Lee's Summit

Misc

Codes Administration - 2006 IBC 503.1 - General. The height and area for buildings of different construction types shall be goverened by the intended use of the building and shall not exceed the limits in Table 203 except as modified hereafter. Each part of a building included within the exterior walls or the exterior walls and fire walls where provided shall be permitted to be a separate building. Action required - In the Occupancy Classification on Sheet A0 the occupancy type is listed as a business use but the base allowable area provided is 6000 s.f. which is an assembly use. Make needed corrections to the calculations for a business use.

Misc

Codes Administration - The area of the building provided in the Occupancy Classification is confusing as it appears that the basement is included in the actual area. A basement is not included in the allowable area of the first floor. Action required - Provide separate square footages for the basement and the floor at grade level.

Accessibility - Water closet - Grab bars

Codes Administration - ICC/ANSI A117.1 2003 604.5.1 - Fixed sidewall grab bars. Fixed sidewall grab bars shall be 42 inches minimum in length, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall. In addition, a vertical grab bar 18 inches minimum in length shall be mounted with the bottom of the bar located between 39 inches and 41 inches above the floor, and with the center line of the bar located between 39 inches and 41 inches from the rear wall. Action required - The height of the bottom of the vertical grab bar is not indicated on the toilet elevations on Sheet A0 and the grab bar is not shown at all on the elvations on Sheet A7. This has not been clearly corrected on the plans. This will be verified on inspection.

Accessibility - Water closet - Clearance around

Codes Administration - ICC/ANSI A117.1 2003 604.3.1 - Size. A clearance around a water closet 60 inches minimum, measured perpendicular from the sidewall, and 56 inches minimum, measured perpendicular from the rear wall, shall be provided. Action required - The restrooms do not meet this requirement as the lavatory is located within the required clear space. Make needed corrections.

Accessibility - Water closet - Clearance overlap

Codes Administration - ICC/ANSI A117.1 2003 604.3.2 - Overlap. The required clearance around the water closet shall be permitted to overlap the water closet, associated grab bars, paper dispensers, sanitary napkin receptacles, coat hooks, shelves, accessible routes, clear floor space at other fixtures and the turning space. No other fixtures or obstructions shall be within the required water closet clearance. Action required - The restrooms do not meet this requirement as the lavatory is located within the required clear space. Make needed corrections.

Misc

Codes Administration - The plumbing sheet needs to be revised for the relocation of the grinder. Action required - Make needed corrections.

Plumb - Separate facilities

Codes Administration - 2006 IPC 403.2 - Separate facilities. Where plumbing fixtures are required, separate facilities shall be provided for each sex. (See code for possible exceptions.) Action required - The restrooms is Lease Space 1 need to be indicated as men's and women's. Make needed corrections.

Misc

Codes Administration - I am unable to locate the finish schedule. Action required - Please provide additional information. Make sure the the floor, base and wall finishes of the restrooms meet the requirements of Chapter 12 of the 2006 IBC.

Bldg - Accessibility - Kitchens and kitchenettes - 1109.4

Codes Administration - 2006 IBC 1109.4 - Kitchens and kitchenettes. Where kitchens and kitchenettes are provided in accessible spaces or rooms, they shall be accessible in accordance with ICC A117.1. Action required - Show compliance with this code section for both the waiting area and breakroom sinks.

Misc

Codes Administration - The architectural plans show a lavatory in the stairwell. Action required - Make needed corrections.

Misc

Codes Administration - I am unable to locate details for the construction of the stairs. Action required - Make needed corrections.

Bldg - Handrail - Extensions

Codes Administration - 2006 IBC 1012.5 - Handrail Extensions. Handrails shall return to a wall, guard or the walking surface or shall be continuous to the handrail of an adjacent stair flight or ramp run. At stairways where handrails are not continuous between flights, the handrails shall extend horizontally at least 12 inches beyond the top riser and continue to slope for the depth of one tread beyond the bottom riser. At ramps where handrails are not continuous between runs, the handrail shall extend horizontally above the landing 12 inches minimum beyond the top and bottom ramps. Action required - Section 2 on Sheet A2 shows the handrail leveling off at the nose of the first tread. Make needed corrections.

