CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

June 7, 2005

Minutes

The Site Plan Review Committee met for a regular meeting on Tuesday, June 7, 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 Jason Mohler, David Beaver and Kevin Dreiling. Others in attendance were Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges. 

Members absent: David Martine, Larry Crouse, Charley Lewis and Zoning Administrator Les Mangus.

Call to Order

Review the minutes of the Site Plan Review Committee meeting of May 3, 2005.

Kevin Dreiling made a motion to approve the minutes as presented. David Beaver seconded the motion. Motion carried 3/0/1 with Doug Allison abstaining because he was not at that meeting.

Review the minutes of SPRC of May 3, 2005

Communications:

Review the City Council minutes from the April 26, 2005 and May 10, 2005 meetings. The minutes were received and filed.

Review the minutes of the May 17, 2005 Planning Commission Meeting. The minutes were received and filed.

Review the minutes of the May 10, 2005 Subdivision Committee meeting. The minutes were received and filed.

Review the Potential Residential Development Lot Report.

Staff Communications and Reports.

Chairman Allison said the election of officers would be postponed until the next meeting when the full board is present.

Election of Officers

SP-2004-15 Review the Final Site Plan for the Express Inn located at the northwest corner of US 54 & Andover Road. Dave Tremble of Maior Design Co. represented the owner.

Jeff Bridges said he received a fax from Dr. Howell and Mr. Patel, owner of the property, of a commitment to agree to a cross drainage easement.

Doug Allison asked where the drainage easement properties are located.  Dave Tremble said on the north and west sides of the site.

Jeff Bridges asked if there is a final drainage plan. Dave Tremble said it was submitted with the packet.

Dave Tremble said per the request of the Site Plan Committee last month, he resubmitted the entire plan with all corrections as follows:

1. He said the pole sign was lowered to comply with regulations
2. Changed Pin Oak on the front of the property to Red Oak
3. Pear trees on the north and west sides will be 3”
4. Darkened the red color on the face of the sign
5. Submitted material samples to Les
6. Made copies of the light fixture information for review
7. Photometric plan was corrected
8. Location of pole sign is now shown on the site plan
9. Dimensions clarifying the placement of the building on the property with the 10’ side yard and 20’ rear yard setbacks
10. Cross drainage agreement for drainage offsite to the northeast
11. Contour surveys of this property and adjacent properties.

He said the surveys show the land drains from the center of the property to the southwest and northeast corners. He said this placement of the building would contribute less surface drainage to the adjacent properties than the current conditions.

Jeff Bridges asked where the water will go. Dave Tremble said it sheets off the surface to the paving surface then to the catch structure on the southeast corner of the property. There was further discussion about the drainage.

Jason Mohler asked about the distance from the north wall to the property line. Dave Tremble said it is a minimum of 20 feet.

Jason Mohler asked if the building has been shifted on the plans because he noticed a discrepancy between the site lighting and architectural site plan pages. Dave Tremble said he will check with the Civil Engineer about this.

Jason Mohler was concerned about the cross lot access driveway being 24 feet wide on the Preliminary Plan then shrunk down to 18 feet wide with parking on each side on the Final. Dave Tremble said this will be a one way flow of traffic which will be appropriately marked. There was discussion about options for changing this plan back to 24 feet wide. Dave said he would change this.

Jeff Bridges asked how many rooms there will be. Dave Tremble said there are 41 rooms with 51 parking stalls.

Doug Allison asked Dave Tremble to explain the fence detail. Dave Tremble said it is a combination of a privacy and shadowbox fence with 3 sections of privacy (24’) to 2 sections of shadowbox (16’) type.

Jeff Bridges recommended approving this site plan based upon verification of parking calculations and final resolution of drainage issues.

Kevin Dreiling made a motion to approve the plan as presented subject to verification of parking calculations and staff satisfaction of the drainage plan. Doug Allison seconded the motion. Motion carried. Motion carried 4/0.

SP-2004-15 Review the Final Site Plan for the Express Inn located at the northwest corner of US 54 & Andover Road.

