HomeMy WebLinkAboutCorrespondence - Clarification on Scope of WorkAneynluce-
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Colleen Wirth
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Colleen Wirth
Garfield County Plans Examiner
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Colleen Wirth
Friday, August 25,2023 8:01 AM
Kim 8¿ Rebecca-Rhea Benson
RE: BLRE-O8-23-8243 - BENSON Addition at493 Ponderosa is now UNDER REVIEW
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Kim & Rebecca-Rhea,
Thank you! Your email is received, l'll take another look as soon as I get your prints back on the drafting table. Finishing
another project this morning.....
From: Kim & Rebecca-Rhea Benson <ksbenson94@gmail.com>
Sent: Thursday, August 24,2023 10:L0 PM
To: Colleen Wi rth <cwi rth@ga rfield-cou nty.com>
Subject: Re: BLRE-08-23-8243 - BENSON Addition at 493 Ponderosa is now UNDER REVIEW
\]I You don't often qet email from ksbensong4@gmail.com. Learn why this is important
?.
Coleen,
Thank you for the updatel We are finally beginning to see life in this project, and we are both anxious and excited
I have read your clarification request and the answers are in bold ltalics below along with your original concerns.
The newly proposed t4'x2O'addition along the south side of the existing home is meant and intended for use
as a "hobby" room, correct? NOT intended as an additional sleeping bedroom, correct? This ìs correct. It is
intended for the sole purpose ol extra spøce for us to pursue our hobbies and crafts allowing us to have a
more permønent pløce lor such activities, and to convert our laundry room to a løundry room, and not ø
makeshift office.
Will the 14' x2O'addition be a heated and conditioned living space? The room will be heated with baseboard
heat from our existíng hot water furndce.o lf heated space, what insulation material and R-Values willyou install in the addition's roof ceiling,
exterior walls, crawl space floor, foundation walls? (unless I forgot to indicate this) Pleose refer to the
"single Famíly Residential One Story Additíon" worksheet, poge 3 specíficølly; Ceiling insulotion: R49,
Wall Insulation: R27.
o lf heated space, what is the heat source: infloor radiant heat tubing, electric basement board heat,
existing furnace supply and return ducts or other? Baseboard Heat from our existing Hot Water
furnace.
a
Will the 4' x8' closet within the new addition be accessed ONLY from the hobby room? Thís ís correct, only
from the Hobby Room.
o Or will the 4' x8' closet have an additional access opening into the existing master bedroom? Iáe
exÍsting sliding glgss door will be moved from the Master Bedroom to the new east side of the
addítion and the Master bedroom wíll be converted into d solid wøll which will be the new closet wall
for the back ofthe closet.
1
a
o Please confirm proposed crawl space access opening location:. Will crawl space access opening be installed in the hobby room closet floor as shown on sheet 1
o12? We ore aware that there needs to be a crawl spøce in this room øs Índicøted by Sheet
52.0 Frame Pløn Note #7. We would like the crawl spoce to be 'out ol the woy' so we would
prefer it to be in the closet.. Or will the crawl space access opening be located as shown on Sheet S2.0 Frame Plan Note #L,
roughly 1"-2 feet from the interior swing door between the existing living room and new hobby
room? fVo. Willthe crawl space addition be used to house or store any new mechanical equipment or
appliances? No it will not. lt will be utilized for extra storøge ol møterials, and other
household storage needs.lf so, please expound.. W¡ll creation of the crawl space addition and hobby room above it, cause any elements of the
.existing house crawl space access openings or vents to be blocked, closed or otherwise
removed? Existing house crawl space orea wíll remaÍn the some and will not block, close or be
removed.
a 1993 architectural plan sheet 1 of 2 states "removal" of a 3-panel window at the shared wall with the hobby
room3ftx3ft
utility sink.
o Should the addition cause a loss to natural ventilation to the living room area, please be
prepored to provide some source of mechonical ventilotion for oir chonges os a result. Shortly after
moving ín we split the swamp cooler ductwork from a single downdraft vent in the living room to
downdrofts in the kitchen and the other just înside the entryway into the master bedroom. We have
ínstølled up-ducts; 2 in the livîng room and moster bedroom and one in the smaller bedroom. This
provided adequate ventilation and cooling during the summer months. We wíll høve to research
lurther downdrafi venting to øccommodate the new addition spdce.
