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Home My WebLink AboutPLANS Game Room 101 S Saint Vrain Ave 2023-06-12RIDGELINE HOTEL – GAME ROOM 101 South Saint Vrain Ave., Estes Park, CO 80517 General Notes 1. Do not scale drawings for dimensions. Dimensions are typically to face of masonry or concrete and face of framing member, unless otherwise noted. 2. Clean-up of rubbish and debris resulting from work shall be collected regularly from project site and legally disposed of. 3. Contractors are responsible for all materials and quantities shown in these drawings graphically as well as those called for by note. 4. The Contractor shall obtain all necessary permits to complete the proposed work and shall comply with all local, state, and federal regulations. 5. All materials and construction shall be completed in accordance with the requirements of Town of Estes Park and the 2015 IBC. 6. Provide shoring, temporary bracing, barricades and other measures as necessary to ensure a safe building construction site – coordinate with Owner. 7. Contractor to verify existing conditions and review discrepancies or inconsistencies of site and drawings with Architect prior to commencing construction. 8. Field verify all rough openings and wall widths prior to ordering or fabrication of materials. 9. Modifications to the existing automatic fire sprinkler system may be required for this project. The Owner is to work with Fire Protection Engineer/Contractor to determine specific changes and submit shop drawings to the Town and Fire Authority for review and approval if needed. 10. Electrical work is to be completed by a licensed electrician in conformance with the requirements of the currently adopted National Electric Code (NEC). 11. Contractor shall take care during demolition to protect all items and materials to remain. Repair all damage caused by demolition to any areas of the property to its current condition. Protect adjacent areas from damage, dirt, dust and fumes. 12. Existing information indicates no presence of asbestos or other hazardous materials. Contractor to base bid on this assumption. In the event that such materials are discovered, the Contractor shall abide by all abatement laws and codes as an equitable scope change is negotiated. 13. Maintain egress uninterrupted. Provide barricades to protect the public and employees during working periods. Provide full height plastic sheeting with taped seams to prevent the spread of dust. 14. Coordinate the shutoff of power and other utilities with the building Owner. A1 Title Sheet and Project Narrative A2 Permit Information and Key Plan A3 Demolition Plan A4 New Construction Floor Plan A5 Sections and Details Sheet Index Color Legend In these drawings colors represent... Demolition New Construction Project Narrative Within the existing building, there are currently two adjacent public meeting rooms which are divided by an operable partition. This project proposes removing the operable partition and constructing a permanent "demising wall" between the two rooms. The new wall will be several feet south of the existing operable partition location. The north of the two rooms (the Lake Estes room) will be used for Gaming. The south room (Trail Ridge) will continue to be used as a public meeting room. The change from Meeting to Gaming does not affect the A2 Occupancy Classification, but is considered a occupant-denser use and therefore the occupant load of the building is increased by 25 people. In 2017 the building was remodeled, and in this immediate area, a third meeting room was converted to Offices and thereby decreased the occupant load by about 66 people. In combination, these projects do not negatively impact neither egress nor plumbing fixture requirements. The new demising wall is to be constructed using wood studs as allowed in Type III-A construction in this part of the building. The wall is to be constructed immediately below an existing roof bar joist. The wall is designed to accommodate 2" of deflection in that joist (>L/280). The new wall does not constitute a fire barrier, but is constructed with multiple layers of drywall to provide sound mitigation between the two rooms. The Trail Ridge meeting room to the south does not have adequate egress (regardless of the proposed remodel), so an additional new exit is proposed through the Lake Estes room to the north. See item E in the permit information on the next sheet. Exits from both the Trail Ridge and Lake Estes rooms are to be separated by more than 1/3 of the diagonal room dimension per IBC 1007.1.1, Exception 2. Existing egress doors (not new) from these meeting rooms swing into the large corridor Concourse west of the work area. Although this is not ideal, the approximately 15'-0" wide Concourse can accommodate the door swings. Given the shifted-south location of the proposed new demising wall, the Owner shall consult with a Fire Protection Engineer (Sprinkler Company) to determine if sprinkler heads need to be relocated or augmented.north Estes Park, CO 4/18/23 A1 of 5 P# 2226 April 18, 2023 RIDGELINE HOTEL – GAME ROOM 101 South Saint Vrain Ave., Estes Park, CO 80517 Title Sheet and Project Narrative REVIEWED by SAFEbuilt; 2018 International Codes Subject to inspection and compliance to all Relevant, adopted Building & Municipal Codes 06/12/2023 2015 Permit Information APPLICABLE CODES 2015 International Building Code 2015 International Existing Building Code 2020 National Electric Code 2017 ICC/ANSI A117.1 Accessible and Useable Buildings and Facilities A. OCCUPANCY CLASSIFICATION 1. Occupancy Groups a. Lobby/Restaurant/Meeting Group A2 Work Area is in this Group b. Pool/Meeting Group A2 c. Hotel Group R1 d. Conference Center Group A3 2. Separations a. A2/A2 Separation 3-hr Two walls of the Work Area b. A2/A3 Separation 3-hr are suppose to be 3-hr rated c. R1/A2 Separation Not Separated 3. Areas a. Lower Level i. Lobby/Restaurant/Meeting 15,020 sf Work Area is in this Area ii. Pool/Meeting 11,925 sf iii. Hotel 11,180 sf iv.Conference Center 19,711 sf v. Total Footprint Area 57,836 sf b. Second Level i. Hotel 11,560 sf ii. Conference Center 3,624 sf c. Third Level Hotel 10,925 sf d.Fourth Level Hotel 10,925 sf e. TOTAL FLOOR AREA 94,870 sf B. CONSTRUCTION TYPE 1. Construction Type a. Lobby/Restaurant/Meeting Type III-A Work Area is in this Type b. Pool/Meeting Type III-A c. Hotel Type II-B d. Conference Center Type II-A 2. Assembly Requirements for Type III-A a. Primary Structural Frame 1-hr b. Interior Bearing Walls 1-hr c. Interior Partitions Non-rated d. Roof Construction Non-rated 3. Interior Finishes (Chapter 8) Max Flame Max Smoke Class Spread Development a. Corridore B 75 450 b. Meeting/Game Rooms C 200 450 C. ALLOWABLE HEIGHT AND FLOOR AREA 1. Building Height and Floor Area are not changed with this project D. FIRE PROTECTION SYSTEMS 1. Building is fully served by Automatic Fire Sprinkler System 2. Head locations in proximity to new demising wall shall be evaluated by a Fire Protection Engineer Conf Ctr GROUP A-3 Construction Type II-A 23,335 sf Lobby Restaurant Meeting GROUP A-2 Cnst-Type III-A 15,020 sf Pool Meeting GROUP A-3 Cnst-Type III-A 11,925 sf Hotel GROUP R-1 Cnst-Type II-B E. EGRESS 1. Overall Egress for Building is not significantly impacted by this project a. Occupant Load is increased by this project by 25 people due to decreased occupant load factor for the Game Room from 15 to 11 sf/person b. 2017 project significantly decreased the occupant load in the subject area of the building by changing a Meeting Room to Offices - 66 few occupants 2. Trail Ridge Meeting Room requires a second exit because occupant load > 50 a. Providing a second exit door directly to a corridor is not feasible because of surrounding uses and separation requirement of IBC 1007.1.1, Exception 2 (separation of exits by min 1/3 greatest diagonal distance) - See Floor Plan Sheet A3 for specifics b. Proposed Exit Through Intervening Space (IBC 1016.2) approved by Chief Building Official Gary Rusu in advance i. Rooms are accessory to one another - both in the publicly accessible common areas of the hotel ii. The exitway cannot be locked. New door will have panic hardware. The lights in the Lake Estes Room are to be put on an occupancy sensor and emergency lighting can be added or reconfigured iii. The exitway cannot pass through a kitchen, storage, Groups H, S or F, etc. c. IBC 1016.2, item 5, Exception 2.4 requires 44" min width defined aisle. This is provided by a proposed partial height wall