Planning Commission

REGULAR MEETING AGENDA PLANNING COMMISSION THURSDAY, OCTOBER 5, 2017 SPRING HILL COMMUNITY CENTER 613 S. RACE ST. 7:00 P.M. CALL TO ORDER PLEDGE OF ALLEGIANCE ROLL CALL APPROVAL OF AGENDA FORMAL COMMISSION ACTION 1. Approval of Minutes: September 7, 2017 2. Preliminary Plat Application (PP-02-17) – New Century Partners, LLC Address/Vicinity: 207th and Webster St. Owner: Philip (Lynn) Holcomb, New Century Partners, LLC Applicant/Engineer: Judd Claussen, Phelps Engineering, Inc. Purpose: 3 industrial lots 3. Final Plat Application (FP-08-17) – New Century, First Plat Address/Vicinity: 207th and Webster St. Owner: Philip (Lynn) Holcomb, New Century Partners, LLC Applicant/Engineer: Judd Claussen, Phelps Engineering, Inc. Purpose: 1 industrial lot 4. Preliminary Plat Application (PP-03-17) – Foxwood Ranch Address/Vicinity: 191st and Ridgeview Rd. Applicant: David Price, Clayton Properties Group, Inc. Owner: Spring Hill Properties, LLC Engineer: Doug Ubben, Jr., Phelps Engineering, Inc. Purpose: 194 residential lots DISCUSSION 5. Establish date for a Planning Commission work session REPORTS ANNOUNCEMENTS FROM PLANNING COMMISSIONERS AND STAFF 6. The following items were approved at the Sept. 28, 2017 City Council meeting:  Temporary Use Permit: TUP-06-17, H.E.R.S.   Site Plan: SP-02-17, Lot 16, Country Meadows Industrial Park, 4th Plat, Mr. Jim Weigel, Kaw Valley Engineering  Permanent Utility Easement: Dayton Creek, Phase I (KCPL electrical line on the north side of 191st St.)  Deed of Dedication: Dayton Creek, PV Investments  Improvement Agreement: FP-04-17, Dayton Creek Subdivision, Third Plat, PV Investments  Final Plat: FP-04-17, Dayton Creek Third Plat, PV Investments, LLC  Improvement Agreement: FP-07-17, Estates of Wolf Creek, 7th Plat, Wolf Creek Development, LLC  Final Plat: FP-07-17, Estates of Wolf Creek, 7th Plat, Wolf Creek Development, LLC  Improvement Agreement: FP-05-17, Village on Victory IV, MCK Partnership, LLC  Final Plat: FP-05-17, Village on Victory IV, MCK Partnership, LLC  Ordinance No. 2017-15: Rezoning Application Z-01-17, Clayton Properties Group Inc., 191st & Ridgeview Road, (RP-1 to R-1) ADJOURN  PUBLIC HEARING PROCEDURE 1. Chairperson opens the public hearing. 2. Commission members describe what, if any, ex-party contacts they might have had regarding this case; indicating the nature of the communication and whom it was with. 3. Commission members describe what, if any, conflicts of interest they may have and dismiss themselves from the hearing. 4. Staff presents a report and comments regarding the case. 5. Applicant or agent of the applicant makes brief presentation of the case or request. 6. Commission members ask for any needed clarification of the applicant or agent. 7. Public comments are solicited from the audience. Each member of the audience must fill out a Citizen Participation/Comment Form. 8. Commission members ask for any further clarifications from applicant or staff. 9. Public Hearing is closed. 10. Members deliberate the request. 11. 14-day Protest Period begins after the Planning Commission Public Hearing is closed. * * Protest Petitions: Any protest petition must be filed in the Office of the Spring Hill City Clerk within 14 days from the conclusion of the public hearing held by the Planning Commission. Sample copies of protest petitions may be obtained from the City Clerk Office at 102 S. Main St., Spring Hill, KS 66083 (913-592-3664).  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES Agenda Item #1 UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION City of Spring Hill, Kansas Minutes of Planning Commission Regular Session September 7, 2017 A Regular Session of the Planning Commission was held at the Community Center, 613 S. Race St., Spring Hill, Kansas on September 7, 2017. The meeting convened at 7:09 p.m. with Chairman Stephen Sly presiding, and Christie Campbell, Planning Secretary recording. Commissioners in attendance: Scott Buescher Mike Denny Josh Erhart Troy Mitchell Josh Nowlin Janell Pollom Stephen Sly Cindy Squire Tyler Vaughan Commissioners absent: N/A Staff in attendance: Jim Hendershot, Community Development Director Patrick Burton, Project Coordinator, Community Development Dept. Christie Campbell, Planning Commission Secretary Public in attendance: Doug Ubben, Jr., Phelps Engineering, Inc. Brad Vince, PV Investments, LLC Michael Osbourn, Kaw Valley Engineering, Inc. Tom Boehm, Spring Hill Resident PLEDGE OF ALLEGIANCE ROLL CALL The secretary called the roll of the Planning Commissioners. With a quorum present, the meeting commenced. APPROVAL OF THE AGENDA Motion by Mr. Mitchell, seconded by Ms. Squire, to approve the agenda as presented. Roll Call Vote: Nowlin-Aye, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Aye, Vaughan-Aye, Erhart-Aye, Denny-Aye Motion carried 9-0-0 FORMAL ACTION 1. Approval of Minutes from the August 3, 2017 Regular Meeting Motion by Mr. Mitchell, seconded by Ms. Squire, to approve the minutes as presented. Roll Call Vote: Nowlin-Abstain, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Abstain, Vaughan- Aye, Erhart-Aye, Denny-Aye Motion carried 7-0-2 Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 1 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 2. Public Hearing – Rezoning Application (Z-01-17) – RP-1 to R-1 Beginning of Staff Report SPRING HILL PLANNING COMMISSION ZONING STAFF REPORT Case #: Z-01-17 Meeting Date: September 7, 2017 Proposed Rezoning from RP-1 (Planned Single Family Residential) to R-1 Description: (Single Family Residential) Foxwood Ranch Location: 191st north side west of Ridgeview Road Applicant: Clayton Properties Group, Inc – David Price Owner: Spring Hill Properties, LLC – Robert Garver Engineer: Phelps Engineering, Inc. – Doug Ubben, Jr. Current Zoning: RP-1 Proposed Zoning: R-1 Site Area: 80.8 Acres Number of Lot(s): 1 Current Zoning Existing Land Use Future Land Use Map Site: RP-1 Vacant Residential North: R-R & RUR Vacant Residential South: R/W 191st R-O-W Street East: RUR Residential Residential West: R-R & RUR Vacant Residential Proposed Use: Single Family Residential SITE LOCATION Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 2 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION AREA PHOTO Ridgeview Rd. Subject Railroad Property 191st St. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 3 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION AREA ZONING R-R Subject property RUR RP-1 CP-2 RP-4 Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 4 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION FUTURE LAND USE Subject property 191st St. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 5 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION BACKGROUND: An application has been received for rezoning an 80.8 acre tract located at the west of Ridgeview Road on 191st Street. The property is currently zoned RP-1 (Planned Single Family Residential) with requested zoning to R-1 (Single Family Residential). The property was rezoned to RP-1 in 2005 as part of a planned residential development. Changes in market conditions and types of product demand have resulted in this current rezoning request. REZONING: The review of the proposed rezonings are consistent with Golden v. City of Overland Park, 224 Kan. 591, 584 P. 2d 130 (1978). 1. Consistent with purposes of the regulations and intent and purpose of the proposed district: The proposed rezoning is consistent with the purpose and intent of the regulations regarding R-1 district. Single family residential subdivisions and structures are an allowed use in the R-1 district. 2. Neighborhood Character: As shown on the aerial photo above, the surrounding area is a mixture of zoning, comprised of agricultural / rural residential and planned multi-family with an elementary school located within a one-half mile away. 3. Zoning and uses of nearby parcels: As shown on the area zoning map above, the properties to the north, east and west are a combination of Rural Residential (R-R) within the City and Rural Residential (RUR) in unincorporated Johnson County, all areas are currently undeveloped. The area to the south is currently zoned RP-4 (Planned Multi-Family District) with a small area on the southwest corner of 191st St. and Ridgeview Road zoned CP-2 (Planned General Business District) also currently undeveloped. All uses and proposed uses within the adjoining properties are compatible with a single family district. 4. Requested because of changing conditions: Request is based on a business opportunity as determined by the applicant. 5. Suitability of parcel for uses restricted by the current zone: The current zoning does allow single family homes to be constructed in the current zoning with greater density with approval of all elevations of the structures being built. The proposed zoning change will increase the lot sizes, side yard set-backs, and decrease the density of structures built, as well as occupancy. The traffic volume will be reduced. 6. Suitability of parcel for uses permitted by the proposed district: The proposed subdivision of Foxwood Ranch is single family residential and permitted within the R-1 district. With the change in zoning from RP-1, the density will be substantially decreased due to larger lots required in the R-1 district. 7. Detrimental Effect of Zoning Change: No detrimental effects are anticipated. The change should help reduce demand on the infrastructure. 8. Proposed amendment corrects an error: No error(s) are being corrected. 9. Length of time property has been vacant: This property is undeveloped and has been vacant ground with limited agricultural in use for many years. 10. Adequacy of current facilities: All utilities are adequate and available to the property with extensions as determined by the development plan(s). 11. Conformance with Comprehensive Plan. As shown on the Future Land Use map above, the Comprehensive Plan identifies this area as Residential. The requested zoning district of R-1 and the proposed use are in conformance with the Comprehensive Plan. 12. Hardship if application is denied: The issue of hardship can be better addressed by the applicant and owner. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 6 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION ADDITIONAL REVIEW COMMENTS: Staff distributed the rezoning application to various consultants and City staff for comment. Any applicable comments have been addressed by the applicant. As required, area property owners were notified of the hearing by mail and a newspaper publication was completed 20 days prior to the hearing date. In addition, signs advertising the public hearing date for this application were posted on the property as required. To date, no written or verbal public comments have been received. ALTERNATIVE ACTION: Alternatives for action by Planning Commission include; • Approval of application with final action by the Governing Body on September 28, 2017, subject to the protest period and petition as provided by Section 17.364.I of the Spring Hill Zoning Regulations, or • Denial of application (application would be forwarded to Governing Body) on September 28, 2017, subject to the protest period and petition as provided by Section 17.364.I of the Spring Hill Zoning Regulations, or • Continuance of item to future meeting identifying specific issues to be reviewed by staff and/or the applicant. RECOMMENDATION: Staff recommends approval of rezoning application Z-01-17 from RP-1 (Planned Single Family Residential) to R-1 (Single Family Residential). Suggested Motion: Motion to recommend approval to the Spring Hill Governing Body for rezoning application Z-01-17 as presented by staff. End of Staff Report Chairman Sly formally opened the public hearing after asking if there were any ex parte contacts or conflicts of interest between the members of the Planning Commission and the applicant; with none, the public hearing commenced. Mr. Hendershot, Community Development Director, presented the staff report to the Planning Commission as outlined above. Mr. Vaughan asked about other differences between RP-1 versus R-1 zoning districts other than lot size. Mr. Hendershot explained that a planned district can allow for alternative construction methods. Mr. Tom Boehm, property owner of the subject property, stated that he doesn’t oppose the development, but is more concerned about the infrastructure and road conditions with a potential increase in traffic. With no questions or comments from the public, Chairman Sly formally closed the public hearing. Motion by Mr. Nowlin, seconded by Mr. Buescher, to recommend approval to the Spring Hill Governing Body for rezoning application, Z-01-17, as presented by staff. Roll Call Vote: Nowlin-Aye, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Aye, Vaughan-Aye, Erhart-Aye, Denny-Aye Motion carried 9-0-0 The Rezoning application (Z-01-17) will be forwarded to the City Council for consideration on September 28, 2017. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 7 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 3. Final Plat Application (FP-04-17) – Dayton Creek, 3rd Plat and Replat a Portion of First Plat Beginning of Staff Report SPRING HILL PLANNING COMMISSION FINAL PLAT STAFF REPORT Case #: FP-04-17 Meeting Date: September 7, 2017 Description: Dayton Creek, Third Plat and replat a portion of First Plat Location: North of 191st Street and East of Theden Street Applicant: Polsinelli, PC; Owner: PV Investments, LLC Engineer: Shaffer, Kline & Warren Site Area: 29.504 acres more or less Minimum Lot Area: 9,000 sq. ft. Number of Lots: 61 Residential and replat of 2 lots in First Plat 3 Common Area Tract Current Zoning: “R-1” Proposed Use: Single-Family Residential Related Applications: Z-01-16 ,PP-02-16, FP-06-16 and FP-04-17 SITE LOCATION Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 8 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION RECORDED DAYTON CREEK, FIRST PLAT Proposed area of change outlined in red 191st St. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 9 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION PROPOSED DAYTON CREEK, THIRD PLAT BACKGROUND: The Preliminary Plat (PP-02-16) was approved at the August 4, 2016 Planning Commission meeting, and the Rezoning (Z-01-16) was approved by the City Council on the August 25, 2016 Council Meeting. The Preliminary Plat consists of 233.35 acres of single-family residential, commercial and open space areas. Final Plat of Dayton Creek, First Plat was approved with 48 residential lots in 2016. The improvements have been constructed and building permits issued for the Clubhouse and 6 new single family homes. On the third plat, the applicant and their engineer have redesigned the location where Theden St. crosses the flood plain. The redesign of the street effects 3 (three) lots with in the First Plat, lots 46, 47, 48 were changed to create 2 (two) lots and tract C had to be redesigned in order to accommodate the street location. On the First Plat redesign, the new lots will be renumbered as 110 and 111, with a portion of tract C becoming tract E. The average size of the residential lots is 12,060 +/- square feet. There is 5.59 acres or 243,500.4 square feet of open space. The amount of open space meets the requirement of 4% of the gross area to be reserved for active open space. Entry to the development is from 191st Street on Theden Street. The Lone Elm Road entrance to the First Plat will not be connected with this phase. The Dayton Creek, Third Plat meets the intent of the approved Preliminary Plat, PP-02-16. Staff’s recommendation at the end of this staff report will address the timing of the road completions. The comments from the consultants and City Staff have been applied as applicable per this phase. The reviews on the infrastructure improvements will be conducted per the adopted City Standards. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 10 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION STAFF COMMENT: Third Plat consists of 61 residential lots, 2 replatted lots in First Plat, replat changes to Tract C in First Plat, and three tracts of common area. Staff offers the following review per Section 17.372.D of the Spring Hill Subdivision Regulations: 1. Separate drawings of profiles and cross section of streets and public use areas are to be forwarded to the City Engineer for review. 2. Staff has verified the person or persons name on the plat are the owner(s) of the area subject to the final plat. 3. Staff has verified all due or unpaid taxes have been paid in full. 4. Need to submit landscape plan with walking trails shown. 5. Adequate control of storm water through appropriate BMP’s will be detailed on drawings submitted to the City Engineer for approval. 6. Erosion control shall be installed and maintained per City Standards. 7. Several lots are effected by the defined FEMA Flood Zones. These lots will be reviewed at the building permit stage for elevation and building design compliancy by way of individual plot plan and building plan review. 8. Construction refuse will be disposed of in an appropriate manner. 9. The required Improvement Agreement is being prepared by staff and will be forwarded to the applicant, City Engineer and City Attorney for review and approval. This Agreement will be signed by the applicant prior to consideration of the final plat by the Governing Body. All required bonds and insurance documents will be submitted to the City prior to issuance of a Notice to Proceed from the City Engineer. CITY ENGINEER COMMENTS (actions pending by applicant) 1. It is required to have a 20 foot Utility Easement (U/E) in Tract’s E and G that abut the back of all the lots. 2. There needs to be a 20 foot Utility Easement (U/E) on the back of the lots 68 thru 72. 3. Needs to be a 20 foot Utility Easement (U/E) in Tract E along Theden Street. 4. There needs to be a dimension along the south property line where the 20’ SS/E intersects the south property line. In order for the overall dimensions to equal the exterior length, I calculate this additional dimension to be 58.51’. 5. The proposed SS/E near the south lines of lots 73, 74, 81 and 91 through 96 should be label and an existing easements with a recorded book and page. There is also an existing easement that will need to be vacated as part of this platting process. I am not sure at this time if the vacation can be on the plat, executed as a separate ordinance or both. I have contacted Frank Jenkins about this issue and will follow up with Jim Hendershot as soon as I know something. 6. Line 29 of the legal description – change 17” to 17” W. 7. Book and Page need to be supplied on sanitary sewer easements. 8. Public facilities are adequate and available to the site. This plat is part of a benefit district in First Plat and existing sewer benefit district. ADDITIONAL STAFF COMMENTS: 1. Storm Water Study: The original 2007 submittal included a storm water study that was reviewed by staff and consultants. Adjustments were made to the plans according to comments received and the study was accepted with the approval of the preliminary and final plats. Staff required an update to the study be completed for the 2016 submittal. No revisions were required to the study for this phase. 2. Road Improvements: This plan duplicates the approval from 2007 including the following: • Improve 191st Street with full asphalt road surface from US169 Highway to just west of Theden Street with this phase. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 11 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION • Improve 191st Street with full asphalt road from Theden Street to Lone Elm Road when required with future phases of the development. • Second means of ingress/egress to Lone Elm Road required when building permits reach a total of 50. Lone Elm Road shall be improved with chip seal. 3. Park Fees: The total project meets the requirements for open space, and therefore park fees are not applicable. PLANNING COMMISSION REVIEW AND ACTION: Upon review of the final plat application, the Planning Commission may by a majority vote of those members present: • Recommend approval of the application to the Governing Body, or • Recommend denial of the application to the Governing Body and notify the applicant of such action, or • Table action on the application to a specific date and notify the applicant of such action STAFF RECOMMENDATION: Staff recommends approval of final plat application FP-04-17, Dayton Creek, Third Plat with the following conditions: 1. Traffic studies be reviewed with each future phase of development with emphasis on the intersection of 191st Street and US169/K7 Highway per KDOT recommendations. 2. The applicant and the City will complete an Improvement Agreement as required by code. 3. Access to the subdivision from Lone Elm Road is required once 50 residential building permits have been issued for the development; 191st Street asphalt overlay shall be completed to Lone Elm Rd; Lone Elm Road shall be improved to chip seal standards from 191st Street to the second point of access. 4. All staff comments and additional staff comments listed above must be applied and complied with on Dayton Creek, Third Plat. Attachments: First and Third Final Plat End of Staff Report Mr. Hendershot, Community Development Director, presented the staff report to the Planning Commission as outlined above. Ms. Squire asked if the homes built in this subdivision would include sump pumps. Staff reiterated that building codes require sump pumps based on specific criteria, which is reviewed and addressed by the Spring Hill Building Official at the permitting phase. Ms. Pollom reiterated her concerns for any house built without basements, she feels that there needs to be requirements for some type of storm shelter to be incorporated in the design of the home. Motion by Mr. Mitchell, seconded by Mr. Nowlin, to recommend approval of Final Plat application, FP-04-17 for Dayton Creek Third Plat with the following conditions: 1. Traffic studies be reviewed with each future phase of development with emphasis on the intersection of 191st Street and US169/K7 Highway per KDOT recommendations. 2. The applicant and the City will complete an Improvement Agreement as required by code. 3. Access to the subdivision from Lone Elm Road is required once 50 residential building permits have been issued for the development; 191st Street asphalt overlay shall be completed to Lone Elm Rd; Lone Elm Road shall be improved to chip seal standards from 191st Street to the second point of access. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 12 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 4. All staff comments and additional staff comments listed above must be applied and complied with on Dayton Creek, Third Plat. Roll Call Vote: Nowlin-Aye, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Aye, Vaughan-Aye, Erhart-Aye, Denny-Aye Motion carried 9-0-0 The Final Plat application (FP-04-17) for Dayton Creek Third Plat will be forwarded to the City Council for consideration on September 28, 2017. 4. Final Plat Application (FP-07-17) – Estates of Wolf Creek, 7th Beginning of Staff Report SPRING HILL PLANNING COMMISSION FINAL PLAT STAFF REPORT Case #: FP-07-17 Meeting Date: September 7, 2017 Description: Estates of Wolf Creek, 7th Plat Location: Ridgeview & 192nd St. Applicant: Wolf Creek Development, LLC Engineer: Phelps Engineering, Inc. Site Area: 3.8648 acres Minimum Lot Area: 5,500 sq. ft. Number of Lots: 14 Residential Tracts Current Zoning: “RP-1” Proposed Use: Single-Family Residential Related Applications: PP-02-14, FP-04-14 SITE LOCATION Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 13 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION AERIAL PHOTO FP-07-17 PRELIMINARY PLAT EWC 7th Plat Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 14 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION PROPOSED FINAL PLAT ESTATES OF WOLF CREEK, 7TH PLAT BACKGROUND: In November 2014, the Planning Commission voted to recommend approval of the revised preliminary plat for Estates of Wolf Creek. The final plat for Estates of Wolf Creek 6th Plat was then approved and is now under construction with new homes. The current application is for a continuation of the project containing an additional 14 lots. In April of 2016, the Planning Commission review and approved a Final Plat 7th that contained 54 lots. The applicant decided that size of plat was too large to construct at this time. The applicant requested that the current 7th Plat that is before the Commission replace the plat, FP-04-16, that was recommended for approval by the Planning Commission in 2016. By request of the applicant, that plat (FP-04- 16) was never sent to the Governing Body for approval. STAFF COMMENT: As noted previously, the revised 7th Plat contains 14 residential lots and 194th Terrace street extension of approximately 615 feet. Staff finds the final plat to be in compliance with the previously approved preliminary plat and in compliance with Section 17.372.D of the Spring Hill Subdivision Regulations. 1. Separate drawings of profiles and cross section of streets, alleys and public use areas have been forwarded to the City Engineer for review, 2. Staff has verified the person or persons name on the plat are the owner(s) of the area subject to the final plat, 3. Staff has verified all due or unpaid taxes have been paid in full, 4. Public facilities are adequate and available to the site, 5. Construction refuse will be disposed of in an appropriate manner, Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 15 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 6. The required Improvement Agreement is being prepared by staff and will be sent to the applicant, City Engineer, and City Attorney for review and approval. This Agreement will be signed by the applicant prior to consideration of the final plat by the Governing Body. All required bonds and insurance documents will be submitted to the City prior to issuance of a Notice to Proceed from the City Engineer. 