City Plan 1949-1951
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
A City Plan
for
SALINA, KANSAS
REPORT OF THE CITY PLANNING AND ZONING COMMISSION
HARE & HARE
City Planners
Kansas City, Missouri
1949-1951
"Whether they like it or not; whether
they know it or not; a collective responsi-
bility rests upon the citizens of the present
generation for making or marring their
city's future."
Frederick Law Olmsted
2
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Entrance to Memorial Hall
3
5. HERBERT HARE
RALPH R. REINHARDT
DONALD W. BUSH
H. C. WHIFFEN
4
HARE AND HARE
LANDSCAPE ARCHITECTS"CITY PLANNERS
114 WEST TENTH STREET
KANSAS CITY 6. MISSOURI
March 27, 1951
The City Planning and Zoning Commission,
Salina,
Kansas.
Gentlemen:
In accordance with an agreement with the City
of Salina, we are submitting the report and maps cover-
ing a comprehensive city plan. We believe the recommen-
dations herein contained form a sound program for the fu-
ture development of your city.
We wish to gratefully acknowledge the fine coop-
eration we have had from the present and former members
of the City Planning and Zoning Commission; Hayor R. ~'l.
King, former Mayor Lloyd W. Price, and other members of
the Board of Commissioners; Mr. E. J. Allison, City Man-
ager; Mr. H. F. Harper, City Engineer; Mr. W. M. Osten-
berg, Superintendent of Schools, and Mr. C. E. Hawkes,
former Superintendent; Mr. F. L. Reynolds, Clerk of the
Board of Education; and many other interested people.
Very truly yours,
HARE & HARE,
-===s .
\w )~~
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
FOREWORD
THE purpose of a Master Plan is to guide the growth of a com-
munity, so as to make it a more convenient, efficient, orderly,
and attractive place in which to live, work and play. The planning
procedure, to realize these objectives is: First, compilation and
presentation of certain data as an inventory of existing condi-
tions; second, analysis of these data, and recommendations for
various phases of the coordinated, physical development of the
city; and third, a program of procedure in carrying out the plan.
City planning is most successfully realized through a perma-
nent and continuously active citizens planning body in the form
of a City Planning Commission, working in cooperation with the
city's governing body and citizen groups. Planning is a contin-
uous process, and in a growing city no plan can be static. All
proposed improvements should be checked against the plan,
and changes made in the plan, when necessary to keep it current,
but only when new conditions justify. Other recommendations
of the plan should then be reconciled with these changes. This
is the continuing work of the Planning Commission.
The proposals herein made are principally concerned with the
physical development of the city, but are closely related to social
and economic problems. The real value of planning is the in-
creased comfort and happiness of the citizens, through the im-
provement of their environment.
Some of the recommendations, such as zoning, can be put into
effect with little or no expense; while others must necessarily
be carried out over a period of years, as money is expended for
public improvements. The purpose of a comprehensive plan is
not necessarily to increase the city's expenditures, but to guide
them when and if made, so as to avoid duplication and waste
through an orderly, related program of civic development.
HARE & HARE, City Planners
5
CITY OFFICIALS
BOARD OF COMMISSIONERS
Lloyd W. Price
Carl Ramsey
R. W. King, Mayor
1. F. Stephenson
A. L. Webb
ADMINISTRATIVE OFFICIALS
E. J. Allison. . . . . . . . . . . . . . . . . . . . City Manager
Charles E. Banker. . . . . . . . . . . . . . . . . . City Clerk
W. M. Ostenberg. . . . . . . . . . . . Supt. of Schools
C. 1. Clark. . . . . . . . . . . . . . . . . . . . . City Attorney
H. F. Harper. . . . . . . . . . . . . . . . . . . . City Engineer
Thomas 1. Bayne.......... Building Inspector
PLANNING AND ZONING COMMISSION
William F. Grosser, Jr., Chairman
J ames McKim
Murl Richmond
Norbert Skelley
Delbert Miller, Secretary
W. W. Storey
G. N. Waddell
OTHER CITY OFFICIALS DURING
PROGRESS OF THE REPORT
Walter R. Leighton. . . . . . . . . . . . . . . . . . . Chairman, City Planning
and Zoning Commission
William F. Ryan 1. ...... .... .. ... .Members, City Planning and
H. C. Logan I Zoning Commission
C. E. Hawkes. .... .. .. .. .. .. .Former Superintendent of Schools
6
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
TABLE OF
Foreword Page No.
PART I General Considerations ... . . . . . . . . . . . . .. 9
History ........................... . . . . . . . . .. 9
Geographical Location ....................... 9
Site and Topography. . . . . . . . . .. . . .. . . . . . . . .. 9
Climate .................................... 11
Growth of Population ........................ 11
Racial Composition . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Distribution and Trend of Population ......... .12
Sources of Prosperity ....................... .12
Cultural and Recreational Advantages ........ .16
PART II Recommendations ..................... 17
Major and Minor Streets . . . . . . . . . . . . . . . . . . . . . . 17
Standards for Street & Pavement Widths.. . .. .17
Present Street Widths and Paved Streets. . . . . . 17
Block Lengths . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Major Street Plan .., . . . . . . . . . . . . . . . . . . . . . . .22
Detailed Description of Major Streets. . . . . . . . . . . 22
Broadway-U. S. Highway No. 81, By-Pass
Route ..................................22
Ninth Street. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22
Santa Fe Avenue-Claflin Avenue Route. . .. .24
East By-Pass Route, Ohio Avenue-
Riverside Avenue .......................24
Marymount Road . . . . . . . . . . . . . . . . . . . . . . . . . .24
Pacific Avenue-U. S. Highway No. 40. . . .. .24
North Avenue . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24
U. S. Highway No. 40 ......................24
State Street-Iron Avenue-Marymount
Road-Country Club Road Route. . . . . . . . . .24
South Street .............................. 24
Greeley Avenue..... . ... .. . . '" . . . .. .... .24
Crawford Avenue. .. .. .... . . ., . . .. .. . .... .24
Republic A venue .........................24
Cloud A venue ............................25
Parkways and Scenic Drives... .... . . .. .... .25
Schedule of Information on Proposed
Major Streets ...........................26
Highway Connections and By-Passes . . . . . . . . . .28
CONTENTS
Page No.
Street Accessories . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
Street Trees .............................. 30
Walks ................................... 30
Lighting Standards and Poles . . . . . . . . . . . . . . .32
Overhanging Signs . . . . . . . . . . . . . . . . . . . . . . . . 32
Off-Street Parking ........................... 33
Transit .....................................34
Transportation .............................. 36
Railroads ................................. 36
Inter City Bus and Truck Lines. . . . . . . . . . . . . .36
Aviation ................................. 36
Public Utilities .............................. 36
Public Property ............................. 36
Public Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Parks, Parkways and Recreational Areas. . . . . .42
The Value of Parks. . . . . . . . . . . . . . . . . . . . . .42
Park and Recreational Standards .......... 42
Existing Parks and Extensions ............44
Proposed Parks ... .......... ...... .... ..45
School Sites ..............................47
Accepted Standards in Site Selection. . . . . .47
Approved Standards for School Ground
Development ........................ .47
Present and Proposed Elementary Schools. .47
Other Public Properties ....................54
Private Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . .54
Zoning ................................... 54
Control of Land Plats ...................... 56
Housing ..................................57
PART III Procedure. .. .. ... . .. .. .. .. .. ... .... . .59
Priority of Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
Legislation .................................59
Conclusion .................................60
APPENDICES:
A. Planning and Zoning Enabling Act. . . . . . . . . .61
B. Establishment and Improvement of Public
Parking Stations .......................... 62
C. Off-Street Parking Stations ................ 63
D. Ordinance Providing for a City Planning
Commission ............................. 63
E. Zoning Ordinance ........................64
F. Rules for Land Platting ....................75
7
PLA TES
No. Title Page No.
1 Topographical Map. . . . . . . . . . . . . . . . . . . . . . . .10
2 Population Curves . . . . . . . . . . . . . . . . . . . . . . . . . 11
3 Distribution of Population ................. .12
4 Vacant Property .. . . . . . . . . . . . . . . . . . . . . . . . . .12
5 Building Permits ......................... .13
6 Typical Sections-Primary Major Streets. . . . . 18
7 Typical Sections-Secondary Major Streets. . .19
8 Typical Sections-Minor Streets ............20
9 Existing Street Widths .....................22
10 Existing Paved Streets .....................22
11 Major Street Plan . . . . . . . . . . . . . . . . . . . . . . . . . .23
12 District Highway Plan... . . . . . . . . . . . . . . . . . . .29
13 Off Street Parking .........................34
14 Existing Transit ...........................35
15 Railroad Property . . . . . . . . . . . . . . . . . . . . . . . . . .37
16 Water and Sewer Distribution. . . . . . . . . . . . . . .38
17 Civic Center Plan . . . . . . . . . . . . . . . . . . . . . . . . . .41
18 Typical Elementary School Ground .........48
19 Existing Elementary Schools . . . . . . . . . . . . . . . .49
20 Existing and Proposed Elementary Schools. . .50
21 High Schools ............................. 51
22 Plan for new Salina High School Site ........52
23 Zoning District Map . . . . . . . . . . . . . . . . . . . . . . . .55
24 Summary of Proposed Zoning Regulations. . . .57
8
TABLES
No. Title Page No.
I Per Capita Bank Deposits ................. .15
II Comparative Bank Deposits over Twenty
Year Period .............................. 15
III Postal Receipts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
IV Existing and Proposed Parks and Parkways. . . .44
ILLUSTRA TlONS
Title Page No.
Entrance to Memorial Hall. . . . . . . . . . . . . . . . . . . . .. 3
Grain Storage and Flour Milling. . . . . . . . . . . . . . . .14
Scenes in Central Business District. . . . . . . . . . . . . .21
View Along Smoky Hill River. . . . . . . . . . . . . . . . . .25
Trees in Local Business Center. . . . . . . . . . . . . . . . . . 30
Lack of Street Trees. . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
Tree Lined Streets. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31
Street Signs................................... 32
Public Parking Lots, Kansas City, Kansas. . . . . . . . . .33
U. S. Post Office and Fire Department. . . . . . . . . . . .39
Court House. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Highway No. 81 through Thomas Park. . . . . . . . . . . .43
Dry Creek Bordering Thomas Park. . . . . . . . . . . . . . .43
Garden in Oakdale Park. . . . . . . . . . . . . . . . . . . . . . . . 45
Smoky Hill River Valley. . . . . . . . . . . . . . . . . . . . . . . .46
Roosevelt Junior High School. .. .... . . .. . . . . .. . . .53
Views in Country Club Heights................ .58
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Pa rt 1 . . .
GENERAL
CONSIDERATIONS
HISTORY
Some of the earliest exploratory expeditions that
penetrated the western plains crossed the lands of
present Saline County. First Francisco de Coronado of
Spain came in 1541; DeBourgmont of France claimed
the area for his country in the early part of the eight-
eenth century; and later Zebulon Pike crossed its
rivers on his journey to the Rockies.
Many migratory Indians hunted buffalo and other
game on the Saline County hills and plains, and
among them were such tribes as the Cheyenne,
Arapahoe, Kiowa and Pawnee. Traces of their tem-
porary villages still exist.
In the spring of 1858 Colonel William A. Phillips,
a native of Scotland, and Alexander Campbell and
James Muir, Scotchmen from Lawrence, Kansas, jour-
neyed west to the Saline County area and followed
the Smoky Hill River to a point where it makes a great
bend to the south. Here they drove their stakes and
established a townsite of Saliena, named after the
salty waters of the Saline River. In later years this
name was changed to Salina. In 1859 Saline County
was officially organized by the Territorial Legislature,
and the same year Salina was incorporated, and
designated as the County seat.
To Colonel Phillips goes the credit of erecting the
first sawmill and grist mill, which industry later be-
came the city's leading activity.
In 1865 railroad surveyors began laying out the
route of the Kansas Pacific Railroad, west from the
then existing terminus at Topeka, and Colonel Phil-
lips soon convinced the railroad builders that the
Smoky Hill valley was the logical route to follow.
April 1867 the rails were completed to Salina, with a
great celebration and the beginning of a new era of
growth and development for the city. Soon another
pioneer, F. B. 1. Hanna, arrived with type and press
and began publishing the Herald, Salina's first news-
paper.
In 1870 Salina was designated as a city of the
third class, with a population of nearly one thousand.
During 1871 the Government Land Office was moved
from Junction City to Salina, and a new wave of
settlers arrived in the area. A steam powered flour
mill was opened in 1878, and numerous other in-
I
I
I
I
I
I
I
I
dustrial firms moved in, until by 1884 Salina had
become a grain storage and milling center, with ten
grain elevators, and three flour mills. 1886 saw the
completion of the Missouri Pacific, with the Chicago
Rock Island and Pacific and the Atchison, Topeka
and Santa Fe in the following year.
The decade preceding 1900 did not witness the
marked growth of the two previous ten year periods,
but following the damaging flood of 1903, industry
and trade became more firmly established.
From 1915 to 1920 there was another period of
vigorous expansion, this time brought about by wheat
belt prosperity during World War I. As a result,
Salina's population increased to 14,190.
GEOGRAPHICAL LOCATION
The City of Salina is located approximately fifty
miles west of the geographical center of the United
States. It is at the junction of two great transcontinental
highways, the Meridian Highway, United States No.
81, extending from Winnipeg, Canada to Mexico City;
and the east and west highway, United States No. 40.
Salina is also located on transcontinental railroad
lines.
SITE AND TOPOGRAPHY
Salina lies in the valley of the Smoky Hill River,
four miles southwest of the confluence of that stream
and the Saline River. For most part the city is very
flat. with the Smoky Hill River winding a course
through the eastern section, and thereby making a
large part of that area subject to overflow. Dry Creek,
located to the west and northwest, carries a wet
weather volume of water through Thomas Park on
the north to Mulberry Creek, and ultimately into the
Saline River. The combined capacity of these two
streams is inadequate to cope with abnormally heavy
rainy periods; therefore a study of levees for Salina
has been made by the U. S. Army Engineers. The top
of the Smoky Hill River bank is approximately 1220
feet above sea level. while the southwest corner of
the city rises to only 1235 feet. However, the extreme
eastern section of the city, lying east of the river,
rises sharply to about 1300 feet. Plate No. 1 shows
the topographical situation.
9
ro
PLATE NO. I-TOPOGRAPHICAL MAP
This map shows the flat topography of the main portion of Salina, and the
sluggish meander of the Smoky Hill River that retards excess water drainage.
It also shows the sharp rise to higher land on the east.
I
I
I
I
I
I
~oooo
E..",oooo
50000
"0000
I l,
~::J
~~..~
~ ~fof.c~
A.~ (f/J'f.
~ 6.."/,
., "..,
TO AL .~ ..
PC ..
PUL TIO ., N TIV W~ IT~.
-
.,
-IZ% '/.'
.,.) -
:;"'/ ..,~%
/
f F OREI GN BOR
-,
g . .
~ '/ . ~
~ """'l~
- -'))
~V NEGR
10000
9000
8000
7000
6000
SOOO
"000
30000
(.30000
20000
20000
10000
9000
8000
7000
8000
5000
4000
3000
2000
I
I
I
1000
'00
800
700
800
'"0
ADO
300
ZOO
I
I
I
I
I
100 1810 1180 18CJD 1900 1910 1920 1930 1940 19!tO 1960 1970 100
POPULATION CURVES
SALINA....KANSAS
THE CITY PLANNING AND ZONING C.OM....tS910N
HARE & HARE
GITY PLANNEA~ . KAN~AS CITY.. MISSOURI.
PLATE NO.2-POPULATION CURVES
This chart shows past and probable future population. It also shows
that there has been a continuous increase in total and native white
population since 1900: and a decline of foreign born and Negro
population from 1920 to 1940. Figures for 1950 are not available.
but presumably will follow the same trend. The chart shows a
probable total population of 31.000 to 39.000 in 1970.
I
I
I
I
I
I
I
I
CLIMATE
The climate of Salina is moderate, with an annual
mean temperature of 55.9 degrees. Although a high
of 118 degrees above. and a low of 31 degrees below
zero have been recorded, these extremes are uncom-
mon, but sharp changes in temperature occur quite
frequently in the winter between the growing sea-
sons. The ever changing seasons, typical of the mid-
dle west. are invigorating and healthful. The mean
temperature for January is 29.7 degrees, with the
mean temperature for July, 81 degrees. The average
precipitation is 27 inches. and the snowfall average
is 20.1 inches, both contributing factors in determin-
ing the growth and yield of crops in the area. The
growing season. which is from April 23 to October 16,
is longer than that of most wheat and com producing
states.
3000
2000
1000
.00
800
700
800
.00
.00
.00
..00
Temperature and Precipitation
The following temperature averages are from the
U. S. Weather Bureau Record of 33 years:
Maximwn Minimum
Spring-March-May 67.3 41.4
Summer-June-August 90.8 64.6
Autumn-September-November 70.1 44.7
Winter-December-February 43.3 19.8
Precipitation averages U. S. Weather Bureau record
for 47 years:
Spring
Summer
Autumn
Winter
7.70 inches
Il.l 0 inches
5.71 inches
2.43 inches
Average annual precipitation 26.94 inches
GROWTH OF POPULATION
It is a reasonable assumption that Salina is not
destined to be a metropolis. However, it is not un-
likely that with improved highways and other means
of transportation, it may enjoy a healthy and steady
increase in population. The purpose of the city plan
is not to provide for the needs of a large city. but
rather to provide for the convenience and enjoyment
of the present citizens and those who may reasonably
be expected in the future. The advantages resulting
from a carefully planned city will tend. to hold the
present population. as well as to attract additional
citizens.
The greatest growth of population, in percentage.
was in the decade between 1870 and 1880. as shown
on the graph, Population Curves, Plate No.2. This
increase was approximately 238.8 percent. The next
greatest percentage increase occurred between 1880
and 1890. when an increase of 97.7 percent was made.
Between 1890 and 1900 the only decrease in the his-
tory of the city occurred. However. it was very small.
amounting to only 1.2 percent. From 1900 to the
present time, a steady increase has been maintained,
with a population in 1950 of slightly over 26,000; and
from this progress it is reasonable to predict a future
increase of ten to twenty percent per decade. If a
twenty percent per decade increase were realized
until 1970, a population of appoximately 39.000 would
be reached. However, if the increase was but ten
percent per decade, the population in 1970 would be
about 31.000.
RACIAL COMPOSITION
Salina has always been a city of native Americans,
with the standard of living characteristic of our coun-
try. The foreign born, as well as the negro popula-
tion. has never been very great, and has varied only
a few hundred in the last fifty years. It is interesting
to note from Plate No. 2 that both foreign and negro
population are decreasing, while the native born
white is in a steady and rapid increase. For this
JJ
reason the negro population involves no major prob-
lem in the city's development. The present negro
population is concentrated chiefly in the northeast
section of the city.
DISTRIBUTION AND TREND OF
POPULA TION
The present distribution of population, as well as
the trend of growth, has an important bearing upon
all phases of the city development. A map has been
prepared giving the population distribution for Salina
(Plate No.3). This shows that the greatest density is
in the southwest section of the city. However, this
section shows no extreme concentration, and the
entire developed portion of the city, aside from busi-
ness and industrial sections, is fairly uniform.
The built-up or occupied areas are reflected by the
Vacant Property Map (Plate No.4). This map shows
the extent of vacant areas around the edge of the city,
the major ones being in the east and southeast sec-
tions, mostly on lower ground.
The trend of residential. business and industrial
development is shown graphically on Plate No.5,
by the location of structures for which building per-
-0'
SALINA. KANSAS
THE CITY PLANNING AND ZONING COWMISSION
"....[&101..."'1:
'0" ,~"'..(.s_ ....~us (In "'SlO".'
DISTRIBUTION
or
POPI,lLATtON
CAO' DOT .[~IIlE5[o.TS
T'oII'[....n."v( P[IUO"S
PLATE NO.3-DISTRIBUTION OF POPULATION
This map shows the greatest concentration of population to be in
the southwest section of the city. with a fairly uniform distribution
over the remainder of the city, except in business and industrial
districts.
J2
mits were issued between May 5, 1944 and May 5,
1949. ror permanent residences the trend is to the
south. However, considerable residential develop-
ment occurred in the northwest sector. It is gratifying
to note a filling in with residential structures of vacant
lots throughout the city. New business structures were
concentrated in the central business area and also
north of the railroad tracks.
SOURCES OF PROSPERITY
Located in the hard wheat land empire of America,
grain storage and flour milling are Salina's foremost
industries. Grain storage elevators have space for
6,000,000 bushels of wheat, while five large flour
mills have a daily capacity of 10,000 barrels. This
high figure places Salina sixth in America in the
production of flour.
Recognized as a wholesale and retail center for
central and northwest Kansas, products manufactured
in Salina include farm implements, playground equip-
ment, cement products, metal products. packing
house products. flour mill machinery, tents and awn-
ings, mattresses, le3.ther goods, brick and tile, har-
ness, furnaces, pumps, truck and trailer bodies. books.
.0,
SALINA' KANSAS
THE CITY PLANNING AND ZONING COUt.lISSION
VACANT
PROPERTY
.ur.C".....[..SIl<DIC...n:
".,VAT(l.10_(O
VACANT '.Of'[IIT,
WIT"'" TM(ClTY 1.1"'"
PLATE NO.4-VACANT PROPERTY
This map shows that the city is consistently built up, with little
vacant property except on the edges, being mostly lower or broken
land.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
~
CITY PLAN
-0'
,
SCALE
, (['
SALINA
KANSAS
l'iIIIlPAiIIIED
THE CITY PLANNING AND ZONING COMMISSION
HARE & HARE
CITy PLANNERS. KANSAS CITY, MISSOURI
IE
It.....
BUILDING PERMITS
MAY 5,1944- MAY 5,1949
RESIDENCE
APARTMENT X
'il
::1
BUSINESS
IN DUSTRY
CI
-
PLATE NO.5-BUILDING PERMITS
The trend of growth in Salina between 1944 and 1949 is shown graphically on
this map. The greater trends of residential growth were in the south and north-
west sections of the city. Business and industrial construction was mostly in
established districts, showing the advantages of zoning in the past.
J3
stationery. optical goods. etc. Salina is also a distribu-
tion center for automobilE:!s and supplies, trucks. farm
machinery, hardware, plumbing, electricaL lumber
and building supplies, feed. and similar products.
Salina's transportation needs are served by the
Union Pacific, Santa Fe. Missouri Pacific and Rock
Island Railroads. A convenient municipal airport ad-
joins the southeast edge of the city, with daily sche-
duled passenger flights on the Continental Air Lines,
as well as considerable private flying. Many highway
bus and transport lines carry additional passengers
and commodities on paved highways that connect
with the principal cities of the state and the United
States. .
The following tables show comparative figures for
per capita bank deposits. total bank deposits, and
postal receipts for Salina, in relation to nine other
cities .of comparable population in the region:
Table I Page 15
Table II Page 15
Table III Page 16
Table I shows that Salina stood eighth in per capita
deposits in 1930, but held third place in 1950.
Table II indicates that the percentage of increase in
bank deposits in Salina has been more than in most
of the other cities in this group during the period be-
tween 1930 and 1940, and was exceeded in only one
instance during the period 1940 to 1950.
Table III shows that Salina was fifth in this group
in percentage of increase in postal receipts between
1930 and 1950.
Salina is a leader in grain storage and flour milling.
14
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
TABLE I
PER CAPITA BANK DEPOSITS
Pop. Per Pop. Per Pop. Per
City 1930 Deposits Capita 1940 Deposits Capita 1950 Deposits Capita
KANSAS
Coffeyville 16,188 4,017,880 248.20 17,355 4,983,000 287.12 17,114 13,957,000 815.53
Leavenworth 17.449 8,849,910 507.18 19,220 6,550,000 340.79 20,543 15,984,000 778.07
Pittsburg 18,051 6,006,360 332.74 17,571 4,770,000 271.47 19,371 16,320,000 842.49
SALINA 20,156 5,698.460 282.71 21.073 6,835,000 324.34 26,141 30,258,000 1157.49
MISSOURI
Columbia 14,962 4.417,240 295.23 18,399 7,028,000 381.97 31.731 26,080,000 821.90
Sedalia 20,806 5,019.460 241.25 20.428 4,202,000 205.69 20,269 15,671.000 773.15
NEBRASKA
Grand Island 18,041 8,768.430 486.02 19,130 8,022,000 419.34 22,835 27,329,000 1196.80
Hastings 15.487 5.427,280 350.00 15,145 4,024,000 265.69 20,108 18,865,000 938.18
OKLAHOMA
Bartlesville 14,745 9,735.420 660.25 16,267 12,594,000 774.20 19,262 42,234,000 2192.60
Pone a City 15,833 4,549,870 287.36 16,794 5,015,000 298.02 20,185 20,384,000 1009.85
TABLE II
COMPARATIVE BANK DEPOSITS OVER TWENTY-YEAR PERIOD
Percentage Percentage
of Increase/ of Increase/
Decrease Decrease
City 1930 1935 1940 1945 1950 1930-1940 1940-1950
KANSAS
Coffeyville 4,017,880 3.419,000 4,983,000 15,041,000 13,957,000 24% 180%
Leavenworth 8,849,910 6,686,000 6,550,000 14,380,000 15,984,000 -25% 144%
Pittsburgh 6,006,360 3,960,000 4,770,000 14,329,000 16,320,000 -20% 242%
SALINA 5,698.460 5,881.000 6,835,000 24,772,000 30,258,000 19% 342%
MISSOURI
Columbia 4,417,240 4,556,000 7,028,000 17.496,000 26,080,000 59% 271%
Sedalia 5,019,460 2,613,000 4,202,000 12,868,000 15,671.000 -16% 272%
NEBRASKA
Grand Island 8,768.430 8,531.000 8,022,000 22,750,000 27,329,000 - 8% 240%
Hastings 5.427,280 3.465,000 4,024,000 18,669,000 18,865,000 -25% 368%
OKLAHOMA
Bartlesville 9,735.420 9,046,000 12,594,000 27,166,000 42,234,000 29% 235%
Pone a City 4,549,870 6,390,000 5.015,000 14.470,000 20,384,000 10% 306%
15
TABLE III
POSTAL RECEIPTS
% Increase
in Postal
Pop. Postal Per Pop. Postal Per Pop. Postal Per Receipts
City 1930 Receipts Capita 1940 Receipts Capita 1950 Receipts Capita 1930/1950
KANSAS
Coffeyville 16,188 77,874.27 4.81 17,355 77,690.81 4.47 17.114 138,662.15 8.10 78%
Leavenworth 17.449 77,617.00 4.44 19,220 83,285.57 4.33 20,543 134.481.47 6.54 73%
Pittsburg 18,051 93,578.92 5.18 17,571 97,898.04 5.57 19,371 181.404.66 9.36 93%
SALINA 20,156 215,305.79 10.68 21,073 183,292.77 8.69 26,141 403,704.26 15.44 87%
MISSOURI
Columbia 14,962 157.482.48 10.52 18,399 227.457.84 12.36 31,731 491,819.83 15.49 212%
Sedalia 20,806 121,036.25 5.81 20.428 117,922.64 5.77 20,269 210.417.34 10.38 73%
NEBRASKA
Grand Island 18,041 152,801.00 8.46 19,130 155,969.00 8.15 22,835 308,213.87 13.49 101%
Hastings 15.487 134,674.22 8.69 15,145 143,068.17 9.44 20,108 236.648.37 11.76 75%
OKLAHOMA
Bartlesville 14,745 165,170.11 11.20 16,267 158,587.33 9.74 19,262 304,750.54 15.82 84%
Ponca City 15,833 91,756.29* 5.79 16,794 120,143.49 7.15 20,185 223,583.90 11.07 143%
*Postal Receipts for 1931.
