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Review the Serendipity
Estates Preliminary Planned Unit Development Plan located at 200 N. 159th Street.
Property owner Bob Kaplan
asked to be notified sooner of the meetings. Russ Ewy of Baughman Company
represented Mr. Kaplan to present this plan.
Chairman Nelson invited
David Cox to join the discussion at the table. David and Jan Cox own property
abutting the south side of Serendipity Estates.
Russ
Ewy said the preliminary plan has been revised to reflect the discussion at
last month’s meeting regarding utility locations, access, and maintenance of
common property. Russ said the property line needed to be extended south to
join up with the south line of the property, instead of chopping them up as
individual reserves, and to designate it as an access easement. He asked that
utility easements be recorded with separate documents. He said this plan
shows the 10’ utility easement along the south property line as requested by
Westar Energy.
Les
asked if the 50’ along the south would be designated as reserve. Les said
this easement would run to 5 property owners. The owner with the least need
for the driveway would assume the most responsibility for it. Russ said they
are trying to limit access points along 159th Street. Bob Kaplan
said he would design the easement any way Les wanted it. Russ said they could
be platted as 4 separate reserves. There was discussion about maintenance of
the road by a Homeowner’s Association. Bob Kaplan reminded the committee that
this is a private road and will not be maintained by the city.
Jan
Cox was concerned that there is no plan to pave this road. She said the dust
will be a problem. Bob Kaplan said the road is in good shape now and there
will not be much traffic on it with only 4 houses.
Les
said there will be 10 trips per day per home along this driveway approach.
Les was concerned about trash service and delivery vehicles for lot 5. Bob
Kaplan said they don’t travel along there now.
Les
was concerned about the drainage plan routing water from the break line of
lots 1 & 2 across lots 2 & 3 and into the pond. Additional space will
be needed to maintain drainage along the road. Bob Kaplan said he would rely
on engineers to design the appropriate drainage plan. Les said the drainage
across Lot 2 needs to be protected by an easement.
Les
said the fire code will require at least a 20’ wide road. If there is a
structure built that is over 30’ tall, the fire code will require there to be
26’ wide of hard surface access road. Bob Kaplan said to obtain that width of
road would require removal of the existing mature trees along the north and
south sides of the road. Les said the law requires public access for fire
protection there must be a 20’ wide driving surface. Russ Ewy suggested
additional easement to the north for drainage purposes. Les said that would remove
9 trees.
Les
said there would be 3 points of driveway access with a minimum 12” culvert at
each one. On top of the 12” culvert will be 12” of cover. At a 4 to 1 slope
that ditch will be a minimum of 8’ wide. There was discussion about the need
for a ditch on the south. There is not one on the south now. Bob Kaplan said
the road is currently crowned and water drains both north and south.
David
Cox said he saw no reason for a ditch on the south side of the road.
David
Cox asked about the increase in runoff once houses are built on this
property. Les said the difference would be minute.
Les
said the final drainage plan needs to show the amount and rate of runoff.
Russ said that it was delivered to Les on Friday; Les said he has not had
time to review it.
Clark
Nelson asked Russ Ewy if the existing height of the road would be maintained
during this development. Russ said that it would be.
Les
Mangus asked for a brief explanation of the final drainage plan. Russ Ewy
said the net effect of runoff is no different from the existing site. Les
asked if the existing 12” pipe will carry the 100-year storm. Russ said that
it will and there may be a small expansion of the pond. There was general
discussion about 100-year storms.
Bob
Kaplan said he does not want to remove any of the existing trees along the
road. David Cox agreed with him. Les said if the existing trees are to be
maintained the road may have to be moved to the north and remove the line of
trees on the north side. Discussion continued about the required width of
this road. Jan Cox was concerned about 2 lane traffic on this road. Bob
Kaplan said by using a PUD allows him to preserve unique characteristics in
the subdivision such as the unpaved narrow road in a 5 lot plat.
David
Cox listed his concerns:
- Pond
sites and water detention. He understands flow change will be minimal.
- 12”
Culverts issue discussed.
- Deeper
ditch on the north side.
- Maintaining
road height.
- Dirt
road- Homeowner Association maintenance agreement. He and Jan prefer the
road be paved to avoid the dust issue.
- Emergency
vehicle access- discussed.
- Pad
height of the sites. Bob Kaplan said the houses won’t be facing the
south if they are designed with walk-out or view-out basements. He
thinks the homes will be built on the north end of the lots where the
sewer lines are run. Les said pad height is 3’-4’ higher than the south
property line.
- Concern
about the depletion of the existing water table when the new homeowners
drill irrigation wells. There was discussion about where the municipal
water line would be run and about the size of the lines. Bob Kaplan said
it would be 347’ south of his south line, just south of the Cox south
property. Les said the line would have to run across the frontage of
this property to run back to Parcel 5. Bob Kaplan said he would like to
have Parcels 4 & 5 get water access from Lakeside Drive. Les said
280’ of open trench is cheaper than boring through the berm. Bob said
he wants city water and sewer for all these lots.
Jan Cox restated this road
should be paved.
There was discussion about
the language to address drainage and maintenance needed to be in the
covenant. Les said the draft of this document needs to be to him by October
13th.
Clark Nelson made a
motion to recommend approval of Serendipity Estates PUD as presented with the
following conditions:
1. Terms and conditions
of the Homeowner’s Association.
2. Engineering of
drainage and access issues.
3. Fire code
requirements for an access road.
4. Keeping the trees on
the south side of the drive as existing.
5. Submit final drainage
plan.
6. Surface of driveway
issue deferred to the Planning Commission.
Ron Roberts
seconded the motion. Motion carried 3/0.
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