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Submission of Preliminary Drawings

 

Submission of preliminary drawings for review for code compliance is encouraged, however, is not required by the SBC.  If preliminary drawings are submitted, two sets would be beneficial for large scale projects and the initial submission is to be accompanied by an Application for Construction Document Review and Building Permit (Appendix A).

 

Submission of preliminary documents to the Office of the Fire Marshal and Building Inspector assists in an expeditious review of the final construction documents and the issuance of a Building Permit.  Review of these documents also serves as a means to work in concert with the design professional throughout the design phase resulting in early and beneficial discussions regarding the code compliance of the work.

 

Understanding that preliminary drawings are not prepared to show complete code compliance, the Office of the Fire Marshal and Building Inspector has developed a list of suggested information pertaining to the code that is appropriate for the reviewer to use as a guide for each typical phase of the project’s development.  Information suggested to be included for schematic and design development phased drawing submission is available at the Office of the Fire Marshal and Building Inspector website;

 

Phased Submission of Plans and Construction Documents

Schematic Design (Preliminary) Phase Plan Submission

Design Development Phase Plan Submission

 

 

Phased Submission of Plans and Construction Documents

 

 

The State Building Code requires the submission of a completed set of construction documents be reviewed by a building inspector for compliance with code and the issuance or denial of a building permit within 30 days.

 

With the intent of allowing for an expedient review of final construction documents and issuance of building permit, the phased submission of design drawings or preliminary documents is encouraged.  A submission of preliminary drawings showing specific code compliance data allows the design professional and Office of the Fire Marshal and Building Inspector to open and promote a dialogue regarding a project’s compliance with code.  Knowing that design drawings are not developed to show all aspects of code compliance, it is important to establish a standard which defines the scope and extent of the plan review for each phased submission.  The following list of information to be submitted in the phased development of a project allows the design professional to be aware of what information is being reviewed for the relevant provisions of the code, and what provisions of the building code are not being considered at a particular phase in the project’s development. 

 

The Office of the Fire Marshal and Building Inspector’s review of preliminary plans will be provided to the project contact through the standard “Construction Document Review Report” with reference to the plan’s date and project description.  Construction Document Review Reports will, for phased preliminary plan submission, review the drawings for the noted information and for compliance with the listed provisions of the code.  Code provisions which are noted on the Construction Document Review Report as “Non-compliant” (“N”) do not warrant the resubmission of the documents immediately, but rather should be resolved or addressed in subsequent drawing submissions.

 

 

The Schematic Design (Preliminary) Phase Plan Submission

 

The schematic design phase plan review strives to establish the project’s feasibility for code compliance, and to establish and/or confirm major code compliance systems required for the project.

 

The following basic information and data should be declared in the schematic design phase submission in order for the building officials to respond through the Construction Document Review Report, as to a project’s general compliance with basic code provisions: 

 

1.  Determination of permit requirement - description of work.

 

2.  Declaration of Use - Existing occupancy classification (as applicable).

  •    Proposed occupancy classification
  •    Declarations of mixed use separated or non-separated

3.  Declaration of building height and area.

  •    Existing height and area
  •    Proposed height and area

4.  Declaration of Construction Classification.

 

5.  Declaration of fire protection systems.

 

6.  General review of floor plans for compliance with means of egress requirements

  •    Accessible means of egress
  •    Exit access
  •    Exit and exit access doorways
  •    Exit access travel distance
  •    Number of exits

7.  General review of floor plans for compliance with accessibility requirements.

  •    Scoping requirements
  •    Accessible route
  •    Parking and passenger loading

8.  Evaluation of work for applicability of requirements for existing structures. 

 

The Design Development Phase Plan Submission

 

The design development phase plan review enhances the code compliance dialogue through the refined resubmission of the basic data provided in the schematic design phase plan submission. 

 

The drawings submitted in the design development phase should typically, as appropriate, include plans or diagrams showing specific aspects of code compliance.  This code compliance drawing should provide information regarding building use, height and area limitations, construction classifications, locations and ratings of fire resistive construction, compliance with means of egress requirements, and fire protection systems requirements.

 

Information to be submitted in the design development phase plan submission should include the following:

 

1.  Determination of Permit Requirement - Description of work.

 

2.  Declaration of Use - Existing occupancy classification (as applicable).

  •     Indications of occupancies of floor plans
  •     Indications of occupancy separations (as required)

 General review of floor plans for compliance with special requirements based on use and occupancy.  Declarations of Group H occupancies with identification, location, and quantities of hazardous materials

 

3.  Declaration of building height and area.

  •    Computations and analysis of proposed allowable area modifications
  •    Declarations and basis for proposed allowable height modification
  •    Declaration and designation of mezzanines

4.  Declaration of Construction Classification.

   General review of required fire resistance rated construction

  • Floor plans indicating extent and locations of fire barriers, fire walls, fire partitions, and smoke barriers, attic draftstopping with corresponding   fire resistance ratings indicated including floor openings and shaft enclosures
  • Site or floor plans indicating fire separation distances as required

 

5.  Declaration of fire protection systems.

  • Declaration of the applicable referenced standards to which fire protection systems are to be constructed

 6.  General review of floor plans for compliance with means of egress requirements.

  • Declaration/plan indications of room area, occupancy load factors and occupant load for all spaces.
  • Declaration/plan indications of exit locations, required exit capacity and actual exit capacity
  • Declarations and plan indications of direction of means of egress travel with accumulated occupancy load
  • Declarations and plan indications of maximum travel distance from furthest point
  • Declarations and plan indications of accessible exits

Also...

  • Floor plan review of door encroachment restrictions
  • Floor plan review for compliance with door swing requirements
  • Floor plan review for compliance with requirements for special doors as applicable
  • Floor plan review for compliance with requirements for stairway width, and stairway landings
  • Floor plan review for compliance with requirements for ramp slope, and width of landings
  • Floor plan review for compliance with restrictions on common path of egress travel
  • Furniture plan review for compliance with the requirements for aisles
  • Floor plan and section review for compliance with the requirements for corridor fire resistive construction, corridor width, continuity, and limitations on dead end conditions.
  • Floor plan and section review for compliance with the requirements for vertical exit enclosure fire resistive construction
  • Floor plan review for compliance with the requirements for exit passage way width and fire resistive construction
  • Floor plan review for compliance with the requirements for horizontal exit separation and capacity
  • Floor plan review for compliance with the requirements for exterior exit ramps and stairways including protection requirements
  • Floor plan review and site plan review for compliance with the requirements for exit discharge including access to a public way or safe dispersal area
  • Floor plan, furniture plan, and section review for compliance with the requirements for new and existing assembly occupancies
  • Floor plan and building elevation review for compliance with the requirements for emergency escape and rescue as applicable

 

7.  General review of floor plans for compliance with accessibility requirements.

  • Floor plan review for compliance with requirements for accessible dwelling units and sleeping units through designation of Type A and Type B units and general dimensional compliance.
  • Floor plan review for compliance with the requirements for accessibility to special occupancies.

8.  Review of plans for general information and compliance with the requirements of referenced  codes:

  • International Plumbing Code
  • Plumbing fixture count
  • International Mechanical Code
  • National Electrical Code
  • International Energy Conservation Code

 

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