Planning Commission - Regular Meeting

Okay, I'll call the uh Tuesday, January 6th meeting to order. Um, Daisy, can you confirm the Kansas Open Meeting Act required notice has been properly provided? Yes, I can confirm that the packet was posted and the required notice was provided. Okay, thank you, Daisy. Roll call, please. Commissioner Rogers, here. Commissioner McFaten, here. Commissioner Mike Cel here. Commissioner Farber here. Commissioner Alt here. Commissioner Vanc here. Commissioner Sid out here. And Chair Waters here. So, with eight out of eight members, we have a quorum and we can proceed with business.

Okay. Thank you, Daisy. Um, on the minutes of the November 18th meeting, are there any corrections? If none, I'd entertain a motion to approve. So moved. Is there second? Okay. Thank you, J. It's been moved and second to approve the minutes of the November 18th, 2025 regular meeting. All those in favor say I. I.

Motion carries. Okay. We'll move into new business under Quasi Judicial Matters application Z25-6. Thank you, Madam Chair. Good afternoon, commissioners. The first item on the agenda is item 3.1, which is application Z25-6, filed by Tyler Adams, requesting a change in zoning district classification from PDDR2, multiple family residential to RS, residential suburban, to allow for the construction of a single family residence. The subject property is legally described as lot one block five of the Mariposa subdivision. It is a single vacant lot comprising of approximately 7.11 acres. As shown on the aerial map, the site is bounded to the north by the Salina Municipal Golf Course and is surrounded by existing residential dwellings to the east, south, and west. I would also note that the property is not located within the 100red-year flood plane. To provide some historical context, this land was originally part of the Mariposa master plan approved in 1988. In April of 1989, the planning commission approved the final plat shown here, which designated this specific area, block 5, for a cluster of town home developments. for a cluster of town home development. At that time, it was zoned PDDR2, plan development district, multiple family residential, to accommodate that specified density. However, the property has remained vacant for over 35 years. The original multifamily concept never materialized and it appears um that

the property was not found suitable for multi- family development or for the original town home concept. The applicants Megan and Tyler Adams have purchased the property and are requesting to reszone it from PDDR2 to RS residential suburban. Their intent is to construct one single family residence without buildings rather than the multif family complex originally envisioned. The RS district requires a minimum lot size of 1 acre and this 7.11 acre tract easily satisfies that requirement and allows for the proposed low density use. So staff has evaluated this request against the factors in attachment two. So, um, attached to your packet, you'll find attachment number two, which outlines in deliberations during public hearings for the purpose of making recommendations to the board of city commissioners. To approve or deny zoning map changes, the following factors shall be considered by the planning commission. So, we'll go ahead and and walk through those um factors. So staff has evaluated this request starting with neighborhood character. The area is an established residential neighborhood and the proposed RS zoning appears to be compatible with the residential with the surrounding districts. To the west is PDDR residential which is the Mariposa um subdivision. To the south is standard residential R district residential across Cedar Ridge Drive. And to the east is R1 single family residential which is the Grand Prairie edition. And to the north is the golf course which is zoned A1. And we would note that

directly west of the Mariposa subdivision. So it's zoned in that gray color. That is residentially that's RS residential suburban zoned property. um which would be the same zoning the applicant is requesting in this case. So there is some RS not directly adjacent but near um the existing property. The use of this lot for a single family home is consistent with the density and character of these adjacent properties. Next we evaluated public facilities and services first um in with water. This property is served by an existing 8 inch water line running along Cedar Ridge Drive. Um, sanitary sewer. Cedar Ridge Drive does not contain a public sanitary sewer main, but all residential properties adjacent to the subject property are connected to public sanitary sewer. The owners or their engineer would need to work with the utilities division to determine the appropriate location to connect the public sanitary to the public sanitary sewer system as part of development of this lot. Storm drainage today runoff naturally flows off of this site across the golf course and eventually to the Mariposa pond. This parcel was included in the 1989 drainage study calculations that sized the pond, meaning the pond is already sized to accept runoff from a cluster type townhouse development. The construction of a single home on 7.11 acres would produce far less runoff than the original plan and can be accommodated in the existing pond without any modifications or improvements. Emergency response to this area comes

from fire station number four on Brier Cliff directly almost directly north of this property um off of Crawford Street. In the future, the property will be served by the new fire station number four being constructed on the corner of Markley Road and Crawford Street. This property is contiguous to areas that are already in the existing city limits and are already receiving city police and fire protection. And finally, um, schools, students in this proposed residents or development would go to Metallark Elementary School, Lakewood Middle School, and Salina Central High School and other utilities. This tract is within Everg service territory for electric service and is not part of any rural water district. And for gas service, the property would be served by Kansas Gas. Regarding the comprehensive plan, the future land use map designates this area as suburban residential. This category specifically lists single family dwellings as primary uses. The applicant's proposed reszoning to RS appears to be in conformance with the goals and policies of this adopted plan. To summarize our analysis, staff has identified the following six possible findings to support um the recommendation for resoning. Those can be found on page six of your staff report. Those findings include one, the location and physical attributes of this property make it suitable for residential development. Two, the city has already extended utilities into this area. No additional public utilities would need to be provided. Three, reszoning of the subject property for residential development could be viewed as contiguous infill development of

