CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

September 6, 2005

MINUTES

The Site Plan Review Committee met for a regular meeting on Tuesday, September 6, 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 Martine, David Beaver, and Kevin Dreiling. Others in attendance were Les Mangus Zoning Administrator, Deborah Carroll Administrative Secretary, and Jeff Bridges City Clerk/Administrator. Member absent was Larry Crouse.

Call to order

Review the minutes of the Site Plan Review Committee meeting of August 2, 2005.

Kevin Dreiling made a motion to approve the minutes as presented. David Martine seconded the motion. Motion carried 5/0.

Review the minutes of the SPRC meeting of August 2, 2005.

Chairman Doug Allison requested moving agenda item 7- (Pizza Hut) to the end of the meeting. There was no objection.

SP-2004-09 Review the Revised Final Site Plan for the Walnut Valley Country Store located at 307 W. US-54. Dave Matson owner of Walnut Valley Country Store and Rod Coker of Architectural Development Services presented the revised plan.

Rod Coker said he used the comments made by the committee at the last month to revise the plan for the west and south elevations of the Country Store. The landscape plan has also been revised on the west side of the building. Rod said some of the high portions were returned to brick as shown on the first approved plan. He said this will imitate the exterior of the garden center with more subtle colors. The canopy has been returned to the plan on the west elevation. The utility and outside storage areas will be screened with evergreen trees. He said a cornice piece was added to the west side and split face cmu along the bottom.

Doug Allison asked for an explanation of 2 different paint colors for the Country Store and Garden Center. Dave Matson said they wanted the Garden Center to be “livened up” to look more “customer friendly”. Doug Allison said he just does not think the beige and yellow will look the best together.

Rod Coker said design elements of these 2 buildings will be carried as a “theme” throughout this development. He said the retail area may have the “downtown feel” with different color store fronts, but will still carry some of the architectural features used on the Country Store and Garden Center. Some of the elements might be the canopy sections, red brick, and light fixtures.

David Martine asked what the shade structure is built out of. Dave Matson said it is standard 2” metal tubing with black mesh on top.  Rod Coker said the metal tubing will be wrapped with cedar tree branches to give the appearance of a canopy of forest.

David Martine made a motion to approve the revised site plan as presented. David Beaver seconded the motion. Motion carried 4/0/1 with Kevin Dreiling abstaining.

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

SP-2005-13 Review the Final Site Plan for the Lot 2, Andover Commercial Subdivision Spec. Building. Phil Meyer and Nick Staiv presented the plan. Phil responded to the staff comments:

1. Provide details/ elevations of proposed monument sign. Phil said no monument sign is planned. The owner wants to use a neon tube light block letter wall sign.
2. Provide material samples. He showed the tan brick that will be used to wrap around the south side. He said red brick will be used on the bottom of the columns. The drivit material will be on the south and north ends of the building. The east side of the building will still be a metal building with the service doors. David Martine asked what the north elevation would look like. Phil Meyer said it will be the same as the south side.
3. Provide details for wall signage if any. Submitted tonight.
4. Show light standard locations on landscape plan. That is shown on the revised plan.
5. Provide 1 foot-candle minimum illumination on driveway approach. Revised lighting plan shows this.
6. Provide 1% minimum slope on rear drainage swale. Phil said he is working with Les on this. He said they are at .8 % now along the east property line and are requesting approval of the plan contingent upon the satisfaction of staff for the drainage plan. Phil said Klausmeyer is ready to begin building on Lot 2 now. He said the property will drain to the south down to Commerce Street.

Doug Allison asked if the 2 trees along Andover Road shown on the color landscape plan are existing. Phil said they are existing trees and they are adding 2 more on the north end and 1 on the south end of the building.  There was discussion whether the 2 existing trees would need to be removed by the construction of the 10’ sidewalk. Phil Meyer said they would be moved or replaced if necessary. Les said the sidewalk could be routed around the existing trees.

Doug Allison asked if the brick canopy would clear the handicap ramp. Phil said he was pretty confident that it would.

Jeff Bridges asked Les if the Site Plan Committee could decide on the number of trees required for the property then have the developer purchase the ones the Committee wants. Phil Meyer said developers would balk at that idea.

David Martine asked for the distance between the sidewalk and the parking lot. Phil said 15 ½ feet from the right-of-way to the parking lot.

David asked about the dirt berm that exists now. Les said it is only 1-foot high. Phil said there is no landscape berm planned for the site.

Doug Allison asked how the trash would be handled on the site. Phil said the containers will be kept in the rear of the building.

Jason Mohler asked if a monument sign is planned. Phil said not at this time.

Doug Allison asked if the lighting plan is acceptable to staff. Les said the plan is fine. Doug was concerned about using 30’ light poles. There was further discussion about light pole height in Andover.

Doug Allison asked about the 14’ eve height on the back, 19.8’ on the front, and parapet above that with an elevation of 120’. He asked if the eve heights are correct or should it be 122’. Phil said it should be 122’ eve height based upon general scaling.

Doug Allison asked about the red stripes. Phil said he did not know whether the red is painted or not.

