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HomeMy WebLinkAboutConditions of Approval 11.15.2023Gurfield Coúlnty Community l)evelopment Department 11t1st2o2s 86y,^r% Owner: Jake Zamansky and Tara Dakides 1212Panorama Drive Carbondale, CO 81623 Architect: Aimee Conrardy Contractor: Owner/Builder Re: Conditions of Approval Job Address: 1212 Panorama Drive BLRE-09 -17-4?27 Dear Mr. Zamansky and Ms. Dakidas, There has been quite a bit of extenuating circumstances during the construction of your home. You are now requesting the partially built home be converted to storage and garage. The upper floors to be removed and add roof framing and trusses to create a garage with storage and attic storage above that. ln lieu of issuing a new permit, the County is changing the scope if the original permit. As the footing and foundation were inspected under the original building permit referenced above. The plans have been reviewed to the currently adopted codes in Garfield County. lf an item is missed during review, it is the applicant's obligation to comply with all adopted codes in Garfield County. Below is a list of conditions to be addressed during construction. There is no response needed, compliance will be required during field inspections. Documentation is to be provided during construction, if needed. Please contact me if clarification is required. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e70)94s-82r2 Gonditions to be addressed durinq Construction The County's Policy for garages is that they are to be associated with a residence. I new building permit is to be submitted within a year of the re-issuance of this permit. Any existing deteriorated building materials are to be mitigated per the submitted reports. The approved plans are to be on-site for inspections. Sanitary facilities are required to be provided for workers A list of required inspections will be attached to the:plans. The State is to permit and approve the electrical work. cal Pluhtt://www.colorado. Electrical Code compliance will be determined based on field inspections performed by the State Electrical Inspector, (303) 869-3458. Please have the inspector sign the building card or provide written documentation of the inspections.. Backwater valves are required on plumbing waste lines in the basement, if being gravity fed to the sewer. Upper fixtures are not to be run thru the backwater valve. Talk to your plumber Underground utility locates is the responsibility of the owner or contractor. 81 1 is the Colorado Utility Locate Hot Line. A minimum of l12" gypsum required under the stairs. Any exposed foam is to be covered with an ignition barrier or a thermal barrier based on location. (lRC R316) lf part of the thermal envelope, attic accesses are required to be weather stripped and insulation is to be permanently attached to the access. The R-value for the access is the same as the attic. Code minimum states that all hot water pipes 3/" and larger are required to be insulated to R-3 minimum and all hydronic heating pipes are required to be insulated to R-3. The REBP is obtaining points to insulate all hot water lines regardless of size. Exterior lights are to be downcast and the light source is not to be visible from the property line or the public right of way. The ice shield is to be installed at the eaves to a minimum 24" up from the insulated walls. Floor drains in garages are not allowed to be tied to sewer/septic unless routed thru a sand/oil separator. Otherwise, daylight the drain or run to a drywell. Engineer stamped truss drawings are required to be provided to the inspector at framing inspection. The mechanical equipment is shown off the garage. Any source of ignition is to be elevated 18" above the garage floor. (lRC M1307.3) 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 An lmprovement Location Certificate (lLC - survey) is required to be submitted and approved prior to scheduling a final inspection. As this appears to be a heated garage, the attic insulation is not shown, it is to be R-38 minimum. Sincerely, John Plano Building Official Garfield County (970) 945-1377 x1560 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212