CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

March 1, 2005

Minutes

The Site Plan Review Committee met for a regular meeting on Tuesday, March 1, 2005 at the Andover Central Park Lodge located at 1607 E. Central, Andover, Kansas. Chairman Doug Allison called the meeting to order at 6:00 p.m. Members present were David Martine, Larry Crouse, Charley Lewis, Shawn King, David Beaver and Kevin Dreiling. Others in attendance were Zoning Administrator Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges.

Call to Order

Review the minutes of the Site Plan Review Committee meeting of February 1, 2005.

Charley Lewis made a motion to approve the minutes as presented. Larry Crouse seconded the motion. Motion carried 6/0. .

Review the minutes of SPRC of Feb. 1, 2005

Communications:

Review the City Council minutes from the January 11, 2005, January 25, 2005 and February 8, 2005 meetings. The minutes were received and filed.

Review the minutes of the November 16, 2004 Planning Commission Meeting. The minutes were received and filed.

Review the minutes of the November 9, 2004 Subdivision Committee meeting. The minutes were received and filed.

Review the Potential Residential Development Lot Report.

Communications:

SP-1997-14: Review the Revised Landscape Plan for the Andover Heights Mini Storage at 2009 N. Andover Road.

Owner Rick Travis said he submitted a revised landscape plan to show proposed additional plantings. He suggested planting Blue Chip Junipers.

Charley Lewis said at the last meeting, Mr. Travis was directed to screen the area between the sidewalk and the parking area but the amended plan does not show this has been done. She asked if he intended to comply with this request. Mr. Travis said he was late to the meeting and this was discussed before he arrived. Mr. Travis said the 3 dead Red Sunset Maple trees on the property will be replaced.

Charley Lewis said these 3 trees along Andover Road still do not adequately screen the parking area. Les Mangus said the original approved plan shows shrubs in the space between the sidewalk and parking area. Mr. Travis asked if he could plant Verbatim instead of the trees.

David Martine said he would abstain from this case because he did the original landscaping 7-8 years ago, but he would be happy to answer any questions of the Committee.  David Martine said the Vibernum is too large of a plant for the area between the sidewalk and parking area. Mr. Travis said the original plan showed 3 Armstrong Junipers and 4 Crimson Pigmy Barberry shrubs.

Kevin Dreiling arrived at 6:10 p.m.

Charley Lewis made a motion to approve SP-1997-14 to include 3 Armstrong Junipers and 4 Crimson Pigmy Barberry. Larry Crouse seconded the motion.

During further discussion, Les said the street trees were not on the original plan and the Committee needs to insure all 3 islands are properly covered.

David Martine said the berm was intended to be the original parking lot screen. Doug Allison said the berm is only 1 foot high and is not appropriate screening. David Martine explained to Mr. Travis the Site Plan Review Committee expects him to complete the original approved landscape plan for this property.

Charley Lewis restated: Motion to approve SP-1997-14 to include 3 Armstrong Junipers, 4 Crimson Pigmy Barberry on the south island, and 3 Crimson Pigmy Barberry and 2  Armstrong Junipers on the north island. The 2 Blue Chip trees do not have to be replaced. Larry Crouse seconded the motion. Motion carried 5/0/2 with David Martine and Kevin Dreiling abstaining.

SP-1997-14: Review the Rev. Landscape Plan-Andover Heights Mini Storage at 2009 N. Andover Road.

SP-1998-03: Review the Revised Landscape Plan for the Subway located at 308 N. Andover Road.

There was no applicant present.

Charley Lewis said that due to staff comments, she feels that using asphalt in the problem area is the best answer and will not detour from the overall look of the building.

Charley Lewis made a motion to approve SP-1998-03to replace the landscape bed on the northwest corner with asphalt to remedy customers driving over the landscape bed. Shawn King seconded the motion. There was discussion about the applicant completing this work before approval was granted. Motion carried 7/0.

SP-1998-03: Review the Revised Landscape Plan for the Subway located at 308 N. Andover Road.

SP-2004-15: Review the Final Site Plan for the Express Inn located in the 200 block of W. Hwy. 54.

Dave Tremble from Maior Design Co. represented the owner and has submitted revised plans. These include a grading/drainage plan, updated site lighting plan, revised elevations with some corrections from the last meeting, and photos of the existing area. He said added features on the north and west sides include bump outs and roof elements.

Mr. Tremble said a concern of the Committee is the screening and landscaping along the north and west property lines. He said after much review, he feels what is currently proposed exceeds any landscaping done by surrounding properties. In regards to the landscape between the building and the fence, he still feels the proposed landscaping is adequate for the site.

Charley Lewis was pleased to see the exterior elevation had been changed to include the bump outs. She was still concerned the room entrances were not redesigned to be interior vs. exterior.

Mr. Tremble said there was no clear direction from the Committee that proposed landscaping was not appropriate. He feels the ornamental trees are still the best choice for the area. Mr. Tremble further stated the site is properly zoned for a motel with no requirements for the type of building.

