District 6 Advisory Board
Regular MeetingWichita, KS · August 3, 2020
Agenda
District 6 Advisory Board Agenda
Monday, August 3, 2020 • 6:30 p.m.
Online •
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Order of Business
Call to Order
Election of Pro-Tem
Approval of Minutes for July 06, 2020
Approval of Minutes for July 15, 2020
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Staff Reports
1. Wichita Fire Department
Staff will present District 6 fire statistics, discuss relevant safety topics, provide department
updates, and answer questions.
Recommended Action: Receive and file.
DAB 6 • August 3, 2020 • Agenda • Page 1
2. Wichita Police Department
Community Policing Officers will present District 6 statistics and crime trends, discuss relevant
safety topics, provide department updates, and answer questions.
Recommended Action: Receive and file.
3. Park & Recreation Department Report
Park & Recreation Staff will provide updates for parks in District 6 and report on other activities
taking place across the city.
Recommended Action: Receive and file.
4. Wichita Public Library Report
Anne Ethen, Evergreen Branch Manager, will report on events and programs at the
Evergreen Branch Library.
Recommended Action: Receive and file.
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Public Agenda
This portion of the agenda provides an opportunity for citizens to present issues that are not part
of the regular agenda for the meeting. There is a five minute time limit for each speaker.
5. Scheduled Items
There are no scheduled Public Agenda items this month.
6. 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
7. ZON2020-00026
Dave Yearout, Principal Planner, Metropolitan Area Planning Department will present an
application on behalf of Kevin A. Steckley and Zach Fugate. The applicants are seeking the
rezoning of the 0.146-acre subject property from LI Limited Industrial (LI) to CBD Central
Business District (CBD). The applicants indicate the building is to be used as an office building
for their “membership-based hunting, fishing and adventure travel based travel agency.” The
building on the subject property has one hundred percent lot coverage and there is no off-street
parking provided. It is the lack of parking that is the reason for the requested rezoning. The
Sedgwick County Appraiser’s Office records classify the existing building as being used for
“meat products manufacturing.”
DAB 6 • August 3, 2020 • Agenda • Page 2
The Metropolitan Area Planning Commission public hearing for this item will be on August 20,
2020.
ZON2020-00026 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2020-08-
03%20DAB%206%20ZON2020-00026%20Staff%20Report.pdf
Recommended Action: Based upon information available prior to the public hearings, planning
staff recommends that the request be DENIED.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: The surrounding neighborhood is
a mixture of uses. The subject property is surrounded by land zoned LI Limited Industrial.
Virtually all of the property to the north and west is paved parking lots owned by Via Christi
Regional Medical Facility. These are primarily used by staff and vary in their usage over
time. Immediately to the east is a single-family home that is boarded up and apparently
uninhabitable. To the south is a Sedgwick County Emergency Medical facility. To the
southeast is an electric substation. And to the southwest across the intersection of St.
Francis Avenue and Pine Street is a vacant parking lot associated with the former school
building along North Emporia (former Metro Midtown School).
2. The suitability of the subject property for the uses to which it has been restricted:
The property is zoned LI Limited Industrial and can be used for the desired purpose without
the requested rezoning. Other actions will need to be taken to address the parking issues.
3. Extent to which removal of the restrictions will detrimentally affect nearby property:
Given the location and surrounding uses as noted above, there are no recognized
detriments to nearby property owners created by this change in zoning.
4. Length of time the property has been vacant as currently zoned: The subject property
has been zoned LI for years. The exact date of the last use of the subject building is
unknown.
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 would
introduce land development standards in the area which is considered to be detrimental to
the public welfare by introducing provisions of the UZC that eliminate off-street parking as a
permitted right. Denial would presumably represent a loss of economic opportunity to the
applicant and/or land owner; however, as noted herein, other means of addressing the
parking needs can be met.
6. Conformance of the requested change to the adopted or recognized Comprehensive
Plan and policies: The 2035 Wichita Future Growth Concept map (MAPC approval
November 19, 2015) indicates the site is appropriate for “residential employment mix,” and
is located within both the Established Central area and the Center City Plan. The
residential/employment mix encompasses areas of land that will likely be developed or
redeveloped by 2035 with uses predominately of a mixed nature.
The Community Investments Plan discusses Location Guidelines in section 3 of the
Future Land Use Policies. In the subsection titled Development Pattern, guideline 1.a.
DAB 6 • August 3, 2020 • Agenda • Page 3
states “development should occur where necessary supporting infrastructure and
services exist or are planned for extension concurrently with development. Guideline
3.c. states “small, neighborhood-serving retail and offices uses and high-density
residential uses not located at arterial intersections should be limited to the intersection
of an arterial and a collector street. Guideline 3.e. states “new development areas be
separated from existing developed areas by major barriers (such as: highways,
railroads, waterways, and airports) or by significant open space or undeveloped areas
should be discouraged unless the scale of the development is sufficient to support the
cost of extending infrastructure and services in a manner that supports additional
development on surrounding sites.”
The site is located with the Established Central Area of the Community Investments
Plan. The Wichita Urban Infill Strategy is focused on the Established Central Area –
comprised of the downtown core and the mature neighborhoods surrounding it in a
roughly three mile radius. Increased levels of infill redevelopment throughout the
Established Central Area is a major policy goal of the Community Investments Plan.
One of the strategies to promote infill redevelopment to permit infill projects.
The Center City Plan envisions the subject property being used in the following manner:
“..., for a successful and inviting new urban neighborhood to be created south of
Murdock, the current predominance of surface parking will have to diminish. In the long
term, replacement of surface parking with buildings and the provision of parking in
structured facilities should be the goal. In the short term, the screening of surface
parking lots should be improved through the use of landscaping and fencing. A clear
timeline for redevelopment of the parking lots and provision for the parking elsewhere
should be established so that investors and buyers in the new neighborhood are
convinced that future conditions south of Murdock will be sensitive to and compatible
with the new residential development.” The Plan specifically envisions the property to be
included a residential redevelopment that extends to the south and west. Conversion of
the subject property to Central Business District zoning does not appear to be conducive
to the established policies of the adopted Plans for the City of Wichita.
7. Impact of the proposed development on community facilities: Municipal utilities are
available to serve the site; hence no impacts are anticipated.
8. ZON2020-00023
Dave Yearout, Principal Planner, Metropolitan Area Planning Department will present an
application on behalf of Delano Development, LLC (Applicant) and Kaw Valley Engineering,
(Agent) for a rezone request from B Multi-Family and GC General Commercial to LI Limited
Industrial. The property is not addressed but is situated north of the property addressed at 203
North Handley Street. The site is primarily zoned B Multi-Family, however the former alley on
the east side of the property is zoned GC General Commercial. The applicant states that the
purpose of this request is to allow for the uniform development of the application area with the
zoning lot to the south addressed 203 North Handley Street. The current business at 203 North
Handley Street is Ludeman Insulation & Supply, Inc. According to their webpage, the company
is an industrial and commercial insulation installer and distributor.
The Metropolitan Area Planning Commission public hearing for this item was on July 9, 2020.
