BUILDING ON EXCELLENCE

ELEVATE OLATHE

Comprehensive Plan

Adopted April 21, 2026

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ACKNOWLEDGMENTS

THANKS TO THOSE WHO PARTICIPATED

A special thank you to all who participated in the planning process for the Elevate Olathe Comprehensive Plan. This Plan was made possible by the contributions and insights of the residents, business community, property owners, and representatives from various groups and organizations.

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CITY COUNCIL

John Bacon, Mayor Dean Vakas, Mayor Pro Tem/ Ward 2 Robyn Essex, Ward 1 LeEtta Felter, Ward 3 Kevin Deneault, Ward 4 Jeffery Creighton, At-Large Matthew Schoonover, At-Large

PLANNING COMMISSION

Wayne Janner - Chairman Taylor Breen - Vice Chairman Chip Corcoran Keith Brown Tony Bergida Jim Terrones Megan Lynn Ken Chapman Scott Seeling

STEERING COMMITTEE

Anh Rongish Brent Yeager Carisa McMullen Chad Carroll Erin Fogarty John Tompkins Karin Brownlee Kevin Gilmore LeEtta Felter Marge Vogt Merlin James Taylor Breen Tim McKee Wayne Janner

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Photo: Elevate Olathe Steering Committee

CITY STAFF

Kim Hollingsworth, Planning & Development Manager Jessica Schuller, Senior Planner Taylor Vande Velde, Planner II Lauren Winter, Planner II Chet Belcher, Chief Community Development Officer Jamie Robichaud, Economy Director Susan Sherman, City Manager Michael Wilkes, Former City Manager

ADDITIONAL PARTICIPANTS

4H Clubs AdventHealth (Mid-America Region) American Legion Angel Clothing Foundation Apogee Area Agency on Aging Atmos Energy Austin’s Bar and Grill Azria Health - Olathe Back-to-Nature Bass Pro Block & Company, Inc. Blue Valley School District Boy Scouts of America Boys and Girls Club Brogden Olathe Buick CASA of Johnson & Wyandotte Counties Catholic Charities Cedar Creek Realty LLC Center of Grace Char MacCallum Real Estate Group

City of De Soto City of Edgerton City of Gardner City of Lenexa City of Olathe Staff City of Overland Park City of Spring Hill Compass Financial Crown Realty De Soto School District DH Pace DLR Group Downtown Businesses Downtown Olathe Business Association Eden Village El Centro Inc. EPC Real Estate Group Evergreen Community Evergy Evolve - Olathe Young Professionals Express Employment Professionals Faith-Based Organizations Farm Bureau

Farmer’s Insurance Finkle + Williams Architecture First Federal of Olathe First National Bank of Olathe Fortiviti Gardner Edgerton School District Garmin Garmin Soccer Tournaments Coordinator GRATA Development Gunze Plastics and Engineering Habitat for Humanity of Kansas City HBC HDR Health Partnership Clinic Heartland Coca Cola Heise-Meyer Commercial Real Estate HNTB Corporation Home Builders Association of Greater Kansas City Home Field Olathe Honda of Olathe Honeywell HyVee Food Stores

Impact Center Inclusion Connections Inspired Homes Integrity Capital Management Intrust Bank John Deere Company Johnson County Community College Johnson County Extension Office Johnson County Football and Cheer Johnson County Government Junque Drawer Kansas 4D Ultrasound Kansas City Area Transportation Authority (KCATA) Kansas City Regional Association of Realtors Kansas Department of Transportation (KDOT) Kansas School for the Deaf Kansas State University - Olathe Campus Kansas Youth Soccer KCDC Keller Williams Kids TLC

ACKNOWLEDGMENTS

ADDITIONAL PARTICIPANTS

KVC Health Systems Landlords of Johnson County LANE4 Property Group Latino Coalition Leadership Olathe Life Journey Foundation Lions Club International Mahaffie Foundation Board MARC Communities for All Ages Marco Polo Selections Mid America Regional Council (MARC) Mid States Aerospace MidAmerica Nazarene University Milhaus Mission Southside Montgomery & Company NAACP, Olathe Chapter NSPJ Architects Olathe Board of Education Olathe Chamber of Commerce Olathe Civic Academy Olathe Club for the Deaf Olathe Convention & Visitors Bureau Olathe Economic Development Council Advisory Board Olathe Ford Olathe Girls Softball Association Olathe Historic Preservation Board Olathe Historical Society Olathe Holistic Health & Wellness Olathe Latino-Coalition Olathe Neighborhoods Olathe Parks & Recreation Advisory Board Olathe Rotary Olathe School DistrictOlathe School District Community Groups Olathe Student Government Day Olathe Teen Council Olathe Youth Baseball Opus Group Orizon Park Street Pastry Payne & Brockway Pepsi Beverage Company Persons with Disabilities Advisory Board PGAV Architects Phelps Engineering Pinot’s Palette Platinum Realty Polsinelli Law Firm Price Chopper Prieb Homes Prime Development Project 1020 ReeceNichols Renaissance Infrastructure Consulting (RIC) Ridgeview Village Riega Foods Rodrock Homes ROKC Safehome Salvation Army Scannell Schlagel & Associates Shadow Buddies Foundation Slaggie Architects Spencer Fane Spring Hill School District Starfish Project Foundation State Farm Insurance Subaru of Olathe Sunflower House Sysco Tall Trellis Tea-Biotics Terracon The Huff Group - Keller Williams Realty Partners The R.H. Johnson Company The University of Kansas Health System Trakas + Trakas United Way University of Kansas University of Kansas Edwards Campus VanTrust Real Estate WaterOne Webco YMCA

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CONTENTS

01. INTRODUCTION AND COMMUNITY PROFILE ................. 1

02. COMMUNITY OUTREACH ............................................... 13

03. VISION, GUIDING THEMES, AND GOALS .................... 23

04. LAND USE AND DEVELOPMENT ................................... 31

05. HOUSING AND NEIGHBORHOODS .............................. 45

06. ECONOMIC DEVELOPMENT.......................................... 63

07. TRANSPORTATION AND MOBILITY.............................. 81

08. COMMUNITY FACILITIES, PARKS AND INFRASTRUCTURE ..................................... 97

09. NATURAL ENVIRONMENT .......................................... 119

10. SUBAREAS ..................................................................... 127

11. IMPLEMENTATION ....................................................... 169

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01

ELEVATE

Introduction and Community Profile

Olathe is a proud, distinctive community. Its safe and attractive neighborhoods, excellent schools, city services, and abundant access to trails, parks and recreational amenities make the City an exceptional place to live, work, play, and do business. This chapter provides a snapshot of current conditions and answers the question: "Where is Olathe today?" to establish a clear understanding of the community's present state and plan appropriately for the next 15 years. Elevate Olathe will serve as a foundation for decision-making to implement the community's vision and goals.

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WHAT IS A COMPREHENSIVE PLAN?

The Elevate Olathe Comprehensive Plan describes the City as it is in 2025, including its opportunities, challenges, strengths, and limitations, and provides a roadmap for achieving the community's long-term vision over the next 15 years. The Plan will serve as a policy guide to be used collectively by City staff, elected and appointed officials, residents, business owners, service providers, developers, and others to achieve the City's goals.

Elevate Olathe addresses the interconnected elements that shape life and business in the City today and in the future. These elements include land use and development, housing and neighborhoods, economic development, transportation and mobility, community facilities and infrastructure, and the natural environment. The Plan is a dynamic, living document intended to be updated consistently in response to changing conditions and priorities over time. It articulates a cohesive vision representative of Olathe's residents, business community, and stakeholders.

The Plan provides detailed recommendations and implementation strategies to guide municipal regulations and annual budgeting, ensuring future growth aligns with the City's priorities and investments over the next 15 years.

THE COMPREHENSIVE PLAN SHOULD

Communicate the City's Vision The Plan is a statement of the community's vision for how it wants to grow and change in the years to come. The Plan should identify and articulate the City's priorities, charting a path for long-term growth.

Inform Development Proposals The Plan is a long-term guide that should be used to evaluate public and private proposals that affect the community's physical environment and economy to ensure that proposed development supports the City's long-term goals.

Serve as Foundation for Regulatory Framework The Plan serves as the foundation for the City's regulatory framework. It guides zoning and subdivision regulations and shapes future updates so development aligns with the community's long-term goals.

Coordinate Initiatives The Plan informs planning initiatives that affect the City at the local, county, and regional levels. The Plan should aid, inform, and respond to regional efforts related to housing, transportation, transit, trails, natural resources, economic development, and recreation.

Identify Additional Studies The Plan establishes a path forward but cannot address every issue faced by the City in sufficient detail. The Plan should help identify additional studies and future action steps to address specific needs.

Align and Inform CIP and Budgeting The Plan articulates the community's priorities and should inform the development of the City's Capital Improvement Plan (CIP) and budgeting.

POLICY GUIDE

The Elevate Olathe Comprehensive Plan is not a regulatory document as it does not alter or amend existing ordinances. It does not indicate a commitment to the described actions and recommendations within the Plan. Rather, the Plan serves as a foundation for the regulatory framework, providing policy guidance that outlines recommendations that must be considered and acted upon separately.

All policies should be compatible with and assist in realizing the Future Land Use Map. However, not all specifically relate to the community's physical growth, such as policies regarding identity. Each policy represents a choice, and each choice requires balancing complex and sometimes conflicting issues. The policies represent a significant decision to be made about the future form and pattern of a part of the community.

In June 2024 the City began the process to update the Comprehensive Plan. KICKOFF

In November 2024, the Existing Conditions Memo was completed to answer the questions: Where is Olathe today? What is working and what is not? SNAPSHOT

In early 2025, development of more detailed “subarea” plans for seven parts of the city began. The Subarea Plans were made available for public review in June 2025. SUBAREAS

In April 2026, adoption of the plan included additional opportunities for community input and marked the beginning of implementation. ADOPTION

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ENGAGEMENT In July 2024, community engagement began and continued throughout the process. This included both in-person events and online participation.

VISION In February 2025, the City leveraged the results of the community engagement process to develop a vision that reflects the values, priorities, and aspirations of the community.

PLAN In September 2025, City-wide plan elements were formed, building on all of the work that was completed.

HOW WAS THIS PLAN CREATED?

