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Commission approves rezoning for Hedge Industrial Park; staff limits heavy outdoor uses
Summary
The Planning Commission unanimously approved rezoning about 90.98 acres to M2 for the Hedge Industrial Park, with a preliminary plan for six speculative warehouse/distribution buildings and three staff stipulations including a raised sewer manhole and phased traffic study updates.
The Olathe Planning Commission voted 8‑0 to recommend rezoning a property southeast of 160 Seventh and Hedge Lane to the M2 industrial district and approved a preliminary development plan for the proposed Hedge Industrial Park.
Nathan Jury, senior planner, told commissioners the site — described in the record as roughly "90 98 acres" — was annexed in 2021 and remains zoned County Rural District. The applicant requested rezoning to M2 to match adjacent industrial zoning; staff recommended approval while restricting a handful of land uses that rely heavily on outdoor storage or are otherwise more intense than surrounding facilities.
Jury said the proposal calls for six speculative warehouse and distribution buildings totaling about 1,000,000 square feet, with access from Hedge Lane at three points. "The required right turn lanes will also be installed along Hedge Lane at each of these points as outlined in the traffic study," Jury said. Staff noted the project would preserve the stream corridor along the north property line and comply with tree preservation and Title 17 stormwater requirements.
Staff recommended three stipulations: require landscape berms along Hedge Lane where possible, raise an existing sanitary sewer manhole near the stream to avoid submergence during storm events, and require the traffic study to be updated as each phase develops. The applicant agreed to the restrictions and stipulations, and project engineer Vic Burks of Tessa Ray was available to answer questions.
The public hearing drew no speakers. Commissioner Chapman moved approval of RZ25‑0005 as stipulated by staff, Commissioner Creighton seconded, and the commission approved the rezoning and preliminary plan on an 8‑0 roll call.
Staff noted the buildings will use tilt‑up concrete with form liner reveals and glass and will meet Olathe's industrial design standards, including facade articulation and use of Class 1 and 2 materials. Phase 1 includes the southwest corner building; future buildings will be constructed as market demand dictates.
