HomeMy WebLinkAboutCBPR-2-10-3790 CBSA plan rev comments 4-27-10.tif I
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CBSA
Architects
Architecture ■ Planning ■ Interior Design
P O Box 1239 1 Hickory, North Carolina 28603 I (828) 3 22 -3403
April 27, 2010
Mr. Jeffery Kanner, Architect
NC Department Of Insurance
322 Chapanoke Road
Raleigh, NC 27603
Re: Classroom Additions
H. M. Arndt Middle School
Newton, NC
(Catawba County)
This letter is in response to your review letter of April 13, 2010.
Construction Document Plans for the above -named project have been reviewed for general compliance
with the 2009 Edition of the North Carolina Building Code with the following comments:
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BC1.2: Life Safety Plan —Base Bid
BC1.3: Life safety Plan— Alternate Bid 1 ;
A1.0: Composite Plan —Base Bid s
A1.4: Composite Plan— Alternate Bid 1
A1.2: Enlareed Plan —Area 2 & 3
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1. At Door 300H4, and carried through Door 309A, the Firewall Designation is "3 HR WALL ", which CBSA
can do if desired. However, Table 705.4 requires a Construction Type II, "E" Occupancy's firewalls to
have a minimum 2 -hour rating (there is no requirement for a 3 -hour rated firewall for this {
Construction /Occupancy Type combination.) !
While none of the drawings state the concrete block thickness at this location it is probably 8" CMU, the
common CMU used throughout the Additions.
(Note, also, that BC 1.0 labels this firewall "4 HR FIREWALL. ")
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The existing wall between the 1971 and 1977 addition is a 4 -HR wall. All new fire walls have
been changed to 2 -HR wall.
It will also be beneficial to revise the Door Schedule since 300H4 is currently required to have a 3 -hour
rating.
The BC1.2, BC1.3, Floor Plans and Door Schedule have been revised.
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{ Further, Door 3001-14 is not an Alternate Bid item: it is required since a firewall is de rigueur at this
location so that:
■The 1976 Addition and Bandroom 309 /1-lall 300H are taken as a building independent of the original
1971, and the 2010 Area 1 and 2 Additions;
■The Area Increase Formula (see BC 1.0) can be applied to this portion of the facility independent of any
other area(s).
Door 3001-14 has been changed to Base Bid and the Area Increase Formula has been added to
the Building Data Sheet.
Lastly, please recall that during our meeting we noted that where the new 2 -hour firewall(s) meet the
19714 -hour firewall a 2 -hour rated joint(s) is required.
Joint detail has been added. See details on A2.4 and SIA.
2. 1971 Exterior Walls: Where the exterior doors and frames are to be removed (Demolition Note 19)
and the spaces filled with new masonry, show how the existing exterior wall and the new masonry will
be joined to form a structurally unified 2 -hour rated firewall
Details have been added. See details on A2.4 and S1.1.
A1.1: Enlarged Floor Plan Area 1
3. Platform 220 requires a second means of egress remotely located from the vicinity of the new stair,
and existing ramp and stair.
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New stair has been moved to the other side of the platform. See F /A5.2.
4. Mechanical M124: At Detail C /A2.4, what is shown on this Plan and that which is displayed in the
Detail don not match each other; please coordinate.
See revised details on C /A2.4.
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5. Science Classroom 303: Window Type B requires either a 90- minute assembly, or a 90- minute rated
fire shutter.
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Window has been moved to other wall, near door 300A2.
A1.2: Enlarged Floor Plan Area 2 & 3 (See, Also, Item 78)
6. From the end of firewall adjacent to Door 309A, the first five panels of Window E require either a 90-
minute assembly, or a 90- minute fire shutter.
(This is dictated by the Assumed Property Line position, which comes off the corner at the right side of z
Window E at a 45- degree angle, and a 10' distance measured perpendicular from the Assumed Property s
Line to the Window face.)
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A portion of the window has been removed. See A1.2.
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A1.3: Enlarged Floor Plan Area 4
7. Please provide a Plan of the ramp showing widths, lengths, landing sizes, elevations, etc.
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Details shown on Sheet A5.2.
8. At the left side of Hall 600 change the firewall label from "2 HR WALL" to "4 HR WALL ".
Plan has been revised.
A1.5: Enlarged Plan Alternate Bid #2 (Media Ctr. 505)
9. At Comm. 517, CBSA may want coordinate General Note 14, 22/A10.2, and E13P: Note 14 does not
seem to have anything to do with 22/A10.2 and E13P.
