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7.3 Magnolia Hills Final PlatCITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL: NO: 7 Community and Development BY:k1- — Services f��— FINAL A PROVAL: ITEM Planning Division e�c��° NO: 3 �U A 7)A Page 1 BY: Dean AndrewBY: ITEM: Application #P15 -3B " r Consider acceptance of the offered street right-of-way, easement and restricted access dedications to serve Magnolia Hills Estates Addition No. 3, a proposed 112 lot subdivision of a 46.84 acre tract of land located on the west side of Holmes Road, north of Magnolia Road. This proposed residential subdivision is located directly east of and is an extension of Magnolia Hills Estates Addition No. 3. BACKGROUND: Rezoning and preliminary plat applications for the area to the east of the Magnolia Hills Estates Addition were first submitted in 2015. Since that time, staff has worked with the applicant (Magnolia Hills, Inc.) and their design engineer to resolve some technical issues associated with the plat submittal. City staff, the applicant and the Planning Commission have also wrestled with the unresolved issues associated with upgrading Holmes Road to a suitably improved street capable of handling the traffic generated by this proposed residential development and establishing a fair share financing mechanism for financing the needed improvement of Holmes Road. Because City staff concluded that we did not have a clear set of regulations in place to address this situation, the City Commission imposed a 90 day moratorium on the approval of preliminary plats with frontage on unpaved (gravel) roads on March 7, 2016 (Ordinance No. 16-10827). Action on this pending preliminary plat application was postponed by the Planning Commission at its March 10, 2016 meeting pending resolution of the issues relating to the future improvement of Holmes Road, an abutting perimeter street. At its May 17, 2016 meeting the Planning Commission recommended approval of a set of amendments to Section 36-74 and Section 36-74.1 of the Subdivision Regulations to address frontage requirements, access requirements, improvement standards and a fair share funding mechanism for perimeter streets abutting new subdivisions. The recommended amendments were put into ordinance form and Ordinance No. 16-10835 was approved by the City Commission on 1St reading on May 23, 2016. Second reading was deferred at the City Commission's June 6, 2016 meeting and the moratorium was extended an additional 60 days to allow modifications to be made to the draft ordinance. The Planning Commission recommended approval of the modified text amendment at its August 16, 2016 meeting. Ordinance No. 16-10835 as modified was approved on 2nd reading on August 27, 2016. The moratorium on Planning Commission consideration of plats with frontage on unpaved roads expired on August 15, 2016. The text amendment to the Subdivision Regulations approved in 2016 defined the terms "perimeter street" and "direct access perimeter street" and required that subdivisions that abut and have frontage on a direct access perimeter street have at least one public street access point on that direct access perimeter street. It also directs the Planning Commission to look at the need for additional emergency access points into the subdivision. In addition to the one direct access point, the Subdivision Regulations state that a new subdivision shall have any additional means of access in and out of the subdivision either by direct street connection or indirectly to existing streets in adjoining subdivisions as are determined necessary by the Planninq Commission. The Planninq Commission determination AGENDA SECTION NO: ITEM NO: Page 2 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: should be based on a technical analysis performed by staff. The Planning Commission previously determined that there was a need for two (2) street connections to Holmes Road to facilitate emergency access and disperse traffic. Sec. 36-74. General street requirements. (a) Frontage on and access to and from an improved perimeter street or road. (3) Direct access perimeter streets and connecting streets. a. No subdivision shall be approved unless all direct access perimeter streets and connecting streets meet or exceed the applicable public street standard at the time of application for approval of the subdivision or will be improved to the applicable public street standard as part of development of the subdivision; provided, however, that a subdivision plat may be approved if all direct access perimeter streets and connecting streets are or will be improved to an alternate street standard not less than the interim street standard pursuant to the terms of a development agreement entered into between the city and the developer under sub -section (b) below. If all direct access perimeter streets and connecting streets do not meet the applicable public street standard and the developer seeks plat approval on the basis that the direct access perimeter streets and connecting streets are improved to the interim street standard, the developer shall be responsible for submitting the engineering analysis necessary to determine if the direct access perimeter streets and connecting streets meet the interim street standard. b. If any segment of a direct access perimeter street or connecting street does not meet the applicable public street standard, the developer may request that the matter be referred to the governing body to consider a development agreement, entirely at the discretion of the governing body, between the city and the developer addressing such matters including, but not limited to, (i) the timing, financial terms, and the standard to which the direct access perimeter streets and connecting streets are to be improved and (ii) the potential utilization of recorded consents to property owner participation in the cost of future upgrades of the street improvements; taking into consideration factors relevant to the public interest of assuring timely completion of appropriate street improvements such as, but not limited to: 1. The extent and nature of the appropriate street improvements, taking into consideration the potential suitability of an interim street standard or other public street standard; 2. The nature and pace of development in the area of the proposed subdivision; 3. Current and anticipated traffic volumes in the vicinity of the proposed subdivision; 4. Current cost savings that may result by allowing current street improvements to an interim street standard, in anticipation of participation by property owners in the cost of future enhancement to a public street standard; and AGENDA SECTION NO: ITEM NO: Page 3 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: NJ The extent to which any at -large public interests are served by the street improvements Initially it was determined that a Development Agreement should be finalized before the Planning Commission considered the preliminary plat but because a plat had already been prepared it was decided