District 6 Advisory Board
Regular MeetingWichita, KS · October 20, 2021
Agenda
District 6 Advisory Board Agenda
Wednesday, October 20, 2021 • 6:30 p.m.
Evergreen Recreation Center • 2700 N. Woodland, Wichita, KS 67204
• Facebook Live
Order of Business
Call to Order
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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 three-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. CON2021-00043
Kathy Morgan, Senior Planner, Metropolitan Area Planning Department will present an
application on behalf of Bruce Meyer Living Trust and Fran-Mar Investments Inc. (owners) Bobby
Decker and Jarrod Dunken (applicants). The applicant is requesting a Conditional Use to allow
Wrecking/Salvage Yard use on the one (1) acre site. This would allow the site to be used for the
storage of salvage/wrecked vehicles and an impound/tow yard. The applicant has indicated there
will not be dismantling of wrecked vehicles or parts sales at this location; and that the property will
only be used for storage of wrecked and impounded vehicles. Generally located on the west side of
North Broadway and within one-half mile south of East 37th Street North
DAB 6 • October 20, 2021 • Agenda • Page 1
RECOMMENDATION: Based upon information available prior to the public hearing, planning staff
recommends that the requested Conditional Use for a Wrecking/Salvage and Tow/Impound Yard be
APPROVED, subject to the conditions listed in the staff report.
CON2021-00043 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2021-10-
20%20DAB%206%20CON2021-00043%20%20MAPC%20Staff%20Report.pdf
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4. CUP2021-00050
Kathy Morgan, Senior Planner, Metropolitan Area Planning Department will present an
application on behalf of US Acquisition Property XVI, LLC (owner) Andaluz Bar, Taproom &Cuisine
(applicant) The subject site is located in the Twin Lakes Shopping Center Community Unit Plan
(CUP) DP-3, which is located at the southeast corner of the intersection of North Amidon Avenue
and West 21st Street North (2106 N. Amidon, #20A). The subject site is zoned LC Limited
Commercial and GC General Commercial. The property is located on the east side of North
Amidon Avenue approximately 600 feet south of the intersection of West 21st Street North and
North Amidon Avenue. The building is occupied by Andaluz Bar Taproom & Cuisine restaurant.
The restaurant serves alcohol and would like to provide entertainment, such as live music.
Therefore, by definition, this is considered a Nightclub in the City, by the Unified Zoning Code
(UZC). The applicants are requesting an amendment to Parcel 8 to allow expanded uses that are
considered as a “Nightclub in the City”.
RECOMMENDATION: Based upon the information available at the time the report was prepared,
staff recommends the amendment to CUP DP-3 be APPROVED subject to the development
guidelines of the amended CUP and the following conditions listed in the staff report.
CUP2021-00050 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2021-10-
20%20DAB%206%20CUP2021-00050%20MAPC%20Staff%20Report.pdf
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5. ZON2021-00043
Kathy Morgan, Senior Planner, Metropolitan Area Planning Department will present an
application on behalf of Via Christi Village McLean, INC (Owner) Robert Kaplan (Agent). The
applicant is requesting a zone change from SF-5 Single-Family Residential to GO General Office
for multiple properties on the west side of North Edwards between W est Elm and West Murdock; on
a 2.9 acre site (6 lots each 263 feet by 75 feet), generally located within one-quarter mile north of
West Central Avenue and one-block west of North McLean Boulevard. The applicant proposes the
rezoning to allow Ascension Living HOPE to provide comprehensive health care for older adults.
HOPE coordinates medical appointments, arranges transportation, provides social opportunities
and assists participants in living in their home.
DAB 6 • October 20, 2021 • Agenda • Page 2
RECOMMENDATION: Based upon information available prior to the public hearings, planning staff
recommends that the request be APPROVED per the GO property development standards with the
following conditions in P.O. #379 listed in the staff report.
ZON2021-00043 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2021-10-
20%20DAB%206%20ZON2021-00043%20MAPC%20Staff%20Report.pdf
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6. ZON2021-00044
Kathy Morgan, Senior Planner, Metropolitan Area Planning Department will present an
application on behalf of Chris Carney (owner); Adrian Cano (agent). The applicant/owner is
requesting the rezoning of Lot 7, Reeves 2nd Addition from SF-5 Single-Family Residential to TF-3
Two Family Residential. The subject property is generally located within one-quarter mile east of
Zoo Boulevard and two blocks south of West 9th Street North along West Murdoch Street. The
subject site is currently undeveloped.
RECOMMENDATION: Based upon the information available at the time the staff report was
completed, staff recommends APPROVAL of the zone change request. Staff also recommends that
the duplex conform to the Wichita: Places for People design recommendations (not requirements)
as listed in the staff report.
ZON2021-00044 Staff Report: https://www.wichita.gov/Council/DABAgendasMinutes/2021-10-
20%20DAB%206%20ZON2021-00044%20MAPC%20Staff%20Report.pdf
*The Metropolitan Area Planning Commission public hearing for items 3-6 will be on October 21,
2020.
