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Site Design Standards

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1.1Table of Contents

1. Table of Contents 1.1.................................................................3

2. Purpose & Applicable Documents 2.1.................................................................4

3. General Provisions 3.1 useofthisDocument............................5 3.2Developmentcategories........................6 3.3Application&ReviewProcess................7 3.4ApplicableStandards..............................8 3.5 Variances, Deviations, & Modifications .. 11 3.6 crimePrevention...................................13

4. Standards Applicable to all DistrictsNatural Features 4.1 PreservationofNaturalAreas& culturalFeatures...........................................14 4.2 ProtectionofStreamcorridors& Wetlands......................................................15 4.3 Preservationofexistingtrees &Vegetation................................................ 16Site Improvements 4.4 grading&RetainingWalls.....................17

4.5 Stormwatermanagement....................... 18Setbacks 4.6................................................................ 19Pedestrian & Vehicle Access 4.7 PedestrianAccess&circulation.............21 4.8 Parking................................................. 22Landscaping 4.9 Plantmaterials..................................... 23 4.10 Streettrees..........................................24 4.11 SitePerimeterlandscaping..................26 4.12 Siteentrywaylandscaping.................. 27 4.13 ParkinglotPerimeterlandscaping......28 4.14 Parkinglotlandscaping.......................29Signage & Screening 4.15 Signage............................................... 30 4.16 Screening.............................................31 4.17 Servicecompatibility............................ 325. Standards Applicable to Commercial

DistrictsContext 5.1 transitionsBetweenlanduses............33

5.2 Sitesatintersectingthoroughfares........34Site Layout 5.3 DevelopmentPatterns.............................37

5.4 Developmentsnotusinga DevelopmentPattern.................................. 48 5.5 PadSites............................................... 49 5.6 Drive-throughs,canopies,Kiosks,&Atm

Structures......................................................50

5.7 SiteAmenities.........................................52Pedestrian & Vehicular Access 5.8 WalkwaysalongBuildings &ParkingAreas...........................................54 5.9Streetconnections:commercial...........57 5.10 VehicleAccess&circulation:

commercial...................................................58 5.11 Vehicleentrances.................................59 5.12 ServiceAccess&circulation...............60 5.13 Parkinglocation&layout: commercial...................................................61Lighting: Commercial 5.14...............................................................62

6. Standards Applicable to Residential Districts

Lot Configuration & Density 6.1 lotWidth,Depth,&orientation...............64

6.2 maximumDensity..................................65 6.3 lotcoverage.........................................66Building Orientation 6.4.................................................................67Common Open Space 6.5 commonopenSpace:Area&type..... 68 6.6 DesignedopenSpace:Shape &content.....................................................70 6.7 commonopenSpace:Accessibility......72Site Amenities 6.8 SiteAmenities: Developmentsofatleast3acres..................73

6.9 SiteAmenities: Developmentsoflessthan3acres...............74Vehicular Access 6.10Streetconnections:multi-Family.........77 6.11Streetconnections:Planned Single-Family................................................78 6.12Streetconnections:unplanned Single-Family................................................80 6.13PrivateDrives&Accessways................82 6.14 VehicleAccess&circulation: Residential....................................................85

6.15 Parkinglocation&layout: Residential....................................................86Fencing & Walls 6.16...............................................................88Lighting: Residential 6.17...............................................................89

7. Appendix 7.1 Pedestrian Realm..................................91 7.2 Incentives..............................................101 7.3 Definitions..............................................115 7.4 Checklists..............................................116

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2.1 Purpose & Applicable Documents

Purpose:2.1.1thegeneralintentoftheseDesignStandardsistoimprovetheoverallqualityofdevelopmentinoverlandPark,ensurethecompatibilityofdevelopmentwithsurroundinglanduses,andimprovethereviewprocess.

ApplicableDocuments:

Unified Development Ordinance (UDO)

(in conjunction with the Municipal Code and all applicable Building Codes)

Architectural Design

Standards

theseZoningDistricts:

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Single-family 2.1.2 Unified Development Ordinance. theUnified Development Ordinance (UDO) governs development for all zoning classifications.

2.1.3 Site Design Standards. the Site DesignStandards,inconjunctionwiththemunicipalcode,shallgovernsitedesigninzoningdistrictsR-1,RP-1,R-1A,RP-1A,RP-1N,PRN,R-2,RP-2,R-3,RP-3,RP-4,RP-5,RP-6,c-o,cP-o,c-1,cP-1,c-2,cP-2,c-3,andcP-3. compliancewith theuDoand any applicable building codes is required bythemunicipalcode.

2.1.4 Architectural Design Standards. theArchitectural Design Standards, in conjunctionwiththemunicipalcode,shallgovernarchitecturaldesigninzoningdistrictsPRN,R-2,RP-2,R-3,RP-3,RP-4,RP-5,RP-6,c-o,cP-o,c-1,cP-1,c-2,cP-2,c-3,cP-3,andmXD.compliancewiththeuDoandanyapplicablebuildingcodesisrequiredbythemunicipalcode.

2.1.5 Conflict in Standards. In any conflict in standards between the Site Design Standards,theArchitectural Design Standards, the uDo, ormunicipal code, the site design standard shallapply.

usethisDevelopmentordinance:

AndtheseDesignStandards:

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3.1 Use of This Document

useofthisDocument

3.1.1 General Provisions. The first section of the document contains general provisions related to developmentanddesignstandardsconcerningapplicability,theapplicationandreviewprocess,andcrimeprevention.

3.1.2 Document Format. thestandardsaredividedintothreesectionsbasedonapplicability:

StandardsApplicabletoallDistricts.StandardsApplicabletocommercialDistricts.StandardsApplicabletoResidentialDistricts.

3.1.3 Applicable Standards. Alistofapplicablestandardsforeachzoningdistrict is listedinthegeneralProvisionssection;thislistofstandardsshallbethegoverninglistofapplicablestandardsforeachzoningdistrict.

3.1.4 Page Tabbing. eachpageistabbedwiththeapplicablezoningdistrictforthestandard.thistabbingisprovidedasaquick-referencetoolfordocumentusers.thistabbing,however,shallnotconstitute a specific standard’s applicability to a zoning district; the list of applicable standards for eachzoningdistrictisprovidedinthegeneralProvisionssectionofthedocument.

3.1.5 Standard Format. eachpageorsetofpagesconsistsofintentsandstandardsrelatingtoaparticulartopic;eachtopicconsistsofanintentandastandard.

Intent. the intent isabroadstatementexplaining thestandard. it shouldbeused tohelp interpret the application of a standard in a specific situation. In cases where special conditions exist that are not specifically addressed by the standard, the intent statement shouldserveasthebasisfordeterminingtheappropriatenessoftheproposeddesign.Standard. thestandardstatestheregulation.

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3.2 Development Categories

Developmentcategories3.2.1 Development Category Applicability. The design standards will apply to all infill, redevelopment,majorrehabilitationofmulti-familyorcommercialprojects,someminorrehabilitationof largecommercialcenters,single-family residential, aswellasallnewsingle-family residential,multi-family,orcommercialdevelopmentspursuanttochapter18.150oftheuDo,asiteplanapprovalpursuant tochapter18.140.180of theuDo;arevisedpreliminaryplanwhereapublichearing isnecessarypursuanttochapter18.140.200oftheuDo;oraspecialuseapprovalformotels/hotelsorlodgingpursuanttochapter18.370oftheuDo.

3.2.2 Redevelopment. Redevelopment shall be development on a tract of land that has beenpreviouslydeveloped inaccordancewithadevelopmentplan,eitherundercityorcountyzoningcodesorwhereallormostoftheexistingstructuresand/orsiteimprovementsbuiltunderthatplanareproposedtoberazedandanewstructureorstructuresorothersiteimprovementsareproposedtobeconstructedinaccordancewithanapproveddevelopmentplanorplat.

3.2.3 Infill Development. Infill development shall be development on a vacant or substantially vacant tract of land surrounded by existing development except that tracts of land larger than ten (10) acres shall not be considered infill development.

3.2.4 Major Rehabilitation. Major rehabilitation shall mean any renovation, restoration, modification, addition, or retrofit of a structure or site that exceeds 50% of the current appraised value of any structure or site as established by Johnson County. Rehabilitation costs shall be aggregated over a five (5) year periodtodeterminewhetherthedevelopmentissubjecttotheserules.majorrehabilitationshallnotincluderoutinemaintenanceandrepairofastructureorotherfeatureonthesurroundingsite,suchasroofreplacementorgeneralrepairstoaparkingareaorothersitefeature.

3.2.5 Minor Rehabilitation. Minor rehabilitation shall mean any renovation, restoration, modification, addition, or retrofit of a structure or site that exceeds 25% and is less than 50% of the total value of thecurrentappraisedvalueofanystructureorsiteasestablishedbyJohnsoncounty.Rehabilitationcosts shall be aggregated over a five (5) year period to determine whether the development is subject totheserules.minorrehabilitationshallnotincluderoutinemaintenanceandrepairofastructureorotherfeatureonthesurroundingsite,suchasroofreplacementorgeneralrepairstoaparkingareaorothersitefeature.

3.2.6 Standards applicable to Redevelopment & Infill Development.thedevelopmentcategoriesof Redevelopment and Infill Development are used for a limited number of design standards in specific zoningdistrictsasindicatedbythefollowingtable.

the standard uses the term Redevelopment or Infill Developmentfor this Zoning District:

page Standard R-1, RP-1, R-1A,RP-1A, RP-1N,PRN

R-2, RP-2, R-3, RP-3RP-4, RP-5, RP-6

C-O, CP-O, C-1, CP-1,C-2, CP-2, C-3, CP-3

19 4.6 Setbacks yes yes No66 6.1 Lot Width & Depth yes No No67 6.2 Maximum Density yes yes No85 7.1 Pedestrian Realm No No yes



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3.3 Application & Review Process

3.3.1 General.thesestandardsshallbeappliedinthenormalreviewprocessesfor,asapplicable,rezonings,siteplans,subdivisionplats,anddevelopmentplans,assetforthinchapter18.140oftheuDo.

3.3.2 Application Process. Setforthbelowarethekeystepsinthedevelopmentprocessandpointsatwhichthedesignstandardsshouldbeconsultedandapplied:

locatethepropertyandidentifytheapplicablezoningdistrict.Discuss the proposed project with city staff (informal discussion only - typically pre-design).Reviewthedesignstandards.understandthecontextofthebuildingsite;inventoryadjacentlanduses.Develop thesiteplanandbuildingdesignusing thesestandards inconjunctionwithrelevant chapters of the uDo and other applicable development regulations andpolicies.contactstaffregardingapre-applicationconference.Complete the developer’s checklist to ensure conformance with the design standards.SubmittheprojectforformalreviewperrelevantproceduresassetforthintheuDo,chapter18.140.

3.3.3 Pre-Application Conference. Applicantshouldprovideaconceptualplanofthebuildingandthesiteatthepre-applicationconference.

3.3.4 Site Plan/City Approval Required Prior to Permits.Adevelopershallsubmitasiteanalysisandasiteplantocitystaffpriortoapplicationforabuildingpermitsothatcitystaffcanreviewthesiteplanforcompliancewiththesestandards.thisrequirementforasiteplanshallapplyevenwherechapter18.140wouldotherwiseallowadevelopmentwithoutpriorcityapprovalofadevelopmentplanorsiteplan.

3.3.5 Review Criteria. In addition to the review criteria specified for each type of development applicationinchapter18.140oftheuDo,eachrezoning,siteplan,subdivision,ordevelopmentplanapplicationshallcomplywiththesesitedesignstandards,exceptasotherwiseexpresslyvaried, modified, or waived.

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3.4 Applicable Standards: Commercial

ApplicableSiteDesignStandardsforcommercialDistricts:

3.4.1thefollowingstandardsshallapplyinc-o,cP-o,c-1,cP-1,c-2,cP-2,c-3,andcP-3districts.

Page Standard

14 PreservationofNaturalAreas&culturalFeatures

15 ProtectionofStreamcorridors&Wetlands

16 Preservationofexistingtrees&Vegetation

17 grading&RetainingWalls

18 Stormwatermanagement

19 Setbacks

21 PedestrianAccess&circulation

22 Parking

23 Plantmaterials

24 Streettrees

26 SitePerimeterlandscaping

27 Siteentrywaylandscaping

28 ParkinglotPerimeterlandscaping

29 Parkinglotlandscaping

30 Signage

31 Screening

32 Servicecompatibility

Page Standard

33 transitionsbetweenlanduses

34 Sitesatintersectingthoroughfares

37 DevelopmentPatterns

48 SingleBuildingDevelopments

49 PadSites

50 Drive-throughs,canopies,Kiosks,&AtmStructures

52 SiteAmenities

54 WalkwaysalongBuildings&ParkingAreas

57 Streetconnections:commercial

58 VehicleAccess&circulation:commercial

59 Vehicleentrances

60 ServiceAccess&circulation:commercial

61 Parkinglocation&layout:commercial

62 lighting:commercial



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3.4 Applicable Standards: Multi- Family

ApplicableSiteDesignStandardsformulti-FamilyDistricts:

3.4.2 thefollowingstandardsshallapplyinR-2,RP-2,R-3,RP-3,RP-4,RP-5,andRP-6districts;thefollowingstandardsshallalsoapplytomulti-familybuildingsinPRN.

Page Standard



16 Preservationofexistingtrees&Vegetation

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23 Plantmaterials

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28 ParkinglotPerimeterlandscaping

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30 Signage

31 Screening

32 Servicecompatibility

Page Standard

64 lotWidth,Depth,&orientation

65 maximumDensity

66 lotcoverage

67 Buildingorientation

68 commonopenSpace:Area&type

70 DesignedopenSpace:Shape&content

72 commonopenSpace:Accessibility

73 SiteAmenities:Developmentsofatleast3acres

74 SiteAmenities:Developmentsoflessthan3acres

77 Streetconnections:multi-Family

82 PrivateDrives&Accessways

85 VehicleAccess&circulation:Residential

86 Parkinglocation&layout:Residential

88 Fencing&Walls

89 lighting:Residential

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3.4 Applicable Standards: Single-Family

ApplicableSiteDesignStandardsforSingle-FamilyDistricts:3.4.3 thefollowingstandardsshallapplyinR-1,RP-1,R-1A,RP-1A,RP-1N,andPRNdistricts.

