HomeMy WebLinkAboutFile Documents.614 North St.0248.2017.ARBKBuildingComment1
The condensing units mentioned in the
narrative should be shown on your
elevations and site plan.
614 W North Aspen Design Narrative 9-14-17.pdf (1)
Subject: PlanCheck
Page Label: 6
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
FP Response: Gas and electric meters are not being moved. Utility meters are now shown on all site plans. REF: Keynote 22 on A-001, A-201X, A-201 and A-202.
Are the gas and electric meters being
moved? There are not shown here on
proposed plan where they were
located on the existing site plan.
Please show the utility meters on the
proposed plan and in the elevations.
Architectural Permit Set.614 W North St.2017.10.pdf (32)
Subject: PlanCheck
Page Label: 9
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Provide total gross area (exterior+
interior) for both the existing and
proposed tables.
FP Response: Total gross area has been provided in both the existing and proposed gross area floor calculation legends. REF: A-004X and A-004.
Subject: PlanCheck
Page Label: 10
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Stairways are not excluded in your
gross area measurements.
FP Response: Both existing and proposed gross area calculations include stairways. Graphics for gross area plans have been updated. REF: A-004X and A-004.
Heating, ventilating and air-conditioning
The HVAC system in the residence will consist of the following. Fan Coils for cooling
and supplemental heating and radiant floor heating for 1st stage of heating.
The lower level will have radiant heating installed in the floors. No supplemental heat
would be required for this level. A 300 CFM heat recovery ventilator will be required for
this level to provide for ventilation. Ducts will be routed from the toilet rooms for exhaust and supply to each room with a small 4” supply duct. Exhaust and outside air will be
taken in and/or exhausted through a wall vent.
The main level will have radiant heating and a fan coil installed. The fan coil will be
approximately 2,000 CFM and have a 4 ton condensing unit on the exterior of the
building for cooling. The fan coil will have 4 zones on the main level for separate control. The fan coil shall be variable speed on a VFD so it does not require a bypass damper.
The radiant floor will be the 1st stage of heating. The fan coil shall have a heating water coil installed to cover the outside make up air necessary for the kitchen hood as well as
enough load to make the air temperature from the fan coil reach 95 degrees in the
winter. The condensing unit shall be a minimum 16 SEER similar to the Lennox XC16. The fan coil will be similar to the Lennox CBWMV model sized correctly for the coil and
CFM.
The upper level will have radiant heating and a fan coil installed. The fan coil will be
approximately 1,400 CFM and have a 3 ton condensing unit on the exterior of the
building for cooling. The fan coil will have 4 zones on the upper level for separate control. The fan coil shall be variable speed on a VFD so it does not require a bypass
damper. The radiant floor will be the 1st stage of heating. The condensing unit shall be
a minimum 16 SEER similar to the Lennox XC16. The fan coil will be similar to the Lennox CBWMV model sized correctly for the coil and CFM.
The in-floor radiant heating shall be piped at 10” on center piping at ½” in the floor. Each zone and loop shall be routed to manifold boxes at select locations on each level.
The boiler system described above shall have pumps for each system for injection
pumping, different water temperatures and controls. The domestic water system shall
have a priority call when it is in need of boiler water, it will be first priority and will drive the temperature of the heating water system.
Exhaust fans will be installed at all toilet room locations to provide code required exhaust in those locations.
Grilles, Registers and diffusers will be floor and/or ceiling as required in the spaces. The registers will be installed as near to the outside walls as possible. Linear grilles shall be
10/11/17
The condensing units
mentioned in the
narrative should be
shown on yourelevations and site
plan.
10'-0"
40
3
57
PROPERTY LINE5' REAR SETBACK LINER YARD
BACK
TRASH
Are the gas and
electric meters being
moved? There are not
shown here on
proposed plan where
they were located on
the existing site plan.
Please show the utility
meters on the
proposed plan and in
the elevations.
D
C
APROPERTY LINESETBACK LINEE
B
LOWER LEVELMAIN LEVELUPPER LEVEL
GROSS INTERIOR:
GARAGE
MAIN LEVEL PORCHUPPER LEVEL DECK
GROSS EXTERIOR:
1,131.50 SF1,180.50 SF1,281.00 SF
3,593.00 SF
228.25 SF
102.00 SF69.50 SF
171.5 SF
TOTAL EXISTING GROSS AREA
The floor area within the inside perimeter of the exterior walls ofthe building under consideration, exclusive of vent shafts andcourts, without deduction for corridors, stairways, closets, thethickness of interior walls, columns or other features. The floorarea of a building, or portion thereof, not provided withsurrounding exterior walls shall be the usable are under thehorizontal projection of the roof or floor above. The gross floorarea shall not include shafts with no openings or interior courts.
Commentary: Gross floor are is that area measured within theperimeter formed by the inside surface of the exterior walls. Thearea of all occupiable and non-occupiable spaces, includingmechanical and elevator shafts, toilets, closets, mechanical
IRC - FLOOR AREA GROSS DEF.
