CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

August 9, 2005

MINUTES

The Site Plan Review Committee met for a reconvened meeting from August 2, 2005 on Tuesday, August 9, 2005 at the Andover Central Park Lodge located at 1607 East Central, Andover, Kansas. Chairman Doug Allison called the meeting to order at 5:05 p.m. Members present were Jason Mohler, David Martine, David Beaver, Larry Crouse, and Kevin Dreiling. Others in attendance were Les Mangus Zoning Administrator, Deborah Carroll Administrative Secretary, and Jeff Bridges City Clerk/Administrator.

Call to order

Review the minutes of the Site Plan Review Committee meeting of July 5, 2005 and July 11, 2005.

Chairman Doug Allison asked if there were any additions or corrections to the minutes. Hearing none, he declared the minutes approved as presented.

Review the minutes of the SPRC meeting of July 5 & July 11, 2005.

Staff Communications: Les Mangus asked the members to contact the Mayor with names of persons who would be willing to serve on the Site Plan Review Committee. David Beaver said he has emailed the Mayor someone’s name already.

Chairman Allison moved the agenda item 4D: election of officers to the end of the meeting.

SP-2004-09: Review the Revised Final Site Plan for the Walnut Valley Country Store located at 307 W. US Hwy. 54. Dave Matson, owner of Walnut Valley Country Store presented the revised plans for the main store and garden center.

Dave Matson said after seeing a building in Edmond, Oklahoma, he and Hal McCoy are requesting the garden center building east elevation be changed from brick to yellow efis with brick columns. The approved porch roof has been removed and has been replaced with an awning. There will also be roll-up doors on the east and south sides to provide additional customer circulation during the spring. Yellow, purple, and green are the revised colors.

Dave Matson said the west elevation of the garden center will face the hotel and will continue with the brick columns and rough sawn wood and batten board cedar siding instead of brick in-between the columns. Instead of the cap will be crown molding. The south elevation will have the awning wrapped around from the east side. The north side will have a window removed and a steel roll up door. 

Dave Matson continued by explaining the changes to the elevation of the Country Store. He said the same theme of the west and south sides of the Garden Center would match the west and south sides of the Country Store with rough sawn wood and brick columns.

David Beaver asked if the rough sawn wood on both buildings would be painted the same. Dave Matson said on the Garden Center it would be Tuscany Yellow. He said this color change on the back of the main store to tan would make a better transition to the yellow on the Garden Center. The wrap-around porch on the west wall has been deleted and a window was removed. He said the porch serves no purpose from a retail point of view and would save a few existing Cottonwood trees. There was discussion about the location of the existing Cottonwood trees and the pond.

Larry Crouse discouraged the applicant from keeping Cottonwood trees on the west side of the building and he said he wants the porch put back on because it will break up the long west wall.

David Martine and Doug Allison asked about landscaping along the west elevations. Les said only 1 tree will make it because all the others will be in 3’-4’ of cut. Dave Matson said no new landscaping is planned along the west wall.

Deborah Carroll asked how much of the yellow/purple building would be visible from Kellogg. Dave Matson said east bound traffic would see a little on the north and west walls.

David Martine asked why the color scheme was changed. Dave Matson said it looks more fun and friendly. David Martine said the approved plan already had an architectural theme and was very nice looking. David Martine said no other building in this development would be modeled after this because it is bright yellow. David Martine was concerned about the continuity of this development with the color change. Discussion continued.

Larry Crouse was still concerned about the straight expanse of the west wall of the main store.

David Martine asked about the approved landscape plan. Les Mangus said there are only 3 Hill Cherry trees at the south end of the main building which will be inadequate for the long expanse of the buildings.

Kevin Dreiling said he would like to see some of the yellow color from the garden center be tied into the main store. He also agreed the porch needed to be returned to the plan.

David Martine said a tree needed to be planted by each of the panels along the west elevations.

Doug Allison said the garden center cornice piece and band around the bottom needs to be continued along the west and south walls of the main store.

David Beaver said the west elevation of the Country Store now looks like a factory building. Dave Matson said the west and south elevations will be visible from the hotel and that all adjacent owners are in agreement with these color changes. Dave Matson asked for approval from the committee for this revised plan as presented.

Doug Allison said he cannot approve the plan as presented. Larry Crouse agreed and said something needs to be done to break up the west elevation on the main store. Doug Allison said there needs to be more continuity between the 2 stores, and the west elevation needs to be broken up. There was continued discussion about the requested changes.

Les was concerned about the horizontal batten boards habitually puckering and mildewing. Les said the seams would be visible because all the trees would be removed because the pond is in 4’ of cut within 25’ of the building.

