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HomeMy WebLinkAboutSupplemental Information Request 02.14.2019Tom & Terrie Trofholz Accessory Dwelling Unit February 14, 2019 251 County Road 237, Silt Permit #BLRE-01-19-5621 Supplemental Information Request: We have reviewed your building permit application, but the following items must be addressed before we can finalize plan review and issue permits: 1. Site Plan — Provide a site plan drawn to scale with overall building footprint. Include clear illustration of proposed ADU and the remainder of existing surrounding building(s) — East Building (original), West Building (ADU/Garage) and Storage Shed on North Side of ADU. In addition, clearly indicate setback distances from property lines to these existing structures and show North arrow. 2. Garage/Dwelling Fire Separation — All walls situated between the ADU and garage/shop areas must be 2x6 minimum size with R-20 insulation and fire resistance per building code requirements, including 20 -minute fire rated door/frame assembly. Penetrations through the required fire -rated walls (mechanical ductwork) must meet specific code requirements. Clearly indicate on plans all walls that must comply with fire separation as described above. 3. Insulation at Thermal Envelope — Walls, floors and roofs surrounding the proposed living area must be insulated per 2009 IECC and Garfield County requirements, including R-10 minimum insulation along the entirety of concrete slab/foundation perimeter for a depth of 24". 4. Light and Ventilation — As currently shown on plans and depicted in photos, the proposed ADU does not meet building code requirements for the provision of natural light (8% of floor area) or ventilation (4% of floor area) at habitable living spaces — living, dining, kitchen and bedroom. Provide additional windows/doors to comply with these requirements. 5. Egress Windows at Bedroom — The floor plan indicates (2) windows at the upstairs bedroom, but size and height of these windows is unknown. In order to qualify as a bedroom, there must be at least one window or door that meets egress requirements. Provide additional information that demonstrates compliance with requirements (min. size = 5.7 SF; min. width of clear opening = 20 inches; min. ht. of clear opening = 24 inches; max. sill ht. = 44 inches above floor). 6. Stairway Configuration — As shown on plans, stairway arrangement is unclear and layout does not appear to work — so it is unknown if stair and landings meet building code requirements. The upper stair landing cannot open directly into the bathroom, because a privacy door is required at the bathroom. However, the enclosed upper stairway landing may open into the bedroom. 7. ADU Size — Based on information provided in the Engineer's letter, the size of this ADU exceeds the 1,000 S.F. limits of Garfield County's recently adopted ADU regulations, and unless size is reduced a Land Use Change Permit will be required before we can approve the building permit. (Size of ADU per Engineer's Letter: 22' x 24' = 528 S.F. x 2 stories = 1,056 S.F.) 8. Structural Framing — Provide Engineer or Architect wet-sealed/stamped sign -off for proposed wood framing including loft framing, joists, support beams, stairway and any openings (windows/doors) cut into existing exterior walls. *Please Note: Although Brian Kurtz provided you with a letter generally describing structural integrity of the existing steel buildings, he does not fully describe or illustrate with drawings the proposed remodel work to alter a portion of the building into an ADU. 9. Drawings — Floor plans are not drawn at a recognizable scale and do not clearly illustrate the existing steel frame structure. Revise/resubmit at proper scale (1/4" =1'-0"). Also, submit exterior elevations showing proposed exterior windows/doors and framing plans/details for upper level floor/stairway. Given the number and nature of these items that must be addressed, we advise you to hire a design professional (Architect or Engineer) to assist you in the preparation of necessary amendments to your building permit application. Please contact our office if you have any questions, and we look forward to receiving the requested information from you at your earliest convenience. 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 Dave Argo From: Dave Argo Sent: Thursday, February 14, 2019 4:36 PM To: 'terriea1499@gmail.com' Subject: Proposed ADU - Permit #BLRE-01-19-5621 Attachments: Trofholz ADU.pdf Tom & Terrie: Please refer to the attached Supplemental Information Request which identifies a number of items that need to be addressed before we can finalize our review of your building permit application & issue a permit for your proposed ADU. Thank you for your assistance with these items. 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