7.3 Deny Zone Cedar Creek CITY OF SALINA
REQUEST FOR COMMISSION ACTION DATE TIME
5/4/87 4:00 P.M.
AGENDA SECTION: Development ORIGINATING DEPARTMENT: APPROVED FOR
NO. 7 COMMUNITY DEVELOPMENT AGENDA:
Planning Division
~TEM
NO. 3
8¥: Roy Dudark 8¥:
Application '#Z87-7, filed by Danny Huehl and ~onty Montee, requesting to change the
zoning classification from AG (Agriculture) to MH-S (Mobile Home Subdivision)
District on property legally described as .the N/2 of the SE/4 of Sec. 35-14S-3W of
the 6th P.M. in Saline County, Kansas lying West of Interstate 135, less the S 59'
of the W 1,364' thereof (approx. 39.58 acres).
This application is a request to rezone a tract of land containing 40 + acres to
MH-S for the purpose of developing an owner-occupied mobile home s~bdivision
containing approximately 200 lots. The site is presently vacant county farm land
adjacent to the Salina City Limits and is located just west of 1-135 and north of
the Hollybrooke-Addition off of west Schilling road. A companion request for
annexation was also filed. A staff report has been previously provided to the
City Commission, but is included herein for the benefit of newly-elected
commissioners, as is a supplemental report containing additional public services
information.
On April 7, 1987, the Salina City Planning Commission conducted a public hearing
on the above referenced application. At the conclusion of the hearing, the
Planning Commission unanimously passed a motion (6-0) to recommend that this
application be denied based on evidence that the requested amendment did not
satisfy the fin ~n-d~-of-fact set forth in Sec. 42-25 of the Salina Zoning
Regulations.
If the City Commission concurs with this recommendation, passage of a motion to
that effect would be in order. In the alternative, the City Commission may return
the case to the Planning Commission for reconsideration citing the items believed
to be in need of reexamination. The County Treasurer has certified that taxes are
current on the property.
Enc. Application #Z87-7
Staff Report, Supplemental Report
Excerpt of Planning Commission Minutes
cc: George Yarnevich, Authorized Agent
CDMMISSION ACTION
MOTION BY SECOND BY
TO:
PUBLICATION DATE No Later Than Mar'ch '{1_. !q87 APPLICATION NO. Z87-7
HEARING DATE Apri 1 21, 1987 DATE FILED March 20~ 1987
VICINITY MAP ATTACHED Pending 13/~'-~ FILING FEE $245 .
OWNERSHIP CERTIFICATE RECEIVED OK - RD RECEIPT NO. lpg...
(INSTRUCTIONS FOR COMPLETING THIS APPLICATION ARE ON THE REVERSE SIDE OF THIS FORM)
APPLICATION FOR AMENDMENT TO THE
DISTRICT ZONING MAP (REZONING)
1. APPlicant'$Name: D-'."..".y u,,~-~ ~,.~d .... y u
2. Al~licant'sAddreas 1731 N. 9th E 631 Scottt Salinat Ks. ~pCoda:67401
3. Telephone (Business): 913 °.25 72."2 913 825 021~ (H°rne):91.~ ~25-0059 & 913
4. Owner's Name: .............................. 827-3469
5. Owner'sAddress 1731 N. 9th &r 631 Scott, Salina. Ks. ~ipCode: 67403,
6. Legal description of property to be rezoned (attach additional sheets if necse~ary):
Lot{s) In Block No.
In Subdivision
Metes and bounds description if unplanted (a Surveyor's Certificate must be filed with this application and if approved
will be required to be platted):
Th~ North ]/2 oE ~hm ~tl~-h~a~'
- !
7. Approximate street address:
8. Ares of propert~ (sq. ft. and/or acres): 39.58
9. Present zoningA~_~-~-~ Co.llJse: ,, ~-/-~
t0. Requested zoning: MB~S Use: Mobilehome Subdivision
11. Are there any covenants of record wl~ch prohibit the proposed dev~dopment? {Attach copy): No
12. list~esonsforthisrequest(Attechadditionalsheeteifneceseary): There is a need for a quality
alternative to conventional housin~ and mobilehome parks in Salina.
Applicant intends to develop a mobilehome subdivision containinq up to
approximately 200 lots ' '
13. Supply factual data showing the effect the request will have on present and future traffic flow, schools, utilities,
refuse coflection, surrounding propertie~, eTc: (Attach additional sheets it necessary)
See Attachment A.
14. Will there be suffident off-street parking provided for the requested use? Yes
Explain: A minimum of two off-street spaces per lot (unit) will be mrovided.
15. List exhibits or plans submitted: Copy of pane3, 70 o;~ Flood Insurance Rate Ma_D~PTRNIi
for Saline CountY, Kansas,
PROPERTY OWNER/~_ ~ ~~/_ ..~ APPLICANT'S
If the applicant is to be represented by legal counsel or an authorized agent, please complete the following so that
correspondence and communications pertaining to this application may be forwarded to the authorized individual.
NAME OF REPRESENTATIVE: George Yarnevich
ADDRESS:. United Building, Salina, Kansas ZlPCODE: 67401
TELEPHONE (Business): 913 825-4674 AREA CODE: 913
White - Planning Canary - City Clerk Pink - Inspection Gold - Applicant.
