The Salina Journal from Salina, Kansas on April 22, 2001 · Page 3
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The Salina Journal from Salina, Kansas · Page 3

Salina, Kansas
Issue Date:
Sunday, April 22, 2001
Page 3
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THE SALINA JOURNAL SUNDAY, APRIL 22, 2001 A3 OTTAWA BROOKVILLE S^LAN iiiSiiifilHiiSp^i IBilHSBBpS^lp mr.ji I couNTi " O CRAWFORD . , 1 ... MAGNOLIA ^ f i SCHILLING T'" « WATERWELL O 5 . O X MENTOR OLD HIGHWAY 81 ^ , . GYPSUM . , CORONADO HEIGHTS il n ..^•-•'-E'^A* ' " ' RURAL RESIDENTIAL Maximum density: 1 dwelling unit every 2 acres. Maximum lot size: 6 acres. Large lot single-family residences with access to adequate water and road improvements. Sub-urban or urban residential densities may be allowed througii the planned development process if all improvements are provided as required for those land use categories. Grid pattern does not accurately depict roads. It shows the square-mile sections of the county. Salina city limits, current ' , *Agricultural — Saline County Rural residential —— Small town growth area* 'Possible growth areas, with no restrictions, for small towns. The county has an "open door policy" to help towns with these areas If they request assistance. AGRICULTURE Single subdivision allowed for residential purposes. JEFF COOPER / The Salina Journal [—: Identifies farm and range land to be protected from encroachment of nonfarm development and conversion to urban uses. Nonfarm development is strongly discouraged. URBAN RESIDENTIAL Maximum density: 4 dwelling units for each acre. Residential development connected to centralized water and wastewater systems. This category is limited to areas with access to centralized water and wastewater systems. "In a nutshell, it (the comprehensive plan) says that If you are within this area (urban growth boundary), it doesn't matter if you are in the city or county, you will have to develop to a certain standard." DEAN ANDREW, city planning director • INDUSTRIAL* Industrial, light manufacturing and wholesale services, where compatible with surrounding land uses and infrastructure. * Compatibility standards shall be adopted through the development regulations to ensure thkt business types, traffic generation and hours of operation are compatible with surrounding uses and infrastructure. Salina city limits Urban growtii boundary Residential Commercial urn Industrial Open space Plan / City standards to apply within mile RICHAE MORROW / The Salina Journal FROM PAGE A2 However, longtime Salina Realtor John Heline says it is county government that has stymied residential development in rural areas with burdensome restrictions. That, he believes, has created a large, unneeded gap between the high demand for country living and available rural land. "There's a limited number of sites to build on, and the few you find are extremely expensive," Heline said. "The restrictions they've had have driven building sites out of sight." Heline did a quick check of lot prices and found a three- acre homesite near Holmes Road listed for $45,000 and other five- to seven-acre sites north of Salina in the range of $40,000. Heline is a strong property- rights proponent who says it's "absolutely wrong" for the county to contain rural subdivisions to four locations. "Imagine having your own land, but somebody sitting in another location is telling you what to do with it," he said. The plan does not seek to free up additional land for development through zoning changes. "Ninety percent of the county is zoned agricultural, and the plan does not promote changes to those areas," Holland said. Of course, owners can build homes on agricultural-zoned land, but only on approximate­ ly 80-acre lots, with one or two houses per 80 acres — one of the restrictions Heline and others disagree with. Owners can try to change the zoning to allow for rural development. Though the comprehensive plan does set the framework for zoning in the county, it primarily serves as a guideline for county planners and commissioners. It is up to governing bodies to decide how closely to adhere to them. City growth, county action A part of the plan that has been subject to very little debate is its concurrence with the city's growth projections. Essentially, the county plan proposes an urban service boundary primarily on the city's eastern and southern fringes that extends up to a mUe from city limits. Residential development in the urban service area immediately east and south of Salina would have to meet city standards and would benefit from city utilities — sewer lines already extend to much of the land. The county's acceptance of the city's projected growth patterns sits well with city staff. "In a nutsheU," said Dean Andrew, city planning director, "it says that if you are within this area (urban growth area), it doesn't matter if you are in the city or county, you will have to develop to a certain standard." Priority county road surface upgrades road from to miles 1) Ohio (north) 1-70 Schippel 0.7 2) Ohio (north) Schippel 3 Frisbie 1.75 3) Shipton K-143 1 Ohio 1.0 4) Halstead K-140 •« State 0.5 5) North Marymount Eastborough 0.5 6) Marymount North (east) Old Highway 40 0.75 7) Ohio (south) Water Well Mentor 2.0 8) Water Well (west) Burma Lightville 1.0 B) Water Well (east) Ohio Holmes 2.0 10) Magnolia, Kipp Solomon 4.0 11) Schippel/Crystal Springs Ohio Marymount 1.5 12) North (east) Holmes Eastboi'ough 0.5 13) Holmes Ciiawford North (east) 1.5 14) Pleasant Hill Hedville West % mile 0.5 Land would be developed, probably to city standards, with the assumption it someday will be annexed into the city "From the city's perspective, we're very supportive of the county's plan," Andrew said. That's positive because cooperation between the city and county will be necessary to make the plan work. Andrew, a city employee for 14 years, said he has never seen so much cooperation between the two entities. But the potential for dis­ agreement looms. "The big issue," Holland said, "is how we structure an agreement so the city and county interests are both met." Holland is a proponent of Salina and Saline county authorities utilizing strengths in dealing with development issues in the service areas. "They are recognizing the city of Salina is a primary service provider for urban-type services," Andrew said. "The city ought to have some input as to what standards are met... their comprehensive serves that." Over the summer, the city and county will work on an agreement that win outline how development and finance issues in the urban service areas wiU be handled. Coming to terms on such an agreement, Holland says, promises to be a complex affair but is essential because the plan is impotent without a strong implementation process. Andrew is hoping a more efficient method is hammered out because currently the city has the authority to plat land up to 1 mile outside city limits, while development then can occur under looser county standards. "Now, it kind of ping-pongs between the city and county," Andrew said. "It's kind of awkward." An issue that wiU have to be resolved is how to finance roads improvements. "The big issue for the fringe areas," Andrew said, "is how do we finance improvements to a road like Holmes Road, because we need improvements before development occurs?" It's possible a committee comprised of city and county board members would help solve some issues in the urban service area. The plan caUs for little specific action in the county's small towns and Holland said, "The county is adopting an open-door policy to help with plan small communities.' Landowners have say Even if the proposed comprehensive plan is approved, it means nothing without implementation, Holland has emphasized. . • • , Private landowners like the ones Heline supports wiU play a part. Holland is confident, land on the eastern and southern fringes of the city eventu-' ally will end up in the hands of; people interested in helping bring the plan to fruition. At least a few are not yet interested. ; . One man who owns a 38-acre • tract near the intersection of. Holmes and Country Club roads is adamant about not developing the farmland. , , . A representative of the Rioy Applequist family said the fam: ily has no plans to develop,a. 160-acre tract near the intei-sec-' tion of Schilling and Ohio, streets. And Dr. Dwayne DeTurki who owns 36 acres n^ar. Holmes and between Country ; Club and Crawford streets^ said, "I don't have any plans at this point in time. That's not to '. say it wouldn't be developed in the future. "I'm sure the time will come , when the city grows that way." • Reporter Nate Jenkins can be reached at 823-6464, Ext. 139, or by e-mail at sjnjenkins® i

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