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HomeMy WebLinkAboutCorrespondenceDave Argo From: Sent: To: Cc: Attachments: Subiect: Dave Argo Thursday, March 22,201.8 4:09 PM lhalonen@sbcglobal.net; Eric Linjer (ericlinjer@gmail.com); Dou g Hayes Andy Schwaller (aschwaller@garfield-county.com); Sheryl Bower; Patrick Waller; Claire Dalby Red Barn Ranch - Building Permit Reqts. Red Barn Mtg Notes 2018-03-20.pdf Larry: please refer to the attached meeting notes from our recent site visit to Red Barn Ranch on Tuesday, March 20. The primary goal of this summary is to clearly identify key parameters and other more specific issues which must be addressed by your project team before our department can finalize our plan review and issue any Building Permits for existing buildings at Red Barn Ranch. Although your own operations program for utilization and repurposing of these existing structures has evolved and changed over the past year, our building requirements and policies regarding existing structures built without permits in Garfield County have not varied and remain the same as those discussed in the initial meet¡ng ebout this project last summer between Richard and Andy Schwaller. Our perspect¡ve has remained the same: to promote structural stability, life safety, and usability for the general public in the re-use of former Ag structures into public assembly facilities. ln the case of the signature Red Barn building, you have proposed changing occupancy and use from agricultural and private use to public facilities that can potent¡ally be used by up to 300 people. Needless to say, the structural requirements and life safety considerations represented by such proposed public facilities use is significantly different than if the Red Barn was to continue ¡ts present occupancy/use as an agricultural or "Ut¡lity" structure. Aside from this issue, you have conveyed to us a desire to slowly upgrade portions of the Red Barn building, as future demand and funding allow. However, we cannot apply such a "piecemeâ|" approach to our review of this or any other building. ln the interest of protecting life safety of the intended public users of this building, we require that you submit to our office your ultimate build-out plans so that we can better understand the intended functional aspects and building code mandated protect¡ons to life safety. Should you choose to phase the totality of the work over time, we can work with you on that, but we still need to take the overview perspective i nto consideration. After our meeting on Tuesday, I spoke with Andy about your desire to proceed with underground plumbing inspection so that you can pour a concrete slab at the (2) lodging buildings. ln line with my response to you at the project site, Andy confirmed that Garfield County will not be performing inspections until after Building Permit issuance, and he also unequivocally stated that we will not accept outside or independent inspection of this work - a position he also made clear on hís previous site visit last summer. I conveyed this to Er¡c yesterday via phone conversation, but I also wanted to let you know. please contact e¡ther myself or Andy if you should have any questions about the attached summary of building permitting requirements. Thank you - Dave Argo Plans Examiner G Garfieltl Count¡' Commun¡ty Development Depaf tment 708 8th Street, Suite 407 Glenwood Springs, CO 81601 Tel: 970-945-8212 Ext. 7610 Emo il : d o rg o @ g o rf i el d -cou nty.com Web: gø rfield-cou nty.com CONFIaEUI,ALIï X2IßE: This email communicøtion ond ony fites transmitted along with it are intended only for the person or ent¡ty ta which it ¡s addressed. tf you hove received this emoil in error, please tmmed¡otely notify the sender by emoil ønd delete it from your files' 1 RED BARN RANCH - 345 County Road 262 (Mid-Valley Lane) New Castle MEETING NOTES: Garfield County BuÍlding Permit lssues The fotlowing Is ø summary of o site visit ond discussion conducted on Mørch 20, 20L8 with the following dttendees: Larry Holonen (Red Barn Rønch/Holonen Architects), Eric Linier (Hoyes Construction), Potrick Wøller, Cloire Datby & Dave Argo (Gorfield County Community Development Dept') This summory is intended to provide clarity in regard to general parameters ond several specific issues, a¡ of which must be addressed by the Applicdnt prior to Building Departmeû final revíew & opproval of pendíng or future Buitding Permits for existing buildings locoted at the proiect site. Notes preporcd By: Dove Argo, Plans Exominer - Gorfield county Building Dept. All Existing Structures lnctuding the Origìnal Red Barn, Cønìage House & (2J Guest Houses r