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SAFEbuilt Colorado Conditions of Approval
To: Layton Construction
Re: Full Building Permit Conditions of Approval
The following conditions will be required to be addressed prior to construction. Sufficient
time shall be granted for review, response and approval before work is initiated.
Buildinq Department-
The items listed within the building department comments are numbered to correspond with the 3 round
comment letter dated 08/21/2007.
46. Change the exiting from Vestibule 210A. It appears to exit through intervening room that is not
accessory to the vestibule.
HGA Response: We submit that the adjacent space is accessory.
Vestibule 210A services mechanical rooms and the service elevators. To exit from Vestibule
210A the occupants have to pass through Vestibule 275A, which is basically for the spa staff,
then through the CO-ED Lounge/Waiting area, then to hallway 279, then through exit
passageway 293, then through exit passageway 297, then to exit discharge.
The issue is that the CO-ED Lounge/Waiting area is not accessory to the mechanical rooms. It
is accessory for the rooms off Vestibule 275A for the staff of the spa but not the mechanical
areas. Please change the layout accordingly.
HKS/HGS Response (7/18/07): Vestibule 210A is purely circu/ation space and does not carry
an occupant load. This vestibule provides connection between the Spa and the service
elevators, IDF Room 210, and Mechanical Room 257. Relative to egress, it provides the egress
route for the one occupant from IDF 210 and the one occupant from Mechanical 257 (as shown
on A0.3.02). IDF 210, Mechanical 257, Vestibule 210A, and Service Elevator Lobby E-202 are
considered to be part of the overall Spa as fhey serve Spa functions. The service elevafors
stop at this location solely to provide connection to the Spa. IDF 210 houses audio-visual,
telephone, and data system equipment that specifically serves the Spa and must be accessed
by Spa personnel. Similarly, Mechanical 257 houses the equipment serving the pools within
Room 255 and must be accessed by Spa staff. In summary, we submit that all these spaces
are part of the overall Spa and are "accessory" to each other. Therefore, current layout
provides egress that complies with IBC 1013.2 as the spaces are accessory, are not hazard
acc.upancies, and provide a discernible path of travel to an exii.
This comment is in reference to the electrical room #212. Please revise
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64. A2.03.1 —Wall tag both shafts located in room 304 (storage room). Wall tags must reference an
approved assembly from the partition schedule.
HGA Response: Wall tag has been added.
One shaft in room 304 does not have wall tags.
HKS/HGS Response (7/18/07): The drawing has been updated to include wall tags for this
shaft.
Still have one shaft not taqqed
Anv duct that penetrates more than 2 stories will require a shaft and appropriate protection throu�h
the shaft wall. The architectural drawin�s are substantiallv incomplete indicatin�vertical and
horizontal shafts that match the mechanical drawin�s. Please coordinate the mechanical responses
on the architectural drawin�s.
152. Provide accessible parking spaces per IBC Table 1106.1. Providing 212 spaces would require 7 to be
accessible, 2 of those to be van accessible. Verify 98" of vertical clearance for the van spots.
HGA Response: We submit that the number of accessible parking stalls complies with IBC
Table 1106.1 and section 1106.5. The hotel is operating on 100% valet parking stalls, with an
additional 59 self-park stalls for fractional ownership, full ownership, and employee. Per Table
1106.1, 3 stalls are required for the self-parking, and at least one of the three is required to be
van accessib/e.
Plan sheet A0.3.01 indicates there are 228 parking spaces. Spaces marked for Valet parking
number 78. With those counts, Table 1106.1.3 would require 5 accessible spaces with one van
accessible space.
HKS/HGS Response (7/18/07): Per previous response, most of the parking spaces are valet
only. There are 59 self-park stalls that will be allocated to fractional ownership, full ownership
condos, and employees. The drawings have been updated to identify each space as either
va/et or self-park. We submit that only the 59 self-park stalls are considered per Table 1106.1
and thaf the number of accessib/e spaces required are provided.
Deductinq the 78 Valet parkinq from the total spaces, Vou are still repuired to add two
additional accessible spaces for a total number of 5 accessible spaces.
155. All the massage rooms on the 2nd level are required to be accessible. Please amend the toilet
facilities, changing rooms, lavatories, tubs and the showers meet to accessibility requirements of the
ANSI A117.1-98. (IBC 1109.14.3)
HGA Response: We submit the Wet Massage Suite #289 complies with the accessibility
requirements of ANSI A 117.1-98 (IBC 1109.14.3).
All massage rooms on the 2"d level are required fo be accessible.
HKS/HGS Response (7/18/07): We disagree that IBC 1109.14.3 requires that ALL spa treatment
rooms be accessible. IBC 1109.14 pertains to "recreational facilities". If the Spa is going to be
considered a "recreational facility" then it should be considered as a whole. As such, the Spa
is accessible— it provides accessibility at the enfry/reception, locker rooms, toilets, showers,
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whirlpools, lounges, treatment rooms, etc. We submit that nothing requires ALL treatment
rooms to be accessib/e any more than ALL lockers, ALL toilets, or ALL showers.
Add qrab bars at the tub in room 289 for accessibility.
167. We are unable to locate a designated accessible Type "A" condominium per Section 1107.6.2 of the
2003 IBC. As the condominiums are a different type of R-2 occupancy from the time-share units, an
accessible Type "A" condominium is required.
HGA Response: Since only 16 condominiums are proposed, no Type "A" units are required.
Refer to IBC 1107.6.2.1.1.
With the condominiums, employee housing and timeshare units there are a tota/ of 63 units
classified as an R-2 occupancy group. Per Section 1107.6.2.1.1 Type A units shall be dispersed
among the various c/asses of units. Therefore a Type A accessible unit is required in each of
the following groups: the condominiums, the employee housing, and the fimeshare units.
HKS/HGS Response (7/18/07): To resolve this issue we have revised Condo #8 (on Level 9,
sheet A4.28.1)) to be a "Type A" unit per ICC/ANSI A 117.1. Two accessible employee housing
units and one accessible timeshare unit are already provided and indicated on the drawings.
Comment 169-180 - Submit a Memorandum of Understandinq to the Town of Vail for
approval bv the Buildinq Official to reference the 2003 ICC/ANSI A-117.1. If accepted
bv the town, please revise entire plan to comply with the 2003 ICC/ANSI A-117.1 in its
entiretv. If not accepted please revise plans per 1998 ANSI A-117.1 and comments
ab o ve.
169. In the accessible units in the guest rooms of the R-1 occupancy, all bathing & toilet facilities are
required to be accessible per Chapter 6 of ANSI A117.1.
HGA Response: We submit that the accessible units include the accessible bathing and toilet
facilities and comply with Chapter 6 of ANSI A117.1.
Plan sheet A4.07.1A and A4.07.18 for Unit PR-HC shows a raised platform in media room #116
which does not have an accessible route. Also, bathrooms/rooms #103, #108, #109, #110, #133
do not show compliance for wheelchair turning space, toilet compartment size and clearances,
grab bars, water closet seat heights, accessible bathtubs and showers, bathtub and shower
controls, accessible lavatories, and door maneuvering clearances. Show required clear floor
spaces for all rooms. HKS/HGS Response (7/18/07): The raised p/atform within Media 116 is
intended to provide tiered seating within this "home theater". We submit that an accessible
route is not required for this small platform as it is /ess than 25% of the overall room and the
remainder of the room is accessible. While this room is not an "assembly" space, we submit
that IBC 1108.2.4.1, exception 2 provides guidance regarding this room. See below regarding
accessible bathrooms.
Plan sheet A4.06.1 for Unit 2KK-HC has bathrooms/rooms #103, #108 which do not show
compliance for wheelchair turning space, toilet compartment size and clearances, grab bars,
water closet seat heights, accessible bathtubs and showers, bathtub and shower controls,
accessible lavatories, and door maneuvering clearances. Show required clear floor spaces for
all rooms. HKS/HGS Response (7/18/07): See below regarding accessible bathrooms.
