7.1 Comprehensive Plan Amendment - Yost AdditionCITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/25/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
NO: 7
DEPARTMENT BY:
ITEM Development Services, Planning FINAL APPROVAL:
NO: 1
DA
Pagel BY: Dean Andrew BY: /�DS
ITEM: Ordinance No. 13 -10680
Consider an amendment of the Future Land Use Map (Figure 2.1) of the Salina, Kansas
Comprehensive Plan to change -the future land use designation of a portion of the Yost Addition
located at the Southwest quadrant of the Water Well Road / 1 -135 interchange from future Commercial
to future Employment. [Staff would note that this is a quasi - judicial land use matter; therefore the
rules, prohibiting ex parte contracts by interested parties with individual Commissioners, are now in
effect]
BACKGROUND:
The City of Salina's Comprehensive Plan, adopted by the Planning Commission and City Commission
in 2010, delineates future growth areas for new development based on proximity to existing municipal
facilities and services and the City's ability to economically extend such facilities and services to
support urban development. Support includes not only the basic requirements of paved roads and
municipal water and sewer but also includes fire and police protection, schools and parks and
recreation services among others. This is the city's Urban Service Area.
The unincorporated area of Saline County located outside the current city limits, but expected to
receive future urban development, is divided into primary and secondary service areas. Primary
service areas are the preferred locations for initial urban development due to being contiguous to the
existing city limits and the ability to economically provide public services concurrently with the
extension of municipal boundaries. Secondary service areas, which represent the next tier of future
growth, are intended to receive urban development only after the primary service areas have been
substantially developed. The remainder of the planning area outside the Urban Service Area is
designated as the Rural service area which is not expected to receive urban development during the
current planning period. The Planning horizon of the Comprehensive Plan and Urban Service Area is
20 -30 years.
Within the Urban Service Area, the Comprehensive Plan includes a Future Land Use Map as a guide
to future uses of land within the Urban Service Area and identifies various Economic Development
Hubs within the community and Urban Service Area. These hubs include the Airport Industrial
Center, the South gth Street Commercial and Commercial / Industrial Corridor, Downtown and the
North Downtown Area.
On Page 2 -4 the Comprehensive Plan states:
"The intent of the future land use map is not to predetermine land use or zoning for any one
site or specific locations. The future land use map provides a land use framework for many
future public and private decisions that will impact growth and development for Salina. It is a
general guide that establishes relationships among various uses and intensity of development
on a broad scale. Analyzing land use at this scale facilitates comprehensive and long -range
planning for the city.
Future zoning map amendments should be guided by the future land use map, as well as
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/25/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
NO:
DEPARTMENT BY:
ITEM Development Services, Planning FINAL APPROVAL:
NO:
Page 2 BY: Dean Andrew BY:
other goals, objectives and policies of the plan. Not all zoning applications are reasonable
simply because they propose zoning districts that fall within ranges of use and intensity
indicated on the future land use map. If an application conflicts with other goals, objectives or
policies of the plan, or does not meet the location or development criteria (as defined by the
land uses in this chapter) when applied to specific sites or locations, it should not be
considered reasonable. Additionally, other zoning applications beyond the ranges of land use
and intensity indicated on the future land use map may be reasonable in limited
circumstances where projects clearly further the intent reflected by -the general guidance of
the map or further other goals, objectives, and policies of the plan. Where circumstances or
land use and development goals have changed, amendments to the land use map may
be appropriate to accommodate development that furthers the plan vision and other
goals of the Comprehensive Plan. The reasonableness of any specific zoning request
should be evaluated on:
• the general goals, objectives, and policies of the plan;
• the future land use map;
• how well specific planning for the site accomplishes the guidance
provided by a specific land use category; and
• application of the zoning district standards and criteria for a proposed
zoning district to the site, including relationships and transitions to
surrounding areas.
The broad categories of land use indicated on the future land use map are defined by their
primary uses: those land uses that most reflect the intensity and character of the category and
which are generally acceptable throughout the area; and secondary uses: those land uses
that are supportive of the primary uses, and with appropriate limitations, location
considerations, and development conditions can reflect the intensity and character of the
category as well."
Primary uses allowed under the Commercial category are:
• Retail / Service
• Office
• Civic and Institutional
Potential zoning districts are:
• C -3, C -5, C -6, C -7 and PDD
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/25/2013 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
NO:
DEPARTMENT BY:
ITEM Development Services, Planning FINAL APPROVAL:
NO:
Page 3 BY: Dean Andrew BY:
Location criteria:
• Commercial sites should be located adjacent to arterials or major thoroughfares which
provide needed ingress and egress in order to avoid congestion.
• Commercial uses should be located on key corridors (South 9th Street) or within mixed -use
centers as identified by the plan.
Primary uses allowed in Employment areas are:
• Light Industrial /Warehousing
• Heavy Industrial / Manufacturing / Processing
• Educational Facilities / Campuses
• Airport
• Rail and Support Facilities
Secondary uses:
• Office
• Retail / Service
Potential zoning districts are:
• 1 -1, 1-2,1-3, C -1, U and PDD
Location criteria:
• Uses should be located in proximity to support services with good access to major arterials,
truck routes, belt highways, utility trunk lines, along railroad spurs, near airports, and as
extensions of existing industrial uses.
• Traffic from this category of land use should not feed directly onto local streets in residential
areas.
• Uses should be generally located away from existing or planned residential areas or at a
minimum provide buffers from residential lases.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/25/2013 4:00 P.M.
