It would not be V-A con. type unless the entirety of all the supporting members are 1-hour rated. Not as easy as it would seem. Home builders have been hit hard here and have been taking on commercial work that they have no business trying to do. Here is an example of comments to a RDP that tried to take on a commercial addition / remodel. I am still waiting for his response.
Owner or the owner’s agent should provide the following.
1. This project may require the submittal of a special inspection program (IBC 1704), which should include:
a. A special inspection schedule.
b. A special inspection testing agreement.
c. An approved special inspection agency (The Jefferson County Building Department can provide a list of approved special inspection agencies).
2. A soil report will be required (This will include but not be limited to a seismic classification for the building site IBC 1704.7 / 1802.2).
3. An approved site plan that indicates the dimensions between all the existing structures, the property lines and the new structure (IBC 106.2).
4. Provide verification, from an engineer or the public sewer district that the sanitary system will be adequate for the additional loads that will be placed upon it.
5. Submit a brief written commentary on the use and contents of each room.
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The registered (Architectural) design professional in charge should provide the following.
1. Provide two complete sets of signed and sealed plans which should not include any phase other than the one under construction.
2. Sheet A001; the code block data should be either revised, or in some instances revaluated:
a. 2002 NEC.
b. Mixed Use Group / Separated S-1, B
i. Fire separation requirement = 3 hour (IBC T302.3.2).
1. If the building meets the requirements for 5A construction, then a non-separated mixed use group could be used (IBC 302.3.1).
c. Construction Type 5A; (IBC T601 & T602)
i. Fire resistance rating for all structural elements = 1 hour.
1. The plans do not accurately depict a 1 hour rating at each required location.
ii. Fire resistance rating for east wall within 5’ of a lot line = 2 hour.
d. Allowable Tabular Building Area (IBC T503)
i. VB construction type = B use 9,000 sq. ft. / S1 use 9,000 sq. ft.
ii. VA construction type = B use 18,000 sq. ft. / S1 use 14,000 sq. ft.
e. Allowable Building Height (IBC T503)
i. VB construction type = B use 2 story / S1 use 1 story
1. The building as currently depicted in the plans would retain a VB construction type and would therefore require either three hour separation or a sprinkler system in order to meet the Building height limitations.
ii. VA construction type = B use 3 story / S1 use 3 story
f. Occupant Loads First Floor (IBC T1004.1.2) Total = 29
i. Garage area = 21 occupants – 4,200 sq. ft. @ 200 per.
ii. Office area = 8 occupants – 780 sq. ft. @ 100 per.
g. Occupant Loads Second Floor (IBC T1004.1.2) Total = 93
i. Conference room = 80 occupants – 1,200 sq. ft. @ 15 per.
1. Unconcentrated (tables and chairs)
ii. Exercise room = 6 – 280 sq. ft. @ 50 per.
iii. Office areas = 7 – 700 sq. ft. @ 100 per.
h. Minimum Number of Exits = 2 @ 1-500 occupants (IBC T1018.1)
i. First floor 1 exit required 4 provided
1. IBC T1018.2 allows 1 exit in an S1 use on the first floor when the occupant load is less than 30 and the travel distance is 100 linear feet or less.
ii. Second floor 2 exits required 2 provided
1. Should the conference room be relabeled and the design occupant load drop below 30 then two exits will still be required due to travel distance.
2. In the event that the remodel work is done before the addition then the new stairs will need to be revised so that they may be included within the existing building.
i. Occupancy Separation = None Required - ?
i. This is in contradiction to the beginning of your code block data where you called out for Use Group Mixed/Separated (see 2b above).
j. Exit Rating – 1 Hour
i. Will apply to all the exits except those on the east side of the building which is shown to be within 5 feet of a lot line.
3. Sheet A101 – KEYNOTES
a. Note 1; the Simpson tie anchors need to be detailed and identified.
b. Note 3; COLUMN TO BE 1 HR FIRE RATED
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i. Each of the columns or post need to have a 1 hour rating in order to achieve a VA construction type.
ii. Each column that may be subject impact will require protection (IBC 714.4).
iii. Provide a detail for the column wraps.
c. Note 4; NEW COLUMN PADS
i. Verify that the column pads meet the soil requirements based on the soil report.
ii. Provide a detail for the column pads.
d. Note 5; refer to 3.b above.
e. Note 7; WALL TO BE 1 HR RATED
i. Provide a UL listed detail or detail a proscribed method of fire protection.
ii. The existing window in this wall needs to be fire rated.
f. Note 9; EXISTING MTL SIDING
i. The east wall located within 5 feet of the lot line will need to be 2 hour rated.
ii. The post and beams located under the siding will need to be wrapped in order to achieve a VA construction type.
g. Note 10; provide a detail of a UL listed wall partition.
h. Note 13; verify that the existing drains are connected to a properly sized oil interceptor.
i. Note 14: the new walls need to have 1 hour rating in order to achieve a VA construction type.
i. Provide a UL listed detail or detail a proscribed method of fire protection.
j. Note 15; the new beam needs to have 1 hour rating in order to achieve a VA construction type.
i. Provide a detail for the beam wraps.
k. Note 16; verify that the existing furnaces heating elements are located higher than 18 inches above the finished floor.
l. Note 22; the existing headers need to have 1 hour rating in order to achieve a VA construction type.
i. Provide a detail for the header wraps.
m. Note 23; the new mono trusses need to have a 1 hour rating in order to achieve a VA construction type.
i. Provide a detail for protection or verification of fire retardant materials.
n. Note 26; provide a detail for the fire protection method.
o. Note 27; provide verification that the existing drywall ceiling has a 1 hour rating.
p. Note 30; provide verification that the existing acoustic ceiling has a 1 hour rating.
q. Note 31; handrails a required to be located between 34 and 38 inches (IBC 1009.11.1).