Staff Report Community Development Department

Rezoning Colbert Hills Stay & Play REZ-19-035 PUD-19-036

To: Manhattan Urban Area Planning Board From: Barry Beagle, AICP, Senior Planner Hearing Date: July 15, 2019 Applicant/Owner: Kansas State University Golf Course Management and Re- search Foundation Property Location: On south side of Colbert Hills Drive at the intersection with Colbert Hills Place and immediately west of the Clubhouse and parking area. Total Area: 6.4 acres Current Zoning: R-S, Single-Family Residential Suburban District Requested Zoning: PUD, Planned Unit Development District Neighborhood zoning: North: R-1 & PUD South: R-S East: R-S West: R-S

Figure 1. Vicinity Map

BACKGROUND The subject property is part of Colbert Hills Golf Course that is owned and operated by Kansas State University Golf Course Management and Research Foundation (hereafter “Foundation). The golf course was initially authorized by Conditional Use in 1999 and amended in 2008 to accommodate construction of the clubhouse. Currently the site is part of a nine-hole, par-3 golf course extending south of Colbert Hills Drive and west of the clubhouse.

Figure 2. Par 3 Course and Practice Area

As referenced on their website, the purposes of the Foundation include the promotion and advancement of golf course management and research for charitable, educational, and scientific purposes; operating the Colbert Hills golf course; and, the solicitation of contributions for the endowment of scholarships for the K-State golf programs. Through an agreement with K-State Athletics, the Foundation will provide services, access, maintenance, office and locker room space at Colbert Hills for the K-State men’s and women’s golf programs. The programs will have private year round access to the par 3 golf course and Heyka practice area.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 2 07-15-2019 hearing PROPOSED DEVELOPMENT The proposed zoning and Preliminary Development Plan for Colbert Hills Stay and Play consists of two component parts. The first phase of development will consist of two (2) 6,000 square foot, 16-bed lodges located about the eastern one-third of the 6.4-acre site. As referenced in the applicant’s written materials, the “Stay and Play Lodges will provide golf patrons and other visitors [a place] to enjoy accommodations of a first-class facility. These lodges would be available for renting throughout the year for golf outings, special events, or just a peaceful getaway.” The daily operations and maintenance of the lodges will be provided by Colbert Hills staff. A second phase of development will include construction of an approximate 10,000 square foot Indoor Golf Practice Facility. The proposed facility and immediate surrounding grounds and par 3 golf course are for the exclusive use of the K-State men’s and women’s golf programs. The proposed facility “would accommodate locker rooms, offices, conference rooms, and an indoor practice facility for putting and chipping among other amenities.” The facility would be operated during clubhouse hours by Colbert Hills staff. A timetable for construction of the indoor practice facility has not yet been determined.

REVIEW CRITERIA FOR PLANNED UNIT DEVELOPMENTS Section 9-104 of the Zoning Regulations sets out criteria that is to be used by the Plan- ning Board and Governing Body, in addition to matters considered with the establishment of any zoning district, in determination of the approval, approval with conditions or disapproval of a proposed PUD District. 1. Landscaping. The Preliminary Development Plan of Colbert Hills Stay and Play includes an Overall Landscape Plan labeled as Sheet L1.0. The landscape plan specifies the type, size and quantity of landscape materials to be installed with respect to the Stay and Play Lodges. The predominant emphasis is providing an attractive landscape environment consistent with the park-like setting of the Colbert Hills golf course. As part of the Colbert Hills golf course and immediately adjacent to the clubhouse and parking area, screening in conjunction with this request will not be required.

The landscape plan does not specifically address the proposed indoor golf practice facility, but the Site Plan (Sheet C1.1) indicates that landscaping shall be consistent with the existing Colbert Hills Golf Course. Lacking specificity at this stage, a detailed landscape plan will be required at the time a Final Development Plan is submitted with respect to the indoor golf practice facility. The applicant will also be required to enter into a Landscape Performance Agreement at the time of development to insure installation of the landscaping.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 3 07-15-2019 hearing 2. Screening. Screening shall be required when a non-residential use abuts an existing residential use or where outdoor storage areas are proposed. In this case, the subject property is part of the Colbert Hills golf course and currently part of a par 3, nine hole golf course extending south of Colbert Hills Drive. The only circumstance that could potentially require screening is between the indoor golf practice facility and residential development to the north across Colbert Hills Drive. The proposed building will be setback 84-feet at its closets point from Colbert Hills Drive. Given its limited use as an indoor practice facility for the K-State men’s and women’s golf teams and surrounding landscaped area and par 3 course, it is not anticipated to create a condition that would require the need for screening the residential area to the north. Dumpsters are not specifically referenced with respect to either the lodges or practice facility, but if provided, they must be shown on the Final Development Plan with an architecturally compatible screened enclosure.

3. Drainage. The applicant notes that stormwater runoff from the proposed development will conform to the drainage plan approved with the Grand Mere Master Plan. “The site drains to the south through four different existing detention structures constructed with the Grand Mere Development before entering Wildcat Creek. Two of the structures are located within the Heartland (Grand Mere, Unit 1), the third structure is located in the Grand Mere Village, and fourth is across the Colbert Hills Golf Course (Colbert Hills, Unit 4).” The proposed development conforms to the approved stormwater management plan for the Grand Mere master planned community.

4. Circulation. The proposed development will be directly accessible from Colbert Hills Drive, a local street extending between Vanesta Drive and Grand Mere Parkway. Colbert Hills Drive is the primary means of access to Colbert Hills golf course. The object is to integrate the project into the golf course and clubhouse facility. Parking in association with the lodges will be provided by the clubhouse parking lot with an additional eight (8) spaces provided along Colbert Hills Drive as an amenity to the lodges. The clubhouse parking lot has ample capacity to pick up additional parking associated with the lodges. A twenty-four (24) foot wide travel easement identified, as Colbert Hills Circle, will afford access to the lodges for loading and unloading but on-street parking will be prohibited. A pedestrian crosswalk across Colbert Hills Drive is recommended by which to direct and channel pedestrian crossings between the clubhouse and the lodges. With respect to the indoor golf practice facility, a 16- stall parking lot will be provided. Intended for the exclusive benefit of the K-State men’s and women’s golf programs, it is anticipated the 16-stall parking lot should provide adequate parking.

5. Open Space and Common Area: Common areas consist of the open space encom- passing the practice facility and lodges, and, the private travel easement (Colbert Hill Circle). With the intent to incorporate the project into the Colbert Hills golf course, the project includes a specific landscape plan with respect to the lodges that includes a combination of shade, ornamental and evergreen trees, and shrubs along

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 4 07-15-2019 hearing with various ornamental grasses. It will be the responsibility of the Foundation to install and improve the landscape areas and travel easement.

MATTERS TO BE CONSIDERED WHEN CHANGING ZONING DISTRICTS Section 15-403(A) of the Zoning Regulations identifies 13 factors that should be considered when evaluating the suitability of a rezoning request affecting specific property. The factors are in bold print, followed by findings of fact and staff evaluations, when applicable.

1. The Existing Use of Property. The subject property is situated in the heart of the approximately 320-acre Colbert Hills Golf Course and immediately adjacent to the clubhouse and parking area. A portion of the property is currently part of a nine- hole, par 3 golf course extending south of Colbert Hills Drive and west of the clubhouse. Evaluation: The golf course was authorized by Conditional Use in 1999 and amended in 2008 to accommodate the existing clubhouse.

2. The Physical and Environmental Characteristics of the Property. The property is gentling sloping and contoured as part of the par 3 golf course at Colbert Hills. Evaluation: There are no physical and environmental characteristics associated with the property that would deter its improvement.

3. The Zoning and Land Uses of Nearby Properties. North R-1, Single-Family Residential – Single-Family Residential. PUD, Planned Unit Development – Founders Village South R-S, Single-Family Residential Suburban – Colbert Hills Par 3 Course and Practice Area. East R-S, Single-Family Residential Suburban – Colbert Hills Clubhouse and Parking Area. West R- S, Single-Family Residential Suburban – Undeveloped.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 5 07-15-2019 hearing See map below for zoning context.

Figure 3. Zoning Map

4. The Suitability of the Property for Land Uses to which it is Restricted under Cur- rent Zoning. The site’s present use and classification is consistent with surrounding zoning and land use patterns including the golf course and low to moderate density residential land uses. Evaluation: Based on surrounding zoning and land use patterns, the subject property remains suitable for the uses to which restricted. As noted previously, the property is currently part of an approximate 350-acre Conditional Use authorizing the golf course and related amenities.

