HomeMy WebLinkAboutPlansGarfield County
BUILDING DEPARTMENT
108 Eighth Street, Suite 401, Glenwood Springs, CO 81601
Tel: (970) 945-8212
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BUILDING REQUIREMENTS
RESIDENTIAL PROJECTS
Effective: October 15, 2018
Reference Building Codes:
Setbacks:
Snowload:
(Measured at Roof, not Ground!)
Roof Load (Wood):
Seismic Design Category:
Weathering Probability for Concrete:
Termite Infestation Probability:
Wind Speed:
Wind Exposure:
Frost Depth:
Winter Design Temperature:
Air Freezing Index:
Ice Barrier Underlayment:
Mean Annual Temp:
Insulation:
2015 IRC, IBC, IFC, IFGC, IMC, IPC
2009 IECC
Check subdivision plat and/or Garfield Co. zone district
regulations for setback requirements
40 PSF Up to 7000 ft. elevation
50 PSF 7001— 8000 ft. elevation
75 PSF 8001— 9000 ft. elevation
100 PSF 9001-10000 ft. elevation
Load Duration = 1.0
B or C — See IRC, Figure R301.2 (2) ELECTRICAL PERMITTING& INSPECTIONS ARE
Severe BY THE COLORADO STATE ELECTRICAL BOARD
None to slight
ELECTRICAL FINAL APPROVAL IS
115 mph (Ultimate Design) REQUIRED AT CO/FINAL INSPECTION
B or C — See Section R301.2.1.4)
36 inches — Up to 8000 ft. elevation
42 inches —Over 8000 ft. elevation
Minus 2 — Up to 7000 ft. elevation
Minus 16 — Over 7000 ft. elevation
2500° F Days — Up to 7000 ft. elevation
7000+ ft. elevation—As determined by Building Official
Required
Variable
Minimum R -Values per 20091ECC, Table 402.1.1 *
• Ceilings/Roofs = R-38
• Exterior Walls = R-20 (or R-13 cavity + R-5 sheathing)
• Floors = R-30 (or enough to fill joist cavity w/R-19 min.)
• Basement & Crawl Space Walls = R-10 cont./R-13 cavity
• Slab Perimeter = R-10, 24 in. min. depth below grade at
unheated slabs, additional R-5 required at heated slabs
*Insulation Notes:
1. R -Values shown above are for wood frame construction. See Table 402.2.5 for steel frame buildings.
2. Crawl Spaces — Floors over vented crawl spaces must be insulated with R-30 or enough to fill the entire
cavity. Vents shall be located below the bottom of the floor joist per IRC, R-408.1. An alternative to
insulating floors, crawl space walls are allowed to be insulated if crawl space is not vented to outdoors
and meets the requirements of IRC, Sec. R408.3.
3. Garage/Dwelling Separation—At common walls between garage and dwelling, insulation shall be R-20 min.
and ceiling/floors R-30 min. Take precautions to protect plumbing in these areas. See IECC, Table 402.1.1
for exceptions and details.
4. Windows/Doors: U = .35; Skylights: U = .6
Garfield County
BUILDING DEPARTMENT
108 Eighth Street, Suite 401, Glenwood Springs, CO 81601
Tel: (970) 945-8212
RESIDENTIAL PLAN REVIEW LIST
IMPORTANT NOTICE:
THE FOLLOWING LIST IS AN INTEGRAL PART OF YOUR APPROVED PLANS. ALL ITEMS CONTAINED
ON THIS LIST ARE MINIMUM CODE REQUIREMENTS AND MUST BE COMPLIED WITH IF YOUR
CONSTRUCTION IS TO RECEIVE INSPECTION APPROVALS. RED LINED ITEMS SHOWN ON YOUR
APPROVED PLANS ARE THOSE ITEMS, WHICH, DURING THE COURSE OF OUR PLAN REVIEW OF
YOUR PROJECT, WERE FOUND TO BE EITHER MISSING, INCORRECT, OR UNCLEAR. SOME ITEMS
MAY BE RED LINED EVEN IF THEY ARE SHOWN CORRECTLY ON PLANS SIMPLY TO REMIND YOU
OF AN IMPORTANT CODE REQUIREMENT. WHEN PROVIDED, NOTATIONS SUCH AS: (R311.2) MAKE
REFERENCE TO SPECIFIC SECTIONS OF THE REFERENCE BUILDING CODE.
