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South Ninth Street Corridor Study Final Report I 'I I I I I I I I I I il il I I I' SOUTH NINTH STREET CORRIDOR STUDY FINAL REPORT Submitted to: CITY OF SALINA, KANSAS COUNTY OF SALINE, KANSAS October 22, 1997 Submitted by: BUCHER, WILLIS & RATLIFF CORPORATION CLARION ASSOCIATES ..1111. BUCHER, WilLIS & RATLIFF ..'I'I~ CORPORATION I :1 I I I 'I I I I I 1" " I II I I I I I I I I I I 1\ I il I I I: I I I I I ,I I I I I I I SALINA/SALINE COUNTY, KANSAS SOUTH NINtH STREET CORRIDOR STUDY FINAL REPORT TABLE OF CONTENTS I. Executive Summary. . , , . . . . . . . . . . . . , . , . . , , . , , , . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1 II. Methodology of the Study. ;'. , . . . . . , , , .. , . . , . . . . ;, . ;, .. . . , , ,. . . . , . . . . . . , . . . . . . . .' 3 III. Existing Conditions . . . , , . . , , . . . . . . . . . . . , . . . . . . , . . ~ . _ . . . . . _ . . _ _ . . _ . . . . . . . - . . . . . .. 5 IV. Development Scenarios, , , , . . . . , , . . . , , . . . . . . , , . . . . , , . . , , . . . . . . , , . . . . . . . . . . . . . .. 14 . Commercial . Industrial · Mixed-use V. Corridor Development Plan. , . . . . . . , , , . . . . . . . . . . , , , . . , , . . , , . , . . . . . . . , . . . . . . . . .. 21 · Land Use · Traffic and Transportation . Utilities Infrastructure · Fiscal Impact VI. Recommendations . . , , . . . . , . . . . . , , . . . . . , , , , , . . . , , , . .'. . . . . . . . . . . . . . . . . . . . . , . . , ,. 25 Traffic Issues Road Improvements Jurisdictional and Regulatory Issues Fiscal Issues APPENDICES Appendix A Appendix B Appendix C Appendix D Revenue and Tax Spreadsheet Infrastructure and Public Financing Traffic Model Analysis of Land Availability/Competitive Sites MAPS Existing Land Use Water Improvements Sanitary Sewer Improvements Mixed-use Development Plan I ,I I, I, I 'I I SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County 1. EXECUTIVE SUMMARY The South Ninth Street corridor from Schilling Road to Mentor Road contains prime development land, Access and visibility to 1-135 is excellent. The study area is a primary entrance into the City of Salina and its appearance reflects on the community as a whole, I I The corridor contains stable, large-scale industrial uses on the east side of South Ninth Street. Recent acquisition of land parcels on the west side of the road by commercial interests--including local automobile dealers--Ied to rezoning requests that do not conform with the City of Salina Comprehensive Plan. The city's long-range plan calls for the corridor to continue developing as an industrial district, The commercial development scenario raised concerns among both city and county officials about impacts on market demand for land, extension of public utilities, traffic control and fiscal issues. I The city and county elected to delay review of any requests for rezoning land to a commercial district until a joint planning study of the corridor could be completed. The two jurisdictions appointed a steering committee of city, county and private interests. The two jurisdictions retained consultants and contracted for assistance in researching and preparing the corridor plan. The consultants reviewed the planning and policy documents of the city and county: zoning regulations, municipal service policies and comprehensive plans, The study addressed the key concerns of market conditions, sales tax and property tax projections, infrastructure plans, and traffic on the corridor by focussing on three scenarios: . Commercial Development; . Industrial Development; and . Mixed-use Development. I I I I I I The commercial scenario examined the effects of retail-commercial uses "redefining" the corridor and changing the long-standing industrial character of South Ninth Street. Under the industrial scenario, the established land uses of the area would extend to vacant parcels, making South Ninth Street a uniform industrial district. The mixed-use scenario examined the effects of allowing service- commercial uses, such as auto sales establishments, along with a combination of compatible business uses. The mixed-use scenario also considered large-scale office parks with limited retail-commercial and light-industrial uses. I' The study found that the mixed-use scenario is the most appropriate means of developing the South Ninth Street Corridor when balancing public and private interests of development: . The industrialization of the entire corridor discounts the importance of South Ninth Street as a primary, visible entrance to the community. . There are available, alternative land parcels for industrial and retail-commercial uses. . The intense commercialization of the corridor would create incompatibilities with long- standing industrial uses on the east side of South Ninth Street, worsening traffic conditions and escalating property values, . There are few alternative, available sites other than South Ninth Street for large-scale developments, such as auto dealerships or business park developments, accessible to the I' I R:\97144 \ WPC\REPORTS\REPT _FIN.AL 1 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County interstate. Mixed-use and service-commercial activities should develop on the west side of South Ninth Street: . Traffic increases projected from the mixed-use development scenario are at an acceptable level of service, particularly relative to the commercial scenario, . The corridor-can be protected-from-land use incompatibilities through careful site design standards adopted by the city and the county, . The local market has signaled an interest in service-commercial uses which mixed-use districts can accommodate, including auto dealerships: Site design standards should be adopted to ensure land use compatibility, Public utilities can be extended in a cost effective plan to serve mixed-use growth. Finally, the revenue generated from sales taxes and the property taxes of increased assessed valuation indicate the imperative of growth and the need for the city and county to support the mixed-use development scenario, Recommendations of the study include: . Development patterns in the corridor should be sustained to support existing industrial development; however, non-industrial developments should be allowed on the west side of the corridor with standards that avoid disrupting existing land uses to the east. . The city should adopt site plan review procedures and urban design standards that minimize incompatibilities of future mixed-use development with existing industrial land uses. . Water Well Road should be planned for large-scale uses, such as a business parks and land intensive service-commercial uses, while protecting rights-of-way for an 1-135 interchange. In addition, the city and county should make policy and regulatory amendments, including: . Annexation should be planned to coordinate with non-industrial development through a cooperative agreement with the county, All land to the west should be annexed and subject to new overlay district regulations. . The city and county should agree on extraterritorial zoning by the city to Farrelly Road, establishing single control of land use, rather than dual control. . The city zoning regulations should establish a mixed-use overlay district for office- commercial and service-commercial uses to govern uses to the west of South Ninth Street and south of Water Well Road, . Business park development should be addressed as part of the overlay districts, and retail- commercial uses should be limited in the mixed-use districts, . landscaping, buffering, sign standards and other aspects of development related to quality assurances along the southern gateway to the city. . Industrial zoning district regulations of the city and the county should be amended to implement the plan, namely to protect against retail-commercial land use intrusion. Finally, the city should plan to'partner with private sector parties to provide utility extensions; and ensure adequate right-of-way acquisition and/ or dedication south of the slip ramps for future road widening, including a potential interchange with 1-135 at Water Well Road. R:\97144 \ WPC\REPORTS\REPT_FIN.AL 2 U I I ,I U I ,I ~I 'I I I I ,I I m I 'n \1 11< I I I I SOUTH NINTH STREET CORRIDOR STUDY ".";~, ,i ,'Pi City of Salina/Saline County 2, METHODOLOGY OF THE STUDY I I 'I I I Steering Committee. The city and county appointed a steering committee of city, county and private interests to oversee the study and serve as a sounding board on policy issues. Because of the dynamic state of development in the study area it was determined that a committee of public and priva teinterests should directly ,influence the research and findings; and an objective report of recommendations sumbitted to the various interests. The nine-member committee consisted of the Mayor and one County Commissioner; a representative of each planning commission; the chamber of commerce director and a'board member; a representative of the development community; and the city manager and the county administrator, The two jurisdictions retained consultants to provide assistance in researching and preparing the corridor plan, Study Approach. City and county staffs informed the consultant team of current public service levels and existing land uses. The consultants reviewed the planning and policy documents of the city and county: zoning regulations, municipal service policies and comprehensive plans, The consultant team reviewed existing land uses and physical elements along the corridor and land parcels adjacent to the corridor; and assessed the effects of current regulations of the city and county with the staffs. I The consultants met with city and coimty staff and local development interests, including representatives of the Chamber of Commerce; they conducted key-person interviews of plant managers and land owners; and they met with local realtors on-site to assess market trends and land availability. After preliminary findings were summarized, the Steering Committee held two meetings, The consultants and city/county, staff briefed la,nd owners prior to the second meeting and encouraged them to share ideas and direction on issues, 'I I :1 I I :1 At the meeting the cons~tant team summarized issues relating to infrastructure, public and private financing of improvements, fiscal implications from new assessed valuation and sales tax revenues, transportation enhancements and traffic increases, environmental constraints and future land uses along the corridor, The consultant team also addressed existing development constraints, the nature of development currently allowed and what additional land use controls may be needed if non- industrial growth is allowed along the west side of South Ninth Street in the corridor. The consultants assessed land use change on South Ninth Street from the perspective of development compatibility, traffic, utility infrastructure and fiscal impacts in terms of three distinct land use patterns: · Commercial Land Uses; · Industrial Land Uses; and · Mixed-use Development. I I The consultants computed fiscal impact spreadsheets designed for selection of various land use scenarios to determine the fiscal impact of development. Data reference tables delineated assumptions about land uses, zoning designations, tax abatement options and benefit district options for each scenario. Data selection tables input the selections from the reference tables to compute the fiscal impact--both sales tax and property tax, as well as surcharges and related fees--by each scenario. Summary tables provided a summary of the conditions resulting from the selected data. R: \97144 \ WPC\REPORTS\REPT_FIN.AL 3 I SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County (See Appendix A for details.) Opinions of probable costs were presented for roadway, water main and sanitary sewer main improvements. Spreadsheets of each of three development scenarios were calculated to show the current and projected property tax revenues from commercial, industrial and mixed-use development...Sales tax revenues were projected based on average sales generated by land use, types, and prorated to the expected intensity of growth along the corridor. In analyzing the impact of the land use scenario on the roadway network, specifically South Ninth Street, a travel demand simulation model was employed. Using the Kansas Department of Transportation's QRS2 transportation model, each scenario was incorporated into the future 2016 transportation model. This was accomplished through modification of the model to incorporate more detailed or specific geographic areas. In transportation modeling, individual geographic zones within the model area are delineated and identified for analysis purposes. These zones are called Traffic Analysis Zones (TAZ's), The traffic study assumed elimination of the slip ramps, The consultant used the traffic model to test growth scenarios, with the elimination of the slip ramps. The results were assessed to determine how the changes in zoning would impact traffic service levels, Based on comments from the Steering Committee and staff, the consultant team examined three alternative development scenarios, The study examined the effects of retail-commercial uses "redefining" the corridor and changing the long-standing industrial character of South Ninth Street. Under the industrial scenario, the established land uses of the area were assessed and their impact extended to vacant parcels, creating on South Ninth Street a uniform industrial district. Finally, the mixed-use scenario examined the effects of allowing service-commercial uses, such as auto sales establishments, along with a combination of compatible business uses, including offices. The mixed- use scenario also considered large-scale office parks with limited retail-commercial and light- industrial uses. Essential to selecting a realistic preferred development scenario for the corridor was an understanding of the current market demand in Salina for various types of development-- commercial, industrial, and mixed-use, With the assistance of staff and the Chamber of Commerce Director, the consultant team undertook a market reconnaissance as part of this report to provide this basic information, (A full copy of the market analysis is set forth in Appendix D.) R: \97144 \ WPC\REPORTS\REPT _FIN.At 4 ,I I I I ;1 I I B 'I I 'I ,I I I D I I I ,I~ I ,I I I ,I 'I I I I I I I I I I I I I I ';;.. SOUTH NINTH STREET CORRIDOR STUDY , · ',(' ; City of Salina/Saline County 3. EXISTING CONDITIONS Administrativeflnstitutional Authority. Currently, development in the study area is subject to the dual jurisdiction of both Salina and Saline County, Through its extra-territorial powers, the city currently exercises review over subdivisions within one mile of its boundaries. However, while the coimty affords the city the opportunity to review development proposals,and rezoning requests in this influence area, final say rests with the county--and the county regulations and development review standards differ significantly from the city regulations. Additionally, the city does exercise some control over future land use because it typically requires annexation of non-industrial properties to the city that desire to hook up to city water and sewer. Infrastructure, Assessing utility extension options by the three land use scenarios--retail- commercial, light industrial, and mixed-use/service-commercial--the finding is that the improvements and modifications described below would not vary depending on the type of land use developed, This assessment is based on existing utility extension plans, which are not expected to change, given two main factors: . the plans for primary trunk mains are ready for implementation; and . the narrow corridor can be served by only a few options as far as location of utility mains are concerned and their size. Water. The current water system in the area is composed of 8-inch, 12-inch, 16-inch and 24-inch lines. The 24-inch along Water Well Road and the 16-inch line paralleling the railroad tracks are part of the old water system that served the Burma ~oad stand pip~ which in turn served the old Schilling Air Base currently the Salina Airport. Recently the system in the area has been modified with the construction of a new elevated storage tank at the airport and booster pump station at SchilliI1g Road and the railroad tracks. This essentially created a new pressure zone south of Schilling, east of 1-135 and the airport area. The modifications resulted in a pressure drop in the study area from approximately 90 psi to 75 psi. The water system is sized with sufficient capacity to serve the area with enough quantity for domestic and fire use. Fire flows ultimately govern line sizes and capacity requirements. The only major modifications to the system will result in the construction of a 12-inch loop line south of Schilling Road through Riffel Addition and then south along Ninth Street to Avenue A in the first phase and later to Berg Road, The line could be extended approximately ~ mile south of Water Well in the future. If there is a demand for service further south then a more extensive utility study will need to be conducted which will result in more extensive distribution system improvements. Under current policies the user is responsible for paying for the line size needed to serve the demand. The city will pay any additional cost for up-sizing a line if they see a benefit to the system as a whole. There is a plan to construct another booster pumping station at Cloud and Centennial Streets that will indirectly affect the study area in a positive way, The booster station is scheduled sometime next year. Sanitary Sewer, The current sanitary sewer system serving the area consists of 8-inch and 12-inch gravity lines and two pump stations, The existing sewer system is limited in its ability to serve the R:\97144\ WPC\REPORTS\REPT_FIN.AL 5 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County study area. The system was pieced together with little thought given to future expansion when it was constructed, Problems currently exist with the 12-inch line from Philips. The line does not have the capacity to handle the flow and currently surcharges, The pump station serving A venue A & B is a small station and is not intended for expansion, The pump station along the railroad tracks serves the majority of the flow including Philips and Exide and is scheduled for a major upgrade next year. Currently there is commercial development proposed south of Schilling Road. In order to serve this area, a pump station will need to be constructed, The tentative plan is to construct a major pump station at the southwest comer that will serve the majority of the study area, A trunk sewer line of adequate size (12-18-inch) and depth will be constructed along South Ninth Street south to Water Well Road. The force main will be constructed along South Ninth Street to approximately Sam's Place and Market Place and will dump into the East Dry Creek Interceptor Sewer, Also, the pump station serving Walmart may be eliminated. This work is in the process and is scheduled sometime next year. The intention is to place Philips Lighting on this system. Lateral sewers will then extend from the trunk sewer to serve the development areas as needed. The sewer costs will be paid for by the property served, Improving the overall sewer system by eliminating other problems will be shared by the city-at-Iarge. The depth of the sewer at Water Well will allow for further service south but expect only In mile or so. Further development south will require another pump station to serve the area and will be planned as needed, Storm Drainage. The current storm drainage in the study area consists of surface only. There is no underground storm drainage, The area is served by series of ditches and collector ditches along South Ninth Street that then travel to a drainage ditch which passes under 1-135 then to Dry Creek. Drainage in the area can be poor at times due to the flat topography. The drainage plan for the study area will remain surface flow and future developments will be required to detain and release. In many cases this will require a detention pond and release facility. The general requirement will be no more flow from a property than currently exists, Traffic Conditions. Background primary counts were conducted by the consultant and city staff; and secondary data on current traffic counts on area roads were obtained from the city and county staffs, Counts at Ninth Street and Schilling Road and at the Schilling Road interchange ramps were reviewed, as well. Current traffic is light on the corridor, yielding a level of service( LOS) of favorable, or no delays. Current traffic levels are "free-flowing." Existing industrial users of the corridor report satisfaction with the current two-lane roadway with open drainage ditches. No safety concerns or turning movement problems are reported in the current conditions. The levels of service range from an "A," the best traffic operation, to "B," which is a stable condition. The LOS has been calculated in accordance with the 1994 Highway Capacity Manual (HCM) for arterial analysis. Abbreviated definitions for each LOS are defined in Table T-l.y R:\97144 \ WPC\REPORTS\REPLFIN.AL 6 I o I 'I .0 D D D '0 I I ,m I I I I I 'I I I :1 I I I I I I I I I I I II I I I I I , (, t~:::~:t) SOUTH NINTH STREET CORRIDOR STUDY , , " :' City of Salina/Saline County Level of Service (LOS) Description LOS Description A Free-flowing traffic . 0_ B Low-density stable traffic C Medium density stable traffic flow D High-density stable traffic flow' E Unstable flow at or near capacity levels F Breakdown of traffic flow The study assumes the elimination of the existing slip ramps off of 1-135 in the next year of soon thereafter, The Kansas Department of Transportation (KDOT) and the City of Salina have discussed a future interchange at Water Well Road, but this interchange is not included in the current KDOT five-year plan. Market/Land Development. Based on discussions w~th staft Chamber of Commerce officials and the Steering Committee, the consultant team examined three market scenarios for the study area: commerciat mixed-use and industrial. Each scenario was examined in terms of current market demand, available competing sites and potential future development trends. (See Appendix D for the market assessment study in its entirety.) Commercial: One of the key issues to be addressed in the plan is whether land should be made available in the South Ninth Corridor for additional large-scale commercial development (20,000 square feet/2-10 acres). Except for Riffel Addition and parcels zoned agricultural, all of the land in the corridor south of Schilling Road is currently zoned industriat a classification in the county that allows a wide variety of uses, including large-scale retail commercial development. The Salina/Saline County region has two major commercial areas available for large-tract retail commercial development that were examined as part of this project--the South Ninth Street Corridor and the Northern Commercial Area located around the Ninth Street/I-70 interchange. There is, of course, significant existing commercial development in downtown Salina and at the Crawford Street/I-135 Interchange. However, for a variety of reasons, including lack of large parcels (both downtown and Crawford), floodplain issues (Crawford) or lack of direct interstate access (downtown), these locations are not directly competitive with the study area. Additionally, while the area would appear to have a significant number of other potential commercial development sites available along Interstates 135 and 70, the majority of these are within the floodplain or floodway and have significant drainage problems or lack easy access to water and sewer. South Ninth Corridor (north of Schilling Road). The South Ninth Corridor is already home R:\97144\ WPC\REPORTS\REPT_FIN.AL 7 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County to the city's most significant concentration of large-scale commercial/highway oriented development. While the area is already heavily developed, a number of vacant parcels' of a variety of sizes are still available for development totaling about 200 acres. Additionally, there are a number of other smaller, but still substantial commercial sites available at the Mid-State Plaza and the mall. These parcels generally have excellent access to and visibility from Interstate.13S,-which willimprove-evenfurtherwith the opening of the Magnolia Street interchange. City water and sewer service is already available for sites north of Schilling Road. Water and sewer could easily be extended to sites south of Schilling Road from a physical/ engineering perspective, although costs for this extension could be substantial depending on the location of the parcel. Zoning for most of these parcels is C-3 and C-5 in the city, which allows a wide range of commercial retail and service uses. North Salina Commercial Area (1-70 /North Ninth). The North Salina Commercial Area has been the scene of a significant amount of highway-oriented commercial development over the past two years including the new Holiday Inn Express and Days Inn hotels. While the North Salina commercial area at 1-70 and North Ninth already has significant development, there are a number of large parcels in excess of 60 acres each available at an asking price of about $l/square foot. However, all of these parcels will require filling so that structures will not be subject to flooding. A significant amount of existing highway commercial development exists, including hotels and restaurants. There is some small-scale office/service commercial development, but no retail. This area has excellent access to and visibility from Interstate 70 and city water and sewer already available. Zoning for these parcels is C-5 and C-7 in the city, which as allows a wide range of commercial and service uses. Absorption Rates/Future Commercial Land Demand. According to the Chamber of Commerce, the estimated current absorption rate for commercial (retail, office, service) land in Salina/Saline County is approximately 15-20 acres/year, with an average of 17.1 acres since 1990. This is considerably higher than the demand assessment contained in the 1992 comprehensive plan (76 acres for office, retail commerciat and service commercial by 2010), which based its projections on the slower economic growth years of the 1980s. With over 200 acres already available in the South Ninth Street corridor, the city and county have adequate land available for large-scale commercial uses for ten years atleast. While Salina has experienced considerable retail comme.rcial growth since 1990, there are still a number of retail sectors that are not represented by large establishments in the area including consumer electronics (e.g., Circuit City; Best Buy), toys (Toys R Us), and pet supplies (Petsmart). Given the growing importance of Salina as a regional commercial center, it would not be surprising if these and other sectors build new facilities in the city over the next 5-10 years. Typically, these types of large-retail establishments require sites of 2-10 acres. Additionally, as Salina approaches a population of 50,000, it will begin to attract attention from competing national firms in sectors already found in Salina (e.g., hardware/building supplies, auto supply). With regard to highway oriented commercial (e.g., hotels), the very high occupancy rates of existing hotels and the limited amount of hotel meeting space indicates that demand for development sites R: \97144 \ WPC\REPORTS\REPT_FIN.AL 8 o I, I I I o I I B '1 I ,I 'I I I I I I I I I I I I I I I I I I I I I I I I I I SOUTH NINTH STREET CORRIDOR STUDY :i~.