5. The Character of the Neighborhood. The subject property is part of the 1,054 acre Grand Mere master planned community located along the northwest boundary of the City of Manhattan. The project design concentrates residential development and associated neighborhood services on approximately 543 acres while preserving almost 50% of the land as natural open space or golf course. This way development responds to the natural terrain, preserving natural corridors, protecting slopes and riparian corridors. A central feature of Grand Mere is the Colbert Hills Golf Course. The subject property is located in the heart of Grand Mere and the center of the golf course adjacent to the clubhouse and golf practice area. The pattern of development has been established consisting of single-family detached, single-family attached and multi-family residential development.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 6 07-15-2019 hearing Evaluation: The subject property is currently part of the Colbert Hills golf course which encompasses the site to the south and west. This area, outside of the golf course, is expected to continue to develop for low to moderate density residential land use consistent with the Grand Mere Master Plan.

6. The Compatibility of the Proposed Zoning District with Nearby Properties and the Extent to which it may Detrimentally Affect those Properties. Compatibility is determination of how well the land use characteristics (e.g. building scale, operating hours, traffic generation, amount of greenspace, noise, lighting, etc.) of two different land uses can exist adjacent to or in proximity to one another without deleteri- ous effects. In this case, the proposed indoor golf practice facility is an extension of golf course operations and the longstanding relationship between the Foundation and K-State Athletics. The addition of the practice facility is not, in and of itself, anticipated to generate land use impacts out of character with existing golf course operations. The Stay and Play Lodges would introduce a new element to golf course operations. The lodges will offer golf patrons and others the opportunity to stay short-term in a picturesque golf course environment. Evaluation: The proposed reclassification and Preliminary Development Plan of Colbert Hills Stay and Play will introduce uses to the golf course that are neither inconsistent with the golf course nor incompatible with the neighboring residential neighborhood to the north.

7. The Conformance of the Requested Change to the Adopted Comprehensive Plan for the City of Manhattan. (If the proposed amendment is in accordance with said Comprehensive Plan, it shall be presumed to be reasonable). The subject property is indicated on the Future Land Use Map of the 2035 Manhattan Urban Area Com- prehensive Plan (MUACP) as Parks and Recreation that coincides with the Colbert Hills Golf Course. The Grand Mere Master Plan, of which the golf course is a part, was incorporated by reference to the MUACP in 2000. A hotel was originally proposed with the master plan at the corner of Colbert Hills Drive and Grand Mere Parkway but is now a single-family residential subdivision. As such, short-term stay uses was part of the original master plan.

The Parks and Recreation land use designation applies to publicly accessible re- gional, community, neighborhood, mini, and natural area parks, trails, and green- ways, and other recreational facilities established and maintained for the benefit and enjoyment of the residents and visitors of the Manhattan Urban Area. More specifically, the Parks and Recreation designation is intended to provide for the active and passive recreational needs of the community. Such areas are generally provided by public agencies, although recreational facilities, such as privately operated golf courses, are also included.

See Future Land Use Map on next page.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 7 07-15-2019 hearing

Figure 4. Future Land Use Map

8. The Zoning History of the Subject Property and the Length of Time it has Remained Vacant as Zoned. The Colbert Hills Golf Course was annexed to the City of Manhat- tan in 1998 and zoned the R-S, Single-Family Residential Suburban District. In 1999, the Final Plat of Colbert Hills Addition was approved and recorded and has been replatted three times, the latest being Colbert Hills, Unit Four approved in 2014. The golf course was initially authorized by Conditional Use in 1999 and amended in 2008 to accommodate construction of the existing clubhouse. To City Administra- tions knowledge, the golf course continues to operate in full compliance with the terms of the Conditional Use.

9. Whether the Proposed District would be Consistent with the Intent and Purpose of these Regulations. The intent and purpose of the Zoning Regulations is to protect the public health, safety, and general welfare; regulate the use of land and buildings within zoning districts to assure compatibility; and to protect property values. Evaluation: The proposed reclassification and intended development is consistent with the principal use of the property as a golf course. It is not anticipated that the introduction of the indoor golf practice facility and Stay and Play Lodges to have any greater impact on area property than the current operation of the golf course.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 8 07-15-2019 hearing 10. The Relative Gain to the Public Health, Safety, and Welfare that Denial of the Re- quest Would Accomplish, Compared with the Hardship Imposed upon the Appli- cant that would Result from Denial. With limited off-site impacts anticipated, if any, there appears to be no relative gain to the public health, safety and welfare by denying the request compared to the hardship imposed on the applicant by the denial of their request. Evaluation: There would appear to be no relative gain to the public if the request is denied. The proposed improvements are seen as a natural extension of the operation of the golf course and not anticipated to interfere with the use and enjoyment of nearby residential property.

11. Whether Adequate Sewer and Water Facilities, Streets, and other Needed Public Services exist, or can be Provided, or Serve the Uses that would be Permitted by the Proposed Zoning District. Public services are available to be extended to the subject property. Evaluation: Public services are presently available and adequate to serve the property.

13. Such Additional Matters as may Apply in Individual Circumstances No additional matters beyond what has previously been discussed.

12. The Recommendations of Permanent or Professional Staff A basic premise of zoning is the presumption of validity of a site’s existing zoning. It is the responsibility of the property owner to demonstrate that conditions or circumstances have changed that dissuade the continued viability of the site’s existing zoning. It must then be determined that the zoning change requested is consistent with the character of the neighborhood in which located and with surrounding land use patterns. Staff Conclusion: In this case, proposed reclassification is not sought in response to changing conditions within the neighborhood as much as building on the foundation established by the existing golf course. The improvements proposed are seen by staff as complimentary to the golf course and not a deterrence to the use and enjoyment of neighboring residential property. Based on the findings found in the staff report, City Administration recommends approval of the proposed reclassification and Preliminary Development Plan of Colbert Hills Stay and Play with the following conditions:

1. With the construction of Colbert Hills Circle, signs shall be posted along both sides of the travel easement and the cul-de-sac indicating “No Parking – Load- ing and Unloading Only”.

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 9 07-15-2019 hearing 2. At time Final Development Plan approval is sought with respect to the indoor golf practice facility, detailed landscape and building elevation plans will to be included as part of the plan set. 3. Dumpsters or any other type of trash receptacle are to be provided in conjunction with the lodges or indoor golf practice facility must be shown on the Final Development Plan and screened from view by an architecturally compatible enclosure. 4. At time Final Development Plan approval is sought with respect to the Stay and Play Lodges, a pedestrian crosswalk across Colbert Hills Drive or other method shall be proposed to accommodate the safe passage of guests between the lodges and clubhouse.

ALTERNATIVES The MUAPB has the following alternatives concerning the rezoning. The Board may: 1. Recommend approval of the proposed rezoning of the Colbert Hills Stay and Play Planned Unit Development from R-S, Single-Family Residential Suburban District to PUD, Planned Unit Development District, stating the basis for such recommendation, with the conditions listed in the staff report. 2. Recommend approval of the proposed rezoning of the Colbert Hills Stay and Play Planned Unit Development from R-S, Single-Family Residential Suburban District to PUD, Planned Unit Development District, and modify the conditions, and any other portions of the proposed PUD, to meet the needs of the community as perceived by the Manhattan Urban Area Planning Board, stating the basis for such recommendation, and indicating the conditions of approval. 3. Recommend denial of the proposed rezoning stating the specific reasons for denial 4. Table a recommendation on the rezoning to a specific date, indicating the reasons for tabling.

POSSIBLE MOTIONS The Manhattan Urban Area Planning Board recommend approval of the proposed rezoning from R-S, Single-Family Residential Suburban District, to PUD, Planned Unit Develop- ment District, based on the findings in the staff report with the four conditions recommended by City Administration.

