CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

June 3, 2003

Minutes

The Site Plan Review Committee met for a regular meeting on Tuesday, June 3, 2003 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 Charley Lewis, Gary Israel, Larry Crouse, Shawn King, and Kevin Dreiling. Others in attendance were Zoning Administrator Les Mangus, Administrative Secretary Deborah Carroll, and City Clerk/Administrator Jeff Bridges.  Member Charles Malcom was absent.

Call to Order

Review the minutes of the Site Plan Review Committee meeting of May 6, 2003. Gary Israel made a motion to approve the minutes as presented. Shawn King seconded the motion. Motion carried 6/0.

Review the minutes of SPRC of May 6, 2003

Staff Communications and Reports. none

Staff Communications and Reports.

SP-2003-06: Review of the Preliminary site plan for Kwik Shop at 114 W. Hwy. 54,

Larry Crouse stated the presenter/ architect of this plan is his sister and he will excuse himself from the case if the Committee feels it will be a conflict of interest. It was the consensus of the Committee to allow him to remain on the board for the decision of this case.

Phil Meyer and Sheila Hackler of Baughman Company and Ed Soper, real estate coordinator and construction manager for Kwik Shop presented the plans.

Phil Meyer said this project is located on the northwest corner of Kellogg and Andover Road. The property is south of the Goodwill Store. The driveway on Andover Road is one that will be jointly shared with the Goodwill facility. Mr. Meyer stated the access road would serve the entire facility with Lubbers on the far west of the property. He said Les Mangus has been given the master-grading plan.

Phil Meyer said the Kwik Shop will face Kellogg, have gas canopies out front, car wash on the west part of the site with the cars entering the wash from the north, and exit onto either Kellogg or Andover Road. Also provided are a demolition plan to remove the existing car lot, layout plan showing where the Kwik Shop is, parking, 5 gas bays, and car wash on the western portion of the property, grading plan, utility plan, landscape plan which shows shrub screening on Andover Road and berm screening on Kellogg.

Phil Meyer said when platting was done for this property the owner agreed to a 115' building setback, which allows for the future Kellogg corridor opportunity to expand. There is now a large green space in the front of this site and there will be trees planted around the berm. There is an erosion control plan. 

Mr. Meyer showed photos of the new Kwik Shop at 37^th Street and Meridian, south of I-235 in Wichita. The Wichita location has Plexiglas windows on the car wash that will not be included in the Andover store as they are difficult to keep clean. The one presented tonight will be a solid masonry wall. Mr. Meyer is asking for the signage to be approved with this application.

Les Mangus said this is a Preliminary site plan. This applicant plans to be on the agenda for the July meeting for final approval.

Les Mangus said this is being built according to the Corridor Management agreement with the large building setback and will be 200' back from the center of the highway. There is an existing 85' right of way and they platted an additional 115' building setback.

Larry Crouse was concerned about the exit/entrance to Kwik Shop into Kellogg traffic. Phil Meyer stated it would exit into the far northbound lane of Kellogg, and will be a right-in, right-out access driveway. A frontage road will be constructed which is shown on map C1.3 and will correspond with the road on Lubbers East plans that presently is a full movement left and right with the Kellogg expansion, they have been told that can be closed at any time. There is reverse access to this site. There is a narrow piece of property left between the Kwik Shop and Lubbers that could be another site for development.

Les Mangus said the frontage road would be built now with the Kwik Shop and Lubbers buildings. Because of the limited access to the highway, this is critical that all of the access be made around the site as it is developing as neither of these 2 businesses can function without it.

Charley Lewis asked if the frontage road would be constructed from concrete. Phil Meyer said it would be asphalt road with curb and gutter. The Kwik Shop site parking lot area will be concrete with the access road being made of asphalt.

Kevin Dreiling asked about the north boundary lines of this plat and whether access would be shared with Goodwill. Phil Meyer said there is a platted access easement along the north side of Kwik Shop & Lubbers which connects all the lots in the Prairie Star Addition.

Charley Lewis asked if drivers would be able to travel all the way around their building. Phil Meyer said drivers could go to the Lubbers, Goodwill, Kwik Shop, Hotel and the center vacant lot. Les Mangus said Goodwill has cross-lot circulation easements in place with Braums, so if you turn into the Braums driveway and drive all across those lots to go to Kwik Shop, Lubbers or the hotel.

Charley Lewis was concerned this site would end up like 21^st and Andover Road where semi trucks were driving on the grass to get around to the front of the businesses.

