HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Friday, February 16, 2018 4:19 PM
To: 'carnahanjj@hotmail.com'
Cc: Andy Schwaller (aschwaller@garfield-county.com)
Subject: Grace Bible Church - Permit #BLMF-02-18-5095
Attachments: Grace Bible Church Plan Review.pdf
Jim:
Attached please find a summary of our plan review comments for the New Classroom Building that is to be located at
Grace Bible Church in Battlement Mesa. These comments cover a range of building code issues that will need to be
addressed prior to issuance of a building permit for this project.
Please note that although this building is a factory -built structure that is largely regulated by the Colorado Dept. of
Housing (CDOH), as a commercial building it is also subject to other pertinent regulations including Garfield County's
Land Use & Development Code (LUDC) and the 2015 International Building Code.
In Garfield County, commercial building permit applications typically require both a Colorado licensed Architect and
Structural Engineer to provide wet -sealed drawings related to compliance with building code issues, and that applies to
several of the outstanding issues identified in the attached "Summary of Plan Review Comments".
More specifically, we require a Structural Engineer provide foundation design, details and specifications for the
proposed factory -built structure, and an Architect or Engineer is required to address many of the other items included in
this list. It appears as though Jeff Johnson Architects provided an abbreviated Building Code Review as shown on the Site
Plan, and perhaps they can provide you with assistance in addressing these outstanding items as described in the
attached summary.
We will await submission of additional information as indicated on the attached list, and once we have received this
supplemental information we should be able to conclude our plan review and issue a building permit.
Please contact me if you have any questions.
Dave Argo
Plans Examiner
. Garfield Coiintil
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo@garfield-county.com
Web: garfield-county.com
CONFIDENTIALITY NOTICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is
addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files.
1
Grace Bible Church — New Classroom Building 755 Spencer Parkway, Battlement Mesa
Permit No. BLMF-02-18-5095 February 15, 2018
SUMMARY OF PLAN REVIEW COMMENTS
Prepared By: Dave Argo — Plans Examiner, Garfield County Building Dept.
1. Fire Separation Distance between Buildings — Minimum separation distance required from new
classroom building to existing Church is 20 feet (Table 602) — without a requirement of fire -rated
exterior walls at new Classroom building. See Attachment #1 for explanation and determination of
minimum fire separation distance requirement. Also refer to Attachment #2 for redline corrections
to Site Plan.
ACTION REQUIRED: REVISE Site Plan to show 20 foot minimum separation between buildings.
2. Size of Existing Building + Future Kitchen Addition/Expansion — Garfield County Building Dept.
records indicate the original Church building was classified as Type V-A (one-hour) construction,
not Type V -B as indicated on Architect's Building Code Analysis shown on Site Plan. This indicates
a maximum allowable overall size of the Church building is 11,500 S.F. (per IRC, Table 506.2).
ACTION REQUIRED: NONE — This information is provided for Grace Bible Church's planning
purposes and indicates that overall size of the existing Church building can be increased up to
a total size of 11,500 SF without adding automatic fire sprinklers.
3. Letter of Authorization was not included in Building Permit application.
ACTION REQUIRED: PROVIDE letter of authorization from Grace Bible Church allowing Building
Permit Signee to sign on behalf of the Church.
4. Foundation design is not included with submitted plans. In particular, details are missing from the
foundation plan (Sheet S-2) specifying tie -down requirements and skirting around perimeter of
building. For example, will a ribbon or strip footing be used to anchor tie -downs and to provide a
base for perimeter skirting?
ACTION REQUIRED: PROVIDE additional foundation details and description of skirting as
described above.
5. Scope of work description includes "replacement of (2) windows with doors"— as described in the
building permit application, but not shown on plans.
ACTION REQUIRED: PROVIDE clarification & additional information about this scope of work
including where this work is located at existing church, size of doors, type of doors/glazing, etc.
6. Floor Plan Layout — Which of the 2 floor plan layouts included is correct? Do classroom entrance
doors face towards parking lot or opposite side?
ACTION REQUIRED: REVISE Site Plan to illustrate correct floor plan layout as noted above, and
provide clarification as to which floor plan layout (both identified as Sheets A-2) is correct.
7. Parking Requirements — Based on occupant load = 68 people in the new classrooms, an additional
(10) parking spaces are required, one of which must meet accessibility standards (IRC, Sec. 1106).
ACTION REQUIRED: REVISE Site Plan to illustrate compliance with requirements as noted above.
Grace Bible Church — New Classroom Building Summary of Plan Review Comments — page 2
Permit No. BLMF-02-18-5095 February 15, 2018
8. Accessibility—We assume the new classrooms are intended to access restroom facilities and other
interior spaces at existing Church building. Please provide verification of the following accessibility
components as required in 2015 I.B.C. and ICC A117.1-2009 Standard for Accessible Buildings:
A. Accessible Means of Egress (IBC, Section 1009) must be provided at new Classroom building
including stairs/ramps, landings, handrails and guards (per IRC, Chapter 10).
B. An Accessible Route (IBC, Section 1104) must connect new classrooms to existing Church.
C. Verify Accessible Entrance (IBC, Section 1105) at existing Church so that occupants of new
classrooms can access existing restroom facilities and other interior spaces.
D. Parking & Passenger Loading Facilities are required for new classroom building as follows:
(1) Number of additional parking spaces required = 15 spaces total (per Garfield County
Land Use & Development Code, Table 7-302.A)
(2) A minimum of one of the required parking spaces shall meet accessible parking
requirements (IBC, Table 1106.1)
E. Signage (IBC, Section 1111) shall be provided at the following locations:
(1) Accessible parking spaces
(2) Directional signage to public restrooms
ACTION REQUIRED: PROVIDE additional information as noted above on Site Plan, Floor Plan
and/or specifications illustrating the items as described above have been properly addressed.