Building perm¡t Required - All existing & previously un-permitted structures with a change of occupancy/use must apply for Building permit. This includes all of the structures identified above, as well as original residence if it too is going to be utilized as part of "guest services" open to the pttblic' o Engineer's Evaluation & Certification of Structural Soundness - All existing structures submitted for Building permit in "ex post facto" circumstances requ¡re a Structural evaluation and certification report (wet-sealed by a professional Engineer licensed in the state of Colorado) certifying that either: (a) existing structure complies with current structural building code requirements, or (b) any remedial or correct¡ve measures necessary for structural code compliance are detailed in the Engineer's report and those actions required for building code compliance shall be included in the scope of work as described in the Building Permit application. o Construct¡on Documents prepared by Colorado Licensed Design Professionals - Per State of Colorado statutes, any building with an occupant load exceeding 10 requires Colorado professional licensure for the following: Arch¡tect, Structural Engineer, MEP Engineering. Provide wet-sealed stamped plans as applicable' ¡ Fire D¡str¡ct Review - All commercial buildings (including Original Red Barn, Carriage House, Guest House with 4 separate sleeping units) require Fire District review and approval. Because of potential likelihood that these structures may be required to include an automatic fire sprinkler system, we recommended that you address thÌs issue with the Fire District ASAP. Origi nal Red Barn Structure stotus: buílding permit pending Submit Structural Engineer's report for structural soundness and/or corrective measures required for code compliance los described obovel' wet-stamped Plans by colorado Licensed Professionals (as descríbed abovel. Fire Distr¡ct Review las described obovel' Submit ultimate build-out plans with any construction phasing of specific portions of the build¡ng clearly defined. provide code analysis based on build-out/completion including intended occupancy/use classification ofall interior spaces, accessibility, egress requirements, etc. for Building Dept. review and reference. Restrooms do not meet basic accessibility criteria as shown. Accessibility of public buildings to comply with L B.C., Ch a pter lt and lCCl Al17 .7 - 2009 Accessi bi lity Standards lnsulation at thermal envelope - All spaces intended for interior finish/occupancy to comply with 2009 l-E'C'C' requirements, No public access to unfinished portions of building - Any unfinished portions of the building will be required to províde locked-off access to members of the general public, and these must be delineated on plans. Guest Room Lodging Facilities status: building permit pending ¡CE HOUSE/ERIOAt SUITE . lnspections of underground plunrbing will not proceed until after a Building Permit has been issued, and this is still pendingfinal Land Use approval from BOCC. r Demising wall between two adjacent sleeping units is required to be one-hour fire part¡tion wall which must be continuous from foundation to underside of roof sheathing. I a a a Meet¡nq Notes Poge 2 Red Born Ronch - Euildìng Permit lssues Morch 20,2078 Guest Room lodging Facilities (cont'd.)status: building permit pendíng GUEST H9USE ¡ lnspections of underground plumbing will not proceed until after a Building Permit has been issued for the project - still pending final Land Use approval from BOCC' ¡ Demising wall between two adjacent sleeping units is required to be one-hour fire partition wall which must be continuous from foundation to underside of roof sheathing' Door openings between adjacent units shall comply with 45-minute rated assemblies. ¡ Fire District Review (os descrìbed abovel - Automatic fire sprinkler system may be required because of R-l Occupancy/Use. Carriage House status: building permit not yet received Euilding Permit require d (as described obovel. Submit Structural Engineer's report for structural soundness and/or corrective mea.st¡res reqrrired for code compliance (as described obovel. wet-stamped Plans by colorado Licensed Professionals (as described obovel. Fire District Review (as described obovel. pLEASE NOTE: ttems described obove are based on our department's understanding ol the Applicant's intentions os described during this meeting, in previous conversations, or occording to building permit applicotions currently pending. This list of items is not intended to be all-inclusive, but rother to serve the p,rirpos"t of conveying our bosic requirements in o stroightlorword