HomeMy WebLinkAboutFile Documents.315 E Hyman Ave.0011-2023-BCOM (23) TO: Nick Thompson DATE: 8/18/2023
FROM: Rebecca Stone PROJECT Gravity Haus Aspen
NAME:
SUBJECT: Building Department Comment PROJECT#: 123034.00
Responses
CC: Gravity Haus:Grady Huff,Alicia FILE#:
Deters;OZ Architecture:Chris
Vandall,Suzanne Stawiarski
BUILDING CODE COMMENTS
ARCHITECTURAL
#0-Asbestos
Provide an asbestos atement clearance report.
OZ Response: estos Abatement Clearance Report from DS Environmental Consulting dated
5/26/2023 been uploaded.
#1 — Restaurant Occupant Load
Calculate restaurant occu•ant load by counting seats. Standing areas may count at 5sqft per occupant
but you must . ac egr- -- -s and access aisles from this amount(show graphically). Add an
appropriate umber of employees. . . ••le seating plans may be submitted for different layouts with
different of upant load totals. Per City p• • . This includes the outdoor patio and coffeeshop (original
coffee sho has lost some seating at the top • the stairs)
OZ Respon -: There have been (2) separate cot - plans provided in the set to demonstrate the
restaurant oc . •ant loads. The first plan A0.4.1 ows fixed seating with unconcentrated (tables and
chairs +10 employ,- :C 1004.4 & s• . . The second plan A0.4.1A shows the seat count with the
assumption of +10 employees. e access and egress aisles have been updated in both plans.
#2— Restaurant Exiting
Restaurant area has gr- - an 50 occupants, requiring 2 exits. Those exits must be separated by a
minimum 1/3 the dia•4 - s easurement of the room. (I'm looking at the exit openings at the 52 and 53
arrows). Demonstra • comp i- on plans. 2015 IBC 1007.1.1
OZ Response: Theo tire space is sepa •ted by the diagonal distance of the restaurant divided by 1/3.
The egress exists ar- ore than 1/3 the • stance of the restaurant space. Sheet A0.4.1 has been
updated.
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#3-Travel Distance at Exit to Wagner Park
You are terminating travel distance t the entrance to this stair, treating it as an exit stair. I see two
options 1. Treat it as an exit stair d bring the shaft enclosure up to minimum 1/2 hour fire rating
(including all doors and the wi won the main level that open into it) per 2015 IEBC 903.1. 2. Treat it
as an exit access stair per 2 IBC 1019.3 item 1. Doors opening into stairs must be protected. Extend
exit access paths up the irs to the top of the exit discharge at grade.
OZ Response: The stairs will be treated as an exit access per IBC 1019.3 item 1. Rating is existing and
distances have been updated in the code plans. Sheet A0.4.1 has been updated.
#4—Accessible bathroom
Restaurant/bar is calculated as nee ' .5 water closets. There are only 2 provided at the level of the
restaurant that are accessible ' out having to take an exterior circulation path (able bodied may take
an interior path). Where culation path is interior, the accessible route must also be interior per 2015
IBC 1104.5.
OZ Respo . lease see letter provided by OZ describing the technical infeasibility of an interior
access' e path.
#5— Misplaced toilet fixtures
Toilet and lavatory showin suming this is erroneous?
OZ Response: To' and lavatory showing are removed and Sheets A0.4.1, A0.4.3, A0.4.4 have been
updated.
#6— Firestopping at shafts
Indicate and detail how this shaft c plies with the bottom of shaft provisions of 2015 IBC 713.11.
OZ Response: This openin the bottom of the shaft opens to a mechanical room similar occupancy.
Per 2015 IBC Section 71 1 (Item 2), a separation does not appear to be required. All other
penetrations are repre nted with firestopping UL listings and details on A0.7.2 of the drawing set.
