OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Overland Park City Council Meeting – April 6, 2026: Pilot Zoning for Portfolio Homes Approved with Council Oversight

City Council — Monday, April 6, 2026
BodyOverland Park, Kansas
SessionCity Council
DateMonday, April 6, 2026
StatusFILED
Video Record
0:00 / 2:35:36

Transcript — Verbatim
0:02

All right.

0:04

Thank you for your patience.

0:06

We had a committee of the whole meeting before that went uh a little longer than anticipated.

0:11

So thank you for your patience.

0:13

Uh this is Monday, April 6th, 2026, and I'm gonna call the uh council uh meeting to order.

0:20

Clerk, please call the rule.

0:22

Mayor Scook here.

0:24

Council President Cheatham here.

0:26

Council members Healy here.

0:28

Remert, retrician here.

0:31

Here.

0:31

Scrivener, here, Antran, here.

0:34

Grease?

0:34

Here.

0:35

Payne.

0:36

Here.

0:36

Eunice here.

0:37

Back.

0:38

Here.

0:39

And Newland.

0:41

All right, thank you.

0:42

Please join me in the Pledge of Allegiance.

0:46

I pledge allegiance to the flag of the United States of America.

0:52

And to the Republic for which it stands.

0:55

One nation.

0:56

Underground.

0:57

Indivisible.

0:58

Liberty and justice for all.

1:04

Thank you.

1:05

Next, we're gonna go to our open public comment period, which I know many of you have signed up for.

1:11

So uh so we are uh kind of limited to 30 minutes for this.

1:16

So I encourage if you have a neighbor with you, if you can double up uh if you have the same approach, I would appreciate that if you're willing.

1:24

Uh what I'm gonna do is I'm gonna call names of people who have signed up.

1:29

Uh and and I'll call probably two or three names in a row.

1:32

If you would quickly move over and line up by uh the podium over here.

1:38

So on the corner, you'll see a little box that has uh red, yellow, uh, and green light on it.

1:45

You have up to three minutes.

1:47

It's okay if you don't use all the three minutes.

1:50

Uh, but uh it when the red light comes on, I'll remind you that your three minutes are up.

1:55

Uh and I'm hopeful that we can get this all within our our allotted time period uh because it's important that we get to hear from all of you.

2:03

So uh I'm gonna read off the first three names.

2:07

Uh Brett O'Connor, Dean Hogue, and Daniel Woogie.

2:13

I hope I have that right.

2:14

So Brett O'Connor, Dean Hogue, and Daniel Woogie.

2:20

So if you will give your name and address, uh, we look forward to hearing from you.

2:24

Welcome.

2:25

Thank you.

2:26

Uh my name is Brett O'Connor.

2:28

I live at 16801 Stearns, Overland Park.

2:31

I live within 200 feet of the proposed 167th and Schweitzer portfolio and project that this ordinance is designed to enable.

2:39

I have reviewed the ordinance uh closely because it would directly affect me.

2:43

My question tonight is simple.

2:44

If portfolio homes can already be built under existing zoning standards or through the normal rezoning process, why is this new pilot zoning program needed at all?

2:55

These homes can already be pursued under existing zoning through standard rezoning, but this ordinance gives them a different and more discretionary approval path.

3:04

Staff's own report says it tested these remnant parcel concepts against the existing zoning ordinances and then created this pilot zoning category to better accommodate them for these city-owned parcels.

3:16

So the record shows what happened here.

3:19

These projects did not cleanly did not fit cleanly under the existing zoning framework as proposed, and instead of fitting the projects into the code, the city is now changing the code to fit the projects.

3:32

That is why I do not believe this ordinance is necessary.

3:35

The city already has residential zoning tools for exactly these kind of goals.

3:40

R1A and RP1A already exist to promote affordable housing by lowering development cost to provide detached single family housing on smaller lots and allow zero lot line subdivisions.

