HomeMy WebLinkAboutCorrections and Conditions of ApprovalGuffield Couln$
Community Development Department
09t24t2025
Owner:
Glenwood Partners LLLP
214 Center Drive
Glenwood Springs, CO 81601
Architect:
Kaufman Design Group
12371 E. Lincoln Court
Wichita, KS 67207
Contractor:
Andover Construction
333 E. Main Street Suite 300
Louisville, KY 40202
Re: Correctlons and Conditions of Approval
Job Address: 301 Center Drive (The starting address for this section of the
development) - Building Bl
Parcel #218506120002
Dear Kaufman Design Group,
The County Building Department has performed the review on the building permit application
and plans for the new building proposed at the above address.
There are items that need to be addressed prior to considering issuance of the building permit
and items that can be addressed after the issuance of the building permit.
Please provide a response letter addressing each item listed in the "ltems to address prior to
issuing a building permit". Response not required for the "Conditions to be addressed during
construction" but please address if clarification is needed.
Please provide 2 complete sets of corrected sheets, with clouded areas reflecting changes, for
the resubmittal.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)e4s-8212
Corrections to address nrior fo issuino a huildino narrnif.
1 Please provide parking per the County's Land Use Code Section 7-302.lt appears the
parking spaces are shared with Building C. Please provide parking spaces for all 4 buildings
in this phase and include Building C. Contractor's offices require 1 parking spot per 250 sq.
ft. of office, Storage requires 1 parking spot per 2000 sq. ft. Based on how Building C is
being used, a portion of each tenant space is to be calculated as an office. I would be forced
to deny a tenant finish permit for any offices if the parking did not accommodate the use.
2 The structural notes indicate a soils report dated Nov. 7th, 2023. Please provide this report.
3 Each restroom is to be accessible, please change the drawings accordingly. Please see the
code section below for exceptions.
4 Please provide an accessible route from a public way and an accessible parking space to
the building.
5 42.0 - Partition W1 indicates the 6" metal framed wall encapsulating the roof's l-Beam. The
W24x62 referenced in the structural drawings is 7" wide. Please indicate how this will be
addressed, as it can't be built as shown.
6 The drawings are referencing 1 118' T & G plywood for the floor sheathing of the mezzanine
ln a Type llB Building, the floor is required to be non-combustible. Please address
accordingly. (lBC 603) (
7 S001 - The Specifications indicate the Mezzanine are designed to 100 psf. The minimum
requirement for Light Storage is 125 psf. Please address accordingly. (lBC Table 1607.1)
8 44.1 - Please add R-10 slab on grade perimeter insulation to the details (slab edge). (2018
IECC Table C4021.3 and C402.2.4)
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 94s-82t2
I
ll0!l.l Toiltt and balhing facilities' Each toilet rtrom and
bathing r+om shall bc aece.s"tiblr. Wherc a tloor level is not
requircd to hc connscletl by an at:crrr.rihlc roale, the r:nly toi-
lel mnms or bathing rooms lxovided rvithin the t'au:ility shall
nol be la+rled on the inaccesrible tloor. Except as lrrovided
for in Sections 1109,2,2 md t 109.2.1, at lea$t one of each
typr oflixrurs, element, control ar dispetrser in each accessi-
ble toilet roorn and bathing roorn shtll be acr:e.s.rrAle.
l{xcrgtioas:
l" Toilet ro$m$ or bathing rooms accessed only
thruugh a privtte olfire, not far fi)nnnln ot ltuttlir
rrse snd intended for nse hy a single <rccupant, shall
be permilted to comply with the speciiic exceptions
in ICC Al17.1.
2- This sectiori i$ not applicahle to toilet and bathing
rooms lhat serve dn elltrtg uti|s or slee'litrg anlts that
*re not required to be arressiblr' lry Section I I 07.
3- Where multiple *ingle-user toilel rootRs or btthing
roonrli are clustered *t a single lrrcation. st lesst 50
rlefcenr bul nol less lhan on6 foolll for each use sr
erch cl$ster shall be ocr:e.rsi/r/e.
