HomeMy WebLinkAboutFile Documents.845 Meadows Rd.0048.2018 (5).ACBKJEFFREY BERKUS
A R C H I T E C T S
•00 WEST MAIN STREET
SUITE 120
ASPEN, CO
81611
970.925.7017 P
970.925.7026 F
924 ANACAPA STREET
SUITE 1B
SANTA BARBARA, CA
93101
805.963.8902 P
805-966-1549 F
www.jeffreyberkusarchitects.com
May 23, 2018
City of Aspen - Building Department
Attn: Stephen Kanipe
201 North Mill Street
Garden Level
Aspen, CO 81611
Re: Dining Area 104 Egress / Letter of Alternative Method
Stephen,
The existing historic condition of Dining Room 105 only has one means of egress out of
the east side of the space as shown in the exhibit below which should limit us to an occu-
pant load of 49 persons or less:
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30701
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Exhibit 1
The existing dining area served approximately 98 person prior to the remodel. We would like to be able to
reuse this same space with the same occupant loading. (See Exhibit 2)
IBC Table 1004.1.2
Concentrated (Chairs Only) 1,026 SF / 7 = 147 Person
Standing Space 1,026 SF / 5 = 205 Person
Unconcentrated (Tables + Chairs) 1,026 SF / 15 = 68 Person
*Total square footage of space minus access corridor
Exhibit 2
An additional west door has been added in the remodeled space which opens to an egress balcony. How-
ever the balcony is noncompliant due to a dead end travel condition requiring traversing past unprotected
glass adjacent. However, the balcony is 12 feet wide and the unprotected windows are at another dining
area (Dining 105) with limited fire load and the entire building will be fire sprinklered. The new door will
have code compliant exit signage and panic hardware. (See Exhibit 2)
In keeping with this historic integrity of the building we would like your consideration to apply the follow-
ing code section to allow the west door to become a secondary means of egress from the space allowing us
to load the space for more than 49 people.
2015 International Existing Building Code - Section 805.2.2 / General / Exception 2
2. Means of egress conforming to the requirements of the building code under which the
building was constructed shall be considered complaint means of egress if, in the opinion
of the code official, they do not constitute a distinct hazard to life.
Sincerely,
s e
Nick Ketpura
PROJECT MANAGER
JEF F RE Y BE R KUS A RC H ITEC TS, INC.
400 West Main Street, Aspen CO 81611
P (970) 236-2431
This alternate method is acceptable as it
meets the intent of 2015 IEBC 805.2.2 and
is equivalent in fire and life safety.