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HomeMy WebLinkAboutCorrespondenceDave Argo From: Dave Argo Sent: Friday, December 21, 2018 12:41 PM To: Olivia Emery (oemery@a4arc.com); Hans Raaflaub (hans@bhgencon.com) Cc: Patrick Waller; Andy Schwaller (aschwaller@garfield-county.com) Subject: CRMS - Bldg. Permit #BLRE-12-18-5585 Attachments: ADU Checklist and Permit Application Form.pdf Olivia: We have reviewed plans for a proposed single-family residence at CRMS to be located at 6235 County Road 109. However, before we can finalize our review and issue a building permit we need to receive from you some additional information including: (1) clarification about the specific use of this building, and (2) a building permit application to change use of the existing "cabin" on this property from the original residence to an Accessory Dwelling Unit under Garfield County's newly adopted ADU Policy. Please refer to the following descriptions about these outstanding items: (1) Proposed Use of New Building — In reviewing your permit application, it states that this building will be a single- family residence which implies that the IRC will be the applicable building code. However, on the cover sheet of the construction documents it is referred to as "faculty housing". From our perspective, this raises the question as to whether the actual occupancy/use is as a "boarding house" as defined in the IBC (Chapter 2) and whether or not, in fact, the proper designation is occupancy group R-3 (also per IBC, Section 310.5). Can you please provide us with more descriptive information about actual use and occupancy of this building by CRMS faculty/staff? ... so that we can better understand the proposed use of the structure. (2) ADU Permit for Existing Cabin — This requirement was previously discussed in early November between Patrick Waller in our planning department and Chad Lee, attorney with Balcomb & Green. Please refer to the attached ADU Application and include along with your application an "Existing Building Assessment". Per Garfield County's Building Department policy, a Colorado licensed design professional (Architect or Engineer) must perform a site visit and inspection to verify that the structure meets the requirements for structural (for example, 40 PSF roof loads) as well as non-structural (for example, stairs & railings) provisions of the adopted building codes. The design professional must certify, with a sealed letter, that the building meets the adopted codes. This letter must be submitted to the building department along with the permit application. Once we receive the information described above from you, we can process both the ADU application and finalize our review of the new building. Please contact our office if you should have any questions. Thank you for your attention to this matter & Happy Holidays! 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 1 Dave Argo From: Olivia Emery <oemery@a4arc.com> Sent: Friday, January 4, 2019 1:28 PM To: Dave Argo Cc: Raaflaub Hans; Patrick Waller; Andy Schwaller Subject: Re: CRMS - Bldg. Permit #BLRE-12-18-5585 Attachments: 1812 memo GARCO re use 010418.pdf; ADU Checklist and Permit Application Form.pdf Dave, The attached should address Item 1 below. As discussed with you yesterday, we will complete the "Existing Building Assessment" when you have clarified which aspects of the existing Codes must be addressed. Thanks for your attention to this matter. Olivia Olivia H. Emery, Principal A4 ARCHITECTS LLC 242 North Seventh Street Carbondale, CO 81623 www.a4arc.com 970.963.6760 On Dec 21, 2018, at 12:40 PM, Dave Argo <dargo( )garfield-county.corrl> wrote: Olivia: We have reviewed plans for a proposed single-family residence at CRMS to be located at 6235 County Road 109. However, before we can finalize our review and issue a building permit we need to receive from you some additional information including: (1) clarification about the specific use of this building, and (2) a building permit application to change use of the existing "cabin" on this property from the original residence to an Accessory Dwelling Unit under Garfield County's newly adopted ADU Policy. Please refer to the following descriptions about these outstanding items: (1) Proposed Use of New Building — In reviewing your permit application, it states that this building will be a single-family residence which implies that the IRC will be the applicable building code. However, on the cover sheet of the construction documents it is referred to as "faculty housing". From our perspective, this raises the question as to whether the actual occupancy/use is as a "boarding house" as defined in the IBC (Chapter 2) and whether or not, in fact, the proper designation is occupancy group R- 3 (also per IBC, Section 