9. Fire District Approval — All commercial buildings are subject to review and approval by the local Fire
District and this applies to this project. An approval letter and final inspection report will be required
from the Local Fire District prior to final inspection and Certificate of Occupancy by Garfield County's
Building Dept.
ACTION REQUIRED: Contact Grand Valley Fire Protection District for review of Fire Code
requirements including fire alarm systems, extinguishers and other pertinent items.
Copies To:
• Jim Carnahan (contractor)
• Andy Schwaller
TABLE 602. See page 6-5.
•:• Table 602 establishes the minimum fire -resistance
ratings for both load-bearing and nonload-bearing
exterior walls based on fire separation distance as
defined in Section 202. The required ratings are
based on the fuel load, probable fire intensity of the
various occupancy classifications and the physical
separation between the exterior wall and the line
used to determine fire separation distance as estab-
lished in Section 202 [see Commentary Figure
602(1)]. In using the table, the occupancy classifica-
tion of the building and the fire separation distance of
the walls must be determined. Once determined, the
required fire -resistance rating is obtained by referring
to the appropriate row and column corresponding to
these parameters.
Please note that where there is more than one
building on a Int, art imaginary lot line must be
assumed between the buildings in accordance with
Att 4)401214
Section 705.3. Commentary Figure 602(1) shows an
assumed line halfway between the two buildings. The
imaginary lot line can be at any location between the
structures. Wherever the line is established, fire sep-
aration distance for each wall must be measured from
the line, and wall and opening protection based on
the distance to the assumed location.
Note a indicates that the fire -resistance -rating
TABLE 602
FIRE -RESISTANCE RATING REQUIREMENTS FOR EXTERIOR WALLS BASED ON FIRE SEPARATION DISTANCE'''' e
FIRE SEPARATION DISTANCE
X (feet)
TYPE OF CONSTRUCTION
X<5b
All
OCCUPANCY GROUP N•
5..X<10
IA
Others
3
OCCUPANCY
GROUP F-1, M, Si-'
OCCUPANCY
GROUP A, B, E, F-2, I, R, S-2, Uh
2 1
2
10<_X<30
IA, IB
IIB, VB
Others
2
1
2
0
1`
0
1`
X >_ 30
All
For SI: 1 foot = 304.8 mm.
a. Load-bearing exterior walls shall also comply with the fire -resistance rating requirements of Table 601.
b. See Section 706.1 1 for party walls. .
c. Open parking garages complying with Section 406 shall not be required to have a fire -resistance rating.
d. The fire -resistance rating of an exterior wall is determined based upon the fire separation distance of the exterior wall and the story in which the wall is
located.
e. For special requirements for Group H occupancies, see Section 415.6.
f. For special requirements for Group S aircraft hangars, see Section 412.4.1.
g. Where Table 705.8 permits nonbearing exterior walls with unlimited area of unprotected openings, the required fire -resistance rating for the exterior walls is
0 hours.
h. For a building containing only a Group U occupancy private garage or carport, the exterior wall shall not be required to have a fire -resistance rating where the
fire separation distance is 5 feet or more.
L
INTERIOR
LOT LINE
20'
BLDG.
Y
'e -ASSUMED EQUAL
DISTANCE FROM
EACH BUILDING
10'•
BUILDING X
•FIRE SEPARATION DISTANCE
For SI: 1 foot = 304.8 mm
75
Figure 602(1)
DETERMINING FIRE SEPARATION DISTANCE
1-
w
w
2015 INTERNATIONAL BUILDING CODE®COMMENTARY
6-5
9.50'
AtPrniai+ 2
Existing Church
A3- Occupancy
7,955 SF
.. - 45.00'
L
Kitchen & Storage
SF
A3- Occupancy (303.4)
8,990 SF build ; after addition
9,000 SF Type instruction allowed
6,000 SF al •wed (Table 506.2)
5,000 T .,000105) = 9,000 SF ( 506.2.1)
30'-0" f . ntage along 50% of perimeter
`- l 67.20'
11.004
23.
1U' ;operation
64.00'
Classrooms
1,035 SF Addition
24.00'
A--3 pcv. cetio1
Occupancy (303.1.2)
36 SF modular
Type VB construction
no fire resistance raingg
required beyond 10 ofseperation
Grace Bible Church
7555 Spencer Parkway
Garfield County, CO
ITEM t
10 f'hcf 9cremxlioi4 ri..ept;•vedd from
imalikovi Io¢ iiy, enc(n1.44,,j
or 20 6641- vM' i a v'
Iced -may) 19u11Aliv�S
zT M'2
Type V-A com5irtA 1 (-ti)
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rievv' S (pvr,:jiv+A 1 b1.4/. pwi i t� }
Dave Argo
From: Jeff Johnson <jjarch@rof.net>
Sent: Wednesday, February 28, 2018 10:51 AM
To: Dave Argo
Subject: Grace Bible Church Modular
Attachments: 1504G -02 -28 -18 -modular location.pdf
Dave,
Thank you for discussing this project with me.
In order to provide Grace Bible's request to place the proposed modular as close to the existing
building as possible, please find attached a request for interpretation to allow a 12"-0" separation
between buildings with the modified fire resistance to exterior walls of the existing building within
the separation boundary.
Please refer to the attached graphic depiction of the proposed solution.
Table 602 describes fire separation distances.
In order to avoid the requirement of a fire resistant exterior wall the separation distance between the
existing building and the modular addition would need to be 20'-0"
What I am proposing is that if the modular is placed closer than 20'-0", that the exterior walls within
this boundary would need to provide the fire resistive rating associated with section 602; within the
effected boundary.
I am also proposing, due to the special condition of these two building being on the same lot, that as
long as the fire resistive rating of the existing building complies, within this boundary,
compliance is achieved. (Section 705.3 specifically references the existing building)
Imaginary lot line provides 10'-0" distance to modular and 2'-0" distance to existing building.
I have accounted for the 24" roof overhang projection of the existing building.
Table 602 describes fire resistive rating separation group A, Type V -B, <5'-0" distance, to be one hour.
