ANDOVER PLANNING COMMISSION

SUBDIVISION COMMITTEE

May 10, 2005

Minutes

The Subdivision Committee met for a regular meeting on Tuesday, May 10, 2005 at 909 N. Andover Road in the Andover Civic Center.  Chairman Clark Nelson called the meeting to order at 5:30 p.m.  Members present were Ron Roberts and Jan Cox.  Others in attendance were Zoning Administrator Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges.  Member Charlotte Bass was absent.

Call to Order

Review the minutes of the November 9, 2004 Subdivision Commission meeting.

Ron Roberts made a motion to approve the minutes of the November 9, 2004 meeting as presented. Jan Cox seconded the motion. Motion carried 3/0.

Review the minutes of the Nov. 9, 2004 Subdivision Commission meeting.

Communications:

Review the City Council minutes from the March 29, 2005 and April 12, 2005 meetings. The minutes were received and filed.

Review the minutes of the April 5, 2005 Site Plan Review Committee Meeting. The minutes were received and filed.

Review the minutes of the April 19, 2005 Planning Commission meeting. The minutes were received and filed.

Review the Potential Residential Development Lot Report.

Communications:

Chairman Nelson moved agenda item number 4 to agenda item number 1.

Review the Cornerstone Medical Addition Final PUD.

Les Mangus stated the PUD Amendment to add the hospital and medical uses to a portion of the Decker/Kiser PUD. He said this application is the first phase of that. The hospital will go on Lot 1 and there will be future development of medical related facilities on the second lot. Les said they have provided a preliminary drainage plan, but more information is necessary.

Les said that no building permits have been issued yet for this construction, and the applicants must submit a final drainage plan, be approved by the Site Plan Review Committee.

Rob Hartman of Professional Engineering Consultants P.A. and representing the owner/applicant said the drainage basins have been broken down for this site and the one to the west because the water drains to the east. Provisions are being made now to pick up the future commercial area drainage.

Clark Nelson asked if residents living on the other side of 159^th would need to worry about flooding created by this development. Rob Hartman said all the drainage from that area is coming into this Cornerstone development. Rob said there are 2 ponds on the north end of the property and the storm system will carry the remainder of the water. A detention pond is on the east side of the property parallel to 21^st Street.

Rob Hartman showed the storm sewer map and explained the drainage concept plan. Les Mangus asked if sumps would be used within the parking lots. Rob said there would be some there. There was general discussion about planning for a 100 year flood and about the design to hold water up to 2-feet in designated parking lots. Les said ponding water into parking lots is a common practice, but he does not want the water to retain over 1-foot deep in any of the parking lots before draining into the system. Les explained a true 100-year storm is described as 4” of rain per hour for 6 ½ straight hours. Les explained the design is not to control the amount of water, but to control the rate, not allowing the water flow to come out of a development any faster than it would have before construction.

Jan Cox asked for more information about the detention pond. Rob Hartman said this pond would be excavated 7’ – 8’ down to hold the appropriate amount of water. Les said the pond needs to be 5’ deep between the bottom and normal to keep the cattails from growing.

Ron Roberts said he wants to see more detention areas designed into this plan to mitigate existing drainage problems.

Jeff Bridges said although the rate may be the same, the water has been channeled and directed instead of sheeting off the property.

Jeff Bridges asked where the water would go over 21^st Street during a 100-year storm Les said at Lakeside Drive then through North Meadows detention pond. Les Mangus said during his employment for the City of Andover, he has never seen a 100-year storm.

Clark Nelson began the review of staff comments on the checklist.

