7.1 Teen Centers in C-4
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/05/01
TIME
4:00 P.M.
1
ORIGINATING DEPARTMENT:
PLANNING & DEVELOPMENT
DEAN ANDREW
BY: :D A
APPROVED FOR
AGENDA:
AGENDA SECTION:
NO.
7
ITEM
NO.
BY: ?:!TJ/tfr
(
Item:
Request to amend the Salina City Zoning Ordinance Section 42-303 to add teen centers as a permitted use in
the C-4 (Central Business) District.
Backaround:
The Walker Family is proposing to convert the former Harding Glass building at 127 N. 7th Street into a teen
center. Preliminary plans call for this facility to have a dance floor, snack bar, gymnasium, video game arcade
area and meeting rooms and offices. Teen centers are not specifically listed as either a permitted or conditional
use in the C-4 district regulations, nor is there any existing permitted or conditional use in the C-4 list that closely
matches this type of facility and those activities. The most similar permitted uses in the C-4 district are bars and
restaurants, fraternal and service clubs, physical fitness centers and YMCA and YWCA facilities. The most
similar use that is classified as a conditional use in the C-4 district is an amusement arcade.
In 1998 the Planning Commission considered and approved a Conditional Use Permit application to open an
indoor paintball facility on 4th Street. Paintball facilities were not listed anywhere in the C-4 district regulations
but staff determined that the proposed business most closely resembled an amusement arcade and should
therefore be classified as a conditional use in the downtown business area. Just last year staff issued an opinion
in writing stating that a proposed teen center in the downtown area on N. 5th Street would be classified as a
conditional use under the C-4 district regulations based on staffs interpretation of the ordinance.
The Downtown Business Improvement District Board of Directors met and discussed this issue on Tuesday
January 9. A letter summarizing their position on this proposed text amendment is attached.
Nature of Reauest
Because this proposed use is not addressed anywhere within Salina's Zoning Ordinance, both staff and the
applicant are seeking the City Commission's guidance as to how this matter should be handled. The applicant
would like to move ahead with their plans to convert the old Harding Glass building to a teen center and therefore
this application for a text amendment has been filed by staff for the City Commission's review and
recommendation as to whether teen centers should be specifically listed as a permitted or conditional use in the
C-4 (Central Business) District or even allowed in the downtown area at all
Staff would note that one characteristic teen centers have that may distinguish them from other C-4 uses is that
they tend to have peak hours with a high level of activity and parking demand and are inactive at other times.
Plannina Commission Recommendation
The Planning Commission conducted a public hearing on this proposed text amendment on January 16, 2001.
The Planning Commission concurred with the BID Board of Directors and voted 7-0 to recommend that teen
centers be added as a conditional use in the C-4 (Central Business) District.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION
DATE
2/05/01
TIME
4:00 P.M.
AGENDA SECTION:
NO.
ORIGINATING DEPARTMENT:
PLANNING & DEVELOPMENT
DEAN ANDREW
APPROVED FOR
AGENDA:
ITEM
NO.
P;:!np. ?
BY:
BY:
City Commission Action
If the City Commission concurs with the recommendation of the Planning Commission the attached Zoning
Ordinance amendment should be approved on first reading. Second reading would be scheduled for February
12,2001.
If the City Commission does not agree with the recommendation of the Planning Commission it may overturn
the recommendation of the Planning Commission provided there are four (4) votes in support of such action; or
2) return the application to the Planning Commission for reconsideration citing the basis of its disagreement with
the recommendation.
If the City Commission does not agree that teen centers should be a conditional use the City Commission could
determine that the C-4 district regulations should be amended to allow teen centers as permitted use. This
amendment would allow teen centers as of right anywhere within the C-4 district. In the alternative, the City
Commission could determine that teen centers should not be allowed at all in the C-4 district and that the Zoning
Ordinance should not be amended to permit them either as a permitted or conditional use.
Encl:
Application
Letter from BID Executive Director
Excerpt of PC Minutes 1/16/01
Ord. No. 01 - 10021
cc: Jim Maes/Brance Crawford
Melinda Lingle, Salina Downtown, Inc.
P.C. Meeting Date January 16, 2000
Reviewed By
DA
Application No. #200-12
Fi4ing Fee N/A
Receipt No.
Data Filed December 15, 2000
APPLICATION FOR N4ENDMENT TO THE ZONING TEXT
SALINA CITY PLANNING COW~ISSION
The undersigned, being residents of the City of Salina, Kansas, do hereby apply
to the Salina City Planning Commission for Amendment of Division 14 of Article IV
District Regulations by amending Section 42-302 to add teen centers as a permitted
use in the C-4 (Central Business) District.
Applicant's Name '(Print)
Salina Citv Planning Commission
Address 300 W. Ash
(Phone)
826-7260
Signature
c:t)~ .C4~",.r-
Attach additional signature sheets if necessary. Be sure to include name, address,
phone and signature of each applicant on the additional sheets.
If the applicant(s) is to be represented by legal counselor an authorized agent,
please complete the following in order that correspondence and communications per-
taining to this application may be forNarded to the authorized individual.
Name of Representative
Address
Telephone (Business)
Brance Crawford
500 Graves Blvd.
R?'i-77?1
Discover downtown Salina
a proud history....a promising future
Inc.