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Board Agenda
7. 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,
November 1, 2021 at the Evergreen Recreation Center, 2700 N. Woodland, and Wichita, KS 67204.
Residents also have the option to watch live on the District 6 Facebook page.
Visit the District 6 webpage for the most up-to date meeting information.
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DAB 6 • October 20, 2021 • Agenda • Page 3
AGENDA ITEM NO. 3
STAFF REPORT
MAPC October 21, 2021
DAB VI October 20, 2021
CASE NUMBER: CON2021-00043 (City)
APPLICANT/AGENT: Bruce Meyer Living Trust and Fran-Mar Investments Inc. (owners) Bobby
Decker and Jarrod Dunken (applicants)
REQUEST: Conditional Use for a Wrecking / Salvage Yard
CURRENT ZONING: LI Limited Industrial (“LI”)
SITE SIZE: 1 acre
LOCATION: Generally located on the west side of North Broadway and within one-half
mile south of East 37th Street North (District VI).
PROPOSED USE: Storage of wrecked and impounded vehicles
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Metropolitan Area Planning Commission Page 1
BACKGROUND: The applicant is requesting a Conditional Use to allow Wrecking/Salvage
Yard use on the one (1) acre site. This would allow the site to be used for the storage of
salvage/wrecked vehicles and an impound/tow yard. The applicant has indicated there will not be
dismantling of wrecked vehicles or parts sales at this location; and that the property will only be
used for storage of wrecked and impounded vehicles.
The subject property is two (2) zoning lots zoned LI Limited Industrial. The site is generally
located on the west side of North Broadway and within one-half mile south of East 37th Street
North (3527 N Broadway). The subject property is currently developed with a metal
storage/warehouse building and a concrete block office/warehouse building.
The Unified Zoning Code (UZC) definition of a “Wrecking and Salvage yard” includes the
proposed use: “…a lot, land, or structure used for the collecting, dismantling, storing, and/or
salvaging of machinery, equipment, appliances, inoperable vehicles, vehicle parts, bulky waste,
salvage materials, junk, or discarded materials; and/or for the sale of parts thereof. Typical uses
include motor vehicle salvage yards and junkyards.” The UZC, Art III, Sec III-D.6.e, requires a
Conditional Use for a wrecking/salvage yard in the LI zoning district provided that such operation
is not abutting an arterial street; will not adversely affect the character of the neighborhood; and is
enclosed by a fence or wall not less than eight (8) feet in height and having cracks and opening not
in excess of five percent of the area of such fence.
The preliminary site plan (attached) indicates the location of the main office building, customer
parking, and the wrecked vehicle storage and impound lot. A final scaled landscape and site plan
will be required for approval by the Planning Department before any permits are issued.
The property to the north, west and south is zoned LI and is in use for general contracting storage
and warehousing. East of the subject property is zoned GI General Industrial and is developed
with warehousing and storage.
CASE HISTORY: The Jones Park addition was platted in May, 1920. There are no recent cases
associated with this site.
ADJACENT ZONING AND LAND USE:
NORTH: LI General Contracting, Light Manufacturing
SOUTH: LI General Contracting
EAST: GI Warehouse/Storage
WEST: LI General Contracting
PUBLIC SERVICES: The subject property has access to North Broadway Avenue, a 4-lane
paved arterial street. All municipal utilities are available to the subject site.
CONFORMANCE TO PLANS/POLICIES: The “2035 Wichita Future Growth Concept Map”
of the Community Investments Plan identifies this location as being located within the Wichita
City limit with residential developed west of the established Limited Industrial zoning district in
proximity to new employment area to the east of the site. The Future Growth Map indicates this
area as a mix of industrial and commercial. The proposed Conditional Use to allow for the storage
CON2021-00043
Metropolitan Area Planning Commission Page 2
of salvage/wrecked vehicles and an impound/tow yard is in conformance with the Community
Investments Plan.
RECOMMENDATION: Based upon information available prior to the public hearing, planning
staff recommends that the requested Conditional Use for a Wrecking/Salvage and Tow/Impound
Yard be APPROVED, subject to the following conditions:
CON2021-00043
1. The Conditional Use shall authorize the operation of an impound lot, and wrecked vehicle
storage. In no event shall dismantling of wrecked vehicles and/or sale of salvage parts be
permitted in conjunction with this use. Storage area shall be set back no less than 100 feet
from North Broadway.
2. The use shall conform with Use Regulation D6.e and D.6.dd- such operation is not abutting
an arterial street; will not adversely affect the character of the neighborhood; and is enclosed
by a fence or wall not less than eight (8) feet in height and having cracks and opening not in
excess of five percent of the area of such fence.
3. Landscaping requirements shall be per the UZC and City of Wichita Landscape Code.
4. The site shall be developed in accordance with a scaled, updated site and landscape plan.
5. Wrecked or impounded vehicles shall not be stacked.
6. The applicant shall maintain at all times an active program for the eradication and control of
rodents.
7. Weeds shall be controlled within the fenced area and adjacent to and along the outside
perimeter of the subject property.
