HomeMy WebLinkAboutArchitects's Response to Correction LetterColleen Wirth
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/er{b^ ?b Orre&bnsFrom:
Sent:
To:
Cc:
Subject:
Jeff Dickinson < biospace@sopris.net>
Wednesday, September 24,2025 1:55 PM
Colleen Wirth
42briscoe@gmail.com; kbriscoe@masonmorse.com; geoff stanglbuilders.com; lucy@odiseanet.com
Re: BLRE-08-25-9414 - Briscoe Remodel/Addition project is UNDER REVIEW
(C*of/m*,uu/ Trea/fdCotleen,
Ptease see the responses below. lN ALL CAPS. I wi[[ forward the Manual J report separatety.
Thankyou!
Jeff Dickinson, MEP, Architect, LEED A/P
Energy & Sustainabte Design, lnc.
Biospaces Energy Consutting, lnc.
82 Weant Btvd., Carbondate CO 81623 USA
DTRECT 970.618.3146
Jeff@ E n e rgya ndSu sta i n a bte Des i gn.co m
E ne rgya ndSusta i na bte Des i gn.co m
On Tue, Sep 23, 2025 at12:31 PM Cotteen Wirth <cwirth@garfieldcountyco.gov> wrote:
BLRE-O8-25-9414 Briscoe Kings Row Lot 18 addition remodel
Courtesy Message to Briscoe Project Team:
Hetto! This is Garfietd County Ptans Examiner, Col,teen Wirth, with a courtesy update on your case in review now.
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Before I start calcutating square footage and final permit fees, and prior to STAMPING the FIELD COPY of ptans, I need ctarification or
confirmation on a few things:
LrsT oF QUESTTONS:
1. ls the "spa" depicted on 41.1 existing or new installation?
1.a. lf new, wi[[ it be pre-manufactured self-contained spa / hot tub?
IT IS AN EXISTING SPA.
2. Detail,2.Main Ftoor Ptan Proposed on A2.2 shows a smat[ atcove closet on residentiat side abutting the existinggarage watt (with the
bi-fotd door and fitl. in door opening for Kim's office).
2.a. Can you ptease confirm what the graphic box inside this atcove represents: is it existing / proposed furnace, boiter, water
heater? Stackabl,e washer dryer? Storage ctoset? Existing craw[ space ftoor access opening? Other? I'm trying to understand use of the
proposed space and if any service ctearances or ventilation witt be of concerr. Thank you.
IT IS AN EXISTING CRA\ry1SPACE ACCESS.
3. 51.0 Foundation ptan Labets the existing garage as a future master bedroom, closet, bathroom suite. More information needed.
3.a. lnasmuch as A2.2labels the area 'garage' and 'existinggarage', may I reconfirm this present buitding permit work scope and
construction leading up through the buitding final, inspections for:his project, shat[ maintain the use of the existinggarcge for continued
use as an attached garage with a proposed fire-separation between the existing garcge, adjoining residence and new proposed residential
"David's office / exercise" space above the existinggarcge space?
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CHANGES TO THE GARAGE ARE NOT INCLUDED IN THIS PROJECT. WE WILL NEED TO PROVIDE THE
5/8'' TYPE X DRYWALL ON THE CEILING OF THE GARAGE AND PROPER SEALING OF PENETRATIONS F
APPROPRIATE FIRE SEPARATION OF
ER R302.6
3.b. For ease in correctly catculating the residentiaI ftoor area and fees owed, I need to verify the atta
continue same occupancy for time being. Staying a garage, correct?
ched garage ftoor occupancy witt
YES, STAYING A GARAGE.
3.c. lF, HOWEVER, anyforthcomingADDENDUM to change in the existinggarage use into a be
CONSTRUCTION, then I sha[[ need to advise you to work nowwith Garfiel,d County Publ,ic Hea
accommodate any forthcoming modifications to the drain waste vent, water and ptumbing fix
existing septic system. (Given current ftoor ptans, it appears such a main [eve[ garage conver
overatl total, bedroom count and more tikety require an ALTERATION PERMIT / NEW PERMIT to
System.)
THANKYOU, IT IS NOTANTICIPATED TO CHANGE USE DURING THIS PROJECT. EARLY ON ITWAS CO
COSTING REASONS.
4. Detail,2 Upper Ftoor Ptan - Proposed on A2.3 depicts a new habitabl,e tiving "art" room, where
ctoset ftoor space appears to be less than 70 sq ft and room height is unknown.