SP-2005-04 review the Final Site Plan for the Kansas Medical Center located on the North side of 21^st Street east of 159^th Street. Steve Perry and Joe Steffes from McCluggage Van Sickle and Perry presented the plan and represented the owner. He said the modified rendering in the packet shows the darker panels on each side. He said this is pre-cast block panel construction with grey metal panels.

Jeff Bridges asked about the maintenance of the metal panels. Steve Perry said they are a coated panel that should not change in the future.

Kevin Dreiling asked how the plan submitted tonight has changed from the Preliminary Site Plan. Joe Steffes said the dumpster location has changed. The dumpster is enclosed with stem wall covered with pre-cast block and looks like another extension of the building.

Joe Steffes said on page SP6.4 is a new plan for a future deck location with 6 tables for a dining area.

Jason Mohler asked if the storm sewer collection systems were pushed east. Steve Perry said that is being engineered and they are waiting on final plans for the road and the drainage engineering to know exactly where the storm sewer is being built.

Steve Perry said on the landscape plan page SP6.4 shows changes with the landscaping for the back patio area. He said 3 other 10’x 10’ areas on the property have added landscaping.

Doug Allison asked if the concrete panels are plant cast or site cast. Steve Perry said they are plant cast.

Jeff Bridges said the only unresolved issue he sees is the sidewalk location along 21^st Street. He asked that this plan be approved pending the sidewalk location approval by Staff. Some of the landscaping will have to be adjusted along 21^st Street to accommodate the sidewalk.

Joe Steffes said they are working on the design for the monument sign and are not shown on this Final Plan. He said the sign design and location will be submitted to the Site Plan Review Committee.

There was general discussion about the sidewalk, berming, landscaping and 10’ easement along 21^st Street. Steve Perry said the plan will be modified to accommodate the 10’ wide sidewalk, easement and landscaping.

Kevin Dreiling made a motion to approve the plan as presented subject to review and acceptance of the sidewalk and landscape plan. The Landscape plan is to be approved by both Larry Crouse and David Martine who are absent from tonight’s meeting. Jason Mohler seconded the motion. Motion carried 4/0.

SP-2005-04 review the Final Site Plan for the Kansas Medical Center located on the North side of 21^st Street east of 159^th Street.

SP-2005-11 Review the Revised Signage Plans for Quality Quick Lube located at 313 W. Central. Owner Terry Wormington and Brian Rader from George Lay Signs presented the sign plan.

Terry Wormington said the existing pole sign will be changed to leave the main ID sign, but remove the marquis sign that says Firestone. In its place will be 2’x 6’ product identification signs which will diminish the overall size of the sign.

Doug Allison asked the applicants if they brought any samples of the material colors for the signs. Brian Rader said Michelin is a blue background with white copy and B.F. Goodrich is white background with red and blue copy.

Jason Mohler made a motion to approve the plan as presented. Kevin Dreiling seconded the motion. Motion carried 4/0.

SP-2005-11 Review the Revised Signage Plans for Quality Quick Lube located at 313 W. Central.

SP-2005-12 Review the Final Site Plan for the new Retail Center for Bill King located at 418 N. Andover Road. Owner Bill King, Architects Don Folger and real estate salesman Doug Malone presented the plan.

Don Folger said the lead tenant will be a Sherwin Williams paint store. It is planned to be a 9,200 square foot retail strip center. He said this will be a split face block building with efis and stucco around the top and brick to closely match the Walgreen’s building. 2 access drives will be provided off of Central with the Sherwin Williams store being at the south end of the project. There will be an overhead door in the rear for deliveries. Traffic circulation will be allowed all around the strip center, trash dumpsters will be placed at each end of the site, and all tenants will have rear door access. Paving will be done right up to the edge of the curb of Walgreen’s which is on the property line then paving out to the approach. A future site for a 24’ x 20’ warehouse is shown on the plan but will not be started without Site Plan Review. There will be a cedar fence in the rear of the property.

