The URL can be used to link to this page

Home My WebLink AboutCorrections and Conditions of Approval-First Responsere'asr 9,g<` VjSe Garfield County Community Development Department 03/19/2025 Owner: Darter LLC 1111 S 7ch Street Grand Junction, CO 81501 Architect: Encompass Design Inc. 1535 Liberty Lane Suite 110b Missoula, Montana 59808 Contractor: CIVIC Group 2000 S. Colorado Blvd. Site 10500 Denver, CO 80222 Re: Corrections and Conditions of Approval For Building A and Building B Job address: 5 Stone Quarry Road — Parcel #240718121002 Dear Jenn, The County Building Department has performed the review on the building permit application and plans for the new building proposed at the above parcel. There are items that need to be addressed prior to considering the issuance of the building permit and items that can be addressed after the issuance of the building permit. Please provide a response letter addressing each item listed in the "Items to address prior to issuing a building permit". Response not required for the "Conditions to be addressed during construction" but please address if clarification is needed. Please provide 2 complete sets of corrected sheets, with clouded areas reflecting changes, for the resubmittal. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 1 • Please Provide a will -serve letter from the water and sewer provider. RESPONSE: See attached Civil Engineer response. 2 Please answer the concerns the County's consultant Civil Engineer has attached correspondence from Mountain Cross Engineering. Pravided, See RESPONSE: See attached Civil Engineer response. 3 The structural sheets state: "This sheet is intended to be Printed in color to fully the information being presented" All the sheets are printed in black and white. la erstand Provide colored sheets or remove the notation with engineer's approval. lease RESPONSE. Structural does not have any colored sheets, that note forremoving this note from the consulting engineers titleblock for the r100 /AConrttsuconwe are 4 AOa, A1.1 —The Project Statistics and the Zoning Code Info indicates this " Set. building. Please change the drawing accordingly, is anon -sprinkled RESPONSE: It is full Sprinklered to NFPA 13R. Sheet is modified. 5 A0.1 Ba —The Code Requirement section is indicating that Y2hour Fire Partitions allowed but one -hour is provided. Y2 hour Fire Partitions are only allowed with a full Fire 5u rtions are Suppression System being installed. The plans indicate an NFPA 13R is proposed. 13 Please change this designation, there shouldn't be any confusion between the and inspectors if this comes up in the field. OBC 708.3) RESPONSE: See Table 1020.1 R-. C. contractor 1020.1 Construction. Corridors shall be fire -resistance rated in accordance with Table 1� The corridor wall fire -resistance rated shall comply with 5ecti� for fire partitions. Exceptions: s required to be 1. A fire -resistance rating is not required for corridors in an occupancy in Group E where that is used for instruction has not less than one door opening directly to the exterior and r for assemblyeach room purposes have not less than one-half of the required means of egress doors Dams opening directly to the exterior. Exterior doors specified in this exception are required to be at ground level. 2. Afire -resistance rating is not required for corridors contained within a dwelling unit or unit in an occupancy in Groups 1-1 and R, 3. A fire -resistance rating is not required for corridors in open parking gara31 es. sleeping 4. Atire-resistance rating is not required for corridors in an occupancy in Group B that is requiring only a single means of egress complying with Section 1006.2, 5. Corridors adjacent to the exterior walls of but/dings shall be permitted to have unprotectedspace openings on unrated exterior walls where unrated walls are permitted by Table and unprotected openings are permitted by Tabl�S $ TABLE 1020.1 CORRIDOR FIRE -RESISTANCE RATING OCCUPANCY OCCUPANT LOAD SERVED By REQUIRED FIRE -RESISTANCE RATING CORRIDOR (hours) Without sprinkler With sprinkler H-1, H-2, H-3 All system system H-4, H-5 Greater than 30 Not Permitted A, B, E, F, M, S, Not Permitted U Greater than 30 R 1 0 Greater than 10 Not Permitted 0.5 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 1-2a, 1-4 All 1-1, 1-3 All Not Permitted 0 Not Permitted lb a.For requirements for occupancies in Group 1-2, see Sections 407.2 and 407.3. b.For a reduction in the fire -resistance rating for occupancies in Group 1-3, see ech�g $ C.Buildings equipped throughout with an autorrrafic sprinkler system in accordance with Section 90`3-3- 1. 