Proposed Rezoning in South Topeka
Just a few years ago, the area extending south from SW 37th Street along SW Topeka Boulevard/US Highway 75 consisted of scattered businesses and open fields, anchored at the south end by Forbes Field. From the boom days of Forbes Field as an active military base through its closure to current time, this area has suffered from inconsistent planning and development, inattention and deterioration.
In the past several years, the economic climate of the South Topeka Economic Growth Corridor has seen significant growth in traffic and employment. Bounded by I-470 to the north, SW 93rd Street to the south and from SW Burlingame Road on the west to Forbes Field on the east, this area has become an area attractive to companies wishing to expand or locate in Topeka such as Bimbo Bakeries, Home Depot Rapid Deployment Center, Target Distribution Center and Mars Chocolate North America, along with the recent expansions at Frito-Lay. More and more people are employed in the area, more visitors come to the area for activities at Heartland Park Topeka and Forbes Field and there continues to be interest for economic growth in the area due to:
• Availability of large parcels of land that are relatively flat and are attractive for site location
• Access to major transportation links—highways, arterials, rail and air
• Presence of existing manufacturing and distribution centers
• Availability of significant utility infrastructure
• Established and expanding center of employment growth with more than 4,000 individuals currently employed in the designated area
The intent in identifying the South Topeka Economic Growth Corridor and establishing appropriate zoning classifications within the area is to proactively plan for the future with sites that are attractive to companies within the global business market that may be interested in investing their capital dollars by locating or expanding in Shawnee County.
Companies and organizations in the area are generating growth in employment and making capital investments in private and public infrastructure. We believe the proposed rezoning plan demonstrates appropriate planning principles and provides a level of confidence to land owners and purchasers alike that the community is staying ahead of growth.
Already we are seeing growth in the Southgate Industrial Park, Forbes Industrial Park, Topeka Air Industrial Park, Central Crossing Commerce Park and Kanza Fire Commerce Park, along with ongoing growth at Forbes Field and Heartland Park Topeka. This plan will support the companies located in these areas and help us attract others.
Our expectation is that this rezoning proposal which calls for O&I-2 Office and Institutional District, I-1 Light Industrial District and C-3 Commercial District zoning will minimize the potential of sporadic dense residential growth, while encouraging economic development in the area.
This rezoning proposal is respectful of the existing owners and also recognizes that Highway 75 will continue to be the economic engine of Topeka and Shawnee County. Current residential uses within this area will be grandfathered under this plan. In respect to this, GO Topeka will host a series of public open houses for current landowners to ask questions. Current residential uses within this area will be grandfathered and will retain the ability to remodel, expand or even in case of a disaster, rebuild.
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Q & A: South Topeka Economic Growth Corridor
Q: Why is GO Topeka requesting a zoning change now?
A: The South Topeka Economic Growth Corridor has become an area attractive to companies wishing to expand or locate in Topeka such as Bimbo Bakeries, Home Depot Rapid Deployment Center, Target Distribution Center and Mars Chocolate North America, along with recent expansions at Frito-Lay. We believe the proposed rezoning plan demonstrates appropriate planning principles and provides a level of confidence to land owners and purchasers alike that the community is staying ahead of growth.
Q: Does this mean the proposed properties will be annexed into the city limits?
A: No. A change in zoning is never a factor in annexation.
Q: Will this rezoning increase my property taxes?
A: If a change in use of the property does not occur and only a change in zoning occurs, the most likely outcome would be no difference in appraisal value or property taxes. If you have questions about a specific property, please contact Shawnee County Appraiser Mark Hixon at 785.233.2882.
Q: What will this do to the value of my property?
A: Zoning regulations provide orderly growth and the most efficient use of the land. Therefore, zoning changes could result in a greater sale value to the properties being rezoned. On average, commercial and industrial zoning creates higher land values.
Q: How does this affect existing homes in the area?
Existing homes will be grandfathered and will retain the ability to remodel, expand or even in case of a disaster, rebuild.
Q: Does this proposal have any room for modification?
A: This is a conceptual zoning map which we believe has some merit and is worthy of discussion. We recognize land use is an important decision and acknowledge there will be a need for discussion with property owners and citizens in the area. The proposal is subject to modification by elected officials and other official representatives involved in the process.
More Information:
• Rezoning in south Topeka has been a concept long-discussed by GO Topeka and the County as part of a long-term vision for economic growth.
• Planning for rezoning began well before Mars Chocolate North America requested our best efforts to rezone, but has advanced as a result of Mars’ decision to come to Topeka.
• Rezoning will not force current residents from their homes; there are no plans for eminent domain, or removal of existing homes. This is all about the future and supporting compatible land usages.
• Historically, the county’s growth has focused residential growth to the north, east and west and industrial growth to the south. Our efforts to rezone will help spur economic growth by enticing world-class businesses to relocate in a strategically business-friendly area.
• We are not attempting to fast-track the rezoning process. We have in fact lengthened the process beyond the normal requirements by mailing out additional notifications, placing ads in the newspaper as well as hosting three open houses to receive input from the property owners. We have made the planning department aware of the feedback we have received and we believe that will assist in the process.
Click map to enlarge.
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| Existing Zoning Map |
Proposed Zoning Map |
Air Space and Flight Paths Map |
Click here for quotes from property owners in and around the area.
For questions about this proposed concept contact Doug Kinsinger at 785.234.2644
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