ANDOVER PLANNING COMMISSION

SUBDIVISION COMMITTEE

May 11, 2004

Minutes

The Andover City Subdivision Committee met for a regular meeting on Tuesday, May 11, 2004 at 1607 E. Central in the Andover Central Park Lodge (due to construction at City Hall).  Chairman Lynn Heath called the meeting to order at 5:35 p.m. Other members present were Clark Nelson and Jan Cox. Others in attendance were Zoning Administrator Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges.  Committee Member Ron Roberts was absent.

Call to Order

Review the minutes of the February 10, 2004 Subdivision Committee meeting.

Clark Nelson made a motion to approve the minutes as presented. Lynn Heath seconded the motion. Motion carried 3/0.

Review the minutes of the Feb. 10, 2004 Subdivision Committee

Communications:

Review the Planning Commission minutes from April 20, 2004. The minutes were received and filed.

Review the minutes of the April 6, 2004 Site Plan Review Committee Meeting. The minutes were received and filed.

Review the City Council minutes from the April 13, 2004 and April 27, 2004 meetings. The minutes were received and filed.

Review the Potential Residential Development Lot Report. Lynn Heath asked how many building permits have been issued this year. Les said there has been 85 in 4 months and if this rate continues, over 200 permits will be issued in 2004.

Communications

Review the Preliminary Plat of the Valsong Addition. Lynn Heath said this is 80.80 acres off Harry Street.

Les said this was previously submitted, as the Wren Field PUD 8 years ago and went through the approval process. The owner did not finish the project.

Kirk Miller from K.E. Miller Engineering, representing the owner Ron Smith, said this is a 3 lot subdivision and they want to build 3 single-family homes.

Jeff Bridges asked where Wren Field Drive would be built. Les said that it is projected to come into the other 80 acres that Ron Smith owns. Ron also owns the adjacent 80 acres to the west of the Valsong Addition. The projected street comes down out of Cottonwood Point. Sometime in the future the Valsong Addition will be redeveloped as a subdivision.

The revised preliminary plat with all corrections was submitted to the committee members.

Lynn Heath asked if this design was in anticipation of development later. Kirk Miller said that when this is developed later, it would be replatted. Les said the lots would be connected to public water and sewer.

Lynn asked if a zoning change is needed for this property. Les said it would remain Agricultural zoning. Les said that all his comments have been satisfied in the revised plat.

Clark Nelson asked if this is planned around the flood plain. Kirk said only the extreme southwest corner is in the flood plain.

Les said there is a private sewer easement that stems off the northwest corner of Lot 2.

Lynn asked how this would be connected to the public utilities. Les said there is an existing sewer interceptor just to the west of the west line of this plat. Since this will be developed further in the future, Ron plans to install a private lift station that will connect all 3 of the houses he will be building and they will pump over to the city line. Les said this has been reviewed by Bickley Foster who said it would be better to plat the private easement and have a private lift station has approved this.

Clark Nelson asked if this plat is within the city limits. Les said that it is inside. There are some large tracts along Harry Street, some of which is in the city limits of Andover, and some not. The main tract runs around behind this property.

Les said the only problem he could see would be the future extension of streets, but the one lot is 70 acres and the property adjacent to the west is nearly all flood plain.

Jan Cox asked if there was concern where the entrance to Lot 1 would be. Les said the Subdivision Regulations state that a platted lot will have frontage on a public street. It does not say they have to use it for access. Ron intends to use a driveway through those lots.

Lynn asked if Lot 1 would have a separate entrance. Kirk said for right now, they are proposing 1 entrance onto all 3 properties.

Les said there is a note on the plat stating that all drainage patterns will remain the same.

Clark Nelson made a motion to recommend approval for the Preliminary Plat for the Valsong Addition as presented subject to the satisfaction of staff comments. Lynn Heath seconded the motion. Motion carried 3/0.  

Review the Preliminary Plat of the Valsong Addition

Review LS-2004-01 the proposed Lot Split of Lot 1, Block 1, C. Smith Addition.  Kirk Miller of K.E. Miller Engineering, representing Ron Smith the owner said this is existing Lot 1 Block 1 of the C. Smith Addition at the intersection of 13^th Street and Main Street. The owner understands there will have to be a zoning change for Lot 1a in Parcel 1. Les said this is because the lots as split are less than 20,000 square foot minimum lot size for the R-1 zone. They have submitted an application for a zoning change to R-2.

