HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Thursday, May 28, 2020 4:19 PM
To: Sean Elias
Cc: Andy Schwaller (aschwaller@garfield-county.com); Lindsay Krol
Subject: 352 Saddle Road Garage/ADU - Permit #BLRE-05-20-6262
Attachments: SFR or Duplex Checklist.pdf
Sean:
We are currently reviewing plans for your proposed Garage + ADU located at 352 Saddle Road in Mountain Springs Ranch.
However, before we can approve these plans and issue a building permit there are several issues which first must be
addressed:
A. Architectural Plans included in your submittal do not provide us with enough information to discern what your intent
is regarding several key items within the ADU — most importantly among these is vertical access from the main level
garage. Floor plans seem to indicate a spiral stair; however, it looks like one of the elevation drawings illustrates an
exterior stairway leading up to a deck ... (more on the stairway access in the next item below). In addition, door
locations are not clearly indicated, there is not a clear definition of the deck perimeter, and rooms are not clearly
labeled as to their intended functions. There is also no information provided about framing or insulation at the
building's thermal envelope, window specifications and location of operable window units. We strongly suggest that
you consider enlisting design services of an Architect or architectural draftsman to assist you in preparation of floor
plans, exterior elevations, and building section(s) to properly illustrate minimum requirements as listed in the
attached building permit application checklist because we cannot review plans as currently submitted.
B. ADU Floor Area Size Exceeds 1,000 S.F. Limitation — As currently illustrated, the building footprint calculates at
exactly 1,000 square feet in floor area —the maximum allowable size for an ADU under Garfield County's Land Use &
Development Code. However, this footprint size at the upstairs ADU does not factor in an interior stairway (spiral or
otherwise) at the lower level with a landing and hallway/corridor to the building exterior. Depending upon what your
intended stairway access is intended to be, any additional interior square footage required to accommodate these
items will be added to the upstairs footprint area which will push you above the 1,000 SF threshold. Please note that
the Land Use Code does provide you with the option of seeking a land use change permit for a "secondary dwelling
unit" up to 3,000 SF in size on your property. However, that approval process will take some additional time for you
to get through, and we cannot issue a building permit until the land use is approved. Another option you may want to
consider is placing the access stairway entirely at the building exterior. In this scenario, since the stairway and landing
areas are located outside of the building, they are not considered to be "habitable area" and therefore do not add
additional square footage to the size of the ADU.
Please provide our office with updated architectural plans addressing these important issues so that we can finalize our
review after you have addressed these issues. In the meantime, we will place your plans in our "pending" file while awaiting
your updated drawings.
Dave Argo
Plans Examiner
Gurfield County 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
Garfield County
Community Development Department
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-8212
www.garfield-countv.com
SINGLE FAMILY OR DUPLEX
BUILDING PERMIT
APPLICATION CHECKLIST
SINGLE FAMILY OR DUPLEX BUILDING PERMIT APPLICATION CHECKLIST
In order to understand the scope of work intended and to expedite the issuance of a permit, it is
important that complete information be provided. Please review this document to determine if you have
adequate information to design your project and to facilitate a plan review.
APPLICATION FORM: Please make sure the following information is provided on the application.
■ Parcel number obtained from the County Assessor's Office.
• Job address (assigned physical address)
• Legal Description: block, lot, tract, subdivision, filing, or section, township and range.
• Owner's name, mailing address, phone, fax or cell.
• Contactors name, mailing address, phone, fax, or cell.
• Architect and/or Engineer's name, mailing address, phone, fax or cell.
• Building size, height, number of stories and lot size.
• Use of building (Residential).
• Class of Work (New, Addition, Alteration, Repair, Demo, Move/ Relocation).
• Detailed description of work.
• Type of heating (natural gas, propane, electric, other).
• Sewer system (Community or OWTS), also see other items below.
• Garage (Attached or Detached).
• Driveway permit (please see other items below).
• Valuation (labor and materials), see attached worksheet.
