HomeMy WebLinkAboutArchitects ResponseGarfield County
Community Development Department
03/28/2023
Owner:
IRMW LLC
P.O. Box 1037
Carbondale, CO 81623
Architect:
Jordan Architecture
P.O. Box 1031
Glenwood Springs, CO 81602
Contractor:
Tally Ho Construction
P.O. Box 188
Rifle, C 81650
Re: Corrections and Conditions of Approval
Job Address:
1058 County Road 100
Dear Jordan Architecture,
The County Building Department has performed the review on the building permit application
and plans for the new building proposed at the above address.
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 "Items 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)945-8212
Corrections to address prior to issuing a building permit:
1'" Please provide a full site plan showing all the improvements and easements on the property.
It's difficult to determine the proposed location of the new building in relation to other
buildings, improvements and easements. Survey Updated
2 Please provide a code analysis, Type of Construction, Occupancy Classification, fire
suppression, allowable building area, allowable building height, occupant loads, separated
or non -separated uses, incidental uses, accessibility, etc. We've added a code analysis on
our cover sheet
3 The building square footage including the upper level is approximately 10,813.33 square
feet. Assuming this is a Type 1113 (see previous comment about a code analysis) please
provide a fire suppression system to serve the building. (Amendment to the IFC requires fire
suppression if the square footage including all levels are more than 9000 sq. ft.) Building to
be Type II -A, which allows area up to 12,000 S.F. without a fire suppression system.
All bearing walls, primary structural frame, and floor assembly (including secondary
structural members) will need to be 1 hour rated. Notes added to A5.1 sections.
4 I Tease provide Civil Drawings showing how, but not limited to parking, roof drainage,
surface drainage, will be addressed. (IBC 107 and IBC 1804.4 Parking layout and
drainage shown on architectural site plan
5 Please provide a parking plan with the required number of parking spaces. (UDC 7-302)
• Office: 2413.33/250 = 9.65 = 10 spaces
Warehouse: 8500/2000 = 4.2 = 5 Spaces Same as response to item 4.
6 Please provide accessible parking spaces and associated details to verify compliance.
Please include the accessible route from the space into the building. (IBC 1106 and ANSI
A117.1) Accessible parking space details added to A5.4. Route noted on site plan.
7 Please show the 30' Holy Cross Easement on the Survey and on the Site Plans. Survey
Updated
8 Please provide a licensing agreement from Holy Cross to allow the septic tank and leach
field in the easement. Provided
9 The new building is shown in the recorded Cattle Easement. Please address accordingly.
Building location adjusted to sit outside of easement
10 Please provide a site -specific soils report. It shall address soils, geological conditions,
geological hazards, ground water, debris flow potential, and rock fall. (Plat Note #2) 2021
SOILS REPORT PROVIDED.
11 Please show compliance with the Town of Carbondale Watershed Protection Requirements
'and permitting as required. (Plat Note #5) Tally Ho Construction will maintain proper
storm water management for its building construction. The current entrance to the
site serves as an active driveway to multiple businesses.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
12 Provide proof of adequate, reliable, physical, long-term and legal water supply to serve the
uses in the building. (UDC 7-104) Water supply shown on architectural site plan.
13 Please show where the non -potable water system is supplied from and include all
requirements in the IPC Chapter 13 on the drawings. Hydrant location shown on site
plan. The well is existing on Parcel 1A and will supply the water tanks.
14 The stackable washer and dryer do not comply with the required reach ranges, please
address accordingly. (ANSI Al 17.1 — 611) Layout for room revised. Reach ranges
shown on plan. Detail added to accessibility sheets.
15 A water X is shown in the same room as the washer and dryer. Please show that the clear
floor space for the washer and dryer is compliant. (ANSI Al 17.1 — 611) Layout for room
revised for compliance.
15 The detail for the restroom on sheet A5.3 does not match the dimensions on the floor plans.
The lavatories are not to be in the required 60" water closet clearances. Please revise all the
restrooms to comply. (ANSI Al 17.1 — 604) Restroom layouts updated to meet
accessibility requirements
17 Please show the 5' turning space in all the restrooms. Doors shall not swing into the clear
floor space or clearance for any fixture. (ANSI All 17.1 — 603.2) Turning space shown
18 Please show adequate details for the shower on the upper level to verify accessibility
compliance. (ANSI Al 17.1 - 608) Shower dimensions updated and details added
19 The Toilet and Grab Bar Clearances shown on Sheet A5.3 are missing the required vertical
grab bar. Please add it to the details. (ANSI Al 17.1 — 604.5) Detail updated to include
additional grab bar
20 All doors to the restrooms and to the offices are to maintain 32" in the clear, typically a 36"
wide door is compliant. Please change accordingly. (ANSI Al 17.1 — 404.2.2) Updated
21 Please add emergency lights outside of each exit door. (IBC1008.3.2) See MEP response
ay other
22 Please add landings outside each exit door. (IBC 1010.1.6) Landings noted at exterior
doors. Threshold detail provided on A5.3.
