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Encouraging Underground Space Development: Modifications to Kansas City's Building Code and Zoning Ordinance

Ben Kjelshus City Development Department Kansas City, Missouri

he story of Kansas City's under ground space industry is a suc cess story, one that speaks of a

unique enterprise and considerable promise. This industry provides solid economic growth and an immense po tential for the Kansas City area. Over 14 million sq ft of Kansas City's un derground space is occupied by facil ities for warehousing, manufacturing, offices, retail operations, and services, and over 55 million sq ft of mined space is currently available for development. Some 2,200 persons are employed in 16 underground space facilities in the area.

Team Effort

This article deals with modification of the building code and zoning ordi nance in Kansas City to encourage the development of the city's under ground space industry. A ignificant contribution to this development and to the task of modifying the building code and zoning ordinance has been the joint effort on the part of both the public and private sectors. Realizing that a collective effort would be needed to remove the impediments to the full de velopment of Kansas City's under ground, the Underground Developers Associations (UDA), an organization of developers of Kansas City area under ground space facilities; the Geosci ences Department at the University of Missouri- Kansas City (UMKC); and the City Development Department of

Ben Kjelshus is a Development Specialist with the City Development Department, City Wide Planning Division, City of Kansas City, Missouri.

320

the City of Kansas City, Missouri;joined forces to deal with these impediments.

Through a concentrated team effort these organizations identified changes in the city building code and zoning ordinance as two primary needs in en couraging underground space devel opment. The conventional building code and zoning ordinance designed for the surface did not apply logically to underground construction. For ex ample, the building code required that vents from toilets and places of heavy occupancy go directly to the outdoors; and the zoning ordinance required that there be compatibility of land uses among occupants in an underground

space facility. Wanting to encourage economic de

velopment, the City of Kansas City was eager to cooperate with developers, even though underground development was not always in compliance with the building code and the zoning ordi nance. When lending institutions and insurance companies began insisting on full compliance with the code and the ordinance, all the concerned parties came to realize that efforts were needed to modify the code and the ordinance in order to make them applicable to underground space.

Building Code

The team involving representatives of the UDA, UMKC, and the City of Kansas City developed a process to prepare a proposal to modify the city's building code, including the formation of a specific task force on creating an underground space building code. There were 17 members of the task force. Eight were developers who were

Underground Spa ce, Vol. 8, pp. 320-330, 1984.

Printed in the U .S.A. A ll rights reserved.

members of the Underground Devel opers Association; three were code ad ministrators from the City of Kansas City, Missouri; and the others included a code administrator from the City of Independence, Missouri, a staff per son from the Mid-America Regional Council, two fire department officials, a faculty member from the Geosci ences Department, University of Mis souri- Kansas City, and the program manager of Kansas City 's under ground space program.

The code task force first needed to think through what had to be changed. To aid in providing information in the preparation of code modifications, the City of Kansas City contributed $14,000 for research efforts. These funds went for contracts with three consultants who produced the following research re ports: • an interpretation of OSHA reg

ulations and their impact on con struction in an underground en vironment;

• a draft of model regulations based on various analyses, including an analysis of OSHA regulations;

• a report on technical clarification, identification of needs, and assis tance in the preparation of code modifications applicable to un derground space.

Dr. Truman Stauffer, Sr., of the Geosciences Department of the Uni versity of Missouri- Kansas City, an internationally known expert on the subject of underground space, was the general contract consultant for the project. He identified and contracted with two other consultants based in the Kansas City area, Kent Crippon of Re source Associates and A.]. Sneller of

0362-0565/84 $3.00 + .00

Copyright © Pergamon Press Ltd .

Sneller and Associates, Consulting En

gineers. Three central features of the mod

ified building code (see accompanying text below) are to be noted :

• Prior to application for a building permit in an underground space facility, a statement by a regis tered professional engineer which certifies the structural adequacy of the facility will be needed. The facility will be subject to annual inspection (see Chapter 6, Section 601). .

• Plumbing vents and other vents are allowed to terminate into un derground streets or yards (see Chapter 10, Section 1002).

• Refuge areas having walls of four hour fire resistance construction are to be provided when travel distance from any building exit to the exterior exit of the under ground space facility exceeds 3,500 ft (see Chapter 7, Section 707).

Using the consultant's draft of model regulations, the building code task force prepared a proposed building code for underground space and circulated it for peer review. It was then submitted to the City Council of Kansas City, Mis souri, which approved it in November of 1979. All the concerned parties con sidered this a major step forward.

Presently, the underground space building code is under review for pos sible updating by the UDA and the City of Kansas City. There are several def initions that need clarification. For ex ample, the paragraph on SJ?ecial haz ards is under particular review, as consideration is being given to easing restrictions on some less hazardous ma terials. This could well prove to be a sensitive matter in that it would relate to the question of ventilation, which is already an area of concern to the city.