EXTERIOR COVERED AREA
DECK
Provide total gross
area (exterior +
interior) for both the
existing and proposed
tables.
2 3 4
D
C
A
1
1,529.00 sq ft
PROPERTY LINE
SETBACK LINE
SETBACK LTYP.E
B
319.00 sq ft
3 4 5 6
D
C
A
1,293.25 sq ft 228.25 sq ft
PROPERTY LINE
SETBACK LINE
PROPERTY LINE
SETBACK LINE PROPERTY LINE5' REAR SETBACK LINE10' REAR SETBA
CK LINE
E
B
SCALE: 1/8" = 1'-0"
PROPOSED LOWER LEVEL GROSS AREA PLAN04'8'16'AN
Stairways are not
excluded in your grossarea measurements.
Subject: PlanCheck
Page Label: 2
Author: justinh
File Name: 614 W North Aspen Design Narrative
9-14-17.pdf
FP Response: Condensing units that were specified in the mechanical narrative are now shown in plan and elevation. REF: A-001, A-201, & A-202
2/27/2018
Subject: PlanCheck
Page Label: 10
Author: justinh
File Name: Architectural Permit Set.614 W
North St.2017.10.pdf
FP Response: All proposed gross area plans have been updated showing covered and uncovered patios correctly. The total proposed gross interior area, including the covered front porch and upper level deck is 4,696 SF, which is under 5,000 gross SF. Fire sprinklers are not required for this residence. REF: A-004X and A-004.
Per your legend these areas are
covered exterior areas but they
are not per the site plans.
Please revise this sheet to
correctly show covered areas
and revise the proposed gross
area table as needed. If the total
proposed gross is over 5,000 SF
then fire sprinklers will be
required to be installed in all
areas where ceilings coverings
are being removed/altered and
the fire service water line must
be installed. If that is the case a
plan showing where sprinklers
will be installed in the home will
be required as well as the civil
plans for the required water line
installation if your current service
line is not sufficient.
Section B makes this area look
like it may be filled in but detail
5/502 calls out crawlspace,
please clarify. If this is
crawlspace show the required
crawlspace access per R408.4.
These measurements should be
made to the face of the exterior
veneer to give the true
dimension of the window well
area, not face of existing wood
framing as the grid line you are
measuring to is labeled. Please
revise for all emergency escape
window wells.
Subject: PlanCheck
Page Label: 19
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Provide the full installation
instructions for this gas
appliance.
FP Response: Full installation instructions for the Montigo Gas Fireplace have been provided. REF: Monitgo Gas Fireplace HLB34 Installation Instructions.
2
2
3
3
4
4
D
C
A
1
1
1,529.00 sq ft
PROPER
T
Y LI
N
E
SETBACK
LINE
SETBTYP.E
B
319.00 sq ft
2
2
3
3
4
4
5
5
6
6
D D
C C
A A
1
1
1,293.25 sq ft 228.25 sq ft
337.00 sq ft
PROPERTY LINE
SETBACK LINE
PROPER
TY LI
NE
SETBACK
LIN
E
PROPERTY LINE
SETBACK LINE PROPE
R
TY LIN
E
5' REAR S
E
TBAC
K
LINE10' REAR
S
ETBA
C
K LINE
E E
B B
1,285.50 sq ft
2 3 4
D
C
A
1
145.00 sq ft
PROPER
T
Y LI
N
E
SETB
ACK
LINE
SETB
E
B
LOWER LEVELMAIN LEVELUPPER LEVELGROSS INTERIOR:
GARAGEMAIN LEVEL PATIOUPPER LEVEL DECK
GROSS EXTERIOR:
1,529.00 SF1,293.25 SF1,285.50 SF4,107.75 SF
228.25 SF656.00 SF145.00 SF
801 SF
TOTAL PROPOSED GROSS AREA
The floor area within the inside perimeter of the exterior walls ofthe building under consideration, exclusive of vent shafts andcourts, without deduction for corridors, stairways, closets, thethickness of interior walls, columns or other features. The floorarea of a building, or portion thereof, not provided withsurrounding exterior walls shall be the usable are under thehorizontal projection of the roof or floor above. The gross floorarea shall not include shafts with no openings or interior courts.
Commentary: Gross floor are is that area measured within theperimeter formed by the inside surface of the exterior walls. Thearea of all occupiable and non-occupiable spaces, includingmechanical and elevator shafts, toilets, closets, mechanicalequipment rooms, etc., is included in the gross floor area. Thisarea could also include any covered porches, carports or otherexterior space intended to be used as part of the building'soccupiable space.
IRC - FLOOR AREA GROSS DEF.
FIRE AREA
The aggregate floor are enclosed and bounded by fire walls, firebarriers, exterior walls, or horizontal assemblies of a building.Areas of the building not provided with surrounding walls shall beincluded in the fire area if such areas are included within thehorizontal projection of the roof or floor next above.
