13. PRELIMINARY PLAT NO MILLS FARM - Vicinity of the southeast corner of 159 th Street and Quivira Road

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Norman Smith
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1 13. corner of 159 th Street and Quivira Road 1. APPLICANT: HNTB Corporation is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting approval of a preliminary plat for a 383-lot single-family subdivision. 3. LOCATION: The acre property is located in the vicinity of the southeast corner of 159 th Street and Quivira Road. 4. EXISTING ZONING: This property is currently zoned R-1, Single-Family Residential District. 5. ANALYSIS: The applicant is requesting a 383-lot single-family subdivision on acres for a density of 1.7 dwelling units per acre. The plat submitted by the applicant shows one street provided from 159 th Street and two streets from Quivira Road. The plat does connect to the east at a previous approved connection to the Deer Valley subdivision. Another connection is provided to unplatted property in the southeast corner of the development and to the undeveloped property to the south. An east-west collector and north-south collector are provided on-site as shown on the Future Development Plan map. All cul-de-sacs are proposed to have landscaped islands located in them. Along 159 th Street there are two properties with existing houses already located on them. The one-acre parcel is provided access by a cul-de-sac while the five-acre property has a stub street for a possible future connection if this property is developed. The applicant is proposing the minimum dwelling classification for this development to be a 5 (1,800 square feet). A stream corridor is also provided running from 159 th Street down to Switzer Road in the northwestern quadrant of the subdivision. A smaller stream corridor exists in the southeast corner from the proposed school site to the southeast corner. Staff has reviewed the plat and except for a few minor technical revisions, it meets all ordinance requirements. TRANSPORTATION ISSUES: The transportation staff supports the proposed street network in this subdivision, which includes street connections to existing streets and undeveloped properties, where appropriate. An unusual feature is the proposed roundabout at the intersection of three streets. One other subdivision in Overland Park, Estates of Glen Eagles, contains a roundabout built by the same developer. Staff is comfortable with the concept of the roundabout, but the design will need a more detailed analysis to determine the final

2 dimensions of right-of-way required for the roundabout and to set the geometrics needed for proper drainage and traffic operations. The Kansas Department of Transportation (KDOT) offers a free technical review service to communities located within Kansas who are considering allowing the construction of a roundabout. KDOT contracts with a national consultant with expertise in roundabout design to critique the design and offer recommended revisions, if needed. Staff has included a stipulation at the end of these comments specifying that the review will be required before any final plats are approved for lots and streets in the area of the roundabout. ENVIRONMENTAL ISSUES: A Preliminary Stormwater Management Study has been submitted, reviewed and accepted for this project. However, there is one outstanding issue that needs resolution. The issue is receipt of a Corps of Engineers written verification that the project will qualify for a Nationwide Permit for the street crossing and construction of lakes in jurisdictional Waters of the U.S. The site is roughly divided into four drainages: northeast, northwest, southeast, and southwest. The northeast drainage flows toward the Deer Valley subdivision on the east. The drainage will have at least one pipe connecting to the Deer Valley storm sewer system and the Deer Valley subdivision will provide detention for this drainage area. The detention requirement is triggered by flooding at 164 th Terrace on the west side of Switzer Road. There is no significant stream in this drainage area. The northwest drainage area is the largest drainage area. Over 130 acres of drainage area are north of 159 th Street with a total of 328 acres draining to the box culvert under Quivira Road. The upper end of the drainage will have a designated stream corridor with a 60-foot width outside the ordinary high water mark. Approximately 400 feet south of 159 th Street, the stream corridor width increases to 100 feet outside the ordinary high water mark. Other than the Quivira Road crossing, which already floods, there are no other structures or improvements downstream that flood before this drainage reaches Coffee Creek. The Quivira Road flooding will be addressed when the street is improved to thoroughfare standards. Both proposed lakes and the subdivision amenity facility are located in this drainage area. The initial indication is that the subdivision amenity will be located outside the stream corridor with the exception of a sand volleyball court and playground equipment, both of which are permitted with certain restrictions by the Stream Corridor Ordinance.

