10.1 SR 03-17-2025The 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
10.1
Meeting Date
March 17, 2025
Prepared By
Zack Carlton, Community Development Director
Item Description
Specht Farm Development Proposal: Captsone
Homes
Reviewed by
Cal Portner
Tina Allard
Action Requested
Review the proposed residential subdivision and provide the applicant with feedback as they continue to
develop their plans.
Background/Discussion
City staff continue to meet with Capstone and review their project proposal as they move toward a formal
recommendation from the Planning Commission on March 25 and a City Council review on April 7. Two
primary topics to review during this meeting include cost-sharing opportunities for the Highway 10/165th Ave
intersection improvements and park dedication.
The city engineer has continued to meet with representatives from Capstone and MnDOT regarding the
required intersection improvements to serve the main access point for this development. Justin will provide
additional background on those conversations and discuss options to support the improvements.
The Park and Recreation Commission met on March 12 to continue their conversation on the park elements
within the development. They made the following recommendations. The referenced park exhibit is attached.
▪ Accept the lower land area of approximately 25 acres (the net area deeded to the city) as park land
dedication, giving credit for dedication at a 50% rate, equivalent to approximately 12.5 acres of park
land dedication credit.
▪ Accept approximately 2 acres of park land as shown in the exhibit provided by staff on March 12 with
the inclusion of approximately 20 parking stalls paid for by the developer.
▪ The remainder of park dedication requirements shall be paid in cash at the rate applicable when the
plat is released for recording.
▪ The developer should install the upland trail connections as shown in the exhibit provided by staff on
March 12.
▪ The developer shall pay for the design/engineering specifications for the lowland trail as shown in the
exhibit provided by staff on March 12.
▪ The developer shall maintain the farm field for agriculture with a Roundup-ready crop, preferably
soybeans, until the property is deeded to the city.
Page 291 of 304
Financial Impact
None
Mission/Policy/Goal
Support the growth and development of the community.
Opportunity to live, work, and play.
Attachments
1. Specht Farm Development Exhibits
2. Specht Farm Park Exhibit
Page 292 of 304
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 293 of 304
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 294 of 304
PARK OPPORTUNITIESSpecht Farms | Elk River, MN | 12/13/24 N 0 16080
1
2 8
3
9
4
10
11
12
13
1415
16
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Mississippi River
Wetland
10-YR OHW
10-YR OHW
10-YR OHW
Paved Trail
Open Space
Floodplain Forest Floodplai
n
F
or
e
st
Disc Golf
Course
Pavillion Play
Area
Par
k
i
n
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(
3
0
)
Backwate
r
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 295 of 304
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 296 of 304
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 297 of 304
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
H
A
V
E
NWFRONTAGE RD (FUTURE)HIGHWAY 10HIGHWAY 10GAS LINE EASEMENTPROPOSED RIGHT TURN LANEEXISTING TURN LANEEXISTING TURN LANEEXISTING TURN LANEPage 298 of 304
Page 299 of 304