Page Standard




19 Setbacks


22 Parking

23 Plantmaterials

24 Streettrees


Page Standard

64 lotWidth,Depth,&orientation

78 Streetconnections:PlannedSingle-Family

80 Streetconnections:unplannedSingle-Family

85 VehicleAccess&circulation:Residential

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3.5 Variances, Deviations,& Modifications

Variances, Deviations, & Modifications

3.5.1 Variances.theBoardofZoningAppealsmaygrantvariancesfromthestandardsaccordingtochapter18.140.350oftheuDo.

3.5.2 Deviations.thePlanningcommissionorcitycouncilmaygrantdeviationsfromtheseDesignStandardsunderthetermsofanapprovedplanfordevelopmentinaplannedzoningdistrictaccordingtochapter18.150.070oftheuDo.

3.5.3 Modifications to Allow Alternative Compliance.theDirectorofPlanningandDevelopmentServices may waive or modify any design standard in order to encourage the implementation ofalternative or innovative practices that implement the intent of the modified standard(s) and provide equivalent public benefits without significant adverse impacts on surrounding development.

3.5.4 Conditions of Approval. In granting a variance, deviation, or modification, the Board of Zoning Appeals,thecitycouncil,thePlanningcommission,ortheDirectorofPlanningandDevelopmentServices may require conditions that will substantially secure the objectives of the modified standard and will substantially mitigate any potential adverse impact on the environment or on adjacentpropertiesincluding,butnotlimitedto,additionallandscapingorbuffering.

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3.6.1 Application.Siteplanningshouldintegratetheprinciplesof“crimePreventionthroughEnvironmental Design,” (CPTED). Applicants are encouraged to consult with the Overland Park PoliceDepartmentandPlanningandDevelopmentServicesDepartmentregardingapplicationofcPteDprinciples.

3.6.2 Territoriality. Space within the development and along the edges should be well-defined and delineatedtocreateasenseofownership,suchthatintrudersandstrangersstandout.thismaybeaccomplishedthroughtheuseofpavementtreatments,landscaping,art,signage,screening,fencing,andsimilartechniques.

3.6.3 Natural Surveillance.createanenvironmentwhereitispossibleforpeopleengagedintheirnormal behavior to observe the spaces around them. Maximize a space’s visibility through thoughtful designofbuildingorientation,windowplacement,entrancesandexits,landscapingoftreesandshrubs,andotherphysicalobstructions.utilizenighttimeilluminationofparkinglots,walkways,entrances,stairwells,andrelatedareasthatpromotesanenvironmentinwhichnaturalsurveillanceispossible.

3.6.4 Access Control. Planandimplementaccesscontroltorestrictcriminalintrusion,especiallyinareaswherecriminalactivitycannotbeeasilyobserved.Accesscontrolmayinclude,butisnotlimitedto,useoffences,walls,landscaping,andlightingtopreventordiscouragepublicaccesstoorfromdarkorunmonitoredareas.inaddition,sidewalks,pavement,lighting,andlandscapingareasshouldbeusedtoguidethepublictoandfromprimarydevelopmententrancesandexits.

3.6.5 Activity Support.createactivitysupportbyplacingneworexistingactivitiesinanareasothatindividualsengagedinaparticularactivitybecomepartofthenaturalsurveillanceofotherareas.Forexample,picnicareasmaybelocatednexttototlots,notawayfromsuchareas,toassistinobservationofchildrenatplay.

3.6.6 Maintenance. Maintain landscaping, lighting fixtures, and other features to facilitate the principlesofcPteD,territorialreinforcement,naturalsurveillance,andaccesscontrol.

3.6 Crime Prevention

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4.1 Preservation of Natural Areas& Cultural Features

intent: 4.1.1 mature trees, rolling topography, and stream corridors are elements that contribute to the character of overland Park. New development shall work with the natural environment to ensure that the features continue to provide stormwater management, air purification, shade, and scenic beauty in the future.

Standard:

4.1.2 Significant natural, historic, or cultural features shall be protected. A site analysis submitted by the applicant shall identify any significant on-site features known by the applicant. The city shall ensure that the site analysis is complete, and determine whether any existing significant features are adequately protected.

4.1.3 Significant Features. A significant feature shall be defined as one of the following:

Floodplains and surface drainage channels.Significant trees.Historic, cultural, or archeological structures, sites, or areas recognized by the city, state, or federal government as significant.lakes, rivers, stream corridors, and bodies of water.Prominent ridges, bluffs, or valleys.Steep slope areas.Wetlands.Any feature deemed by the city to be significant.

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Significant Trees River or Stream corridors Wetlands

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4.2 Protection of Stream Corridors& Wetlands

Standard:

4.2.2 Streams, wetlands, and their riparian corridors shall be incorporated into developments as major amenities, with trails, seating, and appropriate supplemental vegetation. Buildings, parking areas, and other structures shall be set back from such features a sufficient distance to ensure their continued quality and natural function in accordance with chapter 18.365 of the uDo.

4.2.3 Submittal Requirements. As part of the submittal requirements for development, applicants shall evidence compliance with all applicable federal, state, and city laws and regulations related to preservation and protection of stream corridors and wetlands.

intent: 4.2.1 Natural stream corridors and wetlands provide natural stormwater storage, channels, filtration, and flood control; they also successfully transition the natural landscape into the built environment. these riparian corridors shall be protected and naturally-enhanced to ensure they continue to function properly when surrounded by built environments.



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4.3 Preservation of Existing Trees& Vegetation

intent: 4.3.1 existing trees and vegetation shall be preserved whenever possible to act as buffers between adjoining developments and as site amenities within the development.

Standard:4.3.2 Significant Trees. Significant tree shall be defined as one of the following:

Deciduous tree at least twelve (12) inches in caliper.evergreen tree at least twelve (12) feet in height.groups of ten (10) or more deciduous or evergreen trees with at least six (6) inches in caliper.tree canopy area as determined by the city Forester.

4.3.3 Significant Tree Preservation. Significant trees shall be preserved or transplanted on site; significant trees which cannot be preserved or transplanted shall be replaced. Preserved significant trees in appropriate locations, such as along drainage ways or along the perimeter of the site, may be used to fulfill landscaping or buffering requirements. Existing significant trees on the site shall be preserved according to the following table.

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4.3.4 Non-Significant Trees and other Vegetation. Existing vegetation or non-significant trees that are in appropriate locations, in sufficient quantities, and of acceptable quality to be used to fulfill transition, landscaping, or buffering requirements shall be preserved.

4.3.5 Tree Survey. Developers shall submit an existing tree survey and preservation plan for areas of the site that will be disturbed to show compliance with these standards. the city Forester shall review the tree preservation plan and tree replacement plan. the extent of the survey required shall be determined by the city.

4.3.6 Preserved Trees and Vegetation. All preserved trees and vegetation shall be healthy and free of mechanical injury. Significant trees shall be protected during construction with the erection of barrier fencing. grading shall be prohibited within the root area or drip line of any preserved trees.

4.3.7 Tree Replacement. If a significant tree designated to be preserved is removed or substantially damaged during clearing, grading, or construction, the developer shall replace the removed or damaged tree with new trees. Replacement trees shall be the same or similar species to the trees removed or damaged, or a species native to Johnson county and approved by the city. For every one inch (1”) of combined total tree caliper removed or damaged, the applicant or developer shall replace two (2) inches of combined total tree caliper; if this option is prohibited by site conditions, the city Forester shall approve an equivalent tree replacement plan.

Zoning District R-2, RP-2, R-3, RP-3,RP-4, RP-5, RP-6, PRN

C-0, CP-0, C-1, CP-1C-2, CP-2, C-3, CP-3

Required Significant Tree Preservation 40% min. 20% min.

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4.4 Grading & Retaining Walls

Standard: 4.4.2 Grading. grading shall conform to the following:

the layout of developments shall follow and respect the natural topography of the site.grading to create a large level lot or site shall be minimized.Berms, channels, swales, and similar man-made changes to the landscape shall be designed and graded to be an integral part of the natural landscape and to provide a smooth transition in changes of slope.

4.4.3 Slopes. the maximum slope of any man-made slope shall be 3:1.

4.4.4 Site Drainage. Site drainage patterns shall be designed to prevent concentrated surface drainage from collecting on and flowing across pedestrian paths, walks, and sidewalks.

4.4.5 Retaining Walls. Retaining walls shall conform to the following:

Retaining walls may support steep slopes but shall not exceed five (5) feet in height from the finished grade. Terracing shall be limited to 4 tiers.the width of the terrace between any two 5-foot retaining walls shall be a minimum of four (4) feet with a maximum slope of 3:1.terraces created between retaining walls shall be permanently landscaped or revegetated.Retaining walls shall be stone, brick, or stucco walls compatible with the primary building materials; railroad ties, timber, and gabion-type retaining walls are prohibited.

4.4.6 Retaining Walls & Drainage Easements. most retaining walls are prohibited from being constructed in public drainage easements. Applicants shall contact the engineering Services Division for additional information about retaining wall restrictions in public drainage easements.

•••

•

•

•

•

intent: 4.4.1 Designing a development to fit the natural topography of the site generally results in a reduced potential for environmental problems and an improved level of visual interest and variety. to provide planting pockets or terraces for vegetation, the use of retaining walls is encouraged to reduce the steepness of man-made slopes; the use of extensive grading or unusual site improvements, such as large retaining walls, to force a preconceived design onto a particular piece of property is strongly discouraged.

5’ max height

landscaping required

4’ min width

PRN

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PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

SiN

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mil

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ult

i-FA

mil

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Rc

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

4.5 Stormwater Management

Standard:

4.5.1 As part of the submittal requirements for development, applicants shall evidence compliance with all applicable federal, state, and city laws and regulations related to preservation and protection of stormwater management, treatment, and conveyance.

4.5.2 Engineering Services. Applicants shall consult the city of overland Park engineering Services Dvisions for instruction concerning stormwater management, conveyance and treatment. the standards listed here are merely a reference and shall not be considered a list of all applicable standards.

4.5.3 Municipal Code Reference. the following chapters of the overland Park municipal code govern stormwater management, treatment, and conveyance:

15.06 Stormwater management Program and utility15.10 Stormwater management Standards and Permitting 16.210 Stormwater treatmentmARc Best management Practices manual

4.5.4 Design Criteria Documents. the following documents also govern design for stormwater treatment and conveyance:

Design criteria - Stormwater treatment StandardsDesign criteria - Stormwater conveyance StandardsDivision V - Design criteria, Section 5600 - Storm Drainage Systems and Facilities, Kansas City APWA Standard Specifications and Design Criteria

••••

•••

PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

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Rc

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

Setbacks

Zoning District uDoReference

applies to all Development(includes Redevelopment & Infill

Development)

applies only to Redevelopment& Infill Development

R-1, RP-1 18.180.030the front setback shall not be less than 20 feet; Note 1 applies

•

the front setback shall not be less than the average existing setback along the same and facing block faces.the front setback shall not be greater than 15 feet back from the average existing setback.

•

•

R-1A, RP-1A 18.190.03015 feet•

RP-1N 18.195.030

R-2, RP-2 18.200.030the front setback shall not be less than 20 feet; Note 1 applies

•

R-3, RP-3 18.210.030 the setback shall not be less than 10 feet from a collector or residential street.the setback shall not be less than 20 feet from a thoroughfare.

•

•

the perimeter setback along a public street shall not be less than the average setback for residential uses along the same and facing block faces provided that no setback shall be required to be greater than the minimum required by the uDo and no setback shall be allowed to be less than 50% of the minimum required by the uDo.

•

RP-4 18.220.030

RP-5 18.230.030

RP-6 18.240.030

PRN 18.245.030 10 feet•

c-0, cP-0 18.250.030the front setback shall not be less than 10 feet; Notes 2 & 3 apply

•

the front setback shall not be less than 10 feet.

•c-1, cP-1 18.260.030the front setback shall not be less than 10 feet

•c-2, cP-2 18.270.030

c-3, cP-3 18.280.030

Note 1: Shall not apply if the single-family residential development has already been preliminarily platted. A 30 feet setback would be required for the approved plats.Note 2: All new buildings along the perimeter of a partially-developed office complex shall meet the established building setbacks.Note 3: Shall not apply for office buildings in an established office development prior to the adoption of these standards.

4.6 Setbacks

Standard:4.6.2 Front yard and public setbacks are regulated by the uDo and this document according to the following table.

intent: 4.6.1. Building setbacks shall create a uniformed setback along a public street. For infill, redevelopment, rehabilitation projects or new buildings in a developing site the setbacks shall match the established adjacent building setbacks.

PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

SiN

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i-FA

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Rc

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09


PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

SiN

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mil

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ult

i-FA

mil

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om

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Rc

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

4.7 Pedestrian Access & Circulation

intent: 4.7.1 the design of pedestrian walkways shall encourage walking through its size, location, and connectivity.

Standard:

4.7.2 Dimensional Standards. All on-site pedestrian walkways and sidewalks shall be a minimum of five (5) feet wide, except walkways adjacent to a parking area, where cars may overhang the walkway, shall be a minimum of seven (7) feet wide.

4.7.3 Pedestrian Connections. An on-site system of pedestrian walkways shall be designed to provide direct access and connections to and between the following:

Front doors and/or front entrances on building fronts.the primary entrance or entrances to each building, including pad site buildings.Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the development.Any public sidewalk system along the perimeter streets adjacent to the development.Adjacent land uses and developments, including, but not limited to, adjacent residential developments, retail shopping centers, office buildings, or restaurants.Any adjacent public park, greenway, or other public or civic use including, but not limited to, schools, places of worship, public recreational facilities, or government offices.unless unfeasible due to site constraints, all walkways shall meet ADA requirements.

4.7.4 Pedestrian Connections from Buildings to Parking Areas, Pad Sites, and Site Amenities. on-site pedestrian walkways shall connect each primary entrance to a pedestrian network serving:

All parking areas or parking structures that serve such primary building.Site amenities or gathering places provided.

4.7.5 Pedestrian Connections to Perimeter Public Sidewalks. connections between the on-site pedestrian walkway network and any public sidewalk system located along adjacent perimeter streets shall be provided at regular intervals along the perimeter street as appropriate to provide easy access from the public sidewalk to the interior walkway network.

4.7.6 Private Sidewalk Standards. the following sections of the uDo shall also govern private sidewalks:

18.130.15.18.210.15.