Dated: June 27, 2019

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 10 07-15-2019 hearing Attachments: 1. Application 2. Neighborhood Meeting Report 3. Responses to Rezoning Criteria (Sec. 15-403) 4. Responses to PUD Requirements (Sec. 9-106(B)(8)(a.-q.) 5. K-State Golf Facility 6. Utility Releases 7. Michael Kulesza Drainage Letter 8. Colbert Hills Stay and Play Preliminary Development Plan

Colbert Hills Stay & Play PUD, R-S > PUD file no. REZ-19-035 and PUD-19-036 Staff Report to Planning Board 11 07-15-2019 hearing

Description:

A tract of land in Tract 6, Colbert Hills, Unit 4, City of Manhattan, in the Northwest Quarter of Section 3, Township 10 South, Range 7 East, Riley County, Kansas described as follows:

Beginning at a point that is S 00°18’04” E 1298.59 feet and N 89°41'56" E 347.82 feet from the Northwest Corner of the Northwest Quarter of said Section 3; thence S 80°38'35" E 197.97 feet; thence On a curve to the right, with a radius of 270.00 feet, an arc distance of 139.44 feet, chord being S 65°54'01” E 137.89 feet; thence S 51°03'51" E 53.13 feet; thence S 55°36'29" E 108.48 feet; thence S 30°00'04" E 105.80 feet; thence On a curve to the right, with a radius of 250.00 feet, an arc distance of 144.70 feet, chord being S 13°25'13" E 142.68 feet; thence S 03°09'38" W 97.40 feet; thence On a curve to the left, with a radius of 95.50 feet, an arc distance of 65.88 feet, chord being S 16°36'12" E 64.59 feet; thence S 53°37’59” W 38.52 feet; thence S 80°39'40" W 65.00 feet; thence N 61°35'03" W 205.73 feet; thence N 57°41’21” W 181.82 feet; thence S 79°22’14” W 62.07 feet; thence N 75°58’23” W 122.86 feet; thence N 84°31’30” W 137.27 feet; thence N 08°45’18” W 251.52 feet; thence N 50°11’37” E 204.61 feet to the point of beginning, containing 6.4 acres.

Subject to easements and restrictions of record.

Neighborhood meeting report

Meeting information

Project ______Date ______Time ______Location ______

Attachments checklist

□ Meeting summary □ Copy of the meeting notice □ Copy of the mailing list □ Copy of attendee sign-in sheet

Certification

By my signature on this form, I certify that I mailed notice to all property owners within the regulatory notification area

______Applicant, consultant, or representative date

______Printed name

Manhattan Community Development Department mcd City Hall, 2nd floor | 1101 Poyntz Avenue, Manhattan, Kansas 66502 | 785-587-2412 Meeting Report

Bernie Haney provided a brief overview of the project. There was a little discussion about the how the stay and play facilities would be operated in terms of meals. In addition, one property owner that lives in Turnberry mentioned interest in the future indoor/short-game facility and when it might be constructed. Bernie explained that it would be dependent upon funds, likely from donor(s); but probably not any time soon.

Jeff Hancock explained the rezoning process and schedule for rezoning.

There were not any comments collected that reflect a negative impression of the project.

March 6, 2019

Dear Property Owner:

The Kansas State University Golf Course Management and Research Foundation is considering rezoning land west of the clubhouse parking lot from Residential Suburban (R-S) to Commercial Planned Unit Development. An application for rezoning will be made to the City of Manhattan in the near future to allow for the construction detached stay and play lodges and potentially an indoor short game practice facility for the KSU Golf Team. Please contact the following individuals if you have any questions about the proposed rezoning.

Jeffrey Hancock Bernie Haney SMH Consultants KSUGCMRF 785-776-0541 785-565-1719 [email protected] [email protected]

If you are interested in attending a neighborhood meeting concerning the proposed development; one is scheduled for March 28, 2019 at 2:00 p.m. The meeting will be held at the offices of SMH Consultants located at 2017 Vanesta Place, Suite 110, Manhattan, Kansas 66503. A brief overview of the application being made will be provided and questions answered.

Sincerely,

Jeffrey D. Hancock, P.E. SMH Consultants

Manhattan: 2017 Vanesta Place, Suite 110 ·Manhattan, Kansas 66503 ·785-776-0541 · Fax: 785-776-9760 Dodge City: 707 Third Avenue, Suite A · Dodge City, Kansas 67801 · 620-255-1952

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Date: 3/5/2019 Aerial Image: 2018 Pictometry, Other sources: Riley County GIS, City of Manhattan, Map by Julie.Peterson Conceptual Extents of the General Rezoning Area at Colbert Hills Golf Course The boundary of the proposed rezoning area is based on information provided by SMH Consultants on 3/4/2019. Name Attn Address City, State Zip Ronald E Price Trust and Barbara A Price Trust 3409 Top of the World Drive Manhattan, KS 66503 New Horizon Homes LLC Mark Humbarger 911 N Juliette Manhattan, KS 66502 Ryan & Sara Vavricka 3406 Eldridge Drive Manhattan, KS 66503 Andrea & Ryan Platt 3328 Eldridge Drive Manhattan, KS 66503 Edwin Ellis & Dee Ann Herde 3327 Turnberry Circle Manhattan, KS 66503 Trinium Inc 212 S 4th Street, Suite 110 Manhattan, KS 66502 James Cecil & Edith Elizabeth Thomson 3330 Turnberry Circle Manhattan, KS 6653 Gary & Donna Myers 10825 SW 83rd Terrace Augusta, KS 67010 Founders Village Colbert Hills Community Association David Gourlay 5200 Colbert Hills Drive Manhattan, KS 66503 Kansas State University Golf Course Management Bernie Haney 5200 Colbert Hills Drive Manhattan, KS 66503 SMH Consultants April 5, 2019

Application to Rezone to PUD Written Responses:

8. Provide a written response to the same matters the Planning Board and City Commission consider when making a decision to rezone property, in addition to those required by Section 9-106 (B) (1-8). Those matters include the following:

A. The existing use of the property;

The property is currently a section of the Par 3 Course at the Colbert Hills Golf Course. The property is adjacent to the clubhouse, parking lot, and driving range.

B. The physical and environmental characteristics of the property;

The property is sloped and drains the south towards the Colbert Hills Golf Course. The site drains towards an existing retention basin in the Grand Mere Master Plan. The basin is in the upper reach of the Little Kitten Creek.

C. The zoning and land uses of nearby properties;

The nearby properties consist of the Colbert Hills Golf Course (R-S), single-family residential (R & R-1), two-family residential (R-2), multifamily residential (R-3), and Founders Village residential PUD.

D. The suitability of the subject property for the land uses to which it is restricted under current zoning;

The property is suitable under the current zoning district to develop golf courses, including accessory clubhouses, and driving ranges, and lodging and boarding houses as Conditional Uses. The lodging unit’s usage would need to be altered to meet the requirements for the R-S District.

E. The character of the neighborhood;

The general character of the neighborhood is a mixture of the golf course, including the club house, established single family homes and multiple-family apartments and developing residential neighborhoods within the comprehensively planned neighborhood in the City.

F. The compatibility of the proposed zoning district with nearby properties and the extent to which it may detrimentally affect those properties;

The proposed rezoning district is compatible with nearby properties and poises no detriment to those properties.

Colbert Hills Stay and Play PUD Preliminary Development Plan SMH Consultants April 5, 2019

G. The conformance of the requested change to the adopted Comprehensive Plan for the City of Manhattan. (If the proposed rezoning is in accordance with the Comprehensive Plan, it shall be presumed to be reasonable.);

The proposed rezoning and usage conforms to the efficient use and expansion of public facilities and services within the Comprehensive Plan.

H. The zoning history of the subject property and the length of time it has remained vacant as zoned;

Grand Mere Master Plan was approved and integrated into the comprehensive land use plan for the City of Manhattan in 2000. Remained part of the Colbert Hills Golf Course.

I. I. Whether the proposed district would be consistent with the intent and purpose of the regulations;

The proposed district would be consistent with the intent and purposed of the regulations. The proposed district promotes progressive development of land and construction through a mixture of compatible uses and suites the specific needs of the site utilizing natural topography and features.

J. J. The relative gain to the public health, safety and welfare that a denial of the proposed amendment would accomplish, compared with the hardship imposed upon the individual owner that would result from such denial;

The denial of the proposed amendment would provide no gain to public health, safety or welfare. It may be a hardship upon the owner if the rezoning is denied.

K. Whether adequate sewer and water facilities, streets and other needed public services exist, or can be provided to serve the uses that would be permitted by the proposed zoning district;

Adequate sewer and water facilities, streets, and other public services are available.

L. And, such additional matters as may apply in individual circumstances.

No additional matters.

Colbert Hills Stay and Play PUD Preliminary Development Plan SMH Consultants April 5, 2019

Article IX, Planned Unit Development Districts Section 9-106 (B) (1-8) Written Responses:

8. Preliminary Development Plan documents shall be prepared by the applicant and submitted along with the drawings as a part of the Plan and Application, and shall include all of the following statements and documents:

(a) An overall project statement including the market being served and the list of proposed land uses, including temporary and accessory uses, if any;

The Kansas State University Golf Course Management and Research Foundation is considering rezoning land west of the clubhouse parking lot from Residential Suburban (R-S) to Commercial Planned Unit Development. An application for rezoning will be made to the City of Manhattan in the near future to allow for the construction detached Stay and Play lodges and potentially an indoor short game practice facility for the KSU Golf Team.