DAB 6 • August 3, 2020 • Agenda • Page 4
ZON2020-00023 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2020-08-
03%20DAB%206%20ZON2020-00023%20Staff%20Report.pdf
ZON2020-00023 Packet: https://www.wichita.gov/Council/DABAgendasMinutes/2020-08-
03%20DAB%206%20ZON2020-00023%20Packet.pdf
Recommended Action: Based upon the information available at the time the staff report was
prepared it is recommended that the request be DENIED. If, however, the MAPC is inclined to
approve a change in the zoning classification, staff recommends a rezoning of LI Limited
Industrial be recommended for approval subject to the following conditions:
1. A Protective Overlay shall be established on site and shall read as follows:
a. All uses permitted by right in the "LI" zoning district except the following uses:
Correctional Facility; Correctional Placement Residence, Limited and General;
Day Reporting Center; Animal Care, General; Kennel,
Boarding/Breeding/Training; Night Club in the City or the County; Sexually
Oriented Business in the City or the County; Tavern and Drinking Establishment;
Vehicle Storage Yard; Construction Burn Site; Asphalt or Concrete Plant, Limited
and General; Recycling Processing Center; Mining or Quarrying; Storage,
Outdoor, as a principal use; Wrecking/ Salvage Yard; and Grain Storage.
b. The site shall developed in conformance with all other development standards of
the Unified Zoning Code for the “LI” Limited Industrial district.
2. The site shall conform to the Delano Neighborhood Design Guidelines of the Unified
Zoning Code with a classification of “Commercial Mixed-Use,” with appeal to the BZA.
3. The applicant shall submit a site plan and elevations for review and approval by the
Director of Planning prior to the issuance of a building permit.
The recommendation for DENIAL is based on the following findings:
1. The zoning, uses and character of the neighborhood: Property to the north is zoned B
Multi-Family Residential and is developed as a single-family home. Property to the south is
zoned LI Limited Industrial and will be developed as part of this site. Property to the east is
zoned GC General Commercial and will be developed as part of this site. Properties to the
west, across North Walnut Street is zoned B Multi-Family Residential and GC General
Commercial. The properties have been developed as single-family homes and a car wash.
2. The suitability of the subject property for the uses to which it has been restricted:
The majority of the site is zoned B Multi-Family with a small sliver of GC General
Commercial zoning on the east side. Given the presence of adjacent residential zoning to
the north and west of the subject site, along with the upcoming Delano Greenway, it is likely
that the site could be used for residential purposes. A request to unify the zoning to
something non-residential is not reasonable given the neighborhoods desire for less
industrial zoning as outlined in the Delano Neighborhood Plan, and negative impacts to the
nearby residential area should be mitigated.
DAB 6 • August 3, 2020 • Agenda • Page 5
3. Extent to which removal of the restrictions will detrimentally affect nearby property:
The proposed zone change has the potential to detrimentally affect nearby properties. The
surrounding area has a mixture of uses and zoning classifications including residential and a
planned greenway.
4. Conformance of the requested change to the adopted or recognized Comprehensive
Plan: The adopted Wichita-Sedgwick County Comprehensive Plan, the Community
Investments Plan, identifies the site as being within the Established Central Area. This area
is comprised of the downtown core and the mature neighborhoods surrounding it in a
roughly three mile radius. This area is the focus area for the Wichita Urban Infill Strategy.
The 2035 Future Grown Concept Map identifies this area as “Residential and employment
mix,” encompassing areas that reflect the full diversity of residential and employment
development densities and types typically found in a large urban municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land
Use Concept Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood
Revitalization Plan prioritized downzoning industrial properties in this area to residential
zoning. A large rezoning effort was conducted in 2002 that downzoned many properties in
the area. The Delano Neighborhood Plan states, “The neighborhood continues to have an
interest in reducing the amount of industrial land uses while increasing the amount of
residential land uses.” The plan also states, “Reducing the impact of incompatible uses in
the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development.
Development of the Delano Greenway along the vacated railroad right-of-way will connect
the river trails and downtown at McLean Boulevard and travel to Exposition where the
greenway connects to the Prairie Sunset Trail to the west. This project will also rebuild
Sycamore Street. The project has three phases. Phase one, between McLean and Oak has
already been designed and is expected to begin construction in the fall. Phase two,
between Oak and Walnut is still in the design stage. Concepts for this section include a
greenway, a cycle-track, and a plaza street. The project is intended to include landscaping,
amenities, lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land
uses that generate pollution, odor, noise, light, safety hazards, and high levels of traffic
should be located away from residential areas and developed with screening, buffering, and
site design features sufficient to mitigate adverse impacts.
5. Impact of the proposed development on community facilities: There will be no impact
on community facilities.
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Board Agenda
9. Updates, Issues, and Reports
Reports from Council Member Cindy Claycomb and the DAB on any activities, events,
resources, issues, or concerns in the neighborhoods, council district, and/or city.
Recommended Action: Receive and file.
DAB 6 • August 3, 2020 • Agenda • Page 6
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Adjournment
The next District 6 Advisory Board meeting will be held at 6:30 p.m., Wednesday, August 19,
2020.
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DAB 6 • August 3, 2020 • Agenda • Page 7
AGENDA ITEM NO. 7
STAFF REPORT
MAPC August 20, 2020
DAB VI August 3, 2020
CASE NUMBER: ZON2020-00026
APPLICANT/AGENT: Kevin A. Steckley and Zach Fugate (Owners)
REQUEST: CBD Central Business District
CURRENT ZONING: LI Limited Industrial
SITE SIZE: 0.146 acres
LOCATION: Located on the north side of East Pine Street and the east side of North St. Francis
Avenue
PROPOSED USE: Office Building
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 1
BACKGROUND: The applicants are seeking the rezoning of the 0.146-acre subject property from LI Limited
Industrial (LI) to CBD Central Business District (CBD). The applicants indicate the building is to be used as an
office building for their “membership-based hunting, fishing and adventure travel based travel agency.” The
building on the subject property has one hundred percent lot coverage and there is no off-street parking provided.
It is the lack of parking that is the reason for the requested rezoning. The Sedgwick County Appraiser’s Office
records classify the existing building as being used for “meat products manufacturing.”
Staff is not supportive of the rezoning to CBD at this location. The closest CBD zoning is south of Central Avenue.
The Central Business District is designed to accommodate high density, commercial development intended for the
core area of the community. Central Business District type of land uses not exist in the vicinity of the subject
property and the lack of off-street parking at this site can be accommodated in other ways recognized and permitted
by the Unified Zoning Code…especially through an agreement for off-street parking from any of the adjacent
property owners that have a plethora of parking available. Another alternative would be to seek a variance from
the off-street parking requirement similar to what was done for the Tank Museum on East 33 rd Street in 2019
(BZA2019-29).
The surrounding neighborhood is a mixture of uses. The subject property is surrounded by land zoned LI Limited
Industrial. Virtually all of the property to the north and west is paved parking lots owned by Via Christi Regional
Medical Facility. These are primarily used by staff and vary in their usage over time. Immediately to the east is a
single-family home that is boarded up and apparently uninhabitable. To the south is a Sedgwick County Emergency
Medical facility. To the southeast is an electric substation. And to the southwest across the intersection of St.
