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Home My WebLink AboutCorrespondenceDave Argo From: Dave Argo Sent: Friday, August 9, 2019 9:15 AM To: Patrick Stuckey (stucarch@comcast.net) Cc: 'thomas.lacosse1229@gmail.com'; jim.gornick@integratedmtn.com' Subject: La Cosse - Permit #BLRE-07-19-5859 Patrick: We have reviewed plans for a proposed residence located at Pinyon Mesa, Filing 2, Lot 75 for La Cosse but we cannot approve this set of plans because it is clearly stated across all architectural sheets that drawings are: "PRELIMINARY — FOR DESIGN REVIEW ONLY". Obviously, we require final construction documents to be submitted to our office for building permit application. With this being the second time in the past couple of months that we have dealt with this issue, I need to ask you again to make sure that all of the clients or contractors you are working with clearly understand these requirements so that we do not have to repeat this request again. Please submit (2) full-size copies of the architectural drawings to our office so that we can complete our plan review and issue a building permit. In addition, the site layout plan of this particular project is incredibly tight and fully extends up against the limits of the Building Envelope (in at least 5 locations around the perimeter of the building footprint). By designing the home this tightly against the extents of the building envelope it places a great deal of pressure on the builder to precisely locate the foundation and framing — including roof overhangs within the constraints of the building envelope, and there really isn't any margin for error. We will require the Builder to provide an Improvement Survey prior to pouring concrete foundation walls so that our Building Inspector will be verifying that as -built conditions do not vary from design drawings. Our suggestion is for you to provide your clients and their contractors a little more breathing room with placement of buildings within building envelopes, because the strict limits imposed by the "Building Envelope" is not easily changed and can therefore create a hardship for the Owner if built out of compliance. See below for the notes which will be attached to the final approved plans issued with the building permit. Building Envelopes In accordance with Garfield County's Land Use and Development Code "Building Envelope" is defined as follows: "A designated area within a lot or parcel in which oll structures and development shot; be constructed or occur, unless specifically excepted or exempted including but not limited to, excavation, landscaping, building, grading, demolition, or filling." LOT 3C7 c* Building Envelopes create an area in which all building must be contained including overhangs, decks and other projections. A LOT IMPROVEMENT CERTIFICATE, SEALED BY A COLORADO LICENSED SURVEYOR, I5 REQUIRED A r FO1►NI)A I ION INSPECTION TO VERIFY STRUCTURE - INCLUDING ROOF OVERHANGS, DECKS AND OTHER PROJECTIONS -- IS IN COMPLIANCE WITH BUILDING ENVELOPE REQUIREMEN1S. Dave Argo Plans Examiner 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 Dave Argo From: Dave Argo Sent: Friday, August 9, 2019 10:52 AM To: 'Patrick Stuckey'; jim.gornick@integratedmtn.com Cc: thomas.lacosse1229@gmail.com Subject: RE: [External] Re: La Cosse - Permit #BLRE-07-19-5859 Patrick: Date on drawings submitted to our office is 7/8/19 and as stated in previous email clearly noted as ""PRELIMINARY— FOR DESIGN REVIEW ONLY". Again, we need (2) full-size copies of the correct for construction Architectural drawings submitted to our office for review/approval before we can proceed. Dave Argo Plans Examiner Garfield Count), 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 From: Patrick Stuckey [mailto:stucarch@comcast.net] Sent: Friday, August 9, 2019 10:10 AM To: Dave Argo <dargo@garfield-county.com>; jim.gornick@integratedmtn.com Cc: thomas.lacosse1229@gmail.com Subject: [External] Re: La Cosse - Permit #BLRE-07-19-5859 Good Morning Dave, Please check the date on the Title Block. If the latest date is 07.09.19 , 07.22.09 or 08.06.19 the water mark would read PERMIT REVIEW & CONSTRUCTION. If these dates do not appear in the Title Block then the "Preliminary" water mark would show in the background. The purpose of the water mark is to make sure issuance of the correct set of drawings. Attached is the set of drawings that you should have. Since this is also copied to Jim Gornick. He will have the most recent copy and can provide you with the 2 sets you request yet today. Please note, that the home is designed to fit well within the building envelope having more than 6 inches on the sides and the rear plus more than 3 1/2 inches in the front to spare. What you may be referring to is the face of gutter line which is noted on the drawings. This line is very so slightly off the property line. It is now a new requirement by the Pinyon Mesa DRC that the gutter is to be within the Building envelope too. I agree the General contractor needs to provide an Improvement Survey prior to pouring concrete foundation walls especially in this case. Believe me Dave, I will do my best to be very mindful of not filling the building envelope here to forward. 1 Best Regards, Patrick Patrick W. Stuckey Architects NCARB, AIA Email: stucarchAnnmcast.net MAILING ADDRESS: 960 Clubhouse Drive New Castle, CO 81647 970.984.9220 Office 970.984.9220 Fax On Aug 9, 2019, at 9:14 AM, Dave Argo <dargo(a7garfield-county.com> wrote: Patrick: We have reviewed plans for a proposed residence located at Pinyon Mesa, Filing 2, Lot 75 for La Cosse but we cannot approve this set of plans because it is clearly stated across all architectural sheets that drawings are: "PRELIMINARY — FOR DESIGN REVIEW ONLY". Obviously, we require final construction documents to be submitted to our office for building permit application. With this being the second time in the past couple of months that we have dealt with this issue, I need to ask you again to make sure that all of the clients or contractors you are working with clearly understand these requirements so that we do not have to repeat this request again. Please submit (2) full-size copies of the architectural drawings to our office so that we can complete our plan review and issue a building permit. In addition, the site layout plan of this particular project is incredibly tight and fully extends up against the limits of the Building Envelope (in at least 5 locations around the perimeter of the building footprint). By designing the home this tightly against the extents of the building envelope it places a great deal of pressure on the builder to precisely locate the foundation and framing — including roof overhangs within the constraints of the building envelope, and there really isn't any margin for error. We will require the Builder to provide an Improvement Survey prior to pouring concrete foundation walls so that our Building Inspector will be verifying that as -built conditions do not vary from design drawings. Our suggestion is for you to provide your clients and their contractors a little more breathing room with placement of buildings within building envelopes, because the strict limits imposed by the "Building Envelope" is not easily changed and can therefore create a hardship for the Owner if built out of compliance. See below for the notes which will be attached to the final approved plans issued with the building permit. <image003.jpg> <image007.jpg> Dave Argo Plans Examiner <imageoo1.png> 2