HomeMy WebLinkAboutClarification of Building Permit IssuesCHRISTOPHER KRABACHER ARCHITECT
P.O. Box 2592,
Grand Junction, Colorado 81502
(970) 243-3587 (office) (970) 640-8831 (cell)
ckouray@yahoo.com
August 15, 2012
To: Garfield County Building Department
Clarification of Building Permit Issues for the Pavillion Project
Permit Address:
County Road 252,
Rifle, Colorado
Owner/Contractor:
Jolley -Potter Ranches, LLC
Flag Creek Ranch at Big Mountain
(970) 625-2882
Mr. Jarman & Mr. Schwaller
In reply to the letter dated August 14 here is my response to your concerns and
comments.
The original project was for a residential cabin with the design beginning in October of
2010. It evolved into what is currently under construction. The IBC code that I used
(originally) was the 2006, but the most recent flurry of fast-track design utilizes the 2012.
I hope that isn't a problem, since the way I see it is the cabin might be complete after
Garfield County adopts the latest code (2012), given the bureaucratic entanglements
this project has encountered... but I detract from my clarifications.
1)The structure is currently a mixed-use occupancy (A-2 -2318 Square Feet, R-3 -928
Square Feet. & 11— 2260 Square Feet) .
2) Per IBC Table 508.4, and IBC2012-420 & 508.3, we're allowed a 1 -hour fire
separation between the A-2 & R-3 occupancies due to the square footage & height
requirements of UBC Table 5-3 (plus we could always add the increase for distance
from property line but it's unnecessary). Reference attached Section A for graphic
interpretation of construction components for the horizontal assemblies. A fire -
separation (1 -hour) between the Main Floor (A-2) & Lower Floor (U) was detailed on the
F
CHRISTOPHER KRABACHER ARCHITECT
P.O. Box 2592,
Grand Junction, Colorado 81502
(970) 243-3587 (office) (970) 640-8831 (cell)
ckouray@yahoo.com
approved set of construction documents (Section A, Sheet A4). All openings,
penetrations, joints & ducts shall comply with the intent of these separations between
occupancies, including smoke detectors & alarms, per IBC907.2 .
3) Ansul System. The "Kitchen" has being revised to become a serving area only, with
cold & dry storage, and a few sinks. There is no need for an ansul system with this
revised configuration. Attached main Floor Plan illustrates the possible (revised)
configuration for the "Kitchen".
4) The Main Bathrooms are designed to be accessible in compliance with ICC A117.1-
2009, as indicated on the approved (for construction) set of plans.
5) -Access to the Main Floor ofthe Pavilion Structure can be provided by an access way
from the original Main Cabin (where the barrier -free bedrooms are located). A Site Plan
will be generated to graphically interpret this requirement, showing the access system &
measures for adequate life, health & safety of the occupants. Attached Site Plan sketch
for probable access and configuration.
6) The stairs have been revised to the min./max. 7:11 (See attached Stair Section)
7) The guardrails will comply with IBC 1013 (See attached Stair Section)
8) The Fire Marshal shall be provided a set of revised construction documents for
review, approval and inspection.
9) CDH is welcome to inspect and comment at their convenience.
10) Fire suppression system is not necessarily required per IBC
If -we can be of any further service, feel free to contact us.
CyL.c
Christopher Krabacher
Licensed Architect in the State of Colorado (#B-2062)
Chapter Nine.
Metol Roofing System over 154 Roofing Raper
5/8" OSB RooF Sheathing —
Ix2 Furring a 24° o/
242 Rf.Rftrs.a 24"o/c
(or II -1/8" TJI IIOs)
12
Cont. Blocking
Insulation
1/4' Plywd Soffit
C1 Stop 4 Gutter
Wood Facia
Continuous Blocking
R-38 Insulation
— 5/6 613O1-1 Leiling
Continuous Mid -Span Blocking -
r3/4' 1.4iderLaynent
LOFT FLOOR
2xIOs (or 9-1/2" TJI IIOs)
2°°1°°
xI0 ledger £t. Melia to Log W
V2x 8'L69=•30"o/c
over 34° chonel 0 14" o/c °
12' 0 Log Hall System
Erode Line
MAIN FLOOR
3' Concrete Floor
3/4" IynderLayment
2x12s (or 11-1/6" TJI IIOs)
Continuous Rhi Jost. Mch'd to Cont
Wall
14/5/8• x 10 Lags 0 36° o/c
5/8' & sumDoard Drywall -"X"
over 3/4' "simnel 0 24' o/c
12 Conc. Fdn. Hall
V2° 6vaslon Jt.
Elastanerw Filler
-5' Concrete Floor
SECTION A
WALL SECTION
EXTERIOR HALL SECTION TERN LOFT
SCALE°. 1/2L=—P-6"
N-rC,