Ingress /Egress

 

We must work around the stream buffer ....... #mcre

 

36 Acres #commercialrealestate

#commercialrealestate

Nice haircut

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Time to revisit this - today

From: Bill Fiander <bfiander@Topeka.org>
Sent: Monday, June 4, 2018 5:25 PM
To: Henry McClure <mcre@cox.net>
Cc: 'Aaron Mays' <amaystopeka@gmail.com>; 'Anderson, Dana' <Dana.Anderson@macerich.com>; Dan Warner <DWarner@topeka.org>; Michael Hall <mghall@topeka.org>; Douglas Gerber <dgerber@topeka.org>; Brent Trout <btrout@topeka.org>
Subject: RE: 37th and Gage

Henry,

Here is our understanding of your zoning options at this point…

·       Our big goal is to complete a master plan for the surrounding 500-acre urban growth area with a market study component to look at what the future land use, absorption, and phasing could look like and how to finance the infrastructure prior to programming any City capital investments or approving development. My hope is to start this plan in 2019 if not sooner.

·       We can support a limited C-2 re-zoning up to 6-8 acres without an overall master plan. This roughly equates to 80-100k square feet of retail development. I don’t know if that will require an extension of SW 37^th/Southwest Parkway or other streets to the west. Traffic study would guide us there.

·       We can support a larger Mixed Use conceptual PUD on entire 18 acres without an overall master plan for the 500 acres. Mixed use would include C-2 commercial, office, multi-family, or attached dwelling units connected within same building and/or project area. This probably will trigger extension of streets prior to or commensurate with development.

• Both options assume…

• Full 18 acres included in platting, dedication of ROW, annexation, stormwater management study, traffic impact study, etc.
• Collaboration between City team and applicant team on preferred street/block layout absent an overall master plan
• Timing of road extensions will be dependent upon development phasing, traffic study, and further discussion with Public Works
• All pre-development costs and public infrastructure improvements are expected to be born by developer although street/sewer work could be explored for City participation or financing tools (e.g., CID, benefit district)
• Any re-zoning/platting west of 18-acre tract can be supported after overall master plan is completed for the larger area and is consistent with its recommendations for land use, phasing, infrastructure financing, etc.  

Since you’re sharing videos, I think it would be good to share our LUGMP video which sums up the City’s smart growth management policies https://youtu.be/kMK8alutJHo. This is what our Governing Body has adopted and what guides us. In short, our priorities are to grow first where our services are already in place…a more vertical footprint and not so much of a horizontal footprint. We have over 10 years of planned residential unit inventory on recently platted lots and increasingly more vacant retail space to repurpose. Improving the roads/utilities we have and redeveloping from within is fiscally responsible growth for all of us.

However, we do see the need to plan for the next natural urban growth area which I believe you are at the doorstep of. To that end we want to get a plan in place so the rest can follow when it makes the most fiscal sense for the City. I think you’re the first domino and it’s important to get that right absent an overall master plan.     

Does that help? Did I miss anything?

Bill Fiander, AICP

Planning Director

City of Topeka Planning Department

620 SE Madison, 3^rd Floor

Topeka, KS 66607

(785) 368-3728

bfiander@topeka.org

www.topeka.org

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The hard corner can be developed today.

1,226 (+ or -) along Gage.

The "Yellow" is the City limits. 

Skyline Drive Extension.

Build Southwest Parkway......

Vitals -

neighborhood scout

37th and Gage

785.383.9994

Data you need to know.....785.383.9994

ABOUT SW 37TH ST / SW GAGE BLVD

REAL ESTATE PRICES AND OVERVIEW

SW 37th St / SW Gage Blvd median real estate price is $148,164, which is more expensive than 68.9% of the neighborhoods in Kansas and 40.5% of the neighborhoods in the U.S.

The average rental price in SW 37th St / SW Gage Blvd is currently $921, based on NeighborhoodScout's exclusive analysis. The average rental cost in this neighborhood is higher than 69.6% of the neighborhoods in Kansas.

SW 37th St / SW Gage Blvd is a suburban neighborhood (based on population density) located in Topeka, Kansas.

SW 37th St / SW Gage Blvd real estate is primarily made up of medium sized (three or four bedroom) to small (studio to two bedroom) single-family homes and apartment complexes/high-rise apartments. Most of the residential real estate is occupied by a mixture of owners and renters. Many of the residences in the SW 37th St / SW Gage Blvd neighborhood are established but not old, having been built between 1970 and 1999. A number of residences were also built between 1940 and 1969.