AGENDA SECTION
NO:
ITEM
NO:
Page 4
On Page 2 -97 the Comprehensive Plan states:
ORIGINATING DEPARTMENT:
DEPARTMENT
Development Services, Planning
BY: Dean Andrew
FISCAL APPROVAL:
BY:
FINAL APPROVAL:
BY:
"The airport area is a major employment, education and training hub for Salina, and will
continue to be so into the future. The unique synergy of these activities offers a competitive
opportunity for Salina, by offering businesses in the airport area access to nearby training and
educational facilities. Salina should continue to build on this synergy of education /training,
employment and transportation uses in this area. Manufacturing, warehousing, light industrial
and large scale general businesses should be encouraged to locate in the airport area."
"It is noteworthy that many of the economic development hubs propose a mix of
land uses and development types. As such, the transition between different land
uses is an important design consideration within the hub areas. In those areas
in which potentially conflicting uses abut one another care should be taken to
ensure that transitions between uses provide adequate buffers to minimize any
adverse irripacts."
"Due to the size, intensity and mixing of uses, site design criteria for industrial uses should be
enhanced to address transitions to less intense surrounding uses."
Staff Comments/ Analysis
Comprehensive Plans and Future Land Use Plans are not intended to be static documents and should
be reviewed periodically. The Kansas Planning and Zoning Enabling Act establishes a process for
amending Comprehensive Plans in K.S.A. 12 -747. The burden is on the proponent of the plan
change or amendment to justify the amendment.
Some factors that the Planning Commission and City Commission should consider are:
1. Whether the amendment is justified by changing conditions in the community.
2. Whether the amendment advances goals and policies contained in the Plan.
3. Whether there is a public need for changing the Comprehensive Plan map.
4. Whether the public need is best served by changing the land use designation of the site in
question as compared with other available property.
5. Whether the requested change would negatively impact the surrounding area.
In regard to these criteria staff would offer the following comments. Prior Planning and City
Commissions have recognized that interstate interchanges are a finite resource for the community and
that land surrounding Salina's interstate interchanges should be preserved for highway travel- oriented
commercial development. That was the purpose behind the creation of the C -7 (Highway
Commerical) Zoning District in 1990. Most of the land around Salina's existing interchanges is zoned
AGENDA SECTION
NO:
ITEM
NO:
Page 5
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/25/2013 4:00 P.M.
ORIGINATING DEPARTMENT
DEPARTMENT
Development Services, Planning
BY: Dean Andrew
FISCAL APPROVAL:
BY:
FINAL APPROVAL:
BY:
C -7, the purpose being to preserve and protect land directly adjacent to interchanges for uses that
serve the travelling public such as truck stops, motels and restaurants. Prior Commissions have also
taken the position that development around interstate interchanges should be designed and
landscaped so as to protect and enhance the appearance of interstate entrances and gateways to the
city.
There are currently 7 interstate interchanges around Salina including the Water Well Road
interchange. Only the Water Well interchange, the SW and NW quadrants of the Magnolia Road
interchange and the south side of the North Ohio 1 -70 interchange have commercial development
potential at this time. At Magnolia Road and 1 -135 the east side is already developed and the west
side is now served by utilities. At Crawford and 1 -135 the NE and NW quadrants are developed and
the SE and SW quadrants have floodway / flood plain limitations and the west side of 1 -135 is not
adequately served by utilities to support additional development. At the State Street interchange the
presence of floodway and floodplain and the complete lack of public utilities virtually eliminate the
possibility of commercial development. At 9th Street and 1 -70 the adjacent land is almost completely
developed. The prospect of additional development south of 1 -70 is limited by the presence of
Mulberry Creek and the Mulberry Creek floodway.
The applicant is justifying this requested map amendment based on the fact that no development has
occurred on any of the C -7 zoned lots over -the past ten years and the fact that there would still be 30
acres of C -7 zoned property available for highway service uses in the Yost Addition if their request is
approved.
The role of the City Commission in this case is to decide what its vision is for the future development
of this area. Is the Yost Addition more closely related to the South 9th Street commercial corridor east
of 1 -135 because of the Water Well interchange or is it more closely related to the Airport Industrial
Area hub west of Centennial Road?
Planning Commission Recommendation
The Planning Commission conducted an initial public hearing on this requested Comprehensive Plan
amendment on January 15, 2013. The Planning Corn mission was unable to reach a consensus and
voted to continue the public hearing to February 5, 2013 and requested that staff provide the
Commission with additional information and options. The public hearing was reopened on February
5, 2013 and following presentation of the staff report, comments from the applicant and discussion
and questions from Commission members, the Planning Commission voted 7 -0 to recommend that
the Future Land Use Map (Figure 2.1) in the Salina Comprehensive Plan be amended to show the
entire Yost Addition east of Dry Creek as a future Employment Area. (This alternative would maintain
the current PC -7 zoning on the Yost Addition tracts east of Dry Creek but indicates that the
Commission would be receptive to future industrial development east of Dry Creek).
The Planning Commission offered the following reasons in support of their recommendation:
AGENDA SECTION
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/25/2013 4:00 P.M.
ORIGINATING DEPARTMENT: I FISCAL APPROVAL:
NO:
DEPARTMENT BY:
ITEM Development Services, Planning FINAL APPROVAL:
NO:
Page 6 BY: Dean Andrew BY:
1. The Yost Addition east of West Dry Creek lies west of 1 -135 in a transition area.
2. The Yost Addition is outside of the South 9th Street Commercial Corridor and Overlay District.
3. The area west of 1 -135 is shown as being part of the Airport Area Economic Hub.
4. The South 8.77 acres of Lot 1, Block 1 is a second tier interchange location and the presence
of the KDOT maintenance facility at the south end of Yost Drive has set the tone for this area.