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Plan sheet A4.05.3 for Unit 1K-HC has bathroom #103 which does not show compliance for
wheelchair turning space, toilet compartment size and clearances, grab bars, water closet seat
heights, accessible showers, shower controls, accessible lavatories, and door maneuvering
clearances. Show required clear floor spaces for all rooms. HKS/HGS Response (7/18/07): See
below regarding accessible bathrooms.
Plan sheet A4.04.4A for Unit ES2-HC has bathroom #103 which does not show compliance for
wheelchair turning space, toilet compartment size and clearances, grab bars, water closet seat
heights, accessible showers, shower controls, accessible lavafories, and door maneuvering
clearances. Show required clear floor spaces for all rooms. HKS/HGS Response (7/18/07): See
below regarding accessib/e bathrooms.
Plan sheet A4.01.1 for Unit K1-H1 has bathroom #103 which does not show compliance for
wheelchair turning space, toilet compartment size and clearances, grab bars, water closet seat
heights, accessible showers, shower controls, accessible lavatories, and door maneuvering
clearances. Show required clear floor spaces for all rooms. HKS/HGS Response (7/18/07): Unit
type K1-HI is a unit for the hearing impaired. It is not an accessible unit.
HKS/HGS Response (7/18/07): We submit that only one accessib/e bathroom is required within
an accessib/e hote/ unit. This requirement is consistent with the federal standard—ADAAG
Chapter 9. To interpret IBC Chapter 11 as requiring that ALL bathrooms must be accessible is
to raise the standard beyond the federal requirements. We submit that this is not reasonable,
does not reflect industry standard, and is not the intent of the IBC/ICC.
Rather, we submit that the IBC/ICC intends to coordinate and correlate with the federal
standards. As an example, we can examine the accessibility requirements for condominiums.
The federal standard is the FHA Fair Housing Design Manual. This document allows condo
units to be provided with one "Specification 8" bathroom and that is the highest level of
accessibility. Similarly, the 2003 edition of ICC/ANSI A117.1 has been revised to better
correlate to FHA and require that "Type A" units provide "at least one" accessib/e bathroom .
The common thread is the requirement is for one or "at least one" accessib/e bathroom — not
all.
Since the ADAAG, FHA Design Manual, and A117 (2003) all require one or "at least one"
accessible bathroom it is reasonable to interpret the IBC's requirements in the same manner.
Otherwise, a/l the hotel units would be held to a higher standard than the condominium units
within the same building.
170. In Type "A" dwelling units of the R-2 occupancies, all toilet and bathing facilities must comply with
Sections 1002.11.1 through 1002.11.7 of ANSI A117.1. Some Type "A" dwelling units have
bathrooms which do not comply. Please clarify.
HGA Response: Refer to response to comment #167.
See response to comment #167.
HKS/HGS Response (7/18/07): We request that ICC/ANSI A117.1 — 2003 be used as the
applicable edition relative to the "Type A" condominium. This is the most recent version of
A 117 and our research has found that the various revisions in Chapter 10 were intended to
correct the intent of various provisions and to better coordinate with federal requiremenfs
(FHA and ADA). Per 1003.11.1 of the A117-2003, at least one bathroom is required to comply
with 1003.11. This correlates with FHA requirements ("Specification B" bathrooms) and
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Chapter 9 of the ADA. Therefore, we submit that the latest intent of the various codes and
standards is that at least one bathroom, but not all, is required to comply with 1003.11.
171. In Type "A" dwelling units, a permanent seat is required at the head end of the bathtub per Section
607 of ANSI A117.1.
HGA Response: Refer to response to comment #167.
See response to comment #167.
HKS/HGS Response (7/18/07): ICC/ANSI A 117.1 - 1998, 607.3 states that a permanent seat OR a
removable in-tub seat shall be provided. However, 1002.11.6, exception 1, states that the
removable in-tub seat required by 607.3 is NOT required. Since 607.3 gives the option of either
permanent or removable seats, we submit that the true intent of 1002.11.6, exception 1 is to
NOT require either type of seat. ICC/ANSI A 117.1 — 2003 carries similar language, but also
includes Figure 1003.11.8 (a) to clarify that the seat (permanent or removable) can be omitted.
172. In Type "A" dwelling units, clearance in front of bathtubs shall extend the length of the bathtub and
shall be 30 inches wide minimum per Section 607 of ANSI A117.1. Some of the bathtubs have
lavatories encroaching into the required clearances.
HGA Response: Refer to response to comment #167.
See response to comment #167.
HKS/HGS Response (7/18/07): Refer to A4.28.1 where the required bathtub clear floor area is
indicated.
173. In Type "A" dwelling units, per Section 1002.11.1 of ANSI A117.1, doors shall not swing into the clear
floor or ground space or clearance for any fixture, unless a clear floor space of 30 inches minimum by
48 inches minimum is located beyond the arc of the door swing. There are water closet
compartments and some other bathroom areas that do not meet those requirements.
HGA Response: Refer to response to comment #167.
See response to comment #167.
HKS/HGS Response (7/18/07): Refer to A4.28.1. The door swings do not swing into the other
clear floor spaces.
174. In Type "A" dwelling units, per Section 1002.13 of ANSI A117.1, where operable windows are
provided, at least one window in each sleeping, living, or dining space shall have operable parts
complying with Section 1002.13 of ANSI A117.1. All windows of"accessible units" shall comply with
Section 309 of ANSI A117.1, Operable Parts. Provide documentation showing compliance.
HGA Response: Refer to response to comment #167.
See response to comment #167.
HKS/HGS Response (7/18/07): Refer to A4.28.1. A note has been added to indicate requirement
that all operable windows (and sliding doors) comply with 1002.13.
175. For Type "A" and "accessible units", provide details showing accessibility compliance for the operable
parts of the showers, lavatory height, lavatory knee and toe clearance, and bathroom mirror height
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per Section 1002.11 of ANSI A 117.1.
HGA Response: Refer to interior elevations shown within the Interior Design drawings.
I am unable fo locate the Interior Design Drawings in the plan set submitted.
HKS/HGS Response (7/18/07): Refer to accessibility details illustrated on sheet A0.4.3.
180. For Type "A" dwelling units, provide details showing accessibility compliance for kitchen work
surFaces, sinks, range controls, and refrigerator/freezer requirements per Section 1002.12 of ANSI
A117.1.
HGA Response: Refer to response to comment #167.
See response fo comment #167.
HKS/HGS Response (7/18/07): Refer to A4.28.1 where the required kitchen features are
illustrated.
183. In the Type "B" dwelling units of the condominiums, some "U" shaped kitchens do not have the
required 60 inch minimum clearance between opposing base cabinets per Section 1003.12 of ANSI
A117.1.
HGA Response: Sheets A4.22.1, A4.25.1, and A4.30.1 have been revised to provide 60"
clearance at U-shaped kitchens.
Provide corrected plan sheets.
HKS/h'GS Response (7/18/07): These sheets are included in the 7/18/07 resubmittal set.
185. In the Type "B" dwelling units of the time share units, the water closets do not have required
clearances and some doors encroach required clearances per Section 1003.11.2 of ANSI A117.1.
HGA Response: Refer fo the response to comment #186 below. As such, there are no Type "B"
timeshare units.
See response to comment # 186.
HKS/HGS Response (7/18/07): Refer to response to comment #186.
186. Is Option "A" being used for the bathroom fixtures in the Type "B", Time-share units? If so, each
fixture is required to meet the requirements of the option per Section 1003.11.3.1 of ANSI A117.1.
Please clarify.
HGA Response: As previously discussed and resolved, the timeshare units are transient
occupancy (similar to hotel units) and not residences. As such, one accessible timeshare unit
is provided per IBC Table 1107.6.1.1. This accessible unit is #3103 located on Level 03. The
enlarged plan for this accessib/e unit is on sheet A4.12.1A and the associated H/C bathroom in
2/A4.12.2A.
