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HomeMy WebLinkAboutPACKET Board of Appeals 2017-05-04 AGENDA ESTES PARK BOARD OF APPEALS Thursday, May 4 , 2017 4:00 – 6:00 p.m. Board Room, Town Hall 170 MacGregor Avenue, Estes Park 1. OPEN MEETING Board of Appeals member introductions 2. CONSENT AGENDA A. Approval of minutes from meeting on April 13, 2017 3. PURPOSE OF MEETING 4. PROPOSED AMENDMENTS TO INTERNATIONAL RESIDENTIAL CODE RELATING TO DWELLINGS, VACATION HOMES, AND SMALL HOTELS • Final Draft, as presented to the Town Board on April 25, 2017 • Public Hearing scheduled for Tuesday, May 9, 2017 Town Board Meeting 5. REVIEW OF THE BUILDING PERMIT APPLICATION FORMS, BASED ON PROPOSED AMENDMENTS TO THE INTERNATIONAL RESIDENTIAL CODE RELATING TO DWELLINGS, VACATION HOMES, AND SMALL HOTELS 6. PUBLIC COMMENT The Board of Appeals will accept public comment regarding any items listed on the agenda. 7. ADJOURN The Estes Park Board of Appeals reserves the right to consider other appropriate items not available at the time the agenda was prepared. RECORD OF PROCEEDINGS Estes Park Board of Appeals 1 April 13, 2017 Board Room, Estes Park Town Hall Commission: Chair Don Darling, Vice-Chair Joe Calvin, Members Brad Klein, John Spooner, Tony Schiaffo Attending: Chair Darling, Vice-Chair Calvin, Members Spooner, Klein, & Schiaffo Also Attending: Chief Building Official (CBO) Will Birchfield, Community Development Director Randy Hunt, Building Inspector Claude Traufield, Plans Examiner Charlie Phillips, Building Permit Technician Jacki Wiedow, Recording Secretary Karen Thompson Absent: None The following minutes reflect the order of the agenda and not necessarily the chronologic al sequence. Chair Darling called the meeting to order at 4:00 p.m. Each Board member introduced himself and provided their area of expertise. CONSENT AGENDA Minutes from March 2, 2017 Board of Appeals meeting. It was moved and seconded (Spooner/Klein) to approve the minutes as presented and the motion passed 5-0. PURPOSE OF MEETING The Board of Appeals meets as needed regarding matters of the Town of Estes Park’s Division of Building Safety. They assisted with the adoption of the 2015 Internationa l Building Codes, and local amendments to those codes. INSURANCE SERVICE OFFICE (ISO) EVALUATION OF THE DIVISION OF BUILDING SAFETY CBO Birchfield reviewed the evaluation from the Insurance Service Office, which is a national auditing service of building departments. The rating is called the Building Code Effectiveness Grading Schedule (BCEGS). The BCEGS program audits various areas of building departments, including but not limited to: staff training, staff qualifications, community outreach, building co de enforcement, etc. The various areas are compared to other area municipalities, the state, and national results. The lower the BCEGS rating, the higher the rating. CBO Birchfield stated about 100 hours of staff time is spent preparing for the audit. The Town was first evaluated in 1999, and a rating of 6 for both residential and commercial was awarded. Over the years, the ratings have improved, and in 2016 our commercial rating became a two, while residential remained a three, because we do not require sprinkler systems in residential buildings. CBO Birchfield explained that insurance companies may use those ratings to determine property insurance premiums. This report will be posted on the Town website. Chair Darling stated he appreciated the training the Town provided for the Board of Appeals members at the Colorado ICC Educational Institute. PROPOSED AMENDMENTS RELATING TO VACATION HOMES CBO Birchfield reviewed the flow chart that was presented at the March meeting. There is one chart for existing buildings and another for new buildings. For vacation homes with occupancies of nine or more, applicants must have had their application for 8 and under submitted before April 1, 2017 to be “grandfathered” in. The vacation homes in this category will be regulated by the International Residential Code (IRC). Those vacation homes with occupancies of more than eight who did not submit their application for eight or less will be regulated under the International Building Code (IBC). Sprinkling and ADA requirements will be in effect for those structures. For new construction, vacation homes for occupancies of nine and more will be required to be sprinkled when the square footage of the structure (excluding the garage) is more than 1800 square feet . The use as a vacation home is what will drive the sprinkler requirement. The use as a single-family dwelling will not require sprinklers. HANDOUTS FOR VACATION HOME LIFE-SAFETY SURVEYS RECORD OF PROCEEDINGS Estes Park Board of Appeals 2 April 13, 2017 Board Room, Estes Park Town Hall CBO Birchfield stated Inspector Traufield has been working on information regard ing the Life-Safety Surveys, and it should be ready to present at the May Board of Appeals meeting. The Fire District is in support of the proposed changes to the building codes . The proposed amendments will be going to the Town Board the last meeting in April. REVIEW OF THE SUBMITTAL CHECKLIST FOR PROJECTS BUILDING UNDER THE INTERNATIONAL RESIDENTIAL CODE (IRC) CBO Birchfield stated the proposed submittal checklist has been reduced from the information required on the previous checklist. Plans Examiner Charlie Phillips presented the proposed checklist. The goal is to have everything on the checklist that is needed for review and approval of a building permit application. Member Spooner asked about how to make revisions to plans of issued permits, as there can be issues with revisions when storing only digital copies. The Division of Building Safety desires to have a set of As-Builts for each project to keep in our files. It is difficult to determine what was actually built when there are multiple changes in the field after the permit is issued. Staff will review the red-line process to determine where it can be fine-tuned. Following brief discussion, it was determined any Hazard Zones could be moved to the site plan, rather than as an overlay on the building plans. There was discussion about Ultimate Wind Speeds. Non-local engineers need to know how our wind speeds are determined so trusses can be designed to the appropriate requirements. There was brief discussion as to how to handle situations whe re plans from one designer want to be changed by a different designer. There was general consensus that any changes would be ethical only if the second designer had the permission of the first designer. Member Spooner requested Section III. J. say “landscape” retaining walls… There was discussion regarding approval of truss plans, as they are often submitted after the original plans. CBO Birchfield stated the “shop drawing stamp” would be acceptable for the building designer to stamp on the truss plans. Mr. Phillips stated there will be another checklist specifically for residential decks. Chair Darling stated elevation details are important, as often the HOAs want to see them. If the proposed building height is near the 30-foot limit, the Board of Adjustment may need to see them, if a variance is proposed. Mr. Phillips stated that regarding fire resistive construction and venting, the breakdown of the venting should be shown on the plans so the builder and inspector will know how it’s designed. There was brief discussion and disagreement, and it was determined a note on the checklist about the requirement would be sufficient. Additional comments included but were not limited to: the building pages on the town website need to be updated with accurate information; Public Comment None. Member Comments Member Schiaffo stated there needed to be a few minor changes, but he was pleased with it overall. The April Board of Appeals meeting will be held Thursday, May 4, 2017 from 4-6 p.m. There being no additional business, the meeting was adjourned at 6:08 p.m. RECORD OF PROCEEDINGS Estes Park Board of Appeals 3 April 13, 2017 Board Room, Estes Park Town Hall ___________________________________ Don Darling, Chair ___________________________________ Karen Thompson, Recording Secretary 1 PROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL RESIDENTIAL CODE RELATING TO SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELS Most jurisdictions in the United States adopt building codes which provide minimum requirements for the safety of buildings and structures within their jurisdictions. Since 1948, the Town of Estes Park has adopted building codes to regulate the safety of buildings and structures within Town limits. Since 2005, the Town of Estes Park has adopted the International Building Codes. Currently, the Town has adopted the 2015 Edition of the International Building Codes, which among others; include the International Residential Code (IRC), the International Building Code (IBC), the International Existing Building Code (IEBC) and the International Property Maintenance Code (IPMC). The International Residential Code (IRC) regulates most but not all dwellings. Since the 2009 edition, the IRC has required all newly constructed dwellings to be protected with automatic sprinkler systems. The elected officials of the Town of Estes Park have chosen to exempt, by local amendment, all detached one-and two-family dwellings from automatic sprinkler requirements. Within the Town limits, for buildings regulated by the IRC, only buildings with more than two dwellings are currently required to be protected