Laserfiche WebLink
50’ LOT DISCUSSION <br />CAPSTONE TAKEAWAY FROM COUNCIL: <br /> 50’ lot may be too narrow, 55’ would be better <br /> <br />CAPSTONE FURTHER THOUGHTS: <br /> The Comprehensive Plan allows for mixed-use residential, low to high density products <br />o For comparison: If we replace the 50’ liberty lots with attached townhomes, the overall <br />density of the project will easily surpass 3 units per acre. <br />o The density of our proposed plan is 533 units/216 acres = 2.47 units/ac (lower field not <br />included) <br />o This density is the lowest that Capstone has designed for any of our master planned <br />communities, none of which have attached housing. <br /> The reason behind this, is that we have designed for a significant amount of <br />open/green space in the upper portion of the plan. <br />o The Capstone Liberty series was designed for 40’ lots with 5’ side setbacks. <br /> Cottage Grove, Ramsey, St. Michael, Andover, etc. <br /> For our proposed plan in Elk River, after consideration, we determined to increased <br />the lot size to 50’ lots with standard side setbacks (7.5’) <br />o The feedback we’ve received from these other cities is that they prefer the Liberty series <br />over the alternative price-point home option of attached townhomes <br />o We started this project understanding that it would be important to have a price-point <br />product offering as an option for the existing residents of Elk River: Young families, young <br />professional, teachers, military. <br /> The Liberty series is designed for this, and the compact lot is a significant factor of <br />the lower price. <br /> Single family homes these days are getting more and more expensive. <br /> Multi-level, split entry homes: $465,000 - $500,000+ <br /> Two-story, ranch homes: $530,000 - $600,000+ <br /> Liberty homes: $360,000 - $430,000 <br /> As proposed, this neighborhood will allow buyers to get in around the mid <br />$300,000’s…..just slightly higher than attached townhomes. <br />o We would enjoy offering a tour of our community called Legacy Bay Farms in St. Michael to <br />see the Liberty homes, along with the rest of the homes we offer. It is also a great example <br />of the type of community Capstone builds. <br /> <br />SOME OF THE INTERNAL ROADS ARE PROPOSED AT A WIDTH OF 29’ <br />CAPSTONE TAKEAWAY FROM COUNCIL: <br /> 29’ roads are too narrow, and the city has a standard of 34’ <br />o Vehicles may not be able to pass easily with parked cars on the sides <br />o Emergency vehicle access could be difficult <br />o Maintenance could be difficult <br /> <br />CAPSTONE FURTHER THOUGHTS 29’ ROAD WIDTH: <br /> Capstone has participated in various reviews of this topic throughout the region, focusing on EMS, <br />fire, public services, and general garbage/service vendors. In all instances it was determined that <br />this traffic can operate safely, while still maintaining the streets well. <br /> Safety, by reducing vehicle speed, is the key factor in reducing the street width. <br />o Vehicles drive at increased speed on wider roads such as 34’. <br />Page 96 of 117