The City has identified seven subareas to be evaluated in further detail to analyze land use, development, urban design, and access and mobility opportunities as part of the Elevate Olathe Comprehensive Plan. The subarea plans provide specific recommendations for prime development areas in the City with the potential to greatly affect the character of the community.
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The subareas are broken up into two groups: Growth/Edge subareas and Interior/Core subareas. The Growth/Edge subarea plans were selected to provide more specific recommendations for future land use, potential opportunity sites, transportation connections, and trail connections. The Interior/Core subareas were selected to give targeted redevelopment recommendations with the goal of building on existing assets to strengthen these areas of the City.
| K-7 Corridor | |
| North Ridgeview | |
| Parker Street | |
| Downtown Core | |
| Original Town | |
| Santa Fe Street | |
| 175th Corridor |
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Growth/Edge subareas are areas of the community that have the potential for new greenfield development. Many of these areas have never been developed, and the subarea plans will be used to shape the future of these areas. Opportunity sites, transportation connections, and land use planning are key to these areas.
Interior/Core subareas are areas of the community that have seen a lot of development but may be in need of revitalization and a new direction. These three subareas are concentrated along Santa Fe Street, which makes up the heart of Olathe. These subarea plans will focus on transformative change, key sites for redevelopment, strategies to enhance placemaking, and revitalization.
The Growth and Edge subareas, as well as the Interior and Core subareas, are organized around three key topics that guide how each area can evolve. Land Use Opportunity highlights where new development or reuse can take place. Transportation and Placemaking focuses on improving streets, public spaces, and everyday connections. Catalyst Site identifies a location that can spark visible change and attract new investment to the surrounding area.
Several sites within each subarea — consisting of vacant parcels and underutilized properties — have been identified as land use opportunities. Redevelopment of these sites has the potential to enhance the selected area’s appearance, functionality, and vitality. Future development should be thoughtfully designed to align with the subarea’s intended land uses and overall character, helping to reinforce a cohesive and attractive built environment.
Opportunities for transportation and placemaking improvements have been identified to enhance the overall functionality, identity, and connectivity of the subarea. These improvements aim to create a seamless, well-connected environment that supports multiple modes of travel while also strengthening the character and sense of place within each subarea.
Catalyst sites are identified for their potential to influence development within their respective subarea. Each site has been strategically selected and reimagined as a transformative project that could spur additional investment and growth throughout the surrounding area.
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The North Ridgeview subarea sits just south of K-10 along Ridgeview Road between the BNSF railway to the west and the Corporate Ridge Office Park to the east. It is developing as a regional draw due to its access to K-10, its popular Garmin Olathe Soccer Complex, and several large businesses. The northwestern portion of the subarea contains the soccer complex and supporting uses such as restaurants and hotels. The eastern side of the subarea contains office uses primarily located in Corporate Ridge Office Park.
Challenges
Opportunities
The K-7 subarea contains the stretch of K-7 from K-10 south past 119th Street. It serves as a gateway into Olathe from the north and has started to see increased interest in large-scale industrial and warehouse development. There are two subdivisions within the subarea, Stratton Oaks and Prairie Brook. Most of the existing land use in the subarea is vacant or underdeveloped. Arterials within the corridor include two east-west streets, College Boulevard, and 119th Street.
Challenges
Opportunities
175th Street Corridor serves as a major southern gateway into the city, intersected by both I-35 and 169 Highway. Much of the subarea is characterized by farmland or large-lot residential development. There are two subdivisions within the subarea, off Lone Elm Road and off Mur-Len Road. A significant portion of this area includes land outside of the city boundary. According to a 2022 Kansas Supreme Court decision, previously established growth boundaries are not enforceable, opening the door to growth into the area from surrounding municipalities despite previously agreed-upon boundaries.
