HomeMy WebLinkAboutFile Documents.802 W Main St.0170.2018 (3).ARBK0170-2018-ARBK_BuildingComments_2
Page:
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
Special inspection agreement
must be signed by owner and
fabricator.
Architectural Plans.802 West Main.2018.08 (Comments2)-Bluebeam.pdf (10)
Page: 3.6 MAIN FLOOR REFLECTED CEILING PLAN
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
What are the "P"s on the RCPs?
Provide in a legend. Show the
location of smoke
alarms and carbon monoxide
detectors on the RCPs or floor
plans per 2015 IBC 907.2.11
and Municipal Code Title 8.
The above comment was asked
previously.
Page: 3.8 TRASH ENCLOSURE
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
2 yard dumpsters require the
trash enclosure to be sprinklered
or be of Type I or IIA
construction. Type IIA requires
the roof and bearing columns to
be 1 hour fire rated (2015 IBC
table 601). All components must
be non-combustible except
where allowed by 2015 IBC 603
(which allows wood framing in
the roof).
-Provide a listed assembly for
the roof.
-Columns must be 1 hour fire
rated; fire retardant treated wood
does not typically achieve this.
-Demonstrate how the
composite materials are
non-combustible.
The above comment was asked
previously. You have provided
only a listed wall assembly.
Please complete the rest.
Page: 5.3 BUILDING SECTIONS
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
Detail the fire partition continuity
at this location. 2015 IBC 708.4
COA AFFOR
Special inspection agreement must
be signed by owner and fabricator.
8
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9'-07/8"
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16.2
5.6
(8) RECESSED LIGHT
ENCLOSURES @ THE
LIVING/DINING CEILING ONLY-
(8) RECESSED LIGHT
ENCLOSURES @ THE
LIVING/DINING CEILING ONLY-
W3
W3
W5
W5
W5
W3
W3
W3.
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1
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1
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1
W5W5
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P
P
P P
P
PP
P
P
P
P
P
BEDROOM102-1
ENTRY102-0
BATHROOM102-4
KITCHEN102-3
CL.
102-7
CL.
102-8
LIVING ROOM102-2
BEDROOM101-1
ENTRY101-0
BATHROOM
101-4
KITCHEN101-3
CL.
101-7
CL.
101-8
LIVING ROOM101-2
BEDROOM
105-1
ENTRY105-0
BATHROOM
105-4
KITCHEN
105-3
CL.
105-7
CL.105-8
BEDROOM104-1
ENTRY104-0
BATHROOM104-4
KITCHEN104-3CL.104-7
CL.
104-8
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W
W
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What are the "P"s on the RCPs?Provide in a legend. Show the
location of smoke
alarms and carbon monoxidedetectors on the RCPs or floorplans per 2015 IBC 907.2.11
and Municipal Code Title 8.
The above comment was asked
previously.
CO
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DRAWING ISSUE
DRAWN BY:PROJECT No: 1702
PERMIT 06-14-18
CPF
All ideas, designs, arrangements and plansindicated or represented by this drawing areowned by and are the property of David JohnstonArchitects, PC and developed for use and inconjunction with the specified project. Noneof the ideas, designs, arrangements or plansshall be used by or disclosed for any purposewhatsoever without the written authorizationof David Johnston Architects, PC.
119 South Spring St.Suite 203Aspen, CO 81611 970-925-3444 970-920-2186TELFAX
3.8
TRASH ENCLOSURE
Sheet No.
2 2
1 1
A
A
C
C
B
B
13.8
8'-6
"
1"7'-3"7'-3"1"14'-6"
6"
6"
1"6"6'-6"6"6'-6"6"1"
15'-0"
1'-
6
"
60" TURNING DIAMETER 2YD DUMPSTER
2YD DUMPSTER
RECYCLING BINS
EDGE OF ROOF
EDGE OF ROOF
EDG
E
O
F
R
O
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F
ED
G
E
O
F
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O
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A3.8
A3.833.8
23.843.8
13.8
C B A
1 2 A B C
2 1
6'-5
1/4"
8"
1'-41/4"
NON COMBUSTABLEROOF ASSEMBLY
NONCOMBUSTABLEWALL ASSEMBLYJH/FCS 60-01
NONCOMBUSTABLEMETAL COLUMNS
R4
Division 07 – Thermal and Moisture Protection 07 46 00 Siding 07 46 46 Fiber-Cement Siding James Hardie Building Products JH/FCS 60-01 James Hardie Fiber Cement Siding ASTM E119, CAN/ULC S101 Non-Symmetrical, 1 Hour Non-Load-Bearing Wall Assembly (Rating applies to both sides)
1. STEEL STUDS: Min. 3-5/8 in. depth 20 GA (0.0359 in.) galvanized steel studs, spaced 24 in. on center (oc) max. 2. GYPSUM WALLBOARD, SIDE A: 5/8 in. Type X gypsum wallboard, oriented vertically and fastened with 1-1/4 in. Type S drywall screws, spaced 8 in. oc at board edges and 12 in. oc in field areas of the board.
