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Miscellaneous

Provide documents that show what areas were originally submitted for building permit versus what this addendum is showing. I did not see the former plans to be able to identify new fixtures.

Miscellaneous

Thank you for your time preparing and submitting the addendum and revisions for Phase 1A portion of the Basecamp project. While there are references for revisions to the building “core” such as deleting ladder accessing the roof deleting some of the records such as Mechanical COMcheck approved for the building, most of the work appears to add future rooms, walls and equipment to schedule for rough-in fixtures including sinks and floor sinks for Health Department requirements, water heaters, meters, counters and peninsulas, sewer drains and vents for retail, golf simulator and future bar in tenant spaces that are currently designated as "shells." Provide narrative of lease space requirements for future tenant finish permits and why proposed floor plan and PEM plans are not applicable if not adequate to start and finish these future permits. For example, the A101 tenant was to be leased out as existing, with one existing unisex restroom to be reused. Please review and let us know your thoughts as we ramp the team up in preparation for a TCO of the new multi-family building SPRMU220151, and partial on the existing building for the lobby room area only of SPRAD210636.

Miscellaneous

Thank you for your time preparing and submitting the addendum and revisions for Phase 1A portion of the Basecamp project. While there are references for revisions to the building “core” such as deleting ladder accessing the roof deleting some of the records such as Mechanical COMcheck approved for the building, most of the work appears to add future rooms, walls and equipment to schedule for rough-in fixtures including sinks and floor sinks for Health Department requirements, water heaters, meters, counters and peninsulas, sewer drains and vents for retail, golf simulator and future bar in tenant spaces that are currently designated as "shells." Provide narrative of lease space requirements for future tenant finish permits and why proposed floor plan and PEM plans are not applicable if not adequate to start and finish these future permits. For example, the A101 tenant was to be leased out as existing, with one existing unisex restroom to be reused. Please review and let us know your thoughts as we ramp the team up in preparation for a TCO of the new multi-family building SPRMU220151, and partial on the existing building for the lobby room area only of SPRAD210636.

Miscellaneous

Provide documents that show what areas were originally submitted for building permit versus what this addendum is showing. I did not see the former plans to be able to identify new fixtures.

Miscellaneous

Thank you for your time preparing and submitting the addendum and revisions for Phase 1A portion of the Basecamp project. While there are references for revisions to the building “core” such as deleting ladder accessing the roof deleting some of the records such as Mechanical COMcheck approved for the building, most of the work appears to add future rooms, walls and equipment to schedule for rough-in fixtures including sinks and floor sinks for Health Department requirements, water heaters, meters, counters and peninsulas, sewer drains and vents for retail, golf simulator and future bar in tenant spaces that are currently designated as "shells." Provide narrative of lease space requirements for future tenant finish permits and why proposed floor plan and PEM plans are not applicable if not adequate to start and finish these future permits. For example, the A101 tenant was to be leased out as existing, with one existing unisex restroom to be reused. Please review and let us know your thoughts as we ramp the team up in preparation for a TCO of the new multi-family building SPRMU220151, and partial on the existing building for the lobby room area only of SPRAD210636.

Miscellaneous

Architectural plans shall clearly show new or existing materials such as roof and ceilings. For example is the roof hatch new or existing. Plans to be resubmitted only when signed and sealed as per CO State Law with correct date. Civil, Structural and MEP plans appear outdated and shall be resubmitted when coordinated with updated and revised Architectural plans. UNRESOLVED. Structural plans signed and dated 11/12/2021 appear outdated with second floor framing and modifications to existing on Sheet A0321 that appear to create unstable condition and shall be resubmitted when coordinated with updated and revised Architectural plans.Location of the roof hatch has been revised to coordinate better with the existing structure, so that no additional modification of the structure is necessary. Please reference revised sheets A0201, A0202, A0211 which show the new location. While the other plans appear resolved, Structural plans signed and dated 11/12/2021 appear outdated with second floor framing and modifications to existing appear to require resubmittal of Structural Plans and Architectural only if applicable.

Miscellaneous

According to the LIFE SAFETY Plan on Sheet G0005, occupancy separations are shown with a 1 Hour rating. Please state the charging language from code for these and show materials of construction, whether non-rated and fire resistance rated assemblies as applicable, and where fire resistance provided for code purposes provide details of continuity of fire partitions, whether there is a rated ceiling or walls extend to roof deck, and protection assemblies of penetrations. This is similar to the gas piping clarification requested under Phase 1b - gas main location, how the main is regulated, enters the building and how certain fire-resistive structures are protected that is still outstanding (submittal was expected 9/15/22).RESOLVED WITH EXCEPTION OF GAS PIPING CLARIFICATION. This clarification requires penetration of 3-Hour Rated Wall that was actually a deferred submittal requested under Phase 1b permit SPRMU220151. As a DEFERRED SUBMITTAL, those portions of the design that are not submitted at the time of the application and that are to be submitted to the building official within a specified period. Work shall be installed in accordance with the approved construction documents, and any changes made during construction that are not in compliance with the approved construction documents shall be resubmitted for approval as an amended set of construction documents. RCRBD notes penetrations into or through interior exit stairways and passageways are prohibited except for certain exceptions per IBC Section 1023.5 and 1024.5. Provide a time frame for resubmittal under separate permit SPRMU220151 with documentaton of location and if allowed within floor-ceiling rated assembly an equal T-Rating and flex connection similar to expansion between buildings shall be provided. RESOLVED - This will be formally submitted no later than 2/23/2023, under permit SPRMU220151