1. B.1. Indicate access on controls to 21^st Street & Cornerstone Parkway. Rob Hartman said there will be 3 on Cornerstone Parkway, and 21st street will have complete access control on the east 200’ of Lot 1 for a left turn lane. Ron Roberts asked if this opening would line up with Quail Crossing. Rob Hartman said that would be corrected. Les said that on the Preliminary Plat 6 driveway access openings are allowed and 1 Major Street in that half-mile. On the final plat, the text needs to state “for x number of feet there is no access and then so many accesses in the remainder”. Rob Hartman said he would note on the Final Plat access control except for the major street intersection and one driveway access opening to line up with Quail Crossing Street.
2. Clarify the Parcel Descriptions to the areas being platted. Les said he wants the general provisions from the Preliminary Plat to refine it down to only what is being platted tonight.
3. Cornerstone Parkway conflicts with the same street name in Cornerstone 1^st Addition residential development. Rob Hartman said another name would be chosen before the Planning Commission meeting next week.
4. Provide a statement on the installation of all necessary utilities & streets, or petitions. Rob said they will be petitioning for sanitary sewer extension, from Andover Road along 21^st Street west to the west property line, water line extension from the south side of 21^st Street up to the north line of the plat, paving of collector street and associated drainage, paving for a left turn lane onto the collector street, and a deceleration lane from the east onto the collector and a detention pond. Jeff asked if there was standard plat language available for special assessment projects and will expect upon availability of financing.
5. Provide more details on the drainage plan- specific drainage areas, structures, pipe, etc.

Ron Roberts was concerned about the size of entry signage allowed by the PUD. Les said the 150 square feet from the Preliminary PUD text is an exception allowed from the zoning regulations by the PUD.

Ron Roberts was also concerned about the sidewalks along the collector and loop streets and asked if one would be built on 21^st Street. Les Mangus said if it is not mentioned in the General Provisions the developer must revert to the standards which say there will be a 10’ wide bike/pedestrian sidewalk on every arterial street. There was discussion about 8’ sidewalks on collector streets.

There was discussion about the amount of right-of-way needed for the left turn and deceleration lanes. Clark Nelson said the Planning Commission will be asking for a 60’ street dedication along 21^st Street.

Jan Cox asked for drainage and hydrology to be Planning Commission workshop topics. There was further discussion about drainage.

Les Mangus said information was received today from Southwestern Bell requesting additional easements.

Clark Nelson made a motion to approve the Cornerstone Medical Addition Final PUD subject to the comments of staff and all other corrections mentioned tonight. Ron Roberts seconded the motion.

Clark Nelson said he was concerned about not receiving a final drainage plan before tonight.

Jeff Bridges asked if the developer is concerned about the detention pond along 21^st Street collecting blowing trash. Rob Hartman said this will be the landowner’s responsibility. Jeff Bridges asked if there would be a property owner’s covenant. Rob Hartman said on all commercial properties there is an agreement for cross-lot circulation, cross-lot drainage, maintenance of common areas and etc.

Les Mangus asked for the agreement for cross-lot circulation to be noted on the plat.

Motion carried 3/0. Rob Hartman left at 6:17 p.m.

Review the Cornerstone Medical Addition Final PUD.

Review the proposed amendments to the Decker/Kiser Preliminary PUD. Brian Lindebak and Gene Rath from MKEC Engineering represented the applicant.

Les Mangus summarized this amendment by saying it is to lower the minimum lot size on 125 acres of the development and allow 8,500 square feet minimum lot size as opposed to the current 10,000 square feet minimum. He said this amendment will have minimal effect on the total dwelling units because the apartments that were a part of this project have been decreased and the number of single family dwelling units has been increased. This development would allow lot sizes similar to the Caywood Addition which is ¼ mile south of Decker/Kiser and is nearly full. Les said tonight’s discussion is more conceptual vs. fine line detail.

Brian Lindebak said this amendment request is an increase in the density of the residential area north of the commercial property.

Les Mangus said the first amendment of Decker/Kiser was to change Parcel 3 from business to R-2 Single-Family Residential.  All other lines are conceptual only. Now they want to change the PUD dramatically to add more lots, change street lay outs, density and etc.

Clark Nelson said he would like to have a workshop session on Preliminary plats, PUD amendments, Street Design Standards and Policy.

Les Mangus said all the amendments are being consolidated up to today in the same application. There were 19 parcels of all the same R-2 zoning type and they are being grouped into 1 parcel which shows a better picture of the density at the end of the project. Parcels 4, 14, 15, 16, & 17 into Parcel 4 and is all the same zoning with the additional request of minimum lot size reduction from 10,000 to 8,500 square feet. Les said in PUD’s it has been common practice to allow a reduction in the minimum lot area in exchange for common open area. In this case, Ritchie Development wants the maximum price range of homes in his PUD and wants them intermixed. There will not be any multi-family dwellings in Parcel 4. There was general discussion about the confusing change of parcel numbers.

