HomeMy WebLinkAboutFile Documents.813 W Smuggler St.0253.2018 (12).ARBKColorado Code Consulting, LLC
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Plan Review Report
Project: New SFD
Project Location: City of Aspen 813 W Smuggler 0253.2018.ARBK
Date of Review: 6-11-19
Based on Plans Dated: 3-19-19
Architect: Robert Sinclair
Review Contact: Bldg. Chuck DeVorss edevorss@coloradocode.net 303/895-0647
Energy-Gil Rossmillergilrossmiller@coloradocode.net303-901-3599
Project Information
Occupancy
Classification: SFD
Type of Construction: Conventional
Total Floor Area: 5191
Height (Stories/Feet): 2/28’-5” to top of chimney
Automatic Fire Sprinklers Yes
Codes Used For Review
Edition Code
2015 International Residential Code (Ord. 40
series 2016)
2017 National Electrical Code
Notice
This cursory plan review is based on the codes above and represents a list of corrections
necessary to comply with the requirements contained within them. This review is not a building
permit. The local jurisdiction is responsible for issuing the appropriate permits based on this
review. The approval of plans and specifications does not permit the violation of any section of
any federal, state or local regulations. All comments in this report are based on the information
provided on the drawings and supporting documentation provided for review. Colorado Code
Consulting, LLC does not accept any responsibility for any condition that was not known at the
time of this report. We reserve the right to amend this report if additional information is received.
This report does not purport to review, interpret, apply, or certify compliance with the accessibility
requirements set forth within the Americans with Disabilities Act (ADA). The application,
interpretation and enforcement of the ADA are vested with the Federal Department of Justice.
Applicants are encouraged to seek professional review to ensure compliance with the ADA.
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Review Comments
The items noted below with a comment number (B-1, B-2 etc.) are items that need to be corrected
to show compliance with the applicable codes. Please provide a written response indicating where
the corrections are made on the plans. This will speed up the second review process.
BUILDING CODE COMMENTS
B-1 Plans indicate 1 hr. rated “area separation” for mechanical room/house and garage/house.
Please clarify and/or provide a copy of the assembly on the plans for inspector and contractor’s
use if truly 1-hour assemblies, otherwise:
· The required separation between the Garage and the adjacent Living Space requires a
single layer of ½” gyp board on the common walls. A single layer of ⅝” Type “X” gyp
board is required on the ceiling with a single layer of ½” gyp board on any system
supporting the floor/ceiling above where there is habitable space. [Table R302.6]
B-2 The only reference to stairs rise and run, dimensions etc. is on the lower level reflective ceiling
plan 10.5:7.5 (assuming stair rise and run) is shown on the steps going down and what appears
to be glass guards on elevation drawings. Please provide stair/guard details/notes on floor or
building section plans for contractor and inspector’s use in the field.
· Stairs must have a minimum tread of 10” and a maximum riser of 7¾“. A minimum
width of 36” must be provided above the handrails with an allowable reduction in
width of 4 ½” for each handrail provided measured at and below the handrail. At least
one graspable handrail must be provided 34” to 38” above the tread nosing which is
continuous from the top to bottom risers when the stair has four or more risers.
[R311.7]
· Guards at the stair openings, landings and other open changes in elevation greater
than 30” within 36” must be provided to a minimum height of 36”. Balusters or
openings must be spaced to prevent passage of a 4” sphere. At the open side of
stairs, the height may range from 34” to 38” and the openings provided must be
spaced to prevent passage of a 4⅜” sphere. [R312]
B-3 Please provide details on the plans that demonstrate compliance with the Skylight requirements
of section R308.6 of the 2015 International Residential Code.
B-4 The garage floor is required to sloped to facilitate the movement of liquids toward the main
vehicle entry doorway. [R309.1] The plans show floor slopes to a drain. Please indicate where
the drain terminates
Structural Review Comments:
The scope of this review is limited to the structural plans, structural calculation package,
and structural coordination with geotechnical information provided.
Geotechnical Report:
Structural Plan Comments:
S-1 Sheets S0.1 & S3.1; General Notes C. Concrete; The notes list 20% fly ash minimum.
What is the maximum percentage of fly ash allowed? For Fly Ash requirements, see
IRC 2015 Section R608.5.1, Materials for Concrete, and ACI 318-14 Section 19.3.3.4
and Section 26.4-2.2(b).
S-2 Sheets S0.1 & S3.1; General Notes D. Foundations; The notes list the “passive”
equivalent fluid lateral earth pressure as 50 pcf. Please revise this to “active” pressure.
S-3 Sheet S0.1 & S3.1; General Notes G. Steel; The notes reference ASTM A325 bolts.
ASTM A325 (and others) were officially withdrawn and replaced by ASTM F3125, in
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which A325, etc., now become a grade under the ASTM F3125 specification. Please
revise this reference.
S-4 Sheet S3.1, Details 3 & 7; The Geotechnical Report requires granular backfill against
retaining walls for the 50 pcf active pressure. Normally, this granular backfill will need to
slope from the bottom of the foundation away from the wall to achieve the 50 pcf active
pressure. This does not appear possible because of the closeness of the micropile wall.
Please verify with the geotechnical engineer that the 50 pcf design soil pressure is
adequate.
S-5 Sheet S3.1, Details 2 & 3; Please verify that a tension lap is specified at wall verticals,
and that the tension bar development in the footing is adequate.
S-6 Sheet S3.2, Detail 26; Please verify that the wood joists are spaced at 12” o.c. at all
glass guardrail locations or modify this detail.