The development of the Plan is based on direction and input from City Council, the Planning Commission, the Steering Committee, City staff, residents and the business community through stakeholder workshops, interviews, public meetings, online public engagement tools, data collection, and field observations. The Plan also incorporates previous planning efforts, existing policies, and local, regional, and national data, which was analyzed geospatially to examine and assess the future of Olathe.

Public Engagement The Plan’s outreach combined in-person and online engagement to reach as many people as possible. Public input is summarized throughout the document to show how community feedback shaped the recommendations. Each chapter begins with a callout highlighting key themes from all engagement activities, and every subarea includes a “What We Heard” section drawn directly from workshops and local feedback.

Existing Conditions Memorandum This task included the preparation of an Existing Conditions Memorandum (ECM), which inventoried and provided a concise analysis of existing conditions, documented existing land uses, identified key thoroughfares, and provided an economic and demographic profile for Olathe. It is based on issues and opportunities identified through community outreach, a thorough review of the City’s past plans and studies, information provided by the City and partner agencies, feedback from community service providers, and field evaluation.

Vision Statement, Goals, and Key Recommendations Based on previous steps in the planning process, a “Vision Statement, Goals, and Key Recommendations Memo” was prepared and presented to the Steering Committee. Elevate Olathe establishes an overall “vision statement” for the future of the City that provides focus and direction with goals based on analysis and themes identified during community outreach.

Subarea Plans As part of the comprehensive planning process, Elevate Olathe dives deeper into seven areas of the City that are expected to experience significant change in the near future. The Plan includes subarea framework plans for five corridors — 175th Street, Parker Street, K-7 Highway, North Ridgeview Road, Santa Fe Street/I-35 Interchange — as well as the Original Town/Downtown area.

Draft and Final Comprehensive Plan Based on feedback received in the previous tasks, a draft Plan was prepared and feedback was received to refine the draft Plan. The Plan chapters prepared in this step reflect the vision, goals, and key recommendations developed throughout the planning process and serve as the foundation for land use decision making.

Implementation Strategy Based on the analysis and recommendations in the Plan, the Implementation Strategy provides guidance for how to put Elevate Olathe into action. The Implementation Strategy identifies the numerous funding sources, partnerships, and programs available to assist the City in realizing the vision and goals outlined in the Plan. It includes an accompanying Action Matrix that provides a comprehensive list of actions contained within the Plan, potential partnerships, and a timeline for their implementation.

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COMMUNITY PROFILE

HISTORY

Olathe's historical significance was established by its role as a vital transportation nexus. In the early 1800s, merchants and the military moved west through the area along the Santa Fe, Oregon, and California Trails. The Santa Fe Trail crossed Mill Creek in what is current day Olathe, Kansas. Olathe was founded in 1857 and was chosen to serve as the seat of Johnson County in 1859, two years before Kansas achieved statehood. The Mahaffie Stagecoach Stop, which still stands and now serves as both a historic site and recreational resource, provides an important link to this past and continues to be a source of community identity.

The community witnessed the transformation of the region into a bustling center of agriculture and commerce, increasingly tied to the growing nation. This transformation was exemplified by the creation of the Strang Trolley Line in 1907. This innovative rail line not only connected Olathe to downtown Kansas City but also introduced the pioneering gas-electric trolley car.

The Olathe Naval Air Station opened during WWII and has transformed into a growing economic hub as the New Century AirCenter. When I-35 was constructed in 1957, Olathe experienced rapid population growth propelled by its regional connectivity, distinctive character, and nationally acclaimed schools.

Urban Renewal in the mid-20th century removed many of the traditional downtown’s historic structures and design patterns, replacing them with pavement and surface parking lots. Since then, Olathe has continued to invest in rebuilding and reimagining its downtown, working to restore a sense of place and vitality for residents and visitors alike.

OLATHE IS THE SHAWNEE WORD FOR "BEAUTIFUL"

The Shawnee, or Shaawana, are the indigenous people who call this area home dating back to before the 16th century. The Shawnee were dispersed through the northeastern states, eventually making their way west of the Mississippi River in the areas of what is now Missouri and Kansas by the early 19th century.

REGIONAL CONTEXT

Situated 20 miles southwest of downtown Kansas City, Olathe serves as the county seat for Johnson County. Based on the 2023 American Community Survey (ACS) five-year estimate, Olathe is home to 143,720 residents. Olathe’s importance as a transportation nexus is due to its central location, direct access to I-35 and K-10, connection to the BNSF Edgerton Intermodal Facility, and proximity to Kansas City International Airport, situated just 40 miles to the north.

PLANNING AREA

The planning area boundary depicted on the map represents the area under the planning jurisdiction of the City of Olathe. The purpose of the planning area is to guide growth, identify future compatible land uses, and support infrastructure planning. Bordered by Lenexa, Overland Park, De Soto, Gardner, and Spring Hill, the planning area provides clear boundaries for the limits of the Comprehensive Plan. The unincorporated areas and direction of outward growth are primarily located to the south and west into Johnson County.

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LEGEND

ELEVATE OLATHE // COMPREHENSIVE PLAN INTRODUCTION AND COMMUNITY PROFILE 5

PLANS AND STUDIES

To gain a better understanding of prior initiatives, assessments, and objectives, a thorough review of the City’s existing and past plans, studies, and reports was conducted. As conditions change over time, the relevance of some past plans and studies decreases while others continue to provide community direction and represent community aspirations. All relevant materials, policies, and recommendations from these past plans and studies were taken into consideration as Elevate Olathe was developed. Elevate Olathe recommendations synthesize past plans and supersede the recommendations of existing land use and corridor plans.

PLANOLATHE (2010)

Adopted in 2010, PlanOlathe focused on a community-driven vision to guide the City’s growth and development. The plan included a review of policies and identified new opportunities and areas for improvement including a future land use strategy and an emphasis on expanding parks and recreation, improving transit, revitalizing downtown, diversifying housing options, and enhancing public safety.

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Elevate Olathe refines these goals to better reflect the City’s evolving priorities, ensuring they meet the demands of today’s residents while also preparing for future growth.

HISTORIC PRESERVATION MASTER PLAN (2013)

Adopted in 2013, the Historic Preservation Master Plan was developed to align with the principles of PlanOlathe and articulated a clear vision for the City rooted in its rich heritage. The plan outlined a comprehensive set of goals, policies, and strategies to guide development and revitalization efforts while preserving Olathe’s historic character and fostering a strong sense of place.

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Elevate Olathe assesses the current inventory of historic structures to provide an updated framework for preserving the unique character of the City. Specifically, the new Comprehensive Plan reviews the plan’s goals to determine how historic preservation strategies can be carried forward.

OLATHE TRANSPORTATION MASTER PLAN (2017)

The Olathe Transportation Master Plan (TMP) provided a comprehensive 25-year vision for the City’s transportation needs. A key focus of the plan was to integrate various transportation modes into a cohesive system capable of accommodating Olathe’s anticipated growth, which advocated for additional bike lanes, trails, and side paths.

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Elevate Olathe considers the TMP to identify remaining priority transportation projects, structure long-range goals in alignment with the upcoming Transportation Master Plan update and create a cohesive guide for future development.

ENVISION DOWNTOWN OLATHE (2018)

Envision Downtown Olathe was developed to strengthen the community’s commitment to revitalizing the Downtown area. The plan analyzed the existing land uses, building characteristics, historical significance, and economic activity. Strategic recommendations were crafted for numerous development and mobility improvements, including complete streets, infill development, transit hubs, mixed-use and multi-family projects, and park expansions.

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Elevate Olathe implements the plan’s applicable strategies and improvements, leveraging the Downtown Subarea Plan in Chapter 10: Subareas and addressing key topics such as outdoor urban community spaces, parking and mobility, preservation and rehabilitation, and creating more cohesive corridors.

OLATHE 2040: FUTURE READY STRATEGIC PLAN (2019)

Adopted in 2019, the Olathe 2040 Strategic Plan set a clear vision for advancing the City’s quality of life, infrastructure, economy, and exceptional services. Designed to position Olathe as a dynamic, future-ready community, the plan outlined specific goals, strategies, and performance measures to promote a resilient City.

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Elevate Olathe builds upon the strategic plan’s five core areas and applies the plan’s strategies to ensure Olathe continues to provide high-quality amenities, promote economic growth, and develop resilient infrastructure.

OLATHE PARKS AND RECREATION MASTER PLAN (2023)

The Olathe Parks and Recreation Master Plan promoted sustainability and optimization of resources while ensuring a balanced distribution of facilities and amenities. Aligned with the City’s other plans and studies, the plan also included an operational and financial overview and outlined strategic actions to guide future development, recreational programming, and park improvements.

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Elevate Olathe emphasizes the demand for enhanced park space and trail connectivity and highlights equity in creating accessible, modern recreational spaces for all residents. The Comprehensive Plan provides recommendations to integrate and shape the future framework for parks and recreation development.

OLATHE 2040 TRAILS AND GREENWAYS GUIDING PLAN (2023)

Adopted in 2023, the 2040 Trails and Greenways Guiding Plan outlined a vision for a comprehensive trail network connecting neighborhoods, schools, parks, and key destinations. It focuses on feasible trail development, user comfort, and greenway access while promoting diverse natural and social experiences.

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Elevate Olathe integrates the goals of the plan, emphasizing the importance of expanding trails, improving neighborhood connectivity, and creating safe, accessible routes for active transportation to support a healthy, connected, and environmentally conscious City.

ECONOMIC DEVELOPMENT STRATEGIC PLAN (2023)

The Economic Development Strategic Plan provides a forward-thinking framework to strengthen the City’s economy and enhance its appeal as a vibrant destination. With goals focused on investment, entrepreneurship, workforce development, and Downtown revitalization, the plan aimed to foster inclusive growth and innovation.

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Elevate Olathe considers and incorporates these goals and offers recommendations to strengthen the City’s economy through leadership opportunities, placemaking strategies, and partnerships with local universities and business owners.

CAPITAL IMPROVEMENT PLAN

Each year, the City updates its 5-year Capital Improvement Plan, aimed to identify, prioritize, and schedule capital projects, such as the construction of public infrastructure, over a multi-year period. The 5-year CIP provides a strategy to revitalize existing parks, transportation networks, stormwater facilities, solid waste, and sanitary and sewer services.

