HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Tuesday, March 24, 2020 3:35 PM
To: Mic Baca
Cc: Ikrol@garfield-county.com
Subject: RE: Mancinas/Vega Residence - Permit #BLMF-02-20-6123
Mic:
Thanks for your email reply to my initial questions. Based on your response, we need to receive the following additional
information before we can finalize our plan review and issue building permits:
Lower Level Floor Plan — We need a floor plan submitted to our office that clearly illustrates the proposed
occupancy/use of the lower level. If intended to serve as residential storage space then it needs to be labeled as such,
and building code requirements will be similar to an "unfinished basement" including the following specific items:
a. No interior partitions are allowed at the lower level except for structural bearing walls supporting the modular
home located above. Drywall may not be installed at walls.
b. At least one operable egress door must be provided (min. size: 36" wide x 80" height) which exits directly on
grade to the building exterior.
c. Thermal envelope must be insulated as per 2009 IECC requirements.
d. Only minimal electrical, plumbing & mechanical rough -in items may be installed — items which insure personal
safety in usage of lower level for storage (i.e., lighting).
e. Exterior access stairway, landing & door into lower level at the west end of the building needs to be verified and
illustrated more clearly, including verification of the following items:
• 6'-8" min. headroom clearance at lower level doorway/stair
• Size of header beam above doorway as noted above
• Configuration of landing and surrounding (insulated?) walls at bottom of stair run at lower level floor
f. Please Note: Once the basement is finished, any bedrooms are required to provide emergency exiting (egress
window/door) as per item #28, and all habitable areas are required to meet natural light/ventilation
requirements as per item #26. When the property owners decide they want to finish out the basement, it will
require a separate building permit from the Building Department before they perform this work.
Please submit this additional information to our office at your earliest opportunity so that we can finalize our review &
approvals. Although many of us are now working remotely from our homes, you can simply email the digital plan
updates and I will take care of printing out hard copies at 11 x 17 size.
Thanks for your attention and follow-up to these issues.
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: Mic Baca <studiom.engineer@gmail.com>
Sent: Monday, March 23, 2020 4:41 PM
1
Dave Argo
From: Mic Baca «studiom.engineer@gm.ail.com>
Sent: Monday, March 23, 20204:41 PM
To: Dau a Argo
Subject: Re: [External] A'lancinas/Vega Residence - Permit#8LMF-02-20-6123
Follow Up Rag: Follow up
Flag Status Flagged
Dave:
Responses to your questions in red text below:
1. There does not appear to be any vertical interior connection between the upper level modular
unit and the main level interior space...is that correct? They are doing a built on, enclosed stair
on the west elevation that essentially links the 2 levels.
2. We do not know what occupancy/use is planned for the lower level interior space, but we are
working under the assumption that it is heated interior space...is that correct? Your drawings
indicate (3) separate areas but there isn't any description of intended use or occupancy. Can you
please clarify? The intended use right now is storage. It will be heated. I would anticipate that
they will eventually be adding some bedrooms down there. They will also probably have to add
some additional mechanical equipment to make up for adding another story, which I would
anticipate would go on that main level. They want to frame in the window openings (and doors
if they add them) but install windows/doors at a later time. In other words, they are planning on
running their siding right over the openings right now.
3. There also doesn't appear to be any exterior doors providing access to the downstairs. Are we
missing something? That is correct. In hindsight we could have provided an exterior door in
place of one of the 3 ft wide windows.
4. The upper level or second story modular unit shows (3) separate exterior stairs providing access
which is highly unusual for a single-family residence...is the upper level intended to serve as
more than one dwelling unit? There is only one dwelling unit. Essentially the building was
initially intended as being built over a crawl space, then they wanted more room for storage, so
we added the first level. By doing that, we suddenly had these exterior doors that needed
walkout deck or stair platforms because the modular floor was now 9 ft in the air. We provided
walkout stair platforms for the south and north doors, and then provided the enclosed stair on
the west, which connects the 2nd level to the main level. Like you pointed out, they probably
want to add a door or two to the main level floor.
Mic Baca
Dave Argo
From: Dave Argo
Sent: Monday, March 23, 2020 4:21 PM
To: Mic Baca
Subject: Mancinas/Vega Residence - Permit #BLMF-02-20-6123
Mic:
We recently received plans from your office for a new manufactured home for Raquel Mancinas & Angel Vega to be
located at Antlers Orchard Tract 22. However, there are a few items that remain unclear to us and we hope that you can
provide us with some additional information to help us to better understand the design intent.
