District 4 Advisory Board
Regular MeetingWichita, KS · June 1, 2020
Minutes
District 4 Advisory Board Minutes
Monday, June 1, 2020 • 6:30 p.m.
Virtual Meeting
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Order of Business
The District 4 Advisory Board meeting was held online at 6:30 p.m. via the GoToMeeting
platform. Council Member Jeff Blubaugh, seven (7) DAB members, two (2) City staff, and
one (1) member of the public was present.
DAB Members Present DAB Members Absent
Dalton Glasscock Matt Lashley
Michael Gomm (DAB 4 has three (3) vacancies)
June Johnson
Alex Martinez Guests
Jonathan McRoy Vincent Hancock
Laura Rainwater
Rebecca Robertson Staff Present
Philip Zevenbergen - MAPD
Council Member Rebecca Fields – Community Services Dist. 4
Jeff Blubaugh - Absent
At 6:31 pm, DAB Member (Chairman) Michael Gomm opened and called the meeting to
order. Mr. Gomm proceeded with the agenda and asked approval for the June 1, 2020
agenda. DAB Member Dalton Glasscock made a motion to approve and DAB Member
Jonathan McRoy gave a 2nd. Motion was approved 7/0. The next item was approval for
the March 2, 2020 DAB meeting minutes. DAB Member Alex Martinez motioned to
approve and DAB Member June Johnson gave a 2nd. Motion was approved 7/0.
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Staff Reports
DAB Member Michael Gomm asked for the Staff Reports, and Rebecca Fields read the
following reports provided by the Community Police Officers from Patrol West and Patrol
South.
From Patrol West: (provided by Officer David Perkins)
DAB 4 • June 1, 2020 • Page 1
Community Police officers in the patrol west bureau have been concentrating on various
criminal incidents in the past few months. Several are working on catalytic converter thefts
doing follow up on every catalytic converter theft from vehicles in the entire city. Several
arrests have been made and a network of suspects have been developed.
Others have been working on every theft from vehicles in the west bureau. Every case is
looked into and any cases that have credit cards, debit cards, or checks have follow up
done. The victims are called to see if their cards have been used and if so those
businesses are contacted seeking video evidence. In each instance the cards are used for
600-3000 dollars with pre-paid Visa cards being purchased in the self-checkout lane.
These transactions usually take less than 2 minutes. This crime trend will continue to
happen until businesses stop selling Visa cards, start asking for identification, victims stop
leaving purses and wallets in their vehicles, or criminals stop doing this. In other words,
this crime trend will continue to happen with no way of stopping it.
The last incidents to be looked into are auto theft. I have no information on this special
assignment as I put an email out last week for anyone in the entire patrol west community
policing section to send me any information they wanted passed on to the DAB and only
Officer West replied and it was just to tell them about working on the catalytic converter
special assignment, I received no emails from any other Officers in DAB 4.
Over the weekend several protests were held with two being on Saturday the 30 th. These
were a rally at Patrol North that was peaceful and the other was a march from Century 2 to
the jail. This went on without any major incidents but was a powder keg that wasn’t set off.
There were many protesters in the crowd open carrying firearms. On Sunday the 31 st
there was another march from Century 2 to the jail but it was a bust with just a few
marchers. The second was a vehicle parade that went from 21st and Waco to 13th, to
Grove, to 21st and back to 21st and Waco. There were two rounds and the protesters
caused major traffic issues by stopping their vehicles on the street blocking traffic, exiting
their vehicles and stopping traffic. The police monitored but allowed the civil unrest to go
on.
The Calfskin Fun Day, scheduled for Saturday June 13th, has been cancelled due to the
Covid 19 pandemic. DAB Member June Johnson, the editor of the Calfskin Group
Newsletter, commented that their neighborhood will concentrate their efforts on
Neighborhood Night Out later in the year.
Rebecca Fields, Community Services Representative for District 4, commented that the
perpetrator that vandalized the mural in Pawnee Prairie Park had been apprehended and
was ordered to complete Community Service hours. The father of this teenager is
accountable for making sure his son completes all of the hours.