property that is already surrounded by the city. Four, the subject property is adjacent to existing RZ zoning to the south, R1 zoning to the east, and PDDR zoning to the west, and a change to RS zoning would be compatible with the existing residential zoning pattern along Cedar Ridge Drive. the request for the requested zoning change in proposed residential density would be consistent with the city's comprehensive plan which identifies this property as suitable for suburban residential type development. And six, due to the lack of development of multi- family residential housing as originally planned 37 years ago, the change in zoning from existing PDDR2 zoning district to RS is appropriate and would allow a previously undeveloped lot within the city to be developed. With that, the planning commission would have the following alternatives. One, you could recommend approval of the applicant's request for RS zoning. Again, this would be a recommendation that would then go to the city commission for approval. Two, the planning commission could recommend that consideration of this application be postponed to allow the applicant or staff to provide additional information. Um, a specific meeting date would need to be included in any request to postpone. And the next regularly scheduled meeting date is January 19th. The planning commission could also recommend denial of this resoning request provided appropriate findings are made. Staff would recommend option one that the planning commission recommend approval of the applicant's resoning request. And with that, the representative of the applicant is here. Um the property owner is here and staff is available to answer any questions you might have.

Okay. Thank you, Gage. Commissioners, do you have any questions of staff? I'd have one. The uh mention is gonna they're they're planning on some outuildings. Uh what will those be? How many and what kind of restrictions are there on those? So, we um can allow the the applicant to talk a little more about what they were proposing, but through the accessory. Let me pull it up so I can read it to you. Um,

give me one second. Should have printed it out. I'm trying to find the Haywood. I have it. Hold up. All right. So in section 4258 of the code, it's the accessory uses. Um so these would be permitted accessory uses. So a a residential structure can have a storage building or storage incidental to a permitted use provided that no such structure um that is accessory to a residential dwelling would exceed 360 square ft. So you could have one shed that could would not be able to exceed shed, workshop, gazebo, greenhouse that could not exceed 360 square feet. And you could also have one detached garage um that would not be able to exceed 1,200 square feet. So, um, outuildings would refer to accessory structures. And in the code, you're allowed to have either one large accessory structure, which would be a detached garage, and one small one, which is oftent times a shed or a workshop, or you could have two small accessory structures. So, you could have like two sheds or a shed in a workshop or a shed in a gazebo. Um but that gives you an idea the if the applicant wishes to they can add more as to what they're proposing but that would be what would be allowed through code.

Okay. Thank you. Mhm. All right. Are there any other questions of staff? Okay. Hearing none I'd invite the applicant forward. Please state your name and address.

Thank you madame chair and members of the commission. My name is Dean Andrew. I reside at 2160 Shalomar Drive and Tyler and Megan Adams bought this property in September of 2025 with no contingency and with no full understanding of what the zoning limitations were on the property. Um, so I have agreed uh to assist the Adams with preparing an application and guiding them through the resoning process because they own the property outright in some cases like this when the zoning doesn't match your plans. You can have a contract to purchase contingent on the zoning being approved, but since they already own the property, I agreed to assist them with uh this process. And so what we have is a piece of property um that the original approvals date back to 1989. And the Graves family owned all this property uh south of the golf course. And if you can envision it, Cedar Ridge Drive did not exist. It was Cloud Street. And you took Mry Mount Road down to Cloud Street and then it had a L intersection and and went up the hill to Markley. And so their master plan envisioned multiple areas and they had three town home areas and one of them was here. One of them is over where you see Florida Soul next to Markley Road and one of them was on the uh west side of Mry Mount Road south of Cedar Ridge Drive. and Bob Hayworth purchased that property in 2003 and converted that town home area to single family housing uh through a replat. So when this plan was approved, it was supposed to be for 40 to 50 cluster town homes similar to

Florida soil and it has never been amended or changed nor has it been developed. And so um one of the factors to be considered is the fact that the properties remain vacant as zone for 36 to 37 years. And that's a pretty good indication that there's no uh market to build town homes there. And I think um as you look at it, you've you've got the aerial photo there, but to really appreciate um the property, if you add the the contour or elevation lines to that aerial photo, there's about a 40ft drop in elevation from the front of the property to the rear. So the the front's a little over,300 ft in elevation and um at the back end it's about 1260. So there's a substantial drop, not a lot of level area and it would take a lot of regrading to do town homes there. So, this uh property has been set up for uh with utilities and public streets and depending on where the house goes, that will probably dictate how it gets served with sewer. Um but first step for the Adams was getting um rid of the existing plan development district restrictions and making it a home site and then they can um work out exactly where on the property they want to site the home. The other thing I would point out is that it's RS zoning that's being requested. That's a one acre minimum size. And so if someone in the future wanted to take

this property and try to future subdivide it into more building lots, um that would require most likely the property to be reszoned. And so there would be another neighborhood notice and and public hearing. So the RS zoning helps um make it what it is, which is a large 7 acre home site with lots of trees. So, um, again, I agreed to help the Adams with that and then I have, um, been involved in review of all the development that's occurred along Cedar Ridge Drive. And one thing about this property, it it has been assessed for sewer. There's a, if you go down Mry Mount Road and you see the little jog there, that it's a sanitary sewer lift station. And that lift station, if that lift station wasn't there, a good portion of this area would not have sewer service. So, this lot got assessed for the lift station. It got assessed for the public water line, and it got assessed for Cedar Ridge Drive. And so, um, it has paid its fair share of all the public infrastructure. And so it's ready to go for building a house except for the plan development district zoning. And it would seem from an impact standpoint on utilities, drainage, traffic, a number of things, having a single dwelling would have much less impact than 40 to 50 cluster town homes. So with that, um, I'm just making myself available for any technical questions. And I've got Tyler Adams here who he can tell you specifically his plans for uh the home, the timing, the outbuildings, that type of thing, what

he's envisioning. Um but I'm here to just help if there's any technical questions about this area.