ENERGY CODE COMMENTS
EN-1 Refer to sheet M-5:
a. Sequence of control #5: The current control does not comply with section R403.5.1.1.
The domestic hot water pump shall start based on the identification of a demand for
hot water within the occupancy. The controls shall automatically turn off the pump
when the water in the circulation loop is at the desired temperature and when there is
no demand for hot water. Please revise.
EN-2 Refer to the REScheck:
a. Indicates an R-50 ceiling above the yoga, sump and storage rooms. The construction
documents do not indicate any type of insulation detail. Please provide a construction
detail for the ceiling above these rooms. The floor above appears to be the front porch
and steps.
b. Indicates several R-50 roof assemblies. The construction plans show one type on the
detail sheets and another type on the section sheets. The manual J and the roof dew
point calculation indicate an R-70 roof assembly. Please coordinate and revise
documents as needed.
c. Indicates an R-3.6 continuous insulation on the above grade walls. The construction
plans indicate an R-5. Please coordinate.
d. Indicates an R-19 batt insulation. We are not aware of an R-19 batt that fits into a 5.5”
cavity. Revise the REScheck with the compressed value.
e. Indicates a U-factor of 0.32 for all fenestrations. The window documentation indicates
several U-factors. Please verify the fenestrations to be used and revise the REScheck
EN-3 There are several details on the detail sheets. However, the locations of these details are
not referenced on the floor plans or sections. Please indicate on the floor and/or the section
plans where the details would apply.
Refer to sheet 8.4: The air barrier details in table R402.4.1.1 incorporate more than just the
exterior sheathing. The fireplace and chase at the guest master closet areas as an
example. Please provide construction details.
Please either clarify, demonstrate code compliance on plans
or add the following general notes to the plans.
B-5 Main level plan indicates hinged egress grates over the lightwells. Per amended city code:
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B-6 Window wells with a vertical depth greater than 44 inches shall be equipped with a permanently
affixed ladder or steps usable with the window in the fully open position. Ladders or steps
required by this section shall not be required to comply with Sections R311.7 and R311.8.
Ladders or rungs shall have an inside width of at least 12 inches, shall project at least 3 inches
from the wall and shall be spaced not more than 18 inches on center vertically for the full height
of the window well. R310.2.1
B-7 Window wells shall be designed for proper drainage by connecting to the building’s foundation
drainage system required by Section R405.1 or by an approved alternative method.
B-8 Provide a nonabsorbent surface and water-resistant backing in tubs and showers to a minimum
height of 6’-0”. Backing for adhesive application to be cement board if ceramic tile or other
required nonabsorbent finish material is used. [R702.3 & R702.4]
B-9 Where floor/ceiling or roof/ceiling framing exceeds 16” on center, ½” sag-resistant or ⅝” drywall
is required. Drywall orientation is to be perpendicular to the framing members. [Table
R702.3.5]
B-10 Floor assemblies shall be provided with a 1/2-inch gypsum wallboard membrane, 5/8-inch wood
structural panel membrane, or equivalent on the underside of the floor framing member.
R302.13
B-11 Enclosed accessible space under stairs shall have walls, under-stair surface and any soffits
protected on the enclosed side with 1/2-inch (12.7 mm) gypsum board. [R302.7]
B-12 Ties supporting anchored veneer must be provided to support no more than 2.67 sf of veneer
per tie and spaced no more than 24” on center vertically and 32” horizontally. [R703.7.4.1]
M&P
M-1 Gas shutoff valves shall be located the same room within 6 feet of the appliance to provide
access for operation and shall be installed to be protected from damage. IRC G2420.1.3
M-2 The shutoff valve shall be installed upstream of the union, connector or quick disconnect device
it serves. Such shutoff valves shall be provided with access. Appliance shutoff valves located in
the firebox of a fireplace shall be installed in accordance with the appliance manufacturer’s
instructions. IRC G2420.5.1
M-3 Floor drains must be of the deep seal design with a minimum liquid seal of 2” to 4” or be provided
with a trap primer. Floor drains installed in structural wood floors must be full bodied drains at
least 6” in diameter at the strainer or a listed floor sink. [P3201.2, P2719]
M-4 The waste line from a domestic dishwasher must discharge indirectly through an air gap or air
break into a standpipe, a waste receptor, a wye-branch fitting on the tailpiece of the kitchen
sink drain or the dishwasher connection of a food waste grinder. [P2717.1, 2 & 3]
M-5 Clothes dryers must be provided with a moisture exhaust system that vents to the exterior. It
must terminate in back-draft damper at least 3’ from any opening into the building. The size of
the duct is to be determined by the dryer manufacturer; typically, a 4” duct would be acceptable.
The maximum combined length may not exceed 35’ in length, reduced for 45° and 90° ells by
30” & 60”, 4” radius/mitered; 12’ & 21”, 6” radius/smooth; 12” & 19”, 8” radius/smooth and 9”
& 18”, 10” radius/smooth. [M1502.4, Table M1502.4.4.1 and Section 504.6, IMC]
M-6 The fireplaces shall be one of the following with manufacturers installation instructions required
on site at time of inspections:
a. A listed approved gas appliance or gas log.
b. An EPA Phase II or a Colorado Phase III approved wood stove or fireplace insert.
c. A site-built fireplace that complies with the State of Colorado Regional Air Quality Control
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Commission regulations regarding air pollution. Evidence of a certificate issued by the
Colorado Regional Air Quality Control Commission shall be provided showing that the
wood stove or fireplace complies with their standards.
d. An electrical device.
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