7.1 Quail Meadows Estates Addition No. 2CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
1/07/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR
NO: 7 AGENDA:
DEVELOPMENT SERVICES
ITEM Planning
NO. 1 BY: Dean Andrew BY:
Page 1
ITEM: Application #PO4 -313
Consider acceptance of offered utility and drainage easement dedications from Quail Meadows
Estates, Inc. (Stan Byquist) to serve Quail Meadows Estates Addition No. 2, a proposed seven (7) lot
replat of a portion of Lot 1, Block 8 of the Quail Meadows Estates Addition to the City of Salina, Saline
County, Kansas. The subject property is a 560 ft. x 132 ft. (73,920 sq. ft.) tract of land located on the
south side of Eileen Lane west of Melanie Lane just north of Schilling Road.
Background
The Salina City Planning Commission met on February 15, 2005 and considered a proposed final
plat of Quail Meadows Estates Addition, located on the north side of Schilling Road east of Ohio
Street. Following presentation of the staff report and comments and questions from Commission
members, the Planning Commission voted 4 -1 to approve a final plat for 124 single - family
residential building lots, 11 townhome /duplex lots and two C -1 zoned commercial lots along
Schilling Road.
The final plat for Quail Meadow Estates Addition was approved subject to the following conditions:
1. The 8" water line connecting the 12" line in Schilling Road to the 6" line in Linda Lane shall be
completed in Phase 1 of the development.
2. No more than 50 homes shall be constructed without a street connection between Schilling
Road and Linda Lane or until an alternative access is provided that provides a second means
of access into and out of the subdivision.
3. No outbuildings, fences or large shade trees may be placed within the 30 ft. sanitary sewer
easement located on Lot 1, Block 3 and Lots 1 -20, Block 5 without the written approval of the
board of commissioners.
4. Lots 8 -16, Block 1 shall be limited to single wide (24 ft.) driveways unless an alternative
driveway plan is approved by the City Engineer.
5. Design plans for the ornamental fence around the townhome area in Blocks 1 and 2 must be
reviewed and approved by the City Engineer prior to installation.
6. Final engineering design plans must be approved by the City Engineer prior to beginning
construction of any public improvements on the property.
7. A lot grading / drainage plan and runoff calculations for each development phase must be
reviewed and approved by the City Engineer prior to issuance of any building permits for that
development phase.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
1/07/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR
NO: 7 AGENDA:
DEVELOPMENT SERVICES
ITEM Planning
NO. 1 BY: Dean Andrew BY:
Page 2
8. Design plans for rear yard drainage areas in each development phase (including cross -
sections of any proposed swales or ditches) must be reviewed and approved prior to issuance
of any building permits for that development phase.
9. A Certificate of Completion for all public improvements must be issued and all applicable
impact fees must be paid for each development phase prior to issuance of any building
permits for that development phase.
Quail Meadows Estates has been developed in four development phases thus far and to the best
of staff's knowledge these conditions have been complied with for each stage. Staff does have
ongoing concerns about homeowners who have placed fences and other obstructions in the rear
yard drainage easements. Infrastructure design plans have been approved for Phase 5 but no
street or utility work has been initiated by the developer. Development of Block 8 would be Phase
6 of this development.
Nature of Current Request
Stan Byquist, the developer of Quail Meadows Estates, is requesting approval of his proposal to
replat the northeast portion of Lot 1, Block 8 of the Quail Meadows Estates Addition into seven (7)
residential building lots for new home construction. A companion application to rezone this portion
of Block 8 from PC -1 (Planned Residential Business) to R -1 (Single - Family Residential) has also
been filed. Mr. Byquist perceives a market driven need for additional single - family lots in his 135
lot residential development. The platting arrangement and zoning on the remainder of Block 8
would not change at this time.
Lot Design
The proposed replat design would create seven (7) building lots that would be on average 78 ft.
wide and 132 ft. deep fronting on Eileen Lane. They would comprise Lots 1 -7, Block 1 of Quail
Meadows Estates Addition No. 2.
All lots shown would have legal frontage on and access to a public street (Eileen Lane). The
width, depth and area dimensions of all lots shown on the plat exceed the minimum standards of
the R -1 district. An excerpt of the R -1 district development standards is attached.
Public Utilities and Services
All public and franchise utilities are in place to allow construction of homes on these proposed lots
except for electricity. Under the City of Salina's Subdivision Regulations, all electrical lines
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
1/07/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR
NO: 7 AGENDA:
DEVELOPMENT SERVICES
ITEM Planning
NO. 1 BY: Dean Andrew BY:
Page 3
serving Quail Meadows Estates must be placed underground. Westar has indicated they plan to
extend underground electrical service lines to serve these proposed lots in the rear yard utility
easement proposed on the replat. AT &T and Cox Cable will likely also utilize this rear yard utility
easement. Kansas Gas has existing facilities in Eileen Lane.
Lot 1, Block 8 did receive special assessments for street, storm drainage, water and sanitary
sewer improvements as part of Phase 4 improvements in Quail Meadows Estates. Streets and
water were assessed based on front footage and storm drainage and sewer were assessed based
on square footage.
However, staff would note that there are no water or sewer taps in place on the Eileen Lane
service lines to serve these 7 lots and the developer will be responsible for installing the individual
taps.
