District 3 Advisory Board
Regular MeetingWichita, KS · September 2, 2020
Minutes
District 3 Advisory Board Minutes
Wednesday, September 2, 2020 • 6:30 p.m.
Virtual Meeting • Zoom and Facebook Live
Video of meeting: https://www.facebook.com/101486909927126/videos/757822268374483
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Order of Business
The District 3 Advisory Board meeting was held at 6:30 p.m. via the virtual platform Zoom and live-
streamed on the District 3 Facebook page. Council Member James Clendenin and seven DAB members
were present (note: there are two vacancies on the board). There were also six City staff, one presenter,
and one member of the public in attendance. The current agenda and minutes from August 5, 2020 were
approved. CM Clendenin shared that two members of the board recently resigned and introduced two
new DAB members.
Members Present Staff Present
Catherine Johnson Sgt. Chad Remy, Wichita Police Department
Cindy Miles Officer Seth Creighton, WPD
Daisy Olivar Battalion Chief Richard Bahr, Wichita Fire
David Kapaun Department
Jared Cerullo Scott Wadle, Director of Metropolitan Area
Michael Loop Planning Department
Richard Ruth Dave Yearout, Principal Planner, MAPD
Council Member James Clendenin Maddy Campbell, Community Services
Representative, City Manager’s Office
Members Absent
Gerald Henry
Ron Tracy
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Staff Reports
1. Wichita Fire Department
Battalion Chief Richard Bahr shared monthly District 3 fire statistics and briefed the group on some
significant fire incidents in the city. In District 3 during the month of August, there were seven fire alarms,
DAB 3 • Sept. 2, 2020 • Minutes • Page 1
47 service calls, and 234 medical calls. Wichita firefighters fought a significant fire on a salvage lot near
29th Street and Hoover on August 27. Crews were on scene for over 18 hours working to contain the fire.
Up to 1,000 vehicles were simultaneously on fire at one point. Residents from across the city reported
seeing the large black cloud of smoke produced by this fire. Bahr also shared there was another
significant fire during August in the 1400 block of Chambers. Lastly, he informed the group that WFD has
a recruit class of 12 people. Recruits are currently undergoing weeks of strenuous training and are
reportedly doing well.
2. Wichita Police Department
CP Officer Seth Creighton introduced himself as a new CP officer for the Patrol South Bureau. He
shared District 3 crime statistics for the month of August. He reported that only three categories saw an
uptick in crime. There was one more reported rape, four more reported robberies, and more shoplifting
incidents from the previous month. All other crime categories saw a decrease in numbers. He told the
group that Patrol South recently did a traffic assignment at Pawnee and Seneca, the area’s second
highest intersection for accidents. WPD pulled over 77 drivers in a two-hour period and provided
educational fliers rather than citations. They received positive feedback for their work and may consider
doing this in other parts of the city.
Action Taken: Received and filed.
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Public Agenda
3. Scheduled Items
There were no scheduled items this month.
4. Off-Agenda Items
There were no off-agenda items this month.
Action Taken: Received and filed.
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New Business
5. Food System Master Plan
Shelley Rich, Health & Wellness Coalition of Wichita presented an update on the City of
Wichita/Sedgwick County Food System Master Plan. Throughout 2020, the Health & Wellness Coalition
of Wichita, the City of Wichita, Sedgwick County, and community partners will be creating a 10-year plan
recommendation regarding our local food system.
Rich stressed the importance of having a strategic food policy. She shared the master plan they are
working on will guide the process and allocation of resources toward shaping a robust local food system.
New or amended government policies and programs can help shape and support the system.
DAB 3 • Sept. 2, 2020 • Minutes • Page 2
Rich stated the plan’s steering committee hopes to finish data collection in September and present a
master plan for adoption to City Council in early 2021. She shared the steering committee will host one
last roundtable and encouraged DAB members interested and knowledgeable in the subject to
participate. DAB member Catherine Johnson has already participated in one of the previous roundtable
discussion, and she shared her experience with the group. Rich informed the group that the steering
committee’s biggest current need is getting the word out to residents to take their survey before it closes
at the end of the month. It is critical the committee gets input from a variety of people and that data is
representative of the whole population.
