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