Annual review of the Comprehensive Development Plan.
Mangus stated this review is required by State Planning and Zoning Statutes
in order to keep the plan valid. No review was conducted last year because
the current plan was just adopted in June 2004. The only change in the
development of the City that would warrant mention in the Comprehensive Plan
is the change to the Cornerstone PUD (formerly Decker/Kiser) to include the
construction of a hospital. He feels that this change will have broad
reaching affects in the development of this area, and more particularly the
Cornerstone commercial property. Staff expects the hospital to anchor
ancillary medical uses like medical offices, suppliers, pharmacies, etc., and
possibly even medical related educational facilities.
Nelson suggested amending the Comprehensive Plan relative to the school in
the Industrial Park.
Mangus asked the Planning Commission to recognize there are developments not
mentioned in the current plan which will have effect on the area as a whole
as to the type of development in the areas.
letter dated July 12, 2005 from Mayor Ben Lawrence which states his
objections to the special use application by the college was submitted to the
Planning Commission for review.
Les said the Planning Commission needs to be aware
of the spin-off effect as to the type of uses that surround the new hospital.
Clark Nelson asked for other issues that need to be
addressed in the Comp Plan update. Lynn Heath suggested using the Comp Plan
to encourage development in the existing commercial zoned areas.
Clark Nelson said the Planning Commission attempt to
jump-start development in the Industrial Park by allowing the Butler Community College was well intentioned. He said Dr. Vieti persuasive (although
without evidence) that in other communities throughout the United States the compatibility of a school for the benefit of the surrounding businesses
not only is compatible but very profitable. He was under the impression that
if that was to occur, it would be one of the first places in the country
which has progressed to the extent that we allowed that to happen. Clark encouraged the college to come forward to establish the facts of that national trend
in hope this would persuade the City Council to take another look at the
Caroline Hale stated the Mayor and Butler Community College are in communication and she said it appears things are being worked
out for the special use case.
Quentin Coon said the Industrial Park was never
intended to be “heavy” industry use. Les said the zoning regulations do not
permit smokestack type industries.
Jeff Syrios asked if it would be appropriate to
table this part of the discussion of the Comprehensive Plan until the Mayor
and Council work out their differences with Butler Community College so that
it can be addressed with the full knowledge of what the future of the
Industrial Park is to be.
Quentin Coon said the Planning Commission needs to
make the plan up front of we want it to look like.
Clark Nelson said it is the job of the Planning
Commission to recommend what we think should happen. He said the City Council
can ignore the recommendations for various reasons.
Les said Dr. Vieti could be asked to substantiate
her claims that allowing colleges in Industrial zoned areas is an acceptable
Lynn Heath said there is a community college on the
south end of Boeing just for employees. He said this arrangement could entice
other industries to locate in Andover.
Quentin Coon said if this industry/college cooperation
continues, he would like there to be an attractive campus to enhance the
Caroline Hale said the Mayor is concerned about the
tract of land that the College had already committed heavily to develop which
they have now virtually abandoned which creates no revenue for the City.
Deborah Carroll asked why the college could not
buy/lease existing vacant retail spaces or commercial property instead of
locating in the Industrial Park. Jeff Bridges said the issue comes down to
financing. For them to build a building they would have to get a bond vote
passed across the county, to build a facility in Andover. So they make use of
existing buildings through lease purchase agreements which operate through
their general budget that do not require the approval of the voters of Butler
There was discussion about Section 11 in the Comp
Plan that talks about colleges.
Les said at the time when the Comp Plan was being
amended, the College’s only presence was in that annex to the high school. They
had moved out of the building on 21st Street and they had not yet
occupied the 5000 building. Les said that by this discussion, the Planning
Commission recognizes the need to have information in the future updates.
Clark Nelson said there are 17 factors and findings
to be addressed with each zoning change, one of which is compatibility with
the Comprehensive Development Plan. He said all 17 did not have to be
answered affirmatively to approve the zone change.
Caroline Hale said she received a complaint from a
constituent about a prospective property owner in the Industrial Park who was
being expected to maintain the same landscape and building elevation as other
commercial properties along Andover Road. She thought as long as that
business had been approved by the PAI board, the Site Plan Review Committee
should not expect anything more intense from the owners. She said this
misunderstanding kept this industry from locating in Andover.
Jeff Bridges explained that the Site Plan Review
Committee has always deferred to the Promote Andover Inc. group because they
have their own set of covenants for the industrial park. As long as they
follow the PAI covenants and submit a reasonable landscaping plan, they will
be approved. Jeff said the applicant in question was planning to buy 1 lot,
build the business and sell off the frontage and PAI was not going to let
them do this. This applicant had not been approved by PAI when they appeared
before the Site Plan Review Committee.
Quentin Coon suggested renaming the Industrial Park.
Jan Cox suggested Office Park or Business Park. Jeff Bridges said there has
been discussion by PAI about renaming the area to “Business Park”, but the main goal was to have industrial property available. If they go to more
commercial or business park, they would be directly competing with other
private property owners in a public/private partnership which they do not
consider fair to the private property owners who weren’t receiving government
Clark Nelson said that after conversations with Les,
he now understands that industrial parks take longer to develop.
There was further discussion about the vision for
the Andover Industrial Park.