Misc

Codes Administration - It appears that there is not a wall along the bottom 3 steps but Section 2 on Sheet A2 does detail this. Action required - Provide information on how the handrail is to be installed at the bottom of the stairs on the open side. Guard requirements do not kick in as the top open step does not appear to be more than 30 inches above the floor surface.

Misc

Codes Administration - Copies of the engineered truss package were not provided at the time of permit application. Action required - Provide two (2) copies of both the floor and roof truss systems which have been signed and sealed by an engineer licensed in the State of Missouri. This information is not required for permit approval or issuance but shall be provided prior to inspection of the framing. The roof truss package has been provided but not the floor system. Provide additional information.

Bldg - Glazing - Human impact loads

Codes Administration - 2003 IBC 2406.1 - Human impact loads. Individual glazed areas, including glass mirrors, in hazardous locations as defined in Section 2406.3 shall comply with Sections 2406.1 through 2406.1.4. Action required - Glass with either vertical edge of a door is required to meet this requirement. To be verified on inspection.

Misc

Codes Administration - The plans show that some of the tenant spaces are separated by a one-hour fire-resistive wall but no indication of rated doors on the door schedule. There is no requirement in the code to separate one business tenant space from another tenant space of the same occupancy type. An assembly space is required to be separated from a B occupancy but that requires 2-hour fire-resistive barrier. Action required - If the one-hour fire-resistive walls are to be built as shown on the plans they must meet all the requirements including opening and penetration protection. Make needed corrections to the plans.

Misc

Codes Administration - Information on the grinder pump has not been provided. Section 712.2 requires both a check valve and a full open valve on the discharge side but the plans show only a BFP. The plans do not indicate how the waste from the grinder pump is to be tied into the building drain. Action required - Proper installation will be verified on inspection.

Mech - Outdoor air required

Codes Administration - 2006 IMC 403.2 - Outdoor air required. The minimum ventilation of outdoor air shall be determined in accordance with Section 403.3. Exception: Where the registered design professional demonstrates that an engineered ventilation system design will prevent the maximum concentration of contaminants from exceeding the obtainable by the rate of outdoor air ventilation determined in accordance with Section 403.3, the minimum required rate of outdoor air shall be reduced in accordance with such engineered system design. Action required - Provide the calculations for the required outdoor air.

Misc

Codes Administration - The mechanical plans do not include specifications for the installation of the system or for the furnaces being installed. Action required - Provide additional information.

Misc

Codes Administration - The plumbing plans call for cast iron waste and vent lines and there are no specifications for the installation of the plumbing systems. Action required - If a material other than cast iron is to be used it needs to be indicated on the plans. Provide specifications for the plumbing installation.

Misc

Codes Administration - The electrical plans do not include specifications for installation of the electrical or panel schedules. Action required - Provide additional information.

Misc

Fire Department- 2006 IFC 1006.3 Illumination emergency power. The power supply for means of egress illumination shall normally be provided by the premises’ electrical supply. In the event of power supply failure, an emergency electrical system shall automatically illuminate the following areas: 1. Aisles and unenclosed egress stairways in rooms and spaces that require two or more means of egress. 2. Corridors, exit enclosures and exit passageways in buildings required to have two or more exits. 3. Exterior egress components at other than the level of exit discharge until exit discharge is accomplished for buildings required to have two or more exits. 4. Interior exit discharge elements, as permitted in Section 1024.1, in buildings required to have two or more exits. 5. Exterior landings, as required by Section 1008.1.5, for exit discharge doorways in buildings required to have two or more exits. The emergency power system shall provide power for a duration of not less than 90 minutes and shall consist of storage batteries, unit equipment or an on-site generator. The installation of the emergency power system shall be in accordance with Section 2702 of the International Building Code. Action required - Provide exterior egress illumination.

