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Home My WebLink AboutCorrespondenceDave Argo From: Dave Argo Sent: Monday, December 17, 2018 4:38 PM To: Brad Jordan (bradjordanarchitect@gmail.com) Cc: Patrick Waller Subject: 7484 County Road 100 ADU - Permit #BLRE-11-18-5578 Attachments: Gillispie Sub Exemption Plat Notes.pdf Brad: I have reviewed plans submitted for conversion of a second floor workshop into an ADU for the above referenced property. However, we cannot issue a building permit at this time for this project because of the following issues which must be addressed: A. Kitchen Facilities — As currently shown on plans this interior remodel does not meet the definition of a "Dwelling Unit" as defined in the 2015 IRC (Chapter 2) as it does not provide "complete independent living facilities... including permanent provisions for living, sleeping, eating, cooking and sanitation." There is only a wet bar with sink as illustrated on the plans. B. Well Permit & Associated Plat Note — Plat Note #6 which is included on the Gillespie Subdivision Exemption's Final Plat states that: "Use of ground water from this well is limited to ordinary household purposes inside a single family dwelllna". (Please refer to the attached copy of the plat notes for this requirement.) The original well permit approval clearly did not contemplate inclusion of a secondary residence or an ADU. We will require this issue to be addressed through an "Amended Final Plat" as issued through our Planning Dept. Please contact Patrick Waller, who is already familiar with this project and these specific issues. Patrick can help guide you through the planning process related to obtaining an Amended Final Plat. Thank you for your attention to these items, and we will await your response to these outstanding issues which must be addressed before we can issue a building permit for this project. Dave Argo Plans Examiner 'I:. 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 GIL.LESPIE SL BDIv- I+.s'1 O_\• EXEMPTION kS I': A TESD IN THE r\rp I 4 OF SECTION 18 TOE SLIP 7 SOj`TTH, RANGE 87 WEST, 6th P. i I. GARF IELD COUNTY, YT, (OLORADO td(rt'i S 1) `I'hi haElie of hePArinqn fnr t'h1 .i rvoy i i ,RI''!i';r36"W 1 •,twee n Garfield t^,cttn1-y surveyor s hras i f'u}ii id for the Nor 111r+:jr.t :+31(1 Northwest coj'•1'yorq i -f St..*r':tinn 18, 'Towtvih1i) 7 Sou t,It, )17 W' 1-, r3th P.M 2j `T'h.11 sitrvf,y 1r41v" E ] c,ori A tar: c.r'Sirnn c`r'aft:?1no?r1 in a doori rot t4r:rtk 4!9 P.Age 'el 4ti r-�1 Itr>r-«a'�iir:on No. 27'11101 ra? thy' t:1.1rfi+ ic'l ('(711t11y 1c1TPr•trrrier. 3) This $dlt'vey isvv; Tu+.r t.{ rrrx,l w1 #.1rotut hal of a current. t1t.ie rciintnittrlrlIt Jnr] r4tx not (:1-)ltseil• 1li.tle xt t°1t•]p mem rill by this, .11r\rr:yor or Sr.:irrnw :iwr1 WFi'lkfr, 1rtc:. to determine o n•ter 4114 tti, c-rtinnp,it 1 hi l i t -y wi r•l' Adin 3 fling p rr:7t?l , or eas e1 -nt s or enrisilhrre Ices of record Afforting thJ z parcel 4) An engineered foundation and wcstewoter system shy be • required. 5) A soils report prepared by a professional engineer shall be required as a prerequisite to a building permit application. 6) Well permit number 158543 (10/23/90) A) The use of ground water from this well is limited to ordinary household purposes Inside o single family dwelling end the watering of the user's non-commercial domestic animals. B) The return f o -T • from the use of the well must be through on Individual waste water disposalsystem of the non- evaporative type where the water is returned to the same sb-earn system In which the well is located. Dave Argo From: Dave Argo Sent: Wednesday, December 19, 2018 11:53 AM To: 'brad jordan' Cc: Patrick Waller Subject: RE: 7484 County Road 100 ADU - Permit #BLRE-11-18-5578 Brad: Sorry for the delay in getting back to you. As per Land Use Code definitions, a kitchen is defined as: "A room or area that is designated to be used for cooking and preparation of food that contains standard kitchen appliances or fixtures." The correct interpretation is that standard size refrigerator, range/stove and sink plus a countertop area for food preparation are all required to meet the above definition of a kitchen. More specific to your question, a microwave oven + hot plate does not meet this criteria. We hope that this interpretation of the code is helpful to you as you assist your client in meeting these requirements. Happy Holidays! Dave Argo Plans Examiner :. Garfield Count,I! 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: brad jordan [mailto:bradjordanarchitect@gmail.com] Sent: Tuesday, December 18, 2018 7:49 AM To: Dave Argo Cc: Patrick Waller Subject: Re: 7484 County Road 100 ADU - Permit #BLRE-11-18-5578 Thanks Dave for providing this information. Essentially, we need to show a cooking unit on the plans from what I gather? Currently, there is a under counter refrigerator, sink, microwave in this space. How elaborate do we need to get with a 'cooking unit'? Can this be a hot plate or must it be built in? Pat- Please remind me of the steps for a plat amendment for the purposes of the well. I believe the ADU would also require the 'administrative' plat amendment per our previous conversations? Brad 1 On Mon, Dec 17, 2018 at 11:37 PM Dave Argo <dargo@,garfield-county.com> wrote: Brad: I have reviewed plans submitted for conversion of a second floor workshop into an ADU for the above