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Home My WebLink AboutX2018-2972 - Alternative Material & Methods23ss' 20 (r� x�ot� CITY OF NEWPORT BEACH V7,0 �ewpor+- COMMUNITY DEVELOPMENT DEPARTMENT BUILDING DIVISION 100 Civic Center Drive I P.O. Box 1768 1 Newport Beach, CA 92658-8915 www.newoortbeachca.gov 1 (949) 644-3200 CASENO.: a n oA ❑ REQUEST FOR MODIFICATION TO PROVISIONS FOR STAFF USE ONLY OF TITLE 9 (FIRE CODE) OR TITLE 15 (BUILDING CODE) OF THE NEWPORT BEACH MUNICIPAL CODE Plan Check # Z35s �I & # of Stories % (See Reverse for Basis for Approval) (Fee $294) ❑X REQUEST FOR ALTERNATE MATERIAL Occupancy Classification S. Use of Building �f # of Units OR METHOD OF CONSTRUCTION (See Reverse for Basis for Approval) (Fee $294) ❑ REQUEST FOR EXEMPTION FROM DISABLED ACCESS DUE TO PHYSICAL OR LEGAL CONSTRAINT (Fee $1,637) Project Status P°� Cz. =..c^MJ Construction Type rd�r Verified by � No. of Items Fee due Zeii (Ratifcation by the Board of Appeals will be required.) DISTRIBUTION: ❑ Owner ❑ Plan Check For above requests, complete Sections 1, 2 & 3 below by printing in ink or typing. ❑ Petitioner ❑ Inspector ❑ Fire ❑ Other 1 JOB ADDRESS: 2920 Newport Blvd. PETITIONER ADDRESS: SITE ADDRESSI 2920 Newport Blvd. Petitioner Tuk Vorapani Owner Mario Marovic (Petitioner to be archtlect or engineer) Address _ 3011 Newport Blvd Address 2099 S. State College Blvd. Suite 540 —Newport Beach, CA _ Zip,92663 Anaheim, CA Zip 92806 Daytime Phone ( 949 ) 813-5683 Daytime Phone ( 714) 450-1700 2 REQUEST: Submit plans if necessary to illustrate request. Additional sheets or data may be attached. To provide mitigating features outlined in the attached AM&M letter in lieu of automatic sprinkler protection throughout t e existing restaurant an - our occupancy separation etween t e rst and second Dors. USTIFICATIONIFINDINGS OF EQUIVALENCY: CODE SECTIONS: 2016 CEBC Sections 401.2.1, 403.1, 403.1.1 2016 CBC Sections 1.8.10.1, 104.3, 104.11 Refer to attached AM&M letter. Petitioner's -It-1,E Vis21 w Position Associate Director Signature YY CA Professional Lic. # FP 1658 Date June 18, 2019 FOR STAFF USE ONLY ACTION: In accordance with: ❑ CBC 104.11/CFC 104.9 ❑ CBC 104.10/CFC 104.8 (Alternate materials & methods) (CBC Modification) ce fromm Fi��irre Code Official is required. Approved //❑, 'Diisappproved ❑ WrittenCommentsAttached By: 6V/N �l FK Dale ( d 111 OES) OES NOT) lessen any fire protection requirements. FENANT OES) (DOES NOT) lessen the structure) integrity t is Granted ❑ Denied (See reverse for ❑ Granted (Ratification required) appeal information) f Approval: V'j Signature v Position CHIEF Ar 01 DING OFFlt3X Print Name APPEAL OF DIVISION ACTION TO THE BUILDING BOARD OF APPEALS (See Reverse) (Signature, statement of owpK or applicant, statemennt^^��of{ �reasons for appeal and fling fees are required.) CASHIER RECEIPT NUMBER: a2x� ko&J FormsWodif 09/21/18 ®9F` r :AC JENSEN HUGHES Advancing the Science of Safety April 30, 2019 Revised June 18, 2019 Revised June 27. 2019 Kevin Bass Fire Marshal Newport Beach Fire Department Newport Beach, CA RE: Newport Beach Brewing Company Project Number: 1TUK00127.000 Dear Fire Marshal Bass, Protect Introduction Jensen Hughes has prepared this Alternate Means and Methods (AM&M) letter in response to your recent site inspection correction notice for your review and approval. The correction notice is to provide automatic sprinkler protection throughout the existing restaurant undergoing interior improvements and 1 -hour occupancy separation between the first and second floors. Pursuant to Sections 104.10 and 104.11 of the 2016 California Building Code, which provide the Building Official the authority to grant modifications where practical difficulties