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Home My WebLink AboutArchitect CorrepondenceDave Argo From: Dave Argo Sent: Monday, January 20, 2020 11:04 AM To: Mark Ward; Max Filiss Cc: Andy Schwaller (aschwaller@garfield-county.com) Subject: Aspen Equestrian Estates Gut Remodel Mark: Eric with Divide Creek Builders stopped by again this morning in an attempt to provide us with greater clarity about proposed changes to an existing structure at Aspen Equestrian Estates (Permit #BLCO-01-20-6094). This is the second time I have looked over plans prepared by your office for this project, and I thought it best to reach out to you directly — so that Eric doesn't get stuck in the middle of a conversation that needs to occur between us. There remain a couple of key items which must be addressed before we can initiate plan review and issue permits for this remodel: 1. Plans Do Not Clearly Depict Existing Building vs. New Proposed Remodel — The original building was evidently built before Garfield County had established a Building Dept. or adopted zoning, and we have no records in our database regarding this building. It is therefore incumbent upon you — as the Architect — to clearly identify the existing structure to remain and portions of the building that will be remodeled as part of this building permit, and we need more than a simple "laundry list" of items as recently provided. Also provide a description of occupancy/uses at the existing building as compared to the proposed/new uses. The drawings I've seen do not make any clear distinction between "existing" and "new" which makes it impossible for us to verify scope of work. Oftentimes on projects like this, the Architect will provide "existing/demolition" plans that clearly identify interior spaces/uses prior to remodel work. Also, the full extent of the building footprint (including square footages) needs to be illustrated including an existing indoor arena along with any changes to the existing building footprint (for example, new covered porch with HCP ramp). Exterior elevations should clearly illustrate "existing" vs. "new" areas. 2. Structural Engineer's Certification of Existing Structure — Because the original building was not subject to permits or inspections when it was originally built, the Building Dept. also requires that a Colorado licensed Professional Engineer perform a site visit and inspection to verify that it complies with Garfield County's minimum building requirements (refer to PDF attachment). The Engineer must certify with a wet -sealed letter/report that the building is structurally sound and complies with our minimum structural requirements. In addition, if the gut remodel is adding floor area, or new walls, floors, roofs or any other structural components drawings must be submitted and wet -sealed by a Structural Engineer (in compliance with Colorado state statutes for commercial projects). 3. Fire District Review — It would be prudent if Eric and/or Max sits down with Bill Gavette at Carbondale Fire District to review these proposed plans with him. We will need to receive confirmation from Bill prior to issuance of a building permit. As I have explained to Eric, these comments are based only on a very preliminary review of the submitted drawings, and more issues may arise once we get into our normal plan review. However, we wanted to apprise you of these substantive missing items so that you can act upon them while the plans are sitting in our plan review queue. Feel free to call or email me with any questions. Dave Argo Plans Examiner Garfield County Community Development Department 1 Dave Argo From: Dave Argo Sent: Monday, January 20, 2020 11:05 AM To: Mark Ward Cc: Max Filiss Subject: Aspen Equestrian Estates Attachments: Existing Structure Permits.pdf . Sorry, forgot to send this PDF attachment along with my prior email. Dave Argo Plans Examiner Garfield ['rjrrjrfl. 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 1 FCGarfield County BUILDING DEPARTMENT 108 Eighth Street, Suite 401, Glenwood Springs, CO 81601 Tel: (970) 945-8212 Obtaining a Building Permit for an Existing Structure When a property owner wants to change the use or occupancy of a structure originally built without a building permit or under the "Ag Exemption" provision of Garfield County's Building Resolution, there are additional requirements that must be met before the Building Department will issue a building permit for the existing structure. Because an existing building's structural and architectural elements were not subject to inspection during original construction, the following items must be submitted to the Building Department: 1. Depending on the type and use of the building, a building permit packet (application form and checklist) must be completed. Building permit application packets are available online by visiting