with automatic sprinkler systems. Since 2000, land use (zoning) requirements in the Estes Valley have been regulated by adoption of the Estes Valley Development Code (EVDC), within both the Town boundaries and within the unincorporated area of the Estes Valley. Since 2000, the EVDC has allowed dwellings in the Estes Valley to be used for nightly accommodations (vacation homes). Until recently, the EVDC limited the number of occupants allowed in a vacation home to a maximum of eight people. A recent revision to the EVDC now allows some vacation homes to have more than eight occupants. Allowing nightly accommodations in dwellings typically regulated by the IRC in combination with exempting these same dwellings from automatic sprinkler requirements has created conflicts within the International Building Codes. The IBC requires all newly constructed buildings containing dwelling units and/or sleeping units (apartments, dormitories, group homes, hotels, motels, employee housing, etc.) to be protected with automatic sprinkler systems. The IEBC requires automatic sprinkler systems in portions of existing buildings, when that portion of the building undergoes a change of use from a non-residential use to a residential use. As the codes are currently amended and adopted, exempting IRC regulated detached dwellings from automatic sprinkler requirements and allowing the same dwellings to be used as vacation homes has resulted in unequal regulations for buildings of similar designs, comparable uses and comparable hazards. Additionally, allowing vacation homes to have increased occupant loads of more than eight persons further complicates the issues, including reducing some requirements currently in effect. 2 In the opinion of the Chief Building Official, in order to fairly and consistently administer the provisions of the International Building Codes, it is necessary to amend these codes to address local concerns relating to vacation homes. One means to address these local concerns is to provide definitions for uses based on established criteria. When definitions have been developed which clearly and accurately describe specific criteria, then regulations can be established specific to use(s) which comply with the definitions. The philosophy of regulating different uses/hazards by different requirements is a fundamental philosophy of the International Building Codes. The following proposed amendments to the International Residential Code have been developed to specifically address direction provided to the Chief Building Official by the Town Board of Trustees at the study sessions on 2017-01-24 and 2017-03-14. The Chief Building Official understood the general direction from the Town Board to include the following: 1. Do not regulate vacation homes as a change of use; regulate them by the IRC. 2. Maintain the current provision of exempting automatic sprinkler requirements for one- and two-family dwellings regulated by the IRC. 3. Do not retroactively require sprinkler systems in existing vacation homes which may legally have occupant loads of more than eight, where they comply with specific requirements of the EVDC as of the effective date of these amendments. 4. Determine maximum allowable occupant loads for vacation homes based on the number of bedrooms (2 per bedroom plus 2 additional persons). 5. Provide a definition for small hotel. 6. Provide provisions for life safety inspections of vacation homes. 7. Provide provisions to ensure required exits are readily identifiable and properly functioning. After receiving direction from the Trustees on 2017-01-24, the Chief Building Official presented the Trustees’ direction to the Board of Appeals during two public meetings. At the conclusion of the second Board of Appeals meeting, on 2017-03-02, the Board of Appeals recommended support for the proposed amendments as they are presented here. If the Board of Trustees agrees these proposed amendments to the IRC accomplish the Trustee’s goals, then the Chief Building Official will prepare proposed amendments to the IBC, IEBC and IPMC to make their provisions consistent with the following proposed amendments to the IRC. The following proposed amendments to the 2015 International Residential Code (IRC); relating to single family dwellings, vacation homes and hotels, are recommended to the Estes Park Board of Trustees for adoption. 3 LEGEND All amendments in this presentation are PROPOSED and are not applicable unless approved by the elected officials. All proposed amendments are written based on current requirements in the codes as adopted. Red strike through: Text which is deleted. Blue underscore: Text which is added. Yellow highlight: Staff commentary. 4 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) R101.1 Title. These provisions shall be known as the Residential Code for One- and Two-family Dwellings of The Town of Estes Park, and shall be cited as such and will be referred to herein as “this code.” R101.2 Scope. The provisions of the International Residential Code for One- and Two-family Dwellings shall apply to the construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal and demolition of detached one- and two-family dwellings and townhouses not more than three stories above grade plane in height with a separate means of egress and their accessory structures not more than three stories above grade plane in height. Exceptions: 1. Live/work units located in townhouses and complying with the requirements of Section 419 of the International Building Code shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-Family Dwellings. Fire suppression required by Section 419.5 of the International Building Code where constructed under the International Residential Code for One- and Two-family Dwellings shall conform to Section P2904. 2. Owner-occupied lodging houses with five or fewer guestrooms shall be permitted to be constructed in accordance with the International Residential Code for One- and Two-family Dwellings where equipped with a fire sprinkler system in accordance with Section P2904. R101.3 Intent. The purpose of this code is to establish minimum requirements to safeguard the public safety, health and general welfare through affordability, structural strength, means of egress facilities, stability, sanitation, light and ventilation, energy conservation and safety to life and property from fire and other hazards attributed to the built environment and to provide safety to fire fighters and emergency responders during emergency operations. 5 DETACHED SINGLE FAMILY DWELLING (DSFD) PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) DETACHED MEANS NOT PHYSICALLY ATTACHED TO OTHER DWELLINGS AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE, NOT REQUIRED BY LOCAL AMENDMENT FIRE-RESISTANCE-RATED HOUSE-GARAGE SEPARATION REQUIRED 6 TWO-FAMILY DWELLING (OVER - UNDER) TWO ATTACHED SINGLE FAMILY DWELLINGS PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) ATTACHED MEANS PHYSICALLY ATTACHED TO OTHER DWELLING(S) AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE, NOT REQUIRED BY LOCAL AMENDMENT TWO-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATION REQUIRED NO SEPARATION REQUIRED FOR CARPORT 7 TWO-FAMILY DWELLING (SIDE BY SIDE) TWO ATTACHED SINGLE FAMILY DWELLINGS PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE, NOT REQUIRED BY LOCAL AMENDMENT TWO-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATION REQUIRED FIRE-RESISTANCE-RATED HOUSE-GARAGE SEPARATION REQUIRED 8 TOWNHOUSE(S) (>2 UNITS SIDE BY SIDE) MORE THAN TWO ATTACHED SINGLE FAMILY DWELLINGS PRIMARY USE IS LIVING, NOT COMMERCE REGULATED BY THE INTERNATIONAL RESIDENTIAL CODE (IRC) AUTOMATIC SPRINKLER SYSTEM REQUIRED BY CODE ONE-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATIONS REQUIRED FIRE-RESISTANCE-RATED HOUSE-GARAGE SEPARATION REQUIRED 9 MIXED-USE BUILDING WITH MULTIPLE SINGLE FAMILY DWELLINGS AND COMMERCIAL USES PRIMARY USE IS LIVING AND/OR COMMERCE REGULATED BY THE INTERNATIONAL BUILDING CODE (IBC) AUTOMATIC SPRINKLER SYSTEM REQUIRED (NFPA 13) ONE-HOUR FIRE-RESISTANCE-RATED UNIT SEPARATIONS REQUIRED FIRE-RESISTANCE-RATED SEPARATIONS REQUIRED FROM ALL OTHER USES 10 PROPOSED AMENDMENT TO THE IRC: Add exception 3 to Section R101.2 Scope, as follows: 3. Vacation homes shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where the dwellings legally existed prior to the effective date of this provision and where compliant with Section R327. The purpose of this proposed amendment is to include within the scoping provisions of the IRC, all legally existing dwellings currently regulated by the IRC, legally used as vacation homes, currently or at some future time. This exception applies to all legally existing single family dwellings in all zone districts. It also applies whether or not the dwelling has previously been used as a vacation home. However, this provision is limited to vacation homes with an occupant load of less than nine; it does not apply to large vacation homes (nine or more occupants). Other proposed amendments include definitions which define vacation homes and large vacation homes based on whether the occupant load is less than nine, or nine and more. Per the proposed amendments in this presentation, existing dwellings used as large vacation homes will be regulated by the IBC, with one exception, which is discussed with the next proposed exception to the scoping provisions of the IRC. See exception 4, regarding large vacation homes. A building permit