7.1 Zone Pacific Addition (Hawthorne School)
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
ITEM
NO.
Page 1
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
ITEM: Ordinance No. 11-10590
Application #PDD11-1, filed by Wholesale Property Services, LLC, requesting preliminary! final
development plan approval and a change in zoning district classification from PC-1 (Planned
Restricted Business) to PDD R-2.5 (Multi-Family Residential) on the former Hawthorne School site to
allow construction of a new multi-building apartment complex. The subject property is legally
described as Lots 7-30, Block 12, Pacific Addition to the City of Salina, Saline County, Kansas and is
addressed as 715 N. 9th Street.
BACKGROUND:
After Hawthorne School was determined to be a surplus school by USD #305 in January of 2002, the
School District began soliciting offers and proposals from potential buyers and developers for
purchase and reuse of the building. A task force that was formed by the School District reviewed
proposals from potential buyers. Dave Rose, MidWest eServices, was selected in October 2006 as the
preferred purchaser! redeveloper for the Hawthorne School property.
In December of 2006, Dave Rose, filed an application to rezone the school from R-2 (Multi-Family
Residential) to PC-1 (Planned Restricted Business) to allow the school building to be converted to
office suites. Dave Rose through Delphos Project, L.L.C. purchased the property from U.S.D. #305
and submitted a final site development plan and proposed floor plan layout for the Planning
Commission's review in anticipation of applying for a building permit to make interior modifications to
the building.
The Hawthorne School site was rezoned to accommodate the plan for office suites in January 2007.
The permitted uses in the planned district were office space and multi-family housing. Mr. Rose
planned to use the existing building for office space for his MidWest eServices, Inc. business and
other office tenants. Through the ordinance, the rezoning of the property preserved an option to have
a mixed use building or a residential building by making multi-family housing a permitted use as well.
On March 23, 2007, a Change of Occupancy Certificate was issued to allow United Country Real
Estate and MidWest eServices to occupy a portion of the school building as office space.
As a "planned" district, the rezoning of the property from R-2 to PC-1 was done in reference to a plan
for reuse of the building and property prepared by Jones-Gillam Architects. The City Commission
approved the ordinance that rezoned the property in 2007 subject to an approved site plan. The
approved plan at the time was for reuse of the existing school building.
Midwest eServices operated from the Hawthorne School Building until 2008 when the lack of new
tenants and the cost of operating expenses caused the business to vacate the building.
Wholesale Property Services, LLC, 2850 SW Mission Woods Drive, Topeka, Kansas submitted a
Certificate of Appropriateness application with the Salina Heritage Commission on November 9,2010
that pro~osed the demolition and removal of the former Hawthorne Elementary School building at 715
North 9t Street and the redevelopment of the site with a new apartment complex. Wholesale Property
Services, LLC, Topeka, Kansas is an off-shoot of the Overland Property Group of Overland Park,
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
DEVELOPMENT SERVICES
ITEM PLANNING
NO. 1 BY:
Page 2 BY: Dean Andrew
Kansas. The Overland Property Group has submitted an application to the Kansas Housing
Resources Corporation for federal Low and Moderate Income Housing Tax Credits (LMIHTC) to help
finance the construction of an affordable housing project in Salina at this location. Overland Property
Group is a company which has built apartment complexes in Missouri, Kansas and Colorado including
the 96 unit Reserves at Prairie Glen apartment complex at 2515 South Ohio which was also financed
with housing tax credits.
Their current application is for the new construction of 32 units of income-qualified rental housing for
individuals and families on the former Hawthorne School property. These units would be contained in
two (2) two-story buildings each containing 16 apartment units. The remainder of the site would be
redeveloped with off-street parking, a clubhouse and play area. A future Phase II could include an
additional 16 units depending on the market response to Phase I. The Kansas Housing Resources
Corporation has identified a continuing need for affordable rental housing in Salina but they have
strongly encouraged the Overland Property Group to look for a location that IS In Salina's
Neighborhood Revitalization Area (NRA). The proposed site on North 9th Street is within the city's
designated revitalization area and is currently owned by Labette Bank of Oswego, Kansas. Overland
Property Group has an option on the property. Their application was heard by the Salina Heritage
Commission on December 22,2010.
