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7.1 Rezone KWU Coyote Row PDDCITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL: NO: 7 ___ Community and Development ServiBY. Services ITEM Planning Division` FINAL APPR VAL: NO: 1 9A Page 1 BY: Dean Andrew BY: ITEM: Ordinance No. 23-11142 Application #PDD22-1, filed by Kansas Wesleyan University, requesting a change in zoning district classifications from R-2 (Multiple — Family Residential) district to PDD (R-2) (Multiple — Family Residential) district and approval of a preliminary/final development plan for Phase I and Phase IA of the proposed Coyote Row (tiny home student housing village). The property that is the subject of this application is located at the southwest corner of Highland Avenue and Claflin Avenue and is legally described as Lots 75, 77, 79, 81 and 83 on Highland Avenue, the Grounds of Kansas Wesleyan University an addition to the City of Salina, Saline County Kansas. [Under Kansas law, pending Application #PDD22-1, requesting the rezoning of a 30.018 sq. ft. tract of land located at the southwest corner of Highland Avenue and Claflin Avenue. is a quasi-judicial land use matter to which the rules of due process apply. In order to assure that all Commissioners are able to fairly consider the application on the basis of the same publicly presented information, no one should initiate or participate in what is referred to as "ex -parte" contact with a Commissioner regarding the case, nor should a Commissioner entertain any such contacts. In order to assure that all Commissioners are acting with the same publicly presented information and to avoid any suggestion that a Commissioner has prematurely reached a conclusion regarding this application, Commissioners should refrain from any private discussion of the case with other Commissioners prior to the final public action on the application.] BACKGROUND: The property that is the subject of this rezoning application is located on the southwest corner of Highland Avenue and Claflin Avenue. The property is legally described as Lots 75, 77, 79, 81, and 83 on Highland Avenue, in the Grounds of Kansas Wesleyan University, an addition to the City of Salina, Saline County Kansas. The Grounds of Kansas Wesleyan University was platted in 1886. With the exception of 1608 Highland Avenue, the entire zoning lot is vacant. According to the Salina County Appraiser's office property records, the house at 1608 Highland Avenue is a two story building that was constructed in 1920. In the spring of 2021, KWU approached City staff about a student housing project that would feature three (3) separate five (5) bedroom tiny homes that would function as student housing for KWU. The housing project proposed the construction of three (3) dwelling units on a single zoning lot (The East 100 ft. of Lot 75 on Highland Avenue in the Grounds of Kansas Wesleyan University) that was only 40 ft. wide and required multiple variances as well as a Conditional Use Permit in order for staff to approve a building permit based on Kansas Wesleyan's proposed construction plans. Following the approval of the requested variances by the Board of Zoning Appeals and Conditional Use Permit by the Planning Commission, KWU's contractor applied for a building permit to construct the three (3) buildings on the East 100 ft. of Lot 75 and a building permit for this three (3) building student housing project was issued on September 29, 2021. No construction activity occurred under CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. AGENDA SECTION NO: ITEM NO: Page 2 this permit and the building permit expired. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: 110 M. -:10]VAM In July of this year, KWU's architect contacted the City about expanding the project from three (3) dwelling structures to seven (7) dwelling structures with the potential to expand to 10 dwelling structures in a unified student housing village on a larger tract of land. A Development Review Team (DRT) meeting was held on July 20, 2022 to discuss the expanded project and staff recommended that KWU pursue the creation of a Planned Development District for the project. Nature of Current Request The applicant, John Swagerty, KWU Director of Plant Operations, has filed an application, on behalf of Kansas Wesleyan University (KWU), requesting a change in zoning district classification from R-2 (Multiple — Family Residential) district to PDD (R-2) (Multiple — Family Residential) district and approval of a preliminary/final development plan for an expanded student housing village to be known as Coyote Row. A December 6, 2022 public hearing before the Planning Commission was set for this application which was rescheduled to December 20, 2022. The proposed location of the student housing village is the southwest corner of Highland Avenue and Claflin Avenue. The plan covers five (5) platted lots instead of the one lot originally proposed. The property is currently zoned R-2 (Multiple -Family Residential). The R-2 zoning district requires all dwelling units to be set back from the front yard property line at least 25 ft. and requires all dwelling units to be separated from other dwelling units by at least 15 ft. Zoning Ordinance (Section 42-61) also states that no more than one (1) principal residential structure shall be located on a single zoning lot, except as may be permitted by Article VII of this Chapter relating to a planned development district. This plan proposes up to 10 residential structures on a single zoning lot. The proposed Preliminary Development Plan submitted by the applicant, features a Phase I plan that would be executed immediately and a future Phase IA plan that would be deferred to a future date. The Phase I plan involves restoration of the existing dwelling at 1608 Highland and the Phase IA plan involves its removal. The Preliminary Development Plan for first phase (Phase 1) of the proposed Coyote Row student housing village shows seven (7) new 556 sq. ft. single-family dwelling units, each with five (5) bedrooms. Based on the proposed development plan, several of the dwelling units are proposed to be located less than 25 ft. from the front property line, with the north dwelling unit being only 10 ft. from the Claflin Avenue property line. Additionally, the development plan also shows several of the dwelling units being separated by only 10 ft. Staff has determined that in order for the new dwelling units to be constructed in the locations they are shown on the proposed development plan, both front yard setback variations/modifications and side yard setback variations/modifications to the R-2 district regulations would be required. To address the required setback variations, KWU is proposing to rezone this 30,018 sq. ft. site from R- 2 to a Planned Development District with R-2 as the underlying zoning. Specifically, KWU is asking AGENDA SECTION NO: ITEM NO: Page 3 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: M the City Commission to approve modifications to reduce the required front yard setback from 25 ft. (the minimum front yard setback in R-2) to 10 ft., to reduce the required minimum separation distance between two (2) dwelling units from 15 ft. (the minimum side yard separation distance between two structures) to 10 ft. and to allow multiple residential structures to be located on a single zoning lot. In addition to the seven (7) new dwelling units in Phase I of Coyote Row, KWU also proposes retaining the existing 1,245 sq. ft. single-family dwelling at 1608 Highland Avenue as university housing until KWU is ready to begin Phase IA. Phase IA proposes the demolition of the existing dwelling at 1608 Highland Avenue and replacing it with three (3) additional 556 sq. ft. single-family dwellings to match the units proposed in Phase I. Planned Development District Rezoning and Final Development Review Process The PDD process is generally a two-step process. Step one (1) is the filing of a preliminary development plan application and submittal of a preliminary development plan. The preliminary PDD sets out the development parameters and limitations for the site. A public hearing and recommendation by the Planning Commission is required. Approval by the City Commission is also required. If the applicant's preliminary development plan and request for rezoning is approved by the City Commission, step two (2) is coming back before the Planning Commission with a detailed final development plan. The applicant is requesting approval of a change in zoning district classification from R-2 (Multiple - Family Residential) district to PDD (R-2) (Multiple -Family Residential) district and approval of a combined preliminary/final development plan for a proposed Coyote Row tiny home student housing village on Lots 75, 77, 79, 81, and 83 on Highland Avenue, in the Grounds of Kansas Wesleyan University. Because of the level of detail provided on Kansas Wesleyan's plans, there is no reason to require coming back for approval of a separate final development plan for Phase I or Phase IA. Intent and Purpose of the R-2 District The R-2 district is designed to provide for multiple -family development at a minimum of three thousand (3,000) square feet per dwelling unit with the provision that no single lot may be less than six thousand (6,000) square feet in area (14.5 units/acre). Zoning Ordinance Requirements The following development standard applies to the number of structures and uses a single zoning lot may have: Section 42-61. Number of structures and uses on the zoning lot and access to the lot. (a) Not more than one (1) principal residential structure shall be located on a single zoning lot, unless permitted by the district regulations in which located, nor shall a principal residential AGENDA SECTION NO: ITEM NO: Page 4 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: 4W FINAL APPROVAL: building be located on the same zoning lot with any other principal building, except as may be permitted by article VII of this chapter relating to planned development districts. The following development standards apply to the establishment of new multi -family dwellings in the R-2 district: Section 42-173(3) states that multi -family dwellings are permitted as a conditional use in an R-2 district. A summary of the development standards for multi -family dwellings in the R-2 district area as follows: Minimum Lot Width: 60 ft. 149.86 ft. proposed average width Minimum Lot Depth: 100 ft. 200.19 ft. proposed average depth Minimum Area / Dwelling: 3,000 sq. ft. 3,752.25 sq. ft. in Phase 1 3,001.80 sq. ft. in Phase IA Maximum Lot Coverage: 40.00% 17.11 % in Phase 1 18.52% in Phase IA Building Setbacks — Claflin Avenue: 10 ft.