that the governing body should wait to see if the plat layout was approved by the Planning Commission before considering the applicant's request for a Development Agreement to address the financing of improvements to Holmes Road. The Salina City Planning Commission met on March 7, 2017 and considered Magnolia Hills, Inc.'s application (#P15-3) for approval of a preliminary plat of the next phase of Magnolia Hills Estates (Magnolia Hills Estates No. 2), a proposed 105 lot subdivision of a 48.80 acre tract of land located on the west side of Holmes Road north of Magnolia Road. The proposed plat did not include the 16 acre tract at the northwest corner of Holmes Road and Magnolia Road. Following presentation of the staff report, comments from the applicant, comments and questions from neighboring property owners and comments and question from Commissioners, the Planning Commission voted 5-0 to approve the proposed preliminary plat of the property subject to twelve (12) conditions. This plat layout extended all the way to Holmes Road. At the March 7, 2017 Planning Commission meeting, the Planning Commission also recommended approval of a change in zoning classification from A-1 (Agricultural) to R-1 (Single -Family Residential) for this proposed residential subdivision. The City Commission approved an Ordinance (#17-10879) rezoning this property to R-1 on March 27, 2017 with second reading held in abeyance until the property was final platted. Sec 42-8. of the Zoning Ordinance states: "Land shall be subdivided in accordance with the subdivision regulations of the city prior to rezoning any areas to any district other than the A-1 district. The zoning request shall be tentatively approved, subject to property subdividing for a period not to exceed one year. The Planning Commission may grant one extension not exceeding six (6) months, upon written application. In the event that property subdividing is not completed within the specified time, the Planning Commission shall recommend appropriate action to the board of commissioners." Based on a request received from Magnolia Hills, Inc., the Planning Commission granted a six month time extension to the one year time period for submitting a final plat of the property. The delay in submitting the final plat was due to delays on the City's part in coming up with a financing plan for Holmes Road and preparing a Development Agreement addressing the timing and financing of those improvements. In August of 2018, the applicant (Magnolia Hills, Inc.) requesting approval of a scaled down final plat of the next phase of Magnolia Hills Estates. Magnolia Hills, Inc. proposed final platting only the west 19.40 acres of this 48.80 acre tract of land. The east boundary roughly corresponded to the halfway AGENDA SECTION NO: ITEM NO: Page 4 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: BY: point between Markley Road and Holmes Road. As staff looked at options for financing improvements to Holmes Road it determined that the property the applicant was proposing to final plat was located in the benefit area for Markley Road and not the benefit area for Holmes Road. Since the lots comprising the revised boundary of Magnolia Hills Estates Addition No. 2 would not be assessed for future improvements to Holmes Road, staff determined that a final plat of the proposed area could be approved and accepted without the need for a Development Agreement addressing future improvements to Holmes Road. This 19.40 acre tract was subdivided into 45 residential building lots for single-family home construction. The preliminary plat covered 48.80 acres and contained 105 residential building lots. In addition to reducing the size of Addition No. 2, Kasyn Lane was shifted slightly to the north, the Dunnwood Drive cul-de-sac was shifted to the south and the Ridgewood Court cul-de-sac was reconfigured on the final plat. The other major change was that the proposed stormwater detention pond was no longer within the boundaries of the subdivision and the required drainage easement needed to be dedicated by separate instrument. This scaled down plat of Magnolia Hills Estates No. 2 was approved by the Planning Commission on September 4, 2018. The original Magnolia Hills Estates Addition abutting Markley Road was approved on November 15, 2005 and contains 96 residential building lots. This subdivision is fully built out. Phase I of Magnolia Hills Estates Addition No. 2 is nearing full buildout and the developers are getting ready to develop Phase II of Magnolia Hills Estates No. 2. Nature of Current Request Magnolia Hills, Inc. (Kelly Dunn, Stan Byquist) is now ready to move forward with the platting of their remaining landholdings in this quarter section. They are requesting final plat approval for a 46.84 acre tract of land bordered by Magnolia Hills Estates Addition No. 2 on the west, a rural home site on the north, Holmes Road and agricultural land on the east and the First Covenant Church and pasture land on the south. The platted area corresponds to the area included in Magnolia Hills, Inc.'s 2017 preliminary plat but now also includes the 16 acre peninsula between the First Covenant Church and Holmes Road. As proposed, this 46.84 acre tract of land would be subdivided into 112 residential building lots for single-family and two family home construction. The northern area (62 lots) would be set aside for construction of single-family homes while the southern peninsula area (50 lots) is being laid out for duplex/townhome development. The entire 46.84 acre tract now being proposed for the next phase of development is vacant and used for agricultural purposes. Previous Commission Action In April of this year Magnolia Hills, Inc. submitted applications to plat and rezone the remainder of the Magnolia Hills Estates property over to Holmes Road. On June 7, 2022, the Planning Commission conducted a public hearing on Magnolia Hills, Inc.'s rezoning and preliminary plat applications. At the Planning Commission's June 7 meeting, two actions were taken by the Planning Commission. AGENDA SECTION NO: ITEM NO: Page 5 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: %W FINAL APPROVAL: ma 1) The Planning Commission voted 5-0 to recommend approval of a change in zoning district classification from A-1 (Agricultural) to a mix of R-1 (Single -Family Residential) and R-2 (Multi - Family Residential) zoning as requested by the applicant. 