Zoning Department Web
Information 1/23/08
Following are two documents
providing information regarding the current procedures in place for Planning
and Zoning operations in
ZONING DEPARTMENT PROCEDURES
Background
Zoning
Order
Subdivision
Regulations
Records
Searches
Enforcement
Zoning
Order Summary
Storm
Water Management
Flood
Plain Management
Airport
District
Special
Use Permits
Parking
Signage
Complaints
Subdivision
Regulation
Changes
in Land Use
INFORMATION GUIDE
For
Property Owners, Developers, Realtors,
Architects, Engineers and Surveyors
Initial
Step by Step Process for Land Use Changes
Procedures
Definitions
of Zoning Actions
Definitions
of Submittal Requirements
Submittal
Lists for Zoning Actions
Zoning
Change
Minor
Subdivision
Subdivision
Preliminary
Plat
Final
Plat
Special
Use Permit
Conceptual Use
Special Use
Sample Flood Plain Analysis for Septic System
Locations
PLANNING AND ZONING
DEPARTMENT
Tel:
816-380-8131 Fax: 816-380-8130 ZONING DEPARTMENT
PROCEDURES
The
Zoning Department is charged with two major areas of responsibility by the
Administration of the County. These are
the administration of Zoning Order and Subdivision Regulations, and the
management of the requirements of the Federal National Flood Insurance Program. Within the boundaries of each of the cities,
the City Administration has this same responsibility.
The
Comprehensive Plan is the overall planning guide adopted by the County. It is based on population demographics,
analysis of market and traffic factors and expected developments within the
County. Using the Plan as a basis, the
Cass County Commission then adopts regulatory requirements in the form of two
sets of ordinances, the Zoning Order
and the Subdivision Regulations. These regulations complement those of the
Road and Bridge Administration, the Building Codes Administration, the Health
Department, the Assessor and Collector, and the Recorder.
The
administration of the Zoning Order and the Subdivision Regulations is comprised
of three main functions: the collection
and maintenance of records of zoning actions, the enforcement of the
regulations, and the management of changes to land uses. As an historically agricultural economy and
land use, the County is undergoing a transition such that it is impacted by new
development as the population and the uses of the land change. Zoning actions began to be regulated in the
1960s, with the oldest record of a zoning action being April of 1960. Since then, there have been over 2700
separate actions, ranging from simple changes in a zoning designation, to the
dividing of parcels, to the issuance of special use permits for a variety of
uses ranging from cellular communication towers to quarries.
As
a reference for residents, the general procedures to carry out a zoning action
in the County are outlined in an Information Guide also included on this web
site.
Records
The
records library of the Zoning Department is in a transition as the paper
documents are being identified and then developed into electronic tracking
records. The contents of these early
files are original documents of a variety of sizes, shapes and conditions, as
the information and procedures they represent were changing over the
years. Although imperfect, they are the
only record of these earlier zoning actions.
Generally the completion of a zoning action produces documents that are
then recorded through the
ZoningDeptProcedures Page
2
In
addition, there are sometimes additional documents recorded, such as
descriptions of easements or other restrictions that are part of the
property. However, these documents are
only the finished product of the zoning action, while the original process may have
included more of the relevant information from the zoning action process.
Any
reference to or a search of these records begins with a description of the
property. This is generally a recorded
description which includes the reference to the surveying grid for the County
and of the perimeter limits of the parcel itself.
The
reference grid is the national system used to measure the entire area of the
In
the east to west direction, there are divisions of land referred to as Ranges, usually
6 miles wide from east to west, beginning with Range 29 at the very east border
of the County, and ending with Range 33 at the border with Kansas. Within each Township there are approximately
36 rectangles of land called Sections.
They are numbered beginning with 1 in the northeast corner and running
west, then dropping down one layer and running back east until number 36, which
is usually the very southeast corner of each Township. Generally each section is a mile on each side,
or one square mile of land. However,
there are some anomalies in the layout of the grid, such that some sections may
be larger or shaped more as a rectangle than a square.
Thus
a reference to a Township and a Range is describing a specific rectangular area
of about 36 square miles by locating it in a north-south and east-west
direction. The Section number then
locates a parcel of ground within one mile, anywhere in the County. From that grid, Surveyors are then able to
add additional reference dimensions to locate and describe the shape and
measurements of a parcel of land very precisely. This total description is generally referred
to as a parcel’s recorded or surveyed description, but is also frequently
called a legal description.