DAB and members of the public asked and made the following summarized questions and comments:
Q (DAB): Is there an emphasis on healthy food in this plan?
A: The plan focuses on all areas of food: production, distribution, buying/selling, and eating. We are
promoting healthy eating in the plan, but that does not mean we exclude “non-healthy” food areas.
Q (DAB): How can people share input or ask questions of the steering committee?
A: Residents can email committee member Tammi Krier (Greater Wichita YMCA, Health & Wellness
Coalition).
C (CM Clendenin): I would love to see us change some of our zoning rules to allow people in residential
areas to be able to grow and sell food. I am not referring to full-fledge commercial growing, but if
someone is growing their own food such as tomatoes or cucumbers and has a surplus, then they should
be able to legally share or sell their extra. I want to see some of those related requirements eased.
Q (DAB): There has always been a lot of discussion around having a downtown grocery store. Now that
downtown is becoming more and more residential, what is preventing a grocery store from being
developed?
A (CM Clendenin): I can answer that. It is due to economics and market demand. For a small grocery
store to be successful, there needs to be approximately 3,000 people in the immediate area. Many large
grocery chains are not currently expanding, and the ones with successful downtown business models in
other communities recognize the need for a significant residential population to overcome tight profit
margins. Downtown Wichita is not quite there yet. As we build more and more affordable apartments
downtown, we will get closer to realizing a downtown grocery store. There is a Dillons located at Hillside
and Douglas that serves many downtown residents. We have also seen some individuals interested in
starting a small store or bodega, but they have just not been able to get the necessary capital to make
anything happen.
Action Taken: DAB and members of the public provided feedback.
Food System Master Plan Presentation: https://www.wichita.gov/Council/DABAgendasMinutes/2020-
09-02%20DAB%203%20Food%20System%20Master%20Plan%20Presentation.pdf
Food System Master Plan Survey: https://www.surveymonkey.com/r/foodplan
Food System Master Plan Information: https://www.wichita.gov/FoodPlan/Pages/default.aspx
6. ZON2020-00030
DAB 3 • Sept. 2, 2020 • Minutes • Page 3
Scott Wadle, Director of the Metropolitan Area Planning Department and Dave Yearout, Principal
Planner presented an application on behalf of GJG, LLC—Gary Vandebruinhorst (owner) and Kaw Valley
Engineering—Levi Bond (agent) for a City Zone Change from Single-Family Residential (SF-5) to General
Commercial (GC) for development. The property is generally located on the east side of South Broadway
Avenue and within one half mile south of East 47th Street South (5136 S. Broadway).
The applicant/agent was not in attendance.
DAB and members of the public did not have any questions, comments, or concerns.
Action Taken: Motion made by David Kapaun and seconded by Michael Loop to APPROVE the
application per staff’s recommendation. Motion to APPROVE PASSED 6-0-1.
ZON2020-00030 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00030%20Staff%20Report.pdf
7. ZON2020-00031
Wadle and Yearout presented an application on behalf of Aircapital RV Park, LLC—Bill Morris (owner)
and Savoy Company, P.A.—Mark Savoy (agent) for a City rezoning of 13.86 acres from Single-Family
Residential (SF-5) to General Commercial (GC) to allow for the development of a Recreational Vehicle
Park. The property is located approximately 2,200 feet south of 47th Street South and Broadway Avenue.
The applicant/agent was not in attendance.
DAB and members of the public asked and made the following summarized questions and comments:
C (CM Clendenin and various DAB members): This seems like a positive development for south Wichita.
The owner/applicant is a known developer who has other well-maintained recreational vehicle parks in
the city.