manner. As we receive additionol information, other items moy orise. Please contact our office if you need cloriflcation or have ony odditionol questîons about any of these items. Disilibutìon: . AllAttendees . Doug Hayes - HoYes Construction . Andy Schwaller- Garfield CountY o Sheryl Bower - Garfield CountY t a Dave Argo From: Sent: To: Cc: Attachments: Subject: Dave Argo Tuesday, March 27,2018 4:59 PM lhalonen@sbcAlobal.net; Eric Lintjer (ericlintjer@gmail.com); Doug Hayes Andy Schwaller (aschwaller@garfield-county.com); Patr¡ck Waller; Sheryl Bower Red Barn Permit #BLCO-02-18-5112 Existing Structure Permit.Pdf Larry: I spoke with Andy Schwaller earlier today in regards to the question you addressed to me yesterday about use of a portion of the original Red Barn building by the general public, More specifically, you asked whether or not Garfield County would be open to issuing a building permit and allowing use of a limited area of the structure slated to become new public restrooms. ln this scenario, you represented that the restrooms would be the only area open to the public and that the remainder of the building would be properly blocked from usage by the general public. The Building Department's position remains as follows: ln order to open up even a smaller portion of the old barn structure for use by the general public, the entirety ofthe structure requires a structural soundness evaluation and report by a licensed Colorado Structural Engineer to address any potential life safety concerns. For more detail, please refer to the attached one-page description of "Obtaining a Building Permit for an Existing Structure". Once this evaluation report þas been finalized - including any remedial measures to be completed before the Engineer deems it ,,safe for public use" - building permit(s) may be issued for any one area, several areas, or the entirety of the structure depending upon your own desired scope of work. However, structural soundness of the entire barn must be first assured to the Building Department by a licensed professional before we can review and approve any building permits for this existing hundred-year-old structure. Thank you for your assistance with this matter Dave Argo Plans Examiner -@ a ,rt;kr c,.,,y 1 Community Development Department 708 gth Street" Suite 401 Glenwood Springs, CO 87607 Tel: 970-945-8212 Ext. 1610 Ema il : d a rg o@ g a rf i e ld -co u nty' com Web: go rfield-county.com CONF¡DENTIALITy N?TICE: This emoil communicotion and any Íiles transm¡tted olong with it are intended only for the person or entity to wh¡ch ít is ààdressed. tf you have received this emoil in error, pleose imnediotely notify the sender by email ond delete ¡t Írom your files, I Garfield County BUILDING DEPARTMENT 108 ÈtEhth Strcet, liuite 401, Glenwæd Sprlngs, CQ 81601 Tet: (970) 945-821 2 Obtaining a Building PermÍt for an Existing Structure Because an existing building's structural and architectural elements were not inspected during the initial construction, the following steps are required to obtain a building permit and subsequent Certificate of Occupancy (CO) for the structure already built, or otherwise for an existing structure being moved into Garfield County from another location: 1) Depending on the type and use of the building, a specific permit packet (application and checkiist) must be obtained from the building department. Please callthe building department to deternline which packet applies. Building permit application packets are also available online by visiting: https://www.garfield-county.com/community-development/building'permit'applications.ospx 2) A Colorado licensed design professional (Architect or Engineer) must perform a site visit and inspection to verify the structure meets the requirements for structural and non-structural provisions of the adopted codes. As part of the building permit application process, the design professional must cert¡ry with a sealed letter that the building meets adopted codes. This letter must accompany the building permit application. Depending on the complexity of the structure, building plans may also need to be drawn and submitted with the application. 3) Upon approval of the application, a permit will be issued and the final permit fees will be collected. Typically there are one or two inspections performed by the county to finalize the process and issue a CO if applicable. 4) Additional permits for septiq electricalor driveways may be required and must be submitted and finalized prior to issuance of a CO if applicable. pleose contoct the Community Development deportment with any questions or concerns. Dave Argo To: Cc: Sent: Subject: From:Sheryl Bower Monday, April02, 2018 2:00 PM larryhalonen@g mail.com Patrick Waller; Dave Argo; Andy Schwaller FW: Red Barn - Community Meeting Facility Hí Larry, I had patrick forward me what he had sent you as outstand¡ng items. lt ís my understanding that the Red Barn has begun to book events for May ( we had receíved a call from one of your customers) and I wanted to make sure that you understand that the use of the property as an event center/lodging facility is not authorized until all of the items are addressed. Community Development staff will make every effott to help you receive all of the necessary approvals and final inspections in time for these events however the onus is really on you to make sure that you provide us with all required documentation for both the land use change permit and the required building permits (and that they are found complete and in compliance) in a timely manner (i.e. allowing us adequate time to review, approve and inspect). Thank you for working with us on this and I look forward to the day when you will be LlOo/o good to gol Regards, ,shergl ¿-. Eower, A/C? Garfield CounQr Community Development Director LO8 8th Street, Suite 401 Glenwood Springs, CO 81601 (e7ol94s-L377 From: Patrick Waller Sent; Monday, Apríl 2,2OL812:38 PM To: Sheryl Bower <sbower@garfield-county.com> Subject: FW: Red Barn - Community Meeting Facility Sheryl, This is the updated Conditions of Approval I sent over to Red Barn. Patr¡ck waller Senior Planner Garfield County Community Development Department lOB 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. L580 pwa ller(ôga rfield-countv.com http://www.garfield-cou ntv.com/com m unitv-develo oment/ From: Patrick waller Sent: Thursday, March 29,2018LO:27 AM To:'Larry Ha lonen' <larrvhalonen@gmail.com> Subiect: RE: Red Barn - Community Meeting Facility See the status of conditions below, please let me know if you have any additiortal information t. Prior to the issuance of the Land Use Change Permit, the Applicant, Garfield County Attorney's Office, and Communlty Development Staff wlll come up with a Memorandum of Understanding concerning future improvements on Highway 6 & 24. (Pending) 2. Prior to the issuance of the Land Use Change Permit, the Applicant shall upgrade the Red Barn and the Carriage House as well as any other structures that will be used as part of the Community Meeting Facility use to meet adopted Garfield County Building Code requirements and fire code requirements. Demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated engineer. (Pending) 3. Prior to the issuance of the Land Use Change Permit, the Appl¡cant shall install noise level meter devices per the recommendations detailed in Hankard Environmental's Noise Study from August 23,2017 and as consistent with the Applicant's representat¡ons. A letter shall be submitted from the noise consultant deta¡l¡ng that the noise monitoring system was installed correctly and is adequate to monítor noise levels as identified in the Noise Study. Demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department. (Complete) 4, Prior to the issuance of the Land Use Change Permit, The Applicant shall remove the Rear Access Drive note from the site plan. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department. (Pending - I haven't seen a finalized site plan yet) 5. Prior to issuance of the Land Use Change Permit the Applicant shall widen the existing driveway to 20 feet using an all-weather driving surface that is graded for proper drainage. Compliance with this condition of approval shall be reviewed and accepted by the Community Development Department, the County designated engineer, and Colorado River Fire Rescue, (Pending - I understand this is complete, but I need an emailfrom Orrin saying it is good to go) 6. Prior to the issuance of the Land Use Change Permit, the Appl¡cant shall obtain and close out an Onsite Wastewater Treatment System (OWTS) permit from Garfield County Community Development. The system shall be installed consistent with the recommendations from Mountain Cross Engineering's OWTS report from March 23,2017 or as that report is updated. A letter from a Professional Engineer stating that the OWTS was ¡nstalled as recommended and that it meets all state and county required setbacks shall be required. A demonstration of compliance with this sect¡on shall be reviewed and accepted by the Community Development Department. (Pending - permit is not closed) 7. Prior to the issuance of the Land Use Change permit the Applicant shall provide an engineering review addressing the impact of Slaughter Gulch and any associated drainage, flooding, andlor