CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

February 7, 2006

MINUTES

The Site Plan Review Committee met for a regular meeting on Tuesday, February 7, 2006 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, Don Kimble, Larry Crouse, and Kevin Dreiling arrived late. Others in attendance were Les Mangus Zoning Administrator, Deborah Carroll Administrative Secretary, and Jeff Bridges City Clerk/Administrator. Member absent was Dora Arbuckle.

Call to order

Review the minutes of the Site Plan Review Committee meeting of January 3, 2006.

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

Review the minutes of the Jan. 3, 2006 Site Plan Review Committee.

Communications:

Les Mangus reported the Mayor has appointed a new Site Plan Committee member. Her name is Dora Arbuckle who is a landscape architect. She has been admitted to the hospital and is not able to attend the meeting tonight.

Review the City Council minutes from the December 27, 2005 and January 10, 2006 meetings. The minutes were received and filed.

Review the minutes of the January 17, 2006 Planning Commission Meeting. The minutes were received and filed.

Review the Potential Residential Development Lot Report.

Communications

SP-2004-09: Review the Revised Site Plan for Walnut Valley Country Store located at 304 W. US Hwy 54. Dave Matson said this is regarding a highway sign on the northwest corner of the property. The approved sign plan was distributed to the members for review. The revised sign plan will show more continuity with the country store. The new sign cabinet will be 12 feet wide the same as the previous plan, the top will be wider and a little taller.

Doug Allison asked if the materials are all metal. Dave Matson said most are metal, poles are metal, top cabinet is aluminum, Walnut Valley green is plastic, and the copy was changed from 6” to 10” for improved visibility from the highway.

Larry Crouse made a motion to approve the sign plan as presented. Jason Mohler seconded the motion. Motion carried 5/0.

SP-2004-09: Review the Revised Site Plan for Walnut Valley Country Store located at 304 W. US Hwy 54.

SP-2005-05: Review the Revised Site Plan for Andover Collision Center located at 948 N. Andover Road. Ben Lawrence, representing the applicant GABD explained the revised sign plan. He said they are asking for approval of the sign only which has had the Collision Center logo added to it, reduced it in size to make it a monument type sign, height reduced by 1 ½ feet, thicker at the base with additional limestone 4” cap. The sign will be aluminum with graphics and vinyl lettering.

Don Kimble asked Ben Lawrence if he was sure the sign did not need to be lighted. Ben said it will be ground lit which will be adequate for this business that will not be open in the evenings. Visibility from the road will be sufficient with ground lighting.

Don Kimble and David Martine both said they have participated in this project and both stated they would abstain from voting.

Larry Crouse made a motion to approve this site plan as presented. Motion died for lack of a second and lack of adequate number of voting members being present.

Ben Lawrence asked the committee to leave the meeting for another engagement. He asked staff to notify him as to the outcome of this case.

Chairman Allison requested cases SP-2005-05 and SP-2005-17 be moved to the end of the agenda to assure the required number of voting members are present. There were no objections.

SP-2005-05: Review the Revised Site Plan for Andover Collision Center located at 948 N. Andover Road.

SP-2005-30: Review the Revised Signage Plan for Presto located at  2035 N. Andover Road & SP-2005-31: Review the Revised Signage Plan for Presto located at 105 W. Central. Todd Bremdmoen asked for approval to construct new monument price signs at both these locations to comply with re-imaging requirements from Conoco-Phillips. Todd said these stores are being leased from Bill King, but there are existing long-term site plan issues that have not been completed. Todd understands some cedar trees need to be planted at both locations, the 21^st Street store needs to have the dumpster enclosed, and blue metal needs to be installed at the 21^st Street store. He said it is his plan to work on these violations this coming week. Todd asked if the committee would grant him permission to install the new signs on his word that these issues would be taken care of.

Kevin Dreiling arrived at the meeting at 6:10 p.m.

Larry Crouse explained these non-compliances issues have been a problem for 9 years and he said he is against granting any additional grace time.