#7— Fire rated structural frame
Indicate all rated columns and beams. Provid sted assemblies for new and for those that will be
disturbed. Columns must be individually e sed. 2015 IBC 704
OZ Response: Extisting structural e members are protected with fire-rated assemblies. Fire
protection details for new bea nd column assemblies have been added to the drawing set A0.7.2. VIF
existing fire resistance ra ' s. Notes are also added that if the primary structure does not meet the
required ratings, tha ing shall be repaired or provided. Refer to details on page A0.7.2.
#8— Listed assemblies
Provide listed assemblies printed in full e plans. For example, if you were to choose a UL assembly,
print the pages from that listed asse y that are applicable on the architectural plans. Please also do
this for existing assemblies. Ref ce these listed assemblies from your wall/floor/ceiling assemblies.
Floor plans should reference II/floor/ceiling assemblies.
OZ response: UL liste ssemblies are on pages A0.6.1 —A0.6.5. They have been clarified to match with
the listed assembl' on sheets A0.7.1 —A0.7.2.
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#9-Shaft alignment
This shaft does not stack. Detail continuity an ovide listed assemblies. Indicate how the shaft
complies with top of shaft provisions of 2 BC 713.12.
OZ response: Shaft Details are p ded on page A0.7.2 &A0.7.1. The top of the shaft walls and (1) hr.
rated walls will extend to the derside of roof sheathing to satisfy the provisions of 713.12 enclosure at
top. The roof rating is to 1) hr.
#10—Accessible access from restaurant to chen
Provide an interior accessible rout onnecting the restaurant to the kitchen. 2015 IBC 1104.5
OZ Response: Door(297) w added adjacent to the elevator to form an accessible path to the Kitchen.
As discussed, it is techni y infeasible to make an accessible interior path to the kitchen. Refer to the
attached letter detailin e technical infeasibility and need for the alternative route.
#11 —Accessible toilet rooms
One of these toilet rooms must be made accessi . 2015 IBC 1109.2 exception 3. 2015 IEBC 705.2
Alterations affecting an area containing a Pri y function. Where an alteration affects the accessibility
to a, or contains an area of, primary functi , the route to the primary function area shall be accessible.
The accessible route to the primary fu on area shall include toilet facilities and drinking fountains
serving the area of primary functio
OZ Response: Door(297) w added adjacent to the elevator to form an accessible path to the
bathroom. There was no er feasible way to make an interior accessible path to the additional (2)
bathrooms. Refer to included letter detailing the technical infeasibility and need for the alternative route.
#12—Accessible shower bench
Indicate that this 36" is a maximum A117.1-2009 section 608.2.3.
OZ response: The 36" max um has been added to the drawing set on page A0.4.7.
#13—Accessible handheld show ontrols
Hand shower between and 48" AFF. ICC A117.1-2009 section 608.4.3
OZ response: d shower dimensions have been added to A0.4.7.
#14—Accessible shower control
Controls and hand sh r max 27"from seat wall. ICCA117.1-2009 section 608.4.3
OZ response: d shower dimensions have been added to A0.4.7.
#15 — Listed assemblies
Print the pages of U 24 on the plans.
OZ response: 524 is located on A0.6.4.
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#16- Listed assemblies
Provide a listed assembly, printed the plans and reference it from here.
OZ response: Listed assem s are located on A.0.6.1 -A0.6.5 and referenced on the floor/wall/and
ceiling assembly pages. ditional annotations have been provided to assist with connecting the
standard assemblies the tested assemblies.
#17-Vapor retarder
Vapor retarder required per 201 C 1405.3
OZ response: Vapor retar was added to assembly per 2015 IBC 1405.3
#18- Fire protection of structural frame
Structural columns must be individually e psulated with 1 hour protection on all sides, even if within a
rated wall assembly. Provide a listed a mbly printed in full on the plans. 2015 IBC 704.2
OZ response: Existing structural lumns are wrapped with gypsum board for fire protection. Rated wall
details are provided on page 0.4.7. -A0.7.1. A note that all existing fire resistance ratings on primary
structural framing, where aged, should be patched and repaired to meet code. If primary structure
does not meet required tings refer to detail on A0.7.2 for required protection.