OTHER ITEMS:
• If you anticipate obtaining a water -tap from the City of Rifle, please provide a letter indicating that
the City will provide water service. Required to submit building permit application.
• OVVTS requires a septic permit application to be submitted with the building permit application.
■ A separate electrical permit must be obtained from the State of Colorado Electrical Board.
• At the time of building permit submittal, you are required to show proof of legal and adequate
access to the site. This may include proof of right to use a private easement, County Road &
Bridge permit, or Colorado Department of Highway permit, including a Notice to Proceed. The
County Road & Bridge Department can be reached at 970-625-8601.
• If you anticipate excavating or grading prior to issuance of a building permit, you will be required
to obtain a separate grading permit.
• If you belong to a Homeowners Association (HOA) it is your responsibility to obtain written
approval, if required.
• Provide copies of any Resolutions and/or Land Use Permits associated with this property.
• Additional Dwelling Units may require Administrative Review.
• A Colorado State Licensed Electrician and Plumber must perform installation and hook-ups,
unless the homeowner is performing the work.
BUILDING PLANS: 2 sets of plans must be submitted. Plans must be 18"x24" minimum size, complete,
identical, legible and to scale. All plans will be checked at the counter for completeness. If any of the
required information is missing, the building permit application cannot be accepted.
SITE PLAN: Please make sure the following information is provided on the site plan.
• Property address/legal description.
• North Arrow and Scale on each page.
• Show all property lines, building envelopes, flood plain and easements.
• Provide setback distances from boundaries, buildings, septic, well and waterways.
• Location and direction of the county or private road and driveway accessing the property.
• Proposed and existing structures. Include sheds, barns, decks, patios, and any other buildings.
• Existing and proposed grade, positive drainage around structure (to be contained on site).
• Streams, rivers, creeks, springs, ponds and ditches.
• Existing and proposed wells, septic tanks, leach fields and other systems (if applicable).
• Retaining walls (engineer stamped detail required for walls over 4 ft., measured from bottom of
footing to top of wall).
NOTE: Any site plan depicting the placement of any portion of the structure within 50 feet of a property
line or not within an established building envelope shall be prepared, stamped and signed by a licensed
surveyor. For structures to be built within a building envelope, provide a copy of the recorded subdivision
final plat with the proposed structure located in the building envelope.
ARCHITECTURAL PLANS: Please provide the following information on the architectural plans.
• Minimum of four (4) elevations (N,S,E,W). Indicate height of building measured from existing
grade to the midpoint between the ridge and eave of a gable or shed roof or to the top of a flat
roof.
• Floor plans for each level, including dimensions and scale noted.
• Clearly label each room or space (bedroom, bath, kitchen, closet, etc).
• Show the location of the mechanical equipment.
• Building cross sections with construction details.
• Window sizes, types and operation noted on the floor plans or elevations.
• Specify roof slope/pitch, roof covering and siding materials.
• Stair and guard details specifying rise, run, height and spacing.
• Attic, roof and crawlspace ventilation details. Indicate size and location of ventilation openings.
• Minimum insulation shown for walls, floors, roofs/ceilings, slabs, basements and crawlspaces.
• Provide stove and fireplace make, model, EPA or Colorado Phase II Certification. Masonry
fireplaces shall be designed to the International Residential Code (IRC) requirements.
STRUCTURAL PLANS: Please provide the following information on the structural plans.
• Design specifications to include roof and deck snow Toad, wind and seismic design and frost
depth.
• Foundation plan showing complete footing and foundation dimensions.
• Footing and foundation details specifying reinforcement and referenced on plans.
• Framing plans for each floor level and roof. All beams, columns, joists, rafters and trusses
specified. Pre -manufactured structures require the engineers stamp, signature and date.
• Framing /connection details, braced wall lines, shear wall schedule, location and hold downs.
NOTE: If any required information is missing, delays in issuing the permit are to be expected. If
determined by the Building Official that additional information is necessary to review the application
and/or plans for compliance, the application may be placed on hold until the required information is
provided. Work may not proceed without the issuance of a permit.
