Downtown Form-Based Code - City of Overland Park

Acknowledgment: “This material is based upon work supported by the Department of Energy under AwardNumberDE-SC0002387.”Disclaimer: “This report was prepared as an account of work sponsored by an agency of the United States Government.Neither the United States Government nor any agency thereof, nor any of their employees, makes any warranty,express or implied, or assumes any legal liability or responsibility for the accuracy, completeness, or usefulness of anyinformation, apparatus, product, or process disclosed, or represents that its use would not infringe privately ownedrights. Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer,or otherwise does not necessarily constitute or imply its endorsement, recommendation, or favoring by the UnitedStates Government or any agency thereof. The views and opinions of authors expressed herein do not necessarily state orreflect those of the United States Government or any agency thereof.”

How to Use this CodeI want to modify a building or develop a new building:1. Determine if property in question is located within the Form District. If not,this Code is not applicable.2. Determine whether your intended changes would trigger a level of codecompliance by looking at the Part 2, Section 209. Non-Conformities.3. Look at the adopted regulating plan. Find the property in question. Notethe required building line and the parking setback line. Note the color ofthe fronting street-space—this determines the applicable building envelopestandard (see the key located on the regulating plan).4. Find the appropriate building envelope standard in Part 4. BuildingEnvelope Standards. (Note the General Standards in Section 403.) Thebuilding envelope standard will tell you the parameters for development onthe site in terms of height, siting, elements, and use.5. Additional regulations regarding streets and other public spaces surroundingthe property are found in:a. Part 5. Urban Space Standards - the general parameters and/orspecifications for the street-space including vehicular traffic lane widths,curb radii, sidewalk and street tree planting area dimensions, and onstreetparking configurations.b. Part 6. Architectural Standards - materials, configurations and techniquesfor the architectural elements of the building and lot.c. Part 7. Parking and Loading Standards.6. See Part 2. Administration, Application Process & Appeals for information onthe process.I want to establish a new use in an existing building:1. Find the property on the District Regulating Plan and determine theapplicable building envelope standard.2. Determine whether the use is allowed by looking at the permitted Use Tablein Part 8. Building Functions. If the use is listed with a cross-reference in theright-hand column, refer to those standards.I have a use, building or site that is nonconforming:1. Existing uses, buildings and sites that met the rules when they wereconstructed, but do not comply with this development code are considerednonconforming.2. See Part 2, Section 209. Non-Conformities for further details.I want to change the regulating plan regarding my property:See Part 2, Section 207. Amendments to the Form-Based Code.I want to subdivide my property:1. Property can only be subdivided in accordance with the procedures in Title 18 -Unified Development Ordinance of the Overland Park Municipal Code.2. Any such subdivision shall also meet the standards of this Code.September 2011Overland Park Form-Based Codei

Look at the Regulating Planto determine if the propertyis in a Form DistrictNote the location of the Required Building Line (RBL),the Parking Setback Line (PSL), and the frontage colorfor the property’s Building Envelope Standard (BES)Develop a new buildingModify an existing building(addition or renovation)Change the Useof an existing buildingGo to Part 4: BuildingEnvelope Standardsto incorporate Section 403General StandardsGo to Part 8: BuildingFunctions for the PermittedUse Table to determine ifthe new use is allowedGo to specific BES Frontagepages for detailed Height,Siting, Elements, and UseparametersGo to Part 5: Urban Space Standards to review theparameters and specifications for the Street-Space(vehicular traffic lane widths, curb radii, sidewalk andstreet tree planting, and on-street parking)Go to Part 6: ArchitecturalStandards to verify buildingmaterials, configurations,and techniquesGo to Part 7: Parking andLoading Standards toestablish off-street parkingspace requirementsSee Part 2: Administration, Application Process& Appeals for more detailed information on thesubmission and approval processiiOverland Park Form-Based CodeSeptember 2011

ContentsPART 1. GENERAL PROVISIONS ...............................................................1101. Title 1102. Purposes 1103. Other Applicable Regulations 1104. Minimum Requirements 2105. Territorial Application 2106. Severability 2107. Components of the Code 2PART 2. ADMINISTRATION, APPLICATION PROCESS & APPEALS ..........5201. Applicability 5202. Director 5203. FBC Plan Review Committee 5204. Certificate of Conformity 6205. Administrative Adjustments 7206. Effect of Certificate of Conformity Issuance 9207. Amendments to the Form-Based Code 10208. Deviations 11209. Non-Conformities 11PART 3. REGULATING PLANS................................................................. 13301. Rules for Regulating Plans 13PART 4. BUILDING ENVELOPE STANDARDS........................................... 17401. Intent 17402. General Provisions 17403. General Urban Frontage 23404. Townhouse/Small Apartment Frontage 27405. Detached Frontage 31406. Workshop Frontage 35PART 5. URBAN SPACE STANDARDS..................................................... 39501. Applicability 39502. Intent 39503. Street Type Specifications 40504. Streetscape Standards 47505. Squares and Civic Greens 49506. Private Open Area 51507. Tree Lists 51September 2011Overland Park Form-Based Codeiii

PART 6. ARCHITECTURAL STANDARDS.................................................. 55601. Intent 55602. General Principles 55603. Building Walls 56604. Roofs and Parapets 58605. Street Walls and Garden Walls 60606. Windows and Doors 62607. Signage 64608. Lighting & Mechanical Equipment 66PART 7. PARKING AND LOADING STANDARDS................................... 69701. Intent 69702. Other Applicable Regulations 69703. Minimum Parking Requirements 69704. Maximum Parking Standards 70705. Special Parking Standards 71706. Surface Parking Lot Plantings for New Development 72707. Loading Facilities 72PART 8. BUILDING FUNCTIONS ............................................... 73801. General Provisions 73802. Use Table 74803. Use Categories 75804. Development and Performance Standards 76PART 9. DEFINITIONS.............................................................................. 79901. Defined Terms 79ivOverland Park Form-Based CodeSeptember 2011

Part 1. General Provisions101. TitleThis Code is known as the Overland Park Form-Based Code.102. PurposesA. A Vision Plan for the Metcalf Corridor, adopted in 2008, presentsrecommendations designed to enhance the visual character and economicviability of the Metcalf corridor. This Code is intended to meet theobjectives of that Plan by providing strong implementation tools forDowntown Overland Park.B. The Code is designed to foster a setting for economic growth anddevelopment in a sustainable mixed use pattern of diverse urban centers,integrating residential with employment and commercial uses (as well asrecreational opportunities).C. The Code shall be applied to new, infill development, and re-developmentin the designated locations both in order to achieve the vision set forth forOverland Park and to provide a mechanism for implementing the followingspecific goals, using both public and private sector investment:1. Capitalize on public investment in existing infrastructure.2. Promote compact, mixed use development at moderate to highdensities.3. Ensure transit-supportive and transit-serviceable development.4. Require pedestrian-oriented and transit-oriented design.5. Ensure a complementary relationship with surrounding neighborhoods.D. The creation of transit- and pedestrian-oriented development is dependenton three factors: density, diversity of uses, and design. The Code placesemphasis on the third element (design, or physical form) because it is ofgreatest importance when creating the places that attract jobs and economicvitality. Density and uses can be expected to change over time as the areagrows and matures.103. Other Applicable RegulationsA. All development must comply with relevant Federal, State and Cityregulations. Whenever any provision of this Code imposes a greaterrequirement or a higher standard than is required in any State or Federalstatute or other City ordinance or regulation, the provisions of this Codeshall govern unless preempted by State or Federal law.B. Where apparent conflicts exist between the provisions of this Codeand other existing ordinances, regulations, or permits, or by easements,covenants, or agreements the Director shall determine, based on which bestmeets the requirements of this Code and Master plan, which provisions shallgovern within the Form District.September 2011Overland Park Form-Based Code1

104. Minimum RequirementsIn interpreting and applying the provisions of the Code, they are the minimumrequirements for the promotion of the purposes of this Code.105. Territorial ApplicationThe Code is in effect for that part of the City of Overland Park, Kansas,designated on the Future Development Plan Map as the Downtown FormDistrict (DFD).106. SeverabilityShould any provision of this Code be decided by the courts to beunconstitutional or invalid, that decision shall not affect the validity of the Codeother than the part decided to be unconstitutional or invalid.107. Components of the CodeThis Code places a primary emphasis on physical form and placemaking, with asecondary focus on land uses. The principal regulatory sections of this Code aredescribed below.A. AdministrationAdministration covers applications for development plan approval.B. The Regulating Plan1. A regulating plan is the application key for the Code. It providesa public space master plan with specific information on developmentparameters for each parcel. The regulating plan includes the specificdetails necessary to create the physical form and character of a mixeduse, pedestrian-oriented place and allow expedited developmentapprovals.2. The regulating plan shows how each lot relates to the street-space(streets, squares/civic greens, pedestrian pathways, etc.) andthe surrounding neighborhood. The regulating plan may identifyadditional regulations for lots in specific locations.C. The Building Envelope StandardsThe primary intent of the building envelope standards (BES) is to shapethe street-space—its specific physical and functional character—throughplacement and form controls on buildings as they frame the street-space orpublic realm. Their secondary intent is to ensure that the buildings cooperateto form a functioning, sustainable, block structure. These BES aim forthe minimum level of control necessary to meet those goals. Regulating bystreet frontage produces a coherent and integrated street-space with lessinterference in the private activities within the lots.The building envelope standards establish basic parameters governingbuilding form, including the buildable envelope (in three dimensions) andcertain permitted and/or required elements, such as shopfronts, balconies,and street walls. The building envelope standards establish both theboundaries within which things may be done and specific things that must be2 Overland Park Form-Based CodeSeptember 2011

done. The applicable standard for a building site is determined by the streetfrontage designated on the regulating plan.D. The Urban-Space StandardsThe purpose of the Urban-Space Standards is to ensure coherent street-spaceand to assist builders and owners with understanding the relationship betweenthe public space of the street and their own building. These standards set theparameters for the placement of street trees, sidewalks, and other amenities orfurnishings (e.g., benches, signs, tree planting areas, streetlights, etc.) withinthe street-space. They set the typical configurations of the vehicular part of thestreet, including travel-lanes, curb radii, and on-street parking.E. The Architectural StandardsThe goal of the Architectural Standards is a coherent and high-quality buildingcharacter that is complementary to the best traditions of Overland Park. TheArchitectural Standards govern a building’s exterior elements for all BES andset the parameters for allowable materials, configurations, and techniques.Materials and products that are ‘equivalent or better’ than those specified arealways encouraged and may be submitted for approval to the Director, who isauthorized to approve them when they meet the intent of these standards.F. Building Function StandardsThe Building Function Standards provide for the uses allowed on groundfloors and in upper floors, correlated with each building envelope standard.Because the Code emphasizes form more than use, it includes fewer, broadercategories than those provided in the zoning ordinance. True civic uses, incivic use buildings, are narrowly defined (see Part 9. Definitions), and exemptfrom many of the BES requirements.G. Parking and Loading StandardsParking and loading standards provide goals and requirements to promote a“park once” environment through shared parking and encourage a pedestrianfriendly,walkable Form District.H. DefinitionsCertain terms in the Code are used in very specific ways, often excluding someof the meanings of common usage. Wherever a word is in small capitalsformat, consult the definitions for its specific and limited meaning, as wellas, any specific standards. Where there is an apparent contradiction betweenthe definitions in this Code and those in the Zoning Ordinance, this Codedefinition shall prevail.September 2011Overland Park Form-Based Code3

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Part 2. Administration, ApplicationProcess & Appeals201. ApplicabilityDevelopment proposals within the Downtown Form District shall be subjectto the provisions of this Part 2 (except as exempted in Section 209. Non-Conformities).202. DirectorA. AuthorityThe Director of Planning and Development Services (“Director”) isauthorized to review and approve applications for Certificates of Conformityand Administrative Adjustments.B. Delegation of AuthorityThe Director may designate any member of the staff of the City’s Planningand Development Services Department to represent the Director in anyfunction assigned by this Code. The Director, however, shall remainresponsible for any final action taken under this Section.203. FBC Plan Review CommitteeThe Plan Review Committee (PRC) is established to provide a coordinatedand centralized technical review process to ensure conformity with therequirements of the Code. The PRC shall be comprised of personnel from theCity departments that have an interest in the development review and approvalprocess. The Director shall appoint the members of the PRC and in no caseshall the PRC be composed of less than five (5) members. The Director or his/her designee shall create appropriate rules and regulations for the conduct of thePlan Review Committee.A. Powers and Duties1. The Plan Review Committee shall be responsible for the reviewof Concept Plans, Site Plans and any other development relatedapplications that may be required by the Code.2. The Plan Review Committee shall be responsible for makingdeterminations on the application and interpretation of guidelines,standards, and requirements of the Code.3. The Plan Review Committee may require the applicant to submitadditional information not otherwise specifically required by the Code,which is reasonably necessary to review and determine whether theproposed development complies with the requirements of the Code.4. The Plan Review Committee shall not be authorized to waive orvary requirements of the Code, the Unified Development Ordinance(“Ordinance”) or any other applicable ordinance of the City ofOverland Park.September 2011Overland Park Form-Based Code5

B. Operational ProceduresThe Plan Review Committee shall meet as necessary to review developmentapplications. It shall be the responsibility of the Planning Director, or theDirector’s designee, to collect the comments of the PRC, prepare a writtenstaff analysis of the outstanding issues related to each application, andprovide it to the applicant in a timely manner.204. Certificate of ConformityAn application for approval of a Certificate of Conformity, demonstratingconformity with the provisions contained in this Code and the regulating planshall be submitted to the Director.A. Certificate of Conformity Application RequirementsThe application for a Certificate of Conformity shall include:1. A brief narrative describing the Development Proposal;2. Five (5) sets of completed plans for the Development Proposal at a scalesufficient to read [Site Plans at 1”= 50’, Building Plans and Elevations at1”= 20’, Details as necessary to demonstrate form-based code (“FBC”)conformity at 1”=4’ to 1”=10’] prepared by a Registered ProfessionalEngineer, Registered Land Surveyor, Architect, or Landscape Architect,as appropriate, and including the following information, which shall besubmitted on the following sheets:(i) Location and dimensions of all proposed buildings and otherconstruction;(ii) Internal roadways, streets and/or street-spaces, alleys,common access easements, and accessways to adjacent publicroadways;(iii) Any built or proposed improvements within 200 feet of the site,including streets, drives, buildings, and drainage structures.a. Location and dimensions of all parking areas,b. Utility Strategy,c. Architectural drawings of all proposed building facades.3. A completed Form-Based District Review Checklist, the form of whichshall be developed, maintained, and made available by the Director,demonstrating conformity with the provisions of the FBC; and4. Any other documents and/or materials required by the Director todetermine conformity with the FBC.B. Certificate of Conformity Review1. A pre-application conference with a member of the professionalplanning staff of the Department of Planning and Development Servicesis required prior to the submission of any application for a Certificateof Conformity as outlined in Ordinance Section 18.140.030. Theapplicant shall provide a schematic site plan and schematic drawings ofall facades at a scale of 1”=100’ (or 1”= 50’) for consideration by thestaff. The discussions and any conclusions based thereon at such a preapplicationconference are not binding on any party thereto.6 Overland Park Form-Based CodeSeptember 2011

C. Administrative Adjustment StandardsThe Director is authorized to approve Administrative Adjustmentapplications in strict conformance with the following standards only:1. Heighta. Minimum and maximum height - up to five percent (5%) for anycumulative increase or decrease in building height.b. Street wall/fence requirements – up to ten percent (10%).c. Finished floor elevation – up to five percent (5%).2. Sitinga. Required building line – move forward up to six (6) inches.b. Required building line minimum percentage built-to – reductionof up to five percent (5%) of required length.c. Parking setback line – move forward up to six (6) inches.d. Mezzanine floor area – up to ten percent (10%) additional area.e. Street wall requirements – up to ten percent (10%) of the height/fenestration/access gate requirements.f. Entrances (maximum average spacing) – up to ten percent (10%)increase in spacing.3. Elementsa. Fenestration (minimum and maximum percent) – up to fivepercent (5%).b. Elements (minimum and maximum projections) – up to fivepercent (5%).4. Architectural Standardsa. Primary and accent materials – up to ten percent (10%).b. Window and pane dimensions – up to ten percent (10%).c. Shopfront entry geometry – up to ten percent (10%).5. Streets, Blocks and Alleysa. Street center lines may be moved up to 50 feet in either direction, solong as:(i) the street connectivity is maintained (no cul-de-sacs);(ii) no street intersection occurs within 125 feet of anotherstreet intersection (centerline to centerline), or within thefunctional area of an intersection, and 175 feet ofanother street intersection on Metcalf Avenue and 75th Street(centerline to centerline); and(iii) the block configuration meets the standards defined in Section301.D. Streets, Blocks & Alleys.D. Administrative Adjustment of Unlisted StandardsAny request for relief from a required FBC standard other than those listedabove shall be made through the deviation process set forth in Section 208.Deviations.8 Overland Park Form-Based CodeSeptember 2011

E. ApplicabilityAny Administrative Adjustment approved under this Section shall run withthe land and not be affected by a change in ownership.206. Effect of Certificate of Conformity IssuanceIssuance of a Certificate of Conformity by the Director allows an applicantto apply for other necessary permits and approvals which include, but are notlimited to, those permits and approvals required under the City Building Code.A. Certificate of Conformity ModificationAfter the Director has issued a Certificate of Conformity, any changein the Development Proposal from the plans submitted to the Director,other than those permitted under Section 206 below, shall be consideredto be a Material Modification and shall be subject to the following reviewprocedure:1. Material Modification requests shall be submitted to the Directorfor review and approval, and shall include sufficient information todetermine conformity with the FBC.2. Within three (3) business days after receipt of a complete application fora Material Modification, the Director shall refer the application to thePRC.3. The Director may administratively provide for submission andreview deadlines for materials and studies required in support of anyapplication for a Certificate of Conformity Modification.4. The PRC shall determine if the proposal is in compliance.B. Certificate of Conformity Expiration1. A Certificate of Conformity shall lapse eighteen (18) months from itsissuance if an applicant does not secure a Building Permit.2. Upon written communication by the applicant submitted at least thirty(30) days prior to the expiration of the Certificate of Conformity, andupon a showing of good cause, the Director may grant one extensionnot to exceed six (6) months. Upon an application for extension, theCertificate of Conformity shall be deemed extended until the Directorhas acted upon the request for extension.C. AppealDisapproval of a Certificate of Conformity may be appealed to theGoverning Body. Such appeals must be submitted in written form bythe applicant within fifteen (15) business days following notice of thedetermination. The Planning Commission shall review the proposedsubmittal and provide a recommendation to the Governing Body.Subsequent to receiving a recommendation from the Planning Commission,the appeal shall then be considered by the Governing Body for finaldetermination.September 2011Overland Park Form-Based Code9

207. Amendments to the Form-Based CodeA. Text AmendmentsAny application for an amendment to the form-based code text shall beconsidered an application for a zoning text amendment subject to OrdinanceSection 18.140.120 and any other regulations applicable to zoning textamendments.B. Regulating Plan AmendmentsAny application for an amendment to the FBC regulating plan shallbe considered an application for a zoning map amendment subject toOrdinance Sections 18.140.130 and 18.140.150 and any other regulationsapplicable to rezoning.In addition, any amendment to the regulating plan shall conform to thefollowing requirements:1. Application, Building Envelope Standards (BES)In determining the allocation and, thereby, the form and mixed usecharacter of the district, attention must be paid to both the physical context(what goes next to what) and diversity of allowed/required uses. Whencreating or amending a regulating plan, the following standards apply (seeitem C. Chart of Permitted Adjacencies).a. Civic use buildings (sites designated on the regulating plan) arenot restricted by these standards.b. Townhouse/Small Apartment frontages: shifts between RBL andRBL2 alignments shall be limited to 1 per 75 feet per block face.c. See C. Chart of Permitted Adjacencies for the building envelopestandards.207.B.1 Illustrative intent2. Streets, Blocks, AlleysAny amended regulating plan shall conform to the standards defined inSection 301. Rules for Regulating Plans.C. Chart of Permitted Adjacencies for the Building Envelope StandardsBES TypesGeneralStorefrontGeneral UrbanTownhouse/ SmallApt.WorkshopDetachedGeneral Storefront d d a, b a aGeneral Urban d d d a, b aTownhouse/Small Apt. a, b d d a a, b, cWorkshop a a, b a d aDetached a a a, b, c a dBES Types may be placed adjacent as per the below parametersa. When separated by an ALLEY (or COMMON DRIVE) or rear lot line, or when fronting different streets (i.e. a corner lot and itsadjacent lot).b. When sharing a COMMON LOT LINE. Such changes must be consistent with both sides of the street and must not occurmore than once per 100 linear feet of street frontage.c. When facing across a SQUARE, CIVIC GREEN, or park.d. When facing and/or in any adjacency10 Overland Park Form-Based CodeSeptember 2011

208. DeviationsA. Notification of Surrounding Property OwnersAny request for a deviation from the provisions of the Code shallrequire notification as outlined in Ordinance Section 18.140.080.B. Process and StandardsThe Governing Body may approve deviations, subsequent to receiving arecommendation from the Planning Commission, from the provisionsof the Code pursuant to the standards outlined in Ordinance Section18.150.070.H.209. Non-ConformitiesNon-conforming structures within the Form District may be altered or repairedaccording to the following schedule:A. Single-family and duplex structures:1. Repairs, remodeling, and additions to a single-family or duplex structuremay be made without limitation.2. Intentional demolition requires conformance to the Code.3. Single-family and duplex structures destroyed by fire, explosion, act ofGod, or the public enemy may be replaced with conformance to a likeresidential zoning district as determined by the Director.4. Land platted for single-family development, that is otherwiseundeveloped and designated with a Townhouse/Small Apartmentbuilding frontage, may build single-family homes subject to theDetached Frontage standards.B. Other Structures:1. Additions of up to 10% of the square footage of a non-conformingstructure (existing as of the adoption of the form-based code onSeptember 1, 2011) may be made subject to conformance with only theArchitectural Standards of the form-based code.2. Additions greater than 10% but equal to or less than 50% of thesquare footage of a non-conforming structure may be made subject toconformance with the Architectural Standards of the code and the siterequirements of the code relative to the new addition only.3. Additions greater than 50% of the square footage of a non-conformingstructure or which exceed 75% of the Johnson County Appraised valueof the non-conforming structure shall be made in conformance with thecode. Non-conforming site improvements must also be brought intocomplete conformity with the regulations applicable to the form-basedcode.September 2011Overland Park Form-Based Code11

PARKING ABOVE PERMITTEDPARKING ABOVE PERMITTEDFOSTER STPARKING ABOVE PERMITTEDPARKING ABOVE PERMITTEDMARTY STFLOYD STPARKING ABOVE PERMITTEDMETCALF AVE4. Existing structures destroyed by fire, explosion, act of God, or the publicenemy may be replaced with a structure of comparable height thatotherwise meets the requirements of the code.5. Properties where improvements of greater than 10% of the structuralvalue of the structure or where a site improvement is proposed maybe made subject to all applicable standards in Sections 4.7 – 4.14(Pedestrian & Vehicle Access and Landscaping) of the Overland ParkSite Design Standards (referenced in Ordinance Section 18.100.043).C. Non-conforming Uses:1. A non-conforming use may be extended throughout any portion of acompleted building that, when the use was made non-conforming bythis Code, was manifestly designed or arranged to accommodate suchuse.2. A non-conforming use may not be extended to additional buildings orto land outside the original building.D. Historic StructuresHistorically-designated structures may be specified as a civic use buildingby the Planning Commission and Governing Body.BROADMOOR STFE DRMARKET STSANTA80TH ST80TH STSANTA FE DROPTIONAL PED PASSAGEPARKING ABOVE PERMITTED80TH TERPARKING ABOVE PERMITTEDFLOYD S T81ST ST81ST STHAMILTON DR81ST STOPTIONAL PEDESTRIAN PASSAGEOVERLAND PARK DRVALLEY VIEW DRVALLEY VIEW DRHAMILTON DRHAMILTON DRMARTY STThe black building envelopes represent civic use buildings in downtown Overland Park.12 Overland Park Form-Based CodeSeptember 2011

Part 3. Regulating Plans301. Rules for Regulating PlansA. Purpose and Intent1. A regulating plan is the controlling document and principal tool forimplementing this Code.2. The regulating plan makes the development standards place-specific,by allocating the building envelope standards (BES) and delineatingthe public spaces. A regulating plan identifies: the boundaries forthe district; new and existing streets; the required building line andparking setback line; and the Street-Type Specifications throughoutthe plan area.3. A regulating plan may identify specific characteristics assigned toa lot or building site and may identify additional regulations (andopportunities) for lots in specific locations, as well as exceptions to theBES or other standards.B. Regulating Plan KeyUNDERSTANDING THE REGULATING PLAN""BUILDING ENVELOPE STANDARD DESIGNATIONThis indicates the relevant Building Envelope Standard rulesgoverning your site.PARKING SETBACK LINEVehicle parking (above ground) is not allowed forward of thisline unless otherwise noted on the Regulating Plan.REQUIRED BUILDING LINE (RBL)Buildings shall be built-to the RBL.PUBLIC OPEN SPACE""PROPERTY BOUNDARYDOWNTOWN FORM DISTRICT BOUNDARYBuilding Envelope Standards by Street FrontageGeneral Storefront FrontageOptional General Storefront FrontageWorkshop FrontageGeneral Urban FrontageOptional General Urban FrontageTownhouse/Small ApartmentOptional Townhouse/Small ApartmentDetached FrontageOptional Detached FrontageParking SetbackOptional Parking SetbackRequired Building LineOptional Required Building LineLot Building Limit (alley situations)Downtown Form District BoundaryCivic StructuresPublic Open SpaceProperty BoundarySeptember 2011Overland Park Form-Based Code13

C. Building Envelope Standards (BES)1. Building envelope standards are designated on the regulating planby street frontage.2. In determining the allocation and, thereby, the form and mixed usecharacter of the district, attention has been be paid to both the physicalcontext (what goes next to what) and diversity of allowed/required uses.D. Streets, Blocks & Alleys1. StreetsThe street specifications may be shown on an additional version/plot ofthe regulating plan - a Street Specification Plan. Street configurationscalled out there and in the Urban Space Standards and/or regulating planmay or may not be immediately constructed. They shall be placed intothe system such that, when reasonable for the City’s street maintenance/reconstruction plan, they can be rationally constructed.a. Additional streets may be added to the regulating plan to create asmaller block pattern.b. Where new streets (not in existence as of 2010) are shown/drawn onthe regulating plan as optional, they shall be at the discretion ofthe property owner(s).c. Where new streets are designated on the regulating plan withoutan asterisk, they are critical to the working of the Form District andshall be considered mandatory. While the street infrastructure maynot be constructed until some point in the future, the RBL, andother regulations of the regulating plan shall be respected.d. New streets shall be public.e. Additional streets may be added to the regulating plan to create asmaller block pattern; however, no streets may be deleted withoutbeing replaced.f. Where a new street or a street stub-out is shown on the regulatingplan, no other curb cut/intersecting street is permitted within 125feet.g. All lots shall share a frontage line with a street-space.2. Blocksa. No block face shall have a length greater than 350 feet without analley, common drive or access easement, or pedestrian pathwayproviding through-access to another street-space, alley orcommon drive, or designated conservation line. Individual lotswith less than 100 feet of street frontage are exempt from therequirement to interrupt the block face; those with over 200 feet ofstreet frontage shall meet the requirement within their lot, unlessalready satisfied within that block face.b. Unless otherwise specified on the regulating plan, drivewaysand alleys are not permitted within 125 feet of another street,alley, or driveway (centerline to centerline). This distance shall be14 Overland Park Form-Based CodeSeptember 2011

increased to 175 feet on Metcalf Avenue and 75th Street (centerlineto centerline). Driveways located on alleys or common drives areexempt from these requirements.c. In no case shall a driveway or alley be located within thefunctional area of an intersection. The Director may grantexceptions to these requirements where unique circumstances existrelated to ownership and/or development patterns which preventstrict compliance with these requirements.d. The average perimeter of the blocks shall not exceed 1500 feet.Blocks shall be measured at the external/RBL lines (or along publicright-of-ways, other public, agricultural, conservation and privatelands where an RBL is not present). All lots and/or contiguous lotsshall be considered to be part of a block for this purpose.3. Alleysa. Alleys or common drives must provide access to the rear ofall lots, except where lots are on a perimeter common to nondevelopableor conservation lands or where a lot has streets onthree sides and the absence of an alley or common drive wouldnot deprive an adjacent neighbor of rear lot access.b. For new alleys (or common drives), public access, public utility,and drainage shall be dedicated via an easement.c. Alleys may be incorporated into (rear) parking lots as standarddrive aisles. Access to all properties adjacent shall be maintained.Access between parking lots across property lines is required.d. Where an alley does not exist and is not feasible to construct at thetime of redevelopment of any property, but is determined by theCity to be needed, the applicant shall record an easement (utilityand access) for the alley right-of-way within the rear setback. Thearea within the rear setback shall be maintained at a minimum by:(i) Providing routine landscape maintenance to the area.(ii) Keeping the area clear of debris, stored materials, and stored orparked vehicles.Any amendment or change to the regulating plan, beyond those specifiedabove, will be a zoning map amendment of this code, see Part 2. Section 207.Amendments to the Form-Based Code.September 2011Overland Park Form-Based Code15

GENERAL 1-3PARKING ABOVE PERMITTEDPARKING ABOVE PERMITTEDPARKING ABOVE PERMITTEDFOSTER STPARKING ABOVE PERMITTEDRILEY STFLOYD STRILEY STMARTY STFLOYD STPARKING ABOVE PERMITTEDMARTY STMETCALF AVEMETCALF AVECONSER PL78TH TER78TH TER79TH STCONSER STCONSER ST CONSER ST80TH STSANTA FE DRFOSTER ST79TH STSANTAFE DROPTIONAL PED PASSAGEOVERLAND PARK DR80TH ST81ST ST81ST STMARKET STFLOYD S TPARKING ABOVE PERMITTED80TH TERPARKING ABOVE PERMITTEDHAMILTON DRBROADMOOR STBROADMOOR LNMARKET STOPTIONAL PEDESTRIAN PASSAGEThis portion of the Downtown Form District Regulating Plan is shown for illustrative purposes only, refer to the City forspecific Regulating Plan information.16 Overland Park Form-Based CodeSeptember 2011

Part 4. Building Envelope Standards401. IntentA. The goal of the building envelope standards (BES) is the creation ofa vital and coherent public realm through the creation of good streetspace.The intent of these form standards is to shape the street-space—thespecific physical and functional character—of the Downtown Form District.The form and function controls on building frontages work together toframe the street-space while allowing the buildings greater latitude behindtheir facades. The building envelope standards aim for the minimumlevel of control necessary to meet this goal.B. The BES set the basic parameters governing building construction, includingthe building envelope (in three dimensions) and certain required orpermitted functional elements, such as fenestration (windows and doors),stoops, balconies, front porches, and street walls.C. The BES establish the rules for development and redevelopment on privatelots, unless otherwise indicated on the regulating plan.D. The regulating plan identifies the building envelope standard for allprivate building sites within the Downtown Form District.402. General ProvisionsThe following apply to all BES, unless expressly stated otherwise within anindividual BES or otherwise designated on the regulating plan.A. Transitions1. When the BES designation shown on the regulating plan changesalong a property’s required building line (RBL), that property ownerhas the option, for his property’s street frontage only, of applyingeither BES for a maximum additional distance of 50 feet, in eitherdirection along that RBL.2. Existing structures located on a lot with more than one BuildingEnvelope Standard across the Required Building Line may use theBuilding Function for either Building Envelope Standard designatedon the Regulating Plan for the existing structure only.B. Façade Composition1. For each block face, façades along the RBL shall present a completeand discrete vertical façade composition (i.e. architectural façadearticulation to maintain and protect human-scale for the streetspace)at an average street frontage length of no greater than 60 feetfor General Storefront frontage sites; 75 feet for General Urban andTownhouse/Small Apartment, Workshop, and Detached frontages.September 2011Overland Park Form-Based Code17

