Council approves Thoroughbred preliminary PUD, with drainage questions raised by neighbors

The Andover City Council on a vote of six in favor, zero opposed and one member not voting approved Rezoning Case Z-PUD25-0009, establishing the Thoroughbred preliminary planned unit development (PUD) for an approximately 19-acre site at 515 West U.S. Highway 54.

The Thoroughbred PUD would use MXR (multiple-family mixed residential) zoning for the southern parcel and B-5 (highway corridor mixed-use business) zoning for parcels fronting Kellogg. The developer and city staff said the plan is intended to align with Andover's comprehensive plan and accommodate a mix of residential and commercial uses, with an anticipated first phase that could include apartments.

Neighbors appearing during the public hearing and public forum raised concerns about drainage, outfalls from a proposed detention area called Reserve A, and downstream impacts to existing homes and ditches. Kate Andrews, a nearby property owner, told the council her fence and road have been washing out and that she fears the new development could worsen existing drainage problems. “If they don’t address the drainage issues correctly on this property, it’s gonna happen on my side of the street, which is then going to start flooding my house,” Andrews said.

City staff and the applicant responded that the PUD includes a drainage report showing detention designed so the post-development runoff rate does not exceed predevelopment conditions for storms from the 2-year through the 100-year event. Les Mangas, director of community development, said developers are responsible for detaining outfalls to rates at or below predevelopment conditions and that detailed drainage calculations were submitted with the application. MKEC engineer Jason Gish said the drainage report identifies three watersheds on the site and shows planned outfalls; Gish said the design will comply with city standards.

Councilmembers also discussed the broader pattern of drainage concerns in areas where prior development and yard grade changes have altered flows. Several councilmembers asked staff to consider whether additional drainage requirements or extra review steps are warranted for future developments to protect downstream property owners.

The council received a planning commission recommendation of approval and a subdivision committee approval. Because the city clerk received a valid protest petition meeting statutory thresholds, council approval required six affirmative votes; the motion passed with six affirmatives and one councilmember not voting. The city clerk was notified that the decision may be appealed to district court within 30 days.

The approval includes conditions and standard engineering review; detailed construction-level grading, detention and outfall sizing will be reviewed during permitting. The applicant, Winterwood Development, said it coordinated closely with city staff and engineering consultants during the review process and requested the council move the project forward.

Council members directed staff to keep drainage concerns and downstream impacts in mind as the project moves to final engineering and permitting. Staff noted that if the project's planned uses or densities change materially, the developer will need to update drainage calculations.

Votes at a glance: Rezoning Case Z-PUD25-0009 (Thoroughbred) — Approved; required six affirmative votes due to valid protest petition; recorded outcome: approved (6 yes, 0 no, 1 not voting).