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SP-2004-09:
Review the Preliminary Site Plan for the Walnut Valley Country Store located
at 307 E. US 54. Dave Matson,
managing partner in Walnut Valley Country Store presented the plan. He said
the other partner, Hal McCoy was not able to attend tonight’s meeting. Mr.
Matson said the store will be located on the southeast corner of Hwy. 54 and Daisy Lane. The existing Dent Doctor building will be removed for this construction.
Dave
Matson gave a brief history of the Purina Mills Company and the Walnut Valley
Country Store. He showed photos of other stores and some promotional
brochures from the company to help the committee envision this project.
David
Martine asked if tractors would be sold at this store. Mr. Matson said the
focus of this store will be on consumables such as pet food.
Dave
Matson gave the committee members copies of revised elevation drawings, site
and material plans. The main entrance store will face Daisy Lane. The retail
area would be 100’ wide, and the customer pick-up/storage area would be 50’
wide. The depth of the building along Kellogg would be 90’ long. He said the
wrap-around porch would extend out 12’ from the front of the store to the
north side with a gable roof. There have been dormers and front entrance fill
have been used to break up the wall line. There were proposed to use wains
cot of river stone in the original drawing, but have revised it to use split
logs. They would like to construct a windmill on the northeast corner of the
store facing Kellogg. On the west side of the building, as many trees will be
saved as possible. The revised elevation shows the wall material above the
wains cot is metal, and there is a 3’ section of metal above the top of the
porch line. The eve height may be lowered and some adjustment to the pitch of
the roof.
On
the preliminary site plan two access points will be on Daisy Lane and another
cross lot circulation west of the property. There are 95 parking spaces
surrounding the store with green space scattered around the buildings. The
retail store will be 9,000 square feet and the warehouse will be 5,000 square
feet. There is a proposed receiving dock, and a hay barn/lawn & garden
building to the south, with wood arbor structure to enhance the lawn &
garden department.
Mr.
Matson included a proposed floor plan for the committee’s review. He restated
this is not a feed store, it is a retail store. The loading dock for the
warehouse will be on the east side.
Shawn
King said the rock front would look better than the split log.
David
Martine was concerned about the US 54 improvements access into the property.
Les said this building is set back per the requirements of the corridor
management plan. Les said there is also a 30 foot frontage road dedication across
this property, but they have acted as if it is not there and have drawn their
site plan to work around the existing right of way.
Dave
Matson said he has been working with Kenny Hill of Poe and Associates on the
site engineering and development plan for the entire 20 acres that Mr. McCoy
owns.
Shawn
King asked if the 30’ includes the seasonal display. Dave Matson said this
project is supposed to be in character with the existing area.
Dave
Matson explained how this project is supposed to create a “family”
environment with lots of green areas. He said the west half of this
development will be more for events and exhibitions and the east half is
focused on retail. The street on the west as well as Daisy Lane would need to
be dedicated as public streets. Nice green areas will be built along Andover Road.
Hal
McCoy does not own the corner of the property with Red Mesa Grill, Flint
Hills Liquor Store, and the Diamond Shamrock convenience store.
David
Martine said this project will become a “monument point” for the entrance
into Andover. He was concerned about continuity with the existing neighborhood
at the intersection of Kellogg and Andover Road. He said a theme needs to be
maintained throughout the project.
David
Martine asked Mr. Matson if it is his intent to put in the infrastructure for
this project now. Dave said the property will be platted and developed all
at the same time.
Les
said he talked with Hal McCoy and the infrastructure for this project is
expected to be fully built in 10 months.
Dave
Matson said every user will be allowed some freedom in the logo on their
buildings, but the main theme of the development will be required to stay
similar. He said there will be sidewalks along the public streets and some
walking paths throughout the property.
Dave
Matson said they prefer a shingle roof vs. metal with gables.
David
Martine asked for the long rooflines throughout the project to be broken up
with some architectural changes. He suggested the developers discuss the
project with the members that were absent to obtain further input before the
next Site Plan meeting. He also thought trees along the frontage of the
property would break up the long uninterrupted west wall elevation.
David
Martine asked for further information on traffic flow in the parking areas around
the retail center and hay barn. Dave Matson said they have designed the
parking lot to accommodate large trucks pulling horse trailers. Les has
talked with Mr. McCoy who said the parking lot would have 30’ wide aisles
with 20’ deep stalls. Mr. Matson said there will be 60’ of space between the
customer pick up area and the adjacent parking stalls to accommodate large
trucks.
David
Martine was concerned about access onto Daisy Lane and the turning radius
area for big trucks with trailers. Dave Matson said the entrance corners at Daisy Lane will be rounded for the convenience of the truck traffic.
David
Beaver suggested some changes in the dormers such as framing. He would like
to see more design in the entry door of the retail center. Mr. Beaver would
like to see side lights around the doors. He said other stores have used
glass and glazing as an asset to the architecture and he thinks it would be
nice in this store. The north wall of metal siding could be broken up by
introducing some glass and glazing to see inside the structure. He even
suggested the store name and Purina logo being etched into the glass above
the entrance which will be transparent into the store.
Shawn
King was concerned with the long lines on the west side and he agreed with David
Beaver on his idea of glass on the entry area. He said he preferred the rock
on the front vs. the split log. There was some concern over the metal siding.
Kevin
Dreiling said when Mr. Matson returns next month, the committee will want to
see landscape and lighting plans. He said the plans need to designate whether
green space areas will be display of retail plants or permanent landscaping.
Dave
Matson said he would like another review by the Site Plan Review Committee
next month and maybe in October also. He will bring the elevations for all
the other proposed buildings.
David
Martine suggested Mr. Matson read the minutes from the last few Site Plan
Review Committee meetings to get a better understanding of the expectations
of the committee.
David
Beaver said the west side of the building needs to be just as attractive as
the front because it will be in view of traffic on Kellogg.
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