(Rev. 8/84) 101
{PLEASE DO NOT DETACH)
ATTACHMENT A
13. Development of this site will not overload street
capacities. Primary traffic access will be via Virginia
Drive and Evergreen Drive to Schilling Road which is
currently operating at approximately 4,600 vehicles per
day, which is below capacity.
The nearest school is Schilling Elementary which is
currently experiencing enrollments below capacity. Access
to Schilling School will be enhanced by the existence of
the pedestrian bridge at the South end of Evergreen Drive
and the protected school crossing on Schilling Road.
Adequate utilities exist or can easily be provided
to serve this development. Since this application cannot
be finally approved without platting, a detailed drainage
study will be provided at the platting stage to determine
the nature and scope of any needed drainage facilitiesl
This should be accomplished within approximately 30 days
of 1st reading of the rezoning approval ordinance. The
property is located in Flood Zone "C".
This development is compatible with surrounding prop-
erties in that mobilehome subdivision development should be
of a lower density than the multiple-family (duplex) devel-
opment to the South. Screening from the existing storage
yard to the Southwest will occur. 1-135 exists to the East
and Dry Creek to the West, so natural buffers exist. Vacant
agriculuural land exists to the North and it is doubt-
that low density-high value residential development
will occur. Therefore, this development should be a
compatible or of higher quality than the property to
the North.
Staff Report
Salina City Planning Commission
Case No. Z87-7 Hearing Date: April gl, lg87
Request: Rezone from AG Agriculture (Saline County) to MH-S (Mobile Home
Subdivision). Companion Case A87-1, request for annexation.
Proposed Use: Mobile Home Subdivision containing 200 lots.
Location: North of Hollybrooke Addition (N. of Schilling Road and W. of
1-135).
Size of Property: 39.58 acres
Owner/Agent: Danny Huehl and Monty Montee, owners;
George Yarnevich, agent.
Existing Zoning/Land Use: AG Agriculture/farm land
Surrounding Zoning/Land Use:
North: AG/farm land
South: R-g/Duplexes and Single-Family Homes
East: AG and C-5/I-135 and Commercial
West: AG/farm land
Comprehensive Plan: Residential
Platted: No
Background
This is a dual application - rezoning of vacant AG Agricultural land to
MH-S Mobile Home Subdivision and annexation into the City of Salina. The
rezoning request should be considered first. The subject property contains
40 + acres and is currently undeveloped and used as wheat land. The site
abuts 1-135 on the east and the Hollybrooke Addition (a duplex residential
area - formerly military housing) on the south.
.Proposed Zoning and Use
The applicant is requesting MH-S zoning in order to develop a mobile home
subdivision containing approximately 200 lots. With 200 units proposed, the
density would be 5.0 units/acre. The stated intent is to provide an alter-
native to conventional housing and mobile home parks in Salina. Platting
will be required prior to development and the applicant has indicated an
intent to install public utilities, pave streets as per City standards,
build a community recreation or park area, and install appropriate on-site
drainage facilities (see sketch plan labled Country Oaks Estates).
Staff Report
Application #Z87-7
Page 2
Zoning Ordinance Requirements
In a mobile home subdivision, all mobile homes are to be placed on
individual, owner-occupied lots. In terms of density and development
standards., it is nearly equivalent to the R-1 Single Family District.
Briefly, the minimums are: lot size - 6,000 sq. ft.; lot width - 60 ft.;
lot depth - 80 ft.; side yard - 10 ft.; rear yard - 20 ft.; and maximum lot
coverage - 30 percent. Each new mobile home subdivision shall not have
less than 4 acres in area. In addition, each mobile home shall be placed
on a full 'and permanent foundation w/tongue and running gear removed,
secured with over-the-top tie-downs, connected permanently to all
utilities and constructed to HUD standards. Generally, mobile homes do not
comply with City adopted building codes.
Character of Surrounding Area
The only nearby developed area is the Hollybrooke Addition, which lies
between the subject site and Schilling Road. Zoned R-2, this addition is
approximately 54 acres in size and contains 184 duplexes and 16 single
homes or 200 total dwelling units for a density of 3.7 + units/acre.
Formerly military housing, the homes are of frame construction-with partial
brick facades and garages. The area appears to be a desirable residential
neighborhood with few vacancies.
Access/Traffic
Access to the property is from Virginia Drive which deadends at the south
boundary line of the property. Virginia Drive, which is 1,350 ft. long,
connects to Schilling Road just west of 1-135. The 1982 traffic count on
Schilling Road was 6,350 just west of gth St. and 4,645 just east of Cen-
tennial Road. Schilling is a 2-lane arterial street with a right-of-way
(ROW) width of 95 ft. Virginia has a ROW width near its approach to
Schilling Road of 64 ft. with a paving width of 48 ft. and a ROW width for
the remaining distance to the subject site of 51 ft. and a paving width of
35 ft. Sidewalks are present along both sides.
According to published studies, a mobile home unit generates 5.4 trips per
day. With 200 units planned, a total of 1,080 vehicles would enter and
exit Virginia. Based on the distance to the nearest street, Merrily, there
is sufficient stacking room on Virginia for 4-5 cars at the Schilling Road
intersection. It would appear that the greatest traffic congestion would be
during the morning peak hour (7:00-8:00 a.m.) for left turns from Virginia
onto Schilling Road. During this period, traffic on Schilling Road is
heavier with employees in route to Schilling Industrial Area.