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Elevate Olathe incorporates the most recently adopted 5 year CIP to ensure recommendations include the plan’s expected project schedule to ensure recommendations related to parks, water and sewer facilities, transportation, and public recreation spaces align with the City’s priorities. Elevate Olathe also utilizes funding resources to establish realistic goals and potential projects.

ELEVATE OLATHE // COMPREHENSIVE PLAN 7 INTRODUCTION AND COMMUNITY PROFILE

EXISTING LAND USE

An inventory of the existing land use and development patterns was conducted to inform the planning process and gain a better understanding of Olathe. Field reconnaissance, research, and available data sources informed this review and was used to identify challenges and opportunities throughout this Plan. Ultimately, a total of 16 unique land uses were chosen to represent all uses found in Olathe and provide the basis for recommendations regarding planning and future development.

EXISTING LAND USES

• Agricultural
• Single-Family Detached
• Single-Family Attached
• Multi-Family
• Local Commercial
• Corridor Commercial
• Regional Commercial
• Mixed-Use
• Office
• Light Industrial
• General Industrial
• Heavy Industrial
• Public/Semi-Public
• Parks and Open Space
• Utilities and Transportation
• Vacant and Undeveloped

CONTEXT

• City Boundary
• Planning Area Boundary
• Railroad
• Bodies of Water

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AGRICULTURAL

Agricultural land uses include land actively used to produce crops and conduct farming-related activities. Low-density, single-family detached homes within the same parcel utilized for agricultural production are also included.

SINGLE-FAMILY DETACHED

Single-family detached uses consist of single-family homes occupying individual lots in a range of sizes. The single-family detached use includes both planned subdivisions and older established neighborhoods with traditional neighborhood patterns.

SINGLE-FAMILY ATTACHED

Single-family attached uses consist of two or three dwelling units, each individually owned and separated from the other by a common wall.

MULTI-FAMILY

Multi-family uses include residential structures with multiple dwelling units with more than four units, with shared entrances and corridors. Multi-family uses can consist of assisted living facilities, apartments, and condominiums.

LOCAL COMMERCIAL

Local commercial uses typically support nearby neighborhoods, allowing for quick trips for food, shopping, or services. Some examples of local businesses found throughout the community include coffee shops, local hardware stores, and small drug stores.

CORRIDOR COMMERCIAL

Corridor commercial uses follow a development pattern which typically includes medium-scale strip malls and big-box stores.

REGIONAL COMMERCIAL

Regional commercial uses are major draws that bring people to Olathe typically including businesses like big box retailers, chain restaurants, and franchise businesses.

MIXED-USE

Mixed-use land uses include development that integrates more than one land use into a single development. Mixed-use buildings will typically include a stacked combination of residential, commercial, or office uses. The land use can also be configured horizontally in a development or as a transit-oriented development consisting of attached or detached buildings of differing use categories (residential, commercial, and/or office) within the same area.

OFFICE

Office uses include buildings or developments dedicated to professional, service, and administrative activities. Office uses include large-scale office buildings, complexes, planned business parks, and small-scale individual office buildings.

LIGHT INDUSTRIAL

Light industrial uses include facilities involved in assembly, light manufacturing, storage, and distribution of goods and materials. This category also includes auto-oriented developments that are small in scale and have no outdoor storage.

GENERAL INDUSTRIAL

General industrial uses include warehouse/distribution, general manufacturing, and industrial services such as construction contractors found near major transportation routes. These uses may include limited outdoor storage.

HEAVY INDUSTRIAL

Heavy industrial uses are generally large-scale industrial activities that typically include the operation of heavy machinery, extensive storage facilities, and potentially hazardous processes with possible negative impacts such as noise, dust, pollution, and odors.

PUBLIC/SEMI-PUBLIC

Public/semi-public uses encompass those lands owned and operated by federal, state, or local governments as well as public and private educational facilities, cemeteries, churches, hospitals, nursing homes, or other non-profit facilities.

PARKS AND OPEN SPACE

Parks and open space uses include public or privately owned outdoor active and passive recreational areas as well as undeveloped or minimally developed land that provides natural landscapes or conservation areas including trails, pocket parks, or playgrounds.

UTILITIES AND TRANSPORTATION

Utilities and transportation uses include local infrastructure, rights-of-way, and easements for the transmission of gas, electricity, water, and sewer.

VACANT AND UNDEVELOPED

Vacant and undeveloped uses include natural areas such as fields, former farmland, or wooded areas that have not been prepared for development or designated for natural conservation.

DEMOGRAPHIC SNAPSHOT

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The demographic snapshot summarizes Olathe’s existing characteristics using data obtained from the 2022 American Community Survey (ACS) 5-Year data set. Where appropriate, comparison data from Overland Park, Lee’s Summit, and Johnson County is used to provide regional context to understand broader demographic patterns.

These communities were selected for a variety of reasons. Olathe, Overland Park, and Lee’s Summit have similar demographic patterns. All three have similar populations, ages, incomes, and ethnicities when compared to other communities in the Kansas City Metro area. Johnson County was selected to highlight more regional patterns and use as a baseline for the region.

POPULATION

The City’s growth has slowed in recent years but continues to grow faster than its peer communities.

In 2023, Olathe’s population was 143,720 residents and is forecasted to grow to over 160,000 residents by 2050, an increase of nearly 20,000 people in the next 25 years, according to the Mid-America Regional Council (MARC). Olathe’s population more than doubled since 1990 from 63,442 residents. Between 2010 and 2021, Olathe’s growth rate slowed to 17.7%, but it remained comparable to Overland Park (16.9%) and Lee’s Summit (15.3%) and just above the overall growth rate of Johnson County (15%).

INCOME

Olathe had the highest median household income in 2022, with the highest proportional increase among its peer communities.

The median household income in Olathe, Overland Park, Lee’s Summit, and Johnson County has seen growth from 2000 to 2022. In Olathe, the median household income increased from $68,498 in 2000 to $108,077 by 2022, representing a 57.8% rise. Overland Park saw a 30.7% increase from $77,176 in 2000 to $100,876 in 2022. Lee’s Summit and Johnson County saw comparable growth, with both areas’ median household income exceeding $100,000 by 2022.

AGE

Between 2010 and 2022, Olathe’s median age increased more than its peer communities.

Age is a crucial factor in assessing population trends in Olathe, as it impacts how residents engage with their community. As of 2022, Olathe’s median age was 36.3 years, slightly younger than Overland Park’s 38.4 years, Lee’s Summit’s 38.6 years, and Johnson County’s 38.1 years. However, Olathe experienced over 125% growth in the 65+ age group, which generally indicates an aging population.

RACE AND ETHNICITY

Olathe is slightly more racially and ethnically diverse than its peer communities and Johnson County.

The population of Olathe is predominantly white (75%). The next largest group is Hispanic or Latino (11.7%), followed by Black or African American (5.1%), and then by those who identify as Asian and Pacific Islander (4.1%). The City has a slightly higher percentage (11.7%) of residents identifying as Hispanic or Latino compared to Overland Park, Lee’s Summit, and Johnson County.

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128% Increase in Median Housing Value

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71.2% Housing Stock Single-Family Homes

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42.7% Renters and 15.1% Homeowners Cost-Burdened

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Over 50% of Residents Have Obtained a College Degree

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Largest Employer is Health Care and Social Assistance

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HOUSING

The median home value for owner-occupied homes in Olathe, Overland Park, Lee’s Summit, and Johnson County increased significantly from 2000 to 2022.

In Olathe, the median home value grew 128% growing from roughly $139,500 in 2000 to over $317,900 in 2022. Overland Park, Lee’s Summit, and Johnson County all experienced similar increases, representing substantial growth in home values in the region. Olathe also had the highest housing occupancy rate among nearby areas, at 97%.

Housing Year Built and Type

Most of Olathe’s housing units were built between 1970 and 2009 (76.4%). In 2022, Olathe’s housing stock primarily consisted of single-family detached homes, making up 71.2%. This is followed by multi-family apartment buildings with 10 or more units, which made up 11.3% of the City’s total housing stock.

Housing Attainability

In Olathe, a higher percentage of renters experienced a housing cost burden than homeowners. Approximately 42.7% of renter households face cost burdens, compared to only 15.1% of homeowners. Among the comparable communities, Lee’s Summit had the highest percentage of renters’ cost burdened at 43.7%. Overland Park had 35.2% of renters cost-burdened and 16.2% of homeowners cost-burdened.

The U.S. Department of Housing and Urban Development (HUD) defines cost-burdened households as those who pay more than 30% of their income for housing.

EDUCATION

Olathe has the highest public school enrollment rate at 91 percent among comparison communities.

Olathe stands out for its strong educational profile. About a third of residents hold a bachelor’s degree or higher, and nearly one in five has a graduate degree, putting the city just behind Overland Park but ahead of Lee’s Summit and Johnson County.

Olathe also leads in public school enrollment, with 91 percent of students attending public schools, while private school enrollment remains lower than in nearby communities.

EMPLOYMENT

From 2010 to 2021, Health Care/Social Assistance and Manufacturing were the largest employment sectors for Olathe residents.

During this period, the Transportation and Warehousing sectors experienced the greatest growth in new jobs. Employment in these sectors doubled from 1,833 to 3,678, reflecting Olathe’s expanding role in warehousing and distribution. For jobs located within Olathe, the Health Care/Social Assistance sector grew by 44.2% and Manufacturing rose by 46.1% from 2010 to 2021. The Construction sector saw the greatest increase in jobs growing by 79.4%. In 2021, approximately 73.7% of workers employed in Olathe commuted from outside the City, while 26.3% both lived and worked in Olathe. Approximately 74.5% of employed Olathe residents commuted to jobs outside the City. By comparison, 68.9% of Overland Park residents, 80.1% of Lee’s Summit residents, and 63.9% of Johnson County residents commute to jobs outside their communities.

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02

ELEVATE

Community Outreach

Throughout the planning process, extensive community outreach was conducted to maximize public participation. This outreach was conducted to gain input from residents, the local business community, City officials, and key stakeholders on issues, challenges, and opportunities facing Olathe. The planning process had over 3,000 points of engagement through a combination of in-person and online community outreach tools and exercises. Community feedback was instrumental in informing the recommendations and strategies found in the Comprehensive Plan.

COMMUNITY OUTREACH

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We need to build more retail shops, restaurants, and dining options. There are a lot of opportunities for development in Olathe.