~;'!' <I '" City of Salina/Saline County should continue for these types of business. This is particularly true for the South Ninth Corridor where there is a paucity of hotel rooms. In this regard, the opening of the Magnolia interchange should create significant opportunity for highway commercial uses including hotels and restaurants. Car Dealership Market/Land Demand. As noted above, the proposed move by Long- McArthur Ford to the South Ninth Corridor was a primary consideration in undertaking this corridor study. As part of it analysis of the impact of such a move, Clarion Associafes undertook a series of interviews with the principals of leading car dealerships in Salina and an overview of national market trends in auto sales to determine the potential of other firms moving to the South Ninth Corridor. Salina is home to five major car dealerships. These dealerships are small-to-medium size, averaging sales ranging from 30 to 130 vehicles sold per month per dealer. The downtown and the East Crawford areas currently account for an estimated 75-80% of the Salina market . for cars. The proposed move by McArthur Ford would shift 40% of the market to South Ninth (for a total of 60%). Other key facts about the Salina dealers include: . Average current site size of from 2-5 acres (showroom, service, used car lot) . 25-65 full-time employees . . 5-10 customers/day . Busiest days: Sa~rd,ay and Mo~day . Busiest hours: Typically early and late in day when customers drop off and pick up cars for service, although traffic generation light even then. Currently, McArthur Ford and Marshall Motors are contemplating moving to the South Ninth Corridor. McArthur Ford would like to move from its current constrained downtown location in the next 1-2 years (A proposed move of the dealership to the East Crawford/Ohio Streets area fell through 12-15 years ago due to resident opposition.) Marshall Motors, which recently purchased land in the corridor from McArthur Ford, foresees a move in 4-8 years. While it does not currently contemplate moving its Cadillac/Olds/Toyota operation to the South Ninth Corridor, Conklin Cars would have enough room at its current lO-acre Chevy /Honda site on South Ninth to accommodate such a transfer (only 5 acres are currently utilized). The Salina market is a regional one, attracting buyers as far west as the Kansas border, north to the Nebraska state line, south to McPherson, and east to Junction City. Service is an important operation at each of the dealerships, and is a major selling point for most of the dealers who count on return business. Dealerships currently found in the South Ninth Corridor express a high degree of satisfaction with their location from a market perspective. They state that the regional access is excellent given the proximity to 1-135 and that the concentration of commercial uses in the area is a big R: \97144 \ WPC\REPORTS\REPT_FIN.AL 9 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County plus because of the number of potential buyers it brings to the area. Dealers located in the East Crawford/South Ohio area were generally satisfied with that location, except that access for regional customers is problematic. Additionally, there is some feeling that they are somewhat constrained in terms of site size and potential to expand. Despite these drawbacks, only -one dealer in this area is currently contemplating relocation (Marshall Motors). The national automobile market is a state of major change. The advent of auto megamalls and superstores (offering comparison shopping for the same type of car in a number of different stores in the same location), the increasing use of the Internet by prospective car purchasers, international competition, and other forces are leading car manufacturers to completely reassess their dealership network. All of the Big Three automakers are pushing to consolidate and shrink the number of dealerships while pressing the survivors to relocate to larger sites (5-10 acres) in more highly visible, accessible locations. The most publicized of these efforts has been the GM 2000 program. GM is trying to cut about 2,000 franchises by the year 2000, which would leave about 7,500 dealerships. It succeeded in cutting 450 in 1995-96 and expects to cut another 500 in 1997. Like Ford and Chrysler, GM is putting pressure on dealers to move to larger locations with better regional access (often near interstate or other major highways). According to one GM dealer in Salina, the company likes the South Ninth Street Corridor for future expansion/relocation. Industrial: One of the critical issues to be addressed in the plan is whether allowing commercial uses in the South Ninth Corridor industrial area (south of Schilling Road) will have an adverse impact on the city/county's supply of land to accommodate future industrial development. This is a particular concern given the fact that the area does not have much readily available industrial property with existing services except in its southern reaches in the airport industrial park and along South Ninth in Saline County abutting the city. Currently, the property in question lies just outside the city's southern border in Saline County. Except for vacant tracts zoned agricultural, all of the parcels are zoned industrial, a classification in the county that allows a wide variety of uses, including large- scale commercial/retail development. The Salina/Saline County region has three major industrial areas--the Airport Industrial Park (AlP) located west of Interstate135 in the southwest corner of the city; the South Ninth industrial area located south of Schilling Road and east of South Ninth in Saline County; and the northern industrial area located in the northeast quadrant of the city in the general area bounded by Santa Fe A venue, North Street, Marymount Road, and Pacific Avenue. While the area would appear to have a significant number of other potential industrial sites available along Interstates 135 and 70, the majority of these are within the floodplain or floodway and have significant drainage problems or lack easy access to water and sewer. Airport Industrial Park. The Airport Industrial Park is located on the site of the former Schilling Air Force Base in southwest Salina. It has a wide array of industrial sites available in a variety of parcel sizes. According to the Executive Director of the Salina Airport R:\97144 \ WPC\REPORTS\REPT_FIN.AL 10 I U I I .1 I I I I I I I I I I I I I I I I I I .1 Ii I I, I I I I I I' I I I I I ~:<:~':: ~'.:"<.'f'i";n':"~'..-i"cC . .. ,:~"7 'l '!:.(~" ;..: :~iii- SOUTH NINTH STREET CORRIDOR STUDY " , i." City of Salina/Saline County Authority approximately 460 acres of industrial sites are vacant with services available. Another 80 acres are platted but with water currently available and sewer close by. There is also potential to expand the industrial park south of Water Well Road on existing agricultural/undeveloped parcels. These figures do not include land recently made available for development with the opening of the Magnolia Street interchange which most likely will be udevelopedwithoffice,light industrial,.anduhighway,'commercial uses desiring high visibility from the Interstate 135. Zoning for these parcels is 1-1, 1-2, and 1-3 in the city, which allows a wide range of industrial uses. South Industrial Area. A second major industrial development area is located in the southeast quadrant of Schilling Road and South Ninth Avenue, approximately 1 mile east of the Airport Industrial Area. Existing industrial development in the area includes a combination of large industrial production plants and smaller distribution facilities. There are significant tracts of undeveloped property held by several private landowners, with parcels ranging from 160 to 278 acres. Additionally, the Salina Economic Development Corporation owns an 80-acre tract. Some of the key features of the South Industrial Area include about 500 acres of vacant land with water and sewer service and other utilities already in place or readily available from the City of Salina. All of the land not zoned for agriculture is zoned either IH (Heavy Industrial) or IL ,(Light Industrial) in the county which allows a wide variety of industrial and commercial uses. . Northern Industrial Area. The N9rthern Industrial Area is the home to numerous existing industrial concerns such as Great Plains Manufacturing and Premier Pneumatics. Much of this area is already developed, with a few small parcels scattered throughout the area that may be available for infill development. Several larger parcels are available around the periphery of the area along Marymount Road and Pacific Avenue. While the 1992 city comprehensive plan states that there are almost 500 acres of industrial land available in this area for infill development, according to chamber officials many are being' held for expansion by firms such as Great Plains Manufacturing which already has a substantial presence here and are not available for development by new firms. Zoning for these parcels is 1-2 and 1-3 in the city, which allows a wide range of industrial uses. Absorption RatesjFuture Industrial Land Demand. According to the Salina Chamber Executive Director, the estimated current absorption rate for industrial land in Salina/Saline County is approximately 10-20 acres/year, with an average of 16.7 acres since 1990. While below the rate of absorption experienced during the 1980s when Salina "landed" several large industrial firms, it has remained steady throughout the 1990s, with small and medium-sized firms leading the way. . The 1992 Salina Comprehensive Plan estimated a demand for only 69 acres of industrial land during the plan horizon of 20 years, based on projections for population growth, industrial jobs, and workers per net acre. Of the 69 acres, the plan estimated that distribution and warehouse uses would account for 27 acres. All of these estimates, which were based on slower economic growth of the 1980s, turned out to be conservative; Salina has continued to attract new firms while witnessing expansion of existing companies. R:\97144\ WPC\REPORTS\REPT _FIN.AL 11 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County Given Salina's emergence as a regional economic/ service center, it is likely that the city and county will continue to see modest, but steady industrial growth--probably maintaining the levels of absorption of recent years. When this absorption rate is compared to the amount of vacant land the city currently has available for industrial development, Salina has an industrial land supply of at least 20 to 50 years even if the South Ninth Corridor parcels are converted to commercial use. Mixed-Use: Another major issue to be addressed in the plan is whether making land available in the South Ninth Corridor for additional large-scale commercial development (20,000 square feet plus/2- 10 acres) will have an adverse impact on the amount of land available for mixed-use office/light industrial business park developments. These business parks typically require high visibility from major transportation routes and are set on large parcels with a high level of landscaping and site design. They generally avoid locations with significant retail development and attendant traffic congestion. An example of such a facility would be a campus-like corporate headquarters facility with the possibility of some adjacent production or warehousing functions, hotels, and some business service commercial (e.g., copy shops, travel agencies). The Salina/Saline County region has three major areas that are suitable for large scale, mixed-use development: The Magnolia Road/I-135 interchange west of 1-135; the Water Well Road/I-135 corridor; and the North Salina commercial! office area located around the 1-70 and North Ninth Street interchange. While Salina would appear to have a significant number of other potential mixed-use sites available along Interstates 135 and 70 (e.g., at Crawford and 1-135), the majority of these are within the floodplain or floodway and have significant drainage problems or lack easy access to water and sewer. They could be utilized for mixed-use development only with the expenditure of very substantial sums of money. Additionally, while there is significant acreage in the Airport Industrial Park and the South Industrial Park for industrial development that could conceivably be utilized for mixed-use projects, these sites tend to have less visibility and are more suited to light industrial and warehouse facilities rather than up-scale mixed-use developments.. Magnolia Interchange. The South Ninth Street Corridor has a number of sites at interchanges with 1-135 that could be utilized for mixed-use development. The most promising is the new Magnolia Road interchange on the west side of 1-135. The parcels on the west end of Magnolia Road total approximately 225 acres. The city contemplates a mix of highway oriented, non.,.retail commercial (e.g., hotels) and office development in this area east of Dry Creek. Light industrial development is contemplated west of Dry Creek. Zoning for these parcels will likely be C-7 and 1-1 in the city, which allows a wide range of highway commercial and light industrial uses. Access to Interstate 135 is close by at the Magnolia interchange. Water Well Road. A second major potential mixed-use development area is located around the Water Well Road/South Ninth intersection and east of 1-135 north and south of Water Well Road. All of this land is currently in the county. There are commercial developments (highway commercial and car dealerships) proposed for the parcels between Water Well Road and Schilling Road on the west side of South Ninth. The east side of South Ninth in this R:\97144 \ WPC\REPORTS\REPT_FIN.AL 12 I I I I -I 'I I I I I I I I I I I I I I '(" "$,~;"-:'-~"--; '\;:''''~'~;-<<Ii> i ':: " I I I I I I I I I I I I I I I I I I I i;-",~ v~ ~-: " ,!': ,~\ ", SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County area is characterized by industrial production and warehouse facilities (with small offices). There is currently no large-scale mixed-use commercial development in the area. About 250 acres of vacant land is available with limited water service from the City of Salina; sewer service is not readily available. Road access to these sites is good, with the nearby 1-135 interchange at Schilling Road within 1-1.5 miles of most tracts. The Kansas Department of Transportation (KDOT) and-the City of Salina have discussed a future interchange at Water Well Road, but this interchange is not included in the current KDOr five-year plan: North Salina Commercial Area (1-70 /North Ninth). The North Salina Commercial Area has been the scene of a significant amount of highway oriented commercial development over the past two years including the new Holiday Inn Express and Days Inn hotels. Some smaller (10,000 square foot) service commercial/ office buildings have also been constructed, but no retail. Excellent access to and visibility from Interstate 70. City water and sewer already available. Zoning for these parcels is C-5 and C-7 in the city, which allows a wide range of commercial and service uses. While the area already has significant development, there are a number of large parcels of 60+ acres available at an asking price of about $l/square foot. However, all of these parcels will require filling so that structures will not be subject to flooding. Absorption Rates/Future Mixed-Use Land Demand. According to the Chamber of Commerce, the estimated current absorption rate for commercial (retail, officei'service) land in Salina/Saline County is approximately 15-20 acres/year, with an average of 17.1 acres since 1990. This is considerably higher than the demand assessment contained in. the.1992 comprehensive plan (76 acres for office, retail commerciat and service commerci~l by 2010), ~hich based its projections on the slower economic growth years of the 1980s. While Salina has experienced considerable retail commercial growth since 1990, the amount of office and mixed-use office/industrial built and absorbed has been limited, with most users being smaller firms requiring 10,000 square feet or less. However, real estate professionals report that when new office buildings are constructed, they tend to lease quickly because there is limited quality office space available in the area. There are currently no upscale business parks in Salina or land set aside primarily for such parks. R: \97144\ WPC\REPORTS\REPT _FIN.AL 13 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County I I I I I I 4. DEVELOPMENT SCENARIOS The corridor was examined in terms of distinct development scenarios in order to manage the multiple issues affecting growth policy. · commerdat . industriat and . mixed-use. Commercial Development Scenario. The commercial scenario includes a range of activities, including, but not limited to, retail shopping, restaurants, lodging, vehicle sales and service, gas stations and offices. The commercial scenario assumes that most vacant properties, between Schilling Road and 1h mile south of W ater Well Road will develop primarily as commercial properties and that those further south will remain vacant. Based on the land uses selected, the commercial scenario results in 2,781~65 structural square feet of commercial development--the equivalent of two large shopping centers. I As discussed above, the estimated current absorption rate for commercial (retail, office, service) land in the Salina area is about 15-20 acres/year. When compared to the existing supply of readily developable commercialland--over 200 acres just in the South Ninth Corridor alone--we conclude that the city and county have sufficient land already available to accommodate significant large-scale commercial development over the next five-ten years. Therefore, conversion of the parcels on South Ninth south of Avenue A to commercial/retail use is not a pressing need from a market perspective. However, based on our overview of national trends in auto marketing, a good case can be made that land in the area should be made available for local car dealers that desire to move to larger, more visible sites south of Avenue A. These dealerships would have a difficult time finding appropriate sites north of Schilling Road along South Ninth due to the relatively high prices these parcels are demanding for retail commercial uses. ' I I I I Industrial Development Scenario. The industrial scenario primarily consists of manufacturing activities that can be classified as light, moderate and heavy. This scenario assumes that the properties anticipated to develop will be industrial uses. Based on the land uses selected, the industrial scenario results in a total of 2,822,161 structural square feet. The current industrial land in the Salina area totals approximately 975 acres. I I One of the key issues to be addressed in selecting a preferred alternative is whether allowing commercial uses in the South Ninth Corridor industrial area (south of Schilling Road) will have an adverse impact on the city/county's supply of land to accommodate future industrial development. This is a particular concern given the fact that the area does not have much readily available industrial property with existing services except in its southern reaches in the airport industrial park and along South Ninth in Saline County abutting the city. Currently, the property in question lies just outside the city's southern border in Saline County. Except for vacant tracts zoned agriculturat all of the parcels are zoned industrial, a classification in the county that allows a wide variety of uses, including large-scale commercial/retail development. I I I I R: \97144 \ WPC\REPORTS\REPT _FIN.AL 14 I I I I I I I I SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County As discussed above, the estimated current absorption rate for industrial land in Salina/Saline County is approximately 10-20 acres/year, with an average of 16.7 acres since 1990. While below the rate of absorption experienced during the 1980s when Salina "landed" several large industrial firms, it has remained steady throughout the 1990s, with small and medium-sized firms leading the way. I When this absorption rate is-compared -to the amount-of vacant-land the city currently has available for industrial development--over 1,000 acres-- Salina has an industrial land supply of at least 20 to 50 years even if the South Ninth Corridor parcels are converted to commercial use. Thus in selecting the preferred development scenario, concern over unavailability of industrial sites should not be a major consideration. However, in selecting a preferred development scenario, as addressed above the city and county must still address concerns regarding the cost of infrastructure extensions, potential traffic conflicts between existing industrial and proposed commercial uses, and the influence such a change in use patterns will have on future development trends in the area. I I I I Mixed-use Development Scenario. The mixed-use scenario includes a concentration of service- commercial uses, such as auto sales establishments along with a combination of compatible retail- commercial and light-industrial uses. A common definition of mixed-use is as follows: I I I I Mixed-Use Development: The coherent physical and functional integration of three or more significant revenue-producing uses, such as retail commercial, office and industrial, into a single development. A mixed-use development is planned and developed as a whole, while the mixed-use scenario simply assumes a variety of land uses within the study area. Again, the properties one half mile south ~'W~ter Well Road will remain vacant. Based on the land uses selected, the mixed-use scenario could produce 2,057,374 structural square feet of development. As noted earlier, another issue to be addressed is whether making land available in the South Ninth. Corridor for additional large-scale commercial development (20,000 square feet plus/2-10 acres) will have an adverse impact on the amount of land available for mixed-use office/light industrial business park developments. I After examining the current supply of mixed-use land in the area, we conclude that the city and county have only a very limited number of areas with sufficient land to accommodate larger mixed- use business parks and office developments over the next five-ten years. While demand for office/business type space has been limited over the past ten years, there has not been much product available. Therefore, Salina/Saline County should be very cautious in allowing development of the Magnolia and Water Well areas for retail commercial uses which would reduce land available for mixed-use business parks. Such retail commercial would not be compatible with the quality image needed to foster quality office/business park development and would also generate significant traffic that is generally incompatible with business park development. I I I Fiscal Analysis. Fiscal analysis was undertaken to assess the economic effects of the three development scenarios. The study makes assumptions in order to project sales taxes and property taxes generated by the three scenarios. Current Property Taxes and Mill Levies. Current assessed valuation is used to determine existing taxes R:\97144 \ WPC\REPORTS\REPT_FIN.AL 15 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County to the unincorporated county, the city taxes collected if the properties are annexed, as is, and the loss of fire service contracts and surcharges to the water and sewer district if these properties are annexed. More detail is provided in Appendix A. As the table below indicates, if the unincorporated properties along the South Ninth Street Corridor are annexed into the city, the city would realize a projected increase in property tax revenues in an amount of $261,758 annually. JURISDICTION TOTAL TAXES Unincorporated County $638,343 Annexed into City $900,001 Difference (paid in property taxes if annexed $261,758 into the City) Some of the properties that are targeted for annexation are currently paying fire service contracts and surcharges for water and sewer service. If they are annexed into the city, they no longer pay these fire service contracts and surcharges, therefore reducing income to the city general fund and water and sewer district. The water and sewer district is anticipated to lose an estimated $89,907, while the general fund is estimated to lose $93,079, a total of $182,986. DISTRICT SURCHARGES LOST Water District $89,907 General Fund $93,079 TOTAL SURCHARGES LOST $182,986 While the losses to the water and sewer district and fire contracts are significant, the property taxes collected on annexed properties present considerable revenue for the city. Sales and Property Taxes for Anticipated Development. The study provides a separate fiscal analysis of each land use scenario. Basic land uses and their average sales tax (provided by the City of Salina Finance Department) provided the basis for determining anticipated sales tax generated. LAND USE AVERAGE SALES TAX Utilities $67) 15 Major General Retail $27,711 R: \ 97144 \ WPC\REPORTS\REPT _FIN .AL 16 I I o I I I I U I I \1 I I I I I I I I .