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HomeMy WebLinkAboutNOTES Planning Della Terra 2008Revised 10/25/04 COMMUNITY DEVELOPMENT DEPARTMENT PO Box 1200 • Estes Park, CO 80517 Building Phone: 970-577-3735 • FAX: 970-586-0249 Planning Phone: 970-577-3721 • FAX: 970-586-0249 DATE: February 21, 2008 No. of Pages: To: Della Terra, LLC From: Carolyn McEndaffer Hill Country Custom Homes, Inc. Attn: Pam Amelang Plans Examiner/Code Compliance Officer Phone #: 970-493-5639 Phone #: (970) 577-3726 Fax #: 970-498-9837 Fax #: (970) 586-0249 cc: e-mail: cmcendaffer@estes.org REMARKS:  Urgent X For your review  Reply ASAP  Please comment RE: BP 8470 Della Terra Pam, I have attached the IBC commentary regarding Accessible Entrances (1105) and Accessible Means of Egress (1007). Your concern as I understand it is the exits located at the north of the building to be considered for the required 50% of entrances. Are the exits to the north intended to be entrances for guests or will they be used for egress exit purposes? I believe the codes intent is for 50% of entrances to be accessible. Please note for the 2 means of egress from each space be accessible. Hope this helps. Sincerely, Carolyn McEndaffer Plans Examiner/Code Compliance Officer Revised 10/25/04 COMMUNITY DEVELOPMENT DEPARTMENT PO Box 1200 • Estes Park, CO 80517 Building Phone: 970-577-3735 • FAX: 970-586-0249 Planning Phone: 970-577-3721 • FAX: 970-586-0249 DATE: April 21, 2008 No. of Pages: 1 To: Della Terra, LLC From: Carolyn McEndaffer Hill Country Custom Homes, Inc. Attn: Pam Amelang Plans Examiner/Code Compliance Officer Phone #: 970-493-5639 Phone #: (970) 577-3726 Fax #: 970-498-9837 Fax #: (970) 586-0249 cc: e-mail: cmcendaffer@estes.org REMARKS:  Urgent X For your review  Reply ASAP  Please comment RE: BP 8470 Della Terra Pam, In looking at the Suite 3, fully accessible unit, Detail 1/A-28 we have the following comments: 1. In the water closet area there is a wall shown cutting off part of the 56”x60” clear floor space. 2. The bathtub would need to comply with ANSI 117.1 607. A clear floor space per 604.2 and grab bars per 607.4.2 if not providing a seat. There are no exemptions for a fully accessible unit. 3. The seat in the shower as shown does not meet the intent of transferability. Basically a space next to the seat is required in order for a side transfer. You might take a look at 608.4 for alternate roll-in-type showers and 610.3 shower compartment seats. 4. The location of the hand shower does not comply with 608.5. Look at 608.3.1 the control wall is opposite the seat. 5. The control wall where the controls and hand shower is located require a horizontal and vertical grab bar. See 608.3.1. Steve might want to sketch up a few options to fax to us for review before any changes to the plans are made. It’s a difficult configuration to get to comply. If you have any ideas, we are more than willing to review them. Sincerely, Carolyn McEndaffer Plans Examiner/Code Compliance Officer Revised 10/25/04 COMMUNITY DEVELOPMENT DEPARTMENT PO Box 1200 • Estes Park, CO 80517 Building Phone: 970-577-3735 • FAX: 970-586-0249 Planning Phone: 970-577-3721 • FAX: 970-586-0249 DATE: February 26, 2008 No. of Pages: 3 To: Della Terra, LLC From: Carolyn McEndaffer Hill Country Custom Homes, Inc. Attn: Pam Amelang Plans Examiner/Code Compliance Officer Phone #: 970-493-5639 Phone #: (970) 577-3726 Fax #: 970-498-9837 Fax #: (970) 586-0249 cc: e-mail: cmcendaffer@estes.org REMARKS:  Urgent X For your review  Reply ASAP  Please comment RE: BP 8470 Della Terra Pam, Will B. and I would be willing to meet with your Architect and you to review the issue of continuity. I have not completed my re-review of the submitted drawings, but since you had a question on the rated wall assembly in-between the sleeping units and mechanical area, I wanted to clarify the Town’s interpretation of IBC 711 Horizontal Assemblies. The plans submitted stop the rated horizontal assembly (floor/ceiling) located at the sleeping units. This in not in compliance with IBC 711.4 which requires horizontal assemblies to be continuous except as permitted by shaft enclosures (707.2), penetrations (712.4) or joints (713). To stop the rated horizontal assembly at non-rated rooms would require the walls to be built as shaft enclosures. Fireblocking does not meet this requirement. Shaft Enclosures per 707 are to be continuous from the top of the floor/ceiling below to the underside of the floor or deck above. The floor joists would have to be hangered off the shaft walls in order not to penetrate the assembly. Regarding your question on the sleeping unit/mechanical room walls, the sleeping unit walls could be rated as detailed on IBC Table 720.1, 14.1.3 and be continuous to the floor/ceiling deck to create a shaft wall. This would allow the mechanical room walls to have penetrations and be fire blocked, but only protect the membrane or through penetrations into the shaft walls and other rated assemblies. Please see attached. Sincerely, Carolyn McEndaffer Plans Examiner/Code Compliance Officer Revised 10/25/04 COMMUNITY DEVELOPMENT DEPARTMENT PO Box 1200 • Estes Park, CO 80517 Building Phone: 970-577-3735 • FAX: 970-586-0249 Planning Phone: 970-577-3721 • FAX: 970-586-0249 DATE: April 21, 2008 No. of Pages: 1 To: Della Terra, LLC From: Carolyn McEndaffer Hill Country Custom Homes, Inc. Attn: Pam Amelang Plans Examiner/Code Compliance Officer Phone #: 970-493-5639 Phone #: (970) 577-3726 Fax #: 970-498-9837 Fax #: (970) 586-0249 cc: e-mail: cmcendaffer@estes.org REMARKS:  Urgent X For your review  Reply ASAP  Please comment RE: BP 8470 Della Terra Pam, Sheet A-8 question: Was this sheet changed? Arc of 10’? We did not receive a revised sheet. Sheet A-25 questions: 1. Detail 7/A-25 calls for WP-1407 listing for a 2x6 exterior walls rated one hour. Unable to locate. Provide copy of listing. 2. Will WP-1407 be the listing for the exterior walls at the north exit Basement and 1st Floor that are required to be one hour rated? If not, provide listing. 3. Detail 10, 12, and 13/A-25 shows shaft enclosure with 7/16” OSB on the inside of shaft walls. Provide listing with this assembly for a one hour wall. Or, which listing on A-25 are these walls to be constructed as? Sheet A-30 questions: 1. Storage areas under stair are noted as one hour construction. Are walls to be constructed as listing noted on A-25? There does not seem to be a ceiling listing that would work at this condition on A-25. One layer of 5/8” type ‘x’ is not sufficient for a one hour rating. Provide instruction or listing. Sheet A-21 question: Detail added for floor/wall tile installation. IBC 1210.1 requires the floor surface material to extend up the wall a minimum of 6”. The 90 degree corner shown does not comply. A grout line at the floor/wall is not compliant with the intent of 1210.1. Justify or revise. If you have any questions, please contact me. Sincerely, Carolyn McEndaffer Plans Examiner/Code Compliance Officer Revised 10/25/04 COMMUNITY DEVELOPMENT DEPARTMENT PO Box 1200 • Estes Park, CO 80517 Building Phone: 970-577-3735 • FAX: 970-586-0249 Planning Phone: 970-577-3721 • FAX: 970-586-0249 DATE: April 21, 2008 No. of Pages: 1 To: Della Terra, LLC From: Carolyn McEndaffer Hill Country Custom Homes, Inc. Attn: Pam Amelang Plans Examiner/Code Compliance Officer Phone #: 970-493-5639 Phone #: (970) 577-3726 Fax #: 970-498-9837 Fax #: (970) 586-0249 cc: e-mail: cmcendaffer@estes.org REMARKS:  Urgent X For your review  Reply ASAP  Please comment RE: BP 8470 Della Terra Pam, In looking at the stair enclosure from the basement to the reception (Detail on A-30) we have the following questions: 1. The stair is a required mean of egress; it is required to be enclosed per 1019.1. It is to be constructed as a one hour shaft enclosure IBC 707. 2. One layer 5/8” type ‘x’ gypsum board is shown on the ceiling. Provide listing that shows a one hour rating for the assembly shown. Per 707.12 a shaft enclosure is allowed not to extend to the underside of the roof deck if the shaft is enclosed at the top with same fire- resistance-rating of the shaft. Justify. 3. Are these one hour walls to be constructed per the listing on A-25, detail 3/A-25? Provide note. 4. Provide headroom as required by IBC 1009.2. Detail on sheet A-16 shows 6’ -8 ½” horizontal from edge of nosing to ceiling/floor above. Code requires 6’-8” “measured vertically from a line connecting the edge of the nosing”. Please verify required headroom. If you have any questions, please contact me. Sincerely, Carolyn McEndaffer Plans Examiner/Code Compliance Officer Revised 10/25/04 COMMUNITY DEVELOPMENT DEPARTMENT PO Box 1200 • Estes Park, CO 80517 Building Phone: 970-577-3735 • FAX: 970-586-0249 Planning Phone: 970-577-3721 • FAX: 970-586-0249 DATE: April 23, 2008 No. of Pages: 6 To: Della Terra, LLC From: Carolyn McEndaffer Hill Country Custom Homes, Inc. Attn: Pam Amelang Plans Examiner/Code Compliance Officer Phone #: 970-493-5639 Phone #: (970) 577-3726 Fax #: 970-498-9837 Fax #: (970) 586-0249 cc: e-mail: cmcendaffer@estes.org REMARKS:  Urgent X For your review  Reply ASAP  Please comment RE: BP 8470 Della Terra Pam, Sheet A-24: 1. Details for accessible ramps are not showing handrail extensions. IBC 1010.8 requires handrails complying with 1009.11 if rise greater than 6”. 1009.11.5 Requires ramps and stairways to have handrail extensions. Justify or revise. I have included sections or ANSI and IBC commentary for your review. If you have any questions, please contact me. Sincerely, Carolyn McEndaffer Plans Examiner/Code Compliance Officer Date: 02/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della plan review comments 2008.02.11.doc Page 1 • The plans and specifications submitted have been reviewed for conformance with the following codes as amended and adopted by the Town of Estes Park. Estes Valley Development Code (EVDC); adopted November 3, 1999; effective Feb. 2000 • Applicant shall identify any variances granted by the Board of Adjustment. Estes Park Municipal Code (EPMC) Estes Park Municipal Code (EPMC), Chapters 14.12 and 14.20, adopt the following codes including codes referenced therein (NFPA 13, NFPA 72, ASME A17.1, ANSI A117.1-2003, etc.): International Building Code (IBC), 2003 Edition International Mechanical Code (IMC), 2003 Edition International Fuel Gas Code (IFGC), 2003 Edition International Plumbing Code (IPC), 2003 Edition International Energy Conservation Code (IECC), 2003 Edition National Electrical Code (NEC), 2005 Edition Accessibility requirements of the Americans with Disability Act of 1991 are not part of this review. The U. S. Department of Justice is the final authority for enforcement of ADA requirements. It is the responsibility of owners, designers and contractors to provide access to this facility and to comply with ADA requirements. This review has addressed compliance with chapter 11 of the 2003 International Building Code and the 2003 ANSI A117.1 standard for accessibility. Date: 02/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PLAN REVIEW COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della plan review comments 2008.02.11.doc Page 2 1. Sheet P2.2--Reviewer could not locate kitchen area gas service details. The gas line system was sized on the assumption the kitchen area would be serviced from the 1.25” line upstream from the 1” line that tees into to the West. See Sheet P3.1. Please comment. 2. Sheet P2.3—General Notes references Solar Panels. Provide detail on panels; Location, specifications, etc. 3. Sheet P3.1--The total gas demand should be revised to include all kitchen equipment, including appliances under the type 1 hood. To allow for future demands, staff recommends the service demand should be a minimum 7,000MBH. Please comment. 4. Sheet 3.1--Specifications for kitchen equipment under the type 1 hood have not been provided. The gas line system was sized on the assumption all kitchen equipment will not exceed 400,000 BTU of demand. Provide specs on type 1 hood, grease duct, appliances, make-up air, fire suppression system, etc. ASAP. The Town of Estes Park, Department of Building Safety requires type 1 hoods and grease duct details to be stamped by a Colorado Design Professional. Design build details will not be accepted for review, unless wet-stamped. 5. Sheet P5.1, Flag Note 2-- Reference to 4” gas line drops to the Potable Water Heaters is not consistent with the 2’ drops shown on the schematic on Sheet P6.1. Please comment. 6. Sheet5.1--The gas system design does not comply with the sizing requirements of 2003 IFGC, Table 402.4(1), which limits the pressure drop to 0.3 inch water column. The system design does comply with Table 402.4(2) which allows a pressure drop of 0.5 inch water column. The Engineer’s stamp on the plans has been interpreted as his approval to use Table 402.4(2). If this is not accurate, please comment. Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PLAN REVIEW COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc 2nd Review Original question numbers referenced. Commentary in blue +/or highlighted items requiring clarification or justification. Please update plan with changes made by Civil. I have included an email from Scott Zurn and Dave Shirk for items they are still waiting on. 1. Application a. It is the Department of Building Safety policy to require a fire-stop specialty contractor when fire-resistive construction is involved. A fire-stop contractor will be required. Submittal of Fire stop system listings for review and approval is required prior to release of the permit. Owner is to specify if providing a fire- stop contractor or fire-stop inspector and provide credentials of professionals for review and approval. Submit all fire-stop systems for review and approval prior to release of full permit. 