Don Folger explained the letter of agreement with the adjoining property owners to take all the old trees out and replacing them with new ones and to allow the landscaping off site. There will be no fence built along the south side of the property. This is anticipation of future development on the south. He said the trash dumpsters will be enclosed in a wood fence constructed with steel posts and cedar planks. The parking lot will be asphalt and will have curbs and gutters. The drainage centers at the back of the building and goes down both sides and runs down Andover Road.

Don Folger explained the landscape plan. He said there will be a monument sign on the south end of the property on Andover Road. Don said there will be 13 Austrian Pine trees planted along the south property line.

Kevin Dreiling asked if plantings along the south property line would be irrigated. Bill King said they would be.

Jeff Bridges asked who would be responsible for the trees on the south property line. Bill King said Melvin Helena wants to plant them himself but he would assume responsibility of the trees for the future.

Jeff Bridges said City Code prevents assessing enforcement fees to anyone other than the record property owner. Bill King said he has done off-site landscaping before in Andover. Bill King said he would do whatever it takes to comply with city regulations. Jeff said it is impossible to enforce off-site landscaping agreements once the original party is deceased. Don Folger said an agreement could be designed to stay with the property. Jeff Bridges said something could be drafted and submitted to the City Attorney and City Council for final approval.

David Beaver asked about the zoning of the property south of this site. No one was sure of the answer.

Kevin Dreiling asked how far it is from the front of the property line to the back of the curb along Andover Road for a landscape buffer. Don Folger said it is 7 feet.  Don Folger said they want 2-way traffic along both sides of the facility to accommodate the traffic to the rental units.

There was general discussion whether mini-storage is an approved use on that lot. Jeff said Pergola Place was granted a Special-Use permit for mini-storage. Bill King said that is the future plan for the remainder of this property.

Don Folger explained the agreement between adjoining property owners for the lighting plan for light to spill over 10 feet onto the south property owner. Wall packs are being used to decrease the amount of light spilling off the property. 2 pole lights will be in the front and 3 in the rear. The same electrical engineers who worked for Walgreen’s will make the fixtures match theirs.

Don Folger presented the signage plan. He said there will be a channel letter sign on the Sherwin Williams building. Plans for the monument sign have also been submitted.

Kevin Dreiling asked if a parapet wall will be built to hide the HVAC units on the east elevation. He said these units will be seen by the residents to the east if the wall is not provided. Don Folger agreed to include this on the building.

David Beaver was concerned about having 3 curb cuts just before Andover Road and Central. He asked if a curb cut could be shared with Walgreen’s. Bill King said that is not possible. David Beaver said this will be a traffic hazard.

After continued discussion about the landscaping issue and zoning of the property to the south, Jeff Bridges went back to city hall at 7:05 p.m. to retrieve the zoning map for the Committee to review.

Chairman Allison moved on to the next agenda item until Jeff returns.

SP-2005-12 Review the Final Site Plan for the new Retail Center for Bill King located at 418 N. Andover Road.

SP-2005-13 Review the Preliminary Site Plan for the Andover Commercial Subdivision Retail Building located at 1224 N. Andover Road AND SP-2005-14 Review the Preliminary Site Plan for the Andover Commercial Subdivision Retail Buildings located at 1108 & 1122 N. Andover Road (Lots 7 & 8 of Andover Industrial Park).

Phil Meyer and Nick Stake of Baughman Company represented the owner Don Klausmeyer and presented the case. Phil reviewed the comments noted by Les Mangus and his comments to each follow:

Commercial subdivision for Lots 7 & 8:

1. The sideyard setback on Lot 7 will be a minimum of 10 feet.
2. Phil said a drainage plan has been submitted and he needs to meet with Les to work out the drainage issue from Lot 6 to Commerce Street.
3. Phil said all landscaping will be placed on site and the final 10’ sidewalk plan will be submitted.
4. Phil said he has a problem with the minimum parking stall depth along the south side of Lot 8 being 18 feet. He said the plan shows a 16 foot stall with a 10’ curb/walk in front of the building. The intent is for the curb/walk with a wheel stop to provide an 8’ sidewalk with a 2’ overhang on the curb walk for the parking stall. If the stall is 18’ wide, he would have to install bumper blocks to stop the cars from the curb.
5. Phil said Lots 7 & 8 are owned by the same person so an easement for drainage between the 2 lots will not be a problem.
6. Curb ramps on Andover Road will accommodate the 10’ sidewalk.

Doug Allison said the comments from Les are similar for both Lots 7 & 8 and Lot 2 of Andover Industrial Park.

Phil Meyer said both of these buildings on Lots 7 & 8 may not be built at the same time. Lot 8 will be the first one constructed but they want approval of site plan for both at one time.

David Beaver said his personal opinion is that the buildings are schizophrenic looking and heinously ugly. Phil Meyer explained that Lots 7 and 8 are ¼-mile from Lot 2 and they have different owners and are not designed to match.  After Lot 8 is leased out in full, construction of Lot 7 will begin construction.  

Doug Allison said the design lacks creativity and imagination. Bill King said this building was modeled after an existing building on the north side of Hwy. 96 and almost to Rock Road. He said it is a nice looking building. He said the major tenant is Champion Glass & Windows. Bill said it is brick and glazing and has an intentional massive appearance for the intended tenants.  

David Beaver said there is no sensitivity to human scale in this design. Bill King said this is a Preliminary presentation and he is asking for suggestions.

Doug Allison said the volume of the building is fine, but attempt needs to be made to bring down the scale at the entry areas. Bill King said the entry glass is tinted.

Kevin Dreiling said he has seen the building this was modeled after and it is an attractive building. Bill King said there are recessed glass entries. Bill King said an eyebrow could be added over the entry doors if that would help.

David Beaver suggested more attention to proportions of the design. No action was taken.

SP-2005-13 Review the Preliminary Site Plan for the Andover Commercial Subdivision Retail Building located at 1224 N. Andover Road.

&

SP-2005-14 Review the Preliminary Site Plan for the Andover Commercial Subdivision Retail Buildings located at 1108 & 1122 N. Andover Road

SP-2005-12 Continue to Review the Final Site Plan for the new Retail Center for Bill King located at 418 N. Andover Road.

Kevin Dreiling asked Jeff about the zoning of the property to the south of 418 N. Andover Road. Jeff said it is zoned residential which will require screening between it and the commercial lot.

Doug Allison said he still would prefer to see trees between the properties rather than a fence. Doug said there needs to be some legal document to insure the survival and maintenance of the trees in the future.  There was continued discussion about the type of document to be created and the Committee’s faith in the effectiveness of it.

Doug Allison asked if the walk on the south could be minimized any. Phil Meyer said that space is needed for exit of the building and to comply with building codes.

Jeff Bridges restated that the city cannot issue a special assessment for code violations to someone other than the record property owner. Bill King said he would do his best to comply with city regulations and to keep the agreement he has with the adjoining property owners.

Bill King said he understands the intent of the Site Plan Review Committee is to continue the Walgreen’s curb site appeal south down Andover Road.

Doug Allison asked Bill King to plan for a fence to be built on the south side of this property in the event the green screening does not work with the building design. He reminded the applicants this is a requirement for either a fence or green screening between commercial and residential properties. 

Doug Allison made a motion to approve the Final Site Plan for the new Retail Center for Bill King located at 418 N. Andover Road as presented with the following conditions:

1. Parapet installed on the east and north wall of the Sherwin Williams part of the building that is the same height as the parapet that comes from the north and south sides.

2. Provision be made for a fence to be installed along the south property line but that effort is put forth to provide the necessary legal documentation to satisfy the city for a green screen along the south property line. Kevin Dreiling seconded the motion. Motion carried 4/0.

418 N. Andover Road

SP-2005-13 Review the Preliminary Site Plan for the Andover Commercial Subdivision Retail Building located at 1224 N. Andover Road (Lot 2 of Andover Industrial Park)  Phil Meyer of Baughman Company represented the owner and reviewed the staff review comments:

1. The north property line will be adjusted to show the 10’ minimum side yard setback.
2. All plantings will be moved back from the right-of-way and the 10’ sidewalk will be shown on the Final Plan.
3. Les said there is a 24’ minimum parking two-way access. Phil said what is shown on this plan is 21 foot of drive and a 3 foot concrete flume. He wants to avoid shoving the flume up against the property line.
4. Phil said this property is difficult to drain and he is planning a meeting with Les to work on the Final Drainage Plan.

