CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

August 6, 2002

The Site Plan Review Committee met August 6, 2002 at the Andover Central Park Lodge located at 1607 E. Central, Andover, Kansas. Members in attendance were Doug Allison, Gary Israel, Shawn King, and Charles Malcom. Also in attendance were Jeff Bridges, City Clerk/Administrator, Les Mangus, Zoning Administrator, and Deborah Carroll, Administrative Secretary. Members absent were Charley Lewis and Larry Crouse.

The meeting was called to order by Chairman Doug Allison at 6:05 p.m.

Call to order

Review of the minutes of the July 2, 2002 meetings. Motion by Charles Malcom to approve the minutes as presented. Gary Israel seconded the motion.  Motion carried 4-0.

Review of the minutes of the July 2, 2002

Staff communications and reports.  Les Mangus reminded the members of the Committee that if they are not going to be able to attend a meeting, to call and leave a message with someone at City Hall at the earliest possible time to insure a quorum will be present.

Staff communications and reports

Review SP-2002-08: The Revised Site Plan for Andover Plaza signage revisions and canopy addition in Plaza Shopping Center, 600 block of North Andover Road. Tony Utter, Vice President of Transamerican Management Company, began by giving the Committee a brief history of his company.  He stated the Plaza Shopping Center was built 20 years ago and that it has not been updated much since then.

Mr. Utter said they are now prepared to let their plans out for bid. He stated that September and October are prime months for leasing and would like to have their remodeling completed by then. Mr. Utter said that repairs need to be made to the concrete or plaster on the building, the owner intends to change the color scheme of the Center, add an entry canopy, replace the existing tenant and directory signage, and landscaping. Mr. Utter is asking the SPRC for conditional approval for this case, subject to working out the details with Les Mangus.

Tony Utter said the owner of the Plaza is planning on keeping the roof color scheme as the red concrete tile and building earthtone. Mr. Utter reviewed the details from the last meeting about the entry canopy and the signage.

Mr. Utter explained further about the plan for the entry canopy being an exterior structure, which will extend over the sidewalk where the antique business used to be. They have asked Howard & Helmer architects to attend tonight to answer any questions of the Committee. He said the roof on the entry canopy will be a standing seam metal roof, and the color scheme will be carried throughout the canopy area that will match the new tenant directory sign and face of the building.  They plan for the tenants to have some choices in lettering for their signs, but there will be consistency in the signage throughout the center. They will carry the theme of the burnished masonry on the fascia of the building.

David White, architect with Howard and Helmer, retained by Transamerica Management, discussed the general design of the canopy structure and about the color scheme on the Plaza. He brought additional drawings to show the Committee the canopy design.

Tony Utter showed the Committee a diagram drawn by Johnson's Garden Center for the plan for the landscaping at the Plaza. He said that initially on each end of the directory sign they will plant a 5 gallon size Morning Light Grass which was selected for its 6' height at maturity, and it should remain hearty during the winter season. It is reported to be a low maintenance grass as there is no irrigation at that site, but the owner is exploring options for this. This will be accented by Cedar Bark Mulch with Black Diamond Edging around all the plants. He stated that on each side of the directory sign they would be planting 2 gallon Red Flower Carpet Roses. These are documented to having an extra long flowering period from spring through the fall and will bloom until the temperature drops to 15 degrees. The flowers in this area will be annuals and may change periodically. Johnson's Garden Center has chosen Blue Lobelias for the summer and Pansies for the fall.

Tony Grimes from Transamerican Management Company addressed the Committee about the lighting in the Plaza parking lot. Mr. Utter stated that Tony Grimes has a background in electrical and would be qualified to answer any questions of the Committee. All Site Plan members have received descriptions of the lighting plans for the parking lot area. Mr. Grimes stated that the owner plans to replace the existing concrete bases for the lights, as they are presently cracking and hazardous. Mr. Grimes said the size of the fixtures would be increased from the existing ones for added appearance and safety. The poles, when replaced, will be in the same location as the wiring is already available there. The light fixtures chosen will be Bronze in color. The existing fixtures are 400 watts and the new ones chosen are 1000 watts. Transamerican Management submitted a site lighting grid in 50' and 20' intervals. The lighting in this parking lot will be comparable to the ones at the Preferred Medical Center. Westinghouse is the manufacturer of the lighting fixtures chosen. Mr. Grimes stated that the light fixtures would provide adequate illumination for the parking lot and businesses.