The Building Division will collect a Plan Review fee at time of application submittal. The permit fee, as
well as any Road Impact fees will be collected when the permit is issued.
The permit application must be signed by the owner or by person having written authority from the owner
to act as their representative.
Building cannot be occupied until a Certificate of Occupancy (CO) is issued. Using the building without a
CO will be considered an illegal occupancy and may be grounds for vacating the premises. (Final/CO
inspection requirements will be attached to your approved field set of plans.)
I hereby acknowledge I have read, understand and will abide by the requirements of this
checklist.
Property Owner Print and Sign Date
Dave Argo
From: Dave Argo
Sent: Monday, June 1, 2020 10:58 AM
To: Sean Elias
Cc: Andy Schwaller (aschwaller@garfield-county.com); Ikrol@garfield-county.com
Subject: 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Sean:
We received your amended plans submitted on Friday, and I have briefly looked over these reviese plans this morning.
You are getting closer to meeting our minimum requirements — however, these plans still cannot yet be approved for
building permit until the following items have been addressed:
1. Deck Foundation & Framing Plan — Although you now illustrate the size/layout of the upper level deck &
exterior stairway providing access to the upper level ADU, we require that foundation and deck framing plans be
submitted to our office for the upper level deck structure. These plans need to be wet -sealed by the same
Structural Engineer that provided foundation drawings and details for the steel building.
2. Deck Railings — The deck & stair railings illustrated on your newest drawings do not appear to meet the building
code requirements for spacing of balusters and intermediate horizontal railings. Maximum spacing of these
elements cannot allow passage of a 4" sphere through them. Please provide a guardrail/railing design that
complies with these requirements.
3. Lower Level Bathroom — Garfield County does not allow for full-size bathrooms to be placed inside of
Garage/Shop buildings. You are allowed to have a powder bath containing a water closet + vanity sink, but
bathing facilities (bathtub or shower) are not allowed.
Please update plans and provide additional information as requested above at your earliest convenience so that we can
finalize our review.
Thank you —
Dave Argo
Plans Examiner
CGarfield County 1
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
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Dave Argo
From: Dave Argo
Sent: Tuesday, June 2, 2020 2:39 PM
To: Sean Elias
Cc: Andy Schwaller (aschwaller@garfield-county.com)
Subject: RE: 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Attachments: Uncovered Decks and Porches.pdf
Sean:
I visited with Andy earlier today about requirements for the upper level deck/stairway for your Garage/ADU. Either you
or your Structural Engineer will need to provide us with deck framing & foundation plans, specifications and details
including information in the attached ICC Building Guide for Uncovered Decks. If you aren't comfortable providing us
with this information, we suggest that you have your Engineer provide it. We will also require that your Engineer sign-
off/approve the connection details between the steel building and the deck framing.
Thanks for your attention to this matter, as well as the other outstanding items listed in my previous email.
Dave Argo
Plans Examiner
CGarfield 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: Sean Elias <sean.elias1@gmail.com>
Sent: Monday, June 1, 2020 12:05 PM
To: Dave Argo <dargo@garfield-county.com>; Andy Schwaller <aschwaller@garfield-county.com>
Subject: Re: [External] 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Hi Dave,
Thanks for the email.
I do not plan on the bath in garage and believe I do not have a bath designed in the plans I recently submitted?
I will redo drawing with correct railing design.
I had asked Andy whether the deck needed design by engineer and he said it did not or I would have submitted with
plans. I have CC'ed Andy in the off chance the engineer is not needed.
Thanks,
Sean
On Mon, Jun 1, 2020 at 10:57 AM Dave Argo <dargoggarfield-county.com> wrote:
Sean:
We received your amended plans submitted on Friday, and I have briefly looked over these reviese plans this morning.
