District 6 Advisory Board
Regular MeetingWichita, KS · June 23, 2021
Agenda
District 6 Advisory Board Agenda
Wednesday, June 23, 2021 • 6:30 p.m.
Evergreen Recreation Center • 2700 N. Woodland, Wichita, KS 67204
Virtual Meeting Option • Zoom and Facebook Live
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COVID-19 Update and Virtual Meeting Access Information
In-person DAB meetings have resumed; however, there may be limited seating to comply with county health
department and CDC capacity guidelines. Mask wearing and social distancing rules will be enforced. The
public also has the option to continue participating in DAB meetings virtually via the Zoom platform or to
watch the meetings live on the District 6 Facebook page. Residents also have the option to submit comments
to be read into record via email to alopez@wichita.gov no later than 2 p.m. on the day of the meeting. Zoom
meeting details are listed below.
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Order of Business
Call to Order
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DAB 6 • June 23, 2021 • Agenda • Page 1
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.
1. Scheduled Items
There are no scheduled Public Agenda items this month.
2. 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
3. CON2021-00015
Kathy Morgan, Senior Planner, Metropolitan Area Planning Department will present an
application on behalf of Brunch Ranch & Investment, Robert Brunch (Owner) Club Carwash,
(Applicant)/ Cochran Engineering, Eric Kirchner (Agent). The applicant is requesting a Conditional
Use to permit an automated carwash with vacuum bays on property zoned LC Limited Commercial.
The application area only applies to the west portion of the subject property that at is zoned LC.
The site is generally located on the north side of West 21st Street North at North Coolidge Avenue
(1716 West 21st Street North). The four (4) existing buildings on the site will be demolished.
RECOMMENDATION: RECOMMENDATION: Based upon the information available at the time the
staff report was prepared it is recommended that the request be APPROVED with the following
conditions:
1. The site plan shall be submitted to the City of Wichita Public Works and Utilities –
Engineering Division for approval of access points in consultation with the Wichita Fire
Department.
2. An emergency pre-emption control shall be installed and operational for the traffic signal at
Woodrow Avenue and West 21st Street North
3. The use shall comply with supplementary use regulations set forth in Section III-D.6.f of the
Unified Zoning Code.
4. The site shall comply with all screening standards of Section IV-B.1-3 of the UZC and the
landscaping standards of the Wichita Landscape Ordinance. In general there shall be a
screening fence on the north property line with a 10-foot landscape buffer where it abuts to
residential zoning and a landscaped street yard along West 21st Street North. The mature
tree line along the west bank of the Little Arkansas River (east property line) is determined
to meet the landscaping requirement. The owner(s) shall maintain the landscape buffer and
replace materials if necessary.
DAB 6 • June 23, 2021 • Agenda • Page 2
5. A site plan shall be submitted for review and approval by the Planning Director and Zoning
Administrator prior to the issuance of building permits.
6. The site shall be developed in conformance to the approved site plan.
7. The site shall be developed in conformance with all applicable federal, state, and local
regulations.
8. Signs: Freestanding signage is limited to one monument type sign no taller than 12 feet
with a maximum of 60 square feet of signage. No off-site signs, free standing flag signs or
portable signs shall be permitted.
9. Architectural Control: All buildings on the site shall be constructed of brick, brick and E.F.S.
Stucco System, or decorative split-faced block. Building walls and roofs must have
predominately earth-tone colors, with vivid colors limited to incidental accent. All building
elevations shall share the same architectural finish.
10. Lighting: Light poles shall be of the same color and design, and shall have cut-off fixtures,
which direct light onto the subject property. Light poles must be limited to a maximum height
of 14 feet. Extensive use of backlit canopies and neon or fluorescent tube lighting on
buildings, as determined by the Director of Planning, is not permitted.
11. Drainage: A drainage plan will be submitted to the Wichita Public Works and Utilities,
Stormwater Engineer for review and approval.
12. Screening: Screening of all dumpsters, outside storage, and utilities, such as AC units, will
be constructed of material to match and preferably be connected to the buildings they
support. No dumpsters, outside storage and utilities, such as AC units, will be visible from
street view.
13. No buildings shall exceed one (1) story in height with a maximum height of 25 feet.
14. No parking shall be allowed on either side of Coolidge Avenue in order to accommodate
overflow queuing.
15. If the Zoning Administrator finds that there is a violation of any of the conditions of the
Conditional Use; the Zoning Administrator, in addition to enforcing the other remedies set forth
in Article VIII hereof, may, with the concurrence of the Planning Director declare the
Conditional Use null and void.
CON2021-00015 Staff Report: https://rb.gy/8x7xsp
Club Car Wash Coolidge, 21st Street Traffic Impact Study: https://rb.gy/5kesga
CON2021-00015 e-mail correspondence 1: https://rb.gy/xdormw
CON2021-00015 e-mail correspondence 2: https://rb.gy/ivw1i8
CON2021-00015 e-mail correspondence 3: https://rb.gy/c3xhux
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DAB 6 • June 23, 2021 • Agenda • Page 3
Board Agenda
4. 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.