CULTURAL AND RECREATIONAL
ADVANTAGES
In addition to the system of public schools of ele-
mentary and high school grades. hereafter discussed
under "Schools", and one parochial school, Salina
ranks high in additional educational opportunities
offered by: St. John's Military Academy, with its fifty
acre campus, founded in 1887; Marymount College,
a Roman Catholic boarding school for girls, estab-
lished in 1922 by the Sisters of St. Joseph; and Kansas
Wesleyan University, a coeducational Methodist in-
stitution.
There are a great number of churches in the city,
representing almost every denomination. Many of
the churches have modern, well equipped buildings,
J6
and are carrying on comprehensive programs of re-
ligious activities.
Recreational opportunities are provided in Salina's
beautiful parks and swimming pools. and boating on
the Smoky Hill River. The present park facilities
comprise about 175 acres. Supervised summer recre-
ation at elementary school grounds is provided, with
two soft ball fields lighted for evening play. For those
who like professional baseball, the Salina Blue Jays
use the lighted athletic field in the fairground part of
Kenwood Park in the summer. A lighted football
field is maintained in Kenwood Park in addition to
the professional baseball field.
For the golf enthusiasts, their needs are partially
met at two private eighteen hole courses, the Salina
Country Club, and Northview Country Club.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Pa rt 2...
RECOMMENDATIONS
In Part I of this report, data and plans are presented
showing existing conditions in Salina. Part II will give
recommendations for the improvement of the city.
These recommendations will be classified under
three main topics: (1) Circulation and Communication:
Streets, Bus and Truck Routes. and Railroads; (2) Pub-
lic Property: Public Buildings, Parks. Recreational
Areas, and Schools; and (3) Private Property: Zoning
and Control of Land Plats, and Housing.
,MAJOR AND MINOR STREETS
The purpose of a system of major thoroughfares is
to provide. on designated through arteries, for the
ever increasing number of motor vehicles. These
streets should be of adequate width and direct align-
ment. and should be properly spaced throughout the
street system. On such streets through traffic can
flow efficiently under proper controL and thus relieve
minor streets of all except local traffic. Minor resi-
dential streets, thus freed from unnecessary traffic.
become more quiet, as well as safer.
Traffic controls by means of stop signs, stop lights,
and parking limitations, can increase vehicular flow,
and in some cases avoid expensive widenings, but
such control should be based upon a comprehensive
major street plan.
The principal function of minor streets is to provide
access to private property within the various neigh-
borhoods. Such streets can be developed with less
expensive types of paving and curbs than that re-
quired for major thoroughfares. but a city cannot be
considered satisfactorily improved until all the streets
in the developed areas are provided with paving,
curbs and storm water sewers.
I
I
I
I
I
I
I
I
Standards for Street and
Pavement Widths
The Typical Street Sections, Plates Nos. 6, 7, and 8,
show the proposed arrangement of roadways, walks
and other features in the various classes of streets.
Recommendations made for roadway widths are
based on lines of traffic. Eight feet is used as the
width required for parallel parked vehicles and ten
feet for moving vehicles. On high speed highways
outside the city, eleven or twelve feet is needed.
In most cities a twenty-six foot paving, providing
three lanes-one moving and two parked-is con-
sidered sufficient for purely local streets in detached
residence districts; however in Salina the established
minimum for such streets is thirty-two feet. This width
provides for four lanes instead of three-two seven
foot lanes for parking and two nine foot lanes for
moving traffic. While these lane widths are slightly
below the recommended standards, experience
proves that they operate with reasonable satisfaction
on minor streets, and the extra lane has advantages
at times. This standard has therefore been adopted
in this report. In some cases less than thirty-two feet,
without curb, will serve in outlying areas, until the
development justifies widening. Any street that will
carry through traffic, or will be apt to have apartments
or multiple houses, should provide a minimum of
four lanes of standard width, or thirty-six to forty feet
for the roadway.
Major streets, requiring roadways of greater width
than needed for local traffic, should provide an even
number of lanes. Thirty-six feet will allow for two
moving and two parked lanes; or forty feet will pro-
vide four moving lanes. Fifty-six feet will provide for
two lines of parked vehicles, and four lanes for mov-
ing traffic between. This is a desirable minimum for
business districts. Salina is fortunate in having all
streets in and adjacent to the central business district,
and the North Salina business district, as well as the
light and heavy industrial areas adjoining, of suf-
ficient width to handle normal traffic in all areas.
Present Street Widths and Paved Streets
The width of a street is the distance between prop-
erty lines. as distinct from the paving or roadway
width. As shown on the plan of "Existing Street
Widths", Plate No.9, Salina fortunately has in almost
all cases streets of sufficient width to allow for the
construction of roadways wide enough to take care
of traffic needs, and proper provision for walks and
trees. In a few cases isolated sections of unnecessarily
wide streets show lack of coordinated planning in
the past.
The pattern of existing paving is shown on Plate
No. 10. In general the older sections of the city are
served better than the newer developments. This "Ex-
isting Paved Streets" map shows many improved
streets in north, east and southwest sections.
Present paving should not be allowed to influence
the location of major streets, for they should be
planned so as to serve adequately the traffic needs of
the city as a whole. regardless of present conditions.
J7
TYPIC^l 5TREET
5ECTION5
SALINA KANSAS
PREPARED rOR
THE CITY PLANNING AND ZONING COMMISSION
HARE & HARE
CITY PLANNERS KANSAS CITY, MISSOURI
MAJOR
STREETS
I" t
f
Ie'
, , 0' 0" 0' e't ''j
- 10 - to ;;~l --I --I --, I
100'
100fOOT PRIMARY THOROUGHfARE
100 fOOT PR I MAR V THOROUGHfAR E
40 rOOT 'AVING WHERE PARKING NOT REQUIRED
IN
RESIDENTIAL
DISTRICT
80 fOOT PRIMARV THOROUGHfARE
40 fOOT PAVINe; WHERE PARMING NOT REQUIREP
e LANES
e+~le'+ 10'+IO'--l-lo+lo'-Te'~4-.+-",--.J
12' . ~15' T 12'1 -I
eo'
...
80fOOT PRIMARV THOROUGHfARE
IN LOCAL BUSINESS DISTRICT
PLATE NO.6-TYPICAL SECTIONS-PRIMARY MAJOR STREETS
This drawing shows typical cross sections for the development of major streets,
both in residential and business districts. It is based on lane widths of ten feet
for moving traffic and eight feet for parking.
18
I
I
I
TYPICAL STREET
SECTIONS
SALINA
KANSAS
I
PAEPAREO fOR
THE CITY PLANNING AND ZONING COMMISSION
I
HARE & HARE
CITY PLANNERS, KANSAS CITY, MISSOURI
MAJOR
STREETS
I
I
I
TR[[S SPACED
ALTERNATELY
IN ROWS
I
BY PASS ROUTE
I
I
.......~"
I
~.~~::-- 1I~13' -15:'0:.:-. . IO'-IO'--:-1!I'''O'rll~13'--4..-l!l'
ZO~22'- 315~.O__20:22'
eo'
80 FOOT SECONDARY THOROUGHFARE
IN RESIDENTIAL DISTRICT
I
...:.~
" .
4 .... ,
~.
" .j
I
I
60 TO 70 FOOT SECONDARY THOROUGHFARE
I
I
p'->o'=-+ e'
16'-)8'
60 TO '00 FOOT SECONDARY THOROUGHFARE
IN SPARSLY DEVELOPED AREAS
2 LANES
I
I
I
PLATE NO.7-TYPICAL SECTIONS-SECONDARY MAJOR STREETS
This drawinq shows typical cross sections for the development of Secondary
Major Streets.
I
19
I
TYPICAL STREET SECTIONS
SALI N A
KANSAS
PREPARED
THE CITY PLANNING AND ZONING COMMISSION
HARE&. HARE
CITY PLANNERS. KANSAS CITY, MISSOURI
MINOR
R ESI DENTIAL
STREETS
TVPICAL 60T070 FOOT STREET
ONE AND TWO fAtr.lILY House DISTRICTS
.~~ .-,~'
.... . ,.' I"'"
'~I ~......~'. _;
"'......IlI."x<
1 .,<-
j.... _.~-~.
.- .~ .'a-:'-A.' <....,.;.':'.~A ,-" ~,-
TVPICAL eoTo80 FOOT STREET
APARTMENT DISTRICTS
PLATE NO.8-TYPICAL SECTION-MINOR STREETS
This drawing shows typical cross sections for the development of minor resi-
dential streets. A thirty-two foot paving is the minimum for local traHic in single
family districts, regardless of width of right of way. In apartment districts or on
streets carrying more than local traffic. a thirty-six foot paving is desirable.
20
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Scenes in the Central Business District. showing ample street width.
21
C'Typ!.....,.
{).
SALINA' KAN SAS
THE CITY PLANNING AND ZONING COMMISSION
,....ltt..,....ItE
C'Ty..L......I..s, ......,... c.n_ ..'no.....'
EXISTING
STREET WIDTHS
&0 TO .. nET
TOTO'" 'UT
80'E[TOItOvtlt _
PLATE NO.9-EXISTING STREET WIDTHS
Street widths. that is the distance between property lines. are in
almost all cases sufficient to allow the construction of paying of
adequate width to meet traffic needs. toqether with proper provision
for walks and trees.
Block Lengths
Block lengths in several sections of Salina are
greater than in most cities. This is an advantage in
the residential areas, where even larger blocks would
be in conformity with present practice. However, in
the central business district shorter blocks would
provide more corner locations and better circulation
between adjacent streets, thus tending to a better
integrated district. However, the cost of additional
cross streets at this time would be very great, and
probably not worth the advantages of better circula-
tion and more corner locations.
Major Street Plan
The Major Street pattern, as shown on Plate No. II,
when developed. will do much to improve traffic
conditions in Salina. This plan shows a comprehen-
sive system of main traffic routes, including highway
by-passes with indications for streets of sufficient
width, streets to be widened, and streets to be opened.
It also shows the relation of these streets to present
and proposed parks and other public or semi-public
property.
22
DETAILED DESCRIPTION OF MAJOR
STREETS
Broadway - U. S. Highway No. 81
By-Pass Route
This thoroughfare is an important by-pass route
for heavy traffic not wishing to go through the central
area of the city. At the present time it is known as
U. S. Highway No. 81 By-Pass. For most of the dis-
tance, the right of way is of sufficient width. However,
it is recommended that a dual roadway, twenty-four
feet each in width, with a six foot medial strip, be
constructed from Walnut Street south and south-
east to Ninth Street. This dual roadway, together
with provisions for limited access from private prop-
erty would facilitate the movement of heavy traffic
for the major portion of this thoroughfare.
Ninth Street
This street is the only continuous north and south
artery entirely through the city. For a short distance
it borders the central business area, and therefore
serves as the main relief route for Santa Fe Avenue.
The right of way is of sufficient width, except for a
section that passes through the proposed local busi-
-0.
SALINA' KANSAS
THE CITY PLANNING AND ZONING COMMISSION
c,n .........!=....~.~.:~ltctn., ..'no.....'
EXI STING
PAVED STREETS
-
~
PLATE NO. IO-EXISTING PAVED STREETS
This map shows that the existing paved streets are generally in the
older sections of the city. Additional paying will be required to
serve the newer neighborhoods. Some new paYing is being com-
pleted in these new residential areas.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CITY PLAN
WOE
,
'0 - I - _~ALl9i1~,...:. .~ AN S AS
~~~ TH E CITY PLANNING AND ZONING COMM I SSION
<::.<::. II! HARE & HARE
C)(;:) ,-.TV PLANNERS KANSAS CtTY MISSOURI
<::.<::. I
<::.<::.
<::.~
~~
~
5 C ALe:
~\I:
\'#
/"" .,'. '
~
~ \~.
I;:,
'~I
:.~,
',II,
AVl.
~
Z
,
o
z
.
K
.
Z
MAJOR STREETS
OF SUFFICIENT WIDTH _
TO BE WIDENED -=-=--:
TO BE OPENED C:U:::U::~C1
PARKS ETC.
EXISTING PARKS r.'.~:::.::::~
PROPOSp~ORK~~~;S AND ~
OTHER EXISTING PUBl.IC OR
SEMI-PUBLIC PROPERTY"
PLATE NO. II-MAJOR STREET PLAN
This map shows a proposed comprehensive system of major streets and high-
ways; also the relation of these streets to present and proposed parks and other
public and semi-public property.
23
ness district immediately north of Cloud Street. It is
recommended, however, that the paving width be
standardized in accordance with the schedule.
Santa Fe Avenue - Claflin Avenue Route
Santa Fe Avenue is the main north and south artery
through the central business area. From Pacific A ve-
nue on the north to Claflin A venue on the south, it
is designated as a major street. The right of way is
sufficient, and in most cJ.ses the paving is wide
enough. However, because of delays and congestion,
due to train movements and switching on the numer-
ous tracks between Lincoln A venue and Pine Street,
it is recommended that a grade separation be con-
structed. Because of the obstruction of Santa Fe Ave-
nue at the south end by the Kansas Wesleyan Uni-
versity, Claflin Street is used as a connection to Ninth
Street. The paving on Claflin should be widened to
fifty-six feet.
East By-Pass Route
Ohio Avenue-Riverside Avenue
In order to provide a route which would by-pass
the business district on the east, and provide a much
needed north and south connection in the easterly
section of the city, it is recommended that a new
thoroughfare be constructed starting at Ninth Street
immediately north of Thomas Park, and progressing
southeast through open territory to Ohio A venue. This
route would then follow Ohio A venue to Greeley
Avenue, and thence through open land to Riverside
Avenue, following this street approximately four
blocks to the south. The completion of the by-pass
route would be on a diagonal to the southwest to
intersect with. Highway No. 81. This thoroughfare
should be one hundred feet in width throughout, and
should provide two 24 foot pavings, with a six-foot
medial strip. A by-pass route of this type would not
only serve to relieve the traffic on the downtown
streets, but would also serve as a connection to
Highway No. 40.
Marymount Road
This secondary thoroughfare starts immediately
south of the Country Club near the east side of the
city, and runs south past Crawford Avenue. It pro-
vides a connection between several east and west
major streets.
Pacific Avenue - U. S. Highway No. 40
One of the most heavily traveled streets of Salina
is the portion of Pacific Avenue through the north
section of the city, which is the route of U. S. High-
way No. 40. The right of way should be widened from
Front Street east into the county, with two 24 foot
pavings, and a six foot medial strip. The paving from
Ninth Street to Front Street, being bordered by busi-
ness on both sides, should be widened to fifty-six feet.
North Avenue
North Avenue is an important east and west street,
although it is quite congested and indirect in the
vicinity of the railroad tracks and industrial activities
24
near Ninth Street. It is, however, recommended that
although the right of way cannot be widened, the
paving width be widened, as indicated by the sche-
dule, and the traffic controlled by parking regulations.
U. S. Highway No. 40
This route has been partially covered as a combina-
tion of Broadway and Pacific Avenue for most of the
distance through the city. However, the segment
lying west of the city and running northeast from
State Street to Broadway, should be developed with
two 24 foot pavings and a six foot medial strip. This
development, together with that mentioned under
the discussion of Pacific A venue, would provide dual
roadways.
State Street -Iron Avenue - Marymount
Road - County Club Road Route
This is the most centrally located east and west
thoroughfare throughout the entire city, since it passes
through the heart of the central business area. It now
carries considerable traffic, not only from west of the
city, but also from the east. For most of the distance
the right of way is of sufficient width, but paving
widths are inadequate. Beginning at the intersection
of State Street and Highway No. 40, this route follows
State Street east to College Street, where a diagonal
is recommended to the southeast to an intersection
with Iron Avenue. This diagonal route would facilitate
the movement of traffic by eliminating the present
right angle turns. The two places recommended for
widening along this route are in the vicinity of the
recommended business zones, one near Broadway,
and one near Delaware A venue.
South Street
South. Street would form a secondary east and west
thoroughfare through a portion of the city, and should
be developed with a thirty-six foot paving throughout.
Between U. S. Highway No. 81 By-Pass and the Mis-
souri Pacific Railroad tracks, the street should be
opened to a width of eighty feet.
Greeley Avenue
Greeley A venue, lying in the east section of the
city, would be a secondary thoroughfare connecting
the East By-Pass Route with Marymount Road. The
right of way should be widened to sixty feet, and a
thirty-six foot paving constructed.
Crawford Avenue
Crawford Avenue, like Iron Avenue, is a continu-
ous east and west route through the city. Since most
of this route is in residential areas, it is not recom-
mended that any extensive widening be done. How-
ever, a paving, as shown on the major street schedule,
should be constructed.
Republic Avenue
Republic A venue is a secondary east and west
thoroughfare through the city, and is located in the
south residential section. It is of sufficient width. How-
ever, the varied widths of paving should be standard-
ized.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Cloud Avenue
Cloud Avenue is a secondary connection between
U. S. Highway No. 81 By-Pass and the recommended
East By-Pass. At the present time it is not paved. This
should be done in accordance with recommended
widths.
Parkways and Scenic Drives
While parks and recreational areas are covered in
another part of this report, boulevards and parkways
are so closely related to the main thoroughfares that
they are discussed at this point.
Scenic Drives
Salina now lacks scenic drives connecting the
major park areas. A proposed route for such a drive
is partially shown on the Major Street Plan, Plate No.
II. This route. following in part existing streets, would
preserve or reclaim, and make available the natural
beauty of the stream. which is one of the important
assets of Salina. It is more fully described as follows:
Starting at the east end of Johnstown Avenue and the
Smoky Hill River; thence northwesterly along the
river to Elm Street at Ohio; thence following Elm
Street and Des Moines A venue. to miss some new
houses; thence along Riverside Boulevard to River-
side Park; thence south on Oakdale Avenue to Elm
Street; thence along the Smoky Hill River (to be
opened) to Ash and Front Streets. Throughout this
section of the route, any privately owned land be-
tween the platted streets and the southerly bank of
the river should be acquired, as well as a narrow
strip along the northerly bank for protection of the
scenery. At Elm Street and Des Moines Avenue.
where new houses will interfere with the location of
the drive adjacent to the river, the immediate bank
of the river should be controlled. From Ash and Front
Streets, the route would proceed south on Front to
Oakdale Park entrance; thence looping through Oak-
dale Park to the east end of Oakdale Drive; thence
over the bridge into Kenwood Park, and through Ken-
wood Park to Center Street exit; thence southerly on
Front Street to a point approximately three hundred
feet south of Prescott; thence easterly along Smoky
Hill River in proposed park land to Crawford Avenue
bridge; thence along easterly and northerly side of
river past the east proposed by-pass and returning to
this by-pass near Stack Avenue; thence north to a
point approximately one hundred fifty feet south of
Gypsum Avenue; thence west on new right of way
to Kansas Avenue; thence on Smoky Hill Drive to
Oakdale or Kenwood Parks. The length of such scenic
route would be about eight miles. There are numer-
ous possibilities for detailed design to develop the
beauty of this project.
View along The Smoky Hill River southeast from Ohio Street-a part of the proposed Scenic Drive.
25
SCHEDULE OF INFORMATION ON PROPOSED MAJOR STREETS
Street
Broadway-U. S.
Highway No. 81
By-Pass Route
Ninth S1.
Santa Fe Ave.-
Claflin Ave.
Route
26
Location
Street Width Roadway Width
Present Proposed Present Proposed
From Pacific Ave. and
Ninth S1. to N. end of
viaduct at Logan S1. 80
Across viaduct to Ash S1. 80
To 100' S. of State S1. 70
To 100' S. of Marietta Ave. 70
To Walnut S1. 70
South and Southeast to
2200' south of city limits 100
City limits to
75' N. of Inez Ave. 80
Antrim Ave. 80
To 100' N. of Pacific 80
To 200' S. of Woodland Ave. 80
To Elm S1. 80
To 100' N. of Ash 90
To State St. 90
To Iron Ave. 74
To 100' S. of Iron Ave. 78
To Walnut St. 78
To South S1. 80
To 200' N. of Cra,wford Ave. 64
To 150' S. of Crawford Ave. 64
To Republic Ave. 65
To Alley S. of Jewell Ave. 70
To Cloud Ave. (City Limits) 70
to Intersection with
No. 81 By-Pass 60
From Pacific Ave. to
proposed viaduct 100' N.
of Lincoln Ave.
Across viaduct to
100' S. of Pine S1.
To 310' S. of South S1.
To Claflin Ave.
On Claflin Ave. to
Highland Ave.
To Ninth S1.
100
100
100
100
110
110
80
8)
70
70
80
100
80
80
tJO
80
80
90
90
74
78
78
80
64
80
65
70
80
60
100
100
100
100
110
110
40
40
40
20
20
20
46.5
46.5
46.5
46.5
46.5
46.5
46.5
36.3
36
36
36
36
36
36
36
35-36
20
67.3
67.3
60.3
60.3
60
37
56
40
56
56
56
2-24' paving 6' m:::dial strip
46.5
56
46.5
56
46.5
46.5
56
56
56
36
36
36
56
36
36
56
40
76
40 on viaduct 2-20 on grade
76
60.3
60
56
I
I
Street Width Roadway Width
I Street Location Present Proposed Present Proposed
East By-Pass From 500' N. of Thomas Park
I Route-Ohio Ave.- on Ninth St., S.E. on a
Riverside Ave. reverse curve to Ohio Ave. Not open 100 Not paved 2-24 paving S' medial strip
To U.P. R.R. Tracks 50 100 Not paved 2-24 paving S' medial strip
I To Woodland Ave. Not open 100 Notpavej 2-24 paving S' medial strip
To North Ave. 50 100 Not paved 2-24 paving S' medial strip
To Ash St. 70 100 Not paved 2-24 paving S' medial strip
I To Gypsum Ave. 70 100 37 2-24 paving S' medial strip
To Greely Ave. 70 100 Not paved 2-24 paving S' medial strip
I To Republic Ave. and
Riverside Ave. Not open 100 Not pave:! 2-24 paving S' medial strip
To 250' S. of Ellsworth Ave. 40 100 Not paved 2-24 paving S' medial strip
I To Cloud Ave. Not open 100 Not paved 2-24 paving S' medial strip
S.W. on reverse curve
to U. S. Highway No. 81 Not open 100 Not paved 2-24 paving S' medial strip
I Marymount From Iron Ave.
Road to Crawford Ave. SO SO Not paved 24
South into County SO SO Not paved 24
I Pacific A ve.- Ninth St. to Front St. 80 80 40 5S
U. S. Highway To Ohio Ave. SO 100 20 2-24 paving S' medial strip
No. 40 East one mile on
I Highway No. 40 50 80 20 2-24 paving S' medial strip
North Ave. West of City Limits
I to U. S. No. 40 80 80 20 24
To Broadway 80 100 20 2-24 paving S' medial strip
To 13th St. 80 80 20 40
I To 11th St. 80 80 40.2 40.2
To Santa Fe Ave. 70 70 Variable 40
To Front St. 80 80 Variable 40
I To M.P. R.R. Tracks 75 75 32 40
To Ohio (City Limits) 75 75 Not paved 40
I East one mile SO SO Not paved 24
State St.- From U. S. Highway
Iron A ve.- No. 40 to Dry Creek SS SS 20 40
I Marymount Rd.- To Clark SI. S8 80 3S.l 5S
Country Club To West Place S8 S8 3S.1 40
Road Route To ISO' ::!:: E. of College St. 80 80 36.1 40
I S.E. to Iron Ave.
lOa' ::!:: W. of Baker St. Not open 80 Not paved 40
To 9th St. 100 100 42 42
I To Front St. 100 100 SO SO
To Delaware Ave. 70 70 37.3 37.3
I To ISO' E. of Wisconsin Ave. 70 80 20 56
To Marymount Road 70 70 20 40
N. on Marymount Road
I to Country Club Road SO SO 18 36
E. on Country Club Road
to Hilldale Road SO SO 18 3S
I 27
I
Street Width Roadway Width
Street Location Present Proposed Present Proposed
South St. No. 81 By-Pass to M.P. RR
Tracks (City Limits) Not open 70 Not paved 36
To Baker St. 62 62 30 36
To 12th St. 71 71 30 36
To 10th St. 64 64 30 36
To 9th St. 58 58 30 36
To 8th St. 80 80 30 36
To Santa Fe St. 80 80 37 37
Greely Ave. Ohio to Marymount Road 40 60 Not paved 36
Crawford Ave. From U. S. No. 81 By-Pass to
M.P. RR. Tracks(CityLimits) 60 80 Not paved 40
To Phillips St. 65 80 34.2 56
To 9th St. 65 65 34.2 34.2
To 4th St. 73 73 34.2 34.2
To Front St. 73 73 Not paved 36
To Proposed East By-Pass-
Ext. of Ohio Ave. 60 60 Not paved 36
To Marymount Road 60 60 Not paved 24
Republic Ave. From U. S. No. 81 By-Pass to
M.P. RR. Tracks (City Limits) 81 81 Not paved 36
To 10th St. 81 81 32 36
To 9th St. 64 64 32 36
To Highland Ave. 68 68 32 36
To Santa Fe Ave. 33 60 27 36
To 4th St. 78 78 37 37
To Quincy St. 63 63 37 37
To Front St. (City Limits) 63 63 Not paved 36
To Forest Ave. 53 60 Not paved 36
To Riverside Ave. 33 60 Not paved 36
Cloud Ave. U.S. No. 81 By-Pass to 9th St. 50 60 Not paved 36
To Junction with proposed
East By-Pass Route 61 61 Not paved 36
U. S. Highway From West of City Limits
No. 40 to North Ave. 80 100 20 2-24 paving 6' medial strip
HIGHWAY CONNECTIONS AND
BY-PASSES
In the detailed descriptions of major streets, certain
connections with U. S., State, and County Highways
are mentioned. The District Highway Plan, Plate No.
12, shows these connections, with recommendations
for through truck routes.
At the present time much through truck and pas-
senger motor car traffic uses the U. S. Highway No. 81
by-pass west of Salina. This route carries all through
highway traffic to the intersection of Broadway, Ninth
Street and Pacific Avenue. Northbound traffic on U. S.
28
Highway No. 81 flows north on Ninth Street. and east-
bound U. S. Highway No. 40 traffic out Pacific Ave-
nue. Southbound traffic follows Broadway over the
viaduct. and thence down U. S. Highway No. 81
by-pass route. Westbound traffic follows Broadway
to North Street, thence west on North Street and on
out on U. S. Highway No. 40.
The proposed East By-pass route, if constructed,
will ease the traffic congestion in the North Salina
general business center somewhat. It will eliminate
nearly all through traffic from the south, and all east-
bound and southbound traffic from the north. West
bound traffic from the north and east-west traffic on
I
I
I
I
I
I
I
I
I
I
I
I
I
I
DISTRICT
MAP
I
I
I
I
I
I
I
I
SALINA ·
KAN SAS
HARE & HARE
CITY PLANNERS
KANSAS CITY MISSOURI
N
0 0 5 II
SCALE
IN MIL E 5
DISTRICT ROAD
RECOMMENDATIONS
-0-0-
FEDERAL AND STATE
HIGHWAYS
OTHER IMPORTANT
ROADS
PROPOSED ROADS
THROUGH TRUCK
ROUTES
--......
..............~ .
PLATE NO. 12-DISTRICT HIGHWAY PLAN
On the District Highway Map above, existing and recommended by-pass
routes are shown. The proposed East By-pass route will eliminate a large per-
centage of the traffic congestion, from the North Salina, Broadway, Ninth Street
and Pacific A venue intersection.
