ORDINANCE introduced by City Manager Brent Trout, amending the "District Map" referred to and made a part of the Zoning Ordinance by Section 18.50.050 of the Topeka Municipal Code, by providing for certain changes in zoning on property located at 2655 SW Wanamaker Road FROM "O&I-1" Office and Institutional District TO "C-2" Commercial District. (Z17/04) (Council District No.8)

Voting Option Requirements: (1)Approve Planning Commission's recommendation 6 votes required (2) Reject or Amend Planning Commission's recommendation 7 votes required; or (3) Remand back to Planning Commission 6 votes required

(Approval would provide for the expansion of the existing office building and allow for a larger business ground sign at the southeast corner of the site to accommodate an increased number of tenant office spaces. The sign will measure approximately 15 feet in height and 110 feet in area). 

The Governing Body has the following options to consider:

(1) Adopt the recommendation of the Planning Commission by a majority vote (6) of the Governing Body.

(2) Reject or amend the Planning Commission’s recommendation by a two-thirds majority vote (7) of the Governing Body.

(3) Return such recommendation to the Planning Commission by majority vote (6) of the Governing body with a statement specifying the basis of the decision to approve or deny the request.

The key issues regarding the proposed zoning relate to:

• The potential for the C-2 zoning to encourage strip retail development along this segment of Wanamaker.
• A change in zoning from an office district (O and I-1) to a commercial district (C-2) for the purpose of allowing for a larger sign.

The change to C-2 zoning in this instance will not likely lead to strip retail development because the site contains an existing office building which is being expanded and is not easily converted for retail use.  

Vehicular access is from 27th street and not from Wanamaker.  The adjacent land to the north is zoned C-2, and the adjacent land to the south is zoned C-4 even though the land uses are office buildings.

The owner has indicated he intends to increase the height of his sign by 2 to 4 feet and the size of the sign by less than 50 square feet (for a total of approximately 15 feet in height and 110 feet in area).  The ground sign for the adjacent property to the north is much larger than the owner's current sign. In the future, updated sign code standards that are based on use and property/building proportions should be more effective at accommodating a well-designed aesthetic for the community than changing zoning districts.     The proposed change in zoning is consistent with the zoning of this corridor and is in conformance with the City of Topeka Land use and Growth Management Plan 2040 (LUGMP).

Staff recommends the Governing Body move to adopt the ordinance.