Thank you, Dean. Um commissioners, do you have any questions for Dean? Dean, it's great to see your face again and and nice to see you in the capacity of helping people get projects going and I'm sure that you're saving staff some steps with your expertise and I just want my question is how does it feel on that side of the podium? a little different, but I can I I'm a little freer to criticize staff's reports or recommendations, but I'm going to refrain from doing that. But um I glad that I'm still recognizable and I'm I'm not working in any capacity full-time, but I've been helping people out with different real estate challenges that they have or understanding city processes. So, I just want to stay active helping people. So, great.

Okay. Thank you. All right. Any other questions for Dean? Thanks. Tyler, if you want to come up and Tyler's just going to give you what his plan is for the house, the timing, and what he'd like to build put on the property. Okay.

Um, and so we just want to build a single family home. Um, we'd like to build a garage, probably 30 by 40. Um, a pool on the back. It would be our intent that we leave the majority of the trees intact, carving out a single path where the house can't be seen from the road. neighbors, which will all also help minimize any disruption to the neighbors. Um, the trees would remain on the back side of the property where it couldn't be seen on the golf course as well, but just cut out a 1 to two acre so we have our our paradise in the middle of Salina and go from there. Um, we would plan to break ground um January of next year would be our intent. Um, we've interviewed a couple builders, don't have one identified that we would go with yet. Um, but we would hire somebody and I would anticipate build time is 12 to 14 months. Okay.

And as far as the other building, um, up to the 360, we have no intent to build anything else with that. We just want the larger shop building would be the reason. Okay. Are there any questions for Tyler? Do you have any intent to parcel it in the future? No, I want to maintain all this for my family. Okay. All right. Thank you, Tyler. Thank you. All right. Is there anyone in the audience here today that would like to make a comment on this property? Okay, Dustin, do you have anybody online?

We do have a couple people online. I know a couple are with the next case, but I'll leave it open for a moment and see if anybody wants to comment. Okay. All right, commissioners, do you have any other questions of staff or the applicant? Uh, madame chair, this seems pretty straightforward to me and a good use of property that's set idle for a long time. I'd recommend approval of application Z25-6. Second. Been moved and second to approve this application. All those in favor say I. I opposed.

Motion carries. Thank you. And we would just note again for the record that the planning commission is making a recommendation that will then be brought to the city commission um at their second meeting in January for consideration of um an ordinance to reszone the property. Okay. Thank you. Thank you, Gage. All right. We'll move into administrative items. application PD25-3.

Thanks for holding on. I had to swap seats here. Uh just a moment. Give it a moment for Gage to get the slideshow up. I have a slides that will go along with this. All right. So, application PDD25-3 was filed by Dustin Marsh on behalf of Salena Destination Development LLC requesting approval of a fi final development plan for the Magnolia Village PDD. It's a 27.05 It's actually 27.04 04 acre tract of land located on the west side of Virginia Drive, south of Magnolia Road. That property that is subject to this request is legally described as lots two and three in block one of the Dry Creek edition number two.

I didn't think there was that much elevation there. Okay. 26 buildings. Wow, that's huge.

That is Sorry. Okay. So, go ahead and click to the first one. So, we have a few different sections we'll go through here. Uh the we'll do a summary and then the background of Salina destination. Just a brief background to bring you up to speed. I know you've reviewed this before. You reviewed the preliminary PDD plan and so we'll just bring you up to speed on that and then we'll move through some of the other sections and I just went over what the request is so we can we can go to the next slide here and I'll just go through a series of these. This is the aerial the aerial photo uh and we can of the area shows the zoning here is PDD-R PDDR2.5. Uh again I said this was lots two and three of the Magnolia Village PDD or Sina Destination phase 2 is what we've referred to it previously. It does now have a the whole development has the official name of Magnolia Village and there's uh depending on the product and the area of each phase there's a slightly different name is Magnolia Village um the cottages and there's a couple of different names within that development. Uh so we have future land use map. This is an urban residential uh classification that was future land use