Zoning Ordinance

The joint team also developed a pro

cess to prepare a proposed zoning or-

dinance for underground space. Here, too, a task force was formed. The eleven-member task force was com prised of four underground devel opers, one contractor with an under ground construction company, three zoning administrators (two from Kan sas City, one from Independence), one legal advisor from Kansas City, a geog rapher from the University of Mis souri- Kansas City, a staff person from the Mid -American Regional Council, and the program manager of Kansas City's underground space program.

Unlike with the building code, there were no consultants to whorri to turn for assistance in developing zoning models. Following two meetings of the task force which provided recommen dations and a work perspective, Bruce Fowler, a staff person of the Kansas City Development Department, wrote a draft of a proposed zoning ordi nance. The ordinance (see accompa nying text) has two central features: • It allows for the establishment of

a special zoning district for un derground space (US) to be added to the existing categories (e.g., residential, commercial, indus trial). Kansas City thus becomes the first city in the U .S. to have a special district for underground space (see Subsections A and B).

• Any land use or activity is per mitted in a designated under ground space, provided that the use or activity is permitted at the surface entrance of that under ground space facility. Uses not otherwise provided for in the zon ing ordinance must be approved by the City Council, provided that the uses are not otherwise pro hibited (see Subsection C).

It is ironic that, while it was consid ered easier to obtain City Council ap proval of the zoning ordinance, the building code was adopted first. One particular event delayed approval of the zoning ordinance for over two years. It involved a neighborhood protest

when , coincidently, the proposed or dinance was submitted to the City Council at the same time the council was considering a zoning change in volving the development of an under ground space project under an existing city park adjacent to a neighborhood. The protest was voiced by a neighbor hood association which had been in ex istence for many years. That associa tion had linked the proposed ordinance with the zoning change involving the underground project. Rather than risk disapproval, the City Council tabled the proposed ordinance. Time cooled the situation and the underground space zoning ordinance was approved by the City Council in December of 1982.

Conclusion

In their work on modifying Kansas City's building code and zoning ordi nance, the task forces recognized the need to deal with two main responsi bilities- economic· development and public safety. The City of Kansas City was an important force in addressing both of these concerns. While the city pressed for measures to further eco nomic growth, it also recognized its re sponsibility regarding public safety. As these measures were adopted, the building code in particular, there re mained concerns regarding air quality standards and fire safety. Ventilation also continues to be of primary con cern. Periodic reviews of these munic ipal underground regulations will be conducted, and the concerns for public safety as well as economic development 'will need to be addressed.

Modification of the building code and zoning ordinance was a major step for ward in Kansas City's underground space development. They have played an important role in the success story of Kansas City's unique underground space industry. Comments regarding the points presented in this article are most welcome by the author. 0

UNDERGROUND SPACE BUILDING CODE

Kansas City, Missouri

ARTICLE VIII UNDERGROUND

SPACE CODE CHAPTER I-TITLE

AND SCOPE

Section I01. Title.

This article shall be known as the "Underground Space" Article of the Building Code of the city of Kansas City, Missouri, may be cited as such, and will be referred to hereinafter as "this Code".

Volume 8, Number 5-6, 1984 UNDERGROUND SPACE 321

Where the term "Department" is used in this Code, this shall mean the Codes Administration Division of the Public Works Department. Where the term "Building Official" is used in this Code, this shall mean the Codes Administrator or his authorized representative. Where the term "City" is used in this Code, this shall mean the City of Kansas City, Missouri.

Section 102. Purpose.

The purpose of this Code is to provide minimum standards to safeguard life or limb, health, property, and public welfare

by regulating and controlling the design, construction, quality of materials, use and occupancy, location and maintenance of all developed underground space within the City and certain equipment specifically regulated herein.

Section 103. Scope.

The provisions of this Code shall govern in the City of Kansas City, Missouri except such matters as otherwise provided for

in other ordinances of the City of Kansas City, Missouri or in the Statutes of the State of Missouri.

Section 104. Application to Existing Underground Space.

(a) General. Underground space to which additions, alterations, or repairs are made shall comply with all the requirements

for new space except as specifically provided in this Section. Improvements such as building construction within such existing underground space shall be regulated as applicable by requirements of the Building Code and as modified by this Code.

(b) Additions, Alterations and Repairs: More than 50 Percent.

When additions, alterations, or repairs of underground space within any 12-month period exceed 50 percent of the area

of an existing underground space, such space shall be made to conform to the requirements for new underground space.

(c) Additions, Alterations and Repairs: 25 to 50 Percent.

Additions, alterations, and repairs exceeding 25 percent but not exceeding 50 percent of the area of an existing underground space and complying with the requirements for new space may be made to such space within any 12-month period without making the entire space comply.

(d) Additions, Alterations and Repairs: 25 percent or Less.

Structural additions, alterations, and repairs to any portion of an existing underground space, within any 12-month period,

not exceeding 25 percent of the area of the space shall comply with all the requirements for new space, except that minor structural additions, alterations, or repairs, when approved by the Building Official, may be made with the same materials of which the space is constructed.