Q (DAB): Is there a difference between mobile homes, “tiny homes,” and recreational vehicles?
A: There is a difference. They are each recognized and handled differently within the Unified Zoning Code
and state law. This property is exclusively for recreational vehicles. Mobile homes or “tiny homes” (a
residential structure set on a permanent foundation) are not permitted.
Q (DAB): How does the City ensure that this park is used only for recreational vehicles?
A: Under City code, the owner/applicant must get their site plan approved and be annually licensed to
operate a recreational vehicle park. Should the owner allow mobile homes on site, they will be subject to
a violation through Code Enforcement and risk their operating license.
Q (DAB): Will increased traffic to this area strain the roads?
A: That gets addressed during the site plan approval process which may entail involvement from both the
City’s Public Works department and KDOT. They could be required to make improvements on Broadway
Avenue if they ask for new access.
Action Taken: Motion made by Michael Loop and seconded by Jared Cerullo to APPROVE the
application per staff’s recommendation. Motion to APPROVE PASSED 6-0-1.
DAB 3 • Sept. 2, 2020 • Minutes • Page 4
ZON2020-00031 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00031%20Staff%20Report.pdf
ZON2020-00031 Site Plan #1: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00031%20Site%20Plan.pdf
ZON2020-00031 Site Plan #2: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00031%20Site%20Plan%202.pdf
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Board Agenda
8. Updates, Issues, and Reports
CM Clendenin gave a brief overview on City Council’s recent passing of the annual budget. He stated
the process was extremely difficult this year. There were a lot of unexpected things in the beginning of the
year and controversial issues to address. CM Clendenin feels the Council and City staff dealt with issues
effectively with their limited options. He reported there is an estimated deficit of $21 million for the next
budget cycle—almost double the deficit that Council and staff dealt with this year. City revenue is
significantly strained due to a lack of economic activity. He encouraged DAB and members of the public
to share any innovative ideas on ways the City can be more efficient and save money.
Cindy Miles addressed some concerns related to WPD’s alleged mishandling of a situation involving a
stolen vehicle and requested the council member or staff look into things further.
George Theoharis, a District 3 resident, shared that the Mead Neighborhood Association will be hosting
an outdoor, socially-distanced NA meeting on September 21 at 6:30 p.m. at The Center Church, 3700 E.
Mt. Vernon, Wichita, KS 67218. WPD staff will be present and the group will discuss the Clapp Park
master plan.
CM Clendenin told the group that he recently hosted a Clapp Park social media town hall with Park &
Recreation Director Troy Houtman. He advised that a video of the meeting can be found on the District 3
Facebook page.
Action Taken: Received and filed.
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Adjournment
The meeting was adjourned at 7:42 p.m. The next District 3 Advisory Board meeting will be held at 6:30
p.m. on Wednesday, October 7, 2020. Due to ongoing COVID-19 concerns, the meeting will be held
virtually via the Zoom platform and live-streamed on the District 3 Facebook page. Information for
accessing the meeting virtually and options for submitting comment will be posted to the District 3 web
page and included in the next meeting agenda no later than Friday, October 2, 2020.
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DAB 3 • Sept. 2, 2020 • Minutes • Page 5
Guests
Shelley Rich, Health & Wellness Coalition of Wichita (presenter)
George Theoharis, District 3 resident
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Respectfully submitted,
Maddy Campbell, Community Services Representative, District 3
DAB 3 • Sept. 2, 2020 • Minutes • Page 6
Agenda
District 3 Advisory Board Agenda
Wednesday, September 2, 2020 • 6:30 p.m.
Virtual Meeting • Zoom and Facebook Live
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Virtual Meeting Access Information
Due to health concerns related to the COVID-19 pandemic, the September DAB meeting will be held
virtually. The public can join and participate in the meeting through the Zoom platform or view the meeting
live on the District 3 Facebook page. Residents also have the option to submit comments to be read into
record via email to mcampbell@wichita.gov no later than 5 p.m. on the day of the meeting.