2) The Planning Commission voted 5-0 to approve a preliminary plat of this 46.84 acre tract subject to the following conditions: a. The developer shall be responsible for all public improvements shown on the preliminary plat and preliminary infrastructure plan drawings, including improvements to Holmes Road. b. A final phasing plan indicating the proposed phasing of public improvements shall be submitted with the final plat. c. A lot grading / drainage plan for each development phase shall be reviewed and approved by the City Engineer. d. All utilities in the subdivision shall be placed underground. e. Public sidewalks shall be installed on both sides of all internal public streets and in any pedestrian easements identified and dedicated on the final plat. f. The City Engineer shall approve preliminary plans and specifications for the internal public streets, water and sanitary sewer line extensions and stormwater collection system needed to serve this subdivision as well as the preliminary design plans for any expansion needed of the detention pond prior to Planning Commission consideration of a final plat. Needed utility and drainage easements shall be provided on the final plat. g. The applicant shall obtain a letter from the City Engineer approving the final storm drainage design plan and runoff calculations for this proposed subdivision prior to consideration of the final plat. h. A note shall be placed on the final plat and in the subdivision covenants stating that no structure of any kind may be placed in the 30 ft. sanitary sewer easement located in Block 4. Holmes Road has been determined to be a direct access perimeter street and connecting street by the Planning Commission and under Section 36-74(a)(3)(a) the developers are responsible for improving 2,400 lineal feet of Holmes Road from the northern edge of the subdivision to Magnolia Road to applicable public street standards as part of the development of the subdivision. AGENDA SECTION NO: ITEM NO: Page 6 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: M FINAL APPROVAL: 1W Restricted access markings shall be provided along the Holmes Road and Magnolia Road frontage on the final plat except for the proposed street openings. k. Section corner ties, subdivision and block corners and a curve data table shall be provided on the final plat. On June 7, 2022, the Salina City Commission approved an ordinance on first reading (Ordinance No. 22-11122) rezoning the lots in the proposed Magnolia Hills Estates Addition No. 3 as follows: Blocks 1-6 zoned "R-1" (northern portion) Blocks 7-9 zoned "R-2" for townhomes (peninsula Subdivision Desiqn The text amendment to the Subdivision Regulations approved in 2016 defined the terms "perimeter street" and "direct access perimeter street" and required that subdivisions that abut and have frontage on a direct access perimeter street have at least one public street access point on that direct access perimeter street. It also directs the Planning Commission to look at the need for additional emergency access points into the subdivision. In addition to the one direct access point, the Subdivision Regulations state that a new subdivision shall have any additional means of access in and out of the subdivision either by direct street connection or indirectly to existing streets in adjoining subdivisions as are determined necessary by the Planning Commission. The Planning Commission determination should be based on a technical analysis performed by staff. The Planning Commission previously determined that there was a need for two (2) street connections to Holmes Road to facilitate emergency access to the subdivision and disperse traffic within the subdivision. It is the Planning staff's interpretation that the proposed Magnolia Hills Estates Addition No. 3 subdivision directly abuts Holmes Road, that Holmes Road is a direct access perimeter street, that the proposed subdivision is required to have at least one public street connection to Holmes Road and that the developers of Magnolia Hills Estates No. 3 are responsible for upgrading Holmes Road to City street standards. Two (2) public street access points are being provided plus an additional access point on Magnolia Road. Subdivision streets are required to be integrated with the existing street network and the applicant's plan calls for integrating Magnolia Hills Estates No. 3 with Magnolia Hills Estates Addition No. 2 through two street connections on the west (Ridgehill Drive and Stonepost Lane) and two future street connections to Holmes Road on the east. Holmes Road is classified as a future minor arterial street. There is one proposed street connection to Magnolia Road. The residential streets proposed in Magnolia Hills Estates No. 3 are laid out to conform with the existing topography and to discourage use by through traffic. As proposed this subdivision would have a little over 2,400 ft. of frontage on Holmes Road. The south 1307 ft. of Holmes Road was not included in the 2017 plat but is included in this platting phase giving AGENDA SECTION NO: ITEM NO: Page 7 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: 111W FINAL APPROVAL: this subdivision frontage on Magnolia Road as well. The boundary of this 46.84 acre tract is basically "L" shaped. It is bordered by the Magnolia Hills Addition (First Covenant Church) on the south and west. This 32.5 acre subdivision was platted in 2001. The controlling design feature on this tract is the City's interceptor sewer line which runs north along the east side of Markley Road then makes an "L" shaped turn and runs east across the property. The Utilities Director has expressed a preference for having the sewer line in or adjacent to street right-of- way rather than having it pinched in behind homes. This is a preference and not a requirement that a street be platted adjacent to or over the top of the sewer line. Providing a setback area or open space sufficient to allow City crews to get access to the sewer line is all that would be required. The West 580 ft. of this interceptor sewer line is a 24" force main, which means the sewage is being pumped uphill under pressure from west to east. The East 1915 ft. of sewer line crossing this property is a standard gravity line and a connection could be made to any of the existing manholes along this line. The applicant is proposing rear yards in Block 4 over the top of the sewer line and sewer line easement, with Stone Post Lane being built over the East 320 ft, of the sewer line. Street Access and Design Markley Road is a two lane former county road annexed into the city in 2012 and now owned and maintained by the City of Salina. It is classified as a minor arterial street on the City's Street Classification Map. The roadway is in good condition and there are no plans to widen or rebuild this section of road in the future. Markley Road currently carries 3,230 vpd between Cloud and Magnolia. It appears that the applicant has designed a street network that generally conforms with the existing topography on this site. Due to the sloping topography, most of the streets have a curvilinear design which is encouraged by the City's Subdivision Regulations. The applicant's proposed plat shows two (2) street connections to Magnolia Hills Estates and Magnolia Hills Estates No. 2 and back to Markley Road. Stonepost Lane is the only street that physically connects to Markley Road. The applicant's proposed plat shows both Stonepost Lane and Ridgehill Drive connecting to Holmes Road which is an unimproved gravel road in this location. The current traffic volume on Holmes Road is approximately 225 vehicle trips per day (vpd) and the City staff's conclusion is that the street