Doug Allison said he agreed with Larry Crouse and said he does not feel comfortable approving new signage at a location that does not currently comply with what was approved.

Todd said the Presto stores are willing to do whatever is necessary to comply with regulations. He offered money to be put in a trust fund to insure completion of these store site plans if approval could be granted permission to construct the new signs while the previous site plans are completed. Todd said the steel for the 21^st Street store will take some time to finish.

Doug Allison said he does not believe there is any problem with the proposed signage, it is just past negligence.

Don Kimble said he feels as strongly as Larry Crouse does and suggests the screening trees be done at the Central store within the next 30 days. He feels all items should be completed within the next 30 days with the possible exception of the blue metal. He suggested Todd return to the March Site Plan meeting with all items completed except the blue metal, and with an order/ship/install date for the blue metal schedule to submit, he would reconsider the new signage. Don Kimble said the Cedar tree screening planted at the Central store only lasted a couple of months before dying.

Larry Crouse said he would reconsider the proposed signs when all issues except the blue metal are completed.

No formal action was taken.

SP-2005-30: Review the Revised Signage Plans for Presto located at 2035 N. Andover Road & SP-2005-31: Review the Revised Signage Plan for Presto located at 105 W. Central.

Chairman Doug Allison stated there was no applicant present for the Andover Counseling Center. The agenda item was tabled until the applicant arrived. There were 3 adjoining neighbors to the Counseling Center present and asked to speak when the applicant arrives.

SP-2005-33 tabled

SP-2005-34: Review the Revised Master Plan for Butler Community College Master Plan located at 715 E. 13^th. Marvin Dodson, Director of Facility Management for Butler Community College stated Jason Gish is the landscape engineer for this project and has not arrived yet. Marvin asked this item be tabled until Jason arrives.

SP-2005-34: Review the Revised Master Plan for Butler Community College Master Plan located at 715 E. 13^th.

SP-2006-01: Review the Site Plan for the Andover Professional Center located at 324 W. Central. Owners Dennis & Debie Bush were present to explain this application for building expansion. They propose the expansion of 35’ to the north side of the building, enclose the trash dumpster and move it from the north (back side) to the west side, addition of a driveway off of Central and will increase the number of parking spaces by 4 on the south side. The 6’ cedar fence trash enclosure, 3 additional parking lot lights to bring the lighting plan up to code. The building addition will match the existing facility. They are proposing the removal of the parking on the south side and using the space for landscaping. The landscape plans were submitted to the committee members. Dennis said all additional landscaping would be irrigated. There is a common area strip on the east side with existing plants will have irrigation added. They also want to update the sign from the 25’ tall pole sign to a modern monument metal sign which will be internally lit. The base will be brick to match the building.

Doug Allison asked if this is a preliminary or final review. Larry Crouse said it looks preliminary.

Larry Crouse said the landscape plan looks like an afterthought and he does not believe it is drawn to scale. Larry said an appropriate landscape plan needs to be submitted to scale with planting specifications, irrigation specifications, size, schedule, and method of planting included.

Don Kimble said he visited the site and measured for the proposed changes. He did not agree with the changed location of the trash enclosure. Don does not believe it belongs on the front of the building. Don asked Les if aprons and commercial cuts were supposed to be bigger than 24’. Don was concerned about the trash truck being able to service the site without backing onto Central which would be dangerous. Don suggested the applicant’s research ADA access/parking laws to avoid future problems. Don Kimble said the concept for this building expansion is very nice. He said there just needs to be a little more detail for approval. He suggested the handicap spaces be more centrally located, move the dumpster to the back rather than on the front of the building. There was general discussion about the handicap parking.

Don Kimble continued discussion about spaces 39- 42. He has measured 54’ from the sidewalk to the driveway. Those cars will not be protected. He said the 20’ drive is not appropriate. He said a 24’ drive will be needed but there is not that much room.