COMMISSION ACTION:
If the City Commission concurs with the recommendation and findings of the Planning Commission,
the attached ordinance amending the future land use designation of Blocks 1 and 2 of the Yost
Addition From future Commercial to future Employment should be approved on first reading.
In the alternative, the City Commission could amend the description in the ordinance and limit the
change in future land use designation to just the South 8.77 acres of Lot 1, Block 1 of the Yost
Addition (This alternative would maintain the current PC -7 zoning and would indicate that the
Commission sees the remaining Yost Addition tracts east of Dry Creek as still being viable for future
highway commercial development).
If the City Commission disagrees with the recommendation of the Planning Commission, the
Commission could make and approve a motion to deny the amendment request or to send this item
back to the Planning Commission for reconsideration indicating its basis for disagreeing with their
recommendation. (If the City Commission reaffirms the existing Future Land Use Map, the current
Commercial /Employment Area land use boundaries would remain in place).
Encl: Application
Future Land Use Map
Economic Development Hubs Map
Excerpt of 1/15/13 and 2/5/13 PC Minutes
Ordinance No. 13 -10680
atyof
salkia
Planning &
community
1 /PVP.�nnmenl
Publication Date
Application
December 25, 2012
No.
M12 -13
Hearing Date
Date Filed
January 15, 2013
December 13, 2012
Vicinity Map Attached
Filing Fee
KG
N/A
Ownership Certificate
Receipt No.
KG
Application to Amend Comprehensive Plan Map
Pursuant to the provisions of K.S.A. 12 -747, application is hereby made to amend the
Comprehensive Plan Map for the following described property:
Name of Applicant: Jeff Maes — ComPro Realty Phone: 493 -8500
Applicant
Mailing Address: 157 S. 7th Salina, KS 67401
Name of Owner
(If Different): Ruth M. Yost Trust No. 2 Phone: 827 -7251
Owner
Mailing Address: P.O. Box 198 Salina, KS 67402 -0198
Legal Description: The South 435 ft. of Lot 1, Block 1 of the Yost Addition to the
of Salina, Kansas
Street Address: 3700 Block of Yost Drive
Current Comprehensive Plan Designation
Commercial
Proposed Comprehensive Plan Designation: Employment
IMPORTANT!: The proposed map amendment requires a positive recommendation from the Salina
Planning Commission and approval from the Salina City Commission before a formal change can be
made in the comprehensive plan designation of any property. This approval must be determined after
separate public hearings before these bodies. The Kansas Planning and Zoning Enabling Act requires
local Planning Commissions to conduct public hearings and make findings with regard to requests for
comprehensive plan amendments. The findings provide justification to either approve or deny the
amendment request. Read the questions that follow and answer them as completely as you can; use
additional sheets of paper if necessary. Your responses will be used by City staff and the reviewing
bodies to make findings and evaluate the merits of your request. In as much as THE BURDEN IS ON
THE PROPONENT to justify the requested map change, the chances of a successful application
depend upon the adequacy of the arguments you present to justify approval of the application.
Description:
Commercial land uses are currently located around Salina primarily along major
transportation corridors. The commercial land use designation provides the
opportunity for the development of general retail and service uses that serve
neighborhoods, the community and the region.
Future development of suburban style and large scale commercial businesses that
rely on traffic for their business will continue to locate in two areas, North 9th Street
at Interstate 70 and South 9th Street at Magnolia Road and Schilling Road.
Specialized and niche business should be encouraged to locate in the downtown
area. Commercial uses that serve existing and future neighborhoods should be
encouraged to develop within mixed -use centers.
Primary Uses:
• Retail I Service
• Office
• Civic and Institutional
Location Criteria:
• Commercial sites should be located
adjacent to arterials or major thoroughfares
which provide needed ingress and egress in
order to avoid congestion.
• The location of major commercial uses
should be coordinated with mass transit
routes, high- density residential, centers of
employment, and other intensive uses.
• Commercial development should have
required site design features which limit
noise, lighting, and other activity so as to not
adversely impact surrounding residential
areas and adjacent uses.
• Commercially - generated traffic should not
feed directly onto local residential streets.
• Commercial uses should be located on key
corridors (South Ninth Street) or within
mixed -use centers as identified by the Dian.
• C -3, C-5, C -6, C -7, PDD (With Recommended Revisions)
• South Ninth Street Overlay District (expand boundaries of
lg;'�a,lin'p
Map Code:
-P-1 0 10
Example:
R
levelopment Criteria:
• Ingress I egress points from arterial streets
should be combined to support multiple
commercial uses and properties.
• Cross access easements should be
required to reduce the trips on the arterial
street network between uses.
• Development should adhere to the South
Ninth Street Overlay District.
• Transitions between commercial
development and less intense adjacent
uses and neighborhoods should minimize
the impacts of noise, light, traffic,
operations and intensity of the commercial
uses
2 -14
Description:
Industrial, warehousing and office parks provide Employment (light and heavy
industrial and associated office) opportunities and are generally considered the
most intensive use of land because of operational impacts or functions. In Salina,
a unique opportunity exists for the institutions that provide support and technical
assistance to industry and business. As such those institutional uses should be
allowed to locate in proximity to the business and industry that they support. Thus,
institutional uses, specifically educational uses are also allowed within the
employment land use category. The employment category defined herein
coincides with the economic development district defined in the Economic
Development sub - chapter in this plan.
