HomeMy WebLinkAboutFile Documents.230 E Hopkins Ave.0089.2018 (9).ACBK
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26 July 2019
Nick Thompson, Plans Examiner, City of Aspen
Phone 970-429-2757, Fax 970-920-5440
nick.thompson@cityofaspen.com
Lauren Litchet, Permit Coordinator, City of Aspen
lauren.litchet@cityofaspen.com
City of Aspen Building Department
517 E. Hopkins Ave
Garden Level
Aspen, CO 81611
PROJECT: Mountain Forge Renovation and Addition
ADDRESS: 230-234 E. Hopkins Ave, Aspen, CO 81611
PERMIT: 0089.2018.ACBK
SUBJECT: Responses to Building Department Comments #2 Received June 14, 2019
CC: Madigan+Co (General Contractor)
1) Page: ComCheck_Mech: Revise the COMcheck to include the owner/agent
Response: Owner/Agent field has been updated.
2) Page: A2.3: Provide pool design drawings and documentation demonstrating compliance with the 2015
ISPSC (including barrier and deck requirements) and the APSC-15. Fill out and submit the APSC-15
compliance sheet
Response: Pool design is by Chester Pools, a manufacturer of custom prefabricated pools. This pool
unit will be constructed to the dimensions we have shown on our plans at Chester Pools’ facility and
delivered and installed as a prepackaged unit during the construction process. They have provided the
completed APSC-15 compliance form and the spec sheet of the powered safety cover (see pages 24
and 26 of the cut sheets noting ASTM compliance). Note this is a residential pool. Safety barrier
requirements are met with powered safety cover meeting ASTM F1346 and deck requirements are met
utilizing a minimum slope of 1/8” per foot for all impervious decking materials (porcelain tile). A full pool
design drawing package will be generated by Chester Pools during the shop drawing process.
3) Page: A0.5z: ½ hour (30 minute) rating required for corridor walls serving dwellings. 2015 IBC 1020.1.
Response: This was a typo on the drawings. The notes for 30-minute corridor have been updated on
this sheet and the plan drawings.
4) Page: A0.5z: The entire floor structure on floor 1 and floor 2 throughout the entire building must be 1-
hour fire rated to maintain dwelling separation fire partition continuity (2015 IBC 708.4).
Response: Diagrams have been updated to show this continuity. Floor/ceiling assemblies separating
floors are all 1-hour rated.
5) Page: A2.1: Include interior elevations and dim ensioned plan to demonstrate accessibility for Comm 1
Bathroom as you have done for other bathrooms on A9.1. Also provide a clear space beyond the door
swing.
Response: Drawing has been included on A9.1b (previous A9.1 sheet has been renamed A9.1a to
account for added drawing space required). 08/08/2019
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6) Page: A2.2: The service sink required by 2015 IBC 2902.1 is only accessible to Commercial Unit 8. It
must be accessible to all Group B occupancies.
Response: Per 2015 IBC Table 2902.1 note E, service sinks are not required in B occupancies if the
occupant load is 15 or less. Each B occupancy tenant space contains an occupant load of 15 or less,
therefore a service sink is not required. The one accessible to Commercial Unit 8 will be retained for
convenience to this future tenant.
7) Page: A2.2: ½ hour (30 minute) rating required for corridor walls serving dwellings. 2015 IBC 1020.1.
Response: This was a typo on the drawings. The notes for 30-minute corridor have been updated on
this sheet and all of the plan drawings.
8) Page: A2.2: Include interior elevations and dimensioned plan to demonstrate accessibility for Restroom
222 as you have done for other bathrooms on A9.1. Also provide clear space beyond the door swing.
Response: Drawing has been included on A9.1b (previous A9.1 sheet has been renamed A9.1a).
9) Page: A5.2: To maintain dwelling separation continuity, assembly R2/A7.03 must be a listed 1-hour fire
rated assembly. Revise R2/A7.03 to indicate a listing.
Response: This assembly had pursued the 1-hour fire rating via the Gypsum Association document GA-
610-13 for fire resistance provided by gypsum board membrane protection (located on sheet A7.0B).
However, we’ve adjusted our assembly to provide the full GA assembly data and included the
referenced GA assemblies on sheet A7.0A.