After consideration of the adopted Standards in Sec. 42-469.5 of the Heritage Conservation
Ordinance and all comments and evidence presented at the December 22, 2010 meeting, including
comments from Hawthorne School Alumni and north Salina residents, the Heritage Commission voted
(5-0) to approve the applicant's demolition request, subject to Heritage Commission review of final
plans for the Hawthorne School memorial, upon making the following findings:
1. The architectural integrity of the building or structure is no longer evident. The exterior of the
Hawthorne School building has been altered by the removal of the original east entrance stair
and the enclosure of the entrance vestibule with brick masonry. The building's original
double-hung wood windows have been replaced with bronze finish aluminum window units.
Additions constructed in the 1960s obscure several elevations of the building.
2. The streetscape within the context of the Conservation District would not be negatively
affected by the proposed demolition. The proposed redevelopment would not negatively
impact the surrounding area and would be consistent with the Comprehensive Plan's vision
for this area.
3. The proposed demolition would not affect any other architecturally or historically significant
structures or neighborhoods within the vicinity of the Hawthorne School.
4. The reuse plan is consistent with existing codes and ordinances for replacement and new
construction. The proposal that has been submitted takes into account the setback, parking
and landscaping requirements in the zoning ordinance. If the demolition of the existing
building IS approved, a change In zoning classification to PDD/R-2.5 (Multi-Family
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
ITEM
NO.
Page 3
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
Residential) and an amended site development plan would need to be approved by the
Planning and City Commissions.
5. The applicant and their architect sufficiently demonstrated that it would not be practically or
econom ically feasible to renovate and reuse the structure on the existing site for residential
apartments.
6. Efforts have been made by the Salina School District and subsequent property owners to
market the property for sale or lease in its current configuration. Previous and ongoing efforts
to attracting redevelopment have been unsuccessful.
7. The developer will reuse materials from the Hawthorne Building to establish a
commemorative marker and maintain a display of the history of Hawthorne School in the
Commons Room as part of the site redevelopment.
A north Salina resident dissatisfied with the Heritage Commission's decision in this case filed a letter
of appeal and a petition of support signatures appealing the decision of the Heritage Commission to
allow the demolition of the vacant Hawthorne School building and requesting that the demolition be
denied with the City Clerk's office on January 5, 2011.
The City Commission conducted a hearing on the Appeal that was filed on January 24, 2011. The
applicant's plan for redeveloping the school site was presented at the hearing and interested citizens
spoke in favor of and against the applicant's proposal. At the conclusion of the hearing, the City
Commission voted 4-0 to accept the findings and sustain the decision of the Heritage Commission to
authorize the issuance of a demolition permit for the Hawthorne School building.
Any proposal involving demolition of the existing school building would at a minimum require approval
of an amended site development plan and ordinance by the Salina City Commission following a public
hearing and recommendation from the City Planning Commission because the plan approved in 2007
was for reuse of the existing building. Since the property was rezoned to PC-1 (Planned Restricted
Business) to accommodate offices in the existing school building, staff determined that applying for a
zoning change to PDD I R-2.5 to accommodate a new freestanding apartment building or buildings
made the most sense. This is the same zoning classification as the Reserves at Prairie Glen.
No zoning change or amended site plan approval would be needed to convert the existing school
building to apartment use. Now that the demolition of the existing building is approved, a change in
zoning classification to PDD I R-2.5 (Multi-Family Residential) and an amended site development plan
would need to be approved by the Planning and City Commissions.
Nature of Current Request
Following the Heritage Commission's decision to allow removal of the existing school building to
proceed, the applicant's architect filed an application to change the underlying zoning of the
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
DEVELOPMENT SERVICES
ITEM PLANNING
NO. 1 BY:
Page 4 BY: Dean Andrew
Hawthorne site from PC-1 to PDD R-2.5 and approval of Wholesale Property's redevelopment plan for
the former school site.
This is a request for Planned Development District zoning. The PDD review process allows the
Planning Commission and City Commission to create a customized zoning district for a proposed
development including limitations on and the addition of permitted uses as well as modified lot size,
setback, lot coverage 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 and exterior materials of any new 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.
