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Land Use - 1961 I I I I I I I I I I I I I I I I I I I A REPORT TO THE SALINA CITY PLANNING COMMISSION /) . J {I, - - ¡J ~ -~( v ~a~ /1.fJU.4/ t!)~ (} ff/7 ~ Harold Jaeger, Commissioner f(Lv..; ¡q¿" ~ /<>~, \, .. -.' i'.f.'.-. . , . ,-,{ " _/-._~'I ""'--~--~~\¡., (;i~^=-l' /~=--~ ) (./~r ./ i"f/ if l /.,¿3;::::;o4/:: GENERAL OFFICES ~. . .-'fIY" LELAND M. SRACK City Manager Mr. Harold Jaeger, City Commissioner, Salina, Kansas. Dear Mr. Jaeger: CITY HALL BUILDING January 17,1961 This letter accompanies a Public Land Needs Report which has been approved by the City Planning Commission. Before this report is officially transmitted to the Board of City Commissioners it is being sent to the Board of Education, Recreation Commission and the City Attorney for their opinions and any recommended changes. Very truly yours, City Planning Commission By ¡;~-/i /?~-I?~~ Dick Preston, City' anner Member. . Kansas League of Municipalities - American Municipal Association DRP.D I I I I I I I I I I I I I I I 1 'I J þ A REPORT To the Salina City Planning Commission Public Land Needs Part I Coverin~ Public Land Needs to the South of the City of Salina. Kansas I I I I S!\LCN':;, [\h:,¡~A-~ I JdrnlJry' 1\, ~'j(:' I I City Pj;H:iI~¡t!' CcJllUúÍs'c>ion, City ¡¡aU ::;.:1111\:;,/ K,":1;>..i~. I !; Ene 1 i: ê\, ': ~i : I TL¡'3n~p(jrt ti\11 be a::cOlnpön1.ed Ly t.WlJ ,h!(ji.t:nf\al J'¡,port,~. U¡w ccn,¡"¡pd ;¡"t,llc land need':.> to aecammo:'!i.ice EKpan~ion to t,he north, t:ast and '...(~st and t~\C tither l"l:Ipot'L ccnreri.ng public lan.1 uses within the present city limits. I rrd."" pldi\lÜng standpoint the preferable m~~thod 01 devf!lop- 'ir.í! a DíJt¡1:c land needs ~tud'f would be to rrHi~f, èi can:ful anal,?sis Gf U\f,'xj.~,t.inq p(d,lie land and prüci~ed from that point \.0 t'ieu..'lou ê', futun, land need::. r¡Jport. However, 1t is a wid 1 Ktlol,.&'fact tnat the Cjty is expan:iiJ:g rnosL rapidìv tú thŒ:c>outh an:i at th,:, present time it is from two to three miles frmn the sonthl'rn cit~' lintits ~,() the nearest, parK in contrast to the recommended sta:ldard of olle"qdt.tctef of onë mil~'~. "j1n(;~! t'hi::;'5f. f;;¡cts at::' so ~"'v1r1ent and rIa:: ¡!epd for a plan for äClll"islt¡(J~-1 i~, nehh~c1 ¡1lit. Lonay', h.:t; actuHlly several years ago, no tim~ has beer, spent car~ful1y ill1alyzin~ existing public land uses on!/ La arrive at facts whic!, are easily dlscernable to eueryu~~ with only lifultect study, ,I I I I An existing publ1c land S~! s '\. roper tð,~î t and will t~e Ï!lad~. I \.'t~I'Y trüly '{OiHS, I DRP.D - .,li ~Ji. cP ~~. DicK Preston. City Pl armer I I I I I I I I I I I I I I I I I I I I I I I INDEX Description of the Area - - Types of Publ ic Land Uses - - - - - - - - - - Park Needs - - - - .. - - -- - - - - - - - - - - - - The National Recreation Association's Standards for Park Space and Dlstri button - - - - - - - - School Standars - - - - - - - - - - - - - - - Joint School-Park Facilities - - - - - Fire Station Needs and Req~ireme~ts - - - - - Water Towel' Needs - - - - - - - - - - - - - - - - - Plarm1 ng Area Map -- - - - - - - - - - - - - Grade School - Neighborhood Par~ Locations - - - -- High School-Junior High School and Playfields- - -- Table 1 - Public School ~tandards - - - - - - - - - Fire Station Needs within the Planning Area - - .. - Water Tower Needs within the Planning Arta - - - - Table II - Total Public Land Needs - - - - - - - -- Table III - Existing School Sites - - - Means of Acquistion - - - - - - - - - - Parks. Playgrouflds and Other PulJIic-Use Areas The Developer - - - - - - - - - - - - - The Salina Situation - - - - - - - - - - - - - - -- Table IV - Land Furnished by Various A~encies - - - Park Development - - - - - - - - - - - - - -- Changes in the Planning Area !1.a.þ - - - - - -- Statutory Requirements - - - - - - - - - - -- ~age 1 ;¿ " ¿. 3 4 5 5 ... I 7 7 10 11 14 14 l5 l5 17 18 19 2l 25 26 27 28 I I " I I I I I I I ?lBLlC LAj~;; tŒED':: TO THE SOUTH OF THE CITY OF SALINA Jt:scription of tilE Area fhis report Ct..VE!S all ùf the undeveloped land which lies wHhin thE flood co¡'1trúl pro,~E:ct and to thEe south of Crawford Street. The are-a is bounded on thE east br t.he ~mûJ<-v Hill River and the flood control levee; on the west by 5c!:ilHr.g AFB, Dry Creek and proposed IntE'rs tate 35"W; on the sa:..:.l.t by M!o'lìtor and a ccntin4atio~ of the flood control levee and on the north bV tile City of Salina. TIt& land is, for the lliost part, level farm I I I I I I I I I I 1 and. The a¡'ca Is tisecti:::d iJy t;~\t= Union Pacific i1.:lilroad ",hie!. E:1pel iences very 11 tUe traffÎl; and is acCEssibl e by automobiles via section line roads. The two most lmportanL section 11~~ roads are ü.~.81 and Ohio ~}Lrt!et projected, both of which run north and s..t:.th. The area iIwúlved 1s the same area utllizeJ 1n the r f'.cet"t se1,oiel' report for the Ci ty of :';a1 ina by Wi J son and Company. En.¡illE-E'fS, in whlch an estimate of direction and the rate of ¡;rrowth of Salina. wa:;, made. The calculated rate of growtt indicates the entire area will be developed within furty years. Appruximately S,4S~ acres are included in the ar~a wtdch :s slightlysmallerth&n th~ present 5,602 acres presently lying within the corpurat~ limits of the City of Salina. -1- I I I I I I I I I I I I I Types of Public La~d Uses The types of public 1 and needs which wl1 1 be requ ired in this incl\J~e park, school, '..n'\ter !'o'..rer, and Dolice à1"'.,"! fire station sites, Park Needs Both r~cr~ótion ~rpas, which encaurag~ physical exercise and team coopl.?rati.or., and esthetically pleasing parkswt:'ch stimulate the mind and relax tension, promote t~e general hea~~h of the citl~ens of the community. Parks add a tGuch of ~eautv to a ci~y and this in turn fPsults in increaspd city pride. Open green spacps add a coolness whi(;h is bot~ actual and psychological. They aid ir. producing solid, intelligent citizens by providing 8I'l area wt'1ere younger generatloI'ls caI'l develop their p~ysical and mental pow~rs. Well planned areas reduce street acc1.der:t~; tv removing ~ames from the city streets. I I I I I I They can aid in attracting large companies to a city. Par1cs reduce th~ fpeling of crowding and create a setting for build- ings. Leisure time has multiplied by abo'c1t one third a!'\d tht:~ population of the UnUed SLates has more than doubled since -the first of tÞe centulj. By lS75 there will be approxjmatelý 225 million people in t1le United States; there will be more chi Idren in sc11oo1 by 1 g75 than there were people in the Urd. ted -2- I I I States 100 years agú. ~ , ., Our birth rate is o~er J~ mll1:on and I due to incl"eas€d longevity, the numÌJer of peiJple over 6':1 has more thar quadrupled si~ce 1~O6. The demand for cGnv~nientlv I I situated recreation parks a~d facilities of adequa~e Gimensions will ~e far more ¡~sistant in the future than it is today and facilities designed today must be serviceable ten, fifteen or I twenty years from now under economic a.?'\d sod al conditions different from those of today. I I I The National Recreation Association's Standards for Park Space an~i Distribution Adequate space within a city must be preserved for parks and recreation ~laces. The amount of space alone 1s m t a I sufficient measure of adeq'lacy; the distribution and the I specific use of the land are also important factors. The .National Recreatiofl. Association bave set up I categories of recreation space for which the amount of land and distribution is of importance. They are classified I I by the Association as the play lot, the neighborhood play- ground and the playfitld. The first category, the playlot, is for small cñildren I I and its USE i3 generally limited to large c~ngested cities ~here no back yards are available for play space. I -3- I I I I I I I I I I I I I I ThE- second category, the neighborhood p}ay~r.;:w.]. '~s the center of recreation activities for a neigh~orhcoj. A location adjacent to an elementary school is de~jraLle. ;'[', e playground should be with}" one-quarter mile walking dl::,tancf' of the area ic; serves and this distance should not exceed one-half mile. The desirable size of a playground is 10 acres whereas 'the absolute minimum size should not be less than 3 acres. A single playfield should be available for each ~ro'...:p of 20,000 population. It should hd.'1e a minimum sizE of one acre per 800 population and is desirable to have at least a 20 acre site. Fad li ties suggested 1:: ( the National Recreation Association are football, baseball, archery, swimming pool, outdoor theatre, band shell, recreation building, ?lay appartus, soft ball, basketball, tennis, handball and vollev 1-1 all , Spaces are needed for q~l~t ~c~iviti~s, suct¡ as crafts and sturytp11ing. A section of the park should contain a playlot. It shou1 d cCln- tain low swi::-:gs. a slide, a sandbox, jungle gy-pms, and space I I I I I I for running games. Night lighting should be prc~ided in the play field. School Standards School s1 te st.undards based on studi~s by ¡;,evcral rf'!cor.n\ zed agenc3 t:s c..l1 for a recommended minimum site !>ize for an e1 e!1'E'rltar)' school to be 7 acres with a desirable size of 10 ac~e5; fer ~ -4- I I I I I I I I I I I I I Junior High ~chool 20 acrES is desirable and 40 acres is re- quired for a moder~ high school. These figures will vary to some extent depending upon the planned enroll rn~.rt of th~ schools. The Salina School Board has in recent years !ûllowed these standards generally purcr.asing' a í acre ~i te for elementary' sc hool S a!1d 20 and 40 acres respecti vel y for the new Junior and Senior High Schools. Joint School-Park Facilities when a school is located in one area and a playground is located several blocks a~ay. there is generally found a dupl!- cation of recreational facil! ties and apparatus. Not only i~ there a waste of money and manpower from the duplication, but there is also a lack of use of both the small area at the school and the playground. A great economy can be realized in the purchase of the site. Utilizing the minimum desirable elementary school site of 7 acres and adding to it a 7 acre playground site whlch is I I I I I I a figure mid~ay between the r~commended minimum and desirable playground site size a total of l4 acres would be required fur a elementary school-playground site. Whereas, the site si~es utilized to arrive at this l4 acre figure are minimum ~tandards the complimentary factors which are realizeù when the two facilities are placed adjacent make::. the l4 acre site a most adequate in size fur a schoel-playground combination. -s- I I I In fac"l.. twelve acres is considen',l the rd.nimuw desln¡[::le 51Z€ for a school-nei ghbor1to¡:¡d parJ! s1 tEe. I Not only are public econoffiics realized by purchasing I a smaller desirable combinaLiun sltes, ~ut the land ~av:n~s Céi:\ Le uti1 ized fur other purpo5es. It shall te remembered I that la.."\c1 is not a:'\ lir,limite;] commodltf and should be con- served wherever possible. I Fire Station Needs and Requirements I A mlnirr-urn of one aC1-t- sHes spaced two miles apart is I recommended for fire stati~ns. The National Board of Fire I Underwriters recommends a maximum distance of traveled mlles from engine companies of one mile fer commercial and industria1 I use, one and one-half miles from residential use and three miles from scattered development. These distances will vary I in relation to populatior. dens! ty, building intensities, I pattern of streets and the l't,lative degree of fire hazard. The requirement for one acrp. fire station sites is baseù I upon: I 1. Z. A trend to single story stations. l"1ore attention to the needs of firemen resul tirtiJ in roomier quarters and facilities for trairling. Increase in apparatus and equipment space. 3. I I 11. smaller sH.e size will result in irlsufficient parkircg. small rear yards fer training, and in most instances no scr~l"n- ing from residential uses. The needed fire stations s:-,ould I I blend in with the surroundin~ residential use. -6- I I I I I I I I I I I I I watEr Tower Needs The prese:¡t location and spacing of 'Hater towers in Sa]ina dictates ~he need for two new water tcwers in the plann!ng area on 30,000 square foot sl~£s. Planning Area Map A map of the area has been prepared showing the apprc.;xt- mate location of all public land needs based on the f.lregolng standards. Grade School - Neighborhood Park Locations In determining the location of school-park site the a'ttendance areas of the four modern grade shcools (Hageman. Sunset. Stewart and Huesner) were delineated. One of tbe boundaries of each of these attendance areas is adjacent co the planning area and all are located in relath't::l V new residential areas, The attendance au!a of each school is appl'oximatel y I I I I I I 47~ acres and the attendance averages approximately 600 pupils per school (lS60-19S1). Hageman and Heusner each have an enrollment of 620 pupils whereas Sunset has a some- what larger enrollment possibly due to increased population density and the Stewart School attendanCE figure is low due ~ the fact that residential building in the area has not been completed. -7- I I The attendance of these fu~"r school corresponds to I Lb;, ù€sirable pupil capacity per schoo~ which has Leen I esi.&.:;11 :,;hcd by :,everal authod ties as rangi.ng tetweE:n ~OC to 700 pupi1 s. If each of tr.e sel-lools wet'€; in the cÀé:>.ct I center of their respective attendance area the maxlrrl'u!fl "'a1kin~ distance to the site Io/ùt.lla be 3/8's of one mile or I midway between the National Recreation Association of a I optimum walking distance of l/4 mile and the maximum desirable distance of 1/2 mile. I The attendance area figt:r€ of 475 acres was utilizE'd in determining future school-park site for the fol1owin~ I reasons: 1. It is consistent with the prese~t attendance areas for modern grade schools in Salina, It prc;vides a desirable pupil capacity ppr school. It conforms to the National Recreation Assoc:,a- tion Recommended Standards. I 2, I 3. I In delineating area boundad es dup regard was ¡liven to major trafficways, industrial areas, Schilling Air Base boun~arles I and land which is subject to flooding. I In total eleven sites are required in the area. Thpse are located as follows: I Area 1. Bounded by Ohio Street, Crawford, Wayne Avenue extended and the flood protection