HomeMy WebLinkAboutCorrepondenceDave Argo
From: James Martinez <jmartinez@martinezwestern.com>
Sent: Wednesday, July 31, 2019 5:07 PM
To: Dave Argo
Subject: [External] Re: Sun Meadows, Lot 9 - Permit #BLRE-07-19-5839
Attachments: 19-7-180 (07-30-19) Mono Slab Alternative signed.pdf; JAMES MARTINEZ LETTER
(2).pdf; EDIT OF ONNIE APPT..pdf
Mr. Argo
attached is all the documentation that you have requested. Please let me know if there is anything else that you
need.
In addition to this I had a conference call with Steve Pawlak and Dan Harden both Geo engineers for Kumar. I
asked them about the open hole inspection, and they said they can do one but because this house is a monolithic
foundation there is no open hole. I cleared the overburden and processed and compacted structural fill to build
the foundation out of the ground. Kumar and associates can look at the material that we are building on or if
there is something else that you want them to do. Please advise. thanks for your help on this.
regards,
J.M.
On Tue, Jul 30, 2019 at 8:30 AM Dave Argo <dargo c�i,garfield-county.com> wrote:
James:
We have reviewed plans for a new single-family residence to be located at Sun Meadow Estates, Lot 9 but
before we can finalize our review and issue permits there are several items that first require your attention and
response to our office including the following:
1. Floor Plans illustrate a "Future In -Law Apartment" with its own separate entrance and a
second kitchen. Per Garfield County requirements, a second kitchen is not allowed within a single-
family dwelling, and if your intention is for this to serve as a secondary unit (also referred to as an
Accessory Dwelling Unit or ADU) then you must complete an application for ADU with our office. In
addition, because of one-hour fire rated separation requirements in "2 -Family Dwellings" (per I.R.C.,
Section 302.3), we require that you hire an Architect to provide the Building Dept. with all necessary
fire -rated assemblies (walls, floors, ceiling/roof). On the other hand if this area is simply another
bedroom & bathroom for the primary residence without a 2nd kitchen, then plans must be revised to
clearly illustrate that situation. Provide us with additional information as described above for whichever
option you intend to build.
2. Mechanical Room — If there is a mechanical room, can you please clearly indicate on plans where
this will he located?
3. Upstairs "Bonus Room" —
t
A. Is the "Bonus Room" located above the garage intended to include any bedrooms or
bathrooms? If so, we need to see detailed floor plans indicating interior wall partitions, doors,
etc.
B. Or will the "Bonus Room" possibly be considered as a future ADU or rental unit? If so, the
fire -rated assembly requirements as described in Item #1 above will apply.
C. Will this "Bonus Room" be finished or unfinished space per this current building permit? If
left as unfinished, you will not be able to drywall or install electrical, plumbing or mechanical
systems in this space, and another subsequent building permit will be required prior to finishing
off this area.
4. Foundation Design — Foundation plans and details provided by the Structural Engineer do not
match the Soils Report recommendations for type of foundation (thickened slab vs. spread footings and
frost walls) nor does the allowable bearing pressure match up with the soils report (2000 vs. 1500 PSF).
Given the expansive soils described in the soils report and potential risk of movement and distress to
buildings, it is of utmost importance that the respective work of each of these consultants matches up
with the other. In order to rectify these discrepancies we require that you submit to our office one of the
following:
A. Geotechnical Engineer's follow-up report stating that a shallow frost -protected slab
foundation meets with their approval and recommendations for this project, or
B. Structural Engineer's revisions to foundation plans/details showing spread footings and
frost walls as per the soils report.
Please address these outstanding items and provide us with response at your earliest opportunity so that we can
finalize our plan review and issue permits for your project.
Dave Argo
Plans Examiner
Garfield County
Community Development Department
108 8'" Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo(garfreld-county.com
2
Lock -Off Unit, ADU or Secondary Dwelling Unit:
A separate lock -off or secondary dwelling unit is not approved as part of this building
permit, and such usage will require a separate permit including all necessary fire -rated
assemblies (walls/floors) as required per I.R.C., Section R302.3 for Two -Family Dwellings.
AATIO SLAP.
FIREPLACE REQUIREMENTS:
• WOOD - 62, 65, 66, 67, 68, 70
• GAS - 59, 62, 65, 68, 70, 71
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