* Front Yard Setback: 25 ft. Highland Avenue: 15 ft.* Side Yard Setback: 7.5 ft. from 10 ft. from side yard property lines property lines 15 ft. between 10 ft. between structures* structures Rear Yard Setback: 25 ft. None — Corner lots do not have rear yards Building Height: 35 ft. 22 ft. *Note — The bold text indicates the nonconforming features of the subject property that the City Commission must approve modifications for in order for the proposed development plan to be approved. Off -Street Parking: Two (2) off-street spaces per dwelling unit. All off-street parking must be paved. The KWU campus currently has a surplus of off-street parking spaces and is proposing to use the existing campus parking across the street to the north to provide off-street parking for the proposed student housing. Landscaping: The Landscape Regulations require multi -family developments within the city to provide landscaping in the front yard area and to buffer the proposed multi -family dwellings from adjacent single-family residential properties. Signage: Ground and/or wall signs allowed. AGENDA SECTION NO: ITEM NO: Page 5 Exterior Lighting CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. Maximum sign area — Maximum height — Required setback — Signs Prohibited — ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew 32 sq. ft. for an Identification Sign. 8 ft. for a freestanding ground sign. FISCAL APPROVAL: 13'/ FINAL APPROVAL: M 10 ft. for a freestanding ground sign. Pole signs Advertising signs Exterior lighting fixtures shall be aimed or shaded so that no direct light is cast towards any street traffic or any residential property Building Design: The R-2 district does not have any aesthetic requirements for buildings. However, Planned Development Districts have some general aesthetic standards but also give the City Commission the authority to review and approve the design, materials and appearance of new buildings. Waivers, Exceptions Requested by the Applicant In order for the proposed Coyote Row student housing village to be constructed as proposed, Kansas Wesleyan is requesting the following variations and modifications: 1. A reduction in the required front yard building setback of 15 ft. along Claflin Avenue from 25 ft. (the minimum front yard setback required in the R-2 district) to 10 ft. to allow the proposed student dwelling units to be located within 10 ft. of the Claflin Avenue property line. Section 42- 175(2)a.1.A. 2. A reduction in the required front yard building setback of 10 ft. along Highland Avenue from 25 ft. (the minimum front yard setback required in the R-2 district) to 15 ft. to allow the proposed student dwelling units to be located within 15 ft. of the Highland Avenue property line. Section 42-175(2)a. 1.A. 3. A reduction in the required minimum separation distance between two (2) dwelling units of five (5) ft. from 15 ft. (the minimum side yard separation distance between two residential structures) to 10 ft. to allow the proposed student dwelling units to be separated by a distance of 10 ft. Section 42-175(2)b.1. 4. A variation to the number of principal residential dwellings permitted on a single zoning lot from one (1) principal residential dwelling per zoning lot to allow 10 individual residential dwelling units to be located on a single zoning lot. Section 42-61(a). AGENDA SECTION NO: ITEM NO: Page 6 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: In FW ►_ :'':6114 M, 5. A variation to the front yard landscaping requirements to allow the proposed Crimson Sunset Maple trees to be located in the Claflin Avenue and Highland Avenue public rights-of-way in lieu of the front yard setback areas of the proposed Coyote Row property. The following development standard applies to the requested exception to the number of structures allowed on a single zoning lot: Section 42-61. Number of structures and uses on the zoning lot and access to the lot. (a) Not more than one (1) principal residential structure shall be located on a single zoning lot, unless permitted by the district regulations in which located, nor shall a principal residential building be located on the same zoning lot with any other principal building, except as may be permitted by article VII of this chapter relating to planned development districts. The following development standards are associated with the requested setback reductions for dwellings in the R-2 district: Section 42-175. Bulk regulations. Bulk regulations in the R-2 district are as follows: (2) Yard requirements: a. Front yard: 1. Property located adjacent to the following various types of streets shall maintain the following yard requirements regardless of whether it is a front, side, or rear yard, or any combination thereof: A. Residential street: twenty-five (25) feet from the property line or fifty- five (55) feet from the centerline, whichever is greater. B. Collector street: twenty-five (25) feet from the property line of fifty-five (55) feet from the centerline, whichever is greater. C. Arterial street: twenty-five (25) feet from the property line or seventy-five (75) feet from the centerline, whichever is greater. b. Minimum side yard: 1. Residential buildings: seven and five -tenths (7.5) feet on each side of the zoning lot (i.e. 15 ft. between structures) In reviewing the applicant's requested modifications, the City Commission may impose conditions and restrictions on the plan to ensure that appropriate development is produced and adverse impacts are avoided. AGENDA SECTION NO: CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services ITEM Planning Division NO: Page 7 BY: Dean Andrew Suitability of the Site for Development Under Existing Zoning FISCAL APPROVAL: M, FINAL APPROVAL: This factor deals with the suitability of the property for development under the existing R-2 zoning and also whether the current zoning inhibits development or redevelopment of the property. The subject property is a vacant parcel on the west side of Highland Avenue, across the street from KWU's main campus. This vacant property has 149.96 ft. of frontage along Claflin Avenue and 200.29 ft. of frontage along Highland Avenue. While this site is zoned for single-family and two-family dwellings, the applicant views it as a prime site for additional student housing with multiple student housing units located on a single zoning lot, a village or cluster housing concept which would not be permitted under the current R-2 zoning. The applicant hopes to expand their campus to include this property and develop a student housing village (Coyote Row) that would provide additional student housing options for KWU students. The applicant states that the proposed dwelling units will provide needed student housing for 15 additional students. This is necessary as KWU is experiencing growing enrollment numbers and the City of Salina is currently experiencing a housing shortage. Staff agrees that the existing R-2 zoning district does not permit the applicant's vision for providing a clustered student housing village as the proposed Coyote Row development plan features multiple detached residential structures on a single zoning lot (the existing R-2 zoning does not permit multiple detached dwelling units on a single zoning lot). The existing R-2 zoning district also prohibits dwelling units from having front yard setbacks of less than 25 ft. feet and side yard separation distances between dwelling units to be less than 15 ft. The proposed zoning map amendment from R-2 district zoning to PDD (R-2) district zoning would allow KWU to construct the proposed Coyote Row student housing project as proposed which would add student housing on the KWU campus. This would help alleviate some of the housing demand for KWU's growing student population by providing a unique housing product. It would also put a vacant, underutilized property into a productive use which would support the college campus. Character of the Neighborhood This factor deals with whether the requested PDDR -2) zoning would be compatible with the zoning and uses of nearby property. The applicant states that they (KWU) already owns all of the adjacent properties and is working to develop a master housing plan to construct additional student housing on the west side of Highland Avenue. They state that the proposed dwelling units will enhance the appearance of the west side of the KWU campus by replacing older structures with modern dwellings. The proposed dwelling units are two-story which is similar to the previous structures on this property that were demolished and the existing neighboring buildings. The construction of the proposed AGENDA SECTION NO: ITEM NO: Page 8 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: W dwelling units is Phase I of