7. Building Code Analysis – Fire Resistive Requirements a. Per IBC 711.3 (exception) Horizontal floor assemblies separating dwelling units or sleeping units shall be a minimum of ½ hour fire-resistance rated construction for a fully sprinklered VB type of construction. Justify or revise. As discussed with Pam, the horizontal floor/ceiling assemblies are required by IBC 711.4 to be continuous. Revise or justify termination and/or penetration of the horizontal assembly as shown on A-25. b. Corridors in R occupancy are required to have a ½ hour fire-resistance rating per IBC Table 1016.1. Justify or revise. It is agreed that the Basement is the only corridor per 1016. The basement corridor is required to be rated per Table 1016.1 (R occupancies greater than 10 occupant load) for .5 hours. The corridor walls and ceiling are to be constructed as fire barriers. The reference to exception #2 is for corridors within a sleeping unit. Justify or revise. 10. Building Code Analysis – Fire-Resistance Rated Construction a. Provide copies of listings for all fire-resistance-rated assemblies, per IBC 703.2. (Concealed areas without sprinklers- per NFPA 13; Elevator shaft per IBC, 707.14 and 707.4; Machine room per IBC 3006.4; Stair enclosures per IBC, 1019.1.5; etc.) • Listing provided on 2/A25 for the floor/ceiling assembly (L518) requires (2) layers ½” gypsum board. Plan calls for 5/8” type ‘x’ gypsum board. Per UL requirements (UL does not know what the effect of a modification may have on the safety of the product or the continued validity of the UL certification mark unless the field modifications have been specifically investigated by UL. Unless UL investigates a modified product, UL cannot indicate that the product continues to meet UL's safety requirements.) Justify or provide alternative listing for horizontal floor/ceiling assemblies that include insulation and resilient channel. Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc • Listings provided on 1/A25 and 3/A25 for interior one hour rated walls does not include insulation or resilient channel as shown on 6/A25. These listing are from the IBC Table 720.1 for prescriptive fire resistance. Per IBC 720.1 where materials that change the capacity for heat dissipation are incorporated into a fire-resistance-rating assembly, fire test results or other substantiating data shall be made available to the building official to shown that the required fire-resistance-rating time period is not reduced. Justify or provide listing that includes all components. • Listing provided on 7/A25 for the exterior 1 hour rated wall 720.1 16-1.2 calls for mineral wool insulation. Per IBC 720.1 if the Owner is going to use fiberglass insulation batts, submit fire test results or other substantiating data to show that the required fire-resistance-rating time period is not reduced. (Check the 2006 tables, I believe they added fiberglass and we can accept the 2006 table as alternative method) Justify or revise. • Will the shaft enclosure walls (Mechanical chases, Elevator and Elevator Mechanical room be constructed per the listings on 3/A25 and 7/A25? • Provide a listed assembly for the Roof/Ceiling of shaft enclosures (Mechanical chases, Elevator and Elevator Mechanical room) b. Note: Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. Details shown on A10 and A25 do not extend to the underside of the floor or roof deck above and the roof detail does not extend to the bottom of the roof deck. Justify or revise. c. Shaft enclosures for vertical fireplace flues with a fire-resistance rating of 1 hour penetrate the sleeping units floor/ceiling assemblies which have a ½ hour fire-resistance rating, therefore IBC 712.4.3.1 (refers to non fire-resistance- rated assemblies) does not apply. Justify or revise. Details and listed assemblies for compliant construction are required. Fireplace Flues will not be a shaft enclosure. Fireplace B Vents to be provided with a listed fire-stop system at the ceiling and at the floor penetration. Submit listed assemblies to be used. The fireplace enclosure walls are not to penetrate the floor/ceiling assembly. If they do, equal protection for the walls and supporting construction will be required. d. Shaft enclosures are required for stairways that do not meet the exceptions of IBC 707.2. The stairway from the basement to the main floor lobby area (This stair is a vertical exit enclosure per IBC 1019 constructed as a fire barrier. Detail on A16 does not show the fire barrier wall extending to the roof deck. Justify or revise for compliance with IBC 706.4 Continuity of fire barrier walls), the stairway from the kitchen to the basement exit access hallway (Agreed that the Kitchen and main lobby stairs from the basement to the 1st floor are not shaft enclosures, but both penetrate the horizontal assembly separating the Basement from the 1st floor. The walls of the stairways to be constructed the same as Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc horizontal assemble penetrated. Justify or revise), and the accessible ramp to the Wedding Room (The Basement level has a rated corridor that is continuous through the ramp. Either provide a separation from the rated corridor or construct the ramp as the corridor fire barrier. IBC 707.2 #7 Justify or revise) are all required to be enclosed by a shaft enclosure, constructed as a fire barrier to separate the basement from the 1st Story. Justify or revise. Details, listed assemblies and opening protectives per Section 715 are required for compliant construction. e. Shaft enclosures with a fire-resistance rating of 1 hour are required for the elevator shaft and mechanical chase. Details and listed assemblies are required for compliant construction. Elevator shaft, Elevator mechanical room and Mechanical Chases are to be constructed as Fire barriers IBC 707. Details shown on A10, A11 and A25 do not extend to the underside of the floor/ceiling deck above or terminate at the roof deck per IBC 707.12. Justify or revise. f. Note: Per Fire Partition Continuity IBC 708.4, fire partitions are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Rated wall or floor ceiling assemblies can not be penetrated by non rated walls or floor/ceilings. Details shown on A25 and A29 have walls penetrating the rated horizontal assembly. Any wall that penetrates a rated assembly is to afford the same rating as the assembly penetrated. IBC 708.4. Justify or revise. g. Walls separating sleeping units per IBC 708.3 (2) Fire Partitions are required to have a ½ hour fire-resistive construction for fully sprinklered VB type of construction. These walls per IBC 708.4 Continuity, are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Provide details and listed assemblies for compliant construction. See above questions on assemblies and compliant construction. Justify or revise. h. Corridors in R occupancy are to be constructed as Fire Partitions IBC 708.1 (4) and have a fire-resistance rating of ½ hour per Table 1016.1. Provide details for compliant construction. Provide detail if the corridor ceiling is constructed as the walls 708.4 (3) or if they will be continuous per 708.4. Provide detail on opening protectives Section 715 and penetrations Section 712. See 7b above. Justify or revise. i. Horizontal Assemblies per IBC 711 should read floor/ceiling. Corrected. j. Horizontal Floor/Ceiling IBC 711.3 assemblies are required to have a minimum ½ hour fire-resistance rated construction separating dwelling units or sleeping units for fully sprinklered VB type of construction. Continuity of Horizontal Assemblies IBC 711.4 requires supporting construction to be protected to afford the required fire-resistance rating of the horizontal assembly supported and can not be penetrated by non rated walls. Provide detail and listed assemblies for compliant construction. See above questions on assemblies and compliant construction. Justify or revise. k. Penetrations per IBC 712 should include walls (712.3) and floor/ceiling penetrations (712.4). Noted on drawings. Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc l. Provide detail for Opening Protectives Section 715. Opening protectives has specific requirements for door assemblies in rated assemblies. Submit a door schedule that addresses all door requirements, including rated door requirements and door operations per IBC 1008.1.8. Provided door schedule on A29. Please refer to IBC 715 Opening Protectives and 1008.1.8 Door Operations. Rated doors are required to be labeled, have rated frame and hardware. 11. Building Code Analysis – Means of Egress a. Corridors are listed as not required to be fire rated for group A. Nonseparated uses per IBC 302.3.1 require all other code requirements to apply to each portion of the building based on the use of the area, except that the most restrictive applicable provisions of Chapter 9 shall apply to the nonseparated uses. Means of Egress and all other code requirements except Chapter 9 is calculated by the occupancy of the use area. Justify or revise. See above notes on Basement Corridor. b. Vertical Exit Enclosures IBC 1019, constructed as fire barriers with a fire- resistance rating of 1 hour are required for stair from basement to reception entry. Details for compliant construction including penetrations (1019.2), ventilation (1019.1.3) and opening protectives (715.3.4 & Table 715.3) are required. See above notes on stair from Basement to Reception Area. c. Justify Accessible Ramp from basement to Wedding Room not constructed as a Shaft Enclosure IBC 707.2? The ramp connects the basement to the Main Level which is open to the Upper Level. See above notes on continuation of the rated Basement Corridor. d. Justify Exterior Exit Access stair from basement to north exit at grade compliance with IBC 1022.6 (3). Separation from the interior of the building is not required unless required by 1019.1. Per 1019.1 the basement is required to be separated from the 2 stories above. Therefore, the exterior stairs have to be separated as the interior stairs, or provide separation from the interior portions of the building per IBC 1019.1.4. Justify or revise. A rated fire door was added to the interior north exit access door. This does not comply in our opinion with the protection requirements of 1022.6. I have attached a copy of the commentary for your review. The exterior walls for a distance of 10’, both horizontally and vertically, surrounding the exit access stair is required to have a one hour fire-resistance-rating. All window and door openings that fall within the 10’ distance from the stair edge as well as all window and door openings 10’ above the topmost landing must be protected with a minimum of ¾ hour fire- resistive-rated opening protectives. Justify or revise. e. Provide locations and detail for Accessible Means of Egress required per IBC 1007. Where more than one means of egress is required from any accessible space, each accessible portion of the space shall be served by not less than two accessible means of egress. A review will be required on submitted documentation. 2 accessible means of egress are required for each floor. The proposed exits for each floor will also be the accessible means of egress. The Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc Wedding room was redesigned with civil drawings for the footing and foundation permit. 12. Building Code Analysis – Accessibility a. A Detailed listing of the total number of existing units on this site, including which ones are fully accessible, type A and type B units is required for review. A site inspection of existing accessible units for compliance with code will be required prior to acceptance. IBC Table 1107.6.1.1 Noted on plan is the requirement for (1) Type A dwelling unit. IBC Table 1107.6.1.1 requires (1) fully accessible unit for 1-25 total units on site. Group R-1 1107.6.1.1 requires compliance with Table 1107.6.1.1. Type A dwelling units are for Group R-2 occupancy with more than 20 dwelling units. Justify or revise. b. Insufficient detail provided to do a complete review of the accessible features. Enlarged floor plans and elevations are required for review and compliant construction. Submit enlarged floor plans for accessible features including elevations for accessible toilet and bathing rooms and snack/serving areas. A review is required of submitted details. See review for sheets A-26, A-27 and A- 29. c. Per IBC 1103.1 Buildings and facilities on a site are to be accessible. Per IBC 1107.3 Rooms and spaces available to the general public or available for use by residents are accessible spaces. This review is based on all facilities available to the general public or residents will be accessible. Complies d. Provide detail on the exterior accessible route. IBC 1104.1 Civil submitted e. Provide detail on Accessible Entrances 1105.1. At least 50% of all public entrances are to be accessible. Civil submitted f. Provide detail on the interior accessible route for each floor. IBC 1104.3 Provided CA3 g. Provide door schedule that details compliance with 309 Operable Parts, 404.2.4 Thresholds at Doorways, 404.2.8 Door-Opening Force, and 404.2.9 Door Surface. Note added to A29 and CA1 h. Provide detail on IBC 1109.13 Controls, operating mechanisms and hardware and IBC 1109.13.1 Operable windows. Note added i. Provide detail on 703 Signs and IBC 1110.1 Signs. Note added 13. Building Code Analysis – Interior Environment a. Provide detail showing compliance with IBC 1207 Sound Transmission. See question above regarding fire-resistance assembly to include sound transmission b. Provide detail showing compliance with IBC 1210 Surrounding Materials. Clarify note added to A21 for compliant installation that floor surface is to continue onto the walls at least 6 inches. No grout seams permitted at the floor/wall intersection. 