Light industrial uses include those uses that are typically related to warehousing,
distribution, fabrication and parts assembly and rely on large land areas and large
single story buildings. Heavy industrial uses are typically those uses that are
production or manufacturing related, such as assembly plants and more intense
manufacturing uses, including grain processing, ethanol production and bio- diesel
Primary Uses:
• Light Industrial /Warehousing
• Heavy Industrial / Manufacturing I
Processing
• Educational Facilities / Campuses
• Airport
• Rail and Support Facilities
Location Criteria:
• Uses should be located in proximity to
support services with good access to
major arterials, truck route, belt highways,
utility trunk lines, along railroad spurs,
near airports, and as extensions of
existing industrial uses.
• Traffic from this category of land use
should not feed directly onto local streets
in residential areas.
• Uses should be generally located away
from existing or planned residential areas
or at a minimum provide buffers from
residential uses.
ondar Uses: Location Criteria:
Office Limited to support of Industrial /
Retail /Service Employment uses (general office and
retail /service uses as principle use should
be focused in downtown or mixed -use
centers); OR
• Included as part of an overall campus
integrating a number of different
employment intensive uses.
ZONING TENTIAL DISTRICTS:
• 1 -1, 1-2,1-3, C -1, C -2, U, PDD (with Recommended Revisions)
• Urban Industrial Overlay District (New)
North Ohio Gateway Overlay District (expanded)
2 -15
Map Code:
Example:
)evelopment Criteria
• Cross access easements should be
required to reduce the trips on the arterial
street network between uses.
• Development within the North Downtown
— West area should adhere to the Urban
Industrial Overlay District.
• Development within the North Downtown
— East area should adhere to the North
Ohio Gateway Overlay District.
• Development in the vicinity of South Ninth
Street should adhere to the South Ninth
Street Overlay District.
• Transitions between industrial
development and less intense adjacent
uses and neighborhoods should minimize
the impacts of noise, light, traffic,
operations and intensity of the industrial
uses.
) evelopment Criteria
• Transitions between commercial
development and less intense adjacent
uses and neighborhoods should minimize
the impacts of noise, light, traffic,
operations and intensity of the commercial
uses.
CHAPTER TWO:
THE PLAN
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Salina Planning Commission
January 15, 2013
Page 7 of 15
Commissioner Mikesell stated he has seen people put up signs for lots of reasons and
some reasons are to be antagonistic to neighbors in terms of view and content. He stated
once C -3 zoning is in place, even though this applicant may have the best of intentions,
the next owner may not and then the Planning Commission can't do anything about it. He
stated if we make it a Planned C -3 then we can make it fall within certain guidelines with
options for height and width.
MOTION: Commissioner Mikesell made a motion to recommend approval of
Planned C -3 zoning with a 15 ft. sign height limitation, and signage
on the property limited to one ground sign (monument or pole), and to
200 square feet of total signage. He stated the subject property is
suitable for C -3 zoning because it is compatible with the character of
the neighborhood, it conforms with the Comprehensive Plan, and
there is no opposition to the request.
SECOND: Commissioner Kennedy
VOTE: Motion carried 5 -1 (Baxa opposed)
(Youth Member Walker voted in favor of the motion)
#3. Application #M12 -13, filed by Ruth E. Yost Trust #1, requesting an amendment of the
Future Land Use Map (Figure 2.1) of the Salina, Kansas Comprehensive Plan to change
the future land use designation of a portion of the Yost Addition located at the Southwest
quadrant of the Water Well Road — 1 -135 interchange from future Commercial to future
Employment.
Mr. Andrew presented the staff report with visual graphics which are contained in the case
file.
Commissioner Kennedy asked if this application is in response to a business planning to
locate there.
Mr. Andrew replied he would not characterize this as speculative. He stated this request
to amend the Comprehensive Plan is before the Planning Commission today because 1 -2
zoning is needed to accommodate a truck terminal which is a very specific use. He
reviewed the Planning Commission alternatives as listed in the staff report.
Commissioner Kennedy asked if Bosselman's is a truck terminal.
Mr. Andrew replied Bosselman's is a truck stop and travel plaza. He stated a truck
terminal is an industrial use where shipments of freight come and are broken down for
further shipment. He stated the general focus of this agenda item is on future land use in
the area.
Vice - Chairman Welsh asked about the existing infrastructure and the KDOT maintenance
facility.
Salina Planning Commission
January 15, 2013
Page 8 of 15
Mr. Andrew replied it was a brokered marriage that City staff helped facilitate between the
Yost Trust and KDOT. He stated KDOT needed access across the Yost property and
access to City utilities. He stated without the Yost Trust's cooperation to join in the plat
and create the right -of -way, the KDOT maintenance facility would not have been possible.
Commissioner Mikesell asked if Western Auto is a truck terminal or warehouse.
Mr. Andrew replied it is a mix of both but more similar to a warehouse or distribution
center. He stated the difference is that a warehouse has a large square footage to
accommodate storage of materials and product whereas a track terminal's primary
purpose is not storage but rather a facility where trucks deliver cargo that is broken down
and redistributed to other trucks. He stated -the UPS facility on West North Street is an
example of a truck terminal. He stated Bradley Trucking on Water Well Road is another
example of a truck terminal.
