HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Thursday, September 07, 2017 10:42 AM
To: Scot Broughton (sbarchitectsco@mac.com)
Subject: Colleran Residence - Permit #BLRE-08-17-4876
Attachments: Bldg Ht Calculation.pdf
Scot:
Another item has come up in my review of the Colleran Residence (Aspen Glen, Filing 1, Lot A-18) — building height
appears to be right at the 25' height limit at the upper roof located above the living room as indicated on the North &
South Elevation drawings.
A
In looking over your calculations, I noticed that average grade as called out on exterior elevations varies when, in fact,
Garfield County's building height references a singular baseline "average natural grade plane" which is calculated for the
entirety of the building footprint and then applies across the board to all roofs (and as typically illustrated on exterior
elevations). Based on information included in your building permit drawings the average natural grade plane = 6074.0
(or 1.5' below the 100'-0" datum elevation at main level plywood sheathing). When scaling your exterior elevations, the
upper roof (above living room) the roof midpoint is exactly 25'-0" above this baseline elevation.
As a result, we will require as a condition of permit that an as -built building height elevation survey be provided at
framing inspection for a licensed PLS to certify whether or not the as -built site conditions comply with the 25' height
limitation. As you know, Aspen Glen's DRB also requires an independent surveyor's certification of this aspect of project
design.
From a practical standpoint, we always encourage applicants to place roofs several inches below the 25' absolute limit,
because of the realities of construction tolerances being what they are. Since this home is located in Aspen Glen, where
past projects have actually been required to rebuild roofs that didn't comply with roof height requirements, you may
want to build a buffer into your design so that this doesn't become an issue when it's quite expensive to make
adjustments later on in the construction process.
If you believe that I have reached an incorrect conclusion in this matter, please provide your back-up & calculations
which indicate otherwise. For your convenience, I have attached a copy of Garfield County's building height definition
and calculation procedure. Otherwise, please let us know if you will be making any adjustments to the drawings as
currently submitted to our office in regards to these considerations.
Thank you for your attention to this matter.
Dave Argo
Plans Examiner
CGarfield County I
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212
Email: dargo@garfield-county.com
Web: garfield-county.com
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1
Dave Argo
From: Scot Broughton <sbarchitectsco@mac.com>
Sent: Friday, September 08, 2017 8:37 AM
To: Dave Argo
Subject: Re: Colleran Residence - Permit #BLRE-08-17-4876
Attachments: COLLERAN HOUSE > Architectural > 1. SITE PLAN.pdf
Dave,
Thanks for talking me through this height definition yesterday. You are correct in that we are at the 25' height
limit. I would like to submit the attached height calculation table attached to the footprint site plan that defines
the average grade of of the building for height calculations. I would like to proceed forward with this to finalize
processing the permit, and will review the tightness of the heights with the General Contractor, and inform them
of the requirement for the Height Survey (will most likely do the survey at placement of the first truss, and roof
sheathing for the peak height).
I'll call in in a few minutes to make sure you received this information.
Thank you again.
Scot
Scot Broughton Architects, LLC
PO Box 4096
23280 Two River Road; Unit 3
Basalt, Colorado, 81621
w. 970/927.0552
f. 970/927.0554
www.scotbarchitects.com
Please consider the environment before printing this email.
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