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HomeMy WebLinkAboutGorsuch Haus_DRC Comments_8.17.20_originalGorsuch Haus – Detailed Review Development Review Committee Comments August 17, 2020 Parks comments (Dave Radeck): 1. All trees on the periphery of this project will need to remain to the greatest extent possible. 2. Tree Permit will need to be submitted for all tree removals as well as any excavation within the driplines of existing trees. 3. Tree numbers from arborist report does not match numbers listed on Landscape Sheet P-005. Please correct. 4. City Forester will make the final determination of tree values of all removals being requested. 5. Mark area of shrub removal that will be required for access for the Norway run. 6. Meeting with Parks to review what can be done to keep skiers from going down the west side of the property and direct them back to Lift One. 7. The green ash that was specified for plantings need to be a different species due to emerald ash borer. WELs Comment (Dave Radeck): 1. This project will be required to adhere to the WELS ordinance which requires the applicant to be in compliance with the 7.5 gallons per square foot per season over the entire site that is disturbed. 2. A full color hydrozone plan showing material to be planted 3. An irrigation plan denoting all irrigation zones. 4. Contact Rick Magill at 970-920-5582 for any clarification and further requirements. Environmental Health and Sustainability (Liz O’Connell) Space Allotment for Trash and Recycling Storage This space is subject to the requirements of a Lodge with over 60 rooms and food service will need to provide 400 square feet of space to the storage of trash and recycling. The standard configuration is 20’l x 20’d x 10’ h (Municipal Code 12.10.0 A (a)). The current application meets these standards. a. Applicant met with Environmental Health staff and brought drawings of the trash and recycling space measuring 43.6’ l x 9.5’d x +10’h. This meets the square footage requirement, but this configuration of space required Special Review, since it does not have alley access. EH approves the current configuration. b. Applicant has indicated this space will for the exclusive storage of trash and recycling and the floor and walls would be painted to ensure this space was reserved for trash and recycling and not used for other purposes. Engineering Comments (Hailey Guglielmo) PD Development Agreement: 1. Article IV. Public Improvements – All Exhibits referenced in this section need to be submitted to the Engineering Department for review. This section of the PD shall include all public improvements including those that overlap with the Lift One Lodge. Given the overlapping complexities of the LOL and Gorsuch projects the PD Development Agreement needs to speak to the expectations of installation timing for all public infrastructure including but not limited to (1) the 16" waterline connection from S Aspen St to Monarch St (2) the electric primary from S Aspen St to Monarch (3) any necessary interim drainage and mudflow infrastructure should one project proceed ahead of the other (4) the condition of the termination of S aspen St for both vehicles and pedestrians should LOL proceed ahead of Gorsuch and (5) the completion of all Dean St improvements in regards to Gorsuch or if those improvements are solely tied to Lift One Lodge. 2. Section 3.5 c states “Soil stabilization shall be located within the property boundaries or follow Section 21.12.140 of the Municipal Code.” This is acceptable. Section 3.21 B of the Draft PD Development Agreement proposes a fee-free easement. This is not acceptable to the COA Engineering Dept. 3. If just the cul-de-sac and not the whole street is snowmelted, snow plows will use the cul-de-sac to turn around. The plows have chains on the tires that will damage a concrete cul-de-sac. Damage to snowmelted concrete will have additional costs to maintain. The maintenance and replacement will be the responsibility of the Gorsuch Haus. The City will not be responsible for damage incurred by Street maintenance. This language shall be added in the PD Agreement. 4. Section 30 of Ordinance 39 specifies the process for determining snowmelt along all of South Aspen St. This process needs to be acknowledged and included in the PD Agreement. The development agreement shall have the same winter maintenance process agreement for South Aspen St that was laid out in Ordinance 39. Use of the Public ROW: 5. The COA Engineering Department does not approve of waiving all fees for the use of the ROW during construction. It is not appropriate to waive the ROW fees for the construction of this project. Ordinance 39 clearly states the projects stabilization shall be located within the property boundaries or follow section 21.12.140 of the Municipal Code. Section 21.12.140 requires fees be paid for use of the ROW for stabilization. The ordinance permits the use of the ROW for stabilization but does not waive fees. In addition to stabilization in the ROW fees, the fees for rental of the ROW for staging storage and laydown shall not be waived. Easements: 6. Gorsuch Haus will need permission from Mountain Queen to change their drainage and access easement. Maintenance of an open channel is very different than maintenance of a road with pipe. Provide documentation of this approval. 7. The subdivision Plat needs to show easements for channel flow, not just infrastructure. 8. The access easement is written to provide pedestrian and bicycle access from Hill St to Monarch but not up the ajax mountain access road. Pedestrian and Bicycle access should be provided up the mountain road. The DRC response document states a public access is agreed and documented but it is not shown in an easement on the plat. Section 3.7 c of the Development agreement only addresses pedestrian and bicycle access from Hill St ROW to Monarch St ROW. 9. While the Shadow Mountain transformer has been relocated to the transformer by South Aspen Townhomes, there are still utility meters for Shadow Mountain at the south side of their property. How will these be accessed? Provide adequate easements and accessibility. Slope Stability: 10. Page 1 of the slope stability report does not support the oversteepening of the hillside and recommends structural walls on either the building or hillside. This needs to be addressed where the civil plans propose 1:1 slopes. The 1:1 slopes are not approved. Revocable Encroachment License Hill Street ROW: 11. In addition to the Hill St encroachment agreement, a standard encroachment license will be required at the conclusion of the project prior to CO. 12. Engineering needs to review Exhibit A and B reference in the Encroachment license. 13. Language needs to be added to the permanent encroachment license agreement that should the City need to perform work on the 16" waterline or electric primary within the Hill St ROW the replacement of the "landscape improvements" removed for excavation of the utilities will be at the sole cost of the Gorsuch property to replace. 14. In Section 1. Encroachment Permission delete "building improvements". There shall be no building improvements in the Hill St ROW 15. Finalize the call out for the encroachment distance. I think it is 110 ft of the westernmost portion of the Hill St ROW. Mudflow: 16. Per the Tetra Tech mudflow report 3' of freeboard is needed along the south side of Gorsuch Haus. It does not appear this is met given the FFE and door openings shown on sheet C.2.03. Please address. Also reference window plan to show all windows have 3' freeboard. Transportation Impact Analysis: 17. The TIA as submitted is accepted. The necessary number of trips is mitigated. Civil Plans: 18. The headwall and catch basin will be the maintenance responsibility of Gorsuch, as the City does not have the equipment to maintain the catch basin over the retaining wall. The responsibility of the catch basin to Gorsuch will be memorialized in a permanent encroachment license. 19. The LOL and SATH PUDs required public parking spaces be provided at the top of South Aspen St. The response to project review DRC comments stated that the parking spots are moved into the parking garage. The cul-de-sac design is great and should not be altered to add parking spots, but the project needs to ensure the requirements from the previous approvals for SATH and LOL are properly acknowledged. 20. Given the proposed improvements, it is not clear that the trees along the property line of the Mountain Queen and Caribou condos can be retained. This needs to be worked out with Parks. Call out the cut depth and location in reference to the drip lines. 21. The stormwater vault placed partially in the ROW will be accepted as a permanent encroachment. The vault treats approximately 1,000 sf of the ROW thus it is permitted. 22. The plat revokes the permanent encroachment license of Shadow Mountain Townhomes with a plat note. A proper process is needed to revoke the existing encroachment license and issue a new encroachment license for Shadow Mountain. The new license will require a new survey exhibit and coordination with Shadow Mountain. 