~{;,!,. ~( I I I I .1 I I I I I I I I I I I I I I SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County LAND USE AVERAGE SALES TAX Auto Sales $12,131 .Lumber & Hardware . $5,771 Communications $6,263 Electronics & $6,080 Appliance Lodging ~ $5,016 Equipment Sales $4,927 Fuel/Convenience $3,767 Food Service $1,853 Other $6,287 Contractor " $2,888 Some new development may be the result of businesses and industries moving from within the city limits, therefore major general retail, grocery, lumber /hardware, and food service are calculated at 50% of average sales taxes. In order to estimate net property taxes, an assessed valuation was established. This is based on an assessed valuation for commercial property of $6,257 per acre and $16A66 per acre for industrial property. These averages are figured from assessed valuation for each use for Saline County in 1996, divided by the number 0 businesses in each category. Information for assessed valuation was provided by the City of Salina Finance Department. With the assessed valuation, taxes for the city, Salina Public Library, and the Airport Authority were calculated. The city and county have the authority to offer tax abatement for new basic industry; there are not tax abatement options for commercial development. The spreadsheets offer a means of using tax abatement options to further assess net property taxes. However, at this time no tax abatement options have been selected, therefore, the anticipated net property taxes do not include any tax abatements that may be offered to industries. These can be selected at a later date to determine the impact of development incentives such as this. It is important to note that these options only last for approximately five to ten years, therefore, the net property taxes would be realized upon expiration of the incentive. The following table identifies the results of the spreadsheet calculations based on the three land use scenarios. Fiscal opportunities present themselves to the city and the county in increased revenues from sales taxes and added property tax assessed valuation if the currently vacant parcels become R:\97144\ WPC\REPORTS\REPT_FIN.AL 17 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County developed under the various scenarios. Scenario Anticipated Annual Sales Anticipated Net Property Tax Generated Taxes Commercial --'. -,p$189;037 $175,370 Industrial $59,190 $244,288 Mixed Use $131,976 $186,017 The commercial scenario would add the highest sales tax increase and moderate property tax increase, while the industrial scenario yields the lowest sales taxes and highest property taxes. Mixed-use offers a medium between the two other scenarios with moderate sales tax additions and new moderate property taxes. Traffic. Appendix C presents details of probable cost to property owners for improvements to keep traffic at acceptable level of service ( LOS) conditions. The tables in the appendix are provided for the three scenarios. Each scenario would require the same improvements. As a result, the costs do not vary by scenario; however, the level of service on the road would diminish under the commercial scenario as compared to the other two scenarios.'The tables calculate the costs assessed to vacant land, as they would be directly affected by the improvements. The portion of the property owner's share that an individual property owner is responsible for is determined based on a percentage established from the acres for an individual tract, divided by the total acres of developed land. The analysis of the impact of each of the three alternative land uses revealed that the commercial scenario would result in the largest increase in traffic, followed by the mixed-use scenario and the industrial scenario. The analysis of the impact of these land use scenarios was performed to determine the impact on the existing or base 1997roadway network. The analysis revealed that with no improvements to the roadway system, the level of service (LOS) of the system would drop to an "E" and a "C" for the commercial and industrial land use scenarios, respectively. The LOS would decrease to a "C" for the mixed-use scenario. An LOS of "E" represents unstable flows at or near capacity levels. On the two-lane segment of South Ninth Street between Schilling Road and Water Well Road the LOS will b.e "C" under the commercial scenario, and " B" under the mixed-use scenario and industrial scenario. Further south, between Water Well Road and Mentor Road, the current LOS is a free-flowing traffic condition" A" which would diminish to a level"C" under the commercial scenario. The mixed-use scenario would permit this southern two miles of the corridor to remain at a LOS of "A." Although the two-lane section of South Ninth Street between Schilling and Water Well Roads will operate at an acceptable LOS of "C" under all scenarios, it may be advantageous to provide left turn bays or continue a two-way left-turn lane (TWLTL) configuration southward to the intersection at Water Well Road, thereby allowing for future increases in traffic as the adjacent land is developed more intensely. Table T -3 in Appendix C shows the capacity values for the existing and potential lane R:\97144\ WPC\REPORTS\REPT_FIN.AL 18 I I I I -g H I I I I 'I I I I I I I I I I I I I '\,/;i;-;}- SOUTH NINTH STREET CORRIDOR STUDY '.' '\ City of Salina/Saline County configurations for South Ninth Street. Figure T-4 shows the resulting levels of service if a TWLTL configuration was applied to South Ninth Street between Schilling and Water Well Roads. I I Upgrades of intersections and turning lanes as well as acceleration and de-acceleration lanes may be considered, in addition to the TWLTL. The potential Water Well Road interchange could necessitate widening to four-lane or five-lane configurations. Right-of-way dedication is critical, particularly on the west side of South Ninth Street up to one fourth mile north and south of Water Well Road for a potential future interchange. Setbacks must be enforced to allow a future interchange. I Scenario Recommended for Planning Purposes. The recommended scenario for which the city and the county should plan is the Mixed-Use Scenario. The other two scenarios were rejected for the following reasons: . the industrialization of the entire corridor discounts the importance of South Ninth Street as a primary, visible entrance to the community; . there are available, alternative land parcels for industrial and retail-commercial uses; and · the intense commercialization of the corridor would create incompatibilities with long-standing industrial uses on the east side of South Ninth Street. I I I I The mixed-use scenario was chosen for the following reasons: . there are few alternative, available sites other than South Ninth Street for large-scale developments, such as auto dealerships or business park developments, accessible to the interstate;' \ · market demand indicates a local need for mixed-use development along the corridor, visible to 1-135; · traffic increases projected from the mixed-use development scenario are at an acceptable level of service, particularly relative to the commercial scenario; . infrastructure improvements do not vary from one scenario to the other in terms of planning or cost of improvement; · tax revenues do not vary widely among scenarios to distinguish one from the other regarding increased sales taxes and property tax assessed valuation; and · the corridor can be protected from land use incompatibilities through careful. site design standards adopted by the city and the county. I I I I I Carefully planned and designed, mixed-use growth can accommodate the market demands for large scale service-commercial uses along with a combination of compatible retail-commercial and industrial uses on South Ninth Street. If retail-commercial uses were to intrude significantly onto the South Ninth Street corridor, upward pressure will be placed on land prices, property taxes and related economic forces. Industrial development would no longer be indicated on South Ninth Street and, indeed, may be forced away from the corridor in such a scenario. I Concerning land use scenarios beyond one half mile south of Water Well Road, public utilities are not available, nor are they expected to be available in the near-term phase of the corridor plan. Therefore, rural land uses are expected, unless a stand-alone industrial use were to develop. I I R: \97144 \ WPC\REPORTS\REPT_FIN.AL 19 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County I o m I I I I I I I I I I g I I I I I Agricultural business uses should be allowed in the near-term time frame of the plan. Large-scale business/office park uses should be planned for in the long-term. R:\97144 \ WPC\REPORTS\REPT _FIN.AL 20 I I I I I I I I I I I I I I I JI I I I SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County 5. CORRIDOR DEVELOPMENT PLAN A shift from a corridor which is strictly industrial to a corridor with mixed-uses requires an examination of land use/market demand, traffic effects, fis<;:al impacts and infrastructure demand/ constraints. Land use compatibility is a primary concern, as is controlling traffic, promoting quality design, and encouraging landscaping and appropriate screening from the highway and adjacent land uses. The Mixed-Use development scenario is presented as the recommended development plan for the corridor. Land Use. The corridor should be protected from land use incompatibilities through land use restrictions and careful site design standards adopted by the city and the county. Acceptable land uses were considered that are compatible with existing industrial uses. They include: industrial parks, office parks, business parks and mixed-use developments. The study finds that the uses are compatible with and appropriate for the area. To provide a basic understanding of these terms, the Urban Land Institute provides appropriate definitions. Industrial Park: An organized or planned industrial district is a tract of land which is subdivided and developed according to a master site plan for the use of a community of industries, with streets, rail lead tracks and utilities installed before sites are sold to prospective occupants. Office Park: A development on a tract of land that contains a number of separate office buildings and supporting uses and open space that is planned, designed, built and managed on an integrated and coordinated basis. Business Park: Includes a combination of office and industrial uses based on function, activity' and appearance, based on the multi-use character of industrial parks and to de-emphasize physical industrial characteristics. Business parks typically require high visibility from major transportation routes and are set on large parcels with a high level of landscaping and site design. They generally avoid locations with significant retail development and attendant traffic congestion. An example of such a facility would be a campus-like corporate headquarters facility with the possibility of some adjacent production or warehousing functions, hotels, and some business service commercial (e.g., copy shops, travel agencies). Key land use issues to consider in implementing the mixed-use development scenario include ensuring that future uses avoid interfering with existing industrial uses; and that such uses present a high quality image at this key gateway to the city. The following land use patterns are key elements of the mixed-use scenario: . On the west side of South Ninth Street office, research and development, lodging, and service-commercial developments are anticipated, including car dealerships and auto service, as well as large-scale retail uses that generate relatively light traffic, such as furniture stores. On the east side of South Ninth Street, only industrial and distribution uses would be permitted with some accessory office development. R:\97144 \ WPC\REPORTS\REPT_FIN.AL 21 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County I I I I I I . Commercial-retail would be restricted to portions of Office Parks or Business Parks as a relatively small percentage of land uses in the mixed-use districts; and immediately south of the Schilling Road and South Ninth Street intersection. . , Mixed-use developments in the corridor .would be subject to performance standards linked to measurable impacts, for example, traffic impact. . Auto dealerships may be allowed through an overlay district with additional use restrictions to maintain quality image. . No business activities involving outdoor storage of construction equipment, materials and supplies. I I I . Certain retail-commercial uses, such as restaurants, should be allowed as accessory uses within pricipal uses in support of surrounding service-commercial and business park uses, not in service to a regional market. . Parcel sizes :;;hould be a minimum site size (e.g., 5 acres). Such an approach will help ensure that developments relate well to one another, that access is efficient, and that development quality is relatively uniform throughout the corridor. I I I I I Development Design/Regulatory Issues. Concerning compatibility, the mixed-use developments should be subjected to site plan review and new regulatory standards. From an administrative perspective, the county and city need to consider the question whether one set of development rules and procedures should be applied in this area, or whether the current system of dual reviews continues to make sense. Additionally, with the potential development of several car dealerships in the area and other commercial uses, a key question facing the city and county is what changes are needed in their respective development codes to accommodate these dealerships and other acceptable commercial uses while maintaining the potential for mixed-use business park developments in the corridor and protecting existing industrial developments. These issues raise questions related to allowable uses, controls on particular uses, minimum site sizes, access/linkages with adjacent development, and design (landscaping, signage, buildings, etc.). The concern over development quality also raises the issue whether the city/county should consider adopting a site plan review process so that development standards can be applied in a uniform and thorough manner. . g Traffic and Transportation. The mixed-use land use scenario, calling for less industrial development than the industrial alternative would result in fewer trucks and the least amount of vehicular traffic of all three land use scenarios. Based on the analysis of traffic analysis for each of the land use scenarios, the Mixed-use alternative would have the least impact on South Ninth Street traffic. However, under the existing lane configuration, even the amount of traffic produced by the Mixed- use alternative would result in unacceptable levels of service on the 4-lane section of South Ninth Street. I I R: \97144 \ WPC\REPORTS\REPT _FIN.AL 22 I I ~~.~ io;:l~ ~~.~'~II,," 'y" ":", I I I I -I I I I I I I I I I I I I I I ,.(;./:! SOUTH NINTH STREET CORRIDOR STUDY , l( City of Salina/Saline County Therefore, the study recommends that South Ninth Street between Schilling and Water Well Roads should be upgraded to provide for a center-turn lane or more specifically the cross-section of the roadway should be 5-lanes with left-turn improvements. Either turn bays or a two-way left-turn lane (TWLTL) should be planned. Analysis of the traffic operation of South Ninth Street with this configuration revealed that the level of service will increase under all land-use scenarios but that the Mixed-use scenario will provide a LOS.of 'T"or-better. In addition it is recommended that the 5-lane section with center-turn lane continue southward past the existing slip ramps to the intersection of Water Well Road. This is recommended even though the LOS under all scenarios' are "C" or better, however, the provision of this configuration will provide additional capacity that will be necessary as the adjacent land parcels develop more intensely. Appendix C of the study details the traffic model findings and recommendations. Utility Infrastructure. Concerning water and sanitary sewer infrastructure needs, the city has planned for extension of water and sewer utilities in a way that will accommodate anyone of the three development scenarios: industrial development, retail commercial development, and mixed- use development. The water and sewer extension improvements will not differ based on land use type. Water Main Improvements. The water main upgrade for South Ninth Street between Schilling and Water Well Road will consist of 150 lineal feet of eight inch main, 4,000 lineal feet of twelve inch main, six valves, ten hydrants, 250 lineal feet of 24 inch borings and a tapping sleeve with valve. The construction cost estimate is $180,900. Engineering and contingency are determined by calculating 20 percent of the construction costs, approximately $26)00. Therefore, the total cost estimate for water main improvements is $217,000. Financing will be a combination of a benefit district and city-at-Iarge expenses. Two-thirds of the costs for the twelve inch watermain, valves and tapping sleeve will be charged to a benefit district,. as this requires the cost of an 8" line. The remainder of these costs and tie-ins to adjacent streets will be the responsibility of the city. . Sanitary Sewer Improvements. Sanitary sewer improvements require installation of 5,300 lineal feet of 15 inch sewer lines, 15 manholes, 6,300 lineal feet of trench and backfill, and a prorata portion of a pump station. The construction cost estimate is $500,300. Engineering and contingency are based on 20 percent of construction costs, approximately $100)00. Therefore, the total cost estimate for sanitary sewer improvements is $600,400. All costs will be financed by a benefit district, or a capital cost recovery charge. Fiscal Impact. Spreadsheets of each of three development scenarios are presented in Appendix A of the report. The spreadsheets show the current and projected property tax revenues from commerciat industrial and mixed-use development. Sales tax revenues were projected based on average sales generated by land use types, and prorated to the expected intensity of growth along R: \97144 \ WPC\REPORTS\REPT _FIN.AL 23 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County the corridor. The fiscal analysis projects that the Mixed-use development alternative on South Ninth Street would generate approximately $107,714 annually in added sales tax revenues. Concerning annual property tax revenues, an estimated $208,845 would be added to the City of Salina from $6.2 million of new . assessed valuation. The mixed-use-scenario--as witheachscenario--would necessitate about $2.5 " million in road widening and related improvements to South Ninth Street down to Water Well Road. Another $i.6 million of road improvements would not be needed until the long-term planning period south of Water Well Road, because the level of service (LOS) desired on the roadway would be acceptable. R: \97144 \ WPC\REPORTS\REPT _FIN.AL 24 I o I I -I I I I D I I a I I I I I I I I I I I I I I I I I I I I I I I I I I ~ <', ..' ~':. SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County 6. RECOMMENDATIONS South Ninth Street is a long-standing industrial district in Salina. It should continue as one of several industrial districts while accommodating future non-industrial development on the west side that is compatible with existing land uses. To implement the preferred development scenario--creating. an area in the Salina region for non-retail commercial mixed-use development and possibly a high- quality business parks with offices, business support services, research and development, and light industrial facilities in a well-designed, campus-like setting--the city and county need to consider a number of steps. The following recommendations consider numerous issues, including annexation, zoning/land use regulations, development standards, intergovernmental issues including extra- territorial zoning, infrastructure planning and financing, traffic controt and development phasing. Traffic Issues. Given the satisfaction with current traffic conditions on South Ninth Street south of Schilling Road, current land owners have voiced concerns about new development interfering with their current operations. The city and county should adopt policies/regulations to ensure that new developments are compatible from a traffic perspective and that future traffic flows freely and efficiently. The new overlay district should place limits on number of access points to South Ninth Street and require internal linkages (both road/pedestrian) with adjacent developments. Road Configuration: In the near-term development, the west side developments should add acceleration/ deceleration lanes to accommodate traffic. A third (turning) lane would be incrementally added as the outside lanes are built by new developers. North of Water Well Road the result would be an eventual five-lane road with left-turn bays added at access points, or with a center two-way left-turn lane (TWLTL). South of Water Well Road the LOS is acceptable without improvements now, but a long-term improvement to keep studying would include a three-lane road with a two-way left-turn lane. Access: The optimal number and locations of entrances into the development districts along the corridor should be governed by a) safety and design standards, b) the need to access new improvements and c) the presence of existing roads. Access should be established at a point south of Schilling Road; at Avenue A; at Avenue B and at Berg Road. A fifth access might be considered south of Avenue B subject to removal of the slip ramps. Remaining access should be governed by uniform standards for access control on major thoroughfare streets. Right-of-way: The city should require additional right-of-way dedicated south of the slip ramps, where there is currently public right-of-way between 100' and 120'. Right-of-way north of Berg Road is adequate at up to 340'. Setbacks should be enforced at Water Well Road on the west side of South Ninth Street to ensure adequate land area for a future interchange. During platting and site plan review, the city / county should also ensure that consideration is given to the future widening of South Ninth and construction of an interchange at Water Well Road. Structures should be located and developments configured t.o ensure that adequate rights-of-way are maintained for these future access/road improvements. Off-site Improvements: Improvements need to be planned off-site. They include roadway widening, R: \97144 \ WPC\REPORTS\REPT_FIN.AL 25 A SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County I I I I I I I m I I I I I I I I I I I such as construction of turning lanes, and traffic signals and controls. Road Improvements. Road improvements cost estimates are provided based on various types of improvements that may be necessary as new development occurs. The following assumptions apply to all cost estimates: . Average construction cost of $700,000 per lane-mile. . Engineering and inspection cost of $140,000 per lane-mile. . Contingency is at a cost of $175,000 per lane-mile. . Right-of-way acquisition costs based on $5.00 per square foot. Schilling Road South. The improvement recommendations are separated into two phases. The first phase is to expand South Ninth Street, between Schilling Road and Water Well Road, to five lanes. Either left-turn bays or a TWLTL would be added. This would require adding a single lane on the north one-half mile and adding three lanes to the south one-half mile. The final street configuration would be four through lanes and one turn lane. This phase does not include signalizing the intersection of Water Well Road and South Ninth Street. At the intersection of Water Well Road and South Ninth Street, a break-out lane will be added to align with the additional lane being added north of this intersection. Water Well Road South. The second phase is longer-term and is not indicated by the traffic model. The long-term improvement would be to expand South Ninth Street, between Water Well Road and Farrelly Road from two lanes to three lanes. The long-term configuration would be two through lanes and a center turn lane, but the two lane will serve near-term development traffic - Water Well Road and 1-135 Interchange. Concerning a future interchange at Water Well Road and 1-135, assuming a parallel type ramp and assuming speeds of 30 miles per hour, the total project cost estimate is $1,872,000. Again, using a 50/50 financing package, the city- and county-at-Iarge cost would be $936,000. For study purposes, the city plans for future road improvements to be paid 50/50 by public/private parties. The actual share of costs varies from project to project depending on site-specific factors. 