HomeMy WebLinkAboutLetter from Architect 01.20.2021TODD YOUNG ARCHITECT
01.20.21
Dave Argo
Plans Examiner
Garfield County Community Development
108 8th Street, Suite 401
Glenwood Springs, CO 81601
Permit # BLRE-11-20-6612
18 Spring View Drive
Garfield County
Glenwood Springs, CO 81601
Dave,
970.618.0168
email• todd@toddyoungarchitect.com
web: toddyoungarchitect.com
RECEIVED
2 C,
GARFIELD COUNTY
COMMUNITY DEVELOPMENT
Thank you for returning my call regarding the Plan Review Comments for Permit # BLRE-11-20-6612. Our
conversation helped me better understand and address these comments dated December 17th, 2020. Please see
my responses to the Plan Review Comments below.
A. The Structural plans including the foundation, framing, and roof plans and appropriate details for this
residence have been sized and detailed by David Connolly, P.E., Principal Engineer for ERS Consulting
Engineers, a Colorado Licensed Engineering firm. Two stamped and signed sets including sheets S 1.0,
S1.1, S1.2 and S2.0 are submitted with this letter.
B. All exterior Retaining Walls are to be Boulder Retaining Walls. They are all less than 48" in height so
they do not need to be stamped by a P.E.. The retaining walls on 2&3/A1.2 which had been shown as
concrete retaining walls have been changed to boulder retaining walls as part of Revision 1_01.15.21.
Please see Revision 1_01.15.21 on 2&3/A1.2.
C. Site Grading and Drainage has been revised on 1/A1.0 and 1/A1.1 in order to comply with Sec. 401.3 of
the 2015 IRC and conditions of the Soils Report which has been prepared by Kumar & Associates
Geotechnical Engineers. (Report No. 20-7-191). New contours have been drawn on the Site Plan which
create drainage swales around the residence. Drainage swales will be used to divert uphill grades from
draining onto the uphill side of the building. Please see Revision 1_01.15.21 on 1/A1.0 and 1/A1.1.
Drainage Swales are also shown on Building Sections such as 2/A4.1 creating swales where existing
grade slopes toward the building.
D. An Improvement Survey Plat w/Topography has been prepared by True North Colorado LLC on
September 27th, 2019, Project No: 2019-273. This survey defines and plots the "Building Envelope" for
Lot 27 on the Survey. The residence has been drawn with all elements including overhangs within the
limits of this Building Envelope. A survey will be executed before the foundation is formed by True
North Colorado Land Surveying. Please see Revision 1_01.15.21 on 1/A1.1.
E. 2" Rigid Board Insulation shall be placed under the Entire Slab to comply with the 2015 IRC Section
M203.2.1. `Radiant piping used in slab -on -grade applications shall have insulating materials having a
minimum R-value of 5 installed beneath the piping.' The 2" Rigid Board will be greater than the R-5
required. Please see Revision 1_01.15.21 for the revised notes on 6/S 1.1 for revised Slab on Grade
Insulation. Also, please see 1 and 5/S 1.1 for the insulation required at retaining walls. See Revision
1_01.15.21 on 1 &2/A4.0 for revised insulation at the retaining wall. All retaining walls shall have 4" of
Rigid Insulation Board (R-28) to the outside of the wall.
F. The Non -Vented roof shall be changed to meet the 2015 IRC Sec. R806.5 and Table R806.5. There will
be 4 1/2" Sprayed Foam Insulation sprayed in the top cavity of the 11 7/8" roof members. This will have
an R-value of approximately 31.5. In the remaining cavity batt insulation will be placed so there is no
interstitial space between the spray foam and batt insulation. The batt insulation will have a R-21
minimum. This will provide an R-value for the ceiling/roof of approximately R-53. Please see Revision
1_01.15.21 on 6/A5.0 and the Insulation Section Note on A2.3.
G. The Loft level shall not be a Bedroom as labeled on the first Permit Set_11.24.20 of plans. It is now to
be an Office with a ships ladder to comply with R311.7.12 of the 2015 IRC. Please see Revised 1/A2.0
for ship ladder plan showing hand rails on both side, and 1/A2.2 and 2/A4.2 for Revision_1_01.15.21
designating it as an Office. Also see 1/A6.0 for the ships ladder designed to comply with R311.7.12.
Thank you,
Todd Young
Architect