a greater master housing plan for the west side of Highland Avenue. Staff would agree that KWU owns all of the adjacent properties and any adverse effects would primarily be on KWU's own land holdings. The proposed cottage style housing project is Phase I of a larger housing project. If the project goes well, KWU envisions replicating this housing pattern along the entire west side of Highland south of Claflin Avenue. Staff does not believe the number of housing units proposed, or the size and scale of the housing units proposed would dominate the immediate neighborhood. The proposed density (11.60 dwelling units per acre for Phase I and 14.50 dwelling units per acre for Phase IA) is consistent with the R-2 zoning designation and appears to be comparable to typical campus housing and compatible with the surrounding neighborhood. The KWU campus currently has a surplus of off-street parking. Some of that existing surplus KWU campus parking is proposed for use by the students living in the proposed student housing project. KWU has also recently added additional campus parking at the northwest corner of Claflin Avenue and Highland Avenue to accommodate the growth of their campus operations. The subject property has historically been used for housing and the proposed Coyote Row student housing project would continue that historic use, just in a different form. Therefore, staff believes the PDDR -2) zoning proposed by the applicant would be compatible with the zoning and uses of nearby property. Public Utilities, Storm Drainage and Services This factor deals with whether the proposed rezoning will 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. The City Commission must find that adequate utilities, drainage and other necessary facilities and services have been or will be provided. The applicant states that all existing utilities and drainage are in place and sufficient for the proposed housing project. Because this is infill development in an existing developed neighborhood that is already being served, staff agrees that approval of this zoning map amendment request should not create any additional burden on public utilities or generate any additional demand for public services. Water: This property is served by a six (6) inch water line to the east of the property in Highland Avenue. AGENDA SECTION NO: ITEM NO: Page 9 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ��' ►G ► �_'�: 11 1 Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: 1W FINAL APPROVAL: Sanitary Sewer: This property is served by a 10 inch sanitary sewer line to the north of the property is Claflin Avenue. There is also a 10 inch sanitary sewer line that runs north -south in the alleyway to the west of the property. Drainage: There is a 42 inch wide storm sewer line directly north of this property in Claflin Avenue and a 15 inch wide storm sewer line directly east of this property in Highland Avenue. The seven (7) proposed dwelling units in Phase I and Phase IA (Phase I = 5,137 sq. ft., Phase IA = 5,560 sq. ft.) will cover less area than the previous dwellings that were demolished and removed from the property (6,664 sq. ft.). Therefore, the impact on stormwater runoff and drainage should be a reduction when compared to the previous dwellings located on the subject property. The proposed dwellings should not overload the existing stormwater collection system. Conformance with Comprehensive Plan The Future Land Use Plan map in the Comprehensive Plan shows this area as Urban Residential. The Urban Residential land use classification is described as a land use that allows for a greater density of residential development, typically in the range of 8 to 20 units per acre in the form of single- family homes, duplexes, townhomes and multi -family residential housing. The plan identifies single-family dwellings and apartments (5 — 8 dwelling units per acre) as a primary use and single-family dwellings and apartments (8 — 20 dwelling units per acre) as a secondary use in the Urban Residential land use area. The applicant's plan has a proposed density of 11.60 dwelling units per acre in Phase I and 14.50 dwelling units per acre in Phase IA. Both Phase I and Phase IA, would have residential densities within the Comprehensive Plan's prescribed density range. As far as location criteria, the plan recommends that medium density housing be located: 1. At the edges of defined neighborhoods along arterials and minor arterials; or 2. As transitions to adjacent mixed-use centers or institutional uses. KWU's proposed cottage style student housing village is located on the west edge of the existing KWU campus and would serve as a transitional use between South 9t" Street and the main KWU campus. South 9t" Street is an arterial street and Claflin Avenue is classified as a minor arterial street between Santa Fe Avenue and South 9th Street. Preliminary/Final Development Plan Review — Coyote Row Student Housing Village KWU's architect has submitted a combined Preliminary/Final Development Plan for a proposed student housing village with seven (7) single-family dwellings shown in Phase I and three (3) AGENDA SECTION NO: ITEM NO: Page 10 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: additional single-family dwellings shown in Phase IA at the southwest corner of Claflin Avenue and Highland Avenue. In total, the proposed Preliminary/Final Development Plan proposes 10 separate single-family dwellings / cottages for student housing at full build out. KWU has named the proposed housing project Coyote Row. Lot Design The Coyote Row zoning lot is currently zoned R-2 and consists of Lots 75, 77, 79, 81, and 83 on Highland Avenue, in the Grounds of Kansas Wesleyan University, an addition to the City of Salina, Saline County Kansas. These lots form a corner lot which has frontage on Claflin Avenue to the north and Highland Avenue on the east. While single-family dwellings are permitted in the R-2 zoning district, Coyote Row is proposing to have seven (7) single-family dwellings in Phase I, with an additional three (3) dwellings in Phase IA, for a total of 10 dwelling units on a single zoning lot. The proposed dwellings would also have reduced front yard and side yard setbacks. In order to construct the proposed Coyote Row student housing village, the applicant is requesting a zoning map amendment from R-2 to PDD (R-2). The proposed Coyote Row zoning lot contains 30,018 sq. ft. (.69 acres). The Coyote Row site has an average width of 149.86 ft. and an average depth of 200.19 ft. Street Access and Desian The subject property is bordered by public streets to the north (Claflin Avenue) and east (Highland Avenue), with a 15 ft, wide public alley to the west. The proposed site plan is not showing any driveway entrances onto the Coyote Row property. The property will be accessed from private sidewalks connected to the public sidewalks along Claflin Avenue and Highland Avenue. Building Orientation and Site Information The proposed Coyote Row development plan features seven (7) building is Phase I with three (3) additional buildings in Phase IA. The proposed plan shows all 10 buildings having staggered building setbacks along Claflin Avenue and Highland Avenue. The closest proposed building setbacks along each street frontage are: Claflin Avenue: Highland Avenue: 10 ft. (25 ft. required) 15 ft. (25 ft. required) Each of the 10 buildings would be oriented toward the center of the Coyote Row student housing village where there is a shared common area. The proposed dwelling units would occupy 17.11% (5,137 sq. ft.) of the Coyote Row zoning lot after Phase I and 18.52% (5,560 sq. ft.) of the Coyote Row zoning lot after Phase IA. This is well below the R-2 district maximum of 40%. Total site coverage (including building and paving) after the completion AGENDA SECTION NO: ITEM NO: Page 11 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division FISCAL APPROVAL: In FINAL APPROVAL: 03 of both Phase I and Phase IA would be 36.19% (10,865 sq. ft.) meaning that 63.81% (19,153 sq. ft.) of the developed site would be open space / green space. Total Land Area - 30,018 sq. ft. (.69 acres) Building Area - 5,137 sq. ft. (After Phase 1) = 17.11% 5,560 sq. ft. (After Phase IA) = 18.52% (R-2 maximum = 40%) Sidewalk Paving - 3,939 sq. ft. (After Phase 1) = 13.12% 5,305 sq. ft. (After Phase IA) = 17.67% Landscaped Area / Open Space- 20,942 sq. ft. (After Phase 1) = 69.76% 19,153 sq. ft. (After Phase IA) = 63.81% Building Design The applicant has submitted elevation drawings of the proposed dwelling units for the City Commission's review. The proposed dwelling units are two (2) stories tall with an exterior consisting primarily of hardiplank smooth horizontal lap siding. The lap siding would be 7.25 inches wide. The front building elevation and the left side elevation each feature doors that are covered by roof structure that extends over the building entrance. The front elevation also features two (2) second story windows, with the left and right side elevations having one (1) window on the main level and the rear elevation having two (2) main level windows and two (2) second story windows. The proposed building has a single pitched roof that is decked with standing seam metal panels. The roof is sloped from front to back and would have a gutter and down spout system on the rear side of the building. The PDD (R-2) zoning district requires building elevations to be submitted to the Planning Commission and City Commission for their review and approval. While the Zoning Ordinance does not have specific aesthetic standards, all primary buildings are required to have an attractive design and exterior finish. When KWU submitted plans with their 2021 Conditional Use Permit application