HomeMy WebLinkAboutSecond Correction LetterGarfield County
Community Development Department
04/30/2023
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 a review on the response and drawings for the
building permit application and 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. Items addressed
adequately have been removed.
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:
PI ase provide a code analysis, Type of Construction, Occupancy Classification, fire
s ppression, allowable building area, allowable building height, occupant loads, separated
r non -separated uses, incidental uses, accessibility, etc.
The Code Analysis is referencing plywood on the roof and floor of the mezzanine. These
areas are required to be non-combustible. (IBC 603)
,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.)
The statement provided does not provide adequate information to verify compliance. Please
provide the specific fireproofing product to be used and provide details. To utilize Type IIA
Construction, fire proofing details need to be provided. The Primary Steel is to have
individual protection. This will be the columns and the beams attached to the columns, beam
to beam connections are secondary and are allowed to be within a fire -resistive wall or roof
assemblies. Please provide details for each assembly and the UL listing it complies with.
h" Please provide Civil Drawings showing how, but not limited to parking, roof drainage,
surface drainage, will be addressed. (IBC 107 and IBC 1804.4)
The site plan is not a Civil Drawing, provide drawings stamped by a civil engineer. The site
plan indicates multiple arrows stating "2% slope to drain" There is no drain show on the
plans. "Drainage across property lines shall not exceed that which existed prior to grading"
The drawings do not indicate how the drainage will be contained on the site.
140 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)
21 A site specific geotechnical, soils, and foundation analysis shall be required for all new construction. The analysis shall address soils, geoNic conditions, geologic hazards, and groundwater concems,
Compliance with the recommendations of the analysis shall be required. Engineered foundations may be requued pursuant to the findings and recommendation of the geotethnical and saHs analysis.
Appropriate mitigation for geotechnical issues induding but not limited to debris flow potential and rockfall shall be designed at the time of building permit in accordance with the geotechnical and
Sells analysis.
The soils report submitted does not address the items listed in the plat notes. The report
submitted refers to a previously conducted geological hazards review, which could address
the plat notes. Please provide that report.
y4' Please show compliance with the Town of Carbondale Watershed Protection Requirements
and permitting as required. (Plat Note #5)
1 reached out to the Town of Carbondale for the applicant; the town has a well in the vicinity.
I received an email stating approval from the Public Works Director. This comment is
considered closed.
y2-Provide proof of adequate, reliable, physical, long-term and legal water supply to serve the
uses in the building. (UDC 7-104)
Showing the tanks that are being fed from a well is not adequate proof of water. Please
provide documentation that the well is allocated for this proposed commercial building.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
13 PI ase show where the non -potable water system is supplied from and include all
re uirements in the IPC Chapter 13 on the drawings.
e response is inadequate. The plumbing drawings are indicating non -potable water. the
site plan does not include a non -potable water source and there is nothing showing
compliance to Chapter 13. Please address the comment.
Please show handrails on both sides of the stairs with the required extensions. (IBC 1014)
Details could not be found on the plans.
'PThe 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)
The new door proposed on the south side requires access to a public way or safe dispersal
area. Sidewalk and steps maybe in order. (IBC 1028.5)
KI!lease 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)
The air sealing details provided are for wood framed construction. Please provide
appropriate details.
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)
All that was found was a note stating Window U-Value is .26, which is not the same U-
Values as the ComCheck Report. Please provide the information requested.
,,4eF'Iease provide a Statement of Special Inspections. (IBC 1704.2.3)
Yes, the building department is to receive special inspection during construction. Please
provide what is requested. Please review the code section referenced and provide the
"Statement of Special Inspections" that is required by code. It's typically in the general notes
on structural sheets and is missing from this plan set.
1704.2.3 Statement of special inspections. The applicant
shall submit a statement of special inspections in accordance
with Section 107.1 as a condition for permit issuance.
This statement shall be in accordance with Section
1704.3.
41 From the Planning Director:
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.
The response is to verify in the 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.
httr)s://www.colorado.gov/pacific/dora/DPO Electrical Plumbing Permits
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
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.
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)
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
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 All 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 All 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.
The clothes washer and dryer are to have front controls to comply with accessibility reach
requirements.
Sincerely,
pvm ;v&aa
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
Jordan Architecture Inc.
PO Box 1031, Glenwood Springs, CO 81602 970-618-6690
bradjordanarchitect@gmail.com jordanarchitecture.com
1058 Countv Road 100 Responses
2. Construction Notes on cover updated to concrete over metal framing at mezzanine.
3. Floor -ceiling and wall assemblies added to section sheet. Monokote product selected and
called out on section sheet. Information and UL listings provided in spec sheets.
4. See civil drawings by other.
10. See soils report by other
11. Closed per previous comment list.
12. See civil drawings/specs by other.
13. See civil/MEP by other.
23. Detail added to sheet A5.4. Extensions shown at top and bottom of stair.
24. See civil plans by other.
25. Air sealing details on A5.5 updated.
27. See door and window specs provided by contractor/applicant.
40. See special inspection statement provided by structural.
41. Items to be verified in field.
Respectfully submitted,
Jordan Architecture