8. Any locking devices on entrance gates shall meet Fire Department requirements. Access to
and within the vehicle (wrecked and impounded) storage yard shall provide fire lanes per the
direction and approval of the Fire Department.
9. Employee parking spaces shall be provided per the UZC.
10. Access to the subject property shall be provided for on-going inspections of the site for soil
and groundwater contaminants by Environmental Services and other applicable
governmental agencies. If the inspections determine it to be necessary, the applicant shall
be required to install monitoring wells on the property to monitor the quality of groundwater
and shall pay the cost of an annual groundwater test for contaminants as designated by
Environmental Services.
11. The applicant shall obtain and maintain all applicable local, state, and federal permits
necessary for the operation of wrecked vehicle storage and vehicle impound lot.
CON2021-00043
Metropolitan Area Planning Commission Page 3
12. 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 the Unified Zoning Code, may, with the concurrence of the Planning Director,
declare that the Conditional Use is null and void.
The staff’s recommendation is to approve based on the following findings:
1. The zoning, uses and character of the neighborhood: The property to the north, west and
south is zoned LI and is developed general contracting storage and warehousing. East of
the subject property is zoned GI General Industrial and is developed with warehousing and
storage.
2. The suitability of the subject property for the uses to which it has been restricted: The LI
zoning allows commercial and industrial uses that would allow a wide range of uses. The
impound lot and storage of wrecked vehicles may be permitted with a Conditional Use in
the LI zoning district.
3. Extent to which removal of the restrictions will detrimentally affect nearby property:
Detrimental effects on nearby property should be minimized by the recommended
conditions of approval, which include screening and landscaping. The subject property is
not immediately adjacent to residential and an eight (8) foot fence or screening wall will
be required.
4. Conformance of the requested change to adopted or recognized Plans/Policies: The “2035
Wichita Future Growth Concept Map” of the Community Investments Plan identifies this
location site as being located within the Wichita City limit with residential developed west
of the established Limited Industrial zoning district, in proximity to new employment area
to the east of the site. The Future Growth Map indicates this area as a mix of industrial and
commercial. The proposed Conditional Use to allow for the storage of salvage/wrecked
vehicles and an impound/tow yard is in conformance with the Community Investments
Plan.
5. Impact of the proposed development on community facilities: All utilities are available to
the site. The use of this property should have limited impact on community facilities, with
the possible exception of soil and groundwater contaminants.
Attachment:
Aerial Map
Zoning Map
Land Use Map
Site Plan
Photos
CON2021-00043
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CON2021-00043
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CON2021-00043
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CON2021-00043
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Photos
CON2021-00043
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CON2021-00043
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AGENDA ITEM NO. 4
STAFF REPORT
MAPC October 21, 2021
DAB VI October 20, 2020
CASE NUMBER: CUP2021-00050 (City)
APPLICANT/AGENT: US Acquisition Property XVI, LLC (owner) Andaluz Bar, Taproom
&Cuisine (applicant)
REQUEST: Amendment #4 to CUP DP-3 Twin Lakes Shopping Center
CURRENT ZONING: GC General Commercial
SITE SIZE: 12.63 acres
LOCATION: Southeast corner of North Amidon Avenue and West 21 st Street North
PROPOSED USE: Allow Nightclub in the City as a permitted use for Parcel 8
CUP2020-00050
Metropolitan Area Planning Commission Page 1
BACKGROUND: The subject site is located in the Twin Lakes Shopping Center Community Unit Plan
(CUP) DP-3, which is located at the southeast corner of the intersection of North Amidon Avenue and West
21st Street North (2106 N. Amidon, #20A). The subject site is zoned LC Limited Commercial and GC
General Commercial. The property is located on the east side of North Amidon Avenue approximately 600
feet south of the intersection of West 21 st Street North and North Amidon Avenue. The building is occupied
by Andaluz Bar Taproom & Cuisine restaurant. The restaurant serves alcohol and would like to provide
entertainment, such as live music. Therefore, by definition, this is considered a Nightclub in the City, by
the Unified Zoning Code (UZC). The applicants are requesting an amendment to Parcel 8 to allow expanded
uses that are considered as a “Nightclub in the City”.
If this property was not located in the CUP, the applicant would be required to apply for a conditional use
permit for the requested use. Section III-D.6.w of the Unified Zoning Code requires a conditional use for
Nightclub in the City when it is within 300 feet of a church or place of worship; public park; public or
parochial school; or residential zoning district. An SF-5 Single-Family zoned property is located southwest
of the subject site. An amendment to the CUP acts in lieu of a conditional use because the public hearing
process is the same.
Twin Lakes CUP has nine (9) parcels with a mix of zoning districts. Parcels 1, 2, 4, 5, 6, and 7 are zoned
LC Limited Commercial. Parcel 3 is zoned GO General Office. Parcel 8 is zoned GC General Commercial
and Parcel 9 is B Multi-Family Residential.