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••

•

•

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••

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

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cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

4.8 Parking

4.8.2 Required Pervious Pavings. Developments larger than 150,000 square feet in c-3, cP-3, c-2, cP-2, c-1, cP-1, c-o, and cP-o that exceed a parking ratio of 4.5 spaces per 1000 square feet shall use pervious pavings for all parking spaces in excess of the 4.5 spaces per 1000 square feet ratio.

4.8.3 On-Street Parking. on-street parking spaces may be counted towards the minimum requirements as set forth above, provided the on-street spaces are located on an adjacent or internal street that allows on-street parking. On-street parking spaces being counted towards the credit must be identified on plans at time of submittal to the city.

4.8.4 Parking Setbacks. the parking setback shall be not be less than ten (10) feet in c-3, cP-3, c-2, CP-2, C-1, and CP-1; the parking setback shall not be less than 15 feet in C-O and CP-O. All new parking shall match the established setback line for existing developments.

4.8.5 Accessible Parking. Accessible parking spaces for the disabled shall be provided according to city standards and specifications. Accessible parking for the disabled shall be located to avoid the need for disabled persons to cross drive aisles. In instances where high traffic volumes along the face of a large building are expected, the Planning commission or city council may waive this requirement where the accessible parking will be located across the drive aisle or in another suitable location nearest the building entrance.

4.8.6 Reduced Parking. the Planning commission and city council may reduce the required parking after considering documentation and/or study provided by the applicant, staff’s recommendation and giving decisive weight to all relevant facts, including but not limited to the following factors: availability and accessibility of alternative parking; impact on adjacent residential neighborhoods; existing or potential shared parking arrangements; the characteristics of the use, including hours of operation and peak parking demand times; design and maintenance of off-street parking that will be provided; and whether the proposed use is new or a small addition to an existing use.

Standard:4.8.1 Required Parking Spaces. Parking standards are regulated by the uDo. For reference, uDo Section numbers are given in the following tables.

R-1

RP-1

RP-1A

RP-1N

R-1A

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District uDoPRN 18.245.040RP-6 18.240.040RP-5 18.230.040RP-4 18.220.040

R-3, RP-3 18.210.040R-2, RP-2 18.200.040R-1, RP-1 18.180.040

R-1A, RP-1A 18.190.040RP-1N 18.195.040

District uDo minimum Number of Parking Spacesc-3, cP-3 18.280.040

4 parking spaces per 1000 square feet of building area; Note 1 applies

c-2, cP-2 18.270.040c-1, cP-1 18.260.040c-0, cP-0 18.250.040

Note 1: commercial centers less than 150,000 square feet of building area shall provide 4 parking spaces per 1000 square feet of building area plus one parking space per three seats of restaurant seating.

PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

4.9 Plant Materials

intent: 4.9.1 Plant species that have been proven over time to grow well in both the climate of overland Park and within the micro-climates of their planting condition shall be used for landscaping.

Standard:

4.9.2 Standards for plant materials, including allowed and prohibited plant species, are specified by uDo chapter 7.16.

4.9.3 Suitable Species. unless irrigation is provided, species should be selected that are capable of thriving once established in the climate of overland Park, Kansas.

PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

intent: 4.10.1 Street trees provide a continuous, shaded environment along street edges; they provide both shade and visual enclosure to streets and reduce heat island effects. When planted correctly, street trees also provide a physical and visual barrier between a pedestrian on the sidewalk and vehicles traveling on the roadway.

4.10 Street Trees

Standard:

4.10.2 Street Trees. Street trees are required along all streets and roadways. Street trees shall provide both a continuous, shaded environment along roadways and a physical and visual barrier between a pedestrian on the sidewalk and vehicles on the roadway. Alleys and service drives shall not be considered streets or roadways for the purposes of this standard.

4.10.3 Standards and Species. Street trees shall conform to the standards provided in the following table.

Street Tree StandardsSpecies Street tree species shall conform to chapter 7.16 of the municipal code and shall be

listed in a street tree schedule in the project design manual.•

SizeLarge deciduous canopy trees shall be two (2) inches caliper minimum at planting; small deciduous ornamental trees shall be one and one-half (1-1/2) inches caliper minimum at planting.

•

SpacingStreet tree spacing shall be determined by the mature size of the tree and site features such as infrastructure and utilities; street tree spacing shall be a minimum of fifteen (15) feet and a maximum of forty (40) feet for the full length of all streets and roadways.

•

Configuration Street trees shall be planted in a row that extends the full length of all streets and roadways.

•

LocationStreet trees shall be planted within the right-of-way of all streets, accessways, and roadways, excluding thoroughfares, alleys, and service drives. if not allowed within a thoroughfare right-of-way, street trees shall be planted on the private lots along the thoroughfare right-of way.

•

Clearances Street trees shall be planted at least three (3) feet from any curb or sidewalk.•

4.10.4 With the submittal of the required landscape plan, all street tree placement shall consider the location of site distance triangles, utilities, street lights, and other public improvements. the landscape plan shall be submitted with all public improvement plans in addition to the other submittal requirements.

PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

Don’t Do this:

Do this:

this street has a tree lawn with no street trees.

these street trees are correctly located in a tree lawn between the curb and the sidewalk.

this street tree is correctly located in a tree well along a curb.

The left side of this street has no sidewalk; the street trees are correctly located along the curb.

this street tree is correctly located in a tree planter along a curb.

4.10 Street Trees



RP-6

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

4.11 Site Perimeter Landscaping

intent: 4.11.1 landscaping along the site perimeter provides an adequate transition between dissimilar land uses.

Standard:4.11.2 Site Perimeter. the site perimeter shall be all site boundaries that do not abut a public street.

4.11.3 Required Landscaping. When required, the site perimeter shall be landscaped with both of the following:

Four (4) shade trees per 100 linear feet.20 shrubs per 100 linear feet; conifers may be substituted for shrubs at a ratio of one (1) conifer tree for every four (4) shrubs.

4.11.4 Required Site Perimeters. Site perimeter landscaping shall be required according to the following table.

••

Site Perimeter

DevelopmentSite

Street Street

site perimetersite perimeter

Required Site Perimeter Landscaping along aSite Perimeter that abuts this existing or master-planned district

Development Site District

C-0C-1C-2C-3

CP-0CP-1CP-2CP-3

R-3RP-3RP-4RP-5RP-6

R-1RP-1R-1A

RP-1APR-1N

R-2RP-2PRN

C-0, CP-0, C-1, CP-1C-2, CP-2, C-3, CP-3 Not Required Required Required

R-3, RP-3,RP-4, RP-5, RP-6 Not Required Not Required Required

R-2, RP-2, PRN Not Required Not Required Not Required

this is site perimeter screening a multi-family development from single-family.

PRN

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PRN



R-1

RP-1

RP-1A

RP-1N

RP-6

R-1A

SiN

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mil

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ult

i-FA

mil

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Rc

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

4.12 Site Entryway Landscaping

intent: 4.12.1 Site entryway landscaping highlights entries into the development.

Standard:

4.12.2 UDO Reference. Site entryway landscaping shall conform to uDo Section 18.420.060 yard exceptions.

4.12.3 Species. Development entryways that are landscaped or contain development monuments or signage shall be planted with ornamental plant material, such as ornamental trees, flowering shrubs, perennials, and ground covers.

4.12.4 Configuration. Plantings shall be massed and scaled as appropriate for the entryway size and space. landscaping at street intersections and driveway corners shall “pull back” to open view lines into the site and to create corner features.

View line

View line

landscaping stays low in front of signage and gradually gets larger further from the intersection.

Plantings that pull back from the intersection provide adequate view lines for vehicles and pedestrians.



RP-6

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RP-5

RP-4

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R-2

RP-2

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c-1

cP-1

c-o

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9/23/09

4.13 Parking Lot Perimeter Landscaping

Standard:4.13.2 Required Landscaping. the perimeter of all parking areas shall be screened from adjacent streets, public sidewalks, public open space, and adjacent uses; parking perimeter landscaping is not required where site perimeter landscaping is required along abutting parcels.

4.13.3 Configuration. Parking lot perimeter landscaping shall consist of one, or a combination, of the following:

Berm. A berm three (3) feet high with a maximum slope of 3:1 in combination with coniferous and deciduous trees and shrubs.Hedge. A low continuous landscaped hedge at least three (3) feet high, planted with a combination of coniferous and deciduous shrubs in a triangular pattern so as to achieve full screening at maturity.Wall. A low decorative masonry wall no more than three (3) feet high in combination with landscaping. masonry wall material shall match the materials of the building.Fence. A low decorative wrought iron fence no more than three (3) feet high in combination with landscaping planted so as to achieve full screening at maturity.

•

•

•

•

intent: 4.13.1 Perimeter landscaping shall be used to screen parking lots both visually and acoustically.

Berm

Parking lot

3’ max

Fence or Wall

Parking lot

3’ max

Hedge

Parking lot

3’ min

PRN

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RP-6

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Rc

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

intent: 4.14.1 landscaping between parking blocks shall be used to screen parking lots.

4.14 Parking Lot Landscaping

Standard:

4.14.2 Parking Blocks. Parking block size is specific to either multi-family or commercial development and is defined in the Parking Location and Layout standard of this document (See Sections 5.13 and 6.15).

4.14.3 Separation of Parking Blocks. each parking block shall be separated from other parking blocks by one of the following:

Landscaped Median at least seven (7) feet wide.Pedestrian Walkway within a landscaped median that is at least ten (10) feet wide.Decorative Fence or Wall no more than three (3) feet high bordered by landscaping on at least one side.Rain Garden at least seven (7) feet wide.

4.14.4 Landscaping Materials. the primary landscaping materials used shall be trees which provide shade or are capable of providing shade at maturity. Shrubs, hedges, and other planting materials may be used to complement the tree landscaping, but shall not be the sole means of landscaping.

4.14.5 Garages and Carports Landscaping. A landscaped area no less than ten (10) feet wide shall separate detached garages or carport structures sited in a row (end-to-end). the area shall be planted with at least one (1) deciduous tree and ground cover or sod.

4.14.6 Lighting. lighting for parking lots may be contained within a parking lot landscaped area provided the landscaped area is a minimum of 200 square feet in area and provided the landscaping and trees, at maturity and as maintained, shall not obstruct the illumination path. it is encouraged to provide triangular landscaped beds in parking lots for additional trees and as a place for parking lot lights.

•••

•

landscaped median with trees, a planter, and a walkway between

parking blocks.

landscaped median with trees, shrubs, and a walkway between

parking blocks.

landscaped median with trees and shrubs between parking blocks. PRN

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RP-6

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

4.15 Signage

intent: 4.15.1 Signage shall be scaled appropriately to appeal to both pedestrians and vehicles.

Standard:

4.15.2 Sign Ordinance. Please reference uDo chapter 18.440.

4.15.3 Project Identification Signs. Project signs for shopping centers shall not consist primarily of large, flat, backlit panels. These signs should blend multiple materials, three-dimensional elements, and creative lighting effects in a way that communicates effectively and complements the design of the development.

PRN

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RP-6

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

4.16 Screening

Standard:

4.16.2 UDO Reference. Screening shall comply with uDo Section 18.450.100.

4.16.3 Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such service areas shall not be visible from abutting streets and shall be oriented toward on-site service corridors. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within 20 feet of any public street or public sidewalk.

4.16.4 loading docks, truck parking, outdoor storage, trash collection, trash compaction, and other service functions shall be incorporated into the overall design of the building and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Screening materials shall be the same as, or of equal quality to, the materials used for the primary building and landscaping.

4.16.5 Non-enclosed areas for the storage and sale of seasonal inventory or vending machines shall be permanently defined and enclosed with landscaping, walls or fences. Materials, colors, and design of screening walls or fences, and of any covering for such area, shall be compatible with those used as predominant materials and colors on the primary building(s). the height of stored or displayed inventory not in a building or structure shall generally not exceed ten (10) feet above grade.

intent:4.16.1 to avoid visual and noise impacts on surrounding uses and neighborhoods, service areas shall be screened.

PRN

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PRN



RP-6

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RP-5

RP-4

R-3

RP-3

R-2

RP-2

c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

4.17 Service Compatibility

Standard:

4.17.2 General to all Multi-family & Commercial Districts. the city may impose conditions upon the approval of development applications to ensure that development will be compatible with existing neighborhoods and uses. items that may require additional standards may include but not be limited to the following:

Placement of trash receptacles.location of delivery and loading zones.Placement and illumination of outdoor vending machines.Views, uses, or activities on the commercial development site that could be a nuisance for neighbors, such as commercial loading and service areas.orient potentially bothersome or nuisance features or uses away from neighboring uses. For example, avoid placing garages, parking lots, or service areas facing the fronts of neighboring buildings.Placement of group mailboxes.

4.17.3 Specific to Multi-family Districts. When any portion of a building or structure is located adjacent to property used or zoned for lower-density residential, the following standards shall apply to ensure the privacy of nearby residents:

Accessory Structures. Accessory structures, including garages and recreational facilities, shall be set back at least 25 feet from the adjacent property designated on the Future Development Plan map for low-density residential uses, and the developer shall provide a buffer between the structure and adjacent property. the buffer may be a fence, wall, heavy landscaping, or combination thereof.

••••

•

•

•

intent: 4.17.1 the provision of services is sometimes located in areas that are incompatible with abutting land uses; services and their associated activities shall be designed to ensure that land uses are not adversely affected by the new development.

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33Overland Park, Kansas


co

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c-3

cP-3

cP-2

c-1

cP-1

c-o

cP-o

c-2

9/23/09

5.1 Transitions Between Land Uses

intent: 5.1.1 Typical commercial developments that abut low density residential districts generally provide a harsh and abrupt transition from commercial to residential development; commercial developers shall design the built environment in such a way that softens the transition.

Standard:

5.1.2 Transitions shall be required for a commercially zoned development if an adjoining property is residentially zoned. an applicant shall use at least one (1) of the following transitions:

Use similar building setback.Use small green spaces, courts, squares, parks, plazas, and similar spaces.Use existing natural features as transitions, including natural differences in topography (not retaining walls), streams, existing stands of trees, and similar features. When existing natural features are used as transitions, the city may still require that adequate pedestrian connections to adjacent land uses be accommodated.Site small-scale retail, office, pedestrian-intensive retail, civic, or public uses as transitions to lower-intensity, adjacent uses. For example, post offices, banks, and restaurants are pedestrian-intensive, community-serving uses and may be sited next to adjacent medium-density residential uses.

