Planning Commission Packet - 01-28-2025
Planning Commission
Regular Meeting
Agenda
Tuesday, January 28, 2025
6:30 PM
Elk River City Hall
▪ Regular meeting in Council Chambers
1. CALL MEETING TO ORDER
2. PLEDGE OF ALLEGIANCE
3. CONSIDER AGENDA
4. CONSIDER MINUTES
4.1 Draft Minutes - December 17, 2024
5. PUBLIC HEARINGS
An opportunity for the public to express their opinions and raise questions pertaining to the agenda item. All comments
become part of the official public record. For this reason, all comments must be made at the podium so they can be heard
and recorded. Comments may also be provided in writing. There will not be deliberations, discussions, or answers to
questions until the hearing is closed. It is important to be courteous and allow each presenter to comment before adding
additional testimony.
5.1 Zone Change: General Industrial (I-3) to Planned Unit Development (PUD), PID 75-00013-4405,
Northstar Trucking & RV Parking LLC
5.2 Conditional Use Permit Amendment: Bus, Motor Vehicle, and Implement Storage, Maintenance
and Repair, PID 75-00013-4405 - Northstar Trucking & RV Parking LLC
5.3 Conditional Use Permit Amendment: Outdoor Storage, 12777 Meadowvale Road NW, Elk River
WinLectric
5.4 Conditional Use Permit Amendment: Recycling Processing Center, 16501 Highway 10, B&E
Recycling Station
5.5 Land Use Amendment, Zone Change, and Ordinance Amendment: Specht Family Farm Residential
Development (PUD), 16330 US Highway 10, Capstone Homes
6. GENERAL BUSINESS
Items in which the information is presented by city staff or consultants, then deliberation and action occur. General Business
items are not opportunities to receive or provide public input. However, the presiding officer may, at its sole discretion,
solicit public feedback.
7. COUNCIL LIAISON UPDATES
8. MOTION TO ADJOURN REGULAR MEETING
Page 1 of 82
Meeting of the Planning Commission
Held at the Elk River City Hall
Tuesday, December 17, 2024
Members Present: Chair Perry Beise, Commissioners Dennis Booth, Eric Johnson, Dornan Bland,
James Zahler, and Robert Rydberg
Members Absent: Commissioner Anthony Kaba
Staff Present: Senior Planner Chris Leeseberg and City Clerk/Recording Secretary Tina Allard
1.CALL MEETING TO ORDER
Pursuant to due call and notice thereof, the meeting was called to order at 6:30 p.m.
2.PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.
3.CONSIDER AGENDA
Mr. Leeseberg stated the worksession and its adjournment could be removed from the agenda as there
are no items to discuss this evening.
Moved by Commissioner Johnson and seconded by Commissioner Booth to approve the
agenda with the items noted above removed. Motion Carried 6-0.
4.CONSIDER MINUTES
4.1 October 22, 2024, Regular
Moved by Commissioner Booth and seconded by Commissioner Zahler to approve the
October 22, 2024, minutes. Motion Carried 6-0.
4.2 November 26, 2024, Regular
Moved by Commissioner Johnson and seconded by Commissioner Booth to approve the
November 26, 2024, minutes. Motion Carried 6-0.
5.PUBLIC HEARINGS
5.1 Preliminary Plat: Norrgard Wooded Acres, PID 75-00937-0110, Chaz Norrgard
Mr. Leeseberg presented the staff report.
Chair Beise opened the public hearing. There being no one to speak to this matter, Chair Beise closed
the public hearing.DRAFTPage 2 of 82
Planning Commission Minutes
December 17, 2024
---------
Page 2 of 2
Commissioner Rydberg asked if there is an existing trail that would connect to the proposed trail
easement being requested by the Parks and Recreation Commission or if it's only an easement request.
Mr. Leeseberg stated the Parks and Recreation Commission is recommending a 30' wide trail easement
across the east side of lots 1, 2, and 3. He noted this land is located close to the city limits and a future
trail is designated at this location in the Parks Master Plan. The timeline for construction of the trail is
currently unknown.
Moved by Commissioner Johnson and seconded by Commissioner Booth to recommend
approval of the Preliminary Plat of Norrgard Wooded Acres with the conditions outlined
in the memo. Motion Carried 6-0.
6. GENERAL BUSINESS
There was no General Business.
7. COUNCIL LIAISON UPDATES
Councilmember Westgaard provided an update of the December 2 and December 16 Council
meetings.
8. MOTION TO ADJOURN REGULAR MEETING
Moved by Commissioner Johnson and seconded by Commissioner Booth to adjourn the
meeting. Motion Carried 6-0.
The meeting adjourned at 6:40 p.m.
Minutes prepared by City Clerk Tina Allard.
9. WORK SESSION
This item was removed from the agenda.
10. MOTION TO ADJOURN
This item was removed from the agenda.
___________________
Perry Beise, Chair
___________________
Tina Allard, City Clerk
DRAFTPage 3 of 82
The 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
Planning Commission
Item Number
5.1
Meeting Date
January 28, 2025
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Zone Change: General Industrial (I-3) to Planned
Unit Development (PUD), PID 75-00013-4405,
Northstar Trucking & RV Parking LLC
Reviewed by
Zack Carlton
Action Requested
No action is required as there is no need to rezone the property.
Background/Discussion
Staff consulted with the City Attorney and determined that a rezoning is not required, as the proposed use is
already classified as a conditional use.
Although the initial intent was to establish a joint Planned Unit Development (PUD) between the two
municipalities to ensure uniform regulations across both parcels, the Conditional Use Permit (CUP) process
will be reviewed with proposed conditions added to achieve this consistency, while maintaining simplicity for
the property owner and the city.
Financial Impact
None
Mission/Policy/Goal
Appropriately govern in an ever-changing environment.
Attachments
None
Page 4 of 82
The 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
Planning Commission
Item Number
5.2
Meeting Date
January 28, 2025
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit Amendment: Bus, Motor
Vehicle, and Implement Storage, Maintenance and
Repair, PID 75-00013-4405 - Northstar Trucking &
RV Parking LLC
Reviewed by
Zack Carlton
Action Requested
Recommend, by motion, approval of the Conditional Use Permit with the following conditions to satisfy the
standards set forth in Section 30-654:
1. Schedule a site visit with the Building Official and Fire Marshal to review and complete any required
code updates.
2. The outdoor storage shall be allowed for only the following vehicles:
a. Properly licensed, registered, and operable.
b. Semi-trucks, semi-trailers, and other delivery trucks;
c. Recreational vehicles, campers, motorhomes, and fifth-wheel trailers;
d. Boats; and
e. Cars and trucks.
3. Vehicle Wrecking Yards and Salvage Yards, as defined by the City of Ramsey, and Salvage Yards, as
defined by the City of Elk River shall not be permitted.
4. Outdoor storage of any products, equipment, materials, supplies, or debris is not permitted, except
for snow removal equipment and supplies for the site in conformance with the applicable municipality’s
regulations.
5. Motor vehicle, trailer, and boat sales is prohibited
6. Car dealer overflow parking is prohibited.
7. All driving and parking areas shall be paved with an approved surface (bituminous, Class 5, or
concrete).
8. Drive lanes need to maintain a minimum 24-foot width throughout the site.
9. All driving areas and outdoor storage/parking areas shall be bounded by B612 concrete curb and
gutter.
10. The B612 concrete curb and gutter shall be installed on the east side of the fence along Jarvis Street
and 10 feet from the remaining property lines.