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Adjournment
The next District 6 Advisory Board meeting is scheduled to be held at 6:30 p.m. on Monday, July 12,
2021 at the Evergreen Recreation Center, 2700 N. Woodland, Wichita, KS 67204. Residents also
have the option to continue participating in DAB meetings virtually via Zoom or to watch them live on
the District 6 Facebook page. The Zoom meeting link, ID, and passcode for the next meeting remains
the same and can be found on the first page of this agenda.
Visit the District 6 webpage for the most up-to date meeting information.
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DAB 6 • June 23, 2021 • Agenda • Page 4
AGENDA ITEM NO. 3
STAFF REPORT
MAPC June 3, 2021
DAB VI June 23, 2021
CASE NUMBER: CON2021-00015 (City)
APPLICANT/AGENT: Brunch Ranch & Investment, Robert Brunch (Owner) Club Carwash,
(Applicant)/ Cochran Engineering, Eric Kirchner (Agent)
REQUEST: Conditional Use
CURRENT ZONING: LC Limited Commercial
SITE SIZE: 2.6 acres
LOCATION: Generally located 900 feet west of North Amidon Avenue on the north
side of West 21st Street North (1716 W. 21st Street North
PROPOSED USE: Carwash within 200 feet of Residential Zoning
BACKGROUND: The applicant is requesting a Conditional Use to permit an automated carwash with
vacuum bays on property zoned LC Limited Commercial. The application area only applies to the west
portion of the subject property that at is zoned LC. The site is generally located on the north side of West
21st Street North at North Coolidge Avenue (1716 West 21st Street North). The four (4) existing buildings
on the site will be demolished.
A Conditional Use is required per Supplemental Use Regulation of Section III-D.6.f of the Unified Zoning
Code because the subject site is located within 200 feet of a residential zoning district. The property abutting
to the north is zoned LC and SF-5 Single-Family Residential; property to the west, is zoned Community
Unit Plan CUP DP-76 with LC underlying zoning and B Multi-Family; property south of the site is zoned
CUP DP-3 with LC underlying zoning and LC; properties to the east and northeast is zoned GO General
Office and B. Attached is the full list of regulations for carwashes set forth in Section III-D.6.f.
The site plan shows that access to the carwash will be from an ingress/egress access point (approximately
90 feet) north of 21st Street on the west property line – which is within 30 feet + from the south drive of the
fire station abutting the subject site to the north. Staff had significant concerns regarding traffic safety at
this off-set intersection of Coolidge, Woodrow and West 21st Street. The applicant was requested to provide
a traffic study to address those concerns. The traffic study is attached.
The character of the surrounding area is commercial along the West 21st Street North corridor and with
significant commercial development at the arterial intersection of North Amidon Avenue and West 21st
Street North; and residential to north and east of the subject property. City of Wichita Fire Station #7 is
located on the north boundary of the subject property and is zoned LC, GO and SF-5. The Little Arkansas
River is located along the east property line and has a 35-foot building setback that includes a flood control
easement and a public utility easement. Property west of the subject site is zoned CUP DP-76 with LC
zoning and includes the Dillon’s Grocery Store, service station, restaurants, beauty salon and tire store .
Property to the south, across West 21st Street North, is zoned LC (CUP DP-3) and is developed with Twin
Lakes Shopping Center and a bank at the southeast corner of North Woodrow Avenue and West 21st Street
North. An established residential area abuts the commercial development on the south side of West 21st
Street North.
CASE HISTORY: In 1957, the subject property was platted as the Brunch Addition. There have been no
cases associated with this property since 2000.
Planning staff has received approximately 40 e-mail letters in opposition to the proposed conditional use.
ADJACENT ZONING AND LAND USE:
Direction Zoning Description
North LC, SF-5 Fire Station #7, Little Arkansas River private access
South LC Twin Lakes Shopping Center
East GO, B Church, Twin Lakes Apartments
West LC, B Dillon’s, Neighborhood Shopping Center, Service Repair Garage, parking
PUBLIC SERVICES: West 21st Street North is a paved, four-lane arterial with concrete medians to
control access to eastbound and westbound traffic. There are two storm water drainage collection sites that
empty into the sewer system. All other water runoff from the proposed carwash is collected on-site and the
system is approved by Public Works Storm Water Division. There are sidewalks on both sides of West 21st
Street with a traffic/pedestrian signal at the intersection of North Woodrow Avenue and West 21 st Street.