is required for buildings or portions of buildings if/when the number of occupants (occupant load) is increased beyond the maximum approved occupant load. In other words, increasing the occupant load of a vacation home or changing a vacation home (less than nine occupants) to a large vacation home (nine or more occupants) requires a permit and approval from the Building Division. This is not a change in requirements; it is a fundamental philosophy of the IEBC and has been so since the 2000 edition. It is also consistent with the intent of the EVDC. 11 PROPOSED AMENDMENT TO THE IRC: Add exception 4 to Section R101.2 Scope, as follows: 4. Large vacation homes shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where a 2017 vacation home or large vacation home license was applied for prior to April 01, 2017 and where compliant with Section R327. The occupant load for large vacation homes regulated by the International Residential Code shall be determined based on the number of bedrooms approved in conjunction with the 2017 license application received prior to April 01, 2017. Per direction from the Town Board, the purpose of this exception is to include existing dwellings, which may be approved to have occupant loads of nine or more, in compliance with the requirements of the EVDC. The purpose of this proposed exception is to allow these large vacation homes to be regulated by the IRC and not the IBC. Being regulated by the IRC exempts these large vacation homes from requirements of the IBC, including, but not limited to, automatic sprinkler and accessibility requirements. It does not exempt the property owners and property managers from compliance with Federal and State accessibility requirements. In the EVDC, the provision for applications received prior to April 01, 2017 applies only to large vacation homes in residential zone districts; however, in the building codes, this exception applies regardless of the zone district. Under the current provisions of the EVDC, the number of large vacation homes in residential zone districts is limited and there will be no additional large vacation homes (allowable occupant loads of nine or more). Additionally, in residential zone districts, the occupant load for large vacation homes is limited by the EVDC, based on the number of bedrooms on the pre April 01, 2017 license application; and, the occupant load cannot be increased, regardless of alterations and/or additions. In the EVDC this occupant load limitation is restricted to large vacation homes in residential zone districts; however, in the building codes it is applicable to all large vacation homes, regardless of the zone district. In residential zone districts the occupant load for large vacation homes may not be increased; in other zone districts the occupant load may be increased, but will result in no longer being regulated by the IRC. The occupant load for large vacation homes regulated by the IRC is limited by the number of bedrooms listed on the pre April 01, 2017 vacation home license application, providing the bedrooms have been approved for sleeping purposes by the building division. The occupant load for large vacation homes regulated by the IBC may be increased by increasing the number of bedrooms through alterations and/or additions; and, is limited only by the number of bedrooms, regardless of the date of application. However, increasing the occupant load of large vacation homes beyond what is approved with the pre April 01, 2017 license application will result in regulation by the IBC, including, but not limited to, retroactive automatic sprinkler requirements. 12 Except for the large vacation homes included (“grandfathered”) in this exception, changing a vacation home to a large vacation home results in regulation under the IBC, regardless of the zone district. Increasing the occupant load of a large vacation home also results in regulating the large vacation home under the IBC. The significance of being regulated by the IBC instead of the IRC is dwellings regulated by the IBC are not exempt from requirements such as automatic sprinkler systems, accessibility, etc. The only large vacation homes which will be regulated by the IRC are those which had applied for a 2017 license prior to April 01, 2017 and which do not increase their occupant load beyond that which is approved in conjunction with the 2017 license application. This does not restrict alterations and/or additions to single family dwellings; it does regulate the approved occupant load. 13 PROPOSED AMENDMENT TO THE IRC: Add exception 5 to Section R101.2 Scope, as follows: 5. Vacation homes constructed under permits applied for on or after the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where new large vacation homes are prohibited by land use regulations and where compliant with Section R327. The purpose of this proposed amendment is to allow all dwellings in residential zone districts to be regulated by the IRC, regardless of their size or number of bedrooms. In residential zone districts, the EVDC has far more restrictions of uses, including vacation homes and large vacation homes. This exception recognizes those restrictions and maintains the current application of the codes to allow all newly constructed dwellings in residential zone districts to be regulated by the IRC, providing the design complies with the scoping provisions of the IRC. The purpose of the limitation “where new large vacation homes are prohibited by land use regulations” clarifies dwellings constructed under permits applied for after the effective date of this provision (new construction), will be regulated by the IRC, if they are located where new large vacation homes (nine or more) are not allowed. In other words, newly constructed vacation homes will be regulated by the IRC, if they comply with this exception. This exception includes all new construction in all residential zone districts, unless the EVDC is revised at a future date, to allow additional large vacation homes, beyond those which are included in the previous exception. Should the EVDC be revised to allow additional large vacation homes, then this provision would retroactively regulate them by the IBC and not the IRC. Being regulated by the IBC, includes, but is not limited to, automatic sprinkler requirements. 14 PROPOSED AMENDMENT TO THE IRC: Add exception 6 to Section R101.2 Scope, as follows: 6. Vacation homes constructed under permits applied for on or after the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings; where new large vacation homes are allowed; where they have less than 1800 square feet of enclosed floor area, excluding attached garages; and where compliant with Section R327. The purpose of this proposed amendment is to allow newly constructed vacation homes in non- residential zone districts to be regulated by the IRC, if they have limited size (less than 1800 square feet) and limited occupant loads (Less than 9). In residential zone districts, the EVDC has far more restrictions of uses, including limitations on vacation home occupant loads. This exception recognizes those restrictions and maintains the current application of the codes to allow all newly constructed vacation homes, regardless of zone districts, to be regulated by the IRC, providing the buildings comply with the scoping provisions of the IRC and have a maximum approved occupant load of less than nine. For purposes of determining the maximum allowable occupant load for all vacation homes and large vacation homes regulated by the IRC, the Town Board wants to use the number of bedrooms (2 persons per bedroom + 2 additional persons). However, the IBC determines the occupant load based on use and area. For residential uses regulated by the IBC, the occupant load is calculated by attributing one person for every 200 square feet of floor area. Per the IBC, a residential use area of 1800 square feet has a minimum design occupant load of nine. The minimum design occupant load in the IBC is a primary factor in determining many other code requirements. It is necessary, therefore, in non-residential zone districts, where occupant loads are not limited by the EVDC, to determine when a large vacation home is no longer regulated by the IRC but by the IBC. This provision will have no applicability to dwellings built in residential zone districts, unless the EVDC is revised at a future date, to allow additional large vacation homes (occupant loads of nine or more) or to allow existing large vacation homes to increase their occupant loads above what is approved in conjunction with a 2017 vacation home license application. Should the EVDC be revised to allow additional large vacation homes or increased occupant loads of “grandfathered” large vacation homes, then this provision would retroactively regulate them by the IBC and not the IRC. Being regulated by the IBC, includes, but is not limited to, automatic sprinkler requirements. 