Address numbers required

Fire Department- 2006 IFC 505.1- Address numbers. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. In Multi-tenant commercial building where tenants have multiple entrances located on different sides of the building , each door shall be addressed. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches (102 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Action required - Adresses shall be posted on the front and rears door of each space.Verified at inspection.

Misc

Fire Department- 2006 IFC 703.1- Maintenance. The required fire-resistance rating of fire-resistance-rated construction (including walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire-resistive coatings and sprayed fire-resistant materials applied to structural members and fire-resistant joint systems) shall be maintained. Such elements shall be properly repaired, restored or replaced when damaged, altered, breached or penetrated. Openings made therein for the passage of pipes, electrical conduit, wires, ducts, air transfer openings and holes made for any reason shall be protected with approved methods capable of resisting the passage of smoke and fire. Openings through fire-resistance-rated assemblies shall be protected by self- or automatic-closing doors of approved construction meeting the fire protection requirements for the assembly. Action required - Verified at inspection. 11/9/2010- the walls are no longer going to be rated.

Misc

Fire Department- 2006 IFC 901.5.1- Occupancy. It shall be unlawful to occupy any portion of a building or structure until the required fire detection, alarm and suppression systems have been tested and approved. Action required - For information purposes.

Portable fire extinguishers - general

Fire Department- 2006 IFC 906.2 - General requirements. Portable fire extinguishers shall be selected, installed and maintained in accordance with this section and NFPA 10. Action required - For information only- Fire extinguishers shall be a minimum size of 2A:10B:C.

Misc

Fire Department- Unable to determine which doors are part of the rated wall assemblies. The notations on the Code Review drawings do not match the section drawings, and there is no listing of rated door and frame lassemblies on the Door and Frame Schedule. Action required - Please clarify. 11/9/2010- The separation walls are no longer going to be rated.

Misc

Codes Administration - 2006 IBC 503.1 - General. The height and area for buildings of different construction types shall be goverened by the intended use of the building and shall not exceed the limits in Table 203 except as modified hereafter. Each part of a building included within the exterior walls or the exterior walls and fire walls where provided shall be permitted to be a separate building. Action required - In the Occupancy Classification on Sheet A0 the occupancy type is listed as a business use but the base allowable area provided is 6000 s.f. which is an assembly use. Make needed corrections to the calculations for a business use.

Misc

Codes Administration - The area of the building provided in the Occupancy Classification is confusing as it appears that the basement is included in the actual area. A basement is not included in the allowable area of the first floor. Action required - Provide separate square footages for the basement and the floor at grade level.

Accessibility - Water closet - Grab bars

Codes Administration - ICC/ANSI A117.1 2003 604.5.1 - Fixed sidewall grab bars. Fixed sidewall grab bars shall be 42 inches minimum in length, located 12 inches maximum from the rear wall and extending 54 inches minimum from the rear wall. In addition, a vertical grab bar 18 inches minimum in length shall be mounted with the bottom of the bar located between 39 inches and 41 inches above the floor, and with the center line of the bar located between 39 inches and 41 inches from the rear wall. Action required - The height of the bottom of the vertical grab bar is not indicated on the toilet elevations on Sheet A0 and the grab bar is not shown at all on the elvations on Sheet A7. Make needed corrections.

Accessibility - Water closet - Clearance around

Codes Administration - ICC/ANSI A117.1 2003 604.3.1 - Size. A clearance around a water closet 60 inches minimum, measured perpendicular from the sidewall, and 56 inches minimum, measured perpendicular from the rear wall, shall be provided. Action required - The restrooms do not meet this requirement as the lavatory is located within the required clear space. Make needed corrections.