they submitted color renderings. No information has been provided about the proposed building and roof colors. At the Planning Commission hearing representatives of Kansas Wesleyan stated that they did not have colors selected yet for the individual buildings but that the buildings would have standing seam metal roofs that would be bronze in color. The City Commission will need to review and find that the proposed exterior building elevations demonstrate a high-quality visual appearance. Off -Street Parking The Zoning Ordinance requires residential dwellings to provide two (2) off-street parking spaces per AGENDA SECTION NO: ITEM NO: Page 12 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: dwelling unit. The proposed development plan shows 10 total dwelling units at the completion of Phase IA. As a result the Coyote Row student housing village would be required to have 20 off-street parking spaces for residents. KWU recently (2021) added 54 new off-street parking spaces on the north side of Claflin Avenue, across the street (the northwest corner of Claflin Avenue and Highland Avenue). Prior to the construction of these new parking spaces, KWU was determined to have a campus wide surplus of 84 parking spaces on their campus. The 54 new off-street parking spaces has increased KWU's surplus parking from 84 parking spaces to 138 surplus parking spaces on their campus based on total campus wide requirements. KWU is not proposing to construct any additional off-street parking as part of the Coyote Row student housing project. Rather, KWU plans to make general KWU campus parking available to Coyote Row residents in the newly constructed 54 space off-street parking lot on the north side of Claflin Avenue. This would be the parking lot that most students living in Coyote Row would use. Landscaping and Buffering Required landscaping for the Coyote Row student housing village is based on the depth of the zoning lot and the lineal distance of street frontage the zoning lot has. The Coyote Row zoning lot is 200 ft. deep with 350 ft. of total street frontage along Claflin Avenue and Highland Avenue. Properties over 150 ft. in depth are required to provide 15 sq. ft. of front yard landscaping area per lineal foot of street frontage. Corner lots with multiple street frontages receive a 30% reduction in the amount of front yard landscaping that the property is required to provide. Based on the street frontage and the depth of this lot, staff has determined that 3,675 sq. ft. (350 ft. x 15 sq. ft. = 5,250 sq. ft. x 70% = 3,675 sq. ft.) of landscaped front yard area would be required on this site (after Phase IA is complete) under the City's landscaping regulations. The proposed plan shows 5,585 sq. ft. of green space area within the front yard setback area along Claflin Avenue and Highland Avenue at the completion of Phase I. The Coyote Row development plans show an additional 1,533 sq. ft. of green space area within the front yard setback area along Highland Avenue being added in Phase IA. At the completion of Phase IA, Coyote Row would be proposed to have 7,118 sq. ft. of front yard green space. The Landscape Regulations also require one (1) tree unit for every 500 sq. ft. of required landscaping area. This means that based on the 3,675 sq. ft. of required front yard landscaping area, Coyote Row is required to provide seven (7) total tree units (a tree unit equals 1 shade tree or 3 ornamental trees). The Preliminary Development Plan shows a conceptual landscaping plan for both Phase I and Phase IA, but does not identify specific plant varieties. To address the specific varieties of proposed plantings, the applicant has submitted a Landscaping Plan for Phase I (but not Phase IA). The proposed Landscaping Plan for Phase I shows four (4) existing Crimson Sunset Maple trees (shade trees) located in the Claflin Avenue public right-of-way (between the sidewalk and street curb) and another four (4) new Crimson Sunset Maple trees located in the Highland Avenue public right-of-way CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. AGENDA SECTION NO: ITEM NO: Page 13 (between the sidewalk and street curb). Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: M FINAL APPROVAL: M The Landscaping Regulations require that these plantings be on private property unless there are site conditions or obstructions that prevent them from being placed on private property. KWU has not indicated why the proposed shade trees are located in the public right-of-way instead of the proposed Coyote Row property. While these trees are not located within the front yard setback area, if the City Commission were willing to count these trees toward meeting the front yard landscaping requirements, the Phase I Landscaping Plan would be credited with providing a total eight (8) shade trees, which would meet the minimum number of required tree units for both Phase I and Phase IA. While Claflin Avenue and Highland Avenue have extraordinarily wide rights-of-way (110 ft. for Claflin Avenue and 90 ft. for Highland Avenue), which results in extra wide green space between the street curb and property lines, KWU has not provided any explanation or justification as to why the trees cannot be located in the "front yard" area on their own property (the project site). In addition to the existing and proposed Crimson Sunset Maple trees, the Phase I Landscaping Plan is proposing various shrubs and ornamental grasses at the sidewalk entrance into Coyote Row at the southwest corner of Claflin Avenue and Highland Avenue. The Landscaping Plan also shows shrubs around the perimeter of each of the proposed dwelling units and three (3) ornamental trees (Cleveland Select Flowering Pear) in the center common area shared by all of the Coyote Row residents. In total the Phase I Landscaping Plan proposes eight (8) shade trees (located in the public right-of-way), three (3) ornamental trees, 116 shrubs and 39 ornamental grasses. Staff would note that the Landscape Regulations require multi -family residential developments, specifically developments with 3 or more dwelling units in one building, to be buffered and screened from adjacent single-family residential developments. The proposed Coyote Row development is a multi -family development project in that it contains multiple dwelling units on a single zoning lot. However, none of the Coyote Row buildings would contain more than one (1) dwelling unit. Because the applicant is proposing a PDD, the City Commission has the discretion to determine whether a landscape buffer should be required along the south property line of the Coyote Row property. Typically, a landscape buffer consists of a 15 ft. wide strip of landscaping containing one (1) shade tree and five (5) shrubs (or 2 ornamental trees and 5 shrubs) for every 50 ft, of length of the buffer as well as a six (6) ft. tall solid screening fence along the property line adjacent to single-family residential dwellings. Signage If the Coyote Row property is rezoned to PDD (R-2), the property would be subject to the R-2 sign regulations which allow one (1) ground sign and two (2) wall signs per zoning lot. The maximum sign size allowed for an identification sign is 32 sq. ft. In this case, the proposed preliminary development plan does not appear to be proposing any signage. AGENDA SECTION NO: ITEM NO: Page 14 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew All signs require a sign permit (separate from a building permit) prior to installation. Site Plan Review Process FISCAL APPROVAL: FINAL APPROVAL: M (a) The City staff shall review the site plan to determine compliance with city ordinances, regulations and policies. (b) The Planning Commission shall review the plan to determine if it demonstrates a satisfactory quality of design and compatibility with other uses and structures in the neighborhood. (c) The Planning Commission shall prepare and transmit to the City Commission its findings with respect to the extent to which the site plan complies with the parking, signage and landscaping regulations and policies of the City as well as the development standards of the zoning district in which it is located. The Planning Commission shall either: (1) Approve or disapprove the plan as submitted; or (2) Approved the plan subject to certain revisions or conditions; or (3) Recommend that the plan be resubmitted to the Planning Commission after substantial revisions to the plan are made. Planning Commission Recommendation The Salina City Planning Commission conducted a public hearing on this PDD application on December 20, 2022. Following presentation of the staff report, comments from Kansas Wesleyan's representative and comments from the public, the Planning Commission made two (2) recommendations: Recommendation No. 1 The Planning Commission voted 7-0 to recommend that the Zoning Map of the City of Salina be amended to change the zoning classification of this corner lot from R-2 to PDD R-2 as requested by the applicant, including four (4) of the five (5) requested variations/modifications to the zoning regulations, but not including the request to locate the project landscaping in the right-of-way instead of the project site. The Planning Commission made the following findings in support of their recommendation: 1. The Property is more suitable for multi -family university student housing than single-family and two-family residential uses allowed by the current R-2 zoning district due to its proximity to the main KWU campus. 2. The rezoning request area is adjacent to existing U zoned property to the east and R-2 AGENDA SECTION NO: ITEM NO: Page 15 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: HN FINAL APPROVAL: W to the south, so the requested PDD (R-2) zoning would be compatible with the zoning and uses of nearby properties and serve as a transition buffer between the U zoning of KWU's main campus and the nearby residential properties. 