Council reviews Hidden Creek South concept plan; planners warn tradeoffs if lots and roads are narrowed

The Forest Lake City Council received a concept plan presentation for Hidden Creek South from city staff and the developer and discussed tradeoffs between smaller lots and public benefits.

Abby, the city planner, told council the two‑parcel concept from Headwaters Land Group proposes 173 new lots and an estimated net density of about 3.07 units per acre, marginally above the comp plan minimum of three units per acre. She said the underlying MXR‑1 zoning ordinarily requires a 65‑foot minimum lot but the planned unit development (PUD) mechanism can allow smaller lots in exchange for public benefits; planning staff and the planning commission flagged concerns about narrower street widths, on‑street parking, driveway density, maneuverability for public safety and livability.

John Dobbs of Headwaters Land Group and the anticipated builder Capstone described the product as detached smaller single‑family homes intended to improve affordability compared with attached product (townhomes) and said similar products have been built elsewhere. Dobbs said the developer is open to discussions about berms, landscaping, non‑solid fencing materials and possible upfront park construction rather than sole land dedication.

Council and staff discussed wetland delineation and a parkway alignment study that must be completed before preliminary platting; staff estimated wetland work delays could push the schedule and the developer will meet the Parks Commission in April. Staff emphasized that PUD concessions should yield public benefits beyond required park fees and that final densities and lot sizes may change after wetland delineation and more detailed design.

Next steps: developer will meet Parks Commission, continue preliminary design and submit preliminary plat materials; staff will bring parkland, stormwater and alignment studies back to council as the application advances.