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7.1 Rezone Belmont Add CITY OF SALINA REQUEST FOR COMMISSION ACTION DATE TIME 11/6/95 4:~ P.M. AGF_,NDA SECTION: O~GINA~NG DEPARTMENT: APPROVED FOR NO. 7 AGENDA: PLANNING & DEVELOPMENT rr~M: NO. 1 and la BY: Roy Dudark~ BY: ~ Item Application #Z95-9, filed by Solomon State Bank, requesting a change in zoning district classification from R-1 (Single-Family Residential) to PC-1 (Planned Restricted Business) on property legally described as Lots 1, 2 and 3, Block 23, Belmont Addition to the City of Salina, Saline County, Kansas (aka 2361 Belmont Blvd./605 E. Magnolia). Zoning History of This Site The Belmont Addition was platted tn 1958. The entire subdivision was zoned "A" Single-family dwelling district and public utIlities and improvements were sized accordingly. In 1961, an appl~cation was filed with the Salina City Planning Commission to rezone Lots 1, 2, and 3, Block 23, from "A" to "D" Local Business District to allow a filling station to be placed on the corner. The Planning Commission recommended denial of the request. Similar requests were filed and denied tn 1962 and 1969 with staff recommending multi-family residential zoning as an alternative and the owners holding out for commercial zoning. Later tn 1969 the owne~'~filed an application to rezone these lots from "A" to "DD" Office District. This request was also denied with the Planning Commission recommending that the City Commission consider acquiring this triangular tract for use as a landscaped island or entryway Into the area, similar to the Belmont medians. This recommendation was never acted upon. In 1977, when a new zoning ordinance and map was adopted, the Planning Commission maintained the single-family residential zoning on this tract. In 1986, the Planning Commission considered an application by a previous owner to rezone the subject site from R-1 to PDD (Planned Development District) to allow a convenience COMMISSION AC~ON MOTION BY SECOND BY THAT: ~ CITY OF SALINA REQUEST FOR COMMISSION ACTION 11/1~ TIME 4:00 P,M, AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: PLANNING & DEVELOPMENT ITEM NO. Roy Dudark Page 2 BY: BY: store with gasoline sales. This application was recommended for denial and ultimately was denied by the City Commission. In 1989, an application was filed to rezone the subject site from R-1 to PC-2 (Planned Neighborhood Commercial) also for a convenience store with gasoline sales but with more restrictions on hours of operation and other potential uses. On March 7, 1989, the Planning Commission voted 8-0 to recommend denial of the request and the request was later withdrawn by the applicant. Nature of Current Request The current owner of the property, Solomon State Bank, has filed a request to rezone Lots 1, 2, and 3 to C-1 (Restricted BuSiness) and has incorporated those lots into a proposed Planned C-1 district for the site. The plan calls for construction of a 2,640 sq. ft. branch bank with three (3) drive up lanes. One of the drive up lanes would be for an ATM machine, the other two (2) would be for banking transactions. The proposed site layout shows two (2) driveway openings on Saxwood and one driveway off of Magnolia with no access on to Belmont. It appears that the Saxwood driveways would be utilized primarily by drive up customers while employees and bank customers would primarily use the Magnolia entrance/exit. The plan shows 12 parking spaces one of which would need to be designated as a handicapped accessible stall. In its application, the applicant states that this proposed project would have very little impact on the area. The applicant is requesting that banks and financial institutions (a conditional use) be added as a permitted use in this Planned District. Zoning Ordinance Requirements This is a request for PC-1 zoning. Therefore, if the applicant's request is approved, development of the property would be subject to the approved site plan and the C-1 development standards. Any development on this site other than what is proposed on the approved site plan would require the submission and approval of a new site plan. CITY OF SALINA REQUEST FOR COMMISSION ACTION !1/~/~ IIME 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: PLANNING & DEVELOPMENT ITEM NO. Roy Dudark Page 3 BY: BY: Suitability of the Site for Development Under Existing Zoning This site has been vacant since it was originally platted. It remained vacant even after the adjacent homes on the east Side of Saxwood were built in 1975. This triangular shaped tract was platted into three (3) lots and zoned single-family presumably with the intent of accommodating single-family homes. While two homes could be sited facing Saxwood and the four existing homes, the other lot would abut an arterial street on two sides. The presence of arterial street traffic, a busy intersection and the railroad have reduced the value of the lots for single-family use. These same elements, on the other hand, enhance the desirability and suitability of the property for commercial development. One factor the City Commission may consider in making a determination of the appropriate zoning for a tract of land is the length of time it has remained vacant under the existing zoning and the likelihood of development occurring without a change in zoning. That is, whether the current R-1 zoning has served to inhibit development of these three (3) lots. On the other hand, the City Commission should also consider