HomeMy WebLinkAboutFile Documents.855 Chatfield Rd.0072-2020-BRES (40)Colorado Code Consulting, LLC
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Plan Review Report
Project: 855 Chatfield Rd
Project Location: Aspen, Colorado
Date of Review: October 23, 2020
Based on Plans Dated: June 26, 2020
Architect: S2 Architects
Review Contact:
Gil Rossmiller
gilrossmiller@coloradocode.net
Project Information
Occupancy Classification: Single Family Dwelling
Type of Construction: N/A
Total Floor Area: Lower Level - 2,877 s.f.
Main Level – 2,281 s.f.
Upper Level – 2,197 s.f.
Height (Stories/Feet): Two/ ~23’
Automatic Fire Sprinklers: NFPA 13?
Codes Used For Review
Edition Code
2015
2015
2015
2015
International Residential Code
International Mechanical Code
International Plumbing Code
International Energy Code
2017 National Electrical Code
Notice
This cursory plan review is based on the codes above 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. Colorado Code
Consulting, 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,
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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.
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 second review process.
B-1 General Comments: Just an FYI:
a. 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.
b. A permit is required from NWCCOG for the elevator plan review and field
inspections
BUILDING CODE COMMENTS
B-2 Please provide the radon system construction details.
B-3 Refer to sheet A2.1
a. 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 verify this be allowed by the manufacturer.
b. 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.
B-4 Refer to sheet A2.2:
a. It appears door 110A the required egress door. If so, please verify with the
jurisdiction that the 5’+ door width is acceptable.
Note: The IRC does not have a maximum door width only a minimum width.
The IBC does limit the width to 4’.
B-5 Refer to sheet A4.2:
a. Please provide the construction details for the glass guardrail assembly. Include
the connections to the wall and floor assemblies.
B-6 Refer to sheet A5.3
a. Please provide construction details for the ladder in the egress window wells.
R310.2.3.1
b. Construction details for the proposed egress window well cover to verify
conformance with section R310.4 (Amended)
B-7 Refer to sheet A5.5:
a. Please provide the construction details for:
i. The stair stringers
ii. Glass handrail R308.7 (Amended)
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B-8 Refer to sheet A5.6:
a. Please provide the construction details for:
i. The cantilevered stair treads, landing and bench
ii. Glass handrail R308.7 (Amended)
B-9 Refer to sheet A6.1:
a. Please indicate the vapor retarder to verify compliance with section R702.7
b. 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.
B-10 Refer to sheet 6.3:
a. Please provide listings to verify class A roof assemblies. R902.1 (Amended)
STRUCTURAL COMMENTS
S-1 See comments B-7 and B-8
MECHANICAL CODE COMMENTS
M-1 Refer to sheet M-001:
a. Please add to note 13f that a dryer vent length label is required. 504.8.5
b. Provide the thermal envelope values used to determine the HVAC equipment
sizing.
M-2 Refer to sheet M-102:
a. Sheet is marked “Not for Construction” and need engineer seal
b. The exhaust fan locations are shown; however, we did not see them in the
mechanical schedules. Typical for all floor plans
PLUMBING CODE COMMENTS
P-1 Aspen does not require plumbing plans for single family dwellings
ENERGY CODE COMMENTS
EN-1 Please provide a depiction of the building thermal envelope. R103.2.1
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?
EN-2 Please provide air barrier details to verify compliance with table R402.4.1.1
EN-3 Refer to the REScheck:
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a. Indicates wood walls at 24” OC. Structural plans indicate 16” OC. Please revise
b. Indicate wood walls with R-15 cavity with R-13 continuous insulation. Architectural
plans indicate R-38 cavity with R-6 continuous insulation. Please revise.
c. It does not appear the windows were included in the below grade walls. Please
revise
d. The below grade walls indicate R-10 continuous insulation. Plans indicate R-15
continuous exterior with varying amounts of interior insulation. Please revise.
EN-4 Refer to A2.1:
a. 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.
EN-5 Refer to sheet A2.2:
a. It appears the slab edge insulation at the overhead garage door may not begin at
the top of the slab. Pease verify
Note: This could be traded off in REScheck
EN-6 Refer to sheet A2.5:
a. 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.
EN-7 Refer to sheet A5.1:
a. Section #1: The foundation insulation must be protected a minimum of 6” below
grade. R303.2
b. 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
EN-8 Refer to Sheet A5.3:
a. 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
EN-9 Refer to sheet A6.1:
a. W5 and W6 assemblies:
i. 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 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. Making installation difficult.
While the code does not specifically address this situation, there are
sections that provide direction.
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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.
ELECTRICAL CODE COMMENTS
E-1 Aspen does not require electrical plans for single family dwellings. Verified the required
electric vehicle charging is present.
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