Join Zoom meeting on a computer, tablet, or smartphone:
Click on the link below and enter the meeting ID and passcode.
o https://zoom.us/j/92410581211?pwd=RTQzc3hDMzhLWlczSVpqcGVMMUhOQT09
o Meeting ID: 924 1058 1211
o Passcode: 689574
Zoom may prompt people to download their free app, but the meeting is also accessible through
a web browser.
Join Zoom meeting via telephone (audio only):
Dial +1 312 626 6799 and enter the meeting ID and passcode listed above.
Individuals dialing in by phone should be aware that they may incur charges depending on their
phone plan.
Please note:
Members of the public are asked to keep their device on mute until public comment is called for.
Individuals do not need a Zoom account to join the meeting.
Click here for more detailed instructions on joining a Zoom meeting.
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Order of Business
DAB 3 • September 2, 2020 • Agenda • Page 1
Call to Order
Approval of Agenda for September 2, 2020
Approval of Minutes for August 5, 2020
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Staff Reports
1. Wichita Police Department
Community police officers share district and city-wide statistics and crime trends and department updates.
Staff also discuss relevant public safety topics and answer questions from the DAB and public.
2. Wichita Fire Department
WFD staff provides monthly district statistics, shares information on seasonal fire and public safety topics,
and answers questions from the DAB and public.
Recommended Action: Receive and file.
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Public Agenda
3. Scheduled Items
There are no scheduled Public Agenda items this month.
4. Off-Agenda Items
Any individual present that did not request to speak on the Public Agenda prior to the meeting may speak
at this time.
Recommended Action: Receive and file.
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New Business
5. Food System Master Plan
Shelley Rich, Health & Wellness Coalition of Wichita will present an update on the City of
Wichita/Sedgwick County Food System Master Plan. Throughout 2020, the Health & Wellness Coalition
of Wichita, the City of Wichita, Sedgwick County, and community partners will be creating a 10-year plan
recommendation regarding our local food system.
Recommended Action: Provide feedback.
Food System Master Plan Presentation: https://www.wichita.gov/Council/DABAgendasMinutes/2020-
09-02%20DAB%203%20Food%20System%20Master%20Plan%20Presentation.pdf
DAB 3 • September 2, 2020 • Agenda • Page 2
Food System Master Plan Information: https://www.wichita.gov/FoodPlan/Pages/default.aspx
6. ZON2020-00030
Dave Yearout, Principal Planner, Metropolitan Area Planning Department will present an application
on behalf of GJG, LLC—Gary Vandebruinhorst (owner) and Kaw Valley Engineering—Levi Bond (agent)
for a City Zone Change from Single-Family Residential (SF-5) to General Commercial (GC) for
development. The property is generally located on the east side of South Broadway Avenue and within
one half mile south of East 47th Street South (5136 S. Broadway).
The Metropolitan Area Planning Commission public hearing for this item will be on September 10, 2020.
Recommended Action: Based upon the information available at the time the staff report was prepared,
staff recommends that the request be APPROVED.
ZON2020-00030 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00030%20Staff%20Report.pdf
7. ZON2020-00031
Yearout will present an application on behalf of Aircapital RV Park, LLC—Bill Morris (owner) and Savoy
Company, P.A.—Mark Savoy (agent) for a City rezoning of 13.86 acres from Single-Family Residential
(SF-5) to General Commercial (GC) to allow for the development of a Recreational Vehicle Park. The
property is located approximately 2,200 feet south of 47th Street South and Broadway Avenue.
The Metropolitan Area Planning Commission public hearing for this item will be on September 24, 2020.
Recommended Action: Based upon the information available at the time the staff report was prepared,
staff recommends that the request be APPROVED.
