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HomeMy WebLinkAboutCorrespondenceDave Argo From: Dave Argo Sent: Friday, December 14, 2018 4:22 PM To: 'cgramr@aol.com'; '444reload@gmail.com' Cc: Jim Wilson Subject: Beaver Creek Highlands, Lot 5 - Permit #BLRE-05-18-5253 Mike: We have looked over the plans you submitted for interior finish of the Mfd. Steel Building for use as a single-family residence, but there simply isn't enough information provided in this set of amended plans for us to complete our plan review. Jim Wilson — one of our building inspectors — already spoke to your framing contractor Justin about some of the items we need further clarification about earlier this afternoon. Items that must be addressed on the amended plans include the following: a. Clearly illustrate how the new SF residence fits into the overall steel building plans including exterior doors, windows, and required fire separation wall between the garage & residence. Note: The fire separation wall is required to be 2 x 6 size with R-20 insulation minimum. b. Wood Framing specifications for exterior perimeter walls including insulation to meet energy code requirements. c. Framing specifications & load-bearing conditions supporting the upper level loft. d. All bedrooms must have enough window area to meet minimum requirements for natural light & ventilation. In addition, egress windows must be provided in case of emergency exits. Provide updated exterior wall elevations and floor plan information to clearly illustrate these requirements. e. Clearly indicate on plans and/or exterior elevations all doors & windows. f. Is the loft intended to be open to lower level below? Will the loft be used for sleeping purposes? g. Provide additional information about stair risers, treads, railings & landings as well as guardrails up at loft. After you or your framing contractor have revised plans to address these items described above, we should be able to review your amended plans in a timely fashion, but in the meantime we will await further information from you. Thank you for your assistance — Dave Argo Plans Examiner -�, Garfield Count;' 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 Mike Rainey Beaver Creek Highlands — Lot 5, Rifle Permit #BLRE-05-18-5253 Sent via email on Friday 12/14/2018 Mike: We have looked over the plans you submitted for interior finish of the Mfd. Steel Building for use as a single-family residence, but there simply isn't enough information provided in this set of amended plans for us to complete our plan review. Jim Wilson — one of our building inspectors — already spoke to your framing contractor Justin about some of the items we need further clarification about earlier this afternoon. Items that must be addressed on the amended plans include the following: a. Clearly illustrate how the new SF residence fits into the overall steel building plans including exterior doors, windows, and required fire separation wall between the garage & residence. Note: The fire separation wall is required to be 2 x 6 size with R-20 insulation minimum. Wall between living area and shop area will be constructed of 2x6 wood studs at 16"oc, 5/8" sheetrock on shop side 1/2" sheetrock living side with 6" insulation. b. Wood Framing specifications for exterior perimeter walls including insulation to meet energy code requirements. Building is currently insulated to R-16 walls and R-19 ceiling, additional 8 -inch will be added to exterior walls and ceiling to complete living area. c. Framing specifications & load-bearing conditions supporting the upper level loft. d. All bedrooms must have enough window area to meet minimum requirements for natural light & ventilation. In addition, egress windows must be provided in case of emergency exits. Provide updated exterior wall elevations and floor plan information to clearly illustrate these requirements. e. Clearly indicate on plans and/or exterior elevations all doors & windows. f. Is the loft intended to be open to lower level below? Will the loft be used for sleeping purposes? Loft area is personal space, not intended to be "bedroom"...open to lower area. g. Provide additional information about stair risers, treads, railings & landings as well as guardrails up at loft. Stairs will be 36" wide with 3, 1.5 inch x 12" LDL stringers. Stringers will have aspen veneer, treads will be 6/4 to 8/4 local aspen, milled on site & stair rail and loft railing will be to min. specs constructed of local aspen or gambrel oak milled on site. After you or your framing contractor have revised plans to address these items described above, we should be able to review your amended plans in a timely fashion, but in the meantime we will await further information from you. Mike's Reply email received on Wed. 12/19/2018 Let's get these issues resolved as I can. • Loft area is