Metropolitan Area Planning Commission Page 2
CON2021-00015
North Coolidge Avenue, located along the west boundary of the subject site, is a paved, local street with a
60-foot right-of-way and sidewalks on both sides. North Coolidge Avenue is not aligned with North
Woodrow and only has access to eastbound lanes via a median break. Coolidge does not have a signalized
intersection; however, the intersection does have a pre-emption traffic signal that is currently being made
operable. According to GIS traffic accident data, the number of accidents at this off-set intersection of
Coolidge, Woodrow and West 21st Street were:
2018 – 4
2019 – 4
2020 – 5
2021 – none recorded as of April 15, 2021
Traffic accident information can be found at the URL listed here:
https://ict-opendata-cityofwichita.hub.arcgis.com/search?tags=transportation
CONFORMANCE TO PLANS/POLICIES: The adopted 2035 Wichita-Sedgwick County
Comprehensive Plan, the Community Investments Plan, identifies the subject property as being located
within the Established Central Area, a three-mile buffer of mature neighborhoods surrounding the
downtown core area. The Wichita Future Growth Concept Map identifies the area for “Commercial” and
“New Employment” development. Locational guidelines for commercial development state: “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.” Staff recommends
that the proposed carwash is in conformance to the Community Investments Plan.
The Wichita: Places for People Plan identifies this location as an area of stability in which positive things
are happening. Walkability is important to the continued commercial and residential dynamic of this area.
Sidewalks in this area connect Woodland Park to the east and the Little Arkansas River walking path that
connects to Oak Park, North Riverside Park, and Central Riverside Park. The bike path east of this
commercial/residential neighborhood area provides access to a walking/biking path that connects Sedgwick
County Park to the north and Watson Park to the south and the neighborhood parks in between.
RECOMMENDATION: Based upon the information available at the time the staff report was prepared
it is recommended that the request be APPROVED with the following conditions:
1. The site plan shall be submitted to the City of Wichita Public Works and Utilities – Engineering
Division for approval of access points in consultation with the Wichita Fire Department.
2. An emergency pre-emption control shall be installed and operational for the traffic signal at
Woodrow Avenue and West 21st Street North
3. The use shall comply with supplementary use regulations set forth in Section III-D.6.f of the
Unified Zoning Code.
4. The site shall comply with all screening standards of Section IV-B.1-3 of the UZC and the
landscaping standards of the Wichita Landscape Ordinance. In general there shall be a screening
fence on the north property line with a 10-foot landscape buffer where it abuts to residential zoning
and a landscaped street yard along West 21st Street North. The mature tree line along the west bank
of the Little Arkansas River (east property line) is determined to meet the landscaping requirement.
The owner(s) shall maintain the landscape buffer and replace materials if necessary.
5. A site plan shall be submitted for review and approval by the Planning Director and Zoning
Administrator prior to the issuance of building permits.
6. The site shall be developed in conformance to the approved site plan.
7. The site shall be developed in conformance with all applicable federal, state, and local regulations.
Metropolitan Area Planning Commission Page 3
CON2021-00015
8. Signs: Freestanding signage is limited to one monument type sign no taller than 12 feet with a
maximum of 60 square feet of signage. No off-site signs, free standing flag signs or portable signs
shall be permitted.
9. Architectural Control: All buildings on the site shall be constructed of brick, brick and E.F.S.
Stucco System, or decorative split-faced block. Building walls and roofs must have predominately
earth-tone colors, with vivid colors limited to incidental accent. All building elevations shall share
the same architectural finish.
10. Lighting: Light poles shall be of the same color and design, and shall have cut-off fixtures, which
direct light onto the subject property. Light poles must be limited to a maximum height of 14 feet.
Extensive use of backlit canopies and neon or fluorescent tube lighting on buildings, as determined
by the Director of Planning, is not permitted.
11. Drainage: A drainage plan will be submitted to the Wichita Public Works and Utilities, Stormwater
Engineer for review and approval.
12. Screening: Screening of all dumpsters, outside storage, and utilities, such as AC units, will be
constructed of material to match and preferably be connected to the buildings they support. No
dumpsters, outside storage and utilities, such as AC units, will be visible from street view.
13. No buildings shall exceed one (1) story in height with a maximum height of 25 feet.
14. No parking shall be allowed on either side of Coolidge Avenue in order to accommodate overflow
queuing.
15. If the Zoning Administrator finds that there is a violation of any of the conditions of the Conditional
Use; the Zoning Administrator, in addition to enforcing the other remedies set forth in Article VIII
hereof, may, with the concurrence of the Planning Director declare the Conditional Use null and
void.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: The character of the surrounding area is
commercial along the West 21st Street North corridor and with significant commercial development
at the arterial intersection of North Amidon and West 21st Street North residential to north and east
of the subject property. Fire Station #7 is located on the north boundary of the subject property and
is zoned LC, GO and SF-5. The Little Arkansas River is located along the east property line and
has a 35-foot building setback that includes a flood control easement and a public utility easement.
Property west of the subject site is zoned CUP DP-76 with LC zoning and includes the Dillon’s
Grocery Store, service station, restaurants, beauty salon and tire store . Property to the south, across
West 21st Street North, is zoned LC (CUP DP-3) and is developed with Twin Lakes Shopping
Center and a bank at the southeast corner of North Woodrow Avenue and West 21 st Street North
and a bank at the southeast corner of North Woodrow Avenue and West 21st Street North. An
established residential area abuts the commercial development on the south side of West 21st Street
North. It is staff’s opinion that this use will not have significant impact to the neighborhood.
