From: Michael G Hall <mghall@topeka.org>
Date: Fri, Jan 24, 2025 at 3:50 PM
Subject: SW 37th and Gage
To: Henry McClure <mcre13@gmail.com>
Henry –
I am responding to your proposal to rezone the property at the SW corner of SW 37th and Gage as shown on your exhibit (attached).
The land you propose for C-2 Commercial zoning is 10.7 acres . C-2 zoning allows retail sales, restaurants, and a wide variety of other commercial land uses. We discussed with you some factors that lend support to C-2 zoning as proposed. For example, the C-2 tract would be limited to 10 acres, sized to accommodate neighborhood retail development which could be considered appropriate at this intersection of two arterial streets. That being said, it is difficult to predict the concerns that could arise once a rezoning application is under review and goes before the planning commission.
The 10 acres are currently outside city limits and annexation must be approved before the City can approve rezoning. Therefore, before applying for rezoning, the owner must grant their written consent to annexation. And, when applying for rezoning the 10 acres I recommend the applicant submit a written explanation of why C-2 zoning is being proposed, including the nature of the land use anticipated for the site. The applicant will be required to conduct a neighborhood meeting and an explanation of development plans is important for that meeting and for the planning commission. The next deadline for a rezoning application is the noon, Friday, February 7th.
The land you propose for X-1 Mixed Use zoning is roughly 20 acres. The west 15 acres of this site is in city limits and zoned R-1 single family residential; the east 7-8 acres of the site are not in city limits and zoned RR-1 Rural Residential. X-1 allows a broad variety of residential and commercial uses including but not limited to single family homes; duplex and multi-family residential; retail stores; and restaurants with or without drive-through operation. Rezoning such a large area to X-1 is not recommended. We discussed with you the possibility of multi-family residential use on the land west of the commercial zoning. That might be an appropriate land use, but rezoning is premature until there is a project (a particular land use) in mind.
Thank you.
Michael Hall, AICP
Senior Land Use Planner
Planning & Development Department
City of Topeka
620 SE Madison St.
Topeka, KS 66607
785-368-3728
785-368-3008 Direct