By LESLIE EIKLEBERRY
Salina Post
A proposed rezoning of a former school property that received approval by the city planning commission has become a point of contention for neighborhood residents.
Recommendations from the planning commission concerning the property are on the Salina City Commission agenda for Monday. The meeting is scheduled to begin at 4 p.m. Monday in room 107 of the City-County Building, 300 West Ash Street.
READ: Stadium remodel, proclamation, budget, expo center also on city agenda
At issue are recommendations from from the planning commission to amend the Future Land Use Map designation of the former Lowell Elementary School/Salina Christian Academy site to Urban Residential and to rezone the site from R-1 to PDD(R-2) (Planned Development District/Multi-family residential), according to information in the commission meeting packet.
History of the rezoning request
The Salina Christian Academy purchased the former Lowell Elementary School site from Salina USD 305 in March of 2004. The academy closed its doors on June 4, 2019.
On Jan. 7, 2020, the academy filed an application to rezone the property to R-3 (multi-family residential). If approved, the request would have allowed the existing building to be converted into apartments, but it also would have potentially allowed the 2.04 acre site to be redeveloped with additional multi-family apartment buildings. The meeting packet information noted that no specific redevelopment proposal was submitted with the application.
The planning commission conducted a public hearing on the request on Feb. 18, 2020. At the conclusion of the hearing, the planning commission voted 6-0 to direct the academy to resubmit its application as a Planned Development District, which would allow the planning commission "to review a specific development proposal and site development plan for the property," the meeting packet information noted.
The revised application was scheduled to be heard by the planning commission on March 17, but that meeting was canceled due to the governor's order banning public gatherings because of the COVID-19 pandemic. The meeting was rescheduled for June 2, however, only the planning commission and city staff were present because of COVID-19 restrictions. The meeting was broadcast by Salina Media Connection on Cox cable and on YouTube, with public comment and listening capacity through a conference telephone line.
Because of concerns raised by the public concerning the audio and video connections for the June 2 meeting, a new public hearing on the application was scheduled for July 7 in the Great Plains Manufacturing Convention Hall at Tony's Pizza Events Center to allow for public participation.
At the conclusion of that meeting, the planning commission voted to send to the city commission a recommendation that an amendment be made to the Future Land Use Map designation of the former school site to Urban Residential and to rezone the site from R-1 to PDD(R-2).
The change from R-3 to R-2 is a reduction in the residential density that would be allowed on the site, should the city commission approve the planning commission recommendations, according to the meeting packet information. The academy has a prospective buyer for the property (Brian Richardson) should the recommendations be approved. His proposal includes the following.
•Create up to 15 apartment units in the existing school building.
•Construct a parking lot north of the school building with 28-30 parking spaces.
•Retain the eastern portion of the property as open space set aside for future development.
Pushback from neighbors
A number of residents in the neighborhood are not happy with the planning commission recommendation. Prior to the 14-day protest period expiring on July 21, the city received a petition protesting the proposed zoning changes. Staff reviewed the petition and determined that it contained the required number of signatures of property owners within 200 feet of the site and met the statutory requirements to be a valid protest petition.
Additionally, city staff and/or planning commission received a number of emails concerning the proposal. Following are excerpts of some of those emails.
Carol McFadden wrote, "My family has lived in this neighborhood for approximately 33 years. All my children attended Lowell Elementary School. The neighborhood is quiet, quaint and diverse. If we put our heads together, surely we could come up with more interesting plans than an apartment building. Please oppose rezoning of Salina Christian School Property."
Joan Ratzlaff wrote, "Talk of 'infill' is appropriate for areas of change needing redevelopment. This neighborhood is in need of conservation. The most needed type of affordable housing in Salina is single family homes, not apartments. And the neighborhood is concerned about property values being affected with a concentration of rentals in its heart. Green space however, increases value."
Greg Johnson wrote, "The neighbors wish that the zoning remains as it is (and as all of the neighborhood is). If a school wants to purchase the facility, that is good. Some would prefer to see the existing buildings removed and affordable single family houses developed which would add well to the neighborhood. Salina needs smaller affordable houses for the market according to your own studies."
Amy Adams wrote, "The addition of a crowded half-block of multi-family housing, the elimination of green space and the increased traffic will all have a negative impacts on property values in the surrounding neighborhood. The monetary gain of one developer should not outweigh the investment of an entire neighborhood of Salina citizens."
Pam Barnes wrote, "I was at the Planning Commission meeting on February 18 and I would like to know why we are still talking about putting apartments in that space? Whether there are 14 apartments or a highrise, apartments don't belong in the Highland neighborhood. You heard from neighbors over and over that they do not want to zone it R3 or any other zoning that would allow for apartments."
Sue Dreher wrote, "I would hate to see the old Lowell School & Playground rezoned to R-2 (multi-family)-ApplicationZ20-1. I have lived on Highland for over 47 years and enjoy the quietness and family camaraderie of the neighborhood. I believe putting in apartments and duplexes in an historic district would take away from that. Not only would it take away from property values but the traffic would be terrible. There are lots of kids that would be put in danger. Surely there are other ways to utilize the property to enhance the area instead of rezoning it for multi-family use."
Daniel Peterson wrote, "People who live in this area moved here because of the charm and many would not have moved into the area knowing there was the possibility of an apartment building going right in the midddle of all of the single-family homes. An apartment is not consistent with the neighborhood. That is a big turn-off and I believe it will decrease home values and re-sell ability in the neighborhood. This takes away the charm of the neighborhood."
Tim Ochs wrote, "I own the house at 119 W. Beloit and want to let you know I am in favor of the re-zone of the Christian Academy School. I would hope that with it being re-modeled and re-purposed, would help property values stay consistent instead of the property running down with no use, and actually bringing value down."
Additionally, some of the neighbors have requested that the site be made into a public-use playground/park. According to the meeting packet information, Salina Parks and Recreation has not expressed an interest in owning and managing such a park. In fact, Parks and Recreation personnel explained to at least one of the neighborhood residents that the department "simply does not have the staff or budget to take on any more responsibilities," according to information in the meeting packet.
Sunset Park, located a half mile west of the school site, is identified as the neighborhood park.
Heritage Conservation District designation
Adding to the issue is the fact that the city included the former Lowell Elementary School building in a Heritage Conservation District that was created in 1997.
"The Conservation District designation means the school was one of 215 non-contiguous properties that were identified as having historical and/or architectural significance to the City in the 1985 Salina Historic Resources Inventory. The Conservation District ordinance encourages the retention and reuse of these properties. Any proposal to demolish or remove any of the Conservation Properties must be reviewed by the Salina Heritage Commission. Exterior modifications or additions to the structure are not subject to any review by the Heritage Commission," according to information in the city commission meeting packet.
To view the entire 309-page section of the commission meeting packet devoted to the issue of rezoning the former academy site, click here.