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5.2 Sites At Intersecting Thoroughfares

intent: 5.2.1 intersections of commercial activity need special attention so that all four corners are linked and function as a whole; focal points help to give the intersection a sense of place.

Standard:5.2.2 Developments located at the intersection of two thoroughfares shall comply with the standards in this section.

5.2.3 Focal Points. on each of the four corners of two intersecting thoroughfares, developments shall provide a focal point within 200 feet of the intersection of the centerlines of the two thoroughfare streets; the focal point shall be within 300 feet of the intersection of the centerlines of a thoroughfare street and 135th Street. a focal point shall be visible from the intersecting thoroughfares and shall consist of one (1) of the following:

a distinctively-designed building, which may include a pad site building, preferably with a vertical element, but shall not include drive-through facilities or automobile service stations.an architectural feature that is a minimum of 25 feet tall and a maximum 45 feet tall (e.g., a clock tower, spire, or interesting roof form).Public art or sculpture.Fountains or other water feature.Public plazas or other open space.

5.2.4 Cohesive with Existing Development. The focal point shall be cohesive with the design on at least one of the other corners.

5.2.5 Integration with Signage. any focal point may be integrated with major entryway signage for the development. With city approval, a focal point may be used to satisfy the site amenity requirement. (See Section 5.7).

5.2.6 Building Orientation. Within each intersection quadrant, buildings shall be arranged to orient to the thoroughfares and to frame the corner at the intersection of the two thoroughfares. Deep building setbacks behind large expanses of parking areas or vacant land shall be avoided.

5.2.7 Prohibited Parking Areas. Parking areas shall not be located within 200 feet of the intersection of the centerlines of the two thoroughfares; parking areas shall not be located within 300 feet of the intersection of the centerlines of a thoroughfare and 135th Street.

5.2.8 Prohibited Parking Area Exemption. Parking areas may be located within the prohibited parking area if the parking area is visually screened by building(s) or focal point(s).

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Prohibited Parking lot Zonesat intersecting Thoroughfares

200’

300’

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5.2 Sites At Intersecting Thoroughfares

Focal Point examples



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5.3 Development Patterns

Standard:

5.3.1.2 Development Patterns. multiple building developments that are of an appropriate scale and size shall be arranged in one of the following development patterns.

intent: 5.3.1.1 Buildings that enclose an outdoor space tend to create a comfortable human environment; developments shall arrange their buildings to define and enclose a street, green, or square.

Perimeter Streetpage 46

corner Greenpage 44

Town Squarepage 42

main Street “l”page 38

main Street “T”page 40

5.3.1.3 Existing Development. Buildings shall be arranged so that their orientation complements adjacent, existing development.



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5.3.2 Development Patterns:Main Street “L”

5.3.2.4 Primary Vehicular Pattern. The primary vehicular circulation pattern, illustrated in this diagram, consists of one major through accessway arranged in an “l” or “c” pattern.

intent: 5.3.2.1 The intent of the main Street “l” Development Pattern is to provide a main street commercial environment with sidewalks and buildings located up close to a through-site accessway.

Standard:

5.3.2.2 A development classified as having a Main Street “L” Development Pattern shall adhere to the following characteristics.

5.3.2.3 Primary Amenity of the Main Street “L” Development Pattern. The primary amenity provided by the main Street “l” Development Pattern shall be a main street commercial environment with sidewalks and buildings located up close to a through-site accessway.

9.3.3 Approval Required. inclusion of these examples does not imply, explicitly or implicitly, their approval for construction by the city; applicants would need to receive approval in order to construct anything that does not meet currently-adopted standards. The driveway, street, and alley locations in these examples are conceptual and may need to be adjusted based on conditions along the adjoining streets or thoroughfares.

Note: The example plan provided is for explanatory purposes only; this plan does not represent a project that is currently in the planning or development phase. inclusion of this example does not imply, explicitly or implicitly, its approval for construction by the city. The street and accessway locations in this example are conceptual and may need to be adjusted based on conditions along the adjoining streets or thoroughfares.

Example Illustrative Plan for a development using a Main Street “L”

Development Pattern

Thoroughfareor Major Street



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5.3.2 Development Patterns:Main Street “L”

5.3.2.5 Location of Greens, Squares, and Plazas. This diagram highlights the appropriate areas for locating greens, plazas, squares, or other similar areas that may be included in the development.

5.3.2.6 Building Location. This diagram conceptually illustrates the appropriate location for buildings: the buildings should be located along and on both sides of the through accessway.

5.3.2.9 Curbside Parking. This diagram highlights the appropriate location for on-street (curbside) parking; this parking may be parallel or angled at 45 degrees.

5.3.2.8 Location of Large Footprint Buildings. This diagram highlights locations that would most likely be appropriate for the location of large footprint buildings.

5.3.2.7 Building Fronts. This diagram illustrates what building facades in this pattern are classified as building fronts.

5.3.2.10 Parking Lots. This diagram highlights the appropriate location for parking lots.



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5.3.3 Development Patterns:Main Street “T”

5.3.3.4 Primary Vehicular Pattern. The primary vehicular circulation pattern, illustrated in this diagram, consists of two accessways arranged in a “T” pattern.

intent: 5.3.3.1 The intent of the main Street “T” Development Pattern is to provide a main street commercial environment with sidewalks and buildings located up close to two intersecting accessways.

Standard:

5.3.3.2 A development classified as having a Main Street “T” Development Pattern shall adhere to the following characteristics.

5.3.3.3 Primary Amenity of the Main Street “T” Development Pattern. The primary amenity provided by the main Street “T” Development Pattern shall be a main street commercial environment with sidewalks and buildings located up close to two intersecting accessways.


Example Illustrative Plan for a development using a Main Street “T”

Development PatternThoroughfare

or Major Street



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5.3.3 Development Patterns:Main Street “T”


5.3.3.6 Building Location. This diagram conceptually illustrates the appropriate location for buildings: the buildings should be located along and on both sides of the two intersecting accessways.







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5.3.4 Development Patterns:Town Square

5.3.4.4 Primary Vehicular Pattern. The primary vehicular circulation pattern, illustrated in this diagram, consists of two parallel accessways surrounding at least three sides of a green or square.

Example Illustrative Plan for a development using a Town Square

Development Pattern

intent: 5.3.4.1 The intent of the Town Square Development Pattern is to provide a commercial environment with sidewalks, buildings and accessways surrounding a centralized green, square, or plaza on at least three sides.

Standard:

5.3.4.2 A development classified as having a Town Square Development Pattern shall adhere to the following characteristics.

5.3.4.3 Primary Amenity of the Town Square Development Pattern. The primary amenity provided by the Town Square Development Pattern shall be a commercial environment with sidewalks, buildings and accessways surrounding a centralized green, square, or plaza on at least three sides.


Thoroughfareor Major Street



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5.3.4 Development Patterns:Town Square

5.3.4.5 Location of Greens, Squares, and Plazas. This diagram highlights the appropriate area for locating the green, plaza, or square in the development.

5.3.4.6 Building Location. This diagram conceptually illustrates the appropriate location for buildings: the buildings should be located along at least three sides of the green, square, or plaza surrounded by the primary accessways.







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5.3.5 Development Patterns:Corner Green

5.3.5.4 Primary Vehicular Pattern. The primary vehicular circulation pattern, illustrated in this diagram, consists of accessways surrounding at least two sides of a green located at an intersection.

intent: 5.3.5.1 The intent of the corner Green Development Pattern is to provide a commercial environment with sidewalks, buildings and accessways surrounding on at least two sides a green, square, or plaza located at an intersection.

Standard:

5.3.5.2 A development classified as having a Corner Green Development Pattern shall adhere to the following characteristics.

5.3.5.3 Primary Amenity of the Corner Green Development Pattern. The primary amenity provided by the corner Green Development Pattern shall be a commercial environment with sidewalks, buildings and accessways surrounding on at least two sides a green, square, or plaza located at an intersection.


Example Illustrative Plan for a development using a Corner Green

Development Pattern Thoroughfareor Major Street



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5.3.5 Development Patterns:Corner Green

5.3.5.5 Location of Greens, Squares, and Plazas. This diagram highlights the appropriate area for locating the green, plaza, or square in the development.

5.3.5.6 Building Location. This diagram conceptually illustrates the appropriate location for buildings: the buildings should be located along at least two sides of the green, square, or plaza surrounded by the primary accessways.







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5.3.6 Development Patterns:Perimeter Street

5.3.6.4 Primary Vehicular Pattern. The primary vehicular circulation pattern, illustrated in this diagram, consists of an accessway running parallel to the thoroughfare or major street.

intent: 5.3.6.1 The intent of the Perimeter Street Development Pattern is to provide a defined street edge with buildings located along a thoroughfare or street. Pedestrian activity, amenities, and focal points are located in close proximity to each other.

Standard:5.3.6.2 A development classified as having a Perimeter Street Development Pattern shall adhere to the following characteristics.

5.3.6.3 Primary Amenity of the Perimeter Street Development Pattern. The primary amenity provided by the Perimeter Street Development Pattern shall be a commercial environment with sidewalks and buildings lining an accessway running parallel to the thoroughfare or major street. in some instances, the parallel accessway may be eliminated and the buildings located at the setback line adjacent to the thoroughfare or public street. The connections between the parallel accessways and intersecting major drives need to be carefully designed to avoid conflicts with turning movements onto and off of the adjoining public streets.


Example Illustrative Plan for a development using a Perimeter Street

Development PatternThoroughfare

or Major Street



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5.3.6 Development Patterns:Perimeter Street


5.3.6.6 Building Location. This diagram conceptually illustrates the appropriate location for buildings: they should be located along and on both sides of the accessway running parallel to the thoroughfare or major street.







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5.4 Developments not usinga Development Pattern

intent: 5.4.1 A development which is not of the size or scale to meet the standards for a defined development pattern shall be oriented to face towards a street; a building that turns its back to the street tends to give a lifeless and dull quality to the streetscape.

Standard:

5.4.2 Orientation. When there is no more than one building in a proposed development and the building is not part of a larger planned development or the development is not of the size or scale to meet the standards for a defined development pattern, the building shall orient its active wall toward the primary abutting street. Deep setbacks behind large expanses of parking or vacant land shall be avoided.

5.4.3 Active Wall. The active wall shall be the side of the building containing the majority of storefronts, public entrances and windows.

5.4.4 Single Tenant Building. a building occupied by a single tenant shall orient 100% of its active wall to the primary abutting street.

5.4.5 Multi Tenant Building. a building occupied by more than one tenant shall orient at least 50% of its active wall to the primary abutting street.

This is notan active wall

This isan active wall



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5.5 Pad Sites

Standard:5.5.2 Clustering. Pad sites shall be clustered together to define street edges and entry points or to enclose and create focal points or public places between buildings. Uniform spacing of pad sites in a widely-spaced pattern within the development, even if along a street edge, is discouraged.

5.5.3 Spaces Between Adjacent Pad Sites. Spaces between adjacent pad site buildings should be enhanced to provide small pockets (preferably heavily-landscaped) of customer parking, pedestrian connections, small-scale project amenities, or focal points. examples include, but shall not be limited to, the following:

a landscaped pedestrian walkway linking customer entrances between two or more pad site buildings.a public seating or outdoor eating area.an area landscaped with a variety of living materials emphasizing four-season colors, textures, and varieties.Sculptures or fountains.

5.5.4 Building Orientation. The active wall of the building located on a pad site shall be oriented in one of the following ways:

toward the primary access street.toward an internal “main street”. toward the active wall of another building.

5.5.5 Active Wall. The active wall shall be the side of the building containing the majority of storefronts, public entrances and windows.

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intent: 5.5.1 Pad site buildings that ignore the surrounding development appear out-of-place and isolated; pad site buildings shall be designed to complement and enhance the rest of the development.

outdoor Dining area located between Pad Site Buildings

Walkway with landscaping located between Pad Site Buildings

outdoor Seating area located between Pad Site Buildings



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5.6 Drive-throughs, Canopies, Kiosks,& ATM Structures

Standard:

5.6.2 Applicability. The following standards shall apply to drive-throughs, gas stations, canopies, banks, kiosks, aTms, and other similar structures.

5.6.3 General. Drive-throughs, kiosks and other similar structures shall be integrated with the overall commercial or center development, and shall be subject to the same standards as all other buildings with the development.

5.6.4 Access. When possible, access shall not be from the adjacent public streets. access shall be from drives and streets internal to the development.

5.6.5 Design. Structures shall comply with the architectural design standards for commercial buildings.

5.6.6 Canopies and Drive-Throughs. canopies, drive-through bays, and stacking areas shall be screened from pedestrian areas and public streets by landscaping or landscaping in combinations with fences or walls. (See Section 4.13).

intent: 5.6.1 Drive-throughs, kiosks and other similar structures shall be compatible with the appearance of the surrounding development.

restaurant Drive-through is screenedfrom the sidewalk and the street.



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5.7 Site Amenities

intent: 5.7.1 Site amenities offer convenient and inviting features for residents to use; these amenities help to make a common open space feel comfortable and usable.

Standard:

5.7.2 Required Amenities: According to the city’s Master Plan Development Classification, development sites of at least three (3) acres shall provide the following amenities.

Master Plan Development Classification

RequiredNumber ofAmenities

Allowed Amenities

No Specific Classification

less than25,000 s.f. None

Patio or plaza with seatingmini-parks, squares, or greensBus stops in coordination with Johnson county Transitcustomer walkways or pass-throughs containing window displaysWater featureclock tower Public artany other similar, deliberately-shaped area and/or focal feature that, in the city’s judgment, adequately enhances such development and serves as a gathering place

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at least25,000 s.f. 2

Neighborhood center

at least 25,000 s.f.;less than 150,000 s.f. 3

community center

at least 150,000 s.f.;less than 400,000 s.f. 4

regionalcenter at least 400,000 s.f.; 5

5.7.3 Design Requirements.all site amenities within a commercial development shall be an integral part of the overall design and within easy walking distance of major buildings, major tenants, and any transit stops. any such amenity/area shall have direct access to the public sidewalk network.The amenity/area shall be constructed of materials that are similar in quality to the principal materials of the primary buildings and landscape.

5.7.4 Site Amenities as Focal Points. a site amenity may qualify as a focal point required above provided the site amenity meets all applicable requirements for focal points. (See Section 5.2).