1
You are getting closer to meeting our minimum requirements — however, these plans still cannot yet be approved for
building permit until the following items have been addressed:
1. Deck Foundation & Framing Plan — Although you now illustrate the size/layout of the upper level deck &
exterior stairway providing access to the upper level ADU, we require that foundation and deck framing plans
be submitted to our office for the upper level deck structure. These plans need to be wet -sealed by the same
Structural Engineer that provided foundation drawings and details for the steel building.
2. Deck Railings —The deck & stair railings illustrated on your newest drawings do not appear to meet the building
code requirements for spacing of balusters and intermediate horizontal railings. Maximum spacing of these
elements cannot allow passage of a 4" sphere through them. Please provide a guardrail/railing design that
complies with these requirements.
3. Lower Level Bathroom — Garfield County does not allow for full-size bathrooms to be placed inside of
Garage/Shop buildings. You are allowed to have a powder bath containing a water closet + vanity sink, but
bathing facilities (bathtub or shower) are not allowed.
Please update plans and provide additional information as requested above at your earliest convenience so that we can
finalize our review.
Thank you —
Dave Argo
Plans Examiner
C.. Garfield County l
Community Development Department
108 Stn Street, Suite 401
Glenwood Springs, CO 81601
Tel: 970-945-8212 Ext. 1610
Email: dargo@garfield-county.com
Web: parfield-county.com
2
Dave Argo
From: Andy Schwaller
Sent: Wednesday, June 3, 2020 8:01 AM
To: Sean Elias; Dave Argo
Subject: RE: [External] 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Sean,
We need framing plans for the deck. If the deck is self- standing, either an engineer can design it for you, you can use
the Sec R-507 from the code or you can follow the ICC building guide for uncovered decks Dave sent you if the provisions
apply. Specific framing details are required.
Andy
From: Sean Elias <sean.eliasl@gmail.com>
Sent: Tuesday, June 2, 2020 8:47 PM
To: Dave Argo <dargo@garfield-county.com>
Cc: Andy Schwaller <aschwaller@garfield-county.com>
Subject: Re: [External] 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Dave and Andy,
The last request for the Nucor engineer to sign off on connecting deck to building would be impossible at this point as
the building would need to be redesigned and completely redone, which would set me back a couple months. The plan
was to have four large posts so the building does not provide any deck support, so I am not sure whyb any engineer sign
off is needed.
As noted in previous email to Dave, after discussing this issue with Andy, I was told no engineer needed to be involved
and so I acted accordingly. Now, I am being told an engineer is needed to sign off, which has put me in a very bad spot.
So, I guess my question to Andy is how come this is now a requirement when it was not in our previous conversation ?
Sean
On Tue, Jun 2, 2020 at 2:39 PM Dave Argo <dargo@garfield-countv.com> wrote:
Sean:
I visited with Andy earlier today about requirements for the upper level deck/stairway for your Garage/ADU. Either you
or your Structural Engineer will need to provide us with deck framing & foundation plans, specifications and details
including information in the attached ICC Building Guide for Uncovered Decks. If you aren't comfortable providing us
with this information, we suggest that you have your Engineer provide it. We will also require that your Engineer sign-
off/approve the connection details between the steel building and the deck framing.
Thanks for your attention to this matter, as well as the other outstanding items listed in my previous email.
Dave Argo
Plans Examiner
1
Dave Argo
From: Andy Schwaller
Sent: Wednesday, June 3, 2020 9:02 AM
To: Sean Elias; Dave Argo
Subject: RE: [External] 352 Saddle Road - Mtn. Springs Ranch ADU Plans
If you are not adding any load to the steel building frame, Nucor will be happy. Somewhere in their drawings or
contract that is probably spelled out. You can still add flashing and connect to the steel building but there cannot be any
added static or dynamic loads from the deck transferred to the steel building without some modifications to the steel
building. The only ones that can modify the steel building design is Nucor's engineer. As long as the deck is self -
supported all is well.
