Land-Use Workshop Summary
April 20, 2006
Corridor Tour
- The project team provided a three-hour tour of the study area. During this tour, attendees [see attendee list] noted existing road conditions, development patterns and natural constraints. The tour also provided attendees with an understanding of issues on both sides of the state line.
Workshop
- Mel Henderson (MARC) provided an overview of local and regional demographic trends. This overview included a snapshot of residential growth by decade within Johnson County.
- Brian Comer (HNTB) provided an overview of existing land-use plans and policies as well as recent development trends. It was noted that some of these plans, especially the Blue Valley Area Plan, did not reflect existing development trends. The primary influence for land-use types and densities within these areas is the availability of central sewer.
- John Metzler (Johnson County Wastewater) provided an overview of existing projects and plans within the Study Area. Several areas within the Study Area are under consideration for future sewer service. See map with proposed sewer districts at www.jcw.org/engdistmap/proposed_district.pdf.
- After the introduction, participants were encouraged to provide input on updating the demographic data within the Transporation Analysis Zones and identifying three likely development scenarios for the Study Area.
Methodology
- All scenarios will account for existing develoment. It was agreed that most of the large-lot developments (under 5 or 10 acres) within the Study Area are unlikely to subdivide and will remain unchanged.
- Environmental constraints, especially topography issues near state line, will limit the densities of development.
- Differences in the scenarios will be based on what is likely to occur on large tracts of land, provided that these areas have access to central sewer.
Future Land-Use Scenarios
- Three likely land-use scenarios were identifed:
- Rural to Low-Density Mix
- Existing large-lot areas (10-acre lots and smaller) will remain unchanged.
- Large undeveloped parcels with access to central sewer will likely develop at suburban densities (2 units per acre).
- Pockets of large lots that are difficult to sewer will remain large-lot residential.
- Some limited small-scale commercial/retail/service. No employment centers within the Study Area.
- Low to Medium-Density Mix
- Existing large-lot residential areas (5-acre lots and smaller) will remain unchanged.
- The remainder of the unincorporated area will likely develop at suburban densities when sewer becomes available (2 units per acre).
- Assumes a majority of the unincorporated area will eventually have access to central sewer.
- Small- to medium-scale commercial/retail/service and some multi-family nodes located at intersections of major roads.
- Low- to Medium-Density Mix with other Regional Factors
- Assumes the BNSF intermodal facility will be built.
- Other potential factors.
List of Attendees:
Representatives from jurisdictions on both sides of state line including land use planners, traffic planners, public works and utilitiy providers.
Dean Palos, Johnson County Planning
David Peel, Johnson County Planning
Brian Petig, Johnson County Public Works
John Metzler, Johnson County Wastewater
John Rod, City of Overland Park
Mark Stuecheli, City of Overland Park
Bryan Dyer, City of Olathe
Thomas Mayfield, City of Olathe
Cliff Fain, City of Belton
Darrell Wilson, Cass County
Don Schoenborn, MARC
Mel Henderson, MARC
Frank Lenk, MARC
Andrea Repinsky, MARC
Rene Hart, KDOT
Gerry Doyle, MoDOT
Allan Zafft, MoDOT
Mark Hiffhines, FHWA-KS
John Knowles, GHWA-KS
Chris Rops, HNTB
Clyde Prem, HNTB
Brian Comer, HNTB
Pete Pagano, HNTB