Archive for Wednesday, June 4, 2003

Planning Commission denies Hollingsworth Estates rezoning

June 4, 2003

Citing a potentially dangerous traffic situation at the intersection of Kansas Highway 7 and Hollingsworth Road, the Basehor Planning Commission denied a proposed multi-family development Tuesday night.

Zarda Brothers Holdings LLC, a Shawnee development company, proposed building Hollingsworth Estates, 100 units of attached, single-family residences on an 11.65-acre site.

The developers asked the Planning Commission to rezone the property, from single-family residential to multi-family residential.

However, neighbors of the proposed development spoke in opposition against Hollingsworth Estates Tuesday night. Opponents said the K-7-Hollingsworth intersection could not handle the additional traffic the development would cause.

Nearby residents estimate between 400 and 500 cars pass through the intersection each day.

Basehor city officials estimated that number could increase to 1,200 to 1,500 cars each day if Hollingsworth Estates received approval.

"Hollingsworth Road has not come far from the horse and buggy days," said Kenny Barker, who lives on Hollingsworth Road.

"That road is busy enough right now to be dangerous," he added.

The intersection is receiving not only traffic from residents along Hollingsworth, but residents and visitors of the Falcon Lakes development.

The Kansas Department of Transportation required the closure of Falcon Lakes Drive, the development's primary access point. Hollingsworth Road now serves as one of just two entrances into the development.

KDOT has not funded improvements to the intersection; city officials said any improvements there would most likely need to be funded by residents, developers and the city.

Hollingsworth Estates representative Richard Dye said the group would consider funding some improvements to the intersection.

"We'd be willing to look at anything within our numbers structure," Dye said.

Falcon Lakes developer Rustom Ferzandi attended the Tuesday night meeting and said his development would not chip in for road improvements to the intersection.

"We will not be involved," Ferzandi said. "We've already put $1.4 million into (Falcon Lakes) drive already."

In a staff report, city codes administrator Mike Hooper said the development is not in conformance with the city's comprehensive plan, future development plan, and would significantly increase storm-water runoff and traffic on a substandard road.

Planning Commission members said the additional traffic the development would bring would be too much for the intersection to handle.

"What we're doing is dooming someone to death up on that highway," Planning Commission member Steve Cole said.

"We'd be opening up a whole lot of traffic here to roads that aren't up to standard," added Planning Commission member George Smith.

Planning Commission members unanimously denied the rezoning request, 7-0.

City officials said the Hollingsworth Estates development could return with different plans at a later date.

Discussions with KDOT concerning the K-7-Hollingsworth intersection are also planned for coming weeks, city officials said.

In other action, the Planning Commission:

  • Unanimously approved the final plat of the Basehor Plaza Addition, a commercial and multi-family residential development at 155th Street and Kansas Highway 24/40.

The development is a 31.3 acre site with land slated for fourplexes and commercial uses. No future businesses for the development were announced during the meeting.

Land planner Aaron Hail said construction of the Basehor Plaza Addition should begin soon.

"There's no real delay in sight," Hail said. "We'd like to get started as soon as it's approved."

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