23. Sheet C2.00 Cul-De-Sac Plan Profile and Grading a. Snowmelt in the cul de sac is not approved until a design solution is agreed upon by the applicant and City of Aspen that will eliminate any possibility of ice damning at the interface between the snowmelt and non snowmelt areas on South Aspen St. While some alternatives have been discussed with Sopris and COA Engineering, we do not feel confident that these plans guarantee a design solution. Possible solutions that should be fully vetted are (1) trench drain (2) valleypan (3) grooved pavement (4) ending snowmelt at a less steep location (5) altering grading. b. It appears the west side of the retaining wall extends onto Shadow Mountain Town homes property. Is this the existing Shadow Mountain stairway wall or a new improvement? Improvements cannot extend onto neighboring properties without written approval. Show the Shadow Mountain Town home Improvements on the survey and plan set to demonstrate the proposed Gorsuch plans tie in to the Shadow Mountain Improvements without any issues. c. Provide vehicle protection and a pedestrian deterrent along the north side of the cul-de-sac so people do not walk across the cul de sac and jump down to the sidewalk and so that vehicles do not cross the landscape buffer to the sidewalk 4 ft lower. d. The trees next to Shadow Mountain Townhomes will not survive the installation of the retaining wall and inlet and associated grading. It is the City Foresters discretion if the tree removal will be permitted. The plans should show removal. e. Call out the highpoint at the garage entrance. Drainage exterior to the garage must drain to the storm system, drainage interior to the garage must drain to interior drains that are routed to the sanitary sewer. Demonstrate this is the case. 24. Sheet C.2.03 Conceptual Perimeter Grading Plan a. The design proposes a cut in excess of 10' for the drainage swale in the South Aspen St ROW. At Project Review the Engineering Department commented that a swale was an appropriate use of the ROW in this area. However, it appears the 1:1 slopes, 2:1 slopes, and excessive cut is proposed to benefit the Gorsuch building, not because it is necessary for drainage or mudflow purposes. Looking at the cross sections the east side of the swale is much lower than the west to accommodate the building not the drainage. The use of the ROW in this manner is not fair to the Shadow Mountain Townhomes and further limits available access for any maintenance needs. The Engineering Department does not approve nor support such a drastic cut. An alternative design needs to be proposed that limits the cut depth, and the steepness of the side slopes. Extending the storm system and catch basin up the mountain might be a more acceptable alternative. b. Due to the unusual difficulty to access the catch basin, the inlet will require a revocable encroachment license and will be the responsibility of the Gorsuch Haus to maintain. Additionally, an easement shall be provided up the summer road and around the building in the event the city needs access the west swale and inlet. c. Provide a detail of the riprap for the west swale. The swale should be armored below with grass on top. The SATH project had a hard time getting vegetation stabilized over the rip rap on the existing inlet. How will Gorsuch accomplish stability and aesthetics? 25. Sheet C.2.05 Mountain Road Sections a. The plan proposes 2:1 slope which is in excess of the COA standard of 3:1. Per the stability report the 2:1 slope is acceptable with appropriate vegetative stabilization. Include a note on the stabilization plan. 26. Sheet C.2.06 West Swale Plan, Profile and Sections a. The West Side Swale Profile has a note that calls out 3:1 (Max) Side Slopes. The side slopes on the cross sections exceed 3:1. Section 2-2 has 2:1 slopes. The max slope should be limited to 3:1 as the note suggests. Please address. 27. Sheet C.3.00 Master Conceptual Utility Plan a. Does shadow mountain have the access they need for the meters and utilities left in the south east corner of their property? Provide an easement around Gorsuch so Shadow Mountain Townhomes can access their utilities. b. Has Holy Cross reviewed the proposed easement to the transformers and agreed there is adequate easement width for accessibility? 28. Sheet C.3.03-C3.04 16” Water Main Plan and Profile a. The Second Amendment to Development Agreement for Lift One Lodge Subdivision/PUD deferred the installation of the 16" waterline from S Aspen St to Monarch St. Originally it was to be constructed with South Aspen Townhomes but the amendment allowed the installation to take place when LOL is developed. A timeline was set for five years from 2017 with the ability to extend via written decision by the City Engineer. The 16" waterline must be constructed prior to CO of either the LOL or Gorsuch property. This shall be addressed in the Gorsuch Development Agreement. Lift One Lodge will need to make a formal request to extend the completion date beyond 2022. b. Call out 10' separation between outside diameter of the waterline and outside diameter of the relocated sanitary service line. c. The waterline replacement on Monarch St needs to match what was approved in the original LOL/SATH approvals which is shown in the diagram below. All pipe needs to be replaced to the gate valves north of the east-west 8" CIP. The 16" line needs to be replaced to the gate valve beyond the service line to the east i. d. Can the waterline be constructed without impacting the trees on the Caribou property? The applicant needs to show the exact location and excavation depth to Parks Dept for their approval. e. Fire flow calculations for a 6" service line will be required at building permit. Full fire flow calcs for a 4" line demonstrating the 4" line fails also will be required at building permit. f. Include a note that the two dry line hydrants will be a different model than the standard water distribution hydrant so there is no confusion in the future or mix up thinking the hydrants have a permanent water source. g. The portion of the waterline in the Hill St ROW was deferred for construction from the South Aspen Town homes project because there was concern about the installation of the waterline prior to excavation of LOL. How has this been resolved? The waterline must be constructed under whichever project is constructed first. Does this work with the proposed excavation and project sequencing? 29. Sheet C.4.04 West Storm Pipe Profile a. The Existing Inlet OS5 in the planter box next to Shadow Mountains drive entrance does not collect runoff from any area. It may make more sense and look a lot better to convert it to a manhole or remove it. This can be more closely looked at and refined at building permit and is not necessary for land use approvals. 30. Sheet C.4.06 East Storm Pipe Profile a. The storm pipe going up Ajax needs to be in an easement. It will be the responsibility of Gorsuch to maintain but the City requires access in the event of emergency work. b. Is an inlet permitted in the existing Mountain Queen fire access and drainage easement? Is emergency access maintained with the inlet location? This inlet needs approval from Fire Dept and from Mountain Queen per bk 275 pg 378. c. How are the inlets integrated in to the skiway? Is the intent to cover the inlets or block them off from skiers? 31. Sheet C.5.00 a. A drywell detail is shown. Is a drywell proposed on the site? If not remove the detail. 32. Final Plat of: Gorsuch Haus PD/Subdivision Dedications and Reservations a. Numbers 7 and 8: i. In addition to lots 1 and 2 receiving an easement for onsite storm and drainage infrastructure, an easement should be granted for the City to access the drainage infrastructure that takes runoff from Ajax mountain for any maintenance necessities. Item 8 gives the utility owner (the city for stormwater) an easement. Include language so it is clear the easement includes sub surface infrastructure and above grade swales and sheet flow. b. Number 2 i. The Public Trail Easement connecting S Aspen St to Monarch St should be a minimum of 8 ft. A 5 ft public easement is proposed. ii. The dedication states “owner reserves the right to unilaterally re-align this public trail easement.” The City of Aspen needs to approve any alteration to a public trail easement. It cannot be done unilaterally. c. Number 5 i. The dedication states, “such private access easement does not confer any rights to the general public, and no public access is intended to be created by this dedication;” The Engineering Department supports pedestrian and bicycle public access to Summer Road. 33. Final Plat of: Gorsuch Haus PD/Subdivision Sheet 4 of 4 a. The sheet shows a temporary construction easement in the ROW. This line should be removed in the ROW. Construction uses in the ROW shall follow section 21.12.140 of the Municipal Code. b. Provide an easement for access to the swale and inlet on the west side of the property. There is concern about the accessibility of the swale and inlet for maintenance. Is the intent to drive around the building to access the inlet? Due to the unusual difficulty to access, the inlet will require a revocable encroachment license and will be the responsibility of the Gorsuch Haus to maintain. Additionally, an easement shall be provided up the summer road and around the building in the event the city needs access the swale and inlet. Zoning (Jim Pomeroy): No formal comments received. On going discussions regarding compliance with zoning requirements is expected. Building (Nick Thompson): See attached Exhibit A. APCHA (Cindy Christiansen): See attached Exhibit B. Exhibits: Exhibit A – Building Comment letter Exhibit B – APCHA Referral Memo GorsuchHaus DRC_BuildingComments_2draft Subject: PlanCheck Page: G0 Page Index: 1 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Wood is not permitted for use in Type I construction except as allowed by 603.1. Fire-retardant-treated wood is not permitted for balconies, porches, decks and exterior stairways for Type I buildings that are greater than 3 stories above grade plane (1406.3). Heavy timber may only be used as a substitute for a 1 hour fire rating but Type I requires 2 hour (601). Wood appears to be a significant design element for this project; clearly demonstrate compliance. 