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HomeMy WebLinkAboutCorrections and Conditions of ApprovalGurfteld Coulnty Community Development Department 08t26t2025 Owner: Heathcote West LLC 4840 Van Ness Street NW Washington DC 20013 Architect: Centre Sky Architecture 2000 So. 3'd Avenue Suite A Boseman, MT 59715 Attn. Mariya Provost Contractor: Beck Building Company 780 Nottingham Road Avon, CO 81620 Attn: Steve Broderck Re: Corrections and Conditions of Approval Job Address: TBD, parcel #186335300028 Dear Ms. Provost, The County Building Department has performed the review on the building permit application and plans for the new home proposed at the above parcel. 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)94s-8212 Items to address prior to issuing a building permit ',,-( Please supply a geotechnical soils report with foundation recommendations. \.-{ Please have the structural engineer reference the soils report within the drawings With propane appliances in the lower level, please show on the plans how propane mitigation will be accomplished for each meehanical spaec if there's a leak. Per Garfieid County's amendment# 37 a 4" entrapped drain to daylight is to be installed in each mechanical area. lf the drain cannot be accomplished, an engineered exhaust system is to be designed with alarms and automatic shut-off of the propane. g*/ Please show on the plans the location of the geothermal boring. ,-{ nappears one could walk from grade onto the vegetated roof above the garage. How will fall protection be accomplished from the garage roof to grade? ,,6 The fireplace terminations have different types of enclosures for the flue caps. How do these terminations comply with the code section below? R1004.3 Decorative sltrouds. D$cuativti sluuutJs slrall rrut be installed at the termination of clrirnneys for factory-built fireplaces except where the shrouds are listed and labeled for use with the specific lactory-built fireplace system and installed in accordance with the manufacturer's instruclions. It appears there is a "Gunnite Hot Tub" is proposed. (2015 ISPSC). Please specify the equipment and show the location of the equipment on the plans.. A physical barrier is to be designed to protect the hot tub or a listed "safe cover" that complies with ASTM F 1346 is to be installed. Please specify how protection will be achieved. ty' pt""re supply a drain for the outdoor shower. (lRC P2708) 9/-Please verify that the structural engineer took into account the weight of the aggregate on the ballast roof systems. ,I(tlow does MAU-1 supply air to the kitchen? M1-0.2 indicates a 12x10 return air to the unit, but the supply side from the unit appears to be vague. Please clarify. *il S. Bath 2 and Master Bath 102 requires an exhaust fan to serve the tub and steam shower. (R303.3) {E Please provide a statement as to which energy compliance path is being utilized, it appears to be Prescriptive, but we are not supposed to assume. Choices are Prescriptive, Performance, or Energy Rating lndex. r/3 Please correspond with Matt Provost, Garfield County lnspector in charge of addressing, to have an address assigned prior to permit issuance. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 Conditions to be addressed durinq Gonstruction Prior to issuance of the certificate of occupancy:. The water system is to be installed and operational.. The main road, Future Road 1 shown on the Vicinity Map, is to be complete. . The sprinkler and alarm systems are to be approved by Gypsum Fire. . The electrical is to be approved by the state.. The septic is to be approved by Garfield County Environmental Health Department. o All county building inspections are to be approved. 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://www. colorado. oov/pacific/dora/DPO Electrical Plu m binq Perm its 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 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. Underground utility locates is the responsibility of the owner or contractor. 