whether the requested change would create an isolated district unrelated to adjacent districts and therefore would constitute a grant of a special privilege to the subject property owner, i.e. whether approval of the request would result in "spot zoning" a piece of property. Despite the isolation of this tract from multi-family and commercial districts, in view of the length of time this tract has remained vacant, some type of low density multi-family or limited commercial development may be appropriate here. Character of the Neighborhood The neighborhood is a very stable residential area with desirable homes in all directions. The nearest commercial development is the Central Mall which is part of a planned development that originally called for single-family homes to be built on the vacant ground between the mall and the railroad. A request has been filed to amend that Planned Development District to allow multi-family apartments to be constructed on that ground instead. The request for R-2.5 zoning would extend CITY OF SALINA REQUEST FOR COMMISSION ACTION DATE TIME 11/6/95 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: ITEM PLANNING a DEVELOPMENT NO. Roy Dudark Page 4 BY: BY: from the railroad tracks west to the mall site along the north side of Magnolia. Even if this change in density Is approved, with the exception of the South High School grounds, ill the property surrounding the subject site is presently in or planned for residential use, and predominantly single-family use. A somewhat different character emerges if one looks only at the immediate vicinity adjacent to this site. Other than the four existing homes along Saxwood, the site is adjacent to tWo wide arterial streets and an over-sized intersection due to the convergence of the railroad and a diagonal street right-of-way alignment. The street accessibility exerts a strong influence on the land use potential and marketability of the site for some type of commercial use. Two factors for the Commission to consider are: - Whether the proposed rezoning adversely affects the neighborhood and/or harms the living conditions, value, use and potential development of adjacent properties. - Whether the proposed rezoning is brought about by changed or changing conditions in the surrounding area. The primary compatibility question is: To what extent would commercial development of the site alter the character of the surrounding area? The answer depends to a large extent ~on the types of uses allowed, the operational limitations on such uses and the sensitivity of the site plan and architectural design of the proposed development. Compatibility between different uses can be increased through the use of screening, buffering~ berms and landscaped setbacks. In this case, the operating characteristics and operating hours of a bank office would be significantly different than a convenience store or other:retail outlet. Development of this site could actually buffer adjacent properties from noise and headlights at the Belmont/Magnolia intersection. Public Utilities Water - 6-inch water lines exist adjacent to this tract within the rights-of-way of Magnolia Rd., Belmont Blvd. and Saxwood Drive. Any of these lines could adequately serve the uses proposed for this tract. CITY OF SALINA REQUEST FOR COMMISSION ACTION DATE IIME 11/6/95 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: ITEM PLANNING & DEVELOPMENT NO. Roy Dudark Page 5 BY: BY: Sanitary Sewer - 10-inch sewers exist in the rights-of-way of Belmont Blvd. and Magnolia Rd. Either of these lines is sufficient to serve the uses proposed on this tract. An 8 inch clay sewer is already stubbed in to the middle of this site. Storm Drainage - Due to capacity problems in the adjacent storm sewer system, a stormwater detention ponding area may need to be constructed in the southwest corner of this tract if it is determined that the proposed site coverage would exceed the site coverage and resulting run off from three (3) single-family homes. After heavy rains, runoff water in this pond would be discharged into a network of and sewers and surface ditches which flow west to Dry Creek. The applicant, as one condition of approval of this plan, would be required to submit plans for construction of drainage improvements for approval by the City Engineer prior to issuance of a building permit for this tract. The applicant's consultant has submitted data comparing the proposed bank plan with three single-family homes. Site coverage for the bank would be 11,560 vs. 10,450 for three homes. Based on this minor difference (10%), a request has been made to be relieved of having to install a detention pond. City Engineering is reviewing the request. Traffic and Access This triangular tract is located adjacent to Saxwood Drive, a one- block residential street, and Magnolia Rd. and Belmont Blvd., both arterial streets providing major access routes to and through the south portion of Salina. Also located within 200' of this tract are Union Pacific Railroad tracks, which run in a northwesterly to southeasterly direction Just west of this tract. They bisect the intersection of Magnolia and Belmont. Quincy Street, which is a north-south collector street intersects with Belmont west of this tract, about 200' north of the Belmont/Magnolia intersection. The proposed use would obtain access from both Saxwood and Magnolia via two (2) driveway openings on Saxwood and one (1) on Magnolia. Traffic counts (vehicles per day - VPD) at this intersection for the years 1982 and 1988 and 1991 are shown below: CITY OF SALINA REQUEST FOR COMMISSION ACTION DATE TIME 11/6/95 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: ITEM PLANNING & DEVELOPMENT NO. Roy Dudark Pa~e 6 BY: BY:, Seqment 1982 1988 1991 Belmont - North of Magnolia 6,300 10,169 10,790 Belmont - South of Magnolia 5,300 5,602 6,943 Magnolia - East of Belmont 3,400 3,580 3,800 Magnolia - West of Belmont 6,900 9,575 10,161 As the above data illustrates, a substantial increase in traffic volume has occurred on Belmont north of Magnolia and Magnolia west of Belmont. This increase is primarily associated with the opening of the Central Mall and adjacent uses along South Ninth Street. Traffic generated from northeast Salina by these new commercial uses has made greater use of Belmont Boulevard. Preliminary plans have been developed for improvement of the Belmont and Magnolia intersection. Such improvements would consist of additional turn lanes and installation of traffic signals and railroad crossing gates. Funds for this project are not included tn the current CIP. Conformance with Comprehensive Plan The comprehensive plan designates this area as low density residential. Rezoning to C-1 commercial would be inconsistent with this designation and would require a plan amendment prior to any zoning change to PC-1. Such an amendment would involve the designation of an isolated parcel of land for commercial use in the midst of residential use in all directions. Review of Bank Site Plan Site Coverage Total Land Area = .63 acres (27,000 sq. ft.) Building Area = 44' x 60' (2,640 sq. ft.) Proposed Lot Coverage = 10% C-1 Maximum = 30% Setbacks - This property has three (3) front yards and consequently three (3) required 25 ft. front yard setbackS. The proposed bank building would be set back 46 ft. from Magnolia, 25 CITY OF SALINA REQUEST FOR COMMISSION ACTION DATE I[ME 11/6/95 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: ITEM PLANNING & DEVELOPMENT NO. Roy Dudark Page 7 BY: BY: ft. from Belmont and the drive-up window canopy on the east side of the building would be set back 20 ft. from Saxwood. The structural supports for the canopy would be set back 25 ft. The C-1 district regulations permit paved parking areas to cover 50% of a required front yard area. The applicant's plan shows no front yard parking along Saxwood and proposed paving covers very little of the front yard setback area along Magnolia and Belmont. This will provide a generous green space between the adjoining streets and the bank facility. Desiqn, Layout and Circulation The plan shows a single 24 ft. entrance/exit drive and 10 parking stalls on the Magnolia side. Two (2) 24 ft. driveways are proposed on Saxwood. It appears that most of the drive-up!window traffic would use the Saxwood drives to enter and exit the site. The drive-up window is designed so that vehicles would enter from the south and leave via the north driveway. However, these driveways are wide enough to be two-way. The Engineering Department has indicated that the number, location and width of proposed driveways would pose no congestion problems of hazardous conditions at the Belmont/Magnolia intersection. The proposed number of spaces, the dimensions of parking stalls and maneuvering aisles and the number of stacking spaces for the drive-up window appear to conform with zoning ordinance requirements. Siqnaqe - No signs are proposed or indicated on the plan. The site would be subject to the C-1 sign regulations. DireCtional signs for the parking lot would be exempt from sign permit requirements if they are less than 5 sq. ft. ~iqhtinq - The applicant has not shown any proposed lighting on the plan and has indicated that the only lighting planned would be underneath the canopy and on the building itself. Landscapinq In addition to the landscaped front yard, the applicant is proposing a series of shade and ornamental trees along Magnolia and Saxwood and what appears to be a clustering of trees in the southwest corner of the site adjacent to the Belmont/Magnolia intersection. It is not clear what specific measures (suCh as a berm and/or low growing shrubs) are proposed along Saxwood and CITY OF SALINA REQUEST FOR COMMISSION ACTION DATE TIME 11/6/95 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: ITEM PLANNING & DEVELOPMENT NO. Roy Dudark Pa~e 8 BY: BY: Magnolia to screen the parking lot from the adjacent street and homes as required by the Landscaping Ordinance. Also, no legend and planting schedule indicating the size and variety of trees and shrubs proposed is provided on the plan. Landscaping details would be worked out during the building permit review process. Planning Commission Recommendation The Planning Commission conducted a public hearing on this rezoning application and proposed site plan on October 17, 1995. Following presentation of the staff report and comments from the applicant, the Commission took two actions. First, a motlon was approved 7-0 to recommend that the Comprehensive Plan be amended changing the designation of the site from Low-Density Residential to Office Commercial. Second, a motion was approved 7-0 to recommend approval of Planned C-1 zoning and the site development plan subject to the following conditions: 1. Ail public easements proposed to be built over shall be vacated by separate action, new easements if needed shall be dedicated by separate instrument. 