All
the County zoning records are identified and retrieved by the initial reference
to the Section, Township and Range. In
the case of groups of parcels that went through a zoning action to be defined
as subdivisions, the individual parcels, or lots, also have been assigned a lot
number. The terms parcel, lot and tract
are more or less interchangeable. In
establishing a tax identity for a given parcel, the
ZoningDeptProcedures Page
3
To
request information from a prior zoning action file, or to determine designations
for a specific parcel, the following information is needed:
1) the initial
reference to the Section, Township and Range is required, unless the property
is located in a subdivision where the lot designations may be used,
2) the recorded property description where possible,
3) the property address,
4) a description of the total acreage, and
5) an approximate date that believe a zoning action
occurred.
Obviously,
the more complete the information, the more successful the search is likely to
be.
With the
information above , a request for further investigation may be made by calling
the Zoning Department at 816-380-8131, or by sending a facsimile request to the
Zoning Department at 816-380-8130. Allow
2 or 3 business days for the search, and be sure to include your contact
information for the results.
Enforcement
The
Zoning Order and Subdivision Regulations are enforceable ordinances, and as
such, violations of these requirements are a misdemeanor and carry penalties
when convicted through either the County or State Court system, which both hear
such cases.
Zoning Order
The
Zoning Order contains the regulations which apply to the zoning designations,
to changes in those designations for a given parcel, and to a variety of more
specific uses which occur in the County, including:
Zoning District Designations
Storm Water Management
Flood Plain Management
Airport Overlay Districts
Special Use Permits
Parking and Loading
Signage
Complaints
ZoningDeptProcedures Page
4
Zoning District Designations All parcels of
land in
Symbol Name
A Agricultural District
R-R Residential—Rural District
R-S Residential—Suburban District
R-1 Single-Family Residential District
R-2 Two-Family Residential District
R-3 Multi-Family Residential District
M-U Mixed Use Residential
M-P Manufactured Home Park District
C-1 Local Business District
C-2 General Business District
I-1 Light Industrial District
I-2 Medium Industrial District
I-3 Heavy Industrial District
Storm Water Management regulations are the result
of the United States Clean Water Act, which sets out very specific requirements
for any kind of land use which may have an impact on the waters of the County
and the State. The CWA recognizes that
the water on the planet is the same water that has always been on the planet,
and that it is an essential, life sustaining resource. The County is charged by the State with
maintaining controls which will, as a minimum, reduce any polluting affect of
any land use on those waters. This
includes control of a range of potential pollutants, from waste oil to yard
fertilizer, that may become a polluting agent in rainfall events.
Thus any new construction or use which disturbs the
surface of the land and increases the potential for soil erosion, or any
modification within 75 feet of any stream within the County are regulated
activities. As such, they require various
levels of planning and approval by the County or State.
Flood Plain Management regulations are the result
of the installation of the National Flood Insurance Program, which makes it
possible for residents to purchase flood insurance. In order to maintain this eligibility, the
County is required to have in place and enforce specific requirements related
to any land use which may affect, or be affected by, the potential for flooding. The County has two principle watersheds which
direct all the waters falling on better than 90% of the land mass of the
County. These are the Big Creek
watershed in the eastern third of the County, and the
All construction and other activities which occur in
any area designated by the National Flood Insurance Program, by means of the
Federal Emergency Management Agency, as having a significant potential for
flooding are regulated. The County is
charged with this responsibility and has in place permitting requirements for
such activities. The principal
informational tool is the mapping system developed by the Program. The County purchases this NFIP mapping for
the unincorporated areas in order to have a basis for evaluations and these
regulations. This mapping is available
on-line at www.msc.fema.gov at the
ZoningDeptProcedures Page
5
The most usual evaluation performed by the Zoning
Department in this regard is a review of the relationship on a site of any proposed
construction or soil disturbance activities to any designated NFIP flood
areas. All applications for building
permits are reviewed in this way. In
each case, an application is made to the Codes Enforcement department, and then
forwarded to the Zoning Department as part of the review process. The Codes office is available at 816-380-8134.