Doug Allison said there would have to be a 24’ drive for 90 degree parking. Parking discussion continued. Les Mangus said there is existing concrete on the north end of the property that is not large enough for parking after the addition onto the building.

Don Kimble suggesting designing angle parking on both sides of the existing island, and try angle parking at the building with one-way travel through the lot. There was continued parking discussion.

Larry Crouse strongly cautioned the applicants from planting Boxwood trees on that exposed site. He said they won’t last 1 winter.

Jason Mohler was concerned about the trash truck backing into Central.

Don Kimble was not able to justify the expense of the curb cut for only 4 additional parking spaces.

David Martine asked where the sidewalk is along Central. Les Mangus said north and south their site is paved from property line to property line with the strip behind the building that is not paved. The grass behind the sidewalk is on the right-of-way.

David Martine wanted to see some parking lot screening.

Don Kimble suggested the Bush’s hire a design professional to fine tune this plan.

Larry and Don both complimented the applicants for this concept plan. Les Mangus said the lighting plan still has some holes in it.

Don Kimble said in-between the existing Junipers in the island another small bush or tree would make nice screening. Dennis said the committee is asking him to landscape a common area that he does not own; he said that is utility easement.  He said this is planned to include irrigation though.

Les Mangus said the minimum is 24’ for two-way traffic.

No action was taken. This applicant will return in March.

SP-2006-01: Review the Site Plan for the Andover Professional Center located at 324 W. Central.

SP-2005-33: Review the Revised Landscape Plan for the Andover Counseling Center located at 217 Ira Court. John Tasset Project Coordinator said he has revised this plan to include the additional shrubbery requested by the committee.  He said additional parking is required by zoning regulations and is shown on the north side of the driveway approach. The handicap parking has been maintained. John said the trees have been removed at the rear of the property and will be replaced by a 6’ cedar fence.

Don Kimble asked for an explanation about the shift of the building addition to gain 3 additional parking spaces. Don Kimble was also concerned about the location of the 6’ cedar fence in relation to the neighbors. Don asked Les if there is a 10’ utility easement on both sides of the fence. Les said the utility easement is 20’, 10’ on each side of the property line. Don asked why the applicant did not build the fence on their own property instead of on the property line. Les said this is the case of 99% of the easements in Andover. John Tasset said this would make the owner maintain both sides of the fence.

Don Kimble expressed his concern about the parking space that backs up in front of the front door. There was discussion about the safety of this parking space. Les Mangus said only 20 spaces are required and this plan shows 21. Jason Mohler said at 4:00 p.m. almost every parking space was being used.  Les said at the last meeting, staff did not know the basement has been finished into working offices and this additional finished space was not included in the original parking calculation. The 3 additional parking spaces are needed to bring the parking lot up to code. Discussion continued about the parking spaces being 8 ½’ wide.

David Martine asked to hear the comments of the neighbors. Les said this is not a plebiscite of the neighbors. This is a design committee of professionals. It is up to the committee whether to consider comments of the neighbors. Discussion continued about the fence on the property line.

David Martine asked if any existing trees would be removed. John Tasset said there has already been a sizeable amount removed. John said it is in the text of this plan to protect the existing trees.

Doug Allison asked if any of the adjacent property owners wished to speak.

Don Walker of 1940 N. Marc Avenue said he is glad the Counseling Center is there and appreciates it being a less intense use. His concern is with the landscaping and screening along the mutual property line. He said this area has not been well maintained over the years including junk storage. It has now been cleaned up. He is asking for assurance this area will be maintained in the future. He discussed the large trees and his lack of knowing exactly where his own property line is. He said he would prefer nice landscaping over a cedar fence as screening. He said the fence along the south side of the Counseling Center property is very poorly maintained.

David Martine asked Don Walker if the existing trees don’t die, would he be happy with no modifications. Don Walker said so many trees have already been removed during construction, he would request additional landscaping to fill in. Les said when this building was constructed; there was a very dense planting of cedar trees existing. Over the years, they have been removed to the point there are large gaps now that are open from the back of the Counseling Center to the residential neighborhood. Those remaining have been pruned up overhead eve high.