#19- Insulation in exposed cavit'
Note that all exposed c ies in the thermal envelope must be filled with insulation. 2015 IECC 503.1
All exposed
OZ response: A eral note was added to satisfy the requirements of 2015 IECC 503.1
#20- Electrical entry door width
Electrical entry door: imum width of a swinging door leaf shall be 48 inches. 2015 IBC 1010.1.1.
OZ response: Th ctrical entry door (323a) was reduced to 48."
#21 - Panic hardware
Provide panic r . :ware doors serving A occupancies. 2015 IBC 1010.1.10
OZ respo .e: Panic hardw re set has been provided for the necessary egress doors. Refer to door
schedule , sheet AO.: .nd hardware sets on Sheet A0.8.3.
#22-Security gates.
Gates for bar, restaurant, and coffe:.hop: if these are security grilles they are not permitted at main exits
in group A occupancies (2015 IB► 010.1.4.4). If they are gates, they must comply with all door
requirements including maxim leaf size, panic hardware, etc. (2015 IBC 1010.2)
OZ response: OZ has pro '.ed an alternate method request letter per 20151BC 104.11. The letter
discusses how there wil .e equivalent safety provided per the applicable portions of 1010.1.9.3
exception 2 and 402.: ..
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#23- Door thresholds
Provide door thr hold details compl g with 2015 IBC ch 10.
OZ Response: oor threshold added to A0.8.1.
#24—Safety glazing
Indicate which windows require safety zing per 2015 IBC 2406.4. Revise the window schedule or
elevations.
OZ response: The window ety/tempered glazing is indicated on the window elevations. It has been
added to the schedule further clarification on Sheet A0.8.2.
#25— U-Factor compliance
Document the U-factors of the windows and glazed doors in accordance with City policy: The following
are acceptable methods under the IECC to verify fenestration U-factors as part of the building thermal
envelope: 1. NFRC certification, factory assembled: NFRC label applied to window assembly and
verified at field inspection. 2.NFRC certification, site assembled: provide an NFRC CPD number or
certificate of authorization from an NFRC authorized inspection agency prior to permit approval. To
document the chain of custody, project specific NFRC labels must be affixed to the units or a project
specific NFRC label certificate must be provided prior to field inspection. 3.Provide a simulation or test
by an NFRC—accredited lab in accordance with NFRC-100 prior to permit approval. To document the
chain of custody, an affidavit or other evidence from the manufacturer confirming compliance with the
simulation or test is required prior to field inspection. 4.Provide a calculation using 2013 (or later)
ASHRAE Fundamentals Handbook chapter 15, pg. 15.3: "U-Factor(Overall Coefficient of Heat Transfer)"
prior to permit approval. Calculation is required to be in the standard NFRC window size of 47.2" x 47.2".
To document the chain of custody, an affidavit or other evidence from the manufacturer confirming
compliance with the calculation is re• ' -d prior to field inspection. 5.Use default values from Table 4 U-
Factors for Various Fenestrat'•• " .:. - or later)ASHRAE Fundamentals Handbook chapter
15, pg. 15.3 prior to pery .proval. To documen - chain of custody, an affidavit or other evidence
from the manufacturer c• irming compliance with the . es is required prior to field inspection. 6.Use
default values from IE tables in chapter 3 of the residen - and commercial sections.
OZ response: Method is used. Use default values from Table 1 U-Factors for Various Fenestration
Products in 2013 (or lat- ASHRAE Fundamentals Handbook c :pter 15, pg. 15.3 prior to permit
approval was added to de •nstrate the minimum values that n: -d to be met. The provided
specification on Sheet A0.8.1 - ,s we are meeting the mini ,m values.
#26—CREMP Documentation
You provided this CREMP pla 0.11) as 1_ .s snowmelt plans (A1.4.2, A1.4.3). Coordinate: you likely
only need one or the other. S e comments on s •wmelt plans.
