City Commission Approves Development Agreement for N Ohio St
At the most recent City Commission Meeting held on Monday, the Commissioners deliberated the potential approval of a Development Agreement with the Salina Health Education Foundation, aimed at addressing both present and future improvements to North Ohio Street adjacent to the ADR Addition.
Background: Back on April 21, 2023, Ann Feil, representing the Salina Health Education Foundation, submitted an application seeking endorsement for a combined preliminary and final plat of a 12.64-acre parcel situated on the eastern side of North Ohio Street, just south of Interstate 70. This parcel includes the former 3.68-acre Harley-Davidson Dealership site (Lot 1, Block 1 of the Lindfors Addition) and an adjoining 8.96-acre unplatted parcel. The proposed use for this land is intended for a utility company, which will require vehicle parking and outdoor storage facilities. While there are no plans for extending public streets onto the site, three curb cuts on Ohio Street are under consideration. It's noteworthy that North Ohio Street, despite being a major arterial road, currently does not meet the full City street standards.
The Planning Commission granted approval for the final plat of the ADR Addition on June 20, 2023. However, the final recording of the plat is pending resolution of the North Ohio Street improvement question, which hinges on the execution of a Development Agreement.
On July 10, 2023, the City Commission was tasked with determining whether it supports the ADR Addition's approval and development while upgrading North Ohio Street to an interim street standard, rather than the full City street standard (comprising curb and gutter and public sidewalks on both sides). The City Commission voted 3-0 in favor of instructing staff to draft a Development Agreement between the Salina Health Education Foundation and the City, detailing the timeline, triggers, and cost allocation for future North Ohio Street improvements. The agreement is to be recorded alongside the final plat.
The stipulated street requirements for new subdivisions are outlined in Section 36-74 of the City of Salina Subdivision Regulations. Under Section 36-74(a)(3)a., subdivision approval by the Planning Commission necessitates compliance with or an agreement for future compliance with applicable public street standards. In this context, the Salina Health Education Foundation has formally requested the City Commission's consideration for deferring the upgrade of North Ohio Street as part of the ADR Addition development.
The segment of North Ohio Street in question is categorized as an Existing Street Improvement. As per Section 36-74(f)(2), to meet the interim street standard, it must have a concrete or asphalt paved surface at least 24 feet wide, with a specified thickness of asphalt or concrete, a 30-year projected useful life, and proper storm drainage facilities. The only missing element is a public sidewalk on the west side.
To achieve full City street standard compliance, 620 feet of curb and gutter on both sides of Ohio Street, along with a public sidewalk along the subdivision frontage, would need to be installed.
The Salina Health Education Foundation is requesting that the full curb and gutter improvements be deferred through the terms of a Development Agreement or No Protest Agreement. As per the current Subdivision Regulations, the Planning Commission and City Commission cannot waive street improvement requirements but can defer them until specific conditions are met, as specified in a Development Agreement or No Protest Agreement. The decision on accepting the interim street standard as an "alternate standard" rests entirely with the governing body, and the Planning Commission does not make recommendations regarding the standard to be accepted.
Terms of Proposed Development Agreement: The proposed Development Agreement outlines the timing and responsibility for two types of street enhancements on North Ohio Street: immediate improvements and deferred improvements. The immediate improvement involves the construction of a five-foot public sidewalk on the east side of North Ohio Street, to be carried out concurrently with the issuance of a building permit. This action will bring North Ohio Street up to the interim street standard.
The deferred improvement consists of installing curb and gutter as well as storm drainage improvements along the entire North Ohio Street frontage of the subdivision. The trigger for implementing deferred street improvements is when the traffic count on North Ohio Street reaches 10,000 vehicles per day, meeting the Level of Service (LOS) C according to the Institute of Transportation Engineer guidelines for a four-lane roadway section. This aligns with the approach used for the Markley Road benefit district. Presently, the traffic count on this section of North Ohio Street stands at 5,150 vehicles per day. The installation of sidewalks and curb and gutter would elevate this section of the roadway to full City Street Standards.
The motion to approve the proposed Development Agreement with the Salina Health Education Foundation and authorize the mayor to sign the agreement passed with a 5-0 vote.