2. Each façade composition shall include a functioning street entrydoor. Individual infill projects on lots with street frontage of lessthan 100 feet on a block face are exempted from the overall façadecomposition requirement for that block face, but shall still includea functioning street entry. This requirement may be satisfied for largefootprint uses, such as large groceries and department stores, throughthe use of liner shops.3. “Façade composition” is the arrangement and proportion of facadematerials and elements (windows, doors, columns, pilasters, bays).“Complete and discrete” is much like a new façade for a newbuilding. To achieve the facade composition requirements above,within a street frontage requires, at a minimum, item a. below andtwo additional items:a. Clearly different ground story façade composition (bothframing materials and fenestration proportions) from one bay tothe next.b. Fenestration proportions (minimum difference 20% in height orwidth or height:width ratio).c. Façade composition (clearly different ‘bay’ rhythm, e.g. ‘ABA’ –‘ABBA’ – ‘BAAB’ – ‘ABCBA’).d. Wall Material (wall material change – color changes insufficient).e. Change in fenestration percentage (minimum difference 12%;ground floor façades are not included).C. Building SizeThe maximum footprint for a building is 25,000 gross square feet; beyond thatlimit a deviation is required (see Part 2. Administration, Application Process &Appeals). This shall not limit parking structures built according to this Code.D. Neighborhood MannersFor any BES frontage except Detached and Townhouse, the following rulesapply:1. Where a site is adjacent to a single-family detached residential lot:a. within 50 feet of the lot line, and within 80 feet of any RBL, anystructures shall have a maximum height of 30 feet and there shallbe a 20 foot setback. This requirement supersedes the minimumstory height requirement.b. farther than 80 feet from any RBL, there shall be a 50 foot setbackfrom the lot line for all structures.2. Where a site abuts a single-family residential property, a garden wall/street wall, 4 to 6 feet in height, shall be constructed within 1 foot ofthe common lot line or alley.402.B.3.b Illustrative intent402.B.3.c Illustrative intentSetbacks, within 80’ of a RBLSingle-FamilyDetachedResidential Lot402.D.1.a Illustrative intentRBL50’ minimum30’ maximumheight20’ minForm DistrictProperty80ft50ftsetback50ftsetbackEXISTINGSINGLE-FAMILYDETACHEDDISTRICTRBL80ft402.D.1.b Illustrative intent18 Overland Park Form-Based CodeSeptember 2011

E. Height1. The height of all buildings is measured in stories, with an ultimatelimit in feet, measured from the top of the wall plate to the frontingsidewalk elevation, unless otherwise designated herein.2. An attic story is not included in the height measurement.3. If an individual story exceeds the maximum floor-to-floor height, itshall be counted against another story, and no individual buildingheight may exceed the BES prescribed ultimate height. See Dormersand English Basement for additional standards.4. Any portion of a parking structure within 30 feet of a buildingconstructed per this Code and after approval of the regulating planshall not exceed that building’s primary ridge or parapet height.5. Mezzanines that have a floor area greater than 1/3rd of the floor areaof the story in which they are located shall count as an additional fullstory in the story height measurement. Mezzanines shall be set backfrom the RBL at least 20 feet and may be in the form of a platform,podium, or wide balcony. Its uses shall be limited to a continuation ofthe ground story uses.6. The prescribed minimum story clear-height shall be met by at least80% of the specified story area.7. The ground story finished floor elevation requirements shall bemeasured within 30 feet of the/any RBL (see Section 403. Ground StoryHeight: Commerce Uses.1).F. Siting1. The building façade shall be built-to the RBL within 30 feet of a blockcorner, unless otherwise specified in the BES.2. A street wall shall be required along any RBL frontage that is nototherwise occupied by a building. The street wall shall be located notmore than 12 inches behind the RBL.3. The RBL, designated on the regulating plan as an absolute line,incorporates an offset area (or depth) of 24 inches beyond that line (intothe buildable area) allowing for jogs, façade articulation, etc. unlessotherwise designated herein. Therefore, where the façade is placedwithin that 24 inch zone, it is considered to be “built-to” the RBL. SeeShopfront for additional allowances.4. Buildings may only occupy that portion of the lot specified as thebuildable area—the area behind the RBL as designated by the BES.5. No part of any building may be located outside of the buildablearea except overhanging eaves, awnings, storefronts, bay windows,stoops, steps, handicapped ramps approved by the Director, orbalconies.September 2011Overland Park Form-Based Code19

6. No part of any building may be located outside of any designated lotbuilding limit except steps, overhanging eaves, or awnings.7. There is no required setback from alleys (or common drives) exceptas otherwise indicated on the BES. On lots without alley access, thereshall be a minimum 25 foot setback from the rear lot line.8. There are no side lot setbacks, except as specified in Section 402.D.Neighborhood Manners or in the BES.9. The parking setback line is generally 30 feet behind the RBL andextends, vertically from the first floor level, as a plane unless otherwiseindicated on the regulating plan or in the BES. Vehicle parking shallbe located behind the parking setback line, except where parkingis provided below grade, on-street, or otherwise indicated on theregulating plan.10. Corner lots and through lots shall satisfy the build-to requirementsfor their full/all street frontages (RBL), unless otherwise specified inthis Code.G. Garage and ParkingDriveways shall be located at least 125 feet away from any block corner oranother garage entry on the same block face. This distance shall be increasedto 175 feet on Metcalf Avenue and 75th Street. No driveway shall be locatedwithin the functional area of an intersection. These requirements are notapplicable along alleys or common drives.H. Elements1. Fenestration is measured as a percentage of the façade between floorlevels. Fenestration shall be distributed such that no 30 foot sectionof a facade violates the BES percentage parameters.2. No window may face or direct views toward a common lot line within20 feet unless:a. That view is contained within the lot (e.g. by a privacy fence orgarden wall), orb. The sill is at least 6 feet above its finished floor level.3. Balconies and stoops shall not project within 5 feet of a common lotline.a. Balconies, where specified in the building envelope standards,must be enclosed by balustrades (railings) and shall not be otherwiseenclosed, above a height of 42 inches, except with insect screeningand/or columns/posts supporting a roof or connecting with anotherbalcony above.4. No part of any building except overhanging eaves, awnings, balconies,bay windows, stoops, and shopfronts as specified by the Code mayproject beyond the RBL. Additionally, steps are permitted within thedooryard area.20 Overland Park Form-Based CodeSeptember 2011

5. At least one functioning entry door shall be provided along eachground story façade at intervals not greater than 75 feet.6. Privacy fences may be constructed along that portion of a commonlot line and or alley (or common drive) not otherwise occupied by abuilding.7. On the RBL/facade side of the roof-pitch attic stories may havewindows only via dormers and windows in gable-ends (block interiorelevations are not so restricted).8. Bay windows shall have a minimum interior clear width at the mainwall of 4 feet. Bay windows shall not project more than 42 inchesbeyond the required building line; and walls and windows shall bebetween 90 degrees (perpendicular) and 0 degrees (parallel) relative tothe primary building wall from which they project.9. Covered sidewalks shall have a minimum clear height of 13 feet(signage or lighting may encroach) and a minimum clear width (fromfaçade or required building line) to inside column face of 10 feet.The area within a covered sidewalk shall include a clear walkway.I. Civic Use BuildingsWhen designated on the regulating plan, civic use buildings are exemptfrom the BES and Architectural Standards, excepting any provisions that concernadjacent single-family detached districts.J. General Storefront FrontagesWhere designated on the regulating plan, these frontages shall use the GeneralUrban Frontage BES, excepting that their ground story configuration shallbe for commerce - that of a shopfront. (See Section 606.D.3. ShopfrontWindows for specific architectural requirements.) Some use differences mayalso apply (See Section 801. Building Functions. General Provisions for specificrequirements).September 2011Overland Park Form-Based Code21

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403. General Urban FrontageILLUSTRATIONS AND INTENTNote: These are provided as illustrations of intent. The illustrations and statements onthis page are advisory only and do not have the power of law. Refer to the standardson the following pages for the specific prescriptions and restrictions of the BuildingEnvelope Standard.This is the basic urban street frontage, once common across the UnitedStates. The uses range from commercial to residential, retail to municipal— andcombinations of all of the above. The primary form is that of a multi-storybuilding placed directly at the sidewalk with windows across the facade. Therecould be several buildings lined up shoulder to shoulder, filling out a block, oron smaller blocks, a single building might fill the block face.September 2011Overland Park Form-Based Code23

Attic STOREYwith DORMERto FACADEMAX 5STOREYSParking Setback LineATTIC STOREYPARKING SETBACK LINENo Parkingforward of this line.ALLEYor RearProperty LineFirst 3STOREYSat RBLMIN 2 STOREYSat RBLMax 22ftsidewalkto floorCommerce*Min 9ft/Max 12ftClearMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearResidentialStreet Walls req’don unbuilt RBLs5-12ft in HeightBuilding FACADEalong Min 75%of RBL15% MinContiguousPRIVATEOPEN AREA25ft Minsetback fromRear Lot Line.No setbackwith ALLEY.RBL18in Max3ft Min above sidewalkRBLProperty LinesHEIGHTBuilding HeightThe building shall be at least 2 stories in height, but no greaterthan 5 stories and 79 feet in height, unless otherwise designatedon the regulating plan.Ground Story Height: Commerce Uses1. The average ground story finished floor elevation within 30feet of the RBL shall be:a. not lower than the fronting exterior sidewalk elevation.b. not higher than an average finished floor elevation of 18inches above the sidewalk.2. See Commerce Frontage Special Conditions box below Use.3. The ground story shall have at least 15 feet of clear interiorheight (floor to ceiling) contiguous to the RBL frontage for aminimum depth of 20 feet.4. The maximum ground story height is 22 feet, measured fromthe sidewalk to the second story floor.Ground Story Height: Residential Units1. The average finished floor elevation shall be no less than 3 feetabove the exterior sidewalk elevation at the RBL.2. The ground story shall have an interior clear height (floor toceiling) of at least 9 feet and a maximum sidewalk to secondstory floor height of 22 feet.SITINGFaçade1. On each lot the building façade shall be built-to the requiredbuilding line for at least 75% of the RBL length.2. Within 8 feet of the block corner, the ground story façademay be pulled away to form a corner entry.Buildable AreaA contiguous private open area equal to at least 15% of thetotal buildable area shall be preserved on every lot. Up to 33%of the required open area may be satisfied through the balconiesof individual units. Such contiguous private open area maybe located anywhere behind the parking setback line and notincluding any side or rear setbacks, at or above grade.Garage and ParkingOpenings in any RBL for parking garage entries shall have amaximum clear height no greater than 16 feet and a clear widthno greater than 22 feet.Upper Story Height1. The maximum clear height (floor to ceiling) for stories otherthan the ground story is 12 feet.2. At least 80% of each upper story shall have an interior clearheight (floor to ceiling) of at least 9 feet.Street Wall HeightA street wall not less than 5 feet in height or greater than 8 feetin height shall be required along any RBL frontage that is nototherwise occupied by a building on the lot.24 Overland Park Form-Based CodeSeptember 2011

Parking Setback LineATTIC STOREYATTIC STOREYBALCONIESPermittedMax 8ft Min 5ftDepthParking Setback LineUpper FACADEFENESTRATIONMax 70% Min 20%per STORYGround Floor FACADEFENESTRATIONMax 70% Min 33%Parking andServicing shall be tothe Rear, off theALLEY if present.Residential orCommerce,No Retail*ResidentialorCommerce*RBLRBLELEMENTSUSEFenestration1. Blank lengths of wall exceeding 20 linear feet are prohibited onall required building lines (RBL).2. Ground story fenestration shall comprise between 33%and 70% of the facade. Where designated as GeneralStorefront the ground story fenestration shall comprisebetween 50% and 90% of the facade.3. Upper story fenestration shall comprise between 20% and70% of the façade area per story.4. Retail uses shall use shopfront fenestration standards.Building Projections1. Awnings shall project:a. a minimum of 5 feet from the façade.b. a minimum of 4 feet back from any street tree orstreetlight center-line alignment.2. Awnings that project over the sidewalk portion of a streetspaceshall maintain a clear height of at least 10 feet.3. Awnings may have supporting posts at their outer edgeprovided that they:a. Have a minimum of 8 feet clear width between the façadeand the support posts or columns of the awnings, andb. Have between 18 and 24 inches between the support postsor columns of the awnings and the back of curb, andc. Provide a continuous walking path at least 5 feet widerunning adjacent and parallel to the awning columns/posts.Street WallsOne access gate no wider than 22 feet and one pedestrian entrygate no wider than 5 feet shall be permitted within any requiredstreet wall.Ground StoryThe ground story may only house commerce or residentialuses. See height specifications above for specific requirementsunique to each use.Upper Stories1. The upper stories may only house residential or commerceuses.2. Refer to Section 804.E. Restaurant/Bar, Retail Sales for specificstandards related to restaurant or retail sales uses in upperstories.3. No commerce use is permitted above a residential use.4. Additional habitable space is permitted within the roof wherethe roof is configured as an attic story.Commerce FrontageCommerce Special Special Conditions ConditionsGeneral Storefront FrontagesGeneral Storefront FrontagesWhere designated on the regulating plan as generalstorefront these frontages shall use this General Urban BESstandard, excepting that the ground story configurationshall be for commerce - that of a shopfront. (See Section606.D.3. Shopfront Windows for specific requirements.)Steep Slope Exceptions: Subject to the Director’s approval,for approved grocery operations, where the average slope acrossa street frontage for a given block face is greater thanor equal to 5%, the ground story finished floor elevationrequirement may be measured across a frontage widthincrement of 120 feet to a maximum 27 inches (average) abovethe fronting sidewalk.September 2011Overland Park Form-Based Code25

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404. Townhouse/Small Apartment FrontageILLUSTRATIONS AND INTENTNote: These are provided as illustrations of intent. The illustrations and statements onthis page are advisory only and do not have the power of law. Refer to the standardson the following pages for the specific prescriptions and restrictions of the BuildingEnvelope Standard.The townhouse/small apartment building envelope standard is of moderateintensity, often created by a series of smaller attached structures, single-familyresidential, stacked flats, service commercial, or live-work arrangements. Thisstandard has regular street-space entrances, as frequently as 18 feet. Thecharacter and intensity of this frontage varies with the siting/location of therequired building line—the buildings may be placed up to the sidewalkwith stoops (at the RBL), or further back with front porches and/or smalldooryard gardens (at the RBL2). Similarly, the tree lawns may be founduncovered and continuous or partially covered in the street-space, dependingon the street intensity.Similar to the scale of the townhouse and row house, a small apartment canalso be used to transition the urban form and intensity to abutting single-familyneighborhoods.September 2011Overland Park Form-Based Code27