Francis Avenue and Pine Street is a vacant parking lot associated with the former school building along North
Emporia (former Metro Midtown School).
CASE HISTORY: The land is a part of the J. P. Hiltons Addition to the City of Wichita, which was approved and
recorded by the County on January 1, 1870. There are no other zoning actions on this property.
ADJACENT ZONING AND LAND USE:
NORTH: LI industrial/parking lot
SOUTH: LI industrial
EAST: LI industrial/parking lot
WEST: LI industrial/parking lot
PUBLIC SERVICES: North St. Francis Avenue is a paved, two-lane road with curbs and gutters, and is classified
as a secondary arterial. East Pine Street is a paved local street that also has improved on-street angle parking along
the south side of the subject property. All other municipal utilities are available to serve the site.
CONFORMANCE TO PLANS/POLICIES: The 2035 Wichita Future Growth Concept map (MAPC approval
November 19, 2015) indicates the site is appropriate for “residential employment mix,” and is located within both
the Established Central area and the Center City Plan. The residential/employment mix encompasses areas of land
that will likely be developed or redeveloped by 2035 with uses predominately of a mixed nature.
The Community Investments Plan discusses Location Guidelines in section 3 of the Future Land Use Policies. In
the subsection titled Development Pattern, guideline 1.a. states “development should occur where necessary
supporting infrastructure and services exist or are planned for extension concurrently with development. Guideline
3.c. states “small, neighborhood-serving retail and offices uses and high-density residential uses not located at
arterial intersections should be limited to the intersection of an arterial and a collector street. Guideline 3.e. states
“new development areas be separated from existing developed areas by major barriers (such as: highways, railroads,
waterways, and airports) or by significant open space or undeveloped areas should be discouraged unless the scale
of the development is sufficient to support the cost of extending infrastructure and services in a manner that supports
additional development on surrounding sites.”
The site is located with the Established Central Area of the Community Investments Plan. The Wichita Urban Infill
Strategy is focused on the Established Central Area – comprised of the downtown core and the mature
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 2
neighborhoods surrounding it in a roughly three mile radius. Increased levels of infill redevelopment throughout
the Established Central Area is a major policy goal of the Community Investments Plan. One of the strategies to
promote infill redevelopment to permit infill projects.
The Center City Plan envisions the subject property being used in the following manner: “..., for a successful and
inviting new urban neighborhood to be created south of Murdock, the current predominance of surface parking will
have to diminish. In the long term, replacement of surface parking with buildings and the provision of parking in
structured facilities should be the goal. In the short term, the screening of surface parking lots should be improved
through the use of landscaping and fencing. A clear timeline for redevelopment of the parking lots and provision
for the parking elsewhere should be established so that investors and buyers in the new neighborhood are convinced
that future conditions south of Murdock will be sensitive to and compatible with the new residential development.”
The Plan specifically envisions the property to be included a residential redevelopment that extends to the south
and west. Conversion of the subject property to Central Business District zoning does not appear to be conducive
to the established policies of the adopted Plans for the City of Wichita.
RECOMMENDATION: Based upon information available prior to the public hearings, planning staff
recommends that the request be DENIED.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: The surrounding neighborhood is a mixture of
uses. The subject property is surrounded by land zoned LI Limited Industrial. Virtually all of the property
to the north and west is paved parking lots owned by Via Christi Regional Medical Facility. These are
primarily used by staff and vary in their usage over time. Immediately to the east is a single-family home
that is boarded up and apparently uninhabitable. To the south is a Sedgwick County Emergency Medical
facility. To the southeast is an electric substation. And to the southwest across the intersection of St.
Francis Avenue and Pine Street is a vacant parking lot associated with the former school building along
North Emporia (former Metro Midtown School).
2. The suitability of the subject property for the uses to which it has been restricted: The property is
zoned LI Limited Industrial and can be used for the desired purpose without the requested rezoning. Other
actions will need to be taken to address the parking issues.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: Given the
location and surrounding uses as noted above, there are no recognized detriments to nearby property owners
created by this change in zoning.
4. Length of time the property has been vacant as currently zoned: The subject property has been zoned
LI for years. The exact date of the last use of the subject building is unknown.
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 would introduce land development standards in the
area which is considered to be detrimental to the public welfare by introducing provisions of the UZC that
eliminate off-street parking as a permitted right. Denial would presumably represent a loss of economic
opportunity to the applicant and/or land owner; however, as noted herein, other means of addressing the
parking needs can be met.
6. Conformance of the requested change to the adopted or recognized Comprehensive Plan and policies:
The 2035 Wichita Future Growth Concept map (MAPC approval November 19, 2015) indicates the site is
appropriate for “residential employment mix,” and is located within both the Established Central area and
the Center City Plan. The residential/employment mix encompasses areas of land that will likely be
developed or redeveloped by 2035 with uses predominately of a mixed nature.
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 3
The Community Investments Plan discusses Location Guidelines in section 3 of the Future Land Use
Policies. In the subsection titled Development Pattern, guideline 1.a. states “development should occur
where necessary supporting infrastructure and services exist or are planned for extension concurrently with
development. Guideline 3.c. states “small, neighborhood-serving retail and offices uses and high-density
residential uses not located at arterial intersections should be limited to the intersection of an arterial and a
collector street. Guideline 3.e. states “new development areas be separated from existing developed areas
by major barriers (such as: highways, railroads, waterways, and airports) or by significant open space or
undeveloped areas should be discouraged unless the scale of the development is sufficient to support the
cost of extending infrastructure and services in a manner that supports additional development on
surrounding sites.”
The site is located with the Established Central Area of the Community Investments Plan. The Wichita
Urban Infill Strategy is focused on the Established Central Area – comprised of the downtown core and the
mature neighborhoods surrounding it in a roughly three mile radius. Increased levels of infill
redevelopment throughout the Established Central Area is a major policy goal of the Community
Investments Plan. One of the strategies to promote infill redevelopment to permit infill projects.
The Center City Plan envisions the subject property being used in the following manner: “..., for a
successful and inviting new urban neighborhood to be created south of Murdock, the current predominance
of surface parking will have to diminish. In the long term, replacement of surface parking with buildings
and the provision of parking in structured facilities should be the goal. In the short term, the screening of
surface parking lots should be improved through the use of landscaping and fencing. A clear timeline for
redevelopment of the parking lots and provision for the parking elsewhere should be established so that
investors and buyers in the new neighborhood are convinced that future conditions south of Murdock will
be sensitive to and compatible with the new residential development.” The Plan specifically envisions the
property to be included a residential redevelopment that extends to the south and west. Conversion of the
subject property to Central Business District zoning does not appear to be conducive to the established
policies of the adopted Plans for the City of Wichita.
7. Impact of the proposed development on community facilities: Municipal utilities are available to serve
the site; hence no impacts are anticipated.
