HomeMy WebLinkAboutCorrespondenceDave Argo
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Dave Argo
Wednesday, April ?4,2019 4:55 PM
Michael Edinger (Michael@aliusdc.com)
Cedar Ridge Ranch Barn Remodel
Michael
We have finalized our review of updated plans for change of occupancy/use & remodel of a portion of the existing Ag
Barn/Arena up at Cedar Ridge Ranch. We will be issuing this permit, but there are a number of conditions attached to
the approved plans, including items which require follow-up on the specified Fire Rated lntumescent Coating.
The following condition of permit (in red text) will be affixed to the drawings issued with the building permit:
Condition of Permit:
Príor to instøtlation at the iob site, provide the Building Department with additional information & meet the other
requirements described below regarding the specified Fire Rated lntumescent Coat¡ngs:
o Site Visit Verification Report from the local Sherwin-Williams supplier confirming that this product will comply
with one-hour fire rating requirements at existing perimeter walls and horizontal ceiling assemblies surrounding
the "Creative Spaces & Events" portion of the building.
o Manufacturer'sCertified lnstallermust be used in the application of this product. LocalSuppliershall provide
list of approved local installers, and once work has been completed at the job site Contractor shall provide for
Building lnspector review sign-off from subcontractor that work was performed by a certified installer.
Final inspection & Certificate of Occupancy will not be issued without first complying with these requirements.
As you can see, this condition imposes requirements that must be fulfilled by following-up with our office before the
work commences at the job site. Please make sure that the Owner is aware of these requirements and complies . . .
otherwise the final building inspection & Certificate of Occupancy may be at risk.
Thanks for your assistance with this matter.
Dave Argo
Plans Examiner
Garfield Coanty
Commun¡ty Development Department
708 gth Street, Suite 407
Glenwood Springs, CO 81601
Tel: 970-945-8272 Ext. 1670
E m a i I : d o rg o @ g a rf i e I d -cou nty. com
We b : gø rfi eld-cou nty.com
1
Dave Argo
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Dave Argo
Monday, April 8,2019 1:19 PM
Michael Edinger (Michael@aliusdc.com)
Bill Gavette (gavette@carbondalefire.org); Andy Schwaller (aschwaller@gadield-
county.com)
Cedar Ridge Ranch - Barn Conversion &. Remodel
lBC, Table 508-a.pdf
Michael:
We have reviewed plans for Cedar Ridge Ranch remodel & reclassification of occupancy for a portion of the existing
barn, but before we can approve and issue a permit for this work, there are some issues that must first be addressed
A. F¡re Separation Required between Existing Arena/Horse Boarding and New Creative Spaces/Events -
According to lBC, Table 508.4 there is required fire separation between existing uses and the proposed newer
uses in this building since the building will not include fire sprinklers (refer to the attached redlined version of
this table showing these fire separation requirements). We believe that you may have misinterpreted the table,
because a hyphen does not indicate that fire separation is not needed. As shown in the footnotes the "N"
designation in the table is the proper indication of "No fire separation requirements".
B. Occupancv Group Classification of New Creative Spaces/Events - lf "8" occupancy group is used (as currently
shown on plans) the required fire separation is 2-hours. However, since the creative spaces will also be used for
special events and gatherings, the Building Department is willing to allow the remodeled portion of the barn to
be designated as A-3 occupancy - which aligns with "Art Gallery" or "Exhibition Hall" as allowed under A-3
classification. The A-3 occupancy does result in a higher "Occupant Load" for the remodeled portion of the
building, but it will effectively lower fire separation requirements from 2-hours to l-hour.
C. Specific Fire Separation Requirements - ln order to allow the proposed occupancy change from "U" to either
"8" or "A-3" occupancy, each occupancy must be separated with fire barriers or horizontalassemblies with one-
hour fire rating (A-3 vs. U) or two-hour fire rating (B vs. U). ln addition, fire ratings of openings in fire barriers as
per lBC, Table 716.5 shallbe as follows: l--hour in a l-hourfire barrier, or L% hours in a 2-hourfire barrier. ln
either case, the existing sliding barn doors depicted on the plans (2 locations) will not be allowed without the
addition of adequate fire rated doors. Please specify & include cut sheets of fire rated assemblies (walls &
ceilings) from a recognized listed agency (for example, U.L. or Gypsum Association).