connections proposed on the plat would trigger a need to upgrade the existing gravel surface on Holmes Road. The 2016 amendment to the Subdivision Regulations codifies this as a requirement. Internal streets would all be public streets with curb and gutter and 33 ft. of paving. All streets would have 60 ft. of right-of-way. There is also one eyebrow or knuckle and one cul-de-sac (Hollow Court) proposed on the plat layout. Each of these would have a right-of-way radius of 50 ft. and a turnaround radius of 45 ft. AGENDA SECTION NO: ITEM NO: Page 8 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT: Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: MiN These proposed street and right-of-way dimensions conform with City standards. Although 23 lots would abut and back up to Holmes Road and 4 lots would back up to Magnolia Road there would be no individual driveways permitted on Holmes Road or Magnolia Road. Proposed Street Names Ridgehill Drive Stonepost Lane Deer Hollow Lane Hollow Court Deer Court Spring Hill Drive Fox Ridge Drive It does not appear that any of these proposed street names would be similar to or duplicate any existing street names in the city or county, however there is a Foxboro Drive and Foxtail Drive in the city. All street names appear to be labeled and spelled correctly on the plat drawing. The Planning Commission has the discretion to approve or disapprove street names and should consider whether Fox Ridge Drive is too similar to existing street names. There is also a Fox Run subdivision south of Schilling Road which could create confusion. Lot Design All lots and blocks have been numbered on the plat drawing. All blocks are separated from each other by streets or other natural barriers. A total of 113 lots (including the detention pond) and 9 separate blocks are proposed on the final plat. There is a drainage easement / detention area set aside in the northeast corner of the plat but there are no areas set aside as common open spaces. The detention pond and drainage easement area (Lot 10, Block 1) have been deeded to the City for ownership and maintenance. All lots shown would have adequate frontage on and access to a public street. It appears that the width, depth and area dimensions of all lots shown on the plat would meet or exceed the minimum standards of the R-1 and R-2 districts. Despite the sloping terrain, it does not appear that there would be any foreseeable difficulties, for reasons of topography or other conditions, in obtaining building permits to build on any of the proposed lots. However, creative site planning or substantial regrading may be required on several lots to create suitable homesites. Utilities Water - There is a 16" water line that runs along the east side of Markley Road. This line connects the Key Acres Tower at Magnolia and Belmont with the Markley Road Tower. Since the water is being pumped uphill in this area this is a high pressure line. As part of the First Covenant Church AGENDA SECTION NO: ITEM NO: Page 9 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: AN project a 16" water line was extended up Magnolia Road, an 8" public line was constructed north through the church site and then a 6" water line was looped back to Markley Road. The First Covenant Church site is served by an 8" water line extending off of the 16" line in Magnolia Road. This line ties back to Markley Road. To serve Phase II the applicant proposed extending an 8" line located in Phase I and tying into the 8" line on the church property. This will be done in Phase II of improvements in Magnolia Hills Estates No. 2. This will create a looped system with two sources of flow for the Magnolia Hills Estates Addition No. 2 subdivision. The Director of Utilities is also recommending that the 16" water line in Magnolia Road be extended east to Spring Hill Drive to serve the 16 acre peninsula area. This will help create a looped system for the entire subdivision. Internal water lines serving this subdivision phase would be public lines and therefore design plans for those lines would need to be prepared by a licensed professional engineer and then reviewed and approved by the Public Works Department and KDHE. Construction of these lines could be financed privately or publicly through creation of a benefit district. 2. Sanitary Sewer - The 27" sewer line along the south boundary of this 46.84 acre tract is more than adequate to meet the needs of the proposed subdivision. Preliminary plans show that the entire subdivision can be served by a gravity system. Internal sewer lines serving this proposed subdivision would be public lines and would need to be designed by a licensed professional engineer. Construction of these lines could be financed privately or publicly through creation of a benefit district. 3. Electricity - This property is within Evergy's service territory. Westar currently has 3 phase electric service serving the church and the Magnolia Hills Estates Addition. They plan to extend this 3 phase service east along the north boundary of the subdivision and then extend it south along Holmes Road to Magnolia Road. All electric lines with this subdivision must be placed underground. 4. Natural Gas - There is an existing gas line along Markley Road that serves Magnolia Hills Estates and Magnolia Hills Estates Addition No. 2. Kansas Gas Service indicates that the developers will be responsible for extending service lines into the proposed new subdivision. 5. Storm Drainage - The City's stormwater management regulations require the developer to design a storm water drainage system to either accommodate or detain the additional runoff caused by development of the site (the difference between existing and developed conditions), A detention pond was constructed in the northeast corner of the property to serve Magnolia Hills Estates Addition No. 2 but it was designed and sized to serve this area as well. The pond design has been analyzed by the City Engineer in a Memo attached to this report. A storm water drainage plan and REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL: NO: Community and Development BY: Services FINAL APPROVAL: ITEM Planning Division NO: Page 10 BY: Dean Andrew BY: construction plans for any proposed surface ditches, storm sewers or detention ponds must be approved by the City Engineer prior to issuance of any building permits in this subdivision. Staff is requesting that the applicant's engineer provide additional detail about how discharge from the First Covenant and Wheatland Valley detention pond will be conveyed to the applicant's pond. As noted, the detention pond has been constructed, inspected and accepted for maintenance by the City. 6, Fire Protection - Fire response from Station #4, located at Marymount and Crawford Blvd., is about 5 minutes to the north entrance of the subdivision on Markley Road. 7. Police Protection - Provided by the Salina Police Department once streets are installed in the subdivision. 