debris flow issues that affects the property. lf identifíed, the report shall include mitigation measures to address any issues that shall be completed prior to the issuance of the Land Use Change permit. The engineering report and associated demonstrations of compliance shall be reviewed and accepted by the County designated engineer and the Community Development Department. (Pending - t need confirmation from Road and Bridge that the emergency access is good to go) 8. Prior to the issuance of a Land Use Change Permit, the proposed parking area shall be reviewed by a professional engineer for storm water, drainage, and suitability issues as described in Section 7-302 (F) of the Land Use and Development Code. The Applícant shall implement any required improvements from that review, pr¡or to the issuance of the Land Use Change Permit. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated engineer. (Complete) 2 9. Prior to the issuance of a Land Use Change Permit, the Applicant shall install and/or provide access to a year round water supply that will provide at least 1000 gallons of water per minute for two hours that meets Colorado River Fire Rescue's requirements, A demonstration of compliance with this condition shall be reviewed and accepted by Colorado River Fire Rescue, Garfield County's designated engineer, and the Community Development Department. (Pending - I will need an email from Orrin saying that th¡s is good to go once complete) i.0. prior to the issuance of a Land Use Change Permit, the Applicant shall ¡nstall a treatment system for collform for both wells on the property as detailed in the Colorado River Engineering Report dated May 5,2AL7, and updated July 6, 2O]'l. Ademonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department and the County designated Engineer. (Pending - I need a letter from the ¡nstaller stating that UV systems are installed) 11. Prior to the issuance of the Land Use Change Permit, the Applicant shall update the site plan to remove specific references to weddings and replace that language with broader language to include all events. A demonstration of compliance with this condition shall be reviewed and accepted by the Community Development Department. (Pending - I need a finalized site plan) Let me know if you have any questions or updates, Patrick Waller Senior Planner Garfield County Community Development Department 108 8th Street, Suite 401 Glenwood Springs, CO 81601 (970) 945-1377 ext. 1580 pwa ller@earfield-countv.com http://www.sa rf ie ld-countv.com/co m m unitv-develo pme nt/ From: Larry Halonen Imailto:larrvhalonen@email'com] Sent: Thursday, March 29,2OL8 9:52 AM To: Patrick Waller <pwaller@garfiel4-countv.com> Subject: RE: Red Barn - Community Meeting Facility Hi Patrick, What open conditions do we have left to satisfy? Thanks, Larry Sent from Mail for Windows 10 From: Patrick Waller Sent: Thursday, March 29,2078 8:45 AM To: Larrv Halonen Subject: Red Barn - Community Meeting Facility 3 Hi Larry, Just a heads-up, the Red Barn Community Meeting Facility Resolution of Approval will be on the consent agenda on April 9. This resolution will memorialize the Boards decision on the application. Let me know if you have any questions, Patrick Waller Senior Planner Garfield County Community Development Depa rtment 108 8th Street, Suite 401 Glenwood Springs, CO 81501 (970) 945-1377 ext. 1580 pwqller@ga rfig ld-countv.com htto://www.earfleld-countv.comlcomm unitv-development/ Virus-free. www.avast.com 4 Dave Argo From: Sent: To: Andy Schwaller Friday, April 20, 2018 10:06 AM Dave Argo; Patrick Waller FW: Red Barn Land Use PermitSubJect: Find this from the BOCC meeting. From: Andy Schwaller Sent: Wednesday, December t3,2OL7 3:57 PM To: Tom Ja n kovs ky <tja n kovsky@ ga rfie ld-co u nty.com> Cc: Sheryl Bower <sbower@garfield-county.com> Subject: FW: Red Barn Land Use Permít I am such a guy. Should read 4 male water closets, 4 female water closets. Urinals are a guy thing and can replace some of the water closets in a male bathroom. Andy From: Andy Schwaller Sent: Tuesday, December 12,2Ot7 2:30 PM To:TomJankovsky<t¡ankovskv@garfield-countv > Cc: Sheryl Bower <sbower@sarfield-countv.com> Subject: Red Barn Land Use Permit Tom, I am guessing the Red Barn could be utilized in several different ways. Sometimes the facility might resemble more of a nightclub, bar, tavern or dance hall which requires more urinals, and lavatories. Other times it might more closely resemble a restaurant or banquet hall which require less urinals and lavatories. Based on the first choice (more str¡ngent) and 200 total people, the building code would require 3 male urinals, 3 female