8.1 Ordinance 22-11096 Salina Zoning - RV ParkingAGENDA SECTION
NO:
ITEM
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Page 1
ITEM: Ordinance No. 22-1
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/072022 4:00 P.M.
ORIGINATING DEPARTMENT:
Community and Development Services
Planning Division
BY: Dean Andrew DA
FISCAL APPROVAL:
BY:
FINAL APPROVAL:
BY: //►, 11
Application #Z21-11, filed by the Salina City Planning Commission, requesting approval of an
amendment of the Salina Zoning Ordinance to add Section 42-229.1 establishing regulations for short
term RV parking at travel plazas and hotels and motels within the city and amendment of Section 42-
318 and Section 42-339 to add short term RV parking as a listed conditional use in the C-5 (Service
Commercial) and C-7 (Highway Commercial) zoning districts.
BACKGROUND:
In 1991, as part of a comprehensive text amendment that established zoning requirements and
standards for manufactured home parks and subdivisions, a section was added (Section 42-229) that
created standards for recreational campgrounds and which allowed recreational campgrounds as
conditional uses in the MH -P (Manufactured Home Park), A-1 (Agricultural) and C-7 (Highway
Commercial) zoning districts. The standards were modeled after the Manufactured Home Parks
standards because it was anticipated that such campgrounds might attract transient construction
workers who might "live" there for up to six months to a year. Therefore, Salina's current recreational
campground standards require things like service buildings with restrooms and showers and storm
shelters under the premise that campground residents may be there for extended periods of time. The
standards also include a two (2) acre minimum lot area requirement.
Since these regulations were adopted, only one recreational campground has been proposed
(southeast corner or North gth Street and Stimmel Road) and no campgrounds have been approved
and established inside the city limits.
While the use of recreational vehicles (RVs) has changed, local zoning regulations have often not kept
pace. Many communities have kept their "one size fits all" approach to RV campgrounds, including
Salina, and have not responded to changes in the industry.
Owners of RVs may be: full time RV living with no other home, seasonal RV living (e.g. "snowbirds"),
destination vacationers or travelers spending weeks with family, short-term travelers with one or two -
night stays, temporary employees or contractors, or permanent or long-term local residents of
campgrounds. Each type of user has differing desired services and requirements. There is still a place
for traditional campgrounds but many travelers looking for a very short-term stay, especially in a fully
self-contained RV (toilet, shower, kitchen, etc.) aren't looking for recreation areas, shower, laundry and
toilet buildings or campfire use, or other services available at something like a franchised or privately
operated campground - at least not while traveling to their ultimate destination.
City staff has recently been contacted by several businesses that serve the traveling public about
establishing RV parks for limited overnight RV parking as an accessory use to their main business
(travel center / motel). Salina's current "one size fits all" approach to recreational vehicle campgrounds
does not fit this business model and Planning staff has identified a need for a zoning text amendment
to accommodate this type of overnight parking. The Planning Commission agreed to initiate a text
amendment.
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/072022 4:00 P.M.
AGENDA SECTION ORIGINATING DEPARTMENT: FISCAL APPROVAL:
NO:
Community and Development Services BY:
ITEM Planning Division FINAL APPROVAL:
NO:
Page 2 BY: Dean Andrew BY:
Purpose of this proposed zoning text amendment
This proposed text amendment would not be intended to address all RV overnight stay venue issues.
It is designed to address in a limited way, the market desire for short-term RV parking which does not
require the level of space or service envisioned in traditional RV campground ordinances such as the
one Salina currently has. Truck stops have now evolved into travel centers which meet the needs (and
profit from) all the traveling public, including recreational vehicle owners. This ordinance change would
give the City the ability to allow and properly regulate a 24/7 travel business which desires to provide
limited short-term RV parking as one of their travel services. It could be applicable to a travel center,
hotel or motel that wanted to develop an accessory or secondary use RV park though approval of a
Conditional Use Permit. At the same time, it would not open the door to everyone who owns a large
commercial zoned lot to use as an overnight parking area. The occasional overnight RV and truck
parking that occurs at Wal Mart and other commercial lots is not a permitted use in those locations as
those commercial districts do not allow overnight camping. This would create a limited exception to
that prohibition but would require approval of a plan by the Planning Commission.
