Kansas City Detached Garage Permit Site Plan: Alley Access, Driveway, and Setbacks

A detached garage affects more than parking.

Its proposed location can affect:

• Rear- and side-yard setbacks
• Distance from the existing house
• Fire-resistant construction near property lines
• Alley access
• Driveway placement and material
• Platted building lines
• Utility and drainage easements
• Rear-yard coverage
• Stormwater flow
• Public right-of-way work

A simple rectangle drawn in the backyard may not provide enough information for the city to evaluate those conditions.

Does a Detached Garage Require a Permit in Kansas City?

Kansas City exempts certain small one-story detached accessory buildings from the building-permit requirement.

The exemption applies when the projected roof area does not exceed 200 square feet.

The city identifies structures such as:

• Storage sheds
• Playhouses
• Garages
• Carports
• Similar one-story accessory buildings

A detached accessory structure larger than the exemption requires a building permit and plan review under Information Bulletin IB100.

Most garages intended for one or two vehicles exceed 200 square feet.

Even a permit-exempt structure must continue to comply with applicable:

• Zoning requirements
• Required setbacks
• Height restrictions
• Building separation
• Easements
• Driveway rules
• Building-code provisions

Official sources: Kansas City Building Permit Exempt Work and Kansas City Code Questions .

Site Plan or Sealed Land Survey?

This is one of the most important issues to resolve before preparing the permit package.

Kansas City’s current Information Bulletin IB100 states that, beginning January 1, 2024, new structures, additions and changes to a building’s exterior envelope generally must be accompanied by a sealed, staked land survey showing the existing and proposed construction.

The bulletin provides a limited exception for a one- or two-family dwelling and its accessory structures when the proposed work is more than 10 feet from a property line, as determined by KCMO GIS or other vetted documentation.

When the exception applies, the city may accept a site plan instead of a sealed survey.

Because Kansas City’s zoning bulletin permits some garages to be positioned close to rear or side boundaries, many detached-garage projects may not qualify for the more-than-10-foot site-plan exception.

Confirm the required document with Kansas City City Planning and Development before relying on an unsigned drafted plan.

Official source: Kansas City Information Bulletin IB100 .

Why the Garage Site Plan Matters

The site drawing explains where the detached garage will sit within the complete property.

It allows the reviewer to evaluate:

• The official property boundaries
• The proposed garage footprint
• Distance to the rear property line
• Distance to the side property lines
• Distance to the existing house
• Relationship to an alley
• Driveway and parking access
• Platted setback lines
• Known easements
• Drainage direction
• Building projections
• Public right-of-way improvements

The site plan does not replace the garage floor plan, elevations, foundation plan, framing details or structural information.

Its principal purpose is to show where the structure will be placed and how it relates to the lot and existing improvements.

What a Kansas City Detached-Garage Site Plan Should Show

Kansas City’s current residential checklist provides detailed requirements for surveys and site plans.

Correct property information

Identify:

• Complete street address
• Legal description
• Lot and subdivision information when available
• Project title
• Short scope description
• Drawing or revision date

The address and project description should agree with the permit application.

Complete property boundaries

Show the complete legal lot, including:

• Front property line
• Both side property lines
• Rear property line
• Angled or curved lot-line segments
• Available property-line dimensions
• Street frontage
• Public alley where applicable

Do not automatically use a fence, hedge, wall or edge of pavement as the legal property boundary.

Existing house and accessory structures

Show the existing improvements that affect the proposed garage.

These may include:

• Main dwelling
• Attached garage
• Existing detached garage
• Carport
• Sheds and workshops
• Decks and covered patios
• Swimming pools
• Driveways and parking
• Walkways
• Retaining walls
• Fences and gates

Existing structures can affect required separation, rear-yard coverage and vehicle access.

Proposed garage footprint

Clearly identify the garage as proposed.

The plan may need to show:

• Complete foundation footprint
• Overall length and width
• Roof overhangs
• Bay windows or projections
• Garage-door location
• Pedestrian door
• Covered entry or canopy
• New paving or apron

IB100 requires all building projections beyond the foundation walls to be shown.

The site-plan dimensions should match the garage floor plan, foundation plan and elevations.

Distances to lot lines and buildings

Show measurable distances from the proposed garage to:

• Rear property line
• Left-side property line
• Right-side property line
• Street-side property line on a corner lot
• Existing house
• Other garages or accessory structures
• Known easements

Use the shortest relevant distance. Do not leave the reviewer to scale or estimate it from the drawing.