8. Schools - Students in this proposed development would attend the following schools: Meadowlark School - Grades K-5; Lakewood Middle School - Grades 7-8; Salina Central High School - Grades 9-12. U.S.D. #305 has not indicated to city staff that this development will create any crowding problems at the above mentioned schools. 9. Parks - This property is shown as being located in Neighborhood Park Service Area #7 in the city's Neighborhood Park Plan. There are no Neighborhood Parks within this area. Under the City's Park Land Ordinance, developers of residential subdivisions have the option of dedicating land within their subdivision for public park purposes or paying a fee in lieu of dedication. The fee is set at $200 / dwelling for single-family dwellings. 10. Streets & Traffic — Markley Road and Magnolia Road are not built to City street standards but are paved and in good condition and are capable of carrying urban levels of traffic. Holmes Road in its current condition is not. Magnolia Road currently carries 4,870 vehicles per day (vpd) west of Markley Road and 2,285 vpd east of Markley. Markley Road carries 4,285 vpd north of Magnolia. The current traffic count on Holmes Road north of Magnolia is 225 vpd. Under the County's policy, any development along Holmes Road that would cause traffic counts to exceed 250 vpd would trigger a requirement that Holmes Road be hard surfaced or paved. Staff believes the 112 total building lots proposed in this addition can be safely and efficiently served by the two access points to the west and the two access points on Holmes Road proposed on the applicant's plat. A third street access point is also being proposed on Magnolia Road. At full build out this subdivision would generate 1,160 vehicle trips per day that would be dispersed both east and west. The issue from staff's perspective is how this 46 acre subdivision relates to the development pattern and street network around it, especially the future reconstruction of Holmes Road. The phasing of development and the timing of a future connection to Holmes Road becomes important. 1. Does the proposed subdivision abut and have frontage on a perimeter street? CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL: NO: Community and Development BY: Services FINAL APPROVAL: ITEM Planning Division NO: Page 11 BY: Dean Andrew BY: Yes, the proposed Magnolia Hills Estates Addition No. 3 subdivision has 2,400 ft. of frontage on Holmes Road. Under Section 36-74 a.1. of the Subdivision Regulations Holmes Road meets the definition of a "direct access perimeter street" from which a direct means of access is required. A direct access perimeter street is defined as that segment of a perimeter street abutting a subdivision from which a required means of direct street access is determined to be required. 2. What is the street classification of Holmes Road? Holmes Road is classified as a minor arterial street on the City's Functional Street Classification Map. It is not identified as an Impact Street in the Comprehensive Plan. The Comprehensive Plan presumes that all arterial streets will be built to a Complete Street standards and that deviation from the Complete Street design should be the result of deliberate and formal action by the City Commission. 3. Does the abutting perimeter street (Holmes Road) meet City street standards? No, Holmes Road is a gravel road that does not meet City street standards or even an interim street standard in its current condition. City street standards require concrete or asphalt paving, curb and gutter storm drains and sidewalk on both sides of the street. Interim streets are not required to have curb and gutter and sidewalks are required on only one side. 4. Does the proposed subdivision have a connecting street segment that connects (1) the perimeter street upon which a means of direct street access to and from a subdivision is located with (2) the improved collector or arterial street nearest that means of direct street access to and from the subdivision? Yes, there is a 1,247 ft. segment of Holmes Road that connects the means of direct access into the proposed Magnolia Hills Estates Addition No. 3 subdivision to Magnolia Road, the nearest improved arterial street. 5. Does the applicant / developer plan to upgrade the direct access perimeter street and connecting street segment (Holmes Road) to City street standards? No, the developers of the Magnolia Hills Estate Addition No. 3 subdivision have indicated that it is not financially feasible for them to bear the entire cost of upgrading 2,400 lineal feet of Holmes Road to City street standards as part of development of this 46.8 acre subdivision. The developers have expressed a desire to attempt to negotiate a development agreement with the City Commission to determine the level to which Holmes Road must be improved to (city or interim), the method of financing the street improvement, the timing of the improvement and any public participation or cost sharing. This was done on November 4, 2019 when the City Commission approved Advisability and Authorization Resolution No. 19-7763 establishing a special assessment district for the interim street standard, sidewalk and drainage improvements to Holmes Road north of AGENDA SECTION NO: ITEM NO: Page 12 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT: I FISCAL APPROVAL: Community and Development BY: Services FINAL APPROVAL: Planning Division BY: Dean Andrew I BY: Magnolia Road. Magnolia Hills, Inc.'s proportionate share is 31.4% of the projected $2M project cost. 6. What discretion does the Planning Commission have regarding the application of street standards? None. Under Section 36-74(a)(3)(a) "no subdivision shall be approved (by the Planning Commission) unless all direct access perimeter streets and connecting streets meet or exceed the applicable public street standard at the time of application for approval of the subdivision or will be improved to the applicable public street standards as part of the development of the subdivision; provided, however, that a subdivision plat may be approved if all direct access perimeter streets and connecting streets are or will be improved to an alternate street standard not less than the interim street standard pursuant to the terms of a development agreement entered into between the city and the developer. Negotiating and entering in to a development agreement is the responsibility of the City Commission. Therefore the Planning Commission can only approve the proposed plat of Magnolia Hills Estates Addition No. 3 subject to a condition that 2,400 lineal feet of Holmes Road be improved to City street standards as part of development of the subdivision, unless the City Commission approves an alternate standard through a Development Agreement with the developer. In this case, the Salina City Commission approved an alternate standard through the formation of a benefit district to finance the cost of upgrading Holmes Road to an "interim" street standard. Easements and Dedications - The applicant is proposing to dedicate all street right-of-way and improvements shown on the plat to the public for City