Properties north of the subject site are located within CUP DP-3 and are zoned LC, developed with a drive-
thru coffee shop, and GC, which is developed with a strip shopping center. Properties east and west of the
subject site within CUP DP-3 are zoned LC and are developed as commercial parking. Property on the
west side of North Amidon Avenue across from the subject site is zoned LC and is developed with a retail
shopping center. Property on the north side of West 21 st Street North across the street from CUP DP-3 is
zoned LC and is developed with a grocery store and retail shopping center.
The applicant is requesting the following amendment to CUP DP-3 indicated by bold font:
Parcel 8:
1. Gross Area: 3.68 acres or 160, 335 Sq. Ft.
2. Maximum Building Height: two (2) stories
3. Maximum Land Covered by Building: 74,000 Sq. Ft.
4. Maximum Number of Buildings: 2
5. Permitted Uses: Same as Parcel 2, except that Nightclub in the City will be allowed
in GC zoning district for the Andaluz restaurant use identified as 2106 N. Amidon
Avenue, #20A., located in Lot 5, Block 1, Twin Lakes Addition. Nightclub in the
City, shall be accessory to a restaurant use and subject to supplemental use
regulations in Section III-D.6.w of the Unified Zoning Code.
6. Waiver of 10 ft. planting strip along 20 th Street and Woodrow Avenue, but providing
a 5 ft. planting strip containing plant material selected to serve as a sufficient planting
strip buffer.
NOTE: The waiver for reducing the required 10 ft. planting adjacent to Woodrow Avenue
and 20th Street is approved provided the rear of any future store does not face Woodrow
Avenue.
CUP2020-00050
Metropolitan Area Planning Commission Page 2
CASE HISTORY: On September 9, 2003, Amendment #3 Twin Lakes Shopping Center Community Unit
Plan DP-3 was approved by Wichita City Council.
ADJACENT ZONING AND LAND USE:
North: LC, GC Drive-Thru Coffee Shop, Strip Center
South: LC, GO Commercial Parking, Parking
West: LC General Retail, Marina Lake CUP DP-23
East: LC, B Commercial Parking, Undeveloped
PUBLIC SERVICES: All municipal services are in place and can accommodate the required services to
the site. The site has access to North Amidon Avenue (110 ft. Right-of-Way), a six-lane, paved arterial
street with travel in both directions; and cross lot access to West 21 st Street North (100 ft. Right-of-Way),
a five-lane, paved arterial street with travel in both directions. Sidewalks are located on both sides of North
Amidon Avenue and West 21 st Street North, as well as Wichita Transit bus stops.
CONFORMANCE TO PLANS/POLICIES: The adopted Wichita-Sedgwick County Comprehensive
Plan, the Community Investments Plan, identifies the site as within the “Established Central Area. The
Plan’s 2035 Wichita Future Growth Concept Map identifies this location as “New Employment,”
encompassing areas that will likely be developed or redeveloped by 2035 with uses predominantly of a
commercial nature that is typical of the major arterial intersection. The proposed amendment to the CUP is
in conformance with the Community Investments Plan.
The site is also located within the Wichita: Places for People Plan as a Community Core and an area of
stability. Community Cores are intended to serve multiple neighborhoods near major arterial intersections.
Community Cores are designed to accommodate and balance multiple modes of transportation to serve a
broader range of goods and services provided to a wider community. The proposed project is in
conformance with the Wichita Places for People Plan.
RECOMMENDATION: Based upon the information available at the time the report was prepared, staff
recommends the amendment to CUP DP-3 be APPROVED subject to the development guidelines of the
amended CUP and the following conditions:
A. APPROVE the Amendment to CUP DP-3, subject to the following conditions:
1. The amendment shall apply only to the Andaluz restaurant use identified as 2106 N. Amidon
Avenue, #20A., located in Lot 5, Block 1, Twin Lakes Addition in Parcel 8 of CUP DP-3
2. No outdoor entertainment shall be allowed.
3. Hours of operation shall be Sunday – Thursday until 11 p.m., and 2 a.m. on Friday and Saturday.
4. All other requirements of the CUP remain in effect unless or until a separate zoning action is
filed.
5. The applicant shall submit four revised copies of the CUP and one electronic copy of the revised
CUP to the Metropolitan Area Planning Department within 60 days after approval of this case by
the Governing Body, or the request shall be considered denied and closed.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: Properties north of the subject site are located
within CUP DP-3 and are zoned LC, developed with a drive-thru coffee shop, and GC, which is
developed with a strip shopping center. Properties east and west of the subject site within CUP
DP-3 are zoned LC and are developed as commercial parking. Property on the west side of North
Amidon Avenue across from the subject site is zoned LC and is developed with a retail shopping
center. Property on the north side of West 21 st Street North across the street from CUP DP-3 is
CUP2020-00050
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zoned LC and is developed with a grocery store and retail shopping center.
