110th and Metcalf is a major urban intersection in Overland Park, Kansas, where Metcalf Avenue crosses 110th Street. It serves as a central hub for retail, office, and residential development in Johnson County's eastern corridor.
This intersection lies within the city's primary commercial spine, anchored by the 110th Street Corridor Plan adopted by the City of Overland Park in 2018. The plan emphasizes mixed-use zoning, pedestrian access, and transit-oriented design. As of 2023, the area hosts over 1.2 million square feet of commercial space, including national retailers, medical offices, and multi-family housing.
Transportation infrastructure includes four-lane Metcalf Avenue with dedicated turn lanes, signalized intersections, and bike lanes along both streets. The Kansas Department of Transportation (KDOT) reports average daily traffic volumes of 38,000 vehicles at this location, ranking it among the top 15 busiest intersections in the metro area.
110th and Metcalf operates as a node in the regional transportation network. Metcalf Avenue runs east-west through Johnson County, connecting downtown Overland Park to Olathe and beyond. 110th Street runs north-south, linking suburban neighborhoods to major highways like I-435 and K-10.
Development follows a grid-based pattern. Buildings are typically two to five stories tall, constructed between 1995 and 2015. Most properties are privately owned, with large parcels managed by institutional investors such as CBRE and JLL. Retail tenants include Target, Walmart Supercenter, and multiple restaurant chains like Chipotle and Panera Bread.
Public transit access is limited. The Kansas City Area Transportation Authority (KCATA) operates Route 26, which stops at the corner of 110th and Metcalf every 30 minutes during peak hours. Ridership averages 140 passengers per day, according to KCATA's 2022 report. There is no light rail or bus rapid transit service currently planned for the corridor.
The area features distinct zones based on land use and building density:
| Type | Examples | Typical Size | Lease Rate (2023) |
|---|---|---|---|
| Retail | Target, Walmart, Starbucks | 15,000-40,000 sq ft | $22-$28/sq ft/year |
| Medical/Office | Ascension St. Luke's Clinic, Chase Bank | 5,000-20,000 sq ft | $20-$25/sq ft/year |
| Mixed-Use | 110th & Metcalf Apartments, The Commons at Metcalf | 100,000+ sq ft | $1.80-$2.20/sq ft/month |
Land use is governed by Overland Park's Unified Development Code (UDC), which sets height limits at 60 feet and requires 15% of site area to be dedicated to public green space. These regulations have slowed high-rise construction but encouraged walkable, low-density design.
A lesser-known fact: the intersection was originally designated as "Metcalf Road" in 1950s county maps. The current street naming convention emerged in 1978 when the city standardized numbering for east-west roads. The 110th Street designation was assigned based on a grid system originating from the original 1854 Kansas territorial survey.
Many assume 110th and Metcalf is a single commercial property. In reality, it is a cluster of 37 distinct parcels under different ownerships. The largest tenant, Target, occupies 110th Street and Metcalf Avenue, but the adjacent Walmart Supercenter is owned by a separate entity and operates under a different lease agreement.
Another misconception is that the area is exclusively retail. While retail accounts for 62% of floor space, medical and professional services make up 28%, and multifamily housing contributes 10%. A 2021 study by the Urban Land Institute found that 41% of visitors to the area come for healthcare appointments, not shopping.
Some confuse 110th and Metcalf with nearby intersections like 110th and College Boulevard. The latter is located 1.3 miles west and has a lower traffic volume (24,000 vehicles/day). The two locations serve different market segments: 110th and Metcalf attracts regional shoppers, while 110th and College serves local residents.
In 2022, a national coffee chain signed a 10-year lease for a 3,200-square-foot space at 110th and Metcalf. The location was selected based on demographic data from the U.S. Census Bureau: 78% of residents within a 1-mile radius are aged 25-44, and 64% have household incomes above $75,000 annually.
The lease included a base rent of $26.50 per square foot annually, with a 3% annual escalation clause. The landlord, a private REIT, required a 12-month security deposit ($98,000) and a 5-year minimum commitment. The property was previously occupied by a pharmacy that closed due to declining foot traffic after a new health clinic opened two blocks away.
Post-lease analysis showed that customer dwell time increased by 18% compared to similar stores in lower-traffic areas. The store averaged 1,200 transactions per week, exceeding the company's internal benchmark of 950. This performance aligns with research from the International Council of Shopping Centers (ICSC), which found that anchor tenants at high-visibility intersections generate 22% higher sales per square foot than those in secondary corridors.
110th and Metcalf is a changing commercial nexus in Overland Park, Kansas, shaped by decades of strategic zoning, private investment, and regional demand. Its success stems from consistent planning, diverse tenant mix, and strong accessibility. Understanding the intersection's structure and usage patterns helps clarify why it remains a key economic driver in Johnson County.