1 or 903. 3.12 where allowed. So this is for either NFPA 13 or 13R. I will maintain the 1 hour due to other review items. Sheet is adjusted and will be hard COPY mailed following this letter response. increase 6 AO.1 Ba — To utilize frontage increases, the sides of the building allowed for the shall be accessed by a public right of way or a fire lane. The only frontage allowed on this project is the side accessed from the parking lot. Please re -calculate accordingly. This may require a reassessment of the Fire Wall locations in both buildings. [!BC 506.3.1} RESPONSE: y 506.3.1 +Mini►num percentage of perimeter. To qualify for an area factor increase based on frontage, a building shall have oaf less than 25 Percent its perimeter on a public way or open space. Such open space shall be either le the same lot c dedicated for public use and shall be accessed from a street or or a p nt of Code Commentary, I have provided a diagram showing our calculations. lane. Per the 2015 spaces on the same lot that are dedicated for pOpen space can include public ways (streets, alleys, etc.), but it can also include private yards or open ublic use. See attached excerpt from the 2015 Commentary and why we based on our calcs on the commentary calculation Please see the calculations to show, the wails we do not include and the walls we include based on the code commentary on how to calculate the open space that should be allowed to be used. 7 By utilizing Fire Walls to create separate buildings, each building created by the Fire are to be calculated separately for area increases based on frontage. Please proyideWaffs separate calculations for each building created by the Fire Walls. (IBC 503.1) RESPONSE: Please see the attached showing the walls used and not used in the calculations showing compliance, based on the code commentary. 8 S5.21 — The Fire Wall on Grid 11 is to terminate at the roof sheathing. ❑etail 7 does no indicate the Fire Wall Terminating at the roof sheathing as shown in A0.3a detail 3. Pleas change the structural details to coordinate with the architectural detail. OBC 706,E e RESPONSE: Structural has corrected details to follow architectural. } 9 SZ2WIS5.3 detail 10 — The details of the blocks penetrating the Fire Wall on rid 11 ar as shown in A0.3a detail 3. Please provide details for fire stopping the blocks in the Fire Wall or change the structural detail to coordinate with the architectural detail.g e not RESPONSE: Structural requires blocking please see the below detail, in the final construe set. tion 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 — —•Sur ECGE ua YG I �i1 err •w..•aaur ' MGM EDGE NFIUNG ' �•�SMEFP 1V4lL tl\ DW NFeGM chi GF NAI_IHu PER �l<N '•n� rs�rnr. l ' s,r6a we rv, c•r�w d °Eq auN o S vu wu�i� �.• x P:.M xll FEP aN raus=EP PUN -.�— .i� h•rul. h. r•MAi! CCMlH sr>F wxiscnEG ne NO rourPFFroF ro Co—rmrE nsr>Ec-ioN Pea AErs P#JM WALL PAPJdJE • �� Tm sAT STEP 10 A0.3a — The printing is over -run and difficult to read. Please print a cleaner sheet. RESPONSE: New Sheet has been printed to remove the overlay note. Drawings reflect this change. 11 Throughout - The exits labeled as Corridors are actually Interior Exit Stairways regulated by IBC 1023. Please label accordingly. Note: Travel distance ends at an "Exit". A Corridor is not an Exit, it is Exit Access. The travel distances would be quite a bit over the allowed 125' if measured from within the unit, down the stairs to the Exit Discharge. Each unit is limited to 125' travel distance to the Interior Exit Stairs (Exit). Once in an Exit, the travel distance stops. RESPONSE: We have revised the Sheet A2.24 still reflect Drawings reflect this change. "Corridor". Bening protections. -- 12 Throughout - The walls enclosing the Interior Exit Stairs are labeled as Fire -Partitions. These walls are required to be Fire Barriers. Please change the designation accordingly. (IBC 1023.2) RESPONSE: Walls enclosing the interior Exit Stair from the dwelling unit walls adjacent are noted as Fire Barriers -- Drawings reflect this change. 