14. Building Code Analysis – Elevators a. The elevator and the elevator machine room IBC 3002.1 are required to have a 1 hour fire-resistance-rated construction as a shaft enclosure. Shaft enclosures Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. Provide detail for compliant construction. Shafts detailed on A-10 and A-25 does not comply with fire barrier continuity IBC 706.4. See notes above. OSB is shown as an alternative. Provide fire-resistive- assembly for shaft walls for OSB option. Engineered truss shown at 12/A25 cannot penetrate the shaft enclosure wall per IBC 707.8.1 Prohibited penetrations. If the shaft enclosure does not extend to the underside of the roof deck of the building the shaft shall be enclosed at the top with construction of the same fire-resistance-rating as the shaft IBC 707.12. Provide fire-resistive- assembly for said construction. Justify or revise. 17. Exiting/Fire Partition Sheet a. The mechanical room in-between sleeping units on all 3 floors is shown on the floor plans as 1 hour fire rated walls. The Exiting/Fire Partition plan does not reflect that. Justify or revise. Each boiler is 198.MBT. Walls adjacent to rated corridor and horizontal floor/ceiling assembly are required to be rated. Justify or revise. b. Basement area marked as Wedding Storage only shows protection for part of the room. The total area open to the area under the stairs is required to be protected per IBC 1019.1.5. Justify or revise. Noted c. Rating for stair from Kitchen to basement exit access area is showing the shaft enclosure on the main floor walls. Per IBC 707.5 Continuity, the supporting construction shall be protected to afford the required fire-resistance rating of the element supported. Provide details showing compliance. See questions above regarding penetration of the floor/ceiling assembly. d. Provide required exiting from each accessory space. Provided 21. Sheet A-4, Main Floor Plan (These were not noted on the first review) • The door shown for the north exit from the breakfast room requires 12” clearance at the latch side if providing closer and latch. Will this door have panic hardware? Justify or revise. • Label Breakfast room. • Verify door swing for vertical exit enclosure from basement to reception. If furniture is located in the reception area this might be a problem for people to get to the exit. • Egress width per occupant added to CA1 states 1st floor hallway width to be 44”. Hallway width by central stair noted as 43 ½”. Justify or revise. 22. Sheet A-4, Main Floor Plan – Accessibility ANSI 117.1 (2003) e. The Wedding Balcony is shown with a step up. Justify balcony area not accessible as required by IBC 1103.1. All building facilities shall be accessible to persons with physical disabilities. Provide location of detail for ramp shown to Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc Wedding Balcony that shows landings, length of ramp run, rise for each ramp run, including dimensions etc. to demonstrate compliance with IBC 1010 and ANSI 117.1 405 Ramps. Will it be the same as A-24? If slope, handrail, width the same could mark as typical. Clarify. 26. Sheet A-10, Section B & C a. Structural & Energy not reviewed yet. Energy Compliance Documentation calls for R-23 insulation in walls. Justify or revise note for R-20 insulation. b. Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. See questions above for shaft continuity. Detail on sheet A10 is not in compliance. d. These sections show the drywall stopping at the bottom of each floor/ceiling assembly. The shaft wall assembly is required to continue to the deck of the floor/ceiling assembly or the floor/ceiling assembly has to be rated to provide equal protection. IBC 707.5 Justify or revise. See questions above for horizontal assemblies continuity. Detail on sheet A10 is not in compliance. e. These sections show the shaft enclosure stopping at the upper floor ceiling. Per IBC 707.12 Enclosure at the top, the shaft enclosure is to extend to the underside of the roof deck or be enclosed at the top with construction of the same fire-resistance rating as the topmost floor or not less than required for the shaft. Justify or revise. As noted above provide fire-resistance-rated assembly for roof /ceiling of shaft enclosure or continue wall to roof deck. Detail on sheet A10 is not in compliance. 27. Sheet A-11, Section D b. Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. See questions above for shaft continuity. Detail on sheet A11 is not in compliance c. Section for Solar trunk line/Boiler flue chase is to be a shaft enclosure. Provide listed shaft wall assembly that complies with 1 hour fire-resistance rating. See question above for one hour assembly. d. This section shows the drywall stopping at the bottom of each floor/ceiling assembly on Lodge Room side. The shaft wall assembly is required to continue to the deck of the floor/ceiling assembly or the floor/ceiling assembly has to be rated to provide equal protection IBC 707.5. Justify or revise. See questions above for shaft continuity. Detail on sheet A11 is not in compliance Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc f. Revision of sections is required to show compliant details on fire-resistance- rated construction as required for fire-barriers and fire-partitions. (Sleeping unit separations and floor/ceiling assemblies) Revision of applicable sheets and details is required for compliant construction. 31. Sheet A-15, Section I a. A minimum of one section is required to show fire partition details as required for walls separating sleeping units, corridors, and floor/ceiling assemblies. • Detail Fire Partition Continuity IBC 708.4, fire partitions are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Rated wall or floor ceiling assemblies can not be penetrated by non rated walls or floor/ceilings. • Detail Walls separating sleeping units per IBC 708.3 (2) Fire Partitions are required to have a ½ hour fire-resistive construction for fully sprinklered VB type of construction. These walls per IBC 708.4 Continuity are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Provide details and listed assemblies for compliant construction. • Detail Corridors in R occupancy are to be constructed as Fire Partitions IBC 708.1 (4) and have a fire-resistance rating of ½ hour per Table 1016.1. Provide details for compliant construction. Provide detail if the corridor ceiling is constructed as the walls 708.4 (3) or if they will be continuous per 708.4. Provide detail on opening protectives Section 715 and penetrations Section 712. • Detail Horizontal Floor/Ceiling IBC 711.3 assemblies are required to have a minimum ½ hour fire-resistance rated construction separating dwelling units or sleeping units for fully sprinklered VB type of construction. Continuity of Horizontal Assemblies IBC 711.4 requires supporting construction to be protected to afford the required fire-resistance rating of the horizontal assembly supported and can not be penetrated by non rated walls. Provide detail and listed assemblies for compliant construction. • See notes above regarding Fire Partition Continuity for sleeping unit and corridor walls. See notes above for horizontal floor/ceiling assemblies. Details A-25 does not meet these requirements. Justify or revise. 32. Sheet A-16, Section J a. Detail for vertical exit enclosure from Reception to Basement is required to show compliant construction for a rated vertical exit enclosure. b. Provide listed wall assembly that complies with 1 hour fire-resistance rating. c. Note: Vertical exit enclosures are constructed as fire barriers Section 706. Vertical exit enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Date: 03/11/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra 2nd Review 2008.03.11.doc Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. d. This section does not show the top of the Vertical exit enclosure. Per IBC 707.12 Enclosure at the top, the exit enclosure is to extend to the underside of the roof deck or be enclosed at the top with construction of the same fire- resistance rating as the topmost floor or not less than required for the shaft. Justify or revise. • See notes above regarding Fire Barrier Continuity for walls and ceiling of vertical exit enclosure. Details A-16, A-25 does not meet these requirements. Justify or revise. Sheets added to permit set for items not reviewed with 1st review: 1. Sheet A-26 Accessible Details a. Detail for Men’s and Women’s Basement Accessible Bathroom do not comply with the clear floor space required by ANSI 117.1 604.3. The rear wall is required to have 60” minimum clear without any fixtures or obstructions and the side wall is to have 56”. These distances are to facilitate transfer. Justify or revise. b. Please note grab bar locations below. 2. Sheet A-27 & A28 Accessible Details a. 1/A27 and 2/A27 detail the top or rim of sink at 2’-10 ½”? ANSI 117.1 804.4 require sinks to comply with 606 which requires 34” maximum to rim of sink. Justify or revise. b. Side wall grab bars on these sheets do not comply with ANSI 117.1 604.5.1. The distance from the back wall to the start of the 42” grab bar is required to be 12” maximum. Justify or revise. c. Rear wall grab bars on these sheets do not comply with ANSI 117.1 604.5.2. The minimum 36” grab bar is to be centered on the water closet with 12” on the wall side and 24” on the other. This placement depends on where the Water Closet is set at 16” to 18” off the wall. Justify or revise. d. Provide a dimension for the Wheelchair Accessible Compartment wall a minimum of 9” A.F.F. per 605.8.5. e. Verify dimension for the Wheelchair Accessible Compartment door clearance as shown in detail 604.8.3. 3 1/8” shown, code requires 4”. Justify or revise. f. Justify location of door for Wheelchair Accessible Compartment door shown in Men’s Toilet room. 604.8.3 Requires the door to be located farthest from the water closet. Justify or revise. 3. Sheet A-30 Stair Detail a. Provide dimensions for landings showing compliance with IBC 1009.4 the width of the landing shall not be less than the stairway served measured in the direction of travel. Justify or revise. Date: 04/29/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PROJECT CONTACTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Code Anaylsis 2004.04.29.doc Page 1 OWNER & GENERAL CONTRACTOR Della Terra, LLC Hill Country Custom Homes, Inc. Contact: Pamela Amelang 3501 Fall River Road Estes Park, CO 80517 Phone: 970-586-4563 Phone: 970-493-5639 Cell: 970-566-9424 Fax: 970-498-9837 Email: pamelang1@yahoo.com ARCHITECT Architecture West, LLC Stephen J Steinbicker, AIA Phone: 970-207-0424 Fax: 970-207-9191 Email: archwest@comcast.net CIVIL ENGINEER Shear Engineering Corporation Contact: Brain W. Shear, Mike Cole 4836 So. College Ave. Suite 12 Fort Collins, CO 80525 Phone: 970-226-5334 Phone: 970-226-4451 Fax: 970-282-0311 Email: mcole@shearengineering.com STRUCTURAL ENGINEER Weeks & Associates Contact: Gary Weeks 4700 South College Ave. #1 Fort Collins, CO 80525 Phone: 970-225-2422 Fax: 970-225-2622 Email: MECHANICAL & PLUMBING ENGINEER Integrated Mechanical, LLC Contact: 223 Linden Street, Suite 204 Fort Collins, CO 80524 Phone: 970-556-0570 Cell: 970-498-9837 Fax: 800-656-4359 Email: ELECTRICAL ENGINEER APS, Inc. Electrical Engineers Contact: 7726 Park Ridge Circle Fort Collins, CO 80528 Phone: 970-206-0369 Fax: Email: Date: 04/29/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra APPLICABLE CODES L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Code Anaylsis 2004.04.29.doc Page 2 • The plans and specifications submitted have been reviewed for conformance with the following codes as amended and adopted by the Town of Estes Park. Estes Valley Development Code (EVDC); adopted November 3, 1999; effective Feb. 2000 • Applicant shall identify any variances granted by the Board of Adjustment. Estes Park Municipal Code (EPMC) Estes Park Municipal Code (EPMC), Chapters 14.12 and 14.20, adopt the following codes including codes referenced therein (NFPA 13, NFPA 72, ASME A17.1, ANSI A117.1-2003, etc.): International Building Code (IBC), 2003 Edition International Mechanical Code (IMC), 2003 Edition International Fuel Gas Code (IFGC), 2003 Edition International Plumbing Code (IPC), 2003 Edition International Energy Conservation Code (IECC), 2003 Edition National Electrical Code (NEC), 2005 Edition Accessibility requirements of the Americans with Disability Act of 1991 are not part of this review. The U. S. Department of Justice is the final authority for enforcement of ADA requirements. It is the responsibility of owners, designers and contractors to provide access to this facility