HomeMy WebLinkAboutCorrections and Conditions of Approval 1stldwtt*
Community Development Department
11t14t2024
Owner:
Coke Ovens 2 LLC
110 Oak Lane
Glenwood Springs, CO 81601
Architect:
Jordan Architecture
PO Box 1031
Glenwood Springs, CO 81601
Contractor:
CUC Construction
625 Airport Road
Glenwood Springs, CO 81601
Re: Corrections and Conditions of Approval
Job Address: 625 Airport Road
Dear Mr. Jordan,
The County Building Department has performed the review on the building permit application
and plans for the addition proposed at the above address.
There are items that need to be addressed prior to considering the 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-8212
Gurfield Coun$
Gorrections to address prior to issuinq a building permit:
1 Please provide a code analysis for the building. Type of Construction, existing and proposed
Occupancy Groups, separated or non-separated uses, occupant load, etc. (lBC 107,
Chapters 3,4,5, and 6). Please note that the original drawings and the Certificate of
Occupancy indicate VA Construction.
2 The original Certificate of Oooupanoy indicates F 1 Occupancies on the lowest level. ln a
non-sprinkled VA building an F-1 occupancy is only allowed for a 2-story building. Thus,
requiring the building to be sprinkled or have separated uses. Please provide the Sum of the
Ratios calculation if using separated uses. (lBC 508.4) Note. the lower level does not qualify
as a basement, it's the first story as it's over 12' lall.
3 Please provide written verification from the engineer of record for the existing OWTS System
(septic), that it has the capacity for the new offices. Records indicate the existing system
was designed for 6 employees. Provide an OWTS Permit Application and updated design if
the existing capacity is not compliant or the letter of verification.
4 Provide details, and the UL Assemblies or Gypsum ManualAssemblies being referenced for
all new construction complying with VA Construction. Primary Frame, interior bearing walls,
exterior walls, floor assembly, columns, roof assembly, and posts & LVL beams supporting
the roof are to be one-hour construction. (Table 601)
5 Please provide floor plans for the existing lower levels. (lBC 107)
6 Please show how both existing levels are accessible. lf one level is not accessible, the
aggregate area of the inaccessible stories will be over 3000 square feet, thus requiring an
accessible route to all levels. (lBC 1104.4)
y''Please provide structural drawings for the new stairs, footing, foundation, and framing. (lBC
107, Chapter 16)
{ ne Guards to protect the deck and stairs are to be 42" tall. Please change the drawings
accordingly. (lBC 1015)
,{ tlandrails are required on both sides of each set of stairs, with extensions at the top and
bottom. Please add the proper details to the drawings. (lBC 1014)
lO The minimum stair tread depth is to be 1 1". Please change the drawings accordingly. (lBC
101 1 .5.2)
/(please have the structural engineer verify the existing roof framing complies as a floor for an
office at 50 pounds per square foot and 2000-pound concentrated load. The original
drawings indicate a 40-psf. snow load. (lBC Table 1607.1)
12 Please provide mechanical drawings for the new floor and a Mechanical ComCheck Report
to verify code compliance with the 2018 IECC.
13 Please provide a lighting plan for the new floor and a Lighting ComCheck Report to verify
code compliance with the 2018 IECC. Please include emergency lighting and exit signs.
2{please provide waterproofing details for the decks over occupiable spaces.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)94s-82r2
;*5'fhe parapet shown on the structural drawings is not shown in the same place on the' architectural drawings. Please coordinate the drawings.
'{tn.existing
windows adjacent to the new stairs are required to be safety glazed or a Guard' be installed between the stairs and the glazing. Please indicate the windows be changed to
safety glazing or detail a Guard. (lBC 2406.4.6)
A partition wall in each restroom within Units A and B lands on an exterior window. Please
provide details of how this will be constructed.
$ me north arrow on the architectural drawings indicates a different direction than on the' structural drawings. Please coordinate the drawings.
l9-Please indicate the size of the roof drains on the plans.