23 Please show handrails on both sides of the stairs with the required extensions. (IBC 1014)
Handrails shown on plan and detail provided.
24 The common path of travel from the upper level exceeds the allowed 75'. Provide a second
exit from the upper level. (IBC Table 1006.3.1) Stair landing to be set at exterior grade.
Stair shown with path of travel more clearly.
25 Please show on the plans the required continuous air barrier, show air -sealing details across
all joints and seams, and how penetrations will be sealed. (IECC C402.5) Sheet A5.5 with
air sealing details added
26 Please provide cross sections showing insulation details for the roof, walls and slab on
grade perimeter insulation. (IECC C402) This was provided with the additional submittal.
Additional section cut and notes added for clarity.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
27 Please provide U-Values for all the exterior doors including garage doors and exterior
windows. Include the manufacturer and model for verification of compliance. (IECC C402)
Notes added to cover sheet.
28 Provide ComCheck Reports for the Envelope, Mechanical and Lighting. (Garfield County
Commercial Checklist) MEP engineer has provided the ComCheck for Mechanical and
Lighting. Envelope ComCheck provided. We show insulation with values that meet
the current building code.
29 Please provide mechanical ventilation and outdoor air for the interior office on the main level
that has no window to the outside. (IBC 1203.1 and IMC 403) See MEP response by other
30 The TD-1's have a 4" outlet that transition to 2" Building Drains and 2" Building Sewers.
Changes in size shall not be reduced in the direction of flow. Please address the pipe size
accordingly. (IPC 704.2) See MEP response by other
31 P-1.1 —The Sand Oil Waste (SOW) is shown as a 2" diameter pipe outside Unit 6 but the
SOW outside of Unit 3 is shown as a 4' diameter. Please show where the transition is going
to take place (please see the previous correction which could address this correction). See
MEP response by other
32 Cleanouts for Building Sewers are required every 100'. Please add cleanouts to the
horizontal SOW between Units 2 and 5. (IPC 708.1.2) See MEP response by other
33 Cleanouts for Building Sewers are required every 100'. Please add cleanouts to the
horizontal Building Sewer at the end of the line and between Units 2 and 5. (IPC 708.1.2)
See MEP response by other
34 Please add cleanouts to the SOW Building Drain in Unit 1. (IPC 708.1.1) See MEP
response by other
35 The Sand and Oil Interceptor Detail indicates a 4" discharge pipe but the Plumbing Plan
indicates a 3" discharge, please coordinate. (IPC 704.2) See MEP response by other
36 Please show the required heat traps on the water heater detail. (IECC C404.3) See MEP
response by other
37 Please add the required occupancy sensors to all lighting specified in IECC C405.2.1 and
C405.2.2. See MEP response by other
38 The lighting schedule provides "Tags A-H". The Lighting Plan does not contain tags
associated with the schedule. Please label the fixtures per the Schedule. Any space with
over 150 watts of lighting, please add daylighting controls. (IECC C405.2.3) See MEP
response by other
39 Please provide Lighting Reductions Controls. (IECC C405.2.2.2) See MEP response by
other
40 Please provide a Statement of Special Inspections. (IBC 1704.2.3) Special Inspection
Report provided once building is erected.
41 From the Planning Director:
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
Demonstration of compliance with the conditions of approval contained in the Director's
Decision for the IRMW Minor Subdivision, dated 2/9/17 including but not limited to plat
notes, building envelopes, geo-tech/debris flow/rock fall conditions, addressing, watershed
protection permits, landscaping/revegetation, weed management, wildfire mitigation and
infrastructure provisions including water. See attached letter. A1.2 sheet added with
Planning Conditions of Approval. Note added to verify compliance in field.
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.
https://www.colorado.gov/pacific/dora/DPO Electrical Plumbing Permits
Underground utility locates is the responsibility of the owner or contractor. 811 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.
All backflow preventers are required to be tested and certified by a licensed backflow
specialist after installation and prior to issuance of the Certificate of Occupancy.
Separate Sign Permits are required for any external signs. Please contact the County
Planner for the application.
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.
The Electrical Code requires a separate Electrical Permit for low voltage fire alarms that has
an alarm panel and send a notification to the Fire District when under alarm. A Rough -In
inspection with the State Electrical Inspector is required (303) 869-3458. Please have the
inspector sign the building card or provide written documentation of the inspection.