5.7.5 Site Amenities as Transitions. a site amenity may qualify as a transition provided the site amenity meets all applicable requirements for transitions. (See Section 5.1).

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5.7 Site Amenities

Patio with Seating

Square

clock Tower

Public art Water Feature

Site Amenity Examples



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5.8 Walkways Along Buildings & Parking Areas

Standard;

5.8.2 Walkways along Buildings. Pedestrian walkways shall be provided along the full length of a primary building along any façade featuring a customer entrance and along any façade abutting customer parking areas.

5.8.3 Landscaping along Walkways. landscaping along the pedestrian walkways shall be provided in at least one of the following ways:

Option 1: Planting Beds between the building facade and the walkway, except where features such as arcades or entryways are part of the facade.Option 2: Shade Trees planted in tree wells or tree planters located between the walkway and street, drive, or parking area.

5.8.4 Dimensions & Landscaping. Dimensions and landscaping for these walkways shall comply with the following table.

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for Option 1or Option 2: for Option 1: for Option 2:

Walkway is located: Clear WalkwayWidth

Planting BedWidth

Tree Well or Tree Planter Width

along a Primary Building 8’ min 6’ min 5’ min

along a Pad Site Building 5’ min 3’ min 5’ min

intent: 5.8.1 Pedestrian walkways along the edge of a commercial building shall ensure adequate width for customers and landscaping.

5.8.5 Walkways Through Vehicle Areas. at each point that the on-site pedestrian walkway system crosses a parking lot or internal street or driveway, the walkway or crosswalk shall be clearly marked through the use of a change in paving materials distinguished by their color, texture, or height.

5.8.6 Arcade or Gallery Widths. The width of an arcade or gallery shall be at least eight (8) feet.

5.8.7 Seating Areas. Seating areas along a pedestrian walkway shall allow at least six (6) feet of clear sidewalk width for pedestrian passing.



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5.8 Walkways Along Buildings & Parking Areas

option 1. Planting Beds option 2. Shade Trees

landscaping along Walkwaysexamples

Planting Bed Width

Walkway Width

Walkway Width

Tree Well orPlanter Width



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Standard:

5.9.2 The internal street system shall connect to the public street system to provide multiple direct connections to and between local destinations such as parks, schools, and shopping.

5.9.3 Interconnectivity. The internal street system shall connect to the perimeter public street system to provide for both intra- and inter-neighborhood connections to knit separate developments together, rather than forming barriers between them. accordingly, the internal street system shall provide vehicle connections, other than primary vehicle access, to each adjoining residential or collector streets. Where possible, developments greater than five (5) acres shall include a minimum of one (1) “through-street,” The through-access street shall be continuous through the site, and connect to a perimeter public street. The design of all through-access streets shall be consistent with, and aligned with, residential drives or through-access drives in adjacent existing or planned development sites.

5.9.4 Future Street Connections. except as in cul-de-sacs above, dead-end streets shall not be permitted except in cases when the street is designed to connect with future streets on adjacent land.

5.9.5 Connections to Adjacent Non-Residential Uses. connections between adjacent non-residential development parcels shall be provided by siting a logical array of access points continuous to the adjacent development. common or shared service and delivery access shall be provided between adjacent parcels and/or buildings. exceptions may be made in cases where physical constraints dictate that no other option is possible. The city may require access easements to ensure that pad sites or adjacent parcels have adequate access if ownership patterns change.

5.9.6 Connections to Adjacent Residential Uses. Unless no other alternative can be reasonably provided, commercial drives or on-site streets shall not align with access to adjacent residential developments.

5.9 Street Connections: Commercial

intent: 5.9.1 Streets shall be interconnected to provide numerous paths for both pedestrian and vehicular travel; numerous street connections also provide better emergency access.



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5.10 Vehicle Access & Circulation: Commercial

Standard:

5.10.2 Primary Vehicle Access.Primary access to large commercial centers shall be from the thoroughfare street system. in order to maximize the efficiency of the city’s street network, major traffic generators should be located so that their primary access is from a thoroughfare or commercial access road. large commercial centers should be located at the intersection of thoroughfare streets so that access is available for both east/west and north/south traffic. Primary access points should be located so that commercial traffic is separated from the residential street system. If a Large Commercial Center is proposed at a location or density that will have a significant effect on current traffic patterns, a traffic impact study may be required to ensure that the street network can accommodate the anticipated traffic demands and to define required street improvements.

5.10.3 Internal Vehicle Circulation.internal vehicle circulation patterns shall provide a clear and direct path to the principal customer entrance of the primary building, to outlying pad sites, and to each parking area.in large commercial centers, a clear system of main circulation drives containing few or no parking spaces that directly access the main drives shall be established to carry the highest volumes of traffic within the site.In order to reduce pedestrian and vehicular conflicts, those main circulation drives shall not be located along the façades of buildings that contain primary customer entrances. in areas where the location of access points and the configuration of the main circulation drives indicate that traffic volumes will not be excessive, drives may contain directly-accessing parking spaces and may be located along façades containing primary customer entrances.When possible, the intersection of two main circulation drives shall be designed as a “t” intersection, rather than a four-legged intersection, to minimize vehicular conflicts.

5.10.4 Commercial Centers no larger than 100,000 s.f.. commercial centers no larger than 100,000 square feet shall comply with the following:

Centers where traffic volumes are lower and, consequently, pedestrian-vehicular and vehicular-vehicular conflicts are less likely, more flexibility is available in the location and design of internal drives.Because of the lower traffic volumes, entry drive throat lengths can be shorter.The use of four-legged intersections can be utilized more extensively.Depending on the size of the shopping center and the number and location of access points, fewer restrictions may be placed on the extent to which traffic entering the site is directed to the drives along the building façades.main drive aisles shall be continuous and connect to the main entrance to the development site.Internal intersections shall have adequate sight lines, design geometrics, and/or traffic controls to minimize accident potential.

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intent: 5.10.1 Vehicle access and circulation in commercial developments shall create an interconnected street network, provide safe vehicular and pedestrian environments, and orient streets to define and protect important views.



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5.11 Vehicle Entrances

intent: 5.11.1 Vehicle entrances to commercial development shall be designed to ensure both pedestrian and vehicular safety.

Standard:5.11.2 Primary Vehicle Entrances. The number and location of vehicle entrances to a commercial development shall be consistent with the existing or anticipated design of adjacent streets. The specific location of primary vehicle entrances are subject to the approval of the Planning and Development Services Department and will be largely dependent on the following factors:

The location of existing or planned median breaks.Separation requirements between the entrance and major intersections.Separation requirements between adjacent entrances (or minor intersections).The need to provide shared access to adjacent parcels of land.The need to align with previously-approved or constructed access points on the opposite side of the street.The minimum number of entrances needed to move traffic onto and off the site safely and efficiently.

5.11.3 Entry Drive Configuration. The specific design or geometrics of development entry drives shall conform to the standards of the Planning and Development Services Department. commercial driveway configuration and design shall be appropriate given the size of the development and the capacity of the street.

5.11.4 Driveway Design. Driveway geometrics shall be dependent on a variety of factors, including traffic volume, speed, and distribution. The following design issues should be addressed in each case and the resulting driveway design should provide an efficient ingress and egress to the development without causing undue congestion or accidents on the public street system:

The number of in-bound and out-bound lanes.lane width (minimum width curb-to-curb is 28 feet).Throat length (i.e., the distance between the street and the first point at which cross traffic or left turns are permitted).curb radii.The need or desirability of a raised median.The need for a deceleration lane.accommodation for pedestrian crossings.

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5.12.2 On-Site Truck Traffic/Loading and Circulation.

every shopping center will be required to provide loading and delivery facilities separate from customer parking and pedestrian areas.Due to their greater size and lower maneuverability, truck circulation paths should be designed with larger curve radii and more maneuvering room.as the size of the development and the volume of trucks increase, internal circulation patterns should reflect an increasing separation between automobile and truck traffic in order to minimize accidents and congestion.

5.12.3 Emergency Access. all commercial developments shall comply with the currently-adopted code provisions regarding emergency vehicle access and fire lanes.

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5.12 Service Access & Circulation

intent: 5.12.1 Service access and circulation to commercial developments shall be designed to allow use by both emergency and service vehicles.



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5.13 Parking Location & Layout: Commercial

intent: 5.13.1 The typical suburban commercial development pattern of locating large amounts of parking between the fronts of buildings and adjacent streets contributes to a bleak and formless landscape. locating parking along the side and rear of the buildings reduces the size of street-facing parking lots.

Standard:5.13.2 Location. No more than three (3) off-street parking spaces per 1000 square feet of all uses contained in the development’s primary building shall be located between the front façade of the primary building and the primary abutting street. if the development does not meet this standard, the total amount of surface parking area shall be broken up into parking blocks containing no more than 25 spaces and shall comply with the methods in Section 5.13. alternative provisions shall be considered when the commercial development abuts an existing residential neighborhood.

5.13.3 Orientation. When possible, parking shall be oriented to minimize visual and noise impacts on adjacent residential properties.

5.13.4 Parking Blocks. The total amount of surface parking shall be broken up into parking blocks containing no more than 40 spaces each and shall comply with the following.

Parking blocks shall be separated from each other by landscaping, medians, islands, pedestrian walkways, or buildings. refer to Parking lot landscaping.each parking block shall have consistent design angles for all parking within the block.Parking blocks shall be oriented to buildings to allow pedestrian movement down and not across rows (typically with parking drive aisles perpendicular to customer entrances).Through-access shall be provided within and between parking blocks.Where parking blocks are not easily defined, there shall be no more than ten (10) parking spaces without an intervening landscape island at least nine (9) feet wide.

5.13.5 Shopping Cart Return Areas. as applicable, shopping cart return stations shall be evenly distributed within and between separate parking blocks. Shopping cart return stations shall be identified on the final plan.

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Parking Block

40 spaces max

40 spaces max

street

Parking area in front of Building limited to 3

spaces/1000 s.f.

building

Parking between Building and Street



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5.14 Lighting: Commercial

intent: 5.14.1 lighting for commercial development shall eliminate adverse impacts of light spillover, provide attractive light fixtures, and promote safe vehicular and pedestrian access.

Standard:

5.14.2 Plan Required. Applicants shall submit a unified lighting plan with final plan applications for all projects subject to these lighting standards. a point-by-point calculation to show compliance with the lighting standards is required. The calculations shall be measured at five (5) feet above grade for lighting levels within the development site. A cut sheet of proposed fixtures, including a candlepower distribution curve, shall also be submitted. a vertical plan footcandle calculation shall be submitted for property lines abutting residential properties. 5.14.3 Compatibility. The lighting plan shall consist of recognizable, distinctive designs and fixtures that are compatible with or complement surrounding neighborhoods.

5.14.4 Lighting for Security. accent lighting on buildings is encouraged as a security feature. interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas. Security lighting should be fully shielded and use a decorative fixture.

5.14.5 Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall be full cut-off fixtures to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. Uplighting shall be avoided.

5.14.6 Color Of Light Source. Lighting fixtures should be color-correct types such as halogen, metal halide, or LED to ensure true-color at night, visual comfort for pedestrians, and energy efficiency.

5.14.7 Lighting for Pedestrian Areas.

Pedestrian Walkway Lighting. Pedestrian-level, bollard lighting, ground-mounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways. Lighting Height. light pole, building-mounted, or tree-mounted lighting structures shall be no more than 20 feet high. Bollard-type lighting shall be no more than four (4) feet high.Illumination Levels. Pedestrian areas and driveways shall be illuminated to a minimum average of one (1) footcandle, with a uniform maximum to minimum ratio of 1:5.

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5.14.8 Parking Lot Lighting Standards.

Luminaire Fixture Height. The mounting height for luminaire fixtures shall not exceed 33 feet as measured to the top of the fixture from grade.Average Maintained Footcandles. The maximum average maintained footcandles for all parking lot lighting shall be three (3) footcandles; the minimum average maintained footcandles shall be one (1) footcandle. For the purpose of this standard, the average maintained footcandle shall be calculated at 0.8 of initial footcandles. The maximum maintained vertical footcandle at an adjoining residential property line shall be 0.5 footcandles, measured at 5 feet above grade.Uniformity Ratios. Luminaire fixtures shall be arranged in order to provide uniform illumination throughout the parking lot of not more than a 6:1 ratio of average to minimum illumination, and not more than 20:1 ratio of maximum to minimum illumination.

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5.14 Lighting : Commercial



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y6.1 Lot Width, Depth, & Orientation

Standard:

6.1.1 Required Lot Width & Depth. lot width and depth are regulated by the uDO. For reference, uDO section numbers are given in the following table.

Required lot Width and Depthapplies for all Development(includes Redevelopment &

Infill Development) applies only to Redevelopment& Infill Development

Zoning District by uDO Section:

R-1RP-1 18.180.030the average lot width of new parcels created by subdivision or lot split shall be no less than 80% of the average width of existing lots on the same and facing block faces, but shall not be required to be greater than 120 feet and may not be less than the minimum required by the uDO.

•R-1a, RP-1a 18.190.030

RP-1N 18.195.030

R-2, RP-2 18.200.030

PRN 18.245.030

R-3, RP-3

No applicable standardRP-4

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6.1.2 Lot Orientation. the orientation of new lots created by subdivision or lot split shall repeat the predominate relationship of buildings-to-buildings and buildings-to-street along the same and facing block faces.

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6.2 Maximum Density

Standard:

6.2.1 Allowed Maximum Density. maximum density is regulated by the uDO and this document according to the following table.

Allowed Maximum Density(dwelling units/acre)

Infill & Redevelopment All Other Development

Zoning District

UDOReference

With No incentive Bonuses

Withincentive Bonuses

With Noincentive Bonuses

Withincentive Bonuses

R-2, RP-2 18.200.030 10.9 13.63 5 7.26

R-3, RP-3 18.210.030 12.4 15.50 9 12.4

RP-4 18.220.030 7.26 9.08 5 7.26

RP-5 18.230.030 16.4 20.63 14 16.4

RP-6 18.240.030 43.6 54.50 29 43.0

6.2.2 Density. the number of dwelling units per net site area.

6.2.3 Net Site Area, UDO 18.110.435. Net site area means the land area of a lot or tract remaining after subtraction of all street and alley right-of-way as required by the uDO.



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6.3 Lot Coverage

Standard:

6.3.1 Maximum Lot Coverage. lot coverage is regulated by the uDO. For reference, uDO section numbers are given in the following table.