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Provide signed letters from persons representing the operating authority for this facility stating that the
timeshare units will not be used as residences.
HKS/HGS Response (7/18/07): These letters will be submitted by ownership
203. Enclose both mechanical rooms on the 9t" level in 2 hour rated construction, it appears that the 2 hour
shafts from below terminate in these rooms.
Rybka Response: Refer to sheet M4.06 (Part Plan Attachment No. M06). The Area 3A mechanical
room is unrated, and the 2 hour rated vertical risers through the building through the 8`" floor slab. In
order to avoid the installation of inaccessible fire dampers at the top of the riser, RYBKA have revised
sheet M4.06 to ductwork is to be fire rated in the attic space. Exhaust fans located in attic space are
to be enclosed in two hour rated enclosures with fire-rated access doors for service.
The Area 3B mechanical room is a 2 hour rated room that ends at column line A14. The ductwork
that extends to the south across column line A14 is 2 hour fire rated to avoid the installation of fire
dampers in inaccessible locations. Fire dampers are shown in the penetrations of the two hour rated
Area 3B mechanical room, where ductwork exist the mechanical room.
A) The mechanical room on the 9th level over "AREA-03A"has not been addressed on the plan
sheets. The partial ninth floor plan on 8 '/z" x 11" indicate wrapping ducts. If duct wrap is used
on the fans then an engineer judgment is required from the wrap company indicating how it is
to be installed on the fan housing and confirmation from the fan manufacturer that the fan will
function and not over heat.
Rybka Response: Refer to Sheet M4.06. Exhaust fans located in attic space are to be enclosed in
two hour rated enclosures with fire-rated access doors for service. Ductwork is to be wrapped to
provide 2 hour fire rating in attic space. (Refer to Details 6, 7 and 8 on Sheet M6.03).
Provide architectural details rated enc/osure.
B) In the mechanical room labeled 911 the rated walls do not appear to enclose the room
entirely. The wall is labeled 30 minutes on the north end and the wall is labeled 1 hour where
Trash 912 (above "AREA-03B") is located on sheet A0.3.09. There are 3 duct penetrations in
this area to be addressed, 28x10 S/E F/B, 24x18 G/e F/B and 24x14 S/A F/A T/B.
Rybka Response: Refer to Architectural Sheet A0.3.09 where Mechanical Room 911 is to be
provided with 2 hour rating. Three ducts identified enter riser shaft from Mechanical Room 911 and
riser is considered to be connected to and form part of inechanical room and so no fire smoke damper
is provided.
The ducts in puestion enter a shaft in the floor below within Maid Room G-711. Fire/Smoke
Dampers are required where these ducts enter the shaft. One duct is not in a shaft. Please
address accordinplv.
C) How will the 2 hour shaft assembly be maintained at EF-14 and EF-30? If duct wrap is used
on the fans then an engineer judgment is required from the wrap company indicating how it is
to be installed on the fan housing and confirmation from the fan manufacturer that the fan will
function and not over heat.
Rybka Response: Refer to Sheet M4.06. Exhaust fans located in attic space are to be rated for
operation within rated enclosures by fan manufacturer or are to be relocated within Mechanical Room
911.
Provide architectural details for the shafts.
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214. Add a fire/smoke damper to the penetration by the 8x6 duct that penetrates the 30 minute fire
partition on page M2.08.1 on grid line 11 and between A9 and A10.
Rybka Response: Fire dampers are not required in one hour rated fire barriers per IMC 607.5.2.
(Refer to Response No. 208.)
This is not a fire barrier; it is a fire partition defining a rated corridor. A fire/smoke damper is
required for this duct.
Rybka Response: Combination fire smoke damper is provided where this duct exits the rated shaft.
The response indicates an f/s damper has been added to the duct as exits the rated shaft. A
smoke damper is repuired where it penetrates the rated corridor.
215. Fire and smoke dampers are substantially incomplete; evaluate the entire mechanical plan for fire and
smoke dampers per IMC section 607.
Rybka Response: Mechanical floor plan sheets, sheets M2.01.1 thru M2.11.1 have been revised to
show:
• Combination fire smoke dampers (FSD) or shunt duct* on rated shaft penetrations.
• FD in duct floor penetrations when no more than three floors are penetrated, and
• FD on 2-hour rated wall penetrations.
* shunt ducts per NFPA 90A (2002), Figure A.5.3.
NFPA 90A is not an adopted document by the Town of Vail or referenced in the IMC. The
review team is not familiar with the term "shunt duct". Fire smoke dampers are required at the
shaft and corridor duct penetrations. (IMC 607.5.3, 607.5.4 and 607.5.5.1)
Rybka Response: The 2006 IMC now calls the use of 22" upturned sheet metal ducts in 2 hour fire
rated risers as `sub ducts'. The provision of the 'sub duct' is an exception to the requirement that a
combination fire smoke damper be provided where this duct penetrates a rated shaft, provided the
exhaust fan is on emergency power. The use of sub ducts on the project is shown in Details 6, 7 and
8 on Sheet M6.03.
M2.03.1 — Remove designations for shunt ducts for the ducts run in the garage exhaust shaft.
Rybka Response: EF-8, EF-43 and residential dryer exhaust have been shown terminating in a
vertical areaway (garage exhaust riser) that is always being exhausted by EF-1 B on emergency
power. It was agreed during the June TOV plan review meeting that this condition is analogous to the
`sub duct' provisions identified earlier.
The exception is for a fan to be at the top of the termination and that it runs continuously.
Neither of these has been met with the qaraqe exhaust. These exhausts are not in Group B or
R's.
2. In Group B and R occupancies equipped
throughout with an automatic sprinkler system
in accordance with Section 903.3.1.1 of the
International Building Code, smoke dampers
are not required at penetrations of shafts where
kitchen, clothes, dryer,bathroom and toilet
room exhaust openings with steel exhaust
subducts, having a wall thickness of at least
O.OI 9 inch(0.48 mm) extend at least 22 inches
(559 mm)vertically and the exhaust fan at the
upper terminus is powered continuously in
accordance with the provisions of Section
909.11 of the International Building Code, and
maintains airflow upward to the outdoors.
Page 8 of 22
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The drawings are still substantially incomplete when labeling FSD's. I will attempt to identify
some locations. It will be up to the design team to identify all locations.
Rybka Response: HVAC floor plan drawings have been updated and FSD designations have been
provided where ducts exit rated shafts.
All drawings are indicting F.D. on the bathroom exhausts where penetrating the shaft. There is
an administrative modification request to eliminate dampers on the bathroom exhausts.
Rybka Response: HVAC floor plan drawings have been updated and FD designations at restroom
exhausts have been deleted where `sub-ducts' are provided per the administrative modification.
The drawinps are indicatinp ducts from below and ducts from above. Please create a tap for
sub-ducts and clearlv mark the plans on all the ducts that are to be utilizinp this svstem.
M2.03.1 —There are several duct penetrations in Corridor C-301 that are labeled F.D. these are
required to be FSD. 2-8x6 ducts and 1-10x6 duct.
Rybka Response: Sheet M2.03.1 has been updated and FD designations have been deleted where
not required.
SD's are repuired for the ducts servinp the rated corridor. (IMC 607.5.3 and 607.5.4)
M2.03.1 —There are several duct penetrations in Corridor C-311 that are labeled F.D. these are
required to be FSD. 1-8x10 duct and 1-12x6.
Rybka Response: Sheet M2.03.1 has been updated and FD designations have been deleted where
not required.
SD's are repuired for the ducts servinp the rated corridor. (IMC 607.5.3 and 607.5.4)
M2.03.3 — Change all duct penetrations servicing corridors C-301 and C-311 to FSD.
Rybka Response: The IMC requires smoke fire dampers be installed in corridor walls that are 2 hour
rated. Where the wall is not so rated, fire dampers and smoke fire dampers have not been provided.
