The development proposal for Hidden Creek Woods involves constructing three buildings: two three-story multifamily structures with eight units each and a two-story four-unit townhome. Located at 1210 117th Lane Northwest, this 3.5-acre parcel faces scrutiny for its potential environmental impact, particularly regarding its proximity to Sand Creek. The area is known for its natural beauty and serves as a public trail, and residents expressed concerns during the meeting about preserving its ecological integrity.

Residents voiced worries about the impact on the creek’s environment, with some pointing to past flooding that had already damaged local trees. Adam Freeze, a resident, highlighted the misleading nature of claims about preserving existing trees, noting that the remaining saplings offered little ecological protection. Additionally, residents like Donna Carson feared that the multi-phase project could leave the landscape altered if not completed, with Bill Carson referencing past developer failures to maintain promised tree preservation.

The commission’s discussion revealed several logistical challenges, including parking and waste management. Concerns were raised about the adequacy of space for trash collection and the potential for visual inconsistency with different design options for townhome units, such as balconies versus hip roofs. These issues prompted the commission to consider extending the decision timeline to gather more information and ensure a review. A commissioner questioned the implications of starting the project with a smaller, four-unit phase, concerned about the risk of an unfinished site if subsequent phases were not completed. This led to a suggestion for a letter of credit to ensure financial security for completing or restoring the site.

Staff recommended approval of the project subject to numerous conditions, including variances and approvals from the Kon Creek Watershed District. The development requires grading and drainage approvals, with plans for stormwater retention and infiltration ponds. A letter of map revision from FEMA is also being sought to adjust floodway boundaries, highlighting the need for coordination with several governmental entities.

The commission’s decision to postpone approval gives time for further evaluation of these issues.

In addition to the Hidden Creek Woods project, the commission reviewed a plan amendment for low-density residential areas, introducing a very low-density residential designation. This amendment aims to provide flexibility for development on constrained properties. The commission unanimously recommended approval, forwarding it to the city council for consideration.

The meeting also addressed a site plan extension for a strip mall on K Rapids Boulevard Northwest. The applicant requested an extension to resolve drainage issues, and the commission recommended approval to avoid leaving the site vacant.

The Planning Commission’s forthcoming November agenda includes a draft work plan for 2025, focusing on refining zoning codes and updating park dedication fee language. Other notable developments include a lot line adjustment request by the river and zoning ordinance considerations for cannabis retail in light of new state statutes.