The fire sprinkler and alarm are 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.
Any water supply that feeds a fire suppression system is to be inspected by the Fire Marshal
for that Fire District prior to backfilling.
If the fire sprinkler system requires a fire pump. Then the Utility Room that houses the pump
will be required to be one -hour construction. (IBC Table 508.2.5)
Please provide special inspections reports to the Building Department as specified within the
General Notes of the structural drawings.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
Geotechnical observation is required when the excavation is complete and written
verification be supplied at footing inspection, 1500psf.
Combustible material is limited in Type I and Type II Construction. See IBC 603 for allowed
combustible materials.
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. (IBC 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. (IBC 713)
A Knox Box is required to be mounted adjacent to the front door. Please contact the Local
Fire District for exact location.
The clothes dryer installed in a closet will require 100 square inches of make-up air in the
closet enclosure. (IMC 504.5)
The walls surrounding the toilet are to be non -absorbent for a height of 48" and 2' past on
each side of the toilet. (IBC 1210.2.2)
The layout of some restrooms will require right-hand flush water closets. (ANSI Al 17.1 -
604.6)
All shower head control walls are to be at the end of the required 48" maneuvering
clearances in front of the shower. (ANSI Al 17.1 — 1004.11.3.1.1)
All accessible door hardware shall have a shape that is easy to grip, including pocket and
sliding doors. (ANSI Al 17.1 — 404.2.6)
Grab bar backing is to be in place for all toilets, bathtubs and showers at framing inspection.
A passing blower door test for the offices is required to be submitted prior to issuing the
Certificate of Occupancy.
Any combustible storage over 12' to the top of the stored material is required to comply with
The International Fire Code Chapter 32.
All infrastructure piping and stormwater drainage is to be inspected by the engineer of
record. A stamped letter from the engineer accepting all infrastructure installation is required
prior to the final inspection.
Both hot and cold water piping is to be insulated, specified in the plumbing general notes
The electric meters may need vehicle protection, check with your electrical inspector.
Sincerely,
,, -
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
John Plano
Building Official
CC:
IRMW LLC, Owner
Katie, Tally Ho Construction
Karl Oliver, Carbondale Fire
Glenn Hartmann, Garfield County Community Development
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
21 Please add emergency lights outside of each exit door. (IBC1008.3.2) MEP EGRESS
LIGHTS ADDED TO PLAN.
28 Provide ComCheck Reports for the Envelope, Mechanical and Lighting. (Garfield County
Commercial Checklist) COMM Check Provided
29 Please provide mechanical ventilation and outdoor air for the interior office on the main level
that has no window to the outside. (IBC 1203.1 and IMC 403) MEP. ' ADDED EXHAUST
FAN AND MAKE-UP AIR
30 The TD-1's have a 4" outlet that transition to 2" Building Drains and 2" Building Sewers.
Changes in size shall not be reduced in the direction of flow. Please address the pipe size
accordingly. (IPC 704.2) MEP. ALL SAND AND OIL PIPING CALLED OUT AS 4"
31 P-1.1 — The Sand Oil Waste (SOW) is shown as a 2" diameter pipe outside Unit 6 but the
SOW outside of Unit 3 is shown as a 4' diameter. Please show where the transition is going
to take place (please see the previous correction which could address this correction). MEP
SEE ABOVE
32 Cleanouts for Building Sewers are required every 100'. Please add cleanouts to the
horizontal SOW between Units 2 and 5. (IPC 708.1.2) MEP DONE
33 Cleanouts for Building Sewers are required every 100'. Please add cleanouts to the
horizontal Building Sewer at the end of the line and between Units 2 and 5. (IPC 708.1.2)
MEP DONE
34 Please add cleanouts to the SOW Building Drain in Unit 1. (IPC 708.1.1) MEP DONE
35 The Sand and Oil Interceptor Detail indicates a 4" discharge pipe but the Plumbing Plan
indicates a 3" discharge, please coordinate. (IPC 704.2) MEP DONE
36 Please show the required heat traps on the water heater detail. (IECC C404.3) MEP DONE
37 Please add the required occupancy sensors to all lighting specified in IECC C405.2.1 and
C405.2.2. MEP OCCUPANCY SENSORS HAVE BEEN ADDED IN THE LOCATIONS
LISTED IN 405.2.1
38 The lighting schedule provides "Tags A-H". The Lighting Plan does not contain tags
associated with the schedule. Please label the fixtures per the Schedule. Any space with
over 150 watts of lighting, please add daylighting controls. (IECC C405.2.3) MEP ALL THE
LIGHTS ARE MARKED WITH A SYMBOL LIKE " B-29" ON THE LIGHTING PLAN. THAT
IS THE TAG AS SCHEDULED AND THE WATTS OF THE FIXTURE
39 Please provide Lighting Reductions Controls. (IECC C405.2.2.2) MEP LIGHTING
REDUCTION CONTROLS HAVE BEEN ADDED EXECPT IN SPACES HAVING
DAYLIGHTING CONTROLS
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
John Plano
From: Kevin Schorzman <kschorzman@carbondaleco.net>
Sent: Friday, May 1, 2026 2:22 PM
To: John Plano
Subject: RE: Proposed building on CR 100
The response to #11 is adequate.
