HomeMy WebLinkAboutFile Documents.427 Rio Grande Pl.0016.2019 (20).ACBK 1
City of Aspen Plan Correction List
2015 International Codes and 2017 National Electrical Code Plan Review
Plans received from City of Aspen via electronic file transfer: 4/11/19
Preliminary Review/Report Date: 4/29/19
Preliminary Review/Report Date 2nd Submittal: 7/11/19
This report incorporates and supersedes any red line comments on plans.
The plans and all construction must comply with the 2015 IBC, IMC, IPC,
IECC, IFGC and the 2017 NEC whether noted on the plans or not. This review
is of the architectural, mechanical, electrical, and plumbing construction
drawings and documents only. Structural review is to be done by a Colorado
Licensed professional engineer under separate cover and is not included in
this review.
Aspen City Offices Permit #: TBD
Building Address 425 Rio Grande Place
Aspen, Colorado 81611
Type of Construction II-A II-B, a portion of the existing
construction is Type V-A
Occupancy Classification A-2, A-3, B, S-1, S-2 (Mixed)
Actual Stories 3 stories plus basement
Actual Building Area (total) Basement: 13,712 sf (S-2)
38,461 sf (S-2)
8,128 sf (S-1)
60,301 sf
Main Level:12,732 sf (B)
31,358 sf (S-2)
1,560 sf (A-2)
45,650 sf
Middle Level:16,432 sf (B)
34,955 sf (S-2)
12,997 sf (A-3)
64,384 sf
Upper Level:15,610 sf (A-3)
264 sf (S-2)
2,333 sf (B)
6,136 sf (A-3)
28,893 sf
Actual Area of Addition Only Basement: 8,128 sf
Main Level: 12,732 sf
Middle Level:13,550 sf
Upper Level: 6,302 sf
40,712 sf
Basic Allowable Height & Area
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Without Frontage increase but
including Sprinkler Increase: Construction type has changed
from II-A to II-B changing
allowable heights and areas.
A-2: 28,500 sf, 3 stories, 75’
A-3: 28,500 sf, 3 stories, 75’
B: 69,000 sf, 4 stories, 75’
S-1: 52,500 sf, 3 stories, 75’
S-2: 78,000 sf, 4 stories. 75’
(A-2/A-3 most restrictive)
Fire Sprinklered NFPA 13 required throughout
Occupant load Lower Level: 202 persons
Main Level: 232 persons
Middle Level: 253 persons
Upper Level: 359 persons
Mezzanine: Not provided
Total: 1,046 persons
Use Mixed use civic building (B)
with associated Assembly (A-
2/A-3) restaurant and library.
The building does not appear to
qualify as non-separated
between occupancies.
Description of work
& assumptions: Addition to existing
freestanding building
constructed as Type II-A
construction, fully sprinklered
with NFPA 13 system
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 Plans to be
reviewed by the Fire Authority
having jurisdiction.
Architect Charles Cunniffe, (970)925-
5590
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_______________________________________________________________
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. General Architectural Note: It is unclear if the building is designed as
nonseparated occupancies per IBC 508.3 or as separated occupancies per
IBC 508.4. Please clarify.
CCA Response: See revised sheet A0.3.
SEI Response: Note added to code analysis indicating the design is non-
separated occupancies per IBC 508.3. Comment addressed.
2. General Architectural Note: The overall building areas appear to exceed
the maximum allowable areas on some floors. As such, I assume the design
intent is to separate the building areas with one or more firewalls in
accordance with IBC 503.1. The firewall separations are not clearly identified
on the plans. Please provide a plan view of each floor which clearly
designates these firewall separations.
CCA Response: See revised sheet A0.4 for separations.
SEI Response: In order to be considered separate buildings per IBC 503.1
the firewall must comply with IBC 706 which requires firewalls in S-2 and B
(of Type II construction) to have a fire resistance rating of 2 hours. The wall
shown in the middle level (which exceeds the allowable area) is shown as a
1-hour fire resistance rated wall. Additionally, fire walls are required to
maintain vertical continuity from the foundation through a 30” parapet on the
roof which is difficult to determine from the plans. Please confirm compliance
with IBC 706.6 for vertical continuity of firewalls.
3. General Architectural Note: The elevator must be inspected by an
approved elevator special inspector upon installation and the inspection
report and approval must be provided to the Aspen Building Department.
CCA Response: Inspection report will be provided.