11. Site lighting shall comply with Section 30-937.
12. Dust control measures shall be utilized in the fenced yard area.
13. There shall be no repair or maintenance of any vehicles, trailers, or boats on the site.
Page 5 of 82
14. The idling of a truck tractor or other business equipment in excess of 15 minutes is prohibited from
April 16 through October 31, and idling in excess of 30 minutes is prohibited from November 1
through April 15.
15. A guard shack no larger than 25 sq.ft. shall be allowed near the entrance gate. Location to be
approved by city staff.
16. In the event a gate is installed, access to the property must include key boxes for both Elk River and
Ramsey Fire Departments.
17. A concrete stripe must be maintained along the city/county border in order to clarify any relevant
jurisdictional issues.
18. In the event either parcel is owned separately, each parcel will need to conform to each jurisdiction’s
ordinance and codes individually, including, but not limited to, setbacks, screening, curing, and
landscaping.
19. Update submitted plans as needed to demonstrate compliance with state and local stormwater
management requirements across both parcels.
20. Submit documentation showing compliance with all Minnesota Pollution Control standards.
21. An amendment to this Conditional Use Permit will be required for future expansions/additions not
shown on the approved site plans.
22. Conditional Use Permit, case number CU 23-16, shall become void.
Background/Discussion
The subject parcel was granted a Conditional Use Permit (CUP) in 2023 but has yet to be recorded. The
property owner has applied for a new CUP in conjunction with a zone change (ZC 24-05) to facilitate a joint
operation of their current use on two parcels, one in Elk River and the other in Ramsey. The business has
been, and continues to operate, on both parcels and staff have not received any complaints or identified any
violations as it relates to their Elk River operation. As stated in the zone change memo, a zone change is no
longer needed.
Through the CUP, a master plan can be reviewed and approved to accommodate their use while having a
uniform set of uses, rules, regulations, and site amenities that work for both municipalities and conforms to
each city’s Comprehensive Plans.
The property is 3.83 acres in size and is zoned I-3 General Industrial, where bus, motor vehicle, and
implement storage require a Conditional Use Permit . NorthStar Truck & RV Parking LLC is seeking the CUP
to provide outdoor storage for semi-trucks, trailers, recreational vehicles, boats, and other car vehicles.
The subject parcel is part of a larger parcel divided between two cities with approximately 6.75 acres of
additional land in Ramsey.
The site is currently fenced, but no security gate has been installed, and clients have 24-hour access to the
property. The owner will be the sole employee working on-site. The applicant asked about the possibility of
installing a temporary guard shack, such as a job site trailer, to house hardware in a heated structure for
operating a security gate. Staff expressed concerns about the size of such a structure and the potential for it
to be used as a sleeping area. Therefore, staff recommends that the guard shack be limited to a maximum size
of 25 square feet and be positioned near the entrance gate.
Parking
The applicant stated in their narrative that 80 storage stalls are available, and the surface consists of Class 5
Page 6 of 82
material. The submitted site plan shows how they plan to park vehicles on site. Drive lanes need to maintain a
minimum 24-foot width throughout the site.
The closest regulation in the ordinance is self-storage facilities stating one parking stall for each 400 square
feet of office space or four stalls, whichever is greater. As there is no office on site, four stalls should be
provided.
Section 30-901 states all driving areas and parking areas shall be bounded by B612 concrete curb and gutter,
but the city council can grant an exemption where installing concrete curb and gutter presents a hardship due
to the uniqueness of the business or other conditions. An exemption was not granted by the council for the
first CUP request.
Fencing
There is existing decorative fencing along the railroad tracks and Jarvis Street. The applicant is also proposing
a six (6) foot tall wooden privacy fence along the northern property line on the Ramsey side.
Landscaping
The number of trees the ordinance requires is 32; 16 overstory, 8 ornamental, and 8 coniferous. This is
determined by taking the perimeter of the property (1,300 feet) divided by 40. Staff are only using the
property lines facing Elk River as the use does encroach across the property line into Ramsey. The ordinance
does allow for credit of existing trees.
Lighting
The applicant is proposing site lights which are shown on the site plan. Portions of Section 30-937: Lighting,
state: "All sources of artificial lights shall be so fixed, directed, designed or sized that the minimum subtotal of
their illumination will not increase the level of illumination on any nearby residential property by more than
0.1 footcandle in or within 25 feet of a dwelling or by more than 0.5 footcandle on any part of the property.
Glare, whether direct or reflected, as different from general illumination, shall not be visible from beyond the
limits of the immediate site from which it originates." Site lighting shall comply with Section 30-937.
Applicable Regulations
In approving a Conditional Use Permit, the city council may impose such specific conditions with regard to the
development or operation of the proposed use as it considers necessary to satisfy the seven standards set
forth in Section 30-654 and the requirements contained in this article and to promote compatibility with and
minimize any potentially adverse effects upon adjacent properties, the neighborhood or the city.
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate
vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the
city.
The site currently operates in a similar fashion and will not detrimentally affect the use and enjoyment of the
properties in the immediate vicinity. However, the addition of motor vehicles and the associated potentially
toxic chemicals will require additional oversight from the MPCA, Sherburne County, and the city.
To ensure any concerns for public health and groundwater contamination are addressed, staff have included
conditions requiring compliance with all state and local standards related to stormwater management.
Additionally, to minimize visibility from surrounding properties, potentially impacting the use and enjoyment
of those parcels, staff recommends the existing fencing along the railroad tracks and Jarvis Street have opaque
screening incorporated into it. It is understood that semi-trailers and taller box vehicles will still be visible.
Page 7 of 82
2. Will be consistent with the comprehensive plan.
The property is guided as Industrial and the Industrial Use category includes both heavy and light industrial
businesses such as manufacturing, warehousing, and excavation. These uses are primarily located off of
Highway 169, Highway 10, and the BNSF Railroad which provide easy access for the transferring of goods
throughout the region.
Staff do not see a need to impose specific conditions to satisfy this standard.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The surrounding area is developed. The use will not impede the normal and orderly development and
improvement of surrounding vacant property.
Staff do not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and
will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
The property will be served adequately by and will not adversely affect essential public facilities and services
including streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and
schools; and will not, in particular, create traffic congestion or interference with traffic on adjacent and
neighboring public thoroughfares.
While the stormwater holding pond is in Ramsey, staff continues to work with Ramsey to ensure stormwater
compliance across both parcels.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
If dust can be controlled, the proposed storage use will not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any persons or property because of
excessive traffic, noise, smoke, fumes, glare, odors, dust, or vibrations.
To prevent dust becoming a problem, dust control measures shall be utilized in the fenced yard area.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
The site is an open, relatively flat area, and already used for the outdoor storage of materials. The use will not
result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
Staff do not see a need to impose specific conditions to satisfy this standard.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards
for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff included conditions requiring compliance with state, county, and city ordinances related to salvage yards.
Included conditions address compliance with this standard.
Page 8 of 82
If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or
a report stating how the proposed use does not comply with the standards set forth in Section 30-654.
Ramsey Planning Commission
The Ramsey Planning Commission reviewed this at their regular meeting on January 23, 2025. To ensure both
municipalities are reviewing the same information, please refer to the site exhibits in the attached Ramsey
Planning Commission memo dated January 23, 2025.
Elk River staff attended the meeting, where the Ramsey Planning Commission expressed appreciation for the
collaborative efforts between both cities in addressing the unique application. During the presentation,
Ramsey staff shared an image of damaged vehicles and other materials currently on-site, and the commission
concurred that such items should not be permitted. Aside from the applicant, no one spoke during the public
hearing, and the Ramsey Planning Commission unanimously recommended approval of the request.
Financial Impact
None
Mission/Policy/Goal
Appropriately govern in an ever-changing environment.