From: John Plano <jplano@garfieldcountyco.gov>
Sent: Thursday, April 30, 2026 4:08 PM
To: Kevin Schorzman <kschorzman@carbondaleco.net>
Subject: RE: Proposed building on CR 100
Yeah, it's 1A...
Summary
Account
R083968
Parcel
239335402001
Property
1058100 COUNTY RD, CARBONDALE, CO 81623
Address
Legal
Quarter SE Section_ 35 Township: 7 Range. 88 Subdivision: IRMW LLC
Description
PARCEL 1 Lot 1AAS PER MINOR SUBDIVISION PLAT RECEPTION NUMBER
893462_
Acres
57.773
Land SgFt
0
TaxArea
011
Subdivision
IRMW LLC PARCEL 1
QMap
Owner
IRMW LLC
P0BOX 1037
CARBON DALE CO 81623
John Plano
Chief Building Official
Garfield County Building Department
108 8th Street #401
Glenwood Springs, CO 81601
(970) 945-1377 Ext. 1560
From: Kevin Schorzman <kschorzman@carbondaleco.net>
Sent: Thursday, April 30, 2026 3:30 PM
To: John Plano <iplano@garfieldcountyco.gov>
Subject: RE: Proposed building on CR 100
K
Sorry to be dense on this, but is the proposed building actually on Lot 1A or 1 B? When I look at the site plans, I see
reference to the lot line between 12 and 15 running through it which it doesn't look like actually happens on the
plat that shows all the lots.
From: John Plano <iplano@garfieldcountyco.gov>
Sent: Thursday, April 30, 2026 2:10 PM
To: Kevin Schorzman <1<schorzman@carbondaleco.net>
Subject: Proposed building on CR 100
Hey Kev,
Got a new building being proposed at 1058 CR 100. There's a plat note about C'dale's Water Shead
Protection, below.
Take a look at the response to #11.
Is that an adequate response?
In my 2"d correction letter I'm asking them to contact C'Dale and provide a letter of acceptance or are
you good with their response?
I'm also requesting actual Civil Drawings...
4j LAFTI�USUDFC rr�ai�iaaia�w�aiv r,a 4........ w ...,......�,-- --• --•-
S) Future development on Lots 1A and 1B shall require compliance with Town of Carbondale Watershed Protection Requirements ar
Thanks Man! Hope all's well!
John Plano
Chief Building Official
Garfield County Building Department
108 8th Street #401
Glenwood Springs, CO 81601
(970) 945-1377 Ext. 1560
Garfield County's email domain has changed to @garfieldcountyco.gov. Please take a moment to update
my contact information.
John Plano
To: brad Jordan
Cc: katie@tallyhoconstruction.com; Karl Oliver; Glenn Hartmann; don vandevander
Subject: RE: Proposed Building, 1058 CR 100
Attachments: 17-7-230 (04-07-17) Geologic Hazards.pdf
Brad,
Now that we received the Geologic Hazard Review Report, dated April 7, 2017, there are additional
requirements to satisfy.
Based on the report, attached, there are rock outcroppings with rock fall potential above the proposed
building and debris flow concerns during a weather event.
Please have the Geotech Engineers re-evaluate the recommendations in this report and provide
guidance on a mitigation plan.
The Geotech Report submitted dated Jan. 6, 2021, was only for foundation design.
Sincerely,
John Plano
Chief Building Official
Garfield County Building Department
108 8th Street #401
Glenwood Springs, CO 81601
(970) 945-1377 Ext. 1560
From: John Plano
Sent: Monday, May 4, 2026 9:25 AM
To: brad jordan <bradjordanarchitect@gmail.com>
Cc: katie@tallyhoconstruction.com; Karl Oliver <koliver@carbondalefire.org>; Glenn Hartmann
<GHartmann@garfieldcountyco.gov>
Subject: Proposed Building, 1058 CR 100
Hi Brad,
We still need more information to move this permit forward. Please see the attached letter.
Sincerely,
John Plano
Chief Building Official
Garfield County Building Department
108 8th Street #401
Glenwood Springs, CO 81601
(970) 945-1377 Ext. 1560