Town HouseMAX 4STOREYSMIN 2 STOREYSat RBLRBLATTIC STOREYwith DORMERto FACADEFRONT PORCHor STOOPReq’d3ft MinRBL 2ATTIC STOREYParking Setback LineMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearSide wing orANCILLARY BLDG18ft Max HeightPRIVACY FENCE8ft Max Height3ft Min 8FT Max above sidewalkCLEAR WALKWAY(see Street Spec.)Building FACADEalong Min 65%of RBLRBLRBL 2DOORYARDBUILDABLE AREAwithin 55ft ofRBL (1 0r 2)Buildable AreaPARKING SETBACK LINENo Parkingforward of this line.Parking SetbackLine15% MinContiguousPRIVATEOPEN AREABuildable Areaw/in 14ftProperty LinesALLEYor RearProperty LineBUILDABLEAREA Depth25ft2ft Min setbackfrom RearLot Line/ALLEY.HEIGHTSITINGBuilding Height1. Each building shall be at least 2 stories in height, but nogreater than 4 stories and 58 feet in height.2. A sidewing or ancillary structure shall be no higher than 18feet in height.Ground Story Height1. The average finished floor elevation shall be no less than 3 feetand no more than 8 feet above the exterior sidewalk elevationat the required building line (RBL).2. At least 80% of the ground story shall have an interior clearheight (floor to ceiling) of at least 9 feet.3. The maximum ground story floor to ceiling height is 12 feet.Upper Story Height1. The maximum clear height (floor to ceiling) for stories otherthan the ground story is 12 feet.2. At least 80% of each upper story shall have an interior clearheight (floor to ceiling) of at least 9 feet.Street Wall HeightA street wall not less than 4 feet in height or greater than 8 feetin height shall be required along any RBL frontage that is nototherwise occupied by a building on the lot.Façade1. Townhouse/Small Apartment frontages have both the givenRBL and a second “RBL2”. This is offset 10 feet from thegiven RBL into the lot.2. On each lot the building façade shall be built-to either the:a. RBL for at least 65% of its length.b. RBL2 for at least 65% of its length with a front porch ofat least that same width (65% of the RBL2).c. the RBL2 for at least 65% of its length.3. Option 2.c is not available within 20 feet of a block corner.4. Shifts between RBL and RBL2 alignments shall be limited to 1change per 75 feet of block face.Buildable AreaThe buildable area is as defined in the diagram above. Acontiguous private open area equal to at least 15% of the totalbuildable area shall be preserved on every lot. Up to 33% ofthe required open area may be satisfied through the balconies ofindividual units. This area may be located anywhere behind theparking setback line and not including any side or rear setbackareas, at grade.Garage and Parking1. Garage doors/entries are not permitted on any RBL/façade.2. At-grade parking may be forward of the parking setbackline only when it is within a garage on a corner lot and theparking areas frontage width is less than 25 feet.Frontage Widths1. The minimum lot width is 18 feet.2. Although there are no individual side lot setbacks, no building/set of townhouses may exceed 120 feet of continuous attachedstreet frontage. A gap of 10 feet to 20 feet is requiredbetween each such attached structure.28 Overland Park Form-Based CodeSeptember 2011

FACADEFENESTRATIONMax 70% Min 20%per STOREYSTOOP SpecMax 6ft WidthFRONT PORCH SpecMin 1/3rd FACADEwidthParking Setback LineParking andServicing shall be tothe Rear, off theALLEY.BALCONIESPermittedMax 8ftMin 5ftDepthFRONT PORCH orSTOOP Req’dParking Setback LineMax 5ftDepthMin 8ftMax 10ftDepthParking andServicing shall be tothe Rear, off theALLEY if present.ResidentialATTIC STOREYResidentialAccessory UnitWorkshopParkingPRIVACY FENCEHeight 5 ft to 8ftRBLRBL2RBLRBL2ELEMENTSUSEFenestration1. Blank lengths of wall exceeding 15 linear feet are prohibited onall required building lines (RBL).2. Fenestration shall comprise between 20% and 70% of thefacade.3. No window may face or direct views toward a common lotline within 20 feet unless:a. that view is contained within the lot (e.g. by a privacyfence/garden wall) or,b. the sill is at least 6 feet above the finished floor level.Building Projections1. Each lot/ground story unit shall include:a. a stoop of not more than 5 feet deep and 6 feet wide (notincluding steps) may be roofed but not enclosed, orb. a front porch, between 8 feet and 10 feet deep with awidth not less than 1/3rd of the facade, or as specified inSiting, Facade, 2.2. No front porch may sit forward of the RBL.3. See front porch for additional dimensional requirements.Doors/EntriesEach RBL/façade ground story unit shall provide a funtioningentry door with direct street-space access.Ground StoryThe ground story may only house residential uses.Upper Stories1. The upper stories may only house residential uses.2. Additional habitable space is permitted within the roof wherethe roof is configured as an attic story.Accessory Unit1. One english basement unit or one accessory unit ispermitted per lot.2. Parking and accessory unit (maximum 650 square footfootprint) uses are permitted in the buildable area at the rearof the lot.Live-Work Frontage Special ConditionsWhere designated on the regulating plan as live-work, thesefrontages shall use this BES standard, excepting that they have theoption of using the ground story configuration for commerce- that of a shopfront. (See Section 606.D.3. ShopfrontWindows for specific requirements.)Street WallsOne access gate no wider than 18 feet and one pedestrian entrygate no wider than 5 feet shall be permitted within any requiredstreet wall.September 2011Overland Park Form-Based Code29

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405. Detached FrontageILLUSTRATIONS AND INTENTNote: These are provided as illustrations of intent. The illustrations and statements onthis page are advisory only and do not have the power of law. Refer to the standardson the following pages for the specific prescriptions and restrictions of the BuildingEnvelope Standard.The detached frontage building envelope standard is represented by thetraditional single-family house with small front, side and rear yards along a treelinedstreet. Structures are 1 to 3 stories in height with pitched roofs and frontporches.September 2011Overland Park Form-Based Code31

ATTIC STOREYwith DORMERto FACADEMAX 3STOREYSMIN 1 STOREYat FACADE or 20ftto the EAVESFRONT YARDFENCE30 -40inRBLATTIC STOREYParking Setback LineMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearSide wing orANCILLARY BLDG18ft Max HeightMin 9ft/Max 12ftClearPRIVACY FENCE8ft Max Height3ft Min 3ft Min 7FT Max above sidewalkBUILDABLE AREAwithin 60ft ofRBLBuilding FACADEalong Min 60%of RBLRBLBuildable AreaPARKING SETBACK LINENo Parkingforward of this line.Minimum Side Setback25% MinContiguousPRIVATEOPEN AREAProperty LinesALLEYor RearProperty LineBUILDABLEAREA Depth30ft14ft Minsetback fromRear Lot Line.2ft Min setbackwith ALLEY.HEIGHTSITINGBuilding Height1. Each building shall be at least 1 story in height, but no greaterthan 3 stories and 43 feet in height.2. A sidewing or ancillary structure shall be no higher than 18feet, measured to its eaves.Ground Story Height1. The average finished floor elevation shall be no less than 3 feetand no more than 7 feet above the exterior sidewalk elevationat the required building line (RBL).2. At least 80% of the first story shall have an interior clearheight (floor to ceiling) of at least 9 feet.3. The maximum ground story clear height (floor to ceiling) is12 feet.Upper Story Height1. The maximum clear height (floor to ceiling) for stories otherthan the first story is 12 feet.2. At least 80% of each upper story shall have an interior clearheight (floor to ceiling) of at least 9 feet.Front Yard FenceA front yard fence is allowed within 1 foot of the clearwalkway/dooryard line and any common lot lines back to thehouse façade alignment, with a minimum height of 30 inchesand a maximum height of 40 inches. See Front Yard Fence inSection 901. Defined Terms for additional requirements.Façade1. On each lot the facade shall be built parallel to the requiredbuilding line (RBL) for at least 60% of the building width.The front porch shall be built to the RBL.2. For corner lots the minimum 60% build-to shall include thefrontage within 20 feet of the block corner.Buildable AreaA contiguous private open area equal to at least 25% of the totalbuildable area shall be preserved on every lot. Such contiguousarea may be located anywhere behind the parking setback lineand not including any side or rear setbacks, at grade.Lot Size1. Each lot has a minimum width at the RBL of 50 feet and aminimum depth of 85 feet.2. Each lot has a maximum width of 75 feet.Front YardThe front yard/dooryard shall not be paved exceptingwalkways and driveways. Where double frontage or cornerlots exist, any required front yard shall be provided on bothstreets.Side Lot SetbacksThe minimum side lot setback is 5 feet or as otherwise designatedon the regulating plan.Garage and ParkingGarage doors shall not be located on the RBL/façade.AlleysThere is a 2 foot required setback from alleys.32 Overland Park Form-Based CodeSeptember 2011

FACADEFENESTRATIONMax 70% Min 20%per STOREYFRONT PORCHRequiredMin 1/3rd FACADEwidthParking Setback LineBALCONIESPermittedMax 8ft Min 5ftDepthFRONT PORCHRequiredPSLMin 8ft Max 10ftDepthParking andServicing shall be tothe Rear, off theALLEY if present.ResidentialResidentialAccessory UnitWorkshopParkingFRONT YARDFENCEPRIVACY FENCE8ft Max HeightRBLRBLELEMENTSUSEFenestration1. Blank lengths of wall exceeding 20 linear feet are prohibited onall required building lines (RBL).2. Fenestration shall comprise at least 25%, but not more than70%, of all façades.3. No window may face or direct views toward a common lotline within 15 feet unless:a. that view is contained within the lot (e.g. by a privacyfence/garden wall), orb. the sill is at least 6 feet above the finished floor level.Building Projections1. Each lot shall include a front porch at the RBL, between 8feet and 10 feet deep with a width not less than 1/3rd of thefacade width.2. No part of any building except the front porch, roof(overhanging eaves) and steps may encroach beyond the RBLinto the dooryard.3. See Front Porch in Section 901. Defined Terms for additionaldimensional requirements.Ground StoryThe ground story and any accessory unit may only houseresidential uses.Upper Stories1. The upper stories may only house residential uses.2. Additional habitable space is permitted within the roof wherethe roof is configured as an attic story.Accessory UsesParking and accessory unit (maximum 650 square feet) uses arepermitted in the buildable area at the rear of the lot.Doors/EntriesAt least one functioning entry door shall be provided along theground story façade of each building.Street Walls and Fences1. There is no street wall requirement.2. Any front yard fence shall be within 1 foot of the clearwalkway/dooryard line parallel to the RBL, and alongcommon lot lines to a point at least 10 feet back from theRBL.3. A privacy fence may be constructed along a common lot linebehind the parking setback line and parallel to the RBLwhen setback 15 feet and behind the parking setback line.September 2011Overland Park Form-Based Code33

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406. Workshop FrontageILLUSTRATIONS AND INTENTNote: These are provided as illustrations of intent. The illustrations and statements onthis page are advisory only and do not have the power of law. Refer to the standardson the following pages for the specific prescriptions and restrictions of the BuildingEnvelope Standard.The Workshop form standard accommodates small scale manufacturing andrepair—including artisans—within the city. These structures are of limitedheight and are built to the fronting sidewalk. Exterior work areas are confined towork courts and/or at the center of the block.September 2011Overland Park Form-Based Code35

MAX 4STORIESand 60 FeetPARKING SETBACK LINEMin 9ft/Max 12ftClearPARKING SETBACK LINENo Parkingforward of this line.Property LinesMIN 1 STORYor 20ft at RBLMin 9ft/Max 12ftClearMin 9ft/Max 12ftClearMin 12ft/Max 22ftClearSTREET WALLSReq’d onunbuilt RBLs5-12ft in HeightBuilding FACADEalong Min 60%of RBLBUILDABLE AREALOTBUILDINGLIMITWork CourtALLEYorCOMMONDRIVELineRBLLOT BUILDING LIMITRBLPARKING SETBACK LINEHEIGHTSITINGBuilding HeightThe building shall be at least 20 feet to the eaves or parapet inheight, but no greater than 4 stories and 60 feet in height.Ground Story Height1. The average ground story finished floor elevation shall bebetween zero (equal) and a maximum 24 inches above theexterior sidewalk elevation in front of the building (excepting asmay be required for flood or storm-water requirements).2. The ground story shall have at least 12 feet of clear interiorheight (floor to ceiling) contiguous to the required buildingline (RBL) frontage for a minimum depth of at least 25 feet.3. The maximum story height for the ground story is 22 feet.Upper Story Height1. Upper stories shall have an interior clear height (floor toceiling) maximum height of 12 feet.2. At least 80% of each upper story shall have an interior clearheight (floor to ceiling) of at least 9 feet.Façade1. On each lot the building façade shall be built to the RBL forat least 60% of the RBL length.2. The ground story façade, within 8 feet of the blockcorner, may be chamfered.Buildable AreaNo part of any building, except overhanging eaves, or awningsshall occupy the area behind the lot building limit. The areamay be used for loading, circulation and/or as a work yard.AlleysThere is no required setback from alleys or common drives,except as provided by a lot building limit on the regulatingplan.Garage and ParkingGarage doors shall not be located on the RBL/façade.Street Wall HeightA street wall not less than 5 feet in height or greater than 12feet in height shall be required along any RBL frontage that is nototherwise occupied by a building on the lot.36 Overland Park Form-Based CodeSeptember 2011

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Part 5. Urban Space Standards501. ApplicabilityA. The Urban Space Standards apply to new development as well as thereconstruction of existing streets and other public (and publicly accessible)spaces.B. The Urban Space Standards establish the rules and standards for the streetspace/publicrealm (especially streets and sidewalks).502. IntentA. Although commonly thought of as just plazas or parks, the urban space (orpublic realm) is much more; it includes the complete street-space—thepublic domain between the building façades: the travel lanes between thecurbs as well as the sidewalks; the public plazas as well as urban parks andcivic greens.B. The Urban Space Standards are directly related to that goal. Specifically:1. They establish an environment that encourages and facilitates pedestrianactivity. “Walkable” streets that are comfortable, efficient, safe, andinteresting.2. They ensure the coherence of the street-space, serving to assistresidents, building owners, and managers with understanding therelationship between the street-space and their own lots.3. They contribute to ultimate sustainability. Native trees and plantscontribute to privacy, the reduction of noise and air pollution, shade,maintenance of the natural habitat, conservation of water, and rainwatermanagement.C. Property frontages and façades are part of the public realm, literallyforming the walls of the public street-space and are therefore subject tomore regulation than the other portions of the private property.D. The private, interior portions of the lots (toward the alley or rear lot lines)are much less controlled to allow commercial operators to utilize these spacesas efficient working environments unseen by the public and allow residentsto have private (semi-private for apartment and condominium dwellers)gardens and courtyards.September 2011Overland Park Form-Based Code39