ZON2020-00031 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00031%20Staff%20Report.pdf
ZON2020-00031 Site Plan #1: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00031%20Site%20Plan.pdf
ZON2020-00031 Site Plan #2: https://www.wichita.gov/Council/DABAgendasMinutes/2020-09-
02%20DAB%203%20ZON2020-00031%20Site%20Plan%202.pdf
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Board Agenda
8. Updates, Issues, and Reports
Reports from Council Member James Clendenin and the DAB on any projects, activities, events,
programming, resources, issues, etc. in the neighborhoods, council district, and/or city.
Recommended Action: Receive and file.
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DAB 3 • September 2, 2020 • Agenda • Page 3
Adjournment
The next District 3 Advisory Board meeting will be held at 6:30 p.m. on Wednesday, October 7, 2020. It is
tentatively scheduled to be held at the WATER Center, 101 E. Pawnee, Wichita, KS 67211; however,
DAB members and the public should expect in-person limitations or a move to a virtual platform due to
ongoing COVID-19 concerns. Information for accessing the meeting virtually and options for submitting
comment will be included in the next meeting agenda and posted to the District 3 web page no later than
Friday, October 2, 2020.
DAB 3 • September 2, 2020 • Agenda • Page 4
What is a Food System Master Plan?
Video
What is a Food System Master Plan?
A Master Plan is a long-range planning document that lays out a
community's vision for its growth. A Food System Master Plan can
help:
• Foster profitable agriculture and food business,
• Support entrepreneurs in agriculture and food,
• Create new jobs and opportunities,
• Increase access to healthy, nutritious foods for all,
• Support skills in gardening and food preparation,
• Protect soil, water, and air quality,
• Reduce food waste,
• Celebrate diversity of food and agriculture in our community,
and
• Empower all to participate in the food system.
Why do Wichita and Sedgwick County need one?
• Sedgwick County residents spent just over $1.6 billion on food in 2018. If just 5% of those were
purchases of locally-grown food, an estimated $80 million would circulate through the county each
year.
• We could grow more of the food we consume here. We currently produce only 0.0008% of the
chicken we consume and 0.4% of the eggs. We produce only about 0.7% of the vegetables we
consume and 0.2% of the fruit.
• Approximately 25% of Wichitans do not have access to healthy food. In fact, 44 square miles of the
city is considered a food desert.
What are some example policies and programs?
What’s the Plan timeline?
Attend a round-table discussion!
Passionate and knowledgeable in this area?
★ Increase access to healthy food/ Foster social equity
• Co-host: KS Food Bank
• VIRTUAL events
• September 15th 3:00-4:30 p.m.
OR
• September 17th 9:00-10:30 a.m.
RSVP: tammi.krier@ymcawichita.org
How can I be involved?
Visit wichita.gov/foodplan to:
★ Learn more
★ Take the community-wide survey
○ Share your experiences and priorities around food
★ Share additional comments
★ Attend a community meeting
Thank you!
Questions?
AGENDA ITEM NO. 6
STAFF REPORT
MAPC – September 10, 2020
DAB III – September 2, 2020
CASE NUMBER: ZON2020-00030
APPLICANT/AGENT GJG, LLC—Gary Vandebruinhorst (Owner)
Kaw Valley Engineering—Levi Bond (Agent)
REQUEST: GC General Commercial
CURRENT ZONING: SF-5 Single-family Residential
SITE SIZE: 3.61 acres
LOCATION: Generally located on the east side of South Broadway Avenue and one-half mile
south of East 47th Street South.
PROPOSED USE: For the highest and best use
ZON2020-00030
Metropolitan Area Planning Commission Page 1
BACKGROUND: The applicant is requesting the rezoning the subject property from SF-5 Single Family Residential
(SF-5) to GC General Commercial (LC) in order to permit development of the property to its highest and best use.
The site is located on the east side of South Broadway Avenue approximately one-half mile south of East 47th Street
South (5136 South Broadway Avenue). Abutting and adjacent properties on all sides of the subject property are
zoned SF-5. Rezoning this property will require compliance with all applicable screening, lighting, and compatibility
setback standards as outline in Section IV of the Unified Zoning Code (UZC).