The installation of a septic system requires the same
evaluation. The documents needed to
evaluate the property are the property description mentioned above, a site plan
with the residence, the proposed components of the septic system, any other
bodies of water located, and the property lines and any easements located. The plan drawing must be dimensioned for each
of these elements so that their position in relationship to any regulated areas
can be determined. The documents may be
submitted directly to the Zoning Department or to the Health Department. The review normally requires two days, and
the documents are then forwarded back to the Health Department. The Health Department may be reached at
380-8425
With the
information listed on Page 3 above , a request for further investigation of the
flood plain areas may be made by calling the Zoning Department at 816-380-8131,
or by sending a facsimile request to the Zoning Department at
816-380-8130. Allow 2 or 3 business days
for the search, and be sure to include your contact information for the
results.
An Airport Overlay District is the definition
for those areas around the Harrisonville community airport. Through a series of regulations, an attempt
is made to keep the uses on the property adjacent to the Airport compatible
with the safety and user needs of the Airport.
Special Use Permits provide for temporary authorization by the County
for specific uses which, by their nature, require continuous authorization by
other regulatory bodies, or which create a potential for a negative impact on
other uses in the region. Such permits
include detailed conditions and requirements that are incumbent on the user, to
keep the use consistent with the public interest.
Parking and Loading regulations define the specific requirements
relating to vehicular uses in the County, in particular as they relate to other
uses.
Similarly, Signage regulations define the
specific requirements relating to placing signs within the unincorporated areas
of the County.
Complaints which require enforcement of conditions which are
not in compliance with these specific requirements in the Zoning Order or
Subdivision Regulations, or more general violations, such as nuisance
conditions involving trash, junk, overgrazing, erosion control, light or noise
pollution, begin with the Zoning Department.
Similar to requests for information, complaints require some definition
of the condition, and a detailed location.
ZoningDeptProcedures Page
6
The County is required to notify the property owner
and/or tenant of the nature of the problem and how it violates the regulations. They will be provided a few days to either take
corrective action, or to set up a Compliance Action Plan with the County. The Plan allows for a longer, but County
monitored corrective action, with a commitment by the non-compliant individual. If neither of these options are used, the individual
is notified and the matter is referred to the County legal staff. Such violations are a misdemeanor and
convictions carry maximum daily penalty costs of $1000 for each violation and
each day that it continues.
Subdivision Regulations
The
Subdivision Regulations contain the requirements which supplement the Zoning
Order as it relates to the division of property within the County. As the division of any size of tract of land
has the potential to change its use, and therefore to impact the adjacent land
uses and rights of the population, the County has the responsibility to regulate
these dividing actions in the interest of the public welfare. This regulation may be a simple as reviewing
plans for dividing large tracts into forty or twenty acres to assure that the
divider and any buyer is aware of their obligations under the Clean Water Act,
NFIP or life safety codes.
For such dividing actions, of any size parcels, a standard
property survey with lineal and angular dimensions is required to be submitted
to the Zoning Department for administrative review to provide the owner with
information regarding flood plain and stream buffer restrictions where they
apply. This information will be
forwarded back to the owner prior to recording of the survey. Where the intent is the immediate sale and use of the newly
created parcels, the Subdivision Regulations establish detailed requirements to
regulate the features of the newly created parcels and their uses. Any such uses which will result in
construction activity will be subject to the building codes as adopted by the
County, life safety codes as they relate to public safety, and the sanitation
requirements of the County.
Management of Changes to
Land Use
Zoning
Actions require a variety of procedures, and these zoning actions and the
documents required for them are described in the Zoning Order and Subdivision
Regulations, and also briefly discussed in the Information Guide. The dividing of tracts of land, as noted
above, comprises the majority of zoning actions, and the most common action, is
a subdivision of a single property into two, a Lot Split. Most such Zoning Actions require 6 weeks from
application through the date of the public hearing before the Planning Board,
and following hearing before the
ZoningDeptProcedures Page
7
Subdivision
and Special Use Permit actions require two such sets of hearings by the
Planning Board and either the Commission or the Board of Zoning Adjustment in
order to be completed. The first
describes a conceptual project and the second is a more fully defined project. By establishing a conceptual first step, the
costs to the applicant to present the proposed plan for public review are
limited. Following an acceptance of the
conceptual project for a subdivision or specific use, the full development of
the engineering and design required to actually implement the project, with the
respectively higher costs, may then be
pursued by the applicant. Refer to the Information Guide for more detailed information.
