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CITY OF ANDOVER

SITE PLAN REVIEW COMMITTEE

May 2, 2006

MINUTES

 

The Site Plan Review Committee met for a regular meeting on Tuesday, May 2, 2006 at the Andover Central Park Lodge located at 1607 E. Central, Andover, Kansas. Chairman Doug Allison called the meeting to order at 6:07 p.m. Members present were David Martine, Don Kimble, and Larry Crouse. Others in attendance were Les Mangus Director of Public Works and Community Development, Deborah Carroll Administrative Secretary, City Council Liaison Clark Nelson and Jeff Bridges City Clerk/Administrator. Members absent were Jason Mohler and Kevin Dreiling.

Call to order

 

 

Review the minutes of the Site Plan Review Committee meeting of April 4, 2006.

 

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

Review the minutes of the Apr. 4, 2006 Site Plan Review Committee.

 

 

Communications:

 

Review the City Council minutes from the March 28, 2006 and April 11, 2006 meetings. The minutes were received and filed.

 

Review the minutes of the April 18, 2006 Planning Commission Meeting. The minutes were received and filed.

 

Review the minutes of the April 11, 2006 Subdivision Committee Meeting. The minutes were received and filed.

 

Review the Potential Residential Development Lot Report.

Communications

 

 

SP-2004-15: Review the Revised Sign Plans for the Express Inn located at 222 W. US Hwy. 54.

 

Chairman Doug Allison stated no one was present regarding this case and moved this agenda item to the end of the meeting.

SP-2004-15: Sign Plans for the Express Inn located at 222 W. US Hwy. 54.

 

 

SP-2006-06: Review the Final Site Plan for the Park Maintenance building located at 1607 E. Central.

 

Les Mangus explained this is the Final Site Plan for the Central Park Maintenance Building reflects the details discussed at last month’s meeting.  Existing trees would be selectively removed and trimmed to provide adequate access while maintaining little visual impact on the surrounding area. This is a standing metal seam building with an equipment yard, some landscaping, minimal lighting, and 6’ chain link fence around the perimeter of the entire yard. This building will be for park maintenance vehicles and equipment storage. The new library will be built in the location of the existing park maintenance buildings.

 

Don Kimble said this project was bid as a metal building and now is shown as a pole barn. Les said it is a metal skinned building with wood posts on a foundation.

 

Doug Allison asked about the red color. Les said the color scheme was chosen to match the Central Park Lodge.

 

Larry Crouse made a motion to approve this plan as presented. David Martine seconded the motion. Motion carried 4/0.

SP-2006-06: Review the Final Site Plan for the Park Maintenance building located at 1607 E. Central.

 

 

 

SP-2006-07: Review the Site Plan for the Cornerstone School located north of 21st Street on 159th Street. James Nightingale of Howard and Helmer Architects, Tom Ostrander Assistant Superintendent of USD 385, Randy Davis and Jason Gish of MKEC Engineering all represented the school district.

 

From Les Mangus memo: “The Final Site Plan for the Cornerstone Elementary School is located on 159th St., just north and east of the Kansas Medical Center. The proposed building is very similar to the existing Cottonwood Elementary School located on the Central Campus. The plan is missing a few details, but Staff supports the plan with the satisfaction of the comments.”

 

James Nightingale briefly explained the plan and stated this is a portion of the George Laham development. He asked the members for questions and/or comments to the building and landscaping designs.

 

Jeff Bridges asked about the amount of drop off/pick up vehicle storage. James Nightingale said there is approximately room for 35 cars along Keystone Parkway access driveway and 8-9 busses will enter from 159th Street and be able to stack from 159th Street. James said there is a drainage way on the east side of the drive, but some adjustment could be made there. Discussion continued about the traffic flow on the property.

