Salina Airport Blighted Area Report
SALINA AIRPORT INDUSTRIAL CENTER
BLIGHTED AREA REPORT
June 2, 1997
Introduction
The purpose of this report is to document that the CDBG-funded
activities proposed under the City of Salina's Comprehensive
Development Project are located in a blighted area.
As defined in K.S.A. 17-4760, a "Blighted Area" is an area which by
reason of the presence of one or more specific factors
substantially impairs the sound growth of a municipality,
consti tutes an economic liability, and is a menace to public
health, safety or welfare in its present condition and use (see
attachment 1). The information that follows will demonstrate that
such factors are present at the Salina Airport Industrial Center.
Under CDBG guidelines, eligible activities may be funded if they
advance the national objective of aiding in the prevention or
elimination of blight. Therefore, the use of CDBG funds for
secondary street improvements at the Salina Airport Industrial
Center meets this national objective because the existing streets
are deteriorated and the improvements are located in a blighted
area.
For purposes of this report, the Salina Airport Industrial Center
encompasses that area bounded on the east by the Missouri Pacific
Railroad track, on the west by Taxiway A, on the south by a line
770 feet south of Bailey road and on the north by a line 1,776 feet
north of Tony's Road.
Blighted Area Factors
1. Substantial number of deteriorated or deteriorating
structures
The Salina Airport Industrial Center occupies the
former Schilling Air Force Base, which opened in 1942 and
closed in 1965. During this period, numerous structures
were constructed for military operations as well as to
house support functions. During recent years some of the
structures have been destroyed by fire and others have
been demolished to make room for new development.
However, a substantial number of the remaining structures
are in substandard condition (see photos).
These substandard structures can be classified into
two basic types of construction wood frame and
concrete block. The wood frame structures were designed
for a 20 year life and are nearing 50 years old. These
structures are functionally obsolete and suffering from
termite damage and dry rot due to lack of maintenance.
The concrete block structures are experiencing wall
cracking caused by roof leaks followed by freezing and
thawing. They are difficult to heat due to loose fitting
and corroded window and door frames and lack of vapor
barriers and insulation. Finally, the heating, plumbing
and electrical systems are greatly outdated.
A survey was completed of these remaining military-
era structures with the following results: seven (7) were
found to be deteriorating and in need of repair and
thirty (30) were found to have deteriorated to a
condition beyond economic repair and in need of
demolition (see Map 1).
2. Predominance of defective or inadequate street layout
The secondary street system serving the Salina
Airport Industrial Center was built in the 1940's by the
federal government to serve the former air force base.
These streets, which together comprise 5.1 miles in
length, were designed and constructed to meet the
internal needs of the military. The streets are only 22
feet wide and have no shoulders or curb and gutter.
Street drainage is provided by shallow side ditches.
Since being converted to industrial use, the area
has attracted 67 businesses which employ some 4,700
workers. Many of the businesses require the use of heavy
trucks to deliver materials and/or ship finished
products. The combined traffic volume and vehicle
loading has taken a toll on the street system. The light
asphalt streets have broken through to the base causing
the pavement to collapse in numerous places (see photos).
Street edges have cracked off due to narrow travel lanes
and lack of curbing. These conditions have made it very
difficult for the Salina Airport Authority to properly
maintain the street system.
As indicated, the existing street layout is
defective and inadequate to support the current traffic
demands of modern business and industry. This
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substandard street system diminishes the ability of
existing businesses to complete plant expansions as well
as impedes the attraction of new industries to the area.
Deteriorating streets are shown on Map 1.
3. Improper subdivision or obsolete platting and faulty lot
layout in relation to size, adequacy, accessibility or
usefulness.
Following closure of the former Schilling Air Force
Base, the area was platted as the Schilling Subdivision
and annexed into the city in April, 1966. The layout of
the Schilling Subdivision was limited by having to design
around existing military facilities (buildings, roads,
runway aprons and utilities). Also, the platting was
done in a very simplistic and obsolete manner. The area
was platted into 24 individual blocks of varying shapes
and sizes (see Map 2).
Among the deficiencies in the existing platting
arrangement are: 1) A lack of identifiable or dedicated
right-of-way for some existing streets 2) gaps between
blocks where no street right-of-way or only a portion of
the required street right-of-way was dedicated on the
plat 3) gaps of unplatted, undescribed property between
platted blocks, 4) a lack of dedicated utility easements
for public water mains and sanitary sewer mains; and, 5)
inadequate drainage easements for publicly maintained
drainage facilities (storm sewers and ditches).
