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HomeMy WebLinkAboutFile Documents.533 W Hallam St.0285.2018 (87).ARBK0285-2018-ARBK_BuildingComment2 Subject: PlanCheck Page: A801 ASSEMBLIES -FLOOR Author: justinh Color: File Name: Architectural - Comment Response Drawings.pdf If this is to be a pervious paver snowmelt system then you will need to drill holes through the rigid insulation in order for it to actually drain. If you are doing that then you must detail a hole pattern and call out the insulation thickness so that you still achieve a R10 weighted average with the holes in the insulation. This also applies to detail 11/A811. Discussion regarding this not being applicable only applied to the snowmelt systems over the basement where it wasn't actually a true pervious system and we relied on the roof insulation to meet the R10 requirement. Architectural - Comment Response Drawings.pdf (6) Subject: PlanCheck Page: A802 ASSEMBLIES -EXTERIOR WALL Author: justinh Color: File Name: Architectural - Comment Response Drawings.pdf Providing the visqueen vapor barrier on the outside of the existing historic wall assemblies with painted gypsum board on the interior will most likely trap moisture within the wall assembly because the wall cannot dry in either direction now (latex paint on gypsum board creates another vapor barrier on the interior side). I cannot require it to be removed, but we do suggest it. I apologize if my original comment confused the issue. I wasn't trying to state that you had to provide waterproofing or a vapor barrier behind the existing historic siding, I just wanted the detail to be accurate to what you're actually able to do given the historic restrictions on that structure. Subject: PlanCheck Page: A802 ASSEMBLIES -EXTERIOR WALL Author: justinh Color: File Name: Architectural - Comment Response Drawings.pdf The new walls need to meet current energy code requirements, regardless of whether they are being sided to match existing historic siding. The existing building code exceptions do not apply to newly constructed walls. Revise to provide compliant insulation as you show in W-9. INTERIOR CEILING FINISH REF. INTERIOR FINISH SCHEDULE CEILING HEIGHT, REF. REFLECTED CEILING PLANS 3/4" WOOD FLOORING, REF. INTERIOR FINISH SCHEDULE GYPCRETE 1 1/2" MIN. FLOOR FRAMING REF. STRUCTURAL T.O.FIN RADIANT HEAT SYSTEM REF. MECHANICAL INTERIOR SHEATHING REF. STRUCTURAL 1/8" SOUND MAT & ADHESIVE 5/8" GYPSUM BOARD (TYPE "X" GWB @ GARAGE ) T.O.SHTHGREF. PLAN 3" 5/8" SHEATHING VARIES BLOW - IN SOUND ATTENUATION INSULATION 2X UNDER FRAMING SOUND BATT INSULATION INTERIOR CEILING FINISH REF. INTERIOR FINISH SCHEDULE CEILING HEIGHT, REF. REFLECTED CEILING PLANS MORTAR BED T.O.FIN INTERIOR GYPCRETE 1 1/2" MIN. SHEATHING REF. STRUCTURAL NOTE: REFER TO TCNA GUIDELINESFOR TILE INSTALLATION RADIANT HEAT SYSTEMREF. MECHANICAL FLOOR FRAMING REF. STRUCTURAL UNCOUPLING MEMBRANE 5/8" GYPSUM BOARD (TYPE "X" GWB @ LOWER LEVEL FLOOR) T.O.SHTHG REF. PLAN 3" VARIES BLOW - IN SOUND ATTENUATION INSULATION 2X UNDER FRAMING SOUND BATT INSULATION T.O. FINREF. PLAN PATIO ENGINEERED FILL GRAVEL CONCRETE PAVERS TO MATCH APPROVED SAMPLE COMPACTED SAND RADIANT TUBING FILTER FABRIC - HYDRODRAIN AL RIGID INSULATION R-10 MIN. 4" MIN. 4" 3" 1/4" 2" 2" 10/ 8 / 2 0 1 9 3 : 3 4 : 1 6 P M SCALE 1 1/2" = 1'-0"F-7 WOOD FLOOR @ MAIN LEVEL SCALE 1 1/2" = 1'-0"F-8 STONE TILE FLOOR @ MAIN LEVEL SCALE 1 1/2" = 1'-0"F-10 PATIO PAVERS @ GRADE If this is to be a pervious paver snowmelt system then you will need to drill holes through the rigid insulation in order for it to actually drain. If you are doing that then you must detail a hole pattern and call out the insulation thickness so that you still achieve a R10 weighted average with the holes in the insulation. This also applies to detail 11/A811. Discussion regarding this not being applicable only applied to the snowmelt systems over the basement where it wasn't actually a true pervious system and we relied on the roof insulation to meet the R10 requirement. COMPOSITE METAL PANEL PER MFR. INTERIOR EXTERIORPER PLAN 1 5/8"1 1/2" 3 1/8" LE INTERIOR FINISH REF. INTERIOR FINISH SCHED WEATHER RESISTIVE BARRIER DRAINAGE MAT SPRAYED FOAM INSULATION(R-20 MIN.) 2X WOOD FRAMING, REF STRUCTURAL 5/8" GYPSUM BOARD INSULATED SHEATHING PANEL (R-5 MIN.) HORIZ. CHANNEL LAP WOOD SIDING 3/4" 1/4" 1 1/2" INTERIOR EXTERIOR PER PLAN5/8" 8 5/8" 3/4" 1/2" 9 7/8" R-20 + 5 1/2" PLYWOOD SHEATHING, R STRUCTURAL (SIM) REFERENCE STRUCTURAL INTERIOR FINISHREF. INTERIOR FINISH SCHEDULE SPRAYED FOAM INSULATION (R-20 MIN.) 2X WOOD FRAMINGREF. STRUCTURAL 