HomeMy WebLinkAbout2003-09-26 MN State Plan Review - Montanari Office Building r" r"
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September 6,2003
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Mr Jim Butler
City of Oak Park Heights
14168 Oak Park Blvd, PO Box 2007
Oak Park Height, MN 55082
Re: Plan Review Report- Montanari Building
Dear Mr. Butler
Enclosed you will find a copy of the plan review report for the Montanari building Project in
Oak Park Heights, MN This report was generated from your request and application for plan
review Dated July 16, 2003. Please review each code comment carefully. The contents of this
report should be incorporated into a revised plan review report and should incorporate any local
requirements you wish to add. The final plan review report should than be printed on your city
letterhead (with your signature) and delivered to the permit applicant as soon as possible. The
required plan review responses should than be reviewed and approved by you before authorizing
complete construction on this project.
If you have any questions or comments regarding this review, feel free to contact me at (651)
205 -4802
Sincer ly , .-
Mike Fricke
Building Code Representative
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Building Codes and Standards Division, 408 Metro Square Building, 121 7th Place East, St. Paul, MN 55101 -2181
Voice: 651.296.4639; Fax: 651.297.1973; TTY: 1.800.627.3529 and ask for 296.9929
Plan Review Report
Project Title: Montanari Building
Review Date: September 6, 2003
Location: City of Oak Park Heights/Bayport
Address: 13481 60 Street N
Plan Review No.: Municipal 2003 -016
Date Received: July 17, 2003
Plans Examiner Michael J Fricke, MSBC Code Representative Cert. # 1548
Phone Number: 651.205.4802
Fax Number: 651.297.1973
Const. Value:
Const. Doc.'s Dated: 4/18/2003 - Architectural & 4/18/2003 - Structural
Addendum No.(s): None
Architect: Shelly Santine
Firm Name: Cundy, Santine & Associates
Address: 3434 Lexington Avenue N Shoreview, MN
Phone: (651) 490 -5454
Fax Number:
Except as noted herein, the construction documents for the above described project have
been reviewed for substantial compliance with the requirements of the proposed 2003
Minnesota State Building Code.
The following code commentary should be incorporated into the contract documents for
this project prior to the start of construction. Said contract documents should be revised to
meet code - as necessary - before construction is started.
This plan review report is a "nonstructural" code analysis based on the proposed 2003
Minnesota State Building Code. Although every attempt has been made to identify "code
issues" or "concerns" for proper and necessary change, the project designer(s), the
building contractor(s) and the property owner(s) are ultimately responsible for providing
complete code compliance and maintaining minimum construction standards for the
safeguarding of life or limb, health, public welfare and property.
Comments contained within this report shall not be construed to relieve from, lessen the
responsibility, or grant authorization for work in violation of any laws or ordinances of the
State of Minnesota of this jurisdiction.
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Miscellaneous Code Commentary:
Note: In accordance with state law, prior to excavation or grading on any site, utilities must be
located. Call Gopher State One Call at 1- 800 - 252 -1166 (651- 454 -0002 local) as soon as possible
to schedule utility locations for this site. [Minnesota Statute 216D.01 to 216D.07]
Note: All plumbing plans (i.e., kitchen fixture and equipment plans, DWV and water piping
supply plans, RWL plans, gas and process piping plans, plumbing fixture plans and details and
all exterior site utilities, including on -site septic design plans) must also be submitted to the
Minnesota Department of Health, Plumbing Codes Division for separate review and approval.
Further information may be obtained by contacting the MDH at 651- 215 -0836. Submit required
plumbing plans to the MDH Plumbing Codes Division ASAP.
[MN Rule 4715]
Note: Floor plans must be submitted to the Metropolitan Council, Environmental Services
Division for proper and required SAC unit determination. Submit a copy of the floor plan(s) for
this project the MCES as soon as possible as a building permit cannot be issued without proper
SAC unit determination.
Note: Site grading, landscaping, utility installations, erosion control measures, etc. must all be
completed as approved by the City Engineering Department and Planning Commission without
alteration. Deviations from previously approved plans must be checked and approved by the
Engineering Department and/or the City Planning Commission prior to said change. In addition,
required erosion control devices must be installed and maintained throughout the construction
process as approved by the City Engineering Department.
[Local Codes]
Note: The main job -site entrance must be posted with the project address so that it is clearly
visible from the street. Said job -site address sign must be installed prior to the start of
excavation and grading for the project and must be maintained in place until final occupancy. .