urinals and 2 lavatories per male and female bathroom. Based on the first choice and 300 total people, the requirement would be 4 male urinals, 4 female urinals, and 2 lavatories per male and female bathroom. Hope this helps and let me know if you have any other questions' Andy 1 Dave Arqo From:Dave Argo Wednesday, APril 25, 2Ol8 t2:29 PM lhalonen@sbcglobol'net Andy Schwallei (aschwaller@garfield-county.com); Patrick Waller; Sheryl Bower Red Barn Building Permits Sent: To: Cc: Subject: Larry: Following our phone conversation earlier today, I spoke with both Andy & Patrick in our office and wanted to get back to you about the following items related to your upcoming submittal for building permits at the Red Barn Ranch: A. colorado licensed Architect,s stamo - per colorado's state statutes, any buildings exceeding 10 0ccupants requires tt.t .r, Rrct ¡t"ct licensed in colorado must wet seal/stamp the drawings, as well as a Professional Engineer (structural) licensed in the state. This will obviously apply to the carriage House building, but we won't require the (2) lodging facility structures to have more than the Enginee/s stamp/seal' B. ADA Reçu¡rements qt Restrooms - All public facilitíes and buildings open to the publíc at Red Barn Ranch will be required to comply with Accessibility reiuirements as dcfined in 2015 l.R.c., chapter 11 and lcc 4117'1- 2009 Acccssibility standard. This inctudes the public restrooms which will now be located in the carriage House building, as well as associated site features including: accessible routes, building entrances, parking and passenger loading facilities, etc. As for the lodging units (occupancy Sroup R-1), a minimum of (L) accessible unít is required (per LB.C., Table 1107.6.1.1) including an accessible bathroom' c. MinorjVlodification to Land use Çhanee perfi,tit - once we receive your amended plans for the lodging units, we can proceed with finalizing our. ,ãui"* of these proposed changes. However, we will not be able to finalize our plan review or issue a building permit for new plans at the carriage House until the "Mínor Modification" to the existing Land use change permit has been signed by Sheryl Bower' According to Patr¡ck, he still has not received the required application materials from you to process this Minor Modification, and I would encourage you to contact him at your earliest opportunity to move this process forward' Thanks again for calling to discuss thêse issues and we look foruvard to receiving amended plans so that we can finalize our plan review of th¡s Project. Dove Argo Plans Examiner C tttt"t(t" t r'¡¡""r Commu nity Development Department 108 8'h Streel Suite 407 Glenwood Springs, CA 8ß01 Tel: 970-945-8272 Ext' 7670 Emotl : d o rg o @ g a rfi eld-cou nty.com Web: ga rli eld-cou nty' com ÇgNflpEN AUfy_NATrcE: This emoíl communicot¡on and any fites tronsmitted olong with it ore intended only for the person or entity to which ¡t ¡s oddressed. lf you hove received this email in error, pleose immediotely notiJy the sender by emoil and delete it from your files' 1 Dave Argo From: Sent: To: Lindsay Krol Thursday, April 26,2018 1:32 PM Dave Argo Red BarnSubiect: Dave They have decíded to amend the pending building permit for adding the two bathrooms to the barn to adding two bathrooms to the carriage house. Apparently an engineer told them that updating the barn wouldn't be wonh it so they decided to move the bathrooms to the carriage house, Eric with Hayes Construction submitted a new set of plans, a letter from the engineer and a soils report on Thursday, April 26th. I had Andy review the engineer's letter and he said that it was good. I let Eric know that we would just switch out the building plans and change the description of the permit so hã wouldn't have to submit a new application or pay his plan review fee again. Let me know if you have any questions. Lindsøy Krol Admin. Asst,II Gørfi'eld County' Cotnmuníty Detseloprnent 708 &h St., Suite 407 Glenutood, Springs, CO 87601 970-945-8272 1 Dave To: Cc; Sent: Subiect; From:Dave Argo Tuesday, June 20, 2017 L0:24 AM 'dhayesconstruction@g mai I'com' 'lhalonen@sbcglobal.net'; Patrick Waller Red Barn Ranch - Permit #BLRE-05-17-4753 and BLRE-05-17-54 Doug: We have reviewed the plans for proposed alterations to two guest cabins at the Red Barn Ranch located at 345 County Road 262 (Mid Valley Lane). Unfortunately, we are unable to finalize our plan review due to the following pending issues: lssue fl- Land Use Chanse permit - Until such time as a Land Use Change Permit is obtained through our planning d"prrtr.,rt tp"àifi.rltfr¡o*¡t6:'lodging facilities" on th¡s property, we will not be able to