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Review
the proposed Amendment to the Amended Preliminary Planned Unit Development
Plan for the Flint Hills National Golf Club.
Jason
Gish from MKEC Engineering Consultants, Inc. said the owner is asking for a
zoning change from R-1 to R-2 in a portion of Phase 4, in the southeast
corner of the PUD. This is to adjust the platting for the current market,
which shows buyers want smaller lots.
Mr.
Gish said the southeast corner lots are more "pristine" than those
in the northwest corner are. More of the native grasses are being preserved
in Parcels 4A and 4B. Utilities will be routed around these lots to preserve
the native grasses. They will be trying to stay uniform in this area by
returning 40% of each lot to native grasses.
Jeff
Bridges asked how many new lots are being created. Jason Gish said it is being
changed from 188 to 248 total dwelling units in the entire 640 acres. Les
Mangus said there would be an addition of 60 single-family and 32 guesthouse
units. Mr. Gish said there is some flexibility in the text of the General
Provisions pertaining to total lot numbers.
Les
Mangus said this property is mostly zoned R-1 with the exception of a portion
of Parcel 1 and a parcel in Phase 2. He wants the zoning changed to R-2 to
allow for smaller lots. These lots are planned as 1 acre to 3 acres in size.
There
was general discussion about lot sizes. Minimum lot size is over 10,000
square feet with an additional 50% in green space.
Jeff
Bridges asked if there was going to be a homeowners association. Jason said
that it would be supplied with the developer agreement.
Jeff
Bridges asked what phase this is. Jason said it is 4A and 4B. Jason said he
is not sure what order the houses will be built in.
Les
Mangus said these patio homes are similar in size to the ones from the first
phase.
Lynn
Heath asked if the street names have been changed. Jason said this would be
done before the next Planning Commission meeting.
Jason
Gish submitted a preliminary drainage plan. He said the water would flow from
south to north on this property.
Most
of the sewer drainage will be gravity flow, but there may be a lift station
required on Block 8, Lot 1 to serve most of Phase 4.
Les
Mangus said an intersepter has been designed up from the plant and up to the
west side of Flint Hills in such a manor that the entire southeast corner
with the exception of 5 acres in the corner is gravity flow. Through all the
modifications that have been made, the pipe comes up higher than it should
have, so they will have to pump some lots back. Jason said they are not sure
which option will be most cost effective.
Les
Mangus asked for the location of existing utilities in the area to be drawn
on the plans. Les Mangus said the sewer line would be a 3/4-mile pipeline.
Les
Mangus said that most of the houses are considerably further than 35' back
from the street. He asked if the goal is to keep the neighborhood looking
uniform. Jason said the street has enough undulation in it that it is
difficult to tell if the houses are lined up. He said that in most cases
there would be a 100' building setback. He further stated they try to plat
property for what ever the zoning regulations will allow, but they will go
beyond the minimum requirements for greenspace.
Les
Mangus said these are all private streets and on the smaller lots they are
platting a 32' right-of-way that is right behind the curb so the houses can
be 25- 30 feet from the curb. Most of the garages on the houses in this area
are required to be side loaded by the restrictive covenants.
Jeff
Bridges left the meeting at 6:10 p.m.
There
was general discussion about the houses that have already been constructed in
this area, some of which are spec homes.
Lynn
Heath went through the staff comments from Les. Mr. Heath asked if the same
entity owns all the reserve areas. Jason said he guessed there would be some
that are owned by other people.
Les
Mangus said that potential owners of property along Prairie Creek Road must
drive 1.5 miles to reach an arterial street. At some point in time, the city
will have to demand that Flint Hills National Parkway road be finished. Jason
said there is emergency access to Prairie Creek Road provided in this phase.
Les
Mangus said a vicinity map needs to be provided. He further said a statement
needs to be provided stating the streets will be private, the water and sewer
will be public, and financed by special assessments as money is available.
Jason
said that the water run off in this area would be clean filtered water that
flows through the natural areas.
Les
Mangus asked if the runoff would be controlled by restricting pipe sizes or
with detention/ retention ponds. Jason said he thinks they have some of the
stormdrain pipes undersized to help hold the water in some of the ditch areas
but that is a limited solution. He said the ground has a greater chance of
absorbing water with all the natural areas rather than by channelizing it.
Les Mangus said to be at 0 increases at the 100 year storm you can slow the
water down going through a pipe because it is all about the rate, not the
amount. Mr. Mangus compared this to the Dillons project stating that the
water ponds for a short time in the parking lot then runs down into the storm
sewer system.
Jason
stated there are guesthouses that are available that will be built during
each phase. Les Mangus said there has always been a statement in the general
provisions allowing for a maximum number of guesthouses.
Lynn
Heath said to note the minimum lot size on the plat.
Lynn Heath made a motion to recommend this Amended
PUD to the Planning Commission for approval with the staff comments from Les.
Ron Roberts seconded the motion. Motion carried 2/0.
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