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Home My WebLink AboutCorrections and Conditions of Approva-Owner ResponseGurfield Coun$ Community Development Department 12t11t2024 Owner: Kara Byrne and Brett Smith KBBS HOLDINGS LLC 248 SKIPPER DRIVE CARBONDALE CO 81623 Engineer: Ernie Kollar 320 Main Street Carbondale, CO 81623 Contractor: Owner/Builder Re Corrections and Conditions of Approval BLRE-1 1-24-8995 and 8996 Job Address: TBD County Road 120 Parcel: 218512402034 Dear Ms. Byrne and Mr. Smith, The County Building Department has performed the review on the building permit applications and plans for the new home proposed at the above address. There are items that need to be addressed prior to considering issuance of the building permit and items that can be addressed after the issuance of the building permit. Please provide a response letter addressing each item listed in the "ltems to address prior to issuing a building permit". Response not required for the "Conditions to be addressed during construction" but please address if clarification is needed. Please provide 2 complete sets of corrected sheets, with clouded areas reflecting changes, for the resubmittal. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 94s-82r2 Items to address prior to issuinq a buildinq permit 1 Please provide the soils report referenced in the structural drawings 2 Please provide proof that there is adequate water to serve two dwelling units. The well needs to be allocated for two dwelling units. 3 The civil plans provided states "Not for Construction". Please provide civil plans that are for construction. Please submit 4 copies, 2 for each permit. 4 The 2018 IECC allows 3 methods of compliance: Prescriptive, U-Factor Alternative and Total UA Alternative. We are not to assume the direction of the designer; it needs to be on the plans. Please state the compliance method on the plans. (IECC 402) 5 Please provide air sealing details for the building thermal envelope 6 The unvented crawlspace is required to have a continuously operated exhaust with a relief to the common area, or conditioned air duct with a relief to the common area. Please refer to the referenced code section for exact criteria. Please show on the plans how this will be accomplished. (lRC R408.3) 7 The floor is shown with R-30 insulation for protection of the floor joist. I want this to be very clear, fiberglass insulation is not an acceptable protection method. Please see the attached document from APA. Please specifically state the type of insulation to be used to protect the l-joist. 8 There's an option to use R-15 rigid insulation in the crawlspace. Please add to the plans what type of ignition barrier will be utilized for this rigid insulation, if made of foam. Gonditions to be addressed durinq Construction The crawlspace access is pictorially shown to small but labeled 24"x18". The access is to be large enough to remove the water heater shown in the crawlspace and not be less than 24"x18". 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. https://www.colorado.qov/pacific/dora/DPO Electrical Plumbinq Permits Electrical Code compliance will be determined based on field inspections performed by the State Electrical lnspector, (303) 869-3458. Please have the inspector sign the building card or provide written docurnentation of the inspections.. Drainage across property lines shall not exceed that which existed prior to grading. Excess or concentrated drainage shall be contained on site or directed to an approved drainage facility. Erosion of the ground in the area of discharge shall be prevented by installation of non-erosive down drains or other devices. 108 Eighth Str"eet, Suite 401 Glenwood Springs, Colorado 81601 (970) 94s-8212 Smoke detector locations, CO detector locations, handrail, safety glazing locations and bath exhaust fans are typical red-lines on residential plans' Geotechnical Engineer's representative to observe the excavation and provide a report verifying the assumed 3000psf is being met prior to a footing inspection to be performed. A blower door test report is required prior to final inspection. lt is your responsibility to set up the appropriate inspections with a Rater and supply the inspector with the report. Any exposed foam is to be covered with an ignition barrier or a thermal barrier based on location. (lRC R316) The home is to be supplied with mechanical ventilation of outdoor air. The minimum ventilation rate is to be CFM = (0.01x total square footage of the house) + 7.5 x (number of bedrooms +1) General Notes on the plans indicate whole house ventilation. Code minimum states that all hot water pipesTn" and larger are required to be insulated to R-3 minimum and all hydronic heating pipes