Commissioner Perney asked if the entire tract is put into the Employment area category,
could there still be a truck stop or convenience store, etc. there in the future.
Mr. Andrew replied commercial uses can be developed in industrial zoned areas but
industrial uses can't be developed in commercially zoned areas. He stated the
development standards for each category differ. Any action you took to amend the
Comprehensive Plan would not change the zoning; it would remain PC -7.
Commissioner Mikesell asked for clarification that 1 -2 zoning would allow large areas of
gravel parking instead of paved surfacing requirements.
Mr. Andrew replied that is correct.
Commissioner Kennedy asked if the remaining portion would be adequate in size for
development typically seen at an interchange.
Mr. Andrew replied there would be about 11 acres remaining - probably not large enough
for something like Petro 2, Bosselman's, or Flying J, etc., but it may be large enough for a
motel or conference /convention center.
Commissioner Kennedy stated he doesn't believe a motel next to a truck terminal would
be very popular. He stated he is concerned that while the perception now is that the area
won't be developed for commercial uses, we said the same thing about the Schilling
interchange area several years ago.
Mr. Andrew stated if this was not a second tier location, like what you see at 9th and 1 -70
or Crawford and 1 -135, 1 would agree, but this is a second tier site and would leave the
prime commercial location intact. He stated KDOT's justification for building the Water
Well Road interchange was better access for truck traffic to the airport industrial area than
Schilling Road where trucks have to compete with commercial traffic and residential
Salina Planning Commission
January 15, 2013
Page 9 of 15
traffic. He stated the Water Well interchange is the preferred location for truck traffic
entering the city and South Industrial Area. He asked Mr. Stack to elaborate on the issue.
Mr. Stack stated there was nothing more to add; the Schilling intersection is busier due to
the adjacent residential areas and Walmart. He stated it has a different feel than the
Water Well interchange which is intended more for industrial use.
Vice- Chairman Welsh stated the first business in this area will set the tone for future
development. He stated once a trucking terminal goes in, he doesn't believe we will get a
motel or truck plaza there. He stated he would like to hear more from the applicant.
Mr. Andrew stated that is the difference between Options 2 and 3 of the Planning
Commission alternatives, as listed in the staff report. He reviewed those options with the
Commission.
Commissioner Perney stated the KDOT maintenance facility already sets the tone for the
area as industrial; predominantly employment opportunities. He stated a future fuel stop,
convenience store, etc. would still be possible but the negative would be that gravel
parking is allowed in industrial zoning.
Mr. Andrew stated we could come up with an alternative to the parking surfacing
requirements as part of a planned industrial district but we don't presently have that
zoning classification. He stated -the Salina Airport Authority deals with those issues with
deed covenants; if you develop there you have to comply with covenants as to parking lot
surfacing, landscaping, etc. He stated that would be an option for the Yost Trust as well.
Vice- Chairman Welsh asked the applicant to address the Commission.
Jeff Maes, ComPro Realty, 157 South 7th Street, stated there are two questions — zoning
and amending the Comprehensive Plan. He stated making it all employment doesn't say
that the Planning Commission can't revisit it at a later date as they see development
coming in and say the area would be better used as finite resource for commercial
development. He stated in his experience of marketing this property over several years,
no one has ever selected this site for a truck stop, hotel, etc. He stated there is a great
deal of developable property closer to the critical mass. He stated from his perspective, it
makes sense to designate the area as Employment and leave the PC -7 zoning in place.
Mr. Andrew stated if a truck terminal business becomes interested in the area because
another one is already there, it would have to come before the Planning Commission for a
zoning change but we would not have to debate the Employment area designation if it
was settled now.
Mr. Maes stated the owners of the Yost property need development out there. He stated
ten years ago they agreed to the infrastructure improvements and now the cost recovery
fees are getting so high the land is becoming less appealing to potential buyers.
Vice - Chairman Welsh asked if there were questions or comments from the public.
Salina Planning Commission
January 15, 2013
Page 10 of 15
Dennis Lauver, Salina Area Chamber of Commerce, 120 West Ash, stated Old Dominion
examined multiple sites and this is where they ended up. He stated one of the reasons
they picked this spot is because they do business in the airport service center and it
makes sense for them to be west of interstate. He stated the proposed amendment to the
Comprehensive Plan would provide flexibility for the area. He stated his guess is that
commercial will end up on the east side of the interchange. He stated Old Dominion
workers are responsible for the success of that company; they do a quality job.
Vice - Chairman Welsh asked about Old Dominion's current location.
Mr. Lauver replied they are located in the same area as Blue Beacon and Graves Truck
Line near Crawford and 1 -135.
Commissioner Bossemeyer asked how many people would be employed by the new Old
Dominion facility.
Mr. Lauver replied a couple to begin with, a dozen or so in the long run.
Commissioner Mikesell asked Mr. Lauver if a national truck line like Old Dominion is an
attraction for other businesses looking at Salina.
Mr. Lauver replied it certainly doesn't hurt but there are other factors such as access to
interstate, the amount of land available, and access to the airport industrial service center.
Commissioner Kennedy stated if we approve the requested amendment, we are writing
off the west side of the interchange as industrial and there won't be enough space left for
commercial development. He stated as Mr. Andrew said this is a finite resource.
Vice - Chairman Welsh stated there is a lot of acreage to the west of the interchange. He
stated the Water Well interchange was a huge deal when it went in and he hates to give it
up. He stated he's not sure he wants to see gravel parking, truck traffic, etc. in that area.