Amendments
to the zoning designation for a specific parcel, usually called a “rezoning” is
another common action. This action uses as
it’s basis the current Comprehensive Plan.
This Plan identifies areas of the County in terms of land areas called Tiers. The characteristics of the Tiers describe the
kinds of uses which are most common, and most desirable for the public welfare
from a planning perspective, to occur in each area. Thus the Urban Service Tiers are the areas
immediately around the urban areas, where the land uses are mostly residential,
and may also include services, schools, utilities and business uses which are
essential parts of the urban environment.
Surrounding
the Urban Service Tier are transitional areas referred to as Mixed Use Tiers. These encompass areas of land which surround
the cities and urban areas, and may include uses more common to the urban
environment, and also uses which are related to the rural area. Frequently the Mixed Use Tier areas also
contain, or follow along with the main transportation routes, in particular the
roadways within the County. Lastly, and
most remote from the cities and urbanized uses, is the Rural Preservation Tier,
where uses that are most directly involved in rural agriculture are considered
most desirable and consistent with the public interest. Thus the Tiers are used as a means to relate
general descriptions of planning goals to geographic areas.
In
terms of specific regulations and controls over land uses,
At
present, a total list of the specific, individual parcels that have been
designated as a commercial or industrial zoning is under development. Thus, while an individual parcel can be
investigated for any previous zoning actions, there is not a listing or mapping
of all of the parcels of a given designation.
The
procedures for identifying any use or zoning designation for a specific parcel
are identical to those for researching information from a previous zoning
action because it is the same process.
Refer to the Records notes above to determine what information will be
required in order to provide information about a zoning designation.
PLANNING AND ZONING
DEPARTMENT
Tel:
816-380-8131 Fax: 816-380-8130
INFORMATION
GUIDE
For Property Owners,
JANUARY 2, 2008 Developers, Realtors
Architects, Engineers
and Surveyors
In
This guide provides an
overview of that program and should expedite the process of complying with the
program for those interested in developing new residential, commercial and
industrial uses of land within the County.
The Cass County Comprehensive Plan provides a description of the goals of
the planning and zoning program, and the Zoning Order and Subdivision
Regulations provide the detailed regulations.
Contact the Planning and Zoning Department regarding these documents.
Suggested Step by Step Procedures Page 2
Initial Planning
Businesses and individuals
who are interested in land use in the County will follow the typical planning
steps of: examining permitted land
uses, specific project planning, interface with regulatory health and safety
requirements and final project
implementation. In
1. Existing land use, in the form of present
designated zoning for a parcel
2. Location of specific property in relation to
the flood plain and watershed,
as
regulated by the County, State and Federal Governments
3. Available utility services for domestic and fire
protection water and for waste
and storm water management.
Recommended Step One
The Planning and Zoning
Department will assist in evaluating property, based on a property description,
in relation to the existing designated zoning and flood plain areas of the
County. Interested parties should
contact the Zoning Department as soon as they have specific sites to be
considered. Land areas which may be near
the flood plain can be evaluated, and the impact to the proposed project of the
federally mandated flood plain management and County storm water and stream
buffer regulatory approaches can be reviewed.
Note: All divisions of property into smaller
parcels intended for sale and development are described as Zoning Actions in
the Zoning Order. In addition, most
Zoning Action Applications will require submittal of documents confirming that
the impact of flood plain or stream protection issues have been resolved at the
time of the application acceptance.
Recommended Step Two
Each of the municipalities
within
The County is divided into
several rural water supply and fire protection-ambulance districts. The Cass County Code Enforcement Department
regulates the specific code based standards for fire protection water supplies
and delivery systems, including requirements for documentation of the flow
rates available from the various Water Districts, according to the current
building codes in force in the County.
Page 3
It is recommended that the
Codes Department (tel: 816-380-8134) be contacted to learn what documentation
is required, and then the appropriate water district be contacted to discuss
the availability of supplies and distribution systems for domestic water and
water flow rates suitable for fire protection.
Required Step Three
If a specific site has been
selected, and information regarding available water supplies has been
identified, interested parties should then contact the County Codes Department
to arrange an informational meeting.