Larry Crouse said the tan color on the main store makes it appear like a metal building. David Beaver said he likes the approved composition with the window and wrap-around porch.

Dave Matson said these changes have been made to separately market the Garden Center from the Country Store. The committee members said these revisions made the elevations look worse, not better. Les said the west wall is 150 feet long and 18 feet high and the cherry trees will be a ball of 5 feet in diameter and inadequate. Dave Matson said he would add landscaping to the west side.

Larry Crouse said he wants to see additional landscaping and the porch returned to the plan. Doug Allison said he wants to see a cornice continue on the west side.

Doug Allison asked if the overhead doors on the garden center are sectional glass doors. Dave Matson said they are sectional and all glass except for the frame.

Doug Allison said to look at the relationship between the overhead door on the south wall and the one at the south end of the east wall to assure they don’t hit.

Les suggested carrying the bricks back through the first 3 bays as shown from the approved plan; it would break up the 150’ expanse. Les was also concerned about the quantity of landscape on the west elevations with a 3 to 1 slope.

Larry Crouse said the Cottonwood tree is not a recommended for landscaping.

Les said the west wall is 8 ½ feet higher than the existing elevation which would remove all the existing trees.

David Martine asked if the Cottonwood trees would be spaded in. Dave Matson said they would be.

David Martine asked if there would be trees on the west side of the garden center. Les said they would have to replace them because they are shown on the approved landscape plan.

Dave Matson was concerned about the expense of the changes as suggested by the committee. The committee said the applicant had an approved plan already that did not need any changes.

Larry Crouse made a motion to deny the site plan for the main store west elevation as presented. David Martine seconded the motion. Motion carried 5/0/1 with Kevin Dreiling abstaining.

Dave Matson asked for the reasons of disapproval. They said it is too long of an expanse that is not broken up, lack of continuity of between the 2 buildings, lack of landscape, the cornice on the top, more brick, and return of the porch. Les reminded the applicant of the Site Plan Review Criteria which emphasizes the harmony of the buildings and its surroundings. Dave Matson said he would return with plans that show additional landscaping and the wrap around porch. He asked if the Garden Center building could be approved alone. The committee said they needed to be submitted together. David Martine suggested changing the Cottonwood trees to another variety.

SP-2004-09: Review the Revised Final Site Plan for the Walnut Valley Country Store located at 307 W. US Hwy. 54.

SP-2005-21: Review the Site Plan for the Hotel at the River located at the northeast corner of Allen Street and Cloud Avenue (600 S. Allen Street) Scott Bixler, Architect from Wilson Darnell Mann PA, and Tim Johnson hotel owner presented the plans for the hotel.

Doug Allison and David Beaver both stated they work for Wilson Darnell Mann but have not worked on this project and have had no communications with the client regarding this project.

Tim Johnson said this will be a 3 story Holiday Inn Express hotel with 78 rooms, 16 suites, indoor pool, meeting room, workout facility, 2 story great room. He said the hotel would have visibility to the pond as well as to traffic on Kellogg. The hotel will face the northwest.

Scott Bixler said materials around the major entry areas will be manufactured stone veneer of grayed greens, antique golds, and earthen browns. The elevation facing the pond also has a major expanse of stone also. Other exterior materials will be stucco of both light and dark brown. The columns and canopy will be white. Scott submitted the lighting plan to Les.

Scott said there will be metal grills below the windows that will disguise the AC units. The metal will be a dark bronze or dark grey and the same color material will be used on the exterior light fixtures.

Scott said the landscaping plan was designed for sensitivity to the homeowners on the southwest corner of this development. He said they have designed a berm on the southwest corner which will have plants on top and surrounding it and should protect the neighborhood from vehicle headlights in the hotel development. He said there will be substantial landscaping planted around the area, around the rear of the building and the pond.

The parking design was explained by Scott Bixler. He said there would be parking available on all sides except by the pond to preserve the view for the customers. He said the Fire Marshall has approved this plan pertaining to fire hydrants and accessibility.

Scott said there are 2 areas of signage proposed, 1 above the Porte- cochere area and the other on the adjacent northeast corner, both with visibility from Kellogg. He said there is an 18” mow strip concrete element right up next to the building and will be easily maintained. Decorative type post lanterns will be incorporated by the Porte- cochere area, some in the rear by the secondary entryway.

Scott said he is asking for final approval for this site plan. Scott said the shingles will be a dark grey color. The metal roof covering the Porte- cochere will be a standing seam metal of warm gray.

