Building Permits - Commercial

A commercial building permit is required for the construction, expansion, alteration or repair of any structure used for commercial purposes. This could be anything from the construction of a new office or retail facility to adding a wall or even a couple of outlets in an existing tenant space. The commercial permit process also covers the conversion of an existing structure previously used as a residence into a commercial use such as an office. This also includes changes in space that trigger a change of use. Work that would not require the issuance of a permit are projects such as painting, floor coverings and replacement of end-use plumbing or lighting fixtures where the plumbing or electrical infrastructure is not modified.

All commercial permits have the same basic requirements for application whether the project is the construction of a new building, a new commercial tenant space or the alteration of an existing space. The required documents for application are:

• Digital multi-page PDF plan set signed and sealed by an engineer or architect registered with the State of Missouri. Studies, letters and applications shall be separate files.
• Structural calculations (if applicable to the project)
• Specifications if not included in the plan set
• Completed Commercial Permit Application and Excise Tax Form (Excise Tax Regulations)

Some projects will require a Final Development Plan application be made to the Development Services Department. These projects are generally for a new building or an addition to an existing building. The building permit application cannot be processed until the final development plan application has been received by the Development Services Department.

Public pools and establishments that either sell or serve food are required to submit a separate permit application to the Jackson County Health Department, as they currently serve as the health officer for the City of Lee’s Summit. The health officer must approve the project plans prior to issuance of a building permit by the City of Lee’s Summit. Contact the Jackson County Health Department at 816.404.6416 for additional information. A separate set of project documents and plans shall be submitted directly to the Jackson County Health Department for review and approval.

To start the building permit process you will need to fill out the Commercial Permit and Excise Tax Form and email the form as an attachment to devtech@cityofls.net. We will use that information to create the permit. Once the permit is created you will be sent an email with a link to our online portal which you will use to upload the design documents directly into the permit application.  Drawings need to be in pdf form and in a single file with the sheets in order. Plans must be editable such that we can place our stamp/signature on them once approved.  Reports, letters, etc. can be uploaded as separate pdf files. Do not share drawing files or other large files via email. 

Once the appropriate design files are uploaded into our permit system, our staff will automatically be notified and the project will be entered into the Development Services and Fire Department plan review queue. Comments from the review will be forwarded by Development Services to the design professional who prepared the drawings. The goal of the Development Services and Fire Department staff is to complete review of new structures and additions to existing structures within ten (10) business days. Our goal for all other permit applications is eight (8) business days.

Upon review of the comments, the design professional must make any requested changes and resubmit the necessary documents to Development Services via the portal link provided. As with the initial review, staff will be automatically notified and the project will be entered again into the plan review queue. Our goal is to review all resubmittals within five (5) business days. If all of the issues from the original comment list are resolved, the plans will be approved. Otherwise, another comment list will be sent to the design professional showing issues that still need resolved.

The Development Services staff will notify the applicant once the permit has been approved and is ready to be issued. If the project requires a final development plan application reviewed by the Development Services Department, the building permit will not be issued until that application has been approved. Likewise, if the project requires review and approval of the Jackson County Health Department, the permit cannot be issued until the Jackson County Health Department has approved the project.

All fees associated with the building permit are collected at the time of permit issuance. Excise tax fee collection can be deferred until full occupancy is issued. Our policy is to issue a permit to the general contracting company responsible for the overall completion of the project. The permit would cover all aspects of the construction of the project and any related private services. The City of Lee’s Summit does not charge separate application or plan review fee for commercial building permits.

For an accurate estimate of the building permit fee for a project, please contact Development Services at 816.969.1200, utilize the Fee Estimation Tool worksheet, or go to the Contact Us page and choose “Development Services” as the department to contact.

An application for a permit for any proposed work shall be deemed to have been abandoned 180 days after the date of filing unless such application has been pursued in good faith or a permit has been issued. The building official is authorized to grant one or more extensions of time for additional periods not exceeding 180 days each. The extension shall be requested in writing and justifiable cause demonstrated.

Every permit issued shall become invalid unless the work on the site authorized by such permit is commenced within 180 days after its issuance, or if the work authorized on the site by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. The building official is authorized to grant, in writing, one or more extensions of time, for periods not more than 180 days each. Failure to complete a project in the time limits or failure to maintain a valid permit constitutes a violation of the code. Refer to Section 7-134 of the Lee's Summit Code of Ordinances for additional information.

Commercial Building Permit Extension Request Form