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Home My WebLink AboutPlan Review Comments 03.13.2017PR -A F r PLAN REVIEW COMMENTS Garfield County Aspen Equity Group/All Valley Storage BLCO-02-17-4588 Employee Housing + Office (Commercial Manufactured Housing) March 13, 2017 82 County Road 113 - Carbondale, CO Plans Examiner: Dave Argo Problems/Issues with Building Permit Application: 1. Plans for manufactured/modular building do not include CDOH stamp/approval. Although they do include a Colorado P.E. stamp, they don't conform to the basic CDOH requirement that all modular buildings must meet. Is an "after the fact" structural engineering sign -off a possibility? ;:lt< Or does the applicant need to provide original approvals from original Manufacturer? 2. Manufactured/modular building does not meet GarCo's minimum size requirements: 20 x 20 (existing structure is only 13'-9" wide). Applicant's options include the following: a. Construct an addition to existing structure to meet this current min. size standard, or b. Wait another month or so, to see if the proposed "Tiny Homes" standards are adopted by BOCC, which will effectively remove the 20 x 20 minimum size requirement from Garfield County's Land Use Development Code. 3. Is this project under jurisdiction of the IRC or IBC? Zoning is Commercial Limited (CL) but primary usage is residential (80%) with the other (20%) being commercial use as storage unit office. *Note: Office can't be considered accessory use to residence, because exceeds 10% floor area. If the building is to be reviewed under IBC, it qualifies as "Live/Work Unit" Occupancy Group R-2 (per Section 419) and the following specific requirements apply: _a} Automatic sprinkler system — specifically not included in the existing modular building Monitored fire alarm system viol-- (11')7.2-q, i) c. Confirm installation of Smoke/C.O. alarms at residence? Minimum plumbing facilities that meet accessibility requirements: (1) each of the following items: toilet, lavatory and drinking fountain (?!!) — Question: Is existing bathroom elevated one step up from main level floor as indicated on plans? Need- 4 I~ oo❑ ' p-eAr r et) feGsv Ia+Oil (IBG) i 174.E11 *12.) 4. Site Specific Structural Foundation Design: Drawings do not reference Garfield County building requirements, including: a. 2015 IBC (or 2015 IRC?) Nat- b. Wind Speed: 115 mph Ultimate Speed Rclww,40 c. Seismic Category C (A) d. Wind Exposure: B or C e. Snowload? (is this necessary?) 5. Valuation and Permit Fees: a. Fees based on MFG Housing rates? $400, s $60( b. Also factor in crawl space + uncoveredpatios:- $16,812 yLS. c. OR -factor entire occupancy/use-as R-2? 674 SF x $68.40 - $46,102- + $-16,812 = $62,914- SPECIAL DETAILED REQUIREMENTS BASED ON USE AND OCCUPANCY 2. Ducts not more than 12 feet (3658 mm) in length installed below ceiling level. [F] 415.11.11.3 Automatic sprinkler locations. Sprin- kler systems shall be installed at 12 -foot (3658 mm) intervals in horizontal ducts and at changes in direction. In vertical ducts, sprinklers shall be installed at the top and at alternate floor levels. SECTION 416 APPLICATION OF FLAMMABLE FINISHES [F] 416.1 General. The provisions of this section shall apply to the construction, installation and use of buildings and structures, or parts thereof, for the application of flammable finishes. Such construction and equipment shall comply with the International Fire Code. [F] 416.2 Spray rooms. Spray rooms shall be enclosed with not less than 1 -hour fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both. Floors shall be water- proofed and drained in an approved manner. [F] 416.2.1 Surfaces. The interior surfaces of spray rooms shall be smooth and shall be so constructed to permit the free passage of exhaust air from all parts of the interior and to facilitate washing and cleaning, and shall be so designed to confine residues within the room. Aluminum shall not be used. [F] 416.2.2 Ventilation. Mechanical ventilation and interlocks with the spraying operation shall be in accor- dance with the International Mechanical Code. [F] 416.3 Spraying spaces. Spraying spaces shall be venti- lated