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Bauhaus on Gibson – Response to Architecture Comments 0086-2021-BRES
Date: October 22, 2021
Attention: Bonnie Muhigirwa
Street Address: 701 Gibson Street, Aspen CO 81611 [Hill House Condominium Unit C]
Legal Description: Refer to Amended Plat Hill House
Parcel ID: 273707345003
Account Number: R010503
Drawing Sheets Re-issued [Zoning and Architecture Comments]:
A0.01, A1.05, A1.06, A1.07, A1.08, A2.01, A2.02, A2.03, A2.04, A3.00, A3.01, A3.02, A3.10, A3.11, A3.12, A4.01, A5.01, A5.02,
A5.11, A5.30, A6.10, A6.11
Sheet L.2.001:
Comment: Show compliance with setback rules adjacent to garage.
Response: A note has been added to the landscape plan. This retaining is no taller than 24" per the Civil grading plan.
BUILDING CODE COMMENTS
B-1 Refer to Sheet A0.01: Under the Code and Zoning Section it lists the home being in Climate Zone 5B. Aspen
is Climate Zone 7. Please correct. Response: Corrected on Sheet A0.01.
B-2 Refer to Sheet A0.01 and Sheet A6.10: The plans hint to mechanical work being done, including new
ductwork. Sheet A0.01 specifies mechanical as being design build. Please provide a scope of mechanical work
to be completed. Typically, Aspen has allowed some electric and plumbing to be design build, subject to field
inspection, but not necessarily mechanical. A scope of work for mechanical will provide a better understanding
of what is taking place. Response: Reference scope uploaded to Sales Force Submission Files named
“30.MechanicalEquipment.20211021” and “30.MechanicalDrawings.20211021”. Note these documents have been
submitted under a standalone permit submittal.
B-3 Refer to Sheet A1.02: The Design Build Note speaks to exterior repairs for water infiltration based on
exploratory findings. There are mentions throughout the plans of a report from Iris technologies. Please
provide a copy of that report in order to better understand the scope of exterior findings and work to be
performed. Response: Please refer to the repair permit scope of work submitted under: 0017-2021-BREP & 0068-2021-
BCHO. Note on Sheet A1.02 now references the repair permits and Iris Technology reports also uploaded to Sales Force
reference documents “10.Building Envelope Assessment 701 Gibson Iris Tech.20210503” and “10.Cladding
Inspection_701 Gibson_Iris Technologies”.
B-4 The plans call out a new gas grill at the south deck. Please provide additional information on this appliance and
it’s installation. Will it go in an existing grill location or have new gas line, etc. Response: New gas line will be
installed. Reference Hestan Built – In Outdoor Grill cutsheet uploaded to Sales Force Submission Files named
“30.Grilll.20211021” .
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bldg seed architects | 417 main street, suite g. carbondale co. 81623 | 970 274 2589 | bldgseed.com
B-5 The plans call out for new roll out awnings. Please provide manufacturer’s installation specifications to ensure
proper structural attachment and wiring. Response: For the Camabox by Stobag roll out awning reference install
cutsheet uploaded to Sales Force Submission Files named “30.AwningInstall.20211021”.
B-6 Refer to Sheet A1.02: The Site Plan Notes call out for new exterior lighting. The lighting fixture schedules
within the plans (Sheet A.610) do not show many exterior fixtures. Please provide all fixture types and their
locations for exterior lighting. Response: Refer to sheet A3.11 - Only wall sconce EL-11 is a new exterior fixture, the
remaining are existing only to be repaired, cleaned and re-lamped.
B-7 Refer to all new floor plans: Many of the pages show new appliances and fixtures being installed (ie: AP-01,
AP-02, P01, P02…) but there is no schedule provided to show what those appliances or fixtures are. Please
provide the legend for all new appliances and fixtures. Response: Schedules Sheet A6.11 has been added to issued
drawings.
B-8 Refer to Sheet A5.30: Everything is shown for the new stairs, handrail, and guard except for height of handrail
and guard. Please specify the height above finished floor for the handrails and the guards. Response: Height of
handrail dimensioned Detail 7 and Guard Rail Detail 2 on Sheet A5.30.
STRUCTURAL COMMENTS
The scope of this review is limited to the structural plans provided for review.
Structural Plan Comments:
S-1 Sheet S4.00, Detail 2: There does not appear to be sufficient attachment of the existing stair opening edge
beam to the existing wood joists to resist the applicable rail loading. Please review and verify sufficient
attachments are provided. Response: Refer to revision bubble at Detail 2 on Sheet S4.00 in uploaded pdf
“90.StructuralS400.701 Gibson.20211008”.
MECHANICAL CODE COMMENTS
M-1 Please provide mechanical scope of work. See comment B-2 above. Response: Reference scope uploaded to
Sales Force Submission Files named “30.MechanicalEquipment.20211021” and “30.MechanicalDrawings.20211021”.
Note these documents have been submitted under a standalone permit submittal.
