Review the Sketch Plan of the
Prairie Creek Addition.
Les’ memo: The proposed plan is the development of 160 acres of single family
homes, 14 acres of multi-family homes, and 4 acres of neighborhood business
at the corner of Prairie Creek Rd. and 13th St. The residential
plan includes the typical retention/detention ponds and a 5-acre public park
site. The Subdivision Committee has reviewed the plan, and suggested some adjustments
as noted in the minutes of the April 11, 2006 minutes. Staff supports the
plan pending the resolution of a few detailed concerns, including the
extension of off-site water, sewer, and paved streets.
Rose from Baughman Co. presented this plan for the applicant. This
development consists of 355 single-family lots, 27 multi-family lots, and 1
3-acre commercial lot. The developer is requesting input from the Planning
Commission about this design.
Martine asked if Parcel 3 is the commercial lot. Chris said that is correct.
said a public park will be dedicated to the city within the development.
Martine asked where the multi-family lots are located. Chris said they will
be in Parcel 2 on the west side of the development.
Coon asked if the pipeline reserves can be used for foot traffic. Chris said
that is the intent. Ron Roberts said the Subdivision Committee asked for 25’
access into the open areas.
Martine asked if Reserves C, K, G, and H are lakes. Chris said yes they are.
Martine asked if the remaining hedgerow on Prairie Creek Road would remain
during construction. Chris said it will be removed during road improvements.
said they have lowered the minimum square foot of the lots for an average of
12,000 square foot lots. Text has been added to show this change.
said a 5’ wall easement has been added along Prairie Creek Road and 13th Street North on the back side of the lots. The wall will be concrete or
vinyl. A median entryway will be added on the 66’ collector streets. The sign
will be on the wall itself and the median will be landscaped. The wall is
planned to be 6’ high.
Martine asked if there would be a sidewalk on the north side of 13th Street. Les said the existing 10’ sidewalk on 13th Street is on
the north side and will continue. None of the properties on the south side of
Prairie Creek Road are annexed into the city.
was discussion about lining up the stub street on the west side access to
Prairie Creek with the cul-de-sac across the street.
continued about a median on collector streets and 1 at the entrance ¼ mile
down that line up with the north entrance to the multi-family parcel.
Heath asked if the commercial parcel
would be zoned B-2 Neighborhood Business. Chris said yes it would be.
Martine asked about the marketing
intent with all the lot sizes mixed throughout the addition. Discussion
continued about lot sizes.
Coon said he thinks this design is too “cookie cutter”. He also did not like
the straight runs of the streets. He understands the difficulty of designing
the development around the pipelines.
Syrios said that curvilinear streets
would give more of a “country feel” to the area.
Martine asked if he would be able to
vote on this project since his property abuts this development. Les said he
should abstain if he has a financial interest in the subject property, or if
he has a particular bias to the project.
Martine asked if the developer is planning
to market these lots to one level of income. Phil Meyer of Baughman and agent
for the applicant stated this is one market with 3-6 footprints, 2-4 builders
to choose from. This will be done in phases of 30- 60 lots at a time.
Syrios asked if there is an optimal
preferred percent of multi-family per development. Les said every community
has their own standards. Les said during research for the Comprehensive
Development Plan he found out some communities have 42% multi-family homes of
residential development. Here in Andover it is less than 10%. Most other
communities are around 10% multi-family lots.
was general discussion about the placement of the reserve areas which will
serve the drainage plan. Quentin Coon said he liked the multi-family being in
a different parcel.
Heath and Quentin Coon asked for
access and connectivity of the green spaces. Ron Roberts suggested 25’ access
easements dedicated to the reserve so there is no encroachment on it from
houses being built next to them.
Roberts said in the General
Provisions, triplexes need to be allowed due to the larger lot size. Les
stated in the R-3 Multi-Family Residential District, single-family one and
two family dwellings, attached, are 5,000 square feet per dwelling unit, 3
and 4 family attached dwelling units 3,000 square feet per dwelling unit.
Martine asked about the text for
Parcel 1, maximum dwelling units is 355. Les said the PUD text limits the
maximum number of dwelling units to what is stated in the parcel description.
continued about the wall on 13th Street. Lynn Heath asked if there
would be a wall between the single-family and multi-family parcels. Chris
said yes there would be one built on the single-family side.
Martine asked about the paving and if
it would be phased as well. Phil said he would need to meet with staff to
meet city requirements. He said the intent is to start in the southwest
corner of the subdivision and work east and then north. Engineering issues
have not all been decided. He said they plan to get a Preliminary Plat filed
and ready for the May Planning Commission meeting. The intent is to phase the
paving to the first collector street then continue from there.
David Martine asked if there
will be monument signs with landscaping built at the collector streets. Phil
said he and Chris need to meet with the developer about this issue.