issue building permits for these two existing guest house buildings. Even if these two buildings already serve this purpose at the present t¡me (as an existing non-conforming use), a lodging facility with multiple sleeping rooms is a specific type of land use not presently allowed under the "Rural" zoning under which this property ís regulated. Non-conforming land uses and structures are subject to Article 10 of Garfield County's Land use and Development Code and limitations are placed onto what extent any existing non-conforming conditions can be allowed to continue. The proposed changes to these two guest cabins as illustratãd on your set of drawings represent more than "normal or routine maintenance of the structure,, and as a result, alterations of these existing structures cannot proceed without first obtaining a LUCP to allow the proposed use as lodging facilities. r Action Reoulred-¡ e iucp is required to allow for lodging facilities on th¡s property prior to undertaking the proposed alterations shown in the building permit application at these guest cabins . *Elease Note: This LIJCP is different from the tond use permit required to convert the existinq born ond garoge structures into a "speciol events venue"- lssue f2 - Commercial Bulldins Code Review- lt's ¡mportant for your design professional to realize that these buildíngs will be subject to bu¡üln; pl-dn rev',ew under terms of 2015 IBC commercial building code (not IRC residential code). Guest rooms will be considered as "sleeping units" where occupants are transient in nature with an Occupancy Group classification of R-l. r Actlon Reoulred: A couple of key items for your architect to address include: a. pørty Wotts located between sleeping units will be required to act as fire partitions, per Section 708' b. Fire Sprínktefs may be required, and you may need to consult with the local fire district to determine specific requirements on this issue' tplue #3 - Gaoaciw & Functionalitv of Existins Septic Svstem - With plans as currently submitted, three additional bathrooms are proposed for these two guest cabins and no supporting evidence of the existing septic system has been submitted along with these drawings' r Actlon Required: please submit verification of sizing/capacity of the existing septic system for each of these guest iãU¡nr and/or additional up-sizing or add-on capabilitíes to any future septic systems to fulf¡ll the additionaf requirements imposed by adding these (3) bathrooms' Once we have received follow-up response on lssues #2 and #3 above, we can finalize our building permit plan review of the guest cabins, but as stated above we won't be able to release the building permit until the LUCP allowing lodging facilities has been approved through the planning process, As soon as that land use process has received approval the building permit willthen be released by the Building Department. please feelfree to contact me if you have any building related questions or Pat waller, the senior planner assigned to the Community Meet¡ng Facility at Red Barn Ranch, if your questions are more related to planning issues and obtaining the necessary Land Use Change Permíts' 1 Dave Argo Commerciøl Building Code Review BLCO-17-16-4498 Buffo I o Va I I ey Apa rtme nts Plan Annotøtion Commeflts kontinued) i637 Highway 82, Glenwood Springs TYPICAL RESIDENTIAL UNIT PLANS Ceiling Height: ¡ 7'-6" min. ceiling ht. (Sec. L2O8.2l Entry Door: l/ Door openings shall be 2O-minute rated assembly at 1/2-hour fire partitions ¡*Gorridor,dsorsshall-be-latching and self- or automatic-closing (Sec. 7L6.5.9) y' rroo, Hardware, Locks & Latches (Sec. 1010.1.9) t/ Light & Ventilation (Sec. 1203 and 1205.1) Bedro-oms: É Egress window or door (sec. 1030) -. -Eme,rgency'escape-requirements at.window well (Sec. 1030.5) -- *De.n¡o,Ets*be"used for-sleeping-area (nuemergency egress) - Unit Layout on Sheet 42.1 v,l S^oX" ^larm (Sec.907)at each bedroom & within L5'of bedroom door -r--*l-Ja llway, C.o* detecto.r:"(.Sec..9"15 ) wit h i n 15' of bed roo m d oo r Bathrooms: yy'TExhaust fan (Sec. L2O3.5.2) or operable window ,l s^f"tv glazing (Sec.2a06) Kitchen: ¡ Range Ventilation (Sec. 1203.5.2) Laundry: . Dryer venting per Mfr's. requirements Mech. Rooms: All equipment, venting, clearances & access per lMC, lPC, IFGC and Mfr's. requirements C.O. detection (Sec. 91-5) at fuel-burning appliances a Decks & Balconies ¡ Landings at doors (Sec. 1"0.L0.1-.6) Vl -S^t"tVgl a zi n g. (Sec . 240 6l at d oo rsls i d e I ite s - r--Guardr,ails. (Sec,.tr 015)*: -----Ernerge ncy eg ress'(See,'103O. 5 ) at wi n d ow we I I E lectrica I r Use all (31 Electrical Stomps (Permit/Rough-in/Final)