Area Plan: In addition to land use, area plans make recommendations related to topics like transportation, housing, neighborhoods, and economic development that are the result of technical analysis by staff and conversations with community stakeholders. 

Development Plan: A process that allows for City Council review of plans proposing significant development to determine whether such plans further the purposes of this zoning and development code.  (88-517-01) 

Encroachment: Encroachment on right-of-way occurs when any building, fence, sign (permanent or temporary), or any other structure or object (other than utilities and road signs) which is placed in the public right-of-way.

Minor Subdivision: The combination of existing lots or the creation of no more than 5 new lots. Compliance with the rules and regulations of the Zoning and Development Code is verified by staff and administratively approved. An approved minor subdivision application is recorded with the County Recorder’s Office.

Nonconforming Lot: A lot, the area of a lot, the dimensions of a lot, or the location of a lot which was lawful prior to the adoption, revision, or amendment of the Zoning Ordinance which no longer conforms to the zoning standards because of said revision or amendment.

Permit: A document issued by the proper authority authorizing the applicant to undertake certain activities.

Platting: The process of creating legal parcels of land. It is generally divided into two phases.

1. Preliminary plat: A map or drawing on which the layout, design, and other pertinent facts about the proposed subdivision are shown. The preliminary plat describes the applicant's ideas and allows staff to analyze if there is adequate access to public infrastructure.
2. Final plat: A legal document that delineates property boundaries and describes and dedicates rights-of-way and easements.

 
Special Use Permit: Allows a parcel of land or property to be used in a manner that deviates from those typically permitted in that area.

Stream Buffer: An area of land near a water source defined by regulatory agencies or municipalities which helps protect the stream from the impact of adjacent land uses.

Vacation: The process by which public streets, alleys, or other portions of land are released from public ownership into private ownership.

Variance: An exception to the standards of the Zoning and Development Code, which can only be approved by the Board of Zoning Adjustment.

Zoning: Rules set by City Council that specify what uses of land are permitted at any given location within the city. Lessors or buyers of land should always confirm that their desired use is allowed before they enter into a contract for property.

How do I check the zoning of my property?

What uses are allowed under the zoning for my property?

1. Arrange a pre-application meeting with our staff
2. File an application and pay a fee for your request on CompassKC
3. Hold a neighborhood meeting
4. Place a public hearing sign on your property
5. Attend City Plan Commission
6. Attend City Council Committee Meeting (Neighborhood Planning and Development Committee) or Board of Zoning Adjustment, whichever is applicable

Schedules and dockets can be found here: Boards and Commissions

The City Plan Commission meets the 1st and 3rd Wednesday of each month, other than the month of August, when only one meeting is generally scheduled. The meetings begin at 9:00AM and are held in a hybrid format. To attend in person, go to the Council Committee Room on the 10th floor of City Hall. To attend online, please go to the CPC webpage to find the appropriate Zoom meeting link.

The City Council meets each Thursday (except for holiday weeks and as prescribed in an annual adopted ordinance) at 3:00PM in the Council Chambers on the 26th floor of City Hall.

What happens at the City Plan Commission, Board of Zoning Adjustment, and City Council hearings? 

The following will happen at the hearing after the case is called by the Commission/Board/Council:

1. The staff planner presents the application and makes a recommendation.
2. The applicant presents any additional information and answers any questions about the proposal.
3. Interested persons who have questions, support, or oppose the application are given an opportunity to present information after the chair opens up public testimony. 
4. The applicant has the option to answer any questions or rebut any comments made by those testifying.
5. The Commission/Board/Council discuss and then make a decision.

The hearings are open to the public and anyone is welcome to attend the hearing in person or virtually. 

You have two options:

1. Attend the hearing and provide testimony.
2. Provide written testimony via email to publicengagement@kcmo.org no later than seven days prior to the hearing date. If you choose this option, make sure to reference the case number in the subject line of your email.

Please Note: City Plan Commission members are forbidden from communicating with anyone about a case prior to the hearing. For this reason, do not attempt to contact any members directly. A copy of your email will be provided by staff to the Commission.

You have two options:

1. Attend the hearing and provide testimony.
2. Contact your City Council members directly.

An applicant is required by the public engagement ordinance to present the application to neighborhood groups and property owners around the application site prior to the City Plan Commission hearing so that they understand and can identify any concerns to you and the Commission and the Council. Before the City Plan Commission hearing, obtain a copy of the staff report and if there are recommended conditions of approval, be prepared to agree or not agree to those at the public hearings. Provide clear and concise point and be prepared to be limited to two minutes. 

What is a Land Use Plan? 

Land Use Plans provide guidance and decision making criteria on how Kansas City, Missouri should develop physically and were established by working with stakeholders in the community. These plans cover various city issues and work in conjunction with the City’s Development Code and other adopted city policies. These include plans such as the 18 Area Plans, the Major Street Plan and the Trails KC Plan. In order to reference these plans for your development process and many others please visit the Area Plans and Other City Plans pages. 

What is a comprehensive plan?

A city’s comprehensive plan guides its decisions on development, investment, codes and standards, and much more for future years and future generations. The KC Spirit Playbook (“Playbook”) is Kansas City’s comprehensive plan for the next 20 years. See playbook.kcmo.gov for more.

The following tools in the Playbook are used to help evaluate and guide the design of projects and initiatives, both private and public, that impact the City's built environment:

• Goal Supporting Criteria - General guidance for consistency with the Playbook's 10 Goals
• Global Design Guidelines - Guidelines that apply to all areas of the city, regardless of context or setting
• Development Form Guidelines - More detailed and site-specific guidelines that apply to specific development form and contexts throughout the city

What is an Area Plan?

Area plans provide a community-driven vision for all parts of Kansas City. These plans identify strategies and priority initiatives to achieve over a 10-year timeframe and provide guidance for future land use and development decisions. In addition to land use, area plans make recommendations related to topics such as transportation, housing and neighborhoods, and economic development that are the result of technical analysis by staff and conversations with community stakeholders. Access to the City’s Area Plans can be reached via the Area Plans web page.

How Are Area Plans Used?

Once completed, area plans are used in a variety of proactive and reactive ways by city staff across multiple departments. When new development projects are proposed, everything from the use, to building design, to public improvements is reviewed against the recommendations in the area plan.

What Area Plan Applies To My Property?

Use the City's online map tool "Find My Area Plan" to determine which area plan applies to a specific property within the city. Type your address into the map to find your current area plan. The online map page also provides links to each of the area plan documents.

The Historic Preservation office provides staff support to the Historic Preservation Commission. The Commission’s Historic Landmark/District designations are forwarded to City Council for approval; however, its design review decisions are final and are not reviewed by City Council.

The purpose of the Historic Preservation Commission is to administer the City’s historic preservation ordinance that protects the city’s historic buildings and sites, enhances and stabilizes neighborhood property values, and strengthens the City’s economy. Want to know if your property is designated as a historic site? Look up a listing on the City's parcel viewer or visit the Missouri State Historic Preservation Office website for National Register listings.

What is an encroachment?

An encroachment is an allowance of construction of any part of a building or structure in, on, or over the public right-of-way. Chapter 18, Kansas City Building and Rehabilitation Code, Code of Ordinances, Section 18-40, Section 3201, requires that an encroachment permit be obtained to allow construction of any part of a building or structure in, on, or over the public right-of-way. Encroachment permits are regulated by Section 18-25 of the Kansas City Building and Rehabilitation Code.

Who approves encroachments?

Encroachment permits must be reviewed by applicable utility agencies and any potential impacts. City staff will review the proposed encroachment permit application per adopted city regulations of city. Additionally, certain above ground encroachments may require supplementary review by the Municipal Arts Commission (MAC) prior to approval. Refer to Information Bulletin IB106 for application requirements, processing, applicable reviews by city departments and outside agencies, and applicable reviews by MAC or any exceptions.

How are encroachment permits obtained?

You can apply for an encroachment permit via CompassKC. Details on the process to obtain an encroachment permit are outlined in Information Bulletin IB106.

What is a vacation? 