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf (35) Subject: PlanCheck Page: G0 Page Index: 1 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf As discussed later, over 500 occupants exit from this narrow, covered, below grade location. Over 200 occupants use it as their single exit. It is to be shared with the public as a public amenity. Subject: PlanCheck Page: G021 Page Index: 4 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Not IRC Subject: PlanCheck Page: G021 Page Index: 4 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Van accessible parking requires 98" of headroom. ICC/A117.1-2009 section 502.6 Subject: PlanCheck Page: G021 Page Index: 4 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf 2020 NEC Wood is not permitted for use in Type I construction except as allowed by 603.1. Fire-retardant-treated wood is not permitted for balconies, porches, decks and exterior stairways for Type I buildings that are greater than 3 stories above grade plane (1406.3). Heavy timber may only be used as a substitute for a 1 hour fire rating but Type I requires 2 hour (601). Wood appears to be a significant design element for this project; clearly demonstrate compliance. As discussed later, over 500 occupants exit from this narrow, covered, below grade location. Over 200 occupants use it as their single exit. It is to be shared with the public as a public amenity. GOVERNING CODES ARCHITECTURAL DESIGN:2015 INTERNATIONAL BUILDING CODE (IBC) 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) STRUCTURAL DESIGN:2015 INTERNATIONAL BUILDING CODE (IBC) MECHANICAL, PLUMBING, AND FIRE PROTECTION DESIGN: 2015 INTERNATIONAL MECHANICAL CODE (IMC) 2015 INTERNATIONAL PLUMBING CODE (IPC) 2015 INTERNATIONAL FIRE CODE, AS REFEREED BY IBC (IFC) 2015 INTERNATIONAL FUEL GAS CODE (IFGC) ELECTRICAL DESIGN:2017 NATIONAL ELECTRICAL CODE (NEC) ENERGY CONSERVATION DESIGN:2015 INTERNATIONAL ENERGY CONSERVATION CODE (IECC) 2015 SOLAR ENERGY PROVISIONS POOL AND SPA DESIGN:2015 INTERNATIONAL SWIMMING POOL AND SPA CODE ACCESSIBILITY DESIGN: ICC/ANSI A117.1 -2009 CODE SUMMARY BUILDING ADDRESS: ASPEN, CO 81611 USE AND OCCUPANCY CLASSIFICATIONS -CHAPTER 3 • R-1 (HOTEL ROOMS) PER SECTION 310.3 TABLE 601 FIRE-RESISTANCE RAT TYPES OF CONSTRUCTION BUILDING ELEMENT PRIMARY STRUCTURAL FRAME f( BEARING WALLS EXTERIOR INTERIOR NONBEARING WALLS AND PARTIT EXTERIOR NONBEARING WALLS AND PARTIT INTERIOR FLOOR CONSTRUCTION AND ASS ROOF CONSTRUCTION AND ASSO TABLE 602 FIRE-RESISTANCE RAT FIRE SEPARATION DISTANCE = X (feet) X < 5b 5 ≤ X < 10 Not IRC L ROOMS) PER SECTION 310.3 DOS) PER SECTION 310.4 ATE GARAGE) PER SECTION 311.3 AURANTS AND BARS) PER SECTION 303.3 ITY SPACES AND FITNESS) PER SECTION 303.4 S AND SPA) PER SECTION 304.1 - BUILDING HEIGHT AND NUMBER OF STORIES: GHT: ALLOWABLE BUILDING HEIGHT OF R-OCCUPANCY TYPE IB SPRINKLERED BUILDING IS 180 FEET. THIS ED THE AVERAGE ROOF HEIGHT TO THE GRADE PLANE. THE RESULTING BUILDING HEIGHT IS CALCULATED XIMATELY 43 FEET. EL 03 AND ABOVE QUALIFY AS STORIES ABOVE GRADE PLANE RESULTING IN THE BUILDING BEING S A 7-STORY BUILDING. PER TABLE 504.4 A R-1 OCCUPANCY TYPE IB SPRINKLERED BUILDING HAS AN NUMBER OF STORIES OF 12. TABLE 705.8 MAX AREA OF EXTERIOR WALL OPENING PROTECTION REFER SHEET G099 0' TO LESS THAN 3' FIRE SEPARATION DISTAN 3' TO LESS THAN 5' FIRE SEPARATION DISTAN 5' TO LESS THAN 10' FIRE SEPARATION DISTA 10' TO LESS THAN 15' FIRE SEPARATION DIST 15' TO LESS THAN 20' FIRE SEPARATION DIST 20' TO LESS THAN 25' FIRE SEPARATION DIST 25' TO LESS THAN 30' FIRE SEPARATION DIST 30' OR GREATER FIRE SEPARATION DISTANC * UNPROTECTED OPENINGS IN A BUILDING W CAN UTILIZE THE ALLOWANCES OF PROTECT SECTION 708 FIRE PARTITIONS FIRE PARTITIONS SHALL HAVE A FIRE-RESIST SECTION 711 HORIZONTAL ASSEMBLIES THE SUPPORTING CONSTRUCTION SHALL BE THE HORIZONTAL ASSEMBLY SUPPORTED. (I WHERE HORIZONTAL ASSEMBLIES SEPARAT RATING OF NOT LESS THAN THAT REQUIRED R OCCUPANCIES FROM ADJACENT OCCUPAN INTERIOR WALL AND CEILING FINISH REQUIR PROVIDE FLAMESPREAD CERTIFICATION OF -HIGH-RISE BUILDINGS WITH ALL BUILDING CODE HIGH RISE PROVISIONS WAS DEMONSTRATED EITHER BY PRESCRIPTION OR Y WITH THE FOLLOWING ITEMS DEEMED NOT APPLICABLE: QUIREMENT FOR ENHANCED SFRM BONDING STRENGTH DEEMED NOT APPLICABLE AS THE HAZARDS ADDRESSED BY THE PROVISION DO NOT EXIT FOR THIS PROJECT/DESIGN. ONDARY WATER SUPPLY -DETERMINATION OF THE APPLICABLE SEISMIC DESIGN CATEGORY PENDING. E COMMAND CENTER -FORM OF FCC AND CONTENTS TBD IN CONCERT WITH ASPEN FIRE. NDBY POWER FOR ELEVATORS -DEEMED NOT APPLICABLE AS HAZARDS ADDRESSED BY THE PROVISION NOT EXIST FOR THIS PROJECT/DESIGN. OKEPROOF EXIT ENCLOSURES -DEEMED NO APPLICABLE AS HAZARDS ADDRESSED BY THE PROVISION DO T EXIST FOR THIS PROJECT/DESIGN -MOTOR-VEHICLE-RELATED OCCUPANCIES T IN VEHICLE AND PEDESTRIAN TRAFFIC AREA IS NOT TO BE LESS THAN 7'-0". VEHICLE AND PEDESTRIAN MMODATING VAN-ACCESSIBLE PARKING SHALL COMPLY WITH SECTION 1106.5 (IBC 406.3.2) L VENTILATION SYSTEM SHALL BE PROVIDED IN ACCORDANCE WITH THE INTERNATIONAL MECHANICAL 6.6.2). C SPRINKLER SYSTEM SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 903.2.10 (IBC 406.6.3). -GROUPS R-1 & R-2: RATING UNITS IN THE SAME BUILDING SHALL BE CONSTRUCTED AS FIRE PARTITIONS IN ACCORDANCE N 708 (IBC 420.2). G ASSEMBLIES SEPARATING UNITS IN THE SAME BUILDING SHALL BE CONSTRUCTED AS HORIZONTAL N ACCORDANCE WITH SECTION 711 (IBC 420.3). AND DETAILED REQUIREMENTS BASED ON USE AND OCCUPANCY -CHAPTER 4 BUILDING HEIGHTS AND AREAS -CHAPTER 5 - BUILDING AREA: 10 ≤ X < 30 X ≥ 30 FIRE AND SMOKE PROTECTION FE INTERIOR FINISHES -CHAPTER 8 GROUP R-2 S-2 A-2 A-3f B, R-1 INTERIOR EXIT STAIRWAYS A RAMP AND EXIT PASSAGEWAY C C B B B Van accessible parking requires 98" of headroom. ICC/A117.1-2009 section 502.6 GOVERNING CODES ARCHITECTURAL DESIGN:2015 INTERNATIONAL BUILDING CODE (IBC) 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) STRUCTURAL DESIGN:2015 INTERNATIONAL BUILDING CODE (IBC) MECHANICAL, PLUMBING, AND FIRE PROTECTION DESIGN: 2015 INTERNATIONAL MECHANICAL CODE (IMC) 2015 INTERNATIONAL PLUMBING CODE (IPC) 2015 INTERNATIONAL FIRE CODE, AS REFEREED BY IBC (IFC) 2015 INTERNATIONAL FUEL GAS CODE (IFGC) ELECTRICAL DESIGN:2017 NATIONAL ELECTRICAL CODE (NEC) ENERGY CONSERVATION DESIGN:2015 INTERNATIONAL ENERGY CONSERVATION CODE (IECC) 2015 SOLAR ENERGY PROVISIONS POOL AND SPA DESIGN:2015 INTERNATIONAL SWIMMING POOL AND SPA CODE ACCESSIBILITY DESIGN: ICC/ANSI A117.1 -2009 CODE SUMMARY BUILDING ADDRESS: ASPEN, CO 81611 USE AND OCCUPANCY CLASSIFICATIONS -CHAPTER 3 • R-1 (HOTEL ROOMS) PER SECTION 310.3 • R-2 (CONDOS) PER SECTION 310.4 • S-2 (PRIVATE GARAGE) PER SECTION 311.3 • A-2 (RESTAURANTS AND BARS) PER SECTION 303.3 • A-3 (AMENITY SPACES AND FITNESS) PER SECTION 303.4 • B (OFFICES AND SPA) PER SECTION 304.1 SPECIAL AND DETAILED REQUIREMENTS BASED ON USE AND OCCUPANCY -CHAPTER 4 TABLE 601 FIRE-RESISTANCE TYPES OF CONSTRUCT BUILDING ELEMENT PRIMARY STRUCTURAL FRAM BEARING WALLS EXTERIOR INTERIOR NONBEARING WALLS AND PA EXTERIOR NONBEARING WALLS AND PA INTERIOR FLOOR CONSTRUCTION AND ROOF CONSTRUCTION AND A TABLE 602 FIRE-RESISTANCE FIRE SEPARATION DISTANCE = X (feet X < 5b 5 ≤ X < 10 10 ≤ X < 30 X ≥ 30 FIRE AND SMOKE PROT 2020 NEC Subject: PlanCheck Page: G021 Page Index: 4 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Need to be seismic design category B to be exempt from secondary water supply. Subject: PlanCheck Page: G021 Page Index: 4 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf We need to have a letter requesting exemption/alternate method and detailing how your design has equivalent safety. Subject: PlanCheck Page: G022 Page Index: 5 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Class A required by Ordinance 40, 2016 Subject: PlanCheck Page: G023 Page Index: 6 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf 2015 IBC 403.2.4 requires a SFRM minimum bond strength of 430 psf for buildings under 421 feet, which includes this building. Subject: PlanCheck Page: G023 Page Index: 6 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Have a structural engineer determine your seismic design category. 2015 SOLAR ENERGY PROVISIONS POOL AND SPA DESIGN:2015 INTERNATIONAL SWIMMING POOL AND SPA CODE ACCESSIBILITY DESIGN: ICC/ANSI A117.1 -2009 CODE SUMMARY BUILDING ADDRESS: ASPEN, CO 81611 USE AND OCCUPANCY CLASSIFICATIONS -CHAPTER 3 • R-1 (HOTEL ROOMS) PER SECTION 310.3 • R-2 (CONDOS) PER SECTION 310.4 • S-2 (PRIVATE GARAGE) PER SECTION 311.3 • A-2 (RESTAURANTS AND BARS) PER SECTION 303.3 • A-3 (AMENITY SPACES AND FITNESS) PER SECTION 303.4 • B (OFFICES AND SPA) PER SECTION 304.1 TABLE 705.8 MAX AR OPENING PROTECTI REFER SHEET G099 0' TO LESS THAN 3' F 3' TO LESS THAN 5' F 5' TO LESS THAN 10' 10' TO LESS THAN 15 15' TO LESS THAN 20 20' TO LESS THAN 25 25' TO LESS THAN 30 30' OR GREATER FIR * UNPROTECTED OP CAN UTILIZE THE ALL SECTION 708 FIRE PA FIRE PARTITIONS SH SECTION 711 HORIZO THE SUPPORTING C THE HORIZONTAL AS WHERE HORIZONTA RATING OF NOT LES R OCCUPANCIES FR SECTION 403 -HIGH-RISE BUILDINGS COMPLIANCE WITH ALL BUILDING CODE HIGH RISE PROVISIONS WAS DEMONSTRATED EITHER BY PRESCRIPTION OR EQUIVALENCY WITH THE FOLLOWING ITEMS DEEMED NOT APPLICABLE: 1. REQUIREMENT FOR ENHANCED SFRM BONDING STRENGTH DEEMED NOT APPLICABLE AS THE HAZARDS ADDRESSED BY THE PROVISION DO NOT EXIT FOR THIS PROJECT/DESIGN. 