Mixed-Use Design Standards

MUDS 9.1 Mixed-Use Street Type Precedents

MUDS 9.1.1 Intent.

Mixed-use districts should use designs for streets, drives, and access-ways that have historically supported mixed-use neighborhoods and communities. The intent of the mixed-use street types is to give examples of streets that could be suitable for mixed-use districts in Overland Park, Kansas.

MUDS 9.1.2 Guideline.

The street types in this guideline exhibit the design qualities that are compatible with a mixed-use district; an application for a mixed-use district should use these precedents as a guide for developing specific street types for the application. This listing covers a simple cross section of street types that generally would be suitable for a different range of sub-zones within a mixed-use district; this list, however, does not qualify as a complete list of the type of streets that could be applicable in a mixed-use district.

MUDS 9.1.3 Thoroughfares.

These street types shall not apply to any thoroughfares adjoining or bisecting a mixed-use district.

MUDS 9.1.4 Street Type Submittal.

Applications for a mixed-use district shall include dimensional standards for its streets, drives, and access-ways and shall indicate their location on a plan of the development.

MUDS 9.1.5 Approval Required.

Inclusion of these street types does not imply, explicitly or implicitly, their approval for use in a mixed-use district by the city; applicants shall receive approval in order to construct any street, drive, or access-way that does not meet currently adopted standards. All street types shall be approved by the City Engineer.

MUDS 9.1.6 Applicable Sub-Zones.

Most street types within a mixed-use district will not be suitable for every sub-zone; specific street types in a development should be designed for use in specified sub-zones. The street types given in this section have been classified for their applicability in sub-zones according to the table below.

MUDS 9.1.7 Avenue.

The Avenue is a street type that would be compatible for use in a Core or Center Sub-Zone of an MXD. Its primary use would be for a “main street” that has mixed-use, live/work, or small commercial building fronts. Two-way traffic is accommodated with two travel lanes. Convenience parking is provided with angled on-street parking; additional parking could be provided in parking lots or parking structures located on the interior of the blocks behind the building fronts.

Avenue
Design Speed	25 mph
Posted Speed	20 mph
Applicable Mixed-Use Sub-Zones	Core; Center
R.O.W.	86’ - 90’
Roadway Width	62’ B.O.C. to B.O.C.
Traffic Lanes	2 lanes; two-way
Traffic Lane Width	14’
Parking Lanes	Angled 45 degrees both sides
Parking Lane Width (includes curb & gutter)	17’
Sidewalk Width	7’ minimum
Street Tree Planting Condition	Tree Well: 5’ minimum width Tree Planter: 5’ minimum width Tree Lawn: not applicable

MUDS 9.1.8 Commercial Street.

The Commercial Street is a street type that would be compatible for use in a Core or Center Sub-Zone of an MXD; this type of street could be the predominate street type in Core and Center Sub-Zones. Its primary use would be for a street that has mixed-use, live/work, small commercial, or apartment building fronts. Two way traffic is accommodated with two travel lanes. Convenience parking is provided with parallel on-street parking; additional parking could be provided in parking lots or parking structures located on the interior of the blocks behind the building fronts.

Commercial Street
Design Speed	25 mph
Posted Speed	20 mph
Applicable Mixed-Use Sub-Zones	Core; Center
R.O.W.	60’ minimum
Roadway Width	36’ - 40’ B.O.C. to B.O.C.
Traffic Lanes	2 lanes; two-way
Traffic Lane Width	10’ - 12’
Parking Lanes	Parallel both sides
Parking Lane Width (includes curb & gutter)	8’
Sidewalk Width	7’ minimum
Street Tree Planting Condition	Tree Well: 5’ minimum width Tree Planter: 5’ minimum width Tree Lawn: not applicable

MUDS 9.1.9 Residential Street:

The Residential Street is a street type that would be compatible for use in a Center or General Sub-Zone of an MXD. This type of street could be the predominate street type in General Sub-Zones; its use in the Edge Sub-Zone should be limited to streets with substantial through-traffic. Its primary use could be for a street that has apartment, townhouse, and duplex building fronts. Two way traffic is accommodated with two travel lanes. On-street parking is provided by parallel parking on both sides of the street.

Residential Street
Design Speed	30-35 mph
Posted Speed	25-30 mph
Applicable Mixed-Use Sub-Zones	Center; General
R.O.W.	60’ minimum
Roadway Width	36’ - 40’ B.O.C. to B.O.C.
Traffic Lanes	2 lanes; two-way
Traffic Lane Width	10’ - 12’
Parking Lanes	Parallel both sides
Parking Lane Width (includes curb & gutter)	8’
Sidewalk Width	5’ minimum
Street Tree Planting Condition	Tree Well: 5’ minimum width Tree Planter: 5’ minimum width Tree Lawn: 6’ minimum width

MUDS 9.1.10 Parkway.

The Parkway is a street type that would be compatible for use in a Core, Center, General, or Edge Sub-Zone of an MXD. Its primary characteristic is that one side of the street contains a Civic Sub-Zone; a variety of building types could front the other side of the street;. Two way traffic is accommodated with two travel lanes. On-street parking is provided by parallel parking on the building side of the street. In situations where higher traffic volumes are anticipated, the 28 feet wide roadway should be used.