2. The suitability of the subject property for the uses to which it has been restricted: The site is zoned
LC and could be redeveloped with permitted uses allowed in the LC zoning district. A carwash is
allowed through approval of a Conditional Use in LC zoning district.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: There is no
change to the base zoning districts on the subject site. Section III-D.6.f should minimize and
mitigate potential negative impacts the car wash use may have on the site. No parking shall be
allowed on either side of Coolidge Avenue in order to accommodate overflow queuing
Metropolitan Area Planning Commission Page 4
CON2021-00015
4. Length of time the subject property has remained vacant as zoned: two of the four buildings on this
parcel have operating businesses. Leases for these businesses were not renewed in advance of the
sale of the property.
5. Relative gain to the public health, safety and welfare as compared to the loss in value or the hardship
imposed upon the applicant: An independent traffic study has been completed for this location and
submitted to Wichita Fire Department, and the Department of Public Works and Utilities – Traffic
Engineering. With the conditions recommended for approval of the Conditional Use for the
automated carwash, both departments find that traffic and safety at the intersections of West 21 st
Street North at North Coolidge Avenue and Woodrow Avenue will be sufficiently managed to
ensure adequate a. There are sidewalks on both sides of West 21st Street with a traffic/pedestrian
signal at the intersection of North Woodrow Avenue and West 21st Street. North Coolidge Avenue,
located along the west boundary of the subject site, is a paved, local street with a 60-foot right-of-
way and sidewalks on both sides.
6. Conformance of the requested change to the adopted or recognized Comprehensive Plan and
policies: The adopted 2035 Wichita Future Growth Concept Map of the Wichita-Sedgwick County
Comprehensive Plan, the Community Investments Plan, identifies the subject property as
appropriate for “Commercial.” This designation allows for a wide range of commercial intensities
as would be found in a large urban municipality. Locational guidelines for commercial
development state: “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.” The Zoning Administration has made an interpretation that automatic
carwashes do not meet the definition of neighborhood-serving retail.
The Wichita: Places for People Plan identifies this location as an area of stability in which positive
things are happening. Walkability is important to the continued commercial and residential
dynamic of this area. Sidewalks in this area connect Woodland Park to the east and the Little
Arkansas River walking path that connects to Oak Park, North Riverside Park, and Central
Riverside Park. The bike path east of this commercial/residential neighborhood area provides
access to a walking/biking path that connects Sedgwick County Park to the north and Watson Park
to the south and the neighborhood parks in between.
7. Impact of the proposed development on community facilities: Negative impacts are not anticipated
as they pertain to water and sewerage capacity. Negative impacts are not anticipated to traffic flow
and pedestrian safety at the proposed location.
Attachments:
1. Supplemental Use Regulations, Section III-D.6.f
2. Aerial Map
3. 350-foot Buffer
4. Zoning Map
5. Land Use Map
6. Site Plan
7. Elevation Perspective
8. Traffic Study
9. Site Photos
Metropolitan Area Planning Commission Page 5
CON2021-00015
SUPPLEMENTAL USE REGULATIONS, SECTION III-D.6.f
f. Car Wash. The following standards shall apply to Car Wash facilities in all zoning Districts, whether the
Car Wash facilities are Principal Uses or Accessory Uses:
(1) Conditional Use when near residential zoning. Although listed as permitted Uses in some zoning
Districts, Car Washes shall always be considered Conditional Uses and subject to Sec. V-D (Conditional
Use review procedures) when located within 200 feet of residential zoning Districts. This distance shall be
measured from the nearest Lot Line of a zoning Lot with residential zoning to the nearest Lot Line of the
zoning Lot containing the Car Wash.
(2) Setbacks from major Streets. All Buildings shall be set back at least 35 feet from all arterials,
expressways or freeways.
(3) Setbacks from other Streets. For all Streets other than arterial Streets, expressways or freeways, the
minimum Street Setback shall be the lesser of the following:
(a) 20 feet from the Street Right-of-Way Line;
(b) the Setback described on the recorded subdivision plat; or
(c) the average Setback calculated pursuant to Sec. III-E.2.e(5)(b).
(4) Setbacks from residential. All Structures shall be set back at least 60 feet (excluding any Street, Alley
or intervening public way) from the Lot Line of any Lot located within a residential zoning District. This
Setback shall not apply where the Abutting property is being used for a nonresidential Use permitted by-
right in the Underlying District or where the Governing Body has formally adopted a policy of looking with
favor on the establishment of LC or higher intensity zoning for the Contiguous area.