Rezoning the site to GC allows for a mixture of residential, public/civic, and commercial uses as outlines in the UZC.
The 3.61 acre site has a single family dwelling unit and several accessory structures. The existing building is listed on
the Sedgwick County Appraiser’s Office records as being a single-family detached dwelling and farming/ranching
operation. No information was submitted by the applicant or agent of the proposed uses of the property.
The neighborhood is mixed in uses. Property abutting to the north is zoned SF-5 and is a plant nursery. Properties
further north on Broadway are zoned GC and include a car wash, a tire repair shop, a bank, a second hand clothing
store a pawn shop, and a restaurant. Property to the east is zoned SF-5 and is undeveloped land. Property to the south
is zoned SF-5 and is a church. Properties further south are zoned LC Limited Commercial and GC. They include an
auto parts store and bank. Property to the west, across South Broadway is zoned SF-5, which is a church, and GC,
which is undeveloped land.
CASE HISTORY: The property was platted as Lot 14, Nolan Gardens Addition, Wichita, Sedgwick County, Kansas,
on December, 21, 1925. There is no other history of zoning activity on this site since 2000.
ADJACENT ZONING AND LAND USE:
North: SF-5 Plant Nursery
South: SF-5 Church
East: SF-5 Undeveloped land
West: SF-5 Church
PUBLIC SERVICES: South Broadway Avenue is a paved, four lane arterial street. East Custy Street is a gravel,
single lane, local street. All municipal services are available near the property, but may need to be extended.
CONFORMANCE TO PLANS/POLICIES: The adopted 2035 Wichita Future Growth Concept Map of the
Wichita-Sedgwick County Comprehensive Plan, the Community Investments Plan identifies the area in which the site
as New Employment. This category is described as follows: “Encompasses areas that likely will be developed or
redeveloped by 2035 with uses that constitute centers of concentrations of employment primarily in manufacturing,
warehousing, distribution, construction, research, technology, business services, or corporate offices. Major shopping
centers and office parks likely will be developed in the area as well, based upon market driven location factors.” The
area is also located in the South Wichita/Haysville Plan which promotes future residential and commercial
development. This area is located outside of the Wichita: Places for People Plan.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared it is
recommended that the request for GC General Commercial zoning be APPROVED, based on the following findings:
1. The zoning, uses and character of the neighborhood: Property abutting to the north is zoned SF-5 and is
a plant nursery. Properties further north on Broadway are zoned GC and include a car wash, a tire repair
shop, a bank, a second hand clothing store a pawn shop, and a restaurant. Property to the east is zoned SF-5
and is undeveloped land. Property to the south is zoned SF-5 and is a church. Properties further south are
zoned LC Limited Commercial and GC. They include an auto parts store and bank. Property to the west,
ZON2020-00030
Metropolitan Area Planning Commission Page 2
across South Broadway is zoned SF-5, which is a church, and GC, which is undeveloped land.
2. The suitability of the subject property for the uses to which it has been restricted: The lot has an
existing single-family home with accessory structures. This use could continue on the lot. GC zoning exists
to the north and south and the site could be granted GC zoning without being out of context with the
surrounding area.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: Approval of GC
zoning would allow a wider range of uses to be constructed on the property. Because the property abuts
residential zoning, the applicable screening, lighting, and compatibility setbacks outline in Section IV of the
Unified zoning code will mitigate any negative impacts.
4. Length of time the property has been vacant as currently zoned: The subject property has been used as a
single family residence and agricultural use for many years.
5. Relative gain to the public health, safety and welfare as compared to the loss in value or the hardship
imposed upon the applicant: Approval of the request will presumably expand commercial opportunities for
the neighborhood which is generally considered a gain to the public welfare. Denial would presumably
represent a loss of economic opportunity to the applicant and/or land owner.