2. The suitability of the subject property for the uses to which it has been restricted: The CUP is
located at a major arterial intersection and is appropriately zoned “LC” Limited Commercial, GC
General Commercial, B Multi-Family, and GO General Office except for uses explicitly prohibited
by the CUP General Provisions. The amendment request retains the GC uses requirement of the
original CUP with the exception of allowing a “Nightclub in the City”. The additional use at this
site is suitable and there is sufficient parking.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: The proposed
CUP amendment should not detrimentally impact nearby property owners to any greater extent
than allowed in GC General Commercial zoning as permitted in the CUP DP-3 language.
Residential development located east of the subject location ranges from 700 feet to 1,000 feet
away; north of the location residential uses are over 1,400 feet away; west of the location residential
uses are over 1,000 feet away; and south of the proposed site residential uses are over 1,400 feet
away.
4. Relative gain to the public health, safety and welfare as compared to the loss in value or the hardship
imposed upon the applicant: Approval of the request represents a gain to the public in that it
contributes to the area’s long term economic opportunity. Regional malls are having to adapt to
existing retail trends and denial would presumably represent a loss in economic opportunity to the
property owner or future tenants. Approval of this application is not anticipated to have a
significant detrimental impact to public health, safety, or welfare.
5. CONFORMANCE TO PLANS/POLICIES: The adopted Wichita-Sedgwick County
Comprehensive Plan, the Community Investments Plan, identifies the site as within the “Established
Central Area. The Plan’s 2035 Wichita Future Growth Concept Map identifies this location as
“New Employment,” encompassing areas that will likely be developed or redeveloped by 2035
with uses predominantly of a commercial nature that is typical of the major arterial intersection.
The proposed amendment to the CUP is in conformance with the Community Investments Plan.
The site is also located within the Wichita: Places for People Plan as a Community Core and an
area of stability. Community Cores are intended to serve multiple neighborhoods near major
arterial intersections. Community Cores are designed to accommodate and balance multiple modes
of transportation to serve a broader range of goods and services provided to a wider community.
Staff recommends that the proposed project does meet the recommendations in the Wichita Places
for People Plan.
6. Impact of the proposed development on community facilities: Existing improvements are in place
to address anticipated demands.
Attachments:
1. Recommended CUP amendment language
2. Aerial Map
3. Zoning Map
4. Land Use Map
5. Lot 5, Block 1, Twin Lakes Addition
6. Site Photos
CUP2020-00050
Metropolitan Area Planning Commission Page 4
Recommended Amended Language to CUP DP-3
Parcel 8:
Parcel 8:
1. Gross Area: 3.68 acres or 160, 335 Sq. Ft.
2. Maximum Building Height: two (2) stories
3. Maximum Land Covered by Building: 74,000 Sq. Ft.
4. Maximum Number of Buildings: 2
5. Permitted Uses: Same as Parcel 2, except that Nightclub in the City will be allowed
in GC zoning district for the Andaluz restaurant use identified as 2106 N. Amidon
Avenue, #20A., located in Lot 5, Block 1, Twin Lakes Addition. Nightclub in the
City, shall be accessory to a restaurant use and subject to supplemental use
regulations in Section III-D.6.w of the Unified Zoning Code.
6. Waiver of 10 ft. planting strip along 20 th Street and Woodrow Avenue, but providing
a 5 ft. planting strip containing plant material selected to serve as a sufficient planting
strip buffer.
NOTE: The waiver for reducing the required 10 ft. planting adjacent to Woodrow Avenue
and 20th Street is approved provided the rear of any future store does not face Woodrow
Avenue.
CUP2020-00050
Metropolitan Area Planning Commission Page 5
Existing Zoning
CUP2020-00050
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Aerial Map
CUP2020-00050
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CUP2020-00050
Metropolitan Area Planning Commission Page 8
Site Plan Lot 5, Block 1, Twin Lakes Addition
CUP2020-00050
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Photos
CUP2020-00050
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CUP2020-00050
Metropolitan Area Planning Commission Page 11
AGENDA ITEM NO. 5
STAFF REPORT
MAPC October 21, 2021
DAB VI October 20, 2021
CASE NUMBER: ZON2021-00043
APPLICANT/AGENT: Via Christi Village McLean, INC (Owner) Robert Kaplan (Agent)
REQUEST: GO General Office with Protective Overlay #379
CURRENT ZONING: SF-5
SITE SIZE: 2.9 acres
LOCATION: Generally located within one-quarter mile north of West Central Avenue and
one-block west of North McLean Blvd.
PROPOSED USE: Senior Home Care, Adult Daycare and Specialized Geriatric Medical Care
ZON2021-00043
Metropolitan Area Planning Commission Page 1
BACKGROUND: The applicant is requesting a zone change from SF-5 Single-Family Residential to GO General
Office for multiple properties on the west side of North Edwards between West Elm and West Murdock; on a 2.9
acre site (6 lots each 263 feet by 75 feet), generally located within one-quarter mile north of West Central Avenue
and one-block west of North McLean Boulevard. The applicant proposes the rezoning to allow Ascension Living
HOPE to provide comprehensive health care for older adults. HOPE coordinates medical appointments, arranges
transportation, provides social opportunities and assists participants in living in their home.