M-2 Refer to Sheet A3.02: The plans refer to two free standing patio heaters. Please provide the manufacturer’s
spec/install sheets for these two heaters. Response: Refer to A3.02 revised to one heater that is located away from
combustible building materials. Reference cutsheet uploaded to Sales Force Submission Files named
“30.PatioHeaterKindleLiving.20211021”.
M-3 Refer to Sheet A3.11: The plans call out for new surface mounted patio heaters on the south patio. Please
provide manufacturer’s specifications/install instructions for these heaters. Response: Reference cutsheet
uploaded to Sales Force Submission Files named “30.HeatstripPatioHeaters.20211021”.
M-4 Refer to Sheet A6.10: Mechanical Notes #1 speaks to ceiling radiation dampers in the separation wall. Please
specify where this 1 hour separation wall is located. If this is boiler plate, please remove all comments that do
not apply to this project. Response: Sheet A6.10 ‘boiler plate’ note 1. was removed as this is just a refurbishing of
existing mechanical systems.
10/28/2021
bldg seed architects
bldg seed architects | 417 main street, suite g. carbondale co. 81623 | 970 274 2589 | bldgseed.com
M-5 Refer to Sheet A6.10: Mechanical Notes #8 speaks to a required blower door test per REPB5.7. Please
specify what that is referring to. If this is boiler plate, please remove all comments that do not apply to this
project. Response: Sheet A6.10 ‘boiler plate’ note 8. was removed as this is just a refurbishing of existing mechanical
systems.
PLUMBING CODE COMMENTS
P-1 No plumbing plans submitted. No plumbing plan review completed. Response: Per meeting with Bonnie no action
is needed for the architecture submittal. Snowmelt tubing diagram will be a deferred submittal.
ENERGY CODE COMMENTS
EN-1 Refer to Sheet A3.00: The crawlspace is being shown to get new vapor barrier and spray foam insulation.
Please provide information on the R-Value of the insulation being used and any specifics on the installation of
the vapor barrier (i.e.. How are you sealing to the walls, dealing with overlapping joints, seams,
penetrations…)? Response: Note on sheet A3.00 has been revised to no proposed work.
ELECTRICAL CODE COMMENTS
E-1 No full electric plans submitted, and no full electric review completed for this project, only outlets and switching
as shown on Sheets A3.10-12. Response: Scope of work is primarily updating existing; otherwise not intending to
submit a full electric design for a remodel scope of work.
E-2 Refer to Sheet A3.10: Graham Bedroom and bathroom shows no switching for lights/outlets. Will all lights be
plugin without switching? Response: Sheet A3.10 switching control and outlets added. All other existing rooms are to
be a refurbish existing devices only.
E-3 Refer to all electric/RCP sheets: There are no exhaust fans shown in any of the restrooms. Please specify
location of all exhaust fans and their controls. Response: Reference RCP sheets General Note added to provide new
exhaust fan in new restrooms and replace all existing exhaust fans. Bathrooms shall be mechanically exhausted in
accordance with 2015 IMC Section 403.
E-4 Refer to all electric/RCP sheets: Sheet A6.10 has boiler plate comments that are incorrect as to the location of
these alarms. Under the Electric notes, #5 (as well as RCP note #19) need to be changed to have Carbon
Monoxide alarms in accordance with Aspen Municipal Code Section 8.15. Under the Electric notes, #6 (RCP
note #20) the smoke alarm locations must be in accordance with IRC R314.2.2 and R314.3. Response:
Reference RCP sheets General Note added that if existing conditions do not apply with current adopted code then add
Carbon Monoxide alarms in accordance with Aspen Municipal Code Section 8.15 and add smoke alarm
locations must be in accordance with IRC R314.2.2 and R314.3.
E-5 Refer to Sheet A3.11: There do not appear to be GFCI outlets in the kitchen and it looks like there is an outlet
outside the kitchen window that needs to specify weather protection. There are outlets outside the cabana
location on Sheet A3.12 that need addressed as well. Response: Refer to typical electrical plan notes; added 15 to
Sheet A6.10 “All outlet refurbishing or new install is to meet current adopted IRC – Part VIII Electrical Ch 34-40 code”.
10/28/2021
bldg seed architects
bldg seed architects | 417 main street, suite g. carbondale co. 81623 | 970 274 2589 | bldgseed.com
E-6 Refer to Sheet A4.01: The comments say that the PV will be design build. Please provide the scope and
design for the PV as they are not a design build item. Response: Sheet A4.01 refer to revision bubble noting that the
PV design will be submitted as a standalone electric permit and not included under this permit submittal.
E-7 Refer to Sheet A4.01: The plans call out heat tape in the valleys and drains. Please provide heat tape
specifications and how they will be controlled. Response: Refer to sheet A4.01 revision bubble noting that all heat
tape is to meet: R403.9 Snow melt and ice system controls (Mandatory). Snow- and ice-melting systems,
supplied through energy service to the building, shall include automatic controls capable of shutting off the
system when the pavement temperature is above 50°F (10°C), and no precipitation is falling and an automatic
or manual control that will allow shutoff when the outdoor temperature is above 40°F (4.8°C).
10/28/2021