Staff Report Attachments:
1. Site Photo
2. Aerial Photo
3. Zoning Exhibit
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 4
Subject property looking northeast at site from intersection of St. Francis Avenue and Pine Street
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 5
Aerial Photo of Property
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 6
ZON2020-00026
____________________________________________________________________________
Metropolitan Area Planning Commission Page 7
AGENDA ITEM NO. 8
STAFF REPORT
MAPC – July 9, 2020
DAB VI – July 6, 2020
CASE NUMBER: ZON2020-00023
APPLICANT: Delano Development, LLC
Kaw Valley Engineering, Agent
REQUEST: LI Limited Industrial
CURRENT ZONING: B Multi-Family and GC General Commercial
SITE SIZE: 0.3 acres
LOCATION: 515 feet north of West Douglas on the east side of Walnut. (WCC 6)
PROPOSED USE: Uniform development of the application area with the zoning lot to the
south addressed 203 N. Handley St.
________________________________________________________________________________________
Metropolitan Area Planning Commission Page 1
ZON2020-00023
BACKGROUND: The applicant requests a zone change from B Multi-Family and GC General
Commercial to LI Limited Industrial. The property is not addressed but is situated north of the property
addressed at 203 North Handley Street. The site is primarily zoned B Multi-Family, however the former
alley on the east side of the property is zoned GC General Commercial. The applicant states that the purpose
of this request is to allow for the uniform development of the application area with the zoning lot to the
south addressed 203 North Handley Street. The current business at 203 North Handley Street is Ludeman
Insulation & Supply, Inc. According to their webpage, the company is an industrial and commercial
insulation installer and distributor.
Due to the residential zoning to the north and west, the site will need to come into compliance with the
supplemental use regulations of the UZC regarding solid screening on those sides if approved.
Property to the north is zoned B Multi-Family Residential and is developed as a single-family home.
Property to the south is zoned LI Limited Industrial and will be developed as part of this site. Property to
the east is zoned GC General Commercial and will be developed as part of this site. Properties to the west,
across North Walnut Street is zoned B Multi-Family Residential and GC General Commercial. The
properties have been developed as single-family homes and a car wash.
CASE HISTORY: The property was platted as part of the West Wichita Addition, Wichita, Sedgwick
County, Kansas on August 5th, 1872.
ADJACENT ZONING AND LAND USE:
NORTH: B Single family residences
SOUTH: LI Will be developed as part of this site
EAST: GC Will be developed as part of this site
WEST: B & GC Single family residences; Commercial uses
PUBLIC SERVICES: Normal municipal services are available. North Walnut Street is a paved local
street.
CONFORMANCE TO PLANS/POLICIES: The adopted Wichita-Sedgwick County Comprehensive
Plan, the Community Investments Plan, identifies the site as being within the Established Central Area.
This area is comprised of the downtown core and the mature neighborhoods surrounding it in a roughly
three mile radius. This area is the focus area for the Wichita Urban Infill Strategy. The 2035 Future Grown
Concept Map identifies this area as “Residential and employment mix,” encompassing areas that reflect the
full diversity of residential and employment development densities and types typically found in a large
urban municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land Use Concept
Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood Revitalization Plan prioritized
downzoning industrial properties in this area to residential zoning. A large rezoning effort was conducted
in 2002 that downzoned many properties in the area. The Delano Neighborhood Plan states, “The
neighborhood continues to have an interest in reducing the amount of industrial land uses while increasing
the amount of residential land uses.” The plan also states, “Reducing the impact of incompatible uses in
the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development. Development of the
Delano Greenway along the vacated railroad right-of-way will connect the river trails and downtown at
________________________________________________________________________________________
Metropolitan Area Planning Commission Page 2
ZON2020-00023
McLean Boulevard and travel to Exposition where the greenway connects to the Prairie Sunset Trail to the
west. This project will also rebuild Sycamore Street. The project has three phases. Phase one, between
McLean and Oak has already been designed and is expected to begin construction in the fall of 2020. Phase
two, between Oak and Walnut is still in the design stage. Concepts for this section include a greenway, a
cycle-track, and a plaza street. The project is intended to include landscaping, amenities, lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land uses that
generate pollution, odor, noise, light, safety hazards, and high levels of traffic should be located away from
residential areas and developed with screening, buffering, and site design features sufficient to mitigate
adverse impacts.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared
it is recommended that the request be DENIED. If, however, the MAPC is inclined to approve a change
in the zoning classification, staff recommends a rezoning of LI Limited Industrial be recommended for
approval subject to the following conditions:
1. A Protective Overlay shall be established on site and shall read as follows:
a. All uses permitted by right in the "LI" zoning district except the following uses:
Correctional Facility; Correctional Placement Residence, Limited and General; Day
Reporting Center; Animal Care, General; Kennel, Boarding/Breeding/Training; Night
Club in the City or the County; Sexually Oriented Business in the City or the County;
Tavern and Drinking Establishment; Vehicle Storage Yard; Construction Burn Site;
Asphalt or Concrete Plant, Limited and General; Recycling Processing Center; Mining or
Quarrying; Storage, Outdoor, as a principal use; Wrecking/ Salvage Yard; and Grain
Storage.
b. The site shall developed in conformance with all other development standards of the
Unified Zoning Code for the “LI” Limited Industrial district.
2. The site shall conform to the Delano Neighborhood Design Guidelines of the Unified Zoning Code
with a classification of “Commercial Mixed-Use,” with appeal to the BZA.
3. The applicant shall submit a site plan and elevations for review and approval by the Director of
Planning prior to the issuance of a building permit.
The recommendation for DENIAL is based on the following findings:
1. The zoning, uses and character of the neighborhood: Property to the north is zoned B Multi-Family
Residential and is developed as a single-family home. Property to the south is zoned LI Limited
Industrial and will be developed as part of this site. Property to the east is zoned GC General
Commercial and will be developed as part of this site. Properties to the west, across North Walnut
Street is zoned B Multi-Family Residential and GC General Commercial. The properties have been
developed as single-family homes and a car wash.
2. The suitability of the subject property for the uses to which it has been restricted: The majority
of the site is zoned B Multi-Family with a small sliver of GC General Commercial zoning on the east
side. Given the presence of adjacent residential zoning to the north and west of the subject site, along
with the upcoming Delano Greenway, it is likely that the site could be used for residential purposes. A
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Metropolitan Area Planning Commission Page 3
ZON2020-00023
request to unify the zoning to something non-residential is not reasonable given the neighborhoods
desire for less industrial zoning as outlined in the Delano Neighborhood Plan, and negative impacts to
the nearby residential area should be mitigated.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: The
proposed zone change has the potential to detrimentally affect nearby properties. The surrounding area
has a mixture of uses and zoning classifications including residential and a planned greenway.
4. Conformance of the requested change to the adopted or recognized Comprehensive Plan: The
adopted Wichita-Sedgwick County Comprehensive Plan, the Community Investments Plan, identifies
the site as being within the Established Central Area. This area is comprised of the downtown core and
the mature neighborhoods surrounding it in a roughly three mile radius. This area is the focus area for
the Wichita Urban Infill Strategy. The 2035 Future Grown Concept Map identifies this area as
“Residential and employment mix,” encompassing areas that reflect the full diversity of residential and
employment development densities and types typically found in a large urban municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land Use Concept
Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood Revitalization Plan
prioritized downzoning industrial properties in this area to residential zoning. A large rezoning effort
was conducted in 2002 that downzoned many properties in the area. The Delano Neighborhood Plan
states, “The neighborhood continues to have an interest in reducing the amount of industrial land uses
while increasing the amount of residential land uses.” The plan also states, “Reducing the impact of
incompatible uses in the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development. Development of
the Delano Greenway along the vacated railroad right-of-way will connect the river trails and
downtown at McLean Boulevard and travel to Exposition where the greenway connects to the Prairie
Sunset Trail to the west. This project will also rebuild Sycamore Street. The project has three phases.