From Patrol South: (provided by Officer Alex Recio)
Non-Residential Burglary- 7; Residential Burglary- 4; Auto Theft- 14;
Larceny from Auto- 33
DAB 4 • June 1, 2020 • Page 2
The Community Police team worked several special assignments during the past month.
One was regarding a regulations check on several metal recycling centers. Some were
found to be in violation where one business closed down for the day due to not being able
to provide accurate information. The State Attorney General’s Office was contacted and
information was sent to them for follow-up.
Community Police officers conducted traffic education at two high accident locations.
During the 2-hour assignment officers stopped 30 vehicles at 47th Street South and south
Broadway for various violations that are causes for accidents. Each driver was advised of
the reason for the stop and an educational flier was handed out to them.
The second intersection was at west Pawnee and south Broadway where 7 vehicles were
stopped and 7 fliers were handed out. Officers at this location were also involved in a car
chase where the driver sped off after the officer approached his car. The car was later
found abandoned in the area.
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Public Agenda
Scheduled Items
There are no scheduled Public Agenda items this month.
Off-Agenda Items
Chairman Michael Gomm then asked if there was anyone in attendance (on-line) who
wanted to speak on the open public agenda, and there was no response.
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New Business
Mr. Philip Zevenbergen, Associate Planner with the Metropolitan Area Planning
Department, was on hand to present two (2) cases to the board.
CUP2020-00004:
The District IV Advisory Board considered an application that proposes to amend Parcel 1
of the Westway Shopping Center Community Unit Plan (DP-21) to add as a permitted use
Event Centers, even those considered Night Clubs in the City where the sale of alcohol
and the provision of entertainment are accessory uses. Parcel 1 occupies the majority of
the southeast portion of the entire CUP. The majority of the CUP is zoned LC Limited
Commercial (LC). However, a small strip of land along the south and west property lines is
zoned GO General Office (GO). No buildings occupy the area zoned GO; therefore, this
use will operate within the portion zoned LC and no zoning action needs to be taken.
DAB 4 • June 1, 2020 • Page 3
The applicant had initially requested an amendment to the CUP for just an Event Center.
However, after further discussion with the applicant, it was determined that a Night Club in
the City was the most appropriate use category in order to permit the desired activities.
The applicant intends to operate an event center that will be rented out to patrons.
Possible events at this location could include those that provide entertainment (as defined
by the City Code) as well as the serving of alcohol. Should an event have the presence of
both at the same time, the venue is classified as a Night Club in the City according to the
Unified Zoning Code (UZC).
Mr. Zevenbergen explained that this is not a nightclub, but an event center that the public
can rent Friday through Sunday, and is being called “Westway Event Center”. Alcohol can
be served and it was unknown if a kitchen was located in the facility, but it does allow for
any catering. Nearby residents had been calling the Council Office staff and voiced their
concerns regarding loud music and disturbances. Mr. Zevenbergen explained that there is
to be no outdoor music or tents erected outside for events, and if there was any
disturbance in the way of fights or loud music, residents will need to call 9-1-1.
Joshua Blick who is the President of the Southwest Neighborhood Association is on the
Planning Commission and had asked key questions when this case was reviewed by the
Metropolitan Area Planning Commission (MAPC). Mr. Blick was satisfied with the answers
given by the business owner.
DAB Member Alex Martinez motioned to approve, and DAB Member Laura Rainwater
gave a 2nd motion. The motion passed 7/0.
Chairman Gomm then called for the next case.
ZON2020-00014:
The applicant is requesting a change of zoning to rezone several lots on property generally
located one block south of West Douglas Avenue and on the west side of South Sycamore
Street. The purpose of this request is to construct a commercial parking lot. The subject
property for the proposed parking lot has four zoning classification: SF-5 Single Family
Residential, MF-18 Multi-Family Residential, LC Limited Commercial, and GC General
Commercial. This request is to unify the zoning to GC General Commercial. The site is
located within the Delano Overlay District and shall adhere to the requirements stated in
the Unified Zoning Code (UZC) Section III-C.8, as well as the Delano Neighborhood
Design Guidelines.