D. Fire Sprinkter Option - One additional option allowed by the building code is to install an automat¡c fire
sprinkler system in the newly reclassified portion of the building. This option is available if the occupancy group
is changed to A-3 . . . again, refer to Table 508.4 where you can see that (A vs. U) indicates "N" when fire
sprinklers are installed.
Please review these issues and resubmit plans accordingly for our approval. ln the meantime, we will place this project
in our "pending" file while awaiting your revisions and response to our plan review comments.
Thanks for your assistance in this matter
Dave Argo
Plans Examiner
Gurticltl (mtnfi'
Community Development Department
708 gth Street, Suite 407
1
Dave Argo
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erica golden <erica@27 5Tdesign.co>
Monday, August 20,20181:33 PM
Dave Argo
Cedar Ridge Barn - fire sprinklers vs. fire separations
2018.07 .}z-ceda r ridge la nd-use appl ication revisions.pdf
Hey Dave -
Mark and I met with the Johnsons yesterday to discuss the Cabin but we also talked about next steps for the Barn and
they would like to have a fire sprinkler company give them some quotes on adding sprinklers to the barn to compare to
- the cost of the fire separation as we have not yet found a code exception to allow non-separated/non-sprinkled uses in
this size of structure (we may still hire a code consultant to re-confirm this). Please see our current drawing attached for
the barn on page a-02. We are working to update additional drawings for the barn once we confirm if we are going the
route of fire sprinkling vs. fire separations.
per the attached occupancy separation chart, I understand this to say that the entire building must be sprinkled to allow
the non-separated mixed use of agricultural and assembly spaces. Would you agree that I should be having them quote
the entire building as sprinkled and not just the A occupancy portion? Let me know if you need any additional
information to comment on this.
Thank you for your help,
Erica
erica golden, ArA, LEED AP BD+c
principal
o: 91 0.989.2151 I m:910.445.1I93
a
t
our website & email has changed, please update our address
and check out our new sitel
GENERAL BUILÞING HË,ÍGHTS AND AREA$
occupanÇics shall apply to the totâl Irotrseparaterf occu-
oancl areâ. Where nonseparated occupancies occur in a
htgnlrise brtilditry, the ¡¡ost resttjctive rcquiletttents of
Settion 403 that apply to the nonseparÛted occtrparrcies
shall apply throughout the high-rise building'
508.3.2 Allowable buikling area and height' The alloiv-
able buìtcting urea ancl height ot the buikling or porlion
thereot shali be based on the most testt'ictive alJowances
fbr the occupancy groups uncler consideration fbr lhe type
of construction o1 the builcling in accordance with Section
503. l.
508,3.3 Separation. No separation is requirecl be¿weetì
nonseparated occuPancies.
Exceptions:
l. Group H-2, H-3, I{-4 ancl I{-5 occr-rpancies shall
be seþarated ficlm all other occupattcies in accor-
dance with Section 508'4.
builciing,
roposed creative spaces &
even ts use*most restrictive of
508,4,2Allowable building area. In each sfor1, the buil¡í
ing area o^hall be such that the suln of the ratios.of'the
nítuol builrlirrg area of each separnte'rl occtlp¿ìncy divided
by the allowable builctíng alea of each separated occu-
pancy shall not exceecl t ,'
508.4,3 Allowable height. Eaclr sepatated occupahcy
,tult .otopty with the Atrilairg heìght llmi:ations based ön
irr" ivlr" "i ó"nstruction of thè uuitding in accodance wilh
Section 503.l. ',
. i,
Exception: Special provi.sions of Section 510 shall per'
ãiloä.upun.it s at builtting heights other than providéd
in Section 503. I . ',,
5{18.4.4 Sepa ration. In di viclual occupnuc ies shall. be seþa.
ratecl from acljacenl occupancies in accordance with TabJ-e
50tì.4. ',
50S.4.4.1 Construction. ReqLrirecl separations shall be
Jire barriers constructed in accordance with Sectior¡
lOl n, lxtriunta.l a.sseml¡lies constìucted itt accorda¡ce
with Section 71 1, or both, so as to completely separate
adjacent occuPancies.
