8.8 Salina Community Theatre PDD
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
12/07/2009
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
8
ITEM
NO.
Page 1
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
ITEM: Second Reading Ordinance No. 09-10524
Application #PDD09-2/2A, filed by Jones Gillam Renz on behalf of the Salina Community Theatre, St.
Francis Academy and the City of Salina requesting a change in zoning district classification from C-3
(Shopping Center) District and R-3 (Multi-Family Residential) District to PDD (Planned Development
District) to create an expanded campus for the Salina Community Theatre. The subject property is
legally described as: Lot 107 on Fourth Street; and that portion of Lots 99, 101, 103, and 105, on
Fourth Street, lying South and East of channel of the Smoky Hill River at high water mark; and Lots
102, 104, 106, 108, 95, 97, 99, 101, 103, 105, and 107 on Third Street; and that portion of Lots 100,
98, 96, 94, and 93 on Third Street, lying South and East of channel of the Smoky Hill River at high
water mark; and that portion of vacated Third Street that abuts Lots 93 through 108 on Third Street,
lying South and East of the channel of the Smoky Hill River at high water mark; and Lots 98, 96, 94
and the South 30 feet of Lot 92 on Second Street; All in the Original Town of Salina, Saline County,
Kansas and addressed as 303 E. Iron, 405 E. Iron and 121 N. 2nd Street.
BACKGROUND:
The City Commission approved Ordinance No. 09-10524 rezoning City of Salina, Salina Community
Theatre and St. Francis Academy owned property from C-3 and R-3 to Planned Development
District on first reading at their November 23, 2009 meeting. The purpose of the rezoning application
was to create a uniform theatre campus through the Planned Development District (PDD) process
and to facilitate the construction of a 9,300 sq. ft. black box theatre addition to the east of the
existing 10,800 sq. ft. theatre. The addition would be built over what was formerly Third Street which
was vacated in 2007.
The PDD process allows the City Commission to create a customized zoning district for a proposed
development including limitations on and the addition of uses as well as modified lot size, setback and
other bulk and density limitations. The PDD process also allows the City Commission to attach
conditions of approval to a requested zoning change.
The PDD review process also requires that the applicant submit a site development plan as part of the
zoning application. This allows the Commission to address issues such as the location, height and
appearance of buildings, parking, landscaping, lighting, drainage and other site issues. The submittal
by a developer and the approval by the City Commission of a site development plan represents a firm
commitment that actual development will follow the approved site development plan.
Ordinance No. 09-10524 which was considered on November 23, 2009 was based on the Planning
Commission's recommendation and contained the following provisions:
1. Development limitations shall be as follows:
a. Permitted uses on Lot 1 shall be limited to public park land, public parking lots and
accessory storage buildings.
b. Permitted uses on Lot 2 shall be limited to performing arts theater and accessory support
facilities.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
12/07/2009
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
8
ITEM
NO.
Page 2
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
c. Permitted uses on Lot 3 shall be limited to business, professional and administrative offices,
residential dwellings accessory to and located above the ground floor office use and
accessory off-street parking.
d. Permitted uses on Lot 4 shall be limited to those uses permitted in the R-1 (Single-
family Residential) district and public parking lots.
2. A final development plan shall be submitted to and approved by the Planning Commission
prior to issuance of any building permits or any other development occurring on Lot 4.
3. A looped public water line connection between Iron Avenue and North 2nd Street shall be installed
and operational prior to occupancy of the theatre addition on Lot 2. Needed public utility
easements shall be provided on the replat of the property.
4. Waivers and Modifications - Requested modifications of otherwise applicable zoning and
subdivision regulations approved by the Planning Commission for this Planned Development
District under the authority of Section 42-403 (12) are specifically enumerated as follows:
a. A reduction in the required front yard building setback along Iron Avenue from 25 feet to 21 feet
for the Salina Community Theatre addition.
b. A reduction in the required front yard building setback along Iron Avenue from 25 feet to zero
for the St. Francis Academy building.
c. A maximum lot coverage variance of 8% from 40% (the maximum lot coverage allowed) to
48%.
d. A waiver of the front yard landscaping requirement along Iron Avenue to allow for an extended
sidewalk and bus drop off area in front of the theatre.
e. A 45% reduction in the amount of off-street parking required under Section 42-553 (3) a.
from 156 spaces to 87 spaces.
