needs of Elk River.
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SITE DATAMISSISSIPPI RIVER165TH AVE. NW
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Elk River, Minnesotaf:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\survey\layouts\9556_layout 1.dwgSave Date:04/25/24ENGINEERINGSURVEYINGENVIRONMENTAL
CAPSTONE HOMES
14015 Sunfish Lake Blvd.
Suite 400
Ramsey, MN 55303
Dated:04/25/2024
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CONCEPTUAL LAND USE PLAN
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Riverfront Open Space / Park (± 24.9 ac.)
Property Boundary (± 247.65 ac.)
Proposed Trail
River Bluff with 30’ Setback
Floodplain Limits
Backwater Channel
Gas Line Easement (75’)
LEGEND MISSISSIPPI RIVERSpecht Family Farm Preliminary Concept | Elk River, MN | 08/01/24
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July 22, 2024
Zack Carlton
Community Development Director
City of Elk River
13065 Orono Parkway NW
Elk River, MN 55330
Dear Zack,
Thank you for reaching out to the Minnesota Historical Society (MNHS) regarding the development plan
for the Specht property adjacent to the Oliver H Kelley Farm in Elk River. We appreciate the opportunity
to review preliminary concepts and provide feedback to ensure that the proposed development protects
the Oliver H Kelley Farm, a historic site that holds statewide and na onal significance, while benefi ng
the future of the Elk River community.
The Oliver H Kelley Farm is a significant part of the historical landscape of Minnesota and the
surrounding community. Operated by the Minnesota Historical Society, this site has held stories,
memories, and meanings for many different groups of people across its history. The site is part of the
statutorily-defined Historic Sites Network, outlined in Minnesota Statutes, Sec on 138.662, Subdivision
27. Its designa on as a Na onal Historic Landmark, the highest designa on by the US Department of
the Interior, in 1964, has enabled us to preserve and present these stories to audiences who seek deep
and authen c engagement with the past. As a result of this mission-driven work, we are proud to share
that the farm today holds wide appeal for school children, agricultural organiza ons, history enthusiasts,
and family audiences alike.
Part of this appeal arises from our ability to recreate and reanimate, at scale, the 1860s home farmstead
of Oliver Hudson Kelley and his family. Our visitors come to the site with the expecta on that they can
step back in me and experience a mid-nineteenth century farm at its peak. A housing development
within view will no doubt impact this experience, which is why we are eager to work together to explore
ways to mi gate this impact.
One of the major concerns our site has in regards to a housing development on the adjacent property is
viewshed or what the visual impact would be on the visitor experience at the site. Our visitors come to
the site with an expecta on that they can step back in me to see a farm opera ng in the 1860’s. Having
a housing development within view could have a significant impact. We do believe that there are ways to
mi gate this impact through design of the site and we look forward to conversa ons about how this may
be accomplished.
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MNHS Le er to City of Elk River
Page 2
We are excited to learn that this development will include green space, parks, and trails. The Oliver H
Kelley Farm is interested in connec ng with a trail system for the benefit of the community and our
visitors. We have some exis ng trails already on site and are interested in discussing how the site can be
a part of further trail connec ons between the historic site and the region.
Again, thank you for the opportunity to comment and share our concerns regarding this proposed
housing development. We look forward to working together as this proposal moves forward.
Sincerely,
David Kelliher Alyssa Olson
Vice President, Public Policy Site Manager, Oliver H Kelley Farm Historic Site
Minnesota Historical Society Minnesota Historical Society
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Specht Family Farm
Elk River, MN
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Open Space Park
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Trails, Oliver Kelly Farm
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River and Bluff Single Family Homes
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Classic Single-Family Homes
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Liberty Single-Family Homes
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Future Twin Lakes Parkway Highway 10 Interchange
165th Ave NW Temp Access and Berm Area
Interchange, Berm and Access
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Concept ReviewSpecht Farm Residential Project
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Background
§Proposed single-family residential development
§Comprehensive Plan guides for Mixed Residential and
Highway Business with city services.
§Utilities are available in the area but require extension.
§Parks Commission reviewed on August 14th.
§Targeted areas for parks and trails.
§Abuts MNHS facility - Oliver Kelley Farm
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Project Considerations
§Access to/from highway 10 and planning for the future
interchange with Twin Lakes Road.
§Working with Kelley Farm to preserve the character of
the facility while supporting residential development on
subject site.
§Comprehensive Plan guidance – incorporate a range of
housing types to meet the goals of the comp plan.
§Location along the Mississippi River – park amenities,
and access for the public. Trails and park in addition to
homes.
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Action Requested
§Provide the applicant with informal, non-binding,
feedback regarding the proposed project
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