the Final PUD Plan for the Cornerstone Addition, the First Phase of the
Decker/Kiser General Planned Unit Development located ½ mile west of the
northwest corner of 21st Street and Andover Road.
Mangus said that most of the text
issues from staff review have been taken care of on the Final PUD. There are
still some issues with the title search and mortgage. There has been a
preliminary drainage plan and report submitted. Les Mangus said that on the
table tonight, there is another drawing of the existing conditions at the
entrance to this development.
Nelson asked if anyone in the audience wished to address this issue. Greg
Allison from MKEC Engineering Consultants said he appreciated all the help he
has received from Les Mangus to prepare this request for the meeting.
Allison said he agreed with most of the comments made from Les Mangus, but he did not agree with the recommendation of the Subdivision Committee concerning
street widths. He said the entry along 21st Street is critical for
this development and they submitted the drawing tonight to show the plan for saving
the existing trees around the entrance street.
Allison said that the original PUD allows for narrow roads. He said that from
the recommendation of the Subdivision Committee, the road was widened to 66’
from Cantera Drive north. He said there was discussion at the Subdivision
Committee meeting about there being reserves on both sides of the road to
allow for a narrower width of 60’ right-of-way which would be a 30’
face-to-face. From 21st Street to the south point of Cantera Drive,
there would be a 60’ right-of-way and would grant reserve areas on both sides
of the road which would forbid driveways encroaching onto Cornerstone Drive.
Greg said the entry to this development will be of the same quality as other
Ritchie Developments like Lake Point, Reeds Cove and Rocky Creek in Wichita. He said they will try to save as many trees as possible during construction.
Nelson said that with regards to the road width, he appreciated the changes
that Jan Cox suggested at the Subdivision meeting. He said the Resolution of
Street Policy was included in the packets and referred to Section 9(c) talks
about the Class B residential collector streets which are 66’ right-of-way.
Coon said the plan shows an entire grove of trees being eliminated just past
the B-3 zoning. Greg Allison said some will have to be removed and it is
impossible to save them all. He said additional trees will be planted and
berms built just west of the existing house. The B-3 zones to the east and
the west will be buffered with trees from the residential areas.
Mangus said Greg Allison has made
changes from the recommendations of Subdivision Committee with the exception
of the reconfiguration of the first 200 yards of Cornerstone Parkway to have
reserves on both sides so that there will be no houses or residential
driveways. Les Mangus thinks the commercial property should have 1 side
entrance onto the collector street so the traffic from the neighborhood does
not have to go onto 21st Street to get to the commercial areas
within the development. Les Mangus said the narrower street widths will not
be a problem as long as there is no parking allowed, no houses that abut the
street, and the curves will slow down the traffic speed.
Coon asked if any driveways would be coming out along Cornerstone Drive. Greg
Allison said that on Cornerstone from 21st Street to Cantera Drive there will not be any driveways allowed. Quentin Coon asked if Lots 17 and
18 would face Cornerstone. Greg said that at this point they could. The
intent of the development is to have the drives empty on to Cantera Drive and Cornerstone Court. Greg Allison said there will be an 8’ sidewalk along
collector streets and they just don’t want to contend with driveways along
the 8’ sidewalks.
Martine asked if these are all
walk-out/ view-out lots. Greg Allison said as many as possible will be.
Martine asked Les Mangus if all staff comments
have been addressed. Les Mangus said there has not been a final drainage plan
submitted yet. David Martine asked if the drainage swales would be designed
at 1%. Greg Allison said they try to design everything at 2%. There was
general discussion about stating “no less than 2% grade” in the actual motion
of approval. Greg Allison explained the design policy of the owner. Greg Allison
said he could not guarantee that every lot would be no less than 2% slope.
was further discussion about back yard storm systems. Rob Ramsayer with
Ritchie Associates, manager of Chestnut Ridge LLC, said his instructions are
to build this development at 2% grade in the back yards, but cannot guarantee
that everything will be that. Rob said it will be 2% away from the house. David Martine was concerned about crafting the motion to insure specified grade. Greg Allison said
that generally every lot has access to an inlet. He said that inlets can be
added after the fact if there is a specific problem area. Design goal and
standard is 2%.
