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Review the Amended Crescent Lakes PUD. Bob Whittaker, owner, and Kenny Hill of Poe & Associates
representing the owner presented the amended PUD.
Kenny Hill explained this
amendment is for an additional 80 acres to the east of the approved
Preliminary PUD of Crescent Lakes. One of the changes is to add a reserve for
a swimming pool. Another pool has been added to this plan that was not in the
original PUD. They are proposing the extension of a street from the existing
area to serve the 80-acre tract that has been added to the PUD. There have
been some minor changes made to the configuration of some of the lots. The
existing pond will be enlarged and another pond will be added for drainage
purposes. There are 150 single-family lots proposed. There are only 138 shown
on this plat which leaves some flexibility for the developer. They will
maintain a net lot area of over 12,000 square foot average. Kenny said this
is net area and does not include the reserve area or streets.
Kenny said more sidewalks
were proposed for this plan to connect the 2 parks. The proposal is for a
looped sidewalk system that runs from Andover Road through this addition down
to Central. There is an existing sidewalk along Central and another on 13th.
There is a proposed 8' wide bike path that would come through this addition
and connect through an open area behind the lots, behind the houses. The 5'
sidewalk is already built on a portion of Woodstone Drive that was approved
in the 1st & 3rd Phases. Kenny proposed building the remainder
of the sidewalk on Woodstone 5' to match.
There was general
discussion about the flood plain property to the north of this area and is
currently undeveloped land.
Les said this sidewalk
discussion is important due to the amendment to the Comprehensive Development
Plan. In the Park and Open Space Master Plan the City will designate
greenways that connect. In the greenways it is suggested there be an 8' or
10' sidewalk to accommodate pedestrians to stay in continuous greenway
instead of having to go out to the streets edge.
Les said the 80 acres to
the north is about 60% flood plain. Kenny Hill said this would be a good
place to put a walkway. Les said that staff suggested the developer apply the
new policy to move the proposed sidewalk from collector into the lake
reserve.
Clark Nelson asked about
the new policy. Les said that we would use greenways to connect into the
park. Bob Whittaker said when he heard about the new sidewalk policy, which
urges developers to build the sidewalks in the rear of the lots. Bob said
this would seriously devalue some of the most prime lots that will be offered
in Andover. After a discussion with Les and Jeff Bridges, Bob challenged
Kenny Hill to come up with an acceptable compromise. The proposal now is in
exchange for the sidewalks not being in the rear of the lots of the existing
Phase 4, they will provide over 4,200 feet of sidewalk within the greenways
in the new property.
Clark Nelson asked if Les
had any other problems with this plat other than the sidewalk placement. Les
said that is the only issue.
Kenny Hill said he has not
had time to prepare the drainage plan yet.
Les said that Bob Whittaker
has set the standard for the other developments on providing recreation
facilities. He was the first to put a homeowner association owned pool and
now is proposing to build 2 more in the existing area. The possibility
remains for a major clubhouse in the new area. Bob wants this to be the
premier development in Andover. Bob said the density is 2.1 and 1.86 gross in
the proposed additional area.
Clark Nelson said he
appreciates the new policy and understands the value of land, but he feels
this offer of additional sidewalk is fair and reasonable and he supports the
proposition.
There was general
discussion about existing sidewalks in this development.
Ron Roberts said since
there is only a small area of 5' sidewalk already built, he wants all
additional sidewalks to be 8' wide to comply with the updated Comprehensive
Development Plan. Les said the plan calls for at least an 8' sidewalk at Andover Road, and preferably 10' for a major bike route. Ron Roberts said the developer
effort is commendable, but he would rather see the sidewalk specs comply with
the Comp Plan.
Kenny Hill said he does not
like driveways going over 8' sidewalks because it makes the driveway grade
too steep. He stated that in some other areas he has platted a wider
right-of-way to offset the street to get the sidewalk back farther so the
driveway is not so steep.
Ron Roberts said that just
because the first phase is built to the old standards, does not mean the new
construction should be.
Jeff Bridges said that as
streets throughout the city are rehabilitated, the sidewalks will be removed
and be replaced at the homeowners expense through specials and/ or sales tax.
Les said that during the
course of Crescent Lakes, policy on sidewalks has changed 3 times. The final
change is to provide connective greenways in lieu of a sidewalk in the front
yard.
Clark Nelson said he felt
it is unfair to have a developer "catch-up" everytime the policy
changes.
Les Mangus stated that in
the 2nd Phase of Crescent Lakes, the lots actually have water that
encroaches into the back yard so there are no "shores" that are
publicly available. Some of the rear lot pins are 15' out into the water.