The boundary effected boundary was set at 20'-0", the separation distance where no rating is required.
Looking forward to your comments.
Thanks again,
Jeff
Jeffrey Scott Johnson
Jeff Johnson Architectural, PC
136 East Third Street
Rifle, CO 81650
970-625-0580 work
Dave Argo
From: Dave Argo
Sent: Friday, March 02, 2018 10:48 AM
To: 'Jeff Johnson'
Cc: Andy Schwaller (aschwaller@garfield-county.com)
Subject: RE: Grace Bible Church Modular
Attachments: Grace Bible Church Code Reqts.pdf
Jeff:
Thanks for your response to our initial plan review comments. After looking a little more closely at the building code — and more
specifically at provisions related to fire protective features of buildings built on the same lot (Section 705 Exterior Walls) — we have
come to the conclusion that your proposal to provide a one-hour fire rating of the exterior wall at the existing Church building as
shown on your updated plan is acceptable, with the following caveats as described below.
Acceptance of your solution is predicated on compliance with specific provisions related to Section 705.11 Parapets (or more
specifically, exceptions to installation of parapets at exterior fire -rated walls). Please refer to the attached highlighted portion of the
building code that identifies a couple of different options available on this project (see pg. 124 of attachment).
If the choice is made to not to separate the buildings by 20 feet (per Section 705.11, Exception #1 and as suggested in my previous
email) then compliance with Section 705.11, Exception #4 (including Items #4.1 - 4.4) is required. Please review these conditions
with your clients, as they may be somewhat difficult to achieve with the retrofitting of an existing building that was evidently not
built with one-hour construction at exterior walls — in contrast to Garfield County records described in my previous email. In
particular, the verification of one-hour fire rating extending from foundation up through roof sheathing may be rather difficult, and
the existing roof also may not meet the Class B roof covering requirement.
Also, please note that if this course of action is taken, our Building Inspector will need to be able to review/inspect conditions at the
existing Church exterior walls and roof overhang assemblies once partial demolition reveals specific elements of these exterior walls
to insure that exterior walls can be made to comply with the requirements described in Section 705.11, Exception #4.
In addition to the two options described above, the Building Code does provide another course of action which allows the new
classroom building to be placed in close proximity to the existing Church building. The allowable floor area can be increased to allow
for the new classroom building (and future kitchen expansion) to be classified as part of a single building with the existing Church
building, by installation of a fire sprinkler system throughout the entirety of new/existing/proposed buildings. We realize that this
may not represent the most desirable or cost effective course of action — but it is an allowable solution from a Building Code
perspective.
Other Items:
• Fire Rating at New Exterior Door — Our understanding is that an existing window located within the proposed one-hour
exterior wall will be converted to a new door. If that is the case, this new door must comply with a 45 -minute minimum fire
door rating per Table 716.5, and any other openings in the one-hour rated existing exterior walls at the Church will need to
comply as well.
■ Future Kitchen Expansion at Existing Church Building—Although the proposed future expansion as shown on your plan
appears to conform with maximum allowable area without fire sprinklers it is important to shed light on a potential related
issue: If a roof canopy is added between this proposed new expansion and the classroom building, there will be a further
requirement to place a fire wall between the two buildings to maintain fire separation between buildings as required by the
Building Code. Please refer to Section 706 Fire Walls for detailed requirements.
Dave Argo
Plans Examiner
CGarfield Coun(y
Community Development Department
108 8th Street, Suite 401
1
FIRE AND SMOKE PROTECTION FEATURES
704.13 Sprayed fire-resistant materials (SFRM). Sprayed
fire-resistant materials (SFRM) shall comply with Sections
704.13.1 through 704.13.5.
704.13.1 Fire -resistance rating. The application of
SFRM shall be consistent with the fire -resistance rating
and the listing, including, but not limited to, minimum
thickness and dry density of the applied SFRM, method of
application, substrate surface conditions and the use of
bonding adhesives, sealants, reinforcing or other materi-
als.
704.13.2 Manufacturer's installation instructions. The
application of SFRM shall be in accordance with the man-
ufacturer's installation instructions_ The instructions shall
include, but are not limited to, substrate temperatures and
surface conditions and SFRM handling, storage, mixing,
conveyance, method of application, curing and ventilation.
704.13.3 Substrate condition. The SFRM shall be
applied to a substrate in compliance with Sections
704.13.3.1 through 704.13.3.2.
704.13.3.1 Surface conditions. Substrates to receive
SFRM shall be free of dirt, oil, grease, release agents,
loose scale and any other condition that prevents adhe-
sion. The substrates shall he free of primers, paints and
encapsulants other than those fire tested and listed by a
nationally recognized testing agency. Primed, painted
or encapsulated steel shall be allowed, provided that
testing has demonstrated that required adhesion is
maintained.
704.13.3.2 Primers, paints and encapsulants. Where
the SFRM is to be applied over primers, paints or
encapsulants other than those specified in the listing,
the material shall be field tested in accordance with
ASTM E 736. Where testing of the SFRM with prim-
ers, paints or encapsulants demonstrates that required
adhesion is maintained, SFRM shall be permitted to be
applied to primed, painted or encapsulated wide flange
steel shapes in accordance with the following condi-
tions:
1. The beam flange width does not exceed 12 inches
(305 mm); or
2. The column flange width does not exceed 16
inches (400 mm); or
3. The beam or column web depth does not exceed
16 inches (400 mm).
4. The average and minimum bond strength values
shall be determined based on a minimum of five
bond tests conducted in accordance with ASTM
E 736. Bond tests conducted in accordance with
ASTM E 736 shall indicate an average bond
strength of not less than 80 percent and an indi-
vidual bond strength of not less than 50 percent,
when compared to the bond strength of the
SFRM as applied to clean uncoated '/8 -inch -thick
(3.2 mm) steel plate.