Phase one, between McLean and Oak has already been designed and is expected to begin construction
in the fall. Phase two, between Oak and Walnut is still in the design stage. Concepts for this section
include a greenway, a cycle-track, and a plaza street. The project is intended to include landscaping,
amenities, lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land uses that
generate pollution, odor, noise, light, safety hazards, and high levels of traffic should be located away
from residential areas and developed with screening, buffering, and site design features sufficient to
mitigate adverse impacts.
5. Impact of the proposed development on community facilities: There will be no impact on
community facilities.
Attachments:
1. Aerial Photo
2. Zoning Map
3. Land use Map
4. Delano Greenway Concept
5. Photos
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ZON2020-00023
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ZON2020-00023
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ZON2020-00023
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ZON2020-00023
North of site
South of site
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ZON2020-00023
Site looking east
Delano Path running south of site looking east
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Metropolitan Area Planning Commission Page 10
ZON2020-00023
West of site
Delano Path running south of site looking west
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ZON2020-00023
Site looking west
West of site
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ZON2020-00023
ZON2020-00023 Attachments
• ZON2020-00023 Revised Application
• Public Notice
• Public Notice Labels
• MAPC Staff Report
• DAB 6 Memo
• Delano Overlay Boundaries
• Building Permit
NOTICE OF PUBLIC HEARING
METROPOLITAN AREA PLANNING COMMISSION
271 West Third Street, 2nd Floor, Ste #203, Wichita, Kansas 67202
316-268-4421 (T)
This letter serves to notify you that an application has been made to change zoning or land use regulations controlling
land located in your general area. See map at the end of this notice for the specific property affected by this application.
PLEASE NOTE: due to COVID-19 this Wichita-Sedgwick County Metropolitan Area Planning Commission meeting
will be held virtually. Those without technology options can participate by going to Century II – as specified below.
CASE NO: ZON2020-00023
REQUEST AND
GENERAL LOCATION: City Zone Change from B Multi-Family Residential and GC General
Commercial to LI Limited Industrial to allow for uniform development with
the lot to the south addressed 203 N. Handley; generally located 515 feet
north of West Douglas on the east side of Walnut Street. Delano Overlay
District.
APPLICANT: Delano Development, LLC, PO Box 403, Wichita, KS 67201
A complete legal description is available for public inspection at the Metropolitan Area Planning Department, 271
West Third Street, 2nd Floor.
State law requires the Metropolitan Area Planning Commission to send you NOTICE OF PUBLIC HEARING to allow
you an opportunity to comment on the application. You are advised that a PUBLIC HEARING to consider this
request is to be held before the Metropolitan Area Planning Commission (MAPC) on the following date and under the
following special conditions:
Thursday, July 9, 2020 at 1:30 PM
VIRTUALLY
OR
SEE BELOW FOR ADDITIONAL INFORMATION
PLEASE NOTE THIS MEETING IS CONSIDERED AN EMERGENCY MEETING
OF THE WICHITA-SEDGWICK COUNTY METROPOLITAN AREA PLANNING
COMMISSION due to COVID-19, WHICH WILL IMPOSE SPECIAL
PROCEDURES TO PARTICIPATE IN THE PUBLIC HEARING. THESE ARE AS
FOLLOWS:
The meeting will be conducted “virtually” using Go-To-Meeting. You have
multiple options to participate: 1) submit comments ahead of time, 2) participate
remotely, or 3) attend a virtual connection site in-person (see below).
Submit Comments Ahead of Time
You can submit comments regarding items on the Planning Commission agenda to the Wichita-Sedgwick
County Metropolitan Area Planning Department (Planning Department). Comments must be received by the
Planning Department no later than 10 am the day prior to the meeting. Please be sure to provide ample time
for delivery. The comments can be submitted in the following formats: email; letter; video; and audio
message (mp3, etc.). The comment should indicate which item they pertain to and be less than three (3)
minutes in duration. The comments should be submitted to Planning Department staff using the contact
information below. The comments received ahead of the submission deadline will be shared with the MAPC,
prior to or during the meeting.
Email BPagan@wichita.gov
Mailing Address Wichita-Sedgwick County Metropolitan Area Planning Department
Attn: David Yearout
271 W. 3rd Street – Suite 201
Wichita, KS 67202
Phone 316.268.4421
Fax 316-858-7764
Participate Remotely
You can participate remotely either by phone, mobile device, or computer by using the following link or
phone number.
Please join the meeting from your computer, tablet or smartphone.
https://global.gotomeeting.com/join/856680853
You can also dial in using your phone.
• United States: +1 (872) 240-3212
• Access Code: 856-680-853
Attend a Virtual Connection Site In-Person
You may also participate in the hearing by going to meeting room 101B at Century II (225 West
Douglas) to participate in the Planning Commission meeting by “virtual” connection. Planning
Department staff members will be available to assist in your participation at this location. This
option is intended for those without other technology options, and who have not previously
submitted recorded audio or video comments.
NOTE: This request may also be considered by one or more City of Wichita District Advisory Boards. Please
contact City staff at 268-4331; check the website www.wichita.gov/council; or call the Planning Department at 268-
4421 for updates about whether an application is scheduled on a District Advisory Board meeting agenda.
If you have questions, comments or concerns regarding this application prior to the public hearing, you may call the
Planning Department staff member, Matthew Williams, assigned to this case at 316-268-4421.
As an owner or occupant of property in the area, you have the right to participate in the Planning Commission public
hearing to express your views regarding this application. You have no obligation to appear at the public hearing. If
you have any written or visual materials you wish to present at the Planning Commission public hearing, please contact
Planning Department Graphics staff (268-4464) by 5pm, 3 days prior to Planning Commission meeting. Please note
these materials will be retained as part of the official record by the Planning Commission.
If you so choose, you may file a written protest petition in the office of the Wichita City Clerk, 455 N. Main St., 13th
Floor, Wichita, KS 67202. Protest petitions may force a supermajority vote of the governing body to override the
protests. Protest petitions must be filed after the Planning Commission public hearing but no later than the 14th day
following the Planning Commission public hearing. Copies of the protest petitions are available at the Planning
Department, 271 West Third St., 2nd Floor, Ste #201, Wichita, KS 67202, 316-268-4421, or online at
www.wichita.gov.
If a development plan was required with this application, the plan is on file in the Planning Department and is available
for public inspection.
In some cases, such as a Conditional Use or an amendment to a Community Unit Plan, the Planning Commission may
have final approval authority unless the case is appealed or protested; otherwise (for zone changes and creation of
Community Unit Plans) the Planning Commission is making a recommendation to the governing body who has final
approval authority. Factors used by the Planning Commission in deciding what recommendation to make include:
neighborhood support or opposition; character of the neighborhood; existing zoning and land use of nearby properties;
the suitability of the application area for the uses for which it is currently zoned; detrimental impact, if any, on adjoining
properties; conformance with adopted zoning policies or plans; and impact on community facilities.