GYPSUM SHEATHING, SIDE B: 1/2 in. Type X or 5/8 in. Type X gypsum sheathing, oriented vertically with edge joints staggered from those of Side A, fastened with 1-1/4 in. Type S drywall screws spaced 24 in. oc. 3. WOOD SHEATHING (Optional): Install one layer of wood structural panel sheathing on or behind Item 2B. FURRING (Optional): xMin. 1-1/2 in. wide by 3/8 in. thick furring (Wood: Min. 0.42 s.g.; Metal: Corrosion Resistant min. 20 GA 33 ksi metal hat channel, z-girt or u-bar) or xMin. 4.574 in. wide by 3/4 in. thick James Hardie Horizontal Steel furring installed per manufacturer’s installation instructions (min. 18 GA 33 ksi metal). 4. CERTIFIED MANUFACTURER: James Hardie Building Products Inc. CERTIFIED PRODUCT: Titan, HardieBacker, HardiePanel Vertical Siding, Cempanel® Vertical Siding, Artisan® Lap Siding, Artisan® Siding with Lock Joint System, Pressed Hardie® Reveal™ Panel System, HardieReveal2.0™ Panel, Prevail Panel Siding, HardiePlank® Lap Siding, CemPlank® Lap Siding, and Prevail® Lap Siding.
FIBRE CEMENT FACING, SIDE B: Min. 1/4 in. Titan (tapered edge) panel, HardieBacker (square edge) Backerboard, HardiePanel Vertical Siding, Cempanel® Vertical Siding, 7/16 in. thick Hardie® Reveal™ Panel System, 7/16 in. HardieReveal2.0™ Panel, 5/16 in. Prevail Panel Siding, or 5/16 in. HardiePlank® Lap Siding, 5/8 in. Artisan® Lap Siding, 5/8 in. Artisan® Siding with Lock Joint System, 5/16 in. CemPlank® Lap Siding, or 5/16 in. Prevail® Lap Siding applied vertically, with vertical edges staggered 24 in. from those of gypsum sheathing substrate. Panel, backerboard, or baseboard is fastened through gypsum sheathing to framing members with min. 1-5/8 in. long by 0.33 in. HD self-drilling ribbed bugle-head (or wafer-head) screws, located max. 8 in. oc.
0 1' 2' 4'SCALE: 1/2" = 1'-0"1 TRASH ENCLOSURE PLAN
0 1' 2' 4'SCALE: 1/2" = 1'-0"1 NORTH ELEVATION
0 1' 2' 4'SCALE: 1/2" = 1'-0"4 WEST ELEVATION
0 1' 2' 4'SCALE: 1/2" = 1'-0"3 SOUTH ELEVATION
0 1' 2' 4'SCALE: 1/2" = 1'-0"A BUILDING SECTION A
0 1' 2' 4'SCALE: 1/2" = 1'-0"2 EAST ELEVATION
SCALE: 1:0.946NE PERSPECTIVE
SCALE: 1:1.43BFire-Design-Listing-JH-FCS-60-01-1-hour
2 yard dumpsters require thetrash enclosure to be sprinkleredor be of Type I or IIAconstruction. Type IIA requiresthe roof and bearing columns tobe 1 hour fire rated (2015 IBCtable 601). All components mustbe non-combustible exceptwhere allowed by 2015 IBC 603(which allows wood framing inthe roof). -Provide a listed assembly forthe roof.-Columns must be 1 hour firerated; fire retardant treated wooddoes not typically achieve this.-Demonstrate how thecomposite materials arenon-combustible.
The above comment was askedpreviously. You have providedonly a listed wall assembly.Please complete the rest.
1
7.3
3
7.6
3
OOM KITCHEN
3-1 202-3
W6
R3R2
W3
.
1
Detail the fire partition
continuity at this
location. 2015 IBC
708.4
3
See signed inspection agreement attached
The P symbol is for a photoelectric
smoke/CO combo detector. See the
Abbreviations on the 1.0.
The design for the trash enclosure has been
revised. We used GA File # RC-2601 for the
roof assembly and GA File # CM-1450 for
the columns. The composite materials are
the listed product in assembly B/3.8.
See detail 4/7.6 for clarification. Detail has
been called-out on section.
11/01/2018
Page: 5.5 BUILDING SECTIONS
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
Provide a callout to a detail at
this location.