7. Lots 104 through 110 need to have a 20 foot U/E on the back of the lots rather than 7.5 foot easement. 8. Staff finds the proposed final plat in substantial compliance with the revised preliminary plat for the subdivision approved by the Planning Commission in 2014, and with the Comprehensive Plan for the City of Spring Hill. PLANNING COMMISSION REVIEW AND ACTION: Upon review of the final plat application the Planning Commission may by a majority vote of those members present: • Recommend approval of the application to the Governing Body, or • Recommend denial of the application to the Governing Body and notify the applicant of such action, or • Table action on the application to a specific date and notify the applicant of such action. STAFF RECOMMENDATION: Staff recommends approval of final plat application FP-07-17, Estates of Wolf Creek 7th Plat with the revision of a 20 foot easement rather than a 7.5 foot easement in the back of lots 104 through 110. Attachments: Final Plat End of Staff Report Mr. Erhart stated for the record that he would like to recuse himself from making a motion or voting on this topic, as he is a resident of the Estates of Wolf Creek and personally knows the developer, Mr. Robert Garver. Mr. Hendershot, Community Development Director, presented the staff report to the Planning Commission (PC) as outlined above. Motion by Ms. Squire, seconded by Mr. Mitchell, to recommend approval of Final Plat application (FP-07-17), Estates of Wolf Creek 7th Plat, with the revision of a 20 foot easement rather than a 7.5 foot easement in the back of lots 104 through 110. Roll Call Vote: Nowlin-Aye, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Aye, Vaughan-Aye, Erhart-Abstain, Denny-Aye Motion carried 8-0-1 The Final Plat application (FP-07-17) for Estates of Wolf Creek 7th Plat will be forwarded to the City Council for consideration on September 28, 2017. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 16 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 5. Site Plan Application (SP-02-17) – Weigel Commercial Building Beginning of Staff Report SPRING HILL PLANNING COMMISSION SITE PLAN STAFF REPORT Case #: SP-02-17 Meeting Date: September 7, 2017 Description: Weigel Building. Location: Lot 16 Country Meadows Industrial Park 4th Plat Applicant: Kaw Valley Engineering, Inc.- Michael Osbourn Owner : Jim Weigel Engineer/Architect: Urban Prairie Architectural Collaborative, P.C. Site Area: 1.15 ac. Parcel # EP20300000 0016 Minimum Lot Area: N/A Related Case: Final Plat Country Meadows Current Zoning: M-1 Proposed Use: Office warehouse Current Zoning Existing Land Use Future Land Use Map Site: M-1 Industrial Industrial North: M-1 Office warehouse Industrial South: M-1 Vacant Industrial East: M-1 Vacant Industrial West: M-1 Vacant Industrial Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 17 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION Zoning Map SITE LOCATION M-1 CP-3 R-R Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 18 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION PROPOSED SITE PLAN Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 19 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION ELEVATIONS Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 20 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION BACKGROUND: The applicant, Kaw Valley Engineering, Inc. has submitted a request for approval of a site development plan at the SW corner of North Madison and Webster Streets. The building and parking is proposed on lot 16 of Country Meadows Industrial Park 4th Plat. The lot contains 1.15 acres more or less. The proposed access to the building consists of one entrance from Madison Street and one entrance from Webster Street. The project consists of constructing an 8,900 sq. ft. office / warehouse building with 18 standard parking spaces with 1 H/C Van spaces. This amount of 19 parking stalls exceeds the code requirements of 18 parking stalls. The storm water from the site will be directed to onsite curb inlets that will be connected to the existing development storm water system. Fencing will enclose the trash container and screen the HVAC equipment. The exterior lighting will be addressed at the building permit stage. Landscaping is addressed on the plans. STAFF REVIEW: Staff has reviewed the site plan under the requirements of Section 17.340 of the Spring Hill Zoning Ordinance as follows: 1. All lot lines and right-of-ways are identified. 2. All proposed structures with applicable data are identified. The exterior metal siding is identified as earth tones. 3. All parking and traffic areas have been identified and the type of surface and base course to be used. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 21 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 4. Utilities are available, identified, and in compliance with regulations. Sanitary sewer line extension is required to serve this lot. The City Engineer is working with the applicant to address the extension. Comments are provided within this staff report. 5. Exterior lighting on the proposed structure will comply with City’s regulations. At this time only surface mounted lighting is proposed. The lighting will be submitted at time of building permit application and will be reviewed to ensure the lighting will not negatively affect surrounding properties or traffic. Manufacturer information on the fixtures is required to review. 6. Consultants, utility providers, and city staff have reviewed the site plan and provided comments. CITY ENGINEER COMMENTS: Site Plans 1. Sheet C100 –Show the existing 7.5’ existing U/E along the south line of Lots 15 and 16. 2. Sheet C200 – Same as comment 1 above. Label Lot 15. 3. Sheet C300 – Same as comment 1 and 2 above. See comments below regarding sanitary sewer extension. Need to label the second sanitary sewer manhole as “Existing Sanitary Sewer Manhole F-4”. Add flow lines and pipe sizes at Existing Manhole F-4. Note 40 will need to be modified based on Sanitary Sewer comments. 4. Sheet C900 – Standard Type B curb needs to be replaced with the city’s standard detail 21-2. Detail for trench and bedding needs to be replace with city’s standard detail 60-1. 