HomeMy WebLinkAbout221 E. MOUNTAIN AVENUE - BASIC DEVELOPMENT REVIEW - BDR160011 - CORRESPONDENCE - PLANSJune 23, 2016
Bob Poncelow
Fire Marshal
Poudre Fire Authority
102 Remington Street
Fort Collins, CO 80524
RE: 221 E Mountain Avenue, BDR160011, Round Number 1
Dear Bob:
We recently submitted for our first BDR review for 221 East Mountain Avenue on May 5th
and received a few comments from PFA. One of which I would like to review with you and
try to address.
Our building is to be located in Old City Center and is a Type II-B, fully sprinklered four
story mixed use building with the ground level being mercantile and the upper three levels
being office space. Per the attached code sheets you can see that we are planning to provide
a stairway with walk-out access to the roof and a 2-hour rated horizontal exit to the building
exit and public way in accordance with IFC 1003.13 which will also be marked at street and
floor levels with a sign indicating that the stairway continues to the roof per IFC 1009.16.
We are also planning to provide our central stair with rooftop access with a roof hatch and
continued 2-hour protected access to the exterior at the south side of the building. Both of
these stairways will have a standpipe and hose connection in the conditioned space which
extend to the intermediate landings at the uppermost levels and can be used for the roof.
The fourth level steps back from the two main streets, Mountain & Mathews per the Fort
Collins Land Use Code Division 4.16(D) Figure 19:
Herin lies the root of the comment and the inability to meet the prescription of the code.
Comment #1 States:
BDR Comment Number: 1 Comment Originated: 05/19/2016
FIRE LANE SPECIFICATIONS
The fire code requires aerial access on at least one, long side of any building greater than 30 feet in
height. Based upon the proposed site design and fourth floor setbacks it seems unlikely the project
will be able to meet this requirement per IFC Appendix D, Section D105.3. If the site plan is unable
to meet the prescription of the code, the project team will need to explore ways of achieving the
intent of the code via alternative means of code compliance. Further discussion will be needed on
this issue. Code language provided below.
STRUCTURES EXCEEDING 30' IN HEIGHT (see 2012 IFC definition)
2012 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate
the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot
wide minimum on at least one long side of the building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet
from the building, and shall be positioned parallel to one entire side of the building
In an effort to address this comment we are providing the central stair with ladder access to
the roof through a roof hatch. As stated previously, this stair at the ground level will also
have a 2-hour rated corridor to the exterior at the alley to the south and standpipe
connection near the ladder access.
We are not intending to provide an area of refuge in either stair as it is not required by IBC
section 1007.3 exception 2 as the entire floor is generally deemed equivalent to an area of
refuge owing to the additional safety provided by the sprinkler system.
With the relatively low occupant load, short travel distances, the four story building height,