Note has been changed.
In the room that was formerly Teacher's Work Room 507
10. Door 507 is a new door but is listed as an existing door on A2.
New door has been added to Sheet A2.0.
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11. The '507 vestibule width is insufficient to provide an 18" minimum strike jamb clearance on the Door
pull side. (See ANSI Figure 404.2.3.4[aj.)
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Plan has been clarified to indicate 18 ".
A2.0: Door Schedule
12. Door 12213: The Schedule calls for re -use of the existing frame, but there is no indication that this
1971( ?) frame will provide the requisite rating.
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Existing wall was a corridor wall which required a 1 -HR rating, therefore frame and door
should have met the code at the time.
13. CBSA may wish to review the Schedule for Door fire resistance ratings: some are higher than the
minimum required by the Code; others violate the Code since the ratings are too low. For example (the
listing is illustrative, not exhaustive):
Rating In Rating Req'd.
Door #(s) Schedule By Bldg. Code
101 & 101B 60 min. 20 min.
300A1 & 300131 60 None Req'd.
413B 60 45
300H4 3 HRS 90 min.
M301 None 90 min.
313A 60 min. 90 min.
The door schedule has been thoroughly reviewed and revised.
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Door EXT 100
14. Based on the Plan A1.4 Occupant Content, the widths of each leaf must be increased to 3' -6 ".
Revised to show V -6 ".
15. The Schedule calls for Lock Function F37, but no such number is listed in the Lock Function Schedule.
Function F37 has been changed to ANSI 08.
A2.2: Typical Floor Finish Transitions Strips (Thresholds)
(Shown at Left)
16. Aluminum Thresholds: These are incorrect since placement of the exterior slab(s) (at left) below the
top of slab at right necessitates use of a threshold with an overall height greater than %2" inch, which is
not permitted. Maximum overall threshold height is % inch. (See ANSI 404.2.4.)
Correction requires the tops of the exterior slab(s) at the same level as the tops of the interior slabs,
with the exterior slope beginning at this level.
Sheet A2.2 has been revised to show proper heights -1/2" max height has been noted.
(Center Middle & Bottom)
17. Show the heights of the marble thresholds' beveled edges above the adjacent finished flooring. (See
ANSI 404.2.4.)
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Sheet A2.2 has been revised to show proper heights -1/2" max height has been noted.
(Right Middle & Bottom)
18. Indicate the slopes of the flooring edge protection /transition elements. (See ANSI 303.3.)
Sheet A2.2 has been revised to show proper heights -1/2" max height has been noted.
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A2.4: Enlarged Plans /Details
19. Show the Robe Hook (TA -2) mounting height.
(In Plan ET3 the Hook is shown but not identified.)
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48" max has been noted on Detail on A2.4.
20. The Floor Clearance Detail is incorrect: The Note states "Clearance Typical At Any Wall Mounted
Unit ", and the clear floor space is shown 6" from the face of the wall /partition, neither of which is found
in ANSI 305 and 602.5. I
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Revised Detail on A2.4 to comply.
Accessibility Code Requirements: Mounting Heights
21. Watercloset: The Toilet Paper Dispenser (TA -3) mounting does not comply with ANSI Figure
604.7(a).
Revised to comply with ANSI — see Sheet 2.4.
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b 22. Lavatory: At dimensions 27" Min., 29" Min. and 34" Max., CBSA may want to add a note identifying
these as applicable to accessible lavatories.
Revised to comply with ANSI — see Sheet 2.4.
Joint Details
23. CBSA needs to revise these details to require rated joint assemblies where applicable on the Plan(s).
Details have been revised — see Sheet 2.4.
A2.5: Signage Details
24. Sign Types E, G, H: The pictograms displayed here do not comply with ANSI Figure 703.5 (and ADAAG
4.30.4). The vertical height of the unobstructed field in which pictograms are located is required to have
a 6" minimum dimension, with the expectation that the pictogram will be as large as possible to
facilitate its being "read" by persons with low vision capabilities.
Please observe that characters and Braille are not to appear within the unobstructed field.
All signage details have been revised to comply with ANSI.
25. Sign K: The 2" letter /numeral height complies with ANSI Table 703.2.4; however, ADAAG 4.30.4
requires a minimum 3" height.
All signage details have been revised to comply with ANSI.