Phil showed the color elevations of the proposed building. He said this is a contract purchase by Don Klausmeyer from Bill King.

Phil Meyer said more landscaping could be added to this plan if the committee wanted it. He said they were mainly dealing with the Andover Road frontage and said the property to the south is a nursery.

Doug Allison asked how much sod is between the landscape bed and the property line. Phil Meyer said there is 15’ to get the parking lot in.

Doug Allison would like to see landscaping adjacent to the building. Phil Meyer said in this plan like the others of Bill King; do not have landscape along the building for maintenance purposes per owner’s request.

Doug Allison said he does not like the proportions of the building. He said the columns are too spindly for the big hat on it. Bill King said this building design is from Don Klausmeyer. Phil Meyer said he would make 16” – 24” columns instead of 12” and put brick around the bottom and bring it right on up. Doug Allison said 24” columns would be preferred.

Doug Allison was concerned about the metal panels on the north and south walls. Kevin Dreiling said this should be more relaxed because it is in the Industrial Park.

Jason Mohler said there is only 1 lot left between this one and 13^th Street.

David Beaver said there should be a masonry band on the base of the building come on the back side to be consistent with other buildings in the area. He said for the mass of synthetic plaster, the north and south sides should carry the same architectural flavor as the front.

No action was taken.

SP-2005-13 Review the Preliminary Site Plan for the Andover Commercial Subdivision Retail Building located at 1224 N. Andover Road

SP-2005-15 Review the Final Site Plan for the Wichita Clinic Building Addition located at 612 N. Andover Road. Larry Krier of Law Kingdon, Inc. Architects represented Wilson Resources LLC.

Larry Krier said on the north side of the existing clinic is a 24’ grass area. This plan is for a 16’ expansion to accommodate an additional doctor at the clinic. The addition will relocate the optometrist currently in the clinic, and the existing optometrist space will be returned to exam rooms for the current medical doctor.  He said none of the curbs or paved areas will be affected. He said the required parking spaces are 40 and there are currently 50 available. There are no cross-easements with the shopping center for parking spaces. Existing landscape, lighting and drainage plans will not change.

Larry Krier said the proposed landscape on the front of the building addition will match the existing plants. He said some additional shrubs will be added to the north side to soften the area by the sidewalk and overhang. The dead bushes between the entry and BWCU will be replaced at this time.

Larry Krier said the sign panel will only be changed to include the other doctor’s name. The brick will match the existing building. The canopy will be extended across the front to the north corner and around 6’ and will recoat the complete canopy to insure it all looks new.

Doug Allison asked about the materials for the canopy. Larry Krier said it is a green stained shingle.

Kevin Dreiling made a motion to approve the plan as presented. David Beaver seconded the motion. Motion carried 4/0.

SP-2005-15 Review the Final Site Plan for the Wichita Clinic Building Addition located at 612 N. Andover Road.

SP-2005-16 Review the Wall Signage Plan for Check’n Go located at 321 S. Andover Road, Suite 200. David Vernia of George Lay Signs represented the owner. He said this wall sign will have neon channel letters mounted on a raceway. The color for the name “Check ‘n Go” will be green and white and the circle behind the “n” is orange.  

There was discussion about other tenants coming on line to insure the accumulated wall signage for this retail center does not exceed the 5% maximum allowed.

Jason Mohler made a motion to approve the sign as presented. Doug Allison seconded the motion. Motion carried 4/0.

SP-2005-16 Review the Wall Signage Plan for Check’n Go located at 321 S. Andover Road, Suite 200.

Member Items: none

Member Items

Doug Allison declared the meeting adjourned at 7:54 p.m..

Adjournment

Respectfully Submitted by

____________________________

Deborah Carroll

Administrative Secretary

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