are found in carrying out the provisions of the 2016 CBC, we are requesting review and approval for Alternate Material or Method of Construction by the City of Newport Beach Building and Fire Officials, for improvements to an existing ground floor restaurant built in 1994/1995 within a 2 story, 1977 building at 2920 Newport Blvd. The existing 2nd floor is dedicated to office use and is not being improved. The original restaurant construction was based on the 1991 Uniform Building code and is comprised of the entire —4,985 sf ground floor. At the time of construction, a fire separation between the 2 occupancies or fire sprinklers were not required. The proposed improvements include partial renovation of the existing ground floor dining room and full renovation of the existing kitchen. No change of use or area addition are proposed as part of the restaurant improvements. The second -floor offices are not part of the scope of work and are existing to remain. Refer to the section below for a more detailed project scope of work. Project Detailed Scone of Work The existing restaurant located on the first floor of a 2 -story building, is currently undergoing interior improvements. No change of use nor area addition is included as part of the project scope of work. The list of improvements is outlined below: • New egress doors and panic hardware at interior restaurant and patio • New Class A flame spread rated patio fabric awning • New tube steel columns replacing existing wood posts in kitchen (total of 4) • New lighting fixtures and electrical wiring throughout meeting Title 24 Energy Calculations • New emergency lighting • New grease hood with ANSUL system from CaptiveAire 2099 S. Stare college Boulevard. Sunte 540 • Removal of existing diesel -powered backup generator Anaheim. CA 92806 USA O'.«1 714-450-1700 F. +1 714-450-1791 jeiiseizhughes.com N (Alternate Means & Methods) Newport Beach Brewing Company • New metal stud framing in kitchen to replace existing wood studs, with 5/8" type x gyp board and tile over cementitious board. • New electrical panels and circuits in existing electrical room • New boiler system for beer brewing in service yard replacing decades old system on roof • Eliminated wood burning pizza oven • All existing kitchen equipment has been removed and replaced with new, state of the art equipment • The entire kitchen has been rewired. All receptacles are GFCI protected. At locations where the existing gypsum board ceilings were repaired, two layers of 5/8" Type X Gypsum Board are being installed. This occurs at the kitchen, brewery/bars, electrical room, restrooms, and dry storage room. The existing, undisturbed wood ceilings at the dining room remain in their as -is condition accounting for some select, localized repairs as part of the construction process. In these instances where existing reclaimed wood planks are temporarily removed they are being re -installed in place. • A new automatic fire alarm with emergency voice/alarm communications system is being installed in the restaurant to provide early warning detection and occupant notification to expedite evacuation in the event of an emergency. Proposed Alternate Means and Methods In lieu of providing automatic sprinkler protection throughout the existing restaurant and 1 -hour occupancy separation between the first and second floors, the following mitigating features and justifications are proposed: Pursuant to Section 104.11 "Alternative materials, design and methods of construction and equipment", an alternative is requested to provide a new fire alarm with emergency voice/alarm communications system throughout the restaurant, in lieu of an automatic sprinkler system. This alternative provides