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7.4 Zone West Cloud Street CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE 11/01/2004 TIME 4:00P.M. AGENDA SECTION NO: ORIGINATING DEPARTMENT: APPROVED FOR AGENDA: 7 ITEM NO. Page 1 DEVELOPMENT SERVICES DEAN AN DREW 4 BY: BY: - ITEM: Application #Z04-21, filed by Unified School District No. 305, requesting a change in zoning district classification from R-1 (Single-Family Residential) and MH-P (Manufactured Home Park) to C-1 (Restricted Business). The subject property is the former Hageman Elementary School site plus a 28 ft. x 300 ft. strip of adjoining land on the west located at 409 West Cloud Street. BACKGROUND: Hageman School was constructed in 1953 to serve the growing southwest portion of the community. The original school contained 22,400 sq. ft. and major additions were constructed in 1955 and 1960 bringing the total building footprint to 39,346 sq. ft. The existing building has a utilitarian design and is not protected from alteration or demolition. There is currently a paved parking area in front of the building that contains 24 parking spaces. The property the school occupies has never been platted. Nature of Current Request The Central Kansas Cooperative in Education (CKCIE) serves as a special education support agency for 12 school districts in the surrounding area including USD #305. USD #305 is the host school district for the coop and they are currently located in the Hawthorne School building. The plan is to move the education coop's administrators and staff to Hageman as well as the school district's Management Information Systems (MIS) Department. There will also be two staff development computer lab classrooms in the building as well as a conferencelmeeting room for large meetings and training workshops. A change in zoning from R-1 to C-1 must be approved to allow the proposed change in occupancy from educational facility to administrative offices and meeting space. No additions or alterations to the exterior of the existing school building are proposed. A number of interior modifications need to be made to convert classroom space to offices and meeting space. The zoning request area includes a 28 ft. x 300 ft. strip of land west of the school site that the school district is in the process of acquiring through the condemnation process from Joe Kroneberger. The purpose of this strip of land is to allow vehicles to go around the west side of the building to access a proposed parking area that would be constructed south of the building. This new parking area is designed and intended to accommodate visitors who attend training sessions and meetings at the faci I ity. Suitability of the Site for Development Under Existing Zoning. This factor deals with the suitability of the property for development under the existing R-1 zoning and also whether the current zoning has inhibited development of the property. The subject property was the location of Hageman Elementary School, which was one of several elementary schools closed by the school district in 2003. The school district and the City of Salina CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE 11/01/2004 TIME 4:00P.M. AGENDA SECTION NO: ORIGINATING DEPARTMENT: APPROVED FOR AGENDA: 7 ITEM NO. Page 2 DEVELOPMENT SERVICES DEAN AN DREW 4 BY: BY: have been working together to find suitable buyers or users for all of the surplus school district properties. As part of this process, the school district and the City have carefully scrutinized each proposal for its feasibility and its compatibility with the neighborhood in which the specific school is located. It was determined fairly early that uses similar in nature to the original use would be the most compatible. Specifically, uses that involved a teaching 1 classroom setting or that involved administrative and professional offices were determined to be the most desirable. In this case, the applicant is proposing to reuse the building as an office 1 conference facility, which would be similar in intensity to the elementary school and be compatible with the surrounding neighborhood and existing uses. The current R-1 zoning inhibits the school's reuse as an office building. Character of the Neighborhood This factor deals with whether the requested C-1 zoning would be compatible with the zoning and uses of nearby property. The west side of S. 9th Street south of Cloud Street is zoned C-3 and C-5 and is developed with retail uses. The former Alco Plaza immediately east of Hageman School is largely vacant but still has a large physical presence. The existing shopping center building is 540 ft. long and