5. Sheet C901 – Construction Entrance Detail needs to be replaced with city’s standard detail 73-4. Add standard detail 73-3 for inlet protection. Sanitary Sewer Drawings 1. Sheet C700 – Change the construction notes to the city’s standard sanitary sewer notes located in the Design Criteria on Pages DC/1-4 through DC/1-7. Add approval and date for Public Works Director – Jim Hendershot. Add Approval Block and Date for KDHE Permit Number. 2. Sheet C710 – Change the label for Manhole 2187 to “Existing Sanitary Sewer Manhole F-3”. Change the label for Manhole 3250 to “Existing Sanitary Sewer Manhole F-4”. Label Lots 10, 15 and 16. The proposed 4” and 8” sanitary sewer service line will need to be a sanitary sewer extension from the proposed new Manhole A1 to Lot 16. Will need a new sanitary sewer easement across Lots 10, 15 and 16 for the new sewer extension. We will provide the standard easement form for execution by the owners. The line from the new building to the new sanitary manhole on Lot 16 can be either 4” or 6” SDR 35 PVC. The new service line cannot be connect to a manhole but must connect to the sewer line downstream of the manhole. The proposed 10’ sanitary sewer easement should be a minimum of 15’. Revised the profile to reflect the sewer line extending to Lot 16 and change to pipe to 8” SDR 35 PVC. 3. Sheet C790 – Add city standard detail 31-6 and 31-7. STANDARDS OF REVIEW In addition to the above noted items, the site plan has been reviewed for compliance with the following standards: 1. The extent to which the proposal conforms to the provisions of the Code. The proposed use is in compliance with the Spring Hill Zoning Code. 2. The extent to which the proposal conforms to the provisions of the Spring Hill Subdivision Regulations. The site is in compliance with the Spring Hill Subdivision Regulations. This is an existing platted lot. 3. The extent to which the development would be compatible with the surrounding area. The project is utilizing steel siding for the exterior covering. The lower half proposed siding a horizontal stucco masonry embossed metal panel. 4. The extent to which the proposal conforms to the recommendations of the Spring Hill Comprehensive Plan including but not limited to the Vision Plan, the Community Development Recommendations, and the Planning and Principles and Design Guidelines. Proposed amendments to the zoning regulations and comprehensive plan, have been remanded to the Planning Commission by the Governing Body. It is staff’s opinion that utilizing the horizontal stucco masonry embossed metal panels, as identified on the building elevations, meets the expectations and recommendations for industrial zoned building locations. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 22 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION 5. The extent to which the proposal conforms to customary engineering standards used in the City. The overall project has been designed by recognized and licensed architects and engineers. The City Engineer has reviewed the site plan. 6. The extent to which the location of streets, paths, walkways, and driveways are located so as to enhance safety and minimize any adverse traffic impact on the surrounding area. The traffic entrances and exits will utilize Webster and North Madison Streets. STAFF AND CONSULTANTS COMMENTS: 1. Plans and Elevations a) The plans and elevations will be reviewed, at the building permit process, for compliance with City building regulations and codes. Planning Commission Review and Action: Upon review of the site plan application the Planning Commission may by a majority vote of those members present: • Recommend approval of the application to the Governing Body, or • Recommend denial of the application to the Governing Body and notify the applicant of such action, or • Table action on the application to a specific date and notify the applicant of such action RECOMMENDATION: It is the recommendation of staff that the Planning Commission recommend approval of site plan SP-02-17 for Weigel Building, Lot 16, County Meadows Industrial Park, 4th Plat. Suggested Motion: Motion to recommend approval of Site Plan application SP-02-17 for Weigel Building, Lot 16, Country Meadows Industrial Park, 4th Plat as presented by staff. Attachments: Site Development Plans Elevations End of Staff Report Mr. Hendershot, Community Development Director, presented the staff report to the Planning Commission (PC) as outlined above. Mr. Michael Osbourn with Kaw Valley Engineering, Inc. addressed the Planning Commission. He explained that the property owner, Mr. Jim Weigel, wants to construct this building to use as his business office. He reiterated that there would not be an abundance of inventory stored at this building, as much of his business requires that the construction material be delivered directly to job sites. He further explained that Mr. Weigel’s goal is to construct an office building that can be used as a showroom for potential customers; thus, he wants the design of this building to be aesthetically pleasing, as it benefits his business. Mr. Osbourn further explained the type of material that will be used to construct this metal building is a high-end insulated panel that is finished on the inside and outside, with a solid insulated core. The metal panel has a stucco appearance. Planning Commissioner, Mr. Nowlin, explained that he has experience with this type of material in his line of work, and agrees that it is high quality, durable material that is used frequently in construction of industrial/commercial buildings. Mr. Erhart asked for clarification on the opening size for dumpster enclosure, as it seems small for two full-sized dumpsters. Staff explained that the enclosure will hold regular sized trash carts; no dumpsters will be onsite. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 23 of 24  THE FOLLOWING MINUTES ARE SUBJECT TO MODIFICATION AND ARE NOT OFFICIAL MINUTES UNTIL APPROVED BY THE SPRING HILL PLANNING COMMISSION Motion by Mr. Nowlin, seconded by Mr. Buescher, to recommend approval of Site Plan application, SP-02-17, for Weigel Building, Lot 19, Country Meadows Industrial Park, 4th Plat, as presented by staff. Roll Call Vote: Nowlin-Aye, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Aye, Vaughan-Aye, Erhart-Aye, Denny-Aye Motion carried 9-0-0 The Site Plan application (SP-02-17) for the Weigel Commercial Building will be forwarded to the City Council for consideration on September 28, 2017. DISCUSSION  It was suggested by the Planning Commission and Staff that a work session be established in the near future to discuss the following topics:  Commercial building regulations  Traffic studies and traffic flow improvements, including turn lanes  Explanation of how benefit districts are established  Storm shelter/safe room for residential buildings REPORTS 6. Conditional Use Permit (CU-2016-0002) Annual Staff Review – RP Automotive At the recommendation of the Planning Commission, the conditional use permit for an auto dealership at 102 E. Nichols was approved on August 25, 2016, by the Governing Body conditioned with an annual review and report to the Planning Commission. Staff has reviewed the CUP documents and conducted a site review of the property finding the use in compliance with the provisions of the CUP approval. No action is required by the PC, and the minutes will reflect this reporting process. ANNOUNCEMENTS FROM PLANNING COMMISSIONERS AND STAFF  Final Plat Application (FP-03-17) and Improvement Agreement for Prairie Ridge at Spring Hill No. 3 was approved by the City Council on Aug. 24, 2017.  Final Plat Application (FP-06-17) for name change from Rose Park to Boulder Springs was approved by the City Council on Aug. 24, 2017.  Resolution No. 2017-R-14 (2018 – 2022 Capital Improvement Program) was adopted by the City Council on Aug. 24, 2017. ADJOURN Motion by Mr. Mitchell, seconded by Ms. Pollom, to adjourn. Roll Call Vote: Nowlin-Aye, Buescher-Aye, Squire-Aye, Mitchell-Aye, Sly-Aye, Pollom-Aye, Vaughan-Aye, Erhart-Aye, Denny-Aye Motion carried 9-0-0 The meeting adjourned at 9:38 p.m. Spring Hill Planning Commission Regular Meeting Minutes - DRAFT September 7, 2017 Page 24 of 24  Agenda Item #2 SPRING HILL PLANNING COMMISSION PRELIMINARY PLAT STAFF REPORT Case #: PP-02-17 Meeting Date: October 5, 2017 Description: Preliminary Plat – New Century Partners, LLC North side of 207th east of Webster next to and including Christensen Lumber Location: located at 20300 W. 207th Street. Applicant: Phelps Engineering, Inc. - Judd Claussen, PE Engineer: Phelps Engineering, Inc. - Judd Claussen, PE Owner: New Century Partners, LLC - Lynn Holcomb Site Area: 14.4078 acres Minimum Lot Area: M-1 = No minimum Number 3 of Lots: Current Zoning: M-1 Proposed Use: Storage Yard / Warehousing Related Applications: SITE LOCATION PP-02-17 9/29/2017  Preliminary Plat BACKGROUND: The preliminary plat for New Century, 1st Plat, consists of three lots, situated around and including the existing Christensen Lumber Company containing 14.4078 acres. The proposed project consists of future development for additional storage lot and warehouse buildings. Christensen Lumber’s building and lumber racks are shown on the included preliminary plat. However, final design for the expansion of the lumber company will be shown on a site plan. The plat was distributed to city staff, consultants, and utility providers. The comments submitted have been implemented into the plat. STAFF COMMENTS: 1. All required and applicable information as required by Section 17.372.C.3 is included with the preliminary plat. 2. Traffic to the warehousing section of the plat could result in heavier truck traffic on 207th Street. The location of the proposed lots on 207th Street provides ample opportunity for safe traffic flow to and from Webster Street. Should the concept of buildings on the plat change significantly, a traffic impact study will be required. 3. Storm water study information has been implemented into the plat resulting in the planned retention basin and accompanying storm water systems throughout the development. 4. Access to the lots will be shown on a site plan, with emphasis on shared driveways, with the area enclosed by security fencing. 5. The applicant submitted a certified listing of surrounding owners and all were notified by letter of the hearing prior to the Planning Commission meeting. 6. All utilities are available and currently serve the area. The applicant is currently working with design teams and utility providers to finalize site plans for the first phase of the project. RECOMMENDATION: Staff recommends approval of the Preliminary Plat (PP-02-17) for New Century, 1st Plat. PP-02-17 2 9/29/2017  Agenda Item #3 SPRING HILL PLANNING COMMISSION FINAL PLAT STAFF REPORT Case #: FP-08-17 Meeting Date: October 5, 2017 Description: Final Plat – New Century Partners, LLC. North side of 207th east of Webster west of Christesen Lumber located at Location: 20300 W. 207th Street Applicant: Phelps Engineering, Inc.- Judd Claussen, PE Engineer: Phelps Engineering, Inc.- Judd Claussen, PE Owner: New Century Partners, LLC.-Lynn Holcomb Site Area: 4.8918 acres .02252 acres of R/W Minimum Lot Area: M-1 = No minimum Number 1 of Lots: Current Zoning: M-1 Proposed Use: Storage Yard / Warehousing Related Applications: SITE LOCATION FP-08-17 9/29/2017  Final Plat BACKGROUND: The final plat for New Century, 1st Plat, consists of one lot, situated on the west side of the existing Christensen Lumber Company, containing 4.6666 acres. The proposed project consists of future development for additional storage lot and warehouse buildings. Christensen Lumber is needing to expand the facility to accommodate the growth of the business in the metropolitan area. The construction of new lumber racks and truck loading yard are needed. However, final design for the expansion of the lumber company will be shown on a future site plan. The plat was distributed to city staff, consultants, and utility providers. The comments submitted have been implemented into the plat. STAFF COMMENTS: 1. All required and applicable information as required by Section 17.372.C.3 is included with the preliminary plat. 2. Traffic to the warehousing section of the plat could result in heavier truck traffic on 207th Street. The location of the proposed lots on 207th Street provides ample opportunity for safe traffic flow to and from Webster Street. Should the concept of buildings on the plat change significantly, a traffic impact study will be required. 3. Storm water study information has been implemented into the plat resulting in the planned retention basin and accompanying storm water systems throughout the development. 4. Access to the lots will be shown on a site plan, with emphasis on shared driveways, with the area enclosed by security fencing. 