50/50 Financing Package Improvement: Estimated City/County Property Adding Lanes Proj ect Cost Owner's Cost Share Schilling Road $2,524,000 $1,262,00 $1,262,000 to Water Well Road 1-135 $1,872,000 $936,000 $936,000 Interchange R:\97144 \ WPC\REPORTS\REPT_FIN.AL 26 ~ I I I I I I I I I I I I I I I I I I I SOUTH NINTH STREET CORRIDOR STUDY ",', ' " ' .. " , City of Salina/Saline County The improvements to South Ninth Street south of Water Well Road do not need to be made in the near-term of ten to 15 years. The traffic model indicates that the mix~d-use scenario does not require a center turn lane for a LOS of /I A" whereas the commercial scenario would require such an improvement. An-interchange -atWater-Well Road ,would require a reassessment and reconsideration of the center turn lane improvement or a four-lane option. Jurisdictional and Regulatory Issues. To increase the consistency of development reviews for the South Ninth Street Corridor study area--and to try and eliminate the current time-consuming and overlapping dual city/county review--the two jurisdictions should continue cooperating, but in additional areas of mutual interest. There are three critical areas of concern: annexation, extraterritorial land use regulation, and development code review. Annexation. The city can be most effective in promoting uniformity in fire protection and equity in taxation and utility charges. Annexing the urban growth areas of the South Ninth Street corridor provide opportunity to improve infrastructure and public services for the future growth of the overall area. Extraterritorial land use regulation. The two jurisdictions should agree that, pursuant to KSA 12-715.b, the county should relinquish its zoning authority over land in the corridor between South Ninth Street and 1/2 mile south of Water Well Road-both on the east and west sides of South Ninth Street. This would be done only after the city anq, county reach agreement over the content and scope of a new zoning overlay district with new use and development review standards tailored to apply in the corridor as outlined below. Development Code Revisions. The city and county should adopt a new site plan review process for all proposed developments in the corridor. All developments, including uses by right, would be required to submit site plans to the appropriate review body which would enable the city / county to determine whether overlay development standards were being complied with. Site plan review processes have been adopted by many communities across the United States to ensure more thorough review of development proposals and adherence to development standards. Because of the unique nature of the study area, the desire to encourage a targeted list of uses, and the need to ensure high-quality mixed-use development (especially on the west side of South Ninth Street), the city and' county need to make a number of changes in their development codes (or in the city's code if the county agrees to allow the city to assume zoning authority in the area). These changes relate to allowable uses, site size restrictions, access, and design. While piecemeal changes might be made to their existing zoning/subdivision regulations, we recommend that the city and county jointly develop and adopt an overlay district tailored to the corridor. This overlay would apply to all properties west of South Ninth Street and within a specified distance east of South Ninth Street (e.g., 300 feet) and would supplement existing development codes and supplant them if there was any conflict. Key features of the new overlay district would include: R:\97144 \ WPC\REPORTS\REPT_FIN.AL 27 SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County Use Issues. To ensure that future uses in the area are compatible with the mixed-use concept and avoid interfering with existing industrial uses, the city and county should consider including the following features in a new overlay district: . Specify allowable uses on the west side of South Ninth Street such as office, research .. and-development, lodging, and-service commercial,inch.lding 'car dealerships west. of South Ninth Street. On the east side of South Ninth Street, only industrial/ distribution uses would be permitted with so'me accessory office development . Restrict/ exclude specific uses, such as retail-commercial both east and west of South Ninth Street, except immediately at Schilling Road. This could be done by drafting a new listof allowable uses in the corridor for the overlay district, or indirectly by either limiting the size, prohibiting free-standing commercial uses, or by capping the amount of traffic uses can generate so that they primarily serve office/industrial uses in the area. . H car dealerships are allowed in the overlay area, additional use restrictions should be adopted to maintain quality image, including: -Limits on used cars sales, body shops, and towing/wrecking services unless part of new car dealer~hip --Limits on storage of autos --Prohibition of otl tdoor repairs / services . Certain commercial support uses such as restaurants might be made special permit uses subject to conditions such as location near an interchange, limits on amount of square footage.if not near interchange, etc. Parcel Size Issues. To ensure that parcels in the corridor are not split up into small lots and developed piecemeat the city / county should consider requiring that developments be of a minimum site size (e.g., 5 acres). Such an approach will help ensure that developments relate well to one another, that access is efficient, and that development quality is relatively uniform throughout the corridor. Design Issues. Quality of new development in the corridor is a critical concern if the city and county are to foster attractive'mixed-use development in the corridor. Important factors to be considered include: . Building orientation/setbacks--An increasing number of jurisdictions require primary entrances of buildings to front on the major thoroughfare in an area to avoid helter-skelter site development patterns. All developments in the corridor should be required to face South Ninth Street. Also, special minimum/maximum setback standards should be considered to avoid inconsistent building placement along the corridor. R:\97144 \ WPC\REPORTS\REPT _FIN.AL 28 I I I I _I I I. I I g I I I I I I I I I I I I I .1 I I I I I I ,,' -:~ SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County . Parking location-Some jurisdictions limit the amount of parking in front of primary facade to avoid the appearance of seas of parking along a main thoroughfare. . Building facade treatment--Standards should be adopted requiring that the facades of all buildings receive some treatment to avoid long expanses of blank walls. mRear /side walls-shouldalsohavesomedetailing; . Building materials--To ensure high-quality building materials compatible with a mixed-use development area, the city/county should consider forbidding certain materials such as tilt-up concrete panels and metal buildings. . Landscape requirements-Perimeter and parking lot landscaping requirements need to be improved. For example, trees should be required to be planted along the South Ninth Street frontage and parking lots should have interior planting islands. . Signage controls--All signs in the corridor should be ground-mounted monument signage limited in size to more than 64 square feet. Off-premise signs (billboards) should not be allowed in the district. Each site with multiple uses should develop a master site plan for review during the site planning process. . Servicefacilities/loadfug areas-- The city / county should adopt special standards for placement and screening of trash receptacles, loading areas, and other service facilities. Fiscal Issues. A financing mechanism like a "Capital Cost Recovery Charge" must be discussed on a case-by-case basis for each public improvement, whether for water, or sewer or other infrastructure improvements. Road financing should be done through shared means, such as benefit districts. Existing industrial land owners do not expect to pay more for development nor do they expect development standards to increase. Road widening, for example, should be paid for by the new developments as they occur. The share of costs between the city / county and the private owners of land must also be carefully considered from a public policy standpoint. I I I I I I An important reason why the area should be considered for annexation is that there are financing tools available to the city for development that are not available to the county, or are not in use by Kansas counties. Excise taxes, for example, have been established by several Kansas cities, whereas no county has established such a tax. Impact fees have been imposed by cities in Kansas for specific improvements, whereas no county has imposed such fees. Counties deal with low-density development on a scale that is not conducive to impact fee assessment, compared to urban-scale intensity of development inside cities. Special assessment benefit district financing is set up for cities to administer, rather than counties. In a county, an improvement district (with a board) has to be created as a separate taxing entity. The process is more cumbersome, because a separate governmental entity collects taxes for a specific improvement. For these reasons, the city and county need to continue cooperating and discussing annexation of a district, not of single parcels. Spot annexation would result in inefficiertt service I R:\97144 \ WPC\REPORTS\REPT_FIN.AL 29 I SOUTH NINTH STREET CORRIDOR STUDY City of Salina/Saline County delivery and fragmented jurisdictional boundaries. Under a mixed-use development scenario turning lanes must be added and intersections signalized. The city is in the best position to establish who pay!> what share of improvements and how they are financed. Through annexation, the city can negotiate and require payment for all urban infrastructure in return for municipal-servkes.It-is the policy of the City of Salina to encourag~ development within the city limits through the use of special assessment financing for public improvements under KSA 12-6a01 et. Seq. The City of Salina, in return for providing such financing for public improvements, requires that: . all petitioners and/ or developers provide shared financing or adequate assurance for full annual payment of special assessments before their petitioned improvements are approved; and . a portion of the cost of public improvements should be paid by the city-at-Iarge if the benefits of the project extend beyond the area of immediate impact. The City of Salina will facilitate new development by providing for the installation of public improvements (streets, sidewalks, storm drains, water lines, sanitary sewers, etc.) upon submission ofa valid petition and required financial commitment. By requiring annexation prior to development, the city can better plan for future benefit districts for road improvements and other improvements, such as storm water management. The city can create special benefit district assessments to widen roads on a pay-as-you-go basis for turning lanes, acceleration an~ de-acceleration lanes. The city is in the best position to form consensus over the appropriate split of public/private share of road costs, utility costs, and related infrastructure. Over the long-term, consideration should be given to annexation of the entire south industrial area. This possibility should be the subject of a separate study, analyzing the advantages and disadvantages to the city and the affected businesses and industries. In addition to the fiscal issues, the study should address issues of uniformity in fire protection, equity in taxation and utility charges, and the opportunity to improve infrastructure and public services for the proper growth of the overall area. R:\97144 \ WPC\REPORTS\REPT _FIN.AL 30 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I APPENDIX A REVENUE AND ASSESSED VALUE SPREADSHEETS I I I I I I I I I I I I D I o I I I I I I I I I I I I I I I I I I I I I I I FISCAL IMPACT WORKING SPREADSHEETS The fiscal impact working spreadsheets are designed for selection of various land use scenarios to determine the fiscal impact of development. The Data References table is provided for reference in selecting various land uses, zoning conditions, tax abatement options and benefit district options to be input in the Data Selection table. The Data Selection table is used to input the selections from the reference tables while the Summary Table is a summary of the conditions with the selected data. Three land use scenarios are provided: . Scenario A- Commercial assumes most vacant properties will be developed as commercial; . Scenario B - Industrial assumes most vacant properties will develop as industrial; . Scenario C - Mixed Use assumes that development will include both commercial and industrial uses. Data References Table Land Use and Zoning: According to the City of Salina Planning Department, the existing vacant parcels are to be zoned C-3 (Shopping Center District), C-5 (Service Commercial District), 1-1 (Industrial Park) or A-1 (Agriculture). Once the zoning is selected in the Data Selection table, the square footage of the structure is calculated in the Summary Table, based on the following assumptions: · C-3 = 16% of site · C-5 = 16% of site · 1-1 = 13% of site . Auto Sales = 50,000 square feet Tax Abatement Options: The City has the authority to offer tax abatement for new business and industry. This table provides an explanation of the options available based on the amount of investment and the number of jobs generated. Investment: For each $15,000 a business invests, up to $1,000,000, the business may receive a tax exemption of 0.3%. A business may receive a tax exemption of 0.2% for each $15,000 of investment a business makes between $1,000,000 and $2,000,000. For each $15,000 of investment a business makes above $2,000,000 it may receive a tax exemption of 0.1 %. Jobs:A business may also receive a 25% tax exemption if the business is investing $100,000 and creating 3 jobs; investing $200,000 and creating 2 jobs; or investing $300,000 and creating 1 job. For each job created thereafter, an additional 2% tax exemption may be granted by the City. Tax abatement options have not been selected for results in the Summary Table. These can be selected at a later date as development occurs along the corridor. Data Selection Table 1- A This table is used to select land use, zoning, tax aba.tement options and benefit district options. The Summary Table reflects the changes made in this table. Summary Table The Summary Table identifies the selected land use, tl)e building size, average anticipated sales tax generated, and anticipated net property taxes. ~ales tax generated is determined by using the average sales tax collected in the City of Sa~ina for the year endipg June 30, 1996 for the type of commercial use selected. Sales tax informatlonwas provided by the City of Salina Finance Department. Theasterix ('t-) adjacent to some property numbers indicates current residential use. Assessed valuation is an average assessed va~uation for commercial property ($6,257/acre) arid industrial property ($16,466/ acre), provided by the City of Salina Finance Department. Findings Scenario A-Commercial: The commercial scenario assumes that most vacant properties, between Water Well Road and Farrelly Road will develop primarily as commercial properties and that those south of Farrelly Road will remain vacant. This sce,nario yields the highest sales and property taxes. Scenario B-Industrial: This scenario assumes tl)at most property between Water Well Road and Farrelly Road will develop primarily as industria!' properties and those south of Farrelly Road will remain vacant. This scenario yields the lowest sales taxes and the highest property taxes. \ Scenario C-Mixed Use: Mixed uses include a mixture of commercial and industrial properties, with a concentration of auto sales establishments. Again, the properties south of Farrelly Road will remain vacant. This scenario yields moderate sales and property taxes. Taxation Spreadsheet. The parcel numbers shown on the following table correspond with the parcel map provided by the' City of Salina. The table lists the mill levies that are applicable to property within the South Ninth Street corridor plan area. The following is a su~mary of each of the mill levies for each of the tax entities. Mill Levies: . Unified School District (USD) 305: Tax levy is $0.42312 per $1,000 of assessed valuation. . Unified School District (USD) 306: Tax levy is $0.3500 per $1,000 of assessed valuation. . State of Kansas: $0.0150 per $1,000 of assessed valuation. . Central Kansas Library: $0.01241 per $1,000 of a?sessed valuation. . Smolan Township: $0.00017 per $tOOQof assessed valuation. . Rural Fire District No.4: $0.15105 pe'r$l,OOO of assessed valuation. . Rural Fire district No.6: $0.04764 per $1,000 of assessed valuation. . Assaria Rural Fire District: $0.03506per $1,000 of assessed valuation. . City of Salina: $0.26942 per $1,000 of assessed valuation. . City of Salina Public Library: $0.05565"per $1,000 of assessed valuation. . City of Salina Airport Authority: $0.QP75 per $1,000 of assessed valuation. The total unincorporated tax levy includes the total amount of taxes currently collected which include the applicable school district tax levy, the State of Kansas, Central Kansas Library, Smolan Township and the applicable rural fire 4istric:t ~ax levy. The total tax levy collected if annexed 2 - A I I I' I I I ,I I I o I I I I I n I I I I I I I .1 I I I I I I I I I I I I I I includes the applicable school district tax levy, the State of Kansas, Smolan Township, City of Salina, City of Salina Public Library, and the Gitybf Salina AirportAuthority. City of Salina Property Tax Exemption Policy The City of Salina offers property tax exemption based upon the amount of investment a business makes and the number of jobs created. If a business is locating or expanding within the Special Redevelopment Area it may receive a 50% bonus added to their calculated tax exemption percentage. The total exemption percentage shall not exceed 100% for yeas. one though five and 50% for years six through 10. Table 1 identifies the percentage of tax exemption a business would be eligible to . receive based upon the amount of investment and the number of jobs created. Investment: For each $15,000 up to $1,00,000 of investment a business is going to make the business may receive a tax exemption of 0.3%. A business may receive a tax exemption of 0.2% for each $15,000 of investment a business makes between $1,000,000 and $2,000,000. For each $15,000 of investment a business makes above $2,000,000 it may receive a tax exemption of 0.1 %. fob Creation: A business may also receive a 25% tax exemption if the business is investing$100,000 and creating 3 jobs; investing $200,000 and creating 2 jobs; or investing $300,000 and creating 1 job. For each job created thereafter an additional 2% tax exemption may be granted by the City. 1 0% 0% 25% 29% 39% 52% 59% 2 0% 25% 27% 31% 41% 54% 61% 3 25% 27% 29% 33% 43% 56% 63% 5 29% 31% 33% 37% 47% 60% 67% 10 39% 42% 44% 48% 58% 71% 78% 15 49% 52% 54% 58% 68% 81% 88% 20 59% 62% 64% 68% 78% 91% 98% 30 79% 82% 84% 88% 98% 100% 100% 40 99% 100% 100% 100% 100% 50 100% 3 - A 10114197 - == ;7 ?I ?? ii iiii 1~ c.ntnI - ?T_?ii, = Fw.' ~~'::ta~ M IllsIricl 1 Riffel Services tnc; 207 W, Schilli"" 28 330 7083 300 11 162 9 1 34 516 2 Riffel MoVlOO Sevices Inc. 207 W, Schilli"" 418.840 104.710 4,430 157 2,400 130 18 499 7,635 3 Melvin Befakal11D Trust 500 E. Schilli"" 1 342 no 335 693 14204 504 7696 417 57 1599 24476 4 Charles W, & Juanita M. Bland 400 E, Schillina 90.680 22,670 959 34 520 28 4 108 1.653 5 Jim A. & Javce J. Ches1nutt ' 460 E. Schillina 75 870 18968 803 28 435 24 3 90 1383 6 EIdeo V. Miller 200 E. Schilling 13300 1596 68 2 37 2 0 8 116 7 Norman D. & Joyce J, Riffel 3100 S. Ninth 5,440 653 28 1 15 1 0 3 48 8 Thomas R. & Nancv S. Pestin_ 125 E. Avenue A 206 000 515Q() 2179 77 1181 64 9 778 4288 9 KIN Net_l<1nc. 151 E. Eleventh 29 980 7495 317 11 172 9 1 453 964 10 AT&TP.........TaxUn~ 203 E. Avenue A 0 0 0 0 0 0 0 0 0 ~ 215 E. Avenue A 92 520 23130 979 35 530 29 4 1398 2974 12 Inc, 353 E. Avenue A 690 600 172 650 7305 259 3958 214 29 10432 22197 13 A. Befnkann Trust 373 E. Eleventh 207 590 51898 2.196 78 1 190 64 9 3136 6672 14 linden J. & Kathrvn Ann Lorenson 413 E. Eleventh 2207Q() 55175 2.335 83 1265 68 9 3334 7094 15 Beanies Inc. 3281 S. Avenue C 1 372 960 343 240 14523 515 7869 426 58 20 739 44130 16 Darrell M. Hills 445 W. Schillina 51170 12793 541 19 293 16 2 61 933 17 Eaale Leasina 100 E. Avenue A 234,9Q() 58,725 2.485 88 1,346 73 10 887 4.889 18 Beanies Inc. 150 E. Avenue A 507 010 126 753 5363 190 2906 157 22 1915 10553 19 Paul K. Mai 228 E. Avenue A 998 400 249 600 10561 374 5722 310 42 3770 20 780 20 Salina Steel SuooIv Inc. 235 E. Avenue A 59.350 14,838 628 22 340 18 3 224 1.235 21 Haworth Lee COnstruction Co""-"n" Inc. 348 E. Avenue A 53400 13350 565 20 306 17 2 202 1111 22 LOR 422 E. Avenue A 77,780 19,445 823 29 446 24 3 294 1.619 23 M,B, & Mamie Wilcox 430 E. Avenue A 111380 27 845 1 178 42 638 35 5 421 2318 24 Charles Stevens Jr. 432 E. Avenue A 34 770 8693 368 13 199 11 1 131 724 25 Paul K. Mai 201 E. Avenue B 135.480 33,870 1,433 51 776 42 6 512 2.820 26 Metlcast Products Ie. 401 E. Avenue B 399 000 99 750 4221 150 2287 124 17 '1507 8304 27 Motlcast Products Inc, 401 E. Avenue B 182 930 45 733 1935 69 1048 57 8 691 3807 '..28 KASA Industrial Controls 418 E.- Avenue B 488,400 122.100 5.166 183 2.799 152 ' 21 1,844 10.165 29 51""""" K Welborn 3288 S. Avenue C 181440 45 360 1919 68 1040 56 8 685 3776 30 EBClnc. '.304 E.-Avenue B 1.596,300 . 191.556 8.105 287 '4,391 238 33 2,893 ,15,948 .. 33 Beanies Inc:. 3401 S, Ninth , 6930 832 29 1 19 1 0 3 54 " , 34 Roderick & RusseR McCar1hur North & RusseIllnc, " . 3600 S. Ninth 14310 1717 60 3 39 2 0 8 ,113 35 Exide Batterv 413 E. Bern Road .. 4.848.430 1.212.108 42,424 1,818 27.788 1.504 206 '4,250 77 .989 36 EDA Co""""'ion ct>a Va.;;;;- Sct1aa1 ~ 3525 S. Ninth 2016380 504 095 17 643 756 11556 626 86 1767 32 434 "37 H&S Investment f'...,..,.~ IStra.A)l . 3637 S, Ninth 463,680 115.920 4.057 174 2,657 144 20 406 7.459 38 Norton Wasserman Jones & r.l'Vnft.!lnu 200 E. Be", 347 310 86 828 3039 130 1991 108 15 304 5587 39 Norton Wasserman Jones & Cnnnanv 01 E.Be", 5390 1348 47 2 31 2 0 5 87 40 Dallas Lee Whfte 220 E. Be", 116.700 29.175 1,021 44 669 36 5 102 1.877 ,41 Wochila Coca-Cala Battii~ f'~~ 40 E, Bera 229 600 57 400 2009 86 1316 71 10 201 3693 42 Habco Inc. 4B E. Be", 323 300 80 825 2829 121 1853 100 14 283 5200 43 Nortan Wasserman Janes & Can'<lanv 300 E. Be", 15.450 1.854 65 3 43 2 0 7 119 44 Nortan Wasserman Janes & Can'<la~ 400 E. Be", 11520 1382 48 2 32 2 0 5 89 45 UNI-Praoef1ies estern Aulo. 200 E. Watorwell 5.397,237 1.349,309 47,226 2,024 30.933 1.674 229 4.731 86,817 46 Elnora A. SchiTacl< 451 E. Waterwell 400 46 2 0 1 0 0 0 3 47 PatrickH. Sreen 501 E. Water Well Road 63700 7326 256 11 168 9 1 26 471 48 Elnora Carnes Schirack 445 E, Water Well Road 61.900 7,119 249 11 163 9 1 25 458 49 Elri:e Guzman 469 E. Water Well Road 79 300 9120 319 14 209 11 2 32 587 50 Jahn L & Vivian Wiodmer 529 E. Water Well Road 4.700 541 19 1 12 1 0 2 35 51 John L. & VMan Wiedmer 529 E. Water Well Road 76 300 8775 307 13 201 11 1 31 565 52 Norlh AmerIcan Phill"'" Elec1ric ~iOn 4017 S, Ninth 12,533 370 3133 343 109 667 4700 71832 3888 533 10985 201 606 53 Elden V. Mier 3700 S. Ninlh 12.350 1,482 52 2 34 2 0 7 97 54 Willliam E. Mowerv III Fred Extine & Jean M. Stevens 3900 S. Ninth 49 900 5988 210 9 137 7 1 29 393 <i 36.557,117 8.876.314 15.616 : 231;579 ' .13.314 203,_ 11',016 t<: ' 1.509 56.243 :.: 2.412 23,165 ... 638,843 MILL LEVIES: U.S.D,305: 42.3121$1000 assessed valuation V.S.O. 306: 35.()()($1 000 assessed valauUon Stale of Kansas: 1.50011000 assessed valuation Central Kansas Libf'aty: 1.2411$1000 assessed valuation Smolan Township: 0.0171$1000 assessed valuation Rural Fire District '4: 15.1051$1000 assessed valuation Rural Fire District _6: 4.7641$1000 assessed valuation AssaM Rural Fire Oistri:.1: 3.506'$1000 assessed valuation TAXLEVY2WK4 .. - - .. .. == ... == .. .. == == .. - - == -= - - 10114197 .. 2 Riffel Mevina Seviees Inc. 207 W. Schillin 418,840 104,710 7,635 2,821 583 134 10,525 2,891 415 3 Melvin BerakamD Trust 500 E. Schillin 1,342.770 335,693 24,476 9,044 1.868 428 33,743 9,267 4 Cha~es W, & Juanita M. Bland 400 E. Schillin 90,680 22,670 1,653 611 126 29 2,279 626 5 JimA. & Jovce J. Chestnuff 460E. Schillin 75.870 18,968 1,383 511 106 24 1,907 524 6 Elden V. Miiler 200 E. Schillin 13,300 1,596 116 43 9 2 160 44 7 Norman D. & Jovce J. Riffel 3100 S. Ninth 5,440 653 48 18 4 1 66 18 8 ThomasR.&NancvS.Peslinaer 125 E. Avenue A 206,000 51,500 4,288 1,388 287 66 5,955 1,667 9 KIN Network Inc. 151 E. Eleventh 29,980 7,495 964 202 42 10 1,206 243 10 AT&T Prooertv Tax Unit 203 E. Avenue A 0 0 0 0 0 0 0 0 11 B&F ComDanv 215 E. Avenue A 92,520 23,130 2,974 623 129 29 3,723 749 12Crestwoodlne. 353E.AvenueA 690,600172,650 22,197 4,652 961 220 27.786 5.589 13 Mariorie A. BerakamD Trust 373 E. Eleventh 207.590 51,898 6,672 1,398 289 66 8,352 1,680 14 linden J. & Kathrvn Ann Lorenson 413 E. Eleventh 220.700 55,175 7,094 1,487 307 70 8,880 1,786 15 Beanies Inc. 3281 S. AvenueC 1,372,960 343,240 44,130 9,248 1.910 438 55,241 11,111 16 Darreil M. Hills 445 W. Schiilino 51,170 12,793 933 345 71 16 1,286 353 17 Eaale Leasino 100 E. Avenue A 234,900 58.725 4,889 1.582 327 75 6,790 1,901 18 Beanies Inc. 150E.AvenueA 507,010126,753 10,553 3.415 705 162 14,656 4,103 19 Paul K. Mal 228 E. Avenue A 998.400 249,600 20,780 6.725 1,389 318 28,860 8,080 20 Salina Steel Suoolv Inc. 235 E. Avenue A 59.350 14,838 1,235 400 83 19 1,716 480 21 Haworth Lee Construction ComDanv, Inc. 348 E. Avenue A 53.400 13,350 1,111 360 74 17 1,544 432 22 LOR 422 E. Avenue A 77.780 19,445 1,619 524 108 25 2.248 629 23M.B.