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HomeMy WebLinkAboutFile Documents.200 S Aspen St.0007.2017 (23).ACBK 1 City of Aspen Plan Correction List 2009 International Codes and 2014 National Electrical Code Plan Review Plans received from City of Aspen via electronic file transfer: 3/22/17 Preliminary Review/Report Date: 4/5/17 This report incorporates and supersedes any red line comments on plans. The plans and all construction must comply with the 2009 IBC, IMC, IPC, IECC, IFGC and the 2014 NEC whether noted on the plans or not. This review is of the architectural, mechanical, electrical, plumbing, and energy conservation construction drawings and documents only. Structural review is to be done by HCDA Engineering, Inc. Structural Consultants and is not included in this review. Hotel Lenado Permit #: TBD Building Address 200 S. Aspen Street Aspen, Colorado 81611 Type of Construction V-B Occupancy Classification Lower Level: S-2 (Parking Garage) Two R-1 (Hotel Occ.) Main Level: Seven R-1 (Hotel Occ.) Two R-2 (Non-transient) Park Level: Two R-1 (Hotel Occ.) Two R-2 (Non-transient) S-2 (Parking Garage) Upper Level:Two R-2 (Non-transient) Roof Top Level: R-2 (Residential) 11 (R-1 (Hotel Occ.) & 6 (Non-transient) Plus associated S-2 storage/parking Actual Building Area Lower Level: 5,788 SF Main Level: 5,933 SF Park Level: 5,515 SF Upper Level: 3,889 SF Rooftop Level: 202 SF Covered Exterior Space: 1,210 SF Total: 22,537 SF Actual Stories 2 Stories with Walkout basement and sub-basement Basic Allowable Height & Area Without Frontage and Sprinkler Increases: R-1: 7,000 SF 2 Stories R-2: 7,000 SF 2 Stories S-2: 13,500 SF 2 Stories (R-1/R-2 are most restrictive) City of Aspen Received 7/10/17 Building Department 2 Fire Sprinklered NFPA 13 and 13R required throughout Occupant load Lower Level: 34 Persons Main Level: 27 Persons Park Level: 111 Persons Upper Level: 18 Persons 190 Persons Use Mixed use affordable housing, hotel, and parking garage uses. Description of work and assumptions: New freestanding building constructed as Type V-B construction, fully sprinklered with NFPA 13 and 13R systems throughout (required). Accessible parking has been approved as part of the overall site plan. The structural plan review will be performed by a Colorado Licensed PE under separate cover and is not included in this review. The civil plans are to be reviewed by the City of Aspen Engineering Department or their designee and are not part of this review. Fire protection drawings are to be reviewed by the appropriate Fire Authority. Architect Forum Phi Steven Wilson (970) 279-4157 ________________________________________________________________ The following items were found to be in violation of codes, unclear, missing from plans or need further explanation. Please make corrections on plans and prepare a plan review response letter indicating where on plans the items and corrections are and what type of corrective action was taken. When all corrections have been made, the plans will be approved and the plan correction list will be attached to the approved plans and become part of the approved construction documents. 1. Sheet A-001: The eaves of the building appear to encroach into the required setbacks. Confirm with City of Aspen that this is acceptable. The architectural projections are allowed up to 18” past the setback line per Title 26 Land Use Code Section 26.575.020.E.5.g. City of Aspen Received 7/10/17 Building Department 3 2. Sheet A-009: There is a reference on this sheet to IBC 809.1.6. There is no such code section. Please correct. This reference has been removed. 3. Sheet A-009: The rooftop deck is shown as an occupancy of 49. The occupancy is group R and the occupant load is 49. Please correct. In fact, the term occupancy load is used throughout the plans instead of the correct term occupant load. Please see IBC 1002 and 1004. See item 8 below. Occupant Load terminology has been corrected. 4. Sheet A-013: The game room/bar is classified as R-1 on the plans. The area of the game room/bar exceeds 10% of the story in which it is located so it therefore does not comply as an accessory occupancy. This area should be classified as Group A-2 per IBC 303 and 508.2. This has been revised. 5. Sheet A-013: The occupant load for the game room/bar is shown at 49 occupants. The area of this space is 1,442 square feet. With an occupant load of 15 for tables and chairs, the correct occupant load for this space is 97 occupants. Please correct. The occupant load has been revised. 6. Sheet A-013: The door from stair 1 into the Park Entry Corridor must not reduce the required exit width of the corridor by more than 50% in any position nor more than 7 inches when fully opened per IBC 1005.2. This door is conforming and a note has been added to show conformance. Minimum exit width of this corridor is 36”. When door is open, the width remaining is 2’- ¾”. The door will not encroach more than 7” when fully opened. 7. Sheet A-013: The stair barrier code reference in Stair 2 (IBC 1023.8) is incorrect. This reference should be changed to 1022.7. This reference has been revised. 8. Sheet A-015: The rooftop deck/pool/hot tub area is classified as R-2. All occupants of the building appear to have access to this space through Stairwell 1 including the hotel and residence occupancies. As such, it would be more appropriate to classify this space as A-3 per IBC 303. Please address. City of Aspen Received 7/10/17 Building Department 4 The rooftop deck is only accessible to the Residence 1 and 2 on the Upper Level. The door onto the rooftop deck area is locked on the stair side only per 2009 IBC 1008.1.9.10. 