Basehor considers rezoning Honey Creek area for housing development
Basehor A proposal to rezone 26 acres at Honeycreek Farms between 166th Street and 170th Street off Pinehurst Drive from commercial to residential has residents concerned about increased traffic, among other things.
Honeycreek Farms was originally zoned in 2003 to include 48 acres of a planned residential district and 24 acres of a general business district. The existing planned residential district contains 83 single-family lots and 14 two-family lots. The general business district contains 22 vacant commercial lots and Silver Lake Bank, the owner of the business lots, is requesting a zoning change to planned residential for the development of Honeycreek Farms North, a housing development that would include seven single family homes, 19 two-family homes and 120 multi-family units.
"It has not been developed (commercially) for the last 11 years and it probably won't be for quite some time," council member Travis Miles said.
The proposal to rezone the land was approved with a vote of 5-0 by the Basehor Planning Commission last month with several stipulations. The stipulations were made among concerns voiced by local residents who worried that the new housing development would create too much new traffic for the intersection at 166th Street to manage without a stop light or highway exit. Resident in the area have filed a protest petition against the development.
City Administrator Lloyd Martley said at Monday's City Council work session that the decision to approve the zoning change allows the developers to pursue the project as proposed. Martley said if the development plan changes in any way, the planning commission and City Council would have to re-approve it. Martley also said that the land would still have to be platted and a building permit would need to be approved, which would also require a council vote.
"This is very preliminary," Martley said.
The stipulations made by the planning commission include that improvements be made to the intersection at 166th Street and U.S. 24-40, that prior to the issuance of a building permit, the final development be approved by the planning commission and city council, and that the multifamily units in the preliminary development plan be reduced.
The stipulations did not specify as to what the multifamily units should be reduced to. However, the current proposal is under the maximum limit of people per acre at 12.
The developer's proposal and city report includes a traffic study that some of the residents in the area are disputing. The traffic study conducted by the city states that the proposed development would reduce traffic by 65 percent during peak morning hours and 80 percent during peak afternoon hours compared to traffic levels if a business were to be developed. Despite the increase in residents, Martley said, a business such as Quick Trip investing in the property would significantly increase traffic in the area.
Many of the residents attended the planning commission meeting last month to protest the proposal and will likely appear at the July 21 council meeting where the developer will give a formal presentation regarding the project. The council will also vote to approve or reject the zoning change at the meeting.
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