5/8" GYPSUM BOARD NEW WOOD SIDING TO MATCH EXISTING (PAINT PER APPROVED SAMPLE) INTERIOR EXTERIOR INSULATED SHEATHING PANEL (R-5 MIN.) R-20 + 5 WEATHER RESISTIVE BARRIE 5 1/2"1" DRAINAGE MAT INTERIOR FINISH 5/8" GYPSUM BOARD EXTERIOR 5/8" 1/2" 3 1/2" 1/2"1/4" 1" 4" INTERIOR FINISH REF. INTERIOR FINISH SCHEDULE BATT INSUALTION (HIGH DENSITY)(R-15 MIN.) EXISTING WOOD FRAMING, REF STRUCTURAL 5/8" GYPSUM BOARD EXISTING WOOD SIDING TO MATCH EXISTING (PAINT PER APPROVED SAMPLE) INTERIOR EXTERIOR R-15 SISTERED 2 X 4 FRAMING LINE OF 2 X 4 FRAMING VISQUEEN VAPOR BARRIER 5/8"3 1/2"1/2" 4" SCALE 3" = 1'-0"W-8 WOOD CHANNEL LAP SIDING WALL SCALE 3" = 1'-0"W-9 NEW HISTORIC WOOD SIDING WALL SCALE 3" = 1'-0"W-11 EXISTING HISTORIC WOOD SIDING WALL Providing the visqueen vapor barrier on the outside of the existing historic wall assemblies with painted gypsum board on the interior will most likely trap moisture within the wall assembly because the wall cannot dry in either direction now (latex paint on gypsum board creates another vapor barrier on the interior side). I cannot require it to be removed, but we do suggest it. I apologize if my original comment confused the issue. I wasn't trying to state that you had to provide waterproofing or a vapor barrier behind the existing historic siding, I just wanted the detail to be accurate to what you're actually able to do given the historic restrictions on that structure. COMPOSITE METAL PANEL PER MFR. WEATHER RESISTIVE BARR COMPOSITE METAL PANEL HANGERS PER MFR SPRAYED FOAM INSULATIO (R-20 MIN.) 2X WOOD FRAMING, REF STRUCTURAL INTERIOR FINISH REF. INTERIOR FINISH SC INSULATED SHEATHING PANEL (R-5 MIN.) ACCENT STRIP PANEL FASTENER PANEL ATTACHMENT CLIP INTERIOR EXTERIORPER PLAN 1 5/8"1 1/2" 3 1/8" PANEL MODULE 1/2" PANEL MODULE R-20 + 5/8" GYPSUM BOARD 2X WOOD FRAMING, REF STRUCTURAL R-20 + 1/2" PLYWOOD SHEATHIN STRUCTURAL (SIM) REFERENCE STRUCTURAL INTERIOR FINISH REF. INTERIOR FINISH SCHEDULE BATT INSULATION (HIGH DENSITY) (R-15 MIN.) 2X WOOD FRAMING REF. STRUCTURAL 5/8" GYPSUM BOARD NEW WOOD SIDING TO MATCH EXISTING (PAINT PER APPROVED SAMPLE) INTERIOR EXTERIOR 1/2" SHEATHING R-15 WEATHER RESISTIVE BARRIER 5/8" 1/2" 3 1/2" 1/2"1/4" 1" DRAINAGE MAT (SIM) REFERENCE STRUCTURAL 1/2" PLYWD. (OMIT EXTRA LAYER OF PLYWD. IF IT IS NOT NEEDED TO ALIGN WITH HISTORIC WALLS) 4" EXISTING WOOD FRAMING, REF STRUCTURAL R-15 SISTERED 2 X 4 FRAMING 10 / 8 / 2 0 1 9 3 : 3 4 : 2 0 P M SCALE 3" = 1'-0"W-7 METAL PANEL SIDING WALL SCALE 3" = 1'-0"W-8 WOOD CHANNEL LAP SIDING WALL SCALE 3" = 1'-0"W-10 NEW HISTORIC WOOD SIDING WALL SCALE 3" = 1'-0"W-11 EXISTING HISTORIC WOOD SIDING WALL The new walls need to meet current energy code requirements, regardless of whether they are being sided to match existing historic siding. The existing building code exceptions do not apply to newly constructed walls. Revise to provide compliant insulation as you show in W-9. Subject: PlanCheck Page: A812 DETAILS -EXTERIOR Author: justinh Color: File Name: Architectural - Comment Response Drawings.pdf Provide the waterproofing drawings that you are referencing on almost every foundation detail. Subject: PlanCheck Page: A901 INTERIOR & EXTERIOR DOOR SCHEDULE W/ DOOR Author: justinh Color: File Name: Architectural - Comment Response Drawings.pdf Provide the weighted average documentation you reference. Subject: PlanCheck Page: G011 RREMP PLAN Author: justinh Color: File Name: Architectural - Comment Response Drawings.pdf You have an error in the REMP total area number you show (1092-36=1056 not 1065). Revise your second total. Subject: PlanCheck Page: 1 Author: justinh Color: File Name: Building Comment 1 - Architectural Response.pdf You've made that note at 2 of the flat roofs, but there is no such note on the flat roofs on the non-historic addition. Clearly note that requirement on all flat roof sections so that there is no confusion as to how you are meeting that requirement. The largest flat roof on the addition is more than 8' from the inlet to the edge in the long dimension that is called out as being 1/4" per foot slope, which would mean that edge will be greater than 2" above the drain inlet. Revise or clarify how you intend to provide compliant secondary drainage at that specific flat roof. Building Comment 1 - Architectural Response.pdf (3) W-1 T.O. CONC. 100' - 6" MIN. 6 " EXPANSION JOINT NOTE: REF. WATERPROOFING DRAWINGS FOR WATERPROOFING DETAILS SIM T.O. FIN. FLR @ GARAGE 100' - 2" 1 1/2 T.O. WALL 99' - 6 3/4" PRESSURE TREATED PLATE W/ CAPILLARY BREAK (TYP.) Provide the waterproofing drawings that you are referencing on almost every foundation detail. T.O. SHTHG @ MAIN LEVEL EXTERIOR 2' - 6" INTERIOR 2' - 6" DOOR DIMENSIONS GENERAL NOTES 1)REFERENCE FLOOR PLANS FOR DOOR HANDING. NOTIFY ARCHITECT OF ANY DISCREPENCIES. 