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Home My WebLink AboutArchitect CorrespondenceOn Thu, Mar 21, 2024 al5:12 PM Colleen Wirth @)q.r rfield -cr:untrl. e$m > wrbte: lrclrful (KeEazee *- fuze t"z&4 ,API+ fJ 8 IWII .' , .'. . i . "';' j ' f€rr'e'u-/ Y- e*a7f 2an2ern_s, Courtesy Message for Christman Project Team I am completing the code compliance review for the Christman residence in Snobble Exemption area and will need the following items addressed before the building permit can be issued: CORRECTION COMMENTS / CONCERNS TO ADDRESS: 1. Original submission includes lmprovement Survey Plat from Peak Surveying depicting an existing residence plus an Asbestos testing report for the existing residential structure. Submit to Garfield County Community Development Department front desk a separate building permit application form for DEMOLITION scope of said existing structure or structure(s). Clariff in the application materials the anticipated or expected timetable to demolish the existing residential structure(s) and any other structures on Parcel A. Demo permit should have been applioed for by Jack Wheeler of the home group. Demo would start once Demo permit is issued. Supplying documentation will abate questions in the record regarding nurnber of dwellings and number / use of structure(s) to remain on the property. Permit application form for DEMOLITION work attached. Final project will be one dwelling unit. 2. What method of whole-house ventilation will be used? Exhaust only - fans? Combination exhaust and supply with ERV's or other? Whole house ventilation is accomplished by TWO ER\fs. which are shown on the mechanical plans. One in the mechanical room and one in the crawlspace below the Primary Bedroom. There is also one on the Guest suite above Garage. 2.a.lf one or more ERV's are to be installed, label proposed location on plans so service maintenance access is confirmed. See mechanical plans. 3. Energy Compliance Sheet, 42.O, 42.1, 42.2 Door Schedule Note 4) includes wrong prescriptive U-factor value of -0.35 (should be -0.30). Updated. 4. Energy Compliance Sheet, grid details for window sill @ stone veneer wall, window head @ frame wall, window sill @ foundation wall, also show wrong U-factor value of - 0.35 (should be -0.30). Updated. a\t \\ N\ \ 5. Examining S2.0 foundation plan and the "smaller" crawl space area located between the garage slab on grade and basement area, it is unclear from structural and accompanying architectural renderings exactly where a second crawl space access opening is provided? Provide crawl space access detail. See updated Structurals. 6. Master Utility Plan Sheet 2 ol 3 dated 211912024 prepared by Pinnacle Design Consulting Group reference an underground natural gas supply line. The house is natural gas. This does not agree to the Owner Representative's references under PROJECT DETAILS of the building permit application form, expressing TYPE OF HEAT = PROPANE. The house is natural gas. I think I mistakenly checked propane - the decision is natural gas. 6.a. Will the home be served by natural gas? yes. 6.b. Will the home be served by an above ground or below ground LP propane tank? No propane tank. 6.b.i. IF propane fuel type, then relabel the Master Utility Plan with existing / proposed fuel(s) and locations. NiA. 6.b.i. IF propane fuel type, then be advised you are installing fuel fired equipment in a basement pit location, and locally adopted amendments will require propane mitigation. N/A. 6.b.i. IF propane fuel installed in a basement, below grade, crawl space or other pit location, then amend Architectural and/or Civil drawings to graphically depict proposed propane drain locations going out to yard ldaylight. N/A. As the property is located near waterways, staff is concerned about potential construction disturbance / conflicts within required 35 ft stream setback and riparian areas. The only close activity will be the OWTS sytem. We will be diligent in keeping site clean and minimize disturbance in the 35' setback. What do you need in reference to this to check it off? 7. S2.0, grid K to L 7 shows an interior pad with unspecified "size". Update S2.0 lsolated Footing Schedule and reference so its clear for foundation subcontractor / builder and building inspectors. See updated structurals. 