Z-2003-02: Public Hearing on the Proposed Amendment of the Amended Preliminary Planned Unit Development of Flint Hills National Golf Club. Proposed change of zoning district classification of a portion of Parcel 4 from the R-1 Single-Family Residential District to the R-2 Single-Family Residential District and to change the overall maximum number of residential dwelling units from 188 to 248 units.
Jason Gish of MKEC and developer Tom Mack were present with Flint Hills National Addition. Jason gave copies of the existing PUD, Proposed Amendment after the Subdivision Committee comments, and Drainage Plans to the members of the Commission. Jason said that the Proposed Amendment after the Subdivision Committee drawing shows the changes made after staff comments.
Jason Gish said the revised area is in the southeast corner of the Flint Hills National Addition. This amendment will be Phase 4 of the development. This request is for a zoning change in Parcel 4a and for an increase in the total number of lots in the text of the General Provisions of the PUD. In the original PUD the lot sizes for this Phase 4 area were 5+ acres each. There were 20 lots of this size. The existing overall plan showed 131 lots total.
The proposal now is for the lots to be 1.5 acres each, and there are 23 of them. Patio home lots are included which are 15,000 square feet in size. There are 34 of them.
The proposed overall plan will be 168 lots. Difference of 37 lots. Jason stated there is a maximum of guest houses are planned for this development in Parcel 7. There are 248 total dwelling units proposed. Up from 188 on the existing PUD. The market is driving this change.
Clark Nelson asked Jason Gish to cover the staff comments for the Commission.
There was general discussion about the name of the development being significant between the 4 changes to track the "latest" version. Jason Gish said the amended PUD date is noted on the most current revision. He said the Final PUD will be named Phase 4. Les Mangus said this plat is recorded as the Flint Hills National Addition. He said this is called "an Amendment to the Amended Preliminary Planned Unit Development of Flint Hills National Addition.
Jason Gish said the zoning districts should be noted on the copy of the Preliminary Plat that was submitted tonight. He said the only zoning change would be for the smaller lots which are requested to be R-2, and the remainder of the lots in the development will remain R-1.
Charlotte Bass asked where the existing water, sewer, and streets are in Phase 3. Jason said they should be labeled on the copy that was given to the Commission tonight.
Clark Nelson asked if Phase 3 is the same as Parcel 3. Jason Gish said it is the same.
Jason said the benchmark should be labeled on the copy of the plat submitted tonight. It could not be located and Jason said he would get it done as well as the zoning districts being labeled on the plat.
Jason said that the 2 street names of Hedgewood Ct. and Sumac Ct. would be changed to Primrose Ct. and Bluesage Ct. Les Mangus he would have to check on the street names to be sure there are not duplications in Andover.
Jason Gish said there is an existing sewer manhole in the southern center of the plat and he suggests building a lift station somewhere to serve the area east of the ridgeline.
Clark Nelson asked if this would be a private development cost. Jason said that it would be. He further stated that Item 10 was in the text on the Plat stating: "Improvement Financing: The streets and subsequent drainage systems shall be private. The water and sanitary sewer systems shall be public." Jason said that Item 3 in the text on the plat state the Reserve Designation & Uses:
Irrigation (All Reserves)
Landscaping (All Reserves)
Berms (All Reserves)
Monuments (All Reserves)
Open Space (All Reserves)
Drainage (A,B,C,E,F,G,J) in designated areas.
Utilities (A,B,E,F,G,I,J) in designated areas.
Quentin Coon commented he likes the way each lot backs up to a reserve. Jason said there is Tallgrass Prairie in this area that the developer intends to keep.
Keith Zinn asked questions about the lift station and the financial responsibility of it. Jason said the gravity lines would be the city's responsibility, but the lift station would be the developer's responsibility. Jason said that by the time the Final Plat is submitted, the developer would have more definite information what the improvements would be, and the cost of them.
Keith Zinn was concerned if bond money would be requested to finance this lift station. Jason said they have not gotten to the point of planning this yet. He further stated the water and sewer gravity systems would be petitioned to the city for funding.
Jason stated the vicinity map has been provided as well as the improvement statement which is Item 10 in the text.
Chairman Coon asked if the density of the development would be a capacity problem for the sewer system. Les Mangus said there is an interceptor that was laid through Flint Hills that was sized as if it were another R-2 single-family neighborhood, including all the land around it that would drain into that interceptor, so it will have excess capacity.
Clark Nelson asked Les if he was concerned about the completion of Flint Hills National Parkway i.e. access in case of emergency. Les said there was general discussion at Subdivision Committee about at what point the Planning Commission is going to demand that that entire loop road be built to connect these private streets out to the public system. Looking at Phase 4a & b it is 1 1/4 mile from the furthest extreme of Phase 4 out to Andover Road all on private streets. Jason said they have allowed for an access opening at the 1/2 mile line on Prairie Creek Road for emergency access.
