Adding Residential Use to Shopping Centers

Last night the Prairie Village City Council and Mayor voted to change zoning codes for all multifamily districts (R2,R3,R4), commercial districts (C0,C1,C2), planned development and mixed-use districts. There were two changes to the proposed zoning changes that impacted the mixed-use standards. Lowering the maximum height from 50 ft and 4 stories to 40 ft and 3 stories. Increasing the minimum green space requirement from 20% to 30%. Both changes and others are positive for the city of Prairie Village.

A significant change that was approved allows residential use in all commercial districts. This change primarily impacts our shopping centers. The ability to include residential in our shopping centers through rezoning has always been available. The City Council’s decision to add residential use to all commercial districts means rezoning is not required. A portion of the presentation from the city planner is below:

“An existing building could be modified, or a new building constructed with a residential use if it meets all current standards and would require a site plan review which requires a neighborhood meeting, Planning Commission decision, and appeal option to City Council.”

This is an interesting and confusing statement. After several hours of reading, researching and communication with experts I was able to fully understand of the statement above. The neighborhood meeting is for notification purposes only. The Planning Commission meeting does not have community input. The appeal option is for the developer. Keep in mind, a site plan review does not go before City Council. This change eliminates community input.

Last night it was confirmed that if a development request is submitted that meets all current standards, the planning commission is obligated to accept it. Though after almost two hours of debate I’m not sure how hard that statement stuck.

The City Council in approving residential use in commercial districts last night disenfranchised residents of Prairie Village. Meaning, property owners were deprived of their rights and privileges of full participation in their community, especially of the opportunity to influence policy or make their voice heard.

​Thank you.