Doug Allison said the south elevation is not attractive at all and needs some breaking up. He also said proportions on the west elevations are wrong.

Jason Mohler asked for the zoning of this property. Les said it is B-6 Commercial. There was discussion about the zoning of surrounding property.

David Beaver asked about the metal cap on the parapet. Phil said it is a synthetic plaster finish coat like the red band of efis shown on the plan.

Doug Allison asked if the landscape areas would be irrigated. Phil said they would be.

David Martine stated he owns the property to the south of this applicants and he knows the owner. David said he has not been in contact with the architects, new owners of the property, or the contractors, and feels he can make a decision without bias.

David Martine asked Les if all his concerns have been satisfied. Les said yes they have been.  

David Martine made a motion to approve the site plan as presented with the understanding the 2 existing trees will be replaced if necessary. David Beaver seconded the motion. Motion carried 4/1 with Doug Allison opposed.

SP-2005-13 Review the Final Site Plan for the Lot 2, Andover Commercial Subdivision Spec. Building.

SP-2005-22 Review the Final Site Plan for the Kentucky Fried Chicken Building Addition located at 323 N. Andover Rd. Cameron Lawson of Places Architects said this will be a building addition for office administration space and an exterior remodel. He said the existing handicap parking spaces will be covered by the addition, but will be relocated to the closest access point to the building. He said the exterior colors will be updated consistent with the new KFC design of buff, red, and white. An exterior tower will be added with the KFC logo on it and will be illuminated. The efis will have a new pattern of 3 foot band of 1” x 1” scored efis in KFC white, with a border around that in KFC red horizontal banding. The wains cot height 3’ above finished floor will be KFC buff color. He said the required number of parking spaces is 43 and they are providing 48.

David Martine asked if the new “tower” would be built on the northeast corner of the existing building. Cameron said that is correct.

There was discussion if this illuminated tower structure would be considered a sign. Les said it is a sign because it has the KFC logo on it. The sign is 6’x9’. Les said the total proposed signage exceeds the 5% maximum for wall signage.

David Martine asked if there is existing landscaping. Cameron said yes there is.

David Martine asked if there is parking lot screening all the way down. Cameron said there will be.

Doug Allison asked about the square grid on the windows. Cameron said it is glazing.

David Beaver was concerned about inadequate room for vehicles backing out of parking spaces into the new building addition.

Les Mangus asked for the dimensions of the logo picture. Cameron said it is 6 ½ ‘x 9 ½ ‘ and KFC lettering will be on both the north and south elevations. Les said that will far exceed the 5% limitation on the east elevation. He said only 47 ½ square feet is allowed on the east elevation.

Chris McLain representing KFC said the KFC font will only be on the north and south sides of the building. Les said a variance will need to be applied for if the owner insists upon the proposed signage plan. The variance application could be heard at the October 18 Planning Commission meeting.

Doug Allison suggested that if the logo sign on the east elevation signage needs to be adjusted to comply with regulations, the sign on the north side be the same size as the one on the east.

David Martine made a motion to approve the site plan as presented contingent upon the signage complying with the 5% maximum surface wall signage regulation and the KFC logo picture be the same on the north and east sides as well as the south or west if installed in those locations and assuming the parking lot screening is in place and in viable condition, if not to be replaced per staff recommendation. Kevin Dreiling seconded the motion. Motion carried 5/0.  

SP-2005-22 Review the Final Site Plan for the Kentucky Fried Chicken Building Addition located at 323 N. Andover Rd.

SP-2005-23 Review the Final Site Plan for the Entry Monument for the Estates at Crescent Lakes located at the intersection of Lakecrest Drive & Central Ave. Owner Bob Whittaker presented the plan.

David Martine stated he works for the applicant but he has never seen these drawings before tonight and the landscape plan is not an issue tonight, only the monument sign so he feels like he can make a decision without bias.

Les Mangus said the existing 5 cedar trees on the west side of the Lakecrest intersection are in the vision triangle and will need to be relocated as street trees. Les also said the landscape plan needs to be approved as well as the monument sign.

David Beaver asked for the maximum square feet of signage allowed. Les said the maximum allowed is 100 square feet of sign. He said the structure is considered a fence.

Bob Whittaker said he will work with the city on moving the existing Juniper trees.

There was discussion about the stone pattern. Bob Whittaker said it will be “earthtone” color in the Kentucky Fieldstone pattern. Bob said the masonry will be brick and the stone pattern will be imprinted in the concrete wall and each stone will be hand stained.

David Martine asked if the island bed will be plantings or sod. Bob said it will be a mixture of perennials and annuals.

Kevin Dreiling made a motion to approve the site plan as presented. David Martine seconded the motion. Motion carried 4/1 with David Beaver in opposition.

SP-2005-23 Review the Final Site Plan for the Entry Monument for the Estates at Crescent Lakes located at the intersection of Lakecrest Drive & Central Ave.

SP-2005-24 Review the Preliminary Site Plan for the McCoy Advanced Storage Facility Expansion located at 1403 W. Ledgerwood. Dr. Mike Decker of Spangenberg Phillips Architecture and Keith McCoy of McCoy Property Management presented the plans.