310.5). Can you please provide us with more descriptive information about actual use and occupancy of this building by CRMS faculty/staff? ... so that we can better understand the proposed use of the structure. (2) ADU Permit for Existing Cabin — This requirement was previously discussed in early November between Patrick Waller in our planning department and Chad Lee, attorney with Balcomb & Green. Please refer to the attached ADU Application and include along with your application an "Existing Building Assessment". Per Garfield County's Building Department policy, a Colorado licensed design professional (Architect or Engineer) must perform a site visit and inspection to verify that the structure meets the requirements for structural (for example, 40 PSF roof loads) as well as non-structural (for example, stairs & railings) provisions of the adopted building codes. The design professional must certify, with a sealed letter, that the building meets the adopted codes. This letter must be submitted to the building department along with the permit application. Once we receive the information described above from you, we can process both the ADU application and finalize our review of the new building. Please contact our office if you should have any questions. Thank you for your attention to this matter & Happy Holidays! 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: Barfield-rounty.ram 2 A 4 A4 ARCHITECTS LLC 242 NORTH SEVENTH STREET CARBONDALE COLORADO 81623 970.963.6760 www.a4arc.com memo to: Dave Argo, Plans Examiner, Garfield County Building Department from: Olivia Emery date: 01.04.18 re: Wilson Residence cc: Joe White, Finance Director, CRMS The Wilson Residence project, which is under your review for a Building Permit, is a single-family residence intended for long term occupancy by a staff or faculty member of the Colorado Rocky Mountain School. Please call if you have further questions about the occupancy of this residence. Thank you. Dave Argo From: Dave Argo Sent: Monday, January 7, 2019 4:43 PM To: 'Olivia Emery' Cc: Patrick Waller; Andy Schwaller (aschwaller@garfield-county.com) Subject: RE: CRMS - Bldg. Permit #BLRE-12-18-5585 Attachments: CRMS ADU Email.pdf Olivia: Thanks for your email ... that should satisfy our needs for item #1. Regarding the requirements for ADU, please refer to the attached summary of the options available for placing two dwelling units on this property. This summary is based on my conversation with Andy Schwaller & Patrick Waller here in our office, and include two different scenarios that can be pursued. We'II look forward to hearing back from you about how you want to proceed. Thanks, Dave Argo Plans Examiner CGarfield 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 From: Olivia Emery [mailto:oemery@a4arc.com] Sent: Friday, January 4, 2019 1:28 PM To: Dave Argo Cc: Raaflaub Hans; Patrick Waller; Andy Schwaller Subject: Re: CRMS - Bldg. Permit #BLRE-12-18-5585 Dave, The attached should address Item 1 below. As discussed with you yesterday, we will complete the "Existing Building Assessment" when you have clarified which aspects of the existing Codes must be addressed. Thanks for your attention to this matter. Olivia Olivia H. Emery, Principal A4 ARCHITECTS LLC 242 North Seventh Street Carbondale, CO 81623 www.a4arc.com 970.963.6760 1 On Dec 21, 2018, at 12:40 PM, Dave Argo <dargocagarfield-county.com> wrote: Olivia: We have reviewed plans for a proposed single-family residence at CRMS to be located at 6235 County Road 109. However, before we can finalize our review and issue a building permit we need to receive from you some additional information including: (1) clarification about the specific use of this building, and (2) a building permit application to change use of the existing "cabin" on this property from the original residence to an Accessory Dwelling Unit under Garfield County's newly adopted ADU Policy. Please refer to the following descriptions about these outstanding items: (1) Proposed Use of New Building — In reviewing your permit application, it states that this building will be a single-family residence which implies that the IRC will be the applicable building code. However, on the cover sheet of the construction documents it is referred to as "faculty housing". From our perspective, this raises the question as to whether the actual occupancy/use is as a "boarding house" as defined in the IBC (Chapter 2) and whether or not, in fact, the proper designation is occupancy group R- 3 (also per IBC, Section 310.5). Can you please provide us with more descriptive information about actual use and occupancy of this building by CRMS faculty/staff? ... so that we can better understand the proposed use of the structure. (2) ADU Permit for Existing Cabin —This requirement