H-2 Zone Meadowlark Acres 3TO '[lie CllY ZON h,., MAP
SALINA, KANSAS
FILING Fl:E $25.OD ..... 'D}i'I'-[:'-P-:~- u,,?.?-?:
IIEARING DATE: .........
The Metropolitan Planning Commission deems it nece§sary to have the information
requested below as complete as possible. Previous zoning pe~ons have been
tabled or denied because of insufficient information..
This is a general form for all rezoning r.equests: if there is other data, not.
requested on the form, which .you feel is 'pertinent to your request, please note
same orl question ~14 and 'file it with the form.
If more space is needed, please use the back of the form.
1. Applicant"s name
Raymond E. Haggart, ~rustee
2. Applicant's address
3. Telephone number (Home)
300 W. Ash, Salina, Kansas
3-34~9 (Business)
825-5004
Legal description of property requested to be rezoned:
A. Lot -- Block -- Addition
B. Metes and bounds description if not platted
See attached "Exhibit A" "
Note: If not platted, a Surveyor's Certificate must be filed with the appli-
cation, showing building locations and easements.
Area (in. square feet o'r acres) of property 29.23 ac~es
Property owner's name
Simmons Testamentary Trust
Present. zone and use of property "A" - Sinqle-Family Residential
8. Proposed zone and use of property "D" - Local Business
9." Is there something special (other t.han ownership) about the area in question
that i]'~akes it more feasible to rezone this area rather than attempt to acquire
property presently zoned for the type of use intended? Please specify.
See attached rep. ly
]0. Supply factual data showing need for rezoning in this area
See attached re_p_~f
ll. Are there any restrictive covenants on the property which would affect the
intended use if the property were rezoned? No
(Attach a copy of the covenants and/or deed restrictions if any are in .effect.)
12. Supply factual data showin~ the effect the proposed zone and use will have
on present and future traffic 'flow.
13.
See attached rep_l];
Will there be sufficient off--street parking provided 'For a nlore intensive
use? Yes
14. List exhibits or plans subnlitted: ___L_e..g_a_]=__D..e_s_c_~i..j:-~__t_~.Q__~_L_,_]_~_xh_.i_b~_~_~]l.~ ........
General Development Plan, "Exhibit B"
],~i t ia I,; /!/!
ATTACHMENT TO APPLICATION FOR AMENDMENT
~eply to Question #9
The question before us is not one of acquiring land{ somewhere
else. The owner of this property is presently preparing a
development plan for the area owned -- as shown in "Exhibit A"
and "Exhibit B". A plan for development is useless without
assurance that the plan can be implemented. Approval of
zoning and the approval of the development plan is necessary
for this assurance. By approaching the development of this
property in a logical, systematic and orderly manner, the
6wner needs a commitment by the City as to allowable use of
land. The reasonableness of this request will be substantiated
in the reply to Question #10.
Reply to Question #10
The Timing is Proper: Intermittent requests for con~ercial
land in this area have been experienced by the owners during
the last three years. Magnolia Road was recently connected to
Centennial Road, .changing traffic pattern relationship between
a major work area and the property in question. The airport
over the last three years of industrial development has
increased substantially to the south of Schilling Road. There
are better than 800 persons employed in the industrial areas
south of Schilling and about 2,500 persons presently employed
in the airport industrial area. Traffic movement between work
and housing is a major factor, ~ccounting for around[ 30% of
all vehicle trips within a city the size of Salina. It appears
with the major restrictions to traffic movement on Ohio south
of Belmont and also north of Cloud Street on 9th Street, that
the intersection of Magnolia and 9th has a tremendous advantage
for future commercial growth. It is also apparent that an
interchange off 1-35 onto Magnolia is feasible. It would im-
prove traffic movement for the City and reinforce the commer-
cial potential for the area in question.
Need for Additional Commercial Land: The word "need" is quite
interpretive until such a time as a potential developer estab-
lishes it as a fact. This year such a fac~ was voiced by a
representative of a major retail firm who desired, a't the
moment, to purchase an .option on twenty-three of the gross
twenty-nine acres of land being requested for rezoning. The
general dimensions of the property in question are designated
to meet their needs.