Kenny Hill asked if the
homeowners maintain the area behind the houses. Les that said yes they do.
Les said these lots
probably are not deep enough to accommodate an 8' sidewalk.
There was general
discussion about the sidewalks in Quail Crossing. Bob said they are seldom
used but when he was walking along them, he encountered quite a number of
barking dogs.
Jeff Bridges asked the
committee members if they were more concerned with potential income off of
lot sales than adherence with community goals set for the city. Clark Nelson
said he did not see it that way.
Les said this is an
amendment to the existing plan that adds 80 acres. The only thing he sees, as
a point of contention was whether the 8' sidewalk is in front of the houses
or in the rear of the lots in the greenspace.
Jeff suggested off setting
the road to provide the initial right-of-way on the north side to accommodate
the wider 8' sidewalks. He said this has been done before and it gives one
side of the street more right-of-way in the front yard than the other side.
Kenny Hill said that all
the utilities would be run in the front easements of the lots already. He
said that from an engineering standpoint, Jeff's plan makes it very difficult
to fit everything in.
Kenny Hill asked about the
City of Andover receiving a grant for sidewalks. Jeff said this is only for
major arterial streets and that there are already priorities ahead of this
project.
Clark Nelson asked Bob Whittaker
what the detrimental impact would be if the sidewalk were kept in the rear of
the lots. Les said this issue has been overcome in other areas.
Clark Nelson made a
motion to approve the Amended Crescent Lakes PUD as presented with sidewalks
East of Woodstone Drive and lot configuration as shown on this plat, and to
maintain the 5' sidewalk throughout the original PUD, changing to 8' in width
for the sidewalk in the additional 80 acres subject to staff comments. Lynn
Heath seconded the motion.
Jeff asked if Woodstone is
a collector street. Les said that Woodstone is the collector street and Crescent Lakes Drive is a collector street, and Weston is the north-south collector, which
will extend through the industrial park.
Clark asked for the definition
of a collector street. Jeff said it collects the traffic from the
neighborhood, which leads to an arterial street. Jeff said that if 5'
sidewalk is built, it will not comply with city design regulations.
Kenny Hill stated that in
the original PUD there was a statement that the sidewalks would either be on
the collector street or as approved by the city. Kenny said they are asking
for a change of policy.
Clark Nelson said that the
literal interpretation does not always work. Les said that from Woodstone
going east, the sidewalk should be 8' wide.
Jeff said that the proposal
is to build 8' sidewalks that don't connect to anything. Jeff wants to avoid
compounding the problem for the future by approving something that is not
acceptable. He said this would be a waste of the homeowner's specials to
build a 5' sidewalk when as the road needs rehabilitation, the sidewalk will
be replaced at 8' wide at the city at large expense.
Les Mangus said that
collector streets are at or about the half-mile mark. Bob said if he follows
policy to the letter, only 1/3 of the offered sidewalk will be built. Bob
said usage, value, and functionality are more important.
Motion died 2/2 with Ron
Roberts and Jan Cox voting no.
Ron Roberts left the
meeting at 6:20 p.m. Jeff Bridges left the meeting at 6:35 p.m.
Discussion continued about
the sidewalks.
Sheri Rickard, on site real
estate agent for Crescent Lakes, asked how many committee members would
purchase property with an 8' sidewalk in the rear of the lot.
Clark Nelson asked Sheri
how the rear of the lot would be separated from the sidewalk. She said
whatever was done would be expensive. Les said the real estate markets
highest demand is for lots that back up to golf courses that may have
60-70,000 people per year using them.
Sheri said potential buyers
are concerned about their personal liability should someone be injured in the
rear of their property next to the lake.
Clark Nelson wants each
case to be decided independently.
Jeff said the goal is for
connectivity and that the Amended Crescent Lakes PUD today does not provide
it.
Clark asked what the
detriment would be to build an 8' sidewalk in the front of the lots. Kenny
said it makes the driveway grade too steep. Jeff said to shift the
right-of-way over.
Sheri said she has 17 lots
reserved based upon this current lot and sidewalk configuration. She feels it
would be a detriment to her if the design were changed at this point.
Lynn Heath said that he
would like to have a briefing explaining city policy for greenspace and
collector streets. Les said the policy would become unclear with the
change. He said it would say "In lieu of being on the collector street,
you have connectivity that matches up to points that are identified on the
plan". Les said he wants the entire sidewalk running to the new phase to
be 8' wide.
There was discussion about
the amendment of this PUD. Les said if this was a stand alone PUD it would
get into the financing line. The financing policy states that existing
developments next phase come ahead of new developments first phase.
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