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Review the Final Plat for the River Subdivision, a
replat of portions of the Allen Bales Tracts, Gene Hancock, and Carl Mitchell
Addition located at US-54 and Daisy Street. Les said the existing zoning on this tract of land
is mostly B-5 Highway Business District, some is B-3 Central Shopping, and
another portion has applied for a special use to construct a country store.
Owner Hal McCoy has chosen to leave the zoning as is and let future tenants
apply for changes as needed. Les said PUD’s are too restrictive for some
prospective business owners by limiting the permitted uses.
There was general discussion about PUD and zoning
regulations, uses, and the amount of flexibility in them.
Kenny Hill of Poe and Associates representing the
owner Hal McCoy, said that Mr. McCoy could have built this country store with
only the special use permit, but he has gone the extra step to put in the 3-4
million dollar infrastructures all at once with no phases. This will be paid
for by special assessments.
Clark Nelson asked Kenny Hill to respond to the
comments made by Les. Kenny said the frontage road has been dedicated as a
public right-of-way and has been redesigned to allow for truck traffic
through the parking area. This will be right-in and right-out. The drive has
been widened to 40’ and some of the existing pavement will be used for
parking. Les said all these lots will have cross-lot circulation which is
very important in commercial developments.
Les explained the platters text which allows any of
the traffic to cross over the lot lines. No curbs or fences are allowed that
would prohibit traffic from going from one lot to the other. Les said our
Subdivision Regulations allow street parking.
Les said that Pointer Drive should be changed to Cloud Avenue to line up with the existing Cloud Avenue. Jan Cox said that in several towns,
street names change at intersections. There was continued discussion about
street names. Les was concerned about changing the name of Daisy Street from Hwy. 54 to the dead end of the commercial development.
Ron Roberts said some homeowners have contacted him
with their desire of access into the development without having to get onto
the main roads. Kenny Hill said it is planned for access from the
neighborhood into the rear of the commercial lots. Les said that staff is
recommending against that because the commercial traffic would then have
access to the gravel streets. Kenny said that emergency fencing could be
installed for fire/police access.
There was discussion about whether the name is Daisy Street or Daisy Lane. Les said that access into this development is only 1 block away
on Allen Street. Kenny said Pointer Drive would be changed to Cloud Avenue and that another name for Daisy Street in the commercial area would be chosen
by the next planning commission meeting.
Kenny said that Dave Matson wants to open the garden
center in this development on April 15, 2005.
Clark Nelson asked about the highway building
setbacks of 150’ to the centerline of US-54 & 200’ to the centerline of
US-54 respectively. Kenny Hill said that what is shown on the plan is the
section line and it is not the same as the center line, so he plotted the
taper and compared it with the building setback lines that were shown, which
would exceed the building setback lines by ½ foot on one side and 1 foot on
the other. Les said the Corridor Management Agreement with KDOT says we will
implement a 150’ setback line from the center of the highway except within
1,000 feet of an intersection, and then 200’ setback from the centerline of
the highway, The section line does not match the center line of the highway and
is 0.058 meters offset in the alignment and it would be too confusing to try
to integrate that small taper amount into the setbacks.
Clark Nelson asked about the title report and final
drainage plan. Kenny Hill said the title report has been ordered and the
drainage plans has been reviewed by Les and includes a change to extend the
storm sewer curb inlet so that Lot 3 could be served by storm sewer. Les said
they don’t want the big commercial lots to be draining their entire parking
lot out their driveway cut.
Clark Nelson asked where the water will go during a
heavy rain. Kenny Hill said most of this site will drain into the detention
ponds. There is a storm sewer system on the east side of the development that
will accommodate the runoff from the parking lots on the east side along Andover Road. Les said that the drainage has been modified so it is the same rate of runoff
in post-development as it was pre-development. Kenny did not research the
runoff on the east side because that area will be reconstructed during the US-54/Andover Road project. Les said the whole area runs north up Andover Road to US-54 and
then east over to the creek that runs south out of the Dillons lot. Les said
that in the Bales neighborhood, there will continue to be water runoff coming
down through the area between Daisy and Allen Streets. Kenny Hill said that
water is being slowed down by the construction of the ponds in this addition.
Les said there is a good amount of off-site drainage that comes across the
Highway from the Andover Village Addition.
Clark asked if a
restrictive covenant would be necessary. Les stated Hal McCoy will have some
kind of covenant, but he has not seen it yet. Kenny Hill said they will try
to provide it at the next Planning Commission meeting. Les said it will
require all the owners be jointly responsible for the maintenance of the
parking and reserve areas, drainage, cross-lot access and architectural
compatibility. Kenny said he has prepared petitions on this and the cost
sharing is set up to be a percent of the actual lot area of each of the
tracts.
Kenny said there will continue to be an access
easement south of the Diamond Shamrock to the Carney property from Lot 3. He further stated as part of the Andover Road and Kellogg project, they have
provided an access easement through this area that has been extended to reach
the Carney property.
Kenny Hill said he has modified the lot line of Lot
1 Block 2, to meet the required 100’ minimum lot width for the B-5 zone.
Charlotte Bass made a motion to recommend approval
to the Planning Commission of the River at Andover Final Plat subject to the
staff comments. Ron Roberts seconded the motion. Motion carried 4/0.
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