Andover planning commission backs ‘Thoroughbred’ PUD despite resident drainage, contamination concerns

The Andover Planning Commission on Sept. 9 voted to recommend approval of a preliminary planned-unit development called “Thoroughbred,” a multiparcel proposal along the US 54400 corridor that would allow mixed-use and multifamily development. The commission’s recommendation will be forwarded to the governing body for final consideration on Oct. 14, 2025.

The PUD, described by the city’s zoning administrator and the applicant’s engineer as a phased plan that places denser commercial and mixed uses near the highway and multifamily residential toward the south, would rezone an agricultural parcel into multiple lots with MXR (multifamily) and B5 (highway mixed-use) designations. Applicant Brian Lindaback of MKEC Engineering said the owners “do desire to put in multifamily housing on the southern parcel,” but stressed the approval being sought is for allowable land uses, not for any immediate construction.

Residents who live adjacent to the site urged the commission to require stronger drainage safeguards and to verify whether past industrial uses have left contamination. Neighbor Keith Trevoldt said he has lived near the property for more than four decades and described recurring drainage that now flows across his lot and “caused a drainage problem” since development nearby, and asked what would be built and when. Staff responded that the PUD defines permitted land uses—not specific building permits—and that packets and preliminary plans are posted online at andoverks.gov.

Commissioners and staff addressed the two main public concerns: future street and drainage work tied to a separate Kansas Department of Transportation (KDOT) corridor project and the potential for site contamination from an old salvage yard. Staff noted KDOT’s frontage-road plan could change local access patterns and said Clyde/Cloud is expected to be extended as part of future corridor work; staff also said owners typically must perform environmental assessments (phase I/II) when grading or permitting triggers require them. The applicant’s engineer said the conceptual drainage plan on file intends not to increase runoff to neighboring properties and that final drainage details will be reviewed during final plat and site-plan stages.

During deliberation the commission reviewed the 14 statutory factors used to evaluate rezonings and PUDs and found the proposal to be consistent with the city’s comprehensive plan for denser corridor development near Kellogg. Commissioner Gary Israel moved to recommend approval based on findings 8, 10, 12 and 14; the motion was seconded and carried on a voice vote. Chair and staff asked Public Works and engineering staff to continue working with neighbors on drainage mitigations as the project advances.

The Planning Commission’s recommendation and a written hearing summary will go to the governing body at its Oct. 14 meeting. The city clerk will accept protest petitions related to this case through Sept. 30, 2025 at 4:30 p.m.; if properly signed petitions representing 20% or more of property owners in the notification area are filed, a higher council vote threshold applies, as stated by the chair.

What’s next: If the governing body approves the PUD, applicants will still need a final PUD/plat, site-plan review, and any required environmental or grading approvals before construction can begin.