Planning commission approves PUD 2504 for Johnson Best Meadows, a 76‑unit multifamily project

The Topeka Planning Commission voted to approve PUD 2504, known in the application materials as Johnson Best Meadows (Fremont Hills), a rezoning request to create a new planned unit development that would allow multifamily residential and future commercial uses on a wooded site on the city’s southeast side.

Staff told the commission that the application would rezone the property from a mix of PUD, M2 (multiple‑family), R1 (single‑family) and M3 (multiple‑family) designations to a new PUD permitting M2 and C2 uses. The commission packet describes a two‑phase concept: Phase 1 on about 10 acres with nine buildings totaling 76 units (a mix of 1‑, 2‑ and 3‑bedroom apartments), parking and common open space; Phase 2, roughly five acres, is described as speculative and could accommodate a community center and future retail uses.

Jonathan Sublett, identified himself as "the founder and executive director for Scent Inc.," and spoke for the applicant. Sublett described the proposed development as affordable housing for working families and said the project pairs housing with wraparound services. "Our model combines safe, dignified housing with access to health services, addiction recovery, mental health wellness, case management, food security, and workforce development," Sublett said.

Staff noted two variances were requested as part of the PUD: an administrative reduction in the minimum parking requirement from two stalls per dwelling unit to 1.6 stalls per unit (the planning director may grant up to a 25% reduction) and a potential Phase 2 variance for a maximum height up to 50 feet in the C2 district. Staff recommended approval.

Commission discussion was brief and generally supportive. A commissioner asked whether converting Phase 2 from planned commercial/community center uses to residential later would require an amendment; staff said such a change would be an amendment to the PUD and "likely a major amendment." Another commissioner noted the project’s reduced parking requirement and observed surface area still appears to be dominated by parking.

Motion and vote: The commission approved PUD 2504. The record identifies the motion and second but does not name the mover or seconder in the transcript excerpt; the roll call recorded unanimous support on the motion and the chair announced that the motion passed.

Why it matters: The rezoning creates a pathway for new multifamily affordable housing near services and transit and includes a parking variance the city’s planning staff approved administratively as part of the PUD request. The project description in the applicant presentation ties the development to project‑based voucher support and supportive services.

Clarifying notes from the hearing: The applicant said in public comment that "a hundred and 6 of the units will be supported by project based vouchers," while staff and the project description list Phase 1 as 76 units; that discrepancy was on the record and was not resolved in the transcript. The PUD document itself is not explicitly tied to a final site layout; the plan shown to commissioners was a concept that must undergo later site plan review and building permit processes.

Next steps: The approved PUD will proceed to the governing body for final action on the ordinance as part of the city’s rezoning process, per the meeting’s stated procedures.