map was changed as part of one of the earlier cases and we can go on and this this one shows the scope of the request today. So I just wanted to make sure that everyone was aware that the Drag Creek edition number two has three lots. This is for lots two and three. So lot two is the the central part. Uh north is to the left. So this is just in the the final plat. The larger piece of that is lot two and then down the south end to the right of the screen is lot three and that's where there's going to be some larger traditional style garden apartment or garden style apartments. The purple lot is lot one and that's a commercial lot. It's zone PDDC5 and that's for future development and so that will that will come in at a later time with a separate final development plan at the time they they wish to develop that one. Okay. So, let's we can move on. So, as a summary here, uh the request is for approval of a final development plan for the Magnolia Village PDD. And we went over the location. Again, that's lots two and three in block one of Dry Creek Edition number two. Uh their their engineers, Court Alers with Driggs Design Group. Uh again, it's a overall size of about 28 and a half acres. Uh the there's 27.04 acres in lots 2 and three and the zoning for the PDD is PDDR2.5 for the residential portion of it. Uh and it's a multif family apartment complex with uh 250 units total. There's 152 on lot two and there's 98 on lot three. And the difference between those is that there's some what they're calling horizontal apartments on lot 2 and 98 uh multi-story more traditional style apartment buildings um on lot 3. So we can go into a little bit of the

background. Now the context of this is that it's part of a larger 41 acre development that was we earlier just generally called it Salina Destination. Uh and again it's Magnolia Village is the name of the development now. Um, so phase one was 11 11.2 acres and it was platted as the Dry Creek edition. It was reszoned to R3 in January of 2024 and it's currently under construction. They I think we just did a final inspection today for building E. So, they're working through the building A, B, C, D, and there's about I think there's 10 buildings on there. So, they're moving along on that one. As for phase two, that's the plan development district. And again, there's three lots, one of those being commercial that's going to be set aside for future development. And today, we're here talking about the residential portion of that. And the a little bit of the history of this. Uh it was annexed in in 2023. Uh ordinance 23-1189 was the annexation ordinance. We amended the future land use map to urban residential. Uh along with that uh the preliminary PD PDD and resoning that was approved ordinance number or 25-11240 was the reszoning ordinance in that was passed on or approved on March 24th 2025 and that reszoned the property to PDDR2.5 and PDDC5. The final plat of the Dry Creek edition number two was approved by the planning commission on March 24th or March 4th, 2025 and the dedications were accepted by the city commission on March 24th, 2025. Uh today the scope of the review is or the scope of the request today is an administrative review to determine

substantial compliance with the preliminary uh development plan and the conditions and and requirements that were set out in ordinance number 25-11240. So that that set some of the development limitations and incorporated the variations that were were requested as part of that plan development district um in your earlier review. So the nature of the request a little bit more detail on that again it's approval of a final development plan for lots two and three of block one of Dry Creek edition number two and I already noted that that commercial outlaw is not part of this today. So in the plan development district process, uh typically you you would bring a plan preliminary development plan to you that is part of the your initial review that has a public hearing and that's where any variations to the zoning u regulations are requested and those are reviewed by you. the once that goes through and the reasonzoning is approved by the city commission, then that final development plan comes back to you for an administrative review to make sure that the final plan conforms to what you approved previously. And there is a little bit of of room for them to make minor modifications. And in one of the next slides, we'll go over some of the the the threshold of where it becomes a substantial modification that requires another public hearing. But in this case, we are just doing an administrative review. There's minor changes and um that were all nothing meets the threshold of substantial modification. So just to go back over the variations that were requested as part of the preliminary development plan, there were four variations. Uh, one of them was a 5- foot variation from the minimum residential building separation requirement of 15 feet in the zoning ordinance to allow a 10-ft separation

between buildings. That was primarily for lot 2. They are closely clustered uh horizontal apartments. They're kind of cottage style, bungalow style dwellings that are all independent of each other. And so they were tightly spaced and they would um to fit the number of units in the style that they would like the development pattern throughout that lot. They they requested that variation and that allows them to to get that tight clustering that they that they would like. There was another variation for a front yard setback to reduce the required front yard setback from a public or public or private street from 25 ft to zero feet. that allows them to have a one of their unit types is a garage over or a you onebedroom unit over a garage and those are right on the central driveway drive uh aisle going through the development. It's a private street named Avery Lane uh that allows these units to be right up on that drive aisle because there's a garage underneath but have a unit over them. And the third one was the private street standards. There was a variation from section 36-74.1B to allow on street parking on both sides of Avery Lane and reduction in the open uh in the rightway width that would be required even though it's a private street. Um typically on a street you wouldn't have 90° parking on both sides of it. So, in function, it's more like a drive aisle through a parking lot, but it is being done as a private street um to go through the development. The fourth variation that was requested and approved was the off- streetet parking count. Uh the variation was to reduce the required parking on lot two from 238

to 234 spaces, but I'll note that in the final development plan, they actually do have 238 spaces that are that are on the plan. So that variation was requested, it was approved, it was written into the ordinance, but it was not utilized as part of the final development plan. They were able to um meet the actual requirement. Okay, we can go on to just wanted to go over what substantial modifications are just so you're aware of what this this final development plan does not meet any of these thresholds that would require an additional public hearing. So, the planning commission's role in reviewing final development plans is to determine whether the final plan is in substantial compliance with the approved preliminary development plan. A final plan is considered to be in substantial compliance with the approved preliminary plan unless the developer has made substantial modifications to the original plan. Substantial modifications shall include additions to land uses from those approved with the PDD or PDD ordinance, an increase in the net residential density of more than 10%. an increase in the floor area or lot coverage of more than 10%. A reduction of open space by more than 10% or or a substantial relocation o of open space that would change the character of the development. A substantial change to the elevation of the site grading plan or drainage plan. Changes to street locations or the traffic circulation P plan. deletions or changes to any restrictions, conditions, or limitations that were included in the approved preliminary development plan or the PDD or PDD ordinance. So staff has determined that no modifications meeting the threshold of substantial modifications have been made and the final development plan appears to be in substantial compliance with the approved preliminary plan. Okay. So, so we'll move on to what those