He asked what the community is going to get out of it. He stated this is a great space,
expensive real estate, and we are talking about allowing it to be given over to industrial
use.
Commissioner Kennedy stated the industrial component of North 9th Street — the
northeast quadrant of the interchange — is too close to commercial development and
appears to have a chilling effect on successful development. He stated he believes we will
see the same here. He stated it should be either all industrial or leave it as it is.
Mr. Andrew stated some of that is a question of timing and ownership. He stated Grain
Belt Supply was there before and McDonald's built a new restaurant and Quality Inn a
new motel. He stated any lack of success may be a reflection of poor management. He
stated the issue is about the first tier / second tier perception — how far does commercial
development have to be from industrial development. He stated there are currently four
undeveloped quadrants of the Water Well / 1 -135 interchange. He stated if the Planning
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January 15, 2013
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Commission is in agreement that commercial is most likely to occur at the northeast and
southeast quadrants first, then losing this area is maybe not as big a concern. He stated
the northwest quadrant is already shown as Employment center and not as Commercial.
He stated this is part of the Planning Commission's role — to determine a vision for how
this area should be developed.
Commissioner Bossemeyer asked if the north side of Water Well Road has the same
access to utilities as available on the south side.
Mr. Andrew replied no, not as much; there is still work that would need to be done to
extend utilities to the north. This site has water, sewer, and a street already in place.
Mr. Maes stated no one is interested in this site for commercial development because
there is so much available developable ground east of 1 -135. He stated the prime
property at an interchange is always right and right, or in the case of the Water Well
interchange, the northwest and southeast quadrants.
Vice - Chairman Welsh stated it is safe to say that the northeast and southeast quadrants
can't be purchased today; they are not for sale. He stated his preference would be to tuck
the Old Dominion trucking terminal further west rather than right next to 1 -135.
Mr. Maes stated transmission lines bisect all of that property on the west side of Yost
Drive and the perception is that there are health issues / safety concerns about building
near transmission lines.
Commissioner Baxa stated he understands we are concerned about how the city of Salina
looks to people traveling on the interstate and that we want to encourage good, clean
businesses but at some point we have to decide what interchange is acceptable for the
truck and freight industry. He stated we need to have truck and freight terminals that
support the kind of city we want.
Commissioner Bossemeyer asked why Old Dominion can't move further west on Water
Well closer to businesses they serve.
Mr. Maes replied they won't invest in a two million dollar facility that doesn't have access
to City utilities. He stated the Old Dominion facility would be 100% paved. He provided
photographs of another Old Dominion facility and stated they don't have gravel roads or
parking. He stated these issues should have been a concern when KDOT went in, but
don't apply to Old Dominion.
Vice - Chairman Welsh asked if there were further questions or comments from the public;
there being none, he closed the public hearing.
Commissioner Mikesell stated he agrees with Commissioner Baxa and understands
Commissioner Welsh's point as well. He stated when he drives in this area he sees a lot
of truck traffic at Philips, Western Auto, etc. and it doesn't bother him. He stated based on
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January 15, 2013
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the photographs presented today, he hopes Old Dominion would be a draw to the area for
other businesses.
Mr. Andrew reminded the Commissioners that their focus on this item should be what they
see as a future vision for this area.
Vice - Chairman Welsh asked how could the Commission vote for Employment designation
and not vote in favor of the application in Agenda Item #4.
Mr. Andrew replied that changing the Future Land Use map to show it as Employment for
this area does not take away the Commission's ability or right to consider specific
proposals individually.
Commissioner Kennedy stated he is struggling with the idea of converting this to
industrial. He stated if it stays commercial there is a chance to improve that interchange.
He stated he's not sure the industrial park is even full at this time and so there are
possibilities there as well. He stated we would be giving up a lot in the future if we give it
up now.
Mr. Andrew stated as it is relates to the Comprehensive Plan, staff has tried to emphasize
in the Background Report the primary and secondary service areas. He stated this would
be in the primary service area. He stated the difference between this and the north side
of Water Well is that this property has water, sewer and a paved street already in place.
MOTION: Commissioner Mikesell made a motion to recommend that the Future
Land Use Map in the Salina Comprehensive Plan be amended to
show the entire Yost Addition east of Dry Creek as a future
Employment Area.
SECOND: Commissioner Perney
Commissioner Baxa asked where the water line ends.
Mr. Andrew stated the water line runs out to the Salina Landfill which used to be Camp
Phillips.
Commissioner Baxa asked if the pipe dimension is the same all the way.
Mr. Andrew replied yes, it is 24 inches in diameter.
VOTE: Motion failed 3 -3 ( Mikesell, Perney, and Welsh in favor)
(Baia, Bossemeyer, and Kennedy opposed)
Mr. Andrew stated a 3 -3 vote results in a failure to approve the motion.
Vice- Chairman Welsh asked for an alternative motion.
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January 15, 2013
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MOTION: Commissioner Kennedy made a motion to reaffirm the existing
Comprehensive Plan.
SECOND: Commissioner Baxa
VOTE: Motion failed 2 -4.
(Bossemeyer, Mikesell, Perney, and Welsh opposed)
MOTION: Commissioner Perney made a motion to recommend that the Future
Land Use Map in the Salina Comprehensive Plan be amended to
show only the South 8.77 acres of Lot 1, Block 1 of the Yost Addition
as a future Employment Area.
