HomeMy WebLinkAboutOccupancy DialogueCHRISTOPHER KRABACHER ARCHITECT
P.O. Box 2592,
Grand Junction, Colorado 81502
(970) 243-3587 (office) (970) 640-8831 (cell)
ckouray@vahoo.com
November 9, 2012
To: Garfield County Building Department
Occupancy Dialogue
Permit Address:
County Road 252,
Rifle, Colorado
Owner/Contractor:
Jolley -Potter Ranches, LLC
Flag Creek Ranch at Big Mountain
(970) 625-2882
In response to the Fire Marshal's record of meeting that occurred Thursday September
13, 2012.
Total Square footage for the Pavilion Building is 5,483 square feet in controlled
environment, with 887 square feet of exterior deck (6370 Square Feet Total) — well
below the local fire department requirement of the not -to -exceed 7500 sq. ft. for full fire
sprinkling. IBC Table 503 allowances for area based on Construction Type (IV -HT)
indicates an allowance of 3 -stories, and 15,000 square feet maximum for Occupancy A-
2, and an additional increase of square footage and height per IBC 506.2 (distance to
property lines). The building is well below the allowable maximum allowances.
Occupancy loads from the IBC Tabie1004.1.2 are as follows:
-Garage (Group U) 1:200 gross square feet = 2260 sq. ft. = 11 occupants.
-Residence (Group R-1) 1:200 gross Square Feet = 928 sq. ft. = 5 occupants.
-Assembly (Group A-2) non -fixed seating 1:15 net sq. ft. = 390 sq. ft. = 26 occupants.
The remainder of the assembly group falls into UBC 303.1.2.1 (as long as there is less
than 50 occupants) at 1:100 gross sq. ft. = 1964 sq. ft. = 20 occupants.
Total for Group A is 46 occupants.
Total Building Occupancy — 62 people in three separate Occupancy Groups.
-The Exterior Deck, though a part of the Egress System, could add an additional 60
people at SRO levels, but isn't considered in the occupancy calculation.
CHRISTOPHER KRABACHER ARCHITECT
P.O. Box 2592,
Grand Junction, Colorado 81502
(970) 243-3587 (office) (970) 640-8831 (cell)
ckouray@yahoo.com
The Fire Marshall initially calculated a Toad of 86 people in the Type A2 occupancy. This
calculation appears to be high based on the use of the building and the aforementioned
occupancy calculations. Additionally, an Occupancy Group A2 exceeding 50 occupants
brings a few more restrictive code requirements into play that would seem to be
excessive for the "real" use of this project; i.e. the barrier free egress systems, fire
sprinkling (over 100 occupants), number of exits, approved "local" fire alarm &
monitoring system, plus a few other nuances. The current design includes barrier -free
modifications in the A Occupancy, and exceeds egress requirements.
Providing local smoke and carbon monoxide (CO) detectors (combination photoelectric
/ionization/CO detectors) are noted in the original plans. The detectors are to be placed
where directed by the fire inspector (in collusion/agreement with the installer & owner).
If the Fire Marshal requires an alarm (noise & lights) attenuated system, the type of
system will need to be quantified and discussed in depth. It was my understanding there
was no need for a system above and beyond individual monitors that are tied -into a
building -only alarm system.
A Fire protection water reservoir adjacent to the south side of the structure has been
engineered and installed. Conservatively, the pond has the capacity of approximately
48,000 gallons. The General Contractor installed an overflow pipe with an invert of 5.25
feet below pond rim elevation. Both this pipe and a drain in the bottom of the pond have
butterfly valves for regulation and there is also bypass piping around the pond. The
entire pond area was re -excavated, graded, and fine -graded under a 60 -mil pond liner
installation.
Fire extinguishers are noted on the original plans (10 -pound ABCs), located where
directed by the fire marshal, or drawings provided by this firm for review & a••roval
,we can be of any further service, feel free to contact us.
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Christopher Krabacher
Licensed Architect in the State of Colorado (#8-2062)