81 1 is the Colorado Utility Locate Hot Line. Smoke detector locations, CO detector locations, handrail, safety glazing locations and bath exhaust fans are typical red-lines on residential plans. Geotechnical Engineer's representative to observe the excavation and provide a report verifying the assumed 3000psf(? Depending on soils report) is being met prior to a footing inspection to be performed. A minimum of 112" gypsum required under the stairs. A blower door test and possibly a duct blasting test report is required prior to final inspection. lt is your responsibility to set up the appropriate inspections with a Rater and supply the inspector with the report. Any exposed foam is to be covered with an ignition barrier or a thermal barrier based on location. (lRC R316) Code minimum states that all hot water pipes 3/t" and larger are required to be insulated to R-3 minimum and all hydronic heating pipes are required to be insulated to R-3 All exterior lighting is to be downcast and shielded. 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 The location of the clothes dryer could result in the exhaust duct being over the allowed 25', then subtracting for offsets. The code requires the developed length to be permanently marked. lf the developed length is over code, then the installation instructions for the specific dryer is to be on-site during the rough-in inspection. The ice shield is to be installed at the eaves to a minimum 24" up from the insulated walls. Typical garage fire separation is 5/8" gypsum on the ceiling and /2" on the walls. The door from the garage to the home is to be 1 318' solid core or 20 minute rated. Because there's living space above the garage, the screw pattern on the ceiling is to be 6" oc on the edges and in the field. The mechanical equipment that is shown in a room off the garage. Any source of ignition is to be elevated 18" above the garage floor. (lRC M1307.3 and M1307.3.1) All shower doors are required to maintain a minimum 22" in the clear and are required to swing out. All backflow preventers are required to be tested and certified by a licensed backflow specialist after installation and prior to issuance of the Cedificate of Occupancy. Window openings that are over 72" above grade and are less than 24" above the finished floor will be required to have window opening limiting device so the window cannot open more than 4". Please provide special inspections reports to the Building Department for bolting and welding. Handrails for all stairs are not clearly shown. A continuous graspable handrail is required on one side of all residential stairs. Sincerely, /il* ?h'4o John Plano Building Official Garfield County (970) 945-1377 x1560 CC via email: Steve Boderck, Beck Building Company Chris Bendon, BendonAdams Justin Kirkland, Gypsum Fire 108 Eighth Street, Suite 401 Glenwood Springs, Colorado 81601 (970)94s-8212 *lw3l* CENTRE SKYARCHITECTURE 11 LONE PEAK DRIVE #206, BOX 151488 BIG SKY, MONTANA 59716 406.995.7572 2OOO S. 3RD AVENUE BOZEMAN, MONTANA 59718 406.995.7572 1960 SIDEWINDER DRIVE, SUITE 101 PARK CITV, UTAH 84060 435.604.0891 September 18,2025 Garfiel.d County Community Devetopment Depaft ment 108 Eighth St, Ste. 401 Gtenwood Springs, CO B1601 RE: Sweet Water Ranch - Main Residence Gypsum, CO (CSA Ref. #24o2.o1) To whom it may concern: Centre SkyArchitecture (CSA) is in receipt of your ptan notice forthe above project number. Betowyou wi[tfind our responsestothe architectura[ portion of the itemsto be addressed priorto issuinga buitdingpermit. Please referto additionat response letters provided bythe MEP engineer (IMEG) and structuraI engineer (IMEG). Correction Responses: v(. P/ease supply a geotechnica/ soi/s reportwith foundation recommendations. CSA response: Ptease refer to the attached geotechnicaI report provided by CTL Thompson, Project # GS06935.000-125-R, Dated January 20,2025. ,2. Please havethestructuralengineerreference thesoils reportwithinthedrawings, See IMEG StructuraI response letter. d With propane appliances in the lower level,please show on the plans how propane mitigation will be accomplished for each mechanical space if there's a leak. Per Garfield County's amendment # 37 a 4" entrapped drain to daylight is to be instalted in each mechanical area. lf the drain cannot be accomplished, an engineered exhaust systern is fo be designed with alarms and automatic shut-off of the propane. See IMEG MEP response letter and associated revision drawings. Jq. P/ease show on the ptans the location of the geothermal boring. See IMEG MEP response letter and associated revision drawings Page I of2 vl.0 It appears one could walk from grade onto the vegetative roof above the garage. How will fall protection be accomplished f rom the garage roof to grade? GSA response: There is a 3' separation from finish grade to top of vegetative roof. Please see section detai[/sheet,1/A3-0.8. We have updated and ctouded the cotor rendering to reftect this. \fr The fireplace terminations have different