3. Needed public utilities and streets are already in place to serve the needs of the rezoning request area. 4. The Property is located within an Urban Residential land use area, and the proposed zoning and residential density is supported by the Future Land Use Plan map in the Comprehensive Plan. Recommendation No. 2 At the conclusion of the public hearing, the Planning Commission also voted 7-0 to recommend approval of a preliminary development plan for the proposed Coyote Row student housing village at the southwest corner of Highland Avenue and Claflin Avenue subject to the following conditions: 1. The property owner shall revise the Preliminary/Final Development Plan to show all proposed front yard landscaping being located within the front yard setback area on KWU's Coyote Row project site, with any plantings located in the public right-of-way being classified as voluntary campus streetscape beautification and not constituting part of the required front yard landscaping for the project. 2. The property owner shall submit a revised Landscape Planting Plan showing the location, types and varieties of the specific plantings being proposed for Phase I and Phase IA for staff's review and approval prior to issuance of a building permit. The revised Landscape Planting Plan shall show the location of all proposed front yard landscaping being located within the front yard setback area on KWU's Coyote Row property. Landscaping on the Phase IA portion of KWU's Coyote Row property may be deferred until it is developed. 3. All landscaping, sidewalk, circulation, parking, fencing and other improvements shown on the approved final development plan shall be completed prior to occupancy of the buildings and shall be the responsibility of the property owner. 4. The project shall be completed in substantial conformance with the approved final development plan, landscape plan and associated building elevation drawings which are hereby incorporated by reference. 5. A building permit for this project shall be obtained within 18 months of site plan approval. FISCAL NOTE: There will be no direct fiscal impact on the City as a result of this zoning action. AGENDA SECTION NO: ITEM NO: Page 16 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: L3'� FINAL APPROVAL: M COMMISSION ACTION: Staff has identified the following alternatives for the City Commission's consideration of this zoning request: 1. If the City Commission concurs with the findings and recommendation of the Planning Commission, Ordinance No. 23-11142 rezoning the southwest corner of Highland Avenue and Claflin Avenue to PDD R-2 should be approved on first reading. (This action would require three (3) affirmative votes). 2. If the City Commission disagrees with the recommendation of the Planning Commission, it may return this item to the Planning Commission together with the reason for its disagreement. [An example would be if the City Commission believes the proposed building setbacks or density are inappropriate.] (This action would require three (3) affirmative votes). 3. The City Commission could postpone consideration of this rezoning application to a future meeting date to allow the applicant or staff to provide additional information. (This action would require three (3) affirmative votes). 4. The City Commission could approve Application #PDD22-1, filed by Kansas Wesleyan University, with the requested modification to the Landscaping Regulations to allow the required front yard landscaping to be located in the Claflin Avenue and Highland Avenue right- of-way instead of the project site if the required findings can be made. (This action would require four (4) affirmative votes because it is contrary to the recommendation of the Planning Commission). 5. The City Commission could overturn the recommendation of the Planning Commission and deny Application #PDD22-1, filed by Kansas Wesleyan University, provided there are four (4) votes in support of denial. The Commission would also need to adopt alternative findings in support of a denial. As to the proposed preliminary development plan, it is linked to the ordinance rezoning this property. The City Commission may approve it as proposed, approve it subject to minor revisions or send it back to the Planning Commission to allow major revisions to be made. Encl: Application Vicinity Map Surrounding Zoning Map Site Survey Preliminary Development Plan Landscaping Plan Building Elevations Excerpt of 12/20/22 PC Minutes Ordinance No. 23-11142 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 01/09/2023 4:00 P.M. AGENDA SECTION NO: ITEM NO: Page 17 CC: John Swagerty, Kansas Wesleyan Ken Oliver, Kansas Wesleyan Johnnie Adam, A+ Architecture Justin Owens, Kaw Valley Engineering ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: W Cityot ur It, Na Rik C Planning &' Community Develotument Publication Date November 15, 2022 Application No. #PDD22-1 Hearing Date December 6, 2022 Date Filed November 2, 2022 Vicinity Map I KG Filing Fee $550.00 Ownership Certificate I KG Receipt No. 1. Applicant's Name John Swagerty - Kansas Wesleyan University 2. Applicant's Address 100 E. Claf lin Avenue 3. Telephone (daytime) 785-833-4323 E -Mail Address John.swagerty@kwu.edu 4. Project Name Coyote Row (Tiny Home Student Housing) 5. Owner's Name Kansas Wesleyan University 6. Owner's Address 100 E. Claflin Avenue 7. Legal Description of Property to be developed (attach additional sheets if necessary Lots 75, 77, 79, 81, and 83 on Highland Avenue, The grounds of Kansas Wesleyan University, City of Salina, Saline County, Kansas. (See attached survey) 8. Approximate Street Address 1600 Block of Highland Avenue 9. Area of property (sq ft Wor acres) 30,018.12 sq. ft. (.69 acres) 10. Present Zoning 11. Proposed Zoning PDD (R-2) Use Residential Dwellings and Vacant Properties Use Residential Student Housing 12. Is the P.D.D. to be utilized in conjunction with another zone or independently? R-2 Zoning 13. Are there any covenants of record which affect the proposed development? (attach copy) 14. List reasons for this request (attach additional sheet if necessary) 1KWU is proposing to construct a student housing village with seven (7) single-family dwellings 15. Anticipated time period for substantial completion One Year 16. Total ground area occupied by buildings (sq.ft.) 556 sq. ft. x 7 =3,892 sq. ft. + 1,245 sq. ft. =5,137 sq. ft. / 30,018 sq. ft. =17.11 % Lot Coverage 17. Describe any non-residential uses proposed All structures will be residential dwellings for KWU student housing 18. Number of housing units provided Single family Applicant Signature 8 Multi-familv - 0 Owner(s) Signature If the applicant is to be represented by legal counsel or 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 Mailing Address, City, State, Zip Telephone (Business) and E -Mail PLF — 046, Application -Preliminary PDD, Rev. 10-2005 Kansas Wesleyan University Student Housing Project Narrative: The seven (7) proposed dwelling units will provide needed student housing for 35 additional students. Kansas Wesleyan University has a growing student population and has a need for additional student housing. There is also a housing shortage in Salina. KWU already owns all of the adjacent properties and is working to develop a master housing plan to construct additional housing on the west side of Highland Avenue. The proposed dwelling units will enhance the appearance of the west side of the KWU campus by replacing older structures with modern dwellings and improve existing KWU owned properties with exterior improvements (painting) to tie in the two housing areas. The combined building footprint of the seven (7) proposed dwelling units is 3,892 sq. ft. (556 sq. ft. x 7). The proposed housing units will cover 13% of the total lot area of 30,018.12 sq. ft. The proposed structures are two story dwellings similar to the previous, structures, and the existing housing to the south. The initial phase of seven housing units is the beginning of a proposed master housing plan on Highland Avenue. Approval of this student housing project will allow for an improved visual area in and around the campus by providing more lighting and safer areas to traverse throughout the neighborhood. KWU in keeping with its tree campus USA designation, will also plant three ornamental trees in the housing area to go along with the four previously planted trees along Highland Avenue. The proposed houses will be energy efficient to allow KWU to continue lowering the carbon footprint of the university. No changes to the existing street network are being proposed. The proposed development plans include the removal of existing curb -cuts and driveways on the property. Students will be using the new campus parking area across the street resulting in a reduction of on -street parking in the area, allowing better traffic flow throughout. Application #PDD 22-1 Filed by Kansas Wesleyan University Variations and modifications being requested: 1. A reduction in the required front yard building setback of 15 ft. along Claflin Avenue from 25 ft. (the minimum front yard setback required in the R-2 district) to 10 ft. to allow student dwelling units to be located within 10 ft. of the Claflin Avenue property line. 2. A reduction in the required front yard building setback of 10 ft. along Highland Avenue from 25 ft. (the minimum front yard setback required in the R-2 district) to 15 ft. to allow student dwelling units to be located within 15 ft. of the Highland Avenue property line. 3. A reduction in the required minimum separation distance between two (2) dwelling units of five (5) ft. from 15 ft. (the minimum side yard separation distance between two residential structures) to 10 ft. to allow student dwelling units to be separated by a distance of 10 ft. 4. A variation to the number of principal residential dwelling units permitted on a single zoning lot from one (1) principal residential dwelling unit per zoning lot to 10 principal residential dwelling units. 