Dressed in red, dozens of people attended the Olathe Planning Commission meeting Monday to oppose a proposal for a 476-unit apartment complex at 159th Street and Pflumm Road.

Their primary criticisms were the height of the proposed buildings, possible traffic congestion and how the project would fit in with surrounding neighborhoods — concerns echoed by several planning commissioners.

Ultimately, a split Planning Commission voted 4-3 to recommend approval of the rezoning and the preliminary site plans to the Olathe City Council, which will vote on it later.

How they voted

Here’s how members of the planning commission voted:

Wayne Janner: Yes
Keith Brown: Yes
Taylor Breen: Absent
Chip Corcoran: Absent
Tony Bergida: No
Jim Terrones: Yes
Megan Lynn: Yes
Ken Chapman: No
Scott Seeling: No

Plan details

Rodrock Developers requested rezoning 25 acres from business park to R-4 medium-density multifamily. City staff recommended approval, saying the apartments are a better fit for Olathe’s comprehensive plan.

The proposal, dubbed Residences at Heritage Park, includes seven four-story buildings with garages, a pool, clubhouse, sports courts and a connection to Heritage Trail.

Developers say the complex will mostly house one- and two-bedroom units, all of which will be for rent. They didn’t provide price points for the units on Monday.

“No more sunrises”

The project would sit directly east of the Reserve at Heritage and Symphony of the Reserve neighborhoods.

Much of the discussion centered on the building at the northwest corner of the proposed complex, the height of which neighbors said would compromise their privacy and block their views.

“Fifty-foot buildings in the backyard means no more sunrises. No more big sky,” resident Joseph Maxwell said.

Several neighbors, including Maxwell, asked if that building could be reduced to two stories. The developer said they had considered lowering the building but opted to use landscaping, berms and garages to add separation.

City staff said the property’s existing business park zoning allows for buildings up to 144 feet tall, compared with the R-4 district’s 50-foot height limit.

“The R-4 district lowers the intensity and number of land uses that are currently permitted by right on this property,” senior planner Jessica Schuler said at Monday’s meeting.

Concerns over scope and traffic

Following an August neighborhood meeting attended by about 80 residents, Rodrock removed a prospective dog park in the original plan over noise concerns. The developer also added berming and a fence and additional underground stormwater detention.

Still, the residents said those changes didn’t address their primary concern — the size of the development.

“I’m not opposed to growth,” resident Megan Endres said. “I am opposed to growth that is out of scale with its surroundings and places additional demands on infrastructure that is already struggling to handle existing traffic.”

Endres asked the planning commission to pursue a lower-density alternative with two-story townhomes or single-family homes.

Several speakers said Pflumm Road and the roundabout at 159th Street already struggle with traffic, especially during rush hour and when there are activities at Heritage Park.

Nearby resident Carrie DeMaio asked the city to improve Pflumm before allowing the apartments.

“I think it would be wiser to wait until Pflumm’s expanded…before putting in 500 more cars on that complex,” she said.
The development would have three entrances on Pflumm, with turn-lane improvements required at each.

Staff said broader improvements to Pflumm between 151st and 159th streets, however, are not in the city’s Capital Improvement Plan.

The project’s impact on homeowners’ property values was also a concern.

“Our homes are not simply property on a zoning map,” resident Deanna Miller said. “They are our largest financial investments, and for many families, a significant portion of their accumulated wealth.”

Divided commission weighs in

Planning commissioners asked staff about building height, lower-density housing and neighborhood compatibility.

Commissioner Tony Bergida said the apartments would be too abrupt a change from the surrounding single-family housing.

“This, for me, fundamentally comes down to the character of the area,” he said.

Commissioner Ken Chapman agreed with residents about improvements to Pflumm.

“I think that we need to put a pause on that until we can address Pflumm Road and the safety concerns there,” he said.

The planning commission first considered a motion to recommend denial, which failed 2-5. A subsequent motion to postpone the proposal for a future meeting didn’t receive a second.

Ultimately, the commission narrowly gave its stamp of approval for the project.

Chair Wayne Janner said he understands the concern about the northwest building’s proximity to the existing neighborhood, but still supported the proposal.

“ When I think about the business park here, it could be a 12-story building,” he said. “We’re definitely moving it in the right direction.”

The Olathe City Council will vote on the development at a future meeting.

Because of the project’s proximity to Johnson County Executive Airport, it also requires approval from the Johnson County Airport Commission and Board of County Commissioners.