with an exhaust system to prevent the accumulation of flammable mist or vapors in accordance with the Interna- tional Mechanical Code. Where such spaces are not sepa- rately enclosed, noncombustible spray curtains shall be provided to restrict the spread of flammable vapors. [F] 416.3.1 Surfaces. The interior surfaces of spraying spaces shall be smooth and continuous without edges; shall be so constructed to permit the free passage of exhaust air from all parts of the interior and to facilitate washing and cleaning; and shall be so designed to confine residues within the spraying space. Aluminum shall not be used. [F] 416.4 Spray booths. Spray booths shall be designed, con- structed and operated in accordance with the International Fire Code [F] 416.5 Fire protection. An automatic sprinkler system or fire -extinguishing system shall be provided in all spray. dip and immersing spaces and storage rooms and shall be installed in accordance with Chapter 9. SECTION 417 DRYING ROOMS [F] 417.1 General. A drying room or dry kiln installed within a building shalt be constructed entirely of approved noncom- bustible materials or assemblies of such materials regulated by the approved rules or as required in the general and spe- cific sections of this chapter for special occupancies and where applicable to the general requirements of the Interna- tional Mechanical Code. [F] 417.2 Piping clearance. Overhead heating pipes shall have a clearance of not less than 2 inches (51 mm) from com- bustible contents in the dryer. [F] 417.3 Insulation. Where the operating temperature of the dryer is 175°F (79°C) or more, metal enclosures shall be insulated from adjacent combustible materials by not less than 12 inches (305 mm) of airspace, or the metal walls shall be lined with V4 -inch (6.4 mm) insulating mill board or other approved equivalent insulation. [F] 417.4 Fire protection. Drying rooms designed for high - hazard materials and processes, including special occupan- cies as provided for in Chapter 4, shall be protected by an approved automatic fire -extinguishing system complying with the provisions of Chapter 9. SECTION 418 ORGANIC COATINGS [F] 418.1 Building features. Manufacturing of organic coat- ings shall be done only in buildings that do not have pits or basements. [F] 418.2 Location. Organic coating manufacturing opera- tions and operations incidental to or connected therewith shall not be located in buildings having other occupancies. [F] 418.3 Process mills. Mills operating with close clear- ances and that process flammable and heat -sensitive materi- als, such as nitrocellulose, shall be located in a detached building or noncombustible structure. [F] 418.4 Tank storage. Storage areas for flammable and combustible liquid tanks inside of structures shall be located at or above grade and shall be separated from the processing area by not less than 2 -hour fire barriers constructed in accordance with Section 707 or horizontal assemblies con- structed in accordance with Section 711, or both. [F] 418.5 Nitrocellulose storage. Nitrocellulose storage shall be located on a detached pad or in a separate structure or a room enclosed with not less than 2 -hour fire barriers con- structed in accordance with Section 707 or horizontal assem- blies constructed in accordance with Section 711, or both. [F] 418.6 Finished products. Storage rooms for finished products that are flammable or combustible liquids shall be separated from the processing area by not less than 2 -hour fire barriers constructed in accordance with Section 707 or horizontal assemblies constructed in accordance with Section 711, or both. SECTION 419 LIVE/WORK UNITS 419.1 General. A live/work unit shall comply with Sections 419.1 through 419.9. Exception: Dwelling or sleeping units that include an office that is less than 10 percent of the area of the dwell - 2015 INTERNATIONAL BUILDING CODE® 91 1 SPECIAL DETAILED REQUIREMENTS BASED ON USE AND OCCUPANCY ing unit are permitted to be classified as dwelling units with accessory occupancies in accordance with Section 508.2. 