Permanent address numbers must be installed on the front of the building for final occupancy
inspection. [IBC 501.2 and IFC 505.1]
Note: As part of the construction process, for the purposes of life safety, it will be your
responsibility to assure that readily accessible (operable /charged) fire extinguishers will be
located within the construction zone area during construction operation. Construction personnel
should be made aware of where extinguishers are located and how to operate said life safety
equipment. Please note that this will be verified throughout the construction process during
periodic inspection. [IBC 3309]
Note: Construction materials and/or equipment used or stored on this project site must be stored
and placed so as not to endanger the public, workers, or adjoining property for the duration of
this construction project. This will be verified throughout the construction process during
periodic inspection. [IBC 3301.2]
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General Comments:
1 Shop drawings for the manufactured truss system(s) must be submitted to this department for
code review prior installation. Said drawings must be signed/certified by a Minnesota licensed
structural engineer. Submit shop drawings as soon as possible.
[MSBC 1300.0130, Subpart 1, MN Rule 1800 & 1805]
2 Fire sprinkler shop drawings and hydraulic calculations must be submitted to this office for
separate review and approval prior to installation of any portion of the system. Municipal water
capabilities /supply, including residual and static pressure & GPM flow rate(s) of the supply
line(s) must also be included in the submittal for design verification purposes. Submit required
fire sprinkler information as soon as possible for separate review. [IBC Chapter 9 and NFPA 13]
3 Mechanical/Electrical /Plumbing plans were not submitted as part of your building permit
application. In accordance with MSBC 1300.0130, Subpart 2 and Minnesota Rules 1800 and
1805, submittal documents, including specifications, are to include plans for mechanical,
plumbing and electrical designs. Said plans must also be signed and certified by the appropriate
Minnesota licensed design professional(s). Submit required signed/certified M & E documents
for review as soon as possible. [MSBC 1300.0130, Subpart 2]
4 Plans must designate a specific area to be used for recycling space. Designate a recycling
space on the contract document set for code review pursuant to MSBC 1303.1500.
[MSBC 1303.1500]
5 A geotechnical soils investigation report was not submitted as part of the contract document
submittal. Submit a copy of the geotechnical soils investigation report for this project for code
review. [MSBC 1300.0130 & IBC 1802]
6 A complete site survey (certificate of survey) must be submitted for code review. The
contract documents that have been submitted do not include appropriate /accurate information for
proper and required code verification for a number of conditions. Submit a complete site survey
for this project for code review. (Some of the issues of concern include proper /required fire
department access to all areas of the building, hydrant locations, open yard conditions for
allowable area computations, accessible entrances /exits, accessible parking, accessible routes to
the addition, etc.) [MSBC 1300.0130]
7 Provide verification that corridor finish carpeting meets the minimum critical radiant flux of
not less than a Class II level pursuant to IBC section 804.5 for interior floor finishes. [IBC
804.5]
8 Shop drawings for structural pre -cast members must be submitted for code review and record
purposes. If pre -cast members are required to be fire - resistive, the appropriate testing/listing
information for each member type must also be included in the submittal. Said shop drawings
must also signed and certified by a Minnesota licensed Structural Engineer in accordance with
MN Rule 1800 & 1805. Submit signed plans /shop drawings for all structural pre -cast (i.e., floor
plank, structural columns and structural beams) for code review. [MSBC 1300.0130]
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9 In accordance with IBC Chapter 17, a Special Inspections Agreement must be completed,
signed and submitted to this office prior to permit issuance. Required special inspections must
be determined by the appropriate design professional and the required third party inspection
agencies must be contracted for said work. Submit a copy of a completed and signed Special
Inspections Agreement for review — ASAP. [IBC Chapter 17 and MN Rule 1300.0130]
10 Verify that all wood used in direct contact with concrete or masonry will be that of a pressure
treated type designed for such conditions pursuant to IBC 2304.11. [IBC 2304.11]
11 Wood members located within 8- inches of the earth must be pressure treated wood (e.g., wall
studs, bottom plates and exterior wall sheathing). If the exterior finish grade is not separated
from wood installations by at least 8- inches, wood members must be changed to the prescribed
pressure treated as required. Verify wood/earth separations as required, or provide details of the
design for code verification. [IBC 2304.11.2.2]
12 Concealed spaced formed by construction of this building will be required to be fireblocked
pursuant to IBC Section 716. With the many instances of soffit construction, draftstops must be
installed at 10 -foot intervals to subdivide said concealed conditions. Verify that provisions have
been made to accommodate for these instances. [IBC 716]
13 Combustible attic spaces must be draft stopped so the attic is divided into area of not more
than 3000 square feet. Required draftstops must be spaced no more than 60 feet apart.[IBC
716.4]. Each attic spaced form by draftstops must be made accessible by an attic access
complying with IBC 1202.2
14 Glazing installed within 60- inches of the floor and within 24- inches of the vertical plane of a
door (measured in the closed position) must be "safety tempered" glass. (ALL glass within 60-
inches of the floor.) Verify that glass set adjacent to doors will be "safety tempered" glazing per
code. [IBC 2406.4]
15 Verify that a minimum of 1- layer of 15# asphalt building paper will be installed over wood
exterior wall sheathing - behind all masonry veneer as required by code. Also provide additional
information on the flashing types /conditions and details at exterior wall openings or at exterior
finish material changes for code review and inspection purposes. [IBC 1405.5 and ACI 530]
16 Wall finishes within 24 inches of the front and sides of water closets and urinals must be
finished with a smooth, hard, non - absorbent surface material to a height of 4 -feet above the
finished floor. The finish material shall be a type that is not adversely affected by moisture.