The City of Abilene, Kansas recently adopted a similar text amendment to accommodate a proposed
RV park at the 24/7 Travel Center at North Buckeye and 1-70. A Conditional Use Permit has been
approved for the Abilene RV park and it is now complete and in operation.
Instead of attempting to draft and adopt a list of specific prescriptive requirements like the existing
campground ordinance, this proposed text amendment would give the Planning Commission the
discretion to establish individual limits and conditions on overnight RV parking areas on a case by
case, location by location basis.
FISCAL NOTE:
There would be no fiscal impact on the City if this zoning text amendment is approved.
Planning Commission Recommendation
The Salina City Planning Commission conducted a public hearing on this proposed amendment to the
Salina Zoning Ordinance on December 7, 2021. Following presentation of the staff report, comments
from the owner of the Quality Inn on West Crawford Street (one of the interested businesses) and
comments and questions by Commission members, the Planning Commission voted 6-0 to
recommend approval of the proposed text amendment as drafted and presented.
COMMISSION ACTION:
Staff has identified the following alternatives for the City Commission's consideration:
The Commission could approve the proposed text amendment as drafted and presented and
approve Ordinance No. 22-11096 on first reading.
AGENDA SECTION
NO:
ITEM
NO:
Page 3
CITY OF SALINA
REQUEST FOR CITY COMMISSION ACTION DATE TIME
02/072022 4:00 P.M.
ORIGINATING DEPARTMENT
Community and Development Services
Planning Division
BY: Dean Andrew
FISCAL APPROVAL:
BY:
FINAL APPROVAL:
BY:
2. The Commission could approve Ordinance No. 22-11096 on first reading subject to any
additions, deletions or revisions to the amendment language supported by a majority of
Commission members.
3. The Commission could postpone consideration of this proposed zoning text amendment to
allow staff to provide additional information on this topic.
4. The Commission could return this item to the Planning Commission for reconsideration to allow
major revisions to be made to the text amendment such as more prescriptive standards.
5. The Commission could decide that the status quo should be maintained and that no changes
should be made to the current RV campground regulations. A motion should then be made that
ordinance No. 22-11096 not be approved.
Attachments: Application
Sample Photos
Excerpt of 12/7/21 PC Minutes
Ordinance No. 22-11096
CC: Mukesh Patel, Quality Inn, 2110 W. Crawford
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Community
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Publication Date
November 11, 2021
Application No.
Z 21-11
Hearing Date
December 7, 2021
Date Filed
October 29, 2021
Filing Fee
Receipt No.
APPLICATION FOR AMENDMENT TO THE ZONING TEXT
SALINA CITY PLANNING COMMISSION
The undersigned, being residents of the City of Salina, Kansas, do hereby apply to the Salina City Planning Commission for:
amendment of the Salina Zoning Ordinance to add new Section 42-229.1 establishing regulations for short term RV
Larking at travel centers and hotels and motels located in C-5 and C-7 districts within the city.
amendment of Section 42-318 and Section 42-339 to add RV parking as a listed conditional use in the C-5 (Service
:ommercial) and C-7 (Highway Commercial) districts.
Applicant's Name (print) Salina City Planning Commission
Applicant(s)Signa L)_C�.n.gi++-�w�� Seere.+Ary Date 10/29/21
Attach additional signature sheets if necessary. Be sure to include name, address, phone and signature of each applicant on the
additional sheets.
If the applicant is to be represented by legal counsel or an authorized agent, please complete the following in order that
correspondence and communications pertaining to this application may be forwarded to the authorized individual.
Name of representative
Mailing Address, City, State, Zip
Telephone (Business) and E -Mail
PLF - 053, Application Zoning Text Amendment, Rev. 6-2008
Proposed Short Term Recreational Vehicle Parking
Text Amendment
Sec. 42-229. - Recreational campground plans.