Doug Allison asked if the Spirea show on the plan existing. Les said they are existing in various states of disrepair. Les also said he just learned last week that on the Butler County website aerial photo, the Counseling Center owns the lot adjacent to the north which could be used for additional parking.

Don Kimble asked Les about enforcement of maintenance to a required screening fence. Les said it is the Counseling Center’s responsibility to maintain screening fences. Les said action is taken by the city if the fence is in disrepair, not for being ugly.

Doug Allison asked if any other property owners wished to speak on this matter.

Larry Jantz of 1932 N. Marc Avenue complained about the landscaping not being maintained over the years.

Larry Crouse said he is concerned if landscape screening is the only requirement, it will continue to be a maintenance problem. He said a fence requirement would be a better decision.

David Martine said there are existing canopy evergreens that will grow to the 18’- 20’ range. He said the Planning Commission depends on the Site Plan Review Committee to require and enforce appropriate screening. There was general discussion about the reasonableness of a living fence requirement. David Martine said the text on the plan needs to state that any landscape that dies will be replaced with an appropriate substitute. There also needs to be a simple timeline for replacement.

Don Kimble asked Les if he thought it was a safety issue for the 3 parking spaces adjacent to the entry door. Les said he does not think this is a conflict with the entry door, but the usability of the stalls is questionable. There was discussion about the curb and property line.

Doug Allison asked the landscape experts if the new landscape going east and north of the building, reasonable. Larry Crouse asked for the variety 6’ Elm on the west side. David Martine said there are 6’ by 4’ Spirea with gaps between. John Tasset said there are 3- 4’ Spireas on the south line and 6- 4’ Spirea on the middle line. Doug Allison asked if the Sarcoxie Euonymus on the north and east sides of the building are reasonable plantings. He asked if the north ones that loop out from the building need to be in a bed.  David Martine said yes they do.

John Tasset said the 4’ by 8’ privet would be moved with the sign. Doug Allison said there is no planting there now. John Tasset said if plants have been removed, they will be replaced.

Don Kimble would like to see new plantings by the additional parking spaces.

David Martine made a motion to approve the revised plan with the following conditions:

1. New 6’- 3 rail wood fence along the complete west property line as shown on the plan.
2. All new landscaping encompassed by edging and mulched in place and in a landscape bed.
3. If the existing trees are damaged in a way that they will die within 1 year, that a minimum of 6-foot new upright Junipers be replaced in that area.
4. If the relocated shaped Privets are now missing, that new plantings be added in that area to be equal the same amount shown on the plans.
5. 1 new additional bed west of the new parking area is planted with the same type of plant materials shown to screen the parking lot.

Larry Crouse seconded the motion. Discussion continued about parking spaces.

Don Kimble made a friendly amendment to the motion to include the removal of the 1^st parking space adjacent to the front door where the 3 parking spaces have been added and only have 2 that are 9’ wide. David Martine agreed with the amendment. Larry Crouse seconded the amendment. Motion carried on the amendment only 6/0.

Motion carried on the amended motion 6/0.

SP-2005-33: Review the Revised Landscape Plan for the Andover Counseling Center located at 217 Ira Court.

SP-2005-34: Review the Revised Master Plan for Butler Community College Master Plan located at 715 E. 13^th. Jason Gish from MKEC is the landscape engineer for this project. Jason explained the changes requested by the Site Plan Review Committee have been made based on as built conditions for the 1^st Phase of landscaping.

Don Kimble said this plan is very nice and said it will improve the site of the building. Don asked if this phase of landscaping would be irrigated or hand watered. Jason said irrigation system is not planned until Phase 2.

David Martine asked about the photometric plan. Les Mangus said he has not seen it since that lighting has been installed. Les said it was planned to show 5 fixtures along the west property line.  Now there are 4 fixtures along the west property line and 1 at the tip of the end island. Les said an updated photometric plan needs to be submitted to assure it meets the 1 foot-candle minimum. There was general discussion about the lighting plan and the option for additional lighting on the building. Les said he does not like the glare from building fixtures.

