Future Development Plan

The Future Development Plan is the graphic representation of the city's Comprehensive Plan, showing the way the city anticipates land will be used. The map is updated annually.

The Planning Commission and Governing Body use the map, along with the other maps and documents from the Comprehensive Plan, as a policy guide when making development-related decisions.

The Future Development Plan is not a zoning map. The present zoning of a tract of land is not always compatible with what is shown on the Future Development Plan, and is not necessarily an indication of the future land use of that tract. Also, the designations of some tracts on the Future Development Plan are the result of special use permits for specific uses only.

Future Development Plan Versus Typical Land Uses

The Future Development Plan covers a range of residential and non-residential land uses. This table provides examples of the types of land uses that are typical for each category of the Future Development Plan Map.

Some land uses appear in more than one category.

  • Residential land uses - the appropriate category depends on the density of the development. For example: Low-Density Residential is generally thought of as limited to single-family homes only; however, duplexes and other forms of attached housing such as triplexes, townhomes and garden apartments can appear in this category when part of a Planned Residential Neighborhood (PRN) District.
  • Commercial, office, residential and special uses such as hotels and motels - can be found in the Mixed-Used category as well as in other Future Development Plan categories.

These land uses are representative only; they are not all inclusive and exceptions do exist.

Future Development Plan 
Land use categories
Existing land uses & 
Typical land uses

1. Rural Policy Area

One dwelling unit per 10 acres. More intense development is not appropriate at this time.

  • Agriculture
  • Single family homes

2. Growth Policy Area

One dwelling unit per 10 acres or two- three- or larger acre lots in planned residential developments

* Currently found only in unincorporated portions of Johnson County identified on the map as the Blue Valley Plan - Urban Fringe Area.

  • Agriculture
  • Single family homes

3. Transition Area

No specific single-family residential density at this time

* Currently found only in unincorporated portions of Johnson County identified on the map as the Blue Valley Plan - Urban Fringe Area.

  • Agriculture
  • Single family homes

4. Very-Low-Density Residential

Less than or equal to one unit per acre

  • Single family homes (large-lot subdivisions and Planned Open Space Residential subdivisions)

5. Low-Density Residential

Greater than one and less than or equal to five units per acre

  • Single family homes (most subdivisions fall under this category)
  • Patio homes
  • Duplexes (most duplexes would be in the Medium-Density Residential Category unless part of a PRN District)
  • Attached housing (duplex, triplex, townhomes, garden apartments, etc. when part of a PRN District)

6. Medium-Density Residential

Greater than five and less than or equal to 12.5 units per acre

  • Attached housing (duplex, triplex, etc.)
  • Townhomes
  • Garden apartments
  • Nursing care facilities*
7. Medium-High-Density Residential - Greater than 12.5 and less than or equal to 16.5 units per acre
  • Garden apartments
  • Nursing care facilities*
8. High-Density Residential - Greater than 16.5 and less than or equal to 43 units per acre
  • Garden apartments
  • Mid- and high-rise apartments
  • Nursing care facilities*

9. Commercial

The Future Development Plan identifies areas zoned for commercial uses but not yet developed or planned for commercial uses but not yet zoned as Neighborhood (N), Community (C), or Regional (R).

* A neighborhood center is limited to a maximum of 150,000 square feet of building space or a 16-acre tract, whichever is less. A community center is greater than 150,000 square feet and up to 400,000 square feet of building space or a 43-acre tract, whichever is less. A regional center will have greater than 400,000 square feet of building space on a tract of 43 acres or more.

  • Retail shops and shopping centers (neighborhood, community and regional)
  • New and used car dealerships
  • Gas stations and car service and repair shops
  • Restaurants and bars
  • Entertainment centers (movie theaters, etc.)
  • Private, technical and business schools
  • Health and fitness centers
  • Loft apartments

10. Mixed Use/Proposed Mixed Use


  • Retail General offices
  • Loft apartments

11. 151st St. Corridor Design Concept Plan Area


  • General offices
  • Retail (limited to CP-1 uses)
  • Financial institutions
  • Day care centers
  • Loft apartments

12. Office


  • General offices
  • Private, technical and business schools
  • Day care centers
  • Financial institutions
  • Retail (Planned Mixed Use District)
  • Loft apartments (Planned Mixed Use District)

13. Hotels and Motels


  • Hotels and motels*

14. Light Industrial/Business Park

Business Park is intended to allow a mix of office; light industrial; and limited retail and service uses in a planned setting of 15 acres or more.

  • Warehousing
  • Light manufacturing
  • Limited offices
  • Screened outdoor storage
  • Public storage
  • Business park (mix of warehousing, light manufacturing, office and limited retail)

15. Industrial


  • Warehousing
  • Light manufacturing
  • Bus barns
  • Lumber yards
  • Moving, transfer or storage plants
  • Offices
  • Retail commercial

16. Public and Semi-public

These uses are allowed in residentially zoned areas. The city considers areas shown for the various residential categories as appropriate for church and school sites.

  • Public buildings and facilities (government, post offices, police and fire stations, etc.)
  • Public and parochial schools
  • Churches and temples
  • Utilities*
  • Hospitals*
  • Nursing care facilities
  • Private clubs and service organizations
  • Airports and other major transportation facilities
  • Cemeteries

17. Parks, Recreation and Open Space

The location of future parks is based upon the following criteria:

  1. Maximum use by surrounding residents
  2. Continues development of the neighborhood park concept
  3. Where possible, park sites will be located adjacent to proposed school sites to ensure maximum usage and to avoid duplication of services
  4. For optimum management and conservation of natural waterway, floodplains and open space areas of unique environmental or historical value
  • Public parks and open space
  • Private parks and open space
  • Public and private golf courses
  • Softball, soccer and other sports complexes
  • Conservation areas
  • Floodplain
  • Greenway Linkages
  • Low-Intensity agriculture
  • Reserves and urban forests

* These require a special use permit.

Future Development Plan Versus Zoning

The Future Developmen Plan versus Zoning Map is meant to be a general guide, not an exact breakdown, as to what is and is not permitted in each Future Development Plan category or Zoning District.

Uses approved through a special use permit may be approved in any district, and may appear in any land use category. Proposals for special use permits are evaluated on their individual merit.

The Future Development Plan and the zoning map, along with their respective sections, have different yet complementary roles in guiding and regulating land development in Overland Park. The two should be used jointly to review the merits of a proposed development to ensure that it meets the legal regulations pertaining to land use and complies with the city's goals and policies.

Future Development Plan Zoning Map
The plan reflects, in general, the relationships that ensure compatible land uses and the overall soundness of the plan. The map is specific in nature. It identifies the zoning classification for each land parcel in the city.
The plan projects land needs into the future, thus serving as a policy guide for future development. The map is updated as soon as a zoning application is approved and reflects current opportunities for development.
The plan enables government officials to anticipate future public expenditures more effectively. This results in more efficient use of tax dollars. The Unified Development Ordinance establishes maximum densities, parking requirements, height limitations and other required improvements for each zoning district.
The plan provides an opportunity for residents, private developers and affected governmental jurisdictions to determine the city's goals. The map identifies only the current zoning of land parcels.
The plan allows the use of innovative planning techniques far ahead of development, thereby preserving a high-quality urban area. The map is an official document that is legally binding and reflects the current development potential of land parcels.
The plan provides data that is needed to make day-to-day decisions about future development patterns for the city. The map permits development to occur in accordance with present opportunities and constraints.
The plan provides a future land use guide that allows alternative land development proposals to be reviewed for their merits and compatibility with surrounding land uses. A map change can be initiated by a property owner, their agent or the city.