Miscellaneous

Significant changes are proposed with this addendum to the uses and floor plan approved with DPVC-21-06. Substantial Conformance approval is required prior to approval of this addendum. __________________ PL20230012 Substantial conformance approved. Addendum OK. kd

Miscellaneous

Please provide a narrative that clearly explains each change proposed with this addendum.

Miscellaneous

Revised Drawings reflecting the reduced scope of work (no longer completing an addition with a mezzanine, no longer furnishing a commercial kitchen, etc.) It is not clear how this will change sprinkler and alarm coverage.

Miscellaneous

Architectural plans shall clearly show new or existing materials such as roof and ceilings. For example is the roof hatch new or existing. Plans to be resubmitted only when signed and sealed as per CO State Law with correct date. Civil, Structural and MEP plans appear outdated and shall be resubmitted when coordinated with updated and revised Architectural plans. UNRESOLVED. Structural plans signed and dated 11/12/2021 appear outdated with second floor framing and modifications to existing on Sheet A0321 that appear to create unstable condition and shall be resubmitted when coordinated with updated and revised Architectural plans.

Miscellaneous

The occupant load of Gymnasium and also lobby require two exits. The electrical plans referenced show two exits, however the door swing from the Phase 1b doors and inspected under 1a is incorrect and either needs to be corrected or illumination eliminated. The doors for water and electrical room rating of 20 minutes is incorrect for 1-Hour. Also, do any of these need to swing out for exit? Either way, panic and fire exit hardware shall be provided as applicable to all doors regardless of phase. Please update CODE ANALYSIS on Sheet G0003, submit hardware set(s) referenced in Door Schedule and Electrical revisions as applicable to exit lighting.

Miscellaneous

In reference to ACCESSIBILITY AND TYPICAL MOUNTING HEIGHTS on Sheet G0004, all required signage for accessibility is in this contract. Submit plans showing accessible routes and where directional signage may be required. For example, at least one of each type of exercise machine and equipment shall be on an accessible route, the 2 new doors shown in Gymnasium should be shown on route as applicable or have signage. Also details of accessible showers shall indicate clearance, clear floor space and grab bars as per ICC A117.1-2009 in lieu of 2010 ADAAG as referenced along with the height of mirror shown in BATHROOM NORTH ELEVATION 2/A0501 appears incorrect when compared to notes and figures on Sheet G0004.

Miscellaneous

According to the LIFE SAFETY Plan on Sheet G0005, occupancy separations are shown with a 1 Hour rating. Please state the charging language from code for these and show materials of construction, whether non-rated and fire resistance rated assemblies as applicable, and where fire resistance provided for code purposes provide details of continuity of fire partitions, whether there is a rated ceiling or walls extend to roof deck, and protection assemblies of penetrations. This is similar to the gas piping clarification requested under Phase 1b - gas main location, how the main is regulated, enters the building and how certain fire-resistive structures are protected that is still outstanding (submittal was expected 9/15/22).RESOLVED WITH EXCEPTION OF GAS PIPING CLARIFICATION. This clarification requires penetration of 3-Hour Rated Wall that was actually a deferred submittal requested under Phase 1b permit SPRMU220151. As a DEFERRED SUBMITTAL, those portions of the design that are not submitted at the time of the application and that are to be submitted to the building official within a specified period. Work shall be installed in accordance with the approved construction documents, and any changes made during construction that are not in compliance with the approved construction documents shall be resubmitted for approval as an amended set of construction documents. RCRBD notes penetrations into or through interior exit stairways and passageways are prohibited except for certain exceptions per IBC Section 1023.5 and 1024.5. Provide a time frame for resubmittal under separate permit SPRMU220151 with documentaton of location and if allowed within floor-ceiling rated assembly an equal T-Rating and flex connection similar to expansion between buildings shall be provided.

Miscellaneous

Occupied space not provided with natural ventilation in accordance with Section 1202.5 shall have mechanical ventilation in accordance with the International Mechanical Code. Outdoor air introduced into a space by an exhaust system shall be considered as contributing to the outdoor airflow required by Table 403.3.1.1 Exhaust airflow rate shall be provided in accordance with the requirements of Table 403.3.1.1. For example, the plans shall show how light and ventilation conforming to this code shall be provided to the new Leasing room and Storage room if this is used as office space in Fitness Area (if built under this permit as applicable).

