HomeMy WebLinkAboutFile Documents.688 Spruce St.0119-2020-BRES (43) The Mozingo Code Group, LLC
261 W 79th Ct
Denver, CO 80221
sdmozingo@mozingocodegroup.com
PLAN REVIEW REPORT
PROJECT
688 Spruce Street
PROJECT LOCATION
Aspen, CO
DATE OF REVIEW
December 21, 2020
REVIEW BASED ON PLANS DATED
10/16/2020 Architectural
08/20/2020 Structural
REVIEW CONTACT
Shaunna Mozingo, President
The Mozingo Code Group LLC
sdmozingo@mozingocodegroup.com
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PROJECT INFORMATION
ARCHITECT: CCY Architects
STRUCTURAL ENGINEER: KL&A Engineers
MECHANICAL ENGINEER: Resource Engineering Group
ELECTRICAL ENGINEER: Resource Engineering Group
CODES USED FOR REVIEW (as amended by Aspen)
2015 International Building Code
2015 International Mechanical Code
2015 International Plumbing Code
2015 International Energy Conservation Code
2020 National Electrical Code
BUILDING INFORMATION
New SFD
Total Floor Area: 4930
Notice
This cursory plan review is based on the codes noted herein and represents a list of corrections
necessary to comply with the requirements contained within them. This review is not a building
permit. The local jurisdiction is responsible for issuing the appropriate permits based on this
review. The approval of plans and specifications does not permit the violation of any section of
any federal, state or local regulations. All comments in this report are based on the information
provided on the drawings and supporting documentation provided for review. The Mozingo
Code Group, LLC does not accept any responsibility for any condition that was not known at the
time of this report. We reserve the right to amend this report if additional information is received.
This report does not purport to review, interpret, apply, or certify compliance with the
accessibility requirements set forth within the Americans with Disabilities Act (ADA). The
application, interpretation and enforcement of the ADA are vested with the Federal Department
of Justice. Applicants are encouraged to seek professional review to ensure compliance with
the ADA.
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REVIEW COMMENTS
The items noted below with a comment number (B-1, B-2 etc.) are items that need to be
corrected to show compliance with the applicable codes. Please provide a written response
indicating where the corrections are made on the plans. This will speed up the review process.
Additional plan review comments may be added once revised plans are received for review.
BUILDING CODE COMMENTS
B-1 Refer to Sheets A202: Please specify how the glass guard behind the moveable screen
meets the requirements of IRC Section R308.1 and its subsections, as amended by the
City of Aspen. Please also provide construction details and specifications for the glass
guard.
B-2 Please specify where on the plans the provisions for IRC Section R309.6 Electric
Vehicle Charging, as adopted by the City of Aspen, can be found. Sheet E-102
mentions an EV charging station in the garage but that is the only thing provided.
B-3 Refer to Electric plans, Sheet E102: Plans contain a note that there will be pre-wiring for
a future elevator. Separate permit required for future installation of an elevator per IRC
Section R321.4 as amended by the City of Aspen.
B-4 Refer to Sheet A502: Please specify how all of the exterior wall coverings will meet the
wall covering requirements of Table R703.3(1). There are no details in the architectural
or structural plans. Please also specify how the anchored stone veneer will meet the
requirements for anchorage, air spaces, weepholes, etc of Section R703.8. The details
say to refer to the structural plans, but the structural plans say it is per the architectural
plans.
B-5 Refer to Architectural Sheet A-500: Please specify how any enclosed rafter spaces
meet the roof ventilation requirements of IRC Section R806.1 as amended by the City of
Aspen.
B-6 Refer to architectural, mechanical, electrical, and structural plans: Please specify how
the 23.41 KW solar array meets the requirements of IRC Sections R902.4, R907 or
R909, and R324. Sheet A-112 says to reference the mechanical plans but there are no
specifications located within the mechanical plans. There is a small mention of the
electric requirements in the electric plans but no specifications or details. The structural
plans do mention in a comment that the roof load did take into consideration the PV
array. Please also see electric comments below.
