HomeMy WebLinkAboutExhibit J - Gorsuch Haus_DRC Comments_8.24.20Gorsuch 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):
See attached Exhibit C. Ongoing 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
Exhibit C – Zoning Comment Letter
GorsuchHaus DRC_BuildingComments_2draft
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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)
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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.
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Not IRC
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Van accessible parking requires
98" of headroom.
ICC/A117.1-2009 section 502.6
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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
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Need to be seismic design
category B to be exempt from
secondary water supply.
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We need to have a letter
requesting exemption/alternate
method and detailing how your
design has equivalent safety.
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Class A required by Ordinance
40, 2016
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2015 IBC 403.2.4 requires a
SFRM minimum bond strength
of 430 psf for buildings under
421 feet, which includes this
building.
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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.
Gorsuch zoning DRC comments
Page: 1
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
If any portion of the building encroaches
into the setback, it will need to be shown
that it either was allowed per the
approvals, was depicted in the approved
drawings, or meets section
26.575.020.E.5, Allowed Projections into
Setbacks, of the Land use Code. If not,
then it will need to be approved or receive
a variance as part of the Final review
Zoning Marked up pages.pdf (13)
Page: 1
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
If any portion of the building encroaches
into the setback, it will need to be shown
that it either was allowed per the
approvals, was depicted in the approved
drawings, or meets section
26.575.020.E.5, Allowed Projections into
Setbacks, of the Land use Code. If not,
then it will need to be approved or receive
a variance as part of the Final review
Page: 2
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
I think this better fits as lodge space
Page: 2
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
Based on our administrative
determination from 2015, this would not
be considered commercial space.
Page: 2
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
chases count as FA - probably non-unit
Page: 2
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
These two spaces are very likely FA.
MO
U
N
T
A
I
N
O
P
E
R
A
If any portion of the building
encroaches into the setback, it
will need to be shown that it
either was allowed per the
approvals, was depicted in the
approved drawings, or meets
section 26.575.020.E.5,
Allowed Projections into
Setbacks, of the Land use
Code. If not, then it will need
to be approved or receive a
variance as part of the Final
review
If any portion of the building
encroaches into the setback, it
will need to be shown that it
either was allowed per the
approvals, was depicted in the
approved drawings, or meets
section 26.575.020.E.5,
Allowed Projections into
Setbacks, of the Land use
Code. If not, then it will need
to be approved or receive a
variance as part of the Final
review
5T72
24
5T72
24
5T
6024 5T
60 24
5T6024 5T60 24
5T 3624
5T66
24
5T
7224 5T
7224
BEV/SERVICE
DISH
ASSEMBLYPLATING STOR.
HOTHOLDING
REF.
REF.
FR.FR.
STORAGE
ICE
D
WINSTON CAC
-
5
2
2
D
WIN
S
T
O
N
CAC-522
D
WIN
S
T
O
N
CAC-522
DBL RACK
TRUE T-49F TRUE T-49F
U N IVER SAL MOP 20-8
1331NEW AGE
1331NEW AGE
1331NEW AGE AIRIN
DD
C AIROUT
HOSHIZAKI KM
-
1
3
0
1
S
A
H
3
D
1331NEW AGE
RDRD
LODGE =
NON-UNIT
SPACE =
AFFORDA
COMMER
C
B
I think this better fits
as lodge space
LODGE = 2986 sf
NON-UNIT SHARED SPA
A
B
COMMERCIAL = 180 sf
Based on our
administrative
determination from
2015, this would not
be considered
commercial space.
5T
7224
5T60
24
5T60
24
5T 48
24
5T 48
24
5T48
24
5T48
245T
48 24
5T72
18
5T72
18
5T72
18
5T72
18
5T
36 24
48
24
36
24
5T
7224
5T36
14
5T3014
JAN.
BEV/SERVER ICE
COOKEXPO
HOST
PANTRY
SHEL
F
SHELFSHELF
SHELF
UNIVERSAL MOP 20-8
HFISHER2445
DC
D
DBL RACK
CHE
M
DH
H
C
H
C
14
5T72
14
5T72
2783 SF
LODGE
NON-UNIT SPACE
(SHARED) = 1790 SF
COMMERICAL = 5723 SF
COVERED EXTERIOR SPACE
B
chases count as FA
- probably non-unit
5T
7224
5T60
24
5T60
24
5T 48
24
5T48
24
5T72
18
18
5T72
18
18
48
24
3624
5T
7224
5T36
14
5T3014
JAN.
