HomeMy WebLinkAboutPERMIT 7809 180-189, 200 Fall River Village 2006-08-03Printed:8/3/2006 Permit Record Report Page 1 of 39
Permit Number:7809
Parcel Number:3525284008 Address:180-200 Filbey Court
Estes Park,CO 80517
Applicant:Basis Architecture
Address:552 W.Elkhorn
Estes Park,CO 80517
Status:Approved On Hold By:
Type:
Filing Date:9/14/2005
Decision Date:9/14/2005
Application Expiration:
Permit Expiration:7/17/2006
Last Edit Date:4/8/2005
Last Edited By:Michelle Acers
Comments:
Contractors:
Name:
Basis Architecture
Materials:
Type
Applicant Role:Contractor
Phone:9705869140
App Accepted By:
Decision By:
Team Leader:
Default Inspector:
Rate
Appeal Filed:
Decision:
Date:
Appeal Comments:
Local Phone:
970-586-9140
Units
Primary?
E
Value
Total Value:$943,776.00
Fees and Receipts:
Description
Water department
Light &Power
Building Permit Fee (Auto)
Larimer County Opn Space Tx
Plan Review (CaIc)
Owners:
Name:Purchase Date:
The Lane Ill Group
Number Amount
$3,025.00
$3,172.80
$5,342.75
$3,775.10
$3,472.79
Total Fees:$18,788.44
$18,788.44
Total Receipts:$18,788.44
Printed:8/3/2006 Permit Record Report Page 2 of 39
Permit Number:7809
Inspection Schedule:
Type:Request Date:Requested By:Status:
Framing partial
Inspections:
Inspection #Type Pass?Date Inspector
Framing partial 10/25/200E Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Plumbing E 11/11/200E Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Insulation E 12/6/2005 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition_Description:
Gas line 12/12/200 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Q 12/19/200E Will Birchfield
Inspection Correction:
Correction Description:
Permit Record ReportPrinted:8/3/2006 Page 3 of 39
Permit Number:7809
Inspection Condition:
Condition Description:
Drywall,Partial E 12/29/200E Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Framing partial E 1/5/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Framing partial El 1/17/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Framing El 1/18/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Drywall,Partial El 1/23/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
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Permit Number:7809
Drywall,Partial E 1/27/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Drywall,Partial E 2/2/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Drywall 2/1/2006 Will Birchfield
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Drywall,Partial E 2/2/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Drywall,Partial E 2/3/2006 Ben Espenoza
Inspection Correction:
Correction Description:
Inspection Condition:
Condition Description:
Approvals:
File Received:Decision Date:Status:Department:
Printed:8/3/2006 Permit Record Report Page 5 of 39
Permit Number:7809
4/8/2005 9/7/2005 Approved Building
Comments:5/10/05 -This permit is on hold until Will recieves a response on a
letter 3/22/05 to Kerry Prochaska w/Cornerstone Engineering,
pertaining to Floodplain issues.
Date:August 16,2005 Permit
#7809
By:Will Birchfield,CBO Job
Address:180-200 Filbey Ct.(Building-i)
A Pre-construction meeting is required prior to permit issuance.The
Permit Applicant or General Contractor is responsible for scheduling
the Pre-construction meeting.Town Staff will provide the location and
facilitate the meeting.(Will Birchfield 970-577-3728).
It is recommended the following contractors attend:
General,Excavating,Concrete/Masonry,Plumbing,Framing,
Mechanical,Fuel Gas,Electrical,Exterior FlashingNeneer,Sprinkler,
Roofing,Insulation,Drywall,and Fire Stop Systems.
Project Designers and owners are welcome and encouraged to attend.
The following Plan Review comments and Department Policies will be
discussed at the Pre-construction Meeting.Some of the comments
simply identify important information on the plans.Prior to the meeting,
it is necessary for the designer(s)to respond to comments:2,3,5,6,7,
9,14,17,21,23,24,25,26,27,28,and 37.
PROJECT CONTACTS
OWNER:The Lane III Group-Noel
Lane
DESIGNER:BASIS
Architecture,P.C.970-586-9140
GENERAL CONTRACTOR:Cornerstone Construction
970-586-2458
CODE ANALYSIS
USE AND OCCUPANCY CLASSIFICATIONS:B,R-1,
U
BUILDING HEIGHT:
Maximum 30-0”
BUILDING AREA:R-1
1St Floor 3300 sf
R-1
2nd Floor 3400 sf
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Permit Number:7809
Decks 1600 Sf
B 1st Floor 875 sf
U
1St Floor 440 Sf
TYPE OF CONSTRUCTION:V-B
PLAN REVIEW COMMENTS
1.All construction shall comply with applicable codes as
amended and adopted by the Town of Estes Park.
Estes Valley Development Code (EVDC);adopted November 3,1999;
effective February 2000
Applicant shall specify variances granted by the Board of Adjustment.