OZ response: Snowmelt plans , sheet A1.A and A1.4. have been deleted. Sheet A0.11 has been
updated and a CREMP Workshe- - .-en provided.
#27—Section 1/A2.9
Section 1/A2.9 faces the other way and cuts ough a different area- I think along grid F? Please fix and
coordinate all callouts.
OZ response: Call out coordinates Sheet A1.1.3.1 have been corrected.
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#28-Commercial kitchen plans
Provide commercial kitchen pl. . . . _-.nges to kitchen. Provide Type I and II hoods as needed.
OZ response: The new equip -nt will be rev aced one for one with improved performance. Equipment
being provided is more efficie and meet- e requirements of the existing hoods. Equipment
specifications have been provid - venting compliance. Please refer to Sheets FS5.
#29—Accessible bench
ICC A117.1-2009 section 612.2 Bench. Where se g is provided in saunas and steam rooms, at least
one bench shall comply with Section 903. Door all not swing into the clear floor space required by
Section 903.2.
OZ Response: Accessible bench ensions have been detailed on A0.4.7. Door swings are permitted
to overlap door clearance if in Ingle user restroom ICC 604.3.2., 604.3.3.
#30—Accessible bench
Accessible bench: provide height(17-19" nd clear floor space for parallel approach. Depth must be
between 20-24"
OZ Response: Accessible h dimensions have been detailed on A0.4.7. and revised per code
requirements.
#31 —Accessible floor space at drinking founts'
Provide a clear floor space positioned a forward approach to the accessible drinking fountain. Knee
and toe space complying with Sec 306 shall be provided. The clear floor space shall be centered on
the drinking fountain. ICC A11 - 009 section 602.2
OZ Response: Clear f r space has been addressed in drawings to provide forward approach at
drinking fountain eets A0.4.4. &A0.4.1.
#32—Accessible access at towel drop
Portion of towel drop, and storage cabi ust be accessible.
OZ Response: Access. cess to towel drop has been further documented. See Sheet A1.1.2.2.
#33—Accessible bench
Accessible bench: provide height(17 ") and clear floor space for parallel approach. Depth must be
between 20-24"
OZ Response: Accessib ench dimensions have been detailed on A0.4.7. and revised per code
requirements.
#34— Property line
Revise to show pro line.
OZ Respo : Property line has been added to drawings on Sheet A1.1.3.1
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#35- Detention tank clarification
This plan does not correspond to rest of the drawings. Coordinate. If there is to be an outdoor spa or
pool, it will be subject to RE nd energy code requirements.
OZ Response: e is no outdoor spa or pool in the scope of the project. The "tub" was indicating the
new Detenti ask. Sheet A1.4.2 has been removed.
#36—Snowmelt Sheets
Snowmelt: Revise snowmelt plans: Pro e individual area square footage and the total square footage.
R-10 insulation detail under snowm . Must be rigid foam, no bubble wrap. Provide a completed and
signed REMP worksheet (Corn ial CREMP tab).
OZ Response : Sheets Al . and A1.4.3 have been removed. Please refer to Sheet A0.11 of the
individual and total Sq e Footages and Sheet M0.04 for the insulation details. Completed CREMP has
been provided.
#37—Continuity of shaft
Detail continuity of this sh d demonstrate compliance with all applicable provisions of 2015 IBC
713.
OZ respons ections have been updated to document the conditions of this shaft. Refer to Sheet A2.9
for Conti y.
#38—Shoring plans
Provide s g plans.
OZ Res nse: Shoring plans h een provided.
#39—Scale of section
Is this the g scale?
OZ ponse: Scale has been adjusted on sections on Sheet A2.5—A2.11
#40— Headroom height at stairs
Indicate headroom he. at stairs.
OZ respo . eadroom height has been indicated on A2.9 and meet the code required minimum head
heigh stairs.