Accessibility - Water closet - Clearance overlap

Codes Administration - ICC/ANSI A117.1 2003 604.3.2 - Overlap. The required clearance around the water closet shall be permitted to overlap the water closet, associated grab bars, paper dispensers, sanitary napkin receptacles, coat hooks, shelves, accessible routes, clear floor space at other fixtures and the turning space. No other fixtures or obstructions shall be within the required water closet clearance. Action required - The restrooms do not meet this requirement as the lavatory is located within the required clear space. Make needed corrections.

Misc

Codes Administration - The plumbing sheet needs to be revised for the relocation of the grinder. Action required - Make needed corrections.

Plumb - Separate facilities

Codes Administration - 2006 IPC 403.2 - Separate facilities. Where plumbing fixtures are required, separate facilities shall be provided for each sex. (See code for possible exceptions.) Action required - The restrooms is Lease Space 1 need to be indicated as men's and women's. Make needed corrections.

Misc

Codes Administration - I am unable to locate the finish schedule. Action required - Please provide additional information. Make sure the the floor, base and wall finishes of the restrooms meet the requirements of Chapter 12 of the 2006 IBC.

Bldg - Accessibility - Kitchens and kitchenettes - 1109.4

Codes Administration - 2006 IBC 1109.4 - Kitchens and kitchenettes. Where kitchens and kitchenettes are provided in accessible spaces or rooms, they shall be accessible in accordance with ICC A117.1. Action required - Show compliance with this code section for both the waiting area and breakroom sinks.

Misc

Codes Administration - The architectural plans show a lavatory in the stairwell. Action required - Make needed corrections.

Misc

Codes Administration - I am unable to locate details for the construction of the stairs. Action required - Make needed corrections.

Bldg - Handrail - Extensions

Codes Administration - 2006 IBC 1012.5 - Handrail Extensions. Handrails shall return to a wall, guard or the walking surface or shall be continuous to the handrail of an adjacent stair flight or ramp run. At stairways where handrails are not continuous between flights, the handrails shall extend horizontally at least 12 inches beyond the top riser and continue to slope for the depth of one tread beyond the bottom riser. At ramps where handrails are not continuous between runs, the handrail shall extend horizontally above the landing 12 inches minimum beyond the top and bottom ramps. Action required - Section 2 on Sheet A2 shows the handrail leveling off at the nose of the first tread. Make needed corrections.

Misc

Codes Administration - It appears that there is not a wall along the bottom 3 steps but Section 2 on Sheet A2 does detail this. Action required - Provide information on how the handrail is to be installed at the bottom of the stairs on the open side. Guard requirements do not kick in as the top open step does not appear to be more than 30 inches above the floor surface.

Misc

Codes Administration - Copies of the engineered truss package were not provided at the time of permit application. Action required - Provide two (2) copies of both the floor and roof truss systems which have been signed and sealed by an engineer licensed in the State of Missouri. This information is not required for permit approval or issuance but shall be provided prior to inspection of the framing.

Bldg - Glazing - Human impact loads

Codes Administration - 2003 IBC 2406.1 - Human impact loads. Individual glazed areas, including glass mirrors, in hazardous locations as defined in Section 2406.3 shall comply with Sections 2406.1 through 2406.1.4. Action required - Glass with either vertical edge of a door is required to meet this requirement. Make needed corrections to the window next to door 4.

Misc

Codes Administration - The plans show that some of the tenant spaces are separated by a one-hour fire-resistive wall but no indication of rated doors on the door schedule. There is no requirement in the code to separate one business tenant space from another tenant space of the same occupancy type. An assembly space is required to be separated from a B occupancy but that requires 2-hour fire-resistive barrier. Action required - If the one-hour fire-resistive walls are to be built as shown on the plans they must meet all the requirements including opening and penetration protection. Make needed corrections to the plans.

