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					                                                                               Building Safety Division

Planning and Development Services
8500 Santa Fe Drive
Overland Park, Kansas 66212
(913) 895-6263  Fax: (913) 895-5016

August 8th, 2008

Mr. Dan Lyons
2199 Innerbelt Business Center Drive
St. Louis, Missouri 63114


The Planning and Development Services Department has reviewed the plans
submitted on July 23rd, 2008. The following comments have been received from
various divisions within the Planning and Development Services Department. If you
have questions concerning the following comments, please feel free to contact those
individuals identified.


The following comments are from the Building Safety Division-Plan Review. Questions
regarding these issues should be directed to Victor L. Finch, at (913) 895-6263.

   1. A building sewer and connection permit shall be obtained from the Johnson
      County Wastewater Offices, 11811 South Sunset, Suite 2500, Olathe, Kansas,
      and submitted prior to the issuance of a foundation or building permit. The
      Johnson County Wastewater Offices may be reached at (913) 715-8500.

   2. Just prior to obtaining the permit, a pre-construction meeting must be scheduled
      with the Building Safety Division. The purpose of the meeting will be to help the
      contractor(s) coordinate inspection activities by explaining critical inspection
      issues and time frames, permit conditions, and stipulations. For questions or to
      schedule the meeting, please contact Therese Lyons, Development Coordinator,
      at (913) 895-6237.

                      Building Safety Division/Plan Review  913/895-6267  913/895-5016

    3. Special inspections of specific components of the project are required by Section
       1704 of the 2006 International Building Code. Please submit a statement of
       special inspections which shall include a list of materials and work requiring
       special inspections to be preformed and a list of the individuals, approved
       agencies, and firms intended to be retained for conducting such inspections.


    4. Prior to the approval of any permit, the civil plans associated with all the work
       outside of the phase line (PRS2008-00273), shall be submitted and approved by
       this office.

    5. A separate plan sheet shall be provided indicating the accessible route(s) and all
       associated construction details. The following details shall be consolidated on
       this plan:

          a. Clearly delineate the location and extends of all accessible parking
             spaces, ramps, ramp landings, entrance and exit landings.

          b. Elevation call outs at all corners of accessible parking spaces, access
             aisles, ramps, ramp landings, building entrances, and exit landings.
             Elevation call outs shall also be provided at any breaks in grade along
             sidewalks that are located on the accessible route.

          c. Design slope on all line segments between elevation callouts (running
             slope and cross slope).

          d. Clearly define where detectable warnings are required.

    6. Parking spaces and access aisles shall be level with surface slopes not
       exceeding 1:50 in all directions (ADA, Section 4. 6.3 – Plaza Drop off area).

    7. Curb ramps, along the accessible route, shall have detectable warnings
       complying with ADA, Section 4.29.2 (I could not locate this information on the
       hardscape plans).

          a. The detectable warning shall be constructed the full width of the curb
             ramp and shall extend a minimum of 2 feet in the direction of travel.

          b. The detectable warnings shall be integrally colored masonry units, other
             than a primary color. Please indicate on the plans the color of the
             masonry units to be used.

                    Building Safety Division/Plan Review  913/895-6259  913/895-5016
           c. Detectable warnings shall consist of raised truncated domes with a
              diameter of nominal 0.9 inches, a height of nominal 0.2 inches and a
              center-to-center spacing of nominal 2.35 inches and shall contrast
              visually with adjoining surfaces, either light-on-dark, or dark-on-light
              (ADA, Section 4.29.2).

    8. If a walk crosses or adjoins a vehicular way, and the walking surfaces are not
       separated by curbs, railings, or other elements between the pedestrian areas
       and vehicular areas, the boundary between the areas shall be defined by a
       continuous detectable warning which is 24 inches wide, complying with ADA,
       Section 4.29.2 (I could not locate this information on the hardscape plans).