2., Group I-1, R-Ì, R-2 and R-3 dweÍling ø¿its and
; sleeplng ar¡i¡s shall be separatecl lroln otlrer
t ,lw:ett¡ià o'r sleepítzg ¿¡ni¡s and tì'om other occt't-
pancieJcontiguous to them in accordunce wìtlr
. . :. ., therequipme,nts of Section 420'
508.4 Senarated, oicupancies. Buildings or poltions of
buildingi ihat comply wilh'the provisions ol'this scction shall
be considered a$ sepiti'ated occrtpancies.
508:4:i Ot¿üpancy'claisifÏcation. Separated occupancies
shall be indiviclualiy ciassifiecl in accordance with Section
302.1. Eachrsepärated space shall comply with this code
' basec{ on the ocèupancy classilication ot that portion of the
,-,it,i
SECTION 509 r.
tñctDENTAL USES ,.,,,:,
509.1 General Incidental uses located lvithin single occu-
pancy or mixed occupancy builclings shall comply with the
þ.ouitíons of thi.s section' Incidental use.\ ale ancillary func:
iions associate<l with a given occupancy that generally pose a
grcatet'level of risk to that occupancy and are Iimited to thoso
irses listed in Table 509. :
agricultural use ßxception: lncidental uses within arrd serving a
tunit ue nol- required to compty with this section'
' the 2 uses
TABLE
RËQUIRFÞ SEPARA-NON OF ,ANCTES (HOURS)
.': i
NS = Buìldings not equipped with an sprinkler system nstalled in accordâncc
f.I = No iÞparation requiremcoL
li" 'iTe r:ùquired separation liom areas Iscçl orrly for privatc or pleasure vehicles sha[l be reduced by I hour but not to less thân I hotlr
c. See Seetion 406.3.4.
il. Separntion is not rsquilcrl betwùen occilpartcies of thc sanle chssificution'
e. See Section 422.2 for amtrulatr¡ry carc facilifics'
2015 INTERNATIONAL BUILDING CODE6'
H-3, H-4H-ZB',, F-1, M,
s.1 H-1F-2, S-2Ùl-1 3, l-3, l-4 taA,E
s NS sN3sNSNSssNSsN$s NSNSssNSÞ
223NP34LNPIIA122NPNNt
2 NP ¿3 NP2NPNP¿ItNPIN2NPNI-1", I-3, I-4
NP 23NP2NPNP')NPNPNNat-2
NP nNPLNP32NPN2"NRN
3 242NP3ItNPNNUF-2,I3I2NP2NNPNB",F-t, M, s-l
NFNPNPNPNPNPNH-l INPNNP
H-2
I NP
H-3, H-4
N
H-5
automirticwith 903.3on IIaccord¿ncellì Seotiwilhr¡stB lerj
108
tt"/A Schwaller
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Mark Chain < mchain@sopris.net>
Thursday, August 09, 2018 11:43 AM
Andy Schwaller; 'erica golden'
gavette@carbondalef i re.org
RE: Meeting with Fire Marshall regarding occupancy separation between Horse arena
and other Johnson barn uses
Thanks. Will discuss with Erica. MC
From: Andy Schwaller <aschwa ller@garfield-county.com>
Sent: Thursday, August 9,20189:24 AM
To: Mark Cha in <mchain @sopris. net>; erica golden <erica@27 5Tdesign.co>
Cc: gavette@ca rbondalefire.org
Subject: RE: Meeting with Fire Marshall regarding occupancy separation between Horse arena and otherJohnson barn
uses
Mark,
I will be on vacation for 2 weeks start¡ng Wednesday
It puts both Bill and I in an awkward posítion to try to design something for a project. We are more in the position to
reviewaproposal byadesignprofessionalanddetermineiftheintentofthecodeismet. lsuggestedEricadetermineif
non-separated Sec 508.3 uses could apply to this project. As per code, it appears a l-hr or 2hr separation would be
required if Sec 508.4 Separated Uses is used depending on how the creative spaces are used.
At the end of the day, we cannot get too creative with life safety for the people inside the structure including possibly
fire fighters.
Andy
From: Mark Chain [mailto:mchain@sopris.net]
Sent: Wednesday, August 08, 2018 5:18 PM
To: Andy Schwaller <aschwaller@garfield-countv'com>
Subject: Meeting with Fire Marshall regarding occupancy separation between Horse arena and otherJohnson barn uses
Andy: l've been talking to Bill Gavette at Carbondale Fire Department about suggested occupancy separat¡ons
between the Horse Arena and the areas designated for event/Creative Spaces. Erica has had some difficulty in
finding well defined and suggested occupancy separat¡ons between the uses. The fire Marshall has some
ideas. I am wondering if we could get a meeling together the second half of next week to help finalize a
proper direction. I don't think we want to go and ask for a code interpretation from an outside 3'd party. They
are expensive and can take considerabletime. Please let me know if you would like to meetwith us and the
Fire Marshall on this and if you're available the second half of next week.