Les said his remaining concern is about the 25’ light standard being out of character with the residence to the south. Scott Bixler said he wants the light fixtures up higher to reduce the total number of light fixtures on the site, all fixtures are full cut off fixtures and will not be mounted on a concrete post.

Jason Mohler asked if a smaller watt bulb is an option. Scott said they will use the 1000 watt to get the proper disbursement of light to meet the criteria. There was further discussion about the lighting plan.  Scott said the fixtures are fully boxed with flat lenses.

Larry Crouse asked if the adjacent homeowners have expressed any concerns about this project. Les said they have not.

Doug Allison asked if the grading plan is acceptable. Les said it is. Jason Mohler was concerned about the grade on the driveway out to Cloud Avenue may be too steep. Scott said the same Civil Engineer is designing this project and Cloud Avenue. Scott said he would return this comment to the Engineer to assure it is taken care of.

David Beaver asked about the elevation at the base of the columns. Scott said it would be a formed column that would look like painted wood. He said there would be a small base under each column. David also suggested bringing the band of stucco underneath the columns. Scott said they wanted to assure the Porte- cochere would visually stand out.

Larry Crouse was concerned about the Bluegrass on the landscaping plan. He said it is a higher maintenance choice than fescue. Scott said he would consider that advice.

David Martine asked Scott to label the pine trees as 5’ – 6’.

Doug Allison asked about the trash enclosure area. Scott said it is intended to be built at the corner of Allen and Cloud imbedded into the berm.

Les asked about the construction materials of the trash enclosure. Scott said it would be a masonry material with a stone finish.

Larry Crouse made a motion to approve the site plan as presented. Kevin Dreiling seconded the motion. David Martine amended the motion to include the submittal of the finished drawing of the trash enclosure and landscape plan.

Larry Crouse made a motion to approve this site plan with the exception of the trash enclosure final drawing being approved by Staff. David Martine seconded the motion. Motion carried 6/0.

SP-2005-21: Review the Site Plan for the Hotel at the River located at the northeast corner of Allen Street and Cloud Avenue (600 S. Allen Street)

SP-2005-20: Discuss the Landscape Plan for Butler Community College Building Remodeling & Parking Addition located at 715 E. 13^th St. Mike Calvert, Dean of Butler Community College, and Vince Haines Architect from Prigmore Krievins Haines & Limon presented the plans.

Vince Haines stated the Planning Commission has approved the parking lot plans. He said revised plans have been submitted for the landscaping and parking lot lighting. He said the main focus of the landscape plans will be on the east and west sides of the building. A new main entrance will be added on the south side of the building. 70’x70’ slab of concrete will be removed and replaced and a planting area will be built by the ramp and stairs. They are also proposing new trees to the east of the new parking area as well as some plantings to the far south end of the parking lot.

Vince Haines explained from page LS-2, the west elevation has been softened with landscaping at the entrances as well as in the 5’ mow strip between the chain link fence and new parking area.

Doug Allison asked about parking areas. Vince said parking will be added on the west of the building and 1 strip on the far east side.

Larry Crouse discouraged the use of the Bradford Pear tree. He said any other variety of ornamental pear trees would be fine.

Larry Crouse was concerned about the Norway Spruce being planted beside the west wall. He suggested using the Austrian Pine or Black Hills Spruce. Vince Haines said this is a 15 square foot planting area. Larry Crouse also suggested the Black Taylor Juniper.

David Martine made a motion to approve the site plan as amended to change the Bradford Pear to a columnar type of tree and the Norway Spruce to a Juniper type of trees. David Beaver seconded the motion. There was general discussion about irrigation of plantings on this property.

Larry Crouse amended the motion to include the addition of irrigation system for the entire landscaping on the east and west. David Martine seconded the motion. There was further discussion about the need for irrigation in this case. David Martine said all decisions are made on a case by case basis. Amended motion fails 1/5.

Vote on the original motion carried 6/0.

SP-2005-20: Discuss the landscape Plan for BCC Building Remodeling & Parking Addition located at 715 E. 13^th St.

Chairman Allison returned to item 4D of the agenda to elect Site Plan Committee Chairman and Vice-Chair.

Larry Crouse nominated Doug Allison as Chairman and Kevin Dreiling as Vice-Chairman. David Martine seconded the motion. Motion carried 5/1 with Kevin Dreiling voting no.

Member Items: none

Member Items:

Chairman Doug Allison declared the meeting adjourned at 6:37p.m.  

Adjourn

Respectfully Submitted by

Administrative Secretary

Approved this 6^th day of September 2005 by the Site Plan Review Committee, City of Andover.