HomeMy WebLinkAboutArchitect Response LetterLGA SIUO I
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Garfield County Community Development
108 8th Street, Suite 401
Glenwood Springs, CO 81601
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LGA Studios
201 E. LasAnimas St. Ste 113
Colorado Springs, CO 80903
(71e) 635-0880
www.lgastudios.com
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RE: BLRE-06-25-9321 177 Mountain Meadow LLC Lot F-15 Aspen Glen PUD
QUESTIONS / GORRECTION COMMENTS:
1. Structural Sheet 51: references Kumar and Associate geotechnical report 20-7-
727 dated January 11,2021. No such report was found in the application
materials.
Please email geotechnical report directly to cwirth@qarfieldcountvco.qov. ATTACHED
2. Architectural Sheet 41 and 43: Request further details on the 'room-in-attic'
above the garage and the attic above the closet serving the 'primary suite'
2.a. what is the intended use or function of the two respective attic areas? STORAGE
ONLY
2.b. will one or both attic areas be used to access any mechanical equipment? lf so,
please expound. NO
2.c. will the garage attic be used for non-habitable garage storage use only, with no
openings or access into the separate R-3 residential occupancy? NON-HABITABLE,
GARAGE STORAGE ONLY. ACCESS FROM GARAGE ATTIC ACCESS ONLY. NO
ACCESS TO R.3 RESIDENTIAL OCCUPANCY
2.d. will one or both attic areas be unheated / unconditioned / unfinished space? BOTH
AREAS WILL BE U NH EATED/UNCON DITIONED/UNFINSHED
2.e. will drywall / sheet rock / other wall coverings be installed in these taller ceiling
height areas? NO
2.f . are either attic spaces intended by current lot owner and current building applicant
to be utilized as future finished attic living space? lf so, do you have a floor plan
showing actual square footage of this future floor space? NOT INTENDED FOR
FUTURE LIVING SPACE
2 g will either attic space be heated / conditioned area? NO
3. Manual J WRIGHTSOFT REPORT: Request clarification / confirmation on some
of the numeric data included in H2Air of Colorado report dated June 1 1,2025.
3.a. Manual J report lists a higher elevation at 7,000 ft than the actual site plan elevation
at 6,062 ft. Ask H2Air of Colorado to confirm the equipment size and design shall
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stand the same as submitted at this lower elevation? Or, may resubmit an AMENDED
and corrected MANUAL J report with AMENDED elevation at 6,062 ft. Confirmation
helpful, thank you.
o BTU Load for the house = 77, 694. The specified furnace (120k @ 96.5%
AFUE) derates to 83,376 output @ 7,000', and 88,008 output @ 6,000'. Both
are wlthln acceptable ranges (covers load / not substantially oversized).
3.b. Manual J report lists 3 zones with zone 1 = 5,334 sq ft, Zone 2 = 643 sq ft, and
zone 3 = 813 sq ft for a total house load of 6,789 sq ft.
3.b.i. Wrightsoft report lists 3,395 sq ft of crawl space on zone 1, as presumed
conditioned crawl space correct?
Yes, crawl is conditioned (75cfm supply/return). Zone 1 consists of main-
level common areas + conditioned crawl.
3.b.ii. When reading the Wrightsoft report zones, it appears the garage occupancy and
room-in-attic over the garage are not listed in zone 1 ,2,3. Shall we interpret the
attached garage and garage attic as unconditioned, unheated sections of the building
space?o The attached garage and garage attic are unheated and unconditioned
4. Coordinating or Aligning Square Ft calculations across plan documents and
forms:
Preface this below comment #4 by recognizing sq ft notations across multiple sections
of plans and various reports and forms, may actually serve different purposes or
functions and represent different area calculations within a structure. That stated I am
currently striving to ensure we have for the building file records a consistent energy
design and consistent data to accurately calculate the final building permit fees due at
time of permit issuance.
Here's what I've noticed:
4.a. Building application form sq ft of building lists 4,241 sq ft.
4.b. Project Summary Entire House of WRIGHTSOFT report lists 6,789 sq ft
4.c. Cover Sheet Square Footage lists: main level finished 3,487 sq ft, garage 754 sq ft
etc.
4.d. Building Permit Fee estimate worksheet matches square footage data on the cover
sheet
4.e. RESCheck Software version report dated OG11612CI25 references 6,789 sq ft
conditioned floor area (same as noted in the WRIGHTSOFT report).
4.f. Manual J report lists 3,395 sq ft crawl space area, while building permit fee estimate
worksheet lists crawl space slightly larger at 3,487 sq ft.
HVAC designer confirmed scale is correct. When importing a file into
software, the walls snap into a grid that may not align exactly (i.e.:
inside/center/outside wall-line). The cumulative figure is typically off
slightly (2.6% in this case), but the value is not large enough to change
system, duct sizing, nor adversely affect btuh load. The 3,395 sq ft listed
a
a
fon the conditioned crawl space ends up being approximate sq ft to interior
of FND wall.
5. Sheet A1: Bedroom 2 emergency escape and rescue opening
5.a Trying to decipher the notations on the WINDOW / DOOR SCHEDULE:
details M and 17 state operation FIXED and glass FIXED. Will there be a full
height operative door opening meeting or exceeding 2015 IRC Section R310
emergency escape and rescue minimum code requirements?
This was an error and should have read "casement" instead of "fixed". We
have corrected it on our window schedule
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