lev~e, I Ares? . Bounded by Ohio Street extended, the flood protection levee, Wayne A,'""nue extended. an,l a southern boundary fixed so that the ar~a encompassed will be 475 acres, J"!agnûlia Road g,ÚI'f! east and west bisects the arE'a, Th~5 street will eventually carry a moderate flow I I I -8- I I I I I I I I I I I Area 3. Area 4. Area 5. A rea 6. I I Area 7, Area 8. I I I I I I Area 9. of traffic therefore the school ~:te sh~uld be placed adjacent so school crossing could be controlled at one point. Bounded hi U. S. 61, Ohio Street, a probable boundary of StewaIt School, and a line fixed so that the area encompassed will be 475 acres. The traffic problem wl,lei: ""ill exist because uf Belmont Boulevard is similar to the one ""hid! exists in the Stewart School area, Bouuded by the present oi ty 11mi ts line. U.S, 61, Schilling Air Force Base and the flood protection 'levee, The area 1s bisected by proposed Inter- state 35W, 'ho""ever, the area west of the Inter- state to the flood plan could not support a school or could the area east of the Interstate tú V,S. 61 support a schoal-par~ combination, Therefore, the school-park is located near where Magnolia Road crosses the Interstate therF;èy serving both areas. Bounded by Ohio Street, the flood protection levee, the southern boundary of ArE'a 2 and a line fixed so that the area encorrrpasses 475 acres, Bounr.f?d bY' the southern boundary of Area 5, the flood protection levee and a boundary of the in- dustrial area as designated on the county zoning plan. Bounded by proposed Interstate 35W, Ohio Street, the southern boundary of Area 3, and the northern boundar! of the existing platted industrial area, Boundea by the southern boundary of Area 7, Inter- state 35W, the western boundary of Area 6, and a f:ixed southern boundary line. I t will be noted that in Areas 6, 7 and 6 the acl'eage in eacb area is increased to compensate for the industrial, CCIr,- mercial and public land uses ""Meh may occur in this area. Considerable acreage is presently zoned for business and industry and eighty acres have be,en platted and partiallf developed. Bounded by Interstate J5"W, the southert"l boundary of ArEa 6, ûhlû Street and a county section line road, -9- 1 I I I I Ar<:a 10. Bounded by Intel'state 3J'w, a county section 1 in\! ~oad, Ohio Street and a fixed southern boundary. Area 11. Bounded by Interstate 3SW, the flood protection levee on two sides and the southern boundary of Area 11. In comparison to the exis.t\ng situation it should be noted. I I I that at the present time 14 separate grarlEJ scl:'.ools are maintained to ser','e an area appro::dmatelyth" sam!:? size as the plannin1t area and in some cases the walking distance 1s more than one mile, The planning area calls for II elementary sc~ools which would Of: within 3/6'5 of one mile from must every home. I I I I I High Scrool-Junior High School and Playfields When the planning area is developed we can assuu,e that since the area b slightly smallerthan the present City of Salina that the popul at.~on of the area will be at least equal to the present population of Salina. Granted all of the area w}ll not be utilized for residential use, however, it must be remeln:Jcred that at the present time considerable land is devoted I I I I I I to commercial, industrial, railroad and public use. With the doubling of the city population we can expect a corresponding lr:crease in junior high and tligh school student population. By doubling the pr'esent Junior High attendance figure of 1,'344 puplls and the Senior High attendance figure of 1332 we arrive at the re::,pective ~ïgures of 3,83~ junior high students -lO- I I I I I I I I I dr,cì 2,rJ54 senior high students fur tLe ex~ stin§:>a1i:-,êi area .:1., t"e pla~n~~~ area. :::1\ planning for a facili-::'y such as a high school the E~t:rE pcpulated area must be co~sidered. It has been consErvatively estimated that in the next 40 years Tj;~ of the r esUential growth of Salina will be to tLe south and i:S% of tIle growt,h will occur. in other areas, Utilizing this additior:al 25% growtÌ'\ factor we arrive at an estimated junior high school attendance figure of 4,374 and a senior high schoo) attendance figure of 2,994. TABLE! Public School Standards I I Junior High Scrool Senior High School Desirable Pupil Capacity per school 800 - 1200 1200 - 2000 I I D~sirable School Radius Ii miles ¿miles Location with Respect to ~treets Major Major Site Coverage by Bull ding and Parklr.g 5 Acres 10 Acres I I OpeJ"\ Area 15-27 Acres 20 - 40 Acres Adju::.t.ing the Salina si tcatloll 1.0 conform to thc,i;€ standards 5.1; ~,s appar elLt that aT'. additional high schù.;.l 101111 be required I I I I W'Hhin 'the ne.Kt 40 years glv1:-.g each high scho",l a:o. apprO.ï.inlate ¿~rollroent ùf 1 ,500 ~upils. As the d15tance !co~ the sau~tern .:;.n,,;¡ o[ \..:\c p.LHI;!~':'G ::.n:a to ~,¡\.,. iH"esent !,:gh ~chL;¡úl '.-; :,,11ghtl'l -11- I I ~~~r C lli~l~~. tte 3~ccnd hi¿h schoul should ~c pl&ceJ Z I mH <=5 south of the southern ~o~ndary, ti\erCD~' c'vwain::11:\ t;,c I jesl able radius dista~cE oi 2 miles, Standard:.> l:!(E.::ate that at least three jun:or ~~lt!h ::>chco1',:;; I wl th iill ó,'Jerage atteuJane€ üî 1.458 ",ill Le req'cl3 ree¡ c;. a tota1 of ,.:, junior ttigh schoul::. lo/it1. a:r. attendal1ce of 1,094 is rnuc~ I Ir';CH: J¡:;sirabì.1:;. Utilizir.g t.~e dis'tance factor it i~ apparent: I t.tl':.it D)Üy G!l':: ¡,¡J ï.'~;~1': \ì!~W' [;::'t..::itles would. lie wlthlr. t,he pl.'%nni"l.g area. whereas, the second school would ::;e in the I area east of Salina. In, comYJIlting the distanc between Junior High South and I ,~!". sf'n"therrl uù.....n(~d!:Y .;;£ the pL¡n'T'ln.g area the logical 1ocati;'n I fur UtB reql.li!'f~d junior tt1~h schiiol 1s very near the location Df t;"t-: requ3,red scn;~or h:,gh schor;,l. I The desirable location fur a playfield is adjacent to a junior high school or lÜgh ~(.Î\ool with a desired radi 11S served I equal to the junior high school standard. I On tr.:e planni:1.g map a si L'~ of one hundred and twenty £'1 ve ;,;:cr,=;) is shown facing on Ohio StrefJt w1th its southern t'oundar'i I fd.cLng ont;o the first. ::.ection line road south of the air t.ase acc¡:ss road. In contrast to elementary schools and nelghbor- I hood parks. high schools and playfielris should abut or.to major streeLs becau~r of the traffic which is often generated by thes~ I r,:J.t:ill1..ies. I 11:1J5 area woul1 accommodate a 40 acre h1gh schoc.ls i te, ,'). ,",' ,ò:[';"C JL:X:iDf" 1~.lt;h school ~it;e and a 5S acre playtield, The I r ", . ,.:j 1. co1"\"iJ.erablt lar-g'>~ tnsn the minimum I -12.. I I I desirable ~itF sj~F:, howe-lee, it approximately ccnfortr.s to the Sländard of 1 acre 01 playfield ver BOO population. The total I I ófea reserved is approximate 1 V equal to the area of T '" Rock .nl'..lan Par!- and it must bE remembered that the entire area is to be utilized for park purposes and net also for a junior and senior I high school site. Whereas, land eco~Qffiie~ can je realized by having combinatlon school park sites the 40 acre sta~dard for I a high school has not ueen changed fOI several 'fears and each I year more and mere high schoo] site space is beiLg utilized for automati "H.: ¡J3.rkin¡š spac e. It ~ou1d the~Efore seem reason- I able that tÌit= .