Zoning › Kansas › Johnson County › Overland Park

Overland Park, KS Zoning

Euclidean-zoning. 17 districts · 9 overlays · 3 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
letter-code

Overland Park uses letter codes for all districts. Residential: A, RE, R-1, R-1A, R-2, R-3. Residential planned variants have RP- prefix. Commercial: C-O, C-1, C-2, C-3. Industrial: M-1, M-2. No number-encoded lot size or density in district codes. Naming convention is unambiguously letter-code (no formula derivable from district suffix).

Worth knowing
  • Overland Park has both conventional and planned variants for most districts (e.g. R-1 and RP-1). Planned variants follow same dimensional standards but require development plan approval and are zoned parcel-specifically. Only conventional districts enumerated in base_districts here; planned variants add no different dimensional standards unless otherwise noted.
  • MXD (Planned Mixed Use) and DFD (Downtown Form-Based Code) districts exist per §18.150.010 but their dimensional standards are governed by separate adopted design standards documents (MUDS, DFD) not fully extractable from the UDO text. Noted as overlays.
  • Parking standards were substantially revised by Ord. ZRR-3373 (2023), moving to a range-based parking system with Area A (more urbanized) and Area B (suburban) tiers per §18.430.150 and §18.430.160.

+ 2 more in Quirks & notes

Districts

res_sf 6res_mf 4com 4ind 3
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
AAgricultural Districtres_sf871,200 sf[4]35 ft[5]——0.05[6]2[7]50[1] / 25[2] / 75[3]
REResidential Estates Districtres_sf43,560 sf[11]35 ft[12]——1[13]2[14]50[8] / 25[9] / 75[10]
R-1Single-Family Residential Districtres_sf8,000 sf[18]35 ft[19]———2[20]20[15] / 7[16] / 25[17]
R-1ASmall-Lot Single-Family Residential Districtres_sf5,000 sf[24]35 ft[25]———2[26]15[21] / 6[22] / 25[23]
R-2Two-Family Residential Districtres_sf8,000 sf[30]35 ft[31]———2[32]20[27] / 7[28] / 25[29]
R-3Garden Apartment Districtres_mf—35 ft[36]50[37]—12.4[38]1[39]10[33] / 15[34] / 15[35]
RP-4Planned Cluster Housing Districtres_mf—35 ft[43]60[44]—7.3[45]1[46]10[40] / 10[41] / 10[42]
RP-5Planned Apartment House Districtres_mf—45 ft[50]60[51]—16.4[52]1[53]10[47] / 15[48] / 15[49]
RP-6Planned High-Rise Apartment Districtres_mf——[57]70[58]—43.6[59]1[60]10[54] / 20[55] / 20[56]
C-OOffice Building Districtcom—30 ft[64]———1.5[65]10[61] / 7[62] / 30[63]
C-1Restricted Business Districtcom—40 ft[69]———1.5[70]10[66] / 0[67] / 0[68]
C-2General Business Districtcom—40 ft[74]———1.5[75]10[71] / 0[72] / 0[73]
C-3Commercial Districtcom—40 ft[79]———1.5[80]10[76] / 0[77] / 0[78]
BPBusiness Park Districtind—40 ft[84]———1.5[85]50[81] / 20[82] / 20[83]
M-1Industrial Park Districtind—35 ft[89]———1.5[90]50[86] / 10[87] / 15[88]
M-2General Industrial Districtind—35 ft[94]———1.5[95]30[91] / 10[92] / 20[93]
MHPMobile Home Park Districtres_sf——————— / — / —

Confidence: confirmed partial under review not found

Overlays

SFHA
Special Flood Hazard Area (Floodplain Management Overlay)
FP
§18.360 — Floodplain Management Ordinance; FIRM dated August 3, 2009 and subsequent LOMC per §18.360.405

Properties within FEMA-designated Special Flood Hazard Areas per adopted FIRM (August 3, 2009). City participates in National Flood Insurance Program (NFIP) per §18.360.400.