STRUCTURAL COMMENTS
S-1 Refer to Structural plans Sheet S-001: Please clarify why Seismic Design Category B
was used instead of C, IRC Table R301.2(1) as amended by Aspen. Please also clarify
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why an elevation of 5280 was used instead of 7400, or if it has any bearing on the
calculations. Also please complete the notes in the Design Criteria table as they are
incomplete or reference wrong codes and standards.
S-2 Refer to Structural Sheet S-122: Please specify the proper description for Keyed note
<1> as it is missing. The note applies at Grids C and D.
S-3 Refer to Architectural Sheet A130: The plans call for a pulldown stair to access storage
in the garage attic. Please clarify whether the attic has been designed for loads
associated with storage and provide details for pulldown stair framing.
S-4 Refer to Architectural Plans, Sheet A-425: Please provide details for the west outdoor
room screen wall that is shown on the plans.
MECHANICAL CODE COMMENTS
M-1 Refer to Mechanical Plans: Please provide heating and cooling load calculations in
accordance with IMC Section 312.1. There is a “total zone heat loss” summary but
nothing to show how those losses were calculated. Also, Sheet M001 lists design
conditions with a winter outdoor temperature of -20 and summer outdoor temperature of
95. Aspen’s design temperatures are -15 and 82. Please be sure that the load
calculations submitted use these design temperatures and revise Sheet M001
accordingly.
M-2 Refer to Mechanical Plans: Please provide ventilation calculations per IMC 403.3.2.1
through 403.3.2.3, as amended by the City of Aspen. Also, please specify the
combination mechanical ventilation strategy used to meet the requirements of IMC
403.1, as amended by the City of Aspen. The plans show ERVs and exhaust fans in the
controls sequence on Sheet M204 and a “max cfm” of 120 on Sheet M201 equipment
schedule. Ventilation calculations are needed to show that the 120cfm is needed.
M-3 Refer to Mechanical and Plumbing Plans: Please provide water heating and space
heating sizing calculations in accordance with IMC 1002.2.1 to ensure the combined
systems will each be met.
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M-4 Refer to Mechanical Sheets: Exhaust fans are required in bathrooms and toilet
compartments, not just the toilet compartments. Please provide exhaust fans in all
rooms containing showers and/or tubs in accordance with M403, as amended by the
City of Aspen.
M-5 Refer to Electric Sheet E102: Please provide details and/or specifications for the patio
heaters referenced in the electric sheets.
PLUMBING CODE COMMENTS
P-1 No plumbing sheets submitted. Refer to Architectural Sheet A-110 and Mechanical
Sheet M101, project note #19: Plans show a hot tub (by others) but no other information
has been submitted for the plumbing, electric, mechanical or energy efficiency of the hot
tub. Please provide additional information in order to verify compliance.
P-2 Refer to Sheet A110 and mechanical plans: Please provide gas pipe sizing calculations
with your design in accordance with IFGC Section 402. Please note that the mechanical
plans show boilers for both the home heating/water heating as well as for the snow melt.
The gas pipe sizing needs to include all appliances. There is an outdoor bbq, outdoor
heating and fireplace as well as multiple gas appliances within the home. On Sheet
M001, there is a comment that the lines have been sized for a capacity of 1090 MBH.
This may not be accurate with all appliances included in the calculation.
ENERGY CODE COMMENTS
EN-1 Refer to Mechanical and Architectural plans: The plans specify prescriptive Energy
Code compliance. Please specify how the plans will comply with the following thermal
envelope requirements:
a. Slab Edge Insulation: There is a requirement for R10 insulation (R15 for heated
slabs) for a depth of 4 feet at all slabs less than 12” below grade. Please specify
how the slabs that are less than 12” below grade will meet the requirements of
R402.2.10. (this requirement is in addition to the under slab insulation required
for radiant slabs).
b. Please clarify if the R13 insulation in Wall 6 and Wall 7 is truly continuous or
cavity insulation. The plans say “ci” but the wall is a framed wall and this is
closed cell sprayed being used. Will it be sprayed between the framing members
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or continuously over the top of the framing members? If it is continuous, the
detail is incorrect on Sheet A505.