We were originally under the impression that this would be a simple modular residence placed on a crawl space
foundation, but your drawings indicate that there is a full story wood -frame lower level above a crawl space with the
modular installed at the upper level or second story.
If you can help us to better understand the following issues, we'd greatly appreciate it:
1. There does not appear to be any vertical interior connection between the upper level modular unit and the main
level interior space...is that correct?
2. We do not know what occupancy/use is planned for the lower level interior space, but we are working under the
assumption that it is heated interior space...is that correct? Your drawings indicate (3) separate areas but there
isn't any description of intended use or occupancy. Can you please clarify?
3. There also doesn't appear to be any exterior doors providing access to the downstairs. Are we missing
something?
4. The upper level or second story modular unit shows (3) separate exterior stairs providing access which is highly
unusual for a single-family residence...is the upper level intended to serve as more than one dwelling unit?
Thanks for your assistance in this matter.
Dave Argo
Plans Examiner
I le. Garfield County A
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
Dave Argo
From: Dave Argo
Sent: Monday, March 23, 2020 3:27 PM
To: Glenn Hartmann
Cc: Andy Schwaller (aschwaller@garfield-county.com)
Subject: FW: Mancinas and Vega permit: BLMF-02-20-6123
Attachments: 237 County Rd Tract #22 struct. Layout Plans 2_.pdf
Glenn:
Attached is the Structural Engineer's plans for the Marcinas/Vega property (Antlers Orchard Tract 22) that I called you
about earlier today. Thought it might be helpful for you to have visuals of their 2-story Mfd. Home that will be located at
Antlers Orchard Tract 22. After talking with Lindsay, she & I both were under the impression that this was going to be a
simple modular home on a crawl space foundation. But if you look at sheets S3.0, S4.0 and S5.0 you will see that it's a
little more than that. Since neither of us was involved in the meeting between you, Wade and the Applicant I wanted to
get your take on this building.
More specifically, above the crawl space there is a full level of wood framed area (residence or shop/office, I don't know
for sure) and then the modular residence is located above the second story floor framing. Interestingly, the main and
upper levels are not connected by an interior stair and, even more curious, there are 3 separate exterior stairways
leading up to the upper level modular residence. Does this look familiar to what you & Wade were presented with?
Since the main and upper levels are not connected by an interior stairway, it appears as though there may actually be
more than one dwelling unit (?) Also, why are there 3 separate exterior stairs serving the upper level? Is this upper level
subdivided into more than one residential unit?...each with its own entrance?
Sorry to be so full of questions, but I haven't really seen anything quite like this one before, and was hoping you could
weigh in on it from your perspective. Maybe we also need to get Andy to take a peek too?
Give me a call when you get a minute to discuss.
Thanks,
Dave Argo
Plans Examiner
_ Garfield ['orinl><•
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: Lindsay Krol <Ikrol@garfield-county.com>
Sent: Wednesday, March 18, 2020 10:16 AM
To: Dave Argo <dargo@garfield-county.com>
Subject: Mancinas and Vega permit: BLMF-02-20-6123
Here are there foundation plans....finally. I think that was all that you were waiting for.
1
Dave Argo
From: Lindsay Krol
Sent: Wednesday, March 18, 2020 10:16 AM
To: Dave Argo
Subject: Mancinas and Vega permit: BLMF-02-20-6123
Attachments: 237 County Rd Tract #22 struct. Layout Plans 2_.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
Here are there foundation plans....finally. I think that was all that you were waiting for.
From: Raquel Mancinas <eneri_35@yahoo.com>
Sent: Wednesday, March 18, 2020 9:47 AM
To: Lindsay Krol <Ikrol@garfield-county.com>
Subject: [External] Fwd: Tract 22. Stamped
Hi Lindsay, I am emailing you the foundation plans. I know the office is closed but at least you can have them this way.
Let me know if you have any questions. Thank you!
Forwarded message
From: Mic Baca <studiom.engineer@gmail.com>
Date: Mar 18, 2020 9:03 AM
Subject: Tract 22. Stamped
To: Raquel Mancinas <eneri_35@yahoo.com>,vegarange172@gmail.com
Cc:
Hi Raquel. I'll let you send these to garco. So the communication lines stay the same.
Mic Baca