Philip Zevenbergen, Associate Planner, with the Metropolitan Area Planning Department
(MAPD), presented this case to the board and explained that the perimeter of the
proposed parking lot will have three to four feet high screening and a six-foot wide
landscaped buffer adjacent to any public street. Screening shall consist of brick,
ornamental ironwork or a poured-in-place masonry wall that is visually compatible with the
architectural character of the surrounding buildings, or any combination thereof. If anyone
would like to see similar screening, that there is a lot at the intersection of Texas and Oak
Streets that has the approved screening.
DAB 4 • June 1, 2020 • Page 4
DAB Member Rebecca Robertson asked if this was going to be a one-level lot or a multi-
level parking garage. Mr. Zevenbergen was not sure, and there was no one on-line
representing the project plans to answer this question.
Guest Vincent Hancock, Vice President of the Delano Neighborhood Association, was on-
line and asked who the applicant was for this, and Mr. Zevenbergen answered that Paul
Gunzelman with the City of Wichita would be the one to contact. Mr. Hancock then asked
what the current zoning of this property was, and Mr. Zevenbergen repeated that SF-5
Single Family Residential, MF-18 Multi-Family Residential, LC Limited Commercial, and
GC General Commercial are all the various and current zones of this area. Then Mr.
Hancock asked if a parking lot could exist here without a zone change, and Mr.
Zevenbergen replied “no”.
DAB Member Rebecca Robertson asked who would be the owner of this parking lot, and
Mr. Zevenbergen replied that the City of Wichita owns this. She then asked if there had
been any calls or correspondence in opposition of this case, and Mr. Zevenbergen replied,
no, he had not heard any opposition.
DAB Member Dalton Glasscock then motioned to approve this case, and there was a 2 nd
motion by June Johnson. The request was approved 7/0
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Board Agenda
Chairman Gomm opened up the meeting for any comments or news from the Board
Members.
The newest member of DAB 4, Laura Rainwater, stated she was glad to be serving on this
side of the board meeting (she has previously been staff for the District 2 and District 4
Advisory Boards), and she was busy with on-line meetings in her current position as
Director of Administrative Services with Workforce Alliance, REAP Executive Director, and
as Director of Sedgwick County Association of Cities.
Chairman Gomm commented that he is extremely busy with his company, Glass Guru,
which is currently thriving. Mr. Gomm chided that a lot of pent up aggression from mostly
teenagers being confined during the Stay-At-Home order has resulted in broken windows
and glass doors needing repair.
Councilman Blubaugh stated that the recent riots across the nation made him appreciate
living in Wichita and that he was happy he wasn’t living any other place. CM Blubaugh
complimented the way the Police Chief (Gordon Ramsay) was handling the protests in
Wichita.
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DAB 4 • June 1, 2020 • Page 5
Adjournment
Chairman Gomm then asked for a motion to adjourn. DAB Member Dalton Glasscock made
a motion and DAB Member Jonathan McRoy gave the 2nd motion. Motion was approved 7/0.
The meeting adjourned at 7:15 pm.
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The next DAB 4 meeting will be on July 6, 2020.
DAB 4 • June 1, 2020 • Page 6
Agenda
DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
June 1, 2020 Via GoToMeeting
6:30 p.m. On-line or by phone
Wichita, KS
District 4 Advisory Board Meeting
Mon, Jun 1, 2020 6:30 PM (CDT)
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Should you wish to speak on an agenda item, send your request through the
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FOR DAB MEMBERS:
All votes taken by separately stating “Aye” or “Nay”.
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DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
ORDER OF BUSINESS
Call to Order
Approval of Agenda for June 1, 2020
Approval of Minutes for March 2, 2020
STAFF REPORTS
Fire and Police briefings provided by staff
PUBLIC AGENDA
Scheduled items
NONE SCHEDULED
Recommended Action: Receive and file.
Off-agenda items
Recommended Action: Receive and file.