in the southwest corner of the Lake Estes room. F. EXISTING BUILDING CODE 1. Classification Alternation Level 2 2. Work Area 2417 sf (Total of Lake Estes and Trail Ridge rooms) 3. Alteration Level 1 Requirements (IEBC Chapter 7) also apply to Level 2 a. No significant requirements or exceptions 4. Alteration Level 2 Requirements (IEBC Chapter 8) a. No significant requirements or exceptions G. PLUMBING FIXTURE REQUIREMENTS (Chapter 29) 1. With the changes in occupant load from 2017 in addition to this project (see item E,1 above), no changes to plumbing fixture counts are needed. H. ACCESSIBILITY 1. The scope of this project does not impact Accessibility J. ESTES PARK DEVELOPMENT CODE 1. The scope of this project is not impacted by the EPDC K. ENERGY CONSERVATION 1. The scope of this project does not impact Energy Conservation L. STRUCTURAL DESIGN 1. The scope of this project does not impact the building's structure. Key Plan Not to Scale plantrueWork Area - see Plan Sheets A3 & A4 4/18/23 A2 of 5 P# 2226 April 18, 2023 RIDGELINE HOTEL – GAME ROOM 101 South Saint Vrain Ave., Estes Park, CO 80517 Permit Information and Key Plan 2009 Reviewed by SAFEbuilt 06/12/2023 Completely remove operable partition Lake Estes Current Use: Meeting Room Trail Ridge Meeting Room Hotel Office Staff Room Not an Exitway Reception Desk Kitchen Not an Exitway Conference Center Storage/Utility Area Not an Exitway Concourse Conference Center Prefunction Area Return air shaft Demolition Plan Scale: 1/8" = 1'-0"plan tr u e 0 2 4 8 12 16 Open ceiling to accommodate new demising wall construction Cut and remove carpet in close proximity to new wall construction - See Sect 1/A5 Demolition Notes 1. Provide temporary building and site barricades where and when necessary. 2. The Contractor shall be responsible for legally disposing of all removed items and materials not to be reused or returned to the Owner. 3. Contractor shall protect all adjacent improvements/properties from damage. Any disturbed areas shall be restored to a minimum of their original condition. 4. Salvageable materials to be removed such as doors, trim, etc. shall be recycled or retained and reused as directed. Coordinate on-site storage of all reused items and materials with Owner. 5. Free standing furniture to be removed by Owner prior to demolition. 6. Conditions depicted on these drawings have been compiled from available information and must be verified with on-site conditions. Notify Architect of any discrepancies between these drawings and the actual conditions. 7. Existing information indicates no presence of asbestos or other hazardous materials. Demolition Contractor to base bid on this assumption. In the event that such materials are discovered, the Contractor shall abide by all abatement laws and codes as an equitable scope change is negotiated. 8. Contractor shall clean-up work premises each day and thoroughly clean at completion of work. Maintain existing exit door Maintain existing exit door Maintain existing exit door Existing door not an exit Existing door not an exit Existing doors not exits 4/18/23 A3 of 5 P# 2226 April 18, 2023 RIDGELINE HOTEL – GAME ROOM 101 South Saint Vrain Ave., Estes Park, CO 80517 Demolition Plan Reviewed by SAFEbuilt 06/12/2023 New demising wall - verify exact location with bar joist above - see section 1/A5 1 A5 50'- 0 " D i a g o n a l 51' - 6 " D i a g o n a l Lake Estes Proposed Use: Game Room 40'-1" x 28'-0" = 1123 sf OLF = 11 sf/person Occupant Load = 102 Number of Exits Required = 2 Trail Ridge Meeting Room 40'-1" x 32'-2" = 1290 sf OLF = 15 sf/person Occupant Load = 86 Number of Exits Required = 2 20 ' - 8 " ± Hotel Office Staff Room Not an Exitway Reception Desk Kitchen Not an Exitway Conference Center Storage/Utility Area Not an Exitway Concourse Conference Center Prefunction Area New Construction Plan Scale: 1/8" = 1'-0"plan tru e 0 2 4 8 12 16 > 1 / 3 x 5 0 ' - 0 " d i a g o n a l > 1/ 3 x 5 1 ' - 6 " d i a g o n a l General Notes 1. All work shall comply with governing codes for construction and universal accessibility including the 2015 IBC, 2009 ICC/ANSI A117.1 Accessibility Guidelines, and the Americans with Disabilities Act (ADA). 2. Do not scale drawings for dimensions. Dimensions are typically to face of masonry or concrete and face of framing member, unless otherwise noted. 