Fit and Clean

 

Fw: time

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From: Sylvia Davis <sdavis@topeka.org>
Sent: Sunday, May 10, 2026 7:37 PM
To: Henry McClure <mcre13@gmail.com>; Colton Marcotte <cmarcotte@driggsdesign.com>; Aaron Wolfe <awolfe@driggsdesign.com>
Subject: RE: time

 

Henry,

 

Following up with you after our site visit.  The stream that crosses your property is a Type II.  I’m including a table from our stream buffer ordinance below for your reference. You will see that it refers to the GIS-based stream buffer shapefiles for Topeka.  The Utilities Exploration Map is located at the following link:  Utilities Exploration Map. I’ve taken a screenshot of what the buffer looks like over your parcel and you can see that it allows for you to remove more of the vegetation on the north side of the channel given the outer area of the channel almost completely mirrors the 25’ streamside area.

 

I hope this is helpful.  Please let me know if you have additional questions.

 

Regards,

Sylvia

 

 

 

 

 

 

 

 

From: Henry McClure <mcre13@gmail.com>
Sent: Saturday, May 9, 2026 5:11 PM
To: Colton Marcotte <cmarcotte@driggsdesign.com>; Aaron Wolfe <awolfe@driggsdesign.com>; Sylvia Davis <sdavis@topeka.org>
Subject: time

 

Notice: -----This message was sent by an external sender-----

 

 

Driggs 

 

Help me 

 

Colton - can we superimpose this stream buffer - on our plan that show all the land 

 

Please 

 

H  

 

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From: Henry McClure <mcre13@gmail.com>
Sent: Saturday, May 9, 2026 10:47 AM
To: Sylvia Davis <sdavis@topeka.org>
Subject: time

 

Thanks for your time

 

 

 

MCRE, LLC

3625 SW 29^th Street

Topeka KS 66614

785.383.9994

It's All Part of the Plan, Baby:

A Deep Dive into Topeka's LUGMP 2040 and Why Development at 37th & Gage Is Exactly What the Growth Management Plan Ordered.

The official 2014 City of Topeka video City of Topeka Land Use and Growth Management Plan (uploaded September 19, 2014, by the City of Topeka channel) is the straight-from-the-source explainer of the Land Use & Growth Management Plan 2040 (LUGMP 2040)—the blueprint that still guides every smart-growth decision in Topeka today. Narrated with clear visuals, maps, and commentary from then-Planning Director Bill Fiander (listed as "Fyander" in the transcript), the roughly 8-minute piece lays out a no-nonsense vision: fiscally responsible, sustainable, planned growth that prioritizes infrastructure-first development over sprawl. And right in the heart of that vision? The Urban Growth Area (UGA)—specifically the southwest corridor that includes the 37th & Gage intersection.

Here's the beautiful part: every acre, every pad site, every mixed-use proposal, and every road improvement happening at 37th & Gage right now isn't some rogue expansion—it's textbook LUGMP execution. The plan literally calls it out by name as a future Mixed Use Node. Development there is not just allowed; it's justified and encouraged as the smart, compact way to grow. Let's pull it straight from the video and the official LUGMP 2040 document itself.

1. The UGA + Service Tiers Framework: 37th & Gage Sits in the "Ready Zone" (Tier 2)

The video breaks future growth into three clear tiers inside the designated Urban Growth Area:

• Tier 1 (highest priority): Existing city limits where police, fire, water, sewer, and roads are already in place or planned.
• Tier 2: Areas "most ready for annexation" where all five services can be extended without massive new investment—exactly the compact, sustainable footprint the plan wants.
• Tier 3: Longer-term areas to plan for but not develop yet.

37th & Gage sits squarely in the southwest portion of the UGA (Tier 2 territory). The LUGMP map and text explicitly designate this corridor for planned urbanization because the infrastructure backbone (roads like Gage Blvd., utilities, and proximity to existing city services) makes it efficient. The video hammers this home: "The plan guides the future sequencing of growth in Topeka to ensure investments in infrastructure and services are in place prior to development." No random sprawl—only sequenced, ready-to-go nodes like 37th & Gage.