personal space, not intended to be "bedroom"... it is open to lower area. • Building is currently insulated to R-16 walls and R-19 ceiling, additional 8 -inch will be added to exterior walls and ceiling to complete living area. • Wall between living area and shop area will be constructed of 2x6 wood studs at 16"oc, 5/8" sheetrock on shop side 1/2" sheetrock living side with 6" insulation. • Stairs will be 36" wide with 3, 1.5 inch x 12" LDL stringers. Stringers will have aspen veneer, treads will be 6/4 to 8/4 local aspen, milled on site & stair rail and loft railing will be to min. specs constructed of local aspen or gambel oak milled on site. Any questions on these few issues let me know... Dave Argo From: Becky Birr <jnbconst4567@gmail.com> Sent: Wednesday, December 26, 2018 6:04 PM To: Dave Argo Subject: Mike Rainey Permit #5253 Attachments: Raineyproject.pdf Follow Up Flag: Follow up Flag Status: Completed Hello Dave, I am sending over exterior elevations for windows and doors. I've also included plans of the interior walls. -Stair stringers 3 LVL 11 7/8" 12" OC -Stair treads 2" thick, 11" deep and 36" wide- milled of aspen onsite - Hand rail height of 36" built with material onsite- gambel, oak or aspen, max 4" between pickets -Load bearing header in loft floor will be 1 117/8" LVL with minimum of 3" bearing onto 2x6" wall - Hallway LVL header 9' long - Pantry LVL header 11' long -Load bearing header for man door 2x6" partition wall between garage and living space will be 3 2x8" fir -Headers in 2x4" walls will be 2 2x4" - Exterior red iron walls are currently R16 insulation. We will add R19 insulation from floor to ceiling in living area -Ceiling is currently R19 insulation. We will add another layer of R19 and vapor barrier - All interior walls and ceiling will be 1/2" sheet rock Please let me know if I can answer any questions. Justin Birr JNB Construction, LLC 970-456-7122 Virus -free. www.avq.com 1 Building Permit #BLRE-05-18-5253 Beaver Creek Highlands — Lot 5, Rifle January 3, 2019 Mike: As a follow-up to our conversation yesterday afternoon between you, Jim Wilson and me I wanted to offer a couple of options for you to consider with your project in meeting the Garfield County Building Department's requirements: OPTION #1 — The first option represents your "least cost" approach by closing out the existing building permit for the "unheated storage/garage" as represented in the drawings you originally submitted to our office for a building permit. Given the financial hardships you described in our phone conversation, simply completing the final remaining item on Jim's Correction Notice dated 10/25/18 is your easiest and least expensive path to obtaining a final Certificate of Occupancy for the steel building shell. As you know, that final item requires you to get Garfield County's Road & Bridge Dept. up to your property to sign off on your driveway. After you provide us with sign -off from Road & Bridge on the driveway, we will be able to issue the C.O., allowing you to utilize the building as unheated garage/shop — but not as a residential dwelling unit. With this option, you can choose to delay construction of a residential dwelling unit indefinitely (or simply push out this work for several months or years). In this scenario, additional fees as described below will not become due until you pull a separate building permit for the residential dwelling unit at some future date. OPTION #2 — In order to complete the expanded scope of work for interior finish of a portion of the steel building shell as a residential dwelling unit you are required to do the following: A. Submit amended drawings illustrating changes to the previously approved plans — which you have already recently provided to our office. B. Pay additional fees resulting from a change of use in the building from "unheated garage/storage" to a "residential dwelling unit". These additional fees include the following: BUILDING PERMIT FEES: ROAD IMPACT FEES: TOTAL ADDITIONAL FEES: $ 1,704.37 $ 1,332.00 a *Note: I checked the file & these have not yet been paid. $ 3,036.37 C. Complete all related construction activities for the residential dwelling unit and obtain a Certificate of Occupancy from the Building Dept. You are not allowed to temporarily reside in the garage/shop while the residential dwelling unit is under construction, because this building will not receive a final C.O. for residential use until the dwelling unit has been completed — including installation of a septic system. However, as Jim described, you may live in a mobile home or RV for up to 12 months on the premises while you are constructing the residence, as long as there is an open building permit for a residential unit and a C.O. is issued for the new dwelling unit within 12 months of occupying the site in a mobile home or RV. Please note