29
u. S. Highway No. 40 will continue to flow through
the Broadway, Ninth Street. Pacific Avenue inter-
section.
STREET ACCESSORIES
In addition to fulfilling their utilitarian functions,
streets have a great effect on the general appearance
of the city. Orderly development of roadways, grass
parking strips, walks and street trees, and the design
of lighting poles and other accessories, are most
important.
Street Trees
Street trees are an essential requirement for the
residential streets, and are being used more ex-
tensively in outlying business districts. Therefore
ample space should be allowed for planting such
trees, either in grass strips between walk and curb
in the residential areas, or in openings in walks in
local business districts. Except in the case of informal
parkways, street trees should be of a uniform species
and spacing throughout a street. and should be of
a variety which can be trimmed high enough to
permit light and air to reach the sidewalk and the
street. and not interfere with the street lighting or
views out from houses and stores. Except in unusual
cases, shrubbery should be eliminated from the
spaces between the curbs and walks. Good results
can be accomplished only through control by the
city of all planting on public right of ways. The city
should allow no planting, removal or trimming of
street trees, or any other planting on the street right
of ways, without a permit.
In Salina many of the older residential streets are
well planted with rows of street trees which have
reached maturity, and add dignity and beauty to the
city. These trees have usually been planted close
to the sidewalks, and consequently the rows on each
side are far enough apart to make a wide shaded
avenue. Early residents of the city are to be com-
mended upon their foresight in such planting. The
value of street trees is illustrated by the accompany-
ing pictures. In opening new sections of the city,
uniform street tree planting should be required, and
in the older districts the trees should be carefully
maintained and vacancies filled.
Walks
The city should exercise control of the material of
sidewalks, as well as their width and their grade in
.
30
Trees are an asset to a local business center.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
The lack of street trees qives a barren effect to an otherwise orderly residential development.
Any neiqhborhood would be proud of a tree lined street such as this.
3'
relation to the grade of the street. Breaks in walk
grades, materiaL or width, give a patchwork effect
to a street, and for this reason uniform standards
should be adopted for the various classes of streets.
The location and width of walks for various classes
of streets are shown on Plates 6, 7, and 8, Street
Cross Sections.
Lighting Standards and Poles
Lighting standards are the most common street ac-
cessory. Simple, dignified designs are available, and
are generally no more expensive than the less de-
sirable ones. Wherever practicable, electric light and
telephone wires should be consolidated onto one set
of poles. Light and telephone poles should be placed
in alleys, or in residential districts where there are no
alleys these poles should be placed on easements
along the rear property lines wherever possible. In
this way the trees in residential streets will not be
damaged by the cutting normally necessary to clear
the wires.
Overhanging signs of this character should be controlled to avoid
a confused and ugly appearance.
32
Overhanging Signs
Overhead signs in business districts can detract
much from the appearance of a city, making the
streets appear narrow and cluttered, and such struc-
tures may be dangerous under certain weather con-
ditions. The competition between signs, each at-
tempting to attract attention from others, by size or
spectacular appearance, with one sign blanketing
another, tends to defeat the very purpose for which
they are erected. There is no inherent right to place
such signs over public land, and therefore the com-
munity retains full power of control. If allowed, they
should be under strict control as to size, extension and
structural stability. A municipal art commission, com-
posed of qualified citizens, has solved the problem in
many cities, and relieved officials of much trouble
and embarrassment. Such a commission should also
have power of approval of the design of public build-
ings, viaducts and bridges, and of any work of art
to be placed on public property.
Unfortunately there is no legal controL even under
the zoning law, of the beauty of design of structures
on private property. The appearance of such struc-
Overhanging signs are not considered necessary on some of the
best business streets in the country.
I
I
I
I
I
I
tures, both for residence and business, have a marked
effect on the beauty of a community. The cooperation,
good taste, and civic spirit of individual owners is
the only hope at the present in combating the ugli-
ness for which most American cities are known.
OFF-STREET PARKING
One of the principal problems in Salina, as in other
cities, is provision for adequate automobile parking,
particularly in .the central business district. Since it is
practically impossible to create more parking adjac-
ent to the main streets of the central area at this time,
the best alternative is to provide parking lots on near-
by land. Kansas legislation now authorizes citie;:; of
the first class to acquire land for off-street parking
through eminent domain and benefit districts. Also
cities of the first and second class may acquire, by
donation, purchase, or condemnation, off-street park-
ing facilities, using current funds, parking meter
I
I
I
I
I
I
I
I
Public Parkinq Lot. Kansas City. Kansas
I
I
I
I
I
I
I
I
Siqn showinq requlalions for parkinq lot in Kansas City. Kansas.
The lot was developed under a benefit district proqram.
funds, or general obligation bonds. This legislation
appears in the E.upplement of this report. Kansas City,
Kansas has made notable progress in providing park-
ing through the eminent domain and benefit district
procedure, and it is recommended that Salina take
advantage of one of the two acts, mentioned above,
and acquire sites immediately adjacent to the main
business area.
It is recognized that very few lots are now avail-
able adjacent to the central business area, but it is
quite possible that as buildings become older, and
are vacated, they might be razed and the areas used
for off-street parking, thereby relieving the congestion
now existing on the main business streets. This should
be one of the continuing duties of the City Planning
and Zoning Commission.
There are now 716 parking meters on the down
town streets, producing an income of about $42,000
per year. While the parking meters may be extended
some, on the other hand some parking space may
Parkinq lot entrance steps and boundary wall. Kansas City. Kansas.
Entrances are beinq developed on rear of buildinqs adjacent to
parkinq lots.
33
be lost as growing traffic needs will require the
elimination of parking on some streets, or a change
from diagonal to parallel parking. This action may
be delayed longer in Salina than in many cities
because of the more generous width of streets.
Plate No. 13 shows the principal areas now used
for customer, public, or private parking adjacent to
the central business district. Numerous small private
parking spaces on alleys are not shown. The three
uu uu ~~ ~~ ~5T LJ NORTH
[ID[ ~
U L
DING
o
z
~[
~[
r-
PARKING
IN CENTRAL BUSINESS DISTRICT
LEG END
PPP PAY PUBLIC PARKING
CP CUSTOMER PARKING
PP PARKING
PLATE NO. 13-0FF-STREET PARKING
This plan shows the location of open spaces presently used for
public and private off-street parkinq; also other areas which miqht
be acquired for municipal parkinq.
34
commercial lots now open to the public are largely
occupied on a monthly basis, with little room for
transients. It would be undesirable to have any park-
ing lots or garages opening directly on Santa Fe
Street because of the traffic congestion, but such
facilities on Fifth and Seventh and adjacent streets
would be desirable. They should preferably be with-
in one thousand feet or less of the shopping district,
and not over fifteen hundred feet.
Plate No. 13 also shows the location of sites which
have been discussed in the past and which seem to
fit into the major requirements. However, the exact
locations in the end may be partially determined by
negotiations on individual pieces of land.
The proposed Civic Center development will pro-
vide additional daytime parking space reasonably
convenient to the downtown district.
The proposed Zoning Ordinance for Salina requires
off-street parking and loading for future business and
industrial structures. However, this does not apply to
the central business area. The Ordinance also pro-
vides for establishing parking lots in residential dis-
tricts adjacent to business districts, under certain re-
strictions which will protect the residential districts.
With the great increase in the number of automobiles,
the maximum of street space is needed for moving
vehicles, and streets should not be used for long
time car storage.
TRANSIT
Like most cities in its population class, Salina has
abandoned street cars and substituted busses. This
simplifies the problem of mass transportation, in that
bus routings are flexible, and can be changed in
emergencies, or from time to time as the remit of
experience, and to serve new districts. Also busses
loading at the curb clear the center of the street, and
make the roadways more useful and efficient. On
the basis of one quarter mile or five minutes walk,
the present bus routings, Plate No. 14, seem to be
serving the present population very satisfactorily.
Extensions of the present system should be made
when new residential areas are developed, and when
the new high school is constructed and in operation.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CITV PLAN
N
wC).
SALINA
KANSAS
PREPAREO
TH E CITY PLANNING AND ZONING COMMISSION
SCALE
,,, r (t 1
HARE & HARE
CITY PLANNERS. KANSAS CITY, MISSOURI
11=
It.....
EXISTING TRANSIT
BUS ROUTES ----
AREA SERVED ~
BY BUS ROUTES
~"'ILE DISTANCE
PLA TE NO. 14-EXISTING TRANSIT
The hatched portion of the above map represents the area served by present
bus lines, on a basis of one-quarter mile walking distance. This may shows that
these lines serve the present population satisfactorily.
3S
TRANSPORTATION
Salina has a satisfactory combination of transporta-
tion facilities, by railroad and highway, in addition
to limited air service.
Railroads
Salina is served by four railroad lines, the Union
Pacific; Atchison, Topeka and Santa Fe; Missouri
Pacific; and Chicago, Rock Island and Pacific. The
first three have both passenger and freight service;
while the Chicago, Rock Island and Pacific has freight
service only. All four use the jointly owned Union
Station at Thirteenth and Bishop Streets. The tracks
are so located as to cause minimum interference with
the major streets, except for Santa Fe and Ninth
Streets. In order to eliminate delays and congestion
caused by the numerous tracks crossing Santa Fe,
it is recommended that a grade separation be con-
structed of sufficient length to include the existing
tracks.
At the present time the Union Pacific Railroad has
tracks on Fourth Street. extending from its main line
at Lincoln Avenue south through the city. The south
segment runs through residential sections, and is now
seldom used. It is therefore recommended that this
line be abandoned south of South Street. and the
tracks removed. The north segment should be re-
tained in order to serve the Municipal Water Works
and the various industries between there and Lincoln
Avenue.
Inter City Bus and Truck Lines
Continental Trailways and Southwestern Grey-
hound Bus. Lines, with their heavy daily schedules,
provide good inter-city passenger service.
In addition to the passenger lines, Salina is served
by seven truck routes between Kansas City and
Salina; and also numerous trans-continental routes.
The Kansas City-Salina lines have a daily schedule
of two to four trips each daily, thereby carrying con-
siderable freight. The trans-continental lines include:
The Pacific Inter-Mountain Express, with about twen-
ty-four trips each way daily; the Denver, Chicago
Trucking Company, with approximately twelve; the
Riss Company, and the Watson Brothers Transporta-
tion Company, who operate six lines each daily. In ad-
dition to these regular lines, there are numerous
household movers, and also a number of truck lines
catering to the transporation of cattle and livestock.
It can therefore be seen that Salina is a very im-
portant point in trans-continental truck transportation,
inasmuch as most of these lines stop for supplies and
service enroute. Recommended through truck routes
are shown on Plate No. 12.
Aviation
Salina has two airfields, the Government owned
36
Great Smoky Hill Airbase to the southwest. and the
Municipal Airport southeast of the city. The latter is
located south of Crawford Avenue and one quarter
mile east of Marymount Road. There is now only a
north-south runway 4800 feet long. By closing Craw-
ford Avenue, this could be extended north to a total
of 6800 feet. and a northeast-southwest, and north-
west-southeast runway could be added. The former
would have a length of 4500 feet, and the latter 6000
feet. Also additional hangars and shop repair facilities
are planned. The airport elevation is approximately
one hundred feet higher than the lower bottoms of
the Smoky Hill River, or 1320 feet above sea level.
The Smoky Hill Airbase was originally constructed
for the training of B-29 crews for service in the Pacific
in World War II. For a while after the war, it was
designated as a permanent installation, but, due to
pressure to reduce military expenditures, was later
placed on the inactive stand-by list of training fields.
However, it is quite possible that present i~ternational
developments may cause this large training center
to reopen, thereby adding to Salina's increasing pros-
perity.
PUBLIC UTILITIES
The water and sewer map, Plate No. 16, shows that
Salina is adequately served in the populated areas
by both water and sanitary sewer. The sewage is
treated at the Municipal Plant before entering the
Smoky Hill River downstream from the city. Because
of the flat topography, pumping stations must be used
to carry the sewage to the disposal plant.
Salina's water source is from wells within the city.
The water would be classified as hard, and a slight
briny taste is evident.
PUBLIC PROPERTY
One of the greatest opportunities to express the
civic pride of a community is through the adequate
provision for, and the careful planning and mainten-
ance of, the public properties of the city. Attractive
public buildings, and well maintained schools, play-
grounds, and parks, indicate the interest of the citi-
zens, and make a city a desirable place in which to
live.
Public Buildings
The design and setting of public buildings can
contribute much to the beauty and dignity of a city.
In cases where it is reasonable to locate several such
buildings in one group, there is a cumulative value
in the beauty produced, as well as practical conven-
ience if the buildings have related activities. Many
cities have grouped such buildings into so-caned
Civic Centers, and in some cases in both small ana
large cities, have produced imposing results.
Administrative buildings for a municipality should
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CITY PLAN
.~!,
'V
SALINA. KAN SAS
THE CITY PLANNING AND ZONING COMMISSION
5 C " l E
HARE 8. HARE
CtTY PLANNERS, KANSAS CITY. MISSOURI
..' v!
~
IE
I l.....
RAILROAD
PROPERTY
UNION PACIFIC
RAILROAD.
MISSOURI PACIFIC
RAilROAD
-
IiiD
~
ATCHISON, TOPEKA &
SANTA FE RAllROA.O
~Hp~Ctl~~C R~;~l~SOL:;D III
PLATE NO. IS-RAILROAD PROPERTY
The land owned by the various railroads is indicated on the map above.
Fortunately the tracks are so located as to cause a minimum interference in
the street pattern of the city, except on certain north and south streets.
37
CITY PLAN
N
wO'
SALINA. KAN SAS
PR[P....RED fOR
THE CITY PLANNING AND ZONING COMMISSION
SCALE
HARE & HARE
CITY PL.ANNERS. KANSAS CITY. MISSOURI
IE
It.".,
AREA SERVED
BY
WATER AND SEWER
WATER _
SEWER _
BOTH _
PLATE NO. 16-WATER AND SEWER DISTRIBUTION
This map shows that developed sections of Salina are well served by water
and sewers.
38
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
01
I
I
I
I
United States Post Office
New Fire Department Headquarters
39
East lawn of Court House
40
I
I
I
I
I
I
I
I
'5 A. L 1..... "
....-,
~_J
I
I
I
~To"..C
I .
ST~~nir
I
I
I
I
I
~
...--.,
L__.J
n
LJ
n
, ,
L~
I
UO-=-.T....
ASH
'1
, ,
LJ
(~IIl._~O ....0)
I
[:':J
....--,
L_--'
__L___
r--'
....__ .J
,- .
L_-'
r---,
c_-'
r --,
L__J
-----,
__..._ _..J
r--l
L__ .J
Soc.""''' ,.., ~"'''T
r--'
c_-'
,..., ,..--.
I, I I
l..J __J
rl rl r1
" 1 I I'
L.J ~.J ...J
r---'
I I
I I
, ,
L___..1
r --,
L.__.l
&00
I C.~ ~~
5TUDY reo....
LOCATIO~
01'-
PUE::>LIC
E:>UILDINGS
I
I
I
I
I
I
SALINA
KANSAS
D ~ ~ po.... rot t D ~op.",
T H ~ C 1 T Y P~H!~:IJ-,~J.J;:! A IJ D Z O!~U t.J g c 0 1.4~ I 5 ~ 10 1..J
I-lA....~ 4. H...""....
CITY ~~...............~
1<,............... CITY, """'1~"O"""'1
PLA TE NO. 17-CIVIC CENTER PLAN
This plan shows the proposed location of a new City Hall in relation to other
public buildings. forming a convenient and attractive Civic Center.
4'
be located conveniently to the central business sec-
tion, and where they can be easily reached from the
residential areas. Salina is fortunate in having the
County Courthouse; sheriff's office, residence and
jail; welfare buildings; and Salina's Memorial Hall
all on adjoining blocks, the locations of which meet
the above requirements. The new Central Fire Sta-
tion, under construction, is but one block north and
in the second block east of the Court House on the
old Longfellow School site. Here is the nucleus of a
complete Civic Center.
As shown on Plate No. 17 (Civic Center Plan), it is
proposed that the much needed new City Hall be
constructed on the south side of Ash Street between
Ninth and Tenth Streets, facing the Memorial Hall
building. A 140 foot by 250 foot tract would be the
minimum need, which would allow for a sizable
structure, with a setback on all streets and some auto-
mobile parking. More space for additional parking
on the south would be desirable. As the present build-
ings between the Memorial Hall and the Court House
decrease in value, they should be acquired to join
the two properties and provide additional parking.
The Civic Center plan proposes that the south end
of the blocks between the fire station and Tenth Street
on the north of Elm be acquired in time for the pur-
pose of additional off-street parking.
Parks, Parkways and Recreational Areas
THE VALUE OF PARKS. Parks, playgrounds and
areas for public enjoyment are no longer considered
a luxury by progressive communities, but are classed
with streets, utilities and schools as public neces-
sities. Because of the great expense of acquiring land
after it has been developed, one of the first interests
of a growing city should be to provide ample acreage
before available vacant land is occupied.
A well rounded park system comprises areas of
various size and type, to provide for both neighbor-
hood and city-wide needs. These include small
squares or triangles, primarily of ornamental value;
playgrounds for younger children; playfields for
older children and adults; neighborhood parks to
provide limited areas of lawns, trees and shrubbery
in various sections; and larger parks for the develop-
ment of more extensive areas of natural scenery.
There is often some overlapping of these functions
in individual areas, such as the combination of play-
ground or playfield activities with a neighborhood
park.
PARK AND RECREATIONAL STANDARDS. The
amount of park land should bear some relationship
both to the population and to the area served. From
the experience of many cities, certain standards for
park acreage have been established, which serve as
a general guide, although a number of cities have
greatly exceeded these standards. This is particularly
42
true where large areas of woodland, or parks not
requiring extensive maintenance are included. A total
area in park and play use of at least one acre per
one hundred population within or reasonably acces-
sible to the built up portion of a city, is considered
desirable. On the basis of the present estimated popu-
lation of about 27,000 in Salina, a total of at least 270
acres for parks of all types should be provided within
or adjacent to the populated areas of the city. This
does not provide for future needs. The area now
owned by the city for park and recreational uses is
approximately 175.8 acres, which is somewhat below
the standards.
Another standard often used in approximately ten
percent of the entire city area in public parks and
open spaces. This is based on the theory of providing
for a fairly compact future population, and would call
for about 313 acres within the present corporate limits
of Salina.
As a standard of spacing, it is desirable that every
child should be within one-half mile of a playground,
and preferably one-quarter mile for smaller children.
One mile is desirable for adults or larger children,
in relation to playfields, as distinct from playgrounds.
Relatively few cities have fully attained in older
developed areas the desirable spacing of parks on
this basis, because of the difficulty of acquiring addi-
tional land in the built up sections. Salina is fortunate
in having two fairly centrally located parks, Kenwood
Park and Oakdale Park, the combined facilities of
which serve the recreational needs of adults and
children. Because of a deficiency of neighborhood
playgrounds at present in Salina, an arrangement
with the Board of Education has been worked out
whereby the school grounds are available through-
out the year for local play areas. However, these
grounds are mostly inadequate in size. If LowelL
South Park, and Bartlett School are abandoned for
school use, the land should be retained for local play-
grounds, to provide more convenient facilities for
smaller children in this section of the city.
Table No. IV shows the acreage of both present
and proposed park land. It will be noted that while
the acreage of present parks is below the minimum
standards previously mentioned, the totaL including
proposed parks, is well above such' standards. How-
ever, in the case of Salina this seems well justified
for several reasons. First, with the probable growth
in population, the minimum requirements by 1970
would be nearly 350 acres, and this need will in-
crease; second, Kenwood Park is used for fairgrounds
and basebalL and its availability for park use some-
what reduced, and; third, much of the proposed park
acreage in the river valley is subject to occasional
overflow, and is not suitable for residential or indus-
trial use. In private ownership it may become a
problem. whereas in park land it is a great civic asset.
The preservation of the woodland and open fields
I
I
I
I
I
I
I
I
I
I
I
U. S. Highway No. 81 through Thomas Park. a pleasant roadside treatment.
I
I
I
I
I
I
I
I
I
Dry Creek bordering Thomas Park. The unsightly creek bank opposite shows the necessity of con-
trolling both banks of a boundary stream.
I
43
I
will have great scenic value, and in addition will
supply various recreational needs. Wooded sections
will be desirable for picnics, trails, etc., and the open
meadows for activities such as baseball, soft ball,
kite flying, operation of model airplanes, and in-
formal play. Similar open spaces in other cities, such
as in Swope Park in Kansas City, have proven most
popular. A nine hole municipal golf course could be
provided if desired.
The development and maintenance cost of areas
such as this, unless for a golf course, which would
be largely self supporting, would be very low. The
proposed river drive would provlde acce3S, and other
roads should be kept to a minimum.
Plate No. 11 shows present and proposed park
hnds in relation to the main thoroughfares. A more
dst:,d8d description of park.:; follows:
TABLE No. IV
EXISTING AND PROPOSED PARKS AND
PARKWAYS
New
Name or Location Existin'] Extension Location
Oakdale .................... 31.2
Kenwood ................... 61.5
Sunset ..................... 16.8
Thomas . . . . . . . . . . . . . . . . . . . .. 53.2
South Park .................. 3.1
Riverside ................... 2.1
Country Club Park . . . . . . . . . .. 2.0
Negro Park at 2nd & Elm Streets 3.1
Triangle at North St. & Broadway 1.2
Broadway and Ash St.. . . . . . .. 1.2
Broadway and University Place 0.4
Smoky Hill River Bottoms Area
Iowa and Iron A venues. . . . . . .
Woodland Ave. and Front St.. .
13th and Woodland Ave.. . . . . .
U.S. Highway 81 By-Pass & South St.
Roach St. and Minneapolis Ave.
Riverside Parkway ..........
Abandoned Schools to be used as parks:
Bartlett . . . . . . . . . . . . . . . . . .
South Park ..............
Lowell . . . . . . . . . . . . . . . . . .
9.0
3.0
275.0
15.8
2S.0
15.0
23.0
8.2
12.0
175.8 12.0 379.9
TOTAL. .. " .. .. .. .. . .567.7
EXISTING PARKS AND EXTENSIONS
Oa.kdale Park. This park of approximately 31.2
acres, indicates good planning in roadway and walk
arrangement, and includes a well planted formal
garden, and a large swimming pool. There are picnic
facilities, tennis courts, shuffleboard and croquet and
horseshoe courts, and a children's multiple use play
area. It is a beautiful and well maintained park.
Kenwood Park. This is at present the largest park in
Salina. Located here are the Saline County Fair-
44
grounds-Exhibition Building, Race Track Horse Pad-
docks, Grandstand; also the Salina Blue Jay's lighted
baseball field.
Here also Salina's football elevens battle their op-
ponents on a well lighted field, and in summer ama-
teur baseball nines take over to keep this area oc-
cupied. Picnic facilities also are available. Kenwood
and Oakdale Parks are almost encircled by the
Smoky Hill River, and are joined by a bridge at the
end of Oakdale. Additional recreation on the Smoky
Hill River is afforded by a boat rental concession on
the river at South Street. These two parks of appro xi-
mutely 93 acres are only a few city blocks from the
downtown retail business center, and within easy
access of residential areas. The bridges over the
Smoky Hill River serving these parks should be re-
constructed and widened.
Sun.:et Park. Located in the southwest corner of
Salina, Sunset Park has approximately 16.8 acres.
It is well planned in drives and walks, and excellent
planting in formal and informal areas that include a
rock garden. Also in this park are children's mUltIple
use play areas, tennis courts, and picnic grounds.
It is proposed to extend this park south to U. S. High-
way No. 81 By-pass for a south entrance. This would
increase the area to about 26 acres, and add baseb"ll
end other more extensive recreation hcilities.
1.2
1.4
2.3
Thomas Park. This sizable park of approxim3.tely
53.2 acres, is located on each side of U. S. Highway
No. 81 (Ninth Street) at the north edge of the city. The
access roads in the park are only fair, and the plant-
ing good. The area in the vicinity of the old Dry
Creek Channel is heavily forested with great trees.
Of easy access from Highway No. 81 (Ninth Street) are
picnic ovens and tables, small shelter, multiple play
area, and a Girl Scout cabin. At points where Dry
Creek borders the park the opposite bank, compris-
ing about 3 acres, should be acquired to prevent un-
sightly developments.
South Park. A neighborhood park of 3.1 acres, be-
tween Second and Third, and north of the existing
Washington Senior High. This park is useful for local
play.
Riverside Park. A small neighborhood park of ap-
proximately 2.1 acres, located at Oakdale and Elm
on the east bank of the Smoky Hill River. The park
offers recreation in play apparatus for cl'lildren and
picnic facilities for adults.
Country Club Park. This is an ornamental neighbor-
hood tract of 2.0 acres in the Country Club Heights,
with limited children's play facilities.
Negro Recreation Park. On this tract of 3.1 acres,
located on Second Street north of Elm, is the negro
swimming pooL bath house and Community Building,
and picnic grounds. There is very little planting, and
the grounds should have better maintenance.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Triangle at North Street and Broadway. This small
triangle of 1.2 acres is primarily valuable as an orna-
mental spot.
Park at Ash and Broadway. This small park of 1.2
acres is primarily valuable as a neighborhood beauty
spot on the highway.
Park at Broadway and University. This park of 0.4
acre is too small for other than ornamental use.
PROPOSED PARKS
Smoky Hill River Bottoms Area. This large tract of
approximately 275 acres is proposed to bel added to '
the park system. It is located generally between
Greely and Crawford A venues, from Kenwood Park
east to just beyond the east loop of the Smoky Hill
River, CiS indicated on the Major Street Plan. This
river bottom ground, mostly unsuitable for residential
development, would be ideal for a large park. Its
potential value and use has been previously men-
tioned. Most of this proposed additional recreational
park land could be served by the scenic drive pre-
viously described. Aside from this drive, roads should
be kept to a minimum to provide access.
Area at Iowa and Iron A venues. This proposed
neighborhood park of approximately 12 acres is
ideally located to serve the east section of Salina.
Even though the proposed Smoky Hill flood water
diversion channel will pass through this tract, there
will still be ample room left for picnic grounds and
children's play area. The ground is too rough for
baseball or similar sports.
Area at Pacific A venue and Front Street. This large
tract of approximately 26 acres, just outside the city
limits, would have a frontage of one thousand feet
on Front Street, and the same on U. S. Highway No.
40. Th~ area is a flat. open field, and should be ideal
as the recreational playfield for North Salina. It is
Garden in Oakdale Park
45
large enough for several baseball or softball fields,
in addition to other park facilities, such as children's
play area, tennis and basket ball courts.
Area at Thirteenth and Woodland. This tract of
approximately IS acres, partially outside the city
limits, proposed for a neighborhood park, is a low,
wooded area along Dry Creek. extending north from
Grand Avenue and west of Thirteenth, but excluding
the tourist court properties on that corner. The north
boundary of the proposed park is about the center
line of Pacific Street produced, and it is recommended
that the park extend at least one hundred feet west
of the new channel of Dry Creek. which runs through
this tract. In addition to serving the residents in its
vicinity as a playground for children, picnic grounds
and tennis courts could be featured. It is also quite
possible that an area large enough for a softball field
would be available. .
Area at U. S. Highway No. 81 By-Pass and South
Street. This area of 23 acres would supply the much
needed park and playfield facilities for Salina's west
side residential district. It would extend from the
Missouri Pacific tracks to the U. S. Highway No. 81
By-Pass route, and extend south of South Street about
1100 feet. Its primary use would be as a playfield.
mostly for baseball and similar sports. However, chil-
dren's play apparatus, tennis, basketball, horseshoe
courts, etc., could be included so as to serve all ages.