Miscellaneous

IBC Chapter 29 regulates the minimum number of plumbing fixtures that must be provided for every type of building. The regulations in this chapter come directly from Chapters 3 and 4 of the International Plumbing Code (IPC). The approved plans shall show drinking fountain location(s) that are to be provided to include “HI-LO” provisions for accessibility (as applicable per ICC A117.1-2009 for all required fixtures) and service sinks. Additional protection for the building occupants includes requirements to maintain the plumbing in a safe and sanitary condition, as well as privacy for those occupants. Where there are practical difficulties involved in carrying out the provisions of this code, the code official shall have the authority to grant modifications for individual cases, upon application, provided that the code official shall first find that special individual reason makes the strict letter of this code impractical and the modification conforms to the intent and purpose of this code and that such modification does not lessen health, life and fire safety requirements. The details of action granting modifications shall be recorded and entered in the files of the plumbing inspection department as per IPC Section 105.1 Modifications. Please compose a Code Modification Request letter under Section 104.10 of the IBC for the Building Official to review with respect to the Uni-Sex Restrooms and Showers and total plumbing fixtures provided in comparison to what the code would required for male/female fixtures in the restroom/shower areas.

Miscellaneous

Any change in the use of energy between the existing and new tenant fitup such as addition of equipment and level of conditioning or openings for new doors, garage door replacement or storefront is considered an addition. Also, provide narrative of the area(s) to be served by the new boilers, water heaters and add the third boiler to the mechanical boiler schedule. The plans need to show how these requirements are to be insulated and fenestration U-factors of windows and doors that will be required. This will apply for all glazing in windows and doors installed on-site. The builder shall leave the National Fenestration Rating Council (NFRC) labels on all windows and doors with glazing at time of rough inspections so inspectors can verify the glazing requirements. U-factors shall be determined by an accredited, independent laboratory, and labeled and certified by the manufacturer. While there are exceptions, building entrances shall be protected with an enclosed vestibule, with all doors opening into and out of the vestibule equipped with self-closing devices as per IECC Section C402.5.7. Provide compliance option used for IECC commercial of spaces under this permit. For example, the Future Res Lobby appears over the allowable budgt factor for interior lighting. Also need additional efficiency package option chosen (similar to tenant spaces), exterior lighting calculation and electrical plans updated with mandatory lighting controls and location(s) of occupant sensor controls.

Miscellaneous

Where equipment requiring access or appliances are located on an elevated structure or the roof of a building such that personnel will have to climb higher than 16 feet (4877 mm) above grade to access such equipment or appliances, an interior or exterior means of access shall be provided. Such access shall not require climbing over obstructions greater than 30 inches (762 mm) in height or walking on roofs having a slope greater than 4four units vertical in 12 units horizontal (33-percent slope). Such access shall not require the use of portable ladders as per IMC Section 306.5 Equipment and appliances on roofs or elevated structures. Also note if RTU 4 is still needed and if it is resting on new patio.

Miscellaneous

Revised Drawings reflecting the reduced scope of work (no longer completing an addition with a mezzanine, no longer furnishing a commercial kitchen, etc.) It is not clear how this will change sprinkler and alarm coverage.

Miscellaneous

Architectural plans shall clearly show new or existing materials such as roof and ceilings. For example is the roof hatch new or existing. Plans to be resubmitted only when signed and sealed as per CO State Law with correct date. Civil, Structural and MEP plans appear outdated and shall be resubmitted when coordinated with updated and revised Architectural plans.

Miscellaneous

The occupant load of Gymnasium and also lobby require two exits. The electrical plans referenced show two exits, however the door swing from the Phase 1b doors and inspected under 1a is incorrect and either needs to be corrected or illumination eliminated. The doors for water and electrical room rating of 20 minutes is incorrect for 1-Hour. Also, do any of these need to swing out for exit? Either way, panic and fire exit hardware shall be provided as applicable to all doors regardless of phase. Please update CODE ANALYSIS on Sheet G0003, submit hardware set(s) referenced in Door Schedule and Electrical revisions as applicable to exit lighting.

Miscellaneous

In reference to ACCESSIBILITY AND TYPICAL MOUNTING HEIGHTS on Sheet G0004, all required signage for accessibility is in this contract. Submit plans showing accessible routes and where directional signage may be required. For example, at least one of each type of exercise machine and equipment shall be on an accessible route, the 2 new doors shown in Gymnasium should be shown on route as applicable or have signage. Also details of accessible showers shall indicate clearance, clear floor space and grab bars as per ICC A117.1-2009 in lieu of 2010 ADAAG as referenced along with the height of mirror shown in BATHROOM NORTH ELEVATION 2/A0501 appears incorrect when compared to notes and figures on Sheet G0004.