The Stay and Play lodges will provide golf patrons and other visitors to enjoy accommodations of a first-class facility. These lodges would be available for renting throughout the year for golf outings, special events, or just a peaceful getaway. This is a proven model at other premier golf courses. Colbert Hills will generate supplemental income in golf, pro shop sales, and beverages with these new facilities.

To continue the momentum of success that the K-State men’s and women’s golf programs have seen over the years, they seek to identify an area to construct their own facility. To stay competitive in the Big 12 and nationally with other collegiate organizations, they seek a facility that would accommodate locker rooms, offices, conference rooms, and an indoor practice facility for putting and chipping among other amenities.

(b) A list of all parties involved in the proposed project including their address, the nature of their interest, and ability to complete the project as proposed;

Bernie Haney, Executive Director Kansas State University Golf Course Management and Research Foundation (KSUFCMRF) 5200 Colbert Hills Drive Manhattan, KS 66503 785-776-6475 ext. 206 [email protected]

KSUFCMRF operates the Colbert Hills Golf Course and is fully committed and capable of completing the project as proposed.

(c) Why, in the applicants' opinion, the proposed district would be in the public interest and would be consistent with the stated purpose and objectives, and the Review Criteria for Planned Unit Development Districts;

The proposed district would provide additional amenities and opportunities for the public to utilize the Colbert Hills Golf Course ranging from out of town visitors, special events, and collegiate organizations. The development provides a useful pattern of open space and

Colbert Hills Stay and Play PUD Preliminary Development Plan SMH Consultants April 5, 2019

recreation areas which preserves and utilizes natural topography and features with a mixture of compatible uses which might now otherwise be permitted in a single district. The development will be consistent with the existing character of the neighborhood. It shall conform to the existing landscaping screening, drainage, circulation, and common areas regulations provided within the Grand Mere Master Plan. Pedestrian and bicycle traffic will be aided with the connection of the sidewalk along Colbert Hills Drive and additional parking will be provided dedicated to the development.

(d) The substance of covenants or other restrictions proposed to be imposed upon the use of the land, buildings and structures and any other provisions which are proposed to run in favor of the residents and owners of the Planned Unit Development;

(e) The substance of the covenants or other restrictions, if any, proposed to run in favor of the City, beyond or in lieu of those proposed to be platted;

(f) The form of agency proposed to own and maintain the common use open spaces and facilities, streets and parking areas shown as part of the plan;

Kansas State University Golf Course Management and Research Foundation.

(g) A plan may provide for completion of the development in phases and, in such cases, the plan shall specifically state those areas included in each phase and the time schedule for construction of each phase. The development time schedule shall include provisions for:

(1) Completion of streets, drives, walks and minimum parking and loading facilities coincident with the completion of structures requiring such facilities;

(2) Completion of the landscaping and planting of common use and private areas coincident with the completion of structures adjacent to those areas; and

(3) Completion of common use recreational facilities coincident with the completion of residential structures creating the need for such facilities;

(h) How the development does or does not conform to the adopted Comprehensive Land Use Plan. If not in conformance, then why in the opinion of the applicant the development should be approved or those circumstances that will mitigate conflicts of use;

The proposed development conforms to the efficient use and expansion of public facilities and services within the adopted Comprehensive Land Use Plan.

(i) How the development respects the character of the adjacent neighborhood and how the proposed buildings, structures and open space relate to those in the surrounding neighborhood;

The proposed development complements the character of the neighborhood. It is a mixture of the golf course, including the club house, established single family homes and multiple-family apartments and developing residential neighborhoods within the comprehensively planned neighborhood.

Colbert Hills Stay and Play PUD Preliminary Development Plan SMH Consultants April 5, 2019

(j) A traffic impact analysis explaining how traffic circulation will provide safe, convenient and efficient movement of goods and people with a minimum of conflict between various modes of transportation, as well as, how pedestrian or bikeways will integrate within the site and to surrounding areas. Traffic volume projections, sight and stopping distance analysis and other studies shall be provided as required by the Engineering Division;

Not required by the Engineering Division.

(k) A statement concerning proposed open space, common area, or active recreational areas;

The Stay and Play lodges access the amenities of the Colbert Hills Golf Course and pedestrian and bicycle friendly neighborhood surrounding the development. The golf facility would provide indoor practice services and a private short game area.

(l) A statement concerning any proposed business or industry, the hours of operation and proposed numbers of employees;

The Stay and Play lodges provide accommodation throughout the year and operate daily. The Colbert Hills staff would maintain and perform daily operations. The golf facility would be operated during the clubhouse hours by the Colbert Hills staff.

(m) A drainage plan and report consistent with the adopted Stormwater Management Master Plan including calculations and tables for pre-development and post development and all drainage structures associated with the development, maps of the drainage area(s) used for calculations, locations and sizes of proposed drainage structures on a grading plan which shows existing and proposed contours, and a clear written explanation of the overall design philosophy used;

Not required by the Engineering Division. To provide letter stating the proposed district conforms to the Grand Mere Master Plan for stormwater pollution and control.

(n) Utility releases from appropriate utility companies;

Provided.

(o) An explanation, if applicable, of all off-site improvements that are necessary as a result of the proposed development;

No necessary off-site improvements.

(p) A narrative describing the process of notifying the neighborhood of the proposed PUD, extent of notification, where and when the meeting took place, suggestions by those in attendance, issues raised and compromises reached, any consensus and any other information the applicant considers relevant; and

Neighborhood Meeting Notices were mailed to property owners and neighborhood associations within 200 feet of the proposed PUD. Neighborhood Meeting Notice was sent to the Community Development Department for listing on the In-Touch System. The meeting was held at the SMH Consultants office located at 2017 Vanesta Place, Suite 110

Colbert Hills Stay and Play PUD Preliminary Development Plan SMH Consultants April 5, 2019

in Manhattan, KS on March 28, 2019 at 2:00 PM. No suggestions, issues, or concerns where expressed at that time. See provided Neighborhood Meeting Report, Summary, Meeting Notice, Mailing List, and Attendee Sign-In Sheet.

(q) Any additional information, reports or documents that the Zoning Administrator, Planning Board, or Governing Body may require in order to adequately review the development.

No additional information, reports, or documents provided.

Colbert Hills Stay and Play PUD Preliminary Development Plan University of Kentucky Facility

Home of K-State Golf

University of Michigan Facility University of Notre Dame Facility KSUGCMRF / Colbert Hills Master Plan: Home of K-State Golf

8 From: Michael Kulesza To: Jamie Smith (WESTAR); "Nick Messer"; "Rivers, Karl E."; Julie Roblyer (KGAS); "EASUM, SHAWN M"; Glenn Calhoon ([email protected]); Dean Cape ([email protected]); Ken Blew ([email protected]) Cc: Jeff Hancock; Ashley Jaderborg Subject: Colbert Hills Stay and Play PUD - Utility Release Date: Wednesday, April 03, 2019 3:31:00 PM Attachments: image001.png image002.png image004.png 1812MN4058 - RP - Colbert Hills Stay & Play.pdf UTILITY RELEASE.pdf 1812MN4058 - Site Plan.pdf image005.png image006.png image008.png

All,

Sorry for the short notice, it has been difficult to piece together all the existing easements, utilities, and survey work. The project is located at the Colbert Hills Golf Course just west of the club house and parking lot. It includes the construction of four (4) lodges with some off-street parking and cul de sac and what will be a future indoor practice facility with a parking lot. The Par 3 course will be closed to the public and reconfigured for private use by the Kansas-State Golf Team.

Please let us know if you have any questions.

Thank you,

Michael Kulesza, P.E. SMH Consultants P: 785.776.0541

UTILITY RELEASE

Kansas State University Golf Course Management Applicant (Sub-divider) is submitting an application for rezoning to PUD and a Preliminary Development Plan to the City of Manhattan, Kansas to be known as:

Colbert Hills Stay and Play PUD (Name of Subdivision) for review and approval by the City of Manhattan, Kansas.

Please review the proposed utility easements shown on the applicable documents and sign below if they meet your approval.

Shawn Easum Lead Engineer AT&T Name Title Utility Company

If you have any recommendations or questions concerning these utility easements, please note them on the accompanying applicable document and return to:

Michael Kulesza, PE SMH Consultants 2017 Vanesta Place, Suite 110 Manhattan, Kansas 66503 [email protected]

You can also contact our office via phone at 785-776-0541 or by fax at 785-776-9760.

