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Home My WebLink AboutCorrespondence Regarding RevisionsDave Argo Sent: lo: Cc: From:Jack Albright <jack@albright-associates.com> Thursday, January 14,2021 4:23 PM Dave Argo; Andy Schwaller Bill Gavette (gavette@carbondalefire.org); Glenn Hartmann RE: lExternal]27352 Highway 82 - Permit #BLRE-10-20-6541 Dave, Thank you for the quick turn around on our revision. We found a historic leak that pushed us into removing structure that had originally been intended to remain. As a result, it made more sense to change the access to the ADU, thus the change. I will have a licensed Architect review for feasibility of the separation requirements and will either prepare the necessary documents for your review as part of the revision of use after our hopeful land use revision approval or we will pursue the fire sprinkler system as necessary. Subject: Best, Jack Awc RrÉ h+ flL- NÞ42 E ASSOCT"ATÐS Jack Albrieht, PE Principal 97o.379-3244 cell 970.927.4363 office ) 97o.927 .3o39 fax 4oz Park Ave., Unit A I Basalt, CO 8t6zt From: Dave Argo <dargo@garfield-county.com> Sent: Thursday, January t4,2O2L 10:07 AM To: Jack Albright <jack@albright-associates.com>; Andy Schwaller <aschwaller@garfield-county.com> Cc: Bill Gavette (gavette@carbondalefire.org) <gavette@carbondalefire.org>; Glenn Hartmann <ghartmann@garfield- county.com> Subject: 27352 Highway 82 - Permit #BLRE-L0-20-6541 Jack: We have reviewed your updated/amended plans for the above referenced project, and I will return these amended plans to the office Friday morning so that Lindsay can call you with balances due and pick-up instructions tomorrow I also wanted to follow-up on your conversation yesterday with Andy and a prior conversation you had with Bill Gavette regarding fire sprinklers at the (2) upstairs dwellings that are part of your ultimate build-out plans once you have secured land use approvals for professional offices at the main level of the building. As per l.B.C. and l.F.C. requirements - and as described in my Nov. L6 email - because the upsta¡rs floor area for "R" occupancies > 1,000 S.F. these residential units will require installation of fire sprinklers (actualfloor area = approx. 1,200 S.F.) The Building Code does allow for the use of specific fire-rated elements (fire walls, fire barriers and the like) to be used to effectively partition overall size of the building into smaller "fire areas" and it is possible to do this in lieu of installing 1 fire sprinklers. However, analysis of this potcntial option requires a detailed study of applicable requirements including appropriate detailing at construction assemblies and fire resistance of the following additional considerations: continuity of assemblies, supporting construction, openings and other protectives (see l.B.C., Sections 706 and 707). The Building Dept. requires that a Colorado licensed Architect address these issues and wet-seal any submitted drawings/specs properly documenting how fire-rated assemblies will he adrlressed. Hopefully that description helps you to better understand the flre separatlon requlrements between the residential (R occupancy) and office (B occupancy) in what will ultimately become a mixed-use commercial building once you have received your land use approvals and submit to the Building Dept. amended plans that allow for your intended build-out plans. Dave Argo Plans Examiner Community Development Department 708 gth Street, Suite 401 Glenwood Springs, CO 87607 Tel: 970-945-8272 Ext. 1670 E m o i I : d a rg o @ g a ffi e I d -co u nty. co m Web : go rfield-county.com Garfielú 2 Dave Argo From: Sent: To: Subject: Dave Argo Thursday, January 14,2021 10:07 AM Jack Albright (ack@albright-associates.com); Andy Schwaller (aschwaller@garfield- county.com) Bill Gavette (gavette@ca rbondalefi re.org); Glenn Hartmann 27352 Highway 82 - Permit #BLRE-10-20-6541 Jack: We have reviewed your updated/amended plans for the above referenced project, and I will return these amended plans to the office Friday morning so that Lindsay can call you with balances due and pick-up instructions tomorrow. I also wanted to follow-up on your conversation yesterday with Andy and a prior conversation you had with Bill Gavette regarding fire sprinklers at the (2) upstairs dwellings that are part of your ultimate build-out plans once you have secured land use approvals for professionaloffices at the main level of the building. As per l.B.C. and I'F.C. requirements - and as described in my Nov. 16 email - because the upstairs floor area for "R" occupancies > 1",000 S.F' these residential units will require installation of fire sprinklers (actualfloor area = approx. 