The PDD process is a two step process. Step one is the filing of a preliminary development plan
application and submittal of a preliminary development plan. The preliminary PDD sets out the
development parameters and limitations for the site. A public hearing and recommendation by the
Planning Commission is required. Approval by the City Commission is also required. If the applicant's
preliminary development plan and request for rezoning is approved by the City Commission, step two
would be coming back to the Planning Commission with a detailed final development plan for Phase II
if that development occurs in the future.
The applicant is requesting approval of a preliminary development plan for Phases I and II of their
proposed 48 unit apartment project and the final development plan for Phase I (32 units) as well as
the appropriate zoning for the site. A proposed site, development plan and building elevations for the
apartment buildings have been submitted by the applicant.
The preliminary development plan submitted by the applicant shows three (3) two story apartment
buildings containing two and three bedroom apartments with a clubhouse in the center. A total of 32
apartment units in two buildings are proposed along 9th Street as the first phase of development. A
third apartment building along 10th Street is proposed in Phase II however the actual timing of Phase II
will depend on market conditions and the lease up rate in Phase I.
If this request to rezone the Hawthorne School property to PDD R-2.5 is approved, the applicant plans
to complete its purchase of the property from the bank, remove the existing school building and
construct two new apartment buildings in Phase I.
Lots 1-6 at the north end of the block are not part of the pending purchase or this rezoning application.
The City has playground equipment and a splash park on this portion the block and discussions are
underway about transferring ownership of this property to the City as a park.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
ITEM
NO. 1
Page 5
Zoninq Ordinance Requirements
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
If the applicant's request for R-2.5 zoning is approved, development of this 2.84 acre site would be
subject to the following standards and limitations:
1. Uses allowed - All permitted uses listed in R-2.5 which would include apartment
buildings or townhomes plus any conditional uses approved by the Planning
Commission. Conditional uses include professional offices up to 2,000 sq. ft. if located
on an arterial or collector street.
2. Setbacks - Front yard - 25 ft. or 75 ft. from 9th Street whichever is greater
Side yard - 7.5 ft., 10 ft. if entrances face the sides
Rear yard - 25 ft.
This property has 3 front yards (east, south, west) and one side yard (north).
3. Minimum lot width - 60 ft.
4. Minimum lot area - 2,000 sq. ft. / dwelling unit.
5. Maximum building height = 75 ft.
6. Maximum lot coverage - 40%
7. Parking - Multi-family apartments are required to provide two (2) off-street parking
spaces for the first 20 dwelling units. All parking, driving maneuvering areas would have
to be surfaced with asphalt or concrete in accordance with Sec. 42-552(e)2. of the
Zoning Ordinance. Only 60% of the required front yard along 9th Street, Grand Avenue
and 10th Street can be covered with paving.
8. Landscaping / Screening - A landscape plan would have to be submitted with the
building permit application for the new apartments. The landscaping / screening
requirements that would apply to those projects include:
a. Landscaped front yard - 20 sq. ft. of landscaped area per lineal ft. of street frontage.
b. Parking lot screening - 3 ft. high berm or plantings along Grand and /1 oth Street.
c. Buffers - A 15 ft. landscape buffer is required between residential and any
commercial uses.
9. Signs - One (1) ground sign and two (2) wall signs would be permitted on these lots to
identify apartment buildings.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
DEVELOPMENT SERVICES
ITEM PLANNING
NO. 1 BY:
Page 6 BY: Dean Andrew
Suitabilitv of the Site for Development Under Existinq Zoninq
This factor deals with the suitability of the property for development under the existing PC-1 zoning
and also whether the current zoning has inhibited development of the property.
The subject property covers much of a city block west of N. 9th Street, north of Grand Avenue and east
of N. 10th Street. The property has 495 feet of frontage along North 9th Street, 250 feet along Grand
Avenue and 495 feet of frontage along North 10th Street. The property is bordered by single-and multi-
family residences to the south and a mixture of commercial and residential properties to the east and
north and residential and commercial properties to the west. One block to the east is the Grand
Avenue Methodist Church. One block to the west is the Broadway Boulevard commercial corridor and
one block to the north is the Pacific Avenue commercial corridor.