BEV/SERVER ICE
COOKEXPO
SERVICE
HOST
HOST
PANTRY
SHEL
F
SHEL
FSHELFSHELF
UNIVERSAL MOP 20-8
HFISHER2445
DCD
DBL RACK
CHEMDH
H
C
H
C
14
5T72
14
5T72
LODGE
NON-UNIT SPACE
(SHARED) = 1790 SF
COMMERICAL = 5723 SF
COVERED EXTERIOR SPACE
B
C
These two spaces
are very likely FA.
Exhibit C
Page: 2
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
The ramp counts as non-unit FA
Page: 3
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
The landing is not exempt and will count
as non-unit space.
Page: 3
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
Non-unit FA on this level
Page: 4
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
All exterior lighting will be verified at
permit to ensure that it meets the
limitations of 26.575.150, Outdoor
Lighting.
Page: 4
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
In order to accurately illustrate that the
decks are meeting the Height exceptions
granted in the approvals, please add a
line showing the top of the decking
surface. The height exception for the
deck surface will be measured using the
deck surface as well as the railing
exception, which will also be measured
from there.
Page: 4
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
In order for the railings to enjoy the
exception to height, they must be 50%
transparent as per 26.575.020.E.5
Page: 4
Checkmark: Unchecked
Author: jimp
File Name: Zoning Marked up pages.pdf
The Land use Code does not allow
exceptions to be compounded.
Therefore, since there is already an
exception for the elevators and stairs
towers to exceed height, the screens
would need to be under the maximum
height exception for the elevator or else
removed.
COMMERCIAL=
LODGE=
NON-UNIT SPACE =
EXEMPTIONS = (-100 sf)
180 sf
2,986 sf
8,532 sf
11,598 sf
LODGE = 2986 sf
NON-UNIT SHARED SPACE = 8532 sf
UNCONDITIONED RAMP
AH
JG
I
K
L
COMMERCIAL = 180 sf
F
SCALE:1" = 40'-0"2 LEVEL 01_FAR
The ramp counts as
non-unit FA
RDRD
RDRD
RESIDENTIAL =
NON-UNIT SPACE =
EXEMPTIONS = 457sf
A
D
_FAR
The landing is not
exempt and will count
as non-unit space.
FDFD
FDFD
CTURE NOT 26.575.020.D.8
9'
-
0
"
H
SCALE: 1" = 40'-0"3 LEVEL 07_FAR
Non-unit FA on this
level
All exterior lighting will be verified at
permit to ensure that it meets the
limitations of 26.575.150, Outdoor
Lighting.
ALLOWABLE DORMER PER HIGHEST RIDGE POINT AT
ACCEPTABLE STAIR / ELEVATOR OVERRUNPER 26.575.020.f.4.c
HIGHEST CORNER AT ELEVATION 8,082.65'
ROOFTOP POOL TERRACE W/ GLASS RAILINGACCEPTABLE PERMANENT ROOFTOP AMENITY
PER 26.575.020.f.4.k
ROOF MID
8,039.75' T
ROOF MID-POINT
8,065.00' T.O. SHEATHING
ROOF MID-POINT
8,073.35' T.O. SHEATHING
8,088.20' T.O. SHEATHING
ROOF MID-POINT
OF MID-POINT
In order to accurately
illustrate that the
decks are meeting
the Height exceptions
granted in the
approvals, please
add a line showing
the top of the decking
surface. The height
exception for the
deck surface will be
measured using the
deck surface as well
as the railing
exception, which will
also be measured
from there.