Miscellaneous

According to the LIFE SAFETY Plan on Sheet G0005, occupancy separations are shown with a 1 Hour rating. Please state the charging language from code for these and show materials of construction, whether non-rated and fire resistance rated assemblies as applicable, and where fire resistance provided for code purposes provide details of continuity of fire partitions, whether there is a rated ceiling or walls extend to roof deck, and protection assemblies of penetrations. This is similar to the gas piping clarification requested under Phase 1b - gas main location, how the main is regulated, enters the building and how certain fire-resistive structures are protected that is still outstanding (submittal was expected 9/15/22).

Miscellaneous

Occupied space not provided with natural ventilation in accordance with Section 1202.5 shall have mechanical ventilation in accordance with the International Mechanical Code. Outdoor air introduced into a space by an exhaust system shall be considered as contributing to the outdoor airflow required by Table 403.3.1.1 Exhaust airflow rate shall be provided in accordance with the requirements of Table 403.3.1.1. For example, the plans shall show how light and ventilation conforming to this code shall be provided to the new Leasing room and Storage room if this is used as office space in Fitness Area (if built under this permit as applicable).

Miscellaneous

IBC Chapter 29 regulates the minimum number of plumbing fixtures that must be provided for every type of building. The regulations in this chapter come directly from Chapters 3 and 4 of the International Plumbing Code (IPC). The approved plans shall show drinking fountain location(s) that are to be provided to include “HI-LO” provisions for accessibility (as applicable per ICC A117.1-2009 for all required fixtures) and service sinks. Additional protection for the building occupants includes requirements to maintain the plumbing in a safe and sanitary condition, as well as privacy for those occupants. Where there are practical difficulties involved in carrying out the provisions of this code, the code official shall have the authority to grant modifications for individual cases, upon application, provided that the code official shall first find that special individual reason makes the strict letter of this code impractical and the modification conforms to the intent and purpose of this code and that such modification does not lessen health, life and fire safety requirements. The details of action granting modifications shall be recorded and entered in the files of the plumbing inspection department as per IPC Section 105.1 Modifications. Please compose a Code Modification Request letter under Section 104.10 of the IBC for the Building Official to review with respect to the Uni-Sex Restrooms and Showers and total plumbing fixtures provided in comparison to what the code would required for male/female fixtures in the restroom/shower areas.

Miscellaneous

Any change in the use of energy between the existing and new tenant fitup such as addition of equipment and level of conditioning or openings for new doors, garage door replacement or storefront is considered an addition. Also, provide narrative of the area(s) to be served by the new boilers, water heaters and add the third boiler to the mechanical boiler schedule. The plans need to show how these requirements are to be insulated and fenestration U-factors of windows and doors that will be required. This will apply for all glazing in windows and doors installed on-site. The builder shall leave the National Fenestration Rating Council (NFRC) labels on all windows and doors with glazing at time of rough inspections so inspectors can verify the glazing requirements. U-factors shall be determined by an accredited, independent laboratory, and labeled and certified by the manufacturer. While there are exceptions, building entrances shall be protected with an enclosed vestibule, with all doors opening into and out of the vestibule equipped with self-closing devices as per IECC Section C402.5.7. Provide compliance option used for IECC commercial of spaces under this permit. For example, the Future Res Lobby appears over the allowable budgt factor for interior lighting. Also need additional efficiency package option chosen (similar to tenant spaces), exterior lighting calculation and electrical plans updated with mandatory lighting controls and location(s) of occupant sensor controls.

Miscellaneous

Where equipment requiring access or appliances are located on an elevated structure or the roof of a building such that personnel will have to climb higher than 16 feet (4877 mm) above grade to access such equipment or appliances, an interior or exterior means of access shall be provided. Such access shall not require climbing over obstructions greater than 30 inches (762 mm) in height or walking on roofs having a slope greater than 4four units vertical in 12 units horizontal (33-percent slope). Such access shall not require the use of portable ladders as per IMC Section 306.5 Equipment and appliances on roofs or elevated structures. Also note if RTU 4 is still needed and if it is resting on new patio.

Miscellaneous

Significant changes are proposed with this addendum to the uses and floor plan approved with DPVC-21-06. Substantial Conformance approval is required prior to approval of this addendum.

Miscellaneous

Please provide a narrative that clearly explains each change proposed with this addendum.

Miscellaneous

DPVC-21-06 Condition of Approval #1 to be resolved prior to construction permit approval. DPVC-21-06 Condition of Approval #1: "The developer shall pay proportionate share of potential future roadway and/or intersection improvements at Downhill Drive/US40 intersection, calculated at 1.29% of $7,441,409.92 or $95,994.20. Payment shall be submitted prior to issuance of building permit."

Miscellaneous

DPVC-21-06 Condition of Approval #1 to be resolved prior to construction permit approval. DPVC-21-06 Condition of Approval #1: "The developer shall pay proportionate share of potential future roadway and/or intersection improvements at Downhill Drive/US40 intersection, calculated at 1.29% of $7,441,409.92 or $95,994.20. Payment shall be submitted prior to issuance of building permit."