that if you choose to pursue this option, you must also provide adequate septic/sewage disposal for the temporary mobile home or RV. After you review these options, please advise us as to how you'd like for us to proceed with either: ➢ OPTION #1: Finalize Existing Building Permit for an unheated garage/storage building — after you provide us with sign -off of the driveway from Road & Bridge and including no further work on the residential dwelling unit at the present time. You can apply at the time of your choosing for a separate building permit for a residential dwelling unit with additional fees as described above becoming due at that time. ' OPTION#2: Review/Approval of Amended Plans for inclusion of a residential dwelling unit per the amended plans that you have recently submitted to our office. Payment of additional fees as described above will become due if you choose this option. Dave Argo Plans Examiner Garfield County Building Dept. Dave Argo From: Dave Argo Sent: Thursday, January 3, 2019 12:26 PM To: '444reload@gmail.com' Cc: Jim Wilson; Andy Schwaller (aschwaller@garfield-county.com) Subject: Permit #BLRE-05-18-5253 Attachments: Mike Rainey Letter 2019-01-03.pdf Mike: Attached is a follow-up to our recent phone conversation regarding options for you to proceed with your project. After you review please let us know how you'd like to proceed. Dave Argo Plans Examiner C\\ . 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 Dave Argo From: Dave Argo Sent: Friday, January 4, 2019 8:39 AM To: 'mike rainey' Cc: Jim Wilson; Andy Schwaller (aschwaller@garfield-county.com) Subject: RE: FW: Permit #BLRE-05-18-5253 Mike: We don't charge road impact fees for unheated buildings used for residential garage/shop/storage purposes. However, road impact fees are charged on projects that include residential, commercial & industrial use projects. If you want to place a residential dwelling unit inside the steel building, it kicks in the road impact fee. Regarding your other comments about our fees — all points that you have argued on several occasions — we do not have the ability to change or negotiate our fees on an individual basis. The fees are what they are, and the simple fact is that if you choose not to pay these fees, our office cannot issue you a building permit for the residential dwelling unit. It's really as simple as that — and totally your choice — in deciding whether or not to move forward. Please provide us with a clear and concise email response to how you want us to proceed: Option #1 or Option #2? Once we receive written (via email) response from you, we will administratively process in a timely fashion per your direction. p.s. Andy Schwaller is my boss & Garfield County's Chief Building Official. Dave Argo Plans Examiner Garfield County f 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: mike rainey [mailto:444reload@gmail.com] Sent: Thursday, January 3, 2019 4:12 PM To: Dave Argo Subject: Re: FW: Permit #BLRE-05-18-5253 I know that I have paid road impact fees and building fees of 1100+ . the way you distribute these fees is not up to me but I have paid. please discount 1200 sq/ft of fees because of cabin exclusion. this one bed cabin inside of a engineered steel building should not cost this much. permit fee of + 10 percent of construction cost is uncalled for as per our conversation . 8 miles out of Rifle, give me a break . this is not Glenwood or Carbondale or Aspen. come visit I will show you. if road and bridge does not return calls it should not be on my shoulders. I would gladly pay for another driveway permit. I want to move on as do you. thanx On Thu, Jan 3, 2019 at 3:23 PM Dave Argo <dargo@7a garfield-county.com> wrote: Mike: I have re -sent the email from earlier today along with the PDF attachment, which was included in my earlier email. You may need to scroll down to the bottom of the email and double-click to open up the PDF document. Dave Argo Plans Examiner 1 , Garfield County Community Development Department 108 86 Street, Suite 401 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 1610 Email: dargo@garfield-county.com Web: gar f eld-county.corn From: Dave Argo Sent: Thursday, January 3, 2019 12:26 PM To: '444re1oad@gmaiI.com' Cc: Jim Wilson; Andy Schwaller (aschwallerr ]a garfie1d-countv.com) Subject: Permit #BLRE-05-18-5253 Mike: Attached is a follow-up to our recent phone conversation regarding options for you to proceed with your project. After you review please let us know how you'd like to proceed. Dave Argo Plans Examiner 2 Dave Argo From: cgramr@aol.com Sent: Monday, January 14, 2019 10:36 AM To: Dave Argo Subject: Re: Permit #BLRE-05-18-5253 Attachments: image001.png Hi Dave - this is Cheryl Rainey, Mikes wife. I will be taking care of all communications with Garfield County moving forward. I have a few questions. I will list