Attachments
1. Location Map
2. Site Aerials
3. Ramsey Memo dated 1-23-2025
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ZC 24-03 Narrative
NorthStar Truck & RV Parking LLC is seeking a PUD to provide outdoor storage for semi-trucks, trailers,
recreational vehicles, buses, boats, containers, container chassis, heavy equipment, light equipment and
personal vehicles.
The subject parcel is part of a larger parcel divided between two cities with approximately 6.75 acres of
additional land in Ramsey. The city review will only be for the 3.83 portion located in the city limits.
The site is fenced with a gate that will be accessible via a code, providing clients with 24-hour access to the
site. The owner will be the only employee working on the property.
Parking
80 storage stalls are available, and the surface currently consists of Class 5 material but will be covered with
asphalt in the near future.
Fencing
There is existing decorative fencing along the railroad tracks and Jarvis Street.
There will be no building on the Elk River property.
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Northstar Truck & RV Parking
Staff photos taken January 14, 2025
Photo 1. The site is behind the fence. Residential property is wooded.
Photo 2. The entryway off Jarvis St.
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Photo 3. Looking northward from the entryway highlighting the fence.
Photo 4. Inside looking east at the berm on the Links at Northfork property.
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Photo 5. Looking southeast at the berm.
Phot 6. Trailers and miscellaneous items.
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Photo 7. Looking southeast with the railroad on the right.
Photo 8. The middle of the site with trucks, cars, and junk vehicles.
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Photo 9. Looking north at the adjacent residential property
.
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City of Elk River Ordinance _____
City of Ramsey Ordinance #25-04
The Cities of Ramsey and Elk River hereby ordain:
WHEREAS, Northstar Truck and RV Parking LLC owns land in the cities of Ramsey and Elk River
described as:
Parcel 1 (Ramsey):
That part of the South 1155 feet of the West 297 feet of the Southwest Quarter of the Southwest
Quarter of Section 18, Township 32, Range 25, Anoka County, Minnesota, lying North of the
railroad right-of-way, excluding road, subject to easement of record.
Parcel 2 (Elk River):
That part of the Southeast Quarter of the Southeast Quarter of Section 13, Township 32, Range 26,
Sherburne County, Minnesota, described as follows:
Beginning on the East line or said Section, 2.56 chains North or the Southeast corner thereof and
at a point where said line is crossed by the Easterly line of the right-of-way of the St. Paul,
Minneapolis & Manitoba Railway Company; thence North on section line 11.39 chains to center
of road from State Road to Quarter post in said section line; thence South 47-1/2 degrees West to
said Easterly line of said right-or-way; thence South 30 degrees East along said right-of-way to
beginning.
Collectively, “Subject Properties;” and
WHEREAS, the Subject Properties cross the municipal and county borders; and
WHEREAS, the Subject Properties are guided Industrial in the Elk River 2040 Comprehensive
Plan and Business Park in the Ramsey 2040 Comprehensive Plan;
WHEREAS, the property owner’s business is consistent with each city’s Comprehensive Plans, yet
inconsistent with the current zoning classifications; and
WHEREAS, both Cities agree that it is in the best interest to have common and consistent land use
regulations for the Subject Properties; and
WHEREAS, both Cities jointly adopt this ordinance in conformance with each City’s Charter and
other municipal regulations.
Section 1. Authority.
This ordinance is adopted pursuant to and under the authority of the City Charter of the City of Ramsey and
the City Charter of the City of Elk River.
Section 2. Zoning Map Amendment.
Pursuant to Article VII – Planned Unit Developments of Ramsey City Code and Section 30-1564 of Elk
River City Code, the Subject Properties are hereby rezoned from I-1 Light Industrial (Ramsey) and I3
General Industrial (Elk River) to PUD Planned Unit Development:
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Section 3. Uses within the Planned Unit Development
3.1 The use of the property shall only be in conformance with uses described within this PUD.
3.2 Use of the property is a business use for parking of the following:
a. Semi-trucks, semi-trailers, and other delivery trucks;
b. Recreational vehicles, campers, motorhomes, and fifth-wheel trailers;
c. Boats; and
d. Personal vehicles related to a vehicle in a., b., or c. above.
3.3 The use of this property may not be used for any vehicles owned by a business holding a state
dealer’s license or any inoperable or unlicensed vehicle,
3.4 Outdoor storage of any products, equipment, materials, supplies, or debris is not permitted, except
for snow removal equipment and supplies for the site in conformance with the applicable
municipality’s regulations.
Section 4. Site Development Standards
4.1 The site plan, grading and drainage plans, and landscape plan shall conform to the plan set dated
____ as prepared by Engineering Design & Surveying (EDS) and approved by each municipality’s
City Engineer for construction.
4.2 All subsequent modifications to the site improvements must be in conformance with each
municipality’s regulations.
Section 5. Site Performance Standards
5.1 All vehicles must be properly licensed.
5.2 In the event a gate is installed, access to the property must include key boxes for both Elk River
and Ramsey Fire Departments.
5.3 A concrete stripe must be maintained along the city/county border in order to clarify any relevant
jurisdictional issues.
Section 6. Memorialization.
Ramsey City Code Section 106-739 is amended to add “Northstar Truck and RV Parking” and this
ordinance number to the list of approved Planned Units of Record.
Section 7. Summary
The following official summary of Ordinance #25-04 has been approved by the City Council of the City of
Ramsey as clearly informing the public of the intent and effect of the Ordinance:
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“Ordinance #25-04 rezones property from I-1 within the City of Ramsey and I3 within the City of Elk River
to PUD and sets forth standards on the uses and site improvements thereon. The property is addressed 15861
Jarvis St. NW with Anoka County Parcel ID of 18-32-25-33-0002 and Sherburne County Parcel ID of 75-
00013-4405.”
PASSED by the City Council of the City of Ramsey, Minnesota, the ___ day of February, 2025.
Mayor
ATTEST:
City Clerk
PASSED by the City Council of the City of Elk River, Minnesota, the ___ day of February, 2025.
Mayor
ATTEST:
City Clerk
Introduction date:
Posting dates:
Adoption date:
Publication date:
Effective date:
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Councilmember __________ introduced the following resolution and moved for its adoption:
RESOLUTION #25-028
A RESOLUTION APPROVING A SITE PLAN REVIEW FOR NORTHSTAR TRUCK
AND RV PARKING AT 15861 JARVIS STREET NORTHWEST
WHEREAS, The City of Ramsey received an application from Northstar Truck and RV
Parking (the “Applicant”) requesting a Planned Unit Development with a Site Plan Review
approval on the property legally described as follows:
That part of the South 1155 feet of the West 297 feet of the Southwest Quarter of the
Southwest Quarter of Section 18, Township 32, Range 25, Anoka County, Minnesota, lying
North of the railroad right-of-way, excluding road, subject to easement of record.
(the “Subject Property”).
WHEREAS, the Subject Property is zoned PUD, Planned Unit Development, which is a
specialized zoning designation, and guided for business park uses in the 2040 Comprehensive
Plan; and
WHEREAS, all principal uses within the PUD zoning district require a formal Site Plan
Review from Planning Commission and City Council; and
WHEREAS, the Applicant appeared before the Planning Commission for a public hearing on
January 23, 2025, that said public hearing was properly advertised; and
WHEREAS, the Planning Commission reviewed the Site Plan at their regular meeting on
January 23, 2025, and recommended _________; and
WHEREAS, the City Council reviewed the request at their meeting on February 11, 2025.
NOW THEREFORE, BE IT RESOLVED BY THIS CITY COUNCIL OF THE CITY OF
RAMSEY, ANOKA COUNTY, STATE OF MINNESOTA, as follows:
That the Ramsey City Council hereby grants approval of the Site Plan for Northstar Truck and RV
Parking on the Subject Property in accordance with relevant City Codes, subject to the following
conditions:
1. Final legal form approved by the City Attorney.
2. That the Applicant enters into a Development Agreement with the City and provide the
necessary sureties guaranteeing the work will be done according to plan and in a timely
manner.
3. That the Applicant shall update plans based on Staff comments as noted in ProjectDox.
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RESOLUTION #25-028
Page 2 of 2
4. That the Applicant shall secure all other necessary permits from other applicable agencies,
including the City of Elk River and the Lower Rum River WMO, and provide a copy of
said permits to the City.
5. If a gate is to be added from the Jarvis Street NW entrance, fire department lock boxes for
both the Ramsey and Elk River Fire Departments are required.
6. Landscaping on the adjacent golf course property must receive written permission.
7. All site improvements must be made according to plans dated ____ prepared by EDS and
approved by the City Engineer.
8. All site improvements noted on said plans must be completed within one year of the date
of approval of this resolution.
9. This Site Plan Review resolution is contingent upon rezoning of the Subject Property from
I-1 to PUD.
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The 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
Planning Commission
Item Number
5.3
Meeting Date
January 28, 2025
Prepared By
Chris Leeseberg, Senior Planner
Item Description
Conditional Use Permit Amendment: Outdoor
Storage, 12777 Meadowvale Road NW, Elk River
WinLectric
Reviewed by
Zack Carlton
Action Requested
Open the public hearing, receive comments, and postpone the public hearing until the February 25, 2025,
Planning Commission meeting.
Background/Discussion
Staff is actively working with the applicant to obtain additional information necessary to proceed with the
review. The applicant is requesting an amendment or extension to the timeline for the removal of their
temporary storage structures.
Financial Impact
None
Mission/Policy/Goal
Meet changing needs - agile.
Attachments
1. 60 Day Extension Letter
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13065 Orono Parkway
Elk River, MN 55330
Phone: 763.635.1000
www.ElkRiverMN.gov
January 24, 2025
Troy Tamm
12777 Meadowvale Rd NW
Elk River, MN 55330
Dear Mr. Tamm,
On December 26, 2024, the city received your Conditional Use Permit (CUP) application for an
amendment to your CUP (CU 22-11) located at 12777 Meadowvale Rd. State Statute requires a
decision by the city within 60 days of this application. The Statute also allows the City to extend the
timeline an additional 60 days if necessary.
Due to additional information needed, the city is extending the 60-day timeline to April 25, 2025.
The city expects the Planning Commission to review the Conditional Use permit on February 25,
2025, and the City Council on March 17, 2025.
Please feel free to contact me if you have any questions.
Sincerely,
Chris Leeseberg, Senior Planner
Ph: 763.635.1033
cleeseberg@ElkRiverMN.gov
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The 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
Planning Commission
Item Number
5.4
Meeting Date
January 28, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Conditional Use Permit Amendment: Recycling
Processing Center, 16501 Highway 10, B&E
Recycling Station
Reviewed by
Chris Leeseberg
Action Requested
Recommend, by motion, approval of the Conditional Use Permit amending the previous approvals for a
Recycling Processing Center (CU 95-02) with the following conditions to satisfy the standards set forth in
Section 30-654:
1. The applicant must apply for and receive all county required permits and licenses prior to expanding
the requested scope of operations.
2. The area identified as a holding pond must be repaired as the site has been re-graded as a parking area.
The repair work must be designed by a licensed professional.
3. There shall be no storage of recyclable materials or waste outside of the building or fenced in area.
4. All non-recyclable materials must be removed from the site by May 1, 2025.
5. All vehicles or materials stored on site, and not approved as part of CU 03-26, must be removed by
May 1, 2025.
6. The disassembling or salvaging of parts from vehicles or machinery is prohibited.
7. Any new structures must be designed by a licensed architect and permitted through the building
department.
8. Business owner must submit an annual waste activity report to the MPCA by March 1st of every year.
9. The applicant shall submit an updated drainage plan, prepared by a qualified professional, showing that
the facility is designed to prevent surface water drainage through recyclable materials, to control
dispersion of the recyclable materials and residuals by wind, to contain any spills or releases that could
harm human health or the environment, to provide for the storage of recyclable materials so as to
protect the recyclability of the materials, and to provide for the storage and removal of residuals.
10. Storage of all waste and recyclable materials must comply with all county, state, and federal
regulations.
11. All recyclable materials must be removed from the facility within three years after the date of receipt.
12. The owner of the facility must inspect the site at least every 30-days for malfunctions, deterioration,
or discharges that may result in the release of pollutants to the environment. Records of these
inspections may be requested by city or county staff.
13. The owner or operator must prepare and maintain a contingency action plan addressing actions for a
potential fire, spill, or release.
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Background/Discussion
The applicant is requesting an amendment to a Conditional Use Permit (CU 95-02) which authorized a
recycling processing center at 16501 US Highway 10. The site has operated under this CUP for a number of
years, but the applicant is looking to modify the operation to better fit the current market. The site has fallen
out of compliance in recent years, and this review seeks to bring the property into compliance with current
standards.
The applicant proposes an additional roll-off dumpsters to manage scrap materials, an area to place 10 storage
containers, up to 20 cars staged for off-site recycling, a three-sided covered storage structure, and approval of
an area to store metal outside of the structures.
Recycling centers are intended as a location for customers to drop-off recyclable materials. The operation
processes and prepares the materials for recycling off-site. The staging of vehicles for processing off site is
permitted. However, vehicles and machinery may not be salvaged or disassembled. This is considered a
salvage yard and is not under review for this site.
Applicable Regulations
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate
vicinity or the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
A Recycling Processing Center has the potential to detrimentally affect adjacent parcels and the public health,
safety, morals and comfort of the city. These facilities are tightly regulated by county, state, and federal
regulations. The use will not endanger, injure or detrimentally affect the use and enjoyment of other property
in the immediate vicinity or the public health, safety, morals, comfort, convenience or general welfare of the
neighborhood or the city.
Staff have included several conditions to ensure compliance with all state and local standards.
2. Will be consistent with the comprehensive plan.
The property is guided for Business Park/Industrial Uses. The use is consistent with the Comprehensive Plan.
Staff do not see a need to impose specific conditions to satisfy this standard.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The area surrounding the site is largely developed, and the proposed use is a modification of the existing
operation. The requested impacts will occur within the existing fenced in area.
Staff do not see a need to impose specific conditions to satisfy this standard.
4. Will be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and
will not, in particular, create traffic congestion or interference with traffic on adjacent and neighboring public
Page 48 of 82
thoroughfares.
The changes to the approved operation will not alter the demands on public facilities. The use will be served
adequately by and will not adversely affect essential public facilities and services including streets, police and
fire protection, drainage, refuse disposal, water and sewer systems, parks and schools; and will not, in
particular, create traffic congestion or interference with traffic on adjacent and neighboring public
thoroughfares.
Staff do not see a need to impose specific conditions to satisfy this standard.
5. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons or property because of excessive traffic, noise, smoke, fumes, glare, odors, dust or
vibrations.
The hazards of the operation are focused on environmental and public health concerns. These generally do
not translate to detrimental impacts related to traffic, noise, smoke, fumes, etc.
Staff have included several conditions related environmental and public health considerations, but do not see a
need to impose specific conditions to satisfy this standard.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
There are no natural, scenic or historic features of major importance on the subject parcel.
Staff do not see a need to impose specific conditions to satisfy this standard.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and
Standards for the issuance of a license or permit to establish and operate the proposed use in the city.