contains 97,200 sq. ft. of space. The north side of Cloud Street is residential in nature except for the northwest corner of Cloud and 9th Street. The property directly to the west and south of the Hageman School site is zoned MH-P and is part of the Shady Grove Manufactured Home Park. Although currently zoned MH- P, this property is among the most underutilized properties in the city and could and should support a more intense land use than individual manufactured homes. The C-1 zoning district is considered an appropriate buffer or step down district between residential areas and more intense commercial districts. Also, there are no physical changes or additions proposed to the school site except for a new parking area south of the building. If this new parking area is adequately buffered from the residential area to the west, a change to C-1 zoning should not have any impact on adjacent properties. Public Utilities and Services This factor deals with whether the proposed rezoning will create traffic congestion, overtax public utilities, cause drainage problems, overload public schools, jeopardize fire or police protection or otherwise detrimentally affect public services and whether the property owner or developer will provide the public improvements necessary to adequately serve the development. Adequate water, sanitary sewer, and gas and electrical lines are in place to serve the existing school building. Although this request would change this use from institutional to commercial, the change in zoning classification and use proposed by the applicant should not result in any additional burden on public facilities and services. The occupant load will not be as great as when the property was being used as an elementary school, except for large meetings and conferences, so utility and service demands for the new occupancy should be lessened. Fire protection would be provided by Station #2 which is located on Santa Fe. CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE 11/01/2004 TIME 4:00P.M. AGENDA SECTION NO: ORIGINATING DEPARTMENT: APPROVED FOR AGENDA: 7 ITEM NO. Page 3 DEVELOPMENT SERVICES DEAN AN DREW 4 BY: BY: Some additional traffic will be generated by the proposed parking area at the rear which will be used by staff, visitors and those attending training workshops and conferences. However, no additional driveway openings are proposed on Cloud Street and the applicant indicates that average daily use will range from 20-40 cars per day. Conformance with Comprehensive Plan This factor deals with whether the proposed rezoning would be contrary to the goals, objectives and policies of the plan and whether the proposed rezoning would require an amendment to the plan and whether an amendment could be reasonably justified. The land Use Map shows this area as being appropriate for public and quasi-public development. Rezoning to C-1 to allow an office use would not be inconsistent with this designation since an office building is similar in intensity to an elementary school, the property is still owned by the school district and will still be used for an education related purpose. Planning Commission Recommendation The Planning Commission conducted a public hearing on USD #305's request to rezone this property on October 19, 2004. Following presentation of the staff report, comments from USD #305's representative and the legal representative of the adjacent property owner, the Planning Commission voted 6-0 to recommend approval of the requested zoning change from R-1 to C-1 to allow the proposed change in occupancy at Hageman School. The Planning Commission offered the following reasons in support of C-1 zoning for this tract: 1. The existing facility is suitable for conversion to office and meeting space; 2. The subject site is adjacent to commercially zoned properties on the east and C-1 zoning would serve as a buffer zone between the retail shopping area and manufactured home park to the west; 3. Additional parking will be provided to serve the meeting 1 conference room spaces; and 4. The requested change is consistent with the city's Comprehensive Plan because the facility will still have an education related purpose. City Commission Action If the City Commission concurs with the recommendation of the Planning Commission, the attached ordinance rezoning the property should be approved on first reading. The protest period for this application expires on November 2, 2004 and to date no protest petition has been received. Because of a pending permit application and construction schedules, if the Commission approves this zoning change, staff would recommend an emergency be