Parkway
Design Speed	30 mph
Posted Speed	25 mph
Applicable Mixed-Use Sub-Zones	Core; Center; General; Edge
R.O.W.	37’ minimum
Roadway Width	24’ - 28’ B.O.C. to B.O.C.
Traffic Lanes	2 lanes; two-way
Traffic Lane Width	8’ - 10’
Parking Lanes	Parallel one side
Parking Lane Width (includes curb & gutter)	8’
Sidewalk Width	5’ minimum
Street Tree Planting Condition	Tree Well: 5’ minimum width Tree Planter: 5’ minimum width Tree Lawn: 6’ minimum width

MUDS 9.1.11 Drive with Angled Parking.

The Drive with Angled Parking is a street type that would be compatible for use in a Core or Center Sub-Zone of an MXD. Its primary characteristic is that one side of the street contains a Civic Sub-Zone; a variety of building types could front the other side of the street. One-way traffic is accommodated by one travel lane. On-street parking is provided by angled parking on the building side of the street.

Drive with Angled Parking
Design Speed	25 mph
Posted Speed	20 mph
Applicable Mixed-Use Sub-Zones	Core; Center
R.O.W.	44’ minimum
Roadway Width	31’ B.O.C. to B.O.C.
Traffic Lanes	1 lane; one-way
Traffic Lane Width	14’
Parking Lanes	Angled 45 degrees on building side of street
Parking Lane Width (includes curb & gutter)	17’
Sidewalk Width	7’ minimum
Street Tree Planting Condition	Tree Well: 5’ minimum width Tree Planter: 5’ minimum width Tree Lawn: not applicable

MUDS 9.1.12 Drive with Parallel Parking:

The Drive with Parallel Parking is a street type that would be compatible for use in a Core, Center, General, or Edge Sub-Zone of an MXD. Its primary characteristic is that one side of the street contains a Civic Sub-Zone; a variety of building types could front the other side of the street;. One-way traffic is accommodated by one travel lane. On-street parking is provided by parallel parking on the building side of the street.

Drive with Parallel Parking
Design Speed	30 mph
Posted Speed	25 mph
Applicable Mixed-Use Sub-Zones	Core; Center; General; Edge
R.O.W.	33’ minimum
Roadway Width	20’ - 21’ B.O.C. to B.O.C.
Traffic Lanes	1 lane; one-way
Traffic Lane Width	12’ - 13’
Parking Lanes	Parallel on building side of street
Parking Lane Width (includes curb & gutter)	8’
Sidewalk Width	5’ minimum
Street Tree Planting Condition	Tree Well: 5’ minimum width Tree Planter: 5’ minimum width Tree Lawn: 6’ minimum width

MUDS 9.1.13 Lane.

The Lane is a street type that would be compatible for use in a General or Edge Sub-Zone of an MXD; this type of street could be the predominate street type in the Edge Sub-Zone. Its primary use would be for a street that has duplex or single family building fronts. Due to its low traffic volumes and lower parking demands, two-way traffic is accommodated with one travel lane. Parking is provided with parallel on-street parking on both sides of the street.

Lane
Design Speed	30 mph
Posted Speed	25 mph
Applicable Mixed-Use Sub-Zones	General; Edge
R.O.W.	52’ minimum
Roadway Width	28’ B.O.C. to B.O.C.
Traffic Lanes	1 lane; two-way
Traffic Lane Width	12’
Parking Lanes	Parallel both sides
Parking Lane Width (includes curb & gutter)	8’
Sidewalk Width	5’ minimum
Street Tree Planting Condition	Tree Well: not applicable Tree Planter: not applicable Tree Lawn: 6’ minimum width

MUDS 9.1.14 Two-Lane Alley.

The Two-Lane Alley is a private street type that would be compatible for use in a Core or Center Sub-Zone of an MXD. Its primary use would be for access to parking, garages, and service areas located at the rear of mixed-use, live/work, commercial, and apartment buildings. No parking is located on the roadway.

Two Lane Alley
Design Speed	10 mph
Applicable Mixed-Use Sub-Zones	Core; Center
R.O.W. or Tract width	20’ minimum
Roadway Width	16’ - 22’ Edge-of-pavement to Edge-of-pavement
Traffic Lanes	2 lanes; two-way
Traffic Lane Width	8’ - 11’
Parking Lanes	Prohibited
Parking Lane Width (includes curb & gutter)	N/A
Sidewalk Width	none
Street Tree Planting Condition	Tree Well: not applicable Tree Planter: not applicable Tree Lawn: not applicable

MUDS 9.1.15 Yield Alley.

The Yield Alley is a private street type that would be compatible for use in a General or Edge Sub-Zone of an MXD. Its primary use would be for access to parking and garages located at the rear of apartment, townhouse, duplex, and single-family lots. Due to its extremely low traffic volume, two way traffic is accommodated with one travel lane. No parking is located on the roadway.

Yield Alley
Design Speed	10 mph
Applicable Mixed-Use Sub-Zones	Center; General; Edge
R.O.W.	20’ minimum
Roadway Width	15’ Edge-of-pavement to Edge-of-pavement
Traffic Lanes	1 lane; two-way
Traffic Lane Width	15’
Parking Lanes	Prohibited
Parking Lane Width (includes curb & gutter)	N/A
Sidewalk Width	none
Street Tree Planting Condition	Tree Well: not applicable Tree Planter: not applicable Tree Lawn: not applicable

Effective on: 1/1/1901