Charley Lewis was still concerned about possible safety and security problems that might occur with this type of motel. Dave Tremble said the other facility in Goddard is well received by the community and the developer would be willing to provide letters from the City of Goddard and the Goddard Police Department that contends their facility is safe. Larry Crouse said when Mr. Tremble returns next month with those letters, he should bring a revised landscape plan.

Charley Lewis stated there are several items on the staff checklist that have not been addressed. Mr. Tremble noted several existing businesses in Andover are not landscaped the way this Committee is expecting his project to be. Larry Crouse said the issue tonight is not to justify previous plans.

Mr. Tremble said he needs answers for this developer about why Andover is expecting more of his plans than of other businesses. Les Mangus explained the differences in the other sites mentioned. Les said the Express Inn is adjacent to residential property which will require additional landscaping. Mr. Tremble said he would include more landscaping in the rear of the motel.

Les said he still has questions about the grading/drainage plan for the area between the Express Inn and Goodwill. He said the numbers don’t make sense because they show the area is flat with no place planned for water flow. Mr. Tremble said the plan shows water flow into the paved area and will run into the retention area on the south edge of the property. Les said on the east side of the building the spot elevation at the east doors is 1326.9. At the south end of the island, the elevation is 1326.75 which is 15 hundredths in 100 feet and not the required minimum of 1% grade. Les explained he needed more details and spot elevations. There was continued discussion about the drainage issues.

Charley Lewis did not see the proposed lighting fixtures on the lighting plan. Mr. Tremble said they will be 25’ poles with bronze fixtures. Les said the lighting plan meets the 1-foot candle minimum. Doug Allison disagreed and asked if building lighting would supply the additional light to meet the minimum standards. Dave Tremble said there will be under soffit lighting.

Shawn King asked if lighting was planned for the rear of the building. Dave Tremble said no there is not.

Charley Lewis made a motion to deny approval for SP-2004-15 due to lack of definitive solutions for the paved area, overlay on the lighting, and a number of other unresolved issues. Larry Crouse seconded the motion. Discussion continued.

David Beaver was concerned about the plan for 2 “Express Inn” signs being too close together. Dave Tremble said the building mounted sign could be removed. David Beaver asked what the area south of the building is. Dave Tremble said it is an outdoor pool with security fence.

Motion carried 7/0.

SP-2004-15: Review the Final Site Plan for the Express Inn located in the 200 block of W. Hwy. 54.

SP-2005-02: Review the Site Plan for a Building Addition at 121 Allison. Property owner Jeff Walker said he wants to expand his storage building to the east and west. He said this building is used to store classic cars. Archie Adams, original builder of this building, was also present to answer questions.

Charley Lewis asked if there is an existing screening fence along the east side of the property. Jeff Walker said there is a wooden one there now which was constructed about 6 years ago.

Larry Crouse asked how the landscaping is maintained on this property. Jeff Walker said he hires someone to do it. Jeff said this addition will add 1,200 square feet to the existing 1,800 square foot building.

David Martine asked if the overhead door on the west side would be relocated to the southwest corner of the building. Jeff said that is right and it is only used for ventilation and light. A driveway is not needed there. The accessible overhead doors will be on the north side.

Doug Allison asked what surrounding zoning is to this building. Les said the entire block is zoned B-2 Neighborhood Business District with the exception of the existing house.

David Martine asked if the existing landscape would be continued around the new addition. Jeff said that he would do whatever the Committee wanted. Les said some of the existing plants are dead. Les asked the Committee to give direction to the applicant for a landscaping plan.

David Martine asked if this meant landscape planting on the east and west sides of the building, with suitable shrubs on 4-5 foot centers.

Doug Allison asked the applicant to suggest his own plan and to not ask the Committee to dictate one to him.

Larry Crouse said he wants to see a plan to re-establish the existing landscape beds and to install an automatic watering system for all the plants.

Jeff Walker requested approval to construct the building addition subject to submitting a landscape plan at a later date.

Doug Allison made a motion to approve SP-2005-02 building addition as presented and require that a landscaping plan be submitted within 30 days. Larry Crouse seconded the motion. Motion carried 7/0.

SP-2005-02: Review the Site Plan for a Building Addition at 121 Allison.

SP-2005-03 Review the Site Plan for the Johnson’s Garden Center Flower Market at the Plaza Shopping Center in the 500 block of N. Andover Road. Applicant Marty Johnson said this is the same location and greenhouse as last year. He said they plan to open March 15^th and will be open until after Father’s Day in June.

David Martine said he will abstain from voting on this case also.

Charley Lewis said she does not think this business will be open long enough to allow the temporary permit. Les said there is no temporary use permit that fits these conditions. He said the current zoning of the shopping center allows for this flower market.

