Guiding Principles for the Proposed Zoning Districts

1. Align with FrameworkOP.
2. Create a user-friendly code.
3. Ensure efficient procedures with predictable outcomes.
1. Build flexibility into the zoning districts to reduce the number of necessary rezoning applications.
2. Streamline processes with consideration for administrative approvals.
4. Respond to market conditions, community needs, and expectations, with an emphasis on supporting housing and supporting character area development.
5. Integrate commonly requested variances or deviations.
6. Integrate best practices in planning and zoning, customized for Overland Park.
7. Ensure legally sound and defensible regulations that align with state statutes and federal law.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Zoning districts concept

This page shows the Framework OP Character Areas, current Zoning Districts, and an initial Zoning concept

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DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Regional Center

Regional Centers include an integrated mix of residential and non-residential uses. These areas can transform existing commercial areas into vertically mixed, walkable places that provide key nodes for future transit service and are regional destinations. Parcel consolidation that supports cohesive planning is encouraged to maximize development potential. Regional Centers are appropriate locations for unique entertainment destination uses and community event spaces. Phasing of development over time may include infill on surface parking lots to frame the development, incorporating new uses that create a true mix of non-residential and residential, and increasing intensity in core areas of the site. Auto-oriented uses are not appropriate in a Regional Center.

PREFERRED USES

• Housing 5 - Mid-rise apartments, including condominiums. Parking is available in multi-level garages, surface parking, and/or on-street parking spaces. Amenities are often provided within the building, on rooftop decks, and in internal courtyards.
• Office - Executive, management, administrative, low-intensity laboratory (not considered an industrial use), small-scale medical and healthcare offices not part of a hospital development, and professional employment services.
• Vertical Mixed-Use - Ground floor commercial/retail or office, and upper story residential and other uses.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Craft Manufacturing - Small-scale, on-site creation of art, woodworking, metalworking, and other similar products, as well as breweries, wineries, and distilleries. These craft manufacturing uses may include direct retail service to the public in the form of small to medium-sized buildings with retail frontage.
• Healthcare - Single institution or group of facilities or hospitals that provide health, well-being, and medical services.
• Lodging - Hotel and motel accommodations.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Neighborhood Center

Neighborhood Centers are existing or potential new office and commercial/retail sites that can provide a variety of uses arranged in a compact, walkable pattern and should be designed to support future transit service. Neighborhood Centers provide opportunities to transition from auto-oriented shopping centers to areas that focus more on the pedestrian experience. These areas are opportunities for adaptive reuse, redevelopment of maturing shopping centers, and infill of expansive parking lots. These areas can result in mixed-use buildings that support the integration of new residential uses within established commercial centers. It can also include vertical mixed-use with ground floor commercial/retail or office, and upper story residential and other uses. Parcel consolidation that supports cohesive planning is encouraged. Auto-oriented uses are not appropriate in a Neighborhood Center.

PREFERRED USES

• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Housing 5 - Mid-rise apartments, including condominiums. Parking is available in multi-level garages, surface parking, and/or on-street parking spaces. Amenities are often provided within the building, on rooftop decks, and in internal courtyards.
• Office - Executive, management, administrative, low-intensity laboratory (not considered an industrial use), small-scale medical and healthcare offices not part of a hospital development, and professional employment services.
• Vertical Mixed-Use - Ground floor commercial/retail or office, and upper story residential and other uses.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Craft Manufacturing - Small-scale, on-site creation of art, woodworking, metalworking, and other similar products, as well as breweries, wineries, and distilleries. These craft manufacturing uses may include direct retail service to the public in the form of small to medium-sized buildings with retail frontage.
• Healthcare - Single institution or group of facilities or hospitals that provide health, well-being, and medical services.
• Housing 2 - Cottage-style single-family homes, duplexes, and townhomes. Cottage-style homes are smaller-sized single-family homes not attached to other structures and located on a small lot. These homes can be arranged into courtyard or pocket neighborhood developments with units organized around common green spaces with shared alley parking. Townhomes include three or more distinct, attached residences that are adjacent to one another, typically in a row.
• Housing 3 - Low-rise (2-3 stories depending upon context) multi-family residential uses, such as triplexes and quadplexes, designed using the form and style of single-family residential structures.
• Housing 4 - Garden-style and other smaller apartments/ condominiums.
• Live/Work - A building or part of a building that combines a residential dwelling unit with an integrated workspace principally used by one or more of the dwelling unit residents.
• Lodging - Hotel and motel accommodations.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Downtown Center