The City frequently is asked to abandon a public right-of-way or recorded plat so the land can be put to another use. The process, accomplished by city ordinance, is called vacation. The vacation of streets, alleys, and plats is done under the authority of the City Council following review by several City Departments and private utilities and recommendation of the City Plan Commission. Vacation of public utility easements is administered by the Public Works and/or Water Department.

Who approves a vacation? 

The requests normally are approved if no affected agency or property owner objects and if the City has no use for the land under consideration.

How do I apply for a vacation of a street, alley, or plat? 

1. Apply through CompassKC

Complete the application and attach a plan/sketch showing in detail where the proposed vacation site is and a brief statement as to why the vacation is being requested. The application must also include a metes-and-bounds legal description of the area to be vacated.

A preliminary review of your application will be made, after which you will receive a petition form for vacation, a consent form and various agency approval forms that must be filled out and returned before further action by the city will be undertaken. Once the application has been reviewed, a staff planner will create an invoice to be paid through CompassKC. 

2. Prepare Notarized Petition for Vacation

The petition for vacation must be notarized and contain the legal description of all property adjoining the proposed vacation site. You must furnish this information. Possible sources are title companies, your county courthouse or the real estate section of the Finance Department, 2nd floor, City Hall (816) 513-1173.

3. Consent Form

The consent form must contain a list of legal descriptions and owners of record of all property abutting the street or alley to be vacated or within the plat to be vacated. The signatures of all owners consenting to the vacation must be notarized. Additional forms will be provided if necessary. You are responsible for proper completion of the form. Note that signature blanks draw a distinction between individuals, corporations and other entities, and should be signed accordingly.

The owners of at least 75 percent of the property abutting the street or alley to be vacated must consent to the vacation before it can be processed further. No street or alley vacation can be approved if it would completely eliminate access to a lot in separate ownership, would deny access to a dedicated street or alley, or create a dead end.

4. Obtain Responses from Reviewing Agencies

You must obtain responses from each of the following:

• Evergy
• Spire
• AT&T
• Charter
• KCMO Water Services Department
• KCMO Fire Department
• KCMO Public Works Department, Streets and Traffic Division
• KCMO Public Works Department, Street Lighting Services
• Veolia Energy

A contact list for each of the agencies will be provided to you after the application has been submitted. You also must comply with special requirements of the reviewing agencies. For example, you may be asked to grant one or more of them easement rights. An application will not be processed without agency review, it is recommended to hand deliver the forms to the agencies for their signatures and comments. You must sign each form.

5. Submit All Required Forms

Once all of the required forms (petition, consent and agency approval forms) have been completed, email them to the assigned staff planner and the planner will docket the case for CPC.

6. Attend Public Hearings

City Plan Commission (CPC): CPC will hold a public hearing to review your request and will hear recommendations from appropriate staff members. You or your appointed representative must be present at this hearing and should bring any materials you may have in support of the request. Any person affected by the proposed vacation will be given an opportunity to speak at this hearing.

The City Plan Commission will then make a recommendation. It may include conditions that must be complied with before your application can be processed further. These usually involve granting easements to utilities and city agencies. It is your responsibility to see that letters from utilities and city agencies indicating unconditional consent are sent to the City Development Department.

Neighborhood Planning and Development Committee (NPD): Upon the recommendation of CPC, an ordinance will be prepared. The city clerk will arrange for publication of the ordinance in a legal publication. After that time, the ordinance will be introduced at a City Council meeting and will be referred to the Council’s Committee Neighborhood Planning and Development Committee for a hearing. You should be present at this hearing. You will be notified of the time, date and place.

7. Await Completion of Recording Process

After you attend the Neighborhood Planning and Development Committee hearing, no further action is required on your part. 10 days following favorable City Council action, recording of the vacation will begin in the records of the appropriate county recorder. The recording process usually takes a week to a month, depending upon the county government involved. The authenticated ordinance can be found on the City Clerk website.

*If the vacation request is denied, you have the option of submitting a revised proposal to the City Plan Commission or filing a court action against the city.

Stream setback buffers protect public infrastructure investments while mitigating the adverse environmental impacts that development can have on streams and associated natural resource areas.

How are the stream setback buffers defined? 

 The overall required buffer is organized into three zones:

1. Streamside Zone: Extends 25 feet landward from the edge of the stream.
2. Middle Zone: Extends landward from the outer edge of the streamside zone and encompasses the FEMA- or City-designated 1% (i.e., 100-year) floodplain where applicable, or the limits of the 1% (i.e., 100-year) conveyance, as determined by a qualified engineer using City-approved methods; and jurisdictional wetlands as determined using U.S. Army Corps of Engineers delineation methods or other City-approved means.
3. Outer Zone: Extends landward 75 feet from the outer edge of the middle zone, or in such cases where the middle zone is zero, from the outer edge of the streamside zone.

What type of land disturbance and uses are allowed within a setback buffer?

The following practices and activities are allowed within stream buffers:

• Streamside zone activity is limited to vegetation management; stream bank stabilization; road, trail, and utility crossings and stormwater outfalls.
• Middle zone activities are limited to any activity allowed in the streamside zone plus the following additional uses: underground utility corridors that are fully vegetated and designed in accordance with the city's Standards; paved and unpaved recreational trails for hiking and biking.
• Outer zone activities are limited to any activity allowed in the streamside zone and middle zone plus the following additional uses: stormwater management; maintenance of stormwater BMP (best management practices) such as sediment removal and harvesting of vegetation; and stormwater discharge.

The following uses and activities are allowed in all stream buffer zones provided that mature riparian vegetation is disturbed as little as practical: 

• Existing and on-going agricultural activities (except in the streamside zone)
• Maintenance/repair of public rights-of-way, streets, and public structures
• Site investigation work including surveys and testing
• Reconstruction, remodeling, or maintenance of existing structures
• control of noxious and/or invasive vegetation
• Emergency actions necessary to prevent dangers to public health or safety, environmental degradation, or public and private property
• Open space uses that protect natural resources

The Development Fee Schedule can be found in its entirety in Article 1 Section 18 of the Building Code. A permit shall not be valid until the fees prescribed by law have been paid, nor shall an amendment to a permit be released until the additional fee, if any, has been paid. The payment of the fee for the construction, alteration, removal or demolition for work done in connection to or concurrently with the work authorized by a building permit shall not relieve the applicant or holder of the permit from the payment of other fees that are prescribed by law.

Calculators: Permit, Plan Check, Site Disturbance Fee Calculators

Please Note: You must download the Calculator PDF to input numbers for fee calculations. For Mac users, you will need Adobe Reader or Bluebeam View to use the fee calculator.

Subdividing land through the platting process allows for the legal creation of lots from existing parcels of land. Subdividing and platting land often occurs while developing or redeveloping land. Lots created through the platting process must conform to the Lot and Building Standards set forth by the Zoning and Development Code.

Subdividing land is needed for many reasons and depends on the needs of the landowner. Below are several examples of when subdividing land may be desired:

1. You own a house adjacent to a vacant lot owned by the Land Bank and would like to purchase and consolidate the land with your house. (Minor Subdivision Lot Consolidation)
2. Your adjacent neighbor is building an addition and wants to purchase 5 feet of land from you and incorporate it into his property. (Minor Subdivision Lot Line Adjustment)
3. You have a large parcel of land that you are not utilizing and want to sell part of it. (Minor Subdivision Lot Split)

4. A developer is looking to subdivide a large property into a 150-lot neighborhood. (Major Subdivision)

There are two categories of subdivisions:

1. Minor Subdivision: A plat that is reviewed and approved administratively by the Director of City Planning and Development. These subdivisions do not require any extension of public infrastructure (roads, sewer mains, water mains, etc.) There are 4 types of Minor Subdivisions:

• Type 1 (Lot Consolidation and Lot Line Adjustment)
• Type 2 (Lot Split creating 2-5 parcels)
• Type 3 (Lot Split creating 5-15 parcels)
• Type 4 (Condominium Plat)

2. Major Subdivision: A plat that is approved by City Council. Major Subdivisions are a two-part process which requires two application types:

• Preliminary Plat: This is an initial application that shows proposed lots, utilities, streets, and shows the development as a whole. Several different applications can serve as a preliminary plat such as a Special Use Permit, a Development Plan (UR and MPD), and a Project Plan.
• Final Plat: This application legally separates and creates the lots. Often Final Plats are developed in phases. Final plats typically have public infrastructure extensions tied to the application which require Public Infrastructure Review (PIR).