• Survey Respondent

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IN-PERSON OUTREACH

As part of the initial outreach phase, the project team conducted five in-person workshops with various groups and departments to identify Olathe's key challenges, opportunities, strengths, and assets. This approach ensured that the planning process was informed by a diverse range of perspectives, addressing the unique needs and goals of the City.

Workshops

Each workshop began with participants individually identifying the opportunities and challenges facing the community, which were shared and consolidated into a cumulative list. The participants then ranked the three most important opportunities or challenges from this list to identify the most pressing challenges in the community. Following this, they were asked to name specific projects or actions that could address these concerns. Finally, participants were asked to identify and discuss the strengths and advantages of Olathe that should be preserved.

City Staff Workshop

June 11, 2024 - Participants: 27

The City Staff Workshop provided an opportunity for staff members from across the City's departments to offer their input on the Plan. They highlighted concerns about transportation connectivity gaps, traffic flow issues, public transit, and housing affordability, emphasizing the need for more housing options. Staff also raised concerns regarding economic development, and the need for stronger placemaking efforts. Participants identified city services, strong sense of community, safety, educational quality, and parks and recreational spaces as strengths.

City Council and Planning Commission Workshop

June 11, 2024 - Participants: 15

The City Council and Planning Commission Workshop was an opportunity for elected and appointed officials to offer their feedback on the Plan, with a particular focus on community impacts. The group highlighted concerns about traffic flow, road maintenance, and the need for improvements at railroad crossings. Participants also stressed the importance of expanding affordable housing options, enhancing commercial spaces, and increasing entertainment and retail options. When asked to identify strengths of Olathe, workshop participants listed city services, educational offerings, safety, young family population and a strong community spirit.

Department Leaders Workshop

June 12, 2024 - Participants: 23

The Department Leaders Workshop provided leadership from the economic development program, public works, public safety, parks and recreation, planning, finance, housing services, and other city divisions an opportunity to offer their input and feedback regarding the Plan. Participants identified several important issues impacting transportation and mobility, emphasizing the need for improved east-west routes, enhanced public transit, and improved railroad crossings. Housing concerns focused on the need for more affordable housing options, including workforce housing to help attract a skilled workforce. Department leaders highlighted redevelopment efforts, focusing on sustainable practices and revitalizing older areas. They identified fiscal stability, parks and trails, safety, and community pride as key assets of Olathe.

Steering Committee Workshop

June 12, 2024 - Participants: 11

During the Steering Committee Workshop, concerns centered around traffic congestion, particularly on I-35, and challenges with railroad crossings. Participants stated concerns with the shortage of restaurants, retail, and entertainment options. Additionally, the discussion emphasized the need for more affordable housing options and the high cost of single-family homes. Downtown development was identified as a priority, with participants advocating for substantial revitalization efforts to create a vibrant urban center.

Business Community & Economic Development Council Workshops

September 19th, October 1st, and November 22, 2024 - Participants: 57

The Business Community Workshop identified the top issues as the lack of large entertainment destinations, traffic congestion, and improving existing infrastructure. Additional concerns related to workforce housing and small commercial development were discussed. When asked to identify the assets and strengths of Olathe, participants listed the sense of community pride and the City's location within the larger Kansas City metro.

Further discussions were held with the Olathe Chamber of Commerce Economic Development Council, the Olathe Chamber of Commerce Board of Directors, and City Staff during the Chamber Board annual retreat. Feedback highlighted the need for more commercial opportunities, including fine dining, unique retail, and Downtown events and experiences. Participants also highlighted transportation challenges, including increasing traffic, at-grade railroad crossings, and congested intersections.

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Over 2,150 People Participated In-Person Throughout the Planning Process

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We need to continue revitalizing our aging retail centers and diversify the local market.

• Survey Respondent

I would love to see our trails, sidewalks, and bike lanes continue to be expanded and improved for safety.

• Survey Respondent

Key Stakeholder Interviews

June - September 2024 - Participants: 54

Interviews were conducted with key stakeholders such as business owners, developers, or utility providers in Olathe to discuss the priorities for the updated Plan between July and September 2024. The interviews were structured as open-ended conversations between the stakeholders and the project team. A total of 54 individual stakeholders were interviewed either in groups or one-on-one with the project team.

Community Kick-off Event

September 18, 2024 - Participants: 50

The City hosted this first official public kick-off event on September 18, 2024. The event allowed residents, business owners and operators, and other key stakeholders to discuss the community and provide input. A Spanish and ASL interpreter were available at the event to allow for participation from everyone. The interactive workshop allowed participants to identify their top five issues or concerns. Each group shared their primary concerns; key themes emerged such as the need for more affordable housing options, support for small businesses, and expanded entertainment options particularly in Downtown. Participants also stressed the need for safer bike and pedestrian pathways, and better managed traffic congestion.

Dream Big Community Visioning Open House

December 10, 2024 - Participants: 180

Olathe hosted the Dream Big Community Open House to gather community input about how residents would like to see Olathe grow and develop in the years to come. The open house enabled residents and stakeholders to discuss ideas and provide input to be implemented as part of this Plan.

Participants emphasized the need for diverse housing types, affordable housing options, and walkable neighborhoods. The feedback received also indicated the need to improve commercial corridors through neighborhood-oriented development and new Downtown development, including more entertainment and retail options. Improved road connectivity, congestion solutions, and improved public transit were also discussed as being important for the community.

Staff-Led Workshops

August - November 2024 - Participants: 90

Staff hosted workshops with several groups and organizations to provide an overview of the Plan update and gather feedback throughout the fall of 2024. Organizations included the Kansas City Home Builders Association, Olathe Teen Council, Olathe Persons with Disabilities Advisory Board, Olathe Historic Preservation Board, Olathe 2040 Team Leads, Olathe Community Development Staff and Downtown businesses. Participants received an overview of the purpose and timeline for the Plan update along with highlights of community engagement activities. Additionally, participants were invited to complete the online survey and mapping after the workshop.

Community Group Workshops

Participants shared a vision for Olathe that includes increased housing density, new business development, and improved public transportation. Additionally, there was strong interest in establishing an Olathe historical museum to celebrate the City's heritage. Feedback also highlighted challenges such as train traffic, Downtown's identity, and addressing the lack of sewered land for new development. Other priorities included enhancing the farmers market, improving wayfinding, and fostering neighborhood-oriented commercial and park development to better serve the community.

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Community Events

The Elevate Olathe Engagers, a team of 65 staff members, led in-person outreach efforts at various community events during the summer and fall of 2024. Over 1,500 participants provided feedback through interactive activities including a mapping exercise, wheel game, and video booth. Younger participants were encouraged to illustrate their dreams for Olathe’s future and share their favorite places to eat, shop, and play. Feedback was gathered at prominent events in the community including:

• Olathe Fourth Fridays
• Johnson County Old Settlers
• Olathe Farmers Market
• State of the City
• Olathe Chamber Career Expo
• Olathe Live!
• Olathe Arts Festival
• Olathe Business Workshop
• Evolve Olathe Young Professionals
• Olathe Teen Council
• Olathe EDC Advisory Council
• Home Builders Association
• Historic Preservation Board
• Olathe Chamber Board of Directors
• Olathe School District Community Group
• Olathe Civic Academy
• Olathe School Board

Community feedback highlighted the need for enhanced recreational amenities including park improvements, sports courts, and dog parks. Other participants expressed interest in destination entertainment, diverse dining options, and improved accessibility. Transportation priorities included better east-west road access, addressing railroad crossings, and reducing congestion on Santa Fe Street. Additional priorities included library programs, mental health resources, diversity events, affordable housing, and reinvestment in Downtown and established neighborhoods.

Subarea Open Houses

Growth/Edge Subareas May 29, 2025 - Participants: 47 Interior/Core Subareas June 5, 2025 - Participants: 75

The City hosted two subarea visioning workshops to gather specific community input about each of the six subareas included in the Comprehensive Plan. These workshops provided residents with an opportunity to provide input about their concerns and hopes for the subareas, communicate how they would like to see each subarea grow and develop in the years to come, and discuss ideas to be implemented as part of the Plan. Refer to Chapter 10: Subareas for more information.

Community Open House

January 13, 2025 – Participants: 21

The Community Open House provided an opportunity to gather community input on the draft Elevate Olathe Comprehensive Plan. Residents were invited to participate in the open house to learn more about the plan and provide feedback. Following the open house, feedback was received and incorporated into the final revisions of the Plan document.

Staff-Led Open Houses

January 21, 2025 – Participants: 6 January 27, 2025 – Participants: 26

In addition to the Community Open House, Olathe staff facilitated two other events for the public to to provide input on the draft Elevate Olathe Comprehensive Plan. Residents were invited to participate in the open house to learn more about the plan and provide feedback. Following the open house, feedback was received and incorporated into the final revisions of the Plan document.

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The municipal services in Olathe are a huge asset to the community. The community center has been a great benefit for senior living.

• Survey Respondent

I really appreciate that Olathe is always trying to evolve while still maintaining its own “down to earth” image.

• Survey Respondent

850 Survey Responses

ONLINE OUTREACH

Online outreach opportunities allowed residents and stakeholders to share their feedback at their convenience throughout the planning process. These included a dedicated project website, a community survey, and an interactive mapping exercise.

Project Website

A dedicated interactive project website was created to support the planning process and keep the public informed. It provided project information, updates, workshop details, meeting notices, and key documents such as summaries, public review drafts, and memorandums. The site also hosted outreach tools, including an online survey and map. social.

Community Survey

Participants: 850

Through an online community survey on the project website, Olathe residents and stakeholders were invited to share their thoughts on the community’s existing conditions and future opportunities. The survey covered various aspects of Olathe, including housing and residential areas, commercial and industrial areas, community facilities and services, transportation, sustainability initiatives, character and perception, and strengths and weaknesses. Each section of the survey assessed strengths and weaknesses with specific questions related to each corresponding topic.

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238 map.social Points Placed

map.social

Points: 238

map.social is an online mapping tool that allowed participants to pinpoint issues and opportunities in Olathe on their own personalized map. Points could be used to identify the City’s assets and opportunities, such as public services, priority development sites, new bike routes and paths, and desired uses and developments. Site users could also place points on the map to identify issues such as problematic intersections, poor building appearance, and public safety concerns. The map displays the data from the map.social participants. By identifying issues and highlights within the community, residents offered firsthand information about the City. These data points helped inform the recommendations of this Plan.

