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Plan Requirements
Construction Documents To Be Submitted With Permit Applications
 

Site Plan

For commercial structures, the site plan must contain the seal of a registered engineer or architect.  For residential construction, it is not required to have the site plan prepared by a registered engineer or architect.  The plan provided, however, should be clear and detailed enough so the plan reviewer can determine that zoning and building code requirements are in compliance with City ordinances.  The site plan of the property shall contain the following information:
  • Show north arrow and drawing scale
  • Delineate all easements with dimensions
  • Show property lines/pins
  • Show location of proposed structure and setbacks from property lines and other existing structures on property
  • Show location of existing buildings and structures on property and distances between each structure
  • Indicate proposed use of building
  • Indicate proposed method of handling storm water
  • Show existing water, sewer and electric lines
  • Indicate proposed location and sizes of water and sewer taps and electrical connection
  • Show proposed driveways and location of property in relation to roadways
 

Building Plan

Commercial and multi-family residential building plans, except duplexes, require the seal of a qualified engineer or architect registered in the State of Missouri.  Single family and duplex dwellings do not require an architect or engineer's seal, but should be clear and detailed enough to provide the following information:
 
  1. Floor plans of all floors including basement
    • Give overall dimensions of building and room dimensions
    • Show location of furnace(s) and water heater(s)
    • Name and use of each room
    • By note or detail specify size of windows and doors in all rooms and basement
    • Describe any special features by appropriate notes

  2. Framing details, to include:
    • By notes on building floor plans or by details or by cut elevations of building, specify the size of all framing components, give grade and species, specify center spacing of members
    • Show details of any special architectural features; vaulted ceilings, cantilevers, beams, etc.
    • Show clear load transfer path to carry all floor, ceiling and roof loads through structure to foundation

  3. Foundation plans to include:
    • Footings – depth, width and thickness, and reinforcing
    • Foundation wall – height and thickness, and reinforcing

  4. Elevation drawings – Front elevation is mandatory, sides and rear desirable
    • Finished floor and grade elevations
    • Material used for siding
    • Roof pitches

  5. The following are special features of residential structures required to be designed and sealed by a Missouri registered design professional:
    • Vaulted roof/ceiling structures
    • Framed walls with studs over ten feet in length
    • Load bearing cantilevers with two feet or more of cantilever
    • Foundation walls supporting nine feet or more of unbalanced fill
    • Suspended concrete slabs
    • Bearing walls which are offset more than the depth of floor joists below from bearing element of structure
    • Excessive point loading
    • Pre-engineered truss systems shall have design and layout
    • Manufactured I-joist systems shall have a designed layout
    • Exceptionally long floor spans
 
For Commercial Construction, three complete sets of building plans, including site plan, must be submitted at the time of application.
 
For Residential Construction, one set of building plans and two site plans must be submitted at the time of application.
 
If additional information is required during the review process, the permit applicant or design professional will be contacted.
 
After a complete application has been submitted to the City, a plan review will be conducted to determine if the plan meets the adopted building codes.  Review of applications for single family and duplex construction normally takes three days.  Review of applications for commercial construction may take two to three weeks depending upon the building complexity.
 
All required permit fees must be paid at the time the building permit is issued.  Permit fees for new commercial and residential buildings are calculated using a method recommended by the International Code Council (ICC).
 
       
       
       
       
      City of Higginsville
      1922 Main Street P.O. Box 110 Higginsville, MO 64037  |  Phone: 660-584-2106
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