Discussion Breakdown — Share of Meeting
Zoning And Development███████████████████████████████████████████43%
Affordable Housing██████████████████████22%
Procedural██████████████14%
Community Engagement███████████11%
Public Engagement███3%
Fair Housing███3%
Economic Development██2%
Transportation Safety█1%
Budget Equity Analysis█1%
Summary of Proceedings

Overland Park City Council Meeting – April 6, 2026

The Overland Park City Council met on Monday, April 6, 2026, to consider several items, including a controversial pilot zoning ordinance (ZRR-3507) for portfolio homes. After extensive public comment and debate, the council approved the ordinance with an amendment requiring all projects under the pilot to receive final approval from the governing body rather than being final at the planning commission level. Other actions included approval of a CDBG annual action plan, consent agenda items, and two major rezoning cases.

Public Comments & Testimony

  • Brett O'Connor (resident near proposed project): Opposed the ordinance, arguing it creates a separate flexible set of rules instead of using existing zoning tools. He stated that minimum standards should not be recommendations.
  • Dean Hogue (attorney, title company owner): Opposed, calling the pilot program a "PPO" that extinguishes guardrails, transparency, and council oversight. He highlighted that the definition of "public entities" gives preferential treatment and allows unlimited applications outside the pilot cap.
  • Daniel Woogie (neighbor west of proposed site): Opposed, noting that 38 residents from 170th Terrace met with Councilmember Newland to voice opposition. He said the ordinance lowers firm standards to flexible suggestions and reduces council oversight.
  • Jeff Johnson (resident): Expressed support, representing the "silent majority" wanting first-time homeownership or downsizing. He called the pilot a temporary amendment needed for proof of concept and aligned with Forward OP and Framework OP.
  • Mary Ann Warhe (15-year resident): Opposed, stating the city was advocating at the state level to eliminate public protest opportunities. She noted there are 110 three-bedroom homes under $400k in Overland Park currently on MLS.
  • Will Reuter (Home Builders Association of Greater Kansas City): Supported the pilot, noting median new home sales price in Overland Park exceeds $800k and median income needed is over $150k. He called for regulatory alignment to allow more attainable housing.
  • Jamie (last name not given) (resident): Opposed, citing five problems: public purpose shift of city land, lack of open procurement, affordability claims not matching city's own housing gap of $321,350, governance concerns with Councilmember Newland's involvement, and incomplete records (no traffic study, stormwater analysis, etc.).
  • Dave Gobel (former Applebee's CEO, resident): Opposed, citing lack of transparency and precedent for similar developments. He raised safety concerns at 167th and Schweitzer intersection.
  • Tom Fulton (retired traffic engineer, resident): Opposed, argued the ordinance lacks specific traffic guardrails, emergency access requirements, and relies on broad subjective criteria. He requested continuation until traffic protections are added.
  • Kendall Rees (young renter): Supported, expressing hope for homeownership and praising portfolio homes concept.
  • Tracy Osborne Olchin (Overland Park Chamber of Commerce): Supported, stating affordable housing is critical for attracting talent. She noted only 38 active MLS listings under $400k in Overland Park.
  • Wayne Bowles (resident adjacent to proposed site): Opposed, criticizing the lack of data-driven metrics for the pilot and questioning the nonprofit status of Driven Development (affiliated with Vantrust Real Estate).
  • Joe Hildebrand (neighbor across from proposed site): Opposed, calling the proposal "disgusting" and noting a wreck near the intersection during a neighborhood meeting.
  • Nathan Hartley (neighbor directly north of proposed lot): Opposed, stating the lot was promised as a park and that there are 75-90 homes under $400k on Redfin/Zillow today with basements and garages.