See Document Markups

The 1st submittal appears to be missing Civil Plans. Note that approved Civil plans are required prior to issuance of permits including Foundation Only. Please submit Civil plans that are complete for review and approval by RCRBD.

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The objective of the phased permitting process is to allow construction to begin on large projects while remaining design details are approved. This approach allows the applicant to phase the permitting process while establishing obtainable deadlines for meeting Federal, State, and local requirements. When I asked Todd about the Party Wall that is shown in Detail 4/A0331 and at first he said we were specifically asked not to approve any work for Phase 1B. Detail 4/A0331 shows 2 NEW LAYERS TYPE-X GWB and therefore the hesitation in approving this work. Please remove work shown in Phase 1A documents such as but not limited to Party Wall. Also we ask statements be filed with RCRBD complying with pertinent requirements in accordance with IBC Section 107.3.3 and acknowledge as the holder of such permit for the parts or phase of a building or structure materials and details to safely proceed at the holder's own risk with the building operation and without assurance that a permit for the entire structure will be granted.

Miscellaneous

Routt County Regional Building Department typically only reviews Civil Plans on certain sheets, such as the main site plan in most cases, that would show building setbacks, parking, accessible routes, etc. Provide site plan that shows continuous, unobstructed path of accessible route(s) from public transportation stops, accessible parking, accessible passenger loading zones, and public streets or sidewalks that complies with Chapter 11 to the building entrance(s) and egress doors served as applicable. Accessible routes shall be designed per ANSI A117 and designated graphically on the site plan complete with details of walking surfaces not be steeper than 1:20 unless a compliant ramp is proposed. The cross slope of a walking surface (and ramps) shall not be steeper than 1:48. This was not done, start with labelling all accessible building entrance(s) on accessible routes(s). Building entrances must be connected by an accessible route to public and common use areas that must be accessible include, but are not limited to, such spaces and elements as selected on-site walks, parking, aprons, rental offices, mailbox areas, trash/refuse disposal areas with at least one dumpster being accessible, and portions of common use tenant patio and picnic tables. Certain building entrances may be inaccessible if impractical based on site tests. Then provide accessible routes graphically on the site plan complete with details of floor surfaces (pavers, concrete and asphalt) not be steeper than 1:20 unless a compliant ramp is proposed. The cross slope of a walking surface (and ramps) shall not be steeper than 1:48 but adequate to prevent ice build-up. Include details of ramp(s) with guard and handrails per ANSI A119.5-15.

Miscellaneous

DPVC-21-06 Condition of Approval #1 to be resolved prior to construction permit approval. DPVC-21-06 Condition of Approval #1: "The developer shall pay proportionate share of potential future roadway and/or intersection improvements at Downhill Drive/US40 intersection, calculated at 1.29% of $7,441,409.92 or $95,994.20. Payment shall be submitted prior to issuance of building permit."

Miscellaneous

DPVC-21-06 Condition of Approval #1 to be resolved prior to construction permit approval. DPVC-21-06 Condition of Approval #1: "The developer shall pay proportionate share of potential future roadway and/or intersection improvements at Downhill Drive/US40 intersection, calculated at 1.29% of $7,441,409.92 or $95,994.20. Payment shall be submitted prior to issuance of building permit."

Miscellaneous

Routt County Regional Building Department typically only reviews Civil Plans on certain sheets, such as the main site plan in most cases, that would show building setbacks, parking, accessible routes, etc. Provide site plan that shows continuous, unobstructed path of accessible route(s) from public transportation stops, accessible parking, accessible passenger loading zones, and public streets or sidewalks that complies with Chapter 11 to the building entrance(s) and egress doors served as applicable. Accessible routes shall be designed per ANSI A117 and designated graphically on the site plan complete with details of walking surfaces not be steeper than 1:20 unless a compliant ramp is proposed. The cross slope of a walking surface (and ramps) shall not be steeper than 1:48. This was not done, start with labelling all accessible building entrance(s) on accessible routes(s). Building entrances must be connected by an accessible route to public and common use areas that must be accessible include, but are not limited to, such spaces and elements as selected on-site walks, parking, aprons, rental offices, mailbox areas, trash/refuse disposal areas with at least one dumpster being accessible, and portions of common use tenant patio and picnic tables. Certain building entrances may be inaccessible if impractical based on site tests. Then provide accessible routes graphically on the site plan complete with details of floor surfaces (pavers, concrete and asphalt) not be steeper than 1:20 unless a compliant ramp is proposed. The cross slope of a walking surface (and ramps) shall not be steeper than 1:48 but adequate to prevent ice build-up. Include details of ramp(s) with guard and handrails per ANSI A119.5-15.

See Document Markups

Architectural plans shall be resubmitted when signed and sealed as per CO State Law with correct date.

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The occupant load of Gymnasium and also lobby require two exits. The electrical plans referenced show two exits, however the door swing from the Phase 1b doors and inspected under 1a is incorrect and either needs to be corrected or illumination eliminated. The doors for water and electircal room rating of 20 minutes is incorrect, do any of these need to swing out? Either way, panic and fire exit hardware shall be provided as applicable to all doors regardless of phase. Please update Code Analysis on Sheet G0003, submit hardware set(s) referenced in Door Schedule and Electrical revisions as applicable.

