HomeMy WebLinkAboutUndeliverable Certified Letter for Stop Work OrderRETURN EÞ ôN THte p^TE
RECEIVED
APR fi 7 2t22
GARFIÊLD COUNTY
COùIMUNITY DEVELOPMENT
BUILDING DEPARTMENT
1O8 Eighth Street, Su¡te 4O7, Glenwood Springs, CO 87607
Tel: (97o) 94s'8272
NOTICE OF PERMIT EXPIRATION AND STOP WORK ORDER
TO:
FROM:
DATE:
SUBJECT:
Tara Dakides & Jake ZamanskY
Dave Argo - Chief Building OÍficial
January 4,2022
L304 Panorama Drive, Carbondale - Panorama Reserve, Lot C
Buildi ng Permit No. BLRE-09-L7 -4927
We have recently learned that your property as referenced above has now been listed for sale on the MLS
real estate listings, as our office has received several related phone calls from local realtors or potential
buyers of this property. Given this recent change in status from an earlier conversation you had with Colleen
Wirth, our plans Examiner, a few months ago about your intentions of completing the project yourself, we
have decided to send you this letter formalizing the Building Department's official position on this project
which has languished as unfinished during the construction phase for an overly extended time.
Our goal in sending you this letter is to give both you and potential buyers clear guidance as to the Building
Department's position on your project, including our current designation of your existing building permit as
"EXplRED" which effectively serves as our "STOP WORK" notice informing you that no additional work may be
performed at the job site until certain conditions have first been met. ln addition, and as described below, we
will clarify necessary steps to be taken to either reinstate the current building permit or to amend submitted
plans if you or a new buyer decides to make changes to the previously approved plans.
Design ation of Permit as "EXPIRED" including "STOP WORK ORDER":
According to our records the most recent site inspection
Matt Provost and I met with you to review project status
of your project occurred on August 4, 2020 when
. Our office has not received any additional requests
to perform inspections since that time. Active building permits typically expire after six months of job site
inactivity and depending upon circumstances our office may provide an additional six-month grace period.
Given that our last inspection was over 17 months ago, we have deemed that your existing building permit is
now "expired" leading to this Stop Work Order'
We acknowledge your conversation with Colleen Wirth which occurred in October 2O2l and although you
described a plan of action at that time including certain improvements or construction activity, we never
received any of the requested follow-up items from you as clearly documented in Colleen's email sent to you
on October 21. The fact that you have now chosen to sell this property on the open market represents a
considerable change from your previously stated intentions and, more specifically, because it represents
potential consequences for others it has caused us to reassess project status resulting in our determination
that your existing building permit is now expired'
The Building Department is committed to assisting all of our customers in completion of construction work
for permits issued by our office, and we have stood by that commitment over the past several years in
working with you as Owners of this particular project. However, our role during the construction phase is
limited and we do not perform in the role of contractor, owner's representative or legal counsel when certain
challenges sometimes arise during the course of difficult projects. Rather, our role is to assist by inspecting
construction projects on a very limited basis to verify compliance with the minimum requirements contained
in Garfield County's Land Use and Development Code and the Building Code, including specific emphasis on
life safety issues.
Gorfield County
7304 Panorama Drive - Permit Expiration & Stop Work Order Page 2
ln addition to providing assistance to yourselves as property owners, we also have an obligation to serve the
general public in our function as the Building Department. More specifically, now that you have decided to
actively sell an in-progress and uncompleted building, we find it incumbent to inform you that all our records
of the subject property are available for public view - including content of this notice. At this point it's worth
emphasizing that the purpose of this notice is two-fold: (1) to halt any further work that may be underway or
planned at the job site, and (2) to offer a clear direction and pathway for you or any future buyer(s) of the
property to rectify outstanding issues which have been previously identified by our office and others.
to be Addressed Prior to Permit Status being Reinstated or with Revisions/Amendments:
Our primary reason for placing a halt on any additional work being performed at the job site stems from the
fact that this project has been sitting vacant for over 18 months now with exposure to sometimes severe
weather given the nature of its site location. We have anecdotal evidence that a previously tattered weather
resistant barrier at the building exterior perimeter has recently been replaced. Given our concerns about
potential water intrusion into exposed wood structural elements we are trying to prevent concealment of
any such issues from future inspection.