5. A variation to the Landscaping Regulations to allow the proposed Crimson Sunset Maple trees to be located in the Claflin Avenue and Highland Avenue public rights- of-way in lieu of the front yard setback areas of the proposed Coyote Row property. Application #PDD22-1 �,- 4 7-Ti" f Filed by +� __ xeVe' Kansas Wesleyan University `I If OL ���� i.-_ "3k� i� 4 i .ia F� - :'4?c+l� , . �- e_ +3.. 'ly'T,oA!► - r.` C t ' i N .KIK N" I � 4 I O_xic f�rl`�� i e'st ea CIA in Ave j p Z I ,;'i 1 a{ ff I `rayt r �� i• t, WoodlAve +� , c I;�i • �I ate., � ..'�.!.� i�' �'� C1T''{ `�,> :. - �-r �r r1fl. l-11.,� � �.. _- �a � u-��,• ) �''+jI of ' .T ;P ,y, ti�r.3 :.'i'�..t_ ,x•_. ., v:v. 'atri�io+k.. _. _'s.• 1lR;► -""f' Cloud St T, R S f �, r rl� r ='t � T���. I�- I' I hf�""` I,� I�.••�]fJI � �� ' � llff may, FF..'++•"""__ ' It ;�ll��� 7r I �� r1i{ iris I�`a• i. y.,_ I r� r I I7. '(1 1 P v rl V R• F I 764 T EQA V) State v� Y �Isjy I sr t 1 r i 1 1 inch = 200 feet ; Jewell Ave R-1 C-3 Kirwin Ave C-5 L Ll lawn Ave PC -5 C-3 1 inch = 200 feet C-3 Application #PDD22-1 Filed by Kansas Wesleyan University C-3 I III Reauest Area u r f qN � Ln C r . EP OIL }' E a 7 in State vls . -1 o4G N d E . �. 0 1 OF 1 R=1 C-3 C-5 MC� lawn Ave PC -5 1 inch = 200 feet Jewell Ave R-1 C-3 Kirwin Ave —i R-2' -1 Application #PDD22-1 Filed by Kansas Wesleyan University C-3 I III Request Area u R-1 Attachment Site Survey Ld D >- � Zh B2 w U) > of' Q Ld 6 gg �gb` ca y<4 • Z 33W�' $'� Z x 3 F W ti2 z Z 8 6 E] 0 o =F >- y a < aiOe o w s=� G r) D 00 N O Q O a m� o o o= a BQ B << ^A e x „g< is k , O N - e �v . _ "<a mpG,� �< ZQ ZQ Z s 3r »� ad e6 ..Y J ° 8& B 121, �z oo o 00 L� U)�0 O aF 701 €=m € Q 0 ae rQ J -- _ _ _ _ _ _— �za rDU) O r w_ ilk k ! s (°,96'sr( (a),99t a .ZZ,0.69 s pa'ac Alii Vn.sn S$ ERR p pnt ' '�i_2 ••'/n+3!4.asiaau: - a },i� 9� 6 v Q'.. F j Ant Axi W • 50 i19 ,. o 'fi �� ees d 1. •.'d' c9'et a a a•ee MIDDI a :e Au Bn � 55 �d NM1306•atOyJd fid.. a , ..g�; B� tl I �j EE . Q 7-7 pEo d� 1 a a ' / � I e I 09 ae ia6 _ � a• �� 8. . 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J) ( 42.5' R/W k 35.8 5.5 35.50 12-36 35.94 .0 1112" WATER MAIN SHOWN 35.55 ..•..r `�\�---^-- I PER CITY GIS MAP, • :! \ \ NOT LOCATED IN FIELD 600 36.70 35.72 .:. • ." i9 \ 1 C I'•1237.20 36.20 �.;• ,1�� s' .�• 36.70 35.60 36.0 I. . i. FF=1237.2036.7 •• II G I• V.,,..x I 36,31 II z OK 36.7 / :, :.36.0 III 1C I = W LOT 74 j ; :: I LOT 35.9 ;; 36.70 I I z LOT 76 LOT 77 36.60 " III = I: s .:1' I 36.65 35.94 •.., j III t Q i 36.32 36.3 36.30 q . ;* FF=1237.20 I 1C 3fi.6D. ,: . III I:..:, i � :••�.'•: �•:.• •�� •..: '.,. •• ,• 36.70 36.37 36.65 36.3 36.02 Q. II I ' I 36.70 ELECTRIC / ' •. 35.98 36. METER ON u I 35.80 I POST •36.D6 I'1 _ SPN�IARY SEWER MANHOLE FF=1237.20 RETE 36.70 36.90 t•••. I RIlA = 12.16.16 ... .. •,•, .. ,� 36.40 36.21 ,? I • : { . ©q.IvEtr ' I I';• 36.50 '� 6.50 -<FF -1237.40 �. I •� , . �:. 36.9 :: 36.50F 36.90 I: •I. �� I 36.6 I 36.60 37.00 36.1 i 36.65 36.0 { I LOT 78 i2�-• 0 1 A 36.45 1 36.90 II I 18 FF61237.40 37.10 r' I: •I I I ' 3 .7 I' 1 •'36.736.6 ",8 FF=1237.60 I�I LOT t5iII \ 36.4 37.10 366.8.8 36. as3 z Yu7 L4I9R. 35.70-' �� ..• 9.7' I ~ r 0�; 1) RIM = 325.48 Y:', ":,.•p',',�%�'r.'t.::', `;y? `11 Ou 36.8 37.40 ' !i • III CONCRETE t'f` :"t •:.�j.::' ;j i EXISTING� ` WALK _ A`•:�i/ h BUILDING 1 T'� , q- i I .,LOST"83.,. ..;. �,� ' •.,-1 _.�..u_ _I t II C y ; - � �. 7 I••.fl '•'; :� i ,�/�_!_L/-.�Li. I). 30.4'. I_ � I I �`�',' - •.1 ---"��--r=`'=- r� -�- 'III OtE' E,II DRIVE ��. 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IIT— 1 •1 NOT LOCATED IN 'L Y. k4',I�• .j � III II MME TE I o I cv'^.'DRIVE;\ 1 "t '.DRIVE �I 3. NEW BUSINESS Public Hearing Items ® Quasi -Judicial Matters (3.1) Application #PDD22-1, filed by Kansas Wesleyan University, requesting a change in zoning district classifications from R-2 (Multiple — Family Residential) district to PDD (R- 2) (Multiple — Family Residential) district and approval of a preliminary/final development plan for Phase I of the proposed Coyote Row (tiny home student housing village). The property that is the subject of this application is located at the southwest corner of Highland Avenue and Claflin Avenue and is legally described as Lots 75, 77, 79, 81 and 83 on Highland Avenue, the Grounds of Kansas Wesleyan University an addition to the City of Salina, Saline County Kansas. Mr. Andrew presented the staff report with visual graphics which are contained in today's meeting packet. Chair Mikesell asked the Commission if there were any questions for staff. Commissioner Alt asked if the house to the south that still stands will be a part of Phase II. Mr. Herrs stated that the house to the south will remain in place during Phase I but will be removed as part of Phase II. Commissioner Alt stated that he drove by the site and that it doesn't seem like all of the structures will fit on the site. Mr. Herrs stated that it is a pretty dense development but that is not uncommon for student housing. He said that the building site is about 30,000 sq. ft. but it is less than an acre. Commissioner Hay asked if we have ever approved something where there is more than one living unit per lot. Mr. Herrs stated that there are a number of Planned Development Districts that have multiple dwelling units on a single lot. Mr. Andrew gave the example of the Salina Housing Authority property on Tulane Court, which is a single platted zoning lot but has eight (8) single-family residences on it. He stated the way that it is set up is that there is a single land owner so the residents do not own individual lots. He added that there is similar example on Osage Court across from Sunset Park. He stated that it is fairly unusual but there are examples in Salina, including some townhome developments. This is often referred to as cluster housing. Commissioner Hay stated that, although this is student housing, we could be looking at multiple places in Salina with tiny homes. PLANNING COMMISSION I MINUTES December 20, 2022 Page 2of11 Mr. Andrew stated that if someone wanted to do something similar but was not Kansas Wesleyan University, they could do that through a Planned Development District as well. He stated that in this case a "village" is a good term as it is owned and maintained by one entity, but it would not have to be student housing. A similar concept could work for housing for the general public. Commissioner Farber stated that the Board of Zoning Appeals has already met and approved variances for a proposal that decreased some of the setbacks. Do we know why the request today is for a 10 ft. setback off of Claflin Avenue? Mr. Herrs stated that when the previous proposal came before the Board of Zoning Appeals and the Planning Commission, the structures were aligned in a straight line. The new proposal has the structures staggered to create interest and some variety visually. He stated that the closest structure to the street is along Claflin Avenue and it is within 10 ft. of the front property line. He added that the Claflin right-of-way is 110 ft. wide and the Highland Avenue right-of-way is 90 ft., while the normal right-of-way for residential streets is 60 ft. Commissioner Ivey asked why they chose 15 ft. vs. 25 ft. for the setback and what the effect would be for this development. Mr. Hers stated that typically this would require a 25 ft. front yard setback, which would result in all residential structures being at about the same distance from the street. In this particular case, if you did not approve the setback reduction request it would push the dwelling structures closer to the common area which is the center of the village and would make it so the setbacks were not staggered. Commissioner Ivey asked what the reasoning is behind the requirement that residential dwellings be set back at least 25 ft. Mr. Andrew stated that we require a 25 ft. front yard setback in all residential districts but the big difference between this project and typical residential streets is that you have to accommodate driveways and motor vehicles in a typical residential neighborhood. In this case, all the parking is across the street and since they are not trying to accommodate parking over on this lot, the need for that amount of setback is much less. Commissioner Ivey asked if staff could explain the math behind the side yard setback request. Mr. Herrs explained that the request is for a reduction of 5 ft. from the minimum of 15 ft., which would allow a 10 ft. building separation. The 15 ft. in the code is based on the need to maintain a fire separation. Mr. Andrew stated that the Fire Department has weighed in on this request and does not have any concerns about the side yard setback request. Commissioner Olson asked if this project will be exempt from the off-street parking requirements and if the west side of Highland will be marked to not allow public parking. PLANNING COMMISSION I MINUTES December 20, 2022 Page 3of11 Mr. Andrew stated that this project is not exempt from off-street parking requirements but that the variation for Kansas Wesleyan is that they have historically been able to take credit for the marked spaces on Claflin Avenue and Cloud Street as part of their campus parking. He added that they do not get credit for any spaces on Highland. Kansas