Despite concerns from nearby residents and some city council members, developers can move forward with the Sunnybrook developments at College Boulevard and Lone Elm Road.
The Olathe City Council on Sept. 15 approved rezoning 31 vacant acres next to a future Dillons grocery store, making way for shops, restaurants and hundreds of apartments and townhomes.
The approved proposals allow for four commercial buildings and a 333-unit residential development with nine apartment and six townhome buildings.
Both rezonings passed 5-1, although different councilmembers opposed each proposal.
Developers tentatively expect the grocery store, which neighbors have expressed excitement for, to open in November 2027. Dillons left Johnson County in 2008.
The Olathe Planning Commission recommended approval of both proposals last month. Nearby residents submitted an unofficial petition opposing the residential project with 37 signatures. Most of the concerns stem from the potential for increased traffic, building heights and the apartments’ proximity to existing homes.
Commercial development approved
Atwater Group, the developer also working on the Dillons, plans to build four single-story commercial buildings on approximately 11 acres west of the grocery store.
While they haven’t named specific tenants, the developer’s conceptual plans show potential uses including restaurants, a bank, medical or dental offices and other retail.
At Tuesday’s meeting, Councilmember Matthew Schoonover, who cast the lone dissenting vote on the commercial rezoning, questioned whether the proposal accomplished the city’s goal of encouraging vertical mixed-use development along College Boulevard. He said two of the conceptual buildings appeared to be designed for drive-throughs.
“I do like the vertical mixed-use concept,” he said. “If we’re just going to have a drive-through or whatever that’s there, I’m not super wild about putting it right there on College Boulevard.”
City staff said the overall development still meets the mixed-use designation in Olathe’s comprehensive plan because it combines commercial and residential uses with pedestrian connections.
Schoonover ultimately cast the sole vote against the commercial rezoning, saying he supported changing the zoning but not the conceptual site plan.
How they voted
Here’s how members of the city council voted:
• Mayor John Bacon: Yes
• Jeff Creighton: Yes
• Kevin Deneault: Yes
• Robyn Essex: Yes
• LeEtta Felter: Absent
• Matthew Schoonover: No
• Dean Vakas: Yes
A representative for the Atwater Group said Dillons is expected to begin construction before the commercial buildings, but some businesses may try to open at the same time.
Debate over apartments
Directly south of the commercial development, Platform Ventures Multifamily plans to build 333 rental units on approximately 20 acres.
The conceptual plan includes nine apartment buildings, six townhome buildings, a clubhouse, a dog park and other outdoor amenities. As part of the development, the Meadow Lane Trail to the west would connect to the property.
The conceptual plan has the buildings at three-stories tall. The height concerned some neighbors of the Montclair neighborhood to the east of the property.
During the August city planning commission meeting, nearby residents opposed to the project said occupants of the apartments would be able to look into their backyards. David Connor, who lives west of the property in the Gatewood neighborhood, said residents understood the vacant land would eventually be developed, but didn’t expect apartments to be built there.
“We are not prepared for apartments and duplexes that are multi-stories that will be looking into our backyards, where our grandchildren can currently play,” Connor said.
At Tuesday’s city council meeting, developers said the nearest apartment would be approximately 250 feet away from neighboring homes, emphasizing that’s the length of a football field.
A creek, the Meadow Lane Trail and existing trees would provide additional separation, they added.
Still, Councilmember and Mayor Pro Tem Dean Vakas said he wanted a clearer picture of how the apartment buildings would appear from the neighborhood. He said after visiting the site he believes they will impose on the neighbors’ backyards.
As a condition of approval, the city council required the revised preliminary site plan to return for another city council vote. Typically, the more detailed plan would only require planning commission’s approval.
Losing commercial land
Councilmember Jeff Creighton, who cast the sole dissenting vote against the residential rezoning, said Olathe has repeatedly allowed land reserved for businesses to be converted into housing.
“I am tired of chipping away at commercial development and turning it into residential,” Creighton said. “If we’re ever going to, from a budget perspective, try to get less dependent on residential property taxes, we need more commercial.”
Creighton said northwestern Olathe is likely to change significantly in the coming years because of the Dillons, the planned K-10 interchange at Lone Elm Road, the opening of the missing section of 119th Street and the Kansas City Chiefs’ planned headquarters and practice facility nearby.
He argued that preserving more land for businesses could help Olathe capture future commercial activity instead of losing it to Lenexa.
Councilmembers acknowledged that concern but said the city also needs more housing options as Olathe’s population grows by approximately 2,000 people each year.
Councilmember Kevin Deneault suggested the apartments could attract younger residents and families at a time when Olathe Public Schools is experiencing declining enrollment.
“How are these schools going to continue getting kindergartners?” Deneault asked. “I think that’s going to be with housing that encourages newlyweds and families starting.”
How they voted
Here’s how members of the city council voted:
• Mayor John Bacon: Yes
• Jeff Creighton: No
• Kevin Deneault: Yes
• Robyn Essex: Yes
• LeEtta Felter: Absent
• Matthew Schoonover: Yes
• Dean Vakas: Yes
Developers must now prepare a more detailed preliminary site plan. The city council requested the design better match the surrounding properties.