Return by: April 5, 2019

Notes:

From: Cape, Dean (CCI-Central Region-CON) To: Michael Kulesza Cc: Cape, Dean (CCI-Central Region-CON) Subject: RE: Colbert Hills Stay and Play PUD - Utility Release Date: Wednesday, April 03, 2019 3:50:50 PM Attachments: image001.png image002.png image004.png image005.png image009.png image010.png image012.png

Hi Michael

Cox has some fiber and coax along Colbert Hills Dr. It stays along the existing road from the intersection of Colbert Hills Dr and Founders Way to the existing parking lot. I attached a picture. It looks like you are building in the YELLOW.

From: Michael Kulesza Sent: Wednesday, April 3, 2019 3:31 PM To: Jamie Smith (WESTAR) ; Nick Messer ; Rivers, Karl E. ; Julie Roblyer (KGAS) ; EASUM, SHAWN M ; Calhoon, Glenn (CCI-Central Region) ; Cape, Dean (CCI-Central Region-CON) ; Ken Blew ([email protected]) Cc: Jeff Hancock ; Ashley Jaderborg Subject: [EXTERNAL] Colbert Hills Stay and Play PUD - Utility Release

All,

Please let us know if you have any questions.

Thank you,

Michael Kulesza, P.E. SMH Consultants P: 785.776.0541

April 5, 2019

City of Manhattan Community Development 1101 Poyntz Avenue Manhattan, KS 66502

To Whom It May Concern:

The Colbert Hills Stay and Play PUD drainage conforms to the previously approved Grand Mere Master Plan. The site drains to the south through four different existing detention structures constructed with the Grand Mere Development before entering the Wildcat Creek. Two of the structures are located within the Heartland (Grand Mere Unit 1), the third structure is located in the Grand Mere Village, and fourth is across the Colbert Hills Golf Course (Colbert Hills Unit 4).

The proposed development does not alter the existing drainage conditions included in the Grand Mere Master Plan and is consistent with the Stormwater Management Master Plan.

If you have any questions or concerns, please do not hesitate to contact me. I can be reached by email at [email protected]. You can also reach me at (785) 776-0541.

Sincerely,

Michael R. Kulesza, PE

Manhattan: 2017 Vanesta Pl., Suite 110 ·Manhattan, Kansas 66503 ·785-776-0541 · Fax: 785-776-9760 Dodge City: 236 San Jose St., Suite 127 · Dodge City, Kansas 67801 · 620-255-1952 MANHATTAN URBAN AREA PLANNING BOARD

APPROVED BY THE MANHATTAN URBAN AREA PLANNING BOARD THIS DAY OF .

2017 Vanesta Place, Suite 110 Manhattan, KS 66503 P (785)776-0541 F (785)776-9760

PLANNING BOARD CHAIRPERSON 707 3rd Avenue, Suite A Dodge City, KS 67801 P (620)255-1952 F (620)371-6579 www.smhconsultants.com PRELIMINARY DEVELOPMENT PLAN Civil Engineering Land Surveying Landscape Architecture PLANNING BOARD SECRETARY COLBERT HILLS STAY AND PLAY PUD ZONING ADMINISTRATOR

APPROVED AND ESTABLISHED AS A PLANNED UNIT DEVELOPMENT DISTRICT BY CITY ORDINANCE NO. , DATED , AND AMENDED BY ORDINANCE NO. , DATED , PLACED ON FILE IN THE ZONING ADMINISTRATOR'S OFFICE. CITY OF MANHATTAN,

ZONING ADMINISTRATOR RILEY COUNTY, KANSAS

CITY COMMISSION

CERTIFICATE OF CITY COMMISSION. APPROVED THIS DAY OF BOARD OF CITY COMMISSIONERS OF THE CITY OF MANHATTAN. MAY 2019

MAYOR

INDEX TO SHEETS MANHATTAN, KANSAS CITY ATTORNEY C1.0 TITLE SHEET C1.1 SITE PLAN C1.2 GRADING PLAN NW COR, SEC 3, T10S, R7W L1.0 LANDSCAPE PLAN CITY CLERK A1.0 FLOOR PLAN PRELIMINARY DEVELOPMENT PLANS A1.1 EXTERIOR ELEVATIONS

R-S R

LAND USE TABLE UTILITY CONTACTS:

KANSAS GAS SERVICE SQUARE FEET % 225 SETH CHILD ROAD MANHATTAN, KANSAS 66502 TOTAL SITE 276,601 100.0 785-587-2339 COLBERT HILLS STAY AND PLAY PUD [email protected] BUILDINGS 23,362 8.4 R-2 NW COR, SEC 3, R-S KARL RIVERS T10S, R7W 1/2" REBAR DRIVEWAYS & PARKING 21,000 7.6 WESTAR ENERGY 225 SETH CHILD ROAD MANHATTAN, KANSAS 66502 PROJECT LOCATION STREETS 12,040 4.4 785-587-2348 [email protected] LANDSCAPED AREAS 170,695 61.7 JAMIE SMITH R-1 ACTIVE RECREATIONAL (STAMP) 49,503 17.9 AREAS COX COMMUNICATIONS 931 SW HENDERSON TOPEKA, KANSAS 66615 ZONED R-S, SINGLE-FAMILY RESIDENTIAL SUBURBAN TO [email protected] PUD, PLANNED UNIT DEVELOPMENT DEAN CAPE COLBERT HILLS DRIVE PUBLIC LODGING AND PRIVATE INDOOR PRACTICE AT&T FACILITY CONSISTENT WITH THE EXISTING FACILITIES 220 SE 6TH AVENUE, ROOM 360 LOCATED AT THE COLBERT HILLS GOLF COURSE. TOPEKA, KANSAS 66603 785-276-5877 PUD [email protected] SHAWN EASUM

C CAUTION - NOTICE TO CONTRACTOR:

G GM CITY OF MANHATTAN (WATER & SANITARY SEWER) 1101 POYNTZ AVENUE R-1 THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION

D MANHATTAN, KANSAS 66502 PUD D AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS 785-587-2415 IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND,

[email protected] 12.0' WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. BRIAN JOHNSON, P.E. MERCED DRIVE THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST THE EXACT LICENSED PROFESSIONAL ENGINEER PROJECT ARCHITECTS FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF 18" THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH MICHAEL KULESZA, P.E. DAN FANKHAUSER ARCHITECT CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE SMH CONSULTANTS, P.A. 1501 E. FULTON STREET #2, R-S PLANS. THE CONTRACTOR SHALL EXPOSE EXISTING UTILITIES AT 2017 VANESTA PLACE, SUITE 110 GARDEN CITY, KS 67846 LOCATIONS OF POSSIBLE CONFLICTS PRIOR TO ANY CONSTRUCTION. MANHATTAN, KS 66503 620-276-8297 785-776-0541 [email protected] REVISION DESCRIPTION - - - - - [email protected] R-1 R-3 (DESCRIPTION)

APPLICANT/OWNER INFORMATION PROJECT LANDSCAPE DESIGNER R-S WARRANTY / DISCLAIMER: ------

GRAND MERE PARKWAY THE DESIGNS REPRESENTED IN THESE PLANS ARE IN ACCORDANCE BERNIE HANEY, EXECUTIVE DIRECTOR KURTH LANCASTER, P.L.A. SMH CONSULTANTS, P.A. WITH ESTABLISHED PRACTICES OF CIVIL ENGINEERING FOR THE

KANSAS STATE UNIVERSITY GOLF COURSE COLBERT HILLS DRIVE DATE TITLE SHEET - - - - - DESIGN FUNCTIONS AND USES INTENDED BY THE OWNER AT THIS TIME. 00/00/00 MANAGEMENT AND RESEARCH FOUNDATION 2017 VANESTA PLACE, SUITE 110 REVISION HOWEVER, NEITHER SMH CONSULTANTS NOR ITS PERSONNEL CAN OR KSUGCMRF MANHATTAN, KS 66503 DO WARRANTY THESE DESIGNS OR PLANS AS CONSTRUCTED, EXCEPT NORTH 5200 COLBERT HILLS DRIVE 785-776-0541 [email protected] IN THE SPECIFIC CASES WHERE SMH CONSULTANTS INSPECTS AND MANHATTAN, KS 66503 CONTROLS THE PHYSICAL CONSTRUCTION ON THE SITE. 785-776-6475 R [email protected] R-3 R-1 SAFETY NOTICE TO CONTRACTOR: 250' 125' 0' 250' CALL BEFORE YOU IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION SCALE: 1" = 250' DIG - DRILL - BLAST PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY 800-344-7233 KANSAS RESPONSIBLE FOR CONDITIONS OF THE JOB SITE, INCLUDING THE PROJECT #: 1812MN4058 (DIG-SAFE) SAFETY OF ALL PERSONS AND PROPERTY DURING PERFORMANCE OF CHECKED BY: JDH ONE-CALL (316) 687-3753 THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT SYSTEMS, INC. DRAWN BY: MRK (FAX) BE LIMITED TO NORMAL WORKING HOURS. SITE MAP DATE: KANSAS ONE CALL SYSTEM, INC. 06/07/2019