Staff Report
Application #Z87-7
Page 3
Public Services
Water - City water is available from a looped 8" feeder line extending from
the south and west. Pressures are reported to be 870 and 730
gallons per minute {GPM} at two nearby hydrants, both above the
minimum standard of 500 {GPM)~ The Fire Department has expressed
concern that additional domestic water demand and fire hydrants
would deplete the flo~ of water into the Hollybrooke area and thus
provide insufficient water for the proposed development. The
Engineering Department, however, reports that water supplies and
pressures are adequate.
Sewer - City sewer lines are present adjacent to the subject site. En-
gineering is currently examining the capacity of the pump station
at the west end of Somerset Drive and will report their findings
at the meeting.
Drainage - The property drains'west to Dry Creek and south to Schilling Road
ditches. An easement across other property may be necessary to
transport water to Dry Creek. The site is not located in a mapped
flood hazard area. 'However, the Firs: Department has expressed a
concern regarding accessibility for emergency vehicles. This
department reports that the area has been known to flood easily,
allowing very limited access at times. A drainage study and plan
will be required when the property is platted.
Fire Protection - Fire response from Station #3, located at Belmont and
Key, in approximately 4 minutes, depending upon traffic condi-
tions on gth Street and Schilling Road.
Police Protection - Provided by the Salina Police Department.
Schools - Students residing in the proposed development would attend the
following schools: Schilling Elementary - grades K thru 6; South
Jr. High - grades 7 and 8; South Sr. High - grades g thru 12. USD
#305 reports that the expanded enrollment at the above schools
brought about by the above development would not create a problem.
Comprehensive Plan
The Future Land Use Plan designates the subject site for residential
development. In addition, the Comprehensive Plan document provides the
following guidelines:
Staff Report
Application #Z87-7
Page 4
Objective A4 - Provide adequate opportunity for mobile home development in
suitable locations.
POLICY H41 Mobile homes shall be encouraged only in mobile home
parks/subdivisions and shall not be intermixed with other housing
types, without strict safeguards.
POLICY H42 Mobile home developments, like other medium-density
housing, should be within one mile of convenience shopping, within one
and one-half miles of a fire station and within one mile of an
elementary school.
POLICY H43 Public water and sewer service shall be available and be
capable'of accommodating the additional load.
POLICY H44 Mobtlle home developments shall be a minimum of 4 acres in
size and 'have a maximum density of 8 units per acre.
POLICY H45 Mobile home developments s§all have direct access to a
collector or arterial street.
POLICY H46 Mobile home .developments should be provided with adequate
landscaping to improve the aesthetics of the use, to absorb additional
stormwater runoff and to reduce summer surface temperatures.
Staff Summary
The major issues pertaining to the proposed development appear to be as
follows:
1. Is the proposed site an appropriate location for a mobile home
subdivision?
2. Is access sufficient and are public services adequate to accommodate
the potential demand?
3. Is the proposed development compatible with adjacent land uses?
The Planning Commission may take the following action:
1. Recommend that the application be approved.
2. Recommend that the application be approved provided certain concerns
are appropriately addressed.
3. Postpone action subject to provision of specified additional
information.
4. Recommend that the application not be approved, based on specified
reasons.
Supplemental Report
Application # Z87-7
Public Services
A staff meeting was held on APril 20, 1987, involving representa-
tives of the Fire Department; Water' Department; Planning Department;~
and Engineering Department, to determine the impact of development of
the above referenced tract upon (a} available water system; {b) traffic
analysis; and (c} sanitary sewer system. As a result of this meeting,
we submit the following information:
(1) Water System:
Existing water volumes and pressure are currently
available along the northern boundary of the Holly-
brooke Subdivision to adequately serve the proposed
subdivision without causing a noticeable decrease
in pressure or volume in the Hollybrooke Subdivision.
(2) Traffic Analysis:
· Tl~'e present traffic volume on Virginia Drive between
Schi.lling Road and Merrily Drive is approximately
2550 v.p.d. Based on this rate.of trip generation,
the projected traffic volume on Virginia Drive, after
development of the proposed subdivision, could be
approximately 5100 v.p.d.
If parking were to be restricted on both sides of
Virginia Street, the practical design capacity of
this street between Schilling Road and Banner Road
would be approximately 8500 v.p.d, and the pra.ctical
design capacity of this street between Banner Road
and the northern boundary of Hollybrooke Subdi vi sion
would be approximately 7100 v.p.d. Therefore,
Virginia Drive could carry the increased traffic load
if parking were banned on both sides of the street.
Congestion would occur, however, at the intersection
of Schilling Road and Virginia Drive as the proposed
subdivision would develop over a period of years.
At some point in time, traffic conditions could warrant
the installation of a signal system at this intersection.
Other street improvements along Schilling Road could
also be warranted. The cost of traffic signals, etc.
has historically not been the responsibility of the
developer.
Sallna Ctty Planning Commission
April 21, 1987
Page 2
Nr. Btll Stokes, 114 S. 7th was present to represent the applicant. He
stated that Hr. Hellmer ts gotng on several essompttons as far as ~hether
the promises will be detrtmantal or not (refuse, etc.). He ~ould 11ke to
have the chance to comment.
