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Review the Final PUD Plan of Reflection Lake at Cloud City 2nd Addition. Chris
Bohm of Ruggles & Bohm in Wichita, Kansas presented the plan. He said
that a year ago he submitted the Final PUD Plan of Reflection Lake at Cloud City 2nd Addition that was a portion of the approved Preliminary PUD of Cloud City, which was a different grouping of mostly multi-family lots. He said the
developer has decided this southerly set of lots is what they would like to
develop for their Phase 1. The Amended Preliminary PUD was approved 11-19-02.
This plan follows the exact configuration of that amended PUD. Tonight is a
revised version of Phase 1 of the remaining portion of Reflection Lake at Cloud City that contains all single-family residential lots.
Les Mangus gave Mr. Bohm copies of the utility
request letters from SBC and Westar Energy regarding easements. Mr. Bohm said
these would all be taken care of with the utility companies.
There were questions regarding title work and Mr.
Bohm said he would supply Les with an up-to-date copy.
Chris said the drainage plan has not changed. Les
said he has a copy of that. Staff has requested a drainage easement along the
rear of the Lots 17 through 24 of Block 4 for rear lot grading. That will be
provided. Les said those particular locations coincide with SBC and Westar's
requests for additional easement. Chris said any additional off-site
easements for a total of 20 feet of easement for any utilities that may go in
with this phase would be granted with a separate instrument, as they become
necessary.
Les Mangus said the sanitary sewers are typically
set in the street or street right-of-way, so he does not anticipate any
problems.
Clark Nelson asked if this property is close to the
Flood Plain. Chris said that it is.
Clark asked what has
been done "design wise" to address that issue. Chris stated there
would be a new detention pond built in the reserve adjacent to the west of
the plat.
Clark asked if this
client owns the adjacent property as well. Chris said that he does.
Jeff Bridges asked to see a larger print of this
property.
Les Mangus said from Minneha Avenue north there is
an existing improved retention-detention pond. He said that with this phase
they would build a second retention-detention pond, in a reserve from the
First Addition Plat south of Minneha Avenue. Chris showed the committee the
pond to be built in Reserve F. The northerly pond has been built with the
original Cloud City PUD 5 or 6 years ago. Along with that, a box culvert was placed
under Minneha Avenue and that will continue that drainage plan with this
phase.
Clark Nelson asked if these homes would have
basements. Chris said he was sure they would have them.
Clark asked if this
property being next to a Flood Plain would be an issue. Chris said it would
not be as long as the home is not in a flood plain, which these homes will
not be.
Les Mangus said that on this plat are set minimum
low openings for the lots that are along that lake and they are well above
the Base Flood Elevation.
Clark Nelson asked for the correct definition of
Lowest Opening or the Lowest Living Space. Chris said Lowest opening for
areas outside of the Flood Plain. There was general discussion about Base
Flood Elevation.
Clark asked why the
southern part of this subdivision has been developed next. Chris said it was
the owner's decision. Les said there was a mass change and name change to Reflection Lake. They zoned the northern strip as multi-family, limited to 2 and 3 family
units. So originally the developer had Chris draw up a plat of that area,
then they changed their mind to include more single-family housing in the
area.
Lynn Heath arrived at 5:45 p.m.
Clark asked Les if he
was satisfied with the plan subject to the items to be supplied by Chris. Les
said that he was.
Jan Cox asked if it is typical in Andover to name
streets "Minneha" and "Minneha Avenue". Les said this
sometimes is done with courts. Les agreed with Jan that this street should
have its own name to avoid confusion. Chris said he would change the name to
something new.
Jan asked if this plan has changed much from the
preliminary one. Chris said only in the decision by the owners of which lots
to plat the final PUD on. He said this plan is geometrically and
dimensionally exactly the same as the approved revised Preliminary PUD.
Lynn Heath asked if this is Phase 2 of this area.
Chris said it is Phase 1 of this area on the far side of the pond. Chris said
this is the 2nd Phase construction wise in the whole neighborhood.
Lynn Heath asked if there would be a 5-foot sidewalk
on the south side of Minneha. Chris said the Preliminary PUD governs this and
that Minneha is to have sidewalk on both sides of the street. Chris said
there is a provision for a connecting sidewalk by the lake.
Jan Cox asked if the ponds would be kept empty or
full. Chris said the only detention is from the static pool. Chris said they
would be probably 6 feet deep just like the pond to the north. She asked
where the water would be coming from. Chris said a rainstorm would fill it
then the stream will keep it full.
Les Mangus explained the detention/ retention pool
design. He said that "retention" means it will hold the water there
permanently and "detention" means it slows the water down as it
passes through. He said that during a heavy rain, the water will rise up and
there is a structure that controls the rate of flow so it lowers slowly back
down to the retention pool. He said you control the rate of flow, not the
amount.
Chris said the hydraulic study was submitted to the
city.
Clark Nelson asked if the drainage plans are
recorded with the Register of Deeds like the plats. Les said the drainage
plans are kept permanently with the file of the plat in city hall but not
recorded at the county. Chris said they also have on file a 4-corner
lot-grading plan for the subdivision.
Jan Cox asked if this will have curb and gutter and
internal drainage or by land leveling. Chris said it is curb and gutter
streets with storm sewer systems, inlets and pipes. The inlets and pipes lead
into the pond. Les said there will be some grading along the back of the lots
and that will lead to an area inlet or lead directly to a pond.
Clark Nelson made a motion to recommend approval for
the Final PUD Plan of Reflection Lake at Cloud City 2nd Addition
contingent on satisfaction of staff comments which include the name change of
Minneha street, updated title work and final drainage plan. Jan Cox seconded
the motion. Motion carried 2/0/1 with Lynn Heath abstaining.
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