HomeMy WebLinkAboutConditions of PermitCONDITION S OF PERMIT
BLRE-11-23 jñ450
NORSK BUILDERS
1,422 SO FT ACCESSORY DWELLING UNIT (ADU) OVER 1,000 SO FT DETACHED
GARAGE (INCLUDES ADJACENT OPEN PARKING CARPORT)
TBD Skipper Dr, Carbondale
Stirling Ranch PUD, Lot 23 - 239129205023
10) ALL WORK SHALL COMply W|TH THE 2015 TNTERNATIONAL RESTDENTIAL CODE (r.R.C.)AND 2018
INTERNATIONAL ENERGY CONSERVATION CODE ( I.E.C.C.)
1 1) PROPOSED TMPROVEMENTS ARE SUBJECT TO ALL APPLICABLE |TEMS CONTATNED rN THE
ATTACHED "GARFIELD COUNTY BUILDING REOUIREMENTS". NUMBER REFERENCES NOTED ON
PLANS REFER TO SPECIFIC ITEMS ON THIS LIST.
12) ELECTRTCAL PERMtTTtNG AND TNSPECTTONS BY COLORADO STATE ELECTRIC BOARD. ELECTRTCAL
ROUGH-IN APPROVAL IS REQUIRED AT FRAME INSPECTION. ELECTRICAL FINAL APPROVAL IS
REOUIRED FOR FINAL INSPECTION & CERTIFICATE OF OCCUPANCY,
13) WILDFIRE MITIGATION RECOMMENDATIONS: SHOULD COMPLY WITH WILDFIRE MITIGATION AND
DEFENSIBLE SPACE RECOMMENDATIONS PER COLORADO STATE FOREST SERVICE AND LOCAL FIRE
DISTRICT. PLEASE REFER TO THE GARFIELD COUNTY COMMUNITY DEVELOPMENT WEBSITE FOR
ADDITIONAL I NFORMATION.
14) OPEN HOLE SOTLS REPORT tS REOUTRED AT FOOTTNG TNSPECTTON AND PR|OR TO ANY CONCRETE
POUR. PROVIDE COPY OF GEOTECHNICAL ENGINEERS REPORT TO THE BUILDING INSPECTOR.
2,OOO PSF SOIL BEARING CAPACIry.
15) SEPTIC SYSTEM REVIEW / APPROVALS: PRIOR TO FINAL BUILDING INSPECTION & CERTIFICATE OF
OCCUPANCY PROVIDE FINAL APPROVAL / SIGN.OFF FROM GARFIELD COUNTY'S PUBLIC HEALTH
DEpr (RELATED PERMTT# rS SEPT-O8-23-828ó).
1ó) AN ELEVATTON SURVEY, SEALED BY A COLORADO PROFESSTONAL LTCENSED SURVEYOR, lS
REQUIRED AT FRAME INSPECTION TO VERIFY THAT AS-BUILT ROOFS COMPLY WITH GARFIELD
COUNTY'S 25-FOOT BUILDING HËIGHT LIMIT AS DEFINED IN THE LAND USE DEVELOPMENT CODE.
1 7) BLOWER DOOR TEST rS REOUTRED. MUST SUBMTT BLOWER DOOR TEST REPORT TO GARFTELD
COUNTY COMMUNITY DEVELOPMENT DEPT. OFFICE PRIOR TO SCHEDULING FINAL BUILDING
INSPECTION / C.O. FINAL.
1B) PRESCR|pTtVE PATH USTNG TABLE R402j.2 tS THE CHOSEN ENERGY COMPLIANCE APPROACH FOR
THIS HOME DESIGN. WRIGHTSOFT LOAD CALCULATIONS ATTACHED FOR REFERENCE. ALL NEW
HOMES TO HAVE WHOLE.HOUSE MECHANICAL VENTILATION SYSTEM INSTALLED (2015 IRC TABLE
m1507.3.3(1)AND (2) PER STAMP ON ARCHITECT'S COVER SHEET)
19) FTELD VERTFY MEANS OF EGRESS AND MAIN EX|T DOOR FROM WITHTN THE R-3 ADU
RESIDENTIAL OCCUPANCY DIRECTLY TO BUILDING EXTERIOR YARD / OUTDOOR GRADE
(20'15 rRC SECTION R31 1.1 AND R31 1.2).
20) NOTE TO OWNER BUILDER / GENERAL CONTRACTOR: ONE FIELD COPY OF BLUEPRINTS
ISSUED FOR PROPOSED PRIMARY RESIDENCE PLUS THE DETACHED ADU / GARAGE
STRUCTURE. HIGHLY ENCOURAGES / RECOMMENDS OWNER REPRESENTATIVE TO
PREPARE FOR THE JOB SITE A DUPLICATE SET OF THE ISSUED FIELD COPY. PLEASE RETAIN
ONE FIELD COPY AT THE PRIMARY RESIDENTIAL SITE AND A DUPLICATE FIELD COPY AT
THE SITE OF THE ADU/ DETACHED GARAGE. THIS WILL ENSURE AN ISSUED COPY OF
PRINTS IS READILY AVAILABLE AT ALL FUTURE INSPECTIONS,
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COMMUNITY DEVELOPMENT
108 Eighth Str€et, Suite 401, Glenwood Springs, CO 81601
lel: (970) 945-a212, Fu: (970) 384'3470
Building He¡gh t Definition and Calculation Procedure
As defined in Garfield county Land use & Development code (Article L5, Definitions):
Height, Building -The distance, meosured verticolly, from the averoge undisturbed or
natural ground grode horizontal plane of o structure footprint to the top of a flat roof or
monsard roof or to the mid-point between the eave line and the peok 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 establ¡sh the øverage naturol grade plone 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 building
footprint are added together and divided by 4, thereby establishing the average natural grade plane
elevation (see i I I ustratio n be low).
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"Average Natural6rade" 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 builcling height
during the plan review of the project, Design drawlngs thät lllusträte bulldlng helght most clearly will
typically include exterior elevations and building sections.
A couple of basic illustrations for measurement of bulldlng height are provided below:
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* Note: Refer back to the definition of "Building Height" on page one to verify specific meosuring points
for the vorious types of roofs including flot or mansard vs. shed, hìp or gobte pìtched 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 deslgn and construction tolerances which must be accounted for
in any project. lf design drawings indicate that roofs are within 12" of the maximum building he¡ght, the
Building Department wlll require a Building Height Survey (aka lmprovement Location Certificate) at
framing inspection, sealed and stamped by a Colorado licensed professional Surueyor to lnsure that the
building has, in fact, been built in compliance with build¡ng height requirements.
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