ALLOWABLE DORMER PER 26.575.020.F.2.g
ACCEPTABLE ELEVATOR OVERRUN PER
26.575.020.f.4.c
HIGHEST CORNER AT ELEVATION 8,090.5'
ROOFTOP POOL TERRACE W/ GLASS RAILING
ACCEPTABLE PERMANENT ROOFTOP AMENITY
PER 26.575.020.f.4.k
ROOF MID-POINT
8,073.35' T.O. SHEATHING
NG
In order for the
railings to enjoy the
exception to height,
they must be 50%
transparent as per
26.575.020.E.5
10 8 46759
ALLOWABLE DOR
HIGHEST RIDGE P
ACCEPTABLE STAIR / ELEVATOR OVERRUN
PER 26.575.020.f.4.c
HIGHEST CORNER AT ELEVATION 8,082.65'
ER 26.575.020.F.2.g
OVERRUN PER
EVATION 8,090.5'
ER 26.575.020.F.2.g
T ELEVATION 8,097.00'
E W/ GLASS RAILING
NT ROOFTOP AMENITY
ROOF MID-POINT
8,065.00' T.O. SHEATHING
NT
HEATHING
The Land use Code
does not allow
exceptions to be
compounded.
Therefore, since
there is already an
exception for the
elevators and stairs
towers to exceed
height, the screens
would need to be
under the maximum
height exception for
the elevator or else
removed.
LIFT ONE LODGE FOOTPRINT*
LIFT ONE LODGE FOOTPRINT*
SO
U
T
H
A
S
P
E
N
S
T
R
E
E
T
SHADOW MOUNTAIN CONDOMINIUMS
MOUNTAIN QUEEN CONDOMINIUMS
M
O
U
N
T
A
I
N
O
P
E
R
A
T
I
O
N
S
R
O
A
D
CARIBOU CONDOMINIUMS
GORSUCH HAUS
NORWAY RUN
AN
S
I
S
E
T
B
A
C
K
Lift Corridor & Proposed Lift Towers
Lodge Loading/ Unloading
Schuss Gully Ski Run
Outdoor Restaurant/ Apres Ski Deck
Indoor Restaurant & Bar
Relocated Mountain Access Road
Expanded South Aspen St. Culd-de-Sac
Pedestrian Access Path
New Pedestrian Pathway
Gorsuch Haus Lodge:
•81 Hotel Lodging Rooms
•4 Free-Market Multi-Family Units
•1 Affordable Housing Unit
•Underground Structured Parking: 56 Spaces
*Approximate Location Basedon Ordinance 38 Series of 2018
1
2
3
4
5
6
7
8
9
9
1
6
4
5
2
3
8
7
Exhibit C
5T72
24
5T72
24
5T
60
24
5T
60
24
5T
60
24
5T
60
24
5T 36
24
5T66
24
5T
72
24
5T
72
24
BEV/SERVICE
DISH
ASSEMBLYPLATING STOR.
HOTHOLDING
REF.
REF.
FR.FR.
STORAGE
ICE
D
WINS
T
O
N
CAC
-
5
2
2
D
WIN
S
T
O
N
CAC-
5
2
2
D
WIN
S
T
O
N
CAC-
5
2
2
DBL RACK
TRUE T-49F TRUE T-49F
U N IVER SAL MOP 20-8
1331NEW AGE
1331NEW AGE
1331NEW AGE
AIRIN
DD
C AIROUT
HOSH
I
Z
A
K
I
K
M
-
1
3
0
1
S
A
H
3
D
1331NEW AGE
RDRD
RDRD
5T
72
24
5T60
24
5T60
24
5T 48
24
5T 48
24
5T48
24
5T48
245T
48
24
5T72
18
5T72
18
5T72
18
5T72
18
5T
36
24
48
24
36
24
5T
72
24
5T36
14
5T30
14
JAN.
BEV/SERVER ICE
COOKEXPO
SERVICE
ADA
SERVICE
HOST
HOST
SERV.