maintenance. All utility and drainage easements shown on the plat would be dedicated public easements. There is currently no dedicated right-of-way for Holmes Road. The proposed plat shows 50 ft. of right- of-way for the west half of Holmes Road which meets the city's standards for arterial streets. An additional pedestrian easement dedication is shown adjacent to Holmes Road to allow for construction of a hike/bike path on the west side of Holmes Road. Staff would request that restricted access be dedicated along the west side of Holmes Road and the south side of Magnolia Road. Evergy has indicated a need for additional easements for underground power lines and street lights in several locations. As part of the dedication to the City, the developer has already paid the required "maintenance fee" for the detention pond in the northeast corner of the subdivision, generally equal to the cost of maintaining the pond for a 10 year period. The City now has ownership and maintenance responsibility for the pond area. Required Public Improvements The developers of Magnolia Hills Estates No. 3 would be responsible for the following public improvements: CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL: NO: Community and Development BY: Services FINAL APPROVAL: ITEM Planning Division NO: Page 13 BY: Dean Andrew BY: Streets — Approximately 5,780 ft. of asphalt or concrete paving, 2 lanes, 33 ft. wide with curb and gutter for internal streets, plus Magnolia Hills Estates No. 3's proportionate share of the cost of upgrading Holmes Road to city street standards abutting the subdivision. Sidewalks — 4' sidewalks along both sides of all internal public streets except cul-de-sacs. A public sidewalk on at least one side of improved Holmes Road. (The Public Works Department is looking at constructing a 10 ft. hike/bike path on the west side of Holmes Road.) Drainage — Design and construction of any needed expansion of the detention pond and street inlets and stormwater pipelines needed to carry runoff from lots and streets to the pond area. Utilities — Design and construction of internal water mains and public sewer lines needed to serve individual building lots, plus Magnolia Hills Estates proportionate share of the extension of the 16" water line in Magnolia Road. Impact Fees — Payment of the pond maintenance fee and park impact fees. Park fees are usually paid when building permits are issued. The City of Salina would be responsible for the following public improvements: Long term maintenance of the detention area. The City's proportionate share of the cost of improving Holmes Road to interim street standards. Phasing of Public Improvements The applicant's proposed phasing plan is attached to this report. Phase I — The developer's proposed Phase I contains 19 building lots in the northwest corner and would include the extension of both Ridgehill Drive and Stonepost Lane which would form a loop (Deer Hollow Lane) and eliminate the need for any temporary turnarounds. Special Assessments The applicant has indicated an intent to use special assessment financing in Phase I and future phases of this residential development. There are no property owners outside the subdivision that should be impacted by assessments for improvements serving this subdivision, except for possible assessments or benefit fees relating to upgrading Holmes Road north of Magnolia Road. The benefit district formed to reconstruct Holmes Road included the county property on the east side of Holmes Road to have an equitable sharing of costs. No benefit district has been formed for Magnolia Road. CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL: NO: Community and Development BY: Services FINAL APPROVAL: ITEM Planning Division NO: Page 14 BY: Dean Andrew BY: Covenants The developer has not submitted a draft set of Restrictive Covenants for the subdivision. However, it is staff's understanding that covenants and an architectural control committee will be used to prohibit the splitting of lots and establish private housing design requirements and other building restrictions. Conformance with Comprehensive Plan Land Use Map - The City's Land Use Plan shows this area as being appropriate for low-density residential development and in a Primary Service Area for the extension of city utilities and services. The residential density of the development (116-172 units on 46.84 acres) computes to 2.48-3.67 units per acre which is substantially less than the low density residential classification of 4.0 units per acre. 2. Future Land Use Plan — The Growth and Development portion of the Plan states that new growth should occur in a contiguous manner adjacent to existing development supported by public infrastructure. This proposed subdivision meets that criteria except for the condition of Holmes Road. 3. Connectivity Plan — Holmes Road is shown as a minor arterial street and as a complete street in the Comprehensive Plan. This subdivision will also connect back to Markley Road. Magnolia Road is shown as a major arterial street. FISCAL NOTE: The primary fiscal impact from approving this rezoning request and companion plat would be to trigger the need to upgrade Holmes Road to interim street standards. Initially estimated to be a $2M project with the City's share being 68.6% of the cost ($1,372,000), with the cost escalators built into the benefit district petition staff estimates that the cost has now increased to $2,219,281.92 based on the National Highway Construction Cost Index as of the first of 2022. Planning Commission Recommendation The Planning Commission met on December 20, 2022 and reviewed the proposed final plat of the Magnolia Hills Estates Addition No. 3. Following presentation of the staff report and comments from the applicant's representative, Stan Byquist, the Planning Commission voted 7-0 to approve the final plat of the Magnolia Hills Estates Addition No. 3 finding that the final plat conformed with the approved preliminary plat and all applicable codes and regulations of the City. Approval of the final plat of Magnolia Hills Estates Addition No. 3 was made subject to the following conditions: 1. The developer shall be responsible for all public improvements shown on the preliminary plat f tt e Ian drawings including the extension of the 16 inch water line and preliminary in ras ruc ur p , on Maqnolia Road east to Spring Hill Drive, and the developer's proportionate share of AGENDA SECTION NO: ITEM NO: Page ] 5 CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. ORIGINATING DEPARTMENT: I FISCAL APPROVAL: Community and Development BY: Services FINAL APPROVAL: Planning Division BY: Dean Andrew ( BY: improving Holmes Road to interim street standards at the time that a public street connection to Holmes Road is made, through private financing or by petitioning for the creation of a benefit district. 2. All utilities in the subdivision shall be placed underground. The developer shall be responsible for providing the trenching, conduit and backfilling for the underground primary service lines. 