5. The applicant shall satisfactorily complete a replat of this property prior to final approval of this
planned development district.
As part of the motion approving the PDD ordinance on first reading, the Commission asked staff to
look into triggering mechanisms that could be added or built into the PDD ordinance that would trigger
a requirement for additional off-street parking to be constructed on the property acquired by the Salina
Community Theatre adjacent to Second Street. Staff met with Michael Spicer, the Executive Director
of the Salina Community Theatre, and Charles Renz, the project designer, and the following options
were developed for the Commission's consideration:
1. Require that Lot 4 (the SCT lot next to Second Street) be used exclusively for public off-street
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
12/07/2009
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
8
DEVELOPMENT SERVICES
ITEM PLANNING
NO. 1 BY:
Page 3 BY: Dean Andrew
parking and that this additional parking be constructed now as part of the theatre addition. Based
on plans submitted by the project architect this could add 32 additional parking spaces at a cost of
approximately $2,000 per space and would increase available public off-street parking from 87 to
119 spaces. This would require the amendment of Condition #1.d., 2 and 4.e. of the PDD
ordinance.
2. Require that a portion of Lot 4 be developed with additional parking and that this additional parking
be constructed now as part of the theatre addition but allow the Community Theatre to retain a site
for construction of a residence on Second Street in the future. The project architect has submitted
plans showing a possible future residence both south and north of the east-west access road
which depict this option. This option would not provide as many additional parking spaces as
Option 1 (up to 19 and 24 parking spaces respectively) and would require amendment of Condition
#4.e.
3. The PDD ordinance could be amended to require construction of additional parking if the
Community Theatre adds sufficient staffing that enables it to mount productions at both theatres in
the future.
4. The PDD ordinance could be amended to require construction of additional parking if any
additional construction projects take place on the theatre campus.
5. The PDD ordinance could be amended to build in an automatic review of the parking situation by
the City Commission in 3 - 5 years, and if a parking problem was identified at that time, the
Commission could require additional parking to be constructed.
6. The City Commission could adopt the approach of the Planning Commission which was to leave
the question of the need for additional parking to the discretion of the Community Theatre itself,
knowing that property is available for future parking lot expansion if needed.
Staff Recommendation
Staff would recommend that the Commission take whatever action it deems to be in the best interests
of the public and staff will insure that the PDD ordinance is modified to carry out the intent of the
Commission.
Enclosures: Application
Site Development Plan
Alternative Parking Plans
Excerpt of PC Meeting Minutes 10/6/09 and 10/20/09
Ordinance No. 09-10524
cc: Charles Renz JGR Architects
Michael Spicer
fi
SdliI1c1
Publication Date September 15, 2009 Application No. PDD09-2/2A
Hearing Date October 6, 2009 Date Filed August 28, 2009
Vicinity Map TB Filing Fee $450.00
Ownership Certificate TB Receipt No.
PI"nnin8 0-
Community
Development
APPLICATION FOR PRELIMINARY PLANNED DEVELOPMENT DISTRICT (P.D.D.)
