HomeMy WebLinkAboutFile Documents.855 Chatfield Rd.0072-2020-BRES (9)Comment Resubmittal – Round 1 – Building – Chatfield View Residence Page 1
215 S. Monarch Suite G-102 Aspen, Colorado 81611
P 970.544.4856 Email joseph@S2architects.com
December 16, 2020
Project: Chatfield View Residence
Permit Comments Round 1: Gil Rossmiller (CCC) – Building Review
Plan Review Comments / Response
B-1a. A permit from the fire district for the 13? Fire suppression system review and inspections. Sheet Z.09
indicates that a fire suppression system is required but does not indicate the type of system.
Response: Per the document provided by Kubed Fire Suppression, the fire suppression system will be NFPA
13D. This was added to sheet Z0.9 for clarification as well
B-1b. A permit is required for NWCCOG for the elevator plan review and field inspections.
Response: Understood. This will be provided through supplier and installer
B-2. Please provide the radon system construction details.
Response: Radon details have been added to plumbing set. See sheet P-001
B-3a. Please provide the fireplace venting requirements. Need to verify vent length, offsets allowed and vent
termination. Sheet A2.2 shows the vent termination flush with the face of the exterior wall. Need to verify this is
allowed by the manufacturer.
Response: Fireplace installation guides have been provided for both fireplaces. Both wall and roof
terminations have been changed to be per manufacturer requirements in installation guides. Vent lengths are
allowed to be up to 68’ in length and up to 3 90 degree elbows for wall termination, and 4 90 degree elbows for roof termination. See sheets A5.5 and A5.6.
B-3b. The wall types specified in the wet areas (tub and showers) do not indicate the wall covering required by
section R702.4.2. Please provide the construction details for the tub and shower areas, include the bench
detail.
Response: Details showing walls at wet areas have been added. See sheet A6.17
B-4a. It appears door 110A is the required egress door. If so, please verify with the jurisdiction that the 5’+ door
width is acceptable.
Response: The IRC does not have a maximum door width and the City of Aspen does not have an amendment
that limits the egress width of a door.
12/30/2020
A5.7 and A5.8, no new sheet
required
03/08/2021
Comment Resubmittal – Round 1 – Building – Chatfield View Residence Page 2
215 S. Monarch Suite G-102 Aspen, Colorado 81611
P 970.544.4856 Email joseph@S2architects.com
B-5a. Please provide the construction details for the glass guardrail assembly. Include the connections to the wall and floor assemblies.
Response: Glass guardrail details have been provided. Please see sheet A6.6
B-6a. Please provide construction details for the ladder in the egress window wells. R310.2.3.1
Response: Architect to approve egress ladder in shop drawings, but note added to wall sections stating
“Ladders or rungs shall have an inside width of not less than 12 inches, shall project not less than 3 inches
from the wall and shall be spaced not more than 18 inches on center vertically for the full height of the window well.” See sheet A5.3
B-6b. Construction details for the proposed egress window well cover to verify conformance with section
R310.4 (Amended)
Response: Architect to approve the egress window well cover in shop drawings, but note added to wall
section stating “Device shall be releasable or removable from the inside without the use of a key, tool, special
knowledge or force greater than that required for the normal operation of the escape and rescue opening.” See
sheet A5.3
B-7ai. Please provide construction details for the stair stringers
Response: Stair stringer details have been provided by the structural engineer. See sheet S1.3, S2.0, S2.1, S2.2
and S3.1
B-7aii. Please provide construction details for the glass handrail R308.7 (Amended)
Response: Glass handrail has been changed to wood handrail on top of metal balusters. See sheet A5.5 and
S3.1
B-8ai. Provide the construction details for the cantilevered stair treads, landing and bench
Response: Details for stair treads/landing/bench have been provided. See sheet A6.7 and S3.1
B-8aii. Provide the construction details for the glass handrail R308.7 (Amended)
Response: Details for glass handrail have been provided. See sheet A6.7 and S3.1
B-9a. Please indicate the vapor retarder to verify compliance with section R702.7
Response: We are using closed cell spray foam insulation at all framed exterior walls so a vapor retarder is not
required. See assembly sheets A6.1-A6.4
B-9b. Please indicate the water resistive barrier. There seems to be several types. Tyvek, Vaproshield
Revealshield and OX-IS. Please provide the installation requirements and flashing details for all penetrations.
Response: WRB has been indicated on Assemblies. Walls with stone are using Tyvek StuccoWrap, and walls
with Plate steel siding are using Vaproshield RevealShield because we have open joints. Installation guides
have been provided. Note added to assemblies for penetrations flashing to be per manufacturer recommendations. See Sheet A6.1.
12/30/2020
03/08/2021
Comment Resubmittal – Round 1 – Building – Chatfield View Residence Page 3
215 S. Monarch Suite G-102 Aspen, Colorado 81611
P 970.544.4856 Email joseph@S2architects.com
B-10a. Please provide listings to verify class A roof assemblies. R902.1 (Amended)
Response: All roofs are shown with 1/4" densglass under TPO Genflex. Known to be class A assemblies
S-1. See comments B-7 and B-8
Response: See responses for B-7 ad B-8
M-1a. Please add to note 13f that a dryer vent length label is required. 504.8.5
Response: Note added to 13f for dryer vent length label
M-1b. Provide the thermal envelope values used to determine the HVAC equipment sizing.
Response: Please see REScheck.
M-2a. Sheet is marked “Not for Construction” and need engineer seal
Response: “Not for Construction has been removed, and engineer seal added
M-2b. The exhaust fan locations are shown; however, we did not see them in the mechanical schedules. Typical
for all floors
Response: Exhaust fan schedule added to schedule, SEE sheet M-602
P-1. Aspen does not require plumbing plans for single family dwellings.