Charley Lewis said she saw lots of scattered trash, mostly from Wendy’s, collecting around the garden center. She said that ruined the “overall look” of the lot. She asked if there was a way to control the trash collecting in this area. She continued to say she did not think the temporary Johnson’s Garden Center is needed at all in the parking lot of the Plaza. Marty Johnson offered to build a bull pen for the trash and said his employees would be instructed to clean the area surrounding the flower market. Charley said she did not remember the trash being created from the garden center; she thought it was from Wendy’s property. 

Shawn King left the meeting at 7:06 p.m.

Marty Johnson asked if it would be better if he rented the old Andover IGA space for this use. Les said that would become an accessory use to a store, and the applicant would have to return to the Site Plan Review Committee for site approval. Marty said Ace Hardware had the same type of business last year and he does not understand the difference.  Charley continued to say she personally did not see the benefit to the community allowing this business in the parking lot.

Marty Johnson assured the Committee that trash would be picked up daily. Les asked if something could be done adjacent to the greenhouse and checkout building with plants on the west side of the structure. Marty said some large container plants could be used instead of the fenced in bull-pen area.

Kevin Dreiling made a motion to approve SP-2005-03 as presented with the addition of temporary landscaping on the west side of the site. Doug Allison seconded the motion. Motion carried 4/1/1 with Charley Lewis voting no and David Martine abstaining.

SP-2005-03 Review the Site Plan for the Johnson’s Garden Center Flower Market at the Plaza Shopping Center in the 500 block of N. Andover Road.

SP-2005-04: Review the Preliminary Site Plan for the Kansas Medical Center in the 1300 block of W. 21^st Street. Architect Stacy Terwilliger, and Landscape Architect Steve Perry from McCluggage, Van Sickle & Perry and Rob Hartman of PEC, designer of the original 505 acre PUD, presented the plans.

 Stacy Terwilliger showed the major entrance into the medical center off of 21^st Street. He said the chillers would be screened from the street by a wall to minimize the effect of their noise. Landscaping and berming will be used throughout the site, especially along the south side. Signage is also planned for the south side of the development. A separate entrance will be used for service and deliveries. A small staff parking lot is at the rear of the site as well as an access road to Phase 2 area of this project when it is ready to be built. The emergency room entrance is separate from the main entrance.

There was general discussion about the chillers. Stacy Terwilliger said they are about 5 ½ feet tall and placed away from the patient’s rooms due to the noise.

Les stated the applicants have planned a zoning request for the Phases 2 & 3 of this development for the additional medical related facilities to the west and north of the hospital. Collector streets are also designed to provide access to the other phases of the development. There was further discussion about the multi-family apartments planned for the east side of the medical facility.

Rob Hartman said they are looking at a future traffic signal being placed at the entrance of the hospital on 21^st Street.

David Beaver wanted consideration to be made for additional schools due to the number of homes that will be built in this area. Les said he is on the committee formed to look at sites for elementary schools. He said when this 21^st Street development began, the owner offered a 10 acre elementary site, but the school said it is too close to its existing schools. The school district is planning to locate further west.

Deborah Carroll asked if sidewalks need to be planned for along 21^st Street considering all the future residential development. Les said this would be taken care of during the platting process. Les has suggested to Rob Hartman to move the entire site plan north to accommodate 5 lanes of traffic, 10’ sidewalk and 3-4 feet of berms.

There was discussion about the exterior materials. Stacy Terwilliger said they are considering a pre-cast concrete panel and aluminum curtain wall system. Les said the maximum height of the hospital will be +/- 41’ at the top of the tower feature. Stacy said this building has been designed to withstand a higher wind load, but there is no “storm shelter” planned. There will be an emergency generator for the hospital.

Les asked if the chillers would be screened by similar materials of pre-cast concrete panels and would appear to be part of the hospital building.

The Site Plan Review Committee members said they were excited to see this development begin and would like to see construction begin as soon as possible. The design team thinks construction will begin this summer.

Les asked about signage to direct traffic to appropriate entrances of the hospital facility. Stacy Terwilliger said there would be several lighted signs.

Deborah Carroll asked if any monument signs were planned. Rob Hartman said there would be one placed on 21^st Street in the middle of the Phase 1.

Les said the zoning case for the Decker/Kiser PUD Amendment to accommodate the hospital is scheduled for the March 15, 2005 Planning Commission meeting.

SP-2005-04: Review the Preliminary Site Plan for the Kansas Medical Center in the 1300 block of W. 21^st Street.

Member Items:

Charley Lewis was concerned about the salvage yard on Kellogg is an eyesore. Les said this property is not inside the city limits. Les said the contractor for the Hwy. 54 and Andover Road project is leasing property from the salvage yard to locate their portable concrete plant.

Member Items

Charley Lewis made a motion to adjourn the meeting at 7:35 p.m.  David Martine seconded the motion. Motion carried 6/0.

Adjournment

Respectfully Submitted by

____________________________

Deborah Carroll

Administrative Secretary

Approved this 5^th day of April 2005 by the Site Plan Review Committee, City of Andover.