7.4 Zone Hollands Add CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
4~6~98 4:00 P.M.
AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR
NO. AGENDA:
7 PLANNING & DEVELOPMENT
ITEM ROY DUDARK
NO. 4, 4a BY: /!~..// BY: ~
Item
Application #Z98-5, filed by Salina Regional Health Center, requesting a change in zoning district classification
for R-3 (Multi-Family Residential), C-3 (Shopping Center) and PC-3 (Planned Shopping Center) to PC-3 to
create a Planned C-3 District on Lots 1, 3 & 5 on Santa Fe Avenue and Lots 2, 4 & 6 on Fifth Street, all in
Holland's Addition to the City of Salina (aka 400-432 S. 5th & 401-423 S. Santa Fe).
Nature of Request
The applicant is requesting the creation of a Planned C-3 district on the south side of South Street to
allow the development of an ambulatory surgery center and an off-street parking area to serve the
Salina Regional Health Center. The applicant plans to remove the Dearing Communications building
and tower at 412 S. 5th, the apartment building at 420 S. 5th and the Gallerie House building at 432
S. 5th. The Salina Child Care Infant & Toddler Center building on the comer of 5th and South Streets
would be relocated to a site on Ash Street across from the Penn Campus (See #CU98-2). The McCord
Tire facility on Santa Fe is still under lease and would remain in place for the near future.
A strip of property along 5th Street is zoned R-3 which does not allow commercial off-street parking
or medical facilities, the remainder of the property is zoned C-3 or PC-3. This application is both a
rezoning request from R-3 to PC-3 and an amendment to a previously approved planned commercial
district.
The health center's plan is essentially to clear this block for increased off-street parking. The northern
portion of this block has been identified as the preferred location for a new ambulatory surgery center.
Plans are not far enough along to consider a specific plan for that facility as part of this request. A
conceptual location and footprint for the proposed facility is shown on the attached site development
plan.
Off-Street parking and medical clinics are permitted uses in the C-3 district. However, the applicant
is also proposing to convert R-3 zoned residential property to commercial use and rezoning to Planned
C-3 allows the City Commission an opportunity to see and review a unified plan for the entire site.
Because this is a request for planned commercial zoning, the applicant is required to submit a site plan
and a landscape plan and would be required to meet the requirements of the City's landscaping
regulations unless exceptions or waivers are granted by the City.
Zoning Ordinance Requirements
This is a request for PC-3 zoning. Therefore, if the applicant's request is approved, development of
the property would be subject to standards and limitations of the C-3 district. The Zoning Ordinance
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
4/6/98 4:00 P.M.
AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR
NO. AGENDA:
PLANNING & DEVELOPMENT
ITEM ROY DUDARK
NO.
Page 2 BY: BY:
establishes minimum parking requirements for commercial uses including hospitals and medical
clinics. The spaces in this lot would be over and above the minimum required parking for the hospital
but could count toward meeting the need for the proposed surgery center.
The applicant has not provided a detailed site plan of the proposed parking area. The layout and design
will be dependent on the location and design of the proposed surgery center. The existing parking
areas meet the City's standards for minimum parking stall size and driving aisle and driveway width.
Unfortunately, the existing parking lots were built with no landscape buffers along Santa Fe, South
Street or 5th Street. The paved surface extends all the way to the property line (sidewalk). These pre-
existing parking areas are grandfathered in.
Any newly constructed parking areas would have to comply with the minimum parking lot buffering
requirements as would the proposed surgery center unless the applicant requests some sort of waiver
of the front yard landscaping requirements. Under planned commercial zoning the City Commission
has the authority to modify or grant exceptions to the strict application of the landscaping requirements
in cases where there are exceptional circumstances or conditions present that make it difficult for a
property owner to comply. Except for the existing asphalt areas staff sees no reason why the remaining
area cannot be designed to comply with current landscaping requirements and no waivers have been
requested.
Suitability of the Site for Develot>ment Under Existing Zoning
The subject site consists of six (6) 125' x 155' platted lots creating a rectangular parcel. As noted the
site contains four buildings which would be removed and one that is likely to be removed in the future.
Because of the growth and expansion of the medical center and the construction of the Santa Fe
Medical Plaza nearby, the applicant believes this site is more suitable for commercial use as a parking
lot than for office or residential use. The Galerie House has been looked at but the applicant does not
believe it is feasible to modernize or remodel the building for any hospital related use. Moving or
relocating the building has been looked at as well but moving estimates appear to be cost prohibitive.
