Site Plan for Permit in Kansas City, MO | Fast Drawings

A residential site plan—also called a plot plan—is an overhead drawing showing how existing and proposed improvements fit within the complete property.

It can help Kansas City reviewers understand:

• Which property is being developed
• What buildings and exterior improvements already exist
• What construction is proposed
• The project’s dimensions and location
• Distances to property boundaries
• Distances between buildings and other improvements
• Whether an easement or platted building line affects the proposal
• How the property connects to streets, alleys and driveways
• Whether drainage, floodplain, parking or impervious-area review applies
• Whether the site plan agrees with the remaining permit drawings

A clear site plan cannot guarantee permit approval. It provides measurable property and project information for review under Kansas City’s applicable building, zoning, floodplain and development requirements.

First, Confirm the Property Is in Kansas City, Missouri

This guide applies to property within the corporate limits of Kansas City, Missouri.

Nearby jurisdictions use separate applications and requirements, including:

• Kansas City, Kansas
• North Kansas City
• Independence
• Gladstone
• Raytown
• Lee’s Summit
• Other surrounding municipalities

A mailing address that says Kansas City does not necessarily establish which government reviews the permit.

Confirm the jurisdiction before preparing the final drawings. Kansas City’s Parcel Viewer can support preliminary research into:

• Parcel identification
• Zoning
• Land use
• Floodplain layers
• Approved plans
• Other mapped property information

GIS and aerial information can support research but should not automatically be treated as a professionally surveyed boundary.

Official resources: Kansas City Parcel Viewer and Development Process Guide .

What Is a Kansas City Permit Site Plan?

A residential permit site plan is a scaled drawing of the property as viewed from above.

It commonly identifies:

• Correct property address
• Legal description when required
• Complete property boundaries
• Available lot dimensions
• Existing house
• Garages, carports, sheds and accessory structures
• Decks, porches, patios and pools
• Driveways, parking areas and walkways
• Proposed construction
• Project dimensions
• Distances to property lines
• Distances between structures
• Platted building lines
• Known easements
• Adjoining rights-of-way
• Drainage information when required
• North arrow and drawing scale

A site plan is different from a floor plan.

A floor plan shows rooms, walls, doors, fixtures and interior spaces. A site plan shows where the building and exterior improvements are located within the property.

The complete permit package may also require:

• Foundation plans
• Dimensioned floor plans
• Roof and framing plans
• Exterior elevations
• Building sections
• Energy-code documents
• Structural calculations
• Electrical, plumbing or mechanical documents
• Floodplain or grading information

For a broader explanation, read our Plot Plan for Permit guide .

Does Kansas City Require a Sealed Land Survey?

Kansas City’s Information Bulletin 100 contains the City’s current residential plan-submittal checklist.

It states that a sealed, staked land survey is generally required for:

• New structures
• Home additions
• Vertical additions
• Expansion of a building’s exterior envelope
• Reduction or alteration of a building’s exterior envelope

The sealed survey must show the existing and proposed construction and include the applicable site information required by the bulletin.

Limited exceptions to the sealed-survey requirement

IB100 identifies two situations that require a site plan but may not require a sealed survey:

1. Open residential deck: An open deck located more than five feet from a property line, as determined by KCMO GIS or other vetted documentation.
2. Residential dwelling or accessory structure: A one- or two-family dwelling or its accessory structure located more than ten feet from a property line, as determined by KCMO GIS or other vetted documentation.

These exceptions do not mean that every unsealed drawing will automatically be accepted. The City determines whether the available documentation sufficiently supports the property and project information.

Official sources: Kansas City Information Bulletin 100 and Kansas City Plans Review Division .

Site Plan vs Survey vs Construction Plans

A residential permit application can require more than one of these documents.

A drafted site plan does not replace:

• A required sealed land survey
• Professionally verified elevations
• Structural engineering
• Floodplain certification
• Architectural drawings
• Grading or drainage engineering

IB100 generally does not require an architect’s or engineer’s seal on prescriptive residential construction drawings. A licensed professional is still required for engineered features that fall outside the prescriptive residential code, and the affected sheets and calculations must be properly sealed.

Kansas City Projects That May Need Site Information

Not every project requires the same permit documents. Interior-only work and certain permit-exempt improvements may not require a site plan.

