HomeMy WebLinkAboutAmended Plans ReviewRE: Morgan Detached Garage - Amended Plans June 12,201.8
Hawk Ridge Subdivision - Lot 11, Carbondale Bldg. Permit # BLRE-10-L2-2672
Steve:
We have conducted a preliminary review of amended plans submitted to our office for a detached
garage for Thomas & Shelby Morgan at their home located at 11 Deer Path - Hawk Ridge Subdivision,
Lot 11- in Carbondale. Based on our initial plan review and prior conversations between your client and
our office, we believe the intended use of this new upstairs habitable space is an Accessory Dwelling
Unit (A.D.U.)
Per Garfield County's Land Use & Development Code an A.D.U. is only allowed on this property following
issuance of a Land Use Change Permit obtained through our Planning Dept. and we therefore cannot
approve the requested building permit as submitted.
It's important to note that the purpose of obtaining a land use change permit for an A.D.U. is to verify
that adequate water, sewage disposal, and other pertinent issues have all been properly addressed
before authorizing this type of development within Garfield County. We encourage you and your client
to contact one of our planners to discuss the A.D.U. permitting process, associated requirements, and a
timeline for this review & approval process which must be finalized before the Building Dept. can issue a
building permit for these amended plans.
Also, once the land use change permit process has been finalized and prior to our follow-up review of
these amended building plans, you may want to consider revising and/or clarifying a few items including
the following:
a. Habitable spaces need to be separated from garages - Per requirements of lRC, Section R302.5
including 20-minute fire-rated door assemblies equipped with self-closing device (both upstairs
and at main floor level). Garage shall be separated from dwelling per lRC, Table R302.6 reqts,
b. No openings are permitted between a garage and rooms used for sleeping purposes - As
currently shown on plans the stairway is open to the garage and when accessed from the upper
landing, the door opens directly into the upstairs sleeping room. (See lRC, Section 302.5.1)
c. Verify structural support of stairway - As currently illustrated on floor plans, the stairway is
shown as enclosed on upper level, but open on lower level. Building sections illustrate a fully
open stairway . . . which is correct? lf enclosed at lower level, is there adequate clearance for
automobiles? lf open, how is upper stair flight supported? (no post shown below mid-landing)
d. Septic Permit - lnclusion of plumbing fixtures (upstairs half-bath & sink at Pottery Room shown
on current plans) requires obtaining a permit for either a new septic system or alteration of the
existing septic system.
Please contact me if you have any questions, and thank you for your attention to this matter
Dave Argo
Plans Examiner
Ga$ield
Commun¡ty Development Department
708 gth Street, Suite 407
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Emoil : daroo @ qorfield -cou ntv.com
W eb : g a rfi e I d -co u nty. co m
CONFIDENTIALITY NOTICE: This emoil commun¡cat¡on and ony files trdnsmitted ølong with it are intended only for the person or
ent¡ty to which it is oddressed. If you hove received this emoil in error, pleose immedíotely notify the sender by emoil and delete
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Dave Argo
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Attachments:
Dave Argo
Tuesday, June 12, 20L82:L3PM
Steve Novy (snovy@ g reenl inearchitects.com)
Andy Schwal ler (aschwaller@ garfield-county.com); Lindsay Krol
Morgan Detached Garage - Amended Plans
Morgan Garage ADU - Ll- Deer Path.pdf
Steve
Please refer to the attached PDF for our response to the recently submitted Amended plans for a detached garage for
Thomas & Shelby Morgan. Give me a call if you have any questions.
Thanks,
Dave Argo
Plans Examiner
Gnrfrcld County
Communíty Development Department
708 gth Street, Suite 407
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 7610
Emo i I : d a rg o @ g a rf i e I d -co u nty. com
Web : ga rfield-cou nty. com
CONflDENI/AUTY NOTTCE: This emoÌl communicat¡on ond any files tronsm¡tted ølong with it ore intended only for the person or ent¡ty to which it is
oddressed. If you have received this emoil in error, please immediotely notify the sender by email ond delete it from your files.
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