HomeMy WebLinkAboutFile Documents.506 E Main St.0054.2019 (20).ACBK
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To the Building Permit Comment
Responses
Date: 2019.08.14 rev 2019.09.05
Project Name: 2017910 Pitkin County Courthouse Remodel
506 East Main Street, Aspen, Colorado
Permit Number: 0054.2019.ACBK
Code: 2015 IEBC, IBC
Reviewer: Bonnie Muhigirwa
Plans Examiner
Community Development
2019.05.29 Mechanical pdf:
M0.1 Mechanical Legend and Notes
Thermostat heights to comply with reach ranges in ICC A117.1-2009.308
Response:
Sheet M0.1, Mechanical Note, III Execution note C has been updated with the following
language, “Thermostats shall be mounted at a maximum of 48” above finished floor to the top
of the thermostat.” Per ICCA117.1-2009.308
2019.05.29 Pitkin Permit Electrical:
ED1.0 Garden Level Electrical Plan
620.22, Branch Circuits for car lighting receptacle(s) ventilation, heating and air conditioning (A)
Car light source. A separate branch circuit shall supply the car lights, receptacle(s) auxiliary
lighting power source and ventilation on each elevator car. The over current device protecting
the branch circuit shall be located in the elevator machine room or control room/machinery
space or control space. Required lighting shall not be connected to the load side of the ground
fault circuit interrupter.
Response:
Keynote #4, Sheet ED1.0 and keynote#17, Sheet E1.0 have been revised asking the contractor
to verify the existing elevator cab lights are on a dedicated circuit to comply with NEC 620.22
(A).
2019.06.14 Pitkin Permit – Architectural:
A1.0 Garden Level Floor Plan
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Per the code summary on G0.4, the occupant load in the garden level courtroom exceeds 50,
correct the door swing so that the doors swing in the direction of egress travel per 2015 IEBC
805.4.2
Response:
Courtroom 3 occupancy was calculated per the 2015IBC, Table 1004.1.2
Courtroom 40sf net per occupant
Room Area load factor occupant load
Courtroom 1,244sf 40sf per occ 32 total occupants
Sheet A1.0 door swing from Court Room 3 remains unchanged.
Sheet G.04 has been revised
2019.06.14 Pitkin Permit – Architectural:
A1.0 Garden Level Floor Plan
Per 2015 IEBC 705, 705.2, this alteration affects the area of primary function and therefore the
toilet facilities serving the area of primary function shall be accessible to the maximum extent
possible that is technically feasible. Revise door widths to provide clear openings widths of 32
inches minimum. Provide an accessible route toilet compartment, grab bars and under counter
pipe protection in the men’s restroom.
Response:
No work is associated with Women’s Room 00C or Men’s Room 00D. Graphically, both
restrooms have been updated to better reflect existing conditions. Doors 00C and 00D into
the Women’s and Men’s restroom are not 32 inches clear. Due to the historic nature of the
historic stone openings, increasing the size of the existing restroom doors is technically
infeasible. Restroom stall doors have been updated to reflect a 32inch clear opening. Door
reach ranges into the stalls, however, do not meet accessibility.
Per 2015 IEBC: 705.1 General: Where compliance with this section, is technically infeasible, the
alteration shall provide access to the maximum extent possible.
Both Women’s Room 00C and Men’s Room 00D currently have horizontal grab bars. The
project will provide new vertical grab bars per ANSI 604.5.1 Fixed Side Wall Grab Bars and
pipe protection per ANSI 606.6 Exposed Pipes and Surfaces. Keynote 30 has been added on
Sheet A1.0 to reflect the inclusion of fixed vertical grab bars and knee protection.
The existing hardware is being removed and replaced with new accessibly compliant hardware
Rev 2019.09.05: Women’s Room 00C and Men’s Room 00D are not be fully accessible.
Signage will be added at the non-accessible restrooms indicating locations of fully accessibly
compliant restrooms on the main level. See comment 4 below for additional clarification.
Per the 2015 IEBC section 1204.1.4 toilet and Bathing Facilities:
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Where toilet rooms are provided, at least one accessible family or assisted-use toilet room
complying with Section 1109.1.1 of the International Building Code shall be provided.
Per the 2015 IBC section 1109.2.4.1 Location:
Family or assisted-use toilet and bathing rooms shall be located on an accessible route.
Family or assisted-use toilet rooms shall be located not more than one story above or below
separate sex toilet rooms. The accessible route from any separate sex toilet room to a family
or assisted-use toilet room shall not exceed 500 feet.
Existing Women’s Room 114 and Men’s Room 113 on the Main Level will be made fully
compliant (see following comments referencing A1.1 Main Level Floor Plan). In addition, all
new restrooms will be fully accessible.
Travel distance from the Garden Level to the Main Level is less than 500 feet
Travel distance from the Second Level to the Main Level is less than 500 feet.
Rev 2019.09.05: Directional signage will be added at the non-accessible restrooms 00C, 00D,
200D and 200E indicating locations of fully accessibly compliant restrooms on the main level.