declared and that the attached ordinance rezoning CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE 11/01/2004 TIME 4:00P.M. AGENDA SECTION NO: ORIGINATING DEPARTMENT: APPROVED FOR AGENDA: 7 ITEM NO. Page 4 DEVELOPMENT SERVICES DEAN AN DREW 4 BY: BY: this property be approved on 2nd reading as well at the November 1 meeting. If the City Commission disagrees with the recommendation of the Planning Commission" it may 1) overturn the Planning Commission and deny this request 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. Encl: Application Vicinity Map Site Plan Excerpt of PC Minutes 10/19/04 Ord. No. 04 - 10247 cc: Paul Stewart, USD #305 George Yarnevich Publication Date Sep...temb..e.r 28, 2004 Hearing Date Dc tober 19, 2004 Application No. #Z04-21 Date Filed September 14, 2004 Ownership Certificate KG KG Filing Fee ~2 70 00 - , :::z 0 /. -=<.. Receipt No. ~~tL_~ / D Iff /04 CJi) Vicinity Map Attached APPLICATION FOR AMENDMENT TO THE DISTRICT ZONING MAP 1. Applicant's Name Cha r 1 es Renz - Jones - Gi 11 am Arch i tects 2. Applicant'sAddress 730 N. Ninth, Salina, ~S 67401 3. Telephone (daytime) 785-827 -0386 E-mail crenz@jonesgi 11 årñ. com 4. Owners Name Sa 1 i na Pub 1 i c Schoo 1 Di s t ri ct - USD #305 5. Owner's Address 1511 Gypsum, Salina, KS 67401 6. Legal Description of Property to be rezoned (attach additional sheets if necessary) 7. Approximate Street Address 409 W. Cloud 8. Area of Property (sq. ft. and/or acres) 269,500 S. F. / 6.19 Ac res 9. Present Zoning: R 1 Use Schoo 1 Use Offi ce 10. Requested Zoning Cl 11. Are there any covenants of record which prohibit the proposed development? (attach copy) 12. List reasons for this request (attach additional sheets if necessary): The school has been vacated per recent school construction projects. USD #305 plans to move CKCIE and MIS departments to this building 13. Provide additional information showing the effect the request will have on present and future traffic flow, schools, utilities. emergency services, surrounding properties, etc, (Attach additional sheets if necessary): Conve rs i on of th i s facility to office will result in less traffic flow by eliminating student pick-up and dro -off. The ad-acent ro ert to the east is zoned C5. Refuse collection is anticipated to be equal to or less frequent than, typica e ementay sc 00 plC -up. 14. Explain how off-street parking will be provided for this requested use: - offices include the addition of new off-street parking to the south side of existing 15. LPsY ~Jh~iPs~l plans submitted: Pr 1 an Applicant(s) Signature Owne r( s) Signature ml 04- I Date: ~'of Date: If the applicant is to be represented by legal counselor an authorized agent, please complete the following in order that correspondence and communications pertaining to this application may be forwarded to the authorized individual. Name of representative: Pau 1 Stewa rt, Di rector of Address: USD: #305, 1511 Gyysum, Sa 1 i na, KS Telephone (Business): 785-309-4719 Facilities Zip Code: 67401 E-mail address pau 1 . s tewa rt@usd305. com T:\PLF Forms\Applications\PLF - 051 - Rezone Application - Map.doc.doc/rev. 080904 .... -.'- Application #Z04-21 Filed by USD No- 305 R-1 2 C3 C..5 .TI n I E p- .... . .~. III IF\ . ~ ( . ~ T -L ." ST ..~~ .... .... t'ß.-..... Ì'-A ,..: ~ ~F m~ ,\l . . '" I :=:D. ,.. . . I HI ;.1......, L J c- - 'S.. . -..h . ~ ~ J . : .--..: .~ ~\~~m n 'rl'~~: . ... ~.f A-I 1, . ~. 1-. ~J::' /J 0.1 J= IIt'~rr-lì!' I . I. Q if b -n J l ( -..L-I' ' . 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'I. « ,. -i< ¡¡o 1 ;. 1 ~ ~ MINUTES SALINA CITY PLANNING COMMISSION Y COMMISSION ROOM OC R 19,20044:00 PM. k, Krug, Ramage, Simpson, Weisel and Yarnevich Andre, lue, Burger, Johnson and O'Leary Presentation of 2004 Landscaping Mr. Andrew and Mr. Blue, City Forest resented the 2004 Planning Commission I Tree Advisory Board Landscaping rds. #2 Approval of the regular minutes of October 5,2004. The minutes of the regular meeting of October 5, 2004 were a presented. J #3 Application #l04-21 , filed by Unified School District No. 305, requesting a change in zoning district classification from R-1 (Single-Family Residential) and MH-P (Manufactured Home Park) to C-1 (Restricted Business). The subject property is the former Hageman Elementary School site plus a 28 ft. x 300 ft. strip of adjoining land on the west located at 409 West Cloud Street Mrs. Yarnevich recused herself for this item stating she had a conflict. Mr. Andrew gave the staff report which is contained in the case file. Mr. Britton asked are there any questions of staff? I have one. From the perspective that the ownership is still