Challenges
Opportunities
The Parker Street subarea follows K-7 as it transitions from a major to a more minor arterial road. The boundaries of the subarea consist of Dennis Avenue to the south, Fairview Elementary School to the north, Monroe Street to the east, and Valley Road to the west. Parker Street is a key retail and travel corridor in Olathe and features a mix of residential and commercial uses, with single-family residential dwellings being the predominant land use. The northeastern part of the subarea consists of public uses while the eastern portion is primarily the Stevenson Place and Edgemere subdivisions. The corner of Parker Street and Santa Fe Street contains commercial uses with Walmart being a major user. The corner of Parker Street and Dennis Avenue contains the Southwest Plaza, a neighborhood-serving commercial strip mall.
The subarea is bounded by the railroad to the west, Spruce Street to the north, Mur-Len Road to the east, and Cedar Street to the south. Santa Fe Street is a vital east-west corridor and the primary gateway to Downtown Olathe. Functioning as Olathe’s Main Street, it provides access to Interstate 35 and features a mix of historic and modern buildings. Santa Fe Street handles high traffic counts, exceeding 26,000 vehicles per day.
The street is predominantly auto-oriented, with free-standing or strip buildings and surface parking lots. The north side of Santa Fe Street contains a mix of light industrial and commercial uses. There are multiple auto dealerships along the corridor, adding to the auto-oriented nature of the area. Most developments have outlots with larger commercial businesses on the interior of the lots. There are also some single-family attached and multi-family residential uses on the southeastern boundary along Cedar Street.
Original Town includes Olathe’s Downtown Core and surrounding neighborhoods, bounded by Harold Street, I-35, E. Old 56 Highway, and Parker Street. It encompasses six neighborhoods identified in the city’s Original Town Enhancement Plan, with Central Core, Westview, and Fairview having adopted neighborhood plans in the early 2000s to guide revitalization efforts. These plans focused on improving appearance, communication, and services. The area also contains several historic properties and districts, including the Kansas School for the Deaf and the J.B. Mahaffie House. The primary land use in the area is residential, however there are large pockets of industrial and commercial.
The North Ridgeview Subarea will transform into a prominent entrance to the community. When exiting K-10, motorists will encounter a welcoming gateway and placemaking features. Diverse and engaging entertainment options will attract people from within and outside of the city, building off the success of the Garmin Olathe Soccer Complex. Diverse retail options and hotels offer visitors extensive accommodations while they explore Olathe. Commercial areas will encourage people to spend time in the subarea integrating plazas, sitting areas, gathering spaces, and public art. Attractive, diverse housing options facilitate active living in walkable neighborhoods, connected through new trail connections and enhanced shared-use paths that connect to the larger trail network and support alternative modes of transportation. The subarea should retain flexibility to recalibrate land use based on changing markets and catalytic investment.
Garmin Sports Complex. The Garmin Olathe Soccer Complex offers nine top-tier turf fields with lighting, free parking, and concessions. As home to Heartland Soccer Association, it attracts major tournaments, boosting local tax revenue through sales, hotel, and business growth. The City should continue promoting it as a premier sports destination to maximize economic benefits.
Mix of Uses Opportunity. A variety of uses are expected at this site because of its scale.
Community feedback reflects a desire for more thoughtful and functional infrastructure to support both cyclists and pedestrians. While residents appreciate the addition of sidewalks, they emphasize that simply widening them does not substitute for dedicated bike lanes, especially protected ones. Participants felt that sidewalks pose safety and usability challenges for cyclists due to frequent driveways and surface changes.
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Transportation and Placemaking
Land Use Opportunity
Context
Approved Development. This site was zoned and approved for multifamily development in 2021.
The Gary L. Haller Trail, which currently runs along the western edge of the subarea, should be extended along West 106th Street and through the proposed opportunity site to improve overall connectivity. Additionally, the extension should provide direct access to the north side of the Garmin Sports Complex in addition to the south side connection, enhancing recreational opportunities and accessibility.
