Planning commission recommends approval of Amberly Woods preliminary plat and PUD for 56 homes

The Forest Lake Planning Commission voted unanimously to recommend that City Council approve the preliminary plat and planned unit development (PUD) for Amberly Woods, a Twin Cities Land Development proposal for 56 single‑family homes on a roughly 39‑acre parcel, subject to the conditions in the staff report.

Nathan, a city planner, told commissioners the project proposes 56 single‑family lots with a net density of about 3.3 units per acre after preserving roughly 15 acres of wetlands. "The city's ordinance requires 3.27 acres of parkland dedication," Nathan said, and the developer is proposing more than 6 acres of upland dedication on the east side of the site to meet that requirement.

In staff analysis, the site is zoned MXR‑1 and the proposed plan clusters development on the west side of the parcel to preserve wetland areas on the east. The plan shows two types of lots: 25 narrower lots proposed at 55 feet of frontage (for which the developer requests PUD flexibility) and 31 lots at 65 feet. Staff reported a net developable area of about 17 acres and described required public improvements including street connections to Granada Avenue and Goodview Avenue, sidewalks on one side of streets, and two stormwater ponds to manage runoff.

Applicant Tracy Rust of Twin Cities Land Development said the project design includes large stormwater basins intended both to hold runoff and to allow the developer to raise the site elevation in places. "That pond is bigger because we are taking we're actually digging out to raise the site so that, yes, there's a reason that there are a lot of wetlands on the site," Rust said, describing the engineering approach to drainage and pond sizing.

Neighborhood speakers raised concerns about lot sizes, yard depth and long‑term protection of the dedicated open space. Julie Severson, a nearby homeowner whose backyard abuts the proposal, asked whether the wetland/open space being dedicated to the city could later be developed: "What guarantees do we have that that green space once it's deeded over to Forest Lake that will never ever ever be developed?" she asked. Staff replied that the city intends to accept the east half of the property as parkland and that deeded parkland would be bound to that use in perpetuity, with only limited reservations for a utility or roadway easement if necessary.

Commissioners asked detailed questions about impervious surface, enforcement of wetland buffer signage, and how the city would prevent homeowners from placing decks or sheds inside protected areas. Staff said wetland buffers are required to be marked, the watershed district conducts compliance inspections, and building‑permit reviews include checks to prevent construction that would violate setbacks.

A motion to recommend approval of both the preliminary plat and the PUD, subject to staff conditions including meeting the city engineer's requirements, securing necessary easements, installing right‑of‑way improvements at the developer's expense, protecting wetlands and buffers, and meeting Forest Lake Comfort Lake Watershed District standards, was made by Commissioner Young and seconded. The commission recorded the motion as carrying unanimously and directed that the recommendation go to City Council; staff noted the council would take up the matter at its next meeting on October 27.

The commission discussion reiterated broader policy concerns about minimum lot sizes and the city's adopted comprehensive‑plan density targets. Several commissioners said the city adopted comp‑plan guidance that requires minimum densities in some areas and that staff and council are working with regional partners on density calculations; some commissioners said they remain concerned about small lot sizes even when projects meet the adopted density goals.

Next steps: The commission's recommendation is advisory; the City Council will consider the preliminary plat and PUD and take any final action. The staff report and the conditions discussed at the hearing will accompany the council packet.