Generally this meeting will
assist in evaluating the health and safety issues related to the planned use of
the project and the adopted building codes in use in the County. This step will also provide some direction
relevant to the water, fire protection and waste water design requirements for
the project. The relationship of the
project use and construction aspects, if a structure is a part of that use, may
be developed and the relevant code compliance issues reviewed at this early
stage in the planning.
Note: most Zoning Action Applications will
require submittal of documents confirming that issues of domestic and fire
protection water design issues have been resolved with the Codes Department at
the time of the application acceptance.
Required Step Four
Following Steps One, Two and
Three will assist in providing a well planned project with the minimum of
effort and cost impact to the applicant.
Following these steps, the interested parties will be better able to
assess the benefits in continuing with the actual project. If that is the case, the County zoning
regulations that affect the use of the land will apply to the project and
should be evaluated in detail.
Step Four requires an in
depth discussion with the Zoning Department to clarify any procedures which may
apply, prior to actually making an application.
Page 4
Some or all of these
standards may apply to the land being considered as part of the new
Zoning Action.
Following the discussion in
Step Four, proposed Zoning Actions will be required to follow an application
process, including the submittal of various documents which help define the
project. On the following pages are definitions and summaries of some specific
documents required for various Zoning Actions.
When the Owner or his agent
elects to make an application, they should arrange an appointment with the
Zoning Department and be prepared to present all of the required documents and
fees as a complete package in order for the submittal to be considered for
placement on an Agenda of the Cass County Planning Board. The Board meets monthly, typically on the
fourth Tuesday of the month. The
deadline for the submission of applications is approximately 30 days prior to
that meeting. In the case of larger,
more complex proposed projects, the review of the submitted information may
require a longer period of time.
Note: Most Zoning Actions occurring near
municipal areas in the County will require submittal of documents to those
jurisdictions for a review period prior to any scheduling.
The Zoning Department will
review the project in relation to the submittal requirements and make a
determination if it will be placed on the Agenda. If so, the Planning Board will be provided
the information and will review the submittal prior to holding the actual
Planning Board Meeting for the purposes of a public hearing regarding the
project. Following that hearing, the Board
will make a recommendation to either the Cass County Commission or the Board of
Zoning Adjustment (BZA) regarding the requested action for the project. In a public meeting approximately ten days following
the Planning Board Meeting, the Commission or BZA will consider the
recommendations and the merits of the proposed project.
The Schedule of Meetings,
along with the submittal date for applications for each meeting is available
from the Zoning Department.
Please note these definitions:
Types of Zoning Actions:
Zoning Amendment (Rezoning) Action: formally creating a
zoning designation where none exists, or
changing an existing zoning designation for a parcel of land. Such changes become legal and are recorded in
the public record. The County does not
contain pre-zoned districts of parcels because each parcel and use is
considered separately.
Page 5
Some General Requirements of Property
Divisions:
Mixed Use
Development: the development of a tract of land by
designating a zoning district definition and including a developed set of
additional conditions, the Overlay. Such
development may contain more than a single kind of use, such as both subdivisions
of residential parcels and other
commercial or industrial type land uses.
Such Mixed Use Developments include large scale planning of the overall
project, usually including creating utility and road infrastructure within the
boundaries of the project, as well as parcel definitions that may vary from the
uniform zoning district standards. A
single zoning district designation is established for the background, and then
the additional uses are defined by conditions and regulations that supplement
this designation.
Page 6
Subdivision: the division
of a tract of land into parcels of 40 acres or less for the purposes of
transferring the ownership of the parcels.
As practiced in Cass County, a subdivision may involve 2 or more parcels
of land and will be usually be considered by the Planning Board in two stages,
Preliminary and Final, with each stage following the process of a public
hearing before the Planning Board and the Commission . A subdivision generally includes utility, road
construction or other infrastructure within the boundaries of the tract or
which is required in order to serve the new parcels. These improvements are at the expense of the
land divider, and surety for their completion will be required by the County.