A sidepath is a paved, linear path, often wider than a sidewalk, that runs alongside a roadway, designed for shared use by pedestrians, cyclists, and other non-motorized users, separated from traffic by landscape panels or barriers. In Olathe, these often range from 8-10 ft wide.
Screening should be used to enclose or hide secondary site activities from public view. Buffering and screening should be provided as residential development occurs in the subarea.
Access points involve adding new road segments or connecting existing roads by providing entry to new site development. Access points should be provided along West 106th Street, Ridgeview Road, and College Boulevard to provide direct access to proposed opportunity sites in the subarea.
A signalized intersection enhances safety by reducing collisions and improving traffic flow. These intersections ensure orderly traffic management and enhance pedestrian safety, especially in high-traffic areas like Ridgeview Road. A new intersection could be incorporated along Ridgeview Road between West 106th Street and College Boulevard to support access to future site development.
Bus shelters provide comfort, safety, and convenience for riders, while also promoting public transit and potentially increasing ridership. If Johnson County Transit were to expand to serve entertainment uses along Ridgeview Road, bus shelters should be prioritized. The city should coordinate with Johnson County Transit to identify and implement expanding transit options and opportunities.
Currently, it is uncomfortable for pedestrians to cross Ridgeview Road along West 105th Street due to high traffic volumes. A pedestrian bridge should be constructed at this intersection to provide a safe, dedicated crossing, reducing conflicts with heavy traffic. This could be a branding and gateway opportunity announcing the entrance into the soccer complex.
Extend the Mill Creek greenway to the Meadow Lane neighborhood trail through a utility easement. Ideally, a connection will be made across the railroad (not shown in this plan) to connect to the Garmin Soccer Complex and Mill Creek/Gary L. Haller Trail.
A trailhead is the starting point or access point for a trail, path, or route. Trailheads should be prioritized at new access points as the trail network is extended throughout the subarea.
Wayfinding signage along Ridgeview Road at key intersections such as College Boulevard, West 105th Street, and West 106th Street would provide residents and visitors with necessary direction to nearby destination points, parking, public transit, and sidewalks and shared use paths increasing the efficiency of movement and removing barriers to active transportation.
Gateway signage serves to mark entrances or transitions between areas. Gateway features should be installed at the northern entry along Ridgeview Road to define the primary entrance into the city. Gateway signs should share a common design theme and establish a unified character that is shared by other signage throughout the subarea.
This 11-acre site sits at the northwest corner of Ambassador Street and 106th Street. This single parcel is currently vacant. This area should accommodate a mix of uses such as a hotel, offices, restaurants, or some combination in addition to multi-family development.
This two-acre site sits just south of a bank at Ridgeview Road and 106th Street. This single parcel is currently vacant. This area should be a smaller office building or hotel, as there is a need for more hotels to support the Garmin Soccer Complex and other entertainment uses.
The undeveloped 156-acre site, located west of Ridgeview Road between College Boulevard and 106th Street, should be planned as a cohesive, mixed-use development. Community commercial is encouraged along 106th Street to support the nearby soccer complex and at the corner of Ridgeview and College to create an active gateway. Offices or businesses should front Ridgeview Road, enhancing street presence. Commercial areas can include plazas or gathering spaces. Residential uses in the site’s interior should follow conservation design principles, with vertical mixed-use near the edges and townhomes or other lower-density housing types more centrally located.
This 30-acre site sits on the northeast corner of Ridgeview Road and College Boulevard, spanning across two parcels under unified ownership. The frontage along College Boulevard and Ridgeview Road should be activated with a high-quality vertical mixed-use development. The ground floor should be community commercial mirroring the development across the street to create a cohesive commercial node. Multi-family residential should be located above retail with parking to the rear of the site.
A potential city-owned recreational facility with indoor activities is being considered for the subarea.
Many parking lots in the subarea are larger than necessary, presenting an opportunity for higher value redevelopment, programming, and beautification efforts. These efforts range from infill development to open green space and gathering spaces.
