Olathe Planning Commission Meeting Summary - 2024-10-14

The Olathe Planning Commission met on October 14, 2024, to consider consent agenda items, public hearing continuances, and approval of comprehensive plan conformance resolutions for the Olathe Gateway STAR Bond and TIF projects and the Indian Creek Crossing TIF project. All votes were recorded, with the commission approving the consent agenda, continuances, and conformance findings.

Consent Calendar

• The commission unanimously approved the consent agenda (6 items) with a 9-0 vote.

Public Comments & Testimony

• No public comments were made during the meeting.

Discussion Items

• Continuances for Public Hearings:

  • FP24-0025 (Heather Ridge South, 6th Plat): Continuance requested and approved 9-0.
  • FP24-0026 (Creme De La Crème Daycare): Continuance requested and approved 9-0.

• PLN24-0002 (Olathe Gateway STAR Bond Project Plan):

  • City Attorney Ron Shaver presented the proposed development at 119th Street and Renner Boulevard, including a multi-sport arena, an ultra-accessible amusement park, ~120,000 square feet of retail, and a hotel on ~63 acres.
  • He explained the STAR Bond Act requires a Planning Commission finding of conformance with the Comprehensive Plan, and that the next step would be City Council public hearings scheduled for November 19, 2024.
  • Commissioner Bergida questioned the TIF/STAR Bond duration (20 years by statute) and how the project addresses crime and cost of living concerns. Staff stated the theme park targets families with disabilities, aiming for a low-crime environment, and that the facility would be free for people with disabilities. No multifamily housing is planned in the current phase, but future phases may include it.
  • Commissioner Creighton asked about statutory timelines; staff said the goal is to complete statutory steps by year-end to facilitate financing.

• PLN24-0003 (Olathe Gateway TIF Project Plan):

  • The same project area was considered under the TIF Act, with a slightly different boundary. The commission voted 8-1 to approve the conformance finding, with Commissioner Bergida voting nay.

• PLN24-0004 (Indian Creek Crossing TIF Project Plan):

  • The project involves ~13.78 acres along East Santa Fe, with ~115,000 square feet of retail/commercial space, including a new-to-market sports/entertainment facility, a national fitness center, a regional hardware store, and a regional convenience store.
  • Staff stated the area was deemed a conservation area due to building age (>35 years) and deterioration, justifying TIF approval. Commissioner Bergida asked about land acquisition policies; staff noted that approximately 27.5% of total project costs would be reimbursed from TIF incremental property tax revenues, with no city sales taxes captured.
  • Commissioner Brown expressed support for the project as a good use of TIF for redevelopment.
  • A commissioner raised concerns about a likely QuikTrip relocation; staff confirmed the move would generate new sales tax revenue (not captured by TIF) and increase property tax base, while existing base taxes remain with the city.

Key Outcomes

• Approved consent agenda: 9-0.
• Approved continuance for FP24-0025: 9-0.
• Approved continuance for FP24-0026: 9-0.
• Approved PLN24-0002 (STAR Bond conformance): 9-0.
• Approved PLN24-0003 (TIF conformance): 8-1 (Commissioner Bergida voting against).
• Approved PLN24-0004 (Indian Creek Crossing TIF conformance): 9-0.
• All items will advance to the City Council for consideration at its next meeting on October 15, 2024.

Announcements

• October is National Community Planning Month; the commission was thanked for their service.
• Public feedback is being accepted for the “Elevate Olathe” Comprehensive Plan update via an online survey at OlatheKS.gov/elevateolathe.
• Commissioner Graden reported on attending the Quad State Planning Conference in Arkansas, noting sessions on affordable housing and comprehensive plan updates from nearby cities.