704.13.4 Temperature. A minimum ambient and sub-
strate temperature of 40°F (4.44°C) shall be maintained
during and for not fewer than 24 hours after the applica-
tion of the SFRM, unless the manufacturer's instructions
allow otherwise.
704.13.5 Finished condition. The finished condition of
SFRM applied to structural members or assemblies shall
not, upon complete drying or curing, exhibit cracks, voids,
spalls, delamination or any exposure of the substrate. Sur-
face irregularities of SFRM shall be deemed acceptable.
SECTION 705
EXTERIOR WALLS
705.1 General. Exterior walls shall comply with this section.
705.2 Projections. Cornices, eave overhangs, exterior balco-
nies and similar projections extending beyond the exterior
wall shall conform to the requirements of this section and
Section 1406. Exterior egress balconies and exterior exit
stairways and ramps shall comply with Sections 1021 and
1027, respectively. Projections shall not extend any closer to
the line used to determine the fire separation distance than
shown in Table 705.2.
TABLE 705.2
MINIMUM DISTANCE OF PROJECTION
FIRE SEPARATION DISTANCE
(FSD)
MINIMUM DISTANCE FROM LINE
USED TO DETERMINE FSD
0 feet to 2 feet
Projections not permitted
Greater than 2 feet to 3 feet
24 inches
Greater than 3 feet to
less than 30 feet
24 inches plus 8 inches
for every foot of FSD beyond
3 feet or fraction thereof
30 feet or greater
20 feet
For SI: 1 foot = 304.8 mm; 1 inch = 25.4 mm.
Exception: Buildings on the same lot and considered as
portions of one building in accordance with Section 705.3
are not required to comply with this section for projections
between the buildings.
705.2.1 Type I and II construction. Projections from
walls of Type I or II construction shall be of noncombusti-
ble materials or combustible materials as allowed by Sec-
tions 1406.3 and 1406.4.
705.2.2 Type III, IV or V construction. Projections from
walls of Type III, IV or V construction shall be of any
approved material.
705.2.3 Combustible projections. Combustible projec-
tions extending to within 5 feet (1524 nun) of the line used
to determine the fire separation distance shall be of not
less than 1 -hour fire -resistance -rated construction, Type
IV construction, fire -retardant -treated wood or as
required by Section 1406.3.
Exception: Type VB construction shall be allowed for
combustible projections in Group R-3 and U occupan-
cies with a fire separation distance greater than or equal
to 5 feet (1524 mm).
705.3 Buildings on the same lot. For the purposes of deter-
mining the required wall and opening protection, projections
and roof -covering requirements, buildings on the same lot
shall be assumed to have an imaginary line between them.
120 2015 INTERNATIONAL BUILDING CODE®
Where a new building is to be erected on the same lot as
an existing building, the location of the assumed imaginary
line with relation to the existing building shall be such that
the exterior wall and opening protection of the existing build-
ing meet the criteria as set forth in Sections 705.5 and 705.8.
Exceptions:
1. Two or more buildings on the same lot shall be
either regulated as separate buildings or shall be
considered as portions of one building if the aggre-
gate area of such buildings is within the limits speci-
fied in Chapter 5 for a single building. Where the
buildings contain different occupancy groups or are
of different types of construction, the area shall be
that allowed for the most restrictive occupancy or
construction.
2. Where an S-2 parking garage of Construction Type I
or IIA is erected on the same lot as a Group R-2
building, and there is no fire separation distance
between these buildings, then the adjoining exterior
walls between the buildings are permitted to have
occupant use openings in accordance with Section
706.8. However, opening protectives in such open-
ings shall only be required in the exterior wall of the
S-2 parking garage, not in the exterior wall openings
in the R-2 building, and these opening protectives in
the exterior wall of the S-2 parking garage shall be
not less than 11/2 -hour fire protection rating.
705.4 Materials. Exterior walls shall be of materials permit-
ted by the building type of construction.
705.5 Fire -resistance ratings. Exterior walls shall be fire -
resistance rated in accordance with Tables 601 and 602 and
this section. The required fire -resistance rating of exterior
walls with a fire separation distance of greater than 10 feet
(3048 mm) shall be rated for exposure to fire from the inside.
The required fire -resistance rating of exterior walls with a
fire separation distance of less than or equal to 10 feet (3048
mm) shall be rated for exposure to fire from both sides.
705.6 Structural stability. Exterior walls shall extend to the
height required by Section 705.11. Interior structural ele-
ments that brace the exterior wall but that are not located
within the plane of the exterior wall shall have the minimum
fire -resistance rating required in Table 601 for that structural
element. Structural elements that brace the exterior wall but
are located outside of the exterior wall or within the plane of
the exterior wall shall have the minimum fire -resistance rat-
ing required in Tables 601 and 602 for the exterior wall.
705.7 Unexposed surface temperature. Where protected
openings are not limited by Section 705.8, the limitation on
the rise of temperature on the unexposed surface of exterior
walls as required by ASTM E 119 or UL 263 shall not apply.
Where protected openings are limited by Section 705.8, the
limitation on the rise of temperature on the unexposed surface
of exterior walls as required by ASTM E 119 or UL 263 shall
not apply provided that a correction is made for radiation
2015 INTERNATIONAL BUILDING CODE®
FIRE AND SMOKE PROTECTION FEATURES
from the unexposed exterior wall surface in accordance with
the following formula:
Ae= A+ (Af x Fea) (Equation 7-1)
where:
Ae = Equivalent area of protected openings.
A = Actual area of protected openings.
A f = Area of exterior wall surface in the story under
consideration exclusive of openings, on which the
temperature limitations of ASTM E 119 or UL 263 for
walls are exceeded.
Feo = An "equivalent opening factor" derived from Figure
705.7 based on the average temperature of the
unexposed wall surface and the fire -resistance rating
of the wall.
705.8 Openings. Openings in exterior walls shall comply
with Sections 705.8.1 through 705.8.6.
705.8.1 Allowable area of openings. The maximum area
of unprotected and protected openings permitted in an
exterior wall in any story of a building shall not exceed the
percentages specified in Table 705.8.
