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SP-2004-09: Review the Final Site Plan for the Walnut
Valley Country Store located at 307 W. US Hwy-54. Rod Coker of Architectural
Development Services LLC, Dave Matson owner of Walnut Valley Country Store,
and “The River at Andover” property owner Hal McCoy presented the revised
plan.
Rod Coker stated changes to the plan include: addition
of a planting island and moving of the monument sign. He said the grading and
drainage plan has remained the same. Boling Engineering has been contacted to
submit a lighting plan for this site.
Les said that on the table tonight is a revised set of
plans where most of staff comments have been addressed. One of the issues was
that the lighting plan did not meet the 1 foot candle minimum.
Rod Coker said the landscaping plan has been modified to
show:
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The parking lot screening along US Hwy. 54 has been shifted off
the road right-of-way.
o
Mint Juleps and Hackberry trees were moved back from the
right-of-way
o
Existing Cottonwood trees next to the pond have been replaced
with Cherry trees.
o
He said the monument sign was moved and is shown on the plan
with landscaping around the base.
o
There will be a 7,000 square foot mesh-type shade structure for
delicate plants at the garden center.
o
Seasonal flowers will be planted in all entrance beds.
o
Front porch area will be screened with low growing shrubs.
There was general discussion about the growing speed and
maintenance problems of the Hackberry Trees. Larry Crouse said the Blue Atlas
Cedar is a marginal variety for this area.
Rod Coker asked if Oklahoma Red Bud would be a better
choice.
Doug Allison asked if the screening along Kellogg was
reduced from the previous plan. Rod said it was because some of the plants
were placed over the property line. After further discussion, the Committee
requested additional screening along Kellogg.
There was general discussion about screening
requirements for parking areas. Methods may be mixed between berms and
plantings.
There was discussion about planting in the US-54
right-of-way. Everything planted there will be mowed with a brush hog.
Authorization for anything planted or maintained in that right-of-way must
come from KDOT.
David Martine asked for the difference between the
building elevation and the new highway. Rod Coker said on sheet SE-c the
highway is higher than the building will be. Les said the finish floor and
the highway will be close to the same.
Larry Crouse suggested planting small Crabapple trees
in-between the Mint Julep trees for variety.
Doug Allison asked about the fencing shown on the plan.
Rod Coker stated it will be a 3 rail white fence around much of the property
that will tie into the front porch of the Country Store.
Dave Matson said there will be some security fencing
used.
Shawn King said he did not like the Cherry Trees being
planted with the Western Red Cedar Trees. Larry Crouse cautioned the
applicant about maintenance problems of the Cherry variety.
David Martine asked if the trash dumpster would be
screened. Rod Coker said it is screened with landscaping from the west, but
cannot be seen due to the wall on the back side of the loading dock and the
wall.
Rod Coker said the Garden Center plan has been revised
to show the batten board cedar siding on the north and south faces &
brick on the east and west sides. The front of the Garden Center will be brick to match the Country Store. The batten board will compliment the buff tone
roof with buff tone trim.
Rod Coker said the batten board siding is costing the
owner 3 times as much as a metal wall panels would have.
Doug Allison would like to see more brick incorporated
into the design of the north and south faces of the garden center. Dave Matson said these sides would have limited visibility to traffic. Les Mangus said it will
be in view of traffic on Kellogg. Rod Coker said the north side of the Garden Center will face the Country Store.
Les said if 6’ Pine and Cedar trees are planted, east
bound traffic on Kellogg will be able to see the foundation of the Garden
Center, because of the slope of the west side of the property to the pond.
David Beaver said he wants to see more wains cot and
continual elements around the buildings. Les said this is okay if it does not
look like racing stripes with a 3-foot wainscot on an 18’ high wall.
Rod Coker said the monument sign will be on the
northwest corner of the property.
Doug Allison asked if spandrel glass would be used. Rod
Coker said frosted glass would be used in the upper windows of the Country
Store and clear glass for the entry level ones.
Les Mangus asked if there would be a gateway arch. Rod
Coker said there is not one on this plan. Dave Matson said there would be an
easement given for it if it is incorporated later.
David Beaver said he liked the proportions on the west
side. Larry Crouse said he liked the fence.
Doug Allison made a motion to approve SP-2004-09 as
presented contingent upon the parking lot screening along Kellogg be
increased and represented to SPRC, revise the lighting plan and submit it to
staff for approval, and revise the elevation of the garden center for
approval at the next meeting. Larry Crouse seconded the motion. Motion
carried 5/0.
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