Proposed development would bring seven four-story apartment buildings to 25 acres near 159th Street and Pflumm Road. Neighbors warn of increased traffic, loss of privacy and changes to established residential neighborhoods.
OLATHE, Kan. (Oct. 13, 2026) — A controversial proposal to build 476 apartments near Heritage Park has advanced following a narrowly divided vote by the Olathe Planning Commission, despite objections from nearby homeowners who say the development would dramatically change the character of their neighborhoods.
The proposal, known as Residences at Heritage Park, would transform approximately 25.28 acres of largely undeveloped land northwest of 159th Street and Pflumm Road into one of the area’s larger multifamily residential developments.
The project calls for seven four-story apartment buildings containing 476 units, with a combined 642,500 square feet of building space.
Rodrock Development, represented by Brian Rodrock and Jeff Gifford, is seeking to rezone the property from its existing Business Park and County Rural classifications to R-4, a medium-density multifamily residential district.
The property is owned by JOCO Land Company LLC.
The Planning Commission considered the proposal Monday, Oct. 12. The recommendation moves the development closer to consideration by the Olathe City Council, which has final authority over the rezoning.
NEIGHBORS SAY DEVELOPMENT IS TOO LARGE
The proposal has generated substantial opposition from residents of nearby subdivisions, including The Reserve at Heritage and Nottingham at Heritage Park.
Written objections submitted to the city describe concerns about traffic congestion, apartment building heights, neighborhood compatibility, drainage, safety and the potential loss of privacy.
Timothy Allen, a homeowner near the proposed development, urged city officials to reject the rezoning.
“Approving a four-story, high-density R-4 complex directly adjacent to single-family subdivisions is an inappropriate land-use transition,” Allen wrote in an Aug. 19 letter to the Planning Commission and City Council.
He expressed particular concern about the seven apartment buildings overlooking existing residential properties.
“The sheer height of these seven proposed buildings will loom over our green spaces, trail, and backyards, destroying the privacy that existing residents currently rely on,” Allen wrote.
Allen also warned that the development could introduce hundreds of additional vehicles to the surrounding streets.
“Please prioritize the safety, infrastructure, and well-being of the existing Olathe community over this incompatible high-density proposal,” he wrote.
His comments were among the written objections included in the city’s public correspondence packet.
TRAFFIC AT 159TH AND PFLUMM A MAJOR CONCERN
One of the most frequently raised objections involves traffic along Pflumm Road and the roundabout at 159th Street.
Residents say the intersection already experiences congestion and question whether the surrounding road network can accommodate traffic generated by 476 additional residences.
Taylor Murphy, an Olathe resident, raised those concerns in an Aug. 23 letter.
“I understand that Olathe is growing, but I do not believe this level of density is appropriate for this location,” Murphy wrote.
“Traffic around Pflumm Road and 159th Street is already heavily congested, especially at the roundabout.”
Murphy questioned how the existing infrastructure could reasonably handle the additional vehicles.
“Growth is inevitable, but I believe it needs to be planned in a way that is appropriate for the existing infrastructure and surrounding community,” Murphy wrote.
The concerns extend beyond morning and evening commuting. Residents have also questioned how additional traffic could affect pedestrians, bicyclists and families using nearby trails and neighborhood streets.
Although opponents have offered estimates of the number of additional vehicles, those figures should not be confused with a verified traffic study.
FOUR-STORY BUILDINGS NEXT TO SINGLE-FAMILY HOMES
The proposed development would have a residential density of approximately 18.83 units per acre.
The apartment buildings would stand four stories tall, considerably higher than the single-family houses immediately west of the property.
Residents argue that the height and concentration of the buildings would create an abrupt transition between established neighborhoods and the proposed apartment community.
Troy Illum, a Nottingham at Heritage Park resident, submitted an objection Oct. 3.
“I do not approve of the developers plan to build 4 story apartments at 15540 Pflumm Rd next to several established single family neighborhoods,” Illum wrote.
He suggested that additional single-family housing would be more appropriate.
