Planning Commission - Regular Meeting

Staff are you ready? Did you unmute the yep? Okay. Thank you gauge. I will now call the Planning Commission meeting to order could I have a has the Staff I mean staff confirmation that 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 Thank You Daisy roll call please Commissioner McFadden Here.

Commissioner Rogers? Here. Commissioner Mike Sell? Commissioner Ault? Commissioner Van Covern?

Here.

Commissioner Farber? Here. And Chair Waters? Here. So with five out of seven members, we have a quorum and we can proceed with business.

Thank you, Daisy. I would entertain a motion of approval of the minutes of the June 2nd meeting, not unless there are some corrections.

Make a motion to approve the minutes of the June 2nd meeting.

Second.

Been moved and seconded to approve the minutes of the June 2nd meeting. All those in favor say aye. Aye. Opposed? Motion carries. We'll move into new business under quasi-judicial matters, application FP26-001.

Thank you, Madam Chair and Commissioners. The application for this final plat 26001 is for the Salina Family Addition. And to provide a brief history, this 9.274 acre site at Ohio and Edison was utilized for decades as a utility service yard for Kansas Gas and agencies before that. The Salina Health Education Foundation has acquired the property to construct a 75,000 square foot medical campus. Recently, the city commission took action to resolve the historical split zoning on the site, replacing the obsolete 1979 PDD and unifying the property under one single zoning classification of C3. The applicant is seeking approval of the final plat for the Salina Family Addition. The primary reason for this replat is to clean up an old 1938 subdivision and legal description that relied on generalized markers and completely predated the dedication of Edison Place. By recording this final plat, the tract would be consolidated into a single, clearly defined commercial lot, with exact mathematical boundaries tied currently to rights-of-ways and the adjacent river channel. Looking at the lot design of the property, it would be a single lot of record with contiguous C3 zoning with no strict, the C3 district has no strict minimums for individual lot depth, width, or overall size. However, it does have a limit or a requirement that the C3 district be at least one acre. This particular property is over nine acres itself, which sufficiently meets all of those requirements. Looking at the public utilities and service, because the property has functioned as a major utility yard for years, the primary sanitary sewer and water mains are already in place along Ohio Street to ensure that adequate domestic and fire protection service are available to the clinic. A new water line is being added to the south of the property in Edison Place. And those design plans are currently in technical review with the utilities director and KDHE. Looking at storm drainage, There is a notable improvement to the site as it relates to storm drainage. Historically, the property has been almost all compacted gravel with large amounts of water runoff. By removing the large compacted gravel areas and adding landscaping and open space and underground storm sewer system, the site should have reduced stormwater runoff. There is a plan to pipe stormwater runoff to the Old River Channel and you can see that in the red highlighted on the graphic there. The outfalls from the pipe system are in the mapped 100-year floodplain and so a standard floodplain development permit is going to be required before the pipes can be installed. Looking at street access and traffic management, The site utilizes Edison Place for secondary access, while the primary access will utilize a newly approved break-in access directly onto Ohio at the northeast corner of the property. And that is proposed to efficiently disperse roughly 2,000 daily vehicles that are anticipated. To protect the city's transportation network, the developer has entered into a formal agreement to conduct traffic monitoring over the next five years after the new medical clinic opens. Should the data trigger the need for signals or turn lanes, the developer is legally bound to fund the vast majority of those improvements. Looking at the easements and dedications, there were easements that have been dedicated through separate instrument to the city commission. The utility easements are shown in blue here, and they encompass and ring around the perimeter of the site with two extensions coming up from the south for water lines supporting fire hydrants. And then you have the gray easement along the channel, which is the drainage easement. So we have a combination of utility easements and drainage easements that are being dedicated as part of this plat. Looking at street names, the site, because it is a redevelopment, already has access to existing streets that have names. So you have Ohio Street to the east, you have Edison Place to the south, and there are no new street names necessary for this plat. for the proposed improvements beyond constructing the clinic the developer is responsible for specific public improvements primarily these would include the new waterline main that would go in Edison Place to the south and a five foot sidewalk that would be open to the public in the right-of-way along Ohio Street for pedestrian connectivity. Looking at the phasing of the public improvements, this would be a single development project, meaning all of the development would happen in a single phase, and there would not be multiple phases associated with this particular project. All of those improvements would have to be finished and passed inspection before the clinic receives their certificate of occupancy to begin operations of the clinic. Looking at special assessments and cost recovery fees, the initial construction of the clinic and its adjacent improvements are completely privately financed. The only specialized cost recovery mechanisms attached to this plat relate directly to future traffic mitigation. The developer is responsible for required traffic studies as well as improvements that might be necessary as a result of those studies. And looking at the conformance with the comprehensive plan, the future land use map shows this particular property as being part of the commercial land use category, which is appropriate for civic and institutional operations. This project aligns with the plan's development criteria by placing high traffic destinations directly on arterial streets to safeguard local neighborhoods, and also achieves one of the city's goals in promoting stable infill redevelopment by revitalizing an outdated industrial yard and looking at the zoning conformance the planning commission and the city commission have rezoned this property to c3 bringing the entire tract under the c3 zoning district requirements the site meets all of those minimum requirements and the proposed development would also meet the minimum requirements of the c3 district Staff's comments and analysis. In our final analysis, this plot represents favorable urban infill. It cleans up a nearly 90-year-old boundary issue and resolves a long-standing split zoning headache. No variance. Variance is required. We just are waiting for final approvals for the water main design from KDHE and a finalization of a floodplain permit for the stormwater outfalls into the river channel. What's that? Yeah, all of that is in process. Looking at the preliminary plat conditions of approval, reviewing the conditions set by the commission during the preliminary plat phase via resolution 2603, the applicant has successfully completed the rezoning and the traffic impact improvement agreements. And the remaining items are constructing the sidewalk and obtaining final KDHE and floodplain permits, which will be finalized either prior to recording the MILRs of the plat or prior to the building certificate of occupancy being issued. Recommendations and findings, the staff finds that the final plat is in substantial conformance with the preliminary plat that you would have reviewed in March. You have the standard options before you. You could approve the plat, you could approve the plat with conditions, you could postpone if additional information is needed, or you could deny the plat if it fails to meet the municipal code standards. Staff's recommendation, which is Found on page seven is to approve the final plat for this line of family additions subject to four conditions. One, finalizing the water main approvals with the city and the KDHE. Two, securing the floodplain permit for the stormwater outfalls. Three, guaranteeing that the sidewalk construction is complete before occupancy. And then also ensuring all new utility service lines are installed underground. And with that, staff will take any questions that you might have.

