HomeMy WebLinkAbout210 W Magnolia St - Correspondence/Building Code - 01/19/2006COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES
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Fort Collins Neighborhood & Building Services
281 N. Colle e Ave. 7
{_itt-� of i"artC«liins g , P.O, Box 580• Fort Collins CO 80522-0580• Voice: 970 2216760 FAX: 970 224 6134
January 19, 2006
Subject: 210 W. Magnolia St. (Urban Living Lofts at Magnolia) B0507083
Request for use of special provision & local amendment in current
building code.
The following project is a 4-story residential Group R-1 building with 1st floor S-3 parking
garage and 1st floor B office space. The applicant has requested to use 1997 UBC special
provision 311.2.2 of the code and a local amendment 907 to remove the one -hour fire
resistive construction. This letter is to explain and approve that request.
1. UBC special provision section 311.2.2 allows an S-3 parking garage with R-1
dwellings above to be considered as separate and distinct buildings if the S-3 garage
meets Type I construction and is separated from the R-1 above by a 3-hour occupancy
separation. In addition this provision allows a B occupancy with the S-3 when a
sprinkler system is provided throughout.
2. Local building code amendment 907.2 allows an R-1 occupancy 3-stories or less to
use an approved residential -type fire sprinkler system to substitute for the one -hour
fire resistive construction.
3. The R-1 sprinkler amendment can only by used when the building has no other
occupancies except R-1/U-1. By using the 311.2.2 provision we are allowing the R-1 to
be considered separate from the S-3 and the sprinkler amendment can then be used.
4. The project has been reviewed, the S-3 Type-1 construction has been provided, a 3-
hour occupancy separation assembly is provided between the S-3/R-1, and the
building is fully fire sprinkled.
5. A 3-hour occupancy separation is required by this authority and has been provided
between the S-3 and B because the B is an existing building of type III-1 hour
construction and does not meet the type I required by section 311.2.2.
6. The 311.2.2 code section affords the R-1 above it to take advantage of 3 stories above
the S-3 therefore allowing the 4-story building.
The building shall be considered as 2 separate buildings. 1st floor S-3 occupancy using Type -
I construction and 2"d 3rd and 4th floor R-1 occupancy type V-1 hour with 907 Sprinkler
Substitution removing the 1-hour construction from the R-1.
Request approved. 17
Russ Hovland
Plans Analyst
City of Fort Collins
970-416-2341
rhovland@fcgov.com