them here. If you feel it is best for me to come in for a meeting please let me know. Or, you can call me at 970-930-0696. We got your message regarding the driveway. Mike will get the materials. We will still have concrete and gravel trucks coming to the property before we finish the build out and would like to wait until that is done before installing another pipe. We don't want to replace the pipe more than once. i hope this is agreeable. We have no issue with the road impact fee or the building permit as it is now. I talked to your office lady last week and got an explanation of what we have paid and how the additional fees are calculated. We have however ran into issues on the time and cost, and maybe a misunderstanding of what we plan to do with the building. After conversations with our builder, he submitted reports to your office and then doubled his price. I believe he included things that weren't part of our plan. Here is our action plan at this point. I am asking for your response on how we can make this work with our budget and timeline. 1. The intentions of the loft is strictly storage. I don't believe we would need a permit to put a loft in the shop. Is that correct? If so that is something we would do at a future date. 2. I was told we need additional concrete in the area of the hot water heater. We plan on putting in a tankless hot water heater. It is about the size of a phone book and fits within the framing of the walls. We did this in two other houses that we lived in and haven't ever had an issue. 3. Can we put a bathroom in without a permit? We would of course need a Plumbing Permit. We already have a Septic Tank Permit. 4. Do we need a permit if we don't put a bedroom in the building? Our intentions are to do a lot of traveling in the near future, The building will be used primarily as shop space, and storage. We have our sleeping, kitchen and bathroom facilities in the RV. however a bathroom in the shop would be nice. 5. We have paid for the windows, they have been delivered and the builder has been paid to install them. Can we install them now? 6. If our only option is to move forward with the plans as the builder submitted, we can pay the fee now and hope to get approval to move forward, Then the question becomes our finances and timeline. The builder will be doing some work in the beginning, but a lot of the work will be done my myself, Mike and our son. It may take up to a year to get the project completed. Is the permit good for a year, and if not, what would we need to do when our time is up? Our intentions were never to build a big fancy house, only basic living quarters within workspace. I appreciate your response and look forward to hearing from you. 1 Original Message From: mike rainey <444reload@gmail.com> To: cgramr <cgramr@aol.com> Sent: Mon, Jan 14, 2019 9:45 am Subject: Fwd: Permit #BLRE-05-18-5253 Forwarded message From: Dave Argo <dargoCa carfieid-county.com> Date: Fri, Jan 4, 2019 at 4:34 PM Subject: RE: Permit #BLRE-05-18-5253 To: mike rainey <444reload r@@gmail,com> Cc: Jim Wilson <jwilson( clarfield-countv.com>, Andy Schwaller <aschwaller@garfield-county.com> Mike: Per our phone conversation earlier today, I discussed with Jim Wilson your position about not needing a driveway permit due to County Road 317A running through your property. Unfortunately, we (the Building Dept.) cannot resolve this for you, as it is Road & Bridge Dept. that you must satisfy on the driveway permit issue. However, as we discussed yesterday, the Building Dept. can offer the following "work -around" for you to obtain a Certificate of Occupancy on your existing permit: We can "Final" out your permit with a footnote that you will resolve the driveway permit issue with Road & Bridge next Spring when the weather allows. Please let us know if this is what you'd like to do, and we'll finalize your existing building permit with a Certificate of Occupancy for an unheated garage/storage building. 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©ganreld-county.com Web: garfiield-county.com Cheryl Rainey Email Response January 16, 2019 Beaver Creek Highlands — Lot 5 Rifle Please refer to our responses to your questions as highlighted in red text below: 1. The intentions of the loft is strictly storage. I don't believe we would need a permit to put a loft in the shop. Is that correct? If so that is something we would do at a future date. Installation of a loft at the shop requires a building permit, because it involves structural design and sizing of components to comply with building code requirements. If you do not intend to do this work for some time, you can simply come in later to pull a separate building permit at the appropriate time. Note: If the loft is located inside the shop, it will not incur additional road impact fees, but it will add square footage to the overall building size. 2. I was told we need additional concrete in the area of the hot water heater. We plan on putting in a tank -less hot water heater. It is about the size of a phone book and fits within the framing of the walls. We did this in two other houses that we lived in and haven't ever had an issue. I'm not sure who told you this or where this requirement comes from or is in reference to ... so I can't respond, other than to say that a tank -less style water heater is allowed. 