The utilities as shown on this drawing were developed from the STAGES OF DEVELOPMENT: SHEET # information available. This is not implied nor intended to be the complete inventory of utilities in this area. It is the I. STAY AND PLAY LODGES clients/contractors responsibility to verify the location of all utilities II. INDOOR PRACTICE FACILITY (whether shown or not) and protect said utilities from any damage. Conformation: 19119487 C1.0 TOTAL SHEETS 6 EXIST SS

PROPOSED SANITARY RELOCATE EXISTING UE SEWER SERVICE LINE TORNADO ALARM NOTES: UE EXIST SS NO PARKING ALLOWED ALONG COLBERT HILLS CIRCLE. INTENDED UE TURNBERRY ADDITION UE PURPOSE FOR CUL-DE-SAC IS UNLOADING AND LOADING PURPOSES TV UE PROPOSED UE 20.00' ONLY. TV UE SEWER MAIN UE UTILITY ELECTRICAL SERVICE EXISTING 8" SANITARY TV UE CONNECT TO UE EASEMENT TRAVEL EASEMENT AND COMMON AREA WILL BE MAINTAINED BY TV UE EXISTING SANITARY EXIST SS 2017 Vanesta Place, Suite 110 UE PROPOSED WATER TURNBERRY CIRCLE KANSAS STATE UNIVERSITY GOLF COURSE MANAGEMENT AND TV UE SEWER MANHOLE Manhattan, KS 66503 UE TV SERVICE LINE RESEARCH FOUNDATION. TV UE P (785)776-0541 F (785)776-9760 UE 197.97' C TV OL UE TV BE THE FUTURE INDOOR GOLF PRACTICE FACILITY SHALL BE OF SIMILAR 707 3rd Avenue, Suite A TVN 80°38'35" UEW PROPOSED FIRE R UE T H EXISTING 12" WATER MAIN APPEARANCE AND MATERIALS AS THE EXISTING COLBERT HILLS GOLF Dodge City, KS 67801 TV UE TV IL UE SERVICE LINE LS PROPOSED SANITARY COURSE FACILITIES. THE LANDSCAPING SHALL BE CONSISTENT WITH P (620)255-1952 F (620)371-6579 TV UE TV D UE R THE EXISTING COLBERT HILLS GOLF COURSE. www.smhconsultants.com SS TV IV SEWER MANHOLE PROPOSEDUE UE E TV Civil Engineering Land Surveying FIRETV HYDRANT UE SS UN-PLATTED LAND. SS UE Landscape Architecture TV UE C1 UE UE RONALD E. & BARBARA A. PRICE TRUST. TV SS SS TV UE BOOK 872, PAGE 8914 204.61' PROPOSED SANITARY UE 8' UTILITY EASEMENT TV SEWER MANHOLE SS SS TV UE PROPOSED SANITARY S 50°11'37" W UE TV SS SSS SEWER MANHOLE MATCH EXISTING SS PROPOSED 8" SANITARY SEWER MAIN P

UE R TV SIDEWALK W SS OP UETV PROPOSED SANITARY UE ER 84.55' T SEWER MANHOLE. FOUNDERS VILLAGE W SS Y L TV FOUNDERS VILLAGE COLBERT IN UETV W SS E EXIST W 52.56' PROPOSED 8" WATER MAIN UE HILLS COMMUNITY ASSOCIATION SSS G W W W SS SS BOOK 791, PAGE 852 UE

APPROX. W UE UE W SS TV 150.00' TV E A C G L W N 51°03'51"53.13' W P SS LS SS IL EXIST W H W SS UE T UE TV R TV PROPOSED WATER E W B PROPERTY LINE SS L GMAIN CONNECTION O C W UE

W UE TV W FUTURE INDOOR GOLF PRACTICE FACILITY. TV 108.48' PROPOSED SIDEWALK RAMPS N 55°36'29"EXIST W W

FUTURE PARKING LOT. G SS APPROX. 10,000 SF & 2-STORY IN HEIGHT. UE TO BE DETERMINED BY FINAL TO BE DETERMINED BY 70.00' FINAL DEVELOPMENT APPROX. EXISTING ELECTRICAL TRANSFORMER DEVELOPMENT PLANS IN THE FUTURE. TV UE PLANS IN THE FUTURE. TV UTILITY EASEMENT TRACT 6, COLBERT HILLS, UNIT FOUR SS G UE EXISTING FIRE HYDRANT EXIST W KANSAS STATE UNIVERSITY GOLF 118.64' COURSE MANAGEMENT UE BOOK 835, PAGE 2796 TV

SS G UE PROPOSED WATER MANHATTAN, KS UE MAIN CONNECTION

EXIST W N 30°00'04" W E 105.80' EC SS PROPOSED 8"G SANITARY SEWER UE PROPOSED 2'x4' ROCK

TV UE SIGN WITH GROUND UE 12.00' UE MOUNTED LIGHTING. G PRELIMINARY DEVELOPMENT PLAN

CART PATH GM EXIST W TV UE SS G UE UE PROPOSED SIDEWALK RAMP

UE UE TV G

EXIST W SS 16' UTILITY EASEMENT UE UE UE G UE

TV EXIST W R20.00' 8.00' UE N 52°48'51" E TYP. G 168.39' SS 251.52' CART PATH W UE EXIST W UE S 08°45'18" W UE PROPOSED SANITARY SEWER MANHOLE LOT 1 TV COLBERT HILLS STAY AND PLAY PUD MATCH EXISTING W 4.1 ACRES CART PATH SS EXIST W UE PROPOSED SIDEWALK RAMP UE UTILITY EASEMENTS UE W BOOK 837, PAGE 1312 TV UE R30.00'

N 86°30'11" E PROPOSED 8" WATER MAIN E

UE N 16' UTILITY EASEMENT 131.13' PROPOSED FIRE UE I

PROPOSED SS 24.00' COLBERT HILLS CIRCLE L SERVICE LINE TYP. UE

FIRE HYDRANT B-B UE Y

40.29' T D

W TV

PROPOSED WATER R

SS E SERVICE LINE TYP. D P

UE O

W UE R P

SS W 24.00' 127.51' W N 35°20'06" E W TV W TRAVEL L E G E N D W EASEMENT W PROPOSED PROPOSEDSS 8" SANITARY SEWER MAIN UE W UE WATER METER

UE 12.00' T.E & U.E. 76.52' W W R35.50' 44.06' 5.00' WATER VALVE SS 16.00' TV SIDEWALK

U.E. UE UE GAS METER UE MATCH EXISTING PROPOSED SIDEWALK UE S 84°31'30" E W W RAMPS TYP. CART PATH SS LIGHT POLE 137.27' 2

SSS C PROPERTY LINE TV PROPOSED STAY AND SSS UE STORM MANHOLE

PLAY LODGE W W 6.00'

UE TYP.

SSS S 75°58'23" E UE SANITARY SEWER MANHOLE SIDEWALK

9.00' 122.86' TYP. N 79°22'14" E TREE 62.07' W W

12.00' UE

UE 97.10' R5.00' 8 EXIST SS EXISTING SANITARY SEWER LINE 10.00' TYP. UE S 57°41'21" E PROPOSED CART PATH EXIST W WATER LINE PROPOSED SANITARY UE SIDEWALK RAMP 181.82' SEWER SERVICE LINE TYP. EXIST ST STORM SEWER LINE

35.13' MATCH EXISTING PROPOSED STAY AND 97.40' OVERHEAD ELECTRIC REVISION DESCRIPTION - - - - - OE (DESCRIPTION) MATCH EXISTING CART PATH PLAY LODGE

N 03°09'38" E

CART PATH UNDERGROUND ELECTRIC ------PROPOSED ELECTRICAL 88.86' UE SERVICE TYP.