Storm Drainage
The City's stormwater management regulations require the developer to design a stormwater
drainage system to either accommodate or detain the additional runoff caused by development of
the site (the difference between existing and developed conditions). Due to the lack of drainage
capacity to the north, the majority of development runoff from the Quail Meadows development
must be directed south to the Schilling Road Ditch. There are two (2) existing box culverts under
Schilling Road that were constructed as part of the drainage ditch project to carry water from the
north side of Schilling Road to the ditch. Runoff from these proposed lots will drain into existing
stormwater inlets at Eileen Lane and Melanie Lane and then through these box culverts into the
Schilling Road Ditch. There is a cost recovery fee charged to Quail Meadows Estates because
the Schilling Road Ditch provides detention storage for the subdivision in lieu of having their own
on site detention pond.
The remainder of the residential blocks in Quail Meadows Estates have rear yard concrete
drainage ribbons that collect rear yard runoff and direct it to the end of the block for discharge into
storm sewer inlets. The applicant has not indicated whether concrete ribbons would be installed
at the rear of these proposed lots. If not, the applicant and his engineer will need to propose an
alternative drainage plan that provides at least 2% slope and minimal obstructions to the flow of
runoff. (A proposed lot grading plan is attached to this report).
Schools
Students in this proposed development would attend the following schools: Coronado School —
Grades K -5; South Middle School — Grades 7 -8; Salina South High School — Grades 9 -12.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
1/07/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR
NO: 7 AGENDA:
DEVELOPMENT SERVICES
ITEM Planning
NO. 1 BY: Dean Andrew BY:
Page 4
Parks
This property is shown as being located in Neighborhood Park Service Area #3 in the City's
Neighborhood Park Plan. There are no Neighborhood Parks within this area. Under the City's
Park Land Ordinance, developers of residential subdivisions have the option of dedicating land
within their subdivision for public park purposes or paying a fee in lieu of dedication. The fee is
set at $200 / dwelling for single - family dwellings. Jerry Ivey Park serves as the Neighborhood
Park for this residential area even though it is more of a Community Park.
&I re Ulm 1.W
Public sidewalks will be required along the south side of Eileen Lane and the west side of Melanie
Lane.
Easements and Dedications
The only new dedications shown on the replat are a new 10 ft. rear yard utility easement and a 10
ft. side yard utility easement shown along the west edge of the replat area for a possible future
water line extension. Because the standard utility easement width is 20 ft., the applicant / owner
will need to dedicate the remaining portions of those two easements by separate instrument
because the property to the west and south is outside the boundary of the replat area. There
would be no changes to the existing street right -of -way for Eileen Lane or Melanie Lane.
Cost Recovery / Impact Fees
Quail Meadows Estates is subject to several Cost Recovery Fees that have been collected in
phases as development has occurred. No Cost Recovery Fees have been paid for Block 8 up to
this time. The fees that Block 8 is subject to are as follows:
■ Schilling Road:
Schilling Road between the Union Pacific Railroad tracks and Ohio Street was rebuilt in 1997.
Abutting properties were not assessed for the cost of the road at that time. Therefore, this
property would be subject of a Capital Cost Recovery Charge for that reconstruction. The charge
is set at $.0376 / square foot of land area or $1,638 / acre.
When the public interest is served by a reasonable delay in payment of the lump Capital Cost
Recovery Charge, the governing body may approve in agreement with the owner specifying when
the lump sum payment shall be made and any other relevant terms or conditions. There is an
Annexation Agreement in place that allows this fee to be calculated and collected prior to
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
1/07/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR
NO: 7 AGENDA:
DEVELOPMENT SERVICES
ITEM Planning
NO. 1 BY: Dean Andrew BY:
Page 5
issuance of any building permits in each development phase.
■ Schilling Road Ditch:
This property would be subject to the Schilling Road Ditch Capital Cost Recovery Charge
because runoff from this property would drain south directly into the Schilling Road Ditch.
The drainage fee would be $.129 / cubic feet of additional runoff. "Additional runoff" means
the difference between the volume of stormwater runoff that comes off the property today in
its agricultural state and the amount of runoff generated by this property upon full
development.
When the public interest is served by a reasonable delay in payment of the lump sum
Capital Cost Recovery Charge, the governing body may approve an agreement with the
owner specifying when the sum payment shall be made and any other relevant terms or
conditions. There is an Annexation Agreement in place that allows this fee to be calculated
and collected prior to issuance of any building permits in each development phase.
■ Ohio - Schilling Water Line Loop:
This water system enhancement was completed in 2004. Benefitting properties were not
included in a special assessment benefit district. Instead, the project was financed by the
city -at -large through general obligation bonds. A portion of the estimated $391,000 cost is
to be recovered through a Capital Cost Recovery Charge. The charge is set at $.16 /
square foot or $696.38 / acre. There is an Annexation Agreement in place that allows this
fee to be calculated and collected prior to issuance of any building permits in each
development phase.
■ Park Land Fee:
Because no park land was dedicated in Quail Meadows Estates, a park impact fee of $200
/ dwelling for single - family dwellings and $150 / dwelling for townhomes is collected to go
toward acquiring park land or making improvements to existing parks. This fee will be
collected at the time building permits are issued.