Wesleyan's off-street parking requirements are also met by their multiple satellite lots. He stated that the off-street parking requirements for these students is being met by the lot across the street from this proposed development. He continued that does not mean that they (the students) cannot park on the west side of Highland. Chair Mikesell invited the applicant to address the Commission. John Swaggerty, Director of Plant Operations for Kansas Wesleyan University, 100 E. Claflin, stated that in regards to the landscaping plan they were trying to coincide with what was done on the other side of Claflin Avenue by the parking lot by placing trees in the right-of-way. He stated that they do not have colors for the structures picked out yet but that they are using JC Builders as their general contractor and will use similar colors as his other developments. He added that another reason they want to stagger the properties is for privacy since the structures will be close together. Chair Mikesell asked about the roof colors. Mr. Swaggerty stated that they will be a bronze color and be steel -sided. Commissioner Olson asked if they are going to implement specific parking spots for these structures. Mr. Swaggerty stated that all students are registered with student parking. Commissioner Olson asked if they will have a specific parking permit for students living in this area. Mr. Swaggerty answered that is not in the plan as they do not have specific spaces for each student and that spaces are first come, first serve. Commissioner Farber asked if staff could bring up the aerial photo of the area so that they could see the trees along Claflin that Mr. Swaggerty was talking about. Mr. Herrs brought up the aerial and described the location that Mr. Swaggerty noted, but stated the aerial photos taken were taken before the parking lot was constructed. Mr. Swaggerty stated that they are a tree campus so they try to put as many trees on campus as they can. He added that they are not opposed to having trees in the front setback area but were just trying to keep the same aesthetic of across the street. Commissioner Hay asked Mr. Swaggerty if he has looked at the five (5) staff recommended conditions, to which Mr. Swaggerty answered no. Mr. Herrs reviewed the conditions listed on page 23 of the staff report. PLANNING COMMISSION I MINUTES December 20, 2022 Page 4 of 11 Mr. Andrew stated that by ordinance through the City Forester, the City becomes the responsible body for any trees in the public right-of-way. The landscape regulations require the front -yard landscaping to be located within the boundaries of the zoning lot and not in the right-of-way so that it the responsibility of the owner and not the City. A discussion ensued between Commissioner Alt and Mr. Andrew about the potential impacts if the landscaping is allowed to be in the right-of-way. Mr. Andrew explained that voluntary landscaping is allowed to be placed in the right-of-way but the Planning Commission has to approve it in lieu of project site landscaping if that landscaping is going to count towards the front -yard landscaping requirement for this development. Chair Mikesell asked if the Commission needs to be able to give the reasons for deviating from the code if they decide to let the landscaping in the right-of-way count towards the meeting the front yard landscaping requirement. Mr. Andrew answered yes. Chair Mikesell stated that there is one existing tree in the middle of the development and asked staff if they will get credit for that tree. Mr. Herrs stated that the tree is allowed but it does not count as it would need to be in the front yard (the 25 ft. along the street frontage on Claflin or Highland). Chair Mikesell asked if shrubs count towards the calculation. Mr. Herrs stated that up to 1/3 of the landscaping can be made up of shrubs the remainder has to be either shade or ornamental trees. Mr. Andrew stated that staff is not discouraging the existing, established trees from remaining in the Claflin Avenue right-of-way but that the question before the Commission is if there is any justification for counting those trees in the right-of-way towards meeting the front yard landscaping requirement instead of planting trees on the project site itself. Chair Mikesell asked Mr. Swaggerty if they can fulfill the requirement of the front yard landscaping being on their property by using both shade trees and ornamental trees as well as shrubs. A discussion ensued about some options that could be done with the plan. Commissioner Hay stated that we, as a city, have cut down so many trees and having those trees that Kansas Wesleyan University has planted is great. Chair Mikesell asked if staff can work with Mr. Swaggerty and the architect to take care of this during the permitting process. Mr. Herrs answered yes and stated that option is addressed in recommended conditions 1 & 2. He continued that any other street trees in the right-of-way would be part of the beautification of the campus. PLANNING COMMISSION I MINUTES December 20, 2022 Page 5 of 11 Mr. Andrew stated that part of the disconnect on this is that staff encouraged that we push to get plans for Phase I and Phase IA in front of the Commission so you could approve them at the same time to save some future time for Kansas Wesleyan. He continued that there are a number of drawings that depict Phase I only which makes it difficult for the Commission to see the ultimate result at full build out. Chair Mikesell asked if there were questions of the applicant. There were none. Chair Mikesell asked if there were comments or questions from members of the public in attendance. Jon Blanchard stated that he is a landscape architect with over 35 years of experience and has done a redevelopment plan for North Salina. He stated that he is a supporter of Kansas Wesleyan University and wanted to show his support for their cottage cluster development. He continued that these developments are popular in Pasadena, Portland, Seattle, and other places around the nation. He stated that he is appreciative of Commissioner Olson bringing up the potential parking permit problem as he knows individuals that own property in the area and they have a tough time finding on -street parking. He stated that in regards to deciding on findings for allowing trees in the right- of-way he wants to give the Commission a few options: (1) trees in the right-of-way are standard operating procedure and provide high value to cities; (2) street trees add to the form, function, and aesthetics of neighborhoods; (3) street trees provide shade for parked vehicles and paving; (4) street trees are a traffic calming device. He ended his comments by stating that landscape plans should not be dictated by formulas and calculations. He asked the Commission to revisit the landscaping ordinance and involve the local landscapers in that discussion. Mr. Andrew stated that staff agrees with Mr. Blanchard's comments about the importance of street trees, but the question before the Commission is whether those trees in the right-of-way should count towards meeting the "front yard" landscaping requirement or not. Chair Mikesell confirmed there were no further comments or questions from members of the public, closed the public hearing and brought this item back to the Commission for discussion and action. Commissioner Olson stated that he still has a concern about parking as he thinks there should be a certain spot for each person in this development. He added that the problem will only get worse as they move to the south. Ken Oliver, Executive VP of Kansas Wesleyan University, stated that if the plan continues and they move to the south, they are looking at converting the lot on the northeast corner of Cloud and S. 9th Street into fenced parking for another satellite lot. Chair Mikesell stated that enforcing certain student parking in certain areas could turn into an enforcement problem for the university. Mr. Andrew stated that rather than looking at parking for a single project staff has taken a campus approach to Kansas Wesleyan parking with a running total of campus spaces compared to the sum total of the need for parking for their facilities. PLANNING COMMISSION I MINUTES December 20, 2022 Page 6 of 11 --- MOTION: Commissioner Hay made a motion to recommend approval of Application #PDD22-1 with all requested variations, other than the request to allow landscaping in the right-of-way instead of the project site, in the staff report and the accompanying plans subject to staff's recommended conditions on page 23 of the staff report. SECOND: Commissioner Jones VOTE: Motion carried 7-0. Mr. Andrew stated that their recommendation will go before the City Commission on January 9, 2023. (3.2) Public Hearing on Applications #Z22-12 and #P22-3 filed by Beck's Hybrid Seeds. (a) Application #Z22-12, filed by Beck's Hybrid Seeds, requesting a change in zoning district classification from A-1 (Agricultural) to 1-2 (Light Industrial) to allow construction of a sales office and warehouse space. The subject property is a 15 acre tract of land located on the west side of North Ohio Street south of 1-70, directly south of Foley Equipment Company. (b) Request for concurrent site plan review and approval of proposed sales office and warehouse building for Beck's Hybrid Seeds on a site located in the North Ohio Overlay District at 2175 North Ohio Street. (c) Application #P22-3, filed by Beck's Hybrid Seeds, requesting approval of a preliminary plat of a one (1) lot plat of a 15.43 acre tract of land located on the west side North Ohio Street south of 1-70. (To be platted and known as Beck's Addition to the City of Salina.) Mr. Andrew stated that the applicant's