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Home My WebLink AboutAPPLICANT RESPONSE - 02-00067 - Apex Management - RemodelCURTIS MINER ARCHITECTURE October 2, 2001 Mr. Val Christensen Rexburg City Building Official Re: Newport Married housing Following you will find responses to questions or concerns raised during your review of the above project. Attached you will find (2) two revised sets of plans showing the revisions or modifications requested. Please use these new plans for your record and permit sets of documents. Item #1 Section 1006.3.2.3 does not require protected stair assemblies unless the occupant load exceeds 10. The occupant load for this stair is based on I occupant per 200 square foot which is 5.3 occupants per level. Occupant loads are per level and are not combined as stated in UBC 1003.2.3.4. Therefore the detail provided on stairs is not required to be rated or protected. Item #2 The room identified as a "Niche" has been modified as required. This area has been included as part of the Bedroom and is designated as a "Sitting Area". Please see modified plans. Item #3 The "B" type bathroom meets all residential requirements. Forward approaches require a 48" approach as indicated. Please refer to attached ANSIA117.1 Type `B" Dwelling Units. Item #4 The structural calculation for columns is attached. Item #5 The plans for the clubhouse will be provided at a later date prior to construction of that phase. Item #6 Fire extinguishers are required in each unit as indicated on revised plans. The Manual fire alarm system requirements will be provided by the installer on a deferred submittal. Please call with any questions, Alan Shurtliff, Project Manager A Limited Liability Company • Curtis N. Miner AIA, NCARB, Principal Architect American Institute of Architects, Member • National Council of Architectural Registration Boards, Certified 357 East 1200 South, Orem, Utah 84058 • Phone (801) 229-7907 • Fax (801) 229-0040 10/04/2001 TRU 07:08 FAX 801 229 2015 J M WILLIAMS ASSOCIATES ... MINER CURTIS Q1002/002 J.M. WILLIAMS and ASSOCIATES • Structural Engineering alm 57 West South Temple • Suite 210 • Salt Lake City, Utah 84101 • (801) 575.6455 • Fax (801) 575-6456 1433 South State Street • Orem. Utah 84097 • (801) M-2014 • Fox (801) 229-2015 PROJECT DATE SHEET OF DESIGNED BY JOB NO. 4 ��--I I .•. .. .I I .,..I ,. I : I I I I :.j I I. i. 11 I r4 I I I L .I L IIIIi' II ;i Iil�'I I dA li,il illl III 1411 ��'. 1 I II II 'I 1 I: 1 i: I I 14 n!'XI�aI`-"1�,1_IxlAu I�'dtl ="71.5 '12n4 �S_leai6'I I- A- I� I I• I I '� •- -I - --r-...—:r.l. .1 I I i L.I. ., ._•._i .r.. I. I I li I � I I I � I II I II fll + ` L.I. I, r 1i . _. I. L.I I 1 I I - I I I.� i.: ' 14 1 n A 1 I I � C I I ,. L.I. ..I. I I I � -�'!A'� . -��yQp.pjh I ... -- .-- — I I I -• I I' i W1L; ! i- I -. ! li II '.L1.. 1., illi ��• ili I ' .'. �`":'i..rl .I.. I. -717: I '1.' .ILI...1.1. I�.i i i .I.. _y..l' • I .� I '_.1- 1 _I.. I._1_..�___.. I • rP : II I I I � I I.I� I I L iI Chapter 10. Dwelling Units 1003.122.3 Range or Cooktop. Clear floor or ground space shall be positioned for parallel approach. EXCEPTION: Where a forward ap- proach clearfloor or ground space is pro- vided, the clear floor or ground space shall provide knee and toe clearance complying with Section 306. Where knee and toe space is provided, the underside of the range or cooktop shall be insulated or otherwise configured to prevent burns, abrasions, or electrical shock. 1003.122.4 Oven. Clear floor or ground space shall be positioned for parallel or for- ward approach. 1003.122.5 Refrigerator/Freezer. Clear floor orground space shall be positioned for parallel or forward approach. 1003.122.6 Trash Compactor. Clear floor or ground space shall be positioned for par- allel or forward approach. 1004 Dwelling Units with Accessible Communication Features 1004.1 General. Dwelling units required to have ac- cessible communication features shall comply with Section 1004. 