Larry Crouse made a motion to approve the revised master plan with the condition of a revised lighting plan submittal to staff. David Martine seconded the motion. Motion carried 6/0.

SP-2005-34: Review the Revised Master Plan for Butler Community College Master Plan located at 715 E. 13^th.

Doug Allison stepped down as Chairman for the next case and Vice-Chairman Kevin Dreiling stepped up to chair the meeting.

SP-2005-17: Review the Revised Site Plan for Pizza Hut located at 307 N. Andover Road. Doug Allison from Wilson Darnell Mann Architects represented the applicant Fugate Enterprises. Doug said the original approved plan showed the electrical transformer in the northwest corner of the site. This would have caused the electrical line to cross several other utility lines. The contractor wanted it placed on the southwest corner of the lot. Additional landscape screening for the transformer has been shown on the revised plan. Doug said the pad for the transformer is 7’ square.

David Martine asked for clarification of a B Juniper. Doug said they are Broadmoore. David Martine did not think the plant selection would appropriately screen the transformer. Les said they also show a Mint Julep along the back property line, but that cannot be used by the transformer due to the vision triangle limitation. Les suggested something with maximum height of 3’ or less. Discussion continued about plant selections.

David Martine made a motion to approve the revised site plan as presented with the exception that the planting to screen the transformer be Armstrong Junipers, 2 on the east and 3 on the south. Larry Crouse seconded the motion. Motion carried 5/0/1 with Doug Allison abstaining.

SP-2005-17: Review the Revised Site Plan for Pizza Hut located at 307 N. Andover Road.

Doug Allison returned as the Chairman of the meeting.

SP-2005-05: Review the Revised Site Plan for Andover Collision Center located at 948 N. Andover Road. Doug explained to Kevin Dreiling this applicant presented this case prior to his arrival and he needed to leave. Kevin Dreiling said he did not see a problem with this plan during the review of his packet.

Jason Mohler made a motion to approve this plan as presented. Doug Allison seconded the motion. Motion carried 4/0/2 with David Martine and Don Kimble abstaining.

SP-2005-05: Review the Revised Site Plan for Andover Collision Center located at 948 N. Andover Road.

SP-2006-02: Review the Site Plan Treescapes storage building located at 1202 N. Andover Road. David Martine, owner of Treescapes explained he wants to build a storage building in the far east end of the property on Lot 4. The actual building body will be tan, trim of light stone, and the roof will be a weathered copper.

Doug Allison asked why the storage building will not match the existing store. David Martine said it will be similar. David Martine said this building will not be for customer use, employee only access.

Don Kimble said he will be abstaining from voting on this case. He asked staff about the requirement of a concrete flume and whether it is on the property line or in the easement. Les said there has been no plan for compliance with the grading plan for the Andover Commercial Subdivision.

Doug Allison stated that according to the letter of the ADA handicap access (accessible route) must be provided into this building even if it is only used by employees. Buildings must be tied together. David Martine asked if asphalt is permitted to provide a solid surface between buildings. All buildings on the same site must be connected with an accessible route.

Kevin Dreiling made a motion to approve this plan as presented. Jason Mohler seconded the motion. Motion carried 4/0/2 with David Martine and Don Kimble abstaining.

SP-2006-02: Review the Site Plan Treescapes storage building located at 1202 N. Andover Road.

Member Items:

Doug Allison - none

Jason Mohler- none

David Martine - none

Don Kimble - none

Larry Crouse - none

Kevin Dreiling- none

Dora Arbuckle- absent

Member Items

Larry Crouse made a motion to adjourn the meeting at 7:57 p.m. Jason Mohler seconded the motion. Motion carried 6/0.

Respectfully Submitted by

Administrative Secretary

Approved this 7^th day of March 2006 by the Site Plan Review Committee, City of Andover.