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Council hears concept plan for Hidden Creek South: 173-lot proposal, questions about 50-foot lots and parkland
Summary
City planners and the developer presented a concept plan for Hidden Creek South, proposing 173 new lots (50- and 65-foot widths) and parkland dedication; planning commission raised concerns about smaller lots and narrower roads, and the developer said the smaller detached product supports affordability.
City planning staff and developers presented a concept plan for Hidden Creek South, an expansion of the Headwaters/Hidden Creek neighborhood, that would subdivide two parcels into about 173 lots and dedicate parkland; the council and planning staff raised questions about lot widths, roadway widths and public benefits tied to any planned-unit-development concessions.
Planner Abby (staff) described the proposal from Headwaters Land Group as an extension of the existing Hidden Creek neighborhood with 65-foot lots matching the established character and 50-foot lots to the east proposed with Capstone Homes as the anticipated builder. Staff said the plan reaches an estimated 3.07 units per acre, just above the comprehensive-plan minimum of 3 units per acre, but noted that wetland delineation and stormwater design could change netable acreage and density.
Planning commission members flagged concerns about narrower 50-foot lots, potential driveway and on-street-parking congestion and public-safety maneuverability on narrower local streets. Abby said the PUD mechanism is intended to allow site-sensitive design but that any relaxation of lot-size or roadway standards must be weighed against public benefits. John Dobbs of Headwaters Land Group told the council that the “detached, small single family is actually more affordable,” and that the developer is interested in accelerating park construction rather than only dedicating land.
Council members asked about buffering and design along Headwaters Parkway to avoid continuous backyard fences; staff said those are design items the PUD process could address and the developer indicated willingness to explore berms, plantings or other options. Staff will bring the plan to the Parks Commission and continue pre-application coordination as the developer moves toward a preliminary plat submittal.
Why it matters: The concept would add substantial new housing and park acreage in an area of the city guided for mixed residential use; council and planning staff must balance density requirements, developer proposals for affordability and public benefits required when a PUD departs from zoning standards.
Provenance: - topicintro: {"block_id":"2655.085","local_start":0,"local_end":18,"evidence_excerpt":"Right. Next item. 70 Hidden Creek South Concept Plan Review and Abby."} - topfinish: {"block_id":"4483.185","local_start":0,"local_end":18,"evidence_excerpt":"Thank you. When we come back, I'll bring Capstone with me."}