Gary Israel asked Les Mangus if the lighting plans submitted will be adequate for the project and fit the specs of the City. Mr. Mangus said that it is acceptable. Mr. Israel further questioned Mr. Mangus about the lighting quality on the back of the Plaza building. Tony Utter stated that the owner plans to power wash, clean, repair, and paint the back of the center as part of this project. There was general discussion about other lighting and signing options. Mr. Utter stated that the bank loan has been approved for this remodeling. Les Mangus said that the Plaza is at the regulation limit for number of signs according to city codes.

Charles Malcom made a motion to approve SP-2002-08 as amended. Shawn King seconded motion. Motion carried 4-0.

Review SP-2002-08: Revised Site Plan for Andover Plaza signage 600 block of North Andover Road.

Review SP-2002-09 - Site Plan for A.T.G. Sports at 317 E. Commerce St. in the Andover Industrial Park. Tim Hendricks of Tim Hendricks Homes Inc. representing the owner of ATG Sports stated that the brick for the face of the building has not been chosen yet. Mr. Hendricks is asking the Committee for conditional approval for this project to complete the concrete work and within 30 days

The owner should return to the Site Plan Review Committee for approval of the brick, color scheme, signage, and landscaping.

Mr. Hendricks submitted an elevation map, but he did not have any full color plans available. Chairman Doug Allison asked Les Mangus if all the items listed on the Staff Comments have been addressed. Mr. Mangus said they have not due to the applicant only having 1 week to respond to the list. Mr. Hendricks said they have submitted the parking lot layout, site plan layout for the landscaping, and the drainage map. Les Mangus asked Mr. Hendricks if he had any details worked out for the signage. Mr. Hendricks said that he did not have any prepared as yet. There was general discussion about the lack of availability of the property owner to make decisions concerning this project. Gary Israel asked Mr. Hendricks if the construction materials were on site already. Mr. Hendricks said that it is.

Bill King was in attendance as a representative of "Promote Andover Inc." (Hereinafter called PAI) in support of the ATG Sports project. Mr. King stated their organization has reviewed these plans several times and have asked for numerous changes to be made as far as the structure itself. He stated that PAI has seen the suggested brick samples and it was approved by their group. As far as the signage and landscaping, Mr. King said these are not details PAI handles. He stated they have seen the color drawings, which show an earth tone rock panel and reddish brick. Mr. King said what Mr. Hendricks is asking for is that if the structure and elevation are acceptable to the Committee, if he could do the dirt work, grading, build the slab and erect the building without having to wait for all the fine details to be approved first. PAI believes this will be a quality structure.

Gary Israel asked Tim Hendricks exactly what the owner plans to do with the building. Mr. Hendricks said the building will be used to warehouse equipment and some general office space. Les Mangus stated that per his conversation with the owner about his operations and that most materials are shipped directly to the job site, but occasionally the "ground up rubber" in plastic totes will be stored at this facility. Mr. Israel asked Mr. Hendricks if the small parking lot would be used for employees only or if it would be used much for the public. Mr. Hendricks said he thinks it will mainly be used for employees and that they would enter the lot from the west. There was general discussion as to whether signage would be necessary for this entrance driveway. Les Mangus stated that regulations allow 2 square foot size signs for entrance, exit, and truck traffic. Mr. Hendricks said the loading dock on the building is for the owner's personal trucks. Gary Israel said he still has concerns about the external lighting, landscaping, irrigation, and trash quantity generated. Tim Hendricks said the only trash he expects is a small container of office debris that would be kept right inside the overhead door. Gary Israel said he is impressed that the air conditioning unit is on the site plan. 

Shawn King stated his concerns that the Austrian Pine tree may not be the best choice. Mr. Hendricks said the owner only documented the minimum required number of trees and that he only expects 1 to be planted unless the Committee requires more. Les Mangus said the Black Hills Spruce variety might be a better variety. Shawn King also suggested the owner consider the Tannenbaum Pine for this site.

There was general discussion about the brick for the face of the building, as the owner has made no final decisions yet. Doug Allison asked Mr. Hendricks what materials would be used on the north side of the building and whether it would be rendered in the same brick as will be on the front street side. Mr. Hendricks said the requirements are for the front to be covered, but the rest of the building will be metal only. Mr. Hendricks said he has added a parapet to the plans to square up the building. Also a parapet with an awning has been added to the sides for additional drainage. 