2)REFERENCE ELEVATIONS FOR WINDOW HANDING AND OPERATION. NOTIFY ARCHITECT OF ANY DISCREPENCIES. 3)ALL WINDOWS AND DOORS TO HAVE "LOW E" INSULATED GLAZING U.N.O. THEY SHOULD ALSO BE RATED FOR HIGH ALTITUDES, PER MANUFACTORER'S SPECIFICATION. 4)PROVIDE WEATHERSTRIPPING AND ALUMINUM THRESHOLDS FOR ALL EXTERIOR DOORS, U.N.O. 5)VERIFY WINDOW AND DOOR HARDWARE FINISHES WITH OWNER PRIOR TO ORDERING. 6)TEMPERED GLASS MUST BE PROVIDED IN ALL HAZARDOUS AREAS PER SECTION R308 2015 IRC. 7)ALL WINDOWS TO COMPY WITH 2015 IECC CHAPTER 4, CLIMATE ZONE 7 & 8, FENESTRATION U- FACTOR 0.28. WINDOW MANUFACTORER TO PROVIDE DOCUMENTATION FOR THE WINDOW PACKAGE DEMONSTRATING A WEIGHTED AVERAGE OF U-VALUE 0.28 AND STICKER MARKING OF UNITS FOR APPROVAL BY THE CITY OF ASPEN BUILDING DEPARTMENT. 8) INDICATES SAFETY GLASS. 9) INDICATES EGRESS. 10)R.O.'S ARE 1/2" BEYOND OVERALL FRAME DIMENSIONS. 11)FIELD VERIFY ALL R.O. DIMENSIONS BEFORE ORDERING. 12)PROVIDE SCREENS FOR OPERABLE WINDOWS. COORDINATE WITH ARCHITECT. 13)SEE REFLECTED CEILING PLANS FOR REFERENCED SHADE POCKET DETAILS & DESCRIPTION. T E SHEE THE INF PROPER NO PAR c 2 PROJ DU 533 A INT DO TY 2170 Provide the weighted average documentation you reference. SNOWMELTED AREAS SNOWMELTED AREAS IN R.O.W. ON SEPERATE ZONE 15.33 SF 56.71 SF 16.00 SF 30.19 SF 44.75 SF 51.44 SF 1,092.06 SFAREAS TOTAL THE CITY ALLOWS A 9 SF REDUCTION IN CALCULATED AREA AT EACH LIGHTWELL. 9 SF X 4 = 36 SF 1,092.06 SF -36 SF = 1,056.06 SF REMP TOTAL AREA 1,065.06 SF Consultant ( T ) 9 7 0 / 9 2 5 4 7 5 5 ( F ) 9 7 0 / 9 2 0 2 9 5 0 6 0 5 E A S T M A I N S T R E E T A S P E N, C O L O R A D O 8 1 6 1 1 Issue: 1 02.04.2019 PRELIMINARY PRICING 2 05.28.2019 PRICING SET 3 07.16.2019 UPDATED PRICING 4 09.06.2019 COMMENT RESPONSE 5 10.09.2019 COA COMMENT RESPONSE You have an error in the REMP total area number you show (1092-36=1056 not 1065). Revise your second total. Subject: PlanCheck Page Label: A101 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Identify patio materials, there is a detail for permeable pavers and the site plan should clearly show where this is proposed. Subject: PlanCheck Page Label: A203 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Show all electrical panel locations on your architectural floor plans. Subject: PlanCheck Page Label: A205 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Show your radon mitigation system termination pipe on the roof plan along with any other venting that is not currently shown. Subject: PlanCheck Page Label: A205 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Show compliant secondary roof drainage per IRC 903.4.1, either scuppers or secondary drains. If secondary drains are used they must discharge to a different location than the primary drains where they will be observed by the building occupant per IPC 1108.2. 14 10' SETBACK N14°50'49"E 100.00' 100' - 0" LIGHT WELL LIGHT WELL LIGHT WELL LIGHT WELL BELOWBELOWBELOWBELOW V.I.F . SETBACK 10' - 0" PROPOSED 36" FENCE LINE OF NO FOUNDATION / DIGGING ESTABLISHED BY PARKS IN PERSON MEETING ON 06.19.2018 Identify patio materials,there is a detail forpermeable pavers andthe site plan shouldclearly show wherethis is proposed. A PR O P E R T Y L I N B 4' - 6 " 6" 12 ' - 2 3 / 8 " Show all electrical panel locations on your architectural floor plans. NE OF OW Show your radon mitigation system termination pipe on theroof plan along with any other venting that is not currently shown. Show compliant secondary roof drainage per IRC 903.4.1, either scuppers or secondarydrains. If secondary drains are used theymust discharge to a different location than the primary drains where they will be observed bythe building occupant per IPC 1108.2. You've made that note at 2 of the flat roofs, but there is no such note on the flat roofs on the non-historic addition. Clearly note that requirement on all flat roof sections so that there is no confusion as to how you are meeting that requirement. The largest flat roof on the addition is more than 8' from the inlet to the edge in the long dimension that is called out as being 1/4" per foot slope, which would mean that edge will be greater than 2" above the drain inlet. Revise or clarify how you intend to provide compliant secondary drainage at that specific flat roof. Subject: PlanCheck Page: 2 Author: justinh Color: File Name: Building Comment 1 - Architectural Response.pdf You are not