Okay, thank you, Destin. Are there any questions of staff?

Dustin, I appreciate you streamlining this, but there was one issue that I had a question about reading through, and you just happened to skip over that part in my packet. So if you could hit, this is on page four under the easements and dedications, the access control. It's talking about a strict restriction of access along Ohio Street. Can you just expound on that just for a moment?

Oh. Yeah, so typically when we are platting new property and we are adjacent to major roadways, whether they be arterials or major collectors, oftentimes for traffic control, we will put restricted access along those frontages. And so historically, all of, aerial photo might be better in this case, just for a moment and then come back to this slide if we could. All of Ohio in this area has restricted access. So the site currently is accessed directly off of Edison and only Edison. There is no access off of Ohio. And when the former utility yard was constructed, there was a lot of conversations about obtaining access onto Ohio. In which case, at that point in time, the planning commissions and I rejected those ideas and those plans and required the access be off of Edison. So when we have arterial streets, it's very common to limit or restrict access off of those. Because of the traffic study that was conducted as part of this particular project, it was determined that even though you want to really limit access on arterials, in this case, it would be better to have an access point off of Ohio so that we didn't overburden Edison Place. So there's still restricted access. The access is only going to be available in that 105 feet at the northeast corner of the property. The rest of Ohio would be unaccessible, at least on that frontage on this property. So that's the idea, is that we would have restricted access or controlled access along Ohio.

But didn't we decide that the last time we met together, or is this just putting it into the- No, and that can be confusing.

So as part of the background, Salina Family came forward with a preliminary plat. The preliminary plat showed where the easements were going to be for utilities. They showed where the easements would be for drainage, and it also proposed a break in access on Ohio. Typically, before a building permit can be issued, the final plot has to also be approved, go through the Planning Commission, go through the City Commission, and get recorded before we can issue the building permit. In this case, in order to streamline the project and allow Celina Family to begin construction, because they have new market tax credit finances that are involved in this project. We went ahead to the City Commission with the dedication of the utility easements, the dedication of the drainage easements, and the break-in access for an ordinance there. So all of those things have already been addressed. They've been approved. They've been recorded. But this plat just puts them clean on one central document. So I apologize. There is some background there that perhaps you didn't have that I didn't go into details on.

and this this slide helps so you can see the green where it's the 105 foot um break in access that was approved so that was approved through ordinance number 26 11 279 and so it's shown there and then south of that you'll see a hatched line. I know it's not particularly clear, but as this plat kind of serves as a cleanup item, that will show restricted access along Ohio. So in the future, if you were to pull up the plat and you see that hatched portion of Ohio, no breaks in access could be permitted along that restricted access unless a requested break-in access, unless a request for a break-in access was made and approved by the city commission. So there we go. We can zoom in. But you can see the green here is the break-in access that was approved. And then all along south there is the hatched line. And you'll see this on a lot of our plats that abut major arterials.

Yeah. Okay. Thank you. Thank you both.

All right. I had a quick question. Is there any existing sidewalk along Edison Place?

Zoom in on aerial photo gauge. I don't believe there is on the south side of this particular property.

Okay.

And so it's, yeah.

It's pretty much all new sidewalk, I mean, that's going to be. Correct. Okay. Yeah. All right. Thank you. All right. Any other questions of staff? All right, does any of the staff or commissioners have any questions for the applicant? Okay, I would open it up for discussion or a motion.

For public comment. Yes. I can confirm we do not have anybody from the public in the room and that the only person on Zoom is with the project team.

Okay, thank you Gage.

I know I asked several questions, but this, to me, just cleans everything up, puts everything in the right documentation. So I would be willing to make a motion to approve this with the recommendations, four recommendations on, I believe it's page seven of my packet. And I think under our packet, that's actually option two, if you guys are looking along with it. So approve the final plat with the four conditions. I would make that motion. Second. Second.

We have moved and second to approve the staff recommendation on page seven of eight of this report with option two and the four conditions. All those in favor say aye. Aye. Opposed? Motion carries. Thank you. All right. Staff, is there any administrative items or preliminary discussion items or unfinished business?

Not really, no unfinished business. Our next meeting will be July 7th, and we do have at least one item that'll be on that agenda, and then let Daisy have one more announcement.

Yes, you'll notice in the audience is our summer planning intern, Harriet Osai-Bonsu. She's with us until August, so you'll see her observing various boards and commissions.

Okay, welcome. Yeah, yes. All right, Gage, is there anyone online?

Yeah, we have nobody from the public in the room and the only person on Zoom was with the last item, so.

Okay. before we adjourn and uh I want to make a comment thank you to the city staff this last week for I'm working so hard with this cleanup I appreciate it appreciate all the energy companies out there the tree services volunteers it just it teamwork I was talking to A commissioner about that, and it just went well, so thank you. I entertain a motion to adjourn.

So moved. Second.

Moved and second to adjourn. All those in favor, say aye. Aye. Motion carries. Thank you.