Streets, rights-of-way and alleys

Show:

• Complete street name
• Public right-of-way
• Public alley
• Sidewalk
• Drive approach
• Driveway
• Parking area

Clearly label the garage-door direction and the route vehicles will use to enter the garage.

Platted setback lines and easements

IB100 calls for platted building-setback lines and easements to appear on the survey or site plan.

Relevant restrictions may include:

• Utility easements
• Drainage easements
• Sewer easements
• Access easements
• Shared-driveway easements
• Recorded building lines

These restrictions may require a larger distance than the general zoning setback.

Drainage direction

Kansas City’s site-plan checklist asks for general site-drainage information.

Depending on the property, this may include:

• Drainage arrows
• Spot elevations
• Drainage easements
• Required swales
• Direction of runoff from the garage roof
• Relationship to existing driveways and retaining walls

A basic site plan does not replace grading or drainage engineering when technical design is required.

North arrow and scale

Include:

• North arrow
• Written drawing scale
• Graphic scale bar when useful
• Readable dimensions
• Clearly identified units
• Existing-and-proposed legend

The survey or site plan must be uploaded as a separate PDF from the building plans.

Kansas City Detached-Garage Setbacks

Kansas City’s published Information Bulletin IB122 identifies zoning requirements for detached garages and storage sheds in listed residential zoning districts.

The bulletin states that detached garages:

• May not be located in the front yard
• May not be located in the street-side yard
• May not be closer to the street than the principal building
• Must generally be at least 1 foot 6 inches from the rear property line
• Must generally be at least 1 foot 6 inches from an interior side property line
• Must be at least 10 feet from other principal and accessory buildings on the same lot

Platted building lines and easements can require larger distances.

Official source: Kansas City Information Bulletin IB122 .

Alley Exceptions

Alleys are a major site-planning feature in many Kansas City neighbourhoods.

IB122 states that:

• When an alley abuts the rear property line, the garage may be built on the property line adjacent to the alley.
• When an alley abuts an interior side property line, the garage may be built on that side property line adjacent to the alley.

The site plan should make the alley relationship unmistakable.

Show:

• Alley location
• Alley width when available
• Rear or side property line
• Garage footprint
• Garage-door orientation
• Vehicle-turning and access area
• Existing fences or gates
• Utility features or easements

An alley exception to the zoning setback does not automatically remove building-code, fire-resistance, survey or easement requirements.

Fire-Resistant Construction Near Property Lines

IB122 includes additional construction provisions when a garage is located close to a property line.

The bulletin states that when the proposed building is less than five feet from a property line, the wall along that boundary must have the required fire-resistive protection.

The bulletin also addresses:

• Openings in walls between three and five feet from a property line
• Protected projections within five feet
• Restricted projection depth when closer than two feet

IB100 similarly requires permit drawings to detail fire-rated exterior walls, eaves, projections and openings when construction may occur within five feet of a property line.

These are building-plan and construction-detail requirements. The site plan should provide the dimensions that show whether the garage falls within those distances.

Ten-Foot Separation From the House

IB122 states that a detached garage must be at least 10 feet from all other principal and accessory buildings on the same lot.

The site drawing should therefore show the shortest distance between the proposed garage and:

• Main house
• Existing detached garage
• Shed or workshop
• Carport
• Other accessory building

The required separation is also important when deciding whether the garage will truly remain detached.

A roof connection, enclosed passage, covered breezeway or other structural link may affect how the project is classified and reviewed.

Garage Size, Height and Rear-Yard Coverage

IB122 identifies the following general residential garage limits:

• An individual detached accessory garage may be up to 800 square feet, or one square foot of garage footprint for every 10 square feet of lot area, whichever is greater.
• The combined footprint of detached accessory buildings and structures may not exceed 40% of the actual rear-yard area.
• The maximum detached-garage height is 16 feet.

Special rules apply in some zoning districts, including AG-R and R-80.

The controlling zoning ordinance, planned-development approval, variance or property-specific restriction may impose different requirements.

The permit package may need to identify:

• Total lot area
• Actual rear-yard area
• Existing detached accessory-building area
• Proposed garage footprint
• Total proposed accessory-structure coverage
• Proposed garage height

A garage can satisfy its rear and side setbacks but still exceed an applicable footprint, height or rear-yard-coverage limitation.

Driveway and Alley Access

The site plan should explain how vehicles will enter and leave the garage.