Women’s Restroom 114 and Men’s Restroom 113 are existing restrooms. Keynotes 30 has been
revised to read “Provide vertical grab bars: RE 1/A9.8 for mounting location. See comment 4
below for additional clarification.
2019.06.14 Pitkin Permit – Architectural:
A1.1 Main Level Floor Plan
Per 2015 IEBC 705 and 705.2, this alteration affects that primary function and therefore the
toilet facilities serving the area of primary function shall be accessible to the maximum extent
that is technically feasible. Revise door widths to provide clear opening width of 32 inches
minimum. Provide an accessible toilet compartment, grab bars and under counter pipe
protection in men’s restroom.
Response:
No work is anticipated in Women’s Room 114 or Men’s Room 113. Men’s Restroom 113 was
revised graphically to reflect the existing door swing properly. Both restrooms are accessible,
however, are missing vertical grab bars and pipe protection.
Both Women’s Room 114 and Men’s Room 114 currently have horizontal grab bars. The project
will provide new vertical grab bars per ANSI 604.5.1 Fixed Side Wall Grab Bars and pipe
protection per ANSI 606.6 Exposed Pipes and Surfaces. Keynote 30 has been added on Sheet
A1.1 to reflect the inclusion of fixed vertical grab bars and knee protection.
Revised 2019.09.05: See comment 3, 4 and 5 below for additional clarification.
See updated sheet A1.1
2019.06.14 Pitkin Permit – Architectural:
A5.0 Door Schedule
1. Confirm that the following 2’-10” doors provide the minimum clear width of 32” per 2015 IBC
1010.1:00, 04 100; 105C, 108A, 113. 114. 2020C, 203.
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Response:
Doors 100, 105C, 108A, 113, 114, 202C and 203 are existing historic doors. The doors are hung
within their original frames in deep masonry walls. On either side of the door are decorative
moldings that are integral with the original transom above. The doors and trim are character
defining features. Existing doors slabs are 34 inches wide and 1.75 inches thick. Existing
doorstops are 3/8” thick. The clear opening is 31-7/8” clear. To provide a 32” clear opening
would cause irrevocable damage to existing historic fabric and is technically infeasible per
IEBC section1204.4 accessibility requirements, where compliance with the requirements would
threaten or destroy the historic significance of the building or facility.
Existing door hardware does not meet accessibility requirements. All existing hardware will be
replaced and updated for compliance.
Reference specification section 08 71 00 for door hardware schedule.
2019.06.14 Pitkin permit – Architectural:
A5.0 Door Schedule
Correct the following doors to provide the required 32” clear width per 2015 IBC 1010.1.1: 108B,
108C.
Response:
Doors 108B and 108 C are existing historic doors to remain with no work. On either side of the
door are decorative moldings that are integral with the original transom above. The doors
and trim are character defining features. Existing doors slabs are 2’-8” inches wide and 1.75
inches thick. Existing doorstops are 3/8” thick. The clear openings are 29-7/8” clear. To
provide a 32” clear opening would cause irrevocable damage to existing historic fabric and is
technically infeasible per IEBC section1204.4 accessibility requirements, where compliance
with the requirements would threaten or destroy the historic significance of the building or
facility.
Existing door hardware does not meet accessibility requirements. All existing hardware will be
replaced and updated for compliance.
A new accessible office will be provided within the Probation Suite. The accessible door will
provide a 32” clear opening.
See sheet A1.1
Revised 2019.09.05: See comment 3 below for additional clarification.
2019.06.14 Pitkin Permit – Architectural:
A7.3 Enlarged Plans at New Lift Entry
3’-5”
Response:
Sheet A7.3 has been updated to reflect a 42” clear side door opening at the main level.
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2019.06.14 Pitkin Permit – Architectural:
A7.3 Enlarged Plans at New Lift Entry
Side door on lift require a clear opening width of 42” minimum. ICC A117.1-2009 410.2.1
Response:
Sheet A7.3 has been updated to reflect a 42” clear side door opening at the main level.
2019.06.14 Pitkin Permit – Architectural:
A9.2 Interior Elevations
Knee and toe clearances must be provided at the jury deliberation sinks. ICC A117.1-2009 606.2.
Response:
The following drawings have been updated to reflect a front approach to new sinks.
2 & 5: A9.2
1:A9.8
2& 3:A9.11
The swing clear cabinet doors at base cabinet locations have been removed and replaced with
a removable apron. The removable apron will provide the required knee and toe floor space at
the front of each sink and provide knee protection.
2019.06.14Pitkin Permit – Architectural:
A9.2 Interior Elevations
A parallel approach to the sink is required when knee/toe clearances are not provided. ICC
A117.1-2009 606.2 exception 1. The dishwasher in the open position cannot encroach in the clear
floor space of the sink 804.5.3.
Response:
See comment above. All swing clear cabinet doors have been removed and replaced with a
removeable sink apron. The removable apron will provide the required knee and toe floor
space at the front of each sink and provide knee protection.