Zoning District uDO Reference maximum lot Coverage

R-2, RP-2 18.20050%

R-3, RP-3 18.210.050

RP-4 18.22060%

RP-5 18.230.050

RP-6 18.240.050 70%

6.3.2 Lot Coverage, UDO 18.110.380. lot coverage means that portion of the net site area which is covered by the ground floor of any structure, parking lots, and private streets and drives. Pools, tennis courts, sidewalks, and plazas are not counted toward lot coverage.

6.3.3 Net Site Area, UDO 18.110.435. Net site area means the land area of a lot or tract remaining after subtraction of all street and alley right-of-way as required by the uDO.



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Buildings Face a Public Streetor a Private accessway

6.4 Building Orientation

intent: 6.4.1 Buildings shall be arranged in the landscape to define streetscapes and designed open space. this enclosure promotes walkability, usability, and slower vehicle speeds.

Standard:6.4.2 Building Orientation. each primary building shall be oriented to have at least one building front.

Building Front. a building front shall be a building wall that faces a public street, a private street, a common open space; a building can have more than one building front. Building Back. a building back shall be a building wall that does not face a public street, a private accessway, or a common open space; a building can have more than one building back.

6.4.3 Building Orientation to Street Edges. multiple buildings may line up parallel to a public street if the following conditions are met:

Each individual building has a facade classified as a building front facing the perimeter street.individual building length along the street frontage is no greater than 125 feet.Common open space is centrally located in the site and accessible by all development residents.

6.4.4 Buildings Adjacent to Lower-Density Residential Uses or Non-Residential Uses. along interior (non-street edge) property lines, buildings shall be oriented in a perpendicular rather than parallel direction to adjacent lower-density residential zoning districts or uses and to adjacent commercial or industrial zoning districts or uses. When parallel orientation is necessary, building setback from the adjacent use or district boundary shall be increased by at least 50%.

•

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Common Open

Space

Buildings Facea Common Open Space:



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y6.5 Common Open Space: Area & Type

Standard:6.5.2 Types. All common open spaces shall be classified as one of the two following types:

Natural Open Space is common open space that is in its natural, preserved, or restored state of natural woodland, grassland, or wetland. typical amenities provided are limited to items such as paths and benches. The area of a pond or lake shall be classified as natural open space.Designed Open Space is common open space that is created and designed for year-round use by residents or the public. Typical configurations include greens, squares, courtyards, and gardens. amenities are logically arranged and typically include benches, paths, formal or informal planting areas, lawns, and play equipment. Designed open space shall be aggregated into meaningful, quality open spaces. Clustering of buildings around designed open space is encouraged to minimize small, narrow, unassigned strips in front of and between buildings. Detention and retention facilities, including drainage swales and rain gardens, shall be classified as designed open space provided they are designed to meet and do not impede the goals, typical configurations, and typical amenities of designed open space.

6.5.3 Designation. Common open space areas shall be clearly identified on the development plan as Natural Open Space or Designed Open Space.

6.5.4 Required Common Open Space Area. Developments shall set aside a percentage of the net site acreage as common open space for the use and enjoyment of the development’s residents according to the following table.

•

•

intent: 6.5.1 Creating areas of common open space that are easily accessed by residents provides centers for community recreation and interaction. Successful common open spaces exhibit the qualities of either a green, a courtyard, or a small nature preserve. Common open spaces shall be either preserved to protect its natural qualities or designed to be more actively used by residents.

Required Common Open Space area

Zoning District uDO Referencenet site area is:

not greater than 3 acres greater than 3 acres

R-2, RP-2 N/a no applicable standardR-3, RP-3 18.210.050

no min. 10% min.RP-4 18.220.050RP-5 18.230.040RP-6 18.240.040PRN 18.245.050 no min. 15% min.



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6.5 Common Open Space: Area & Type

Neighborhood green: a designed open space

6.5.5 Required Designed Open Space Area. at least half of the required common open space shall be designed open space. Designed open space also counts as part of the required common open space area.

6.5.6 Detention and Retention Facilities. Detention and retention facilities, including drainage swales, rain gardens, lakes, and ponds may be used to meet up to 100% of the required common open space provided such areas can be classified as designed open space or natural open space.

6.5.7 Exemptions. No common open space shall be required for developments of less than five (5) acres if at least one of the following is located within a 1/4 mile of the development:

Dedicated Public Park or greenway landsDedicated Open Spaces

••

Courtyard: a designed open spaceWoodland: a natural open space



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6.6 Designed Open Space: Shape & Content

Standard:

6.6.2 Compact and Contiguous. Designed open space shall be compact and contiguous unless the designed open space is used as a continuation of an existing greenway, streamway, or park.

6.6.3 Areas not Allowed as Part of Designed Open Space. the following areas shall not be counted as designed open space.

Private lots, yards, balconies and patios dedicated for use by a specific unit.Public right-of-way or private streets.Open parking areas and driveways for dwellings.land covered by structures except for ancillary structures associated with the use of the open space such as gazebos, picnic shelters, and other site amenities.Designated outdoor storage areas.land areas between buildings of less than 40 feet that do not provide a sidewalk link between two larger open space areas.land areas between buildings and parking lots, driveways, streets, or drives of less than 40 feet.land areas of less than 40 feet in distance between a building and the minimum allowed setback from a street.land areas of less than 40 feet in distance between a building and the minimum allowed setback from any adjacent property used for other purposes than open space.Detention/retention facilities, including drainage swales and rain gardens, that can not be classified as designed open space.

6.6.4 Fences/Walls. Opaque fences and walls higher than three (3) feet shall not be erected in private or rear yards bordered by common open space unless they are at least 50% transparent.

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intent: 6.6.1 Given its environmental and recreational benefits, designed open space shall be integrated into the overall design of the development; designed open space shall not be left-over areas of the site that simply were not used for parking lots and buildings.



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Designed open space between building andthe minimum building setback from a street

shall be at least 40 feet wide.

Designed open space between buildings shall be at least 40 feet wide.

this designed open space is compact.

this designed open space is contiguous.this designed open space isNOt contiguous.

this designed open space isNOt compact.

6.6 Designed Open Space:Shape & Content

Compact Designed Open Space

40’ min

Dimensions of Designed Open Space

Contiguous Designed Open Space

40’ min

minimum building setback

street r.o.w.



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y6.7 Common Open Space: Accessibility

intent: 6.7.1 Successful common open space is easily accessible to residents; connections to adjacent or nearby parks and centers of human activity help to promote its usability.

Standard:

6.7.2 Accessible to Residents. Common open space shall be reasonably accessible to all of the residents of the development and conform to the following:

Pedestrian access to common open space shall occur at least once every 500 feet of linear length of common open space. Pedestrian access to common open space shall occur within 500 feet of every dwelling unit in the development. the city may require access to be restricted if it would degrade, destroy, or adversely interfere with significant environmental, natural, historic, or cultural resources and areas.access to common open space shall be located where such access is visible to dwelling units and shall not be isolated by walls, screening, landscaping, or any other kind of barrier that would prevent resident surveillance of the common open space.

6.7.3 Connectivity. if adjacent to the development, the following shall be connected by path, sidewalk, or trail to the common open space:

Dedicated public park or greenway lands.Dedicated school sites.Dedicated open spaces.Common open space located adjacent to the development.Portions of the regional trail and open space system.Neighborhood shopping and activity centers.adjacent employment centers.

6.7.4 Greenway Linkages. Where a greenway linkage, natural area, or other public park is dedicated to or acquired by the city as part of the greenway linkages Plan, such area may be credited toward the minimum amount of common open space required. these areas may also qualify for applicable density bonuses.

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•

•••••••



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6.8 Site Amenities: Developments of at least 3 Acres


Standard:

6.8.2 the required number of amenities is determined by the total number of units according to the following tables.

Total Numberof Dwelling Units

Required Numberof Minor Amenities

Required Number of Major Amenities

less that 50 2 min. No min.

at least 50; No more than 200 3 min. 1 min.

more than 200 4 min. 2 min.

Minor Amenities Major Amenities

tot lot including play equipment for children;

500 s.f. minSwimming Pool

Picnic area including at least two (2) picnic tables and at least one (1) barbecue grill/pit; 500 s.f. min

golf Course

Residential Club House

Pedestrian and/or bike path serving open space

Basketball, Volleyball, tennis, or other sporting court; only one (1) sporting court shall count towards

the major amenity requirement



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6.9 Site Amenities:developments of less than 3 acres

Standard:

6.9.2 At least three (3) of the following site amenities are required for developments of less than three (3) acres.

Seasonal Planting areas;Flowering trees in addition to required trees;Seating;Pedestrian-Scaled lighting;gazebo or other Decorative Shelter;Play Structures for Children;Natural Woodland, grassland, or Wetland;Pond.

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Site Amenity Examples

Seating

Play structures for children

Flowering tree Water Feature

gazebo

Seating and pedestrian-scaled lighting

6.9 Site Amenities:developments of less than 3 acres



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Standard:

6.10.2 Applicablity. this standard shall be applicable in R-2, RP-2, R-3, RP-3, RP-4, RP-5, and RP-6 zoning districts.

6.10.3 General. the internal street system shall connect to the public street system to provide multiple direct connections to and between local destinations such as parks, schools, and shopping.

6.10.4 Interconnectivity. the internal street system shall connect to the perimeter public street system to provide for both intra- and inter-neighborhood connections to knit separate developments together, rather than forming barriers between them. accordingly, the internal street system shall provide vehicle connections, other than primary vehicle access, to each adjoining residential or collector streets. Where possible, developments greater than five (5) acres shall include a minimum of one “through-street”. the through-access street shall be continuous through the site, and connect to a perimeter public street. the design of all through-access streets shall be consistent with, and aligned with, residential drives or through-access drives in adjacent existing or planned development sites.

6.10.5 Future Street Connections. Dead-end streets shall not be permitted except in cases when the street is designed to connect with future streets on adjacent land.

6.10 Street Connections: Multi-Family




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Standard:6.11.2 Applicability. this standard shall be applicable in RP-1, RP-1a, RP-1N, and PRN zoning districts.

6.11.3 General. the internal street system shall connect to the public street system to provide multiple direct connections to and between local destinations such as parks, schools, and shopping.

6.11.4 Interconnectivity. the internal street system shall connect to the perimeter public street system to provide for both intra- and inter-neighborhood connections to knit separate developments together, rather than forming barriers between them. Where possible, developments greater than five (5) acres shall include a minimum of one “through-street”. The through-access street shall be continuous through the site, and connect to a perimeter public street. the design of all through-access streets shall be consistent with and aligned with, or sufficiently offset from, residential drives or through-access drives in adjacent existing or planned development sites.

6.11.5 Cul-de-sacs. the use of cul-de-sacs in place of complete through-street connections is strongly discouraged. Only when natural features such as topography, drainage ways, or stream corridors preclude street connections may cul-de-sacs be used. Cul-de-sacs shall be limited to 500 feet in length.


6.11.7 Street Width. Streets may be 26 feet wide except in the following areas:

Along street frontages of community facilities (i.e.- schools, clubhouses, pools) and along a route from the community facility to the nearest collector street or thoroughfare. The specific streets that will need to be 28 feet wide to meet this requirement will be determined by Overland Park Fire Department at the time of the rezoning.Where a street or series of streets is provided only a single point of access to the adjoining public street network. Streets that stub into abutting property may be 26 feet wide if the Planning and Development Services Department and Overland Park Fire Department determine that the extension of that stub is likely to connect to another point of access on the public street system. at the point where a local residential street connects to a thoroughfare. Residential streets where alleys occur and there are a limited or no driveways along the public street.a street that is designated as a collector on the City’s Comprehensive Plan.

1.

2.

3.4.

5.

6.11 Street Connections: Planned Single-Family




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6.11 Street Connections: Planned Single-Family

District Maximum Block Perimeter Maximum Intersection Distance

RP-1, RP-1A,RP-1N, PRN 3000’ 800’

Note: Right-of-Way shall refer to a street or private accessway.

Block Perimeter Example

Site

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Block Perimeter

Dedicated Open Space

Block Perimeter

Rig

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f-Way

cul-de-sac no longer than 500’

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IntersectionDistance

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Right-of-WayRight-of-W

ay

Right-of-Way

Right-of-Way

Right-of-Way

Intersection Distance Example

6.11.9 Block Perimeter. Block perimeter shall be the perimeter distance of a block; block perimeter shall be measured at the lot line around blocks. For blocks that abut a boundary to the development, the boundary line shall be considered an edge to the block.

6.11.10 Intersection Distance. intersection distance shall be the distance between two consecutive street and/or private accessway intersections; intersection distance shall be measured between the centerlines. alleys and driveways shall not be considered streets or private accessways for the purposes of this standard.

6.11.8 Block Size. Block size shall be regulated by block perimeter and intersection distance according to the following table.



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Standard:

6.12.2 Applicability. this standard shall be applicable in R-1 and R-1a zoning districts.

6.12.3 the internal street system shall connect to the public street system to provide multiple direct connections to and between local destinations such as parks, schools, and shopping.

6.12.4 Interconnectivity. the internal street system shall connect to the perimeter public street system to provide for both intra- and inter-neighborhood connections to knit separate developments together, rather than forming barriers between them. Where possible, developments greater than five (5) acres shall include a minimum of one “through-street”. The through-access street shall be continuous through the site, and connect to a perimeter public street. the design of all through-access streets shall be consistent with, and aligned with, or sufficiently offset from, residential drives or through-access drives in adjacent existing or planned development sites.

6.12.5 Cul-de-sacs. When a cul-de-sac is used, it should not exceed 1000 feet in length. Cul-de-sacs may exceed this length due to topography, drainage ways, or other natural features that would preclude a street connection from occurring.


6.12 Street Connections: Unplanned Single-Family




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Don’t Do this:

many of these cul-de-sacs are longer than 1000 feet and are so numerous that the street network has few

connections.

Due to limited connectivity, this longcul-de-sac is discouraged.

Do this:

this street network radiates out from a central square and provides superior connectivity.

this internal street network has good connectivity both within the development and to the surrounding

neighborhood.

Downtown Overland Park’s streets are well connected.

this Overland Park neighborhood provides an example of good connectivity.

6.12 Street Connections: Unplanned Single-Family



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y6.13 Private Drives & Accessways

intent: 6.13.1 Streets, drives, or accessways shall be sized according to their use and whether parking is allowed on the roadway.