    9. Passenger loading zones shall provide an access aisle at least 60 inches wide
       and 20 feet long adjacent and parallel to the vehicle pull-up space. If there are
       curbs between the access aisle and the vehicle pull-up space, then a curb ramp
       with detectable warnings shall be provided. Vehicle standing spaces and
       access aisles shall be level with surface slopes not exceeding 1:50 in all
       directions (ADA, Section 4.6.6).

    10. Indicate on the plans the slope and cross slopes of the accessible route. Spots
        elevations shall be shown between the accessible parking spaces and the
        building entrance. Running slopes greater than 1:20 shall be considered a ramp
        and shall comply with ADA, Section 4.8. Nowhere shall the cross slope of an
        accessible route exceed 1:50.

    11. The cross slope of the accessible route shall not exceed 2%. Currently it
       appears that the exterior ramp, outside of door B121A, will create cross slopes
       exceeding the 2% maximum.


    12. Please indicate on the plans the one hour horizontal occupancy separation
        required between the A-2 and R-1 occupancies per Section 508.3.3.4. The
        required fire resistance rating shall be included in all building and wall sections.

    13. It appears that the two hour fire barriers (stair enclosures, shafts, and elevator
        hoistway) are being supported by the concrete floor system. As such, indicate
        on the plans that all supporting floor and walls systems are to afford a two hour
        fire resistance rating (first floor, Sections 1/A3-10, 5/A7-03, 13/A7-02, A8-01,
        and A8-02).

    14. A two hour shaft enclosure shall be required at the guestroom exhaust chase.
        Smoke dampers are not required where the shaft enclosure is constructed in
        accordance with Section 716.5.3 Exception 2. Additionally, the shaft enclosure

                     Building Safety Division/Plan Review  913/895-6259  913/895-5016
       shall be continuous, between shafts, where the exhaust duct on the fourth floor
       crosses the corridor.

    15. A minimum 18 inch floor space shall be provided on the pull side of door B108.

    16. The doors, listed in the door hardware specification, in HW Set 05 are incorrect.
        Doors B326, B426, and B526 should be revised to B316, B416, and B516.

    17. Each door in a means of egress from a Group A or E occupancy having an
        occupant load of 50 or more and any Group H occupancy shall not be provided
        with a latch or lock unless it is panic hardware or fire exit hardware (Section
        1008.1.9 – Doors A101B, C111A, C111B, C111D, C111E, C111F, and C111G).

    18. Please provide a section and elevation of the guards provided at the top landing
        of each stair verifying compliance with Section 1013.

    19. Verify that each elevator car complies with the minimum floor plan requirements
        specified in ADA Section 4.10.9.

    20. Indicate a minimum knee clearance of 29 inches under the lavatories per ADA
        Section 4.19.2.

    21. Identify the accessible sleeping units on the plans. A minimum of 8 units shall
        be provided in accordance with Table 1107.6.1.1 (I only counted a total of 7
        B1 and B3 units). A minimum of two roll-in showers with permanently mounted
        folding shower seats shall be provided.

           a. In order to provide persons with disabilities a range of options equivalent
              to those available to other persons served by the facility, sleeping rooms
              and suites required to be accessible shall be dispersed among the
              various classes of sleeping accommodations available to patrons of the
              place of transient lodging. Factors to be considered include room size,
              cost, amenities provided, and the number of beds provided (i.e. Unit D1).


    22. Where plumbing fixtures are required, separate facilities shall be provided for
        each sex (IPC Section 403.2), meaning a separate women’s room and men’s
        room. As such the unisex restroom would not an acceptable approach to
        comply with Section 403.2.

    23. In employee and public toilet rooms, the required lavatory shall be located in the
        same room as the water closet (IPC Section 405.3.2).

                    Building Safety Division/Plan Review  913/895-6259  913/895-5016
         24. Please show the lavatories in the restrooms adjacent to the bar area.