Area at Roach Street and Minneapolis A venue. The
proposed neighborhood park of 8.2 acres would serve
the new residential area developing in the southeast
section of Salina. This tract, as well as the proposed
playfield and park adjacent to Highway t\o. 81 at
South Street, are both outside the existing city limits.
but will be well within the proposed new city limits
line. The tract is fairly level. and of sufficient size to
be suitable for playground activities.
Summary of Park and Parkway Recommendations.
The proposed parks and parkways, including ex-
tension of present parks as enumerated, would total
392 acres. This figure, added to the present 176 acres
now owned by the city, brings the total to 568 acres.
Nearly half of the acreage would be in one large park.
which would be preserved mostly in its natural state.
46
Partially wooded valley of Smoky Hill River, proposed for a large park.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
The present system of eleven parks would be in-
creased to eighteen, with one major and several
minor extensions.
In the park and parkway projects recommended for
acquisition, there are included tracts suitable for all
types of park and playground development. as well
as for scenic value. A considerable amount of this
land has little value for other purposes, and should
consequently be inexpensive to secure. It would be
possible, after acquiring the land, to develop it on
a long range program that would not be unduly ex-
pensive. But if the acquisition should be too long
delayed, the land could be easily lost by the natural
expansion of the city.
School Sites
Schools are a concern of practically every family,
and the principal formative element in the life of
future citizens. In addition, they represent a heavy
financial burden on the community. They should
therefore be given careful consideration in a compre-
hensive planning program. To the school directors,
in their program of the future, the comprehensive
plan should provide the following assistance:
1. A study of the residential development of the
city, and a forecast of the probable population re-
quirements.
2. The distribution of schools in and adjacent to
the city, in the light of these requirements.
3. Adoption of well organized standards in school
locations, areas of sites, approaches, and site plan.
4. The selection of school sites of the right standard
in new areas in advance of development.
5. The correlation of the school system with the
playground, park, and recreation facilities, and the
Major Street System of the city.
It is very apparent that education is appreciated
and maintained on a high standard in Salina. This
is due partially to the high percentage of native born
population, and partially to the influence of the many
churches.
I
I
I
I
I
I
I
I
ACCEPTED STANDARDS IN SITE SELECTION.
This report does not attempt to deal with the ade-
quacy or efficiency of the various buildings, but is
confined to recommendations on the location and
size of the sites.
A number of factors control the location of schools,
and have a great influence upon the effectiveness of
the school program. The spacing of schools through-
out the city is determined principally by setting a
maximum travel distance for the pupils. In cities
where there is sufficient density, a maximum travel
distance is usually set at one-half to three-quarters
of a mile for elementary pupils, one mile for Junior
High pupils, and two miles for Senior High pupils.
Directly related to this is the question of the most
efficient size for schools. School planning authorities
have stated that there is a less complete service
rendered in elementary schools which have less than
five hundred pupils. Junior and Senior High Schools,
on account of the variety of courses offered and the
special equipment needed, should be considerably
larger, with a desirable maximum size of about as
many as 1500 pupils. In smaller cities the size of
High Schools is actually determined by the total
number of pupils, rather than by standards set by
the spacing of schools.
The spacing of schools, to allow larger enrollment
per school. makes it more necessary to provide
larger sites, in order to give sufficient playground
area. It is now considered that elementary schools
should have sites of not less than five acres, and the
Junior and Senior High Schools should have sites of
ten acres or more, preferably twenty to thirty acres for
a Senior High School. In solidly built areas, it is not
always possible to secure sites this large without too
great an expenditure of funds, but the standard should
be followed wherever practical. particularly with new
sites in outlying areas.
Elementary schools should ideally be located oway
from major streets, and where pupils will not have
to cross such thoroughhres enroute. This is not
always possible, but should be an influencing factor
in the site selection.
It is obviously not practical to select sites for all
of the schools that will meet all of the above standards.
In a thinly populated area, it may be necessary for
pupils to go more than the desirable distance to a
school that is smaller than the most efficient size
mentioned. But by careful balancing of the standards,
a reasonably satisfactory solution can be worked out.
APPROVED STANDARDS FOR SCHOOL GROUND
DEVELOPMENT. The location of the building, with
it., walks, drives, lawns, paved game areas, and play-
fields, and tree and shrub planting, should be care-
fully studied to provide the most efficient and attrac-
tive use of the site. It is often possible, by careful plan-
ning, to make a reasonably satisfactory school ground
from even a rather small site. However, Plate No. 18
shows the complete development of an adequate
elementary school ground. It consists of a parklike
front lawn with adequate walks, large paved play
areas for intensive use adjacent to the rear of the
building, including a separate play yard for children
of kindergarten age; and a large grass playfield sur-
rounded by a fence, with grass and supporting tree
and shrub planting on the outside of the fence. A
school ground developed in this manner is not only
valuable as a local playground, but is an attractive
asset to the neighborhood.
PRESENT AND PROPOSED ELEMENTARY
SCHOOLS
Plate No. 19 shows the distribution of elementary
school children with half mile circles about the pres-
47
PLATE NO. IS-TYPICAL ELEMENTARY SCHOOL GROUND
The plate above illustrates the ideal development of an elementary school
ground. It consists of a limited but parklike front lawn with adequate walks:
large paved play areas for intensive use adjacent to the building. including a
separate play yard for children of kindergarten age: and a large grass playfield
surrounded by a fence. set back from the property line. with grass and support-
ing tree and shrub planting on the outside of the fence.
ent schools. The overlapping of theEe circles indicates
the wasteful spacing of these buildings, with conse-
quent inefficiency in the operation of some of the
units.
Plate No. 20 shows the same information regarding
distribution of pupils, but proposes the abandonment
of certain buildings, and new sites to be acquired in
the outskirts to serve future population. The half mile
circles indicate a more satisfactory and efficient spac-
ing. Additional land for the negro school is recom-
mended. A more complete discussion of the various
school sites follows.
48
I
I
I
I
I
I
CITY PLAN
I
I
I
I
I
-0.
SALINA
KANSAS
THE CITY PLANNING AND ZONING COMMISSION
seA L E
, ~ I .
HA~RE & -HARE
CITY PLANNERS. tl.ANSAS CITY. t.lISSOURI
I
I
I
If"""',
.......
,
EXISTING ELEMENTARY
SCHOOLS
I
I
I
I
I
I
I
I
DISTRIBUTION OF
STUOENT POPULATION
KDGN. THROUGH GR"DE e
WMITI. ,uello +
EACH SYMBOL REPRESENTS ONE PUPIL
CIRCLE OF X WILE RADIUS
,....OM SCHOOL
EXISTING. ELEMENTARY SCMOOL _
PROPERTY
PLATE NO. 19-EXISTING ELEMENTARY SCHOOLS
This map shows the distribution of elementary school population, and the over-
lapping of half mile circles, indicating a wasteful spacing of buildings.
49
50
CITY PLAN
wO,
s
/-SALIN~'PA.:D KAN SAS
TH E CITY PLANNING AND ZON ING COMM I SSION
~ ~
SCALE
r (r T
HARE & HARE
CITV PLANNERS. KANSAS CITY, MISSOURI
.
/
/
If"",'
.. ".'C"&~
"'.'0."
ELEMENTARY
SCHOOLS
DISTRIBUTION Of
STUDENT POPULATION
KDGN. THROUGH GRADE 6
WHITE. NEGRO +
EACH. SYMBOL REPRESENTS ONE PUPIL.
CIRCLE OF ~ MILE RADIUS
fROM SC-HOOL.
EXISTING EL-EMENTARY SCHOOL
PROPERTY
fl'ROPOSED ELEMENTARY SCHOOL
PROPERTY
TO BE ABANDONED
.-
~
)4
PLATE NO. 20-EXISTING AND PROPOSED ELEMENTARY SCHOOLS
This plate shows the distribution of school population and the satisfactory cover-
aqe which will result if certain schools are abandoned and new schools pro-
vided. The proposed site shown at Claflin and Pershinq may be needed soon,
and the two qeneral locations shown, one in the northerly section and one in
the east, will be needed at some future time.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
CITY PLAN
-0'
SALINA
KANSAS
TH E CITY PLANNING AND ZONING COMMISSION
SCA.L.E
HARE & HARE
CITY PLANNERS. KANSAS CITY, MISSOURI
.'
r-
I
SCHOOLS
DtSTRIBUTION OF HIGH SCHOOL
STuDENT POPULATION
JUNIOR HIGH SCHOOL 0
H IOH SCHOOL .
[ACH SYMBOL REPRESENTS ONE PUPIL
~~~S;~~~y H IOH SCHOOL IIiIII
PLATE NO. 21-HIGH SCHOOLS
This plate shows the location of junior and senior high schools. When the new
high school in the southeast section is completed. both Lincoln High School
and Roosevelt Junior High School will become junior high schools. and Wash-
ington High School will be abandoned for class room purposes.
51
Hawthorne. This is the north side elementary
school, .on 3.7 acres of ground, which unfortunately
cannot be enlarged. Although under the minimum
requirement of five acres for elementary schools, the
rectangular shape of the grounds offers a maximum
use of the area. Play apparatus is located south of
the school building. Three softball fields are located
in the north playground, the largest of which can be
illuminated for night play. The original school was
constructed in 1911 and added to in 1930. The build-
ing is in good condition. While business and indus-
try are encroaching on this site, there is still a con-
siderable population in the district and the school
cannot be abandoned.
The existing chain link fence should be continued
around the playfield, with tree and shrub planting
on the outside of the fence, to partly absorb the noise
of Ninth Street traffic, and to screen out the com-
mercial property in the vicinity.
Phillips. This school is over forty years old, is obso-
lete, and situated on a very inadequate site. It is pro-
posed to be abandoned.
Dunbar (Negro). This school is to be retained, but the
existing inadequate playground should be enlarged.
It is proposed to acquire the remainder of the block,
in order to increase the site to 4.3 acres. This will al-
low for additional playground equipment and a large
softball field lighted for summer play. With the Negro
Community Building, swimming pool and park direct-
ly across Second Street, it might be possible to close
this street and consolidate the sites, making a total of
more than eight acres.
Oakdale. This school is located at Iron and Penn-
sylvania Avenues. The building is in excellent condi-
tion, and is located on the southwest corner of a 320
feet by 350 feet block. The play area of the 2.4 acre
tract is used efficiently, although additional fence and
PLATE NO. 22-PLAN FOR NEW SALINA HIGH SCHOOL SITE
This plan shows the comprehensive development of an ample senior high
school site.
52
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
shrubbery planting should be placed around the Co-
lumbia, Johnstown and Pennsylvania Avenue sides of
the playground. There is a good planting arrange-
ment around the school building. It is proposed to re-
tain this school.
Whittier. This school. at Cedar and Baker Streets,
is proposed to be retained in the future school pro-
gram. The existing school building and the separate
frame addition are in good condition. The school
grounds of 2.52 acres is well used for play the year
round. Children's play apparatus occupy the west
side of the site, and the south end of the tract is used
mainly for softball. that can be lighted for evening
play. At some future time it might be possible to ac-
quire additional land in adjacent blocks and close the
intervening street or streets.
Bartlett. This school, located at Ninth Street and
Mulberry Street. on an inadequate site, is proposed
to be abandoned in the readjustment of schools serv-
ing the southerly portion of the city. The land could be
used by the city for a small children's playground.
South Park. The South Park School. Tenth Street
and Charles Avenue, is also to be abandoned. The
building was remodeled twenty years ago, and at
present is over crowded. The kindergarten and first
grades are being taught in two frame buildings that
face on Eleventh Street. The pupils would be distrib-
uted between Whittier and Franklin Schools. As in
the case of Bartlett, the site could be used for neigh-
borhood playground for small children.
Franklin School. The Franklin School. on a 2 acre
tract, is proposed to be retained in the permanent sys-
tem. The site should be enlarged in the future by the
acquisition of additional land, preferably to the north
in the same block. As the demand for houses becomes
more normal. property of this type can be more easily
acquired.
Lowell. The Lowell School. located at Highland and
Republic A venues, is to be retained for the present in
the school system, but eventually abandoned. The ex-
isting school is old, quite overcrowded, and a number
of the students are housed in four frame buildings on
the east side of the grounds. A new school site, al-
ready acquired at Minneapolis and Quincy, together
with a proposed future location at Pershing and Claf-
lin, would jointly serve the present Lowell area.
This site could also be used as a small play area
for children in the vicinity.
Roosevelt Junior High School
53
Heusner School. This is an ample site of nearly 7
acres at Minneapolis Avenue and Quincy Street. With
an adequate building in the future, it will care for the
increasing population in this area.
New Sites. The map of present and proposed ele-
mentary schools (Plate No. 20) shows a proposed site
for a future school on approximately nine acres at the
end of Claflin Avenue and Pershing Street. This site
would extend west to the proposed extension of Sun-
set Park and U. S. Highway No. 81 By-Pass route, and
south to Cloud Avenue. This site should be acquired
before it is used for residential development. The gen-
era I locations of two additional sites for future acquisi-
tion are shown on the map. One of these is to the
northeast of St. John's Military School. and the other
is east of Marymount Road and north of Greely Ave-
nue extended. These can be acquired later, but in ad-
vance of residential development. The exact location
and boundaries can be determined at that time. Five to
seven acres should be secured in each instance.
Senior High School. The locations of present and
proposed high school sites are shown on Plate No. 21.
The existing Washington Senior High School. provid-
ing for grades eleven and twelve, and located at Sec-
ond Street and Mulberry, will continue to be used un-
til the new school is completed on the large forty acre
tract on Front Street and Crawford A venue. It is pro-
posed that the Washington Senior High School build-
ing could then be used as the Salina School System
Administration Building. It could also serve as the
school supply warehouse.
Junior High Schools. When the new Senior High
School. mentioned above, is completed, Lincoln High
School and Roosevelt Junior High School will be re-
tained as junior high schools. These schools are cen-
trally located, are in good condition, and should serve
the junior high school needs for some time. The
schools are in the same block occupying all but the
north one hundred feet, the school part of the block
being about 3.75 acres. The buildings and drive and
walk areas leave little ground for recreational activ-
ity. The immediate adjacent property includes six
churches and large attractive homes in good to ex-
cellent condition, so this school property will be diffi-
cult to enlarge.
Other Public Properties
Publicly owned properties, on which are located
such buildings as the City Hall, Court House, Hospital,
Jail. Post Office, etc., are shown on Plate No. 1 L Major
Street Map. The construction of a new City Hall on the
south side of Ash Street, between Ninth and Tenth,
is the only recommended change at this time. Prop-
erties under the control of the city can all contribute,
through simple and effective beautification, to the at-
tractive appearance of the city as a whole. The city
should set the example to the citizens.
54
.
PRIVATE PROPERTY
In addition to the value derived from an adequate
street system, and the proper development of public
property, the use and improvement of private prop-
erty is still a very important phase of city develop-
ment. Therefore this private property should be under
reasonable public control. Ownership of land in a
community is a privilege, and should carry with it an
obligation to the city as a whole. Consequently any
use of private land that is detrimental. either to the
best interests of the neighborhood or to the city, vio-
lates that obligation. The adoption of zoning ordin-
ances and of rules controlling the subdivision of land,
is for the democratic purpose of securing the greatest
good for the largest number of the people of the city.
Control of purely aesthetic matters, such as the ar-
chitectural design of private buildings, can be exer-
cised best through private restrictions. The use of the
police power on which zoning is based cannot in-
clude considerations of beauty. However, a more or-
derly growth of the community, resulting from zoning,
will usually add to its attractiveness. Improvement in
the design and maintenance of buildings, and the
surrounding grounds, can often be stimulated by
neighborhood associations, civic organizations, and
garden clubs. Such activities not only tend to improve
the appearance of neighborhoods, but are of economic
value in combating urban blight and the depreciation
of values in older sections of our cities. Zoning can re-
tard this blight, but private initiative and cooperative
efforts are of equal importance in preserving property
values.
Zoning
Zoning is the most effective method of public con-
trol yet devised for protecting property against invas-
ion of improper uses, which would tend to lessen or
destroy the value of land or buildings. It is an exercise
of the police power of the state, based on the preser-
vation of the health, safety, morals and general wel-
fare of the community. It directs the future building de-
velopment of the city along orderly lines, stabilizes
the residential. commercial and industrial areas by
setting aside special and suitable districts for each of
these uses, and in addition assures adequate light and
air by regulating the height of buildings in the various
districts, and by providing for reasonable open spaces
in yards.
The phenominal record of zoning in the United
States has probably been due to the equitable provis-
ions and safeguards included in the enabling acts and
ordinances. For example, a zoning ordinance can be
amended from time to time by the majority vote of a
City Council or Board of Commissioners, except that
under the provisions of the state law if the owners of
twenty per cent of the property within or adjacent to
the area proposed for a change, file a protest, the
amendment requires at least four fifths vote. Under the
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
wO'
,
SALINA
CITY PLAN
KANSAS
SCALE
TH E CITY PLANNING AND ZONING COMMISSION
HARE & HARE
CITY PLANNERS. KANSAS CITY. MISSOURI
- ~
~
I [""
LONING
DISTRICT MAP
DISTRICTS
@ FIRST DWELLING E::J
@ SECOND DWELLING _
@ APARTMENT III
@ LOCAL BUSINESS _
@ GENERAL BUSINESS_
<D LIGHT INDUSTRIAL ~
@ HEAVY INDUSTRIAL l1li
PLA TE NO. 23-Z0NING DISTRICT MAP
This map shows the various districts into which the city is to be divided. in
accordance with the Zoning Ordinance.
55
provision for a board of appeals, variances or varia-
tions can be made in the strict application of the law
where such application would work a hardship on an
individual piece of property. Zoning is not retroac-
tive-that is. buildings now used for lawful purposes
can normally remain in such use, even though they
are in a district zoned for a higher use. Such buildings
are termed "non-conforming". A restriction against
lower uses does not limit the inclusion of higher uses
in any district. For example. business is restricted
from the residential zones, but there is no restriction
against a residence in a business zone.
Zoning is not to be confused with private restric-
tions or building or housing codes, since zoning has
no control over type of building or materials, cost.
color or method of construction, or living conditions
within a building. All future subdivisions should
therefore be protected by private restrictions, in addi-
tion to the public controls, and the city should supply
supplementary controls, such as building or housing
codes.
The State of Kansas has legislation which authorizes
cities to adopt zoning ordinances, and it was in accord-
ance with such legislation that Salina, in 1925. adopted
a zoning ordinance and map. This ordinance at first
provided for five districts: One and two family, mul-
tiple family, commercial. light industrial. and heavy
industrial. In later years an additional district. provid-
ing for single family dwellings only, was added. In
this ordinance no restrictions were placed on the
height of a building. "Permitted" uses were specified
in the residential districts. while in the commercial
and industrial districts "prohibited" uses were listed.
The ordinance was well written for its time, but in
the more than twenty years since it was passed, new
and simpler procedures have been developed. It is
now customary to indicate the various districts on the
Zoning District Map. and not describe them in the or-
dinance. Most present day zoning ordinances de-
scribe the complete use, height. and area require-
ments in each district shown on the map. There is also
a trend to specify "permitted" uses for all districts, in-
stead of "prohibited" uses in some. Zoning at best is
a complicated procedure to the average citizen. and
these changes reduce the confusion in his mind.
The zoning situation in Salina has been completely
restudied, both as to map and ordinance. A new Land
Use Map was prepared, showing the existing uses of
all property in the city. With this information, and with
the studies of future population growth and trends of
growth, it was possible to analyze present and fu-
ture needs relative to various uses.
The accompanying Zoning District Map (Plate No.
23) shows the districts described in the ordinance.
Under this proposed ordinance the city is divided in-
to seven classes, or districts, each complete as to use,
height. and area requirements. Two are assigned to
dwelling houses and customary accessory uses; one
56
to apartments. boarding and lodging houses, etc.;
two to retail business; and two to industrial uses. The
accompanying chart. (Plate No. 24) shows a brief
summary of the principal requirements in each dis-
trict.
In addition to these seven districts, a provision is
made for special chsses, which can be located in any
district by special permission of the Board of Appeals.
These include uses which it would be difficult to place
in anyone district. such as cemeteries, amusement
parks, aviation fields. hospitals for the insane or feeble
minded. penal or correctional institutions, refuse
dumps. sewage or garbage disposal plants, and trailer
or tourist camps.
The ordinance also includes certain height and
area exceptions. and provisions for off-street parking
and loading. and defines the special powers of the
Board of Appeals.
At the present time there are approximately 22,500
front feet of business serving the population. This
means a frontage of .86 lineal feet per person. based
on the present population of 26,143. The proposed
Zoning District Map provides for considerable expan-
sion, with 14.694 lineal feet of Local Business, and
25.230 lineal feet of General Business. or a total of
39.924 lineal feet of business frontage. At the present
ratio of .86 feet per person, this would serve a poula-
tion of approximately 46.423. It is improbable that a
population of this size will be reached in the next two
or three decades. In addition, much business will be
built in industrial districts. a large percentage of the
light industrial areas being located adjacent to the cen-
tral business area. The attempt has been to provide
for reasonable expansion of business, without the mis-
take of over-zoning, which has been made by most
cities.
The zoning of land for business does not guarantee
its use for that purpose. and excessive business zon-
ing will discourage some more reasonable. and per-
haps more profitable development.
Control of Land Plats
Much of the need for city planning or replanning
results from failure in the past to control land subdi- .
vision plats. Streets with jogs and dead ends are a
constant source of confusion and difficulty. Some
dead end streets are unavoidable, due to topographi-
cal irregularities. and in some cases may be desir-
able. but street jogs can be avoided by proper con-
trol and planning. Streets of inadequate width and
blocks too long or too short for their particular use, as
well as the difficulties mentioned above, are the result
of failure to guide platting in accordance with reason-
able subdivision standards and the Major Street Plan.
In Salina many streets are interrupted. and jogs
are created, where subdivisions have been platted at
different times without coordination of street design.
The streets. however, with few exceptions, are of
.~CCESSORY HE I GH T YARDS LO T AREA MINIMUM
DISTRICT USE USES PER FAMILY WIDTH
STORIES ftET r 1II0N T !t IDE. q E" r- OF LOT
f I "5T
DWELLIN ONE F A.... I L Y ;~~VOA~~,~::A~~~) 2/2 35 25%0.25' 12%0,4',01025 %0. 30' 6000son 60'
A HOUS,t owtLLI NG!t. CHURCHES.
PUBLIC. 5CHOOL',ETC AND CuSTO.....a.AY
"'CCES,OAY U$ES
6000 so n ~INC.LE OA
ALL USES LISTED ABOVE i~~:C::TO~::~:. 2 Y2 35 2 5 % 0.2 5' 12%0.4',0102 5Yo 0.30' SINCoLE TWO r"M(l1
TWO -FAMILY DW[LLING" PEA C"'" 3000 so n 50;
TWO fANIL.Y
I
I
ample width, but the blocks in many cases are too
short, especially in some of the older residential dis-
tricts. Longer blocks in residential areas should be
encouraged in new subdivisions.
One of the duties of the city planning commission is
to report on new plats submitted for filing, and to
make recommendations regarding the articulation and
width of streets, the size of lots, the length of blocks,
and the provision for major thoroughfares and other
requirements of the city plan. A set of rules for land
platting should be adopted by the Commission, as a
guide to prospective subdividers, and as an outline
to the requirements necessary for the acceptance of
plats. Such a set of rules is included in this report in
Appendix F.
In Kansas the city planning commission of a city
has jurisdiction for plats three miles beyond the city
limits, so that the new platting adj3.cent to the city,
which does not meet satisfactory standards, and which
would be a detriment to the city, if annexed in the fu-
ture, can be regulated.
Increasing attention is being given to beauty of
street design in residential districts. Curving street
alignments can make a home neighborhood more at-
I
I
I
I
I
I
I
I
I
I
SUMMARY OF ZONING
SALINA,
I
'(..,.,-NUISANCE IN-
DUSTRIAL OP[RATIOI'ojS
FOR VARIATIONS & [XClPTIONS SEE TExT of ZONING ORDINANCE
I
I
ALL USES LISTED ABOVE
...PART....ENT HOUSE".
IOARDING AND LODGING
!-lOUSE!!>. MOSPITALS. CLUBS
ETO
'.ME AS DISTAlCT
..." EXC.EPT 1!>O_ n
PEA CAR
3 45 20%'0.20'
tractive than a checker board pattern, and p3.rticularly
on rolling topography can often result in economy of
construction in grading and drainage. A good example
of this type of platting in Salina is Country Club
Heights. While this is a district for higher class houses,
the same. principles can apply to small house develop-
ments.
Housing
Urban blight is one of the most serious problems
facing cities. Communities cannot continue to build
on the outskirts and abandon older sections close in.
Declining values represent a great tax loss, and the
taxes from blighted areas do not pay the cost of mu-
nicipal services.
The older homes in Salina are generally well built.
and more conveniently located than the newer sec-
tions. It is encouraging to note that many of these
older properties are kept in good repair, and are an
asset to the city and a factor in stabilizing property
values. They also preserve the attractive appearance
of the neighborhoods, and the charm of the city. On
the other hand there are m3.ny districts where proper-
REGULATIONS
KANSAS
S"..E ,,~ It.
PLUS. I'. fOA
tAC.H FOOT CF
HtlGHT OYER
)>'
S,N"LE
r.....o rANl1lY1
R ...P....RTM[N
50'
25%0.25'
1000so"
NON(
UNl.ESS ADJOINl
DIS"fR1CTS' ";-:8.-'c;
OR U5eO rOA
OWE LLING PURPOse
SoINca.E
TWO "....MILy
APAA,Tl.A[N
L(S?~'A
QTIo4[R USES
T~ci ~;;~L,( i
A APAATJ.€N'1
50'
LESS FOR
HI R E
51 N GLE
T'NO rAMILY
OR APAATM[
50'
LES.S fOR
OTHEAusts
SINGLE
TWO ,.AMtLY
OR AP..."TMEN
50'
Less FOR
onl tA uses
I
15'
2;1;, 35 SuBJECT TO
TO TO PRC'l[NT DE.
3 4 5 7~L~:~;~T
3 45 NONE
e 100 6~~~~~T~~~~'.~~.~.
IN CE T""L OR U$EO FOR
... A A DWELLING PURPOSES
....LL U!.ES LISTED ABOVE
R[TAIL STOAES. Of"FIClS,
fILLIN& srATlONs,. AES.
TAUAA"'T!. Ele
CUSTOMARY
A<.c...ESSQFly u!olS
ALL USES LISTED ABOVE
AND ANY USE NOT IN-
cLuDED IN THE DISTRICT
BELOW
CUSTO",....""
....CC[,SSOAV un'
I
ALL USES Ll~T[D ASOV[
ALL INDuSTRIAL OPER-
ATIONS NOT Of'f'lNSIVE
eEc....V$E OF SMOKE,
NOl5E, (TC
CUSTOM....RY
....CCESSORY uSES
4 55
I
C.USTOMARY
....CCC;S'!.OflY USES.
6
75
I
1000 '0 'T
NONE
UNLESS ADJOIN,N
DISTR,CTS' A:8~C:
OR USmf'OR
owe LL,NG PURPO
NONE
UNLES!> USED
FOA D*E:LLING.
puRPOSE S
1000,0 n
NONE NONE
UNLE~S ....OJOININCO
OISTRICTSA;e;c,.",-o.
OR USED FOR OR USED f'OR
DWELLING PUfl"OU5 DWeLLING PURPOses
.. T Lr....ST
10'
I OOOSO n
NON[ NON[
UNL;[SS ....DJOINING U HLESS ADJOIN'
DISTRICTS .....:.:c:_.o DI STAIClS. .....:8:...C.
OR USED FO" OR useD rOR
OW(LLING PU""OUS DWeLLING PUAP05l'
.... T LEAST
1000,on
10'
I
PLA TE NO. 24-SUMMARY OF PROPOSED ZONING REGULATIONS
This chart shows the main requirements of the various districts in the proposed
Zoninq Ordinance, but does not cover many detailed provisions and exceptions.
I
I
57
ties are declining in value through lack of consistent
repair and maintenance.
Properties in cities can generally be grouped under
three classifications:
1. Areas where present houses may be conserved
and standards upheld by continued maintenance.
2. Areas where declining property might be re-
claimed through unified neighborhood action, and the
strict application of building and housing codes.
3. Areas which are so substandard that redevelop-
ment will be the only ultimate solution.
In analyzing this situation in Salina, it is found that
the major part of Salina's residential districts, particu-
larly the newer areas, would fall in the first classifi-
cation.
Areas in the second class include some of the old-
er home districts, also residential areas located in the
vicinity of the railroad tracks. Some of the area be-
tween the railroads from Fourth Street east, might be
in the third classification. However, nearly all this
section is proposed to be zoned for heavy industry,
which may solve the problem by the gradual elimina-
tion of substandard homes. Urban redevelopment may
allocate land for industry, business, parks, etc., as well
as for residential use.
In Class I and Class 2 areas, neighborhood im-
provement associations, preferably allied with a city-
wide civic organization, can do much to perpetuate
or encourage good maintenance of yards as well as
houses.
It is very difficult to improve the character of a
blighted neighborhood unless all the houses within a
reasonable area are replaced at one time or under one
program. As complete voluntary cooperation between
various owners is seldom possible, legislation permit-
ting the use of eminent domain under reasonable safe-
guards is necessary if groups using private capital
are to assemble land for self contained housing devel-
opments or redevelopments. The Kansas Urban Re-
58
Typical views in Country Club Heights. an attractive residential
district in Salina. designed with curving streets.
development law of 1943 provides the necessary au-
thority for procedure, but is applicable only to cities
of more than 110,000 population. It should be amended
to apply to smaller communities. The other alterna-
tive is public housing, administered through a munici-
pal housing authority, which has been used to meet
the needs of the lowest income brackets.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
Pa rt 3 . . .
PROCEDURE
While the preparation of the city plan and report
is important and essential to the adoption of a definite
program of civic improvement, it is only the first step
toward the realization of the recommendations, which
is the ultimate goal of all city planning. The administra-
tion of the plan, and the adjustments to changing con-
ditions which will arise from time to time, are the con-
tinuing work of the City Planning Commission. Every
proposed improvement involving phases of city de-
velopment covered by the pl:m and report, should
be referred to the Commission for consideration. In
this way it can be checked against the recommenda-
tions of the city plan, and either approved or adjust-
ments in the plan or project made. By this method the
plan is kept up to date, and the improvements can
conform to a definite program.
Close cooperation between the Board of City Com-
missioners, the administrative officiaL and the Plan-
ning Commission is necessary. Also, the active sup-
port of civic organizations is very important in guiding
public opinion, particularly on the more important
projects. A city wide organization to promote the plan
would be important.
In many cities. street widenings and openings in-
volve considerable expense, but in Salina this cost
should be relatively low because few buildings are
involved. The land for parks or future public buildings
and schools. except those well beyond the present
urban growth, should be acquired as soon as possible,
before used for private development. even though
the improvements on the land cannot be constructed
at once.
I
I
I
I
I
I
I
I
PRIORITY OF PROJECTS
The recommendations outlined in the various sec-
tions of this report form a coordinated program of city
development. Some of the proposals, such as revision
of zoning, can be put into effect without appreciable
expense or delay, while others must necessarily be
part of a long range program. Some depend on coop-
eration of federal departments. such as highway im-
provements; and some on other agencies. such as the
School Board. The following sequence is proposed for
the principal recommendations:
1. Adoption of the new Zoning Ordinance.
2. Adoption of Rules for Land Platting.
3. Acquisition of right of ways for new major streets
and highways.
4. Acquisition of land for new school site in south-
west area.
5. Acquisition of land in proposed new City Hall
site.
6. Acquisition of land for additional parks and park-
ways, development of which may be deferred.
7. Opening, widening and paving of streets in ac-
cordance with report.
8. The continuing development of playground and
park areas and parkways.
Changes in these priorities may be necessary from
time to time as opportunities for proposed develop-
ments are jeopardized, or emergencies arise. Utilities
and other routine needs are not included in this list
of priorities.
LEGISLATION
Every city planning program must have legislative
authority as a background, and Salina should support
any new state legislation which would simplify or ex-
pedite procedure.
The State Planning and Zoning Enabling Act in
Kansas (Appendix A), is reasonably satisfactory. but
does not include certain provisions found in compar-
able legislation in other states. There is no authority
for the adoption of an official master plan with com-
pulsory reference of projects to the City Planning
Commission for checking and report to the COl~ncil.
This provision would be desirable. Authority for es-
tablishing building lines under the police power. for
the purpose of safeguarding future opening or widen-
ing of major streets would also be helpful.
County planning and zoning is important in con-
trolling the outskirts of cities where unsightly develop-
ments usually occur. Kansas has such legislation, but
it does not apply to Saline County. It should be
amended so as to be available to other counties. As it
is merely an enabling act, only the counties who wish
need take advantage of it.
Kansas now has two acts pertaining to off-stwet
parking. One of these, under which Kansas City.
Kansas has operated so successfully, (Appendix B),
provides for acquisition of land by cities of the first
class through benefit districts covering busine:=s areas.
The other (Appendix C), provides that cities of the first
and second class may acquire and operate off-street
parking facilities from current revenue, bonds, or in-
59
come from parking meters. Both are very valuable
pieces of legislation.
The Urban Redevelopment Law of 1943, mentioned
under housing, now applying only to cities of over
110,000 population, should be amended to include Sa-
lina and comparable communities.
The city ordinance appointing the City Planning
Commission, and defining its powers (Appendix D)
was passed under the provisions of the State Planning
and Zoning Enabling Act. The proposed zoning ordin-
ance recently recommended by the City Planning
Commission to the Council appears as Apendix E,
and the rules recommended for control of land plats
as Appendix F.
CONCLUSION
As stated before, city planning in any growing city
is a continuous process. This report represents a pro-
gram, based on normal conditions and trends. and pre-
dictions for the future, so far as they can be made. No
city plan in a growing city can be static, and it is an-
ticipated that changes may be necessary from time to
time. Such changes, however, should not be made
without careful consideration of the various phases
of the plan affected, and the status of the whole pro-
gram should at all times be preserved on an inter-
relatEd and comprehensive basis.
I
I
APPENDICES
I
I
Appendix A
PLANNING AND ZONING ENABLING ACT
I
12-701. CREATION OF COMMISSION: CHANGE IN NUMBER. The
governing body of any city may by ordinance create a city planning
commission for such city, and may thereafter by ordinance change
the number of members of such commission.
12-702. MEMBERSHIP OF PLANNING COMMISSION: APPOINT-
MENT: TERMS: VACANCIES. Such city planning commission shall
consist of not less than seven or more than fifteen tax payers, of
which number two members shall reside outside of but within three
miles of the corporate limits of said city, but the remaining members
shall be residents of such city, to be appointed by the mayor by
and with the consent of the Council or Board of Commissioners. The
members of the Commission first appointed shall serve respectively
for terms of one year, two years and three years, divided equally
or as nearly equal as possible between these terms as one, two and
three years. Thereafter members shall be appointed for terms of
three years each. Vacancies shall be filled by appointment for the
unexpired term only. Members of the Commission shall serve with-
out compensation for their services.
12-703. MEETINGS: CHAIRMAN: RECORD. The members of the
city planning commission shall meet at least once a month at such
time and place as they may fix by resolution. They shall select one
of their number as chairman and one as vice-chairman who shall
serve one vear and until their successor has been selected. Special
meetings ;'ay be called at any time by the chairman or in his ab-
sence by the vice-chairman. A majority of the commission shall
constitute a quorum for the transaction of business. The commis-
sion shall cause a proper record to be kept of its proceedings.
12-704. POWERS AND DUTIES OF COMMISSION. The powers and
duties of the commission shall be to make plans and maps of the
whole or any portion of such municipality, and of any land outside
of the municipality, which in the opinion of the commission bears
relation to the planning of the municipality, and to make changes in
such plans or maps when it deems same advisable. Such maps or
plans shall show the commission's recommendations for new streets,
alleys, ways, viaducts, bridges, subways, parkways, parks, play-
grounds. or any other public ground or public improvements; and
the removal. relocation, wideninq or extension of such public
works then existing with a view to the systematic planning of the
municipality, the commission may make recommendations to the
governing body concerning the location of streets, transportation
and communication facilities, public buildings and grounds. When-
ever the commission shall have made and agreed upon a plan for
the development of the municipality or any portion thereof. such
plan or plans shall be submitted to the governing body for their
consideration and action.
12-705. PLANS AND PLATS: REGULATIONS. All plans, plats or re-
plats of lands laid out in building lots and the streets, alleys or
other portions of the same intended to be dedicated for public use,
or for the use of purchasers or owners of the lots fronting thereon
or adjacent thereto, and plans and descriptions of all streets, alleys
or public ways intended to be deeded or dedicated for public use,
or for the use of purchasers or owners of the land fronting there-
on or adjacent thereto which is not intended to be platted into lots
or other designated tracts, and located within the city limits of a city
in which a city planning commission has been or may hereafter be
created, or any addition or plan of streets or public ways located
outside the city limits, provided such territory is within same coun-
ty in which said city is located and entirely or in part within three
miles of the nearest point on the city limits of any such city, shall
be submitted to the city planning commission for their consideration,
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
and their recommendation shall then be submitted to the governing
body of such city for their official consideration and action. And no
such plat or replat or dedication or deed of street or public way
shall be filed with the register of deeds as provided by law until
such plat or replat or dedication or deed shall have endorsed on it
the fact that it has first been submitted to the city planning commis-
sion and by the city planning commission to the governing body
of such city and by such governing body duly approved. Before
exercising the powers referred to above, the city planning commis-
sion shall adopt regulations governing the subdivision of land
within its jurisdiction. Such regulations may provide for the proper
area of streets in relation to other existing or planned streets and
to the mapped plan for adequate and convenient open spaces for
traffic, utilities, access of firefighting apparatus, recreation, light. and
air, and for the avoidance of congestion of population, including
minimum width and area of lots.
12-706. BUDGET OF EXPENDITURES. On or before the first Monday
in August of each year the said city planning commission shall
submit to the governing body of such city its budget of expen-
ditures for the ensuing fiscal year, itemizing the expenses and
amounts and the purpose. The city commission shall thereupon con-
sider said budget and make such allowances to the said city plan-
ning commission as it shall deem proper and shall add the same to
the general budget of such city: Provided, That any city having not
exercised any power by virtue of chapter 99 (*) Session Laws of
1921. may for the exercise of such planning commission for the
year 1923, the governing body may appropriate the balance of any
funds of such city not necessary for the purpose appropriated
without being deemed in violation of any provision of the law re-
lating to the city budget.
'" 1. 1921. ch. 99, superseded by Par. 12-701 to 12-706.
12-707. AUTHORIZATION AND REGULATION OF ZONES AND
DISTRICTS. That the governing body of any city is hereby author-
ized by ordinance to divide such city into zones or districts, and
regulate and restrict the location of trades and industries, and the
location, erection, alteration and repair of buildings designed for
specific uses, and the uses of the land within each district or zone.
12-708. BOUNDARIES OF DISTRICTS: NOTICE AND HEARING:
PROTESTS. In a municipality having a city planning commission
created pursuant to law, the governing body shall require such
commission to recommend the boundaries of districts and appropri-
ate regulation to be enforced therein. Such commission shall make
a tentative report and hold public hearings thereon at such times
and places and upon such notices as said governing body shall re-
quire before submitting its final report. The governing body shall
not determine the boundaries of any district nor impose any regu-
lations until after the final report of such city planning commission.
In any municipality where there is no city planning commission in
existence, the governing body may appoint either a committee or
special commission, whichever it deems most suitable, to exercise
the powers given to the city planning commission under this sec-
tion. After such final report is submitted to the governing body, and
the final adoption of regulations by the governing body, the gov-
erning body may from time to time amend, supplement or change
the boundaries or regulations contained in such final report: Pro-
vided, such proposed change shall first be submitted to the city
planning commission or special committee of commission, for
recommendation and report: And provided further, That not less
than thirty days' notice of any such proposed change shall first be
published in the official newspapers of such municipality and a
hearing be granted to any person interested at a time and place
specified in such notice. If, however, a protest against such amend-
ment, supplement. or change be presented, duly signed and ac-
knowledged by the owners of twenty per cent or more of any
frontage proposed to be altered, or by the owners of twenty per
61
cent of the frontage immediately in the rear thereof. or by the own-
ers of twenty per cent of the frontage directly opposite a frontage
proposed to be allered, such amendment shall not be passed ex-
cept by at least four-fifths vote of the council or board of commis-
sioners.
12-709. EXISTING STRUCTURES: DAMAGED BUILDINGS. Ordi-
nances passed under authority of this act shall not apply to existing
structures nor to the existing use of any building, but shall apply
to any alteration of a building to provide for its use for a purpose,
or in a manner different from the use to which it was put before
the alteration: Provided, That this act shall not prevent the restora-
ti:m of a building damaged not more than fifty per cent of its as-
sessed valuation by fire, explosion, act of God, or the public enemy,
or prevent the continuance of the use of such building or part there-
of as such as existed at the time of such damage, or prevent a
change of such existing use except under limitations provided here-
in in relation to existing buildings and premises.
12-710. CRIMES AND SUITS. Cities which have heretofore or shall
hereafter pass ordinances under the provision of this act shall have
power to declare the violation thereof a misdemeanor and punish-
able by a fine not to exceed five hundred dollars ($500) for each of-
fense and to provide that each day's violation shall constitute a
separate offense and said cities shall further have the authority to
maintain suits or actions in any court of competent jurisdiction for
the purpose of enforcing the provision of such ordinance and to
abate nuisances maintained in violation thereof. In case any build-
ing or structure is ~r is proposed to be erected, constructed, altered.
converted, or maintained, or any building. structure, or land is or is
proposed to be, used in violation of any ordinance enacted under
this act. the building inspector, city attorney, or other appropriate
authority of the municipality may. in addition to other remedies,
institute injunction, mandamus, or other appropriate action or pro-
ceeding to prevent such unlawful erection. construction. reconstruc-
tion, alteration, conversion, maintenance. or use, or to correct or
abate such violation. or to prevent the occupancy of said building.
structure, or land.
12-711. VALIDITY OF ACT. Should any section or provision of this
act be determined to be unconstitutional or invalid, the same shall
not affect the validity of the act as a whole or any part thereof other
than the part so determined to be unconstitutional.
12.712. REASONABLENESS OF REGULATIONS. That any ordinance
or regulation provided for or authorized by this act shall be reason-
able, and any taxpayer or any other person having an interest in
property affected, may have the reasonableness of any ordinance
or regulation determined by bringing an action, in the district
court of the county in which such city is situated, against the gov-
erning body of said city.
12-713. RACE DISCRIMINATIONS. Nothing herein contained shall
be construed as authorizing the governing body to discriminate
against any person by reason of race or color,
12.714. BOARD OF ZONING APPEALS: QUALIFICATIONS: AP-
POINTMENT: TERMS: VACANCIES. The governing body of any
city which has enacted a zoning ordinance under the authority of
Sections 12-707 to 12-713, both sections inclusive. of the G. S. of
1935, is hereby authorized to create by ordinance a Board of Zon-
ing Appeals. Such board shall consist of not less than three, or more
than seven members, all of whom shall be taxpayers and residents
of the city, to be appointed by the mayor by and with the consent
of the Council or Board of Commissioners. The members first ap-
pointed shall serve respective terms of one, two and three years,
divided as nearly equal as possible between the members. There-
after members shall be appointed for terms of three years each,
Vacancies shall be filled by appointment for the unexpired term.
The members of such board shall serve without compensation.
12-715. SAME POWERS. The governing body of the city may au-
thorize such Board of Zoning Appeals to administer the details of the
application of the zoning ordinance and regulations in accordance
with the general rules set forth in the zoning ordinance. including
the power to hear and determineappllals from the refusal of build-
ing permits and to permit exceptions to. or variations from, the
62
zoning regulations in the classes of cases or situations and in ac-
cordance with the purpose, conditions and procedure specified by
the governing body of the city.
Appendix B
ESTABLISHMENT AND IMPROVEMENT
OF PUBLIC PARKING STATIONS
13-1374. PARKING STATIONS: EMINENT DOMAIN. Any city of the
first class in the state of Kansas may, in the discretion of its gov-
erning, body, acquire by purchase, gift or condemnation, lands for
public parking stations in or near commercial or industrial dis-
tricts in such city. In acquiring said lands for public parking sta-
tions by condemnation. the provisions of Article 2, Chapter 26. of
the General Statutes of 1935 or any amendments thereto, shall.
insofar as applicable, apply to and be followed in such condemna-
tion proceedings.
13.1375. A benefit district shall be established by ordinance. One
benefit district may be designated for the acquisition of lands for
one or several parking stations. Prior to the establishment of a
benefit district. the governing body of the city may conduct a sur-
vey and investigation for the purpose of determining suitable loca-
tions for parking stations. the approximate cost of acquiring and im-
proving the land therefor. the area to be included in the benefit
district or districts and the percentage of the costs of acquiring and
improving such parking stations to be assessed against the benefit
district which shall be not less than fifty per cent (50%) nor more
than ninety per cent (90%). A written report on such survey and
investigation shall be filed in the office of the city clerk in such
city. For the purpose of such survey and investigation. the govern-
ing body may employ such appraisers, engineers and other per-
sons as it may deem necessary. The costs of such survey and in-
vestigation shall be included as a part of the cost of acquiring and
improving the land for parking stations but if no land be acquired
such costs may be paid from the general fund of the city. In es-
tablishing a benefit district, the governing body may fix the per-
centage of the cost of acquiring and improving lands for parking
stations which is to be assessed against the benefit district.
13-1376. After a benefit district has been established, no further
proceedings shall be taken unless there is filed with the city clerk
within sixty days of the passage of the ordinance creating the
benefit district a petition requesting the establishment of public
parking stations. Such petition shall be signed by the resident
owners of real estate owning not less than fifty-one percent of
the front feet of the real estate fronting or abutting upon any street
included within the limits of the benefit district. In determining the
sufficiency of the petition, lands owned by the city, county, state
or United States or by non-resident owners of real estate within
the benefit district shall not be counted in the aggregate of lands
within such benefit district. After any petition has been signed by
an owner of land in the benefit district. the change of ownership
of said land shall not affect the petition. In any case where the
owners of lands within the benefit district are tenants in common
or joint tenants, each cotenant or joint tenant shall be considered
a landowner to the extent of his undivided interest in said land.
The owner of a life estate shall also be deemed the sole land owner
for the purpose of this act. Guardians of minors or insane persons
may petition for their wards when authorized by the probate c::>urt
so to do. Resident owner of land, as defined herein. shall be any
landowner who has resided in the city for thirty days prior to the
passage of the ordinance and owning land in the benefit district.
A Kansas corporation having its registered office in the city and
owning land in the benefit district shall be deemed a resident
landowner. No suit shall be maintained in any court to enjoin or
in any way contest the establishment of such parking stations or
the establishment of a benefit district unless said suit be instituted
and summons served within thirty days from and after the date
of the filing of such petition with the city clerk.
13-1377. TITLE TO LAND. Title to the land condemned for parking
stations shall vest in the city upon the giving of notice by the
I
I
commissioners appointed to appraise and assess damages as speci-
fied in Article 2. Chapter 26. of the General Statutes of 1935 or
any amendments thereto.
13.1378. Whenever the governing body shall have acquired lands
for public parking stations it shall cause to be made by some
competent person an estimate. under oath, of the cost of improving
the land for parking stations, which estimate shall be filed with the
city clerk. The percentage of the cost of improving such parking
stations to be assessed agains the benefit district shall be the same
as determined for the cost of acquiring the lands therefor. The as-
sessment against the benefit district shall be apportioned among
the various lots. tracts. pieces and parcels of land within the benefit
district in accordance with the special benefits accruing thereto.
this apportionment of benefit assessments to be made by three
disinterested property owners appointed by the governing body
of such city within thirty days after the filing of the estimates of
the cost of said improvement with the city clerk. As soon as the
amount chargeable against each piece of property is ascertained, the
governing body of such city shall by ordinance levy such amount
against this said real estate in the benefit district, which ordinance
shall be published once in the official city paper. No suit to
question the validity of the proceedings of the city shall be com-
menced after thirty days from the awarding of a contract for such
improvements and until the expiration of said thirty days the con.
tractor shall not commence work under his contract. If no suit shall
be filed within such thirty days then all proceedings theretofore had
shall be held to be regular. sufficient and valid.
13-1379. The cost of acquisition and improvement of such public
parking stations may be levied and assessed in not to exceed ten
installments. with interest on the whole amount remaining due
and unpaid each year at a rate of interest not exceeding five per.
cent per annum. Any owner of land within the benefit district may,
within thirty days after the assessment ordinance is passed, pay
the entire amount assessed against said land. Authority is given
the governing body of such city to assess, levy and collect the
cost of acquisition and improvement of such public parking stations
as is assessed against the privately owned property in the benefit
district, and to levy a general tax on all the property in such city
to pay such part of the cost thereof as is not assessed against the
privately owned property in the benefit district. No suit shall be
maintained in any court to enjoin or in any way contest the validity
of any special assessment for the cost of acquiring or improving
such parking stations unless the same be instituted and summons
served within thirty days from and after the date of the publication
of the ordinance levying such assessment: PROVIDED, That where
a city has improved parking lots under the provisions of this act
such city shall have the authority to reimprove such parking lots
and shall pay for such reimprovements by the issuance of revenue
bonds as provided by law and: PROVIDED FURTHER, Said govern-
ing body of such city is authorized to lease such reimprovements
for a term of years, and in a sufficient amount, per year to retire
said revenue bonds. after which, the proceeds of such lease shall
be credited to the general fund of said city.
13-1380. Bonds of such city may be issued and sold to pay the
cost of the lands so acquired and the cost of such improvements,
Bonds so issued and sold shall be payable in ten annual install-
ments of equal amounts each year and bear interest at a rate not
to exceed five percent per annum.
After any parking stations are acquired and improved by the
city. the cost of maintaining, operating and policing the same shall
be borne by the city. The use of such stations shall be free or lor
such charge or charges as shall be determined by the governing
body to be collected either by parking meters or by attendants
or otherwise.
If any parking station so acquired and improved shall become
unsuitable or unusable as a parking station, the governing body by
ordinance may discontinue the use of said land as a parking station
and use the same for other city purposes or sell the same as pro-
vided by law.
13-1381. INVALIDITY OF PART. That if any part or parts. word or
phrases or any section shall be held to be unconstitutional. such
unconstitutionality shall not affect the validity of the remaining
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
parts of this act and it shall be conclusively presumed that the legis-
lature would have passed this act without such part or parts which
shall be held to be unconstitutional.
Appendix C
OFF-STREET PARKING STATIONS
Section 1. It is hereby declared that the off.street parking is an
integral part of the regulation of traffic and that all cities of the
first and second class may establish such parking in accordance
with the following provisions of this act.
Section 2. Any city of the first or second class may acquire by
donation. purchase or condemnation real estate for off-street park-
ing stations. and may dispose of improvements thereon not ap-
propriate to parking uses. if there be such, and may improve the
site or sites by the necessary facilities, including buildings. for
the off-street parking of vehicles to relieve parking congestion on
the city streets. The governing body may exercise the authority
herein granted if there is money in the current operating fund re-
lating to highways. streets and alleys or in the parking meter fund
which will not be necessary for current operations during any
budget year. If there is no such money available or if there is not
sufficient money available in any funds aforesaid. the governing
body may submit the proposition of issuing general obligation
bonds for such amount as may be necessary to acquire a site 01
sites and to make the necessary improvements for off-street park
ing facilities to an election as provided in section 10-120 of the
General Statutes of 1935, and any amendments thereto. Revenue
from parking meters, either from the off-street parking facilities 01
upon the streets, not needed for the purchase and maintenance ot
parking meters. regulation of parking and the operation of the of!.
street parking facilities. shall be used to pay on the bonds. but any
lack of revenue from this source shall be supplemented by a gen.
eral bond tax. The bonds shall be issued as provided by law. Off-
street parking shall be free or for such charge or charges as shall
be determined by the governing body to be collected either by
parking meters or by attendants or otherwise and the revenue so
derived shall be maintained in a revolving operating fund which
need not be budgeted except that there shall be shown in the an.
nual published budget the total amount received from each and all
street parking and off-street parking facilities and the amount spent
during each budget year and the purposes, including payments on
bonds and interest, for which spent. Nothing in this act shall be
deemed as affecting or repealing the provisions of sections 13-1374
to 13-1381. both sections inclusive of the General Statutes Supple.
ment of 1947.
Appendix D
ORDINANCE PROVIDING FOR A CITY
PLANNING COMMISSION
ORDINANCE NUMBER 3083
An ORDINANCE creating a City Plimning Commission for the
City of Salina providing for the appointment of the members of
and defining the duties of such Commission. providing for the ap-
proval of such Commission of all plats or replats of lands or addi-
tions in or adjoining the City of Salina; and repealing all o~dinances
or parts of ordinances in conflict herewith.
BE IT ORDAINED by the Board of Commissioners of the City of
Salina, Kansas:
CITY PLANNING COMMISSION CREATED. SEC. 1. That there be
and there is hereby created a Commission to be known as the City
Planning Commission of the City of Salina.
MEMBERS OF COMMISSION. APPOINTMENT. SEC. 2. The City
Planning Commission shall consist of 7 members, all of whom shall
be tax payers and residents of the City of Salina and shall be ap-
pointed by the Mayor and with the consent of the Board of Com.
missioners. That said members shall serve for terms of 3 years from
the 1st day of May of the year in which they are appointed and
that not more than 2 of such members shall be appointed in any
1 year, provided however that vacancies caused by the death,
resignation or other disability of any member shall be filled for
63
the unexpired term only. That members of such commission shall
serve without compensation and shall perform the duties and have
the powers hereinafter provided for; and provided further that the
members 01 the City Planning Commission now holding office as
such shall continue to hold such offices as members 01 the Com-
mission hereby created until the expiration of the terms for which
they were heretofore appointed.
ORGANIZATION OF COMMISSION. SEC. 3. The members of the
City Planning Commission shall meet at least once a month at such
time and place as they may fix by resolution. They shall select one
of their number as Chairman and 1 as vice chairman. who shall
serve 1 year. or until their successor has been selected. Special
meetings may be called at any time by the Chairm~n or in his
absence by the Vice-Chairman. A majority of the Commission shall
conslilute a quorum for the transaction of business. The Commis-
sion shall cause a proper record to be kept of its proceedings.