Downtown revitalization in association with the Kansas Main Street Program
January 12,2001
Mr. Dean Andrew
Director of Planning
City of Salina
Post Office Box 736
Salina, Kansas 67402
Dear Dean:
I am writing to you in response to your letter regarding the teen center that is being
proposed for development in the former Harding Glass building located at 129 N.
Seventh Street.
Per your request, the Business Improvement District (BID) board of directors discussed
the project at their January meeting. It was the unanimous consensus of the board that the
proposed teen center will be a tremendous asset to downtown Salina, and should be
approved by the Planning Commission under the provision for conditional uses.
If you have any further questions or require additional information, please feel free to
contact me. I am planning to attend the meeting scheduled for Tuesday, January 16th, and
would certainly be willing to speak on behalf of the BID board of directors at that time.
Sincerely,
.~~~~4
Melinda Haggerty Lingle
Executive Director
114-A South Seventh Post Office Box 1065
FAX (785) 825-7216
Salina, Kansas 67402-1065 (785) 825-0535
salinadowntown.com
Jim Ravenkamp - President, Wayne DeBey - Vice President, Louise Appleby - Secretary, Steve Michel - Treasurer
Andy Anderson, Tom Bell, Liz Carroll, Harold Cooley, La VelIe Frick, Jerry Hinrikus, Bernard Jilka,
Jim Loader, Ken Wasserman, Kristin Seaton - Ex Officio, Melinda Lingle - Executive Director
MINUTES
SALINA CITY PLANNING COMMISSION
CITY COMMISSION ROOM
JANUARY 16, 20014:00 P.M.
MEMBERS PRESENT: Hass, Hedges, Hertzenberg, McDowell, T
and Salmon
MEMBERS ABSENT: Morse
#1.
The minutes of the regular meeting 0 anuary 2, 2001 were approved as
presented.
Mr. Thompson stated now I would like to g the permission of the
Commission to move Item #2 down below Item #4 J because I think that
we can expedite things a little faster and in order to that we need a
motion.
MOTION: Mr. Hertzenberg moved that the Agenda be amended to move I
below Item #4.
SECOND: Mr. Salmon seconded the motion.
VOTE: Motion carried 7-0.
#3. Application #ZOO-12, filed by the Salina City Planning Commission,
requesting amendment of Salina City Zoning Ordinance Article VI District
Regulations by amending Sections 42-302 to add teen centers as a
permitted use in the C-4 (Central Business) District.
Mr. Andrew gave the staff report that was sent to the Planning
Commission.
Mr. Thompson asked are there any questions of staff? Hearing none we
will hear from Melinda Lingle.
Melinda Lingle, Salina Downtown, Inc. 114A S. 7th, as Mr. Andrew stated
and as my letter also reflects, the BID Board of Directors has given their
unanimous consensus that this is a great project for downtown and that
they would support alternative number 3, making teen centers a
conditional use based on a case-by-case evaluation in terms of location.
Mr. Thompson asked why would you want it to be a conditional use? For
example, would you also agree to number two?
Ms Lingle stated the discussion that the Board had at our meeting last
week specifically addressed number three. I believe that it was so there
wouldn't be a lot of these types of things just springing up everywhere, we
wanted to determine that it was going to be a viable business and that it
would be something that would be an asset to downtown.
Salina Planning Commission
January 16, 2001
Page 2
Mr. Thompson asked are there any further questions? Hearing none is
there anyone from the community that would care to address the
Commission on this issue? Hearing none we will bring it back to the
Commission for action.
MOTION: Mr. Salmon moved to approve Application #ZOO-12 under option 3 to add
teen centers as a conditional use in the C-4 District.
SECOND: Mr. Hass seconded the motion.
Mr. Hedges asked you aren't recommending any change to the text
amendment, just approval?
Mr. Andrew stated what that would mean is that this would move forward
to the City Commission as an amendment to add that to the C-4 list of
conditional uses, is what would occur based on Mr. Salmon's motion. I
have also pointed out to you that as a precaution, the applicants have
already filed a Conditional Use Permit application that would, if this motion
is approved, would come to you at your next meeting.
Mr. Salmon stated I might explain on my motion that I can see where there
might need to be some control over where that type of use is located so
that it wouldn't conflict with some other business and that is why I am
going with a conditional use.
Mr. McDowell asked Dean will you provide some sort of fuller definition
when you go to the City Commission for the amendment?
Mr. Andrew stated I think we will try to incorporate the one that I put in the
report as that is the best that we could do but it is probably not broad
enough to include everything.
Mr. McDowell asked but there will be a definition?
Mr. Andrew stated yes, if we are going to add it as a use, we have to be
able to tell people what it is and what it isn't.
Mr. McDowell stated then I would support the motion.
Mr. Thompson stated my own preference would be for number two but I
certainly don't have a problem with number three, I just think that it need
not be a conditional use but I don't have an problem with it I guess.
VOTE:
Motion carried 7-0.
#4.
Application #ZOO-13, filed by Wiley Watson, requesting a change in zoning
district classification from C-5 (Service Commercial) to R-2 (Multi-F
Residential) on property legally described as the East 80 ft. of ,lock
1, of the EMI Addition (aka 901 N. 7th Street).
Mr. Andrew gave the staff report that
Commission.
r. Andrew stated he said that ew who the owners were and that he
would attempt to get them to join in 15 e application that was filed was
just for this lot. They were notified of this r st but they may own the
property outright or they may not have any motiv ome in and join in
this application. There is a possibility as well t he Planning