HomeMy WebLinkAbout1057 Buckingham St - Correspondence/Building Code - 09/25/2017 (2)5/2/2016
Mike Gebo
Fort Collins Building Services
281 Fort N Collins, College CO 80524
Re: Lemay Ave Self Storage - Request for Multiple Variances
Dear Mr. Gebo,
After our recent pre-submittal plan review meeting with Russ Hoveland with the City of Fort Collins
Building Department, we are requesting you consider variances for the following code requirement
items for this project:
1.) Fire Area Separation Requirement
2.) Foundation Insulation at Conditioned Edge Requirement
3.) Restroom Requirement
4.) Commission Agent Requirement
1.) 707 .3.10 - Fire Area Separation: 3 Hours between S-1 Occupancies. Table 903.1- Maximum
/ Allowable · Building Fire-Containment A is 16,000sf Area with no sprinklers which exceeds the 12,000sf allowance in 903.2.9 for 5-
il ;&J? 1 occupancy. The storage facility has been designed and compartmentalized into 4 separate
containment exit door. ln lieu areas of each using divided a 3 Hour by fire a 1 wall Hour required wall with per 20 Chapter Min doors. 9 of Each the IBC area we is are designed requesting
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variance to allow the building to be designed with 4 separate containment areas each below SOOOsf
required by table 903.1 of the FJ
ollins amendmeni'
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Galloway & Company, In::.• 303.770.8684• 6162 S. Wtllow Drive, Suite 320 • Greenwood Village, CO 80111 • www.GallowayUS.com
1057 Buckingham St
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Mike Gebo
Fort Collins - Lemay Ave Storage
05/02/2016
- Additional concern is the potential of flooding. Bathrooms increase the risk of flooding and
water damage to the personal property of the customers. The customers would likely rather reduce this
risk, and would be satisfied with a bathroom in the office area.
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4.) 2902.3.2 - IBCC 3604.1- Commissioning Agent Requirement
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- Per Ft Collins Amendment, section 3604.1, new buildings with a gross floor greater than
15,000sf require commissioning. The Mechanical designer of record requests a variance to the
commissioning requirement for the following reasons:
1. The building in question is a storage facility, all of which is considered unoccupied space per the
building and mechanical code.
2. Because it is considered unoccupied space with no building occupant load, heating, ventilation
and air conditioning are provided only to the mandatory code minimums, mainly for weather
protection.
3. Because occupant comfort was not a consideration in this design. equfpment startup should be
considered sufficient for building functionality.
We hope that this variance request letter is sufficient to provide justification for these 4 items. Please do
not hesitate to reach out to us if further explanation is needed.
Galloway & Company, Inc. • 303.770.8884 • 6162 S. W
illow Drive, Suite 320 • Greenwood Village, CO 80111 • www.GallowayUS.com
Mike Gebo
Fort Collins - Lemay Ave Storage
05/02/2016
2.)- Foundation Insulation at Conditioned Edge
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In lieu of providing foundation insulation at the buildings edge where unconditioned storage
units are provided per Ft Collins IECC C402.2.6 we are requesting a variance to instead
provide 2" continuous insulation at the back wall of the storage unit that will be the
conditioned wall of the building. We intend to have the insulation extend 2' on either side of
the wall to limit any thermal bridging per detail below.
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3.) 2902.3.2 - Location of toilet facilities in occupancies other than covered mall buildings:
- In lieu of providing restrooms in the 3 story storage Building C, we are requesting a variance to
limit the location of the restrooms to Building A where they can be monitored near the office. The
distance from the elevator lobby to restrooms in building A is 444' .Q. The distance from inside the
building max to elevators is 181'-6';.
+ Providing bathrooms in the 3 story facility where there is no office brings up many concerns for
our client, but the main concern is customer security. Storage facilities have problems with people trying
to live out of units while sleeping elsewhere. This is especially true for climate-controlled storage
facilities. Having the bathrooms in·close proximity of the office gives management of the opportunity to
monitor and stop this type of behavior. The owner is especially concerned about the security of female
customers, who will likely be responsible for renting approximately 60% of the storage units. Customers
would gladly trade a bathroom in the 3 story for the enhanced security, while still having the nearby
convenience of a bathroom in the office area.
GaUovmy & Company, Inc. • 303.770.8884 • 6162 S. Willow Drive, Suite 320 • Greenwood Village, CO 80111 • www.GallowayUS.com