ANDOVER PLANNING COMMISSION

SUBDIVISION COMMITTEE

July 11, 2006

Minutes

The Andover City Subdivision Committee met for a regular meeting on Tuesday, July 11, 2006 at 909 N. Andover Road in the Andover Civic Center.  Chairman Lynn Heath called the meeting to order at 5:35 p.m. Other member present was Jan Cox. Others in attendance were Director of Public Works and Community Development Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges.

Call to Order

Review the minutes of the June 13, 2006 Subdivision Committee.

Jan Cox made a motion to approve the minutes as presented. Lynn Heath seconded the motion. Motion carried 2/0.

Review the minutes of the June 13, 2006 Subdivision Committee.

Communications:

Review the City Council minutes from the June 14, 2006 meetings. The minutes were received and filed.

Review the minutes of the June 20, 2006 Planning Commission meeting. The minutes were received and filed.

Review the Potential Residential Development Lot Report.

Communications

The committee decided to reverse the order of the following agenda items.

Review Z-97-05: An amendment to Parcels 1, 2, &3 of the Preliminary PUD of Cloud City Subdivision.

From Les Mangus Memo: The proposed amendments make subtle changes to the parcel boundaries and add a small adjacent parcel to the PUD. The most sustentative request is to decrease the building setback between the commercial and residential uses in exchange for more intense screening and landscaping. Staff has no particularly important concerns with the amendments, but feels that if the decrease in setback distance is allowed, a detailed screening/landscaping plan should be provided.

Greg Allison of MKEC Engineering presented the plans for the owner/applicants. Greg explained Parcel 3A is being created on a new parcel adjacent to Parcel 3 recently purchased by the developer.

Jeff Bridges asked if they would replat the First Addition to include that parcel and change the street alignment. Greg said that is correct.

Les said this will be the 4^th revision for this piece of property. Greg Allison supplied the original PUD to help the members see the proposed changes. He explained this revised plan makes the lots deeper along US Hwy. 54.

Greg showed the proposed site plan for the commercial tenant and said the drainage ditch would be relocated. He said the Corp of Engineers has given them a conceptual approval for the relocation of the ditch. He said they will comply with all permits required for stream disturbance.

Jeff Bridges asked if there will be sidewalks built through the reserve in the commercial areas. Les said no they are not built yet in the commercial areas. Jan Cox read General Provision number 7, “An 8’ sidewalk shall be provided on the west side of Yorktown, on one side of Cloud Avenue and through Reserves D and E connecting Minneha Avenue to Cloud Avenue”.

There was general discussion about the revised plan removing more existing trees than in the original PUD plan. They will replace them along the revised drainage way. Jan Cox asked for the advantage to changing the drainage flow. Greg said it is to give more building space to the future tenant on the lot adjacent to Andover Road.

Jeff Bridges asked if the tenant will have a signed contract before they go through the effort to change the drainage way. Greg said he did not know.

There was discussion about the option of the water being carried underground. Greg said they are designing a combination of underground and realignment of the swale. Jeff Bridges asked how this would effect erosion. Greg said he would work with Les on minimum grades, and there will be some type of rip-rap as the water enters the existing pond in the Reflection Lakes Addition.

Jason Gish from MKEC Engineering arrived at 5:50 p.m.

Greg said the only adjustment to the General Provisions is the setback from the south line to the building which was 130 feet and they are asking for it to be 75 feet. Greg said the encroachment into the setback line would be for the truck service area. They would like to build a 4 foot berm with trees and a wall on it along the south line for screening the adjacent residents.

Lynn Heath was very concerned about the noise and light disturbance of the truck service area to the neighborhood to the south. Greg Allison thought the berm, trees, and wall would mitigate most of the disturbance. General discussion continued.

Greg asked if the required wall height is 6 feet. Les said 6 feet is the minimum.

Les said he is not impressed with the hybrid hedge tree. Jason Gish said he would rather use a cedar tree.

Greg asked if the reduced building setback would be a problem. Lynn Heath said it might be. There was discussion about whether the truck dock is an enclosed structure and about building materials that could be used to decrease the noise. Les asked how the trucks would be faced. Jason said the truck doors are on the east and west ends of the dock.

There was discussion about the 35 foot wide drive which Les said would circulate around the building. Greg said there would be 40 feet from the property line to the service drive which would contain the wall, berm, and trees.

Les said the closer the wall is to the line of sight of the truck headlights, the better the wall will knock the lights down, but the affects of the noise are greater with closer proximity.  

There was much discussion about the noise created from the truck service area. Greg thinks the screening will be enough to contain the noise. Les asked if it could be required in the General Provisions for all loading docks to be enclosed with a screening wall between. Jason Gish thinks the loading area is already designed to be enclosed, but he will check.  Les was concerned about setting a pattern for the commercial lots to the east of this development.

Lynn Heath wants proof at the next Planning Commission meeting on Tuesday that the loading dock will be completely enclosed and noise insulated.

Jan Cox asked Les if all his comments had been addressed. Les said he has not seen a revised plan yet. Greg Allison said there is nothing on the staff comments list they can’t deal with.

Lynn Heath asked about the zoning for Parcel 3-A. Les said it is B-3. Greg Allison said Parcel 3 is B-4, Parcel 2 is B-3, and Parcel 1 is B-3.

Jason Gish said he will deliver 15 copies of the revised plan for packets.

Lynn Heath made a motion to recommend this plan be approved by the Planning Commission with the following conditions:

1. Subject to approval of all staff comments.
2. 4’ berm and 6’ wall with trees on top along the commercial/residential boundary.
3. Sound attenuation for the loading dock. 

Jan Cox seconded the motion. Motion carried 2/0.

Review Z-97-05: An amendment to Parcels 1, 2, &3 of the Preliminary PUD of Cloud City Subdivision.

Review the Marketplace East Addition Preliminary Plat.

From Les Mangus Memo: The proposed plat is the result the developer putting together sites for a YMCA and an elementary school. The proposed plat has a lot of issues with the layout and street connections. The two tracts west of the subject are not owned by the developer, which creates a problem for connectivity to the Yorktown Rd. & US-54 intersection, and the logical extension of the reverse frontage road from the Cloud City Commercial PUD. The existing neighborhood east of the subject property makes continuation of the reverse frontage road at this time a problem, which makes the right in / right out access to US-54 very important to adequate traffic circulation around the two heavy traffic generators. The five-way intersection proposed at Yorktown Rd. & Commerce Place needs a detailed study to determine its functionality. In Staff opinion the proposed plat is a little premature, and some details definitely need attention before proceeding to final plat.

Greg Allison said a zoning application has been submitted to provide more continuity in zoning between Cloud City and Marketplace East. The YMCA is planning to use the entire Parcel 1 and will remain B-5 zoning. Jason Gish said there is a lot depth ratio problem on the lot to the west of the YMCA site.

Greg Allison said the future school site is being rezoned to B-3. There was discussion about rezoning but not platting the L-shape piece of property south of the elementary school site to R-4 for senior housing project.

Greg and Jason said they are currently working on the land plan for the multi-family residential development. Greg said they are not limiting the use of the property to senior housing. Les said it is straight up R-4 zoning change.

Greg Allison said it will be challenging to get Yorktown to Kellogg with the right-of-way and signalized intersection. Les said 2 tracts not owned by the developer will be a problem.

Greg said Commerce Street will connect into Yorktown at a “T”.  Jason suggested building a cul-de-sac to terminate the future traffic from Reflection Lake 3. There was discussion about the street that now connects at Minneha. The cul-de-sac will separate the end of the residential and the Marketplace commercial area. Jason Gish said the street name of Commerce needs to be changed to avoid duplication.

Les was concerned about the 2 out parcels of 6 and 2 acres each. Then there is the McCandless neighborhood adjacent to the east of the YMCA site which needs to be prepared for the future reverse frontage road to continue to the east. There needs to be full rights to a street connection in the future. At Yorktown, traffic will have to make a 100 yard jog to the south around the YMCA site. There is planned to be a reserve strip along the east property line to leave room for a future street connection to the McCandless neighborhood to the east. There was discussion about controlling utilities in the right-of-way to allow room for the street. Les said there should be text in the General Provisions to allow for 1 future street crossing.

Les said he has a problem with the way the Yorktown intersection comes together. He said he needed to see details. Jason sketched something out to show the paving lines with a free right turn. Greg Allison said a round about will not work in that area due to the school and bus traffic. Lynn Heath asked if Commerce Street will “T” at Yorktown to turn left or right. Jason said it will be designed to be smooth right turn.

Les asked about the drainage plan. He said the school and YMCA don’t want any water on their sites or adjacent to their sites. The “L” shape remainder of property would have to carry and retain the water.  Les said that is not a concern for the city because it will be in the contract of whoever they sell the property to. The existing drainage runs through the center of the other 2 tracts. Jason said this retention pond creates an amenity for the residential areas and allow more density in the commercial ground. Greg said the underground storm sewer system would pick up the YMCA site and bring it around. Les said this will only be the run off from the one tract.

Jan Cox asked who pays for this altered drainage system. Greg said everyone in the development will share the expense.

General discussion continued about traffic flow in this site.

Jan Cox made a motion to recommend approval of this plan to the Planning Commission with the following conditions:

1.      Satisfaction of all staff comments.

2.      Change name of Commerce Street.

Lynn Heath seconded the motion. Motion carried 2/0.

Review the Marketplace East Addition Preliminary Plat

Member Items: none.

Member Items

Lynn Heath made a motion to adjourn the meeting at 6:45 p.m. Jan Cox seconded the motion. Motion carried 2/0.

Adjournment

Respectfully Submitted by

__________________________

Deborah Carroll

Administrative Secretary

Approved this 8^th day of August 2006 by the Subdivision Committee, City of Andover.