Planning Commission Meeting – August 11, 2025

The Olathe Planning Commission held a public hearing and deliberation on a rezoning request (RZ25-0007) for the 175th Lone Elm Center, a proposed employment center anchored by a 440,000-square-foot automated cold storage facility for Lineage Logistics. The project also included rezoning 138 acres to M-2 (General Industrial) and 7 acres to C-2 (Community Center) with a preliminary site development plan. After over four hours of public testimony and commission discussion, a motion to approve the request failed by a vote of 2–5, effectively recommending denial to the City Council.

Consent Calendar

• Minutes Amendment: Commissioner Bergita requested minor corrections to the minutes of a previous item (SU25-0002) to clarify unit types and confirm no crime at that address. The amendment passed unanimously (7-0) via roll call.

Public Comments & Testimony

• Opposition (majority of speakers): Residents from Nottington Creek and surrounding areas raised concerns about:
  • Traffic and road safety: 175th Street and Lone Elm Road are two-lane roads with limited shoulders; 500 truck trips per day (later clarified as 250 for Lineage) would increase congestion and accident risk, especially near schools, parks, and the subdivision entrance.
  • Building height: The proposed 140-foot cold storage tower (permitted by code with enhanced setbacks) was described as an eyesore and incompatible with the residential character.
  • Anhydrous ammonia safety: Speakers cited the 2024 Lineage fire in Washington state, EPA violations, and the potential for catastrophic releases. They demanded emergency response plans and questioned the adequacy of Olathe Fire Department equipment.
  • Noise and light pollution: 24/7 operations, truck refrigeration units, and backup generators would degrade quality of life.
  • Property values and tax burden: Residents argued that rezoning would lower home values and shift tax incentives to the developer.
  • Inconsistent with comprehensive plan: The future land use map designates the area as “employment area,” which residents argued should not permit heavy industrial uses like M-2.
• Support (a few speakers): Janice Walters and Jeff Walters spoke in favor, citing the need for economic growth, appropriate location at a major intersection, and the building as a landmark. Jeff Walters also noted that the facility would be a steel/concrete structure with modern fire suppression, unlike the older wood-frame facility that burned.

Discussion Items

• Staff Presentation: Senior Planner Jessica Schuler presented the proposal, noting that the 140-foot height is permitted by right under the UDO with enhanced site design (setbacks over 1,000 feet from Lone Elm, 300 feet from park). The applicant agreed to restrict certain uses (e.g., paper manufacturing) and to limit future buildings on the site to 55 feet (industrial) and 35 feet (commercial).
• Applicant Presentation: Lineage Logistics representatives explained the closed-loop ammonia refrigeration system, safety protocols (OSHA/EPA compliance, leak detection, fire suppression), and the 24/7 operation with approximately 250 trucks per day (80% from a single customer). They noted the facility would create about 240 jobs.
• Commissioner Questions:
  • Commissioner Creighton pressed on traffic improvements, fire response capabilities, and ammonia safety. Staff noted that a KDOT study of US 169 is just beginning and that no road improvements are currently programmed in the CIP.
  • Commissioner Bergida requested additional information on the Washington fire investigation and updated safety protocols, and also asked for confirmation from the fire department about equipment and response times.
  • Commissioner Chapman raised concerns about truck queuing, noise enforcement, and the adequacy of Lone Elm Road for heavy truck loads.
  • Commissioner Brown questioned the height justification and the definition of “entertainment establishment” in the C2 district.
• Community Concerns Addressed: Staff confirmed that stormwater detention and water quality requirements would be met. The city’s fire chief estimated a 6-minute 16-second response time. The applicant stated that the building’s design minimizes light trespass and that backup generators run only weekly for testing.

Key Outcomes

• Motion to Approve Failed: Commissioner Breen made a motion to approve the rezoning and preliminary site development plan subject to staff stipulations. The motion was seconded by Commissioner Chapman. The roll call vote was:
  • Yes: Commissioner Breen, Commissioner Chapman
  • No: Commissioner Creighton, Commissioner Bergida, Commissioner Toronez, Commissioner Brown, Chair Janner
  • Result: 2–5 – motion denied.
• Next Steps: The Planning Commission’s negative recommendation will be forwarded to the Olathe City Council, which has final authority on the rezoning. The applicant may also revise and resubmit. The commission’s decision does not preclude further discussions or a future revised proposal.