7.5 SR 02-18-2025The 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
7.5
Meeting Date
February 18, 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
Cal Portner
Tina Allard
Action Requested
Open the public hearing, receive public comment, and continue the hearing to March 17, 2025.
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 Family Farm. The site is approximately 250
acres in size and includes a significant area of frontage along the Mississippi River and Highway 10. 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 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 Planned Unit Development (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.
The developer is seeking approval of the PUD to establish the framework for the project. Future applications
and reviews include a preliminary plat and a final plat. These will provide more details on the grading,
stormwater, utility work, and engineering for the development. Discussions and conditions from the City
Council should seek to achieve a cohesive project with a series of standards that the developer will follow as
the project progresses toward final design.
Planning Commission
The Commission held a public hearing to discuss the project on January 28, 2025. Two family members spoke
during the meeting with one outlining the beauty and uniqueness of the place and expressing hope that the
development is respectful of the memories the family has growing up there. The second family member noted
that he was in support of the development. Additionally, representatives from the Kelley Farm discussed the
development's proximity to the historical site and noted that they are working with the developer to create a
landscape plan to buffer the site respectfully.
Page 108 of 227
The Planning Commission, along with another representative from the public, expressed concerns about the
narrower (29-feet wide) streets proposed as part of the project. Their concerns were with maintenance and
emergency vehicles driving through the street, specifically turning around in the cul-de-sacs. The developer
stated that the narrow streets contribute to a safer project by slowing traffic through the neighborhoods. The
streets also significantly reduce the amount of impervious surfaces throughout the project. The Planning
Commission asked for additional information from the public works director regarding his recommendation
to remain with the current street width standard of 34 feet. His response is noted below:
Public works has long supported the Council standards for street widths on public roadways in Elk River. Our current
standard provides for a level of service in residential areas that supports parking on both sides while keeping sufficient
space in the center to allow movement for delivery vehicles, garbage trucks, and public service/safety vehicles. We
understand several communities in the greater metropolitan area have migrated to narrower streets generally at the
request of developers as an economic savings to the cost of their projects. We maintain our position that entertaining
the request for narrower streets comes at the cost of long-term maintenance inefficiencies where plow trucks cannot
safely navigate between vehicles parked on both sides of the roadway. Our current standard provides a balance
between these through movements and parking on both sides to ensure residents have the parking space they desire
for themselves and their guests.
The Commission was generally supportive of the layout of the development and the narrower lots - down to
50 feet wide. However, the Commission was not prepared to make a recommendation until they had
received more information from the public works director. The developer also encouraged the commission
members to drive through a few developments that were noted during the discussion.
The Planning Commission did not make a recommendation and continued their discussion to February 25,
2025.
Park and Recreation
The Park and Recreation Commission reviewed this project for park dedication on January 8, 2025, and
February 12, 2025. During their February meeting, they reviewed the proposed park areas and felt there
needs to be a larger focus on a park above the bluff area and not in the floodway. They also believed it was
important to not allocate all park dedication to land as a cash dedication would help fund the improvements
to the park in this area. They recommend that the required dedication be split roughly 50-50 between land
and cash with a significant increase in the land dedication above the bluff line. The park area above the bluff
should be located near the center of the property and adjacent to the bluff.
The developer will respond to these recommendations in advance of the next City Council meeting.
Recommended conditions to achieve the Commission's goals will be included for Council consideration.
Financial Impact
None
Mission/Policy/Goal
Opportunity to live, work, and play
Responsibly grow
Support the growth and development of the community
Attachments
1. Planning Commission Memo dated 1-28-2025
2. Site Rendering dated 2-10-2025
3. 7.5 Elk River - Specht Farm 2-18-2025 CC Presentation
4. 7.5 Specht Farm
Page 109 of 227
Page 110 of 227
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 111 of 227
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 112 of 227
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 113 of 227
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 114 of 227
Page 115 of 227
R
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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 116 of 227
Page 117 of 227
PLANNED UNIT DEVELOPMENT
December 30th, 2024
Specht
Family Farm
Elk River, MN
Page 118 of 227
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 119 of 227
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 120 of 227
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 121 of 227
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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(
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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 122 of 227
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 123 of 227
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 124 of 227
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 125 of 227
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 126 of 227
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 127 of 227
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 128 of 227
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 129 of 227
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
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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.
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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.
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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
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OAKWATER RIDGE
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Liberty Homes (50’ Lot) 181
Classic Homes (65’ Lot) 284
Bluff Homes (75’ Lot) 49
River Homes (100’ Lot) 19
Total Residential Lots 533
Open Space 58.45 ac.
Future Commercial 5.17 ac.