Transition of this area north of the original Riverside Hospital at West Central and McLean Boulevard to West 9th
Street North has been in process since the mid-1990s. The properties on the west side of North Edwards Street
between West Elm and West 9 th Street North were developed with single-family residences through 1983. Between
1983 and 2000 several demolitions occurred in these two blocks.
Property immediately north of the subject site is zoned SF-5 Single-Family Residential and is developed with
multiple dwellings. Located south of the site is SF-5 Single-family Residential developed with a residentially
designed manufactured home. East of the site is zoned GO and is developed with a retirement community complex.
West of the subject property is SF-5 and is developed with single family residences. Within 250 feet north and south
of the subject are properties owned and developed by Via Christi Village McLean, Inc., Riverside Village, Inc. and
Via Christi Senior Services, Inc. which are developed with senior retirement homes/duplexes zoned GO and TF-3
Two-Family Residential (see attached map).
Screening and landscaping will be required per the Unified Zoning Code, Section IV-B.3.d along interior side and
rear yards as follows:
(1) General. Screening of all nonresidential Uses shall be provided along all side or rear Lot Lines Abutting or
across an Alley from a residential zoning District and screening of Multi-Family and Manufactured Home Park
Uses shall be provided along all side or rear Lot Lines Abutting or across an Alley from property zoned TF-3 or
more restrictive.
(2) Solid Screening with Fencing, Screening Walls, evergreen vegetation or landscaped earth berm may be omitted
for Multi-Family, Manufactured Home Park, office and institutional uses along any side or rear Lot Line, or portion
thereof, whenever such development provides at least a 15-foot- wide Landscape buffer Contiguous to such Lot
Line or portion thereof. The buffer shall provide a minimum of one shade tree or equivalent ornamental tree or
evergreen tree and five shrubs for every 30 linear feet of Abutting Lot Line and/or Contiguous property line or one
shade tree or equivalent ornamental tree or evergreen tree every 20 linear feet without shrubbery, in either case with
at least one-third of all plant material being evergreen, or applicable standards of the City of Wichita Landscape
Code if these are more stringent.
CASE HISTORY: In April 1924, the property was platted at Sim Park Gardens Addition. No other cases are
associated with the subject property.
ADJACENT ZONING AND LAND USE:
NORTH: SF-5 Single-Family Residences
SOUTH: SF-5 Single-Family Residences
EAST: GO Retirement Community Complex
WEST: SF-5 Single-Family Residence
PUBLIC SERVICES: The site has driveway access to North Edwards Avenue, which is a paved, two-way local
street at this location with a 60-foot right-of-way. There is no other public access to the site. All public services
are available to the site. The Wichita Fire Department will be able to continue to provide emergency services at
the same level should the zoning change to allow a senior community center.
CONFORMANCE TO PLANS/POLICIES: The adopted Wichita-Sedgwick County Comprehensive Plan, the
Community Investments Plan, identifies the site as within the Established Central Area and is the focus of the
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Wichita Places for People Plan: Urban Infill. The Future Growth Concept Map identifies the area as “Residential,”
which includes special residential accommodations for the elderly. The proposed use in in conformance with the
Community Investments Plan and the Wichita Places for People Plan identifies the area as appropriate residential
development.
RECOMMENDATION: Based upon information available prior to the public hearings, planning staff
recommends that the request be APPROVED per the GO property development standards with the following
conditions in P.O. #379:
1. Off-site parking shall be provided per the Unified Zoning Code Regulations Day Care Center, Limited or
General.
2. Screening shall be required along the north, west and south property lines shall be required per the Unified
Zoning Code, Section VI-B.3.d. The applicant shall submit final site and landscaping plans to the
Metropolitan Area Planning Department for approval before a building permit will be issued.
3. Lighting shall be per the Unified Zoning Code.
4. P.O. #379 shall not be altered, amended or terminated without a public hearing before the Wichita-
Sedgwick County Planning Commission and the Wichita City Council.
5. P.O. #379 shall run with the property.
6. Uses shall be limited adult day care and senior citizens activity center.
7. The hours of operation shall be from 9 a.m. to 5 p.m. Monday through Friday. There will be no activities
on Saturday or Sunday.
8. A site plan indicating location of drive access, pedestrian circulation, and parking spaces shall be approved
by the Metropolitan Area Planning Department.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: Property immediately north of the subject site is
zoned SF-5 Single-Family Residential and is developed with multiple dwellings. Located south of the site
is SF-5 Single-family Residential developed with a residentially designed manufactured home. East of the
site is zoned GO and is developed with a retirement community complex. West of the subject property is
SF-5 and is developed with single family residences. Within 250 feet north and south of the subject are
properties owned and developed by Via Christi Village McLean, Inc., Riverside Village, Inc. and Via
Christi Senior Services, Inc. which are developed with senior retirement homes/duplexes zoned GO and
TF-3 Two-Family Residential (see attached map).
2. The suitability of the subject property for the uses to which it has been restricted: The site is currently
zoned SF-5 and continued use for single-family dwellings. is not feasible and is recommended for
Neighborhood Residential uses.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: There are
existing senior residential uses and senior services located in the neighborhood. Screening would be
required along the west, north, and south property lines of the subject property.