26. Add a tactile exit sign. (Refer to NCAC 6.3.2.6.1 —Note 2 and the illustration on page 118, which
provide a better indication of what is required than Building Code 1011.3. [There is no illustration in
ANSI A117.1.])
All signage details have been revised to comply with ANSI.
27. Sign Mounting Height: The 60" height is incorrect; ANSI 703.3.10 requires 48" minimum to the
baseline of the lowest characters and 60" maximum to the baseline of the highest characters. (Character
baseline does not include Braille.)
All signage details have been revised to comply with ANSI.
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A5.2: Building Cross Sections And Details
28. Elevations B & E; Section C: Add notes stating that two adjacent "pickets" shall not permit passage of
a 4" diameter sphere. I
Detail G /A5.2 has been revised to show 4" max center to center.
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29. Detail G: The space between sections cannot exceed 4 inches.
Detail G /A5.2 has been revised to show 4" max center to center.
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A5.3: Building Cross Sections And Details
30. Section A: At the handrail upper extension the 12" dimension line is to aligned with the edge of the
nosing, not a point in space. (See ANSI Figure 505.10.2.)
Revised A /A5.3 to comply.
31. Sections A and B: The handrail bottom extensions do not comply with ANSI 505.10.3.
Revised A /A5.3 and B/A5.3 to comply.
A6.1: Wall Sections And Details
32. Section A: Would the wall opening be better served if the plywood temporary cover was installed on
the building exterior?
Good idea, plywood moved to outside.
33. Section C: In the note below the roof joist, change "P.R. Wood" to Fire Retardant Treated (FRT)
wood.
P. R. Wood has been changed to fire retardant (FRT).
A16.2: Wall Section Through Existing Exterior /New 2 HR Rated
34. Regarding that portion of the note stating "....Patch All Holes, Etc..... ", revise this statement in order
to maintain the 2 -hour fire resistance rating of the these walls which are now to be firewalls.
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The wall in question is actually a "wing" wall and not part of the rated part of the wall.
A10.1: Casework Elevations
35. Elevations 5, 7, 12, 13, 17: A minimum of one wall cabinet is required to have the top surface of the
lowest shelf at 46" maximum above finished floor.
All casework heights /access have been modified to meet ANSI.
36. Elevation 18: The work surface is located 28" minimum top 34" maximum above finished floor.
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All casework heights /access have been modified to meet ANSI.
37. Elevations 19 and 20: Indicate the height of the clothes hanger rod. (See ANSI 905.3.)
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All casework heights /access have been modified to meet ANSI.
38. Elevation 13: Knee space vertical clearance is 27" minimum.
All casework heights /access have been modified to meet ANSI.
39. Elevations 7 and 12: Sink or lavatory rim (or countertop) is 34" maximum above finished floor.
All casework heights /access have been modified to meet ANSI.
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40. Elevation 11: A minimum of one open shelf is required to have the top surface of its lowest shelf at
46" maximum above finished floor.
All casework heights /access have been modified to meet ANSI.
A10.3: Elevation 30— Lockers
41. Please inform the School that a 5 %, or a minimum of one (whichever is greater) of the lockers are
required to be accessible. School authorities should note that recessed locker access, or access requiring
a tight grasp, pinching or wrist - twisting motion to operate activate the door operating hardware.
A copy of this has been sent to the school.
S2.6: Roof Framing Plan Area 1
4/S4.4: Section
42. This Section mark occurs over Doors 300, which is part of the 2 -hour rated firewall (see Plan A1.1); as
a result, the joists cannot be seated within the wall.
Joist Anchors changed to fall away – see revised 4/S4.4.
1 Instrument Storaee 315 (Bandroom 313)
43. If '315 is subject to "common use ", then change Sink SKB to Sink SKA.
Sink has been changed.
P13: Fixture Schedule
44. WCH (Accessible Watercloset): Add a note requiring the flush handle be oriented toward the "wide
side" of the room or stall.
Note has been added.
45. EWCH (Electric Watercooler Handicapped): The Fixture Description is not entirely correct:
■The low (wheelchair accessible) portion of the unit has the spout outlet located 36" maximum above
finished floor;
■The 40" dimension noted in the Description is applicable to the high portion of the unit to
accommodate standing persons. (For this portion of a "high -low" unit, the height range is 38" minimum
to 43" maximum.)
EWC notes have been modified to reflect the above items – see revised P13.
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M2: Area 1 —HVAC
46. At the Plan upper left in the area of the existing rooms* provide fire dampers where ducts penetrate
the 1 -hour rated corridor wall(s).