o Feedback: l'm concerned removal of the existing window(s) moy reduce the avoilable natural light
and ventilotion serving your existing living room. Pleose be oware, 2075 lnternotionol Residential
Code Section R303 Light and Ventilation will require the existìng room to mointoin 4% natural
ventilotion and 8% naturol light for comfort of habitoble living spoces.With øn opproximate, 366
squore feet of living room space, owners ore encouraged to meosure and verify the remoining
existing openings will offord you 29 sq ft of notural light (through window or door fenestrations), ond
14 sq ft of (window or door openings)for achieving noturol ventilotion directly from within the
existing living room. While it is difficult to decipher from the drowings whot actual net clear opening
dimensions are, we trust you con measure ond confirm during construction. Should the oddition
couse o loss to naturulventilation to the living room areø, pleose be prepared to provide some
ê^trÌ.ô al mørhnnì¡al ttøn*ilnlìnn îar nir ¡hnnnøc nc a racttl* Tho aa>*h cî¡lo aÍ +hø lîttiaa taam hac avt ,t,ww'tvtt'u .,tvt vt' e,.u,,yer sJ u,LJsr!. ...t..v. vt .rrÈ.r,r.rt.vv.....e¿ e
double hung wíndow that wíll allow for naturøl light and ventiløtíon. All of our existing windows
ínstalled (with the exception of the 4 single hung windows ín the kitchen) are 27 inches from the
carpeted floor to roughly 76 ínches below the ceiling. We also have an entrywøy door that has an
oval shoped decoratÍve window, as well as ø domed shaped window above the door. We are
awøre that we wìll be losing considerable nøturol light alforded us by southern sunlight and pløn
to instøll a solar tuhe to help ølleviøte the reduced lîght. The kitchen is well lit ønd very open in its
structure allowing western setting sunlight into both the k¡tchen and to some smøller degree, the
Iiving room.
2
a The proposed hobby addition appears to (remove)(eliminate) a sliding door opening inside the existing
master bedroom. W¡ll the existing window openings along the south side of the master bedroom meet
current building codes for an emergency escape and rescue opening? lf the master bedroom is at grade level
(and not a second story bedroom), there is a more recent code change or "exception" allowing openable
area = 5.0 sq ft (reduced from prior 5.7 sq ft), with minimum 24-inch clear height, and minimum 2O-inches
clear width.The existing south 3 panel window is and will meet both old and new code qualifications, as
do all other windows currently installed in the original structure. Each panel that opens is 32" wide by 33"
tall. (2.75x2.6=7.3t sq ft, wellexceeding both old and new code requirements.)
We hope this clarifies any questions and concerns you may have. lf you find you need further clarification,feel free to
reach out and we will do our best to answer in a more detailed manner.
GEOTECHNICAL REPORT FEEDBACK:
No further geotechnical report is required to complete this plan review and issuance of your building permit.
However, the owner builder is responsible to hire a geotechn¡cal engineer to visit the job site after completion of the
foundation addition excavation work.
An OPEN HOLE SOILS REPORT by the geotechnical engineer will be required to be available at the job site for the Garfield
County Building lnspector at the time of your footing inspection.
When your building permit is made ready for issuance, we will staple and include clear instructions for the owner
builder(s) on how to schedule inspections and prepare for project phasing. Thonk you for clørílying this lor us.
Sincerely and with much gratitude,
Rebecca-Rhea
(970) 618-86s1
On Wed, Aug 23, 2023 at4:33 PM Colleen Wirth <cwirth@sarf¡eld-countv.com> wrote:
BLRE-08-23-8243 - BENSON Addition at 493 Ponderosa ¡s now UNDER REVIEW
3
Hello Kim and Rebecca-Rhea,
Thank you for your efforts thus far on your future addition projcct.
This is a courtesy update to let you know l'm now reviewing and stamping your blueprints for the addition in
Monument Creek Village, Lot 10.
STRUCTURAL COMMENTS:
No structural corrections to plans are requested nor required at this time.
GEOTECHNICAT REPORT FEEDBACK:
No further geotechnical report is required to complete this plan review and issuance of your building permit.
However, the owner builder is responsible to hire a geotechnical engineer to visit the job site after completion of the
foundation addition excavation work.
An OPEN HOLE SOILS REPORT by the geotechnical engineer will be required to be available at the job site for the
Garfield County Building lnspector at the time of your footing inspection.
When your building permit is made ready for issuance, we will staple and include clear instructions for owner builder(s)
on how to schedule inspections and prepare for project phasing.
ARCHITECTURAT COMMENTS:
l'm deducing the historic 1993 floor plan and site plan % and 2/2 - with superimposed penned notes - is meant to
reflect the existing and proposed building floor plan detail.
Those notations * coupled with input from Teresa Bianco, Permit Technician, and John Plano, Chief Building Official -
are steering me towards understanding your proposed work scope
To be certain I stamp your drawings correctly and construction proceeds as smoothly as possible, I am requesting
written confirmation and clarification on a few items:
ARCHITECTURAL QUESTIONS AS FOTLOWS:
4
1. The newly proposed L4' x2O' addition along south side of the existing home is meant and intended for use as a
"hobby" room, correct? NOT intended as an additional sleeping bedroom, correct?
2. W¡llthe 14'x 20'addition be a heated and conditioned living space?
2.a. if heated space, what insulation material and R-Values will you install in the addition's roof ceiling, exterior walls,
crawl space floor, foundation walls?
2.b. if heated space, what is the heat source: infloor radiant heat tubing, electric basement board heat, existing
furnace supply and return ducts or other?
3. W¡ll the 4' x 8' closet within the new addition be accessed ONLY from the hobby room?
4. Or will the 4' x 8' closet have an additional access opening into the existing master bedroom?
5. Please confirm proposed crawl space access opening location:
5.a. Will crawl space access opening be installed in the hobby room closet floor as shown on sheet 7 of 2?
5.b. Or will crawl space access opening be located as shown on Sheet S2.0 Frame Plan Note #1, roughly 1-2 feet
from the interior swing door between the existing living room and new hobby room?
6. Will the crawl space addition be used to house or store any new mechanical equipment or appliances? lf so,
please expound.
7. Will creation of the crawl space addition and hobby room above it, cause any elements of the existing house
crawl space access openings or vents to be blocked, closed or otherwise removed?
8. 1993 architectural plan sheet 1 of 2 states "removal" of a 3-panel window at the shared wall with the hobby
room 3 ft x 3 ft utility sink.
Feedback: I'm concerned removol of the existing window(s) moy reduce the ovøiloble natural light and ventilotion
serving your existing living room.
Please be aware, 2075 tnternotional Residentiol Code Section R303 Light ond Ventilation will require the existing
room to maintain 4% natural ventilation and 8% naturol light for comfort of hobitable living spaces.
With on approximote, 366 square feet of living room space, owners ore encouroged to meosure and verify the
remaining existing openings witt afford you 29 sq ft of notural light (through window or door fenestrations), and 74
sq ft oÍ (window or door openings)
for ochieving naturol ventilation directly from within the existing living room. While ìt is difficult to decipher from
the drowings what actuol net clear opening dimensions are, we trust you con measure and confirm during
construction.
Shoutd the oddition couse a loss to notural ventilotion to the living room orea, pleose be prepored to provide some
source of mechanical ventilotion for air changes as a result.
g. The proposed hobby addition appears to (remove)(eliminate) a sliding door opening inside the existing master
bedroom. Willthe existing window openings along south side of the master bedroom
meet current building codes for an emergency escape and rescue opening?
5
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lf master bedroom is at grade level (and not a second story bedroom), there is a more recent code change or
"exception" allowing openable area = 5.0 sq ft (reduced from prior 5.7 sq ft), with minimum 24-inch clear height,
and minimum 20-inches clear width.
Please consider Question comments 1-9 above and reply to me by email to cwirth@garfield-countv.com at your
convenience. Your responses will allow me to complete the building application and plans examination for this
project.
Thank you for your efforts, I look forward to seeing this home addition move forward
Colleen W¡rth
Building Plans Examiner
Garfiel¡l Cnr r ntv Cnrnrnl r nitv Îtevclrrnrna nt
108 8th Street, Suite 401
(970) 945-1377 ext 1610
6
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