503. Street Type SpecificationsThe Street Type Specifications illustrate typical configurations for streetspaceswithin the Form District. The plans and sections specify vehicular travellane widths, curb radii, sidewalks, tree planting areas, and on-street parkingconfigurations. They also provide a comparative pedestrian crossing time as agauge of relative pedestrian crossing-comfort between the various street types.A. Intent and Principles1. General Intenta. Streets are a community’s first and foremost public spaces andshould be just as carefully designed and planned as any park orpublic building. The character of the street-space—both its scaleand its details—plays a critical role in determining the pedestrianquality of a given location.b. Streets must balance the needs of all forms of traffic—auto, transit,bicycle and pedestrian—to maximize mobility and convenience forall residents and users. Their character will vary depending on theirlocation: some streets will carry a large volume of traffic and providea more active and intense urban pedestrian experience while otherswill provide a less active and more intimately scaled street-space.c. Streets should be developed to create people-oriented placesbalancing all transportation modes. The neighborhood streets aredesigned primarily for walkability and pedestrian comfort, withautomobile movement as a secondary focus. The Major Urbanstreet-type provides a higher level of vehicular movement whilemaintaining fair walkability.2. Principlesa. The appropriate design of streets is one of the most importantdesign elements for an urban neighborhood and center.b. To design for continuous free-flowing vehicle traffic createssituations where vehicles will travel at speeds greater than desirablefor pedestrians.c. With appropriate design, drivers will choose slower speeds and lessaggressive behavior, a feat typically not achieved through basic speedlimit signage/postings.d. Scale is a threshold design consideration for street design elements(from signage to crossing distances)—in a Neighborhood, Town orCity it should be that of the pedestrian.e. An interconnected street network provides for more balanced trafficvolumes.f. Emergency vehicle access must be maintained, but with aninterconnected street network, there will always be at least tworoutes of access to any lot or parcel.g. Differences between “requirements” and “preferences” can besignificant—increased lane width and the accompanying increasedvehicle speed more often than not decrease the overall safety forpedestrians.40 Overland Park Form-Based CodeSeptember 2011

h. On-street parking slows passing vehicular traffic and acts as a bufferbetween moving vehicles and pedestrians.i. Overall function, comfort, safety and aesthetics of a street are moreimportant than efficiency alone.j. In a pedestrian-oriented area, non-vehicular traffic should beprovided with every practical advantage so long as safety is notadversely affected.k. Street design should take into consideration what is reasonablyforeseeable, not every situation that is conceivably possible.l. Designing a street to facilitate (rather than accommodate)infrequent users may actually be the wrong design for the frequentusers of the space.m. When the street design creates a conflict between the vehicularand non-vehicular user, it should be resolved in favor of the nonvehicularuser unless public safety will be truly jeopardized by theresolution.B. Street Types1. These are the permitted types and configurations allowed within theForm District. The numbers refer to dimensions within the streetspace.The first number is the literal street-space (the distancebetween façades across the street) and the second is the distance to theback-of-curb - includes travel lanes, any on-street parking, and curb andgutter.a. Major Urban MU-114/66b. Santa Fe-7900 Blockc. Street S-70/40d. Street S-66/38e. Alley A-30f. Alley A-242. On the Major Urban specification, a designated bike lane is shown.The other street types are configured such that in-lane bicycle travel isencouraged and appropriate.3. The Major Urban section has the potential for transit-rail as an option.These are shared lane configurations and allow rail lines to be added inthe future.4. dooryards and alleys are generally reserved for utility easements.September 2011Overland Park Form-Based Code41

c. Street S-70/4044 Overland Park Form-Based CodeSeptember 2011

d. Street S-66/38September 2011Overland Park Form-Based Code45

e. Alley A-30f. Alley A-2446 Overland Park Form-Based CodeSeptember 2011

504. Streetscape StandardsA. General Provisions1. All plant material (including trees) shall pass any inspections requiredunder State regulations.2. All turf grass shall be solidly sodded at installation—not seeded,sprigged, or plugged. Vegetative groundcovers may be used in place ofturf grass as approved by the Plan Review Committee.3. In addition to the lot, the owner must maintain the following areas:a. The portion of the street-space between their RBL and the back ofthe curb.b. The portion of the alley between the lot line and the edge of thealley pavement.4. Mechanical and electrical equipment including, but not limitedto, air compressors, pumps, exterior water heaters, water softeners,private garbage cans (not including public sidewalk waste bins), andstorage tanks may not be stored or located within any street-space.(Temporary placement of private garbage cans within the street-spacemay be allowed to accommodate scheduled pick-up.)5. Code provisions are not applicable to median locations.B. Street Trees1. Each street-space must have street trees planted along the streettree alignment line (generally 3 to 3½ feet from the back of thecurb unless otherwise specified in the regulating plan or Street TypeSpecification) at an average spacing not greater than 30 feet on center(calculated per block face). Where necessary, spacing allowances may bemade to accommodate curb cuts, fire hydrants and other infrastructure6.5’ min. 6.5’ min.elements; however, at no location may street tree spacing exceed45 feet on center except where necessary for transit stops or stations.Required street tree planting area configurations are specified in theStreet Type Specifications and below.2. Required tree planting area minimum specifications are as follows:exposed soil,lawn, ora. Street tree planting areas shall be at grade or not greater than 6inches in height above or below the sidewalk.(i) Soil surface area shall not be less than 110 square feet perisolated tree or 90 square feet per tree for connected (treelawn) situations.(ii) No dimension of the soil surface area may be less than 6 feetunless otherwise specified in this Code.(iii) The Street Type Specifications above are configured for streettree trenches. The above requirements 90 square may feet minimum be met per treethroughthe use of bridged slab, structural soil, or other techniques thatclearly exceed these standardsContinuous theTreefosteringLawn Continuousof vital andSoil Arealonglivedstreet trees.13.8’6.5’ min.bridged slab ,structural soil, orpervious paving6.5’ min. 6.5’ min.13.8’Continuous Tree LawnIndividual Tree Planting90 square feet minimum per tree6.5’ preferred16.9’ minimumContinuous Soil Area110 square feet minimum per treebridged slab ,structural soil, orpervious paving504.B.2.a(i) 110 Isolated square feet minimum Tree per SituationtreeIndividual Tree Planting6.5’ min.exposed soil,lawn, orground cover504.B.2.a(i) Connected Situationground cover 10.5’10.5’IndiSeptember 2011Overland Park Form-Based Code47

. At planting, street trees shall be at least 2.5 inches in diameterat designated breast height (DBH) and at least 10 feet in overallheight. Species must be selected from the Street Tree List (seeSection 507. Tree Lists). Consult with the City Forester for thedesignated tree species for a particular street-space.c. Any unpaved ground area shall be planted with groundcover,flowering vegetation, or climbing vines, not to exceed 12 inches inheight. Street trees must be “limbed up” as they gain appropriatematurity so as to not interfere with pedestrian or truck travel(minimum 7 feet clear over the sidewalk and 14 feet over any travellanes) and to maintain visibility.C. Streetscape Elements1. At the time of development, the developer is required to installstreetlights and sidewalks on the side of the street-space beingdeveloped.2. Streetlighting shall be installed that meets the lighting requirementsfor illuminance according to the City of Overland Park StreetlightingResolution. All streetlight poles and fixtures shall be as provided forin the Overland Park Approved Materials List, on record at City Hall, asindicated for Vision Metcalf.3. The configuration of streetlighting poles will be based on the streetdesignation.a. For streets designated Major Urban, streetlights shall generallybe installed in the median, where a median exists. Where a mediandoes not exist, the placement of poles shall be on the side of thestreet and coordinated with the location of both overhead andunderground utilities.b. For all other street designations, streetlight poles shall be apedestrian scale and will generally be installed on either one orboth sides of the street depending on street width. The placementof street trees shall be coordinated with the location ofstreetlights such that trees are not placed any closer than 15 feetfrom any streetlight.4. Sidewalks not otherwise designated in the regulating plan orStreet Type Specifications shall be a minimum of 6 feet wide and beconstructed to meet all City (and ADA) standards and specifications.5. Street furniture is an element of the overall street-space design – notan afterthought. Street furnishings should be simple, functional, anddurable.D. On-Street Parking1. On-street parking spaces shall count towards parking requirements. (SeePart 7. Parking and Loading Standards.)48 Overland Park Form-Based CodeSeptember 2011

2. The parking space/tree planting pattern may be interrupted by existingor new driveways designated in the regulating plan, streets, andalleys, but spacing shall not exceed 45 feet on center except wherenecessary for transit stops or stations.3. Parking spaces must be constructed in a manner that allows properdrainage (generally a “w” profile, having a gutter pan between the traveland parking lanes).4. Bicycle parking shall be provided forward of the dooryard area, theracks shall be located in alignment with the street trees. (The “U”rack is recommended as the standard rack.)505. Squares and Civic GreensA. Intent1. These standards apply to those spaces that are either publicly owned orpublicly accessible, as designated on the regulating plan.2. Squares, civic greens and plazas should be situated at prominentlocations and should be dedicated to important events or citizens. Thegreen plants and trees of squares and civic greens provide a landscapeand civic architecture that complement the surrounding private buildingarchitecture.3. Squares are active pedestrian centers. Civic greens are spaces intendedfor less intensive foot traffic. Surface treatment is regulated accordingly.4. Pervious paving materials (to allow oxygen for tree roots and absorbstormwater run-off) are encouraged in both squares and civic greens,and the percentage of impervious paving material is limited (see Section505.C. Materials and Configurations).B. StandardsSquares and civic greens must be designed, planted and maintained accordingto the following requirements:1. Squares and civic greens shall have at least 60% of their perimeterfronting public rights-of-way. Both shall be surrounded by streettrees. Their dimensions shall be no narrower than a 1:5 ratio and nosquare or civic green width or breadth dimension shall be less than 25feet.2. Appropriate to their high (pedestrian) traffic level squares must bedesigned with a higher percentage of paved surface area (see Section505.C.2. Squares).3. A clear view through the square or civic green (from 2 to 7 feet inheight) is required, both for safety and urban design purposes.4. Squares and civic greens shall not include active recreation structuressuch as ball fields and courts.September 2011Overland Park Form-Based Code49

C. Materials and Configurations1. Generala. Street trees shall be planted along the alignment shown in thestreet type specification, and in accordance with Section 504.B.Street Trees. They may (generally will) be of a different species thanthe connecting streets.b. The ground surface level elevation shall be between 0 and 18 inchesabove the top of the adjacent curb.c. The maximum slope across any square or civic green shall notexceed 10%.d. Except for tree trunks, streetlights, civic use buildings, publicart or monuments, there shall be a clear view between 2 and 7 feetabove grade. The foliage of newly planted trees may intrude intothis area until the tree has sufficient growth to allow such a cleartrunk height.e. Trees within a square or civic green may also be selected from thepublic space tree lists (see Section 507. Tree Lists).f. Asphalt is prohibited within a square or civic green tract.2. SquaresAppropriate to their high (pedestrian) traffic level, squares shallincorporate a higher percentage of paved surface area. Surface treatmentand materials (within the back-of-curb to back-of-curb area, excludingany civic use building, public art or monument footprint) shall bebetween 20% and 35% unpaved pervious surface (turf, groundcover,gravel, soil or mulch).3. Civic GreensAppropriate to their less intensive character, civic greens shall bedesigned with a lower percentage of paved surface area. Surfacetreatment and materials (within the area back-of-curb to back-ofcurbarea excluding any civic use building, public art or monumentfootprint) shall be a minimum 50% unpaved pervious surface area (suchas turf, groundcover, gravel, soil or mulch).4. Pedestrian PathwayThe area within a pedestrian pathway shall be a public access easementor public right-of-way. The easement width for these pathways mustnot be less than 20 feet with a paved walkway not less than 10 feet wideproviding an unobstructed view straight through its entire length, exceptwhere otherwise specified on the regulating plan.50 Overland Park Form-Based CodeSeptember 2011

506. Private Open AreaA. At least one tree per 800 square feet of any at-grade required private openarea shall be planted in the rear lot area and located no closer than 5 feet toany common lot line. Exceptions: General Urban, General Storefront andWorkshop frontages, and sites that are reusing existing structures with noground level open area are exempt from this requirement.B. Trees must be at least 2 inches in diameter at DBH and 8 feet in overallheight (at time of planting). Species must be selected from a list approved bythe City Forester (see Section 507. Tree Lists).507. Tree ListsA. General1. The following lists contain all approved tree species for use in the FormDistrict. The lists include native and acceptable adapted species. Otherspecies may be used for planting within a private lot. These lists may beperiodically amended by the City Forester.2. Invasive exotic species may not be used anywhere on private lots orother areas.B. Street Trees1. Species in the Street Tree List are for placement as shown in Street TypeSpecifications, or as specified in the regulating plan for placementalong the street tree alignment line. The use of alternate speciesmay be permitted, but only if approved by the City Forester.2. Street trees are part of an overall street-space plan designed toprovide both canopy and shade and to give special character andcoherence to each street. The desired aesthetic must be achieved throughthe use of native and/or proven hardy adapted species. Appropriatestreet tree species may grow and change over time and these lists maybe periodically amended by the City Forester. Inclusion in this list shallbe based on the following criteria:a. Structural – street trees shape and subdivide the street-space,increasing pedestrian comfort and adding (literal) value to thestreet/community. “Canopy Shade Tree” species grow to heights inexcess of 50 feet and have a broad canopy—enabling them to clearauto traffic and pedestrians, form a ceiling-like enclosure, and opena clear view of the street-space, façades, and shopfronts at eyelevel.b. Design – Species are planted consistently along a given streetspaceto provide a special form and character. This provides speciesdiversity at the same time it provides a specific street character byplanting different street-spaces with different trees.September 2011Overland Park Form-Based Code51

3. Street Tree List(Large Canopy Trees – mature height 60 feet and above)Acer saccharumBetula nigraCeltis occidentalisCercidiphyllum japonicumGinkgo bilobaGleditsia triacanthos var. inermisQuercus acutissimaQuercus bicolorQuercus coccineaQuercus palustrisQuercus phellosQuercus rubraQuercus shumardiiQuercus velutinaSophora japonicaTilia AmericanaTilia cordata ‘Greenspire’Tilia euchloraTilia tomentosaUlmus hollandica ‘Groenveldt’Ulmus americana “libertas”Ulmus parvifoliaStreet Tree ListSugar MapleRiver BirchCommon HackberryKatsura TreeGinkgo (male only)Thornless Honey LocustSawtooth OakSwamp White OakScarlet OakPin OakWillow OakRed OakShumard OakBlack OakJapanese Pagoda TreeBasswood/American LindenGreenspire Littleleaf LindenCrimean LindenSilver LindenGroenveldt ElmLiberty ElmChinese/Lacebark/DrakeElm52 Overland Park Form-Based CodeSeptember 2011

4. Public Space Trees - in addition to the Street Trees, the followingtrees may be placed within dooryards, squares or civic greens.Public Space Tree ListAcer griseumPaperbark MapleAcer palmatum cultivarsJapanese MapleAcer nigrumBlack MapleAcer rubrumRed MapleAcer tataricumTatarian MapleAcer truncatumShantung MapleCarya illinoinensisPecanCarya laciniosaShellbark HickoryCarya ovataShagbark HickoryCerus canadisisRedbudCornus florida cultivarsDogwoodCornus kousaKousa DogwoodIlex vomitoriaYaupon HollyJuglans nigraBlack WalnutLiriodendron tulipiferaTulip PoplarMagnolia spp.MagnoliaMalus spp. (improved varieties) CrabapplePistacia chinensisChinese PistachePlatanus acerifolia ‘Yarwood’Yarwood Plane treePlatanus occidentalis ‘Bloodgood’ London Plane treePrunus spp.Flowering Cherry and PlumQuercus muhlenbergiiChinquapin OakSyringa reticulataJapanese LilacSyringa x chinensisChinese LilacTaxodium ascendensPond CypressTaxodium distichumBald CypressZelkova serrataJapanese ZelkovaSeptember 2011Overland Park Form-Based Code53

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Part 6. Architectural Standards601. IntentA. These architectural standards establish basic parameters regarding functionalbuilding element configuration and palettes for building materials.B. The architectural standards serve to establish a coherent character andencourage a high caliber, lasting quality of development. Buildings shall bereviewed by the Director to verify that they meet the architectural standards(as well as the balance of this Code). The Director may also work with thedeveloper or designer to show them how to work within these requirements.C. In order to establish and maintain a sense of place, these standards specify anarchitectural aesthetic of load-bearing walls and regional materials. Buildingsshould reflect and complement the traditional materials and techniquesof Overland Park. The standards also specify details, such as windowproportions, roof or cornice configurations, shopfronts, and overhangs.602. General PrinciplesA. All building materials to be used shall express their fundamental properties.For example, stronger and heavier materials (masonry) support lightermaterials (wood).B. Equivalent or Better.1. While only materials, techniques, and product types prescribed hereare allowed, equivalent or better practices and products are encouraged.They may be submitted to the Director for review. The Directoris authorized to approve alternative materials and methods if theymaintain the intent of these standards.2. Additional products may be added to the list through a text amendment(administration) to this Code or may be allowed on a case by casebasis through a modification approved in accordance with Part 2.Administration, Application Process & Appeals.C. Where Clearly Visible from the Street-Space.1. Many of these standards apply only in conditions where clearlyvisible from the street-space. Note that the definition of streetspaceincludes parks, plazas, squares, and civic greens but notalleys.2. These controls therefore concentrate on the public space/views fromthe public space and minimize interference in the private realm. Forexample, an architectural element that is visible only through anopening in a street wall is not clearly visible from the street-space.A building element that is more than 40 feet behind the requiredbuilding line does not meet the definition of where clearly visiblefrom the street-space.September 2011Overland Park Form-Based Code55