3. Can we put a bathroom in without a permit? No. We would of course need a Plumbing Permit. Our office does not issue "plumbing permits". Plumbing inspections are included under Building Permits. We already have a Septic Tank Permit. Correct, but it's my understanding that your septic tank and drain field have not yet been installed or inspected. Also, just because you have a septic system permit does not grant you the right to convert the unheated garage/shop into a residential dwelling unit with bedrooms, bathrooms & kitchen. 4. Do we need a permit if we don't put a bedroom in the building? As discussed with Mike, if you decide to simply continue use of the building as currently approved as "unheated garage/storage/shop" we can easily close out the existing building permit, thereby allowing you to use the building for this purpose. Note: We are willing to close out this permit and let you work with Road & Bridge Dept. on completion of the driveway access. However, if you intend to finish out a portion of the building for use as a residential dwelling unit, you will need to submit to our office revised plans, proceed with the revised scope of work including subsequent construction inspections. This can either be done at the present time as an amendment to approved plans (and the open permit), or you can wait until deciding to proceed with this work and then submit a separate building permit application to our office for finishing off the residential dwelling unit at a future date. Whenever you decide to apply for the building permit or submit plan amendments to convert a portion of the building to a residential dwelling unit, that is the time when the additional building permit and road impact fees will become due. Our intentions are to do a lot of traveling in the near future. The building will be used primarily as shop space, and storage. We have our sleeping, kitchen and bathroom facilities in the RV, however a bathroom in the shop would be nice. You are allowed to install a "powder bath" in a garage/shop building but this is limited to inclusion of a sink and toilet only (no bathtub or shower is allowed). Garfield County's policy on use of mobile homes for living quarters on private property is limited to 12 months when there is an open building permit and construction of permanent living quarters is in progress. Adequate arrangements for sewage disposal of the temporary mobile home residence must be addressed. 5. We have paid for the windows, they have been delivered and the builder has been paid to install them. Can we install them now? New and/or revised windows can be installed at the building, but a building inspection will be required to review these changes to previously approved drawings. Are these new windows shown correctly on the amended drawings submitted to us? 6. If our only option is to move forward with the plans as the builder submitted, we can pay the fee now and hope to get approval to move forward, then the question becomes our finances and timeline. The builder will be doing some work in the beginning, but a lot of the work will be done by myself, Mike and our son. It may take up to a year to get the project completed. Is the permit good for a year, and if not,, what would we need to do when our time is up? When a new building permit is picked up from our office it is valid for 6 months — and, if necessary, this time limit can be extended for an additional 6 months (or 12 months total) by simply calling into our office and requesting a one-time extension. During construction, the building permit is automatically renewed and/or extended 6 months with each and every subsequent building inspection. Gurjield County Dave Argo From: Dave Argo Sent: Wednesday, January 16, 2019 11:58 AM To: 'cgramr@aol.com' Subject: RE: Permit #BLRE-05-18-5253 Attachments: Cheryl Rainey Email.pdf Cheryl: Thanks for your recent email. I appreciate you stepping in to help facilitate communications with our office about your project. Please refer to the attached PDF wherein I believe that we address all of your questions and, hopefully, provide assistance in understanding how to move towards meeting your goals. If you should have any additional questions, please feel free to send an email or call. Thank you — Dave Argo Plans Examiner C. 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