Staff is reviewing this site in cooperation with Sherburne County. The county requires a license to operate
the proposed use. The recommended conditions seek to ensure that the use will fully comply with all other
requirements of this Code, including any applicable requirements and standards for the issuance of a license
or permit to establish and operate the proposed use in the city.
Staff have included several conditions related environmental and public health considerations, including
conditions to ensure compliance with state and county permitting requirements.
If denial of such a permit should occur, it shall accompany recommendations or determinations by findings or
a report stating how the proposed use does not comply with the standards set forth in Section 30-654.
In the review of the standards for CUP as outlined, it appears that the request is consistent with all of these
standards, subject to the recommended conditions.
Financial Impact
None
Mission/Policy/Goal
Support the growth and development of the community.
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Attachments
1. Location Map
2. Applicant's Narrative
3. Building and Drainage Plan
4. Previous CUP - CU 95-02
5. Previous CUP - CU 03-26
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CU 24-19 Narrative
1. We would like three 80 yard Roll offs to manage our scrap material. (Currently we have
two 80 yard Roll offs.)
2. Add area to store 10 Roll off boxes (empty)
3. Store 20 cars for B&E Recycling in designated area.
4. 3 Sided covered storage area's to store items outside.
5. Area to store metal outside that is too big to store inside. For example boats, signs,
oversized metal material that need to be cut up or taken apart. This space will be used as a
transition area for temporary storage until we process items.
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The 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
Planning Commission
Item Number
5.5
Meeting Date
January 28, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Land Use Amendment, Zone Change, and
Ordinance Amendment: Specht Family Farm
Residential Development (PUD), 16330 US Highway
10, Capstone Homes
Reviewed by
Chris Leeseberg
Action Requested
Recommend, by motion, approval of a Land Use Amendment updating the city’s Comprehensive Plan to align
with the proposed residential and commercial areas, subject to the condition that the associated Zone
Change (ZC 24-06) and Ordinance Amendment (OA 24-05) are approved by the City Council.
Recommend, by motion, approval of a zone change amending the city’s zoning map to designate parcels for
Highway Commercial and Planned Unit Development (PUD) uses consistent with the development proposal,
and subject to the condition that the associated Land Use Amendment (LU 24-05) and Ordinance
Amendment (OA 24-05) are approved by the City Council.
Recommend, by motion, approval of an ordinance amendment to establish a residential Planned Unit
Development, subject to the following conditions:
1. The City Council must approve the associated Land Use Amendment (LU 24-05) and Zone Change
(ZC 24-06).
2. An Environmental Assessment Worksheet (EAW) must be reviewed in accordance with all state and
local policies and receive a negative finding for an Environmental Impact Statement (EIS).
3. MnDOT and the city shall approve an access location and configuration that supports the traffic needs
of the proposed development.
4. The MnDNR must provide written approval of the work proposed within the Wild and Scenic River
District.
5. Provide additional vegetative screening along the non-wooded boundary line with the Oliver Kelley
Farm. The vegetative design should incorporate feedback from the Kelly Farm staff.
6. The cost of sewer and water trunk extensions to the development shall be financed by the developer.
If oversizing of water pipes is required, Elk River Municipal Utilities (ERMU) will reimburse the
developer for the cost to oversize the infrastructure.
7. All proposed streets, trails, and sidewalks shall follow the city’s engineering design standards.
8. Recommendations from the Park and Recreation Commission shall be incorporated into the proposed
plans.
Page 60 of 82
Background/Discussion
The developer, Capstone Homes, has submitted a series of applications to support their proposed
development on the property commonly referred to as the Specht Farm. The site is approximately 250 acres
in size and includes a significant area of frontage along the Mississippi River. The area currently includes three
different zoning districts (FAST, R-1d, and Business Park) and is guided by the Comprehensive Plan for
residential and commercial uses.
The development proposal includes 533 new single-family parcels, and 5.17 acres slated for future commercial
uses. Approval of the project requires amendments to the Comprehensive Plan (Land Use), zoning
amendments to create a PUD for the residential areas, and rezone the commercial areas to C-3 (Highway
Commercial, and an ordinance amendment establishing the standards for the PUD areas.)
Currently, the developer is seeking approval of the PUD to establish the framework for the project. Future
applications and reviews by the Planning Commission include a preliminary plat, which will provide more
details on the grading, stormwater, utility work, and engineering for the development. Discussions and
conditions from the commission should seek to achieve a cohesive project with a series of standards that the
developer will follow as the project progresses towards final design.
Comprehensive Plan
The Comprehensive Plan currently guides the site for Mixed Residential and Highway Business uses. The
proposal maintains the same land use classifications but re-aligns the areas to match the property lines
proposed with the project.
The proposed commercial areas and future uses align with the land use guidance, and realigning the land use
plan to follow the proposed uses is supported by staff.
The mixed residential category supports a range of housing types, with the goal of a gentle increase in density
when compared to a typical single-family neighborhood. While the proposal doesn’t include townhomes or
multifamily uses, the smallest single-family parcels are 50-feet wide, which increases the overall density of the
area.
Access and Streets
The development is located between Highway 10 and the river and abuts the Oliver Kelley Farm historic site
along the southern boundary. The main access to the site will be from an improved access point at Highway
10 and 165th Ave. This is the current location of the driveway serving the property. City staff and the
developer have been working with MnDOT to design this access, which is anticipated to require signalization
and a possible j-hook. Development of this project is contingent upon MnDOT’s approval of this access.
Additional access to the development includes an extension of the existing Yale Street dead-end on the north
end of the project and a frontage road along Highway 10.
The project reserves land for a future interchange, but that is not part of this project. It is anticipated that the
improvements at 165th Ave will provide access for the foreseeable future and the interchange will be
constructed when funding and traffic demands allow.
Internal circulation is provided by public streets, there are no private drives included in the project. A
sidewalk is included on one side of each residential street, including the frontage road. The developer has
requested a narrower street section for many of the interior streets. A typical city street is 34-feet wide, and
Page 61 of 82
the developer requests approval of a narrower public street at 29-feet. The request suggests that narrower
roads are naturally traffic calming and will create a safer neighborhood. City engineering staff desire all public
streets to comply with city standards.
City Utilities
All parcels will be served by city sewer and water. This will require the extension of existing trunk services,
which are the responsibility of the developer. Additional details regarding city services will be included in a
future preliminary plat application.
Housing Types
The proposal includes four different lot sizes, ranging in size from 50-foot-wide lots with a 35-foot-wide
building pad, up to 100-foot lots overlooking the Mississippi River. The majority of the parcels are between 65
and 75-feet wide and are consistent with much of the development that has been approved in recent years.
The largest lots are located along the river and have a minimum lot size of 20,000 square feet. These
standards are a requirement of the Wild and Scenic River District for any parcel that abuts the river. Parcels
within the district, but not along the river, are required to be at least 75-feet wide with a minimum size of
10,000 square feet. Proposed setbacks for these lots are 30-feet for the front yard and require a minimum of
15-feet between buildings – generally consistent with the typical R-1c zoning district.
The majority of the lots, 284 in total, are 65-feet-wide. As noted earlier, this has been the most common
parcel size constructed in the city for a number of years. The proposed setbacks of 25-feet for the front yard
and 15 feet between buildings is also typical of these product types.
The smallest lot sizes are clustered closest to Highway 10 and are 50-feet-wide with a front yard setback of
25-feet and maintaining 15-feet between buildings. The lot size does create some concern for on-street
parking and placement of utilities. Parking has typically been a concern for smaller lots, and the developer is
proposing restricting driveway width to 16-feet to maximize curb space for parking. This leaves approximately
34-feet between driveways in the best-case scenario, which is typically not enough for two vehicles. Curves in
the roadway, fire hydrants, and mailboxes will further restrict the available on street parking. The applicant
has included a parking study evaluating the impacts of the smaller lots on available street parking.