If the wall is not rated, why provide a higher level of protection to the HVAC penetrations of the fire
separation? HVAC sheet has been updated; FD designations have been deleted where not required
and FSD provided where HVAC ducts penetrate 2 hour rated risers.
SD's are repuired for the ducts servinp the rated corridor. (IMC 607.5.3 and 607.5.4)
M2.03.3 —All duct penetrations through the shafts are marked F.D. These are required to be
FSD. There are too many to list individually.
Rybka Response: HVAC floor plan drawings have been updated and FSD designations have been
provided where ducts penetrate rated shafts.
There are multiple p/aces thaf indicate FSD's where an administrative modification has been
repuested fo utilize a 22" sub-duct. P/ease coordinate.
M2.04.1 — Change all duct penetrations servicing corridors C-401 and C-411 to FSD.
Rybka Response: The IMC requires smoke fire dampers be installed in corridor walls that are 2 hour
rated. Where the wall is not so rated, fire dampers and smoke fire dampers have not been provided.
If the wall is not rated, why provide a higher level of protection to the HVAC penetrations of the fire
separation? HVAC sheet has been updated; FD designations have been deleted where not required
and FSD provided where HVAC ducts penetrate 2 hour rated risers.
SD's are repuired for the ducts servinp the rated corridor. (IMC 607.5.3 and 607.5.4)
M2.04.1 —There is a 14x10 duct supplying corridor C-411 missing a damper designation. The
duct is near A9.9 and 11/11.4.
Page 9 of 22
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Rybka Response: The IMC requires smoke fire dampers be installed in corridor walls that are 2 hour
rated. Where the wall is not so rated, fire dampers and smoke fire dampers have not been provided.
If the wall is not rated, why provide a higher level of protection to the HVAC penetrations of the fire
separation? HVAC sheet has been updated; FD designations have been deleted where not required
and FSD provided where HVAC ducts penetrate 2 hour rated risers.
This duct has chanqed size fo 12x8 since last review. SD's are required for the ducts servinq
the rated corridor. (IMC 607.5.3 and 607.5.4)
These are just a few of the un-complying damper designations, stopped review on this
correction. Again, fire and smoke dampers are substantially incomplete; evaluate the entire
mechanical plan for fire and smoke dampers per IMC section 607.
Reconfiquration is still necessarv.
216. Ductwork, pipes and electrical are prohibited in an exit passageways unless serving the exit
passageway. It appears that above non-rated ceilings in the exit passageways the space is being
used as a plenum and contains construction elements not allowed, please address all exit
passageways.
Rybka Response: Mechanical services not associated with exit passageways have been relocated.
The review team's interpretation of IBC 1020.5 is that any ductwork serving an exit
passageway shall be a completely separate system from the rest of the building and separate
from all other passageways. Also, this system is required for pressurization.
1020.5 Penetrations. Penetrations into and openings through an exit passageway are
prohibited except for required exit doors, equ�pment and ductwork necessary for independent
pressurization, spr�nkler piping, standpipes, electncal raceway for fire department
communication and electncal raceway serv►ngZthe exit passageway and terminating at a steel
box not exceeding 16 square inches (0.010 m ). Such penetrations shall be protected in
accordance with Section 712. There shall be no penetrations or communicat�ng openings,
whether protected or not, between adjacent exit passageways.
Rybka Response: It is our understanding that only portions of the building service systems that serve
the exit enclosure are allowed to penetrate the exit enclosure. We note that IBC 1019.1.3, VERTICAL
EXIT ENCLOSURE, VENTILATION, Item .2 permits HVAC equipment (FCUs) to be located in the exit
enclosure:
1019.1.3 Ventilation. Equipment and ductwork for exit enclosure ventilation shall....where
located within the building, be separated from the remainder of the building, including other
mechanical equipment, with construction as required for shafts.
All ductwork serving the exit passageways shall be protected at the point of penetration of the
passageway with a fire/smoke damper. The passageway is an extension of the vertical exit
enclosure that it serves and lesser protection is not allowed. (1017.1)
Rybka Response: RYBKA concurs, and have provided FSD where make-up air ductwork penetrates
the exit enclosure.
M2.03.1- There is a duct termination shown in Stair Q exit enclosure, labeled "16x12 Employee
Dryer T/A". This is not allowed in an exit enclosure. (IBC 1019.1.2)
Rybka Response: Sheet M2.03.1 has been revised to show routing of dryer exhaust so that it does
not pass through Stair Q.
Page 10 of 22
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M2.04.1 - There is an 8x6 duct penetration within the exit passageway C-402. It is not allowed
unless it is for independent pressurization, this duct is not independent or for pressurization.
(IBC 1020.5)
Rybka Response: Sheet M2.04.1 has been revised and transfer openings deleted.
M2.04.1 —There is a transfer opening 24x4 within exit passageway C-402. It is not allowed
unless it is for independent pressurization; this transfer opening is not independent or for
pressurization. (IBC 1020.5)
Rybka Response: Sheet M2.04.1 has been revised and transfer openings deleted.
M2.05.3—There is a 6" duct shown penetrating Stair N exit enclosure. Please move out of the
enclosure. (IBC 1019.1.2)
Rybka Response: Sheet M2.05.3 has been revised and ductwork has been rerouted so as not to
pass through Stair N.
M2.06.1 —The ducts serving Exit Passageway C-601 are not independent. (IBC 1020.5)
Rybka Response: Rybka will rectify this condition by separating the supply of air to the corridor from
the elevator lobby and maid's room.
M2.06.1 —There is an 8x6 duct shown passing through Exit Passageway C-601. It is shown
using a 2 hour fire wrap where it passes through. Penetrations are not allowed wrapped or not.
Grid lines 3.3/4 and A11. (IBC 1020.5)
Rybka Response: Rybka submits that the construction of a 2 hour fire rated enclosure that
physically separates the duct from the exit corridor and means that the service does not penetrate the
exit passageway.
M2.06.1 —There is a duct penetration between Exit Passageway C-601 and Stair S-601.
Penetrations are not allowed. (IBC 1019.1.2)
Rybka Response: Rybka will rectify this condition by providing a 2 hour fire rated enclosure around
this duct penetration, effectively removing the ductwork from the exit passageway.
M2.06.1 —The ducts serving Exit Passageway C-611 are not independent. (IBC 1020.5)
Rybka Response: Rybka will rectify this condition by separating the supply of air to the corridor
from the guest room.
M2.06.1 —There are return air slots shown in the ceiling of Exit Passageway C-611. It is not
allowed unless it is for independent pressurization, this duct is not independent or for
pressurization. (IBC 1020.5)
Rybka Response: Rybka submits that the return air slot shown in Corridor C-611 is not deliberate
and is to be deleted.
M2.06.1 —There is an 8x6 and a 12x6 duct passing through Exit Passageway C-611. It is not
allowed unless it is for independent pressurization, this duct is not independent or for
pressurization. Grid lines 11/11.4 and A8.2/A9.9. (IBC 1020.5)
Rybka Response: Rybka will rectify this condition by separating the supply of air to the corridor from
the guest room.
M2.06.1 —There is a 20x10 duct shown passing through Exit Passageway C-611. It is shown
using a 2 hour fire wrap where it passes through. Penetrations are not allowed wrapped or not.
Grid lines B3/B4.3 and BC/BD. (IBC 1020.5)
Rybka Response: Rybka submits that the construction of a 2 hour fire rated enclosure that
physically separates the duct from the exit corridor and means that the service does not penetrate the
exit passageway.
M2.06.2 —There is a 12x10 duct penetrating the unlabeled Exit Passageway serving Stair S-
605. It is not allowed unless it is for independent pressurization, this duct is not independent
or for pressurization. (IBC 1020.5)
Page 11 of 22
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Rybka Response: Rybka submits that Stair S-605 is connected to exit passageway C-614. and that
the `unlabeled passageway' is rated 2 hours, this upper level of the hallway is rated to provide
separation between levels 4 and 5 and this portion of the ceiling space does connect to a rated
vertical exit enclosure, the hallway is not an exit passageway, and that 1020.5 does not apply.
