ANDOVER PLANNING COMMISSION

SUBDIVISION COMMITTEE

April 11, 2006

Minutes

The Andover City Subdivision Committee met for a regular meeting on Tuesday, April 11, 2006 at 909 N. Andover Road in the Andover Civic Center.  Vice-Chairman Ron Roberts called the meeting to order at 5:37 p.m. Other members present were Charlotte Bass and Jan Cox. Others in attendance were Director of Public Works and Community Development Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges.  Committee Member Lynn Heath was absent.

Call to Order

Review the minutes of the March 14, 2006 Subdivision Committee.

Jan Cox made a motion to approve the minutes as presented. Ron Roberts seconded the motion. Motion carried 3/0.

Review the minutes of the Mar. 14, 2006 Subdivision Committee.

Communications:

Review the City Council minutes from the March 14, 2006 and March 28, 2006 meetings. The minutes were received and filed.

Review the minutes of the March 7, 2006 and April 4, 2006 Site Plan Review Committee Meeting. The minutes were received and filed.

Review the minutes of the March 21, 2006 Planning Commission meeting. The minutes were received and filed.

Communications

Review the Amendment to the Terradyne PUD. Kenny Hill of Poe and Associates presented the proposed changes to the Terradyne PUD to include the following revisions:

1.      Conversion of the existing golf course driving range to exclusive patio type homes.

2.      Conversion of the existing hotel rooms to offices.

3.      Accommodations for the future construction of a larger hotel/conference center.

4.      Revision to the existing undeveloped townhouse parcel to decrease the number of dwelling units.

The new owners of the property have also purchased a large property across 159^th with the intentions of building a new practice range, access tunnel, and some residential development. All of the proposed changes appear to be efforts to bring more activity to the area to support the golf course, restaurant, etc. Staff supports the changes as proposed.

Kenny said the owner also wants to build the patio homes as a zero lot line development in the residential parcel. The text will be changed to include the uses available in R-5 Single-Family Zero-Lot-Line Residential District. The lot area would decrease from 6,000 square feet to 5,400 square feet which is allowed in R-5 zoning. The minimum front yard, off street parking, and side yard setbacks would also be as permitted in the R-5 zoning.

Les said there would be 10’ separation between buildings.

Jeff Bridges said a statement needs to be included on the PUD stating that the infrastructure financing would be available when the city has it.

Kenny said there will be a petition filed with the city for water and sewer. The streets are preferred to be public if it can be designed to match the proposed plan. Kenny thinks these details can be worked out during platting.

Kenny stated changes to Parcel 2 include reducing the number of dwelling units from 76 to 42 to compensate for the lots that were added to the north of that parcel. He modified the limits of the parcel to match their plan which amounts to a net area increase of 4 tenths of an acre from Parcel 1 into Parcel 2.

Ron Roberts asked about the front yard setback in the R-5 zone. Kenny Hill said it is 25 feet, and 15 feet on corner lots with some exceptions about the orientation of the garage.

Les Mangus said this is the 1^st time the R-5 will be used in the City of Andover. He said the houses are usually “weaved”. Kenny Hill said a 5’ access easement is provided on the adjacent lot for maintenance. A setback line is also platted.

Les said the developer for this plan has experience with zero lot line developments.

Jan Cox asked why they are asking for R-5 uses, but not to rezone the property. Les said in the Terradyne PUD, everything except the office parcel remains R-2 zoning, but it gives specific uses within that zone. The condo Parcel number 2 gives all the bulk regulations of R-6. A parcel adjacent to the office is zoned R-2, but has all the permitted uses and bulk regulations of R-3. Les further stated it is typical of zero lot line concept to be small lots with common maintenance. These will be like Town-homes and will be independently owned.

Ron Roberts was concerned about the lack of street parking. Kenny Hill said if more parking is needed, the details could be worked out during platting.

Kenny Hill said the text is followed from the original PUD. Les said there is access to 200+ acres of golf course.

There was general discussion about the lack of sidewalks due to the amount of open space.

There was discussion about private versus public streets. Les said he is not in favor of a public street unless it is a minimum of 58’ right-of-way with a 29’ street. He further stated if they want a private 30’ access easement like was done in Flint Hills that would be okay. Kenny said the plan would have to be modified if public streets are desired.

Jeff said a provision needs to be made stating the city will maintain the property owned by the HOA if they fail to do so. Jeff further stated the 159^th Street tunnel maintenance, repair or extension will be done at the cost of the developer or HOA. Les said the tunnel is a right-of-way privilege, not public infrastructure.