A Major Subdivision is required when there is a division or development of land where new public infrastructure is required such as the extensions of roads, sewers mains, and water mains.

No building permits can be issued until the final plat is approved by the City, unless improvements are bonded. 

*Refer to the Land Subdivision and Platting section below for detailed process on subdividing and platting land.

The Department also established the roles of Project Leads in the review process to enhance communication with the public. The Project Lead is your primary point of contact for applications that have been submitted and are currently in the development approval or permitting process, as identified below:

• For development applications, the Development Management Division will assign a planner who will serve as the Project Lead.
• For building permit applications, the Plans Review Division will assign a plan reviewer who will serve as the Project Lead.

Many projects may have multiple Project Leads assigned to separate applications. Applicants are advised to contact the individual Project Lead who is responsible for the review of the specific application they wish to discuss.

What is rezoning?

How can I find properties that are zoned to allow my use?

Our online mapping tool Parcel Viewer. Turn on the zoning layer by selecting “Layers” in the top right, then selecting “Zoning” from the drop down list. Then enter a property’s address or pan and zoom to locate properties.

I need to rezone my property. How does this work?

Only the property owner or an authorized agent of the owner may file a request to rezone a property. Once filed, your case is assigned to a city staff person called a planner. The planner will review the application and they will be your point of contact.

After review, your request goes before both the City Plan Commission and City Council. You should expect this process to take about 6-8 weeks. Staff will evaluate whether your request conforms to relevant city policies, including the city’s long range plans. If it does not conform to the long range plan you may be required to also file a request to amend that plan.

Staff will make a recommendation on whether to approve or deny your request to the City Plan Commission and the Commission will make its own recommendation to the City Council. The Council has final authority to approve or deny your request.

If the City Council approves my rezoning request, what do I do next?

An approved rezoning runs with the land and is permanent. If the rezoning was in conjunction with another plan the next step would be to submit an application for approval through CompassKC.

What does it mean to rezone a property?

The zoning of your property controls the Allowed Uses of the property, as well as, the Lot & Building Standards. If the zoning designation of a property does not allow the use you propose, a rezoning of the property may be necessary. The following steps may be taken to rezone:

• Meet with Planning staff in the Development Management Division of City Planning to discuss your development project.
• If the property can be rezoned for the proposed use, submit an application for rezoning.
• If rezoning of the property is not possible, find an alternate property which is zoned for the proposed use.

What is a Special Use Permit?

A Special Use Permit allows a parcel of land or property to be used in a manner that deviates from those typically permitted in that area.

How do I know if I need a Special Use Permit?

You need to consult the use tables in the Zoning and Development Code. Please note that uses that require a Special Use Permit will be marked with a "S" in the use tables. Below are links to the use tables:

• Residential Districts
• Office and Business Districts
• Downtown Districts
• Manufacturing Districts
• KCIA Kansas City International Airport District
• AG-R Agricultural-Residential District

What is the process for obtaining a Special Use Permit?

Only the property owner or an authorized agent of the owner may file a request for a Special Use Permit for a property. Once filed, your case is assigned to a city staff person called a planner. The planner will review the application and they will be your point of contact.

After review, your request goes before both the City Plan Commission and Board of Zoning Adjustment. You should expect this process to take about 3-4 months. Staff will evaluate whether your request conforms to relevant city policies.

Staff will make a recommendation on whether to approve or deny your request to the City Plan Commission (CPC), and the CPC will make its own recommendation to the Board of Zoning Adjustment (BZA). The BZA has final authority to approve or deny your request.

To complete the process, you will be required to do the following in the order depicted:

1. Arrange a pre-application meeting with staff
2. File an application and pay a fee for your request on CompassKC
3. Hold a neighborhood meeting
4. Attend City Plan Commission
5. Attend Board of Zoning Adjustment meeting

When and where do the City Plan Commission and the Board of Zoning Adjustment meet?

Schedules and dockets can be found here: Boards and Commissions

The City Plan Commission meets the 1st and 3rd Wednesday of each month, other than the month of August, when only one meeting is generally scheduled. The meetings begin at 9:00AM in the Council Committee Room, 10th Floor, of City Hall. The BZA meets the second Wednesday of the month at 9:00AM in the Council Committee Room, 10th Floor, of City Hall.

You have two options:

1. Attend the hearing and provide testimony, or
2. Provide written testimony via email to publicengagement@kcmo.org no later than seven days prior to the hearing date. If you choose this option, make sure to reference the case number in the subject line of your email.

Please Note: City Plan Commission and BZA members are forbidden from communicating with anyone about a case prior to the hearing. For this reason, do not attempt to contact any members directly. A copy of your email will be provided by staff to the Commission.

The City Plan Commission and/or City Council may choose to set a time limit of the approval of a Special Use Permit and, if conditions are violated, a Special Use Permit may be revoked. However, Special Use Permits may be transferred between property owners and runs with the land.

What is a variance?

A variance is a method of relief from requirements of the Zoning and Development Code, which can only be approved by the Board of Zoning Adjustment (BZA).

What is the process for obtaining a variance?

Only the property owner or an authorized agent of the owner may file a request for a variance for a property. Once filed, your case is assigned to a city staff person called a planner. The planner will review the application and they will be your point of contact.

After review, your request goes before the Board of Zoning Adjustment. You should expect this process to take about 2-3 months. Staff will evaluate whether your request conforms to relevant city policies. The BZA has final authority to approve or deny your request.

To complete the process, you will be required to do the following in the order depicted:

1. Arrange a pre-application meeting with our staff
2. File an application and pay a fee for your request on CompassKC
3. Attend Board of Zoning Adjustment hearing.

Once a variance is granted by the Board of Zoning Adjustment, a variance is permanent and runs with the land.

What is a non-conforming use?

If a use was legally established but made non-conforming through an action of the city (such as a rezoning of a property), it has been made legal non-conforming. In this case, a property owner may obtain a Certificate of Legal Non-Conformance by applying on CompassKC.

What is applicable for a plan review?

General plan submittal and review provisions apply to submittal of development plans per 88-517, project plans per 88-518, and site plans per 88-530. Plan review and approval is intended to ensure compliance with the standards of this zoning and development code, minimize land use conflicts, and encourage the compatible arrangement of buildings, off-street parking, lighting, landscaping, stormwater facilities, vehicle and pedestrian access routes, and other site features in a manner that will promote public safety and general welfare.

(Ord. No. 151050, § 1, 2-25-2016; 88-516-01 - APPLICABILITY)

Who can file a plan review?

Plan review applications may be filed only by the subject landowner or the subject landowner's authorized agent.

(Ord. No. 151050, § 1, 2-25-2016; 88-516-02 - AUTHORITY TO FILE)

How can plan review applications be filed?

Complete applications for plan review must be filed with appropriate personnel in the city planning and development department. Plans can be submitted to CompassKC.

(Ord. No. 151050, § 1, 2-25-2016; 88-516-03 - APPLICATION FILING)

Can I combine plans for review? 

Project plans or development plans and preliminary subdivision plats may be combined in a single plan and processed concurrently if all information required for both types of submittals is provided as part of the combined application.

(Ord. No. 151050, § 1, 2-25-2016; 88-516-04 - CONCURRENT PROCESSING OF PLANS AND SUBDIVISION PLATS)

What is a Site Plan?

Site Plans portray land uses, arrangement of buildings, off-street parking, lighting, landscaping, stormwater facilities, vehicle and pedestrian access routes, and other site features as required.

What is the first Step in the Site Plan Review Process?

Determine the specific zoning of the property to confirm if the proposed use is permitted. Then, determine the maximum floor area of the building, the building setback requirements, and the maximum building height.