SPECIAL NOTE SHOULD BE TAKEN OF RED LINED ITEMS SO THAT CORRECTIONS CAN BE MADE
DURING THE COURSE OF CONSTRUCTION. EVERY EFFORT HAS BEEN MADE TO NOTE ALL
NECESSARY CORRECTIONS DURING OUR PLAN REVIEW PROCESS. HOWEVER, ULTIMATELY IT IS
THE RESPONSIBILITY OF THE BUILDER TO PERFORM CONSTRUCTION ACCORDING TO MINIMUM
BUILDING CODE REQUIREMENTS, REGARDLESS OF WHETHER OR NOT THE ITEMS ARE RED LINED
ON THE APPROVED PLANS FROM THE BUILDING DEPARTMENT.
IF YOU HAVE ANY QUESTIONS ABOUT RED LINED COMMENTS OR PLAN ATTACHMENTS, PLEASE
CONTACT THE GARFIELD COUNTY BUILDING DEPARTMENT AT 945-8212 BEFORE PROCEEDING.
THE ATTACHED SET OF APPROVED PLANS (STAMPED 'APPROVED", DATED & INITIALED) MUST
BE MADE AVAILABLE TO BUILDING INSPECTORS AT THE JOB SITE AT ALL TIMES. PLANS SHALL
BE PROTECTED FROM DAMAGE AND KEPT IN GOOD AND READABLE CONDITION. FAILURE TO DO
SO WILL RESULT IN:
1. NO INSPECTION BEING PERFORMED
2. NO INSPECTION APPROVAL
3. NO APPROVAL TO PROCEED WITH CONSTRUCTION
4. PAYMENT OFA $50.00 REINSPECTION FEE AT THE BUILDING DEPARTMENT BEFORE THE
INSPECTION IS RESCHEDULED
5. REPLACEMENT OF APPROVED PLANS AT OWNERS EXPENSE
SPECIAL NOTE: LICENSING REQUIREMENTS FOR PLUMBING & ELECTRICAL WORK
Per Colorado law (CRS 12-58-101 et seq Y 12-23-101 et seq, respectively), persons performing plumbing or
electrical work for hire must be licensed by the State Plumbing or Electrical board, respectively, and must be
working under the supervision of persons licensed by the state to operate a plumbing or electrical business
For plumbing work, this means that the individual must not only be licensed by the state as a plumber, but
must also either hold a Master Plumber's license or be working under the direct supervision of a Master
Plumber. For electrical work, the person doing the work must not only be licensed, but must also either hold
a Master Electrician's license and an Electrical Contractor's license or be working under the direct supervision
of an individual licensed as such. The only applicable exception to these laws is that individuals may perform
electrical or plumbing work within their own home (see CRS 12-58-113(2) and 12-23-111(2), respectively, for
details].
APPROVAL OF PLANS AND SPECIFICATIONS DOES NOT PERMIT THE VIOLATION OF ANY PART OF
THE GARFIELD COUNTY BUILDING OR ZONING CODE OR ANY OTHER ORDINANCE OR LAW.
SEE THE 2009 IECC FOR ENERGY CONSERVATION REQUIREMENTS.
ALL INSPECTIONS MUST BE COMPLETED, INCLUDING A FINAL ELECTRICAL INSPECTION AND A
FINAL BUILDING INSPECTION BEFORE A CERTIFICATE OF OCCUPANCY WILL BE ISSUED AND
THEN AND ONLY THEN CAN THE BUILDING BE OCCUPIED.