1. Applicant's Name
2. Applicant's Address
3. Telephone (daytime)
4. Project Name
5. Owner's Name
6, Owner's Address
Charles Renz JGR Architects
730 N. 9th Street Salina. KS 67401
827 -0386
E-Mail Addresscrenz@jonesQillam.com
Salina Community Theatre Campus
Salina Community Theatre 1 City of Salina 1 St. Francis Academy
303 E. Iron
P.O. Box 736
405 E. I ran
7. Legal Description of Property to be developed (attach additional sheets if necessary
I See attached
8. Approximate Street Address
303 East Iron
9. Area of property (sq ft &/or acres)
10. Present Zoning C-3
Use
Community theatre. parkinq lot
Community theatre, park. parkinq lot
11. Proposed Zoning PDD
Use
12. Is the P.D.D. to be utilized in conjunction with another zone or independently? Inconiunction with C-3
13. Are there any covenants of record which affect the proposed development? (attach copy) No
14. List reasons for this request (attach additional sheet if necessary)
ITo create a multi-use campus for the Salina Community Theatre
15. Anticipated time period for substantial completion 12 - 18 months
16. Total ground area occupied by buildings (sq.ft.) 16.580 Sq. ft.
17. Describe any non-residential uses proposed community theatre. parkinq, public park. offices
Owner(s)
Signature
18. Number of housing units provided Sin
APPlicant(S~_~(~~
Signature l.._._ '
If the applicant is to be represented by legal counselor an authorized agent, please complete the following in order that
correspondence and communications pertaining to this application may be forwarded to the authorized individual.
Name of representative
Mailing Address, City, State, Zip
Telephone (Business) and E-Mail
PLF - 046, Application-Preliminary POD, Rev. 10-2005
-
Application #PDD 09-2
Filed by Salina Community Theater
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SALINA COMMUNITY THEATER
PROPOSED SITE PLAN
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Salina Community Theatre PDO
Owners:
City of Salina, Saline Community Theatre, St. Francis
Academy, D. Hauserman
Proposed Uses: Community Park (Founders Park), Drainage/Recreational
Trail right-of-way, Performing Arts Theatre, Offices, Loft
apartment, Public parking, possibly accessory housing on
2nd Street
Off-street Parking:
Existing Parking -
Public lot
St. Francis
SCT lot
60 spaces
9 spaces
6 spaces
Total 75 spaces
Required Parking -
SCT (290 seats)
St. Francis (5,448 sq.
ft)
Apartment
Total
95 spaces
18 spaces
2 spaces
115 spaces
Required Parking with theatre addition -
SCT (415 seats)
St. Francis (5,448 sq.
ft)
Apartment
Total
Proposed Parking -
City lot
St. Francis lot
Total
Exhibit - Parking seT
136 spaces
18 spaces
2 spaces
156 spaces
80 spaces
2 HC spaces
5 spaces
87 spaces
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SUMMARY MINUTES
SALINA CITY PLANNING COMMISSION
CITY COMMISSION ROOM
Tuesday, October 20,2009
MEMBERS
PRESENT: Birdsong, Hodges, Householter, Meier, Mikesell, Ritter, Ryan and Soderberg
MEMBERS
ABSENT: Kennedy
STAFF
PRESENT: Andrew, Blue, Burger, Herrs, Hobbie, Stack and Urban
#1. Presentation of the 2009 Landscaping Awards.
#2. Approval of the summary minutes from the regular meeting held on October 6, 2009.
1#3.
The minutes were approved as presented.
Application #PDD09-2/2A, filed by Jones Gillam Renz on behalf of the Salina
Community Theatre, St. Francis Academy and the City of Salina requesting a change
in zoning district classification from C-3 (Shopping Center) District and R-3 (Multi-
Family Residential) District to PDD (Planned Development District) to create an
expanded campus for the Salina Community Theatre. The subject property is legally
described as: Lot 107 on Fourth Street; and that portion of Lots 99, 101, 103, and 105,
on Fourth Street, lying South and East of channel of the Smoky Hill River at high water
mark; and Lots 102,104,106,108,95,97,99,101,103,105, and 107 on Third Street;
and that portion of Lots 100, 98, 96, 94, and 93 on Third Street, lying South and East
of channel of the Smoky Hill River at high water mark; and that portion of vacated
Third Street that abuts Lots 93 through 108 on Third Street, lying South and East of
the channel of the Smoky Hill River at high water mark; and Lots 98, 96, 94 and the
South 30 feet of Lot 92 on Second Street; All in the Original Town of Salina, Saline
County, Kansas and addressed as 303 E. Iron, 405 E. Iron and 121 N. 2nd Street.
(Continued from October 6, 2009 meeting).
Mr. Andrew presented the staff report with visual graphics which are contained in the
case file.
Mrs. Soderberg asked what percentage of required landscaping would be waived?