5. All utilities are available to serve the area. The applicant is currently working with design teams and utility providers to finalize site plans for the first phase site plan that will be presented to the Planning Commission at a later date. RECOMMENDATION: Staff recommends approval of the Final Plat (FP-08-17) for New Century, 1st Plat. PP-02-17 2 9/29/2017  Agenda Item #4 SPRING HILL PLANNING COMMISSION PRELIMINARY PLAT STAFF REPORT Case #: PP-03-17 Meeting Date: October 5, 2017 Description: Proposed Preliminary Plat (Foxwood Ranch) Location: 191st north side west of Ridgeview Road Applicant: Clayton Properties Group, Inc – David Price Owner: Spring Hill Properties, LLC – Robert Garver Engineer: Phelps Engineering, Inc. – Doug Ubben, Jr. Current Zoning: R-1 Proposed Use: Residential Single Family Site Area: 80.8 Acres Number of Lot(s): 194 Res. Tracts (A-G) Minimum Lot Area: 9,000 sq. ft. Related Applications: Z-01-17 SITE LOCATION PP-03-17 Staff Report2 1 of 6  AREA PHOTO Ridgeview Rd. Railroad 191st St. PP-03-17 Staff Report2 2 of 7  PROPOSED PRELIMINARY PLAT FOXWOOD RANCH PP-03-17 Staff Report2 3 of 7 BACKGROUND: An application has been received for a new preliminary plat of an 80.8 acre tract located at the west of Ridgeview Road on 191st Street. The property is currently zoned R-1 (Single Family Residential). The property was rezoned to R-1 in September, 2017 from RP-1 (planned residential development). Changes in market conditions and types of product demand have resulted in this current rezoning. Staff Comment: The rezoning of the property to “R-1” resulted in an increase to the lot sizes; thus, a decrease in the density of the subdivision greatly. There are 194 proposed lots and 7 open space tracts containing 17.76 acres, with one tract proposed to have a pool and play ground in the new Preliminary Plat of Foxwood Ranch. The original preliminary plat contained 230 lots with 6 tracts containing 15.13 acres. There are 2 access points into this subdivision from 191st Street and 5 future street extensions toward the surrounding undeveloped properties. Staff has reviewed the Traffic Impact Study submitted with the previous preliminary plat. It is important to note that the study was prepared prior to the implementation of the traffic circle on 191st St. The street layout for this study is very similar to the current proposed layout. However, the density for the current application has decreased by 36 single family units. Therefore, a revised traffic study was not required. The right-of-way and utility easements are shown with dimensions meeting the minimum requirements for the City and affected utility providers. Additional easement requirements will be reviewed and implemented into the Final Plats as applicable. The plat conforms to the Property Development Standards addressed in Section 17.338.A, size of lots, and set-backs. Maximum height and building set-backs will be addressed during the building permit issuance process for approval. The City will provide sewers, and WaterOne will provide water to the subdivision. This property is participating in an existing sewer benefit district. Neighborhood park / pool area are shown on Tract A. When these amenities are built, a site plan will be required to accompany the building plans and permit applications. The subdivision layout provides 17.76 acres of open space / neighborhood parks and landscape easements. Therefore, if the preliminary plat is approved, the owner would not be subject to park impact fees if the open space / parks remain the same on the Final Plat. The open space system for each phase must be completed or the park impact fees will be assessed. The excise tax will be calculated at the Final Plat phase. The amount of open space, road right-of-way, and certain road improvements will be used to off-set the excise tax. The proposed subdivision does comply with the Comprehensive Plan PP-03-17 Staff Report2 4 of 7 Review Comments from City Staff and Consultants: City Engineer: 1. Concerned about the location of Tract E (storm detention basin) and Tract F (detention basin swale). These tracts are located north of the existing natural drainage swale. The new discharge location will be north of the existing drainage swale and will have an impact on the property to the east. 2. Lots 3 and 5 appear to be encroaching on the existing KCPL easement. Has this encroachment been cleared with KCPL? WaterOne: 1. There is very little water infrastructure in this area. In order to support a subdivision of this size, a considerable amount of water main will likely be needed. At minimum, main on W 191st Street from Woodland to Ridgeview and then south a little on Ridgeview to connect to an existing 12” Community Development: 1. Need a 20’ U/E around platted lots that backup to open space and adjoining properties. 2. The applicant shall plant landscaping in accordance with the staff approved landscape plan. The trail systems shall be completed with each phase of development. The last building permit in that phase of development and building permits in next phase of development will not be issued until the above items are completed. 3. The trail system shall be open to the general public and an access easement to the trail system shall be shown on final plats if excise tax deductions are requested. 4. All “Tracts” are to be shown on the final plats as home association maintained. 5. Need to show size of monument signs. All signs will be required to apply for a sign permit. 6. Landscaping: As shown on the preliminary landscape plan, the project is in compliance with the landscaping requirements of the zoning regulations. The final landscape plan will need to provide additional detail on tree and plant species. PP-03-17 Staff Report2 5 of 7 Jim Boyer Waste Water: 1. Continue on next page PP-03-17 Staff Report2 6 of 7 Planning Commission Review and Action: Upon review of the preliminary plat application the Planning Commission shall determine if the plat conforms to the provisions of the Subdivision Regulations and Comprehensive Plan. The Planning Commission shall take action to: • Approve the application, or • Approve the application with modifications, or • Table action on the application to a specific date and notify the applicant of such action • Reject the application Recommendation: Staff recommends approval of the Preliminary Plat (PP-03-17), Foxwood Ranch Subdivision of Spring Hill, Johnson County, KS, Subject to: 1. All review comments and requirements from City Staff and Consultants as presented in this report. Suggested Motion: Motion to recommend approval of Preliminary Plat application PP- 03-17 for Foxwood Ranch Subdivision including conditions as presented in the staff report. Attachments: 1. Preliminary Plat PP-03-17 Staff Report2 7 of 7