ANDOVER PLANNING COMMISSION

SUBDIVISION COMMITTEE

August 12, 2003

Minutes

The Subdivision Committee met for a regular meeting on Tuesday, August 12, 2003 at 909 N. Andover Road in the Andover Civic Center. 

Chairman Lynn Heath called the meeting to order at 5:34 p.m.  Other members present were Ron Roberts and Clark Nelson.  Others in attendance were Zoning Administrator Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges. Member David Martine was absent.

Call to Order

Review of the minutes of the March 11, 2003 Subdivision Committee meeting. Lynn Heath noted from the bottom of page 1 the statement should read "The street name Hedgewood should change to Reflection Lake as it runs north".

Lynn Heath made a motion to accept the minutes as corrected. Ron Roberts seconded the motion. Motion carried 3/0.  

Review of the minutes of the March 11, 2003 Subdivision Committee meeting.

Lynn Heath said a correction needs to be made in the Planning Commission meeting minutes of July 15, 2003 to include details on items 1 and 2 of the rezoning report.

Review the Preliminary Plat for the Course at Green Valley Greens 10^th Addition. Clark Nelson asked Kenny Hill why the Preliminary and Final Plats were submitted at the same time. Kenny Hill said that a Preliminary layout already submitted, and approved by the Planning Commission as an amendment to the PUD. The developer would like to have a fast track to get this project completed quickly.

Les Mangus said this parcel has had 3 or 4 Preliminary Plats done on it. This was the first PUD done in 1980 on the entire 340 acres. Since then there have been 3 modifications of this area with the last one being reviewed 4 years ago when they brought in a preliminary plat for everything east of the Golf Course east from Kellogg north. Les Mangus said he wanted to see how the utilities, fill, and drainage would be handled for these lots.

Kenny Hill said most Preliminary and Final Plats are not submitted together unless the developers are confident they will be approved because the process is costly.

Les Mangus said this is what was previously approved as amendments on the original PUD. This plan shows more details.

Kenny Hill said he has complied with almost all of the comments from Les on the checklist. Another smaller plan was submitted tonight which shows the changed dimensions in the lots that were in question on Threewood Court.

Les Mangus said that everything in the light shaded areas on the preliminary plat are areas that are completed. Kenny Hill said that the developer wanted to build a gazebo in Reserve G with some additional landscaping and does not want any additional parking. Les Mangus said this is a cul-de-sac with a 58' right-of-way, with the lots being 60 feet wide. The driveways will consume 30' from edge of driveway to edge of driveway. Les Mangus said that the reserve island is an opportunity to provide for additional parking. 

Jeff Bridges asked how the parking would be maintained since it is not a public street. Les Mangus said this is a reserve area with the only uses allowed for parking and landscaping. The homeowner's association will own and maintain it.

Clark Nelson asked if Les thought 6 parking places would insure the success of the project. Mr. Mangus said it would help tremendously.

Mr. Mangus was concerned about adequate parking for Block 2 Lots 18- 20 in the cul-de-sac. Kenny Hill suggested putting the parking along the west side of Onewood Drive. Les Mangus suggested notching out a rectangle to put some parking along the east side of Threewood Court which would be in the back yards of Block 2. Kenny Hill thought this would be a good option and that he would talk to the developer to see if he is agreeable to the change. There was general discussion about parking options.

Jeff Bridges asked how long the cul-de-sac is. Les Mangus said it is 780' long. Kenny Hill said this is the same plan that was approved on the PUD. Les Mangus said the same thing was done in Crescent Lakes for the pool, where the developer picked a spot and dedicated extra right-of-way and built parking.

Les Mangus said that by the time you project the pie shaped lot going on the cul-de-sac from 40' at the right-of-way line another 14.5' to the back of the curb, the driveways go back to back all the way around the cul-de-sac for parking. There is no unencumbered curb space going around the cul-de-sac. It is hard to project the driveway lines so they don't cross the property lines of the neighbors.

Kenny Hill said that Onewood Court would be a private street. Mr. Hill said all the lot areas have been listed around the perimeter for those lots that Les has asked for, beginning with Lot 17, Block 2 going to Lot 25 and all are at least 6,000 square feet.

Jeff Bridges asked how many total lots are in this preliminary plat. Kenny Hill said there are 61, 30 patio homes and 31 regular lots.

Les Mangus said that Lot 5 on the private street has an existing utility easement that cuts it in half so the house will have to be built on the south side of the utility easement. Kenny Hill said there is a storm sewer line running through that lot.

Clark Nelson made a motion to approve the Preliminary Plat as requested subject to staff comments. Lynn Heath seconded the motion.

There was general discussion about the conditions to be put on the approval of the parking spaces on the plat. Les Mangus said there are twenty-five 60' lots on Threewood Court. If you take the same property and give each a typical 75' lot width there would probably be 22 lots. A typical house has a 75' frontage and 30' of that is driveway opening, it has 45' to park 2 cars on the street. There was continued discussion about the necessity of more parking.

Clark Nelson amended his motion to include the request of the developer be given the opportunity to provide 6 additional parking spaces either in Reserve G or F or on Threewood Court. Lynn Heath seconded the amendment. Motion carried 3/0.

Review the Preliminary Plat for the Course at Green Valley Greens 10^th Addition.

Review the Final Plat for the Course at Green Valley Greens 10^th Addition. Lynn Heath said only 8 of these lots could have entry gates. Kenny Hill said the name of the private street is Onewood Court.

Lynn Heath said it was approved on the original PUD to have wrought iron fence along Lot 10.

Jeff Bridges asked if there would be a separate homeowner's association for the private area. Kenny Hill assumed that they will have one and the street will be privately maintained including signage.

Les Mangus said a note needed to be put on the Final Plat about the fencing and who will be maintaining it (homeowner's association, developer, or adjacent owner,) and the date it will be installed.

Les Mangus said we have been getting ahead of ourselves in platting versus utility design, and the whole front building setback has been platted as utility easement. As the progress is made from plat to design of utilities, we can put the sewer on either side of the street and there is already room for it, but when someone buys that lot, they want to put a water well in and they are the last house on the block they can't get to their back yard, and their whole front yard is encumbered with utility easement even though there are no utilities in it. Kenny Hill said those easements can be eliminated in the areas where they are not expected to be needed, but the homeowners might be coming back to dedicate the easements by separate instrument.

Ron Roberts made a motion to approve the Final Plat as presented with the satisfaction of the Staff Comments. Lynn Heath seconded the motion.

There was general discussion about the drainage in this area. Jeff Bridges asked if the stream behind the lots would be disturbed. Kenny Hill said the developer wanted to leave it as it is.

Les Mangus said that if the Subdivision Regulations were followed, as written, Kenny would have to submit a preliminary design of all the utility lines with the preliminary plat. That is not a reasonable method, because if you do, the expense to the developer would be greatly increased if changes were made in the approval process. There was general discussion about drainage plan submittal.

Ron Roberts made a friendly amendment to his motion to include on the final plat the following conditions:

Review the Final Plat for the Course at Green Valley Greens 10^th Addition.

1.

Only Reserve H could have entry gate feature.

2.

Provision and maintenance of the screening fence along the north side 

3.

Encumber all the building setbacks with utility easement.

Lynn Heath seconded the motion. Motion carried 3/0.

Member Items: none

Member Items

A motion was made by Lynn Heath, seconded by Ron Roberts, to adjourn the meeting at 6:20 p.m.  Motion carried 3/0.

Adjournment

Respectfully Submitted by

___________________________

Deborah Carroll

Administrative Secretary

Approved this 9^th day of September 2003 by the Subdivision Committee, City of Andover.