4- Wfterr no morc than one urinal is provided in a toilei
nxun or trathing room, the urinal is nol required to
be arcr.rsiFle-
5. Toilet r(x)m$ or btthing rooms that arc p.rrt of criti-
c*l care ur intentive care petient sleeping rooms
serving Ar:r:e.r"ri[ie mtils arc not lequired to be
arr'e.s.ri&lc.
6- Toilet rooms or buthing rtxrnrs designed lbr harisl-
rics patients are nol required to conply with the toi-
let roam and hnthing rcont requirement in ICC
Al l7-1. The .rlrryring tatirs served by bariatrics toi-
let or bathing roonrs shall not count toward the
raluired number of Arrp.rsjDle sleeping unirs.
7. Where toilet facilitie* are primarily for childrcn's
use, reguired aet"e.{.rflt/e water closets, toilet conr-
Fsnrlenls and lavfltorie-,i shall be pernritted to com-
ply with children's pmvision of ICC A I 17.1.
Gonditions to be addressed durinq construction:
Separate permits are required for tenant finish construction
The approved plans are to be on-site for inspections.
Sanitary facilities are required to be provided for workers.
A list of required inspections will be attached to the plans. The State is to permit and
approve the electrical work.
https://vrnrvw.colorado.gov/pacific/dora/DPO Electrical Plumbinq Permits
Underground utility locates is the responsibility of the owner or contractor. 811 is the
Colorado Utility Locate Hot Line.
All backflow preventers are required to be tested and certified by a licensed backflow
specialist after installation and prior to issuance of the Certificate of Occupancy.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970) 94s-8212
Separate Sign Permits are required for any external signs. Please see the County's website
for the application.
Electrical Code compliance will be determined based on field inspections performed by the
State Electrical lnspector, (303) 869-3458. Please have the inspector sign the building card
or provide written documentation of the inspections.
The Electrical Code requires a separate Electrical Permit for low voltage fire alarms that has
an alarm panel and send a notification to the Fire District when under alarm. A Rough-ln
inspection with the State Electrical lnspector is required (303) 869-3458. Please have the
inspector sign the building card or provide written documentation of the inspection.
The fire sprinkler and alarm are required to be inspected and approved by the Local Fire
Protection District. Please provide shop drawings to the Fire District for review and schedule
the inspections accordingly. Please have the Fire Marshal sign the inspection card when the
rough inspection is approved and when the final inspection is approved.
Any water supply that feeds a fire suppression system is to be inspected by the Fire Marshal
for that Fire District prior to backfilling.
Please provide special inspections reports to the Building Department as specified within the
General Notes of the structural drawings.
Combustible material is limited in Type I and Type ll Construction. See IBC 603 for allowed
combustible materials.
All exterior lighting is to be downcast and shielded
Any membrane and through penetrations of the fire resistive construction will be required to
be fire-stopped with listed fire stopping assemblies. The contractor is to provide a cut sheet
for the assemblies at the framing inspection. (lBC 713)
A Knox Box is required to be mounted on the building. Please contact the Local Fire District
for exact location.
lf the fire sprinkler system requires a fire pump. Then the Utility Room that houses the pump
will be required to be one-hour construction. (lBC Table 508.2.5)
All accessible door hardware shall have a shape that is easy to grip, including pocket and
sliding doors. (ANSI A'117.1 - 404.2.6)
An air leakage test is required prior to performing the final building inspection. (IECC
c402.5)
Natural gas is 2psi system, regulators are required at each appliance.
The flush handles for the water closets are to be on the accessible side of the fixture. Some
may require right hand flush models.
Doors with double keyed dead bolts to have a sign posted: "This Door to Remain Unlocked
When This Space is Occupied"
The Structural Drawings indicate the Canopies Design is pending. Please submit engineer
stamped drawings prior to constructing the Canopies.
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(970)94s-8212
The water heaters shown mounted on the wall inside the storage space are to be 6' above
the floor or vehicle protection will be required.