~.o acre staI1dard will be increased be-:ore: the school will be constructed. I The existing park acreages in Salina and the propozéJ. I park areas in the planning ~rea fall considerabl1 short the National Recreation Association standard of one acre of recrea- I tion space per 1,000 population. Cities which meet this standard generally have one or more large naturalistic areas I which are near the city are often times maintained by the county. suer. as the lake parks found in Douglas, Shawnee and I Fottawatomle cnunties. I Util izing both the po~ulation served ;:,nd the travel dis- tance to the playfie1d a second playfield should be located I in the inside of the 01 d channel of the Smoky Hn 1 Hi ver. througb which Albert Avenue would pass if it were E'xtcnned, I I This area should also be conserved for recreational purpOSES becau5e of the presence of flatu!'ál vegetation ...:!iÌt:h I -13- I I I I I I I I I I I I I includes a tree meas~ri~g 16 feet in circumference a~d one of the few areas where unplowed prairie land ¡;"ti 11 exists. The area is presentlj being utilized by the Soy Scouts aï hn:erica. The naturalistic area should be preserved in its natural state and not subdivided nor if acquirEd for a park developEd with ball diamonds and tennis courts. A minimLl1L area of 20 acres is recommended and shown on the map. Fire Station Needs within the Planning Area Utlllzing dist.a1"ce ~tard...lù::, ::'ir>.t fortL uy' thf: Nationa1 'Boarù of Fire ullderwri ters two fire stations wi 11 be required in the plannltlg area. One of these stations has been located ûn extended Bdmùnt Boulevard, The second statinn is located one and one-half miles north of Mentor on U.S. 61. Water Tower Needs withIn the Planning Area At the present time the City of Salina is contemplating constructing a water tower in the northeast corner of Key Acres I I I I I I Add! ticli , which is within the planning area. Lanri for this tower has been dedicated by the developer. The present spacing of water towers would indicate the need for one addi"t1o:\al tower located in the projected high school playfield area. -l4- I I I I I I I I I I I I I TABLE ~ v ~l -- Total Public I,and Nl?eùs . Number vi Number of 5 it es Acres Total Elementary Schools Neighborhood Park::. 11 12 each 1J2 Junior High School 20 1 each ..,1"1 ';'u Senior High School 40 1 40 ?layfi eld 2 65 and 20 65 Fire Stations 2 1 ,., " Water Towers 2 ,Î .4 Other public uses such as a braI~cil 11 brary, pulice si:;ation, sewage lift stations etc. - - - - - 2.6 Total - - 283,2 or 5.2% of the total area of 5,450 acr~s will be required for public use. For compari~~n purposes there are 256 acres of park land within the City of SaJin&. however, it is a distance of from 2 to 3 miles from scme lots to the nearest park, TABLE III I I I I I I Existing School Sites Typ~ Elementary Schools (14 ) Name Area ?arkvi ew Hawthorne Phillips whittier BartleL t; Oakdale So;,¡th Park Ground~ of St, 60,000 30,000 50,000 :,O.l87 111,6:)0 60. (me Johns l1ilitaty sq, it. sq. ft. sq. ft. sq. it. sq, ft.. sq, ft. ::ch;:¡ol -15- I I I I I I I I I I I I I Exl3ti~g School Sites - cc~'t Type Name Arf:d Franklin 65,600 sq, ft. Sunset 270,000 sq, [t, Lowell 61::1,500 sq, ft. Hageman 26C, ,JOO 5q, ft. Heusner 290,000 sq. ft, Grace Stewart 7 acres Glennifer 150,000 sq. ft. Junior High Schools (2) Lincoln-Rooseve1t Junior High South loa, DOO sq, ft. 20 acres High School (1) Salina High School 40 acres Total acreage devoted to school sites -- 105 acres (Does not include í acres elementary school site recently purchased in the eastern part of Salina). In total there are 361 acres of land distributed in 25 separate locations devoted to public school and park use. The planning area calls for 277 acres of land in l3 separate locations. This means that there will be 158 less acres in l2 less locations to be maintained at public expense in an area whose total acreage is slightly larger than that of the present City of Salina. In the planning area all elementary schools will be located on l2 acre school-park sites which will be within I I I I I I a 3/8's to 1/2 mile walking distance as compared to the existing conditions where some schools are located on l/2 acre site more than one mile from some pupils. -l6- I I I :1 I I I I I I I I I I I I I I I Means of Acquisitiùn A rather comprehensive study has been made on this subject by the Garden Citt-Fïnney County Metropolitan Planning Commission. The following article which appeared in the Novem'c:.c.i.- 1960 issue of THE KANSAS CITY MANAGER sum- marizes their studies anù the general situation in Kansas. SlJBDIVISION REGULATION NOTES.. BY DEANE p, WILEY City Manager, Garden City The Garden City-Finney County Metropolitan Planning Commission has undertaken a study towards a comprehensive or master plan, new zoning ordinances and subdivision regulations. In the work with subdivision regulations, the question of requiring land dedication for school and park purposes, and the probability and legality of requiring the platter to pay a platting fee per lot or acre to the city have brought to light interesting information, The above named fee would be used for future purchase for park or school needs, The following information was assembled by John W, Stansel, planning director for the city- county planning commission: Topeka, January 13, 1958 -- Subdivision regulations section 7: Dedication or reservation of public sites and open spaces in subdividing land or re-subdividing an existing plat, due consideration should be given by the subdivider to the dedication or reservation of suitable sites for schools, parks, playgrounds, or other public recreational areas or open spaces, Any area so dedicated or reserved shall conform as nearly as possible to the recommendations of the city planning commission in its master plan of the city, All areas to be reserved or dedicated to public use shall be indicated on the preliminary plat in order that it may be determined when and in what manner such areas will be dedicated to or acquired by the appropriate agency, Subdivision regulations for Manhattan are almost identical to Topeka's. Wyandotte county also has similar regulations, Subdivi si on regulati ons for Boul der, Col 0" read as follows in secti on 22: Area for school and recreational use, Not less than five percent of the total area of the subdivision shall be deeded h) the city of Boulder for future school and recreational use. The exact location for such deeded -17- I I I I I I I I I I I I I I I I I I I -2- property shall be subject to approval of the city planning board, In lieu of the above requirements of five per<:ent of the total area of the subdivision for future school or recreati on use, the subdivider may upon approval of the city planning board, contribute five percent of the raw land value of the subdivision to the permanent park fund of the city of Boulder, to be used for recreation purposes within three-fourths of a mile of the nearest boundary of the subdivision, Unless otherwise appraised by three disinterested experts in land values, $2,000 per acre shall be