Exceptions:
1. In other than Group H occupancies, unlimited
unprotected openings are permitted in the first
story above grade plane either:
1.1. Where the wall faces a street and has a
fire separation distance of more than 15
feet (4572 mm); or
1.2. Where the wall faces an unoccupied
space. The unoccupied space shall be on
the same lot or dedicated for public use,
shall be not less than 30 feet (9144 mm)
in width and shall have access from a
street by a posted fire lane in accordance
with the International Fire Code.
2. Buildings whose exterior bearing walls, exterior
nonbearing walls and exterior primary structural
frame are not required to be fife -resistance rated
shall be permitted to have unlimited unprotected
openings.
705.8.2 Protected openings. Where openings are required
to be protected, fire doors and fire shutters shall comply
with Section 716.5 and fire window assemblies shall com-
ply with Section 716.6.
Exception: Opening protectives are not required where
the building is equipped throughout with an automatic
sprinkler system in accordance with Section 903.3.1.1
and the exterior openings arc protected by a water cur-
tain using automatic sprinklers approved for that use.
705.8.3 Unprotected openings. Where unprotected open-
ings are permitted, windows and doors shall be con-
structed of any approved materials. Glazing shall conform
to the requirements of Chapters 24 and 26.
121
Def.
FIRE AND SMOKE PROTECTION FEATURES
705.9 Joints. Joints made in or between exterior walls
required by this section to have a fire -resistance rating shall
comply with Section 715.
Exception: Joints in exterior walls that are permitted to
have unprotected openings.
705.9.1 Voids. The void created at the intersection of a
floor/ceiling assembly and an exterior curtain wall assem-
bly shall he protected in accordance with Section 715.4.
705.10 Ducts and air transfer openings. Penetrations by air
ducts and air transfer openings in fire -resistance -rated exte-
rior walls required to have protected openings shall comply
with Section 717.
Exception: Foundation vents installed in accordance with
this code are permitted.
705.11 Parapets. Parapets shall be provided on exterior
walls of buildings.
QExceptions: A parapet need not be provided an an exte-
rior wall where any of the following conditions exist:
1. The wall is not required to be fire -resistance rated in
accordance with Table 602 because of fire separa-
tion distance.
2. The building has an area of not more than 1,000
square feet (93 m2) on any floor.
3. Walls that terminate at roofs of not less than 2 -hour
fire -resistance -rated construction or where the roof,
including the deck or slab and supporting construc-
tion, is constructed entirely of noncombustible mate-
rials.
&r#. 8
1.111+6
124
4. One-hour fire -resistance -rated exterior walls that
terminate at the underside of the roof sheathing,
deck or slab, provided:
4.1. Where the roof/ceiling framing elements
are parallel to the walls, such framing and
elements supporting such framing shall not
be of less than 1 -hour fire -resistance -rated
construction for a width of 4 feet (1220
mm) for Groups R and U and 10 feet (3048
mm) for other occupancies, measured from
the interior side of the wall.
4.2. Where roof/ceiling framing elements are
not parallel to the wall, the entire span of
such framing and elements supporting such
framing shall not be of less than 1 -hour
fire -resistance -rated construction.
4.3. Openings in the roof shall not be located
within 5 feet (1524 mm) of the 1 -hour fire -
resistance -rated exterior wall for Groups R
and U and 10 feet (3048 mm) for other
occupancies, measured from the interior
side of the wall.
4.4. The entire building shall be provided with
not less than a Class B roof covering.
5. In Groups R-2 and R-3 where the entire building is
provided with a Class C roof covering, the exterior
wall shall be permitted to terminate at the underside
of the roof sheathing or deck in Type III, IV and V
construction, provided one or both of the following
criteria is met:
5.1. The roof sheathing or deck is constructed
of approved noncombustible materials or
of fire -retardant -treated wood for a dis-
tance of 4 feet (1220 mm).
5.2. The roof is protected with 0.625 -inch (16
mm) Type X gypsum board directly
beneath the underside of the roof sheathing
or deck, supported by not less than nominal
2 -inch (51 mm) ledgers attached to the
sides of the roof framing members for a
minimum distance of 4 feet (1220 mm).
6. Where the wall is permitted to have not less than 25
percent of the exterior wall areas containing unpro-
tected openings based on fire separation distance as
determined in accordance with Section 705.8.
705.11.1 Parapet construction. Parapets shall have the
same fire -resistance rating as that required for the sup-
porting wall, and on any side adjacent to a roof surface,
shall have noncombustible faces for the uppermost 18
inches (457 mm), including counterflashing and coping
materials. The height of the parapet shall be not less than
30 inches (762 mm) above the point where the roof surface
and the wall intersect. Where the roof slopes toward a par-
apet at a slope greater than two units vertical in 12 units
horizontal (16.7 -percent slope), the parapet shall extend to
the same height as any portion of the roof within a fire
separation distance where protection of wall openings is
required, but in no case shall the height be less than 30
inches (762 mm).
SECTION 706
FIRE WALLS
706.1 General. Each portion of a building separated by one
or more fire walls that comply with the provisions of this sec-
tion shall be considered a separate building. The extent and
location of such fire walls shall provide a complete separa-
tion. Where a fire wall separates occupancies that are
required to be separated by a fire barrier wall, the most
restrictive requirements of each separation shall apply.
706.1.1 Party walls. Any wall located on a lot line
between adjacent buildings, which is used or adapted for
joint service between the two buildings, shall be con-
structed as a fire wall in accordance with Section 706.
Party walls shall be constructed without openings and
shall create separate buildings.
Exception: Openings in a party wall separating an
anchor building and a mall shall be in accordance with
Section 402.4.2.2.1.
706.2 Structural stability. Fire walls shall be designed and
constructed to allow collapse of the structure on either side
without collapse of the wall under fire conditions. Fire walls
designed and constructed in accordance with NFPA 221 shall
be deemed to comply with this section.