“I would ask the planning commission to consider a new single family home neighborhood which would better fit the existing area,” Illum wrote.
Other homeowners have expressed similar concerns about the project’s compatibility with existing residential development.
HERITAGE TRAIL AND GREEN SPACE ALSO AT ISSUE
Another concern involves the Heritage Trail, which runs along property immediately west of the proposed development.
According to the city’s planning documents, the trail is located in common space owned by The Reserve at Heritage Homes Association.
Residents say the trail and surrounding green space are important neighborhood amenities.
Dana Nolte, who identified herself as a resident of an adjacent neighborhood, told city planners that the proposed development could diminish the area’s park-like setting.
“The beauty of living in this area is the park like setting,” Nolte wrote.
She expressed concern about the effects of additional development on children and families who regularly use the trail.
“The increase in traffic would also be a significant burden to the area especially Pflumm,” Nolte wrote.
Nolte also questioned whether the development was consistent with Olathe’s emphasis on parks, trails and neighborhood amenities.
The property currently contains clusters of trees, particularly along its western and southern portions.
The extent to which those trees would be preserved or removed is an important consideration for nearby residents.
WHAT THE DEVELOPER WANTS TO BUILD
Despite the opposition, the proposal includes several amenities intended to make the development attractive to prospective residents.
According to the city’s Oct. 12 planning staff report, the apartment community would feature a swimming pool, sports courts, a putting green and walking trails.
The developer describes the project as a Class A apartment community.
The development would be constructed in a single phase, with construction anticipated to begin in spring 2027, assuming the necessary approvals are obtained.
The proposal represents a significant change from the property’s previously approved development plans.
In 2000, the city approved a business park development for the property.
That plan called for 15 buildings totaling approximately 205,800 square feet.
Those buildings would have ranged from approximately 10,800 to 73,500 square feet, with heights of about 24 feet.
The business park was never constructed, and its preliminary development plan has expired.
The new apartment proposal would contain more than three times the building square footage contemplated under the earlier business park plan.
However, the city’s current comprehensive plan identifies the property for a mixed residential neighborhood land use, providing a planning basis for considering residential development.
City planners must weigh that designation against compatibility with neighboring properties, infrastructure requirements and other development standards.
SOME RESIDENTS QUESTION WHETHER THIS IS THE RIGHT LOCATION
For opponents, the issue is not necessarily whether Olathe needs additional housing.
Instead, they question whether this particular property is appropriate for a development of this size.
Zach Holbert, a resident of The Reserve at Heritage, submitted a formal opposition letter Aug. 25.
Holbert said his family lives in the neighborhood adjacent to the proposed apartment complex and that his concerns are shared by other residents.
He also reported signing a neighborhood petition opposing the project.
The location near Johnson County Executive Airport has prompted additional questions about the compatibility of the proposed land use.
Other residents have questioned the potential effects on stormwater drainage, lighting and neighborhood property values.
Those concerns are documented in correspondence submitted to the city, although the submissions do not independently establish that the feared impacts will occur.
WHAT HAPPENS NEXT?
The Planning Commission’s recommendation does not constitute final approval of the rezoning.
The Olathe City Council must consider the application before the zoning change can take effect.
Under the city’s published 2026 development review schedule, applications heard by the Planning Commission on Oct. 12 are generally scheduled for City Council consideration Nov. 3, although the date for this specific case has not been confirmed.
The council may consider the Planning Commission’s recommendation, city staff findings, the developer’s plans and objections submitted by neighboring property owners.
For residents who have spent weeks writing letters, signing petitions and raising concerns, the council’s decision will determine whether the proposed development can move forward under the requested zoning.
For the developer, approval would clear a major regulatory hurdle toward beginning construction in 2027.
For nearby homeowners, the question remains whether adding 476 apartments in seven four-story buildings represents appropriate growth for this part of southern Olathe.
The project is identified in city records as Case RZ26-0010, Residences at Heritage Park.
EDITOR’S NOTE — NOT FOR PUBLICATION: The exact Oct. 12 Planning Commission vote tally still needs independent verification. The uploaded packet establishes the proposal and neighborhood opposition but does not confirm the reported narrow approval. Verify the vote before publishing the headline.