PANTRY
SH
E
L
F
S
H
E
L
F
SH
E
L
F
SHELF
UNIVERSAL MOP 20-8
H FISHER2445
D
C
D
DBL RACK
CH
E
M
D H
H
C
H
C
14
5T72
14
5T72
PASTRY /CARVERY
BAR
PICK UP
POS
SERVICE
LODGE
COMMERCIAL
RESIDENTIAL
AFFORDABLE HOUSING
NON-UNIT SPACE (SHARED)
EXEMPTIONS
OPEN TO BELOW
USE LEGEND
*FAR CALCULATED PURSUANT
TO LAND USE CODE SECTION
26.575.020
NOTE: CALCULATIONS SUBJECT TO CHANGE AS BUILDING DESIGN IS
REFINED DURING PERMITTING STAGE
A
B
C
D
133' - 2"
211' - 11"
133' - 2"
211' - 11"
1'
-
0
"
10
'
-
0
"
1'
-
0
"
10
'
-
0
"
EXPOSED WALL
(Xlf) x X'(h) = XXXX SF
PERCENTAGE OF EXPOSED EXTERIOR WALL = 00%
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
NON EXPOSED WALL
598LF X 10'(h) = 5980 sf
NON-UNIT SPACE =19,600 sf
19,600 sf
A
B
C
D
E
133' - 2"
7' - 5 1/2"13' - 8"3' - 2"
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
147' - 8"
11' - 0"34' - 4"2' - 8"
EXPOSED WALL
180.5lf x 9'(h)=1,624.5 sf
NON EXPOSED WALL
483.75lf x9'(h) = 4,353.75 sf
PERCENTAGE OF EXPOSED EXTERIOR WALL = 27%
EXP WALL sf(1624.5) / (EXP+NON EXP)sf(5978.25sf)= 27%
COMMERCIAL=
LODGE=
NON-UNIT SPACE =
EXEMPTIONS = (-100 sf)
180 sf
2,986 sf
8,532 sf
11,598 sf
44' - 7"
F
G H
I J
20' - 0"84' - 9"
4' - 10 1/2"
18' - 6"
15' - 9 1/2"
9' - 5 1/2"
K
4' - 10 1/2"
16' - 2"92' - 1"
L
A
B
C
D
G
21' - 0"71' - 0"20' - 8"
26' - 3"
6' - 8"
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
EXPOSED WALL
(305.5 lf) x 9'(h) -
roof = 2,749.5 SF
NON EXPOSED WALL
134.3(lf) x 9'(h) = 1,208.7 SF
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
EXP WALL SF (2749.5 SF ) /(EXP + NON EX PSF) (3,958.2 sf) = 69.5%
PERCENTAGE OF EXPOSED EXTERIOR WALL = 69.5%
LODGE=
NON-UNIT SPACE =
COMMERCIAL=
8,745 sf
1,043 sf
1,078 sf
10,866 sf
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
30' - 0"110' - 1 1/2"
93' - 9"26' - 1 1/2"20' - 3"
E
15' - 9"
9'
-
0
"
F
1' - 10"
9'
-
0
"
H
1' - 7"
9'
-
0
"
A
B
C
D
F
96' - 0"11' - 10"
25' - 0"88' - 4 1/2"
49' - 0"
113' - 3"
6' - 8 1/2"
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
EXP WALL SF (2758.5 SF ) /(EXP + NON EX PSF) (4101.3 sf) = 67.3%
PERCENTAGE OF EXPOSED EXTERIOR WALL = 67.3%
EXPOSED WALL
306.5(lf) x 9(h) = 2,758.5 sf
NON EXPOSED WALL
149.2(lf) x 9'(h) = 1,342.8 SF
LODGE=
COMMERCIAL =
NON-UNIT SPACE =
2,783 sf
5,723 sf
1,790 sf
10,296sf
58' - 10"
E
6' - 8 1/2"
A
B
C
D
133' - 8"
10' - 4 1/2"123' - 4"
1'
-
6
"
9'
-
6
"
1'
-
