The URL can be used to link to this page

Home My WebLink AboutTHE HUB ON CAMPUS - FDP - FDP180011 - SUBMITTAL DOCUMENTS - ROUND 2 -1900 Spring Rd #210, Oak Brook, IL 60523 P 630.218.0063 F 630.218.0064 5.21.2018 PAGE 1 May 23, 2018 Chad Matesi, Executive Vice President of Development CORE Campus, LLC 2234 West North Avenue Chicago, IL 60647 RE: The HUB Mixed-Use Project Fort Collins, CO Building Code Compliance Analysis Dear Chad, Please find below our understanding of how the Subject Project will be designed in compliance with applicable Building Codes. CODE COMPLIANCE ANALYSIS: We anticipate that the 2015 editions of the International Code Council collection of model building codes will be in force at the time that the Subject Project is submitted for review (plus Fort Collins amendments to those codes, naturally). Specifically, the codes and editions that we anticipate are: 2015 International Building Code (w local Amendments) 2015 International Mechanical Code (w local Amendments) 2015 International Plumbing Code (w local Amendments) 2015 International Electrical Code (w local Amendments) 2015 International Fire Code (w local Amendments) For Building Code (IBC) analysis and compliance purposes, we have divided the project into two separate “buildings” (as defined by the Building Code): 1) A Residential and Parking block that fronts along Elizabeth Street; and 2) A Residential block that extends to the west from the SW corner of the land that fronts on Elizabeth and has access from the private road to the west of the Subject Project. For clarity in analysis, we have labeled the building the fronts on Elizabeth, “Building A”, and we have labeled the building that extends west from the SW corner of Building A, “Building B”. Building Code requirements specific to both elements of the Subject Project are indicated below. The lists are not intended to be exhaustive but to indicate our intentions in all cases for compliance with the Building Codes. I. BUILDING A: A. 36,020 sf floor plate (At largest story: Floor 1), five-story, 71 ft high (grade plane to top of roof), Construction Type III-A (1-hour), FULLY sprinklered. Total Building area is 163,442 sf. B. Includes M, S-2, R-2, and A-3 occupancies. A-3 is most restrictive occupancy (A-3 occupancy to be treated as an “Accessory” occupancy). C. Building to comply with height and area limitations for R-2 Occupancy Group (Group R-2 is the most limiting occupancy group included that cannot be treated as an accessory occupancy). 1. Max allowed area per floor (sprinklered: no perimeter increase applied): 72,000 sf 2. Max allowed number of stories (sprinklered): 5 stories 1900 Spring Rd #210, Oak Brook, IL 60523 P 630.218.0063 F 630.218.0064 5.21.2018 PAGE 2 3. Max allowed Building Height (sprinklered): 85 feet (above lowest level of FD access) 4. Max allowed TOTAL Building Area (sprinklered): 216,000 SF 5. “Fitness Center / Computer Lab / Club Room”, A-3 occupancy group to be unseparated “accessory” occupancy. (2,713 sf A-3 group is less than 10% of total floor area AND is less than 14,000 sf, the Table 503 tabular limit) D. Individual units in R-2 occupancy to be separated from M, S-2, A-3 occupancies and from each other by 1-hour fire partitions and fire-rated assemblies (420.2 & 420.3). E. At the Subject Project, the stair towers connect four stories or more (They connect five stories, a basement, and a mezzanine.). In accordance with IBC Section 1023.2, the stair towers will be enclosed by two-hour fire-rated Fire Barriers. F. Highest occupied level is roof. Roof will be 71 feet above lowest level of Fire Department access. G. Exterior walls greater than 10 feet and less than 30 feet from the property line (or from the CL of Elizabeth Street to the north) must provide 1-hour fire resistance rating. 1. Exterior walls greater than 15 feet and less than 20 feet from the property line can be 75% “open”. 2. Combustible balcony construction and other projections from walls greater than 15 feet and less than 20 feet from the property line (or from the CL of Elizabeth street to the north) shall be of at least 1-hour fire resistive construction. H. Exterior walls greater than 20 feet and less than 25 feet from the property line have no limits on the percentage of wall openings. Combustible balconies permitted I. “OPENNESS” 1. At all tiers of the Open Parking Garage, openings must be provided in two walls: Preferably uniformly distributed over two opposing sides of the building. 2. The aggregate area of openings on a tier shall be not less than 20 percent of the total perimeter wall area of each tier. 3. The aggregate length of openings on a tier shall be not less than 40 percent of the perimeter of the tier. J. FIRE COMMAND CENTER 1. In accordance with IFC Section 508.1, a Fire Command Center (FCC) will be provided at the first floor of Building A. The command center will serve both Building A and Building B. 2. The project main Fire Control Panel will be located within the FCC at the first floor of Building A. Fully functioning annunciator units will be provided at the FD response point entries at Building A and Building B. 1900 Spring Rd #210, Oak Brook, IL 60523 P 630.218.0063 F 630.218.0064 5.21.2018 PAGE 3 K. FIRE PUMP If the project fire-suppression design requires the inclusion of Fire Pumps, it is intended that the entirety of the fire pump capacity required for both Buildings A and B be supplied by a single pump located at Building A. L. BUILDING ENTRY POINTS AND ADDRESSES Each of Building A and Building B will have their own building entry address and Fire Department response points. The design team will work with the Fort Collins Fire Department to assure signage and wayfinding plans for both buildings that are coordinated with the single FCC being provided in Building A. M. CONSTRUCTION TYPE AT OPEN PARKING GARAGE In Section 406.5.1, “Construction”, the Building Code states: ”Open parking garages shall be of Type I, II, or IV construction.