DUTIES OF COMMISSION. SEC. 4. lhe powers and duties of the
Commission shall be to make plans and maps of the whole or any
portion of the City 01 Salina and 01 any land outside of the City
which. in the opin,on 01 the Commission bears relation to the plan-
ning 01 the City of Salina and to make changes in such plans or
maps when it deems the same advisable. Such maps or plans shah
show the Commission's recommendations for new streets. alleys.
ways. viaducts. bridges. sub-ways. park-ways. parks. playgrounds
or any other public ground or public improvement and the removal.
relocation. widening or extension 01 such works then existing with
a view to the systematic planning of the municipality. and the
Commission shall make recommendations to the Board of Commis-
sioners of the City of Salina concerning the location of streets.
transportation and communication facilities. public buildings and
grounds and other civic improvements and mailers aftecting the
appearance of the City; and shall make such recommendations as
they deem properly relative to any matters concerning the location
of buildings or other mailers which may be referred to them by
the Board 01 Commissioners. Whenever the Commission shall have
made and agreed upon a plan lor the development of the munici-
pality or any portion thereof. such plan or plans shall be submilled
10 the Board of Commissioners for their consideration and action.
PLATS AND ADDITIONS SUBMITTED TO COMMISSION. SEC. 5.
All maps. plats. or rep]ats. of land laid out in building lots and the
streets. alleys or other portions of the same. intended to be dedi-
cated to puolic use. or tor the use of purchasers or owners of lots
fronting thereon or adjacent thereto and located within the Clly
Limits 01 the City of Salina or any addition adjoining and connect-
ing with such City shall be submilled to the City Planning Com-
mission for their consideration and their recommendations. and shall
then be sub milled to the Board 01 Commissioners of the City of
Salina lor the official consideration and action 01 such Board. No
such plat or re-p]at shall be filed with the Register 01 Deeds. pro-
vided by law. until such plat or re-plat shall have the endorsement
upon it 01 the fact that it has been first aubmilled to the City Plan-
ning Commission and by the City Planning Commission to the
Governing Board or Body 01 such City. and by such Governing
Body duly approved. in accordance with the requirements of
Section .... 01 the Revised Statutes of Kansas. 1923.
PLATS APPROVED BY BOARD OF COMMISSIONERS. FILED
WITH REGIS1ER OF DEEDS. SEC. 6. Any person or corporation de-
siring to subdivide any tract 01 land within or touching the bound-
ary iine 01 the City shall plat the same so as to conlorm to plats.
streets and alleys 01 said City next adjoining said land and shall
submit the plat thereol. together with an abstract of title to the
Governing Body 01 said City lor approval before filing said plat
in the oohce oj the register of deeds. No reservation shall be made
in the dedication of the streets. alleys or public grounds by s~id
grantor in any of such streets. alleys or public grounds lor any
purpose whatsoever. When any such plat is filed with the Board
cI Commissioners 01 the City 01 Salina lor approval the same shall
be relerred to the City Planning Commission lor their recommenda-
tion as provided by the preceding Section 01 this ordinance. No plat
or any land 0' which the streets and alleys do not conlorm to the
streets and "lleys next adjoining shall be legal unless the same
be submilled to the Board 01 Commissioners 01 the City 01 Salina
64
and by such Board of Commissioners approved. or if any reserva-
tion is made by the grantor in any street. alley or public ground
contained in any such plat.
CITY OPENS STREETS. PLATS ILLEGAL. SEC. 7. Whenever any
plat is filed. the streets or alleys of which do not conform to the
streets and alleys of the City 01 Salina previously p]alled and next
adjoining such plat, the City of Salina shall have the right. if such
was not duly approved by the Board 01 Commissioners of the City
of Salina. to open any street or alley through such land. which may
conform to the streets or alleys adjoining such plat and in opening
any such street. such plat shall be regarded as not having been
filed. and the owners 01 the property through which such streets
or alleys are opened or of any other property affected by such
opening. shall have recourse lor such damages as they may sus-
tain against the grantor or grantors in said plat in accordance with
the provisions of Section ]3-113 of the Revised Statutes 01 Kansas.
1923.
CONFLICTING ORDINANCE REPEALED. SEC. 8. That all ordi.
nances or parts 01 ordinances in conflict with the provisions of this
ordinance be and the same are hereby repealed.
TAKE EFFECT. SEC. 9. This ordinance shall take effect and be in
force from and after its publication once in the Book of Revised
Ordinances of the City 01 Salina.
Introduced lor first reading. February ]6th. 1925.
Passed and approved. March 2nd. 1925.
J. S. Hargell. Mayor
(SEAL)
ATTEST: Chas. E. Banker. City Clerk
STATE OF KANSAS )
) SS
COUNTY OF SALINE )
I. Chas. E. Banker. City Clerk of the City of Salina. Kansas do here-
by certify that the above and loregoing is a true and correct copy
of Ordinance No. 3803. passed and approved by the Board 01
Commissioners of the City of Salina. Kansas. March 2nd. 1925.
Chas. E. Banker. City Clerk
Appendix E
ZONING ORDINANCE
ORDINANCE NUMBER 5549
An ordinance to regulate and restrict the use of land and the lo-
cation of buildings designed lor specific uses; to regulate and re-
strict the location 01 trades and industries; to regulate and limit
the height and bulk 01 buildings hereafter erected or altered; to
regulate and determine the area 01 yards. courts and other open
spaces; to regulate and limit the density of population; to divide the
city into districts and establish. by reference to a map. the bound-
aries of said districts for said purposes; to provide for a board of
zoning appeals and defining its powers and duties; to provide lor
enlorcement and prescribing penalties lor violation; to provide lor
amendments; to provide for permits and certificates of occupancy;
to provide for interpretation 01 this and other ordinances or laws
or covenants. etc.. relating to the same or similar subjects: To
provide that if any clause. sentence. section. paragraph or part 01
this ordinance shall be held invalid. such invalidity shall not in-
validate the remainder; to provide for the saving 01 all remedies
01 the City of Salina lor violations of Ordinance No. 3188. and all
amendments and supplements thereto. or an other previously
existing zoning ordinances; to provide lor the repeal 01 all other
ordin~nce or parts 01 such ordinances in conflict with this ordinance:
subject. however to the saving 01 existing remedies. as aforesaid.
Be It Ordained by the Board of Commissioners of the City 01
Salina. Kansas:
Section I. DISTRICTS. For the purpose 01 regulating and restrict-
ing the location 01 trades and industries. and the location. erection.
alteration. and repair of buildings designed for specific uses. and
the use 01 land. the City of Salina. Kansas is hereby divided into
seven districts as follows;
District A. First Dwelling House District
District B. Second Dwelling House District
District C. Apartment District
I
I
I
District D. Local Business District
District E. General Business District
District F. Light Industrial District
District G. Heavy Industrial District
Section 2. DISTRICT MAP ADOPTED. Boundaries of the districts
as enumerated in Section 1 of this ordinance, are hereby estab-
lished as shown on the map attached hereto. which map is hereby
designated as the "Zoning District Map", and said map and all the
notations, references and information shown thereon are hereby
made as much a part of this ordinance as if the same were set forth
in full herein. It shall be the duty of the City Clerk to keep on file
in his office an authentic copy of said map, all changes. amend-
ments or additions thereto, and duplicate copies thereof shall be
kept on file in the office of the City Planning Commission and
Buildng Inspector.
When definite distances in feet are not shown on the Zoning
District Map, the district boundaries are intended to be along
existing street, alley or plotted lot lines. or extension of the same.
and if the exact location of such lines is not clear, it shall be de-
termined by the Building Inspector, due consideration being giv-
en to location as indicated by the scale of the Zoning District Map.
When the streets or alleys on the ground differ from the streets
or alleys as shown on the Zoning District Map. the Building Inspec-
tor may apply the district designations on the map to the streets
or alleys on the ground in such manner as to conform to the intent
and purpose of this ordinance.
All territory which may hereafter be annexed to the City of
Salina shall automatically be classed as lying and being in District
"A" until such classification shall have been changed by an amend-
ment to the Zoning Ordinance. as provided by law.
Whenever any street or alley is vacated, the particular district
in which the adjacent property lies shall automatically be extended
to the center line of any such street or alley.
Section 3. BOARD OF ZONING APPEALS. The Board of City
Commissioners of Salina is hereby designated as the Board of Zon-
ing Appeals. The word "Board", when used in this ordinance,
shall be construed to mean the Board of Zoning Appeals. The pow-
ers and duties of the Board are outlined in Section 23.
Section 4. DEFINITIONS. For the purpose of this Ordinance. the
following words and terms as used herein are defined to mean the
following:
Words used in the present tense include the future; words in
the singular number include the plural; and words in the plural
number include the singular; the word "building" includes the
word "structure"; the word "shall" or the word "must" is manda-
tory and not directory; the word "lot" includes the word "plot";
the term "used for" includes the meaning "designated for" or "in-
tended for".
1. ACCESSORY BUILDING OR USE: A subordinate building, or
a portion of the main building having a use customarily incident to
and located on the lot occupied by the main building; or a use
customarily incident to the main use of the property.
2. ALLEY: A public way which affords only a secondary means
of access to abutting property.
3. APARTMENT: A room or a suite of rooms within an apartment
house arranged, intended. or designed for a place of residence of
a single family or group of individuals living together as a single
housekeeping unit.
4. APARTMENT HOUSE: A building arranged, intended, or de-
signed for more than two families.
5. APARTMENT HOTEL: An apartment house which furnishes for
the use of its tenants services ordinarily furnished by hotels. but
the privileges of which are not primarily available to the public.
6. BASEMENT: A story below the first story as hereafter defined.
7. BLOCK: A piece or parcel of land entirely surrounded by pub-
lic highways or streets. other than alleys. In cases where the
platting is incomplete or disconnected, the Building Inspector shall
determine the outline of the block.
8. BOARDING HOUSE OR LODGING HOUSE: A building other
than a hotel. occupied as a single housekeeping unit. where lodg-
ing or meals are provided for five or more persons for compensa-
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
tion, pursuant to previous arrangements. but not for the public or
transients.
9. CURB LEVEL: The mean level of the curb in front of the lot.
or in case of a corner lot, along that abutting street where the mean
curb level is the highest.
10. DWELLING: A building or portion thereof, designed ex-
clusively for residential occupancy, including one family, two
family. and multiple dwellings, boarding and lodging houses, but
not hotels.
11. DWELLING. ONE-FAMILY: A detached building arranged, in-
tended, or designed for occupancy by one family.
12. DWELLING, TWO-FAMILY: A building arranged, intended,
or designed for occupancy by two families.
13. DWELLING. MULTIPLE: A building or portion thereof. ar-
ranged, intended, or designed for occupancy by three or more
families. including apartment houses, row houses, tenements and
apartment hotels.
14. FAMILY: Any number of individuals living together as a
single housekeeping unit, as distinguished from a group occuping
a boarding house, lodging house or hotel as defined herein.
15. GARAGE. COMMUNITY: A building or portion thereof. other
than a public, private, or storage garage providing storage for motor
vehicles with facilities for washing, but no other services. such
garage to be in lieu of private garages within a block or portion
of block.
16. GARAGE. PRIVATE: An accessory building for storage only
of motor vehicles.
17. GARAGE. PUBLIC: A building or portion thereof. designed
or used for the storage. sale, hiring, care or repair of motor vehicles.
which is operated for commercial purposes.
18. GARAGE. STORAGE: A building or portion thereof, except
those defined as a private, a public, or a community garage pro-
viding storage for motor vehicles, with facilities for washing but
no other services.
19. HEIGHT OF BUILDINGS: The vertical distance measured from
the highest of the following three levels:
a. From the street curb level;
b. From the established or mean street grade in case the curb
has not been constructed;
3. From the average finished ground level adjoining the build-
ing if it sets back from the street line:
to the level of the highest point of the roof beams of flat roofs or
roofs inclining not more than one inch to the foot, and to the mean
height level of the top of the main plate and highest ridge for
other roofs.
20. HEIGHT OF YARD OR COURT: The vertical distance from
the lowest level of such yard or court to the highest point of any
boundary wall.
21. HOTEL: A building occupied or used as a more or less tem-
porary abiding place of individuals or groups of individuals who
are lodged, with or without meals. and in which there are more
than twelve sleeping rooms, and no provision for cooking in indi-
vidual rooms.
22. LOT: A parcel of land occupied or to be occupied by one
building, or unit group of buildings, and the accessory buildings
or uses customarily incident thereto, including such open spaces
as are required under this ordinance, and having its principal front-
age upon a public street or place.
23. LOT, CORNER: A lot abutting upon two or more streets at
their intersection. A corner lot shall be deemed to front on that
street on which it has its least dimension, unless otherwise speci-
fied by the Building Inspector.
24. LOT, INTERIOR: A lot whose side lines do not abut upon any
street.
25. LOT, THROUGH: An interior lot having frontages on two
streets.
26. LOT LINES: The lines bounding a lot as defined herein.
27. LOT DEPTH: The mean horizontal distance from the front
street line to the rear line.
28. LOT WIDTH: The mean horizontal distance between side lines
measured at right angles to the depth.
65
29. NON-CONFORMING USE. BUILDING OR YARD: A use.
building or yard existing legally at the time of the passage of this
ordinance which does nol. by reason of design or use, conform to
the regulations of the district in which it is situated.
30. PLACE: An open. unoccupied space other than a street or al-
ley permanently established or dedicated as the principal means
of access to property abutting thereon.
31. REAR LINE: The boundary line which is opposite and most
distant from the front street line; except that in the case of uncer-
tainty the Building Inspector shall determine the rear line.
32. SIDE LINE: Any lot boundary line not a front or rear line
thereof. A side line may be a party lot line, a line bordering on an
alley or place or a side street line.
33. STABLE. PRIVATE: An accessory building for the keeping
of horses or mules only, such horses and mules to be owned by oc-
cupants of the premises, and not kept for remuneration, hire or
sale.
34. STABLE, PUBLIC: A stable other than a private or riding
stable as defined herein.
35. STABLE, RIDING: A structure in which horses or mules used
exclusively for pleasure riding or driving are housed, boarded, or
kept for hire; including riding track.
36. STORY: That part of a building included between the surface
of one floor and the surface of the floor next above, or if there be
no floor above, that part of the building which is above the sur.
face of the highest floor thereof. A top story attic is a half story
when the main line of the eaves is not above the middle of the
interior height of such story. The first story is the highest story
having its interior floor surface not more than four feet above the
curb level. established or mean street grade. or average ground
level, as mentioned in paragraph 19 of this section.
37. STREET: A public thoroughfare which affords principal
means of access to property abutting thereon.
38. STREET LINE: The dividing line between the street and the
abutting property.
39. STRUCTURE: Anything constructed or erected, which reo
quires location on the ground, or attached to something having a
location on the ground; including, but not limited to advertising
signs, billboards, and poster panels, but exclusive of customary
fences or boundary or retaining walls.
40. STRUCTURAL ALTERATIONS: Any change in the supporting
members of a building. such as bearing walls, columns. beams or
girders.
41. TOURIST CABIN OR TRAILER CAMPS: A tract or parcel of
land upon which one or more tourist cabins. for transient use only.
are located, or where temporary accommodations are provided for
two or more automobile trailers, tents or house cars, open to the
public either free or for a fee.
42. YARD: An open space at grade between a building and the
adjoining lot lines. unoccupied and unobstructed by any portion
of a structure from the ground upward, except as otherwise provid-
ed. In measuring a yard for the purpose of determining the width
of a side yard. the depth of a front yard or the depth of a rear
yard, the least horizontal distance between the lot line and the main
building shall be used.
43. YARD. FRONT: A yard across the full width of the lot ex-
tending from the front line of the main building to the front street
line of the lot.
44. YARD, REAR: A yard between the rear lot line and the rear
line of the main building and the side lot lines.
45. YARD, SIDE: A yard between the main building and the
adjacent side line of the 101. and extending entirely from the front
yard to the rear yard thereof.
Section 5. REQUIREMENTS MUST BE OBSERVED.-Except as
hereinafter provided:
1. No buildings or structures shall be erected, constructed, re-
constructed or structurally altered, nor shall any building, struc-
ture or land be used for any purpose other than is permitted in the
district in which such building, structure or land is situated.
2. No building or structure shall be erected. constructed, extend-
ed. enlarged, reconstructed or structurally altered to exceed the
66
height or area limit herein established for the district in which such
building or structure is situated.
3. No lot area shall be reduced or diminished so that the yards
or other open spaces shall be smaller than prescribed by this or-
dinance, nor shall the density of population be increased in any
manner, except in conformity with the area regulations established
herein.
Section 6. DISTRICT "A" (First Dwelling House District). USE
REGULATIONS.
In District "A" no building, structure, land or premises shall be
used, and no building or structure shall be hereafter erected, con-
structed, reconstructed or altered except for one or more of the
following uses:
1. Dwellings. one family.
2. Churches and community buildings.
3. Public parks and playgrounds. golf courses, (except miniature
golf courses. driving ranges and other similar activities operated
as a business), public recreation buildings and public museums.
4. Public schools. elementary and high, and private schools with
curriculum equivalent to that of a public elementary or high school.
and institutions of higher learning, including stadiums and dormi-
tories in conjunction. if located on the campus.
5. Public administrative buildings, public libraries, police stations
and fire statons.
6. Railroad right of ways, not including railroad yards.
7. Agriculture, nurseries, and truck gardens limited to the propa-
gation and cultivation of plants; provided no retail or wholesale
business shall be conducted upon the premises, and provided that
no obnoxious fertilizer is stored upon the premises, and no ob-
noxious soil or fertilizer renovation is conducted thereon.
8. Accessory uses. customarily incident to the above uses and
located on the same lot therewith, not involving the conduct of a
retail business:
(a) The term accessory use shall include customary home occu-
pations, such as the office of physician. dentist, surgeon, dress-
maker, musician, or artist, but not including barber shops or
beauty parlors, under the following restrictions:
(1) That such uses are located in the dwelling used by a person
as his or her private residence.
(2) That no assistant other than a member of the family house-
hold is employed, and no window display or sign, either illumi-
nated or more than one square foot in area is used to advertise
the same.
(3) That no power other than electric and of not more than one
horse power is used.
(b) A billboard, signboard, or advertising sign shall not be per-
mitted as an accessory use, except that the placing of an unillumi-
nated "For Sale" or "For Rent" sign not more than eight (8) square
feet in area may be permitted as an accessory use. and except that
churches and other institutions may display signs showing names.
activities and services therein provided, and that during construc-
tion of a building one un illuminated sign advertising contractors or
architects for such buildings shall be permitted, providing such sign
shall not be more than eight (8) square feet in area, and shall be set
back of the established customary building line, and such sign shall
be removed immediately upon completion of the building.
(c) There shall be permitted one private garage with space for
not more than one motor vehicle for each three thousand (3,000)
square feet of lot area (but permitting a minimum of two cars), one
private stable for not more than one horse or mule for each five
thousand (5,000) square feet of lot area, or servants quarters; pro-
vided that such garage, stable or servants quarters shall be located
not less than sixty (60) feet from the front lot line. nor less than
three (3) feet from any side lot line, and in the case of corner lots
not less than the distance required for residences from side streets;
and further provided that such servants quarters shall be occupied
only by servants employed on the premises. A garage may be
constructed across a common lot line by mutual agreement between
property owners. A garage or servants quarters constructed as an
integral part of the main building shall be subject to the regulations
affecting the main building.
I
I
(d) Community garages may be permitted by the Board. Such
community garage may provide facilities for washing cars, and
access thereto, if from the street, shall be by not more than one
driveway. Such garages shall be so located as to be distant at
least six (6) feet from any party lot line and shall be set back from
any front or side street line a distance at least ten (10) feet greater
than would be required for a residence building in the same loca-
tion, and shall not be over one story or sixteen feet high. No com-
mercial vehicle shall be housed in any such community garage.
(e) Temporary real estate sales office, located on property being
sold, and limited to period of sale, but not exceeding two years
without special permit from the Board.
(f) There shall be permitted as an accessory use, recreation and
service buildings or refectories in a public park or playground.
HEIGHT AND AREA REGULATIONS.
In District "A" the height of buildings, the minimum dimensions
of lots and yards, and the minimum lot area per family permitted
on any 101. shall be as follows: (For exceptions see Section 17).
Height: No building shall exceed thirty-five (35) feet or two and
one half stories.
Front Yards: Any building hereafter constructed shall provide
for a front yard, the minimum depth of which shall be at least
twenty-five (25) percent of the depth of the 101. but the depth of
such front yard need not be more than twenty-five (25) feet.
Side Yards: There shall be a side yard on each side of a building
not less than twelve (12) percent of the width of the lot. Such side
yard shall not be less than four (4) feet, and need not be more than
ten (10) feet.
Buildings on corner lots, where interior lots have been platted or
sold fronting on the side streel. may project not more than ten (10)
feet in front of the line established for buildings by the front yard
requirements for the interior lots on the side street, provided this
regulation shall not be so interpreted as to reduce the buildable
width of a corner lot in separate ownership at the time of the
passage of this ordinance, to less than twenty-eight (28) feel. and
provided, that the side yard regulations above shall be observed.
Rear Yards: The depth of the rear yard shall be at least twenty.
five (25) percent of the depth of the lot. but such depth need not be
more than thirty (30) feet.
Width of Lot: The minimum width of an interior lot shall be
sixty (60) feet, and a corner lot seventy (70) feet, provided that
where a lot has less width than herein required, in separate owner-
ship at the time of the passage of this ordinance, this regulation
will not prohibit the erection of a one family dwelling.
Lot Area per Family: Every dwelling hereafter erected or al-
tered shall provide a lot area of not Jess than six thousand (6,000)
square feet per family, provided that where a lot has less area than
herein required in separate ownerships at the time of passage of
this ordinance, this regulation shall not prohibit the erection of a
one family dwelling.
Section 7. DISTRICT "B" (Second Dwelling House District). USE
REGULATIONS,
In District "B" no building, structure, land or premises shall be
used, and no building or structure shall be hereafter erected, con-
structed, reconstructed or altered except for one or more of the
following uses:
1. Any use permitted in District "A".
2. Two Family dwellings.
3. Accessory uses as provided in District "A", except that in
District "B" a private garage may provide space for not more than
one motor vehicle for each two thousand (2,000) square feet of
lot area.
HEIGHT AND AREA REGULATIONS.
In District "B" the height of buildings, the minimum dimensions
of lots and yards and the minimum lot area per family permitted
upon any lot shall be as follows: (For exceptions see Section 17),
Height: Same as District "A"
Front Yards: Same as District "A"
Side Yards: Same as District "A", including regulations for cor-
ner lots adjacent to reversed frontage.
Rear Yards: Same as District "A"
Width of Lot: The minimum width of a lot shall be fifty (50)
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
feet, provided that where it has less width than herein required.
in separate ownership at the time of the passage of this ordi-
nance, this regulation shall not prohibit the erection of a one family
dwelling.
Lot Area per Family: Every dwelling hereafler erected or altered
shall provide a lot area of not less than six thousand (6,000) square
feet per family for one family dwellings, or three thousand (3,000)
square feet per family for two family dwellings, provided that
where a lot has less area than herein provided, in separate owner-
ship at the time of passage of this ordinance, this regulation shall
not prohibit the erection of a one family dwelling.
Section 8. DISTRICT "C". (Apartment House District). USE REG-
ULA TIONS.
In District "C" no building, structure, land or premises shall be
used, and no building or structure shall be hereafter erected, con-
structed, reconstructed, or altered, except for one or more of the
following uses:
1. Any use permitted in District "B".
2. Apartment houses, flats, or multiple dwellings.
3. Boarding and lodging houses.
4. Fraternity or sorority houses and dormitories,
5. Hotels or Apartment Hotels.
6. Hospitals, clinics, sanitariums or homes for convalescent or
aged. other than for the insane or feeble minded.
7. Private clubs or fraternal orders.
8. Philanthropic or elemosynary institutions, other than penal
institutions.
9. Accessory uses customarily incident to any of the above uses,
and located on the same lot, not involving the conduct of a retail
business:
(a) There shall be permitted such facilities as are required for the
operation of a hotel or apartment hotel. when conducted and entered
from within the building, provided no window or other display or
sign on the exterior of the building is used to advertise such use.
(b) In this district a private garage accessory to a one or two
family dwelling, may provide space for not more than one motor
vehicle for each seven hundred and fifty (750) square feet of lot
area, and a storage garage may be permitted as an accessory use
to an apartment house, apartment hotel. hotel or duplex. No busi-
ness occupation or service connected with motor vehicles shall be
permitted. The same provision regarding community garages ap-
plies in this district as in District "A".
HEIGHT AND AREA REGULATIONS.
In District "C" the height of buildings, the minimum dimensions
of lots and yards and the minimum lot area per family permitted
upon any lot shall be as follows: (For exceptions see Section 17).
Height: No building shall exceed forty-five (45) feet or three (3)
stories.
Front Yards: Any building hereafter constructed shall provide
for a front yard the minimum depth of which shall be at least
twenty (20) percent of the depth of the lot, but the depth of such
front yard need not be more than twenty (20) feet.
Side Yards: Same as District "A", including regulations for cor-
ner lots adjacent to reversed frontage. provided the width shall be
increased one inch for each foot of height of building above thirty-
five (35) feet.
Rear Yards: The depth of the rear yard shall be at least twenty-
five (25) percent of the depth of the lot. but such depth need not be
more than twenty-five (25) feet.
Width of Lot: Same as District "B".
Lot Area per Family: Every building or portion of a building
hereafter erected or altered shall provide a lot area of not less than
one thousand (1000) square feet per family.
Section 9. DISTRICT "D". (Local Business District).
USE REGULATIONS.
In District "D" no building, structure. land or premises shall be
used, and no building or structure shall be hereafter erected. con-
structed, reconstructed, or altered, except for one or more of the
following uses:
1. Any use permitted in District "C".
2. Assembly Halls.
3. Automobile parking lots.
67
4. Automobile or trailer sales rooms or yards. other than premises
where used vehicles are dismantled or used parts sold.
5. Bakeries employing not more than five persons on the prem-
ises.
6. Banks.
7. Barber and Beauty Shops.
8. Battery stations.
9. Bicycle repair shops.
10. Cleaning, pressing and dyeing establishments, employing not
more than five persons on the premises. provided that only non-
explosive cleaning fluids shall be used.
II. Electric Substations.
12. Filling stations. provided all storage tanks for gasoline shall
be below the surface of the ground.
13. Frozen food lockers for individual or family use. not including
any processing of food except cutting and wrapping.
14. Garages (Public). except that in public garages no repair fa-
cilities or activities shall be maintained outside of the building or
in the front portion of the first story of the building within thirty (30)
feet of the front of the building and no body or fender repairs or
blacksmithing shall be conducted on any premises adjacent at the
side or rear to a District "A", "B" or "C".
IS. Garages (Storage).
16. Greenhouses (commercial).
17. Ice delivery stations for storage and sale of ice at retail only.
18. Laundries employing not more than five persons on the prem-
ises.
19. Lodge Halls.
20. Miniature golf courses.
21. Mortuaries.
22. Offices.
23. Photographic printing shops.
24. Printing shops, provided the total mechanical power used in
the operation of such printing plant shall not exceed five horse
power.
25. Radio and television shops or studios.
26. Restaurants. cafes or cafeterias (excluding dancing, entertain-
ment or provision for sale or consumption of liquor).
27. Schools operated as a business.
28. Shoe repair shops.
29. Shops for custom work. or the manufacture of articles to be
sold at retail on t":1e premises, provided that in such manufacture the
total mechanical power shall not exceed five horse power for the
operation of anyone shop, and provided that the space occupied
by the manufacturing use permitted herein shall not exceed fifty
(50) percent of the total floor area of the entire building or the
equivalent of the ground floor area thereof. and provided further
that such manufacturing use is not noxious or. offensive by reason
of vibration, noise. odor. dust, smoke or gas.