EXTERIOR COVERED AREA
DECK
SCALE: 1/8" = 1'-0"
PROPOSED LOWER LEVEL GROSS AREA PLAN04'8'16'SCALE: 1/8" = 1'-0"
PROPOSED MAIN LEVEL GROSS AREA PLAN
SCALE: 1/8" = 1'-0"PROPOSED UPPER LEVEL GROSS AREA PLAN
Per your legend these areas are covered exterior areas but theyare not per the site plans. Please revise this sheet to correctlyshow covered areas and revise the proposed gross area table asneeded. If the total proposed gross is over 5,000 SF then firesprinklers will be required to be installed in all areas where ceilingscoverings are being removed/altered and the fire service water linemust be installed. If that is the case a plan showing wheresprinklers will be installed in the home will be required as well asthe civil plans for the required water line installation if your currentservice line is not sufficient.
001A
004A
003A
W-2
W-6
8"10'-93/4"31/2"5'-21/2"31/2"15'-6"7'-113/8"31/2"3'-41/4"
11'-71/8"
15'-65/8"
1'-6"1'-6"40'-91/4"33'-51/4"T.O. CONC.91'-0"
T.O. FF91'-2"
BA-302
42
26
52
51 SD CO
SD
SD
SETBACK LINE16'-3 5/8"11'-10 5/8"6 7/8"BEDROOM 2
003
BEDROOM 1001
BATH 2004
AA-301
B
C
Section B makes this
area look like it may
be filled in but detail
5/502 calls out
crawlspace, please
clarify. If this is
crawlspace show the
required crawlspace
access per R408.4.003004W-6
W-1
W-2
7'-7"8"4'-10"8"2'-3"8"8"
15'-43/4"31/2"8'-101/2"33'-51/4"8'-11"5'-6"2'-11"3'-0"7'-7"T.O. CONC.91'-0"
T.O. FF91'-2"2626 27
9
PROPERTY LINE
SETBACK LINE
GRID TO EXTERIOR FACE OFEXISTING WOOD FRAMING
GRID TO EXTERIOR FACE OFEXISTING WOOD FRAMING
BEDROOM 3008
AA-301
3A-201
E
D
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
SAFETY GL
RADON VEN
EXISTING H
VERTICAL M
STANDING S
SYNTHETIC
EMERGENCPER IRC R3
DWELLING-PER IRC R3
BARS, GRILESCAPES A
LINE OF EX
DRIVEWAY
EXTERIOR D
HANDRAIL P
GUTTER
SNOW STO
PANEL TO B& REQUIRE
SEWAGE EJ
ELECTRICA
DOWNSPOU
PROPOSED
FLAT ROOF,
LIGHTWELLSNOWMELT
DWELLING-PENETRATI
GAS + ELEC
ROOF OVER
GLASS GUASUPPORT P
DRYER FLU
LINE OF FO
These measurements should be
made to the face of the exterior
veneer to give the true
dimension of the window well
area, not face of existing wood
framing as the grid line you are
measuring to is labeled. Please
revise for all emergency escape
window wells.
114115
113
W-43'-310'-051/2"2'-10"51/2"9'-11/4"4'-65/8"T.O. PLY100'-0"
T.O. FF100'-2"
9
27
28
29
57
MONTIGO GAS FIREPLACE:H SERIES HLB34 LINEAR BURNER
LIVING RO
107
Provide the full
installation instructions
for this gas appliance.
Subject: PlanCheck
Page Label: 18
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
FP Response: Grid 6 is referencing the main level framing above. For clarification, enlarged plans of the lightswells have been provided with dimensions to the exterior veneer. REF: A-101 & A-402.
Subject: PlanCheck
Page Label: 18
Author: justinh
File Name: Architectural Permit Set.614 W
North St.2017.10.pdf
FP Response: This area will be utilized as conditioned space. Our initial submittal showed a crawl space, which was
unpractical to construct, as there is existing space below grade currently. Detail number has been updated from 5/502
to 4/502. REF: A-101X, A-101, A-302, A-502
2/27/2018
Subject: PlanCheck
Page Label: 19
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
On the detail for W3 you note
that W3 are existing walls being
refinished and re-insulated, that
is not the case here as these are
completely new walls in these
locations. Revise these
references on all floor plans,
sections, details, etc. Provide a
detail for the new exterior walls
and be sure to demonstrate how
the required continuous air
barrier will be tied into the
existing air barriers in the
existing walls. Also be sure to
demonstrate how this are barrier
will transition to differing
materials such as where it ties to
the foundation and roof.
Subject: PlanCheck
Page Label: 21
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Show your section grid lines on
the roof plan.
FP Response: Section markers have been made visible. REF: A-104.
Subject: PlanCheck
Page Label: 21
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Snow stops are required in this
location as well as this sheds onto
the upper level deck.
FP Response: A snow stop has been add to the section of roof above the upper level deck. REF: Keynote 35 on A-104 and A-201.