The K-7 Corridor will establish a prominent northern entrance into the community. Drivers exiting off of K-10 onto K-7 will be met with gateway features delineating the entrance into Olathe. High-quality business park development will run front K-7 leading into destination retail, entertainment, and other community commercial opportunities along College Boulevard and 119th Street. More dense residential opportunities integrated with commercial development will be found abutting K-7, while trail connections and natural area preservation will be prioritized using greenways.
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Community input emphasizes the need for balanced growth and improved infrastructure in rapidly developing areas. During outreach residents expressed concern about the rising number of apartments without corresponding road improvements, which has led to increased congestion. There is strong interest in developing underutilized areas, such as the long-vacant Sunnybrook land, with uses that meet everyday needs. Suggestions include adding grocery stores, restaurants, bars, entertainment venues, and a hardware store to better serve the growing population. Many noted that existing dining options are overcrowded and that residents often have to travel farther for basic goods and services, highlighting the demand for more accessible commercial amenities.
| Transportation and Placemaking | Land Use Opportunity | Context | |
|---|---|---|---|
| 🡕 Existing Trail | ⊚ Access Point | ▨ Catalyst Site | ⎕ Subarea Boundary |
| 🡕 Proposed Trail | ⊚ Signalized Intersection | ▨ Commercial Opportunity | ⬚ City Boundary |
| 🡕 Existing Wide Sidepath | ⊚ Pedestrian Bridge | ▨ Mixed of Uses Opportunity | ▧ Park |
| 🡕 Proposed Wide Sidepath | ⚲ Trailhead | ▨ Business Park Opportunity | ⠶ Greenway Overlay |
| 🡕 Proposed Bike Lane | ✦ Wayfinding Signage | ▨ Approved Development | ▨ Bodies of Water |
| 🡕 Road Improvement | ✦ Gateway Signage | ▨ Floodplain | |
| ⊚ Potential Interchange |
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Trails enhance the active transportation network and support alternative modes of travel such as walking and biking. Several new trails are proposed connecting new residential developments to commercial areas and to the overall network.
A sidepath is a paved, linear path, often wider than a sidewalk, that runs alongside a roadway, designed for shared use by pedestrians, cyclists, and other non-motorized users, separated from traffic by landscape panels or barriers.
On-street bike facilities connect off-street trails and provide routes for dedicated bike commuters. The proposed route connects Olathe Northwest High School to Summit Trail Middle School.
Roadway improvements involve resurfacing, intersection improvements, and improving or adding pedestrian and bicycle features. The 119th Street Extension project is currently under construction, spanning from Woodland Road to Northgate. Roadway improvements should extend along 119th Street into the subarea to enhance the quality of the existing roadway and make it safer for multi-modal transportation.
A potential new interchange is proposed at K-10 and Lone Elm Road. This interchange would divert traffic from residential areas and meet the projected needs of growing traffic congestion.
Access points involve adding new road segments or connecting existing roads by providing entry to new site development. Access points should be provided as the development of opportunity sites progress and planned development occurs.
A signalized intersection uses traffic lights to control vehicle and pedestrian movements, enhancing safety by reducing collisions and improving traffic flow. Implementing a signalized intersection ensures orderly traffic management and enhances pedestrian safety, especially in high-traffic areas like College Boulevard and 119th Street.
A pedestrian bridge is proposed to span across K-7, extending the Meadow Lane Trail and providing a safe, direct connection to the nearby townhomes, duplexes, and apartments currently under construction. This bridge would significantly improve trail continuity and accessibility, linking residential areas on both sides of the highway. In addition to enhancing mobility for pedestrians and cyclists, the bridge could serve as a recreational amenity and visual landmark.
A trailhead is the starting point or access point for a trail, path, or route. Trailheads should be prioritized at new access points as the trail network is extended throughout the subarea.
Wayfinding signage along College Boulevard and 119th Street can provide residents and visitors with necessary direction to nearby destination points and trails.