3. Public sidewalks shall be installed on both sides of all internal public streets, except for the Hollow Court cul-de-sac. 4. The developer shall be responsible for coordinating with the Salina Post Office to identify community mailbox locations. A drawing depicting agreed upon mailbox locations shall be furnished to City staff for review and approval prior to installation. Community mailboxes must be in place prior to issuance of a Certificate of Completion for public improvements. 5. Final design plans for the proposed water, sanitary sewer, street and drainage improvements needed to serve Phase 1 of this subdivision must be approved by the City Engineer prior to installation of any public improvements on the property. 6. A lot grading plan for each development phase must be approved by the City Engineer prior to beginning construction of any public improvements in the subdivision. Any deviations from the approved grading plan on any lot in Magnolia Hills Estates Addition No. 3 must be reviewed and approved by the City Engineer prior to issuance of a building permit for those lots. 7. A note shall be placed on the final plat and in the subdivision covenants stating that no structure of any kind may be placed in the 30 ft. sanitary sewer easement located in Block 4. 8. Holmes Road has been determined to be a direct access perimeter street and connecting street by the Planning Commission and under Section 36-74(a)(3)(a) the developers are responsible for improving 2,400 lineal feet of Holmes Road from the northern edge of the subdivision to Magnolia Road to applicable public street standards at the time that a public street connection to Holmes Road is made. 9. Restricted access markings shall be provided along the Holmes Road and Magnolia Road frontage on the final plat drawing except for the proposed street openings. COMMISSION ACTION: If the City Commission concurs with the action of the Planning Commission, a motion should be made to accept the offered street right-of-way, easement and restricted access dedications and to authorize the Mayor to sign the plat of Magnolia Hills Estates No.3 on behalf of the City. In the alternative, the City Commission could decline to accept the offered dedications and return this plat to the Planning Commission stating its reasons for not wishing to accept the proposed dedications. CITY OF SALINA REQUEST FOR CITY COMMISSION ACTION DATE TIME 06/27/2022 4:00 P.M. AGENDA SECTION NO: ITEM NO: Page 16 Attachments: Application Vicinity Maps Phasing Plan Final Plat Drawing Excerpt of 12/20/22 PC Minutes CC: Stan Byquist, Magnolia Hills, Inc. Kelly Dunn, Magnolia Hills, Inc. ORIGINATING DEPARTMENT Community and Development Services Planning Division BY: Dean Andrew FISCAL APPROVAL: BY: FINAL APPROVAL: I ,i Cityof Application No. P 15-35 Preliminary Plat J Receipt No. Salina ri 785-822-8248 E -Mail: stanbyquist@gmail.com Q0 Planning FS C - Community Develoument 1. Subdivision Name 2. Subdivision Location Date Filed tr $ ZOZ2. Application No. P 15-35 Preliminary Plat Receipt No. Approval Date 785-822-8248 E -Mail: stanbyquist@gmail.com 11. Property Owner: Magnolia Hills, Inc. Address: 2601 South Ohio Street, Salina, Kansas 67401 Site Plans / y o o ke Accepted By 7DA APPLICATION FOR FINAL PLAT APPROVAL Magnolia Hills Estates Addition No. 3 A PORTION OF THE SE 1/4, SEC 29, T -14-S, R -2-W, SALINA, SALINE COUNTY, KANSAS 3. Land Area (sq.ft. and / or acres) 46.84 acres I's 4. Number of Lots Proposed 5. Present Zoning 6. Pending Zoning (if applicable) A-1 Present Use R-1 & R-2 Agricultural Proposed Use Residential 7. Please explain any provisions of conditional preliminary plat approval and your compliance with those provisions (attach additional sheets if necessary): 8. If any changes have occurred between the approved preliminary and this final plat, other than those required by the Planning Commission, lease explain the nature of these changes: 9. Explain any waivers of the subdivision regulations granted with the preliminary plat or requested with this application: 10. Applicant Name: Stan Byquist 2601 South Ohio Street, Salina, Kansas 67401 Applicant Address: Phone Number: 785-822-8248 E -Mail: stanbyquist@gmail.com 11. Property Owner: Magnolia Hills, Inc. Address: 2601 South Ohio Street, Salina, Kansas 67401 Phone Number: 785-822-8248 E -Mail: stanbyquist@gmail.com 12. Engineer/Surveyor: Kaw Valley Engineering Address: 742 Duvall Avenue Phone Number: 785-823-3400 E -Mail: Owens@kveng.com 13. Authorized Representative Address: Phone Number: E -Mail: I hereby agree to comply with the Subdivision Regulations of the City of Salina, Kansas, and all other pertinent ordinances of the City of Salina and statutes of the State of Kansas. In addition, it Is agreed that all costs of recording the plat and supplemental documents thereto with the Register of Deeds shall he assumed and paid the owner or applicant. Applicant(s) SignatuDate PLF-058, 1-08 Application #P15 -3B Filed by Magnolia Hills, Inc. C --------�- � -� �� I Reauest Area 4 r Hollow Dr !Magnolia Rd to p �v " � . •�- • � nS 7 %A 1 inch = 400 feet U rirehawk ? -3B ,ct pp Filed by Magnolia Hills, Inc. Iu. Rosebud LnIlk `,s', 1 T'. 00 Ridgehill Dr 2� — ib(,� equest Aria +: (! Store ost IV Dunnwood Dr Deer Hollow Dr h ' _' Magnolia Rd It' 1 inch = 400 feet Growth and Development While infill and redevelopment will assist in stabilizing deteriorating neighborhoods and provide living and business opportunities for many, there is also a .desire in Salina to live in new houses in new neighborhoods. To provide this opportunity, growth areas have been identified to accommodate new neighborhoods, housing, services and jobs, as shown in Figure 2.6: Urban Service Area Planning Map. (Page 2-42) To promote responsible growth, areas have been identified to accommodate different types of development including residential, commercial, mixed-use and employment as well as institutional uses incorporated into all growth areas to support primary uses. In general the growth areas recognize the existing uses, investments and land available for development. The growth strategy builds on the existing presence of residential, business, industry or recreation uses. It also builds on the existing infrastructure and public service investments and seeks to expand those facilities and services in an efficient manner. Thus, new growth should occur in a contiguous manner adjacent to existing development supported by public infrastructure. Finally, the future growth of Salina needs to be sensitive to the large amounts of undevelopable area surrounding the community subject to flooding or other constraints. Future residential growth is envisioned to the east and southeast of the current city limits. The existing residential development pattern and services, as well as proximity to infrastructure and developable land, make this an ideal place for the future neighborhoods of Salina. Pg. 2-29 & 2-30 tl {1 ;.i t_ a law III�'e � \ s Figure 2 1 Future Land Use Map Commercial commurury center [] Conservation Area Downtown ( + Employment Hub/Industrial 1 + Hospital /Medk:al 1 + Mixed Commercial/Industrial Neighborhood Center Office/Employment Parks and Recreation i Pudic/Semi-public 1 + Rural Residential Suburban Residential Urban Residential . _ ...... North ON. Get.