The applicant believes the site is best suited for expanded parking.
As far as the R-3 zoned lots, staff would tend to agree that because of the existing medical plaza to the
south and the expansion of the water treatment plant on the east, the 5th Street property is not a
particularly desirable residential location.
Character of the Neighborhood
Although a portion of the subject site is zoned R-3, it is located in the Downtown Business
Imorovement District and it is surrounded bv C-3 zonine on the north and south. The southeast comer
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
4~6~98 4:00 P.M.
AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR
NO. AGENDA:
PLANNING & DEVELOPMENT
ITEM ROY DUDARK
NO.
Page 3 BY: BY:
of 5th and South while zoned R-3 contains a water plant pump house building, leaving the northeast
corner of the intersection as the only comer not used for commercial purposes. However, even this
comer is zoned C-4.
A city-owned house across from the request area on the east side of 5th Street is being moved to allow
for expansion of the water plant further changing the appearance and character of 5th Street. Even so,
anytime existing buildings are demolished to make way for parking it creates a hole in the streetscape
and creates a change in the overall appearance and character of the block.
In this case the subject site faces a parking lot to the north and a medical building and parking to the
south so the requested zoning change would be compatible with the zoning and uses of nearby
property. Because most of the hospital's holdings east of Santa Fe are already zoned C-3, approval of
this request would be a logical extension of that zoning pattern.
Public Facilities and Services
Adequate public utilities are in place to serve this site. The change in zoning district classification and
uses proposed by the applicant would not result in any additional burden on public facilities and
services.
Conformance with Comprehensive Plan
The comprehensive plan designates this area as commercial. Rezoning to PC-3 commercial would be
consistent with this designation.
Planning Commission Recommendation
The Planning Commission conducted a public hearing on this request on March 17, 1998. Following
presentation of the staff report and comments from the applicant's representative, the Planning
Commission voted 8-0 to recommend approval of the requested zoning change subject to the following
conditions:
1. Uses shall be limited to those listed in the C-3 regulations and shall be subject to all bulk and
use limitations in the C-3 district.
2. Signage on the site shall comply with C-3 regulations.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
4~698 4:00 P.M.
AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR
NO. AGEN[)A:
PLANNING & DEVELOPMENT
ITEM ROY DUDARK
NO.
Page 4 BY: BY:
3. A final site development plan and landscape plan for additional parking, the surgery center and
any other structures shall be approved by the Planning Commission prior to issuance of any
building permits.
4. A building permit for the surgery center shall be applied for within eighteen (18) months of the
approval date or the approved development plan shall become null and void and the zoning
shall revert to its former classification.
5. Development of the site, including landscaping, shall conform to the approved site
development plan.
The Planning Commission offered the following reasons in support of their recommendation:
1) Because of its proximity to existing commercial parking lots and the Water Plant, the site is not
a desirable residential location;
2) The rezoning request area is a logical extension of the existing C-3 district east of Santa Fe, and
3) The requested zoning change is in conformance with the Comprehensive Plan.
City_ Commission Action
If the City Commission concurs with the recommendation of the Planning Commission, the attached
ordinance should be approved on first reading. Second reading is tentatively scheduled for April 13,
1998. The protest deadline on this application was March 31 and nothing was filed.
If the City Commission disagrees with the recommendation, it may: 1) overturn the Planning
Commission and deny the request provided four (4) votes are in support of such action; or 2) return
the application to the Planning Commission for reconsideration citing the basis for disapproval.