Clark Nelson asked how people on a daily basis get from Parcel 4 to Andover Road. Jason said they would have to drive all the way through the development.
Keith Zinn said he sees 1 entrance off of Prairie Creek Road and there is none from SW 130th Street. Jason said there is one from Parcel 3A in the SW corner of the plat with the intention to serve the smaller lots. He said there is a gate there now where the lady lives in the trailer between lots 19 & 20. Keith Zinn was still concerned about emergency vehicle access into this area. He asked if the access onto Prairie Creek Road is a guarded gate. Jason said the locks would be cut by emergency personnel if the need arises.
Keith Zinn asked if school busses were allowed on the private streets. Jason said they were. Keith Zinn asked if the busses would run into the cul-de-sacs. Jason said they were designed large enough to turn a school bus around in. He said it is a 150' cul-de-sac. Keith Zinn asked if the school board had been contacted for their permission to drive into the area.
Keith Zinn asked if there were plans and equipment available for snow removal during the winter. Tom Mack said they contract this service out. Jason said that at this time there are 3 points of access for emergency vehicles on the loop road.
Chairman Coon asked if 4a and 4b would be built concurrently. Jason said they would like to build a portion in the south where the existing utilities and streets are and they are proposing to build the first cul-de-sac in the club estate area on Parcel 4a. Mr. Coon was concerned which part of the road would be built first.
Clark Nelson asked if staff had reviewed the drainage plan yet. Les Mangus said that it has not been because it was just submitted at tonight's meeting.
Chairman Coon asked if there were any comments from the public on this case. Sheile Young from the Andover Journal-Advocate asked if this plat is approved would the city taxes be used to pay for it? She also asked how this development would benefit the city and surrounding area.
Jeff Bridges stated this is an ongoing development that was started in 1995. Lot construction began in 1997. This has added tremendous value to the City of Andover and full build out should add half again assessed value to the city. When the golf course abatement expires, it would almost double the value of the city. So this is a very positive project for the city and that is how the City Council in the past has viewed this. There is a very special relationship with this project which brings in a lot of tourism dollars with the recent tournaments they have had, they are building a variety of housing which is unique to the Wichita area and it is a very positive project for the City.
Ms. Young asked again if it would increase taxes. Jeff Bridges said the developer would pay for everything, even to pay for half of the cost of improvements of the adjacent arterial streets when that surrounding property develops. The developer through specials or through direct contributions for infrastructure will fund this.
Tom Mack with Flint Hills Company clarified the owners would pay for the lift station and the private streets, and that they ask no more from the City than any other developer does.
Lynn Heath was concerned about access to Andover Road from this area. Les Mangus stated the emergency access on Prairie Creek Road would be in the far northeast corner of the area that is shaded on this plan. The other alternative was near to the point where it connects to Andover Road. The PUD limits access to 130th Street to one point, but if the Commission feels it is necessary, another emergency access point can be added. Les Mangus said the access road off of Prairie Creek would not be available until Phase 4 is completed. Les Mangus is more concerned with this issue the more quantity of homes are going into this area.
Les Mangus asked Tom Mack and Jason Gish if they would have a problem with an additional emergency access road along Flint Hills National Parkway, adjacent to SW 130th Street. Jason asked if a temporary one would be acceptable. He thinks there are some existing gates into the pasture that could be made available from south of Lot 2, Block 1. Les Mangus stated that at the half-mile line there is an existing gate.
Keith Zinn was concerned about the temporary accesses being "all weather". Jason said that on Parcel 6 there was gravel/ geo-textile membrane that is designed for emergency vehicles to travel on, that grass can be grown on.
Keith Zinn asked for Les' opinion of the quality of these roads during bad weather. Les Mangus said they are a reinforced turf emergency access. It is something that should be discussed with the fire chief.
Quentin Coon asked if the stability of these roads have ever been tested during bad weather. Les Mangus said they have not been. Jason said that the public during golf tournaments has used the access at Prairie Creek Road, so they would probably stay with a gravel surface for this access, as it will be used more frequently. He said the lots have been designed to avoid direct views to the public roads or corridors. Jason said there is an ASTM standard that would provide for heavy vehicle traffic during bad weather.
Les Mangus said the challenge is for the traffic to stay on the path as it has grass on it and is similar to the rest of the landscape. Jason Gish said that the road is basically a straight shot from the gate on Parcel 6 that goes directly up to the road. Jason said there are berms that will define the edges of the road. Jason said access is limited to this development for aesthetic and security reasons.
Lynn Heath asked if Parcel 3a had an emergency entrance to it. Jason said it is shown above Reserve E on the plan. Lynn Heath asked where the entrance is shown to Parcel 6. Jason said it is adjacent to 123rd Street Terrace. Jason said they would like to build an emergency access until Phase 4 is built then remove the one off of 130th Street. Les Mangus asked if this would be used as a construction entrance for this phase.
Chairman Coon closed the public hearing at 7:50 p.m.