HomeMy WebLinkAboutZehren Partial Occupancy Letter.pdf
ARCHITECTURE • PLANNING • INTERIORS• LANDSCAPE ARCHITECTURE
P.O. BOX 1976, Avon, CO 81620 • 970.949.0257 • tlosa@zehren.com • www.zehren.com
March 24, 2015
Mr. Martin Haeberle Chief Building Official
The Town of Vail
Via electronic mail: mhaeberle@vailgov.com
RE: Town of Vail Golf and Nordic Clubhouse
Project Number: PRJ12-0156 Building Permit Number: B15-0252
Partial Occupancy Martin:
Based upon the current construction schedule, the building operator, Vail Recreation District, would like to occupy the Cart Barn portion of the building prior to issuance of a Certificate of Occupancy for
the entire structure. This would occur on or about May 15, 2016. In order to do so, the Owner has asked to review the building code implications of a partial occupancy in order to mitigate any potential concerns the town may have with regard to life safety. The Contractor will be submitting a separate
staging and management plan for construction operations including management of parking, storage of materials, construction operations and personnel.
Summarizing the permitted Construction Documents, based upon the permanent uses currently anticipated:
1. The proposed structure is contemplated as: a. A-2 Occupancy (Primary – most restrictive)
i. IBC 303.3 - Banquet halls ii. IBC 303.3 - Restaurants (including associated commercial kitchens) b. S-2 Occupancy, Low Hazard Storage – Cart Barn/Miscellaneous Storage
i. IBC 311.3 – Parking Garages, open or closed, dry cell batteries, electrical motors
c. B Occupancy
i. IBC 304.1 – Professional Services ii. IBC 508.2 Accessory Use
1. 10% of building area of the lower level story
a. 120 square feet proposed b. 1,415 square feet maximum
2. 10% of building area of the upper level story
a. 445 square feet proposed b. 777 square feet maximum
3. IBC 508.2.4 – No separation is required between accessory
occupancies and the main occupancy. d. M Occupancy
i. IBC 311.3 – Retail stores ii. IBC 508.3 Non-Separated Use 1. IBC 508.3.1 - The most restrictive provisions of Chapter 9 shall apply to
the total non-separated occupancy area.
ARCHITECTURE • PLANNING • INTERIORS• LANDSCAPE ARCHITECTURE
P.O. BOX 1976, Avon, CO 81620 • 970.949.0257 • tlosa@zehren.com • www.zehren.com
2. IBC 508.3.3 – No separation is required between non-separated occupancies.
e. Type V-B construction f. Automatic Sprinkler System complying with Section 903.3.1
g. Upper Level – 7,770 square feet
h. Lower Level - 14,148 square feet
2. Applicable Building Code references for permanent occupancy:
a. Building Height - Two Story; 33’-0” above grade plane IBC 504.2 - Automatic Sprinkler Increase
1. One story increased to two stories 2. 40 feet increased to 60 feet maximum height b. Building Area – 16,500 square feet allowable per story
i. IBC Table 503 – 6,000 square feet per story ii. IBC 506.2 – Frontage Increase 1. Additional 4,500 square feet per story
a. Open space on four sides of the building < 30’-0” b. 75% maximum increase iii. IBC 506.3 - Automatic Sprinkler Increase;
1. Additional 6,000 square feet per story 2. 200% maximum increase for multi-story building
c. Occupancy Separation
i. IBC 508.2.4 – Non-separated accessory occupancy from A-2 to M ii. Table 508.4 – “S” - Sprinklered
1. S-2 (Cart Barn) to A-2 (Restaurant above)
a. “N” - No separation requirement 2. S-2 (Cart Barn) to A-1 (adjacent Restaurant Kitchen)
a. “N” - No separation requirement For partial occupancy of the cart barn, we would propose a non-rated, (operational), separation
between the S-2 Cart Barn and temporary construction areas as indicated in the enclosed plan A0.3A. As the permanent uses would not require a rated separation, and because construction uses are
typically not occupied or utilized in a similar manner or intensity to permanent occupancies, we do not
feel as though a rated separation would be required. Our rationale is based upon the following analysis:
1. Primary, (most restrictive), Occupancy - S-2, Low Hazard Storage a. IBC 311.3 – Parking Garages, open or closed, dry cell batteries, electrical motors
2. Type V-B construction
3. “NS” - Non-Sprinklered, (temporary until permanent occupancy). 4. Building Area – 15,750 square feet allowable per story
a. IBC Table 503 – 9,000 square feet per story
b. IBC 506.2 – Frontage Increase i. Additional 6,750 square feet per story
a. Open space on four sides of the building < 30’-0”
b. 75% maximum increase. 5. Building Height – Two Story/33’-0” Proposed
a. IBC Table 301 - Two Stories/40 feet
ARCHITECTURE • PLANNING • INTERIORS• LANDSCAPE ARCHITECTURE
P.O. BOX 1976, Avon, CO 81620 • 970.949.0257 • tlosa@zehren.com • www.zehren.com
6. Occupant Load a. Parking Garage of approximately 5,100 square feet;
i. 200 ft²/Occupant, ii. Total occupant load of 26
b. Construction Areas
i. Occupancy and Egress as determined in the Contractor’s staging plan 7. Egress (Cart Barn Only)
a. IBC 1015.1, Exception 1, (Table 1015.1), allows for one, (1), exit from the space for an
occupant load of less than 29 b. Common Path of Travel is greater than 100’-0” requiring two exits
i. Proposed signage at east garage, (coiling), door requiring the door to remain open while the cart barn is occupied.
It is our understanding that the Contractor will be providing a separate staging plan under separate
cover.
Please do not hesitate to contact me with any questions or concerns.
Thank you,
Timothy Losa, AIA, NCARB
Zehren and Associates
Enclosure
CC: Chris Evans
Jessica Killian Greg Hall