Andover planning commission recommends Thoroughbred PUD; residents cite drainage, traffic and environmental worries

The Andover planning commission voted to recommend the preliminary planned unit development called the "Thoroughbred" (case Z‑PUD25‑0009), a proposed rezoning and phased development on a largely vacant parcel south of US 54400 across from Buffalo Ridge Apartments.

The commission recommended approval after hearing a staff report, a presentation by the applicant's engineer and public comment. The recommendation will be forwarded to the governing body for consideration at its Oct. 14, 2025 meeting; the city clerk will accept signed written protests through Sept. 30, 2025.

The Thoroughbred PUD would reconfigure the site into multiple parcels and rezone portions to MXR (multiple‑family mixed residential) and B‑5 (Highway Corridor Mixed Use Business), according to the zoning administrator's report. Staff told commissioners the city’s comprehensive plan supports denser, mixed‑use development along the US 54400 corridor and that public facilities “are in place and adequate or could be readily extended to serve the property.”

Julie, the city's zoning administrator, summarized the site layout and noted that Parcel 4 along the highway likely will be incorporated into KDOT right‑of‑way for a future frontage road. "The city's agreement with KDOT mandates that frontage roads like that can only be accessed by public streets," Julie said, explaining that businesses near the highway would not have direct access to the frontage road.

Brian Lindaback of KEC Engineering, speaking for the property owners, described the PUD as a preliminary zoning framework that allows mixed uses and said the owners anticipate phased development with a potential apartment complex in phase 1. "We've worked diligently with staff to craft this PUD," Lindaback said. He described the submission as a preliminary plat and said a final plat and site plan approvals would follow if the governing body approves the recommendation.

Multiple nearby residents told the commission they support orderly development but want assurances about drainage, road improvements and environmental conditions. Keith Treboldt, who lives adjacent to the site, said stormwater from an existing Holiday Inn Express currently flows through neighbors' yards and has created “deep and rapid” flows; he asked how future development will address that drainage. Caden Andrews, a neighbor who purchased property adjacent to the site in August 2025, raised similar concerns about drainage, the condition of unpaved neighborhood roads (Feather Place and portions of Allen Street), and the cumulative number of apartment units already proposed nearby.

An engineer from MKEC (present with the applicant) said the conceptual drainage plan shows stormwater moving to the south and west and that the project will not "release more drainage than is presently there." The engineer added that more detailed drainage design and any necessary mitigation would be reviewed during final plat and site plan stages.

Commissioners discussed the project against the planning commission's required 14 factors (utilities, platting needs, screening, compatibility with adjacent zoning, the incoming KDOT project and comprehensive plan conformance). Several commissioners said the PUD aligns with the city's comprehensive plan place types for the corridor and that KDOT improvements are expected to spur redevelopment. One commissioner asked staff to confirm that the PUD recommendation reflected concurrence with findings 8, 10, 12 and 14 in the staff summary.

Commissioner Gary Israel moved that the commission recommend approval of case Z‑PUD25‑0009 based on those findings; a fellow commissioner, Clint, seconded the motion. The chair called for ayes and declared the motion carried. The planning commission asked staff and public works to continue working with residents about drainage near Allen Street as the project proceeds.

The record shows staff published notices on the City of Andover municipal website on Aug. 23, 2025 and mailed notifications to property owners on Aug. 22, 2025. The zoning administrator said the responsibility for any Phase I or II environmental assessment lies with the property owner purchasing the site; staff said such studies may be required at permitting or grading stages and will be reviewed if triggered.

The planning commission's recommendation and a written summary will go to the governing body on Oct. 14, 2025. The city clerk will accept properly signed protest petitions for 14 days after the hearing (through Sept. 30, 2025). If protests signed by owners of 20 percent or more of the notified property area are filed, the change would require a three‑fourths council vote to pass, the chair noted.

What happens next: if the governing body approves the PUD, final platting, final PUD documents, site plan review and detailed drainage and grading plans will follow; the record and staff comments indicate those technical steps are required before construction.