10) Page: A5.2: In order to avoid needing a parapet at the exterior wall, the 1-hour rated roof must have all
supporting construction also be 1-hour fire rated. Indicate all locations with this requirement. 2015 IBC
705.11 exception 4.2.
Response: Support for the west side (along gridline 7) of the roof framing is minimum 1-hour rated since
the joists are framed into the existing CMU wall. The support for the existing roof framing between
gridline 7 and gridline 6 is less defined as it is buried in encapsulated existing conditions, however, we
have detailed the assumed load path of the supporting beams and columns to be 1-hour rated (beams
and columns individually encapsulated), tracked down to the concrete foundations.
11) Page: A6.14: I have not received installation instructions for the gas fire pit detailing required clearances.
Provide instructions and revise plans to clearly show compliance with manufacturer’s requirements for
clearances.
Response: Instruction manual for the prefabricated gas firepit is being provided with this response.
Plans, updated with the prefab unit and required clearances, have been provided.
12) Page: A6.22: The hall extension to the exit enclosure must be built as an exit passageway. This requires
1-hour fire barriers. Fire barriers must be continuous to the underside of floor sheathing above with no
structural interruption. Thoroughly detail in architecturals and structurals to show compliance. 2015 IBC
707.5.
Response: We have updated our section drawings as well as provided additional detail drawings
demonstrating the continuity of the fire barriers to the underside of the floor sheathing. Note that the
floor/ceiling assemblies above and below the exit enclosure have joists framed into the concrete shafts
of the elevator and stair cores and the CMU wall adjacent to the elevator core. All of these supporting
walls are continuous to foundation level and are at a minimum 1-hour rated.
13) Page: A6.22: Ceilings dropped below rated assemblies must be framed with non-combustible or fire
resistant treated materials. 2015 IBC 803.4
Response: We have added further notes to the fire-rated assemblies and the A6.22 drawings clarifying
that the framing for the dropped ceilings is to be non-combustible. We believe the code section you
intended to reference is 2015 IBC 803.13, not IBC 803.4 (foam plastics).
08/08/2019
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14) Page: A6.22: Clearly identify all structure that supports the fire barriers and protect with 1 hour fire
rating. Columns must be individually encapsulated with 1 hour fire rating. Beams that support more than
a floor and a roof or more than two floors must also be individually encapsulated with 1 hour rating. 2015
IBC 704.
Response: The beams and horizontal assemblies above and below the 1-hour fire barriers at the stair
exit enclosure are supported on each end by the concrete walls of the elevator and stair cores and a
CMU wall, which are at minimum 1-hour rated and continuous to the foundation. Based on the updated
structural framing plans included in this resubmittal, t here are no columns supporting the beams or
horizontal assemblies in the horizontal exit. Note that the beams above and below the fire barrier are
secondary structural members. The fire barrier wall supported on these beams is only 1-story high,
therefore the individual encasement provisions of 2015 IBC 704 do not apply – only the membrane
protection provisions. We have provided additional details showing the membrane protection of these
members.
15) Page: A6.26: Clearly identify all structure that supports the fire barriers and protect with 1 hour fire
rating. Columns must be individually encapsulated with 1 hour fire rating. Beams that support more than
a floor and a roof or more than two floors must also be individually encapsulated with 1 hour rating. 2015
IBC 704.
Response: Shaft drawings have been updated to show additional information, including encapsulation of
the beams and columns that are the supporting construction of the fire barriers that creates the shaft,
tracked down to the foundations. We have provided additional construction details showing the
protection at these locations.
16) Page: A6.26: With the shaft unenclosed at the bottom, the mechanical room must essentially become
part of the shaft using 1 hour fire barriers. Fire barriers must me continuous to the underside of the floor
sheathing above. 2015 IBC 707.5.
Response: Bottom of the shaft has been enclosed using a 1-hour UL listed shaft assembly. Shaft
drawings have been updated and we have provided additional construction details showing the
protection at this location.
The mechanical room enclosing fire barrier walls are also continuous to the underside of sheathing.
Shaft drawings have been updated and we have provided additional construction details.
17) Page: A6.26: The mechanical shaft must be built as a fire barrier. The walls may not be interrupted by
any structure other than floor or roof sheathing. Walls must be continuous to the underside of the
floor/ropof sheathing. 2015 IBC 707.5.