Nr. Walthers, RR 1, Cuba, Kansas ~as present. He stated that stnce that
has been a business before, he felt thts would not be much of a change
stnce there ~as a similar one there before. He feels thts request ts not
that much of a change.
Hr. Roth asked Jf thts had at one ttme been zoned C-3.
Mr. Dudark stated that tt was zoned 8 (Business) back in the lg6Os. The
comprehensive rezoning took place In 1977 and tt was zoned C-! because the
gas statton had been closed and the offtce had been put into operation.
has been zoned C-! for 10 years. A C-3 zonlng ts requtred for a convenience
store and gas service. The ordinance requtres a larger area In C-3 than tn
C-! and C-2. Staff talked to the applicant about thts and tt comes dorm to
the question, what ts stmtlar zontng. You have to have an acre of area tn
order to establish C-3 unless tt ts near stmt1&r zontng or 11kc ktnd. The
questton Js whether the C-4 dtstrlct across gth Street Is stmtlar.
Hr. Bengtson stated that thts ts one of those cases ~here we aren't gotng
to get a great deal of help from any outside resources as to ~hat stmtlar
means. He feels It comes dorm to looktng at the characteristics of a C-3
vs. characteristics of a C-4. C-4 ts a untque dtstrtct destgned for
business. It does not have front yard, side yard or parktng requirements.
Zt ts Just a downtown dtstrict wtth unJque characteristics. He concurred
wtth staff's views and feels thts ts a very separate classification.
Hr. Dudark stated that In case there ts some confusion on thts, the stte
not tn a C-3 area and the application ts not an acre so staff looked at
~hether or not there ts any stmllar zone within 200' and the only one
stmtlar ts C-1 and C-4. The questton ts, ts C-4 simtlar. In looking at
C-4, staff really couldn't make the comparison. Zt ts not 11ke C-3.
I~. Pres]ay stated that he was gotng to make a morton that the area was too
small but got confused on the requirements.
Mr. Roth clarified that you are not saying that the lot ts too small for
the proposed use? You are saying that the lot is too small to meet the
requirements of C-37
Mr. Oudark answered yes.
MOTION: Mr. Presley nmved that Application #Z87-4 be denied based upon the fact
that this lot does not qualtfy for C-3 zontng.
SECONO: Mrs. Denton seconded the nmtton.
VOTE: The vote was unanlmaus (6-0) in favor of the motion. Morton carrted
denytng the appllcatton.
#3. Application #Z87-7, ftled by Oanny Huehl and Monty Montee, requesting
to change the zontng classificatiOn from AG (Agriculture) to
(Nobtle Home Subdivision) 0tstrtct on. property legally described as the
N/2 of the SE/4 of Sec. 35-14S-3W of the 6th P.M. in Saltne County,
Kansas lytng t~est of Interstate !35, less the S 59' of the W 1,364'
thereof (approx. 39.58 acres).
Mr. Oudark gave the staff report, which ts contained In the case ftle. He
stated that tn addttion to letters of opposition, there were two letters:
Bud and Lorna Lavtn, Sylvan Grove, Kansas and Jill Foster, 1661W. Republic
who indicated support for this request. Phone calls Jn favor were received
by staff from Letla Covert and Francis Patterson.
Mr. George Yarnevtch, United Building, was present to represent the
applicant. He stated that he would like to keep hts presentation fairly
brtef because tt looks like we are gotng to be busy today. He stated that
Sallna Ctty Planntng Commission
Apr11 ~1, 1987
Page 3
he wants to hit the htgh points of what he feels are the major issues
raised by staff. There appemr to be three ma~or issues. First off, if
thts ts an appropriate location; second, is there sufftctont access and
publlc services; and thtrd, whether the residential area wtll be
campattble. Ftrst, he wanted to potnt out, going to what ts proposed,
there are three nature1 buffers as you can tell. I-Z35 to the East,
agricultural lend to the North and also agricultural land on the ~est. The
problea, of course, ts wtth Hollybrooke. That ts the only area that ts not
presently totally vacant. Staff menttoeed problees dmm here, we do have
an optton and wtll exeretse the op~ton to buy the additional tract fram Mr.
Brotm so that they wtll have sufficient access. They show the roadmay
co,tng dmm here (Illustrated location), so there wtll be access to thts
road. There wtll be two access roads. He feels thts wtll help to solve
the access prob]m. It ts true that they don't have the dtrect access
po~nted out by staff. He feels the major problm that those present today
ts the fact that they feel mobtle homes are equated vtth transient-type,
lmmr tncame-type people and thts vtll devalue thetr hames. That ts not
the case. Many peeple do not understand that mobtle homes are different
than they were l0 or 15 ~enrs ago. Ftrst, it w~s pothead out by staff, we
are talking about a brand new concept tn Saline. These buyers of the lots
will mm the lots. Thts ts different fram the other 1! mobtle home parks
tn Sal~no. Thts is a situation where they wtll be buyer ommd lots. ge
are ta]ktng about a permanent-type of situation. The mobtle home tndustry
tuclay states that g8S of the mobt]e homes placed on these lots vtll be
permanent. They wtll never be moved. Penmnent foundattoes, skirting,
everything that ~!11 enhance the value of the propert~y, not detracting to
the value of surrounding property, ge are talktng about increasing the
value of the proper~j. They feel the average cost of the lot, foundation
and sktrttng for a single vtde mobtle ham v~11 be around $24,000, a double
~tde mobtle hame ~ould bearound $35,000 because the lots vtll sell for
batsmen $5,000 to $7,000 plus skirting, landscaping and purchase of the "
mobtle home. Thts vtll be more expensive project than many people
realtze. He ~ented to talk about what ts for the good of the cmmentty.
