Traditional Neighborhood Study

Traditional Neighborhood Overlay (TNO) District & Multi-Family Redevelopment Overlay (M-FRO) District

The Planning Division conducted a comprehensive study of the older traditional neighborhoods located generally in the grid-street portion of the community to the south and east of Kansas State University in an effort to identify a combination of tools to address housing and neighborhood stability issues. This study was conducted from February 2001 to May 2003, with additional analysis to develop the Aggieville-Campus Edge District Plan through April 2005.

Overlay Districts & Rezoning

Through an extensive community input process, a combination of overlay districts and rezoning was identified as the best approach to comprehensively address the traditional neighborhood. The TNO and the M-FRO districts and where they could be applied in the older neighborhoods were discussed with a number of community and business groups to gain input and suggestions. In addition, potential areas that might be appropriate to down-zone, as well as areas for redevelopment and up-zoning, were also discussed with the Planning Board and City Commission in May 2002.


Following this extensive consultation and discussion, city administration was instructed to proceed with final revisions of the proposals in preparation for public hearings.

Public Hearing Process to Consider the Wording for New Zoning Districts

The Manhattan Urban Area Planning Board conducted the first public hearings in November 2002 to consider the proposed wording of the newly conceived TNO and M-FRO District regulations. The City Commission approved the TNO District on Dec. 3, 2002, and the M-FRO District on July 1, 2003, by amending the Zoning Regulations to add these new districts.

TNO District

The TNO District addresses infill housing and neighborhood stability issues in the older neighborhoods of the community. The TNO District is tailored to address the unique site plan and building character issues found in these areas, and incorporates compatibility standards to help maintain the residential character typically found in these neighborhoods. The TNO District is to be used in conjunction with an underlying residential district (R-1, R-2, R-M). The Community Development Department developed the TNO User's Guide to help property owners who are considering home improvements in this district.

M-FRO District

The M-FRO District is designed to ensure multiple-family infill development is functionally integrated into surrounding areas and compatible with the traditional character of the older neighborhoods of Manhattan. The intent is to provide a framework within which higher density housing can be built, while being sensitive to surrounding neighborhoods and the public streetscape with regard to design and site layout. The M-FRO District is used in conjunction with an underlying R-3, Multiple-Family Residential District. The Community Development Department developed a User's Guide to the M-FRO District to help property owners who are considering redevelopment projects in this district.

Public Hearing Process to Consider the Rezoning Proposals

The process of applying the TNO District and the M-FRO District, and associated down-zonings and up-zonings of certain areas, was accomplished in five phases.
  • Phase 1 — generally located west of City Park, south of Anderson Avenue, east of Sunset Avenue and north of Poyntz Avenue. Approved May 20, 2003.
  • Phase 2 — generally located south of Poyntz Avenue. Approved Dec. 16, 2003.
  • Phase 3 — generally located north of Poyntz Avenue between North Third and North Ninth streets. Approved April 6, 2004.
  • Phase 4 — generally located east of the KSU campus and east of Aggieville, north of Ninth Street. Approved October 21, 2003.
  • Phase 5 — generally the five block north of Aggieville and east of North Manhattan Avenue. Approved Jan. 11, 2005.

Aggieville-Campus Edge District Plan

The Community Development Department developed the Aggieville-Campus Edge District Plan - at the direction of the City Commission - to be adopted as part of the Comprehensive Plan. The Manhattan Urban Area Planning Board approved the plan and its specific implementation tools on Aug. 15, 2005. The City Commission adopted the Aggieville-Campus Edge District Plan on October 11, 2005, and approved the recommended modifications to the M-FRO District.

More Information

If you have questions about these items, please call the Community Development Department at 785-587-2412.