Response: Shaft drawings have been updated and we have provided additional construction details.
18) Page: A7.03: Any assembly that claims a fire or sound rating must reference a listed assembly that you
include in the plans. Revise to treat similarly to how you have done the wall assemblies.
Response: The floor/ceiling assemblies have been updated with a reference to the listed assembly
number for each detail. The full GA assembly data is referenced on sheet A7.0A.
19) Page: A8.02: Doors 1/010, 3/104, and 1/217 are shown to have hardware group D which refers to an
interior pocket lockset. These are swinging doors which serve an exit stair enclosure. Locking prohibited
unless you can demonstrate compliance with one of the exceptions of 2015 IBC 1010.1.9.11
Response: Our schedule has two columns categorizing door types and hardware groups by a letter
designation which can lead to some confusion. The doors you list above are all door type “D”, which are
interior swing rated solid core doors. We believe you may have misread the schedule because each of
these doors is labeled as having hardware group type “C”, which are designated as interior swing
passage (non-locking) hardware. We have added a full hardware schedule for clarity.
20) Page: A8.02: Door 1/213 serves an employee work area per your response and therefore must provide
32” clear measured from the face of the door leaf opened at 90 degrees to the face of the doorstop. A 2’-
10” (34”) door will typically only provide 31 ¾” of clearance. Revise door schedule to demonstrate
compliance. 2015 IBC 1010.1.1
Response: This door has been updated to 3’-0” in the plans and the door schedule. Updated sheet
provided.
08/08/2019
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21) Page: A8.02: Just to be clear, this is the roof deck door and the egress side is from the roof, so it may
not be locked from the outside. Also, specify hardware that will unlock without unlatching and specify the
location of the signal to unlock (fire access command panel in the entry). 2015 IBC 1010.1.9.11 ex. 3
Response: We concur that door 1/303 shall not be locked from the egress side (roof deck side) of the
door. Because this door is serving an R-2 occupancy, we believe 2015 IBC 1010.1.9.11 exception 5
may apply. This single exit configuration is permitted in section 1006.3.2. Panic hardware with the bar
mounted on the egress side (roof side) should allow compliance with this requirement while still allowing
for manual locking from the inside of the stairway for security. Door hardware schedule has been
updated for hardware group “J”.
22) Page: A8.02: Door 1/215 requires a 20 minute fire rating due to being in a ½ hour rated corridor. 2015
IBC 1020.1.
Response: Door schedule has been updated with this rating.
23) Page: A8.04: I have not received cutsheets for the light fixtures; please provide. The cutsheets should
have the maximum wattage highlighted (and this should match the comcheck) and listing by a nationally
recognized testing lab highlighted.
Response: Lighting package highlighted per these requirements will be submitted with these responses.
24) Page: A9.1: Show and dimension a 30”x48” clear space clear of the door swing. ICC A117.1-2009
section 603.2.2 exception 2.
Response: These rooms meet the intent of the code and a clear space diagram has been added to A9.1
drawings to demonstrate compliance with ICC A117.1-2009 section 603.2.2 exception 2. Note that the
previous A9.1 sheet has been renamed A9.1a.
25) Page: C5.1: Verify that the slope and cross slope at this portion of the means of egress to the public way
comply with 2015 IBC chapter 10.
Response: C5.1 has been updated with additional spot elevations along the walkway to alley in order to
demonstrate compliance with the maximum required slope and cross slopes. Walkway slope does not
exceed 5% (1:20) and cross slope does not exceed 2% (1:48)
26) Page: E2.3: Receptacles used to power pool and spa must be 6’ minimum from the inside walls of the
pool and spa. 2017 NEC 680.22(1)(2). Section 680.8(A) refers to overhead conductors.
Response: The spa has been moved east in order to provide greater than 12’ of clearance between the
inside walls of the pool and spa. That allows for the pool equipment receptacle to be located at least 6’
from the pool and spa. The Spa is actually powered by a permanently installed sub-panel that comes
with the unit. Refer to revised electrical drawing for updated locations.
27) Page: E2.3: Receptacles must be 6’ minimum from the inside walls of the pool. 2017 NEC 680.22(A)(3).