Charlotte Bass made a motion to recommend approval for the plan with the following conditions: 1. The City will not be responsible for financing of the widening of underground tunnel.2. Financing for specials when available by the city. 3. If the streets are less than standard width, they will be platted as private streets. Jan Cox seconded the motion. Motion carried 3/0.

In further discussion, Kenny Hill stated these roads would probably be platted as access and fire lane easement for public use even though they are private streets. Les said this is the same in Flint Hills.

Review the Amendment to the Terradyne PUD.

Review the Sketch Plan for the Amendment to the Cornerstone 1^st Addition PUD. Jason Gish of MKEC Engineering and Rob Ramseyer representing Richie Development gave the history of this PUD and explained the revised plan. The proposed amendments to the Cornerstone PUD provide a better connection between the east and west halves of the Cornerstone residential property. To create more defined “neighborhoods”, and add to traffic calming, the developer proposes to place a roundabout in Cornerstone Parkway (collector street) at the future intersection of another collector street, and to eliminate one of the street crossings across the floodplain in the Cornerstone 1^st Addition. The revised plan seems to create a much better flow of the collector streets without great sacrifices to keep the houses from facing the collector streets.

Les Mangus stated the proposed changes to the overall PUD layout require no formal action of the Committee at this point, but an Amended Final PUD Plan of the Cornerstone 1^st Addition will have to be reviewed and approved to implement the changes to the existing approved final plan.

Jason Gish said some of the streets will be narrowed and curvilinear for traffic calming. 2 round-abouts are also planned which will include trees and other landscaping.

Rob Ramseyer explained more history of the land plan and about their effort to create continuity within the separate neighborhoods in this development. He stated the 5 acre park will be a nice amenity for the area.

Les said he expected some Planning Commission concerns about the number of lots that front onto collector streets. He said there is no north to south connection from 21^st Street to 29^th Street.

Jan Cox said she wanted to see a second 5 acre park in the design. Rob Ramseyer said the revised Final PUD will show the neighborhood parks with 2 community swimming pools. Rob said there may be 1- 2 more pools added in the future.

Ron Roberts said there is no access to the large lake on the east. He would like to see a 25’ access easement into the lake areas.

Les said the collector street through the medical addition will create separation between residential and commercial. There will still be a street connection into the neighborhood, but it will not be a collector street. Rob Ramseyer said after the traffic signal is installed at 159^th Street in 2008, most of the traffic will use that street to enter and exit the development.

Jan Cox asked if the collector street would have a 66’ right-of-way. Jason said he would like to see a 29’ street with no lots fronting it for traffic calming purposes. Jan asked how wide the street would be if houses faced it. Jason said they would be 34’- 35’ back to back. Les said 35’ is standard. Les suggested using some intersection “neck downs” from 35’ to 29’ at the intersections. Les said the developer needs input on the modifications to the areas already platted.

There was discussion about the 5 acre public park.

Discussion continued about access to the large lake. Les suggested an easement at the north end of the lake. Rob said he would like to design the easement across from the pool. The bridge across the lake from the previous plan has been replaced with a drainage control weir. Les was concerned about pedestrian access to the pool.

There was discussion about the maintenance of existing trees. Rob said text is in the covenants stating any trees of a designated size may not be removed without permission of the HOA. Discussion continued about the responsibility of trash removal around the tree lines.

Jan Cox asked if the lot tabulations had changed from the original plan. Rob said they are down 15.

Ron Roberts wants to see pedestrian access to the 2 lake areas along 29^th Street. Les said one of the legs of the horseshoe street at the north end could extend a collector street out to 29^th. Jason Gish explained the market is calling for view out lots. Jason explained the drainage design difficulties with view out lots.

General discussion continued about the pros and cons of traditional neighborhood design.

Charlotte Bass said she would like to see access onto 29^th Street.

Jan Cox said the committee would like to see more access to the green areas in the north part of the development and to the large lake from the west.

Jan Cox and Ron Roberts said they would like to see foot access across the large lake. Rob Ramseyer said he does not think they can afford to do that, it would be too much liability, and the lake provides intentional separation of neighborhoods within the community.

Rob Ramseyer stated there will be an 5’ sidewalk along all loop streets. There will be 10’ sidewalks built along arterial streets. Les said text about sidewalks will be in the General Provisions of the PUD.

Ron Roberts said he wants to see multiple access points to all the lakes that are wide and visible to the public. Rob Ramseyer cautioned against inviting the general public to a reserve that is maintained by the HOA.

No formal action was taken.

