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SP-2006-16: Review the parking lot plan for the Andover Counseling Center located at 217 Ira Court.
From Les Mangus Memo: The Andover Counseling Center located at 217 Ira Ct. proposes to expand their parking area to an adjacent
vacant lot to the north of the existing professional office building. The
proposed grades elevate the parking area about two feet in an effort to route
the majority of the storm run-off against the natural grade out to Ira Ct. to mitigate the increase in the rate of run-off from the paved surface. An existing
six foot solid cedar fence is the only screening proposed between the new
parking area and the existing residences to the west. Given the amount of
night time traffic that the Project Encore center generates, Staff supports
the plan if additional plantings are added along the west edge of the parking
area to provide a better screen for incoming headlights.
John Tasset, Project Coordinator for the Andover Counseling Center presented the parking lot plans. John said the center is already
in compliance with zoning regulations for number of parking spaces, but the
business is requesting additional spaces including additional handicap
spaces. He said it will be difficult to build this additional parking area
without creating drainage problems for the neighbors.
John Tasset said he submitted a lighting plan for
approval.
Don Kimble asked John
Tasset if he created the spot elevations on the diagram. John said yes he
did. Don Kimble said it is against the law in the State of Kansas to be doing
civil engineering without a license. Mr. Tasset said he has never represented
himself as neither an engineer nor architect. He said he will have the plans
certified by a licensed engineer before building permits are issued.
There was general discussion about the grade for the
proposed parking lot. John said there is a 1’ rise from the curb cut to the
entrance to the parking. There is 1% grade to 60-70% of the remainder of the
parking. 30% of the parking will be drained to the lot itself and the rest
will drain to the street.
Jason Mohler asked if this
lot would have curb and gutters. John said no, it will be brought up to a
berm and a swale will run down the middle of the lot which will drain to the
street. David Martine asked if there would be parking blocks. John said yes
there will be.
John Tasset said the drainage along the west and
north lines of the lot are flat. A continual swale will be along 3 sides for
water to drain to the northwest corner of the site.
Les said the storage buildings to the north have
always had water problems, because they are lower than their neighbors. Les
said his major concern is along the west property line which John answered
with a straight line grade from the existing building to the northwest corner
of the property.
Les explained that during building plan review,
certified stamped plans are required for a certificate of occupancy. John
Tasset assured the committee that will happen.
Don Kimble said he will not
approve this application without a stamped grading plan done by a civil
engineer. Discussion continued.
David Martine asked for
additional screening of the parking with more plantings on the west and front
(east) sides of the parking lot. David said the canopy of the existing trees
is insufficient screening beginning at 8-10’ off the ground. He is concerned
about the vehicle headlights projecting onto neighbor’s property above the 6’
fence.
Don Kimble asked for the
required site sections. Les said none have been submitted. Don Kimble said the civil engineer should do these as well as the parking lot detail and grading
plan.
Les said he is concerned about the proposed light
poles are 18 ½’ high, and 15’ from the residential property lines. John
explained the fixtures are designed to cut off the light at the property
line. Discussion continued about the parking lot lighting plan. Les suggested
the plan change to have more poles that are shorter.
Jason Mohler also suggested
using glare shields on the pole lights.
Dale Martens of 1948 Marc Street said he is a
neighbor adjacent to the west of this applicant. He was upset about the
unstable condition of the existing 6’ fence between their properties which is
of very poor quality. Mr. Martens does not want his property value to suffer
due to the mismanagement of this application. Mr. Martens asked for a copy of
the site plan.
Clark Nelson said all comments made tonight need to
be addressed.
There was general discussion about the normal hours
of this business. Les explained that Project Encore adjacent to the east
who’s clients will use this parking lot as well until 10 p.m.
No formal action was taken and the applicant will
return to the next Site Plan Review Committee meeting with the appropriate
documents.
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