Subject: PlanCheck
Page Label: 21
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Identify all roof penetrations and
venting terminations on the roof
plan, both DV gas appliances as
well as the radon vent
termination should be shown.
Subject: PlanCheck
Page Label: 21
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Overflow scuppers or secondary
drains are required per
R903.4.1.
FP Response: Overflow drain to be provided on West side of deck per IRC R903.4.1. REF: A-103115103
116
101B
101A
117102101W-6
W-6
W-3
W-3
W-6BA-302
4'-2"3'-77/8"25'-31/8"51/2"3'-81/2"51/2"3'-23/8"51/2"5'-05/8"31/2"1'-87/8"31/2"16
33'-51/4"10'-01/4"3'-31/2"16'-10"9'-11/4"51/2"2'-10"51/2"16'-41/2"51/2"1'-11"1'-91/2"5'-6"4'-0"4'-65/8"27'-103/4"15'-81/4"31/2"5'-113/8"31/2"4'-51/4"31/2"5'-67/8"2'-31/2"6'-5"31/2"4'-11/4"31/2"3'-41/2"4'-11"4'-11"3'-2"1'-6"1'-6"T.O. PLY100'-0"
T.O. FF100'-2"
AA-301
1A-201
LINE OF ROOFABOVE LINE OF WALLABOVE 27
9
28
29
5
53
53
57
ROPERTY LINEGRID TO EXTERIOR FACEOF NEW WOOD FRAMINGGRID TO EXTERIOR FACE OFEXISTING WOOD FRAMINGGRID TO EXTERIOR FACE OFEXISTING WOOD FRAMING2'-4 5/8"'-10 5/8"PORCH
PATIO
PWDR102
ENTRY101
W-3
E
D
B
C
5'-0"31/2"4'-11/4"31/2"
WINE
On the detail for W3 you note that W3 are existing walls
being refinished and re-insulated, that is not the case hereas these are completely new walls in these locations.
Revise these references on all floor plans, sections,details, etc. Provide a detail for the new exterior walls and
be sure to demonstrate how the required continuous airbarrier will be tied into the existing air barriers in theexisting walls. Also be sure to demonstrate how this are
barrier will transition to differing materials such as where itties to the foundation and roof. PROPERTY LINEShow your section grid
lines on the roof plan.
51
UPPER LEVELDECK BELOW 12:12 12:1212:12
12:12
12:12
12:12
1:12
1:12
33
33
35
35
Snow stops are
required in this
location as well as this
sheds onto the upper
level deck.
8"81/8"
35 38 23
Identify all roof
penetrations and
venting terminations
on the roof plan, both
DV gas appliances as
well as the radon vent
termination should be
shown.
1A-201
17'-4"16'-17/8"1'-21/8"8 3'-5 8 9'-4
51
UPPER LEVELDECK BELOW
E
D
1:12
1:12
14
33
33
35
35
Overflow scuppers or
secondary drains are
required per R903.4.1.
FP Response: A new assebmly W-4 has been added to the project on sheet A-501. This assembly has continuous insulation on the exterior. W-5 has also been updated to have continuous insulation on the exterior. All floor plans, sections, and details have been updated to show these revised assemblies. Detail 11 on Sheet A-502 demonstrates the connection between the existing stud wall and propsed wall with continous insulation. REF: A-102, A-103, A-301, A-302, A-303, A-501, A-502
FP Response: All roof penetrations
and venting terminations have been located. REF: A-104
2/27/2018
Subject: PlanCheck
Page Label: 22
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Show all venting terminations on your
elevations (dryer exhaust, bath fans, etc.).
Be sure they comply with the requirements
of IMC 501.3.1 for exhaust termination
location.
Subject: PlanCheck
Page Label: 22
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Window fall protection required per
R312.2.1, note this requirement on either the
window schedule or elevation and provide a
cutsheet for the opening control device.
FP Response: Window fall protection will be provided per R312.2.1 on windows 208, 209, and 210. REF: A-201,A-202, A-601, & A-602
Subject: PlanCheck
Page Label: 23
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Subject: PlanCheck
Page Label: 25
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
This is not the correct wall reference per the
floor plan.
FP Response: Wall tag has been updated to reflect the correct assembly. REF: A-101, A-301, and Detail W-1 on A-501.
Subject: PlanCheck
Page Label: 25
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
This is not the correct wall reference per your
floor plan. W1 does not meet the prescriptive
insulation requirements for a basement wall.
FP Response: Wall tag has been updated to reflect the correct assembly. All existing foundation walls are either being demolished or underpinned. REF: A-101, A-301 and Detail W-2 on A-501.
E D
SETBACK LINET.O. EXISTING RIDGE"PROPERTY LINEShow all venting terminations on your
elevations (dryer exhaust, bath fans,
etc.). Be sure they comply with the
requirements of IMC 501.3.1 for
exhaust termination location.
35
38
46
37
43
40
18
210
55
61
SGWindow fall protection
required per R312.2.1,
note this requirement
on either the window
schedule or elevation
and provide a cutsheet
for the opening control
device.