OLATHE PLANNERS NARROWLY APPROVE 476 APARTMENTS NEAR HERITAGE PARK DESPITE NEIGHBORHOOD OPPOSITION
Proposed development would bring seven four-story apartment buildings to 25 acres near 159th Street and Pflumm Road. Neighbors warn of increased traffic, loss of privacy and changes to established residential neighborhoods.
OLATHE, Kan. (Oct. 13, 2026) — A controversial proposal to build 476 apartments near Heritage Park has advanced following a narrowly divided vote by the Olathe Planning Commission, despite objections from nearby homeowners who say the development would dramatically change the character of their neighborhoods.
The proposal, known as Residences at Heritage Park, would transform approximately 25.28 acres of largely undeveloped land northwest of 159th Street and Pflumm Road into one of the area’s larger multifamily residential developments.
The project calls for seven four-story apartment buildings containing 476 units, with a combined 642,500 square feet of building space.
Rodrock Development, represented by Brian Rodrock and Jeff Gifford, is seeking to rezone the property from its existing Business Park and County Rural classifications to R-4, a medium-density multifamily residential district.
The property is owned by JOCO Land Company LLC.
The Planning Commission considered the proposal Monday, Oct. 12. The recommendation moves the development closer to consideration by the Olathe City Council, which has final authority over the rezoning.
NEIGHBORS SAY DEVELOPMENT IS TOO LARGE
The proposal has generated substantial opposition from residents of nearby subdivisions, including The Reserve at Heritage and Nottingham at Heritage Park.
Written objections submitted to the city describe concerns about traffic congestion, apartment building heights, neighborhood compatibility, drainage, safety and the potential loss of privacy.
Timothy Allen, a homeowner near the proposed development, urged city officials to reject the rezoning.
“Approving a four-story, high-density R-4 complex directly adjacent to single-family subdivisions is an inappropriate land-use transition,” Allen wrote in an Aug. 19 letter to the Planning Commission and City Council.
He expressed particular concern about the seven apartment buildings overlooking existing residential properties.
“The sheer height of these seven proposed buildings will loom over our green spaces, trail, and backyards, destroying the privacy that existing residents currently rely on,” Allen wrote.
Allen also warned that the development could introduce hundreds of additional vehicles to the surrounding streets.
“Please prioritize the safety, infrastructure, and well-being of the existing Olathe community over this incompatible high-density proposal,” he wrote.
His comments were among the written objections included in the city’s public correspondence packet.
TRAFFIC AT 159TH AND PFLUMM A MAJOR CONCERN
One of the most frequently raised objections involves traffic along Pflumm Road and the roundabout at 159th Street.
Residents say the intersection already experiences congestion and question whether the surrounding road network can accommodate traffic generated by 476 additional residences.
Taylor Murphy, an Olathe resident, raised those concerns in an Aug. 23 letter.
“I understand that Olathe is growing, but I do not believe this level of density is appropriate for this location,” Murphy wrote.
“Traffic around Pflumm Road and 159th Street is already heavily congested, especially at the roundabout.”
Murphy questioned how the existing infrastructure could reasonably handle the additional vehicles.
“Growth is inevitable, but I believe it needs to be planned in a way that is appropriate for the existing infrastructure and surrounding community,” Murphy wrote.
The concerns extend beyond morning and evening commuting. Residents have also questioned how additional traffic could affect pedestrians, bicyclists and families using nearby trails and neighborhood streets.
Although opponents have offered estimates of the number of additional vehicles, those figures should not be confused with a verified traffic study.
FOUR-STORY BUILDINGS NEXT TO SINGLE-FAMILY HOMES
The proposed development would have a residential density of approximately 18.83 units per acre.
The apartment buildings would stand four stories tall, considerably higher than the single-family houses immediately west of the property.
Residents argue that the height and concentration of the buildings would create an abrupt transition between established neighborhoods and the proposed apartment community.
Troy Illum, a Nottingham at Heritage Park resident, submitted an objection Oct. 3.