2015 INTERNATIONAL BUILDING CODE'
1
door
wdw.
0
0
20'-0" distance (defines
2— level
conc. landin +s
�A 4
4
2— level
conc. Ian
ings
MODULAR
CLASSROOM SPACE
Foe NAY Io ally
�d'
wi{H tab1t 05.?
9uii0K
7o5.11) ExtcpfiaN 4
(se& 0.44444 )
v"
24'-0"
PROPOSED IMAGI • RY LOT LINE
17'-4%2" c„)
shaded wall area shall
have one hour fire resistive
rating per Table 602
co
0
0
a
1
20'--O" distance (defincis bQundary)
'OSED FUTURE ADDDITION
Dave Argo
From: Jeff Johnson <jjarch@rof.net>
Sent: Thursday, March 15, 2018 3:54 PM
To: Dave Argo
Cc: Andy Schwaller
Subject: Grace Bible Church Modular
Attachments: Grace Bible Modular Addition-BLMF-02-18-5095-supplemental drawings.pdf
Grace Bible Church - New Classroom Building
755 Spencer Parkway, Battlement Mesa
Permit No. BLMF-02-18-5095
Good afternoon Dave,
Please find attached additional information and responses to your review comments dated February 15.
Grace Bible will provide 20'-6" separation from the proposed modular building to the existing building structure.
At this time, Grace Bible does not anticipate building the addition onto the existing building, but when the time comes a
separate submittal will be made.
Please note that the attached engineered drawings of the modular foundation indicate a "pit mount" with a perimeter
strip foundation and treated stud wall. The tie down anchors, in turn, connect as indicated from the strip footer to the
modular steel structure.
This mounting configuration will allow for an accessible path to be brought directly to entry doors without the need for
stairs or ramping.
The engineered plans indicated a generic location of crawl space access (and venting), so on the provided site plan the
actual access point are identified.
I would expect the County would like to inspect both the strip footer rebar and the tie downs, as this work will need to
be completed prior to setting the modular.
Thank you for your help on this project and please contact me if you have any questions.
Jeff
s
Jeffrey Scott Johnson
Jeff Johnson Architectural, PC
136 East Third Street
Rifle, CO 81650
970-625-0580 work
970-366-1467 cell
1
Grace Bible Church — New Classroom Building 755 Spencer Parkway, Battlement Mesa
Permit No. BLMF-02-18-5095 February 15, 2018
SUMMARY OF PLAN REVIEW COMMENTS
Prepared By: Dave Argo — Plans Examiner, Garfield County Building Dept.
1. Fire Separation Distance between Buildings — Minimum separation distance required from new
classroom building to existing Church is 20 feet (Table 602) — without a requirement of fire -rated
exterior walls at new Classroom building. See Attachment #1 for explanation and determination of
minimum fire separation distance requirement. Also refer to Attachment #2 for redline corrections
to Site Plan.
ACTION REQUIRED: REVISE Site Plan to show 20 foot minimum separation between buildings.
Please see attached revised drawings dated 03-15-18 showing a 20'-6" separation.
2. Size of Existing Building + Future Kitchen Addition/Expansion — Garfield County Building Dept.
records indicate the original Church building was classified as Type V-A (one-hour) construction,
not Type V -B as indicated on Architect's Building Code Analysis shown on Site Plan. This indicates
a maximum allowable overall size of the Church building is 11,500 S.F. (per IRC, Table 506.2).
ACTION REQUIRED: NONE — This information is provided for Grace Bible Church's planning
purposes and indicates that overall size of the existing Church building can be increased up to
a total size of 11,500 SF without adding automatic fire sprinklers.
Architect has reviewed submittal drawings and determined that construction type is atcually V-A.
3. Letter of Authorization was not included in Building Permit application.
ACTION REQUIRED: PROVIDE letter of authorization from Grace Bible Church allowing Building
PermitSignee to sign on behalf of the Church.
Letter of authorization attached.
4. Foundation design is not included with submitted plans. In particular, details are missing from the
foundation plan (Sheet S-2) specifying tie -down requirements and skirting around perimeter of
building. For example, will a ribbon or strip footing be used to anchor tie -downs and to provide a
base for perimeter skirting?
ACTION REQUIRED: PROVIDE additional foundation details and description of skirting as
described above.
Please find attached stamped foundation design obtained from modular provider.
5. Scope of work description includes "replacement of (2) windows with doors"—as described in the
building permit application, but not shown on plans.
ACTION REQUIRED: PROVIDE clarification & additional information about this scope of work
including where this work is located at existing church, size of doors, type of doors/glazing, etc.
Please see attached revised drawings dated 03-15-18 with additional clarification notes.
6. Floor Plan Layout — Which of the 2 floor plan layouts included is correct? Do classroom entrance
doors face towards parking lot or opposite side?
ACTION REQUIRED: REVISE Site Plan to illustrate correct floor plan layout as noted above, and
provide clarification as to which floor plan layout (both identified as Sheets A-2) is correct.
Previously submitted floor plan with South exit doors is the correct plan.
7. Parking Requirements — Based on occupant load = 68 people in the new classrooms, an additional
(10) parking spaces are required, one of which must meet accessibility standards (IRC, Sec. 1106).
ACTION REQUIRED: REVISE Site Plan to illustrate compliance with requirements as noted above.
Please see attached revised drawings dated 03-15-18 with ADA parking and path notes.
Grace Bible Church — New Classroom Building Summary of Plan Review Comments —page 2
Permit No. BLMF-02-18-5095 February 15, 2018
8. Accessibility— We assume the new classrooms are intended to access restroom facilities and other
interior spaces at existing Church building. Please provide verification of the following accessibility
components as required in 2015 I.B.C. and ICC A117.1-2009 Standard for Accessible Buildings:
A. Accessible Means of Egress (IBC, Section 1009) must be provided at new Classroom building
including stairs/ramps, landings, handrails and guards (per IRC, Chapter 10).