Review the Sketch Plan for the Amendment to the Cornerstone 1^st Addition PUD.

Review the Sketch Plan for the Prairie Creek Addition PUD located at 13^th Street and Prairie Creek Road. Chris Rose of Baughman Company and agent for the applicant presented the plan. He stated the proposed plan is the development of 160 acres of single family homes, 14 acres of multi-family homes, and 4 acres of neighborhood business at the corner of Prairie Creek Rd. and 13^th St. The residential plan includes the typical retention/detention ponds and a 5 acre public park site. He said this PUD will be similar to the Cornerstone Addition. The average lot size will be 12,275 square feet with 355 residential lots, 27 multi-family lots and 1 commercial lot. A five acre park and several smaller neighborhood parks will be included in this development. Reserve K will be the designated public park. Reserves C, G, I, and H would be detention areas and the HOA neighborhood parks. Storm water will exit under 13^th street.

Chris briefly explained the drainage plan. He said this PUD design was difficult due to the petroleum pipelines crisscrossing this property.

Les said the developer has the option to purchase 60 +/- acres north of this addition and there was discussion about this area being designated industrial.

Chris reviewed the comments from Les:

1.      Storm water detention will be engineered to accommodate the increase from Parcel 2.

2.      Water and sewer will be routed down 13^th Street from offsite.

3.      Reserve K will be noted as a “public” park.

4.      The ownership adjacent to the NE corner will be corrected.

5.      The front half of the south cul-de-sac in Parcel 2 will be 64’ right-of-way and the back half will be 58’.

6.      General Provision 1 will be corrected to read “multiple family dwelling units”.

7.      Chris will discuss with the developer Paul Kelsey concerning entry monuments. There will be monuments built at the collector streets. Entry reserves need to be indicated.

8.      The sign regulations will be complied with.

9.      Formation of 1 master HOA for the entire PUD. Chris said Parcel 2 would have its own HOA. In general discussion, Les said he preferred a platted cross-lot circulation agreement for Parcel 3.

10.  General Provision 8: Delete exception to 10,000 s.f. minimum lot size.

11.  General Provision 10D: Will provide for screening along the side and rear for the property to the north and west line of Parcel 3.

12.  General Provision 11: 10’ bike/pedestrian paths will be provided along both arterial streets.

13.  General Provision 12: Parking/access to park areas will be connected to the sidewalk/street system.

14.  General Provision 13: Les said the arterial streets to this site will be paved to this development.

15.  Parcel 1 description will be corrected to mention the exception to the 75’ minimum lot width.

16.  Lot table will be created as a separate document and sorted by lot size- smallest to largest.

17.  Parcel 2 description and Maximum Dwelling Units will be discussed with Paul Kelsey for direction.

Ron Roberts is concerned about the number of lots fronting the collector streets. Chris said most of those lots will be in the middle. Les said this is a difficult layout due to the pipelines crossing the property.

There was discussion about either pedestrian access easements or reserve fingers for access to the green areas. Les said he prefers platted reserve fingers which will create visual contact with the reserve. Discussion continued about access points into all the reserve areas.

Jan Cox asked if sidewalks are planned for both sides of Prairie Creek Road. Les said the 10’ sidewalk will only be built on 1 side of an arterial street. 5’ sidewalk will be built on the other side.

Discussion continued about paving of Prairie Creek Road as this project builds each phase.

Jan Cox asked if this property has been annexed into the city. Les said it soon will be.

Ron Roberts suggested amenities into Reserve A.

Jan Cox asked if the pipeline would be fenced. Chris said it is part of a reserve and all open. The gas companies do not want fences in the way of the maintenance of these lines.

Jan said 1/3 of the lots in Parcel 1 are less than 10,000 square feet. Chris said the lots are designed by lot width.

Ron Roberts asked the streets be lined up across Prairie Creek Road with adjoining neighborhoods. Chris said that would be corrected.

Les said he supports the plan pending the resolution of a few detailed concerns, including the extension of off-site water, sewer, and paved streets.

No formal action was taken.

Review the Sketch Plan for the Prairie Creek Addition PUD located at 13^th Street and Prairie Creek Road.

Member Items: Charlotte Bass reported a huge buffalo sculpture on the southwest side of the Bank of America.

Member Items

Jan Cox made a motion to adjourn the meeting at 7:28 p.m. Charlotte Bass seconded the motion. Motion carried 3/0.

Adjournment

Respectfully Submitted by

__________________________

Deborah Carroll

Administrative Secretary

Approved this 9^th day of May 2006 by the Subdivision Committee, City of Andover.