Rtght now we have 11 mobtle home parks. $ of those have no vacancies.
Another 5 have 4 or fmmr vacenclen. There ts only one ~obt]e Home Park in
Salln~, Kansas that they know of havtng more than 4 vecanctex. There ts a
need for thts type of houstng. They have many statistics but they don't
iht to go over those statistics. He feels staff pointed out that we do
comply vtth the vartous redutremonts under the proposed plans. They are
wtthln .8 of a ,rile of a grocery store, vtthin .5 miles of Schilling School
wtth the requtrm,ent betng wtthtn 1 mtle of a school, wtthtn 4 mtnutes of
the Ftre Deportment or wtthtn 1.5 mtles. They come vtthtn all these
parameters that have been mentioned in connection of any ne~ type of
develolxmnt, Also, the density has been pointed out, $ untts per acre.
They are a11ov~l 8 untte per acre, but they are gotng to try and make these
lots vtder and longer then whaC is ~qutred under the present statutes and
ordinances. He stated that he has just htr upon the htgh puints of why
they final thts should he accepted. They have much more they could say but
offered to defer at the present ttmo and have an opportunity for rebuttal
at a later ttma, tf necessary.
Ms. Carmen Wtlson, 1005 Burr Oak ~s present. She stated that they spent
!Ot years in a mobtle home tn a rental lot. She feels tf tt ~ould have been
more of a permanent house they mtght have st111 been there, tf they could
have owned tim property. She stated that when they moved tn, thetr lot had
been part of a wheat fteld that has been sowed. They leveled there mm lot
and dtd many thtngs to tmpruve that property. They could have 11ved there
permanently except that they could not put a garage tn because they dtdn't
mm the property and they couldn't put a basement tn for the same reason.
She stated that there are many thtngs when you rent a lot that restrtct you.
A mobtle home ts a very ntce home. The only problem~tth tt ~as that it was
not tbetr ground. That ts the only reason they moved and bought a house.
~. Dean Owens, Unttad Butldtng was present. He ~as present to represent
the Hollybrooke Homeowners Assectatton, many of vimm are present here thts
afternoon. He asked those in the roam oppostng thts application to stand.
Sallna Ctty Planning Commission
April 21, 1987
Page 4
They dtd so. He stated that they believe the ho~,owners have a very justi-
fied concern about thts proposal to develop nearly 40 acres of adjoining
land tnto a Mobile H~e Subdivision. Mobtle Ho~e Subdivision sounds a
11ttle better than ~obtle Ho~e Park, and he ts not sure that tt ts tn the
sense that there wtll not be the k~nd of unlform Balnteeance, supervision
and control that is present In a Hobtle Hoer Park, owned by one person wtth
the units rented. They believe that a 5 untt per acre density ts very high
for any residential area outside of an apartment setttng. They would like
to point out that mobtle hoars by definition do not co~ly wtth the Saltna
Butldlng Code. They do not see how, tn any Banner, thts subdivision can
increase the value of any property other than that being devoted to Mobile
H~e Subdivision purposes. They certainly do not belleve that it w111
tncrease value of the homeowners property tn Hollybrooke and wtll substan-
tially decrease the values for a number of reasons. The Engineering report,
whtch was ~ust available today, seems to tndtcate sufficient water pressure,
when Initially, the Ftre Chtef Indicated a very great concern about water
pressure for ftre protection. They were earller concerned about domesttc
water supply but that Js apparently not a problem. They had worked out some
calculations on water pressures presently that are tn excess of the mtnt-
mu~s. They have not seen any ftgures on what the water pressure wtll be,
should thts be subdivided into 200 dwe111ng untts. It ts a coa~aon water
supply. Wtth regard to the trefftc, thts ts perhaps the most sertous
concern that the peeple tn Hollybrooke have. Whtle the sltde illustrates
generally the area, It doesn"t really show the c~aplete ptcture. He handed
out a copy of the Ctty Engineers plat drewtng of the area whtch shows the
ca,plate Hollybrnoke develol~nent tn relatton to this proposed Mobtle Hoer
Subdivision. As you lnok with the proposed subdivision to the top, Inter-
state 135 ts to the rtght, left of Hollybrooke ts a drainage area which
really effectively prevents any access through Hollybrnoke other than that
highlighted in yellow so that while the proposed development Indicates two
eeans of access, in fact, there is only one at Schilling Road, that being
Virginia. Those are the only means of access to thts development. The area
to the west and north ts totally undevelopod and zoned agriculture, as ts
the proposed mobtle ho~e stte. He has no Idea what the prospects for the
development of those areas Bay be, but there ts no t~nedlate prospect for
access other than along Virginia, whtch ts a residential street. It is not
a collector or artertal street at all. The Engineering report proposes to
ban parktng on both stdes of Vtrgtnta In order to try and turn this tnto a
collector or artertal street when, tn fact, tt ts of residential character
and will reBatn so. The trafftc situation weuld appear to be perhaps the
most significant problee, however, we stmply do not have sufficient Engine-
ering data tn order to know and he stated that he ts not qualified to
address that. They question water pressure tn as far as ftre protection Is
concerned and what the affect of the full development of thts area would
have on that. He had another hand out that he feels Illustrates what the
overall planntng problee wtth this proposal is. The proposed mobile ho~e
stte (potnted to handout) is along 1-135, totally undevelopod to the north
and to the west with Hollybrooke developed to the south and the dretnage
area to the west of Hollybrooke so that what ts proposed ts to, in effect,
place the burden of trefftc for a development of a full half mile on a
stngle residential street. If you look on up tnto Sallna proper, you will
nottce that there are, tn fact, artertal streets about every } mile both
north, south, east and west so that residential trefftc has no more than
about ¼ atle to go on any collector or residential street untt1 there ~s an
artertal street to servtce that trefftc. The problee wtth thts development
Is that there are no streets tn that enttre area other than residential
Vtrgtnta Street. This area will no doubt eventually be developed, but when
tt ts, it should be developed tn a Banner that will provide true collector
and arterial streets to service the traffic tn an orderly, adequate Banner.