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15. All lumber, plywood, fiberboard and structural glued laminated timber must be identified by
a grade mark or certificate of inspection issued by an approved agency (R502.1, R602.1,
and R802.1)
16. All trusses and/or rafters are to be tied to exterior walls with approved hurricane anchors
(R802.11.1). Exterior wall sheathing shall be applied in such a manner as to tie top plates
to exterior wall studs and exterior wall studs to the floor system in order to resist wind uplift.
Solid blocking is required at bearing points (R802.8)
17. Check elevations above sea level to determine roof snow loads. Roof design must be
engineered. All roof trusses must be sealed by manufacturer. Load duration factor is 1.0.
18. Manufactured wood truss shop drawings, prepared in conformance to Sec. R802.10.1, shall
be made available at the job site for Inspector review prior to installation. Truss shop
drawings shall be wet -sealed by a Colorado licensed Professional Engineer and must
comply with applicable local snow load requirements.
19. Ridge beam, board shall not be less in depth than the end cut of the rafters, and shall be
at least 1" nominal thickness. Valleys and hips shall not be Tess than 2" nominal thickness
and not less in depth than the cut end of the rafter (R802.3)
20. Provide roof and attic ventilation per Sec R806.
21. Provide a minimum 22"x 30" attic access opening with 30" clear headroom in attic areas
which exceed 30sq.ft of area as required by R807.
22. All roofing to be installed per Sec. R905.
23. Foam plastics shall be protected from ignition on the interior of a building by a minimum
1/2 in. gypsum board or by an equivalent approved material as outlined in Sec R316.4
24. Balconies, landings, exterior stairs and similar surfaces exposed to the weather and sealed
underneath shall be waterproofed.
25. Insulation shall be installed to conform to the 2009 IECC minimum value of R-20 exterior
walls, R-38 roofs, and R-30 floors over unheated areas. Crawl spaces and basements must
be insulated. Common walls between house and garage are considered exterior walls.
Reference 2009 IECC, Table 402.1.1 for other requirements.
26. Natural light at habitable rooms to be equal to 8% of the floor area with natural ventilation
equal to 4% (R303).
27. When basements are finished off, Garfield County will enforce natural light and ventilation
requirements, and these requirements shall be a consideration in basement design.
28. EVERY SLEEPING ROOM MUST HAVE ONE EXTERIOR DOOR OR ESCAPE WINDOW
WITH A MINIMUM 5.7 SQ. FT. NET CLEAR OPENING. THE MINIMUM HEIGHT OF THIS
CLEAR OPENING MUST BE AT LEAST 24" WITH THE MINIMUM WIDTH AT LEAST 20"
THE SILL HEIGHT TO BOTTOM OF OPENING CANNOT BE GREATER THAN 44"
ABOVE FINISHED FLOOR. PLEASE NOTE THAT BOTH MINIMUM OPENING
DIMENSIONS CANNOT BE USED TO ACHIEVE THE 5.7 SQ. FT. NET CLEAR OPENING
REQUIRED (R310).
29. BASEMENTS SHALL BE PROVIDED WITH AT LEAST ONE ESCAPE OR RESCUE
WINDOW (R310).
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42. Glazing in doors or within 24" adjacent to doors, adjacent to stairways, and including
windows and glazing in enclosures for showers, saunas, whirlpools, steam rooms and tubs
located less than 60" above the floor or drain inlet, and shower doors must be impact
resistant safety glazing or tempered glass. See Sec. R308 for other glazing requirements.
43. Skylights shall comply with Sec R308.6 for glass and plastic skylights. Glazed skylights
shall have screens installed below them.