Mr. Andrew stated it would be a complete waiver between the theatre building and
Iron. Staff and the architect believe trees would impair visibility, but perhaps low
planter boxes would be appropriate. It is not clear from the plans where the sign would
be located.
Charles Renz, Jones Gilliam Renz Architects, stated that sign age would stay at the
same location on the property. He explained that there is room for plantings around
October 20,2009
Page 2 of 3
the entrance. He stated that he felt that this project was a more urban scale design
similar to downtown, where landscaping isn't required. He explained that the building
itself is sculptural, which adds visual interest.
Mr. Mikesell stated that he feels low plantings similar to those at 200 S. 5th Street
could be added to soften things.
Mr. Renz stated they might be open to adding planters down the road.
Mr. Andrew stated that before making a land use recommendation for 2nd Street we
want to make sure it doesn't conflict with the Community Theatre's vision for that
property.
Michael Spicer,. Executive Director of Salina Community Theatre, stated that they
would like the southern part of the property to be an artist's cottage someday to house
summer interns and visiting actors.
MOTION: Mrs. Soderberg stated I move we recommend approval of Application #PDD09-2/2A,
including the requested exceptions, with the five conditions recommended by staff.
SECOND: Mr. Householter.
VOTE: Motion carried 8-0.
-
#4. Application #P09-717A, filed by Jones Gillam Renz on behalf of the Salina Community
Theatre, St. Francis Academy and the City of Salina, requesting approval of a replat of
a portion of the Original Town of Salina in order to create platted lots for the Salina
Community Theatre facility, Founders Park, St. Francis Academy and shared parking
facilities and to define the boundaries of the old Smoky Hill River channel. The subject
property is located on the north side of East Iron Avenue between the old Smoky Hill
River channel and North Second Street. (Continued from October 6, 2009 meeting).
Mr. Andrew presented the staff report with visual graphics which are contained in the
case file.
Mr. Ryan asked what would happen with the easement if Mr. Hauserman won't sell his
property?
Mr. Andrew stated that it would be possible to go around his property.
MOTION: Mr. Ritter stated I move we approve Application #P09-717A with the recommendations
made by staff including making all City owned property part of one lot (Lot 1 ).
SECOND: Mr. Householter.
VOTE: Motion carried 8-0.
October 6, 2009
Page 2 of 4
existing pole down to 30 ft.
Mr. Kennedy asked if Ms. McDowell would be okay with being limited to two pole
signs?
Ms. McDowell stated that she would want potential tenants for the parcel north of
Chili's to haye the option for a pole sign, but they are fine with two at this time.
MOTION: Mrs. Soderberg stated I moye that we approye Application #PDD81-4K with the
condition that no other pole signs be allowed on 9th Street and permission for a pole
sign to serve the parcel to the north be reyoked. Future tenants of the outlots would
have to come before the Planning Commission in order to erect any additional pole
signs.
SECOND: Mr. Householter.
VOTE: Motion carried 8-0.
#3. Application #PDD09-2/2A, filed by Jones Gillam Renz on behalf of the Salina
Community Theatre, St. Francis Academy and the City of Salina requesting a change
in zoning district classification from C-3 (Shopping Center) District and R-3 (Multi-
Family Residential) District to PDD (Planned Development District) to create an
expanded campus for the Salina Community Theatre. The subject property is legally
described as: Lot 107 on Fourth Street; and that portion of Lots 99, 101, 103, and 105,
on Fourth Street, lying South and East of channel of the Smoky Hill Riyer at high water
mark; and Lots 102, 104, 106, 108, 95, 97, 99, 101, 103, 105, and 107 on Third Street;
and that portion of Lots 100, 98, 96, 94, and 93 on Third Street, lying South and East
of channel of the Smoky Hill Riyer at high water mark; and that portion of yacated
Third Street that abuts Lots 93 through 108 on Third Street, lying South and East of
the channel of the Smoky Hill River at high water mark; and Lots 98, 96, 94 and the
South 30 feet of Lot 92 on Second Street; All in the Original Town of Salina, Saline
County, Kansas and addressed as 303 E. Iron, 405 E. Iron and 121 N. 2nd Street.