SCR
Stream Corridor Requirements
ENV
§18.365 — Stream Corridor Requirements

Properties abutting or containing designated stream corridors as delineated per §18.365.050

AAO
Airport Area Overlay District
AP
§18.110.160 (definitions amended section) — Airport Overlay District Zones; references Johnson County Planning Office Overlay District Zoning Map

Properties within Airport Overlay District Zones as delineated on the official Overlay District Zoning Map prepared by Johnson County Planning Office. Applied via incorporation of Johnson County Zoning & Subdivision Regulations per §18.100.120.

HP
Historic Preservation Overlay
HP
not_found

not_found

TOD
Transit-Oriented Development Overlay
TOD
not_found

not_found

AHB
Affordable Housing Bonus
AH
not_found

not_found

CBD
Downtown/CBD Overlay
DT
§18.100.049 — Downtown Form-Based Code (DFD) adopted by reference; §18.150.010 — DFD listed as planned zoning district

Properties within the DFD (Downtown Form District) boundary as mapped per Downtown Form-Based Code

COR
Corridor/Highway Overlay
COR
not_found

not_found

AICUZ
AICUZ / Military Installation
MIL
not_found

not_found

State preemptions

KS-12-758happlies
Qualifying condition
K.S.A. 12-758(h) applies to all Kansas cities — Overland Park is a first-class city incorporated under Kansas law, exercising zoning authority under K.S.A. 12-741 et seq. per §18.100.020 of the UDO. No threshold or geographic condition required; the law applies universally to all Kansas municipal zoning ordinances.
Source
UDO §18.100.020; K.S.A. 12-758(h); preemptions.md reviewed 2026-05-18
Effect
City may not exclude manufactured homes (meeting HUD Code) from residential districts solely on manufactured-housing status. City may apply generally applicable standards (roof pitch, foundation, width). MHP district designation for park-level mobile home zoning remains permissible.
KS-12-753applies
Qualifying condition
K.S.A. 12-753 protest-petition supermajority provision applies to all Kansas city zoning amendments. Overland Park's UDO is adopted pursuant to K.S.A. 12-741 et seq. per §18.100.020, making the procedural requirements of K.S.A. 12-753 applicable: a qualifying protest petition by adjacent owners controlling ≥20% of affected frontage requires a 3/4 supermajority of the Governing Body to adopt a text or map amendment.
Source
UDO §18.100.020; K.S.A. 12-753; preemptions.md
Effect
Procedural constraint on text/map amendments when protest petition filed. Does not preempt substantive dimensional or use standards.
KS-12-747applies
Qualifying condition
K.S.A. 12-747 requires a comprehensive plan before zoning regulation may be adopted. Overland Park has adopted FrameworkOP as its current comprehensive plan (referenced in §18.150.030 Conformance to Comprehensive Plan and in the UDO Update preamble). The comprehensive-plan-first requirement is satisfied.
Source
UDO §18.150.030; opkansas.org UDO Update page referencing FrameworkOP comprehensive plan; preemptions.md
Effect
Procedural requirement: comprehensive plan required before zoning regulation; does not preempt substantive standards.

Adopted building codes

No statewide code

IBC
Local adoption
IRC
2018
NEC
2008
IFC
Local
IECC (Residential)
Local
IECC (Commercial)
Local

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2024-11-04amendment effective
2023-01-09amendment effective

Quirks & notes

  • Overland Park has both conventional and planned variants for most districts (e.g. R-1 and RP-1). Planned variants follow same dimensional standards but require development plan approval and are zoned parcel-specifically. Only conventional districts enumerated in base_districts here; planned variants add no different dimensional standards unless otherwise noted.
  • MXD (Planned Mixed Use) and DFD (Downtown Form-Based Code) districts exist per §18.150.010 but their dimensional standards are governed by separate adopted design standards documents (MUDS, DFD) not fully extractable from the UDO text. Noted as overlays.
  • Parking standards were substantially revised by Ord. ZRR-3373 (2023), moving to a range-based parking system with Area A (more urbanized) and Area B (suburban) tiers per §18.430.150 and §18.430.160.
  • UDO update process ongoing as of 2026: city announced a 2-year UDO update aligned with FrameworkOP (2045 comp plan). Check opkansas.org for adopted amendments after Ord. ZRR-3461 (Nov 2024).
  • Airport Area Overlay District is incorporated by reference from Johnson County planning regulations per §18.100.120 and §18.100.160; specific zone boundaries and height limits require Johnson County Airport Zoning Map (on file at Johnson County Planning Office).