and decreased risk as compared to multi-family developments, and primary hours of use, we
believe that these two access points to the roof creates an acceptable alternative to the
prescription of the code.
We would like to know if you believe this is acceptable alternative means of code
compliance as well and welcome any comments you might have on this matter.
Thank you,
DAVIS PARTNERSHIP ARCHITECTS
Jay Kocks, AIA
ACCEPTED AND AGREED:
Name Title Date
LEVEL 1
100' - 0"
LEVEL 2
116' - 0"
LEVEL 3
130' - 0"
LEVEL 4
144' - 0"
PARAPET
158' - 0"
HIGH ROOF
156' - 0"
LOW ROOF
155' - 2 1/2"
CORE ROOF
165' - 0 3/4"
16' - 0" 14' - 0" 14' - 0" 14' - 0"
56' - 0"
51' - 0"
58' - 0"
45' - 11 1/4"
47' - 6"
E 01.01
E 02.01
E 07.01
E 04.01
E 01.06
E 07.01
E 04.03
E 01.02 E 01.03 E 02.04 E 02.04
E 07.02
E 02.02 E 02.02
E 01.05
E 04.03
E 04.01
E 01.01
E 04.02
E 04.02
E 02.03
E 04.03 E 04.03
E 02.01 E 02.05
E 07.01
E 07.01
E 07.01
E 07.01
E 02.06 E 02.06
E 08.01
THIRTY-FIVE-DEGREE ANGLE MEASURED AT THE
INTERSECTION OF THE FLOOR PLANE OF THE
FOURTH STORY AND THE PROPERTY LINE ALONG
THE PUBLIC STREET FRONTAGE
LEVEL 1
100' - 0"
LEVEL 2
116' - 0"
LEVEL 3
130' - 0"
LEVEL 4
144' - 0"
PARAPET
1 2 3 4
LIFESAFETY PLAN - FUNCTION OF USE LEGEND
BUSINESS AREAS (IBC)
MERCANTILE - BASEMENT AND GRADE FLOOR AREAS (IBC)
5 6 7
E
F
C
D
A
B
MERCANTILE - BASEMENT AND
GRADE FLOOR AREAS
11759.40 SF
AREA:
AREA PER OCCUPANT:
OCCUPANT LOAD:
AREA USE: MERCANTILE - BASEMENT AND
GRADE FLOOR AREAS
11759.40 SF
392 OCCUPANTS
30.00 SF GROSS
FIRST LEVEL OPEN SPACE
DOOR CAPACITY (WIDTH/.2):
ACTUAL OCCUPANT LOAD:
CLEAR WIDTH:
EXIT DOOR CAPACITY
360
72"
214
214
214
STAIRWAY WIDTH:
CLEAR WIDTH:
ACTUAL OCCUPANT LOAD:
DESCRIPTION:
STAIRWAY EXIT CAPACITY
CAPACITY(WIDTH/.3):
DOOR EXIT CAPACITY
CAPACITY(WIDTH/.2):
48"
36"
STAIR 02
160
165
103
311 SF
VESTIBULE
(33" ASSUMED)
STAIRWAY WIDTH:
CLEAR WIDTH:
ACTUAL OCCUPANT LOAD:
DESCRIPTION:
STAIRWAY EXIT CAPACITY
CAPACITY(WIDTH/.3):
DOOR EXIT CAPACITY
CAPACITY(WIDTH/.2):
48"
36"
STAIR 02
1 2 3 4 5 6 7
E
F
C
D
A
B
AREA:
AREA PER OCCUPANT:
OCCUPANT LOAD:
AREA USE: BUSINESS AREAS
10930.80 SF
110 OCCUPANTS
100.00 SF GROSS
OPEN OFFICE
AREA:
AREA PER OCCUPANT:
OCCUPANT LOAD:
AREA USE: ASSEMBLY - WITHOUT FIXED SEAT
CONCENTRATED - CHAIRS ONLY
773.NOT 50 SF FIXED
52 OCCUPANTS
15.00 SF NET
NORTH DECK
AREA:
AREA PER OCCUPANT:
OCCUPANT LOAD:
AREA USE: ASSEMBLY - WITHOUT FIXED SEAT
CONCENTRATED - CHAIRS ONLY
658.NOT 39 SF FIXED
44 OCCUPANTS
15.00 SF NET
EAST DECK
STAIRWAY WIDTH:
CLEAR WIDTH:
ACTUAL OCCUPANT LOAD:
DESCRIPTION:
STAIRWAY EXIT CAPACITY
CAPACITY(WIDTH/.3):
DOOR EXIT CAPACITY
CAPACITY(WIDTH/.2):
48"
36"
STAIR 02
160
165
103
STAIRWAY WIDTH:
CLEAR WIDTH:
ACTUAL OCCUPANT LOAD:
DESCRIPTION:
STAIRWAY EXIT CAPACITY
CAPACITY(WIDTH/.3):
DOOR EXIT CAPACITY
CAPACITY(WIDTH/.2):
48"
36"
STAIR 02
160
165
DN
1 2 3 4 5 6 7
E
F
C
D
A
B
STP
ROOF HATCH
MECH. SCREEN SIZE AND LOCATION T.B.D.
0' 4' 8' 16' 32'
SCALE: 1/8" = 1'-0"
2901 Blake Street, Suite 100
Denver, CO 80205
303.861.8555
Denver
PROGRESS PRINTS
NOT FOR
CONSTRUCTION
1
A
B
C
D
E
2 3 4 5 6
A
B
C
D
E
1 2 3 4 5 6
DPA Project:
Sheet Number:
Sheet Title:
Revisions Date No.
Sheet Information
Project Information
Original Issuance Date
Consultant
COPYRIGHT - DAVIS PARTNERSHIP, P.C.