modifications were. There were some again I said there were some minor ones and I'll go through those now. So overall the the plan is the final plan is largely consistent with the approved preliminary plan. There were some layout changes to the mix of which unit is going where within the development and I'm speaking mostly for lot two. Lot three is largely been consistent. It's three large apartment buildings, but on lot two is where some of the minor changes have occurred. And it's really swapping a duplex to a one-bedroom in one location, but overall the the pattern and overall locations of where dwellings are has remained the same. There was a minor change because of those those swaps and I I believe a couple buildings maybe they changed from being a one unit to a two to or a onebedroom to a two-bedroom or something like that. Some of their unit counts within the overall number of dwellings have changed. So that did cause a really minor uh lot coverage changes. So for lot two in the preliminary plan the lot coverage was 16.08% and in the final plan it's 16.31%. So very minor. Lot three, the preliminary plan was 16.25% lot coverage and in the final plan, it's actually a little bit less. It's at 15.48%. And just to note that both of those are well below the R2.5 maximum lot coverage of um 40%. So for parking, uh on lot two, they've increased it to meet the 238 spaces required. And on lot three, um, it's remained the same. It's 159, I believe. And we'll get to that in a future slide. So, moving into the staff analysis. Uh, I I wanted to go back through each of

the sections that you did look at in the preliminary. It might be a little bit more than we would necessarily need to go into. Just keep in mind that all of these are what you what you approved in the preliminary plan, but I just wanted to go back over them and remind you of what the character characteristics are of each of those sections. So, just to summarize the uh the zoning and code compliance, it adheres to the PDDR2.5 standards that were that were outlined in ordinance 25-11240. It incorporates the four approved variations but doesn't really use the parking variation. Uh utility and access aspects were have all been reviewed by staff and there are no significant changes. Uh the development pattern does provide a logical density transition from a lower style a lower height dwelling size up to the north back as you move south goes up to the taller buildings. So the closer you are to Magnolia, those those are lower singlestory or small two-story uh units. And then there would be that future development up on the commercial lot. Uh and for parking, landscaping and signage parking, it meets or exceeds the requirements. uh landscaping. It has a comprehensive landscape plan that includes street trees and landscaping throughout the development. And it does have a 5-ft buffer on the south for the future Shannondoa Drive. And it's signage. There are two monument signs. One would be located right along Magnolia on the north end and the other one would be located down on Virginia Drive for lot three for the larger apartments. And we can move into site development information.

That text came out a little bit small here, but um that was provided also in the packet. This is the same table that's in there. And it does show the requirements and it shows by lot what the characteristics are for that from the site area. Lot two is 22 acres, just over 22 and lot three is about 4.8 acres. As far as density, lot two is 6.84 units per acre and lot three is 20.36 units per acre. And for setbacks for lot two, they have a 10-ft setback between dwellings. And just to note also on the overall development, the the west property line is to the west of dry of the Dry Creek channel. So there's a fairly large setback on the west side and on the east side along Virginia it does vary a little bit but it does meet the minimum 25 ft front build building setback from Virginia Drive. And as far as lot coverage, again I already I already went over that. And the maximum height on lot two of those dwellings and this would be the highest twotory dwelling is 24 ft. The height on lot three for the traditional apartments is 50 feet and the maximum is 75 feet. So it's well below that. Um so we can move to the next one. So just to note that this does have some flood plane. Uh a portion of this property is within the special flood hazard area and specifically this is floodway and it's basically bankto bank uh for Dry Creek. and I'll bring up the the final development plan in a few minutes and we can we can see where that's located. Um, but all of the development the building pads are outside of that flood of the floodway. They're outside of the SFHA.

Um, so just wanted to note that for you. The some of the development does include a few storm water outlet pipes that will go out of the detention ponds into Dry Creek channel and the developers have already corresponded with the state with uh Kansas Department of Agriculture to determine that no state level permits are required. Uh there will be a couple local permits, floodplane development permits that will be required for those those pipes to to drop into the creek. And so that basically covers flood plane. So we can go into the building design here. And just so you know, you might want to I'll cover the cottages, but then flip over to the 3D renderings. The tab that's open. Okay. So on lot two, the cottages, there's 152 units. They're kind of a Craftsman bungalow style with pitched roofs and prominent front porches. The there's there's the Avery Lane is a central drive that runs north south in the development and then running parallel to Avery Drive is a series of two rows of dwellings on each side where they back up to Avery Lane. As you can see here, the central drive running through there is Avery Lane. And you have two rows of dwellings. And in between those two rows of dwellings is a sidewalk pedestrian corridor that runs up and down those. Those are actually where the front doors are located. So they face in inward. So you open your front door and you're out into a little almost like a bungalow court or courtyard apartments type um atmosphere. And so at the rear of the dwellings really it is where your parking is at. I'm going to let we're going to go through there. This one shows pretty well what that what that looks like. Right.

