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Home My WebLink AboutCorrespondenceDave Argo From: Bill Gavette <gavette@carbondalefire.org> Sent: Friday, May 25, 2018 2:04 PM To: Dave Argo Cc: Andy Schwaller Subject: RE: Double D Investments Building Okay. I looks like it will be difficult to get the necessary water supply to sprinkle the commercial areas of the building without a significant investment. Thanks, Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District www.carbondalefire.org 970-963-2491 G-- f3 _ FIRE • EMS • RESCUE From: Dave Argo [mailto:dargo@garfield-county.com] Sent: Friday, May 25, 2018 11:55 AM To: Bill Gavette Cc: Andy Schwaller Subject: RE: Double D Investments Building Bill: Yes, that is what we have already told Dean & his architect when I met with them last week. He said that he would be seeing you soon, and I encouraged him to also make you aware of these proposed new upstairs residential units to confirm that he will be required to install fire sprinklers if he intends to add these dwelling units. Dave Argo Plans Examiner C'ti . Garfield County, Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: garfield-county.com CONFIDENTIALITY NOTICE: This email communication and any files transmitted along with it are intended only for the person or entity to which it is addressed. If you have received this email in error, please immediately notify the sender by email and delete it from your files. 1 From: Bill Gavette [mailto:gavette@carbondalefire.org] Sent: Friday, May 25, 2018 11:50 AM To: Andy Schwaller <aschwaller@garfield-county.com>; Dave Argo <dargo@garfield-county.com> Subject: RE: Double D Investments Building Andy, That's what I thought. Based upon that, per the County's IBC, it looks to me that the Double D Building would require automatic fire sprinklers throughout if they add any more residential units. Is that your interpretation? Thanks, Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District www.carbondalefire.org 970-963-2491 FIRE EMS• RESCUE From: Andy Schwaller [maiito:aschwaller@garfield-county.com] Sent: Friday, May 25, 2018 10:03 AM To: Bill Gavette; Dave Argo Subject: RE: Double D Investments Building It would be based on the total area R-2 occupancy within a mixed use building or a single R-2 occupancy. The original intent was a small fishing cabin as part of a recreational rental occupancy R-3 or R-2. We also were dealing with a mixed use office/ R-2 drill site type of occupancy. Both egress and knowledge of what was happening with the rest of the structure are not a problem. I think it might open too big of a loop hole to base it on individual units of R-2 not exceeding 1000 sq.ft. Multiple units of R-2 generates multiple problems of egress and a lack of sense of what is happening in other occupancies. From: Bill Gavette[mailto:gavette@carbondalefire.org] Sent: Friday, May 25, 2018 9:29 AM To: Dave Argo <dargo@garfield-county.com> Cc: Andy Schwaller<aschwaller@garfield-countv.com> Subject: Double D Investments Building Dave, Yesterday, I met with Dean Dombrowski and discussed his proposal to add two additional residential units to his existing building. He is currently in the process of remodeling the existing building and adding a single residential unit that is less than 1,000 square feet in area. The proposed two additional residential units would bring the total area of the Type V -B building to 6,413 sq. ft. which is below the 7,500 sq. ft. threshold for automatic fire sprinklers found in the County's International Fire Code, Section 903.2 amendment. 2 For my own clarification, does the County's International Building Code, Section 903.2.8 amendment for R-2 occupancies, apply on a per unit basis or to the total R-2 area of a building? Thanks, Bill Gavette Deputy Chief Carbondale & Rural Fire Protection District www.carbondalefire.org 970-963-2491 Dave Argo From: Dave Argo Sent: Tuesday, September 25, 2018 8:19 AM To: W. John Hufker III, AIA; Dean Dombrowski Cc: Bill Gavette (gavette@carbondalefire.org) Subject: Double D Remodel/Addition - Permit # BLCO-4422 John: Please confirm that Bill Gavette over at Carbondale Fire District has been provided a set of the proposed plan revisions for the Double D building located at 43 County Road 110. I will need to hear back from Bill before I can issue approval of these revisions including the upper level "warehouse" addition. My goal is to review these plans by the end of this week and I will let you know if we have any questions. Thanks for your attention to this matter. Dave Argo Plans Examiner C`�. . Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: garfield-county.com 1 Dave Argo From: Dave Argo Sent: Wednesday, October 3, 2018 10:20 AM To: Bill Gavette (gavette@carbondalefire.org) Cc: Andy Schwaller (aschwaller@garfield-county.com) Subject: Double D Mixed -Use Remodel - Cattle Creek Attachments: Double D Remodel - Amended Conditions.pdf Bill: I have reviewed amended plans for Dean Dombrowski's Double D Mixed Use remodel located at 43 County Road 110 (Cattle Creek intersection with Highway 82). As you may recall, Dean is adding another 1,600 SF to this building with an upstairs addition that will initially be termed "warehouse" but with the intention of turning it into (2) additional residential units after he obtains all necessary land use change permit(s) from the Planning Dept. Given Dean's ulti i .t-/ gal of residential units at upstairs addition, we have reviewed these amended plans with the more restrictive occupancy/use) rather than "warehouse" (S-1 occupancy/use) as shown on plans. Significantly, the amended plans sp-cify a fire sprinkler system throughout the building and we have also noted required one-hour fire rated occupancy separations on the plans. Please refer to the attached "List of Conditions" we have attached to these amended plans for more information related to areas of concern for you. Our approval of these amended plans will allow Dean to proceed with "core and shell" construction of the upstairs addition, but expressly does not allow for residential usage without first obtaining all necessary land use change permits and building permit(s) for subsequent interior finish/improvements for this occupancy change. Since you typically conduct six-month reviews of all commercial buildings, Andy & I are hoping that you can keep us informed if you see any residential use at the upstairs addition prior to proper permitting to allow such fit/finish of this new upstairs addition. Thanks for your assistance — Dave Argo Plans Examiner C f►a►.Jield Coum!y Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: garfield-county.com 1 Double D Mixed -Use Remodel — Amended Plans Permit # BLCO-09-16-4422 43 County Road 110 (Cattle Creek), Glenwood Springs September 28, 2018 Conditions of Permit: *PLEASE NOTE: Amended plans submitted on 9/20/18 depict an additional 1,590 square feet of upper level interior space designated as "Warehouse" (Occupancy Group 5-1). However, the Applicant's stated intention is to eventually utilize this additional upstairs area as (2) additional residential dwelling units (Occupancy Group R-2). Under current zoning requirements, the Applicant must obtain a Land Use Chonge Permit from Garfield County's Planning Dept. allowinq}or multiple residential units on this property. Since the Applicant's intended & proposed change of Occupancy/Use from S-1 to R-2 involves more restrictive building code requirements than the Warehouse use as currently shown at the upper level, the enclosed plan review comments address the Applicant's ultimate intentions of utilizing the upper level as residential units — rather than warehouse space — so that construction at the job site can proceed while meeting the Applicant's future intentions of (2) additional upstairs residences. ******************************************************************* SPECIFIC ISSUES & CONDITIONS THAT APPLY TO AMENDED PLANS INCLUDE: 1. REVISED BUILDING DESIGN APPROVED AS TYPE V -B CONSTRUCTION FULLY SPRINKLERED BUILDING WITH THE FOLLOWING MIXED-USE OCCUPANCIES: OFFICE (B); WAREHOUSE STORAGE (S-1); AND RESIDENTIAL DWELLING UNITS (R-2). 2. AUTOMATIC FIRE SPRINKLER SYSTEM — ADDITIONAL UPSTAIRS RESIDENTIAL DWELLING UNITS WILL REQUIRE INSTALLATION OF NFPA 13 OR NFPA 13R FIRE SPRINKLER SYSTEM THROUGHOUT ENTIRE BUILDING. VERIFY SPECIFIC I.F.C. REQUIREMENTS WITH LOCAL FIRE DISTRICT AND PROVIDE FIRE DISTRICT APPROVAL LETTER AT FRAME INSPECTION, AND FIRE DISTRICT SIGN -OFF PRIOR TO FINAL BUILDING INSPECTION & CERTIFICATE OF OCCUPANCY. 