105
207
208
106
209
35
37
10
38
9
28
58
60
29
SG
SG
Window fall protection
required per R312.2.1,
note this requirement
on either the windowschedule or elevation
and provide a cutsheet
for the opening control
device.
W-2
1
A-502
3
A-502
EXISTING LOWER LEVEL
T.O. CONC. 91'-0"
EXISTING MAIN LEVEL
T.O. PLY 100'-0" = 7891'-9"
68
69
70
71
72
73
74
75
76
77
78
79
This is not the correct
wall reference per the
floor plan.
W-1
1
A-502
This is not the correct
wall reference per
your floor plan. W1
does not meet the
prescriptive insulation
requirements for a
basement wall.
Window fall protection required per
R312.2.1, note this requirement on either the
window schedule or elevation and provide a
cutsheet for the opening control device.
FP Response: Window fall protection will be provided per R312.2.1 on windows 208, 209, and 210. REF: A-201, A-202, A-601, & A-602
FP Response: All venting terminations have
been located and labeled in the elevation drawings. REF: A201-, A-202, & A-202.
2/27/2018
Subject: PlanCheck
Page Label: 25
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Reference a detail for the garage ceiling
that shows the required dwelling
separation between the garage and the
bedroom above. Include that reference on
section B as well.
FP Response: Existing floor structure to remain. Ceiling finish to be replaced with Type C Gyp. REF: A-301, 500-A, & F-4 on A-501
Subject: PlanCheck
Page Label: 25
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
This reference is incorrect, W2 is a
concrete foundation wall. Please revise.
FP Response: Wall tag has been updated to reflect the correct assembly. REF: A-102, A-301, & W-4 on A-501.
Subject: PlanCheck
Page Label: 26
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Incorrect reference for a basement wall.
FP Response: Wall tag has been updated to reflect the correct assembly. REF: A-102, A-302, and Detail W-2 on A-501.
Subject: PlanCheck
Page Label: 26
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Incorrect reference for your basement
wall.
FP Response: Wall tag has been updated to reflect the correct assembly. REF: A-102, A-302, & W-2 on A-501.
Subject: PlanCheck
Page Label: 26
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
This is not an existing wall.
FP Response: Wall tag has been
updated to reflect the correct assembly. REF: A-102, A-302, & W-4
on A-501.
N GARAGE
107W-5
A-502
8A-502
R-1
105/8"209
EXISTING
EXISTING UPPE10'-111/2"Reference a detail for
the garage ceiling that
shows the required
dwelling separation
between the garage
and the bedroom
above. Include that
reference on section
B as well.
ENTRY
101
BEDROOM 2
W-2
7A-502
6A-502
R-2 F-3
This reference is
incorrect, W2 is a
concrete foundation
wall. Please revise.
W-1
1
A-502
5
A-502
EXISTIN
Incorrect reference for
a basement wall.
W-1
A-502
1A-502
Incorrect reference for
your basement wall.
W-3
4
A-502
EXISTING UPPER LEVEL
T.O. PLY 109'-6"
EXISTING UPPER LEVEL STEP
This is not an existing
wall.
2/27/2018
Clearly show the handrails on the details
for each level and show compliant
terminations or continuity between levels.
These details do not show it well and I
cannot tell if it is intended to be
continuous between levels or terminate at
each landing.
Subject: PlanCheck
Page Label: 28
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Open risers must restrict the opening to 4"
where 30" or more above the floor below.
FP Response: Open risers have been revised to restrict openings to 3 5/8". REF: A-401.
Subject: PlanCheck
Page Label: 30
Author: justinh
File Name: Architectural Permit Set.614
W North St.2017.10.pdf
Subject: PlanCheck
Page Label: 30
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Provide documentation that your
proposed roof/roof deck assemblies are
class A (UL listing, ESR report, etc.).
Subject: PlanCheck
Page Label: 31
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Not an existing wall per where this is
referenced on section B.
FP Response: Wall tag has been updated to reflect the correct assembly. REF: A-102, A-302, Detail W-4 on A-501, and Intersection Detail 5 onA-502.