4. Relative gain to the public health, safety and welfare as compared to the loss in value or the hardship
imposed upon the applicant: Approval will provide a wider range senior services needed in the
community.
5. Conformance of the requested change to the adopted or recognized Comprehensive Plan and policies:
The adopted Wichita-Sedgwick County Comprehensive Plan, the Community Investments Plan, identifies
the site as within the Established Central Area and is the focus of the Wichita Places for People Plan:
Urban Infill. The Future Growth Concept Map identifies the area as “Residential,” which includes special
residential accommodations for the elderly. The proposed use in in conformance with the Community
Investments Plan. The Wichita Places for People Plan identifies the area as appropriate residential
development; however, the site is across the street from a senior retirement complex and would provide
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support service for the senior living services in the immediate area. Staff finds that the proposed use in in
conformance with the Wichita Places for People Plan.
6. Impact of the proposed development on community facilities: All services are in place. Increased
demand on community facilities will be minimal based on proposed uses.
Attachments:
1. Aerial Map
2. Zoning Map
3. Land Use Map
4. Ownership Map
5. Proposed Elevations
6. Photos
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Aerial Map
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Zoning Map
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Land Use Map
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Ownership Map
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Proposed Elevation Ascension PACE, Wichita, KS
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Photos
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AGENDA ITEM NO. 6
STAFF REPORT
MAPC October 21, 2021
DAB VI October 20, 2021
CASE NUMBER: ZON2021-00044 (City)
APPLICANT/AGENT: Chris Carney (owner); Adrian Cano (agent)
REQUEST: TF-3 Two-Family Residential
CURRENT ZONING: SF-5 Single-Family Residential
SITE SIZE: 0.17 acre
LOCATION: Generally located within one-quarter mile east of Zoo Boulevard and two
blocks south of West 9th Street North along West Murdoch Street.
PROPOSED USE: Duplex
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BACKGROUND: The applicant/owner is requesting the rezoning of Lot 7, Reeves 2 nd Addition from SF-5
Single-Family Residential to TF-3 Two Family Residential. The subject property is generally located within
one-quarter mile east of Zoo Boulevard and two blocks south of West 9th Street North along West Murdoch
Street. The subject site is currently undeveloped.
The applicant does not have a site plan or elevations for the future duplex at this time. The duplex will be
required to meet the property development standards of the TF-3 zoning district in the zoning code.
Properties to the north and west of the subject site are zoned SF-5 Single-Family Residential and developed
with single-family homes. The property to the east of the subject site is zoned SF-5 Single Family Residential
and is currently undeveloped. Properties to the south of the subject site are zoned B Multi-Family and
developed with multi-family units.
CASE HISTORY: On August 16, 1956, the property was platted as Lot 7, Reeves 2nd Addition. No other
zoning cases are associated with this property.
ADJACENT ZONING AND LAND USE:
NORTH: SF-5 Single-family residences
SOUTH: B Multi-family residences
EAST: SF-5 Undeveloped
WEST: SF-5 Single-family residences
PUBLIC SERVICES: West Murdoch Street is a local, paved street with a 60-foot right-of-way and on-street
parking. A sidewalk is located along the south side of West Murdoch Street. All municipal services are
available to the property.
CONFORMANCE TO PLANS/POLICIES: The requested zoning would continue to allow the property to be
in conformance with the Community Investments Plan and the Wichita: Places for People Plan.
The Community Investments Plan: The requested zoning aligns with the goals of the Community Investment Plan.
The Community Investments Plan (the Wichita-Sedgwick County Comprehensive Plan) includes the 2035 Wichita
Future Growth Concept Map. The Map identifies the area in which the site is located to be primarily appropriate
for residential uses and defines residential uses as a variety of housing types including duplexes.
Wichita: Places for People Plan: The requested zoning aligns with the goals of the Wichita: Places for People Plan.
The Wichita: Places for People Plan provides recommendations for urban infill development in the Established
Central Area (ECA). The subject site is located within the ECA. In general, the ECA is envisioned as “a place
for people - a place that provides for the movement of people - on foot, on bike and through transit - in balance
with automobiles.”
Strategies: The Plan recommends strategies to help guide the community in their actions to create walkable
places within Wichita. The requested zoning aligns with Strategy 5, “Provide a diversity of housing options
to attract new residents and allow existing residents to remain in the ECA.” The proposed duplex would
provide a housing option that otherwise is limited in the area. The requested zoning also aligns with
Strategy 6, “Encourage infill and redevelopment that is contextual to the environment in which it is
occurring.” The proposed rezoning would allow infill within the undeveloped zoning lot that is residential
in nature and compatible with the surrounding area.
Current Condition: The subject property is located within an area identified as an “area of stability.” The
Places for People Plan defines Areas of Stability as those “areas that exhibit less stress, or fewer economic,
connectivity and accessibility issues than the Areas of Opportunity. Areas of Stability require fewer
interventions and potentially less public investment to maintain a stable development environment and
community.”