Formulas

Definitions

height
Vertical distance from average ground elevation adjacent to building to highest point of building. For Airport Overlay zones: datum is mean sea level.
lot_coverage
Building footprint / lot area.
far
Not explicitly used as a separate regulatory metric in Overland Park UDO; density in residential districts expressed as min lot area per dwelling unit or net site area per unit.
du_ac
Derived from net site area per unit (e.g. 3,500 sf/unit = 12.4 du/ac for R-3).
setback_front
Distance from front property line to nearest main structure face.
setback_side
Distance from side property line to nearest structure face.
setback_rear
Distance from rear property line to nearest structure face.
parking
Spaces per dwelling unit or per 1,000 sf GBA per §18.430.150.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage_pct (where applicable)
max_units
lot_area_sf / min_net_site_area_per_unit (multi-family districts)
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Title 18 — Unified Development Ordinance
Ordinance ZRR-3461 (2024) · retrieved 2026-05-26
Citations
  1. [1] §18.160.030(B) — Minimum front yard 50 feet
  2. [2] §18.160.030(C) — Minimum side yard 25 feet
  3. [3] §18.160.030(D) — Minimum rear yard 75 feet
  4. [4] §18.160.030(H) — 20 acres per dwelling
  5. [5] §18.160.030(A)(1) — residences 2-1/2 stories, not exceeding 35 feet; agricultural structures 50 ft
  6. [6] §18.160.030(H) — 20 acres per dwelling = 0.05 du/ac
  7. [7] §18.430.150 — A district: 2 off-street per dwelling
  8. [8] §18.170.030(B) — Minimum front yard 50 feet
  9. [9] §18.170.030(C) — Minimum side yard 25 feet
  10. [10] §18.170.030(D) — Minimum rear yard 75 feet
  11. [11] §18.170.030(G) — minimum lot area per dwelling: one acre (43,560 sq ft)
  12. [12] §18.170.030(A)(1) — residences: two and one-half stories, not exceeding 35 feet
  13. [13] §18.170.030(G) — 1 acre/dwelling = 1.0 du/ac max
  14. [14] §18.430.150 — RE: 2 off-street per dwelling (1 must be covered)
  15. [15] §18.180.030(B)(1) — Minimum front yard 20 feet (30 ft if preliminary platted prior to Jan 1 2010)
  16. [16] §18.180.030(C)(2) — No side yard less than 7 feet; total both sides not less than 20% of lot width, no yard need exceed 15 ft
  17. [17] §18.180.030(D) — Minimum rear yard 25 feet
  18. [18] §18.180.030(G) — Minimum lot area per dwelling: 8,000 square feet
  19. [19] §18.180.030(A)(1) — Residences: two and one-half stories, not exceeding 35 feet
  20. [20] §18.430.150 — R-1: 2 off-street per dwelling (1 must be covered); exception for portfolio home designs
  21. [21] §18.190.030(B)(1) — 15 feet from property line if fronting public street
  22. [22] §18.190.030(C)(1) — 6 feet on both sides; or 12 ft one side in zero lot line subdivision
  23. [23] §18.190.030(D) — Minimum rear yard 25 feet
  24. [24] §18.190.030(G) — Minimum lot area per dwelling: 5,000 square feet
  25. [25] §18.190.030(A)(1) — Residences: two and one-half stories, not exceeding 35 feet
  26. [26] §18.430.150 — R-1A: 2 off-street per dwelling (1 must be covered)
  27. [27] §18.200.030(B)(1) — 20 feet (30 ft if preliminary platted prior to Jan 1 2010)
  28. [28] §18.200.030(C)(2) — No side yard less than 7 feet; total both sides not less than 20% of lot width
  29. [29] §18.200.030(D) — Minimum rear yard 25 feet
  30. [30] §18.200.030(G) — 4,000 sq ft per unit for two-family dwelling (= 8,000 sf minimum for duplex)
  31. [31] §18.200.030(A)(1) — Residences: two and one-half stories, not exceeding 35 feet
  32. [32] §18.430.150 — R-2: 2 off-street per dwelling (1 must be covered)
  33. [33] §18.210.030(B)(2)(c) — 10 feet from super-collector, collector or any other street; 20 ft from thoroughfare; 40 ft from interstate/highway/freeway