Gateway features and signage mark entrances or transitions between areas. Gateway features should be installed at the northern entry along K-7 to define the subarea as a primary entrance into the city. Gateway signs should share a common design theme and establish a unified character that is shared by other signage throughout the subarea.
This 20-acre site is located at the corner of Lone Elm Road and K-10, just north of Prairie Trail Middle School. This undeveloped site is owned by Aldi. There are plans to create an interchange at the intersection, creating an opportunity for a commercial development to serve those coming off the highway and those living in surrounding areas. The current buffer between the site and the Middle School should remain, separating the two uses.
This 80-acre site sits off Valley Parkway, just north of College Boulevard. United School District 233 owns just over 47 acres of this undeveloped site, the remainder is owned by the University of Kansas Health System. This area has been designated as business park in the Future Land Use plan. As such, the site should develop to feature high-end offices, research facilities, product development facilities, or advanced technology industries all within a park-like setting incorporating well-landscaped areas, with visibility from K-7.
This 70-acre site sits off Valley Parkway, just north of 110th Street. This site consists of seven different parcels with two different owners, the University of Kansas Health System and North American Savings Bank. It currently has some agricultural activity but is undeveloped. This site should develop to feature high-end offices, research facilities, product development facilities, or advanced technology industries all within a park-like setting incorporating well-landscaped areas, with visibility from K-7.
This 96-acre site sits along College Boulevard just west of Valley Road and the Kansas Bioscience Park. This site consists of seven different parcels with four different property owners. It has some agricultural uses on the eastern side, with some light industrial uses along College Boulevard. This site should have a community commercial frontage along College Boulevard, capturing patrons coming from K-7. Behind the commercial frontage, the site should be developed for Business Park uses, including high-end offices, research facilities, product development centers, or advanced technology industries, all within a park-like setting with well-landscaped areas.
This 33-acre site sits at the interchange of K-7 and College Boulevard. The site is made up of eight parcels with five different landowners. This site is narrow and should be developed as community commercial with frontage off College Boulevard and visibility from K-7. Access to the residential neighborhood behind should be provided enhancing connectivity. In addition, trail access should be provided, connecting to the larger network.
This 23-acre site sits along the east side of K-7 with a small frontage along College Boulevard. The site is made up of three parcels with two different landowners. The site is largely agricultural, and the area should develop with a mix of uses. Community commercial should face College Boulevard connecting to the existing commercial development at the corner of Lone Elm Road and College Boulevard. Residential uses should be located behind commercial developments, accommodating denser housing types such as multiplexes and apartments. Residential areas should connect to the Meadow Lane Trail.
This 144-acre site sits on the south side of 119th Street just west of K-7. This site is made up of 19 different parcels with 10 different landowners. The site is largely undeveloped, with a few commercial uses along Hedge Lane Terrace. Due to the size and scale of this site, it should be developed with a mix of uses. Community commercial should front 119th Street with opportunities for commercial visibility. Residential areas should be located on the perimeter, connecting to adjacent residential neighborhoods. Residential uses should step down in density from apartments to single-family detached homes.
This 74-acre site sits on the south side of 119th Street just east of K-7. The site is made up of nine parcels and three different landowners. The site is largely undeveloped with the exception of a church along Monticello Terrace. Community commercial should front 119th Street with opportunities for commercial visibility from K-7 in addition to commercial frontage along 119th Street. Residential areas should be located on the perimeter connecting to the Grayson Place neighborhood to the east. Connections should be made at 121st Terrace and 122nd Street. Residential uses should step down in density from apartments to triplexes, to townhomes, to single-family detached homes.