Detail 3/7.6 conflicts with the
roof framing plan which shows
the roof joists spanning from grid
K to grid G (bearing on the
exterior wall. This wall must be
a 1/2 hour fire partition
protecting the egress balcony
dead end travel condition. The
wall must extend to the top of
the roof sheathing (not possible
with this structural configuration)
or the wall must extend to the
underside of a fire rated ceiling
assembly. Coordinate with
structural and provide detail
callouts in section for clarity.
2015 IBC 708.4
Page: 6.1 WALL SECTIONS
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
Insulate the crawlspace walls
now that they are part of the
thermal envelope. See
prescriptive R value
requirements in 2015 IECC
R402.1.2
Page: 7.6 ROOF ASSEMBLIES & DETAILS
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
For the 1/2 hour rated fire
partition wall at detail 3/7.6 to
terminate at the underside of the
roof ceiling, both R3 and R2
need to also be minimum 1/2
hour fire rated.
8 9 10 11 12 13 14 15 167
2
7.3
SECOND LEVEL
110'-5"
S
1
F5 F3 F1
BEDROOM BATHROOM KITCHEN LIVING ROOM
BEDROOM BATHROOM KITCHEN LIVING ROOM
205-1 205-4 205-3 205-2
R2R3
W5
W1
W1
W5
W5
W8
Provide a callout to a detail at this location.
Detail 3/7.6 conflicts with the
roof framing plan which shows
the roof joists spanning from grid
K to grid G (bearing on the
exterior wall. This wall must be
a 1/2 hour fire partition
protecting the egress balcony
dead end travel condition. The
wall must extend to the top of
the roof sheathing (not possible
with this structural configuration)
or the wall must extend to the
underside of a fire rated ceiling
assembly. Coordinate with
structural and provide detail
callouts in section for clarity.
2015 IBC 708.4
BASEMENT/ FOUNDATIONS BASEME
MAIN LEVEL
0"
MAIN L
0"
EXTERIOR SHEATHING
SEALED TO FOUNDATION
SEAL BOTTOM PLATE TO
FOUNDATION
Insulate the
crawlspace walls now
that they are part of
the thermal envelope.
See prescriptive R
value requirements in
2015 IECC R402.1.2
5/
8
"
SE
E
S
T
R
U
C
T
.
ALL/ROOF CONDITION
W3 R23
W3.1
W3.2
For the 1/2 hour rated
fire partition wall at
detail 3/7.6 to
terminate at the
underside of the roof
ceiling, both R3 and
R2 need to also be
minimum 1/2 hour fire
rated.
See detail 3/7.6 for clarification. Detail has
been revised to show continuity to the roof
sheathing. The structural drawings reflect
this revision
Walltype W2 shows exterior insulation at the
foundation. This is the standard assembly for
all foundation walls at the basebment and
crawlspace. I have added the graphics to all
sections.
See detail 3/7.6 for clarification. Detail has
been revised to show continuity to the roof
sheathing. The structural drawings reflect
this revision
11/01/2018
Page: G1.13 FIRE SEPERATION
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: Group
Author: nickt
Color:
My previous comment:
This comment has not been
addressed:
Egress balcony must be 10' from
lot line (2015 1021.4). Provide a
1 hour fire rated wall to protect it.
The portion of the balcony within
10' of the lot line must also be 1
hour fire rated on the edge and
underside.
Let me elaborate:
The egress balcony is within 10'
of the property line (not
permitted by 2015 IBC 1021.4).
The portion of the balcony used
for egress is greater than 10'
away however the balcony as a
whole is closer and is built of
combustible construction. You
could cut the balcony back but
that would eliminate the unit's
useful balcony area.
Alternatively, you could protect
the balcony with 1 hour fire rated
construction (1 hr horizontal
assembly) and wrap it up the
side. Non-combustible decking.
(Or extend the rated wall to
protect the entire balcony and
elminate or protect the opening).
Page: G1.15 ACCESSIBILITY
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
You have provided the required
30" wide clearspace for forward
approach to the side of the oven
allowing the oven door to open.
However, if you select a 30"
base cabinet, you will need a
filler strip to keep the adjacent
countertop overhang from
encroaching on the 30"
clearspace. It would best to
submit your cabinet shop
drawings as a deferred submittal
to verify compliance with kitchen
dimension requirements. ICC
A117.1-2009 section
1004.12.2.4.
Page: G1.15 ACCESSIBILITY
File Name: Architectural Plans.802 West Main.2018.08
(Comments2)-Bluebeam.pdf
Subject: PlanCheck
Author: nickt
Color:
Center line of sink to edge of
adjacent countertop must be at
least 24"
Type B unit kitchen sinks must
have the 30"x48" clearspace
centered on the sink. Make this
clear on the plans and
dimension from centerline of sink
to any walls or counters to the
side. ICC A117.1-2009 section
1004.12.2.1.