15 PROPOSED AMENDMENT TO THE IRC: Add exception 7 to Section R101.2 Scope, as follows: 7. Vacation homes constructed under permits applied for on or after the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where constructed under a Development Plan approved prior to the effective date of this provision and no floor area or additional rooms used for sleeping purposes are added beyond the approved Development plan and where compliant with Section R327. The purpose of this proposed exception is to allow dwellings which have been previously approved for construction under a Development Plan to be regulated by the IRC and not the IBC, provided they do not add additional bedrooms or floor area. This exempts these vacation homes or large vacation homes from complying with the automatic sprinkler and accessibility requirements in the IBC. It does not exempt the property owners and property managers from compliance with Federal and State accessibility requirements. This provision applies in all zone districts, to allow previously approved developments to be completed as previously approved. 16 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Accessory Dwelling Unit (ADU): A dwelling unit, either attached or detached, which is on the same lot and under the same ownership as the primary dwelling. When accessory dwelling units and primary dwelling units are attached, they shall be regulated as two attached single family dwellings. This amendment clarifies for purposes of the IRC, attached accessory dwelling units shall be regulated as two attached single family dwellings (a two-family dwelling), requiring two-hour fire-resistance-rated separations between the dwelling units, one-hour if the units are protected with automatic sprinkler systems. 17 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Hotel: A building or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for nine or more occupants transient in nature and where units may be individually rented. For the purposes of this discussion, the primary difference between a dwelling unit and a sleeping unit is the presence of a permanent kitchen in a dwelling unit. Rooms used for sleeping purposes within individual dwellings are not considered sleeping units and do not require one- hour or two-hour fire-resistance-rated separations between them, as do sleeping units in hotels and other residential uses. Some hotels provide dwelling units, some provide sleeping units and some provide both. Sleeping units in hotels do not qualify as dwellings (no permanent kitchen) and are not included in the scoping provisions of the IRC and are therefore regulated by the IBC. All Hotels, including small hotels are regulated by the IBC, including requirements for automatic sprinkler systems, accessibility provisions, etc. The one exception is some small hotels will not require automatic sprinkler systems, if they comply with specific design criteria which represent uses and hazards comparable to vacation homes (not large vacation homes). 18 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Large Vacation Home: A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of nine or more occupants transient in nature and where rooms may not be individually rented to guests which are not part of the group. The IBC determines minimum design occupant loads based on the combination of the area and the use of the building or portion of the building. For residential uses, the IBC occupant load factor is one person per every 200 square feet of floor area. For example, a 1,800 square foot hotel unit or apartment unit has a minimum design occupant load of 9; and, the means of egress (exiting system) and some other code requirements must be designed for at least that occupant load. Buildings or portions of buildings are allowed to have occupant loads greater than minimum design occupant loads; but, only after it is documented the buildings are structurally designed for the increased floor loads, the means of egress systems (potentially including sprinkler systems) are designed for the increased occupant loads, the plumbing facilities are designed for the increased occupant loads, etc. According to the International Existing Building Code (IEBC) increasing occupant loads greater than minimum design occupant loads is a change in the character of how buildings are used and requires approval by the Building Official. The process for approval is a code analysis by an Architect, a change of use permit, inspections and a Certificate of Occupancy for the new use. The purpose of the code analysis is to determine what, if any, requirements are necessary for the new use/increased occupant load. The purpose of the inspection(s) is to determine if the building or portion of the building undergoing the change of use/increased occupant load is compliant with requirements of the codes for the new use(s)/increased occupant load(s). Compliance requirements and inspections are limited to the areas undergoing the change of use(s), with three exceptions. First, the change of use can have no adverse impact on code requirements for the existing portion of the building which is not undergoing a change of use. Second, based on requirements of the new use, alterations may be required to other portions of the building (automatic sprinkler system, means of egress, plumbing facilities, etc.). Any non-compliant conditions in portions of the building which are created by a change of use in other areas of the building must be mitigated. Third, in residential uses, smoke alarms and carbon monoxide alarms are retroactively required throughout the unit when a bedroom is added or when a dwelling unit or sleeping unit undergoes an interior alteration requiring a permit. All of these issues are required to be addressed with the code analysis of the building and the building’s uses. This is the purpose of the code analysis. 19 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Small Hotel: A building or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for less than nine occupants, transient in nature and where units may be individually rented. The significance of the occupant load of less than nine is to keep requirements for small hotels consistent with requirements for vacation homes, if they have comparable uses and comparable hazards. Buildings of comparable uses and hazards should be regulated similarly as a matter of fairness. What always differentiates hotels from vacation homes is hotel units may be rented to multiple non-associated individuals while vacation homes may only be rented to an associated group. Small hotels may be designed under the scoping provisions of the IRC or they may be designed under the scoping provisions of the IBC. Therefore, not all small hotels will be regulated equally; requirements will depend on their design or whether or not they are located within a mixed use (commercial) building. 20 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Transient: Occupancy of a dwelling unit or sleeping unit for not more than 30 Days. This definition of transient is copied verbatim from the International Building Code (IBC). In the IBC, transient residential uses are what typically classify buildings or portions of buildings as hotels/motels; regardless of the number of occupants (occupant load). The IBC primarily regulates buildings based on how they are used. Specific uses in buildings or portions of buildings have inherent hazards; and, specific building code requirements are intended to mitigate the hazards associated with various use(s). With very few exceptions, in the IBC every building or portion of a building used for transient residential use is classified as a hotel or motel. In the building codes, “transient” does not imply a negative condition; it simply means residential occupancy for not more than 30 consecutive days. 21 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Vacation Home: A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of less than nine occupants transient in nature and where rooms may not be individually rented to guests which are not part of the group. There are no occupancy classifications (hotel, restaurant, etc.) in the IRC; because, it is assumed/intended all dwellings will be used for non-transient living purposes. If a dwelling undergoes a change of use, it is to be regulated by the IEBC. At the direction of the Town Board, vacation homes are not to be regulated as a change of use and are to be regulated by the IRC. It is therefore necessary to define what a vacation home is. The significance of the language “constructed in compliance with the scoping provisions of the International Residential Code” means it must be either a detached single-family dwelling, or a detached two family dwelling, or an attached townhouse; and does not exceed three stories All other buildings or portions of buildings where nightly accommodations are provided for occupants which are transient in nature have additional hazards, are regulated differently and are therefore defined differently, such as hotels/motels or small hotels. 