The Planning Commission recommended against rezoning the area north of K-10 from single-family homes to two-family residential duplexes, citing a lack of information and the potential to disrupt the surrounding homes.
The land sits between West 16th Street and Hawthorne Street, and the development is called the Holladay Wood residential subdivision.
“I can’t support rezoning this without some further answers,” Commissioner Johnny Stewart said. “The applicant put that there’s no impact, post-rezoning would not detrimentally affect nearby properties, so that’s a stretch.”
The rezoning request was denied unanimously. Commissioners Tim Pringle, Grant Martin, Stewart and Aaron Thakker were present at the meeting.
Pringle said he didn’t support rezoning the land because it would be unfair to the Gabriel family, whose request to rezone their property into commercial land was denied over two years ago because Pringle said they didn’t present a plan.
“If we’re going to be consistent in how we decide things, unless there’s a plan, I don’t think there should be – it shouldn’t be rezoned,” Pringle said.
Codes Administrator Curt Baumann said it is not required to present a plan in the city’s rezoning application. City Manager Zack Daniel also said a plan hasn’t been presented yet because it would be dependent on zoning approval.
Planning consultant Lance Onstott said the Planning Commission is a quasi-judicial body, which means it should make decisions based on facts rather than speculation. He said making decisions based on the fear of increased traffic or other potential detrimental factors “is probably not something that’s advisable from staff.”
The commission held a public hearing before recommending against rezoning, and four people spoke. Thirteen residents came to the meeting.
Resident Richard Campbell said constructing duplexes in the area would bring more traffic and increased density. He also said duplexes could make the homes in that area less desirable.
The duplexes are described as twin villa homes geared toward senior living in the meeting packet. Due to this area being designed for senior living, developers believe it would fit well with the surrounding properties, according to the proposal in city documents.
Campbell said that while the developers have said the duplexes would be geared toward senior living, changing the zoning to two-family residential would not require them to do so.
Resident Marc Roberts said the commission needs to focus on traffic concerns.
“By concentrating more and more people in those homes, you know, two cars a house, it just doubles very quickly,” Roberts said.
Resident Gerad Hale, whose home is a few houses down from the proposed development, said he doesn’t want multifamily housing.
“The people that we want to bring into Eudora, nothing against anyone, just being honest, I’d like to see a single family. I’d like to see more kids,” Hale said.
Hale also said he was frustrated to learn about the potential rezoning from his neighbor rather than the city. Daniel said his house was probably just outside the radius for sending notices.
Resident Nolan Jones said he isn’t for or against the development, but wanted to note that the development backs up to the historical Black Southwest Cemetery. He said planners should be cognizant of those graves when developing the property.
Applicant Don Parr also spoke at the meeting. He said while he understands the negative connotations surrounding duplexes, the duplexes in Eudora would be deed restricted, subject to homeowners association rules and have maintenance, like painting, provided. He said he has built many duplexes in De Soto that have increased dramatically in value since they were built.
Parr also said the duplexes would only take up 12 acres of the 65 and would be subject to the same standards of any home there. He said traffic would have to be looked at later.
“It opens the door to more people to be able to afford homes,” Parr said. “The cost to develop is so astronomical right now. It gets the price per door down somewhat.”
The recommendation against rezoning will next go to the City Commission for consideration.
In other business, the commission held a public hearing regarding the rezoning of property in the northeast corner of K-10 and 10th Street from Douglas County agricultural to Eudora industrial.
Resident Aaron Neighbors said he is a landowner near the property and wants to know more about what turning that land into an industrial district means. Daniel said the city doesn’t yet know and cannot speculate.
The annexation of the land still needs to be approved by the City Commission, so the Planning Commission agreed to extend the matter to its December meeting. It will hold another public hearing then and take action.
The commission also unanimously approved a preliminary plat for the Shadow Ridge subdivision adjacent to the high school.
The developer said the main change in the plat is going from 100-foot depth lots to 120-130 depth lots. The preliminary plat also now only has single-family homes as opposed to the duplexes that were previously planned.
The preliminary plat does not need to be approved by the City Commission, but a final plat will still need to be considered by both the Planning Commission and the City Commission.
At the meeting, Martin announced Stewart will leave the commission at the end of the year.
Reach reporter Bella Waters at [email protected].