#41 — Ramp handrails
Bottom and top of ramp ha - .il shoul. be horizontal for 12".2015 IBC 1014.6
OZ response: Ramp Ha 'drail .- : 5 on Sheet A4.1 have been revised to satisfy IBC 1014.6.
#42—Accessible bar height
Bar rail profile exceeds 34" h • t max for accessible bar top.
OZ response: Acc e bar top detail 10 on Sheet A4.2 has been revised for height to not exceed 34".
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#43-Accessible bench dimensions
Provide overall bench dimensi complying with accessibility requirements of ICC A117.1-2009 section
903.
OZ Response: ssible bench dimensions have been detailed on A0.4.7. and revised per code
requirements.
#44—Accessible bench backi
Back support max " ove seat. ICC A117.1-2009 section 903.4
OZ response: Detail on A4.3 -15 revised to comply with ICC 117 1-2009 section 903.4.
#45— Electrical room door
Demonstrate compliance wi 015 IBC 1010.1.9 for door operation egress from electrical room.
OZ response: Funct of door operation egress from electrical room to comply with 2015 IBC 1010.1.9.
Door operation ' nnotated and will be coordinated with supplier during shop drawing review.
Refer to She 0.8.1
#46—Class A Roof
Provide a listed Class A roof asse y. Typically, this requires an underlayment. Ordinance 40, 2016
OZ : Note added to roof ass ly on A0.7.1 to meet class A assembly per code requirements. Roof
underlayment added to embly.
ELECTRICAL
#47- Fixture cutsheets
Provide cutsheets for each fixture. Hi t the maximum fixture wattage (not the wattage of the lamp
you intend to use but the maximu at the fixture is labeled for) and highlight the listing by a nationally
recognized testing lab.
OZ/FREE: The fixtur tsheets have been provided.
#48—COMCheck Signature
Include retail space li g in comcheck.
FREE: COMC updated to include retail space; RE: Sheet E0.02
#49—Working pace at electrical e ipment
Adequate working space d equipment space must be provided for the panel (2020 NEC 110.26).
Water service entry i his location- confirm no conflict.
FREE: Panel reloc d to avoid working clearance conflicts in water entry room, RE: Sheet E1.01
#50— Exit signs
Provide exit signs for this 2nd e ' ravel path route.
FREE: Exit signage added o note additional exit door added near elevator, RE: Sheet E2.01
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BUILDING DEPARTMENT
#51 - Lighting controls
Provide time switch and light-reduction ntrols for the bar, restaurant, and kitchen per 2015 IECC
C405.2.2
FREE: Timeclock and light redu n controls (dimmer switches per keyed note 5) added at bar,
restaurant, and kitchen per 5 IECC, RE: Keyed Note 5 Sheet E2.01
MECHANICAL
#52-Smoke detectors in air handlers.
Air handlers operating in excess ,000 CFM must have smoke detectors in the return air system per
IMC 606.2. The smoke detec must deactivate the air handler in the event of activation.
BA—The RTU sched on sheet M0.02 already required smoke detectors under the options required.
The schedule has n clarified.
#53—Comcheck signature
Sign the comcheck.
BA: Comch is now signed. See Sheet A0.05.
#54— Electrical panel conflicts
Conflicts with electrical el layout. Coordinate electrical plans.
BA: This is exi g equipment and the electrical panel is to be relocated. Refer to Sheet E1.01.
#55— Penetration protection
This is a type VA buildi with ••ur fire rated floor/ceiling assemblies. Indicate penetration protection
requirements in accord :nce with 2►15 IBC 717.
BA: The drawings have . -en clarifi:.. The drawings already had notes requiring fire dampers at
penetrations thru rated as . • i- 'efer to Sheets M1.01, M1.02, and M1.03.
#56—Air curtains
Every public entry door to a space 150 qft or greater requires a vestibule or air curtain. Ordinance 40,
2016.
BA: Air curtains have been ded to the drawings. An existing door will remain and a vestibule was
added at Coworking sp . Refer to Sheet M1.02 and M1.03.