The applicant for a conditional use permit to allow a recreational campground in an MH -P, A-1 or C-7
district shall submit a preliminary campground plan, drawn to a scale of not less than one (1) inch equals
one hundred (100) feet, and showing the general layout of the proposed campground. Two (2) copies of
the plan shall accompany the conditional use permit application. Such plan shall comply with the following
minimum requirements:
(1) The tract to be used as a campground shall not be less than two (2) acres in area and shall be
permitted only when served by an approved sanitary sewer and water supply system.
(2) Permitted uses within the campground shall include:
a. Motor homes;
b. Travel trailers;
c. Tents and tent trailers;
d. Customary accessory uses such as laundry facilities, manager's office, clubhouse,
swimming pool, etc.
(3) Contours at two -foot intervals shall be indicated on the plan.
(4) The campground shall be located on a well -drained site, properly graded, where necessary, to
insure rapid drainage and freedom from stagnant pools of water.
(5) Sight -obscuring screening of not less than six (6) feet in height shall be provided between the
campground and any other residential zoning district.
(6) A minimum setback of twenty-five (25) feet must be maintained along all boundaries of the
campground that adjoin a public street or a residential zoning district.
(7) Service buildings shall be provided at a rate of one (1) for each one hundred (100) camping
spaces. Each service building shall:
a. Be located in a reasonable central location within the campground;
b. Be of permanent construction;
c. Have an accessible, adequate, safe and potable supply of cold water;
d. Have one (1) flush -type toilet, one (1) lavatory, and one (1) shower or bathtub for females;
and one (1) flush -type toilet, one (1) lavatory, and one (1) shower or bathtub for males for
each thirty (30) camping spaces. All lavatories, bathtubs, and showers shall be connected
with both hot and cold running water;
e. Comply with all applicable chapters of the building code regarding the construction of
buildings and the installation of electrical, plumbing, heating, and air conditioning systems;
f. Be maintained in a clean, sanitary condition and kept free of any condition that will
endanger the health or safety of any occupants or the public.
(8) Vented storm shelters shall be provided in a central or other convenient location at the rate of
twelve (12) square feet per designated or intended camping space.
(9) Structures shall not exceed thirty-five (35) feet in height.
Upon approval of the preliminary campground plan by the planning commission, the applicant shall
prepare and submit two (2) copies of a final campground plan, which shall incorporate any changes or
alterations requested, to the secretary of the planning commission. Upon the determination by the
secretary that the final campground plan accurately reflects the desires of the planning commission, a
conditional use permit will be issued. An approved copy shall be forwarded, within seven (7) days, to the
zoning administrator, who may issue the required permits upon proper application.
Sec. 42-229.1. — Short term recreational vehicle parking areas.
Short term recreational vehicle parking areas that are accessory to an existing hotel, motel, truck stop
or travel plaza located in a C-5 or C-7 district shall be allowed only upon approval of a conditional use
permit in accordance with the provision of Section 42-597.1 of the Zoning Regulations.
Accessory short term recreational vehicle parking areas shall not be considered to be recreational
campgrounds and shall not be subject to the requirements of Section 42-229 of the Zoning
Regulations, except as may be required by the conditions imposed pursuant to a conditional use
permit. In considering a conditional use permit application the Planning Commission may impose
requirements related to the total number of parking spaces allowed, limits on continuous nights of
rental or use of parking spaces, and such other conditions as deemed necessary and appropriate to
make the accessory recreational vehicle parking area compatible with surrounding property and to
protect health, safety, and welfare of the public.
List of Conditional Uses in the C-5 (Service Commercial) District
Sec. 42-318. - Conditional uses.