City staff have concerns with the narrow lots and the impacts this will have on the project. The Planning
Commission should discuss the proposal and the impacts of the smallest lot sizes to the community. One
alternative may be to strategically mix the smaller lots throughout the area, so the density is not
concentrated, and street parking concerns are minimized.
Environmental
The site is located within the Wild and Scenic River District, which includes additional performance standards
and open space requirements. Generally, the standards require larger lots closer to the river, and a net open
space requirement for all areas within the district. The developer has been working closely with the DNR to
ensure the proposal satisfies the standards.
The attachments include additional information regarding compliance with the Wild and Scenic standards.
According to the exhibits, and conversations with the DNR, the project complies with the ordinance, and the
PUD will include additional performance standards to ensure long-term compliance.
Additionally, due to the development’s size and location, an Environmental Assessment Worksheet (EAW) is
required. An EAW is a state mandated analysis of the impacts a proposed development project may generate.
It includes a wide variety of topics, including traffic, historical elements, natural features, to name a few. The
applicant has submitted the EAW for initial review, and the city will follow the state mandated review process.
Ultimate approval of the EAW requires a review from the City Council.
Page 62 of 82
Park and Recreations
A project of this size includes a variety of park amenities. Additionally, the location along the Mississippi River
provides additional opportunities for river access. Plans identify approximately 42 acres of park and open
space, including a trail running from north to south, with a large segment along the river. The Park and
Recreation Commission is reviewing the suggested park information and will make a recommendation to the
City Council.
Comprehensive Plan Amendment
The requested amendment to the approved plan is generally consistent with the established guidance. The
changes will better align the land use guidance with property lines. This provides clear guidance for the
current and future landowners.
Zone Change
Amendments to the approved zoning map must be consistent with the Comprehensive Plan. The current
zoning is generally consistent with the approved land use map, but the requested changes will improve
consistency. The proposed commercial areas align with land currently guided for similar uses, and along with
the requested changes, improves overall compliance. Second, the proposed residential PUD is consistent with
the mixed residential guidance of the plan. The zone change will also align with planned parcel lines, improving
overall consistency.
PUD Ordinance
The proposed PUD ordinance outlines the development standards for the subdivision. Any standards not
specifically noted within the ordinance will follow the general development standards outlined in Chapter 30.
Financial Impact
None
Mission/Policy/Goal
Appropriately govern in an ever-changing environment.
Meet changing needs - agile.
Opportunity to live, work, and play.
Responsibly grow.
Support the growth and development of the community.
Attachments
1. Location Map
2. Comprehensive Plan Exhibit
3. Zoning Comparison
4. Elk River - Specht Farm Master PUD Exhibits - FINAL
5. Specht Farm Proposed PUD Standards
Page 63 of 82
Page 64 of 82
R
E
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Yof COMP PLAN
AMENDMENT EXHIBITREVISIONS1.2.3.4.5.6.DRAWN BY:ISSUE DATE:C#12/18/2024SPECHT FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\survey\9556_comp plan exbt.dwgSave Date:12/18/24 FILE NO:XXX11CAPSTONE HOMES
14015 Sunfish Lake Blvd. - Suite 400
Ramsey, MN 55303 MISSISSIPPI RIVER165TH AVE. NW167TH AVE. NWUS STATE HIGHWAY NO. 10 & US STATE HIGHWAY NO. 52 & 169MN HIGHWAY NO. 101LEGENDYALEST.RIVER DISTRICTWILD AND SCENICRIVER DISTRICTWILD AND SCENICRIVER DISTRICTWILD AND SCENICGASLINE EASEMENTGASLINE EASEMENTPage 65 of 82
Page 66 of 82
PLANNED UNIT DEVELOPMENT
December 30th, 2024
Specht
Family Farm
Elk River, MN
Page 67 of 82
Project Narrative
Capstone Homes is submitting for consideration a Master Plan
Ordinance Amendment for the development of 250 acres of
Mississippi Riverfront, into an exciting new mixed residential
community. Capstone Homes is a locally owned hometown
builder in the Twin Cities Metro area whose mission is to build
quality homes at an exceptional value, while serving and
positively impacting the community. Capstone offers modern,
open concept floor plans with a huge selection of available
structural and cosmetic options to fit any family’s needs. We are
the largest privately owned builder in the Twin Cities Area and
because we are family owned and operated, we treat each home
and homeowner with the utmost care, just like we would our
own families.
The Specht Family Farm is located at 16330 US Highway 10,
running adjacent to the Mississippi River. Nearly 1 mile of this
roughly 250 acre neighborhood are home sites that are on and
overlooking the Mississippi River. We have worked with city staff
and the Department of Natural Resources to establish a
neighborhood that protects the Wild and Scenic nature of the
Mississippi river throughout the acreage site. Through multiple
workshops, meetings and site walks we feel confident that the
Master PUD plan submitted meets the design requirements
defined in both the City of Elk River Ordinance and the State Wild
and Scenic River District.
Details associated with this Neighborhood development plan are
outlined in this submission for review by City Staff, Planning
Commissioners, and City Council members. We look forward to
meeting with the Council, Commissioners and respective boards
as we share our vision for meeting the growing residential needs
of Elk River.
Existing Conditions
Page 68 of 82
COMMERCIALCOMMERCIALU.S. HIGHWAY NO. 10(A.K.A. HIGHWAY NO. 52 & 169)N.W.YALE STREETMISSISSIPPI RIVERWETLAND 10 YR OHW10 YR OHW10 YR OHW10 YR10 YR OHW10 YR OHWOHW165TH~ BERM ~~ BERM ~~ BERM ~~ BERM ~WETLANDINFILTRATIONINFILTRATIONINFILTRATIONPONDPONDPOND~ BERM ~~ BERM ~AVEofLOT EXHIBIT
CAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 12/05/24 - Revise Layout.2. 12/13/24 - Revise Layout.3.4.5.6.DRAWN BY:PROJECT NO:C# / RJR9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\survey\layouts\9556_specht farm lot exbt.dwgSave Date:12/12/24 ISSUE DATE:11/22/202411DENOTES 100' RIPARIAN LOTSDENOTES 75' LOTSDENOTES 65' LOTSDENOTES 50' LIBERTY HOME LOTSPage 69 of 82
WETLANDINFILTRATIONINFILTRATIONPONDCOMMERCIALCOMMERCIALGREENWAYPUBLICPARKPRESERVEDTREE AREA~ BERM ~~ BERM ~~ BERM ~~ BERM ~~ BERM ~~ BERM ~PONDofPARK DEDICATION EXHIBIT
CAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 12/09/24 - Revise Layout.2. 12/13/24 - Revise Wetlands, Areas3.4.5.6.DRAWN BY:PROJECT NO:RJR9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\landscape\concept plan\9556_concept base.dwgSave Date:12/12/24 ISSUE DATE:12/05/202411DENOTES 10' BITUMINOUS TRAILDENOTES TOTAL LOWER PARK DEDICATION AREA____________±28.07 ac LEGEND DENOTES GRAVEL WALKING PATHDENOTES 6' CONCRETE SIDEWALKDENOTES FUTURE 10' BITUMINOUS TRAIL(UPLAND AREA ONLY = ±16.59 ac)DENOTES WETLAND AND STORMWATER AREAS______________±16.13 acDENOTES TOTAL GREENWAY PARK DEDICATION AREA_________±14.51 ac(UPLAND AREA ONLY = ±9.86 ac)TOTAL UPLAND PARK DEDICATION CREDIT AREA_____±26.45 acTOTAL PARK DEDICATION AREA_____±42.58 acDENOTES FLOODWAYDENOTES 10 YR OHWDENOTES COMMERCIAL AREAS____________________________±5.17 acDENOTES LANDSCAPE BERM AREAS_______________________±15.87 acDENOTES FRONTAGE ROAD DEDICATED ROW_______________±10.53 acTOTAL PROJECT BOUNDARY AREA_______________±247.65 acNET RESIDENTIAL AREA (INCLUDING TOTAL PARK DEDICATION AREAS)___±216.08 acDENOTES POTENTIAL PRESERVED TREE AREAS (GREENWAY ONLY)CITY OF ELK RIVER PARK CALCULATION______________0.0846 x 533 UNITS = 45.01 ac PARK DEDICATION CALCULATIONS TOTAL PERCENTAGE OF NET RESIDENTIAL AREA____45.01 ac / 216.08 ac = 20.8%CAPSTONE TOTAL PARK DEDICATION AREA___________42.58 ac TOTAL PERCENTAGE OF NET RESIDENTIAL AREA____42.58 ac / 216.08 ac = 19.7%CAPSTONE UPLAND PARK DEDICATION AREA_________ 26.45 ac TOTAL PERCENTAGE OF NET RESIDENTIAL AREA____26.45 ac / 216.08 ac = 12.2%Page 70 of 82
PARK OPPORTUNITIESSpecht Farms | Elk River, MN | 12/13/24 N 0 16080
1
2 8
3
9
4
10
11
12
13
1415
16
17
18
7
5
6
Mississippi River
Wetland
10-YR OHW
10-YR OHW
10-YR OHW
Paved Trail
Open Space
Floodplain Forest Floodplai
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F
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Disc Golf
Course
Pavillion Play
Area
Par
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Backwate
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Channel
Backwater
Channel
Gravel Trail River Overlook
Picnic
Day-Use Dock
HOA Dock
HOA
Park
Wetland
Wetland
These illustrations are park opportunities showing possible amenities. Actual amenities will vary as
determined by City depending on current park practices, needs and budget at the time of construction.