Permit-exempt work must still comply with applicable zoning, building, property and safety requirements.

What a Kansas City Site Plan Should Show

Correct property address

Identify the complete street address directly on the drawing.

The address should agree with:

• CompassKC application
• Parcel information
• Survey or recorded plat
• Building plans
• Other permit documents

North arrow and drawing scale

Include:

• North arrow
• Written drawing scale
• Graphic scale bar when useful
• Readable dimensions
• Clearly identified measurement units

The drawing must remain legible after it is converted to PDF and uploaded electronically.

Legal description

Include the legal description when required.

This may identify:

• Lot number
• Block number
• Subdivision name
• Metes-and-bounds description
• Minor-subdivision approval number

IB100 requests the applicable minor-subdivision approval number for lots created without a subdivision plat.

Complete property lines and dimensions

Show:

• Front property line
• Left-side property line
• Right-side property line
• Rear property line
• Street-side line on a corner lot
• Curved, angled or irregular boundary segments
• Available dimensions of each boundary segment

A fence, hedge, retaining wall, driveway edge or GIS line should not automatically be treated as the legal boundary.

Platted building lines and easements

Show known:

• Platted building setback lines
• Utility easements
• Drainage easements
• Sanitary-sewer easements
• Access easements
• Shared-driveway easements
• Other recorded restrictions

A platted building line or easement may require more separation than the general zoning setback.

This information may be found on:

• Sealed land survey
• Mortgage survey
• Recorded subdivision plat
• Title documents
• County Recorder records
• Previous approved plans

Existing structures and improvements

Show relevant existing features, including:

• Main house
• Existing additions
• Attached or detached garage
• Carport
• Shed or workshop
• Deck or porch
• Patio and walkways
• Swimming pool or spa
• Driveway and parking
• Retaining walls
• Fences and gates when relevant

An omitted improvement can affect setbacks, building separation, parking, lot coverage, drainage and the available location for new construction.

Proposed construction

Clearly distinguish proposed work from existing conditions.

Use:

• A clear “PROPOSED” label
• A different hatch pattern
• A heavier outline
• A distinct line style
• An existing-and-proposed legend

Show the complete proposed footprint, including relevant:

• Exterior walls
• Foundation outline
• Posts and supports
• Deck or porch platforms
• Stairs and landings
• Roof projections
• New paving
• Structures proposed for removal

Project dimensions

Show the project’s overall length and width.

Irregular projects should include enough measurements to define the entire shape.

The dimensions should agree with:

• Permit application
• Foundation plan
• Floor plans
• Exterior elevations
• Roof and framing plans
• Contractor or manufacturer drawings

Property-line distances and building separation

Show the shortest relevant distance from the proposed work to:

• Front property line
• Both side property lines
• Rear property line
• Street-side line on a corner lot
• Platted building line
• Easement boundary

Also show distances to relevant:

• Main house
• Detached garage
• Shed
• Deck or porch
• Pool
• Other buildings and improvements

Do not expect the reviewer to calculate these measurements from the drawing scale.

Roof overhangs and projections

IB100 requests all building projections extending beyond the foundation walls.

Show relevant:

• Roof soffits and eaves
• Bay windows
• Cantilevered floor areas
• Balconies
• Covered porches
• Other projecting features

The City’s checklist also calls for the following statement on the survey or site plan:

Plan includes all building projections beyond the foundation walls.

Rights-of-way, streets and sidewalks

Show:

• Adjacent public rights-of-way
• Full street names
• Public alleys
• Sidewalks
• Curbs
• Drive approaches
• Proposed public sidewalk work

Work within a public right-of-way may require a separate Public Works permit.

Driveways, parking and paving

Identify:

• Existing and proposed driveways
• Driveway width
• Parking spaces
• Parking pads
• Garage entrances
• Drive approaches
• Surface material

IB100 states that the driveway width at the property line is generally a minimum of 7.5 feet and a maximum of 22 feet.

On an unimproved street without curb, gutter or storm sewer, a drainage culvert may be required below the drive approach in accordance with City standards.

Gravel is allowed only where expressly permitted by the Zoning and Development Code.

Impervious yard coverage

Show the percentage of the front yard and street-side yard covered by impervious materials when required.