6/23/2016 10:34:09 AM
6/23/2016 10:34:09 AM
16901.00.000
LS105
221 EAST MOUNTAIN AVENUE
221 EAST MOUNTIAN AVENUE
FORT COLLINS, CO 80524
LIFE SAFETY PLAN -
LEVEL ROOF
06/23/16
2016
A2 1/8" = 1'-0"
PARAPET
103
103
103
LIFESAFETY PLAN - FUNCTION OF USE LEGEND
ASSEMBLY - WITHOUT FIXED SEAT CONCENTRATED - CHAIRS ONLY NOT FIXED (IBC)
BUSINESS AREAS (IBC)
STP
26 26
2
(33" ASSUMED)
(33" ASSUMED)
STP
0' 4' 8' 16' 32'
SCALE: 1/8" = 1'-0"
2901 Blake Street, Suite 100
Denver, CO 80205
303.861.8555
Denver
PROGRESS PRINTS
NOT FOR
CONSTRUCTION
1
A
B
C
D
E
2 3 4 5 6
A
B
C
D
E
1 2 3 4 5 6
DPA Project:
Sheet Number:
Sheet Title:
Revisions Date No.
Sheet Information
Project Information
Original Issuance Date
Consultant
COPYRIGHT - DAVIS PARTNERSHIP, P.C.
6/23/2016 10:38:31 AM
6/23/2016 10:38:31 AM
16901.00.000
LS104
221 EAST MOUNTAIN AVENUE
221 EAST MOUNTIAN AVENUE
FORT COLLINS, CO 80524
LIFE SAFETY PLAN -
LEVEL FOUR
06/23/2016
2016
A2 1/8" = 1'-0"
LIFESAFETY PLAN - LEVEL 4
Life Safety Travel Distance Schedule - Level 4
Route Name Distance Allowable Distance
TRAVEL DISTANCE - ROUTE 4A 74'-6" 300'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 4B 75'-6" 300'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 4C 79'-6" 300'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 4D 53'-0" 300'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 4E 95'-6" 300'-0" per IBC 1016.2
160
165
103
DOOR CAPACITY (WIDTH/.2):
ACTUAL OCCUPANT LOAD:
CLEAR WIDTH:
EXIT DOOR CAPACITY
360
72"
214
AREA:
AREA PER OCCUPANT:
OCCUPANT LOAD:
AREA USE: BUSINESS AREAS
3415.87 SF
35 OCCUPANTS
100.00 SF GROSS
BUSINESS AREAS
3415.87 SF
STP
FDC
(33" ASSUMED)
FEC
234 SF
WATER
132 SF
ELEC.
BUILDING DIAGONAL
EXIT SEPARATION
224 SF
BIKE STORAGE
294 SF
TRASH/RECYCLE
152 SF
DATA
973 SF
OFFICE LOBBY
1
2
STP
LIFESAFETY NOTES
LIFE SAFETY PLAN LEGEND
INCIDENTAL ACCESSORY OCCUPANCY
NOTES
EXIT DISCHARGE
EXIT ACCESS
STANDPIPE
(COORDINATE FINAL LOCATION WITH
LOCAL FIRE DEPARTMENT)
FIRE EXTINGUISHER CABINET
(COORDINATE FINAL LOCATION WITH
LOCAL FIRE DEPARTMENT)
FIRE VALVE CABINET
(COORDINATE FINAL LOCATION WITH
LOCAL FIRE DEPARTMENT)
FIRE EXTINGUISHER BRACKET
(COORDINATE FINAL LOCATION WITH
LOCAL FIRE DEPARTMENT)
FIRE DEPARTMENT CONNECTION
(COORDINATE FINAL LOCATION WITH
LOCAL FIRE DEPARTMENT)
HORIZONTAL EXIT
CONSTRUCTED AS 2 HOUR FIRE BARRIER
HORIZONTAL SHAFTWALL ASSEMBLY
ABOVE
DIAGONAL DISTANCE TOOL
FIRE SAFETY COMPONENTS
EGRESS COMPONENTS
FEB
FEC
FVC
FDC
STP
#
1
1
2' - 8"
Comments
45'-0"
EGRESS PATH OF TRAVEL
LIFE SAFETY GENERAL NOTES
KEY PLAN
LIFE SAFETY WALL TAPES
1 HR FIRE PARTITION
1/2 HR FIRE PARTITION
2 HR FIRE BARRIER
1 HR FIRE BARRIER
FIRE DOOR PROTECTION RATINGS
PER TABLE 715.4
1 HOUR AT SHAFT, EXIT ENCLOSURE, & EXIT
PASSAGEWAY WALLS;
3/4 HOUR AT OTHER FIRE BARRIERS
1 1/2 HOUR
1/3 HOUR AT FIRE PARTITIONS; 1/3 HOUR
(b) AT CORRIDOR WALLS
1/3 HOUR(b) AT CORRIDOR WALLS;
3/4 HOUR AT OTHER FIRE PARTITIONS
(a) IBC TABLE 715.4 - TWO DOORS, EACH WITH A FIRE PROTECTION RATING OF 1-1/2 HOURS, INSTALLED ON
OPPOSITE SIDES OF THE SAME OPENING IN A FIRE WALL, SHALL BE DEEMED EQUIVALENT TO ONE 3 HR FIRE
DOOR.
