HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Wednesday, October 23, 2019 12:42 PM
To: Tim Lucas (tlbldr05@gmaii.com)
Cc: Glenn Hartmann; Andy Schwaller (aschwaller@garfield-county.com); Lindsay Krol
Subject: Mtn. Springs Ranch, Lot 15 - Permit #BLRE-09-19-5973
Tim
We are currently reviewing your building permit application for a "Caretaker Residence" at your Mountain Springs Ranch
property. This application is incomplete in several respects, and before we can finalize our review and issue permits the
following items need to be addressed:
1. Engineered Foundation, Floor & Roof Framing Plan(s) — Garfield County requires all foundations over 8 feet in
height to be Engineered and wet sealed by a Colorado licensed Professional Engineer. If counterfort is used at
back wall, provide steel reinforcing requirements and/or detailing. In addition, your Engineer should review and
provide floor/roof framing plans (including missing support posts), wall bracing requirements adjacent to the
garage door opening, exterior wall specifications, and deck framing requirements per Building Code minimum
requirements. Truss drawings shall be submitted for verification of proper snow load requirements. Please
provide our office with (2) copies of the wet -sealed Engineered plans and details.
2. Land Use Approval for Secondary Dwelling Unit — The size of this secondary dwelling unit exceeds 1,000 square
feet which is the maximum size allowed for an Accessory Dwelling Unit (ADU) under Garfield County's recently
updated ADU regulations. In order for you to build a "Secondary Dwelling Unit" of up to 1,500 S.F. in size you
must obtain a Land Use Permit through our office, an approval process administered by our Planning Dept. I
have copied Glenn Hartmann, our Planning Manager, on this email so that you can reach out to schedule a
meeting with Glenn or one of our planners to discuss further. Please note that the Land Use Permit for the
Secondary Dwelling Unit is required orior to the Building Department's issuance of a Building Permit.
3. Engineered Soils/Geological Report — Following a review of previously submitted plans for a single-family
residence on this property (as amended on 8/29/19) it appears that the hillside rising above the residence — and
presumably the secondary dwelling unit — exceeds Garfield County's maximum slope development standards of
30% maximum slope. The Land Use & Development Code (Section 7 — 207 F) requires all such steeply sloped
properties to submit an Engineered Soils & Geological Report addressing slope stability, drainage and geological
hazards posed by the existing slopes above the proposed buildings as well as effective mitigation measures for
such development. Please submit a copy of this report as wet -sealed by a Colorado licensed professional
Geotechnical Engineer.
4. Other Required Information —Amended plans need to be submitted illustrating the following items:
a. Fire Separation between Dwelling Unit & Garage — Code requires fire separation at stairway/landings
between lower level garage and main level residence. Illustrate stair/landings and enclosure walls at
lower level floor plan.
b. Upper Level Floor Area —Stairway at main level is shown to be extending up as well as down to garage.
Is there an upstairs level above the main level? If so, illustrate useable floor area at upstairs level.
c. Deck Framing — Full extent of the deck should be shown on plans, and structural requirements for deck
and roof framing above the deck are required. Provide specifications/details for deck joists, post & beam
structure and beams required at deck or roof frame above.
Thank you for your prompt attention to these outstanding items, and we will place this permit application in our
"Pending" file until we receive the additional information as noted above.
1
Dave Argo P-PAZ-f
Plans Examiner
2-202)