showing any utility meters on the east elevation, which is where they should be per the main level floor plan. Comment unresolved. Subject: PlanCheck Page: 4 Author: justinh Color: File Name: Building Comment 1 - Architectural Response.pdf If you are proposing to protect from decay by using treated lumber, waterproofing a minimum of 6" above grade, and a capillary break you need to also use treated sheathing within 6" of grade to fully protect the wall framing that is less than 6" above grade. ZIP panels (which is what I'm assuming you are referring to when your details call out insulated sheathing) are not approved to be installed less than 6" above grade per the manufacturer, what you propose does not work. Comment unresolved. Revise details to comply with R404.1.6 by either raising the height of the foundation walls, revising exterior grade, or calling out treated sheathing for the first course above grade in addition to the other notes you added. Structural should be updated to allow and/or note the requirements for pressure treated sheathing for the first course. Subject: PlanCheck Page: 7 Author: justinh Color: File Name: Building Comment 1 - Mechanical Response.pdf Are you still planning on using an approved fabricator for shop welds as this response implies, or will you be using custom structural steel as an inspected fabricator for both shop and field welds. Please clarify, I can accept either but any shop welds done by the inspected fabricator must still be inspected by your special inspector. Building Comment 1 - Mechanical Response.pdf (1) Subject: PlanCheck Page Label: A404 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Please dimension the height and opening size on your guard to show compliance with IRC 312 Subject: PlanCheck Page Label: A404 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Please show utility meters on your elevations. Subject: PlanCheck Page Label: A702 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Show a compliant handrail and guard on the lower level stairs. Subject: PlanCheck Page Label: A702 Author: justinh Please add dimensions to show that both the guard and open 04 03 GUARDRAIL PER CODE LIGHTWELL Please dimension theheight and opening size on your guard toshow compliance withIRC 312 04 DRYER VENT UARDRAIL PER CODE LIGHTWELL Please show utilitymeters on yourelevations. T.O. F.F. @ MAIN100' - 0" T.O. F.F. @ UPPER110' - 4 1/2" T.O. PLY @ MAIN99' - 9" T.O. PLY @ UPPER110' - 1 1/2" 6' - 8"MIN. HEAD HEIGHT MIN. HEAD HEIGHT 10 3/4" 7" T.O. PLY @ BASEMENT86' - 4" T.O. F.F. @ BASEMENT86' - 7" T.O. CONC. @ CRAWL SPACE79' - 6 3/8" 6' - 8"6' - 8" 3' - 0" 001 FAMILY /FAMILY /FAMILY /FAMILY /GAMEGAMEGAMEGAME M01 MECHANICALMECHANICALMECHANICALMECHANICALCRAWLSPACECRAWLSPACECRAWLSPACECRAWLSPACE 106LIVINGLIVINGLIVINGLIVING STAIRSTAIRSTAIRSTAIR MECHANICAL ACCESS HATCH 6' - 8" MIN. HEAD HEIGHT MIN. HEAD HEIGHT 11 3/4" 7" 6' - 8" M01 MECHANICALMECHANICALMECHANICALMECHANICALCRAWLSPACECRAWLSPACECRAWLSPACECRAWLSPACE STAIRSSTAIRSSTAIRSSTAIRS STAIRSSTAIRSSTAIRSSTAIRS 004STO.STO.STO.STO.001 FAMILY /FAMILY /FAMILY /FAMILY /GAMEGAMEGAMEGAME ANICAL S HATCH SCALE 1/4" = 1'-0"1 STAIR SECTION - NORTHSOUTH Show a complianthandrail and guard onthe lower level stairs. ELEVCSTAIRSTAIRSTAIRSTAIR You are not showing any utility meters on the east elevation, which is where they should be per the main level floor plan. Comment unresolved. Subject: PlanCheck Page Label: A812 Author: justinhFile Name: Architectural Plans. 533 W HALLAM.pdfColor: Revise all drawings(architecturals, structurals, civils)so grade is 6” or more below thetop of each foundation wall per 2015 IRC R404.1.6 (clearly dimensioned in the architectural details). Alternatively, the City will accept a lesser distance if all of the following are provided. Note this requirement at all applicable wall sections and details: 1.All wood materials within 6” of grade to be protected from decay per R317.1 5. 2.Waterproof membrane extending up wall a minimum of 6” above grade. 3.Capillary break separating concrete from wood materials. If you go that route you will also need to have the structural plan revised to show treated lumber as a specified material and have them list the proper fasteners for treated wood as the chemicals used to treat lumber can degrade typical fasteners. Subject: PlanCheck Page Label: A815 Author: justinh File Name: Architectural Plans. 