         25. Detail 5/P4.01, shown at Stair A sheet P1-05, appears to be incorrect.

         26. DWV piping shall not be located in the stair enclosure (Stair A, sheet P1-05).

         27. What is the purpose of the 21/2 inch standpipe and hose valve cabinet? Hose
             connections are only required as specified in Section 905.4 of the International
             Building Code.


         28. Ventilations systems shall be designed to have the capacity to supply the
             minimum outdoor airflow rate determined in accordance with Table 403.3 based
             on the occupancy of the space and the occupant load or other parameter as
             stated therein. The occupant load utilized for design for the ventilation system
             shall not be less than the number determined from the estimated maximum
             occupant load rate indicated in Table 403.3.

    Location          Area      Occupant        cfm        Occupants     Total (cfm)
                                 1000 sf    Occupant or sf           Exhaust Outdoor


Lobby                     4,043          30                    15                      121               1,815
Conference Rm             2,137          50                    20                      106               2,120
Gym                         598         120                    15                       70               1,050
                                                                                              Required   4,985
                                                                                                Shown    2,750


Lounge                    1,196         100                    30                      119               3,570
Dining                    1,112          70                    20                       77               1,540
                                                                                              Required   5,110
                                                                                                Shown      730

         29. Verify the R value of the exterior duct insulation. Ducts installed and exposed to
             the exterior shall have an R value of 8.0.

         30. Fire dampers shall provided where the ductwork penetrates the fire pump room.

                         Building Safety Division/Plan Review  913/895-6259  913/895-5016
    31. Smoke / fire dampers shall be provided where the ductwork penetrates the
        corridor/guest room wall.


Compliance with the following conditions and stipulations will be required at a later date
or verified by field inspections:

    1. Submit shop drawings and hydraulic calculations, for the automatic fire
       suppression and standpipe systems, to this office for review and approval prior
       to the installation of the system (NFPA 13, 14, and 20).

          a. The Flow Test Data, shown on Sheet P0-01, the Fire pump details,
             shown on Sheet P0-03, and the Domestic Water & Fire Protection Plan,
             shown on Sheet P3-01, have not been reviewed or approved by this
             office. This information will be reviewed when the shop drawings for the
             fire suppression system is submitted to this office for review.

          b. The City of Overland Park is requiring all water supplies to be adjusted to
             account for seasonal fluctuations and future system demands. The static
             and residual pressure, of the hydrant flow test will be reduced 10 psi
             below the average RadCom pressure data recorded by Water District No.
             1 of Johnson County. For this project the water supply has been adjusted
             to a static pressure of 88 psi and a residual pressure of 83 psi with 1,635
             gpm flowing at the fire hydrant located at the southeast corner of 135 th
             Street and Lamar.

          c. Sprinkler protection shall be provided above and below the wood plank
             and mirrored ceiling.

          d. Class I standpipes shall be installed throughout the building. Hose
             connections shall be provided in the following areas:

                  i. At each floor level landing in every stairway.

                 ii. Each standpipe shall be provided with a hose connection located
                     either on the roof or at the highest landing of stairways with stair
                     access to the roof. An additional hose connection shall be
                     provided at the top of the most hydraulically remote standpipe for
                     testing purposes.

          e. Pressure gauges shall be installed above and below each system riser
             check valve where such devices are installed (NFPA 13, Section

                    Building Safety Division/Plan Review  913/895-6259  913/895-5016
           f. The fire department connection shall be fitted with a four inch Storz quick
              coupling connector (IFC, Section 912.3.2 per OPMC).

           g. An approved audio/visual device shall be connected to every automatic
              sprinkler system. The device shall be provided on the exterior of the
              building directly above the Fire Department connection.

           h. Approved supervised indicating control valves shall be provided at the
              point of connection to the riser on each floor of a multi-story building (IFC,
              Section 903.4.3 per OPMC).