2019.06.14 Pitkin Permit – Architectural
A9.7 Interior Elevations – DA
A parallel approach to the sink is required when knee/toe clearances are not provided. OCC
A117.1-2009 606.2 exception 1
Response:
Sink in DA office 101 has been updated to provide a front approach to the sink. The swing
away cabinet doors have been replaced with a removable apron. The removable apron will
provide the required knee and toe floor space at the front of each sink and provide knee
protection.
See revised interior elevation 2:A9.7.
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2019.06.14 Pitkin Permit – Architectural:
G0.1 Cover Sheet
Per information provided on the asbestos verification checklist, this project requires an asbestos
test. Provide an asbestos test report that includes the following: Inspector’s narrative including
sampling locations 2. Inspector’s certificate 3. Lab data. If asbestos is found, a final air
clearance report must be provided to building permit issuance.
Response:
Asbestos report is attached.
2019.06.14 Pitkin Permit – Architectural
G0.1 Cover Sheet
The special inspection agreement needs to be completed and signed by all parties prior to permit
issuance.
Response:
See Attached
2019.06.14 Pitkin Permit – Architectural
G0.3 General Information
Provide the full installation instruction from the Gypsum Manual for WP 1072, WP 3510,
WP6800, FCU3510 in the plan set for reference and inspection.
Response:
Sheet G0.3 wall types have been updated with full installation instructions from the Gypsum
Manual.
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7
Permit Clarifications 2019.09.05
Comments provided by Bonnie Muhigirwa and Denis Murray.
Permit clarification responses clarified via conference call 2019.09.05: attendees Bonnie
Muhigirwa & Dennis Murray / Community Development, Jodi Smith / Facilities Director Pitkin
County, Andy Duckett-Emke / Anderson Hallas Architects
1. Railings on the south staircase were not reviewed or approved by the Historic
Preservation Commission. HP requests that the applicant delete them as they are an
alteration to a character defining feature of the building. Building is willing to accept the
omission of the handrails under section 1203.9 on the IEBC for historic grand stairways,
and 1201.2 which allows relief where compliance would be damaging to the contributing
historic features
Response:
Sheet A9.12 has been updated. Drawings 7:A9.12 has been deleted and noted as “Not
Used”. IEBC sections 1203.9 and 1201.2 have been added to drawings to document the
reason the south entry handrails were removed.
2. Replacement of the front doors was not proposed or reviewed during the HPC review.
Please provide a cut sheet for the replacement of door 100A for review by HP. The new
doors shall also be compliance with ICC A117.1-2009 section 404.
Response:
New wood entry door dimensions are noted on sheet A5.0 and are illustrated as door
type C on sheet A5.1. Specification section 08 14 33 gives the design intent for the new
stile and rail wood door. Door type C illustrates a simplified wood panel door with a
large visions light. The dimensions of the new entry doors are based on the existing
door which have a similar proportion to historic images. The existing entry doors are
not historic and date from the late 1970’s or early 1980’s. Historic photographs
showing details of the entry doors prior to the 1970’/80’s replacement are not
currently available. Historic photos from the early 1900’s do indicate two, wood panel
doors with a large vision light in the upper portion at both entry doors. See attached
historic image of the SW corner of the courthouse from the early 1900’s.
Without clear historic documentation, the new doors will be a simplified version of
what we perceive was the original construction. HPC will be asked for comments on
the new entry doors during the submittal process. If historic information becomes
available prior to that time, the door design can be modified before the doors are
fabricated.
3. Your responses state that existing Women’s Room 114 and Men’s Room 113 on the Main
Level will be made fully compliant per 2015 IEBC 1204.1.4, but elsewhere state that doors
113 and 114 do not provide the 32” clear opening. At least one men’s and one women’s
restroom need to be fully compliant.
Existing doors 113 and 114 are 31 5/8” clear and 31 7/8” clear. The existing wood stops will
be modified by removing 3/8” of material from both stops to provide a 32” clear
opening.
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See updated door schedule on sheet A5.0.
4. Plans need to show directional signage locations that will direct occupants to the
accessible toilets per IBC 1111.
Response:
The following note as been added to sheet A1.0 and 1.2, “provide directional signage.
Sign shall indicate accessible route and restrooms locate on main level. Signage to
show plan of Main Level with restrooms locations per IBC 1111.
5. Per the door schedule, door 00D to Men’s Room 00D on the lower level has a clear width
that exceeds 32”. Can the stall be revised to provide a fully accessible restroom on this
level?
Response:
Per the conference call on 2019.09.05, Men 00D has the potential to be modified to
meet accessibility. The AE team is verifying the possibly of moving the toilet to be
accessible within the space. The revised restroom layout will be issued within ASI No. 1.
Restrooms 113 and 114 will be made accessible per comments 3 and 4 above.
6. All signatures including the contractor, special inspection agency, and fabricator need to
be provided on the special inspection agreement.
Response:
Jodi Smith submitted all signatures on 2019.09.04
09/05/2019