[IBC 1209.2]
17 Floor finishes in toilet must be finished with a smooth, hard nonabsorbent surface that
extends upward onto the walls at least 5 inches. The finish material shall be a type that is not
adversely affected by moisture. [IBC 1209.1] Mn rules 1305.1209.1
18 Unless the foundation for this building is constructed on/in a well drained gravel —
sand/gravel soil condition, a foundation subsurface drainage system is required to be installed.
The subsurface drainage system must be installed around the entire perimeter of the building
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foundation system (enclosing interior space) in accordance with IBC section 1806.4.2 and must
discharge in accordance with MSBC 1305.1806.4.3. Provide for the required foundation
drainage system at the basement/below grade perimeter of this building and submit additional
plans /details of said system for further code review. [IBC 1806.4.2]
19 Roof/attic ventilation must meet the minimum ventilation area per IBC section 1202.2.
Please verify that the minimum roof/attic ventilation will be provided in each attic space area per
code. Submit details of vent locations /types and vent/roof area computations for further code
review and verification. [IBC 1202.2]
20 A draft curtain must be installed at each elevator shaft -way opening on each level of the
building per MSBC 1307. Provide for the required draft curtain outside each elevator entrance
per code.
[MSBC 1307.0045, Subpart 3]
Exiting Comments:
21 Required exterior lighting at/near exit door stoops must be interconnected with emergency
power backup as part of the required exit discharge system. Revise the electrical power plans as
required to assure that emergency back -up power is interconnected with exterior lighting at/near
each exit door stoop /landing per code. [IBC 1003.2.11]
22 The means of egress, including the exit discharge, must be illuminated at all times the
building is occupied. Plans do not provide for required means of egress illumination. Provide
for required exit illumination along each means of egress system out to and including exterior
exit discharge landings. Note that an emergency backup power supply shall be provided to
automatically illuminate the means of egress in the event of a power failure. IBC 1003.2.11]
Fire Resistive Comments:
23 Openings in the required 1 -hour fire - resistive exterior wall assembly - adjacent to the
termination conditions of the fire -wall — must be rated as 45- minute assemblies. Revise the
exterior wall openings in the 1 -hour exterior wall areas at either side of the fire -wall termination
condition per code and resubmit plans for review. [IBC 705.5]
24 The elevator equipment room must be constructed with walls and/or a floor /ceiling assembly
that is rated the same as the elevator shaft The elevator equipment room door assembly must also
be revised to be rated at Revise the fire- resistive design rating of the elevator equipment room
floor /ceiling assembly and the door assembly as required so that they are the same rating as the
elevator shaft per code. [MSBC 1307]
25 Openings into the elevator hoistway must be protected with approved self - closing or
automatic closing smoke and draft control assemblies that have been tested to meet UL 1784.
Provide for the required smoke and daft control shaft opening protection at each elevator opening
per code. Submit details of how this will be accomplished for further code review. [MSBC
1305.0707.7]
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26 The wall schedule does not include assembly listings /testing identification for exterior
bearing walls of one -hour fire- resistive wall assemblies. Provide details of the 1 -hour fire -
resistive (testing/listing) wall assembly for code review. [IBC 703.2]
27 Membrane penetration openings on opposing sides of a common fire- resistive rated wall
assembly must be offset by a solid stud or be spaced no less than 24- inches apart when installed
back to back. Please note that unless steel outlet boxes are used (for every wall opening), a listed
fire - resistive outlet box must be used at each opening location. properly address fire- resistive
rated wall "outlet type" membrane penetrations per code. Submit details for further code review.