And as far as lot three, we have 98 units in three three-story buildings and they're a traditional garden style apartment. They have pitched roofs, uh, a mix of horizontal lap and vertical board and batten style siding with shut shutters and and um columns and and and uh and outer decks. You can you can flip back to the slides. Yeah. And elevations were included for each of the unit types that are on lot two and on lot three in your packet. Um, and we do have a table here that shows the lot com or the the unit configuration. So, on lot two, there's seven different types. There's a there's three single stories. There's a onebedroom, two-bedroom, threebedroom that are single stories. There's a twotory, there's a the onebedroom is the unit over the garage. There's a two-bedroom and a threebedroom, two-story unit. And then they have another product called the micromansion that are a two-story small um dwelling there as well. And then like I said, lot three is three apartment buildings. So we can move on into the public infrastructure or yeah public infrastructure and access. So Virginia as part of this development overall they are extending Virginia Drive down to the south end of the development and then there will be a future street. So Virginia Drive extension is happening as part of this project. There will be a future street that goes east west to connect into aeroplanes. That'll be a future project. Uh but the developers have dedicated the rightway for that 60 ft at the south end of the development. And so that is already in place for the time when that that is built. Uh Avery Lane is a private street. So the developer will need to record a maintenance agreement and covenants for

construction or maintenance prior to a certificate of occupancy um being issued. So I've included some of the requirements from the zoning ordinance here in each of these sections where they're relevant. And sorry as as far as water and fire, there is some public infrastructure for those and a certificate of completion for the public waterline loop and fire hydrants will be required prior prior to building permits for phase 2. And then we'll move into off- streetet parking here. So just a table breaking down the number of spaces. They're required to have 238 spaces on lot two and 159 on lot three. And that's exactly what they're proposing. On lot two, there's 211 open spaces and 27 garage spaces. So those would be the unit over the garage. And I believe that's a three a threec car a three unit garage. So okay and can move on to short one about fire and emergency access. I just wanted to note that lot two is gated and they'll be equipped with a Noxbox system or an optical sensor or some other method of fire and emergency services getting into the development when needed. And the they have adjusted some of the internal drives and entrances and the radius of those to make sure that they accommodate the largest apparatus that might be responding out there. Uh for lot three, they'll be accessing via Virginia Drive. And actually lot two, they would have one entrance on Magnolia and one one entrance on Virginia. And those final plans will be subject to fire marshall approval getting in and out of those gates. Um it's at their discretion to make sure that everything is is ready to go. So for landscaping and buffering, they have provided a detailed landscaping plan

that shows landscaping across the entire development. There are street trees along the frontages. There's landscaping all throughout. And in those 3D renderings you saw, there's a very similar pattern of landscaping around the dwellings uh with a mixture of different plants and and and uh shrubs and trees. And as I said, there is a 5-ft uh landscape buffer that's required along the parking lot facing Shannondoa Drive because they have a parking lot right up against the street. That's one of the landscaping requirements. And that's been shown on their final development plan. And so they will need to record a maintenance agreement for site landscaping prior to certificate of occupancy as well. And we can move into storm drainage. So the plan has two large detention ponds on the western side of the development between the residences and Dry Creek. And so runoff from the street and from elsewhere in the the development will be routed to those two ponds and then it will be uh emptied at a controlled rate into Dry Creek. And and as the previous few slides, there will be a maintenance agreement uh for those retention detention pond areas, inlets, pipes, and ditches um prior to a certificate of occupancy. Move on to sidewalks. I already noted that that there's a pedestrian corridor and sidewalks throughout the development. Uh we also do have a public sidewalk on the west side of Virginia Drive and the north side of the future Shannondoa Drive and the developers are also required to connect the development up to Magnolia. So on lot two the the dwellings are pretty far away from Magnolia. Um, I don't reme remember the dimension off the top of my head, but it is set back

from Magnolia quite a bit. And as part of a future improvements to Magnolia Road, we are putting a hike bike path, a 10-ft hike bike path on the south side of Magnolia Road. So, this development will have a sidewalk connection all the way up to Magnolia Road. So, they so that residents can get to Magnolia and walk somewhere as we build out that additional street infrastructure as engineering and public works works on that over the next few years. So that will be a a piece there. The developers will be recording a cross access easement between phase one and phase two for residents to access the amenities because the bulk the bulk of the amenities for the development as a whole are located in the phase one property. So there are two or three sidewalk connections going from the PDD over to phase one that tie in with that sidewalk system throughout that that part of the development. And that just ensures that all the residents uh have access to the amenities and that tracks to the developments development agreements that were that were signed and agreed on early on in the in this project. Okay. So can note the signage. As I said, there's two main ground signs. Uh one's located at the primary gated entrance at the north end by Magnolia Road, and the other one will be located for lot three. uh at Virginia Drive at the entrance the north entrance of the apartments and they those will be subject to a sign permit. They will need to do sign permits for each one of those and um additional signage would just be limited to address addressing and directional signage as needed. All right. to go over the site plan review process just a little bit more that gives you the scope of what your review is ac is here to to accomplish today. Uh the planning commission's role in the review of this application is of