He feels thts probably illustrates the traffic problem as draBatically as
anything because as you look up ~n through town, you can see Centennial, 81
Bypass, 9th Street, Santa Fe, Roach, about every } mile, so there Js only
about ¼ atle to go to an arteria] street. Out here, the developer would
propose to put } ~tle of residential traffic on one residential street.
Nhtle they realize that this ts not offtctal or btndtng, the residents have
such interest tn thts, that a pet~tton has been circulated, we the under-
stgned betng residents and property owners tn the City of Sallna, Kansas do
Sallna Ctty Planntng Conetsston
Apr11 21, lg87
Page $
hereby petttton your honorable body for dental of Application ~Z87-7, ftled
by Oanny Huehl and Honty ~4ontoe and stgoed by 141 people who restde tn the
Hollybrooke area. Thts does tnclucle stgnaturos by those throughout Holly-
brooke. They respectfully submtt that the application should be dented and
would ask that tt be dented.
Mr. Bt11 Max, (address not avatlable) stated that he 11yes near the street
they are dtscusstug. He wanted to add that the gentleman putnted out that
he would be se111ng those lots. He used to 1rye tn a Mabtle Home Park that
sold lots. That dtd not stop tt from betug mobtle. These people st111
move tn and out. He knows, he dtd rt. A mobtle home ts exactly what tt
says, mobtle, trrogardless of whether you buy tt or not.
Sgt. ILlr. Stratt, 809 Mer~11y Ortve stated that the trafftc comes from
Tony's on Schtlltng Road. You take the only extt gotug tnto Holl~orooke,
whtch ts Vtrgtnta Street, tn the wtnterttme wtth the snow and thtngs the
way tt ts around here, tt ts almost t,~osstble to get up that street now.
They are prolmstng to butld a mobtle howe out tn the etddle of a pasture.
He doesn't know how these people wauld ever get out of there. The roads
are not wtde enough'or anything else and there ts a lot of snow drtfttug.
Ntth Tony's corlug out brite a day, you can't hardly get off Vtrgtnta Street
with all the trefftc that ts comtng dona $¢h111tng. The other problen ts
the schnols. Wtth all that trefftc, most of the parents tn the area wtll
welk thetr students dow, on the west end across the brtdge over to the
elenentary school and across the guard on Schilling Road. it would daftnt-
rely present a hazard to the chtldren tn the area. Ho doesn't know why
anyone would want to butld anythtng 1tko that tf tt wtll present a hazard to
the chtldren tn tho area.
l~s. L~mn Btckel, 908 Ratnbow~stated that they are on the corner of Ratnbow
and Greenbrier. She stated that they are attenpttng to buy more land tn
order to make that extra access road tn there. Bestdes the stze of the
street and the obvtous trafftc problmas, these streets are not as wtda as
some of the normal ctty streets tfl Sallna. Mtlltary streets Just weren't
made as wtde as others. By the ttml you get a car on one stde or the
oppostte stde, you have one pass that ~ou have to wobble back and forth
through. You ban trafftc along Vtrgtnta and you have thts 14, ~6, however
wtdd and loug mobtle homes have got to come down through that street to be
set on these foundattons. They have stroeta, power 11nos, etc. through
there, much less, people own property that these butldlugs have to wtggle
~n and around down through there. Another thtug wtth the schools, she
thinks tf they check the enrollment record at $cht111ug, you wtll flnd that
that school ts almost at capactty rtght now. It services Hellybrooke,
Colluge Park, Fox Ru~ and any apartments that are over tnto the Atrport
Authority area. That scbool would be addtng that many more chtldren gotug
to schenl. These ktds have a cress walk wttha 11ght that they have to
cross Schtlltug. There ts not an over walk or anythtng 1tko thts. The last
gentlmn was addtng about the added hazards to the ktds. All they have to
protect them ts one red 11ght. She fools these are mobtle, they can st111
pttch up stakes and go. They are not 1tko us who bought thetr homes and
they are there to stay. If they wanted to sell their home and selmose
m~ght say we are not gotng to gtve you $40,000 for your holm when Z can buy
a tretler park lot for $25,000 and put a house on tr. She doesn't fmal
thts ts any good for those tn the area. They have had two ftres out there
already stnce the ¢tty Ftre Department dtd not got there tn enough tlme
wtthout a lot of damage betng done to those dwellings. He ts talkiug about
addtug all these other people. As the attorney putnted out, tf we haven't
got water pressure to take care of the hemes out there, how are we gotng to
have enough water pressure to take care of another 200 or 300 lots out
there.