PlaygroundPlaygroundPavilionPavilionDisc Golf CourseDisc Golf Course Floating DockFloating DockFloodplain Forest / TrailsFloodplain Forest / Trails
Page 71 of 82
TIER 2TIER 2TIER 3U.S. HIGHWAY NO. 10(A.K.A. HIGHWAY NO. 52 & 169)165TH AVENUE N.W.YALE STREETMISSISSIPPI RIVERWETLAND 10 YR OHW10 YR OHWTIER 1TIER 2TIER 310 YR OHW10 YR10 YR OHW10 YR OHWTIER 1TIER 2OHWBLUFFBLUFF BLUFFBLUFF125'125'WETLANDTIER 3TIER 4ofWILD AND SCENIC RIVER DISTRICT
OPEN SPACE EXHIBITCAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1.2.3.4.5.6.DRAWN BY:PROJECT NO:C#9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\survey\layouts\9556_wsd open space exbt.dwgSave Date:11/21/24 ISSUE DATE:11/22/202411DENOTES ROW AREASDENOTES WETLAND AREASDENOTES AREA BELOW FLOODWAYDENOTES BLUFFDENOTES FLOODWAY(ABOVE OHW)(ABOVE OHW)DENOTES RIPARIAN LOT******************DENOTES OPEN SPACEDENOTES 10 YR OHWPage 72 of 82
TIER 2TIER 2TIER 3U.S. HIGHWAY NO. 10(A.K.A. HIGHWAY NO. 52 & 169)165TH AVENUE N.W.YALE STREETMISSISSIPPI RIVERWETLAND 10 YR OHW10 YR OHWTIER 1TIER 2TIER 3TIER 3TIER 410 YR OHW10 YR10 YR OHW10 YR OHWTIER 1TIER 2OHWBLUFFBLUFF BLUFFBLUFF125'125'WETLANDofWILD AND SCENIC RIVER DISTRICT
PUD DENSITY EXHIBITCAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 11/12/2024 Revise layout.2. 11/22/2024 Revise layout.3.4.5.6.DRAWN BY:PROJECT NO:C#9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\survey\layouts\9556_wsd density exbt.dwgSave Date:11/22/24 ISSUE DATE:10/25/202411DENOTES LOT AREASDENOTES ROW AREASDENOTES WETLAND AREASDENOTES AREA BELOW FLOODWAYDENOTES BLUFFDENOTES COMMERCIAL LOTSDENOTES FLOODWAY(ABOVE OHW)(ABOVE OHW)DENOTES RIPARIAN LOT******************DENOTES 100' LOTSDENOTES 75' NON-RIPARIAN LOTSDENOTES 65' NON-RIPARIAN LOTSDENOTES PUBLIC OPEN SPACEDENOTES 10 YR OHWPage 73 of 82
U.S. HIGHWAY NO. 10(A.K.A. HIGHWAY NO. 52 & 169)YALE STREETMISSISSIPPI RIVERAVE N.W.165THROAD N.W
.~ P A R K ~OVERPASSTWIN LAKESofSTREET WIDTH &
SIDEWALK/TRAIL EXHIBITCAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 12/04/24 - Park Trails Added.2. 12/09/24 - Sidewalk Revisions.3. 12/12/24 - Sidewalk Added, Layout4.5.6.DRAWN BY:PROJECT NO:ADB / RJR9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\engineering\exhibits\9556_street-sidewalk exbt.dwgSave Date:12/12/24 ISSUE DATE:12/02/202411DENOTES 34' BACK TO BACKDENOTES 29' BACK TO BACKDENOTES 10' BITUMINOUS TRAILDENOTES FUTURE FRONTAGE ROAD LEGEND DENOTES GRAVEL WALKING PATHDENOTES 6' CONCRETE SIDEWALKDENOTES FUTURE 10' BITUMINOUS TRAILNOTE: 60' RIGHT-OF-WAY TYPICAL UNLESS NOTEDPage 74 of 82
U.S. HIGHWAY NO. 10(A.K.A. HIGHWAY NO. 52 & 169)YALE STREETMISSISSIPPI RIVERAVE N.W.165THROAD N.W.~ P A R K ~OVERPASSTWIN LAKESofPARKING EXHIBIT
CAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 12/13/24 - Add Max Dwy Width Notes2. 3.4.5.6.DRAWN BY:PROJECT NO:ADB9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\engineering\exhibits\9556_parking exbt.dwgSave Date:12/12/24 ISSUE DATE:12/5/202411 KEY 12150' LOT 265' LOT 12Page 75 of 82
ofSPECHT FAMILY FARMElk River, Minnesotaf:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\engineering\exhibits\9556-street section.dwgSave Date:12/02/24 TYPICAL STREET SECTIONS21CAPSTONE HOMES, INC.14015 Sunfish Lake Blvd. NW, Suite 400Ramsey, MN 55303#9556Revisions:12/02/24
1.Page 76 of 82
ofSPECHT FAMILY FARMElk River, Minnesotaf:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\engineering\exhibits\9556-street section.dwgSave Date:12/02/24 TYPICAL STREET SECTIONS22CAPSTONE HOMES, INC.14015 Sunfish Lake Blvd. NW, Suite 400Ramsey, MN 55303#9556Revisions:1.12/02/24
Page 77 of 82
HWY 10 ACCESS EXHIBIT
RJR09/11/242EXISTING MNDOT RIGHT-OF-WAY (PROJECT BOUNDARY)PROPOSED MNDOT RIGHT-OF-WAY (FUTURE INTERCHANGE)PROPOSED PROJECT ACCESSFUTURE PROJECT ACCESS W/ HWY 10 INTERCHANGE &FRONTAGE ROAD CONSTRUCTION (BY OTHERS)TWIN LAKESPKWY (FUTU
R
E
)HIGHWAY 169 & CEDAR LAKE ROAD S (MINNETONKA)WITH TWO-WAY FRONTAGE ROAD (WEST SIDE OF HWY 169 ONLY)PROJECT BOUNDARYPROPOSED PROJECT BOUNDARY (FRONTAGE RIGHT-OF-WAY)ofCAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 12/13/24 - Revise Layout.2. 3.4.5.6.DRAWN BY:PROJECT NO:9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\landscape\concept plan\9556_access exhibit.dwgSave Date:09/11/24 ISSUE DATE:1LEGENDYALE ST NW167TH AVE NW165TH AVE NWFRONTAGE RD (FUTURE)HIGHWAY 10HIGHWAY 10GAS LINE EASEMENTEXAMPLE INTERCHANGEHIGHWAY 169CEDAR LAKE
ROAD
SFRONTAGE (2-WAY)GAS LINE EASEMENTPage 78 of 82
EXISTING MNDOT RIGHT-OF-WAY (PROJECT BOUNDARY)PROPOSED PROJECT ACCESS (INTERIM)FUTURE PROJECT ACCESS W/ HWY 10 INTERCHANGE &FRONTAGE ROAD CONSTRUCTION (BY OTHERS)PROPOSED PROJECT BOUNDARY (FRONTAGE RIGHT-OF-WAY)HWY 10 ACCESS EXHIBIT
RJR09/11/242ofCAPSTONE HOMES, INC.
