HomeMy WebLinkAboutPLANS Footings and Foundation 600 W Elkhorn Ave (Cabin G) 2024-06-05
March 30, 2022
Gary Rusu
Chief Building Official
Town of Estes Park
Re: Elkhorn Lodge Homestead Cabins
Gary,
The following letter is intended to address questions about allowable separations between cabins at the Elkhorn
Lodge development.
Please see the attached site plan markup. West of the main Historic Lodge, there are two clusters of four cabins
each, one to the north (Homestead, D, H + F1‐F4) and one to the south (B, C, E + G). The aggregate area of these
cabin clusters is 4,125sf and 2,270sf respectively. In both cases this is well under the maximum allowable area of
7,000sf for R‐1: NS/S13R per Table 506.2 and so, per IBC 503.1.2 each of these clusters can be considered ‘one
building’ for the purposes of separation. Therefore no limitations exist for the wall ratings and openings between
cabins.
In terms of the separation between the cabin clusters and the existing Historic Lodge, per Table 602, a separation
distance greater than 10‐feet for a type V‐B building, R‐1 occupancy would result in 0‐hour rating requirement. Per
Table 705.8, a separation distance of at least 10‐feet would result in a maximum wall opening percentage of 15%
for the cabins (UP/NS). As proposed, the east wall of cabin F1‐F4 has no openings and the east walls of cabins C
and H have 10% of the wall area as openings. Since the Historic Lodge is proposed to have a full NFPA13
suppression system installed, 45% of the west walls adjacent to the cabins could be open, although as proposed,
open area is substantially less. Eaves for all buildings are not required to be fire‐resistance rated per 705.2.3, as all
would be greater than 5‐feet from the assumed property line between buildings.
Based on the above, the cabins should be separated from the Historic Lodge by at least 20‐feet. Note that the
measurement is taken perpendicular to the cabin walls – so, for example, cabins F1‐F4 appear to be in compliance.
Cabin C should be shifted west, with the corresponding dimensions between remaining cabins adjusted
accordingly.
Thank you for your time and consideration during your review of this information. Please let me know if there is
any further clarification required from me.
Respectfully,
Steve Lane, AIA LEED AP
c: Justin Mabey, HS Estes Park, LLC
Joe Coop, VanHorn Engineering
Jerry Szulim, DB+B Construction
10/21/201103/31/2022
Reviewed by SAFEbuilt;
2015 International Codes
Subject to inspection and compliance to all
Relevant, adopted Building & Municipal
Codes
04/14/2022
min +20'
10.5'
10.5'
10.5'
21.4'
1500sf
650sf
875sf
1100sf
4,125sf
Aggregate
660sf
450sf
500sf
660sf
2,270sf
Aggregate
(4) CABINS
CONSIDERED 'ONE'
BUILDING PER IBC
503.1.2
(4) CABINS
CONSIDERED 'ONE'
BUILDING PER IBC
503.1.2
20'+ ALLOWS 15% OF
CABIN EAST WALLS
TO BE OPENINGS,
(typ of 3)
Reviewed by
SAFEbuilt
04/14/2022
Reviewed by
SAFEbuilt
04/14/2022
10/28/2021
Reviewed by
SAFEbuilt
04/14/2022
10/28/2021
Reviewed by
SAFEbuilt
04/14/2022