EN-2 Please specify how the hot water piping will meet the pipe insulation requirements of
IECC Section R403.5.3
EN-3 Please specify how the fans used for the whole house mechanical ventilation system
meet the efficiency requirements of IECC Section R403.6.1 as amended by the City of
Aspen.
EN-4 Please specify how the balanced ventilation system meets the requirements as set forth
in IECC Section R403.6.2, as added by the City of Aspen.
EN-5 Please specify how the snow melt system controls will meet the requirements of IECC
R403.9.
ELECTRICAL CODE COMMENTS
Sheet E001
Project Information – Per Sec. 8.24.010 of city Amendments, correct to 2020 NEC as adopted
by state October 1, 2020, most current edition.
Electrical Specifications – C.1 – …per NECA 1. What is the reason for this reference?
Sheet E002
One-Line Diagram – Anticipated 75kVA transformer – Justify size. Max 312.5 amps. Too small
for calculated load from Load Calculation; CT Meter and Disconnect – Article 230.85 requires an
Emergency Disconnect. Provide confirmation that the Disconnect will meet one of the design
provisions from 230.82 (1) – (3) or an additional EM disconnect is required; Main Distribution
Panel – Future Elevator in question. It has been included in the load calculation and is not noted
as future; Tesla Gateway – Is there a current solar system in for review? Need product
specifications for all Tesla Gateway, Generation Panel, Tesla Powerwall, AC Combiner, Solar
Panels, Array disconnects, and associated OCPD’s for the system. Where is the Rapid
Shutdown for PV as required per 690.12?
General notes for this page – 2. Verify all loads have been included in Load Calculation. List of
additional equipment is not reflected in the Load Calculation.
Detail notes for this page – 11. - …to be rated 220A – This rating conflicts with one-line.
Load Calculation – Area 5,756 SF differs from Architectural Plans Cover Sheet G-000 at 4,930
SF; Use of Art. 220.82 is based on known nameplate values. Load for Future Steam Showers
and Assumed Patio Heaters in question; From Sheet M201 ASHP-1 & ASHP-2 are 31 amps at
230 volts. This value is only 14,880 VA as applied. Load calculation shows 19,215 VA; Only
pumps 3, 8, and 9 are shown. From Sheet M204 Pumps 4, 5, 6, and 7 should be added based
on use; Architectural Sheet A-10 show a Self-Contained Hot Tub. This load is not reflected;
Where are the product specification sheets for all known values of equipment used?
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Feeder Schedule – Feeder Note 2 – Ground to increase per 250.102 (C)(1) as this is a Supply-
Side Bonding Jumper and not an Equipment Ground. Feeder Notes 6 & 7 – Feeders to be
provided pending receipt/ review of PV Tesla system.
Load Calculation EM-1 – Range at 1,750 VA while Range in Load Calculation is 1,725 VA. Why
are these different?; Why are Pumps 4 & 7 accounted for when not on Load Calculation?
Sheet E101
Provide General Note for page to require all 125-volt to 250-volt receptacles located on the
lower level to be GFCI protected per 2020 NEC 210.8 (A)(5).
Outdoor Kitchen/BBQ – AG receptacles are also required to be weatherproof per NEC 406.9 (A)
& (B).
PDR near Wet Bar – Missing EF-1?
Sheet E102
Kitchen – Appears to have a built in Island from Sheet A-111. Provide general note to provide
island receptacles as calculated from 2020 NEC 210.52 (C)(2).
Garage – Garage Door receptacles to be GFCI protected per 210.8 (A)(2).
Master Bath – Heated towel bars not included in Load Calculation.
Sheet E103
Not reviewed. Pending PV submittal/ review.
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