2. SECONDARY WATER SUPPLY -DETERMINATION OF THE APPLICABLE SEISMIC DESIGN CATEGORY PENDING. 3. FIRE COMMAND CENTER -FORM OF FCC AND CONTENTS TBD IN CONCERT WITH ASPEN FIRE. 4. STANDBY POWER FOR ELEVATORS -DEEMED NOT APPLICABLE AS HAZARDS ADDRESSED BY THE PROVISION DO NOT EXIST FOR THIS PROJECT/DESIGN. 5. SMOKEPROOF EXIT ENCLOSURES -DEEMED NO APPLICABLE AS HAZARDS ADDRESSED BY THE PROVISION DO NOT EXIST FOR THIS PROJECT/DESIGN SECTION 406 -MOTOR-VEHICLE-RELATED OCCUPANCIES CLEAR HEIGHT IN VEHICLE AND PEDESTRIAN TRAFFIC AREA IS NOT TO BE LESS THAN 7'-0". VEHICLE AND PEDESTRIAN AREAS ACCOMMODATING VAN-ACCESSIBLE PARKING SHALL COMPLY WITH SECTION 1106.5 (IBC 406.3.2) A MECHANICAL VENTILATION SYSTEM SHALL BE PROVIDED IN ACCORDANCE WITH THE INTERNATIONAL MECHANICAL CODE (IBC 406.6.2). AN AUTOMATIC SPRINKLER SYSTEM SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 903.2.10 (IBC 406.6.3). SECTION 420 -GROUPS R-1 & R-2: WALLS SEPARATING UNITS IN THE SAME BUILDING SHALL BE CONSTRUCTED AS FIRE PARTITIONS IN ACCORDANCE WITH SECTION 708 (IBC 420.2). FLOOR/CEILING ASSEMBLIES SEPARATING UNITS IN THE SAME BUILDING SHALL BE CONSTRUCTED AS HORIZONTAL SPECIAL AND DETAILED REQUIREMENTS BASED ON USE AND OCCUPANCY -CHAPTER 4 NONBEARING WALL INTERIOR FLOOR CONSTRUC ROOF CONSTRUCT TABLE 602 FIRE-RES FIRE SEP DISTANC X 5 ≤ X 10 ≤ X FIRE AND SMOK Need to be seismic design category B to be exempt from secondary water supply. SECTION 403 -HIGH-RISE B COMPLIANCE WITH ALL BUI EQUIVALENCY WITH THE FO 1. REQUIREMENT FO ADDRESS 2. SECONDARY WAT 3. FIRE COMMAND C 4. STANDBY POWER DO NOT EXIST FO 5. SMOKEPROOF EX NOT EXIST FOR T SECTION 406 -MOTOR-VEH CLEAR HEIGHT IN VEHICLE AREAS ACCOMMODATING V A MECHANICAL VENTILATIO CODE (IBC 406.6.2). AN AUTOMATIC SPRINKLER SECTION 420 -GROUPS R-1 SPECIAL AND DETAIL We need to have a letter requesting exemption/alternate method and detailing how your design has equivalent safety. E 2902.1 MINIMUM NUMBER OF REQUIRED PLUMBING FIXTURES MBING SYSTEMS -CHAPTER 29 OCCUPANCY WATER CLOSET DRINKING FOUNTAINMALE A-2 A-3 B FEMALE LAVATORY M 1 per 75 1 per 75 1 per 200 1 per 500 1 per 125 1 per 65 1 per 200 1 per 500 1 per 25 for the first 50 and 1 per 50 for the remainder exceeding 50 1 per 40 for the first 80 and 1 per 80 for the remainder exceeding 80 1 per 100 1 per 500 1 per 750 1 per 1,000 1505.1 MINIMUM ROOF COVERING CLASSIFICATION: TRUCTION TYPE IB:CLASS B F ASSEMBLIES AND ROOFTOP STRUCTURES -CHAPTER 15 RINGS ARE REQUIRED TO BE NON-COMBUSTIBLE. (IBC 1406.2.1) RIOR BALCONIES MADE OF COMBUSTIBLE CONSTRUCTION ARE REQUIRED TO BE TYPE IV, Y TIMBER CONSTRUCTION OR HAVE A MINIMUM 2 HOUR FRR (IBC 1406.3) DS, PICKETS, RAILS AND SIMILAR GUARDRAIL DEVICES ARE PERMITTED TO BE OF UNTREATED D. (IBC 1406.3 EX. 2) RIOR BALCONIES ARE LIMITED TO A MAXIMUM OF 50 PERCENT OF THE BUILDINGS PERIMETER CH FLOOR UNLESS SRINKLERED PROTECTION IS EXTENDED TO THE BALCONY AREAS. (IBC EX. 3) Class A required by Ordinance 40, 2016 2015 IBC 403.2.4 requires a SFRM minimum bond strength of 430 psf for buildings under 421 feet, which includes this building. Have a structural engineer determine your seismic design category. Subject: PlanCheck Page: G023 Page Index: 6 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Provide duct smoke detection as required by 907.2.13.1.2. Subject: PlanCheck Page: G090 Page Index: 16 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf This exterior exit stair on the east side must be 10' from the property line or abut permanent open space, which must be documented. 2015 IBC 1027 Subject: PlanCheck Page: G090 Page Index: 16 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf In many cases the west stair is right up against the setback; 5' from the property line. Provide documentation demonstrating that the adjacent property is permanent open space or provide protection from the property line in the form of 10' of separation distance or a rated wall. 2015 IBC 1027 Provide duct smoke detection as required by 907.2.13.1.2. 46' - 1" This exterior exit stair on the east side must be 10' from the property line or abut permanent open space, which must be documented. 2015 IBC 1027 12' - 10" 19' - 2" 41 R.O.W. CENTERLINE > 20' MIN > 1 8 EAS 54' - 6" PROPERTY LINE SET BACK EXTENTS OF PUBLIC SKIWAY > 20' MIN. (IBC 705.2) 41' - 8" > 20' MIN.(IBC 705.2) CENT PROPERTY LINE 20' - 11" 19' - 6" SCALE: 1/32" = 1'-0"2 FIRE SEPARATION D L 05 In many cases the west stair is right up against the setback; 5' from the property line. Provide documentation demonstrating that the adjacent property is permanent open space or provide protection from the property line in the form of 10' of separation distance or a rated wall. 2015 IBC 1027 Subject: Group Page: G091 Page Index: 17 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf I have marked up this elevation to show the approximate location of the west stair in red. This shows that the stair is not on grade but is substantially below grade and not open to the side. Exit discharge must be at grade and open to the sky (202, 1028). Exterior exit stairs must be open to one side (1027). The portions of the building highlighted in yellow overhang the stair, making it not open to the sky. Exit discharge may not reenter the building but at this location it essentially does. The portion of stair where over 500 occupants converge to egress is in front of the bottom green highlighted door, which is covered on all sides creating a tunnel. This location also marks the convergence of all exiting for the R-1 occupancies on stories 4 through 9, creating a single exit. Converging exits and single exits are not permitted for buildings of this size (1006, 1007.1). Exterior exit stairs must be 10' from the property line and are not permitted in high rise buildings or buildings six stories or greater above grade plane. This stair cannot be considered as exit discharge or as a protected exit stair. Subject: PlanCheck Page: G091 Page Index: 17 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Revise these elevations and provide elevations of other aspects to show the mud flow free board line. The Tetratech report calls for 3' above grade on uphill sides (South and West) and 2' everywhere else. Exit components may not be within these zones. Windows must be hurricane resistant. Subject: PlanCheck Page: G100 Page Index: 18 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Revise to show accessible parking, including a van accessible space (verify height requirement). Accessible parking may not be double parked. UNPROTECTED, SPRINKLERED (UP,S) UNPROTECTED, SPRINKLERED (UP,S) UNPROTECTED, SPRINKLERED (UP,S) 45% 75% NO LIMIT EXTERIOR WALL 10' TO LESS THAN 15' EXTERIOR WALL15' TO LESS THAN 20' EXTERIOR WALL20' TO LESS THAN 30' EXTERIOR WALL OPENING PROTECTION LEGEND WALL OPENING AREAS WALL OPENING AREAS -PROTECTED 45 MIN. WALL OPENING AREAS -PROTECTED 90 MIN. NOTE: AREAS LEFT UN-HATCHED AREA BEYOND 20' FROM ZONE LOT LINE OR CL OF R.O.W. AND HAVE NO LIMIT ON OPENINGS FIRE SEPARATION DISTANCE. The distance measured from the building face to one of the following:1. The closest interior lot line.2. To the centerline of a street, an alley or public way.3. To an assumed line between two buildings on the lot.The distance shall be measured at right angles from the face of the wall. WALL AREAS WITHIN NOTED DISTANCE TO R.O.W. LEVEL 01 (7999')78' - 6" LEVEL 02 (8009'-6")89' - 0" LEVEL 03 (8020'-6")100' - 0" LEVEL 04 (8031')110' - 6" LEVEL 05 (8041'-6")121' - 0" LEVEL 06 (8052')131' - 6" LEVEL 07 (8062'-6")142' - 0" LEVEL 08 (8073')152' - 6" LEVEL 09 (8082')162' - 6" ROOF (8098'-6")178' - 0" THIS AREA IS BETWEEN 15'-20' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 75% OPENINGS IN FACADE LEVEL 05: TOTAL FACADE AREA: =210.57 SFMAX 75% OPEN:=157.93 SFACTUAL:=56.00 SF LEVEL 06: TOTAL FACADE AREA: =661.63 SFMAX 75% OPEN:=496.22 SFACTUAL:=293.77 SF LEVEL 07: TOTAL FACADE AREA: =370.91 SFMAX 75% OPEN:=278.18 SFACTUAL:=145.62 SF LEVEL 07 (8062'-6")142' - 0" LEVEL 08 (8073')152' - 6" LEVEL 09 (8082')162' - 6" ROOF (8098'-6")178' - 0" FIRE SEPARATION DISTANCE = 13'-1" FIRE SEPARATION DISTANCE = 17'-8" THIS AREA IS BETWEEN 15'-20' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 75% OPENINGS IN FACADE LEVEL 08: TOTAL FACADE AREA: =391.88 SFMAX 75% OPEN:=293.91 SFACTUAL:=144.33 SF LEVEL 09: TOTAL FACADE AREA: =426.65 SFMAX 75% OPEN:=319.99 SFACTUAL:=261.33 SF THIS AREA IS BETWEEN 10'-15' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 45% OPENINGS IN FACADE LEVEL 07: TOTAL FACADE AREA: =126.48 SFMAX 45% OPEN:=268.28 SFACTUAL:=14.41 SF LEVEL 08: TOTAL FACADE AREA: =314.37 SFMAX 45% OPEN:=141.47 SFACTUAL:=37.00 SF LEVEL 09: TOTAL FACADE AREA: =426.60 SFMAX 45% OPEN:=191.97 SFACTUAL:=147.00 SF LEVEL 01 (7999')78' - 6" LEVEL 02 (8009'-6")89' - 0" THIS AREA IS BETWEEN 10'-15' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 45% OPENINGS IN FACADE LEVEL 01: TOTAL FACADE AREA: =141.63 SFMAX 45% OPEN:=63.73 SFACTUAL:=25.38 SF FIRE SEPARATION DISTANCE=12'-10". LEVEL 01: TOTAL FACADE AREA: =347.43 SFMAX 75% OPEN:=260.57 SFACTUAL:=97.78 SF FIRE SEPARATION DISTANCE = 19'-3" THIS AREA IS BETWEEN 