30. Signs (advertising) when the same advertise only services,
articles or products which are offered within the building, to which
the sign is attached, or on the premises on which the sign is located.
31. Stores. shops and markets for retail trade.
32. Studios.
33. Theaters or picture shows (other than drive-in theaters).
34. Tire shops.
35. Accessory uses customarily incident to any of the above
uses. including ice and refrigerating plants purely incidental to a
main activity permitted on the premises, and when operated by
electricity.
HEIGHT AND AREA REGULATIONS.
In District "D" the height of the buildings, the minimum dimen-
sions of lots and yards and the minimum lot area per family per-
mitted on any lot shall be as follows: provided that buildings
erected exclusively for dwelling purposes shall comply with the
front, side and rear yard requirements of District "C". (For ex-
ceptions see Section 17).
Height: No building shall exceed thirty-five (35) feet. or two and
one half stories, except that where a District "D" joins a District
"C" within the same block, the height may be increased to forty-
five (45) feet or three stories within that block.
Front Yards: The front yard shall be at least fifteen (IS) feet,
68
except that it need be of no greater depth than the least depth
established by existing buildings in a District "D" within the same
block. and except that where a portion of a District "D" lies within
the same block and fronts upon the same street with a portion of a
District "A", "B", or "C" and no lot within said District "D" is
occupied by a building with a front yard of less depth than that
required in that portion of a District "A", "B" or "C" adjoining,
then in such case the front yard requirements of such adjoining
Districts "A", "B" or "C". shall likewise be applicable to such
portion of District "D".
Side Yards: No side yard is required except that where a side
line of a lot in this district abuts upon a lot in a District "A", "B"
or "C". a side yard shall be provided as required in such District
"A", "B" or "C".
Rear Yards: The depth of the rear yard shall be at least twenty
(20) percent of the depth of the lot, but such depth need not be
more than twenty (20) feet, except that on a comer lot no rear
yard is required within fifty (50) feet of a side street, unless the
rear line adjoins a District "A", "B" or "C".
Width of Lot: The minimum width of the lot shall be fifty (50)
feet, if used exclusively for one family. two family or multiple
family dwellings, except as provided in District "B". For other
uses the width may be less.
Lot Area per Family: Every building or portion of a building
hereaftet erected. altered or used for dwelling purposes, shall
provide a lot area of not less than one thousand (1000) square feet
per family.
Section 10. DISTRICT "E" (General Business District).
USE REGULATIONS.
In District "E" no building, structure, land or premises shall be
used, and no building or structure shall be hereafter erected. con.
structed, reconstructed or altered, except for one or more of the
following uses:
1. Any use permitted in District "D".
2. Armories.
3. Beer Gardens, Bowling Alleys. Dance Halls, Shooting Gal-
leries, Skating Rinks, and similar commercial recreation buildings
or activities; provided, however, that the same shall be not less
than two hundred (200) feet from any existing clinic, hospital.
school or church; and shall not be less than two hundred (200)
feet from a District "A" to "C" inclusive, unless approved by the
Board. under such restrictions as seem appropriate after considera-
tion of noise and other detrimental factors incident to such use.
4. Billboards and Advertising Signs, where permitted by ordi-
nance.
5. Billiard Halls.
6. Bus Stations.
7. Dog and Cat Hospitals.
8. Gymnasiums (commercial).
9. Newspaper publishing plants.
10. Radio and television broadcasting stations.
II. Restaurants, cafes, cafeterias, taverns and night clubs.
12. Storage in bulk of, or warehouse for. such materials as: Cloth-
ing. drugs, dry goods, food, furniture. glass. groceries, hardware,
household goods, liquor. lubricating oil. millinery, paints. paint ma.
terials. pipe, rubber, shop supplies, tobacco, turpentine, varnish,
and wines, when incidental to sale at retail on the premises.
13. Swimming pools (commercial).
14. Wholesale sales offices and sample rooms.
IS. Any retail business or use not included in Districts "F" and
"G", provided that such use is not noxious or offensive by reason
of vibration, noise, odor, dust. smoke or gas.
16. Accessory uses customarily incident to any of the above uses.
HEIGHT AND AREA REGULATIONS.
In District "E" the height of buildings, the minimum dimensions
of lots and yards and the minimum lot area per family permitted
upon any lot shall be as follows: provided that buildings erected
for dwelling purposes exclusively. shall comply with the front.
side and rear yard requirements of District "C". (For exceptions see
Section 17).
Height: No building shall exceed forty-five (45) feet or three (3)
stories, except that buildings may be erected to a height not to
I
I
exceed one hundred (100) feet or eight (8) stories in an area de-
scribed as follows:
Beginning at a point on the center line of the alley between
Filth Street and Santa Fe Avenue, one hundred ODD) feet north
of the north line of Ash Street; thence west on a line one hundred
ODD) feet from and parallel to the north line of Ash Street to a
point one hundred twenty-five (25) feet west of the west line of
Ninth Street; thence south on a line one hundred twenty-five (125)
feet from and parallel to the west line of Ninth Street to a point one
hundred (100) feet south of the south line of Iron Avenue; thence
east on a line one hundred (100) feet from and parallel to the south
line of Iron Avenue to a point one hundred ten OlD) feet west of
the west line of Eighth Street; thence south on a line one hundred
ten OlD) feet from and parallel to the west line of Eighth Street
to the center line of Walnut Street; thence east along said center
line of Walnut Street to the center line of the alley between Seventh
Street and Santa Fe Avenue; thence south on the center line of
said alley between Seventh Street and Santa Fe Avenue; to the cen-
ter line of South Street; thence east on the center line of South
Street to a point on the center line of the alley between Santa Fe
Avenue and Filth Street; thence north on said center line of the
alley between Santa Fe Avenue and Filth Street to a point one
hundred filty (50) feet south of the south line of Iron Avenue;
thence east on a line one hundred fifty (150) feet from and parallel
to the south line of Iron Avenue to the center line of the alley be-
tween Filth Street and Fourth Street; thence north on the center line
of said alley between Filth Street and Fourth Street to a point one
hundred fifty (50) feet north of the line of Iron Avenue; thence
west on a line one hundred fifty (50) feet from and parallel to the
north line of Iron Avenue to the center line of the alley between
Filth Street and Santa Fe Avenue; thence north on the center line
of said alley between Filth Street and Santa Fe Avenue to the
point of beginning.
Front Yards: No front yard is required, except that where a por-
tion of a District "E" lies within the same block and fronts upon the
same street with a portion of a District "A", "B", "C" or "D", and
no lot within said District "E" is occupied by a building with a
front yard of less depth than required in that portion of a District
"A", "B", "C", or "D", adjoining, then in such case the front yard
requirements of such adjoining district "A", "B", "C", or "D",
shall likewise be applicable to such portion of District "E:".
Side Yards: Same as District "D".
Rear Yards: No rear yard is required.
Width of Lot: Same as District "D".
Lot Area per Family: Same as District "D".
Section 11. DISTRICT "F". (Light Industrial District).
USE REGULATIONS.
In District "F" no building, structure, land or premises shall be
used, and no building or structure shall be hereafter erected, con-
structed, reconstructed, or altered, except for one or more of the
following uses:
1. Any use permitted in District "E".
2. Bakeries.
3. Blacksmith or wagon shops.
4. Bottling Works.
5. Bus barns.
6. Canning or preserving factories.
7. Carpenter, cabinet, or pattern shops, provided that no me-
chanical power in excess of ten (0) h. p. is used in the operation
of anyone machine.
8. Carpet cleaning establishments.
9. Chemical laboratories.
10. Cleaning, pressing and dyeing plants.
11. Cold Storage plants.
12. Creameries.
13. Electro-plating works.
14. Flour mills, feed mills and grain processing.
15. Forges (hand).
16. Freight terminals (rail, truck, or water).
17. Galvanizing works.
18. Garages (public).
19. Grain elevators.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
20. Ice plants.
21. Laundries.
22. Lumber yards.
23. Machine shops, provided that no mechanical power in ex-
cess of 10 h. p. is used in the operation of anyone machine.
24. Manufacture of products such as: Artilicial flowers, feathers,
plumes; awnings; bags; blacking; small boats; bone products;
brooms and brushes; buttons and novelties; candy; canvas prod.
ucts; cement products; chemicals (non-offensive); cigars; cleaning
or polishing preparations; clothing; coffee (roasting); cosmetics;
cotton seed, peanut or similar products; drugs or medicines; elec-
trical signs; extracts; food products; fruit juices; gas or electric
fixtures; ice cream; leather products; light metal products; musical
instruments; paper products; sausage; shell products; shoes and
boots; syrup; terra cotta or tile handcraft products; textiles; toys;
wooden ware.
25. Milk bottling or distribution plants.
26. Monument or marble works.
27. Moving, transfer or storage plants.
28. Photo engraving plants.
29. Planing mills, provided that no mechanical power in excess
of 10 h. p. is used in the operation of anyone machine.
30. Poultry killing or dressing for commercial purposes.
31. Printing plants.
32. Produce markets (wholesale).
33. Railroad freight yards.
34. Sales rooms and yards for farm machinery, contractors equip-
ment and oil well supplies.
35. Sign painting plants.
36. Stables (public) or wagon sheds.
37. Stone cutting plants.
38. Storage in bulk of. or warehouse for, materials enumerated in
item 12, Section 10 of use regulations for District "E", and such
materials as: Asphalt, brick; building material; cement; coal; con-
tractor's equipment; cotton; feed; fertilizer; grain; gravel; grease;
hay; ice; lead; lime; machinery; metals; oil; plaster; poultry; roof-
ing; rope; sand; stone; tar; tarred or creosoted products; tera
cotta; timber; wood; wool.
39. Tracks (team, loading, or storage).
40. Veterinary hospitals.
41. Manufacture of any similar character to that herein listed,
other than specilied in District "G", or any building or use not
included within District "G", provided such use is not noxious or
offensive by reason of vibration, noise, odor, dust, smoke or gas.
42. Accessory uses customarily incident to any of the above uses.
HEIGHT AND AREA REGULATIONS.
In District "F" the height of buildings, miqimum dimensions of
lots and yards and the minimum lot area per family permitted
upon any lot, shall be as follows, provided that buildings erected
for dwelling purposes exclusively shall comply with the front, side
and rear yard requirements of District "C". (For exceptions see Sec-
tion 17).
Height: No building shall exceed filty-five (55) feet or four (4)
stories.
Front Yards: No front yard is required, except that where a por-
tion of District "F" lies within the same block and fronts upon the
same street with a portion of a District "A", "B", "C" or "D", and
no lot within said District "F" is occupied by a building with a
front yard of less depth than required in that portion of a District
"A", "B", "C" or "D" adjoining, then in such case the front yard
requirements of such adjoining District "A", "B", "C" or "D" shall
likewise be applicable to such portion of District "F".
Side Yards: Same as District "D".
Rear Yards: The depth of a rear yard shall be at least ten (0)
. feet, except that in a 'corner lot no rear yard is required within
fifty (50) feet of a side street, unless the rear line adjoins a District
"A", "B" or "C".
Width of Lot: Same as District "D".
Lot Area per family: Same as District "D".
Section 12. DISTRICT "G" (Heavy Industrial District).
USE REGULATIONS.
In District "G" no building, structure, land or premises shall be
69
used, and no building or structure shall be hereafter erected, con.
structed, reconstructed or altered except for one or more of the
following uses:
1. Any use permitted in District "F".
2. Ammonia, bleaching powder, chemical plants.
3. Assaying works (other than gold or silver).
4. Auto wrecking yards.
5. Blooming or rolling mills.
6. Breweries or distilleries.
7. Cider mills.
8. Coal car dumps.
9. Coal distillation and bi-products plants.
10. Coal hoists, pockets or trestles.
11. Coke ovens.
12. Concrete or asphalt mixing plants.
13. Cooperage works.
14. Cotton ginning or baling works.
15. Dog pounds.
16. Enameling works.
17. Electric power plants.
18. Forges (power).
19. Foundries (iron, brass, bronze, aluminum).
20. Hides and skins (storage, curing or tanning).
21. Japanning works.
22. Junk yards, including storage, sorting, baling or processing
of rags, paper or metaL
23. Lumber mills.
24. Machine shops.
25. Manufacturing of such products as: Adding machines, cash
registers, typewriters; alcohol; asphalt; basket material; boilers;
boxes; bronze; cans; carbon batteries; carbon or lamp black; car-
riage or wagon parts; celluloid or similar materials; clay, shale,
and glass products; creosote; cutlery or tools; disinfectant; insec-
ticides; dyes; electric lamps; electrical machinery; furniture; gas
(from coal or petroleum); glass; iron and steel; locomotives; motor
cars, bicycles, airplanes, nuts, bolts, screws, etc.; oil cloth, lino.
leum; paint; Japan, lacquer, oil, turpentine, varnish, enamel, etc.;
railway cars; rubber, synthetic rubber, rubber products; shoddy;
soap; starch, glucose, dextrin; tar products; tobacco (chewing);
tools; vinegar; wine.
26. Meat or fish packing or storage plants.
27. Metal stamping, shearing, punching works, etc.
28. Oil compounding and barreling plants.
29. Planing mills.
30. Railroad round houses or shops.
31. Salt works.
32. Steel furnaces.
33. Structural iron or pipe works.
34. Sugar refineries.
35. Tar distillation or manufacture.
36. Wire or rod mills.
37. Wood distillation plants (charcoal, tar, turpentine, etc.).
38. Wool scouring works.
39. Any other uses not now or hereafter prohibited by ordinance
of the Citv of Salina, Kansas regulating nuisances, except that the
following 'uses will be permitted only by approval of the Board of
Commissioners after report from Fire Department, Health Depart.
ment and City Planning commission: Acid manufacture; Cement,
lime, gypsum or plaster of paris manufacture; Distillation of bones;
Explosive manufacture or storage; Fertilizer manufacture; Gas
manufacture; Garbage, offal or dead animal reduction or dumping;
Paper or pulp manufacture; Petroleum or its products, (refining of);
Smelting of tin, copper, zinc or iron ores; Wholesale storage of
gasoline.
40. Accessory uses customarily incident to any of the above uses;
HEIGHT AND AREA REGULATIONS.
In District "G" the height of buildings, the minimum dimensions
of lots and vards and the minimum lot area per family permitted
upon any lot shall be as follows, provided, however, that buildings
erected for dwelling purposes exclusively, shall comply with the
front, side, and rear yard requirements of District "C". (For excep'
tions see Section 17).
70
Height: No building shall exceed seventy.five (75) feet or six
(6) stories.
Front Yards: No front yard is required, except that where a por-
lion of District "G" lies within the same block and fronts upon
the same street with a portion of a District "A", "B", "C" or "D",
and no lot within said District "G" is occupied by a building with
a front yard or less depth than required in that portion of a District
"A", "B", "C" or "D" adjoining, then in such case the front yard
requirements of such adjoining District "A", "B", "C" or "D" shall
likewise be applicable to such portion of District "G".
Side Yards: Same as District "D".
Rear Yards: Same as District "F"
Width of Lot: Same as District "D".
Lot Area per Family: Same as District "E".
Section 13. SPECIAL CLASSES.
Any of the following uses may be located in any district by
special permission of the Board, under such conditions as the
Board may impose, and after public hearing, provided that in their
judgment such use will not seriously injure the appropriate use of
the neighboring property, and will conform to the general intent
and purpose of this ordinance; and shall comply with the height
and area regulations of the district in which they may be located:
1. Amusement parks, commercial baseball or athletic fields, race
tracks, circuses, carnivals, or fairgrounds.
2. Aviation fields or airports.
3. Cemeteries, mausoleums, or crematories for the disposal of the
human dead.
4. Golf driving ranges. commercial or illuminated.
5. Gun clubs, skeet shoots or target ranges.
6. Hospitals for the insane or feeble minded, or penal or correc-
tional institutions.
7. Quarries, mines, sand or gravel pits or excavations for the
purpose of removing, screening, crushing, washing or storage of
ore, clay, stone, gravel or similar materials, provided, however,
that no permit shall be issued until and unless the site location
and plan of operation, including necessary structures, have been
submitted to and approved in writing by the Board, which permit
shall be for a limited period of time not to exceed five (5) years.
8. Radio and Television Towers under such safeguards as the
Board may require.
9. Refuse dumps.
10. Reservoirs, wells, towers, filter beds, or water supply plants.
11. Riding stables and tracks.
12. Sewage, refuse or garbage disposal plants.
13. Tourist cabin or trailer camps.
14. Buildings or the use of premises for public utility purposes
or public service corporations, which buildings or uses the
Board deems reasonably necessary for public convenience or
welfare.
Section 14. ACCESSORY USES. A driveway or walk to provide
access to premises in a District "D", "E", "F" or "G" shall not be
permitted in a District "A", "B" or "C".
Buildings or structures or uses which are accessory to the use
permitted in one district shall not be permitted in a district or a
higher classification.
Section 15. NON.CONFORMING USES. A non.conforming use
existing lawfully at the time of the passage of this ordinance may
be continued except as hereinafter provided. No non-conforming
use of land shall be continued beyond the term ending one year
from the time of the adoplion of this ordinance unless such land
be wholly or partially occupied by a permanent enclosed building,
designed and constructed for a non-conforming use. In a District
"A" or a District "B" no non-conforming use of a building, designed
and constructed for a conforming use, shall be continued beyond
a term ending one year from the time of the adoption of this
ordinance, except by authorization of the Board.
The lawful use of a building existing at the time 'of the passage
of this ordinance may be continued, although such use does not
conform with the provisions hereof. and such use may be extended
throughout such portions of the building as are arranged or de.
signed for such use, provided no structural alterations, except those
required by law or ordinance, are made therein. If no structural
I
I
alterations are made, a non-conforming use of a building may be
changed to another non-conforming use of the same or more
restricted classification. If such non-conforming building is removed,
the future use of such premises shall be in conformity with the
provisions of this ordinance. In the event a non-conforming use
of any building is discontinued for a period of two (2) years, the
use of the same shall thereafter conform to the provisions of the
district in which it is located.
A non-conforming use if changed to a conforming use or more
restricted, non-conforming use, may not thereafter be changed
back to a less restricted use than that to which it was changed.
If by amendment to this ordinance any property is hereafter trans-
ferred to a more restricted district by a change in the district
boundaries, or the regulations and restrictions in any district are
made more restrictive or of a higher classification, the provisions
of this ordinance relating to the non-conforming use of buildings
or premises existing at the time of the passage of this ordinance,
shall apply to buildings or premises occupied or used at the time
of the passage of such amendment.
Repairs and alterations may be made to a non-conforming build-
ing, provided that no structural alterations or extensions shall be
made except those required by law or ordinance; unless the
building is changed to a conforming use.
All signs and billboards not conforming with this ordinance, may
remain during their normal life, but main supporting or structural
members may not be replaced, and such signs or billboards may
not be extended. However, non-conforming signs specifically de-
scribing the business or nature of a non-conforming building,
structure or use on the same premises may be maintained during
the lawful life time of such building, structure, or use.
Section 16. COMPLETION AND RESTORATION OF EXISTING
BUILDINGS.
Nothing herein contained shall require any change in the plans,
construction or designated use of a building for which a building
permit has been heretofore issued. and plans for which are on file
with the Building Inspector at the time of the passage of this
ordinance and the construction of which in either case shall have
been diligently prosecuted within cne year of the date of such
permit. and the ground story framework of which, including the
second tier of beams, shall have been completed within such year
and which entire building shall be completed, according to such
plans as filed within two years from the date of the passage of
this ordinance.
Nothing in this ordinance shall be taken to prevent the restora-
tion of a non-conforming building destroyed to the extent of not
more than seventy-five (75) percent of its reasonable value, (to be
determined by the Board) by fire. explosion or other casualty, or
act of God, or the public enemy, nor the continued occupancy or
use of such building or part thereof which existed at the time of
such partial destruction. but any building so damaged more than
seventy-five (75) percent of its value may not be rebuilt, repaired
or used unless it is made to conform to all regulations for buildings
in the district in which it is located.
The provisions of this ordinance shall not apply to prevent the
extension of any building, existing in any district at the time of
the adoption of this ordinance. to the height to which the walls.
foundation and framework of such existing building originally were
intended. designed and constructed to carry: provided, however.
that the actual construction of the extensions in height permitted
by this paragraph shall have been duly commenced within ten
(10) years from the date of the adoption of this ordinance.
Section 17. HEIGHT AND AREA EXCEPTIONS. The regulations
and requirements as to height of buildings and area of lot which
may be occupied by buildings. front yards. side yards. rear yards
and other regulations and requirements as established in the fore-
going sections of this ordinance. shall be subject to the following
exceptions and additional regulations.
Height: 1. In Districts "A". "B". "C". "D" and "F", public or
semi-public buildings. such as hospitals, hotels, churches. sani.
tariums or schools. either public or private. where permitted, may
be erected to a height not exceeding seventy-five (75) feet. pro-
vided that such buildings shall be set back one additional foot
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
on all sides for each additional foot that such buildings exceed the
specified height limit as established by the regulations of the
district in which such buildings are situated.
2. Dwellings in District "A", "B" and "D" may be increased
in height not exceeding ten (10) feet in addition to the limitations of
two and one-half stories. or thirty-five (35) feet. as prescribed in
such districts. provided that two side yards of not less than fifteen
(15) feet in width, each. are provided. In no case shall such
dwellings. however. exceed three stories in height.
3. Parapet walls and false mansards. except on dwellings in
Districts "A" and "B" may extend not more than six (6) feet above
the height limit. Flagpoles. chimneys. cooling towers. electric dis-
play signs. elevator bulkheads, pent houses. finials. gas tanks,
grain elevators. stacks, silo. storage towers, radio or television
towers. ornamental towers. monuments. cupolas. domes, spires.
standpipes. and necessary mechanical appurtenances, where per-
mitted. may be erected as to height in accordance with existing
or hereafter adopted ordinances of the City of Salina, Kansas.
except that in Districts "A" and "B" no radio or television aerial
support shall be erected more than ten (10) feet above the height
limitations of such districts and in no event shall extend more than
ten (10) feet above the ridge of a roof.
4. On through lots one hundred twenty-five (125) feet or less in
depth. the height of a building may be measured from the curb
level of either street. On through lots of more than one hundred
twenty-five (125) feet in depth, the height regulations for the street
permitting the greater height. shall apply to a depth of not more
than one hundred twenty-five (125) feet from that street.
5. No building or structure shall be erected in the vicinity of
an airport in any area included in any approach or turning zone.
as defined by the federal agency delegated with the powers or
authority to control or regulate aviation the height of which
exceeds the limits permitted or recommended by such federal
agency: provided that this shall not prohibit the erection of
buildings or incidental structures to a height of thirty-five (35) feet
or two and one-half (2'/2) stories.
6. Area per Family: For any building used jointly for business
and dwelling purposes or industry and dwelling purposes, the
number of families permitted by the lot area requirements per
family shall be reduced in the same proportion as the floor area
devoted to business or industry bears to the entire floor area of
the building, provided that floor area below the first floor of such
building shall not be included in any calculation under this pro-
vision.
7. For any building providing jointly for hotel and apartment
house uses. the number of families permitted in apartments by
the lot area requirements per family shall be reduced in the same
proportion as the total floor area devoted to hotel or non-house-
keeping rooms bears to the total floor area devoted to both uses.
Yard Exceptions: 8. In Districts "A". "B", "C" or "D". where lots
comprising forty percent (40%) or more of the frontage. on the
same side of a street between two streets that intersect such
street, (excluding reverse corner lots) are developed with buildings
having front yards with a variation of not more than ten (10) feet in
depth. the average of such front yards shall establish the minimum
front yard depth for the entire frontage, except that where a re-
corded plat has been filed showing a setback line which complies
with the requirements of this ordinance. yet is less than the
established setback for the block as provided above. such setback
line shall apply. provided that the Board may permit variations
in case of hardship. or where the configuration of the ground is
such as to make conformity with the front yard requirements
impractical.
9. Where an official line has been established for future widen-
ing or opening of a street upon which a lot abuts, then the width of
a yard shall be measured from such official line to the nearest line
of the building.
10. Dwellings or apartments may be built in groups about a
place or court with their rears adjacent to a side lot line. provided
that:
(a) The side yard shall be increased by one (1) foot for each
71
dwelling abutting thereon or one (I) foot for each apartment
entrance or exit abutting thereon.
(b) The width of the place or court shall not be less than three
(3) times the width of the side yard as required above, and where
a roadway is provided in such place or court, the width of such
roadway shall be in addition to that allowed above.
(c) A minimum of ten (IO) feet shall be allowed between build-
ings in the group.
II. Every part of a required yard or court shall be open from
its lowest point to the sky unobstructed. except for the ordinary
projection of sills, belt courses, cornices. chimneys. buttresses,
ornamental features and eaves; provided however, that none of
the above projections shall extend into a court more than six (6)
inches nor into a minimum yard more than twenty-four (24) inches;
and provided further that canopies or open porches having a roof
area not exceeding sixty (60) square feet may project a maximum
of six (6) feet into the required front or rear yard; open paved
terraces may project not more than ten (10) feet into a front or rear
yard. and existing open porches extending into the required yard
shall not be enclosed.
12. An open fire escape may project into a required side yard
not more than half the width of such yard. Fire escapes, solid
floored balconies and enclosed outside stairways may project not
more than four (4) feet into a rear yard.
13. In any district, an accessory building, not exceeding eight-
een (18) feet or one and one-half (11/2) stories in height. or in any
case not higher than the main building, may occupy not more than
thirty (30) percent of a required rear yard, except that in Districts
HC" to "G" inclusive, if such building is not more than one (I) story
or sixteen (I6) feet high, it may occupy forty (40) percent of a
required rear yard.
14. Buildings in Districts HE" to "G" inclusive, used wholly
or partially for business or industrial purposes, need not provide a
side yard. provided that portions of such buildings which are
designed or used for dwelling purposes shall provide on any floor,
in addition to the front and rear yard requirements, open space
equivalent to the area of side yards for buildings used exclusive]y
for dwelling purposes in the district in which such building is
situated. Such open space may be in the form of addition a] front
or rear yards or one or more courts opening to the street or rear
yard: provided that
(a) No court shall have a width of less than ten (10) feet, nor
less than one-fourth of its length; nor a width of less than two and
one-half (2\12) inches for each foot of height of the court.
(b) That the width of any portion of a required side yard as
provided in this ordinance may be considered a part of such court.
IS. No rear yard shall be required in Districts "E" to "G"
inclusive or any ]ot used for business or industria] purposes. the
rear line of which adjoins a railway right of way or which has a
rear railway track connection.
16. In Districts "D" to "G" inclusive, in computing the depth of
a rear yard for any building where such yard abuts an alley. one-
half of such alley may be assumed to be a portion of the rear yard.
17. In any district where buildings on adjoining lots. used
exclusive]y for dwelling purposes, do not conform to the side yard
requirements of this ordinance. the Board may vary the side yard
requirements, provided that no building may be built nearer than
three (3) feet to the side ]ot line and provided that the width of
the building allowab]e under the regulations of this ordinance may
not be increased.
Section 18. COMMUNITY UNIT PLAN. The owner or owners of
any tract of land comprising an area of not less than five (5) acres
may submit to the Board of City Commissioners of the City of
Salina, Kansas a plan for the use and development of all of the
tract of land for dwelling purposes. The development plan shall be
referred to the City Planning Commission for study and report and
for public hearing. If the Commission approves the development
plan. the plan, together with the recommendation of the Commis-
sion, shall then be submitted to the Board of City Commissioners
for consideration and approval. The recommendation of the Com-
mission shall be accompanied by a report stating the reasons for
appro va] of the application and specific evidence and facts showing
72
that the proposed community unit plan meets the following con-
ditions:
1. That property adjacent to the area included in the plan will
not be adversely affected.