Response: The outdoor kitchen layout has been adjusted to allow for proper receptacle clearances per
the NEC code. Refer to revised electrical drawings and updated architectural drawings A2.3.
28) Page: E3.0: The updated lighting plans do not appear to show the occupant sensor and time switch
controls required by 2015 IECC C405.2.1 and C405.2.2. Revise.
Response: Please reference the resubmitted electrical drawing(s). On the cover page, the electrical
legend indicates that Switches with an “M” suffix are equipped with a motion (occupancy) sensor. The
switches marked as a “D” with a box around them are equipped as occupancy sensors with dimming.
Such devices are located as required by the 2015 IECC and shall comply with 2015 IECC C405.2.1 and
C405.2.2, where applicable.
08/08/2019
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29) Page: E3.3: Luminaires within 5’ of pools and spas must comply with 2017 NEC 680.23 (A)(2)
Response: Lighting layout has been adjusted for compliance. Please see updated drawings.
30) Page: S2.1: Revise structural so that the mechanical room fire barrier walls are continuous to the floor
sheathing without penetration by any structure. 2015 IBC 707.5.
Response: Please see updated architectural drawings of the mechanical room and shaft. Continuity of
the shaft enclosure is per IBC 713.5. Supporting construction is rated in accordance with 707.5.1.
31) Page: S2.2: Provide a structural section and an architectural section at this location to demonstrate that
the fire barriers for the exit enclosure are continuous to the underside of the floor sheathing above
without structural interruption. 2015 IBC 707.
Response: Please see updated drawing S2.2 which indicates the revised top of concrete elevation for
the CMU wall that supports the horizontal 1-hour assembly above and below the exit enclosure in the
location specified. This CMU wall is continuous from the underside of floor sheathing of level 2 to the
foundation. The opposite end of the horizontal assembly above and below the exit enclosure is
supported by the concrete stair shaft, which is also continuous to the foundation. In all cases, the
horizontal assemblies are framed into the sides of the fire barrier walls, therefore assuring continuity
(reference structural details 13.S4.3, 14/S4.2 and 16/S4.3 as an example of this).
32) Page: RREMP: Revise so that A1.2 and the REMP worksheet show the same thing.
Response: We must have submitted the older RREMP sheet. A1.2 and RREMP should coordinate. We
are resubmitting RREMP worksheet and A1.2 for clarity.
33) Page: RREMP: The latest spec submitted shows the CEC listed Flash hot tub which is exempt from
REMP. Put the square footage in the New (exempt) row.
Response: RREMP worksheet has been adjusted per the above comment.
34) Page: RREMP: Fill out all of section 1 of the REMP worksheet.
Response: RREMP worksheet has been adjusted per the above comment.
35) Page: COMCHECK: Provide a lighting schedule and cutsheets for each fixture. The cutsheets should
have the maximum wattage highlighted (and this should match the comcheck) and the listing by a
nationally recognized testing lab highlighted.
Response: Lighting schedule is provided on both A8.4 and E1.2. Cut sheet package is being submitted
as part of this response per the above comment.
36) Page: COMCHECK: I have not received a new comcheck so am including my old comments from the
last round.
Response: Updated COMCHECK provided.
37) Page: COMCHECK: (First round comment) Include the S2 and S6 fixtures from the common restrooms.
Response: Updated COMCHECK provided.
38) Page: COMCHECK: (First round comment) Provide a lighting comcheck for the commercial units.
Response: Updated COMCHECK provided.
39) Page: COMCHECK: (First round comment) I count 51 R3 and R4 fixtures in the common areas. Revise
comcheck.
Response: Updated COMCHECK provided.
40) Page: COMCHECK: (First round comment) I count 11 EX3 fixtures. Revise comcheck.
Response: Updated COMCHECK provided.
41) Page: COMCHECK: (First round comment) I count 4 EX4 fixtures. Revise comcheck
Response: Updated COMCHECK provided.
08/08/2019
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42) Page: CREMP: Fill out all of section 1 of the REMP worksheet.
Response: CREMP worksheet updated.
43) Page: CREMP: Revise so that A1.2 and the REMP worksheet show the same thing.
Response: CREMP worksheet updated to align with the A1.2 snowmelt diagram.
08/08/2019