603. Building WallsA. ApplicabilityWhere clearly visible from the street-space.B. IntentBuilding walls should define the public realm - the street-space. All wallsshould express the construction techniques and structural constraints oftraditional, long-lasting, building materials. Simple configurations and solidcraftsmanship are favored over complexity and ostentation in building form andthe articulation of details.The illustrations and statements of subsection B. Intent, are advisory only. Refer tothe Code standards on the following page for the specific prescriptions of this section.56 Overland Park Form-Based CodeSeptember 2011

C. Primary Façade Materials, General & Workshop BuildingsPrimary building materials shall be used on a minimum of 75% of the façade surface area (minus fenestration).1. Brick.a. Ground-floor brick shall be clay brick with a nominal 4” depth.b. Brick above the ground floor may have variable thickness.2. Natural Stone (or Integrally-colored synthetic, equivalent or better).D. Primary Façade Materials, Townhouse/Small Apartment and Detached andSecondary Elevation Materials, General & WorkshopThese building materials shall be used on a minimum of 75% of the façade surface area (minus fenestraton) onTownhouse/Small Apartment and Detached buildings. They may also be used on the secondary elevations (not afaçade) of General and Workshop buildings.1. All materials allowed in Section 603.C above.2. Stucco (cement plaster).3. Fiber Cement Siding.4. Wood.E. Secondary Materials, Townhouse/Small Apartment and DetachedSecondary materials shall be used on a maximum of 25% of the façade surface area (minus fenestration).1. All materials allowed in Sections 603.C and 603.D above.2. Metal (second story and above).3. Glass block or integrally colored Ground- or Split-faced block.4. Decorative tile.5. Pre-cast masonry.6. EIFS (above second story).7. Synthetic materials as approved by the Director.F. Configurations and Techniques1. Wallsa. Wall openings (fenestration): the horizontal dimension of the opening shall not exceed the verticaldimension except where otherwise prescribed in this Code (no more squat than square).b. Wall openings (fenestration) shall not span vertically more than one story.c. Wall openings (fenestration) shall correspond to the interior space and shall not span across buildingstructure such as floor structural and mechanical thickness.d. Material changes shall be made with appropriate construction details for each abutting material—as wherean addition (of a different material) is built onto the original building.2. Wood Siding and Wood Simulation Materialsa. Siding shall be in a lap (horizontal) configuration.b. Siding shall be smooth or rough-sawn finish.3. Brick, Block and StoneAll masonry shall be appropriately detailed and in load-bearing configurations commensurate with OverlandPark traditions. See the Overland Park Architectural Design Standards for details.4. Stucco (cementitious finish)a. Finish coat may have a smooth, sand, or rough finish.b. Stucco shall not come in contact with the ground surface.September 2011Overland Park Form-Based Code57

604. Roofs and ParapetsA. ApplicabilityWhere clearly visible from the street-space.B. IntentRoofs and parapets should demonstrate common-sense recognition of theclimate by utilizing appropriate pitch, drainage, and materials in order to providevisual coherence to the district. Roof forms are not interchangeable. The rooftype is integral to the design of the building and its architectural character.The slope of a pitched roof is determined by local climatic conditions (such asthe ability to shed snow loads) and physical properties of the roofing material.Roof types that have overhanging eaves, such as gabled or hipped roofs, shouldbe of a dimension suitable for sun shade.Parapets are low guarding walls at the edge of roofs (usually flat) and are formedby extensions of the building facades.Cornices are crowning (trim) projections on a parapet wall. While the coderequires certain horizontal projection parameters, these elements should bedesigned to be appropriate for the style of the building and proportionate for thedimensions of the façade.The illustrations and statements of subsection B. Intent, are advisory only. Refer tothe Code standards on the following page for the specific prescriptions of this section.Example: Overhang Requirement58 Overland Park Form-Based CodeSeptember 2011

C. MaterialsOnly the following materials are permitted:1. Clay or concrete (faux clay).2. Tile (beavertail or flat roman).3. Slate (and equivalent synthetic or better).4. Metal (standing seam, equivalent or better).5. Dimensional Architectural Grade composition shingles.6. Cornices and soffits may be a combination of wood, vinyl, and/or metal.7. Gutters and downspouts may be vinyl, and/or metal in accordance with industry standards.D. Configurations and TechniquesThe following configurations and techniques are permitted:1. Parapet RoofsAllowed for General Storefront, General Urban, Workshop, and Townhouse/Small Apartment frontage siteswhere the roof material is not visible from any adjacent street-space.a. An additional 3 feet in height by 12 feet in width or 15% of the façade, whichever is greater, is permittedfor a section of the parapet to emphasize the building’s primary street entry or a block corner.2. Pitched RoofsPitch (exclusive of roofs behind parapet walls):a. Simple hip and gable roofs shall be pitched between 5:12 and 10:12.b. Shed roofs, attached to the main structure, shall be pitched between 3:12 and 8:12.3. Overhang Requirementsa. Eaves shall overhang 18 to 30 inches on the primary structure for the initial four stories. For eachadditional story; 4 inches shall be added to the minimum and 12 inches shall be added to the maximum,up to a maximum projection of 6 feet.b. Eaves and rakes on accessory buildings, dormers, and other smaller structures shall overhang at least 8inches.c. Timber eaves and balcony brackets shall be a minimum of 4 inches by 4 inches in dimension.4. Cornices and Other Featuresa. Buildings without visible (pitched) roof surfaces and overhanging eaves may satisfy the overhangrequirement with a cornice or similar form projecting from the top of the building wall horizontallybetween 6 and 12 inches beyond the building walls on the primary structure for the initial four stories.For each additional story, 3 inches shall be added to the minimum and 12 inches shall be added to themaximum, up to a maximum projection of 5 feet.b. Skylights and roof vents are permitted only on the roof plane opposite the street-space (or requiredbuilding line) or when shielded from street-space view by the building’s parapet wall.September 2011Overland Park Form-Based Code59

605. Street Walls and Garden WallsA. ApplicabilityWhere clearly visible from the street-space.B. IntentProperty lines are physically defined by buildings, walls, or fences. Land shouldbe clearly public or private—in public view and under surveillance or private andprotected.Street walls and garden walls establish a clear edge to the street-spacewhere the buildings do not. These requirements include masonry walls thatdefine outdoor spaces and separate the street-space from the private realm (e.g.parking lots, trash cans, gardens, and equipment). All street wall and gardenwall faces shall be as carefully designed as the building façade, with the finishedside out (i.e. the “better” side facing the street-space).A street wall is a masonry wall set back not more than 12 inches from therequired building line or adjacent building façade and built to the heightspecified in the building envelope standards.The illustrations and statements of subsection B. Intent, are advisory only. Refer tothe Code standards on the following page for the specific prescriptions of this section.60 Overland Park Form-Based CodeSeptember 2011

C. MaterialsOnly the following materials are permitted:1. Native/regional stone and equivalent or better imitation stone.2. Metal (wrought iron, welded steel and/or electro-statically plated black aluminum) - may be used for gates.3. Brick.4. Stucco on concrete block or poured concrete (only when a brick or stone coping is provided).5. A combination of materials (e.g. stone piers with brick infill panels).6. Wood - may be used only for gates.D. Configurations and TechniquesThe following configurations and techniques are permitted.1. Street walls along any unbuilt required building line shall be built to the height and length specified in thebuilding envelope standard.2. Metal work may additionally be treated to imitate a copper patina.3. Copings shall project between 1 inch and 4 inches from the face of the street wall.4. Street walls and garden walls taller than 4 feet shall be subject to the fenestration requirements of theirBES frontage.September 2011Overland Park Form-Based Code61

606. Windows and DoorsA. ApplicabilityWhere clearly visible from the street-space.B. IntentThe placement, type, and size of windows and doors on the facade largelyestablishes the scale and vitality of the street-space. For commercial buildings,they allow interplay between the shop interiors and the street-space.Commercial uses (especially restaurants and retail establishments) benefit fromexposure to the passers-by and the street-space benefits from the visual activity.For residences, they form the “eyes on the street” surveillance which provides forthe security and safety for the area.Windows should be divided by multiple panes of glass. This helps the windowhold the surface of the façade, rather than appearing like a “hole” in the wall (aneffect produced by a large single sheet of glass).The illustrations and statements of subsection B. Intent, are advisory only. Refer tothe Code standards on the following page for the specific prescriptions of this section.In commerce frontages, the public space of the street-space and the interior space ofthe storefront intermingle. For residential frontages the interior space should notintermingle with the street-space but rather overlook it and provide surveillance.62 Overland Park Form-Based CodeSeptember 2011

C. MaterialsOnly the following materials are permitted:1. Window frames shall be of anodized aluminum, wood, clad wood, vinyl, or steel.2. Window glass shall be clear, with light transmission at the ground story at least 90% and for the upperstories at least 75% (modification as necessary to meet any applicable building and energy code requirements).Specialty windows (one per façade maximum) may utilize stained or opalescent glass, or glass block.3. Window screens shall be black or gray.4. Screen frames shall match the window frame material or be dark anodized.5. Doors shall be of wood, clad wood, or steel and may include glass panes.6. Shutter materials may be painted wood or clad wood.D. Configurations and TechniquesThe following configurations and techniques are permitted:1. All Windows - The following requirements apply to all windows:a. The horizontal dimension of the opening may not exceed the vertical dimension except where otherwiseprescribed in this Code (no more squat than square).b. Windows may be ganged horizontally if each grouping (maximum five per group) is separated by a mullion,column, pier or wall section that is at least 7 inches wide.c. Windows (not doors) may be no closer than 30 inches to building corners (excluding bay windows andshopfronts).d. Exterior shutters, if applied, shall be sized and mounted appropriately for the window (one-half the width),even if inoperable.e. Window panes shall be recessed behind the wall surface a minimum of 3 inches, except for bay windowsand shopfronts.f. Snap-in mullions and muntins are permitted but not considered in any proportion calculation/measurement.2. Upper-Story Windows - The following requirements apply to all upper-story windows:a. Windows may be double-hung, single-hung, awning, or casement windows.b. Fixed windows are permitted as follows:(i) Residential buildings/floors: panes of glass no larger than 42” vertical by 30” horizontal.(ii) The maximum pane size for office uses is 60” vertical by 48” horizontal.(iii) Egress windows may be installed as required by the appropriate building code.3. Shopfront Windows - The following apply to shopfront (ground story) windows and doors:a. Single panes of glass shall not be permitted larger than 10 feet in height by 5 feet in width.b. Ground story windows may not be made opaque by window treatments (excepting operable sunscreendevices within the conditioned space). (See Section 607. Signage) A minimum of 80% of the windowsurface shall allow a view into the building interior for a depth of at least 15 feet.c. Shopfronts may extend up to 24 inches beyond the façade or RBL into the dooryard.4. Doorsa. Double-height entryways (those that span more than one story) shall not be permitted.b. Doors shall not be recessed more than 3 feet behind the façade or their shopfronts and, in any case, shallhave a clear view and path to a 45-degree angle past the perpendicular from each side of the door into thestreet-space.September 2011Overland Park Form-Based Code63

607. SignageA. ApplicabilityWhere clearly visible from the street-space. Applicants must obtain allrequired sign permits prior to installation.B. IntentSigns along commercial frontages should be clear, informative to the public anddurable.Signs should be scaled and detailed for this mixed use, pedestrian-oriented areaand not for high speed automobile traffic.Signage that is glaring or too large creates distraction, intrudes into or lessens theurban experience, and creates visual clutter.C. RequirementsRefer to Section 18.440 of the Unified Development Ordinance for specificsignage requirements.The illustrations and statements of subsection B. Intent, are advisory only. Refer tothe Code standards on the following page for the specific prescriptions of this section.64 Overland Park Form-Based CodeSeptember 2011

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608. Lighting & Mechanical EquipmentA. ApplicabilityDistrict wide, except: these standards do not apply to Metcalf Avenue and 75thStreets.B. IntentAppropriate lighting is desirable for night-time visibility, crime deterrence, anddecoration. However, lighting that is too bright or intense creates glare, hindersnight vision, and creates light pollution. Every attempt should be made topreserve the ambiance of the night by applying the appropriate fixtures in thecorrect locations. Streetlighting should occur along all streets providing theappropriate illumination according to the City Streetlighting Resolution. Allmaterials and equipment chosen for lighting fixtures should be durable to agewell without demanding maintenance requirements.The illustrations below are examples ofmechanical equipment arrangementsthat are only acceptable away fromand/or not visible from a street-space(e.g. within an alley or hidden fromview).Mechanical equipment is generally any heating, ventilation, and air conditioning(HVAC) or electrical machinery but also includes air compressors, hoods,mechanical pumps, exterior water heaters, water softeners, utility and telephonecompany transformers, meters or boxes, garbage cans, storage tanks, and similarelements. These elements should not be located in any public areas or be visiblefrom the street. Mechanical equipment should not detract or interfere with thepedestrian space or sight triangle.The illustrations and statements of subsection B. Intent, are advisory only. Refer tothe Code standards on the following page for the specific prescriptions of this section.Not permitted within the street-spaceNot permitted within the street-spaceNot permitted within the street-space66 Overland Park Form-Based CodeSeptember 2011

C. Lighting1. The configuration of streetlighting poles will be based on the street designation.a. For streets designated Major Urban, streetlights shall generally be installed in the median, where amedian exists. Where a median does not exist, the placement of poles shall be on the side of the street andcoordinated with the location of both overhead and underground utilities.b. For all other street designations, streetlight poles shall be a pedestrian scale and will generally be installedon either one or both sides of the street depending on street width. The placement of street trees shall becoordinated with the location of streetlights such that trees are not placed any closer than 15 feet fromany streetlight.2. At the front of the building, exterior lights shall be mounted between 6 feet and 14 feet above the adjacentgrade, or as approved by the Director.3. All lots with alleys shall have lighting fixtures within 5 feet of the alley. These fixtures shall illuminate thealley and not cause glare in adjacent lots.4. Lighting elements shall be specified that provide a more natural spectrum of light such as LED, metal halide,halogen. Low pressure sodium lamps are not allowed. Fluorescent lights (except compact fluorescent bulbs thatscrew into standard sockets) shall not be used on the exterior of buildings. These standards may be updated bythe Director as technologies advance and produce additional equivalent or better lighting elements.5. Security lights may be used to illuminate alleys, parking garages and working (maintenance) areas, but shall beshielded in such a way that they do not shine into other lots, the street-space, or direct light out of the FBCdistrict.6. Flood or uplighting may not be used to illuminate private building walls. Accent lighting may be permittedon civic use buildings, historic buildings, or monuments to highlight architectural features (such as churchsteeples or courthouse domes).7. Site lighting shall be of a design and height and be located as to illuminate only the lot. An exterior lightingplan shall be approved as consistent with these standards by the Director.8. Flashing, traveling, animated, or intermittent lighting shall not be mounted on the exterior of any buildingwhether such lighting is of temporary or long-term duration.9. Lighting for parking garages shall consider Crime Prevention Through Environmental Design (CPTED) intent.10. Holiday Lighting is exempt.D. Mechanical Equipment1. The following shall be placed behind and away from any required building line, may not be stored or locatedwithin any street-space, and shall be screened from view from the street-space: air compressors, mechanicalpumps, exterior water heaters, water softeners, utility and telephone company transformers, meters or boxes,garbage cans, storage tanks, and similar equipment.2. The following shall be screened from pedestrian-level view (5 feet above paved surface) from the alley orcommon drive: air compressors, mechanical pumps, exterior water heaters, water softeners, garbage cans,storage tanks, and similar equipment.3. Roof-mounted equipment shall be placed behind and away from any required building line and be screenedfrom view from the street-space.September 2011Overland Park Form-Based Code67