The Downtown Center is defined by a walkable street pattern composed of short blocks with several intersections connecting to the surrounding neighborhoods. Developments should be thoughtfully designed to prioritize the pedestrian experience using quality and long-lasting materials from a consistent palette, with an emphasis on aesthetics and form, and built with traditional construction techniques. Auto-oriented uses are not appropriate in the Downtown Center.

PREFERRED USES

• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Craft Manufacturing - Small-scale, on-site creation of art, woodworking, metalworking, and other similar products, as well as breweries, wineries, and distilleries. These craft manufacturing uses may include direct retail service to the public in the form of small to medium-sized buildings with retail frontage.
• Housing 1 - Single-family detached housing and accessory dwelling units. An accessory dwelling unit is a small independent housing unit located on the same lot as another primary dwelling or a single-family detached home; may be standalone accessory structures, within the primary structure, or constructed above detached garages.
• Housing 2 - Cottage-style single-family homes, duplexes, and townhomes. Cottage-style homes are smaller-sized single-family homes not attached to other structures and located on a small lot. These homes can be arranged into courtyard or pocket neighborhood developments with units organized around common green spaces with shared alley parking. Townhomes include three or more distinct, attached residences that are adjacent to one another, typically in a row.
• Housing 3 - Low-rise (2-3 stories depending upon context) multi-family residential uses, such as triplexes and quadplexes, designed using the form and style of single-family residential structures.
• Housing 4 - Garden-style and other smaller apartments/ condominiums.
• Housing 5 - Mid-rise apartments, including condominiums. Parking is available in multi-level garages, surface parking, and/or on-street parking spaces. Amenities are often provided within the building, on rooftop decks, and in internal courtyards.
• Live/Work - A building or part of a building that combines a residential dwelling unit with an integrated workspace principally used by one or more of the dwelling unit residents.
• Office - Executive, management, administrative, low-intensity laboratory (not considered an industrial use), small-scale medical and healthcare offices not part of a hospital development, and professional employment services.
• Vertical Mixed-Use - Ground floor commercial/retail or office, and upper story residential and other uses.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Lodging - Hotel and motel accommodations.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Neighborhood Business/Commercial Corridor

Neighborhood Business/Commercial Corridor provides opportunities for augmenting automobile-centric commercial and office areas with multi-family residential as a transition to nearby neighborhoods. Designs should balance support for auto-centric uses while also creating a pedestrian-safe environment that incorporates open spaces. These may be designed as a series of buildings with individual first-floor tenant spaces each with its own entrance. Drive-thrus are allowed in this zoning district, but are subject to appropriate design and development regulations.

PREFERRED USES

• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Office - Executive, management, administrative, low-intensity laboratory (not considered an industrial use), small-scale medical and healthcare offices not part of a hospital development, and professional employment services.

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SUPPORTED USES

• Auto-Oriented - Drive-thru establishments, automobile sales lots, car washes, auto body shops, tow lots, gas stations, and other auto service uses.
• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Healthcare - Single institution or group of facilities or hospitals that provide health, well-being, and medical services.
• Housing 3 - Low-rise (2-3 stories depending upon context) multi-family residential uses, such as triplexes and quadplexes, designed using the form and style of single-family residential structures.
• Housing 4 - Garden-style and other smaller apartments/ condominiums.
• Housing 5 - Mid-rise apartments, including condominiums. Parking is available in multi-level garages, surface parking, and/or on-street parking spaces. Amenities are often provided within the building, on rooftop decks, and in internal courtyards.
• Live/Work - A building or part of a building that combines a residential dwelling unit with an integrated workspace principally used by one or more of the dwelling unit residents.
• Lodging - Hotel and motel accommodations.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.
• Vertical Mixed-Use - Ground floor commercial/retail or office, and upper story residential and other uses.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Flex Business

Flex Business can be used for single properties or consolidated developments for specific uses, such as craft manufacturing with retail sales on site and product distribution, lawn care, nurseries, greenhouses, used car sales, tow lots, and other auto-oriented uses.