(b) IBC TABLE 715.4 - TESTING REQUIREMENTS PER IBC 715.4.3 FOR CORRIDOR AND SMOKE BARRIER WALLS.
(c) IBC 711.5.2 SMOKE AND DRAFT CONTROL DOORS WHERE REQUIRED BY CODE. IBC 711.5.3 SELF OR
AUTOMATIC CLOSING BY SMOKE DETECTION WHERE REQUIRED BY CODE.
(d) IBC 508.2.5.2 - SELF OR AUTOMATIC CLOSING UPON DETECTION OF SMOKE PER 715.4.8.3; NO TRANSFER
OPENINGS & NOT UNDERCUT IN EXCESS OF NFPA 80
0' 4' 12' 24' 42'-8"
SCALE: 3/32" = 1'-0"
2901 Blake Street, Suite 100
Denver, CO 80205
303.861.8555
Denver
PROGRESS PRINTS
NOT FOR
CONSTRUCTION
1
A
B
C
D
E
2 3 4 5 6
A
B
C
D
E
1 2 3 4 5 6
DPA Project:
Sheet Number:
Sheet Title:
Revisions Date No.
Sheet Information
Project Information
Original Issuance Date
Consultant
COPYRIGHT - DAVIS PARTNERSHIP, P.C.
6/24/2016 8:50:31 AM
6/24/2016 8:50:31 AM
16901.00.000
LS101
221 EAST MOUNTAIN AVENUE
221 EAST MOUNTIAN AVENUE
FORT COLLINS, CO 80524
LIFE SAFETY PLAN -
LEVEL ONE
06/23/16
2016
A1 3/32" = 1'-0"
LIFESAFETY PLAN - LEVEL 1
OCCUPANCY
GROUP FUNCTION OF SPACE
OCCUPANT
LOAD
OCCUPANCY
GROUP SF
LEVEL 1
B BUSINESS AREAS 35 3,416 SF
M MERCANTILE - BASEMENT AND
GRADE FLOOR AREAS
392 11,759 SF
LEVEL 1 427 15,175 SF
LEVEL 2
B BUSINESS AREAS 167 16,635 SF
LEVEL 2 167 16,635 SF
LEVEL 3
B BUSINESS AREAS 167 16,635 SF
LEVEL 3 167 16,635 SF
LEVEL 4
A-3 ASSEMBLY - WITHOUT FIXED SEAT
CONCENTRATED - CHAIRS ONLY
NOT FIXED
96 1,432 SF
B BUSINESS AREAS 110 10,931 SF
LEVEL 4 206 12,363 SF
Grand total 967 60,808 SF
LIFE SAFETY NOTES
# Comment
1 STAIR WITH WALKOUT ACCESS TO ROOF
2 STAIR WITH LADDER ACCESS TO ROOF
Life Safety Travel Distance Schedule - Level 1
Route Name Distance Allowable Distance
TRAVEL DISTANCE - ROUTE 1A 121'-6" 250'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 1B 112'-6" 250'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 1C 159'-0" 250'-0" per IBC 1016.2
TRAVEL DISTANCE - ROUTE 1D 77'-6" 300'-0" per IBC 1016.2
Area Schedule (Gross Building)
Level Area Area Type
LEVEL 1 16592.13 SF Gross Building Area
Gross Building Area 16592.13 SF
LEVEL 2 18143.71 SF Gross Building Area
Gross Building Area 18143.71 SF
LEVEL 3 18143.71 SF Gross Building Area
Gross Building Area 18143.71 SF
LEVEL 4 773.50 SF Exterior Area
LEVEL 4 658.39 SF Exterior Area
Exterior Area 1431.89 SF
LEVEL 4 12182.63 SF Gross Building Area
Gross Building Area 12182.63 SF
Grand total 66494.07 SF
158' - 0"
HIGH ROOF
156' - 0"
LOW ROOF
155' - 2 1/2"
CORE ROOF
165' - 0 3/4"
E 04.03
E 07.02
E 01.01
E 02.04 E 01.02 E 01.02
E 02.02
E 01.05
E 04.01
E 07.01 E 07.01 E 02.01 E 02.04 E 01.03
E 04.03
E 01.01
E 07.01
51' - 0"
58' - 0"
47' - 6"
45' - 11 1/4"
51' - 0"
16' - 0" 14' - 0" 14' - 0" 14' - 0"
CL
E 04.02
E 07.01
E 04.01
E 07.01
E 02.03
E 02.06 E 04.03 E 02.06
35.0°
THIRTY-FIVE-DEGREE ANGLE MEASURED AT THE
INTERSECTION OF THE FLOOR PLANE OF THE
FOURTH STORY AND THE PROPERTY LINE ALONG
THE PUBLIC STREET FRONTAGE
SHEET NUMBER:
BASIC DEVELOPMENT
REVIEW
DATE:
PROJECT NO.