For example, if you are a business owner and you want to expand your existing building in a Business zoned district, this expansion must conform to 88-120-04B, as well as 88-120-05 (Floor Area Limits), 88-120-07 (Ground Floor Commercial Floor Space), the applicable Development Standards in 88-415 (Stream buffers), 88-420 (Parking and Loading), 88-425 (Landscaping & Screening), and 88-430 (Outdoor Lighting). If your building expansion plan meets all of these requirements, the next step is to determine which type of site plan procedure is needed. Section 88-530 describes the various types and amounts of expansion and whether Major or Minor site Plan Review is needed.

Generally, if the building expansion is less than 75,000 sq. ft. and the total property is less than 10 acres, then Minor Site Plan Review by the Director of City Planning & Development is required. This minor site plan approval is needed prior to the issuance of a building permit. (See the Building Permits Section for more info)

Who approves my site plan?

The City Plan Commission (CPC) approves Major Site Plans and the Director of City Planning and Development approves Minor Site Plans unless their approval is appealed by either the applicant or an aggrieved party within 15 days. Appeals to Major Site Plans are made to the City Council and appeals to Minor Site Plans are made to the City Plan Commission.

How do I prepare a site plan?

Retain the services of a professional architect, landscape architect, registered surveyor, engineer, planner or a person approved by the Director of City Planning and Development that will provide a site plan meeting the requirements approved by the Director that contains the required information. 

Is there a deadline for submission of site plans and what are the fees?

The City Planning and Development Department publishes an annual schedule of the City Plan Commission hearings and appropriate application receipt dates for your application are dependent on the application type. Fees are determined by proposed use and application type. 

Do I have to be present for meetings with Development Review Committee (DRC) to discuss my project?

Yes, you or your representative needs to be present at this meeting to answer any question and to declare whether you are in agreement with the recommendations of the Committee.

What happens if the DRC identifies unresolved issues? 

The Committee will make a recommendation to the City Plan Commission and the Commission will either approve, deny or continue the application. If the Commission denies the application or imposes a condition that the applicant disagrees with, an appeal to the City Council may be filed within 15 days of the Commission’s decision.

What do I do after my site plan has been approved?

You can apply or continue the pursuit of your building permit or any other permits necessary to complete the proposal. Some site plan approval is conditioned upon certain conditions, such as platting, approval of variances or other permits that need to be secured.

Where can I find more information?

• Residential or Business zoned property containing fifty (50) or more dwelling units

• Any development with a gross floor area of 40,000 square feet.

• Any development with a site area of 10 acres or more in commercial or manufacturing zoning districts.

• For construction that exceeds 180 feet in height or includes above grade parking for more than 100 vehicles in D, (Downtown) District

• Whenever multiple principal buildings are proposed on a single lot

Please refer to section 88-517 for Development Plan Review and Approval Process.

• Any residential development containing more than twenty (20) dwelling units, but less than 50 residential units

• Any commercial development with a gross floor area of 8,000 sq. ft. or more but less than 40,000 sq. ft.

• Any commercial development with a site area of 5 acres or more, but less than 10 acres

• Any D zoning districts for development of any vehicular use area and for any development not requiring development plan approval

• As a condition of a development plan

Please refer to 88-518 for Project Plan Review and Approval Process.

What is a permit?

A permit is an official document issued by the City of Kansas City, Missouri authorizing work to be done on properties within the city limits. 

Under what conditions must I apply for a residential building permit?

A residential building permit is required for all new construction, additions, and alterations of one- and two-family structures. All other types of construction, additions, and alterations, including multi-family residential projects, are required to go through the commercial building permit process (see commercial section below).  Please contact the Plans Review or Permit Divisions at (816) 513-1500 to discuss building permit requirements as they relate to your project.

What do I need to do to obtain a residential building permit?

To obtain a residential building permit submit the required documentation as described in Information Bulletin 100 through the CompassKC portal for review and approval. All plans must be submitted electronically.

For changes to an existing one- or two-family home that are smaller in scale such as water heater replacements, electrical service panel upgrades, or HVAC replacements; a licensed contractor may submit and be issued applicable permits for this work without a plan review.  Contact the Permits Division at (816) 513-1500 or cdpermits@kcmo.org if you have questions if the work will require plan review or may proceed directly to permitting.

If the property is located in the regulatory floodplain, a Floodplain Development Permit Application will be needed to ensure that the structure is elevated in accordance with the requirements of KCMO Code of Ordinances, Chapter 28.

Contact the Plans Review or Permits Divisions at (816) 513-1500 to discuss building permit requirements as they relate to your project.

Do I need a permit to install, replace, alter or enlarge a residential driveway?

Only if you are replacing/installing a drive approach located in the public right-of-way. If this is the case, you would search for a permit to " Permit to REPAIR (Remove and Replace Only) Curbs-Sidewalks-or-Driveway Entrance " in CompassKC. The drive and parking surface must meet the requirements of KCMO Code of Ordinances, Chapter 88, Section 88-420-12.

What building codes has the City of Kansas City adopted?

Effective June 18, 2020, the City of Kansas City has adopted the 2018 International Residential Code (IRC) and the 2018 International Building Code (IBC). 

Additional adopted codes and local amendments can be found in the KCMO Building and Rehabilitation Code (or in Chapter 18 of the City of Kansas City, Missouri Code of Ordinances).

What type of plans do I submit to for review?

Plan reviews are required for work on one- and two-family residences where the work is in accordance with the prescriptive provisions of the 2018 International Residential Code and 2021 International Energy Code, with the following exceptions:

• Construction, removal, or relocation of non-load bearing walls.
• Installation of roof sheathing and lightweight roof coverings.
• Installation of doors and windows not exceeding 4 feet in width in load bearing walls.
• Construction of new closets and bathrooms which do not include construction, removal, or relocation of a load bearing wall.
• Basement finishes which do not include structural modifications (see Information Bulletin IB132).
• Repair in kind including minor structural repairs such as replacement of a few joists/studs/rafters.
• Electrical services less than 400 amps and not involving a generator (see Information Bulletin IB160).
• Replacement of existing private sewage disposal septic tank (see Information Bulletin IB105).
• Uncovered, conventional light-framed constructed, open porches and decks (site plan required for permit application)
• Residential swimming pools (see Information Bulletin IB119).

Please refer to Information Bulletin 100 for details regarding submittals for one- and two-family dwelling units.  For townhome projects please see the commercial section below.

When will I know if I have approval to begin construction?

Provided that your application is complete, and no technical problems are identified, you should have approval within our posted guidelines.

Upon building plan approval, you will be provided a link in CompassKC to apply for the building permit. Once the permit is processed and the applicable fee is paid, the permit becomes issued. The entire process can be done online through your CompassKC account.

Please be aware once a building permit is issued, the applicable sub-contractors may apply for sub-permits (e.g. mechanical, electrical, and plumbing permits).  Refer to the Compass KC “How to apply for Permit Guide” document.

You can find all CompassKC Help Guides here.

When can I begin construction?

You may begin construction upon payment of fees and receipt of your issued building permit application. You must begin construction within 180 days and receive at least one inspection for each 180 days following issuance of your permit.  Issued permits that have not begun work or have not had an inspection within 180 days will expire.  Expired permits will result in a permit extension fee or requiring a new submittal for review.

You may schedule an inspection one of the following ways:

• Schedule an inspection using CompassKC. You will receive a confirmation email when your inspection has been scheduled.
• Request an inspection by email. You will receive a confirmation email when your inspection has been scheduled.
• Call (816) 513-1500 and choose Option 1, Sub-Option 1

What inspections will be required?

See Information Bulletin 104 at for information regarding required inspections. You will need to contact the Inspection Division at (816) 513-1500 or schedule your inspection online via CompassKC for each inspection.  You must receive approval prior to proceeding to the next stage of construction.

Also see Information Bulletin 102 for information regarding our optional third-party inspection program for one- and two-family dwellings.

More information about the Inspections Division can be found here.

How will I know the results of my inspection?

CompassKC will send an email notification to all contacts on the respective permit following the inspection.  An inspection report will be attached to all completed inspections in CompassKC. All inspection activity can be tracked online via CompassKC.

When can the dwelling be occupied?

Once all final inspections and approvals have been obtained, the Certificate of Occupancy will be issued and emailed to the permit applicant. The applicant or owner may also request that a Temporary Certificate of Occupancy (TCO) be issued. A TCO may be issued if there are no life- or health-safety violations remaining. Please be advised it is a violation of city code to allow a TCO to expire.  Only after a Certificate of Occupancy or TCO has been issued can a building be occupied.