Mr. Andrew presented the staff report with visual graphics which are contained in the
case file.
Mr. Mikesell asked if staff was looking for preliminary / conceptual approyal?
Mr. Andrew stated yes.
Charles Renz, Jones Gillam Renz Architects, 730 N. 9th Street, explained the new site
plan including the improved traffic flow it would create.
Mr. Mikesell asked how many seats the new addition would haye?
Michael Spicer, Executive Director of Salina Community Theatre stated that it would
haye 150 seats and the existing theater will remain unchanged. He explained that
October 6, 2009
Page 3 of 4
there would never be overlapping shows, so the maximum number of people there at
any time would remain 319- the number of seats in the existing theater, counting
overflow.
Mrs. Soderberg asked if parking needs were generally unchanged?
Mr. Spicer stated there should be no changes in parking needs whatsoever. We would
not have performances in both theaters at the same time.
Mrs. Soderberg asked if the vacant lots on 2nd Street would be used for parking?
Mr. Andrew stated that if more parking was needed or desired, the 2nd Street lots could
provide more spaces in the future. Planning staff has to use the maximum capacity of
both theaters to calculate the number of needed parking spaces. The worst case
scenario would require 156 parking spaces, and this plan has around 75 spaces.
Mr. Renz stated that his count was 87 parking spaces 011 the new plan. He explained
that the lot on 2nd Street wouldn't generate many spaces, but if it was ever used for
parking they would provide screening with landscaping and fencing.
Mr. Kennedy asked if school buses would be able to enter on the access road
connecting to 2nd Street?
Mr. Renz stated yes.
Mr. Andrew stated that he recalculated parking spaces and he came up with 86 or 87
spaces on the proposed plan.
Mr. Renz explained that this plan would improve water flow and add a fire hydrant and
fire sprinkling in the addition and existing building.
Mrs. Soderberg stated that she would like to see more green space and trees in the
plan.
Mr. Spicer stated that they wouldn't be opposed to low hedges, etc as they don't want
to block the new building fa<;;ade.
Nancy Anderson, 126 N. 2nd, stated that she has owned the house across the street
from the vacant lot since 2001. She feels that the access road leading onto 2nd Street
will cause increased traffic that might endanger children playing. She says she feels
unsafe with shady characters hanging around the Community Theatre parking lot at
night anyway, and that the access road would lead them to loiter on 2nd Street as well.
Mr. Ritter stated that he thinks the additional exit will alleviate traffic congestion
allowing the lot to clear faster.
October 6, 2009
Page 4 of4
Mr. Andrew stated that City staff likes the 2nd Street exit as it will improve traffic How. If
parking is ever pursued on 2nd Street, screening of that lot will be addressed at that
time.
MOTION: Mr. Kennedy stated I move we approve #PDD09-2/2A in concept with detailed plans
to come back to us for final approval.
SECOND: Mr. Meier.
VOTE: Motion carried 8-0.
#4. Application #P09-7/7A, filed by Jones Gillam Renz on behalf of the Salina Community
Theatre, St. Francis Academy and the City of Salina, requesting approval of a replat of
a portion of the Original Town of Salina in order to create platted lots for the Salina
Community Theatre facility, Founders Park, St. Francis Academy and shared parking
facilities and to define the boundaries of the old Smoky Hill River channel. The subject
property is located on the north side of East Iron Avenue between the old Smoky Hill
River channel and North Second Street.
Mr. Andrew presented the staff report which recommended this item be postponed
until the October 20,2009 meeting to allow the surveyor to construct a plat.
MOTION: Mr. Meier stated I move we postpone Application #P09-7/7A until the October
20, 2009 meeting.
SECOND: Mr. Kennedy.
VOTE: Motion carried 8-0.
#5. Other Matters.
Record of this meeting
As part of the record of this meeting, please reference staff reports and copies of the
DVD recorded by ACCESS TV. All copies can be found in the Development Services
Department, Room 201 in the City-County Building.
Dean Andrew, Secretary
ATTEST: