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From: Dave Argo
Sent: Thursday, December 17, 2020 4:38 PM
To: 'todd@toddyoungarchitect.com'
Cc: Ikrol@garfield-county.com
Subject: 18 Spring View Drive - Permit #BLRE-11-20-6612
Todd:
We have reviewed plans submitted for a new residence to be built at Spring Ridge PUD — Phase 1, Lot 27 but before we can
finalize our plan review and issue a permit for this project there are a few items that must first be addressed:
A. Structural Plans — We require that structural drawings including foundation, framing & roof plans as well as details,
specifications and general notes be prepared and wet -sealed by a Colorado licensed Professional Engineer. Please
provide our office with (2) copies of structural plans stamped & signed by a P.E.
B. Retaining Walls — Plans as submitted are not consistent with the retaining walls shown uphill of on -grade patios.
Some drawings indicate concrete retaining walls and others illustrate boulder retaining walls. Please verify type of
retaining walls and if greater than 48" height design of these retaining walls must be wet -sealed by a P.E.
C. Site Grading and Drainage — Site plan does not provide any indication that drainage swales will be utilized to divert
uphill grades from draining onto the uphill side of the building which does not comply with IRC, Section R401.3 or
Geotechnical Engineer's requirements. Please provide additional grading information that demonstrates compliance
with these requirements.
D. Building Envelope Restrictions — All Tots in the Spring Ridge PUD must comply with platted "Building Envelopes" and
an Improvement Location Survey will be required prior to concrete foundation wall inspection verifying that all
building elements (including roof/deck overhangs) will be situated within the limits of the Building Envelope.
E. Insulation at Concrete Walls & Floors — Details do not comply with 2009 IECC requirements. Exposed concrete
foundation walls (whether acting as interior retaining walls or as exterior foundations at the thermal envelope) must
be insulated as per Table 402.1.1. Concrete floor slabs with in -floor heat require insulation (R-5 min.) under the
entirety of floor slab as per IRC, Section M2103 and the edge of heated slabs requires R-15 min. as per 2009 IECC,
Table 402.1.1, Footnote "d". Please revise details accordingly.
F. Non -Vented Roofs —As per IRC, Table R806.5 unvented attics and enclosed rafter assemblies shall be provided with a
minimum R-20 rigid board or air impenetrable insulation at underside of roof sheathing in addition to meeting Table
402.1.1 overall insulation values. Please revise details accordingly.
G. Ship's Ladder — Not allowed as shown providing access to upstairs bedroom/loft. As per IRC, Section R311.7.12 ship's
ladders "shall not be allowed as a means of egress" which is actually required from this upper level loft. Please revise
stair configuration and detailing accordingly to comply with Section R311.7.
Please address these issues and provide a response and/or amended plans to our office so that we can finalize our review of
your project. In the meantime, we will place your application in our "pending" file while awaiting your response.
Thank you for your prompt attention to this matter —
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
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