(e) Existing Occupancy. Underground space in existence at the time of the passage of this Code may have its existing use

or occupancy continued, if such use of occupancy was legal at the time of the passage of this Code, providing such continued use is not dangerous to life.

(f) Maintenance. All underground space both existing and new, and all parts thereof, shall be maintained in a safe and

sanitary condition. All- devices or safeguards which are required by this Code in a space when developed, altered, or repaired, shall be maintained in good working order. The owner or his designated agent shall be responsible for the maintenance of underground space.

Section 105. Alternate Materials and Methods of Construction.

For use of alternate materials and methods of construction; see the Building Code.

Section 106. Tests. Tests may be required by the Building Official as set forth in the Building Code in order to verify

compliance with this Code.

CHAPTER 2

ENFORCEMENT

Section 201. Creation of Division. There is hereby established in the City the "Codes Administration Division" in the Public

Works Department which shall be administered by a Codes Administrator.

Section 202. Powers and Duties of Building Official. The Building Official shall have the powers and duties set forth in

the Building Code.

Section 203. Unsafe Underground Space. All unsafe buildings, structures, or portions thereof within underground space which are structurally unsafe or not provided with adequate egress, or which constitute a fire hazard, or are otherwise dangerous to human life, Ol' which in relation to existing use constitute a hazard to safety or health, or public welfare by reason of inadequate maintenance, dilapidation, obsolescence, fire hazard, disaster damage, or abandonment, as specified in any ordinance of the City are, for the purpose of this Section, unsafe structures.

All underground spaces or portions thereof which are structurally unsafe or not provided with adequate egress, or which

constitute a fire hazard or are otherwise dangerous to human life, or which in relation to existing use constitute a hazard to safety

322 UNDERGROUND SPACE Volume 8, Number 5-6, 1984

or health, or public welfare, by reason of inadequate maintenance, dilapidation, obsolescence, fire hazard, disaster damage or abandonment are, for the purpose of this Section, unsafe underground spaces.

All such unsafe buildings or structures and all such unsafe underground spaces or portions thereof are hereby declared to

be public nuisances and shall be abated by repair, rehabilitation, demolition, or closing.

Section 204. Board of Appeals. In order to determine the suitability of alternate materials and types of construction and to provide for reasonable interpretations of the provisions of this Code, the Board of Appeals shall be as set forth in the Building Code.

Section 205. Violations and Penalties. It shall be unlawful for any person, firm, or corporation to erect, construct, enlarge,

alter, repair, move, improve, remove, convert or demolish, equip, use, occupy, or maintain any building or structure in the city, or cause or permit the same to be done, contrary to or in violation of the provisions of this Code.

Any person, firm, or corporation violating any of the provisions of this Code shall be deemed guilty of a misdemeanor, and

each such person shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Code is committed, continued, or permitted, and upon conviction of any such violation such person shall be punishable by a fine of not more than $300 or by imprisonment for not more than 90 days, or by both such fine and imprisonment.

CHAPTER3

PERMITS AND INSPECTIONS

Section 301. Permits, Inspections and Certificates of Occupancy.

Permits, inspections and certificates of occupancy shall be obtained for the development of underground space in accordance

with the applicable provisions of Chapter 3 of the Building Code.

Section 302. Annual Inspections.

(a) Inspection. All Group U Occupancies and all developed occupancies therein shall be re-inspected by the Building Official once each year. The Building Official may accept in lieu thereof a professional engineer's inspection report.

(b) Certificate of Inspection. Where the inspection indicates that the installation is in a safe operating condition, and in the

case of a new installation conforms to the Building Code and this Code, a certificate of inspection shall be issued to the owner or his agent. Such certificate shall be maintained in an appropriate location.

Official:

Certificate Fees. The following schedule of fees shall apply to the required annual inspection when inspected by the Building

AREA FEE

Public Space $10.00 for the first 1,000,000 square feet and $5.00 for each additional1,000,000 square feet or fraction thereof.

Developed Space

$20.00 for the first 1,000,000 square feet and $10.00 for each additional 1,000,000 square feet or fraction thereof.

fees.

When the inspection is made by a professional engineer without City inspection, the certificate fee shall be 20% of the above

CHAPTER4

DEFINITIONS

Section 401. General. For the purpose of this Code, certain terms shall be construed as specified in this Chapter or in the

Building Code.

Section 402. Definitions. For the purpose of this Chapter, certain terms are defined as follows:

EXISTING is that which was done prior to the adoption of this Code, or for which a legal permit has been issued.

PUBLIC WAY is any parcel of land (space) unobstructed by development not less than 16 feet in width and with a clear height not less than 7 feet appropriated to the free passage of the public.

STREET is any roadway, not less than 16 feet in width which has been specifically set aside for public use.