(5) Fences. A Fence with a minimum height of six feet shall be provided along the interior side and rear
property line, when Adjacent to a Dwelling Unit, to protect the Dwelling Unit from light and noise and
eliminate blowing debris, and to protect Adjacent property values. Whenever a Fence shall be located in
the required Front Setback, such Fence shall not be higher than three feet. The Fence shall be constructed
of masonry, concrete, wood or other similar materials.
(6) Paving. All of the area to be utilized by the washing and drying operations, including all ingress and
egress areas, shall be paved with concrete, asphalt or asphaltic concrete or similar hard surfacing material.
(7) Lighting. The lighting shall be in compliance with the lighting requirements of Sec. IV-B.4. No string-
type lighting shall be permitted.
(8) Signs. Signs are limited to those permitted in the Underlying District.
(9) Noise. The noise levels shall be in compliance with the noise standards of Sec. IV-C.6
(10) Circulation plan. A plot plan showing points of ingress and egress, width of driveways, off-street
Parking and holding spaces and interior traffic circulation shall be submitted to the County Engineer for the
County or the Traffic Engineer for the City for approval prior to the filing of the application. There shall be
no ingress or egress from unpaved public ways.
(11) Parking. All Parking Areas shall have adequate guards to prevent the extension or overhanging of
Vehicles beyond property lines or Parking Spaces.
Metropolitan Area Planning Commission Page 6
CON2021-00015
(12) Street access. There shall be no ingress or egress from minor or residential Streets having 60 feet of
right-of-way or less, unless there are two free-moving lanes at all times. (Example: A 30-foot paved Street
with Parking permitted on one side would provide two free-moving lanes.)
(13) Drainage. All drainage, both natural and that created by the operation, shall be handled in a manner
satisfactory to the Department of Public Works.
(14) Maintenance. The area shall be properly policed through inspections by the owner or operator for
proper maintenance and removal of trash.
Metropolitan Area Planning Commission Page 7
CON2021-00015
Aerial Map
Metropolitan Area Planning Commission Page 8
CON2021-00015
350-foot Notification Area
Metropolitan Area Planning Commission Page 9
CON2021-00015
Zoning Map
Metropolitan Area Planning Commission Page 10
CON2021-00015
Metropolitan Area Planning Commission Page 11
CON2021-00015
Site Plan
Metropolitan Area Planning Commission Page 12
CON2021-00015
Elevation Perspective
Metropolitan Area Planning Commission Page 13
CON2021-00015
Metropolitan Area Planning Commission Page 14
CON2021-00015
Dr. Brian A. Coon, PhD, JD, PE, PTOE, ACTAR
2440 N. Coolidge Ave.
Wichita, Kansas 67204
(402) 770-3569
May 19, 2021
Mr. Eric Kircher, P.E.
Cochran Engineering
8 East Main Street
Wentzville, Missouri 63385
RE: Traffic Impact Analysis
Proposed Club Car Wash – 21st and Coolidge
Wichita, Kansas
Dear Mr. Kircher:
You have asked for a traffic impact study for a proposed Club Car Wash at the northeast corner
of W. 21st St. N. and N. Coolidge Ave. in Wichita, Kansas. Your specific question answered by this
report is: what is the proposed Club Car Wash use and development effect on: (1) traffic access for the
fire station, (2) traffic flow along Coolidge, and (3) traffic on 21st Street?
The area of the study is shown in Figure 1.
Coolidge
Fire
Amidon
Station
Club
Car
Wash
21st St.
Woodrow
Figure 1. Area of Study.
1. CAR WASH SITE CONFIGURATION AND ZONING
Club Car Wash would acquire ownership of the land shown in Figure 2, remove all four
existing structures, remove all three 21st Street access drives, remove the South access drive onto
Coolidge. A new facility would then be constructed on the west part of the property, leaving the
remaining East part of the property unused. Figure 3 shows the Club Car Wash development site plan
for the part of the property that would be used (the “car wash site”).
The current configuration of the intersections of Coolidge and Woodrow with 21st Street as
shown in Figure 1 has existed for decades and prior to 2002.
The car wash site has been zoned Limited Commercial (LC) (or its predecessor) since 1953.
LC zoning allows by right (without further use approval) the current and historic uses of the property
– including fast food restaurants and other drive-through businesses, and LC zoning also allows by
right a convenience store, a service station, and some vehicle repair.
Figure 2. 21st and Coolidge, Current Configuration.
2
Figure 3. Club Car Wash Site Plan.
3
2. CURRENT/HISTORIC/PERMITTED USE - TRAFFIC ANALYSIS
Prior to 2002, the fire station shown in Figure 1 did not exist. In 2002, a conditional use
permit was approved by MAPC for Fire Station 7 to relocate to its current site directly North of
the car wash site (MAPC Case CON2002-00008). As part of that City approval to add a new fire
station use near to this intersection, the City did not identify a concern with (a) the fire station use
of this intersection configuration, (2) the potential traffic of the range of permitted uses on the car
wash site zoned LC, or (3) the predicted future 2030 volumes of 23,250 vehicles per day on 21st
Street, up from 2002 volumes of 21,500 vehicles per day. By 2016, 21st Street traffic volumes had
decreased to 19,768, and today range around 19,690 vehicles per day.
a. CURRENT USES
The current (or historic, as to vacant buildings) property uses are shown in Figure 2.