13 A0.5a - The doors from the units to the Interior Exit Stairway are to be 1-hour. Please change the door schedule accordingly. (IBC Table 716.5) RESPONSE: All � The Enlarged Unit Plans still indicate 20 )rawings/Schedule reflects this change, minute doors 14 Throughout - The exterior walls housing Window F on Grid L and F are required to be one - hour fire -resistive with window rating at 3/4 hour or the exterior walls that are perpendicular to these walls are to be one -hour fire resistive for 10'; Grid lines 6&7, 14&15, 23&24. Please address accordingly. (IBC 1023.7) RESF h I believe there's a miscommunication on this subject. ur, so H should not Because the exit enclosures are not flush with the adjacent this change. 15 P exterior wails, either the exit enclosure walls need to be rated 11, with opening protection or the walls perpendicular to the Penetrations are REST enclosures are to be rated. I've included the commentary and a hand sketch for reference. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 16 Please note that the recessed electric wall heaters in the Interior Exit Stairs are to be lined with gypsum. There is a note in the electrical schedule but a detail or note on the architectural drawings will keep it from getting missed. (IBC 714) RESPONSE: See added detail A7.1c. Drawings reflect this change. 17 AO.1 Bb — This sheet shows an exit sign at a window not the egress door. RESPONSE; See attached sheet this is adjusted. 18 S1.1 — The general notes indicate the Town of Parachute as the authority having jurisdiction, Please change to Garfield County, RESPONSE: Notation has been changed. 19 P3.00 — One of the sanitary sewer lines is labeled both 3" San and 4" San. Between grids 25 and 26. Please clarify. RESPONSE: See attached Morrison-Maierle Response 20 Ail the clothes dryers installed in closets will require 100 square inches of make-up air in the closet enclosure. Please indicate this in the plans. (IMC 504.5) RESPONSE. See attached Morrison-Maierle Response 21 Please designate snow storage on the site plans. (LUDC 7-306) RESPONSE: See attached Civil Response 22 C100 - The parking analysis did not consider Building C. Please add the parking accordingly. 6. Recreation facilities: One space per 4 persons using the facility (figured at a maximum capacity use period). RESPONSE: The Community Clubhouse is not for the public. The purpose of the exercise Room and Community space is only for the use of the residents that have a lease agreement with the owner. They will income qualify to live at this property and will be allowed the use the Aster Place community clubhouse as a project amenity for them in order to save them money and provide an opportunity to improve their health and fitness. Therefore, in our opinionthere are no additional parking spaces required, in our opinion. additional vehicular loading, the tenants have the required parking spaces and will utilize those. Conditions to be addressed during construction: TEAM AND GC 1S APPRI� THESE COMMENTS ANn WILL COMPLY THIS BECOMES AN ARCHITECTS SUPPLEMENTAL IINSTRUCTION TO THE GC. The approved plans are to be on -site for inspections. Sanitary facilities are required to be provided for workers. A list of required inspections will be attached to the plans. The State is to permit and approve the electrical work, htt s:llwww.colnrado. ovl acific/dora/DPO Electrical umbing Permits Underground utility locates is the responsibility of the owner or contractor. 811 is the Colorado Utility Locate Hot Line. All infrastructure piping is to be inspected by the engineer of record. A stamped letter from the engineer accepting all infrastructure installation is required prior to the final inspection. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)945-8212 Drainage across property lines shall not exceed that which existed prior to grading. Excess or concentrated drainage shall be contained on site or directed to an approved drainage facility. Erosion of the ground in the area of discharge shall be prevented by installation of non -erosive down drains or other devices. All backflow preventers are required to be tested and certified by a licensed backflow specialist after installation and prior to issuance of the Certificate of Occupancy. Separate Sign Permits are required for any external signs. Please see the County's website for the application. Electrical Code compliance will be determined based on field inspections performed by the State Electrical Inspector, (303) 869-3458. Please have the inspector sign the building card or provide written documentation of the inspections. The Electrical Code requires a separate Electrical Permit for low voltage fire alarms that has an alarm panel and send a notification