B. An Accessible Route (IBC, Section 1104) must connect new classrooms to existing Church.
C. Verify Accessible Entrance (IBC, Section 1105) at existing Church so that occupants of new
classrooms can access existing restroom facilities and other interior spaces.
D. Parking & Passenger Loading Facilities are required for new classroom building as follows:
(1) Number of additional parking spaces required = 15 spaces total (per Garfield County
Land Use & Development Code, Table 7-302.A)
(2) A minimum of one of the required parking spaces shall meet accessible parking
requirements (IBC, Table 1106.1)
E. Signage (IBC, Section 1111) shall be provided at the following locations:
(1) Accessible parking spaces
(2) Directional signage to public restrooms
ACTION REQUIRED: PROVIDE additional information as noted above on Site Plan, Floor Plan
and/or specifications illustrating the items as described above have been properly addressed.
Please see attached revised drawings dated 03-15-18 showing accessible components above.
9. Fire District Approval—All commercial buildings are subject to review and approval by the local Fire
District and this applies to this project. An approval letter and final inspection report will be required
from the Local Fire District prior to final inspection and Certificate of Occupancy by Garfield County's
Building Dept.
ACTION REQUIRED: Contact Grand Valley Fire Protection District for review of Fire Code
requirements including fire alarm systems, extinguishers and other pertinent items.
Upon County approval all submitted items will be provided to Cheif Blair of GVFPD.
Copies To:
✓ Jim Carnahan (contractor)
• Andy Schwaller
Dave Argo
From: Jeff Johnson <jjarch@rof.net>
Sent: Monday, March 26, 2018 9:31 AM
To: Dave Argo
Cc: Andy Schwaller
Subject: Grace Bible Church Modular alternate location.
Attachments: 1504G-03-19-18-Site.pdf; Grace Bible Modular Classroom Addition-03-19-18.pdf
Gentlemen,
I was approached by Grace Bible to look at an alternative location for the modular.
I apologize for not getting you this information on March 15, but their church board just recently approved this.
This scenario moves the Modular to the West with respect to the existing building, while maintaining the 20 foot
separation.
The new door to the west now becomes the primary source of accessing the modular.
Please let me know if it is possible to entertain this alternate location as an addendum to the previous application.
Thank you,
Jeff
Jeffrey Scott Johnson
Jeff Johnson Architectural, PC
136 East Third Street
Rifle, CO 81650
970-625-0580 work
970-366-1467 cell
From: Dave Argo <dargo@@garfielri-cnunty.com>
Sent: Friday, March 16, 2018 9:14 AM
To: Jeff Johnson <jjarch@rof.net>
Cc: Andy Schwaller <aschwaller@garfield-county.com>
Subject: RE: Grace Bible Church Modular
Jeff:
Thanks for your follow-up on this project including the attached drawing revisions & supplemental information.
Will be reviewing these amended plans early next week & I'll let you know if we have any further questions.
Have a great weekend!
Dave Argo
Plans Examiner
1
C.:. Garfield County
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: darao@aorfleld-countv.com
Web: garfield-county.com
CONFIDENTIALITY NOTICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is
addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files.
From: Jeff Johnson [mailto:iiarch@rof.net]
Sent: Thursday, March 15, 2018 3:54 PM
To: Dave Argo <dargo@garfield-county.com>
Cc: Andy Schwaller<aschwaller@garfield-caunty.com>
Subject: Grace Bible Church Modular
Grace Bible Church - New Classroom Building
755 Spencer Parkway, Battlement Mesa
Permit No. BLMF-02-18-5095
Good afternoon Dave,
Please find attached additional information and responses to your review comments dated February 15.
Grace Bible will provide 20'-6" separation from the proposed modular building to the existing building structure.
At this time, Grace Bible does not anticipate building the addition onto the existing building, but when the time comes a
separate submittal will be made.
Please note that the attached engineered drawings of the modular foundation indicate a "pit mount" with a perimeter
strip foundation and treated stud wall. The tie down anchors, in turn, connect as indicated from the strip footer to the
modular steel structure.
This mounting configuration will allow for an accessible path to be brought directly to entry doors without the need for
stairs or ramping.
The engineered plans indicated a generic location of crawl space access (and venting), so on the provided site plan the
actual access point are identified.
I would expect the County would like to inspect both the strip footer rebar and the tie downs, as this work will need to
be completed prior to setting the modular.
Thank you for your help on this project and please contact me if you have any questions.
Jeff
Jeffrey Scott Johnson
Jeff Johnson Architectural, PC
136 East Third Street
Rifle, CO 81650
2
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03-18 18
Grace Bible Church
7555 Spencer Parkway
Garfield County, CO
Site Plan
03-19-18 .' %,
� Grace Bible Church
' 7555 Spencer Parkway
Garfield County, CO
Dave Argo
From: Dave Argo
Sent: Monday, April 02, 2018 10:18 AM
To: Robert Ferguson
Cc: Andy Schwaller (aschwaller@garfield-county.com)
Subject: RE: Grace Bible Church
Attachments: 1504G-03-19-18-Site.pdf; Grace Bible Modular Classroom Addition-03-19-18.pdf
Rob:
Andy forwarded on your email to me, and I wanted to make sure that you have seen the most up-to-date location of the
proposed modular classroom at Grace Bible Church.
Jeff Johnson recently sent over to our office an updated location which places this new modular building relatively close
to two sides of the original church. According to these revised site/building plans the new structure will be
approximately 20'-6" away from the inside corner (or 2 exterior walls) of the existing building and 20 feet is the
minimum clearance required by the 2015 IBC for separation between buildings (IBC, Table 602). Please refer to the
attached plans for illustration of the newest site location for the modular classroom.
Sorry for any redundancies here, but since this building location has recently been changed, I just wanted to make
certain that we are both reviewing the same set of plans.
Thanks for your assistance in this matter.