THE OWNER ADVISES THAT IT WILL REMAIN A CLOSET, NO CHANGES ANTICIPATED
Proposed "art" room with door enctosure does not meet our adopted2Ol5 IRC Section R304. See b
habitabl,e rooms and minimum dimensions. Comptiance with the IRC may necessitate reconfigurir
to etiminate the art room access door, making the room accessibte and open to the upper ftoor hal,l'v
with the homeowner and determine how you woutd tike to AMEND the ftoor ptan drawings.
droom is anticipated DURING THls
Lth and your septic engineer to
ture rough-in and future tie-in to the
sion woutd resutt in an increase to
your Onsite Wastewater Treatment
NSIDERED BUT ELIMINATED FOR
an existing "ctoset" is shown. Existing
elow excerpt for minimum area of
g the ftoor ptan or possibl,y amending
ny. Ptease discuss design options
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SECTION R3O4
MINIMUM ROOM AREAS
R30.{.1 Minimum fll'eil. Habitable rooms shall har,'e a floor
area of not less than 70 square feet (6.5 m:).
Exception: Kitchens"
R304"2 h{inimum dimensions. Habitable rooms shall be not
less than 7 feet {3134 mur) in any horizontal diurension.
Exception: Kitchens.
R304.3 lleight effect on room area. Portions of a room with
a sloping ceitins ilreasluing less than 5 feet (1524 mm) or a
frured ceiling measrufurg less than 7 feet (2134 uun) ftom the
flmishecl floor to the finished ceiling shall nnt be considered
as contributing to the miniunun requirecl habitable area for
that room"
5. The WRIGHTSOFT Manual J report dated August 4,2025 shcws a winter design temperature of minus - 2 degrees F. for a residential.
home at elevation aI7,32Q ft ASL. For awareness, Garfietd County's aCopted buitding resoLution requires homes over 7,000 ft in
elevation to meet a more stringent winter design temperature of minus -16 degrees F. Ptease discuss proposed mechanicat
systems / proposed residentiaI tiving atterations with your mechanicaI subcontractor and/or Dexter Diagnostics and resubmit an
updated and amended WRIGHTSOFT REPORTforthe permanent buitd ngfite record. Thankyou.
WEWILL HAVETHEM MODIFYTHE REPORT.
6. To futty understand remodel scope on your upper ftoor ptans:
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6.a. Witt Upper Level BR 1 and BR 2 inctude any renovations as: existingwindows to remain? Replacing existing bedroom windows? Adding
smoke detectors within the rooms / c.o. atarms in hal,l,way outside?
NO ANTICI PATED CHANGES.
6.b. Witt any ptumbing fixtures, watls, tite, exhaust fans, window openings be attered or remodeted in the upper ftoor futl. bathroom with
rectangutar tub /shower fixture? Witt the presumed bifotd door in that bathroom group serve an existing [inen ctoset? Or is this a bifotd
door enctosing an appLiance? Ptease expound, thank you.
NO ANTICIPATED CHANGES TO THAT BATHROOM. IT IS A LINEN CLOSETWITH BIFOLD DOORS.
7. ls the existing home non-sprinkLered? I don't believe the existing home Yhas a fire-suppression system, but am doubl,e-checking.
IT IS NOT SPRINKLED.
DO YOU NEED REPRINTS OF THE DRAWINGS TO COVER THE ABOVE CHANGES OR CAN YOU MARK THE INFORMATION ON THE PLANS. ?
THANKYOU,
JEFF DICKINSON
NEXT ACTION STEPS:
Please review question items 1-7 and suppty an emaited written response as best
appropriate. lnclude your updated Wrightsoft Manual J Report alongwith the written narrative
reply. Where answers to items 1-7 result in any changes to the architectural plan sheets, then I do
ask for (2) fult size paper copies of any AMENDED / CLOUDED details to be dated and resubmitted
to the Garfield Gounty Gommunity Development Department front desk, Gounty Administration
Buitding in downtown Glenwood Springs. New plan sheets witt become stip-sheeted and stapted
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to your OFFICE and FIELD COPY. Your written responses will also be stapled to the FIELD IIOPY for
reference by buitder / buitding inspectors during construction.
Thanks for your attention to these questions. I took forward to receiving requested information and
seeing your project move forward.
Cotleen Wirth
Buitding Plans Examiner
Garf ietd Cou nty Community Development
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-1 377 ext161O
Staff email addresses have shifted to end in @garfietdcountyco.gov. Ptease update our contact information domain
Staff email addresses have shifted to end in @garfietdcountyco.gov. Ptease update our contact information domain.
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