Conditions to be addressed durinq 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 o. oov/oacific/dora/DPO Electrica I Plumbino Permits
Separate Sign Permits are required for any external signs. Please refer to the county
website for the application.
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.
Records indicate the building is served by a Fire Alarm System. lt is required to be inspected
and approved by the Local Fire Protection District. Please provide shop drawings to the Fire
District for review and schedule the inspections accordingly. Please have the Fire Marshal
sign the inspection card when the rough inspection is approved and when the final
inspection is approved.
The Electrical Code requires a separate Electrical Permit for low voltage fire alarms that
have an alarm panel and send a notification to the Fire District when under alarm. A Rough-
ln inspection with the State Electrical lnspector is required (303) 869-3458. Please have the
inspector sign the building card or provide written documentation of the inspection.
All exterior lighting is to be downcast and shielded.
Safety glazing is not designated on the plans. Safety glazing will be checked during the
framing and final inspection. (lBC 2406.4)
Any membrane and through penetrations of the fire resistive construction will be required to
be fire-stopped with listed fire stopping assemblies. The contractor is to provide a cut sheet
for the assemblies at the framing inspection. (lBC 713)
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 94s-8212
A Knox Box is required to be mounted adjacent to the front door. lf one does not exist,
please contact the Local Fire District for the exact location and preferred Knox Box model
The walls surrounding the toilets are to be non-absorbent for a height of 48" and 2' past on
each side of the toilet.
All accessible door hardware shall have a shape that is easy to grip, including pocket and
sliding doors. (ANSI A117.1 , 404.2.6)
Grab bar backrng rs to be rn place tor all toilets at framing inspection.
The flush handles for the toilets are required to be on the accessible side of the toilet. This
will require right hand flush model in Unit C.
A passing blower door test is required to be submitted prior to issuing the Certificate of
Occupancy.
Sincerely,
&r" flono
John Plano
Building Official
CC: CUC Construction
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)94s-82r2
5o
t
Jordan Architecture lnc.
PO Box 1031 Glenwood Springs, CO 81602 970-618-6690
email: bradjordanarchitect@gmail.com website: jordanarchitecture.com
L4 February 2025
John Plano
Garfield County
Building Official
RE: Coke Oven 2 LLC
525 Airport Road
John,
This letter is in response to your 'corrections and conditions of approval' letter, dated
L1./1.4/24:
1. A code analysis for the building, listing the type of construction and occupancy
groups has been added to sheet A1.1.
2. The occupancies are separated (FL and B)
3. A letter from Mike Gamba regarding the existing septic system is attached, with the
recommendation of adding to the leach field.
4. Additional details have been provided on sheet A5.L regarding a fire separation for
any future occupancy changes.
5. The original prints of the building were provided (see sheets 41.01 & A1.02).
6. This was demonstrated on the original prints that have been provided (see sheets
A1.01 & A1.02).
7. SEE Sheet 52.01., Stair Foundation Plan
8. The guardrails have been revised and further detailed (see sheets 44.1 and A5.1).
9. The handrails have been delineated and can be seen on sheets A3.1 & A5.1.
L0. The stair rise and run has been revised (see sheet 43.1).
L1. MTCG has confirmed that the current roof will meet the floor loads per the lBC. See
design loads on Sheet S1.01.
12. The mechanical drawings are part of this resubmission (S3DA Engineers).
13. The electrical drawings are part of this resubmission (S3DA Engineers).
14. Details have been added to sheet A5.1.
15. The parapet location has been adjusted/coordinated with the architectural
drawings, See Sheet 52.02.
16. A note has been added to temper these units, see sheet A3.1.
17. The partition wall/window conflict has been revised, see sheet A3.1 & 44.1.
18. The North arrow has been adjusted on the structural drawings to coincide with the
architectural d rawings.
L9. Plumbing drawings are part of this resubmission (S3DA Engineers).
Please feel free to contact me with any questions
Respectfu I ly su b m itted,
Brad-)ordaw
Brad Jordan
Principal Architect