HomeMy WebLinkAboutCorrespondenceSu p ple me nta I I nfo rm otio n Req uest Februory 1, 2019
Springridge Reserve - Phase 7, Lot 27 Pe rm it #B LR E -01 - 19-5 61 2
We are currently rev¡ewing plans that you submitted to our office for a new residence at Springridge
Reserve, Lot 21. However, before we can finalize our review and issue a building permit we need some
additional information provided to our office including the following:
A. Floor Plan (Sheet A27l -
Provide (2) full-size copies of this sheet (scale: Lf 4" = 1'-0") to match scale of exterior
elevations and to provide legible information for our review. *Note: This drawing was
submitted at 50% size.
2-Hour Fire Partition Wall between Garage & Residence - We assume that the intent is
to utilize this fire wall to create two distinct "fire areas" and to thereby eliminate the
requirement for fire sprinkler system. However, we need additional information
provided including:
a. Labelled Assemblv for Fire-Rated Partition: Provide UL or USG wall assembly
reference number and detailed specifications.
b.Clearly identify the specific location and extent of 2-hour fire wall on plans.
Please Note: The offset of this wall at Mech. Room will complicate construction
detailing of fire wall at roof trusses above. Can this wall be re-aligned
(straightened out) to align with trusses above?
Building Sections (SheetA4ll -. Crawl Space vs.Slab on Grade? Buildi ng sections illustrate a crawl space, but
Structural drawings specify & detail concrete slab - which is it? lf necessary, these
drawings need to be revised to match structural drawings.. Exterior Grades - Proposed finish grades adjacent to the building exterior and at crawl
space (if applicable) are required to be shown.
C. Wall Sections (S/¡eetA5l) -. Resubmit Plans - Provide (2) copies of sheet at full-size (scale: Il4" = 1'-0") to provide
legible information for our review. *Note: This drawing was submitted at 50% size.r Section Cuts - Clearly identify where each wall section applies. For example, show
section cuts on floor plan for easy & accurate reference.. Crawl Space vs. Concrete Slab on Grade? As noted above, these wall sections show a
crawl space, but Structural drawings illustrate slab on grade. Revise as necessary to
properly coordinate with Structural drawings.
D. Site Grading & Drainage Plan - As illustrated on the site plan, the proposed contours do not
provide adequate fall to allow storm water drainage from the rear (or uphill side) of residence
as required by the Soils Report. More specifically, the proposed high point at the backside of the
home is shown as elevation 6,44O and its outlet elevation shown adjacent to High Point Drive
(low side of driveway) is also shown to be elevation 6,440 - an apparent elevation change of
zero feet vertical in approx. 120 feet horizontal. Engineer to verify and/or revise proposed finish
grades at drainage swales along both sides of residence from the rear yard. Coordinate with
Geotechnical Engineer, as necessary.
E. Foundation Plan - As noted above, the current set of plans does not match up with a crawl
space as shown on design plans vs. slab on grade as shown on Foundation Plan. Coordinate with
building sections and revise as necessary.
Please provide updated and revised plansas noted above atyourearliestopportunity. lnthe meantime,
we will place your project in our "pending file" while awaiting your response.
Dove Argo- Plans Exominer
Garfield County
B
Com mu nity Deve lopment De partme nt
Dave Argo
Sent:
To:
Ccz
From
Attachments:
Dave Argo
Friday, February 1,2019 2:30 PM
'indy 1 @earthlin k.net'
Stephen Kesler (westar@trof.net);'Robert.Parrington@tyahoo.com'
Springridge Reserve, Lot 21 - Permit #BLRE-O1-19-5612
Shane Wade Springridge Lot 21.pdf
Subject:
Shane
We need some additional information & clarifications of the plans submitted for your new residence up at Springrldge
Reserve before we can finalize our plan review and issue a permit. Please refer to the attached list of items that need to
be addressed.
ln the meantime, we will place your project in our "pending files" until we receive a response to these items.
Dave Argo
Plans Examiner
Gnrfield Coanty
Community Development Department
708 gth Street, Suite 4Ol
Glenwood Springs, CO 87607
Tel: 970-945-8272 Ext. 7670
E mo i I : d ø rg o @ g a rf i e ld -cou nty. com
Web : go rfi eld-cou nty. com
1
Dave Argo
From:
Sent:
To:
Dave Argo
Friday, February 1,2019 4:09 PM
Greg Bak (greg.bak@cogs.us)
Wade Residence - Springridge Reserve, Lol21Subiect:
Greg:
I wanted to update you on a project located at Springridge Reserve, Lot 21 for Shane & Denise Wade. These folks had
previously submitted a different set of plans for th¡s lot about six months ago, and I had notified you that overall fire
area of those plans exceeded the maximum size of 3,600 SF allowed in this subdivision.