Hr. Randy Chrtsttan, ~004 Sommarset, ! lot tn from Greenbrier. He would
1tko to add hts major concern of safety, not Just related to the crosstng
on Schilling Road for school. He has three small chtldren and at this
petnt tn timo he .doesn't have any problma wtth hfs son rtdtng hfs btcycle
a block away. If that becomes an access road to an addttton of thts type,
that wtll not be pusstble. The added trafftc wtll make an obvtous differ-
ence tn the safety factor.
Sallna C~ty Planntng Commission
Apr11 2~, ~g87
P~ge 6
Hrs. Barke, 808 ;roenbr~ar Ortve statocl that there are 288 students
enrolled tn Schilling. Three years ago they proposed to bus ktds fr~x,
College Park to Hegeean or Kennedy because they were 1om tn enroll,rant.
She asked what another L~08 hemes would do for thetr schnol.
Ns. C~nthia Abbott, 816 6roenbrtar stated that a
vrith one access frae ¥trgtnta to Schtlltng Road, tf there were an accident,
~htch the chances of that will increase dromttcelly, that weuld completely
block off access to the entire addttton of Hellybroohe as well as the
mobile Imm. You would not only inconvenience paople trytng to go to and
f~x, work, etc., but tf there was a madtcal eimrgency or fire that would
develop, there weuld be no alternative route to brtng tn the emergency
vehicles. One of her neighbors ts a amber of the Ftre Departmnt. She
stated that tn talktng with htr, he said that a mabtle home can be
completely gutted tn 6 atnutes. She stated that when she read the response
tqm rrm the Fire Department, the
~ould he 4 etnotes. Thts would not bo adequate. The back ua Statton #2,
the response tim ~t~..~ ,dnute~ .... Las~.l~., al.th?~h she roaltzes the
tntenttons are .good fo~ the -110611e -He~* Subdtvls~o~ to he a quality
netghborheod,' tradtttpn~11y, ~obtle hems decrease tn value over the years
· ~.J~aUl~_. ;than ~taCrmase. ~.i:~o~_:.a~l~dy~: ~ta _rt~ng ~!~ valses as_quoted.fro?
* $~4,0001'-$3S,080 wtth
Hellybnmke start at about S3S,000 - $60,080. Zf the mbtle ham decreases
from that starting potnt, the netghborheed' dtffereflce ~ould be
substantial. She feels that although the lots weald beheught originally,
theoretically by. the person who ts going to occapy them, there ts nothing
to stop somone from buytng the lot, putttng mobile homes on thee and
renttng the~ out.
I~. Paul Adrtan, 908 Nsrrlly Ortve stated that he. Is a registered broker'
for the agency that sells to Hollybrnoke rostdents. He stated that the
Board has heard the legitimate concerns of those restclents and ts sure the
8oard ~tlI consider thee carefolly as they deltborate. He stated that as he
aPlmars before thts bedy over the years, he ts sure that thetr prtmry
concern ts always the highest and best use of aptece of land involved. He
wanted tg~ point out the:,m~that-Dean Owmt~.~l~eS~.He stated that they
sho, ld n~'tce'~at a sm11 portton thls large ZOO mo§tlr ham subdivision ts
tn relatton to the un~evelopod land that has to becoma part of the Ctty of
Sallna. He asked tf they want to drol~ rtght tn the mtddle of that large
undevelopod area a mobtle home subdivision that leaves 1ts stamp on all of
the surrounding area. He stated that we tn Saltna were concerned when
Schilling Att Base houstng became available on the market, t~e were fearful
of buyers who would buy tt and du,~ tr. He stated that we were fortunate.
it was sold to a flm that has the best tnterest of Sallna tnvolved. [t ~has
consistently UlXjraded the properties and put
numbers, year by year, thereby protacttng all property owners tn the City of
Salloa. He stated that they humbly ask that you deny thts petttton and
afford them the sm protection that the ¢tty of Saltne asked f~x, the, when
they bought
~4r. Yarnevtch stated that we talked about the fact that mabtle homes wt11
be transtont-type of ponple because they wtll be cmtng and going. Our
sontety tt transient, 1eta face it. 20S of the people move every year.