PREFERRED USES

• Craft Manufacturing - Small-scale, on-site creation of art, woodworking, metalworking, and other similar products, as well as breweries, wineries, and distilleries. These craft manufacturing uses may include direct retail service to the public in the form of small to medium-sized buildings with retail frontage.
• Auto–Oriented - Drive-thru establishments, automobile sales lots, car washes, auto body shops, tow lots, gas stations, and other auto service uses.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.
• Warehousing/Distribution - Storage, logistics, transportation, and other similar related uses.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Business Park

Business Park is intended to allow a mix of office, light industrial and limited retail and service uses in a planned business park setting. This district provides low-density, high-quality development with increased amenities and open space; consequently, in appropriate circumstances, property zoned Business Park may be located adjacent to residential uses.

PREFERRED USES

• Craft Manufacturing - Small-scale, on-site creation of art, woodworking, metalworking, and other similar products, as well as breweries, wineries, and distilleries. These craft manufacturing uses may include direct retail service to the public in the form of small to medium-sized buildings with retail frontage.
• Light Industrial - Production, research and development, assembly, manufacturing, medical technology, goods warehousing, and other similar internal industrial uses.
• Office - Executive, management, administrative, low-intensity laboratory (not considered an industrial use), small-scale medical and healthcare offices not part of a hospital development, and professional employment services.
• Warehousing/Distribution - Storage, logistics, transportation, and other similar related uses.

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SUPPORTED USES

• Auto–Oriented - Drive-thru establishments, automobile sales lots, car washes, auto body shops, tow lots, gas stations, and other auto service uses.
• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Industrial Park

The zoning of property as Industrial Park District is intended to provide for industrial uses, ideally in an industrial park setting. These districts are primarily intended to serve businesses engaged in manufacturing and related uses, with limited retail and service uses permitted.

PREFERRED USES

• Craft Manufacturing - Small-scale, on-site creation of art, woodworking, metalworking, and other similar products, as well as breweries, wineries, and distilleries. These craft manufacturing uses may include direct retail service to the public in the form of small to medium-sized buildings with retail frontage.
• Industrial - Production, research and development, assembly, manufacturing, medical technology, goods warehousing, and other similar internal industrial uses.
• Warehousing/Distribution - Storage, logistics, transportation, and other similar related uses.

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SUPPORTED USES

• Auto–Oriented - Drive-thru establishments, automobile sales lots, car washes, auto body shops, tow lots, gas stations, and other auto service uses.
• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Neighborhood 3

Neighborhood 3 provides opportunities for residential housing uses or include senior or assisted living, apartment buildings, and attached residential developments. These areas usually focus on a single type of residential such as multi-story apartments or townhomes adjacent to neighborhood-scale commercial areas. Recreational centers, clubhouses, or shared facilities may be provided for use by residents of the neighborhood. These areas can also serve as transitions between less intensive residential neighborhoods and higher intensity commercial and mixed-use centers.