G G G GAS LINE 18.50'

TYP. DATE 76.52' UTILITY/TRAVEL EASEMENT PROPOSED SANITARY UE SITE PLAN - - - - - 00/00/00 EXISTING CART PATH SEWER MANHOLE REVISION EXISTING COLBERT NORTH HILLS GOLF COURSE 44.35' PROPOSED BUILDINGS PARKING LOT

UE 97.10' LOT 1 24.00' PROPOSED CONCRETE 2.3 ACRES TRAVEL SIDEWALK/CART PATH S 61°35'03" E EASEMENT C

205.73' 3 UE PROPOSED STREET/PARKING 30' 15' 0' 30'

ABANDONED UTILITY EASEMENT UTILITY ABANDONED SCALE: 1" = 30'

PROPERTY LINE PROJECT #: 1812MN4058 PROPOSED TRAVEL EASEMENT UE CHECKED BY: JDH TRACT 6, COLBERT HILLS, UNIT FOUR 8.00' DRAWN BY: MRK KANSAS STATE GOLF DRIVING RANGE SIDEWALK COURSE MANAGEMENT N 53°37'59"38.52' E PROPOSED GOLF GREEN DATE: BOOK 835, PAGE 2796 06/07/2019 CURVE DATA N 80°39'40" E 18" PROPOSED GOLF ROUGH SHEET # 65.00' No. RADIUS ARC CHORD DELTA TANGENT BEARING BENCHMARK NOTE: BM-086M - DISK IN CONCRETE RETAINING WALL ±1' EAST OF THE C1 270.00' 139.44' 137.89' 29°35'21" 71.31' N 65°54'01" W NORTHEAST CORNER OF A CONCRETE GOLF CART TUNNEL UNDER PROPOSED LANDSCAPE AREA GRAND MERE PARKWAY. ±37.6' EAST OF GRAND MERE PARKWAY C2 250.00' 144.70' 142.68' 33°09'42" 74.44' N 13°25'13" W CONNECT SIDEWALK CENTERLINE AND ±381.5' SOUTH OF HEARTLAND DRIVE. TO EXISTING CART PATH C1.1 C3 95.50' 65.88' 64.59' 39°31'39" 34.31' S 16°36'11" E N:320164.611, E:1969789.702, ELEV:1245.85 PROPOSED SAND BUNKER TOTAL SHEETS 6 EXIST SS

EXIST SS

EXIST SS 2017 Vanesta Place, Suite 110 Manhattan, KS 66503 P (785)776-0541 F (785)776-9760 CO LBE R T 707 3rd Avenue, Suite A HIL Dodge City, KS 67801 LS P (620)255-1952 F (620)371-6579 D RI www.smhconsultants.com VE Civil Engineering Land Surveying 1265 Landscape Architecture

1262

1264 1270

1263 1255

1266 1264

1268

1273 1270 1266 1260 E L AC 1271 1271 S P 1270 ILL T H 1270 ER LB 1268 CO 1260 1275 1270

1265

1271

1267 1269 1271 PROPOSED FUTURE INDOOR 1270 1275 1273 1275 GOLF PRACTICE FACILITY PROPOSED FUTURE PARKING LOT 1261 1269 1270

L E G E N D 1270 1260 1270 1267 EXISTING MAJOR CONTOUR (5') 12691269 1269 1269 1265 E 1269 1267 EXISTING MINOR CONTOUR (1') MANHATTAN, KANSAS 1268 EC 1267 1267 1265 1270 PROPOSED MAJOR CONTOUR (5') 1265 1265 1269 G PROPOSED MINOR CONTOUR (1') GM

1265 PRELIMINARY DEVELOPMENT PLANS

1265 1264

1265 1267 1265

1265

1266 1265 1265 COLBERT HILLS STAY AND PLAY PUD 1263 1270

1265

1263 1260

1268

1264 1262 D 1265

COLBERT HILLS CIRCLE D 1265 1260

1263 1264 1261 1266 1265 1260 1262

1263 1260 1270

1255 1265 1259 1257 1255 PROPOSED LODGE FFE:1266.62 1265

1261 1260 1266 1259 1255

1261 1254 1254 1270

1263 1265 1270 1253 1260 1263 1256 1266 1265 1264 1270 1263 1250 1262 1265 PROPOSED LODGE REVISION DESCRIPTION - - - - - FFE:1266.06 (DESCRIPTION) 1260 EXISTING COLBERT ------1255 HILLS PARKING LOT 1264

1250 1255 1270

1260 DATE GRADING PLAN - - - - - 00/00/00 REVISION

1265 NORTH

1245

1264 1270

1265

30' 15' 0' 30'

SCALE: 1" = 30' 1265

1255 PROJECT #: 1812MN4058 CHECKED BY: JDH 1265 1264 DRAWN BY: MRK DATE: 06/07/2019 1263 18" 1266 SHEET # C1.2 TOTAL SHEETS 6 EXIST W G UE

UE E LANDSCAPE NOTES WM EC TRANS 1. THIS LANDSCAPE ARCHITECTURAL SITE PLAN IS TO BE USED IN CONJUNCTION WITH THE CIVIL,

G UE UE IRRIGATION, MECHANICAL, ELECTRICAL, AND ARCHITECTURAL CONSTRUCTION DOCUMENTS AND WV TV SS EXIST W SPECIFICATIONS TO FORM COMPLETE INFORMATION REGARDING THIS SITE. IF A CONFLICT EXISTS UE BETWEEN THESE NOTES & DETAILS, THESE NOTES SHALL OVERRIDE THE DETAILS. UE UE TV WV G 2017 Vanesta Place, Suite 110 GGM 2. LANDSCAPE CONSTRUCTION SHALL CONFORM TO ALL APPLICABLE STATE AND LOCAL CODES AND Manhattan, KS 66503 SS UE UE SPECIFICATIONS. P (785)776-0541 F (785)776-9760 UE TV UE 707 3rd Avenue, Suite A EXIST W 3. ALL MATERIAL AND WORKMANSHIP SHALL BE WARRANTED FOR ONE YEAR, FROM DATE OF FINAL Dodge City, KS 67801 GUE P (620)255-1952 F (620)371-6579 TV ACCEPTANCE. ALL PLANT MATERIAL WATERING & ESTABLISHMENT IS THE RESPONSIBILITY OF THE SS www.smhconsultants.com UE UE CONTRACTOR. UE G Civil Engineering Land Surveying UE WM Landscape Architecture EXIST W 4. LANDSCAPE CONTRACTOR SHALL EXAMINE THE SITE CONDITIONS UNDER WHICH THE WORK IS TO BE

TV G UE PERFORMED AND NOTIFY THE GENERAL CONTRACTOR IN WRITING OF UNSATISFACTORY CONDITIONS. DO UE SS WV UE NOT PROCEED UNTIL CONDITIONS HAVE BEEN CORRECTED. EXIST W UE G WV UE 5. BEFORE COMMENCING WORK, LANDSCAPE CONTRACTOR SHALL CONTACT APPROPRIATE UTILITY EXIST W COMPANIES FOR UTILITY LOCATIONS, AND COORDINATE WITH GENERAL CONTRACTOR IN REGARD TO UETV SS G UE LOCATION OF PROPOSED UTILITIES, CONDUITS, ETC. UE

UE W EXIST W 6. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE SUBMITTALS, CUT SHEETS OF MATERIALS & SOIL TEST RESULTS DIRECTLY TO THE OWNERS REPRESENTATIVE FOR APPROVAL. UE SS TV W UE EXIST W UE 7. THE CONTRACTOR SHALL USE ANY AND ALL PRECAUTIONARY MEASURES WHEN PERFORMING WORK AROUND TREES, WALKS, PAVEMENTS, UTILITIES, AND ANY OTHER FEATURES EITHER EXISTING OR W PREVIOUSLY INSTALLED UNDER THIS CONTRACT. UE EXIST W SS UE TV 8. REMOVE EXCESS SUB GRADE WHERE NECESSARY AND PLACE TOP SOIL A MINIMUM DEPTH OF SIX UE W INCHES (6") IN TURF AND GRASS AREAS AND TWELVE (12") INCHES IN SHRUB BEDS. DISTRIBUTE STOCKPILED UE TOPSOIL AND PROVIDE ANY ADDITIONAL TOPSOIL NEEDED.