NEW BUSINESS
CUP2020-0004: (see page 4 of agenda for staff report and site documents)
The application proposes to amend Parcel 1 of the Westway Shopping Center Community Unit
Plan (DP-21) to add as a permitted use Event Centers, even those considered Night Clubs in the
City where the sale of alcohol and the provision of entertainment are accessory uses. Parcel 1
occupies the majority of the southeast portion of the entire CUP. The majority of the CUP is
zoned LC Limited Commercial (LC). However, a small strip of land along the south and west
property lines is zoned GO General Office (GO). No buildings occupy the area zoned GO;
therefore, this use will operate within the portion zoned LC and no zoning action needs to be
taken. (This case was heard by the MAPC on May 21, 2020)
Recommended Action: Based upon the information available at the time the staff report
was prepared it is recommended that the request be APPROVED, subject to conditions listed on staff
report.
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DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
ZON2020-00014: (see page 14 of agenda for staff report and site documents)
City zone change from SF-5 Single-Family Residential, MF-18 Multi-Family and LC Limited
Commercial to GC General Commercial. Zoning to allow for a commercial parking lot;
generally located S. Sycamore Street on the south side of W. Texas Ave associated with
VAC2020-14, Delano Overlay. (This case will be heard by MAPC on June 4, 2020)
Recommended Action: Based upon the information available at the time the staff report
was prepared, it is recommended the application be APPROVED, subject to conditions listed on staff
report.
OLD BUSINESS
NONE
BOARD AGENDA
Updates, Issues, and Reports
An opportunity is provided for the Council Member and District Advisory Board Members to
report any activities, events, or concerns in the neighborhoods and/or Council District.
Recommended Action: Provide comments/take appropriate action.
Adjournment
The next District 4 Advisory Board meeting will be held at the Alford Branch Library, 3447 S
Meridian, on July 6, 2020 at 6:30 pm.
ATTACHMENTS: - MAPC Staff Reports
Page 3 of 20
DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
AGENDA ITEM NO.
STAFF REPORT
MAPC May 21, 2020
DAB IV June 1, 2020
CASE NUMBER: CUP2020-00004
APPLICANT/AGENT: Westway Plaza LLC, Luis Soria (Applicants)/ Curtis Bowen, Oscar
Gomez (Agents)
REQUEST: Amendment to Parcel 1 of the Westway Shopping Center Community Unit
Plan (DP-21)
CURRENT ZONING: LC Limited Commercial, GO General Office
SITE SIZE: 11.29 acres
LOCATION: Generally located on the southwest corner of South Meridian Avenue and
West Pawnee Avenue.
PROPOSED USE: Amendment to Parcel 1 to add as a permitted use Event Centers, even
those considered Night Clubs in the City where the sale of alcohol and the
provision of entertainment are accessory uses.
Page 4 of 20
DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
BACKGROUND: This application proposes to amend Parcel 1 of the Westway Shopping Center
Community Unit Plan (DP-21) to add as a permitted use Event Centers, even those considered Night Clubs
in the City where the sale of alcohol and the provision of entertainment are accessory uses. Parcel 1
occupies the majority of the southeast portion of the entire CUP. The majority of the CUP is zoned LC
Limited Commercial (LC). However, a small strip of land along the south and west property lines is zoned
GO General Office (GO). No buildings occupy the area zoned GO; therefore, this use will operate within
the portion zoned LC and no zoning action needs to be taken.
The applicant initially requested an amendment to the CUP for just an Event Center. However, after further
discussion with the applicant, it was determined that a Night Club in the City was the most appropriate use
category in order to permit the desired activities. The applicant intends to operate an event center that will
be rented out to patrons. Possible events at this location could include those that provide entertainment (as
defined by the City Code) as well as the serving of alcohol. Should an event have the presence of both at
the same time, the venue is classified as a Night Club in the City according to the Unified Zoning Code
(UZC).