2. Drainage plans and specifications shall be approved by the City Engineering Department prior to issuance of a building permit. Needed drainage improvements shall be completed and a maintenance agreement for any drainage structures recorded prior to issuance of a Certificate of Occupancy. 3. A landscaped berm at least 2 ft. high and 50 ft. long shall be constructed between the two driveway entrances on Saxwood Drive. 4. A detailed landscape plan shall be submitted to and approved by the Zoning Administrator prior to issuance of a building permit. 5. A revised site plan showing the location and size of proposed signage, parking lot lighting, parking lot screening and the possible location for a detention pond shall be submitted prior to City Commission consideration of this request. CITY OF SALINA REQUEST FOR COMMISSION ACTION ll/~f~ ~ 4:00 P.M. AGENDA SECTION: ORIGINATING DEPARTMENT: APPROVED FOR NO. AGENDA: PLANNING & DEVELOPMENT ITEM Roy Dudark NO. Page 9 BY: BY:, 6. Development of the site shall substantially conform to the approved site plan. The Planning Commission cited the following reasons in support of 1ts recommendation: 1) The existing R-1 zoning ls not appropriate for the property~ and 2) A bank would create fewer negative impacts than a convenience store or other retail use. Lighting has been addressed by the applicantl the parking lot will not be lit. Parking lot screening will be addressed on the landscape plan. The Engineering Department is reviewing whether a detention pond is actually needed. The only information not submitted by the applicant is proposed signage for the site. City Commission Action If the City Commission concurs with the recommendation of the Planning Commission, a motion should be made to place the attached ordinance on first reading. Second reading would be scheduled on November 13. If the City Commission disagrees with the recommendation of the Planning Commission, it may= 1) overturn the recommendation by a 2/3 majority vote or 4 affirmative votes, b) make minor changes in the recommendation by a simple majority vote or 3) return the application to the Planning Commission for reconsideration along with the basis for disapproval. Enclosures= Application Vicinity Map Site Plan Floor Plan Building Elevations PC Minutes of 10/17 Ordinance #95 - 9713 cc= Bill Harbin Dennis Riordan ¥ PUBLICATION DATE No Later Than_$epCelll~er 26. 1995 APPLICATION NO. Z95-9 "~.; HEARING DATE October 17, 1995 DATE FILED ~_Septe~l)er 15, 1995 VICINITY MAP ATTACHED FILING FEE $32.5.00 -. OWNERSHIP CERTIFICATE RECEIVED RECEIPT NO. ¢.J_..~L~ '7 .~ q- )INSTRUCTIONS FOR COMPLETING THIS APPLICATION ARE ON THE REVERSE SIDE OF THIS FORM) :" APPLICATION FOR AMENDMENT TO THE %. DISTRICT ZONING MAP (REZONING) · , 1. Applicant's Name: $ol-omo~. Sta~e--Bank- ,, 2. Applicant's Address I ~R w: Maln SO]_O_,,On, _w_ =_ ~ _~ =_ _. Zip Code: ~ . 3. Telephone (Business): ~13-f, 55-?~41 (Home): --~- 4. Owner's Name: So!o~on St~tc .... 5. Owner's Address ~___ Zip Code: .... 6. Legal description of property to be rezoned (attach additional sheets if necessary): -: ~ Metes and bounds description if unplatted (a Surveyor's Certificate must be filed with this application and if approved ~".· will be required to be platted): 7. Approximate street address: __ 236~--4~lmont 8. Area of property (sql ft. and/or acres): --app=oximate!y 2!000 _~q. ft. 9. Present zoning: ~p~_-_l ........ Use: .... -Vacant 10. Requested zoning: PC~ Use: __nk--F___l[ty " 11. Are there any covenants of record which prohibit the proposed development? (Attach copy): 12. List reasons for this request. (Attach additional sheets if necessary): _mo a!!o,:; 13. Supply factual data showing the effect the request will have on present and future traffic flow, schools, utilities, .-.. refuse collection, surrounding properties, e~c: (Attach additional sheets if necessary) 14. Will there be sufficient off-street parking provided for the requested use? If the applicant is to be represented by legal counsel or an authorized agent, please complete the following so that correspondence and communications pertaining to this application may be forwarded to the authorized individual. NAME OF REPRESENTATIVE: Jv~_~ . ' ADDRESS: ............. ZIP CODE: TELEPHONE (Business): 823-944G AREA CODE: 91 3 White - Planning Canary - City Clerk Pink - Inspection Gold - Applicant ' (Rev. 8/84) 101 )PLEASE OD NOT DETACH) Application Z96-9 ~d by Solomon State Bank ? 1 inch = 200 ft / , 0 SITE PLAN ~ V~ATE THE EA~T BET~EN  ~TS ~ ~D T~EE, LDTS 1,8 AND 3, BLOCK 88, BELMONT ADDITIDN, CITY DF SALINA, SALINE CDUNTY, KANSAS, ISDLDHON STATE BANK SALINA KANS, ASI' I SALINA KANSAS ..,,.J Ja..~: NCT~4. IrmclrA AHO SI~'rlT. '* IsoLnMnN STATE BANK SALINA KANSASI' ~ I $N. INA KANSAS I "'-' JCl..~RK HNJBJ# AIJCNJ?I:CTIJIIAL. CJJ~I,I. TANT$ J " MOTION, Mr. Blevtns m~e~t~oval of P9 DDS1-4E flied · by ERC Properties ~speclftcally that the present · zoning of PDD R~o reflect a zoning of PDD '.~ R-2.5 ~- ami y ol h u~'-!