Misc

Codes Administration - Information on the grinder pump has not been provided. Section 712.2 requires both a check valve and a full open valve on the discharge side but the plans show only a BFP. The plans do not indicate how the waste from the grinder pump is to be tied into the building drain. Action required - Provide additional information.

Mech - Outdoor air required

Codes Administration - 2006 IMC 403.2 - Outdoor air required. The minimum ventilation of outdoor air shall be determined in accordance with Section 403.3. Exception: Where the registered design professional demonstrates that an engineered ventilation system design will prevent the maximum concentration of contaminants from exceeding the obtainable by the rate of outdoor air ventilation determined in accordance with Section 403.3, the minimum required rate of outdoor air shall be reduced in accordance with such engineered system design. Action required - Provide the calculations for the required outdoor air.

Misc

Codes Administration - The mechanical plans do not include specifications for the installation of the system or for the furnaces being installed. Action required - Provide additional information.

Misc

Codes Administration - The plumbing plans call for cast iron waste and vent lines and there are no specifications for the installation of the plumbing systems. Action required - If a material other than cast iron is to be used it needs to be indicated on the plans. Provide specifications for the plumbing installation.

Misc

Codes Administration - The electrical plans do not include specifications for installation of the electrical or panel schedules. Action required - Provide additional information.

Misc

Fire Department- 2006 IFC 1006.3 Illumination emergency power. The power supply for means of egress illumination shall normally be provided by the premises’ electrical supply. In the event of power supply failure, an emergency electrical system shall automatically illuminate the following areas: 1. Aisles and unenclosed egress stairways in rooms and spaces that require two or more means of egress. 2. Corridors, exit enclosures and exit passageways in buildings required to have two or more exits. 3. Exterior egress components at other than the level of exit discharge until exit discharge is accomplished for buildings required to have two or more exits. 4. Interior exit discharge elements, as permitted in Section 1024.1, in buildings required to have two or more exits. 5. Exterior landings, as required by Section 1008.1.5, for exit discharge doorways in buildings required to have two or more exits. The emergency power system shall provide power for a duration of not less than 90 minutes and shall consist of storage batteries, unit equipment or an on-site generator. The installation of the emergency power system shall be in accordance with Section 2702 of the International Building Code. Action required - Provide exterior egress illumination.

Address numbers required

Fire Department- 2006 IFC 505.1- Address numbers. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. In Multi-tenant commercial building where tenants have multiple entrances located on different sides of the building , each door shall be addressed. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches (102 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Action required - Adresses shall be posted on the front and rears door of each space.Verified at inspection.

Misc

Fire Department- 2006 IFC 703.1- Maintenance. The required fire-resistance rating of fire-resistance-rated construction (including walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire-resistive coatings and sprayed fire-resistant materials applied to structural members and fire-resistant joint systems) shall be maintained. Such elements shall be properly repaired, restored or replaced when damaged, altered, breached or penetrated. Openings made therein for the passage of pipes, electrical conduit, wires, ducts, air transfer openings and holes made for any reason shall be protected with approved methods capable of resisting the passage of smoke and fire. Openings through fire-resistance-rated assemblies shall be protected by self- or automatic-closing doors of approved construction meeting the fire protection requirements for the assembly. Action required - Verified at inspection.

Misc

Fire Department- 2006 IFC 901.5.1- Occupancy. It shall be unlawful to occupy any portion of a building or structure until the required fire detection, alarm and suppression systems have been tested and approved. Action required - For information purposes.

Portable fire extinguishers - general

Fire Department- 2006 IFC 906.2 - General requirements. Portable fire extinguishers shall be selected, installed and maintained in accordance with this section and NFPA 10. Action required - For information only- Fire extinguishers shall be a minimum size of 2A:10B:C.

Misc

Fire Department- Unable to determine which doors are part of the rated wall assemblies. The notations on the Code Review drawings do not match the section drawings, and there is no listing of rated door and frame lassemblies on the Door and Frame Schedule. Action required - Please clarify.