What about additions and remodeling?

The process is basically the same as for new construction. The construction plans will only reflect those portions of the structure affected for the remodel or addition. No plans are required for interior remodeling with no structural changes or work involving plumbing, electrical, or mechanical work; although plans may not be required permits will be required for this work.

Contact the Permits Division at (816) 513-1500 to discuss building permit requirements as they relate to the specific type of work being performed.

Do I need to pull permits for work on my own house?

Yes.  Any work as outlined above or required by the adopted building code will require permitting. 

For single-family homeowner occupants, where the homeowner resides at the location as their personal permanent residence, they may apply for and be issued permits to perform their own work without hiring a licensed contractor.  Review Information Bulletin IB146 for more information.  This provision only applies to single-family homeowner occupants.

Please be aware of contractors instructing homeowners to pull the permits for work the contractor will do.  Licensed contractors should pull their own permits.  The permit holder is responsible for all construction activities associated with that work.

Please see: Contractor Licensing | KCMO.gov - City of Kansas City, MO

Please see: Building Permit Exempt Work | KCMO.gov - City of Kansas City, MO

What is a permit?

A permit is an official document issued by the City of Kansas City, Missouri authorizing work to be done on properties within the city limits. 

Under what conditions must I apply for a building permit?

New construction of, as well as additions and alterations to, structures require a building permit. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert, or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by the City of Kansas City, Missouri codes, or to cause any such work to be done, shall first make application for a building permit.  Refer to the Code of Ordinances, Chapter 18, Section 18-13(a) and to Information Bulletin 110. 

Contact the Plans Review Division at (816) 513-1500 or the to discuss building permit requirements as they relate to your development project.

What building codes has the City of Kansas City, Missouri adopted?

Effective June 18, 2020 the City of Kansas City has adopted the 2018 International Residential Code (IRC) and the 2018 International Building Code (IBC).

Additional adopted codes and local amendments can be found in the KCMO Building and Rehabilitation Code (or in Chapter 18 of the City of Kansas City, Missouri Code of Ordinances).

What are the preliminary requirements for pursing a building permit?

Before applying for a commercial building permit, check to ensure that a development project complies with all zoning, site plan review, and platting requirements discussed in this guide in the previous sections. 

What are construction plan review submittal requirements?

Submit the required construction plans and a permit application in accordance with Information Bulletin 110 online through CompassKC.

Contact the Plans Review Division at (816) 513-1500 to discuss construction permit requirements as they relate to your development project.

All CompassKC Help Guides can be found here.

Now that I have met all the zoning, site plan and platting requirements and I have submitted the required construction documents, what is my next step?

Once you have submitted the appropriate construction documents for review the Permits Division – Plans Management Branch will conduct a quality control review (QCR) to ensure plans meet minimum standard for full review. If the plans do not pass QCR you will receive notification via Compass KC of any required corrections and be instructed to resubmit plans. QCR reviews are intended to be completed within two (2) business days.  Once plans pass QCR review they will be put into full review process for the applicable city departments and certain outside agencies, and the Plans Management Branch will send out the invoice for the plan check fee (see #7 below).  Refer to Information Bulletin 110 for more details.

City Planning & Development will notify you whether your application has been approved or needs clarification, per our standard review timeliness following the submission of a complete application.  If clarifications or corrections are required, you’ll be instructed to resubmit plans addressing those items.  Refer to Information Bulletin 110 for more details.

You may check the review status online through CompassKC or you may call the Plans Review Division at (816) 513-1500 for a status update at any time or

All CompassKC Help Guides can be found here.

When are fees required and how much are they?

Payment of permit fees is normally required after approval of building plans and before a building permit is issued. A plan check fee of one-half the total building permit fee is required to be paid when plans are submitted for review. The fee amount is contingent on the value of work that is being proposed in accordance with the fee schedule in the KCMO Code of Ordinances, Chapter 18. You may use our fee calculator for assistance to estimate applicable fees. 

When can I start building construction?

Building construction must begin within 180 days following of the issuance of a building permit. At least one building inspection must occur during each 180 days following the issuance of a building permit, or the work will be considered abandoned. If the work is considered abandoned, a new permit must be issued, before work on a project can continue.

You may schedule an inspection one of the following ways:

• Schedule an inspection using CompassKC. You will receive a confirmation email when your inspection has been scheduled.
• Request an inspection by email. You will receive a confirmation email when your inspection has been scheduled.
• Call (816) 513-1500 and choose Option 1, Sub-Option 1

How many City departments are involved in the inspection of my construction and when are these inspections being done?

The number of City departments involved in the inspection of a construction project varies with the scope and complexity of a project. Generally, an inspection will be required by each Department that issues a permit. Contact the Inspections Division at (816) 513-1500 or the applicable permitting department to discuss building inspection requirements as they relate to your development project.

For projects that require permits from the Heath Department, or a liquor license from Regulated Industries, the Fire Department will need to perform an inspection after a Certificate of Occupancy is issued.

What inspections are required under the building permit(s) for my commercial project?

Due to the variety of type and scale of commercial projects, a generic list of required inspections cannot be provided. Generally all aspects of a construction project are inspected by the city and/or a registered Special Inspector.

Special Inspections as required by the International Building Code (IBC) will be required for many commercial projects, see the Special Inspections Manual for detailed information.

• Contact the Special Inspections Branch at (816) 513-1500 to discuss Special Inspection requirements as they relate to your development project.
• Contact the Inspections Division at (816) 513-1500 to discuss general building inspection requirements as they relate to your development project.

How will I know the results of my inspection?

CompassKC will send an email notification to all contacts on the respective permit following the inspection.  An inspection report will be attached to all completed inspections in CompassKC. All inspection activity can be tracked online via CompassKC. 

When can I use and occupy my building?

Once all final inspections and approvals have been obtained, the Certificate of Occupancy will be issued and mailed to the permit applicant. The applicant or owner may also request that a Temporary Certificate of Occupancy (TCO) be issued. A TCO may be issued if there are no life- or health-safety violations remaining. Please be advised a violation of city code to allow a TCO to expire. Only after a Certificate of Occupancy or TCO has been issued can a building be occupied. Please consult Information Bulletin IB139 for more information.

What kind of permit will I need if I plan to alter or remodel a commercial structure?

You will need to obtain building permits for those parts of the structure that will be affected by the proposed alteration or remodeling. For example, if you plan to install a new heating system, replace a sewer line, and rewire the existing structure, a separate permit would be required for each aspect of the remodeling job.

Contact the Plans Review or Permits Divisions at (816) 513-1500 to discuss building permit requirements as they relate to your development project.

Please see: Contractor Licensing | KCMO.gov - City of Kansas City, MO

Please see: Building Permit Exempt Work | KCMO.gov - City of Kansas City, MO

What are arterial street impact fees?

Impact fees are charges assessed on new development to help pay for the additional roadway capacity required to accommodate the development. Essentially the impact fee requires that each new residential or commercial project pay its pro-rated share of the costs of new or widened arterial streets, parkways and boulevards that would serve the development. The Impact Fee Ordinance (see Chapter 39, Code of Ordinances) passed by the City Council provides some useful information about impact fees.

How are arterial street impact fees calculated?

Impact fees are calculated according to the requirements defined in Chapter 39, section 39-4. The fees are calculated from the discount factor (50%). The square footage used for the calculation is from the building plans submitted for permitting. Credit can be given for prior use of an existing building or a demolished building that is being renovated if verifiable use can be provided within the last 10 years.

Who pays these fees?

The building permit applicant when getting the construction permit will pay the impact fees. The impact fee on the application will be assessed and paid separately from other fees paid to obtain a building permit.

When must the fees be paid?

The impact fee must be paid at the time of issuance of a residential building permit. The impact fee must be paid prior to any certificate of occupancy being issued for nonresidential developments.

How will the money from the fees be used?