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Nodal Development Pattern: The Places for People Plan recommends a nodal development pattern that
creates a critical mass at the center of a node and transitions in scale and intensity as uses shift from
commercial to residential. The subject property does not fall within the node, transition, or edge areas of
an identified node. The plan depicts Central and West as the nearest node and categorizes it as a
“Community Core.”
RECOMMENDATION: Based upon the information available at the time the staff report was completed,
staff recommends APPROVAL of the zone change request. Staff also recommends that the duplex conform
to the Wichita: Places for People design recommendations (not requirements) as follows:
1. Garages. The garage face shall occupy no more than 50 percent of the ground-level façade facing the
street and may not project more than five feet in front of the main facade.
2. Entrances. Pedestrian scaled entry shall be a prominent feature of the front elevation. Front doors
shall be oriented to the street in front of the units.
3. Windows and Transparency. Transparent windows and/or doors facing the street are required. To
meet this requirement, at least 10 percent of the façade must be transparent. The façade is measured
from the base of the house to the start of the roofline and any other vertical walls facing the street,
except for gabled portions of the facade not containing livable floor area. Garages facing the street
shall count as part of the façade.
4. Roof Design. Roofs shall have variation in roof planes in order to break up the large roof mass through
dormers, gables, or changes in elevation. Roof forms and roof pitches of porches, dormers and garages
shall be consistent and complement the building style within the neighborhood.
5. Siding materials. Siding materials shall be appropriate to the architectural style of the structure.
Traditional materials consistent with the neighborhood architectural styles are encouraged such as
wood, masonry and brick. Siding materials and window trim should be consistent on all sides of the
structures.
6. HVAC. HVAC units shall be located away from the front of the buildings and screened from public
view through landscaping and/or screen walls.
This recommendation is based on the following findings:
1. The zoning, uses and character of the neighborhood: Properties to the north and west of the subject
site are zoned SF-5 Single-Family Residential and developed with single-family homes. The property
to the east of the subject site is zoned SF-5 Single Family Residential and is currently undeveloped.
Properties to the south of the subject site are zoned B Multi-Family and developed with multi-family
units.
2. The suitability of the subject property for the uses to which it has been restricted: The property
is presently zoned SF-5 Single Family Residential and could be redeveloped with a single-family
home.
3. Extent to which removal of the restrictions will detrimentally affect nearby property: Most
subdivisions platted and developed prior to the 1960s are in use as single-family residences and
duplexes. Because of the similarity of residential use, the UZC does not require screening between SF-
5 and TF-3 zoning districts.
4. Conformance of the requested change to the adopted or recognized Comprehensive Plan and
policies: The requested zoning would continue to allow the property to be in conformance with the
Community Investments Plan and the Wichita: Places for People Plan.
The Community Investments Plan: The requested zoning aligns with the goals of the Community
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Investment Plan. The Community Investments Plan (the Wichita-Sedgwick County Comprehensive Plan)
includes the 2035 Wichita Future Growth Concept Map. The Map identifies the area in which the site is
located to be primarily appropriate for residential uses and defines residential uses as a variety of housing
types including duplexes.
Wichita: Places for People Plan: The requested zoning aligns with the goals of the Wichita: Places for
People Plan. The Wichita: Places for People Plan provides recommendations for urban infill
development in the Established Central Area (ECA). The subject site is located within the ECA. In
general, the ECA is envisioned as “a place for people - a place that provides for the movement of
people - on foot, on bike and through transit - in balance with automobiles.”
o Strategies: The Plan recommends strategies to help guide the community in their actions to create
walkable places within Wichita. The requested zoning aligns with Strategy 5, “Provide a diversity
of housing options to attract new residents and allow existing residents to remain in the ECA.” The
proposed duplex would provide a housing option that otherwise is limited in the area. The requested
zoning also aligns with Strategy 6, “Encourage infill and redevelopment that is contextual to the
environment in which it is occurring.” The proposed rezoning would allow infill within the
undeveloped zoning lot that is residential in nature and compatible with the surrounding area.
o Current Condition: The subject property is located within an area identified as an “area of stability.”
The Places for People Plan defines Areas of Stability as those “areas that exhibit less stress, or
fewer economic, connectivity and accessibility issues than the Areas of Opportunity. Areas of
Stability require fewer interventions and potentially less public investment to maintain a stable
development environment and community.”
o Nodal Development Pattern: The Places for People Plan recommends a nodal development pattern
that creates a critical mass at the center of a node and transitions in scale and intensity as uses shift
from commercial to residential. The subject property does not fall within the node, transition, or
edge areas of an identified node. The plan depicts Central and West as the nearest node and
categorizes it as a “Community Core.”
5. Impact of the proposed development on community facilities: Development of the property with
the requested zoning is not anticipated to have significant adverse impacts on community facilities or
resources. All public improvements are available to serve the property.
Attachments:
Aerial Map
Zoning Map
Land Use
Photos
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Subject property looking north
Property west of subject property, looking north
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Property east of subject property, looking northeast
Property south of subject property, looking south
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