STATEMENT OF OPPOSITION

 

 
We, the undersigned residents of Boulder Hills Estates, Boulder Hills Enclave, Forest Hills Estates and The Village at Forest Hills, respectfully petition the Olathe City Council, Olathe Planning Commission, and Johnson County West Consolidated Zoning Board to DENY approval for the proposed 319-unit apartment complex development at 175th Street and Black Bob Road.

This proposed development consists of 10 three-story apartment buildings with 525 parking spaces on approximately 23 acres currently zoned RP-3 (Planned Low-Density Multifamily District).

Our established community of 179 single-family homes, valued between $500,000 and $1,000,000, is zoned R-1 (Residential Single-Family) across 22+ acres. We purchased our homes with the reasonable expectation that adjacent development would be compatible with our low-density residential neighborhood.

 

 
GROUNDS FOR OPPOSITION

 

 
1. MISREPRESENTATION TO HOMEOWNERS

Residents of Boulder Hills Estates and Boulder Hills Enclave were verbally informed that the adjacent property would be developed as OWNER-OCCUPIED TOWNHOMES—not rental apartment units. Many homeowners relied on this representation when making the significant financial decision to purchase homes in this community. The proposed 319-unit rental apartment complex is a substantial and material departure from what was communicated to prospective homebuyers.

 

2. INCOMPATIBLE DENSITY AND CHARACTER

The proposed development is fundamentally incompatible with the established character of our neighborhood:

•           Boulder Hills (Estates & Enclave): 214 homes (R-1 Single-Family)

•           Forest Hills Estates: 137+ homes (R-1 Single-Family)

•           The Village at Forest Hills: 44 homes (R-3 Townhomes)

•           Proposed Development: 319 rental units on 23 acres (RP-3 zoning)

While RP-3 zoning permits multi-family development, it is intended for "townhomes, active adult, and senior living facilities"—NOT high-density rental apartment complexes. The proposed development does not align with the spirit or intent of RP-3 zoning.

 

3. TRAFFIC CONGESTION AND SAFETY

The addition of 319 units with 525 parking spaces will generate significant traffic volume on roads that were not designed to accommodate this density:

•           Conservative estimate: 600+ additional daily vehicle trips

•           Peak hour congestion on 175th Street and Black Bob Road

•           Increased accident risk at nearby intersections

•           DANGEROUS CONDITIONS for pedestrians, children, walkers, and cyclists

•           Our neighborhoods have families who walk and bike daily—this development WILL PUT LIVES AT RISK

 

COST TO TAXPAYERS:

This development will require significant infrastructure improvements that will be paid for by City and County taxpayers, including:

•           Road widening and intersection improvements

•           Additional traffic signals and signage

•           Increased police and fire/EMS response requirements

•           School transportation expansion

•           Stormwater infrastructure upgrades

These costs will result in INCREASED PROPERTY TAXES for existing residents who are already paying their fair share. Taxpayers should not be forced to subsidize infrastructure for a development that benefits out-of-state developers while harming local homeowners.

 

4. SCHOOL OVERCROWDING

The local middle school, located north of the proposed development site, is ALREADY at capacity and requires physical expansion to serve existing students. Adding 319 residential units will further strain an overburdened school system, potentially resulting in:

•           Larger class sizes

•           Reduced educational quality

•           Additional taxpayer burden for school expansion

•           Longer bus routes and transportation challenges

 

5. STORMWATER AND FLOODING CONCERNS

Existing residents ALREADY experience flooding from water runoff originating from the proposed development site. Converting this acreage to impervious surfaces (parking lots, buildings, and roadways) will dramatically increase stormwater runoff, leading to:

•           Increased flooding of existing residential properties

•           Potential property damage to homes in Boulder Hills

•           Strain on existing stormwater infrastructure

•           Environmental degradation of local waterways

We request that any development approval require a comprehensive stormwater management study and mitigation plan that protects existing homeowners.

 

6. PROPERTY VALUE IMPACT

Extensive real estate research demonstrates that high-density rental apartment complexes negatively impact adjacent single-family home values. Our community represents a collective investment of approximately $200-400 MILLION in real estate. Residents have a significant financial stake in ensuring compatible development that protects—rather than diminishes—property values.

 

7. PRIVACY, NOISE, AND LIGHT POLLUTION

The proposed three-story apartment buildings will:

•           Overlook the private backyards of existing single-family homes

•           Eliminate privacy for residents whose properties border the development

•           Generate increased noise from 319 units and 525+ vehicles

•           Produce light pollution from parking lots and building lighting

•           Diminish quality of life for existing residents

 

 
OUR REQUEST

 

 
We respectfully request that the Olathe City Council, Planning Commission, and Johnson County West Consolidated Zoning Board:

1.         DENY approval for the proposed 319-unit apartment complex as currently designed.

2.         REQUIRE any future development to be consistent with the OWNER-OCCUPIED TOWNHOME concept that was represented to existing homeowners.

3.         MANDATE comprehensive traffic and stormwater impact studies before any development is approved.

4.         ENSURE that any approved development is compatible with the low-density, single-family character of Boulder Hills Estates and Boulder Hills Enclave.

 

 
UPCOMING PUBLIC HEARINGS

 

 
We encourage all concerned residents to attend the following public meetings:

 

WEST CONSOLIDATED ZONING BOARD

Wednesday, April 15, 2026 at 6:30 PM

County Administration Building, 111 S. Cherry St., Olathe, KS

Third Floor, Board Hearing Room

 

CITY COUNCIL MEETING

Tuesday, April 21, 2026 at 7:00 PM

Council Chambers, Olathe City Hall, 100 E. Santa Fe St., Olathe, KS

 

PLANNING COMMISSION

Monday, April 27, 2026 at 7:00 PM

Council Chamber, 100 E. Santa Fe St., Olathe, KS