Chapter 3.30 of the City Code defines Entertainment as:
An event center or any person or entity which provides entertainment at a venue. Entertainment is defined
as any single event, a series of events, or an on-going activity or business, occurring alone or as part of
another business, to which the public is invited or allowed to watch, listen, or participate, or is conducting
for the purposes of holding the attention of, gaining the attention of, or diverting or amusing patrons,
including, but not limited to any of the following:
- Dancing by patron(s) to live or recorded music;
- The presentation of music played on sound equipment operated by an agent or contractor of the
establishment (DJ);
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DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
- The presentation of live music whether amplified or un-amplified;
- The presentation of music videos, music concerts, or other similar forms of musical entertainment
of any source; or
- Any amusement or event such as live music or other live performance which is
knowingly permitted by an Entertainment Establishment, including, but not limited to,
presentations by single or multiple performers, such as hypnotists, pantomimes, comedians, dance
acts, concerts, dances, live bands, karaoke, or other live music.
According to the CUP, Parcel 1 is presently limited to the following uses: Shopping center and associated
tires, batteries, and accessories stores, supermarkets, financial institutions, offices, personal services, and
retail sales a permitted by the zoning district. Additionally, vocational school, restaurant and outdoor
entertainment in the form of carnival rides, games, and concession were added as permitted uses by various
Administrative Adjustments in 2003 and 2014.
The applicant is requesting the CUP General Provision for Parcel 1 be amended to read as follows:
Proposed Use – Shopping center and associated tires, batteries, and accessories stores, supermarkets,
financial institutions, offices, personal services, and retail sales a permitted by the zoning district..
A. Vocational school (See Admin. Adjustment dated 8/19/2003)
B. Restaurant (See Admin. Adjustment dated 11/26/2003),
C. Outdoor entertainment in the form of carnival rides, games, and concessions, shall be
allowed for a period of fourteen (14) consecutive days between the dates of March 1st and
April 30th and for an additional fourteen (14) consecutive days between the dates of October
1st and November 30th each year. Owner to obtain all necessary licenses and permits (per
amendment dated 5/13/2014).
D. Event Centers in the City, including those considered Nightclubs in the City, where the
sale of alcohol and the provision of entertainment are accessory uses.
The parcels North of Parcel 1 within the CUP are zoned LC Limited Commercial and permitted a variety
of commercial uses such as retail stores, fast-food restaurants, a financial institution and a supermarket.
Property north of West Pawnee Avenue is also zoned LC Limited Commercial with a commercial make-
up of similar uses as those within the Westway Commercial Shopping Center CUP. Property south of
Parcel 1 is primarily zoned SF-5 Single Family Residential with single family residences. On the corner of
South Seneca and West Crawford, two parcels are zoned NO Neighborhood Office and is occupied with an
insurance office with associated parking. The property east of Parcel 1 is zoned LC Limited Commercial
with a variety of commercial uses including a coffee shop, bank, retail shops and fast-food restaurants. The
property west of Parcel 1 is zoned LC and GO General Office, and it is primarily undeveloped land in
addition to a paved area once used for parking.
CASE HISTORY: Board of Zoning Adjustment case BZA 14-84 granted a “use exception” to permit a
nursery and garden center. On June 11, 1985, the Board of City Commissioners approved an amendment
to DP-21 that created individual parcels for buildings fronting Seneca Street and Pawnee Road, and zone
change Z-2687, BB (today’s GO) to LC. In 1986 an administrative interpretation was granted to allow the
construction of a canopy within the 90-foot building setback located along Seneca Street. Vacation case
V-2037 (June 12, 1997) vacated a portion of a platted 90-foot building setback. On July 21, 1997, an
administrative adjustment to Parcel 10 permitted an automatic teller machine within the aforementioned
vacated platted building setback. On April 29, 1998, an administrative adjustment was approved to reduce
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DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
the building setback from 90 feet to 29 feet on Parcel 11. On August 24, 1998, an administrative adjustment
to reduce the building setback from 90 feet to 30 feet on Parcel 1 was approved. Another administrative
adjustment was approved that reduced the building setback from 90 to 2 feet for another portion of Parcel
1. On September 13, 1999, an administrative adjustment was approved to permit the relocation of a
“nursery and garden center” on Parcel 1. On January 5, 2001, an administrative adjustment was approved
to divide the original Parcel 2 into two parcels, Parcels 2A and 2B, and to establish the development
standards associated with the two parcels. On August 19, 2003, an administrative adjustment was approved
to permit a “vocational school” on Parcel 1. On November 26, 2003, an administrative adjustment to add
“restaurant” to the list of permitted uses on Parcel 1, and to reduce building setbacks on Parcels 1, 5, 6, 7,
8, 9, 10, and 11 to 35 feet to correspond with VAC2003-00048 that reduced a platted setback located on
the same parcels just noted. In 2007, the majority of the shopping center was replatted to the Westway 2nd
Addition. In February 2014, an administrative adjustment was approved to match the lot configuration with
the final plat of Westway 2nd Addition. On April 10, 2014 the case CUP2014-00006 was heard in order to
permit outdoor entertainment in the form of carnival rides, games, and concessions to take place on Parcels
1 and 13 up to 2 times per year for 14 consecutive days each.