3. Contractors are responsible for all materials and quantities shown in these drawings graphically as well as those called for by note. 4. Interior Finishes must conform to IBC Chapter 8 requirements for minimum "Class B" having maximum flame spread of 75 and maximum smoke development of 450. Match new finishes to existing. 5. Field verify all rough openings and wall widths prior to fabrication and/or ordering of materials.New proposed electric outlet locaitons 10'-0"3'-4" 8'-0" 4' - 0 " 18'-8 " ± 3 A5 New exit door - see elevation 2/A5 New exit sign above door - see detail 4/A5 Install an occupancy sensor (and overhead emergency lighting as needed) to activate exitway lighting in the Lake Estes Room when proposed new exit door is opened Verify operation of existing exit sign Verify operation of existing exit sign GC verify new wall relationship with existing shaft and close space New partial height wall - see sect 3/A5 4/18/23 A4 of 5 P# 2226 April 18, 2023 RIDGELINE HOTEL – GAME ROOM 101 South Saint Vrain Ave., Estes Park, CO 80517 New Construction Floor Plan Reviewed by SAFEbuilt 06/12/2023 Demising Wall1Scale: 1" = 1'-0" 0 3"6"1'-0"1'-6"2'-0"Door Elevation2Scale: 1/2" = 1'-0" 0 6"1'-0"2'-0"3'-0"4'-0" Meeting Room to Game Room as seen from push side Insulated 14-ga Hollow Metal Door in 14 ga Hollow Metal Frame (thermal break) no fire rating - no-rated glass Hinges, Closer (with hold-open function), Panic Hardware, Storage-function lever on pull side, Smoke Seal (as part of thermal break frame), Automatic Drop Sill Qty: 1 Max 100 sq in 3'-0" 3'-4" 7' - 0 " 7' - 2 " 0.145"ϕ shot pin or ⅜" expansion anchors at max 32"ocNew base trim to match existing 2x6 studs at 16"oc 2x6 studs at 16"oc R21 HD FG sound batt insulation (1) layer ⅝" gypsum board New ceiling edge angles - match exist Cut and reinstall ceiling tiles Existing T-grid ceiling ½" all-thread rod (approx 15" long - verify) w/ nut and washers as shown through 2x8 and 2x6 plates and through bottom chord of bar joist at max 32"oc Steel bar joist2" rigid insulation fitted tight between top and bottom angles 1"x1/4" steel bar, or hat channel or other similar trim - continuous Wire tie through insulation at approx 32"oc at each web crossing Steel angles, bottom chord of bar joist Polyurethane spray form insulation over bar joist within flutes of roof deck Steel angles, top chord of bar joist (2) beads of acoustic sealant between lapped drywall - do not fasted outer latyer at lap Existing steel roof deck Existing concrete floor slab Remove carpet at new construction 2x6 base plate set in bed of acoustic sealant 1 - Demising wall construction shown is not fire-rated. Construction shown will provide an STC rating of about 50 to 55 for sound control 2 - Construction to accommodate 2" deflection in roof structure > L/280 Partial Ht Wall3Scale: 1" = 1'-0" 0 3"6"1'-0"1'-6"2'-0" Door Head4Scale: 3" = 1'-0" 0 1"2"4"6"8"Future insulation Allow all-thread rod to slip easily through 2x6 plate - do not tighten nut Fasten upper drywall (approx 10" tall) to 2x8 plates - do not fasten below gap (2) 2x8 plates 2" 2" 2" deflection gap (2) layers ⅝" gypsum board with 7/8" resilient hat channels between at 16"oc Automatic Drop Sill Meeting room exit sign Wall construction per detail 1/A5 Additional 7/8" resilient hat channel around door perimeter ⅝" gypsum board back to door frame at head and door jambs - adhere Metal drywall corner bead at head and door jambs Caulk 14 ga hollow metal door frame with thermal break / smoke seal as shown - fill with insulation immediately prior to installation Backer rod and caulk Double plate at door head - support on (1) jack stud each end adjacent to min (1) king stud each end Note - Door Jambs Similar 1x10 oak cap - rip to match trim width below ¾" quarter round oak trim Double 2x6 top plate 2x6 studs 16"oc ⅝" gypsum board both sides 2x6 bottom plate with 0.145"ϕ shot pin or ⅜" expansion anchors at max 32"oc and (2) within 12" of west end of wall New base trim to match existing 4 A5 4 A5 sim 4/18/23 A5 of 5 P# 2226 April 18, 2023 RIDGELINE HOTEL – GAME ROOM 101 South Saint Vrain Ave., Estes Park, CO 80517 Sections and Details PT Reviewed by SAFEbuilt 06/12/2023