UNDERGROUND SPACE is the cavern resulting from the extraction of subsurface-located material from underground

areas in such a manner that the surface area of the property is not disturbed except in the vicinity of the entrances.

YARD is an open unoccupied space, other than streets and public ways, unobstructed by development to a clear height of not less than seven feet.


CHAPTER 5

REQUIREMENTS BASED ON OCCUPANCY

Section 501. (a) General. Group U Occupancies shall be: A subsurface structure formed out of a horizontal layer of solid

limestone by the room and pillar method of mining when such underground space is developed into a community housing manu facturing, offices, warehousing, storage facilities and other classes of occupancy.

Since the basic underground space is formed of solid limestone it shall be considered Type I Construction as defined in the

Building Code. As such, areas are unlimited.

Each individual subsurface building shall be classified and developed in accordance with the applicable requirements set forth in Part III of the Building Code.

(b) Exit Facilities. The streets and roadways throughout the underground space shall be considered to be horizontal,

continuous and unobstructed means of egress to either the exterior of the underground space through portals or to a refuge area in another building in the underground space.

One or more refuge areas shall be provided in large underground spaces whenever the travel distance from any building

exit to the exterior exit of the underground space exceeds 3,500 feet. It shall provide ten square feet of floor area for each person it is intended to serve. This area may be used during normal operation as a lunch room, public restrooms, security station, maintenance, office or other uses provided it is continually available and useable as a refuge area during normal business hours.

(c) Light, Ventilation, and Sanitation. All portions of Group U occupancies customarily used by human beings shall be

provided with artificial light, air and sanitary facilities as required in the Building Code or this Code for the individual occupancy of the developed areas. Toilet facilities shall be located either in the developed occupancies or conveniently in the underground space.

(d) Shaft Enclosures. Elevator shafts, vent shafts, exit stairways and other vertical openings extending to the exterior or

other floors of the underground space, shall be enclosed with 2 hour fire-resistive construction.

(e) Fire Protection Systems. Fire protection systems shall be provided as required by this Code and the Building Code.

(f) Special Hazards. No hazardous materials,liquids or chemicals shall be stored in Group U Occupancies except as permitted

in Table 10-A of the Building Code.

Every room containing a boiler, furnace or central heating plant shall be separated from the rest of the underground space by at least two-hour fire-resistive construction; shall have a minimum of two fire rated means of access, one for personnel use not less than two feet in width and one large enough to permit removal of the the largest unit, and no other openings shall be permitted from this room to the underground space other than pipes, ducts or conduits, properly sealed. All combustion air, chimney or flue vent, relief vents(s), and fuel piping shall enter this boiler-furnace room directly to and from the exterior. All other installation, operating and maintenance provisions shall be required as by the Building Code.

(g) Emergency and Exit Signs. All streets and roadways within the underground space shall be identified for emergency

purposes by readily visible signs. Lettering shall be not less than 4 inches high and not less than 1/2 inches wide and shall be of luminescent finish. The signs shall be not higher than four feet above the road surface.

Each pillar on each side of a street or roadway shall be identified by name, letter or number and below each street sign shall

be a large directional arrow with the word "EXIT" in letters not less than 6 inches high nor less than % inches wide. All signs and letters shall be of reflective or luminescent paint. The exit arrow shall point in the direction of the nearest exit or horizontal exit.

All street identification and exit routing shall be shown on maps of the underground space, in color, shall be distributed to

all personnel using the facility, shall be posted in all offices, shall be posted at the entrances and exits, and shall be given to the police and fire departments having jurisdiction in the facility. The maps shall be brought up to date annually as required to be current.

(h) Central Control Station. Every group U Occupancy shall contain a central control station near an entrance portal of

the underground space. Such station may serve as a guard room, security office, or manager's office. The station shall contain an annunciator panel which has a separate electrically operated visual signaling device for each remote alarm initiating (automatic) device, such as fire detectors, smoke detectors, water flow switches and for each manual alarm initiating device, such as a manual pull station or manually operated switch.

At or near the annunciator panel shall be a large map indicating in reasonable detail the entire underground space identifying by letter, name and or number each pillar, each building, and each tenant space. The location of each manual or automatic detection device shall be identified by a pilot light with coded letter and or number to match the visual signal on the annunciator panel and wired in parallel so that the person in charge or firemen can immediately locate an emergency.

Any one of the remote manual or automatic alarm indicating devices shall set off a general alarm through audible signals

as bells, horns, sirens, or voice system capable of being operated from the Central Control Station on a general as well as a selective basis dependent upon the compartmentation involved. The alarm should be designed to be heard by all occupants within the building or designated portions thereof as specified for the voice communication system, as well as transmitting an alarm automatically to the local fire deparunent.

Section 504 (b). Fire Resistance of Walls. Exterior walls shall have fire resistance and opening protection as set forth in

Table No. 5-A of this Code. [See table-Ed.] Other provisions of the Building Code shall apply when not in conflict with this code.