Conformance with ComDrehensive Plan
Block 8 is shown as a transition area between a future Neighborhood Center at Schilling and Ohio
and Suburban Residential along the north side of Schilling Road. The applicant's proposed replat
is compatible with the platting arrangement in the remainder of Quail Meadows Estates.
Planning Commission Action
This application was on the Planning Commission's November 20, 2012 agenda but at that point
in time the applicant's submittal was in the form of a concept plat or sketch plat and was not ready
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
1/07/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: APPROVED FOR
NO: 7 AGENDA:
DEVELOPMENT SERVICES
ITEM Planning
NO. 1 BY: Dean Andrew BY:
Page 6
for final review and Planning Commission action. The Planning Commission postponed taking
any action until the applicant's surveyor submitted a drawing containing all the elements required
on a final plat by the City's Subdivision Regulations and Kansas Land Survey Standards. Both
this replat application and the applicant's rezoning request were carried over to the December 18,
2012 meeting to allow affected agencies and departments to review and comment on the replat
drawing. A replat drawing was received and distributed for review on November 30, 2012.
The Planning Commission reviewed the applicant's proposed seven (7) lot replat at their
December 18, 2012 meeting. Staff pointed out that the applicant / owner would have the option of
incorporating the west 180.5 ft. of Lot 1, Block 8 (the Roger Siemsen parcel) into this replat as an
eighth lot. This would also allow needed utility easements to be dedicated by plat instead of by
separate instrument and would avoid the need for a separate recorded lot split. Following
presentation of the staff report, comments from the applicant and comments and questions from
Commission members, the Planning Commission voted x -0 to approve the applicant's proposed
replat of Lot 1, Block 8 of the Quail Meadows Estates Addition creating Quail Meadows Estates
Addition No. 2 subject to certain technical surveying corrections being made to the plat drawing
and the following conditions:
1. The applicant / owner and his successors, heirs and assigns shall dedicate the west half
and south half of the 10 ft. utility easements shown on the replat drawing on a future plat or
by separate instrument to provide a full 20 ft. utility easement width.
2. A concrete drainage ribbon shall be installed in the rear yard utility / drainage easement on
these seven (7) lots or an alternative lot grading plan must be approved by the City
Engineer.
3. All applicable impact fees must be paid prior to issuance of any building permits on these
seven (7) residential building lots.
COMMISSION ACTION:
If the City Commission concurs with the action of the Planning Commission, a motion should be made
to authorize the Mayor to sign the plat and accept the offered easement dedications on behalf of the
City.
Enclosure: Application
Vicinity Map
Replat Drawing
Excerpt of 12 -18 -12 PC Minutes
CC: Stan Byquist
Earles Engineering
R -1 Development Standards
Quail Meadows Estates Addition No. 2
1. Permitted uses include single - family detached dwellings.
2. Minimum building setbacks:
Front yard — 25 ft.
Side yard — 7.5 ft.
Rear yard — 25 ft.
3. Minimum lot size:
Lot area — 6,000 sq. ft. (10,296 sq. ft. proposed)
Lot width — 60 ft. (78 ft. proposed)
Lot depth — 100 ft. (132 ft. proposed)
4. Maximum building height — 35 ft.
5. Maximum lot coverage — 35%
There are no minimum house size requirements in the R -1 zoning district just
lot size and setback requirements.
City of
S,d1111
Planning
Community
Develovment
Date Filed
October 17, 2012
Application No.
P 04 -313
Preliminary Plat
Approval Date
August 3, 2004
g
Receipt No.
Site Plans
Landmark
Accepted By
DA
APPLICATION FOR FINAL PLAT APPROVAL
1. Subdivision Name Quail Meadows Estates Addition No. 2
2. Subdivision Location North side of Schilling Road between Caywood Drive & Melanie Lane
3. Land Area (sq.ft. and / or acres) 73, 920 sq. ft.
4. Number of Lots Proposed Seven (7)
5. Present Zoning PC -1 Present Use Vacant land
6. Pending Zoning (if applicable) R -1 Proposed Use Single- family homesites
7. Please explain any provisions of conditional preliminary plat approval and your compliance with those provisions (attach additional
sheets if necessary):
All conditions of original plat approval have been complied with.
8. If any changes have occurred between the approved preliminary and this final plat, other than those required by the Planning Commission,
please explain the nature of these changes:
Proposing to change a portion of C -1 zoned block to residential housing.
9. Explain any waivers of the subdivision regulations granted with the preliminary plat or requested with this application:
None
10. Applicant Name: Quail Meadows Estates, Inc. (Stan Byquist)
2601 S. Ohio Street Salina, Kansas 67401
Applicant Address:
Phone Number: 785- 822 -8248 E -Mail:
11. Property Owner: Quail Meadows Estates, Inc.
Address: 2601 S. Ohio Street Salina, Kansas 67401
Phone Number: 785 - 822 -8248 E -Mail:
12. Engineer /Surveyor: Sam Malinowsky -Cook Flat & Strobel Engineers /Landmark Surveying
Address: 210 Southwind Place, Suite 205, Manhattan, Kansas 66502/PO Box 97 Abilene, Kansas 67410
Phone Number: 785 - 341 -9747 E -Mail: smalinowsky @csfe.com
13. Authorized
Representative
Address:
Phone Number: E -Mail:
I hereby agree to comply with the Subdivision Regulations of the City of Salina, Kansas, and all other pertinent ordinances of the City of
Salina and statutes of the State of Kansas. In addition, it is agreed that all costs of recording the plat and supplemental documents thereto
with the Register of Deeds shall ee assumed and par he owner or applicant.