considered being the raw land value of the subdivision. In certain locations, the subdivider may be requested to reserve an additional area of not more than 10 acres for purchase by the city or school board, at a negotiated price based on raw land values within a period of three years of the date the plat is recorded, From the HHFA book on suggested land subdivision regulation we find: Public sites and open spaces. Where a proposed park, playground, school or other public use shown in a general community plan is located in whole or in part in' a subdivision, the planning commission may require the dedication or reservation, of such area within the subdivision in those cases in which the planning commission deem such requirements to be reasonable, The booklet also includes a footnote which reads as follows: Small neighborhood parks, playgrounds or other recreational open spaces form an important and necessary part of the development of the land, Their location should be determined by some degree of community or neighborhood planning, so that each area which is of sufficient extent to need or justify a neighborhood open space will obtain such an open space or appropriate size at the appropriate I ocati on, The best, most economical time to do this is before or at the time the land is being subdivided, However, as ownerships of land and consequently subdivisions seldom correspond to these neighborhood community areas, it follows and requires each subdivider to dedicate a certain percentage of his tract; this would not result in getting compact and concentrated playgrounds or other open spaces at a proper size and location. For the same reason, it would result in injustice to require a tract smaller in area than the neighborhood or community area to contribute more than its share of the appropriate location, This fair and intell igent method would seem to be that the planning commission make neighborhood or community plans, designating in a general way the nature and extent of the open spaces, and then, a~ cmy portion of the area comes to be submitted for subdivision approval, take such steps as will cause the dedication of the recreational spaces at or about the places designated in the neighborhood plan, with money adjustment to compensate the owner of any subdivided tract for the excess contribution by him above his fair share, From the International City Managers Association book entitled, Local Planning AdministratiQ!L published in 1959, we find the following: Acquisition of public sites, The provision of adequate sites and new subdivisions for parks and schools, and perhaps other publ ic facilities, is one of the most important and difficult problems of subdivision control. Park and school sites are e~ential in a modern neighborhood with streets and utility services, The time to acquire them is before or during the process of subdividing, If the community waits, the sites may not be available at all, or they may be undesirable in location, or small in size, or too high in price, Advance acquisition. Advance land acquisition is possible, However, it is assumed that the exact location and size of the site are known, The factors depend in part on the size and character of the development to be served by publ ic facil ities to be built on the site. Financial objections exist also, since it is a rare community that is willing to acquire land for the facilities before the need for them has been demonstrated. I I I I I I I I I I I I I I I I I I I -3- Reservation 0 Many communities now require a subdivider to reserve sites for public facilities, For t"xanlple, a Raleigh, North Carolina, ordinance specifies that lito insure orderly development of the community in accordance with the general principles set forth on the land development plan, the subdivider will be required to reserve open spaces for parks, schools, fire stations and playgrounds for a period not to exceed six months from the date of submission of the preliminary plat. II A New Jersey municipal planning act in 1954 authorized planning agencies to require reservations of sites for parks and schools appearing on the master plan for a period of one year, In other jurisdictions the reservations are somewhat longer, Under this procedure the municipality has a time tOI decide whether or not it desires to purchase or condemn the reserved land, The subdivider is protected, since if municipalities decide not to acquire the site, he may proceed to sell the land for building purposes. Despite unfavorable rulings by courts in Pennsylvania, compulsory reservations of public sites for a reasonable period of time would seem to be a valid exercise of the police power, All communities exercising plat review should, at the very least, insist on reservation requirements, Dedicaticmo A more drastic division is compulsory dedication of land for parks and school ~,jtes, A(Jain, this is a matter of uncertain legality, Massachusetts laws specifically prohibit a municipality from requiring the dedication of park or school sites as a condition of plat approval. Statutory authorization in many states is couched in rather vague language, Montana is (1 notable exceptiono There the IIplat and survey must show that ground, II The attitude of courts toward com- pulsory dedication will not become known in the future, At the present, dedications ore few and conflicting. This fact should not prevent communities from requiring dedications of a reasonable amovnt of land, especially in large subdivisions where the need for such site or sites is obvious, in m,my communities subdividers have, on their own,initiative, dedicated sites for parks, schools, fi,e stations and other facil ities. They hove leorned thot land and home sales ore more easily mode when the potential purchaser can be ossured that vitol neighborhood services will have suitable !oc;:Üions, In other cases the planning agency relies on persuasion of the planners to achieve dedication.. Potential difficulty with required reservation or dedicotion is that no subdividers operate on G ';f;\{~n 51.;(1Ie, To be useful, playground sites, for example, should be at least three to five acres, i'he subdivider!;' tract is only 20 acres, a requirement to set {lside, soy, four acres for a pby«, would 5eem confiscatory in nature, It moy olso be that no site suitable for (] playground ", loc¡Úed in t'he tract or that an adjacent subdivider hos already provided a site. Fees. A number of communities have attempted to equalize the financial responsibil ity of $l.Jbdividers large and small by requiring poyment of 0 fee in lieu of lond dedication, Although many dHes use 0 different measure, the fee should be based on the number of lots in the subdivision since thís figure reflects the additionol load placed on the recreotion or school system. Often the fees collected are deposited in a special fund to be used only for the ocquisition and development of park or school lands. Arkansas was the first state to authorize the fee procedure in its enabling statute. The pertinent section is worded os follows: II... The regulations may provide for reasonable dedication of land for., . public or community focilities, or for equivalent