CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

July 6, 2006

MINUTES

The Site Plan Review Committee met for a regular meeting on Tuesday, July 6, 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, Don Kimble, Kevin Dreiling and Clark Nelson. Others in attendance were Deborah Carroll Administrative Secretary and Jeff Bridges City Clerk/Administrator. Members absent were  David Martine, Larry Crouse and Les Mangus Director of Public Works and Community Development

Call to order

Review the minutes of the Site Plan Review Committee meeting of June 6, 2006.

Clark Nelson made a motion to approve the minutes as presented. Don Kimble seconded the motion. Motion carried 5/0.

In further discussion, Don Kimble admitted he missed the requirement to bring the Andover Vet Clinic grading and site lighting plans back to the committee for review. He said he will bring them to the next meeting. 

Review the minutes of the June 6, 2006 Site Plan Review Committee.

Communications:

Review the City Council minutes from the May 30, 2006 and June 13, 2006 meetings. The minutes were received and filed.

Review the minutes of the June 20, 2006 Planning Commission Meeting. The minutes were received and filed.

Review the minutes of the June 13, 2006 Subdivision Committee meeting. The minutes were received and filed.

Review the Potential Residential Development Lot Report.

Communications

SP-2006-04: Review the Revised site Plans for the Newman/Rathbone Office Park located at 1139 N. Andover Road.

From Les Mangus memo: The Final Site Plan for the Newman/Rathbone Office Park has complied with the suggestions from the last meeting. The driveway has been converted to a one-way circulation to eliminate the need for modification of the existing storm sewer inlets adjacent to the north driveway. This one-way access also allows the parking area overall width to decrease. Staff comments have been reduced to just a few items, which could be worked out during the building permit process if necessary.

Owners Dave Rathbone, Jack Newman, with Bill Morris architect presented the revised plans. Bill Morris said this set of plans will stand as presented and they have made all the changes as requested from the last meeting.

Kevin Dreiling asked what has changed on this plan. Dave Rathbone said the whole plan has changed. Dave said the drive circling the building has been eliminated. A detailed site plan and erosion plan have been submitted. The south entrance has been moved to line up to the trash dumpster. Dave said Les helped him with these plans to avoid having to rebuild a drainage basin on the north end. The parking lot has changed to one way traffic which makes the approaches narrower.

Doug Allison asked for the distance from the front columns to the face of the curb. Dave Rathbone said 5 feet. Don Kimble said 3 feet.

Don Kimble said the handicap ramps are not legal because they don’t have a landing on top of them. As he came to the drainage plan, he stated his appreciation for the detail and accuracy of the information. He said this plan shows the proper ADA access from the sidewalk. Don Kimble asked for the site to be build according to the grading plan and to modify the blueprints to match the measurements on the grading plan. Don Kimble complimented the engineer on painting the protection stripes on the end of the parking lot. Don also suggested more substantial arrows being painted to show the one way direction of traffic in the lot. There was discussion about installing signage to direct traffic as well.

Don Kimble reviewed the landscape plan and was concerned about the 3 trees with a berm not being adequate screening for the parking lot. He proposed 6 additional bushes of the evergreen variety, 5 gallon in size to be planted in-between the trees. Dave Rathbone said this would not be a problem.

Don Kimble commented the landscape plan should be presented in color, and should be required for all applicants to meet the guidelines as stated in the Site Plan Review Criteria.

There was general discussion about the 30” berm shown in the plan. Don Kimble said the berm would be tough to mow and maintain, and that it still needed additional shrubbery on it.

Don Kimble made a motion to approve the plan with the following conditions:

1. 6 additional evergreen type 5 gallon size shrubs are to be planted in the 8’ landscape strip in front of the parking.
2. Construct the parking lot per engineers drawing rather than the architectural plans.
3. Additional proper 1 way traffic signage be posted at the drives.
4. All staff comments must be satisfied before building permits are issued.

Clark Nelson seconded the motion. There was general discussion.

 Motion carried 5/0.