Those uses are:
1. Vacant Commercial Space (strip store center) 2,688 ft2
2. Penny’s Caravan (tavern or drinking establishment) ~2,000 ft2
3. Vacant Bank (branch bank with drive-up facility) 1,856 ft2
4. Raymundo’s Restaurant (full-service restaurant) 1,040 ft2
4
Penny’s
Caravan
Raymundo’s
Figure 2. Current Property Uses.
5
i. VACANT RETAIL STRIP CENTER
The vacant retail strip center has been used as a hair salon and other retail purposes.
Currently, there is retail space on the east portion of the building.
Figure 3. Coolidge Village.
The usage for the hair salon is an ITE 918 Hair Salon, with approximately 1.5 trips per the
1,000 ft2. The remaining 1,688 ft2 are retail space, for which the trip generation varies greatly.
Based on location and surrounding use, the lowest generation rate for an 820 Shopping Center was
used, 7.42 trips per 1,000 ft2. This yields a total of approximately 14 trips ends generated.
6
ii. PENNY’S CARAVAN
Penny’s Caravan is a 925 Drinking Place. The range for Drinking Places is significant,
varying between 3.74 and 30.09 vehicle trip ends per 1,000 ft2. The median of 17 trips ends per
1,000 ft2 is the median value, generating 34 trip ends for the approximate 2,000 ft2 of Penny’s
Caravan. Based on the capacity of the building, this value appears reasonable.
Figure 4. Penny’s Caravan (obscured sign).
Figure 5. Penny’s Caravan, View towards Northwest.
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iii. DRIVE-IN BANK
A 912 Drive-In Bank provides banking facilities for motorists who conduct financial
transactions from their vehicles and serves patrons who walk into the building. As the bank has
been closed for many years, surrounding residents have likely forgotten the volume of business
required for a bank branch to stay in operation. A 912 Drive-In Bank has an average daily trip
generation of 100.03 per 1,000 ft2 with a range of 32.67 – 408.42. The weekday peak hour range
for a 912 Drive-in Bank is 3.04 – 109.91 trips/hour which is also an extremely large range. The
average of approximately 20 trips / 1,000 ft2 (37 trips total) will be used for analysis.
Figure 6. Drive-Through Branch Bank.
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iv. RAYMUNDO’S (FULL-SERVICE RESTAURANT)
Raymundo Mexican Restaurant is a 932 High-Turnover (Sit-Down) Restaurant. With an
average trip generation of 9.94 trips / 1,000 ft2 with a range of 0.76 – 102.39 trips, the 932 High-
Turnover (Sit-Down) Restaurant has great variation in its trip generations. However, the average
appears to be in the correct range for they number of vehicles typically present at the restaurant,
for 10 trip generations per hour.
Figure 7. Raymundo Mexican Restaurant.
b. TRAFFIC GENERATION OF CURRENT/HISTORIC USE
ITE predicts peak traffic volumes of 95 trips/hour for the existing land uses:
1. Vacant Commercial Space (when used for strip store center) 14 trips
2. Penny’s Caravan (tavern or drinking establishment) 34 trips
3. Vacant Bank (when used for branch bank with drive-up) 37 trips
4. Raymundo’s Restaurant (full-service restaurant) 10 trips
But this 95 ITE prediction is on the low end of the range of reasonable predictions for two reasons:
(1) The above specific trip numbers for existing/prior uses are my conservative estimate since
the site for some time has not operated at full commercial business capacity. If the property
owner fully leased or sold all four existing commercial buildings for current or historic
uses (fast-food restaurant with a drive-through, banking drive-through, tavern, personal
services, and other retail), and those businesses operated full time successful businesses,
that would generate more traffic and the ITE trip count for current/historic uses would be
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higher than 95. For example, a 2,000-ft2 934 Fast Food Restaurant alone would generate
134 peak trips/hr.
(2) The site’s LC zoning allows other uses to occur that would generate more traffic and have
an ITE trip count higher than 95.
I understand the City might be obtaining its own traffic counts of existing traffic. Those
counts or a level-of-service analysis might be interesting, but will be unnecessary and should not
be compared to the Club Car Wash trips because as discussed above and below, the LC-zoned
allowed uses currently and historically made of the site when the site is operated at full capacity,
plus new uses, generate more traffic than Club Car Wash.
c. TRAFFIC GENERATION OF OTHER USES PERMITTED BY LC ZONING
If the property is transferred to a new owner other than Club Car Wash, instead of fully
leasing the site for existing/historic uses as discussed above, the new owner might redevelop the
property for a different use permitted under LC zoning. Two property-use changes that are likely
to occur and allowed by right in LC zoning are a convenience store or a vehicle service station.
