Commission approves Dry Creek Addition Phase 2 plat, rezoning and starts feasibility work for special assessments

The Salina City Commission on March 24 approved a package of actions to move forward with Dry Creek Addition Number 2, a 29.2-acre second phase of the Magnolia Village housing project proposed by Salina Destination Development LLC.

At the meeting the commission: approved a corrective ordinance to fix a typographical error in a prior ordinance amending the city’s future land‑use map; accepted offered right‑of‑way, utility and drainage easement dedications on the final plat; approved rezoning and a preliminary development plan that establishes planned‑development standards for the project; and authorized staff to prepare two engineering feasibility reports and two resolutions of advisability to consider special‑assessment financing for public infrastructure.

The corrective ordinance fixes language that mistakenly listed the property’s future land‑use designation as “employment” when the commission intended “urban residential.” Planning staff said the change corrects a drafting error in the operable section of the prior ordinance and leaves the map and city intent aligned.

The accepted final plat covers three lots: a commercial lot along Magnolia Road (approximately 1.4 acres), a 22.23‑acre lot set aside for 152 single‑story “horizontal” apartment units, and a southern lot for three multistory apartment buildings totaling 98 units. The developer will construct internal public water and sewer mains, stormwater facilities and an internal private gated loop road (Avery Lane) with two gated entry points connecting to Magnolia Road and Virginia Drive. The commission accepted public utility and drainage dedications related to that infrastructure.

Staff and the developer described several off‑site coordination items: right‑of‑way dedications from neighboring landowners (including a written commitment from GZH LLC for part of Virginia Drive), a small parcel within a tree buffer owned by the Kerr family that requires field flagging and discussion, and a future connection across West Dry Creek that will require separate negotiations. Planning staff said the city — per the previously executed development agreement — is responsible for negotiating dedications for property outside the plat; the developer is not ultimately responsible for those off‑site dedications.

The commission approved a rezoning ordinance that rezones the commercial frontage to a PDD C‑5 (planned development, commercial) and the residential parcels to PDD R‑2.5 (planned development, residential) and authorized four requested PDD modifications. The modifications include reduced building separation (10 feet between horizontal apartment buildings, consistent with the International Residential Code), a net reduction of four parking stalls for the horizontal units, and allowance for zero setbacks from the private drive where the developer will use head‑in parking stalls directly adjacent to the roadway.

The developer said the horizontal apartments include a mix of duplexes and single‑story and two‑story factory‑built “micro‑mansion” units and nine garage‑over‑apartment units. Phase 2 residents will have access to amenities constructed in phase 1, including the clubhouse and pool.

Because the developer requested special‑assessment financing for certain public improvements — specifically internal public utilities and the extension of Virginia Drive — staff presented the 12 review factors the city uses to evaluate improvement districts. Staff said the project would add approximately 1,034 linear feet of roadway, 3,068 feet of public water main and 1,732 feet of sanitary sewer and that the estimated useful life used in the analysis is 30 years for streets and 50–60 years for utilities. Staff noted the development will be renter‑occupied (build‑to‑rent) and that the developer will be responsible for paying any assessments; staff also said Magnolia Road upgrades adjacent to the subdivision have KDOT funding and are in the city’s 2025 capital program.

Planning commission minutes attached to the staff report show the Planning Commission recommended approval with conditions (7–0). At the March 24 meeting the city commission voted to accept the dedications, approve the corrective ordinance and adopt the rezoning and PDD with the four modifications; the commission also authorized staff to prepare the engineering feasibility studies and resolutions of advisability to evaluate special assessments.

Commissioners and staff emphasized that off‑site dedications (for example the small parcel in the tree buffer and a connection across Dry Creek) remain to be negotiated and that the city — not the developer — will lead those negotiations per the existing development agreement. The commission’s approvals were limited to the actions described above; final construction and any use of special assessment financing will require further, separate proceedings before engineering reports and resolutions are returned to the commission for formal action.

The commission’s actions were unanimous on the items tied to the Dry Creek plat and rezoning.

What’s next: the developer must return with final development plans and construction drawings and staff will prepare the engineering feasibility reports and resolutions of advisability on the proposed special‑assessment districts for future consideration by the commission.