1004.2 Dwelling Unit Smoke Detection. Where provided, dwelling unit smoke detection shall in- clude audible notification complying with NFPA 72. 1004.3 Building Fire Alarm System. Where a building fire alarm system is provided, the system wiring shall be extended to a point within the dwell- ing unit in the vicinity of the dwelling unit smoke detection system. 1004.4 Visible Notification Appliances. Visible notification appliances, where provided within the dwelling unit as part of the dwelling unit smoke detection system or the building fire alarm system, shall comply with Sections 1004.4.1 through 1004.4.4. 1004.4.1 Appliance. Visible notification appli- ance shall comply with NFPA 72. 1004.4.2 Activation. All visible notification ap- pliances provided within the dwelling unit for smoke detection notification shall be activated upon smoke detection. All visible notification appliances provided within the dwelling unit for building fire alarm notification shall be activated 78 ICC/ANSI A117.1-1998 upon activation of the building fire alarm in the portion of the building containing the dwelling unit 1004.4.3 Interconnection. The same visible notification appliances shall be permitted to pro- vide notification of dwelling unit smoke detec- tion and building fire alarm activation. 1004.4.4 Prohibited Use. Visible notification appliances used to indicate dwelling unit smoke detection or building fire alarm activation shall not be used for any other purpose within the dwelling unit. 1004.5 Dwelling Unit Primary Entrance. Commu- nication features shall be provided at the dwelling unit primary entrance complying with Sections 1004.5.1 and 1004.5.2. 1004.5.1 Notification. A hard -wired electric doorbell shall be provided. A button or switch shall be provided on the public side of the dwell- ing unit primary entrance. Activation of the but- ton or switch shall initiate an audible tone within the dwelling unit. 1004.5.2 Identification. A means for visually identifying a visitor without opening the dwelling unit entry door shall be provided. Peepholes, where used, shall provide a minimum 180 de- gree range of view. 1004.6 Site, Building, or Floor Entrance. Where a system permitting voice communication between a visitor and the occupant of the dwelling unit is pro- vided at a location other than the dwelling unit entry door, the system shall comply with Sections 1004.6.1 and 1004.6.2. 1004.6.1 Public or Common -Use Interface. The public or common -use system interface shall include the capability of supporting voice and TTY communication with the dwelling unit interface. 1004.6.2 Dwelling Unit interface. The dwell- ing unit system interface shall include a tele- phone jack capable of supporting voice and TTY communication with the public or common - use system interface. 1004.7 Closed -Circuit Communication Sys- tems. Where a closed-circuit communication sys- tem is provided, the public or common -use system interface shall comply with Section 1004.6.1, and the dwelling unit system interface in units required to have accessible communication features shall 'comply with Section 1004.6.2. I0C/AN51 A117.14998 forcing for shower seat is not re- quired in shower compartments larger than 36 inches (915 mm) by 36 inches (915 mm). Clearance of 30 inches (760 mm) wide mini- mum, measured from the face of the shower compartment, by 48 inches (1220 mm) deep mini- mum, measured from the shower head wall shall be provided. 1003.11.3.2 Option B. One of each type of fixture provided shall comply with Sections 1003.11.3.2.1 through 1003.11.3.2.3. The accessible fixtures shall be in a singletoileV bathing area, such that travel between fix- tures does not require travel through other parts of the dwelling unit. 1003.11.3.2.1 Lavatory. Lavatories shall comply with Sections 1003.11.3.2.1.1 through 1003.11.3.2.1.3. 