SP-2006-04: Review the Revised site Plans for the Newman/Rathbone Office Park located at 1139 N. Andover Road.

SP-2005-24: Review the Revised site plan for Advance Storage located at 1403 W. Ledgerwood.

From Les Mangus memo:  The Final Site Plan for the Advance Storage Expansion is generally in order. The lighting and signage need some attention to meet the requirements. The placement of landscaping for screening purposes south of the new buildings, and the placement of the brick fence column on the 20 ft. utility easements are problems for future maintenance of the existing sewer lines, and should be prohibited. It appears that the entire site plan east of the creek could be shifted north 5-10 feet to accommodate the easement. Several comments are listed in the Staff Review, but with some direction from the Committee could probably be worked out with the construction documents.

Owner Keith McCoy and Mike Decker of Spangenberg Phillips Architects presented the revised plans. Mike Decker explained the drainage way problem through the site. The 6 existing buildings will be maintained and the remainder of the site will be developed into the same facility. A bridge will be constructed to connect the 2 sides of the development over the drainage way. Along Ledgerwood will be installed a brick and wrought iron fence that will line the street and connect to the corner of the building. Landscape will be provided in the right-of-way up to the corner. The existing entrance will remain, but be designated for emergency vehicles only. A new drive will be created to the east with a direct path leading to the office building. The office building will have a tower element added and more parking spaces are being designed. Mike explained the office/apartment design for the on-site manager which will also include a garage for their own storage and vehicle. He explained the tempered storage building. There will be a flip up gate at the entrance with a security code for access. Another gate will be used for the emergency vehicle entrance. The additional buildings on the east side of the drainage way will match the existing buildings on the site which are metal panel with green roof systems. The residential area to the south will be buffered with buildings and landscaping. The storage buildings will be kept 100 feet from the property lines adjacent to the residential area. Mike explained the site grading plan, utility plan which shows the sewer line that runs down the south property line, landscape plan, lighting plan, and elevation drawings. The size of the building has been reduced to allow for the 10’ buffer in front of the building.

Don Kimble asked if the existing trees would have to be removed for the development. Mike said they would be kept.

Don Kimble referred to the memo from Les and Mike was given a copy. Don said part of the fence and brick piers are over the lines and need adjusted. Mike said he has changed his plan making the fence wrought iron or chain link. He said they will not build into the easement.

Jeff Bridges asked about the landscaping south of the new buildings. Mike said the revised submittal has more dense trees at the openings and a line of trees behind the buildings. There was discussion about prohibiting the trees due to the sewer easement. Mike said he has located the sewer line on the south and plans to plant 6 feet from that utility line.

There was general discussion about the PUD to the south.

The lighting plan was discussed. Mike Decker said there are some areas on the plan that do not meet the minimum requirements. Don Kimble was concerned about the lack of lighting on the bridge. He said that would be a major part of the success of the project.

Don Kimble said he wanted to see the landscape and lighting shown on the elevation plans.

Clark Nelson asked why the concrete fence did not extend all the way around to the east. Mike said there is a 20’ section of land that will have dense landscaping for the residential neighbor. There was discussion about plants vs. concrete walls as screening.

Jeff asked if the fence is on the inside or outside of the landscaping. Mike said the fence stops at each corner of the building to form a security wall. Don Kimble asked Staff if the required maximum fence height is 6 or 8 feet. 

Doug Allison asked about sign plans. Mike said Les asked for actual dimensions of the sign. He plans to relocate the existing sign to just east of the new entrance. The sign is 112 square feet. Don Kimble said the size and color of the letters are not called out on the plan. Mike said he would get that to Les.

Don Kimble made a motion to approve the plan as presented with the following conditions:

1. The submittal meets all Staff review and approval comments.
2. The applicant check for the height restriction on fences on the south and east property lines.

Clark Nelson seconded the motion. There was further discussion.

Don Kimble amended his original motion to include the requirement of minimum 1 foot-candle at the bridge. Clark Nelson seconded the amendment to the original motion. Motion carried 5/0.