Future Frontage Road ROW 10.53 ac.
Net Residential Area 173.50 ac.
Total Site Area 247.65 ac.
SITE DATA MISSISSIPPI RIVERElk River, MN | 02/10/25
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Oakwater Ridge
Elk River, MN
City Council
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Specht Farm PUD
Land Use, Zone Change, and
Ordinance
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Background
§Discuss the proposed development & take public
comments
§Capstone Homes
§533 lot residential subdivision
§5.17 acres - future commercial development
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Background
§Current request includes:
§LU to better align uses with planned property lines
§ZC to create the residential PUD and zones with
planned property lines
§OA to establish the PUD
§Platting will occur later – the PUD ordinance will
establish the framework for the development
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Comprehensive Plan – Land Use
§Comp Plan guides the property
§Mixed Residential Uses and Highway Business
§Mixed Residential encourages neighborhoods with
multiple housing types
§Proposing four different lot types
§Increasing density
§Highway Business anticipates commercial uses which
benefit from highway frontage – gas station, retail, etc.
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Zoning
§The subject site includes three different zoning districts
§FAST (I) – Remnant from 2010 study
§Not compliant with the current Land Use/
Comprehensive Plan
§Business Park
§Not consistent with Comprehensive Plan
§R-1d (residential)
§Generally consistent with the plan
§Proposal brings project into compliance with the
proposed land use changes
§Generally, more consistent with the Comprehensive
Plan
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Land Use Changes Zoning Changes
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General Layout
§Most of the site is slated for single-family residential
uses
§Highest density (50-foot lots) closer to Highway 10
§Largest lots (100-foot lots) along the river
§Required per wild and scenic river district
§Primary access at 165th Ave/ current driveway location
§Numerous conversations with city and MnDOT
§Requires significant improvements and approval
from MnDOT
§Secondary access from Yale Street in NW corner
§Long-term plans for interchange - not part of current
project
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Main Access
Secondary Access
Future Interchange
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Parcel Design/Layout
§Includes lots between 50 and 100-feet wide
§Majority of the lots are 50 and 65-feet
§Limiting driveway widths to 16-feet
§Provides ~37-feet between driveways in small lot
area
§15-feet between homes
§25-foot front yard setback
§Bradford Park – 55’-lots with 18-foot driveways
§Provides ~40-feet between driveways
§50-foot lots have been approved on private streets and
§~51-foot lots on one street in Miske Meadows – Edison
Street
§Miske Meadows is association maintained
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Streets and Sidewalks
§City engineering standards – streets 34-feet wide
§Allows parking on both sides of the street and ample
room for two cars passing
§Developer requests approval of 29-foot streets
§Allows parking on both sides but becomes more
“uncomfortable” for drivers when fully parked
§Traffic calming possibility
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Streets and Sidewalks
§The highest traffic streets would meet city standards,
but the remaining interior streets are proposed at 29-
feet
§All streets have a sidewalk on one side of the road
§A trail network was reviewed by the Park and Rec
Commission
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City Utilities
§All properties will connect to city sewer and water
§Extensions from off-site locations is required
§Engineering and utility plans will be part of a future
Preliminary and Final Plat review
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Planning Commission
§Public Hearing
§Two family members spoke
§One outlined beauty and uniqueness
§Second supported development
§Kelley Farm noted working with applicant on
screening
§PC concerns with 29-foot streets
§Maintenance & emergency vehicles
§Asked for additional info from Public Works Director
§His response is in memo
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Planning Commission
§Generally supportive of the proposal
§Not prepared to make recommendation
§Continue their discussion to Feb 25
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Parks and Recreation Commission
§Reviewed twice - Jan. 8 & Feb. 12
§Needs to be a larger focus on a park above the bluff
area and not in the floodway where structures cannot be
built
§Dedication be split roughly 50-50 between land and
cash
Recommendation:
§~8 acres above the 10yr OHW, but within FEMA
floodway
§~8 acres park area above the bluff, located near the
center of the property, and adjacent to the bluff
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Environmental and Landscaping
§Requires a Environmental Assessment Worksheet
(EAW)
§Evaluates the full scope of environmental impacts
§Wetlands, soil, visual, watershed, stormwater, traffic,
historical features, etc.
§Reviewed my numerous state agencies
§Determines if a more intensive environmental review
is necessary
§The EAW has been submitted and will be reviewed in
accordance with all state standards
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Actions Requested
1.Discuss the proposed development and how the
project features fit into the city’s vision
§General layout
§Small lots
§Narrower streets
§Park dedication
2.Open the public hearing, receive public comment, and
continue the hearing to March 17, 2025.
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