Nelson was concerned about losing control of this development if all
requirements are not listed in the motion. Les Mangus said to send Planning
Commission expectations to the City Council about the final plans with a 2%
slopes on all of the drainage swales.
Coon asked Les if there would be enough traffic from the residential
neighborhoods to require a left turn lane. Les Mangus said they typically are
not done at the residential collector street intersections. Les Mangus said it would be close to build one there. There was general discussion comparing
density of Green Valley to Cornerstone. Les Mangus said that once this is
developed there will be several ways in and out of the project. Traffic will
just be concentrated until it is fully built.
Coon asked if the sidewalk would run all the way to 21st Street.
Greg Allison said all collector streets have an 8’ sidewalk requirement.
Mangus said the title report he has is
a few months old and needs to be refreshed to show the Chestnut Ridge
ownership. Only a preliminary drainage report and hydrology have been
received. There are no detention/retention structures proposed due to the
location of this first phase. Through this first phase, there is only 1%
increase in the rate of runoff to the 2 outlets, 1 on the northeast and 1 to
the southwest. Subsequent phases will detain water from upstream in the
project to allow the commercial area to flow more freely, clearing the big
Allison was concerned about the commercial access off of Cornerstone. He
would like to keep the different users separated but doesn’t feel it will be
much inconvenience to travel to 21st Street or Andover Road to
enter the commercial location. He also suggested waiting until the commercial
property is developed to determine access.
Mangus said there is no street name on
the 2nd cul-de-sac north of Cantera Drive. There is no description
of what is allowed in the reserves, such as access.
Allison suggested the street name of Cornerstone Court. Les Mangus said every street name is not named off of a collector street. Greg Allison said they
will work that out before City Council. Greg Allison said the reserves are
platted for open space and landscaping, irrigation, monuments, low impact
uses. David Martine asked if there would be driveway access off of the
reserves. Greg Allison said there would not be any.
Zinn asked at which point Parcels 7 – 10 would be developed. Greg Allison said
only the First Phase is planned for right now which is Parcels 3, 4, &
Zinn asked if any planning has been done concerning 159th Street
when Parcels 7-10 are developed. Jeff Bridges said we have not gotten into
the issue of county line streets yet. He hopes to have a meeting with Sedgwick County soon regarding this issue. Jeff Bridges thinks it may be similar to the
Caywood Addition where the developer pays for the paving of the street. Each
dwelling unit in this project will pay an arterial impact fee and it would
not be wise to dedicate a portion of that revenue to 159th Streets
Zinn asked for a completion date of 21st Street on the north side.
Les said those improvements would be needs driven. Keith Zinn is concerned
about the amount of development east of Andover Road on 21st
Street up to the Turnpike. Les Mangus said most of the anticipated traffic
is to the west. Keith Zinn said there is only 1 lane westbound and there is 2
eastbound lanes. Les Mangus said improvements probably would not be justified
until several phases of this project have been completed.
Coon asked if a monument would be built on 21st Street. Greg
Allison said there will be.
Ramsayer said their developments are phased very carefully, and the intent is
to work up Cornerstone, using the lakes as a centerpiece, but start up 21st Street. The 21st Street entry is important to make a statement,
and plan to align the street to save as many existing trees as possible. Rob Ramsayer
does not agree with staff to have access from the residential area into the
Martine made a motion to
approve the Final PUD with the following conditions:
The street name on the 2nd cul-de-sac
No driveway access in the Reserve areas
Reserves are to be open space with landscape, and / or monuments
The mortgage holder on the property be on the plat.
Title report be provided
Final drainage and hydrology plans be provided with the design goal of 2% in
all drainage swales with nothing less than 1.5%. Jeff Syrios seconded the
motion. Motion carried 5/0.
Martine said he appreciated the
developer’s attention to drainage issues in this project.
Nelson said the zoning case will be brought before the City Council on
November 9, 2004.