types of enclosure for the flue caps. How do these terminations compllwith the code sectlon below? R1 004.3 Dec orative Shrouds CSA response: Ptease refer to the attached letter "Centre Sky Architecture - Shrouds" from the fireptace manufacturer we intend to use for atl fireptaces addressing this comment and the referenced code. Additiona[ty, ptease refer to the attached "SWR MR Firepl.ace Shroud Review Summary" for analysis of proposed chimney shrouds compared to the ctearances we received from the manufacturer, and associated revised drawing sheet A3-2.5 1/ tt appears there is a Gunnite Hot Tub proposed. (2015 /SPSC/ - . P/ease specify the equipment and show the location of the equipment on plans. . A physical barrier is to be designed to protect the hot tub or a /isted "safe cover" that complies with ASTM F 1346 is to be installed. Please specify how protection will be achieved. CSA response: Ptease see additionaI spa drawings that have been produced since the originaL buitding permit submittat: See note #7 on the Spa Schedute on sheet SP200. This catts out ASTM F1 346-91 (Safety Cover). B. P/ease supply a drain for the outdoor shower. (lRC P270e) See IMEG MEP response letter and associated revision drawings, additionatty, please see Sopris CiviI response letter and associated drawings. ,/ Please verify that the structural engineer took into account the weight of the aggregate on the ballast roof sysfems. See IMEG StructuraI response letter. {d Ho*does MAU-1 suppl.yairtothe kitchen? M1-0.2 indicates a12x10 return airtothe unit, but the suppty side from the unit appears to be vague. Ptease ctarify See IMEG MEP response letter and associated revision drawings. \yI . S. Bath 2 and Master Bath 102 requires an exhaust fan to serue the tub and steam shower (R30s.3) See IMEG MEP response letter and associated revision drawings. {z Please piavide a statementas to whiclt energy compliance path is being utilized, it appears to be Prescriptive, butwe are not supposed to assurne. Choices are Prescriptive, Performance, or Energy Rating lndex. CSA response: We are utitizing the Prescriptive path. We added a note to the lnsulation Specifications. Please see sheet amended sheet A0-0.3. 13. Please correspond with Matt Provost, Garfield County lnspector in charge of addressing, to have an address assigned priorto permitissuance. CSA response: Activety underway. Page 2 of 2 vl.0 +IMEG September 5,2025 Garfield County Community Development Department 108 Eighth St, Ste. 401 Glenwood Springs, CO 81601 Re Sweet Water Ranch - Main Residence Gypsum, CO (IMEG Ref . #24004520.01) To whom it may concern: The following is our response to the structural portion of the Structural Review Comments for Gypsum, CO dated 8126125. Our responses are noted with 'IMEG Response:' STRUCTURAL CORRECTION ITEMS 2 Please have the structural engineer reference the soils report within the drawings. IMEG Response: Please see note 7 in the Earthwork section tn the StructuralGeneralNotes on sheet S0-0.I for the geotechnical report by CTL Thompson referenced for this project. 9 Please verify that the structural engineer took into account the weight of the aggregate on the ballast roof systems. lMEG Response; The roof framing has been coordinated with the architectural team and designed for the ballasted roof system where shown in architectural p/ans. Sincerely, Dave PE Principal/Client Executive DEl(csp 09 25 1400 Glenarm Pl, Suite10l , Denver, CO 80202 > 3A3.623.4927 ) imegcorp.com rlp;ll# CENTRE SKYARCHITECTURE 11 LONE PEAK DRIVE #206. BOX 161488 BIG SKY, MONTANA 59716 405.995.7572 2OOO S. 3RD AVENUE BOZEMAN, MONTANA59718 406.995.7572 1960 SIDEWINDER DRIVE, SUITE 101 PARK CITY. UTAH 84060 435.604.0891 Sweet Water Ranch - Main Residence. Gas Fireplace exhaust shroud review summary. Great Room: - Gomplies. # of Exhausts:r Side Clearance:. Top ofShroud:. Top of Sides:. Sides of Base:. Note: Hearth. # of Exhausts:. Side Clearance:. Top ofShroud:. Top of Sides:. Sides of Base:r Note: S. Suite. # of Exhausts:. Side Clearance:. Top of Shroud:. Top of Sides:. Sides of Base:. Note: Primary Wing (Main Cap). # of Exhausts:r Side Clearance:. Top ofShroud:. Top of Sides:r Sides of Base:r Note: 2 -18" (RS 16) Open (Mesh) 3" above top of Fan (adjust as needed) Open (except @ stone) Should locate exhausts to center of stack (length and width) - Gomplies 1 13" (RS16) Open (Mesh) 3" above top of Fan (push fan up/down to adjust as needed) Open (except @ stone) Center exhausts in framing width - Complies 2 -81t2" (RS12) Open (Mesh) 3" above top of Fan (push fan up/down to adjust as needed) Open (except @ stone) Framing width is restrictive, only RS 12will allow clearances, locate exhaust in center of framing length (where open on both sides) - Complies 2 -131t2" (RS16) Open (Mesh) 3" above top of Fan (push fan up/down to adjust as needed) Open (except @ stone) We have raised the exhausts to reach dim of a max 3" between top of fan to top side. Primary Wing (Small Exhaust Cap)- We have revised this shroud to comply.. # of Exhausts: 1. Side Clearance: Revised to achieve -9" (RS12) . Top of Shroud: Revised to be open. Top of Sides: 3" above top of Fan (adjust as needed). Sides of Base: Revised to 3" opening at base, and louvered opening on (3) sides. r Note: This detail has been redone to accommodate for RS12 clearances Sopris Engineering LLC Garfield Countv Sweetwater Ranch Main Residence Civil Resoonse September 16,2025 Mr, John Plano Garfield County Community Development Depaftment 108 8th Street, Suite 401 Glenwood Springs, CO 81601 RE: Sweetwater Ranch Main Residence Comment Responses Dear Mr. Plano, Thank you for your review and comments regarding the proposed Main Residence at Sweetwater Ranch. The response provided below addresses Comment #8 from the Corrections and Conditions of Approval letter dated 812612025. For reference, the original comment is included below in falics, with our response in bold. B, P/ease supply a drain for the outdoor shower. (lRC P2708) Response: A minimum 4-inch shower drain has been incorporated into the plans. Since the exterior shower drain cannot connect to the building's septic system, a greywater management approach has been implemented. Specifically, the 4-inch shower drain will connect to a 4inch lateral storm drain pipe associated with the proposed stormwater mitigation system. The storm drain line will daylight downgradient of the residence, dispersing flows over designated native vegetation and landscaped areas. Thank you again for your time, coordination, and review of the proposed main residence, Please feel free to contact us if you have any questions or concerns. Kind Regards, Jesse K Swann, PE Project Manager/Padner 5i-li l\4air S1reet, Suile 43, Cai"bondal*, CC il6?3 *7C-?04*C3l1 EIMEG Sept 5, 2025 Garfield County Community Development Department 108 Eighth St, Ste. 401 Glenwood Springs, CO 81601 RE Sweet Water Ranch - Main Residence Gypsum, CO |MEG #24004520 To whom it may concern IMEG Corp, is in receipt of your plan review notice for the above project/log number. Below you willfind comment responses associated with the MEP design drawings issued by IMEG Corp. Please refer to additional responses by the architectural, structural engineers and others as required. Mechanical Correction ltems: 3. With propane apphances in the lower level, please show on the plans how propane mittgatton will be accomplished for each mechanlcal space if there's a /eak. Per Garfield County's amendment # 37 a 4" entrapped drain to day/ight is to be installed in each mechanicalarea. lf the dratn cannot be accomplished, an engineered exhaust system is to be designed with alarms and automatic shut-off of the propane. IMEG response: All floor drains serving the mechanical spaces have been routed to a separate exit to drain to daylight per Civil. Please see sheet P1-0.2. 4. Please show on the plans the locatton of the geothermal borrng IMEG Response: Please see the mechanical site plan, M0-0.1. B. Please supply a drain for the outdoor shower. //RC P2708) IMEG Response: The shower will be routed to a drain that will connect into the storm drain system or daylight. Please see P1-0.2. See civil plans for drain location and continuation. 10. How does MAIJ-7 supply air to the kitchen? Ml-0.2 indtcates a 12x10 return atr to the unit, but the supply side from the unit appears to be vague. Please clarify IMEG Response:The MAU-1 willsupply into the return of the heat pump serving the kitchen space, HP- 6. Please see sheet M1-0.2. I l. S. Bath 2 and Master Bath 7 02 requires an exhaust fan to serve the tub and steam shower. 7600 East Orchard Road, Suite 250-5, Greenwood Village, CO 801 11 )303.796.6000 )Fax: 720.501 .6713 ) imegcorp.com tMEG #24004520 Page 2 of 2Sept 3, 2025 (R30s.g IMEG Response: Exhaust is being provided to the S. Bath 2 and Master Bath 102 shower and tub area via an exhaust grille connected to the ERV. Please see sheets M1-1.3 and M1-1.5. Sincerely, Carlen Andrie Mechanical Project Designer carlen. j.andrie@i megcorp.com s