Applicant(s) Signature LA--, Date
PLF -058, 1 -08 1 0 1
L
90
O
N
at
U
°aa
<m
Z
O
m
ism=
H
FI
�I
Z.
�I
y
I
I I
I
1
I
_� 1W71.6620[1 M..1I.ILeVOS
1 SVIOq
I. S 1 „
hI I I
II UI
s 1j �I
, 1
I I
- � I
1
I b g
r
1,
= I
1
I IF
I paq I I
iO VN R —
_ INY'I�V•b _ _
'DIE e�ITG�R 7A�ITi3 :I fiZ:OQH
I �
I ^ I -_' I
J LL
T Z r _
a_
I b io n I
-
I
zl
to „ I
I
J
AV' I I
d[ I A
1
Mt
I
1
I
1
I
I
I
I
.
- —�
I I
x I TZ r _ 1-
AU
no S41
�I 1
I-
p1
I-
° Io I
u
1w ZI I IyU
- L — • !e�a•ua J
I a �
I
—
R
a[ I A
I rly/
I I
I'
I
1 I
I I
1 I
I
I
Z_
�Ia
�{z
II I�
1
3 �
m�
�I
�I
'I
b
�� �.�,�
M/8 wnO a1DlY'la1V — — —
s�
0
a
II
I
1
1, ------- - - - --- nr - - --
R AVVBAIUUUOOMAY31 °^ R
R ZoOPC3 udDO�UA-- a R -LOZfi� 6d6�wF1 it
A d1
f RJ
�II
I
I�
, I
7
MUM
1
la �' i s 0I
pal
� 10
11 a l I I
I I I
I �1 Ix - 1 v
I _ a
IPA
Ll
1
m g 13132.04Y o,
^ ° Id
I ..
o „
I 1 m
1 b 1 I�' I 8
Q Ib I 1- o
_ ILL - - - -L d[ d[ — - - - -b
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
o�
mm
y
U
Z
i�
of
am
b
a �My b
1�
Cl1 �
it
O I
M 1
I, M
1:61
I Al Q
Qa�
� �
�In 4
>~`�a °
°E
o
En o
a
COO
en
4r 1
1i/ Q 4
c
P� 4.0
1`1 V
V O
1� P
P� 'FT
L%
�1
1,1
�I
90
O
N
at
U
°aa
<m
Z
O
m
ism=
H
FI
�I
Z.
�I
y
I
I I
I
1
I
_� 1W71.6620[1 M..1I.ILeVOS
1 SVIOq
I. S 1 „
hI I I
II UI
s 1j �I
, 1
I I
- � I
1
I b g
r
1,
= I
1
I IF
I paq I I
iO VN R —
_ INY'I�V•b _ _
'DIE e�ITG�R 7A�ITi3 :I fiZ:OQH
I �
I ^ I -_' I
J LL
T Z r _
a_
I b io n I
-
I
zl
to „ I
I
J
AV' I I
d[ I A
1
Mt
I
1
I
1
I
I
I
I
.
- —�
I I
x I TZ r _ 1-
AU
no S41
�I 1
I-
p1
I-
° Io I
u
1w ZI I IyU
- L — • !e�a•ua J
I a �
I
—
R
a[ I A
I rly/
I I
I'
I
1 I
I I
1 I
I
I
Z_
�Ia
�{z
II I�
1
3 �
m�
�I
�I
'I
b
�� �.�,�
M/8 wnO a1DlY'la1V — — —
s�
0
a
II
I
1
1, ------- - - - --- nr - - --
R AVVBAIUUUOOMAY31 °^ R
R ZoOPC3 udDO�UA-- a R -LOZfi� 6d6�wF1 it
A d1
f RJ
�II
I
I�
, I
7
MUM
1
la �' i s 0I
pal
� 10
11 a l I I
I I I
I �1 Ix - 1 v
I _ a
IPA
Ll
1
m g 13132.04Y o,
^ ° Id
I ..
o „
I 1 m
1 b 1 I�' I 8
Q Ib I 1- o
_ ILL - - - -L d[ d[ — - - - -b
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
1 SVIOq
I. S 1 „
hI I I
II UI
s 1j �I
, 1
I I
- � I
1
I b g
r
1,
= I
1
I IF
I paq I I
iO VN R —
_ INY'I�V•b _ _
'DIE e�ITG�R 7A�ITi3 :I fiZ:OQH
I �
I ^ I -_' I
J LL
T Z r _
a_
I b io n I
-
I
zl
to „ I
I
J
AV' I I
d[ I A
1
Mt
I
1
I
1
I
I
I
I
.