Encl: Application
Vicinity Map
Preliminary Site Plan
Excerpt of Planning Commission Minutes 3/17/98
Ordinance No. 98- 9864
cc: Jack Hinnenkamp
PUBLICATION DATE No Later Than --February ]_9j..]998 APPLICATION NO. #Z98-5
HEARING DATE March 17,~998 DATE FILED Febru~'y 13, 1998
VICINITY MAP ATTACHED KG FILING FEE $325.00
OWNERSHIP CERTIFICATE RECEIVED KG RECEIPT NO. <~_91
I
(INSTRUCTIONS FOR COMPLETING THIS APPLICATION ARE ON THE REVERSE SIDE OF THIS FORM)
APPLICATION FOR AMENDMENT TO THE
DISTRICT ZONING MAP (REZONING)
1. Applicant's Name: Salina Regional Health Center
2. Applicant's Address. 400 South Santa Zip Code: 67401
3. Telephon(~'(Business): Main Number 452-7000 ~g~:t 452-6495
4. Owner's Name: Salina Regional Health Center
5. Owner's Address 400 South Santa Fe ~'ipCode: 67401
6. Legal description of property to be rezoned (attach additional sheets if necessary):
Lot(s) 1, 3, and 5 on Santa Fe and Lots 2, 4, and 6 -AllA~/k/~/in the Hollands
/ll~ Addition of the City of Salina, Saline County~ Kansas
Metes and bounds description if unplazted (a Surveyor's Certificate must be filed with this application and if approved
will be required to be platted):
N/A
7. Approximate streetaddress:406-432 South Fifth/401-423 South Santa Fe
8. Area of property (sq. ft. and/or acres): Approximately 97,727 Square Peet (2.25 Acres)
9. Present zoning:C3/R3/PlannedC3use: Infant Toddler Center, Dearing Communications/Parking
10. Requested zoning: Planned C3 Use: Reference Attached - Items 10 and 12.
11. Are there any covenants of record which prohibit the proposed development? (Attach copy): No
12. List reasons for this request. (Attach additional sheets if necessary): Reference Attachment A, [tern 12
13. Supply factual data showing the effect the request will have on present and future traffic flow, schools, utilities,
refuse collection, surrounding properties, e~c: (Attach additional sheets if necessary)
Reference Attachment A, Item 13
14. Will there be sufficient off-street parking provided for the requested use? Yes
Explain: Reference Item 14, Attachment A
15. List exhibits or plans submitted: Area Plan, Attachment A
If the applica,~t is to be represented by legal counsel or an authorized agent, please complete the following so that
corresponder~ce and communications pe~aining to this application may be fo~arded to the authorized individual.
NAME OF REPRESENTATIVE: Jack Hinnenkamp
ADDRESS: 400 South Santa Fe ZIP CODE: 67401
TELEPHONE (Busine~): 452-6495 AR~ CODE: 785
White - Planning Cana~ - City Clerk Pink - Inspection Gold - Applicant
(Rev. 8/~) 101
(PLEASE DO NOT DETACH)
APPUCATION #Z98-5
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March 17, 1998 ~- ~
Page 19
VOTE: Motion carried 8-0.
#6. #Z98-5, filed by Salina Regional Health Center, requesting a change in zoning
district classification for R-3 (Multi-Family Residential), C-3 (Shopping Center)
and PC-3 (Planned Shopping Center) to PC-3 to create one Planned C-3 District on
Lots 1, 3 & 5 on Santa Fe Avenue and Lots 2, 4 & 6 on Fifth Street, all in Holland's
Addition to the City of Salina (aka 400-432 S. 5th & 401423 S. Santa Fe).
Mr. Dudark gave the staff report and stated Chairman and Commissioners on the
screen is the zoning pattern in the area of the Salina Regional Health Center. The
Santa Fe Campus is west of the area shown in grey. So this is the area that has
being requested. The current zoning in the area is C-3 and R-3. The major request
is to change the R-3 area and the request is for Planned C-3. The purpose of this is
to provide a building site for a planned Ambulatory Surgery Center that has been in
the news there and the proposed location is on this block on the northeast corner of
this area. That location is shown in the red area, that is really kind of a footprint if
you will of the building. They do not really have a design yet but this is kind of a
tentative location. The intent is to remove four buildings that are on this site. The
first one being the day care there at the corner of South and Fifth street. The plan is
to relocate that building over to the Penn Campus near Oakdale and Ash Street but
the other three would be demolished and the work is fully underway on one of those
already. The intent is to have this new surgery center and some additional parking
that would meet the needs for the additional employment that would be in this
building. The surrounding neighborhood here is the water plant to the east which is
ready to undergo an expansion, you have commercial to the north, and then
obviously the hospital to the west and then the new Santa Fe Medical Plaza is to the
south so the surrounding uses and zoning pattern is consistent with this request and
the Comprehensive Plan as it shows this area as Commercial. Our recommendation
is to approve the rezoning subject to some conditions and they are listed on page
five. The C-3 regulations would be the primary standards there and I would
mention though that a final site development plan and landscape plan for the
surgery center or for the parking or for any additional buildings that they may come
up with in the future would come back to you at the appropriate time when they are
ready to present those so it would lead to Planned Development/Planned
Commercial situation there and the reasons suggested are in the staff report at the
bottom of the page.