From: Sean Elias <sean.eliasl@gmail.com>
Sent: Wednesday, June 3, 2020 8:30 AM
To: Andy Schwaller <aschwaller@garfield-county.com>; Dave Argo <dargo@garfield-county.com>
Subject: Re: [External] 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Hi Andy,
I can provide the plans for deck. Does that mean you will not need a Nucor sign off?
Sean
On Wed, Jun 3, 2020 at 8:01 AM Andy Schwaller<aschwalierPgarfield-county.com> wrote:
Sean,
We need framing plans for the deck. If the deck is self- standing, either an engineer can design it for you, you can use
the Sec R-507 from the code or you can follow the ICC building guide for uncovered decks Dave sent you if the
provisions apply. Specific framing details are required.
Andy
From: Sean Elias <sean.eliasl(a7Qmail.com>
Sent: Tuesday, June 2, 2020 8:47 PM
To: Dave Argo <dargoPgarfield-county.com>
Cc: Andy Schwaller<aschwaller@garfield-county.com>
Subject: Re: [External] 352 Saddle Road - Mtn. Springs Ranch ADU Plans
Dave and Andy,
The last request for the Nucor engineer to sign off on connecting deck to building would be impossible at this point as
the building would need to be redesigned and completely redone, which would set me back a couple months. The plan
was to have four large posts so the building does not provide any deck support, so I am not sure whyb any engineer
sign off is needed.
1
As noted in previous email to Dave, after discussing this issue with Andy, I was told no engineer needed to be involved
and so I acted accordingly. Now, I am being told an engineer is needed to sign off, which has put me in a very bad spot.
So, I guess my question to Andy is how come this is now a requirement when it was not in our previous conversation ?
Sean
On Tue, Jun 2, 2020 at 2:39 PM Dave Argo <dargo@garfield-countv.com> wrote:
Sean:
I visited with Andy earlier today about requirements for the upper level deck/stairway for your Garage/ADU. Either
you or your Structural Engineer will need to provide us with deck framing & foundation plans, specifications and
details including information in the attached ICC Building Guide for Uncovered Decks. If you aren't comfortable
providing us with this information, we suggest that you have your Engineer provide it. We will also require that your
Engineer sign-off/approve the connection details between the steel building and the deck framing.
Thanks for your attention to this matter, as well as the other outstanding items listed in my previous email.
Dave Argo
Plans Examiner
Garfield County 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: uarfield-countv.com
From: Sean Elias <sean.elias1 gmail.com>
Sent: Monday, June 1, 2020 12:05 PM
2
Andy Schwaller
From: Sean Elias <sean.eliasl @gmail.com>
Sent: Friday, June 12, 2020 10:28 AM
To: Andy Schwaller
Cc: Dave Argo
Subject: Re: [External] Deck Plans and Carport
Hi Andy and Dave,
I do understand and will have an engineer take over. Thank you for allowing me to get going on this project. I will have
engineered plans for deck and carport to you as soon as possible.
Sean
On Fri, Jun 12, 2020 at 9:32 AM Andy Schwaller <aschwaller@garfield-county.com> wrote:
Sean,
You really need to get a design professional to help you with your deck plans and more recently the carport. Initially, I
thought you could use a section out of the code for the deck structural design. Due to your elevation, the deck loading
will need to match the snow load for the roof. The charts in Section R-507 appear to be only 40 psf.
The proposed carport has some details, but we cannot tell what the loading is. It would appear a footing under the
piers would be required, but we are not engineers to design that for you based on your soil. Lateral bracing is required
but none is shown. Actual connections are also not detailed plus other structural items are left out. The only person
that can design these items is a design professional. The varied roofs will also have snow loading issues that will need
to be evaluated for drifting snow.
In order to get your project going, we will issue the permit without the deck and carport included. They will need to be
labelled "Future". The deck plans will need to be engineered and sealed and submitted to amend the permit soon prior
to completing the building. The carport will also need to be engineered and submitted only if you want to build the
structure now.
I would suggest you take your drawings to an engineer and have the engineer generate drawings with the required
information included.
Thanks,
Andy
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