A joint venture between Geosam Capital and Group RMC has filed a preliminary application to reshape Corporate Woods, the sprawling 1975-era office park in central Overland Park, into a neighborhood with new housing, retail, dining and trails. The proposal, submitted under the name The Woods at Corporate Woods, would mark the first Midwest development for New York-based Geosam Capital and could reshape one of the city's largest employment hubs.
The application, filed with Overland Park officials this week, was confirmed by the city, which said it has received preliminary application materials for the development, according to city planner Meg Ralph, as reported by the Kansas City Star. Patrick Brooks, vice president of Geosam Capital US, described Corporate Woods as an iconic property with strong history, exceptional infrastructure, and tremendous potential, per the same report. GSR is the joint venture formed by the two companies to pursue the redevelopment.
What's Actually Being Proposed
Corporate Woods spans 29 buildings and roughly 2.2 million square feet of office space along College Boulevard, sitting in what the Star describes as a rapidly growing corridor near 110th Street. GSR's plans call for missing-middle housing options — including townhomes and duplexes — alongside detached single-family homes and larger mid- to high-rise buildings, according to the developer's submission cited by the outlet. The company says it intends to preserve Corporate Woods as an employment hub even as it adds residential and retail uses.
Black & Veatch, a major tenant with a campus at the property, is separately revamping its headquarters and plans to incorporate more housing opportunities near its campus, the Star reported. GSR says its broader goal is to introduce opportunities supporting how people live, work, and connect within the district, alongside new civic gathering spaces.
Trails, Parks and a Bigger Regional Push
The proposal includes a trail system within the neighborhood that would connect the business campus, Founders' Park, and the Indian Creek Bike and Hike Trail systems, according to the application details reported by the Star. City officials say the enhancements are meant to support outdoor recreation, encourage active transportation, and create additional opportunities for gathering and engagement while improving access throughout the district. Those ambitions dovetail with municipal work already underway nearby: Overland Park staff reported in August that construction is getting underway on the Neiman Trail extension under Highway 69 to Corporate Woods, according to Citizen Portal, with an opening targeted for 2027.
GSR's move fits a pattern for the joint venture. In November 2025, the company announced a similar plan to redevelop Hamilton Crossing, a 44-acre office campus in Carmel, Indiana, into a mixed-use neighborhood with housing and retail, according to a release noted by Geosam Capital. The Corporate Woods venture itself traces back to September 2025, when Geosam Capital and Group RMC formed GSR Development to acquire land within the park and master-plan the walkable community now under review.
A Landlord That Bought In For $292 Million
Group RMC acquired the 22-building Corporate Woods portfolio in August 2017 at undisclosed pricing, backed by $221.25 million in acquisition financing arranged by JLL Capital Markets, according to REJournals. At the time, the outlet noted, it was the largest commercial real estate transaction in the Kansas City metro area since the 2016 sale of Country Club Plaza. The nearly 300-acre campus also includes Corporate Woods Founders' Park, a 50-acre recreational area.
Why the Timing Makes Sense for Overland Park
The redevelopment push adds housing to Overland Park's planning conversation. The city has a housing assessment. GSR's proposal includes missing-middle housing formats. According to City of Overland Park records, a 2006 rezoning near the northeast corner of 71st Street and Metcalf Avenue involved a small commercial center, an office park and an apartment development. City records show that, while reviewing Rezoning No. 2006-3 at 10700 Mission Road in 2006, planning staff cited prior approvals of an assortment of mixed-use developments by the Planning Commission and City Council.
The proposed shift toward residential and retail uses offers an alternative to relying solely on traditional office tenants.
Public Investment Already Flowing to the Corridor
Overland Park is already planning a new City Hall in the area. The planned municipal project is part of the activity reshaping the city's primary employment district.
Corporate Woods isn't the only aging commercial property in Overland Park attempting a similar transformation. Hoodline recently detailed plans from Oak Park Mall's owner to add housing to that retail hub, and the nearby Brookridge golf course redevelopment is another project in the area. These examples show the scale of mixed-use redevelopment activity in Overland Park.
What Happens Next
For now, GSR's submission remains in an early, preliminary stage. City staff is working to gather all required documents, and the draft application will not be published until all materials are received, with the full application set to appear on the city's planning website once that process is complete. The development request has not yet been scheduled to go before the Planning Commission or City Council, meaning any public hearings — and firmer details on pricing — remain unannounced. Proposed home prices have not yet been shared by the developer, according to the Star's reporting.
