City of Steamboat Springs Web Portal

Public Hearing

Approved with Conditions

Recommendation

Approved with Conditions

Resolution

Approved with Conditions

Planning Department

Site Posting Affidavit: Property Posting (the sign) is required within seven days of a complete application being accepted by the Planning Department.

Planning Department

Mineral Rights Notification: Submit a signed affidavit no later than eight days prior to the required public hearing confirming the required notice has been completed in accordance with Section 703.C.4.

Building Department

Trash Enclosure Buildings are viewed as S-1 Occupancy Buildings when roofs and walls fully enclose these buildings, your proposed location would fall subject to Table IBC 705.5 and also sections above this related to roof overhangs as projections. This would require the exterior walls on the east side closest to the PL to be 1-hour, and you have to review the projection table as well. Historic Building: This project will be reviewed under the 2021 IEBC unless the IEBC Chapter 12 Historic Building sections were to send us back to the 2021 IBC for Compliance. As an example this section tells us when we have to design certain portions of this project per the IBC - 1206.1 Relocated buildings. Foundations of relocated historic buildings and structures shall comply with the International Building Code. Relocated historic buildings shall otherwise be considered a historic building for the purposes of this code. Relocated historic buildings and structures shall be sited so that exterior wall and opening requirements comply with the International Building Code or with the compliance alternatives of this code. The entire basement area being proposed will fall under new construction requirements and shall be designed under the 2021 IBC for all items including footings, foundation, and all interior space in the new basement area including the new stairs and elevator built to go up to the main level of the existing building. The Existing main level of the Historic Building is undergoing a Change of Occupancy, and shall be designed by the Architect using the following code sections listed out below. A recent email was shared with the Mechanical Engineer and Architect of Record on the Mechanical Ventilation system design for the cigar smoking lounge area and requirements, email to Mechanical Engineer was; I would not feel comfortable allowing manual operation of someone opening windows to meet the ventilation requirement for natural ventilation in a smoking lounge, as our adopted code actually considers this room to require mechanical exhaust to control the contaminates of cigar smoke. The table 403.1.1 Ventilation Table is attached above references smoking lounges on footnote B for this reason. Then the commentary explains the risk involved in climates like ours, where these windows simply would not be opened, then the loss of energy as well when they are opened. I have added one section below that may offer some support, could you utilize Transfer Air from other areas of the building to help with these numbers a bit, just a thought not sure if this would help or not. Positive: I like the idea of the smokeeter being installed or something along these lines to help clean the air, as my concern is that neighbors or others close by may start to complain about the cigar smell if it’s not purified some. At this time we can identify this Occupancy Use of the Building will be a B-Occupancy Use as new proposed use, while the existing occupancy use was R-3, the below code sections shall now be applied by the Architect of Record to perform all Code Study work as this project continues forward with design, the Architect may reach out to the Building Official with questions as you work through this design. The Architect will need to review Section 1204.3 below of location of historic building on the property, this section provides the Architect two options, compliance with IEBC Section 1011.7 which is the hazard table that would then send you directly back to the IBC for exterior rated wall requirements, or compliance with Section 1201.2 of the IEBC which is a performance based method. I can provide you this information right away, if you use 1011.7 this will take you to IBC Section 705 and Table 705.5 distance from exterior walls to FSD/PL would apply, for Type VB and B-Occupancy Use this would require all exterior walls less than 10 feet from the PL to be 1-hour rated which applies to the west side of this building in certain locations. Then if you select IEBC Section 1201.2 it sends you to chapter 1, in chapter 1 we have sections IEBC 104.2.2.1 Building Evaluation in combination with IEBC Section 104.10 modifications. We can discuss items you may present to the Building Official such as intumescent products being applied to the existing exterior walls to provide an added layer of fire protection to the areas less than 10 feet from PL, this allows you to maintain the siding and historic character while offering some level of protection in meeting code, please contact me to discuss. SECTION 1204 CHANGE OF OCCUPANCY 1204.1 General. Historic buildings undergoing a change of occupancy shall comply with the applicable provisions of Chapter 10, except as specifically permitted in this chapter. Where Chapter 10 requires compliance with specific requirements of Chapter 7, Chapter 8 or Chapter 9 and where those requirements are subject to the exceptions in Section 1202, the same exceptions shall apply to this section. 1204.2 Building area. The allowable floor area for historic buildings undergoing a change of occupancy shall be permitted to exceed by 20 percent the allowable areas specified in Chapter 5 of the International Building Code. 1204.3 Location on property. Historic structures undergoing a change of use to a higher-hazard category in accordance with Section 1011.7 may use alternative methods to comply with the fire-resistance and exterior opening protective requirements. Such alternatives shall comply with Section 1201.2. 1204.4 Occupancy separation. Required occupancy separations of 1 hour may be omitted where the building is provided with an approved automatic sprinkler system throughout. 1204.5 Roof covering. Regardless of occupancy or use group, roof-covering materials not less than Class C, where tested in accordance with ASTM E108 or UL 790, shall be permitted where a fire-retardant roof covering is required. 1204.6 Means of egress. Existing door openings and corridor and stairway widths less than those that would be acceptable for nonhistoric buildings under these provisions shall be approved, provided that, in the opinion of the code official, there is sufficient width and height for a person to pass through the opening or traverse the exit and that the capacity of the exit system is adequate for the occupant load, or where other operational controls to limit occupancy are approved by the code official. 1204.7 Door swing. Where approved by the code official, existing front doors need not swing in the direction of exit travel, provided that other approved exits having sufficient capacity to serve the total occupant load are provided. 1204.8 Transoms. In corridor walls required by these provisions to be fire-resistance rated, existing transoms may be maintained if fixed in the closed position, and fixed wired glass set in a steel frame or other approved glazing shall be installed on one side of the transom. Exception: Transoms conforming to Section 1203.4 shall be accepted. 1204.9 Interior finishes. Where interior finish materials are required to comply with the fire test requirements of Section 803.1 of the International Building Code, existing nonconforming materials shall be permitted to be surfaced with an approved fire-retardant coating to achieve the required classification. Compliance with this section shall be demonstrated by testing the fire-retardant coating on the same material and achieving the required fire classification. Where the same material is not available, it shall be permitted to test on a similar material. Exception: Existing nonconforming materials need not be surfaced with an approved fire-retardant coating where the building is equipped throughout with an automatic sprinkler system installed in accordance with the International Building Code and the nonconforming materials can be substantiated as being historic in character. 1204.10 One-hour fire-resistant assemblies. Where 1-hour fire-resistance-rated construction is required by these provisions, it need not be provided, regardless of construction or occupancy, where the existing wall and ceiling finish is wood lath and plaster. 1204.11 Stairways and guards. Existing stairways shall comply with the requirements of these provisions. The code official shall grant alternatives for stairways and guards if alternative stairways are found to be acceptable or are judged to meet the intent of these provisions. Existing stairways shall comply with Section 1203. Exception: For buildings less than 3,000 square feet (279 m2), existing conditions are permitted to remain at all stairways and guards. 1204.12 Exit signs. The code official may accept alternative exit sign locations where the location of such signs would damage the historic character of the building or structure. Such signs shall identify the exits and exit path. [BS] 1204.13 Exit stair live load. Existing historic stairways in buildings changed to a Group R-1 or R-2 occupancy shall be accepted where it can be shown that the stairway can support a 75-pounds-per-square-foot (366 kg/m2) live load. 1204.14 Natural light. Where it is determined by the code official that compliance with the natural light requirements of Section 1010.1 will lead to loss of historic character or historic materials in the building, the existing level of natural lighting shall be considered to be acceptable. SECTION 1205 STRUCTURAL [BS] 1205.1 General. Historic buildings shall comply with the applicable structural provisions for the work as classified in Chapter 6. Exceptions: 1.The code official shall be authorized to accept existing floors and existing live loads and to approve operational controls that limit the live load on any floor. 2.Repair of substantial structural damage is not required to comply with Sections 405.2.3 and 405.2.4. Substantial structural damage shall be repaired in accordance with Section 405.2.1.