Listed below are the various zoning districts. The “RR” Rural Residential district is the most restrictive. In ascending
order the districts that follow allow increasingly more intensive uses until the “GI” General Industrial district, which
is the least restrictive and allows the most intensive land uses by-right.
ZONING DISTRICTS
MOST RESTRICTIVE LEAST RESTRICTIVE/ SPECIAL DISTRICTS
RR Rural Residential GI General Industrial
SF-20 Single-Family A.F.B Air Force Base District
SF-10 Single-Family P.U.D. Planned Unit Development
SF-5 Single-Family U University District
TF-3 Two-Family OT-O Old Town Overlay
MF-18 Multi-Family A-O Airport Overlay
MF-29 Multi-Family P-O Protective Overlay
B Multi-Family H-O Historic Landmark Overlay
MH Manufactured Housing D-O Delano Neighborhood Overlay
NO Neighborhood Office AFBP-O Air Force Base Protective Overlay District
GO General Office CP-O Corridor Preservation Plan
NR Neighborhood Retail
LC Limited Commercial
OW Office Warehouse
GC General Commercial
IP-A Industrial Park/Airport
CBD Central Business District
IP Industrial Park
LI Limited Industrial
A detailed interpretation of the uses allowed in each zoning district may be obtained from the Planning Department.
The Metropolitan Area Planning Commission may grant a more restrictive zoning district than requested.
ZON2020-00023 ZON2020-00023 ZON2020-00023
Delano Development, LLC Beleno Holdings, LLC Kaw Valley Engineering, Inc
Benjamin Pfister PO Box 403 Attn: Levi Bond
PO Box 403 Wichita, KS 6720 200 N Emporia
Wichita, KS 67201 Wichita, KS 672020
ZON2020-00023 ZON2020-00023 ZON2020-00023
Delano Investment, LLC Beleno Holdings, LLC, Kaw Valley Engineering, Inc
250 N. Water, Ste. 300 Series 1 Attn: Levi Bond
Wichita, KS 67202 PO Box 403 200 N Emporia
Wichita, KS 67201 Wichita, KS 672020
ZON2020-00023 ZON2020-00023 ZON2020-00023
Estfan Enterprises, LLC Delano Development, LLC Kaw Valley Engineering, Inc
206 N. Seneca Benjamin Pfister Attn: Levi Bond
Wichita, KS 67203 PO Box 403 200 N Emporia
Wichita, KS 67201 Wichita, KS 672020
ZON2020-00023 ZON2020-00023 ZON2020-00023
Robert N. McCurry & Delano Development, LLC Kaw Valley Engineering, Inc
Lori L. Flanagan Benjamin Pfister Attn: Levi Bond
1756 N. Young St. PO Box 403 200 N Emporia
Wichita, KS 67212 Wichita, KS 67201 Wichita, KS 672020
ZON2020-00023 ZON2020-00023 ZON2020-00023
Brian J. Epley Delano Development, LLC Brandon Johnson
1317 S. Pattie Benjamin Pfister WCC District I
Wichita, KS 67211 PO Box 403 Mail Stop 1-13
Wichita, KS 67201
ZON2020-00023 ZON2020-00023 ZON2020-00023
Smoky Hill Investments, LLC Kameelah Alexander Brandon Johnson
1031 N. Post Oak Rd. CSR I WCC District I
Wichita, KS 67206 Mail Stop 1-135 Mail Stop 1-13
ZON2020-00023 ZON2020-00023 ZON2020-00023
Bigley Investments, LLC Kameelah Alexander Seth Gotchey
9849 SW Lois Rd. CSR I City Engineering
Andover, KS 67002 Mail Stop 1-135 Mail Stop 1-71
ZON2020-00023 ZON2020-00023
James D. Pfister Revocable Trust Seth Gotchey
414 Lexington City Engineering
Wichita, KS 67218 Mail Stop 1-71
ZON2020-00023
Raydot Properties, LLC
PO Box 313
Valley Center, KS 67147
AGENDA ITEM NO. _____
STAFF REPORT
MAPC – July 9, 2020
DAB VI – July 6, 2020
CASE NUMBER: ZON2020-00023
APPLICANT: Delano Development, LLC
Kaw Valley Engineering, Agent
REQUEST: LI Limited Industrial
CURRENT ZONING: B Multi-Family and GC General Commercial
SITE SIZE: 0.3 acres
LOCATION: 515 feet north of West Douglas on the east side of Walnut. (WCC 6)
PROPOSED USE: Uniform development of the application area with the zoning lot to the
south addressed 203 N. Handley St.
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ZON2020-00023
BACKGROUND: The applicant requests a zone change from B Multi-Family and GC General
Commercial to LI Limited Industrial. The property is not addressed but is situated north of the property
addressed at 203 North Handley Street. The site is primarily zoned B Multi-Family, however the former
alley on the east side of the property is zoned GC General Commercial. The applicant states that the purpose
of this request is to allow for the uniform development of the application area with the zoning lot to the
south addressed 203 North Handley Street. The current business at 203 North Handley Street is Ludeman
Insulation & Supply, Inc. According to their webpage, the company is an industrial and commercial
insulation installer and distributor.
Due to the residential zoning to the north and west, the site will need to come into compliance with the
supplemental use regulations of the UZC regarding solid screening on those sides if approved.
Property to the north is zoned B Multi-Family Residential and is developed as a single-family home.
Property to the south is zoned LI Limited Industrial and will be developed as part of this site. Property to
the east is zoned GC General Commercial and will be developed as part of this site. Properties to the west,
across North Walnut Street is zoned B Multi-Family Residential and GC General Commercial. The
properties have been developed as single-family homes and a car wash.
CASE HISTORY: The property was platted as part of the West Wichita Addition, Wichita, Sedgwick
County, Kansas on August 5th, 1872.
ADJACENT ZONING AND LAND USE:
NORTH: B Single family residences
SOUTH: LI Will be developed as part of this site
EAST: GC Will be developed as part of this site
WEST: B & GC Single family residences; Commercial uses
PUBLIC SERVICES: Normal municipal services are available. North Walnut Street is a paved local
street.
CONFORMANCE TO PLANS/POLICIES: The adopted Wichita-Sedgwick County Comprehensive
Plan, the Community Investments Plan, identifies the site as being within the Established Central Area.