(* Conference 118 to SRO 121.)
Dampers have been added – see revised M2.
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47. In the Plan center (above Doors 100D) add a fire damper where the 8" duct passes through the
firewall.
Dampers have been added — see revised M2.
E2: Symbol Schedule
48. Spec. 16721, 112.8A addresses 15 Cd, 75Cd and 110Cd visual alarm flash intensities, but while the
several Plans show visual alarm appliance locations, none indicate the candela ratings.
Note has been added referring back to specification.
E11L: Base Bid Lighting
49. Add an exit sign at Doors 101, 118A, 1226, 30113, 402,404A, 406A.
Exit signs have been added.
50. At the end of Corridor 100A, Doors 100D and 100E are shown in the wrong position: they belong at
the upper left corner of Classroom 301. (See Plan A1.0, or A1.1.)
Corrected.
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51. Within Hall 300 and aligned with Hall 300A, add a double -sided exit sign with double -ended arrows
on both faces.
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Sign added.
C /E4: Device Mounting Heights And Locations
52. At the drawing right side, the 80" dimension to visual fire alarm appliance is measured to the bottom
of the device. Note that the 80" applies to any wall- mounted element that projects more than 4" from
the wall on which it is mounted.
For example: This drawing shows the visible /audible fire alarm signal mounted lower than the visual fire
alarm appliance, which is not correct.
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Mounting heights have been corrected. ±
E11P: Base Bid Power /Communications
53. If not existing, then add visual alarm appliances within
■Conference Room 118;
■Teacher's Work Room 122; and
■ Computer Labs 403 and 404.
Visual alarm devices have been added.
E12L: Base Bid Lighting
53. Add an exit sign at Doors 408A, 410A, 412A, 413A, 413C, push side of 300H1.
Exit signs have been added at Doors 408A, 410A, 412A, 413A, 413C, push side of 300H1.
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{ 54. Within Hall 300 and aligned with Alcove 300G /Hall 3006, add a double -sided exit sign with double-
; ended arrows on both faces.
Exit sign has been added.
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E12P: Base Bid Power /Communications
55. Add a visual alarm appliance within Chorus 413 and at the left end of Hall 300H (in the vicinity of
Door 300H4.
Visual alarm appliance has been added.
E13L: Base Bid Lightine
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56. Within Hall 600 and aligned with the common partition between Classrooms 603 and 605, add a
directional exit sign having a double -ended arrow.
Exit sign has been added.
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57. Add an exit sign at the push side of Door 600C.
Exit sign has been added.
E13P: Base Bid Power Communications (Media Ctr. 505 Et Al) d
58. Provide an exit sign at the double doors opening on to Hall 400, and at Door 507. Please note that
placement of this latter sign must be in a location where it can be readily seen from within Media Center f
505, proper. I
Exit signs have been added. s
59. If not existing, then provide visual alarm appliances within Comm. 517, Media Center 505,
Professional Library 504, and the space numbered '507.'
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Visual alarm appliances have been added to Comm. 517, Media Center 505, Professional
Library 504, and the space numbered '507.'
E16L: Floor Plans Alt. #1— Liehtin>;
60. In Classroom 31 add an exit sign at Door 301B.
Exit light added at Door 301B.
61. Within Hall 300 and aligned with Hall 300A and Alcove 300G, add a double -sided exit sign with
double -ended arrows on both faces.
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Exit sign has been added.
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E16P: Floor Plans Alt. #1— Power /Communications
62. Add a fire alarm pull station and a visual alarm appliance at Door 300A3 in the portion of Hall 300A
serving Classrooms 305 -308.
Pull station and alarm added in Hall 200A.
Civil Sheets
C2: Base Bid Site Plan
CS: Base Bid Site Grading Plan
C8: (Base Bid) Site Erosion Control Plan
C10: (Base Bid) Overall Utility Plan
63. The right side of these Plans (where Bandroom 309 is supposed to be) do not match Architectural
Plan A1.0.
Sheets C2, CS, C8 and C10 have been corrected.
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C2: Base Bid Site Plan
C3: Alternate Bid #1 Site Plan
64. Please be advised that the 5' -wide Striped Pedestrian Walkway (egress path) cannot be on the same
level as the Fire Lane. ADAAG 4.29.5 requires a minimum 36" wide detectable warning between the
Pedestrian Walkway and the Fire Lane.*
For the detectable warning pattern and dome characteristics see ANSI 705.