are required to be insulated to R-3 All exterior lighting is to be downcast and shielded. The ice shield is to be installed at the eaves to a minimum 24" up from the insulated walls. The dryer in a closet will require 100 square inches of make-up air. (lRC G2439.4) Engineer stamped truss drawings are required to be provided to the inspector at framing inspection. All shower doors are required to maintain 22" in the clear and are required to swing out. Any mechanical equipment in the crawlspace is to be within 20' of the crawlspace access. The Loft Window is over 72" above grade and are less than 24" above the finished floor. lt will be required to have window opening limiting device so the window cannot open more than 4". Sincerely, John Plano Building Official Garfield County (970) 945-1377 x1560 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e70)94s-8212 Gurfietd Cowrn$t Commmmis nDevellopmemt nDepartrcmt 12111t2024 fpflicant Response to ltems to be Resolved Prior to Building Permit lssuance Below 12.18.24 Oruner: Kara Byme and Brett Smith KEBS !.f,OLDIhreS il-C 24E SKIPFER DRIVE GARBONDALE CCI 8',[623 Engineer: Ernie Kollar 32O frflaln Street Carbondale, CO 81E?3 Gontras-tos: Gruner/Builder Re:Gonnecfrfioms as'$d Gomdil{ioms of Appnclva[ B[-RE-'fl n-24-Egg5 asxd 8996 Jlob Address: TtsD CouwtY Road 120 Farcel: 218;512402QW Dear h#s. tsyrne and ft4n Snnith, The aounty Errttdirlg @artment has perfowned t{re revierry on the building pemi8 ap$lcations arud @ns for tfrc urew Fffi propwed at tFte above Mress. There are lterns tglat need to be addressed prior to considerilry issuance d the building permit as16[ itenastfmt can be a6ffinessed aftertfirc lssuame @f the bulffiiry permnit. Fbase provitne a response letter addressing eachttem tisted in the "0tems to addness prior to iss*@ b nu#ol*g perfili{". Response not reguired for tfle."oocdi{lons to be a#ressed duriclg coc6rf,diofl1' tu* pm** dress if chrifi€atiom is needed. Flease provide 2 compbte sets of conected sheets, with stouded areas rdectiqg cilranges, fon the resubmlttat. 108 Eigl*h Stu'eet, Suite 401 Glenwood Sprlngs, Colo'rdo S160l (970j945-82r,2 0tems 0o ddress prf,orfio bsuiroo a hufi0df,rog permilt t Pbase provde tfle so,ib report neferernced in the strudura0 ffirofurgp' Applicant FlesPonse: See attached z eilimegrorrx*eliobttlrrair*oubdecwateunatertoservetwodwellirqgunils-TFserell needs to be allocded for tvuo druelllng units' Applicant ResPonse: See attachedg The clvi! pbm provded states .F{d for Corrstrucflon"- Fbase provkde clvil p&ans thal are for construction, Flease submit 4 copies, 2{q eaeh permit' Applicant FlesPonse: See attachedq ri# zo,gg lEcc alkurs 3 rnetho& of conf,iarrce: Frescriptcwe, t&Frctor Alterrmtiwe acld Totaf; N.,fiA Alterslative. We are not to assulme tFre directlon of the desbner; it needs to be on the plans. F&e-ase state the compliance crse{hod on tFse p&arc' ([ECC 4O2] Appilcant Flesponse : Prescriptive mettrod. See AO. t architectural ptans 5 pnase provide air seating detaits for the building tFrennaf envelope' ApplicantResponse:SeeA0.1'Al.3,AS.2architecturalplans 6 TIre unvemted ***n*p* 6s regurired to have a contlnuqmbr orerated exhaust with a relief to the comnnocl ar@a, or conditioned air duct with a relief to tfie commorl aFea. F$ease refer to the re$enec?a€d code section forexact cri8eria. Ftrease shors on tl}e plans frottr this will be acconrp$b*rcd. (tRC R408'3) Applicant Response: see A0.1 , A1.1, A1.3, A3"2, A"E.1.3 architecturalplans T The floor b shorusx Mth R-3O lmulatiom for protectbn of tfirc {[oortoFt. fi wrtr$ thb to be very clean, flberglass insqlation is not an acceptabie protectiocl crlethod. Flease see the attached documerrt trorn apn Fbase speclfically btarc mle $pe of isweilagi,on to be used to protect tl-re n-I@ist. Applicant Response: Joists changed to 2x10 dim. lumber. Flr. ins. not required. See A3.2' arch plans' E Tfore's an o6lon to we R-tdn@id imu[ation lcx tfixe crarrotspace. Fleme add to the @ns- what type of ignition hanrier wilt be utilized for this rigirt insulation, [f rnade of foam. ,Applicant Response: Rigid ins. opliot deleted, floor insulation deleted. Crawl space wall insulation to be Vinyt Couered iAppidveC tgniiion Banier) R19 insulation. See A0.1, A3'2. See arch. plans Gomdfitbros to be addressed dur0mo Goms@uctfios! Tf* crmryilspace acoess ls pic{oria$ly shows} te smal*bt*t }ahM 24"x1ff- The aecess i*to be farge e*u!n to remove thb unater heater shown in the crarrutspace ard not be less thac'] 24"x18". Appticant Response: Changed on plans. See At.t arcfritecturat ptans' Tlrc approved plaros are to he oursite fon inspectios]s' sani&ary facilltl,es are Fequlred to b povided for workers. A t'lst of regu6ed imspectiours will be attached to tlrc