referenced property. However, we cannot issue a building permit at this time for this project because of the following issues which must be addressed: A. Kitchen Facilities — As currently shown on plans this interior remodel does not meet the definition of a "Dwelling Unit" as defined in the 2015 IRC (Chapter 2) as it does not provide "complete independent living facilities ... including permanent provisions for living, sleeping, eating, cooking and sanitation." There is only a wet bar with sink as illustrated on the plans. B. Well Permit & Associated Plat Note — Plat Note #6 which is included on the Gillespie Subdivision Exemption's Final Plat states that: "Use of ground water from this well is limited to ordinary household purposes inside a single family dwelling". (Please refer to the attached copy of the plat notes for this requirement.) The original well permit approval clearly did not contemplate inclusion of a secondary residence or an ADU. We will require this issue to be addressed through an "Amended Final Plat" as issued through our Planning Dept. Please contact Patrick Waller, who is already familiar with this project and these specific issues. Patrick can help guide you through the planning process related to obtaining an Amended Final Plat. Thank you for your attention to these items, and we will await your response to these outstanding issues which must be addressed before we can issue a building permit for this project. Dave Argo Plans Examiner . Garfield County Community Development Department 108 86 Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Exl. 1610 Email: dargo@garfield-county.com Web: garfield cow:ty.com 2 Dave Argo From: brad jordan <bradjordanarchitect@gmail.com> Sent: Monday, January 14, 2019 1:03 PM To: Dave Argo Cc: Patrick Waller; Andy Schwaller; Erich Kaiter; Lynne Ogden Subject: Kaiter-Ogden Dave, I met with the client last week, and he is going to move forward with a type of water augmentation plan so we can get the ADU permitted. Therefore, I will need to update the plan with the addition of a cooking facility and a refrigerator when this is complete. In the meantime, we intend on changing the use to an Art Studio which will require the removal of the shower. Please let me know what you need from me so we can move forward with any permitting to bring the 'unit' up to code, etc. I spoke to Andy about this last week to explore the best way to handle things during this period of time, so we can satisfy the Code Enforcement officer. Ultimately, the client is attempting to bring the entire parcel up to code in a legal manner. Brad 1 Dave Argo From: Dave Argo Sent: Tuesday, January 15, 2019 4:32 PM To: 'brad jordan'; Erich Kaiter; Lynne Ogden Cc: Andy Schwaller; Wade Patton; Patrick Waller Subject: RE: Kaiter-Ogden ADU/Studio Brad: If your client wants to update your submitted plans to change the proposed use of the existing garage upstairs to an "Art Studio" we will need for drawings to be re -submitted illustrating this proposed use, rather than the ADU drawings you previously submitted to our office. In order to qualify as an "Art Studio" the drawings (and actual construction) will need to reflect the following requirements: 1. Existing shower at the bathroom must be removed — bathroom may only include a sink + WC. 2. Any full-size appliances at the kitchen must be removed, sink is limited to a single bar sink, and maximum area of countertops is limited to 25 S.F. 3. Bedrooms or sleeping areas are specifically prohibited. 4. All interior rooms must be properly labeled as to the intended use. 5. The upstairs is not allowed to be used as a "dwelling unit" or as a "lodging unit" — and your clients cannot: (a) rent it out to others, or (b) use it themselves for these purposes. Until a water augmentation plan is finalized — and use of the structure is converted into an ADU — advertising of this building (for example, via VRBO or Air BNB) is specifically prohibited. After a building permit is issued for the "Art Studio" on-site inspection of the premises will be required to verify that all of the above items comply with these requirements. Conditions to the permit described in Item #5 above will also be recorded the Building Department's data base thereby documenting the stated use of this building and open to public record. Let me know if you have any additional questions. 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: garfield-county.com From: brad Jordan [mailto:bradjordanarchitect@gmail.com] Sent: Monday, January 14, 2019 1:03 PM To: Dave Argo 1 Cc: Patrick Waller; Andy Schwaller; Erich Kaiter; Lynne Ogden Subject: Kaiter-Ogden Dave, I met with the client last week, and he is going to move forward with a type of water augmentation plan so we can get the ADU permitted. Therefore, I will need to update the plan with the addition of a cooking facility and a refrigerator when this is complete. In the meantime, we intend on changing the use to an Art Studio which will require the removal of the shower. Please let me know what you need from me so we can move forward with any permitting to bring the 'unit' up to code, etc. I spoke to Andy about this last week to explore the best way to handle things during this period of time, so we can satisfy the Code Enforcement officer. Ultimately, the client is attempting to bring the entire parcel up to code in a legal manner. Brad 2