Discussion Items

  • CDBG Annual Action Plan: Public hearing held with no comments; council approved Resolution 5094. Councilmember Healy and others urged using non-CDBG funds for weatherization and minor home repair programs.
  • Proclamations: Seven Days of Kindness (April 20-28) and Fair Housing Month (April) were proclaimed.
  • Consent Agenda: Approved unanimously after pulling items 27, 29, and 34 for separate discussion.
  • Item 27 (DEV 2026-0002): Apartment project on Metcalf Avenue. Councilmember Grummert clarified parking garage details (274 spaces, 50 shared). Approved with stipulations.
  • Item 29 (REZ 2026-00001): Rezoning on College Boulevard. Councilmember Grummert commended developer for aligning with Framework OP after three iterations. Approved unanimously.
  • Item 34 (PLM 2026-0002): Unified Development Ordinance amendment creating Chapter 18.35 for Portfolio Homes Pilot Program. Staff presented timeline, housing needs (1,400 units/year needed, only 700 built; value-to-income ratio rising to 4), and policy direction from Framework OP. The pilot limits projects: six projects with more than three units, total 12 projects. Applications would require pre-application, neighborhood meeting, planning commission public hearing, and design from pre-approved portfolio (20 home plans). The original staff recommendation gave final decision to planning commission with appeal to council. Councilmember Newland moved to amend so that planning commission makes a recommendation and council takes final action. Councilmember Healy moved to restore staff recommendation; that amendment failed (4-7). Newland's motion passed 11-1 (Beck opposed).

Key Outcomes

  • CDBG Annual Action Plan (FFY 2026): Approved via Resolution 5094. City expects $747,489 in CDBG funds; $580,000 for area improvements, $120,000 for administration, and remainder adjusted.
  • Item 27 – DEV 2026-0002: Approved with stipulations A through AA. The project provides 274 parking spaces (265 in garage, 9 on-street) with 50 shared parking spaces for retail.
  • Item 29 – REZ 2026-00001: Approved with stipulations A through O. The rezoning advances Framework OP's vision for College Boulevard mixed-use development.
  • Item 34 – PLM 2026-0002: Approved as amended. The ordinance (ZRR-3507) adopts new Chapter 18.35 of the Overland Park Municipal Code for a Portfolio Homes Development Pilot Program. Under the amendment, planning commission recommendations on pilot projects will be submitted to the governing body for final action by simple majority vote. The pilot is limited to six projects with more than three units (12 total projects); applications must use pre-approved portfolio home designs. The council will have direct oversight during the one-year pilot.

Meeting Transcript

All right. Thank you for your patience. We had a committee of the whole meeting before that went uh a little longer than anticipated. So thank you for your patience. Uh this is Monday, April 6th, 2026, and I'm gonna call the uh council uh meeting to order. Clerk, please call the rule. Mayor Scook here. Council President Cheatham here. Council members Healy here. Remert, retrician here. Here. Scrivener, here, Antran, here. Grease? Here. Payne. Here. Eunice here. Back. Here. And Newland. All right, thank you. Please join me in the Pledge of Allegiance. I pledge allegiance to the flag of the United States of America. And to the Republic for which it stands. One nation. Underground. Indivisible. Liberty and justice for all. Thank you. Next, we're gonna go to our open public comment period, which I know many of you have signed up for. So uh so we are uh kind of limited to 30 minutes for this. So I encourage if you have a neighbor with you, if you can double up uh if you have the same approach, I would appreciate that if you're willing. Uh what I'm gonna do is I'm gonna call names of people who have signed up. Uh and and I'll call probably two or three names in a row. If you would quickly move over and line up by uh the podium over here. So on the corner, you'll see a little box that has uh red, yellow, uh, and green light on it. You have up to three minutes. It's okay if you don't use all the three minutes. Uh, but uh it when the red light comes on, I'll remind you that your three minutes are up. Uh and I'm hopeful that we can get this all within our our allotted time period uh because it's important that we get to hear from all of you. So uh I'm gonna read off the first three names. Uh Brett O'Connor, Dean Hogue, and Daniel Woogie. I hope I have that right. So Brett O'Connor, Dean Hogue, and Daniel Woogie. So if you will give your name and address, uh, we look forward to hearing from you. Welcome. Thank you. Uh my name is Brett O'Connor. I live at 16801 Stearns, Overland Park. I live within 200 feet of the proposed 167th and Schweitzer portfolio and project that this ordinance is designed to enable.

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