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HomeMy WebLinkAbout2nd Corrections and Conditions Letter?Pe ue@o- Community I)evelopment Department 06t26t2025 Owner: James and Kelly Lord 631 N Wildhorse Drive New Castle, CO 81647 Architect: None Contractor: None Listed ne: Corrections and Conditions of Approval Job Address:3257 County Road 237 Dear Mr. Lord, The response to the first letter is substantially incomplete. Comments that were adequately answered are removed from this letter. Please see the additional comments in red. 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 Drovide a res DO nse I etter 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. A response letter could not be found in the resubmittal. I attempted to find the missing information; I apologize if something was addressed that I could not find. 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-8212 Guffield Coulnty Items to address prior to issuing a buildinq permit 1 This appears to be a kit type home. Please supply the erection/installation drawings from the manufacturer. This was not found in the resubmittal. 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 provide a stamped site plan clearly showing easements and all relevant information on the Single-Family Checklist. The "Lot 3 Easement Exhibit" is to be stamped by a licensed survevor. 6 Show location of the well and septic tank and leach field. This comment was not addressed. As a courtesy, I used the drawings submitted for the OWTS Permit and included it in the Building Permit Submittal Drawings. 7 Show dimensions from the home to all property lines. Because the home is within 50' of the property line the "Site Plan Overall Layout" is tc be stamped by the surveyor. Arch itectural Concerns: 21 Provide the make and model of the proposed fireplace. I could not find the requested information in the resubmittal 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 R402j.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. I could not find a statement within the resubmittal. 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 I could not find a depiction within the resubmittal. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970\94s 8717 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?) I could not find a statement within the resubmittal. 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. The new elevation drawings indicate posVcolumns to support the deck. The engineered drawings need to be updated to accommodate the situation. Gonditions to be ad durino 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. gov/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 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. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 Code minimum states that all hot water pipes %" 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 liglrtirrg is [o be dowrrcast arrd 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 separation is 5/8" gypsum on the ceiling and Tr" 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. Othenrise, 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. 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 floor 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 appliances. lf the water supply lines are installed in the garage ceiling, the plumber is to install them against the floor sheathing 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 required to have window opening limiting device so the window cannot open more than 4". All windows are to be .28 U-Value or a new Manual J Report will be required. All stud spacing is indicated a|12" OC. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-82r2 Sincerely, &r" flooo John Plano Building Official Garfield County (970) 945-1377 x1560 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970) 94s-8212 :r'rr*€6*" John Plano To: Subject: Jim Lord RE: More lnformation Needed Jim, Thanks for the fol.l,ow up. We're atmost there, see comments betow. John Ptano Chief Buitding Officiat Garfietd County Buitding Department 108 8'h Street #401 Gtenwood Springs, CO 81601 (970) 945-1 377 Ext. 1 560 From: Jim Lord <jimlord97O@gmail.com> Sent: Thursday, June 26,2025 3:45 PM To: John Pla no <j pla no @ga rfieldcou ntyco.gov> Subject: Re: More lnformation Needed John, Good afternoon, thank you for getting back to me so soon. ln regards to the questions attached I was not sure if I shoul,d fitt out on the form and send back or just answer on this emai[. Question # 1 . lt is a kit onl,y that the wal.l,s framing and al.t the joists are pre manufactured. The only instattation drawings We're incl,uded in the information I l,eft with Teresa. lt just tists the panel number in order. Let me know if you need more information on that. OK 2. I was under the understanding that the signature from Bet[ consutting engineering was adequate for the site ptan.l wit[ contact a surveyor to get stamped tayout. Yes, have it stamped by the surveyor 6. Bett consutting shoutd have submitted the information for the septic tank and Leitchfietd tayout. lf he has not, tet me know and lwitl, have him send that as soon as possibte. I typicatty don't get the septic drawings; they are sent to EnvironmentaI Heatth. I reached out to them and have a copy. 7. Again,l apotogize, I thought the site ptans coutd be signed by the engineer. I witl have them signed by a surveyor. Yes, have it stamped by the surveyor 21 . There witl. be no fireptace or woodstove. The ptans show one, l't[ red-tine that it's not in the scope. 22. lt was my understanding that the manual, J gave you the information needed for questions 22 and 23. I have also inctuded in attachments The manual. J and Reschedk documents qFrom Dexter Diagnostics. Again, the energy code requires a statement regarding the method. lt's typicatty Prescriptive, by just using the R and U vatues in the code. The other 2 methods woutd require energy modeting, which is used when the prescriptive R and U vatues can't be met. 23. I submitted a hand drawn cross-section with the information given to teresa the other day. Let me know if that is not adequate. It may sound sitty, but the new energy code requires a ptan to outtine the thermal envetope. The easiest way woutd be to take the ftoor ptan or a cross section and run a hightighter around the thermat envetope. 25. The ventitation system that Amanda Poindexter at Dexter Diagnostics recommended was an ERV fan. I didn't think to look there, a response letter woutd have pointed me there. lwil.t fottow up With you as soon as possibte on the remaining issues. Thankyou so much foryour prompt response. Sincerety, On Thu, Jun 26, 2025 at2:24P\! John Plano <iplano@g€ffietdcountyco.gov> wrote: HiJim, I received your resubmittat. There are stit[ some outstanding items, ptease see the attached document lf ctarification is needed, ptease reach out. 2 jllfic {ltorl{{dtlffid}lilt F il l{ Flofl {Cgt<llicirC " Err.{!rrd tcdiilir*dt Sincerety,