Douglas County planners outline Plan 2040, permit workload and enforcement priorities

At a Wednesday, April 23 work session, Douglas County zoning and codes staff and the City of Lawrence planning director briefed the Douglas County Board of County Commissioners on Plan 2040, current permit workloads and enforcement priorities, and identified several items staff will return with for possible policy or fee changes.

The presentation, led by Tanya Voigt, Douglas County zoning and codes director, and Jeff Crick, planning director for the City of Lawrence, summarized how the joint planning department handles roughly 200–400 planning applications a year, the 30 application types processed through the online EPL portal, and the division of duties between city and county review bodies. "We intentionally wrote [Plan 2040] from county lines in," Crick said, describing the plan as a county‑wide guiding land use document that incorporates a dozen specific land use plans and many referenced plans.

Why it matters: Plan 2040 guides decisions on rezoning, subdivisions and conditional uses across Douglas County and the City of Lawrence. The briefing flagged operational pressures — high volumes of deed and parcel research for unplatted rural parcels, routine enforcement tasks, and pending regulations — that affect residents, property buyers and businesses.

Key details from the briefing: - Joint department and process: The joint planning commission has 10 members (five city and five county appointees). Planning commission recommendations typically go to the governing bodies for final action; certain referenced plans may require separate adoption (for example, a metropolitan planning organization for Transportation 2050). Crick said specific land use amendments require concurrence from the planning commission and both governing bodies before incorporation into Plan 2040.

- Staff and workload: Voigt said the county zoning and codes office is staffed at eight positions (seven filled, one vacant) and handles zoning research, zoning certifications, building permits, floodplain permits, conditional use permits (CUPs), special events, agritourism registrations and vacation rental registrations. Planning staff noted a "planner of the day" service (8 a.m.–5 p.m.) for public questions.

- Permit and parcel research: County staff described a substantial amount of deed and parcel research for unplatted rural parcels to determine vested rights and buildability, with staff having completed research on several thousand parcels to date. Staff said that process is more time‑consuming in unincorporated areas than in city neighborhoods where lots are platted.

- Zoning code history and districts: The county completed a comprehensive zoning rewrite in 2020 that created agricultural districts (AG1 and AG2) to distinguish rural parcel sizes and permitted residential uses. Voigt said the rewrite remains a living document and staff expect cleanup amendments to reflect new city zoning districts and updated census data.

- Conditional use permits and common requests: Staff reported that rock quarries, expansions of existing quarries, clean rubble landfills (noted in connection with highway work), and home‑based businesses that have expanded beyond code limits are among the most frequent CUP topics since the 2020 update. Site plans tied to CUPs are enforced by the zoning office.

- Code enforcement priorities: The top enforcement categories are CUP/site‑plan compliance (traffic, hours, lighting), junk on properties (waterways, ditches, roads), campers/temporary dwellings where permanent occupancy is alleged, building without permits, and nuisance complaints (noise, animals). Staff showed examples of enforcement cases including post‑fire debris and unsecured shipping containers in waterways.

- Building code and life safety: The county adopted the 2018 International Building Code (listed as February 2018) and enforces it under Chapter 13 of the county code; the chapter also allows local amendments. Terry Elmer, chief building official, was noted as the contact for building code questions. Staff said they are exploring a voluntary or formal life‑safety inspection program for businesses open to the public in coordination with local fire chiefs and building inspectors.

- Registrations and public mapping: The county now registers agritourism businesses and vacation rentals; staff published public story maps and conditional‑use permit layers so residents and prospective buyers can view approvals and registered uses online.

- Upcoming work and fees: Voigt told commissioners staff plan to return with (1) a draft battery energy storage regulation, (2) options for a life‑safety/business inspection program, and (3) information and proposals on updating zoning and permit fees (she said many current zoning fees remain at original rates and may not cover staff costs). "We will be bringing that information to you as well," Voigt said.

No formal actions were taken at the informational work session. Commissioners asked clarifying questions about how the county processes parcel research, enforcement steps for different types of complaints, and the interaction between city and county planning functions. Staff said they will follow up with draft materials and recommendations for future work sessions.

The briefing emphasized coordination among many technical partners — KDOT, rural water providers, townships, the Division of Water Resources, and conservation and historical organizations — when reviewing applications and enforcement matters. Staff also noted the long history of joint planning dating to a 1969 agreement that established the joint planning commission.