and to comply with ADA requirements. This review has addressed compliance with chapter 11 of the 2003 International Building Code and the 2003 ANSI A117.1 standard for accessibility. Date: 04/29/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Code Anaylsis 2004.04.29.doc Page 3 I. OCCUPANCY CLASS(ES) & USE(S) IBC, Chapter 3 R-1/A-2/A-3 Non-separated Uses Designed for A-3 requirements. Approved II. TYPE OF CONSTRUCTION IBC, Chapter 6 VB Approved III. HEIGHT LIMITATION IBC, TABLE 503 ( 40+20 ) EVDC MAXIMUM 30’ Height increase per 504.2 =60’ Actual Height 40’ Approved IV. STORY LIMITATION IBC, TABLE 503 (1 ) Story increase per 504.2 = 2 2 Stories & Basement Approved V. AREA LIMITATION IBC, TABLE 503 (6000 s.f./floor) R-1 6480 s.f. Basement 5377 s.f. 1st floor 5516 s.f. 2nd floor A-2 2024 s.f. 1st floor A-3 2746 s.f. 1st floor 15663 total s.f. (w/o Base) Building Total = 22143 s.f. Approved A. INCREASE FOR SEPARATION Section 506 Not taken Approved B. INCREASE FOR SPRINKLER Section 506 Yes 6000 + (6000 x 200%) = 18000 any one story max. 36000 total s.f. No reduction in requirements from 601 (d) allowed if used. Approved 2 stories VI. FIRE-RESISTANCE IBC, 302.1.1.1/ Table 302.1.1 Incidental Uses = IBC Table 601 = (0 hrs.) IBC Table 602 = (0 hrs.) Incidental Use areas per plan Areas over 100 s.f. = smoke seal & self closing door per 302.1.1.1. VB = 0 VB > 30’ to property line all sides. Approved VII. INTERIOR FINISHES IBC, Chapter 8 Table 803.5 Decorations and Trim 805.1 Approved A. SPRINKLERED A-2 & A-3 B/B/C R-1 B/C/C VIII. FIRE PROTECTION SYSTEMS Date: 04/29/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Code Anaylsis 2004.04.29.doc Page 4 A. AUTO SPRINKLER SYSTEM IBC Table 302.1.1 1 HR./Sprinklered IBC 903.2.1.3 NFPA 13 Provided Per 903.3.1.1 NFPA 13 System Approved B. FIRE ALARM SYSTEM IBC, Section 907 NFPA 72 907.2.1 Group A 907.2.8 Group R-1 Provided Approved IX. MEANS OF EGRESS IBC, Chapter 10 Approved A. OCCUPANT LOAD Table 1004.1.2 Basement R-1 200 gross 1st floor R-1 200 gross 1st floor A-3 7 net 1st floor A-2 15 net 2nd floor R-1 200 gross 509 total occupants 30 Occupants 27 Occupants 289 Occupants 135 Occupants 28 Occupants Approved B. EXIT WIDTH IBC, Table 1005.1 Stairs = .2”x 509 = 101.8” Other = .15”x 509 = 76.35” Min. Door Exit Width 36” Min. Stair Width 44” 1009.1 Serving <50 = 36” 1009.1 (1) Basement 36” 1st & 2nd floor 44” Approved Door schedule A-29 C. EXIT TRAVEL DISTANCE IBC, Table 1015.1 Sprinklered 250’ max. IBC, 1013.3 Common Path A-3/R-1 75’ max. <250’ from furthest point <75’ Approved D. CORRIDORS IBC 1016.1/ Table 1016.1 Width IBC 1016.2 A-3 0 hours w/sprinkler R-1 .5 hours w/sprinkler 44” minimum unless occupant capacity <50 = 36” Basement Corridor is a fire partition. E. # OF EXITS REQUIRED IBC, Table 1018.1 (2) per level IBC, Table 1018.2 (2) per level IBC, Section 1014 (2) per level 2 exits/exit access per floor provided R-1 +2 exits/exit access provided A-3 +2 exits/exit access provided A-2 Approved F. EXITS SEPARATION IBC, 1014.2.1 (2 Exits) 1/3 Distance 1014.2.1 (2) Mech. Rm. <500 sq. ft. Approved Date: 04/29/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Code Anaylsis 2004.04.29.doc Page 5 G. STAIRWAYS IBC, 1009 IBC, 1009.8 Winders IBC, 1009.11 Handrails Minimum Width 44” Not permitted Detail on A-30 Approved H. VERTICAL EXIT ENCLOSURE IBC 1019 IBC 1023.1 (1) Exit Discharge 1019.1 (8) 2 Floors Only 1019.1 (9) 2 Means of Egress Each floor 707.2 (7.4) Open to Corridor – R 707.2 (7.6) Sep. from Floor Opening serving other floors. Exit Enclosure to Reception Area Basement Stair to Reception is a Vertical Exit Enclosure required being a fire barrier. Approved X. ACCESSIBILITY 1 type B staff quarters 1 Fully Accessible Sleeping Unit Approved A. ROUTES TO (EXTERIOR) See Site Approved B. ENTRANCES Reception Area Accessible Wedding Room 2 accessible Approved 50% required C. MEANS OF EGRESS Accessible egress 2 each floor R = >10 (2) exits each floor Approved D. ROUTES THROUGH Provided Approved E. RESTROOMS Provided Unisex within 500’ of Wedding Room facilities Approved Approved F. REACH RANGES noted Approved G. FEATURES Provided Approved H. RAMP (INTERIOR) Details on A-24 Approved XI. PLUMBING FIXTURES Table 2902.1 Provided on Code Analysis Approved XII. ENERGY COMPLIANCE IECC 2003 Submitted Approved XIII. ROOF COVERING Min. Class C Table 1505.1 Class A Asphalt Approved Date: 04/29/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Code Anaylsis 2004.04.29.doc Page 6 XIV. DEFERRED SUBMITTALS A. Air Balance Report B. Automatic Sprinkler System NFPA 13 Approved by State of Colorado Submit plans to State for review C. Fire Alarm System NFPA 72 Submit plans to Will Birchfield, CBO for review and approval D. Type 1 Hood suppression system & Duct Construction Submit Drawings specific to this Type 1 Hood installation for review and approval. E. Interior Finishes F. Elevator Approved by State of Colorado Submit plans to State for review Michael Stewart 303-318-8530 G. Truss Specifications H. Solar Specifications I. As-Built Plans XV. SPECIAL INSPECTORS A. Elevator B. Fire Protection Engineer Sprinkler System C. Concrete/Masonry Required per Structural Engineer D. Welding Required per Structural Engineer E. Bolting/Anchors Required per Structural Engineer F. Health Department & State Engineer Approval of Well Water G. Fire Alarm Special Contractor to Commission the System. Date: 02/19/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PLAN REVIEW COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra plan review comments 2008.02.19.doc Pam, In order to expedite any revisions that may be required I wanted to fax questions for each sheet as soon as I have them. I have included copies from the 2003 ANSI 117.1 for clarification of what the code requires. A review will be done on the submitted responses to the questions for this review. Additional plan review fees will be assessed for items requested at 1st review. 1. Civil Sheet 1 of 1– Exterior Accessibility Dated 02/11/2008 a. Details provided are insufficient: 1. Accessible route (ANSI 117.1 2003, 402) location, dimensions, slope a. Provide width of accessible route sidewalk shown east side of building in front of (3) accessible parking spaces. 2.0% slope is shown at south end. Is the entire sidewalk and porch entry not to exceed the 2% slope? b. An accessible route is required from the accessible parking space shown at the east parking group to the building entrance. Slope on driveway is shown at 5.16%. This exceeds the allowed 1:20 or 5% maximum for an accessible route. Justify. The elevation listed at driveway next to Entry Porch is 305.00. Are you going to need a curb ramp to get from the driveway to the Porch? If a curb ramp is going to be provided as noted in Architectural, details including slope, cross slope, dimensions, and landings are required. See Attached. c. Provide elevation of Entry Porch and Entry Vestibule. Architectural plans show step. These both are required to be on an accessible route. Threshold maximum is ½”. Will both slabs be at 305.33? Clarify. d. Accessible route at Wedding Chapel shows the Wedding Chapel slab to be at 305.33 and the sidewalk to be at 305? Provide maximum slope and cross slope if greater than 1:48(2%) around Wedding Chapel exits. Provide elevation at exits, a landing is required with a maximum slope and cross slope of 1:48. 2. Van accessible & vehicle parking space/spaces (ANSI 117.1 2003, 502.2) dimensions, slope & marking a. A van accessible space is required for every 6 accessible spaces. (IBC 1106.5) Provide location, dimensions, access aisle, marking and signage of Van Accessible space. Existing spaces shown do not comply with 502.2 Van Accessible Space. See Attached b. Pavement marking is required with the international symbol of accessibility. Provide detail. 3. Access aisle (ANSI 117.1 2003, 502.4) dimensions, slope & marking a. Provide width dimension. See Attached. Date: 01/28/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra 4. Signage (ANSI 117.1 2003, 502.7 & IBC 1110.1 2003) a. Provide required height of signage for Van Accessible space and reference for compliance for other parking signage with ANSI 117.1 703.6.3.1 5. Curb ramp details (ANSI 117.1 2003, 406) if part of accessible route a. See accessible route above. See Attached. 6. Ramp details (ANSI 117.1 2003, 405) width, landings, rise, run, slope, handrails & edge protection a. It is understood there will be no ramps for exterior accessibility. 7. What is the total number of parking spaces provided? How many Accessible spaces are provided? (IBC 1106) a. Provided sheet 1 of 9 8. Will there be a passenger loading space at the Wedding Room? (IBC 1106.7) a. Provide compliance with IBC 1106.7 which refers to ANSI 117.1 503. Provide access aisle, width dimensions, slope, marking and connection to accessible route. See Attached. 9. Will there be an accessible route on the exterior to the Wedding Room? a. Provide width dimension and maximum slopes. b. The exit is not shown at north side? Exit discharge is to provide direct and unobstructed access to a public way. IBC 1023.6 c. The TOW shown for ‘D’ walls at this north exit is different than sheet A23 Grade Plane. TOW shown at 8.83’ for patio & retaining wall vs. ‘D’ (A23) TOW shown at 2.33’. Quick calculations do not seem to impact the grade plane significantly. Please verify if the TOW shown on site 1 of 1 for these locations is correct. d. There is a retaining wall detail provided on Grading Permit G-011-07 page 8 of 9. The sheet was not wet stamped. Provide (2) wet stamped details for retaining walls >4 feet. All retaining wall over 4 feet require a permit and engineering. This can be included on site sheet 1of 1 or you can provide an 8 ½” x 11”. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PROJECT CONTACTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 1 OWNER & GENERAL CONTRACTOR Della Terra, LLC Hill Country Custom Homes, Inc. Contact: Pamela Amelang 3501 Fall River Road Estes Park, CO 80517 Phone: 970-586-4563 Phone: 970-493-5639 Cell: 970- Fax: 970-498-9837 Email: pamelang1@yahoo.com ARCHITECT Architecture West, LLC Stephen J Steinbicker, AIA Phone: 970-207-0424 Fax: 970-207-9191 Email: archwest@comcast.net CIVIL ENGINEER Shear Engineering Corporation Contact: Brain W. Shear, Mike Cole 4836 So. College Ave. Suite 12 Fort Collins, CO 80525 Phone: 970-226-5334 Phone: 970-226-4451 Fax: 970-282-0311 Email: mcole@shearengineering.com STRUCTURAL ENGINEER Weeks & Associates Contact: Gary Weeks 4700 South College Ave. #1 Fort Collins, CO 80525 Phone: 970-225-2422 Fax: 970-225-2622 Email: MECHANICAL & PLUMBING ENGINEER Integrated Mechanical, LLC Contact: 223 Linden Street, Suite 204 Fort Collins, CO 80524 Phone: 970-556-0570 Cell: 970-498-9837 Fax: 800-656-4359 Email: Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PROJECT CONTACTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 2 ELECTRICAL ENGINEER APS, Inc. Electrical Engineers Contact: 7726 Park Ridge Circle Fort Collins, CO 80528 Phone: 970-206-0369 Fax: Email: Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PRE-CONSTRUCTION MEETING L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 3 A Pre-construction meeting is required prior to permit issuance. The Permit Applicant or General Contractor is responsible to schedule the Pre-construction meeting. Town Staff will provide the location and facilitate the meeting. (Claude Traufield 970- 577-3722). It is recommended all contractors attend; including, but not limited to: General, Excavating, Infrastructure, Concrete/Masonry, Plumbing, Framing, Mechanical, Fuel Gas, Electrical, Exterior Flashing/Veneer, Fire Alarm, Sprinkler, Roofing, Insulation, Drywall, and Fire Stop Systems. Project Designers and owners are welcome and strongly encouraged to attend. All parties involved in the project will be accountable for information discussed at the Pre-construction meeting, whether or not they attend. Plan Review Comments and Department Policies will be discussed at the Pre- construction Meeting. The Pre-construction meeting notes identify some important information on the plans and Town policies. They require no designer/owner response. However, the Code Review and Plan Review Comments require Designer response and Town approval prior to permit issuance. While it is recognized and understood that the final authority for interpretation and enforcement of the provisions of the building codes rest with the Chief Building Official, open discussion of differing interpretations is encouraged and welcomed. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra APPLICABLE CODES L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 4 • The plans and specifications submitted have been reviewed for conformance with the following codes as amended and adopted by the Town of Estes Park. Estes Valley Development Code (EVDC); adopted November 3, 1999; effective Feb. 2000 • Applicant shall identify any variances granted by the Board of Adjustment. Estes Park Municipal Code (EPMC) Estes Park Municipal Code (EPMC), Chapters 14.12 and 14.20, adopt the following codes including codes referenced therein (NFPA 13, NFPA 72, ASME A17.1, ANSI A117.1-2003, etc.): International Building Code (IBC), 2003 Edition International Mechanical Code (IMC), 2003 Edition International Fuel Gas Code (IFGC), 2003 Edition International Plumbing Code (IPC), 2003 Edition International Energy Conservation Code (IECC), 2003 Edition National Electrical Code (NEC), 2005 Edition Accessibility requirements of the Americans with Disability Act of 1991 are not part of this review. The U. S. Department of Justice is the final authority for enforcement of ADA requirements. It is the responsibility of owners, designers and contractors to provide access to this facility and to comply with ADA requirements. This review has addressed compliance with chapter 11 of the 2003 International Building Code and the 2003 ANSI A117.1 standard for accessibility. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra CODE REVIEW REQUIRED PROPOSED COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 5 I. OCCUPANCY CLASS(ES) & USE(S) IBC, Chapter 3 R-1/A-3Non-separated Uses Designed for A-3 requirements. Approved A-2? II. TYPE OF CONSTRUCTION IBC, Chapter 6 VB Pending III. HEIGHT LIMITATION IBC, TABLE 503 ( 40+20 ) EVDC MAXIMUM 30’ Height increase per 504.2 =60’ Actual Height 40’ Pending Planning sign off IV. STORY LIMITATION IBC, TABLE 503 (1 ) Story increase per 504.2 = 2 3 Stories shown? Or 2 Stories & Basement Pending Basement does not comply w/ 502.1 definitions. V. AREA LIMITATION IBC, TABLE 503 (6000 s.f./floor) R-1 6837 s.f. 1st floor 5809 s.f. 2nd floor A-3 2746 s.f. 1st floor 15392 total s.f. + R-1 basement 6593 s.f. Building Total = 21985 s.f. Pending determination of basement or story. Verify square footages shown. A. INCREASE FOR SEPARATION Section 506 Not taken Approved B. INCREASE FOR SPRINKLER Section 506 Yes 6000 + (6000 x 200%) = 18000 any one story max. 54000.00 total s.f. shown No reduction in requirements from 601 (d) allowed if used. Approved X # of stories x2=36000 total s.f. + basement. VI. FIRE-RESISTANCE IBC, 302.1.1.1/ Table 302.1.1 Incidental Uses = IBC Table 601 = (0 hrs.) IBC Table 602 = (0 hrs.) Incidental Use areas per plan Areas over 100 s.f. = smoke seal & self closing door per 302.1.1.1. VB = 0 VB > 30’ to property line all sides. Approved VII. INTERIOR FINISHES IBC, Chapter 8 Table 802.5 Not Noted on plan Provide detail A. SPRINKLERED A-3 B/B/C R-1 B/C/C Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra CODE REVIEW REQUIRED PROPOSED COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 6 VIII. FIRE PROTECTION SYSTEMS A. AUTO SPRINKLER SYSTEM IBC Table 302.1.1 1 HR./Sprinklered IBC 903.2.1.3 NFPA 13 Provided Per 903.3.1.1 NFPA 13 System Approved B. FIRE ALARM SYSTEM IBC, Section 907 NFPA 72 907.2.1 Group A 907.2.8 Group R-1 Not noted on plan Pending Most restrictive applies IX. MEANS OF EGRESS IBC, Chapter 10 Pending A. OCCUPANT LOAD Table 1004.1.2 Basement R-1 200 gross Basement A-3 TV 15 net 1st floor R-1 200 gross 1st floor A-3 7 net 1st floor A-2 15 net 2nd floor R-1 200 gross 343 total occupants 33 Occupants ? 34 Occupants 247 Occupants ? 29 Occupants Pending – Occupant load calculations for use area B. EXIT WIDTH IBC, Table 1005.1 Stairs = .2”x 343 = 6.3” Other = .15”x 343 = 4.2” Min. Door Exit Width 36” Min. Stair Width 44” 1009.1 Serving <50 = 36” 1009.1 (1) Pending occupant load revision Door schedule w/req’d hardware C. EXIT TRAVEL DISTANCE IBC, Table 1015.1 Sprinklered 250’ max. IBC, 1013.3 Common Path A-3/R-1 75’ max. <250’ from furthest point <75’ Approved D. CORRIDORS IBC 1016.1/ Table 1016.1 Width IBC 1016.2 A-3 0 hours w/sprinkler R-1 .5 hours w/sprinkler 44” minimum unless occupant capacity <50 = 36” Pending Fire Partitions are required for corridors E. # OF EXITS REQUIRED IBC, Table 1018.1 (2) per level IBC, Table 1018.2 (2) per level IBC, Section 1014 (2) per level 2 exits per floor provided R-1 +2 exits provided A-3 Review of spaces required. Pending Occupant load by use area is required. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra CODE REVIEW REQUIRED PROPOSED COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 7 F. EXITS SEPARATION IBC, 1014.2.1 (2 Exits) 1/3 Distance 1014.2.1 (2) Mech. Rm. <500 sq. ft. Approved G. STAIRWAYS IBC, 1009 IBC, 1009.8 Winders IBC, 1009.11 Handrails Minimum Width 44” Not permitted No detail provided Pending Landings required at change of direction. Details required. H. VERTICAL EXIT ENCLOSURE IBC 1019 IBC 1023.1 (1) Exit Discharge 1019.1 (8) 2 Floors Only 1019.1 (9) 2 Means of Egress Each floor 707.2 (7.4) Open to Corridor – R 707.2 (7.6) Sep. from Floor Opening serving other floors. Exit Enclosure to Reception Area Pending – Basement Stair open to floor opening of 1st Story. Approved X. ACCESSIBILITY Pending A. ROUTES TO (EXTERIOR) Insufficient detail Pending B. ENTRANCES Reception Area Wedding Room? Pending 50% required C. MEANS OF EGRESS Insufficient detail Pending D. ROUTES THROUGH Insufficient detail Pending E. RESTROOMS Insufficient detail Pending F. REACH RANGES Insufficient detail Pending F. FEATURES Insufficient detail Pending XI. PLUMBING FIXTURES Table 2902.1 Insufficient information Pending XII. ENERGY COMPLIANCE IECC 2003 Documentation submitted is for Residential projects only. Submit COMcheck or alternative compliance documentation. Pending XIII. ROOF COVERING Min. Class C Class A Asphalt Approved Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra CODE REVIEW REQUIRED PROPOSED COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 8 XIV. DEFERRED SUBMITTALS A. Air Balance Report B. Automatic Sprinkler System NFPA 13 C. Fire Alarm System NFPA 72 D. Hood suppression system E. Interior Finishes F. Elevator G. Truss Specifications XV. SPECIAL INSPECTORS A. Elevator B. Fire Protection Engineer Sprinkler System Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PLAN REVIEW COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 9 1. Application a. It is the Department of Building Safety policy to require a fire-stop specialty contractor when fire-resistive construction is involved. A fire-stop contractor will be required. Submittal of Fire stop system listings for review and approval is required prior to release of the permit. b. This review is based on the assumption that changes will be made to meet the definition of a basement plus 2 stories, VB construction. Some aspects of the review can not be completed until revised plans are submitted. c. This review includes life safety and interior accessible routes as noted below. Review of Structural, Mechanical, Plumbing, etc. has not been completed yet. d. A review will be done on the submitted responses to the questions for this review. Need for additional plan review may require additional fees. 2. Civil – Exterior Accessibility a. Insufficient detail provided for exterior accessible requirements for review and compliant construction. Provide details and sections where necessary to communicate requirements for: 1. Accessible route (ANSI 117.1 2003, 402) location, dimensions, slope 2. Van accessible & vehicle parking space/spaces (ANSI 117.1 2003, 502.2) dimensions, slope & marking 3. Access aisle (ANSI 117.1 2003, 502.4) dimensions, slope & marking 4. Signage (ANSI 117.1 2003, 502.7 & IBC 1110.1 2003) 5. Curb ramp details (ANSI 117.1 2003, 406) if part of accessible route 6. Ramp details (ANSI 117.1 2003, 405) width, landings, rise, run, slope, handrails & edge protection 7. What is the total number of parking spaces provided? How many Accessible spaces are provided? (IBC 1106) 8. Will there be a passenger loading space at the Wedding Room? (IBC 1106.7) 9. Will there be an accessible route on the exterior to the Wedding Room? b. Provide detail showing compliance with Exit Discharge IBC 1023 and IBC 1023.6 Access to a public way. Every exit discharge from the building shall have a direct and unobstructed access to a public way. c. Provide detail showing compliance for exterior landings at doors IBC 1008.1.5. d. Provide detail showing compliance for exterior landing at stairways IBC 1009.4. 3. Building Code Analysis – Actual Area Calculations a. First Floor Level – Wedding Chapel is classified as A-3. Will this space be used also for banquets? Justify. b. First Floor Level – Bed & Breakfast square footage is different than calculated at plan review. Please verify. Is the Wedding Balcony square footage included? Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 10 c. Provide the square footages for exterior porch (Patios & Entrance) areas. 4. Building Code Analysis – Occupant Load a. Occupant load calculations are required to be calculated based on the occupancy of each space per IBC 1004.9. Example: The basement TV room has a different floor area allowance per occupant than the Sleeping units. Means of Egress is based on the occupant load of each space. Justify or revise Occupant load calculations for each area on each floor. b. The net square footage for the Wedding Chapel is different than calculated at plan review. Is there a platform or other type of separation from the rest of the Wedding Chapel at the West bump out? Section or Floor plan does not clarify what will be located here. Justify or revise. c. Per IBC 1004.3 every room or space that is an assembly occupancy shall have the occupant load of the room or space posted in a conspicuous place. Justify or provide information for compliant construction. 5. Building Code Analysis – Const. Type, Allowable Floor Area, Actual Stories a. The Basement does not meet the definition of basement. (#1 & #2) as shown. It is required to be counted as a story. See e-mail dated 12/20/07 Justify. The site plan sheet 1 of 2, November 14, 2007 by Shear Engineering shows the Lower Level Slab at 8303.33. The grade around the building is shown at 8305. This is a difference of 1.67 feet. The finished floor surface above the lower level is shown at 8314.09, which makes it 9.09 feet above the finished ground level for more than 50% of the building (502 Basement #2). The grade plane (average grade 6 feet away from the exterior walls) looks to be the same as 8305 finished ground level, so again the floor above the lower level would exceed the 6 feet above grade plane (502 Basement #1) The Architectural Elevations show top of foundation at 3’-0” (2.5’ with 6“to finished grade). The finished floor surface above the lower level at 9’-6 5/8” would put finished grade at 7’-0 5/8” below that floor. (502 Basement #2) I would need more contours labeled on the civil to do an accurate grade plane calculation (502 Basement #1). It looks to me like the plan is to have the finished grade consistent all around the building. b. Type VB maximum stories with increase for sprinkler system is 2. Justify classification of 2 Stories & Basement. c. Total Allowable Building Area; this figure would be x2 stories for a total of 36,000 s.f. + basement. The basement would not be included in the allowable area per IBC 503.1.1. 6. Building Code Analysis – Fire Protection Systems a. An NFPA 13 complying automatic sprinkler system shall be installed throughout the building and shall be permitted, inspected, and approved by the Colorado Department of Public Safety, Division of Fire Safety. (720-852-6739). Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 11 b. Prior to installation, provide a set of Colorado Division of Fire Safety approved plans of the automatic sprinkler system to the Department of Building Safety for review and approval, per IBC, 106.1.1.1. c. An NFPA 72 complying fire alarm system is required. See IBC 3006.5, IBC 907.2.1, 907.2.8., NFPA 13, 8.16.1.1, NFPA 72, 6.15.3, etc. d. The Colorado State Electrical Board, Department of Regulatory Agencies, is responsible for permits, inspections and approval of the electrical installation of Fire Alarm Systems.(Dave Cearlock 970-577-3589; 970-223-9838). The Department of Building Safety is responsible for plan reviews and inspections of fire alarm systems. e. Prior to system installation, Fire Alarm Plans shall be submitted to the Department of Building Safety for review and approval, per IBC, 106.1.1.1. (For minimum qualifications of fire alarm systems Designers, Installers, and Maintenance personnel, see Attachment A). f. Provide location and number of Visible and Audible alarms per IBC Table 907.9.1.3. Are these the horn/strobe shown on E1.0 for basement level units? 7. Building Code Analysis – Fire Resistive Requirements a. Per IBC 711.3 (exception) Horizontal floor assemblies separating dwelling units or sleeping units shall be a minimum of ½ hour fire-resistance rated construction for a fully sprinklered VB type of construction. Justify or revise. b. Corridors in R occupancy are required to have a ½ hour fire-resistance rating per IBC Table 1016.1. Justify or revise. 8. Building Code Analysis – Interior Finishes a. Provide Interior Finish requirements per IBC Table 803.5 for compliant construction. b. Provide Decorations and Trim requirements per IBC 805.1. Interior specifications can be submitted as a deferred submittal. 9. Building Code Analysis – Accessory Use Areas a. Accessory Use area 1st Floor Breakfast at 1473 square feet exceeds 10% of the story in which it is located per IBC 302.2 and it is over 750 square feet per IBC 302.2.1. Justify. b. Add 1st Floor Wedding Balcony area. c. Add Basement Exercise Room. d. Add Upper Floor Massage, Salon and Library. 