Les said the north south entrance has a 25’ back to back street and will only allow 2 cars to pass. He did not feel this was enough considering stacking vehicles who will be waiting for children. Discussion continued about available parking lot space. David Martine said he was told at Cottonwood School not to park in their lot. James said there are 150 parking stalls on this Cornerstone School plan. Discussion continued about the parking and traffic congestion at existing schools compare to this plan.

 

Les asked if cars would be permitted in the loop drive designated for bus drop off. Tom Ostrander said the plan is to forbid cars into the bus lanes.

 

Don Kimble suggested a 9’ pull-offs on the north and easterly driveways to allow overflow vehicle stacking. Discussion continued about parallel parking with striping in these overflow areas.

 

James said overflow parking will be allowed on the north side play surface when necessary. He said this will also be used for Fire Department access to the backside of the school.

 

Deborah Carroll asked if the north play surface was used for parking, will there be an open door to that side of the school or will a sidewalk be provided around to the front entrance. James said sidewalks will be provided to both entrance doors.

 

Larry Crouse asked about the selection of Southern Magnolia. Larry said the only variety that is hardy in this area is the Edith Bogue and it should do well on the east side of the building.

 

Discussion continued about parking issues. There was discussion about a possible deceleration lane on Keystone Parkway to be used for stacking vehicles.  Les was concerned about conflicting peak traffic times with the hospital.

 

Jason Gish said the problem with the deceleration lane is that it is a public improvement project. Don Kimble said that would be an improvement to this site plan. Les said he was not sure a deceleration lane could be justified on a 25 m.p.h. street. Jason Gish said Keystone Parkway will be a 40’ wide street.

 

Doug Allison asked Les about the photometric plan. Les said the plan has been adjusted to meet the 1 foot-candle coverage on all paved surfaces up to all buildings. James said lighting has been added for the playground area as well. Les cautioned keeping the light from spilling onto the neighborhood to the east.

 

Don Kimble made a motion to approve this project with the condition that the architect and civil engineer address the stacking of additional vehicles along the entry drive. Larry Crouse seconded the motion.

 

During discussion, David Martine asked if all the items on the checklist have been corrected. Les said no, but this should not be a problem and that the applicant will attend a future meeting for signage approval. Les said the 159th Street road improvements have not been designed yet which will affect the vision triangle of the school site.

 

Les asked Jason Gish about the off-site water from the west to the east and about plans for a structure. Jason said there is storm sewer in the street which should carry the water. Randy Davis said there will be “washboard” berms built on the north side of the school property to accommodate the water from the residential lots to the north.

 

Chairman Allison called for the vote on the motion. Motion carried 4/0.

SP-2006-07: Review the Site Plan for the Cornerstone School located north of 21st Street on 159th Street.

 

 

SP-2006-08: Review the Sign Plan for the Scrap Funattic store located at 229 N. Andover Road, Suite 3.

 

From Les Mangus memo: “The signage plans for the Scrap Funattic store are the first of the building wall signage plans for the Pergola Place strip center. The proposed wall signage is well within the 5 % maximum limitation for the zoning district.”

 

Applicants Greg and Debbie Largent presented the sign plan. Greg said the sign will be built by George Lay Signs. He offered to answer questions from the committee. He said the sign will be a racetrack with the colors will be rose color with red trim cap. The logo will be a raspberry vinyl graphic with burgundy trim cap. The race track will be the same color as the building.

 

David Martine asked if the sign would be back lit. Greg said it will be. Debbie Largent said at night the sign will appear pink.

 

David Martine asked for the size of the sign. Greg said the large letters are about 20” tall.

 

Don Kimble made a motion to approve the signage as presented. Larry Crouse seconded the motion. Motion carried 4/0.

SP-2006-08: Review the Sign Plan for the Scrap Funattic store located at 229 N. Andover Road, Suite 3.

 

 

 

SP-2006-09: Review the Preliminary Site Plan of USD 385 for the Athletic Facility Improvements located at Central High School and District Stadium.