Response: No response required
EN-1. Please provide a depiction of the building thermal envelope. Note: Sheet A5.3 section #2. It appears the
connection is lost at the cantilever and the roof to the exterior wall. Note: Detail #4 sheet S4.1 shows the connection of the C channel to the I beam. This appears to be a difficult detail to provide insulation. Will this
area have spray foam applied.
Response: Spray foam will be utilized around all beams that support the C-channel fascia. Spray foam note
added to wall sections. See A5.1, A5.2, A5.3
EN-2. Please provide air barrier details to verify compliance with table R402.4.1.1
Response: Please see assembly sheets A6.1, A6.3, A6.4. Closed cell spray foam is being used as air barrier for
exterior walls and roofs, and for soffits the OX-IS sheathing with taped seams is the air barrier. All roof and
floor edges to receive spray foam as well for continuous air barrier and thermal protection. See wall sections
A5.1, A5.2, A5.3.
EN-3a. REScheck indicates wood walls at 24” OC. Structural plans indicate 16” OC. Please revise
Response: Has been revised and updated
EN-3b. REScheck indicates wood walls with R-15 cavity with R-13 continuous insulation. Architectural plans
indicate R-38 cavity with R-6 continuous insulation. Please revise,
Response: Has been revised and updated
12/30/2020
Added to sheet A6.3 (attached)
See note 13F on M-001 and sheet
note 2 on M-101 (attached)
REScheck (attached) and
assemblies
Wall Sections A5.1, A5.2, A5.3 (no new sheets required)
This is shown on REScheck as
R-38 and R-6 (attached)
03/08/2021
Comment Resubmittal – Round 1 – Building – Chatfield View Residence Page 4
215 S. Monarch Suite G-102 Aspen, Colorado 81611
P 970.544.4856 Email joseph@S2architects.com
EN-3c. It does not appear the windows were included in the below grade walls. Please revise.
Response: Has been revised and updated to include
EN-3d. The below grade walls indicate R-10 continuous insulation. Plans indicate R-15 continuous exterior with varying amounts of interior insulation. Please revise
Response: Has been revised and updated
EN-4a. General Note #6. Please indicate the proposed R-value and U-factors of the building thermal envelope. R103.2. Coordinate with the REScheck and Mechanical HVAC design. Note: The table provided only indicates
the code minimums and can confuse the field personnel. As an example, the table requires the exterior wood
frame wall at R20+5 or R13+10 and plans show a flash and batt system.
Response: Note #6 has been changed to say “Refer to building assemblies for thermal insulation requirements.”
EN-5a. It appears the slab edge insulation at the overhead garage door may not begin at the top of the slab.
Please verify.
Response: Yes, since vehicle access is required to the garage the slab insulation must start lower. Traded off
in REScheck.
EN-6a. General note #4 refers to the lighting plans. We did not receive a lighting plan for review. Just need a
note stating that not less than 75 percent of the lamps in permanently installed lighting fixtures shall be high-
efficacy lamps or not less than 75 percent of the permanently installed lighting fixtures shall contain only high-
efficacy lamps.
Response: Note added to RCP general notes. See #6
EN-7a. Section #1: The foundation insulation must be protected a minimum of 6” below grade. R303.2
Response: Notes have been added to Wall sections stating “foundation insulation must be protected a
minimum of 6” below grade.”
EN-7b. Section #2: It appears the exterior insulation starts at the top of the slab at the entry door. Please
indicate the top of the insulation will be protected.
Response: Entry slab will come over the top of the insulation to create seamless transition at door. This has
been corrected in Section #2. This is now traded off in REScheck as well.
EN-8a. Detail 2: It appears the slab edge insulation (door 001B) does not begin at the top of the slab. This area
can be traded off in REScheck. R402.2.10
Response: Yes, in order to create a seamless transition at door, the insulation does not come up to the top of
slab. This is now traded off in REScheck.
EN-9ai. W5 and W6 assemblies: Both are using the flash (2” closed cell foam) and batt type installation.
Although the foam is shown at a nice and consistent thickness on the plan, in the real world this is not the case. In the 2x6 wall the R-15 batt insulation will be compressed in spots and in other spots voids between the
batt and foam insulations. In the 2x8 wall the R-15 insulation will not fill the void left by the foam insulation.
12/30/2020
Portion of walls that are uninsulated have
been added to REScheck (attached)
Portion of walls that are uninsulated have
been added to REScheck (attached)
Portion of walls that are uninsulated have
been added to REScheck (attached)
Portion of walls that are uninsulated have
been added to REScheck (attached)
03/08/2021
Comment Resubmittal – Round 1 – Building – Chatfield View Residence Page 5
215 S. Monarch Suite G-102 Aspen, Colorado 81611
P 970.544.4856 Email joseph@S2architects.com
Making the installation difficult. While the code does not specifically address this situation, there are sections that provide direction. Table R402.4.1.1 for walls “Exterior thermal envelope insulation for framed walls shall be
installed in substantial contact and continuous alignment with the air barrier” The intent is that there are no
voids within the assembly. Section R303.2 “Materials, systems and equipment shall be installed in accordance
with the manufacturer’s instructions” Batt insulation cannot be compressed. A best practice would be to use a
blown in type product rather than a batt product. Please consider using a blown product rather than a batt product.
Response: Noted. 2x8 wall switched to R-21 batt, which would fill the void correctly.
E-1. Aspen does not require electrical plans for single family dwellings. Verified the required electric vehicle charging is present
Response: No response required.
12/30/2020
Assembly shows batt that fills wall
cavity (no new sheet required)
03/08/2021