[IBC 711.3.2]
28 This building will have 2 -hour, fire- resistive masonry units used for part of its construction.
Please identify the type of masonry block used to assemble the required fire- resistive rated
assemblies and submit additional information/detail for review. [IBC 703]
29 Recessed lights, exhaust fans, outlet boxes and/or other recessed assemblies set in a fire -
resistive assembly (i.e. rated floor - ceiling or ceiling assemblies) shall be designed and installed
as a membrane penetration pursuant to IBC section 710. As such, they must be properly.sealed
and/or boxed to provide a proper /approved membrane penetration assembly. Provide details on
the types of listed assemblies used to properly seal the typical recessed fixtures installed within
this building for further review. [IBC 710.2]
30 Sheet Al 0 indicates concealed spaces created by the floor /ceiling assembly these areas
spaces must be sprinklered per NFPA 13. In lieu protecting these spaces with sprinkler heads the
code allow for concealed spaces to be filled with non - combustible materials. Verify that these
spaces are to be sprinklered or fill solid with insulation.
31 Prior to installation of any of the fire - resistive "through" or "membrane" penetration
fireblock systems and any fire - resistive "joint" systems, detailed testing and installation
information on each of the specific listed assemblies intend for use must be submitted to
Building Official for code review. The specific assemblies must also be listed for each intended
use (i.e. proper penetration size and rating condition and for the type of construction material that
it is being used in/on). Each trade person responsible for sealing said conditions must provide
this information to the building inspector for review prior to installation of any assembly.
[IBC 703, 711 and 712]
32 None of the "joint" details located within or at termination points or intersections of required
fire- resistive assemblies are identified as tested/listed assemblies Provide additional information
on the tested/listed "joint" assemblies that will be used at these types of fire- resistive conditions
for further code review. [IBC 703 and 712]
Mechanical Comments:
33 Copies of all mechanical equipment balancing reports, orsat test results for fuel burning
equipment and start-up certifications must be supplied to the city inspections department as soon
as possible upon completion of said work. [MSBC /IMC 1346.M309.2.3]
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34 Note that MN Rules 1346 (International Mechanical Code /International Fuel Gas Code)
requires all gas piping to be tested at a minimum of 25 PSI for no less than 1/2 hour. Please
schedule this testing accordingly. New gas lines may not be placed into service until this testing
is complete. [MSBC 1346.G406.4.1]
35 Gas meter locations may require pipe bollard protection devices if located such that they are
subject to damage. Gas meters and/or regulator equipment adjacent to vehicle drives or parking
areas must be protected as required by the code. Provide for the required protective devices as
necessary. Please note that these devices must be installed before final inspection of the
building. [MSBC /1MC 1346.M304.9]
36 Mechanical equipment that is subject to damage will require pipe bollard or other protective
devises when located such that it is subject to damage. HVAC equipment installed adjacent to or
within vehicle drives or parking garages /areas must be protected as required by the code.
Provide for the required protective devices as necessary at HVAC equipment. Please provide
additional information/details on said devices for review. (Note: These devices must be installed
for final inspection of the building.) [MSBC /IMC 1346.M304.9]
37 Verify that at least 10 -feet of separation will be provided between any HVAC exhaust vent,
and openings into the building and HVAC system fresh air supply /intake on the buildings' .
[UMC 706(0]
Fire Code Comments:
38 Fire sprinkler shop drawings and hydraulic calculations must be submitted to this office for
separate review and approval prior to installation of any portion of the system. Municipal water
capabilities /supply, including residual and static pressure & GPM flow rate(s) of the supply
line(s) must also be included in the submittal for design verification purposes. Submit required
fire sprinkler information as soon as possible for separate review.
[IBC Chapter 9 and NFPA 13]
39 During construction, fire extinguishers must be located on site at each stairway on all floor
levels of the building and in every storage and construction shed. A fire extinguisher must also
be located where special hazards exist (such as flammable or combustible liquid storage areas).
