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HomeMy WebLinkAboutCorrespondenceDave Argo From: Dave Argo Sent: Thursday, March 22, 2018 4:09 PM To: Ihalonen@sbcglobal.net; Eric Linjer (ericlinjer@gmail.com); Doug Hayes Cc: Andy Schwaller (aschwaller@garfield-county.com); Sheryl Bower; Patrick Waller; Claire Dalby Subject: Red Barn Ranch - Building Permit Reqts. Attachments: Red Barn Mtg Notes 2018-03-20.pdf Larry: Please refer to the attached meeting notes from our recent site visit to Red Barn Ranch on Tuesday, March 20. The primary goal of this summary is to clearly identify key parameters and other more specific issues which must be addressed by your project team before our department can finalize our plan review and issue any Building Permits for existing buildings at Red Barn Ranch. Although your own operations program for utilization and repurposing of these existing structures has evolved and changed over the past year, our building requirements and policies regarding existing structures built without permits in Garfield County have not varied and remain the same as those discussed in the initial meeting about this project last summer between Richard and Andy Schwaller. Our perspective has remained the same: to promote structural stability, life safety, and usability for the general public in the re -use of former Ag structures into public assembly facilities. In the case of the signature Red Barn building, you have proposed changing occupancy and use from agricultural and private use to public facilities that can potentially be used by up to 300 people. Needless to say, the structural requirements and life safety considerations represented by such proposed public facilities use is significantly different than if the Red Barn was to continue its present occupancy/use as an agricultural or "Utility" structure. Aside from this issue, you have conveyed to us a desire to slowly upgrade portions of the Red Barn building, as future demand and funding allow. However, we cannot apply such a "piecemeal" approach to our review of this or any other building. In the interest of protecting life safety of the intended public users of this building, we require that you submit to our office your ultimate build -out plans so that we can better understand the intended functional aspects and building code mandated protections to life safety. Should you choose to phase the totality of the work over time, we can work with you on that, but we still need to take the overview perspective into consideration. After our meeting on Tuesday, I spoke with Andy about your desire to proceed with underground plumbing inspection so that you can pour a concrete slab at the (2) lodging buildings. In line with my response to you at the project site, Andy confirmed that Garfield County will not be performing inspections until after Building Permit issuance, and he also unequivocally stated that we will not accept outside or independent inspection of this work — a position he also made clear on his previous site visit last summer. I conveyed this to Eric yesterday via phone conversation, but I also wanted to let you know. Please contact either myself or Andy if you should have any questions about the attached summary of building permitting requirements. Thank you — Dave Argo Plans Examiner C\. Garfield County Community Development Department 108 8Th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: garfield-county.com CONFIDENTIALITY NOTICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files. 1 RED BARN RANCH — 345 County Road 262 (Mid -Valley Lane) New Castle MEETING NOTES: Garfield County Building Permit Issues The following is a summary of a site visit and discussion conducted on March 20, 2018 with the following attendees: Larry Halonen (Red Barn Ranch/Halonen Architects), Eric Linjer (Hayes Construction), Patrick Waller, Claire Dalby & Dave Argo (Garfield County Community Development Dept.) This summary is intended to provide clarity in regard to general parameters and several specific issues, all of which must be addressed by the Applicant prior to Building Department final review & approval of pending or future Building Permits for existing buildings located at the project site. Notes Prepared By: Dave Argo, Plans Examiner — Garfield County Building Dept. All Existing Structures Including the Original Red Barn, Carriage House & (2) Guest Houses • Building Permit Required — All existing & previously un -permitted structures with a change of occupancy/use must apply for Building Permit. This includes all of the structures identified above, as well as original residence if it too is going to be utilized as part of "guest services" open to the public. • Engineer's Evaluation & Certification of Structural Soundness — All existing structures submitted for Building Permit in "ex post facto" circumstances require a Structural evaluation and certification report (wet -sealed by a Professional Engineer licensed in the state of Colorado) certifying that either: (a) existing structure complies with current structural building code requirements, or (b) any remedial or corrective measures necessary for structural code compliance are detailed in the Engineer's report and those actions required for building code compliance shall be included in the scope of work as described in the Building Permit application. • Construction Documents prepared by Colorado Licensed Design Professionals — Per State of Colorado statutes, any building with an occupant load exceeding 10 requires Colorado professional licensure for the following: Architect, Structural Engineer, MEP Engineering. Provide wet -sealed stamped plans as applicable. • Fire District Review — All commercial buildings (including Original Red Barn, Carriage House, Guest House with 4 separate sleeping units) require Fire District review and approval. Because of potential likelihood that these structures may be required to include an automatic fire sprinkler system, we recommended that you address this issue with the Fire District ASAP. Original Red Barn Structure status: building