-~_and platting, I do so ~:~ SECOND, Mr. Morsesecondedthemotion. :!. VOTE, Motion carried 6-1 (Mr. Umphrey). - #6. Application #Z95-9, filed by Solomon State Bank, *, requesting a change in zoning district classification from R-1 (Single-Family Residential) to PC-1 (Planned · Restricted Business) on property legally described as Lots · 1, 2 and 3, Block 23, Belmont Addition to the City of Salins, Saline County, Kansas (a.k.a. 2361 Belmont Blvd./605 E. Magnolia). :" Mr. Andrew gave the staff report and stated as you will note, we included in our staff report as best we could the zoning history on this lot originally being platted in 19'58 and being vacant to this day as presently zoned R-1. What you see on the screen Is the vicinity map showing the request area and the surrounding zoning which you can see :~ is all solid R or R-1 (Single-family) but now reflecting on your action Just taken, the area directly to the east of the Central Mall site may well be changed to R-2.5 zoning for apartments. The proposal you have is for C-1 zoning which is restricted business and then to ~ incorporate these lots into a Planned C-1 d/strict which means you would be approving a specific site plan as well as for the site. This ts the site plan proposed by the applicant, It is a 2,600 sq. ft. branch bank facility with three drive up lanes, two would be for banking transactions and there would also be an ATM machine on the outside stall. As you can see, there are two driveway openings proposed on Saxwood and one on Magnolia with no access on to Belmont. There would be approximately twelve parking spaces on the Magnolia side of the building. We note in there that this ts a request for PC-1 zoning and they are also wishing to add banks and financial institutions to that list of uses so if this plan acceptable to you that would also approve a bank as a use in this location. Page three of our report highlights the basic development standards for the C-1 District dealing with the lighting being shaded so that it doesn't cast a ' -. glare upon the traffic on public streets or adjoining residential districts and also the recently amended provision that only 50% of a front yard can be covered by parking. As we note, if they wish to develop anything different on this site than what is submitted today, they would have to come back to you for a plan amendment. One of the main issues we have looked at on this site many -~ times is what is It suitable for. It has remained vacant since it was platted, there were houses built to the east on Saxwood in the middle ?0's and even after those were built it has remained vacant so that Is certainly one factor you may consider is the length of time that it has remained vacant and the likelihood you see that it will develop under the present R-1 zoning. And then on the other hand we point out looking at the map that this site Is surrounded completely by residential zoning and any action you take to make this a commercially zoned site, essentially you would be creating an island or a spot of commercial zoning surrounding by residential. So those are the factors so far as whether it is suitable for development under the existing zoning. As far as the character of the neighborhood, the area to the east Is substantially developed with desirable single family Saline Planning Commission October 17, 1995 Page 15 homes. This site may be affected by the action of approving apartments to the west which will slightly " change the character of the area. You also have the South High School grounds directly to the south. Looking at the general area you have two high traffic streets, a school, a mall and a possible future apartment site as well as the ~ railroad, but then directly across the street you have single family homes, so there is a bigger picture and a smaller picture, we point out two issues for you to look .. at as far as the character of the neighborhood, whether .~ you believe this proposed zoning would adversely affect the neighborhood or harm living conditions and whether Fou ; think this proposed rezoning is brought about by changed or changing conditions. We have pointed out some of the .~- changes as far as traffic and increased traffic in our ; report and we also pose the question= "to what extent '~. would commercial development of this site alter the -.. character of the area"? and to some effect that is dictated by what plan is brought before you, what type of screening, what type of buffering, what type of operating hours and things of that nature and you could well find that a bank has different characteristics than a · convenience store that has been previously proposed and we also pointed out any development on this site would help buffer the homes from headlights and noise, etc. at that intersection. Public utilities are not an issue. When this was looked at as a convenience store site, the Engineering Department believed that some storm water · detention was needed because of the increased coverage and paving for the parking area. ! believe they still feel that way, that a small detention pond in the southwest corner should be designed and then release the water into the storm sewers at a delayed rate. On page six we summarize the change in traffic in this area and as you can see on Belmont north of Magnolia, looking at the past 13 years, there has been a marked increase in traffic on Belmont that certainly is reflected because of the development of the mall but there has even been an increase in traffic since 1988, at which time the mall was already built. The intersection itself is not overloaded or over capacity, but we did point out to you that Magnolia will be widened to the west and there are some preliminary plans for improvement of this intersection and possibly even future signalization, although there is no money currently set aside for that. We summarized some of the development goals of the Comprehensive Plan and as with the mall site for apartments, this is currently shown as low