Dave Argo
Plans Examiner
C
Garfield County I
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo@garfield-county.com
Web: garfield-county.com
CONFIDENTIALIJ Y NOI ICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is
addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files.
From: Andy Schwaller
Sent: Monday, April 02, 2018 9:18 AM
To: Robert Ferguson <opschief@gvfpd.org>
Cc: Dave Argo <dargo@garfield-county.com>
Subject: RE: Grand Valley Fire
Thanks Rob. I will forward to Dave Argo our plans examiner.
Andy
From: Robert Ferguson [mailto:opschief@gvfpd.org]
Sent: Monday, April 02, 2018 8:21 AM
To: Andy Schwaller <aschwailer@garfield-countv.corn>
1
Cc: carnahanjj@hotrnail.com
Subject: Grand Valley Fire
Good morning Andy,
I am not sure which person this email needs to go to in your department but would you please forward it to the correct
person. Ms. Carnahan stated she might be working with Darrin; I do not have a Darrin in my email history with the
County.
This email is to advise Garfield County Building & Planning that have visited the location at Grace Bible Church 755
Spencer Parkway, Parachute, CO 8163. I spoke with Ms. Carnahan over the location for the portable "classroom" type
building that is approximately 24' x 60' if I recall. The Fire District does not object to the building and its location on the
backside of the church where it is displayed on the sitemap. The separation distance from the main church building is
adequate for the Fire District to handle any operations at the location if an incident were to happen. If you have any
further questions, please feel free to contact me.
Have a great week!
Rob
Rob Ferguson, CFO
Deputy Fire Chief
Grand Valley Fire Protection District
0124 Stone Quarry Rd
Parachute, CO 81635
Office 970-285-9119
Fax 970-285-9748
CONFIDENTIALITY NOTICE: This e-mail transmission and any documents contain information belonging to the sender
which may be confidential and legally protected. This information is intended only for the use of the person or entity to
which it is addressed. If you are not the intended recipient any disclosure, copying, distribution, or action taken in
reliance on the contents of the information contained in this transmission is strictly prohibited. If you have received this
communication in error, please reply to the sender that you have received the message in error, and then delete
it. Thank you for your cooperation.
2
Dave Argo
From: Robert Ferguson <opschief@gvfpd.org>
Sent: Monday, April 02, 2018 12:17 PM
To: Dave Argo
Subject: RE: Grace Bible Church
Hi Dave,
I am aware of the location; I met with her Thursday morning to make sure she was going to have the minimum 20 feet
on the two sides away from the main church building. There is a drive compatible for fire access to where the new
building is supposed to be and a hydrant right in front of the church, so we were ok with the new addition to the new
position. This spot was picked so they could build the new building where it was supposed to go instead of having to
move the modular when construction would start on the permanent building. Thanks for the heads up though.
Rob
Rob Ferguson, CFO
Deputy Fire Chief
Grand Valley Fire Protection District
0124 Stone Quarry Rd
Parachute, CO 81635
Office 970-285-9119
Fax 970-285-9748
CONFIDENTIALITY NOTICE: This e-mail transmission and any documents contain information belonging to the sender
which may be confidential and legally protected. This information is intended only for the use of the person or entity to
which it is addressed. If you are not the intended recipient any disclosure, copying, distribution, or action taken in
reliance on the contents of the information contained in this transmission is strictly prohibited. If you have received this
communication in error, please reply to the sender that you have received the message in error, and then delete
it. Thank you for your cooperation.
From: Dave Argo [mailto:dargo@garfield-county.com]
Sent: Monday, April 2, 2018 10:18 AM
To: Robert Ferguson
Cc: Andy Schwaller
Subject: RE: Grace Bible Church
Rob:
Andy forwarded on your email to me, and I wanted to make sure that you have seen the most up-to-date location of the
proposed modular classroom at Grace Bible Church.
Jeff Johnson recently sent over to our office an updated location which places this new modular building relatively close
to two sides of the original church. According to these revised site/building plans the new structure will be
approximately 20'-6" away from the inside corner (or 2 exterior walls) of the existing building and 20 feet is the
minimum clearance required by the 2015 IBC for separation between buildings (IBC, Table 602). Please refer to the
attached plans for illustration of the newest site location for the modular classroom.
Sorry for any redundancies here, but since this building location has recently been changed, I just wanted to make
certain that we are both reviewing the same set of plans.
Thanks for your assistance in this matter.
Dave Argo
Plans Examiner
C'�;. Garfield County
Community Development Department
108 8rh Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo@garfield-county.com
Web: garfield-county.com
CONFIDENTIALITY NOTICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is
addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files.
From: Andy Schwaller
Sent: Monday, April 02, 2018 9:18 AM
To: Robert Ferguson <opschief@gvfpd.org>
Cc: Dave Argo <dargo@garfield-county.com>
Subject: RE: Grand Valley Fire
Thanks Rob. I will forward to Dave Argo our plans examiner_
Andy
From: Robert Ferguson [mailto:opschief@gvfpd.org]
Sent: Monday, April 02, 2018 8:21 AM
To: Andy Schwaller <aschwaller@Barfield-countv.com>
Cc: carnahanij@hotmail.com
Subject: Grand Valley Fire
Good morning Andy,
I am not sure which person this email needs to go to in your department but would you please forward it to the correct
person. Ms. Carnahan stated she might be working with Darrin; I do not have a Darrin in my email history with the
County.
This email is to advise Garfield County Building & Planning that have visited the location at Grace Bible Church 755
Spencer Parkway, Parachute, CO 8163. I spoke with Ms. Carnahan over the location for the portable "classroom" type
building that is approximately 24' x 60' if I recall. The Fire District does not object to the building and its location on the
backside of the church where it is displayed on the sitemap. The separation distance from the main church building is
adequate for the Fire District to handle any operations at the location if an incident were to happen. If you have any
further questions, please feel free to contact me.
Have a great week!
Rob
Rob Ferguson, CFO
Deputy Fire Chief
Grand Valley Fire Protection District
2