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MAP.SOCIAL ⭐ Community Asset ⭕ Problematic Intersection 🔘 Public Safety Concern 🔵 Undesirable Use ❇️ Key Transit Destination 🟢 Desired Use/Development 🟡 Poor Appearance ⚫ Other --- Bikes and Trails [ ] Development Priority Site

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17 COMMUNITY EVENTS ATTENDED

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4,000+ TOTAL PARTICIPANTS

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65 STAFF ENGAGERS

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750+ COMMENTS AT COMMUNITY EVENTS

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12 OPEN HOUSES & WORKSHOPS

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890 ONLINE SURVEYS

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230+ MAP COMMENTS

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30+ STAKEHOLDER MEETINGS

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TOP 15 TAKEAWAYS

Based on all the outreach conducted throughout the Elevate Olathe planning process, the following top 15 takeaways were identified. These takeaways are addressed in various places and at various levels throughout the Plan. These takeaways are generalized. For a more detailed outreach summary see the Elevate Olathe Community Engagement Summary on the City’s website.

Affordable and attainable housing is the dominant concern. Residents want options for first-time buyers, seniors, teachers, and workforce households, especially below the current median price. Housing type mismatch is a growing problem. Too much large single-family housing, not enough duplexes, townhomes, condos, and small multifamily.

Transportation Congestion and Roadway Improvements. Frequent calls to address traffic flow, especially on I-35, K-7, K-10, 135th Street, and Santa Fe; solutions like elevating railroad crossings, extending roads (e.g., 127th Street), and adding controlled intersections to reduce delays and improve east-west connectivity.

Bike and Pedestrian Infrastructure/ Safety. Desire for expanded, safe bike lanes, trails, and sidewalks; focus on connectivity to key areas (e.g., downtown, schools, parks), ADA compliance, better crosswalks, and maintenance to promote walkability and reduce car dependency.

Downtown Revitalization and Activation. Prioritizing redevelopment of Original Town/ downtown as a vibrant hub with mixed-use spaces, entertainment, unique retail, and events; concerns about underutilized areas like the Santa Fe corridor and need for better branding/placemaking.

Public Transit Enhancements. Calls for improved, accessible public transportation (e.g., more bus stops with shelters, microtransit, light rail to Kansas City); addressing limitations in current services to better serve diverse needs, including seniors and non-drivers.

Parks and Recreation Expansion/ Preservation. Appreciation for existing parks/trails but strong support for more green spaces, indoor facilities (e.g., year-round youth sports), and connections (e.g., trails to downtown); emphasis on preserving natural areas and adding amenities like pickleball courts.

Retail and Entertainment Diversity. Need for more unique dining, shopping, and entertainment options (e.g., fine dining, theaters, family-friendly venues); reducing reliance on big-box stores and warehouses, with focus on neighborhood-oriented and experiential retail.

Economic Development and Workforce Attraction. Attracting skilled workers through better retail/entertainment, business diversity, and infrastructure; concerns about external perception and need for large entertainment destinations to boost revenue and local economy.

Infill and Redevelopment of Vacant/Underutilized Spaces. Repurposing areas like the Great Mall, vacant commercial sites, and Santa Fe corridor for mixed-use developments; preventing sprawl by prioritizing infill over new expansion.

Sustainability and Environmental Preservation. Protecting natural resources (e.g., lakes, watersheds, agricultural lands, critical habitats); promoting green practices, tree planting, stormwater management, and balancing growth with conservation.

Community Facilities and Infrastructure Upgrades. Enhancing facilities like senior centers, community centers with pools/courts, and libraries; improving stormwater/sewer systems, especially in south Olathe, and ensuring equitable access.

Inclusivity for Diverse Populations. Supporting underserved groups (e.g., Hispanic/Latino, deaf, seniors, homeless, disabled) through inclusive spaces, resources, and safe environments; addressing homelessness with housing solutions.

Balancing Growth and Annexation. Managing expansion (e.g., southern/western areas) while balancing residential/commercial development; concerns about over-reliance on residential taxes and need for strategic annexation.

Education and School Support. Leveraging strong schools as an asset; calls for partnerships with districts/universities, better integration with neighborhoods, and safety improvements near schools.

Community Identity, Image, and Beautification. Enhancing Olathe’s appeal through entryway beautification, festivals, wayfinding, and unique character; fostering sense of place to distinguish from neighboring cities.

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03

ELEVATE

Vision, Guiding Themes, and Goals

The Vision, Guiding Themes, and Goals chapter was shaped by feedback gathered through engagement with residents and stakeholders about the future they envision for Olathe. The vision and goals define the desired plan outcomes and provide a framework for decision-making, resource allocation, and policy development to ensure every element of the Plan is aligned. The guiding themes work collectively with the visions and goals to deliver the community's vision through a clear framework that guides planning efforts to ensure they complement and extend all initiatives to create a livable, active, and resilient Olathe.

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NAVIGATING THE PLAN

The Elevate Olathe Comprehensive Plan is organized to clearly connect community values with the City’s long-term vision and day-to-day decision-making.

The Vision sets the overall direction for the next 15 years, describing the kind of community Olathe seeks to become.

The foundation of the Plan is its Guiding Themes which are the core values that emerged through community outreach. Each chapter highlights how these themes influenced the policies and recommendations for that topic.

Each core chapter of the Plan contains a Chapter Vision. This provides the forward-thinking, big ideas which the City seeks to achieve for land use, housing, economic development, transportation, community facilities, and the natural environment.

The Goals break the Chapter Visions into measurable outcomes that the City will work toward, organized by Plan element.

To achieve these goals, the Plan identifies Strategies which are specific actions, policies, and tools the City can use.

Each chapter also includes Additional Recommendations to address specific challenges or opportunities raised during the planning process.

Together, these components provide a roadmap: the guiding themes establish priorities, the vision defines the destination, the goals describe the desired results, and the strategies and additional recommendations outline the path to get there.

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ELEVATE OLATHE

VISION STATEMENT

Over the next 15 years, Olathe will strengthen its position as a dynamic, welcoming, and resilient community, continuing to grow its economy. Rooted in its rich history and driven by a bold vision, Olathe's neighborhoods will thrive and connect, offering diverse housing options, dynamic mixed-use centers, and a Downtown that pulses with energy and culture.

Promoting strategic growth, Olathe will invest in essential infrastructure and utilities, ensuring reliability, resilience, and efficiency. A seamless and accessible multi-modal transportation network will connect people to jobs, schools, and entertainment. Parks, trails, and open spaces will provide opportunities for recreation, gathering, and connection, interwoven into what defines an exceptional Olathe quality of life.

With a commitment to setting the standard for excellence in public service and forward thinking development, Olathe will remain a future-ready leader in the Kansas City metro, a place where people and businesses thrive.

GUIDING THEMES

Through Elevate Olathe’s extensive community engagement process, a core set of community values emerged. These have been organized into Guiding Themes, which are used throughout the Plan to help connect the vision and goals and guide City efforts and resources to achieve its aspirations for the future. The four Guiding Themes are:

LIVABILITY

Olathe supports a high quality of life with excellent services, schools, and diverse, quality housing options. Opportunities for revitalization, infill housing, and new mixed-use developments position Olathe as an exceptional place to live, work, raise a family, or start a business.

MOBILITY

Olathe capitalizes on its central location within the existing transportation network of the Kansas City metropolitan area, including railways, highways, and roads in and out of the City. With many corridors, nodes, and destinations to visit, Olathe’s established transportation network provides numerous safe and convenient options, including public transit, bicycle lanes, trails, and sidewalks for pedestrians.

RESILIENCY

Olathe is a welcoming community where all residents, regardless of background, age, ability, or income, can realize their potential. Our diverse business and industrial sectors adapt to changing economic conditions and technologies, supporting long-term sustainability. Olathe is committed to being Future Ready to emergency preparedness, environmental stewardship, and reducing risks from natural and man-made hazards. Olathe’s diversity, coupled with a commitment to sustainable practices, is a source of strength and resilience for current and future generations.

IDENTITY

Olathe is a distinctive community with an authentic identity rooted in its history and natural environment. Recognizing and enhancing its identity through collaboration, partnerships, and beautification efforts will continue to distinguish Olathe from its neighboring communities.

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ALIGNMENT WITH OLATHE 2040: FUTURE READY STRATEGIC PLAN

The Olathe 2040: Future Ready Strategic Plan sets a high-level vision with measurable goals and targets to guide the City through 2040 across the five focus areas of future readiness, economy, exceptional services, infrastructure, and quality of life.

The Elevate Olathe Comprehensive Plan is the City’s plan for land use, housing, economic development, transportation and mobility, and community facilities and infrastructure. It provides the implementation strategy to achieve the overarching vision for the community.

The two documents work in tandem to turn shared priorities into action. Elevate Olathe aligns its land use designations, subarea plans, and recommendations with the 2040 Strategic Plan, ensuring City decisions consistently advance the community’s vision. The Unified Development Ordinance provides the legal framework through zoning and subdivision standards to uphold these goals, guiding every development proposal toward the same unified future.

GOALS AND STRATEGIES

Goals are broad and long-range desired outcomes. The City's planning efforts should work to support and achieve these goals. They are ambitious and will require the execution of many policies, recommendations, and actions in the Comprehensive Plan to be fully realized. The goals are organized by Plan Element and do not necessarily tie back to the Plan chapters.

The recommended strategies identify a set of policies and initiatives needed to support the Guiding Themes, Vision, and Goals. The Recommended Strategies have been provided for each element of the Comprehensive Plan with each tied to an action item in the action matrix in Chapter 11: Implementation.

GOAL 1

LAND USE AND DEVELOPMENT

Plan for new growth and annexation to maintain a responsible level of expansion that incorporates parks, greenways, and related infrastructure.

STRATEGIES

GOAL 2

LAND USE AND DEVELOPMENT

Provide a balanced, compatible, and resilient mix of land residential areas to support more connected and ensure the efficient use of existing infrastructure and resources.

STRATEGIES

GOAL 3

HOUSING AND NEIGHBORHOODS

Support further reinvestment and rehabilitation of the City's established neighborhoods by encouraging compatible single-family and small-scale missing middle development on infill properties.

STRATEGIES

GOAL 4

HOUSING AND NEIGHBORHOODS

Stimulate and promote a range of housing options and support quality neighborhoods for all ages and abilities by preserving and revitalizing the aging housing stock and expanding housing options, including duplexes, triplexes, and townhomes.