15'-20' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 75% OPENINGS IN FACADE ISS. # 4240 Architecture Inc. copyright 2019 ARCHITECT'S PROJECT NO. :DESIGNER:DRAFTER:CHECKER:APPROVED BY: DESCRIPTION DATE OWNER G091 CODE ANALYSIS - FIRE SEPARATIONDISTANCE 21222.00DesignerAuthorCheckerApprover AS P E N , C O 8 1 6 1 1 GO R S U C H H A U S NORWAY ISLAND, LLCASPEN, CO 81611 STUDIO NYL2995 BASELINE RD., SUITE 314BOULDER, CO STRUCTURALENGINEER BG BUILDINGWORKS1626 COLE BLVD. SUITE 300LAKEWOOD, CO 80401 MEPENGINEER INTEGRAL GROUP3000 LAWRENCE STREETDENVER, CO 80216 SUSTAINABILITY GEILER & ASSOCIATES12355 E. CORNELL AVENUEAURORA, CO 80014 ACOUSTICALENGINEER 186 LIGHTING DESIGN GROUP1200 BANNOCK STREETDENVER, CO 80204 LIGHTING SCALE: 1/16" = 1'-0"1FIRE SEPARATION DISTANCE - WEST ELEVATION SCALE: 1/16" = 1'-0"2 FIRE SEPARATION DISTANCE - SOUTH ELEVATIONSCALE: 1/16" = 1'-0"3FIRE SEPARATION DISTANCE - NW ELEVATION 25% DESIGN DEVELOPMENT 15 JAN 2020 I have marked up this elevation to show the approximate location of thewest stair in red. This shows that the stair is not on grade but issubstantially below grade and not open to the side. Exit discharge must beat grade and open to the sky (202, 1028). Exterior exit stairs must be opento one side (1027). The portions of the building highlighted in yellowoverhang the stair, making it not open to the sky. Exit discharge may notreenter the building but at this location it essentially does. The portion ofstair where over 500 occupants converge to egress is in front of thebottom green highlighted door, which is covered on all sides creating atunnel. This location also marks the convergence of all exiting for the R-1occupancies on stories 4 through 9, creating a single exit. Convergingexits and single exits are not permitted for buildings of this size (1006,1007.1). Exterior exit stairs must be 10' from the property line and are notpermitted in high rise buildings or buildings six stories or greater abovegrade plane. This stair cannot be considered as exit discharge or as aprotected exit stair. LEVEL 02 (8009'-6") LEVEL 03 (8020'-6") 100' - 0" LEVEL 04 (8031') 110' - 6" LEVEL 05 (8041'-6") 121' - 0" LEVEL 06 (8052') 131' - 6" LEVEL 07 (8062'-6") 142' - 0" LEVEL 08 (8073') 152' - 6" LEVEL 09 (8082') 162' - 6" ROOF (8098'-6") 178' - 0" THIS AREA IS BETWEEN 15'-20' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 75% OPENINGS IN FACADE LEVEL 05: TOTAL FACADE AREA: =210.57 SF MAX 75% OPEN:=157.93 SF ACTUAL:=56.00 SF LEVEL 06: TOTAL FACADE AREA: =661.63 SF MAX 75% OPEN:=496.22 SF ACTUAL:=293.77 SF LEVEL 07: TOTAL FACADE AREA: =370.91 SF MAX 75% OPEN:=278.18 SF ACTUAL:=145.62 SF LEVEL 07 (8062'-6") 142' - 0" LEVEL 08 (8073') 152' - 6" LEVEL 09 (8082') 162' - 6" ROOF (8098'-6") 178' - 0" FIRE SEPARATION DISTANCE = 13'-1" FIRE SEPARATION DISTANCE = 17'-8" THIS AREA IS BETWEEN 15'-20' AWAY FROM CL OF R.O.W. PER IBC TABLE 705.8, UNPROTECTED, SPRINKLERED OPENINGS = MAX 75% OPENINGS IN FACADE LEVEL 08: TOTAL FACADE AREA: =391.88 SF MAX 75% OPEN:=293.91 SF ACTUAL:=144.33 SF LEVEL 09: TOTAL FACADE AREA: =426.65 SF MAX 75% OPEN:=319.99 SF ACTUAL:=261.33 SF REA IS BETWEEN 10'-15' AWAY F R.O.W. PER IBC TABLE 705.8, TED, SPRINKLERED OPENINGS AX 45% OPENINGS IN FACADE A: =126.48 SF =268.28 SF =14.41 SF A: =314.37 SF =141.47 SF =37.00 SF A: =426.60 SF =191.97 SF =147.00 SF ISS. # ARCHITECT'S PROJECT NO. : DESIGNER: DRAFTER: CHECKER: APPROVED BY: DESCRIPTION AS P E N , C O 8 1 6 1 1 GO R S U C H H A U S " = 1'-0" SEPARATION DISTANCE - SOUTH ELEVATION 25% DESIGN DEVELOPMENT 15 Revise these elevations and provide elevations of other aspects to show the mud flow free board line. The Tetratech report calls for 3' above grade on uphill sides (South and West) and 2' everywhere else. Exit components may not be within these zones. Windows must be hurricane resistant. UP STAIR 01 OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 598 SF 2 BOILER ROOM 300 SF GROSS MECH. MECH. Revise to show accessible parking, including a van accessible space (verify height requirement). Accessible parking may not be double parked. Subject: PlanCheck Page: G101 Page Index: 19 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Doors in a series need 48" between door swings. 2015 IBC 1010.1.8 Subject: Group Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf The eastern three King units on level 2 have a common path travel distance exceeding 75'. This distance must be measured from the furthest location inside the unit, including balconies. 1006.2.1 Subject: PlanCheck Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Area of assisted rescue required at exit discharge that does not have an accessible route to grade must have sides that are at least 50% open. This area may not decrease the required width. 1009.7 Subject: PlanCheck Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf High rise buildings and buildings more than 6 stories above grade plane may not use exterior exit stairs. 2015 IBC 1027.2 Exterior exit stairs must be 10' from property line and be protected from the building. Only openings used for egress from normally occupied spaces are allowed, no windows permitted (within 10'). 2015 IBC 1027. ELEVATOR 2 EMERGENCY GENERATOR ELEV. LOBBY STAIR 02 TELECOM OCCUPANCY: AREA SUBTOT LOAD FACTOR OCCUPANT LO OCCUPANCY: AREA SUBTOT LOAD FACTOR OCCUPANT LO USE (FUNCTION TELECOM REQ'D DOOR W TOTAL EGRESS REQ'D STAIR W STAIR 02 .20"/OCC = 3.8" .30"/OCC = 5.7" 2 1 2 17 Doors in a series need 48" between door swings. 2015 IBC 1010.1.8 5T72 24 5T72 24 5T 6024 5T 60 24 5T 6024 5T 60 24 5T 36 24 5T66 24 5T 7224 5T 7224 BEV/SERVICE DISH ASSEMBLYPLATING STOR. HOTHOLDING REF. REF. FR.FR. STORAGE ICE DC WINSTO N C A C - 5 2 2 DC WINSTON C A C - 5 2 2 DC WINSTON CA C - 5 2 2 DBL TRUE T- 4 9 F TRUE T-49F TRUE T-49F TRUE T-49F UNIVERSAL MOP 20-8 FISHER2445 133 1N EW A GE 133 1N EW A GE 133 1N EW A GE AIRIN DD C AIROUT HOSHIZAKI K M - 1 3 0 1 S A H 3 D 133 1N EW A GE AFFORDABLE HOUSING UNIT MEN MTG STORAGE MEETING / BANQUET STORAGE KING KING KING KING WARMING KITCHEN ELEVATOR 2 SERVICE STAIR 02 HOUSEKEEPING ELECTRICAL KING KING ELEVATOR 1 PRE-FUNCTION CORRIDORSTORAGE CORRIDOR CO R R I D O R WOMEN F&B OFFICE F&B SALES EMPL. TOILET JAN. MECHANICAL BAR FILL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 503 SF 3 SIM @ ALL KING SUITES 200 SF GROSS R-1 TEMP. RESIDENTIAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 174 SF 1 TERRACE 200 SF GROSS R-1 ACCESSORY OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 101 SF 1 BALCONY 200 SF GROSS R-1 ACCESSORY 1 64 64 64 64 3 10 6 2 2 2 1 1 3 14 4 31 4 3 4 31 3 1 4 3 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: EXIT DOOR 64 .20"/OCC =12.8" < 36" ACTUAL 3 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR EGRESS STAIR 128 .30"/OCC = 38.4" < 85" ACTUAL128165 2 154 12 95 DO LO UP STA CO STA STA ST 95 AREA OF RESCUE AREA OF RESCUE 255 The eastern three King units on level 2 have a common path travel distance exceeding 75'. This distance must be measured from the furthest location inside the unit, including balconies. 1006.2.1 99 ' - 0 " 99 ' - 2 " 99 ' - 2 " DN UP AFFORDABLE HOUSING UNIT ELECTRICAL KING OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 777 SF 4 AFFORDABLE HOUSING UNIT 200 SF GROSS R-2 RESIDENTIAL 14 4 31 165 95 AREA OF RESCUE SCALE:1" = 10'-0"1 OCCUPANCY & FIRE RA Area of assisted rescue required at exit discharge that does not have an accessible route to grade must have sides that are at least 50% open. This area may not decrease the required width. 1009.7 DN UPDN * AFFORDABLE HOUSING UNIT KING STAIR 02 ELECTRICAL KING KING MECHANICAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 406 SF 2 MECHANICAL 300 SF GROSS MECH. MECH. OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 198 SF 1 ELECTRICAL 300 SF GROSS MECH. MECH. OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 777 SF 4 AFFORDABLE HOUSING UNIT 200 SF GROSS R-2 RESIDENTIAL 3 14 4 31 4 3 165 2 95 DOOR = UPPER OCCUPANT LOAD: STAIR = COMBINED OCC LOAD AT EXIT DISCHARGE: STAIR LANDING = STAIR = .2"/OCC = 18" < 36" ACTUAL .3"/OCC = 13.8" < 48" ACTUAL .3"/OCC = 27" < 48" ACTUAL LEVEL 04 = 46 90 .3"/OCC = 13.2" < 48" ACTUAL 95 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR STAIR 165 .20"/OCC = 33" < 36" .30"/OCC = 49.5" < 72" ACTUAL AREA OF RESCUE SCALE:1" = 10'-0"1 OCCUPANCY & FIRE RATED WALLS - LEVEL 02 High rise buildings and buildings more than 6 stories above grade plane may not use exterior exit stairs. 2015 IBC 1027.2 Exterior exit stairs must be 10' from property line and be protected from the building. Only openings used for egress from normally occupied spaces are allowed, no windows permitted (within 10'). 