to the Fire District when under alarm. A Rough -In inspection with the State Electrical Inspector is required (303) 869-3458. Please have the inspector sign the building card or provide written documentation of the inspection. The fire sprinkler and alarm are required to be inspected and approved by the Local Fire Protection District. Please provide shop drawings to the Fire District for review and schedule the inspections accordingly. Please have the Fire Marshal sign the inspection card when the rough inspection is approved and when the final inspection is approved. Any water supply that feeds a fire suppression system is to be inspected by the Fire Marshal for that Fire District prior to backfilling. Please provide special inspections reports to the Building Department as specified within the General Notes of the structural drawings. Geotechnical observation is required when the excavation is complete and written verification be supplied at footing inspection, 2000psf. All exterior lighting is to be downcast and shielded. Safety glazing will be checked during the framing and final inspection. (IBC 2406.4) Any membrane and through penetrations of the fire resistive construction will be required to be fire -stopped with listed fire stopping assemblies. The plans indicate fire -stopping on sheet A0.3a. The contractor is to provide a cut sheet for the assemblies at the framing inspection if alterative fire -stopping is utilized. (IBC 713) A Knox Box is required to be mounted adjacent to the front door. Please contact the Local Fire District for exact location. If the fire sprinkler system requires a fire pump. Then the Utility Room that houses the pump will be required to be one -hour construction. (IBC Table 508.2.5) All residential units are either "B Type" or "A Type" Accessible Units. All operable parts are to be within the reach ranges. Lighting controls, electrical switches, environmental controls, appliance controls, operating hardware on windows, plumbing controls, etc. Typical reach range is 15" to 48" above the floor. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 All shower head control walls are to be at the end of the required 48" maneuvering clearances in front of the shower. (ANSI Al 17.1 — 1004.11.3.1.1) All accessible door hardware shall have a shape that is easy to grip, including pocket and sliding doors. (ANSI Al 17.1 — 404.2.6) Grab bar backing is to be in place for all toilets, bathtubs and showers. The fire -resistive corridor and stair walls will be required to be maintained where the fire- extinguisher cabinets and electric wall heaters penetrate the fire -resistive assembly. The unit heaters shown in the stair enclosers are not to project into the egress width. (IBC 1003.3) Passing blower door tests are required to be submitted prior to issuing the Certificate of Occupancy. The County is accepting the criteria stated in the 2021 IECC for Multi -family projects, stated below. 1. Where buildings have fewer than eight testing units, each testing unit shall be tested. 2. For buildings with eight or more testing units, the greater of seven units or 20 percent of the testing units in the building shall be tested, including a top floor unit, a ground floor unit and a unit with the largest testing unit enclosure area. For each tested unit that exceeds the maximum air leakage rate, an additional two units shall be tested, including a mixture of testing unit types and locations. The ERV's have a special combined termination kit to eliminate the 10' requirement between the intake and exhaust. The single layer floor ceiling assembly utilizes Type C gypsum. The roof assembly is fire -resistive, fire -dampers and listed firestops are to be used in the truss assemblies. The Fire Wall and demising walls are using gypsum as shear, see Shear Schedule for nailing pattern for each layer of drywall. Engineer approval if changing nails to screws. Trap seals are required for the floor drains behind the washing machines. The freezers in the Type A Units are required to have a minimum 2 shelves within 54" from the floor, the bottom of the freezer counts as a shelf. See S5.2 for very specific detail for Guard support on the Balconies. The entire roof is one -hour fire resistive or the fire barriers enclosing the stairs are to extend to the roof sheathing. Sincerely, 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 945-8212 1,n ,6 John Plano Building Official CC via email: Chris Jackson, Chief, Grand River Fire District Glenn Hartmann, Community Development Director, Garfield County Craig Benes, Contractor, CIVIC Group Inc. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)945-8212 MEANS OF EGRESS "unprotected exterior openings" Includes windows or doors not required to be protected by either Section 705.8 or 1023.7. The only exception would be win- dow assemblies that have been tested as wall assemblies in accordance with ASTM E119 or UL 263. The objective of this provision is to minimize the possibility of fire spreading into an enclosure and endangering the occupants or even preventing the use of the exit at a time when it is most needed, The limitation on openings applies regardless of the fire protection rating of the opening protective. The limita- tion on openings from normally occupied areas is intended to reduce the probability of a fire occurring in an unoccupied area, such as a storage closet, which has an opening into the stairway, thereby pos- sibly resulting in fire spread into the stairway. Other spaces that are not normally occupied include, but are not limited to, toilet rooms, electrical/mechanical equipment rooms and janitorial closets. For connec- tion between the vertical exit enclosure and an exit passageway, see Section 1023.3.1. Elevators may not open into exit enclosures. The difficulty is to have elevator doors that can meet the opening protectives for a fire barrier, but still operate effectively as elevator doors. For additional informa- tion on elevator lobbies and doors, see the commen- tary for Sections 713.14, 1020.6 and 3006. These opening limitations are very similar to those required for an exit passageway (see Section 1024.5). 1023.5 Penetrations. Penetrations into or through interior exit stairways and ramps are prohibited except for equipment and ductwork necessary for independent ventilation or pres- surization, sprinkler piping, standpipes, electrical raceway for fire department communication systems and electrical race- way serving the interior exit stairway and ramp and terminat- ing at a steel box not exceeding 16 square inches .(O.O10 ma) - Such penetrations shall be protected in accordance with Sec- tion 714. There shall not be penetrations or communication openings, whether protected or not, between adjacent interior exit stairways and ramps. Exception: Membrane penetrations shall be permitted on the outside of the interior exit stairway and ramp, Such penetrations shall be protected in accordance with Section 714.3.2. This section specifically lists the items that are allowed to penetrate the walls and ceiling of the enclosure for the exit stairway. This is consistent for all types of enclosures for exits, including interior exit stairways or interior exit ramps and exit passageways (see Section 1024.6). In general, only portions of the building service systems that serve the enclosure are allowed to penetrate the enclosure. As indicated in the commentary to Section 1022.1, standpipe sys- tems are commonly located in the exit stair enclo- sures. If two exit enclosures are adjacent to one another, there must be no penetrations between them, thereby limiting the chances of smoke being in both stairwells. Section 714 addresses through penetrations and membrane penetrations for fire -resistance -rated wail and floor/ceiling assemblies. The intent is to maintai the integrity of the enclosure for the exit acn cess stain way. This section and Section 1023.6 are meant to work together. Penetrations in exterior walls addressed in Section 1023.7. are The exception allows for electrical boxes, yExit^ signs or fire alarm pull stations to be installed on the outside of the enclosure, provided that the boxes are installed so that the required fire -resistance rating is not reduced (see Section 714.3.2). 1023.6 Ventilation. Equipment and ductwork For interior exit stairway and ramp ventilation as permitted by Section 1023.5 shall comply with one of the following items; 2. 