10. Building Code Analysis – Fire-Resistance Rated Construction a. Provide copies of listings for all fire-resistance-rated assemblies, per IBC 703.2. (Concealed areas without sprinklers- per NFPA 13; Elevator shaft per IBC, 707.14 and 707.4; Machine room per IBC 3006.4; Stair enclosures per IBC, 1019.1.5; etc.) b. Note: Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 12 underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. c. Shaft enclosures for vertical fireplace flues with a fire-resistance rating of 1 hour penetrate the sleeping units floor/ceiling assemblies which have a ½ hour fire-resistance rating, therefore IBC 712.4.3.1 (refers to non fire-resistance- rated assemblies) does not apply. Justify or revise. Details and listed assemblies for compliant construction are required. d. Shaft enclosures are required for stairways that do not meet the exceptions of IBC 707.2. The stairway from the basement to the main floor lobby area, the stairway from the kitchen to the basement exit access hallway, and the accessible ramp to the Wedding Room are all required to be enclosed by a shaft enclosure, constructed as a fire barrier to separate the basement from the 1st Story. Justify or revise. Details, listed assemblies and opening protectives per Section 715 are required for compliant construction. e. Shaft enclosures with a fire-resistance rating of 1 hour are required for the elevator shaft and mechanical chase. Details and listed assemblies are required for compliant construction f. Note: Per Fire Partition Continuity IBC 708.4, fire partitions are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Rated wall or floor ceiling assemblies can not be penetrated by non rated walls or floor/ceilings. g. Walls separating sleeping units per IBC 708.3 (2) Fire Partitions are required to have a ½ hour fire-resistive construction for fully sprinklered VB type of construction. These walls per IBC 708.4 Continuity, are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Provide details and listed assemblies for compliant construction. h. Corridors in R occupancy are to be constructed as Fire Partitions IBC 708.1 (4) and have a fire-resistance rating of ½ hour per Table 1016.1. Provide details for compliant construction. Provide detail if the corridor ceiling is constructed as the walls 708.4 (3) or if they will be continuous per 708.4. Provide detail on opening protectives Section 715 and penetrations Section 712. i. Horizontal Assemblies per IBC 711 should read floor/ceiling. j. Horizontal Floor/Ceiling IBC 711.3 assemblies are required to have a minimum ½ hour fire-resistance rated construction separating dwelling units or sleeping units for fully sprinklered VB type of construction. Continuity of Horizontal Assemblies IBC 711.4 requires supporting construction to be protected to afford the required fire-resistance rating of the horizontal assembly supported and can not be penetrated by non rated walls. Provide detail and listed assemblies for compliant construction. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 13 k. Penetrations per IBC 712 should include walls (712.3) and floor/ceiling penetrations (712.4). l. Provide detail for Opening Protectives Section 715. Opening protectives has specific requirements for door assemblies in rated assemblies. Submit a door schedule that addresses all door requirements, including rated door requirements and door operations per IBC 1008.1.8 11. Building Code Analysis – Means of Egress a. Corridors are listed as not required to be fire rated for group A. Nonseparated uses per IBC 302.3.1 require all other code requirements to apply to each portion of the building based on the use of the area, except that the most restrictive applicable provisions of Chapter 9 shall apply to the nonseparated uses. Means of Egress and all other code requirements except Chapter 9 is calculated by the occupancy of the use area. Justify or revise. b. Vertical Exit Enclosures IBC 1019, constructed as fire barriers with a fire- resistance rating of 1 hour are required for stair from basement to reception entry. Details for compliant construction including penetrations (1019.2), ventilation (1019.1.3) and opening protectives (715.3.4 & Table 715.3) are required. c. Justify Accessible Ramp from basement to Wedding Room not constructed as a Shaft Enclosure IBC 707.2? The ramp connects the basement to the Main Level which is open to the Upper Level. d. Justify Exterior Exit Access stair from basement to north exit at grade compliance with IBC 1022.6 (3). Separation from the interior of the building is not required unless required by 1019.1. Per 1019.1 the basement is required to be separated from the 2 stories above. Therefore, the exterior stairs have to be separated as the interior stairs, or provide separation from the interior portions of the building per IBC 1019.1.4. Justify or revise. e. Provide locations and detail for Accessible Means of Egress required per IBC 1007. Where more than one means of egress is required from any accessible space, each accessible portion of the space shall be served by not less than two accessible means of egress. A review will be required on submitted documentation. 12. Building Code Analysis – Accessibility a. A Detailed listing of the total number of existing units on this site, including which ones are fully accessible, type A and type B units is required for review. A site inspection of existing accessible units for compliance with code will be required prior to acceptance. IBC Table 1107.6.1.1 b. Insufficient detail provided to do a complete review of the accessible features. Enlarged floor plans and elevations are required for review and compliant construction. Submit enlarged floor plans for accessible features including elevations for accessible toilet and bathing rooms and snack/serving areas. A review is required of submitted details. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 14 c. Per IBC 1103.1 Buildings and facilities on a site are to be accessible. Per IBC 1107.3 Rooms and spaces available to the general public or available for use by residents are accessible spaces. This review is based on all facilities available to the general public or residents will be accessible. d. Provide detail on the exterior accessible route. IBC 1104.1 e. Provide detail on Accessible Entrances 1105.1. At least 50% of all public entrances are to be accessible. f. Provide detail on the interior accessible route for each floor. IBC 1104.3 g. Provide door schedule that details compliance with 309 Operable Parts, 404.2.4 Thresholds at Doorways, 404.2.8 Door-Opening Force, and 404.2.9 Door Surface. h. Provide detail on IBC 1109.13 Controls, operating mechanisms and hardware and IBC 1109.13.1 Operable windows. i. Provide detail on 703 Signs and IBC 1110.1 Signs. 13. Building Code Analysis – Interior Environment a. Provide detail showing compliance with IBC 1207 Sound Transmission. b. Provide detail showing compliance with IBC 1210 Surrounding Materials. 14. Building Code Analysis – Elevators a. The elevator and the elevator machine room IBC 3002.1 are required to have a 1 hour fire-resistance-rated construction as a shaft enclosure. Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. Provide detail for compliant construction. b. Prior to installation, provide plans and specifications for elevator to the Department of Building Safety for review and approval. c. A special inspector, hired by the building owner and approved by the Building Official, shall certify the elevator complies with all applicable requirements which include, but are not limited to ASME A17.1, IBC, ANSI A117.1, ADA, etc. d. The Special Inspector shall be approved prior to permit issuance. 15. Building Code Analysis – Plumbing Systems a. Provide number of plumbing fixtures required based on type of occupancy and occupant load use of areas shown. IBC 2902.1 16. Building Code Analysis – Energy Compliance a. The Energy Prescriptive Package submitted with application is for Building that can be constructed under the IRC. Submit documentation for compliance with 2003 IECC Chapter 5. A review of the energy compliance documentation and building sections will be done after submittal. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 15 17. Exiting/Fire Partition Sheet b. The mechanical room in-between sleeping units on all 3 floors is shown on the floor plans as 1 hour fire rated walls. The Exiting/Fire Partition plan does not reflect that. Justify or revise. c. Basement area marked as Wedding Storage only shows protection for part of the room. The total area open to the area under the stairs is required to be protected per IBC 1019.1.5. Justify or revise. d. Rating for stair from Kitchen to basement exit access area is showing the shaft enclosure on the main floor walls. Per IBC 707.5 Continuity, the supporting construction shall be protected to afford the required fire-resistance rating of the element supported. Provide details showing compliance. e. Provide required exiting from each accessory space. 18. Sheet A-2, Basement Floor Plan a. Will the TV room have fixed seating, chairs only (not fixed) or tables and chairs? b. The door shown in the TV room and north exit access has two swinging door leafs. Per IBC 1008.1.1 the minimum clear opening width of one leaf is required to be 32”. Justify or revise. c. Some doors to occupied rooms or spaces (Exercise) are shown with a 2’10” door. Per IBC 1008.1.1 the minimum clear opening width is required to be 32”. The door schedule (as required by #10) should address the dimension from the door face open at 90 degrees to the stop to be a minimum of 32”. d. Windows shown from suites looking out to patios may be required to be safety glazing. Sheet A-20 Window Schedule does not list the rough opening height of the window. Per IBC 2406.3 (9) safety glazing is required when the bottom edge of the glazing is within 60” of walking surface of the spa side and within 60” of horizontally of the water’s edge. Justify or revise. e. Label storage room next to elevator. Enclosures under stairways per IBC 1019.1.5 are required to be protected by 1-hour fire-resistive-rated construction or required rating of stairway. Provide detail. f. Wedding Storage area is required by 1019.1.5 to be protected as noted above also. Provide detail. g. No storage is allowed under exterior stairs per IBC 1019.5. Provide note. h. Landings at stairs to reception and basement to main level (center area) do not comply with IBC 1009.4 (2) door opening into stairway landings. Justify or revise. i. Sprinkler (Valve) Rooms should not be used for storage purposes other than fire protection systems. j. Do type ’B’ staff quarters have a room numbers for identification? 19. Sheet A-2, Basement Floor Plan – Accessibility ANSI 117.1 (2003) a. As noted in #12, provide interior accessible route. IBC 1104.3 b. As noted in #11, provide accessible means of egress. IBC 1007 Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 16 c. The entrance to the exercise room is required per 404.2.3 to have 12” minimum if both closer and latch is provided from the push/latch side of the door. Justify or provide door schedule detailing hardware at door. d. As noted in #12, provide elevations of Snack Bar area for review and compliant construction with 904.5, 902.3 and 804.4. e. As noted in #12, a review of the accessible bathrooms shown will be done when enlarged floor plans and elevations are submitted. f. The accessible bathroom next to suite #12 is shown with an automatic opener as an alternative method for compliance with 404.2.3; the automatic opener will be required on the interior for maneuvering clearances also. Provide this information on the door schedule. g. Both type ‘B’ staff quarters have a closet with an appliance that is not labeled and a kitchenette that is not labeled. Laundry Equipment is to comply with 1004.10. The kitchenette is to comply with 1004.12.. Label all appliances and Show clear floor space. h. Both type ‘B’ staff quarters are to comply with 1004.9 Operable Parts. i. Provide which option the toilet and bathing rooms are to comply with the enlarged floor plans and elevations for type ‘B’ units. j. North type ‘B’ staff quarter primary entrance door is required to have maneuvering clearances according to 404.2.3 on the corridor side. Justify or revise. k. Provide additional detail on ramp to Wedding Room that shows landings, length of ramp run, rise for each ramp run and required area at turns, including dimensions etc. to demonstrate compliance with IBC 1010 and ANSI 117.1 405 Ramps. l. Width reduction shown at ramp to Wedding Room is not in compliance with 1010.5.3 Restrictions. Justify or revise. m. Turns shown on ramp without required landings are not in compliance with 1010.6.4 Change in Direction. Justify or revise. 20. Sheet A-3 Wedding Room Floor Plan – Accessibility ANSI 117.1 (2003) a. Provide enlarged floor plans and elevations for accessibility review of Men’s and Women’s restrooms. b. Doors shown into the Men’s, Woman’s and accessible ramp from the basement are required to have a minimum of 18” on the pull side of the door 404.2.3.1. Justify c. Bar area service counters are shown at 42”AFF. Per 902 Dining Surfaces and Work Surfaces, accessible surfaces are required per 902.2 and 902.3 and IBC 1108.2.9.1. Justify or revise. 21. Sheet A-4, Main Floor Plan d. Will there be a check in desk? Provide detail for accessibility ANSI 117.1 904 Sales & Service Counters. e. Label the use for areas shown on other drawings as Office, Reception Area, Lodge Room, Suites, etc. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 17 f. Provide a dimension for the stair shown from the Reception Area to the Lodge Room. g. Windows shown from suites looking out to patios may be required to be safety glazing. Sheet A-20 Window Schedule does not list the rough opening height of the window. Per IBC 2406.3 (9) safety glazing is required when the bottom edge of the glazing is within 60” of walking surface of the spa side and within 60” of horizontally of the water’s edge. Justify or revise. h. Some doors are shown with a 2’10” door. Per IBC 1008.1.1 the minimum clear opening width is required to be 32”. The door schedule (as required by #10) should address the dimension from the door face open at 90 degrees to the stop to be a minimum of 32”. i. Provide planned use of Show Kitchen. Will guests be allowed to use equipment? Will buffet food items be available in this area? j. Winder stairways are not permitted per IBC 1009.8. Change in direction requires a landing per IBC 1009.4. Justify or revise all center stair runs from basement to upper floor and kitchen stair. k. Landings at stairs from kitchen to basement exit access area do not comply with IBC 1009.4 (2) door opening into stairway landings. Justify or revise. l. Landings at exterior stairs from upper level show at 3’-9” does not comply with IBC 1009.4 the width of the landing shall not be less than the stairway served measured in the direction of travel. Justify or revise. 22. Sheet A-4, Main Floor Plan - Accessibility ANSI 117.1 (2003) a. As noted in #12, provide interior accessible route. IBC 1104.3 b. As noted in #11, provide accessible means of egress. IBC 1007 c. If Office is used for registering guest, it will be required to be accessible. Justify or provide detail. d. The Lodge Room is shown with a step down. Justify Lodge Room area not accessible as required by IBC 1103.1. All building facilities shall be accessible to persons with physical disabilities. e. The Wedding Balcony is shown with a step up. Justify balcony area not accessible as required by IBC 1103.1. All building facilities shall be accessible to persons with physical disabilities. f. Show compliance in Breakfast Area with IBC 1108.2.9.1 Dining Surfaces and 1109.11 Seating at tables… g. As noted in #12, provide elevations of Serving Bar area for review and compliant construction with ANSI 117.1 904.5, 902.3. h. As noted in #12, a review of the accessible bathroom shown by the Elevator will be done when enlarged floor plans and elevations are submitted. i. A review of the required # of plumbing facilities for this floor will be done when the requested (#15) analysis is submitted. j. The maneuvering clearance for the accessible bathroom shown by the Elevator requires 48” minimum width at the hinge approach push side. 404.2.3.1 Justify or revise. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 18 k. Suite 3 is shown as a type ‘A’ unit. The primary entrance door is required to have maneuvering clearances according to 404.2.3 for both sides and 404.2.3.3 for opening off corridor. Justify or revise. l. As noted in #12, a review of the accessible type ‘A’ bathroom 1003.11 shown in Suite 3 will be done when enlarged floor plans and elevations are submitted. 23. Sheet A-5, Upper Floor Plan a. Landing at interior stairs to exterior stair at upper level show at 3’-10” does not comply with IBC 1009.4 the width of the landing shall not be less than the stairway served measured in the direction of travel for both directions. Justify or revise. b. Landings at stair from this level to exterior stair does not comply with IBC 1009.4 (2) door opening into stairway landings. Justify or revise. c. Windows shown from suites looking out to patios may be required to be safety glazing. Sheet A-20 Window Schedule does not list the rough opening height of the window. Per IBC 2406.3 (9) safety glazing is required when the bottom edge of the glazing is within 60” of walking surface of the spa side and within 60” of horizontally of the water’s edge. Justify or revise. d. Some doors are shown with a 2’10” door. Per IBC 1008.1.1 the minimum clear opening width is required to be 32”. The door schedule (as required by #10) should address the dimension from the door face open at 90 degrees to the stop to be a minimum of 32”. e. Doors to the Suites on this floor are shown with a 2’- 8” door. Per IBC 1008.1.1 the minimum clear opening width is required to be 32”. Justify or revise. The door schedule (as required by #10) should address the dimension from the door face open at 90 degrees to the stop to be a minimum of 32”. 24. Sheet A-5, Upper Floor Plan - Accessibility ANSI 117.1 (2003) a. As noted in #12, provide interior accessible route. IBC 1104.3 b. As noted in #11, provide accessible means of egress. IBC 1007 c. As noted in #12, provide elevations of Snack Bar area for review and compliant construction with 904.5, 902.3 and 804.4. d. The Corridor shown outside the salon door to meet maneuvering clearances per 404.2.3.1 is required to have a 42” minimum clear opening. Verify e. As noted in #12, a review of the accessible bathroom shown by the Massage Room will be done when enlarged floor plans and elevations are submitted. 25. Sheet A-9, Section A a. Structural & Energy not reviewed yet. b. Detail for vertical exit enclosure from Reception to Basement is not detailed as shown on floor plan. Section is required to show compliant construction for a rated vertical exit enclosure. Justify or revise. c. Guard detail shown notes 4” between balusters. IBC 1012.3 Opening limitations require a 4” sphere can not pass through any opening. Justify or revise. Please note height of guard is from finished floor to top of rail. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 19 26. Sheet A-10, Section B & C a. Structural & Energy not reviewed yet. b. Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. c. These sections show the 5/8” quiet rock 525 for gypsum board. Provide listed shaft wall assembly that complies with 1 hour fire-resistance rating. d. These sections show the drywall stopping at the bottom of each floor/ceiling assembly. The shaft wall assembly is required to continue to the deck of the floor/ceiling assembly or the floor/ceiling assembly has to be rated to provide equal protection. IBC 707.5 Justify or revise e. These sections show the shaft enclosure stopping at the upper floor ceiling. Per IBC 707.12 Enclosure at the top, the shaft enclosure is to extend to the underside of the roof deck or be enclosed at the top with construction of the same fire-resistance rating as the topmost floor or not less than required for the shaft. Justify or revise. 27. Sheet A-11, Section D a. Structural & Energy not reviewed yet. b. Shaft enclosures are constructed as fire barriers Section 706. Shaft enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. c. Section for Solar trunk line/Boiler flue chase is to be a shaft enclosure. Provide listed shaft wall assembly that complies with 1 hour fire-resistance rating. d. This section shows the drywall stopping at the bottom of each floor/ceiling assembly on Lodge Room side. The shaft wall assembly is required to continue to the deck of the floor/ceiling assembly or the floor/ceiling assembly has to be rated to provide equal protection IBC 707.5. Justify or revise. e. This section does not show the top of the shaft enclosure. Per IBC 707.12 Enclosure at the top, the shaft enclosure is to extend to the underside of the roof deck or be enclosed at the top with construction of the same fire-resistance rating as the topmost floor or not less than required for the shaft. Justify or revise. f. Revision of sections is required to show compliant details on fire-resistance- rated construction as required for fire-barriers and fire-partitions. (Sleeping unit separations and floor/ceiling assemblies) 28. Sheet A-12, Section E a. Structural & Energy not reviewed yet. b. Detail for compliant construction is required for Handrails IBC 1009.11. Provide additional enlarged typical detail for exterior stairways that shows Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 20 compliance with both sides required, height, graspability, continuity, and extensions. c. Detail for compliant construction is required for exterior stairways IBC 1009.1. Provide additional enlarged typical detail for exterior stairways that shows compliance with Profile 1009.3.2 (no open risers), landings 1009.4 and outdoor conditions 1009.5.2 29. Sheet A-13, Section F a. Detail for compliant construction is required for Ramps IBC 1010.1 & ANSI 117.1 405 Ramps. Provide additional enlarged typical detail for interior ramp to Wedding Room that shows compliance with slope, cross slope 1010.3, maximum vertical rise 1010.4, width 1010.5.1, headroom 1010.5.2, restrictions 1010.5.3, and landings 1010.6. Show compliance with 1010.8 Handrails including extensions. 30. Sheet A-14, Section G & H a. Detail for compliant construction is required for Handrails IBC 1009.11. Provide additional enlarged typical detail for interior stairways that shows compliance with height, graspability, continuity, extensions and # required. b. Detail for compliant construction is required for guards IBC 1012.1. Provide additional enlarged typical detail for interior stairways that shows compliance with height and opening limitations. c. Detail for compliant construction is required for interior stairways IBC 1009.1. Provide additional enlarged typical detail for interior stairways that shows compliance with profile 1009.3.2 and landings 1009.4. 31. Sheet A-15, Section I a. A minimum of one section is required to show fire partition details as required for walls separating sleeping units, corridors, and floor/ceiling assemblies. • Detail Fire Partition Continuity IBC 708.4, fire partitions are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Rated wall or floor ceiling assemblies can not be penetrated by non rated walls or floor/ceilings. • Detail Walls separating sleeping units per IBC 708.3 (2) Fire Partitions are required to have a ½ hour fire-resistive construction for fully sprinklered VB type of construction. These walls per IBC 708.4 Continuity are to extend from the top of the floor assembly below to the underside of the floor or roof deck above or to a fire-resistance-rated floor/ceiling or roof/ceiling assembly. Provide details and listed assemblies for compliant construction. • Detail Corridors in R occupancy are to be constructed as Fire Partitions IBC 708.1 (4) and have a fire-resistance rating of ½ hour per Table 1016.1. Provide details for compliant construction. Provide detail if the corridor ceiling is constructed as the walls 708.4 (3) or if they will be continuous per Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 21 708.4. Provide detail on opening protectives Section 715 and penetrations Section 712. • Detail Horizontal Floor/Ceiling IBC 711.3 assemblies are required to have a minimum ½ hour fire-resistance rated construction separating dwelling units or sleeping units for fully sprinklered VB type of construction. Continuity of Horizontal Assemblies IBC 711.4 requires supporting construction to be protected to afford the required fire-resistance rating of the horizontal assembly supported and can not be penetrated by non rated walls. Provide detail and listed assemblies for compliant construction. 32. Sheet A-16, Section J a. Detail for vertical exit enclosure from Reception to Basement is required to show compliant construction for a rated vertical exit enclosure. b. Provide listed wall assembly that complies with 1 hour fire-resistance rating. c. Note: Vertical exit enclosures are constructed as fire barriers Section 706. Vertical exit enclosure walls extend from the top of the floor/ceiling assembly below to the underside of the floor or roof deck above and are continuous through concealed spaces per IBC 707.5. The wall is continuous deck to deck. Rated wall or floor/ceiling assemblies can not be penetrated by non rated walls or non rated floor/ceilings. d. This section does not show the top of the Vertical exit enclosure. Per IBC 707.12 Enclosure at the top, the exit enclosure is to extend to the underside of the roof deck or be enclosed at the top with construction of the same fire- resistance rating as the topmost floor or not less than required for the shaft. Justify or revise. 33. Sheet A-20, Window Schedule a. Verify windows shown comply with IBC Section 2406 Safety Glazing. b. Windows shown next to doors at Wedding Room may be required to be safety glazing. Per IBC 2406.3 (6) within a 24” arc of either vertical edge of the door in a closed position… Justify or revise. c. Windows shown next to doors at Reception Room may be required to be safety glazing. Per IBC 2406.3 (6) within a 24” arc of either vertical edge of the door in a closed position… Justify or revise. 