2. That the plan is consistent with the intent and purposes of
this ordinance to promote public health, safety, morals or general
welfare.
3. That the buildings shall be used only for sing]e-family
dwellings. two-family dwellings or multiple dwellings and the
usual accessory uses such as garages, storage space and com-
munity activities, including churches.
4. That the average lot area per family contained in the site,
exclusive of the area occupied by streets, will be not less than the
lot area per family required in the district in which the develop-
ment is located.
If the Board of City Commissioners approves the plan, building
permits and certificates of occupancy may be issued even though
the use of land and the location of the buildings to be erected in
the area and the yards and open spaces contemplated by the plan
do not conform in all respects to the district regulations of the
district in which it is located.
Section 19. OFF STREET PARKING AND LOADING REGULA-
TIONS.
Parking for Dwellings. For all one and two-family dwellings. or
any tourist courts hereafter erected, converted, or structurally
altered, provision shall be made for parking of motor passenger
vehicles for the use of occupants, either on the premises or in the
community garage in the same block. Such parking shall provide
space for one vehicle for each family unit.
Parking for Apartments and Multiple Dwellings. For all apart-
ments or multiple dwellings hereafter erected. converted or struc-
turally altered, provision shall be made for the storage or parking
of motor passenger vehicles for the use of occupants either on the
premises or within one thousand (1000) feet on land zoned for
business or industry, or on a site approved by the Board after
public hearing. One parking space shall be provided for each
dwelling unit.
Parking for Hotels. Apartment Hotels. and Clubs. For all hotels,
apartment hotels, and clubs, hereafter erected, converted or struc-
turally altered, except in District HE", provisions shall be made for
the parking of motor passenger vehicles for the use of occupants.
One (1) parking space shall be provided for each of the first twenty
(20) individual guest rooms or suites; one (I) additional parking
space for every four (4) guest rooms or suites in excess of twenty.
Parking for Hospita]s and Institutions. For all hospitals and philan-
thropic or eleemosynary institutions hereafter erected, converted,
or structurally altered, except in District "E", provision shall be
made for the parking of motor passenger vehicles. One (I) parking
space shall be provided for each one thousand (IOOm square feet
of floor space in said buildings.
Parking for Places of Assembly. For every structure or part
thereof hereafter erected, converted or structurally altered, to be
used as a theatre. auditorium, stadium. or other place of public
assembly. except in District HE", there shall be provided and
maintained accessible off-street parking space for the storage of
motor vehicles on the basis of one vehicle for each live seats of
the total audience seating capacity of the building, structure or part
thereof. Such parking shall be located on the same lot with such
building, structure or part thereof. or within live hundred (500)
feet thereof. Churches shall be exempted from this provision.
Parking for Business or Industrial Buildings. Any business build-
ing hereafter erected, converted, or structurally altered in District
"D". shall provide accessible off-street parking at the rate of one
parking space for each two hundred (200) square feet of floor area
in the building. For all business or industrial buildings hereafter
erected. converted, or structurally altered in Districts "F" and "G".
provisions shall be made for off-street parking. One (I) parking
space shall be provided for each four hundred (400) square feet of
floor area in the building. Such parking space shall be on the
same lot with the main building. or within one thousand (1000)
feet therefrom.
Loading Space for Business and Industry. Any business or indus-
I
I
trial Luilding. hospital. institution. hotel hereafter erected, con-
verted, or structurally altered. in any district. shall provide adequate
off-street facilities for the loading and unloading of merchandise and
goods within or adjacent to the building. in such a manner as not
to obstruct freedom of traffic movement on the public streets or
alleys.
Section 20. INTERPRETATION AND PURPOSE. In interpreting
and applying the provisions of this ordinance. they shall be held
to be the minimum requirements for the promotion of the health.
safety. morals or general welfare. It is not intended by this ordi-
nance to repeal. abrogate. annul or in any way to impair or inter-
fere with any existing provisions of law or ordinance or any rules
or regulations previously adopted pursuant to law relating to the
use of buildings or premises; nor is it intended by this ordinance
to interfere with or abrogate or annul any easements or covenants
between parties; provided. however. that where this ordinance
imposes a greater restriction upon the use of buildings or premises
than are imposed by such existing provisions of law or ordinance
or by such rules or regulations or by such easements. covenants.
or agreements, the provisions of this ordinance shall control.
Section 21. AMENDMENTS. The Board of City Commissioners
may. from time to time. on its own motion or on petition. after
public notice and hearings thereon as provided herein. amend.
supplement. change. modify or repeal the regulations and restric-
tions as established herein and may change. restrict or extend :he
boundaries of the various districts established herein. Before taking
any action upon any proposed amendment. modification. change.
restriction or extension. the same shall be referred by the Board
of City Commissioners to the City Planning Commission for report
and recommendation.
In case. however. of a protest against such change. duly signed
and acknowledged by the owners of twenty percent (20%) of the
frontage proposed to be altered. or by the owners of twenty per-
cent (20%) of the frontage immediately in the rear thereof; or by
the owners of twenty percent (20%) of the frontage directly oppo-
site the frontage proposed to be altered. such amendment shall not
be passed except by at least four-fifths vote of the Board of City
Commissioners.
No action on an amendment. change. modification or repeal shall
be taken until after a public hearing in relation thereto. at which
parties in interest and citizens shall have an opportunity to be
heard. At least thirty (30) days notice of the time and place of such
hearing shall be published in the official newspaper of the City of
Salina. Kansas.
Section 22. ENFORCEMENT. It shall be the duty of the Building
Inspector. or any deputy or inspector working under his direction.
to enforce the provisions of this ordinance and to refuse to issue
any permit for any building or structure or for the use of any
premises. which would violate any of the provisions hereo!. and
to cause any building. structure, place or premises to be inspected
and examined. and to order in writing the remedying of any condi-
tion found to exist therein or thereat in violation of any provision of
this ordinance. In case any building or structure is. or is proposed
to be erected. constructed, reconstructed, altered, repaired, con-
verted or maintained, or any building. structure or land is, or is
proposed to be used in violation of this ordinance. the Building
Inspector or City Allorney is hereby authorized and directed. in
addition to other remedies, to institute any appropriate action or
proceedings to prevent such unlawful erection, construction. re-
construction. alteration, repair, conversion, maintenance. or use.
to restrain. correct or abate such violation and to prevent the
occupancy of said building. structure, or land, or to prevent any
illegal act. conduct or use in or about such premises.
Section 23. POWERS AND DUTIES OF THE BOARD OF ZON-
ING APPEALS. The Board shall adopt rules in accordance with
the provisions of this ordinance. Meetings of the Board shall be
held at the call of the chairman and at such other times as the
Board may determine. Such chairman or in his absence the acting
chairman, may administer oaths and compel the allendance of
witnesses. All meetings of the Board shall be open to the public.
The Board shall keep minutes of its proceedings, showing the vote
of each member upon each question, or if absent or failing to vote,
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
indicating such fact. and shall keep records of its examinations and
other official actions, all of which shall be immediately filed in the
office of the Board. and shall be a public record.
Appeals to the Board may be taken by any person aggrieved or
by any officer, department. board. or bureau of the municipality
affected by any decision of the administrative officer. Such appeal
shall be taken within a reasonable time, as provided by the rules
of the Board. by filing with the officer from whom the appeal is
taken and with the Board a notice of appeal specifying the grounds
thereof. The officer from whom the appeal is taken shall forthwith
transmit to the Board all the papers constituting the record upon
which the action appealed from was taken.
An appeal stays all proceedings in furtherance of the action
appealed from, unless the officer from whom the appeal is taken
certifies to the Board after the notice of appeal shall have been
filed with him that by reason of facts stated in the certificate a
stay would in his opinion; cause imminent peril to life or property.
In such cases proceedings shall not be stayed otherwise than by
a restraining order which may be granted by the Board or by a
court of record on application or notice to the officer from whom the
appeal is taken and on due cause shown.
The Board shall fix a reasonable time for the hearing of the
appeal. give public notice thereo!. as well as due notice to the
parties in interest. and decide the same within a reasonable time.
Upon the hearing any party may appear in person or by agent
or by allorney.
The Board shall have the following powers:
I. To hear and decide appeals where it is alleged there is error
in any order, requirement. decision, or determination made by an
administrative official in the enforcement of this ordinance.
2. To hear and decide special exceptions to the terms of this
ordinance upon which such Board is required to pass .mder this
ordinance.
3. To authorize upon appeal in specific cases such variance
from the terms of this ordinance as will not be contrary to the
public interest. where, owing to special conditions. a literal en-
forcement of the provisions of this ordinance will result in unneces-
sary hardship, and so that the spirit of this ordinance shall be
observed and substantial justice done.
4. To grant a permit for a temporary building for commerce or
industry in a dwelling district which is incidental to the dwelling
development. said permit to be issued for a period of not more
than one year. such building to be removed on expiration of the
permit.
5. To permit a transitional use between a business and dwelling
district where the side of a lot in District "A" or "B" abuts upon
a lot zoned for business or industrial purposes as follows:
(a) On a lot in District "A" which sides upon a lot zoned for
business or industrial purposes. the Board may permit a two-family
dwelling.
(b) On a lot in District "B" which sides upon a lot zoned for
business or industrial purposes. the Board may permit a four-
family dwelling.
(c) Provided, however, that in no case shall any transitional use
have a width of more than one hundred (l00) feet.
6. To grant a permit for the extension of use. height or area
regulation into an adjoining district. where the boundary line of
the district divides a lot in a single ownership at the time of the
adoption of this ordinance.
7. Permit as an auxiliary use, a parking area for passenger
automobiles only, on a lot or lots in Districts "A", "B" or "C"
which adjoin a lot in a District "D" to "G" inclusive. or use by
customers of neighboring business establishments, providing such
parking is developed as follows:
Such area shall have a permanent paving and shall be properly
enclosed with a fence, wall or other suitable enclosure, to be
approved by the board, having a height of not less than three (3)
feet. Such fence, wall or enclosure shall be maintained in good
condition and observe the required front yard regulations of the
district in which it is located. No parking shall be permilled within
six (6) feet of an adjoining lot in a District "A", "B" or "C". Any
lights used to illuminate said parking area shall be so arranged
73
as to direct the light away from any adjoining premises in a
District "A", "B" or "C",
8. To determine in cases of uncertainty, the classification of any
use not specifically enumerated in this ordinance.
In exercising the above mentioned powers, such Board may
reverse or affirm, wholly or partly, or may modify the order, re-
quirement. decision. or determination appealed from and may
make such order, requirement, decision, or determination as ought
to be made, and to that end shall have all powers of the officer
from whom the appeal is taken.
The concurring vote of four members of the Board shall be
necessary to reverse any order, requirement, decision. or detemina-
tion of any such administrative official. or to decide in favor of the
applicant on any matter upon which it is required to pass under
this ordinance, or to effect any variation in this ordinance.
Any person or persons, jointly or severally aggrieved by any
decision of the Board, or any taxpayer. or any officer, department.
board, or bureau of the municipality. may present to a court of
record a petition, duly verified, setting forth that such decision is
illegal. in whole or in part, specifying the grounds of the illegality.
Such petition shall be presented to the court within ten (10) days
after the filing of the decision in the office of the Board.
Section 24. PERMITS. No permit for the erection, alteration. re-
moval. construction, reconstruction, conversion. use or maintenance
of any building, or the use of any premises shall be issued by the
Building Inspector unless there shall first be filed in his office by
the applicant therefor, a plan in duplicate, drawn to scale, correctly
showing the location and actual dimensions of the lot to be occu-
pied, the dimensions an:! location on the lot of the building to be
erected, altered, moved, constructed. reconstructed. converted.
used or maintained, with measurements in feet and inches from
all lot lines to all foundation lines of the building, together with a
true statement, in writing. signed by the applicant. showing the
use for which such building or premises. is arrange:!, intended cr
designed, and the location and dimensions of all accessory build-
ings or structures. and no permit shall be issued by said Building
Inspector unless such plan shall show in all details that such
building or structure is to be erected, altered. moved. constructed.
reconstructed, converted, used or maintained. and such premises
are to be used in conformity with all the provisions of this ordi-
nance. A record of such applications and plans shall be kept in the
office of the Building Inspector. Failure of any applicant or of his
agents, servants or employees to erect. alter, move. construct.
reconstruct. convert. use or maintain any buildings, structures or
premises in conformance with such plans on which such permit
is issued. when such failure constitutes a violation of any provisions
of this ordinance. shall render such permit void. and the Building
Inspector is hereby authorized and directed to revoke any such
permit by giving written notice to the applicant. or his agents.
servants or employees and all work upon such buildings. struc-
tures or premises shall be immediately discontinued on the serving
of such notice until such buildings. structures or premises shall be
changed so as to comply with such plans and permit.
Section 25. CERTIFICATE OF OCCUPANCY. No vacant land
shall be occupied or used, except for agricultura] uses. and no
building hereafter erected or structurally altered shall be occupied
or used until a certificate of occupancy shall have been issued by
the Building Inspector.
Certificate of Occupancy shall state that the building or proposed
use of a building or land complies with all the building and health
laws and ordinances. and with the provisions of these regulations.
A record of all certificates shall be kept on file in the office of the
Building Inspector. and copies shall be furnished on request to any
person having a proprietary or tenancy interest in the building
affected.
No permit for excavation for any building shall be issued before
application has been made for certificate of occupan~.
Certificate of Occupancy for a Building: Certificate of Occupancy
for a new building or the alteration of an existing building shall
be applied for in writing coincident with the application for a
building permit. and shall be issued within ten (10) days after the
74
erection or alteration of such building or part thereof shall have
been completed in conformity with the provisions of these regu]a-
tions. Pending the issuance of a regular certificate a temporary
certificate of occupancy may be issued by the Building Inspector
for a period not exceeding six (6) months, during the completion of
alterations or during partial occupancy of a building pending its
completion. Such temporary certificate shall not be construed as in
any way altering the respective rights. duties or obligations of the
owners or of the City relating to the use or occupancy of the
premises. or any other matter covered by this ordinance. and such
temporary certificate shall not be issued except under such
restrictions and provisions as. will adequately insure the safety of
the occupants.
Certificate of Occupancy for Land: Certificate of Occupancy for
the use of vacant land or the change in the character of the use of
land as herein provided, shall be applied for before any such land
shall be occupied or used and a certificate of occupancy shall be
issued within ten (10) days after the application has been made.
provided such use is in conformity with the provisions of these
regulations.
Certificate of Occupancy for a Non-Conforming Use: A Certificate
of Occupancy shall be required for all non-conforming uses. Appli-
ation for certificate of occupancy for non-conforming uses shall be
filed within twelve (12) months from the effective date of this
ordinance, accompanied by affidavits of proof that such non-con-
forming use was not established in violation of this ordinance.
Section 26. SAVING CLAUSE: That all rights or remedies of the
City of Salina, Kansas, are expressly saved as to any and all
violations of ordinances Number 3188, 4984. 5186, 3632, 3576, 3829,
3863, 4102, 4357, 4606. 4671. 4750, 4763, 4771 and 3834. or of any
prior zoning ordinances, or amendments thereto, of saia City of
Salina, Kansas, that have accrued at the time of the effective date
of this ordinance; and as to such accrued violation. the court shall
have all the powers that existed prior to the effective date of this
ordinance; and that all existing violations of previous zoning ordi-
nances which would otherwise become non-conforming uses under
this ordinance shall not become non-conforming uses under this
ordinance, but shall be considered as violations of this ordinance in
the same manner that they were violations of prior zoning ordi-
nances of said city.
Section 27. PENALTIES. Any person. firm or corporation who
violates. disobeys, omits, neglects, or refuses to comply with or
who resists the enforcement of any of the provisions of this ordi-
nance, shall be guilty of a misdemeanor, and upon conviction be
fined not less than Ten Dollars ($10.00) or more than Five Hundred
Dollars ($500.00) for each offense. Each day that a violation is
permitted to exist shall constitute a separate offense.
Section 28. INVALIDITY OF A PART. In case any section. clause,
sentence or paragraph or part of this ordinance shall for any reason
be adjudged by any court of competent jurisdiction to be invalid,
such invalidity shall not affect. impair or invalidate the remainder
of this ordinance.
Section 29. REPEAL. That Ordinance No. 3188, and all amend-
ments, supplements and additions thereto, subject however. to the
provisions of Section 26 of this ordinance, be and they are hereby
repealed.
Section 30. EFFECTIVE DATE. That this ordinance shall be in
full force and effect from and after its adoption and publication once
in the official city paper.
Introduced. March 19. 1951.
Adopted April 2, 1951
(SEAL)
Attest:
Chas. E. Banker
City Clerk.
R. W. King,
Mayor
CERTIFICATE
This proposed Zoning Ordinance was duly recommended and
duly approved by the Planning and Zoning Commission of the
City of Salina. as the appropriate means of regulating the use of
land and premises within the boundaries of the various districts
as established by that certain map this day by said Planning and
I
I
Zoning Commission duly recommended and approved, all on the
8th day of March, 1951.
I
Wm. F. Grosser. Jr.
Chairman of the said Planning and
Zoning Commission
I
Attest:
Delbert Miller.
Secretary
I
Appendix F
RULES FOR LAND PLA lllNG
I
These rules are adopted by the City Planning and Zoning Com-
mission, of the City of Salina, Kansas. as a guide to persons or
corporations intending to subdivide land located within the city
limits or within three miles thereof in Saline County. which area
by law is under the jurisdiction of the City Planning and Zoning
Commission as regards the approval of plats.
It is suggested that each subdivider of land confer with the City
Planning and Zoning Commission before preparing the preliminary
plan in order to become thoroughly familiar with subdivision re-
quirements and with the proposals of the official master plan
affecting the territory in which the proposed subdivision lies.
PRELIMINARY PLAT
A preliminary plat, in triplicate, rf any proposed subdivision
shall be submitted to the City Planning and Zoning Commission
for approval before the preparation of the final plat or plat lor
record. Such plat must be filed in the office of the Commission at
least five days prior to the meeting at which approval is asked.
This plat shall be drawn to a scale of two hundred feet to one
inch, or larger, and shall show, or be accompanied by, the fol-
lowing information:
(1) The proposed name of the subdivision (which must not be
so similar to that of an existing subdivision as to cause confusion)
and names of adjacent subdivisions.
(2) The names of the owner and the engineer, surveyor, or
landscape architect responsible for the survey and design.
(3) The location of boundary lines.
(4) The location and width of existing and proposed streets.
roads, lots and alleys, building lines, parks and other features. and
similar facts regarding property immediately adjacent thereto; also
the location and size of existing sewers and water mains. If there
are no adjacent subdivisions, then a map, made on a smaller scale,
must be presented to the City Planning and Zoning Commission
showing outline and ownership of adjacent properties, location and
distance of the nearest subdivisions, and how the streets, alleys or
highways in the subdivision offered for record may connect with
those in the nearest subdivisions.
(5) Survey showing physical features of the property. including
location of water courses. ravines, bridges, culverts, present struc-
tures and other features pertinent to subdivision. The outline of
wooded areas or the location of important individual trees may be
required. On extensive or broken tracts, the City Planning and
Zoning Commission may require contours at intervals of two or
five feet. All grades shown shall be referred to city datum. The
approximate acreage of the property is to be indicated.
(6) A designation of the proposed uses of land within the sub-
division: that is. the type of residential use, location of business or
industrial sites, and sites for churches. schools. parks or other
special uses.
(7) North point, scale and date.
The approval of the preliminary plat does not constitute accep-
tance of the subdivision, but merely an authorization to proceed
with the preparation of the final plat. No work shall be done on
the subdivision before the final plat is accepted, without the ap-
proval of the city engineer and the written permission of the City
Planning and Zoning Commission.
FINAL PLAT
After the preliminary plat has been approved by the City
Planning and Zoning Commission. a final plat in the form of a
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
(It)
record plat shall be. prepared and submitted to the City Planning
and Zoning Commission. Such plat shall be filed in the office of
the Commission at least five days prior to the meeting at which
approval is asked. This plat shall be drawn on tracing cloth in
India ink and shall be to a scale of one hundred feet to the inch
unless otherwise directed by the Commission, and shall show or
be accompanied by the following information:
(1) The name of the subdivision and adjacent subdivisions. the
names of streets (to conform wherever possible to existing street
names) and numbers of lots and blocks, in accordance with a
systematic arrangement. In case of branching streets, the lines of
departure shall be indicated.
(2) An accurate boundary survey of the property. with bearings
and distances, referenced to section corners. and showing the lines
of all adjacent lands and the lines of adjacent streets and alleys,
with their width and names.
(3) Location of lots, streets, public highways, alleys, parks and
other features, with accurate dimensions in feet and decimals of
feet, with the length of radii and of arcs of all curves, and with all
other information necessary to repro:J.uce the plat on the ground.
Dimensions shall be shown from all angle points and points of
curve to lot lines.
(4) The location of building lines on front and side streets. and
the location of utility easements.
(5) The location (shown in dotted lines) of streets and alleys
immediately adjacent in other subdivisions.
(6) An affidavit of ownership, showing fee simple title and en-
cumbrances and liens and certificate of dedication of all streets,
public highways, alleys, parks and other land intended for public
use, signed by the owner or owners and by all other parties who
have a mortgage or lien interest in the property, together with any
restrictions which are to apply to lots.
(7) A waiver of claim for damages occasioned by the establish-
ment of grades or the alteration of the surface of any portion of
the streets and alleys to conform to the grades so established.
(8) Certification by a reputable civil engineer or surveyor to the
effect that the plan represents a survey made by him. and that
all the necessary survey monuments are correctly shown thereon.
(9) Certificates of approval to be filled out by the City Planning
and Zoning Commission.
(10) Profiles of grades for streets, if required by the City Plan-
ning and Zoning Commission.
(II) North point, scale and date.
All figures and letters shown must be plain, distinct, and of suffi-
cient size to be easily read, and must be of sufficient density to
make a lasting and permanent record.
When more than one sheet is used, a key map. showing the
entire subdivision at smaller scale with block numbers and street
names. shall be shown on one of the sheets or on a separate sheet
of the same size.
The engineer shall place sufficient permanent monuments along
the boundaries of the property so that another engineer may retrace
his work with accuracy. Iron pins not less than two feet long and
7fa inch diameter shall be placed at block corners, angle points on
the streets. and the beginning and end of curves on streets.
GENERAL REQUIREMENTS
Street Arrangements: Unless otherwise approved by the Commis-
sion. provision must be made for the extension of main thorough-
fares, as shown on the major street plan of the City Planning and
Zoning Commission; and secondary streets must provide free cir-
culation within the subdivision. Off-center street intersections will
not be approved except in unusual cases.
Relation to Adjoining Streets and Land: The system of streets
designated for the subdivision, except in unusual cases. must
connect with streets already dedicated in adjacent subdivisions;
and where no adjacent connections are platted, must in general
be the reasonable projection of streets in nearest subdivided tracts.
and must be continued to the boundaries of the tract subdivided.
so that other subdivisions may connect therewith.
Large Allotments: In case a tract is subdivided into larger parcels
than normal building lots, such parcels shall be arranged to permit
the opening of future streets and logical resubdivision.
75
Dead End Streets and Courts: Except in unusual cases, no dead
end streets will be approved unless such dead end streets are
provided to connect with future streets in adjacent land, but
courts or "places" may be permitted where the form or contour
of the land makes it difficult to plat with connecting streets. Such
courts or "places" shall provide proper access to all lots and shall
generally not exceed four hundred feet in length, and a turn around
shall be provided at the closed end. with an outside radius of at
least fifty feet.
Block Lengths: In general. intersecting streets, determining
block lengths, shall be provided at such intervals as to serve cross
traffic adequately and to meet existing streets or customary sub-
division practices in the neighborhood. Where no existing plats
control, the blocks should not exceed one thousand feet in length,
except that in outlying subdivisions a greater length may be
permitted where topography or other conditions, in the opinion of
the Commission, justify such lengths. In blocks longer than eight
hundred feet, pedestrian ways through the block may be required
near the center of the block. Such pedestrian ways shall have a
minimum width of ten feet. Blocks for business use should gen-
erally not exceed six hundred feet.
Street Widths: Major streets shall conform to the widths indi-
cated on the major street plan adopted by the City Planning and
Zoning Commission and on file in the office of the Commission.
A building line safeguarding future widening, may be required by
the Commission in lieu of dedication of the indicated width. Dedi-
cation of a half street adjoining unplatted property will be accepted.
No reserve strips will be permitted unless by special approval of
the Commission.
Minor streets shall be at least sixty feet in width, with roadway
of not less than thirty-two feet from curb to curb in detached resi-
dence districts. In districts where apartments or business buildings
are apt to be built in the future, or where there is through traffic.
a minimum roadway width of thirty-six feet will be required.
Alley and Alley Widths: Except in unusual cases, alleys Or
loading courts must be provided in business blocks. Alleys are
optional in residential districts. but are considered undesirable
except where alleys of adjoining subdivisions would be closed or
shut off from egress by the failure to provide alleys in the new
subdivision. Alleys shall have a minimum width of twenty feet. In
case of intersecting alleys a cutoff shall be required of at least
five feet measured from the point of intersection of the alley lines.
the resultant connecting lot line to be at least five feet in length.
Lot Sizes: The minimum dimensions for residential lots shall be
sixty feet in width and generally not less than one hundred twenty
feet in depth, unless the City Planning and Zoning Commission,
76
for special reasons, approves otherwise. In no case, however, shall
a rectangular or an irregularly shaped lot contain less than six
thousand square feet. Corner lots shall be not less than seventy
feet in width, unless otherwise approved by the City Planning and
Zoning Commission.
Lot Lines: All rectangular lots and all other lots, so far as prac-
ticable. shall have the side lines at right angles to the street on
which the lot faces, or radial to curved street lines. Lots with
double frontage are undesirable. and should be avoided wherever
possible.
Utility Easements: Where alleys are not included in the plat. ease-
ments of not less than five feet shall be provided on each side of
rear or side lot lines, if required by the Commission, for public
utiiiltes. If necessary for the extension of main water or sewer
lines. or similar utilities, easements of greater width may be re-
quired along lot lines or across lots. Easements shall connect with
established easements in adjoining property.
Building Lines: Building lines shall be shown on all lots intended
for residential use. and in some cases may be required on lots
intended for business use, and shall provide at least the setback
required by the zoning ordinance.
Parks. School Sites and Playgrounds: Suitable sites for parks.
schools, playgrounds or other public requirements should be
carefully considered and indicated on the preliminary plat. so that
it can be determined which of such sites should be indicated on
the final plat, and when, and in what manner such areas will be
acquired by the City. Attention is called to the advantages. on a
large tract, of dedicating a reasonable per cent of the property for
such use.
Improvements: As a condition to the approval of the final plat.
the City Planning and Zoning Commission may require installation
of paving, curbs and utilities. or in lieu of completion of such work,
the City Planning and Zoning Commission may accept bond in the
amount and under conditions to be specified.
Sewers and Water: The City Planning and Zoning Commission
may refuse to approve a plat unless it is evident that proper water
and sewer facilities can be supplied within a reasonable time.
Advice and Cooperation: Advice and cooperation in the prepara-
tion of plats will be freely given by the office of the City Engineer.
The City Planning and Zoning Commission shall be the judge in
all cases regarding the application of the foregoing rules, and may
approve variations in specific cases which do not affect the general
application or spirit of the regulations.
Variation of these rules may be approved in special cases which
do not affect the general application or intent of the regulations.