22 PROPOSED AMENDMENT TO THE IRC: Add the following definition to Section R202 Definitions: Vacation Home Occupant Load: For the purposes of using a dwelling as a vacation home, the approved maximum number of occupants shall be determined by allowing 2 occupants per approved bedroom plus 2 additional occupants. In vacation homes, all occupants shall sleep only in rooms designated and approved for sleeping purposes. There are no occupant load criteria or occupant load requirements in the IRC, as there are in the IBC. If the number of occupants for vacation homes is to be limited or otherwise regulated, then a means for determining maximum approved occupant loads must be established in the IRC. For the purpose of this discussion occupants refer to overnight/sleeping occupants, not persons who may be visiting the group. This method of calculating occupant loads based on the number of bedrooms is applicable only to vacation homes and large vacation homes regulated by the IRC. The IBC has a means for calculating occupant loads and many requirements are associated with that occupant load, which is the minimum design occupant load. If it is intended to allow the additional two persons (plus two) to sleep in rooms other than those designated as bedrooms, then such rooms shall be identified and shall comply with all the requirements for rooms used for sleeping purposes (emergency escape and rescue openings, smoke alarms, carbon monoxide alarms, types and locations of gas appliances, no direct access from a garage, etc.). The building codes do not use the term bedroom, they refer to “rooms used for sleeping purposes” and such rooms must comply with specific requirements which are not applicable to other rooms in dwellings. When plans are submitted to the Building Division, every room/space is required to have an identified use. Only those rooms identified on the plans as bedrooms are required to comply with the requirements for rooms used for sleeping purposes. When plans submitted for a building permit identify rooms as dens, offices, sewing rooms, hobby rooms, lofts, bonus rooms, etc., they are not required to comply with the requirements for “rooms used for sleeping purposes.” If/when rooms not previously approved for sleeping purposes are converted to rooms used for sleeping purposes; a change of use permit is required. The purpose of the change of use permit is to authorize the Building Official to inspect the area undergoing the change of use to ensure it complies with the requirements for the new use. After the Building Official inspects the building or portion of building undergoing the change of use and finds no violations, then the Building Official shall issue a Certificate of Occupancy for the new use. The official number and location of approved “rooms used for sleeping purposes” are those which are documented in the records of the Building Division. Rooms not previously approved as bedrooms according to Building Division records may undergo a change of use through the process provided for in the codes. NOTE: Inspections associated with change of use permits for specific portions of a vacation home are not the “vacation home life safety survey” which will encompass the entire building and is discussed later. 23 PROPOSED AMENDMENT TO THE IRC: Revise Section R313 as follows: SECTION R313 AUTOMATIC FIRE SPRINKLER SYSTEMS R313.1 Townhouse automatic fire sprinkler systems. An automatic residential fire sprinkler system shall be installed in townhouses. Exception: An automatic residential fire sprinkler system shall not be required where additions or alterations are made to existing townhouses that do not have an automatic residential fire sprinkler system installed. R313.1.1 Design and installation. Automatic residential fire sprinkler systems for townhouses shall be designed and installed in accordance with Section P2904 or NFPA13D standards. R313.2 One- and two-family dwellings automatic fire sprinkler systems. An automatic residential fire sprinkler system shall not be required be installed in detached one- and two- family dwellings. Exception: An automatic residential fire sprinkler system shall not be required for additions or alterations to existing buildings that are not already provided with an automatic residential sprinkler system. R313.2.1 Design and installation. If installed, Aautomatic residential fire sprinkler systems shall be designed and installed in accordance with Section P2904 or NFPA 13D standards. This proposed amendment maintains provisions of the current amendment, exempting sprinkler requirements for most newly constructed detached one-and two-family dwellings. It also maintains the current requirement for automatic sprinkler systems in newly constructed townhouses (more than two dwelling units in a building) and dwellings with more than three stories. What is new is the deletion of allowing automatic sprinkler systems in compliance with Section P2904 of the IRC. The purpose for this deletion is to insure the installation and maintenance of all sprinkler systems are the jurisdiction of the Fire District. Because provisions for P2904 systems are in the Plumbing and Residential codes and are not in the Fire Code, the Fire District does not have jurisdiction to regulate them. Since the provision for P2904 systems was first introduced in the 2009 IRC, no such system has been installed within Town limits. If P2904 systems are allowed within Town limits, they will be regulated by the Building Division and not the Fire District. Deleting this provision is not necessary, but will avoid confusion as to which systems are regulated by which entity. Typically the Building Official determines the requirements for automatic sprinkler systems, including the type of system required, and the Fire Marshal permits, inspects and approves the appropriate systems. 24 PROPOSED AMENDMENT TO THE IRC: Add Section R327 as follows: SECTION R327 VACATION HOME AND LARGE VACATION HOME LIFE SAFETY SURVEY R327.1 General. Vacation homes and large vacation homes shall comply with Section R327. Prior to occupancy as a vacation home or a large vacation home in 2019, the dwelling shall have been issued a Certificate of Occupancy in accordance with R327.3. R327.2 Life safety survey. After December 31, 2018, a vacation home or a large vacation home shall not be approved for occupancy until the Building Official performs and approves a life safety survey. At minimum, vacation home and large vacation home life safety surveys shall include the provisions of R327.2.1 through R327.2.18. R327.2.1 Address identification. Vacation homes and large vacation homes shall have approved address identification, in compliance with the requirements of the International Building Code in effect at the time of the survey. R327.2.2 Unapproved uses. Uses of all rooms/spaces shall comply with approved uses per Building Division records. Change of use permits, inspections and approvals shall be required for all rooms with uses different from Building Division records. R327.2.3 Unpermitted work. All unpermitted work shall be permitted, compliant and approved. R327.2.4 Unapproved work. All unapproved work authorized by permits which have expired shall be re-permitted, compliant and approved. R327.2.5 Structural concerns. Obvious structural concerns shall be mitigated. R327.2.6 Emergency escape and rescue openings. Compliant emergency escape and rescue openings shall be provided for all spaces used for sleeping purposes. R327.2.7 Window wells. When required, compliant window wells shall be properly installed at emergency escape and rescue openings. R327.2.8 Smoke alarms. Approved smoke alarms shall be properly installed at all locations required for new construction. R327.2.9 Carbon monoxide alarms. Approved carbon monoxide alarms shall be properly installed at all locations required for new construction. 25 R327.2.10 Fuel gas appliances. a. Fuel gas appliances shall be in approved locations. b. Fuel gas appliances shall be in dedicated spaces, where applicable. c. Fuel gas appliances shall comply with required clearances. d. Fuel gas appliances shall be provided with required combustion air. e. Fuel gas appliances shall be connected to approved venting systems. f. Fuel gas appliances shall have required temperature and pressure relief valves. g. Fuel gas appliances shall have proper condensate disposal. h. Rooms/spaces containing fuel gas appliances shall be properly fire-blocked. i. Other than existing cook tops, no ventless fuel gas appliances are allowed in Estes Park. R327.2.11 Dwelling/garage separation. Dwellings shall be separated from garages with materials on the garage side as required for new construction. R327.2.12 Environmental duct terminations. Dryer ducts and exhaust fans shall terminate at approved locations. R327.2.13 Handrails. Approved handrails shall be properly installed at locations as required for new construction. R327.2.14 Guards. Approved guards shall be properly installed at locations as required for new construction. R327.2.15 Cook stove. Anti-tip devices shall be installed for all cook stoves. R327.2.16 Wildfire hazard. Wildfire defensible spaces shall be maintained as required for new construction, as it relates to vegetation, not to building construction. R327.2.17 Fire pits. Exterior fire pits shall comply with Fire Department requirements. R327.2.18 Lighting at exterior stairs. Lighting at exterior stairs shall be properly installed as required for new construction. R327.3 Certificate of Occupancy. After a life safety survey has been performed and approved, the Building Official shall issue a Certificate of Occupancy for use as a vacation home or a large vacation home. In addition to other requirements for Certificates of Occupancy in this code, Certificates of Occupancy for vacation homes and large vacation homes shall specify the number of rooms approved for sleeping purposes and the maximum approved occupant load for use as a vacation home or large vacation home. 26 If the requirement for life safety surveys for vacation homes and large vacation homes is to be approved, there are multiple issues which must be addressed. First without regulating the vacation home as a change of use, the dwelling only has to comply with codes in effect at the time it was built or to what codes were in effect when permits were required for past repairs and alterations. The amount of research time to determine