&MamieWilcox 43OE.AvenueA 111,38027.845 - 2.318 750 155 36 3,220 901 24 Charies Stevens Jr. 432 E. Avenue A 34,770 8,693 ... 724 234 48 11 1.005 281 25 PaulK. Mai 201 E.AvenueB 135,480 33,870 2,820 913 188 43 3.916 1,096 26 Metlcast Products Ie. 401 E. Avenue B 399,000 99,750 8,304 2,687 555 127 11,533 3,229 27 Metlcest Products Inc. 401 E. Avenue B 182,930 45,733 3,607 1,232 255 58 5,288 1,480 28KASAlndustrialControls 418E.AvenueB 488,400 122,100 10.165 3.290 679 156 14.118 3,952 29 SteDhen K. Welborn 3288 S. Avenue C 181,440 45,360 3,776 1,222 252 58 5,245 1,488 3OEBClnc. 304E.AvenueB 1,596,300191,556 15,948 5,161 1,066 244 22,148 6,201 33 Beanies Inc. 3401 S. Ninth 6,930 B32 54 22 5 1 78 24 34 Roderick & Russeil McCarthur North & Russe1l36ooS. Ninth 14.310 1,717 113 46 10 2 160 47 35 Exide Bafferv 413 E. Bara Road 4.848,430 1,212,108 77,989 32,657 6,745 1,545 112,977 34,987 36 EDA Corooration dba Vallev School SUDDlv 3525 S. Ninth 2.016,380 504.095 32,434 13,581 2,605 643 46,985 14,551 37 H&S InvestmentComDanv Straub 3637 S. Ninth 463,680 115,920 7,459 3,123 645 148 10,605 3,346 38 Norton Wasserman Jones & ComDanv 200 E. Ber 347,310 86,828 5,587 2,339 4B3 111 8,093 2,506 39 Norton Wasserman Jones & ComDanv 201 E. Ber 5,390 1,348 87 36 7 2 126 39 40 Dallas Lee White 220 E. Ber 116.700 29,175 1,877 786 162 37 2719 842 41 Wichita Coca.Cola Boffliina ComDanv 240 E. Ber 229.600 57,400 3,693 1,546 319 73 5,350 1.657 42 Habco Inc. 248 E. Ber 323,300 60,825 5,200 2,178 450 103 7,533 2333 43 Norton Wasserman Jones & ComDanv 300 E. Ber 15,450 1.854 119 50 10 2 173 54 44 Norton Wasserman Jones & Comnanv 400 E. Bar 11,520 1.382 89 37 8 2 129 40 45 UNI.Prooerties ComDanv Westem Auto 200 E. Waterweil 5,397.237 1,349,309 86,817 36,353 7,509 1,720 125,765 38,948 46 Elnora A. Schirack 451 E. Waterweil 400 46 3 1 0 0 4 1 47 Patrick H. Breen 501 E. Water Well Road 63,700 7,326 471 197 41 9 6B3 211 48ElnoraCarnesSchirack 445 E. Water Well Road 61,900 7,119 458 192 40 9 663 205 49 Eunice Guzman 469 E. Water Weil Road 79,300 9,120 587 246 51 12 850 263 50 John L. & Vivian Wiedmer 529 E. Water Weil Road 4,700 541 35 15 3 1 50 16 51 JohnL.&VivianWiedmer 529 E. WaterWeil Road 76,300 8,775 565 236 49 11 818 253 52 North American Phillios Electric Comoration 4017 S. Ninth 12,533,370 3,133,343 201,606 84,419 17,437 3,995 292,049 90,444 53 Elden V. Miler 3700 S. Ninth 12,350 1,482 97 40 8 2 138 41 54 WiIIliam E. Mowerv III, Fred Exline & Jean M. 3900 S. Ninth 49,900 5,988 393 161 33 8 558 165 - - - - - - - - - - - - - - I 36557117 8876314 638''U.~ I :,239146 49 397 11.317 I ' 900.101 261 758 Mill Levya: City of Salina: 26.9421$1000 assessed valuation Salina Public library: 5.5651$1000 assessed valuation Salina Airport Authority: 1.2751$1000 assessed valuation . Represents the amount the water and sewer biil would be reduced if property were annexed into the city. .. Represents the amount saved by the property owner if they were annexed into the city. T AXLEVY2WK4 30406 1198 811 44854 89.!ll17 - 258 778 113 o 349 2608 784 B33 5185 193 887 1915 3770 224 202 294 421 131 512 1507 691 1844 685 2893 248 764 276 2286 478 3834 13333 199 188 221 :. c. . ",' 2927 3471 25000 25000 - - 9 FISCAL ANALYSIS WORKING TABLES Working Spreadsheet for Anticipated Land Use on Existing Vacant Properties Scenario: A. Commercial I This is a working spreadsheet designed for selection of various land use scenarios to determine the fiscal Impact of development. The Data References table is provided for reference In selecting various land uses, zoning conditions and tax abatement options to be inpul in the Data Selection table. In the Data Selection table, seiect the land use by using the land use number in the Data Reference table. and the zoning by typing in one of the allowable zoning districts. Select a percentage for tax abatement by referencing the Tax Abatement Options table. The Summary table is a summary of the fiscal outcomes of the selections made in the Data Selection table. I DATA REFERENCES DATA SELECTION I 1 272,573 C31CS 1 11 C3 2 67115 C31CS 3b 15 11 3 2n11.5 C31CS 4b 15 11 4 22230.5 C3IC5 6 3 C3 5 12131 C3ICS 7 3 C3 6 5n1.5 C3ICS 14b 15 12 7 6263 C3ICS 16' 3 CS 6 6080 C3ICS 16a 3 'CS 9 5016 C3ICS 25b 15 12 10 4927 C3ICS 30 15 12 11 3767 C31C5 33 15 12 12 1853.5 C31CS 34 5 CS 13 6287 C3IC5 35b 15 12 14 2888 C3IC5 43 16 12 15 0 11/12 44 16 12 16 0 A1 45b 16 12 52b 16 12 1. The existing vacant percels when developed are likely to be zoned C-3 (Shopping Center District), 52c 16 12 C-5 (Service Commercial District), or 11(lndustrial Park) according to the City of Salina Planning Department. 53 3 CS 2. Sales tax generated is determined by using the average sales tax collected. for the type of commercial use selected, within the City of Salina for the year ending June 30, 1996. Sales tax information was provided by the City of Salina Finance Department. 548" 12 C3 3. Some new development may be the result of businesses moving from within the city limits, therefore, the following assumptions are made regarding average sales tax.: 54b 9 CS Average sales tax for Major General Retail is 50% of $55,423. S7 3 CS Average sales tax for Grocery is 50% of $44,461. 58 15 12 Average sales tax for Lumber & Hardware is 50% of $11,543. 60 16 A1 Average sales tax for Food Service is 50% of $3,707. 61a" 16 A1 61b 16 A1 61c 16 A1 62 16 A1 63 16 Al 648" 16 A1 64b 16 Al 65 16 Al 66 16 Al f>7 16 A1 I D I I I D I I TAX ABATEMENT OPTIONS: I .........,.. \100ll00{' 1 0 2 0 3 0.25 5 0.29 10 0.39 15 0.49 20 0.59 30 0.79 40 0.99 50 1 .{"200000 o 0.25 0.27 0.31 0.42 0.52 0.62 0.82 1 0.25 0.27 0.29 0.33 0.44 0.54 0.64 0.84 1 0.29 0.31 0.33 0.37 0.48 0.58 0.68 0.88 1 ../aoooooo.,,'" 0.59 0.61 0.63 0.67 0.78 0.88 0.98 1 I I 1. Investment: For each $15,000 up to $1.000,000 of Investment a business is going to make, the business may receive a tax exemption of 0.3%. A business may receive a tax exemption of 0.2% for each $15,000 of investment a business makes between $1 ,000,000 and $2,000,000. For each $15,000 of investment a business makes above $2.000.000 it may receive a tax exemption of 0.1 %. I 2. Jobs: A business may also receive a 25% tax exemption If the business is investing $100,000 and creating 3 jobs; Investing $200,000 and creating 2 jobs: or investing $300.000 and creating 1 job. For each job created thereafter, an additional 2% tax exemption may be granted by the City. I r.\9 7144\spdsheetlsalestx3. wk4 I I 10/14/97 I - - - - - - - - -- - - - - - - - Summa Table A a Commercial FueVConvenie 1 Riffel Movinn Services Inc 1.5 65.340.00 21,562.20 rr;e 3.450 $3.767 $9,386 $253 $52 $12 $317 $0 $317 3b Melvin Berakalm Trust 10.46 455,637.60 150.360.41 Industrial 19.547 $0 $172,234 4,640 958 220 5,818 0 5,818 Charles W. & Juanita M. 4b Bland 12.38 539.272.60 177,960.02 Industrial 23,135 $0 $203.849 5.492 1,134 260 6.886 0 6.866 Major General 6 Miller. Eldon V. 33.6 1.463.616.00 482,993.28 Relail 77.279 $27,712 $210.235 5.664 1.170 268 7,102 0 7,102 Major General 7 Riffel NOm1an D. & J~ce J. 13.6 592.416.00 195.497.28 Relan 31,280 $27.712 $85,095 2,293 474 108 2,875 0 2,875 Linden J. & Kathryn Ann $0 14b Lorenson 1.38 60,112.80 19.837.22 Industrial 2,579 $22,723 612 126 29 768 0 768 Major General 16' Hills Da"el M. & Laura J. 18.3 797,148.00 263,058.84 Relail 42.089 $27.712 $114.503 3,085 .637 146 3._ 0 3._ Major General 168 KDOT 18 784,080.00 258.746.40 Relail 41.399 $27,712 $112,626 3,034 627 144 3,805 0 3,805 25b Paul K. Mai 1.84 80,150.40 26.449.63 Industrial 3.438 $0 $30.297 816 169 39 1.024 0 1.024 30 EBC Ire. 3.76 163.785.60 54.049,25 Industrial 7.026 $0 $61.912 1.668 345 79 2.092 0 2.092 33 Beanies Inc 17 740,520.00 244,371.60 Industrial 31,768 $0 $279,922 7.542 1.558 357 9.456 0 9.456 McArthur North Roderick and $222,749 34 Russell & Russell Ire. 35.6 1,550,736.00 511,742.88 Auto Sales 32.000 $12.131 6,001 1.240 284 7.525 0 7.525 35b Exide 19.87 865,537.20 285,627.28 Industrial 37.132 $0 $327,179 8,815 1,821 417 11.053 0 11,053 Norton Wasserman Jones & 43 Cormany 5 217,800.00 71,874.00 Vacant 9,344 $0 $0 0 0 0 0 0 0 Norton Wasserman Jones & 44 CormanY 8.7 378,972.00 125,060.76 Vacant 16,258 $0 $0 0 0 0 0 0 0 45b UNI Prooerties Colmanv 15.13 659,062.80 217.490.72 Vacant 28,274 $0 $0 0 0 0 0 0 0 North American Phillips ..,- 52b Electric Comoration 84.81 3,694,323.60 1,219,126.79 Vacant 158.486 $0 $0 0 0 0 0 0 0 North American Phillips 52c Electric Comoration 17.77 774,061.20 255.440.20 Vacant 33.207 $0 $0 0 0 0 0 0 0 Major General 53 Elden V. Miler 30.87 1.344,697.20 443.750.08 Relail 71,000 $27,712 $193.154 5.204 1,075 246 6.525 0 6.525 William E. Mowery III, Fred 548' Eldine & Jean M. Stevens 2.41 104.979.60 34.643.27 Food Service 5,543 $1,854 $15.079 406 84 19 509 0 509 William E. Mowery III, Fred Lodoina 54b Extine & Jean M. Stevens 33.64 1,465,358.40 483,568.27 77,371 $5,016 $210,485 5,671 1.171 268 7,111 0 7,111 Major General 57 Dr. John F. Commerford 61.01 2.657,595.60 877.006.55 Relail 140.321 $27,712 $361,740 10,285 2.124 487 12,896 0 12.896 58 Frank Saaer Trust NO.1 154.14 6,714,338.40 2,215.731.67 Industrial 288.045 $0 $2.538,069 68,381 14.124 3.236 85.741 0 85,741 James Edward & Lois 60 Genevieive Reser 17.77 774,061.20 255,440.20 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Novelle 618* Rachel Martin 5.51 240,015.60 79,205.15 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Novelle 61b Rachel Martin 6.45 280,962.00 92,717.46 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Novelle 61c Rachel Martin 5.4 235,224.00 77.623.92 Vacant 0 $0 $0 0 0 0 0 0 0 62 Eunice T. Corrmerford 230.75 10,051,470.00 3,316.985.10 Vacant 0 $0 $0 0 0 0 0 0 0 63 Jorma J. S""all Trustee 36.14 1.574,258.40 519,50527 Vacant 0 $0 $0 0 0 0 0 0 0 648' Son-HIA< & Pi~Sun Han 9.24 402.494.40 132.623.15 Vacant 0 $0 $0 0 0 0 0 0 0 64b Son-HIA< & PiI-Sun Han 9.09 395.960.40 130.666.93 Vacant 0 $0 $0 0 0 0 0 0 0 65 Rhoda L. Etlel 0.00 0.00 Vacant 0 $0 $0 0 0 0 0 0 0 66 SEI Partners LP 51.52 2.244,211.20 740,589.70 Vacant 0 $0 $0 0 0 0 0 0 0 67 ~rl"orlin 75.08 3 270 484.80 1 079259.98 ~o ~ ~ 0 0 0 0 0 0 Of i417!l,l!72/" 1-7 ,.'5'.jll{.'......./ tall 68!1{{ ".'415 1. Building square footage for C3 and C5 is 16% of buildable area. 2. Building square footage for 11 and 12 is 13% of buildable area. 3. BuUding square footage for auto sales Is 32,000 square feet. 4. Assessed valualion is determined by using an average assessed valuation for commercial property ($6.257/acre) and industrial property ($16.4661acre). These averages are figured from assessed valuation for each use for Saline County in 1996. divided by the nurrber of businesses in each category. Information for assessed valuation was provided by the City of Salina Finance Department. 5, Property taxes are calculated by multiplying the assessed valuation by the tax, City (.026942). Salina PlbIic Library (.005565). Airporl Authority (.001275). 6. Tract nurrbers 43,<<.45b. 52b and 52c are zoned 1-2, Industrial. For calculation purposes, the land use is designated as -Vacanr rather than "industrial,". , - Existing residential property r.\97144tspdshHtI.saIlt5tx3....., 10/14/97 - - - .;,;~;:<- ,~i~ 'I.: :".,} ~..;!>. '.c ;~ FISCAL ANALYSIS WORKING TABLES Working Spreadsheet for Anticipated Land Use on Existing Vacant Properties Scenario: B . Industrial I This is a working sprearJsheet designed for selection of various land use scenarios to determine the fiscal impact of development. The Data References table is provided for reference In selecting various land uses. zoning conditions and tax abatement options to be Input in the Data Selection table. In the Data Selection table, select the land use by using the land use number in the Data Reference table, and the zoning by typing In one of the allowable zoning districts. Select a percentage for tax abatement by referencing the Tax Abatement Options table. The Summary table is a summary of the fiscal outcomes of the selections made in the Data Selection tat: I DATA REFERENCES DATA SELECTION I 1 272,573 C3ICS 1 11 C3 2 67115 C3ICS 3b 15 11 3 2nll.5 C31CS 4b 15 11 4 22230.5 C3ICS 6 3 C3 5 12131 C3ICS 7 3 C3 6 5n1.5 C3IC5 14b 15 12 7' 6263 C3IC5 1&- 15 11 8 6080 C31C5 168 15 11 9 5016 C3ICS 25b 15 12 10 4927 C3IC5 30 15 12 11 3767 C3ICS 33 15 12 12 1853.5 C3IC5 34 15 11 13 6287 C3IC5 35b 15 12 14 2888 C3ICS 43 16 12 15 0 11112 44 16 12 16 0 A1 4Sb 16 12 52b 16 12 1. The existing vacant parcels when developed are likely to be zoned C-3 (Shopping Center District), 52c 16 12 C-5 (Service Commercial District), or 11 (Industrial Park) according to the City of Salina Planning Department. 53 15 11 2. Sales tax generated is determined by using the average sales tax collected, for the type of commercial use selected, within the City of Salina for the year ending June 30, 1996. Sales tax information was provided by the City of Salina Finance Department. 548' 15 11 3. Soma new development may be the result of businesses moving from within the city limits, therefore, the foliowing assumptions are made regarding average saies tax.: 54b 15 11 Average sales tax for Major Generlli Retail Is 50% of $55,423. fiT 15 11 Average sales tax for Grocery is 50% of $44,461. 58 15 12 Average sales tax for Lumber & Hardware Is 50% of $11,543. 60 16 A1 Average sales tax for Food Service is 50% of $3.707. 61a' 16 A1 61b 16 A1 61c 16 A1 62 16 A1 63 16 A1 648' 16 A1 64b 16 A1 65 16 A1 66 16 A1 or 16 A1 I D I I u I o I TAX ABATEMENT OPTIONS: I INoiOf.JOl:ii ';:.:"::'AMOUNT'OltINltl!!Sme:NT::m ~,,:;:;:;: n,_,_,' ... .... .'.'. -.'.'.'. ;.-,..".,..... ...... -.-.;.:.:.,-,-,-.- '::':':':"::::::):10llQ0(jt' \::2OOOO(jt,., '::"30000(I::7:"" :'5ClOOOO7:::t" :::::1000ooo::::: "::2Oll()(lOO:' ':::3()(l()()OO::: 1 0 0 0.25 0.29 0.39 0.52 0.59 2 0 0.25 0.27 0.3 1 0.4 1 0.54 0.61 3 0.25 0.27 0.29 0.33 0.43 O. 56 O. 63 5 0.29 0.3 1 0.33 0.37 0.47 0.6 O. 67 1 0 0.39 O. 42 O. 44 O. 48 O. 58 O. 7 1 O. 78 1 5 0.49 0.52 0.54 0.58 0.68 O. 81 0.88 20 0.59 0.62 0.64 0.68 0.78 O. 91 0.98 30 0.79 0.82 O. 84 0.68 0.98 1 1 40 0.99 1 1 1 1 -- -- 50 1 .- -- -- -- -- -- I I 1. Investment: For each $15,000 up to $1.000,000 of investment a business Is going to make, the business may receive a tax exemption of 0.3%. A business may receive a tax exemption of 0.2% for each $15,000 of investment a business makes between $1,000,000 and $2,000,000. For each $15,000 of investment a business makes above $2,000,000 It may receive a tax exemption of 0.1 %. ' 2. Jobs: A business may also receive a 25% tax exemption If the business is investing $100,000 and creating 3 jobs; Investing $200,000 and creating 2 jobs; or investing $300,000 and creating 1 job. For each jab created thereafter, an additional 2% tax exemption may be granted by the City. I I r:l97144\spdsheet\.sa/flStx3. wk4 I I 10/14/97 I - - - - - - - - - - - - - - - - Summa Tobie e ~ Industrial FueVConveni 1 Riffel Movino Services loe 1.5 65,340.00 21,562.20 ence 3,450 $3,767 $9.386 $253 $52 $12 $317 $0 $317 3b Melvin Bernkamn Trust 10.46 455,637.60 150,360.41 Industrial 19,547 $0 $172,234 4.640 958 220 5,818 0 5,818 4b Charles W. & Juanita M. Bland 12.38 539.272.80 177,960.02 Industrial 23,135 $0 ' $203,849 5,492 1.134 260 6.886 0 6,886 Major General 6 Miller, Eldon V. 33.6 1,463,616.00 482,993.28 Retail 77 ,279 $27,712 $210,235 5,664 1.170 268 7.102 0 7,102 Major General 7 Riffel Nonnan D. & Jovce J. 13.6 '592,416.00 195,497.28 Retail 31,280 $27,712 $85.095 2.293 474 108 2,875 0 2,875 Unden J. & Kathryn Ann $0 14b Lorenson 1.38 60.112.80 19,837.22 Industrial 2,579 $22,723 612 126 29 768 0 768 16. Hills Darrel M. & Laura J. 18.3 797.148.00 263,058.84 Industrial 34,198 $0 $301,328 8,118 1,677 384 10,179 0 10,179 160 KDOT 18 784,080.00 258,746.40 Industrial 33,637 $0 $296.388 7,985 1,649 378 10,013 0 10,013 25b Paul K. Mai 1.84 80,150.40 26,449.63 Industrial 3,438 $0 $30.297 816 169 39 1,024 0 1,024 30 EBC Inc. 3.76 163,785.60 54,049.25 Industrial 7.026 $0 $61,912 1,668 345 79 2.092 0 2,092 33 Beanies toe 17 740,520.00 244,371.60 Industrial 31.768 $0 $279,922 7,542 1,558 357 9,456 '0 9,456 McArthur North Roderick and 34 Russell & Russell Inc. 35.6 1 ,550,736.00 511,742.88 Industrial 66.527 $0 $586,190 15,793 3.262 747 19,803 0 19.803 35b Exide 19.87 865,537.20 285,627.28 Industrial 37,132 $0 $327,179 8,815 1,821 417 11,053 0 11,053 Norton Wasserman Jones & 43 Comoanv 5 217,800.00 71,874.00 Vacant 9,344 $0 $0 0 0 0 0 0 0 Norton Wasserman Jones & 44 Comoanv 8.7 378,972.00 125,060.76 Vacant 16,258 $0 - $0 0 0 0 0 0 0 45b UNI Prnn<>rties ComMnv 15.13 659,062.80 217,490.72 Vacant 28,274 $0 $0 0 0 0 0 0 0 North American Phillips Electric 52b Comoration 84.81 3,684.323.60 1.219,126.79 Vacant 158,486 $0 $0 0 0 0 0 0 0 North American Phillips Electric 52c Comoration 17.77 774,061.20 255,440.20 Vacant 33.207 $0 $0 0 0 0 0 0 0 53 Elden V. Miler 30.87 1,344,697.20 443.750.08 Industrial 57,688 $0 $508.305 13,695 2,829 848 17,172 0 17.172 William E. Mowery III. Fred 540. Exline & Jean M. Stevens 2.41 104,979.60 34,643.27 Industrial 4,504 $0 $39,683 1,069 221 51 1,341 0 1,341 54b William E. Mowery III, Fred $0 $553,916 Exline & Jean M. Stevens 33.64 1,485,358.40 483.568.27 Industrial 62,864 14,924 3.083 706 18.712 0 18.712 57 Dr. John F. Commerford 61.01 2,657,595.60 877,006.55 Industrial 114,011 $0 $1.004,591 27,066 5,591 1,281 33.937 0 33,937 58 Frank Saoer Trust No.1 154.14 6,714,338.40 2,215,731.67 Industrial 288,045 $0 $2.538,069 68,381 14,124 3,236 85.741 0 85,741 James Edward & Lois 60 Genevleive Reser 17.77 774,061.20 255,440.20 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Nevelle Rachel 610. Martin 5.51 240,015.60 79,205.15 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Nevelle Rachel 61b Martin 6.45 280,962.00 92.717.46 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Nevelle Rachel 61c Martin 5.4 235,224.00 77,623.92 Vacant 0 $0 .$0 0 0 0 0 0 0 62 Eunice T. Commerford 230.75 10,051,470.00 3.316,985.10 Vacant 0 $0 $0 0 0 0 0 0 0 63 Jonna J. Stioall Trustee 36.14 1,574,258.40 519,505.27 Vacant 0 $0 $0 0 0 0 0 0 0 640. Son-Huk & Pi~Sun Han 9.24 402,484.40 132,623.15 Vacant 0 $0 $0 0 0 0 0 0 0 64b Son-Huk & Pi~Sun Han 9.09 395.960.40 130,666.93 Vacant 0 $0 $0 0 0 0 0 0 0 65 Rhoda L. Eitel 0.00 0.00 Vacant 0 $0 $0 0 0 0 0 0 0 66 SEI Partners LP 51.52 2,244.211.20 740,589.70 Vacant 0 $0 $0 0 0 0 0 0 0 67 John Edward Carlin 75.08 3270 484.80 1 079 259.98 Vacant 0 $0 $0 0 0 0 0 0 0 r,59..1.1lO...... ."231.3113...,.. ...494.82!o..... ......,411,142....'... "'244;288\" ..............\0\.' \>244~d...... 1. Building square footage for C3 and C5 is 16% 01 buildable area. 2. Building square footage lor 11 and 12 is 13% of buildable area. 3. Building square footage for auto sales Is 32,000 square feet. 4. Assessed valuation Is delennined by using an average assessed valuation for commer,;al property ($6,257/acre) and industrial property ($16,466/acre). These averages are figured from assessed valuation for each use for Saline County in 1996. divided by the number of businesses in each category. Information for assessed valuation was prOvided by the City 01 Salina Finance Department. 5. Property taxes are calculated by muillplying the assessed valuation by the tax: City (.026942), Salina Public Ubrary (.005565), Airport Authority (.001275). 6. Tract numbers 43,44,45b, 52b and 52c are zoned 1-2, Industrial. For calculation purposes. the land use is designated as .vacanr rather than 'Industrial". . - Existing residential property r.I97144\$pdshflllt\salf1stx3. wk4 10/14/97 - - - .';... ;,[. FISCAL ANALYSIS WORKING TABLES Working Spreadsheet for Anticipated Land Use on Existing Vacant Properties Scenario: C - Mixed Usa I This is a working spreadsheet designed for selection of various land use scenarios to determine the fiscal impact of development. The Data References table is provtded for reference in selecting various land uses, zoning conditions and tax abatement options to be input in the Data Selection table. In the Data Selection table, select the land use by using the land use number in the Data Reference table, and the zoning by typing in one of the allowable zoning districts. Select a percentage for tax abatement by referencing the Tax Abatement Options table. The Summary table is a summary of the fiscal outcomes of the selections made in the Data Selection table, I DATA REFERENCES DATA SELECTION I 1 272,573 C31C5 1 11 C3 2 67115 C3ICS 3b 15 11 3 27711.5 C3ICS 4b 15 11 4 22230.5 C3ICS 6 3 C3 5 12131 C3ICS 7 3 C3 6 5771.5 C3ICS 14b 15 12 7 6263 C3ICS 16' 5 CS 8 6080 C3ICS 16& 5 CS 9 5016 C3ICS 25b 15 12 10 4927' C3ICS 30 15 12 11 3767 C3ICS 33 15 12 12 1853.5 C3IC5 34 5 CS 13 6287 C3ICS 35b 15 12 14 2888 C3ICS 43 16 12 15 0 11n2 44 16 12 16 0 Al 45b 16 12 52b 16 12 1. The existing vacant parcels when developed are likely to be zoned C-3 (Shopping Center District), 52c 16 12 C.5 (Service Commercial District), or 11 (Industrial Park) according to the City of Salina Planning Department. 53 5 CS 2. Sales tax generated Is determined by using the average sales tax collected, for the type of commercial use selected, within the City of Salina for the year ending June 30, 1996. Sales tax Information was provided by the City of Salina Finance Department. 548' 15 11 3. Some new development may be the result of businesses moving from within the city limits, therefore, the following assumptions are made regarding average sales tax.: 54b 15 11 Average sales tax for Major General Retail is 50% of $55,423. 57 15 11 Average sales tax lor Grocery is 50% of $44,461. 58 15 12 Average sales tax for Lumber & Hardware is 50% of $11,543. 60 16 Al Average sales tax for Food Service is 50% of $3,707. 61a' 16 Al 61b 16 Al 61c 16 Al 62 16 Al 63 16 Al 648' 16 Al 64b 16 Al 65 16 Al 66 16 Al 1)1 16 Al '0 I I B I I I I TAX ABATEMENT OPTIONS: I , .........)0:)100000'......... o o 0.25 0.29 0.39 0.49 0.59 0.79 0.99 1 '..'............'.'...... ';::::::"';c;VUVUV:::':::::"': o 0.25 0.27 0.31 0.42 0.52 0.62 0.82 1 .......5(10001))\"'.. 0.29 0.31 0.33 0.37 0.48 0.58 0.68 0.68 1 '.:jllOllllOO' . 0.39 0.41 0.43 0.47 0.58 0.68 0.78 0.98 1 .{.2llMOllll' 0.52 0.54 0.56 0.6 0.71 0.81 0.91 1 ..........300001)Ir...... 0.59 0.61 0.63 0.67 0.78 0.88 0.98 1 I 1 2 3 5 10 15 20 30 40 50 .......{3llllOllll........,... 0.25 0.27 0.29 0.33 0.44 0.54 0.64 0.84 1 I 1. Investment: For each $15,000 up to $1.000,000 of investment a business is going to make, the business may receive a tax exemption of 0.3%. A business may receive a tax exemption of 0.2% for each $15,000 of investment a business makes between $1,000,000 and $2.000,000. For each $15,000 of Investment a business makes above $2,000,000 It may receive a tax exemption 01 0.1%. ' I 2. Jobs: A business may also receive a 25% tax exemption if the business Is Investing $100,000 and creating 3 jobs; investing $200,000 and creating 2 jobs; or in,vesting $300,000 and creating 1 job. For each job created thereafter. an additional 2% tax exemption may be granted by the City. I r:\971441spdsheflt1sa/.st~. wk4 I I 10/14/97 I - - - - - - - - - - - - - - - - - Summa Table e - Mixed Use FueVConveni 1 Riffel Movina Services Inc 1.5 65,340.00 21,562.20 ence 3,450 $3,767 $9,386 $253 $52 $12 $317 $0 $317 3b Melvin Berokamo Trust 10.46 455,637.60 150,360.41 Industrial 19,547 $0 $172,234 4,640 958 220 5,818 0 5,818 4b Chanes W. & Juanita M. Bland 12.38 539,272.80 177,960.02 Industrial 23,135 $0 $203,849 5,492 1.134 260 6,886 0 6.886 General 6 Miller, Eldon V. 33.6 1,463,616.00 482,993.28 Retail 77,279 $27,712 $210,235 5,664 1,170 268 7,102 0 7,102 General 7 Riffel Nonnan D. & Jovce J. 13.6 592,416.00 195,497.28 Retail 31,280 $27,712 $85.095 2,293 474 108 2,875 0 2,875 14b Unden J. & Kathryn Ann 19,837.22 2,579 $0 $22,723 612 126 29 768 0 768 Lorenson 1.38 60,112.80 Industrial 16' Hills Darrel M. & Laura J. 18.3 797,148.00 263,058.84 Auto Sales 32.000 $12,131 $114,503 3,085 637 146 3,868 0 3,868 16a KDOT 18 784.080.00 258.746.40 Auto Sales 32,000 $12.131 $112,626 3,034 627 144 3,805 0 3.805 25b Paul K. Mai 1.84 80,150.40 26,449.63 Industrial 3,438 $0 $30,297 816 169 39 1.024 0 1,024 30 EBC Inc. 3.76 163,785.60 54,049.25 Industrial 7,026 $0 $61,912 1,668 345 79 2.092 0 2,092 33 Beanies Inc 17 740,520.00 244,371.60 Industrial 31.768 $0 $279,922 7,542 1,558 357 9,456 0 9,456 McArthur North Roderick and 34 Russell & Russell Inc. 35.6 1,550,736.00 511,742.88 Auto Sales 32,000 $12,131 $222,749 6,001 1,240 284 7.525 0 7,525 35b Exide 19.87 865,537.20 285.627.28 Industrial 37,132 $0 $327,179 8,815 1.821 417 11,053 0 11.053 Norton Wassennan Jones & 43 ComMnV 5 217,800.00 71,874.00 Vacant 9,344 $0 $0 0 0 0 0 0 0 Norton Wassennan Jones & 44 ComMnV 8.7 378,972.00 125,060.76 Vacant 16.258 $0 $0 0 0 0 0 0 0 45b UNIPronPmesComnanv 15.13 659,062.80 217,490.72 Vacanl 28,274 $0 $0 0 0 0 0 0 0 North American Phillips $0 52b Electric Comnration 84.81 3,694,323.60 1,219,126.79 Vacant 158,486 $0 .. 0 0 0 0 0 0 North American Phillips $0 0 52c Electric Comnration 17.77 774,061.20 255,440.20 Vacant 33,207 $0 0 0 0 0 0 53 Elden V. Miler 30.87 1,344,697.20 443,750.08 Auto Sales 71,000 $12,131 $193,154 5,204 1.075 246 6,525 0 6.525 William E. Mowery III, Fred $0 221 51 1.341 0 1,341 54a' Exline & Jean M. Slevens 2.41 104,979.60 34,643.27 Industrial 32,000 $39,683 1,069 William E. Mowery III. Fred $0 14,924 3,083 706 18,712 18,712 54b Exline & Jean M. Stevens 33.64 1,465,358.40 483,568.27 Industrial 32.000 $553,916 0 57 Dr. John F. Commertord 61.01 2,657,595.60 877,006.55 Industrial 32.000 $0 $1,004,591 27.066 5,591 1,281 33,937 0 33,937 58 Frank Saner Trust NO.1 154.14 6,714,338.40 2.215,731.67 Industrial 288,045 $0 $2,538,069 68,381 14,124 3.236 85,741 0 85,741 James Edward & Lois 60 Genevieive Reser 17.77 774,061.20 255,440.20 Vacant 0 $0 $0 0 0 0 0 0 0 Perry Nathan & Nevelle $0 61a' Rachel Martin 5.51 240,015.60 79,205.15 Vacant 0 $0 0 0 0 0 0 0 Perry Nathan & Nevelle $0 61b Rachel Martin 6.45 280,962.00 92,717.46 Vacant 0 $0 0 0 0 0 0 0 Perry Nathan & Nevelle $0 61e Rachel Martin 5.4 235,224.00 77,623.92 Vacant 0 $0 0 0 0 0 0 0 62 Eunice T. Commertord 230.75 10,051.470.00 3.316,985.10 Vacant 0 $0 $0 0 0 0 0 0 0 63 Jonna J. Stiaall Trustee 36.14 1,574,258.40 519,505.27 Vacant 0 $0 $0 0 0 0 0 0 0 64a' Son-Huk & Pil-Sun Han 9.24 402,494,40 132,823.15 Vacant 0 $0 $0 0 0 0 0 0 0 64b Son-Huk & Pi~Sun Han 9.09 395,960.40 t 30.666.93 Vacant 0 $0 $0 0 0 0 0 0 0 65 Rhoda L. Eitel 0.00 0.00 Vacant 0 $0 $0 0 0 0 0 0 0 66 SEI Partners LP 51.52 2,244,211.20 740,589.70 Vacant 0 $0 $0 0 0 0 0 0 0 67 John_ 75.08 3270484.80 1 079 259.98 Vacant 0 $0 $0 0 0 0 0 0 0 '101'714'" , '1111lZ"125....' "166559 "'..'