6
"
9'
-
6
"
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
EXPOSED WALL
212.5'(lf)x9.5'(h)=2,018.75 sf NON EXPOSED WALL
298.67'(lf) x 9.5'(h) =2837.37 sf
PERCENTAGE OF EXPOSED EXTERIOR WALL =41.57%
EXP WALLsf (2,018.75 sf) / EXP +EX SF (4,856.12 sf) = 41.57 %
LODGE=
COMMERCIAL =
NON-UNIT SPACE =
AFFORDABLE HOUSIING =
8,058 sf
742 sf
2,441 sf
804 sf
12,045 sf
9'
-
6
"
9'
-
6
"
9'
-
6
"
75' - 7"26' - 1"20' - 11"
122' - 7 1/2"
19600 SF
NON-UNIT SPACE (SHARED)
A
B
C
D
B
133
'
-
0
3
/
4
"
211' - 11 5/8"
133
'
-
0
3
/
4
"
ramp up
slope dn
slope dn
LODGE = 2986 sf
NON-UNIT SHARED SPACE = 8532 sf
UNCONDITIONED RAMP
A
B
C
H
J
D
E
G
I
K
L
COMMERCIAL = 180 sf
F
LODGE = 8058 SF
NON-UNIT SHARED
SPACE = 2441 Sf
AFFORDABLE HOUSING = 804 SF
COMMERCIAL = 742 SF
A
C
OPEN
BD
2783 SF
LODGE
NON-UNIT SPACE
(SHARED) = 1790 SF
COMMERICAL = 5723 SF
exterior
COVERED
EXTERIOR SPACE
A
B
C
D
E
F
NON-UNIT SPACE= 1,043 SF
LODGE
8,745 SF
COMMERCIAL
1,078SF
open to below
D
G
areawell
vo
i
d
u
n
d
e
r
r
o
o
f
vo
i
d
u
n
d
e
r
r
o
o
f
A
B
H
C
F
E
ISS. #
4240 Architecture Inc.
copyright 2019
ARCHITECT'S PROJECT NO. :
DESIGNER:
DRAFTER:
CHECKER:
APPROVED BY:
KEY PLAN
DESCRIPTION DATE
NOT FOR CONSTRUCTION
OWNER
G031
PROPOSED FLOOR AREA CALCULATIONS
21222.00
Designer
Author
Checker
Approver
AS
P
E
N
,
C
O
8
1
6
1
1
GO
R
S
U
C
H
H
A
U
S
NORWAY ISLAND, LLC
ASPEN, CO 81611
STUDIO NYL
2995 BASELINE RD., SUITE 314
BOULDER, CO
STRUCTURAL
ENGINEER
BG BUILDINGWORKS
1626 COLE BLVD. SUITE 300
LAKEWOOD, CO 80401
MEP
ENGINEER
INTEGRAL GROUP
3000 LAWRENCE STREET
DENVER, CO 80216
SUSTAINABILITY
GEILER & ASSOCIATES
12355 E. CORNELL AVENUE
AURORA, CO 80014
ACOUSTICAL
ENGINEER
186 LIGHTING DESIGN GROUP
1200 BANNOCK STREET
DENVER, CO 80204
LIGHTING
SCALE:1" = 40'-0"1 PARKING LEVEL 01_FAR
SCALE:1" = 40'-0"2 LEVEL 01_FAR
SCALE: 1" = 40'-0"3 LEVEL 02_FAR
SCALE: 1" = 40'-0"4 LEVEL 03_FAR
SCALE: 1" = 40'-0"5 LEVEL 04_FAR
DETAILED REVIEW
APPLICATION
15 JAN 2020
RDRD RDRD
RDRD RDRD
RDRD RDRD
FDFD
FDFD
FDFD FDFD
FDFD FDFD
RDRD
RDRD
RDRD
LODGE
COMMERCIAL
RESIDENTIAL
AFFORDABLE HOUSING
NON-UNIT SPACE (SHARED)
EXEMPTIONS
OPEN TO BELOW
USE LEGEND
*FAR CALCULATED PURSUANT
TO LAND USE CODE SECTION
26.575.020
NOTE: CALCULATIONS SUBJECT TO CHANGE AS BUILDING DESIGN IS
REFINED DURING PERMITTING STAGE
A
B
D
F
G
43' - 6"
14' - 10"
45' - 0"135' - 9"
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