ADJACENT ZONING AND LAND USE:
North: LC: Commercial
South: SF-5, NO: Single Family Residential, Insurance Office
East: LC: Commercial
West: LC, GO: Undeveloped
PUBLIC SERVICES: All public services are available to the site. South Seneca Street is a paved five-
lane arterial. West Pawnee Avenue is a five-lane paved arterial.
CONFORMANCE TO PLANS/POLICIES: The 2035 Wichita Future Growth Concept map indicates
the site is appropriate for “commercial” and is located inside Wichita’s 2035 Established Central Area. The
established land uses in this immediate area are predominately commercial. The addition of this use within
the subject CUP is consistent with the overall uses and adequate space and parking is available to support
the use. The overall spirt and intent of this CUP amendment appears to be in conformance with the policies
and guidelines of the adopted Plans for the City of Wichita.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared
it is recommended that the request be APPROVED, subject to the following conditions:
1. The text of Parcel 1 shall be revised to read as follows:
Proposed Use – Shopping center and associated tires, batteries, and accessories stores,
supermarkets, financial institutions, offices, personal services, and retail sales as permitted by the
zoning district..
A. Vocational school (See Admin. Adjustment dated 8/19/2003)
B. Restaurant (See Admin. Adjustment dated 11/26/2003),
C. Outdoor entertainment in the form of carnival rides, games, and concessions, shall be
allowed for a period of fourteen (14) consecutive days between the dates of March 1st and
April 30th and for an additional fourteen (14) consecutive days between the dates of October
1st and November 30th each year. Owner to obtain all necessary licenses and permits (per
amendment dated 5/13/14).
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DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
D. Event Centers in the City, including those considered Nightclubs in the City, where the
sale of alcohol and the provision of entertainment are accessory uses.
2. The CUP drawing shall be revised to include the details of this amendment.
3. The site shall be developed in substantial conformance with the revised provisions of the approved
CUP.
4. The applicant shall submit four copies of the amended and approved CUP within 60 days of final
approval to the Metropolitan Area Planning Department or the amendment shall be deemed null
and void.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: The parcels North of Parcel 1 within the
CUP are zoned LC Limited Commercial and permitted a variety of commercial uses such as retail
stores, fast-food restaurants, a financial institution and a supermarket. Property north of West
Pawnee Avenue is also zoned LC Limited Commercial with a commercial make-up of similar uses
as those within the Westway Commercial Shopping Center CUP. Property south of Parcel 1 is
primarily zoned SF-5 Single Family Residential with single family residences. On the corner of
South Seneca and West Crawford, two parcels are zoned NO Neighborhood Office and is occupied
with an insurance office with associated parking. The property east of Parcel 1 is zoned LC Limited
Commercial with a variety of commercial uses including a coffee shop, bank, retail shops and fast-
food restaurants. The property west of Parcel 1 is zoned LC and GO General Office, and it is
primarily undeveloped land in addition to a paved area once used for parking.
2. The suitability of the subject property for the uses to which it has been restricted: The subject
property has been used for multiple commercial uses in the past. The amendment will permit a use
not unreasonable given the nature of the uses within the overall CUP.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: With
the management of the use through the Community Unit Plan, the approval of the proposed CUP
amendment should have minimal detrimental impact on nearby property.