Thanks, Mark
I
Mark Chain
Dave Argo
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Bill Gavette < gavette@carbondalefire.org >
Thursday, July L2,2018 1:41 PM
Erica Golden; Glenn Hartmann; Andy Schwaller; Dave Argo
'Mark Chain'
RE:Cedar Ridge Ranch - Fire Marshal Meeting Notes
v
Erica,
Sorry for the delay in following up. Your notes are accurate'
I visited the site this morning and inspected driveway. The turnouts have been completed and the trees have been
trimmed back. Both are acceptable.
Thanks,
Bill Gavette
Deputy Chief
Carbondale & Rural Fire Protection D¡str¡ct
www.ca rbonda lefi re.o rg
970-963-2491.
slft.ü' [i!15 . nËs{:l-rE
From: Erica Golden fmailto:eg@twosevenínk'com]
Sent: Tuesday, June 26, 2018 10:27 AM
To: 'Glenn Haftmann'; 'Andy Schwaller'; 'Dave Argo'; Bill Gavette
Cc: 'Mark Chain'
Subject: Cedar Ridge Ranch - Fire Marshal Meeting Notes
Hi Glenn, Andy & Dave -
Our meeting ø Bill (copied) was very helpful on Friday, below are my notes.
Access Road:
-(2) new pullouts were located along the east side of the access road to achieve an overall road width of 20' for approx.
60 ft in length *Bitt indicated thot those dimensions should be adequote but asked thot we confirm if there ore ony
specific putt off dimensions per County Roodwoy Stondards (partiol sect¡on attached). *Merrill indicqted this weekend
thot Rondy wøs working on those oreos already, but we witt be sure to note the opplicoble dimensionol standords on the
site plon ond confirm thot those dimensions are met in the field'
-signage indicating 'no parking along access road' will be added to an existing sign near the entry to the property - Bill
agreed that (1) location for this sign was appropriate
I
-locations for tree trimming were flagged and Merrill has indicated that trimming should be completed by now - Bill can
confirm if he will need to reinspect that tr¡mming along w/ all other road improvemënts
Barn (Addition of Creative Spaces + Events)
-We reviewed all exit doors for the entire structure and will revlse our drawings to show exiting for the entire building as
meetlng the code to swing in the direction of travel (out) due to the possibility of >50 occupants w/ the new uses. All
exit doors in the building will also meet the clear 32" width for egress. The concept we discussed w/Bill is that req'd exit
signage for the Creative Spaces/Events will be clearly marked for direct exit from that space to the exterior, but in the
event of an emergency, if someone entered into the Agricultural part of the barn, they would be led by exit signage
through that space to another code-compliant exit.
-Bill did not see a need to separate the Agricultural uses in the barn (riding/boarding) from the Creative Spaces/ Events
- he explained that he did not see a specific risk that one occupancy would bring to the other. I would like to discuss
with Andy & Dave how best to indicate the mixed/ non-separated uses in the building.
-Bill did not indicate that he thought the addition of fire sprinklers to the Creative Spaces / Event area of the Barn would
be needed. We discussed that smoke & carbon monoxide detectors are not required in the Creative Spaces/ Events but
that they are recommended.
-We discussed that all exiting would need to meet accessibility requirements (we will be providing that code information
to Merrill for incorporation as they are getting all doors to meet the exiting requirements as well.
Tents (Lodeing):
-Given that the majority of the road improvements are already installed, Bill did not express any issues with renting the
(4) tents before the road was fully complete, Bill can provide any additional clarity on that topic.
-Given the seasonality of the tents, Bill was not opposed to smoke detectors & carbon monoxide detectors w/ L0 year
battery life in the tents.
Bill, please confirm or correct any of my notes above
Glenn, Andy & Dove,l will plan to follow up with you later this week on some of my open questions, I am happy to meet
again or set up a phone call if you have specific questions.
Best,
Erica
erica s golden, AIA, LEED AP BD+C I principal
970.445.7193
two seven ink
2