specific requirements will greatly exceed the amount of inspection time. Second, unless the Building Official has reason to believe there is an eminent threat to life or property; or unless work requiring a permit is performed; the Building Official has no authority to inspect the property. Third, apart from an eminent hazard, compliance requirements and inspections are limited to areas undergoing repairs or alterations, with two exceptions. First, a repair or alteration can have no adverse impact on code requirements for the existing portion of the building which is not part of the repair/alteration. This issue is typically addressed with a code analysis of the building. Any non-compliant conditions which are created by a repair/alteration in other areas of the building shall be mitigated. Second, in residential uses, smoke alarms and carbon monoxide alarms are retroactively required when a bedroom is added or when a dwelling unit or sleeping unit undergoes an interior alteration requiring a permit. Fourth, if vacation homes are not regulated as a change of use, for the Building Official to have authority to inspect them, provisions for the inspections must be included in the codes. Additionally specific criteria/standards for the inspection must also be included in the codes. It is also important and reasonable for the public to know and understand what is to be inspected and to what standards. Therefore the codes should specify what issues are to be inspected and the standards to which specific issues must comply. The Chief building Official recommends the items specified in the proposed amendments above be the life safety survey for vacation homes and large vacation homes. It is called a survey, because it is not a complete inspection of the dwelling. Prior to issuance of a certificate of Occupancy for a new dwelling, the final building inspection includes more than 250 specific items. The above proposed survey covers approximately 15% - 20% of those items. Once issues to be inspected and the standards to which they are to be inspected are approved, staff will prepare topic specific handouts. Handouts will clearly detail requirements for a specific issue. Some items are recommended to comply with current code requirements and others are not. For both conditions, the handouts will provide as much detailed information as necessary for property owners to understand their responsibilities to comply with the requirements for life safety surveys of vacation homes and large vacation homes. 27 SUMMARY The above proposed amendments are specific to the Town of Estes Park and are not applicable unless they are approved by the Town Board of Trustees after a public hearing. If/once approved by the Town Trustees, they have no applicability in the unincorporated areas of the Estes Valley, unless/until they are approved by the County Commissioners. It is the goal of the Town of Estes Park Building official and the goal of the Larimer County Building Official to have building code regulations for dwellings, vacation homes and hotels which are consistent throughout the Estes Valley. Staff for both the Town and the County has worked diligently to include all stakeholders in the discussion of the issues associated with these proposed amendments. It is the opinion of the Chief Building Official for the Town of Estes Park that these proposed amendments represent either the informed consent or the reasonable compromise of all parties included in the process to develop them. 28 EXHIBIT A PROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL RESIDENTIAL CODE RELATING TO SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELS Add the following exceptions to Section R101.2 Scope: 3. Vacation homes shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where the dwellings legally existed prior to the effective date of this provision and where compliant with Section R327. 4. Large vacation homes shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where a 2017 vacation home or large vacation home license was applied for prior to April 01, 2017 and where compliant with Section R327. The occupant load for large vacation homes regulated by the International Residential Code shall be determined based on the number of bedrooms approved in conjunction with the 2017 license application received prior to April 01, 2017. 5. Vacation homes constructed under permits applied for on or after the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where new large vacation homes are prohibited by land use regulations and where compliant with Section R327. 6. Vacation homes constructed under permits applied for on or after the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings; where new large vacation homes are allowed; where they have less than 1800 square feet of enclosed floor area, excluding attached garages; and where compliant with Section R327. 7. Vacation homes constructed under permits applied for on or after the effective date of this provision shall be permitted to be regulated in accordance with the International Residential Code for one-and two-family dwellings, where constructed under a Development Plan approved prior to the effective date of this provision and no floor area or additional rooms used for sleeping purposes are added beyond the approved Development plan and where compliant with Section R327. 29 Add the following definitions to Section R202 Definitions: Accessory Dwelling Unit (ADU). A dwelling unit, either attached or detached, which is on the same lot and under the same ownership as the primary dwelling. When accessory dwelling units and primary dwelling units are attached, they shall be regulated as two attached single family dwellings. Hotel. A building or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for nine or more occupants transient in nature and where units may be individually rented. Large Vacation Home. A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of nine or more occupants transient in nature and where rooms may not be individually rented to guests which are not part of the group. Small Hotel. A building or a portion of a building which contains dwelling units and/or sleeping units where accommodations are provided for less than nine occupants, transient in nature and where units may be individually rented. Transient. Occupancy of a dwelling unit or sleeping unit for not more than 30 Days. Vacation Home. A one-family dwelling constructed in compliance with the scoping provisions of the International Residential Code, where accommodations are provided for a single group of less than nine occupants transient in nature and where rooms may not be individually rented to guests which are not part of the group. Vacation Home Occupant Load. For the purposes of using a dwelling as a vacation home, the approved maximum number of occupants shall be determined by allowing 2 occupants per approved bedroom plus 2 additional occupants. In vacation homes, all occupants shall sleep only in rooms designated and approved for sleeping purposes. Revise Sections R313.1.1 through R31.2.1 as follows: R313.1.1 Design and installation. Automatic residential fire sprinkler systems for townhouses shall be designed and installed in accordance with NFPA standards. R313.2 One- and two-family dwellings automatic fire sprinkler systems. An automatic residential fire sprinkler system shall not be required in detached one- and two- family dwellings. R313.2.1 Design and installation. If installed, automatic residential fire sprinkler systems shall be designed and installed in accordance with NFPA standards. 30 Add Section R327 as follows: SECTION R327 VACATION HOME AND LARGE VACATION HOME LIFE SAFETY SURVEY R327.1 General. Vacation homes and large vacation homes shall comply with Section R327. Prior to occupancy as a vacation home or a large vacation home in 2019, the dwelling shall have been issued a Certificate of Occupancy in accordance with R327.3. R327.2 Life safety survey. After December 31, 2018, a vacation home or a large vacation home shall not be approved for occupancy until the Building Official performs and approves a life safety survey. At minimum, vacation home and large vacation home life safety surveys shall include the provisions of R327.2.1 through R327.2.18. R327.2.1 Address identification. Vacation homes and large vacation homes shall have approved address identification, in compliance with the requirements of the International Building Code in effect at the time of the survey. R327.2.2 Unapproved uses. Uses of all rooms/spaces shall comply with approved uses per Building Division records. Change of use permits, inspections and approvals shall be required for all rooms with uses different from Building Division records. R327.2.3 Unpermitted work. All unpermitted work shall be permitted, compliant and approved. R327.2.4 Unapproved work. All unapproved work authorized by permits which have expired shall be re-permitted, compliant and approved. R327.2.5 Structural concerns. Obvious structural concerns shall be mitigated. R327.2.6 Emergency escape and rescue openings. Compliant emergency escape and rescue openings shall be provided for all spaces used for sleeping purposes. R327.2.7 Window wells. When required, compliant window wells shall be properly installed at emergency escape and rescue openings. R327.2.8 Smoke alarms. Approved smoke alarms shall be properly installed at all locations required for new construction. R327.2.9 Carbon monoxide alarms. Approved carbon monoxide alarms shall be properly installed at all locations required for new construction. 