Doug Allison stated he wanted to see an accent stripe added onto the car wash since the windows are being removed from the plans and the building considering it is on the front corner of the site with more visibility. Gary Israel suggested insetting the block where the windows would have been and add the color there. Ed Soper said he can match the efis all the way around. Les Mangus asked if the efis on this building is red and how they plan to keep the color from fading to pink. Ed Soper said that it is red and that Kwik Shop has a 3-5 year maintenance plan for repainting. Mr. Soper said that on the building face of the store in Maize, they used white ceramic inset tile accents that will be used on the Andover store as well. (he can email a photo this file to Jeff)

Kevin Dreiling said he would rather see a 4' - 6' efis band above the car wash. Sheila Hackler said the 10' of landscape materials on the side would dress up the building site also.

Charley Lewis was concerned about the  red efis fading to pink.

Les Mangus said the city does not police the paint on businesses. He suggested a bone color for the efis instead of the red as bone will be easier to maintain in the future. Mr. Soper said the normal Kwik Shop standard is to use red efis with red lettering.

There was general discussion about the signage and which ones included internal lighting. Mr. Soper explained the lighting and location on all the signage plans to the Committee members.

Phil Meyer said the building and lighting plans would be submitted at the next Site Plan Review meeting.

Larry Crouse said the plant selection for the site looks good.

Phil Meyer said there would be a security light placed on the entrance of the building.

Gary Israel asked if the Kwik Shop would be open 24 hours a day. Mr. Meyer said that they would be for 7 days a week.

Review of the Preliminary site plan for Kwik Shop at 114 W. Hwy. 54,

SP-2003-06

Review the Site Plan for SP-2003-08, Lubbers East auto sales lot at 220 W. U.S. Hwy. 54. Jo Yoder from R. Messner Construction and architect for Lubbers said they are relocating the auto sales lot west of its current location. The access street will connect Lubbers with the hotel, Kwik Shop, and Goodwill Store. She has provided the Committee with a development plan, grading plan, sign details on plan SA-2, there will be 1 pole sign at the street that will be similar to the existing sign. Individually lit banner signs will be on the front of the building. On the west there is a proposed box sign. She has included a landscape plan, with a 10' landscape area along all the access roads, and a security fence system that is required at most car dealerships and will be 1'6" off the ground. There are 105 parking stalls, most of which will be to display vehicles and 2 handicap stalls with ramp access to the building. The lighting layout shows the directional lighting, which will be approximately 10-foot candles and is the average for most car dealerships. The building will be 61' x 61' with a blue soffit and an off white finish. The car dealership will have a garage in the back that will not be used for maintenance, only for the cleaning of vehicles.

Charley Lewis asked if there was wheelchair access into this building. Jo Yoder said there is a ramp that leads into a side door.

Charley Lewis asked for the reason for bronze color windows. Jo said this is an architectural choice, not mirrored glass, but it cuts down on the light into the building.

Kevin Dreiling asked about the right elevation and whether it is all the same color. Jo said it is 1 color for the efis.

Doug Allison asked if the edges on the front canopy are square. Jo said the ends are rounded.

Les Mangus said because the property between Lubbers and Kwik Shop is under the same ownership, it is not considered a lot. Jo said that an accessory building may be put there in the future.

Kevin Dreiling asked if there was something that could be done to the sides of the building such as tile or accent, to "dress it up".

Gary Israel said this is a "box" building that does not coordinate with the existing structures on the corner such as Applebee's, Goodwill, Emprise Bank, and Braums. He would like to see something more aesthetically pleasing for the entrance to Andover.

Jeff Bridges asked about the signage for the back of the building. Jo said the only sign is the pole sign on the median in front of the building.

Les Mangus suggested there be signage for the rear entrance to the business.

Larry Crouse said even the landscaping could break up the structure, and suggested not planting anything in the front of the building that would grow over 4' tall.  He suggested not planting the Goldfinger Potentilla on the west side of the building as it does not grow well in this area.

Gary Israel asked where the HVAC unit would be placed. Jo said it would be on the roof of the building. Mr. Israel asked where the trash dumpster would be. Jo said it would be placed in the rear of the business inside the garage.

Charley Lewis recommended this site plan be resubmitted. Shawn King said they should stay with these particular varieties of plants to withstand the Kansas wind. Larry Crouse said to avoid planting the Bradford Pear tree.

Kevin Dreiling stated insurance companies across the country are not carrying businesses with efis due to the increased chances of mold.