  34. [34] §18.210.030(B)(1) — All main structures at least 15 feet from any lot line except street or R-1 adjacent; 25 ft where abutting R-1 non-street
  35. [35] §18.210.030(B)(1) — All main structures at least 15 feet from any lot line
  36. [36] §18.210.030(A)(1) — Three-story maximum; three-story portion requires 50 ft setback from adjacent streets or SFR; effectively 35 ft unless exceptional setback achieved
  37. [37] §18.210.050(B) — The maximum lot coverage shall be 50%
  38. [38] §18.210.030(C) — Net site area per multi-family dwelling unit: 3,500 sq ft (12.4 units per net acre)
  39. [39] §18.430.150 — R-3, RP-3, RP-4, RP-5, RP-6, PRN: 1 to 2 spaces per unit (Area A range)
  40. [40] §18.220.030(B)(1)(b) — 10 feet from super-collector, collector or any other street; 20 ft from thoroughfare
  41. [41] §18.220.030(B)(2) — Each residential building: yard not less than 10 feet from project property line (non-street)
  42. [42] §18.220.030(B)(2) — 10 feet from project property line
  43. [43] §18.220.030(A)(1) — Residential structures: two and one-half stories, not exceeding 35 feet
  44. [44] §18.220.050(E) — The maximum lot coverage shall be 60%
  45. [45] §18.220.030(C) — Minimum net site area per unit: 6,000 sf = ~7.3 du/ac max
  46. [46] §18.430.150 — RP-4: 1 to 2 spaces per unit (Area A range)
  47. [47] §18.230.030(B)(2)(c) — 10 feet from super-collector, collector or any other street; 20 ft from thoroughfare; 40 ft from interstate/highway/freeway
  48. [48] §18.230.030(B)(1) — All main structures at least 15 feet from any lot line except street
  49. [49] §18.230.030(B)(1) — All main structures at least 15 feet from any lot line
  50. [50] §18.230.030(A)(1) — Multi-family buildings: three stories, not exceeding 45 feet; exception for 4-story (60 ft) on slopes ≥7ft/100ft per §18.230.050(F)
  51. [51] §18.230.050(C) — The maximum lot coverage shall be 60%
  52. [52] §18.230.030(C) — Net site area per dwelling unit: 2,650 sq ft (16.4 units per net acre)
  53. [53] §18.430.150 — RP-5: 1 to 2 spaces per unit (Area A range)
  54. [54] §18.240.030(B)(2)(c) — 10 feet from super-collector, collector or any other street
  55. [55] §18.240.030(B)(1) — All main structures at least 20 feet (plus 5 ft per story over 4) from any lot line
  56. [56] §18.240.030(B)(1) — 20 feet plus 5 feet for each story in excess of four
  57. [57] §18.240.030(A)(1) — 5 stories; attic story not counted; no explicit ft cap stated; subject to Site Design Standards SDS 6.2 per §18.240.030(C)
  58. [58] §18.240.050(C) — The maximum lot coverage shall be 70%
  59. [59] §18.240.030(C) — Net site area per dwelling unit: 1,000 sq ft (43.6 units per net acre), subject to max density per SDS 6.2
  60. [60] §18.430.150 — RP-6: 1 to 2 spaces per unit (Area A range)
  61. [61] §18.250.030(B) — Minimum front yard: 10 feet
  62. [62] §18.250.030(C)(1)(a) — Buildings not exceeding 18 ft: 7 ft; not exceeding 30 ft: 10 ft; over 30 ft: 20 ft
  63. [63] §18.250.030(D) — Minimum rear yard: 30 feet
  64. [64] §18.250.030(A)(1) — In District C-O, height shall not exceed 30 feet; CP-O: no maximum height
  65. [65] §18.430.150 — C-O: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range); 2.5 to 4.0 (Area B)
  66. [66] §18.260.030(B) — Minimum front yard: 10 feet
  67. [67] §18.260.030(C)(1) — No side yard required except where abutting residential or C-O zoned property; then equal to that district's minimum + 1 ft per 6 ft of height over 30 ft
  68. [68] §18.260.030(D) — No rear yard required except where abutting residential or C-O zoned property
  69. [69] §18.260.030(A)(1) — In District C-1, height shall not exceed 40 feet; CP-1: no height limit