SEI Response: Comment addressed.
4. Sheet A0.3: There is no occupant load identified for the mezzanine. Please
provide.
CCA Response: See revised sheet A0.4.
SEI Response: No occupant load information is shown on sheet A0.4.
Comment not addressed.
5. Sheet A0.3: The common path of egress travel distance on this sheet is only
applicable to spaces with a single exit. This should be clarified on the plans.
CCA Response: See revised sheet A0.4.
SEI Response: This is not addressed on sheet A0.4. This appears to remain
unchanged on sheet A0.3. Comment not addressed.
6. Sheet A0.3: The information under the heading of Common Path of Egress
Travel Distance shows 100 feet for the Group B occupancy. This is only
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applicable to spaces with one exit and an occupant load of less than or equal
to 30. Spaces with an occupant load of 31-49 have a maximum common path
of egress travel distance of 75 feet. Please Clarify.
CCA Response: See revised sheet A0.4.
SEI Response: This is not addressed on sheet A0.4. This remains
unchanged on sheet A0.3. Comment not addressed.
7. Sheet A0.3: The corridor section on this sheet shows the maximum length
of dead-end corridors in A and S as 20 feet. While this is true for the A
occupancy, S occupancies in sprinklered buildings are permitted to have
dead end corridors not to exceed 50 feet in length in accordance with IBC
1020.4 Exception 2.
CCA Response: See revised sheet A0.3.
SEI Response: Comment addressed.
8. Sheet A0.3: The applicable accessibility code shown on this sheet is
ANSI/ICC A117.1 2003. This should be changed to the 2009 version as
referenced in Chapter 35 of the 2015 IBC.
CCA Response: See revised sheet A0.3.
SEI Response: Comment addressed.
9. Sheet A0.3: The parking garage occupant load factor shown on the plans is
300. The parking garage OLF should be 200 per IBC Table 1004.1.2.
CCA Response: See revised sheet A0.3a
SEI Response: Comment addressed.
10. Sheet A0.3: The A-2 restaurant occupancy is missing from the code
analysis. Furthermore, the restaurant referenced on the occupancy
calculations table was not found anywhere else in the plans. Please address.
CCA Response: Sheet clarification on sheet A0.3a.
SEI Response: Response indicates the restaurant is part of the existing
portion of the building. Comment addressed.
11. Sheet A0.5: There is a note on this sheet reading, “Per IBC 2015 706.6.1 a
1hr rated roof extends 4’ in either direction and all supporting structure is 1hr
rated.” The building is classified as Type IIA Construction which requires the
entire roof and associated secondary members to be 1-hour fire-resistance
rated.
CCA Response: Building classification has been revised to IIB construction.
SEI Response: While changing the construction type from IIA to IIB
addresses the fire resistive requirement of the roof, it creates allowable area
problems on all floors. This change disqualifies the building as a non-
separated occupancy building and requires the occupancies to be separated
per IBC 508.4. Please address.
12. Sheet A2.4: The curved stair in the addition appears to connect three stories
and is unenclosed. A one-hour fire-resistance rated shaft enclosure must
enclose these stairs in accordance with IBC 1023.2. Please address.
CCA Response: Not applicable. This is classified and meets all
requirements of exit access stairway per IBC 1019.3.4.
SEI Response: We do not understand the comment “this is classified.”
Please address what this means. Furthermore, based on radii shown on
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sheet A6.2, we calculate that the vertical opening between stories exceeds
twice the horizontal projected area of the stairway which disqualifies this
opening from the shaft enclosure exception of 1019.3 exception 4.
Additionally, this exception requires draft curtains and closely spaced
sprinkler heads which is not addressed on the plans. Please provide
calculations for the horizonal area of the floor openings and the horizontal
area of the stairs for each level. This comment has not been resolved.
13. Sheet A2.4: The curved stair in the addition does not lead directly to the
exterior of the building or does not extend to the exterior of the building with
an exit passageway conforming to IBC 1024 as required by IBC 1023.1.
Please address.
CCA Response: See comment #12. This is also not required in the egress
system.
SEI Response: We do not agree with comment #12 response. Please
provide the calculations requested in comment #12. Comment not
addressed.
14. Sheet A2.6: The rooftop solar PV system is not detailed in this plan and is
not part of this review. PV details must be submitted under separate permit.
CCA Response: Understood
SEI Response: Comment addressed.