4. 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 permit the expansion of the
use of the subject property. Denial would presumably represent a loss of economic opportunity to
the applicant and/or landowner.
5. Conformance of the requested change to the adopted or recognized Comprehensive Plan and
policies: The 2035 Wichita Future Growth Concept map indicates the site is appropriate for
“commercial” and is located inside Wichita’s 2035 Established Central Area. The established land
uses in this immediate area are predominately commercial. The addition of this use within the
subject CUP is consistent with the overall uses and adequate space and parking is available to
support the use. The overall spirt and intent of this CUP amendment appears to be in conformance
with the policies and guidelines of the adopted Plans for the City of Wichita.
6. Impact of the proposed development on community facilities: No impacts are not anticipated
by this amendment.
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DISTRICT IV ADVISORY BOARD
AGENDA 06-01-2020
Staff Report Attachments:
1. Aerial Map
2. Zoning Map
3. Land Use Map
4. Approved CUP DP-21 dated 5/13/2014
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AGENDA 06-01-2020
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AGENDA 06-01-2020
AGENDA ITEM NO. _____
STAFF REPORT
MAPC: June 4, 2020
DAB IV: June 1, 2020
CASE NUMBER: ZON2020-00014
APPLICANT/AGENT City of Wichita c/o Paul Gunzelman (Applicant)/ Garver c/o Will
Clevenger (Agent)
REQUEST: GC General Commercial
CURRENT ZONING: SF-5 Single-Family Residential, MF-18 Multi-Family Residential, LC
Limited Commercial
SITE SIZE: 0.38 acres
LOCATION: Located one block south of West Douglas Avenue and on the west side of
South Sycamore Street.
PROPOSED USE: Construction of a commercial parking lot.
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BACKGROUND: The applicant is requesting a change of zoning classification for several lots on property
generally located one block south of West Douglas Avenue and on the west side of South Sycamore Street.
The purpose of this request is to construct a commercial parking lot. The subject property for the proposed
parking lot has four zoning classification: SF-5 Single Family Residential, MF-18 Multi-Family
Residential, LC Limited Commercial, and GC General Commercial. This request is to unify the zoning to
GC General Commercial. The site is located within the Delano Overlay District and shall adhere to the
requirements stated in the Unified Zoning Code (UZC) Section III-C.8, as well as the Delano Neighborhood
Design Guidelines. Below is a specific description of which lots carry which current zoning classification.
This can also be seen in the attached zoning map.
SF-5 to GC: Lots 82 and 84 on Texas Avenue, West Wichita Addition
MF-18 to GC: Lots 86 and 88 on Texas Avenue, West Wichita Addition
LC to GC: The west 65 feet of Lot 5 Sycamore Avenue, McKee’s Resurvey Addition
The site currently has existing buildings that will be razed in order to accommodate the construction of the
parking area. The applicant also filed a vacation case (VAC2020-00014) to vacate the platted north/south
and east/west alleys on the property. This case is being heard concurrently.
As stated above, the site is located within the Delano Overlay District. Section III-C.8.c.1.a states that “no
permits for building demolition, construction or alterations, signs, fences abutting public streets (not
including alleys), sidewalks, parking areas and driveways may be issued for any property, structure or site
located wholly or partially within the Delano Overlay District, unless a permit has been reviewed for
compliance with this District and the Delano Neighborhood Design Guidelines and approved by the Design
Review Committee.” Specifically, the Delano Neighborhood Design Guidelines state that any off-street
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parking area shall have three to four feet high screening and a six-foot wide landscaped buffer adjacent to
any public street. Screening shall consist of brick, ornamental ironwork or a poured-in-place masonry wall
that is visually compatible with the architectural character of the surrounding buildings, or any combination
thereof.
Property to the north is zoned GC and LI and is used commercially as well as an associated parking area.
Property to the south is zoned GC and is vacant commercial buildings and undeveloped land. Property to
the east is zoned PUD Planned Unit Development and is a baseball stadium. Property to the west is zoned
SF-5 and is single family residences. All properties to the north, west, and south are subject to the Delano
Overlay. Property to the east is excluded from the Delano Overlay District.