“I do not approve of the developers plan to build 4 story apartments at 15540 Pflumm Rd next to several established single family neighborhoods,” Illum wrote.
He suggested that additional single-family housing would be more appropriate.
“I would ask the planning commission to consider a new single family home neighborhood which would better fit the existing area,” Illum wrote.
Other homeowners have expressed similar concerns about the project’s compatibility with existing residential development.
HERITAGE TRAIL AND GREEN SPACE ALSO AT ISSUE
Another concern involves the Heritage Trail, which runs along property immediately west of the proposed development.
According to the city’s planning documents, the trail is located in common space owned by The Reserve at Heritage Homes Association.
Residents say the trail and surrounding green space are important neighborhood amenities.
Dana Nolte, who identified herself as a resident of an adjacent neighborhood, told city planners that the proposed development could diminish the area’s park-like setting.
“The beauty of living in this area is the park like setting,” Nolte wrote.
She expressed concern about the effects of additional development on children and families who regularly use the trail.
“The increase in traffic would also be a significant burden to the area especially Pflumm,” Nolte wrote.
Nolte also questioned whether the development was consistent with Olathe’s emphasis on parks, trails and neighborhood amenities.
The property currently contains clusters of trees, particularly along its western and southern portions.
The extent to which those trees would be preserved or removed is an important consideration for nearby residents.
WHAT THE DEVELOPER WANTS TO BUILD
Despite the opposition, the proposal includes several amenities intended to make the development attractive to prospective residents.
According to the city’s Oct. 12 planning staff report, the apartment community would feature a swimming pool, sports courts, a putting green and walking trails.
The developer describes the project as a Class A apartment community.
The development would be constructed in a single phase, with construction anticipated to begin in spring 2027, assuming the necessary approvals are obtained.
The proposal represents a significant change from the property’s previously approved development plans.
In 2000, the city approved a business park development for the property.
That plan called for 15 buildings totaling approximately 205,800 square feet.
Those buildings would have ranged from approximately 10,800 to 73,500 square feet, with heights of about 24 feet.
The business park was never constructed, and its preliminary development plan has expired.
The new apartment proposal would contain more than three times the building square footage contemplated under the earlier business park plan.
However, the city’s current comprehensive plan identifies the property for a mixed residential neighborhood land use, providing a planning basis for considering residential development.
City planners must weigh that designation against compatibility with neighboring properties, infrastructure requirements and other development standards.
SOME RESIDENTS QUESTION WHETHER THIS IS THE RIGHT LOCATION
For opponents, the issue is not necessarily whether Olathe needs additional housing.
Instead, they question whether this particular property is appropriate for a development of this size.
Zach Holbert, a resident of The Reserve at Heritage, submitted a formal opposition letter Aug. 25.
Holbert said his family lives in the neighborhood adjacent to the proposed apartment complex and that his concerns are shared by other residents.
He also reported signing a neighborhood petition opposing the project.
The location near Johnson County Executive Airport has prompted additional questions about the compatibility of the proposed land use.
Other residents have questioned the potential effects on stormwater drainage, lighting and neighborhood property values.
Those concerns are documented in correspondence submitted to the city, although the submissions do not independently establish that the feared impacts will occur.
WHAT HAPPENS NEXT?
The Planning Commission’s recommendation does not constitute final approval of the rezoning.
The Olathe City Council must consider the application before the zoning change can take effect.
Under the city’s published 2026 development review schedule, applications heard by the Planning Commission on Oct. 12 are generally scheduled for City Council consideration Nov. 3, although the date for this specific case has not been confirmed.
The council may consider the Planning Commission’s recommendation, city staff findings, the developer’s plans and objections submitted by neighboring property owners.
For residents who have spent weeks writing letters, signing petitions and raising concerns, the council’s decision will determine whether the proposed development can move forward under the requested zoning.
For the developer, approval would clear a major regulatory hurdle toward beginning construction in 2027.
For nearby homeowners, the question remains whether adding 476 apartments in seven four-story buildings represents appropriate growth for this part of southern Olathe.
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