The impact fees collected will be deposited into eight separate accounts, one for each of the benefit districts. The fees can only be spent on roadway improvements within those districts. The eligible roadway projects will include widening of or construction of arterials, parkways and boulevards on the City's major street plan. The expenditure of funds and prioritization of projects will be controlled by benefit district committees consisting of nine members appointed by the Mayor.

What are benefit districts?

Benefit districts (Impact Fee Zones) are eight designated areas of the City. These areas were designated as benefit areas because they are the areas experiencing the most development. Impact fees collected will be deposited in the appropriate accounts for expenditure of funds within the respective districts.

What are the benefits to the City by imposing this fee?

The extensive growth of the Kansas City urban area is exerting pressure on the financial resources of the City to provide road improvements required to serve the transportation needs generated by new developments. The spread out nature of the growth is resulting in the leap-frogging of developments with no consistent road improvements as the City relies on developers to construct the portion of roadway adjacent to their project. The impact fee will provide the City with a source of funding to make priority roadway improvements without waiting for development to occur. The impact fee will also spread the cost of roadway improvements to all new developments, treating developers with arterial frontage the same as developers without arterial frontage.

What are credits?

Any contribution, payment, bond submitted securing completion of improvements, or construction accepted and received by the city for any arterial street, including parkways and boulevards as defined herein, identified in the city's adopted major street plan

How do you get credits?

Any person subject to an impact fee pursuant to this chapter may apply for a credit against any arterial street impact fee for any contribution, payment, bond submitted securing completion of improvements, or construction accepted and received by the city for any arterial street, including parkways and boulevards as defined herein, identified in the city's adopted major street plan.

How do you use credits?

The determination of any allowable credit shall be undertaken through the submittal of an application for credit agreement, which shall be submitted to the impact fee administrator.

The City Council on September 27, 2001, after intensive study and public hearings, established Chapter 39 of the Code of Ordinances that provides a process for charging impact fees. It also provides a schedule of fees as well. Fees for land uses and maps of the benefit districts are included in the ordinance.

Useful forms/documents related to impact fees 

• Arterial Street Impact Fee Ordinance (see Chapter 39, Code of Ordinances)
• Arterial Street Impact Fee Credit Application and Guidelines
• Arterial Street Impact Fee Credit Transfer Request Form

Please Note: These forms require Acrobat Reader.

A scale drawing showing the location and boundaries of individual parcels of land subdivided into lots, with streets, alleys, easements, street grades, etc. The drawing represents the lines surveyed, established, retraced, or resurveyed; the direction and length of each such line, and the relationship to adjoining official surveys; and the boundaries and area of the land subdivided.

Request a pre-application conference with a Development Management Division planner. The main purpose of this conference is for the staff planner to evaluate your proposal and identify development requirements. Such a pre-development meeting may save time and expenses during the approval process. To schedule a pre-development meeting, please request a meeting with the Development Management Division.

Once a preliminary plat is submitted it will go to the Development Review Committee. If the preliminary plat meets all standards of Chapter 88 and does not require any waivers, the Development Review Committee may approve the preliminary plat administratively.  If any standards of Chapter 88 are not met the plat will be required to go to the City Plan Commission (CPC) and City Council for consideration.

You will need to enlist the services of a licensed professional land surveyor. A licensed professional engineer will be needed if the installation of public infrastructure is required. You can locate a professional engineer or land surveyor by contacting the Missouri Division of Professional Registration.

The public infrastructure design and construction documents must be submitted after the final plat application has been submitted. These documents must bear the seal and signature of a professional engineer licensed in the State of Missouri.

Is there a deadline for submission of plats and what are the fees?

Yes. Please check the City Plan Commission Schedule for schedule and deadline information. Please reference 88-620-A of the Zoning and Development Code for information regarding fees for each subdivision type.

All applications must be electronically submitted through CompassKC. No physical documents will be accepted.

The two documents can be submitted for review at the same time. However, the Final Plat cannot be approved until the Preliminary Plat is approved. Additionally, this method of submitting both documents at the same time is not recommended as often there are major revisions during the review process to the Preliminary Plat before it is approved.

No, minor subdivision require review only by the Director of City Development. If denied, an applicant may appeal to the City Plan Commission.

All preliminary must be reviewed by the Development Review Committee and this committee can approve preliminary plats if there are no waivers or modifications requested from the Zoning and Development Code. If there are waivers or modifications requested, then the City Plan Commission must review and make a recommendation to City Council for final action.

All final plats must be reviewed and approved by the Development Review Committee and the City Plan Commission who makes a recommendation to the City Council for final action.

Applicants are given the opportunity to revise their plats according to identified deficiencies and recommended conditions. However, if an applicant does not agree with those recommendations, they can appeal to the City Plan Commission.

A condominium subdivision is generally the same procedure as for any other subdivision plat, including either approval of a preliminary plat or site plan. This preliminary plat or site plan approval acts as the basis for reviewing and approving the creation of condominium or any other type of lots, tracts or units.

A review of the use and number of units will be done through this preliminary review to determine if the number of units proposed is permitted in the zoning district, if the building meets current setbacks and other standards.

Oftentimes, if a proposed conversion is for an existing older building, that building may not meet current standards for density, setbacks, height or parking. Any specific variances would be identified in this preliminary plat or site plan review application.

Also, in the review of the preliminary, the current condition of the existing street, curbs, gutters and sidewalks would need to be evaluated and possible improvements made if they do not meet current standards.

Once the preliminary approval has been granted, the final subdivision plat can be submitted.

I would like to sell my neighbor a portion of my lot? How is this accomplished?

The City does regulate the revision or changing of property lines. Depending on the nature of the change, several methods of procedures are available.

One is a minor subdivision which would allow for this sale depending on how much property you want to sell to your neighbor. The City subdivision regulations would first make sure that your lot would still meet the minimum lot size requirements, that no easements or utilities would be affected negatively, that your residence would still meet the required setback requirements. If it would, then a relatively simple procedure, a minor subdivision could accomplish revised lots for you and your neighbor.

If the proposed sale would not provide for the lots to meet regulations, you would need to submit a preliminary plat for review. This application type would be reviewed, any needed variances identified and the staff would approve or not approve the change. An applicant would have the ability to appeal this denial to the City Plan Commission.

Before submittal of an application, you must reach out to the Development Management Division to schedule a pre-application meeting to determine whether you will apply for a Major (Preliminary and Final Plat) or Minor Subdivision (Subject to infill applicability in Section 88-535-02). It is recommended that you upload a preliminary sketch of your proposed subdivision with your meeting request. To schedule a meeting please request to meet with the Development Management Division. 

Before Submittal

Before submittal of an application, you must reach out to the Development Management Division to schedule a pre-application meeting to determine whether you will apply for a preliminary or final plat.

The development regulations include, in addition to zoning regulations, the regulations governing the creation of lots or parcels, commonly known as the existing Subdivision Regulations, Chapter 88. The development regulations provide that the City Plan Commission has final decision-making authority on preliminary plats that include requests for waivers or modifications or those in which the Development Review Committee has recommended disapproval and on those in which the applicant has requested City Plan Commission review. This eliminates any need for Council review of preliminary plats other than those recommended for disapproval by the Commission or those requested by the applicant to be reviewed by the Council. Sections 88-535: Minor Subdivision, Section 88- 545: Preliminary Subdivision Plats, Section 88-555: Final Subdivision Plats identify the procedures for subdivisions and preliminary plats.

Section 88-405 identifies required subdivision design and improvements. Developers are responsible for streets within a subdivision, street signs, streetlights, sidewalks and trails, surface drainage and storm sewers, water supply and wastewater systems, storm water management facilities, erosion and sedimentation control devices, utilities, survey monuments, and any other on or off-site improvements required at the time of plat approval.

Public parkland dedication, private open space dedication or payment of money in lieu thereof requirements are required for residential plats. The development code also contains the stream buffers requirements and the requirements for accompanying open space developments & conservation developments.

Section 88-535 of the Zoning and Development Code authorizes the director of City Planning and Development Department to administratively approve Minor Subdivisions in the form of Lot Splits, Lot Line Adjustments, Lot Consolidations, and Condominium Plats.