density residential on the plan and any action that you would take to recommend for rezoning to commercial, you should precede with a motion to amend the ..... Comprehensive Plan to show this as suitable for commercial office development. Most of the site development proposed conforms with our C-1 regulations, adequate setbacks, adequate parking, adequate landscaped front yards but there is no specific information about proposed signage or lighting, either the location of lighting or where it would be oriented and we are assuming that some lighting of the parking lot will take place. On the landscaping, there is kind of a generalized plan. It is not specific as to shade trees or ornamental trees or shrubs or identifying a particular variety so we would like to see some more detail there if you should recommend approval of this. Taking a staff position has always been kind of diff£cult on this. On one hand you have the vacant tract and the fact that it sat vacant all these years which tends to support the idea that it is not properly zoned but that is balanced by the problems we see any time you create a spot commercial zone In the middle of a solidly residential area. But we believe that some zoning change is Justified even if it is Just to R-2 to allow duplexes or town homes as opposed to single-family. If you wish to approve this application as submitted we have suggested six conditions on page 10 and 11 for your consideratio~. I would remind you that any action you take to approve it ..: Salins Planning Commission " October 17, 1995 Page 16 ". as submitted should be preceded by a motion to first amend · the plan to show this as commercial. Mrs. Duckers asked are there any questions of staff? Mr. Morse asked does Saxwood have a median break on Belmont? Mr. Andrew stated yes it does, in other words you can go -~ down Belmont going south and make left-hand turns on to .. Saxwood. Mr. Morse asked and is there also one Just short of Quincy? Mr. Andrew state right, they don't line up. Mrs. Duckers stated this is preferable to the convenience store that has been suggested several times. Are there further questions of staff? Mr. Andrew stated you also had the floor plans and the elevations in your packet. One option you do have, if you wish to Incorporate the building elevations that you have seen in your packet in some way in your approval, you have that option as well. We did not list that as a condition but if that is a concern you can incorporate those by referencing them in your motion. Mrs. Duckers asked are there any other questions of staff? . Hearing none would the applicant care to make comments? If so, please state your name and address for the record. Btll Harbin, 4032 S. Holmes Road. First of all there are several things I would like to comment on. We do not plan on any parking lot lighting away from the building. Our hours even though it will become winter time and you don't like to the help leave in the dark, we will have lights on the canopy of the building. We do have a 4 ft. coverage around the building. Also we have designed the building and we might make a couple of changes in the elevations. We would like to make it as residential looking as possible. We do plan on shake shingles and a brick exterior, for one thing, and our lighting as I said before will be either on the building or underneath the canopy. We will have overhead lighting at the ATM because that will probably be used after dark but not to any great extent. The plot plan shows that we have one of our main entrances for doing business during the daytime hours will be on Magnolia with no entrances being on Belmont and our entrances for our drive up units will be on Saxwood and it should not cause any high traffic density for this bank at all. Bank hours will be 8:00 to 5=00. But ! would like to say that the banking hours will more or less coincide with the time that the residential owners across the street from Saxwood are not there. Also there is no residence on the south side by South High School and the track is right south of that and also the west side of this proposed location as stated before the railroad track and a drainage ditch and the R-2.5 zoning which I assume will come along very fast. There is one thing that I would like to say that the staff has brought up in reference to a detention pond. I am afraid if I put a detention pond on it, you might not be able to put the bank on it because of the amount of room that a detention pond would take and I think that is one thing that I would like to talk to staff about that is in their recommendations on pages 10 and 11. I think this plan well fits the area and that it will look very residential and be much better suited than a convenience store. Mrs. Duckers asked are there any questions of the applicant? Hearing none was there any correspondence of phone calls? Salins Planning Commission October 17, 1995 Page 17 -' Mr. Andrew stated we have not received any letters or phone calls or follow up to our letters or the sign that ,. was posted on the property. Mrs. Duckers asked are there any members of the public that would like to comment on the application? Mr. Harbin stated I would also like to mention that there will be a sign and it will meet the city codes. Mrs. Duckers stated I will close the public portion of this application and bring it back to the Commission for discussion and possible action that they wish to take on this. .