EXPOSED WALL
442.6lf) x 9'(h) = 3983.4 sf
NON EXPOSED WALL
(167.5lf) x 9'(h) = 1507.5 sf
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
137' - 3"
79' - 0"
27' - 10"
C
1' - 6"
H
12' - 0"
EXP WALL sf (3983.4 sf ) /(EXP + NON EX sf) (5490.9 sf) = 72.54%
PERCENTAGE OF EXPOSED EXTERIOR WALL = 72.54%
LODGE=
NON-UNIT SPACE =
13,084 sf
860 sf
13,944 sf
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
I
7' - 4 1/2"
J
107' - 6 1/2"
9'
-
0
"
9'
-
0
"E
1' - 5"
9'
-
0
"
9'
-
0
"
A
B
C
E
162' - 3"
16' - 0"
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
EXPOSED WALL
(434.45lf) x 9'(h) = 3910sf
NON EXPOSED WALL
(140.75lf) x 9'(h) = 1266.75 sf
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
34' - 0"
86' - 6"
EXP WALL SF (3910 sf ) /(EXP + NON EX PSF) (5176.75 sf) = 75.5%
PERCENTAGE OF EXPOSED EXTERIOR WALL =75.5%
LODGE=
NON-UNIT SPACE =
10,889 sf
860 sf
11,749 SF
9'
-
0
"
9'
-
0
"
9'
-
0
"
72' - 9"
D
34' - 0"162' - 3"
9'
-
0
"
9'
-
0
"
F
G
2' - 3"
9'
-
0
"
5' - 4"
9'
-
0
"
A
B
C
D
E
F
192' - 0"
16' - 0"
5' - 6"
81' - 7"
192' - 0"
5' - 6"
G
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
EXPOSED WALL
(469.67lf) x 9'(h) = 4,227 sf
NON EXPOSED WALL
(81.7lf) x 9'(h) = 735.3 sf
PERCENTAGE OF EXPOSED EXTERIOR WALL = 85.2%
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
H
12' - 0"46' - 8"
LODGE=
NON-UNIT SPACE =
11,966 sf
573 sf
12,539 sf
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
EXP WALL SF (4227 sf ) /(EXP + NON EX PSF) (4962.3 sf) = 85.2%
EXEMPTIONS =372 sf
A
B
C
D
103' - 7 1/2"
74' - 9"
103' - 7 1/2"
74' - 9"
1'
-
6
"
9'
-
0
"
1'
-
6
"
9'
-
0
"
EXPOSED WALL
(356.77lf) x 9'(h) = 3210.9 SF
NON EXPOSED WALL
(0lf) x 0'(h) = 0 SF
PERCENTAGE OF EXPOSED EXTERIOR WALL = 100%
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
RESIDENTIAL =
NON-UNIT SPACE =
5,441 sf
1,027 sf
6,468 sf
EXEMPTIONS = 457sf
A
B
C
D
70' - 0"
1'
-
6
"
13
'
-
0
"
1'
-
6
"
9'
-
0
"
EXPOSED WALL
= 2896 SF
NON EXPOSED WALL
(0lf) x X'(h) = 0 SF
PERCENTAGE OF EXPOSED EXTERIOR WALL = 100%
*FLOOR STRUCTURE NOT
INCLUDED PER 26.575.020.D.8
RESIDENTIAL =3,192 sf
3,192 sf
75' - 0"
13
'
-
0
"
8'
-
0
"
8'
-
0
"
13
'
-
0
"
32' - 0"
13
'
-
0
"
13084 SF
LODGE
NON-UNIT SPACE = 860
A
C
G
B
E
D
78
'
-
1
1
3
/
4
"
H
I
J
10889 SF
LODGE
NON-UNIT SPACE = 860 SF
B
G
A
C
D
E
F
11966 SF
LODGE
NON-UNIT SPACE (SHARED)