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Part 7. Parking and Loading Standards701. IntentA. Promote a “park once” environment that will enable people to convenientlypark and access a variety of commercial, residential, and civic enterprises inpedestrian friendly environments by encouraging shared parking.B. Reduce fragmented, uncoordinated, inefficient, reserved single-purpose parking.C. Avoid adverse parking impacts on neighborhoods adjacent to redevelopmentareas.D. Maximize on-street parking.E. Provide flexibility for redevelopment of small sites and for the preservation ofhistoric buildings.F. Increase visibility and accessibility of public parking.G. Promote early prototype projects using flexible and creative incentives.702. Other Applicable RegulationsPervious surfaces approved by the City Engineer are encouraged for surface parkinglots.703. Minimum Parking RequirementsA. Reserved Parking. Reserved parking includes all parking that is not sharedparking.1. Commerce/workshop/civic - There is no requirement (minimum) forreserved parking.2. Residential - A minimum of one parking space per residential unit shall beprovided.B. Shared Parking.1. Commerce/workshop - There are no minimum shared parkingrequirements where the non-residential Gross Floor Area (GFA) is under10,000 square feet. Sites over 10,000 square feet in non-residential GFAshall have a minimum of 1 and 1/4 spaces per 1,000 square feet of nonresidentialGFA provided as shared parking.2. Residential - A minimum of 1/4 parking space per residential unit shall beprovided as shared parking.3. Shared parking shall be designated by appropriate signage and markings(parking shall be clearly visible and accessible to the public) as determinedby the Director.C. Achieving Parking Requirements.1. These parking requirements may be met either on-site or within an 800 footwalking distance of the development.September 2011Overland Park Form-Based Code69

2. Parking shall be located in compliance with the parking setback/regulations for the site on which it is located, as indicated on theregulating plan and/or building envelopment standard.D. Bicycle Parking. Sites and/or projects over 10,000 square feet in land areahave the following requirements:1. For commerce, the developer must provide two bicycle parking racks(2- bike capacity) per 10,000 square feet of commercial floor area.2. For residential, the developer must provide one bicycle parking rack(2- bike capacity) per 10 units. Projects under 10 units shall have norequirement.3. Bicycle parking facilities shall be visible to intended users. The bicycleparking facilities shall not encroach on any area in the public right-ofwayintended for use by pedestrians, nor shall they encroach on anyrequired fire egress.4. On-street bicycle parking spaces (typically along the street treealignment line) may be counted toward the minimum customer/visitor bicycle parking requirement.E. Permissive parking and loading facilities. Nothing in this ordinance shallbe deemed to prevent the voluntary establishment of off-street parking orloading facilities to serve any existing use of land or buildings, in accordancewith all regulations herein governing the location, design, and operation ofsuch facilities.F. Areas exempt from off-street parking requirements. No off-street parkingshall be required for development which occurs in the Form District andis located contiguous with and fronting Santa Fe Drive between 79th and80th Streets.704. Maximum Parking StandardsA. Reserved Parking.Surface and structured parking spaces may be reserved for a specific tenantor unit, provided that the following standards are not exceeded:UseResidentialNonresidentialReserved (non-shared) Spaces (maximum)2.0 per single-family dwelling unit1.0 per one-bedroom multifamily unit2.0 per two- or more-bedroom multifamily unit1.0 per 1,000 non-residential GFA70 Overland Park Form-Based CodeSeptember 2011

B. Shared Parking Limits.1. Any time or hour of the day restrictions on shared parking shall be subjectto approval by the Director. The Director may give approval based on afinding that: the parking is visible and accessible to the public, at least 12hours of public parking are provided in any 24-hour period, and that atleast 8 of those hours are provided during either business or nighttime hoursdepending on whether the Director determines that the primary use will befor commerce or residential uses.2. There are no maximum limits on the amount of shared parking.C. Maximum Surface Parking (refer to DFD Parking Map).1. Within the Core, the total surface parking, shared and reserved, shall notexceed 2 and 1/4 spaces per 1,000 square feet of gross floor area. Outsidethe Core, the total surface parking shall not exceed 3 per 1,000.2. Maximum surface parking standards do not apply to structured orunderground parking.3. Increased Parking - The Planning Commission may increase the requiredparking after considering documentation and/or study provided by theapplicant, staff’s recommendation and giving decisive weight to all relevantfacts. These include but are not limited to the following factors: existingor potential shared parking arrangements; the characterisitcs of the use,including hours of operation and peak parking demands; design andmaintenance of off-street parking that will be provided; and whether theproposed use is new or a small addition to an existing use.705. Special Parking StandardsA. Joint ParkingSites abutting one another shall physically connect their surface parking areas atthe lot line to create connecting drive aisles. Where such surface parking areaslie within 50 feet of one another, a mutual access easement acceptable to theDirector shall be executed. Site configurations existing pre-Code (2010) areexempt from this requirement.B. On-Street Parking1. A parking space located on a public street may be included in thecalculation of shared parking requirements if it is adjacent to the buildingsite (where more than 50% of the space is fronting).2. Each on-street parking space may only be counted once.September 2011Overland Park Form-Based Code71

C. Off-Site Parking1. Off-site parking must be located within a walking distance of 800 feetfrom the site it is serving.2. The off-site parking shall be located within the Form District.3. The off-site parking must be the subject of a long-term lease approvedas to form by the City Attorney, or permanently dedicated for off-siteparking use.D. Tandem Parking1. Tandem parking is only allowed for:a. Single-family residential projects; andb. Multifamily projects and the residential component of mixed useprojects.2. Two parking spaces in tandem shall have a combined minimumdimension of 9 feet in width by 34 feet in length.3. Up to 75% of the total required off-street parking spaces provided mayincorporate tandem parking.4. Tandem spaces shall be assigned to the same dwelling unit. Tandemparking shall not be used to provide guest parking.706. Surface Parking Lot Plantings for NewDevelopmentA. The edge of any surface parking lot adjacent to a street-space shall beplanted with canopy shade trees from the Tree Lists in Part 5. Urban SpaceStandards, placed at an average distance not to exceed 30 feet on center andaligned parallel 3 to 7 feet behind the RBL/street wall.B. The edge of any surface parking lot adjacent to a single-family residential(detached or attached) lot shall be planted with canopy shade trees from theTree Lists in Part 5. Urban Space Standards, placed at an average distancenot to exceed 40 feet on center and aligned parallel 3 to 7 feet behind thecommon lot line.C. Edges along a common lot line shall have a street wall, garden wall orprivacy fence.707. Loading FacilitiesA. No loading facilities are required.B. Where loading facilities are provided, they shall be located to the rear andalley or common drive side of buildings.72 Overland Park Form-Based CodeSeptember 2011

Part 8. Building Functions801. General ProvisionsA. Permitted UseUses are grouped into categories. Permitted uses by building envelopestandard frontage are shown in Section 802. Use Table. The categoriesin the use table are listed in Section 804. Development and PerformanceStandards.B. Use Determination1. Administrator Responsibility. The Director is responsible forcategorizing all uses. If a proposed use is not listed in a use category,but can be said to be reasonably similar in impact on the Form Districtto a listed use, the Director shall treat the proposed use as a use underthat category. If a proposed use is not listed in a use category, and isfundamentally different from any other listed use, the use shall beprohibited.2. Uses Not Specifically Listed. When determining whether a proposed useis similar to a use listed in Section 804. Development and PerformanceStandards, the Director shall consider the following criteria:a. The actual or projected characteristics of the proposed activity inrelationship to the stated characteristics of each use.b. Types of vehicles used and their parking and/or loadingrequirements.c. The likely impact on surrounding properties.d. The intent of the Form District.September 2011Overland Park Form-Based Code73

802. Use TableThe use table identifies the uses allowed in the respective BES (building envelope standard) frontages.BUILDING ENVELOPE STANDARDSGround StoryUpper StoryGround StoryDetachedUpper StoryGround StoryUpper StoryGround StoryGeneralUrbanGeneralStorefrontTownhouse/Small AptWorkshopUSE CATEGORYUpper StoryAll StoriesAdditional StandardsRESIDENTIALHousehold Living • • • • • Sec. 804.B.1-2Group Living See City for SpecificationsOffice • • • • • •Overnight Lodging • • Sec. 804.DRecreation/Entertainment • • Sec. 804.E.1-6Vehicle Sales • • • • Sec. 804.E.6COMMERCEPassenger terminal • • •Day Care • • • • • See City for SpecificationsRetail Sales & Service • • Sec. 804.E.2, 3, 6Restaurant/Bar • • Sec. 804.E.1-5Gas Station/Auto Repair Sec. 804.FLight Industrial & Manufacturing • •Research & Development • • • •WORKSHOPWholesale/Warehouse/Distribution• •Self-service storage • •See City for SpecificationsGas Station/Auto Repair Sec. 804.FCIVIC See Part 9. Definitions • • • • • Sec. 804.CKey: •= Permitted = Additional Regulations Apply Blank Cell = Not Permitted74 Overland Park Form-Based CodeSeptember 2011

803. Use CategoriesA. Residential Use Categories1. Household Livinga. One- and two-family dwellingsb. Multi-family dwellingsc. Elderly housing2. Group Livinga. Assisted Livingb. Boarding house, rooming house, lodging housec. Hospiced. Dormitorye. Monastery/conventf. Nursing homeg. Transitional homeB. Commerce Use Categories1. Any use permitted in District CP-2, subject to applicable developmentand performance standards, except for those differences listed below.2. Hotels and Lodging3. Auditoriums and arenas4. Conference facilities and convention centers5. Communication antennas mounted on existing structuresC. Workshop Use CategoriesAny use permitted in Districts CP-3 and BP, subject to applicable developmentand performance standards.D. Civic Use Categories1. See Part 9. Definitions: Civic Use2. College, community college, university3. Museum, library, auditorium, arena4. Places of worship including church, mosque, synagogue, temple5. Police, fire, EMS station, substation6. Public or private (K-12) school7. Neighborhood arts center, Community Center or similar communityfacility (public)8. Farmers Market9. Designated historic structuresSeptember 2011Overland Park Form-Based Code75

804. Development and Performance StandardsA. General1. All permitted uses shall meet Section 402. General Provisions and thosestandards specified in the applicable individual building envelopestandard pages.2. No civic, commerce or workshop use is permitted above aresidential use.3. Businesses providing drive-up services shall not have a drive-throughlane or service window that abuts or faces a street-space.4. No smoke, radiation, vibration or concussion, heat or glare shall beproduced that is perceptible outside a building, and no dust, fly ash orgas that is toxic, caustic or obviously injurious to humans or propertyshall be produced.5. Communication antennas may be installed on any existing structure(such as a building, utility pole, water tower etc., but excluding singlefamilyresidences and accessory uses) 3 stories in height or greaterbut no less than 45 feet provided that the additional antennas shalladd no more than 20 feet to the height of said existing structure.Communication antennas which are architecturally compatible tothe building architecture may locate on non-residential buildings lessthan 3 stories or 45 feet in height, subject to receiving a Certificateof Conformity. Associated equipment may be permitted on the roof solong as it is screened from view in accordance with Ordinance Section18.450.100. Ground-mounted equipment is subject to the performancestandards outlined in Ordinance Section 18.395.070 (H-N).B. Residential1. See the General Urban bes for configuration requirements for groundstory residential uses.2. A lobby serving an upper story residential use is permitted on theground story of a General Storefront site.3. For Workshop sites, residential use is permitted on the top story orupper most story only and shall not exceed 25% of the gross floor areaof the entire building.C. CivicBuildings that house civic uses located on civic sites specifically designatedon the regulating plan are not subject to Part 4. Building EnvelopeStandards, or Part 6. Architectural Standards.D. Overnight Lodging1. A lobby serving an upper story overnight lodging use is permitted onthe ground story of any General Storefront site.2. For detached frontages, only Bed & Breakfast types are permitted.76 Overland Park Form-Based CodeSeptember 2011

E. Restaurant/Bar, Retail Sales1. Outdoor eating areas for eating/drinking establishments shall be allowedon the public sidewalk in General Urban and/or Storefront frontages,subject to:a. the provision of a minimum clear width of 5 feet within the clearwalkway area; andb. a joint use of R.O.W. agreement.2. An eating/drinking establishment or retail use is permitted in thesecond story of a General Storefront or General Urban site provided itis an extension equal to or less than the area of the same ground storyuse.3. An eating/drinking establishment or retail use is permitted in thesecond stories or rooftop of a General Storefront and General Urbansites. For rooftop locations the use shall be set back from any commonlot line by at least 20 feet.4. The sale and consumption of cereal malt beverages and alcoholicliquor shall be subject to the provisions set out in Ordinance Section18.260.050, and as required in Chapters 5.12, 5.20, and 5.48 of theOverland Park Municipal Code, as applicable.5. Clubs and drinking establishments are required to obtain a Special UsePermit if the walls of the facility are within 200 feet of a residentialzoned property which is not included in the Form District.6. No merchandise (including motorcycles, scooters, and automotives)may be left within the street-space when the business is not open.7. Only merchandise or a commodity manufactured on premise may besold in the ground story of a Workshop site.F. Gas Station/Auto RepairA gas station or auto repair shop may be permitted, subject to the following:1. The use shall not include the display and rental of cargo trailers, trucks,or similar uses;2. The storage or junking of wrecked motor vehicles (whether capable ofmovement or not) is prohibited.September 2011Overland Park Form-Based Code77

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Part 9. Definitions901. Defined TermsThe following terms are defined for the purpose of this Code. Terms not definedhere may be defined elsewhere in the City of Overland Park Zoning Ordinance.In such case, the definition contained in the Zoning Ordinance shall be used.Certain terms in this Code are used in very specific ways, often excluding someof the meanings of common usage. Where there is an apparent conflict orcontradiction, the definition herein shall prevail.Accessory Unit. A building or addition for living purposes (maximum footprint of650 square feet—or the footprint of the main structure for english basementtype accessory units) that is not the primary structure or principal dwellingunit on a lot, that can be used as additional residential or home occupationspace.Alley/Alley Access Easement. The public right-of-way or easement for vehicles andpedestrians within a block that provides access to the rear or side of properties,vehicle parking (e.g., garages), utility meters, recycling containers, and garbagebins.Attic Story. Habitable space situated within the structure of a pitched roof andabove the uppermost story. They are permitted for all BES sites and do notcount against the maximum story height or ultimate height limits of their BES.On the RBL/facade side of the roof-pitch attic stories may have windowsonly via dormers and windows in gable-ends (block interior elevations are notso restricted).Balcony. An exterior platform attached to the upper floors of the building façade(forward of the required building line). Balconies, where specified in thebuilding envelope standards, must be enclosed by balustrades (railings) andshall not be otherwise enclosed, above a height of 42 inches, except with insectscreening and/or columns/posts supporting a roof or connecting with anotherbalcony above. Balconies may be a single floor platform or multiple platformsstacked at the upper story levels.Bay Window. Generally, a U-shaped enclosure extending the interior space ofthe building outward of the facade/required building line (along itsstreet-space side). The minimum interior clear width at the main wall shallbe 4 feet. Bay windows shall not project more than 42 inches beyond therequired building line; and walls and windows shall be between 90 degrees(perpendicular) and 0 degrees (parallel) relative to the primary building wallfrom which they project.Block. An increment of land comprised of lots, alleys and tracts circumscribedand not traversed by streets (pedestrian pathways excepted). Blocks shall bemeasured at the required building line (RBL).Block Corner. The outside corner of a block at the intersection of any two streetspaces(the RBLs). Inside corners, where the resulting angle formed by the blockface is less than 180 degrees (concave) are not considered block corners forthe purposes of this Code.September 2011Overland Park Form-Based Code79