1003.11.32.1.1 Clear Floor or Ground Space. A clear floor or ground space complying with Sec- tion 305.3, positioned for a parallel approach shall be provided. EXCEPTION: A lavatory com- plying with Section 606. 1003.11.3.2.1.2 Position. The centerline of the lavatory shall align with the centerline of the clear floor or ground space. 1003.11.3.2.1.3 Height. The front of the lavatory shall be 34 inches (230 mm) maximum above the floor or ground, measured to the higher of the fixture rim or counter surface. 1003.11.3.2.2 Water Closet. The wa- ter closet shall comply with Section 1003.11.3.1.2. 1003.11.3.2.3 Bathing Facilities. Where either a bathtub or shower compartment is provided, it shall con- form with Section 1003.11.3.2.3.1 or 1003.11.3.2.3.2. 1003.11.3.2.3.1 Bathtub. Clear- ance in front of bathtubs shall be 30 inches (760 mm) wide minimum by 48 inches (1220 mm) long mini- mum measured from the foot end of the bathtub. Chapter 10. Dwelling Units 1003.11.32.32 Shower Com- partment. If a shower compart- ment is the only bathing facility the shower compartment shall have minimum dimensions of 36 inches (916 mm) minimum by 36 inches (915 mm) minimum. Reinforcing for shower seat is not required in shower compartments larger than 36 inches (915 mm) by 36 inches (915 mm). Clearance 30 inches (760 mm) minimum, measured from the face of the shower compartment, by 48 inches (1220 mm) minimum, measured from the shower head wall shall be pro- vided. 1003.12 Kitchens. Kitchens shall comply with Sec- tions 1003.12.1 and 1003.12.2. 1003.12.1 Clearance. Clearance complying with Sections 1003.12.1.1 and 1003.12.1.2 shall be provided. 1003.12.1.1 Galley. Clearance between all opposing base cabinets, counter tops, ap- pliances, or walls within kitchen work areas shall be 40 inches (1015 mm) minimum. 1003.12.1.2 U -Shaped. In kitchens with counters, appliances, or cabinets on three contiguous sides, clearance between all opposing base cabinets, countertops, ap- pliances, or walls within kitchen work areas shall be 60 inches (1525 mm) minimum. 1003.12.2 Clear Floor or Ground Space. Clear floor or ground space at appliances shall comply with Section 305.3 and Sections 1003.12.2.1 through 1003.12.2.6. 1003.12.2.1 Sink. The sink shall comply with Sections 1003.12.2.1.1 and 1003.12.2.1.2. 1003.12.2.1.1 Approach. Clear floor or ground space shall be positioned for a parallel approach. EXCEPTION: Sink complying with Section 606. 1003.12.2.12 Position. The center- line of the sink shall align with the cent- erline of the clear floor or ground space. 1003.12.2.2 Dishwasher. Clear floor or ground space shall be positioned for paral- lel or forward approach. Clear floor or ground space shall be positioned beyond the swing of the dishwasher door. UFA Chapter 10. Dwelling Units _ ICC/ANSI A117.1-1998 EXCEPTION: A lavatory and a water mm) minimum shall be provided closet in a room containing only a lavato- measured from the wall behind the ry and water closet, provided that the water closet. Forty-eight inches room does not contain the only lavatory (1220 mm) minimum shall be pro - or water closet on the accessible level of vided measured from a point the dwelling unit. 18 inches (455 mm) from the cent- erline of the water closet on the 1003.11.3.1.1 Lavatory. A clear floor side designated for future installa- or ground space complying with Sec- tion of grab bars. Vanities or lavato- tion 305.3, positioned for a parallel ap- ries on the wall behind the water proach and centered on the lavatory closet are permitted to overlap the shall be provided. clear floor or ground space. EXCEPTIONS: t. ti lavatory complying with Sec- 1003.11.3.12.3 Parallel or For- For - tion 606. ward Approach. Fifty-six inches (1420 mm) minimum shall be pro - 2. Cabinetry shall be permitted to vided measured from the wall be added under the lavatory, behind the water closet. Forty-two provided such cabinetry can be inches (1065 mm) shall be pro - removed without removal or re- vided measured from the center - placement of the lavatory, and line of the water closet. provided the finish floor extends under such cabinetry. 