                  i. Where an interior sectional or floor control valve(s) is provided, it
                     shall be provided with a drain connection having a minimum size
                     as shown in Table to drain that portion of the system
                     controlled by the sectional valve (NFPA 13, Section

                  ii. Drains shall discharge outside or to a drain connection (NFPA,

    2. A digital file showing “as-built” building floor plans shall be submitted to the
       Overland Park Fire Department for approval. The plans shall include the
       location of exit stairways, exit discharge, roof access, primary or public corridors,
       elevator shafts, fire control room, fire alarm control panel, remote annunciator,
       rooms or spaces containing fire alarm initiating devices and control panels for
       the unlocking of stairway doors, emergency generators, smoke control systems,
       elevators, fire/smoke walls in Group I occupancies indicating separate smoke
       compartments, and the locations of the utility disconnects for the electrical,
       water, and gas services a copy of the approved “as-built” drawings shall be
       made available and displayed in a permanent manner immediately adjacent to
       the fire alarm control panel.

    3. Submit plans for the manual and automatic fire alarm systems to this office for
       review. The devices shown on the plans have not been reviewed or approved.
       Please provide a copy of the product information sheets for each device to be
       connected to the system and the battery calculations to this office for review.

    4. Vents installed in the elevator hoistway shall automatically open upon detection
       of smoke in the elevator lobbies or hoistway, upon power failure and upon
       activation of a manual override control

    5. A final report documenting completion of all required special inspections and
       correction of any discrepancies noted in the inspections shall be submitted prior
       to the issuance of any form of Certificate of Occupancy (Section 1704.1.2, 2006
       International National Building Code).

                     Building Safety Division/Plan Review  913/895-6259  913/895-5016
     6. A sign shall be provided at each stairway floor landing in accordance with
        Section 1020.1.6. The signs located in stair A shall be red in color. The signs
        located in stair B shall be yellow in color (OPMC 16.100.1020.1.6).

     7. An electronic drawing showing impervious surfaces for use in calculating the
        Storm Water Utility Fee shall be provided to Planning and Development Services
        prior to issuance of Certificate of Occupancy or Certificate of Compliance.
        Please refer to the enclosed Impervious Surface Drawing Requirements.
        Questions should be directed to Mark Steger at (913) 895-6202 or

     8. A certificate of compliance or letter from the architect or landscape architect
        indicating the landscaping is in compliance with the approved landscape plan
        shall be submitted to this office.

     9. The building owner shall contact Brian Parson of the Overland Park Fire
        Department to obtain order forms for the rapid entry key boxes. Mr. Parson can
        be reached at (913) 888-6066.

     10. Eight inch address numbers shall be placed on the street side of the building.
         The address shall contrast with its background and be legible and visible from
         the street or road fronting the property.


The Overland Park Fire Department has reviewed the plans submitted and has found
them to be satisfactory.


The following comments are from the Current Planning Division. Questions regarding
these issues should be directed to Keith Gooch at (913) 895-6181.

1.      No permit will be issued until the parking lots are permitted. The parking lot to
        the east of the property line must also be constructed.

2.      Can the handicapped spaces be constructed at grade with the adjacent
        sidewalk? The architect at the Planning Commission hearing told me that
        handicapped spaces could be fixed so there was not a curb. The sidewalk and
        handicapped spaces would be at the same grade then.

3.      The landscape plan must show all landscaping as part of this permit including
        that in the parking lots and along the loop road.

                     Building Safety Division/Plan Review  913/895-6259  913/895-5016

4.    The roof top equipment was approved by the Planning Commission
      approximately two feet above the parapet. The submitted plans show the
      screening now three to four feet above the parapet. As previously stated the
      screening must be as approved by the Planning Commission.

5.    Please include the building colors on the building elevations. The brick panel
      system’s color is not provided. Also planning staff is requesting the mechanical
      screen wall system on the roof be painted to match the brick corbelling color. All
      metal doors should match be painted to match the adjacent masonry material.

6.    The building elevations for the dining bar lounge area do not match those
      approved with the Planning Commission nor do the plans on sheet A5-01 match
      sheet A3-02 for this same area.