In addition to these deficiencies, the platting of
this area into large blocks and the lack of street right-
of-way in some locations has created situations where
some parcels are inaccessible or lack frontage on an
improved public street. The existing lot layout is
obsolete and has hindered the redevelopment potential and
the usefulness of several sites wi thin the Schilling
Subdivision area.
4. The existence of conditions which endanger life or
property by fire or other causes.
The utility system at the Salina Airport Industrial
Center is also reaching 50 years of age. This is of
particular concern in regards to the municipal water
mains. Because of soil conditions, the cast iron water
mains have become extremely corroded. Consequently,
3
these lines have reached an unreliable condition and are
susceptible to breaking in an emergency situation.
During a fire, pumper trucks connected to hydrants place
heavy demands on supplying mains. Because of their
unreliability, and potential for breaks, life and
property is currently endangered.
Conclusion
As above information shows, significant blighting factors are
present at the Salina Airport Industrial Center. These factors
represent an economic liability and are interfering with the sound
growth of the community. The Comprehensive Development Project is
specifically designed to address these factors and position the
area to reach its full economic development potential.
4
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WILSOI . COMPAn
EIGIIEERS . ARCHITECTS
SALlI' . KAISAS
SCHILLING SUBDIVISION
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SALINE COUNTY, KANSAS
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Definitions
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A1'TACBHENT #1
Contmun!tY Development Block Gram
DEFlNInoNS
The following is a list of commonly used terms
in the CDBGprogram:
(1) ACI1VITY: An action taken to correct a
specific, single deficiency. Only certain activities
are eligible under the CDBG Program (SeeAppen-
dix H). One or more related activities may be
involved ina project.
(2) BUG&:Uill AREA: As defined in
K.S.A.17-476O, "Blightedarea" shaIImean an area
(other than a slum area) which by reason of the
pl'eSence of a 1) substantial number of slum,
deteriorated or deteriorating structures, 2) predomi-
nance of defective or inadequate street layout, 3)
faulty lotIayoutinrelation to size, 4) adequacy,
~sibility orUsefulness, insanitaryorunsafe
conditions, 5) deterioration of site or other improve-
meum, 6) diversity of ownership, 7) tax orspecial
assessmentde1inquency exceedingthe fairvaIueof
the land, 8) defective orunusuaI conditioDS oftitIe,
9) implopersubdivision or obsolete platting, 10)
the existence ofconditioDSwhiCh endanger life or
property by fire and other causes, or 11) any
combination of the such faetalS:
a. substantially impaiIS or arrests the sound
growth of amunicipality,
b. retards the provision of housing accommo-
dations or constitutes an economicorsocialliabiI_
ity, and
Co is a menace to the public health, safety,
morals, orweIfare in its present condition and use:
Provided, That if such blighted area CODSists of
open land the conditioDS contained in theprovisio in
K.S.A.17-4747(d)shaIIapply."
- 111 -
(3) DEOBUGA1EDFUNDS:
Deobligated funds are those portions ofany grant
award not drawn to complete the project.
(4) DElQUORATEDCONDmON:
Deteriorated units are those which have one or
more major structural defects, but can stiII be
repaired for a reasonable amount. Majordefects
include: 1) theunitrequires completeeIectrical
rewiring, 2) a complete ncwroof is required, 3) the
plumbing system requires extensiverepairornone
exists, 4) major repair of exteriorstructuraI ele-
ments (e.g., walls, sills,fIoorjoists, rafters, luge
porches, etc.) is required, 5) major repair of un -
stable or deteriorated foundation waIls is necessary,
or 6) complete replacement of the cxteriorsidingis
necessary. Degree of deterioration is eithermoder-
ate or severe according to thenumberofmajor
defects.
(5) DILAPIDATED CONDmON: Units
tbathave one or more of the defects listed in
"deteriorated units" but cannot be repaired to a
ldandardconditionforless thanarea~able
amount. These units should notreceiverehabilita_
lion assistance except as a last resort.
(6) DIRECTBENWti-r: ThepeISODS who
will direct1y receive relieffrom a deficiency arc said
to be direct beneficiaries. An indirect benefit is
where the benefit is of a secondary nature, such as
aestheticchangeorsometypeofhJ~econve_
nieuce. ID. determining the direct benefit of an
activity, consideration is given to both the number
of pelSODS affected by a deficiency and the fre-
quency.
(7) DIRECIL YRELATE: The activities
proposed in a project must dircctIy relate or highly