Developers propose 208-home subdivision on 117 acres; neighbors cite stormwater and traffic concerns

Patricia Jensen, counsel for KD LLC, told the Jackson County Land Use Committee that the proposed rezoning of roughly 117 acres would create 208 single-family lots and is consistent with adjacent residential zoning and the county's 2012 land-use plan. "We are asking for rezoning consistent with what they are zoned at the RU zoning district," Jensen said, noting staff-reviewed traffic and stormwater studies and planned protections for the stream corridor.

Brian O'Banion, with KD LLC, said the project includes open space and infrastructure plans and described a "hometown heroes" incentive offering $2,000 toward homes projected to sell in the roughly $300,000 range. "One of the things I want to highlight for you is ... the cost ranges of our homes will be in the $300,000 range," O'Banion said, framing the proposal as an affordability response for first responders and other local workers.

County staff presented technical details the committee requested: the Little Blue Valley sewer district interceptor runs along the property, the City of Independence will serve water and sewer, a 100-foot no-build riparian buffer is proposed, and a conceptual stormwater plan and traffic impact study were completed and reviewed by county engineering. Staff emphasized that the Planning Commission unusual action—disapproving the zoning 4–3 while approving the preliminary plat 5–2—left questions for the committee. The applicant's materials and traffic/stormwater reports were posted with the committee packet.

Residents who live adjacent to the site raised repeated concerns during the public hearing. Gary Dixon, who identified himself as a Salem East resident, argued the development would substantially increase traffic on collector streets and could depress nearby property values. "208 houses, to me, equates to about 416 cars," Dixon said, and warned that pushing traffic onto Salem Drive would overburden a neighborhood already described as having parked cars on both sides.

Several speakers described longstanding erosion and flooding problems along Lazy Branch Creek and questioned whether proposed detention ponds and piping would prevent downstream impacts. Rebecca Dye said stormwater has already damaged her property and made her home difficult to sell: "I've lost 60% of my fence, and it is less than a 100 feet from my porch in the back," she said, urging the committee not to allow new construction that could repeat earlier damage.

Public-safety concerns also surfaced. Former firefighters and a current paramedic questioned whether cul-de-sacs, narrow roads and limited fire/EMS resources would safely accommodate the additional households. "Anytime you increase housing, you're going to increase ... ambulances and fire trucks," said Ashley Johnson, a firefighter-paramedic.

The Diocese of Kansas City and St. Joseph Real Estate Trust is listed as the property owner; a letter from Father Kendall Ketteland of St. Mary Catholic Church was submitted in support of the developer, saying the church reviewed the buyer and "is pleased with the housing they intend to provide." The Planning Commission's mixed votes and the volume of public testimony prompted committee members to request follow-up briefings from county administration and the planning commission chair on road plans, watershed management, and sewer capacity before a final vote.

Procedural status: ORD 6009 was introduced and publicly heard but not voted today. The chair said the ordinance will be assigned and returned to committee after staff and administration follow-up on the technical and service questions residents raised.