ITE predicts 762 trips/day per 1,000 ft2 GFA for a Convenience Market, which results in a 2,000-
ft2 851 Convenience Market would generate 125 peak trips/hr. Plus, convenience store traffic
could be in addition to traffic generated from another on-site use since the site could accommodate
more than one business.
3. TRAFFIC GENERATION OF PROPOSED CLUB CAR WASH USE
The proposed development will be a 948 Automated Car Wash. A 948 Automated Car
Wash has an average 11.66 trips / 1,000 ft2 with a range of 8.35 – 16.63 trips. Club Car Wash
(CCW) has approximately 5,583 ft2.
The ITE prediction for a 948 Automated Car Wash is 78 trip generations per hour. In
contrast, a CCW operating in the Wichita area generates 50 peak trips per hour. CCW provided
the actual trip counts for their locations in the Wichita market as shown in the below table
comparing CCW to ITE:
10
Peak Hour
Source
Volume
ITE 948 Car Wash 78
Wichita Area CCW - 2401 N Rock Road Derby KS 67037 (April 2021) 28
Wichita Area CCW - 2171 N 127th St Wichita KS 67228 (April 2021) 35
Wichita Area CCW - 4826 S Broadway Wichita KS 67216 (April 2021) 42
It is noted that the ITE manual can significantly overestimate trip generation. This is
primarily due to the sites that have been extensively studied were sites of considerable concern.
Additionally, trip generation data is often considered confidential business information, as it can
be valuable to competing businesses, so, we are fortunate for CCW to share its actual Wichita-area
trip data.
Using either ITE data or Club Car Wash data, the proposed car wash will generate fewer
trips than the existing strip center and other properties if they were fully occupied and in good
condition. Accordingly, the proposed car wash use generates fewer trips than the site’s
current/historic uses, and fewer trips than other uses allowed under the existing LC zoning.
Because the traffic volumes of the proposed Club Car Wash will be less than the traffic
volumes for the existing land uses allowed as a matter of right, analysis of turning movements and
volumes is not required. It is also notable that the development of the Club Car Wash without any
other improvements remaining on the property eliminates any other use traffic burdens from
additional commercial uses.
4. QUEUE DEVELOPMENT AND TRAFFIC SAFETY
a. CAR WASH CUSTOMER VEHICLE QUEUE
The entrance and the exit to the car wash will be located at the North end of the car wash
site off Coolidge Ave. Car wash customer traffic backing up onto Coolidge should never or rarely
happen based on the site size, design, and duration each vehicle is on site before exiting (see Figure
3), plus the Club Car Wash estimate traffic volume. It is preferable to access the Club Car Wash
from Coolidge Avenue, as shown in Figure 3. Onsite queuing provides capacity for 26 vehicles.
Queue development onto similar streets has not been a problem at other Club Car Washes. Situated
on 1.29 acres, this will be one of the larger sites for Club Car Wash, providing more on-site vehicle
stacking and queue area to keep vehicles on Coolidge or 21st Street while waiting.
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Because of the car wash site design’s driveway placement, even if traffic were backed onto
Coolidge significantly, it does not block fire access, and already today the same risk exists of
vehicle traffic in the Northbound lanes of Coolidge when accessing or leaving the property. As
shown in Figure 11, the Fire Department will still be able to access 21st Street. Fire apparatuses
can use their current method of taking southbound Coolidge to the westbound lanes of 21 st Street
to go east into the signal at Woodrow and 21st, then into the eastbound lanes. Wichita Fire has
used this method for years. The only time Fire would be affected would be upon returning to the
fire station, not when departing to a call.
Imaginary Worst-
Case Queue
Imaginary Worst-Case Queue
Figure 11. “Imaginary” Worst Case Queue.
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b. EXISTING TRAFFIC QUEUING ON 21ST STREET
Currently, because of the existing lane and intersection configurations, Eastbound traffic
on 21st St routinely blocks fire access to Eastbound 21st St, requiring fire to enter Westbound lanes
going Eastbound, as shown in Figure 12. Fire can use preemption at the intersection but has found
it does not have significant benefit. This blockage risk is not increased by the car wash site.
Eastbound Vehicle Queue
Figure 12. Existing 21st Street Traffic Queues Requiring Fire to Drive Against Traffic.
Queue development by the car wash will not adversely affect either 21st Street or Amidon.
This is due to the unusually long distances between Coolidge Avenue and the closest streets of
Amidon Avenue and Somerset Street. As shown in Figure 8, there is approximately 1,140'
available for westbound vehicles to turn onto Coolidge without blocking any traffic. With two
westbound lanes, there is storage capacity for 57 vehicles, or a more than a full hour’s worth of
capacity of the car wash. Accordingly, the queue westbound traffic can be determined to not to be
of concern.
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Coolidge
Amidon Somerset
Club
Car
Wash 1,140'
840' 21st St.
360'
Figure 8. Turning Vehicle Storage.