 

From Les Mangus memo: “Because of its late submittal, the Site Plans for Additions and Remodeling at the Andover District Stadium and Central Campus are to be reviewed as preliminary for comments only. The two sites details are combined on the plans and a little confusing to distinguish the different locations. No landscaping is proposed at either location, which does not satisfy the criteria for the parking lot screening at District Stadium, which abuts single family residences. All of the proposed concession building and parking improvements at Central Campus are internal to the site.”

 

James Nightingale from Howard and Helmer Architects presented the plans for USD 385. He said the district proposes to the Central schools to add a small concession and restroom area building similar to what is at the district stadium on the west side. It will be split face masonry block building the same colors as on the elementary building.  They are trying to alleviate some traffic congestion issues by adding parking areas to hold 100+ vehicles. Another part of this project will be to add a pre-engineered press box to the bleacher systems on the football field. At the district stadium additional parking will be designed on the southwest side, and a service drive entrance for the concession stand building, and a prefabricated press box will be added to this bleacher system as well.

 

Larry Crouse asked if the district stadium will be available for access from the west now. James said there will be an entrance created on that side as well as additional handicap parking spaces.

 

Doug Allison asked for the total number of additional parking spaces added to the Central athletic area. James said 113, 78 in one lot and 35 in the other.

 

Doug Allison asked what kind of roof will be on the concession stand building. James said it is a heavyweight composition shingle roof just like at the other site.

 

Doug Allison asked if the walls of the concession stand would be block. James said yes.

 

David Martine asked if the district stadium would have the same fencing that is around the parking lot now. James said there is an existing fence along the south on Allison Street which would have gates added to secure access to the stadium area. Sidewalks will be added as well for the entrance on the west. Discussion continued about the need for secure fencing around the district stadium area.

 

Jeff Bridges was concerned about the increase of traffic to the west into the neighborhood on Allison.

 

Les said the lighting does not meet the 1 foot-candle standard and some screening needs to be placed between the parking areas and residential lots to the west.

 

David Martine asked why no additional trees have been added to this project. Discussion continued about tree varieties with low maintenance. Larry Crouse said he did not think any additional trees were necessary.

 

Les insisted on parking lot screening for the residential neighborhood.  Discussion continued about screening options including berms and several varieties of shrubs and trees.

 

Les asked for the color of the press boxes. James said they will be either tan or gray.

 

David Martine made a motion to approve this plan with the parking lot lighting issue resolved with the architect and staff, a parking lot light diffusing screening  system on the west side to be approved by staff. Larry Crouse seconded the motion. Motion carried 4/0.

SP-2006-09: Review the Preliminary Site Plan of USD 385 for the Athletic Facility Improvements located at Central High School and District Stadium.

 

 

 

SP-2006-04: The Revised Site Plan for the Newman/Rathbone Office Building: Reflects most of the suggestions made at the preliminary review last month. Revised grading plans, lighting plans, and monument sign plans have not yet been submitted.

 

Dave Rathbone and Jack Newman presented the revised plan and answered questions of the members.

 

Dave Rathbone submitted the grading plan to Les and said they have addressed most of the issues from the last meeting.

  1. Rear pavement has been deleted.
  2. Trash dumpster has been moved to the south side of suite 101.
  3. Widened the front parking lot by 4’.
  4. Put 2 berms in the front landscape area.

 

Larry Crouse said the irrigation system needs to be shown on the landscape plan.

 

David Martine stated sprinkler water cannot be thrown over the sidewalk.

 

Dave Rathbone asked if the location of the trash enclosure is okay. Les said he is nervous about the trucks being able to safely access the enclosure. Don Kimble said it just won’t work like it is shown on the plan. There was discussion about making the parking space on the corner by the dumpster a handicap stall. Les said that would require additional changes to the plan for the ramp.

 

Don Kimble listed his concerns with this revised plan.

