Shawnee County approves major amendment to Higgins Ranch PUD to allow storage units and additional lots

Shawnee County commissioners on Dec. 8 approved Resolution No. 2025-102 to amend the Higgins Ranch planned unit development, clearing the way to replat the site into three additional lots and to remove limitations on many C-2 and C-4 commercial uses. The change also creates an option for limited I-1 zoning strictly to allow storage units and removes a prior requirement to connect to the Sherwood Sewer District in favor of on-site wastewater systems permitted by Shawnee County Environmental Health.

Joanie Thadani, director of the county planning department, told commissioners the PUD was originally approved in 2010 and included extensive use restrictions that have limited further development. She said the applicant, Higgins Ranch LLC, has already completed changes to the master PUD and that the planning commission recommended approval in November. "This did go to the planning commission in November, and it was recommended for approval," Thadani said.

Thadani described project conditions the county will require before additional development, including a traffic study and a stormwater drainage report and compliance with environmental health rules for on-site wastewater systems. "They would have to comply with any of the requirements of the traffic study and the storm water drainage," she said.

During the public hearing staff reported that 22 letters were mailed to property owners within 1,000 feet of the site and that six nearby residents attended the planning commission hearing and spoke in opposition. Thadani said opposition came from neighbors to the west of the parcel. A commissioner asked where wastewater facilities would be located; Thadani replied that each new parcel would need its own on-site wastewater system and that Higgins Ranch already uses a septic system for its existing operations.

Commissioner Mayes moved to open and then close the public hearing after questions; he then moved to approve the resolution. The motion passed unanimously, recorded as 3 to 0.

The amendment affects property described by staff as located at 1041 Southwest Rock Grove in Mission Township and is intended to make the site more developable by allowing a broader set of commercial uses, while limiting industrial I-1 zoning to storage units only. Required next steps identified by staff include final coordination with the City of Topeka for the plat process and completing the listed traffic, drainage and environmental-health conditions prior to further development.

The county approved the resolution and no subsidiary or follow-up vote was scheduled at the meeting.