PREFERRED USES

• Housing 2 - Cottage-style single-family homes, duplexes, and townhomes. Cottage-style homes are smaller-sized single-family homes not attached to other structures and located on a small lot. These homes can be arranged into courtyard or pocket neighborhood developments with units organized around common green spaces with shared alley parking. Townhomes include three or more distinct, attached residences that are adjacent to one another, typically in a row.
• Housing 3 - Low-rise (2-3 stories depending upon context) multi-family residential uses, such as triplexes and quadplexes, designed using the form and style of single-family residential structures.
• Housing 4 - Garden-style and other smaller apartments/ condominiums.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Live/Work - A building or part of a building that combines a residential dwelling unit with an integrated workspace principally used by one or more of the dwelling unit residents.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.
• Vertical Mixed-Use - Ground floor commercial/retail or office, and upper story residential and other uses.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Neighborhood 2

Neighborhood 2 provides a mix of housing ranging from small-lot single-family to townhomes and small, neighborhood-scale, multi-family buildings. These areas can provide transitions from lower intensity areas to higher intensity areas. Streets are designed in a walkable, grid pattern with integrated neighborhood amenities such as parks and schools. Small-scale, neighborhood serving non-residential uses, such as restaurants, shops, or offices may also exist in these areas located along major thoroughfares or at prominent intersections.

PREFERRED USES

• Housing 1 - Single-family detached housing and accessory dwelling units. An accessory dwelling unit is a small independent housing unit located on the same lot as another primary dwelling or a single-family detached home; may be standalone accessory structures, within the primary structure, or constructed above detached garages.
• Housing 2 - Cottage-style single-family homes, duplexes, and townhomes. Cottage-style homes are smaller-sized single-family homes not attached to other structures and located on a small lot. These homes can be arranged into courtyard or pocket neighborhood developments with units organized around common green spaces with shared alley parking. Townhomes include three or more distinct, attached residences that are adjacent to one another, typically in a row.
• Housing 3 - Low-rise (2-3 stories depending upon context) multi-family residential uses, such as triplexes and quadplexes, designed using the form and style of single-family residential structures.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Commercial/Retail - Restaurant, grocery, shopping, personal services, and other similar service-oriented uses.
• Live/Work - A building or part of a building that combines a residential dwelling unit with an integrated workspace principally used by one or more of the dwelling unit residents.
• Office - Executive, management, administrative, low-intensity laboratory (not considered an industrial use), small-scale medical and healthcare offices not part of a hospital development, and professional employment services.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Neighborhood 1

Neighborhood 1 includes primarily single-family housing within a subdivision. The district may also include small lot single-family and duplexes. Parks and schools are also common in these areas. Many existing neighborhoods are designed with curvilinear roads or culs-de-sac. New developments should balance the use of traditional block patterns to create greater connectivity and provide essential pedestrian and vehicular connections between neighborhoods and non-residential areas, while also protecting natural features.

PREFERRED USES

• Housing 1 - Single-family detached housing and accessory dwelling units. An accessory dwelling unit is a small independent housing unit located on the same lot as another primary dwelling or a single-family detached home; may be standalone accessory structures, within the primary structure, or constructed above detached garages.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Housing 2 - Cottage-style single-family homes, duplexes, and townhomes. Cottage-style homes are smaller-sized single-family homes not attached to other structures and located on a small lot. These homes can be arranged into courtyard or pocket neighborhood developments with units organized around common green spaces with shared alley parking. Townhomes include three or more distinct, attached residences that are adjacent to one another, typically in a row.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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Rural

Rural areas consist of primarily agricultural lots with scattered residential development that are 10 acres or more and may provide a transition from residential areas to natural or agricultural lands. Design of rural lots and street networks should account for the potential transition to neighborhood development in the future.

PREFERRED USES

• Agriculture - Cultivated crops, farmland, livestock, agri-business and tourism, and areas intended for working land.
• Housing 1 - Single-family detached housing and accessory dwelling units. An accessory dwelling unit is a small independent housing unit located on the same lot as another primary dwelling or a single-family detached home; may be standalone accessory structures, within the primary structure, or constructed above detached garages.

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SUPPORTED USES

• Civic/Institutional - Public government buildings, recreational and community centers, police/fire services, utilities, school facilities, or religious facilities.
• Parks and Open Space - Dedicated public parks, shared private open spaces, and natural environmental areas.

DRAFT Proposal for UDO Project Technical Advisory Panel (TAP) 12/17/2025

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