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Home My WebLink AboutFire District CorrespondenceDave Argo From: Bill Gavette <gavette@carbondalefire.org> Sent: Saturday, February 22, 2020 4:18 PM To: Dave Argo Cc: Max Filiss; Erik VanTassel; Andy Schwaller Subject: RE: [External] Aspen Equestrian Remodel + Addition Follow -Up Dave, The notes are accurate. The installation of fire sprinklers per NFPA 13D in both levels of the remodeled section will be appropriated based upon the scope of the project. Thanks, Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District www.carbondalefire.org 970-963-2491 -U1=-3 FIREFIRE , EMS. RESCUE From: Dave Argo [mailto:dargo@garfield-county.com] Sent: Friday, February 21, 2020 1:57 PM To: Bill Gavette Cc: Max Filiss; Erik VanTassel; Andy Schwaller Subject: Aspen Equestrian Remodel + Addition Follow -Up Bill: Just wanted to follow-up after our meeting over at Aspen Equestrian Estates Arena/Barn on Wednesday. I've attached a "File Note" summary of our discussion about fire sprinkler system and occupancy separations. Please review for accuracy and let me know if there's anything else we need to document. My goal is to issue the building permit by Monday, so please let me know if there's anything else I've missed. Thanks & have a great weekend — Dave Argo Plans Examiner :-. Garfield County 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 1 Dave Argo From: Dave Argo Sent: Friday, February 21, 2020 1:57 PM To: Bill Gavette (gavette@carbondalefire.org) Cc: Max Filiss; Erik VanTassel; Andy Schwaller (aschwaller@garfield-county.com) Subject: Aspen Equestrian Remodel + Addition Follow -Up Attachments: Site Visit File Note 2020-02-19.pdf Bill: Just wanted to follow-up after our meeting over at Aspen Equestrian Estates Arena/Barn on Wednesday. I've attached a "File Note" summary of our discussion about fire sprinkler system and occupancy separations. Please review for accuracy and let me know if there's anything else we need to document. My goal is to issue the building permit by Monday, so please let me know if there's anything else I've missed. Thanks & have a great weekend — Dave Argo Plans Examiner ie. 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 1 Garfield County BUILDING DEPARTMENT 108 Eighth Street, Suite 401, Glenwood Springs, CO 81601 Tel: (970) 945-8212 FILE NOTE PROJECT: Remodel + Addition of Aspen Equestrian Estates Arena/Barn PERMIT NUMBER: BLCO-01-20-6094 DATE: Feb. 19, 2020 SUBJECT: Fire Sprinklers & Occupancy Separations NOTE BY: Dave Argo — Plans Examiner RE: Meeting at project site & existing facilities with Bill Gavette & Pablo (Carbondale Fire District), Max Filiss & Erik Van Tassel (Divide Creek Builders) and Dave Argo (Garfield County Bldg. Dept.) At this meeting to review existing conditions and proposed design changes at the existing building, it was agreed that the new 2 -story remodel + addition will be fully sprinklered (at both levels) and 1 -hour occupancy separation will be provided between Occupancy Groups U, B and R-3. This approach should provide safe means of egress for residents of the new upstairs sleeping quarters who will need to descend the grand stairway open to the office entry foyer at the main level prior to exiting the building. More specifically, fire -rated vertical separations shall comply with requirements of "Fire Partitions" (I.B.C., Section 708) and fire -rated horizontal floor/ceiling assemblies shall comply with "Horizontal Assemblies" (I.B.C., Section 711). The builder is responsible for coordinating automatic fire sprinkler system design criteria, installation requirements and inspections with the local Fire District. Approval/sign-off from the Fire District will be required at frame inspection and prior to final building inspection & Certificate of Occupancy. Dave Argo From: Dave Argo Sent: Friday, February 21, 2020 2:33 PM To: Max Filiss; Bill Gavette (gavette@carbondalefire.org) Cc: Andy Schwaller; Erik VanTassel; Mark Ward Subject: RE: Aspen Equestrian Remodel + Addition Follow -Up Max: As we discussed with Bill on Wednesday, the existing windows between Group B offices and Group U arena/barn areas can remain. However, there is a requirement for a one-hour occupancy separation between B and R-3 sleeping units above, and this one-hour fire rating not only applies to the floor/ceiling assembly itself but also to any structural support for upper level floor framing. For example, if a bearing wall supports upper level floor framing that bearing wall will be required to meet one-hour fire rating. Similarly, there are (2) steel beams that support the north & west perimeter of the upper level R-3 occupancies and these beams and any posts supporting them will also need to comply with a one-hour fire rating as well. Dave Argo Plans Examiner _ Garfield County 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 From: Max Filiss <max@dividecreekbuilders.com> Sent: Friday, February 21, 2020 2:04 PM To: Dave Argo <dargo@garfield-county.com> Cc: Andy Schwaller <aschwaller@garfield-county.com>; Bill Gavette (gavette@carbondalefire.org) <gavette@carbondalefire.org>; Erik VanTassel <evt23@hotmail.com>; Max Filiss <max@dividecreekbuilders.com> Subject: Re: [External] Aspen Equestrian Remodel + Addition Follow -Up Just to confirm on my end, we would not have to upgrade vertical assemblies between Occupancy group B and group U. More specifically, I am concerned about the windows looking out to the arenas. Can you confirm for me. Thanks Max Dave Argo From: Dave Argo Sent: Tuesday, February 18, 2020 11:53 AM To: Bill Gavette (gavette@carbondalefire.org) Cc: Andy Schwaller (aschwaller@garfield-county.com) Subject: Aspen Equestrian Barn Remodel + Addition Follow -Up Bill: The question I forgot to ask you in my previous email is whether or not the 2 -story portion of the Equestrian Arena/Barn should be considered to be a separate "Fire Area" from