Mike Decker said this property has 2 lots with the smaller lot 2 on the west and larger lot 3 to the east. Lot 2 has 6 existing storage buildings on it. The existing entrance to the facility will be moved to the east on Ledgerwood Drive to abut Lot 3. Mike said the floodplain will remain in tact, but the floodway on the east side in Lot 3 will be built up. Mike described the proposed additional storage buildings and paving areas within the property. He said all the buildings will match the existing structures in color and design. He said a new bridge will be built to cross the floodway and access the buildings on Lot 3. The bridge will be adjusted from the proposed plan to accommodate traffic flow from Lot 2 onto Lot 3.  There will be a new fence along street side of the facility. It will be masonry columns with pre-cast caps, metal wrought iron fencing, and chain link fence along the east side and a 6’ tall concrete fence on the south property line. There was discussion about providing security fencing across the south side of the property along the floodway. Mike said landscaping is planned along street sides of the facilities and the proposed trees would not impair the vision of traffic flow.

David Martine asked about the zoning of the properties to the south and the east of this property. Les said the south is residential, the majority of the east is B-5 Highway Business, with an area south of the 20’ utility easement that is residential.

David Martine asked if screening would be supplied along the south to protect the residential areas. Mike Decker said that it would be.

Deborah Carroll asked if the bridge would only be for a single lane of traffic. Mike said it is 24’ wide and will accommodate 2-way traffic.

Les was concerned about the security fencing along the floodway. Several ideas were considered.

Les asked if this facility is accessible 24-7. Mike said yes it is.

Jason Mohler asked about plans for site lighting. Mike said it would be primarily off the building.

Doug Allison asked about the structure to cover RV’s. Mike said it would be simple columns with beams and flat roofing. There was discussion about this RV storage vs. the utility easement. Mike said he will work with the utility companies to resolve this.

David Beaver asked about a sewage dumping station for the RV’s. Mike said a trash enclosure is planned for the south east corner of the property. Mike said he would check into connecting onto the sewer line on the south side of the property.

David Martine said he would like to see photos of adjoining properties. Les said the residential area to the south is platted property line to property line.

Mike said all landscaping would be irrigated.

There was discussion about how far the floodway would be built into. Les said FEMA allows filling in between the flood plain boundary and the floodway boundary. Les said a Civil Engineer from Poe & Associates is already working on this issue.

Les suggested using landscaping between the buildings and the fence.

No action was taken.

SP-2005-24 Review the Preliminary Site Plan for the McCoy Advanced Storage Facility Expansion located at 1403 W. Ledgerwood Dr.

SP-2005-17 Review the Revised Landscape Plan and Monument Sign for the Pizza Hut Project located at 307 N. Andover Rd. Doug Allison excused himself from voting on this project because he is the agent for the applicant. Kevin Dreiling stepped up as Chairman.

Doug Allison from Wilson Darnell Mann Architects represented Fugate Enterprises. He said the island on the northeast corner of the site will have 8 Juniper trees to protect the parking stalls from the drive through traffic. On the south side of the building, a ramp and landing will be added. In the island on the northwest of the building between the building and trash enclosure there will be additional trees. The transformer north of the trash enclosure did not show on the original plan.

Color renderings of the revised monument sign were shown. The base will be brick that will match the wains cot on the building. Efis around the sign will match the theme of the Pizza Hut building.

David Martine asked about the rock planter on the north side of the building. He asked if that would be removed and plants would be on that slope. Doug Allison said the shrubs would be planted on the slope and shredded hardwood mulch would be placed around them.

Deborah Carroll asked if the access to the property would be rebuilt to lessen the “dip” onto Andover Road. Doug Allison said it would be.

There was discussion about the temporary signage on the store. Les said a permit would need to be obtained quarterly for 30 days of consecutive display, 4 times a year.

David Martine made a motion to approve the signage and landscape alterations as presented. Jason Mohler seconded the motion. Motion carried 4/0 with Doug Allison abstaining.

SP-2005-17 Review the Revised Landscape Plan and Monument Sign for the Pizza Hut Project located at 307 N. Andover Rd.

Member Items:

David Martine- Question about an elevation drawing of the Sherwin Williams building on Andover Road. He was concerned about how the 2 buildings would be tied together. He said it appears to have a 5’-6’ grade change from the existing lot. Jeff Bridges said Sherwin Williams is going to put their landscaping in the Helena lot. Les said they have an agreement with the owner to put screening trees and fill on his property. Before they obtain a certificate of occupancy they must supply the City of Andover with an agreement that they will be responsible for those trees and the agreement will run with the property, not the owner.

There was discussion about the regulation of building coverage on a lot, but not for parking coverage and the fence being on the right-of-way line. David Martine was concerned about the lack of landscaping proposed on the property.

There was further discussion about landscape standards.

Member Items:

David Martine made a motion to adjourn the meeting at 8:05 p.m. Doug Allison seconded the motion. Motion carried 5/0.

Adjourn

Respectfully Submitted by

Administrative Secretary

Approved this 4^th day of October 2005 by the Site Plan Review Committee, City of Andover.