Standard:

6.13.2 Dimensional Standards. the dimensions and standards for all streets, drives, and accessways shall meet the specifications listed in this standard and the Muncipal Code.

6.13.3 Roadway Submittal. applications shall include dimensional standards for its streets, drives, and accessways and shall indicate their location on a plan of the development.

Parallel ParkingRoadway

TypeRoadway

Width both sides of the roadway one side of the roadway parking is not allowed on the roadway

36’ Drive 36’ X28’ Drive 28’ X24’ Drive 24’ X

36’ Drive: 6.13.4 the 36’ Drive is a roadway type that would be compatible for use in multi-family developments desiring to provide parallel parking on both sides of the roadway.

36’ B.O.C. to B.O.C



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6.13 Private Drives & Accessways

28’ Drive: 6.13.5 the 28’ Drive is a roadway type that would be compatible for use in multi-family developments desiring to provide parallel parking on one side of the roadway.


24’ Drive: 6.13.6 the 24’ Drive is a roadway type that would be compatible for use in multi-family developments desiring to provide no parking along the roadway.




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6.14 Vehicle Access & Circulation: Residential

intent: 6.14.1 Vehicle access and circulation in residential developments shall create an interconnected street network, provide safe vehicular and pedestrian environments, and orient streets to define and protect important views.

Standard:

6.14.2 Vehicle access to and within the interior of the development shall be provided by either public streets or by private accessways. the internal street system should be arranged to utilize both parallel and perpendicular streets in identifiable blocks or clusters; curvilinear or diagonal streets are allowed. “t” intersections are encouraged in locations where views of important public spaces or natural or open areas can be highlighted.

6.14.3 Primary vehicle access to a multi-family development shall be from thoroughfares or collectors. unless required for emergency access, a multi-family development should not have primary vehicle access from a local street that also serves single-family residences. large multi-family developments shall have multiple primary access points from thoroughfares as follows:

multi-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads.One- and two-family residential developments with fifty or more dwellings shall be provided with two separate and approved fire apparatus access roads.additional access above that in this document may be required by the Fire Department.

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Standard:

6.15.2 Location.Off-street parking is prohibited between a building front of a primary building and a street or common open space.When possible, parking areas and parking structures shall be internalized in building groupings or oriented away from streets.

6.15.3 Parking Lots.Parking lots shall be setback at least 30 feet from an adjacent public right-of-way.Parking lots shall be setback at least ten (10) feet from private drives.

6.15.4 Parking Blocks. there shall be no more than ten (10) parking spaces without an intervening landscape island at least nine (9) feet wide. This block of ten (10) or less parking spaces shall be defined as a parking block for residential districts.

6.15.5 Detached Garages and CarportsDetached garages and carports shall only be permitted in the interior of the property and not adjacent to the street; when it is necessary to site a detached garage and carport in a location that is visible from perimeter public streets, they shall be sited perpendicular to the perimeter public street.Storage areas are only permitted in detached garages and carports that are fully enclosed.

6.15.6 Attached GaragesWhen possible, the driveway leading to each individual unit’s garage shall not exceed a grade of 7%.Garage Setback. To allow sufficient area for vehicles to be parked without interfering with internal circulation, the length of the driveway between the garage door and the sidewalk shall be at least 18 feet or shall be no greater than five (5) feet. If there is no sidewalk, the length of the driveway between the garage door and the back-of-curb or roadway shall be at least 18 feet or shall be no greater than five (5) feet.

6.15.7 Below-Grade Parking Accessaccess to below-grade parking shall not be located on a building front.Where access on a public front is necessary, the access drive shall not be wider than 24 feet.

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intent: 6.15.1 the visual impact of parking lots, parking structures, and garages from streets shall be minimized.

6.15 Parking Location & Layout: Residential



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Parking Block

10 spaces max

6.15 Parking Location & Layout: Residential

10 spaces max

Garage Setback with Sidewalks

Garage Setback without Sidewalks

at least 18 feetor

no greater than 5 feet

at least 18 feetor

no greater than 5 feet



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Standard:

6.16.2 Setbacks. Setbacks for fences and walls shall conform to the following table.

intent: 6.16.1 Fences and walls are sometimes used as a buffer. When provided, they shall be visually appealing and complement the design of both the overall development and surrounding properties.

Fence or Wall type location Fence or Wall Height

RequiredSetback

transparent

along a publicright-of-way not greater than 8’ 10’ min.

along an interiorproperty line not greater than 8’ no min.

Solid Screening

along a publicright-of-way

not greater than 3’ 4’ min.

greater than 3’;not greater than 8’ 15’ min.

along an interiorproperty line not greater than 8’ no min.

6.16.3 Height. the maximum height of a fence or wall, including fences or walls used for buffer purposes, shall be eight (8) feet.

6.16.4 Materials. Walls and fences shall be constructed of high quality materials, such as decorative blocks, brick, stone, treated wood, and ornamental metal. Other materials will be considered on a case-by-case basis. Chain link fencing is not allowed except around sports courts; the chain link shall be vinyl-coated. Fences and walls used for buffer purposes shall have the finished side face out.

6.16.5 Maximum Length. the maximum length of a continuous and uninterrupted fence or wall plane shall be 40 feet. interruptions in fence or wall planes shall be provided through the use of columns, landscaping pockets, transparent sections, and/or a change to different materials.

6.16.6 Landscaping. the setback area between a fence or wall and the public street shall be landscaped with sod, shrubs, and/or trees, using a variety of species to display a variety of leaf size, texture, and color.

6.16 Fencing & Walls



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6.17 Lighting: Residential

intent: 6.17.1 lighting for residential development shall eliminate adverse impacts of light spillover, provide attractive light fixtures, and promote safe vehicular and pedestrian access.

Standard:

6.17.2 Plan Required. Applicants shall submit a unified lighting plan with final plan applications. 6.17.3 Compatibility. The lighting plan shall consist of recognizable, distinctive designs and fixtures that are compatible with or complement surrounding neighborhoods.

6.17.4 Lighting for Security. accent lighting on buildings is encouraged as a security feature. interior and exterior lighting shall be uniform to allow for surveillance and avoid isolated areas. Security lighting should be fully shielded and use a decorative fixture.

6.17.5 Design of Fixtures/Prevention of Spillover Glare. Light fixtures shall use full cut-off fixtures to prevent glare and light spill off the project site onto adjacent properties, buildings, and roadways. uplighting shall be avoided.

6.17.6 Color Of Light Source. Lighting fixtures should be color-correct types such as halogen or metal halide to ensure true-color at night and ensure visual comfort for pedestrians.

6.17.7 Height. light pole, building-mounted, or tree-mounted lighting structures shall be no more than 20 feet high. Bollard-type lighting shall be no more than four (4) feet high.

6.17.8 Pedestrian Walkway Lighting. Pedestrian-level, bollard lighting, ground-mounted lighting, or other low, glare-controlled fixtures mounted on building or landscape walls shall be used to light pedestrian walkways.

6.17.9 Illumination Levels. Pedestrian areas, driveways, and parking areas shall be illuminated to a minimum average of one (1) footcandle.

6.17.10 Parking Lot Lighting. light poles shall be no more than 20 feet high. Building-mounted lighting is not permitted to illuminate parking areas or lots.

6.17.11 Building-Mounted Lighting. Building-mounted lighting shall be used only to highlight specific architectural features; maximum height shall be 20 feet.



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7.1 Pedestrian Realm

Standard:7.1.2 an application shall use the pedestrian realm standards for developing enhanced pedestrian realms along building fronts and streets, drives, and accessways.

7.1.3 Pedestrian Realm. in commercial districts, the pedestrian realm shall be the area between the curb of a street, drive, accessway, or parking lot and the building facade. in residential districts, the pedestrian realm shall be the area between the curb of a street, drive, accessway, or parking lot and the outer edge of the sidewalk or the outer edge of the activity zone.

7.1.4 Pedestrian Realm Submittal. applications shall include dimensional standards for the pedestrian realm included along buildings, streets, drives, and accessways and shall indicate their location on a plan of the development.

7.1.5 Applicable Pedestrian Realms. the pedestrian realm types on pages 94 through 100 are examples and might not be suitable in all developments. each development will be reviewed to determine which pedestrian realm is most suited for that style of development or if there is another type. Title 13 of the Municipal Code identifies the required sidewalk dimensions. See the following pages for examples of pedestrian realm configuration.

intent: 7.1.1 Walkways along building fronts and streets, drives, accessways, and parking lots shall be designed to enhance the pedestrian realm and ensure adequate space for uses provided within the pedestrian realm. the intent of the pedestrian realm standards is to provide both common pedestrian realm assemblies and provide direction for the minimal dimensions required to accommodate common items provided within the pedestrian realm.



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Pedestrian Realm Zones:

7.1.6 Pedestrian Realm Zones. the pedestrian realm is composed of three zones: the activity zone, the pedestrian zone, and the amenity zone.

7.1.7 Activity Zone. the activity zone shall be the pedestrian realm from the building front to the edge of the pedestrian zone. the activity zone is the section of the pedestrian realm that is reserved for activities that commonly occur immediately adjacent to the building facade. typical amenities or activities included in the activity zone include, but are not limited to, window shopping, benches, potted plants, dining, and outdoor shopping.

7.1.8 Pedestrian Zone. the pedestrian zone is located between the activity zone and the amenity zone. the pedestrian zone is the section of the pedestrian realm that is reserved for pedestrian through-traffic.

7.1.9 Amenity Zone. the amenity zone is located between the curb or pavement edge to the edge of the pedestrian zone. the amenity zone is the section that is reserved for activities that commonly occur between the adjacent curb or pavement edge and pedestrian through-traffic. Typical amenities included in the activity zone include, but are not limited to, street trees, benches, bus stops, dining tables, and bike racks.

7.1 Pedestrian Realm: Zones

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Pedestrian Realm amenities:

7.1.10 Pedestrian Realm Amenities. In order to not impede upon the pedestrian through-traffic and the parking or travel lanes, amenities provided in the pedestrian realm require a minimum amount of space within a zone. When planning for the location of desired amenities it is important to remember that amenities located in different pedestrian realm zones may require different areas due to the location of the zone. minimum widths of common amenities according to their location are listed in the following table. Please note that the table contains widths that are the minimum necessary to accommodate the one specific item listed; regardless of the minimum listed below, developments shall consider the pedestrian realm widths necessary to accommodate the intended types and quantities of amenities.

7.1 Pedestrian Realm: Amenities

minimum width in this zone:

Amenity activity Zone amenity Zone

tree Well N/a 5’

tree Planter N/a 5’

tree lawn N/a 5’

Bench: parallel to building 1’-6” 3’

Bench: perpendicular to building 4’-6” 5’-6”

Bus Stop with bench N/a 5’

Bus Stop with shelter N/a 8’

Dining: one single table 3’ 5’

Dining: two single or one double table 5’ 7’

Dining: four-person table 6’ 8’

Sandwich Sign Board 1’-6” 3’

Newspaper Vending machine/Stand 1’-6” 3’

Potted Plants 1’-6” 3’

Bike Rack N/a 4’



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treeway:

7.1.11 the treeway is the simplest of pedestrian realm types. it consists of a walkway lined with street trees planted in a tree lawn between a curb or paved area and a walkway. the treeway is appropriate for use along streets, drives, and private accessways in residential districts.

treeway amenities

within this zone:

the overall realm width minimum can

accommodate:activityZone N/a

PedestrianZone

two-way pedestrian traffic

amenityZone street trees in a tree lawn

treeway Standards

applicableDistricts Residential

PedestrianRealm Width 11’ min.

activityZone Width N/a

PedestrianZone Width

5’ min. (See Title 13 of the Municipal Code)

amenityZone Width 6’ min.


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alameda:

7.1.12 the alameda is an enhanced form of the treeway pedestrian realm. it consists of a walkway lined with trees planted on both sides of a walkway. the alameda is appropriate for use along streets, drives, and accessways in residential districts; the alameda is also applicable along streets, drives, and accessways in commercial districts that do not have direct building frontage.

alameda amenities

within this zone:


accommodate:activityZone

street trees in a tree lawn

PedestrianZone


amenityZone

street trees in a tree lawn

alameda Standards

applicableDistricts

Residential;commercial


activityZone Width 8’ min.





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Paveway:

7.1.13 the paveway consists of a paved walkway located between a building front and the curb or paved area. the paveway is lined with street trees planted in tree wells or planters located between a curb or paved area and the pedestrian zone. the paveway is appropriate for use along streets, drives, and private accessways in commercial districts.

Paveway amenities

within this zone:


accommodate:

activityZone

window shopping, benches, potted plants, single table dining

PedestrianZone


amenityZone

street tree in tree wells or planters, benches, bike racks, bus stop with bench, single table dining, potted plants

Paveway Standards

applicableDistricts commercial

PedestrianRealm Width 12’ min.; 15’ max.

activityZone Width 1’-6” min.





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gallery amenities

within this zone:


accommodate:

activityZone

window shopping, benches, single table dining

PedestrianZone two-way pedestrian traffic

amenityZone

benches, bike racks, bus stop with bench, single table dining, potted plants

gallery Standards


PedestrianRealm Width 12’ min.; 15’ max

covered Width 8’ min.





gallery:

7.1.14 the gallery is an enhanced form of the paveway pedestrian realm. the gallery consists of a paved walkway located between a building front and the curb or paved area that is covered by a ceiling or roof. Since shade is provided by the ceiling or roof, the gallery does not typically contain street trees. the gallery is appropriate for use along streets, drives, and private accessways in commercial districts.


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Promenade:

7.1.15 the promenade consists of a wide paved walkway located between a building front and the curb or paved area. the promenade is lined with street trees planted in tree wells or planters located between a curb or paved area and the pedestrian zone. the promenade is appropriate for use along streets, drives, and private accessways in commercial districts.

Promenade amenities

within this zone:


accommodate:

activityZone

window shopping, benches, potted plants, dining, outdoor shopping


amenityZone

street tree in tree wells or planters, benches, bike racks, bus stop with bench or shelter, dining, potted plants, outdoor shopping

Promenade Standards








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15’ min.



