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HomeMy WebLinkAboutFile Documents.813 W Smuggler St.0253.2018 (47).ARBK 1 26 September 2019 Attn. Justin Hahn, Plans Examiner Building Division, Aspen Community Development 130 S. Galena St. Aspen, CO 81611 RE: 813 W. Smuggler • Permit #0253.2018.ARBK Building/Structural/M&P Permit Review Comments (Round 2) Dear Justin, This letter accompanies our drawings, which we are resubmitting in response to your permit review comments on the above-captioned project. We received your review comments on 9/20, then spoke with you by phone to better understand them and how best to respond. Our response as follows is based on your clarifications and direction, and is formatted according to the 9/20/19 “Building Comment 2”. 1 Sheet A3.2 (Main Level Floor Plan) C oA c o ncern: Show the electrical panel location on the floor plan as well as the utility meter location. Our response: The E.P. is shown in the Mechanical room on the Lower Level – Sheet A3.1. Utility meters are shown on Civil (Sheet C.1.001), as well as on the West Elevation (Sheet A4.3). 2 Sheet A3.4 (Roof Plan) C oA c o ncern: Snow stops are required above all egress wells as well as over any potentially occupied areas or areas where items such as utility meters could be damaged by sliding snow per City policy. Our response: We now show fence-style snow stops above all 3-flagged egress wells noted on your mark-up on Roof Plan Sheet A3.4, as well as on elevation sheets A4.3 & 4.4. Please note that utility meters are adjacent to a flat-roofed area, thus not at risk. 3 Sheet A3.4 (Roof Plan) CoA concern: Where roof drains are provided, secondary roof drainage must also be provided (IRC 903.4.1). Also, IPC 1108.2 requires that secondary drainage discharges to a conspicuous location so that building occupants become aware that the primary drains are failing. Our response: On both A3.3 and A3.4, we now show only 2-area drain tributary areas vs. 4-previously, so that both areas have a secondary overflow drainage at the outer edge. We show parapet breaks leading to a scupper on the east and a collector box on the west with a spitter/leader leading to the roof edge. Both of these locations will be conspicuous to the occupant. NOTE: It is important to recognize that this is a habitable roof deck, not a roof per se, and drain problems should be quickly apparent to the occupant via doors, windows, etc. 2 4 Sheet A5.1 (Building Section) CoA concern: Clarify specific proprietary roof assemblies, with ESR reports, showing Versashield fire-resistant membrane for Class A Rating under ESR-2053. Our response: We have attached a highlighted ESR-2053 report showing our use of Carlisle Syntec EPDM single-ply membrane roofing (ESR-1463) over 2-layers of VersaShield, and of Berridge Manuf. Co. Cee-Lock standing seam steel panels (ESR-3486) over 1-layer of VersaShield to achieve a Class A Fire roof classification. These products are now specified on our RA-1, RA-2 & RA-3 roof assembly notes on sheets A5.1 & 5.2, and are noted in roof details on Sheet A8.3. 5 Sheet A8.3 (Detail Sheet) C oA Concern: Detail the typical flat roof assembly & snowmelted roof deck assembly. Our response: Please note on sheets A3.3 and M-4 that we have deleted snowmelt from the L2 roof deck. It is now a more typical flat roof assembly. The typical flat roof assembly is now shown in Drawing 49 on Sheet A8.3, and cross-referenced on the building sections. 6 REScheck (Roof Assemblies) C oA Concern: REScheck indicates an R-50 cavity but per the roof schedule we are calling out R-12 continuous with R38 cavity insulation. Revise to match Our response: REScheck has been revised to match the typical roof assembly per details and schedule, i.e. R-12 continuous & R-40 cavity. 7 REScheck (Roof Assemblies) C oA Concern: REScheck indicates an R-19 cavity insulation in multiple wood frame walls, which is impossible as uncompressed R-19 insulation is 6 ½” thick (when compressed to 5 ½”, R-value drops to 18). Our response: REScheck has been revised to match the typical wood frame wall cavity insulation, i.e. R-21 throughout. 8 REScheck & Shts A5.1-2 + A8 series (Building Sect’s + Dtls) CCC Concern: While REScheck indicates R-3.6 continuous insulation on the above-grade walls, drawings show R-5 (5.1) ThermalStar One structural insulated sheathing. Our response: Our REScheck has been revised to reflect R-5 SIS panels as our continuous insulation method. 3 9 REMP Form (Form + Corresponding Architectural Drwgs) C oA Concern: Provide a REMP plan in the architectural set that shows the location of all snowmelted areas. Provide a detail for the driveway snowmelt assembly that shows a minimum R10 insulation under the snowmelt. Our response: As noted in Item #5 above, snowmelt has been deleted from the L2 roof deck, leaving only the 130 SF driveway apron with snowmelt. Given this, Justin thought that our indication on the snowmelt area on Sheet A3.2 (along with site plans & M-3) was adequate. Notation of R10 insulation is shown on plan, and is noted & detailed in the building section on Sheet A5.2. 10 Structural (Special Inspection Agreement) CCC Concern: Provide a fully executed special inspection agreement for the welding and high strength bolting shown in the structural plans (S3.1 & S3.2). Our response: See attached agreement, completed and signed as required. We believe the above responses to City of Aspen Building Division’s Round #2 permit review comments address your concerns. Please let us know if you require further clarification on any matter. We appreciate your thoughtful and thorough review of our project to ensure its compliance with Aspen’s Building Code’s requirements. Respectfully yours, Robert G. Sinclair, AIA Principal, Sinclair Building | Architecture | Design cc. John Barker, CoA Permit Coordinator Craig Biere, Albright Associates Mark Burggraaf, Burggraaf Associates, Inc.