M2.06.2 —There are return air slots shown in the ceiling of the unlabeled Exit Passageway
serving Stair S-605. It is not allowed unless it is for independent pressurization, this duct is
not independent or for pressurization. (IBC 1020.5)
Rybka Response: See previous comment.
M2.07.2 —There are several ducts penetrating Exit Passageway C-717. It is not allowed unless
it is for independent pressurization, these ducts are not independent or for pressurization.
(IBC 1020.5)
Rybka Response: Rybka will rectify this condition by providing a 2 hour fire rated enclosure around
this duct penetration, effectively removing the ductwork from the exit passageway.
M2.07.2 —There are return air slots shown in the ceiling of Exit Passageway C-717. It is not
allowed unless it is for independent pressurization, these ducts are not independent or for
pressurization. (IBC 1020.5)
Rybka Response: Rybka submits that the return air slot shown in Corridor C-717 are not intended to
function as returns, are to be shown `blanked-off' and are provided for aesthetic reasons only.
M2.07.3—There are several ducts penetrating Exit Passageway C-712. It is not allowed unless
it is for independent pressurization, these ducts are not independent or for pressurization.
(IBC 1020.5)
Rybka Response: Rybka will rectify this condition by providing a 2 hour fire rated enclosure around
this duct penetration, effectively removing the ductwork from the exit passageway.
M2.07.3 —There are return air slots shown in the ceiling of Exit Passageway C-712. It is not
allowed unless it is for independent pressurization, these ducts are not independent or for
pressurization. (IBC 1020.5)
Rybka Response: Rybka will rectify this condition by separating the supply of air to the corridor from
the guest room.
M2.08.1 and M2.08.3 - There are several ducts penetrating Exit Passageway C-803. It is not
allowed unless it is for independent pressurization, these ducts are not independent or for
pressurization. Penetrations are not allowed fire wrapped or not. (IBC 1020.5)
Rybka Response: Rybka submits that the construction of a 2 hour fire rated enclosure that
physically separates the duct from the exit corridor and means that the service does not penetrate the
exit passageway.
These comments are still outstandinq. Tim Willinqs P.E. with Rybka met with the plans
examiner on 8/14/07 to brinq updated drawinqs addressinp these corrections. It was advised
to submit the drawinqs when all other comments are addressed.
222. Please address the garage exhaust on the east side of the structure that will cause a nuisance thru
the casement windows (W102) in rooms 5318, 6318 and 7318.
Rybka Response: Refer to sheet A2.05.2 for plan location, and sheet A0.7.2 (W 102) for window
type. Architect to revise window to be fixed type.
HGA Response: The architectural documents have been revised to provide fixed windows at these
three locations.
The architectural drawings are indicating windows W102. This window is casement not fixed
on sheet A0.7.2. Please coordinate.
Page 12 of 22
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HKS/HGS Response (7/18/07): Revised drawings indicating fixed windows at these locations
are included with this resubmittal.
Since this review, the Town of Vail has informed our review team that qaraqe exhausts on the
CO2 detectors are product-conveyinq outlets repuirinq beinp 10' above qrade, 10' from
openinps into the buildinq and 10' from property lines. The continuous fan is considered
environmental, thus allowinp 3' from openinqs and 3' from property lines. Please address
accordinply.
224. Please indicate how the 18" flue from the gas ironer, on the 3rd level is routed thru the loading dock
above on the 4th level.
Rybka Response: Laundry gas-fired flat ironer vent leaves the laundry room at level 3 (Sheet
M2.03.1) and runs vertically through the building in a rated chase with fire enclosed offsets before
being vented at the roof of level 11 (Sheet M2.11.1).
M2.06.1 —The flue pipe is indicating a 2 hour fire wrap through this level. Provide
documentation that the wrap is listed for flue pipes and provide documentation that the flue
pipe being utilized is listed to be wrapped with insulation.
Rybka Response: M2.06.1 has been revised to indicate that horizontal vents are to be enclosed in 2
hour rated drywall enclosures and not fire wrap.
Provide architectural details for the shaft.
228. Specify on the plans the location of EC-1, Type I fan for the kitchen.
Rybka Response: Sheet M4.04 has been revised to show Ecology Unit EC-1 in Ecology Room M-
402A.
Ecology Room M-402A as designed is a component of the grease duct enclosure. "The duct
enclosure shall serve a single grease exhaust duct system and shall not contain any other
ducts, piping, wiring or systems." Remove the other exhaust fans, ducting and electrical
within the room not associated with the Type 1 duct. (IMC 506.3.10)
Rybka Response: The 2 hour rated architectural enclosure of the Ecology unit has been
reconfigured to that only the ductwork and equipment associated with the commercial kitchen exhaust
is contained within the Ecology Room M-402A.
Chanpe the architectural drawinps to reflect the 2 hour wall and 90 minute door that is shown
on the mechanical drawinps.
233. Indicate on the plans that the 36" dryer duct and the 18"flue from the Ironer are in a 2 hour shaft on
the 6th level, page M2.06.1.
Rybka Response: RYBKA concurs, the 36" dryer exhaust duct and 18" gas-fired flat ironer vent that
both run horizontally at level 6 (on sheet M2.06.1) are to be in a 2-hr fire rated enclosure.
M2.06.1 —The flue pipe is indicating a 2 hour fire wrap through this level. Provide
documentation that the wrap is listed for flue pipes and provide documentation that the flue
pipe being utilized is listed to be wrapped with insulation. (from comment 224)
Rybka Response: M2.06.1 has been revised to indicate that horizontal vents are to be enclosed in 2
hour rated drywall enclosures and not fire wrap.
Chanqe the architectural drawinps to reflect the 2 hour shaft walls and details for
construction.
Please show compliance to IBC 707.11 for the bottom of the shaft housinq the 34" dryer duct.
Page 13 of 22
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234. Provide manufacturers instructions to verify the dryers in rooms 312 and 310D are capable of
exhausting the developed length shown on the plans.
Rybka Response: Residential dryer exhaust system shown on Sheet M2.03.1 serving Employee
Laundry Room 310D and Valet Room 317, with quantity five (4+1) dryer exhaust connections to dryer
exhaust EF-43 has been rerouted. In addition to the lint filter integral to the appliance, and auxiliary
lint trap and cleanout has been shown on the common dryer exhaust duct system before the duct
leaves the Employee Laundry Room 310D. The entire length of the residential dryer exhaust duct is
to be fire wrapped to maintain clearances to combustibles. Discharge of laundry dryer exhaust is
routed to exterior via connection to rated garage exhaust riser. Penetration is protected by fire wrap
and minimum 22" shunt duct extended into garage exhaust riser. In addition, RYBKA have specified a
laundry exhaust booster fan EF-43 which is interlocked with dryer operation.
Dryer exhaust ducts are required to terminate to the outside the building and shall be
equipped with a back draft damper, also clothes dryer exhaust ducts shall not extend into or
through ducts or plenums. Route the dryer ducts directly to the exterior with a back draft
damper. (IMC 504.4)
Rybka Response: Rybka will rectify this condition by showing the backdraft damper. The use of
upturned 22" sheet metal sub duct in 2 hour fire rated risers is an exception to the requirement that a
combination fire smoke damper be provided where this duct penetrates a rated shaft, provided the
exhaust fan is on emergency power. In this case, Rybka submits that the garage exhaust areaway, to
which this system is connected, is effectively outdoors, since the exhaust fan which ensures
continuous upward flow in the riser always runs (min. level of garage exhaust is required by code) and
is powered from emergency circuit.
The exception is for a fan to be at the top of the termination and that it runs continuously.
Neither of these has been met with the qaraqe exhausf. These exhausfs are not in Group B or
R's.
238. The Laundry Layout, page LA1.2, indicates a flue pipe for the dry cleaner in room #317. Add the flue
and the 2 hour chase to the architectural sheets and to the mechanical sheets, clarify that it does not
pass through a plenum.
Rybka Response: RYBKA has revised sheet M2.03.1 to show dry cleaning machine exhaust fan EF-
8 and ducted connection to outdoors.
M2.03.1 - The termination is shown with a 22" sub-duct within the garage exhaust duct. This is
not to the exterior as required per IMC 502.7.3.6. The review team also is concerned that when
the garage exhaust is not operating the fumes from the dry cleaning can migrate to the garage.
Terminate the dry cleaning exhaust to the exterior.
Rybka Response: The use of upturned 22" sheet metal sub duct in 2 hour fire rated risers is an
exception to the requirement that a combination fire smoke damper be provided where this duct
penetrates a rated shaft, provided the exhaust fan is on emergency power. In this case, Rybka
submits that the garage exhaust areaway, to which this system is connected, is effectively outdoors,
since the exhaust fan which ensures continuous upward flow in the riser always runs (min. level of
garage exhaust is required by code) and is powered from emergency circuit.
The exception is for a fan to be at the top of the termination and that it runs continuouslv.
Neither of these has been met with the qarape exhaust. These exhausts are not in Group B or
R's.
Page 14 of 22
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244. Add a 2 hour shaft below and proper opening protection for the duct designated as 24x14 S/A F/A-
24x12 S/A T/B on page M2.08.1 on grid line 10A and between 10.5/11.
Rybka Response: RYBKA has revised sheet M2.08.1 and relocated the duct riser to the protected
shaft in the North West corner of the Maids Room G-811.
See comment #215, smoke/fire dampers are required where the duct penetrates a shaft.
Rybka Response: Rybka will rectify this condition by properly coordinating the duct offset/riser
transfer shown at this level with rated shaft location or rating requirements. These two ducts that
transition between shafts that are not aligned between the 8t" and 9`h floor levels are both to be shown
enclosed in a 2 hour rated drywall enclosure, negating the need for combination fire smoke dampers,
except where duct connections penetrate the shaft wall (one location).
The duct on this level is indicatinp 24x14 S/A(supply air) F/A(from above). The 9r—" floor level or
the enlarped M4.06 does not show this duct. Please clarify.
245. Add a 2 hour shaft or designate a fire damper for the 28x10 and the 28x14 as it passes through a 2
hour floor/ceiling assembly into the mechanical room above. On page M2.08.1 between grid lines
10.5 /11 and A8.2/A9.9.
Rybka Response: RYBKA has revised sheet M2.08.1.
See comment#215, smoke/fire dampers are required where the duct penetrates a shaft.
Rybka Response: Rybka submits that ducts that rise vertically through the building that are
protected with two hour fire rated enclosures and are connected to a 2 hour rated mechanical room at
the highest level do not have a fire damper at the floor penetration of the mechanical room. Rybka
submits that the 2 hour rated shaft enclosure is an extension of the 2 hour rating of the mechanical
room fire rated enclosure.
There is a 24x10 duct shown penetratinq the shaft connectinq to the 28x10 duct within the
shaft. Add the S/F damper at this location. (The architectural overlays indicate a shaft too
small to house the duct?)
There is a 24x18 duct shown in this vicinity penetratinp the floor/ceilinq above. Please address
with a fire damper.
246. Add a 2 hour shaft and proper opening protection on all levels for the 8x10 duct on page M2.07.2
between grid lines A8.2/A9.9 and 10/10.5.
Rybka Response: RYBKA has revised sheet M2.07.1.
The duct has not been addressed on all levels also see comment #215, smoke/fire dampers are
required where the duct penetrates a shaft.
Rybka Response: Rybka will rectify this condition by coordinating the duct riser serving the elevator
lobby for levels 7, 8, 9 and 10 and attic levels (Sheets M2.07.2, M2.08.2, M2.09.2, M2.10.2 and
M2.11.1). Rybka will show a combination fire smoke dampers at the penetration of the riser at each
level where duct penetrate the shaft wall (one location each occupied floor).
The response is indictinq that fire/smoke dampers will be added to the shaft, one on each
level. The drawinqs have been chanqed to show fire dampers at the floor levels. The fire
damper at the floor line is onlv allowed if the duct connects not more than 2 stories. This
comment stands, the duct in puestion has been chanqed to 12x18 on the 7— level.
Page 15 of 22
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247. Add a 2 hour shaft and proper opening protection on all levels for the 12x6 duct on page M2.07.1
between grid lines A6/A7 and on grid line 4.2.
Rybka Response: RYBKA has revised sheet M2.07.1, M2.08.1, M209.1.
This duct serving the elevator lobbies has not been addressed.
Rybka Response: Rybka will coordinate the duct riser serving the elevator lobby for levels 7 in this
location with level above and below. Rybka will correct this by rerouting existing ductwork through
rated risers provided by HGA in these locations and Rybka will show a combination fire smoke
dampers at the penetration of the riser at each level where duct penetrate the shaft .
The same issue as response to #246. The response is indictinp that fire/smoke dampers will be
added to the shaft, one on each level. The drawinps have been chanqed to show fire dampers
at the floor levels. The fire damper at the floor line is only allowed if the duct connects not
more than 2 stories. This comment stands. The su 1 duct from level 11 to 10 has no shaft
the duct runs horizontally on the �level with no shaft and runs to the —level with fire
dampers at the floors of the 8— and 9—. This duct repuires a shaft.
264. Fire dampers and rated shafts for ductwork through floor/ceiling assemblies are substantially
incomplete; evaluate the entire mechanical plan for fire dampers and shafts per IMC section 607.6.
Rybka Response: Refer to response to comment 215
Here are some floor penetrations by ducts that have not been addressed, please evaluate the
entire mechanical plan for fire dampers and shafts per IMC section 607.6.
M2.03.1 — 12x20 duct, grid lines A4.6 and 2.7/3
The duct in puestion has chanqed to 20x16. The vertical and horizontal shafts need to be
shown on the architectural sheets.
M2.03.1 — 18x14 duct, grid lines Al2 and 3.3/4
The horizontal shaft shown on M2.02.1 is not shown on the architectural sheets.
M2.04.1 — 16x10 duct, grid lines A13 and 3.3/4
This duct will repuire a fire damper at the bottom of the shaft. (IBC 707.11)
M2.04— 12x6 duct, grid lines A10/A11 and 10.5/11
A fire damper has been added to the 2 floors above. The fire damper at the floor line is only
allowed if the duct connects not more than 2 stories.
M2.04— 8x6 duct, grid lines A10/A11 and 10.5/11
This duct will repuire a fire damper at the bottom of the shaft. The duct is connectinp more
than 2 stories below the shaft.
M2.04— 6x12 duct, grid lines A10 and 10.5
The drawinqs have been chanqed to add fire dampers at the floor line. This duct connects
more than 2 stories, a shaff is required.
M2.05— 26x14 R/A, grid lines A6/A7 and 5
A fire damper is repuired at the floor between the � and 6r—" level.
M2.05— 12x12 paint shop exhaust, 12x12 carpenter exhaust and a 24x12 sanitary duct, grid
lines A4.6 and 4/5. These ducts traverse from what appears to be a rated shaft from below
through the Resid. Club Concierge Desk (512) room up through the ceiling with no protection.
This duct enters a shaft on this level, add a fire damper to the duct as it enters the bottom of
the shaff. (IBC 707.11)
Page 16 of 22
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M2.05— 6x6, 8x6, (2)12x6 and 10x20 ducts, grid lines A10 and 10/10.5
M2.05—8x6 duct, grid lines A10 and 10.5/11
Review on duct penetrations through the floors has been stopped. The plans examiner's
function is not to make a punch list for the design team. Evaluate the entire mechanical plan
for fire dampers and shafts per IMC section 607.6.
Rybka Response: Rybka submits that fire dampers, rated shafts and combination fire smoke
dampers have been added to the floor plans in general conformance with requirements of the plan
reviewer. Additional damper, combination fir dampers and shaft wall construction will be required
where this drawing revision has not correctly identified that they are required.
