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<br />park of approximately 6 to 8 acres. <br />9. The cash dedication shall be a pro-rated amount for each lot and paid at the time of final platting. <br /> <br /> <br />Background/Discussion <br />The developer, Capstone Homes, has submitted a series of applications to support their proposed <br />development on the property commonly referred to as the Specht Family Farm - now known as Oakwater <br />Ridge. The site is approximately 250 acres in size and includes a significant area of frontage along the <br />Mississippi River and Highway 10. The area currently includes three different zoning districts (FAST, R-1d, and <br />Business Park) and is guided by the Comprehensive Plan for residential and commercial uses. <br /> <br />The proposal includes 533 new single-family parcels, and 5.17 acres slated for future commercial uses. <br />Approval of the project requires amendments to the Comprehensive Plan (Land Use), zoning amendments to <br />create a Planned Unit Development (PUD) for the residential areas and rezone the commercial areas to C-3 <br />(Highway Commercial), and an ordinance amendment establishing the standards for the PUD. <br /> <br />The developer is seeking approval of the PUD to establish the framework for the project. Future applications <br />and reviews will include a preliminary plat and final plats. These will provide more details on the grading, <br />stormwater, utility work, and engineering for the development. Discussions should seek to achieve a cohesive <br />project with a series of standards that the developer will follow as the project progresses toward final design. <br /> <br />Planning Commission <br />The Commission held a public hearing to discuss the project on January 28, 2025. Two family members spoke <br />during the meeting with one outlining the beauty and uniqueness of the place and expressing hope that the <br />development is respectful of the memories the family has growing up there. The second family member noted <br />that he was in support of the development. Additionally, representatives from the Kelley Farm discussed the <br />development's proximity to the historical site and noted that they are working with the developer to create a <br />landscape plan to buffer the site respectfully. <br /> <br />The Planning Commission, along with another representative from the public, expressed concerns about the <br />narrower (29-feet wide) streets proposed as part of the project. Their concerns were with maintenance and <br />emergency vehicles driving through the street, specifically turning around in the cul-de-sacs. The developer <br />stated that the narrow streets contribute to a safer project by slowing traffic through the neighborhoods. The <br />streets also significantly reduce the amount of impervious surfaces throughout the project. The Planning <br />Commission asked for additional information from the public works director regarding his recommendation <br />to remain with the current street width standard of 34 feet. His response is noted below: <br /> <br />Public works has long supported the Council standards for street widths on public roadways in Elk River. Our current <br />standard provides for a level of service in residential areas that supports parking on both sides while keeping sufficient <br />space in the center to allow movement for delivery vehicles, garbage trucks, and public service/safety vehicles. We <br />understand several communities in the greater metropolitan area have migrated to narrower streets generally at the <br />request of developers as an economic savings to the cost of their projects. We maintain our position that entertaining <br />the request for narrower streets comes at the cost of long-term maintenance inefficiencies where plow trucks cannot <br />safely navigate between vehicles parked on both sides of the roadway. Our current standard provides a balance <br />between these through movements and parking on both sides to ensure residents have the parking space they desire <br />for themselves and their guests. <br /> <br />The Commission was generally supportive of the layout of the development and the narrower lots - down to <br />50 feet wide. However, the Commission was not prepared to make a recommendation until they had <br />received more information from the public works director. The developer also encouraged the commission <br />members to drive through a few developments that were noted during the discussion. <br /> <br />Page 139 of 166