  70. [70] §18.430.150 — C-1: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range)
  71. [71] §18.270.030(B) — Minimum front yard: 10 feet
  72. [72] §18.270.030(C)(1) — No side yard required except where abutting residential or C-O zoned property
  73. [73] §18.270.030(D) — No rear yard required except where abutting residential or C-O zoned property
  74. [74] §18.270.030(A)(1) — In District C-2, height shall not exceed 40 feet; CP-2: no height limit
  75. [75] §18.430.150 — C-2: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range)
  76. [76] §18.280.030(B) — No building or parking/storage/display within 10 feet of front lot line
  77. [77] §18.280.030(C)(1) — No side yard required except where abutting residential or C-O/CP-O
  78. [78] §18.280.030(D) — No rear yard required except where abutting residential or C-O, CP-O, C-1 or CP-1
  79. [79] §18.280.030(A)(1) — In District C-3, height shall not exceed 40 feet; CP-3: not to exceed 144 feet
  80. [80] §18.430.150 — C-3: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range)
  81. [81] §18.290.030(B)(1) — All buildings set back minimum 50 feet from any public street right-of-way forming peripheral property line
  82. [82] §18.290.030(B)(4) — 20 feet from any peripheral property line other than street or residential
  83. [83] §18.290.030(B)(4) — 20 feet from peripheral property line
  84. [84] §18.290.030(A)(1) — Buildings: 40 feet; structures other than buildings: 100 ft if setback ≥ height
  85. [85] §18.430.150 — BP: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range)
  86. [86] §18.300.030(B) — Minimum front yard: 50 feet
  87. [87] §18.300.030(C)(1) — Total of both side yards not less than 40 ft; no single yard less than 10 ft
  88. [88] §18.300.030(D) — Minimum rear yard: 15 feet
  89. [89] §18.300.030(A)(1) — Buildings: 35 feet; structures other than buildings: 100 ft if setback ≥ height
  90. [90] §18.430.150 — M-1: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range)
  91. [91] §18.310.030(B) — Minimum front yard: 30 feet
  92. [92] §18.310.030(C)(1) — Total both side yards not less than 40 ft; no single yard less than 10 ft
  93. [93] §18.310.030(D) — Minimum rear yard: 20 feet
  94. [94] §18.310.030(A)(1) — Buildings: 35 feet; structures other than buildings: 100 ft if setback ≥ height
  95. [95] §18.430.150 — M-2: 1.5 to 2.5 spaces per 1,000 sf GBA (Area A range)

Research status

Publication gates

primary url presentpassedhttps://online.encodeplus.com/regs/overlandpark-ks/doc-viewer.aspx — EncodePlus municipal code portal, not an aggregator
no aggregator citedpassedscan clean — no zoneomics, steadily, siteplanguide, sitedesignguide, siteplancreator, propwire, zonara, or unzoned references
confidence tags full formpassedall confirmed fields carry §18.xxx.xxx(x) citations from primary source UDO text extracted via pdftotext from EncodePlus export
overlays have parameters trigger confidencepassed9 overlay types documented: SFHA (confirmed, parameters + trigger), SCR (confirmed), AAO (partial with paired fields), HP (not_found + search_performed), TOD (not_found + search_performed), AHB (not_found + search_performed), CBD/DFD (partial with paired fields), COR (not_found + search_performed), AICUZ (not_found + search_performed). All have status and citation fields populated.
preempt section city specificpassedKansas is not in the 5-gate mandatory list (CA/TX/FL/OR/WA/CO/MN/MT/UT/AZ/NJ/CT). KS-12-758h, KS-12-753, KS-12-747 documented with city-specific qualifying_condition_checked for each. 3 laws with qualifying_condition_checked.

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