8. A2.2 Upper Level Plan labels the story level above the garage as an ADU (or Accessory Dwelling Unit). Not an ADU. ls a guest sulte - no kitchen. Will be a dorm style refrigerator, a microwave, and a hot plate at most. 8.A. Will this accessory living space over the garage be limited to its common area (outside the bedroom and bath suite) having a "wet bar only" with nofull size kitchen appliances ( as a standard size refrigerator, oven,range, dishwasher, cooktop stove)? No ADU. 8.8. If no second kitchen is introduced, then the upper level plan may be interpreted as being a continuation of the prirnary residential living unit. Please verifu and confirrn. No second kitchen. 8.C. If, however, the owner's wish to have a legal ADU attached to the g yage and primary residence then a number of things are needed: No ADU. 8.C.i. Provide fire-separation details between the garage / respective dwelling units. No ADU. 8.C.ii. Provide a separate independent means of egress from the ADU out to exterior grade and yards, without occupants travel through the primary dwelling and/or attached garage space No ADU. 8.C.iii. If owners intend to have a complete separate ADU, do they have proof of legal water supply or water service for a second dwelling unit on the property? Attached is an ADU complete packet with Property Owner's Certificate of Compliance. Property Owner is encouraged to read all attached information carefully. No ADU. 9. ln reviewing Christman's prepared CIVIL and SURVEYOR drawings, Garfield County Community Development staff are moderately concerned about the design of supporting infrastructure (mound onsite wastewater treatment system) and resulting construction activities that may affect the 100-year floodplain, riparian areas and/or wetlands. From Hans Brucker (Pinnacle Design) 'With regard to the 35 ft stream setback - we are not proposing any grading on the Clvll Plan within the {O0-year floodplain line - except the OWTS, which is allowed within the 100 yr. line. No grading within 35 feet of the stream / river or riparian area. 10. We're asking how the mound leach field will function with the leach field shown on top of the "flood line" Not sure what this questions is. Site work to develop the home may necessitate obtaining a FLOODPLAIN DEVELOPMENT PERMIT prior to building permit issuance and release. Carla Ostberg asked specifically about a flood plain development permit and was told we didn't need one. Septics can be placed in a floodplain per OWTS regulation, Carla hrs since spoken with Ted, and our civil wilt be doing a FDP. Have n zoom meeting with Glenn / civil engineer on 04-09-24 to start up the floodplain development deal. Can the permit continue on in review without the floodplain being final? Glenn thought that they could run concurrently. Some of the plan drawing pages label a "flood line" and more data is needed to clearly understand actual elevation data and location of the mapped 1O0-year floodplain. What data do you need, specifically? There are site elevations on Civil and Carla's drawings. We are asking for help and support from the Christman's Civil Engineer and Surveyor(s) to provide more site information. Please contact Garfield County Community Development Department" (970) 945-8212 to schedule a PRE-APPLICATION MEETING with our Floodplain Manager (Glenn Hartmann, Community Development Director) and Building staff to discuss floodplain findings and assess what next action steps are needed for obtaining a FLOODPLAIN DEVELOPMENT PERMIT and moving construction project forward. REQUESTED ACTION: REVIEW COMMENTS 1 - 10 above. PREPARE AND RESUBMIT (2) complete full size paper plan sets OF CIUL, ARCHITECTURAL and STRUCTURAL PLAN SHEETS for the Christman Residence to the Garfield County Community Development Department front desk. ALL REVISED PLAN SHEETS shall be marked with changes highlighted, clouded, bubbled, or otherwise noted with REVISED dates. SUBMIT REQUESTED MATERIAL lN ONE COMPLETE PACKAGE for re-review. BUILDING PLAN SUBMITTAL attached to this email correspondence for Owner's Representative to use as a COVER SHEET with your resubmittal packet. Christman Residence assigned permit #: BLRE -02-24-8531. Thanks for your effort on this residential project, looking forward to obtaining more detail Golleen Wirth Building Plans Examiner Garfield County Community Development 108 8th Street, Suite 401 (970) 945-1377 ext 1610 cwirlh@qarfi eki-countv.r:om