Sincerely,
!"ft" flfute
John Plano
Building Official
CC via e-mail:
Andover Construction
108 Eighth Street, Suite 401
Glenwood Springs, Colorado 81601
(e70)e4s-82r2
K/AUFM/AiI DESIGN GROUP, ING
9415 E Harry St Suite 405
VMchita, Kansas
67207
(316) 618-0448
Respretocmtments
September 29,2025
Glenwood Springs Building B1 - garage storage
301 Center Drive
Parcel #218506120002
John,
Below please find responses to your comments, and supporting documents as noted in this letter and 2 full sets of plans with
revisions clouded.1 Please provide parking per the County's Land Use Code SectionT-302.|t appears the parking spaces are shared with Building
C. Please provide parking spaces lor all4 buildings in this phase and include Building C. Contractot's offices require 1 parking
spot per 250 sq. ft. of office, Storage requires 1 parking spot per 2000 sq. ft. Based on how Building C is being used, a portion
of each tenant space is to be calculated as an office. I would be forced to deny a tenant finish permit for any offices if the
parking did not accommodate the use.
RESPONSE-See revised sheet SA1 showing 57 parking stalls for the garage storage buildings 81 through 84 inclusive
of the 10 parallel stalls south of B1. See aftached lefter from meeting with planning staff that confims this to be
adequate. Explanation/calculation of Flex G parking and garage building parking included on sheet SA{.
2 The structural notes indicate a soils report dated Nov. 7h, 2023. Please provide this report.
RESPONSE-See report, attached herewith the response letter.
3 Each restroom is to be accessible, please change the drawings accordingly. Please see the code section below for exceptions.
RESPONSE-As this is a garage storage facility, we believe we need provide accessible units per {108.3, at a rate oI5%.
With 1 accessible unit of 10 total in building 81, we are currently exceeding the accessible requirement.
4 Please provide an accessible route from a public way and an accessible parking space to the building.
RESPONSE-ThIs is a gated, secured private garage storage facitity. The parking to each unit is accessible within the
garage, which is accessed with a remote gate opener and garage door opener. The accessible parking is provided
within the unit.5 A2.0 - Partition Wl indicates the 6" metalframed wallencapsulating the roofs l-Beam. The \M4x62 referenced in the structural
drawings is 7" wide. Please indicate how this will be addressed, as it can't be built as shown.
RESPONSE-Cees at demising walts between units will be 8" framing which will allow enclosing the overhead beam. See
revised plans at A1.1 and A2.0 noting this change.
6 The drawings are referencing 1 1/8" T & G plywood for the floor sheathing of the mezzanine. ln a Type llB Building, the floor
is required to be non-combustible. Please address accordingly. (lBC 603)
RESPONSE- We will designate these buildings as type VB construction. Please see revised sheet A1.0 to note that we
have updated the classification and limits to building square footage and building height. The limits are stillwell
above the size and height of these structures.
7 5001 - The Specifications indicate the Mezzanine are designed to 100 psf. The minimum requirement for Light Storage is 125
psf. Please address accordingly. (lBC Table 1607.1)
RESPONSE-Mezzanine loading has been designed to 100 psf to align with deck loading under assembly use per the IBC
table. lf the user has large heavy items they will keep them stored on the main floor. Per the engineer we are more
than covered with 100 psf.
8 A41- Please add R-10 slab on grade perimeter insulation to the details (slab edge). (2018 IECC Table C402.1.3 and
c402.2.4)
RESPONSE-Please see revised sheets A4.1, and A4.2 for slab on grade perimeter insulation.
We hope that these responses are to your satisfaction. lf I can provide any
316618-0448.
further information,
Sally Kaufman
Kaufman Design Group, lnc
callme at
ffi
SaUf K%r',,z,,
Glenwood Springs Office
910 Grand Avenue, Suite 201
Glenwood Springs, Colorado 81601
Telephone (97 0) 9 47 - 193 6
Facsimile (97 0) 9 4'1 -1937
GARFIELD & HECHT, P.C.
ATTORNEYS AT LAW
Since 1975
www.sarfieldhecht.com
MEMORANDUM
Garfield County Community Development
Garfield & Hecht, P.C.