Minor Subdivision: the division
of a tract of land as a subdivision as described above, which affects no more
than 5 parcels or lots. When any new
road, fire protection or utility construction within the boundaries of the
project property is required, such a land division must be considered as a
Subdivision and requires two separate applications. Where the County has determined that no such
improvements will take place, the County may designate the processing of the
zoning action for this size project as a single application process, a Final
action by the Planning Board. Thus the
submittal requirements are similar to those fully defined documents provided
for a Final submittal for a Subdivision, but are processed over a reduced
period of time.
Conceptual and Special
Use Permits: a permit, including specific conditions,
which allows a specific use of land in ways that may vary from the designated
zoning standards. The Permit is issued
to a specific owner for a specific use. The
process begins with an application for a Conceptual Use Permit made to the Planning
Board. The applicant submits
documentation that describes the proposed use in general terms, with schematic
site and construction aspects, such that the project may be evaluated and
determined to be generally acceptable, without the expense of fully engineering
the project. If the Concept complies
with the regulations and is recommended for approval by the Board, and then
approved by the Commission, the applicant may then go forward with developing
the details of the use.
This more detailed and
completed information is then provided in a second Application, for a Special
Use Permit. When approved, a Special Use
Permit, much like a contract which details the conditions of the use imposed by
the regulations or the Commission, is drafted for signature by the Applicant
and the Commission. The Permit is then
issued for a one year period. At the
anniversary date, the Permit is reviewed administratively for continued
compliance, with no limit on the number of years it may be renewed. As requirements for this Zoning Action, as
contained in the Zoning Order, are extensive, all such Applications require
prior approval by the Zoning Department before making an Application.
Flood Plain Permit: a permit
required for any disturbance or construction on any
land located within the areas, as determined by the Federal Emergency
Management Agency (FEMA), that the National Flood Insurance Program considers
to be within the flood plain in
Page 7
Definitions of Submittal items for Zoning Actions:
Authorization: a document that designates an individual to
represent all the recorded owners of a parcel of land. Each of these owners must have signed this
document to confirm their agreement to this representation.
Certified List: a list of property owners of land within 1000
lineal feet of the subject property.
This list and a map, which together indicate the location of all the surrounding
parcels, are required to be prepared by a land title insurance company and
certified as being complete. The list
must also include all the owners of record of the subject property, which would
correspond with the names on the Authorization.
The applicant for a zoning action will be required, following acceptance
of the application, and fifteen days prior to the Planning Board Meeting, to
mail by certified receipt, a letter of notification of the public hearing
provided to the applicant by the Zoning Department. This letter, provided by the Zoning
Department at the time of application, will be sent by the applicant or their
designated representative to each of these adjacent owners, to the relevant
water, school, fire protection and ambulance districts, any municipality within
1.5 miles and any mortgagor with an interest in the property. Receipts indicating this mailing will be supplied
by the applicant at the Planning Board Meeting.
Covenants: Subdivisions of more than 2 lots are required
to develop and record covenants which describe any restrictions on the uses or
actions relating to parcels within the tract.
The Application process requires that all proposed actions be certified
by the Applicant to be in compliance with any such requirements that may
already exist.
Plats: A plat is a plan drawing, prepared in order
to define the configuration of land in a graphic format that is suitable for
fully defining the property parcels and for recording these definitions in the
public record.
Preliminary
Plat: plan drawings which show the
proposed design of land use, parcels and structures for the proposed project
and the existing conditions relevant to it.
This preliminary plat need not be based on actual, current site surveys
of the land, and is generally schematic.
It is usually used for projects with more than 5 parcels which will have
new roads or sewer utilities within the boundaries of the project. Maximum size
drawings included for an application will be 24” x 36”.
Final
Plat: a final version of the design of
the land use, structures and other improvements for the project for which a
Preliminary Plat action was undertaken.
This drawing does require, and uses as a basis, a physical survey of the
property. Maximum size drawings included
for an application will be 24” x 36”.
Page 8
Plat Drawings and Survey
Standards:
Type
1 Plat Size: 24” x 36” Scale of 1” = no more than 100’
Description: Only used if there are no existing
structures or utility structures on the
land. Prepared by a licensed surveyor, it generally
does not require a new physical measurement of a property. It must be signed and dated by the surveyor.
It
must include: a) the recorded property description in relation to
boundaries, b) the scale, both
dimensioned and graphic, c) a north
arrow, d) dimensioned boundaries of the
land, e) approximate location of any
recorded flood zones, roads, or easements.