Planning Department

At North elevation on historic portion of structure where the addition was removed, applicant shall better determine where the original window opening/s were locate and select a compatible option while retaining the original size. If it is undeterminable, a more compatible option will be selected with Staff review.

Engineering

Civil construction plans prepared/signed/sealed by a licensed Colorado Professional Engineer are required to be submitted to the RCRBD with a Building Permit/Grading Permit application for review and approval prior to the start of any construction.

Engineering

Prior to Engineering Final Approval Inspection, a Completion Letter signed and sealed by a Colorado Professional Engineer (Project Engineer) shall be uploaded to the applicable building permit condition.

Planning Department

Complete and submit professional materials testing and analysis for those materials identified by Staff and confirmed by both parties prior to building permit submittal --- with results informing final specs, as agreed upon with Staff.

Planning Department

All exterior alteration to the structure must comply with the Secretary of the Interior's Standards and local Historic Design Guidelines. Building Permit shall not be issued until approved by staff. Specific exterior alterations requiring additional conformance include but are not limited to: roofing profile; stone veneer as exterior façade material for new foundation/walk out lower level; light fixture style/type and location; existing window reconstruction/restoration/rehabilitation; replacement window type and material, storm window placement, type and material; new window opening locations; new window material and type; all other exterior material types and treatment options.

Planning Department

Owner shall work with staff to submit an application for Historic Designation to the Planning Department by 12/19/25 and complete public notice fourteen days prior to the HPC hearing for the designation on 1/12/25.

Planning Department

01/05/2026

Mailing Affidavit: Submit a signed affidavit no later than eight days prior to the required public hearing or final decision date confirming the required mailed notice has been completed in accordance with Section 703.C.2.