9. Sheet A-015: The rooftop deck/pool/hot tub area is 1,599 square feet. With an occupant load factor of 15 for tables and chairs the occupant load should be 107 persons. The occupant load shown on the plans is 49. Please address. Additionally, an occupant load of 50 or more requires two exits from the occupied roof per IBC Table 1015.1. Only one exit is provided from the roof. This has been approved previously by the building official per IBC 1004.8. based on the rooftop deck only being accessible to the Residence 1 and 2 with a posted maximum occupant load of 49. 10. Sheet A-401: Both stair sections on this sheet are labeled Stair 1. Please clarify. These sheets have been reorganized and re-labeled. 11. Sheet A-406: Guardrails on the roof do not comply with the exception for guardrails within R-2 dwelling units as the roof level is accessible by all occupants of the building including the hotel (R-1 occupancy). As such, these guards must be 42 inches above the adjacent walking surfaces per IBC 1013.2. The rooftop deck is only accessible to the Residence 1 and 2 on the Upper Level and therefore it is an R-2 occupancy. However, at the upper deck level, the parapet wall is about 7” in height with a 35” railing on top so, it does comply with 42” height above the finished floor. 12. Sheet A-501: Please specify the thickness of the exterior Type X GWB for the 1-hour rated exterior stud wall with brick veneer. This is not shown on this detail. This information has been added to W-21. The exterior Type X gyp will be 5/8” thick. 13. Sheet A-501: The 2-hour rated elevator shaft w/ horizontal wood siding detail references IBC Table 721.2.1.1, Minimum Equivalent Thickness of Cast-In-Place or Precast Concrete walls, Load-Bearing or Nnonload- Bearing. However, the detail does not reference the concrete type nor the thickness. This information is necessary in order to establish the fire resistance rating of the shaft. Please provide this information for all fire- resistance rated walls using concrete as the fire-resistive membrane. This information has been added. The concrete type is siliceous and will be 8” minimum thick in all wall applications. City of Aspen Received 7/10/17 Building Department 5 14. Sheet A-502: Please specify the thickness and type of concrete for 1-hour fire-resistance rated typical floor assembly on this sheet. This information has been added. The concrete type is siliceous and will be 4” minimum thickness in all floor applications. More assemblies have been added so these assemblies are now on sheet A-503. 15. Sheet A-502: Please be aware that UL detail X 526 is proprietary requiring the use of one of the specific brands of GWB listed in the detail. Part 2 of this detail states “Gypsum Board – Any 5/8 in. thick or ½ in. thick wallboard bearing the UL Fire Resistance Classification Marking.” This does not appear to require a proprietary brand. Part 2A and 2B do show a proprietary brand as an alternate however, we do not intend to use one of those alternates. 16. Sheet A-504: The Fire-Rated Partition @ Ceiling details shown on this sheet do not reference a generic or calculated assembly within the IBC nor any tested assemblies. One of these methods must be utilized for all fire- resistance rated assemblies. Please address. The intent of this detail is to show that the fire rated wall is to extend to the bottom of the fire rated floor slab above using fire-resistant joints per Section 714. This assembly has been moved to sheet A-503. 17. Sheet A-601: Door 003A into Stair 2 is not shown as fire-resistance rated on the door schedule. This door must be 1 hour rated per IBC Table 715.4. Please address. This has been revised. 18. Sheet A-601: Door 013A into Stair 2 on the lower level is not shown as fire-resistance rated on the door schedule. This door must be 90 minute rated per IBC Table 715.4. Please address. This has been revised. This door has also been relabeled as 018C. 19. Sheet A-601: The door to the vehicle lift does not appear to be specified on the door schedule. This door must be 1 hour fire-resistance rated per IBC Table 715.4. Please address. This door has been added and is shown as Door 216 on sheet A-609. 20. Sheet A-601: Door 101A into Stair 2 on the Main Level is shown as a 20- minute rated door. This door is required to be 1-hour rated per IBC Table 715.4. Please address. This has been revised. City of Aspen Received 7/10/17 Building Department 6 21. Sheet A-602: The door into Stair 1 on the main level is shown as 1-hour fire-resistance rated. This door is required to be 90 minute rated per IBC Table 715.4. Please address. This door has been revised and labeled as 113 A. 22. Sheet A-602: Door 129A is shown as unrated on the door schedule. This door must be 20-minute rated per IBC Table 715.4. Please address. This has been revised. 23. Sheet A-601: Door 104A is shown as 45-minute fire-resistance rated but is only required to be 20-minute rated. Please explain. This has been revised. 24. Sheet A-603: The door into Stair 1 on the Park Level is only identified as Door B with no corresponding information on the door schedule. Please Clarify. This has been revised and labeled as 207 B. 25. Sheet A-603: Door 218 from the garage to the corridor is not shown on the door schedule. Please add. This is labeled as 217A. 26. Sheet A-604: This sheet is missing entirely from the plan set. As such, The fire-resistance rating of door 309A into the 2-hour stair enclosure cannot be verified. This door is required to be 90-minute rated per IBC Table 715.4. Please provide Sheet A-604 showing the correct fire rating of the doors detailed on this sheet. This has been revised. 