Type
2 Plat Size: 24” x 36” Min
Scale of 1” = 100’
Description: Used if there are existing structures
or utility structures on the land.
Prepared
by a licensed surveyor, based on a current physical measurement of a property
within the previous 90 days, it is signed and dated by the surveyor. It is recommended that this drawing be used
in conjunction with a Title Opinion in order to more fully define all the
conditions of the property. The Type 2
plat must include: a) the recorded property description, b) the scale, dimensioned and graphic, c) a north arrow, d) dimensioned lots, e) roadways,
f) easements and setbacks,
g) dimensioned boundaries of the
land based on an accurate survey, giving angular and linear dimensions of the
boundaries and monuments, h) existing
structures, utilities, utility structures and other physical features occurring
on the property, i) flood zones,
dimensioned and identified.
Site Plan: plan
drawings of the following types, prepared in order to define features on a
piece of land. Maximum size drawings included for an application will be 24” x
36”.
Topographical:
a site plan showing existing topography with changes of elevation of various
amounts indicated. Preliminary versions
may use elevation intervals of 10 feet, as readily available from USGS mapping,
and may be in a schematic form. Final
versions of topographical Site Plans will be required to use intervals of 2
feet and are prepared by a surveyor or engineer. For areas where overall ground levels do not
change, spot elevations should be indicated.
Construction:
a site plan showing existing and proposed structures and other physical
features to be added to the land, such as utilities. Preliminary versions may not require
preparation by an engineer or architect and may be in a schematic form. Final Submittal versions of construction
Site Plans are fully dimensioned and show all existing and proposed
construction, utilities, signage, landscaping and other features of the project. They are to be prepared by an engineer or
architect and may be combined with the topographical plans, provided the
information for each use is clearly identifiable.
Surface Water Management
Plan (SWMP): a Site Plan that encompasses the entire area
of land being addressed in the zoning action and describes the plan for
managing the storm water impact and drainage on the land. The Federal Clean Water Act mandates control
requirements over drainage that may affect the public waterways to minimize the
effects of the flow of water and the potential for pollution of the waters of
the State.
Page 9
For
properties where the zoning action subdivides that larger property into
parcels, and these may be sold individually following the zoning action, the
SWMP will generally govern the management of the storm water on all of the
individual parcels, regardless of subsequent changes in ownership. These
restrictions will be included in the recorded documents defining the property. Maximum size drawings included for an
application will be 24” x 36”. The
intent is to manage the storm water and soil erosion in as large and effective
an area as practical.
Note: The County will require
confirmation of compliance with these plans once they have been accepted. Fees for compliance inspections have been
established by the Commission under separate order.
As
an example, when a property is changed to a commercial or industrial zoning
classification, and includes smaller parcels, these may be sold
separately. Following an approved zoning
action, each parcel may proceed with an individual usage, including
construction of facilities. The County
will require, prior to making application for a Building Permit for that
parcel, that the owner seeking a building permit provide a detailed SWMP for
that parcel. This individual SWMP would
be required to be integrated into the overall SWMP and must be submitted to the
Zoning Department.
Preliminary
SWMP: a Site Plan schematically describing how rainfall water is intended to be
managed within the boundaries of the overall property that is part of the
zoning action, so as to have no deleterious effect on adjoining property. Preliminary versions may not require
preparation by an engineer or architect.
Final
SWMP: The information and design
described by the final version of the Plan must be in compliance with the
Missouri Storm Water Pollution Prevention Plan and have been prepared by a
licensed civil engineer. In some areas
of the County, such as the
Final
versions of the SWMP are fully dimensioned and also show existing and proposed
drainage, storm water containment structures, pollution control structures and
systems and existing or proposed paving for the land. Management of erosion during construction
will also be defined in this plan.
Title Opinion: a report prepared by a licensed title company which
defines recorded ownerships, easements and other encumbrances which affect the
land in question. It is typically
prepared in advance of the issuance of insurance for the title to the
land. This report, used in conjunction
with a survey, provides the most complete definition of the historic and
current aspects and conditions of a property.
PLANNING AND ZONING
DEPARTMENT ZONING ACTIONS
Tel:
816-380-8131 Fax: 816-380-8130 Effective
Date: 1/1/08
Page:
1 of 7