419.1.1 Limitations. The following shall apply to all live/ work areas: 1. The live/work unit is permitted to be not greater than 3,000 square feet (279 m2) in area; 2. The nonresidential area is permitted to be not more than 50 percent of the area of each live/work unit; 3. The nonresidential area function shall be limited to the first or main floor only of the live/work unit; and 4. Not more than five nonresidential workers or employees are allowed to occupy the nonresidential area at any one time. 419.2 Occupancies. Live/work units shall be classified as a Group R-2 occupancy. Separation requirements found in Sec- tions 420 and 508 shall not apply within the live/work unit where the live/work unit is in compliance with Section 419. Nonresidential uses that would otherwise be classified as either a Group H or S occupancy shall not be permitted in a live/work unit. Exception: Storage shall be permitted in the live/work unit provided the aggregate area of storage in the nonresi- dential portion of the live/work unit shall be limited to 10 percent of the space dedicated to nonresidential activities. 419.3 Means of egress. Except as modified by this section, the means of egress components for a live/work unit shall be designed in accordance with Chapter 10 for the function served. 419.3.1 Egress capacity. The egress capacity for each ele- ment of the live/work unit shall be based on the occupant load for the function served in accordance with Table 1004.1.2. 419.3.2 Spiral stairways. Spiral stairways that conform to the requirements of Section 1011.10 shall be permitted. 419.4 Vertical openings. Floor openings between floor lev- els of a live/work unit are permitted without enclosure. jF] 4195 Fire protection. The live/work unit shall be pro- vided with a monitored fire alarm system where required by Section 907.2.9 and an automatic sprinkler system in accor- dance with Section 943.2.$. 419.6 Structural. Floors within a live/work unit shall be designed for the live loads in Table 1607.1, based on the function within the space. 419.7 Accessibility. Accessibility shall be designed in accor- dance with Chapter 11 for the function served. 419.8 Ventilation. The applicable ventilation requirements of the International Mechanical Code shall apply to each area within the live/work unit for the function within that space. 419.9 Plumbing facilities. The nonresidential area of the live/work unit shall be provided with minimum plumbing. facilities as specified by Chapter 29, based on the function of the nonresidential area. Where the nonresidential area of the live/work unit is required to be accessible by Section 92 Situ oh 4101: U),c wev k u Fs 1103.2.13. the plumbing fixtures specified by Chapter 29 shall be accessible. SECTION 420 GROUPS 1-1, R-1, R-2, R-3 AND R-4 420.1 General. Occupancies in Groups I-1, R-1, R-2, R-3 and R-4 shall comply with the provisions of Sections 420.1 through 420.6 and other applicable provisions of this code. 420.2 Separation walls. Walls separating dwelling units in the same building, walls separating sleeping units in the same building and walls separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as fire partitions in accordance with Sec- tion 708. 420.3 Horizontal separation. Floor assemblies separating dwelling units in the same buildings, floor assemblies sepa- rating sleeping units in the same building and floor assem- blies separating dwelling or sleeping units from other occupancies contiguous to them in the same building shall be constructed as horizontal assemblies in accordance with Sec - lion 711. 420.4 Smoke barriers in Group I-1, Condition 2. Smoke barriers shall be provided in Group I-1, Condition 2, to subdi- vide every story used by persons receiving care, treatment or sleeping and to provide other stories with an occupant load of 50 or more persons, into no fewer than two smoke compart- ments. Such stories shall be divided into smoke compart- ments with an area of not more than 22,500 square feet (2092 m2) and the distance of travel from any point in a smoke com- partment to a smoke barrier door shall not exceed 200 feet (60 960 mm). The smoke barrier shall be in accordance with Section 709. 