- —�
I I
x I TZ r _ 1-
AU
no S41
�I 1
I-
p1
I-
° Io I
u
1w ZI I IyU
- L — • !e�a•ua J
I a �
I
—
R
a[ I A
I rly/
I I
I'
I
1 I
I I
1 I
I
I
Z_
�Ia
�{z
II I�
1
3 �
m�
�I
�I
'I
b
�� �.�,�
M/8 wnO a1DlY'la1V — — —
s�
0
a
II
I
1
1, ------- - - - --- nr - - --
R AVVBAIUUUOOMAY31 °^ R
R ZoOPC3 udDO�UA-- a R -LOZfi� 6d6�wF1 it
A d1
f RJ
�II
I
I�
, I
7
MUM
1
la �' i s 0I
pal
� 10
11 a l I I
I I I
I �1 Ix - 1 v
I _ a
IPA
Ll
1
m g 13132.04Y o,
^ ° Id
I ..
o „
I 1 m
1 b 1 I�' I 8
Q Ib I 1- o
_ ILL - - - -L d[ d[ — - - - -b
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
d[ I A
1
Mt
I
1
I
1
I
I
I
I
.
- —�
I I
x I TZ r _ 1-
AU
no S41
�I 1
I-
p1
I-
° Io I
u
1w ZI I IyU
- L — • !e�a•ua J
I a �
I
—
R
a[ I A
I rly/
I I
I'
I
1 I
I I
1 I
I
I
Z_
�Ia
�{z
II I�
1
3 �
m�
�I
�I
'I
b
�� �.�,�
M/8 wnO a1DlY'la1V — — —
s�
0
a
II
I
1
1, ------- - - - --- nr - - --
R AVVBAIUUUOOMAY31 °^ R
R ZoOPC3 udDO�UA-- a R -LOZfi� 6d6�wF1 it
A d1
f RJ
�II
I
I�
, I
7
MUM
1
la �' i s 0I
pal
� 10
11 a l I I
I I I
I �1 Ix - 1 v
I _ a
IPA
Ll
1
m g 13132.04Y o,
^ ° Id
I ..
o „
I 1 m
1 b 1 I�' I 8
Q Ib I 1- o
_ ILL - - - -L d[ d[ — - - - -b
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
I a �
I
—
R
a[ I A
I rly/
I I
I'
I
1 I
I I
1 I
I
I
Z_
�Ia
�{z
II I�
1
3 �
m�
�I
�I
'I
b
�� �.�,�
M/8 wnO a1DlY'la1V — — —
s�
0
a
II
I
1
1, ------- - - - --- nr - - --
R AVVBAIUUUOOMAY31 °^ R
R ZoOPC3 udDO�UA-- a R -LOZfi� 6d6�wF1 it
A d1
f RJ
�II
I
I�
, I
7
MUM
1
la �' i s 0I
pal
� 10
11 a l I I
I I I
I �1 Ix - 1 v
I _ a
IPA
Ll
1
m g 13132.04Y o,
^ ° Id
I ..
o „
I 1 m
1 b 1 I�' I 8
Q Ib I 1- o
_ ILL - - - -L d[ d[ — - - - -b
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
11 a l I I
I I I
I �1 Ix - 1 v
I _ a
IPA
Ll
1
m g 13132.04Y o,
^ ° Id
I ..
o „
I 1 m
1 b 1 I�' I 8
Q Ib I 1- o
_ ILL - - - -L d[ d[ — - - - -b
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
IRE
J
GET AI A AO' 1 / N r.nrsg
' g, 9° `
YY a f b` 1
I
I
I
ti
i
I
I
al
�I
0
I
I
I
— — J
alma, -1 _1 A I A L r .i -I
— ,aaz[r I � Ivsl sl �
m
c �s
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
Lk
b I I • � b k�
T
_ W = k15 [.-,I l C
R
0
U
_ N
O �
N
Of
a�
N
�lo
WC>
zII
af�
zaN
w0
0
aN
z
z
co
w
13
0
0
ON
00
_,£Z 88b R.,00.00000 _
A1RI JKV I UIKv aw
0
rn
AVH HAMG QOOA%AVJ'J
,00'bZ£ 3 "00.60000 N
0
132.00'
,LZ'89t,
dlll) xoegloS �utpimg ,SZ —�
ti
O
I
II
132.00'
N
g
I
0
0
132.00'
r,
g
°
II°°
°:8
132.00'
C>
w
g�
132.00'
C>
w
-
I
132.00'
I
_ 132.00'
o
1p
�
�
w
o
l a
I
II
e
ti
dd
°W
W I�°I
.
(-d,44) xougjoS 2uippng ,SZ `
0
I
0
rn
AVH HAMG QOOA%AVJ'J
,00'bZ£ 3 "00.60000 N
0
00
a�
�8
Q' $ b gI €
" !!g
J
a�• y �� �g�II g$
jqi � •yyi� 9 ja �y;
Ida
- WdHAPIGel�3-- _- _ - - - -__
1 1
1 a
I a g�g 3 E
'a
l
1 g g 6i
13 $ I! 1;s
g$ M Er I"
pal
all,� rr
€I s
At
e
' 1 a
I 1 g
---------- - - - - -- r �� ��
I ttsta..aos .