1003.11.3.1.3. Bathing Facilities. Where a bathtub or shower compart- 1003.11.3.1.2 Water Closet. The later- merit is provided it shall conform al distance from the centerline of the with Section 1003.11.3.1.3.1, water closet to a bathtub, or lavatory 1003.11.3.1.3.2, or 1003.11.3.1.3.3. shall be 18 inches (455 mm) minimum on one side and 15 inches (380 mm) 1003.11.3.1.3.1 Parallel Ap- minimum on the other side. Where the proach Bathtubs. Clearance in water closet is adjacent to the wall the front of bathtubs with a parallel ap- lateral distance from the centerline of proach shall be 30 inches (760 the water closet to the wall shall be mm) wide minimum by 60 inches 18 inches (455 mm) and 15 inches (380 (1525 mm) long minimum. A lava - mm) minimum to a lavatory or bathtub. tory shall be permitted at the foot The water closet shall be positioned to end of the bathtub if a 30 inch (760 allow for future installation of a grab bar mm) wide minimum by 48 inch (760 on the side with 18 inches (455 mm) mm by 1220 mm) long minimum clearance. Clearance areas around the clearance in front of the bathtub is water closet shall comply with Section provided. 1003.11.3.1.2.1, 1003.11.3.1.2.2, or EXCEPTION: Lavatories com- 1003.11.3.1.2.3. plying with Section 606 shall be permitted in the clearance. 1003.11.3.1.2.1 Parallel Ap- proach. Fifty-six inches (1420 1003.11.3.1.32 Forward Ap- mm) minimum shall be provided proach Bathtubs. Clearance in measured from the wall behind the front of bathtubs with a forward ap- water closet. Forty-eight inches proach shall be 48 inches (1220 (1220 mm) minimum shall be pro- mm) wide minimum by 60 inches vided measured from a point If 525 mm) long minimum. A water 18 inches (455 mm) from the cent- closet shall be permitted in the erline of the water closet on the clearance at the foot end of the side designated for future installa- bathtub. tion of grab bars. Vanities or lavato- ries on the wall behind the water 1003.11.3.1.3.3 Shower Com - closet are permitted to overlap the partment. If a shower compart- clear floor or ground space. ment is the only bathing facility, the shower compartment shall be 36 1003.11.3.1.2.2 Forward Ap- inches (915 mm) minimum by 36 proach. Sixty-six inches (1675 inches (915 mm) minimum. Rein - 76 ICC/ANSI A117.1-1998 doors shall be measured between the face of the door and stop, with the door open 90 degrees. 1003.5.2.2 Thresholds. Thresholds shall comply with Section 303. EXCEPTION: Thresholds at exterior sliding doors shall be permitted to be 3/4 inch (19 mm) high maximum provided they are beveled with a slope not steeper than 1:2. 1003.5.2.3 Automatic Doors. Automatic doors shall comply with Section 404.3. 1003.52.4 Double Leaf Doorways. Where an inactive leaf with operable parts more than 48 inches (1220 mm) above the floor or ground is provided, the active leaf shall provide the clearance required by Section 1003.5.2.1. 1003.6 Ramps. Ramps shall comply with Section 405. 1003.7 Private Residence Elevators. Elevators shall comply with Section 1002.7. EXCEPTION: Elevators complying with Section 407. 1003.8 Wheelchair (Platform) Lifts. Wheelchair (platform) lifts shall comply with ASME/ANSI A17.1 and with Sections 305 and 309. 1003.9 Operable Parts. Lighting controls, electrical receptacles, environmental controls, and user con- trols for security or intercom systems shall comply with Sections 309.2 and 309.3. EXCEPTIONS: 1. Electrical receptacles serving a dedicated use. 2. Appliance mounted controls or switches. 3. A single outlet where all of the following con- ditions are met: (a) the outlet is above a length of countertop that is uninterrupted by a sink or appli- ance;and (b) at least one receptacle complying with Section 1003.9 is provided for that length of countertop; and (c) all other receptacles provided for that length of countertop comply with Section 1003.9. 