1,200 S.F.) The Building Code does allow for the use of specific fire-rated elements (fire walls, fire barriers and the like) to be used to effectively partition overallsize of the building into smaller "fire areas" and it is possible to do this in lieu of installing fire sprinklers. However, analysis of this potentialoption requires a detailed study of applicable requirements including appropriate detailing at construction assemblies and fire resistance of the following additional consíderations: continuity of assemblies, support¡ng construction, openings and other protect¡ves (see l.B.C., Sections 706 and 707). The Building Dept. requires that a Colorado licensed Architect address these ¡ssues and wet-seal any submitted drawings/specs properly documenting how fire-rated assemblies will be addressed. Hopefully that description helps you to better understand the fire separation requirements between the residential (R occupancy) and office (B occupancy) in what will ultimately become a mixed-use commercial building once you have received your land use approvals and submit to the Building Dept. amended plans that allow for your intended build-out plans. Dave Argo Plans Examiner üatfieltl Caun4r Commun¡ty Development Department 708 gth Street, Suite 401 Glenwood Springs, CO 81607 Tel : 970-945-821.2 Ext. 1670 E m o i I : d a rg o @ g a rf ield -co untY. com We b : g a rf i e I d-co u nty. co m Cc: EQ.{ 2'n" BATH 2 l'Á" .Õ.¡ ¡ôl+ _.1rñ 1 'Af1 z'4' ADU BEDROOM Ft¡lc/) J(.) t-l z',ûn2'Ðn _l I ADU LTVING 4 ls%-4wÅ't* Remodels & Additions: #32 - C.O. alarms required in existing structures per Colorado State House Bill 09-1-091 #33 - Smoke detectors & C.O. alarms required when sleeping rooms added to existing structu res (n(!) f¡ú f¡l DECK 2RISES @57/8" l RUN @ 12" ,A pt¡t ðT#û\,& **"{su 17,6Y3.*sþEt lç- ,"v ?û *s "-r* 4t f ,{,..¡t íþ' *-' ,n¡t{-/ tb " s lbtA\ mf,* &frvæ ç.*. \¡l ærb +ffit'Kn {¿eïøÅf",¡ø,r^æ#o {Ñ úWo Wn\ {w,t'þr¿. fru¿ Çpriyiál¿uç W,M/6 P,U t.?"a,r 4rz'*ot4 4tZ"-Ø &n ?wf ry¡'lY" ADU KITCHEN ADUADU1'-5" CLOSET CLOSET ADU DINING REC ROOM V/ETBAR 4'4" EQ.EQ. -G'PRO- €) U)z &+ \o c.l G) U)t!tt) ús-È -1 r 4+ç UwÅi - 40 A- Skiu w36 4 wïu I t¡|fry t |nt*l (fn**u,^pn 4{Ç) \(/Y%"fiFW 2t 20 70 þxU.6ø * x ù.Ø.s 4e K U,? .{ø4ç r# SPEC¡AL CONSTRUCTION 3102.7 Engineering design. The structure shall be designed and constructed to sustain dead loads; loads due to tension or inflation; live loads including wind, snow or flood and seis- mic loads and in accordance with Chapter 16. 3102.7.1 Lateral restraint. For membrane-covered frame structures, the membrane shall not be considered to pro- vide lateral restraint in the calculation ofthe capacities of the frame members. 3102.8 Inflation systems. Air-supported and air-inflated structures shall be provided with primary and auxiliary infla- tion systerns to meet the minimum requirements of Sections 3 102.8.1 through 3102.8.3. 3102.8.1 Equipment requirements. This inflation system shall consist of one or more blowers and shall include pro- visions for automatic control to maintain the required inflation pressures. The system shall be so designed as to prevent overpressurization of the system. 3102.8.1.1 Auxiliary inflation system. In addition to the primary inflation system, in buildings larger than 1,500 square feet (140 m2) in area, an auxiliary inflation system shall be provided with sufficient capacity to maintain the inflation ofthe structure in case of primary system failure. The auxiliary inflation system shall operate automatically when there is a loss of internal pressure and when the primary blower system becomes inoperative. 3102.8.1.2 Blower equipment. Blower equipment shall meet all of the following requirements: l. Blowers shall be powered by continuous-rated motors at the maximum power required for any flow condition as required by the structural design. 2. Blowers shall be provided with inlet screens, belt guards and other protective devices as required by the building fficial to provide protection from injury. 