HomeMy WebLinkAboutFile Documents.315 E Dean St.0032-2023-BCOM (3)
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MEMORANDUM
Project: 22209.00 – Rakxa Aspen
Subject: Building Permit Submittal #0032-2023-BCOM
Date: 08 September 2023
Re: Response to Permit comments received per email by Jim Pomeroy, Building Plans Examiner with
City of Aspen, on September 7th, 2023.
Architectural Specifications Comments:
1) COMMENT: In the detail sheets for the oxygen lounge – sheets A9.9 & 9.10, I do not see any
notes on 9.9 about moveable furniture and an accessible space, and on 10.9, the note about
one of the built-in chairs being accessible with a removable armrest was deleted. Please
adjust these sheets and resubmit.
RESPONSE: Please see revised Sheet A9.9 and A9.10, we have added callouts for the non-
fixed furnishings to the enlarged key plan as well as the elevations on the sheet.
We have also added a note and dimensions on sheet A9.9 the daybed that can be removed for
accessible oxygen treatment location.
On Sheet A9.10, the note for the removable armrest for accessible seating at custom sofa in
Oxygen Lounge was added back to the key plan and the interior elevation.
2) COMMENT: Sheet A9.12, provide a detail demonstrating 2’10” of clear space in the doorways
to access the Treatment Room as well as the bathroom.
RESPONSE: Please see revised Sheet A9.12, a detail call out was added to entry door to
accessible treatment room referencing detail 7/A7.1. Additional accessible details are provided
on A0.5a and A0.5b. Per ICC A117.1, section 404.2.2 Clear Width: Doorways shall have a
clear opening width of 32” minimum. Clear opening width of doorways with swinging doors
shall be measured between the face of door and stop, with the door open 90 degrees.
3) COMMENT: Sheet A9.13, provide a detail demonstrating 2’10” of clear space in the doorways
to access the women’s and men’s bathrooms as well as the accessible stalls.
RESPONSE: Please see revised Sheet A9.13, a detail call out was added to entry door to
accessible restroom stall referencing detail 7/A7.1. Additional accessible details are provided
on A0.5a and A0.5b. Per ICC A117.1, section 404.2.2 Clear Width: Doorways shall have a
clear opening width of 32” minimum. Clear opening width of doorways with swinging doors
shall be measured between the face of door and stop, with the door open 90 degrees.
Door clearance opening width and maneuvering clearance added at both entry to accessible
bathroom stalls and entry door to restrooms as well.
4) COMMENT: Sheet A9.14, provide a detail demonstrating 2’10” of clear space in the doorways
(including door stops) to access the women’s and men’s showers.
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RESPONSE: Please see revised Sheet A9.14, a detail call out was added to entry door to
accessible shower stall referencing detail 7/A7.1. Additional accessible details are provided on
A0.5a and A0.5b. Per ICC A117.1, section 404.2.2 Clear Width: Doorways shall have a clear
opening width of 32” minimum. Clear opening width of doorways with swinging doors shall be
measured between the face of door and stop, with the door open 90 degrees.
Door clearance opening width and maneuvering clearance added at both entry to accessible
shower stalls and entry door to shower area.
5) COMMENT: I did not see any “master” diagram of a compliant door for accessibility or egress
in the plan set. Where is this located? If it’s in the plans, please reference that sheet and
diagram throughout the plans.
RESPONSE: Please reference Sheets A0.5a and A0.5b, all accessible details are located on
these pages and we have added additional door maneuvering clearance details here.
Call outs were added onto the Interior elevations sheets (A9.2, A9.3, A9.6, A9.7, A9.9, A9.10,
A9.12) to reference the associated door maneuvering clearance detail on one of the Sheets
A0.5a and A0.5b.
Please reference revised Sheet A0.6, Accessibility Plan, a note has been added to this sheet
to clarify that all existing doors along primary route are existing 36” wide with minimum 32”
clearance provided when door is in open position, measured from face of door to stop.
6) COMMENT: Resubmittal Memorandum dated 08/11 (Budget) – Per 306.7.1 in the 2021
IEBC, it states that:
306.7.1 Alterations affecting an area containing a primary function. Where an alteration
affects the accessibility to, or contains an area of primary function, the route to the primary
function area shall be accessible. The accessible route to the primary function area shall include
toilet facilities and drinking fountains serving the area of primary function.
Basically, the route (through the facility) shall be made accessible. There is an
exception to this, which states:
The costs of providing the accessible route are not required to exceed 20 percent of the costs of
the alterations affecting the area of primary function.
Therefore, the accessible route (including toilets and drinking fountains) must be
made code compliant throughout, and an applicant is not required to spend
more than 20% of the total project cost of providing that accessibility. However,
this 20% does not include the cost of adding accessibility to completely new
features. As 306.6 & 306.7 state:
306.7 Alterations. A facility that is altered shall comply with the applicable provisions in Chapter
11 of the International Building Code, ICC A117.1 and the provisions of Sections 306.7.1 through
306.7.16, unless technically infeasible.
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Basically, new work must be accessible, and the 20% is only for making
currently non-compliant features accessible. Please also note, 34” of completely
clear openings is a requirement not just for accessibility but egress for the whole
space. Reviewing your budget, there are numerous items that should not be
counted towards the 20%. Anything listed that is part of an altered area (lobby,
retail, oxygen lounge) should not be part of that 20% budget. With that in mind,
there is plenty of funds to ensure that every door in the entire space meets
egress and accessibility requirements. Please show that this work is being
proposed as part of the scope of work.
RESPONSE: Please reference revised Sheet A0.6, Accessibility Plan, a note has been added
to the Legend on this sheet to clarify that all existing doors along primary route are existing 36”
wide with minimum 32” clearance provided when door is in open position, measured from face
of door to stop.
Please reach out with any questions at all.
Thanks,
Corrie Kowalinski
Rowland + Broughton
Corrie.Kowalinski@rowlandbroughton.com