This 55-acre site sits just off of K-7 in the northwest of the City. The site is undeveloped and features topography sloping downwards away from K-7. The site has limited frontage along College Boulevard but has substantial space fronting K-7. It abuts Stratton Oaks, a mixed-residential development featuring duplexes, townhomes, and single-family detached homes. There is limited commercial development in the area. This site should develop with commercial fronting College Boulevard and K-7. Vertical mixed-use should be constructed along South Woodsonia Drive, providing a mix of commercial, office, and housing. Apartments should be constructed south of West 113th Street and should buffer any single-family neighborhoods from the more intense commercial uses along College Boulevard.
| NET RESIDENTIAL DENSITY (APPROXIMATE) | |
|---|---|
| Single-Family Neighborhoods | 144 Homes |
| Mixed Residential Neighborhoods | 188 Homes |
| Mix of Uses | 193 Homes |
| Total Residential Units | 525 Homes |
| NET COMMERCIAL DENSITY (APPROXIMATE) | |
|---|---|
| Mix of Uses | 294,000 sq ft |
| Community Commercial | 435,000 sq ft |
| Gross Commercial | 729,000 sq ft |
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This 222-acre site sits just off of K-7 in the northwest of the City. The site is undeveloped and also features significant topography. The site borders the Summit Trail Middle School and the catalyst site to the north. It also sits at a grade separated intersection in which 119th Street goes under K-7. The site sits at the on and off-ramp for northbound K-7 traffic. Commercial development should be included along 119th Street with a gradual transition from more intense residential uses to less intense. The northern portion of the site should respect the existing natural features and should feature parks and trails.
| NET RESIDENTIAL DENSITY (APPROXIMATE) | |
|---|---|
| Single-Family Neighborhoods | 287 Homes |
| Mixed Residential Neighborhoods | 356 Homes |
| Mix of Uses | 266 Homes |
| Total Residential Units | 909 Homes |
| NET COMMERCIAL DENSITY (APPROXIMATE) | |
|---|---|
| Mix of Uses | 405,000 sq ft |
| Community Commercial | 183,500 sq ft |
| Gross Commercial | 588,500 sq ft |
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The 175th Street corridor will gradually evolve from a large-lot agricultural area to a more densely populated southern corridor. Residential and commercial areas will complement each other by providing gradual increases in intensity moving east from 169 Highway. Industrial areas will be high-quality developments, and all uses will feature open spaces, natural areas, and trails to preserve the natural feel of the subarea and promote active lifestyles.
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Residents are concerned about traffic congestion, urban sprawl, and rising infrastructure costs. Suggestions include adding turn lanes, evaluating stoplights, and expanding affordable housing near Ridgeview and 167th Street. Residents also call for better public space maintenance and propose a static or field archery range to serve local archers and increase park use.
Transportation and Placemaking
Future Land Use
Land Use Opportunity
Context
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Streetscape enhancements include elements like improved lighting, landscaping, and bicycle infrastructure. These streetscape enhancements should be prioritized along West 175th Street to accommodate cyclists and create a safe and attractive roadway.
Lone Elm Park’s existing walking trail presents an opportunity for expansion into the western portion of the subarea connecting between opportunity sites. Additionally, a new trail extension along South Ridgeview Road would create a linear link between nearby neighborhoods and the area’s catalyst sites. As residential development continues and widened sidepaths are constructed, additional trail connections should also be planned northeast of the subarea to ensure a cohesive and accessible trail network.
A sidepath is a paved, linear path, often wider than a sidewalk, that runs alongside a roadway, designed for shared use by pedestrians, cyclists, and other non-motorized users, separated from traffic by landscape panels or barriers.
A dedicated bike lane provides a designated space for cyclists separate from vehicle traffic. A new bike lane is recommended extending from West 167th Street to improve north-south connectivity between nearby residential neighborhoods and the subarea.
Screening should be used to enclose or hide secondary site activities from public view. Buffering and screening should be provided as industrial development occurs in the subarea.
Currently, West 175th Street and U.S. 169 intersect at a signalized stop. U.S. 169 accommodates long-distance, high-speed travel and has an Average Annual Daily Traffic (AADT) volume of over 10,000. As development occurs in the subarea, reconfiguring this intersection to serve as a functional interchange to facilitate safe, efficient travel should be considered.