This area is comprised of the downtown core and the mature neighborhoods surrounding it in a roughly
three mile radius. This area is the focus area for the Wichita Urban Infill Strategy. The 2035 Future Grown
Concept Map identifies this area as “Residential and employment mix,” encompassing areas that reflect the
full diversity of residential and employment development densities and types typically found in a large
urban municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land Use Concept
Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood Revitalization Plan prioritized
downzoning industrial properties in this area to residential zoning. A large rezoning effort was conducted
in 2002 that downzoned many properties in the area. The Delano Neighborhood Plan states, “The
neighborhood continues to have an interest in reducing the amount of industrial land uses while increasing
the amount of residential land uses.” The plan also states, “Reducing the impact of incompatible uses in
the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development. Development of the
Delano Greenway along the vacated railroad right-of-way will connect the river trails and downtown at
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Metropolitan Area Planning Commission Page 2
ZON2020-00023
McLean Boulevard and travel to Exposition where the greenway connects to the Prairie Sunset Trail to the
west. This project will also rebuild Sycamore Street. The project has three phases. Phase one, between
McLean and Oak has already been designed and is expected to begin construction in the fall of 2020. Phase
two, between Oak and Walnut is still in the design stage. Concepts for this section include a greenway, a
cycle-track, and a plaza street. The project is intended to include landscaping, amenities, lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land uses that
generate pollution, odor, noise, light, safety hazards, and high levels of traffic should be located away from
residential areas and developed with screening, buffering, and site design features sufficient to mitigate
adverse impacts.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared
it is recommended that the request be DENIED. If, however, the MAPC is inclined to approve a change
in the zoning classification, staff recommends a rezoning of LI Limited Industrial be recommended for
approval subject to the following conditions:
1. A Protective Overlay shall be established on site and shall read as follows:
a. All uses permitted by right in the "LI" zoning district except the following uses:
Correctional Facility; Correctional Placement Residence, Limited and General; Day
Reporting Center; Animal Care, General; Kennel, Boarding/Breeding/Training; Night
Club in the City or the County; Sexually Oriented Business in the City or the County;
Tavern and Drinking Establishment; Vehicle Storage Yard; Construction Burn Site;
Asphalt or Concrete Plant, Limited and General; Recycling Processing Center; Mining or
Quarrying; Storage, Outdoor, as a principal use; Wrecking/ Salvage Yard; and Grain
Storage.
b. The site shall developed in conformance with all other development standards of the
Unified Zoning Code for the “LI” Limited Industrial district.
2. The site shall conform to the Delano Neighborhood Design Guidelines of the Unified Zoning Code
with a classification of “Commercial Mixed-Use,” with appeal to the BZA.
3. The applicant shall submit a site plan and elevations for review and approval by the Director of
Planning prior to the issuance of a building permit.
The recommendation for DENIAL is based on the following findings:
1. The zoning, uses and character of the neighborhood: Property to the north is zoned B Multi-Family
Residential and is developed as a single-family home. Property to the south is zoned LI Limited
Industrial and will be developed as part of this site. Property to the east is zoned GC General
Commercial and will be developed as part of this site. Properties to the west, across North Walnut
Street is zoned B Multi-Family Residential and GC General Commercial. The properties have been
developed as single-family homes and a car wash.
2. The suitability of the subject property for the uses to which it has been restricted: The majority
of the site is zoned B Multi-Family with a small sliver of GC General Commercial zoning on the east
side. Given the presence of adjacent residential zoning to the north and west of the subject site, along
with the upcoming Delano Greenway, it is likely that the site could be used for residential purposes. A
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ZON2020-00023
request to unify the zoning to something non-residential is not reasonable given the neighborhoods
desire for less industrial zoning as outlined in the Delano Neighborhood Plan, and negative impacts to
the nearby residential area should be mitigated.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: The
proposed zone change has the potential to detrimentally affect nearby properties. The surrounding area
has a mixture of uses and zoning classifications including residential and a planned greenway.
4. Conformance of the requested change to the adopted or recognized Comprehensive Plan: The
adopted Wichita-Sedgwick County Comprehensive Plan, the Community Investments Plan, identifies
the site as being within the Established Central Area. This area is comprised of the downtown core and
the mature neighborhoods surrounding it in a roughly three mile radius. This area is the focus area for
the Wichita Urban Infill Strategy. The 2035 Future Grown Concept Map identifies this area as
“Residential and employment mix,” encompassing areas that reflect the full diversity of residential and
employment development densities and types typically found in a large urban municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land Use Concept
Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood Revitalization Plan
prioritized downzoning industrial properties in this area to residential zoning. A large rezoning effort
was conducted in 2002 that downzoned many properties in the area. The Delano Neighborhood Plan
states, “The neighborhood continues to have an interest in reducing the amount of industrial land uses
while increasing the amount of residential land uses.” The plan also states, “Reducing the impact of
incompatible uses in the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development. Development of
the Delano Greenway along the vacated railroad right-of-way will connect the river trails and
downtown at McLean Boulevard and travel to Exposition where the greenway connects to the Prairie
Sunset Trail to the west. This project will also rebuild Sycamore Street. The project has three phases.
Phase one, between McLean and Oak has already been designed and is expected to begin construction
in the fall. Phase two, between Oak and Walnut is still in the design stage. Concepts for this section
include a greenway, a cycle-track, and a plaza street. The project is intended to include landscaping,
amenities, lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land uses that
generate pollution, odor, noise, light, safety hazards, and high levels of traffic should be located away
from residential areas and developed with screening, buffering, and site design features sufficient to
mitigate adverse impacts.
5. Impact of the proposed development on community facilities: There will be no impact on
community facilities.
Attachments:
1. Aerial Photo
2. Zoning Map
3. Land use Map
4. Delano Greenway Concept
5. Photos
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ZON2020-00023
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ZON2020-00023
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ZON2020-00023
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ZON2020-00023
North of site
South of site
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ZON2020-00023
Site looking east
Delano Path running south of site looking east
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ZON2020-00023
West of site
Delano Path running south of site looking west
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ZON2020-00023
Site looking west
West of site
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ZON2020-00023
Interoffice Memorandum
To: City Council
From: Ana Lopez
Subject: ZON2020-00023
Date: July 15, 2020
• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •
BACKGROUND: The applicant requests a zone change from B Multi-Family and GC General
Commercial to LI Limited Industrial. The property is not addressed but is situated north of the property
addressed at 203 North Handley Street. The site is primarily zoned B Multi-Family, however the former
alley on the east side of the property is zoned GC General Commercial. The applicant states that the
purpose of this request is to allow for the uniform development of the application area with the zoning lot
to the south addressed 203 North Handley Street. The current business at 203 North Handley Street is
Ludeman Insulation & Supply, Inc. According to their webpage, the company is an industrial and
commercial insulation installer and distributor.
Due to the residential zoning to the north and west, the site will need to come into compliance with the
supplemental use regulations of the UZC regarding solid screening on those sides if approved.
Property to the north is zoned B Multi-Family Residential and is developed as a single-family home.
Property to the south is zoned LI Limited Industrial and will be developed as part of this site. Property to
the east is zoned GC General Commercial and will be developed as part of this site. Properties to the
west, across North Walnut Street is zoned B Multi-Family Residential and GC General Commercial. The
properties have been developed as single-family homes and a car wash.
CASE HISTORY: The property was platted as part of the West Wichita Addition, Wichita, Sedgwick
County, Kansas on August 5th, 1872.
ADJACENT ZONING AND LAND USE:
NORTH: B Single family residences
SOUTH: LI Will be developed as part of this site
EAST: GC Will be developed as part of this site
WEST: B & GC Single family residences; Commercial uses
pg. 1
PUBLIC SERVICES: Normal municipal services are available. North Walnut Street is a paved local street.