Kevin Dreiling made a motion to disapprove SP-2003-08 for Lubbers East and request they submit for the next meeting more details in the form of architectural aesthetic features to be consistent with the context of the neighboring businesses on that intersection. Gary Israel seconded the motion. Motion carried 6/0.

SP-2003-08, Lubbers East auto sales lot at 220 W. U.S. Hwy. 54.

Review the Site Plan SP-2003-07 Hagemeister Ltd. At 837 N. Andover Road. Sherry Hagemeister, owner of the property and Bob Wilson, owner of "The Horse of Course" stated they are opening a new business in Andover that will sell English & Western riding clothing, leather goods and tack supplies.

This application is for sign approval. Mr. Wilson said this logo is an extension from a business in Claremore, Oklahoma. The sign is going to be maroon and white, produced by Tanglewood Signs. The sign will be made of 3" thick redwood. The sign will be 3' x 5', double-sided sign with the lettering sandblasted in.

Sherry Hagemeister said she has applied for the special use permit on the B-2 zoning as a tack shop is not on the list of permitted businesses. Les Mangus said this application will be decided at the June Planning Commission meeting.

Doug Allison asked if the posts and the bar underneath the sign are wood. Bob Wilson said it is all made out of the same materials. The posts will be sunk into concrete. He said they also would like to put a single light pointing on each side of the sign for night illumination during business hours. The lighting will not be on 24 hours

Charley Lewis asked why the special use was not approved before the sign application. Les Mangus said if the applicant waited for the granting of the special use at the June 17 Planning Commission meeting, July 29^th would be the next City Council meeting, August 1^st the Special Use Ordinance could be in their hand to apply for the sign approval, The site plan process is a 30 day process, the zoning process takes 60 days or more.

Gary Israel asked if any trailers would be kept on this property. Bob Wilson said they would not be and that most of their sales are from the Internet site. There was general discussion about this business being a "destination" shop.

Shawn King made a motion to approve the sign for "The Horse of Course" with lighting as an option, pending approval of the special use zoning. Gary Israel seconded the motion. Motion carried 6/0.

Review the Site Plan SP-2003-07 Hagemeister Ltd. At 837 N. Andover Road.

Member Items: Gary Israel said he appreciated receiving the "Sign Line" newsletters.

Charley Lewis asked about Folger's Gymnastics 3 piles of dirt on the corner. Les Mangus said this is for the installation of the berms and irrigation system and that they have received a temporary certificate of occupancy, to allow 6 months for completion of landscaping in the planting season. Kevin Dreiling asked what action would be taken when the work is not completed. Les Mangus said the owners are notified to correct the problem then the City has the right to replant the trees and send the owner a bill for it.

Larry Crouse said he appreciated Baughman Company noting all the planting seasons on their plans for the turf and the shrubs.

Charley Lewis was concerned about the banner sign between 2 poles at the Andover Family Optometry on 215 S. Andover Road. Les Mangus said this temporary sign is allowed for 30 continuous days, four times per year, 120 days maximum per year.

Shawn King said there are 3 dead trees at the entrance to the Crescent Lakes Addition.

Charley Lewis said Marvin Mosier , owner of  JaMac Farms has his business for sale. Les Mangus said his application for county zoning change was withdrawn after the negative recommendation from the Andover Planning Commission.

Kevin Dreiling apologized for missing the last 2 meetings and asked for an update of the Policies and Standards. There was general discussion about the Policies and Standards. Doug Allison said no action has been taken yet.  Larry Crouse said the committee should not adopt any policies that would stifle creativity of the builders.

Jeff Bridges said he wants to see more consistency in the requirements of landscaping, irrigation and signage on the  rear of  properties.

Jeff Bridges said there is a PAI meeting scheduled later in June to help encourage contractors to build in Andover.

Charley Lewis asked if a hotel is really going to be built in Andover. Les Mangus said he has not seen the plans yet but the property has been purchased for this purpose.

Doug Allison asked what happened to the apartment complex in Green Valley applicant. Les Mangus said the applicant withdrew the case but there is still interest in that property.

Gary Israel asked if YMCA was planning to build in Andover. Les Mangus said no decision has been made because the marketing study indicated that it would cannibalize their existing members more than it would bring in new membership.

There was general discussion about the Police Station remodeling.

Member Items

A motion was made by Charley Lewis, seconded by Shawn King, to adjourn the meeting at 7:40 p.m.  Motion carried 6/0.

Adjournment

Respectfully Submitted by

______________________

Deborah Carroll

Administrative Secretary

Approved this 1^st day of July 2003 by the Site Plan Review Committee, City of Andover.