—Y Oveday IM East Salina Master Plan T 1 �l Soutlr 9tlt Corridor Oveday Infrastructure The future pattern of growth and development will depend on the city's infrastructure systems and their ability to adequately serve development. As the community continues to grow, through new growth or infill and redevelopment, infrastructure — water, sewer, stormwater, electric and natural gas — services will be necessary. New growth will be served through the extension / upgrade of existing systems. In Salina a balance of growth and infill / redevelopment opportunities is recommended and consequently the future of infrastructure will focus on expansion of new systems and upgrades to existing systems to serve development. Infrastructure should not be used to support leapfrog development nor should it facilitate scattered or disorganized development. Development that is proposed at the outer edges of the growth areas should wait until development and infrastructure has reached that area. The designation of a growth area does not mean that infrastructure will be provided to the entire area now or in the near future. As growth occurs within identified growth areas, it should be served by infrastructure systems that are efficient and adequately sized. Additionally, infrastructure will be provided to contiguous uses that are within the city of Salina or in the process of being annexed into the city. In no case shall municipal infrastructure be extended to support development that is not within the city limits at the time of development. Extension of infrastructure to serve development outside of the city, or not willing to become part of the city, is not an effective use of resources for the future of the community. Based on the Future Land Use Map, Figures 2-4 and 2-5 show the likely extensions to the existing water system and sewer systems that would be needed in order to provide for service in the future growth areas. Pg. 2-32 & 2-33 1/5/23, 11:33 AM City of Salina Pro Find address or place Q ••_•__••_•,r____.�L. , �_ i (_�'Y J�'r ! ltYTt---.i t e' "�''"'�x- 1 ►4- ..------------------------ - �- ..i¢ I ail t ���� • �. 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H I � 1[J M •f0,f4t H Ila R I .J s 9: I Ilsd go 8 _ RCp t[ZOt 00101 ro9T K'[01 99'96 f ADIOS ¢ V (H),t£'969 M ,6Z,9L.69 S _ ywt n E (1 0),Y£'969 11 .11, 92.66 9 y 13311&9 VL10uovrl . --;� — (m),[C92 (n).LS"ne M ,62.9&69 9 SECOND: Commissioner Hay VOTE: Motion carried 7-0. (3.4) Application #P15 -3B, filed by Magnolia Hills, Inc., requesting approval of a final plat of Magnolia Hills Estates No. 3, a proposed 115 lot subdivision of a 46.84 acre tract of land located on the west side of Holmes Road, north of Magnolia Road. This proposed residential subdivision is located directly east of and is an extension of Magnolia Hills Estates Addition No. 2. 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. There were none. Chair Mikesell invited the applicant to address the Commission. Stan Byquist, 2601 South Ohio, stated that he agrees with staff's comments and recommendations that have been provided. Justin Owens, Kaw Valley Engineering, 742 Duvall Avenue, stated that when we designed the detention pond originally, Kaw Valley was also designing Wheatland Valley's detention pond as well. To answer the question posed, all the storm water from Wheatland Valley goes through the storm sewer system and then routes through the Magnolia Hills Addition by going through Mustang Lane then around to the back side of the lots then behind the existing rural home and finally discharges into the detention pond. He added that the storm sewer system was designed to City standards. He continued that they did account for large storm events to come down the street and provide a place for that to discharge from the street into the detention pond. Commissioner Olson asked if the current detention pond already has this system in place. Mr. Owens stated that it was all built during Phase I so that it could all be connected. Mr. Andrew stated that the sewer connection had to go all the way east to Holmes Road so a good part of the sewer is already in place as well. Chair Mikesell asked if the applicant had read the nine (9) conditions recommended by staff and if they agreed with them, to which Mr. Byquist answered yes. Chair Mikesell asked if there were further questions of the applicant. There were none. Chair Mikesell asked if there were comments or questions from members of the public in attendance or via Zoom. There were no members of the public in Room 107 or via Zoom that wished to speak on this item. 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 9 of 11 MOTION: Commissioner Farber made a motion to approve Final Plat Application #P15 -3B with staff's recommended conditions on pages 12 and 13 of the staff report SECOND VOTE: Preliminary Discussion Items None Commissioner Olson Motion carried 7-0. 4. UNFINISHED OR OTHER BUSINESS The January 3, 2023 meeting of the Planning Commission has no applications filed so staff will be sending a cancellation notice for that meeting. The next meeting of the Planning Commission will be on January 17, 2023. Items on that agenda will include the 2022 Annual Report, a filed Conditional Use Permit application for a utility hut, a filed zoning text amendment application regarding the storage of consumer grade fireworks and the postponed consideration of the Beck's Hybrid Seeds applications. This meeting is Commissioner Hay's last meeting as a Planning Commissioner as he will be taking his seat on the Saline County Commission in January. Chair Mikesell thanked Mr. Hay for his participation on the Commission. 5. PUBLIC FORUM Mr. Blanchard returned to the podium. He stated that he would like to see a path to having cottage cluster developments in the City code. He stated that on October 18, 2016 there was a Planning Commission study session about tiny houses and after that he sent Mr. Andrew some resources that could be helpful for a tiny home discussion. Those resources were a model ordinance for cottage cluster developments, cottage housing code, and documents regarding accessory dwelling units (converting garages to mother-in-law apartment, etc.). Since this is coming up with KWU, he thinks it is the perfect opportunity to bring this up for the Commission again. Mr. Andrew stated that our new Planner, Spencer Aiken, is already working on preparing a study session on this topic in Spring of 2023. Mr. Blanchard asked if staff had heard of any further movement on the River Run final plat. Mr. Andrew stated that staff has talked some with the applicant about the Homeowner's Association, but we have not seen an application yet. We anticipate they will be bringing something forward in early 2023. PLANNING COMMISSION I MINUTES December 20, 2022 Page 10 of 11