3. Blowers shall be housed within a weather-pto- tecting structure. 4. Blowers shall be equipped with backdraft check dampers to minimize air loss when inoperative. 5. Blower inlets shall be located to provide protec- tion from air contamination. The location of inlets shall be approved. 3102.8.2 Standby power. Wherever an auxiliary inflation system is required, an approved standby power-generating system shall be provided. The system shall be equipped with a suitable means for automatically starting the gener- ator set upon failure of the normal electrical service and for automatic transfer and operation of all of the required electrical functions at full power within 60 seconds of such service failure. Standby power shall be capable ofoperat- ing independently for not less than 4 hours. 3102.8.3 Support provisions. A system capable of sup- porting the membrane in the event of deflation shall be provided for in air-supported and air-inflated structures having an occupanl load of 50 or more or where covering 584 a swimming pool regardless of occupant load.The support system shall be capable of maintaining membrane struc- tures used as a roof for Type I construction not less than 20 feet (6096 mm) above floor or seating areas. The sup- port system shall be capable of maintaining other mem- branes not less than 7 feet (2134 mm) above the floor, seating ateaor surface ofthe water. sEcTloN 3103 TEMPORARY STRUCTURES 3103.1 General. The provisions of Sections 3103.1 through 3103.4 shall apply to structures erected for a period of less than 180 days. Tents and other membrane structures erected for a period of less than 180 days shall comply withthe Inter- national Fire Code.Those erected for a longer period of time shall comply with applicable sections of this code. 3103.1.1 Conformance. Temporary structures and uses shall conform to the structural strength, frr.e safety, means of eg'ess, accessibility, light, ventilation and sanitary requirements of this code as necessary to ensure public health, safety and general welfare. 3103.1.2 Permit required. Temporary structures that cover an area greater than 120 square feet (11.16 m2), including connecting areas or spaces with a common means of egress or entrance that are used or intended to be used for the gathering together of l0 or more persons, shall not be erected, operated or maintained for any pur- pose without obtaining apermit from the building fficial. 3103.2 Construction documents. A permit application and construction documents shall be submitted for each installa- tion of a temporary structure. The construction documents shall include a site plan indicating the location of the tempo- rary structure and information delineating the means of egress andthe occupanÍ load. 3103.3 Location. Temporary structures shall be located in accordance with the requirements of Table 602 based on the fire-resistance rating of the exterior walls for the proposed type ofconstruction. 3103.4 Means of egress. Temporary structures shall conform to the means of egress requirements of Chapter l0 and shall have an exit access travel distance of 100 feet (30 480 mm) or less. sEcTtoN 3104 PEDESTRIAN WALKWAYS AND TUNNELS 3104.1 General. This section shall apply to connections between buildings such as pedestrian walhttays or tunnels, located at, above or below grade level, that are used as a means of travel by persons, The pedestrianwallauay shall not contribute to the building qreq or the number of stories or height of connected buildings. 3104.1.1 Application. Pedestrian walkways shall be designed and constructed in accordance with Sections 3104.2 through 3104.9. Tunnels shall be designed and constructed in accordance with Sections 3104.2 and 3 104.1 0. 201 5 INTERNATIONAL BUILDING CODE@ Copyrighto2ol4lCC. ALLRIGHTSRESERVED. AccessedbyAndrewSchwalleronlans,zol5a:28:294M pursuanttoL¡censeAgreementwithlCC. Nofurtherreproductionor distribution authorized. ANY UNAUTHORIZED RTPRODUCTION OR DISTRIBUTION IS A VIOLA.TION OFTHE FEDERAL COPYRIGHT.ACT AND THE LICENSE ACREEMENT, AND SUBJECTTO CIVILAND CRIMINAL PENALTIES THEREUNDER. Exceptions: l. Buildings that are on the same lot and considered as portions of a single building in accordance with Sec- tion 503.1.2. 