533 W HALLAM.pdf Color: Indicate how you will accomplish the air sealing requirements of 2015 IECC table R402.4.1.1 using notes and details. Indicate the continuity of the air barrier and where it is locatedthroughout the building. Notelocations that require caulking,sealing, taping, etc. Note whichcomponents are included in the air barrier such as spray foam, gypsum, housewrap, and/or exterior insulation. You may have all of the above but you need to pick one continuous barrier and stick to it. It needs to follow the thermal barrier. The better detail you provide, the easier it will be for the contractor and inspector to be successful. This is a new 2015 code requirement in lieu of a blower door test. I've attached our standard air sealing detail sheets to this comment letter as an W-1 T.O. CONC. @ CRAWL SPACE79' - 6 3/8"F-1 WATERPROOFINGHYDRODUCT COIL 600 WRAP HYDRODUCT 220 PERMANUFACTURER'S RECOMMENDATIONS. PER STRUCT. PER STRUCT.T.O. CONC. @ BASEMENT83' - 2" F-1 W-2SIM MECHANICAL VOID SPACE PER STRUCT.EXPANSION JOINTHYDRODUCT 220 HYDRODUCT COIL 600 PER STRUCT. REFERENCE SOIL RETENSION PLANS FOR SYSTEM TO USE A T.O. PLY @ MAIN99' - 9" B T.O.F.F. @ PATIO & GARAGE99' - 11"R-1 R-4 WOOD CLAD STEEL COLUMN.PAINT TO MATCH SIDING.KEEP WOOD 1" UP FROM FIN. GRADE 1" COLUMN BASE PER STRUCTURALWATERPROOFING PER WJECONCRETE DECKING PER STRUCTURALMICROPILE WALL DEMO CAP AS NECESSARY. VERIFY LOCATIONS WITH ENGINEER.STEEL PER STRUCTURAL PER STRUCTURAL T.O. F.F. @ MAIN100' - 0" A T.O. PLY @ MAIN99' - 9" B W-2 EXISTING HISTORIC STUDS AND SIDING VIF LOCATION AND CONNECTION TO NEW STRUCTURAL FOOTING WITH ARCHITECT AND STRUCTURAL ENGINEER DURING DEMO PHASE. W-111/2" DENSGLASS BACKER OVER WATERPROOFING.CONCRETE SCRACTH COAT TO MATCH EXISTING CONDITION. VIF COLOR WITH ARCHITECT. PROPOSED GRADE TO MATCH RELATIONSHIP OF EXISTING GRADE TO HISTORIC HOUSE. REF CIVIL AND GRADING PLANRIGID INSULATION3" DRAINAGE MAT CONTINUE SPRAY INSULATION UP TO THE BOTTOM OF SHEATHING (TYP) T.O. F.F. @ MAIN100' - 0" LK T.O. PLY @ MAIN99' - 9" METAL FLASHING CONTINUOUSUNDER WINDOW 1/2" DENSGLASS OVER ZIP PANELFOR PROTECTION.WATERPROOFING PER WJECONCRETE TOPPING SLOPED 1/4" PER FOOT CONTINUE SPRAY FOAM INSULUP TO UNDERSIDE OF SHEATHING(TYP)CONCRETE PER STRUCTURAL W-3PER STRUCT. PER STRUCT. 10 T.O. PLY @ MAIN99' - 9"T.O.F.F. @ PATIO & GARAGE99' - 11"F-2 EXPANSION JOINTCONC FILL AS NECESSARY VIF WITH STRUCTURALALLEY GRAVELCONCRETE DRIVE UP FROM PROPERTY LINE TO GARAGE ENTRY. GARAGE DOOR MICROPILE WALL PER STRUCT.STEEL PER STRUCTURALSTEEL DECKING AND GARAGE CONC PERSTRUCTURAL LK T.O. PLY @ MAIN99' - 9"T.O.F.F. @ PATIO & GARAGE99' - 11" F-2 W-1 W-7 METAL FLASHING CONTINUOUSUNDER DRAINAGE MAT AND OVER FOUNDATION INSULATIONMETAL FLASHING WITH DRIP EDGE COLOR TO MATCHSIDING CONTINUOUS METALFOUNDATION FLASHING. POWEDER COAT TO MATCHMETAL PANNEL SYSTEM. SELF ADHERED FLASHINGTO OVERLAP ALL METAL FLASHING PER STRUCT.PER STRUCT. STEEL PER STRUCTURAL T.O. F.F. @ MAIN100' - 0" C T.O. PLY @ MAIN99' - 9"T.O.F.F. @ PATIO & GARAGE99' - 11"R-1 SELF ADHERED FLASHINGTO OVERLAP ALL METAL FLASHINGMETAL FLASHING CONTINUOUSUNDER DRAINAGE MAT AND OVER FOUNDATION INSULATIONMETAL FLASHING WITH DRIP EDGE COLOR TO MATCH SIDING. W-7 WATERPROOFING PER WJE3" RIGID INSULATION1/2" DENSGLASSCONC PER STRUCTURALSTEEL PER STRUCTURAL T.O. F.F. @ MAIN100' - 0"T.O. PLY @ MAIN99' - 9" W-7SIM W-1 SELF ADHERED FLASHINGTO OVERLAP ALL METAL FLASHINGMETAL FLASHING CONTINUOUSUNDER DRAINAGE MAT AND OVER FOUNDATION INSULATIONMETAL FLASHING WITH DRIP EDGE COLOR TO MATCHSIDING FLOOR FRAMING. REF STRUCT.CONTINUOUS METALFOUNDATION FLASHING. POWEDER COAT TO MATCHMETAL PANNEL SYSTEM. A T.O. F.F. @ UPPER110' - 4 1/2"T.O. PLY @ UPPER110' - 1 1/2" F-3 W-7 METAL FLASHING W/ DRIP EDGE,COLOR TO MATCH SIDING WOOD FASCIA TO MATCH SIDING CONTINUOUS SPRAY FOAM INSULATION STEEL BEAM, REF. STRUCT. SAW-CUT DRIP EDGE WOOD WRAPPED COLUMN SELF-ADHERED FLASHING TO OVERLAP METAL FLASHING WEATHER RESISTANT BARRIER SCALE 1 1/2" = 1'-0"A8124DTL_Foundation @ Office West SCALE 1 1/2" = 1'-0"A8126FOUNDATION WALL @ STAIR HALL SCALE 1 1/2" = 1'-0"A8127DTL_Foundation Wall @ Garage DoorSCALE 1 1/2" = 1'-0"A8128FOUNDATION WALL @ GARAGE SLAB - EAST SCALE 1 1/2" = 1'-0"A8129PATIO @ EXTERIOR WALLSCALE 1 1/2" = 1'-0"A81210TYPICAL FOUNDATION WALL @ WOOD JOIST SCALE 1 1/2" = 1'-0"A8125COLUMN @ MASTER BATH Revise all drawings (architecturals, structurals, civils) sograde is 6” or more below the top of each foundation wallper 2015 IRC R404.1.6 (clearly dimensioned in thearchitectural details). Alternatively, the City will accept alesser distance if all of the following are provided. Note thisrequirement at all applicable wall sections and details:1.All wood materials within 6” of grade to be protected fromdecay per R317.1 5.2.Waterproof membrane