31 R327.2.10 Fuel gas appliances. a. Fuel gas appliances shall be in approved locations. b. Fuel gas appliances shall be in dedicated spaces, where applicable. c. Fuel gas appliances shall comply with required clearances. d. Fuel gas appliances shall be provided with required combustion air. e. Fuel gas appliances shall be connected to approved venting systems. f. Fuel gas appliances shall have required temperature and pressure relief valves. g. Fuel gas appliances shall have proper condensate disposal. h. Rooms/spaces containing fuel gas appliances shall be properly fire-blocked. i. Other than existing cook tops, no ventless fuel gas appliances are allowed in Estes Park. R327.2.11 Dwelling/garage separation. Dwellings shall be separated from garages with materials on the garage side as required for new construction. R327.2.12 Environmental duct terminations. Dryer ducts and exhaust fans shall terminate at approved locations. R327.2.13 Handrails. Approved handrails shall be properly installed at locations as required for new construction. R327.2.14 Guards. Approved guards shall be properly installed at locations as required for new construction. R327.2.15 Cook stove. Anti-tip devices shall be installed for all cook stoves. R327.2.16 Wildfire hazard. Wildfire defensible spaces shall be maintained as required for new construction, as it relates to vegetation, not to building construction. R327.2.17 Fire pits. Exterior fire pits shall comply with Fire Department requirements. R327.2.18 Lighting at exterior stairs. Lighting at exterior stairs shall be properly installed as required for new construction. R327.3 Certificate of Occupancy. After a life safety survey has been performed and approved, the Building Official shall issue a Certificate of Occupancy for use as a vacation home or a large vacation home. In addition to other requirements for Certificates of Occupancy in this code, Certificates of Occupancy for vacation homes and large vacation homes shall specify the number of rooms approved for sleeping purposes and the maximum approved occupant load for use as a vacation home or large vacation home. 1 & 2 Family Not applicable No No No Townhouse Not applicable No No No DWELLING (house) >30 days Mixed Use 1/200sf No No No >2 Stacked 1/200sf No No No >3 stories 1/200sf No No No VACATION HOME (house)1 & 2 Family 2 + 2 No No Yes <30 days <8 occupants Group only Townhouse 2 + 2 No No Yes LARGE VACATION HOME IRC (house)Note 1 2 + 2 No: Note 2 No Yes <30 days >9 occupants Group only IBC Note 3 1/200sf Yes >1800sf Yes: Note 4 Yes 1 & 2 Family 1/200sf No No No SMALL HOTEL Townhouse 1/200sf No No No <30 days <8 occupants Group or Individual Mixed Use 1/200sf No No No >2 Stacked 1/200sf No No No >3 stories 1/200sf No No No HOTEL <30 days >9 occupants IBC Per IBC 1/200sf No No No Group or Individual Note 4: When >3 dwelling units in a building or >6 dwelling units on a property/development per Federal & State requirements Note 2: This is a decrease from current requirements Note 3: Large vacation homes will be regulated by the IBC if ANY of the following apply: 1. No application for 2017 vacation home license prior to April 1, 2017 2. Increase in occupant load for more than was approved on application submitted prior to April 1, 2017IBC IRC IRC IBC PROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL BUILDING CODES RELATING TO EXISTING SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELS APPROVED PRIOR TO THE EFFECTIVE DATE OF THESE PROVISIONS INCLUDES FUTURE PERMITS ASSOCIATED WITH DEVELOPMENT PLANS APPROVED PRIOR TO THE EFFICTIVE DATE OF THESE PROVISIONS LIFE SAFETY SURVEY REQUIRED USE / DESCRIPTION CODE DESIGN OCCUPANT LOAD FACTOR 2. Occupant load determined by number of bedrooms listed on the application submitted prior to April 1, 2017 and approved by CBO 3. Requires Planning Commission approval in residential zone districts Note 1: In order to be regulated by the IRC, large vacation homes must comply with ALL of the following: DRAFT: 2017-03-30 IBC (house) NOTES Yellow and pink highlighted boxes indicate changes from current requirements RETROACTIVE SPRINKLER REQUIRED RETROACTIVE ACCESSIBILITY REQUIRED 1. Application for 2017 vacation home license submitted prior to April 1, 2017 USE / DESCRIPTION CODE DESIGN OCCUPANT LOAD FACTOR SPRINKLER REQUIRED ACCESSIBILITY REQUIRED LIFE SAFETY SURVEY REQUIRED 1 & 2 Family not applicable No No No Townhouse not applicable Yes Yes: Note 4 No DWELLING (house) >30 days Mixed Use 1/200sf Yes Yes: Note 4 No >2 Stacked 1/200sf Yes Yes: Note 4 No >3 stories 1/200sf Yes Yes: Note 4 No VACATION HOME (house)1 & 2 Family 2 + 2 No No Yes <30 days <8 occupants Townhouse 2 + 2 Yes Yes: Note 4 Yes Group only IBC Note 5 1/200sf Yes: Note 6 Yes: Note 4 Yes LARGE VACATION HOME (house) <30 days >9 occupants IBC Per IBC 1/200sf Yes Yes: Note 4 Yes Group only SMALL HOTEL IRC <3 units 1/200sf No Yes: Per IBC No <30 days <8 occupants ≤1800sf/unit Group or Individual IRC >2 units 1/200sf Yes Yes: Per IBC No IBC Per IBC 1/200sf Yes Yes: Per IBC No HOTEL <30 days >9 occupants IBC Per IBC 1/200sf Yes Yes: Per IBC No Group or Individual PROPOSED AMENDMENTS TO THE 2015 INTERNATIONAL BUILDING CODES RELATING TO NEW SINGLE FAMILY DWELLINGS, VACATION HOMES AND HOTELS CONSTRUCTED UNDER PERMITS Yellow and pink highlighted boxes indicate changes from current requirements IBC PROPERLY APPLIED FOR ON OR AFTER THE EFFECTIVE DATE OF THESE PROVISIONS EXCLUDES APPLICATIONS ASSOCIATED WITH DEVELOPMENT PLANS APPROVED PRIOR TO THE EFFECTIVE DATE OF THESE PROVISIONS IRC Note 4: When >3 dwelling units in a building or >6 dwelling units on a property/development IBC Note 5: Where vacation home occupant loads >9 are allowed and the enclosed floor area is >1800sf excluding garagesIRC DRAFT: 2017-03-30 NOTES Note 6: This is an increase from current requirements U:\Building Division\Forms\Active\Applications_Permits_IRC\IRC-IEBC Application.doc Revised 5/1/2017 - KT Received Date ____________ Town of Estes Park Permit Number ______________ Received By ______________ IRC Application / Building Permit Department of Building Safety 170 MacGregor Avenue P.O. Box 1200 Estes Park, CO 80517 Application Expires _____________ General Information (970) 577-3726 ▪ FAX (970) 586-0249 ▪ www.estes.org SEE REVERSE SIDE BEFORE PROCEEDING Permit Expires ______________ Job Address: ___________ Vacation Home?  No  Yes #Bedrooms______ Lot: Block: Subdivision: ____________________________________________ Parcel #:____________________________ Owner Name: _________ Phone: ____________________________ Address:___________________________________________________________________________________________________ (Street) (City) (State) (Zip Code) Contractor: ___ Town License #: ____ Phone:______________________ Address:___________________________________________________________________________________________________ (Street) (City) (State) (Zip Code) Email Address (REQUIRED): __________________________________________________________________________________ The Following Applies to New Work Only – Complete all that apply:  New Building  Alteration  Addition Master Plan# Building Use(s):  Owner / Residence  B & B  Short-term Rental – Less than 30 days. Existing use: ___________________ Proposed use: _____________________ ; # of New Dwellings: ______ ; # of New Kitchens: ______ Sewer:  Estes Park Sanitation  Upper Thompson Sanitation  Private Septic – Requires Applicant to first go to the Health Department. Plumbing Involved:  No  Yes – State and Town Licenses Required Fixtures:  Add  Relocate  Replace  Demolish Water Service:  Existing  New - # of Meters: ________ . Meter Size: ______ inches Electric Involved  No  Yes – State & Town License Required. State Permit and Inspection Required. Phase ___________ Volts ____________ Service:  Existing  New:  Overhead  Underground; # of Meters: _________ ; Meter Size: _______ amps; Temp Meter:  No  Yes Type of Heat:  Gas  Furnace  Electric  Boiler Fuel Gas Involved:  No  Yes – Qualifications and System Sizing Required. Type:  Natural Gas  LPG # of Gas Appliances / Outlets:_______ Building Height: Existing Grade Ft. # Floors #Bdrm Basement (sf) Fin _________ Unfin _______ 1st Floor (sf) Fin __________ Unfin_________ 2nd Floor (sf) Fin __________ Unfin ________ Garage / Carport (sf) Attached _______ Detached _______ Porch w/ Roof (sf) Deck w/o Roof (sf) Job Description: Total Valuations (Labor & Materials) $ I certify this application is true and correct and agree to perform the work described according to plans/specifications submitted, reviewed and approved, and comply with local ordinances, state and federal laws as well as building codes. I certify that I have the property owner’s authority and permission to apply for this permit. Additionally, I UNDERSTAND THAT I AM RESPONSIBLE FOR ANY FEES OR EXPENSES INCURRED FOR PLAN REVIEW, PERMITS, INSPECTIONS AND OTHER FEES ASSOCIATED WITH THIS APPLICATION.  