After heated public hearing, planning commission forwards R-1B single-family zoning to council, 6-1

The Basehor Planning Commission voted 6-1 to forward a staff proposal to create a new R-1B Neighborhood Residential zoning district, a single-family-only category that would allow smaller lots (approximately 7,000 square feet and 55-foot widths) and reduced setbacks to accommodate smaller single-family homes while prohibiting duplexes allowed under R-2.

Alex Van Dyke presented the staff recommendation and explained the R-1B category is intended to provide an option between traditional R-1 and R-2 zoning. "The purpose of the zoning district is to allow for developers to have slightly smaller lot sizes, without going into a category that would allow them to develop anything outside of single family residential," Van Dyke said. The commission opened a public hearing; residents voiced strong opposition in a series of three-minute comments. Carolyn Jeffries (15250 Chestnut Street) urged the commission to reject R-1B, saying "7,000 square feet... is too small" and warning of impacts to streets, sewers, schools and waterways. Other residents raised similar concerns about infrastructure, property values, and floodplain impacts. Staff cited a regional housing shortage identified by the Mid-America Regional Council as a reason for adding a smaller single-family zoning option.

After hearing public comment and asking staff multiple technical questions — including whether the transportation excise tax or developer-paid improvements would cover road impacts — the commission voted 6-1 to forward a recommendation of approval to the governing body. Commissioners directed staff to continue work on architectural standards and landscaping requirements to accompany any zoning changes. The forwarded recommendation will go to city council for final action.