HomeMy WebLinkAboutCorrespondenceDavid Argo
From: David Argo
Sent: Friday, March 24, 2017 3:17 PM
To: Jason Lapointe (jlapointe@fuseacs.com)
Cc: 'bruce.bearcreek@comcast.net'
Subject: Permit #BLCO-02-17-4594
Attachments: Eastbank LUCP.pdf; IBC Sec 1023 Stair Enclosure.pdf
Jason:
I have finalized my plan review of the Eastbank Auto Repair Center + Offices (Permit #BLCO-02-17-4594) but there are a
couple of remaining items to be addressed and/or corrected before we can issue a building permit for this new building.
/ITEM #1: Septic System Permit
Per conditions stated in the Land Use Change Permit for this property, before a building permit can be issued by Garfield
County, the applicant shall make application for a septic system permit (see attached LUCP, page 4 — items 12, 13). It is
our understanding that a temporary "vault & haul" system will be utilized until such time as the new lift station is
completed and this property obtains access to the Roaring Fork Water & Sanitation District sewer system. Please note
that maximum time for temporary vault & haul service is not to exceed 12 months.
ITEM #2: Enclosed Exit Stairway from Upper Level to Exit
As discussed with Bruce earlier today, the interior exit stairway from the upstairs office + breakroom needs to be
enclosed with one-hour rated walls per IBC, Sec. 1023. For your reference, I have attached a portion of Section 1023
which states requirements for an enclosed stairway (pertinent text highlighted). As the only means of egress from the
upstairs, it is important to enclose this stairway with one-hour rated construction to insure life safety of occupants in the
event of a fire.
v ITEM #3: Fire District Review
Prior to issuance of a building permit, we also need to receive notification from Ron Biggers, Glenwood Springs Deputy
Fire Marshall, that he has received building plans so he can provide an independent review of I.F.C. and fire district
requirements.
Before we can release drawings for permit, our office will need to receive the septic system application, updated
drawings showing a one-hour stair enclosure, and fire district confirmation as described above. Please contact me if you
have questions, and I will look forward to receiving these items so that we can issue a building permit for this project.
Thanks,
Dave Argo
Plans Examiner
CGarfield County
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212
Email: dargo@garfield-county.com
Web: garfield-county.com
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MEANS OF EGRESS
5. The space between the corridor ceiling and the floor
or roof structure above the corridor is used as a
component of an approved engineered smoke con-
trol system.
1020.6 Corridor continuity. Fire -resistance -rated corridors
shall be continuous from the point of entry to an exit, and
shall not be interrupted by intervening rooms. Where the path
of egress travel within a fire -resistance -rated corridor to the
exit includes travel along unenclosed exit access stairways or
ramps, the fire -resistance rating shall be continuous for the
length of the stairway or ramp and for the length of the con-
necting corridor on the adjacent floor leading to the exit.
Exceptions:
1. Foyers, lobbies or reception rooms constructed as
required for corridors shall not be construed as
intervening rooms.
2. Enclosed elevator lobbies as permitted by Item 1 of
Section 1016.2 shall not be construed as intervening
rooms.
SECTION 1021
EGRESS BALCONIES
1021.1 General. Balconies used for egress purposes shall
conform to the same requirements as corridors for minimum
width, required capacity, headroom, dead ends and projec-
tions.
1021.2 Wall separation. Exterior egress balconies shall be
separated from the interior of the building by walls and open-
ing protectives as required for corridors.
Exception: Separation is not required where the exterior
egress balcony is served by not less than two stairways
and a dead-end travel condition does not require travel
past an unprotected opening to reach a stairway.
1021.3 Openness. The long side of an egress balcony shall be
at least 50 percent open, and the open area above the guards
shall be so distributed as to minimize the accumulation of
smoke or toxic gases.
1021.4 Location. Exterior egress balconies shall have a mini-
mum fire separation distance of 10 feet (3048 mm) measured
at right angles from the exterior edge of the egress balcony to
the following:
1. Adjacent lot lines.
2. Other portions of the building.
3. Other buildings on the same lot unless the adjacent
building exterior walls and openings are protected in
accordance with Section 705 based on fire separation
distance.
For the purposes of this section, other portions of the build-
ing shall be treated as separate buildings.
SECTION 1022
EXITS
1022.1 General. Exits shall comply with Sections 1022
through 1027 and the applicable requirements of Sections
1003 through 1015. An exit shall not be used for any purpose
that interferes with its function as a means of egress. Once a
given level of exit protection is achieved, such level of pro-
tection shall not be reduced until arrival at the exit discharge.
Exits shall be continuous from the point of entry into the exit
to the exit discharge.
1022.2 Exterior exit doors. Buildings or structures used for
human occupancy shall have not less than one exterior door
that meets the requirements of Section 1010.1.1.
1022.2.1 Detailed requirements. Exterior exit doors shall
comply with the applicable requirements of Section
1010.1.
1022.2.2 Arrangement. Exterior exit doors shall lead
directly to the exit discharge or the public way.
SECTION 1023
INTERIOR EXIT STAIRWAYS AND RAMPS
1023.1 General. Interior exit stairways and rurnps serving as
an exit component in a means of egress system shall comply
with the requirements of this section. Interior exit stairways
and ramps shall be enclosed and lead directly to the exterior
of the building or shall be extended to the exterior of the
building with an exit passageway conforming to the require-
ments of Section 1024, except as permitted in Section 1028.1.
An interior exit stairway or ramp shall not be used for any
purpose other than as a means of egress and a circulation
path.
1023.2 Construction. Enclosures for interior exit stairways
and ramps shall be constructed as fire barriers in accordance
with Section 707 or horizontal assemblies constructed in
accordance with Section 711, or both. Interior exit stairway
and ramp enclosures shall have afire -resistance rating of not
less than 2 hours where connecting four stories or more and
not less than 1 hour where connecting less than four stories.
The number of stories connected by the interior exit stair-
ways or ramps shall include any basements, but not any mez-
zanines. Interior exit stairways and ramps shall have a fire -
resistance rating not less than the floor assembly penetrated,
but need not exceed 2 hours.
Exceptions:
1. Interior exit stairways and ramps in Group I-3 occu-
pancies in accordance with the provisions of Section
408.3.8.
2. Interior exit stairways within an atrium enclosed in
accordance with Section 404.6.
1023.3 Termination. Interior exit stairways and ramps shall
terminate at an exit discharge or a public way.
Exception: A combination of interior exit stairways, inte-
rior exit ramps and exit passageways, constructed in
accordance with Sections 1023.2, 1023.3.1 and 1024,
respectively, and forming a continuous protected enclo-
sure, shall be permitted to extend an interior exit stairway
or ramp to the exit discharge or a public way.
1023.3.1 Extension. Where interior exit stairways and
ramps are extended to an exit discharge or a public way by
280 2015 INTERNATIONAL BUILDING CODE®
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