Clark Nelson reviewed the comments of staff:

1. Correct General Provision #2 for 6 access openings to Parcels 1, 2, & 3. Brian said this would be done.
2. Correct permitted use text for Parcels 5, 6, & 7. Brian said that would be done.
3. Provide Preliminary drainage plan. Les Mangus said it was submitted to him this morning but he has not had time to review it. Les said it will be included with the Planning Commission packet on Friday. Gene Rath explained some details from the hydrology report. Les Mangus said the Ritchie Group is more aware of drainage issues than most developers. They hold their subdivisions to higher standards than the minimums that the others use. Brian said MKEC is coordinating with PEC on the drainage issue for all areas of this development.
4. Provide preliminary sidewalk location plan. Brian submitted the plan and explained it. Les Mangus stated the General Provisions of the PUD say they will build 8’ sidewalks on all collector streets and 5’ sidewalks on all loop streets, and cul-de-sacs will not have sidewalks. This is a step above the Subdivision Regulations which only require 8’ sidewalks on all collector streets. Ron Roberts was concerned about the sidewalks going back and forth across the collector streets. Brian said there would be crossings where 2 collector streets meet. Les said this is only a conceptual sidewalk plan.
5. Provide traffic calming methods for long uninterrupted streets. There was discussion about the concept of moving traffic along a collector street vs. calming the traffic along one. Les said traffic calming applies to all streets up to the arterials. Les said 21^st Street in some jurisdictions would be called a collector street and an arterial would be Hwy. 54. There was further discussion about traffic calming methods and the density in this residential area and Les compared this area to Green Valley .

There was general discussion about street width and right-of-way width, cul-de-sac length.

Ron Roberts said he is not comfortable with the density of this plan.

There was discussion about a quantified minimum lot size. Brian Lindebak said there are only 3 or 4 lots out of 805 in this area that are under 8,500 square feet lot size. The committee asked for more detail about the total number of lots per lot size to be documented on the Final Plat and a limit of the smaller lots. Les said because of the way this subdivision lays out, there are very few of the lots close to 8,500 square foot lot size; some are 15,000+ square feet. Brian Lindebak said he would have the quantity/distribution of lots per lot size in the General Provisions of the plat for the Planning Commission meeting.

Ron Roberts said he wants to see the collector streets straightened. Richie Development included the traffic calming design per instruction of staff based upon complaints of citizens in existing Andover neighborhoods.

Clark Nelson made a motion to recommend approval by the Planning Commission subject to staff comments which include traffic calming techniques, length of cul-de-sacs, signage, density, issues being resolved with staff. Motion died for lack of a second.

Ron Roberts made a motion to send this Amendment to the Decker/Kiser Preliminary PUD to the Planning Commission without recommendation pending more information from the developers concerning: traffic calming methods, length of cul-de-sacs, entry signage, density, drainage, and  alignment of collector streets. Jan Cox seconded the motion. Motion carried 2/1 with Clark Nelson in opposition.

Review the proposed amendments to the Decker/Kiser Preliminary PUD.

Review the Revised Cornerstone First Addition Final PUD. Les said this Final PUD is the same as the Preliminary as far as the layout goes. Les explained this is a 2 page plat which shows a different geographic area that is connected by a street covered in the same plat.

Ron Roberts was concerned about stringing out the utilities during construction. Les said this is a marketing technique by Richie Development to build a full price range of homes in the same development. The larger houses & lots are closest to 21^st Street.

Ron Roberts said he does not know if he can vote to approve a Final Plat which is a portion of a Preliminary Plat he just voted against.

Clark Nelson began the review of the checklist submitted by staff.

B.3. Minimum lot sizes & average density are pending amendment to the PUD.