South Leg of Intersection:
Right-of-Way Width
Approach Width
Green Time --
1973 Traffic Count .....
Magnolia and Ninth Street
180 fee.t
48 feet
45~
8,550 vpd
1973 Traffic Capacity -- 18,500 vpd
Volume/Capacity .46
North Leg of Intersectfon: Magnolia and Ninth Street
Right-of-Way Width 180 feet
Approach Width 48 feet
Green Time .... 45%
1973 Traffic Count 12,470 vpd
1973 Traffic Capacity -- 18,500 vpd
Volume/Capacity .67
East Leg of Intersection:
Right-of-Way Width
Approach Width
Green Time -
1973 Traffic. Count
Magnolia and Ninth Street
60 feet
31 feet
35%
4,160 vpd
t973 Traffic Capacity -- 10,600 vpd
Volume/Capacity .39
West Leg of Intersection:
Right-of-Way Width
Approach Width
Turning Lane
Green Time --
1973 Traffic Count
Magnolia and Ninth Street
Unknown
31 feet
Left, no sequence
35%
5,450 vpd
1973 Traffic Capacity -- 15,000 vpd
Volume/Capacity .36
Utilizing the Liesch Capacity Charts for the estimated traffic
capacity of the intersection, only the north leg of Magnolia
and Ninth Street ~ approach the design capacity of the pres-
ent traffi'c system (v/c = .67). Even then, there is a margin
of 33% increase in traffic, as well as the capability in the
future of expanding Ninth Street to a six-lane street without
any additional purchase of land. At such time as this improve-
ment would be made, the design capacity of the street would
increase to over 21,000ovpd.
ExPected Land Demand: The location is shown by the existing
and legally adopted Land Use Plan to be proper for commercial
development. The extent of commercial development, in north
and south length, was set by the length of marginal[ access
road needed to align with access points platted on the
Wallerius Plat -- due west of our shown Haymaker Road. The
depth of commercial was set by reasonable standards for other
than non-strip commercial retail sales developments. We con-
cur with the comprehensive plan's general recommendation. The
site is well balanced for providing retail shopping for both
local and regional retail trade, highway service activity, and
neighborhood shopping service. It is a convenient location
for shoppers going to or coming from work as well as providing
a fine location for reinforcing highway service-activities,
such as motels with the shopping function.
The development of the site would require a minimal cost for
public improvements on this site for water, sewer, or street
(most costs of which must be borne by the developer anyway).
Magnolia Road and 9th Street are both designated as major
arterials and Magnolia Road appears to be only one of two
major streets whfch can connect with 1-35 and cross uninter-
rupted east through the City.
Traffic control lights are already provided at the intersec-
tion and marginal access roads are proposed by the developer
to maximize the traffic efficiency on the arterials. Adequate
~ater, sewer, police, and fire protection are present.
It appears from present activity in the area (recent develop-
ment of 55 acres of land for commercial) that there is a strong
demand for commercial in this area.
~Reply to Question #12
The proposed zone is expected to allow the property to develop
at a moderate commercial density. When the property is
developed, it is expected that additional traffic will be
attracted into the area. The level of increase is difficult
to project due to a lack of satisfactory base data on traffic
movement throughout the city and traffic relationships to
known existing land uses.
An investigation of present traffic capacity and potential
capacity along the major arterials adjacent to the property
described for rezoning discloses the following:
LEGAL DESCRIPTION
A tract of land situated in the Southwest Quarter of Section
25, Township 14 South, Range 3 West of the Sixth Principal Meridian
in Saline County, Kansas.
Conunencing at the Southwest corner of said Section 25; thence
S 89°34'28'' E along the south section line of said Section 25, a
distance of 87.20 feet to the point of intersection with the east
right-of-way of 9th 'Street; thence N 0°15'54'' E along the east
right-of-way line, a distance of 480.00 feet to the point of
beginning; thence north on a bearing of N 0°15'54'' E, a distance
of 1482.68 feet; thence east on a bearing of N 89°44'06'' E, a
distance of 190.00 feet; thence southeasterly on a bearing of
S 47038'05.6'' E, a distance of 485.19 feet; thence east on a bear-
ing of S 89°44'06'' E, a distance of 200.00 feet; thence south on a
bearing of S 0°15'54'' W, a distance of 876.78 feet; thence in a
southerly direction on a curve to the left having a radius of
720.00 feet, a distance of 505.98 feet; thence southeasterly on a
line havin~g a bearing of S 40000'00'' E, a distance of 266.46 feet;
thence east on a bearing of S 89°34'28'' E, a distance of 250.00
feet; thence southeast on a bearing of S 61020'23.6'' E, a distance
of 116.26 feet; thence west on a bearing of N 89034'28'' W, a dis-
tance of 899.08 feet; thence north on a bearing of N 0°25'31'' E, a
distance of 78.00 feet; thence northwesterly on a curve to the
left having a radius of 175.00 feet, a distance of 229.64 feet;
thence northeast on a bearing of N 74°45'30" E, a distance of
283.37 feet; thence northerly on a curve to the right having a
radius of 125.00 feet, a distance of. 163.68 feet; thence west on
a bearing of N 89044'06'' W, a distance of 50.00 feet.