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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