Without making specific assumptions about all options available to you or potential buyers with the propert¡
we will focus on the following two most likely courses of action:
A. Completion of the Existing Structure as per Previously Approved Plans
B. Completion of the Ex¡sting Structure with changes/modifications to Previously Approved Plans
ln either of these scenarios, the Building Department will require the following items to be submitted to our
office for our review and approval prior to lifting our Stop Work Order:
I. New Building Permit Application with cover letter explanation of proposed scope of work including
updated plans with revisions/changes clearly identified and matching the scope of work description.
2. Plan Review & Permit Reinstatement Fees - Exact fees amount TBD by Chief Building Official and
depending upon proposed scope of work'
3. All outstanding Correction Notices as previously issued by the Building Dept. must be addressed,
including sign-off from Colorado licensed design professional(s) when required.
4. Certification of Structural Fitness of the existing structure including both structural frame and any
potential moisture penetration and infiltration issues that may have resulted from the protracted
exposure of the existing building to weather exposure and the elements. This certification must be
provided by a Colorado licensed design professional (Architect or Engineer).
5. Verification of lssues Addressed in SBSA 3'd Party lnspection Report - The Building Department also
requires that a follow-up report be submitted to our office addressing issues contained in a detailed
3,d party inspection report of the subject building as completed by SBSA and dated March 22,20t9.
The Building Department is looking for confirmation and resolution to issues/problems described in
this highly detailed report - including structural and moisture management systems among others -
and this follow-up report shall be prepared by a Colorado licensed Design Professional.
We encourage you to share information contained in this Notice of Expiration and Stop Work Order with your
listing broker and any potential buyers of this property so that all interested parties are fully cognizant ofthe
Building Department's position on the status of your project. We don't believe that any of the conditions
outlined above are insurmountable, and we are sharing these with you - and by extension others - in the
interest of maintaining a clear record of our communications on this matter.
Should fou require additional information or clarification about the Building Department's stance on any of
these issues, we are happyto meet with you face-to-face here in our office at a mutually agreeable time, as
we do not believe that future phone conversations will necessarily be fruitful or productive in reaching a
solution, and this position is largely based upon our past communications with you during the course of this
project. We strongly suggest that if we are to meet to discuss any of the issues related to your project with
you that you also have present professional representation (Architect, Engineer, Attorney, etc.) so that they
can also be party to our conversation.
Gørfield CountyCommunityNotlcetoa 8th srreet,.l:i:¡. *hd NOtlCeGlenwood Springs, CO 81601, ¡rtL¡¡,nil|il lliltll illillllillilt til lililt til?EL3 ubEn EIIUE PhqS TtråúN!lEOiñÊSI uzsEl--.¡-|Þ- tr4È.ÉF7.-Tf;ffiîf;lffi$Tara Dakides & Jake Zamanskvl2l2 Panorama Dr.Carbondale, CO 81623Èllllllllliltliltlil$zR2305E1nEÏmt nffi$mfr,lån[0uEsTt043¡8t62313ç¡9ry-l {#9/ dt¿tilîLi iirì Tü S*ru;?ËiF.:_:',: 1:-E I :' È":: - l-li'.t-jr.a.:*-:-l¡ i:yi- r:{.. . ii .i.*ì;j*..:i-:i.:ì_;i_: -.. -=.n.":i:.-l:;¡,:r¡;::-*-.t¡, "..Ji$jffiffi$ffi;* ¡;r:i;r,'ii,ìi¡tìîì':irJiri¡ir,¡:i;t1ì,ìiii'iii,'ri';;,rìi.i:,;lt4231L-!rlIt..Tf