See Document Markups

According to the Life Safety Plan on Sheet G0005, occupancy separations are shown with a 1 Hour rating. Please state the charging language from code for these and why the Storage room A106 is unrated. For example this could be sprinklered along with the rest of the VB building as declared on Sheet G0003. Either way, show materials of construction, whether non-rated and fire resistance rated assemblies, and fire resistance provided for penetrations, similar to the gas piping clarification requested under Phase 1b - gas main location, how the main is regulated, enters the building and how certain fire-resistive structures are protected that is still outstanding (expected 9/15/22).

Miscellaneous

Tap fee assessment sent to applicant. Needs tap fees paid.

Miscellaneous

approved plans need uploaded

Miscellaneous

DPVC-21-06 Condition of Approval #1 to be resolved prior to construction permit approval. DPVC-21-06 Condition of Approval #1: "The developer shall pay proportionate share of potential future roadway and/or intersection improvements at Downhill Drive/US40 intersection, calculated at 1.29% of $7,441,409.92 or $95,994.20. Payment shall be submitted prior to issuance of building permit."

Miscellaneous

Tap fee assessment sent to applicant. Needs tap fees paid.

Miscellaneous

approved plans need uploaded

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While a 2-HR rated Fire Wall appears inadequate, IBC Section 503.1.2 Buildings on same lot presents an additional option where two or more buildings on the same lot shall be regulated as separate buildings. For example, the fire wall becomes two exterior walls and per 503.1.2 walls and openings in exterior walls shall comply with Tables 601 and 602. The distance to an adjacent lot line shall be determined in accordance with Table 602 and Section 705. In this instance the existing wood shear wall and new exterior wall constructed under Phase 1b would be constructed not less than the fire-resistance rating based on fire separation distance (as required by Table 602 for exterior walls based on the fire separation distance) and continue to parapets provided on exterior walls of buildings (see IBC Section 705) and insulation added per code. RCRBD is prepared to allow the imaginary lot line to extend vertically only where two exterior walls exist thereby allowing for openings in the upper stories in the 1b structure if allowed by the Architect. Todd Carr Notes: We would accept the 3-Hour Rated Wall to be made up of two independent fire walls, where the existing building exterior wall would become a 1-hour rated wall assembly that would require drywall to be installed on both sides of the existing building walls, so find an assembly where you cover the 3/4" plywood shear wall on the north side of the existing wall you want to keep. Then find a 2-hour rated wall assembly you can construct for the new building which will need to meet the requirements for parapets as well. Also review those existing window openings on the raised roof area of the existing building, to see these will be allowed in close proximity to the the area separation fire wall. Applicant Response. Thank you, and noted for future “Area 1B” permit submission. The permit submission in question does not require a fire wall at Column Line 10, as the entire building is Type V-B, as exists. RCRBD finds this direction as proposed to be flawed as in the example when a townhouse is constructed only as a duplex and friction is developed when it counts and after the fact. There is a need to understand what we are being asked to approve, for example it appears you are adding a layer of drywall but no rated assembly is specified inside or out? Why is the head of wall non-rated at this time while it is under construction and inspected by Routt County? Todd agrees, either the Party Wall comes out of the plans completely or upgraded to a tested assembly for some future purpose.

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Required second exit door now shown with exit signs and emergency lighting.

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Provide kitchen equipment shown 'by others" on mechanical plans. While sheets M2.31 and M4.11 have been revised, see Detail 4/M4.12 for kitchen equipment shown 'by others".

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The 1st submittal appears to be missing Civil Plans. Note that approved Civil plans are required prior to issuance of permits including Foundation Only. Please submit Civil plans that are complete for review and approval by RCRBD.

See Document Markups

The objective of the phased permitting process is to allow construction to begin on large projects while remaining design details are approved. This approach allows the applicant to phase the permitting process while establishing obtainable deadlines for meeting Federal, State, and local requirements. When I asked Todd about the Party Wall that is shown in Detail 4/A0331 and at first he said we were specifically asked not to approve any work for Phase 1B. Detail 4/A0331 shows 2 NEW LAYERS TYPE-X GWB and therefore the hesitation in approving this work. Please remove work shown in Phase 1A documents such as but not limited to Party Wall. Also we ask statements be filed with RCRBD complying with pertinent requirements in accordance with IBC Section 107.3.3 and acknowledge as the holder of such permit for the parts or phase of a building or structure materials and details to safely proceed at the holder's own risk with the building operation and without assurance that a permit for the entire structure will be granted.