Any duct thaf penetrates more than 2 stories will repuire a shaft and appropriate protection
throuqh the shaft wall. The architectural drawinps are substantially incomplete indicatinq
vertical and horizontal shafts that match the mechanical drawinqs. Please coordinate the
mechanical responses on the architectural drawinqs.
Structural Conditions-
The conditions listed are taken from the last comment letter dated 07/18/2007. The open issues are
listed in Red.
S106 F 9,11,14/S6.01E Sheet S2.03.2: 12 ft. cantilever retaining wall extension of
exterior two span wall below, outside of ballroom areaway on line A11
between 14 and 14.5 has not been checked and appears to be overstressed for
flexure, please check. Consider moment resisting joints at slab to wall
connections. Design / detail planter wall. These details require rebar and
splices to be shown for proper detailing and construction. Verify cantilever
deflection.
KL&A 6/26/07: Please respond to this issue.
KL&A 8/31/07: Submitted calcu/ations show restraint at top of planter wall,
while per drawings, the wall is cantilevered. It appears wall type `W5'is required
at retaining walls south of the ballroom area, please review.
S110 F S2.02.4 No ca�culations have been provided for the cantilevered retaining wall around
the pool structure, or on gridline D1. Verify lateral load capacity, consider
pedestrian surcharge and water surcharge due to site drains behind this wall as
appropriate. Verify footing width.
KL&A 6/26/07: Wall in quesfion between gridlines 6-8.5 south of A 18 supports
roof loads and also is the lateral load path for pool structure loading, and for
roof uplift for partially enclosed structures. Wall also is monolithic with Area 3A
perimeter building wall. Design is part of EOR's scope, please provide wall
designs accounting for support of roof structure.
KL&A 8/31/07: Coordinate new retaining wall detail 21/S4.03 with foundations
shown on plan, S2.02.4. Verify new steel roof around pool structure will resist
lateral soil reaction of 1.0 klf, verify metal deck shear strength and connection
to resisting perpendicular retaining walls.
S128 GS S2.09.3 Top slab bars 10T3 & 10T6 are shown at line 10.6/A14. It seems these bars
are shown in error as the concrete beam is upturned at this location. Beams
south of line Al2.2 are not identified. Please check. IBC 1603.1.
Page 17 of 22
SAFEbuilt Colarado Eagle Office✓P.O.Box 1618 ✓ 1286 Chambers Avenue,Unit l Ol ✓Eagle,Colarado 81631
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KL&A 6/26/07: Top bars a/so appear required at gridline A10. S2.09.3 PT
profile is incomplete, details are required.
KL&A 8/31/07: Top bars are still not shown on plan, please review.
S145 LS 1/S3.02C Wall thickness is shown as 8 inches. Plan S201.2 indicates a 12" exterior
foundation wall, please coordinate.
KL&A 6/26/07: Coordinate reinforcing shown on shear wall elevation with `W2'
or `W3'per S2.01.2, it is unclear which wall type controls for soil lateral loading.
Wall must span two way due to stair shaft opening, verify designs.
KL&A 8/31/07: Submitted calculations show restraint at top of planter wall,
while per drawings, the wall is cantilevered. It appears wall type `W5'is required
at retaining walls south of the ballroom area, please review.
S164 LS S2.11 Provide detail of roof diaphragm to concrete cores. Provide or indicate detail of
steel beams to concrete cores for gravity plus lateral loading, per ASCE 7-02
load combinations. Verify drag loads and chord force detailing at eave framing.
Verify diaphragm welding is sufficient for expected shear forces, provide shear
and moment diagram at roof deck levels. ASCE 7-02: 9.5.2.6.2.2, 9.5.2.6.2.6,
9.5.2.6.2.7.
KL&A 6/26/07: New detail 13/S1.0.58:Welded studs, thickness and dimensions
of embed plate are not defined. Please provide this information for all beams
and reaction conditions on the drawings. Verify connection is adequate with
short slot or long slot ho/es in the shear tab, if permitted for erection. Provide
roof diaphragm calculations per original comment. IBC 1911, 1912, 2205.1.
KL&A 8/31/07: Submitted materials are incomp/ete, review of this item is
ongoing.
S165 LS S2.11 Provide detail of concrete diaphragm to concrete cores, verify shear transfer at
each level and comment whether any drags are required. Verify if typical details
12 & 23/S1.0.3A apply throughout the job. ASCE 7-02: 9.5.2.6.2.2, 9.5.2.6.2.6,
9.5.2.6.2.7, 9.5.2.6.2.8.
KL&A 6/26/07: Please respond to this issue.
KL&A 8/31/07: Submitted materials are incomplete, review of this item is
ongoing.
S169 LS S3.02A Calculations show a significant force reversal / back-stay effect from Level 6 to
Level 5 shear force, i.e. SW 14 & SW 16. Verify this load path has been
designed for the loads per 3D analysis. Verify soil plus wind / seismic loading
has been used for drag design. Note per plan, S2.05.1, a large hole exists
adjacent to wall SW 16, and per calculations page 536, (38+57)=95k shear
transfer is required. No drags are shown on plan. Please verify. Note,
elevations S3.02A show#5 @ 14" o.c. at upper levels, calculations shown (2)
#5 @ 24" o.c., please verify designs match calculations. IBC 1616.1.1, IBC
1604.4.
KL&A 6/26/07: Original comment calculated(38+57)=95k load for SW14 not
SW16 as noted, however collector bars have not been added for SW14. SW16
collector load is (86+143)=229k, (4) #7 shown on plan are not adequate for
229k, please review all collector designs.
KL&A 8/31/07: Submitted materials are incomplete, review of this item is
ongoing.
Page 18 of 22
SAFEbuilt Colarado Eagle Office✓P.O.Box 1618 ✓ 1286 Chambers Avenue,Unit l Ol ✓Eagle,Colarado 81631
Phone: (970)328-1790 ✓Toll Free: (877)428-6412✓Fax. (970)328-1791✓ \\VWS-
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S171 S2.11.1-2, etc.Roof framing plans are incomplete. Please address the following and confirm
detailing will be provided in future drawings issues, per IBC 1604.2, 2205.1.
a) KL&A 8/31/07: Closed
b) KL&A 8/31/07: Closed
c) KL&A 8/31/07: Closed
d) KL&A 8/31/07: Closed
e) KL&A 8/31/07: Closed
f) KL&A 8/31/07: Closed
g) W8 &W16 eave supports do not cantilever outwards and support eave in
RAM analysis submitted, instead all load is transferred directly to columns via
eave rim beam. Verify eave supports and perimeter girders are adequately
sized
KL&A 8/31/07: Submitted materials are incomplete, review of this item is
ongoing.
h) S2.09.3, etc: HSS6x6 to W8, W 14 moment connection at eave needs a
detail
KL&A 8/31/07: Submitted materials are incomplete, review of this item is
ongoing.
i) 1/52.10.3: W16x31 on line A10.5 is shown as W18x35 per calculations,please verify
all beams match calculations. IBC 2205.l.
KL&A 8/31/07: Si�bnzitted muterials ar^e incomplete, review of tl�is itenz is o�zgoing.
S172 1/52.08.3 W18x46 eave support girder near gridlines CB-C1 is shown as W21x44 per
calculations; W14x30 on line BE is shown as W21x48 per calculations. Several
cantilevered eave moment connection supports are shown without a backspan member.
Please review. IBC 2205.1.
KL&A 8/31/07: Subm�tted materials are incon7plete, rei�iew of tJzis item is ongoing.
5173 1/52.08.3 Verify lateral support of the low roof structure far wind and seismic loading; low roof
section is not connected to Level 8 PT slab beyond or core walls within the roof area,
and braced frames are not shown. Similar at 2/S2.08.3 and other low roof structures.
IBC 1604.4.
