HomeMy WebLinkAboutFirst Correction LetterGarfield 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.
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.
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.)
4 Please provide Civil Drawings showing how, but not limited to parking, roof drainage,
surface drainage, will be addressed. (IBC 107 and IBC 1804.4
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
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)
7 Please show the 30' Holy Cross Easement on the Survey and on the Site Plans.
8 Please provide a licensing agreement from Holy Cross to allow the septic tank and leach
field in the easement.
9 The new building is shown in the recorded Cattle Easement. Please address accordingly.
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)
2` A site Specific geotechmcal, soils, and founcation analysis shall be regwred ror all new con sbuction. Ibe analysis shall address sons, geologic conditions, geologic hazards, and groundwater concerns.
Compli be
red
red foundations may
quired purwant to the
App opriate mitigation for geole hnical ssues includingsbut ria l not lerrui'ed tocdetns flow potential and rocifall shal b designed at the tmpeOf building permt recommendation accordance ewi h be geote h ca andis.
sails analysis
11 Please show compliance with the Town of Carbondale Watershed Protection Requirements
and permitting as required. (Plat Note #5)
12 Provide proof of adequate, reliable, physical, long-term and legal water supply to serve the
uses in the building. (UDC 7-104)
13 Please show where the non -potable water system is supplied from and include all
requirements in the IPC Chapter 13 on the drawings.
14 The stackable washer and dryer do not comply with the required reach ranges, please
address accordingly. (ANSI A117.1 — 611)
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
15 A water heater 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 A117.1 — 611)
16 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 A117.1 — 604)
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 A117.1 — 603.2)
18 Please show adequate details for the shower on the upper level to verify accessibility
compliance. (ANSI A117.1 - 608)
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 A117.1 — 604.5)
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 A117.1 — 404.2.2)
21 Please add emergency lights outside of each exit door. (IBC1008.3.2)
22 Please add landings outside each exit door. (IBC 1010.1.6)
23 Please show handrails on both sides of the stairs with the required extensions. (IBC 1014)
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)
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)
26 Please provide cross sections showing insulation details for the roof, walls and slab on
grade perimeter insulation. (IECC C402)
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)
28 Provide ComCheck Reports for the Envelope, Mechanical and Lighting. (Garfield County
Commercial Checklist)
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)
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)
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).
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)
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
33 Ceeanouts 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)
34 Please add cleanouts to the SOW Building Drain in Unit 1. (IPC 708.1.1)
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)
36 Please show the required heat traps on the water heater detail. (IECC C404.3)
37 Please add the required occupancy sensors to all lighting specified in IECC C405.2.1 and
C405.2.2.
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)
39 Please provide Lighting Reductions Controls. (IECC C405.2.2.2)
40 Please provide a Statement of Special Inspections. (IBC 1704.2.3)
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.
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.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)945-8212
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)
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 Al 17.1 — 1004.11.3.1.1)
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 945-8212
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, 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,
PO/M ;D&"
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