3 The southeast drainage area also contains a stream corridor with a 60- foot width outside the ordinary high water mark. Likewise, there are no other structures or improvements downstream that flood before this drainage reaches the main stem of Coffee Creek. The developer s plan respects the required stream corridor. The southwest drainage area contains virtually all of the requested RP-4, Planned Cluster Housing District, zoning area, a portion of the proposed school site, and a small area of R-1 development. There are no significant streams draining to Coffee Creek that flow across the southwest portion of this drainage area. Along Coffee Creek, the developer has proposed dedicating a stream corridor that coincides with the floodplain boundary. This results in a corridor that averages close to 300 feet in width while only 120 feet is required by ordinance. Quivira Road and 159 th Street, both adjacent to this site, are unimproved thoroughfares with a minimum width that may be less than 22 feet. If the width is field verified as being less than 22 feet when the adjacent property is developed, then the developer is required to make improvements in accordance with Section of the Unified Development Ordinance. Interim shoulder improvements will be required along the Quivira Road and 159 th Street frontages of the property to move the ditches away from the road and create shoulders and a safe interim condition until Quivira Road and 159 th Street are ultimately improved. A Corps of Engineers 404 Permit is required for the street crossing of the Stream Corridor near the subdivision amenity site. The Corps of Engineers may or may not have concerns about the creation of the two lakes. Written verification from the Corps of Engineers indicating they will issue a Nationwide Permit for the street crossing and lake construction, if necessary, is required prior to proceeding to the Planning Commission with the preliminary plat. 6. STAFF RECOMMENDATION: If the required Corps of Engineers letter is provided prior to the Planning Commission meeting, the staff recommends approval of Preliminary Plat No , Mills Farm, if all of the Environmental Issues are addressed prior to the Planning Commission, subject to the following stipulations: a. All additions and corrections outlined in the Engineering Services memorandum dated August 17, 2005, shall be completed prior to the plat being recorded.

4 b. Prior to recording of the plat, the city s required Excise Tax shall be paid. c. Development of the tract shall be limited to 383 lots. d. Prior to the issuance of a building permit, the property shall be final platted. e. Prior to the issuance of any building permit for any lots within the subdivision, the application shall provide verification of the filing of the Affidavit of Interest, as recommended by the Johnson County Airport Commission. f. The location and geometrics of all streets are subject to review and approval by the Planning and Development Services Department. Prior to the submission of any final plats for any lots and streets that abut the proposed roundabout, the developer shall submit plans for the roundabout to city staff and to the Kansas Department of Transportation (KDOT). Those plans shall include sufficient detail to meet the requirements of KDOT so that their consultant can perform a substantive review of the proposed design. Once the plans are approved by a consultant, the final plats may be filed for any lots and streets that abut the proposed roundabout. g. Prior to, or concurrent with, the submittal of the final plat including a stream corridor, submit a Stream Corridor Maintenance Agreement. Staff must approve the maintenance plan prior to recording of the final plat. h. The applicant shall delineate the designated stream corridor area on the final plats and include the required language as indicated in Section , O.P.M.C. i. Prior to recording the first final plat, the homeowners declarations shall be reviewed and approved by city staff. The declarations shall include language describing the repair and maintenance responsibilities that the homeowners association has for the lakes. j. Concurrent with the submittal of construction plans for public improvements, the applicant shall provide a Final Stormwater Management Study that addresses the comments on the

5 Preliminary Stormwater Management Study and that addresses any design changes. k. The grades along the Quivira Road and 159 th Street frontages shall match the proposed future grades of Quivira Road and 159 th Street at the property line. Additional grading in the right-of-way shall be accomplished to move the existing ditches away from Quivira Road and 159 th Street and provide shoulder room along the frontage abutting the plat(s) of this subdivision, or graded as specified by the city engineer. l. Concurrent with the submittal of construction plans for public improvements and prior to construction plan approval, if a preliminary plan and profile for Quivira Road is not available in the office of the city engineer, the developer shall provide a preliminary plan and profile of Quivira Road from the first complete vertical curve north of the platted frontage to a point past the first vertical curve south of the platted frontage. m. Concurrent with the construction of public improvements, Quivira Road and 159 th Street along the frontage abutting the plat(s) of this subdivision must conform to the requirements of Chapter of the Unified Development Ordinance as determined by the city engineer. If improvements are necessary, the plans for the improvements shall be approved concurrently with the other public improvements within the plat and shall be completed prior to issuance of any form of building permit. n. Prior to issuance of a Public Improvement Permit, the private lakes in the subdivision shall comply with Chapter , O.P.M.C., including recording an agreement running with the land that declares the city has no past, present or future obligation to expend public funds or to take any action to maintain or improve the pond. o. Prior to issuance of a Public Improvement Permit, and if determined to be necessary by the engineering staff, the owner/developer shall submit a flood study that determines the 100-year flood elevations for the lots that abut the stream corridors. p. Prior to issuance of building permits for the last plat that contains a lake or a street crossing of the northwest drainage corridor known as Coffee Creek Tributary 40 in the Blue River Watershed Study,

6 furnish city staff with the additional 100-year flood information, including As-Constructed cross sections, necessary to fully account for this project in the Blue River Flood Study.

5. FINAL DEVELOPMENT PLAN APPROVAL MENORAH MEDICAL CENTER OFFICE BUILDING Vicinity of the southwest corner of 119 th Street and Nall Avenue

5. FINAL DEVELOPMENT PLAN APPROVAL MENORAH MEDICAL CENTER Avenue 1. APPLICANT: Hoefer Wysocki Architects, L.L.C., is the applicant for this request. 2. REQUESTED ACTION: The applicant is requesting final