extending up wall a minimum of 6”above grade.3.Capillary break separating concrete from wood materials.If you go that route you will also need to have the structuralplan revised to show treated lumber as a specified materialand have them list the proper fasteners for treated wood asthe chemicals used to treat lumber can degrade typicalfasteners. Indicate how you will accomplish the air sealingrequirements of 2015 IECC table R402.4.1.1 usingnotes and details. Indicate the continuity of the airbarrier and where it is located throughout the building.Note locations that require caulking, sealing, taping, etc.Note which components are included in the air barriersuch as spray foam, gypsum, housewrap, and/orexterior insulation. You may have all of the above butyou need to pick one continuous barrier and stick to it. Itneeds to follow the thermal barrier. The better detail youprovide, the easier it will be for the contractor andinspector to be successful. This is a new 2015 coderequirement in lieu of a blower door test. I've attachedour standard air sealing detail sheets to this commentletter as an example of the type of detailing we'relooking for. If you are proposing to protect from decay by using treated lumber, waterproofing a minimum of 6" above grade, and a capillary break you need to also use treated sheathing within 6" of grade to fully protect the wall framing that is less than 6" above grade. ZIP panels (which is what I'm assuming you are referring to when your details call out insulated sheathing) are not approved to be installed less than 6" above grade per the manufacturer, what you propose does not work. Comment unresolved. Revise details to comply with R404.1.6 by either raising the height of the foundation walls, revising exterior grade, or calling out treated sheathing for the first course above grade in addition to the other notes you added. Structural should be updated to allow and/or note the requirements for pressure treated sheathing for the first course. Subject: PlanCheck Page Label: 8 Author: justinh File Name: Mechanical Plans. 533 W HALLAM.pdf Color: Snowmelt square footages shown here and on the snowmelt schedule do not match what is shown on the architectural REMP sheet. Revise one or the other so that the snowmelt quantities and locations are consistent. You may exempt 9 SF of snowmelt for each window well (minimum size required for an emergency escape egress well) but you must include any additional square footage for each window well in your REMP calculation. Subject: PlanCheck Page Label: 1 Author: justinh File Name: RREMP Documents.533 W Hallam.pdf Color: Please fill out the contact info portion of this form. If the site plan/REMP plan are revised per discussions with HPC and building regarding the light well guards, please be sure to update the square footages on this sheet accordingly. RREMP Documents.533 W Hallam.pdf (1) Subject: PlanCheck Page Label: 3 Author: justinh File Name: Special Inspection Agreement.533 W Hallam.pdf Color: You need an approved fabricator's signature for the shop welds shown in the structural plans. Please resubmit the agreement. You may resubmit responses without this if you have yet to decide on your welder/steel fabricator but building will not be able to sign off on your permit until this agreement has been fully executed. Special Inspection Agreement.533 W Hallam.pdf (1) Subject: PlanCheck Page Label: 1 Author: justinh File Name: Structural Plans. 533 W HALLAM.pdf Color: Our wind speed design criteria is 89 MPH, please revise. Structural Plans. 533 W HALLAM.pdf (3) S T T T T T T 2 2 5 5 6 6 7 7 8 8 9 9 10 10 LL KK JJ FFGG DDCC AA 3 3 4 4 EE HH 1 1 BB 5BRZ30 SQFT 7ARZ435 SQFT 7BRZ125 SQFT 6BRZ35 SQFT 6ARZ1050 SQFT5ARZ495 SQFT 8RM 9RM 7RM GARAGE103 MUD ROOM102 ENTRY101 LIVING106 STAIR73 STAIRS49 PDR105 KITCHEN107 CASUAL DINING109 ENTRY HALL110 ENTRY111 DINING113 OFFICE114 BIKES104 1/2"ø HWS1/2"ø HWR 3/4"ø HWR UP3/4"ø HWS UP 3/4"ø HWS1"ø HWR 3/4"ø HWS3/4"ø HWR1"ø HWS DN1"ø HWR DN 1SZ635 SQFT2SZ235 SQFT 3SZ185 SQFT5SZ10 SQFT 4SZ30 SQFT 3SM 2 3 1 4 5 TO FC-4 &RZ-6A TO FC-5,MD-5B &RZ-7A TO FC-5,MD-5A &RZ-7B TO RZ-5B TO RZ-5A TO RZ-6B www.aec- v a i l . c o m of Drawn By:Checked By: AEC PROJECT #: COPYRIGHT 2018 ARCHITECTURAL ENGINEERING CONSULTANTS, INC.c cae PO Box 8 4 8 9 , 4 0 8 0 1 U S H w y 6 & 2 4 , S t e 2 1 4 , A v o n , C o lorado, 8 1 6 2 0 Mechanic a l , E l e c t r i c a l & L i g h t i n g D e s i g n S e r v i c e s Archi t e c t u r a l E n g i n e e r i n g C o n s u l t a n t s Telephon e : 9 7 0 - 7 4 8 - 8 5 2 0 F a x : 9 7 0 - 7 4 8 - 8 5 2 1 An Office w