324 UI\"DERGROUND SPACE Volume 8, Number 5-6, 1984

Group Division Automatic

Fire

ProteCtion

Provided

Fire Resistance of Exterior Walls Openings in Exterior Walls

A

1

2

2.1

Yes 2 hours less than 10 feet

1 hour elsewhere.

Not permitted less than 5 feet.

ProteCted 5 to 10 feet.

No 2 hours less than 20 feet.

1 hour elsewhere.

Not permitted less than 5 feer.


3

Yes 2 hours less than 5 feet.

1 hour 5 to 10 feet.


Protected 5 to 10 feet.


1 hour elsewhere.



4

Yes 1 hoar less than 10 feet. Protected less than 10 feet.


1 hour elsewhere.

Protected less than 20 feet.

E

1 Yes 2 hours less than 5 feet.

1 hour 5 to 10 feet.



No 2 hours less than 20 fc:et.

1 hour elsewhere.


ProteCted less than 20 feet.

2

3

Yes 1 hour less than 3 feet. Not permitted less than 3 feet.


No 2 hours less than 20 feet

1 hour elsewhere.



I

1

Yes 2 hours less than 5 feet.

1 hour elsewhere.




1 hour elsewhere.



2

Yes l. hour. Not permitted less than 3 feet.



1 hour elsewhere.



3

Yes Not Permitted. Not Permitted.

No Not Permitted Nm Permitted.

H 1-5 --- Not Permitted. Not Permitted.

B

1

2

Yes 1 hour less than 10 feet. Not Permitted less than 5 feet.



1 hour elsewhere.


Protected 5 ro 20 feet.

3 Yes 1 hour less than 20 feet. Not permitted less than 5 feer.



1 hour elsewhere.



4

Yes 1 hour less than 3 feet. Nor permitted less than 3 feet.


1 hour elsewhere.



R

1

Yes 1 hour less than 5 .feet. Not permitted less than 3 feer.



1 hour elsewhere.



3



1 hour elsewhere.



M

1



1 hour elsewhere. Nor Permitted less than 3 feet.


2

Yes Not regulated. Not regulated.

No Combustible construction

not permitted. Nor permitted less than 3 feet. Proreeted 3 to 10 feet.

I I I 1

1 I

1 1

1

1 1

1

1

1 1

I

1

I

j

I I

1

1

I I

Table No. 5-A. Wall and Opening Protection of Occupancies Based on Location of Property. (For Occupancy descriptions, I see Table No. 5-A, Uniform Building Code.) I

1

I Volume 8, Number 5-6, 1984 UNDERGROUND SPACE 325

1

I

Section 505. Allowable Floor Areas.

(a) One-story Areas. The area of a building shall not exceed the limits set forth in Table No. 5-C of this Code except as

provided in Section 506 [See table- Ed.].

Section 506. Allowable Area Increases.

(a) General. The floor areas specified in Section 505 may be increased by one of the following when the developed area is

provided with an approved automatic fire-extinguishing system throughout:

1. Separation on two sides. Where public space, streets, or yards more than 20 feet in width extend along and adjoin two sides of the building, floor areas may be increased at a rate of one and one-fourth percent for each foot by which the minimum width exceeds 20 feet, but the i ncrease shall not exceed 50 percent.

2. Separation on three sides. Where public space, streets or yards more than 20 feet in width extend along and adjoin

three sides of the building, floor areas may be increased at a rate of two and one-half percent for each foot by which the minimum width exceeds 20 feet, but the increase shall not exceed 100 percent.

3. Separation on all sides. Where public space, streets or yards more than 20 feet in width extend on all sides of a building

and adjoin the entire perimeter, floor areas may be increased at a rate of five percent for each foot by which the minimum width exceeds 20 feet. Such increases shall not exceed 100 percent.

(b) Unlimited Area. No buildings of any occupancy shall be permitted to have unlimited area.

(c) Automatic Fire-extinguishing Systems. The area specified in Section 505 may be tripled if the building is provided with

an approved automatic fire-extinguishing system throughout. The area increases permitted in this subsection may be compounded with that specified in paragraph No. 1, 2, or 3 of subsection (a) of this Section. The increases permitted in this subsection shall not apply when automatic fire-extinguishing systems are installed under the substitution for one-hour fire-resistive construction pursuant to Section 508 of the Building Code.

Section 508. Fire-resistive Substitution. Where one-hour fire-resistive construction throughout is required by this Code,

an a proved automatic fire-extinguishing system, as specified in Chapter 38, may be substituted, provided such system is not otherwise required:

EXCEPTION: Such substitution shall not waive nor reduce required fire-resistive construction for:

l. Occupancy separations (Section 503 (c).