3. Such equipment and ductwork shall be located exterior to the building and shall be directly connected to the interior exit stainuay and ramp by ductwork enclosed in construction as required for shafts. Where such equipment and ductwork is located within the interior exit stairway and romp, the intake air sha[I be taken directly from the outdoors and the exhaust air shall be discharged directly to the outdoors, or such air shall be conveyed through ducts enclosed in construc- tion as required for shafts. Where located within the building, such equipment and ductwork shall be separated from the remainder of the building, including other mechanical equipment, with construction as required for shafts. In each case, openings into the fire -resistance -rated con- struction shall be limited to those needed for maintenance and operation and shall be protected by opening protectives in accordance with Section 7I6 for shaft enclosures. The interior exit stairway and ramp ventilation systems shall be independent of other building ventilation systems. ❖ The purpose of the requirements for ventilation sys- tem equipment and ductwork is to maintain the fire resistance of the enclosure for the exit stairway. The ventilation system serving the enclosure is to be inde- pendent of other building systems to prevent smoke in the enclosure from traveling to other areas of the building. This section and Section 1023.5 are meant to work together. Where ductwork penetrates the out- side wall, if it is not required to be rated by Section 1023.7, then the duct does not require a fire and smoke damper. If the ductwork serving the shaft does penetrate a rated wall or rated ffoorlceiling assembly, a fire and smoke damper would be required by Sec- tion 717.5.3. Openings required for access to the ventilation system for maintenance and operation shall be protected in accordance with Section 716• 1023.7 Interior exit stairway and ramp exterior walls - Exterior walls of the interior exit stairway or ramp shall corn' ply with the requirements of Section 705 for exterior walls. Where nonrated walls or unprotected openings enclose the exterior of the stairway or ramps and the walls or openings are exposed by other parts of the building at an angle of less than 180 degrees (3.14 rad), the building exterior 0111 10-152 2015 INTERNATIONAL BUILDING CODE®COMMENTARY MEANS OF EGRESS within 10 feet (3048 mm) horizontally of a nonrated wall or unprotected opening shall have afire-resisrarice raring of not less than 1 hour. Openings within such exterior walls shall be protected by opening protectives having afire protection at- ing of not .less than I/, hour, This construction shall extend vertically from the ground to a point 10 feet (3048 mm) above the topmost landing of the stairway or reunp, or to the roof line, whichever is lower. ❖ This section does not require exterior walls of an enclosure for an exit stairway or ramp to have the same fire -resistance rating as the interior walls. Table 602 and Section 705 establish when exterior walls are required to be rated and openings limited due to adjacent buildings or lot lines. This exposure is differ- ent from exterior load -bearing walls that are required to be rated because of the type of construction per Table 601. What is unique to exterior walls at exit stairways is the need to stop fires from burning through an exterior wall adjacent to the enclosure, which may then jeopardize the occupant's ability to continue to use that exit stairway. Essentially, there are two alternatives where an exposure hazard exists: 1. Provide protection to the stairway by having a fire -resistance rating on its exterior wall; or 2. Pro- vide a fire -resistance rating to the walls adjacent to the stairway. The ratings apply for a distance of 10 feet (3048 mm) measured horizontally and vertically from the stairway enclosure where those walls are at an angle of less than 180 degrees (3.14 rad) from the exterior wall portion of the enclosure [see Condition 1 in Commentary Figure 1023.7(1)]. When the adjacent exterior wall is protected in lieu of the stairway enclo- sure wall, the protection is to extend from the ground to a level of 10 feet (3048 mm) above the highest landing of the stairway. However, the protection is not required to extend beyond the normal roof line of the building. The 180-degree (3.14 rad) angle criterion is based on the scenario where the exterior wall of the stair enclosure is in the same plane and flush with the exterior wall of the building fsee Conditions 2 and 3 in Commentary Figure 1023.7(1)]. In this scenario, heat or fire would need to travel 180 degrees (3.14 rad) around in order to,impinge on the stair. Based on studies of existing buildings, this 180-degree (3.14 rad) spread of fire does not appear to be a problem. This criterion is only applicable when the angle between the walls is 180 degrees (3.14 rad) or less. As the fire exposure on the exterior is different than can be expected