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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 ST f FILED BY THE S.R.H.C. R-.'. ~ l-c-,~ ,.~ ,., ~,ID ~1 , c.4 --R=3- ,,, I E',ID #1 ~1 BID 8'C-3 ~ LJ Z ~C " C 4 - ~ BID ~1 '- ~ ~ - so~T~ sT BID ~1 'B-3 m BID R-2 C-3 c~ITER---R~- BID ~1 BID 81 ommission __ 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,