SP-2005-24: Review the Revised site plan for Advance Storage located at 1403 W. Ledgerwood.

SP-2006-12: Review the sign plan for the Cornerstone Addition located on 21^st between Andover Road and 159^th Street.

From Les Mangus memo:  The Site Plan for the real estate development signs for the Cornerstone 1^st Addition is within the bulk regulations for project signage and the restrictions of the Cornerstone Planned unit Development, but because they are not considered temporary signage requires site plan review.

Michael Baxton of Tri-Mark Signworks presented the plans which have been revised from the original submittal. The signs are now down to 98 square feet to comply with city code. The overall height is 10’. Michael said there is a 72 foot setback along Andover Road. There was discussion about the entry monument for this development which is Item No. 10 on this agenda.

There was discussion about whether these 2 signs are permanent or temporary and the estimated time the signs would be used on the site. Don Kimble was very concerned about the lack of any landscaping for either of these signs. Don said he cannot approve this plan without landscaping. Jeff said the face of the signs would probably be reworked as the next phases of the development come on line. Landscaping discussion continued. Michael said the sign will be 159’ from the edge of the curb.

Jeff Bridges said these signs will go away when the development is full (800+ units). Jason Mohler said that with all the landscaping proposed for the monument sign, he can approve the lack of plantings for the temporary signs. Discussion continued.

Jason Gish of MKEC Engineering said he did not know landscaping was required for temporary signage. Jason also stated it would be hard to provide irrigation to the area planned for the temporary signs.

Kevin Dreiling said he does not consider these signs to be permanent, therefore should not require landscaping.

Kevin Dreiling made a motion to approve the sign plan as presented. Jason Mohler seconded the motion. Motion carried 4/1 with Don Kimble in opposition.

SP-2006-12: Review the sign plan for the Cornerstone Addition located on 21^st between Andover Road and 159^th Street.

SP-2006-13: Review the sign plan for the Kutter Vet Clinic located at 1607 West Central.

From Les Mangus memo:  The proposed wall signage for the Kutter Pet Care Center is well within the 5% maximum for wall signs. The veterinary clinic has experienced some confusion with walk-in clients thinking the “Pet Care Center” is a pet store.

Business owner Ron Kutter presented his sign plan. He asked for the simple lettering for the face of the building be approved.

Doug Allison asked if there is light on the signage. Ron Kutter said there are 6 flood lights in the eve.

Jason Mohler made a motion to approve the plan as presented. Kevin Dreiling seconded the motion. Motion carried 5/0.

SP-2006-13: Review the sign plan for the Kutter Vet Clinic located at 1607 West Central.

SP-2006-14: Review the site plan for Flint Hills Wine & Spirits located at 125 W. US Hwy. 54.

From Les Mangus memo:  The sketch plans for the exterior remodeling of the Flint Hills Wine & Spirits building is for comments only. The owner plans to change the exterior to be more in character with buildings in the River Addition – Walnut Valley Country Store and Garden Center.

Co-owner Dave Dvorak presented his proposed plans and asked for input from the committee members. Dave submitted new elevation drawings from a different architect to the members. He discussed the renovation of the exterior of his building to match the theme of the River Addition. There is an option of renting out the vacant space in the rear of the building as well as a portion of the frontage of the liquor store. Dave said he and the other partners are more partial to the design without entry columns. Dave said he liked the signage on Walnut Valley that is on the efis. There was discussion about the addition of windows and doors on the west and south sides to accommodate tenant space.

Don Kimble said the awnings on the west elevation do not allow room for signage. Dave suggested a shallower angle to the support rods of the awning to make room for signs.

Don Kimble said the 3’ efis base around the building will not withstand the abuse. He recommended a masonry base that matches the paint of Walnut Valley. Discussion continued.

There was discussion about site lighting. Doug Allison said there is an overall requirement of 1 foot-candle minimum on the parking surfaces. Dave Dvorak said the existing light is from wall packs on each corner of the building.