420.4.1 Refuge area. Refuge areas shall be provided within each smoke compartment. The size of the refuge area shall accommodate the occupants and care recipients from the adjoining smoke compartment. Where a smoke compartment is adjoined by two or more smoke compart- ments, the minimum area of the refuge area shall accom- modate the largest occupant load of the adjoining compartments. The size of the refuge area shall provide the following: 1. Not less than 15 net square feet (1.4 m2) for each care recipient. 2. Not less than 6 net square feet (0.56 m2) for other occupants. Areas or spaces permitted to be included in the calcula- tion of the refuge area are corridors, lounge or dining areas and other low -hazard areas. [F] 420.5 Automatic sprinkler system. Group R occupan- cies shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.2.8. Group I-1 occu- pancies shall be equipped throughout with an automatic sprinkler system in accordance with Section 903.2.6. Quick - response or residential automatic sprinklers shall be installed in accordance with Section 903.3.2. 2015 INTERNATIONAL BUILDING CODE® 1 1107.6.2 Group R-2. Accessible units, Type A units and Type B units shall be provided in Group R-2 occupancies in accordance with Sections 1107.6.2.1 through 1107.6.2.3. 1107.6.2.1 Live/work units. In live/work units con- structed in accordance with Section 419, the nonresi- dential portion is required to be accessible. In a structure where there are four or more live/work units intended to be occupied as a residence, the residential portion of the live/work unit shall be a Type B unit. Exception: The number of Type B units is permitted to be reduced in accordance with Section 1107.7. 1107.6.2.2 Apartment houses, monasteries and con- vents. Type A units and Type B units shall be provided in apartment houses, monasteries and convents in accordance with Sections 1107.6.2.2.1 and 1107.6.2.2.2. 1107.6.2.2.1 Type A units. In Group R-2 occupan- cies containing more than 20 dwelling units or sleep- ing 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 var- ious classes of units. Bedrooms in monasteries and convents shall be counted as sleeping units for the purpose of determining the number of units. Where the sleeping units are grouped into suites, only one sleeping unit in each suite shall count towards the number of required Type A units. Exceptions: 1. The number of Type A units is permitted to be reduced in accordance with Section 1107.7. 2. Existing structures on a site shall not con- tribute to the total number of units on a site. 1107.6.2.2.2 Type B units. Where there are four or more dwelling units or sleeping units intended to be occupied as a residence in a single structure, every dwelling unit and sleeping unit intended to be occu- pied as a residence shall be a Type B unit. Exception: The number of Type B units is per- mitted to be reduced in accordance with Section 1107.7. 1107.6.2.3 Group R-2 other than live/work units, apartment houses, monasteries and convents. In Group R-2 occupancies, other than live/work units, apartment houses, monasteries and convents falling within the scope of Sections 1107.6.2.I and 1107.6.2.2, Accessible units and Type B units shall be provided in accordance with Sections 1107.6.2.3.1 and 1107.6.2.3.2. Bedrooms within congregate living facili- ties shall be counted as sleeping units for the purpose of ACCESSIBILITY determining the number of units. Where the sleeping units are grouped into suites, only one sleeping unit in each suite shall be permitted to count towards the num- ber of required Accessible units. 1107.6.2.3.1 Accessible units. Accessible dwelling units and sleeping units shall be provided in accor- dance with Table 1107.6.1.1. 1107.6.2.3.2 Type B units. Where there are four or more dwelling units or sleeping units intended to be occupied as a residence in a single structure, every dwelling unit and every sleeping unit intended to be occupied as a residence shall be a Type B unit. Exception: The number of Type B units is per- mitted to be reduced in accordance with Section 1107.7. 