Roundabouts are circular intersections designed to improve traffic efficiency and reduce conflict points. Roundabouts are one potential solution proposed at the intersections of 175th Street with South Ridgeview Road and South Lackman Road.
Grade crossing improvements include strategies such as grade separations to eliminate potential conflicts between vehicles and trains. While the utilization of an overpass is a long-term vision to cross the railway, working with BNSF to prioritize grade improvements should be considered.
A trailhead is the starting point or access point for a trail, path, or route. Trailheads should be prioritized at new access points as the trail network is extended throughout the subarea.
Gateway features and signage mark entrances or transitions between areas. Gateway features should be installed at the eastern and western entrances along West 175th Street. Additionally, a gateway feature should be incorporated along U.S. 169 to define the subarea as a primary entrance into Olathe. Gateway signs should share a common design theme and establish a unified character that is shared by other signage throughout the subarea.
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This 155-acre site is located at the corner of 175th Street and Hedge Lane. The undeveloped site is one large parcel with one of 175th Street and Hedge Lane. The landowner. This area abuts the Nottingham Creek subdivision to the east. This area should develop with a variety of housing options on the eastern half of the parcel. Homes should be set back from 175th Street to avoid conflicts with truck traffic. As development occurs, gathering spaces should be incorporated into the site. The western half of the site should feature larger businesses operators which could include offices and light industrial in a business park setting. Buffers would have to be provided separating any future development from the residential on the east side of the site.
This 156-acre site is located at the northwest corner of 175th Street and Lone Elm Road. This site features some farmland but is largely undeveloped. The site is made up of three different parcels owned by the same landowner. This area should redevelop to have commercial fronting 175th Street. It should accommodate small-scale commercial development to serve the surrounding neighborhood. The rear of the site should develop with industrial uses to follow the land use patterns in the SMH Industrial Park.
This 105-acre site is located at 175th Street and Woodland Road. This site is made up of six different parcels with three different landowners. With the anticipated interchange being constructed at 175th and Highway 169, community commercial developments would be appropriate to serve vehicles entering or exiting the highway. This would likely be gas stations, quick food options, and other small-scale commercial.
This 65-acre site is located at the corner of 175th Street and Lackman Road. This site is made up of 41 different parcels with 35 different landowners. This area should continue to develop the Boulder Hills neighborhood. Mixed residential uses should be constructed just to the west to follow the character of the townhome development at 175th Street and Legler Road. A neighborhood commercial development or mixed-use development should be connected to the neighborhood at the corner. The east side of the site should be considered for neighborhood commercial to activate the corner and provide an inviting entrance into the city.
This area should be evaluated as a future opportunity to accommodate growth, but only if and when all proposed development within the subarea is fully built out. Since the site is not currently served by necessary infrastructure, it should remain a long-term consideration, contingent upon the successful completion of nearby planned developments.
Although short-term development is not anticipated, it is important for the city to proactively guide its future through strategic annexation. Doing so will help ensure that the area remains within Olathe's planning jurisdiction and to prevent potential encroachment from neighboring communities.
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This 33.5-acre site sits on the northeast corner of 175th Street and South Ridgeview Road. The site is currently undeveloped. This site should develop with a mix of uses. Commercial uses should front 175th Street with large setbacks to allow for landscaped berms, sidepaths, and street trees. This corridor will transition to a higher performing roadway as the right-of-way is planned to widen to accommodate 4-6 lanes. Curb cuts should be minimized and primary access to the site should be off of Ridgeview Road. Parking lots should be integrated with landscaping. The site should accommodate existing natural features and stormwater retention could be configured to work with existing natural features. Parks and trails should be interspersed throughout the site. Rear-loaded townhomes should serve as a transition from the commercial uses to the adjacent neighborhoods.
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