Buildable Area. The area of the lot that building(s) may occupy, which includesthe area of the lot behind the required building line as designated by thebuilding envelope standard. The buildable area sets the limits of thebuilding footprint now and in the future—any additions shall be within thespecified buildable area.Building Corner. The outside corner of a building where the primary building massis within an angle less than 180 degrees. Inside corners, where the exterior spaceof the building mass forms an angle of more than 180 degrees are not consideredbuilding corners for the purposes of this Code.Building Envelope Standards (BES). The part of this Code that establishesbasic parameters regulating building form, including the envelope (in threedimensions), placement and certain permitted/required building elements,such as storefronts, balconies, and street walls. The building envelopestandards establish both the boundaries within which things may be doneand specific things that must be done. The applicable building envelopestandards for a site is determined by its street frontage as per theregulating plan. This produces a coherent street-space and allows thebuilding owner greater freedom behind the façade.Building Face. See Façade.Building Lot Limit (Lot Building Limit). A line delineating the outer edge of thebuildable area, generally to the rear of a lot away from the required buildingline. Where designated on the regulating plan, this shall supercede thebuilding envelope standards minimum setbacks.Civic Green or Square. A public open space designated on the regulating plan.The term square is generally used to describe spaces that have more paved surfacearea. The term civic green is generally used to describe a formally configuredsmall public lawn or park that is primarily unpaved. Civic greens and squaresdo not include active recreation structures such as ballfields and courts. See theUrban Space Standards for the specific controls on squares and civic greens.Civic Use. For the purpose of this Code, civic uses include: meeting halls;libraries; schools; police and fire stations; post offices (retail operations only,no primary distribution facilities); places of worship; museums; cultural, visualand performing art centers; transit centers; government functions open for thepublic; and, other similar community uses. Public ownership alone does notconstitute civic use.Civic Use Buildings. Those buildings that house strictly civic uses or historicallyand urbanistically significant structures designated on the regulating plan.Civic use buildings and publicly-owned public art are not subject to thebuilding envelope standard prescriptions of this Code. See also civic use.Clear Walkway. An area within a street-space, this portion of the sidewalk shallremain clear of obstructions and allow public passage. The clear walkwaywidth is specified in the Street Type Specifications.80 Overland Park Form-Based CodeSeptember 2011

Commerce Use. For the purpose of this Code, commerce uses shall be consideredto encompass all of the by-right uses included in the commercial zoning districtsof the Unified Development Ordinance, and all of the civic uses defined above,except transit centers. Hotels and lodging shall be considered a commerce use.Common Drive. The public right-of-way or easement for vehicles and pedestrianswithin a block that provides access to the rear or side of properties, vehicleparking (e.g., garages), utility meters, recycling containers, and garbage bins. Theconfiguration of a common drive designated on the regulating plan is notexact, and may be negotiated during the approval process, but a through-blockconnection must be provided. Common drives are generally treated the same asalleys in this Code.Common Lot Lines. Lot lines shared by adjacent private lots.Comparative Pedestrian Crossing. The measured distance, shown on the StreetType Specifications, that a pedestrian would be within an automobile travellane (or turning movement) while crossing a street. A crossing time is calculatedbased on a pedestrian speed of 3.5 feet per second (a generally accepted urbanaverage). This distance/time is calculated in order to provide a relative gauge ofthe comfort level for pedestrians crossing the street.Complete and Discrete Facade Composition. The facade articulation that breaksdown the apparent scale of a large building into smaller apparent pieces. Thegoal/intent is ‘human scale’ for the street-space. The objective requirements ofthe complete and discrete facade composition section of the Code regulateand ensure that scalar break-down. “Façade composition” is the arrangementand proportion of facade materials and elements (windows, doors, columns,pilasters, materials, bays). “Complete and discrete” is much like the façade of anew building.Conservation Line. A line established to guarantee the preservation of designatednatural areas. Land beyond the conservation line shall not be built uponpaved, driven on, re-graded or otherwise disturbed, except as specified in aregulating plan.Corner Lot. A lot in which one side lot line is adjacent to a street or street-space.Special building placement, fencing and landscape requirements may apply.Covered Sidewalk. A roofed or built structure attached to the façade and extendingbeyond the required building line and over the sidewalk or square, opento the street-space except for supporting columns, piers, or arches. Coveredsidewalks shall have a minimum clear height of 13 feet (signage or lighting mayencroach) and a minimum clear width (from façade or required buildingline) to inside column face of 10 feet. The area within a covered sidewalkshall include a clear walkway. (See building envelope standards forcomplete specifications.)Detached Frontage Building. Building form and functions resulting from/asdetermined by the detached building envelope standard as indicated on theregulating plan.September 2011Overland Park Form-Based Code81

Dooryard. The area within the street-space between the façade of the building(generally the required building line) and the clear walkway area of thesidewalk. Stoops, balconies, bay windows, and, for appropriate commerceuses, temporary displays or café seating, and other encroachments as specifiedby the Planning Director may be placed within the dooryard area. Thedooryard area is designated in the Street Type Specifications.Dormers. Roofed ancillary structures with windows providing light and air tohabitable space within the roof. Dormers are permitted and do not constitutea story (for height measurement purposes) so long as: they do not break theprimary eave line, are individually less than 15 feet wide, and are collectively notmore than 60% of their required building line façade length.Eave Height. Eave height shall be measured at the bottom of the top layer ofroofing material at its outermost point from the building wall.English Basement. A habitable floor level below the first floor that is partially aboveand below grade. The ceiling of an english basement is at least 3 feet abovesidewalk grade with windows and an entry with direct street-space access.English basement units do not count against the story height limit but docount against the ultimate height measurement.Equivalent or Better. A building material or construction technique that has beendetermined, by the Director, to be at least equal to, in appearance, durability,etc., or surpassing those expressly permitted herein.Façade (Building Face). The building elevation facing the street-space orrequired building line. Building walls facing private interior courts, commonlot lines, alleys, and common drives are not façades.Façade Composition. The arrangement and proportion of materials and buildingelements (windows, doors, columns, pilasters, bays) on a given façade.Fenestration. Openings in the building wall, including windows and doors,allowing light and views between interior (private realm) and exterior (publicrealm). Fenestration is measured as glass area (including mullions and similarwindow frame elements with a dimension less than 1 inch) and/or as open area.First Floor. See Ground Story.Front Porch. The ground floor platform attached to the façade or requiredbuilding line side of the main building. Required front porches, wherespecified in the building envelope standards, must be roofed and enclosedby balustrades (railings) and posts that extend up to the roof and shall not beotherwise enclosed, above a height of 42 inches, except with insect screening. Afront porch may have a single ground floor platform or two to three platformsstacked at the ground and upper story levels.Front Yard. An open space required by certain building envelope standardsextending across the entire width of the lot between the façade and the clearwalkway area of the sidewalk. Where double frontage or corner lots exist, anyrequired front yard shall be provided on both streets. This area is contiguouswith the street-space, and includes any front porch.82 Overland Park Form-Based CodeSeptember 2011

Front Yard Fence. The wood (picket), wrought iron fence, or masonry wall, between30 and 40 inches in height, located along and surrounding the front yard(generally 1 foot behind and parallel to the dooryard/clear walkway line ofprivate lots and also along common lot lines to a point not more than 10 feetback from the required building line.Functional Area of an Intersection. The physical area of a public street intersection(defined by the furthest extent of all curb return radii at the intersection), plusthe longitudinal limits of any existing or planned auxiliary lanes, including anydeceleration tapers. Refer to Figure 1 for an illustration of the functional areaof an intersection.Garden Wall. A masonry wall defining a property line or delineating a privatearea. Shall be set back (or forward) not more than 8 inches from the specifiedrequired building line in the regulating plan or building formstandards. (For height and gate specifications, see the building formstandards.) A garden wall may serve as a front yard fence.General Storefront Frontage Building. Building form and functions resultingfrom/as determined by the Storefront section of the General Urban buildingenvelope standard as indicated on the regulating plan.General Urban Frontage Building. Building form and functions resulting from/asdetermined by the General Urban building envelope standard as indicatedon the regulating plan.Ground Story. The first habitable level of a building at/or above grade. Forcommerce uses, at least two-thirds of the finished floor elevation within 30feet of the required building line shall be within 18 inches of the adjacentfronting sidewalk level. When a residential use occupies the ground story,the finished floor elevation shall be at least 3 feet above the fronting sidewalkelevation, unless otherwise specified in the building envelope standards. Thenext story above the ground story is the second floor or story.September 2011Overland Park Form-Based Code83

Light Industrial Use. For the purpose of this Code, light industrial uses shall beconsidered to encompass all of the uses allowed by-right and with a special usepermit in the industrial zoning districts of the Unified Development Ordinance.Live-Work. Where designated on the regulating plan, a townhouse is permittedto contain commerce uses where it has its ground story configured as ashopfront.Mezzanine. An intermediate level between the ground story and the secondstory. It is set back from the RBL at least 20 feet and may be in the form of aplatform, podium, or wide balcony. Its uses shall be limited to a continuation ofthe ground story uses.Open Area. See Private Open Area.Parapet Height. Where used to limit building height in this Code, parapet heightshall be measured at the top of the parapet, including any coping. An additional3 feet in height by 12 feet in width or 15% of the façade, whichever is greater,is permitted for a section of the parapet to emphasize the building’s primarystreet entry or a block corner.Parking Setback Line. A line or plane indicated on the regulating plan whichextends vertically up from the ground story floor level (unless otherwise notedon the regulating plan or BES) and is generally parallel to the requiredbuilding line. The parking setback line is typically 30 feet behind therequired building line unless otherwise designated on the regulatingplan. All parking shall be set back behind this line, excepting where it is belowgrade. The parking setback line is a permissive minimum distance from therequired building line and parking may be placed anywhere within the lotbehind this line, except where otherwise specified in this Code.Pedestrian Pathway. An interconnecting paved way providing pedestrian andbicycle passage through blocks running from a street-space to anotherstreet-space, an alley or an interior block parking area. The area within apedestrian pathway shall be a public access easement or public right-of-way.Plaza. See Civic Green.Privacy Fence. An opaque fence made of wood or masonry (not chain link orany other type of rolled fence) along alleys, common drives, pedestrianpathways, and common lot lines (where more than 10 feet behind therequired building line). See the building envelope standards for heightspecifications.Private Open Area. An occupiable area within the buildable area and behind theparking setback line, accessible only to occupants of the particular buildingor site, and (primarily) open to the sky. Additional specifications for the privateopen area may be included in each building envelope standard. Privateopen area shall not be built-upon, used to satisfy minimum stormwater BestManagement Practice area (if thereby excluding tenant occupation), parked ordriven upon (except for emergency access). Up to 33% of the required openarea may be satisfied through the balconies of individual units. Where it is notspecified as “at grade” in the BES, private open area may be configured as aroof terrace, raised court, or patio/deck.84 Overland Park Form-Based CodeSeptember 2011

Regulating Plan. The implementing site plan for the development of the FormDistrict under this Code. Regulating plans allocate the building envelopestandards and street types and provide specific information for the dispositionof each building site. The regulating plan also shows how each site relates toadjacent street-spaces, the overall district, and the surrounding neighborhoods.Required Building Line (RBL). A line or plane indicated on the regulating plan,defining the street frontage which extends vertically and generally parallel tothe street, at which the building shall be placed. The façade shall occur on therequired building line - this is a requirement, not a permissive minimum.The minimum length and height of façade that is required at the RBL is shownon the appropriate building envelope standard.Residential Use. Residential uses shall be considered to encompass all of the usesallowed by-right and with a special use permit in the residential zoning districtsas defined in the Unified Development Ordinance.Retail Use. Includes the following:Retail Service. Establishments providing services, as opposed to products, to thegeneral public, including restaurants, hotels and motels, finance, real estate andinsurance, travel agencies, health and educational services, and galleries; as wellas personal services as defined in the Unified Development Ordinance.Retail Sales. Establishments wherein the primary use is the sale of merchandisefor use or consumption by the immediate purchaser.Shopfront (Storefront). That portion of the ground story façade fenestrationintended for marketing or merchandising of commerce uses and allowingvisibility between the sidewalk and the interior space. For regulating plandesignated General Urban and General Storefront frontages, the shopfront(including the window glass and supporting structure - frames, sills, muntins,mullions, lintels, etc., whose vertical framing elements are not more that7 inches in cross section) may encroach up to 2 feet into the dooryard.shopfronts have a minimum 50% fenestration level.Sidewing. The portion of a building extending along a common lot line towardthe alley or rear of the lot.Small Apartment. See Townhouse/Small Apartment Frontage Building.Square. See Civic Green.Stoop. An entry platform on the façade of a building. Stoops may be roofed, butthey shall not be enclosed. (See the individual building envelope standardsfor specifications.)Story (Story Height). That space within a building and above grade that is situatedbetween one floor level and the floor level next above, or if there is no floorabove, the ceiling or roof above. Story height parameters are as specified bythe appropriate building envelope standard.Street Frontage. That portion of the lot or building that is coincident with therequired building line as required by this Code.September 2011Overland Park Form-Based Code85

Streetlight. A luminaire and pole support installed in the street-space, along thestreet tree alignment line or median, unless otherwise designated on theregulating plan. Lighting standards for street-spaces, alleys and commondrives should be developed to meet the minimum standards of the IlluminatingEngineering Society of North American (IESNA), and the City of OverlandPark Streetlighting Resolution.Street-Space. All space between fronting required building lines (streets,squares, plazas, pedestrian pathways, civic greens, sidewalks, quadrangles,parks)—including any transit service operator passenger platform—but notgarage entries or alleys.Street Tree. A tree required per this Code and listed in the Street Tree List locatedin Urban Space Standards that is of a proven hardy and drought tolerant speciesand large enough to form a canopy with sufficient clear trunk to allow traffic topass under unimpeded.Street Tree Alignment Line. A line along which street trees shall be planted andstreetlights and other such infrastructure are to be placed. It is generallyparallel with the street-space and, unless otherwise shown in the Street TypeSpecifications, is:- for tree lawns of 7 feet or less, 3 feet from the back-of-curb.- for tree lawns greater than 7 feet, 4 feet from the back-of-curb or the treelawn centerline, whichever is closer to the street-space centerline.- the street tree alignment line for center medians less than 20 feet wide istheir centerline.Street Wall. A masonry wall set back not more than 8 inches from the requiredbuilding line which assists in the definition of the street-space in the absenceof a building. See the building envelope standards for height and gatespecifications.Townhouse/Small Apartment Frontage Building. Building form and functionsresulting from/as determined by the Townhouse/Small Apartment buildingenvelope standard indicated on the regulating plan. A Townhouse is thefee-simple configuration of this frontage.Tree Lawn (Tree Trench). A continuous strip of soil area—typically covered withgrass, other vegetation, bridging pavement, or sometimes porous pavers—located between the back of curb and the clear sidewalk area, and usedfor planting street trees and configured to foster healthy street tree rootsystems. Tree lawn dimensions are specified in the Street Type Specifications.Where Clearly Visible from the Street-Space. Many requirements of this Codeapply only where the subject is “clearly visible from the street-space.”(Note that the definition of street-space includes squares, civic greens,pedestrian pathways, parks, and all public space except alleys and commondrives.) A building element more than 40 feet from a required building lineor street-space is by definition not clearly visible from the street-space(such as elements facing a common lot line). Also, common or party wallsare by definition not clearly visible from the street-space. This does notexempt vehicle parking lots or parking structures from any building envelopestandard requirements.86 Overland Park Form-Based CodeSeptember 2011

Workshop Frontage Building. Building form and functions resulting from/asdetermined by the Workshop building envelope standard indicated on theregulating plan.Workshop Use. For the purpose of this Code, workshop uses shall be consideredto encompass all of the uses allowed by-right and with a special use permit inthe Districts CP-3 and BP zoning districts of the City of Overland Park ZoningOrdinance, subject to applicable development and performance standards.September 2011Overland Park Form-Based Code87

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