1107.6.3 Group R-3. In Group R-3 occupancies where there are four or more dwelling units or sleeping units intended to be occupied as a residence in a single struc- ture, every dwelling unit and sleeping unit intended to be occupied as a residence shall be a Type B unit. Bedrooms within congregate living facilities shall be counted as sleeping units for the purpose of determining the number of units. Exception: The number of Type B units is permitted to be reduced in accordance with Section 1107.7. 1107.6.4 Group R-4. Accessible units and Type B units shall be provided in Group R-4 occupancies in accordance with Sections 1107.6.4.1 and 1107.6.4.2. 1107.6.4.1 Accessible units. In Group R-4 Condition 1, at least one of the dwelling units or sleeping units shall be an Accessible unit. In Group R-4 Condition 2, at least two of the dwelling units or sleeping units shall be an Accessible unit. Bedrooms in Group R-4 facilities shall be counted as sleeping units for the purpose of determining the number of units. 1107.6.4.2 Type B units. In structures with four or more dwelling units or sleeping units intended to be occupied as a residence, every dwelling unit and sleep- ing 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. 1107.7 General exceptions. Where specifically permitted by Section 1107.5 or 1107.6, the required number of Type A units and Type B units is permitted to be reduced in accor- dance with Sections 1107.7.1 through 1107.7.5. 1107.7.1 Structures without elevator service. Where no elevator service is provided in a structure, only the dwell- ing units and sleeping units that are located on stories indi- cated in Sections 1107.7.1.1 and 1107.7.1.2 are required to be Type A units and Type B units, respectively. The num- ber of Type A units shall be determined in accordance with Section 1107.6.2.2.1. 2015 INTERNATIONAL BUILDING CODE® 301 1 PLUMBING SYSTEMS [P] TABLE 2902.1—(continued) MINIMUM NUMBER OF REQUIRED PLUMBING FIXTURES' (See Sections 2902.1.1 and 2902.2) No. CLASSIFICATION OCCUPANCY DESCRIPTION WATER CLOSETS (URINALS SEE SECTION 419.2 OF THE INTERNATIONAL PLUMBING CODE) LAVATORIES BATHTUBS/ SHOWERS DRINKING FOUNTAINS (SEE SECTION 410 OF THE INTERNATIONAL PLUMBING CODE) OTHER Male Female Male Female 1 Assembly A-4 Coliseums, arenas, skating rinks, pools and tennis courts for indoor sporting events and activities 1 per 75 for the first 1,500 and 1 per 120 for the remain- der exceed- ing 1,500 1 per 40 for the first 1,520 and 1 per 60 for the remain - der exceed - ing 1,520 1 per 200 1 per 150 — 1 per 1,000 1 service sink A-5 Stadiums, amuse- ment parks, bleachers and grandstands for outdoor sporting events and activities 1 per 75 for the first 1,500 and 1 per 120 for the remain- der exceed- ing 1,500 1 per 40 for the first 1,520 and 1 per 60 for the remain - der exceed - ing 1,520 1 per 200 1 per 150 1 per 1,000 1 service sink 2 Buildings for the transaction of busi- ness, professional services, other ser - vices involving merchandise, office buildings, banks, light indus- trial and similar uses — 1 service sink' 1 per 40 for the first 80 and 1 per 80 for the remainder exceeding 80 1 per 25 for the first 50 and 1 per 50 for the remainder exceeding 50 Business B 1 per 100 3 Educational E Educational facilities 1per 50 1per 50 — 1per 100 1 service sink 4 Factory and industrial F-1 and F-2 Structures in which occupants are engaged in work fabricating, assem- bly or processing of products or materials 1 per 100 1 per 100 See Sec - tion 411 of the Interna- tional Plumbing Code 1 per 400 1 service sink 5 Institutional I-1 Residential care 1 per 10 1 per 10 1 per 8 1 per 100 1 service sink I-2 Hospitals, ambula- tory nursing home care recipient' 1 per room` 1 per room` 1 per 15 1 per 100 1 service sink Employees, other than residential care' 1 per 25 1 per 35 — 1 per 100 — Visitors, other than residential care 1 per 75 1 per 100 -- 1 per 500 1-3 Prisons' 1 per cell 1 per cell 1 per 15 1 per 100 1 service sink I-3 Reformatories, detention centers and correctional centers' 1 per 15 1 per 15 1 per 15 1 per 100 1 service sink Employees' 1 per 25 1 per 35 --- 1 per 100 — I-4 Adult day care and child day care 1 per 15 1 per 15 1 1 per 100 1 service sink (continued) 572 2015 INTERNATIONAL BUILDING CODE®