Commission approves rezoning and plat for proposed Gemi Home Care with deferred parking plan requirement after neighbor concerns

The City of Olathe Planning Commission on March 24 approved a rezoning to R-1 and a final plat for a proposed Home Plus facility called Gemi Home Care (RZ25-0001; FP25-0006). The commission added a stipulation requiring a deferred parking plan to be submitted with the plat; the plan may be implemented if staff later determines on-site parking is inadequate.

Andrea Morgan, planner II, described the request as a rezoning and final plat for a property the staff presentation referenced near 150 Seventh Street and Merlyn (Merlin) Road and also listed as 15690 South Renner Road in the meeting notice. Morgan said the unplatted 0.84-acre parcel contains an existing single-family house built in 1972 that was annexed into the city in 1995. The property is currently county residential low density; the applicant requested rezoning to the R-1 single-family district to use the existing structure as a Home Plus facility licensed by the State of Kansas.

Morgan said the final plat creates a 36,359-square-foot single-family residential lot, exceeding the R-1 minimums, and that the applicant intends no exterior changes and will preserve existing trees and landscaping. "Staff recommends approval of the rezoning to the R-1 District with no stipulations and approval of the final plat with no stipulations," Morgan said.

Neighbors who spoke during the public hearing said on-street parking is already heavy on 150 Seventh Street and that added service and visitor vehicles could worsen congestion and conflict with nearby school-related traffic. Stephanie Whitner, who said she lives two houses down, told the commission: "You can barely get out turning left across that area and there's so much parking on that street currently that I'm concerned with additional parking in that area." Harold Schreiber, a neighbor, said cars often park along the street frontage and urged expansion of off-street parking so visitors and staff can avoid curb parking.

The applicant's representatives responded that the house's driveway provides six parking spaces (two in the garage and four on the driveway) and that a detached outbuilding could accommodate additional vehicles. Chris Van Horn of CMP Construction, the developer, said the outbuilding can hold about eight vehicles undercover and that, if needed, the fence could be removed and flatwork added between the driveway and the outbuilding to create more spaces. Van Horn said the intent was to keep employee parking off the street and to avoid using curb parking.

Staff and commissioners discussed enforcement and options if on-street parking becomes a safety or congestion problem. Senior planner Nathan Jury said residents may report problems to city staff or submit a service request; traffic staff can evaluate and, if necessary, install no-parking signage or pursue on-site parking requirements if the use or safety conditions change. Jury also said additional parking construction would require permits and appropriate reviews.

Commissioner Corcoran moved to approve the rezoning (RZ25-0001). The commission approved the rezoning by roll-call vote. For the final plat (FP25-0006), commissioners approved the plat with an added stipulation requiring the applicant to submit a deferred parking plan as part of the plat approval; that deferred plan would be available to implement should staff find on-site parking is not adequate to support the use. Both actions passed by the commission and will proceed to City Council for final plat acceptance and dedication approvals.

The applicant and staff said they will work with neighbors and the city if additional parking becomes necessary; any construction of additional parking would require the applicant to obtain permits.