2. Exterior wall protection due to proximity of property lines (Section 504 (b).

3. Area separations (Section 505 (d).

Types of Construction

OCCUPANC\' NON-COMBUSTIBLE COMBUSTIBLE

I II Ill IV v

F. R. F.R. l·Hour N l·Hour N H.T. 1-Hour N

A·l 80,000 }0,000 8.000 Not Permiued 1),000 NO[ Permiurd 1),000 2,000 Nm Prrmirted

A)2-2.1

100,000

40,000

10,000

},000

20,000

6,000

20,000

4,000

Nor Permintd

A)H

1 .000

50.000 U,OOO ),000 }0,000 10,000 }0,000 ),000 1,)00

I! 200,000 n,ooo 20,000 7,)00 40,000 1),000 40,000 7,)00 2,000

1)1·2

80,000

}0,000

8,000

Not 'Permiued

1),000

5,000

15.000

4,000 Nor Permiurd

I) }

40,000

15,000

4,000

Nor Permiued

8,000

},000

8,000

2,000

Not Prrmined

H)I·)

Not Permitted

Not Permiucd

Not Permirtrd

Nor Permiued

Nor Permincd

B)H 1)0,000 50,000 15,000

5,000 }0,000 10,000 }0,000

5,000 1,)00

B-1

}00,000

100,000

25,000

10,000

)0,000

20,000

50,000

10,000

2,000

R-1

1 .000

50,000

1),000

5,000

}0,000

10,000

}0,000

5,000

1,000

R·J

10,000

5,000

},000

2,000

},000

2,000

},000

2,000

1,000

N

},000

},000

1,000

1,000

1,000

1 ,000

1,000

1,000

1,000

Table No. 5-C. Basic Allowance Floor Area For Buildings. F.R.-Fire Resistive. N.-No Requirement for Fire Resistance. H.T. H eavy Timber.

326 UNDERGROUND SPACE Volum e 8, Number 5-6, 1984

4. Shaft enclosures (Section 1706).

5. Stair enclosures (Section 3308).

6. Type of construction separation (Section 1701).

CHAPTER 6

REQUIREMENTS BASED ON CONSTRUCTION

Section 601. General. The structural adequacy of an underground space shall be certified by a professional engineer

registered by the State to practice as such prior to making application for a building permit.

Each individual developed area shall be constructed in accordance with the applicable requirements set forth in Parts V, VI, VII, VIII, XI and XII of the Building Code and this Code.

302.

All buildings for which a certificate of occupancy has been issued shall be subject to annual inspections as set forth in Section

CHAPTER 7

EXIT REQUIREMENTS

Section 701. General.

(a) Purpose. The purpose of this Chapter is to determine occupant loads and to provide minimum standards of egress

facilities for occupants of buildings in underground spaces.

(b) Scope. Every building or portion thereof shall be provided with exits as required by this Chapter and applicable requirements in the Building Code.

(c) Definitions. For definitions see Chapter 4 and the Building Code.

(d) Determination of Occupant Load. Occupant loads for buildings shall be determined as set forth in Chapter 33 of the

Building Code.

Section 702. Exits Required.

(a) Number of Exits. Every building or other developed area shall have at least one exit, and shall have not less than two exits where required by Tal;lle No. 33-A of the Building Code.

Every building having an occupant load of 500 to 999 shall have not less than three exits.

Every building having an occupant load of 1,000 or more shall have not less than four exits.

(b) Width of Exits. The total width of exits in feet shall be not less than the total occupant load divided by 50. Such width shall be divided approximately equally among the separate exits provided.

(c) Arrangement of Exits. When more than one exit is required, they shall be arranged a reasonable distance apart so that

if one becomes blocked, the other exit or exits will be available.

(d) Distance to Exits. The maximum distance of travel from any point in a building to an exterior exit door, horizontal exit, exit passageway, refuge area or enclosed stairway shall not exceed:

200 feet in a building without an automatic fire-extinguishing system.

400 feet in a building with an automatic fire-extinguishing system.

(e) Exits Through Adjoining Areas. Exits from a room may open into an adjoining room or area provided such adjoining

room or area provides a direct means of egress to an exit corridor, exit stairway, exterior exit, horizontal exit or exit passageway.

Foyers, lobbies and reception rooms shall not be construed as adjoining rooms.

Section 703. Doors. For requirements for doors in buildings, see Section 3303 of the Building Code.

Section 704. Corridors. For requirements for corridors in buildings, see Section 3304 of the Building Code.

Section 705. Stairways. For requirements for stairways in buildings, see Section 3305 of the Building Code.

Section 706. Other Exit Requirements. For other exit requirements including exit signs and illumination, see Chapter 33 of the Building Code.


Section 707. Refuge Area.

(a) General. A required refuge area shall have enclosing walls of 4-hour fire-resistive construction. The entrance and exit shall be through a vestibule. Doors to both the vestibule and to the refuge area shall have a l V2 hour fire-resistive rating and be provided with closing devices. No other openings shall be permitted in the walls of the refuge area.

(b) Vestibule Size. The vestibule shall have minimum dimensions of 44 inches in width and 72 inches in direction of travel.