STRATEGIES

GOAL 5

ECONOMIC DEVELOPMENT

Maximize the potential of commercial nodes and corridors throughout the City by encouraging more mixed-use, focused development in older, and newly established commercial areas.

STRATEGIES

GOAL 6

ECONOMIC DEVELOPMENT

Build on the strategies outlined in the Economic Development Strategic Plan to continue to strengthen the local economy by attracting and supporting local businesses and major employers that provide well-paying, high-quality employment opportunities.

STRATEGIES

GOAL 7

ECONOMIC DEVELOPMENT

Retain, attract, and invest in highly educated and skilled workers to support growing industries in Olathe and the surrounding region and strengthen the knowledge-based workforce by continuing to partner with outside organizations.

STRATEGIES

GOAL 8

TRANSPORTATION AND MOBILITY

Develop active transportation infrastructure throughout the City to provide safe and convenient mobility, fill existing gaps in the bicycle and pedestrian infrastructure network, and promote transit-oriented developments.

STRATEGIES

GOAL 9

TRANSPORTATION AND MOBILITY

Provide a balanced transportation network that accommodates the safe and efficient circulation of vehicles throughout the community by continuing to implement projects identified in the Transportation Master Plan.

STRATEGIES

GOAL 10

COMMUNITY FACILITIES, PARKS AND INFRASTRUCTURE

Promote the upkeep of essential community facilities and the provision of high-quality community services, parks, and open spaces, while identifying opportunities for new amenities as the city grows.

STRATEGIES

GOAL 11

COMMUNITY FACILITIES, PARKS AND INFRASTRUCTURE

Invest in the City’s essential utility services, including water, sewer, stormwater, fiber, power, and waste infrastructure to strengthen coordination and partnerships between utility providers and enhance Olathe’s resilience.

STRATEGIES

GOAL 12

NATURAL ENVIRONMENT

Improve the quality of Olathe’s natural areas by protecting and enhancing their ecological functions so they manage stormwater, reduce heat impacts, provide wildlife habitat, and strengthen the City’s resilience to extreme weather.

STRATEGIES

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04

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ELEVATE

Land Use and

Development

By 2040, Olathe will make land use and development decisions that ensure responsible growth, sustain a thriving, dynamic economy, support amenity-rich, complete neighborhoods for all, and protect the natural environment.

■ Goal 1: Provide a balanced, compatible, and resilient mix of land uses throughout the city. ■ Goal 2: Plan for growth and annexation to maintain a responsible level of expansion.

ALIGNMENT WITH GUIDING THEMES

LIVABILITY

Land Use supports Olathe’s livability by providing the foundation for complete, amenity-rich neighborhoods and varied housing stock, a diverse, flourishing economy, and a balanced, multimodal transportation system.

MOBILITY

An interconnected and reliable transportation network is essential for cities. Olathe relies on its established roadway system and network of sidewalks, bike lanes, and trails, guided by an efficient land use framework, to connect different land uses and sustain its high quality of life and strong economy.

RESILIENCY

Through carefully planned land use, Olathe can encourage the development of a diverse housing stock and economy while protecting its natural assets, enabling it to weather, adapt to, and bounce back from change.

IDENTITY

Through diligent and thoughtful land use planning, Olathe can strengthen and leverage its distinct identity and sense of place to bolster its quality of life and economy.

WHAT WE HEARD

During outreach, participants emphasized the growing need for attainable housing as prices continue to rise, making it harder for many to live in the community. They also expressed a strong desire for more diverse businesses, especially new retail and restaurant options that bring life and variety to local streets. Many residents shared a clear vision for Downtown: a more active, walkable district with mixed-use development and a stronger sense of community connection.

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KEY DEVELOPMENT INFLUENCES

Olathe faces several constraints that shaped the development of the Future Land Use Plan (Page 36). These challenges highlight the importance of thoughtful planning to balance growth with environmental and regulatory considerations.

The City's existing land use was used as a foundation to start shaping the future land use pattern. However, additional constraints and considerations such as population projections, land cover change, and vacant property were also used. The following provides a more detailed discussion about each of the constraints and considerations used when creating the Future Land Use Plan.

POPULATION PROJECTIONS

According to the Mid-America Regional Council (MARC), Olathe's population is expected to exceed 160,000 residents by 2050, representing an increase of nearly 20,000 people. This projected growth places increased pressure on land use planning to accommodate more housing, infrastructure, services, and jobs. The Future Land Use Plan considers the sufficient capacity for residential and commercial development while preserving community character and ensuring equitable access to amenities.

LAND COVER CHANGE

Land cover in Olathe has changed significantly due to annexation, growth, and new development. From 2001 to 2024, developed land increased by 13 percent, with notable expansion west of K-7 and in areas north of 119th Street and south of 159th Street. These changes often replaced forest and cropland with urban uses. Future land use planning carefully evaluated remaining growth areas to balance continued development with the preservation of natural features and agricultural lands, promoting responsible urban expansion.

VACANT PROPERTY

As the supply of vacant and undeveloped land within the City limits declined, planning for infill development and strategic reuse was increasingly important. Many of these vacant parcels include natural areas, future development sites, and remnants of former farmland or unused subdivision lots. Land use planning prioritized the efficient use of compact, connected development and discouraging leapfrog or low-density expansion that strains infrastructure and public services.

ANNEXATIONS

Olathe has evolved from a small rural town into a major suburban city within the Kansas City metropolitan area. Incorporated in 1857 and designated as the county seat in 1859, Olathe’s economic and population growth has benefitted from strategic annexation of adjacent lands. This proactive approach has enabled the City to plan for and manage growth thoughtfully, aligning new development with long-term planning goals. Olathe’s incorporated area has steadily grown since it was founded in 1857, with the largest expansion occurring in 1968 when over 15,000 acres were annexed into the City. Looking ahead, growth is anticipated in areas to the south and west of the City as Olathe’s north and east borders are shared with adjacent municipalities. Unlike many landlocked cities in northeast Johnson County, Olathe is one of the few municipalities that still has meaningful opportunities to annex adjacent unincorporated land, particularly in southern and western areas of the City.

In Kansas, annexation can occur either voluntarily or involuntarily. Voluntary annexation takes place when property owners request to join the City, as long as their land borders existing City limits. Involuntary annexation is initiated by the City and requires a public hearing and approval by the County Commission, particularly for unincorporated areas. In such cases, the City must demonstrate it can provide essential services to the area.

A 2022 Kansas Supreme Court ruling suggests that previous boundary agreements between municipalities may no longer be enforceable. This ruling creates uncertainty within a City’s future plan area, impacting a City’s ability to plan for future growth and its necessary service expansions. As annexation remains a key tool for managing growth, the following section identifies a Growth Area Framework and offers guidance on how future annexations should occur to meet the City’s evolving needs.

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ANNEXATIONS

GROWTH AREAS

This section establishes long-term priorities for future growth. Growth within City limits is a priority as this leverages existing infrastructure investments. The Growth Areas Map identifies areas of the City for Infill Opportunities, Strategic Growth, and Future Growth Opportunities. It provides guidance on priority areas for development, capital projects to expand infrastructure capacity, and pockets for future outward growth or annexation.

GROWTH AREAS

• Infill Opportunities
• Strategic Growth
• Future Growth Opportunities
• Built Out Areas

CONTEXT

• City Boundary
• Planning Area Boundary
• Bodies of Water
• Floodplains
• Parks and Open Space

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GROWTH PRIORITIES

Encouraging infill promotes a more efficient use of infrastructure and avoids the added maintenance costs created by leap-frog development. This reflects the desire, expressed during various forms of outreach, to prevent urban sprawl and make efficient use of infrastructure. Pockets of vacant and undeveloped parcels throughout the City should be developed first to take advantage of existing utilities and infrastructure and complement existing development patterns. The City should also prioritize annexations in areas identified as Strategic Growth and to a lesser extent Future Growth Opportunity areas outside City limits. Strategic annexation in these areas would allow the City to manage growth for a more orderly and systematic expansion of City services. Local annexation procedures are outlined in Olathe Municipal Code Policy No. PI-6.

Annexation into the City of Olathe gives residents access to reliable quality city services like water and sewer, trash pickup, street maintenance, and nearby police and fire protection. It also gives residents a voice in local government decisions and influence growth in their neighborhoods. The City should work with these property owners to offer annexation if desired.

STRATEGIES

Strategic Growth

These areas lie outside the current city limits but are contiguous, making them eligible for annexation. Olathe should continue working with property owners and developers to encourage annexation, provided infrastructure and services can support new development.

Properties along 175th Street should be prioritized for annexation and future development. The City should collaborate with developers and property owners to implement the Future Land Use Plan.

Future Growth Opportunities

These areas are identified because they are outside the City boundary and make development difficult within the lifespan of this Comprehensive Plan. Infrastructure providers have identified areas west of Cedar Creek as difficult to service due to topography, the creek, and existing floodplains. In addition, areas south of 183rd Street are also identified as areas that are difficult to service. While property in the Future Growth Opportunities should be prioritized for growth, these areas south of 183rd Street could see future development opportunities if utilities and infrastructure were to extend.

Infill Opportunities

These areas are underutilized or vacant sites within the city limits, representing key development opportunities. Many of the sites have few or no existing buildings, making them more development-ready. Some are vacant lots within existing or new subdivisions that are expected to be built out during the life of this plan. Others are larger sites where the City should work with property owners and adjacent land owners to facilitate development aligned with the Future Land Use Plan.

Built Out

These areas that are built out and do not contain significant amounts of vacant or underdeveloped property. These areas also include previously approved developments and areas with an active building permit. These areas are likely stable and are not a priority for redevelopment unless specified in the subarea plans in Chapter 10: Subareas.

Additional Recommendations

• Olathe should review and update its annexation policy to ensure growth remains efficient, coordinated, and fiscally responsible.
• The City should assign appropriate zoning classifications to all newly annexed properties consistent with the Future Land Use Plan.
• Olathe should discourage “leap-frog” development by prioritizing contiguous, infrastructure-efficient growth patterns.
• The City should direct new growth to areas already served or easily serviceable by public infrastructure to maximize return on investment.