CASE HISTORY: The property is platted even Lots 82 through 88 on Texas Avenue, West Wichita
Addition and west 65 feet of Lot 5, Sycamore Avenue, McKee’s Resurvey Addition.
ADJACENT ZONING AND LAND USE:
North: GC and LI Commercial uses and parking area
South: GC Vacant commercial buildings and undeveloped land
East: PUD Baseball stadium
West: SF-5 Single family residences.
PUBLIC SERVICES: South Sycamore Street is a paved 2-lane local street. West Texas Avenue is a 2-
lane paved local street. South Oak Street is a 2-lane paved local street. All municipal services are available
on-site.
CONFORMANCE TO PLANS/POLICIES: The Community Investment Plan depicts the subject site as
appropriate for “New Residential and Employment Mix.” This category encompasses areas within the City
that will develop with uses predominantly of a mixed nature. The site is within the Established Central
Area (ECA)—an area comprised of the downtown core and the mature neighborhoods surrounding it in a
roughly three mile radius. The ECA is the focus are of the Wichita Urban Infill Strategy. Recognizing the
public commitment to create a major “entertainment development” with the new baseball facility to the
east, coupled with the massive redevelopment investments being made in the area, the rezoning of the
subject property for additional parking is reasonable and consistent with the spirit and intent of the
Comprehensive Plan. The proposed parking spaces will support the vitality and value of the surrounding
neighborhood.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared,
it is recommended the application be APPROVED, subject to the following conditions:
1. The issuance of building permits is contingent upon the review and approval by the Delano Review
Committee.
2. The property shall comply with all applicable landscape and screening requirements as outlined in
the Delano Neighborhood Design Guidelines.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: Property to the north is zoned GC and LI
and is used commercially as well as an associated parking area. Property to the south is zoned GC
and is vacant commercial buildings and undeveloped land. Property to the east is zoned PUD
Planned Unit Development and is a baseball stadium. Property to the west is zoned SF-5 and is
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single family residences. All properties to the north, west, and south are subject to the Delano
Overlay. Property to the east is excluded from the Delano Overlay District.
2. The suitability of the subject property for the uses to which it has been restricted: The site is
currently zoned SF-5, MF-18, and LC and could continue to function within such zoning
classification with the current structures on-site.
3. Extent to which removal of the restrictions will detrimentally affect nearby property:
Approval of GC zoning would allow for the site to be used for a commercial parking area as well
as other uses as permitted within the GC District. With the proximity of existing GC zoning on
abutting an adjacent property, this is not a new zoning classification in the area. Approval of the
request should not detrimentally impact nearby property owners. The construction of a commercial
parking lot can assist in the success and viability of the nearby baseball stadium and Delano
Business District.
4. Length of time the property has remained vacant as currently zoned: Portion of the subject
property has existing structures which are vacant. It is presumed they have only been vacant as
long as the City has owned them in preparation for construction of future parking related to the
adjunct baseball stadium.
5. Conformance of the requested change to the adopted or recognized Comprehensive Plan and
policies: The Community Investment Plan depicts the subject site as appropriate for “New
Residential and Employment Mix.” This category encompasses areas within the City that will
develop with uses predominantly of a mixed nature. The site is within the Established Central Area
(ECA)—an area comprised of the downtown core and the mature neighborhoods surrounding it in
a roughly three mile radius. The ECA is the focus are of the Wichita Urban Infill Strategy.
Recognizing the public commitment to create a major “entertainment development” with the new
baseball facility to the east, coupled with the massive redevelopment investments being made in
the area, the rezoning of the subject property for additional parking is reasonable and consistent
with the spirit and intent of the Comprehensive Plan. The proposed parking spaces will support
the vitality and value of the surrounding neighborhood.
6. Impact of the proposed development on community facilities: Existing municipal facilities are
nearby.
Staff Report Attachments:
1. Area Map
2. Zoning Map
3. Land Use Map
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