Conditional uses in the C-5 district are as follows:
(1) Amusement parks and skating rinks;
(2) Animal hospitals, provided that all pens shall be in an enclosed structure;
(3) Automobile repair;
(4) Electronic cigarette establishments;
(5) Group care facilities;
(6) Group rehabilitation facilities;
(7) Hospitals, sanitariums, rest homes and nursing homes;
(8) Lumber yards;
(9) Mini -warehouses;
(10) Multifamily dwellings, provided that:
a. New buildings and additions to existing buildings shall comply with the requirements of the R-
3 district and parking shall be provided in conformance with section 42-553;
b. Conversions of existing nonresidential buildings shall comply with the lot size requirements of
the R-3 district (section 42-204) in addition to the bulk regulations in the C-5 district and
parking may be provided at one-half ratio set forth in section 42-553.
(11) Multifamily dwellings for elderly and/or handicapped persons provided that:
a. New buildings and additions to existing buildings shall comply with the requirements of the R-
3 district, with the exceptions to the bulk and lot size regulations permitted in section 42-
203 and parking shall be provided in conformance with section 42-553;
b. Conversions of existing nonresidential buildings shall comply with the requirements of the R-3
district, with the exception to lot size regulations permitted in section 42-203 in addition to
the bulk regulations in the C-5 district and parking shall be provided in conformance with
section 42-553.
(12) Outdoor theatres;
(13) Shooting ranges (indoor);
(14) Short term recreational vehicle parking areas accessory to hotels, motels, truck stops
and travel plazas;
(15) Tattoo parlors and body piercing studios;
(16) Taverns;
(17) Telephone exchanges and telephone transmission equipment structures;
(18) Tobacco shops.
List of Conditional Uses in the C-7 (Highway Commercial) District
Sec. 42-339. - Conditional uses.
Conditional uses in the C-7 district are as follows:
(1) Agricultural implement sales and service;
(2) Automobile and truck sales, rental and repair service;
(3) Automotive parts stores;
(4) Beverage distributors;
(5) Boat sales, rental and service;
(6) Building supply stores and lumber yards;
(7) Business and professional offices;
(8) Commercial recreation facilities;
(9) Department and discount stores;
(10) Equipment sales and rental;
(11) Food stores and delicatessens;
(12) Fraternal and service clubs;
(13) Furniture stores;
(14) Governmental buildings;
(15) Manufactured home and mobile home sales;
(16) Private clubs;
(17) Public utility uses, including substations;
(18) Recreational vehicle campgrounds;
(19) Recreational vehicles sales, rental and service;
(20) Shooting ranges (indoor);
(21) Short term recreational vehicle parking areas accessory to hotels, motels, truck stops
and travel plazas;
(22) Warehouses and wholesale houses.
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(Summary published in The Salina Journal on February _, 2022.)
(Published on the City of Salina's website for a minimum of one week from February _, 2022.)
ORDINANCE NUMBER 22-11096
AN ORDINANCE ADOPTING NEW SECTION 42-229.1 PERTAINING TO SHORT TERM
RECREATIONAL VEHICLE PARKING, AMENDING CODE SECTIONS 42-318 AND 42-339
PERTAINING TO CONDITIONAL USES IN THE C-5 COMMERCIAL DISTRICT AND C-7
HIGHWAY COMMERCIAL DISTRICT AND REPEALING THE EXISTING SECTIONS 42-
318 AND 42-339.
BE IT ORDAINED by the Governing Body of Salina, Kansas:
Section 1. New Section. The Salina Code is amended by adding a section to be numbered 42-229.1,
which section reads as follows:
Sec. 42-229.1. — Short term recreational vehicle parking areas.
Short term recreational vehicle parking areas that are accessory to an existing hotel, motel, truck stop or
travel plaza located in a C-5 or C-7 district shall be allowed only upon approval of a conditional use
permit in accordance with the provision of Section 42-597.2 of the Zoning Regulations.
Accessory short term recreational vehicle parking areas shall not be considered to be recreational
campgrounds and shall not be subject to the requirements of Section 42-229 of the Zoning Regulations,
except as may be required by the conditions imposed pursuant to a conditional use permit. In
considering a conditional use permit application the Planning Commission may impose requirements
related to the total number of parking spaces allowed, limits on continuous nights of rental or use of
parking spaces, and such other conditions as deemed necessary and appropriate to make the accessory
recreational vehicle parking area compatible with surrounding property and to protect health, safety, and
welfare of the public.