on the interior, the fire -resistance rating of the exterior wall is not required to exceed 1 hour, regardless of whether it is the stairway enclo- sure wall or the adjacent exterior waif, unless the exterior wall is required by other sections of the code to have a higher fire -resistance rating (see Tables 601 and 602). The fire protection rating on any open- ings in the exterior wall of a stairway enclosure or adjacent exterior wall within 180 degrees (3.14 rad) is to be a minimum of/4 hour [see Commentary Figure 1023.7(2)], in a situation where the upper levels are smaller than lower levels, an interior stairway can end up having an exterior wall when it moves above the roof of the lower levels. In this situation, the question is the rating requirements for the exterior wall of the stairway over the roof. Therefore, the exterior wall of the stairway must meet the vertical opening provi- sions in Section 705.8.6. 1023.8 Discharge identification. An interior exit strrilway and ruttap shall not continue below its level of exit discharge unless an approved barrier is provided at the level of exi.'1 dis- Chciige to prevent persons from unintentionally continuing into levels below. Directional exit signs shall be provided as specified in Section 1013. So that building occupants using an exit stairway dur- ing an emergency situation will be prevented from going past the level of exit discharge, the run of the stairway is to be interrupted by a partition, door, gate or other approved means. These devices help the users of the stairway to recognize when they have reached the point that is the level of exit discharge. Exit signs, including raised letters and braille, are to be provided for occupant guidance at the door lead- ing to the way out (i.e., directly to the exterior, or via an exit passageway, lobby or vestibule). Further- more, signs are to be placed at each floor landing in all interior exit stairways connecting more than three floor levels, designating the level or story of the land- ings in accordance with Section 1023.9. The code does not specify the type of material or construction of the barrier used to identify the level of exit discharge. The key issues to be considered in the selection and approval of the type of barrier to be used are: 1. Whether the barrier provides a visible and physical means of alerting occupants who are exiting under emergency conditions that they have reached the level of exit discharge; and 2. Whether the barrier is constructed of materials that are permit- ted by the construction type of the building. In an emergency situation, some occupants are likely to come in contact with the barrier during exiting before realizing that they are at the level of exit discharge. Therefore, the barrier should be constructed in a manner that is substantial enough to withstand the anticipated physical contact, such as pushing or shoving. It would be reasonable, as a minimum, to design the barrier to withstand the structural load requirements of Section 1607.5 for interior walls and partitions- The barrier could be opaque (such as gyp- sum wallboard and stud framing) or not (such as a wire grid -type material). The use of signage only or relatively insubstantial barriers, such as ropes or chains strung across the opening, is typically not sufficient to prevent occu- pants from attempting to continue past the level of exit discharge during an emergency, Commentary Figure 1023.8 is an example of one method of discharge identification. 9 201s INTERNATIONAL BUILDING CODE®COMMENTARY 10-153 MEANS OF EGRESS INTERIOR FIR E-R ESISTANCE-RATED STAIR ENCLOSURE CONDITION #1 T R R e180°j FIRE-RESISTANCE.RATED WALL WITH OPENING PROTECTIVES WITHIN 10' OF STAIR NON FIRE -RESISTANCE -RATED WALLS OR UNPROTECTED OPENINGS �r INTERIOR FIRE -RESISTANCE -RATED STAIR ENCLOSURE f CONDITION #2 EMYER IOR 180° OR GREATER "- NONFIRE-RESISTANCE-RATED j/ WALLS OR UNPROTECTED OPENINGS INTERIOR FIRE -RESISTANCE -RATED � STAIR ENCLOSURE— y 180° OR GREATER CONDITION #3 xrE ` NON FIRE -RESISTANCE -RATED WALLS OR UNPROTECTED OPENINGS For SI: 1 foot = 304.8 mm, 1 degree = 0.01745 rad. Figure 1023.7(l) EXAMPLES OF EXTERIOR WALL PROTECTIVES + 10-154 I 2015 INTERNATIONAL BUILDING CODE- COMMENTARY b MEANS OF EGRESS r, LANDING INTERIOR STAIRWAY 10' -0'. 10'-01 f ! I r I 3 II I I i ♦ L-- I I!