Focus Area: Economy, Community Development
Staff Contact: Nathan Jurey, Senior Planner
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Consideration of Resolution No. 26-1083 (SU26-0007), requesting approval of a special use permit for Extractive Industries (Rock Quarry/Mine) for Johnson County Aggregates Quarry Expansion on approximately 108.71 acres, located southeast of W. 151st Street and Old 56 Highway. Planning Commission recommends approval 6 to 2.
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recommended motion:
1. I move to approve Resolution No. 26-1083. [4 positive votes required]
2. I move to deny Resolution No. 26-1083. [5 positive votes required]
3. I move to return the application to the Planning Commission for further consideration. [Add a statement specifying the basis for the Governing Body’s failure to approve or disapprove, 4 positive votes required]
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Summary:
The applicant, Johnson County Aggregates (JCA), is requesting special use approval of the Extractive Industries land use to quarry and mine rock from a 109-acre property located at the southeast corner of 151st Street and Old 56 Highway. JCA is pursuing this special use to expand their existing rock quarry located southeast of the subject site. Separate items are included in the agenda packet requesting to annex (ANX26-0004) and rezone the expansion area to the AG District (RZ26-0013) and requesting a special use amendment for the existing quarry (SU26-0009).
JCA is requesting to quarry rock from the surface for ten (10) years and mine rock underground for fifteen (15) years from the time they start mining or until 2051, whichever occurs first. JCA will use blasting as the primary method of extraction, which does create noise and ground vibrations. JCA submitted a study (see Attachment A) conducted by an independent third-party expert and this study confirms how blasting will occur in accordance with Olathe’s standards. In addition, all blasts will be seismically monitored to review for compliance as each blast occurs.
This land use also creates dust pollution and JCA engaged with an independent third-party expert to create a Dust Control Plan (see Attachment A) outlining a variety of methods that JCA will implement to reduce the dust created by this site. First and foremost, rock crushing, a major source of dust for quarries, will not occur on this expansion site as all rock will be crushed on the existing quarry property, limiting dust sources to vehicle movement, blasting & earthmoving activities, and wind erosion. Second, the site will no longer create dust after the surface is reclaimed in ten (10) years. Third, JCA will implement the Dust Control Plan and monitor dust levels for the life of this use, City staff will evaluate the effectiveness of the Dust Control Plan annually and request the Plan be updated when necessary.
The subject site is designated as Neighborhood Commercial and Business Park by the Future Land Use Map of the Comprehensive Plan. While the proposed use does not align with this designation, the applicant submitted a concept plan illustrating how the property could be developed after reclamation with commercial and business park uses on the surface and underground warehousing. The requested special use also meets the approval criteria for special use permits as detailed in the attached Planning Commission Packet (Attachment A) and Minutes (Attachment B).
Staff received feedback from nearby property owners regarding this request, including a total of six (6) letters attached to the Planning Commission Packet (Attachment A) and eight (8) letters received after publication of the Planning Commission packet (Attachment C). The Planning Commission held a public hearing on September 14, 2026 and 12 individuals spoke during the meeting. Overall, feedback received was primarily regarding air quality and dust pollution and public health, blasting vibrations and noise, enforcement, and impacts on property values.
During the Planning Commission meeting, Commissioners primarily commented on air quality, noise and ground vibration, and setbacks. Ultimately, the Planning Commission voted 6 to 2 to recommend approval of the special use permit, with two (2) commissioners citing setbacks from residential areas and impacts to air quality and health as the reason for voting against the motion.
In response to comments received on air quality impacts, JCA submitted an updated Dust Control Plan (Attachment D) that commits to quarterly testing of particulate matter and respirable silica at the perimeter of the quarry nearest the residential areas. Staff will review the air quality test results, the Dust Control Plan will be amended as needed, and the applicant is willing to report to City Council periodically.
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Financial Information:
None.
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Attachment(s):
A. Planning Commission Packet
B. Planning Commission Minutes
C. Additional Public Correspondence
D. Updated Dust Control Plan
E. Resolution No. 26-1083