7.1 Zone Pheasant Ridge Addition #2
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
07/23/2012 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
7
NO:
BY:
Development Services
Planning
FINAL APPROVAL:
ITEM
NO:1
BY: Dean Andrew BY:
Page 1
ITEM: Ordinance No. 12-10648
Application #Z12-4, filed by Todd Welsh, requesting a change in zoning district classification from A-1
(Agricultural) to R-1 (Single-Family Residential) on a 7.26 acre tract of land located at the north end of
Quail Hollow Drive an d Prairie Lane, east of Presbyterian Mano r. [Staff would note that this is a
quasi-judicial land use matter, therefore the rules prohibiting ex parte contacts by interested parties
with individual Commissioners are now in effect.]
BACKGROUND:
On March 16, 2009, the City Commission considered requests from three landowners (Todd Welsh,
First Christian Church and Landmark Development) to annex their four properties on the north side of
Crawford Street in the vicinity of Holmes Road into the city. The four properties taken together
covered 61 acres and the effect of the annexations was to make the proposed Wheatland Hills
Addition contiguous to the existing city limits and to allow the property owners to cooperate and
coordinate on the design and layout of public water and sanitary sewer line extensions.
The three properties west of Holmes Road were annexed in the city and zoned A-1 Agricultural. The
Wheatland Hills property (Landmark Development) has not been annexed into the city because the
project was put on hold prior to completing the rezoning and platting process.
Nature of Applicant’s Request
The applicant, Todd Welsh, is now requesting the rezoning of the vacant A-1 (Agricultural) zoned land
he owns that is just east of Presbyterian Manor to R-1 (Single-Family Residential) for the purpose of
developing a subdivision for single-family homes. The zoning request area is bounded by single-
family dwellings on the south, Presbyterian Manor on the west, pasture land on the north and vacant
agricultural land owned by First Christian Church on the east. The site covers approximately 7.26
acres and extends from the current north bou ndary of the Pheasant Rid ge Addition north to
Brookwood Lane extended. The proposed residentia l development would be centered around
extensions of Quail Hollow Drive and Prairie Lane to the north. A total of 27 new residential building
lots are proposed, all for single-family home construction. This property was annexed into the city on
March 23, 2009 but has remained in its agricultural state since that time.
This property has been selected as the site for a proposed “Work Force Housing” project in which a
combination of grant funds will be made available to the developer to pay down land costs and public
infrastructure costs to make housing costs in the development more affordable in exchange for
certain covenants relating to the style, size and cost of the dwelling units constructed.
Zoning Ordinance Requirements
If this rezoning request is approved, development of property within this proposed residential
subdivision would be subject to the following standards and limitations:
1. Uses allowed - All permitted uses in the R-1 district plus any conditional uses approved by the
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
07/23/2012 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
7
NO:
BY:
Development Services
Planning
FINAL APPROVAL:
ITEM
NO:1
BY: Dean Andrew BY:
Page 2
Planning Commission.
2. Permitted uses include single-family detached dwellings.
3. Minimum building setbacks:
Front yard – 25 ft.
Side yard – 7.5 ft.
Rear yard – 25 ft.
4. Minimum lot size:
Lot area – 6,000 sq. ft. (6,948 sq. ft. proposed)
Lot width – 60 ft. (63 ft. proposed)
Lot depth – 100 ft. (109 ft. proposed)
5. Maximum building height – 35 ft.
6. Maximum lot coverage - 35%
The City does not have a separate zoning category or separate zoning or platting requirements for
“affordable” or “work force” housing.
There are no minimum house size requirements in the R-1 zoning district; just lot size and setback
requirements.
Suitability of Site for Development
This factor deals with the suitability of the property for development under the existing A-1 zoning and
the extent to which the current zoning inhibits development and use of the property.
The subject site is a gently sloped piece of ground that is currently used for agricultural purposes. The
natural surface water drainage pattern in this area is predominantly from south to north. This property
does not drain well and stormwater tends to accumulate on-site in low spots. Because of this, a swath
of this property is shown to be in the mapped 100 year flood plain. A concrete lined drainage channel
ends at the north boundary of Pheasant Ridge Addition. From t he end of the channel, stormwater
meanders northeast across some of the proposed lots in the subdivision. Development of lots in or
adjacent to this area would be s ubject to the City’s flood plain r egulations unless the channel is
realigned and they are elevated by grading or fill.
This site is contiguous to existing residential development to the sout h and is accessible from
Crawford Street through the Pheasant Ridge Addition. There are existing water lines in Quail Hollow
Drive, Prairie Lane, and Brookwood Lane that can be tied together to form a looped system and it
appears that sewer service can be provided to this site by relocating the pump station on Lot 16, Block
1 in the Pheasant Rid e Addition to the northeast corner of this subdivision and pumpin sewa e
g g g
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
07/23/2012 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
7
NO:
BY:
Development Services
Planning
FINAL APPROVAL:
ITEM
NO:1
BY: Dean Andrew BY:
Page 3
discharge west down Brookwood Lane to a manhole at Estates Drive. Together with the fact that most
of the proposed subdivision is out or can be taken out of the 100 year flood plain, these characteristics
make this site a suitable area for new housing development. The applicant believes that the current
A-1 zoning classification inhibits the development potential of this property.
Staff would agree that the physical attributes of this property and the availability of public utilities make
it suitable for residential development and that it would be a logical extension of the existing Pheasant
Ridge Addition as anticipated when the subdivision was first laid out in 1991.
Character of the Neighborhood
This factor deals with whether the requested R-1 zoning would be co mpatible with the zoning and
uses of nearby property.
This proposed subdivision is loca ted directly west of the Pres byterian Manor, a mixed density
residential development containing both high rise apartments and duplexes and directly north of the
Pheasant Ridge Addition, a single-family residential development containing 18 lots.
Construction of single-family homes with full City utilities on this 7.26 acre site would be compatible
with the zoning and uses of the Pheasant Ridge Addi tion and nearby subdivisions to the west and
northwest. However, the fragmented, piecemeal way that this 40 acre Lundberg Tract has been sold
off is not consistent with good subdi vision design or infrastructure planning and is not conducive to
neighborhood building. That is why this property has been challenging to develop.
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.
1. Water Supply and Fire Protection – There ar e existing 6” lines in Quail Hollow Drive and
Prairie Lane that can be tied into and extended to serve this area. Existing water volume and
pressure in this dead end line is not adequate to meet the projected fire flow needs of single-
family development (1,000 gpm) without some form of looped connec tion. Therefore, a
connection to an existing 8” line in Brookwood Lane will also be needed to provide two sources
of flow.
2. Sanitary Sewer – There is an existing sanitary sewer pump station on the west side of Quail
Hollow Drive that serves the Ph easant Ridge Addition. This station is near capacity and is
considered a throw away station. Under the plan submitted by the applicant’s design engineer
this pump station will be relo cated and effluent would be colle cted in this subdivision’s
collection system and pumped over to a m anhole at Estates Drive and Brookwood Lane
through a 4 inch force main. It is a question of slope and distance, but it appears to be
physically feasible to connect this subdivision to that manhole because none of the homes in
this proposed housing development would have basements.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
07/23/2012 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
7
NO:
BY:
Development Services
Planning
FINAL APPROVAL:
ITEM
NO:1
BY: Dean Andrew BY:
Page 4
3. Storm Drainage – The City’s st ormwater management regulations require the developer to
design a stormwater drainage system to detain the additional runoff caused by development of
the site (the difference between existing and developed conditions) unless there is a nearby
receiving channel that is c apable of handling the runoff. Th e applicant’s general drainage
concept is to have the lots drain to the stre ets and the streets would be graded to drain to a
proposed extension of the nor th-south drainage channel alon g the west boundary of the
subdivision with runoff being temporarily detained in a small detention area in the northwest
corner of the subdivision before being released to flow on to the north. Off-site run off would
continue to pass through the subdivision on the west.
4. Fire Protection – Fire response from Station #4, located about a ¾ mile away at Crawford and
Marymount is under the 5 minute standard.
5. Police Protection – Provided by the Salina Polic e Department once streets are built and open
to traffic.
6. Schools – Students in this proposed development would attend the following schools:
Meadowlark Ridge Elementary School – Grades 1-5 (1 mile away); Lakewood Middle School –
Grades 6-8; Salina Central High School – Grades 9-12. U.S.D. #305 has not indicated to City
staff that this development will create any crowding problems at the above mentioned schools
although Meadowlark School is near capacity.
7. Streets & Traffic – Staff belie ves the 27 building lots proposed in this subdivision can be safely
and efficiently served by the access points proposed on the applicant's plat as long as
provision is made for a connection to a future extension of Brookwood Lane to the west and
east.
Conformance with Comprehensive Plan
This factor deals with whether the proposed rezoning would be contrary to the goals, objectives and
policies of the plan a nd whether the proposed rezo ning would require an am endment to the plan
whether an amendment could be reasonably justified.
1. Land Use Map - The City's Land Use Plan shows this area as being appropriate for low-density
residential development and in a Primary Urban Service Area for City utilities and services and as
being suitable for future Suburban Residential type development. The residential density of this
development (27 units on 7.26 acres) computes to 3.7 units per acre which falls within the low
density residential classification of 4.0 units per acre.
2. Land Use Plan - A summary of the city's re sidential development policies is attached.
Planning Commission Recommendation
The Planning Commission conducted a public hearing on this rezoning application on June 19, 2012.
Followin presentation of t he staff report, public comment, co mments from the applicant and
g
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
07/23/2012 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
7
NO:
BY:
Development Services
Planning
FINAL APPROVAL:
ITEM
NO:1
BY: Dean Andrew BY:
Page 5
comments and questions from Co mmissioners, the Planning Commission voted 6-0 to recommend
approval of the applicant’s request for R-1 zoning subject to satisfactory platting of the property.
The Planning Commission offered the following reasons in support of its recommendation:
1. The location and physical attributes of this property and the availability of public utilities make it
suitable for single-family residential development;
2. The subject site is a logical extension of t he existing residential development pattern in the
Pheasant Ridge Addition and the requested R-1 zoning would be compatible with the zoning
and land use of nearby properties;
3. Needed public utilities exist or can be extended in existing right-of-way to serve this 7.26 acre
site; and
4. The requested zoning change would be consis tent with the city’s Comprehensive Plan
which calls for future residential development in this area.
CITY COMMISSION ACTION:
If the City Commission concurs with the recommendation of the Planning Commission the attached
ordinance rezoning this 7.26 acre tract should be approved on first reading. The protest period on
this application expired on July 3, 2012 and no protest petition was filed. If this ordinance is approved
on first reading, second reading would be held in abeyance until the final platting of the property.
If the City Commission disagrees with the recommendation of the Planning Commission, it may return
this item to the Planning Commi ssion together with the reason for t he disagreement with three (3)
affirmative votes or it may overturn the recommendation of the Planning Commission and deny this
request provided there are four (4) votes in support of such action.
Encl: Application
Vicinity Map
Preliminary plat
Excerpt of PC Minutes 6/19/12
Ordinance No. 12 -10648
cc: Todd Welsh