That ts true ~ether we have a mobtle' home subdivision, Hellybrnoke,
apartmnts, ~hetever typo of residential area you put up, penple wtll
move. He stated that wa talked about the fact that sole of these untts
,right he owned by somone who might rent thm out. That ts true for
Hollybrnoke Addttlon and any addttlon tn Saltna. He have landlords and
tenants, it may not start out that way, but wa all knon that there are
many many areas that thts does occur, then we talk about ,mbtle society,
we should remember that that ts a part of 11fa nowadays. He stated that we
have talked about the problees wtth the chtldren tn scheols. He feels thts
ts a legtttmato concern for every one concerned. He gave to all present a
star, sent rrm the Principal of Schilling Elmentary Schnol. He read 'the
capuctty of Schilling ts 468 students as of the present date, the
enrollment ts Z66 plus g4 tn the.presch.oo] cJass. 6 classroom are not tn a
state of repair to be tmedtately used, but are available.' He stated that
we do have room out there for the chlldren~ that can not be a deterrent at
Sallna Ctty Planntng C~mtsston
Apr11 21, 1987
Page 7
a11. He stated that we have talked alxmt the problem wtth the chtldren
cmntng across Schilling. The brtdge for the chlldren ts down here (showed
looatton of hrtdgo on map). There wtll be the same access to Hollybrook~..
that they have rtght now, that ts not gotng to change anything. The only '
thtng that has been putnted that there may be more trofftc. If there ts
moro trefftc, he stated that the staff has already potnted that we can
handle that wtth Crefftc 'lights tf necessary. He stated that the access
probim hms been looked at by the staff and they have gtven thetr approvaT
of It. That ts important.
Chatrman Duckers asked that the people In the romn keep the ]eve1 down so
we can conduct thts meettng ~n a dignified manner.
Hr. Yaroevtch stated that he does have a ~etttton, although he realtzed
thts ts not ter?tbly officio], froe 233 ctttseos tn Saltna vho are
requestleg that thts Hebtle Hom Sulxltvtstoo be approved because of their
need for a place to put thetr mobtle home. There are more pmople tn favor
of thts concept than opposed.
Hr. Ovens stated that al] the matters have been adequately potnted out to
the Comrissto,, but he vould 11kc to remlnd you once agatn that thts
proposed subdivision does not meet your own pultcy guidelines wtth regard
to access. He helteves that that pultcy gutcle]tno was ado~tod for a good
purpose aha there ts every reason to adhere to that poltcy and not make an
exception to tt and they voo]d once again ask that the petltton be dented.
Hr. Hott asked ~hat the dimensional requtremeots for an artertal street are
and v~at the dimension of Vtrgtnta Street ts.
Hr. I)udark stated that an artertal street butlt today vould have a
rdght-of-vay width of 100' and a pavement width of 53°, curb to curb.
¥trgtnta at present ts comtng ~n off of Schilling to the ftrst street,
vhtch ~s Her~tly, wttha rdght-of-viy of 64' and & puvemnt wtdth of 48'.
It ts not as large as an arterial street vould be. It narrows beyond that
to 51' right-of-way and 35' of pavement.
Hr. Hott stated that hts prt~iry concern ts wtth traffic. He stated that
tt ts unfowtunate that there ts no other access. He stated that evidently,
no ocher access ts practical at this potnt tn ttma. .~ ~ .......
Hr. Presley stated that that ts hfs same concern. He has drtven out there
and looked the situation over and concurred wtth the Howeoeners. 4 cars
and you are ~n trouble on Her~f]y. He stated that he was out there where
they converted tt to an elderly thtng to see what had been done, and when Z
got hack out, Tony's was le~ctng out.
Chairman Duckers stated that thts ts st11] tn the County and asked tf tt ts
~rne that the County P]anotng Conmrlsston has deoted thts same application?
Hr. Dud~rk answered, not to hts knowledge.
Chairmen Duckers c]arl¢ted that they are requesting annexation but tt ts
still tn the County.
Hr. I)udark answered, ~es, tt ts presently. '~'-
Hr. Yarnevlch stated that no application has been ftled with the County.
Hrs. Denton stated that she concurs with what has been satd as far as
trefftc comJeStton. [t v~s a concern of hers that, the fact that there are
ttm ~eys to get out of the proposed tract, we st111 come dram to only one
Hr. Ro~h statad that he has the s~e concern w~th access and w~th Policy
H41. He feels that so~here along the l~no ~e ~ght nee~ to define the
vord ~ntermtxed and s~rtct safeguards. He ts not sure vhat that means and
how tt could be applled tn thts case. ~.
Sallna Ctty Planntng Commission
Apr11 21, 1987
Page 8
Chatrman Ouckees asked what type of control do we have once thts ts
established that tt ~ould be matntatned tn quallty. She has been tn same
that are disasters.
Mr. Roth~ stated that that leads htm to Pollcy 46 whtch ts about adequate
landscaping to t~rove the aesthetics of the use, to absorb addtttonal
stonmmter runoff and to reduce summer surface temperature. At a denstty
of 8, there ts a ~osstbtltty of 320 lots, he assumes, and altheugh they
satd tt ts 200, as soon as tt Is zoned Nobtle Home Subdivision, they may
reconftgure thetr plot plans to lnclude an Increased denstty.
Hr. Oudark stated that they could. The 8, he helleves ts the moxtmom
denstty under the poltcy guideline. Wtth the R-! lot stze 11mtted to
6,000, the moxtmum denstty would be S.
MOTION: Mr. &alnes moved that Application #Z87-7 be dented.
SECOND: Mr. Presley seconded the morton.
VOTE: The vote was unanimous (6-0) tn favor of the application. I~otton dented.
t4. R~p!tcatton 1487-!, ftled by Oanny Huehl and Monty Nontee, raquesttng
annexation tnto the Ctty of Sallna of property described tn #Z87-7.
~4r. Yarnevtch requested that Appltcatton f~87-! be wttlKIra~m.
No other actton was necessary on thts application.
· I ' C~. Co. of Kansas, Inc.
148 S. 7th Street