Doug Allison said he is concerned about granting conditional approval for plans, but he did not see a problem with letting them pour the concrete. Charles Malcom agreed with the approval stated by Chairman Allison. Tim Hendricks said he could have material samples for the Committees review by the next meeting. Les Mangus said there are a lot of details left unanswered such as the lighting plan where all of the lighting is done off the face of the building. This takes 17 or 18 foot-candles to make 1 over at the edge of the parking. Tim

Hendricks said they have added 2 lights on the drawings. Mr. Mangus stated the hottest spot on the lighting plan is 24.2, which in his opinion is too bright and it bleeds down to 0.1 on Commerce Street. He suggested placing another pole somewhere in the parking lot or maybe making the fixture on the north east corner a double fixture for better distribution of light. Shawn King asked the advice of Mr. Mangus on the lighting distribution. Mr. Mangus reminded the Committee that they approved at Dillons the 25-foot poles with 15-foot candles directly under the fixture. He thought maybe adding a pole on the east side and one in the center of the lot might be a more uniform distribution of the light. Mr. Mangus suggested also that Mr. Hendricks consult with an electrical engineer.

Mr. Mangus stated that the revised grading plan is approved which shows 1% on paving and 2% on dirt. Tim Hendricks said he is not sure the owner wants a sign on the building and asked if it is a requirement. Les Mangus stated that this case can come back before the Site Plan Review Committee at any time they wish to add signage.

Doug Allison restated the items needed by the Committee for full approval, which include: a revised lighting plan, material samples, signage plans, landscape selection changes, parking, and irrigation. Les Mangus noted that the Patmore Ash tree was measured in feet high instead of in trunk caliper.

Shawn King made a motion to approve SP-2002-09 - Site Plan for A.T.G. Sports at 317 E. Commerce St. in the Andover Industrial Park limited to structure and foundation work only; and that within 30 days Mr. Hendricks will return to this Committee with the color scheme chosen, material samples, and all of the staff comments being addressed. Charles Malcom seconded the motion. Motion carried 4-0.

Review SP-2002-09 - Site Plan for A.T.G. Sports at 317 E. Commerce St. in the Andover Industrial Park.

Review the covenants for the Andover Industrial Park for compliance with the Site Plan Review process. Representatives from PAI, Bill King and Gary Hamilton have distributed copies of the covenants to the committee in their packets. Mr. King said he just wanted to attend tonight to give general information to the Committee and to answer any of the Committee's questions. Mr. King and Mr. Hamilton informed the Committee about the procedure PAI goes through for applicants, and about their marketing sub-committee, and to convey their general desire for a garden park in the area. Mr. King stated they do not get into landscaping, and lighting, but they are more interested in the exterior appearance and the user. There was general discussion about various properties and the ownership of them in the Industrial Park.

Les Mangus asked PAI about the consistency in the landscaping in front of the parking lots in the area of the Industrial Park. Mr. King stated PAI tells all prospective buyers of the conditions required by the Site Plan Review Committee. There was general discussion about the berming being done on various properties and of the verbal agreements being made. Les Mangus voiced his concern about verbal agreements in general. He stated the Site Plan Review Committee should give suggestions to PAI of language to be used in future written agreements. 

Mr. Mangus further stated that the Folgers's Gymnastics would be submitting a site plan to double the size of their facility. They will be expanding to the east. The Planning Commission approved their plan before the SPRC was started so there were no plans submitted for landscaping, minimal parking, no requirements on lighting, and Smith Construction will be doing their drawings. Mr. Mangus said the expectations need to be documented so there are no misunderstandings.

Gary Israel asked if the trees were diseased that were removed from Folger's Gymnastics. There was no reply.

Bill King said that they send every tentative buyer to the City to get all the information they need before beginning any project. Les Mangus said too many of the applicants are waiting too long into the process before they show up at City Hall to ask the important questions. Gary Israel said it would be nice if there was a "treescapes plan" for the Industrial Park.

There was general discussion about landscaping consistency and variety in different areas of Andover.

Gary Hamilton asked Les Mangus if irrigation is required.

Mr. Mangus said it is not required by regulation, but for some landscaping plans it is necessary. Shawn King said he would like to see xeroscape plans on these projects.

Review the covenants for the Andover Industrial Park for compliance with the Site Plan Review process.

Member Items: Gary Israel said they are making progress on Braum’s.

Doug Allison asked Les Mangus for the status on Committee members. Jeff Bridges replied that the Mayor is considering a new appointment.

Shawn King offered to work with Mr. Mangus on the verbiage for PAI. He wants to see the requirement of irrigation in the list.

Member Items

Motion was made by Gary Israel to adjourn the meeting. Shawn King seconded the motion. Motion carried 4-0.

Adjourn