DATE: REV REMARKS DRWN CHKD APRVD
BASIC DEVELOPMENT REVIEW
LOTS 1-6, BLOCK 131, TOWN OF FORT COLLLINS, LOCATED IN THE SOUTHWEST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH PRINCIPAL MERIDIAN
CITY OF FORT COLLINS, COUNTY OR LARIMER, STATE OF COLORADO
APPLICANT/OWNER
MAVDevelopment
South State Commons
2723 South State Street, Suite 250
Ann Arbor, MI 48104
p/ 734.930.6700
ARCHITECT
DAVIS PARTNERSHIP ARCHITECTS
2901 Blake Street, Suite 100
Denver, CO 80205
p/ 303.861.8555
CIVIL ENGINEER
ASPEN ENGINEERING
19 Old Town Square
Suite 238
Fort Collins, CO 80524
p/ 970.419.4344
LANDSCAPE ARCHITECT
BHA DESIGN INCORPORATED
1603 Oakridge Drive
Fort Collins, Colorado 80525
P/ 970.223.7577
ELECTRICAL ENGINEER
MAXSON ENGINEERING
8307 Shaffer Parkway, Suite 200
Littleton, CO 80127
p/ 303.933.2700
SURVEYOR
NORTHERN ENGINEERING
200 South College Avenue, Suite 100
Fort Collins, CO 80524
p/ 970.221.4158
BUILDING ELEVATIONS 1
05/03/2016
221 EAST MOUNTAIN AVENUE
16901.00.000
1 of 3
221 EAST MOUNTAIN
AVENUE
221 EAST MOUNTAIN AVENUE - BASIC DEVELOPMENT REVIEW
JKocks
221 EAST MOUNTIAN AVENUE
FORT COLLINS, CO 80524
JKocks
1 1/8" = 1'-0"
NORTH ELEVATION
2 1/8" = 1'-0"
EAST ELEVATION
KEYNOTE LEGEND - ELEVATION
Key Value Keynote Text
E 01.01 CAST STONE/CULTURED STONE VENEER
E 01.02 BRICK VENEER, COLOR 1
E 01.03 BRICK VENEER, COLOR 2
E 01.05 CAST STONE/CULTURED STONE BASE
E 01.06 PRECAST CONCRETE BANDING
E 02.01 COMPOSITE METAL PANEL 1
E 02.02 METAL GLAZING INFILL PANEL
E 02.03 METAL PANEL RTU SCREEN
E 02.04 PRE-FINISHED METAL PARAPET CAP
E 02.05 PREFINISHED SCUPPER AND DOWNSPOUT
E 02.06 OVERFLOW LAMBS TONGUE
E 04.01 PRE-FINISHED HORIZONTAL ALUMINUM FINS
E 04.02 PREFABRICATED ALUMINUM SUN SHADE
E 04.03 PRE-FINISHED STEEL CANOPY, TO BE APPROVED THROUGH REVOCABLE PERMITTING PROCESS
E 07.01 STOREFRONT GLAZING SYSTEM
E 07.02 CURTAIN WALL GLAZING SYSTEM
E 08.01 SIGNAGE (PER CITY APPROVAL)
05/03/2016 BDR SUBMITTAL
06/26/2016 BDR COMMENTS RESUBMITTAL