an additional active fire life safety protection by providing early warning detection and occupant notification such that in an emergency event, the restaurant occupants can evacuate the building faster. It is important to note that per CBC 907.2, in new buildings a fire alarm system is not required in Group A occupancies with less than 300 occupants and an emergency voice/alarm communications system is not required in in Group A occupancies with less than 1,000 occupants. It is important to that at the time of original building construction, automatic sprinkler system was not required and the restaurant improvements do not change of the use/occupancy nor add additional floor area to the project. 2. Pursuant to CBC Sections 104.1 and 104.11, mentioned above, and Sections 1.8.10.1 Existing Structures, California Existing Building Code (CEBC) Sections 401.2.1 Existing Materials, Alterations Sections 403.1 and 403.1.1, and considering that the original materials and methods of construction complied with the building code provisions in effect at the time of construction, an alternative is requested for the 1 -hour fire separation requirement, which was not required at the time of original construction, and given that the construction constraints presented by the existing 1977 building with a fully occupied 2nd floor along with the existing dining area hardwood ceiling millwork being retained due to its unique craftmanship representative of the harbor area character, result in practical difficulties (CBC Section 104.10) in carrying out the requirements for 1 hour separation. Note that while today's code requires the 1 -hour occupancy separation, the work completed on-site improves the protection between the two occupancies and provides significant life safety improvements for the occupants as demonstrated by the analysis below. The alternative is to review and analyze fire -resistance ratings of the floor assemblies of five different areas as outlined in the table below (Refer to attached RCP reflecting the corresponding five areas). As permitted by CBC Section 703.3(3) "Methods for Determining Fire Resistance", the analysis is based on 2016 CBC Section 722.6 "Calculated Fire Resistance of Wood Assemblies", which contains procedures for calculating the fire -resistance ratings of floor -ceiling assemblies based in part on the standard method of testing referenced in Section 703.2. According to Section 722.6.2.1, the fire -resistance rating of a wood frame assembly is equal to the sum of the time assigned to the membrane on the fire -exposed side, the time assigned to the framing members and the time assigned for additional contribution by other protective measures such as insulation. The membrane on the unexposed side (i.e., 1-1/8 in. plywood sheathing and Y. in. vinyl planking) is not included in determining the fire resistance of the assembly. Note that Section 722.6.1.1 limits fire resistance ratings calculated for assemblies using the methods in Section 722.6 to a maximum of 1 hour. Based on the calculations, we have summarized our findings in the table below. Also refer to the attached RCP exhibit for the corresponding areas. Page 2 of 4 I June 2019 I Rev 2 jensenhughes.com (Alternate Menus&Methods) NewpmTHeath lased, Con,or, Ownership confirms that as -built floor finish complies with Table 722.6.2(4) below. TABLE'722.6.2(4) FLOORING OR ROOFING OVER WOOD FRAMING- ASSEMBLY ASSEMBLY Enitiratea.and !' . Dilhing;am z, Dela w sr , ReatroomfUgfigr ` . Sdorago s "Ktfehen ` i Floori isn"�' 1-1/8 in. 1-1/8 in. plywood 1-1/8 in. plywood 1-1/8 in. plywood 1 -1/8 in. plywood wood plywood sheathing sheathing sheathing sheathing Floor sheathing panels or ccrmnic the on'l,inch-thick "/,inch 6bencentent underluymcnt Y4 in. vinyl /< in. vinyl /4 in. vinyl planking /4 in. vinyl %4 in. vinyl planking planking tanking sw :' planking monarbed �iD�t Z Min 2 x 12 Min 2 x 12 Min 2 x 12 in 2 x 12 Douglas Fir Min 2 x 12 icy- t Y Douglas Fir @ Douglas Fir @ 16" Douglas Fir @ 16" oc. Douglas Fir @ 16" oc. DC.. 16 QQ 6 GC.. W", .. 