(c) Vestibule Ventilation. The vestibule shall be provided with an exhaust fan for the purpose of removing any smoke

which might be admitted during entry from the street. Such exhaust shall empty into the street in order to make the refuge area as smoke-proof as possible.

(d) Utilities. Emergency lighting, ventilation and communication systems shall be provided for the refuge area to be available

in case of emergency.

CHAPTER 8

FIRE PROTECTION SYSTEMS

Section 801. General. Fire protection systems shall be provided as set forth in Chapter 38 of the Building Code except when modified in this Code.

Section 802. Wet Standpipes. Approved wet standpipes shall be provided:

l. When required in the Building Code.

2. In all buildings not protected by an automatic fire-extinguishing system throughout the building.

Section 803. Fire Hydrants.

(a) Where Required. Fire hydrants shall be located along streets and roads at not more than 500 foot intervals.

EXCEPTION: Where an automatic fire extinguishing system is provided throughout.

(b) Water Supply. Approved fire hydrants shall have not less than a 6-inch connection with the water main. A valve shall be installed in the connection to the main.

(c) Inlet. Each hydrant shall have a 6-inch inlet.

(d) Outlets. Each hydrant shall have two 2V2-inch hose outlets.

(e) Pumper Connection. Each hydrant shall have one 4-inch pumper connecti9n.

(f) Physical Protection. Each hydrant shall be protected from physical damage when subject to damage from vehicles.

(g) Thrust Protection. Thrust protection shall be provided at all pipe turns by installing steel anchors, thrust blocks or other

approved methods.

CHAPTER 9

MECHANICAL SYSTEMS

Section 901. Heating and Cooling. When heating and cooling systems are provided in any portions of Group U Occupancies, such systems shall be installed in accordance with the Mechanical Code.

Section 902. Ventilation. The quality of air in Group U occupancies shall be certified annually by a professional engineer

registered by the State to practice as such. Acceptable quality of air shall mean a concentration of less than 50 PPM of CO (Carbon Monoxide) in all underground occupancies.

CHAPTER 10

PLUMBING SYSTEMS

Section 1001. General. Plumbing systems installed in Group U occupancies, including developed areas therein, shall comply with the applicable requirements of the Building Code and the Plumbing Code except as modified by this Code.

Section 1002. Vent Termination. Each vent pipe or stack serving a plumbing system in a building in an underground

structure shall terminate vertically through the roof or horizontally through the wall of such building to a street or yard. When terminated through a wall, the vent terminal shall be as high above the floor as possible and shall be at least 25 feet from any door, window, or ventilation intake opening in the building wall. the open end of such vent terminal shall be covered with a protective screen.


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Section 1003. Underground Structure Trap. Whenever a building sewer serving an underground structure conveys sanitary sewage to a public sewer, a trap shall be installed on the main sewer line outside the underground structure. The purpose of the trap is to prevent the passage of odors, gases, and pests from entering the subsurface structure plumbing system from the public sewer and to not be used as a ventilating duct for the public sewer.

A fresh-air inlet shall be connected on the upstream side of this trap so as not to interfere with the cleanouts therein. The

upper end of the fresh-air inlet shall terminate in a protected area at least 20 feet from a pdrtal or other opening into the underground structure. The upper end of the inlet shall be turned down and shall be provided with a substantial protected screened cover. The air inlet must be sized properly and must remain open in order to maintain fixture trap seals in the plumbing system .

Section 1004. Private Sanitary Sewage Disposal System. When a subsurface structure is located in an area where a public

sewer is not available, a private system shall be installed either inside or outside the structure. Such system shall include properly designed septic tanks and underground leaching systems or other approved systems.

CHAPTER 11

ELECTRICAL SYSTEMS

Section 1101. General. Electrical systems installed in Group U Occupancies, including developed areas therein, shall comply with the applicable requirements of the Building Code and the Electrical Code except as modified by this Code.

CHAPTER 12

ELEVATOR SYSTEMS

Section 1201. General. Elevator systems installed in Group U Occupancies, including developed areas therein, shall comply with the applicable requirements of the Building Code and the Elevator Code except as modified by this Code.

Section 1202. Emergency Access. When it is not feasible to provide emergency doors at required intervals vertically for

single elevators in subsurface structures, an alternate method of egress such as a ladder or stair shall be provided and separated from the car by a smoke barrier partition.

UNDERGROUND SPACE ZONING ORDINANCE

Kansas City, Missouri

Section 39.208. Underground Space (us)

A. PURPOSES AND DEFINITION.

1. Special District us is, established for the following purposes:

(a) To Accommodate and permit the reasonable utilization of underground space; and

(b) To protect any other properties and persons from adverse effects caused by activities in underground space; and

(c) To protect the health, safety and welfare of persons in or around underground facilities.

2. Underground Space is hereby defined as the entire cavern resulting from the extraction of subsurface-located material from

underground areas in such a manner that the surface area of the property is not disturbed except in the vicinity of the entrances and easements serving the development.

