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Metropolitan Area Planning Commission - Wichita-Sedgwick County Board of Zoning Appeals Meeting

Documenter name: Susan Miner

Agency: Wichita-Sedgwick County Board of Zoning Appeals

Date: May 22, 2025

See more about this meeting at Documenters.org

Notes

May 22, 2025, Metropolitan Area Planning Commission (MAPC) Meeting

Ronald Reagan Building, 271 West Third Street, 2nd Floor

Commissioners Present: Chair Bryan Frye, Vice-Chair Bob Aldrich, Doug Hye, Jocelyn Clonts, Leon Moeder, John McKay, Bob Dool, Hugh Nicks, Chuck Warren, Joe Johnson, John Williams-Bey

Commissioners Absent: Cindy Miles, Bill Johnson, Tony Zimbelman

Staff Present: Planning Director Scott Wadle, Planners Christina Rieth, Brad Eatherly, Moumita Kundu, and Philip Zevenbergen; Zoning Administrator JR Cox, Assistant City Attorney Abigail Burgess, Assistant County Counselor Samantha Seang

Chair Bryan Frye called the meeting to order at 1:30 p.m.

Several agenda items were taken on consent and unanimously approved which nclude:

VAC2025-00014, 2138 S. Bedford: The applicant is seeking approval to install a carport on a concrete pad that was poured before he realized the structure would violate the 30-foot setback requirement. Since the carport would be closer to the street than the house, it requires approval of reducing the setback and additional approval of the  location near the street. The MAPC Subdivision and Utility Advisory Committee recommended approval.

CON2025-00067, 933 N. Indiana Avenue: The owner requested approval to convert his detached garage to an accessory apartment. Since the garage was built in 1940 on the rear property line, it does not conform to current setback requirements. The proposal is in conformance with the adopted plans for the area and appears appropriate for the residential locale, so staff recommended approval of the request.

PUD2025-00007, 2104 W. 45th Street South: Southwest Boys Club requested rezoning to create Southwest Boys Club Planned Unit Development to provide indoor and outdoor recreation and entertainment. Staff recommended approval with modest requirements for parking and screening.

PUD2025-00008, East Lincoln Street, east of S. Greenwich Road: The applicant asked for a zoning change to build single-family homes with special rules, including placing homes directly on one side of the property line. Staff recommended approval  for this request with conditions involving signage and design conformity with the neighboring residences.

ZON2025-00019, 5725 East Central Avenue: The owner requested a zone change from Single-Family Residential to Neighborhood Retail in order to allow a beauty salon and massage service business on the property. Staff recommended a Protective Overlay to limit potential detrimental impact on nearby residential properties.

Hearings

Hearings were held on four agenda items:

PUD2025-00003, West 79th Street South and S. Seneca (South of Haysville): Evergy Kansas South requested a zoning change to allow creation of the Appaloosa Substation Planned Unit Development. While the site is identified as appropriate for residential use by the Haysville Future Community Growth Patterns Map, locating the electrical substation there would provide services necessary for growth. The surrounding properties are agricultural fields, and there are no current plans for residential development nearby. The Haysville Planning Department requested landscaping along the north and west property lines, where the site could in the future abut residential development. Staff recommended approval with additional landscaping requirements. Commissioners considered the agent’s explanation as to why Evergy needs to limit trees near the substation for security reasons and space limitations. The board voted 6 to 5 to approve the request and remove the landscaping requirements.

PUD2025-00006, 12421 East Central Avenue: The applicant requested rezoning to permit construction of Central Garage Condos, a self-storage business. Due to nearby residences, staff recommended additional landscaping and restrictions on signage, lighting, and height. Several residents of the neighborhoods on both sides of Central spoke in strong opposition to the nature, size, and appearance of the proposed metal building that was intended for automobile storage as well as “man cave” and party space. They voiced concerns about loss of property values, increased crime with nighttime access, water runoff contaminating the neighborhood lake, and detrimental effects on the wildlife and quiet ambiance they want to protect. The agent confirmed that the plan would control drainage toward the city storm sewer and pointed out that the current General Office zoning allows buildings taller than the 35-foot height proposed for this building. The owner accepts all staff recommendations and limitations. Commissioners voted 6 to 5 to approve the request with staff recommendations.

ZON2025-00017, West side of South Rock Road, north of East 47th Street South: The applicant requested a zone change from Industrial Park Airport District to General Commercial with a Protective Overlay but did not specify what use it intended. In recommending denial, staff referred to past denials for a zone change for the site based on extensive study of what would be appropriate use of land so close to McConnell Air Force Base. The agent explained that the site has not been developed due to its proximity to McConnell and lack of water and sewer service. The current owner, in requesting General Commercial zoning, agrees to being limited to commercial and industrial uses but requests that public and civic uses also be retained. Staff referred to the noise contours from McConnell and limitations on high traffic intensity so near the flight pattern as additional factors limiting development on the parcel. A motion to deny the request was replaced by a substitute motion to approve with a Protective Overlay for commercial uses permitted by right in the Industrial Park Airport district as well as industrial and public and civic uses allowed in General Commercial. The vote to approve passed 6 to 5.

ZON2025-00021,185 East 47th Street South: The application was for a zone change from Limited Industrial to General Commercial to allow for residential use. Staff recommended denial because residential use is incompatible with the South Wichita Land Use Plan, the Community Investments Plan, and current surrounding industrial use and proposed commercial use. The agent noted that the property next to this one is zoned General Commercial and thus would be allowed to build residential units. The owner stated that the parcel has been vacant for 25 years and needs to be utilized. Staff clarified how this specific CUP (conditional use permit) designation allows other uses as permitted in the underlying zoning district, which can be interpreted to allow residential use. Commissioners voted unanimously to approve due to the unique CUP and comments of the applicant.

Chair Frye adjourned the meeting at 3:45, wishing all a happy Memorial Day and announcing that the next MAPC meeting would be June 12, 2025.

Summary

• Commissioners may vote to approve a case recommended for denial by staff if they find new information during the hearing.
• Commissioners often approve cases that residents strongly oppose.
• Many factors can influence if or how a property can be developed.

Follow-Up Questions

• How will the case approved by the Commission but opposed by residents fare at the District Advisory Board?
• What development plan will take shape on the property so near McConnell Air Force Base?

If you believe anything in these notes is inaccurate, please email us at dhaslam@kansasleadershipcenter.org with "Correction Request" in the subject line.

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