Miscellaneous

Routt County Regional Building Department typically only reviews Civil Plans on certain sheets, such as the main site plan in most cases, that would show building setbacks, parking, accessible routes, etc. Provide site plan that shows continuous, unobstructed path of accessible route(s) from public transportation stops, accessible parking, accessible passenger loading zones, and public streets or sidewalks that complies with Chapter 11 to the building entrance(s) and egress doors served as applicable. Accessible routes shall be designed per ANSI A117 and designated graphically on the site plan complete with details of walking surfaces not be steeper than 1:20 unless a compliant ramp is proposed. The cross slope of a walking surface (and ramps) shall not be steeper than 1:48.

Miscellaneous

Building Permit not approved yet. CV-21-06 must be approved first.

Miscellaneous

DPVC-21-06 Condition of Approval #1 to be resolved prior to construction permit approval. DPVC-21-06 Condition of Approval #1: "The developer shall pay proportionate share of potential future roadway and/or intersection improvements at Downhill Drive/US40 intersection, calculated at 1.29% of $7,441,409.92 or $95,994.20. Payment shall be submitted prior to issuance of building permit."

Miscellaneous

CSMP required for this project along with completed CSMP checklist. Civil plans need to be uploaded also for further review.

Miscellaneous

Upload approved civil site plans CV-21-06.

Miscellaneous

Existing floor plan must show existing utilities for proper assessment (i.e. toilets, water fountains, sinks, etc.)

Miscellaneous

Proposed kitchen must show all fixtures (i.e. hand sink, 3 compartment sink, dishwasher, etc.). Laundry room must show number of washing machines for proper tap fee assessment.

Miscellaneous

Tap fee assessment sent to applicant. Needs tap fees paid.

Miscellaneous

approved plans need uploaded

Miscellaneous

Building Permit not approved yet. CV-21-06 must be approved first.

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The required capacity of stairways shall be determined as specified in Section 1005.1, but the minimum width shall be not less than 48 inches (1219 mm). See Section 1009.3 for accessible means of egress stairways.

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72' total exit travel from mezz OK

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While a 2-HR rated Fire Wall appears inadequate, IBC Section 503.1.2 Buildings on same lot presents an additional option where two or more buildings on the same lot shall be regulated as separate buildings. For example, the fire wall becomes two exterior walls and per 503.1.2 walls and openings in exterior walls shall comply with Tables 601 and 602. The distance to an adjacent lot line shall be determined in accordance with Table 602 and Section 705. In this instance the existing wood shear wall and new exterior wall constructed under Phase 1b would be constructed not less than the fire-resistance rating based on fire separation distance (as required by Table 602 for exterior walls based on the fire separation distance) and continue to parapets provided on exterior walls of buildings (see IBC Section 705) and insulation added per code. RCRBD is prepared to allow the imaginary lot line to extend vertically only where two exterior walls exist thereby allowing for openings in the upper stories in the 1b structure if allowed by the Architect. Todd Carr Notes: We would accept the 3-Hour Rated Wall to be made up of two independent fire walls, where the existing building exterior wall would become a 1-hour rated wall assembly that would require drywall to be installed on both sides of the existing building walls, so find an assembly where you cover the 3/4" plywood shear wall on the north side of the existing wall you want to keep. Then find a 2-hour rated wall assembly you can construct for the new building which will need to meet the requirements for parapets as well. Also review those existing window openings on the raised roof area of the existing building, to see these will be allowed in close proximity to the the area separation fire wall. Applicant Response. Thank you, and noted for future “Area 1B” permit submission. The permit submission in question does not require a fire wall at Column Line 10, as the entire building is Type V-B, as exists. RCRBD finds this direction as proposed to be flawed as in the example when a townhouse is constructed only as a duplex and friction is developed when it counts and after the fact. There is a need to understand what we are being asked to approve, for example it appears you are adding a layer of drywall but no rated assembly is specified inside or out? Why is the head of wall non-rated at this time while it is under construction and inspected by Routt County?

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RCRBD finds dimensions provided to be insufficient for verification of min code items. When certain accessibility features are provided on plan (turn circles, etc.) the barriers of accessibility may be determined and exception shall be discussed in the code analysis. Take the mezzanine for example; are the stairs accessible, or the upstairs shower? State the exception used.

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Is shower room 114 required to be accessible? Provide additional details of accessibility or exception.

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Required second exit door is not shown with exit signs or emergency lighting. Provide details of all required panic hardware providing free egress at all times on the plans. Plans submitted do not appear revised to show exit sign and emergency lighting for the required second exit door, See sheet E2.11 for required exit on Grid A between Grids 3 and 5. This condition has been reported by Routt County inspectors when it comes up during Final Inspections and Fails because there are no exit lights and everything is drywalled. A similar issue comes up with the exit door hardware, please furnish door hardware schedule to RCRBD for review.

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The statement above that automatic sprinkler system not required appears to RCRBD as incorrect. Provide type of system to be provided or exemption(s) used.

