Eveningside Northwest Parcel (37th & Gage) – Professional Development Briefing

Prepared by Wible Property Development LLC

Based on initial consultation with Mike Hall, City of Topeka Planning Department

Executive Summary

Tyler Wible of Wible Property Development LLC conducted a targeted consultation with Mike Hall, City of Topeka Planning, regarding the northwest corner parcel at the intersection of SW 37th Street, SW Gage Boulevard, and Eveningside. The discussion yielded clear, actionable guidance on parcel configuration and zoning strategy.

Core Recommendation: Separate the parcel by following the centerline of the stream buffer. This produces a clean ±2.48-acre parcel while allowing the City’s standard 20-foot building restriction to be measured from the new property line (within an area the team does not intend to develop anyway).

Mike Hall recommended pursuing M-2 PUD zoning. This classification is specifically designed for attached multi-family and townhome-style development and, when processed as a Planned Unit Development, provides the flexibility needed to cluster units efficiently on this irregularly shaped site while respecting the stream corridor, utilities, and surrounding context.

This approach positions the project for higher unit yield through thoughtful clustering, stronger design review outcomes, and better integration of the natural stream buffer as an amenity rather than a constraint.

Parcel Configuration Strategy

By anchoring the new western/southern boundary to the center of the stream buffer, the team achieves:

• A well-defined ±2.48-acre parcel suitable for independent development and future platting.
• Compliance with the City’s building restriction/setback measured from the new property line.
• Logical separation from the remainder of the larger tract while preserving the stream corridor’s function.

Supporting Measurements (from Wible’s field review and mapping):

• Approximate distance from stream buffer centerline to buildable land: ±38 feet.
• Distance from buildable land to sewer main (green): ±112 feet.
• Identified buildable pockets:
  • Northwest of sewer main / south of water main: ±0.63 acres.
  • Southeast of sewer main / north of stream buffer: ±0.99 acres.
• Combined buildable area in the two pockets: ±1.62 acres (balance of the 2.48 acres includes the stream buffer transition and necessary setbacks/easements).

Water (blue) and sewer (green) mains are clearly mapped; their locations will influence access, utility extensions, and phasing but do not appear to preclude clustered development.

M-2 PUD Zoning – Detailed Explanation

M-2 Multiple-Family Dwelling District (Topeka Municipal Code Title 18) is the appropriate base zoning for this type of project. Its stated purpose is to accommodate attached dwelling units containing three or more units — explicitly including townhouses, condominiums, cooperatives, and similar clustered housing — while serving as a transitional district between lower-intensity residential areas and more intensive uses.

Key M-2 Standards (current code):

• Maximum Density: 25 dwelling units per acre (base). A 40% density bonus (up to 35 du/acre) is available when at least 30% of units are affordable (≤60% AMI).
• Dimensional Standards: 7,000 sq ft minimum lot area, 60% maximum building coverage, 50 ft maximum height, front/rear setbacks of 25 ft, and side setbacks of 5 ft (with zero side setback permitted between attached units — ideal for townhomes).
• Use Intent: Strongly supports connected/cluster housing rather than scattered single-family lots.

Why PUD (Planned Unit Development) is the right vehicle: A straight M-2 rezoning would lock the project into more rigid application of the above standards. Processing as (or with) a PUD allows the City and developer to negotiate a customized development plan that can include:

• Modified or averaged setbacks and lot configurations to maximize clustering around the stream and utilities.
• Creative site design that treats the stream buffer as protected open space/amenity (strengthening the application).
• Integrated parking, access, stormwater, and landscaping standards tailored to the ±2.48-acre site.
• Higher effective unit yield through good design without needing variances.

Process Overview (Topeka):

1. Pre-application meeting with Planning staff (already initiated via Mike Hall).
2. Preparation of a detailed concept/preliminary development plan and site plan showing building locations, unit counts/types, parking, access, open space/stream buffer treatment, and phasing.
3. Neighborhood Information Meeting (typically required).
4. Planning Commission public hearing and recommendation.
5. City Council consideration and approval of the PUD/master plan.

Once approved, the PUD functions as the site-specific zoning control, giving both the developer and City certainty while allowing the flexibility this constrained but promising parcel needs.

Rough Density Potential (illustrative only): On the ±1.62 acres of identified buildable land, M-2 base density could theoretically support in the range of 30–40 units depending on final layout, unit mix (townhomes vs. larger buildings), parking requirements, and open space allocation. PUD flexibility, combined with the clustering Mike Hall endorsed (“as many units as we can in connection with one another”), makes the higher end of that range more achievable while still delivering a high-quality project.

Illustrative Concepts & Site Plan Context

Pages 5–7 of the supporting materials include conceptual site plans (FALK) for a 37th & Gage housing development. These show clustered building footprints arranged around a central feature near the stream corridor — exactly the kind of efficient, connected layout that M-2 PUD is designed to facilitate. The plans demonstrate how units can be grouped to respect the stream buffer while creating a cohesive residential environment. These or similar layouts can serve as the starting point for the formal PUD concept plan.

Strategic Opportunities & Considerations

• Stream Buffer as Asset: Treating the buffer as protected open space/amenity (rather than just a setback) strengthens both the PUD justification and long-term marketability.
• Utilities & Access: Early coordination with water/sewer providers and City engineering on extensions and connections will be important.
• Grading, Drainage & Retaining Walls: Ongoing work with Tyler Wible’s team and McCoys Industries on grading, erosion control, and retaining walls aligns well with preparing a strong PUD submittal.
• Neighborhood Context: The transitional nature of M-2 and the PUD’s emphasis on quality design help address compatibility with nearby single-family areas.
• Affordable Housing Bonus: If the project goals include workforce or affordable components, the density bonus to 35 du/acre could be leveraged.

Recommended Next Steps (Professional Path Forward)

1. Formal Pre-Application Follow-Up — Schedule a more detailed pre-app meeting with Planning (Mike Hall or assigned staff) once a preliminary concept layout is ready.
2. Concept Site Plan Development — Engage civil engineering and architecture to produce a PUD-quality concept plan showing unit count, clustering, parking, access, and stream buffer treatment.
3. Utility & Engineering Coordination — Confirm sewer/water capacity and connection points; integrate any required drainage or traffic studies.
4. PUD Application Package — Prepare in accordance with City’s “PUD – standard format and notes” and related checklists (includes master plan, site plan details, etc.).
5. Team Alignment — Coordinate with project ownership and development principals on overall development objectives, target unit mix, and any affordable housing or market positioning strategy.

Wible Property Development LLC is positioned to deliver a well-prepared, code-responsive proposal that respects City guidance while maximizing the site’s potential. This M-2 PUD path offers both regulatory flexibility and a clear framework for approval.

Would you like me to:

• Draft a polished one-page memo version of this briefing suitable for sharing with the broader team or City staff?
• Help outline the specific elements needed for a PUD concept plan?
• Pull together comparable approved M-2 or PUD projects in Topeka for reference?

This positions the project — and Wible’s contribution — as thorough, professional, and ready for the next phase of advancement.