Loading...
HomeMy WebLinkAbout1st Corrections and Conditions Letterl*t* P5 @ans'c egrrE?- Community Development Department 03t21t2025 Owner: James and Kelly Lord 631 N Wildhorse Drive New Castle, CO 81647 Architect None Contractor: None Listed Re: Corrections and Conditions of Approval Job Address.3257 County Road 237 Dear Mr. Lord, The County Building Department has performed the review on the building permit application and plans for the new home proposed at the above address. The drawings are substantially incomplete. I was tempted to just send you the Single-Family Checklist and ask you to start over. I will attempt to quantify the missing information for you. l've included the checklist, as it appears you were not aware there is one. 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\ e4s-8212 Guffield Coulnu Items to address prior to issuins a buildinq permit 1 This appears to be a kit type home. Please supply the erection/installation drawings from the manufacturer. Site Plan:2 The access road does not appear to be depicted correctly on the site plan. Please see the attached aerial view of the property. Please show the location of the roads, the 60' Public Access Easement, the 50' Non-exclusive lngress and Egress Easement, the 16.5' electrical easement, and the 25' Domestic Water Easement correctly on the site plan. Because of the easements, the constraints it could create, and lack of detail on the site plan a licensed surveyor is to plqvide a stamped site plan clearly showing easements and all relevant information on the singlefamily checklisl. \ poT f*pr?eD 3 The scale is to be a US Unit not metric. 4 Show the driveway to the home from the access road. 5 Show where a fire truck turn-around will be installed. 6 Show location of the well and septic tank and leach field. 7 Show dimensions from the home to all property lines. I Show proposed contours to show finished grade after construction. I Please also include all the information required on the Single-Family Checklist. Architectural Concerns: 10 The scale is to be a US Unit not metric. 11 There shall be a hinged egress door that provides 32" x78" in the clear, which is typically a 36" door. The plans indicate a 32" door. Please verify if that is a clear opening or a 32" door Please change the door to 36" wide if it's a 32" door. 12 Submit amended elevation sheets (graphically depicting garage below proposed Residence, show compliance regarding building height, show existing grade and finished grade) Definition attached. 13 Submit garage floor plan details 14 Submit mechanical equipment installation location details 15 Submit Garage / residence fire-separation details 16 Submit building cross section details. Showing gypsum, vapor barrier, insulation, studs, sheathing, weather resistive barrier, siding, rafters, underlayment, roofing, etc. 17 Submit stair details that will access grade from the main level above the garage. 18 Submit stair handraildetails 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 19 Submit guard details at front entry and decks (over 30 inches above grade) 20 Submit window / door schedule 21 Provide the make and model of the proposed fireplace Enerqv Concerns: 22 State in writing your intended ENERGY COMPLIANCE PATH Are you building in accordance with the PRESCRIPTIVE PATH using the 2018 IECC Table R402.1.2 Are you building in accordance with the PRESCRIPTIVE PATH using a REScheck software report, if so, supply said report. Are you building under a PERFORMANCE PATH with support of a HERS Rater and HER Rater's report, if so supply said report. 23 Submit MISSING graphic outline of your proposed BUILDING THERMAL ENVELOPE illustrating perimeter of your conditioned building space(s). TIPS: Thermal Envelope details may be illustrated on a building cross-section illustration or clear floor wall ceiling assembly details TIPS: Thermal Envelope details should clearly list /label proposed insulation materials and R-values for slab, walls ceiling roof assemblies 24 Submit MISSING MANUAL J REPORT TIPS: Encourage owner builder to work with local mechanical suppliers to prepare a MANUAL J REPORT. Electric heating is checked on the building application form, unknown other heating / cooling/ ventilation systems apply. TIPS: Encourage owner builder to share with Report Supplier the Silt Co location elevation (if 6,325 ft ASL) and attached BUILDING CODE REQUIREMENTS PDF (including WINTER DESIGN TEMPERATURE minus 2 degrees for sites up to 7,000 ft elevation). 25 Provide statement on the intended method of WHOLE-HOUSE VENTILATION for the residence (exhaust only fan system in bathroom or laundry / master closet space? ERV? Or other?) Structural Concerns: 26 The beams for the deck are shown directly installed on the concrete column. The drawings indicate a garage below. Please verify there will be no column from the pier to the beam. Gonditions to be addressed during Construction 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 Plumbino Permits 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (e70)e4s-8212 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 documentation of the inspections.. Underground utility locates is the responsibility of the owner or contractor. 81 1 is the Colorado Utility Locate Hot Line. 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. 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 5000psf is being met prior to a footing inspection to be performed. A blower door test and possibly a duct blasting 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) lf the slab on grade is heated, a minimum of R-5 insulation is required under the slab. Code minimum states that all hot water pipes Yo" 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 location of the clothes dryer could result in the exhaust duct being over the allowed 25', then subtracting for offsets. The code requires the developed length to be permanently marked. lf the developed length is over code, then the installation instructions for the specific dryer is to be on-site during the rough-in inspection. The ice shield is to be installed at the eaves to a minimum 24" up from the insulated walls. Typical garage fire separatiort is 5/8" gypsurn orr lhe ceiling and Tz" on the walls. The door from the garage to the home is to be 1 318" solid core or 20 minute rated. lf there's living space above the garage, the screw pattern on the ceiling is to be 6" oc on the edges and in the field. Floor drains in garages are not allowed to be tied to sewer/septic unless routed thru a sand/oil separator. Othenrvise, daylight the drain or run to a drywell. Kitchen hoods over 400 cfm require make-up air. The stove/oven manufacturer specifies the cfm required. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970\ 94s-8212 Engineer stamped truss drawings for the floor and roof are required to be provided to the inspector at framing insPection. lf the mechanical equipment is in the garage. Any source of ignition is to be elevated 18" above the garage flooi and approved -barriers are required to protect equipment from vehicle impact. (lRC M1307.3 and M1307.3.1) Any wood burning devise is to be an EPA Phase 2 clean burning appliance or on the state list of exempt apfliances. Exception: The River Valley Ranch PUD does not allow wood burning devises. lf the water supply lines are installed in the garage ceiling, the plumber is 1o install them against the flooi iheathing or provide an acceptable method to keep the lines from freezing. All shower doors are required to maintain 22" in the clear and are required to swing out. 3'd party Special lnspections are required for bolting and welding, list of special inspectors is attached.. Window openings that are over 72" above grade and are less than 24" above the finished floor will be reqJired to have window opening limiting device so the window cannot open more than 4". Sincerely, So" fIo,o John Plano Building Official Garfield County (970) 945-1 377 x1560 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-82t2