going to remain with USD #305 and we are going to go through a zoning change to C-1, were there any talks at all of doing this under a PDD to protect, I mean obviously we have a lot of school properties that are being sold, traded and they end up in private hands, as far as the neighborhood is concerned that a zoning change to commercial has occurred? The coop or other entities of the School District may use it for a year and then it is already going through a zoning change and it has been rezoned to C-1, were there any talks of PDDing this property? " Mr. Andrew stated one reason we didn't look at that, which we did at Bartlett School a specific plan, there were quite a few physical changes involved at Bartlett School. They had a house that they were going to demolish and add to the site to provide a driveway access from 9th Street that was kind of undefined, as was the parking at the rear. So we thought that the neighborhood and the Planning Commission deserved to have some sort of review of a plan before it was constructed. In this case, except for the strip on the west they really are not making any physical changes to the building or the site. I think the other difference here is that this site is next to and it is so influenced by the' ALCO Plaza to the east that even straight C-1 zoning, if this were turned into a health clinic or some other type of C-1 use, this particular triangle as we refer to it is probably been viewed as more of a commercial site than a residential site. Most of the contact that we had with people on the north side of Cloud expressed no concern about the change in zoning other than they wanted to know if commercial zoning would affect either the valuation and the classification of their property and it will not change that. So I think that because we were viewing this as using the property as is and looking at other commercial uses and how they relate to what is around here we didn't see that as a concern here. Mr. Britton asked to follow that up the change in zoning in MH to C-1 ok? .. Salina Planning Commission October 19, 2004 Page 2 Mr. Andrew stated right. Mr. Britton asked and if the school district hypothetically were to sell that entire tract of land it would already be zoned C-1? Mr. Andrew stated we are just looking at this piece right here of the MH-P zoned land. All of the rest of it, I don't know if you can go back to the vicinity map John, what we are talking about is this area here, this strip and then down here comprises the current Shady Grove Manufactured Home Park and so they are proposing to acquire this strip primarily to get around the west side of the building. So if this is approved you would have commercial zoning here, commercial zoning to here but maintain the manufactured home park zoning there and as I mentioned, as staff has looked at this over the years, this triangle has really been viewed as commercial or some more intense use than it is used for today. So I guess the residents that we thought that we were looking at as being impacted were in this area here and to a point some screening, buffering protection here, but in our contacts with the owners to the north, they were not concerned about the change. Mr. Britton asked any other questions of staff? Mr. Funk asked that parking lot to the rear, now is that going to happen or will that only happen if additional parking is required? Mr. Andrew stated what is going to trigger it is that there is a plan to convert some of this space in here to a large meeting or assembly room. So the parking requirements here are going to be based on the maximum occupancy of that space. They have indicated to us that on a daily or weekly basis you are looking at 20 to 40 cars here total. But if they go in and physically redesign the space to create an assembly room with a large capacity then they are going to have to construct that parking lot to use it. And that is why they are doing this planning to get this access around. Mr. Britton asked are there any other questions? Hearing none would the applicant or there representative like to come forward? Paul Stewart, Director of Facilities for USD #305, 1511 Gypsum. I don't have anything to add to what Dean said. There is a multi-purpose room, the old gym space, that we are converting into a large meeting room. Twice a year they have a regional meeting for the Central Kansas Cooperative in Education, they are a Special Ed Cooperative that services 12 districts in the State of Kansas. So this is the regional hub where everybody comes to those meetings twice a year, so there will be that meeting. On a daily basis though the 20 to 40 cars is