2015 IBC 1027. Subject: PlanCheck Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf All exits serving the R-1 occupancies on stories 4-9 converge at this location on the exterior western stair. In addition, the second exit from all of the commercial spaces also exits here. A quick occupant load calculation: 95 beds x 2 pillows = 190. + 29 from the spa = 219 occupants using this stair as a single exit. Then add half of the occupant loads from the lobby (31), banquet (255), restaurant (126), library (115), and world cup bar (58) and you have an occupant load of roughly 512. This does not include the additional load from the public using this "public amenity" during an event such as the world cup. Stair width needed for 512 occupants x 0.3”/occupant = 153” at the bottom per 2015 IBC 1005.3.1. Doors swinging into the egress path of this stair may not block the required width by more than one half. At this location the stair is essentially a tunnel enclosed on each side and above. Elsewhere where open above it is below grade. Subject: PlanCheck Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf The six King units on level 2 have access to only one exit. Table 1006.3.2(2) does not permit a single exit for R-1 units on the second story above grade plane. Egress through the banquet pre-function room requires travel through an intervening space which is not permitted by 1016.2. Subject: PlanCheck Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Large electrical equipment may require a second exit. DN UPDN AFFORDABLE HOUSING UNIT KING KING OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 777 SF 4 AFFORDABLE HOUSING UN 200 SF GROSS R-2 RESIDENTIAL CY: TOTAL: TOR: T LOAD: TION): 503 SF 3 LL KING SUITES 200 SF GROSS R-1 TEMP. RESIDENTIAL CY: TOTAL: TOR: T LOAD: 174 SF 1 200 SF GROSS R-1 4 4 31 165 95 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR STAIR 165 .20"/OCC = 33" < 36" .30"/OCC = 49.5" < 72" ACTUAL AREA OF RESCUE All exits serving the R-1 occupancies on stories 4-9 converge at this location on the exterior western stair. In addition, the second exit from all of the commercial spaces also exits here. A quick occupant load calculation: 95 beds x 2 pillows = 190. + 29 from the spa = 219 occupants using this stair as a single exit. Then add half of the occupant loads from the lobby (31), banquet (255), restaurant (126), library (115), and world cup bar (58) and you have an occupant load of roughly 512. This does not include the additional load from the public using this "public amenity" during an event such as the world cup. Stair width needed for 512 occupants x 0.3”/occupant = 153” at the bottom per 2015 IBC 1005.3.1. Doors swinging into the egress path of this stair may not block the required width by more than one half. At this location the stair is essentially a tunnel enclosed on each side and above. Elsewhere where open above it is below grade. 5T72 24 5T72 24 5T 6024 5T 60 24 5T 6024 5T 60 24 5T 36 24 5T66 24 5T 7224 5T 7224 BEV/SERVICE DISH ASSEMBLYPLATING STOR. HOTHOLDING REF. REF. FR.FR. STORAGE ICE DC WINSTON CAC - 5 2 2 DCWINSTON CAC-52 2 DC WINSTON CA C - 5 2 2 DBL RACK TRUE T-49F TRUE T-49F TRUE T-49F TRUE T-49F UNIVERSAL MOP 20-8 FISHER2445 133 1N EW A GE 133 1N EW A GE 133 1N EW A GE AIRIN DD C AIROUT HOSHIZAKI KM- 1 3 0 1 S A H 3 D 133 1N EW A GE DN UPDN AFFORDABLE HOUSING UNIT MEN MTG STORAGE MEETING /BANQUET STORAGE KING KING KING KING WARMINGKITCHEN ELEVATOR 2 SERVICE STAIR 02 HOUSEKEEPING ELECTRICAL KING KING ELEVATOR 1 PRE-FUNCTION SERVICECORRIDORSTORAGE CORRIDOR CO R R I D O R WOMEN F&B OFFICE F&B SALES EMPL. TOILET JAN. MECHANICAL BAR FILL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 777 SF 4 AFFORDABLE HOUSING UNIT 200 SF GROSS R-2 RESIDENTIAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 503 SF 3 SIM @ ALL KING SUITES 200 SF GROSS R-1 TEMP. RESIDENTIAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 174 SF 1 TERRACE 200 SF GROSS R-1 ACCESSORY OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 101 SF 1 BALCONY 200 SF GROSS R-1 ACCESSORY 1 64 64 64 64 3 10 6 2 2 2 1 1 3 14 4 31 4 3 4 31 3 1 4 3 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: EXIT DOOR 64 .20"/OCC =12.8" < 36" ACTUAL 3 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR EGRESS STAIR 128 .30"/OCC = 38.4" < 85" ACTUAL128165 2 154 12 95 95 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR STAIR 165 .20"/OCC = 33" < 36" .30"/OCC = 49.5" < 72" ACTUAL AREA OF RESCUE AREA OF RESCUE AREA OF RESCUE 255 SCALE:1" = 10'-0"1 OCCUPANCY & FIR The six King units onlevel 2 have access to only one exit. Table 1006.3.2(2) does not permit a single exit for R-1 units on the second story above grade plane. Egressthrough the banquet pre-function roomrequires travel through an intervening spacewhich is not permitted by 1016.2. ELECTRICAL MECHANICAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 406 SF 2 MECHANICAL 300 SF GROSS MECH. MECH. OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 198 SF 1 ELECTRICAL 300 SF GROSS MECH. MECH. 3 1 2 DOOR = UPPER OCCUPANT LOAD: STAIR = COMBINED OCC LOAD AT EXIT DISCHARGE: STAIR LANDING = STAIR = .2"/OCC = 18" < 36" ACTUAL .3"/OCC = 13.8" < 48" ACTUAL .3"/OCC = 27" < 48" ACTUAL LEVEL 04 = 46 90 .3"/OCC = 13.2" < 48" ACTUAL Large electrical equipment may require a second exit. Subject: PlanCheck Page: G102 Page Index: 20 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf The hallway from stair 2 to the exterior on level 2 appears to be intended to be an exit passageway, is this correct? Subject: PlanCheck Page: G103 Page Index: 21 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf The second exit for the R-1 units on level 3 require traversing a dead end egress balcony (requires fire protection of walls and openings, and through the intervening spaces of the restaurant and library decks. (1016.2, 1021.2) Subject: PlanCheck Page: G103 Page Index: 21 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf These stairs must be considered as exterior exit stairs as path of travel to an exit may not traverse more than 2 stories. Demonstrate adequate separation from the building and property line in plan and elevation. 1027 Subject: Group Page: G104 Page Index: 22 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf The four northernmost R-1 units on level 4 have a common path travel distance exceeding 75'. This distance must be measured from the furthest location inside the unit, including balconies. 1006.2.1 Subject: PlanCheck Page: G104 Page Index: 22 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf This stair may not count as an exit access stair because it requires egressing through the intervening space of the library. 1016.2 DN UP AFFORDABLE HOUSING UNIT MEN KING KING ELEVATOR 2 STAIR 02 ELECTRICAL KING KING MECHANICAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 40 2 MECHANICAL 30 ME ME OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 19 1 ELECTRICAL 30 ME ME OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 777 SF 4 AFFORDABLE HOUSING UNIT 200 SF GROSS R-2 RESIDENTIAL 3 14 4 3 4 3 165 2 154 95 DOOR = LOWER OCCUPANT LOAD: UPPER OCCUPANT LOAD: STAIR = COMBINED OCC LOAD AT EXIT DIS (EGRESS C STAIR LANDING = STAIR = STAIR 02 .2"/OCC = 18" < 36" ACTUA .3"/OCC = 13.8" < 48" ACTU .3"/OCC = 27" < 4 LEVEL LEVEL .3"/OCC = 13.2" < 48" ACTU 95 AREA OF RESCUE 1 OCCUPANCY & FIRE RATED WALLS The hallway from stair 2 to the exterior on level 2 appears to be intended to be an exit passageway, is this correct? HSK 3 10 ANCY: UBTOTAL: ACTOR: ANT LOAD: NCTION): 47 SF 1 EKEEPING 200 SF GROSS R-1 ACCESSORY ANCY: UBTOTAL: ACTOR: ANT LOAD: NCTION): 594 SF 40 RY PATIO 15 SF NET A-2 LOUNGE/BAR ANCY: UBTOTAL: ACTOR: ANT LOAD: NCTION): 1722 SF 115 RY 15 SF NET A-2 LOUNGE/BAR 1 40 DOOR WIDTH: EGRESS LOAD: IT DOOR 29 C =5.8" < 36" ACTUAL 29 29 The second exit for the R-1 units on level 3 require traversing a dead end egress balcony (requires fire protection of walls and openings, and through the intervening spaces of the restaurant and library decks. (1016.2, 1021.2) COO EXPO SERVICE ADA SERVICE HOST HOST SERV. VESTIBULE BAR RESTAURANT LIB OUTD ST OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 1882 SF 126 RESTAURANT 15 SF NET A-2 RESTAURANT OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 1073 SF 72 RESTAURANT PATIO 15 SF NET A-2 RESTAURANT OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 316 SF 22 EXTERIOR TERRACE 15 SF NET A-2 ASSEMBLY USE (FUNCTION): LIBRARY LOUNGE/BAR 108 126 6763 370 241 REQ'D DOOR WIDTH TOTAL EGRESS LO EXIT DOOR .20"/OCC =13.4" < 72 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: EXIT DOOR 63 .20"/OCC =12.6" < 36" ACTUAL REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR EGRESS STAIR 241 .30"/OCC = 72.3" < 84" ACTUAL AREA OF RESCUE AREA OF RESCUE 29 These stairs must be considered as exterior exit stairs as path of travel to an exit may not traverse more than 2 stories. Demonstrate adequate separation from the building and property line in plan and elevation. 1027 PASTRY /CARVERY BAR PICK UP POS SERVICE DN OPEN TOBELOW KING KING KING EXT. Q/Q BOOT ROOM KING Q/Q ELEVATOR 2 VEST KING KING KING CORRIDOR SERVICE STAIR 02 FITNESS KING ELEVATOR 4 ELEVATOR 1 WORLD CUP BAR KING Q/Q HSK STAIR 03 GREAT ROOM AHU MECH OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 371 SF 2 SIM @ ALL KING 200 SF GROSS R-1 TEMP. RESIDENTIAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 484 SF 3 SIM @ ALL Q/Q 200 SF GROSS R-1 TEMP. RESIDENTIAL OCCUPANCY: AREA SUBTOTAL:LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 347 SF 7 BOOT ROOM 50 SF NET A-2 ASSEMBLY OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 128 SF 1 GREAT ROOM AHU 300 SF GROSS MECH. MECH. OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 37 SF 1 HOUSEKEEPING 200 SF GROSS R-1ACCESSORY 4 3 1 433 3 1 46 1 1 1 1 3 3 3 3 4 4 4 41 18 111 3 3 4 4 7 34 29 2 3 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: STAIR 02 46 .20"/OCC = 9.2" < 36" ACTUAL .30"/OCC = 13.8" <48" ACTUAL 34 REQ'D DOOR WIDTH: REQ'D STAIR WIDTH:.30"/OCC = 10.2" < 78" ACTUAL REQ'D DOOR WIDTH:TOTAL EGRESS LOAD: EXIT DOOR 7 .20"/OCC =1.4" < 36" ACTUAL REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: EXIT DOOR 34 .20"/OCC =6.8" < 36" ACTUAL AREA OF RESCUE AREA WELL 5 1 SCALE:1" = 10'-0"1 OCCUPANCY & FIRE RATED WALLS - LEVEL The four northernmostR-1 units on level 4have a common pathtravel distanceexceeding 75'. This distance must be measured from the furthest location inside the unit, including balconies. 