permit pending • Submit Structural Engineer's report for structural soundness and/or corrective measures required for code compliance (as described above). • Wet -Stamped Plans by Colorado Licensed Professionals (as described above). • Fire District Review (as described above). • Submit ultimate build -out plans with any construction phasing of specific portions of the building clearly defined. Provide code analysis based on build-out/completion including intended occupancy/use classification of all interior spaces, accessibility, egress requirements, etc. for Building Dept. review and reference. • Restrooms do not meet basic accessibility criteria as shown. Accessibility of public buildings to comply with I.B.C., Chapter 11 and ICC/A117.1 — 2009 Accessibility Standards • Insulation at thermal envelope — All spaces intended for interior finish/occupancy to comply with 2009 I.E.C.C. requirements. • No public access to unfinished portions of building — Any unfinished portions of the building will be required to provide locked -off access to members of the general public, and these must be delineated on plans. Guest Room Lodging Facilities status: building permit pending ICE HOUSE/BRIDAL SUITE • Inspections of underground plumbing will not proceed until after a Building Permit has been issued, and this is still pending final Land Use approval from BOCC. • Demising wall between two adjacent sleeping units is required to be one-hour fire partition wall which must be continuous from foundation to underside of roof sheathing. Meeting Notes Page 2 Red Barn Ranch — Building Permit Issues March 20, 2018 Guest Room Lodging Facilities (cont'd.) status: building permit pending GUEST HOUSE • Inspections of underground plumbing will not proceed until after a Building Permit has been issued for the project — still pending final Land Use approval from BOCC. • Demising wall between two adjacent sleeping units is required to be one-hour fire partition wall which must be continuous from foundation to underside of roof sheathing. Door openings between adjacent units shall comply with 45 -minute rated assemblies. • Fire District Review (as described above) — Automatic fire sprinkler system may be required because of R-1 Occupancy/Use. Carriage House status: building permit not yet received • Building Permit required (as described above). • Submit Structural Engineer's report for structural soundness and/or corrective measures required for code compliance (as described above). • Wet -Stamped Plans by Colorado Licensed Professionals (as described above). • Fire District Review (as described above). PLEASE NOTE: Items described above are based on our department's understanding of the Applicant's intentions as described during this meeting, in previous conversations, or according to building permit applications currently pending. This list of items is not intended to be all-inclusive, but rather to serve the purposes of conveying our basic requirements in a straightforward manner. As we receive additional information, other items may arise. Please contact our office if you need clarification or have any additional questions about any of these items. Distribution: • All Attendees • Doug Hayes — Hayes Construction • Andy Schwaller — Garfield County • Sheryl Bower — Garfield County Dave Argo From: Dave Argo Sent: Wednesday, April 25, 2018 12:29 PM To: Ihalonen@sbcglobal.net Cc: Andy Schwaller (aschwaller@garfield-county.com); Patrick Waller; Sheryl Bower Subject: Red Barn Building Permits Larry: Following our phone conversation earlier today, I spoke with both Andy & Patrick in our office and wanted to get back to you about the following items related to your upcoming submittal for building permits at the Red Barn Ranch: A. Colorado Licensed Architect's Stamp — Per Colorado's state statutes, any buildings exceeding 10 occupants requires that an Architect licensed in Colorado must wet seal/stamp the drawings, as well as a Professional Engineer (structural) licensed in the state. This will obviously apply to the Carriage House building, but we won't require the (2) lodging facility structures to have more than the Engineer's stamp/seal. B. ADA Requirements at Restrooms —All public facilities and buildings open to the public at Red Barn Ranch will be required to comply with Accessibility requirements as defined in 2015 I.R.C., Chapter 11 and ICC A117.1 — 2009 Accessibility Standard. This includes the public restrooms which will now be located in the Carriage House building, as well as associated site features including: accessible routes, building entrances, parking and passenger loading facilities, etc. As for the lodging units (occupancy group R-1), a minimum of (1) accessible unit is required (per I.B.C., Table 1107.6.1.1) including an accessible bathroom. C. Minor Modification to Land Use Change Permit — Once we receive your amended plans for the lodging units, we can proceed with finalizing our review of these proposed changes. However, we will not be able to finalize our plan review or issue a building permit for new plans at the Carriage House until the "Minor Modification" to the existing Land Use Change Permit has been signed by Sheryl Bower. According to Patrick, he still has not received the required application materials from you to process this Minor Modification, and I would encourage you to contact him at your earliest opportunity to move this process forward. Thanks again for calling to discuss these issues and we look forward to receiving amended plans so that we can finalize our plan review of this project. Dave Argo Plans Examiner . Garfield County 1 Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: garfield-county.com CONFIDENTIALITY NOTICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files. 1 Dave Argo From: Dave Argo Sent: Tuesday, June 20, 2017 10:24 AM To: 'dhayesconstruction@gmail.com' Cc: 'Ihalonen@sbcglobal.net; Patrick Waller Subject: Red Barn Ranch - Permit #BLRE-05-17-4753 and BLRE-05-17-54 Doug: We have reviewed the plans for proposed alterations to two guest cabins at the Red Barn Ranch located at 345 County Road 262 (Mid Valley Lane). Unfortunately, we are unable to finalize our plan review due to the following pending issues: Issue #1— Land Use Change Permit — Until such time as a Land Use Change Permit is obtained through our planning department specifically allowing "lodging facilities" on this property, we will not be able to issue building permits for these two existing guest house buildings. Even if these two buildings already serve this purpose at the present time (as an existing non -conforming use), a lodging facility with multiple sleeping rooms is a specific type of land use not presently allowed under the "Rural" zoning under which this property is regulated. Non -conforming land uses and structures are subject to Article 10 of Garfield County's Land Use and Development Code and limitations are placed onto what extent any existing non -conforming conditions can be allowed to continue. The proposed changes to these two guest cabins as illustrated on your set of drawings represent more than "normal or routine maintenance of the structure" and as a result, alterations of these existing structures cannot proceed without first obtaining a LUCP to allow the proposed use as lodging facilities. • Action Required: A LUCP is required to allow for lodging facilities on this property prior to undertaking the proposed alterations shown in the building permit application at these guest cabins. *Please Note: This LUCP is different from the land use permit required to convert the existing barn and garage structures into a "special events venue". Issue #2 — Commercial Building Code Review — It's important for your design professional to realize that these buildings will be subject to building plan review under terms of 2015 IBC commercial building code (not IRC residential code). Guest rooms will be considered as "sleeping units" where occupants are transient in nature with an Occupancy Group classification of R-1. • Action Required: A couple of key items for your architect to address include: a. Party Walls located between sleeping units will be required to act as fire partitions, per Section 708. b. Fire Sprinklers may be required, and you may need to consult with the local fire district to determine specific requirements on this issue. Issue #3 — Capacity & Functionality of Existing Septic System — With plans as currently submitted, three additional bathrooms are proposed for these two guest cabins and no supporting evidence of the existing septic system has been submitted along with these drawings. • Action Required: Please submit verification of sizing/capacity of the existing septic system for each of these guest cabins and/or additional up-sizing or add-on capabilities to any future septic systems to fulfill the additional requirements imposed by adding these (3) bathrooms. Once we have received follow-up response on Issues #2 and #3 above, we can finalize our building permit plan review of the guest cabins, but as stated above we won't be able to release the building permit until the LUCP allowing lodging facilities has been approved through the planning process. As soon as that land use process has received approval the building permit will then be released by the Building Department. Please feel free to contact me if you have any building related questions or Pat Waller, the senior planner assigned to the Community Meeting Facility at Red Barn Ranch, if your questions are more related to planning issues and obtaining the necessary Land Use Change Permits. Dave Argo 1 Jim Wilson From: Patrick Waller Sent: Friday, August 24, 2018 4:01 PM To: Chris Hale Cc: 'Larry Halonen'; Jim Wilson; Andy Schwaller Subject: RE: Red Barn Thanks for sending this over Chris. I will get with Jim and Andy and let you know if we need anything else. Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 2waller@garfield-county.com http://www.gorfield-countv.cOrn/communitv-development/ From: Chris Hale [mailto:chris@mountaincross-eng.com] Sent: Friday, August 24, 2018 3:37 PM To: Patrick Waller Cc: 'Larry Halonen'; Jim Wilson; Andy Schwaller Subject: Red Barn Patrick: Mr. Halonen forwarded me the email below. Regarding the OWTS for the Red Barn Guest Ranch: The carriage house is the venue. The Groom's Cabin/Guest Cabin is directly to the north of the carriage house and was plumbed into the new OWTS. The carriage house had public bathrooms added to it because the Red Barn could not be renovated structurally without significant costs. These public bathrooms were plumbed into the new OWTS. The Bride's Cabin, to the East of the carriage house, has its own septic system that remains intact. Bathrooms in the bride's cabin would only be for use by the bride and for lodging when there is not an event scheduled but not for the general attendees at an event. Feel free to call or email with any questions or comments. Thanks. Sincerely, Mountain Cross Engineering, Inc. Chris Hale, P.E. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 1 Patrick Waller From: Chris Hale <chris@mountaincross-eng.com> Sent: Friday, August 24, 2018 3:37 PM To: Patrick Waller Cc: 'Larry Halonen'; Jim Wilson; Andy Schwaller Subject: Red Barn Patrick: Mr. Halonen forwarded me the email below. Regarding the OWTS for the Red Barn Guest Ranch: The carriage house is the venue. The Groom's Cabin/Guest Cabin is directly to the north of the carriage house and was plumbed into the new OWTS. The carriage house had public bathrooms added to it because the Red Barn could not be renovated structurally without significant costs. These public bathrooms were plumbed into the new OWTS. The Bride's Cabin, to the East of the carriage house, has its own septic system that remains intact. Bathrooms in the bride's cabin would only be for use by the bride and for lodging when there is not an event scheduled but not for the general attendees at an event. Feel free to call or email with any questions or comments. Thanks. Sincerely, Mountain Cross Engineering, Inc. Chris Hale, P.E. 826 1/2 Grand Avenue Glenwood Springs, CO 81601 Ph: 970.945.5544 Fx: 970.945.5558 1