The following information is furnished for the purpose of expediting the City’s review of minor subdivisions issued by the City Planning and Development Department. Approval of the plans depends upon the accuracy and completeness of the submitted plans by the owner’s design professionals. Please use the Minor Subdivision Checklist to ensure completeness of the submittal.

Types of Minor Subdivisions

Type 1 (Lot Consolidation and Lot Line Adjustment)

• Does not result in an increase in the number of lots
• Does not include public improvements

Type 2 (Lot Split)

• Results in an increase of up to 5 lots
• Does not include public improvements

Type 3 (Lot Split)

• Results in an increase of more than 5 lots but less than 15
• Minor infrastructure improvements may be required (Curb, drive approach, sidewalks, street trees, storm sewer and storm water management facilities)

Type 4 (Condominium Plat)

• Any subdivision of a building that meets the definition contained in 88-810-370

Note: Reestablishment for legally established lots and parcels of record are exempt from the minor subdivision process.

Approval Process for Minor Subdivisions

Applicants are required to schedule a pre-application meeting with the Development Management Division (DMD) prior to submitting a minor subdivision application. The initial meeting will determine whether the proposed minor subdivision is simple and may move on to review or if there are concerns which require additional staff review. Please use the following link to schedule a pre-application.

• Schedule a Pre-Application Meeting for a Minor Subdivision ONLY

Note: A meeting for any other application type will not be accepted.

• If it is determined the request is simple (meaning without any public improvements required, easements dedicated, or illegal lot issues, etc.) then the applicant will submit a Minor Subdivision application online through CompassKC.
• Once an application is submitted through CompassKC, all plans will be routed for examination by the appropriate groups. Corrections and comments will be entered into CompassKC within 10 working days.
• If revisions are required, the submittal shall be uploaded to CompassKC. DMD will then accept the plans and route them to the appropriate departments for review. Subsequent review periods will be 5 working days.

Online Data Access

All permit processes, from initial application through final decision may be monitored online on CompassKC. Once you have submitted your application for review, the assigned project number may be used to access all related records. The direct phone number and email link for the staff member associated with each activity sign-off are provided for easy reference.

Section 88-540 of the Zoning and Development Code establishes the applicability and process of a Major Subdivision. It is a three-part process which requires a Preliminary Plat, Construction Plans (Subdivision Improvements), and a Final Plat.

The manner in which land is subdivided, how streets are designed and how the lots are laid out have a lasting effect on the physical character of the City. Streets, water, sewage, and drainage systems must be of a safe, effective design and construction. Streets must be adequately sized to accommodate the maneuvering of emergency vehicles, and the future property owner must be guaranteed a parcel with facilities suited to its intended use. City of Kansas City, Missouri Development Code regulates the subdivision of all property within the corporate limits of the City of Kansas City, Missouri.

Plat approval is divided into two distinct stages: Preliminary Development Plan/Plat, and Final Plat.

Preliminary Plats

A preliminary plat (development plan) is required when large pieces of property are developed in phases, or in areas under common ownership where comprehensive planning issues are identified. Preliminary plats provide a detailed layout of the subdivision with existing and proposed features. A preliminary development plan/plat is mutually beneficial to both the developer and the City in that it provides an opportunity for the developer to explore the feasibility of the project while allowing the City to provide initial direction on the availability of City services.

Preliminary plats, when not under an application that serves as a preliminary plat, provide for an administrative approval of these applications. A preliminary plat can be approved by the Development Review Committee if no waivers or modifications are requested. If there are such requests the application must be approved by City Council. If the Development Review Committee denies the preliminary plat, the applicant may appeal to the City Plan Commission (CPC).

Approval Process for Preliminary Plats

1. Submission of preliminary plat (development plan) as well as engineering documents (e.g., Macro stormwater drainage study, public and private utility information, preliminary stream buffer plan, Traffic Impact Study, etc.) with completed application form and applicable fees.
2. Review and approval by the Development Review Committee if there are no requested waivers or deviations from the Zoning and Development Code.

3. If there are requested Waivers or Deviations, then the following are required:

   • Advertisement of the Public Hearings for the project.
   • Public Engagement in accordance with 88-505-12 of the Zoning and Development Code
   • Application heard at the City Plan Commission for recommendation
   • Final approval by City Council

Final Plats

The final plat procedure provides for review and recommendation by the Development Review Committee and the City Plan Commission. The final approval comes from the City Council. Final plats or platting is the process through which land is divided into buildable lots (subdivision). In the platting process, the layout of streets and utilities is established; the streets identify blocks, and blocks are further subdivided to create lots for individual ownership.

Section 88-405 identifies required subdivision design and improvements. Developers are responsible for street improvements within a subdivision, street signs, street lights, sidewalks and trails, surface drainage and storm sewers, water supply and wastewater systems, stormwater management facilities, erosion and sedimentation control devices, utilities, survey monuments, and any other on or off-site improvements required at the time of plat approval.

Public parkland dedication, private open space dedication or payment of money in lieu thereof requirements are required for residential plats. The development code also contains the stream buffers requirements and the requirements for accompanying open space developments and conservation developments.

Final plats are the legal instruments that create lots, block and streets. Final plats are recorded with the respective County Recorder of Deeds Office. A recorded copy of the final plat is then returned to the City for further processing. Following the return of a copy of recorded final plat to the City, newly created lots in a subdivision may be sold individually. The returned copy of the final plat is required as evidence of recording with the County, for postal service and 911 addressing, and to allow City utilities to process water and sewer connection orders.

Approval Process for Final Plats

1. Submission of the final plat or replat as well as engineering documents (e.g., Micro storm drainage study, ownership certificate, draft copies of agreements, final stream buffer plan, etc.) with completed application form and applicable fee
2. Review by the Development Review Committee
3. Approval by the City Plan Commission
4. Approval by the City Council
5. Execution of all agreements, securing all required infrastructure permits, fulfilling all outstanding ordinance requirements
6. Filing of the final plat with the County Recorder of Deeds
7. Returning a copy of the recorded plat to the City

Please contact the Development Management Division at pod@kcmo.org if you have any questions regarding the subdivision and platting process.

Public infrastructure are facilities owned and maintained by the City, which includes water, sanitary sewer, storm sewer, stream buffers, streets, curb and gutters, sidewalks, ADA ramps, and streetlights. These facilities are typically built by an owner/developer as part of a private development and subsequently accepted by the City of Kansas City for ownership and maintenance.

Utility infrastructure such as electric, gas, cable, and telephone are constructed, owned, and maintained by private utility companies. Contact the Water Department for any questions about water infrastructure. Also, check with the local utility provider for the availability of utility services.

Developers are generally required to construct infrastructure improvements per the zoning and development code standards. Public infrastructure needs are identified during pre-development planning and meetings with City staff. The requirements are confirmed during the “Development Plan” and platting process described earlier in this document.

Public utilities consisting of water and sewer mains, need to be extended “to and through” the property frontage of your development to facilitate the adjacent property owner’s connection access as their development occurs. The extension of public utilities occurs in public right-of-way or easements specifically designated for those improvements. The limits for extending utilities are determined during pre-development planning consultation meetings.

Stormwater management to mitigate increased runoff flow and volume is required of all developments within the City of Kansas City when the project increases the historical impervious conditions of the property. Measures for mitigating stormwater quality and quantity vary depending upon the type of development, its location within the City, and the extent of the impact. Stormwater management is required to attenuate post-development runoff quantity and preserve water quality to protect the integrity of existing streams and storm sewer system capacity.

Public improvement plans are signed and sealed engineered plans that depict the proposed public infrastructure required to serve the project. The plans are accompanied by all required recorded off-site easement documents, engineering studies and reports, cost estimates, and required review fees.

Public infrastructure plans of a major scope must be submitted for review under an Information Bulletin IB159-B application. The scope for these improvements includes new street construction, street widening, sanitary sewer construction and/or connection, storm sewer construction and/or connection, street lighting, and traffic signals.

Public improvement plans of a minor scope, consisting of remove/replace sidewalk, curb, curb and gutter, and driveway approaches, are allowed to be submitted as part of the building plans submittal under an Information Bulletin IB110 application.