573 sf
B
G
H
C
A
D
E
F
C
A
NON-UNIT SPACE = 1,027 SF
VOID
BD
RESIDENTIAL = 5441 SF
RESIDENTIAL= 3192
C
D B
A
ISS. #
4240 Architecture Inc.
copyright 2019
ARCHITECT'S PROJECT NO. :
DESIGNER:
DRAFTER:
CHECKER:
APPROVED BY:
KEY PLAN
DESCRIPTION DATE
NOT FOR CONSTRUCTION
OWNER
G032
PROPOSED FLOOR AREA CALCULATIONS
21222.00
Designer
Author
Checker
Approver
AS
P
E
N
,
C
O
8
1
6
1
1
GO
R
S
U
C
H
H
A
U
S
NORWAY ISLAND, LLC
ASPEN, CO 81611
STUDIO NYL
2995 BASELINE RD., SUITE 314
BOULDER, CO
STRUCTURAL
ENGINEER
BG BUILDINGWORKS
1626 COLE BLVD. SUITE 300
LAKEWOOD, CO 80401
MEP
ENGINEER
INTEGRAL GROUP
3000 LAWRENCE STREET
DENVER, CO 80216
SUSTAINABILITY
GEILER & ASSOCIATES
12355 E. CORNELL AVENUE
AURORA, CO 80014
ACOUSTICAL
ENGINEER
186 LIGHTING DESIGN GROUP
1200 BANNOCK STREET
DENVER, CO 80204
LIGHTING
SCALE:1" = 40'-0"1 LEVEL 05_FAR
SCALE: 1" = 40'-0"2 LEVEL 06_FAR
SCALE: 1" = 40'-0"3 LEVEL 07_FAR
SCALE:1" = 40'-0"4 LEVEL 08_FAR
SCALE: 1" = 40'-0"5 LEVEL 09_FAR
DETAILED REVIEW
APPLICATION
15 JAN 2020
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"
AF AD ABAEAK.5 AK AI ACAGAHAJAO
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"
14 12 10 8 46161820 231917151311759 121
ALLOWABLE DORMER PER 26.575.020.F.2.g
HIGHEST RIDGE POINT AT ELEVATION 8,077.4'
ACCEPTABLE STAIR / ELEVATOR OVERRUN
PER 26.575.020.f.4.c
HIGHEST CORNER AT ELEVATION 8,082.65'
ALLOWABLE DORMER PER 26.575.020.F.2.g
ACCEPTABLE ELEVATOR OVERRUN PER
26.575.020.f.4.c
HIGHEST CORNER AT ELEVATION 8,090.5'
ALLOWABLE DORMER PER 26.575.020.F.2.g
HIGHEST RIDGE POINT AT ELEVATION 8,097.00'
METAL CLAD WOOD WINDOWS, TYP.
HEAVY TIMBER POSTS, STAINED
WOOD BALCONY RAILING
STONE VENEER
WOOD SIDING, TYP.
ROOFTOP POOL TERRACE W/ GLASS RAILING
ACCEPTABLE PERMANENT ROOFTOP AMENITY
PER 26.575.020.f.4.k
ROOF MID-POINT
8,039.75' T.O. SHEATHING
ROOF MID-POINT
8,065.00' T.O. SHEATHING
ROOF MID-POINT
8,073.35' T.O. SHEATHING
8,088.20' T.O. SHEATHING
ROOF MID-POINT
8,097.15' T.O. SHEATHING
ROOF MID-POINT
PROPOSED GRADE 40'-0" OFFSET
INTERPOLATED NATURAL GRADDE 40'-0" OFFEST
ISS. #
4240 Architecture Inc.
copyright 2019
ARCHITECT'S PROJECT NO. :
DESIGNER:
DRAFTER:
CHECKER:
APPROVED BY:
KEY PLAN
DESCRIPTION DATE
NOT FOR CONSTRUCTION
OWNER
D200
BUILDING ELEVATIONS
21222.00
Designer
Author
Checker
Approver
AS
P
E
N
,
C
O
8
1
6
1
1
GO
R
S
U
C
H
H
A
U
S
NORWAY ISLAND, LLC
ASPEN, CO 81611
STUDIO NYL
2995 BASELINE RD., SUITE 314
BOULDER, CO
STRUCTURAL
ENGINEER
BG BUILDINGWORKS
1626 COLE BLVD. SUITE 300
LAKEWOOD, CO 80401
MEP
ENGINEER
INTEGRAL GROUP
3000 LAWRENCE STREET
DENVER, CO 80216
SUSTAINABILITY
GEILER & ASSOCIATES
12355 E. CORNELL AVENUE
AURORA, CO 80014
ACOUSTICAL
ENGINEER
186 LIGHTING DESIGN GROUP
1200 BANNOCK STREET
DENVER, CO 80204
LIGHTING
SCALE:1/16" = 1'-0"1 NORTH ELEVATION
SCALE: 1/16" = 1'-0"2 EAST ELEVATION