Eastbound traffic has queuing available to Amidon of 840', or 42 vehicles. There is a turn
bay for eastbound traffic to turn into Dillion’s; without blocking this turn bay, a minimum of 18
vehicles can still be stored on 21st Street with the south through lane clear. Accordingly, because
of the long distances with sufficient storage, there are no queuing concerns compared to the
allowed and existing uses.
c. BENEFITS OF CLOSING ALL THREE APPROACH DRIVES ONTO 21ST STREET
Closing the three approaches to N. 21st Street. The car wash site will remove all three
existing approach drives onto 21st Street (See Figure 3). In contrast, if the site continues to be used
for its current/historic uses or is redeveloped for a use different than a car wash, these three existing
access points would remain in place.
The car wash site’s removal of all three approaches will provide multiple benefits, most
importantly it will eliminate westbound traffic exiting the parcel which would conflict with Fire
Department access as fire apparatuses are driven eastbound in the westbound lanes prior to the
Woodrow signal. Additionally, it combines four approaches, two of which are prior to the traffic
signal, into one existing City street. This will reduce rear-end impacts due to turning, as well.
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Figure 9. Fire Department Conflict Points with Vehicles Exiting Site.
Eliminating MUTCD Non-Compliance. Vehicles exiting the existing eastern-most
approach to go south do not have a traffic signal with which to cross 21st Street. This is a violation
of the Manual on Uniform Traffic Control Devices (MUTCD), as essentially an approach into the
intersection, there is no traffic signal visible to control southbound vehicles. If the approaches
were to remain, the City—at its cost—should add traffic signals and a mast arm to safely allow
traffic to cross 21st.
Improved Access for Fire Apparatuses. Vehicles can currently exit the property
southbound through the signal towards Woodrow. This is an unsafe condition for Fire
Apparatuses, as if the signal preemption is used, all vehicles would have red indications except for
vehicles attempting to access Woodrow from the center approach. The existing preemption at the
Fire Station allows a button to be pressed in the Station to turn the Woodrow and 21st traffic signal
red in all directions to allow better fire apparatus access to the intersection.
Specific Hazards for Fire Access are Mitigated. The three approaches onto 21st require
drivers to look to the left for westbound traffic. However, the Fire Department uses westbound
lanes to go east. Drivers are often not aware or are inattentive and fail to look the “wrong way”
for a fire apparatus accessing eastbound 21st Street through the westbound lanes, as is commonly
done. Removing the approaches removes three conflict points, making Fire Department access
much safer.
Potential Crashes on 21st Street are Mitigated. The removal of the three approaches
also reduces the potential for crashes on 21st Street, primarily due to rear-end crashes cause by
vehicles turning into the existing site. This not only reduces the chances of crashes for the
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motoring public, but those crashes would be in the area the Fire Department needs to traverse to
access eastbound 21st Street. Additionally, improved traffic safety reduces the number of calls the
Fire Department would have responding to a crash in that location.
5. CONCLUSIONS
What is the proposed Club Car Wash use and development effect on: (1) traffic access for the
fire station, (2) traffic flow along Coolidge, and (3) traffic on 21st Street? My professional conclusion
is that the use and development:
• Will generate less traffic (50 peak volume trips/hour) than the current traffic
volumes of existing ITE Land Uses (95 peak volume trips/hour).
• Will generate less traffic than if the property is fully used for its existing and historic
ITE Land Uses, which could include renovating existing buildings, and fast-food drive-
through restaurants (a fast-food restaurant has an ITE of 134 peak volume trips/hour).
• Will generate less traffic than if the property is used as a convenience store, vehicle
service station, or many other uses allowed by the property’s current LC Zoning (a
convenience store has an ITE of 125 peak volume trips/hour).
• Will generate less traffic than the uses allowed by right when the City decided that
Fire Station #7 could be relocated to its current location. Further, the City’s 2002
approval to relocate the fire station was made with the existing 21st, Coolidge and
Woodrow traffic signalization and configurations already in place.
• Will not increase Coolidge traffic conflicts with Fire Apparatuses.
• Will improve 21st Street safety, and Fire access -- queuing and traffic conflicts with
Fire Apparatuses, reduce accidents, and eliminate a current MUTCD violation, all
because of eliminating all three car wash site approaches to 21st Street. Fire
Department access will not be reduced, and conflict points will be removed making
access for fire apparatuses safer.
Frankly, the alternatives to the car wash use will likely have higher traffic volume, be less
desirable to the fire station, and not improve 21st Street safety.
To provide full disclosure, I live seven houses north of the fire station on Coolidge. I want to
assure you that my opinions are not biased and that, given that I would be directly and personally
affected by the development, I believe it will be a significant improvement in every aspect.
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Please do not hesitate to contact me if you have any questions regarding this matter. I can
be reached at (402) 770-3569 or at brianacoon@gmail.com.
Very truly yours,
Brian A. Coon, PhD, JD, PE, PTOE, ACTAR, ACTCP
Professional Traffic Operations Engineer
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