11.1 SR 09-03-2024The 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
11.1
Meeting Date
September 3, 2024
Prepared By
Zack Carlton, Community Development Director
Item Description
Concept Review: Holzem Properties - Kent
Roessler
Reviewed by
Zack Carlton
Cal Portner
Tina Allard
Action Requested
Provide staff and the applicant with informal, non-binding, feedback regarding their proposed residential
project.
Background/Discussion
The applicant requests initial feedback regarding a proposed residential subdivision near Twin Lakes
Elementary School and along the city’s border with Nowthen. The submitted plan proposes a 98-lot single-
family subdivision consistent with the R-1b non-sewered zoning standards – 1-acre lots with 160 feet of
frontage.
The Comprehensive Plan guides the property for Mixed Residential use with city utilities and was included in
the utility expansion study completed in early 2023. The study included cost estimates and contemplated
funding options for the trunk utilities. Direction from the City Council and Elk River Municipal Utilities have
been to work with the developer to install the new infrastructure.
The estimated trunk extension costs for the subject site are $36,351/gross acre or $7,161,147. Based on
density guidance in the Comprehensive Plan, the developer could expect to construct between 450 and 500
homes, for a trunk utility cost of $15,000 per home.
The developer has stated this cost is unaffordable and that his project would not be competitive with other
developers currently working within the community.
City staff reviewed their concerns and would like direction from the City Council regarding the long-term
vision for this area of the city. If the project site were removed from the urban service district and developed
as proposed, the remainder of the northeast urban service area would likely no longer be economical, and the
Comprehensive Plan should be amended to support larger lots with private wells and septic.
Alternatively, if the Council envisions this area as the next phase of urban development and expansion for the
community, the current urban service area and feasibility study could be amended to take a closer look at the
development potential within the current urban service area. The findings and recommendations in the
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feasibility study identified a potentially smaller urban service area in this area of the city. With the Council's
direction, city staff would initiate a review of the current plans and studies, which may lead to a more
economical recommendation for a targeted expansion of city utilities.
Financial Impact
None
Mission/Policy/Goal
Support the growth and development of the community.
Attachments
1. Location Map
2. Applicant's Narrative
3. Concept Plan
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Narrative
Holzem Property Concept Plan
Prepared for:
Kent Roessler
June 19, 2024
SUBMITTED TO
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
PREPARED BY
Landform Professional Services, LLC
105 5th Ave S, Suite 513
Minneapolis, MN 55401
Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC Page 177 of 197
TABLE OF CONTENTS
Introduction .................................................................................................................................................. 1
Concept Plan ................................................................................................................................................. 1
Summary ....................................................................................................................................................... 1
Contact Information ...................................................................................................................................... 2
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Holzem Site, Elk River, MN June 19, 2024
KER24001 1
Introduction
On behalf of Kent Roessler, Landform is pleased to submit this application for concept plan review of the Holzem site
which includes the following PID numbers; 75-00869-0010, 75-00125-4101, 75-00125-4102, 75-00761-0040, 75-
00125-1100. The site includes five parcels that total 197.13 acres. Our concept plan was created to show a rural
residential development on well and septic rather than municipal sewer and water. We are excited about the plan
proposed for this site and look forward to discussing this proposal with the City.
Concept Plan
The site is currently guided Mixed Residential by the future land use plan and zoned R-1a Single Family Residential
on the zoning map. The land is also shown within the future urban service area. We are requesting a land use
change from Mixed Residential to Rural Residential and removal from the future urban service area. The concept
plan has been prepared consistent with the dimensional standards of the R-1b zoning district which is the zoning
change that would be requested with support of the land use and urban service area changes.
We are requesting a change to remove the project site from the future urban service area. The project site was
originally not part of the future urban service area, but the designation was changed as part of the 2040
Comprehensive Plan Update adopted in 2021. LGI Homes came forward with a concept plan in 2022 to develop the
site with municipal services, which prompted the City to hire a consultant to perform a study for the expansion of
sewer and water into the future urban service areas, specifically the northeast area where this project is located. The
study showed the significant infrastructure necessary to serve the northeast area with sewer and water. A new force
main from the wastewater treatment site over 3 miles away is necessary to serve the northeast area and this project
site. This would require participation from several smaller adjacent properties to the south. The cost and additional
properties that need to participate make it not feasible for this site to develop with sewer and water. Following the
results of the study, LGI Homes decided not to pursue the development given the costs associated.
The City has the option to bond for the infrastructure project and assess the costs through the Section 429 process.
This would result in higher taxes for Elk River residents and large assessments for the benefitting properties in the
northeast district. This would involve a lengthy process and would likely receive pushback from many of the property
owners. Therefore, the discussion with the council was that all improvements would be a cost borne by the developer
as properties develop.
This project site cannot bear the infrastructure costs to bring a new trunk sanitary line from the wastewater treatment
plant, therefore we are requesting an amendment to the comprehensive plan to remove this site from the future
urban service area. We believe this is the only viable option to develop this site in the foreseeable future and we
request the City to consider amending the comprehensive plan to provide a path forward for the property to develop.
Summary
We respectfully request feedback on the Concept Plan to develop the Holzem site as a rural residential community
without sewer and water.
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Holzem Site, Elk River, MN June 19, 2024
KER24001 2
Contact Information
This document was prepared by:
Kevin Shay, AICP
Landform
105 South Fifth Avenue, Suite 513
Minneapolis, MN 55401
Any additional questions regarding this application can be directed to Eric Luth at eluth@landform.net or
612.638.0261.
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Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.R R
in collaboration with:
Concept Plan Submittal
Holzem Site • Elk River, MN
• 06.19.2024
Summary
Total Project Area:197.13 acres
Wetland Area:47.08 acres
Wetland Buffer Area:7.91 acres
Existing Pond Area:1.17 acres
Developable Area:140.97 acres
R.O.W.:60ft
Cul-de-sac
R.O.W. Radius:60ft
Proposed Design Parameters
R1-b Zoning
·Nonsewered
·1 Ac. Minimum
·160 ft. Minimum Lot Frontage
Front Yard Setback:35ft
Rear Yard Setback:25ft
Side Yard Setback: 10ft
Garage Side Setback:5ft
Total Lots:98
Total Length of New Roads: 11870 LF
Landform® and Site to Finish® are registered service marks of Landform Professional Services, LLC.
NORTH 0 200
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