contribution in lieu of dedication of land, such contribution to be used for acquisition of facilities that serve the subdivision, II I I I I I I I I I I I I I I I I I I I -4- The provísion that the amount collected shall be used for facilities serving the subdtvisi";n ¡ ':,: wise restriction. Use of such funds within the neighborhood leads to better acceptance by 5ui:- dividers of the fee procedure. It should be added that, I ike many other new aspects of contre!, the legality of this section has not been clearly established, While a California court has fu!f:d ~ invalid as applied in a specific city in that state, many cities continue its use, In New York zeV::.':i':: communities use the fee under favorable comptroller ruling, The present state statutes under which we operate and under which all other cities of the sec-::;nd and third class operate in regard to accepting deeds and plats, states under section 12-705 "befo.i:, exercising the powers referred to above, the city planning commission shall adopt regulations governing the subdivision of land within its jurisdiction. Such regulations may provide for the prop<;i' area of streets in relation to other existing or planned streets and to the mapped plan for adequo¡'e !x.(" convenient open spaces for traffic, utilities, air, and for the avoidance of congestion of populaHrm" including minimum width and area of lots. II This statute does not mention the dedication of land for parks or school sites, nor does if" :.ie', any guides for requiring the developer to provide certain improvements before accepting a pl':Jt the League has come information stating that under the existing statutes, it would be their füd\n~~ thot cities of the second and third class can not require that land be given for public purb ;,: ~,,;:-,., \)nd thCit we can not require certain improvements be made by the developer, Howevt-:f.. j-rn,/ ',if; ~';~KJ ;-hç:statutes had been revised for cities of the first class, to permit them to do the: i:!t;,;:." :'h;,¡ ~'hb Ldogue presently is studying an amendment or new statute to permit all (;ilì.,,' í . ":":;:,'Cbïì City has not resolved its position on this question but feels that possibly 'viil:, ,I" i Hk homE~ rule amendment to the state constitution that the city might be able to estd,::':', :î1'>/f;¡¡;.Jn røgulations now as expressly authorized only cities of the first class, and, shouk¡ :f: ;'he ,,;OSÜ: its subdivision regulations would require the dedication of lands shown on the ':;\.'",: '.. "h-'¡¡qhtK>rhood m(~stel plcm, plus the addition of a certain percent of each plat, or so rrrL;(h ,. c'" fe'! O<'¡~as that are platted that do not include any areas required for publìc ¡:xuÎq. , .)r>, i!'h.;;; mast<ar plans, I I I The City of McPherson, Kansas, a city of the second I Gl~ss, has the most rigid set of dedication requirements in Kansas, Section IX of their ordinance reads as follows: I Parks, Playgrounds ~nd Other Public-Use Areas 1. Where a proposed public par~ or playground and other I public-use area, as determined by the Planning Com- I mission and the Governi~g Body, is located in whole or in part 1Nlthin a subdivision. the subdivider shall I dedicate lands for such purposes to the City of McPherson- provided, ho~ever that such total dedication (exclusiv~ I of public streets, alleys,and pedestrian ways) sha1l I not exceed ten percent of the total gross acreage owned or controlled by the subdivider. Where an area that I is specifically designated by the Governing Body for a public park or playground and other public use, I exceeds the area equivalent to ten percent of the area I of the total acreage owned by the subdivider. the entire area shall be reserved for such use on all subdivision I plans and plats; and the acquisition of such additional area in excess of ten percent shall then be secured by I the City of McPherson, or arrangements made for its ac- quisition ~ithin a period not to exceed two, three or I five years from the date of approval of the Preliminary I Plan. The value of such land shall be established by three qualified appraisers, one of whom shall be appointed I by the Planning Commission, one by the subdivirìer, and anI:'! of whom shall bE: mutually agreed upon by the other two, I -18- I I I 2, Where less than ten percent 01 the total gross area beir~ subdivided ~s proposed for public parks, play- I grounds, or other public-use areas except streets a~d I alleys as designated by the Planning Commission and Governing Body, the subdivider shall dedicate such I area that is less than ten percent and, in addition, pay to the City of McPherson a sum of money so that I either or' both the dedication and the payment equal I ten percent of the appraised value of the land befor~ it is subdivided. I 3. The entire sum of money equal to the appraised value of land, comprising an area equivalent to ten percent I of the total area of the tract, shall be paid by the owner or subdivider to the City of McPherson in the I event that there are not public open spaces required I by the Planning Commission and Governing Body. 4. Sums of money so received by the City of McPherson shall I be placed in a special fund to be knoW11 as the PUBLIC LAND PURCHASE AND IMPROVEMENT FUND, and allocated by I the Governing Body solely for the purchase of land for I publl~ parks or playgrounds and other public areas, I The Devf'loper The developer is a business man and if he has been in I the development business for some period of time he is a I very shrewd business man. To him land is money and he is not in the ~Jnsiness to give away either land or mone'!, I -19- I I I I I I I I I I I I I As a business man he does not have large sums of monev ¡;¡ccumulated to meet the lO% money \n lieu of land require- ments as stipulated in the McPherson ordinance, His own money and generally. large sums of borrowed money are wor~lng , for him as it is for any good bus1ne8s man The developmen~ business and its associated home bulld- lng constitute a major industry in Salina. At the present time the devel!JPment business is marginal for ma!\y subdivirlf!rs, The real estate business has not completely recovered from the reduction of personnel from Schilling Air Forèe Base and the constructioTl of on-base housing at !Jchilling Manor, An unreasonable dedication requirement could place this vital industry in a precarious position. Dedication requirements in effect take money away from the developer. When a business man loses money on ont~ i tf'jr:: he must compensate for the loss on other items. It has been found that when dedication requirements are first instituteC\ in a cIty that the loss to the developer is initially camp for brthe developer by raising the selling price of Mch hr>\) I I I I I I to cover the loss. This seems to be a fair method for the persons 11 vlng in the new houses w111 be the ones who reed a the most benefit from the public land. After a dedication requirement has be~n in effect for several years in a city the raw land cost to the developer does not continue to rlsç but levels off. This is due to the fact that the develo~er can utilize the dedication requirement as a bargaining tool when discussing land price with the