Johnson County's Board of County Commissioners spent much of its Nov. 20 Committee of the Whole reviewing a comprehensive rewrite of the county's zoning regulations and directing staff to advance three major items: short-term rental regulations, distinct standards for long-duration energy storage, and a possible consolidation of the county's zoning boards.

Planning Director Jay Leipzig and Clarion Associates consultant Elizabeth Garvin told the board the county has not had a cohesive code rewrite since the mid-1990s and is midway through a multi-module drafting process that will replace multiple planned districts with a smaller set of base districts and overlays, consolidate the table of uses, and add use-specific standards intended to make decisions more predictable for both staff and applicants.

Why it matters: the zoning regulations are the county's primary land-use tool for implementing its comprehensive plan. Staff said the rewrite is intended to be more user-friendly, reduce inconsistencies, and enable faster, staff-level decisions where appropriate.

Short-term rentals

Staff proposed explicit short-term rental (STR) rules to be included in either a separate early adoption or as part of the full code in June 2026. Key proposed elements discussed by staff include a required registration and permit, maximum occupancy set at two people per bedroom plus two additional guests, a prohibition on renting single bedrooms separately from the dwelling, a designated local responsible party reachable 24/7, quiet hours from 10 p.m. to 8 a.m., and a ban on parking on lawns. Staff told commissioners they identified about 13 STR listings in the unincorporated county on platforms such as Airbnb and VRBO and recommended codifying standards now so the county is not operating without rules ahead of expected events.

Commissioner questions focused on enforcement, fee structure and scope. Staff said permit fees had not been finalized but preliminarily ranged from about $150 to $300 and that accessory dwelling units (ADUs) could be subject to the rules. Commissioners asked staff to return with a separate STR approach in early 2026 if possible to give property owners time to register before major upcoming events.

Long-duration energy storage

Leipzig and staff discussed long-duration energy storage facilities (defined in the presentation as facilities capable of storing electricity for 10 or more hours) and presented a Berkeley Group white paper included in the packet. Staff recommended defining energy storage as its own land use, establishing capacity tiers (small, medium, large), and applying site standards such as setbacks, screening, fencing, lighting controls and visual mitigation. Staff also recommended requiring compliance with National Fire Protection Association standards (Section 855) and close coordination with local fire districts.

Commissioners repeatedly raised fire-safety and responder-cost questions: who would bear the cost for specialized equipment and training for local fire departments, how battery types and evolving technologies should be accommodated, and whether statewide standards exist. Staff recommended a tiered, technology-agnostic approach and additional technical review with consultants and local engineers; the board asked staff to return with more research and draft regulations as part of the overall code process.

Zoning board consolidation

Staff reviewed the history of consolidations (eight between 1984 and 2023) and the statutory framework (KSA 19-2975, which establishes zoning-board membership between five and nine members). Currently the East and West Consolidated Zoning Boards each have seven members. Staff proposed a single, consolidated nine-member Zoning Board with appointments split three each by District 3, District 6, and the Chair. Rationale cited: shrinking unincorporated acreage, projected lower application volumes after code rewrite, and a shrinking pool of potential board volunteers.

Board direction and formal action

Leipzig closed by summarizing staff recommendations and possible timelines: (1) bring short-term rental regulations forward in early 2026 (January/February) or include them with the full code in June 2026, (2) separate long-duration energy storage as a standalone land use with a tiered approach to be developed for further review, and (3) pursue zoning-board consolidation with additional outreach to affected boards. A motion "as articulated by Mr. Leibson" was moved and seconded; the board recorded seven votes in favor and none opposed to accept the summarized directions (motion carried).

What happens next

Staff said the next public draft modules (development standards: parking, landscaping, signs, lighting and subdivision standards) are expected in January 2026, with a consolidated draft and outreach to follow in 2026. Staff will return with detailed STR fees and enforcement proposals, technical work on energy-storage tiers and safety standards, and outreach plans for any zoning-board consolidation.

Sources and attributions: Direct quotations and attributions in this article come from Planning Director Jay Leipzig, Clarion Associates Director Elizabeth Garvin and county staff as recorded on the Nov. 20, 2025 Committee of the Whole transcript. When staff provided a numeric figure it is reported as stated by staff (e.g., "about 13" STR listings and an estimated permit fee range of $150'$300). The article does not infer any facts not stated in the transcript.

Ending: The board accepted staff's direction and asked staff to return with draft STR regulations and additional research on energy-storage standards; any formal code changes must follow public-draft and Planning Commission review before final adoption.