27. Sheet F-1-F-5: The fire protection drawings are required to be reviewed by the appropriate Fire Authority and are not part of this review. Additionally, the Fire Protection Drawings are not stamped as required by State Statute. The fire sprinkler permit will be a deferred submittal reviewed by AFPD. 28. Sheet P-002: Provide certification for RP backflow preventer to the Building Department upon installation. This will be provided after installation (or during installation as all certification will arrive with the purchased valves). 29. Plumbing General Note: Please provide plumbing DWV and gas isometric drawings for review. City of Aspen Received 7/10/17 Building Department 7 This has been provided. 30. Sheet M-001: Provide a copy of the balance report for the HVAC system referenced on this sheet to the Building Department upon completion of the HVAC system. This is after the HVAC is installed and start up provided. 31. Sheet M-004: The ventilation table on this sheet shows the minimum required ventilation of the enclosed parking garage of 0.05 CFM / square foot. This ventilation rate should be 0.75 per IMC 404.2 and Table 403.3. The parking garage is shown to be 2,800 square feet which would require a ventilation rate of 2,100 CFM. The plans show a ventilation rate of only 155 CFM. Please address. The table on M-004 shows standard ventilation only and the means for providing it. We do not list emergency ventilation as it doesn’t run continuously to provide minimum fresh air supply (or natural air) to zones which require it. An emergency ventilation is not considered “fresh air supply”. We are providing emergency ventilation in the enclosed garage via exhaust fan EF-1 (see M-100 for its location) and MAU via SF-5 (see M-100 for its location). Both fans are interlocked with CO and NO2 sensors and unlike fresh air supply /ventilation listed in the table M-001 are operating only upon a call from those sensors (see sequence of operation on M-004). Thus we are providing both code required means of ventilation – continuous and emergency. 32. Sheet M-100: Spaces connecting to enclosed parking garages must be maintained at a positive pressure per IMC 404.3. Please address how this code provision is met. Please refer to floor plans and equipment providing pressurization of those areas. All those areas are pressurized either via ERV units or SF supply fans. For example, Stair #2 is pressurized via SF-1, Lobby #1 via ERV-1, etc. Please review M-100 plans. Also table “outdoor air ventilation” on M-004 lists how much air is supplied to those areas. Since there is no exhaust from those areas then they are pressurized to meet the code. 33. Sheet E-001: The plumbing plans show the water service as ductile iron. As such, it must be part of the grounding electrode system as required by NEC 250.50. This is not shown on the grounding diagram on this sheet. Please correct. We are currently showing a 3/0 CU grounding electrode conductor connected to the incoming water service in the ‘Service Grounding Detail’ on sheet E-001. City of Aspen Received 7/10/17 Building Department 8 34. Sheet E-002: Main disconnects must be grouped together per NEC 230.72(A). Please add note to plans. Updated plans to include note. 35. Sheet E-102: Dishwashers within dwelling units must be GFCI-protected per NEC 210.8(D) (Typical). They are not shown as such on the plans. Please address. Updated plans to include note. 36. Sheet E-103: 120-volt receptacles in laundry areas are required to be GFCI-protected per NEC 210.8(A)(10) (Typical). This does not appear to be addressed on the plans. Please address. Currently all 120V outlets shown in laundry area (Laundry 010 & Housekeeping 220) are GFI rated. 37. General Electrical Note: Please provide electrical fault current calculations. This does not appear to be addressed on the plans. Fault currents calculations are shown as the AIC rating the one-line diagram on sheet E-002. 38. General Electrical Note: AFCI protection within the dwelling units does not appear to be addressed at all on the plans. AFCI protection is required within dwelling units per NEC 210.12. Please address. There is a note included on the dwelling unit power panel schedules, seen on sheet E-004 Update to include in specs on sheet E-001. 39. Sheet Lights 000 – Light 106: These sheets are not stamped by a Colorado Licensed Professional Engineer as required by State Law. The lighting system and layout is part of the electrical design and, as such, must be performed by a Colorado Licensed PE. Please address. The lighting plans have been prepared by a designer, with specs provided and a matching comcheck as requested by the local building official. 40. Sheets E-1-01 & E-2-01: This review does not include a review of the photovoltaic system as complete plans have not been submitted. The PV system will be reviewed under separate permit. We will provide under separate permit. Preliminary Plan Review: Dan Swallow, Master Code Professional, CBO, ICC Certified Combination Plans Examiner, Colorado Master Electrician License #600450 City of Aspen Received 7/10/17 Building Department 9 Final Report Review and Local Contact Thomas R. Thompson, CBO and ICC Certified Plans Examiner Sunrise Engineering 4261 Garrison Street Wheat Ridge, Co. 80033-3023 Cell 303-328-1546 Home 303-422-7808 E-mail tthompson@sunrise-eng.com City of Aspen Received 7/10/17 Building Department