15. Sheet A2.6: The door opening into the stairwell from the parking garage is
not identified with a reference to the door schedule. This door must be a 90-
minute fire-resistance rated door. Please address.
CCA Response: Note added for in field verification.
SEI Response: Comment addressed.
16. Sheet A2.8: Door 109B in the CMU wall along Gridline 6.2 is not shown as
a rated door on the door schedule. This wall appears to be a firewall requiring
properly rated open protectives per IBC Table 716.5. Please address.
CCA Response: Door schedule revised.
SEI Response: Comment addressed.
17. Sheet A2.8: It is difficult to determine if door S001B is an exit discharge door
to the exterior of the building. Please confirm.
CCA Response: Confirmed. See additional information on sheet A2.8.
SEI Response: Comment addressed.
18. Sheet A2.8: An approved barrier must be provided in the stairwell at the level
of exit discharge to prevent persons from unintentionally continuing into levels
below per IBC 1023.8.
CCA Response: Barrier added on plans per IBC Section 1023.8.
SEI Response: Comment addressed.
19. Sheet A2.11: There appears to only be two means of egress paths from the
middle level including the enclosed exit stair and the open curved stair. These
exits do not appear to maintain the required exit separation required by IBC
1007.1.1 exception 2. Please address.
CCA Response: See clarified egress paths on Sheet A0.4.
SEI Response: 3 exits from this level are now identified with proper
separation. Comment addressed.
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20. Sheet A2.14: There appears to be only one exit from the upper floor through
the curved stair. Two exits with the required separation are required from the
third floor per Table 1006.3.1. There appears to be what could be a second
stair along gridline P7 but it is poorly detailed and does not appear to be within
an egress path within the building. Please address.
CCA Response: See clarified egress paths on Sheet A0.4.
SEI Response: Exit paths have been clarified. Comment addressed.
21. Sheet A6.2: The required radius of the curved stair must be twice the
required width of the stair per IBC 1011.9. The largest occupant load served
by these stairs is the third floor which has an occupant load of 359 persons.
359 x .2 = 71.8 inches of required exit width. It is assumed that once item 20
is addressed, then this required exit width will be split between two stairs. As
such, the minimum width of this stair is 44” per IBC 1011.2. The radius of
these curved stairs is shown as 6’ (72”). Twice the required width of the
curved stair is 7’ 4” (88”). Please revise.
CCA Response: See revised stair design on Sheet A6.2.
SEI Response: Comment addressed.
22. Sheet A6.2: The tread dimensions of the curved stair are not detailed on the
plans. These winder treads must comply with IBC 1011.5. Please address.
CCA Response: See revised stair design on Sheet A6.2.
SEI Response: Comment addressed.
23. Sheet A6.4: CMU grout lifts must not exceed 5’4” unless cleanouts are
provided per ACI 3.5Dc.
CCA Response: Note added on sheet for proper coordination in the field.
SEI Response: The note that was added limits grout lifts to 5’ which is not
divisible by 8” (the dimension of standard CMU blocks). In order to avoid
confusion, we recommend that the note be changed to 5’4”.
24. Sheet A7.3: Provide special inspection reports and approvals to the Aspen
Building Department for the spray applied fire-proofing upon completion.
CCA Response: Will comply.
SEI Response: Comment addressed.
25. Sheet A10.3: There is no safety glazing identified on the window details. All
glazing in hazardous locations must be tempered per IBC 2406.
CCA Response: Note added on sheet.
SEI Response: Comment addressed.
26. Sheet M2.01: Provide firestopping details for all penetrations of fire-
resistance rated assemblies (both horizontal and vertical) per IBC 714.3.1.
IMEG Response: Detail has been added to sheet M7.02.
SEI Response: A detail has been added but there is no reference to a tested
assembly. Please provide this reference.
27. Sheet M2.01: Support ducts every 10' and at each change of direction per
IMC 603.10 and the SMACNA HVAC Duct Construction Manual.
IMEG Response: General note B has been added to sheets M2.01, M2.02,
M2.03, M2.04.
SEI Response: Comment addressed.
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28. Sheet M2.01: Seal duct seams with welds, gaskets, mastics or UL
181 listed tape or liquid sealants per IMC 603.9.
IMEG Response: General note C has been added to sheets M2.01, M2.02,
M2.03, M2.04.
SEI Response: Comment addressed.
29. Sheet M2.01: 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.
IMEG Response: VAV-5 is 400 CFM of pressurization with no return to
keep the corridor space positive.