The subject property was the location of Hawthorne Elementary School, which was one of several
elementary schools closed by USD #305 in 2002. The school district and the City of Salina worked
together to identify suitable buyers for all of the surplus school district properties. As part of this
process, the school district, their task force and City staff carefully scrutinized each proposal for its
feasibility and its compatibility with the neighborhood in which the specific school was located. It was
determined fairly early that uses similar in nature to the original school use would be the most
successful. Specifically, uses that involved a teaching I classroom setting or that involved
administrative and professional offices were determined to be the most desirable type of reuse with
the fewest impacts on the site and the surrounding neighborhood. The 2006 proposal from Midwest
eServices to develop the building into an office complex, was similar in intensity to the elementary
school and was compatible with the surrounding neighborhood and existing uses. Unfortunately this
reuse plan for the building was not successful and attempts to market the existing building have not
produced a new owner and user. The PC-1 zoning approved in 2007 now inhibits Wholesale
Property's plans for the property.
Character of the Neiqhborhood
This factor deals with whether the requested PDD R-2.5 zoning would be compatible with the zoning
and uses of nearby property.
The C-1 zoning district is generally considered an appropriate "buffer" district and is often located
adjacent to residential districts. The requested R-2.5 zoning also fits in to this buffer category. Only the
area south of this property along Grand Avenue is predominantly occupied by single-and multi-family
detached dwellings. Only two residences occupy the southern portion of the block face to the east.
The remainder of the block along 9th Street to the north is a mixture of office, service and retail
commercial uses. Only one row of residential properties occupies the southern portion of the block
face to the west. The remainder of the block contains various commercial uses. On the northern
portion of this block is the Hawthorne School Park. It contains play equipment, picnic benches and a
splash park. The block to the north of the park across Woodland Avenue has five residences that face
N. 9th Street. The remainder of this block is service and retail commercial properties in proximity to the
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
DEVELOPMENT SERVICES
ITEM PLANNING
NO. 1 BY:
Page 7 BY: Dean Andrew
N. 9th Street, Pacific Avenue and Broadway Boulevard intersection.
Because the applicant is requesting approval of the PDD zoning, the City Commission will have the
opportunity to review the proposed redevelopment plan to ensure compatibility with the existing
neighborhood.
Public Utilities and Services
This factor deals with whether the proposed rezoning will create traffic congestion, overtax public
utilities, cause drainage problems, overload public schools, jeopardize fire or police protection or
otherwise detrimentally affect public services and whether the property owner or developer will provide
the public improvements necessary to adequately serve the development.
All utility providers indicate that adequate water, sanitary sewer, and gas and electrical lines are in
place to allow for residential redevelopment on this site (see attached aerial photo). Although this
request would change this use from commercial office to multi-family residential, the change in zoning
classification and use proposed by the applicant should not result in any additional burden on public
facilities and services. The occupant load will not be as great as when the property was being used as
an elementary school, so the impact on infrastructure from the total number of individuals should be
less than when it operated as a school. The Engineering Department is concerned about what
appears to be an increase in impervious surface and site runoff compared to existing conditions and is
requesting that the applicant's designers provide additional information about how roof runoff and
parking lot runoff will be directed to the city's storm water collection system.
Fire protection would be provided by Station #1 which is located on Elm Street and IS already
providing fire protection to other properties in the vicinity.
Streets and Traffic
North 9th Street is classified as an arterial street and carries 6,000 - 7,000 vehicles per day in this
location. New traffic and new traffic patterns will be generated by the proposed change in use. The
preliminary development plan submitted by the applicant shows two off-street parking lots as part of
this development proposal. The applicant's architect is showing a proposed parking area in the
southwest corner of the site adjacent to North 10th Street. As proposed this lot would contain 27
parking stalls and have two new driveway openings on Grand Avenue with a third driveway providing
access to North 10th Street. A second parking area is proposed in the northwest corner of the site
which would be accessed from North 10th Street. This lot would contain 27 parking stalls initially but
could be expanded if the third building is built.
The proposed clubhouse would face 9th Street and the applicant's plan proposes two new curb cuts on
9th Street to provide access to the clubhouse parking area. This parking area contains only 6 parking
spaces and would not generate much traffic. Also the proposed design is intended to insure that
vehicles do not back into 9th Street.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
ITEM
NO.
Page 8
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
Conformance with Comprehensive Plan
This factor deals with whether the proposed rezoning would be contrary to the goals, objectives,
policies of the plan and whether the proposed rezoning would require an amendment to the plan and
whether an amendment could be reasonably justified.
In the updated plan, the Urban Residential land use classification is intended to allow a greater density
of residential development (8-20 units / acre) in a variety of housing types, small lot single-family,
duplexes and multi-family apartments. The density proposed in The Heritage at Hawthorne Village is
17 units / acre.
Location Criteria for Multi-Family Housing:
. At the edges of defined neighborhoods along arterials and minor arterials;
Development Criteria for Multi-Family Housing:
. Buildings, access points and parking areas should have a similar relation to neighborhood
streetscapes as the primary single-family uses.
. Buildings should reflect a similar scale to primary single-family uses; Where adjacent
buildings are more than 150% of the height or building footprint of primary single-family uses,
additional setbacks, buffers and usable open spaces should facilitate transitions.
The updated Comprehensive Plan encourages appropriately scaled infill development.
Site Plan Review (Phases I & II)
1. Buildinqs - The applicant's preliminary development plan shows 4 buildings -- 3 apartment
buildings and a clubhouse and playground area. The number of dwelling units proposed in
Phase I is 32 two-bedroom and three-bedroom units. In terms of density, the R-2.5 districts
allows 1 dwelling unit per 2,000 sq. ft. of land area or a density of up to 21.8 units/acre. The site
plan proposes 1 dwelling unit per 2,578 sq. ft. or 17 units/acre. Total site coverage amounts to
30.5% as compared to 40.0% maximum permitted in the R-2.5 district. The existing site
coverage is 19% so the footprint of the 3 apartment buildings and clubhouse would result in an
increase of 52% over the existing school building footprint.
The architectural design of the buildings consists of two-story structures with multi-peaked
shingled roofs. Exterior material will include a combination of red brick veneer and wood lap
siding. Access to the second level would be from interior stairways. Some of the units would
have covered balconies and porches.
The proposed building site is not located within a mapped 100 year flood plain but it is staff's
understanding that no basements or storm shelters are planned.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
DEVELOPMENT SERVICES
ITEM PLANNING
NO. 1 BY:
Page 9 BY: Dean Andrew
2. Parkinq - The site plan shows 80 total parking spaces in Phases I & II compared to 82 (2 per
dwelling unit for the first 20 units and 1.5 per unit thereafter) which would be the minimum
required by the Zoning Ordinance. There are 6 additional spaces along 9th Street but these
would be used exclusively by clubhouse visitors so the plan shows 2 fewer spaces than the city's
off-street parking regulations would require unless the clubhouse are counted toward tenant and
visitor parking.
Staff has some concern that the minimum parking requirements for multi-family apartments in the
city's ordinance may be too low for projects which consist entirely of 2 and 3 bedroom units.
3. Support Facilities - The site plan shows a 2,000 sq. ft. clubhouse and a playground or designated
play area for children in the center of the property. A paved walkway system would link the
parking lots to each apartment building and the clubhouse. Staff would recommend that a
sidewalk connection to Hawthorne Park be added and some consideration be given to requiring
construction of a public sidewalk along 10th Street.
4. Landscapinq/Screeninq - There are opportunities to provide front yard landscaping along 9th
Street and Grand Avenue between the parking areas and 10th Street and within the interior
between buildings and in open areas but no preliminary landscape plan was submitted with the
redevelopment plan. It is also not clear whether each building will be landscaped around the
base with a mix of ornamental trees and shrubs. All unpaved open areas not developed with
recreation facilities will be seeded with grass. There are some existing street trees (mostly elms)
in the right-of-way along 9th Street, Grand Avenue and 10th Street that it appears can be
preserved.
5. Emerqency Access Lane - This site is bordered by public streets and fire hydrants on 3 sides
and there is no need to provide any internal fire lanes or fire hydrants.
6. Other - A number of trash dumpsters are shown in the parking areas. These will be located
within fenced enclosures. No information has been presented in regards to identification signs or
outdoor area lighting near building entrances, parking lots or recreation areas.
Planninq Commission Recommendation
The Planning Commission conducted a public hearing on the applicant's rezoning request and
proposed redevelopment plan for the Hawthorne property on February 3, 2011. Following presentation
of the staff report, comments from the applicant and project architect, comments from interested
citizens and comments and questions from Commissioners, the Planning Commission voted 7-0 to
recommend approval 0 the applicant's Planned Development District application subject to the
following conditions:
1. Development limitations shall be as follows:
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
ITEM
NO.
Page 10
a)
DEVELOPMENT SERVICES
PLANNING
BY:
b)
BY: Dean Andrew
Development of Lots 7-30, Block 12 shall be limited to three (3) multi-family residential
apartment buildings containing no more than 48 dwelling units.
Development of Lots 7-30, Block 12 shall be subject to the bulk and use limitations of the R-
2.5 (Multi-Family Residential) district.
On site signage shall be limited to one (1) monument sign on 9th Street not exceeding 32
square feet and two (2) wall signs per building.
c)
2. A final development plan for Phase I shall be submitted to and approved by the Zoning
Administrator prior to issuance of a building permit. The final site development plan for Phase I
shall be in substantial conformance with the approved preliminary site development plan and
building elevation drawings. Plans for landscaping, sidewalks, parking lot drainage, signage, site
lighting and dumpster enclosures shall be shown on the final site development plan.
3. A drainage report prepared by a professional engineer analyzing the impact of the project on the
City's stormwater collection system shall be submitted with the final development plan. The City
Engineer shall approve the drainage report and final site grading and drainage plans prior to
issuance of a building permit.
4. A final development plan for Phase II shall be submitted to and approved by the Planning
Commission prior to issuance of a building permit.
5. Development of the site shall be completed in substantial conformance with the approved site
development plan, landscape plan and associated building elevation drawings, including exterior
building materials, which are hereby incorporated by reference.
The Planning Commission based their recommendation on the following reasons:
1. The applicant's plan provides additional affordable housing units on an infill property that IS
currently vacant.
2. The current PC-1 zoning inhibits redevelopment on the site for new housing construction.
3. Development of the property with multi-family dwellings under planned development standards
will not adversely affect the surrounding neighborhood or nearby properties.
4. Public facilities and services are presently adequate to support the development or will be
improved as needed by the developer and/or City.
5. The locational features of this are consistent with the locational preferences for multi-family
housing identified in the Comprehensive Plan.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/14/2011
TIME
4:00 P.M.
AGENDA SECTION
NO:
ORIGINATING DEPARTMENT:
APPROVED FOR
AGENDA:
7
ITEM
NO.
Page 11
DEVELOPMENT SERVICES
PLANNING
BY:
BY: Dean Andrew
COMMISSION ACTION:
Staff has identified the following alternatives for the Commission's consideration:
1. The City Commission could concur with the Planning Commission's recommendation and approve
PDD (R-2.5) zoning for this property and approve the applicant's preliminary development plan as
submitted. (This would require 3 affirmative votes).
2. The City Commission could approve PDD (R-2.5) zoning subject to specific revisions being made
to the applicant's preliminary development plan. Examples of such revisions would be increased
setbacks or buffer areas, increases to the amount of parking and the shifting or relocation of
buildings, submittal of an overall landscaping plan and / or more detailed building elevations.
3. The City Commission could return this item to the Planning Commission for reconsideration if it
believes that additional information is needed to make a decision or to allow major revisions to be
made to the applicant's site plan. (This would require 3 affirmative votes).
4. The City Commission could deny the requested zoning change. (This would require 4 affirmative
votes).
If the City Commission concurs with the recommendation of the Planning Commission the attached
ordinance should be approved on first reading. The protest period for this applicant expires on
February 15, 2011 and no protest petition is anticipated. Second reading is currently scheduled for
February 28, 2011 if this zoning change is approved.
Enclosures: Application
Survey of site conditions
Vicinity map
Preliminary Development Plan Phase I and II
Elevation drawings
Excerpt of PC Minutes 2/3/11
Ordinance No. 11-10590
cc: Pat Beatty, Wholesale Property Services
Jeff Gillam, Jones-Gillam Renz
Jeff Maes, ComPro Realty
Bruce Fairbank, Labette Bank
(Published in the Salina Journal on February .,2(11)
ORDINANCE NUMBER 11-10590
AN ORDINANCE PROVIDING FOR TIlE AMENDMENT OF ORDINANCE
NUMBER 8526, TIlE SAME BEING CHAPTER 42 OF THE SALINA CODE, AND TIlE
ZONING DISTRICT MAP THEREIN AND THEREBY ADOPTED AND PROVIDING FOR
TIlE REZONING OF CERTAIN PROPERTY WITHIN TIlE CITY AND PRESCRIBING TIlE
PROPER USES TIU:REOF.
WHEREAS, all conditions precedent for the amendment of the Zoning District Map, the
rezoning of certain property therein, hereinafter described has been timely complied with, SO NOW,
TIIEREFORE,
BE IT ORDAINED by the Governing Body of the City of Salina, Kansas:
Section 1. AMI<:NDMENT. DISTRICT "PDD R-2.5". MULTI-FAMILY
RESIDI<:NTIAL PLANNED DEVELOPMENT DISTRICT. That the Zoning District Map oCthe
City of Salina, Kansas, duly adopted and published as a part of Ordinance Number 8526, the same being
Chapter 42 of the Salina Code, be and it is hereby amended so that the [allowing described property be
rezoned as follows, to-wit:
Lots 7-30, Bloek 12 of the Pacific Addition to the City of Salina,
Saline County, Kansas.
shall become a part of District "PDD R-2.5". MULTI-}<'AMILY RESIDENTIAL PLANNED
DEVELOPMENT DISTRICT.
Section 2. CONDITIONS OF APPROVAL. That the use of said described property
shall be subject to all the conditions, restrictions and limitations as made and provided for in Ordinance
Number 8526, the same being Chapter 42 of the Salina Code with rcCerence to the PLANNI':D
DEVELOPMENT DISTRICT. Development of the property shall be subject to the plans on rile with
the City Planning Commission and/or City Clerk and the f(Jllowing conditions, to-wit:
1. Development limitations shall be as follows:
a) Development of Lots 7-30, Block 12 shall be limited to three (3)
multi-family residential apartment buildings containing no more
than 48 dwelling units.
b) Development of Lots 7-30, Block 12 shall be subject to the bulk
and use limitations of the R-2.5 (Multi-Family Residential)
district.
c) On site signagc shall be limited to one (1) monument sign on 9th
Street not exceeding 32 square feet and two (2) wall signs per
building.
2. ^ rinal development plan Jar Phase I shall be submitted to and approved by the
Zoning Administrator prior to issuance of a building permit. The linal site
development plan for Phase I shall be in substantial conformance with the approved
preliminary site development plan and building elevation drawings. Plans for
landscaping, sidewalks, parking lot drainage, signage, site lighting and dumpster
enclosures shall be shown on the final site development plan.
3. A drainage report prepared by a professional engineer analyzing the impact of the
project on the City's stormwater collection system shall be submitted with the jinal
development plan. The City Engineer shall approve the drainage report and final site
grading and drainage plans prior to issuance of a building permit.
4. A final development plan for Phase II shall be submitted to and approved by the
Planning Commission prior to issuance of a building permit.
5. Development of the site shall be completed in substantial conformance with the
approved site development plan, landscape plan and associated building elevation
drawings, including exterior building materials, which are hereby incorporated by
reference.
Section 3. That all prior ordinances in conJlict herewith as they relate to the above
described real estate are hereby repealed
Section 4. That this ordinance shall be in full force and effect from and after its adoption
and publication once in the official city newspaper.
Introduced: February 14, 2011
Passed: February 28, 2011
Aaron G. Peelc Mayor
( SJ:AL)
AllIS]:
Lieu Ann Elsey, CMC, City Clerk