L- - - - - - -- . ------ - - - -
it 11
�,
I
1
I �I
$ I $ , I
I� I
I I II
EE r
awm
L — — — — — — — — ----
I I II
I
� I I
F
—r ,oe7ET x i
�I
g l n I m I I
I � I
I
al �
r F
� 6as►�t/ �zEi m.aaooao x I
. I 1
I
�I
1I
II
� I
Is>asz —
------------ ,�,��I --------- - - - --�
I
l
1
I
I
I
l
I
I$
R
9
I
1�
I
Salina Planning Commission
November 20, 2012
Page 9 of 11
Commissioner Perney replied it would be more efficient to do it in one plat.
Mr. Byquist stated it would probably be more efficient to do it that way.
Commissioner Kennedy stated he is not inclined to work on "what if' scenarios. He stated
the application before us is for seven (7) lots and as presented it is a fair plan. He stated
if the applicant wishes to combine the two proposals into one request, then the Planning
Commission should postpone consideration of this application and consider it at a later
date as a whole package.
Mr. Byquist stated that would be his preference as well.
MOTION: Commissioner Perney made a motion to continue the public hearing on
Application #Z12 -23 until a final plat of the seven (7) lots is submitted
and available for review and consideration by the Planning Commission.
SECOND: Commissioner Kennedy
VOTE: Motion carried 7 -0 (Storey recusing himself)
(Youth members Brown and Walker voted in favor of the motion)
[The continuation date for the public hearing is December 18, 2012.]
#5. Application #PO4 -3B, filed by Quail Meadows Estates, Inc., requesting approval of a replat
of a portion of Block 8 of the Quail Meadows Estates Addition to the City of Salina, Saline
County, Kansas to create seven (7) residential building lots.
Mr. Andrew presented the staff report with visual graphics which are contained in the case
file.
Chairman Ryan asked if there were questions of staff; there being none, he asked the
applicant to address the Commission.
Mr. Stan Byquist, 2601 S. Ohio, apologized on his behalf and on behalf of the project
surveyor and stated that due to a recent business merger, the required paperwork was
not ready for today's meeting. He stated it is forthcoming and thanked the Commission.
Chairman Ryan asked if there were any questions or comments from the public; there
being none, he closed the public hearing and brought the item back to the Commission for
further discussion.
MOTION: Commissioner Mikesell made a motion to postpone consideration of the
proposed replat until the applicant's surveyor submits a drawing
containing all the elements required on a final plat.
Salina Planning Commission
November 20, 2012
Page 10 of 11
SECOND: Commissioner Kennedy
VOTE: Motion carried 7 -0 (Storey recusing himself)
(Youth members Brown and Walker voted in favor of -the motion)
#6. Other Matters.
Mr. Andrew stated the next meeting of the Planning Commission would be held December
4th. He stated at that meeting there would be a continued public hearing on the fourteen
(14) school sites being considered for Public Use zoning. He stated there would also be
an application for review of a final development plan for the USD No. 305 Alternative
School, as Phase 2 of the Hageman Operations Center, to be located north of the
maintenance facility currently under construction.
Commissioner Kennedy stated it has been awhile since we've talked about entryways to
the City of Salina. He stated this is one of his passions and while he is supportive of
attractive signs, that is not his concept of development of entryways. He stated his
concept is well lit, attractive, well maintained and would encourage development. He
stated it is important to him that we don't lose sight of that.
Mr. Andrew stated the focus has been primarily on entryway signs and features. He
stated the Planning Commission made some recommendations as did the Community Art
and Design Committee, which were presented to the City Commission at a study session.
He stated the City Commission was favorable toward prioritizing entryway signs and
adding them as a Capital Improvement Program line item. He stated there is additional
concept work to be done.
Commissioner Kennedy stated he is not against new signs but he doesn't see that as the
entire vision for an entryway. He stated he doesn't want a sign put lip and then nothing
else done. He provided an example of 1 -70 at Hays and stated in the past 8 -9 years,
multiple businesses have developed in that area. He stated that is his vision of entryways
and he wanted to share that with the Commission today.
Mr. Andrew stated for example at West Crawford and North 9th Street it is a floodway area
so it won't be developed but the focus would be on improving the right -of -way and median
areas. He stated today he can only report on entryway signs because that has been the
focus of discussions so far.
Commissioner Mikesell stated we talked at one time about a joint meeting with the City
Commission to discuss where they stand on these issues and to communicate where the
Planning Commission stands on these issues and how important it is to us. He stated he
is in favor of Mr. Kennedy's ideas and believes we need more attractive gateways to get
people here.
Mr. Andrew stated the City Commission had a study session where they reviewed
recommendations by the Planning Commission.
Salina Planning Commission
December 18, 2012
Page 2 of 10
the proposed lots with single - family homes.
Commissioner Welsh asked about the location of electrical service components.
Mr. Byquist stated the transformer boxes would be located on the south property line,
coming in off the southwest corner straight up and then to the east.
Mr. Andrew stated Westar is requesting a 10 ft. easement so they can run electric from
the northwest corner of the block across the front of the Siemsen Tract. He suggested
Mr. Byquist match notes with his contact at Westar.
Mr. Byquist stated he has talked to two different people at Westar. He stated he is
meeting with them again tomorrow and will clarify the plans.
Mr. Andrew asked for clarification that the plan is to locate the transformer boxes in the
rear of the development.
Mr. Byquist replied correct.
Chairman Ryan asked if there were other questions of applicant; there being none, he
asked if there were questions or comments from the public; there being none, he closed
the public hearing and brought the item back to the Commission for further discussion.
Chairman Ryan asked if any of the Commissioners are in disagreement with the findings
and recommendations of staff.
The Commissioners indicated there was no disagreement.
Chairman Ryan asked if there were further comments or questions by the
Commissioners; there being none, he stated he was ready to hear a motion.
MOTION: Commissioner Welsh made a motion to recommend approval of
Application #Z12 -23 subject to satisfactory completion of the replatting of
the property into individual building lots as recommended by staff and
based on staff findings #1 through #4.
SECOND: Commissioner Perney
VOTE: Motion carried, 7 -0. (Storey abstaining)
(Youth member Brown voted in favor of the motion)
#2b. Application #PO4 -3B, filed by Quail Meadows Estates, Inc., requesting approval of a replat
of a portion of Block 8 of the Quail Meadows Estates Addition to the City of Salina, Saline
County, Kansas to create seven (7) residential building lots (Continued from the
November 20, 2012 meeting).
Salina Planning Commission
December 18, 2012
Page 3 of 10
Mr. Andrew presented the staff report with visual graphics which are contained in the case
file. He asked Mr. Stack to comment on the options for addressing rear yard drainage.
Mr. Stack stated it is more difficult for property owners to build over the top of rear yard
drainage structures such as concrete ribbons. He stated in the case of really flat areas in
town, it is likely the back yard will eventually end up at the grade of the drainage swale.
He stated the proposed grading plan could work, but it is pretty flat. He stated the plans
show the backyards sloping from south to north at about 1 % and it also slopes west to
east at about the same. He stated it could become a challenge if someone builds at a
higher elevation adjacent to this property. He stated if it is a concern of the Planning
Commission and the property owner, then a concrete ribbon may be the best solution. He
stated a concrete ribbon may cost more but they do seem to work.
Mr. Andrew stated Wayne Nelson, City Engineer, may be able to speak to the success of
similar grading plans.
Mr. Nelson stated the drainage plan approved for Block 2 of Golden Eagle Estates No. 5
had a back to front drainage requirement but there was also a requirement to keep a v-
trough through the side property line so both sides of the homes were open for drainage.
He stated there were restrictions against constructing accessory buildings and driveways
so that the path of travel from back to front remains unrestricted. He stated there was
also a top elevation set at the rear, at the curb, and a requirement for the main floor
elevation of new homes to be within a very narrow range.
Mr. Andrew stated it has been exceptionally dry and we haven't had a lot of experience
testing the success of the drainage system at Wildcat Circle.
Mr. Andrew stated the conceptual drainage plan reviewed by Engineering staff for these
lots does not provide as much detail in terms of information to contractors as compared to
what was required to be provided in the drainage plan for Golden Eagle Estates No. 5 or
for Wildcat Circle.
Mr. Nelson stated that is an accurate assessment. He stated each time a property
changes ownership, we get further and further away from the original understanding of the
drainage plan, especially when there is not a physical barrier such as a ribbon in the
backyard. He stated the idea of drainage requirements is easily lost over time.
Commissioner Mikesell asked about the net effect of this drainage plan.
Mr. Nelson replied there are a couple of ways to go about it but he would imagine some
amount of material would need to be brought in and placed at the rear of the lots.
Mr. Andrew stated staff is doing their best to characterize the proposal but it would be
best for the Planning Commission to hear Mr. Byquist's vision and to allow Mr.
Malinowsky to expand on his grading plan.
Chairman Ryan asked if there were further questions of staff; there being none, he asked
Salina Planning Commission
December 18, 2012
Page 4 of 10
the applicant to address the Commission.
Mr. Stan Byquist, 2601 S. Ohio, thanked the Planning Commission and staff. He stated
we would like to go with the lot drainage plan rather than the ribbon system, for several
reasons. He stated the first reason is strictly Financial; the latest bid is $2,000 per lot. He
stated another reason is that every existing home in Quail Meadows has a basement and
the dirt could be put to use instead of paying to have it hauled away. He stated his intent
is to construct a berm higher than whatever the agreed upon elevation is between Sam
Malinowsky, his design engineer, and the City's Engineering Department. He stated
future plans include putting in a street south of these seven lots, running to the west and
ending in a cul -de -sac, and adding more residential lots between the seven discussed
today and Schilling Road. He stated he hopes his engineer and the City's engineer and
the Planning Commission would agree that we can do this. He stated the plans would be
a mirror of what was done at Wildcat Circle with the addition of a berm that will be
elevated higher than grade. He stated he does not have a problem adding Lot 8 to the
replat but it will take a little time.
Mr. Andrew stated it won't be difficult to create a lot for Mr. Siemsen through this process
and get the easements done but that decision lies with Mr. Byquist and the Planning
Commission.
Commissioner Welsh asked what would happen if Lot 8 is included in the plat and then
Mr. Siemsen opts not to exercise his option.
Mr. Andrew replied if it is included in the plat, Mr. Byquist would be locked into Mr.
Siemsen's proposed configuration. He stated that may happen anyway if the remainder is
replatted as individual lots and the west piece remains separate.
Mr. Byquist stated in looking at the overall plan, if something goes astray it would probably
be better if Lot 8 was not platted in that configuration.
Mr. Andrew stated it is still going to be platted but would be part of the original Block 8 and
still be zoned Planned C -1. He stated the only thing we are rezoning at this time is these
seven lots; the rest will look just like it does now. He stated if not included in the plat, a
separate lot split survey would be required for the west portion. He stated the difference
between a plat and a lot split is that a plat includes the dedication of easements, whereas
with a lot split easements must be dedicated separately one at a time for each lot.
Commissioner Welsh asked if Mr. Siemsen's proposal would require the eighth lot to be
rezoned.
Mr. Andrew stated Item #3 on today's agenda is an application for a Conditional Use
Permit to allow construction of multi - family housing in a PC -1 district. He stated if this
application is approved but never built, the underlying zoning (PC -1) would remain the
same.
Commissioner Welsh asked Mr. Byquist what he wants to do.
Salina Planning Commission
December 18, 2012
Page 5 of 10
Mr. Byquist replied he would rather not plat Lot 8. He stated our intent is to do the senior
complex. He stated he does not want to be locked in to the proposed configuration if the
project doesn't happen. He stated if the senior complex doesn't happen the street that
was proposed to end in a cul -de -sac would run straight through instead.
Mr. Andrew stated that would be a reason not to include it in the plat. He stated it was
suggested as an option but is not required.
Mr. Byquist stated his wish would be not to include it in the plat. He stated he would get
the easements through survey documentation.
Chairman Ryan advised the Commissioners to address the application as filed and allow
the grading plan to be worked out with Mr. Byquist's engineer and the City's Engineering
Department.
Mr. Andrew stated in staffs recommended conditions, Condition #2 indicates the options
are a concrete drainage ribbon or an alternative lot grading plan approved by the City
Engineer.
Chairman Ryan asked if there were further questions of the applicant.
Commissioner Welsh asked if Mr. Byquist can put in the proposed cul -de -sac.
Mr. Stack replied yes.
Commissioner Welsh asked about the drainage system at Wildcat Circle. He stated he
does not believe anyone has done a survey there and does not believe any dirt has been
disrupted. He asked about follow -up on the Certificate of Occupancy.
Mr. Nelson replied what we get is a certificate of elevation of the height of the main floor.
He stated as part of the drainage agreement, the finished main floor in Block 2 was to be
in a range of approximately one (1) ft., plus or minus. He stated there were upper and
lower limits set and staff assumes those requirements were met.
Commissioner Welsh stated we have not seen a problem there but we haven't had much
rain.
Mr. Stack stated a certificate of elevation or an as -built grading plan would ensure the
drainage system met the expectations of the plans.
Commissioner Welsh asked about the elevation of utility pads.
Mr. Stack replied staff would like to see 2% but that is difficult in Salina because it is so
flat here. He stated 1% is too flat; grass clippings will clog it. He stated as long as Mr.
Byquist grades the site to the plan initially, it will work. He stated it would be helpful to
have parameters to enforce so that it is done right the first time.
Salina Planning Commission
December 18, 2012
Page 6 of 10
Mr. Byquist stated Westar usually requires about 1.5 ft. above grade for the pad
elevations. He stated his intent is to make the entire berm that high with the yards sloped
to the berm. He stated the covenants include elevation levels in each phase of about 1.5
ft. above the curb elevation.
Mr. Stack stated we can check what was approved for Golden Eagle Estates No. 5.
Mr. Sam Malinowsky of Cook, Flatt and Strobel Engineers, stated we have everything
designed to drain to the cul -de -sac. He stated obviously 2% would be better but 1% will
work.
Commissioner Norlin asked Mr. Byquist to confirm he is okay with -the staff
recommendations as listed in the staff report.
Commissioner Welsh stated Mr. Byquist doesn't want to install the concrete drainage
ribbon indicated in Condition #2.
Mr. Andrew restated the condition allows an alternative lot grading plan if approved by the
City Engineer. He stated this option puts the burden on Mr. Byquist and Mr. Malinowsky
to come up with an alternative lot grading plan; if they can't do that then the ribbon would
be required.
Chairman Ryan asked if there were questions or comments from the public; there being
none, he closed the public hearing and brought the item back to the Commission for
further discussion.
MOTION: Commissioner Norlin made a motion to approve Application #PO4 -3B
subject to certain technical surveying corrections being made to the plat
drawing, and to the conditions as presented by staff.
SECOND: Commissioner Welsh
VOTE: Motion carried 7 -0. (Storey abstaining)
(Youth member Brown voted in favor of the motion)
Mr. Andrew stated for clarification that the motion was for the platting of seven (7) lots and
does not include the proposed eighth lot to the west.
#3. Application #CU12 -8, filed by Roger Siemsen, requesting approval of a Conditional Use
Permit to allow construction of multi - family housing in a PC -1 (Planned Restricted
Business) district. The subject property is located at the southeast corner of Caywood
Drive and Eileen Lane and is legally described as the West 180 feet of Lot 1, Block 8 of
the Quail Meadows Estates Addition to the City of Salina, Saline County, Kansas.