original land owner. -20- I I I , " -{ "c, ~) a fa i oractice because generally spea~ing l~ t.h: orl~jnaL Iandú..ner whose ancestors happened to sett' I " ~;"e dgh,; aCE who make the most muney in developmer~-re8 I estate transactio~s, Genera] ly speaking pel t}JPr U',ev nee.' '. forefathers have done any actual work to make their far~ . I 'v;}lua"::!lf' as urban land, I t was simple luck that their fei ;::¡thershappencd to settle a piece of grtmnd close to whaT; I happened to be' an expanding city that happened to expand 'i.?, their direction. I The Salina S1 tuation I 1 t has been estahlished that 5,2% of the total land ar,:,', I of the planning area is required for public use. I~ wc~ld s tJ1at the bEst means of acql,Úring this land ""auld be to in :. I a reaslJnable land dedlcation -option practice, Under sue!; I plan the developer ""auld dedicate 2% of his gross 1 and fen U2;é and the remaining 3.2% required to reach to 5,2% tot,d I ment would be purchased at raw land cost from the df?,n,}opE,r the City and the School Board. I Where a proposE!1 public use is indicated on the pL,n,Ü I map is 10ca1.;ed in whole or in part within a subdivisiOlL r, ;-' subdivider shall de~lcate lands for such purpose to lhe 'I I I of Salina at th? time of final plat approval pro~ided, ho~ :. '-¡'n, '\:¡;:::: :()tal dedication shall not exceed 2% of the ill',} ", I of tk? gross acreage at the option of the <J:} ".,;~ :~!1ere an area that is specifically designated I t c map for p~b1ic use exceeds the area equivalent ('; I -21- I I I I I I I I I I I I I I I I I I I of the gross acreage or 11% of the net acreage ~he ~ntire area shall be reserved by option for such use on all sub- division plans and plats; and the acquisition of such addi- tional area in excess of the dedication requirements shall be then secured by the City and the School Board. The acquistlon of the land would have to be macle wi thin a period of two years after the date of acceptance of the final plat. The value of the land shall be determined either by the records of the developer showing his purchase price of the land plus engineering costs or at the option of the city the value shall be established by three qualified appraisers, one of whom shall be appointed by the Planning Coffimission. one by the developer, and one of whom shall be l1\uttlall y agreed upon by the other two. In the event that there are not public open spaces re- qu\ red by the P lan.ning Commission located wi thin a sl..lbdi vision. th~m the developer shall at his option e1 ther dedicate 2% of his f;ross land or l~'% of the net land for park -purposes to the Citr of Salina with the stipulated provision that the city may sell the land at a future date. (The city then has the authority " to sell these lands under Chapter 12, Article 13, G. S. Kansas 1949). Or mare preferred by the city the developer may pay to the city a sua of money equivalent to 2% of the gross area or 11% of the net area of the land being developed. Money paid to the city shall be placed in a special fund to be known as the Public Land Purchase Fund and will be used exclusively for that purpose. -22- I I I I I I I I I I I I I The developer may make this paYlI\e~t to the City in 10 payments. The fi rst pay-ment which woul d be equal to lJ% of the total sum would be oayable at the time of acu!pt. ance of the final plat. The Building Inspector would then be authorized to issue building permits for lO% of the 11Offies in the subdivisi~n, Wi th each lO% paymellt a~other eq'.lal pcr- centage of building permits would be authorized, A plan of this nature would require a chartge in the p ',~seT\t land platting rules and then these rules should be adQpted b~ city ordlnancf; as the subdivision regulations of the City of Salina. Another change in the land. platting rules which could be made at this time would be to increase the maximlm per- missible residential block length from lODD feet to l300 feet, Federal Housing Administration maximum desirable residential block length is l,300 feet with a maximum permissible length of 1,600 feet. A typical criticism which local developers re- cèive from FHA reads as follows: I I I I I I "Further study of the street plan is belie"yed d~- sirable toward the objective of reducing street length and increasing block length", The reasoning behind this is that reduced street length which accompanies longer block length reduces street costs and generally eliminates some intersections which are paid for by the city at large. It also increases the number of lots with~, in a subdivision which results in more profit for the developer and more taxable real estate for the city, The following is the block length requirement set forth in the Kansas City, Missouri, Subdivision Re gulations whic't1. -23- I I I I I I I II I I I I I were prepared by Hare and Hare three years after they pre- pared the lan1 platting rules for the City of Salina: "......, the blocks in residental districts shall norma~ly not exceed one thousand three hundred twenty (1,320) feet in length," as follows: The City of McPherson rpgulatlon on this point reads "No blocks shall be less than 900 lineal feet in length unless approved by the Planning Commission," I I I I I I It shall be pointed out to the developer that: 1. These dedication requirements are no more stringent than those dedications imposed on some recent plats for drainage ditches, water tower sites, etc. 2. Dedication requirements previously imposed did not equally affEct every developer, Under this plan aU developers whose plat lies within the city's ttree mile jurisdiction would be equally affected, 3. Dedication requirements were imposed after prelimin- arey plats were complete which necessitated re- ~latting. Under this plan areas to be reserved will be known before land is purchased and platted. 4. Dedication requirements as now imposed are accompanied by general animosity which sometimes results in pubH: embarrassment of the developer and his engineer. 5. Previous knowleJge of city requirements will enable the developer to better financially plan his develop- ment rather than sudden:y be confronted with th~ financial shock of having to ùùnate a portion of valuable land. 6. The developer should analyze the general sales value created by the location of schools and parks. 