Clark Nelson asked if the parking lot to the south will be repaved. Dave Dvorak said there is 1 pole light on the south but eventually that pole will be removed.

Don Kimble said a detailed lighting plan with parking lot lighting will be required and instructed Dave to follow the Site Plan Review Criteria.

Don also said he saw a car back off the top of the retaining wall and he would like to see some kind of barrier installed.

Jason Mohler suggested landscaping. Dave said there will be landscape planted along Kellogg.

Doug Allison said behind the blade canopies is special treatment material over the head of the windows. Doug asked for the blade to be moved up outside the band. Doug wants to see the band. Doug said to raise the canopy above the lintel.

Jason Mohler said the north and south elevations should match if the building is a rectangle.

No formal action was taken.

SP-2006-14: Review the site plan for Flint Hills Wine & Spirits located at 125 W. US Hwy. 54.

SP-2006-15: Review the entry monument plan for the Cornerstone Addition located at 21^st and Andover Road.

From Les Mangus memo:  The proposed entry monuments for the Cornerstone Addition on 21^st St. and Andover Rd. although identical have a problem with the maximum height allowed by zoning regulations. The monument on 21^st Street is limited to a maximum height of 10 feet in the B-2 Neighborhood Business District, whereas the Andover Rd. monument is limited to 15 feet. I have contacted the designer about the matter, and I believe that his intention is to apply for a variance to rectify the issue. Otherwise Staff has no objection to the plan as submitted.

Jason Gish and Monica Polyash of MKEC Engineering presented this plan for Ritchie Development. Monica said the monument will be all stone, dry stack, beige color Winfield Stone. The sign where the text is will be a cast stone with letters that will come off in Hunter Green. The lighting will be from the ground up towards the sign. A tower element will be placed at a 45 degree angle to the road. The sign wall will be curved. The sign is planned to be 8’10” tall to the column and the tower is 17’3”. She said a variance will be applied for to approve the maximum sign height. In addition to the monument, there are also permanent interior monument signs that will be built in the reserve areas.

Don Kimble said he could approve the signs but he wants to see a detailed landscape plan. Jason Gish said he did not understand the Site Plan Review Criteria applied to signs. Jeff Bridges said landscape is required along the entire arterial street frontage that should be approved by this committee. There was general discussion about the Streetscape Guidelines.

Doug Allison said construction of the sign could begin, but final approval would be withheld until the landscape plan is approved by this committee. General discussion continued.

Jason Gish asked for approval contingent upon the approval of the variance and submittal of the landscaping and irrigation plan.

Don Kimble asked Jeff Bridges if Site Plan Committee approval influenced the Planning Commission for approval of the variance. Jeff said it does not influence their decision.

Clark Nelson agreed with Don Kimble that the landscape plan needs to be approved together with the sign plan. Jason Gish said the variance case will be heard by the Planning Commission on August 15^th.  Doug Allison said the landscape and irrigation plans can be submitted to the Site Plan Review Committee before the variance case is heard. The next Site Plan meeting is on August 1^st. Jeff said most of the arterial frontage is consumed with commercial property so it should not be too hard.

No formal action was taken.

Jason Mohler left the meeting at 7:40 p.m.

SP-2006-15: Review the entry monument plan for the Cornerstone Addition located at 21^st and Andover Road.

Member Items:

Don Kimble- Asked for the City Council to have more teeth in their Zoning Regulations. He is concerned about the Presto on 21^st and Andover still not being in compliance for their trash enclosure. He wants to see a monetary penalty.

Doug Allison asked if the purple on Pergola Place was approved by this committee. Jeff said the amended color site plan was approved with that color. Discussion continued about their color choice.

Don Kimble wants Les to know there is a difference between architectural and engineering site plans.

Member Items

Kevin Dreiling made a motion to adjourn the meeting at 7:45 p.m. Doug Allison seconded the motion. Motion carried 4/0.

Respectfully Submitted by

Administrative Secretary

Approved this 1^st day of August 2006 by the Site Plan Review Committee, City of Andover.