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One & Two Family Dwelling Construction Procedures
 his information is meant to provide the proper procedures to be followed in constructing a one- or two-family dwelling in the city of Grandview. If you have any questions, feel free to call the Building Services Division at Grandview City Hall at either (816) 316-4825 or (816) 316-4823.
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Obtaining Building Permits
All of the following needs to be submitted with the application for building permit.
- Three copies of a stake-out survey prepared by a licensed architect, engineer, or land surveyor are required. See site plan Standards below for specific requirements.
- One set of building plans must be submitted. These plans must include the floor plans with all dimensions, wall sections, elevations, electrical, plumbing, HVAC, structural member materials (ceiling and floor joists, beams, and roof rafters) to include spacing, spans, sizes, grade, and species of lumber to be used.
- A building permit application must be filled out and submitted with the stake-out survey and building plans mentioned above.
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Building Inspections
The following are inspections required prior to the issuance of a certificate of occupancy, which is needed before a dwelling can be occupied. Simply call the Building Services Division 2 hours prior to when you want an inspection made.
- Footing inspection after the rebar has been placed and prior to the pouring of concrete.
- Foundation-wall inspection after the rebar has been placed and prior to the pouring of concrete.
- Ground rough plumbing inspection prior to the pouring of the concrete floor or the placement of the sub-floor in the case of a crawl space.
- Sewer connection prior to backfilling the trench.
- Rough-in inspection prior to the placement of insulation or drywall. This inspection will include the inspection of the rough carpentry, rough plumbing, rough electrical, and the rough mechanical systems. In addition, if the electrical service, and/or the gas service is ready for inspection we will clear those to their respective utilities. However, if necessary we will provide separate inspections of these services.
- The final inspection, when project is complete, prior to the owner moving in!
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Other Applicable Codes
The following additional code requirements apply in Grandview, which may not apply in other jurisdictions.
- Smoke detectors must be hard wired with battery backup and coordinated. Detectors are required in every bedroom, and in the hallway leading to these rooms and one on every floor. Where ceiling levels vary on one floor, the detector is required within two feet (2’) of the highest ceiling level. Where a vertical divider two feet (2’) or more in height separates ceilings, detectors are required at each separate level.
- Arc Fault Interrupt Breakers must be installed on all circuits feeding bedroom wall electrical convenience receptacles.
- Backflow prevention devices are required on all hose connection faucets. We suggest a self-draining type.
- A thermal expansion relief device is required in the water system. We suggest a thermal expansion tank. Other options include a low-pressure relief system integrated into a toilet flush assembly or a saddle-tap low-pressure relief system located near the water heater.
- Mechanical water hammer arresters or air chambers are required at all fixtures. Mechanical water hammer arresters are required on all quick shut-off valves to include dishwashers and clothes washers. Whole house mechanical arresters may not be substituted for this requirement.
- A pressure regulator is required on the incoming water line where the water pressure exceeds 80 p.s.i.
- Cleanouts are required at the base of any drain, waste and vent stack, and every 100 feet of piping.
- Furring is required on all drain, waste and vent plumbing in unfinished basements and garages where they are subject to physical damage. Exception: where these plumbing lines are against a wall in an unfinished basement.
- Exhaust fans that vent to the outside are required in unfinished basement bathrooms if a shower/tub drain cut out exists and the bathroom walls have been framed.
- At least one door or window complying with emergency egress requirements shall be installed in the basement of all new residences regardless of whether the basement is being finished or not. Additionally, if a bedroom is planned in a basement, an exit door or an egress window, opening directly to the outside must be installed in that bedroom.
- Any unfinished or missing rough-in construction will be documented at the time of rough-in inspection. Any unfinished or missing rough-in construction subsequently covered without first being inspected will require being re-exposed and/or pressure tested where applicable.
- Prior to the issuance of a Certificate of Occupancy, all yard areas must be treated with an approved ground cover such as sod or other approved material that will prevent the blowing or spreading of dust. Generous plantings must be installed along the foundation in the front of the residence and two (2) trees measuring 2.5 inches in diameter at a location one (1) foot above ground must be installed in the front yard. This is the responsibility of the builder, regardless of other agreements. (See item 6 of the Building Inspections on the first page.)
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Site Plan Standards
Prior to issuance of a building permit for any one or two family dwelling, three (3) copies of a site plan shall be submitted to and approved by the Building Services Division. The site plan must be drawn, signed, and sealed by an architect, engineer, or land surveyor registered in Missouri. The site plan shall include one or more scaled maps or drawings at a scale not smaller than fifty (50) feet to the inch which clearly and accurately shows the following information:
- Complete lot dimensions and legal description of property.
- Location and dimensions of all existing and proposed buildings showing exterior dimensions, number and area of floors, elevation of lowest floor to be served by sewer, and distance from property lines.
- Location of all easements, both public and private.
- Location of all utilities to serve the lot, including the location of all existing fire hydrants within 600feet. Sanitary sewer shall show two manholes and location and elevation of stub, if any, that serves the property. Note: If no sanitary sewer is available, then the site must be served by an alternate sanitation system as approved by the Jackson County Health Department.
- Location of fifty year floodplain of any storm drainage system on-site. If the lot is within a designated FEMA floodplain, all information as required by Section 11A of the Code of Laws of the City of Grandview is to be provided.
- Elevations of the centerline of the proposed driveway at the top of the street curb, right-of-way line, and garage floor. If no curb exists, then the elevation of the edge of pavement shall be shown. Note: Refer to city driveway standards.
- Total area of open space of the lot to be left as a permeable and uncovered surface that contains living material (minimum of 25% of lot area is required).
- Additional graphic information as may be required by the Director of Community Development or other city agencies to make determinations required by the applicable city codes and ordinances.
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