Contractor  Owner  Owner’s Agent  Tenant Signature Date ________ Print Name _________________________________________________________ Office Use Only Job Description: Dept. Approved Disapproved Fees Applicable Code(s): Approved VH? Approved LVH? Public Works Water # Bedrooms/Occ. Load Floor Load: Roof Load: Light & Power Planning Variances: Building Plan Review Setbacks Front Side Rear River County Tax Cert. of Occupancy Zoning Lot Size Hazards Geo Wildfire Flood Total Building Official Date DWELLINGS REGULATED BY THE 2015 INTERNATIONAL RESIDENTIAL CODE (IRC) USE THIS APPLICATION FOR ALL LEGALLY EXISTING AND NEW DWELLINGS WHEN ALL CONDITIONS OF ITEM 1 APPLY. NEW = SUBMITTALS FOR PERMIT APPLICATIONS RECEIVED ON OR AFTER JUNE 01, 2017. CIRCLE ALL NUMBERS & LETTERS THAT APPLY. ITEM 1. DWELLINGS constructed / designed in compliance with the scoping provisions of the IRC. USE THIS FORM FOR DWELLINGS WHICH COMPLY WITH ALL THE FOLLOWING. IF NOT, THE IBC FORM IS REQUIRED. a. EXISTING AND NEW Dwellings must be one of the following: detached Single Family Dwelling (SFD), one of two attached SFD’s (duplex), or an attached Townhouse (three or more attached SFD’s in which each unit extends from the foundation to the roof and with a yard or public way on not less than two sides). b. EXISTING AND NEW Dwellings must be a maximum of three stories. c. EXISTING AND NEW Dwellings must be located in non-mixed use buildings. DWELLINGS NOT USED AS VACATION HOMES OR LARGE VACATION HOMES DO NOT NEED TO COMPLY WITH ITEMS 2 AND 3 UNLESS THEY ARE USED AS SUCH IN THE FUTURE. IF A DWELLING WILL BE USED AS A VACATION HOME, IT MUST COMPLY WITH AT LEAST ONE CONDITION OF ITEM 2. IF A DWELLING WILL BE USED AS A LARGE VACATION HOME IT MUST COMPLY WITH ALL CONDITIONS OF ITEM 3. ITEM 2. VACATION HOMES = Dwellings rented to a group of less than 9 occupants for 30 days or less (maximum occupant load based on 2 per bedroom + 2). USE THIS FORM FOR DWELLINGS USED AS VACATION HOMES WHICH COMPLY WITH AT LEAST ONE OF THE FOLLOWING. IF NOT, THE IBC FORM IS REQUIRED. a. EXISTING AND NEW Dwellings located where NEW LARGE VACATION HOMES ARE PROHIBITED. Currently applies to all dwellings in the following zone districts: RE-1, RE, E-1, E, R, R-1, R-2, RM. b. EXISTING AND NEW Dwellings with LESS than 1800 square feet of enclosed floor area, excluding garages. Applies in all zone districts. c. EXISTING dwellings with not more than 3 bedrooms. Applies in all zone districts. d. EXISTING dwellings with Vacation Home occupant loads of less than 9. Applies in all zone districts. e. NEW Dwellings constructed PER development plans approved prior to June 01, 2017 and the design is NOT revised to increase floor areas or increase the number of bedrooms beyond the approved development plans. Applies in all zone districts. ITEM 3. LARGE VACATION HOMES = Dwellings rented to a group of 9 or more occupants for 30 days or less (maximum occupant load based on 2 per bedroom + 2). USE THIS FORM FOR DWELLINGS USED AS LARGE VACATION HOMES WHICH COMPLY WITH ALL THE FOLLOWING. IF NOT, THE IBC FORM IS REQUIRED. a. EXISTING Dwellings where a 2017 Vacation Home registration was applied for prior to April 01, 2017. Applies in all zone districts. NO NEW LARGE VACATION HOMES REGULATED BY THE IRC ARE ALLOWED. b. EXISTING Dwellings NOT increasing the maximum allowable occupant load beyond the load approved with a pre-April 01, 2017 registration application. Applies in all zone districts. NOTE: DWELLINGS WHICH DO NOT COMPLY WITH THE ABOVE CONDITIONS, NOW OR IN THE FUTURE, SHALL BE REGULATED BY THE INTERNATIONAL BUILDING CODE, NOT THE INTERNATIONAL RESIDENTIAL CODE. Signature Date Print Name U:\Building Division\Forms\Active\Applications_Permits_IBC\IBC-IEBC Application.doc Revised 5/1/2017 - KT Received Date ____________ Town of Estes Park Permit Number ______________ Received By ______________ IBC Application / Building Permit Department of Building Safety 170 MacGregor Avenue P.O. Box 1200 Estes Park, CO 80517 Application Expires _____________ General Information (970) 577-3726 ▪ FAX (970) 586-0249 ▪ www.estes.org SEE REVERSE SIDE BEFORE PROCEEDING Permit Expires ______________ Job Address: ___________ Vacation Home?  No  Yes #Bedrooms______ Lot: Block: Subdivision: ____________________________________________ Parcel #:____________________________ Owner Name: _________ Phone: ____________________________ Address:___________________________________________________________________________________________________ (Street) (City) (State) (Zip Code) Contractor: ___ Town License #: ____ Phone:______________________ Address:___________________________________________________________________________________________________ (Street) (City) (State) (Zip Code) Email Address (REQUIRED): __________________________________________________________________________________ The Following Applies to New Work Only – Complete all that apply:  New Building  Alteration  Addition Master Plan# Building Use(s):  Owner / Residence  B & B  Short-term Rental – Less than 30 days. Existing use: ___________________ Proposed use: _____________________ ; # of New Dwellings: ______ ; # of New Kitchens: ______ Sewer:  Estes Park Sanitation  Upper Thompson Sanitation  Private Septic – Requires Applicant to first go to the Health Department. Plumbing Involved:  No  Yes – State and Town Licenses Required Fixtures:  Add  Relocate  Replace  Demolish Water Service:  Existing  New - # of Meters: ________ . Meter Size: ______ inches Electric Involved  No  Yes – State & Town License Required. State Permit and Inspection Required. Phase ___________ Volts ____________ Service:  Existing  New:  Overhead  Underground; # of Meters: _________ ; Meter Size: _______ amps; Temp Meter:  No  Yes Type of Heat:  Gas  Furnace  Electric  Boiler Fuel Gas Involved:  No  Yes – Qualifications and System Sizing Required. Type:  Natural Gas  LPG # of Gas Appliances / Outlets:_______ Building Height: Existing Grade Ft. # Floors #Bdrm Basement (sf) Fin _________ Unfin _______ 1st Floor (sf) Fin __________ Unfin_________ 2nd Floor (sf) Fin __________ Unfin ________ Garage / Carport (sf) Attached _______ Detached _______ Porch w/ Roof (sf) Deck w/o Roof (sf) Job Description: Total Valuations (Labor & Materials) $ I certify this application is true and correct and agree to perform the work described according to plans/specifications submitted, reviewed and approved, and comply with local ordinances, state and federal laws as well as building codes. I certify that I have the property owner’s authority and permission to apply for this permit. Additionally, I UNDERSTAND THAT I AM RESPONSIBLE FOR ANY FEES OR EXPENSES INCURRED FOR PLAN REVIEW, PERMITS, INSPECTIONS AND OTHER FEES ASSOCIATED WITH THIS APPLICATION.  Contractor  Owner  Owner’s Agent  Tenant Signature Date ________ Print Name _________________________________________________________ Office Use Only Job Description: Dept. Approved Disapproved Fees Applicable Code(s): Type of Const. Occupancy Class(es) Public Works Water # Bedrooms/Occ. Load Floor Load: Roof Load: Light & Power Planning Variances: Building Plan Review Setbacks Front Side Rear River County Tax Cert. of Occupancy Zoning Lot Size Hazards Geo Wildfire Flood Total Building Official Date DWELLINGS REGULATED BY THE 2015 INTERNATIONAL BUILDING CODE (IBC) USE THIS APPLICATION FOR ALL LEGALLY EXISTING AND NEW DWELLINGS WHEN ANY OF THE FOLLOWING APPLY. NEW = SUBMITTALS FOR PERMIT APPLICATIONS RECEIVED ON OR AFTER JUNE 01, 2017. CIRCLE ALL NUMBERS & LETTERS THAT APPLY. ITEM 1. DWELLINGS NOT constructed / designed in compliance with the scoping provisions of the IRC. THIS FORM IS REQUIRED FOR DWELLINGS WHICH MEET ANY OF THE FOLLOWING CONDITIONS: a. EXISTING AND NEW Dwellings in buildings with more than 2 Dwellings not meeting the definition of Townhouses (three or more attached SFD’s in which each unit extends from the foundation to the roof and with a yard or public way on not less than two sides). b. EXISTING AND NEW Dwellings in mixed use buildings. c. EXISTING AND NEW Dwellings with more than three stories. d. EXISTING AND NEW sleeping units only (no kitchens). DWELLINGS NOT USED AS VACATION HOMES OR LARGE VACATION HOMES DO NOT NEED TO COMPLY WITH ITEMS 2 AND 3 UNLESS THEY ARE USED AS SUCH IN THE FUTURE. IF A DWELLING WILL BE USED AS A VACATION HOME, IT MUST COMPLY WITH ITEM 2. IF A DWELLING WILL BE USED AS A LARGE VACATION HOME IT MUST COMPLY WITH ITEM 3. ITEM 2. VACATION HOMES = Dwellings rented to a group of less than 9 occupants for 30 days or less (maximum occupant load based on 1/200 square feet). THIS FORM IS REQUIRED FOR DWELLINGS WHICH MEET ANY OF THE FOLLOWING CONDITIONS: a. NEW Dwellings where new Large Vacation Homes are allowed, exceeding 1800 square feet of enclosed floor area, excluding garages. Currently applies in the following zone districts: A, A-1, I-1, CO, CD, CH, O. b. NEW Dwellings where Large Vacation Homes are allowed, constructed under development plans approved prior to June 01, 2017 and revised to increase floor areas in excess of 1800 square feet or increase the number of bedrooms to more than 3 beyond the approved development plans. ITEM 3. LARGE VACATION HOMES = Dwellings rented to a group of 9 or more occupants for 30 days or less (maximum occupant load based on 1/200 square feet). THIS FORM IS REQUIRED FOR DWELLINGS WHICH MEET ANY OF THE FOLLOWING CONDITIONS: a. EXISTING Dwellings where a 2017 Vacation Home registration was not applied for prior to April 01, 2017. Applies in all zone districts. b. EXISTING Dwellings increasing the maximum allowable occupant load beyond the load approved with a pre-April 01, 2017 registration application. Applies in all zone districts. c. NEW Dwellings MUST COMPLY WITH ITEM 2. NOTE: DWELLINGS WHICH MEET ANY OF THE ABOVE CONDITIONS, NOW OR IN THE FUTURE, SHALL BE REGULATED BY THE INTERNATIONAL BUILDING CODE, NOT THE INTERNATIONAL RESIDENTIAL CODE. Signature Date Print Name