the remainder of the building? If that is indeed the case, in addition to fire sprinklers throughout the 2 -story remodel/addition scope of work, this new work area will also need to be provided with "Fire Barriers" separating it from the remainder of the building with a 2 - hour fire resistance rating (per IBC, Table 707.3.10). To complicate things a little bit, there are apparently existing windows looking into the arena from the main level offices and there is also an overlook area that looks into both the Targe and small arenas. These "complications" are the reason I feel the need to go out to look at the existing facility. If this was a new building, given the overall size we'd probably be looking at "separated occupancies" which would include separate smaller sized fire areas to achieve overall building area/size compliance with the Building Code. However, since we are dealing with what Dave Bartholomew identified in 2014 as a "pre-existing, non -conforming structure" it's a little different situation and we do have more latitude by way of the Existing Building Code (IEBC). Anyway, I wanted to reach back out to see what your thoughts about this may be. Thanks, Dave Argo Plans Examiner 'y.. Garfield County 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 Dave Argo From: Dave Argo Sent: Tuesday, February 18, 2020 10:52 AM To: Bill Gavette (gavette@carbondalefire.org) Cc: Andy Schwaller (aschwaller@garfield-county.com) Subject: Aspen Equestrian Barn Remodel + Addition Attachments: Aspen Equestrian Estates Barn Remodel.pdf Bill: I am currently reviewing plans for the remodel/addition proposed at Aspen Equestrian Estates Arena & Horse Barn which includes a gut remodel of the main level offices (occupancy group "B") and second story addition of (2) residential sleeping units (occupancy group "R-3"). As you know, the original arena/barn and subsequent additions over the past several years include a total building area of approximately 54,000 S.F. and it appears that this unusually large size was allowed as per IBC, Appendix C under the "Group U —Agricultural Buildings" exemption for unlimited size, single -story buildings surrounded or adjoined by 60 -foot minimum width yards or public ways. Given that this new permit seeks to effectively change use of the building from Group U to "mixed use occupancies" (Groups B, R-3 and U) and to exceed the single -story requirement of the exemption noted above, we agree with your assessment that the new upstairs residential sleeping quarters must be sprinklered as per IBC, Section 903.2.8 (NFPA 13D). However, given that the only means of egress from the new upstairs residential sleeping quarters is to use the stairway that is open into the remodeled lobby/foyer of the main level offices (Group B) below, we also believe that the main level offices should also be fire sprinklered to maintain integrity of the exit accessway out of the building. Would you agree with this assessment? Since I am unfamiliar with this project, I have scheduled a meeting with Max Filiss out at the building on Wednesday afternoon at 2:30 pm to review existing conditions. Don't know if you're available or not, but you are welcome to join us. Alternately, if you are on duty tomorrow, I can easily stop by your station to visit with you about this project after I have visited the site. Also, don't know if you've seen plans for the proposed remodel/addition or not, but I've attached a PDF that identifies location within the building and identifies the key issues related to fire sprinkler system and egress from new units at upper level. Let me know your thoughts Dave Argo Plans Examiner Garfield County 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 1 1 38' 6 - g - 0 w ti [BuiIding Permit Number: BLCO-01-20-6094 Remodel Offices + Upstairs Dwelling Unit Addition ASPEN EQUESTRIAN ESTATES ARENA/BARN 3275 County Road 100, Carbondale ;Or L." j. 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Thanks, Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District www.carbondalefire.org 970-963-2491 FIRE • EMS• RESCUE From: Max Filiss [mailto:max@dividecreekbuilders.com] Sent: Friday, January 24, 2020 3:32 PM To: Bill Gavette Subject: Barn at old polo club Bill We are in for permit for the old polo club barn for updating the existing office space and turning the upstairs into two small bedrooms. Dave Argo from Garfield County asked that I reach out to you for review. The architect and I reviewed code and garfield county precedent and are pretty confident that this situation does subject us to needed NFPA-13D in the upstairs sleeping areas. The access will stay the same and I think you had been pretty happy with the way it lays out, you can still have full access all the way around the full barn. Please let me know if you want to discuss...or meet onsite to review. Thanks and have a good weekend. Max Max Filiss 1 Dave Argo From: Dave Argo Sent: Friday, February 14, 2020 4:04 PM To: Max Filiss Subject: Equestrian Estates Barn Remodel/Addition Max: I am currently reviewing plans for the remodel/addition to the existing Equestrian Arena/Barn at Aspen Equestrian Estates. Since I am unfamiliar with this building and the proposed alterations are integral to the existing structures, I think it makes sense for me to conduct a site visit early next week to take a firsthand look at the existing structure to better understand how these alterations will interface with the rest of the building(s). Would you be available to meet me at the project site next week? Our office is closed on Monday for Presidents' Day holiday, but I can meet you out at the equestrian center on Tuesday or Wed. whenever it works best for your schedule. If you can let me know what day/time would be convenient, I'll look forward to seeing you next week. Thanks, Dave Argo Plans Examiner CGarfield County 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 1