CONFORMANCE TO PLANS/POLICIES: The adopted Wichita-Sedgwick County Comprehensive Plan,
the Community Investments Plan, identifies the site as being within the Established Central Area. This area
is comprised of the downtown core and the mature neighborhoods surrounding it in a roughly three mile
radius. This area is the focus area for the Wichita Urban Infill Strategy. The 2035 Future Grown Concept
Map identifies this area as “Residential and employment mix,” encompassing areas that reflect the full
diversity of residential and employment development densities and types typically found in a large urban
municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land Use Concept
Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood Revitalization Plan prioritized
downzoning industrial properties in this area to residential zoning. A large rezoning effort was conducted
in 2002 that downzoned many properties in the area. The Delano Neighborhood Plan states, “The
neighborhood continues to have an interest in reducing the amount of industrial land uses while increasing
the amount of residential land uses.” The plan also states, “Reducing the impact of incompatible uses in
the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development. Development of the
Delano Greenway along the vacated railroad right-of-way will connect the river trails and downtown at
McLean Boulevard and travel to Exposition where the greenway connects to the Prairie Sunset Trail to the
west. This project will also rebuild Sycamore Street. The project has three phases. Phase one, between
McLean and Oak has already been designed and is expected to begin construction in the fall of 2020.
Phase two, between Oak and Walnut is still in the design stage. Concepts for this section include a
greenway, a cycle-track, and a plaza street. The project is intended to include landscaping, amenities,
lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land uses that
generate pollution, odor, noise, light, safety hazards, and high levels of traffic should be located away from
residential areas and developed with screening, buffering, and site design features sufficient to mitigate
adverse impacts.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared it is
recommended that the request be DENIED. If, however, the MAPC is inclined to approve a change in the
zoning classification, staff recommends a rezoning of LI Limited Industrial be recommended for approval
subject to the following conditions:
1. A Protective Overlay shall be established on site and shall read as follows:
a. All uses permitted by right in the "LI" zoning district except the following uses: Correctional
Facility; Correctional Placement Residence, Limited and General; Day Reporting Center;
Animal Care, General; Kennel, Boarding/Breeding/Training; Night Club in the City or the
County; Sexually Oriented Business in the City or the County; Tavern and Drinking
Establishment; Vehicle Storage Yard; Construction Burn Site; Asphalt or Concrete Plant,
Limited and General; Recycling Processing Center; Mining or Quarrying; Storage, Outdoor,
as a principal use; Wrecking/ Salvage Yard; and Grain Storage.
b. The site shall developed in conformance with all other development standards of the
Unified Zoning Code for the “LI” Limited Industrial district.
pg. 2
2. The site shall conform to the Delano Neighborhood Design Guidelines of the Unified Zoning Code
with a classification of “Commercial Mixed-Use,” with appeal to the BZA.
3. The applicant shall submit a site plan and elevations for review and approval by the Director of
Planning prior to the issuance of a building permit.
The recommendation for DENIAL is based on the following findings:
1. The zoning, uses and character of the neighborhood: Property to the north is zoned B Multi-
Family Residential and is developed as a single-family home. Property to the south is zoned LI
Limited Industrial and will be developed as part of this site. Property to the east is zoned GC General
Commercial and will be developed as part of this site. Properties to the west, across North Walnut
Street is zoned B Multi-Family Residential and GC General Commercial. The properties have been
developed as single-family homes and a car wash.
2. The suitability of the subject property for the uses to which it has been restricted: The majority
of the site is zoned B Multi-Family with a small sliver of GC General Commercial zoning on the east
side. Given the presence of adjacent residential zoning to the north and west of the subject site, along
with the upcoming Delano Greenway, it is likely that the site could be used for residential purposes.
A request to unify the zoning to something non-residential is not reasonable given the neighborhoods
desire for less industrial zoning as outlined in the Delano Neighborhood Plan, and negative impacts to
the nearby residential area should be mitigated.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: The
proposed zone change has the potential to detrimentally affect nearby properties. The surrounding
area has a mixture of uses and zoning classifications including residential and a planned greenway.
4. Conformance of the requested change to the adopted or recognized Comprehensive Plan:
The adopted Wichita-Sedgwick County Comprehensive Plan, the Community Investments Plan,
identifies the site as being within the Established Central Area. This area is comprised of the
downtown core and the mature neighborhoods surrounding it in a roughly three mile radius. This
area is the focus area for the Wichita Urban Infill Strategy. The 2035 Future Grown Concept Map
identifies this area as “Residential and employment mix,” encompassing areas that reflect the full
diversity of residential and employment development densities and types typically found in a large
urban municipality.
This area is a focus of The Delano Neighborhood Plan adopted in 2019. The Future Land Use
Concept Map identifies this area as “Mixed Use.” The 2001 Delano Neighborhood Revitalization Plan
prioritized downzoning industrial properties in this area to residential zoning. A large rezoning effort
was conducted in 2002 that downzoned many properties in the area. The Delano Neighborhood Plan
states, “The neighborhood continues to have an interest in reducing the amount of industrial land
uses while increasing the amount of residential land uses.” The plan also states, “Reducing the
impact of incompatible uses in the neighborhood should remain a priority.”
The Delano Greenway is a planned project just south of the proposed development. Development of
the Delano Greenway along the vacated railroad right-of-way will connect the river trails and
downtown at McLean Boulevard and travel to Exposition where the greenway connects to the Prairie
Sunset Trail to the west. This project will also rebuild Sycamore Street. The project has three
phases. Phase one, between McLean and Oak has already been designed and is expected to begin
construction in the fall. Phase two, between Oak and Walnut is still in the design stage. Concepts for
this section include a greenway, a cycle-track, and a plaza street. The project is intended to include
landscaping, amenities, lighting, and art.
The Land Use Compatibility guideline 1.b. states that industrial and major commercial land uses that
generate pollution, odor, noise, light, safety hazards, and high levels of traffic should be located away
pg. 3
from residential areas and developed with screening, buffering, and site design features sufficient to
mitigate adverse impacts.
5. Impact of the proposed development on community facilities: There will be no impact on
community facilities.
The DAB heard the request so that adjacent property owners and Wichita residents had an opportunity to
express their concerns.
After the presentation by Associate Planner, Philip Zevenbergen, the following questions were asked by
DAB VI Board Members:
Greg Boyajian, have there been prior housing development on the proposed requested zoning change?
Zevenbergen, I’m not sure how long the property has been vacant. There are no known structures. The
properties around it are zoned multifamily and just have single family homes.
Linda Matney, this request does not fit in with the Delano Plan in anyway.
Zevenbergen, No. The staff report identifies that the Delano neighborhood plan prioritizes an increase of
residential development and deprioritize additional industrial and commercial development. The Delano
zoning map shows heavy commercial and limited industrial. This is a remnant of the history that Delano
has been more commercial heavy in the past. Because of its nature and where the revitalization is going
residential development is encouraged and prioritized instead of continuing the trend of commercial and
industrial development.
Council Member Claycomb asked if there are further questions or comments from the board. None.
Questions or comments from the audience. None.
Action Taken: Matney made a motion to APPROVE staff’s recommendation. Melinda Kellogg The
motion was seconded by
MOTION PASSED 8-1
Respectfully submitted,
Ana Lopez
Community Services Representative
District VI
pg. 4
Delano Overlay Boundaries
1: ZON2020-00023 Area in Red