........M404i\v... ..,. 1. Building sqyare footage for C3 and C5 is 16% of buildable area. 2. Building square footage for 11 and 12 is 13% of buildable area. 3. Building square footage for auto sales is 32,000 square feel. 4. Assessed valuation is delennined by using an average assessed valuation for commercial property ($6,257/acre) and industrial property ($16,466/acre). These averages are figured from assessed valuation for each use for Saline County in 1996. divided by the number of businesses in each category. Information for assessed valuation was provided by the City of Salina Finance Departmenl. 5. Property taxes are calculated by mulliplying the assessed valuation by the tax: City (.026942), Salina Public Ubrary (.005565), Airport Authority (.001275). 6. Tract numbers 43.44,45b, 52b and 52c are zoned 1.2, Industrial. For calculation purposes, the land use is designated as "vacanr rather than 'industrial.'. , . Existing residential property r:\.9 71 +4lspdsfM.t\saIestx3.....4 10/14/97 - - J~ ."... isJ "J; U D I D I I I D I I I g I I n I I I I I I I I I I I I I I I I I I I I I I I APPENDIX B INFRASTRUCTURE AND PUBLIC FINANCING I I n I I D I I n I I I I I I I I I , I I I I I ,I I I I I I I I I I I I I I I ROAD IMPROVEMENTS Background. It is the policy of the City of Salina to encourage development within the city limits through the use of special assessment financing for public improvements under KSA 12-6aOl et. Seq. The City of Salina, in return for providing such financing for public improvements, requires that: . all petitioners and/or developers provide shared financing or adequate assurance for full annual payment of special assessments before their petitioned improvements are approved; and . a portion of the cost of public improvements should be paid by the city-at-largejf the benefits of the project extend beyond the area of immediate impact. The City of Salina will facilitate new development by providing for the installation of public improvements (streets, sidewalks, storm drains, water lines, sanitary sewers, etc.) upon submission of a valid petition and required financial commitment. The financial commitment is considered to be provided whenever the City has been furnished with: 1. Funding (cash, cashier's check, escrow account) equal to 20% of the estimated principal cost of the project; or 2. Financial guarantee (irrevocable letter of credit, corporate completion bond) equal to 35% of the estimated principal cost of the project. Project cost shall include engineering design, construction, inspection~ temporary note interest, and administration. The required cash funds or financial guarantee must be provided to the City prior to awarding any construction contract. Cash funding will be used to reduce the amount of project costs covered by special assessment bond financing. The financial guarantee will be applied annually to satisfy the principal and interest costs of bonded public improvements, should any special assessments not be paid when due. The financial guarantee will be released upon request of the developer, when certificates of occupancy for a principal building are issued for at least 35% of the properties within the development that received the improvements or five (5) years from the issuance date of the guarantee, whichever occurs sooner. At the time bonds are issued, any funds in excess of the petitioner's contribution shall be refunded by the City or the financial guarantee shall be reduced by an equivalent amount. . Installation of public improvements with special assessment financing may be authorized by the Board of City Commissioners without a financial commitment when deemed to be in the public interest and when one or more of the following conditions exist: 1. Improvements are ordered in by resolution of the City Commission. 2. The majority of land in the benefit district is in public ownership. 3. The benefit district is in multiple ownership and a majority of the land therein is developed with principal buildings. Streets. The distribution of costs for financing of public street improvements shall be in accordance , with the following policies: A. The cost of construction of local streets, including two (2) curbs and related storm drains, shall be assessed 100% to the property within the benefit district. The benefit district shall include those properties as provided by statute. 1 - B B. The costs of construction of collector and arterial streets shall be distributed whereby property within the benefit district shall pay the cost equivalent of a local street and the city-at-Iarge shall pay the cost of any excess width or thickness to meet city standards and specifications. Tl1e costs of collector and arterial street construction where total access control is required by or dedicated to the city will be paid in full by the city-at-Iarge. . C. The cost of improvements of direct benefit to adjacent property such as curb cuts, driveways, frontage roads, sp~cial turn lanes, etc., shall be assessed 100% to the benefitted property. Sidewalks. The cost of all SIdewalk improvements shall be paid by the benefitted property. The costs of handicapped accessible ramps built at the intersection in conjunction with new street construction shall be assessed to the benefit district. When sidewalk improvements are initiated by resolution of the City Commission along arterial streets, 50% of the cost shall be paid by benefitted property and 50% shall be paid by the city-at-Iarge. Storm Drainage. Drainage improvements to the Smoky Hill River the flood dike and related pumping stations, creeks and sloughs are funded 100% by the city-at-Iarge. Drainage improvements in developed areas of the city that have been included in a previous benefit district shall be funded 100% by the city-at-Iarge. Drainage improvements in developed areas of the city that have not been included in a previous benefit district shall be funded 50% by the city-at-Iarge. Drainage improvements in undeveloped areas of the city shall be funded 100% by the benefit district. Corridor Improvements. The traffic study indicates that significant road improvements may help alleviate future traffic problems. The following road improvement cost estimates are based on the road improvements suggested in the traffic model. " The improvement recommendations are separated into two phases. The first phase is to expand South Ninth Street, between Schilling Road and Water Well Road, by adding turn lanes. Turning would be allowed at designated access points. The effect would be four lanes to Water Well Road, with turn lanes where allowed. The final street configuration would be four through lanes and one turn lane. . . The second phase would be to signalize the intersection of Water Well Road and South Ninth Street. At the intersection of Water Well Road and South Ninth Street, a break-out lane will be added to align with the additional lanes being added north of this intersection. A future phase would be to expand South Ninth Street, between Water Well Road and Farrelly Road from two lanes to three lanes. This improvement, however, is not indicated in the near term by the traffic study. The final configuration would be two through lanes and a center turn lane. Cost estimates include construction, engineering and inspection, contingency and right-of-way acquisition. Construction costs are based on an average of $700,000 per lane-mile. Engineering and inspection costs are based on an average of $140~000 per lane-mile. Contingency is based on an . average of $175,000 per lane-mile. Right-of-way (icquisition is based on an average of $5.00 per square foot. Right-of-way acquisition in the first Plla'se is calculated only for the southern half since adequate right-of-way currently exists on the nortl1ern half; and only the width of the needed lanes, since the current right-of-way is up to 120' wide, necessitating little additional land. As the tables below indicate, the cost estimate for the first phase, between Schilling Road and Water Well Road, is $2,524,000. The cost estimate for the second phase, between Water Well Road and 2-B I I I I I I I B I g I I n I o I I I I I I I I I I I I I I I I I I I I I I I Farrelley Road, is $1,627,750. The total cost estimate for both phases of improvement is $4,151,750. !, r .~ 'j' " Schilling to Water Well Water Well to Farrell Adding 1 lane at north.5 miles and adding 3 lanes at south .5 miles. Four through lanes and one turn lane. Adding 1 lane with two through lanes and one turn lane. Construction Cost $1,400,000 EnQineerinQ and Inspection $280,000 Contingency $350,000 Subtotal $2,030,000 R .O.W. Acquisition $494,000 Total $2,524,000 Construction Cost $736,000 Sianalized Intersection $150,000 Engineering and Inspection $152,600 Continaencv $190,750 Subtotal $1,229,350 R.O.W. Acquisition $398,400 Total $1,627,750 Total Improvement Costs ShillinQ to Waterwell $2,524,000 Waterwell to Farrelly $1,627,750 Total $4,151,750 3 - B SAUNA SOUTH NINllt STREET ROAD IMPROVEMENT DISTRICT. Recommended Improvement Cost Estimate Construction costs are based on $700,000 per lane-mile. Engineering/lnspection based on $140,000 per lane mile. Contingency based on $175.000 per lane mile. R.O. W. based on $5.00 per square foot. Shlllln to Water Well Adding I lane at north .5 miles and adding 3 lanes at south .5 miles. Four through lanes and one turn lane. . Water Well to Farrell Total 1m rovement Coats Total of Improvements between Shilling and Farrell I Adding I lane with two through lanes and one turn lane. Construction Cost $1,400,000 Enoineerino and lnsoection $280,000 Continnencv $350 000 Subtotal $2.030,000 R.OW. Acquisition $494,000 Total $2,524 000 Citv/CounwShare 50% $1,262,000 Prooertv Owner's Share $1,262,000 Construction Cost $736,000 Sionalized Intersaction $150,000 Ennineerinn and Insnection $152600 Continoencv $190,750 Subtotal $1,229,350 R.OW. Acouis~ion $398 400 Total $1.627,750 CilV 1 County Share $8 I 3,875 Prooertv Owne~s Share $813,875 Shillin to Water Well Water Well to Farrell Total Clt 1 Coun Share Pro ert Owner's Share Summa Table A . Commercl.1 1 Riffel Movlnn Services Ine 1.5 65,340.00 21.562.20 FueVConvenlence $8,759 $8.759 3b Melvin Berokarrc TNSt 10.46 455.637.60 150.360.41 Indua1rial $61,080 $61,080 Charles W. & Jusnrta M. 4b Bland 12,38 539.272.60 177.960.02 Industrial $72.291 $72,291 6 Miller, Ekk>n V. 33.6 1.463.616.00 482,993.28 Major General $196,202 $196,202 Retail Riffel Norman D. & Joyce Major General $79,415 $79,415 7 J, 13.6 592.416,00 195,497.28 Retail Linden J. & Kathryn Ann 14b Lorenson 1.38 60,112.80 19.637.22 Industrial $8 058 $8.058 16' Major General . $106,860 Hills Darrel M. & Laura J. 18.3 797,148.00 263,058.84 Retail $106,860 Major General $105.108 16. KDOT 18 784,080.00 258.746.40 Retail .. $105,108 25b Paul K, Mai 1.84 60,150.40 26.449.63 Industrial $10,744 $10,744 30 EBC Inc. 3.76 163,785.60 54.049.25 Industrial $21,956 $21,956 33 Beanies Inc 17 740,520.00 244.371.60 Industrial $99 269 $99,269 McArthur North Roderick 34 and Russell & Russell Inc. 35.6 1.550.736.00 511,742.88 Auto Sales $207,881 $207,881 35b Exide 19,87 865,537.20 285.627.28 Industrial $116,028 $116,028 Norton Wasserman Jones 43 & Com""nv 5 217,800.00 71,874.00 Industrial $29,197 $29,197 Norton Wasserman Jones 44 & Comn'n" 8,7 378.972.00 125,060.76 Industrial $50,802 $50,802 45b UNI Pro~rties Co~'nv 15.13 659.062.80 217.490.72 Industrial $88,349 $88,349 North American Phillips 52b Electric Comnration 84.81 3,694,323,60 1,219.126.79 Industrial $179,448 $179,448 North American Phillips 62c Electric Comnration 17.77 774.061.20 255,440,20 Industrial $37,599 $37.599 Major General 53 Elden V. Miler 30.87 1,344.697.20 443.750,08 Retail ' $65,317 $65,317 William E. Mowery III. Fred Exline & Jean M. 54.' Stevens 2.41 104,979.60 34.643.27 Food Service $5,099 $5,099 William E Mowery III. Fred Exline & Jean M. 54b Stevens 33,64 1,465,358,40 483,568.27 IL"""'~ $71,178 $71,178 57 Dr. John F. Commerford 61.01 2,657.595.60 877,006,55 Major Genera! $129,090 $129,090 Retail 58 Frank Sa"er Trust No.1 154.14 6,714.338,40 2,215.731.67 Industrial $326, I 42 $326,142 James EdWard & Lois 60 Genevieive Reser 17.77 774.061.20 255,440,20 Vacant $0 $0 Perry Nathan & Nevelle 81.. Rachel Martin 5.51 240.015.60 79,205.15 Vacant $0 $0 Perry Nathan & Nevelle' 61b Rachel Martin 6.45 280,962.00 92.717.46 Vacant $0 $0 Perry Nathan & Nevelle 61c Rachel Martin 5.4 235.224,00 77.623,92 Vacant $0 $0 62 Eunice T. Comm9rtold 230,75 ................. 3,316.965.10 Vacant $0 $0 63 Jorma J. 5ti""lI Trustee 36.14 1,574.258,40 519.505.27 Vacant $0 $0 --:- 64.' Son.Huk & PI-Sun Han 9.24 402,494.40 132.823.15 Vacant $0 $0 84b Son-Huk & PII-Sun Han 9.09 395,960,40 130.666.93 Vacant $0 $0 65 Rhoda L. E~.I 0,00 0.00 Vacant $0 $0 66 SEI Partners LP 51.52 2.244,211.20 740.589,70 Vacant $0 $0 67 John Edward Carlin 75.08 3,270.484.80 1.079.259.98 Vacant $0 $0 ITotals 469.361 $1,262,000 I $2,075,875 I $8 I 3,875 I 10/14/97 RIDSTRC3,WK4 I I $2,524,000 $1.627,750 $4,151.750 $2.075,875 $2,075,875 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I Construction costs are based on $700.000 per lane-mile. Engineering/Inspection based on $140,000 per lane mile. Contingency based on $175,000 per lane mile. R.O.W. based on $5.00 per square foot. SALINA SOUTH NINTH STREET . ,: " ROAD IMPROVEMENT DISTRICT - Recommended Improyement COBt EBtl" , ,'~: ~" Shillina to Water Well Water Well to Farrelly Total 1m royement COBtB Adding 1 lane at north .5 miles and adding 3 lanes at south .5 miles. Four through lanes and one tum lane. Total of Improvements between Shilling and Farrell Adding 1 lane with two through lanes and one tum lane. $2,524,000 $1,627,750 $4,151.750 $2.075,875 $2,075,875 $736,000 $150,000 $152.600 $190,750 $1,229.350 $398,400. $1,627,750 $813,875 $813,875 $1,400,000 $280,000 $350,000 $2,030,000 $494,000 $2,524,000 $1,262,000 $1,262,000 tria Summa Table B -Indus I Riffel Moving $8,759 $8.759 1 Services Inc 1.5 65,340.00 21.56220 FueVConvenienc:e Melvin Bergka"ll $61,080 $61,080 3b Trusl 10.46 455.637.60 150,360.41 Industrial Cha~es W. & 4b Juanita M. Bland 12.38 539.272.80 177,960.02 Industrial $72,291 $72,291 6 Miller. Eldon V. 33.6 1,463,616.00 482,99328 MS'Of General Retail $196,202 $196,202 Riffel Norman D. & 7 Jovee J. 13.6 592,416.00 195,49728 Maar General Retail $79,415 $79,415 Linden J. & Kathryn $8,058 $8,058 14b Ann Lorenson 1.38 60,112.80 19,83722 industrial Hills. Darrel M. & 16' Laura J. 18.3 797.148.00 263,058.84 Industrial $106,860 $106,860 168 KDDT 18 784,080.00 258,746.40 Industrial $105,108 $105,108 25b Paul K. Mai 1.84 80,150.40 26.449.63 Industrial $10,744 $10,744 30 EBC inc. 3.76 163,785.60 54.04925 Industrial $21,956 $21,956 33 Beanies Inc 17 740.520.00 244.371.80 Industrial $99,269 $99,269 McArthur North Roderick and Russell & Russell 34 Inc. 35.6 1.550,738.00 511.742.88 Industrial $207,881 $207,881 35b Exide 19.87 865,53720 285.62728 Industrial $116,028 $116,028 Norton Wassennan '. 43 Jones & Cormanv 5 217.800.00 71.874.00 Industrial $29,197 $29,197 Norton Wasserman 44 Jones & Cormanv 8.7 378,972.00 125,060.76 Industrial $50,802 $50,802 UNI Properties 45b Co""'anv 15.13 659,062.80 217,490.72 Industrial $88,349 $88,349 North American Phillips EIecl1ic 52b Como ration 84.81 3.694,323.60 1,219,126.79 Industrial $179,448 $179,448 North American Phillips Electrie 52e Como ration 17.77 774,06120 255,44020 Industrial $37 599 $37 599 53 Elden V. Miler 30.87 1.344.697.20 443,750.08 Industrial $65317 $65 317 William E. Mowery III, Fred Exline & 548' Jean M. Stevens 2.41 104.979.80 34,64327 Industrial $5.099 $5,099 William E. Mowery III, Fred Exline & 54b Jean M. Stevens 33.64 1.485,358.40 483,56827 Industrial $71 ,178 $71.178 Dr. John F. 57 Commerford 61.01 2,657.595.60 877,006.55 Industrial $129,090 $129,090 Frank Sager Trust 58 No.1 154.14 6.714.338.40 2.215.731.67 Industrial $326,142 $326,142 James Edward &' Lois Genevieive 60 Reser 17.77 774.06120 255,44020 Vacant $0 $0 Perry Nathan & Nevelle Rachel 61a' Martin 5.51 240,015.60 79,205.15 Vacant $0 $0 Perry Nathan & Nevalle Rachel 61b Martin 6.45 280.962.00 92,717.46 Vacant $0 $0 Perry Nathan & Navalle Rachel 61e Martin 5.4 235,224.00 77,623.92 Vacant $0 $0 Eunice T. 62 Commerford 230.75 10,051,470.00 3,316,985.10 Vacant $0 $0 Jorma J. Sligall 63 Trustee 36.14 1.574,258.40 519,50527 Vacanl $0 $0 Son-Huk & Pil-Sun 648' Han 924 402,494.40 132.823.15 Vacant $0 $0 Son-Huk & Pi~Sun 64b Han 9.09 395.960.40 130.666.93 Vacant $0 $0 65 Rhoda L. Eitel 0.00 0.00 Vacant $0 $0 66 SEI Partners LP 51.52 2.244211.20 740.589.70 Vacant $0 $0 67 John Ect.vard Ca~in 75.08 3,270,484.80 1,079,259.98 Vacant $0 $0 ITotals 469.36 I $1 ,262,000 I $813,8751 $2,075,8751 10/14/97 RIDSTRC3.WK4 SALINA SOUTH NINTH STREET ROAD IMPROVEMENT DISTRICT - Recommended Improvement Coat Estimate Construction costs are based on $700,000 per lane-mile. Engineering/Inspection based on $140,000 per lane mile. Contingency based on $175,000 per lane mile. R.O.W. based on $5.00 per square foot. $736.000 $150,000 $152,600 $190,750 $1 ,229,350 $398,400 $1,627,750 . $813.875 $813,875 Adding 1 lane with two through lanes and one turn lane. $1,400,000 $280.000 $350,000 $2,030,000 $494,000 $2,524.000 $1,262.000 $1,262.000 Summ Table C . Mixed Use Riffel Moving $8,759 $8,759 1 Services Inc 1.5 65.340.00 21.56220 FueVConventence Melvin BergkarT'll $61,080 $61,080 3b Trust 10.46 455.637.60 150,360.41 IndustJial ChaMes W. & 4b JuenilB M. Bland 12.38 539.272.80 1n,980.02 IndustJial $72,291 $72,291 6 Miller, Eldon V. 33.6 1.463.616.00 482,99328 Ms"or General Retail $196,202 $196,202 Riffel Norman D. & 7 Jovee J. 13.6 592,416.00 195,49728 Ms"or General Retail $79,415 $79,415 Linden J. & Kathryn $8.058 $8,058 14b Ann Lorenson 1.38 60,112.60 19.83722 Industrial Hills, Darrel M. & 16" Laura J. 18.3 797,148.00 263,058.84 Auto Sales $106,860 $106,860 168 KDOT 18 784,080.00 258.746.40 Auto Sales $105,108 $105,108 25b Paul K. Mal 1.84 80,150.40 26,449.63 IndustJial $10,744 $10,744 30 EBC Inc. 3.76 163,785.60 54,04925 IndustJial $21,956 $21,956 33 Beanies Inc 17 740,520.00 244,371.80 IndustJial $99,269 $99,269 McArthur North Roderick and Russell & Russell 34 Inc. 35.6 1.550.736.00 511,742.88 Auto Sales $207.881 $207,881 35b Exide , 19.87 885,53720 285,62728 Industrial $116,028 $116,028 Norton Wasserman 43 Jones & Co~anv 5 217.800.00 71.874.00 IndustJial $29,197 $29,197 Norton Wassennan 44 Jones & Co~anv 8.7 378.972.00 125,080.76 IndustJial $50,802 $50.802 UNI Properties 45b Co~ariv 15.13 659.062.80 217.490.72 IndustJial $88 349 $88 349 North American Phillips Electric 52b Co~ration 84.81 3,694,323.80 1,219,126.79 Industrial $179,448 $179,448 North American Phillips Electrie 52e Com:nration 17.n n4,06120 255.44020 IndustJial $37,599 $37,599 53 Elden V. Milar 30.87 1.344.697.20 443,750.08 Auto Sales $65,317 $65,317 William E. Mowery III, Fred Exline & 548" Jean M. Stevens 2.41 104.979.60 34.64327 IndustJial $5.099 $5,099 William E. Mowery III, Fred Exline & 54b Jean'M. Stevens 33.64 1.465.358.40 483,58827 IndustJial $71,178 $71,178 Or. John F. 57 Commerford 61.01 2,657.595.60 8n ,006.55 IndustJial $129,090 $129,090 Frank Sager Trust $326,142 58 NO.1 154.14 6.714,338.40 2.215,731.67 IndustJial $326,142 James Edward & Lois Genevieive 60 Aeser 17.n n4.06120 255.44020 Vacant $0 $0 Perry Nathan & Nevelle Rachel 618- Martin 5.51 240,015.60 79.205.15 Vacant $0 $0 Perry Nathan & Nevelle Rachel 61b Martin 6.45 280,962.00 92.717.46 Vacant $0 $0 Perry Nathan & Nevelle Rachel 61e Martin 5.4 235.224.00 n.623.92 Vacant $0 $0 Eunice T. 62 Commertord 230.75 10.051,470.00 3,316,985.10 Vacant $0 $0 Jonna J. Stigall $0 $0 63 Trustee 36.14 1,574,258.40 519.50527 Vacant Son-Huk & PiI-Sun 648" Han 924 402,494.40 132.823.15 Vacant $0 $0 Son-Huk & PiI-Sun 64b Han 9.09 395,960.40 130.666.93 Vacant $0 $0 65 Rhoda L. Enel 0.00 0.00 Vacant $0 $0 66 SEI Partners LP 51.52 2,244,211.20 740.589.70 Vacant $0 $0 67 John Ect.Yard CaMin 75.08 3.270,484.60 1,079,259.98 Vacant $0 $0 ITotals 469.361 $1,262,000 I $813,8751 $2,075,8751 10/14/97 RIDSTRC3,WK4 I I I $2,524,000 $1,627,750 $4,151,750 I $2,075,875 $2,075,875 I I I I I I I I I I I I I I I I I I 1 .1 . I I I 1 I I I I I I I I I I ~f(lfi . , ' , t "\.1 APPENDIX C TRAFFIC MODEL I I D '1 D I '1 I I I o I I D I D I I I I I I I I I I I I I I I I I I I I I I Traffic Analysis Methodology The three-mile corridor of South Ninth Street extending from Schilling Road on the North to Mentor Avenue on the South was analyzed to determine the traffic impact from each of the three land use scenarios. In analyzing the impact of the land use scenario's on the roadway network, specifically South Ninth Street, a travel demand simulation model was employed. Using the Kansas Department of Transportation's QRS2 transportation model, each of the scenarios were incorporated into the future 2016 transportation model. This was accomplished through modification of the model to incorporate more detailed or specific geographic areas. In transportation modeling, individual, . geographic zones within the model-area are delineated and identified for analysis purposes. These zones are called Traffic Analysis Zones (TAZ's). ' Because the South Ninth Street Corridor Study is concerned primarily with traffic patterns and characteristics around the study area, it was necessary to disaggregate the TAZ's within the area to enable a more detailed analysis. These T AZ's are shown on Figure T -1. As this figure shows, three additional TAZ's (515,516 and 517)were added between Schilling Road and Water Well Road on either side of South Ninth Street and one additional zone (518) was added south of Water Well Road. The traffic generating impacts of each of these areas are represented within the travel simulation model using the existing plus the four additional TAZ's. Traffic Analysis Using the manual developed by the Institute of Transportation Engineers (ITE), Trip Generation, 1991, 5th Edition, the number of trips generated for each of the three land use scenarios were calculated and input into the model. Tables A Band C in the Appendix provide information on the tract size, land use type and number of trips generated per day and per peak hour for each of the 34 zones comprising the Salina South Ninth Street Corridor Study area. Shown below are the total trips produced and attracted to the corridor during the P.M. Peak-hour for each land use scenario between Schilling Road and Water Well Road: . . . 3,500 2,720 2,650 Commercial Land Use Scenario Industrial Land Use Scenario Mixed-Use Land Use Scenario As shown, the commercial land use ~cenario generates the most trips during the P.M. Peak Period. Relatively speaking, the commercial and industrial land use scenarios will generate about the same amount of traffic while the Mixed-use scenario will generate significantly less traffic as the land use build-out for this alternative comprises a mix of uses including several that typically do not generate significant amounts of traffic during a weekday P.M. Peak Period. The trip production rate for land uses such as Auto Sales is significantly higher on Saturdays than on weekdays, specifically during the P.M. Peak Period when traffic on the adjacent streets is highest. R:\97164' WPC\R.EPORTS\APPEN_C 1 - C South 9th Street Corridor Study Salina, Kansas 32 22 ~_ 11 ",_. 1 14 17 12 ,19 13 8 Schilling Road 6 __ 516 5 V ' - ~ ,. 4v 3 7 5 517 ~ W ~erWell Road 1 I ~ + ~ , , , :' \ .. \ . 518 2 It) ~ ~ I - ~ ~ ci Farrelly Road . -/100 --.- } \ --- T.-'. ,/' -"---'" II + f Not to Seale Figure T -1 Location of Traffic Analysis Zones (TAZ's) Within the South 9th Street Corridor ..IIII1ID BUCHER, WILLIS & RATLIFF I.'IJI~ CORPORATION I I I I I I I I I I I I I I I I I I' I I I I I ,I I I I I I I I I I I I I I I .!.; ;, '. :\t' Conversely, the trip production of Industrial or Business Park land uses are highest during the P.M. Peak Period, when the adjacent streets are carrying thei~ Nghest traffic volumes. Traffic produced from commercial land uses, while peaking during the weekends, is also relatively high during the weekday P.M. Peak Period. Based on the trip making characteristics for each of the land uses within each of the land use scenario's, Peak-hour Factors (PHF) -- the percentage of total daily traffic that occurs during the peak hour of traffic, were modified to reflect these characteristics. The percentage of daily traffic that occurs during the peak hour of traffic typically range from about 9 to 12 percent for a community the size of Salina. As mentioned, the impact of this additional traffic on South Ninth Street was determined with the assistance of the. QRS2 travel simulation model, a state of the art tool that assists in the forecast of travel based numerous variables including, land-use, socioeconomic information, roadway characteristics, and driver behavior characteristics. Within the Study Area, three locations on South Ninth Street between Schilling Road and Mentor Road were analyzed to determine the impact on traffic for each of the land use scenario's. Figure T-2 shows these locations of South Ninth Street. The first location is immediately south of Schilling Road in which South Ninth Street has a 4-lane cross-section. The second location is immediately north of Water Well Road in which the cross- section of South Ninth Street is only 2-lanes. The third location is south of Water Well Road and north of Farrelly Road. Traffic counts for each location are given for the base year --1997, Year 2016 with the existing or base land use scenario, and the three land use scenarios that were analyzed -- Commercial, Industrial, and Mixed-Use. Roadway Level of Service (LOS) Before a discussion can be presented on the transportation impact of the alternative land use scenarios, it is necessary to define the operating standards used in the analysis of the roadways. In addressing the effectiveness of roadways, a set of criteria was applied to each of the analyzed geographic points of South Ninth Street. Using the Level of Service (LOS) criteria, each of the locations were analyzed to determine their operating level of service. The method of determining service level is through a quantitative analysis that compares the vehicle flow of traffic on a roadway with the vehicle flow capacity of that particular roadway. The resulting ratio of this quantitative analysis is then used to determine the roadways Level of Service. A LOS is an "A-B-C-D-E-F" grading system whereby the quality of operation on a street system can be identified. The levels of service range from an "A," the best traffic operation, to "F" the poorest. The LOS has been calculated in accordance with the 1994 Highway Capacity Manual (HCM) for arterial analysis. Abbreviated definitions for each LOS are defined in Table T-l. R:\9'11U\WPC\R.EPORTS\APPEN_C 3 - C R\911"\ WPC\Jl.EPOJl.TS\APPEN_C. TablE! T-1 Level of Service (LOS) Description I I I I I I I ,I ,I~ I I ,I~ I ,I I I I I I LOS Description A Free-flowing traffic . B Low-density stable traffic C MediumdeIlSity stable traffic flow . D High-density'stable traffic flow E Unstable flow at or near capacity levels .." . F Breakdown of traffic flow 4:-C I I I I, -I I I' I I I I '1 I I I I ,I I I t Not to Scale . , l:,;?