2. Nodal Mixed-Use Development at High-Traffic Intersections = The Official Strategy

The LUGMP doesn't just wave at the southwest UGA—it names the intersection. On the Future Land Use Map and supporting tables, SW 37th Street and SW Gage Blvd. is listed as one of the key Mixed Use Nodes with a projected 17,000 Average Daily Traffic (ADT) volume. That's not an afterthought; it's a deliberate callout alongside other nodes like 37th & Wanamaker or 37th & Burlingame.

The plan explains why these nodes matter: they create compact, walkable, mixed-use centers (commercial + residential + office) that serve multiple neighborhoods efficiently. The video reinforces this with downtown Topeka as the "poster child" of compact development—mixed uses, transportation choices, higher return on existing pipes and pavement. Applying that same logic to 37th & Gage means nodal development here delivers exactly what the LUGMP wants: shorter trips, density that pays for services, and fiscal health instead of spreading thin.

3. Fiscal Responsibility & Avoiding Sprawl: The Core Justification

The video lays out the cold math why unplanned fringe growth hurts:

• Since 1960, Topeka's land area grew 65% while population grew only 7% → less dense, more expensive services.
• Only 2 out of 10 new Shawnee County residents moved inside city limits (vs. 8 out of 10 in Lawrence) → lost tax base and higher per-capita costs.
• 1,200+ vacant platted lots inside city limits already exist → but the UGA is the planned place to add more when ready.

Developing the 37th & Gage node follows the plan's "pillars": promote compact development, invest where we already are (or where services can be extended cost-effectively), and achieve urban densities. The video quotes Fiander directly on services being "in place or planned" before growth. Current road projects (Huntoon/Gage reconstruction, Southwest Parkway extensions) and utility work are the exact infrastructure sequencing the LUGMP demands. It's not "sprawl"—it's the plan delivering higher ROI through nodal density.

4. Mixed-Use & Commercial at 37th & Gage: Explicitly on the Menu

The LUGMP Future Land Use Map and text support Mixed Use and Neighborhood Commercial categories at these UGA nodes. The video celebrates mixed-use examples and calls for "housing choices, transportation choices, walkable neighborhoods" to attract younger residents and take pressure off streets. That's precisely why PUD zoning, C-2/C-4 allowances, and recent approvals (42-unit multifamily, site grading for retail pads, commercial listings) fit like a glove. The plan even anticipates traffic growth at 37th & Gage and builds the road network to support it—meaning commercial viability is baked in.

Bottom Line: It's All Just Part of the Plan, Baby

Watch the 2014 video and then look at what's happening at 37th & Gage in 2026—site prep, road upgrades, mixed residential-commercial momentum—and it clicks: this is the LUGMP 2040 working exactly as designed. The plan didn't leave development at 37th & Gage to chance; it identified the intersection, assigned it nodal status in the UGA, tied it to infrastructure sequencing, and justified it as the fiscally smart, compact-growth antidote to sprawl.

Every shovel of dirt, every new apartment unit, every future retail pad is the plan in action. Bill Fiander and the Planning Commission laid this out over a decade ago, and the city is simply following through. No surprises, no deviations—just smart, sustainable growth at the intersection the LUGMP 2040 explicitly highlighted.

It's all part of the plan, baby. And it's unfolding beautifully. 

https://37gage.blogspot.com/2020/02/time-to-revisit-this-today.html 

Review Bill's work

Crexi.com https://www.crexi.com/properties/909586/kansas-37th-and-gage #Commercialrealestate

Crexi.com https://www.crexi.com/properties/909586/kansas-37th-and-gage #Commercialrealestate for sale

FW: [EXT]: RE: SW 37th & Gage

 

 

From: Anderson, Dana <Dana.Anderson@macerich.com>
Sent: Wednesday, October 11, 2023 8:13 PM
To: Henry McClure <mcre13@gmail.com>
Subject: Re: [EXT]: RE: SW 37th & Gage

 

Let's discuss.