Impervious surfaces can include:

• Driveways
• Parking areas
• Sidewalks
• Patios
• Other hard surfaces

Use the definitions and calculation method applying to the property rather than assuming every paved or covered feature is treated identically.

Drainage and stormwater information

IB100 requests general drainage-flow information and any drainage easements or swales required by an engineered development plan.

Depending on the project, the drawing may show:

• Drainage arrows
• Spot elevations
• Swales
• Drainage easements
• Stormwater facilities
• Existing and proposed grades

Do not invent drainage information when the slope or flow direction is unknown.

A standard drafted site plan does not replace grading, drainage or civil engineering when professional design is required.

Water and sewer service lines

Show proposed sanitary-sewer and water-service lines when required for the project.

Other utility information may also be relevant, including:

• Existing water service
• Sewer cleanout
• Gas service
• Electrical service
• Overhead utilities
• Private well or septic system

Variance or zoning approvals

Identify any applicable approval issued by the Board of Zoning Adjustment or another land-use authority.

Approved conditions can affect:

• Project placement
• Building dimensions
• Height
• Parking
• Use
• Landscaping or screening

Check Zoning Before Finalizing the Project

A project can physically fit in the yard and still conflict with the zoning or recorded restrictions applying to the parcel.

Zoning can affect:

• Front, rear and side setbacks
• Street-side-yard requirements
• Maximum building height
• Accessory-building location
• Parking and driveway placement
• Impervious-yard coverage
• Permitted residential uses
• Whether zoning relief is required

Property-specific requirements may also arise from:

• Recorded subdivision plat
• Approved development plan
• Planned zoning district
• Infill lot standards
• Historic designation
• Floodplain conditions
• Previous zoning approvals

The Parcel Viewer can support preliminary research, but the current zoning code, recorded documents and City interpretation control.

Read Setbacks and Zoning: How to Find the Rules for Your Property and Property Setbacks Explained for Homeowners .

Kansas City Site Plans by Project Type

Home additions

A home addition changes the exterior envelope of the principal dwelling and generally requires a sealed land survey under IB100.

The survey and site plan information should commonly show:

• Complete existing house footprint
• Proposed addition footprint
• Addition dimensions
• Property-line distances
• Roof projections
• Nearby accessory structures
• Platted building lines and easements
• Driveways and parking
• Drainage direction when required

Separate construction plans may be needed for the foundation, floor layout, framing, elevations, energy compliance and structural design.

Decks and porches

Uncovered, conventionally framed open decks may follow a different plan-review path, but a site plan or survey is still required with the applicable permit application.

An open deck more than five feet from a property line may qualify for the unsealed-site-plan exception when KCMO GIS or other vetted documentation supports the distance.

A deck or porch drawing should identify:

• Platform footprint
• Outside dimensions
• Existing house
• Property-line distances
• Posts and supports
• Stairs and landings
• Covered areas
• Nearby structures
• Easements and platted building lines

A platform or deck no more than 30 inches above grade at any point and not located over a basement or story below is listed among Kansas City’s building-permit exemptions. Zoning and other rules still apply.

Garages, carports and sheds

Kansas City lists certain one-story detached accessory buildings as building-permit exempt when the projected roof area does not exceed 200 square feet.

The exemption can include:

• Tool sheds
• Storage sheds
• Playhouses
• Garages
• Carports
• Similar accessory uses

Permit-exempt does not mean zoning-exempt.

The structure must still comply with applicable:

• Setbacks
• Building height
• Building separation
• Easements
• Platted building lines
• Use limitations
• Fire-separation requirements

A larger structure generally requires a building permit and plan review.

Official source: Kansas City Building Permit Exempt Work .

Pools and spas

Kansas City directs residential pool applicants to the project-specific pool bulletin and current permit requirements.

A pool site plan may need to show:

• Pool or spa footprint
• Dimensions
• Pool deck or hardscape
• Distances to property lines
• Existing buildings
• Pump, filter and equipment pad
• Safety barrier and gates
• Easements and utilities
• Retaining walls and drainage features

Electrical, structural, plumbing and barrier documents may also be required.

Driveways and parking

Kansas City explains that a vehicle-use area has three general parts:

• Drive approach between the street and property line
• Private driveway
• Parking space or parking area

The drive approach within the public right-of-way requires permitting and inspection when installed or replaced. Private driveways and parking surfaces may not require a building permit but must comply with zoning and development requirements.