1006.2.1 97 ' - 6 " 83 ' - 6 " 86' - 2 " 81 ' - 6 " DN OPEN TO BELOW ELEVATOR 2 VEST ELEVATOR 1 HSK GREAT ROOM AHU 46 1 3 5 1 This stair may not count as an exit access stair because it requires egressing through the intervening space of the library. 1016.2 Subject: PlanCheck Page: G104 Page Index: 22 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf R1 rooms may not egress through the intervening space of A2 world cup bar. 1016.2 Subject: PlanCheck Page: G104 Page Index: 22 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Chiller yard is not a normally occupied space so may not open into an exit. 2015 IBC 1026,6, 1027.6 Subject: Group Page: G105 Page Index: 23 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Five of the R-1 units on level 5 have a common path travel distance exceeding 75' (two in NE corner, two in SE corner, one in NW corner). This distance must be measured from the furthest location inside the unit, including balconies. 1006.2.1 Subject: Group Page: G105 Page Index: 23 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf The common path travel distance from the most remote point within the spa (group B occupancy) exceeds 100'. 1006.2.1 Subject: PlanCheck Page: G106 Page Index: 24 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf A door is required to separate the exit passageway from the exit stair. PASTRY /CARVERY BAR PICK UP POS SERVICE BOOT ROOM KING VEST SERVICE ELEVATOR 1 WORLD CUP BAR Q/Q TAL: R: OAD: ON): 371 SF 2 L KING 200 SF GROSS R-1 TEMP. RESIDENTIAL TAL: R: OAD: ON): 484 SF 3 L Q/Q 200 SF GROSS R-1 TEMP. RESIDENTIAL 7 34 29 2 3 34 REQ'D STAIR WIDTH: .30"/OCC = 10.2" < 78" ACTUAL AREA OF RESCUE 5 R1 rooms may not egress through the intervening space of A2 world cup bar. 1016.2 DN KING KING EXT. Q/Q Q/Q ELEVATOR 2 KING STAIR 02 KING ELEVATOR 4 STAIR 03 OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 454 SF 3 SIM @ ALL Q/Q 200 SF GROSS R-1 TEMP. RESIDENTIAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 453 SF 3 SIM @ ALL KING EXT. 200 SF GROSS R-1 TEMP. RESIDENTIAL OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 137 SF 1 TERRACE 200 SF GROSS R-1 ACCESSORY 4 3 1 4 3 1 46 1 1 1 3 3 3 3 4 4 4 SCALE:1" = 10'-0"1 OCCUPANCY & FIRE RATED WALLS - LEVEL 04 Chiller yard is not a normally occupied space so may not open into an exit. 2015 IBC 1026,6, 1027.6 DN DN DN DN DN UP DN SHEET NOTES: SEE A500 SERIES 1. ALL FIRE RATED WILL EXTEND TO FACE OF ALL WA 2. ALL RATED WALL DOOR OPENING, FRAMES 3. ALL INTERIOR SH AND ELEVATORS RATED UNLESS B 4. ALL NON-RATED ASSEMBLIES ARE STC RATING ONL 5. REFER G110 FOR STAIR PROTECTI 6. FIRE RESISTANCE -RATED WALL LEGEND (IBC 708) WALL SYMBOL DESCRIPTION LOCATION / PURPOSE FIRE RESISTIVE RATING NOTES: (1) THE FIRE-RESISTANCE RATING OF EXTERIOR WALLS WITH A FIRE SEPARATION DISTAN FEET SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE INSIDE; FOR A FIRE SEPARATI DISTANCE < OR = 5 FEET, SUCH WALLS SHALL BE RATED FOR EXPOSURE TO FIRE FROM SIDES.(2) SEE MECHANICAL DOCUMENTATION FOR LOCATIONS OF FIRE DAMPERS.(3) SEE MECHANICAL DOCUMENTATION FOR LOCATIONS OF SMOKE DAMPERS.(4) SEE ARCHITECTURAL DOCUMENTATION FOR LOCATIONS OF FIRE DOORS AND FIRE SH (5) NOT REQUIRED AT PENETRATION OF EXHAUST OR SUPPLY SHAFTS IN PARKING GARA ARE SEPARATED FROM OTHER BUILDING SHAFTS BY NOT LESS THAN 2 HR FIRE RESISTA CONSTRUCTION. NON-BEARING WALLS SEPARATING DWELLING UNITS OR SLEEPING UNITS, AND OCCUPANCY SEPARATIONS PER IBC 302. 1 HR DESIGN OCCUPANCY LOAD FIRE PARTITIONS CORRIDORS PER IBC 1018.1..5 HR @ R OCC. FIRE PARTITION INT / EXTERIOR WALLS INTERIOR AND EXTERIOR NON-RATED WALLS (PER OCCUPANCY -IBC 302)NR EXIT OCCUPANT LOAD X Z FIRE BARRIERS (IBC 707) TYPE HR RATING (SPRINKLERED) < 4 STORIES 1HR (2HR*)STAIRWAYS HR RATIN > 1HR (2HR*)SHAFTS 2HRHOR. EXIT 1HREXIT PASSAGEWAY 1HR OR SPRINKLERINCIDENTAL USES 1HR * FIRE HR RATING IS NOT TO BE LESS THEN FLOOR ASSEMBLY PENETRATED BUT NEED NO (IBC 2012 SECTION 713.4) OCCUPANCY SYMBOLS LEGEND EXIT ENCLOSURES, ALL SHAFT WALLS, AND EXIT PASSAGE WALLS 2 HRFIRE BARRIER NON BEARING WALLS AT TRANSFORMER AND GENERATOR 3 HRFIRE WALL RATED EXTERIOR WALLS 1 HREXTERIOR WALL RATED EXTERIOR WALLS 2 HREXTERIOR WALL STAIR WALLS CONNECTING LESS THAN 4 STORIES; NON BEARING WALLS AT TRANSFORMER, GENERATOR AND BOILER 1 HRFIRE BARRIER KING KING KING Q/QQ/QKING EXT. Q/Q KING KING EXT.ELEVATOR 2 BOHQ/Q SERVICE STAIR 02 SPA KING KING ADA KING KING ELEVATOR 4 KING EXT. ELEVATOR 1 CORRIDOR Q/Q KING KING STAIR 03 OCCUPANCY:AREA SUBTOTAL: LOAD FACTOR:OCCUPANT LOAD: USE (FUNCTION): 2848 SF 29 SPA 100 SF GROSS BSPAOCCUPANCY:AREA SUBTOTAL: LOAD FACTOR:OCCUPANT LOAD: USE (FUNCTION): 433 SF 3 SIM @ ALL ADA KING 200 SF GROSS R-1TEMP. RESIDENTIAL OCCUPANCY:AREA SUBTOTAL:LOAD FACTOR:OCCUPANT LOAD: USE (FUNCTION): 525 SF 3 KING 200 SF GROSS R-1TEMP. RESIDENTIAL 29 4 3443 11 11 1 1 1 1 1 1 1 1 1 3 3 4 4 4 4 4 4 4 4 3 4 4 33 33 3 3 3 3 3 3 3 3 3 27 69 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: STAIR 02 27 .20"/OCC = 5.4" < 36" ACTUAL .30"/OCC = 8.1" <48" ACTUAL 69 DOOR = LOWER OCCUPANT LOAD: UPPER OCCUPANT LOAD:STAIR =COMBINED OCC LOAD AT EXIT DISCHARGE: (EGRESS CONVERGENCE) STAIR LANDING = STAIR = STAIR 03 .2"/OCC = 11.6" < 36" ACTUAL .3"/OCC = 5.1" < 48" ACTUAL .3"/OCC = 17.4" < 48" ACTUAL LEVEL 04 = 41 LEVEL 06 = 17 58 .3"/OCC = 12.3" < 48" ACTUAL REQ'D DOOR WIDTH:TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: EXTERIOR STAIR 69 .20"/OCC = 13.8" < 36" ACTUAL .30"/OCC = 20.7" < 44" ACTUAL REQ'D DOOR WIDTH:TOTAL EGRESS LOAD: EXIT DOOR 69 .20"/OCC =13.8" < 36" ACTUAL FLAT GREEN ROOF(BELOW) SCALE:1" = 10'-0"1OCCUPANCY & FIRE RATED WALLS - LEVEL 05 Five of the R-1 unitson level 5 have acommon path traveldistance exceeding 75'(two in NE corner, twoin SE corner, one inNW corner). Thisdistance must bemeasured from thefurthest location insidethe unit, includingbalconies. 1006.2.1 77 ' - 1 " 79 ' - 1 1 " 82 ' - 4 " 80'- 0 " 77 ' - 1 " WALL SYMBOL DESCRIPTION LOCATION / PURPOSE NOTES: (1) THE FIRE-RESISTANCE RATING OF EXTERIOR WALLS W FEET SHALL BE RATED FOR EXPOSURE TO FIRE FROM THE DISTANCE < OR = 5 FEET, SUCH WALLS SHALL BE RATED F SIDES. (2) SEE MECHANICAL DOCUMENTATION FOR LOCATIONS O (3) SEE MECHANICAL DOCUMENTATION FOR LOCATIONS O (4) SEE ARCHITECTURAL DOCUMENTATION FOR LOCATION (5) NOT REQUIRED AT PENETRATION OF EXHAUST OR SUP ARE SEPARATED FROM OTHER BUILDING SHAFTS BY NOT CONSTRUCTION. NON-BEARING WALLS S DWELLING UNITS OR SL UNITS, AND OCCUPANC SEPARATIONS PER IBC DESIG FIRE PARTITIONS CORRIDORS PER IBC 10 FIRE PARTITION INT / EXTERIOR WALLS INTERIOR AND EXTERIO WALLS (PER OCCUPANC X FIRE BARRIERS (IBC 707) TYPE HR RATING (SPRI < 4 STORI 1HR (2HR STAIRWAYS 1HR (2HR SHAFTS 2HRHOR. EXIT 1HREXIT PASSAGEWAY 1HR OR SPRIN INCIDENTAL USES * FIRE HR RATING IS NOT TO BE LESS THEN FLOOR ASSEMB (IBC 2012 SECTION 713.4) OCCUPANCY SY EXIT ENCLOSURES, ALL WALLS, AND EXIT PASSA FIRE BARRIER NON BEARING WALLS A TRANSFORMER AND GE FIRE WALL RATED EXTERIOR WALL EXTERIOR WALL RATED EXTERIOR WALL EXTERIOR WALL STAIR WALLS CONNECT THAN 4 STORIES; NON B WALLS AT TRANSFORME GENERATOR AND BOILE FIRE BARRIER KING KING Q/QQ/QT.KING SPA KING KING ADA KING KING ELEVATOR 4 CORRIDOR STAIR 03 OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 2848 SF 29 SPA 100 SF GROSS B SPA OCCUPANCY: AREA SUBTOTAL: LOAD FACTOR: OCCUPANT LOAD: USE (FUNCTION): 433 SF 3 SIM @ ALL ADA KING 200 SF GROSS R-1 TEMP. RESIDENTIAL 29 4 3443 1 1 1 1 1 3 4 4 3 4 4 33 33 3 3 3 69 69 The common path travel distance from the most remote point within the spa (group B occupancy) exceeds 100'. 1006.2.1 10 7 ' - 9 " NOTES: (1) THE FIRE-RES FEET SHALL BE DISTANCE < OR SIDES. (2) SEE MECHAN (3) SEE MECHAN (4) SEE ARCHITE (5) NOT REQUIRE ARE SEPARATED CONSTRUCTION FIRE BARRIER TY STAIR SHA HOR. EXIT PASS KING STAIR 04 4 4 3 31 157 A door is required to separate the exit passageway from the exit stair. Subject: PlanCheck Page: G108 Page Index: 26 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf This stairway serves an uppermost level at 8074'. Lowest level of fire department vehicle access is ground floor at 7999'. This is exactly 75' and thus does not require the stairway to be a smoke proof enclosure per 2015 IBC 403.5.3.1 Subject: PlanCheck Page: G110 Page Index: 28 Author: nickt Color: File Name: 20200115_Gorsuch Haus - 25% DD_CODE SHEETS ONLY.pdf Dash in the stairway walking surface and accurately dimension 10' above it. The shading appears to be incorrect in some locations. Every wall within 10' of the stair horizontally must be 2 hour rated up to 10' in height above the stairway with no windows. The 1 hour/ 3/4 hr opening requirement only applies to walls that are 180 degrees to the exterior exit stairway. 