SECOND: Commissioner Mikesell
VOTE: Motion failed 3 -3 (Bossemeyer, Mikesell, and Perney in favor)
(Baxa, Kennedy, and Welsh opposed)
Mr. Andrew stated since all three scenarios have not met with majority approval we need
additional discussion to determine what staff can do to provide guidance on additional
alternatives.
MOTION: Commissioner Bossemeyer made a motion to postpone consideration
of this issue until staff provides additional information and
alternatives.
SECOND: Commissioner Kennedy
VOTE: Motion carried 5 -1 (Mikesell opposed)
Mr. Andrew asked if there is anything specific the Commission would like to see in terms
of additional information.
Commissioner Mikesell suggested building layout information presented to the
Development Review Team might be helpful.
Mr. Andrew asked the Commission if they would like to hear any of the details about
Agenda Item #4, or would prefer to postpone it as well.
Commissioner Baxa stated Agenda Item #4 made it confusing and difficult for him to vote
on item #3.
Commissioner Bossemeyer stated he would like to hear an overview of Agenda Item #4.
Commissioner Mikesell asked if an overlay could be part of the Comprehensive Plan.
SUMMARY MINUTES
SALINA CITY PLANNING COMMISSION
CITY COMMISSION ROOM
Tuesday, February 5, 2013
4:00 p.m.
MEMBERS
PRESENT: Baxa, Bossemeyer, Brown (youth member), Norlin, Kennedy, Perney, Ryan,
Welsh
MEMBERS
ABSENT: Mikesell, Storey, Walker (youth member)
STAFF
PRESENT: Andrew, Burger, Herrs, Norris
Vice - Chairman Welsh called the meeting to order at 4:01 p.m.
#1. Approval of the Summary Minutes of the January 15, 2013 regular meeting.
The summary minutes of the regular meeting of the Planning Commission held on
January 15, 2013 were approved as presented.
Public Hearing Items
#2. Application #M12 -13, Filed by Ruth E. Yost Trust #1, requesting an amendment of the
Future Land Use Map (Figure 2.1) of the Salina, Kansas Comprehensive Plan to change
the future land use designation of a portion of the Yost Addition located at the Southwest
quadrant of the Water Well Road — 1 -135 interchange from future Commercial to future
Employment (Continued from January 15, 2013 meeting).
Mr. Andrew presented the staff report with visual graphics which are included in the case
File.
Chairman Ryan asked if there were any questions of staff.
Commissioner Bossemeyer asked how many acres of industrial area are west of Dry
Creek.
Mr. Andrew replied there are 80 acres owned by Doug Bradley at the southeast corner of
Water Well and Centennial and a smaller tract to the east (Lot 1, Block 3 of the Yost
Addition) containing 10.77 acres with a small amount of frontage that would require
additional utility extensions. He stated there is about 65 acres north of Water Well Road
and indicated the location of these properties on the aerial map.
Salina Planning Commission
February 5, 2013
Page 2 of 7
Chairman Ryan asked about the vote on this item from the previous Planning Commission
meeting.
Mr. Andrew reviewed the three votes from the previous meeting and stated the applicant
can explain their preference between Alternatives 2 and 3 as listed on page 5 of the staff
report.
Commissioner Kennedy asked about the location of the existing sewer service line.
Mr. Andrew indicated the location of the sewer service line on the aerial map and stated
the sewer and water lines run parallel to each other in Yost Drive. The sanitary sewer
terminates and the water line continues on to the west along Water Well Road.
Commissioner Kennedy asked if a lift station would be required to extend sewer service to
the other side of Dry Creek.
Mr. Andrew replied yes, it would.
Commissioner Norlin asked if Alternative 1 would allow the truck terminal proposed in
Item #3 of today's agenda.
Mr. Andrew replied no, if you choose Alternative 1 you are indicating you do not support a
change from PC -7 to 1 -2.
Chairman Ryan asked the applicant to address the Commission.
Mr. Jeff Maes, ComPro Realty, 157 S. 7th Street, thanked staff and the Commission for
revisiting this issue. He stated the applicant is requesting Alternative 2. He stated this
would still give the Commission authority to consider future proposals. He stated he does
not believe the proposed Old Dominion truck terminal would be a deterrent to other
businesses typical to this type of location. He stated the Old Dominion facility would be
an excellent buffer between the existing KDOT maintenance facility and future
development.
Commissioner Perney asked why Old Dominion didn't consider this project on the west
side of Yost.
Mr. Maes replied we proposed further west and they weren't interested; they liked the idea
of having interstate visibility.
Mr. Andrew displayed the site plan / survey of how the Old Dominion property would look.
Mr. Maes stated Old Dominion plans to use five acres initially but does have future plans
to expand on the remainder of the site.
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February 5, 2013
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Commissioner Perney asked Mr. Maes if he would object to extending the Employment
Area to cover Block 3 west of the creek; Lot 2, Block 2 and the subject site and leave the
two north areas PC -7 and potential future Commercial.
Mr. Maes replied it is difficult to see the difference and the Commission would still have
the authority to consider future requests for industrial uses.
Chairman Ryan asked if there were questions or comments from the public; there being
none, he closed the public portion of the hearing and brought the item back to the
Commission for further discussion.
Commissioner Kennedy asked about truck parking on Yost.
Mr. Stack referred to the Pacific Court area and stated we allow truck parking on one side
of the road which is something the property owners can live with and that would likely be
the case here. He asked Mr. Maes if Old Dominion plans to park trucks on the road.
Mr. Maes replied we haven't had that conversation yet but I think we'd be okay with no
parking. He stated typically with this type of use, all truck flow has to be contained on site.
Mr. Stack agreed.
Mr. Andrew stated part of the problem on Pacific Court is the business operating there
doesn't have enough land area to accommodate their type of business.
Commissioner Welsh stated the first lot west of Yost would be very difficult to develop due
to the wires; other lots there would be difficult due to drop off. He stated he is in favor of
Alternatives 2 and 3 to encourage future development and jobs.
Chairman Ryan stated he is in favor of Alternative 2. He stated he realizes all the work
that went into the Comprehensive Plan. He stated the Planning Commission is an
advisory board appointed by the City Commission and if we recommend this change and
they don't feel it is the right thing to do; they are in a position to correct us.
Mr. Andrew reviewed the possible -findings in the Staff Recommendation on page 6 of the
staff report. He stated the Planning Commission may have additional reasons they would
like to be considered by the City Commission as a basis for any recommendation made
today.
Commissioner Kennedy stated he is opposed to giving up the corridors that can be
developed commercially but agrees with Commissioner Welsh that bringing in jobs is
important. He stated he is also opposed to gravel lots and appreciates that the Old
Dominion site would be paved.
Commissioner Bossemeyer asked if the Old Dominion site would be fenced similar to the
Graves truck depot.
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February 5, 2013
Page 4 of 7
Mr. Andrew replied fencing like that is generally a security decision for the business. He
referred to photographs of other Old Dominion facilities and stated it is likely they would
provide fencing for secure storage areas but the type of fence they use is not dictated by
City code unless the Commission chooses the Planned Development District option.
MOTION: Commissioner Welsh made a motion to recommend that the Future Land
Use Map in the Salina Comprehensive Plan be amended to show the entire
Yost Addition east of Dry Creek as a Future Employment Area as described
in Alternative 2 and supported by the findings listed in the staff
recommendation.
SECOND: Commissioner Kennedy
Commissioner Norlin asked about future industrial development and gravel lots versus
paved lots.
Mr. Andrew replied this issue will be an item for discussion at the next meeting of the
Planning Commission. He stated staff was asked to conduct a survey of other Kansas
communities to determine requirements and grandfathering practices. He stated our
research indicates that Salina is a minority in allowing gravel parking at all.
Commissioner Norlin asked for confirmation that any proposal in the future would still
have to come before the Planning Commission.
Mr. Andrew replied that is correct.
Mr. Maes stated the amended contract does not allow gravel and future development
could be restricted with deed covenants.
VOTE: Motion carried 7 -0 (Youth member Brown voted in favor of the motion).
#3. Application #Z12 -25, filed by Ruth M. Yost Trust #1, requesting a change in zoning district
classification from PC -7 (Planned Highway Commercial) to 1 -2 (Light Industrial) in order to
allow the construction of a truck terminal on the east side of Yost Drive, south of Water
Well Road. The subject property is legally described as the South Four Hundred Thirty -
-five (435') feet of Lot One (1), Block One (1), Yost Addition to the City of Salina, Saline
County, Kansas and is addressed as 3775 Yost Drive (Continued from January 15, 2013
meeting).
Mr. Andrew presented the staff report with visual graphics which are included in the case
file.
Chairman Ryan asked if there were questions of staff.
Commissioner Welsh asked about landscaping requirements.
Summary published in The Salina Journal on March , 2013.
Posted on the City of Salina website from March , 2013.
ORDINANCE NUMBER 13 -10680
AN ORDINANCE PROVIDING FOR THE AMENDMENT OF THE SALINA
COMPREHENSIVE PLAN.
WHEREAS, all conditions precedent for the amendment of the Salina Comprehensive Plan have
been timely compiled with. SO NOW, THEREFORE,
BE IT ORDAINED by the Governing Body of the City of Salina, Kansas:
Section 1. Findings.
1. The Yost Addition east of West Dry Creek lies west of I -135 in a transition area;
2. The Yost Addition is outside of the South 91h Street Commercial Corridor and Overlay
District;
3. The area west of I -135 is shown as being part of the Airport Area Economic Hub; and
4. The South 8.77 acres of Lot 1, Block 1 is a second tier interchange location and the presence
of the KDOT maintenance facility at the south end of Yost Drive has set the tone for this
area.
Section 2. Amendment. COMPREHENSIVE PLAN AMENDMENT. That the Future Land
Use Map (Figure 2.1) of the Salina Comprehensive Plan be amended to show the Yost Addition to
the City of Salina, Saline County, Kansas east of West Dry Creek as a future Employment area.
Section 3. Repealer. That all prior ordinances in conflict herewith as they relate to the above
described real estate are hereby repealed.
Section 4. Summary of ordinance for publication. That this ordinance shall be in full force and
effect from and after its adoption of publication once in the official city newspaper.
Ordinance No. 13 -10680 Summary
On March 4, 2013, the City of Salina, Kansas, passed Ordinance No. 13- 10680. The ordinance
amends the Future Land Use Map in the Salina Comprehensive Plan to show the future land use
designation of the area at the southwest corner of Water Well Road and I -135 as a future
Employment area instead of a future commercial area in order to allow for light industrial
development in the area. A complete copy of the ordinance is available at www.salina- ks.gov or in
the office of the city clerk, 300 W. Ash, free of charge. This summary is certified by the city
attorney.
Introduced: February 25, 2013
Passed: March 4, 2013
[SEAL]
ATTEST: Norman M. Jennings, Mayor
Lieu Ann Elsey, CMC, City Clerk