111
6'-01/4"
2'-111/4"11/2"2'-111/2"75/8"9'-61/4"14 R @ 7 3/4" = 9'-0"
DNUP
3'-11"11"EA-401
EA-401
009A
11"3'-0"1/4"3'-0"
UP
TYP.EA-401
201B
205A
2'-111/4"11/2"2'-111/2"10'-55/8"DN
14 R @ 7 3/4" = 9'-0"11"MASTER CLO 2
EA-401
75/8"45/8"3/4"43/4"5'-51/2"
11/2"
21/2"77/8"4'-15/8"4"CLOSED STAIR
OPEN RISERW/ WOOD TREADS
STEEL STRINGER
STEEL HANDRAILPER CODE (TYP)
STEEL HANDRAILPER CODE (TYP)TYP.YP.4'-51/2"2"15'-8"0 1'2'4'SCALE: 1/2" = 1'-0"2 MAIN LEVEL STAIR
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
WILDLIFE-RESISTANT TRASH ENCLOSURE PER26.575.020.E.5.t
BUILDING CONNECTION PER 26.575.020.F.4.a
SAFETY GLAZING
RADON VENT PIPE
EXISTING HORIZONTAL WOOD SIDING TO BE REPAINTED
VERTICAL METAL SIDING TBD
STANDING SEAM ROOF
SYNTHETIC SHINGLE
EMERGENCY ESCAPE AND RESCUE DOORSPER IRC R310.3
DWELLING-GARAGE FIRE SEPARATIONPER IRC R302.6
BARS, GRILLS, COVERS, SCREENS OVER EMERGENCYESCAPES AND RESCUE OPENING PER RDS 310.4
LINE OF EXTERIOR WALL BELOW
DRIVEWAY TO REMAIN
EXTERIOR DECK MATERIAL TBD
HANDRAIL PER IRC 311.7.8 & 311.7.8.1 MIN HEIGHT 34"
AC UNITS
GUTTER
SNOW STOPS / SNOW FENCE
PANEL TO BE NON-LOCKING FLIP-UP GRATE& REQUIRE NO MORE THAN 15 LBS OF FORCE TO OPEN
SEWAGE EJECTOR ACCESS LOCATION
ELECTRICAL PANEL LOCATION
DOWNSPOUT
PROPOSED GRADE
FLAT ROOF, SLOPED 1/4" PER 1' FOR DRAINAGE
LIGHTWELL MINIMUM OPENING AREA PER IRC R310.2.1SNOWMELT PER IRC 310 LIFE & SAFETY
DWELLING-GARAGE OPENING ANDPENETRATION PROTECTION PER IRC R302.5
GAS + ELECTRIC METERS
ROOF OVERHANG
GLASS GUARD SAFETY GLAZED PER IRC 308.4 &SUPPORT POINT LOAD PER IRC 301.5
DRYER FLUE VENT; TYP
LINE OF FOUNDATION BELOW
FALL PROTECTION PROVIDED PER R612.2
1/4" PER 1' SLOPE
GAS LANTERNS BEVOLO CONTEMPORARY SERIES
ASPHAULT SHINGLES TO BE REPLACED
BRICK TO MATCH PAVER TBD
LINE OF PROPOSED GRADE
2" CURB TYP.
HOSE BIB
LADDER AND STEPS PER IRC R310.2.3.1
1/2 POINT FROM EAVE TO RIDGE
1/3 POINT FROM EAVE TO RIDGE
RADON VENT PIPE
ID
01
02
03
CO
PRO
DRA
DAT
04
Clearly show thehandrails on the detailsfor each level andshow compliantterminations orcontinuity betweenlevels. These detailsdo not show it well andI cannot tell if it isintended to be
continuous betweenlevels or terminate ateach landing.
205A75/8"45/8"4'-15/8"4"OPEN RISER
W/ WOOD TREADS
STEEL STRINGER
STEEL HANDRAIL
PER CODE (TYP)TYP.Open risers
must restrict
the opening
to 4" where
30" or more
above the
floor below.
PER PLAN
W-3
ER
EXT
PER PLAN
W-4
EXTERIOR WOOD WALL W/ MASONRYR-21
BRICK
AIR SPACE
SPRAY APPLIED CLOSED CELL FOAM INSULATION; R-6.25 PER 1"
DRAINAGE MAT
GYP
FELT BUILDING PAPER
WATER RESISTIVE BARRIER
SHEATHING REF STRUCT
F-2
E
F-3
DECK OVER CONDITIONED SPACER-50
This detail does not meet the
prescriptive insulation requirements
of a wood frame exterior wall.2"FINI
CON
SCR
RIG
VAP
T.O.SLAB
CEILING PER PLAN
FINISH FLOOR PER PLANS
WARMBOARD SHEATHING REF STRUCT
EXISTING JOIST TO REMAIN VERIFY IN FIELD
SOUND INSULATION
T.O.SUBFLOOR
R-1
T.O.SHEATHING
SLOPE PERPLAN
EXISTING ASPHALT SHINGLE ROOFR-49
CLASS A RATED UNDERLAYMENT
FULLY ADHERED ROOF MEMBRANE
SHEATHING REF STRUCT
SPRAY APPLIED CLOSED CELL FOAM INSULATION;R-6.25 PER 1"
RAFTER REF STRUCT
CEILING PER PLAN
STANDING SEAM
STANDING SEAM METAL ROOFR-49R-2
T.O.SHEATHING
SLOPE PERPLAN
FINISH MATERIAL PER PLAN
TAPERED RIGID INSULATION
SPRAY APPLIED CLOSED CELL FOAMINSULATION; R-6.25 PER 1"
JOIST PER STRUCT.
