Briggs Auto Dealership Wins Approval For C5 Zoning

Tuesday night the Manhattan City Commission approved the rezoning for the Briggs Auto Dealership on west Fort Riley Boulevard. Briggs will consolidate their three locations to one large site.

The Commission also agreed to build an intersection and a new cul-de-sac for the dealership. Here is a memo giving the details on the rezoning:

BACKGROUND

This is the first reading of an ordinance rezoning two tracts of land generally located south of Ft. Riley Boulevard, north of Stagg Hill Road, east of the Ft. Riley Boulevard and Seth Child Road access road, and west of the intersection of Rosencutter Road and Ft. Riley Boulevard. Much of this area is proposed to be platted as the K-Air Addition which includes the existing Briggs Auto dealership. Tract I consists of 1.9 acres and is proposed to be rezoned from R-1, Single-Family Residential District, to C-5, Highway Service Commercial District. Tract II contains 4.9 acres and is proposed to be rezoned from R-1, Single-Family Residential District, and R-3, Multiple-Family Residential District, to C-5, Highway Service Commercial District. The applicant is Russell K. Briggs.

(NOTE: Concurrent with the rezonings, the applicant submitted a Preliminary Plat, to the Manhattan Urban Area Planning Board, for approval of the K-Air Addition. The Plat is generally located south of Ft. Riley Boulevard, north of Stagg Hill Road, west of the intersection of Stagg Hill Road and Rosencutter Road, and east of the Ft. Riley Boulevard and Seth Child Road access road. The Plat contains 11.99 acres and is proposed to create five commercial lots, one multiple-family lot, and one tract for common area. All lots will be zoned C-5 District, with the exception of Lot 5, which will remain R-3, Multiple-Family Residential District for the existing 12-plex. The Preliminary Plat was approved 6-0, with conditions. Two of the conditions are that the rezonings shall be approved and that a Variances of the off-street parking requirements for proposed Lot 5 shall be approved by the Board of Zoning Appeals. The Board of Zoning Appeals approved the Variances on August 8, 2001 on a vote of 5-0. A copy of the Plat is attached for reference.)

Land Use Element

The Land Use Element of the Comprehensive Plan for the Manhattan Urban Area and the City of Manhattan (attachment) shows the proposed rezoning sites as RMH, Residential Medium to High density. The RMH category relates to residential development with a density range of 11 to 19 dwelling units per net acre and would include single-family through multiple-family uses, with multiple-family generally in a planned unit development to ensure sufficient open space is provided. Mixed-use planned unit developments would also be included. The Plan generally reflected existing uses in 1991. The area immediately east of the site is recommended for GC, General Commercial, which is a designation that relates to businesses serving the entire community and which is commonly located along major streets.

Growth Vision

The Growth Vision, which was adopted as a part of the Land Use Element in 2000, indicates under Economic Development:

1. Maintain and promote Manhattan’s role as a regional center for economic, educational, health care, social, and cultural activities.

2. Provide opportunities for larger scale commercial developments along major corridors, that are designed and scaled to be consistent with the character of surrounding neighborhoods.

Housing Element

In 2000, the "Housing Manhattan: Planning For The Future, A Five-Year Housing Strategy", was adopted and incorporated as the Housing Element of the Comprehensive Plan for the Manhattan Urban Area and the City of Manhattan. The proposed rezoning sites are within Growth Area 7 identified in the Housing Plan. The Housing Element suggests that future developments in Area 7 include a mixture of single and multiple-family dwellings. Proposed Lot 5, of the K-Air Addition will maintain some of the residential dwellings (twelve units) envisioned by the Housing Element.

The proposed rezonings are primarily to accommodate the existing auto dealership’s expansion and consolidation at the existing site located between Stagg Hill Road and Ft. Riley Boulevard. Much of the surrounding neighborhood on both sides of Stagg Hill Road has already converted from residential zoning to the C-5 District, since annexation of the area in 1966. In addition, the areas that encompass Tracts I and II are bounded by major streets and do not reflect a continuation of, or continuity to, residential neighborhoods. The proposed rezoning is consistent with the historical trend in this area to transition and rezone to the C-5 District.

The proposed rezoning is an infill project, which is generally consistent with the Land Use Element and Community Vision Statements of the Growth Vision of the Comprehensive Plan. (See the attached Staff Report and application materials for detailed information on the rezoning.)

DISCUSSION

The Manhattan Urban Area Planning Board conducted a public hearing on August 6, 2001 (see draft minutes of the August 6, 2001, MUAPB meeting).

Lyle Butler, President of the Manhattan Chamber of Commerce, spoke in favor of the rezonings.

Arlene Clayton, Ogden, expressed concern about the impact of the proposal on adjacent homes and an Audubon Sanctuary to the southwest of the property on Stagg Hill Road.

There was no discussion by the Board regarding the proposed rezonings.

Brad Fenwick moved that the Manhattan Urban Area Planning Board recommend approval of the rezoning of Tracts I and II, from R-1, Single-Family Residential District and R-3, Multiple-Family Residential District, to C-5, Highway Service Commercial District, based on the findings in the Staff Report. Jerry Reynard seconded the motion, which passed on a vote 6-0.

ALTERNATIVES

It appears the Commission has the following alternatives concerning the issue at hand. The Commission may:

1. Approve first reading of an ordinance rezoning Tract I, in the proposed K-Air Addition, from R-1, Single-family Residential District, to C-5, Highway Service Commercial District, and Tract II, in the proposed K-Air Addition, from R-1, Single-family Residential District, and R-3, Multiple-Family Residential District, to C-5, Highway Service Commercial District, as recommended by the Manhattan Urban Area Planning Board.

2. Override the Manhattan Urban Area Planning Board’s recommendation by a two-thirds majority vote of the membership of the City Commission and deny first reading of an ordinance rezoning Tracts I and II, to C-5, Highway Service Commercial District, for specifically stated reasons.

3. Return the recommendation of the Manhattan Urban Area Planning Board for further consideration, together with a statement specifying the basis for the City Commission’s failure to approve or disapprove the rezoning.

4. Table first reading of an ordinance rezoning the Tracts, for specifically stated reasons.

RECOMMENDATION

City Administration recommends that the City Commission approve first reading of an ordinance rezoning Tract I from R-1, Single-family Residential District, to C-5, Highway Service Commercial District, and Tract II from R-1, Single-family Residential District, and R-3, Multiple-Family Residential District, to C-5, Highway Service Commercial District, based on the findings in the Staff Report, as recommended by the Manhattan Urban Area Planning Board.

POSSIBLE MOTION

Approve first reading of an ordinance rezoning Tract I, from R-1, Single-family Residential District, to C-5, Highway Service Commercial District, and Tract II from R-1, Single-family Residential District, and R-3, Multiple-Family Residential District, to C-5, Highway Service Commercial District, based on the findings in the Staff Report. The two tracts are generally located south of Ft. Riley Boulevard, north of Stagg Hill Road, east of the Ft. Riley Boulevard and Seth Child Road access road, and west of the intersection of Rosencutter Road and Ft. Riley Boulevard.