the following web -link: https://www. garfield-county. com/community-development/building-permit-applications. aspx 2. A Colorado licensed design professional (Architect or Engineer) must perform a site visit and inspection of the existing structure to verify that it complies with Garfield County's currently adopted building codes. More specifically, the design professional must certify with a sealed letter that the existing structure complies with applicable key items as follows: ➢ Structural Provisions — Verify minimum roof snow loads, frost depth and wind speed requirements comply with minimum requirements; review existing foundations and footings; wall, floor & roof framing members; lateral bracing (shear walls); etc. ➢ Nan -Structural Provisions — Occupancy/use classification(s); fire protection system requirements; fire separation requirements; means of egress requirements including stairs, landings & railings; smoke & carbon monoxide alarms; etc. Building plans — drawn to scale and illustrating the existing structure — shall be submitted along with the application. In some cases where certain remedial measures must be taken in order to comply with current building code provisions, these modifications to the existing structure shall be drawn, detailed or otherwise specified by the design professional and included with the building permit application. 3. Upon approval of the application, a permit will be issued and the final permit fees will be collected. Typically there are one or two inspections performed by the county to finalize the process and issue a Certificate of Occupancy if applicable. 4. Additional permits for septic, electrical or driveways may be required and, if applicable, these must be submitted and finalized prior to issuance of a C.O. from the Building Department. Please contact the Building Department with any questions. Dave Argo From: Mark Ward <mwardandassoc@gmail.com> Sent: Monday, January 20, 2020 1:23 PM To: Dave Argo; tim webb Cc: Max Filiss; Andy Schwaller Subject: Re: [External] Aspen Equestrian Estates Gut Remodel Thanks for the clarification. I will prepare as built plans and a demo plan to explain in more detail the work involved.Also provide existing usages. and sq footage Thanks Mark Ward Dave Argo lIAM[i and ASSOCIATES int ar.-cE-Ditecture and Alarming RECEIVED .) t L) Garfield County Building Department GARFIELD COUNTY COMMUNITY DEVELOPMENT RE: Aspen Equestrian Estates Remodel To whom it concerns I have made numerous site observations to the existing office structure. It is presently occupied by a few office personnel for the management of the on-going equestrian activities on the site. The existing occupancy is B and has 2,217 sf. The construction is Type VN. One, east portion of the office contains a loft which is planned for demo. The majority of the roof will be removed to enable a new second floor. The structure is attached to two premanufactured, steel buildings which house indoor riding arenas. I have observed that the office portion is somewhat dated and in need of a major facelift and thus the proposed remodel and addition to better serve the uses going forward. In the event of any code deficiencies in the present building, they will all be addressed and/or corrected in the plans and construction of the remodel/addition. A structural engineer, as suggested, will make another site observation to verify all structural elements comply and if not, make recommendations and details to correct. Respectfully, /47/4 Mark Ward Architect 3223 Arapahoe Ave., Suite 220 o Boulder, Colorado 80303 a (303] 442-1201 .2 1 ntegral, inc. Structural Engineering Studio 2020-02-13 Garfield County Building Department 108 8" Street, Suite 401 Glenwood Springs, CO 81601 Project: Aspen Valley Polo Club Office Remodel 3275 County Road 100 Carbondale, CO 81623 Integral #19054 Attention: Dave Argo RECEIVED B1r 2020 GARFIELD COUNTY COMMUNITY DEVELOPMENT letter This letter is in regard to the existing structure of the above-mentioned building. I have visited the site to review the existing structure. I have also gathered additional information from the contractor and the architect regarding the existing structure. The existing structure has been reviewed for compliance with the required loads in the IBC 2015. Any deficiencies in the existing structure have been addressed with remedial measures in the Revision 1 structural construction drawings (dated 2020-02-10) for the remodel. Since existing footings are not readily visible, minimum sizes for existing foundation elements have been indicated to be field verified during construction. Any deficiencies with the foundation will be addressed at that time. Please contact me if you have any questions. Timothy J. Webb, P.B. Principal 2590 31d" Street Boulder Colorado 80301 303 495 5206 v 303 495 5276 f www.i2structural.com