just the home based people that work out of that building and then go to the various districts. We also plan to move our MIS Department which is our Management Information Systems Computer Department, it is currently at Parsons Building, and we plan to move that into I guess it is the southeastern wing of the building so we will have two departments in the facility. I would like to note that it has been brought to our attention that we have a fence encroachment on the south side of the property and we will be relocating that fence onto our property. Any questions? Mr. Britton asked are there any questions of Mr. Stewart? Hearing none are there any members of the public that would like to comment on this application? George Yarnevich, 1514 S. Marymount. I represent Joe and Audrey Kroneberger. The Kronebergers as you can tell are the neighbors to both the west and the south of the Hageman School site. First off I would like to comment that they are in favor of this proposal and they do hope that at some point and time in the future they will be before this Commission asking to rezone their property also. I can't give you a definite date, but sometime in the future. Paul Stewart has mentioned the fence and it is correct, the survey they showed did say the chain link fence does encroach upon the Kroneberger's Salina Planning Commission October 19, 2004 Page 3 MOTION: SECOND: VOTE: property. We would make a request to the School District not only that they should remove it from the Kroneberger's property, but also that they should remove it entirely. We don't think a fence is appropriate, it was certainly appropriate for the school, but it is not appropriate for office buildings there so we would favor that it be removed. Mr. Britton asked are there any questions of Mr. Yarnevich? Hearing none are there other members of the public that would like to comment on this application? Hearing none I will bring it back to the Commission for discussion and possible action. Mr. Ramage asked I assume the School District doesn't have any ,problem with just removing the fence? It would be a lot cheaper to just remove it than to remove it and replace it. Mr. Stewart stated I am not going to comment that we would remove it. Our plans would be to fence our property. I have not had that discussion with the School Board, but it is our intention that we would relocate the fence to our property. It is only the section on the south property line, so our east and west property line, the longer legs are both within our property. It is just the south reg, the shorter leg, that has to relocate. Mr. Simpson moved to recommend approval of Application #Z04-21 r a zoning. change from R-1 to C-1 based onstaff's recommendations. Mr. Weisel seconded the motion. Motion carried 6-0 (with 1 abstention Yarnevich). Mrs. Yamevich rejoined the Commission at this time. #4 . Application #PDD04-4/4A, filed by the Pioneer Group-. requesting a change in zoning district classification from R-3 (Multi-Family Residential) to PDD (R- Planned- Development District and approval of a preliminary developmen an to allow the redevelopment of the former Roosevelt-Lincoln Middle 001 to multi-family apartment units for the elderly. The subject prop is legally described as the School Park in the middle of the block and 6 - 10 in the School Park in the Original Townsite of the City of S' . a. Saline County, Kansas and addressed as 210 West Mulberry. /' Mr. Andrew gave the staff report which is cont' â in the case file. Mr. Britton asked are there any questi . of staff? I have one for Shawn. With ect to parking. Since the sch as been closed, I don't know if you have this dy or maybe Brad do , as the on street parking changed any since this is a . ue all the way und the old school site and are there any plans to change that. n this ? Mr. O'Leary st I 'eve that we have converted now all of the what was the loading zo and so 0 conventional on-street parking. We have removed all of t educed speed zen or the previous school' and any of the mid-block era alks that were there for chool, so this has now been restored to a nventional downtown area with a . ble on-street parking anywhere on the . perimeter. l Mr. Britton asked further questions of staff? Mrs. Yarnevich asked Dean it says that you mention would include in our motion an amendment to the City Plan, could you go over one more time because I didn't get it? Mr. Andrew stated right now if you look at the city's Long Range Futur nd Use Plan it shows this as a site for a public facility or some form of public faci and we think that even though it has been historically zoned R-3 it is because ..