Why, How & When


Despite the continued success of the Overland Park, public officials have realized that the northern portion of Metcalf Avenue is in need of revitalization. Changes in demographics and conditions in the local and national markets for retail and office space as well as housing have also caused the city to rethink what Metcalf Avenue means to the community. The Governing Body is aware that key planning and policy documents need to be created to provide a blueprint for the renaissance of the Metcalf Corridor and to identify the specific actions that should be taken to foster that revitalization. The Vision Metcalf plan laid the foundation for the revitalization of the entire Metcalf corridor. From that initiative, a long-range vision for the corridor emerged.

Combining jobs and economic opportunities with an infusion of new residential units and mixed-use commercial buildings, improved landscaping and streets will create an environment that will enhance not only the Metcalf Corridor, but the entire City of Overland Park.


Form-based codes differ from today's typical zoning ordinances that place emphasis on land use. A form-based approach puts more emphasis on providing a mixture of land uses in close proximity and focuses on making places more pedestrian friendly by increasing the public realm, which includes such elements as, plazas, parks, and sidewalks. A thirteen-member stakeholder Steering Committee is currently guiding the process from a citizen and professional standpoint and will ultimately recommend the form-based code for adoption to the Planning Commission and Governing Body. Citizens and stakeholders have had several opportunities to provide input into the process and the city will continue to provide opportunities and venues for future input. Actual redevelopment will rely on private and public investments; however the form-based code will provide a framework for when redevelopment does occur.


The Vision Metcalf planning process began in early 2007. A draft concept plan with preliminary recommendations was presented to the city and advisory committees in August 2007. The City Council adopted A Vision Plan for the Metcalf Corridor in spring 2008. City staff began working to implement the Vision in late 2008 and a consulting team led by Ferrell Madden Lewis Associates (FML) was retained to assist the community in preparing a form-based code in early 2009. Since then, the consulting team, staff, and a stakeholder steering committee have been working on early concepts and draft documents to move towards the recommendations of the Vision Metcalf Plan. Early recommendations will provide implementation in 3 key neighborhoods of the city.

Staff outreach has played a key role in soliciting community-wide input into the draft documents. Additional input will be sought as the city works towards implementing the plan.

First Quarter The Vision Metcalf planning process began early in the year
August Draft concept plan with preliminary recommendations presented to the city and advisory committees.
February A Plan for the Metcalf Corridor was adopted by the City Council.
August Request for Qualifications sent to consulting firms interested in developing a form-based code for Overland Park.
January Form-Based Code consultant interview process begins.
May Consulting team selected and approved by the City Council.
July Development of the Form-Based Code begins.
October Form-Based Code charette held at Matt Ross Community Center. Members of the public are invited to provide input and staff holds stakeholder meetings with utility companies and developers.
December Draft #1 of the Form-Based Code is submitted to the City.
January Open House meetings held for citizens and developers.
February Draft #2 of the Form-Based Code and Maps submitted to the City.
Spring Additional open house events were conducted.