KL&A 8/31/07: Submittecl mater•iczls a�•e incom�lete, review of this item is ongoi��g.
5173 11,26,28/S7.OlA Calculations indicate that roof deck is attached to slab edge along line 2 and other
locations where deck and floor slab are near the same elevation. Provide a detail for
lateral roof to slab connection where required by lateral analysis. IBC 1604.4.
KLc4cA 8/31/07.� Sa+bmitted materials are incomplete, review of this iten� is ongoing.
S174 S2.11.1, etc Show roof diaphragm to concrete core connection, consider in-plane collector shear
forces and out of plane anchorage forces. IBC 1604.8.2; ASCE 7, 9.5.2.6.2.6,
9.5.2.6.2.8.
KL&A c�/31/07.� Subniitted mate�°ials aNe incomplete, t�eview of this item is ongoing.
5175 52.11.1 Verify diaphragm continuity at dormers line AS between upper roof deck and lower roof deck,
provide collectors as required for in plane shear and out of plane shear. IBC 1604.4.
KL&A 8/31/07: Submitted materials are incomplete, review of this item is ongoing.
Page 19 of 22
SAFEbuilt Colarado Eagle Office✓P.O.Box 1618 ✓ 1286 Chambers Avenue,Unit l Ol ✓Eagle,Colarado 81631
Phone: (970)328-1790 ✓Toll Free: (877)428-6412✓Fax. (970)328-1791✓ \\VWS-
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5176 52.09.2 Roof ridge support columns near15.5-A4.8 shown on 52.11.2 are not supported by slab below,
please check. IBC 1604.4.
KL&A 8/31/07: Colt�mn in yt�estion is 20 feet tall, verify HSSSxS is adeqL�crte,per
52.11.2.
S 178 A2.11.1 R, etc. Structural roof plans do not incorporate snow fences shown on architectural drawings.
Please provide snow fence with adequate structural connection shear and moment
associated with sliding snow. IBC 1608.
KL&A 8/31/07: Submitted n�uterials are incomplete, review of this item is ongoing.
KL&A 8/31/07.� COMMENTS ON NEW DETAILS FOLLO GV
S187 21/S4.03 Minimum depth shall be 48" for frost depth requirement. IBC 1805.2.1. Verify wall
vertical rebar is adequately developed at top of footing,ACI 318, 12.2. Appears that
variables D and D' are reversed with calculations variables hf and hp,please review.
IBC 1806.
S188 55.03 Revised beams 4B8 &4B9 appear too shallow to support one way slab at ramp. Shear
ties are spaced greater than d/2. Please review beam sizes for ramp loads. IBC 1604.2.
Planninq Department Conditions-
From: Warren Cambell
Submit a revised landscape plan for review and approval prior to requesting a TCO.
Public Works Conditions-
From: Chad Salli, Project Engineer
1. Install snowmelt in loading dock dwy. Sheet M5.15 not in resubmittal package, Sheet M5.14
shows heat in the southern half of the dwy. The dwy should be heated from the back of pan
along the Frontage Rd to the trench drain.
2. The fountain entry feature shall not be public right-of-way, please remove from right-of-way.
3. The two tier retaining wall shall be designed/stamped by a Colorado registered professional
engineer, greater than 4' in height from the top of wall to the bottom of the foundation.
4. Provide Final Drainage report including hydrology and hydraulic analyses (Box culvert, Storm
pipe, inlets, swales, etc...). This shall include storm sewer profiles with HGL shown. A 100 yr
analysis shall be completed showing no private/public property damage as a result. Provide
capacity analysis for major swales and all inlets. The SCS method may be used for large
mountain basins, the Rational method shall be used for the smaller site and developed basins.
5. A Developer Improvement Agreement will be required prior to release of permit.
6. Show proposed location for Comcast fiber line along the west property line.
Frontage Road/Vail Road
1. Town of Vail Street lights shall be placed at 50' spacings along the project limits. Coordinate
with TOV electricians for electric meter location. Relocate private lighting to private property.
2. Set back (detach) the frontage rd sidewalk 6' from back of curb east of the porte cochere exit.
Sod shall be installed between the curb and walk.
3. Use attached sidewalk detail for sidewalks located within the right-of-way.
Page 20 of 22
SAFEbuilt Colarado Eagle Office✓P.O.Box 1618 ✓ 1286 Chambers Avenue,Unit l Ol ✓Eagle,Colarado 81631
Phone: (970)328-1790 ✓Toll Free: (877)428-6412✓Fax. (970)328-1791✓ \\VWS-
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4. Use TY 13 curb inlets vs TY R where the sidewalk is attached to the curb.
5. If necessary, raise Spraddle Creek vault#1 manhole to finished grade.
6. The cross-walk at the roundabout shall be asphalt thru the travel lanes and concrete only
across the median.
7. Use CDOT TY 3A curb ramps at the roundabout, 6' width at the throat.
8. Storm line A shall be at 1% minimum slope. Leaving the existing proposed invert elev at TY R
inlet 3 and working upstream at 1% appears to still allow for a min of 2' cover at the existing
inlet on the north side of the frontage road.
9. Sheet E1.00, please turn off extra curb&gutter alignment.
10. Install 2-4" conduits to medians for irrigation and 3-4" conduits to the west median for future
use.
Spraddle Creek Drainage
1. Per previous agreement with the Town, Four-Seasons is responsible for the construction cost
of continuing Spraddle Creek to STA 4+40.
2. Install an impermeable membrane around the RCP/CBC due to proposed landscaping and
irrigation.
3. Please provide additional detail of proposed walls along the RCP/CBC alignment.
Construction of these walls shall be designed so as not to disturb/undermine the RCP/CBC.
W Meadow Drive
1. Final approval of the West Meadow Drive construction drawings will be completed in
conjunction with the Town of Vail design. Modifications to tie-in grades on the Four Seasons
site may be necessary to accommodate this final design. W Meadow plans shall also develop
streetscape related items in the right-of-way (street lighting, landscaping, etc).
2. Storm line G alignment needs to be revised. There is not enough room to install between
Spraddle Creek and a large tree on the south side of W Meadow that shall be protected. Will
finalize with W Meadow plans.
3. Storm line E appears to in conflict with the recently installed water line. Will finalize with W
Meadow p�ans.
Landscaping/Irrigation
1. Detailed landscaping comments to follow within the next couple of weeks.
2. Coordinate irrigation with TOV irrigation supervisor for final head type/location and water
source.
3. The Town is currently in talks with CDOT on permissible landscaping within CDOT right-of-
way.
Fire Department Conditions-
1. LSR, MOU's and Administrative Modifications must be signed by Rybka et.al. as the Fire Protection
Engineer of record.
2. Page 14 of the LSR reference occupancy of the pre-function and ballroom is not accepted. RJA
allegedly has run calculations to show adequate exiting but such evidence has not been presented.
Page 21 of 22
SAFEbuilt Colarado Eagle Office✓P.O.Box 1618 ✓ 1286 Chambers Avenue,Unit l Ol ✓Eagle,Colarado 81631
Phone: (970)328-1790 ✓Toll Free: (877)428-6412✓Fax. (970)328-1791✓ \\VWS-
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3. Appendix A— Fire Alarm Matrix is not accepted.
4. Appendix B — Small Scale Plans is not accepted.
5. MOU 5/22/07 ref Emergency Generator and Emergency Power is subject to additional review.
SAFEbuilt Colorado:
John Plano
I.C.C. Plans Examiner
Matthew Royer
Building Official
Town of Vail:
Charlie Davis Mike McGee
Building Official Fire Marshal
Chad Salli Warren Campbell
Public Works Planning Department
Page 22 of 22
SAFEbuilt Colarado Eagle Office✓P.O.Box 1618 ✓ 1286 Chambers Avenue,Unit l Ol ✓Eagle,Colarado 81631
Phone: (970)328-1790 ✓Toll Free: (877)428-6412✓Fax. (970)328-1791✓ \\VWS-
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