“ We have proposed Building A, wherein which is located the Open Parking Garage, as Type III-A construction (ie: Not of Type I, II, or IV Construction). However, we intend to still provide the garage as a totally precast concrete structure, which would ordinarily be easily classified as Type II-B construction (ie: one of the acceptable types of construction for an open parking garage). We would like the garage part of Building A to be classified as Type III-A construction so that it can be connected to the Type III-A construction residential part of Building A with a minimum of separation between the two parts (One-Hour Fire Partitions are required between the garage and the residential units, and that separation will be provided: If possible, we would like to avoid Two-Hour Fire Barriers or Fire Walls at the seam between the residential and the garage parts of Building A.) The Code-Writers have provided the following commentary regarding Section 406.5.1: “One of the basic premises of the provisions for open parking garages is that the overall fuel load is low and that the average fuel load per square foot is low. The construction of open parking garages, therefore, is restricted to Type I, II, or IV, so that the combustible loading of cars is not exceeded by that of the structure.” At Subject Project’s open parking garage, we will be providing Type II-B, non-combustible construction, even though we propose to classify the construction as Type III-A, partially combustible construction. We feel that we have complied with the life-safety intent of the Code-Writers by proposing non-combustible (Type II-B) construction for the garage, even though, because of other project requirements, we prefer that it be classified as the lower construction type, Type III-A. II. BUILDING B: A. 18,177 sf floor plate (at largest stories: Floors 2 and 3), 3-story plus basement, 39 ft high (grade plane to top of roof), Construction Type V-A (1-hour), FULLY sprinklered. Total Building area is 53,739 sf. B. Includes R-2 occupancy, only. 1900 Spring Rd #210, Oak Brook, IL 60523 P 630.218.0063 F 630.218.0064 5.21.2018 PAGE 4 C. Building to comply with height and area limitations for R-2 Occupancy Group. 1. Max allowed area per floor (sprinklered: no perimeter increase applied): 36,000 sf 2. Max allowed number of stories (sprinklered): 4 stories 3. Max allowed Building Height (sprinklered): 70 feet (above lowest level of FD access) 4. Max allowed TOTAL Building Area (sprinklered): 108,000 SF D. Individual units in R-2 occupancy to be separated from each other by 1-hour fire partitions and fire- rated assemblies (420.2 & 420.3). E. At the Subject Project, the stair towers connect four stories or more (They connect three stories and a basement.). In accordance with IBC Section 1023.2, the stair towers will be enclosed by two-hour fire- rated Fire Barriers. F. Exterior walls greater than 5 feet and less than 10 feet from the property line (north elevation) must provide 1-hour fire resistance rating. 1. Exterior walls greater than 5 feet and less than 10 feet from the property line (north elevation) can be 10% “open”. G. Exterior walls greater than 10 feet and less than 30 feet from the property line (south elevation) can provide 0-hour fire resistance rating. 1. Exterior walls greater than 10 feet and less than 15 feet from the property line (south elevation) can have unlimited openings. III. AERIAL FIRE APPARATUS ACCESS A. The current design of the Site Plan does not allow for required Aerial Fire Apparatus access. In order to ameliorate this deficiency, we propose providing High-Rise type emergency and life-safety features at the Subject Project. The specific measures being proposed are outlined in a separate “IBC/IFC High-Rise Requirements Compliance Matrix” documents, of this date. IV. CONCLUSION As indicated above, we propose to design Building A of Type III-A Construction with FRTW framing in the exterior walls at the residential (north half) of the building (as allowed in IBC Section 602.3). The interior construction at the residential (north half) of the building can be standard wood framing, with interior load-bearing walls protected with one-hour fire-rated assemblies. We propose to design Building B of Type V-A Construction in which the structural elements, exterior walls and interior walls are of any materials permitted by the Code, including standard wood framing as configured, when necessary, in tested, fire-rated assemblies. Additionally, the project will be designed in compliance with all Life Safety provisions that would ordinarily be attendant upon the project’s designation as “High-Rise” Construction, in both the International Building Code, and 1900 Spring Rd #210, Oak Brook, IL 60523 P 630.218.0063 F 630.218.0064 5.21.2018 PAGE 5 the International Fire Code. Please refer to the attached “IBC/IFC High-Rise Requirements Compliance Matrix” for more information. Finally, though the project has been designed in compliance with the 2015 editions of the Life Safety codes listed at the beginning of this letter and adopted by the City of Fort Collins, CO., we have been alerted to possibility that the Village may adopt the 2018 editions of the codes before building permits for the project are issued. We have reviewed the modifications and additions to the codes that are relevant to the life safety design at the Subject Project, and it is our opinion that any changes at the project caused by such a code switchover would be relatively insignificant, and could be accommodated with only very minor revisions to the design intent. Sincerely, Ware Malcomb Grant Brandenburg, AIA, NCARB, CDP Studio Manager – Commercial Architecture Cc: