HomeMy WebLinkAboutComments and Corrections-No ResponseGarfield County
Community Development Department
11 /06/2023
Owner:
William Evans
PO Box 242
Carbondale, CO 81623
Architect:
Jeff Dickinson
82 Weant Blvd.
Carbondale, CO 81623
Contractor:
Keith Brand
50 Cedar
Carbondale, CO 81623
Re: Corrections and Conditions of Approval
Job Address: 72 Hidden Springs, Glenwood Springs
BLRE-10-23-8363
Dear Mr. Evans,
The County Building Department has performed the review on the building permit application
and plans for the home conversion proposed at the above address.
The applicant built the structure under the County's Recreational Cabin criteria. Which waives
the building permit if meeting the definition in the Garfield County Lans Use Code. It is portrayed
that the applicant would like to make this a full-time residence.
Cabin. A structure with no more than 1200 square feet of gross floor area including unfinished
basements, for living, sleeping, eating or cooking; shall be occupied as a dwelling for no more
than 6 months within any calendar year for personal use; not to be used for commercial
purposes; One cabin is allowed per legally created lot so long as no other dwelling unit is on the
lot. All structures should comply with adopted Building Code requirements excluding ANSI
119.5 rated park trailers. Appropriate septic and electrical permits are required. Recreational
Vehicles are not permitted to be recreational cabins.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
This property does have an OWTS Permit with the County.
Items to address prior to issuing a building hermit
1 Please provide proof of a State Electrical Permit and passing inspections for the home. All
that was found on the State Website is a Solar Permit.
2 The issue at hand is the lack of the required building inspections to verify code compliance
during construction. The typically required inspections are attached. There are different
ways of showing compliance regarding inspections.
■ Submit pictures taken during construction of the elements in question.
Footing, foundation, framing, weather protection, insulation, in -floor heat, plumbing,
mechanical, roof underlayment, please see the list of inspections.
• The inspections were viewed by the architect or engineer. Supply a stamped letter
stating which elements were observed and approved.
• Expose construction for inspection.
Please indicate how you will be proving compliance for each required inspection.
3 Please provide the soils report referenced in the structural notes.
4 Provide information how 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)
5 Please indicate how potable water being supplied to the structure? (IRC P2901.1)
6 Please indicate how tempered water being supplied to the fixtures? (IRC P2801.1)
7 Please provide a passing blower door test. (IECC R402.4)
8 How is the garage/house fire separation being accomplished? (IRC R302.6)
9 The kitchen is just a labeled on the plans. Because it's in a sleeping room, the stove is not
allowed to be gas fired. Please verify how the stove/oven is operated and show compliance.
(IRC G2406)
10 The wood stove in the main living area will require outside combustion air. Please verify.
(IRC R1006.1)
Conditions 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.
httr)s://www.colorado.,qovlj)acific/dora/DPO Electrical Plumbing Permits
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
Separate plumbing, mechanical and solar permits are required to be issued by the Town.
Electrical Code compliance will be determined based on field inspections performed by the
State Electrical Inspector, (303) 869-3458. Please have the inspector sign the building card
or provide written documentation of the inspections.
Smoke detector locations, CO detector locations, handrail, safety glazing locations and bath
exhaust fans are typical red -lines on residential plans.
Sincerely,
John Plano
Building Official
Town of Carbondale
(970) 510-1211
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212