B. CONDITIONS FOR ESTABLISHING DISTRICT us.

Special District us may be established if either of the following conditions exists:

1. Where usable underground space exists.

2. Where limestone or other subsurface-located material intended to be extracted exists which adjoins an existing District us

or where the surface land at the entrance has been designated M-2, M-3, GP-1, GP-7, or GP-8.

Underground Development Districts shall be designated through periodic amendments of the zoning map in a manner as provided for any amendment of the zoning map except that they shall apply only to the subsurface and will not affect the zoning district or districts designated for the surface above District us.

Such initial designation, modification, changes or amendments shall result after filing with the City Plan Commission, by the property owner, or his designated representative, a certified survey map showing the extent of existing underground mining and all points of access to the surface whether they be vehicle entrances or other entrances for ventilation or utility purposes.

Vol ume 8, Number 5-6, 1984 UNDERGROUND SPACE 329

C. PERMITTED USES.

The following uses are permitted in District us:

l. Any use permitted by right or by special permit in the Zoning District controlling the surface property at the primary

entrance (that having the most intensive traffic) to District us;

2. Where not permitted as a primary use, extraction shall be permitted by special use permit, to be approved by the City Plan Commission; or

3. Any use or uses (in addition to those specified in Subsections 1 and 2 above, and not otherwise provided in the Zoning

Ordinance) specified by the City Council at the time that the underground space was designated us or at any time subsequent to such designation; provided that such use is not otherwise prohibited by the Building Code, Fire Code or other relevant City ordinance.

D. STANDARDS AND REQUIREMENTS.

Underground space in District us is authorized to develop in accordance with the provisions herein subject to the following

standards and requirements:

l. BUILDING PERMITS.

Where applicable, underground space must have a valid building permit to develop a habitable underground building and to qualify for a Certificate of Occupancy.

2. ACCESS.

The e.ntrances to all Districts us shall be through property owned or controlled by the owners or operators of the underground space. Such entrance property must connect immediately to the major thoroughfare system of Kansas City, Missouri, without first proceeding through, or by, other properties; or such entrances shall be on property zoned to contain the uses developed within the underground space.

3. SAFETY

In order to qualify for building permits or Certificates of Occupancy, the owners or operators of underground space shall have on file with the City Plan Commission, a certificate by a registered professional engineer, as to the structural integrity of the underground space. Such certificate may provide for exceptions or conditions which must be adhered to as a condition of building permit approval. Such shall be valid for newly added, or mined-out areas, if it is so described in the certificate. Such must have been dated within the past ten (l0) years to be valid for its application to new areas.

4. SURFACE ZONING EXCLUSION.

With the exceptions as noted herein, all Districts us as they are created are separate from the provisions of the surface zoning districts, even though they may underlie them.

5. SURFACE AND SPECIAL EASEMENTS.

Penetrations from District us to the surface property above it are permitted without regard to conforming to the provisions of such surface zoning district, provided that such penetrations are for the purposes of connecting utilities or to contain safety, relief or life-support systems to the underground. All penetrations must be contained within a special easement to the underground development owner or operator to assure its perpetuity or continued service to the safety and convenience of the underground development, or, if appropriate, to the City.

E. PROCEDURES.

us.

The provisions of Section 65.350 Amendments shall apply to the application for and granting of classifications to Districts

(Ord. 53744/12-23-82)


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Developing, Financing, and Marketing Underground Space

The Kansas City Underground: A Future Rooted in the Past

Don Woodard (left) and Leo Babler of Great Midwest Corporation discuss development of

the company's underground space facility in Kansas City, Missom-i.

Donald R. Woodard is Vice-President of Planning and Development for Great Midwest Corporation, Kansas City, Missouri, and Senior Past Pres ident of the American Underground Space Association. Leo Babler is the company architect for Great Mid west. In the following interview Mr. Woodard and Mr. Babler discuss the history and current status of under ground development in Kansas City. The interview was conducted by Shir ley T. De'hult, public relations con sultant for Great Midwest Corpora tion.

Q: Don, how did you become in volved in underground space devel opment?

DW: I came to Great Midwest Cor poration from the public sector, where I was serving as Director of Planning for the City of Kansas City, Missouri. Kansas City has the world's largest in ventory of underground space created by mineral extraction. The city was continuously appraised of the poten tial for the secondary use of this mined space for public and private purposes. I saw the emerging underground de velopment industry as an opportunity to pioneer in a type of urban devel opment that had never before existed. I left the city for Great Midwest to pro mote and improve underground de velopment and to manage the prob lems that were confronting this new industry.

Q: What were some of these prob

lems?

DW: Initially, I tried to determine where underground development

Underground Space, Vol. 8, pp. 331-340, 1984.

Printed in the U.S.A. All rights reserved.

0362-0565/84$3.00 + .00

Copyright © Pergamon Press Ltd.

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