DRAINAGE MAT
5/8" GYP
SHEATHING RE: STRUCTURAL
WATERPROOF MEMBRANE
Provide documentation that your proposedroof/roof deck assemblies are class A (UL
listing, ESR report, etc.).
F-2
W-3
FF-1
PRESSURE TREATED SILL PLATRE: STRUCTURAL
LEDGER
RE: STRUCTURAL
EXTERIORINTERIOR
= 1'-0"
& EXTERIOR WALL TRANSITION
Not an existing wall per
where this is referenced
on section B.
Subject: PlanCheck
Page Label: 28
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
FP Response: All stair details have been revised to better illustrate the handrails with their
continuity and terminations. REF: A-401.
This detail does not meet the prescriptive
insulation requirements of a wood frameexterior wall.
FP Response: W-4 and W-5 assemblies
have been updated to meet the prescriptive insulation requirements of a
wood framed wall. REF: Detail W-4 and Detail W-5 on A-501.
FP Response: Documentation has been provided showing that the roof/roof deck assemblies are class A. REF: A-501 & Specification sheets provided for each assembly.
2/27/2018
Subject: PlanCheck
Page Label: 31
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Not showing a continuous air barrier.
Lower wall (W3) is incorrect as that is not
an existing wall per the floor plans.
FP Response: Wall tag has been updated to reflect the correct assembly. REF: A-102, A-302, Detail W-4 on A-501, and Intersection Detail 7 on A-502.
In multiple details, sections, and on the
floor plans you are making reference to
W3 for an existing exterior wall where that
is not the case. These two details are
new exterior walls per where they are
being referenced in the sections and
need to be referenced correctly and
consistently throughout your plans. The
majority of south exterior wall is new.
Make sure these incorrect references are
corrected throughout your plan set.
Provide a detail for the new exterior walls
being proposed. All new exterior walls
need to show a continuous air barrier to
be tied into the existing construction,
foundation, and roof construction and
meet the residential insulation
requirements.
This door must meet the requirements of
R302.5.1 as a opening between the
garage and residence. Call out the
compliant material or fire rating of the
door and note the requirement for a self-
closing device.
Subject: PlanCheck
Page Label: 34
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
Per the sections all floor/ceiling
assemblies have insulation within them
so all recessed cans will be required to be
IC rated. Note this requirement on your
RCPs. Also note the requirement that all
recessed light fixtures placed in the
thermal envelope will be IC rated and air
sealed.
FP Response: A general note has been added to all RCP Plans noting the requirement of all recessed light fixtures placed in the thermal envelope being IC rated and air sealed. REF: General Notes on A-701, A-702, and A-703.
W-3
W-3 F-2FF-1F-3
PRESSURE TRESTED SILL PLATERE: STRUCTURAL
FLASHING
SLOPED 1/4" PER FOOT FOR DRAINAGE
INTERNAL DECK DRAIN
HANGERRE: STRUCTURAL
PRESSURE TRESTED SILL PLATERE: STRUCTURAL
BLOCKINGRE: STRUCTURALWIDE FLANGE BEAMRE: STRUCTURAL
EXTERIOR INTERIOR
INTERIOREXTERIOR
(EX) RAFTERS - V.I.F
INTERIOR
6SCALE: 1" = 1'-0"7 DECK & EXTERIOR WALL TRANSITION
SCALE: 1" = 1'-0"10 ROOF AT RIDGE
Not showing a
continuous air barrier.
Lower wall (W3) is
incorrect as that is notan existing wall perthe floor plans.
F-2
W-2
W-3
FF-1
HANGERRE: STRUCTURAL
EXISTING JOISTRE: STRUCTURAL
PRESSURE TREATED PLATERE: STRUCTURAL
INTERIOR
CRAWLSPACEW-2
FF-1
W-3
HANGERRE: STRUCTURAL
TOP PLATERE: STRUCTURAL BEAMRE: STRUCTURAL
BLOCKINGRE: STRUCTURAL
SILL PLATERE: STRUCTURAL
FLASHING
DRAINAGE
EXTERIOR INTERIOR
INTERIOR
F-3 F-2
SCALE: 1" = 1'-0"8 ROOF @ EXTERIOR WA
LE: 1" = 1'-0"
OOF @ EAVE
In multiple details, sections,
and on the floor plans you
are making reference to W3
for an existing exterior wall
where that is not the case.
These two details are new
exterior walls per where they
are being referenced in the
sections and need to be
referenced correctly and
consistently throughout your
plans. The majority of south
exterior wall is new. Make
sure these incorrect
references are corrected
throughout your plan set.
Provide a detail for the new
exterior walls being
proposed. All new exterior
walls need to show a
continuous air barrier to be
tied into the existing
construction, foundation,
and roof construction and
meet the residential
insulation requirements.