34. Sheet A-23, Grade Plane (submitted 01-09-08) a. Total perimeter numbers shown on left side of sheet are the calculations to verify basement meets the definition of basement, exception #2 IBC 502? Please verify we are interpreting this correctly. b. I believe the line 52% of exterior walls have a grade plane… should be 52% of exterior walls have a finished ground level… c. Finished Floor: 8312.66 - Please verify Grade at 6’4” foundation walls 6’ from building is 8207.83’? Average Grade Plane lists this at 8307.83? Clarify. Date: 01/09/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra project contacts 2008.01.09.doc Page 22 d. Average Grade Plane numbers shown in center of sheet are the calculations to verify basement meets the definition of basement, exception #1 IBC 502? Please verify we are interpreting this correctly. e. The Average Grade Plane numbers used to multiply by the lowest grade within 6 feet of the foundation walls seems to be the number of walls not the liner feet of those walls. Please recalculate using the lowest grade within 6 feet of the foundation walls by the liner feet of those walls or Justify. f. After reviewing the patio areas with Will Birchfield, its our interpretation that the patios are actually covered by the roof, see IBC 502 Area, Building, therefore the calculations for grade can be taken at the patio area foundation walls or the lowest grade within 6 feet of patio area foundation walls. Date: 01/28/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.01.28.doc Page 1 • The plans and specifications submitted have been reviewed for conformance with the following codes as amended and adopted by the Town of Estes Park. Estes Valley Development Code (EVDC); adopted November 3, 1999; effective Feb. 2000 • Applicant shall identify any variances granted by the Board of Adjustment. Estes Park Municipal Code (EPMC) Estes Park Municipal Code (EPMC), Chapters 14.12 and 14.20, adopt the following codes including codes referenced therein (NFPA 13, NFPA 72, ASME A17.1, ANSI A117.1-2003, etc.): International Building Code (IBC), 2003 Edition International Mechanical Code (IMC), 2003 Edition International Fuel Gas Code (IFGC), 2003 Edition International Plumbing Code (IPC), 2003 Edition International Energy Conservation Code (IECC), 2003 Edition National Electrical Code (NEC), 2005 Edition Accessibility requirements of the Americans with Disability Act of 1991 are not part of this review. The U. S. Department of Justice is the final authority for enforcement of ADA requirements. It is the responsibility of owners, designers and contractors to provide access to this facility and to comply with ADA requirements. This review has addressed compliance with chapter 11 of the 2003 International Building Code and the 2003 ANSI A117.1 standard for accessibility. Date: 01/28/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PLAN REVIEW COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.01.28.doc Page 2 1. S0-1 General Notes a. Live loads noted at 3.0 B for Upper Floor is at 40 psf. Per IBC Table 1607.1(27) Public Rooms and corridors serving them, require 100 psf. Clarify and provide design live loads for portions of the building as applicable. b. Locally required minimum live loads for exterior decks with hot tubs are 100 psf and decks without hot tubs are 60 psf. Provide design live load. c. Wind loads noted at 3.0 D (3 second gust) is noted as 100 mph. Locally adopted minimum wind speed (3 second gust) is 105 mph. Justify or revise. d. Submit for review the Geotechnical Report dated 3/5/07 by Earth Engineering Company. e. Special Inspectors as required by note 6.0 Special Structural Inspections are to be pre-approved by the Building Official. IBC 1703.1 2. S1-1 Foundation Plan a. Verify foundation plan scale listed at ¼”? b. Are you providing a sub-slab radon depressurization system? If applicable, details are required. c. Provide elevation of slab for basement and wedding room. d. Provide top of foundation elevations. e. Verify exterior stair enclosure wall area to the north has moved per documents submitted for grade plane calculations. Justify or revise. 3. S2-1 Main Floor Framing Plan a. Structural Engineer has specified an I-Level Trus Joist product for I joist. Substitutions per Building Department Policy require revised plans and review. b. Provide section marks on framing plans to show location of sections in Architectural Drawings. c. Provide framing for site constructed roofs at suites. d. A-17 shows LVL headers at suite windows, no notation on structural so would default to (3) 2x10’s. Clarify. e. Glu lam beams specified at exterior deck/porches are required to be listed for exterior use. Protection with a surface applied product is not sufficient per Building Department Policy. Justify or revise. f. 2x6 exterior stud walls at several locations are shown with a laterally unsupported height exceeding 10’ per IBC Table 2308.9.1. All exterior walls are considered bearing walls. Justify or revise. 4. S3-1 Upper Floor & Lower Roof Framing Plan a. Provide framing for site constructed roofs at suites. 5. S3.2 Lower Roof Framing Plan a. Over frames are required to be on 2x sleepers per Building Department Policy. Date: 01/28/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.01.28.doc Page 3 b. 2x8’s @ 24” o.c. for over frames with a maximum span of 12’ fails I level software for a 50 psf snow load. Justify or revise. c. All roof rafters and trusses are to be connected to resist uplift. Provide type of connector & fasteners. d. All roof rafters and trusses are to be laterally blocked at bearing. Provide note to ensure compliance. e. Provide size and spacing of lookouts. Lookouts are to be connected at bearing, starting at the lowest point and @ 48”o.c. maximum. Provide note. 6. S5.1 Details a. Sill plate and sealer not noted on plans. Section A12 details studs against foundation wall. Provide compliance with IBC 2304.11.2.2 Framing Wood framing members, including wood sheathing, which rest on exterior foundation walls and are less than 8 inches (203 mm) from exposed earth, shall be of naturally durable or preservative-treated wood. Wood framing members and furring strips attached directly to the interior of exterior masonry or concrete walls below grade shall be of approved naturally durable or preservative-treated wood. 7. S5.1 Lower Roof Framing Plan a. Sill plate and sealer not noted on plans. Section A12 details studs against foundation wall. Provide compliance with IBC 2304.11.2.2 Framing 8. MPO.1 General HVAC Notes a. Provide an enlarged floor plan with dimensions of kitchen cooking appliances and Type 1 hood. Provide clearances to combustibles required by IMC 507.9. b. Provide elevation detail of ductwork, duct enclosure, hood, cooking surface, air supply, exhaust system and structural support through the roof assembly detailing compliance with IMC 506.3 Ducts serving Type 1 hoods. c. Provide hood specifications. d. Provide kitchen equipment specifications. e. Provide hood fire wrap specifications. f. Plenums are not permitted in combustible construction. Please delete note. 9. MP2.1 Basement HVAC Plan a. Penetrations or openings in fire-resistance-rated assemblies require protection IBC 712 & 716. Provide listings on fire dampers and/or fire-stop systems. (Exhaust fans, dryer ducts, etc.) 10. MP2.2 Main Floor HVAC Plan a. See review #9a above. 11. MP2.2 Flag Notes a. Note 2; see review #8 above. b. Note 3; see review #8 above. Date: 01/28/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.01.28.doc Page 4 c. Note 4; provide specifications and installation detail for Residential Range Hood exhaust system. (Local Amendment) d. Note 5; provide specifications on range. 12. MP2.3 Upper Floor HVAC Plan a. See review #9a above. 13. MP2.3 Flag Notes a. Note 4; see review #8 above. 14. MP2.4 Wedding Room HVAC Plan a. See review #9a above. 15. M5.1 Enlarged Mechanical Room HVAC Plan a. See review #9a above. b. Provide listed fire-stop system(s) or listed shaft for Flag Note # 6 & 7 A11 16. M6.3 Sequence of Operations a. Fan Coil FC-2: Hood suppressions system specifications are to be submitted to the Department of Building Safety for review and approval prior to installation as a deferred submittal. 17. Energy Compliance Documentation a. As noted on life safety review dated 01/09/08, #16 submit documentation for compliance with 2003 IECC Chapter 5. 18. Plumbing a. The Health Department is to approve well water and State Engineer to approve new wells. 19. P2.1 Basement Floor Waste and Vent Plan a. Penetrations or openings in fire-resistance-rated assemblies require protection IBC 712 & 716. Provide listings on fire dampers and/or fire-stop systems. 20. P2.2 Main Floor Plumbing Plan a. See review #19a above. 21. P2.3 Upper Floor Plumbing Plan a. Submit specifications for solar panels for review and approval prior to installation. b. See review #19a above. 22. P6.1 Grease Interceptor Detail a. Vent Grease Interceptor per State of Colorado regulations. Date: 01/28/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.01.28.doc Page 5 b. Increase size of GI to 500 gallon, per conversations with Upper Thompson Sanitation District and Chief Building Official. 23. Electrical Plans a. Electrical permits and inspections are the responsibility of the Colorado State Electrical Board, Department of Regulatory Agencies. (Dave Cearlock 970- 577-3589). Plans have not been reviewed by the Town of Estes Park Department of Building Safety. 24. Electrical Plans a. Illumination is not shown at the exterior doors. Justify compliance with IBC 1006.1 Illumination required The means of egress, including the exit discharge, shall be illuminated at all times the building space served by the means of egress is occupied. b. The Estes Valley Development Code regulates all exterior lighting. Please refer to EVDC 7.9 for specifics. 25. Plumbing Gas a. The gas schematic is still under review. The Department of Building Safety is having difficulty getting the sizing to work for Della Terra’s altitude. A review will be completed as soon as possible. 26. Plumbing Fixtures a. A review of the plumbing fixtures can not be completed until revised occupant load numbers are submitted. Date: 03/13/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra PLAN REVIEW COMMENTS L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.03.13.doc 2nd Review - Commentary in blue +/or highlighted items requiring clarification or justification. 1. S3.2 Lower Roof Framing Plan a. Over frames are required to be on 2x sleepers per Building Department Policy. This was not addressed that I could see? b. 2x8’s @ 24” o.c. for over frames with a maximum span of 12’ fails I level software for a 50 psf snow load. Justify or revise. This was not addressed that I could see? 2. MPO.1 General HVAC Notes a. Provide an enlarged floor plan with dimensions of kitchen cooking appliances and Type 1 hood. Provide clearances to combustibles required by IMC 507.9. Owner is to submit enlarged floor plan for Kitchen layout. What needs to be clarified by submitting the enlarged floor plan is the requirement for clearances to combustibles (stud wall and wood floor/ceiling). • The Type 1 Hood grease duct enclosure is required to have an 18” clearance from the duct to the interior surface of enclosures of combustible construction per IMC 506.3.10. M5.1 Grease Duct /Fan Detail refer to a shaft enclosure on A-25, which I believe is wood stud construction and would not be considered noncombustible construction. Also noted is 3’ minimum to 12” Max air gap. This would not comply with the requirement of IMC 506.3.10. Justify or revise. • The Type 1 Hood is required to have an 18” clearance from the hood to any combustible interior surface per IMC 507.9. All surfaces within 18” of the cooking surface and exhaust hood opening must be smooth, readily cleanable, noncombustible and nonabsorbent. The note on page M5.1 calls for a noncombustible wall with stainless steel. Metal studs with gypsum board meet the exception of IMC 507.9 for the wall if the construction continues for 18” in all directions from the hood. Provide location of detail on Architectural plans that show non-combustible construction. This exception is not applicable to grease ducts IMC 506.3.10. The 18” clearance is still required for the floor/ceiling combustible construction. Justify. b. Provide elevation detail of ductwork, duct enclosure, hood, cooking surface, air supply, exhaust system and structural support through the roof assembly detailing compliance with IMC 506.3 Ducts serving Type 1 hoods. • Provide location of detail for structural support of Grease Duct/Fan? 3. M2.1, M2.2, M2.3 HVAC Plan a. Penetrations or openings in fire-resistance-rated assemblies require protection IBC 712 & 716. Provide listings on fire dampers and/or fire-stop systems. (Exhaust fans, dryer ducts, etc.) Date: 03/13/08 Permit #: 8445 By: Carolyn McEndaffer & Will Birchfield, CBO Job Address: 3501 Fall River Road Della Terra L:\Comm Dev\AddressFiles\Fall River Rd\3501 FRR_Della Terra\PLANNING 3501 Fall River Rd Della Terra 2008\3501 Fall River Road Della Terra Struct, Review 2008.03.13.doc • Owner is to either provide copies of all fire-stop assemblies specific to the assembly penetrated and penetrating item prior to release of permit or will hire a special inspector for fire-stop systems. 4. P2.1, P2.2, P2.3Waste and Vent Plan a. Penetrations or openings in fire-resistance-rated assemblies require protection IBC 712 & 716. Provide listings on fire dampers and/or fire-stop systems. • Owner is to either provide copies of all fire-stop assemblies specific to the assembly penetrated and penetrating item prior to release of permit or will hire a special inspector for fire-stop systems. 5. P2.3 Upper Floor Plumbing Plan a. Submit specifications for solar panels for review and approval prior to installation. • Manufacturers’ installation instructions and specifications are required to be submitted as a deferred submittal prior to start of installation for review and approval from the building department. Gas Review response from Integrated Mechanical dated 2/12/08 has not been reviewed yet. Comments from the building department will be submitted for your consideration as soon as possible.