Real estate vacancies in SW 37th St / SW Gage Blvd are 6.4%, which is lower than one will find in 66.7% of American neighborhoods. Demand for real estate in SW 37th St / SW Gage Blvd is above average for the U.S., and may signal some demand for either price increases or new construction of residential product for this neighborhood.

NOTABLE & UNIQUE NEIGHBORHOOD CHARACTERISTICS

The way a neighborhood looks and feels when you walk or drive around it, from its setting, its buildings, and its flavor, can make all the difference. This neighborhood has some really cool things about the way it looks and feels as revealed by NeighborhoodScout's exclusive research. This might include anything from the housing stock to the types of households living here to how people get around.

NOTABLE & UNIQUE: DIVERSITY

Significantly, 5.3% of its residents five years old and above primarily speak South Asian languages at home. While this may seem like a small percentage, it is higher than 96.9% of the neighborhoods in America.

THE NEIGHBORS

THE NEIGHBORS: INCOME

There are two complementary measures for understanding the income of a neighborhood's residents: the average and the extremes. While a neighborhood may be relatively wealthy overall, it is equally important to understand the rate of people - particularly children - who are living at or below the federal poverty line, which is extremely low income. Some neighborhoods with a lower average income may actually have a lower childhood poverty rate than another with a higher average income, and this helps us understand the conditions and character of a neighborhood.

The neighbors in the SW 37th St / SW Gage Blvd neighborhood in Topeka are middle-income, making it a moderate income neighborhood. NeighborhoodScout's exclusive analysis reveals that this neighborhood has a higher income than 59.8% of the neighborhoods in America. In addition, 9.9% of the children seventeen and under living in this neighborhood are living below the federal poverty line, which is a lower rate of childhood poverty than is found in 64.9% of America's neighborhoods.

THE NEIGHBORS: OCCUPATIONS

What we choose to do for a living reflects who we are. Each neighborhood has a different mix of occupations represented, and together these tell you about the neighborhood and help you understand if this neighborhood may fit your lifestyle.

In the SW 37th St / SW Gage Blvd neighborhood, 47.7% of the working population is employed in executive, management, and professional occupations. The second most important occupational group in this neighborhood is sales and service jobs, from major sales accounts, to working in fast food restaurants, with 23.1% of the residents employed. Other residents here are employed in clerical, assistant, and tech support occupations (16.5%), and 12.7% in manufacturing and laborer occupations.

THE NEIGHBORS: ETHNICITY / ANCESTRY

Boston's Beacon Hill blue-blood streets, Brooklyn's Orthodox Jewish enclaves, Los Angeles' Persian neighborhoods. Each has its own culture derived primarily from the ancestries and culture of the residents who call these neighborhoods home. Likewise, each neighborhood in America has its own culture – some more unique than others – based on lifestyle, occupations, the types of households – and importantly – on the ethnicities and ancestries of the people who live in the neighborhood. Understanding where people came from, who their grandparents or great-grandparents were, can help you understand how a neighborhood is today.

In the SW 37th St / SW Gage Blvd neighborhood in Topeka, KS, residents most commonly identify their ethnicity or ancestry as German (27.6%). There are also a number of people of English ancestry (12.4%), and residents who report Irish roots (9.7%), and some of the residents are also of Dutch ancestry (3.2%), along with some Mexican ancestry residents (3.0%), among others.

THE NEIGHBORS: LANGUAGES

The most common language spoken in the SW 37th St / SW Gage Blvd neighborhood is English, spoken by 92.1% of households. Some people also speak South Asian languages (5.3%).

GETTING TO WORK

How you get to work – car, bus, train or other means – and how much of your day it takes to do so is a large quality of life and financial issue. Especially with gasoline prices rising and expected to continue doing so, the length and means of one's commute can be a financial burden. Some neighborhoods are physically located so that many residents have to drive in their own car, others are set up so many walk to work, or can take a train, bus, or bike. The greatest number of commuters in SW 37th St / SW Gage Blvd neighborhood spend between 15 and 30 minutes commuting one-way to work (46.2% of working residents), which is shorter than the time spent commuting to work for most Americans.

Here most residents (87.8%) drive alone in a private automobile to get to work. In addition, quite a number also carpool with coworkers, friends, or neighbors to get to work (8.4%) . In a neighborhood like this, as in most of the nation, many residents find owning a car useful for getting to work.