#57— Kitchen plans
If kitchen hood(s) or ducts are red, or the construction surrounding them is altered, provide drawings
demonstrating compliance wi the type I and II provisions of 2015 IMC 506 and 507, including the
required clearance to com tibles per 506.3.6 and 506.5.4, shaft requirements of 506.3.11, and non-
combustible support an earances of type I hood per 507.2.4 and 507.2.6. If current kitchen design
relies on mechanical tem and that system is altered, provide new per code.
BA: It is our un standing that the existing kitchen and associated equipment are not being changed or
modified.
OZ: Refer to comment number 28.
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#58—Ceiling radiation dampers
Also indicate that ceiling radia . dampers are required at membrane penetrations (2015 IBC 717.6.2)
This includes bath fans.
BA: The drawing ve been clarified.
#59— Fire and smoke damz
Provide smoke and t all duct penetrations of shafts. 2015 IBC 717.5.3
Mechanical responsgs have been clarified. The drawings already had notes requiring fire
dampers at penetra assemblies. Refer to Sheets M1.01, M1.02, and M1.03.
#60— Ducts at rated walls
Detail how this duct interfaces the 1-hour fire rated exterior wall.
BA: A fire damper has b provided at the penetration. Mechanical response—a fire damper has been
provided at the pene ion.
#61- Intake separation
Intakes must be 10' from property I. s and from fireplace exhaust. 2015 IMC 401.4
BA: The RTU has been r d to meet clearances. The fire place exhaust has been deleted. Refer to
Sheet M1.04.
#62— Exhaust vents
Exhaust vents must be 3' om property lines. 2015 IMC 501.3.1
BA: The drawings e been modified. Refer to Sheet M1.04.
#63— Intake openings
Intake openings must be locate, •er 2015 IMC 401.4: 1. 10 feet from lot lines or buildings on the same
lot. 2. 10 feet horizontally fro,' any hazardous or noxious contaminant source, such as vents, streets,
alleys, parking lots and lo, .ing docks, except as specified in Item 3 or Section 501.3.1. Outdoor air
intake openings shall • . permitted to be located less than 10 feet horizontally from streets, alleys,
parking lots and lo.' g docks provided that the openings are located not less than 25 feet vertically
above such loc. ..ns. Where openings front on a street or public way, the distance shall be measure
from the clos-.• edge of the street or public way. 3. 3 feet below contaminant sources where such
sources ar: •cated within 10 feet of the opening.
BA: Th- drawings have been modified. Refer to Sheet M1.04.
#64— Exhaust vents
Exhaust vents must be 3' m property lines. 2015 IMC 501.3.1
BA: The drawings e been modified. Refer to Sheet M1.04.
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#65— Kitchen hood exhausts
Show location of existing kit hood exhaust(s) and dimension from intakes.
BA: The existing e ent had been shown on the drawings. All intakes have been deleted. Refer to
Sheet M1.04.
STRUCTURAL
#66—Special inspections requirem:
Revise structural sheets to i lude a sp-...I inspection program as required by the special inspection
agreement. List all items th. require speci. inspection and whether they require periodic or continuous
inspection in accordance wi 2015 IBC 170
KE: Special inspection program is ou in-. in Sheet SO - Structural General Notes—Special Inspections
2015, Item 1 B
#67—Special Inspections Agreement
Provide a signed special inspecti agreement signed by all parties. Document can be found here:
https://aspen.gov/Document er/View/8427
OZ: Signed Special I ection Agreement is provided.
#68— Rating of structural frame
Revise architectural to providel hour fire rating ection of primary structural frame members. Provide
listed assemblies and details as necessary pe VA construction- 2015 IBC ch6)
OZ: Architectural rating of struct frame has been updated and clarifies on Sheet A0.7.2.
#69— Insulation under ramp
Revise architecturals to pr ide a se io etail showing insulation and finish in this location.
OZ: Architectural sections d detail have dated on Sheets A2.10, A2.11, and A4.1.
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