Show:

• Garage-door location
• Driveway alignment
• Driveway width
• Parking and manoeuvring area
• Street or alley connection
• Fence gates
• Existing and proposed paving
• Drive approach in the public right-of-way

Kansas City separates a vehicle-use area into:

• The drive approach between the street and private property
• The driveway
• The parking area

The city’s Code Questions guidance says the drive approach within the public right-of-way requires a permit and inspection from Public Works. The private driveway and parking area do not require the same Public Works permit, but they must comply with the zoning code.

Public Works currently accepts permit applications through CompassKC.

Official sources: Kansas City Code Questions and Kansas City Public Works Permit Applications .

Driveway Material

IB122 states that driveways serving parking areas, detached garages and carports must be paved with asphalt or concrete.

IB100 also requires the site plan to identify the material used for driveways and parking spaces. Gravel is allowed only where the zoning code expressly permits it.

Label the proposed surface clearly, such as:

• Existing concrete driveway
• Proposed concrete extension
• Proposed asphalt driveway
• Existing gravel area to be removed

The site plan should also identify whether an existing driveway will be widened, lengthened or relocated.

Public Sidewalk and Drive Approach

IB100 calls for the location, width and length of a proposed public sidewalk or drive approach to be shown.

A street-access garage project may therefore need to identify:

• Property line
• Public sidewalk
• Curb
• Drive approach
• Private driveway
• Street name
• Drainage culvert where required on an unimproved street

The city’s checklist currently identifies a general driveway width at the property line of at least 7.5 feet and no more than 22 feet, subject to applicable standards and approvals.

A driveway or drive-approach modification can require review separate from the garage building permit.

Drainage and Impervious Area

A detached garage adds roof area and often adds driveway paving.

Those changes can affect:

• Surface-water direction
• Existing swales
• Drainage easements
• Runoff toward neighbouring properties
• Front- or street-side-yard impervious coverage
• Stormwater facilities

IB100 requests:

• General drainage-flow direction
• Required swales and drainage easements
• Parking and driveway materials
• The percentage of the front or street-side yard covered by impervious materials

Additional grading, drainage or civil plans may be required for complicated sites.

Floodplain Properties

IB100 contains additional requirements when any part of a parcel lies within the current regulatory 100-year floodplain.

In that situation, the site plan may need to be sealed by a registered architect, engineer or land surveyor and include information such as:

• Floodplain boundary
• Required freeboard boundary
• Lowest-floor elevation
• Lowest adjacent grade
• Applicable vertical datum

Construction within the regulated floodplain and freeboard area can require a separate Floodplain Development Permit.

A standard drafted garage site plan does not replace the required professional floodplain documentation.

Foundation and Building Plans Are Separate

The site plan shows where the garage will be built. The remainder of the permit set explains how it will be constructed.

IB100 identifies additional drawings and details such as:

• Foundation plan
• Footing dimensions and reinforcement
• Foundation-wall information
• Garage slab details
• Floor plan
• Roof-framing plan
• Exterior elevations
• Doors and windows
• Building height
• Structural connections
• Fire-resistant construction where required

Kansas City currently maintains Information Bulletin IB114 for standard garage-slab and foundation-wall details.

The correct foundation solution depends on the garage size, soil, slope, fill, structural system and site conditions.

USA Site Plans’ standard site-plan service does not include structural engineering or foundation design.

Submitting the Permit Through CompassKC

Kansas City requires residential permit applications to be submitted through CompassKC.

IB100 instructs applicants to:

• Submit the building-plan set electronically as one PDF
• Submit the survey or site plan as a separate PDF
• Provide calculations in a separate PDF when applicable
• Use scaled and clearly dimensioned drawings
• Provide a description of the proposed work

When resubmitting in response to review comments, IB100 instructs applicants to address each discrepancy and replace the complete PDF file. Revisions should be clearly identified on the plan documents.

Permit, plan and Public Works applications are handled through: CompassKC .

Steps Before Preparing the Garage Site Plan

What to Send With Your Site Plan Order

How Our Garage Site Plan Service Works

1. Place your order. Choose the site-plan level matching the required detail.
2. Provide the property address. Confirm that Kansas City, Missouri is the reviewing jurisdiction.
3. Upload the property documents. Send any survey, mortgage survey, plat or previous site plan.
4. Provide the garage drawings. Include the proposed footprint, height, doors and roof projections.
5. Mark the proposed location. Send dimensions, photographs or a marked property sketch.
6. Review the completed drawing. Check the garage placement, property distances, access and labels.
7. Use the correct permit document. Confirm whether the city requires a sealed survey instead of, or in addition to, the drafted site plan.