44. The water closet centerline shall: (a) not be less than 15 inches from the adjacent wall or
partitions, or (b) not less than 15 inches from centerline of a bidet or water closet to the rim
of a tub or shower, and (c) shall have a clear space in front of the water closet of not less
than 21" (P2705, figure 307.1)
45. Garages shall be separated from the dwelling and the attic above the dwelling with 1/2 inch
sheetrock on the garage side walls. 5/8 inch Type X sheetrock is required on the ceilings
of garages beneath habitable rooms (see Table R302.6). A tight fitting solid wood door 1-
3/8" in thickness or a labeled door with fire -protection rating of at least 20 minutes is
required for openings. (R302.5.1)
46. A. No openings are permitted between a garage and rooms used for sleeping. (R302.5.1)
B. Ducts in a garage shall be constructed of minimum 26 gage sheet metal. (R302.5.2)
C. Penetrations in separation between garage and dwelling shall be protected as
required by Sec. R302.11, Item #4 (R302.5.3)
47. Do not penetrate separations between garage and dwelling. Gypsum board must be
continuous. (see Footnote to Table R302.6 found in Garfield County Resolution 2016-26)
48. A garage shall be separated from a dwelling as required by Table R302.6
NOTE: See page 1 and Colorado Revised Statutes (12-23-101 et. seq.) or contact the State
Electrical Board at (303) 894-2300 for state licensing requirements for persons performing
electrical work.
49. In dwelling units, at least one wall switch -controlled light fixture or outlet shall be installed
in every habitable room, in bathrooms, hallways, stairways and attached garages, and at
outdoor entrances (NEC).
50. Provide ground -fault protection (GFCI) for all 120 volt, single phase 15 and 20 amp
receptacles installed in bathrooms, garages, within 6 feet horizontally of the kitchen sink,
and outdoors where the outlets are less than 6 feet 6 inches above grade level and readily
accessible, and at least one GFCI receptacle installed in unfinished portions of basements
(NEC).
51. No usable wall space shall be more than 6 feet from an outlet, and an outlet is required at
all counters 12 inches wide or more, and on any usable wall over 2 feet. (NEC).
52. At least one lighting outlet and convenience receptacle shall be installed in an attic or crawl
space where these spaces contain equipment requiring servicing, or are used for storage
(NEC, M1305.1.4.3)
53. Incandescent light fixtures installed in clothes closets must be located at least 12 inches
horizontally from the edge of shelves. A flush RECESSED fixture with a solid lens or
fluorescent fixture may be installed with a 6" horizontal clearance to the edge of shelves.
PENDANT FIXTURES MAY NOT BE INSTALLED IN CLOTHES CLOSETS (NEC).
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65. Minimum clearances to combustible construction for heat producing equipment must be
maintained per Sec. M1306. Minimum clearances to combustible materials from masonry
fireplaces shall comply with Sec. R1001.11.
66. Fireplaces & chimneys shall comply with all applicable requirements of IRC, Chapter 10.
Factory -built fireplaces shall be listed and labeled and shall be installed in accordance with
conditions of the listing and manufacturer's instructions.
67. ALL NEW WOOD -BURNING STOVES & FIREPLACES MUST HAVE A LABEL FROM AN
APPROVED TESTING AGENCY SPECIFYING COMPLIANCE WITH STATE OF
COLORADO'S AIR QUALITY STANDARDS (CRS 25-7-402). Visit Colorado Dept. of
Public Health & Environment's website for more information on "Approved Indoor Burning
Devices" at the following web -link:
https://www. colorado.gov/pacific/cdphe/approved-indoor-burning-devices
68. Hearth must extend a minimum of 16" in front of and 8" beyond the sides of the firebox
opening. For fireboxes 6 sq. ft. or larger the minimum dimensions are 20" in front of and
12" beyond the sides (R1001.10).