i t h L E E D ™ A c c r e d i t e d P r o f e s s i o n a l s DATE: ISSUE: SCALE 1/4" = 1'-0" 18032.00 DUN C A N S K I H A U S 533 W E S T H A L L A M ASPE N , C O L O R A D O , 8 1 6 1 1 M-122 FIRST FLOORMECHANICALPIPING 10 14 BLU TOC 11/23/18PERMIT/PRICING 1/4" = 1'-0"1MECHANICAL PIPING - 1ST FLOOR SHEET NOTES:1 CONNECT 1/2" SMS/R TO SM-3.2 CONNECT 1/2" HWS/R TO RM-9.3 CONNECT 3/4" HWS/R TO RM-8.4 CONNECT 3/4" HWS/R TO RM-7.5 INSTALL SNOW & ICE SENSOR IN THE SNOWMELT ZONE AS SHOWN.COORDINATE EXACT LOCATION WITH G.C. ENSURE THE SENSOR ISEQUIDISTANT BETWEEN TUBING & NOT UNDER OVERHANGS OR INWIND EDDIES.6 SEE ARCH SITE PLAN FOR CONTINUATION 1. OFFSET PIPING AS REQUIRED TO AVOID ALL DUCTWORK, LIGHTS, AND STRUCTURE. COORDINATE ALL STRUCTURAL PENETRATIONS WITH THE STRUCTURAL ENGINEER.2. ALL PIPING PASSING THROUGH FIRE-RATED ASSEMBLIES SHALL INCLUDE A FIRE-RATED PIPE SEALANT RATED TO MATCH THAT OF THE ASSEMBLY.3. VERIFY FINAL LOCATIONS OF ALL MANIFOLDS WITH THE G.C. CONTACT ENGINEER IF MANIFOLDS MOVE MORE THAN 10' FROM LOCATIONS SHOWN ON PLANS.4. LOCATION OF ALL THERMOSTATS AND FLOOR SENSORS ARE APPROXIMATE, COORDINATE EXACT LOCATIONS WITH THE ARCHITECT. LOCATE FLOOR SENSORS EQUIDISTANT BETWEEN RADIANT LOOPS, AND DO NOT LOCATE WHERE THEY MAY LIKELY BE COVERED BY FUTURE RUGS OR FURNITURE.5. ALL PIPING SIZED FOR TYPE L COPPER. CONTACT ENGINEER FOR ANY CHANGE TO PEX FOR NECESSARY PIPE SIZING AND/OR PUMP CHANGES.6. INSULATE ALL PIPE LEADERS PASSING THROUGH ADJACENT ZONES. GENERAL NOTES: Snowmelt square footages shown here andon the snowmelt schedule do not matchwhat is shown on the architectural REMPsheet. Revise one or the other so that thesnowmelt quantities and locations areconsistent. You may exempt 9 SF ofsnowmelt for each window well (minimumsize required for an emergency escapeegress well) but you must include anyadditional square footage for each windowwell in your REMP calculation. PROJECT ADDRESS:Parcel ID #: Permit Number: CONTACT INFORMATION :Owner:Name:City: Address:State:Email:Zip Code: Phone: Cell Phone:Owner's Representative : Name:City:AspenAddress:State:Colorado Email:Zip Code:81611 Phone: Cell Phone:`A.RESIDENTIAL RENEWABLE ENERGY MITIGATION PROGRAMSheets showing snowmelt, pool, spa, and solar/GSHP information: Do you have snowmelt or a spa that has been exempted by the buiding official?Hydro Snowmelt Electric Snowmelt Pool SpaExisting0.00 sqft 0.00 sqft 0.00 sqft 0.00 sqftTo be Demoed 0.00 sqft 0.00 sqft 0.00 sqft 0.00 sqftExisting to Remain 0.00 sqft 0.00 sqft 0.00 sqft 0.00 sqftNew (non-exempt)1128.63 sqft 0.00 sqft 0.00 sqft 0.00 sqftNew (exempt)0.00 sqft 0.00 sqft 0.00 sqftTotal New 1128.63 sqft 0.00 sqft 0.00 sqft 0.00 sqftTotal on site 1128.63 sqft 0.00 sqft 0.00 sqft 0.00 sqftTotal Snowmelt on siteBoiler Efficiency 95.0%100%95.0%95.0%Mitigation Payment -$ -$ Total Payment for Mitigation:40,393.07$ B.ON-SITE RENEWABLE CREDITS Supplemental System REMP CreditUse PV WorksheetPhotovoltaic System -$ Use Thermal WorksheetHot Water Panels -$ 2015 IECC RESIDENTIAL RENEWABLE ENERGY MITIGATION PROGRAMCity of Aspen Version 11.3 UpdAted deCember 13, 2017533 West Hallam Aspen CO 81611 Wlewis@BillPoss.com William Lewis 1128.63 sqft 605 East Main Street G007 (970) 925-4755 $40,393.07 Yes (enter sqft below on the exempt row)No Please fill out the contact infoportion of this form. If the siteplan/REMP plan are revised perdiscussions with HPC andbuilding regarding the light wellguards, please be sure toupdate the square footages onthis sheet accordingly. You need an approved fabricator'ssignature for the shop weldsshown in the structural plans. Please resubmit the agreement. You may resubmit responseswithout this if you have yet todecide on your welder/steelfabricator but building will not beable to sign off on your permit untilthis agreement has been fullyexecuted. Wind LoadingBasic Wind Speed Vult= 115 MPH Vasd= 90 MPHExposure Category BGCpi0.18Wind Base Shear - Ultimate 21.9 K Wind Design Pressure Components & Cladding - Ultimate 50ft2 East/WestNorth/South Local Jurisdiction: City of AspenBuilding Code: 2015 International Building Code -34.4 PSFInterior Roof Zone (Zone 1)-47.0 PSFRoof End Zone (Zone 2) STRUCTURAL DESIGN CRITERIA Risk Category: II 20ft2 -42.3 PSF-54.1 PSF 100ft2 -28.4 PSF-41.7 PSF (Note 1) 19.8 K SURANCEactor is responsible for quality assurance, including ship and materials furnished by subcontractors and suppliers. n or testing by the Owner does not relieve the Contractor of his ility to perform the work in accordance with the Contract ts. nship: The Contractor is responsible and shall bear the cost of g