Installation/locations of required construction extinguishers must be verified with the field
inspector during construction. Maintenance of required on -site construction extinguishers will
be verified throughout the construction process during periodic inspection. Provide for the
required construction extinguishers per code. [IBC 3309]
40 "No Parking — Fire Lane" signs must be installed as indicated on the approved plan. Verify
exact location and number required with the City Fire Marshal. Said signage must be installed
prior to the final occupancy inspection of this structure. [IFC 503.3]
41 The location, size and type of required fire extinguishers for this project must be verified
with the City Fire Marshal. Required fire extinguishers must be installed prior to final
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occupancy inspection of this structure. Verify fire extinguisher conditions /locations with the
local Fire Marshal prior to installation. [IFC 901.4.3 & NFPA Standard 10]
42 This building must be provided with a fire department key (knox) box for access to master
keys for the entire facility. The type of key box and the required installation location must be
verified with the Fire Marshal. Contact the Fire Marshal for verification of the type and location
of the required key (knox) box. Said key box must be installed for final inspection of this
project.
[IFC 506]
43 Each building/tenant space /suite must be signed at the front entrance with the appropriate
building address and/or suite identification for final building inspection and issuance of the
Certificate of Occupancy. Addressing/identification must be completed prior to the final
building inspection. [IBC 501.2 and IFC 505 and 408.11.2]
44 Shop drawings for the fire alarm system must be submitted to the Fire Marshal for separate
review and construction authorization. Submit required fire alarm system plans and
specifications as soon as possible (prior to installation). [MSBC 1300.0130]
45 The fire - sprinkler fire- department connection (OS & Y) must be located on the main street
side of the building near the building's main entrance (unless another location has been
authorized by the Fire Marshal). Provide further information on the proposed location of the OS
& Y connection for department verification per code. [IFC 912]
Enemy Comments:
Energy calculations which clearly evidence that the new building areas comply with either the
prescriptive of performance provisions of the Energy Code (MSBC 7676) must be submitted for
review. Submit necessary thermal energy envelope computations for code review and
verification. [MSBC 7676.0700]
Identify the "R" and /or "U" values of all required exterior envelope construction material and
insulation on/within the building for code review conditions. All construction material/building
insulation materials must be properly /clearly identified (on the plan sheets) with the proper
thermal "R" and/or "U" value for energy code verification and inspection purposes. Provide
required information for review. [MSBC 7676.0600]
Verify that proposed fenestration products meet the minimum performance standards set out be
MSBC 7674.0700, Subpart 3 for each new window or door installation. Provide manufacturer
data to substantiate the requirement. [MSBC 7676.0700]
Provide for required "wind- wash" insulation blocking at exterior wall line areas within the attic.
A wind -wash barrier must be installed (to block out wind intrusion in the insulation at these attic
areas) throughout the space. Verify that a vertical "sheathing" membrane will be
installed at attic /exterior wall edge conditions to form the required wind -wash barrier per code.
[MSBC 7676.0600]
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An interior air barrier must be installed at all exterior wall and/or roof/ceiling membrane
areas of the building. The required air barrier must also be installed so that it is continuously
sealed at all penetrations, including electrical boxes, plumbing penetrations, framed wall
components and at the floors, walls and ceiling intersections of exterior walls and roof/ceilings.
The air barrier must also be sealed at intersections of all interior - exterior wall connections and
interior - exterior wall and roof/ceiling interconnections. Revise the plans
and/or specifications as necessary to incorporate the required air barrier at exterior /perimeter
walls and ceiling areas of the building and provide details for code review.
[MSBC 7674.0600]
Accessibility Comments:
1. Verify that tactile signage (restrooms, directories, room identification, etc.) will be designed
and installed per MSBC 1341.0405, Item P and 1341.0476. All required tactile signage must
be installed for final inspection and issuance of the Certificate of Occupancy.
[MSBC 1341.0405 & 1341.0476]
2. Equipment controls (or a portion thereof) such as electrical outlets, alarm pulls, switches, and
elevator controls and similar equipment and devices will be installed per code and or revise
details as necessary.
[MSBC 1341.0470 and 1341.0420, Subpart 5 and 6 and 1341.0405, Item M]
3. Verify that a "lever" or "paddle" style hardware system (accessible) will be installed at each
door that requires accessibility. [MSBC 1341.0442, Subpart 9]
4. Provide a minimum 18 inch landing on latch side of door number D206.
Submit required plan review information, including revised plans, details,
specifications, Addenda's, or Change Orders (as required herein)
as soon as possible for completion of this review process.
If I can be of any further assistance please feel free to contact me at (651) 205 -4802
Thank you,
Michael Fricke
Building Code Represntative
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