101 104 201 201 202
B A A B A
---
PWDR KITCHEN MASTER BEDROOM MASTER BEDROOM SITTING ROOM
ENTRY GARAGE
2'-4"x7'-6"3'-0"x6'-8"2'-8"x8'-0"2'-8"x8'-0"2'-8"x6'-8"
---
2'-6"3'-2"2'-10"2'-10"
2'-6"7'-7"3'-2"6'-9"2'-8"8'-0"2'-10"8'-1"2'-10"
PLAN
2'-10"2'-10"2'-10"
View from Opening Side
2'-10"6'-9"2'-10"6'-9"2'-10"
This door must meetthe requirements ofR302.5.1 as a opening
between the garageand residence. Callout the compliantmaterial or fire ratingof the door and note
the requirement for aself-closing device.
5 6
C
W
LIGHT FIXTU
1. ALL LIGHTING AND
WITH CURRENT LOC2. SMOKE AND CARBLOCATIONS ARE SHOINSTALLER TO REFECOMPLIANCE OF HA
GENERAL NO
RECESS
RECESS
PENDAN
WALL-MO
LIGHT FIXTU
ENERGY EFFICIE
Per the sections all floor/ceiling assemblies have
insulation within them so all recessed cans will be
required to be IC rated. Note this requirement on
your RCPs. Also note the requirement that all
recessed light fixtures placed in the thermal
envelope will be IC rated and air sealed.
Subject: PlanCheck
Page Label: 31
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
FP Response: A new assebmly W-4 has been added to the project on sheet A-501. This assembly has continuous insulation on the exterior. W-5 has also been updated to have continuous insulation on the exterior. All floor plans, sections, and details have been updated to show these revised assemblies. Detail 11 on Sheet A-502 demonstrates the connection between the existing stud wall and propsed wall with continous insulation. REF: A-102, A-103, A-301, A-302, A-303, A-501, A-502
Subject: PlanCheck
Page Label: 33
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
FP Response: Door 104A will have a minimum 20-minute fire-rating to be used for circulation between the kitchen and garage. REF: A-603.
2/27/2018
Subject: PlanCheck
Page Label: 34
Author: justinh
File Name: Architectural Permit Set.614 W North
St.2017.10.pdf
FP Response: Exhaust fans have been added to all bathrooms and toilet rooms. Where applicable, exhaust fans are directly above toilets. REF: A-701, A-702, and A-703.
Show bath exhaust fans in all
required locations. If the toilet is
located within a separate
enclosure as it is in this instance
you must provide a fan for both
the toilet room and one in the
main room for the shower.
Subject: PlanCheck
Page Label: 3
Author: justinh
File Name: Special Inspection and Testing Agreement614
W North St.2017.10.pdf
You are missing signatures on this
form for the structural welding
shown in the structural plans.
Special Inspection and Testing Agreement614 W North St.2017.10.pdf (1)
C
C
C
C CC
C
CC
CC
CC
CC
W
C
C
99'-3 3/8"FLAT
99'-3 3/8"FLAT
99'-3 3/8"FLAT
MEDIA005
BEDROOM 4006
BATH 3007
BEDROOM 3008
Show bath exhaust fans in all required locations. If the
toilet is located within a separate enclosure as it is in
this instance you must provide a fan for both the toilet
room and one in the main room for the shower.
3
G.Building Department Responsibilities
1.Approve special-inspection program. The building department shall approve allspecial inspectors and special-inspection requirements.
2.Enforce special inspection. Work requiring special inspection and the buildinginspector shall monitor the performance of special inspectors. His\Her approval, inaddition to that of the special inspector, must be obtained prior to placement of concrete,covering of structural steel, or other similar materials.
3.Review inspection reports. The building official should review special-inspectionprogress and final reports.
4.Perform final inspection. The building official should perform the final inspection andapproval for a project [IBC Sec. 109.3.1] after the final special-inspection report has beenreviewed and approved.
Project Address: __________________________________ Permit Number:______________________
ACKNOWLEDGMENTS
I have read and agree to comply with the conditions of this agreement.
Special Inspection Agency:
__________________________
Owner:
__________________________
Engineer/ Architect:
__________________________
Contractor:
__________________________
Approved Fabricator:
__________________________
Inspected Fabricator:
__________________________
(circle one) CITY OF ASPEN PITKIN COUNTY:
Signature:
__________________________
Signature:
__________________________
Signature:
__________________________
Signature:
__________________________
Signature:
__________________________
Signature:
__________________________
Signature:
__________________________
Printed Name:
__________________________
Printed Name
__________________________
Printed Name:
__________________________
Printed Name:
__________________________
Printed Name:
__________________________
Printed Name:
__________________________
Printed Name:
__________________________
Date:
__________________________
Date
__________________________
Date:
__________________________
Date:
__________________________
Date:
__________________________
Date:
__________________________
Date:
__________________________
Nicholas Hayman 10/2/17
Andrew Mishmash 10/2/2017AM2 Inc
Forum Phi Steev Wilson 10/3/17
10/11/17
You are missing
signatures on this form
for the structural
welding shown in the
structural plans.
FP Response: A signature for structural welding will be provided at the time of permit issuance.
2/27/2018