3. REQUIRED OCCUPANCY SEPARATIONS — PROVIDE ONE-HOUR RATED FIRE SEPARATIONS BETWEEN RESIDENTIAL OCCUPANCIES (R-2) AND STORAGE (5-1) OR BUSINESS (8) OCCUPANCIES PER I.B.C., TABLE 508.4 AND SECTION 420, AND AS FOLLOVVS: A. SEPARATION WALLS — WALLS SEPARATING DWELLING UNITS IN THE SAME BUILDING, WALLS SEPARATING SLEEPING UNITS IN THE SAME BUILDING AND WALLS SEPARATING DWELLING OR SLEEPING UNITS FROM OTHER OCCUPANCIES CONTIGUOUS TO THEM IN THE SAME BUILDING SHALL BE CONSTRUCTED AS ONE-HOUR FIRE RATED"FIRE PARTITIONS" PER I.B.C., SECTION 708. B. HORIZONTAL SEPARATION — FLOOR ASSEMBLIES SEPARATING DWELLING UNITS IN THE SAME BUILDING, FLOOR ASSEMBLIES SEPARATING SLEEPING UNITS IN THE SAME BUILDING AND FLOOR ASSEMBLIES SEPARATING DWELLING UNITS OR SLEEPING UNITS FROM OTHER OCCUPANCIES CONTIGUOUS IN THE SAME BUILDING SHALL BE CONSTRUCTED AS ONE-HOUR FIRE RATED "HORIZONTAL ASSEMBLIES" PER I.B.C., SECTION 711. 4. FIRE ALARM SYSTEMS & SMOKE ALARMS — FIRE ALARM SYSTEMS & SMOKE ALARMS SHALL BE PROVIDED IN GROUP R-2 OCCUPANCIES IN ACCORDANCE WITH I.B.C., SECTION 907.2.9. SINGLE - OR MULTIPLE -STATION SMOKE ALARMS SHALL BE PROVIDED IN GROUP R-2 OCCUPANCIES IN ACCORDANCE WITH I.B.C., SECTION 907.2.11. 5. TENANT FINISH — SUBSEQUENT INTERIOR REMODELING OR TENANT FINISH OF UPSTAIRS ADDITION TO CHANGE OCCUPANCY/USE FROM "WAREHOUSE" (S-1) TO "RESIDENTIAL DWELLING UNITS" (R-2) WILL REQUIRE BOTH A LAND -USE CHANGE PERMIT AND ADDITIONAL BUILDING PERMIT(S). NO SUCH RESIDENTIAL USE OF THE NEW UPSTAIRS "WAREHOUSE" SPACE MAY OCCUR PRIOR TO OBTAINING ADDITIONAL BUILDING PERMIT(S) AND CERTIFICATE OF OCCUPANCY FOR SUCH CHANGE OF USE. 6. ADDITIONAL CONDITIONS OF PERMIT — REFER TO "CONDITIONS OF PERMIT" AS ATTACHED TO THE ORIGINAL BUILDING PERMIT SET OF DRAWINGS. Dave Argo From: Dave Argo Sent: Wednesday, October 3, 2018 10:41 AM To: Bill Gavette (gavette@carbondalefire.org) Cc: Andy Schwaller (aschwaller@garfield-county.com) Subject: FW: Double D Mixed -Use Remodel - Cattle Creek Attachments: Double D Remodel - Amended Conditions.pdf Bill: In my previous email, the upper level warehouse area that will be used as residential units was reviewed as R-2 (not B-2) ... thanks to Andy for catching this mistake — Dave From: Dave Argo Sent: Wednesday, October 3, 2018 10:20 AM To: Bill Gavette (gavette@carbondalefire.org) Cc: Andy Schwaller (aschwaller@garfield-county.com) Subject: Double D Mixed -Use Remodel - Cattle Creek Bill: I have reviewed amended plans for Dean Dombrowski's Double D Mixed Use remodel located at 43 County Road 110 (Cattle Creek intersection with Highway 82). As you may recall, Dean is adding another 1,600 SF to this building with an upstairs addition that will initially be termed "warehouse" but with the intention of turning it into (2) additional residential units after he obtains all necessary land use change permit(s) from the Planning Dept. Given Dean's ultimate goal of residential units at upstairs addition, we have reviewed these amended plans with the more restrictive (B-2 occupancy/use) rather than "warehouse" (S-1 occupancy/use) as shown on plans. Significantly, the amended plans specify a fire sprinkler system throughout the building and we have also noted required one-hour fire rated occupancy separations on the plans. Please refer to the attached "List of Conditions" we have attached to these amended plans for more information related to areas of concern for you. Our approval of these amended plans will allow Dean to proceed with "core and shell" construction of the upstairs addition, but expressly does not allow for residential usage without first obtaining all necessary land use change permits and building permit(s) for subsequent interior finish/improvements for this occupancy change. Since you typically conduct six-month reviews of all commercial buildings, Andy & I are hoping that you can keep us informed if you see any residential use at the upstairs addition prior to proper permitting to allow such fit/finish of this new upstairs addition. Thanks for your assistance — Dave Argo Plans Examiner •. Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: garfield-county.com 2