The accuracy and usefulness of the completed drawing depend on the survey, plat, garage drawings, measurements and photographs supplied.

Common Kansas City Garage Site Plan Mistakes

• Using a drafted plan when a sealed land survey is required
• Assuming the fence is the property line
• Showing only the rear portion of the lot
• Omitting the public alley
• Not showing the garage-door direction
• Missing rear- or side-yard dimensions
• Omitting the 10-foot distance to the house
• Leaving roof overhangs off the plan
• Ignoring platted building lines
• Leaving easements off the drawing
• Not showing the driveway material
• Omitting a proposed drive approach
• Failing to show drainage direction
• Not showing other accessory structures
• Using different garage dimensions on different drawings
• Ignoring rear-yard accessory-structure coverage
• Not reviewing fire-rated construction near the boundary
• Submitting the survey and building plans in the same PDF

A complete site plan cannot guarantee permit approval, but it can reduce correction requests caused by missing or inconsistent site information.

Read Why Site Plans Get Rejected for Permits for additional examples.

Kansas City Detached-Garage Site Plan Checklist

Related Permit Guides

Frequently Asked Questions

Does a detached garage require a permit in Kansas City?

A one-story detached accessory building is exempt only when its projected roof area does not exceed 200 square feet. Larger detached garages require a building permit and plan review.

Do I need a sealed land survey?

Kansas City’s current IB100 generally requires a sealed, staked land survey for a new structure. A residential accessory structure more than 10 feet from every property line may qualify for a site-plan exception when supported by KCMO GIS or other vetted documentation and accepted by the city.

How close can a detached garage be to the rear property line?

IB122 states a general minimum of 1 foot 6 inches, with an exception allowing construction on the rear property line when a public alley abuts that line. Current zoning, easements and property-specific approvals must still be checked.

How close can the garage be to a side property line?

IB122 identifies a general minimum interior-side setback of 1 foot 6 inches. A garage may be built on an interior-side property line when a public alley directly abuts that line, subject to other applicable requirements.

How far must the garage be from the house?

IB122 states that detached garages must be at least 10 feet from other principal and accessory buildings on the same lot.

Can the garage be built on an alley property line?

IB122 allows a garage to be built on a rear or interior-side property line when a public alley abuts that boundary. Fire-resistant construction, projections, easements and other requirements may still apply.

What is the maximum garage size?

IB122 states that an individual detached garage may be up to 800 square feet or one square foot of footprint for every 10 square feet of lot area, whichever is greater. The combined accessory structures may also be limited to 40% of the actual rear-yard area.

What is the maximum detached-garage height?

IB122 identifies a general maximum height of 16 feet, with different provisions in certain zoning districts. Confirm the current zoning rule applying to the property.

Can the driveway be gravel?

IB122 states that driveways serving detached garages and carports must be paved with asphalt or concrete. IB100 says gravel is allowed only where the zoning code expressly permits it.

Does an alley-facing garage need a driveway?

The plans should show a clear, usable vehicle connection between the garage door and the alley. The exact paving and access requirements depend on the property and applicable zoning standards.

Are foundation plans included with the site plan?

No. The site plan shows the garage location. Foundation, slab, framing, elevations and structural details are separate parts of the permit package.

Are USA Site Plans drawings signed or sealed?

No. USA Site Plans provides drafting services. A Missouri-licensed surveyor, engineer or architect must provide professional certification when required.

Will the site plan guarantee permit approval?

No. Kansas City controls permit and zoning decisions and may request revisions, a sealed survey, structural details, engineering or other supporting documents.

Official Kansas City Sources

• Kansas City Building Permit Exempt Work
• Kansas City Code Questions
• Information Bulletin IB100 — Residential Plan Submittal Requirements
• Information Bulletin IB122 — Residential Garages and Sheds
• Kansas City Information Bulletin Index
• Kansas City Building and Development Code
• Kansas City Public Works Permit Applications
• CompassKC Permit Portal

Disclaimer: This article provides general educational information and is not legal, surveying, engineering, architectural, zoning or permitting advice. Kansas City requirements vary according to the property, zoning district, planned development, alley conditions, easements, floodplain status and project design. Information Bulletin IB122 states that the applicable ordinance controls if a conflict exists. A drafted site plan does not establish legal property boundaries or replace a sealed land survey, structural plan, engineering or another professionally certified document when required. Confirm the current requirements with Kansas City City Planning and Development before submitting an application.