HomeMy WebLinkAboutCorrespondenceêoneçPt/erræ-
Colleen WiÉh
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Colleen Wirth
Monday, March 28,2022 2:04 PM
þl e.k.b rou g hton @ g m ai l.com ; sb a rch itectsco @ m ac.com
Greg Bak
BLRE-03-22 -7379 - Lot 69, 499 Hidden Valley Drive, Springridge Reserue
BLRE-03-22-7379 - Broughton addition pro¡ect UNDER REVIEW
Hello Kyle and Scot,
CC: Greg Bak
Forgive the longish email, bear with me...
I am currently reviewing the addition plans for 499 Hidden Valley Dr, Lot 69, Springridge Reserve and am potentially
concerned wíth the overall building square feet as it relates to Springridge Reserve recorded plat note #6 and the need
to incl ude fire-sprinklers.
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Garfield County Building Department use "fire area" to measure the 3,600 allowable square feet before a home in
Springridge Reserve is required to be fire-sprínklered. For your consideration, is the definition of FIRE AREA from the
lBC. Also below are some plans examiner notes I gathered from the original home build design for Lot 69 coupled with
your dimensional references for the proposed addition recently receipted on March I 2022.
"FIRE AREA" is defined in the currently adopted 20t 5 ¡nternat¡onal Building Code {tBC), Chapter 2 DEFtNtTtONS: as The
aggregate floor area enclosed, and bounded by fire walls fire barriers, exteríor walls or horizontal assemblies of a
buílding. Areas of the building not provided with surrounding walls shall be included in the fire area if such areas are
ínclude within the hor¡zontal projection of the roof or floor next above.
From the original building permit notes, origínal residential house living area = 1,831" sq ft plus attached garage = 625 sq
ft plus 195 covered porch / deck horizontal roof projection totals approximately 2,651 sq ft total FIRE AREA. From
remitted architectural sheets for the addition, l'm showing 1",L78 sq ft proposed living addition (with horiz roof
projections over covered porch) along WEST SIDE plus 182 sq ft covered roof horizontal roof projectíon along NORTH
SlDE for a new combined total FIRE AREA of 4,011 square feet.
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Kyle or Scot, in your capacity as the lot owner and licensed architect of record, could you please re-examine the existing
and proposed building areas and confirm r/there are corrections or updates to the accumulative square feet? lt would
be helpful to understand if the existing / proposed horizontal roof projectíons are made of combustible or non-
combustible construction materials or if any existing horizontal roof projections will be effectívely "removed" due to
proposed newly enclosed "additions". lF the proposed addition puts you near and over the 3,600 square foot threshold
- I highly recommend contacting Greg Bak, Fire Marshal, Glenwood Springs Rural Fire Protection District, at (970) 384-
6480 or gres.bak@cogs.us at your earliest conveníence to begin a discussion on a possible plan to meet compliance with
PLAT NOTE 6. While Greg will need to be in the loop on your proposed plan or allowable alternatives, I would need to
receive (2) sets of hard copy sheets to any archítectural / structural changes to the existing / proposed building
assembly. Should you proceed with retrofitting a fire sprinkler system, all fire sprinkler permits, plan reviews and
rough-in and final sprinkler inspections wíll be administered directly by the fire distríct. I will cc: Greg so he is "in the
loop".
From recent case research, I am including some alternative requirements as kept internally by the preceding plans
examiner, should that be of some use and benefit to you now.
Residential Fire Sp rinkler Svstems
Fire Sepøration Alternative Requ iremenß
Febnmry 6, 2Ë.19
An ¡lternative to the Fire Code Sprinkler Reguirement rnay be considered on a care-by case
b¡síE. One alternatiue fcr conlidenatisn is to divide the residence into two'Fire Are¡s.' ThiE
compartmentalization would divide the square fsotage, elinr*inating the need for the sprrinkler
system:
Þ The csrîpartrnentalization rrlould require apÞroved fire-rated 2-hsur seÞaration per the
9015 tBC Table 7û7.3.1û. This consirts sf wall constructed of a double layer 518" Type X
Sheetrcck ON ËOTH FA€ES fronr fcundatisn tc roof peak between the two fire area¡.
Þ Frotertion cf wall penetrations. Approued doors and dosr 'assernblies shall be FIRE-RATED
at 1!Ê hor¡r- HVAC ducts ra¡ill be protected with approved fire dampers, installed in a manner
that they can be regularly inspected and serviced for proper operation.
Þ Apþroved floor assemblies mu¡t nneetthe requìrennents ef the ?015 lRC, Section R30?.13.
tn lieu af lùe Fr?e SprinHer SysÉern requiremenl a "Fire Eorrief moy be used to sePorste
ar cømpartmentolize the buildíng into smaller sÌzed fire arees {2075 l.E-C-, Section 70fl.
Specìfte requfternents include the following:
A. ?Haur Fír¿-Rnted Asæmhlv- The fire bonier must comply with a 2-hour rated
sssembly os opprøved by a recognized lîsting ûçIEt ty, including (2) løl¡ers of 5/8*
Type X drywdll st both sides oJ wood-frame walls il-B-C-, Table 7O7"i-7O]'
E- Contínuìty - The lire børrier shalt ertend from top of foundat¡ot up ta bottom of
roaf sheothing. Except os noted belsw før penetrotions, the I-hour fire-røting at
the fire bdrrier shøll not be compramised aver its entire length ond height-
C- Fenetratíons thmuah FIre Sarríer - Ðoors snd door sssembties locpted in the
fire bonier, shall provide ø 9û.mínute frre rating with sutamatie clasing device.
Mecl¡anicol ductwork penetrating the fire banier shdll be protected byfire-roted
dompers i¡stølled in such mønner os to oÍlow for regular inspections, service &
mÐintenønce.
Fire Area Se ration Well:
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Colleen Wirth
Plans Examiner
Garfield County Building Division
108 8th Strcct, Suite 401
Glerrwonrl Springs, CO 8L601
cw i rth @ea rf i el d:cou ntv, com
office (970) 945-L377 ext. 1610
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