Section 2. Amendment. Section 42-318 of the Salina Code is amended to read as follows:
Sec. 42-318. - Conditional uses.
Conditional uses in the C-5 district are as follows:
(1) Amusement parks and skating rinks;
(2) Animal hospitals, provided that all pens shall be in an enclosed structure;
(3) Automobile repair;
(4) Electronic cigarette establishments;
(5) Group care facilities;
(6) Group rehabilitation facilities;
(7) Hospitals, sanitariums, rest homes and nursing homes;
(8) Lumber yards;
(9) Mini -warehouses;
(10) Multifamily dwellings, provided that:
a. New buildings and additions to existing buildings shall comply with the requirements of
the R-3 district and parking shall be provided in conformance with section 42-553;
b. Conversions of existing nonresidential buildings shall comply with the lot size
requirements of the R-3 district (section 42-204) in addition to the bulk regulations in the
C-5 district and parking may be provided at one-half ratio set forth in section 42-553.
(11) Multifamily dwellings for elderly and/or handicapped persons provided that:
a. New buildings and additions to existing buildings shall comply with the requirements of
the R-3 district, with the exceptions to the bulk and lot size regulations permitted in
section 42-203 and parking shall be provided in conformance with section 42-553;
b. Conversions of existing nonresidential buildings shall comply with the requirements of
the R-3 district, with the exception to lot size regulations permitted in section 42-203 in
addition to the bulk regulations in the C-5 district and parking shall be provided in
conformance with section 42-553.
(12) Outdoor theatres;
(13) Shooting ranges (indoor);
(14) Short term recreational vehicle parking areas accessory to hotels, motels, truck stops and
travel plazas;
(15) Tattoo parlors and body piercing studios;
(16) Taverns;
(17) Telephone exchanges and telephone transmission equipment structures;
(18) Tobacco shops.
Section 3. Amendment. Section 42-339 of the Salina Code is amended to read as follows:
Sec. 42-339. - Conditional uses.
Conditional uses in the C-7 district are as follows:
(1) Agricultural implement sales and service;
(2) Automobile and truck sales, rental and repair service;
(3) Automotive parts stores;
(4) Beverage distributors;
(5) Boat sales, rental and service;
(6) Building supply stores and lumber yards;
(7) Business and professional offices;
(8) Commercial recreation facilities;
(9) Department and discount stores;
(10) Equipment sales and rental;
(11) Food stores and delicatessens;
(12) Fraternal and service clubs;
(13) Furniture stores;
(14) Governmental buildings;
(15) Manufactured home and mobile home sales;
(16) Private clubs;
(17) Public utility uses, including substations;
2
(18) Recreational vehicle campgrounds;
(19) Recreational vehicles sales, rental and service;
(20) Shooting ranges (indoor);
(21) Short term recreational vehicle parking areas accessory to hotels, motels, truck stops and
travel plazas;
(22) Warehouses and wholesale houses.
Section 4. Repealer. Existing Salina Code Sections 42-318 and 42-339 are repealed.
Section 5. Effective. This ordinance shall be in full force and effect from and after its adoption and
publication once in the official city newspaper by the following summary:
Ordinance No. 22-11096 Summary
On February 14, 2022, the City Commission passed Ordinance No. 22-11096. The Ordinance
adds Section 42-229.1 to allow short term recreational parking areas that are accessory to an
existing hotel, motel, truck stop or travel plaza to be approved through a conditional use permit
in the C-5 (Service Commercial) and C-7 (Heavy Commercial) districts. A complete copy of the
Ordinance can be found at www.salina-ks.gov or in the office of the City Clerk, 300 W. Ash,
free of charge. This summary is certified by the City's legal counsel.
Introduced: February 7, 2022
Passed: February 14, 2022
Trent W. Davis, M.D., Mayor
[SEAL]
ATTEST:
JoVonna A. Rutherford, City Clerk
The publication summary set forth above is certified this day of February, 2022.
Greg A. Bengtson, City Attorney