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Many of the listed assemblies are “Proprietary,” meaning that very specific brand name products must be used in the construction of the assemblies. Use of these assemblies with substitute materials raises the question of whether the alternates exhibit or exceed the properties of the listed product. Substitutions shall be submitted the Architect and approved prior to submittal to the Building Official for review and approval. Also note the code requires between dwelling units and public areas to have a minimum sound transmission class (STC) of 49. Materials and methods of construction used to protect joints and penetrations in fire-resistance-rated building elements shall not reduce the required fire-resistance rating. Submit required fire resistive assemblies to include the F and T rating criteria for penetration firestop systems in accordance with ASTM E 814 for head conditions, through penetrations, membrane penetrations and the rated wall assemblies themselves. Applicant Response. Code Matrix updated to specify ASTM E814 at all fire rated penetrations. Remainder of comment is in reference to a future phase, and all guidance provided will be adhered to.

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Provide kitchen equipment shown 'by others" on mechanical plans. While sheets M2.31 and M4.11 have been revised, see Detail 4/M4.12 for kitchen equipment shown 'by others".

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The 1st submittal appears to be missing Civil Plans. Note that approved Civil plans are required prior to issuance of permits including Foundation Only. Please submit Civil plans that are complete for review and approval by RCRBD.

Miscellaneous

CSMP required for this project along with completed CSMP checklist. Civil plans need to be uploaded also for further review.

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The required capacity of stairways shall be determined as specified in Section 1005.1, but the minimum width shall be not less than 48 inches (1219 mm). See Section 1009.3 for accessible means of egress stairways.

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72' total exit travel from mezz OK

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While a 2-HR rated Fire Wall appears inadequate, IBC Section 503.1.2 Buildings on same lot presents an additional option where two or more buildings on the same lot shall be regulated as separate buildings. For example, the fire wall becomes two exterior walls and per 503.1.2 walls and openings in exterior walls shall comply with Tables 601 and 602. The distance to an adjacent lot line shall be determined in accordance with Table 602 and Section 705. In this instance the existing wood shear wall and new exterior wall constructed under Phase 1b would be constructed not less than the fire-resistance rating based on fire separation distance (as required by Table 602 for exterior walls based on the fire separation distance) and continue to parapets provided on exterior walls of buildings (see IBC Section 705) and insulation added per code. RCRBD is prepared to allow the imaginary lot line to extend vertically only where two exterior walls exist thereby allowing for openings in the upper stories in the 1b structure if allowed by the Architect. Todd Carr Notes: We would accept the 3-Hour Rated Wall to be made up of two independent fire walls, where the existing building exterior wall would become a 1-hour rated wall assembly that would require drywall to be installed on both sides of the existing building walls, so find an assembly where you cover the 3/4" plywood shear wall on the north side of the existing wall you want to keep. Then find a 2-hour rated wall assembly you can construct for the new building which will need to meet the requirements for parapets as well. Also review those existing window openings on the raised roof area of the existing building, to see these will be allowed in close proximity to the the area separation fire wall.

See Document Markups

RCRBD finds dimensions provided to be insufficient for verification of min code items. When certain accessibility features are provided on plan (turn circles, etc.) the barriers of accessibility may be determined and exception shall be discussed in the code analysis. Take the mezzanine for example; are the stairs accessible, or the upstairs shower? State the exception used.

See Document Markups

Is shower room 114 required to be accessible? Provide additional details of accessibility or exception.

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Provide details of all required panic hardware providing free egress at all times on the plans.

See Document Markups

The statement above that automatic sprinkler system not required appears to RCRBD as incorrect. Provide type of system to be provided or exemption(s) used.

See Document Markups

Many of the listed assemblies are “Proprietary,” meaning that very specific brand name products must be used in the construction of the assemblies. Use of these assemblies with substitute materials raises the question of whether the alternates exhibit or exceed the properties of the listed product. Substitutions shall be submitted the Architect and approved prior to submittal to the Building Official for review and approval. Also note the code requires between dwelling units and public areas to have a minimum sound transmission class (STC) of 49. Materials and methods of construction used to protect joints and penetrations in fire-resistance-rated building elements shall not reduce the required fire-resistance rating. Submit required fire resistive assemblies to include the F and T rating criteria for penetration firestop systems in accordance with ASTM E 814 for head conditions, through penetrations, membrane penetrations and the rated wall assemblies themselves.

See Document Markups

Provide kitchen equipment shown 'by others" on mechanical plans

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The 1st submittal appears to be missing Civil Plans. Note that approved Civil plans are required prior to issuance of permits including Foundation Only. Please submit Civil plans that are complete for review.

Miscellaneous

Existing floor plan must show existing utilities for proper assessment (i.e. toilets, water fountains, sinks, etc.)

Miscellaneous

Proposed kitchen must show all fixtures (i.e. hand sink, 3 compartment sink, dishwasher, etc.). Laundry room must show number of washing machines for proper tap fee assessment.

Miscellaneous

Building Permit not approved yet. CV-21-06 must be approved first.

Miscellaneous

CSMP required for this project along with completed CSMP checklist

Miscellaneous

Upload approved civil site plans CV-21-06.