4. Floor electrical receptacles. 5. Plumbing fixture controls. 6. HVAC diffusers. 7. Ceiling fan mounted controls. Chapter 10. Dwelling Un'rts 1003.10 Laundry Equipment. Washing machines and clothes dryers shall comply with Section 1003.10.1. 1003.10.1 Clear Floor or Ground Space. A clear floor or ground space complying with Sec- tion 305.3, positioned for parallel approach and centered on the appliance shall be provided. 1003.11 Toilet and Bathing Fixtures. Toilet and bathing fixtures shall comply with Sections 1003.11.1 through 1003.11.3. EXCEPTION: Fixtures on levels not required to be accessible. 1003.11.1 Clear Floor or Ground Space. Clear floor or ground space required by Section 1003.11.3.1 or 1003.11.3.2 shall comply with Section 305.3 and Sections 1003.11.1.1 through 1003.11.1.3. 1003.11.1.1 Doors. Doors shall not swing into the clear floor or ground space for any fixture. EXCEPTION: Where a clear floor or ground space complying with Section 305.3, excluding knee and toe clear- ances under elements, is provided within the room, beyond the arc of the door swing. 1003.11.1.2 Knee and Toe Clearance. Clear floor or ground space shall be per- mitted to include knee and toe clearances complying with Section 306. 1003.11.1.3 Overlap. Clear floor or ground spaces shall be permitted to overlap. 1003.11.2 Grab Bar Reinforcement. Rein- forcement shall be provided for future installa- tion of grab bars and shower seats at water closets, bathtubs, and shower compartments. Where walls are to permit installation of grab bars and seats complying with Section 604.5, 607.4, or 610, reinforcement shall be provided for future installation of grabbers meetingthose requirements. EXCEPTION: Reinforcement is not required in a room containing only a lavatory and a water closet, provided thatthe room does not contain the only lavatory or water closet on the accessible level of the dwelling unit. 1003.11.3 Bathroom Fixtures. Bathroom fix- tures shall comply with either Section 1003.11.3.1 (Option A) or Section 1003.11.3.2 (Option B). 1003.11.3.1 Option A. Each fixture pro- vided shall comply with Sections 1003.11.3.1.1 through 1003.11.3.1.3. 75 Chapter 10. Dwelling Units of controls shall not require reaching across burners. 1002.12.6.5 Oven. For side -opening ovens, the door latch side shall be next to a countertop. Ovens shall have controls on front panels, on either side of the door. 1002.12.6.6 Refrigerator/Freezer. Com- bination refrigerators and freezers shall have at least 50 percent of the freezer space 54 inches (1370 mm) maximum above the floor or ground. The clear floor or ground space shall be positioned for a par- allel approach to the space dedicated to a refrigerator/freezer with the centerline of the clear floor or ground space offset 24 inches (610 mm) maximum from the centerline of the dedicated space. 1002.12.6.7 Trash Compactor. A clear floor or ground space positioned for parallel or forward approach shall be provided. 1002.13 Windows. Where operable windows are provided, at least one window in each sleeping, liv- ing, or dining space shall have operable parts com- plying with Section 1002.9. Each required operable window shall have operable parts complying with Section 1002.9. 1002.14 Storage Facilities. Where storage facili- ties are provided, they shall comply with Sections 1002.14.1 through 1002.14.3. EXCEPTION: Kitchen cabinets shall comply with Section 1002.12.5. 1002.14.1 Clear Floor or Ground Space. A clear floor or ground space complying with Sec- tion 305.3, positioned for either parallel or for- ward approach, shall be provided at each stor- age facility. 1002.14.2 Height. A portion of the storage area of each storage facility shall accommodate a forward reach or side reach complying with Section 308. 