was previously discussed in early November between Patrick Waller in our planning department and Chad Lee, attorney with Balcomb & Green. Please refer to the attached ADU Application and include along with your application an "Existing Building Assessment". Per Garfield County's Building Department policy, a Colorado licensed design professional (Architect or Engineer) must perform a site visit and inspection to verify that the structure meets the requirements for structural (for example, 40 PSF roof loads) as well as non-structural (for example, stairs & railings) provisions of the adopted building codes. The design professional must certify, with a sealed letter, that the building meets the adopted codes. This letter must be submitted to the building department along with the permit application. Once we receive the information described above from you, we can process both the ADU application and finalize our review of the new building. Please contact our office if you should have any questions. Thank you for your attention to this matter & Happy Holidays! Dave Argo Plans Examiner . Garfield ('oungv Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: gurfield countv.com 2 CRMS Faculty Housing & ADU Building Permit #BLCO-12-18-5585 6235 County Road 109, Carbondale January 7, 2019 Olivia: I got together on Friday of last week to discuss the new faculty housing project at CRMS with both Andy Schwaller and Patrick Waller so that we could address your questions about how to best follow-through on the ADU permit as previously discussed between Patrick and Chad Lee at Balcomb & Green. This issue has arisen due to the proposed construction of new faculty housing, since there will now be two separate dwelling units on the same property. Before we can approve a new building permit for the faculty housing, one of two following alternatives must be completed in order to grant approval for both of these dwelling units on the subject parcel: • OPTION #1: Obtain an ADU Permit for the Existing (Original) S.F. Residence per Garfield County's New ADU Policy & Regulations — This option was previously discussed between Patrick & Chad. In order for the existing house (originally built in 1909) to change use from the primary dwelling unit to an "ADU" under our new policy/regulations, we must receive the following information: A. ADU Application completed & signed (as previously copied to you) B. Building Permit Application & Fees completed, signed and paid C. Existing Building Assessment performed by a Colorado licensed design professional (Architect and/or Engineer) stating that the existing structure meets Garfield County's minimum structural requirements (for example, snow and wind loads) and life safety requirements (for example, stairs, railings and C.O./smoke alarms). The existing building assessment must also verify square footage of the existing residence. In order to qualify as an ADU under our new regulations, total habitable (gross) floor area of the existing house may not exceed 1,000 S.F. • OPTION #2: Obtain Land Use Change Permit for Secondary Dwelling Unit at New Faculty Housing Project with No Additional Requirements at Existing S.F. Residence — Another option is to simply continue use of the existing S.F. Residence as the primary residence, by obtaining a Land Use Change Permit for a "Secondary Residence" at new faculty housing under the County's recently updated ADU Policy/Regulations. Differences between this scenario and Option #1 above include the following: A. Existing S.F. Residence — Since the existing house is grandfathered in as original residence, no additional permits, application/fees or building assessments are required to continue this existing use. Connection of existing residence to the new faculty housing septic system will be inspected under the new septic system permit included with the faculty housing building permit. B. Secondary Dwelling Unit Land Use Change Permit for New Faculty Housing — "Secondary Dwelling Units" are now defined as ADUs greater than 1,000 square feet in size up to a maximum size of 3,000 S.F. Obtaining this Land Use Permit involves "Administrative Review & Approval" similar to what the ADU approval process was prior to adoption of our new ADU regulations. If you would like more information about the LUCP process for "Secondary Dwelling Units" please contact Patrick Waller here at our office. Patrick has been copied in on this email and can assist and/or guide you through what this process would involve. After you have reviewed these alternatives, please let us know how you'd like to proceed and how we can best help you to achieve your target goal. Dave Argo Plans Examiner Gwfw tl County Community Development Department Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com