a review of the applicant's proposed site plan or final proposed final site plan, landscape plan and building elevations. The process and the planning commission's options are set out below. So staff has already reviewed the site plan to determine compliance with the city ordinances, regulations, and policies. The planning commission shall prepare and transmit to the applicant its findings with respect to the extent to which the site plan complies with the parking, signage, and landscape regulations and policies of the city as well as the development standards of the plan development district in which it's located. The planning commission shall either approve or disapprove the plan as submitted or approve the plan subject to certain revisions or conditions or recommend that the plan be resubmitted to the planning commission after substantial revisions to the plan are made. And we'll move into some suggested findings. Again, since this is an administrative review, it's not a public hearing. um the requirement for the findings are not quite the same but we wanted to provide some that we feel are could be easily supported with the the final development plan. So one the final development plan is in substantial conformance with the preliminary development plan approved by the planning commission on March 4th 2025 and the city commission on March 24th 2025. Two, the proposed multif family residential use is consistent with the urban residential designation in the future land use map. The propos and three, the proposed site design meets the requirements of the subdivision subdivision regulations and zoning ordinance regarding parking, landscaping, and storm water management and the other characteristics of the approved preliminary plan. So, we move into your alternatives. um briefly covered those a minute ago in the um site plan review process, but

basically you have four options. One is to approve the final development plan as proposed. Two would be to approve the final development plan subject to any specific conditions or or revisions. Three would be to postpone consideration of the request to a specific future date if you need additional information from staff or the applicant or to accommodate revisions um as needed. Um four would be to to deny the request. That would be finding that it is not in substantial conformance. Uh but that would essentially be asking them to come back with a revised plan. So, we'll get those out of the way and we will go to some staff recommendations. So, staff would recommend option two to approve the final development plan for the Magnolia Village PDD subject to the following conditions. Development of the site or one would be development of the site shall be in substantial conformance with the approved final development plan, landscape plan and building elevations including exterior building materials which are incorporate here in incorporated by reference. Uh two, the applicant shall obtain flood plane development permits for all storm water outfall structures or any other development located within the special flood hazard area prior to the start of construction in those specific areas. Three, certificates of completion for all required public infrastructure, including the extension of Virginia Drive necessary to serve specific housing units for which occupancy is requested, must be issued by the city prior to issuance of any certificates of occupancy for those housing units. That one is there's quite a bit in that. That was just to bring together all of the requirements from the ordinance. So that is consistent with the various requirements for certificates of completion of the different pieces of infrastructure that come out of the ordinance that was

passed by city commission for the PDD zoning. Uh four, for signage, separate sign permits are required for all proposed ground and wall signage. And five, the applicant shall be responsible for preparing and submitting two 24 by36 MYARS of the MA Magnolia Village PDDD final development plan containing any required technical corrections for recording in the Selen County registered office. And with that, staff's available for any questions. And we do have the applicant here as well to answer any questions you might have. Okay.

Thank you, Dustin. Any questions of staff? I have a couple Dustin. Um, looking at the the plan with the parking and everything, we are only going to have one entrance available until Virginia Drive is extended. Is that correct? I believe that the location of the existing culde-sac is right at where the lot to where the where the horizontal apartments right where that ties into Virginia is right at the location of the existing culde-sac. We as we were working out to the Virginia Drive uh improvements, we were able to figure out that it it lands right next to it. So, there is a a potential to tie into that as it exists. Um I don't know exact timing of the Virginia Drive extension how it's going to correspond to the development of lot two.

That was that was where I was going. Yeah, I will say that any any development that occurs on lot two during the process won't go past what would be allowed for one entrance. Um, so if if if it's the case that the timing of Virginia Drive and development of those horizontal apartments is occurring, that would be set up in a way where they would not be able to build beyond the limit for fire to access those units and adequately serve those. Do you know what I mean? I do and I think you you were answering my next question. Is the buildout going to be from north to south then? Is is that going to be the

I don't I don't know. That's a better question for the applicant. Uh, but it appears like that's going to generally be the most logical way to go about it, but I'll leave that open for them to to talk about. And that just probably has a lot to do with how Virginia Drive extension is going and and because you can't develop lot three really without Virginia Drive there, for sure. Right. Yeah. Um, and I'll wait and I'll I'll ask that question of him or let him answer that on his own when he comes. Uh, the other question I had is from what I've been seeing, there's a roundabout being put in for Virginia Drive. How is that going to affect the entrance off of Magnolia for lot two here?

So, the entrance to on Magnolia is is not going to be affected by the roundabout. Uh, it's I think a lot of entrances are going to be affected by that roundabout with construction time. Oh, okay. So well so the construction of it there may be traffic adjustments um traffic control going on during that but it's physically space you know the space for the roundabout that's not going to physically affect that or the separation distance even after that roundabouts in they've engineering has already looked at this project in conjunction with the roundabout project. So, this is farther, this entrance is farther west. It's farther west. Far enough away where it won't

I don't remember the exact number, but I I want to say it's 300, it's over 300 ft away. It's might be Well, the roundabouts at Waterwell Road, that's a different one. No, this is there's there's one that's going to be at Magnolia Road and Virginia Drive potentially. Uh I I think that one's already finalized. I think there is going to be one there. Can you measure or if you can look at that that final development plan and see if there's a dimension on there?