A driveway site plan should show:

• Existing and proposed driveway
• Driveway width
• Parking dimensions
• Garage access
• Property lines
• Drive approach
• Street and sidewalk
• Paving material
• Impervious-yard coverage when required
• Drainage direction

Public Works permits affecting streets and rights-of-way are currently submitted through CompassKC.

Fences and retaining walls

Kansas City generally does not require a building permit for a fence.

Current City guidance states that residential fences generally may not exceed:

• Four feet in the front yard
• Four feet in a street-side yard on a corner lot
• Six feet in an interior side yard
• Six feet in a rear yard

Placement, visibility, pool-barrier and right-of-way requirements still apply.

Retaining walls no more than four feet high are generally building-permit exempt unless they:

• Support a surcharge
• Impound regulated liquids
• Are adjacent to a public right-of-way

A taller or structurally loaded wall may require a permit and engineering.

Floodplain Requirements

Floodplain conditions can substantially change the site-plan requirements.

IB100 states that when the current FEMA 100-year regulatory floodplain is located anywhere on the parcel, the site plan must be sealed by a registered:

• Architect
• Engineer
• Land surveyor

The plan must include applicable floodplain and elevation information, including:

• Regulatory floodplain boundary and elevation
• One-foot-freeboard boundary and elevation
• Lowest-floor elevation
• Lowest adjacent grade
• NAVD 1988 elevation datum

Development or construction within the regulatory floodplain plus the required freeboard area can require a separate Floodplain Development Permit.

A standard drafted site plan cannot replace professionally certified floodplain or elevation information.

Official resources: Kansas City Floodplain Information and Information Bulletin 100 .

Historic Properties

A property listed on the Kansas City Register of Historic Places is subject to additional review for exterior changes visible from the public right-of-way.

The Historic Preservation Commission must approve the applicable exterior work and issue a Certificate of Appropriateness before the building permit can be obtained.

Historic review can affect:

• Additions
• Decks and porches
• Garages and accessory structures
• Fences and walls
• Demolition
• Other visible exterior or site changes

Kansas City’s local historic-property map does not include every property listed only on the National Register of Historic Places.

Official source: Kansas City Historic Preservation Office .

Current Kansas City Permit Submission Process

Kansas City uses CompassKC for electronic permit and plan submission.

IB100 requires:

• Electronic submission through CompassKC
• Building plans uploaded as one PDF
• The survey or site plan uploaded as a separate PDF
• Plans drawn to scale
• Clear dimensions and sufficient detail

When responding to review comments, Kansas City instructs applicants to replace the complete PDF and clearly identify changes, such as by clouding the revised areas.

Official source: CompassKC Online Permitting .

What to Send With Your Kansas City Site Plan Order

Complete source information helps reduce uncertainty while the drawing is being prepared.

How Our Kansas City Site Plan Drafting Service Works

1. Place your order. Select the site-plan option matching the requested level of detail.
2. Provide the property address. Confirm that Kansas City, Missouri is the reviewing jurisdiction.
3. Upload property documents. Send any survey, recorded plat, previous plan or permit comments.
4. Describe the project. Include its dimensions, height, use and basic scope.
5. Mark the intended location. Send a marked survey, sketch, photographs or construction drawings.
6. Review the completed draft. Check the project location, measurements, labels and property relationships.
7. Confirm the complete application. Obtain any separate sealed survey, engineering, architecture or floodplain documents required by Kansas City.

The usefulness and accuracy of the completed drawing depend on the surveys, records, measurements, photographs and project information supplied.

USA Site Plans provides drafting services. Standard drawings are not signed or sealed by a Missouri-licensed land surveyor, architect or engineer.

Common Kansas City Site Plan Problems

• The property is outside Kansas City, Missouri
• An unsealed drawing is submitted when a sealed survey is required
• The project does not qualify for a survey exception
• Only part of the property is shown
• Property boundaries are missing or undimensioned
• A GIS line or fence is treated as a surveyed boundary
• Existing buildings are omitted
• The proposed project is not clearly identified
• Project dimensions are missing
• Property-line distances are unclear
• Building separation is omitted
• Roof overhangs or projections are missing
• Platted building lines are omitted
• An easement is ignored
• Driveway or parking information is incomplete
• Impervious-yard coverage is missing when required
• Drainage information is unsupported or omitted
• Floodplain conditions are overlooked
• Historic review is discovered late
• The site plan conflicts with the building plans
• The site plan is combined with the building-plan PDF
• A drafted plan is used where engineering or professional certification is required

A complete drawing cannot eliminate every review comment, but it can help avoid corrections caused solely by missing, unclear or inconsistent site information.

