HomeMy WebLinkAboutCorrespondenceDave Argo
From: Dave Argo
Sent: Monday, November 16, 2020 1:57 PM
To: Jack Albright (jack@albright-associates.com)
Cc: Andy Schwaller (aschwaller@garfield-county.com); Glenn Hartmann; Ikrol@garfield-
county.com
Subject: 17352 Highway 82 - Bldg. Permit #6541
Jack:
Tried calling you earlier this morning, but your VM mailbox is full & not accepting new messages. I was able to talk with
Andy on Friday about your project and wanted to give you some direction as to how we can work with you to allow you
to move forward with some aspects of this remodel/renovation while your Land Use Change Permit process is
concurrently proceeding.
As we discussed previously, the Building Dept. cannot review/approve plans for a project that requires a Land Use
Change Permit without first having our Planning Dept. sign -off that all issues have been properly addressed. In your
case, what that means is that we cannot approve the plans you have already submitted, because they illustrate a change
of use (professional office) at the main floor level rather than the existing uses of: (1) single-family residence with
attached garage, and (2) ADU located above the garage.
We realize that you are actively working together with Glenn Hartmann to receive approvals from the Planning Dept. to
allow you to convert the main level of the existing 2 -story residence and the attached garage into professional offices. In
this ultimate build -out scenario, you will provide a new stairway & walkway access to the existing ADU as well as the
upstairs of the existing S.F. residence which will be converted into a second dwelling unit at the upper level only. It is
also our understanding that you would like to proceed with certain aspects of construction at the earliest possible time
(particularly pouring of concrete) while moving forward with land use approvals with Glenn's assistance.
As stated above, the Building Dept. cannot review/approve drawings as currently drawn because they show the
Professional Offices, which are not currently allowed by our Land Use Code. However, if you were to revise drawings to
show construction revisions to the "existing uses" (S.F. Residence + ADU but not including the professional office) the
Building Dept. can review and issue a permit for that work. Logically, this could potentially include the new wrap-around
covered porch, new covered entry, and even the new exterior stair and walkway access to the upstairs ADU, depending
upon how you choose to illustrate in your upcoming drawing revisions.
By obtaining approvals from our office for this scope of work it is conceivable that you will be able to more quickly
proceed with concrete work, framing, etc. related to this "Phase One" portion of your project. We are actually OK with
you proceeding with selective interior demolition work that can be done prior to framing and MEP inspections, but any
demolition work done prior to Building Dept. approval for such work will be explicitly "done at your own risk". Until
such time as you have: (A) received a Land Use Change Permit from the Planning Dept. and (2) submit updated plans to
the Building Dept. for "Phase Two — Professional Office" all subsequent inspections related to the office build -out
portion of the project cannot be performed by our Building Inspectors.
Hopefully this explanation helps you to understand the parameters that we must work within while reviewing and
inspecting your project. If you should have any additional questions, please do not hesitate to contact me for further
clarification. In the meantime, we will place your plans "on hold" until we hear back from you or receive updated plans
conforming to the items described above.
*PLEASE NOTE: One other item that you should be aware of: Because the ultimate build -out of your project involves
"Commercial Mixed -Use" construction including "Business" and "Residential" (B + R-3 occupancies) there is likelihood
that the residential units will require automatic fire sprinklers (as per I.B.C., Section 903.2.8.1). I encourage you to
contact Bill Gavette at Carbondale Fire District to discuss this issue in further detail and to see if this requirement applies
to your project. For your information, the R-3 area calculations for the upstairs residential dwellings = 1,150 S.F. which
Bill may ask of you.
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Dave Argo
Plans Examiner
1...le_
_ Garfield County l
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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