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within this zone:



window shopping, benches, dining, outdoor shopping


amenityZone

benches, bike racks, bus stop with bench, dining, potted plants, outdoor shopping

marketway Standards



covered Width 12’ min.





marketway:

7.1.16 the marketway is an enhanced form of the promenade pedestrian realm. the marketway consists of a paved walkway located between a building front and the curb or paved area that is covered by a ceiling or roof. Since shade is provided by a ceiling or roof, the gallery does not typically contain street trees. the marketway is appropriate for use along streets, drives, and private accessways in commercial districts.


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15’ min.



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curbway:

7.1.17 the curbway is pedestrian realm allowed for use along streets, drives, and private accessways in redeveloping commercial areas with restricted pedestrian realm dimensions. the curbway consists of a paved walkway located between a building front and the curb or paved area. Street trees are planted in “bulb-outs” located in the parking area next to the curb.

curbway amenities

within this zone:



window shopping, benches, potted plants


amenityZone

N/A; street trees provided by “bulb-outs”

curbway Standards

applicableDistricts

commercialRedevelopment




4’-6” min. (See Title 13 of the Municipal Code)

amenityZone Width

N/A; street trees provided by “bulb-outs”


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incentives:

7.2 Incentives

intent: 7.2.1.1 incentives encourage development that provides an increase in landscaping or common open space, creates a neighborhood green, or uses a specified stormwater management technique.

page IncentiveMaximum Bonus Density Awarded

(see Section 6.2.1, page 65)

awards a lot coverage

bonus

Applicable Standard

Reference Page

102 Providing a Housing type mix 20% N/a

103 Providing additional common open Space 20% 68

104 creating a Neighborhood green 5 - 20% N/a

106 Preserving additional existing trees 5 - 20% 16

107 upgrading a Stream corridor 20% 15

108 Preserving additional Natural areas or cultural Features 20% 14

109 increasing Site Perimeter landscaping 10% 26

110 increasing tree caliper 10%

23-29110 increasing tree Height 10%

110 increasing Quantity of trees 5%

111 Providing Below-grade or Structured Parking 20% 22

112 Providing Pervious Pavings 20% X18 & 66

112 Providing Vegetated Roofs 20% X

112 Providing Rainwater Harvesting & Reuse 10% 18

112 Providing Solar Reflective Roofs 10%

112 Providing Solar Reflective Paved Areas 10%

112 Providing Shaded Paved areas 10%

See architectural Design Standards for additional incentives.maximum Density awards may be pro-rated.

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y7.2.2 Housing Type Mix Incentive

incentive:

7.2.2.2 the city may award up to a 20% increase in the maximum density for providing a mixture of dwelling types. The development must include at least three of the following dwelling types; each dwelling type shall compose at least 10% of the total number of units.

multi-Family Dwellings containing at least 3 units per buildingSingle-Family Detached Dwellingstwo-Family Dwellingstownhome Dwellings

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intent: 7.2.2.1 a development with a mixture of dwelling types should be awarded a development bonus.



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7.2.3 Common Open Space Incentive

intent: 7.2.3.1 a development with additional common open space should be awarded a development bonus.

incentive:

7.2.3.2 the city may award up to a 1% increase in the maximum density per each 1% of net site area provided as common open space above the minimum required common open space.

7.2.3.3 Neighborhood Greens. For the purposes of calculating this incentive, a development using the neighborhood green incentive shall not include any area included in the neighborhood green as part of its total net site area used as common open space.

7.2.3.4 Maximum Bonus. this incentive is limited to a maximum 20% increase in maximum density.



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y7.2.4 Neighborhood Green Incentive

incentive:

7.2.4.2 an 10% increase in maximum density may be awarded for a development containing a neighborhood green according to the following table.

for this Development Area: the green shall be no smaller than:less than 25 acres 1/4 acreat least 25 acres; less than 60 acres 1/2 acreat least 60 acres 3/4 acre

intent: 7.2.4.1 a development that creates a neighborhood green should be awarded a development bonus.

7.2.4.3 Common Open Space Classification. A neighborhood green shall be classified as a designed open space and shall meet all design criteria for a designed open space.

7.2.4.4 Location.the neighborhood green shall be centrally located and easily accessible to both the public and the residents within the development.the neighborhood green shall be in a visible, secure setting that is easily observed from streets or private drives. if possible, the green shall be bordered by public and/or private streets.only building fronts shall face onto a green.all parts of the green shall be easily accessible by pedestrians.

7.2.4.5 Amenities and Landscaping. each neighborhood green shall be landscaped and may contain walking paths, plazas, pavilions, picnic tables, or benches. Neighborhood greens shall be separate from clubhouses, swimming pools, or sports courts.

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7.2.4 Neighborhood Green Incentive

attached green

courtyard green

Square Green



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7.2.5 Preservation of Existing TreesIncentive

intent: 7.2.5.1 A development that preserves additional significant trees should be awarded a development bonus.

incentive:

7.2.5.2 the city may award up to a 5% increase in the maximum density per each ten 10% of significant trees preserved above the required minimum.

7.2.5.3 Maximum Bonus. this incentive is limited to a maximum 20% increase in maximum density.



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7.2.6 Stream Corridor Upgrade Incentive

intent: 7.2.6.1 a development that provides an upgrade to a stream corridor should be awarded a development bonus.

incentive:

7.2.6.2 Density Bonus. the city may award up to a 10% percent increase in the maximum density for a development that upgrades a stream corridor. the upgrade must be completed so that it would be rated as “excellent” quality in accordance with the Overland Park Stream Riparian Corridor Quality evaluation form.

7.2.6.3 Applicability. in order to receive the full density bonus, the improved stream corridor must be 5% of the total net development acreage. the bonus may be prorated for improved stream corridors of less than 5% of the total net development acreage.



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7.2.7 Natural & Cultural Feature Incentive

intent: 7.2.7.1 A development that preserves additional significant natural, historic, or cultural features should be awarded a development bonus.

incentive:

7.2.7.2 the city may award up to a 10% percent increase in the maximum density for preservation of significant natural, historic, or cultural features; integration of the feature in the overall site plan concept is required.



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7.2.8 Site Perimeter Landscaping Incentive

intent: 7.2.8.1 a development that provides additional site perimeter landscaping should be awarded a development bonus.

incentive:

7.2.8.2 the city may award up to a 10% percent increase in the maximum density for site perimeter landscaping provided at a ratio of eight (8) evergreen (conifer) trees, two (2) shade trees, and one (1) ornamental tree per 100 linear feet of edge, with fractional requirements rounded up.

7.2.8.3 Applicability. this incentive shall not be awarded if an incentive is awarded for an increase in the number of trees for parking lot landscaping.



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7.2.9 Landscaping Incentives

intent: 7.2.9.1 A development that increases the quality or quantity of trees planted should be awarded a development bonus.

for providing: up to this amountmay be awarded:

an increase in tree caliper size for all deciduous trees provided.

10% increase in maximum density per one (1) inch tree caliper increase

an increase in height for all evergreen trees provided.

10% increase in maximum density per one (1) foot height increase

one additional tree per dwelling unit above the minimum landscaping required

5% increase in maximum density; this incentive cannot be combined with Site Perimeter landscaping incentive

incentive:

7.2.9.2 an increase in maximum density may be allowed for a development containing additional landscaping according to the following table.



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7.2.10 Below-Grade or StructuredParking Incentive

intent: 7.2.10.1 a development that provides structured or below-grade parking should be awarded a development bonus.

incentive:

7.2.10.2 the city may award up to a 20% percent increase in the maximum density for providing structured or underground parking. Parking structures shall be located underground (below-grade) or beneath the multi-family structure or integrated into the overall design of the structure. garages located on the downhill side of a two/three split building do not qualify for this bonus.



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7.2.11 Stormwater ManagementIncentives

intent: 7.2.11.1 A development that uses a specified stormwater technique should be awarded a development bonus.

incentive:

7.2.11.2 A development bonus may be allowed for a development containing specified stormwater management techniques according to the following tables.

7.2.11.3 Prorated Bonuses. For development bonuses awarding an increase in maximum density, the maximum credit shall be awarded for meeting the minimum area/volume requirements indicated; partial credit may be awarded on a prorated basis for providing less than the required area. For example, if pervious pavement is provided for 15% of all paved area, the credit would be (0.15/0.5) x 20% = 6%).

for providing: according to these standards: this development bonus may be awarded:

Pervious Pavings

pervious pavings must be provided for at least 1/2 of all parking spaces.the pervious pavings shall meet the design requirements of the MARC BMP Manual.

•

•

pervious paving areas shall not be counted as covered area in the lot coverage standardup to a 20% increase in maximum density

•

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Vegetated Roofs

vegetated roofs must be provided for at least 1/2 of all roof area.

•

roof area covered by a vegetated roof shall not count as covered area in the lot coverage standardup to a 20% increase in maximum density

•

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Rainwater Harvesting and

Reuse

Rainwater harvesting and reuse must be provided for at least 1/2 of all roof area. a storage tank and irrigation delivery system must be provided and sized to collect water from a one (1) inch rain event falling on the roof area served. the one (1) inch run-off volume can not be prorated.

•

• up to a 10% increase in maximum density

•



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for providing: according to these standards: this development bonus may be awarded:

Solar Reflective Roofs

(to reduce heat island effect and reduce

stormwater run-off temperatures)

High-albedo (solar reflective) roofs must be provided for at least 1/2 of all roof area. High albedo roof shall mean that the Solar Reflective Index (SRI) shall be equal to or greater than 78 for roofs sloped 2:12 or flatter and shall be equal or greater to 29 for roofs sloped greater than 2:12.

•

up to a 10% increase in maximum density

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Solar Reflective Paved Area



High-albedo (solar reflective) paved areas must be provided for at least 1/2 of all paved areas. High albedo paved areas shall mean that the Solar Reflective Index (SRI) shall be equal to or greater than 29 for roofs sloped greater than 2:12.the following paving materials are automatically qualified for this credit:

White Concrete (modified by white Portland cement)Slag modified concrete

other paving materials (including pervious concrete) require testing in accordance with ASTM e 903, aStm e 1918, or ASTM C 1549 to qualify.

•

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1.

2.•


•

Shaded Paved Areas



Shade must be provided for at least 1/2 of all paved surface area; the area shaded shall be based on the shade provided for the sun position at noon on the summer solstice.the shade provided by trees shall be computed based on the shade provided by the trees after 5 years of growth.When shade structures or roofing is provided to meet shading requirements, the shade structure or roof shall meet the minimum SRi value of 29.

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7.2.11 Stormwater ManagementIncentives



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7.3 Definitions

Adjacent or Abutting: to physically touch, border upon, or share a common property line or border. “adjacent” or “abutting” shall not include properties or uses that are separated by a public, dedicated right-of-way.

Accessory Structure: a structure detached from and customarily used with a principal building or structure. an accessory structure is clearly incidental and subordinate to the principal building or structure and is ordinarily located on the same lot as the principal building or structure.

Berm: an earthen mound designed to provide visual interest, screen undesirable views, decrease noise, and/or control or manage surface drainage.

Block Face: the properties abutting one side of a street and lying between the nearest intersections of the street with another street, railroad right-of-way, stream corridor, unsubdivided land, or other similar interruption to the lots and/or parcels.

Carport: an accessory structure used for the parking of motor vehicles; a carport has a roof, but is distinguished from a garage in that a carport is enclosed on no more than three sides.

Garage: an accessory structure or portion of a primary building or structure primarily used for the storage of motor vehicles; a garage is distinguished from a carport in that a garage is enclosed on more than three sides and the motor vehicle is contained entirely with the structure.

Pad Site Building: a building or building site that is physically separate from the primary building or structure and reserved for a free-standing commercial use; the use contains a gross floor area of no more than 15,000 square feet. A pad site building is generally constructed in conjunction with a retail shopping center development and typically consists of a free-standing restaurant, bank, or auto service.

Primary or Principal Building: the building or structure on a lot or parcel used to accommodate the primary permitted use; a lot or parcel may contain more than one primary or principal building.



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y7.4 Checklist: Commercial

Date :___________________________________

Applicant :_________________________________________________________

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page Standard y N N/a page Standard y N N/a

14 Preservation of Natural areas & cultural Features 33 transitions between land uses

15 Protection of Stream corridors & Wetlands 34 Sites at intersecting

thoroughfares

16 Preservation of existing trees & Vegetation 37 Development Patterns

17 grading & Retaining Walls 48 Developments not using a Development Pattern

18 Stormwater management 49 Pad Sites

19 Setbacks 50 Drive-throughs, canopies, Kiosks, & atm Structures

21 Pedestrian access & circulation 52 Site amenities

22 Parking 54 Walkways along Buildings & Parking areas

23 Plant materials 57 Street connections: commercial

24 Street trees 58 Vehicle access & circulation: commercial

26 Site Perimeter landscaping 59 Vehicle entrances

27 Site entryway landscaping 60 Service access & circulation

28 Parking lot Perimeter landscaping 61 Parking location & layout:

commercial

29 Parking lot landscaping 62 lighting: commercial

30 Signage

31 Screening

32 Service compatibility

Comments:



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7.4 Checklist: Multi-family

Date :___________________________________

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14 Preservation of Natural areas & cultural Features 64 lot Width, Depth, & orientation

15 Protection of Stream corridors & Wetlands 65 maximum Density

16 Preservation of existing trees & Vegetation 66 lot coverage

17 grading & Retaining Walls 67 Building orientation

18 Stormwater management 68 common open Space: area & type

19 Setbacks 70 Designed open Space: Shape & content

21 Pedestrian access & circulation 72 common open Space: accessibility

22 Parking 73 Site amenities: Developments of at least 3 acres

23 Plant materials 74 Site amenities: Developments of less than 3 acres

24 Street trees 77 Street connections: multi-Family

26 Site Perimeter landscaping 82 Private Drives & accessways

27 Site entryway landscaping 85 Vehicle access & circulation: Residential

28 Parking lot Perimeter landscaping 86 Parking location & layout:

Residential

29 Parking lot landscaping 88 Fencing & Walls

30 Signage 89 lighting: Residential

31 Screening

32 Service compatibility

Comments:



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14 Preservation of Natural areas & cultural Features 64 lot Width, Depth, & orientation

15 Protection of Stream corridors & Wetlands 78 Street connections: Planned

Single-Family

18 Stormwater management 80 Street connections: unplanned Single-Family

19 Setbacks 85 Vehicle access & circulation: Residential

21 Pedestrian access & circulation

22 Parking

23 Plant materials

24 Street trees

27 Site entryway landscaping

Comments:



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overland park site design standards september 23, 2009

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