HomeMy WebLinkAboutCorrections and Conditions of Approval 2stZeD c,anro-
Community Development Department
03t26t2025
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 revised plans for the addition proposed at the above address.
Comments that were adequately addressed have been removed. Please see the additional
clarification and new comments in red.
There are items that need to be addressed prior to considering the issuance of the building
permit and items that can be addressed afier 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-82t2
Garfield Couln$
Gorrections to address prior to issuins a buildinq 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.
The lower level is being proposed as an Assembly Area, classified as an A-3 Occupancy.
Add this occupancy group to the "Code Analysis".
2 The original Certificate of Occupancy 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.
TL^ l^..,^- l^.,^l :- r^r -^ -- A 6 - -r --- -i ilE ilJwct tcvcr tD iluw ptcusiltgu d!' dn A-J r.,ruuupaltuy. Daseu un supataleu uses lll a ]ton-
sprinkled building the floor ceiling assembly between the A-3 and the B is to be a 2-hour
assembly. Provide details to verify whether the existing floor/ceiling complies with a 2-hour
assembly and provide the UL or Gypsum Assembly it complies with. lf the floor/ceiling
assembly is not 2-hour provide details to upgrade the assembly and suppiy the UL or
Gypsum Assembly. (lBC Table 508.4)
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.
With the Assembly Occupancy added in the lowest level, an OWTS permit to upgrade the
system to accommodate all the uses in the building is required. Please submit an application
and design to the County's Environmental Health Department (E.H.). The building permit
cannot be issued until E.H. approves the septie design, there hasn't been an application to
E.H. to date.
4 Provide details, and the UL Assemblies or Gypsum Manual Assemblies 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)
The only assembly provided is a "Future Occupancy Separation Wall". Provide allthe
assemblies required for VA Construction and change the "Construction Notes" on Sheet
F.l.2.
5 Please provide floor plans for the existing lower levels. (lBC 107)
Sheets A1.01 and ,A1.02 couid not be found in previous submittals. include the referencecj
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6 Please show how both existing levels are accessible. lf one level is not accessible, the
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accessible route to all levels. (lBC 1104.4)
One accessible parking spot is shown to access the lower level. An accessible parking
space is required for the middle level, or an accessible route will be required for all levels.
12 Please provide rnechanical drawings-for the new floor and a Mechanical ComCheck Report
to verify codc compliance with the 2018 IECC.
Provide the Mechanical ComCheck Report as requested.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) e4s-82t7
13 Please provide a lighting plan for the new floor and a Lighting ComCheck Report to verify
code compliance with the 2018lECC. Please include emergency lighting and exit signs.
Provide the Lighting ComCheck Report as requested.
20 The restrooms have been redesigned since the last submittal. The lavatory is not to
encroach into the required 60" maneuvering clearances for the water closet. (ANSI A117.1 -
604.3)
21 fhe Accessible parking spot on the lower level is not wide enough for the Van Space that is
required. A total of 16' is required for the space and loading area. Please address
accordingly. (ANSI A1 17 .1 -502)
22 Based on the grading shown, the "stoneterra" retaining walls are required to be engineered.
Please provide engineer stamped drawings for the retaining walls. (lBC 105.2 and
Stoneterra's Engineering Design Manual)
23 The road accessing this property is a Glenwood Springs' Road. During the original
construction the Glenwood Engineering Department indicates a revised access permit is
required if the use on Lot 2 changes, see the attached correspondances. Please provide
Glenwood Springs' approval for the existing access or a permit to upgrade the access if
required.
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.
httos://wwrl.colo oov/oacific/dora/DPO Electri cal 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.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)94s-8212
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)
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 backing is to be in place for 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 for the 3'd level is required to be submitted prior to issuing the
Certificate of Occu pancy.
The roof is shown as vented through the parapet, see Detail 1 on A5.1 at framing inspection
to verify compliance.
The primary scuppers are not to drain over the existing stairs.
Shop drawings for the metal stairs are to be reviewed and approved
Sincerely,
&0" flono
John Plano
Building Official
CC: CUC Construction
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 94s-8212
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Jordan Architecture lnc.
po Box 1031 Glenwood springs, co 8L602 970-618-6690
email: bradjordanarchitect@gmail.com website: jordanarchitecture.com
31 March 2025
John Plano
Garfield County
Building Official
RE: Coke Oven 2 LLC
625 Airport Road
John,
This letter is in response to your 'corrections and conditions of approval' letter, dated
o3/26/25:
1. An additional note was previously added to the Code Analysis, and has now been
replaced in order to further clarify the change of use at the lower level to an A3
occupancy.
2. The occupancies were originally separated and noted as a 2 hour separation on the
original drawings, which are included with this submission and on sheets 43.02 &
43.03.
tr- We are working with Gamba to obtain a revised OWTS system addition/design.
A-i.r"assemblies are existing and noted on the original drawings on sheet A3.02 &
v m.03. The Construction Notes have been revised to reflect an existing 2 hour
separation between floors per the existing drawings.
5. The original drawings of the building are provided (see sheets 41.01 & 41.02).
6. This was demonstrated in the original drawings that are provided (see sheets A1.01
& Ai..O2). There are L accessible parking spots at the lower and middle levels as
requested (see sheets A2.1 & A2.2)
12 The ComCheck for the Mechanical has been requested from the MEP Engineers'
j.3 The ComCheck for the Electrical has been requested from the MEP Engineers.
not clear on what you are seeing regarding the ADA compliant restrooms, as my
show that there is not any encroachment with the turning radius and the
lavatories
21. The lower level HC parking space has been revised/relocated to include the required
L0' space and 5' ofvan accessible area.
22. The existing drawings have the Stoneterra details that you are requesting (see sheet
c103)
23. I will follow up with Jessica Bowser at the City of Glenwood Springs on the access
issue.
Please feelfree to contact me with any questions.
Respectfu lly su bm itted,
Brad_lorulaw
Brad Jordan
Principal Architect