2. For purposes of calculating the number of Type B units required by Chapter ll, structurally connected buildings and buildings with multiple wings shall be considered one structure. 3104.3 Construction. The pedestrian walhtay shall be of noncombustible construction. Exceptions: 1. Combustible construction shall be permitted where connected buildings are of combustible construc- tion. 2. Fire-retørdant-treated wood, tn accordance with Section 603.1, Item 1.3, shall be permitted for the roof construction of the pedestrian wølhray wherc connected buildings are a mininlum of Type I or II construction. 3104.4 Contents. Only materials and decorations approved by the building officiul shall be located in Lhe pedestrian walh,vay. 3104.5 Connections of pedestrian walkways to buildings. The connection of a pedeslrian wallev'ay to a building shall comply with Section 3104.5.1, 3104.5.2,3104.5.3 or 3104.5.4. Exception: Buildings that are on the same lot and consid- ered as portions of a single building in accordance with Section 503.1.2. 3104.5.1 F ire barriers . Pedestrian walhuays shall be sep- arated from the interior ofthe building by not less than 2- hour fire bqrriers constructed in accordance with Section 707 and Sections 3104.5.1.1 through 3104.5.1.3. 3104.5.1.1 Exterior walls. Exterior walls of buildings connected to pedestrian wallattays shall be 2-hour fire- resistance rated. This protection shall extend not less than 10 feet (3048 mm) in every direction surrounding the perimeter of the pedestrian walkway. 3104.5.1.2 Openings in exterior walls of connected buildings. Openings in exterior walls required to be fire-resistance rated in accordance with Section 3104.5.1.1 sholl be equipped with opcning protcctivcs providing a not less than'lo-hour fire prolection rating in accordance with Section 716. 3104.5.1.3 Supporting construction. The fire barier shall be supported by construction as required by Sec- tion 707.5.1. 3104.5.2 Alternative separation. The wall separating the pedestrian walla,uay and the building shall comply with Section 3104.5.2.1 or 3104.5.2.2 where: I, The distanÇe between the connected buildings is more than l0 feet (3048 mm). 2015 INTERNATIONAL BUILDING CODE@ SPECIAL CONSTRUCT¡ON 2. 'lhc pedestr¡atl wullwuy atul connccl.stl builtlirrgs urc cquippctl tlrmughouf with uu uulomulic sprinhlur system in accordance with Section 903.3.1.1, and the roof of the walkway is not more than 55 feer (16 764 mm) above grade connecting to the fifth, or lowero stôry âbôve grade plane, ofeach building. Exceptlon: Open parking gârages need not be equipped with an autouratic sprinkler systeln. 3rc4.5.2.1 Passage of smoke. The wall shall be capa- ble of resisting the passage of smoke. 3104.5.2.2 Glass. The wall shall be constructed of a tempered, wired or laminated glass wall and doors or glass separating the interior of the building from the pedesÍrianwalh,ttay. The glass shall be protected by an automatic sprinkler system in accordance with Section 903.3.1.1 that, when actuated, shall completely wet the entire surface of interior sides of the wall or glass. Obstructions shall not be installed between the sprin- kler heads and the wall or glass. The glass shall be in a gasketed frame and installed in such a manner that the framing system will deflect without breaking (loading) the glass before the sprinkler operates. 3104.5.3 Open sides on walkway. Where the distance between the connected buildings is more than l0 feet (3048 rnm), the walls at the intersection of the pedestrian walhttay and each building need not be fire-resistance rated provided both sidewalls of the pedestrian walkway are not less than 50 percent open with the open area uni- formly distributed to prevent the accumulation of smoke and toxic gases. The roof of the walkway shall be located not more than 40 feet (12 160 mm) above gradc planc, and the walkway shall only be permitted to connect to the third or lower story of each building. Exception : Where the pe de s t r ian w al htt ay i s protected with a sprinkler system in accordance with Section 903.3.1.1, the roof of the walkway shall be located not more than 55 feet (16 764 mm) above grade plane and the walkway shall only be permitted to connect to the fifth or lower story of each building. 