~{~~~:)' SCHILLING ROAD WATER WELL ROAD LO ('I) ,- I - tu w a: ~ .r::. 0; en MENTOR ROAD Figure T-2 Traffic Analysis Locations Within the South 9th Street Corridor , -- " ,.\' 1 . ,;.. ' South 9th Street Corridor Study Salina, Kansas e - Analysis Location ....... BUCHER, WILLIS & RA TUFF ..,.,.~ CORPORATION Traffic volumes and theoretical capacity provide the basis for LOS calculations on street segments, Given this data, a volume-to-capacity ratio (V Ie) was used to measure the current level of service on the segments of South Ninth Street. WithiIl the area of analysis, the capacity for South Ninth Street is 1,000 vehicles per hour per lane (vphpl). Us4"1g this value the capacity for the 4-lane segment between Schilling Road and a point midway or approximately one-half mile to the south is 4,000 per hour. From this point southward South Ninth Street is a two-lane facility with a capacity of 2,000 vehicles per hour. The capacity used for analysis is generalized as the actual capacity of a roadway is dependent on numerous characteristics of the rpadway used as variables in a complex equation to arrive at actual roadway capacity. For purposes of this study in which the intent is to show the relative difference each land use scenario has. on the roadway, the generalized capacity values, which incidently are lower-than those used inthe model were utilized., By llsing these values rather than those in the model a more conservative analy~is is performed as the resulting V /C ratio's are . higher. For the analysis a scale for level of serviCe, obtained from the Highway Capacity Manual. Special Report 209,3rd Edition was utilized. Table T-2 presents levels of service and corresponding volume/capacity ratios used to determine service levels. Table T-2 LOS Criteria ~y V /C Ratio LOS V /C Ratio A <0.31 B 0.31 < 0.51 C 0.51 < 0.71 . .", D 0.71 < 0,84 E 0.84 < 1.00 , F > 1.00 Source: Highway Capacity Manual. Special Report 209, 3rd Edition Figure T-3 shows the relative impact of each of the land use scenarios on the future operation of South Ninth Street. Currently (1997), the two segments between Schilling Road and Water Well Road operate at LOS B. The segment of South NiI}th Street south of Water Well Road operates at LOS A. Using the 2016 base year land use scenarip, the levels of service will remain unchanged. The analysis of all three alternative land use scenarios revealed that each would have a relative large impact on the operation of South Ninth Street. This statement must be put into perspective however, as currently and in base year 2016, the roadway will operate with an extremely high level of service. Therefore, it would be expected that any signifi!2ant "build" land use scenario's will result in a , decreased LOS. Of the three land use scenarios,. the: "commercial" alternative would have the most significant impact to the operation of SouthNinth Street within the Corridor. The amount of additional traffic for South Ninth Street under this scenario range from 4,000 vehicles per hour at R:\9nU' WPC\Il.EPOK15\APPEN_C 6-C I I I ,I, I I I I I I ,I I ,0 I I I 'I I I I I I I, I I I, I I ,I I 'I, I I I I I I I its location south of Schilling to approximately 1,000vehicles per hour between Water Well and Mentor Roads. The "Mixed-use " alt~rtuitive would 'add the least amount of traffic ranging from 3,230 immediately south of Schilling to 950 between Water Well and Mentor Roads. The "Industrial" land use alternative would result in adding less traffic than the Commercial and more traffic than the Mixed-use scenarios. 11.:\97144\ WPC\ REPORTS\ ArrEN_ C 7-C South 9th Street Corridor Study Salina, Kansas Existing Roadway Configuration SCHILLING ROAD 1997* 4-LANES Base Base Count V 1310 1770 LOS B B 2-LANES V 660 690 LOS B B WATER WELL ROAD 2016 Commercial Industrial Mixed Use . 2720. 3500 E C 1110 C 630 B 1997* 2016 Base Base , Commercial Industrial Mixed Use Count V 390 520 1110 620 600 LOS A A C B A LO ('I) ,... I tu w a: ~ en ~ 0; en . - Count Location V - Volume (both directions) per hour LOS - Level of Service MENTOR ROAD f * 1997 base count was obtained from traffic counts conducted in May and June, 1997 Not to Scale Figure T-3 Existing and Future P.M. Peak-Hour ....... BUCHER, WILLIS & RATLIFF Traffic Volumes and Levels of Service ..,.,.~ CORPORATION for the Existing Roadway ,Network 2650 I I R :1 I I ,I I .1 0, I II ,I o D I I I I, C 620 B I I I I, I I I, I I I I 'I I I I I I I ,I 'or . t '.': The analysis of the impact of each of the three alternative land uses revealed that the commercial scenario would result in the largest increase in traffic, followed by the mixed-use scenario and the industrial scenario. The analysis of the impact of these land use scenarios was performed to determine the impact on the existing or base 1997 roadway network. The analysis revealed that with no improvements to the roadway system, the LOS system would drop to an "E" and an "C" for the commercial and industrial land use scenarios, respectively. The LOS would only decrease to a "C" for the mixed-use scenario. On the two-lane segment of South Ninth Street between Schilling Road and Water Well Road the LOS will be "C" under the commercial scenario, and" B" under the mixed-use scenario and industrial scenario. Further south, between Water Well Road and Mentor Road, the current LOS is a free-flowing traffic condition" A" which would diminish to a level "C" under the commercial scenario. The mixed-use scenario would permit this southern two miles of the corridor to remain at a LOS of "A." Potential Mitigation Measures A roadway possessing a level of service of "D" or worse should be mitigated to provide better traffic flow. Within the Corridor the 4-lanesegment of South Ninth Street between Schilling and Water Well Roads will operate at unacceptable levels of service for the commercial land use scenario. To mitigate the impact of traffic produced under this scenario one potential measure is to provide a center turn lane extending the entire length of the segment. This type of lane configuration is called a two-way left-turn lane (TWL TL). The TWL TL is added to the center of the roadway cross-section allowing for the removal of left-turning vehicles from the through-traffic lanes of the roadway, thereby enabling smoother traffic flow. Adding a TWLTL to South Ninth Street would result in approximately 15 percent more capacity to the roadway. Alternatively, the city could ensure that turning bays are built at access points. Either improvement will achieve the needed result, which is to allow through traffic to be unimpeded by left turn movements. Although the 2-lane section of South Ninth Street between Schilling and Water Well Roads will operate at an acceptable LOS of "C" under all scenarios, it may be advantageous to continue the. TWLTL configuration southward to the intersection at Water Well Road, thereby allowing for future increases in traffic as the adjacent land is developed more intensely. Table T-3 shows the capacity values for the existing lane configurations for South Ninth Street. Figure T-4 shows theresulting levels of service if a TWLTL configuration was applied to South Ninth Street between Schilling and Water Well Roads. 11.:\971+4\ WPC\ REPOR15\ APPEN_C. 9-C Table T-3 Capacity Values for Existing and Potential Lane Configurations (Vehicles per Peak Hour) B I I :1 .1 I I I I I ,I I I II I I I I I Capacity (per Configuration direction) 2-lane Arterial 1,000 2-lane Arterial(TWLTL) 1)50, . 4-lane Arterial 2,000 4-lane Arterial (TWL TL) 4,300 In addition to the provision of a TWLTL, the implementation minor Transportation System Management (TSM) measures would further mitigate the impact of the additional traffic produced by the land use scenarios. Potential TSM meas\.!.res that may be applicable to South Ninth Street include the prohibition of certain turning movements, Le., left-turn from South Ninth Street during th peak traffic hour, or the addition or deletion of qaffic signals. R.:\9'7I44\WPC\R.EPOR1'S\APPEN_C 10 - C I I I I I I I, I I I I I I I I I I' I I South 9th Street Corridor Study Salina, Kansas Traffic Model Roadway Configuration SCHILLING ROAD 1997* I 5-LANE (lWLTL) Base Base Count V 1310 1770 LOS A B V 660 690 LOS A A WATER WELL ROAD 2016 Commercial Industrial Mixed U~ 3500 o 2720 C 2650 C 1110 B 630 A 620 A 1997* 2016 I I 2-LANE Base Base Commercial Industrial Mixed Use Count V 390 520 1110 620 600 LOS A A' B A A LO (\') T""" I tu w a: I- en ~ 0; en . - Count Location V - Volume (both directions) per hour LOS - Level of Service (lWLTL) - Two-way left-turn lane MENTOR ROAD t * 1997 base count was obtained from traffic counts conducted in May and June, 1997 Not to Scale Figure T-4 Existing and Future P.M. Peak-Hour ....... BUCHER, WILLIS & RATLIFF Traffic Volumes and Levels of Service ..,....... CORPORATION for the Improved Roadway Network 12 - c I I o o I o :1 I o I I ,I I I o I I I I The mixed-use land use scenario, calling for less industrial development than the industrial alternative would result in fewer trucks and the least amount of vehicular traffic of all three land use scenarios. Based on the analysis of traffic analysis for each of the land use scenario's, the Mixed-use alternative would have the least impact on South Ninth Street traffic. However, under the existing lane configuration, even the amount of traffic produced by the Mixed-use alternative would result in unacceptable levels of service on the 4-lane section of South Ninth Street. Therefore, it is recommended that South Ninth Street from Schilling Road to 1/2 mile north of Water Well Road should be upgraded to provide for a center-turn lane or turning bays. More specifically the cross- section of the roadway should beS-Ianes with a-turn bayor-two-way left-turn lane (TWLTL)._ Analysis of the traffic operation of South Ninth Street with this configuration revealed that the level of service will increase under all land-use scenarios, but that the Mixed-use scenario will provide a LOS of "C" or better. In addition to the improvement of the existing 4-lane section of South Ninth Street, it is also recommended that the 5-lane center-turn lane continue southward to the intersection of Water Well Road. This is recommended even though the LOS under all scenarios' are "C" or better, however, the provision of this configuration will provide additional capacity that will be necessary as the adjacent land parcels develop more intensely. l:\971U\WPC\REPORlS\APPEN_C ;~"... ,:;.->-" : ~...;, ~{i- .I~ l I I I I I, I I I I :1 I I I I I I I I I APPENDIX D ANALYSIS OF LAND A V AILABILITY/COMPETITIVE SITES I I I I I I I I I I I I I ;1 I I I I I I I I I I I I I I I I I I I I I I I I SOUTH NINTH CORRIDOR PLAN ANAL YSIS OF COMMERCIAL, INDUSTRIAL, AND MIXED-USE LAND AVAILABILITY/COMPETITIVE SITES Clarion Associates June 25, 1997 INTRODUCTION This appendix sets forth the complete versions of the three market analysis reports prepared by Clarion Associates as part of the South Ninth Corridor Plan background studies. These studies _ were based on interviews with staff, local real estate experts, and chamber of commerce officials, analysis of economic development data provided by the city and county, site tours, and national market research. COMMERCIAL MARKET DEMAND/LAND AVAILABILITY Summary One of the key issues to be addressed in the plan is whether land should be made available in the South Ninth Corridor for additional large-scale commercial development (20,000 square feet/2-10 acres). Except for parcels zoned agricultural, all of the land in the corridor south of Schilling Road is currently zoned industrial, a classification in the county that allows a wide variety of uses, including large-scale retail commercial development. After examining the current supply of retail commercial land in the area, we conclude that the city and county have sufficient land already available to accommodate significant large-scale commercial development over the next five-ten years in other locations. Therefore, conversion of the parcels. on South Ninth south of Avenue A to retail commercial use is not a pressing need from a market perspective. Additionally, large-scale retail commercial development in this area could have a significant adverse impact on existing industrial uses in terms of increased property taxes (through increased valuation) and traffic. Discussion A. Current Commercial Land Supply . The Salina/Saline County region has two major commercial areas available for large-tract retail commercial development that were examined as part of this project--the South Ninth Street Corridor and the Northern Commercial Area located around the Ninth Street/I-70 interchange. There is, of course, significant existing commercial development in downtown Salina and at the Crawford Street/I-135 Interchange. However, for a variety of reasons, including lack oflarge parcels (both downtown and Crawford), floodplain issues (Crawford) or lack of direct interstate access I (downtown), these locations are not directly competitive with the study area. Additionally, while the area would appear to have a significant number of other potential commercial development sites available along Interstates 135 and 70, the majority of these are within the floodplain or floodway and have significant drainage problems or lack easy access to water and sewer. 1. South Ninth Corridor (north of Schilling Road) The South Ninth Corridor is already home to the city's most significant concentration of large-scale commercial/highway oriented development. Some of the key attributes of this area include: . Excellent access to and visibility from Interstate 135, which will improve even further with the opening of the Magnolia Street interchange. . City water and sewer already available for sites north of Schilling Road. Water and sewer could easily be extended to sites south of Schilling Road from a physical/engineering perspective, although costs for this extension could be substantial depending on the location of the parcel. . None of the commercial parcels lies within a floodplain or floodway, although some parcels have drainage problems due to lack of gradient. The city has also put in place a special drainage regulation in the area that requires on-site detention, even for properties platted and zoned prior to 1980 when the drainage requirements were adopted. . While the area is already heavily developed, a number of parcels of a variety of sizes are still available for development such as : -- The Miller tract (33 acres located in the county at the southeast comer of South Ninth and Schilling Road) --Riff ell tract (20 acres located in the county at the southwest comer of South Ninth and Schilling Road) --Hills #1 tract (18 acres located directly south of the Riffell property) --Sutherland tract (approximately 8 acres located on the west side of South Ninth between Schilling Road and Magnolia ~treet) --Lambertz tract (approximately 10 acres located north of the Office Max site on the west side of South Ninth between Schilling Road and Magnolia Street) 2 I I I I _I I I I I I g I I 'I I I I I I ',..Y >,,' J. -i} r;!'.:;~. ,.... ',;~" ~~ ~ '"~f',;,;.',:,~ ,';-,.- . ',:~', ~'~ ~. "'>' I I I I .1 I I I I I I I I I I ,I II I I 1;f --Hills #2 (approxiIT,lately 5 acr~s l~cated north of the Wal-Mart site) --Dooley tract (approximately 8 acres located north of the Sam's Club site) --Hills #3 (14 acres located south of the Target site across Schilling Road) --Magnolia Street West parcels (approximately 77 acres just west of the new I-I 35/Magnolia Street interchange owned by Marietta and Wallerius of which the city contemplates highway-oriented commercial development) There are a number of other smaller, but still substantial commercial sites available at the Mid-State Plaza and the mall. . Land sales prices for parcels zoned and platted with full utilities are in the $5-$7/square foot range, although this can vary widely depending the parcel size and location. . Zoning for most ofthese parcels is C-3 and C-5 in the city, which as allows a wide range of commercial retail and service uses. 2. North Salina Commercial Area (I-70/North Ninth) The North Salina Commercial Area has been the scene of a significant amount of highway- oriented commercial development over the past two years including the new Holiday Inn Express and Days Inn hotels. The key attributes of this area include: . A significant amount of existing highway commercial development including hotels and restaurants. There is some. small-scale office/service commercial development, but no retail . Excellent access to and visibility from Interstate 70. . City water and sewer already available. . All of the area lies outside the flood levee, and most vacant parcels will. require significant fill of from 2-6 feet to permit development. . While the area already has significant development, there are a number of large parcels available at an asking price of about $l/square foot. However, all of these parcels will require filling so that structures will not be subject to flooding. 3 . Zoning for these parcels is C-5 and C-7 in the city, which as allows a wide range of commercial and service uses. B. Absorption Rates/Future Commercial Land Demand According to the Chamber of Commerce, the estimated current absorption rate for commercial (retail, office, service) land in Salina/Saline County is approximately 15-20 acres/year, with an average of 17.1 acres since 1990. This is considerably higher than the demand assessment contained in the 1992 comprehensive plan (76 acres for office, retail commercial, and service commercial by 2010), which based its projections on the slower economic growth years of the 1980s. While Salina has experienced considerable retail commercial growth since 1990, there are still a number of retail sectors that are not represented by large establishments in the area including consumer electronics (e.g., Circuit City; Best Buy), toys (Toys R Us), and pet supplies (Petsmart). Given the growing importance of Salina as a regional commercial center, it would not be surprising if these and other sectors build new facilities in the city over the next 5-10 years. Typically, these. types oflarge-retail establishments require sites of2-10 acres. Additionally, as Salina approaches a population of 50,000, it will begin to attract attention from competing national firmsin sectors already found in Salina (e.g., hardware/building supplies, auto supply). With regard to highway oriented commercial (e.g., hotels), the very high occupancy rates of existing hotels. and the limited amount of hotel meeting space indicates that demand for development sites should continue for these types of business. This is particularly true for the South Ninth Corridor where there is a paucity of hotel rooms. In this regard, the opening of the Magnolia interchange should create significant opportunity for highway commercial uses including hotels and restaurants. After examining the current supply of commercial land in the area, we conclude that the city and county have sufficient land already available to accommodate significant large-scale commercial development over the next five-ten years in other locations. Therefore, conversion of the parcels on South Ninth south of Avenue A to commercial/retail use is not a pressing need from a market perspective. 4 I I I I D I I I I I I I I I o I I I I I I I I I I I I I I I I I I I I I I I "~' ., ~ INDUSTRIAL Summary One of the key issues to be addressed in the plan is whether allowing commercial uses in the South Ninth Corridor industrial area (south of Schilling Road) will have an adverse impact on the city/county's supply ofland to accommodate future industrial development. This is a particular concern given the fact that the area does not have much readily available industrial property with existing services except in its southern reaches in the airport industrial park and along South Ninth in Saline County abutting the city. Currently, the property in question lies just outside the city's southern border in Saline County. Except for vacant tracts zoned agricultural, all efthe parcel~ are zoned industrial, a classification in the county that allows a wide variety of uses, including large- scale commercial/retail development. After examining the current supply of industrial land, we conclude that the city and county have an ample supply of alternative industrial sites with services and infrastructure readily obtainable. Therefore, conversion of the parcels on the west side of South Ninth south of Schilling Road to commercial uses would not have a significant adverse impact on future industrial development from a perspective ofland availability. However, the plan must still address concerns regarding the cost of infrastructure extensions, potential traffic conflicts between existing in4ustrial and proposed commercial uses, and the influence such a change in use patterns will have on future development trends in the area. Discussion A. Current Industrial Land Supply The Salina/Saline County region has three major industrial areas--the Airport Industrial Park (AlP) located west of Interstate 35 in the southwest corner of the city; the South Ninth industrial area located south of Schilling Road and east of South Ninth in Saline County; and the northern industrial area located in the northeast quadrant of the city in the general area bounded by Santa Fe Avenue, North Street, Marymount Road, and Pacific Avenue. (BWR to add map.) While the area would appear to have a significant number of other potential industrial sites available along Interstates 135 and 70, the majority of these are within the floodplain or floodway and have significant drainage problems or lack easy access to water and sewer. I. Airport Industrial Park The Airport Industrial Park is located on the site of the former Schilling Air Force Base in southwest Salina. It has a wide array of industrial sites available in a variety of parcel sizes. According to Tim Rogers, executive director of the Salina Airport Authority, the following land is available for industrial growth: 5 6 I I I I o I I I I I I ,I I g I I I I I . A total of approximately 460 acres vacant with services available. Another 80 acres platted but with water currently available and sewer close by. There is also potential to expand the industrial park south of. Waterwell Road on existing agricultural/undeveloped parcels. These figures do not include land recently made available for development with the opening of the Magnolia Street interchange which most likely will be developed with office, light industrial, and . highway commercial uses desiring high visibility from the Interstate 135. . None of the industrial parcels lies within a floodplain or floodway or has serious drainage problems as is true elsewhere in the Saline area. . A variety of parcel sizes ranging from 1.5 to 15 acres. Seven are in the 9-15 acre range. One recent deal was for a 10-acre parcel for Coronado Engineering . Land sales prices are in the $0.30/square foot range; building lease rates are $1.00 to $2.50/square foot. Some of the larger aviation facilities available for rent go at a much lower rate. . Zoning for these parcels is 1-1,1-2, and 1-3 in the city, which allows a wide range of industrial uses. . Access is Interstate 135 i~close by at the Schilling Road interchange. The new interchange at Magnolia will improve access to industrial sites in the northern portion of the Airport Industrial Park. None of the sites has high visibility from the interstate. The Salina Airport Authority is also preparing to issue several million dollars in bonds to reconfigure internal streets which should further improve access. Access to rail is also available in the AIP as is excellent access to the local airport. These figures make clear that at current absorption rates, there is a 20+ year supply of industrial land in the AlP, and a significant amount of vacant land that could easily be converted to industrial use south of Water well Road. 2. South Industrial Park A second major industrial development area is located in the southeast quadrant of Schilling Road and South Ninth Avenue, approximately 1 mile east of the Airport Industrial Park. I I I I I I I I I I I I I I I I I I I 3. ',:; ,;'{:')t('"/' "J/r'f1:i[' ~"if.:- " Existing industrial developmel1t in the area includes a combination of large industrial production plants and smaller distribution facilities. There are significant tracts of undeveloped property held by several private landowners, with parcels ranging from 160 to 278 acres. Additionally, the Salina Economic Development Corporation owns an 80-acre tract. Some of the key features of the South Industrial Park include: . About 500 acres of vacant land with water and sewer service and other utilities already in place or readily available from the City of Salina. . Road access to these sites is excellent, with the nearby 1-13 5 interchange at Schilling Road within one mile of most tracts. A rail line runs north/south through the South Industrial Area. . Visibility from the interstate is excellent for sites fronting South Ninth Street. Parcels off South Ninth have less visibility. . All of the land is zoned either IH (heavy industrial) or IL (light industrial) in the county which allows a wide variety of industrial and commercial uses. . None of the industrial parcels lies within a floodplain or floodway, but some of this land has drainage issues that must be dealt with. The city and county have recently undertaken construction of a drainage facility that should help address this situation for the area east of the railroad. . The South Industrial Area has a number of very large parcels (60+ acres) available for development in contrast to the industrial areas in Salina. . Land sales prices are in the $0.30/square foot range. Northern Industrial Area The Northern Industrial Area is the home to numerous existing industrial concerns such as Great Plains Manufacturing and Premier Pneumatics. Much of this area is already developed, with a few small parcels scattered throughout the area that may be available for infill development. Several larger parcels are available around the periphery of the area along Marymount Road and Pacific Avenue. While the 1992 city comprehensive plan states that there are almost 500 acres of industrial land available in this area for infill development, according to chamber officials many are being held for expansion by firms such as Great Plains Manufacturing which already has a substantial presence here and are not available for development by new firms. 