11.1 SR 03-03-2025The 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
11.1
Meeting Date
March 3, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Oakwater Ridge Subdivision: Capstone Proposal for
Specht Farm
Reviewed by
Cal Portner
Tina Allard
Action Requested
Discuss the development proposal and provide the applicant with direction regarding their project, including
park dedication and proposed lot sizes.
Background/Discussion
Capstone Homes has proposed a 533-lot residential subdivision on the property commonly known as the
Specht Farm. The proposal has been reviewed by the Planning Commission, Park and Recreation Commission,
and the City Council. Each entity has provided the developer with comments and feedback on the proposal,
and the developer has requested a Work Session meeting to discuss the comments with the City Council.
The three primary discussion points are park dedication, lot sizes, and street widths.
After the City Council meeting on February 18, 2025, the developer provided a response letter describing the
reasoning behind the design decisions. They have agreed to construct the city streets per the city standard.
They would like to further discuss park dedication and lot sizes, specifically the 50-foot lots.
The developer will consider the Council's feedback as they refine their plans in advance of the March 17
public hearing, which was continued from February 18, 2025.
Financial Impact
None
Mission/Policy/Goal
Responsibly grow.
Support the growth and development of the community.
Opportunity to live, work, and play.
Attachments
1. Master PUD Plans dated 12-30-2024
2. Site Rendering
3. City Council Meeting Recap received 2-21-2025
Page 80 of 117
Page 81 of 117
PLANNED UNIT DEVELOPMENT
December 30th, 2024
Specht
Family Farm
Elk River, MN
Page 82 of 117
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 83 of 117
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 84 of 117
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 85 of 117
PARK OPPORTUNITIESSpecht Farms | Elk River, MN | 12/13/24 N 0 16080
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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 86 of 117
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 87 of 117
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 88 of 117
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 89 of 117
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 90 of 117
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 91 of 117
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 92 of 117
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
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)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 93 of 117
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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NWFRONTAGE RD (FUTURE)HIGHWAY 10HIGHWAY 10GAS LINE EASEMENTPROPOSED RIGHT TURN LANEEXISTING TURN LANEEXISTING TURN LANEEXISTING TURN LANEPage 94 of 117
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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
Page 95 of 117
50’ LOT DISCUSSION
CAPSTONE TAKEAWAY FROM COUNCIL:
50’ lot may be too narrow, 55’ would be better
CAPSTONE FURTHER THOUGHTS:
The Comprehensive Plan allows for mixed-use residential, low to high density products
o For comparison: If we replace the 50’ liberty lots with attached townhomes, the overall
density of the project will easily surpass 3 units per acre.
o The density of our proposed plan is 533 units/216 acres = 2.47 units/ac (lower field not
included)
o This density is the lowest that Capstone has designed for any of our master planned
communities, none of which have attached housing.
The reason behind this, is that we have designed for a significant amount of
open/green space in the upper portion of the plan.
o The Capstone Liberty series was designed for 40’ lots with 5’ side setbacks.
Cottage Grove, Ramsey, St. Michael, Andover, etc.
For our proposed plan in Elk River, after consideration, we determined to increased
the lot size to 50’ lots with standard side setbacks (7.5’)
o The feedback we’ve received from these other cities is that they prefer the Liberty series
over the alternative price-point home option of attached townhomes
o We started this project understanding that it would be important to have a price-point
product offering as an option for the existing residents of Elk River: Young families, young
professional, teachers, military.
The Liberty series is designed for this, and the compact lot is a significant factor of
the lower price.
Single family homes these days are getting more and more expensive.
Multi-level, split entry homes: $465,000 - $500,000+
Two-story, ranch homes: $530,000 - $600,000+
Liberty homes: $360,000 - $430,000
As proposed, this neighborhood will allow buyers to get in around the mid
$300,000’s…..just slightly higher than attached townhomes.
o We would enjoy offering a tour of our community called Legacy Bay Farms in St. Michael to
see the Liberty homes, along with the rest of the homes we offer. It is also a great example
of the type of community Capstone builds.
SOME OF THE INTERNAL ROADS ARE PROPOSED AT A WIDTH OF 29’
CAPSTONE TAKEAWAY FROM COUNCIL:
29’ roads are too narrow, and the city has a standard of 34’
o Vehicles may not be able to pass easily with parked cars on the sides
o Emergency vehicle access could be difficult
o Maintenance could be difficult
CAPSTONE FURTHER THOUGHTS 29’ ROAD WIDTH:
Capstone has participated in various reviews of this topic throughout the region, focusing on EMS,
fire, public services, and general garbage/service vendors. In all instances it was determined that
this traffic can operate safely, while still maintaining the streets well.
Safety, by reducing vehicle speed, is the key factor in reducing the street width.
o Vehicles drive at increased speed on wider roads such as 34’.
Page 96 of 117
o Vehicles slow down when the roads are 29’.
The character of the neighborhood increases to be of a quaint nature with a focus on trees,
homes, and landscaping versus asphalt.
Impervious surface is reduced with the 29’ road. Most public agencies these days are calculating
impervious surface and requiring developers to reduce the amount. The benefits include less
storm water treatment with ponds/basins. There are further restrictions to impervious surface on
this property due to the river.
*We (Capstone) did agree to consider revising the plans to 34’ roads.
PARK DEDICATION PLAN SHOULD BE REDESIGNED
CAPSTONE TAKEWAY FROM COUNCIL:
Plan should be changed to add 8 acres of active play park space in the upper areas of the property
o The desire is for the city to have space to build tennis courts, pickle ball courts, and other
active play facilities
Council statement: Lower park land is worthless to the developer – not suitable for building
Park credit for the lower field land will be reduced from roughly 26 acres to 8 acres, (8 ac is the
land above the OHW).
Park credit will not be provided for the 9.8 acres (upland) of the linear park trail system on the
upper land, through the existing trees, from the corner of the Kelly Farm to the Bluff Overlook. This
was the Capstone’s proposed MRT green corridor connection from Hwy 10 to the River.
CAPSTONE FURTHER THOUGHTS ON PARK DEDICATION PLAN:
The lower field property is shoreline on the Mississippi River and therefore is the most valuable
land of this master plan, whether homes can be built here or not. This will serve as an incredible
amenity once this land becomes accessible during the improvements. Shoreline along the
Mississippi River has a high value.
We do not believe the existing parkland dedication restrictions, as listed in the city ordinance, are
meant to apply to shoreline property on the Mississippi River. This is a very unique situation.
The master plan was designed as a whole, including the financial investment, so that all features,
such as the individual homes, the linear trail system, and the lower Mississippi River park, all
worked together in harmony to bring the residents to the major focal point of this entire area…the
Mississippi River. The pedestrian and bike system was created to funnel this traffic to the river
bluff and lower river park.
Significant changes to the Master Plan must also work with the financial investment.
o As a new 8 acre park is proposed to be added to the upper land, the linear trail system
would need to be removed to gain back this space for homes.
If the city does not value the lower field along the Mississippi River as park dedication (as was
mentioned) Capstone would like to explore the idea of keeping the lower field as a privately
owned and operated HOA park amenity for the residents of this new community.
o This would allow Capstone to proceed with passive park improvement ideas as we have
suggested:
River trail corridors
Fishing docks
Boat slips
Playground
Disc Golf
o Still providing the 8 acre park in the community and paying the balance in park dedication
fees.
Page 97 of 117