(* The requirement to separate pedestrian and vehicular ways that are on the same level will not be
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found in Building Code Chapter 11.)
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A raised concrete sidewalk has been added to C2 and C3.
C2 &C3 s
65. Sign Type B: Within the Loading Zone sign add the International Symbol of Accessibility (ISA). The ISA
must be as large as possible and contained in an unobstructed field having a 6" minimum vertical
dimension.
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Accessibility sign has been modified.
66. At the building West side (Area 4), the Plans are not clear about how egress is achieved: all Site Plan
show the concrete walk terminating at a fence( ?).
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Clear path existing, new sidewalk ties into existing sidewalk.
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Additionally, since the several Plans are vague in this area, it is not clear how a person with a disability
will be able to reach the walkway leading to the Bus Parking Area.
All existing walks are shown dotted.
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C2
67. Base Bid Site Plan: The 5' -wide Striped Pedestrian Walkway must stop at the edge of the concrete
path leading from 300A2; the egress route (Walkway) cannot pass through the vehicular gates.
Walk passes through a pair of exterior doors in a masonry wall, see Sheet A1.5.
At the meeting point of the Striped Walkway and the concrete path provide a directional exit sign
containing the word "EXIT ", accompanied by an arrow pointing toward Door EXT 100.
Walk has been changed – exit signs added, see revised C2.
68. Please explain the absence of a Grading Plan for Alternate Bid #1 (12- Classroom Addition).
Grading remains the same – see revised C9 for sidewalks.
D2: Sign Mount Height —Van Accessible Striping
69. The Mounting Elevation calls for an 137 -8 (or R7 -8a) Parking Sign, but the Plan calls for an Type R7 -8E
sign; please coordinate.
Do not understand, plan on C2 refers to D2 (typical 6 spaces). D2 gives options.
Proiect Manual
08810 — Glass; 112.0162
70. Revise this Specification with respect to the "SuperLite" glazing thickness. While the %" (6.4 mm)
thickness listed may be suitable for some applications, the thickness of type glazing usually varies
depending upon the required rating.
For example (the listing is illustrative, not exhaustive):
■Doors 101C, 100D and 100E require 90- minute rating;
■Doors 311A and 3118 require a 45- minute rating;
■Door 101 requires a 20- minute rating.
Specifications changed to say thickness as required for rating.
10522 —Fire Extinguishers, Cabinets And Accessories; ¶2.02 —Door Hardware
71. Located in the third sentence, the cabinet door operating hardware cannot be "....concealed...."
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"Concealed" has been deleted.
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10530 — Walkway Cover
72. Although specified in this Manual, we have not located a Walkway Cover on the drawings; please '
clarify.
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Walk covers are shown over Doors 3098 and 6006.
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Addenda !
73. Addendums 1 & 2: No Comment.
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Addendum 3
Item 11
74. ¶a: Although part of our discussion regarding accessible wall cabinets is herein addressed, Sheet
A10.1 requires more corrections than are noted in this portion of Addendum 2. Please refer to Items 35-
40, above.
Corrected.
75. 11b: The 46" height to the top surface of the lowest shelf is applicable to both a minimum of one
open shelf and one wall cabinet.
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Corrected.
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76. ¶ ¶c & d: Please add these new elements to Elevations 13 & 17/A10.1.
Done.
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77. While Addendum 3 may suffice to serve the contractor and owner, please do not forget to include a
revised A10.1 for our review. I
Added.
Item 14 (See, Also, Item 6)
78. The third sentence calls for Door 313A to carry a 3 -hour rating, but in the past we exchanged several
messages vis -A -vis firewalls in an E- Occupancy /Construction Type II need only have a 2 -hour rating.
This has been corrected.
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In the area of Doors 3001-14 and 313A if use of a 3 -hour rated firewall is desired, then the appropriate UL )
Design Number must be added to the Building Code Summary, and the structural drawings must be
modified to show the appropriate size masonry. (Although not clearly shown, the drawings graphically
show 8" CMU, which provides a 2 -hour rating, not 3- hours.)
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3 -HR has been changed to 2 -HR.
END OF RESPONSES
I hope this is satisfactory and corrects the deficiencies you had noted. I do appreciate your assistance
and help on this. Please let me know if you have any questions.
Sinc
Er es . Sills, IA, LEED -AP 3
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cc: Rick Sain, CCS q
Steve Demiter, CCS
Brandon Lewis, CCBI
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