C.3. Show the boundary of the floodplain. Brian said a LOMR (Letter of Map Revisions through FEMA) will be provided. Les said to show it as it is mapped today would not do any good because part of the detention/ retention boundaries will be changed through FEMA. The areas of reserve will become the new floodplain boundary.

C.10 & 11. Show the Andover Road & 21^st Street right-of-ways, existing and new. Brian said that will be taken care of.

C.17c. Provide mortgage holder’s acknowledgement line. Brian will provide this.

D.1. Provide plat binder/ title report. Les said he has received that tonight.

D.2. Provide final drainage plan. Brian has submitted this to Les.

The remainder of staff comments was discussed and Brian did not think any would be a problem to resolve.

Brian said that for marketing reasons, the developer wants to limit the access to only 1. Les said his concern was platting 105 lots with the furthest lot almost a mile away from its connection to the nearest arterial street. Gene Rath said after a meeting today with the developer, he will agree to another access point. There was further discussion about access control and designation on the plat.

There was discussion about access into the commercial area from the residential properties. Les does not want the residential owners to have to get onto 21^st Street or Andover Road to access the commercial businesses. He wants to see an access opening from the collector street into the commercial area.

Jan Cox asked for more information about the 66’ wide right-of-way on collector streets. Brian said there were several options of street widths to accommodate traffic calming. Gene Rath said he would agree to scale down the street to 60’ wide. Les said this works as long as there is no direct driveway access and no parking allowed, the PUD originally allowed for the collector streets to go down to 60’. Les said in a 60’ wide right-of-way the street would be 31’ wide street. Ron Roberts insists on maximum width for collector streets.

Les asked Brian to run the density numbers on this phase.

Clark Nelson made a motion to approve the Revised Cornerstone First Addition Final PUD subject to staff comments and further subject to the ultimate passage or approval by the Planning Commission of the Preliminary Plat. The motion died for lack of a second.  

Review the Revised Cornerstone First Addition Final PUD.

Review the Final PUD Plan for Phase 5 of the Flint Hills National Addition. Les Mangus explained this is for the 2 cul-de-sacs and the guest houses around them on Lot 13.

Brian said this is all property of 1 ownership and is part of the golf course. Gene Rath said the guest houses are for use of country club members only.

Clark Nelson reviewed the comments of staff.

C.12. Conflicting street names. Brian said this will be taken care of.

C.17e Planning Commission Chairman name incorrect on the plat and Phase number is wrong. Brian said this will be changed.

Brian said the final drainage plan has been submitted.

Brian said he has received the restrictive covenants from the developer and will be making copies for Les.

Brian said he would include the replatting of a portion of Lot 1 Block 3 Flint Hills National Golf Course in the title.

Brian said he will indicate complete access control to Prairie Creek Road except the required emergency access at the east quarter corner.

Brian said he will make the bearings & distances match the platted dimensions and will record amended PUD statement of 2002.

There was discussion about the length of cul-de-sacs allowed in this PUD. Les said over 500’ in length is allowed and that no maximum lengths were established. Les said that because these are large lots compared to the standard, 500’ would be 4 lots deep.

Les said there is a small overlap with what is platted today, has already been platted with the first phase that drew a lot around the golf course. The property is not being used for golf course and they want to use it as residential. Les said the zoning is across the board R-1 & R-2 Single-Family Residential permitted uses are golf course related facilities. The golf course is the exception to the rule in that parcel, not the houses.

Jan Cox said Reserve F is not shown on the plat. Brian said he would resolve this issue.

Ron Roberts made a motion to recommend approval of the Final PUD Plan for Phase 5 of the Flint Hills National Addition subject to staff comments and resolving the Reserve F issue. Jan Cox seconded the motion. Motion carried 3/0.

Review the Final PUD Plan for Phase 5 of the Flint Hills National Addition.

Member Items: none

Member Items

Ron Roberts made a motion to adjourn the meeting at 8:08 p.m. Jan Cox seconded the motion. Motion carried 3/0.

Adjournment

Respectfully Submitted by

___________________________

Deborah Carroll

Administrative Secretary

Approved this 13^th day of September by the Planning Commission / Board of Zoning Appeals, City of Andover.