14015 Sunfish Lake Boulevard, Suite 400
Ramsey, Minnesota 55303REVISIONS1. 12/13/24 - Revise Layout.2. 3.4.5.6.DRAWN BY:PROJECT NO:9556SPECHT FAMILY FARM
Elk River, Minnesota
f:\jobs\9541 - 9560\9556 - specht farm - elk river\cad c3d\landscape\concept plan\9556_access exhibit.dwgSave Date:09/11/24 ISSUE DATE:2LEGEND1
6
5
T
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NWFRONTAGE RD (FUTURE)HIGHWAY 10HIGHWAY 10GAS LINE EASEMENTPROPOSED RIGHT TURN LANEEXISTING TURN LANEEXISTING TURN LANEEXISTING TURN LANEPage 79 of 82
Affordable Luxury 763-427-3090 | capstonehomes-mn.com
Capstone Homes Inc.
14015 Sunfish Lake Blvd
Ramey, MN 55303
RE: Capstone PUD Ordinance Amendment development and building standards.
City of Elk River
13065 Orono Parkway NW
Elk River, MN 55330
City of Elk River,
We are pleased to submit our application for consideration of a Master PUD Ordinance
Amendment, Rezoning application, and Comprehensive Plan amendment. Outlined below are the
proposed design standards and park dedication proposal:
1. Street Design:
a. Entrance - Minor Streets have the city standard 60’ Right of Way (ROW), with 34’ of
street section measured at the back of each curb. This street section includes a
standard city sidewalk on one or both sides of the street and no parking restrictions.
b. Entrance with Trail – Minor Streets with Trail on one side and sidewalk on the other
will be 65’ ROW, with 34’ of street section measure at the back of each curb.
c. Neighborhood – Minor side streets throughout the neighborhood have 60’ ROW,
with 29’ street section measured at the back of each curb. This street section
includes a sidewalk on one side of the street and no restrictions on parking.
d. For street section function and review Capstone welcomes a visit by any staff,
commission, board, or council members to our Harvest Run community in Otsego.
The model location is 6076 Quin Ave NE, Otsego, MN 55330. Harvest Run streets
were built to the City of Otsego code requirements which is 29’ back-to-back with
sidewalk on one side and no parking restrictions.
2. Lot Width and Setback for the neighborhood will be as follows:
a. 50’ Liberty Single Family Lot Width:
• 35’ home width
• 7.5’ side setbacks
• 25’ front/corner setback
• Driveways for Liberty Lots shall be no wider than 16’ at the back of curb.
b. 65’ Single Family Lot Width:
• 50’ home width
• 7.5’ side setbacks
• 25’ front/corner setback
• Driveways will have a maximum width of 30’ measured at the ROW line.
Page 80 of 82
Affordable Luxury 763-427-3090 | capstonehomes-mn.com
c. 75’ Single Family Lot Width:
• 60’ home width
• 7.5’ side setback
• 30’ front/corner setback
• 30’ rear primary structure setback from Bluff where it applies (Wild and
Scenic Standards apply)
• Driveways will have a maximum width of 30’ measured at the ROW line.
d. 100’ Single Family Riparian Lot Width:
• 80’ home width
• 10’ side setback
• 30’ front/corner setback
• 30’ rear primary structure setback from Bluff where it applies (Wild and
Scenic Standards apply)
• 125’ rear primary structure setback from 10-year OHW (Wild and Scenic
Standards apply)
• Driveways will have a maximum width of 30’ measured at the ROW line.
3. Park Dedication:
a. 42.58 Acres dedicated of premium river front open space and greenway corridors
throughout the neighborhood. This acreage is outlined in the Master PUD Park
Exhibit.
b. The developer is requesting that the City design and install all park and trail
improvements in dedicated acreage areas within a reasonable time proceeding
complete dedication of lower park and greenway corridor land.
c. Dedication of land will coincide with multiple plats through future phases of
development.
d. Note: 15.87 of additional Open Space (Highway Berm and Community Entrances)
will be maintained by the Homeowners Association.
4. Offsite Utility and Roadway improvements:
a. Developer will provide utility connections from offsite locations to the boundary of
the project and throughout the full neighborhood. A significant cost is involved with
these offsite improvements.
b. Oversizing of services required by City will be credited to the Developer in the
corresponding phase of development.
c. Improvements are required at the location of Highway 10 and 165th Street. The
Developer has planned to contribute up to $200,000 towards the intersection
improvements. The balance of the improvement cost funding will be determined by
the City. This intersection is temporary and will be removed upon completion of the
MNDOT funded Twin Lakes Overpass.
5. Wild and Scenic River District PUD:
a. All Riparian (Lots adjacent to the river) Lots are 100’ wide measured at the OHW
(Ordinary High Water) level.
Page 81 of 82
Affordable Luxury 763-427-3090 | capstonehomes-mn.com
b. All Non-Riparian Lots on the Bluff that do not encounter the OHW are 75’ wide
measured at the ROW.
c. Primary Structure Setback from the OHW will be 125’.
d. The Shore Impact Zone is 50’ from the OHW. 70% of the Shore Impact Zone will
remain as open space.
e. There are no restrictions on Seasonal Docks for all riparian lots.
f. 65’ Lots are permitted in the Wild and Scenic District in areas that are not Riparian
or along the bluff.
g. Open Space must meet or exceed the 50% standard as defined in Table 2 of the
Mississippi Wild and Scenic River Open Space Exhibit.
h. Lots on the bluff will have access through the bluff.
i. Impervious Surface coverage of riparian lots will not exceed 25% of the lot area.
j. Non-riparian lots will follow the post development 5-year historic undeveloped peak
discharge rate as outlined in the City of Elk River Ordinance.
Capstone Homes has enjoyed working with City Staff, the Park Commission, Planning Commission
and City Council during our initial phases of planning. We look forward to many years of continued
work together to bring an exemplary neighborhood through The Specht Family Farm property for all
the residents of Elk River.
Sincerely,
Matt Barker
Director of Land Development
Page 82 of 82