Read Why Site Plans Get Rejected for Permits and What Permit Reviewers Check First .

Kansas City Residential Site Plan Checklist

Related Permit Guides

Frequently Asked Questions

Does every Kansas City residential project require a site plan?

No. Interior repairs and certain permit-exempt projects may not require one. Projects involving new structures, additions, exterior-envelope changes, decks, pools, parking or other site changes are more likely to require a survey or site plan.

Does Kansas City require a sealed survey for an addition?

Generally, yes. IB100 requires new structures, additions—including vertical additions—and exterior-envelope changes to be accompanied by a sealed land survey unless a listed exception applies.

Can an open deck use an unsealed site plan?

An open deck more than five feet from a property line may qualify for the unsealed-site-plan exception when the distance is supported by KCMO GIS or other vetted documentation accepted by the City.

Can an accessory structure use an unsealed site plan?

A residential dwelling or its accessory structure located more than ten feet from a property line may qualify for the exception when KCMO GIS or other vetted documentation supports the distance and the City accepts the information.

Does a 200-square-foot shed require a building permit?

Kansas City lists qualifying one-story detached accessory buildings with projected roof areas that do not exceed 200 square feet among building-permit-exempt work. Zoning, setback, easement and other requirements still apply.

Does a fence require a building permit?

Kansas City generally does not require a building permit for a fence. Height, placement, visibility, right-of-way and pool-barrier rules still apply.

Does a driveway require a permit?

The private driveway and parking surface may not require a building permit, but they must comply with zoning. Installing or replacing a drive approach within the public right-of-way requires Public Works review and permitting.

Do roof overhangs need to be shown?

Yes. IB100 requests building projections beyond the foundation walls, including roof soffits, bay windows, cantilevers and balconies.

Do easements need to appear on the site plan?

Known easements and platted building lines should be shown. They can impose restrictions separate from the ordinary zoning setback.

What happens when floodplain is located on the parcel?

When the current FEMA 100-year regulatory floodplain is located anywhere on the parcel, IB100 requires the site plan to be sealed by a registered architect, engineer or land surveyor and to include specified floodplain and elevation information.

Are Kansas City permit applications submitted online?

Yes. Kansas City uses CompassKC for electronic applications, plan uploads, permits and related interactions.

Should the site plan be included in the building-plan PDF?

No. IB100 instructs applicants to upload the survey or site plan as a separate PDF from the building plans.

Can a drafted site plan establish legal property lines?

No. A drafted plan uses supplied surveys, plats, records and measurements but does not independently locate or legally certify property boundaries.

Are USA Site Plans drawings signed or sealed?

No. USA Site Plans provides drafting services. Licensed surveying, architecture, engineering and professional seals must be obtained separately when required.

Will a Kansas City site plan guarantee permit approval?

No. Kansas City and any participating departments control the review and may request revisions, a sealed survey, calculations, engineering, floodplain information or other supporting documents.

Official Kansas City Resources

1. Information Bulletin 100 — Residential Plan Review and Site Plan Requirements
2. Kansas City Information Bulletin Index
3. Kansas City Plans Review Division
4. Development Process Guide
5. Building Permit Exempt Work
6. Kansas City Code Questions
7. CompassKC Online Permitting
8. Kansas City Parcel Viewer
9. Public Works Permit Applications
10. Floodplain Information
11. Historic Preservation Office
12. Kansas City Codes and Ordinances

Disclaimer: This article provides general educational information and is not legal, surveying, engineering, architectural, floodplain, zoning or permitting advice. Kansas City requirements vary according to the property, project, zoning, survey, recorded plat, easements, historic status, flood conditions and current regulations. USA Site Plans is an independent drafting service and is not affiliated with the City of Kansas City, Missouri. A drafted site plan does not establish legal property boundaries or replace a sealed land survey, architecture, engineering or another professionally certified document when required. Confirm current requirements with the departments and licensed professionals reviewing the application.