work which does not conform to the specified requirements. eficient work by means acceptable to the Architect. The cost of k incurred by the Architect to approve corrective work shall be the Contractor. NTROLer's Testing Agency shall perform testing and special inspections by the structural documents, building code and the local The Testing Agency shall comply with ASTM E329 and upon on of work, the Testing Agency shall furnish a certificate of ce, signed by the professional engineer overseeing special ABBRE AB anchor ADDNL addition AFF above f ALT alternat ARCH architec BLDG buildingBM beamBOT, B/, BOx bottom BRG bearingBS both si BTWN between CIP cast-in CJ constru CJP complet CLR clearCMU concret COL column Our wind speeddesign criteria is 89MPH, please revise. Are you still planning on using an approved fabricator for shop welds as this response implies, or will you be using custom structural steel as an inspected fabricator for both shop and field welds. Please clarify, I can accept either but any shop welds done by the inspected fabricator must still be inspected by your special inspector. Subject: PlanCheck Page: [5] C2 Site Plan Author: justinh Color: File Name: Civil - Comment Response Drawings.pdf Civil plans are calling out snowmelt in areas that are not shown as being snowmelted in the REMP plan, revise one or the other so that they match. You are also still showing patio around window wells that was removed on the architectural site plan to avoid needing guards. Revise all plans to match. Civil - Comment Response Drawings.pdf (2) Subject: PlanCheck Page: [5] C2 Site Plan Author: justinh Color: File Name: Civil - Comment Response Drawings.pdf REMP plan shows this as being a snowmelted area, and it is not above the basement roof. Details on C7 do not show snowmelt. If this is pervious snowmelt provide a detail showing the proposed hole pattern and insulation thickness for the pervious snowmelt that still obtains a weighted average of R10. Subject: PlanCheck Page: 1 Author: justinh Color: File Name: Mechanical - 2015 IECC REMP Calcuations - Response.pdf Sign the REMP worksheet. Mechanical - 2015 IECC REMP Calcuations - Response.pdf (1) Subject: PlanCheck Page: M-111A LOWER LEVEL HVAC FLOOR PLAN Author: justinh Color: File Name: Mechanical - Comment Response Drawing.pdf Where is your outdoor air intake located? I'm realizing I was not looking at the correct item previously and I just want to clarify the issue so that I can verify it meets the requirements for intake location. Mechanical - Comment Response Drawing.pdf (1) Civil plans are calling out snowmelt in areas that are not shown as being snowmelted in the REMP plan,revise one or the other so that they match. You are also still showing patio around window wells that was removed on the architectural site plan toavoid needing guards. Revise all plans to match. REMP plan shows this as being a snowmelted area, and it is not above the basement roof. Details on C7 do not show snowmelt. If this is pervious snowmelt provide a detail showing the proposed hole pattern and insulation thickness for the pervious snowmelt that still obtains a weighted average of R10. Hydro Snowmelt Electric Snowmelt Pool Spa Existing 0.00 sqft 0.00 sqft 0.00 sqft 0.00 sqft To be Demoed 0.00 sqft 0.00 sqft 0.00 sqft 0.00 sqft Existing to Remain 0.00 sqft 0.00 sqft 0.00 sqft 0.00 sqft New (non-exempt)1056.06 sqft 0.00 sqft 0.00 sqft 0.00 sqft New (exempt)36.00 sqft 0.00 sqft 0.00 sqft Total New 1092.06 sqft 0.00 sqft 0.00 sqft 0.00 sqft Total on site 1092.06 sqft 0.00 sqft 0.00 sqft 0.00 sqft Total Snowmelt on site Boiler Efficiency 95.0%100%95.0% 95.0% Mitigation Payment -$ -$ Total Payment for Mitigation:37,795.83$ B.ON-SITE RENEWABLE CREDITS Supplemental System REMP Credit Use PV Worksheet Photovoltaic System -$ Use Thermal Worksheet Hot Water Panels -$ Use GSHP Cert Ground Source Heat Pump -$ Other Approved System -$ Total Mitigation Credits:-$ Onsite Renewable Offsets: How many KiloWatts of PV (solar electric) would I need? 5.51 or How many square feet of SHW (solar hot water) would I need? 168.24 R-REMP Payment:37,795.83$ Amount Previously Paid on This Permit: 37,795.83$ Refund (includes minus $750): -$ C. PREPARED BY:Date: 9/9/2019 Print Name: Signature: Phone & EMail: REVIEWED:Date: 970 748 8520 TOTAL R-REMP PAYMENT: 1092.06 sqft Bryan Urban $37,795.83 Sign the REMP worksheet. 89 Where is your outdoor air intake located? I'm realizing I was not looking at the correct item previously and I just want to clarify the issue so that I can verify it meets the requirements for intake location.