1027.6 CONDO LODGE ELEVATOR 4 ROOF TERRACE LOBBY CONDO LODGE VESTIBULE STAIR 03 1949 102 2 7 REQ'D DOOR WIDTH: TOTAL EGRESS LOAD: REQ'D STAIR WIDTH: STAIR 03 102 .20"/OCC = 20.4" < 36" ACTUAL .30"/OCC =30.6" < 48" ACTUAL SCALE:1" = 1 1 OCCUP This stairway serves an uppermost level at 8074'. Lowest level of fire department vehicle access is ground floor at 7999'. This is exactly 75' and thus does not require the stairway to be a smoke proof enclosure per 2015 IBC 403.5.3.1 DNDN DN DN DN UP DN DN DN DN UP DNDN DN DN DN DN DN DN DN DN DNDN EASEMENT CENTERLINE 11' - 6 5 / 8 " 10' - 0 " LEVEL 01 (7999')78' - 6" LEVEL 02 (8009'-6")89' - 0" LEVEL 03 (8020'-6")100' - 0" LEVEL 04 (8031')110' - 6" LEVEL 05 (8041'-6")121' - 0" LEVEL 06 (8052')131' - 6" 1 HOUR PROTECTION WITH 3/4 HOUR OPENING PROTECTIVE 2 HOUR PROTECTION WITH NO WINDOWS PERMITTED WINDOWS AND DOORS BEYOND 10'-0" MIN. REQUIRED SEPARATION; RE: PLANS 10' - 0" 10' - 0 " 10' - 0"10' - 0" WINDOWS AND DOORS BEYOND 10'-0" MIN. REQUIRED SEPARATION; RE: PLANS SCALE: 1/16" = 1'-0"3 EXTERIOR STAIRWAY PROTECTION - LEVEL 03 SCALE: 1/16" = 1'-0"4 EXTERIOR STAIRWAY PROTECTION - LEVEL 04 SCALE: 1/16" = 1'-0"5 EXTERIOR STAIRWAY PROTECTION - LEVEL 05 SCALE: 1/16" = 1'-0"1 EXTERIOR STAIRWAY PROTECTION - LEVEL 01 SCALE: 1/16" = 1'-0"2 EXTERIOR STAIRWAY PROTECTION - LEVEL 02 SCALE: 1/16" = 1'-0"6 EXTERIOR STAIRWAY PROTECTION - LEVEL 06 SCALE: 1/16" = 1'-0"7 EXTERIOR STAIRWAY PROTECTION - WEST ELEVATION Dash in the stairway walkingsurface and accurately dimension10' above it. The shading appearsto be incorrect in some locations.Every wall within 10' of the stairhorizontally must be 2 hour rated up to 10' in height above thestairway with no windows. The 1hour/ 3/4 hr opening requirementonly applies to walls that are 180degrees to the exterior exitstairway. 1027.6 210 E. Hyman, Suite 202 • Aspen, CO 81611 970-920-5050 • www.apcha.org Gorsuch Haus Employee Housing Mitigation Referral Page 1 LAND USE REFERRAL MEMORANDUM TO: Garett Larimer, Community Development Department Planner FROM: Cindy Christensen, Deputy Director DATE: August 3, 2020 RE: Gorsuch Haus Employee Housing Mitigation Referral (Detailed Review Application) ISSUE Norway Island, LLC, seeks approval for the Detailed Review use application in response to the proposed relocation of Lift 1A. The original Gorsuch Haus Planned Development (PD) was reviewed and approved in 2016 and included a referral by the APCHA Board of Directors. BACKGROUND The Detailed Review for the Gorsuch Haus application proposes a 61,975 square foot mixed-use lodge with 40,014 lodge floor area, 81 units or keys; 7,723 square feet of net leasable commercial space which includes a restaurant, small retail, and après ski bar; four (4) free market multi-family units totaling 8,000 net livable square feet; and one affordable housing unit at 804 net livable square feet. To make this happen, the Applicant proposed rezoning the properties to Ski Zone District. Pursuant to Land Use Code Section 26.470.100. Table 5, Affordable Housing Calculations, shows that the total employee mitigation required is 24.68 FTE’s. The project review approved a reduction of FTE’s for the Lodge Project. This reduction requires an employee audit two years after issuance of a Certificate of Occupancy to evaluate actual employee generation. This condition is addressed in Section 3.2a of the Agreement (Appendix C, Exhibit 4) of the application. The Applicant proposes mitigating the employee generation through a combination of efforts including construction of one on-site one-bedroom affordable housing unit that houses 1.75 FTE, leaving a mitigation balance of 22.93 FTEs. The Affordable Housing Conditions are addressed in Section 3.2c of the Agreement (Appendix C, Exhibit 4) of the application. APCHA Board provided a previous recommendation, outlined below (italics): PREVIOUS RECOMMENDATION FROM JUNE 1, 2016: The APCHA Board reviewed the application at their regular meeting held June 1, 2016, and recommend approval with the following conditions: Gorsuch Haus Employee Housing Mitigation Referral Page 2 1. Increase the vesting rights period to five years with a condition that the mitigation requirement shall be readdressed to the Code and Guidelines in place at the time of building permit approval. 2. The mitigation requirement shall be verified at the time of building permit by the Community Development Department. 3. The balance of offsite affordable housing mitigation shall be reviewed and approved by the APCHA Board prior to building permit approval and shall include at least a mix of off-site units along with the use of the Housing Credits. The balance of the FTE requirement should not be solely satisfied by the use of Housing Credits. 4. Since the applicant is requesting that a majority of their affordable housing mitigation units be located off site, a mix of category units, 1-4, are preferred versus all Category 4. 5. The applicant shall have the right to maintain the units as rentals under the following conditions: A. The deed restriction shall require that all tenants are approved PRIOR to tenancy through APCHA and must re-qualify every two years. If the tenants work specifically for the Lodge, the income and assets shall be waived; however, the rental rate charged cannot exceed Category 1-4 as stated in the Guidelines. B. Owner and APCHA stipulate and agree that, in accordance with CRS 38-12-301(1)(a) and (b), this Deed Restriction constitutes a voluntary agreement and deed restriction to limit rent on the property subject hereto and to otherwise provide affordable housing stock. Owner waives any right it may have to claim that the Deed Restriction violates CRS 38-12-301. C. The rental deed restriction will be recorded with the conditions required in APCHA’s Employee Dwelling Unit Deed Restriction. 6. If the owner requests the units to become ownership units, or any of the rental units are found to be out of compliance for one year, the following shall apply: A. All of the units shall be ownership units and sold through the APCHA lottery system. B. The units will be classified as Category 3 or 4. C. The condominium documents shall be reviewed and approved by APCHA. The APCHA Board reviewed the application at their regular meeting held October 3, 2018 and recommend the following to satisfy the employee housing mitigation requirements: Gorsuch Haus Employee Housing Mitigation Referral Page 3 Under Section 3 of the APCHA Affordable Housing Development Policy, employee housing mitigation is prioritized in the following order: a. Onsite deed restricted housing constructed or converted next to or attached to the proposed development. b. Offsite deed restricted housing constructed or converted at a separate location within the Aspen core subject to approval by APCHA. A single offsite deed restricted unit in an otherwise free-market housing complex shall not be approved. c. Use of Certificates of Affordable Housing Credits (Housing Credits). d. APCHA approved buy-down units. e. Payment-in-Lieu (Cash-in-Lieu) to the City of Aspen or payment of an Impact Fee to Pitkin County; or land-in-lieu by conveyance of vacant property to the City or to APCHA, permitted on a case by case basis. The APCHA Board does not support the use of payment-in-lieu for employee housing mitigation. The APCHA Board recommended the following methods to satisfy the required employee housing mitigation: a. Onsite deed restricted housing constructed or converted next to or attached to the proposed development. b. Offsite deed restricted housing constructed or converted at a separate location within the Aspen core subject to approval by APCHA. A single offsite deed restricted unit in an otherwise free-market housing complex shall not be approved. c. Use of Certificates of Affordable Housing Credits (Housing Credits). d. APCHA approved buy-down units. The APCHA Board also recommended that the on-site deed-restricted unit be used as a rental unit for an employee of the lodge. DISCUSSION Proposed Employee Housing Mitigation – Amount and Type As stated above, the original approval included employee housing mitigation using a combination of onsite units, Housing Credits, and offsite units; while no option for cash-in-lieu was requested. The amended Gorsuch Haus employee mitigation proposal for the 24.68 FTEs includes: 1. One, one-bedroom onsite affordable housing unit equaling 1.75 FTEs; 2. Using a combination of buy-downs of existing/new units and/or purchase of Housing Credits to offset the remaining 22.93 FTEs; and 3. Allowing the applicant to maintain ownership of any offsite units so that occupancy is tied to Gorsuch Haus employees. Gorsuch Haus Employee Housing Mitigation Referral Page 4 Cash-in-lieu to offset the mitigation has not been proposed. Community Development Response and APCHA Employee Housing Guidelines Community Development supports the one onsite affordable housing unit and the use of Housing Credits and/or buydown of existing/new offsite units in meeting the balance of the housing mitigation requirements. There are no criteria in the APCHA Regulations for the Board to evaluate when weighing a request to deviate or depart from the priority list of employee housing mitigation. In staff’s opinion, the burden is on an applicant to justify any deviation or departure. The Board is not obligated to recommend anything other than established standards. However, given the scope and location of this project it could consider exceptions at the applicant’s request and justification. CONCLUSION APCHA Staff has reviewed the Gorsuch Haus Subdivision/PD Development Agreement. Section 3.2.a and c cover the concerns from the APCHA Board previously stated in earlier recommendations, and Staff; however, 3.2.a states that the one-bedroom unit is credited with 1.95 FTEs. The APCHA Regulations allows 1.75 FTE’s to be credited with a one-bedroom unit. APCHA also supports the requirement of an employee audit to be conducted two years after Certificate of Occupancy. At such time if the FTE count is greater than 24.68 FTE’s, additional mitigation will be required.