-' Mr. Morse asked if this is approved for the bank then the -, only change that can be made in the future would be for a different bank. Is that the way ! understand that? Mr. Andrew stated or any other C-1 permitted uses. Mr. Dudark stated I think you have that option, you can limit it to the bank. That was our understanding that this is specific to this use, a financial institution. Obviously banks merge and their names change, but it would be a financial institution. Mr. Blevins stated I don't understand that. ! don't understand how a change in the Comprehensive Plan and a change in the zoning can do that. · Mr. Dudark stated this is planned C-1 and you are incorporating a specific plan for this use. '~ Mrs. Duckers stated it is like a PDD only this is a .- planned commercial, you can't do anything different unless it is approved. Mr. Dudark stated the application says in number l0 proposed use is a bank facility, so they are saying this is what the intent is for this use. I think any change in use would require another hearing. Mr. Blevins stated it ks of interest to me that a fence drew more interest than a bank In the neighborhood. Mrs. Duckers stated having set on this board before with a convenience store At was packed so obviously the neighbors don't have any objection to a banking facility going in as a buffer. Mr. Blevins stated the bank is going to change the character of the corner and how far that extends into the neighborhood remains to be seen. I have concerns about the lack of a stoplight. Mr. Umphrey stated well the 374 unit apartment thing we Just voted on is going to change the character of the neighborhood more than a bank. Mr. Dudark stated I would Just like to make one comment about the drainage plan. In the lower left-hand corner where the three small circles are would be about where a little retention pond would be. Are you all familiar with the First Bank on South 9th Street, the new one out there right by where Earthcare was? There is a small little pond on the north side of that building that intercepts the water from their parking lot and it drains into an adjacent ditch. We are not talking about a very large facility that would dominate the site, this would be a little tucked in pond with a little berming around It or something so it is not a very big facility if it is needed. But this is changing the zoning, this was la~d out for R-1 Single-family and so the storm sewers were not Salins Planning Com~lssion October 17, 1995 Page 18 necessarily sized for commercial use. Mr. Blevins stated I wonder if we should table it until that is worked out. It looks to me like the applicant has a real question about that. · ~ Mrs. Duckers stated we will need to amend the Comprehensive Plan first and then do the other motion. : Mr. Blevins stated it seems to me that this a very · .. specifically designed project for a very specific use and think the detail as to whether or not this is going to ~ work, the applicant said that if he has to put in a drainage retention pond that would kill the project and i.- what I hear Mr. Dudark saying is that he is maybe over L! estimating the size of the pond necessary, ! think that ~f- needs to be worked out. Mr. Umphrey stated I think you misunderstood, I think the applicant stated that he would work with the Planning Staff to determine whether a detention pond was needed or not. Is that correct Mr. Harbin? Mr. Harbin stated the thing about it is that the size of ' the lot is going to determine how large a retention pond would be needed, the parking lot will take up 10% of the ~ property which is much less than three homes would take up so actually the drainage off that property would be less than three homes. Like I said ! would like to have the r.. staff reevaluate their thinking, if they think that a detention pond is really necessary that is fine, I don't "' think that it is but if they think it is we could put one Mr. Blevins stated that clears it up for me, thank you. Mr. O'Leary stated we don't believe generally that it is the staff's role to establish that. We make that suggestion to the applicant, we ask them to study it with a third party independent engineering firm that is what we would expect from them in this case. He is right the issue is related to as it always is before and after, if this proposed development will generate more run off than three single-family residences. We don't know that, the difference here is that you have one building but you have much more parking lot than you would in a residential zone. The outcome could be a very significant difference but you did hear it from the area residents that there is a problem up there. We agree with that. There is probably more of a problem from this point east. This has been very well defined in recent years. Mrs. Duckers stated if you approve this for R-2 you are going to have the same situation, you will have more houses and more parking and so forth. Mr. O'Leary stated generally speaking that is correct. Mrs. Duckers stated it would create the same kind of problem that the bank would. Mr. O'Leary stated we think like Mr. Dudark indicated that probably they may be over estimating the size and the capacity of this basin. We have seen basins well designed that would incorporate into the parking lot itself, making it part of the landscaping area that would hardly even be visible. We are not talking about a massive very deep pond especially in this case. Mrs. Duckers asked ere there any further questions of staff, if not I would entertain a motion to consider one of these four options that we have. However you must remember that we need to amend the Comprehensive Plan. Salina Planning Commission October 17, 1995 Page 19 ."