HomeMy WebLinkAboutREVIEW RESPONSE - 22-00282 - Teton River Lofts - 24 Units - Bldg 1
gpcarchitects 18 N. Main St., Ste. 200 PO Box 330 Driggs, Idaho 83422 208.354.8036
05/12/2022
Review Report Responses # 22-00282
Description: Teton River Lofts Community Housing PH1-24 Units – Bldg. 1
Address: 311 E Lorene St.
To whom it may concern:
Each of the comments on the Review Report have been addressed as follows:
Page Reference Annotation Type Author : Department Status Page Review Comments Applicant Response Comments
T1.1 Free text Cody Jones : Building Open 1 As per section 1107 one unit needs to be an accessible unit,
2% need to be Type A units and the remainder Type B.
Based on the following analysis, only Type A and Type B units are required.
1107.6.2.2 Type A and Type B units shall be provided in apartment houses… in
accordance with Section 1107.6.2.2.1 and 1107.6.2.2.2. 1107.6.2.2.1 In Group R-2 occupancies containing more than 20 dwelling units…,
at least 2 percent but not less than one of the units shall be a Type A unit. All
Group R-2 units on a site shall be considered to determine the total number of
units and the required number of Type A units. Type A units shall be dispersed
among the various classes of units. 1107.6.2.2.2 Where there are four or more dwelling units… intended to be
occupied as a residence in a single structure, every dwelling unit… intended to
be occupied as a residence shall be a Type B unit. Exception: The number of Type B units is permitted to be reduced in
accordance with Section 1107.7
Commentary: According to the Code Commentary, Apartments and
condominiums weren’t originally covered by ADAAG or the ADA/ABA Guidelines.
Because they serve as permanent residences and are not covered by ADA, they
are covered by FHAG. The scope for Type B units is consistent with FHAG
requirements. To better accommodate persons in wheelchairs, the 2 percent of
apartments and condominiums are required to provide Type A units. In other R
occupancies such as R-1, R-2 other than apartments, R-4, etc. it specifically
states the requirements for Accessible Units since Hotels, Motels, Timeshare
Properties, and Dormitories are not permanent residences. The section
pertaining to R-2 apartments (and condominiums) specifically excludes
requirements for Accessible Units, and only states the requirements for Type A
and Type B units.
CR1.1 Free text Cody Jones : Building Open 2 Damp proofing and waterproofing to comply with section
1805.
Site grading needs to meet the requirements of section 1804.4
See revised notes on Sheet CR1.1 regarding Sections 1804.4 and 1805.
See revised notes on Details 1, 2, and 3 on Sheet A6.1 and Detail 1, 2, and 3 on
Sheet A6.2.
CR1.2 Comment Cody Jones : Building Open 3 Penetrations comply with IBC Section 714 for rated assemblies See revised notes on Sheet CR1.1.
CR1.2 Free text Cody Jones : Building Open 3 Exit access travel distance maximum of 250'. See Exit Access Travel Path and distance noted on Sheets CR1.2 and CR1.3.
CR1.2 Comment Cody Jones : Building Open 3 Dwelling Unit Sound Transmission comply with IBC Section
1207
STC Ratings are indicated on the Fire Resistance Ratings Schedule on Sheets
CR1.2, CR1.3, and CR1.4.
IIC Ratings for structure-borne sound are required to be not less than 50 for floor
ceiling assemblies.
Resiliently mounted drywall ceilings with LVT over Concrete with a 5mm
underlayment results in IIC Rating of approximately 60. With carpet in lieu of
LVT, the IIC Rating is approximately 74 Based on Commercial Acoustics IIC
Ratings Calculator. See revised note on Sheets CR1.2, CR1.3, and CR1.4.
CR1.3 Comment Cody Jones : Building Open 4 Concealed spaces are fireblocked/draftstopped per Section
718
See revised note on Sheet CR1.1 and notes on Sheet CR1.3, A5.1, A5.2, A5.3,
A5.4, and A5.5.
A1.1 Free text Cody Jones : Building Open 9 Panic hardware shall be installed as per IBC section 1010.1.10
on required doors.
1010.1.10 Swinging doors serving a Group H occupancy and swinging doors
serving rooms or spaces with an occupant load of 50 or more in a Group A or E
occupancy shall not be provided with a latch or lock other than panic hardware or
fire exit hardware.
See revised not on Sheet A10.1 indicating panic hardware or fire exit hardware
on Doors E1 and E7.
A9.1 Free text Cody Jones : Building Open 29 Riser height 4"-7"as per section 1011.5.2. See revised notes on Sheet A9.1 indicating riser height.
A10.1 Free text Cody Jones : Building Open 30 All glass and glazing to meet requirements of Chapter 24. See revised note on Sheet CR1.1.
See revised note on Sheet A10.1.
S1.0 Free text Cody Jones : Building Open 38 City of Rexburg This has been updated.
S1.1 Free text Cody Jones : Building Open 39 Special inspector needs to be identified. This is now shown on sheet S1.1.
S2.0 Comment Cody Jones : Building Open 42 Rebar: 8' Wall-Horizontal & Vertical 24" O.C. with 2 in Top 12"
Rebar: 4' Wall-Horizontal & Vertical 24" O.C. with 1 in Top 6"
All walls are under 4' tall, we have added a note to the wall schedule indicating a
horizontal bar to be within the top 6" of the walls.
S2.3 Free text Cody Jones : Building Open 45 Need to have engineered truss plans that are also approved
by design professional.
This is a deferred item, see sheet S1.0. We will review the truss drawings once
they become available.
E2.0 Callout Cody Jones : Building Open 66 For verification; as per 2017 NEC main breaker panels are not
required in each room. Please verify if desired.
Panels have been changed to main lug only, see revised drawing E2.0.
E2.0 Callout Cody Jones : Building Open 66 For verification; 2017 NEC does not require dryer and range
GFCI protection, Idaho exemptions do not require GFCI
protection.
GFCI requirement was removed from circuits to dryers and ranges, see revised
drawing E2.0.
E2.0 Callout Cody Jones : Building Open 66 For verification: As per Idaho exemption, AFCI protection
required for bedroom circuits only.
AFCI requirement has been changed to bedrooms only, see revised drawing
E2.0.
E2.0 Free text Cody Jones : Building Open 66 All outlet boxes in walls that are located in walls joining two
separate units shall be placed in such a manner as to maintain
fire ratings for that specific box.
Note regarding fire ratings has been added to drawings, see revised drawing
E2.0.
E3.0 Callout Cody Jones : Building Open 67 For verification: Wire sizes exceed code requirements in
250.66. Will inspect as per these requirements if desired.
Wire sizes have been changed to meet the minimum required by 250.66, see
revised drawing E3.0.
Please feel free to let me know if you have any questions regarding these responses.
Respectfully,
Garett Paul Chadwick, AIA
Principal
GPC Architects, PLLC