  1. The handicap ramp at the front door does not meet code. He said Dave Rathbone’s professional needs to design this.
  2. On the north side of the building, there is a 2’ fescue strip that is not needed. He suggested gravel or concrete.
  3. There are no site details for curbs.
  4. Lighting plan shows light from the parking lot going off site. An electrician should be able to submit an appropriate lighting plan with a suggestion of fixtures and placement of parking lot lighting.
  5. Building site sections are not true representations. The architect needs to submit the grading plan. The grading plan must include the curb and gutter detail.
  6. Building sections on page A-3 show a single fascia that is not called out and the elevations show double fascia.
  7. Building elevations do not match the building details.

 

Don Kimble said this plan is a poor presentation. Dave Rathbone said he has not intentionally misrepresented his project. Don said he just expects the professional to do a better job.

 

Don Kimble cautioned everyone to a handicap person who visits new projects to check for ADA compliance. Les said without a grading plan they cannot decide what the slope will be.

 

David Martine asked about the fence on the north and south sides. He also asked about the house being moved to the rear of the property. David suggested building a “good neighbor” fence.

 

Don Kimble suggested Dave Rathbone get some direction from Les about the ADA compliance details for the entry way as well as for the site sections and building elevations.

David Martine asked if the sign would be backlit. Dave Rathbone said it may have a spotlight in the future.

 

David Martine asked if a berm could be used to screen the trash dumpster like the parking lot screening berms on Andover Road. Les said as long as it stays below 30” in the vision triangle. Discussion continued about a rolling berm all along the frontage.

 

Don Kimble said the site is just overbuilt. He asked Mr. Rathbone to read the Site Plan Review Criteria which shows there is to be a 10’ landscape element in the front off the property line and the current plan shows only 8’.  He said it is the responsibility of this committee to point out the errors found on plans that are submitted.

 

There was discussion about whether large pickup trucks could park in this lot as it is designed now. Les said it would be very difficult.

 

Don Kimble asked Dave Rathbone to draw the trash enclosure and fences on the next elevations and to draw the elevations at the correct height.

 

There was general discussion about the Winterberry Euonymus, not being readily available in this area. Suggestions were made to choose from Red Sunset Maple, Red Bud, Washington Hawthorne, or Winter King, Thornless Coxborough Hawthorn trees . 

 

No formal action was taken.

SP-2006-04 The Revised Site Plan for the Newman/Rathbone Office Building reflects most of the suggestions made at the preliminary review last month. Revised grading plans, lighting plans, and monument sign plans have not yet been submitted.

 

 

 

SP-2004-15: Review the Revised Sign Plans for the Express Inn located at 222 W. US Hwy. 54.

 

From Les Mangus memo: “The applicant proposes revisions to the style of wall signage and location of the pole sign. The proposed channel letter wall signs meet the regulations for wall signage. The proposed location of the pole sign at the US-54 driveway approach is accommodated by a lease between the owner of the Lubber’s and the applicant. The pole sign is within the sign regulations limitations. Staff supports the plan as revised.”

 

Hasu Patel, owner of Express Inn presented the sign plan. He said the hotel is 300’- 400’ from US 54 which requires additional signage for visibility to the traffic.

David Martine asked what color the roof is. Hasu Patel stated it is green.

 

Don Kimble asked if these plans comply with the Site Plan Review Criteria. Les said yes they do, including the pole sign that will be located on Kellogg.

 

David Martine asked if these signage plans are completely different from what has been previously approved. Les said the locations are the same, the style of signs are different. It went from a box to a letter sign. All signs are lit.

 

David Martine asked for the location of the Express Inn sign compared to the Lubber’s sign. Hasu said his sign will be west of the Lubber’s sign.

 

David Martine asked if the Lubber’s sign has a stacked mortar wall base around it. Les said it is just the pole sign in the Lubber’s turf area. General discussion continued.

 

Don Kimble made a motion to approve this sign plan as presented. Larry Crouse seconded the motion. Motion carried 4/0.

 

Hasu Patel asked if the pole sign could have a reader board installed sometime in the future. The committee said he would have to submit a new site plan application for that.

SP-2004-15: Review the Revised Sign Plans for the Express Inn located at 222 W. US Hwy. 54.

 

 

 

SP-2006-03: Review the Revised Site Plan for O’Reilly Auto Parts located at 253 N. Andover Rd.

 

From Les Mangus memo: “The O’Reilly Auto Parts Site Plan has been modified to incorporate the comments regarding the trash access, landscape materials, and north building elevation from the last meeting. Staff supports the revisions as submitted.”

 

Melissa Higby of Esterly Schneider & Associates Inc. Architects from Springfield, Missouri representing O’Reilly Auto Parts explained the revisions from the last meeting. She stated sod along Andover Road is now shown on the plan.

 

Don Kimble asked if the sod will be irrigated. Melissa said yes it will be.

 

Melissa said additional Juniper trees will be added on the south, the trash pad on the south now has a 30’ turn-around area added to the west, more detail and changes have been shown to the elevation drawings, masonry block is shown with dark brown accent stripes on all sides of the building, and she offered to answer questions of the committee.

 

Doug Allison asked about the squares shown on the north elevation. Melissa stated they are the wall pack lights.

 

Doug Allison asked for the material being used for the accent stripe. Melissa said it is painted block.

 

David Martine asked if this is split face block. Melissa said yes it is. David asked how this building has changed from the last submittal. Melissa said before it was single color block building, and now a heavy base and accent stripe has been added.

 

David Martine asked what the 4 dots on the plan are for on 2nd Street north of the building. Melissa said they are bushes. Larry Crouse said Upright Junipers were recommended at the last meeting. Melissa said 3 additional trees have been added to the plan on the south side of the building. Les said they are Trident Maple variety, 4 on 2nd Street and 1 on the corner of 2nd and Andover Road. Boxwood, Euonymus, and Barberry shrubs will be along the entire curb.  Larry said the Boxwood variety will not survive in the full sun with the reflection off the sidewalk and parking lot.

 

David Martine asked about the block wall on the plan. Melissa said there is a proposed block wall along the west property line.

 

Doug Allison asked about the west elevation and parapet wall. Melissa said the sides of the parapet wall will be wrapped with metal building material up to the sides that is the same color as the block so from a distance it looks like the same color as the block.

 

Doug Allison asked if there is a parapet wall at the back wall. Melissa said no, that is the direction the roof will drain off, with a gutter system.

 

Larry Crouse said the 6 trees along the west wall are not named on the landscape plan. There was general discussion about the varieties of trees that could be used. Larry Crouse suggested planting Taylor Junipers on the south side of the building.

 

David Martine was concerned about using sod along Andover Road but not 2nd Street. Melissa said they prefer using sod only on the front due to the cost.

Don Kimble made a motion to approve this site plan with the condition of a revised landscape plan being submitted to staff. This revised plan will include the Euonymus and the Boxwoods. David Martine seconded the motion. Motion carried 4/0.

SP-2006-03: Review the Revised Site Plan for O’Reilly Auto Parts located at 253 N. Andover Rd.

 

 

 

Member Items:

Doug Allison - none

Jason Mohler- absent

David Martine - none

Don Kimble - none

Larry Crouse - none

Kevin Dreiling - absent

Clark Nelson – Thanked the committee members for the tremendous job they do and was amazed by the amount of detail put into each case.

Member Items

 

 

David Martine made a motion to adjourn the meeting at 7:50. Larry Crouse seconded the motion. Motion carried 4/0.

 

 

 

David Martine said he will not be at the June meeting.

 

 

 

Respectfully Submitted by

 

 

Deborah Carroll

Administrative Secretary

 

Approved this 6th day of June 2006 by the Site Plan Review Committee, City of Andover.