representative has requested that consideration of these applications be postponed, but today's hearing has been advertised and the public hearing should be opened to allow any public comments to be received. Chair Mikesell asked the Commission if there were any questions for staff. There were none. Chair Mikesell asked if there were comments or questions from members of the public in attendance or via Zoom. Mr. Herrs confirmed there were no members of the public on Zoom to speak on this item. No public comments were received. Chair Mikesell closed the public hearing and brought this item back to the Commission for discussion and action. PLANNING COMMISSION I MINUTES December 20, 2022 Page 7 of 11 Summary published in The Salina Join°nal on , 2023 Posted on the City of Salina website from to , 2023 ORDINANCE NUMBER 23-11142 AN ORDINANCE AMENDING ORDINANCE NUMBER 8526, CODIFIED AS CHAPTER 42 OF THE SALINA CODE, AND THE ZONING DISTRICT MAP OF THE CITY OF SALINA, KANSAS BY REZONING AND PRESCRIBING THE PROPER USES OF CERTAIN PROPERTY WITHIN THE CITY. BE IT ORDAINED by the Governing Body of the City of Salina, Kansas: Section 1. Findings. In relation to the following described real estate: Lots 75, 77, 79, 81 and 83 on Highland Avenue, in the Grounds of Kansas Wesleyan University, an addition to the City of Salina, Saline County, Kansas. ("the Property") The Governing Body makes the following findings: 1. All conditions precedent for the amendment of the City's Zoning District Map and the rezoning of the Property have been timely met; 2. The Property is more suitable for multi -family university student housing than single- family and two-family residential uses allowed by the current R-2 zoning district due to its proximity to the main KWU campus. 3. The rezoning request area is adjacent to existing U zoned property to the east and R-2 property to the south, so the requested PDD (R-2) zoning would be compatible with the zoning and uses of nearby properties and serve as a transition buffer between the U zoning of KWU's main campus and the nearby residential properties. 4. Needed public utilities and streets are already in place to serve the needs of the rezoning request area. 5. The Property is located within an Urban Residential land use area and the proposed zoning and residential density is supported by the Future Land Use Plan map in the Comprehensive Plan. Section 2. Amendment. PLANNED DEVELOPMENT DISTRICT R-2 (Multi -Family Residential). The Zoning District Map of the City of Salina, Kansas is amended to rezone the Property, as part of PLANNED DEVELOPMENT DISTRICT R-2, subject to the conditions of approval set forth in Section 3. Section 3. Conditions of Approval. Use of Lots 75, 77, 79, 81 and 83 on Highland Avenue shall be subject to all of the conditions, restrictions, and limitations applicable to planned development districts under Ordinance 8526, as amended and as codified in Chapter 42 of the Salina Code. Development of the Property shall be subject to and substantially conform to (a) the development plan approved by the city commission, incorporated as part of this ordinance, and on file with the zoning administrator and/or city clerk and (b) the following conditions: 1. Zoning district regulations. Development and use of the Property shall be limited to the uses permitted in the R-2 (Multi -Family Residential) district and shall be subject to the bulk regulations, use limitations and sign regulations applicable to the R-2 (Multi -Family Residential) district, except as enumerated in sub -point 2 below. 2. Variations and modifications. Pursuant to Salina Code Sec. 42-403(a)(12), otherwise applicable district regulations shall be varied or modified as follows: a) A reduction in the required front yard building setback of 15 ft. along Claflin Avenue from 25 ft. (the minimum front yard setback required in the R-2 district) to 10 ft. to allow student dwelling units to be located within 10 ft. of the Claflin Avenue property line. b) A reduction in the required front yard building setback of 10 ft. along Highland Avenue from 25 ft. (the minimum front yard setback required in the R-2 district) to 15 ft. to allow student dwelling units to be located within 15 ft. of the Highland Avenue property line. c) A reduction in the required minimum separation distance between two (2) dwelling units of five (5) ft. from 15 ft. (the minimum side yard separation distance between two residential structures) to 10 ft. to allow student dwelling units to be separated by a distance of 10 ft. d) A variation to the number of principal residential dwelling units permitted on a single zoning lot from one (1) principal residential dwelling unit per zoning lot ten (10) principal residential dwelling units. Section 42-61(a). 3. Additional conditions. Development and use of the Property shall be subject to the following additional conditions: a) Development and use of the Property shall be limited to and shall be subject to all bulk regulations, use limitations and sign regulations applicable to the R-2 (Multi -Family Residential) district, except as enumerated in sub -point 2 above. b) The property owner shall revise the Preliminary/Final Development Plan to show the location of all proposed front yard landscaping being located within the front yard setback area on the Property, with any plantings proposed in the public right-of-way being classified as voluntary campus beautification and not constituting part of the required front yard landscaping for the project. c) The property owner shall submit a revised Landscape Planting Plan showing the location, types and varieties of the specific plantings being proposed for Phase I and Phase IA for staff to review prior to issuing a building permit. The revised Landscape Planting Plan shall show the location of all proposed front yard landscaping being located within the front yard setback area on the Property. Landscaping on the Phase IA portion of the Property may be deferred until it is developed. d) All landscaping, sidewalk, circulation, parking, fencing and other improvements shown on the approved final development plan shall be completed prior to occupancy of the dwelling units and shall be the responsibility of the property owner. e) The project shall be completed in substantial conformance with the approved final development plan, landscape plan and associated building elevation drawings which are hereby incorporated by reference. f) A building permit for this project shall be obtained within 18 months of site plan approval. Section 4. Repealer. All prior ordinances relating to the Property are repealed to the extent they are in conflict with this ordinance. Section 5. Summary of ordinance for publication. This ordinance shall be in full force and effect from and after its adoption and publication once by summary in the official city newspaper. Ordinance No. 23-11142 Summary On January 23, 2023, the City Commission passed Ordinance No. 23-11142. The ordinance changes the zoning district classification of property located at the southwest corner of Highland Avenue and Claflin Avenue as legally described in the ordinance to PDD R-2 (Planned Development District with underlying zoning of Multiple Family Residential) to allow the construction of the Coyote Row student housing village consisting of 10 dwelling units for Kansas Wesleyan University students and outlines the findings of the City Commission in support of the change in zoning. A complete copy of the Ordinance can be found at www.salina-ks.gov or in the office of the City Clerk, 300 W. Ash, free of charge. This summary is certified by the City's legal counsel. Introduced: January 9, 2023 Passed: January 23, 2023 Trent W. Davis, M.D., Mayor [SEAL] ATTEST: JoVonna D. Rutherford, City Clerk The publication summary set forth above is certified this day of January 2023. Greg A. Bengtson, City Attorney City of Salina, Kansas Wastewater Treatment Plant Improvements Owner's Representative KWPCRF Project No. C20 2049 01 Pay Applications - HDR Engineering Invoice No. Pay Period Amount Due 1200287217 March 9, 2020 - August 1, 2020 $ 33,474.11 1200293978 August 2, 2020 - August 29, 2020 $ 8,567.50 1200300491 August 30, 2020 - September 26, 2020 $ 11,588.75 1200306724 September 27, 2020 - October 24, 2020 $ 12,897.01 1200312823 October 25, 2020 - November 21, 2020 $ 17,672.50 1200320223 November 22, 2020 - December 26, 2020 $ 9,395.00 1200327393 December 27, 2020 - January 30, 2021 $ 10,926.25 1200333942 January 31, 2021 - February 27, 2021 $ 12,155.00 1200340214 February 28, 2021 - March 27, 2021 $ 7,828.75 1200346498 March 28, 2021 - April 24, 2021 $ 17,118.15 1200350389 April 25, 2021 - May 22, 2021 $ 7,472.50 1200359025 May 23, 2021 - June 26, 2021 $ 6,785.00 1200366534 June 27, 2021 - July 31, 2021 $ 2,340.00 1200371438 August 1, 2021 - August 28, 2021 $ 2,932.50 1200378980 August 29, 2021 - September 25, 2021 $ 11,337.50 1200386464 September 26, 2021 - October 23, 2021 $ 7,165.00 1200393084 October 24, 2021 - November 20, 2021 $ 6,041.25 1200400610 November 21, 2021 - December 25, 2021 $ 8,403.75 1200408607 December 26,2021 -January 29,2022 $ 37,318.75 1200415189 January 30, 2022 -February 26,2022 $ 41,183.59 1200423862 February 27, 2022 -March 26,2022 $ 17,808.75 1200432141 March 27, 2022 - April 23, 2022 $ 24,220.00 1200438643 April 24, 2022 - May 21, 2022 $ 15,046.25 1200444424 May 22, 2022 - June 25, 2022 $ 6,365.00 1200454585 June 26, 2022 - July 30, 2022 $ 35,658.59 1200460596 July 31, 2022 - August 27, 2022 $ 30,065.00 1200467746 August 28, 2022 - September 24, 2022 $ 21,955.00 1200474117 September 25, 2022 - October 22, 2022 $ 11,520.00 1200484818 October 23, 2022 - November 26, 2022 $ 7,294.46 Total: $ 442,535.91