FUTURE LAND USE PLAN

All land within the City is assigned to one of 13 land use designations, which reflect the full range of Olathe's development types. These designations should serve as the foundation for development review and future zoning amendments. They should also serve as a foundation for future regional or neighborhood plans that may be needed to fully implement the Elevate Olathe Comprehensive Plan's recommendations. More information can also be found with the six subareas and two overlay districts as outlined in the Future Land Use Plan and described in Chapter 10: Subareas. The map indicates the following categories but also shows the future land use for residential areas of change. These are areas where the Future Land Use Plan recommends a different residential use that what currently exists.

FUTURE LAND USES

• Rural Residential
• Single-Family Neighborhoods
• Mixed Residential Neighborhoods
• Mixed-Use
• Cedar Creek Mixed-Use
• Downtown
• Neighborhood Commercial
• Community Commercial
• Regional Commercial
• Business Parks
• Industrial
• Public and Semi-Public
• Parks and Open Spaces
• Vertical Mixed-Use

CONTEXT

• City Boundary
• Planning Area Boundary
• Railroad
• Subarea Boundary

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DEVELOPMENT MATRIX

Each Future Land Use Category includes a range of land uses, divided into preferred and complementary uses. This helps city staff and decision-makers evaluate proposed developments based on the surrounding context and market conditions while maintaining and supporting the overall intended character of the area.

• Preferred Uses – These are primary and dominant land uses for that area. These uses are already deemed compatible with the existing area or direction of undeveloped land.
• Complementary Uses – These uses may be considered in conjunction with a preferred use, or as a standalone use, where appropriate based on location and existing conditions.

Example: In a neighborhood commercial area, small-scale retail is the preferred use. However, complementary uses like residential units above storefronts may be allowed, especially if they support the commercial function and add housing variety.

◆ Preferred Use ◇ Complementary Use

*See the Cedar Creek Area Plan for more specific direction on allowed land uses. ** Includes universities, hospital campuses, airport property, and City/County-owned land. *** Includes publicly owned parks and greenways and excludes private parks and amenities.

RURAL RESIDENTIAL

Rural residential is characterized by agricultural and low-density residential estate lots located on the western and southern edges of the City. These areas consist of undeveloped or sparsely developed land, generally situated beyond the city limits but within the planning area. This category may also include agritourism that supports agricultural activities.

Due to limited utility access and topographic constraints, dense development is not anticipated during the life of this plan. However, this area will not remain rural forever and changes to a different future land use category may be considered if it will promote orderly and contiguous development that promotes efficient land use and infrastructure connectivity. Future land use changes should be guided by a comprehensive analysis of infrastructure capacity, environmental constraints, community needs, and growth trends to ensure transitions align with broader planning goals.

Intent

• Protect the rural character of area until utilities are available and future development is feasible.
• Plan for trails, greenways, and connected streets to ensure connectivity when development occurs.
• Development should minimize impacts on natural areas and open space.

Preferred Uses

• Agricultural
• Single-Family Detached

Complementary Uses

• Parks & Open Space
• Civic & Institutional

SINGLE-FAMILY NEIGHBORHOODS

Single-family neighborhoods are primarily characterized by low- to moderate-density single-family homes typically no taller than 2.5-stories in height on a variety of lot sizes. These areas include established neighborhoods unlikely to change over the next 15 years and new single-family neighborhoods. While primarily a single-family land use, context-sensitive cottage court homes, duplexes or townhomes may be appropriate in select areas. Neighborhoods are encouraged to include a diversity of housing types, prices and styles to enable a range of economic levels, age groups, and lifestyles to live within a community.

Intent

• Offer high-quality neighborhoods that can accommodate varying types of single-family homes and lot sizes to provide housing options for all.
• Incorporate streetscape features such as sidewalks, street trees, and lighting while requiring the integration of community facilities, parks, and greenways within neighborhoods to enhance livability and connectivity.
• Allow for context-sensitive single-family attached development that is complementary to existing neighborhoods.
• Integrate trails, greenways, and connected streets between developments to ensure connectivity in new or expanded residential areas.

Preferred Uses

• Single-Family Detached

Complementary Uses

• Duplex
• Parks & Open Space
• Civic & Institutional

MIXED RESIDENTIAL NEIGHBORHOODS

Mixed residential neighborhoods provide diverse residential development that is typically no taller than 2-4 stories in height, depending on the surrounding context. These areas predominantly include duplexes, multi-family multiplexes, and apartments, providing more housing options and increasing housing stock density. Appropriate transitional housing types from existing single-family areas should be considered.

Higher-density developments may include limited commercial uses, provided they meet specific criteria to ensure compatibility and appropriate scale. These commercial uses should be located on the periphery of neighborhoods, along non-local streets, and designed to minimize traffic impacts. They should also include extensive pedestrian amenities and reflect the character of surrounding residential areas.

Intent

• Offer high-quality neighborhoods that can provide alternative housing products for a diversity of housing needs.
• Create more density in well-served areas of the city, taking advantage of services and amenities such as employment centers, commercial corridors, and parks.
• Act as a transition between higher intensity areas and single-family neighborhoods, with higher density housing located near transportation corridors, commercial centers or transit.
• Focus on increasing housing density in strategic locations to support commercial areas.

Preferred Uses

• Duplex
• Multi-Family Multiplex
• Apartment

Complementary Uses

• Single-Family Detached
• Vertical Mixed-use
• Office
• Small-Scale Commercial
• Parks & Open Space
• Civic & Institutional

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MIXED-USE

Mixed-use brings together a diverse mix of residential, commercial, and employment opportunities within a cohesive environment. These areas are designed to integrate a variety of uses such as housing, retail, offices, dining, and services within multi-story buildings typically no taller than 4-5 stories in height. New developments should be strategically located to serve as a transition between commercial areas and residential neighborhoods. Mixed-use areas should provide diverse housing options and be designed around the pedestrian experience to provide residents with convenient access to everyday amenities and job opportunities, creating a more complete neighborhood. Nonresidential uses should front roadways for visibility and typically occupy the first 300-400 feet of the frontage area.

Vertical Mixed-Use

Vertical mixed-use areas are areas where the City would prefer to see a multi-story mixed-use development. These developments should feature active retail on the first floor with office or residential uses on the upper floors. Buildings should be pulled up to roadways to create a comfortable pedestrian environment.

Intent

• Provide a variety of attractive mixed-use and multifamily housing options for a diverse population. Uses can be grouped into mixed-use buildings, or developments which include a variety of uses.
• Promote mixed-use developments adjacent to, or in conjunction with, dense, multifamily housing to promote more complete neighborhoods.
• Serve as a transition between commercial and residential areas by increasing housing density in key locations and offering attainable housing options.
• Encourage pedestrian-oriented design when considering new development to promote walkability.

Preferred Uses

• Apartment
• Vertical Mixed-use
• Office
• Small-Scale Commercial

Complementary Uses

• Multi-Family Multiplex
• Large-Scale Commercial
• Arts, Entertainment & Recreation
• Parks & Open Space
• Civic & Institutional

CEDAR CREEK MIXED-USE

Cedar Creek mixed-use (CCMU) centers combine various uses, including commercial, office, business park, mixed-use developments with residential above retail, and limited attached residential developments. These centers range in character from suburban to urban and are smaller than community commercial centers. Examples include town centers with plazas and gathering spaces, small-scale retail and offices integrated into neighborhoods, office campuses, or mixed-use spaces. For more information, refer to the Cedar Creek Area Plan.

Intent

• Maintain the vision of the Cedar Creek Area Plan.
• Promote high quality mixed-use within Cedar Creek.

Preferred Uses

• Vertical Mixed-use

Complementary Uses

• Single-Family Detached
• Duplex
• Multi-Family Multiplex
• Apartment
• Office
• Small-Scale Commercial
• Large-Scale Commercial
• Service Commercial
• Light Industrial
• Arts, Entertainment & Recreation
• Parks & Open Space
• Civic & Institutional

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DOWNTOWN

Downtown is the heart of the City, serving as the center of both civic and commercial activity. It includes mixed-use buildings containing residential, commercial, office, and governmental uses. These uses should be combined in multi-story buildings, with activated spaces on the ground floor. The area should remain a vibrant, walkable space where people can easily access shops, restaurants, and other amenities. More intense development should be concentrated in the Downtown Core and be designed to be compact and walkable. For more detail, refer to the Downtown Core Subarea in Chapter 10: Subareas.

Intent

• Create a walkable activity center with small blocks that connect to surrounding areas and feature a mix of complementary uses.
• Promote commercial uses along major streets and vertical mixed-use structures with ground-floor retail in the Downtown Core.
• Support multi-family residential buildings that are pulled up to the street with parking to the rear or side and avoid new single story construction.
• Encourage shared and structured parking where feasible and avoid surface parking lots in the Downtown.
• Integrate civic uses within the activity centers to support civic engagement and provide convenient access to public services.

Preferred Uses

• Vertical Mixed-use
• Office
• Small-Scale Commercial
• Arts, Entertainment and Recreation
• Civic & Institutional

Complementary Uses

• Single-Family Detached
• Duplex
• Multi-Family Multiplex
• Apartment
• Parks & Open Space

NEIGHBORHOOD COMMERCIAL

Neighborhood commercial areas serve the needs of nearby residents by offering convenient services and amenities. Smaller in scale than community commercial developments, these areas are typically located along major roads at the edges of residential neighborhoods. This typically includes small retail stores and services such as coffee shops, small grocery stores, dry cleaners, salons, bakeries, and neighborhood restaurants. Their design should align with the surrounding community, typically no more than 2-stories in height, ensuring buildings are appropriately sited, sized, and styled to complement the neighborhood’s character.

Intent

• Provide areas for small-scale businesses that primarily serve surrounding residents.
• Plan for everyday shopping and service options within easy reach of all neighborhoods.
• Encourage appropriate transitions in building height and mass when adjacent to residential neighborhoods.
• Vertical mixed-use developments that complement and align with the character of surrounding neighborhoods could be considered within this area.

Preferred Uses

• Office
• Small-Scale Commercial

Complementary Uses

• Vertical Mixed-use
• Parks & Open Space
• Civic & Institutional

COMMUNITY COMMERCIAL

Community commercial includes commercial developments located along highways and major roadways. These areas are designed to serve both the local population and those traveling through the City. Community commercial areas typically include uses found in Neighborhood Commercial as well as larger retailers such as big-box stores and small to medium office buildings and are typically no more than 3 stories in height. These areas should be carefully planned along major roads, such as Santa Fe Street, to balance accessibility, functionality, and support for the surrounding community.