Plans should be prepared by a professional engineer licensed in the State of Missouri to design and prepare construction plans and documents associated with new infrastructure for compliance with the City’s adopted procedures, policies, Standards, Specification and Design Criteria, Regulations, and Codes.

Once your public improvement plans are stamped "Reviewed for General Compliance," you can request permits for their construction. Permits must be issued to the Owner/Developer. Depending on the type of permit, financial backing (i.e., bonding) may be required. 

Notify adjacent properties before starting work. An Inspector assigned to your project monitors compliance with City codes, policies, procedures, and permit/bond requirements.

The City officially accepts privately constructed public infrastructure in writing. When a maintenance period is required, the infrastructure must endure without needing repairs. The maintenance period starts upon notice by the City in writing after the infrastructure passes all inspections, the bonds are secured, and the as-built plans (if applicable) are approved. Damages to the infrastructure during the maintenance period are the responsibility of the permittee. After completing the maintenance period, the City issues a letter releasing the permittee of any further obligations.

Before Plan Submission

If a final plat is required for the proposed project, an application for final plat approval must be submitted in advance of the plan submission for the public infrastructure improvements.

The following should be used in determining which plan type(s) must be submitted as part of your public improvements plan application:

• Land Disturbance Plan Set: If the site is equal to or greater than 1 acre (43,560 sq. ft.), then a land disturbance plan set is necessary. A cost estimate for this plan set will be required if a downstream water feature is present.

• Public Grading Plan Set: A separate public grading plan set must be provided unless it is part of a street and storm plan set.

• Private Grading Plan Set: If a private grading plan set is required, it must be provided with the building plan application.

• Street Plan Set: A separate plan set must be submitted for the construction or modification of streets.

• Street and Storm Plan Set: A separate plan set must be submitted if there is new street construction. 

• Sanitary Sewer Plan Set: A separate plan must be provided for any new public sanitary sewer or modification to existing public sanitary sewer.

• Storm Sewer Plan Set: A separate plan must be provided for any new public storm sewer or a modification to an existing public storm sewer.

• Street Light Plan Set: A separate plan set must be submitted to construct or modify street lights.

• Traffic Signal Plan Set: A separate plan set must be submitted to construct or modify traffic signals.

• Stream Buffer Plan Set: Standalone plan set delineating stream bank, middle, and outer zone.

• Minor Infrastructure Plan Set: Submitted as part of the civil sheets in the building plan set.

Storm Drainage Reports

A drainage report is required for developments in accordance with APWA requirements. This report should show the impact of the proposed development and the amount of increased stormwater runoff and volume that is generated.

To mitigate the impact of the increased stormwater, a detention pond, and water quality, Best Management Practices (BMPs) will be required. The requirement to build these stormwater mitigation facilities is determined by several factors, including the amount of increased runoff and volume and the location of the development as it relates to its drainage basin and existing infrastructure. Please refer to the Design Criteria adopted by the City for additional information regarding drainage reports and stormwater mitigation improvements. 

Submission Review

The City and the metropolitan communities in Missouri and Kansas work together to provide a standard set of design guidelines, technical specifications, and details for water, sewer, streets, and drainage facilities in the Kansas City Metropolitan Chapter of the American Public Works Association (APWA) Standards, Specifications, and Design Criteria. The Council adopts the design guidelines modified to fit the City's specific requirements. The adopted design guidelines are available from the Public Works Department.

Submission Approval

Once engineering construction plans are approved, they are stamped "Reviewed for General Compliance." The approved plans provide a common reference base for all parties during a public improvement project's construction and inspection phase.

As you work through the process with the City staff to obtain permits, the following are documents that may be required based on your work.

ADA Ramps:

• Certificate of Liability Insurance
• Performance and Maintenance Bond

 Traffic Signals and Street Lights:

• Certificate of Liability Insurance
• Performance Bond

Public Streets, Sanitary Sewers, and Storm Sewers:

• Third-Party Testing Acknowledgement Form
• Certification of Liability Insurance
• Performance and Maintenance Bond

Stream Buffers:

• Certificate of Liability Insurance
• Performance and Maintenance Bond

Site Disturbance:

• Certificate of Liability Insurance
• Performance Bond is required when downstream protection (erosion control) is needed.

Remove and Replace Existing Curb, Sidewalk, and Drive Approach:

• Certificate of Liability Insurance

Please Note: Once the plan review process is complete, you will be notified of the specific requirements for your project before permit issuance. All requested documents can be uploaded to CompassKC.

After Project Completion

When construction is complete, a final field inspection will be conducted to generate a punch list. After the construction items on the punch list have been completed, a Start of Maintenance Letter or As-built Request Letter in the case of sewer infrastructure (for both sanitary and storm structures) will be issued.

As-built drawings must be submitted and found in general compliance to receive the formal notice of the Start of Maintenance. In addition, as-built drawings should show all deviations from the originally approved engineering construction drawings. Upon successfully completing the maintenance period, the City issues a formal Release Letter indicating the City's acceptance of the asset for ownership and maintenance by the City.

We understand that communicating with property owners, businesses and stakeholders is vital to the success of any project. Therefore, we actively participate in notifying residents of our Public Hearings and encourage developers to participate in Public Engagement. The differences between the two are below.

Public Hearing Notice

• Required by law for public hearings before the City Plan Commission (CPC) and Board of Zoning Adjustment (BZA).

• If notice is not provided the public hearing cannot be held.

• Notice is conducted by the City and serves only for purposes of notifying public of upcoming hearing.

• Notice is mailed to all property owners within 300 feet and neighborhood or homeowners or neighborhood associations whose boundaries include the subject property.

• County ownership records are used to generate a list of property owners. 

• The neighborhoods groups database maintained by the Neighborhoods and Housing Services Department is utilized to obtain contact information for neighborhoods and homeowners associations.  It is vital that neighborhoods and homeowners associations update the database regularly to ensure proper notice.

Public Engagement

• Required by ordinance for certain kinds of projects. View all details of requirements on our Public Engagement Process page.

• The City Plan Commission (CPC) and the Board of Zoning Adjustment (BZA) may continue the case if adequate public engagement has not occurred; however, city staff does not have such authority.

• The neighborhoods groups database maintained by the Neighborhoods and Housing Services Department (NHSD) is utilized to obtain contact information for neighborhoods and homeowners associations.  It is vital that neighborhoods and homeowners associations update the database regularly.

• City staff provides the applicant with contact information for any neighborhoods or homeowners associations whose boundaries include the property or are located nearby. Please Note that both processes rely on the neighborhood and homeowners association database maintained by NHSD.

• Development Assistance Team (DAT) meetings are offered as an informal step in the land use application process to applicants and/or their representatives, potential developers and property owners. The meeting provides the opportunity to meet with City staff to discuss a development proposal before making a formal application submission to the City. The purpose of the meeting is to inform City staff about the proposal and for staff to explain the review process, offer the City’s perspective, and provide other necessary information to help potential developers make better informed decisions regarding development proposals.

Development Tracker: Shows upcoming projects that have been submitted to the Development Management Division. Projects are only placed on the Development Tracker when they’ve been submitted to the Department. The Development Tracker only shows proposed and recently approved (within 90 days) projects.  

KCMO Parcel Viewer: Use this map to find out zoning and permit information about any parcel in the City limits. You can Google search “KCMO Parcel Viewer” to access this tool.

CompassKC: Use the search feature to find development plans and the planner assigned to a project, permit and inspection information and more.

The City Planning and Development Department, in collaboration with the City Communications office also provides the following additional ways to stay in the know:

• Follow us on Instagram at @kcmolandmarks.

• Sign up for CPD emails and announcements at kcmo.gov/subscribe. Check the City Planning box option.

• AlertKC provides an efficient and secure way to send neighborhood-level information to residents who subscribe to the system.  Sign up at kcmo.gov/alertkc.

• The City uses Nextdoor to share news, safety alerts, neighborhood events and services. You can follow the City of Kansas City at Nextdoor for important information.

• Pertinent information may also be shared on the City’s Facebook page or the City's Twitter page.

Many records are already made public on CompassKC (including plan submittal documents, permits, etc.) by searching an address, plan number, keyword, and more.

All other records requests can be made by visiting the KCMO Sunshine Request Page.