Mr. Perney asked the McCord Building is in this area to be rezoned so it too if
modified would be subject to review?
Mr. Dudark stated that is right. The intent is to keep it there, for the time being but
in the future if it were to be removed then that site would be subject to your review.
Mr. Perney asked or to modify it?
Mr. Dudark stated yes.
Mr. Morse asked are there any questions of staff?. Hearing none would the
applicant care to address the Commission?
Mr. Hinnenkamp stated I have nothing to add at this time.
Mr. Morse asked are there any interested citizens who wish to comment? Hearing
none I will bring it back to the Commission for discussion and possible action.
Salina City Planning Commission
March 17, 1998
Page 20
MOTION: Mr. Macy moved to recommend to the City Commission approval of Application
#Z98-5 subject to the conditions set out in the staff report.
SECOND: Mr. Pemey seconded the motion.
VOTE: Motion carried 8-0.
#7. Application #CU98-2, filed by the Salina Regional Health Center, requesting
approval of a Conditional Use Permit to allow a day care center in an R-2 (Multi-
Family Residential) District on property legally described as Lot 2 in the Atherton-
Phillips Addition to the City of Salina (aka 634 E. Ash).
Mr. Andrew gave the staff report and stated Mr. Chairman and Commission this is
a related application that involves a building that currently exists on the site that
you just looked at, the comer of South and Fifth Street, a portion of that building
now is being used for day care. The applicant is proposing to relocate that building
from the comer of South and Fifth Street to this location and a day care center in an
unoccupied dwelling is classified as a Conditional Use which is reviewed by
a case-by-case, location-by-location basis. I will summarize for you, on
some of the requirements, minimum setbacks, etc. in the R-2 District, the
they have submitted is on the overhead with north at the top and they are
25 ft. setback off of Ash Street. They are proposing only a 7 ft. on the
but because they own that property directly to the west Of this is not
an ownership line so they more than meet their uirements.
The is the case with the lot area, if you look at just the building
would would not meet the 15,000 sq. ft. include the
adjacent area in that they meet that They will need to
landscape the proposed building as the front yard
landscaped area. existing parking to the property line already
there is no room to dc g landscaping there parking lot is grandfathered in
as is. We believe day care will fit in with the surrounding
neighborhood with the and area already in existence this
building will actually be existing Penn Campus facility and
the parking lot plus Ash Street street and this will actually fill in a
vacant spot, provide a buffer parking area and the houses to the west.
Probably the main issue with__l application we dealt with was access to
the site, as proposed tbey)ae~nted to existing parking area
which
is
east
of the building, betwee~he hospital and ~,e and one of the suggestions that
staffmade to them w)~ that rather than uti thl~xexisting opening on Oakdale in
the alley there to~t access in and out that they de~op some sort of curb cut or
opening on ~ Street there so that has been appr~ed conceptually by the
Engineerin~epartment, the exact location and design v0h4~ld need to be pinned
down ind~Sns~tation with them. There was some thought abo'lalxmaking that a one-
way,dz~trance only but we have determined ~at there, wi'l! p. r0t~b, ly be a lot of
~o exit back. .out.~at way onto Ash even though it pu~k~s it closer to
/tl~e intersection, that would still be safer to have t~v,o ways i~n .an, d ,out.~ .~re is also
/ some concern about the_ex!sting opening do~.akdal.e.. !t is'~r[ently
/ utilized for two-way traffic but is only about 14 or15 ft..wide..and it.is, a.ctuaB~xn_ot
~ wide enough for _tWO cars to _enter and exit at the same time although it is used'Y0~
/ that purpose at this time_: So one of our recommendations was to make som~
~ alterations to tha! as wel!._ We did have some discussions with them about an
altem~lan th_at wou_ld_tum the building and perhaps have a drop off circle
drive t~ in front of the building and keep it away from the Ash-Oakdale
~on, but they indicated to us that they wanted to keep this area to the west
open for future development so this is the plan that they would like to see acted on
and indicated there are 46 spaces in there now. There is one that is a marked space,