Les said this property was platted 2-3 years ago and there was discussion about the last undeveloped lot at the corner of 13^th and Main would be split or not. Les said he has received a revised lot split with all the staff comments being satisfied.

Les stated there is an existing shed in the southeast corner of the west half that will have to have a 6-foot privacy fence installed to make the setbacks at this point. Ron said this shed would be torn down anyway due its poor shape.

Les said this plat has been sent to all the utilities and none of them are requesting additional easements. Les said there are no existing easements on this lot. He further stated that public water and sewer are available to the properties along Main Street and 13^th.

There was general discussion about right-of-way along 13^th Street for future improvements.

Clark Nelson made a motion to recommend approval of LS-2004-01. Jan Cox seconded the motion. Motion carried 3/0.

Review LS-2004-01 the proposed Lot Split of Lot 1, Block 1, C. Smith Addition

Review the Revised Final PUD Plan for Reflection Lake at Cloud City 2^nd Addition. Chris Bohm of Ruggles & Bohm representing Ron Smith the owner presented the plan. He gave a brief history of the plan modifications on this project.

This is a modification of the plat to the south in the Cloud City Addition. There have been 15- 16 lots added to the east side along Hedgewood. He said they have completed the "loop" of Hedgewood with this plan to connect with Minneha Avenue. The lot size and zoning have remained the same as the approved revised Preliminary PUD. Most of the additional lots were added on Hedgewood and lots 4 - 7 Minneha along the south side.

Chris said that additional text on the PUD would be for a sidewalk through Reserve E that will connect Minneha Avenue and Cloud Avenue. The other note will be to construct a new detention pond in the south reserve of the adjacent plat. The pond to the north has already been built.

There was general discussion about the sidewalk along the west side of the detention pond to connect to the commercial area. Chris said this would be an 8-foot wide sidewalk.

Les said they have changed the boundary of this package of lots. The size of the lots and the drainage plans remain the same.

Chris said they have changed some of the house designs to stay away from view-out lots and lowered the site some to allow for storm sewers.

Les said Ron Smith intends to be the sole builder in this area. His intent is to build the sidewalks as he goes rather than having them built with the street improvements and torn out when the house is built. Les said sidewalk costs approximately $800 per lot. In most cases the driveway builder tears the sidewalk out and rebuilds it. Then due to continued construction use, most sidewalks have been replaced before the home is ever occupied.

Chris said Ruggles & Bohm is currently on contract with the City of Andover to do a Phase 1 engineering design and are working on street, sewer, water, and detention pond plans now. He said that if Mr. Smith wants to do the detention pond privately, they would still submit plans for approval.

Jan Cox asked if the elevation of the homes would cause drainage problems considering how close the driveways are to the flood plain. Chris said the lots would be substantially higher than the 100-year flood retention of that pond. Mr. Smith will only have a few view-out lots due to the natural grading of the land.

Les said he just received the drainage plan tonight and has not had time to review it. Les said that view out and walk out basements create real problems with the front of the house elevation and the rear of the house elevation that it requires a lot more storm sewer to accommodate the drainage. 

There was general discussion about the problems associated with walk-out/view-out designs. All of the rear yard drainage is designed to withstand a 25-year storm in the underground system and a 100-year storm above ground but he is concerned if a larger storm comes the basements would be flooded.

Les said that all his staff comments have been satisfied.

Clark Nelson made a motion to recommend approval to the Planning Commission for the Revised PUD for Reflection Lake at Cloud City 2^nd Addition subject to staff comments concerning the installation of sidewalk and retention/detention lake in the existing reserve, and approval of a final drainage plan. Jan Cox seconded the motion. Motion carried 3/0.

Review the Revised Final PUD Plan for Reflection Lake at Cloud City 2^nd Addition

Member Items: Clark Nelson asked Les if it was going to be a problem for Ron to add more lots to the plan. Les said it would not be an issue. Les explained Ron Smith's method for developments to keep the special taxes lower.

There was general discussion about the general size, features, price, and market of the homes in the Reflection Lake at Cloud City 2^nd Addition. Les said most of the homes have a full-finished basement.

Jan Cox asked if a daylight window is the same as an escape window. Les said that it is the same. There was general discussion about view-out windows.

Member Items

Jan Cox made a motion to adjourn the meeting at 6:28 p.m. Clark Nelson seconded the motion. Motion carried 3/0.

Adjournment

Respectfully Submitted by

__________________________

Deborah Carroll

Administrative Secretary

Approved this 8^th day of June 2004 by the Subdivision Committee, City of Andover.