69. Chimneys must extend a minimum of 24" vertical above any part of the building within 10
feet, but shall be not less than 3 feet above the highest point where the chimney passes
through the roof (R1003.9)
70. Where required, every chimney shall be equipped with a spark arrestor consisting of 19 -
gauge welded or woven wire mesh with openings not exceeding 1/2 inch (R1003.9.2)
71. All gas appliances — including fireplaces — shall have a shutoff valve in accordance with
Sec. G2420.5 (409.5)
72. Buildings shall have approved address numbers posted as described in Sec. R319.
73. Atmospheric vacuum breakers are required on all hose bibb connections and faucets with
hose attachments. (P2902.3.2)
74. Flush -o -meter tank -type water closets shall provide a flush with not more than 1.6 gallons
of water; showerheads shall have a flow capacity of not more than 2.5 gpm; and lavatory
faucets shall have a flow capacity of not more than 0.8 GPM (Table P2903.1)
75. A. Gas logs installed in solid fuel burning fireplaces and similar gas appliances shall be
installed per manufacturer's instructions and in accordance with Sec. G2431 (601).
B. Note: Gas logs or gas fireplaces are prohibited from installation in bedrooms,
bathrooms, toilet rooms, storage closets or in a space that opens only into such
rooms. For exceptions, see Sec. G2406 (303).
76. Rough frame inspection is to be made after the roof, all framing, windows and doors, fire
blocking and bracing are in place and all pipes, chimneys and vents are complete and only
after plumbing, mechanical and electrical rough inspections have been approved.
(R109.1.4)
77. NOTE: THE 2005 NEC REQUIRES A CONCRETE -ENCASED ELECTRODE TO BE INSTALLED
ON ALL NEW INSTALLATIONS, AND IT MUST BE INSTALLED ALONG WITH FOOTINGS AND
FOUNDATIONS AS FOLLOWS:
250.52 (A) (3) Concrete -Encased Electrode An electrode encased by at least 2 inches of concrete, located
within and near the bottom of a concrete foundation or footing that is in direct contact with the earth,
consisting of at least 20 feet of one or more bare or zinc galvanized or other electrically conductive coated
steel reinforcing bars or rods of not less than 1/2 inch in diameter, or consisting of at least 20 feet of bare
copper conductor not smaller than 4 AWG. Reinforcing bars shall be permitted to be bonded together by
the usual steel tie wires or other effective means.
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DC Garfield County
BUILDING DEPARTMENT
108 Eighth Street, Suite 401, Glenwood Springs, CO 81601
Tel: (970) 945-8212
INSPECTION POLICY
Inspection requests made before 4:30 pm on a business day will be performed the next business day
between the hours of 7:30 am and 4:30 pm. If your request comes on a non -business day, inspections
will be on the first business day following. Requests are to be called into (970) 945-1377 x 1621.
Required inspections to be done by Garfield County are:
• footers
• foundation walls
• grout (to see rebar placement in CMU walls)
• underground plumbing installation and pressure test
• gas piping installation and pressure test
• rough plumbing installation and pressure tests for DWV and water lines
• rough in mechanical installation
• lath for stucco
• weatherproofing and framing
• insulation
• drywall attachment
• final
Not all inspections to be evaluated by the building official are required for all permit types. Additional
or multiple inspections of any type are also to be evaluated by the building official and may require
additional fees. Failure of an inspection may require payment of a re -inspection fee of $50.00 to be
paid prior to the re -inspection being scheduled. See Sec. R109, 2009 IRC or Sec. 110, 2009 IBC for
further information.
Electrical inspections are to be performed by the State of Colorado and the rough -in must precede
the framing inspection and the final must precede the building final.
Septic permits require percolation testing for design and final inspection and shall be performed by
the designer of the system.
Access to verify carbon monoxide alarm installations are required for all permits outside the home,
such as decks or reroofing. Someone is needed to escort the inspector through the home.
Aggressive dogs need to be managed during the inspector's visit to a jobsite. A re -inspection fee of
$50.00 may be assessed if the inspector cannot get out of their vehicle due to an aggressive or
barking dog.
APPROVE)
SUBJECT TO NOTED
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