plans. The State is to penmit and approve t[le electricat work. hitps://vrruvw.colorado.oov/pacific/dora/DPO Electrical Plumbino Permits Electrical Code cotrpliance will he detel.snined bmed on fneld inspectiore penfqn@ by the. s{ate E{eakb31 tg?seu"tor, {3og} g6$.34b9. Fftaase have tl1e inspectorsrgn tfre bui&$kg card or provide wrltten drcunentation of the inspections" Dna6nagre across property liruss shall urot exceed that rruhich existed pnionto grading. Excess or concentrded d;ainagr6 s[m[! he coqrtained on eite or dlirected to an apProrved draln@e facility. gnosaop or inre g]nouno in tFrc area of, discxrarge slm0[ h prevented hy i0Mdffiion @f non'erosive dosn drains or other devices' 10S Eighth Stueet, $uite 401 Glenwood Sptittgs, Colorado 81601 (970) 94s-s212 $rnoke de{edor l6gdi@r6, GO ddecfor bcatbsrc, hamdrai[, $afiety Sf;aztcry bcdfroms ard hdFt eximtpt facxs are Weitca! rec$-fines on resir$ential Sars- 66otec$Tnica$ Englirneer's represr$ative to obsente tfre excavdbn and proricne a report ver@ing fu assr,rrmed 3000esf b belrg rnet prior to a footing inspec{ion to he perfrysned. A blwer door test report b requined pnor to frnal imspection. lt is yot.tr resporcibility to set up tfirc approprbte inwpedbflF w]th a Rater aud suppfy t0rc lmspedor w[th t[E nepor[. Any exp,med fcern h to be cwered wi$h an ignltion! ha{rier or a therwrd bryrbr Med on $ocation. (flRG R3X6) The home is to be supplied with nrechanicafi ventitatioru of outdoor air. T[p mlrlimusvt verutfrSdiocr rde is to be OFftfl = (O.Otx totat sqlare foo{age cf ffi}e 0}@qme} + 7.5 x {nurmber d bedroorm +n) Genera$ No8es om t$rc dagxs Bndicate \ff0!o&B fircuse \f'erdiWiofl]- Code m*mi+vlrm stdes that al$ fiot wder plpes 3/;' a{d larger are requFed to he 0mulated to R-3 rnlnimtmr ard dt hydromb $re'atirry eiees are reguired to be insuldtd to R-3 Al8 exterior Sightiry is to be dorryqlcast aM shblded. T11g dw s[xbkd [5; to be fu1g,tamed at tf]e e@e{s to a mDminnunn 24" up trotin t0rc lslstdated wams- The duyer in a closet will nequine '[@ sguare inches of nnake-up ain. (fiRC G2439.4} Eupimeen stmlped Sruss dranro0ngs are required to be provided to the lrwgedw at framimg lnspection. ABil shrerd@ors are recpaired to nnaiwtain 2t tnt0rc chean auld are requiffed to sw[rry oML Any meahasdcaf equiprent in tFre cnawlspace is to be within 2A' d $le cnawlspace access. Tfrc fi-oft K5gMhW b over 72' above grade as]d ane &ess {tr}am 24" above tfw fimbhed fbor. lt wi1! be requined to have windor openiurg limftirry device so the wirldow cannot Gpeut more than 4". Sincenely .jot'ln Flano BulMing Offlcia0 Garfrneld Gouutty {970} W*1377 x'!560 108 Eighth Skoet, Suite 401 Glenwood Springs, Colosado 81601 t970->94s-82t2 Gurfield County Community Development Department 01t1512024 Owner: Kara Byrne and Brett Smith KBBS HOLDINGS LLC 248 SKIPPER DRIVE CARBONDALE CO 81623 Engineer: Ernie Kollar 320 Main Street Carbondale, CO 81623 Contractor: Owner/Builder Re Job Address Parcel: Corrections BLRE-1 1-24-8995 and 8996 TBD County Road 120 218512402034 Dear Ms. Byrne and Mr. Smith, Thank you for the response to the comments sent on 1211112024. There are still some concerns that need to be addressed. Please see the additional comments in RED. Comments adequately answered have been removed. Items to address orior to issuino a buildino oermit 1 Please provide the soils report referenced in the structural drawings. The Soils Report submitted is a Preliminary Geotechnical Engineering lnvestigation. There is a statement on Page 4 under "Anticipated Building Foundations that a design-level geotechnical engineering investigation should be performed to develop recommendations for the buildings after civil engineering and architectural plans are developed." lt appears by the date of the Geo-tech Report, it was generated prior to the Civil Drawings being finalized Please provide a letter from the Geotech Engineer that this report is satisfactory for the foundation design or provide a new specific Geotech Report for foundation design. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e7o)94s-8212 2 Please provide proof that there is adequate water to serve two dwelling units. The well needs to be allocated for two dwelling units. The letter provided by JVAM indicates the existing shared well is for 3 dwellings with 1/3 rights for this parcel. Essentially allowing for 1 single family dwelling. Once item #1 is adequately addressed, one permit can be issued. To issue the additional home, please submit the approved State Well Permit, the Basalt Water Conservancy District water allotment contract, and the well agreement. Sincerely, John Plano Building Official Garfield County (970) 945-1377 x1560 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e70)94s-8212