The new plans which were submitted to our office 3 weeks ago include a totally new/different design summarized as
follows:
Residence 2,685
Garage (Attached) 895
Covered Po es 480
4,060TOTAT
However, the submitted plans show a "2-hour fire wall" between the garage & residence, which may
(presumably) separate the building into (2) distinct "fire areas" and thereby eliminating the fire sprinkler system
requirement . . . if that approach is approved by you.
Have you spoken with these folks about their project? Can you give me some guidance as to what you'd like to see in
terms of fire separation between the garage and the residence on this project (and similar ones). ls the "fire wall" as
called out on these plans the correct term or is it a "fire partition"? - see definitions in the 2015 IBC/IFC.
Please let me know how you'd advise these folks, and if you need for them to contact you to discuss further.
Dave Argo
Plans Examiner
Garfield Cmnty
Community Development Department
708 8th Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Ema il : da rgo@ go rfield-county.com
Web : go rfield-cou nty. com
1
Dave Argo
From:
Scnt:
To:
Cc:
Subject:
Attachments:
Westar, lnc. <stephen@westar-inc.co>
Morrday, Februury 4, ?019 8:44 AM
Dave Argo; indyl @earthlink.net
Stephen Kesler (westar@ rof.net); Robert.Parrington@yahoo.com
RE: Springridge Reserve, Lot21- Permit #BLRE-O1-19-5612
C1.1 SITE PLAN REVI-Model.pdf
Dave / Shane.
The drainage grade on the south srde was a little flat. The house has been raised and ¡nveft elevations shown
alang the drain swa/e.s.
As for items A,B, C, and E the architect will need fo address. As for item E the original floor was to be S. O. G.
tf the ftoor system changes from S.O.G to a crawl space and wood floor system it will need to be re-designed
with footing pads. Posfg beams and floor joists.
Stephen A. Kesler, P.E
Westar, lnc.
448 Will Avenue
Rifle, Colorado 81650
(970) 625-2774
From: Dave Argo <dargo@garfield-county.com>
Sent: Friday, February OL,2079 2:30 PM
To: indyl@earthlink.net
Cc: Stephen Kesler (westar@rof.net) <westar@rof.net>; Robert.Parrington@yahoo.com
Subject: Springridge Reserve, Lot 21 - Permit #BLRE-01-19-5612
Shane
We need some additional information & clarifications of the plans submitted for your new residence up at Springridge
Reserve before we can finalize our plan review and issue a permit. Please refer to the attached list of items that need to
be addressed.
ln the meantime, we will place your project in our "pending files" until we receive a response to these items
Dave Argo
Plans Examiner
Garficld County
Community Development Department
708 9th Street, Suite 407
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext, 1610
Emoil : da rgo @ g o rfield-county.com
Web: go rfiel d-cou nty.com
1
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From:
Sent:
To:
Cc:
Greg Bak < greg.bak@cogs.us>
Tuesday, February 5,2019 1:15 PM
.Dave Argo
Andy Schwaller
Re: Wade Residence - Springridge Reserve, Lot 21Subject:
Dave - Below is the guidance for a similar project in Springridge Reserve that the homeowner, Andy schwaller
and ¡ agreed upon last ruay. I believe this is the standard we should follow:
An alternative to the Fire code sprinkler Requirement ¡s to divide the residence ¡nto two "Fire Areas'" This
compartmentat¡on would divide the square iootage, eliminating the need for the sprinkler system' The
compartmentation would require fire iated 2hr separation per the 2016 IBC Table 707.3.Lo by addition of the
following:
- construction of a separation wall consisting of a 2-hour rated double layer 5l8" Type X Sheetrock oN BorH
FAcEsfromfoundat¡ontoroofpeakbetweenthetwofireareas.
- protection of wall openings through this wall (penetrations). Doors and door assemblies shall be FIRE RATED
at t%hour. HVAC ducts will be protected with approved fire dampers, installed in a manner that they can be
regularly inspected and serviced for proper operation'
- The underside of the floor joists throughout the structure shall be fire protected. The installation of double
layer 5/g,,ïype X sheetrock or FIRE nnrip coating (lntumescent Paint). The 2015 lnternational Fire code,
chapter g, section g03.4 directs that "such applications shall comply with NFPA 703 and the required fire-
retardant properties shall be maintained or renewed in accordance with the manufacturer's instructions'"
NFpA 703 chapter 5 Fire-Retardant Coatings for Building Materials discusses general requirements for the
applicotian of fire retardant paints'
Please check with Andy to make sure I left nothing out of the requirements'
Thank you,
Greg Bak
Fire Protection AnalYst
Glenwood SPrings Fire DePartment