7.    The first floor corbelling to the sides of the dining bar lounge area have been
      removed. The corbelling should be constructed as approved by the Planning

8.    The emergency generator on sheet E1.01 must be entirely screened from public
      view by a masonry wall to match the building. Staff would also request it be
      moved to a less prominent location. Details of the generator need to be


The following comments are from the Engineering Services Division. Questions
regarding these issues should be directed to Ernie Longoria at (913) 895-6258.

1.    Site Development plans, PRS2008-00273, shall be approved prior to the
      issuance of a building permit.

The Transportation Section, Engineering Services has the following comment.
Questions regarding this issue should be directed to Mark Stuecheli at (913) 895-

1.    Submit a $84,756 payment for unspecified transportation improvements (84,000
      sq. ft. building area X $1.009/sq. ft.), as required by stipulation "d" of Special
      Use Permit No. 2007-38, prior to construction plan approval. Make the check
      payable to the City of Overland Park and send it to the attention of Berry Lutz.

                   Building Safety Division/Plan Review  913/895-6259  913/895-5016

The Community Planning & Services Division has reviewed the plans submitted and
has found them to be satisfactory.

If you have questions or alternatives to discuss on the above-mentioned items, please
contact the appropriate person above; or contact me at this office, (913) 895-6263.

Victor L. Finch - M.C.P.
Team Supervisor


                       Building Safety Division/Plan Review  913/895-6259  913/895-5016
                          Impervious Surface Drawing Requirements
                                City of Overland Park, Kansas
Digital copies of CAD drawings of impervious surfaces are required for all non-residential construction
projects that will increase the amount of land area covered by buildings or paving. They are not required
for remodels, tenant finishes, grading permits or underground utilities. These drawings are converted
and integrated into a city-wide GIS database for calculating storm water utility fees. Our intent is to
receive the most simplified drawing possible that clearly delineates, through the use of closed polylines,
those areas of impervious surfaces that are being constructed within the scope of the project under
review by the City of Overland Park.        The GIS Conversion Process: The parcel boundary of the
construction site in the CAD drawing is manually aligned to the Johnson County parcel boundaries
database. CAD polylines are converted to GIS shape file format. Closed polylines are converted to
polygons. Polygons of pervious areas are deleted. Polygons of impervious areas are coded (tagged) as
buildings, pavement, or other. The polygons are used to calculate area of impervious surface per parcel.

     The drawing should be submitted as a single DWG file – the GIS software does not recognize
       externally referenced files.
     The drawing limits of the model space should be close to the size of the project area – there
       should not be any features in the DWG file that are far away from the project area or features
       associated with any other project not related to the current phase of construction work being
       reviewed by the City of Overland Park.

     There should be separate layers for each of the following surface types - building, pavement,
       sidewalks, miscellaneous (e.g., patios or storm sewer structures), and property (parcel)
       boundaries. Building additions may require less information (use contact information below for
     The DWG file should contain boundaries of impervious surface features only. If other drawing
       information cannot easily be removed, an alternative is to send a list of the layer names to use
       for each surface feature.

     Boundaries should all be closed single polyline features (e.g., the outer edge of buildings and
       curbs only).
     It is preferable, and in some cases necessary, that polyline features not be in blocks (i.e., blocks
       should be exploded).

     A paper or PDF copy of the impervious surface plan should be submitted that shows impervious
       areas with a shaded or hatched fill.
     Attach or label all submittals with the Project Name, Address, PRS number (the project tracking
       number assigned by the city), and CAD technician contact information (email and phone).

     Method 1: Deliver a paper copy of the drawing and a disk with the DWG file on it to Overland
       Park City Hall, Attention Mark Steger.
     Method 2 (preferred): Email a PDF of the paper copy of the drawing and the DWG file to

Contact information for questions regarding CAD drawing requirements:
Mark Steger,
GIS Associate
913-895-6202 or

                         Building Safety Division/Plan Review  913/895-6267  913/895-5016

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