3104.5.4 Exterior walls greater than 2 hours. Where exteriorwalls of connected buildings are required by Sec- tion 705 to have a fire-resistance rating greater than 2 hours, the walls at the intersection of the pedestrian walk- way and each building need not be fire-resistance rated provided: l. The pedestrian wallway is equipped throughout with an aulonwtic sprinkler system installcd in occordonce with Section 903.3. l. l, 2. The roof of the walkway is not located more than 55 feet (16 764 mm) above grade plane and the walk- way connects to the fifth, or lower, story above grade plane ofeach building. 3104.6 Public way. Pedestrian v,alh¡,ays over a ptùlic way shall courply with Chapter 32. 3104.7 Egress. Access shall be provided at all times to a pedeslríanwalh,uaythat selves as a required e.rll. I 3104.2 Se¡rarale slr¡¡cl.üres. Ruiklirrgs connecletl by ¡tedes- I triun wullot'u¡'s or tururcls shull bc cunsitlcrerl to be sepulute structures. t 585 Copyr¡ght @ 2ola ICC. ALL RIGHTS RESERVED. Accessed by Andrew Schwaller on Jan 5, 2015 a:2a:29 AM pursuant to License Agreement wilh ICC. No further reproduct¡on or distribut¡on authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIßUTION IS A VIOLATION OF THE FEDßRAL COPYRICHTACT AND THI LICENSE AGREEMENT, AND SUBIECT TO CIVILAND CRIMINAL PÊNALTIES THÊRtrUNDER. SPECIAL CONSTRUCTION 3104.8 \Midth. The unobstructed width of pedestrian walk- ways shall be not less than 36 inches (914 mm). The total width shall be not greater than 30 feet (9144 mm)' 3104.9 Exit access travel. The length of exit access travel shall be 200 feet (60 960 mm) or less. Exceptions: 1. Exif access travel distance on a pedestrian walh,t'ay equipped throughout with an aulomatic sprinkler system in accordance with Section 903.3.1.1 shall be 250 feet (76 200 mm) or less. 2. Exil access travel distance on a pedestrianwalhuay constructed with both sides not less than 50 percent open shall be 300 feet (91 440 mm) or less. 3. Exit access lrravel distance on a pedestrian walhnay constructed with both sides not less than 50 percent open, and equipped throughout with an automatíc sprinúer system in accordance with Section 903.3.1.1, shall be 400 feet (122m) or less. 3104.10 Tunneled walkway. Separation between the tun- neled walkway and the building to which it is connected shall be not less than 2-hour fire-resistant construction and open- ings therein shall be protected in accordance with Table 716.5. sEcTloN 3105 AWNINGS AND CANOPIES 3105.1 General. Awnings and canopies shall comply with the requirements of Sections 3105.2 through 3105.4 and other applicable sections ofthis code. 3105.2 Definition. The following term is defined in Chapter 2: RETRACTABLE AWNING. 3105.3 Design and construction. Awnings and cønopies shall be designed and constructed to withstand wind or other lateral loads and live loads as required by Chapter 16 with due allowance for shape, open construction and similar fea- tures that relieve the pressures or loads. Structural members shall be protected to prevent deterioration. Awnings shall have frames of noncombustible material, fire-retørdant- treated wood, wood of Type IV size, or l-hour construction with combustible or noncombustible covers and shall be either fixed, retractable, folding or collapsible' 3105.4 Awnings and canopy materials. Awnings and cano- pies shall be provided with an approved covering that meets the fire propagation performance criteria of Test Method 1 or Test Method 2, as appropriate, of NFPA 701 or has aflame spread index not greater than 25 when tested in accordance with ASTM E 84 or UL723. Exception: The fire propagation performance and flame spread index requirements shall not apply to awnings installed on detached one- and lwo-family dwellings. sEcTloN 3106 MARQUEES 3106.1 General. Marquees shall comply with Sections 3106.2 through 3106.5 and other applicable sections of this code. 3106.2 Thickness. The height or thickness of a marquee measured vertically frorn its lowest to its highest point shall be not greater than 3 feet (914 mm) where the marquee proj- ects more than two-thirds of the distance from the lot line to the curb line, and shall be not greater than 9 feet (2743 mm) where the marquee is less than two-thirds of the distance from the lot line to the curb line. 3106.3 Roof construction. Where the roof or any part thereof is a skylight, the skylight shall comply with the requirements of Chapter 24. Every roof and skylight of a mar- quee shall be sloped to downspouts that shall conduct any drainage from the marquee in such a manner so as not to spill over the sidewalk. 