5/8 5/8 in. Type X 5/8 in. Type X 5/8 in. plywood /8 in. Type X drywall -hr T -Bar ceiling . R� drywall drywall L # L210 %in. solid oak �* ON �' %""' 3 Y in. Type C 1x12 reclaimed ,4y(FYSIF �} „-.,. drywall wood planks h ' 10 (floorjoist) + 10 (floorjoist) + 10 (floorjoist) + 10 (floorjoist) + 80 minutes p 40 (Type X) + 40 (Type X) = 50 15 (plywood) 40 (Type X) = 50 minutes minutes t:u ti 25 (Type C) = 15 (oak) = 40 75 minutes (60 P.S. no rating for minutes minutes max wood planks as ¢" per 722.6.1.1) they are not P.S. Ownership with confirms that G •_ exterior glue per plywood and solid Table 722.6.2(1). oak panels are bonded with xz exterior glue complying with Table 722.6.2(1). Y Ownership confirms that as -built floor finish complies with Table 722.6.2(4) below. TABLE'722.6.2(4) FLOORING OR ROOFING OVER WOOD FRAMING- ASSEMBLY ASSEMBLY STRUCTURAL Md1EFJi5 OR ROOF DEOR FlWOR ROOFING OR ROOFlRO HurdNvood or snflwwtd flouring on building paper "/'.inch resilient flouring, parquet wood floor felted-synthaic Ober structural floor coverings. carpeting. or Floor Wood panels or ccrmnic the on'l,inch-thick "/,inch 6bencentent underluymcnt T&.G or'1, inch -thick pawl -type softwood underluv (:cramic tilt on I /,inch monarbed 2Ownership confirms that as -built floor joists are spaced not more than 16 in. o.c. Page 3 of 4 I dune 201 s I Rev 2 jensenhughes.com (Alternate Means & Methods) TABLE 722.6.2(t) TIME ASSIGNED TO WALLBOARD MEMBRANES"'• DESCRIPTION OF FINISH TIMV(mlm,br) '/,.inch wood wnctuml panel bonded with exterior glue 5 '7,,inch wowl.trucluml panel bonded with exterior glue ID "/,.inch NOMI inuc ural panel handled with exterior glue IS '/.-inch gypsum wallboard ID ',. inch gypsum wallboard IS '/,.inch gypsum wallboard 30 th.inch Type x gypsum wallboard 25 % inch Type % gypsum wallboard 40 Double V. -inch gypsum wallboard 25 t/;•inch+'/;inch gypsum wallboud 35 Double'/;inch gypsum wallb"M 40 For Sf: 1 imh u 25.3 mm, a. Thee alae, apply only where mambtancr oac in.oikd on framing members thou me ,Faced 16 cache, o.c. a fes._ Summary Newpm¢Beach Brewing Company TABLE 722.6.2(2) TIME ASSIGNED FOR CONTRIBUTION OF WOOD FRAME kit' DESCRIPTION YIMEASSIGNEOTO FRAME(minutas) Wood studs t(inchuso.c.. 20 WOMI floor and mgfjoigls 16 inchesox_ I IO Fir SI: I inch m 25.4 mm. a, This table dues ant., pplytn studsor joists spaces) more Than 14 inches ox, h. All studs shall he nominal 2 x 4 and all joints shall have a minim) IhicAncsl, of not less thin, 2 lath s. c. Allowable shuns Car joislc shall be determined in accordance with Ssrtiims 2309.4.-.4 2308.73 and 2:30F.7,2, Based on the above analysis and justifications, we respectfully request your approval of the proposed Alternate Means and Methods to provide a new fire alar with emergency voice/alarm communications system throughout the restaurant, and prescriptive analysis of fire -resistance ratings of the floor/ceiling assemblies in lieu of a new automatic sprinkler system and 1 -hour floor/ceiling assemblies. We thank you in advance for your time and assistance on the matter. If you have any questions, please contact me at +1 714-450-1700 or tvorapani@jensenhughes.com. Sincerely, JENSEN HUGHES Tuk Vorapani, PE, Assoc. DBIA Associate Director Attachment: NBBC Fire Protection RCP Exhibit Approved by, Kevin Bass Fire Marshal Newport Beach Fire Department Page 4 of 4 I June 2019 I Rev 2 jensenhaghes.COm