Sent from my iPhone

On Oct 11, 2023, at 6:36 PM, Henry McClure <mcre13@gmail.com> wrote:



Thanks for you consideration and time

 

From: Michael G Hall <mghall@topeka.org>
Sent: Wednesday, October 11, 2023 5:26 PM
To: mcre13@gmail.com
Cc: Zach Stueve <zstueve@topeka.org>
Subject: SW 37th & Gage

 

Henry –

I am responding to your questions about developing a roughly 2 acre tract of land at the northwest corner of an 18 acre parcel (parcel ID #1452201002002000) west of Gage Blvd on the south side of the right-of-way for SW 37^th Street as shown in the aerial below. 

 

The property is zoned R-1 Residential primarily for single family residential land use. 

 

Subdividing the parcel for the construction of a single family residence will require the developer to submit and obtain approval of a subdivision plat.  As part of that subdivision review process, the City will determine what the requirements are for taking access from the south end of SE Eveningside Drive.  It is possible a cul de sac or other form of vehicular turnaround will be required.  I think you can expect that dedication of right-of-way for SW 37^th Street will be required. 

 

Access to the 2 acre tract from the south is difficult because of the stream buffer.  The 2+ acre tract of land is on the north side of a "stream buffer".  Topeka city code restricts the types of activities permitted in stream buffers with the intent of controlling erosion, stabilizing stream banks, providing infiltration from storwater runoff and thus removing pollutants from stormwater, and other objectives.   Clearing of vegetation in stream buffers is restricted.  Stream crossings are restricted although may be permitted under certain circumstances upon approval by Topeka's Director of Utilities.  If someone is interested in building a stream crossing, I recommend they get direction from the Utilities Department staff, including but not limited to the City's stormwater engineer.  Crossing a stream buffer for vehicular access may require a variance to the stream buffer standards.  As I understand, relocating a stream buffer requires substantial engineering analysis and design.  I have copied Topeka's stormwater engineer Zach Stueve on this email in the event you need his expertise.   Open the link below for the City's stream buffer regulations. 

 

https://topeka.municipal.codes/TMC/17.10

 

Please feel free to contact me if and when you want to develop this land. 

 

 

Mike Hall, AICP

Land Use Planning Manager

Planning & Development Department

City of Topeka

785-368-3008

 

 

<image001.png>

FW: [EXT]: Eveningside Development

 

 

From: Anderson, Dana <Dana.Anderson@macerich.com>
Sent: Thursday, November 9, 2023 11:07 AM
To: Tyler Wible <wible.pd@gmail.com>; Henry McClure <mcre13@gmail.com>; craig.allen.mccullah@gmail.com; Falley, Linda <Linda.Falley@macerich.com>; Bryan Falk <bryan@falk-architects.com>
Subject: RE: [EXT]: Eveningside Development

 

Just for the record; the city does not plan to extend 37^th street over the stream barrier on the North side of this lot. 37^th will leave Gage as shown but will bend South to stay on the South side of the stream barrier. Our access will be from the existing street directly North of our property. I think Henry understands this.

 

From: Tyler Wible <wible.pd@gmail.com>
Sent: Wednesday, November 8, 2023 4:39 PM
To: Anderson, Dana <Dana.Anderson@macerich.com>; Henry McClure <mcre13@gmail.com>; craig.allen.mccullah@gmail.com; Falley, Linda <Linda.Falley@macerich.com>; Bryan Falk <bryan@falk-architects.com>
Subject: [EXT]: Eveningside Development

 

Here is all the info I have on the potential corner parcel fed off of Eveningside.

 

Thank you all for your time.

 

--

Tyler Wible

Wible Property Development LLC

(785) 430-0697

where oh where are we going to get the sewer

 

Wastewater Pipe:

Facility ID	5166
Primary Material of Segment	PVC
UPSTRM INV
DNSTRM INV
Status	Active
As-Build Length	244.90
Pipe Height	8"
Pipe Width	8"
Type	Collector
Combined Sewer?
Original Install Date	2/28/2003 6:00 PM
Lining
SHAPE.STLength()	243.73

 

 

Stormwater Manhole:8398

Material	Cast In Place
Lid Type	Standard Lid
Structure Shape	Circle
Structure Size	0
Status	Active
RIM Elevation	992.55
Depth	8.58
Manhole Type	Manhole Type I
Install Date
Combined Sewer	No

Henry McClure "Live"

37th and Gage Concept Plan CFS

 

CFS is on the job - Thanks Kevin Holland