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Topeka Planning Commission approves text amendment to ease ground-floor multifamily and duplex rules
Summary
The Planning Commission approved ACZR2601 to allow duplexes in C3/C4 by conditional use and to permit ground-floor multifamily in C3, C4 and X1 zones (with limited downtown exceptions), aiming to free underused commercial parcels for housing development.
The Topeka Planning Commission approved a zoning text amendment (ACZR2601) to expand where multifamily housing and duplexes can be built in the city, the commission said.
Planning staff told the commission the amendment revises the land-use table so two-family dwellings would be allowed by conditional use in C3 and C4 districts and that 3- and 4-family dwellings and ground-floor multifamily would be allowed in C3, C4 and X1 mixed-use districts. Staff said the change is intended to free underutilized shopping-center and corridor properties for residential redevelopment without requiring a rezoning.
“Currently in C3 and C4, multifamily is allowed, but it's not allowed on the Ground Floor. This would change it so it's allowed,” the planning presenter said during the discussion.
Staff emphasized that the amendment does not change dimensional standards — height, setbacks or density — and that projects would still be subject to site-plan review and, where needed, conditional-use permitting. The presenter said narrow Ground-Floor restrictions would remain in specific downtown D1/X3 blocks (for example along portions of Kansas Avenue between 6th and 10th) to protect core retail and entertainment corridors where staff said a critical mass of street-level commercial activity is important.
Commissioners asked about the origin and intent of the X zoning districts and whether landmark-review requirements for historic districts would be affected. Staff said the X districts were created to implement neighborhood plans and that the amendment does not alter Landmarks Commission review or historic protections.
A motion to approve ACZR2601 was moved and seconded and the commission voted to adopt the amendment; the commission clerk indicated the item is tentatively scheduled to be heard by the governing body next month per the standard process.
The commission’s approval allows the proposed code changes to proceed to the governing body for consideration; staff noted property owners would still need to meet applicable site-plan and design standards when proposing redevelopment.
