HomeMy WebLinkAboutConditions of PermitCONDITIONS OF PERMIT
BLRE-O B-23-8285
NORSK BUILDERS
6,687 SO FT PRIMARY RESIDENTIAL DWELLING
WITH BB2 SO FT ATTACHED GARAGE
TBD Skipper Dr, Carbondale
Stirling Ranch PUD, Lot 23 - 239129205023
1) ALL WORK SHALL COMPLY WITH THE 2015 INTERNATIONAL RESIDENTIAL CODE (I.R.C.)AND 2018
I NTERNATIONAL ENERGY CONSERVATION CODE (I.E.C.C.)
2) PROPOSED IMPROVEMENTS ARE SUBJECT TO ALL APPLICABLE ITEMS CONTAINED IN THE
ATTACHED "GARFIELD COUNTY BUILDING REOUIREMENTS". NUMBER REFERENCES NOTED ON
PLANS REFER TO SPECIFIC ITEMS ON THIS LIST.
3) ELECTRICAL PERMITTING AND INSPECTIONS BY COLORADO STATE ELECTRIC BOARD. ELECTRICAL
ROUGH-IN APPROVAL IS REOUIRED AT FRAME INSPECTION. ELECTRICAL FINAL APPROVAL IS
REOUIRED FOR FINAL INSPECTION & CERTIFICATE OF OCCUPANCY.
4) WILDFIRE MITIGATION RECOMMENDATIONS: SHOULD COMPLYWITH WILDFIRE MITIGATION AND
DEFENSIBLE SPACE RECOMMENDATIONS PER COLORADO STATE FOREST SERVICE AND LOCAL FIRE
DISTRICT. PLEASE REFER TO THE GARFIELD COUNTY COMMUNIry DEVELOPMENT WEBSITE FOR
ADDITIONAL I N FORMATION.
5) OPEN HOLE SOTLS REPORT tS REOUTRED AT FOOTING INSPECTTON AND PR|OR TO ANY CONCRETE
POUR. PROVIDE COPY OF GEOTECHNICAL ENGINEERS REPORT TO THE BUILDING INSPECTOR.
2,OOO PSF SOIL BEARING CAPACIry.
ó) SEPTIC SYSTEI\4 REVIEW / APPROVALS: PRIOR TO FINAL BUILDING INSPECTION & CERTIFICATE OF
OCCUPANCY PROVIDE FINAL APPROVAL / SIGN-OFF FROM GARFIELD COUNTY'S PUBLIC HEALTH
DEPT (RELATED PERMIT# IS SEPT-O8-23-828ó).
7) AN ELEVATION SURVEY, SEALED BY A COLORADO PROFESSIONAL LICENSED SURVEYOR, IS
REOUIRED AT FRAME INSPECTION TO VERIFY THAT AS-BUILT ROOFS COMPLY WITH GARFIELD
COUNTY'S 25-FOOT BUILDING HEIGHT LIMIT AS DEFINED IN THE LAND USE DEVELOPN/ENT CODE.
B) BLOWER DOOR TEST tS REOUtRED. MUST SUBMTT BLOWER DOOR TEST REPORT TO GARFIELD
COUNTY COMMUNITY DEVELOPMENT DEPT. OFFICE PRIOR TO SCHEDULING FINAL BUILDING
INSPECTION / C.O. FINAL
9) PRESCR|pTtVE PATH USTNG TABLE R402.1.2 rS THE CHOSEN ENERGY COMPLIANCE APPROACH FOR
THIS HOME DESIGN. WRIGHTSOFT LOAD CALCULATIONS ATTACHED FOR REFERENCE. ALL NEW
HOMES TO HAVE WHOLE-HOUSE MECHANICALVENTILATION SYSTEM INSTALLED (2015 IRC TABLE
m1507.3.3(1)AND (2) PER STAMP ON ARCHITECT'S COVER SHEET)
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Gurfield County
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COMMUNITY DEVELOPMENT
108 Eighth Street, Suite 401, Glenwood Springs, CO 81ó01
Tal: (970) 945-8212, Fu: (970) 384-3470
Building Height Definition and Calculation Procedure
As defined in Garfield County Land Use & Development Code (Article 15, Definitions):
Height, Building -The distance, meãsured verticolly, from the averoge undisturbed or
naturol ground grade horizontal plane of o structure footprint to the top of a flot roof or
monsard roof or to the mid-point between the eave line ond the peak of a gable, hip,
shed, or similar pitched roof.
ln order to measure distances and calculate building height according to the preceding definition, one
must first establish the averøge naturøl grade plane of the subject project site. Subsequent calculations
of building height all reference this benchmark, and this flat plane elevation is determined by averaging
out the existing site grades (typically illustrated as topographic contour lines) on the site plan. Using a
simplistic rectangular floor plan as an example, existing site grades at all four corners of the bu¡lding
footprint are added together and divided by 4, thereby establishing the average natural grade plane
elevation (see illustrotion belowl.
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"Averøge NaturalGradeo is used in calculating Building Height
With more complex building footprint configurations, a greater number of building corners will be
employed, but the intent remains the same: to define the average natural grade elevation within the
confines of the building footprint. Flatter lots will see very little difference between existing site grades
at the building corners, whereas steeply sloping lots will have greater variation between building
corners. However, the result in both situations will be establishment of a flat horizontal plane which
represents average pre-construction grades at the project site prior to any proposed development.
Calculating Average Natural Grade:
Corner A = 94.75
Corner B = 96.0
Corner C = 93.0
Corner D = 92.0
Total = 375.75
Average Natural Grade Elevation
375.75 / 4 =93,9375
Measuring Building Height above Average NaturalGrade Plane
To the extent that the designer provides clear delineation of the existing natural grade plane and
measurements to roofs above, it will help facilitate speedy review and confirmation of building height
during the plan review of the project. Design drawings that illustrate building height most clearly will
typically include exterior elevations and building sections.
A couple of basic illustrations for measurement of building height are provided below:
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ETEVATION VIEW
* Note: Refer back to the definition of "Building Height" on page one to verify specific meosuring points
for the'vorious types of roofs inctuding ftat or monsord vs. shed, hip or gobte pitched roofs.
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3-D VIEW
It is recommended that all buildings be designed a minimum of several inches lower than absolute
maximum building height, as there are design and construction tolerances which must be accounted for
in any project. lf design drawings indicate that roofs are within 12" of the maximum building height, the
Building Department will require a Building Height Survey (aka lmprovement Location Certificate) at
framing inspection, sealed and stamped by a Colorado licensed professional Surveyor to insure that the
building has, in fact, been built in compliance with building height requirements.
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