Yeah, give it a turn on a measurement and go at the center of Virginia Drive in Magnolia and then bring it over to past the law after west of American D about there you go. Come back a little bit. Right. Nope. a little bit more. You see the driveway on the north right about there. What is that? That's 600 feet. So, it was well over what I was remembering. So, that's approximately where the north driveway is going to be. Um, if you can see that where the cursor is at.

So, if you're talking the center of that intersection back to approximately where that's going to be, you're at 600 ft. So once it's done, there's not it's not so close to a roundabout that there's going to be an issue with having a driveway too close. Um once it's done, do we know timing on this entrance and and that project? I'm no I don't I I don't I could we can find out and update you on that. Um but I don't know exactly where that's at with um public works. All right. Any other questions for Dustin? Okay. Would the applicant like to come forward?

We got another Dustin here. So, uh Dustin Marsh on behalf of Salina Destination uh Development. Um thank you uh to the planning commission for your consideration of of this agenda item. Um, I think you could probably tell from Dustin's introduction that this is a big project and there's been many, many, many hours spent um, between our consultants um, and the city of Salina staff from the planning folks to development service folks to engineering folks and we just want to say thank you to everybody um, for helping us and shephering us along the way here. Um, I think our engineers are also online um to field any questions you may have related to engineering. But um with that, I'll step back um and answer any questions. You want to talk about the the phasing or the

Is that okay? Yes. Go ahead. Uh yeah. And with that one entrance, I assume the buildout was going to be from north to south. Does that make sense?

We we've been working um you know with our contractor to to come up with some strategies on how we're going to get this thing built efficiently. And I think Dustin had mentioned, you know, some buildings had maybe switched around a little bit on the plan and some of that was, you know, logistical on our part to kind of see where things were fitting and how things could get built um with the different trades being involved in different unit types and and so that we weren't concentrating too much in one area. So the idea would be that we would move from north to south and then exactly where that kind of cut off point is uh for fire protection. I I don't know that I can quite answer that today, but uh we have been working with um the city and with our contractor to come up with what's going to be able to be a workable solution um as we head down that corridor and kind of catch up to ourselves uh with the apartments on the south because I think ultimately um our job trailer will end up kind of being somewhere down there in the middle knuckle I would say is what I would call it where we would maybe have traffic coming in you know from the south and eventually meeting the north side of things u to a certain degree.

So, you're picturing that south entrance being open during the construction time is what you're saying. I don't know that I could commit to that. Uh but it's something that we've talked about how how the timing of that works out with Virginia. Uh we've got those plans into the city for review right now. Um, so again, maybe it's, you know, a solution where we get the base rock down to a certain point to get access into the site that we need or or something like that. I don't know. But we we've got, I think, everything um in place that we need um drawing wise and scheduling wise to get to get there um to make sure that we're staying ahead of it. And I appreciate that because like you were mentioning, there's a lot of moving pieces here.

Yeah. We're, you know, we've got Dry Creek on one side, which we don't want to get into because of obvious reasons, and then we've got our our phase one on the other side where we have tenants living. So, we've got, you know, some challenges to to navigate, you know, this this corridor. Um, but with that being said, we've we've worked with staff and our our engineers to keep this thing tight and buttoned up so that when it gets built, um, it'll be in that same nature. Um, as far as tenency, uh, will the infrastructure of Avery all the way down to Virginia be completed before any tenency,

uh, occupy or occupy? Um yeah, I know there's some um you know there's some language in the development agreement in terms of when you know slabs can be delivered and so I think it'll be more sequential in that manner where you will get uh building pads at a certain date and then we'll go vertical at a certain date. Um, in terms of occupancy, um, yeah, we wouldn't be able to, I don't think, occupy any units until we were satisfied with the fire and, uh, safety folks. Um, everything from addressing to fire protection to everything else like that, parking, everything. So, yeah. Thank you.

All right. Any other questions of the applicant? Okay. Thank you. Thank you. All right. Is there anyone in the room that would like to make a comment? Okay, Gage, is there anyone on the line? Um, as far as online, we have the um engineer for the development um with Dre's design, but if Mr. Albridge doesn't have anything to add, we do not have anybody from the public on Zoom.

All right. Thank you. I open it up to the commission for discussion or a motion. I'd move that we go ahead and approve this uh project as the staff recommends with option two. Okay. It has been um brought forward to uh approve this application with option two. Is there a second? Yes. Second. Has been moved and second to approve this application. All those in favor say I. I. Opposed. Motion carries. Thank you. Clarify real quick. Is that with conditions or is that

without Yes. Yes. Five conditions, right? Yes. Okay. Correct. Thank you.

All right. We'll move on to um any unfinished or other business. And so our next meeting will be January 20th, 2026 and at that time we'll be uh doing the annual review. We do not have any cases uh at any anything on the schedule other than that for so far and we don't anticipate any. Uh the other the only other piece of uh news would be that since since Dean's retirement, we did a job search and went through a few months of of job searching and uh I've transitioned over into the role of planning manager now. So I will be secretary for planning commission and and the other boards and you'll see me up at this desk a lot more.

Congratulations. Thanks a lot. Okay. And all right, is there anyone one more time? Anybody on online, Gage? Uh, we do not have anybody from the public on Zoom. Okay, thank you. I entertain a motion to adjurnn. So move and a second by second. Moved and second to adjurnn. All those in favor say I. I. I. Motion carries. Thank you.