Jvne 17,2025
214 Center - Lot 2 updated site plan
TO:
FROM:
DATE:
SUBJECT:
On March 3l,2025,representatives of Citadel Glenwood, LLC met with planning staff to discuss
a new site plan for the remaining undeveloped portion of Lot 2 of the Glenwood Business Center
(aka Cooper Minor Subdivision). Citadel has since revised the site plan to address the comments
made during the meeting and prepared building elevations. The updated site plan and building
elevations are provided with this memo.
Development of Lot 2 is subject to BOCC Resolution No. 2023-42 recorded at Reception No.
995950 (the "Resolution") and the Cooper Minor Subdivision Plat recorded at Reception No.
995947 (the "Plat"). The Resolution and Plat impose several requirements that must be addressed
at the time of building permit.r Specifically, the following information must be provided at the
time of building permit:
A. For building permits that deviate from and exceed representations contained in the minor
subdivision application and traffic study based on type of uses and square footage,
provision of an updated traffic assessment based on actual uses proposed within the
building. Additional traffic improvements and updated County Access Permit may be
required based on assessment of actual uses.
B. Provision of detailed site plan including but not limited to confirmation of compliance with
off-street parking, landscaping, and general consistency with minor subdivision
representations.
C. Provision of detailed lighting and signage plans demonstrating compliance with the Land
Use and Development Code ("LUDC"), including demonstrating mitigation for lighting
impacts on adjacent residential properties.
1 The Resolution also imposed a number of conditions and requirements that had to be satisfied before recording the
Plat. Those requirements were satisfied before the Plat was recorded n2023 and are not addressed here.
D. Provision of detailed architectural elevations and building height calculations
demonstrating general conformance with the minor subdivision representations including
but not limited to building height maximum of 25 ft. and number of stories.
As des<;ribed below, the development proposed in the site plan is consistent with the LUDC and
the minor subdivision application.
Development metrics
o 37 storage garages ranging from 1,000 to 1,500 SF
o Use: personal storage with common area restroom and RV dump station for use
by unit owners/lesseesr use by right. consistent with nses and scope analyzed in traffic study submitted with
minor subdivision application
o Max building height: 23'10"
o Lot 2 FAR including B Buildings: less than 50Yo per LUC Table 3-201
o Lot 2Lot coverage including B Buildings: less thanS5oh per LUC Table 3-201
o Setbacks:. Front: 100.19 feet. Side: 28 feet. Rear: N/A. LUC 7-1001(D): 100.19 feet
o Parking' rotal "ilf"tl#3?ffi1|?ling space in rront oreach sarase. 10 parallel parking spaces south of Building Bl. LUC does not establish parking requirements for storage uses
20 parking spaces provided for existing -100,000 sq. ft. mini-
storage building
. Total square footage of B buildings is approximately half the size
of the mini-storage building with double the parking provided
o Landscape buffer between Building B3 and Donegan Road and between Building
B4 and Ruilding A (mini-storage) - consistent with landscaped areas proposed in
2023 SUP amendment application
a
a
o Lighting and signage plan to be submitted with building permit application per
Plat Note 2.
Updated Building Plans for B1 including elevations
o Restroom moved to the west end of Building Bl (first building built); RV dump
station inside dumpster enclosure
o Exterior materials to match existing storage and flex building (various metal panel
profiles, same/similar colors)
o Overhead doors to be bronze to match existing buildings
o Exterior wallpacks to be shielded from residential (none on north side of Building
B3)
Some units will have mezzanines and bathrooms as shown (final number TBD),
some will be one large open space for larger vehicles
All units will have roof top packaged HVAC unit. Likely all will have large fan
for air circulation. All will be roughed in for bathrooms
Fence/gate material still being decided but will be consistent with quality and
design of building exteriors
Citadel intends to submit its building permit application for the B Buildings in mid to early July.
As noted above, the lighting and sign plan will be included in the building permit application
submittal for review. Please contact me if there is any additional information or documentation
Citadel should include with its building permit application based on information presented above.
o
o