- ♦x LI_ I I ♦i ♦♦ 111 x I I ��L ♦♦ I I I f i i !L_I I f I i♦�L_ I I i 0, -j ELEVATION FIRE-RESISTANCE-RATED'NALL AND OPENING PROTECTIVES 2-HOUR FIRE -RESISTANCE - RATED FIRE BARRIER PER SECTION 1023.1 1i ! INTERIOR 101-01, PLAN EXTERIOR FIRE -RESISTANCE -RATED WALL. AND OPENING PROTECTIVES For SI: 1 foot = 304.8 mm, 1 degree = 0.01745 rad. Figure 1023.7(2) EXTERIOR WALL PROTECTION HO mano n was ►1 —180° NON FIRE -RESISTANCE -RATED WALLS 2015 INTERNATIONAL BUILDING CODE®COMMENTARY 10-155 07%01J 1— RdT*'7Nk-'`S wJj-"- 1- Gar N DomJ 6Pm q') dL 7aTc,- -ryfi�-S C-- cr4Acu�-5 l F ACC `m �36— M)DR-GSSGI) e*0 AL - S A--tj 9 A4--- E1c r F r'tv,s-r vv5pco'J54 MEMO encompass design RE: ASTER PLACE AFFORDABLE HOUSING PERMIT APP RESUBMITTAL DATE OF ISSUANCE: 8/4/2025 John Plano, Chief Building Official Garfield County Building Department 108 8th Street #401 Glenwood Springs, CO 81601 Dear John Within this package we have provided the following for consideration of our Building Permit requests: Parcel No: 240718121002. Legal - Lot 47B of Valley View Village Subdivision in Battlement Mesa • (2) 24" x 36" copies of Building A plan revisions in response to permit revisions o AOa Cover Sheet 0 AO.1Aa Code Analysis (Building A) 0 A0.1Ab First Floor Code Plan (Building A) 0 A0.1Ac Second Floor Code Plan (Building A) o A0.1Ad Third Floor Code Plan (Building A) 0 A0.2a Project Assemblies o A0.3a Code Wall Sections & Air Barrier Requirements o AO.4 IECC Building Envelope & Air Sealing Requirements o A0.5a Apartments Door & Window Schedules o A1.1 Architectural Site Plan o A2.1 First Level Floor Plan (Building A) o A2.2 Second Level Floor Plan (Building A) o A2.3 Third Level Floor Plan (Building A) o A7.1c interior Details 0 S1.1 Cover Sheet— Legend & Abbreviations (Building A) 0 S5.21 Roof Framing Details (Building A) 0 51.1 Cover Sheet — Legend & Abbreviations (Community) ........ sheets are rubber -banded together 0 C001 General Civil Notes & Legend a C100 Construction Site Plan 0 C202 Drainage Plan o C210 Color Cut Fill Diagram 0 C300 Wet Utility Plan o C403 Civil Details 0 M2-1 Enlarged Unit Plan 0 M2-2 Enlarged Unit Plan 0 M2-3 Enlarged Unit Plan 0 M2-4 Enlarged Unit Plan encompass design inc 1535 liberty lane suite 110b missoula mt 59808 O: 406-540.4437 r, M1 encompass (2) 24" x 36" copies of Building B plan revisions in response to permit revisions o AOa Cover Sheet o AO.1Ba Code Analysis (Building B) o AO.1Bb First Floor Code Plan (Building B) o AO.iBc Second Floor Code Plan (Building B) o AO.1Bd Third Floor Code Plan (Building B) o AO.2a Project Assemblies o A0.3a Code Wall Sections & Air Barrier Requirements o AO.4 IECC Building Envelope & Air Sealing Requirements r o AO.5a Apartments Door & Window Schedules o A1.1 Architectural Site Plan o A2.5 First Level Floor Plan (Building B) o A2.6 Second Level Floor Plan (Building B) o A2.7 Third Level Floor Plan (Building B) o A7.1c Interior Details 0 51.1 Cover Sheet — Legend & Abbreviations (Building B) o S5.21 Roof Framing Details (Building B) o S1.1 Cover Sheet — Legend & Abbreviations (Community) ........ sheets are rubber -banded together o C001 General Civil Notes & Legend o C100 Construction Site Plan o C202 Drainage Plan o C210 Color Cut Fill Diagram o C300 Wet Utility Plan o C403 Civil Details o M2-1 Enlarged Unit Plan o M2-2 Enlarged Unit Plan o M2-3 Enlarged Unit Plan o M2-4 Enlarged Unit Plan o M2-5 Enlarged Unit Plan o P2.1 Plumbing Domestic Plan — First Level • (1) 8.5" x 11" copy of "response to comments" memo per discipline (i.e. ARCH, CIVIL, and M&P) • (1) thumb drive consisting of the following information o Each discipline has been separated into individual file folders for organization o Architectural folder consists of "response to comments" memo & the revised sheets. Plans are compiled into a single PDF o Civil folders consist of "response to comments" memo & the revised sheets. Plans are compiled into a single PDF. Documents folder consists of information that has already been provided to CBO (e.g. drainage report, updated specs sheets, stormwater report, will serve letter, etc.) o Mech & Plumb folder consist of "response to comments - MMI" memo & the revised sheets per building. Plans are separated into single PDFs. o Structural folder consists of plan revisions per building. Each PDF is a compiled version of permit responses for each building. o BM ARC Approval document — CBO should already have this document from an email response from Jenn Jenn Clary, Principal Architect - CO ARC 00405955 encompass design inc encompass design inc 1535 liberty lane suite 110b missoula mt 59808 O: 406.540.4437