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Planning commission approves 4 Corners Village rezoning and preliminary plat amid resident traffic and buffering concerns
Summary
The commission approved rezoning of roughly 75–78 acres for the 4 Corners Village subdivision (212 lots) and the preliminary plat in a divided vote, approving conditions including a limit of 30 building permits until a second access is provided; nearby residents raised strong concerns about traffic, lot sizes, ponds and tree-line buffering.
The Planning Commission voted on Oct. 27 to recommend rezoning and approved the preliminary plat for the 4 Corners Village subdivision, a proposed 212‑lot single‑family development on roughly 75–78 acres north of West 167th Street.
Tim Tucker of Phillips Engineering said the developer proposes 212 detached single‑family lots (minimum 70‑foot lot width, minimum 8,050 square feet) with two phases; phase 1 would include about 130 lots and required public improvements so that building permits beyond 30 lots would not be issued until a second point of access is provided, a limit tied to fire‑code access requirements.
Multiple nearby residents spoke during the public hearing, citing concerns about lot sizes, preservation of tree lines, whether houses would be slab‑on‑grade or have basements, potential mosquito issues related to wet ponds, and heavy traffic on West 167th and 4 Corners Road. One resident noted the existing morning backups near school drop‑off and urged the commission to insist on a second exit. Jim Humbert, developer of Symphony Farms, urged a second exit to reduce pressure on 167th Street.
Staff said the property was annexed earlier in the year and that the comprehensive plan designates low‑density residential for the parcel; city staff recommended approval of rezoning to R‑1 and of the preliminary plat subject to four conditions. Commissioners discussed traffic mitigation options, phasing, HOA maintenance responsibilities, and the status of previously capped oil wells on the property (staff said wells had been capped per Kansas Department of Health and Environment standards and pledged to provide capping records before final plat).
The commission approved the rezoning recommendation and the preliminary plat with conditions; motions carried with unanimous 6–0 votes. Commissioners noted that final plats and future traffic studies will be reviewed as the development proceeds and that building permits will be restricted pending provision of a second access.
