HomeMy WebLinkAboutFile Documents.427 Rio Grande Pl.0016.2019 (21).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
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, 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 building areas w/ addition Basement: 13,712 sf (S-2
Parking)
38,461 sf (S-2 Parking)
8,128 sf (S-1
Mech/Storage)
60,301 sf
Main Level: 12,732 sf (B, Offices)
31,358 sf (S-2 Parking)
1,560 sf (A-2
Restaurant)
45,650 sf
Middle Level: 16,432 sf (B Offices)
34,955 sf(S-2 Parking)
12,997 sf (A-3, Library)
64,384 sf
Upper Level: 15,610 sf (A-3
Library)
264 sf (S-2 Parking)
2,333 sf (B, Offices)
6,136 sf (A-3 Mezz.)
28,893 sf
Actual Area of Addition Only Basement: 8,128 sf
Main Level: 12,732 sf
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Middle Level: 13,550 sf
Upper Level: 6,302 sf
40,712 sf
Basic Allowable Height & Area
Without Frontage increase but
including Sprinkler Increase: A-2: 46,500 sf, 4 stories, 85’
A-3: 46,500 sf, 4 stories, 85’
B: 112,500 sf, 6 stories, 85’
S-1: 78,000 sf, 5 stories, 85’
S-2: 117,000 sf, 6 stories. 85’
(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.
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.
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.
4. Sheet A0.3: There is no occupant load identified for the mezzanine. Please provide.
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.
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 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.
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.
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.
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.
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.
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.
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.
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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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
23. Sheet A6.4: CMU grout lifts must not exceed 5’4” unless cleanouts are provided
per ACI 3.5Dc.
24. Sheet A7.3: Provide special inspection reports and approvals to the Aspen Building
Department for the spray applied fire-proofing upon completion.
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.
26. Sheet M2.01: Provide firestopping details for all penetrations of fire-resistance
rated assemblies (both horizontal and vertical) per IBC 714.3.1.
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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.
28. Sheet M2.01: Seal duct seams with welds, gaskets, mastics or UL 181 listed tape or
liquid sealants per IMC 603.9.
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.
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.
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.
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.
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.
34. Sheet P1.01: Provide through penetration firestop details for all plumbing
penetrations of fire-resistance rated assemblies.
35. Sheet P1.03: It is unclear where the storm drains discharge. Please address.
36. Sheet P1.03: Provide cleanouts in all storm drains per IPC 1101.8.
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.
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.
39. Sheet E2.0: Doors to the electric room must be equipped with panic hardware per
NEC 110.26(C)(3). Please address.
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.
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.
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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