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REF
My previous comment:
This comment has not been
addressed:
Egress balcony must be 10' from
lot line (2015 1021.4). Provide a
1 hour fire rated wall to protect it.
The portion of the balcony within
10' of the lot line must also be 1
hour fire rated on the edge and
underside.
Let me elaborate:
The egress balcony is within 10' of the property line (not
permitted by 2015 IBC 1021.4). The portion of the balcony
used for egress is greater than 10' away however the balcony
as a whole is closer and is built of combustible construction.
You could cut the balcony back but that would eliminate the
unit's useful balcony area. Alternatively, you could protect the
balcony with 1 hour fire rated construction (1 hr horizontal
assembly) and wrap it up the side. Non-combustible decking.
(Or extend the rated wall to protect the entire balcony and
elminate or protect the opening).
10'-0"
DW1'-1159/64"
2'-
6
"
60" CLR.
FROM PROJECTING
FINISH OR APPLIANCE
CL
CL
DR
W
REF
CLCLCL
CL
RG
J
M
H
K
L
2'-05/8"1'-3"
5'-
1
"
<-
5
0
"
x
4
8
"
60
"
x
5
6
"
-
>
30"x48"
56"x48
30"x48"<-
3
0
"
x
4
8
"
30"x48"
30"x48"
30"x48"
1 BEDROOM UNIT
ANSI A117.1-2009
TYPE B, OPTION A
32
"
m
a
x
.
38
"
m
i
n
.
each side and
mended to
mount 24" long
additional 2" min.
bottom recom-
standard grab bar 30
"
m
a
x
.
p
r
e
f
e
r
r
e
d
inimum Reinforcing Behind Toilets
Located Beside a Wall
You have provided the required 30" wide
clearspace for forward approach to the side
of the oven allowing the oven door to open.
However, if you select a 30" base cabinet,
you will need a filler strip to keep the
adjacent countertop overhang from
encroaching on the 30" clearspace. It would
best to submit your cabinet shop drawings
as a deferred submittal to verify compliance
with kitchen dimension requirements. ICC
A117.1-2009 section
1004.12.2.4.
DW1'-1159/64"
2'-
6
"
60" CLR.
FROM PROJECTIN
FINISH OR APPLIA
CL
CL
DR
REF
CLCLCL
CL
RG
N
M
K
L
2'-05/8"1'
5'-
1
"
30"x48"
56
30"x48"<-
3
0
"
x
4
8
"
30"x48"
30"x48"
30"x48"
1 BEDROOM UNIT
ANSI A117.1-2009
TYPE B, OPTION A
Center line of sink to edge of adjacent
countertop must be at least 24"
Type B unit kitchen sinks must
have the 30"x48" clearspace
centered on the sink. Make this
clear on the plans and
dimension from centerline of sink
to any walls or counters to the
side. ICC A117.1-2009 section
1004.12.2.1.
Assembly F5 and R3 is a 1 HR rated listed
assembly.
This centerline has been revised and is
shown 2'-1" from the counter or wall.
All kitchens have been revised to show the
countertop overhang at 1". Furthermore we
have left additional space for filler panels etc.
We can show shop drawings at a later date if
need be.
11/01/2018
Page: [8] C7 DRAINAGE PLAN
File Name: Civil Plans.802 West Main.2018.10
(Comments2).pdf
Subject: PlanCheck
Author: nickt
Color:
The area between the sloped
surface and flat surface creates
a variable height step. Riser
heights must be a minimum of
4". Any less than this becomes
a tripping hazard. Eliminate step
areas less than 4". 2015 IBC
1011.5.2
The above comment was asked
previously.
Civil Plans.802 West Main.2018.10 (Comments2).pdf (1)
Page: 1
File Name: CoverSheet.pdf
Subject: Group
Author: nickt
Color:
CoverSheet.pdf (1)
Page: 1
File Name: Special Inspection.802 West Main.2018.05.pdf
Subject: PlanCheck
Author: nickt
Color:
special inspection agreement
must be signed by owner and
fabricator
Special Inspection.802 West Main.2018.05.pdf (1)
G
The area between the sloped
surface and flat surface creates
a variable height step. Riser
heights must be a minimum of
4". Any less than this becomes
a tripping hazard. Eliminate step
areas less than 4". 2015 IBC
1011.5.2
The above comment was asked
previously.
FIRE
SPRINKLERS
REQUIRED
NFPA 13 (not 13R)
sprinkler system required
throughout entire building
to allow for reduced travel
distance in basement
storage (2015 IBC table
1006.3.2(2).
David Johnston Architects D. Brian Beazley 04-20-18
special inspection
agreement must be
signed by owner and
fabricator
These signatures have been included on
pages 2&3 in the attached PDF.
This wall has been raised and shows as
28.76' which is 8 7/8" above the tallest
walking surface.
11/01/2018