Intent

• Provide appropriate locations for shopping, dining, and entertainment uses.
• Plan for commercial development at major intersections and along major thoroughfares to accommodate various business and commercial uses.
• Encourage transitions in building height and mass when adjacent to residential neighborhoods.

Preferred Uses

• Office
• Small-Scale Commercial
• Large-Scale Commercial

Complementary Uses

• Vertical Mixed-use
• Arts, Entertainment & Recreation
• Service Commercial
• Parks & Open Space
• Civic & Institutional

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REGIONAL COMMERCIAL

Regional commercial includes large retail and service businesses that serve residents and visitors from the surrounding region. These destination areas are designed to attract a broad customer base and are typically located along highways and interstates that make them easily accessible. Regional commercial areas are typically anchored by destination entertainment, recreation and retail uses and are supported by a variety of commercial uses, such as hotels, restaurants, retail and other services. Regional commercial areas may integrate high-density residential or vertical mixed-use buildings within a larger development.

Intent

• Provide appropriate locations to accommodate destination entertainment, recreation, and retail opportunities and supportive businesses that serve the greater region.
• Focus commercial development at major intersections along highways/interstates to provide the greatest access to the region.
• Provide high-density residential and mixed-use areas as part of larger redevelopments to share structured and surface parking.
• Encourage transitions in building height and mass to complement adjacent multifamily residential.
• Provide infrastructure hubs to support multi-modal transportation opportunities.

Preferred Uses

• Vertical Mixed-use
• Large-Scale Commercial
• Arts, Entertainment & Recreation

Complementary Uses

• Apartment
• Office
• Small-Scale Commercial
• Parks & Open Space
• Civic & Institutional
• Service Commercial

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BUSINESS PARKS

Business parks include employment centered uses, such as large office buildings, medical and research facilities, and bioscience centers, as well as light industrial uses that support the business park, such as data centers and high-tech manufacturing and distribution. Located near highways, interstates, and major roads, they are highly accessible to the regional talent pool and well-connected, making them ideal for economic activity. Business parks should incorporate thoughtful landscaping, open spaces, and well-planned setbacks to create a welcoming and functional environment. To support these employment centers, business parks may integrate a mix of residential and commercial uses to provide convenient living and shopping options for employees.

Intent

• Plan for areas to accommodate business parks near highways and interstates to ensure connectivity to the regional employment base.
• Support a variety of large-footprint buildings and commercial or service uses within business parks.
• Create attractive employment areas within business parks for improved accessibility showcasing the desirability of the City.
• Use setbacks and natural barriers like landscaping, retention ponds, and green spaces to effectively buffer where large-scale employment sites are near residential areas.

Preferred Uses

• Office

Complementary Uses

• Apartment
• Vertical Mixed-use
• Small-Scale Commercial
• Large-Scale Commercial
• Light Industrial
• Arts, Entertainment & Recreation
• Parks & Open Space
• Civic & Institutional

INDUSTRIAL

Industrial uses include facilities for manufacturing, storage, and distribution of goods and materials, as well as more intense outdoor commercial uses like lumberyards and auto body shops. These uses are typically clustered near major transportation routes to support easy access and efficient operations. While many industrial activities have minimal impact on the surrounding areas, appropriate buffering and screening should be implemented to minimize noise, traffic, and visual impacts. In industrial areas, complementary retail and services uses should be limited in scale and carefully integrated with surrounding land uses.

Intent

• Support diverse employment options to strengthen the City's workforce.
• Consolidate low-impact industrial uses in key locations to minimize conflict with adjacent non-industrial uses.
• Focus industrial areas near highways, interstates, railroads and airports to accommodate transportation needs of industrial uses.

Preferred Uses

• Service Commercial
• Light Industrial

Complementary Uses

• Heavy Industrial
• Small-Scale Commercial
• Large-Scale Commercial
• Office
• Arts, Entertainment & Recreation
• Parks & Open Space
• Civic & Institutional

PUBLIC AND SEMI-PUBLIC

Public and semi-public areas are important spaces for the community, including medical uses, government buildings, schools, and other local services. Examples include schools, medical campuses, City Hall, libraries, fire and police stations, and universities. These spaces are located within neighborhoods and business areas, making them easy for residents to access.

Intent

• Maintain and protect important community buildings and spaces.
• Improve existing services and expand new service as needed to support a growing community needs.

Preferred Uses

• Civic & Institutional

Complementary Uses

• Parks & Open Space

PARKS AND OPEN SPACES

Parks and open space include outdoor active and passive recreational areas, as well as natural landscapes, conservation areas, and critical environmental features. This includes both public and privately owned parks that provide recreational amenities, such as public playgrounds and homes association pools. In addition, this includes open spaces that provide stormwater benefits, critical wildlife habitat, or natural beauty such as wetlands, stream corridors, floodplains, steep slope vistas, and nature preserves. Parks and connections identified in the Parks and Recreation Master Plan further integrate these open spaces, enhancing trail connectivity and recreational access.

STRATEGIES

Additional Recommendations

• Update the Site Design Standards in the UDO to ensure consistency across the ordinance and strengthen the City's sense of place.
• Evaluate and refine the City's architectural standards to reflect current design practices and respond to market trends.

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05

ELEVATE

Housing and Neighborhoods

In 2040, Olathe’s neighborhoods will be vibrant and welcoming, offering housing options for all residents, from workforce housing to senior living. Neighborhoods will thrive with a blend of single-family and multifamily housing options, complemented by walkable access to restaurants, shops, schools, parks, and trails. Balanced development will preserve neighborhood character while promoting high-quality, mixed-use projects. Thoughtful zoning and transportation planning will ensure accessibility, helping to create a prosperous, welcoming city where residents can live, work, and connect.

• Goal 3: Further reinvestment and rehabilitation in the city’s established neighborhoods.
• Goal 4: Stimulate and promote a range of housing options and support quality neighborhoods for all ages and abilities.

ALIGNMENT WITH GUIDING THEMES

LIVABILITY

Through strategic reinvestment in neighborhoods, such as infill development, the quality and appearance of each unique neighborhood will be maintained. Promoting new infill development and revitalizing neighborhoods will support a high quality of life for all residents.

MOBILITY

Providing neighborhoods and housing connected through a comprehensive road network will provide residents with reliable access to destinations across the City. Safe sidewalks, protected bike lanes, and accessible neighborhoods will also contribute to a healthy community.

RESILIENCY

Encouraging the development of a variety of housing options is a vital component of ensuring residents from any background, income level, or at any stage in life can make Olathe home and enjoy a high quality of life. It also makes Olathe’s neighborhoods resilient and adaptable to changing demographics and housing demands.

IDENTITY

Through thoughtful design and consistent design standards, Olathe can enhance and build on its distinctive identity. It can preserve its historic architecture and complement it with quality construction that is durable to shifting trends, contributing to an authentic sense of place.

WHAT WE HEARD

During outreach, residents spoke clearly about what they want to see in their neighborhoods. Many voiced concern about the limited options for attainable and senior housing, noting that it’s becoming harder for longtime residents to stay in the community as their needs change. Others called for more “missing middle” housing, duplexes, townhomes, and small apartments, that offer flexibility for families and first-time buyers. People also expressed a desire for neighborhoods with more amenities and daily conveniences close to home. Above all, residents said they want places where walking feels natural and safe, not like an afterthought.

NEIGHBORHOOD REINVESTMENT

Olathe is home to a wide range of neighborhoods, each with its own unique character shaped by factors such as architectural style, lot and block size, street layout, building height, land use diversity, and proximity to natural areas and amenities. This character varies across the City, from older, more traditional neighborhoods near the historic core, to newer, more uniform subdivisions on the outskirts. Maintaining and improving the quality and appearance of these neighborhoods is just as important as setting high standards for new development. Olathe should continue to enforce the Property Maintenance Code to ensure consistent upkeep and prevent disinvestment. To support homeowners facing challenges with maintenance, the City can promote grant programs and other resources that help preserve neighborhood integrity and livability.

STRATEGIES

INFILL DEVELOPMENT

As Olathe continues to grow and evolve, promoting infill residential development offers a strategic way to reduce suburban sprawl while making the most of existing infrastructure and services. By encouraging new housing on vacant or underutilized parcels within already developed areas, the City can limit the need for outward expansion. Infill development also helps revitalize aging areas by encouraging preservation and reinvestment in established neighborhoods.

To ensure compatibility, infill housing should be thoughtfully designed to reflect the scale, setbacks, height, and orientation of surrounding homes. When guided by intentional planning and design, infill development not only accommodates future growth but also reinforces the quality and vitality of Olathe’s established neighborhoods. Infill development is especially important in Original Town which is discussed further in Chapter 10: Subareas.

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Additional Recommendations

• Streamline the development review process for infill housing projects to reduce delays and increase predictability for developers and property owners without compromising reasonable amount of time for communicating with adjacent property owner.
• Update zoning regulations to allow for a wider variety of housing types (e.g., duplexes, townhomes, accessory dwelling units) in appropriate residential districts including Mixed Residential Neighborhoods.
• Utilize an infill housing program with pre-approved plans to help small builders quickly turn vacant lots into well-designed homes that fit neighborhood character.
• Continue to provide architecture reviews for appropriateness for single-family homes in Original Town and work to incorporate infill guidelines to ensure quality infill development.
• Prioritize infrastructure improvements such as streets, sidewalks, utilities, and public amenities in older neighborhoods.
• Consider providing incentives for homeowners and developers pursuing attainable housing.
• Encourage infill housing through duplexes and townhomes, which can be built under the less restrictive International Residential Code, making them more practical and appealing for developers.

Dwelling Type

• One-Unit Dwelling
• Two-Unit Dwelling

Best Practice

COMPATIBLE DEVELOPMENT

New buildings should be thoughtfully designed to reflect the character of the neighborhoods in which they are located. While they don't need to replicate existing architectural styles, they should align with the surrounding context in terms of scale, form, and placement on the site. Respecting the existing built and natural environment is key to gaining community support and ensuring cohesive growth. Amending the zoning code to include infill design standards can help ensure new development enhances, rather than disrupts, its surroundings. Increasing residential density is appropriate, but it must be done in a way that complements nearby structures.