6. Conformance of the requested change to the adopted or recognized Comprehensive Plan and policies:
The adopted 2035 Wichita Future Growth Concept Map of the Wichita-Sedgwick County Comprehensive
Plan, the Community Investments Plan identifies the area in which the site as New Employment. This
category is described as follows: “Encompasses areas that likely will be developed or redeveloped by 2035
with uses that constitute centers of concentrations of employment primarily in manufacturing, warehousing,
distribution, construction, research, technology, business services, or corporate offices. Major shopping
centers and office parks likely will be developed in the area as well, based upon market driven location
factors.” The area is also located in the South Wichita/Haysville Plan which promotes future residential and
commercial development. This area is located outside of the Wichita: Places for People Plan.
7. Impact of the proposed development on community facilities: Existing municipal facilities are already
available to the property, but may need to be extended.
Attachments:
1. Area Map
2. Zoning Map
3. Land Use Map
ZON2020-00030
Metropolitan Area Planning Commission Page 3
ZON2020-00030
Metropolitan Area Planning Commission Page 4
ZON2020-00030
Metropolitan Area Planning Commission Page 5
ZON2020-00030
Metropolitan Area Planning Commission Page 6
AGENDA ITEM NO. 7
STAFF REPORT
MAPC – September 24, 2020
DAB III – September 2, 2020
CASE NUMBER: ZON2020-00031
APPLICANT/AGENT Aircapital RV Park, LLC – Bill Morris (Owner)
Savoy Company, P.A. – Mark Savoy (Agent)
REQUEST: GC General Commercial
CURRENT ZONING: SF-5 Single-family Residential
SITE SIZE: 13.86 acres
LOCATION: Generally located on the east side of South Broadway Avenue and one-half mile
south of East 47th Street South.
PROPOSED USE: Develop a Recreational Vehicle Park
ZON2020-00031
Metropolitan Area Planning Commission Page 1
BACKGROUND: The applicant is requesting the rezoning the subject property from SF-5 Single Family Residential
(SF-5) to GC General Commercial (LC) in order to permit development of the property as a Recreational Vehicle
Park. The site is located on the east side of South Broadway Avenue approximately one-half mile south of East 47th
Street South (5130 South Broadway Avenue). Most of the land in question has been recently purchased by the
applicant from the Borst family, which operated this area as a nursery. The 13.86 acre site is vacant of improvements.
Rezoning the site to GC allows for a mixture of residential, public/civic, and commercial uses as outlines in the UZC,
including the creation of a recreational vehicle park. The proposal is to create an RV Park with a total of 222 spaces;
of which 145 will be “drive-through” spaces and 77 will be “back-in” spaces. A copy of the proposed layout in
generic form is attached. The development of the RV Park will be required to comply with the standards and
improvements mandated by Article 26 of the Wichita City Code.
The surrounding neighborhood has a mixture of uses. Property abutting to the north is zoned SF-5 and is a plant
nursery. Properties further north on Broadway are zoned GC and include a car wash, a tire repair shop, a bank, a
second hand clothing store a pawn shop, and a restaurant. Property to the east is zoned SF-5 and is undeveloped land.
The property immediately to the southeast is subject to a pending rezoning request (ZON2020-00030), which is a
request for GC zoning as well. Property to the south is zoned SF-5 and is a church. Properties further south are zoned
LC Limited Commercial and GC. They include an auto parts store and bank. Property to the west, across South
Broadway is zoned SF-5, which is a church, and GC, which is undeveloped land.
CASE HISTORY: The subject property was platted as part of the Nolan Gardens Addition, Wichita, Sedgwick
County, Kansas, on December, 21, 1925. There is no other history of zoning activity on this site since 2000.
ADJACENT ZONING AND LAND USE:
North: SF-5 Plant Nursery
South: SF-5 Church
East: SF-5 Undeveloped land
West: SF-5 Church
PUBLIC SERVICES: South Broadway Avenue is a paved, four lane arterial street. East Custy Street is a gravel,
single lane, local street. All municipal services are available near the property, but may need to be extended. The
applicant has indicated all utilities will be extended to serve the Recreational Vehicle Park.