UE W TV 9. ALL PLANT MATERIALS SHALL BE AS SPECIFIED AND MEET OR EXCEED SIZE IN SCHEDULES. OWNER'S UE UE REPRESENTATIVE RESERVES THE RIGHT TO REFUSE PLANT MATERIALS WHICH DO NOT MEET THE QUALITY UE SS REQUIRED FOR THE PROJECT. UE W

UE 10. ALL SHADE TREES MUST NOT HAVE LIMBS THAT ARE LESS THAN 6' FROM THE ROOT CROWN. AFTER TWO SS UE TV D YEARS OF GROWTH SHADE TREES SHALL HAVE THE LOWER LIMBS REMOVED SO THAT THERE WILL BE 8' OF W UE CLEARANCE ABOVE ANY PAVED SURFACE. EACH TREE THAT IS LIMBED UP MUST HAVE LIMBS REMOVED ALL THE WAY AROUND THE TREE SO THAT IT IS EVENLY BALANCED. SS D

UE W SCB UE 11. ALL TREE AND SHRUB BED LOCATIONS ARE TO BE STAKED OUT ON SITE FOR APPROVAL BY OWNER'S TV

UE REPRESENTATIVE PRIOR TO INSTALLATION. MANHATTAN, KS DECIDUOUS & EVERGREEN SS W VEGETATIVE SCREEN W W 12. ALL CONVENTIONAL PLANTING BEDS AND MULCH AREAS ARE TO BE CONTAINED WITH STEEL EDGER AS W W UE W SHOWN ON THE PLANS AND DEFINED IN THE DETAILS AND SPECIFICATIONS. EDGER IS NOT REQUIRED W SS UE FOUNDATION PLANTINGS WITH ROCK MULCH PER W DECIDUOUS & EVERGREEN TV ADJACENT TO CURBS, WALKS, OR BUILDINGS. VEGETATIVE SCREEN UE GRAND MERE LANDSCAPE REGULATIONS W W W 13. STEEL EDGER SHALL BE 4-INCH DEPTH, 1/8 INCH THICKNESS, INTERLOCKING STEEL EDGE, PAINTED PRELIMINARY DEVELOPMENT PLAN W SS

UE GREEN WITH A ROUNDED NON CUT TOP, STAKED WITH METAL STAKES SUFFICIENTLY TO HOLD IN PLACE; AND INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. (1) QMA UE W W TV SS UE 14. SHREDDED CEDAR MULCH IS TO BE SPREAD FOUR (4) INCHES DEEP FOR ALL LANDSCAPE AREAS UNLESS NOTED OTHERWISE ON THE PLAN. ALL CONVENTIONAL PLANTING BEDS CONTAINED BY EDGER WILL BE

UE UNIFORMLY MULCHED. APPLY PRE-EMERGENT HERBICIDE UNDER THE MULCH PER MANUFACTURER UE UE SS UE (1) ULF W W SPECIFICATIONS. UE

TV 15. ALL LANDSCAPE AREAS AND PLANT MATERIALS SHALL BE WATERED BY AN AUTOMATIC UNDERGROUND SS IRRIGATION SYSTEM UNLESS OTHERWISE NOTED. UE SSS W W SSS A. ALL SHRUB BEDS SHALL HAVE FULL COVERAGE WITH A BURIED DRIP SYSTEM.

SSS B. ALL TURF AND SHRUB BEDS SHALL BE ZONED SEPARATELY. ALL CONTROLLERS FOR THESE COLBERT HILLS STAY AND PLAY PUD PROPOSED LODGE UE SSS TV SSS SYSTEMS SHALL BE CONNECTED TO AUTOMATIC SHUTOFF RAIN SENSORS. UE UE W W PLANT LIST SHADE TREES

UE SSS QMA BUR OAK 2 1/2" CAL. B&B W W UE Quercus macrocarpa SINGLE TRUNK ULF FRONTIER ELM 2 1/2" CAL. B&B Ulmus 'Frontier' SINGLE TRUNK UE

W W UE

UE (2) ULF EVERGREEN TREES HCP 551 JVC CANAERTI JUNIPER 6' HT. Juniperus virginiana 'Canaerti' SINGLE TRUNK

UE PGD BLACK HILLS SPRUCE 6' HT. UE Picea glauca densata SINGLE TRUNK (2) ULF SMALL/ORNAMENTAL TREES

UE CCA REDBUD 6' HT. Cercis canadensis MULTI-STEM

PROPOSED LODGE EVERGREEN SHRUBS

UE JCO OLD GOLD JUNIPER 3 GAL. Juniperus chinensis 'Old Gold' 18"-24" HT. JHB BAR HARBOR JUNIPER 3 GAL. Juniperus horizontalis 'Bar Harbor' 8"-12" HT.

UE DECIDUOUS SHRUBS FOUNDATION PLANTINGS WITH ROCK MULCH PER BTB BONANZA GOLD BARBERRY 3 GAL. GRAND MERE LANDSCAPE REGULATIONS Berberis thunbergii 'Bogozam' 18"-24" HT.

LEGEND UE CSD DOUBLE TAKE SCARLET STORM QUINCE 3 GAL. (2) QMA Chaenomeless speciosa 'Double Take Scarlet' 18"-24" HT. EAC DWARF WINGED BURNING BUSH 3 GAL. FOUNDATION PLANTINGS WITH ROCK MULCH PER Euonymus alatus compacta 18"-24" HT. DECIDUOUS SHADE TREE GRAND MERE LANDSCAPE REGULATIONS

UE REVISION DESCRIPTION - - - - - FOI MAGICAL GOLD FORSYTHIA 3 GAL. (DESCRIPTION) Forsythia x intermedia 'Magical Gold' 18"-24" HT.

FOUNDATION PLANTINGS WITH ROCK MULCH PER ------GRAND MERE LANDSCAPE REGULATIONS RAG GRO LOW SUMAC 3 GAL. Rhus aromatica 'Gro-Low' 18"-24" SPREAD

ORNAMENTAL TREE UE SJL LITTLE PRINCESS SPIREA 3 GAL.

Spiraea japonica 'Little Princess' 18"-24" HT. DATE OVERALL LANDSCAPE PLAN - - - - - 00/00/00 REVISION VBE ESKIMO VIBURNUM 3 GAL. EVERGREEN TREE Viburnum x eskimo 18"-24" HT. NORTH

UE VBJ JUDD VIBURNUM 3 GAL. Viburnum x juddii 18"-24" HT. EVERGREEN SHRUB ORNAMENTAL GRASSES

UE BGB BLONDE AMBITION BLUE GRAMA GRASS 1 GAL. DECIDUOUS SHRUB Bouteloua gracilis 'Blonde Ambition' ESTABLISHED 20' 10' 0' 20' HCP 50130 PVS SHENANDOAH SWITCHGRASS 1 GAL. HCP 50147 SCALE: 1" = 20' Panicum virgatum 'Shenandoah' ESTABLISHED PERENNIAL GRASSES SNS SIOUX BLUE INDIAN GRASS 1 GAL. PROJECT #: 1812MN4058 UEP Sorghastrum nutans 'Sioux Blue' ESTABLISHED CHECKED BY: 18" DRAWN BY: KMM PERENNIALS SSB BLUE HEAVEN LITTLE BLUESTEM 1 GAL. (3) QMA Schizachyrium scoparium 'Blue Heaven' ESTABLISHED DATE: STEEL EDGER 06/07/2019 PERENNIALS SHEET # TURF GRASS - SOD ACM MOONSHINE YARROW 1 GAL. Achillea 'Moonshine' ESTABLISHED GRAND MERE NATIVE EPM PURPLE CONEFLOWER 1 GAL. GRASS SEED MIX Echinacea purpurea 'Magnus' ESTABLISHED L1.0 HHR HAPPY RETURNS DAYLILY 1 GAL. TOTAL SHEETS Hermerocallis 'Happy Returns' ESTABLISHED 6 THIS DRAWING AND ALL RELATED DOCUMENTS AND SPECIFICATIONS ARE PROTECTED BY COPYRIGHT INFRINGEMENT AND SHALL NOT BE USED OR REPRODUCED WITHOUT WRITTEN PERMISSION B Y O W N E R

DRAWN BY:

DATE:

REVISIONS: MANHATTAN, KS COLBERT HILLS LODGE ARCHITECT Ph 620-276-9248 Garden City, Kansas 67846 1501 E. Fulton St. Ste. 2, P.O. Box 579 DAN FANKHAUSER

APPROVED BY:

DATE:

JOB NUMBER

SHEET NUMBER: THIS DRAWING AND ALL RELATED DOCUMENTS AND SPECIFICATIONS ARE PROTECTED BY COPYRIGHT INFRINGEMENT AND SHALL NOT BE USED OR REPRODUCED WITHOUT WRITTEN PERMISSION B Y O W N E R

DRAWN BY: JMP DATE: 5-28-2019 REVISIONS: 5-22-2019

5-2-2019 MANHATTAN, KS COLBERT HILLS LODGE

1 FRONT ELEVATION A1.1 SCALE: 1/4" = 1' - 0" ARCHITECT Ph 620-276-9248 Garden City, Kansas 67846 1501 E. Fulton St. Ste. 2, P.O. Box 579 DAN FANKHAUSER

APPROVED BY: DAN FANKHAUSER DATE:

2 SIDE ELEVATION A1.1 SCALE: 1/4" = 1' - 0" MATERIALS: 4" SPLIT LIMESTONE JOB NUMBER HARDIBOARD VERTICAL SIDING 2019-04 SHEET NUMBER: HARDIBOARD TRIM A1.1