1002.14.3 Operable Parts. Operable parts on storage facilities shall comply with Section 309. 1003 Type B Dwelling Units 1003.1 General. Type B dwelling units shall comply with Section 1003. 1003.2 Primary Entrance. The accessible primary entrance shall be on an accessible route from public and common areas. The primary entrance shall not be to a bedroom. 74 ICC/ANSI A117.1-1988 1003.3 Accessible Route. Accessible routes with- in Type B dwelling units shall comply with Sections 1003.3.1 and 1003.3.2. EXCEPTION: One of the following is not required to be on an accessible route: 1. A raised floor area in a portion of a living, din- ing, or sleeping room; or 2. A sunken floor area in a portion of a living, dining, or sleeping room; or 3. A mezzanine that does not have plumbing fixtures or an enclosed habitable space. 1003.3.1 Location. At least one accessible route shall connect all spaces and elements which are a part of the dwelling unit. Where only one accessible route is provided, it shall not pass through restrooms, closets, or similar spaces. 1003.3.2 Components. Accessible routes shall consist of one or more of the following ele- ments: walking surfaces with a slope not steep- er than 1:20, doorways, ramps, elevators, and wheelchair (platform) lifts. 1003.4 Walking Surfaces. Walking surfaces that are part of an accessible route shall comply with Sections 1003.4.1 and 1003.4.2. 1003.4.1 Width. Clear width of an accessible route shall comply with Section 403.5. 1003.4.2 Changes in Level. Changes in levet shall comply with Section 303. EXCEPTION: Where exterior deck, patio or balcony surface materials are impervious, the finished exterior impervious surface shall be 4 inches (100 mm) maximum below the finished floor level of the adjacent interior spaces of the dwelling unit. 1003.5 Doors and Doorways. Doors and door- ways shall comply with Sections 1003.5.1 and 1003.5.2. 1003.5.1 Primary Entrance Door. The primary entrance door to the dwelling unit shall comply with Section 404, EXCEPTION: Maneuvering clearances re- quired by Section 404.2.4 shall not be re- quired on the dwelling unit side of the primary entrance door. 1003.5.2 User Passage Doorways. Doorways intended for user passage shall comply with Sections 1003.5.2.1 through 1003.5.2.4. 1003.5.2.1 Clear Width. Doorways shall have a clear opening of 313/4 inches (810 mm) minimum. Clear opening of swinging Oct 11 at 11.09a CURTIS MINER ARCHITECTURE 801-229-0040 P.1 A CURTIS MINER ARCHITECTURE October 11, 2001 Mr. Val Christensen Rexburg City Building Official Re: Newport Married housing The following modification will be applied to this project in response to your phone call on October 9, 2001 to help clarify item on the original city review. Item #I Contractor will be instructed to provide 1 hr dwelling separation walls (5/8" typ "x" gyp. bd. on interior and exterior) at stair/balcony areas and provide a 20 minute rated door at each trait entrance_ Item #3 Upon further review we do not comply with the forward approach for the "B" type bathroom residential requirements. Forward approaches require a 48" approach as indicated. Contractor will be instructed to modify mechanical room by 3" to provide 48" approach for all Type "B" Dwelling Units bathrooms. Please see attached addendum. Please call with any questions, Alan Shurtliff, Project Manager A Limited Liability Company • Curtis N. Miner AIA, NCARB, Principal Architect American Institute of Architects, Member • National Council of Architectural Registration Boards, Certified :357 East 1200 South, Orem, Utah 84058 • Phone (801) 229-7907 • Fax (801) 229-0040 Oct 11 01 11:09a CURTIS MINER ARCHITECTURE 801-229-0040 3'-1" 6`2 - HAS � 3" o - � .N 48'x60" , PURN CI.BAR BATH ,4 NITGHEN — N O Ln 4 BEDROOM "B" TYPE BATHROOM DETAIL SCALE: 1/4'= 1'-0" MARRIED HOUSING REXBURG, IDAHO ADDENDUM #1 SHEET I OF I DATE: OCTOBER 2001 PROJECT s: GMA0116 p.2 CIL" CURTIS MINER ARCHITECTURE-