7. The changing of block length requirements from 1000 feet to l300 linear feet will give a theoretical l,2% in- crease in the amount of land which can be used for marketable lots. Subtracting the l,2% theoretical land savings from the 2% dedication requireme~t leaves -L:4- I I I I I I I I I I I I I a net loss to the developer of ,SOJ6, The 1.2% theoret.ical increase in land savings ~ill be accompanied by a reduc t;ic', of 5% of total street requirements for a theoretical plat, Thls reduction can bt:: tréU\sferred as a special asse::.SInE:ot price decrease on every house in the subdivision, therebf, increasing the marketability of each house, 8. The developer should plat his land so that in the event the city does not choose to take advantage of the option that the reserved land could be readily platted into lots, 9. The dedication requirement is quite reasonable and the developer has several choices in the method of makinG his dedicat1un. TABLE IV Land Furnished by Various Agencies Percent Total Acres Developer 2% 109 City of Salina 1.6% 87.2 Board of Education 1.6% 67.2 Total 283.2 In the event it takes 40 rears for the area to develQ'p the average yearly land cost to the city and the Board of I I I I I I Education would be $4,360 for each agency figuring raw land cost at $2,000 per acre, It should be pointed out that this is an estimated average yearly cost and that due to the fact that no park land has been acqùlred recently in th~ :=,outh eastern edg;:: of Salina the initial yearly cost to the city 'Would run somewhat higher in the initial years of the ~rogram. This is particularly true if the large park at the end of Albert Street is purchased in the pear future. -2:- I I I T~e Board of Education should note that 87,Z acres WOt:\,J 3.ccomrn"date the school needs in the area which woul:l I pro"-:de desirable site s'lze and walking distances to the [acilitl~s in contrast to the IJ5 acres presently i~ use in I the City of Salina. Several elementary schools are on flalf- acre sites, a mile or mare distance from some pupils. This I plan would place ¿very elementary school on a 14 acre school,. I park site which would be within 3/8's to l/2 mile of most houses. I Park Development Whereas, this is not a report covering the development o:f I individual parks, it should be noted that there are several I points where economies in park development can be realized. There is a modern trend among park designers :"0 drastica1.1y I reduce the amount of streets within the park site on the premise that parks are for recreation and exercise. Walkin[! ! I I is considered a very good form of exercise. If an indi vi dual is going to the park to playa vigorous game of baseball or I tennis he may as well gain add! tional exerei se by wal1<ing sl"'.rer;'L~ I hundred feet to the facilities. The wal'l<ing exercise is also good for the spectators, A reduction in streets in a park I reduces the accident potential and creates more space which eaIt be utilized for play space. The money saved by not paving an I I excessive amount of street can be utilized for other developm~n~ features. Some streets are necessary, for example, cars shoulè be able to park close to picnic tables. I Since public lands must be purchaseà befo::: e or at the timc of development if the land is to be acquired for a reasonabl e I -26- I I I price, This will mean '(¡hat tIlc city will [,<:lve "the land before there is demand to dèvelop it. This w:11 be accompanied I by city maintenance cost of weed mowing and possibly dust COh- I tro1 measures. According to Dr. Raymo~d Keene, uurf grass specialist at Kansas State Uni verslty, should be planted with I ø. mixture of brome and Kentucky- 31 Fescue grass until the timE' of (lev e-lopment , Lawn white clover could be added to add nl tror,er; I I I to the soil. In large areas where fencing exists this land CQuId be rented as pasture. Changes in the ?l~nnlng Area ~ap II I In planni~g for such a large areas over a long period of time there are many factors whicl1may alter the proposed loca- tion of public facilities. For example, the developmeDt of a I large mobile home court ~ill vastly increase the elementary school population density of an area, thus overcrowdin~ a I school. This would mean that a second school would have to be constructed closer to the first than is anticipated to r~- I lieve the school load. Lot size, and the amount of non-residentiö.l I use affect the location of schools. There is also the possibility that the land west of Interstate 35W and south of the Air Base I access read may develop before the area in the southern most end of the planni~g area develops. The plan must remain I I flexible and it should be noted tha't the areas located or. the map are not pinpointed areas but are flexible to some degree. If it is impossible for a developer to show ~n his plat a pub11c I 51 te as indicated on the map. he way move the 51 te several nunè!rcd I -27- I I I I I I I I I I I I I feet (provided that this doe~ not move it completelY' IJ'..:t of his subdivision) i.t urder to alleviate platdr,g ¡.¡rotlems. In the event a major change is desired by the city or th~ Board of Education, such 8::> moving an elementary school- park from the site indicated ,on the plann:~g ma~ to a Hew location, they should be allowed to make this change, however, tll8 developer should have a minimum of six months public notice before having to conform to the change. Public officials shoù.ld know at least six zuonths in advance of any change ..hich they wish to make. A last minute change which would necessitate replatting would not be fair to the developer. Statutory Requirements This report fulfS 115 in part the Stat,e of Kansas statutory duty of the City Planning Commission regarding the formulation of plans and maps concerning public land requirements. This plan does not concern itself with the development of these si tas. Our predecessors had the foresight to provide fQr us fine parys such as Oakdale and Kenwood. If this generation I I I I I I of Salina citizens feel that we cannot afford to develop parks we should at least have the foresight to reserve land for the next generation. -28- I I I I I I I I I I I I I I I I I I I REFERENCES Butler, George D. Recreation Areas, Their Desl~n and Equipment. Second Edition. New York: onald Press Company, lSS6 Educational Consultants. Planning for Growth in tha Lawrence Public Schools. Stanford, California 19S7 The Public Schools of Salina, Kansas. Stanford. California, 1955. (Wltll], 960 Salina School enrollment figure.s) Gallion, Arthur B. The Urban Pattern. Company, 1 9S0. New York: D. VanNostrand Heeb. Larry. "Planning School BuiÌdings for Community Use". University of Kansas BulletiA of Education. May 1959. 13: 100-103 Subdivision Regulations of: Kansas City, Missouri fJIanhattan, Kansas McPherson. Kansas Topeka. Kansas Wichi ta, Kansas lS54 19S9 1960 Tulsa I>!etropolitan Area Planning CoJlll(lisslon. 1975 Metropolitan Tulsa Fire Station Needs. Tulsa, Oklahoma Recreation Land Needs. 1960:9~~1=:~rgt~;~~::.Tulsa Public School Needs. 1960. this report include: . 1975 Metropolitan Tulsa Public Tulsa Oklahoma. (Authorities cited in a) North Oentral ~ssocation of Colleges and Secondary Schools. b) National Council on Schoolhouse Construction. c) Guide for Planning School Plants. Nashville, Tennessee: Peabody College, 1958) I I I I I I 'I :1 I I I I I I I I I I I Letters: To: A local developer from Fred H. Mann, D¡cEc~or, Federal Housing Administration. Topeka, Kansas, To: C:ity Planner, City of Salina, Kansas from Albert B, Martin. Director of Research, League of Kansas t-!unicipaHties, Topeka, Kansas, Urban Land Institute. The Community Builders Handbook. Urban Land Institute, Wásnington D. ~. lS60. Williams, Wayne R. Recreation Places. New York: Reinhold ?ublishing Corp. 1958, Hare & Hare, City Planners. . SAlina, Kansas, City Plannlns Report, Kansas City, Missouri. 1 «349-1 gSl . Wilson and Company, Engineers and Architects. 5.werage study for Salina, Kansas 1960. ,. Salina Chamber of Commerce. Thumb Wail Facts - Salina, Kansas 1960.