CONFORMANCE TO PLANS/POLICIES: The adopted 2035 Wichita Future Growth Concept Map of the
Wichita-Sedgwick County Comprehensive Plan, the Community Investments Plan identifies the area in which the site
as New Employment. This category is described as follows: “Encompasses areas that likely will be developed or
redeveloped by 2035 with uses that constitute centers of concentrations of employment primarily in manufacturing,
warehousing, distribution, construction, research, technology, business services, or corporate offices. Major shopping
centers and office parks likely will be developed in the area as well, based upon market driven location factors.” The
area is also located in the South Wichita/Haysville Plan which promotes future residential and commercial
development. This area is located outside of the Wichita: Places for People Plan. The proposed rezoning and use are
consistent with the adopted Comprehensive Plan.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared it is
recommended that the request for GC General Commercial zoning be APPROVED, based on the following findings:
1. The zoning, uses and character of the neighborhood: The surrounding neighborhood has a mixture of
uses. Property abutting to the north is zoned SF-5 and is a plant nursery. Properties further north on
Broadway are zoned GC and include a car wash, a tire repair shop, a bank, a second hand clothing store a
ZON2020-00031
Metropolitan Area Planning Commission Page 2
pawn shop, and a restaurant. Property to the east is zoned SF-5 and is undeveloped land. The property
immediately to the southeast is subject to a pending rezoning request (ZON2020-00030), which is a request
for GC zoning as well. Property to the south is zoned SF-5 and is a church. Properties further south are
zoned LC Limited Commercial and GC. They include an auto parts store and bank. Property to the west,
across South Broadway is zoned SF-5, which is a church, and GC, which is undeveloped land.
2. The suitability of the subject property for the uses to which it has been restricted: The subject property
is zoned SF-5 Single-Family Residential and could be developed accordingly; however, the location and
surrounding development pattern supports more intensive commercial uses. GC zoning exists to the north
and south and the site could be granted GC zoning without being out of context with the surrounding area.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: Approval of GC
zoning would allow a wider range of uses to be constructed on the property, including the proposed
recreational vehicle park. Because the property abuts residential zoning, the applicable screening, lighting,
and compatibility setbacks outline in Section IV of the Unified zoning code will mitigate any negative
impacts.
4. Length of time the property has been vacant as currently zoned: The subject property has been used
agriculturally for many years.
5. Relative gain to the public health, safety and welfare as compared to the loss in value or the hardship
imposed upon the applicant: Approval of the request will presumably expand commercial opportunities for
the neighborhood which is generally considered a gain to the public welfare. Denial would presumably
represent a loss of economic opportunity to the applicant and/or land owner.
6. Conformance of the requested change to the adopted or recognized Comprehensive Plan and policies:
The adopted 2035 Wichita Future Growth Concept Map of the Wichita-Sedgwick County Comprehensive
Plan, the Community Investments Plan identifies the area in which the site as New Employment. This
category is described as follows: “Encompasses areas that likely will be developed or redeveloped by 2035
with uses that constitute centers of concentrations of employment primarily in manufacturing, warehousing,
distribution, construction, research, technology, business services, or corporate offices. Major shopping
centers and office parks likely will be developed in the area as well, based upon market driven location
factors.” The area is also located in the South Wichita/Haysville Plan which promotes future residential and
commercial development. This area is located outside of the Wichita: Places for People Plan. The proposed
rezoning and use are consistent with the adopted Comprehensive Plan.
7. Impact of the proposed development on community facilities: Existing municipal facilities are already
available to the property, with expansion of utilities and facilities needed to support the proposed
development.
Attachments:
1. Area Map
2. Zoning Map
3. Land Use Map
4. Applicant Supporting Drawings
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