SEI Response: Comment addressed.
30. Sheet M7.02: This sheet shows fire/smoke dampers at the intersection of
the vertical duct trunk lines and the horizontal lateral duct lines on each floor
rather than at penetrations of each fire/resistance rated floor ceiling
assembly (except at the main floor level). Therefore, these vertical ducts
must be enclosed in fire resistance rated shafts of 2-hour fire-resistance
rated when connecting four stories (including basement) or 1- hour fire-
resistance rated when connecting 3 or fewer stories per IBC 713.4.
IMEG Response: Refer to architectural sheets for 2-hour rated shafts. All
ducts are located in shafts now.
SEI Response: Comment addressed.
31. Sheet M8.01: Air handlers operating in excess of 2,000 CFM must have
smoke detectors in the return air system per IMC 606. The smoke detectors
must deactivate the air handler in the event of activation.
IMEG Response: No response provided.
SEI Response: Comment not addressed.
32. General Mechanical Note: Please provide a copy of the balance report for
the HVAC system and engineer approval to the Aspen Building Department
upon completion.
IMEG Response: General note D has been added to sheets M2.01, M2.02,
M2.03, M2.04.
SEI Response: Comment addressed.
33. Sheet P1.01: The tank and outlet vents to the grease interceptor cannot be
tied together until 12" above the top of the grease interceptor per IPC 905.4.
Please add note.
IMEG Response: The grease interceptor has been removed from the
project.
SEI Response: Comment addressed.
34. Sheet P1.01: Provide through penetration firestop details for all plumbing
penetrations of fire-resistance rated assemblies.
IMEG Response: Detail has been added to sheet P4.02.
SEI Response: A detail has been added but the component descriptions
are left out and no reference to a tested assembly is provided. Comment
not addressed.
35. Sheet P1.03: It is unclear where the storm drains discharge. Please
address.
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IMEG Response: Storm drain discharges into bioswale retention area.
From there it is piped to the storm system which is shown on the civil plans.
SEI Response: Comment addressed.
36. Sheet P1.03: Provide cleanouts in all storm drains per IPC 1101.8.
IMEG Response: General note has been added to sheets P1.01, P1.02,
P1.03, P1.04 and P1.05.
SEI Response: Comment addressed.
37. Sheet P1.05: There are storm drain inlets located beneath the PV Solar
arrays which will likely render them inaccessible for maintenance such as
cleaning out the strainers. Please address.
IMEG Response: PV array has been adjusted on architectural plans to
allow for maintenance access. Please refer to architectural plans for
potential PV layout.
SEI Response: Comment addressed.
38. General Note: Neither the plumbing or mechanical plans show the gas
piping plan. Please provide a gas isometric drawing showing the size of all
pipe runs, the length of all runs from the meter to the most remote
appliance, the pipe type, and the BTU rate of each gas appliance.
IMEG Response: Refer to sheet P6.01 for natural gas isometric.
SEI Response: The only gas isometric found on this sheet was to the
generator. Provide and isometric plan for all gas lines included in the
project.
39. Sheet E2.0: Doors to the electric room must be equipped with panic
hardware per NEC 110.26(C)(3). Please address.
MKK Response: Panic hardware has been added to the electrical room
doors. Refer to architectural drawings.
SEI Response: Comment addressed.
40. Sheet E2.0: The electric room contains large equipment rated at 4,000
amps. As such the NEC 110.26(C)2 requires exit doors on each end of
electrical room unless unobstructed egress or extra working space is
provided per NEC 110.26(C)(2)(a) or (b). Please demonstrate compliance
with this code provision.
MKK Response: The gear has been redesigned at 480V, rated at 3,000
amps. A single egress door with panic hardware has been provided where
the depth of the working space is twice that required as allow per NEC
110.26(C)(2)(b).
SEI Response: Comment addressed.
41. Sheet E3.1: Provide “in-use” covers for all exterior 15 and 20-amp 120-volt
receptacles installed in wet locations per NEC 406.9(B)(1). These covers
shall remain weatherproof whether or not the attachment plug cap is
inserted.
MKK Response: All exterior receptacles are noted as weatherproof (WP).
A clarification has been added to the power drawings.
SEI Response: Comment addressed.
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Preliminary Plan Review:
Dan Swallow, Master Code Professional, CBO, ICC Certified Combination
Plans Examiner, Colorado Master Electrician License #600450
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
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