7 Some of the key attributes of the Northern Industrial Area include: . A limited number of larger sites available (10+ acres) on the eastern (King property) and northern (Frick property) edges of the area. . Acceptable road access to most sites, although some such as the King property are constrained because oflocation adjacent to railroad tracks. Old Highway 40 and Pacific Avenue are the primary access roads. The Interstate 70/Ninth Street interchange lies about 1.5 miles to the northwest. Rail access is excellent, with several tracks running through the area. . Zoning for these parcels is I-I and 1-3 in the city, which allows a wide range of industrial uses. . All of the area lies within the flood levee and is thus out of the floodplain. However, because the land is flat with little gradient, drainage is a problem on some sites. . Land sales prices are in the $0.40-.50/square foot range. B. Absorption Rates/Future Industrial Land Demand According to Gerald Cook of the Salina Chamber, the estimated current absorption rate for industrial land in Salina/Saline County is approximately 10-20 acres/year, with an average of 16.7 acres since 1990. While below the rate of absorption experienced during the 1980s when Salina "landed" several large industrial firms, it'has remained steady throughout the 1990s, with small and medium- sized firms leading the way. The 1992 Salina Comprehensive Plan estimated a demand for only 69 acres of industrial land during the plan horizon of20 years, based on projections for population growth, industrial jobs, and workers per net acre. Of the 69 acres, the plan estimated that distribution and warehouse uses would account for 27 acres. All of these estimates, which were based on slower economic growth of the 1980s, turned out to be conservative; Salina has continued to attract new firms while witnessing expansion of existing companies. Given Salina's emergence as a regional economic/service center, it is likely that the city and county will continue to see modest, but steady industrial growth--probably maintaining the levels of absorption of recent years. When this absorption rate is compared to the amount of vacant land the city currently has available for industrial development, Salina has an industrial land supply of at least 20 to 50 years even if the South Ninth Corridor parcels are converted to commercial use. 8 I I I I -I I I I a I I I I I m I I I I F ., " , I~"-:. ~ il. . ~ ":- I I I I .1 I I I I I I I I I I I I I I MIXED-USE LAND Summary One of the key issues to be addressed in the plan is whether making land available in the South Ninth Corridor for additional large-scale commercial development (20,000 square feet plus/2-1 0 acres) will have an adverse impact on the amount of land available for large-scale mixed-use office/light industrial business park developments. These business parks typically require high visibility from major transportation routes and are set on large parcels with a high level of landscaping and site design. They generally avoid locations with significant retail development and attendant traffic congestion. An example of such a facility would be a campus-like corporate headquarters facility with the possibility of some adjacent production or warehousing functions, hotels, and some business service commercial (e.g., copy shops, travel agencies). All of the land in the corridor south of Schilling Road is currently zoned industrial, a classification in the county that allows a wide ,:ariety of uses, including large-scale retail commercial development and offices. After examining the current supply of mixed-use officelbusiness park land in the area, we conclude that the city and county have only a limited number of sites to satisfy potential future demand for this type of development over the next five to ten years. Thus, conversion of the parcels on South Ninth south of A venue A to retail commercial use will further constrict the supply ofland for large- scale mixed use developments and may put the city/county in a position of not being able to provide suitable sites if a large corporate user expresses interest in locating in the Salina area. Discussion A. Current Mix-Use Land Supply The Salina/Saline County region has three major areas that are suitable for large scale, mixed-use development: The Magnolia Street/l-135 interchange west of 1-135; the Waterwell Road/I-I 35, corridor; and the North Salina commercial/ office area located around the 1-70 and North Ninth Street interchange. (BWR to add map.) While Salina would appear to have a significant number of other potential mixed-use sites available along Interstates 135 and 70 (e.g., at Crawford and 1-135, the majority of these are within the floodplain or floodway and have significant drainage problems or lack easy access to water and sewer. They could be utilized for mixed-use development only with the expenditure of very substantial sums of money. Additionally, while there is significant acreage in the Airport Industrial Park and the South Industrial Park for industrial development that could conceivably be utilized for mixed-use projects, these sites tend to have less visibility and are more suited to light industrial and warehouse facilities rather than up-scale mixed-use developments. 9 I. Magnolia Interchange The South Ninth Avenue Corridor has a number of sites at interchanges with 1-135 that could be utilized for mixed-use development. The most promising is the new Magnolia Street interchange on the west side ofl-135 and around the Waterwell RoadlI-135 overpass (which is the site of a potential future interchange with 1-135). Some key attributes of the Magnolia and Waterwell sites are as follows: . The Magnolia Street West parcels total approximately 225 acres. There are four major owners-.:.Hills, Marietta, Wallerius, and Nordboe. The city contemplates a mix of highway oriented, nonretail commercial (e.g., hotels) and office development in this area east of Dry Creek. Light industrial development is contemplated west of Dry Creek. . Most of the sites east of Dry Creek lie outside the floodplain or floodway. None have serious drainage problems as is true elsewhere in the Salina area. Some parcels west of Dry Creek and north of Magnolia do have drainagelfloodplain issues, but due to lack of visibility are less desirable for mixed-use (as compared to light industrial) development. . A variety of parcel sizes ranging from 5-75 acres. . Land sales prices are in the $3,500/acre range; . Zoning for these parcels will likely be C-7 and !in the city, which allows a wide range of highway commercial and light industrial uses. . Access to Interstate 135 is close by at the Magnolia interchange. 2. Waterwell Road A second major potential mixed-use development area is located around the Waterwell Road/South Ninth intersection and just west ofl-135 north and south of Water well Road. All of this land is currently in the county. There are commercial developments (highway commercial and car dealerships) proposed for the parcels between Waterwell Road and Schilling Road on the west side of South Ninth. The east side of South Ninth in this area is characterized by industrial production and warehouse facilities (with small offices). There is currently no large-scale mixed-use commercial development in the area. Key attributes ofthis area include: . About 250 acres of vacant land with limited water service available from the 10 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I City of Salina; sewer service is not readily available. . Road access to these sites is good, with the nearby 1-135 interchange at Schilling Road within 1-1.5 miles of most tracts. The Kansas Department of Transportation has discussed a future interchange at Waterwell Road, but this interchange is not included in any current building programs. . Visibility from the interstate is excellent for sites adjacent to 1-135. . None of the parcels lies within a floodplain orfloodway. . All of the land would likely be zoned either IH (heavy industrial) or IL (industrial) in the county which allows a wide variety of industrial and commercial uses. . Land sales prices are in the $2,000 per acre range. 3. North Salina Commercial Area (1-70/North Ninth) The North Salina Commercial Area has been the scene of a significant amount of highway oriented commercial development over the past two years including the new Holiday Inn Express and Days Inn hotels. Some smaller (10,000 square foot) service commercial/office buildings have also been constructed. The key attributes of this area include: . A significant amount of existing highway commercial development including hotels and restaurants. There is some small-scale office/service commercial development, but no retail. . Excellent access to and visibility from Interstate 70. . City water and sewer already available. . All of the area lies outside the flood levee, and most vacant parcels will require significant fill of from 2-6 feet to permit development. . Zoning for these parcels is C-5 and C-7 in the city, which as allows a wide range of commercial and service uses. . While the area already has significant development, there are a number of large parcels available at an asking price of about $1/square foot. However, all of these parcels will require filling so that structures will not be subject to flooding. 11 B. Absorption Rates/Future Mixed-Use Land Demand According to the Chamber of Cot:JID1erce, the estimated current absorption rate for commercial (retail, office, service) land in Salina/Saline County is approximately 15-20 acres/year, with an average of 17.1 acres since 1990. This is considerably higher than the demand assessment contained in the 1992 comprehensive plan (76 acres for office, retail commercial, and service commercial by 20 I 0), which based its projections on the slower economic growth years of the 1980s. While Salina has experienced considerable retail commercial growth since 1990, the amount of office and mixed-use office/industrial built and absorbed has 'been limited, with most users being smaller firms requiring 10,000 square feet or less. However, real estate professionals report that when new office buildings are constructed, they tend to lease quickly because there is limited quality office space available in the area. There are currently no upscale business parks in Salina. With regard to highway oriented commercial (e.g., hotels), the very high occupancy rates of existing hotels and the limited amount of hotel meeting space indicates that demand for development sites should continue for these types of business. This is particularly true for the South Ninth Corridor where there is a paucity of hotel rooms. In this regard, the opening of the Magnolia interchange should create significant opportunity for highway commercial uses including hotels and restaurants. After examining the current supply of mixed-use land in the area, we conclude that the city and county have only a very limited number of areas with sufficient land to accommodate larger mixed- use business parks over the next five-ten years. While demand for office/business type space has been limited over the past 10 years, there has not been much product available. Therefore, Salina/Saline County should be very cautious in allowing development of the Magnolia and Waterwell areas for retail commercial uses which would reduce land available for mixed-use business parks. Such retail commercial would also generate significant traffic that is generally incompatible with business park development. Changes should be considered in the city/county zoning code regarding permitted uses on these properties. They should be reserved for mixed-use business park developments that need good access, high visibility, and large tracts ofland. This will allow Salina to meet current office demand and position itself to accommodate a large corporate user should one select the area for consideration. Additionally, the city and county should also examine their current development standards to ensure that non-retail commercial and industrial development allowed in these business park districts will be of high quality in terms of landscaping, signage, and site layout so as to b compatible with future business park-type development. 12 I I U U I o D I I I I I I I I I I I I 1__ ---- _---:-__u__ . I South Ninth Street Corridor I Parcel Numbers and Existing Land Use I I I I I I I I I I I I I I I I I I N + s 52b 57 58 N Property Boundaries Existing Land Use _ Commercial _ Industrial D Residential D Vacant 61b 63 62 64 64a 65 66 67 I I II I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I South Ninth Street Corridor Sanitary Sewer Improvements N + s 53 46 47 48 49 50 51 52b 52a 5 a 54b 57 58 59 ~Twelve Inch Sewer ~ Six Inch Sewer . Pump Station ^-/ Property Boundaries 61c 60 61b 63 62 65 66 67 I I I I I I I I I I I I I I I I I I I ----------------- South Ninth Street Corridor Mixed-Use Development Plan - r- - ... - Mixed-Use Development Service-Commercial '* Auto Sales & Service '* Office Uses '* Retail-Commercial Based on Conditions Business Park/Light Industrial '* Office Uses in Business Park '* Light Industrial Uses '* Service- & Retail-Commercial Based on Conditions Retail-Commercial Development "* Retail Shopping Center '* High Traffic Generator - - General Industrial "* Extension of Existing Industrial Uses Long-Term Development "* Light Industrial '* Office Uses in Business Park '* Highway Service-Retail - Study Boulldary ~ Scale: 1" = 1 I I. BUCHER, WILLIS & RATL! I I~ CORPORATION 7920 Ward Parkway Kansas City, Miss( BWR 97144 816.363.2696 October 22. H Mix_use.cdr S ----------------- ~-- 1_______ ----- - - - - - -- South Ninth Street Corridor Mixed-Use Development Plan - r _ -... Mixed-Use Development _ Service-Commercial '* Auto Sales & Service '* Office Uses '* Retail-Commercial Based on Conditions _ Business Park/Light Industrial '* Office Uses in Business Park '* Light Industrial Uses '* Service- & Retail-Commercial Based on Conditions Retail-Commercial Development '* Retail Shopping Center '* High Traffic Generator - - General Industrial '* Extension of Existing Industrial Uses Long-Term Development '* Light Industrial '* Office Uses in Business Park '* Highway Service-Retail Study Boulldary ~ Scale: l' = 1320' ....... BUCHER, WILLIS & RATLIFF ..,...~ CORPORATION 7920 Ward Parkway Kansas City, Missouri BWR 97144 816.363.2696 October 22.1997 Mix_use.cdr SAA . . . Page 1 EXECUTIVE SUMMARY SOUTH 9TH STREET CORRIDOR STUDY The South 9th Street Corridor from Schilling Road to Farrelly Road contains prime development land particularly between Schilling Road and Water Well Road and adjacent to the Water Well Road -1-135 interchange. Access and visibility to 1-135 is excellent. This corridor is a primary entrance into the City of Salina from the south and its appearance reflects on the community as a whole. The corridor contains stable, large-scale industrial uses on the east side of South 9th Street. The acquisition of land parcels on the west side of the road by commercial interests, including local automobile dealers, in 1996 led to rezoning requests that did not conform with the City of Salina Comprehensive Plan adopted in 1992. The city's long-range plan called for this corridor to continue developing as an industrial district with commercial development confined to the Schilling Road - 9th Street intersection. The commercial development scenario raised concerns among both City and County officials about impacts on market demand for land, extension of public utilities, traffic control, the potential need for street widening, and fiscal Issues. The City and County governing bodies elected to delay review of any requests for rezoning land to a commercial designation until a joint planning study of the corridor could be completed. In February 1997 the City Commission and County Commission jointly commissioned a planning study for the future development of South 9th Street south of Schilling Road. A nine-member steering committee consisting of city, county and private interests was appointed to oversee the study. The two jurisdictions retained professional consultants and contracted for assistance in researching and preparing a corridor plan. The consultants reviewed the planning and policy documents of the City and County: zoning regulations, municipal service policies and comprehensive plans. The consultants, assisted by City and County staff, also gathered data, identified issues, prepared alternatives and presented findings and recommendations to the steering committee. The study addressed the key concerns of market conditions, sales tax and property tax projections, infrastructure needs and plans, and traffic on the corridor by focusing on three different development scenarios: · Commercial Development · Industrial Development · Mixed use Development The commercial scenario examined the effects of retail-commercial uses such as big box retailers "redefining" the corridor and changing the long-standing industrial character of South 9th Street. Under the industrial scenario, the established industrial land uses of the area would extend to vacant parcels on the west side of 9th Street, making South 9th Street a uniform industrial district. The mixed-use scenario examined the effects of allowing a limited number of e . . Page 2 service-commercial uses, such as automobile dealerships, along with a combination of compatible business uses. The mixed-use scenario also considered large-scale office parks with limited retail-commercial and light-industrial uses. On October 22, 1997 the corridor study and final plan was presented to the steering I committee. The study found that the mixed-use scenario was the most appropriate means of developing the South 9th Street Corridor when balancing public and private interests of development based on the consultants conclusions that 1) the industrialization of the 'entire corridor discounts the importance of South 9th Street as a primary, visible entrance to the community; 2) there are available, alternative land parcels for industrial and retail-commercial uses; 3) the intense commercialization of the corridor would create incompatibilities with long- standing industrial uses on the east side of South 9th Street, worsening traffic conditions and escalating property values; 4) there are few alternative, available sites other than SoJth 9th I Street for large scale developments, such as auto dealerships or business park developments, accessible to the interstate. I I I · Traffic increases projected from the mixed-use development scenario are at an I acceptable level of service, particularly relative to the commercial scenario. · The corridor can be protected from land use incompatibilities through careful sit~ design standards adopted by the city and county. · The local market has signaled an interest in service-commercial uses which mixed-use districts can accommodate, including auto dealerships. The study recommended that site development and design standards be adopted to ensure land use compatibility and that public utilities be extended along 9th Street to support the mixed-use development scenario. I The study also recommended that: · Development patterns in the corridor should be sustained to support existing industrial development; however, non-industrial developments should be allowed on the west side of the corridor with standards that avoid disrupting existing land uses to the east I · The city should adopt site plan review procedures and urban design standards that minimize incompatibilities of future mixed-use development with existing industrial land uses. I . Water Well Road should be planned for large-scale uses, such as business parks and land intensive service-commercial uses. I The steering committee voted unanimously to approve the corridor plan and to recommend that the City and County adopt the plan and proceed with implementation. On Janu,ary 5, 1998 the City Commission adopted the corridor plan as an amendment to the city's i Comprehensive plan. To carry out the plan a number of actions were recommended. I I I . . . Page 3 1. Annex the area between 9th Street and 1-135 into the city (west side of 9th Street). Annexation would facilitate the extension of city utilities down 9th Street and would be advantageous to property owners interested in a deferral of special assessments. I In July of 1999 the City Commission received applications from four property ow1ners requesting annexation of land they owned south of Schilling Road on the west side of 9th Street. On July 19, 1999 the City Commission passed an ordinance annexing fiVe (5) parcels on the west side of 9th Street comprising 116.74 acres into the city. I 2. Extend water and sewer lines down 9th Street to Water Well Road utilizing special assessments financing and capital cost recovery charges. Offer the deferral of I assessments for agricultural land if annexed. o'n July 19, 1999 the City Commission approved petitions from these same four!(4) property owners requesting the creation of a benefit district to finance the extension of water and sewer lines down the 9th Street corridor. On August 23, 1999 the Cit~ Commission awarded a contract to Steven's Contractor's Inc. for the installationlof these public improvements. Construction is complete and the systems are operational. 3. Establish a zoning overlay district to guide development of the corridor. The ovlrlay district would include the list of permitted and conditional uses as well as a site plan approval process with design guidelines for new development. This would be sitnilar to planned development district (POD) zoning. I A new corridor overlay-zoning district for the west side of 9th Street was approv~d by the City Commission on October 11, 1999. 4. Grant extraterritorial zoning and subdivision authority to the city. The area east bf 9th Street is not proposed for annexation in the near term. A single jurisdiction could establish uniform development regulations and eliminate time-consuming dual planning reviews now occurring. I Saline County chose not to go in this direction. Instead, Saline County adopted :its own zoning overlay district with similar uses and development standards in March of:2000. This overlay applies to the first 300 ft. east of 9th Street. I I 5. Make roadway improvements to 9th Street as needed. The plan recommended that in the short run needed improvements such as left turn bays, accel-decellanes, median crossovers and traffic signals at such crossovers be made by new developmentl Ultimately, as development occurs and traffic levels increase a project involving Imore extensive improvements or complete reconstruction will be needed. This has been done on the Long-McArthur Ford and Marshall Motors projects where the developers were required to make geometric improvements to 9th Street as parttof their site improvements. I I I I I I I I Page 4 . The overall objectives of this corridor plan are to: 1) Maximize the economic developrrent potential of the Ninth Street corridor; 2) enhance the image and appearance of this major entry into the city; and 3) protect existing industry and its truck traffic from large scale commercial encroachment. Planning staff can make available a copy of the full study for any Commissioner wishing to read it. . . ~ - h~Ue Q ~ I. \U \'\ I "\ l i) ~ ~~ ~'r J J.:1l7 ~ ~ ( ngM I ')-no 7~H'7~ N '- ~ BiI ~ 10( u~triall "),< U ~~ t)l E H tc m' B SlOes) I ~ J Park ~ I~ / 7 ~ C II I 4 1 r ~ 7 -ll JJI III ~u -J T:trl ~ H,~ >> ~/IIIIIIII f/2fJ!/:iJ3J' 1111111 7 1/=C'llltlH J I Servic e Cammer ia '" ..rL-, . ~ J ~ /i . ~/-- / \ ~ ~ -~ ~ -< o C/l -i C ;u III IJ! l -7 Industnal light Industrial I Business Park N ~W~, \. In I s o GKU I I ~ ~ I-- I-- I-- '--- - '- Aml nded L nd '-- ~ ~ - - ~ I F Ian f-- ~ - -