3106.4 Location prohibited. Every marquee shall be so located as not to interfere with the operation of any exterior standpipe, and such that the marquee does not obstruct the clear passage of stairwq¡s or exit dischørge from the building or the installation or maintenance of street lighting. 3106.5 Construction. A marquee shall be supported entirely from the building and constructed of noncombustible materi- als. Marquees shall be designed as required in Chapter 16. Structural members shall be protected to prevent deterioration. sEciloN 3107 SIGNS 3107.1 General. Signs shall be designed, constructed and maintained in accordance with this code. sEcTloN 3108 TELECOMMUNICAÏION AND BROADCAST TOWERS [BSì 3108.1 General. Towers shall be designed and con- structed in accordance with the provisions of TIA-222. Tow- ers shall be designed for seismic loads; exceptions related to seismic design listed in Section 2.7.3 of TIA-222 shall not apply. In Section 2.6.6.2 of TIA 222,the horizontal extent of Topographic Category 2, escarpments, shall be 16 tirnes the height of the escarpment. Exception: Single free-standing poles used to suppoft antennas not greater than 75 feet (22 860 mm), measured from the top ofthe pole to grade, shall not be required to be noncombustible. tBSl 310S.2 Location and access. Towers shall be located such that guy wires and other accessories shall not cross or encroach upon any street or other public space, or over 586 2015 INTERNATIONAL BUILDING CODE@ Copyright@2014ICC. ALLRIGHTSRISDRVID. AccesscdbyAndrewschwallcro¡Jans,2or58:28:29rq,M pursu¡nttoLiccnseAgreemcntwithlCC. Nofurthcrrcproductionor distribution author¡zed. ANy UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSI ÀGRI]EMENT, ÂND SUBJECT TO CIVILAND CRIMINAL PENALTI[STHEREUNDER. TIRNATIONAL CODE C()UNC Dave 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; lkrol@garfield- ,::""' -$ ïïtt;l,il wav 82- Brds Permit #6s41 Tried calling FNu"r. 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. ln 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: (L) 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. ln 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 levelonly. lt 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 "exÍsting 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 rísk". 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 lnspectors. Hopefully this explanation helps you to understand the parameters that we must work within while reviewing and inspecting your project. lf you should have any additional questions, please do not hesitate to contact me for further clarification. ln 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. *PIEASE 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 l.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. 1 Dave Argo Plans Examiner Community Development Departmont 708 th Streel Sulte 407 6lenwood S Wi nSs,J:o.8160 1 Tel: 970-945-8212 Ext. 1610 Emo ì I : do rgo @g o rf ield-county.com Web : gorfield-coun$.com 2 Dave Arqo Sent: To: Cc: From:Dave Argo Monday, November 16,2020 2:06 PM Jack Albright fi ack@albright-associates.com) Andy Schwal ler (aschwal ler@ garfield-county.com) 17352 Highway 82 - Bldg. Permit #6541 Jack One other item I forgot to mention in my prior email is that we need MEP engineering for the Professional Office portion of this project. ln accordance with Colorado statutes, any commercial projects > 10 occupants requires MEP engineered plans, and our calculations indicate an occupant load of 19 occupants at the office. ln particular, there is no information about heating & ventilation, nor does the window schedule or exterior elevations indicate if windows are operable. Hopefully, you have had some professional input with regard to these issues and this won't be too difficult for you to comply with the State's requirements. Thanks for your attention to this matter Dave Argo Plans Examiner Community Development Department 708 gth Street, Suite 407 Glenwood Springs, CO 8L601 Tel: 970-945-8272 Ext. 7610 E m a i I : d o rg o @ g a rfie I d-co u nty. com We b : ga rfie ld -co u nty. co m Subject: County 1