_ MOTION= Mr. Morse moved to amend the Comprehensive Plan from residential to office commercial and that is being based · ' upon the change being consistent with the goals and · policies of the overall Comprehensive Plan, the amendment does not effect the adequacy of existing or planned facilities and the change results in reasonably compatible _. land use relationships. SECOND= Mr. Umphrey seconded the motion. ~.. VOTE= Motion carried 7-0. ~:.. MOTION= Mr. Umphrey moved to recommend approval to the City ~. Commission of Application #Z95-9 subject to the six :.! recommendations by staff listed on page ten and eleven of this report to change from R-1 to PC-1 zoning. -.. SECOND= Mr. Allen seconded the motion. · VOTE= Motion carried 7-0. 97. Application #P95-9/gA, filed by ADM Milling Co., ::. requestion approval of a replat of a 12-acre tract In the Marydale Addition located south of Pacific Ave. and west of Ohio St. including a portion of Woodland Ave. Mr. Dudark stated the applicant has Just contacted us and is requesting that it be tabled today because there are .. some difficulties in resolving some issues on the plat layout with an adjacent owner. Mrs. Duckers asked does the applicant care to make a statement? If so please state your name and address for the record. Alan Hale, 468 Upper Mill Heights Drive. I would like to table this application for the moment. We are working out some contractual situations on this. Mrs. Duckers asked how much time do you need to finish this so we know what future meeting date to use? Mr. Hale stated we have a meeting scheduled to get this finalized on Friday, October 20. Mrs. Duckers asked would you be able to bring It back to us for the first meeting in November? That would be November 7th, is that adequate time? Mr. Hale stated yes that should be fine. MOTION= Mr. Umphrey moved to table applications %P95-9/gA and #P95-10/10A until the November 7 meeting. SECOND= Mr. Morse seconded the motion. VOTE= Motion carried 7-0. ~rk ga#9' Application #PDD83-2B, filed by the Homebullders Association of Saltna, Inc., and Georgetown Inc., requesting approval of an amended final development plan ~ for Tract #3 in the Wilbur PDD located at the northeast/ of Marymount and Crawford. ~ ye the staff report and state--the screen is the o~'~l site plan for the cor~t~f Marymount and Crawford, th~s~th~ northeaster so to ~he top of ~~:ti o~t ~ r/~s ~r :~d: ' ' ~o~-~_ ~o~~ (Published in The Salina Journal November , 1995) ORDINANCE NUMBER 95-9713 AN ORDINANCE PROVIDING FOR THE AMENDMENT OF ORDINANCE NUMBER 8526, THE SAME BEING CHAPTER 42 OF THE SALINA CODE, AND THE ZONING DISTRICT MAP THEREIN AND THEREBY ADOPTED AND PROVIDING FOR THE REZONING OF CERTAIN PROPERTY WITHIN THE CITY AND PRESCRIBING THE PROPER USES THEREOF AND AMENDING THE COMPREHENSIVE PLAN. WHEREAS, all conditions precedent for the amendment of the Zoning District Map, the rezoning of certain property therein, hereinafter described has been timely complied with, SO NOW, THEREFORE, BE IT ORDAINED by the Governing Body of the City of Salina, Kansas: Section 1. That the Comprehensive Land Use Plan Map shall be amended redesignating the tract of land described herein from Low-Density Residential to Office Commercial. Section 2. AMENDMENT, PLANNED C-1 PLANNED RESTRICTED BUSINESS. That the zoning District Map of the City of Salina, Kansas, duly adopted and published as a part of Ordinance Number 8526, the same being Chapter 42 of the Salina Code, be and it is hereby amended so that the following described property be rezoned as follows, to-wit: Lots 1, 2 and 3, Block 23, Belmont Addition to the City of Salina, in Saline County, Kansas, more commonly known as 2361 Belmont Blv.d/605 E. Magnolia. shall become a part of District "PC-l". PLANNED RESTRICTED BUSINESS. Section 3. CONDITIONS OF APPROVAL. That the use of said described property shall be subject to all the conditions, restrictions and limitations as made and provided for in Ordinance Number 8526, the same being Chapter 42 of the Salina Code with reference to PLANNED RESTRICTED BUSINESS. Development of the property shall be subject to the plans on file with the City Planning Commission and/or City Clerk, and the following conditions, to wit: 1. All public easements proposed to be built over shall be vacated by separate action, new easements, if needed, shall be dedicated by separate instrument. 2. Drainage plans and specifications shall be approved by the City Engineering Department prior to issuance of a building permit. Needed drainage improvements shall be completed and a maintenance agreement for any drainage structures recorded prior to issuance of a Certificate of Occupancy. 3. A landscaped berm, at least 2 ft. high and 50 ft. long, shall be constructed between the two driveway entrances on Saxwood Drive. 4. A detailed landscape plan shall be submitted to and approved by the Zoning Administrator prior to issuance of a building permit. 5. Development of the site shall substantially conform to the approved site plan. Section 4. That this ordinance shall be in full force and effect from and after its adoption and publication once in the official city newspaper. Introduced: November 6, 1995 Passed: November 13, 1995 (SEAL) John Divine, Mayor ATTEST: Judy D. Long, City Clerk