Estes Park Municipal Code (EPMC)
Estes Park Municipal Code (EPMC),Chapters 14.12 and 14.20 adopts
the following codes including codes referenced therein (NFPA 13,
NFPA72,ASMEA17.1,ANSI A117.1,etc.)*:
International Building Code (IBC),2003 Edition
International Mechanical Code (IMC),2003 Edition
International Fuel Gas Code (IFGC),2003 Edition
International Plumbing Code (IPC),2003 Edition
International Energy Conservation Code (IECC),2003 Edition
National Electrical Code (NEC),2005 Edition
*2003 IBC
102.4 Referenced codes and standards.The codes and standards
referenced in this code shall be considered part of the requirements of
this code to the prescribed extent of each such reference.Where
differences occur between provisions of this code and referenced
codes and standards,the provisions of this code shall apply.
2.Code Study,Use &Occupancy Class.
Lobby and accessory uses are B occupancy.Please provide
fire-resistance-rated separation.
Application is submitted for R-1 Residential Use only.R-3
Occupancy has not been reviewed or approved.
3.Code Study,Height and Area Limitations.
Code study shall include floor areas for each occupancy
class and for each floor.
4.Code Study,Fire-Resistive Construction,Fire Partitions,
Continuity
Fire partitions between dwelling/sleeping units shall
terminate at the roof deck or at a rated ceiling.
5.Code Study,Accessibility,1106.1.2
This does not appear to be a valid reference.Please verify
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Permit Number:7809
code reference
See 1107.6.1.2
See comment #2
6.Code Study,Accessibility,No Type A Units Required
The intent of Table 1107.6.1.1 requires Type A units in R-1
occupancies.
7.Code Study,Plumbing Facilities
This project site,and specific elements and units shall be
accessible to persons with physical disabilities.This includes,but is not
limited to routes,entrance/exit doors,hardware,thresholds,
minimum/maximum reach ranges,controls,doors,restrooms,grab
bars,service counters,etc.
Specific elements and units require inspections for
compliance with locally adopted accessibility requirements.
All elements and facilities open to the public shall be
accessible to physically disabled persons and shall comply with
Chapter 11 of the 2003 International Building Code.2003 IBC
1101 .2 Design.Buildings and facilities shall be designed and
constructed to be accessible in accordance with this code and
ICC/Al 17.1.
The 2003 IBC adopts ICC/A117.1 by reference,without
specifying the edition.Colorado Revised Statutes (CRS 9-5)adopts the
1998 edition by reference.Therefore the Town of Estes Park
recognizes both the 1998 and the latest editions,requiring compliance
with the most restrictive requirements.
CRS
9-5-102 (2)Design criteria.Design criteria shall comply with the 1998
version of the “American Nation standard for Building and Facilities
Providing Accessibility and Usability for Physically Handicapped
People”,promulgated by the American National Standard Institute,
commonly cited as “ANSI A117.1-1998”.
Accessibility for physically disabled persons shall be
provided,in compliance with 2003 ICC/ANSI A117.1 and CRS 9-5
(Colorado Revised Statutes).An implementation plan is required.
An implementation plan shall provide documentation of
accessibility for the entire development site.
The building official has no authority to interpret or enforce
Federal Accessibility laws,unless directed to do so by elected officials
(Town Board).ADA compliance is not the responsibility of Town staff
and has not been reviewed,and will not be inspected.
8.Sheet A2.0,Project General Notes,4
IBC,717.2 requires fire blocking in concealed spaces of
combustible construction.
9.Sheet A2.0,Project General Notes,6
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Permit Number:7809
Exterior walls shall be protected with a water-resistive
barrier,and all openings shall be properly flashed per the designers
specifications.Please provide specifications.
2003 IBC
1404.2 Water-resistive barrier.A minimum of one layer of No.15
asphalt felt,complying with ASTM D 226 for Type 1 felt1 shall be
attached to the sheathing,with flashing as described in Section 1405.3,
in such a manner as to provide a continuous water-resistive barrier
behind the exterior wall veneer.
1405.3 Flashing.Flashing shall be installed in such a manner so as to
prevent moisture from entering the wall or to redirect it to the exterior.
Flashing shall be installed at the perimeters of exterior door and
window assemblies,penetrations and terminations of exterior wall
assemblies,exterior wall intersections with roofs,chimneys,porches,
decks,balconies and similar projections and at built-in gutters and
similar locations where moisture could enter the wall.Flashing with
projecting flanges shall be installed on both sides and the ends of
copings,under sills and continuously above projecting trim.
1405.3.1 Exterior wall pockets.In exterior walls of buildings or
structures,wall pockets or crevices in which moisture can accumulate
shall be avoided or protected with caps
or drips,or other approved means shall be provided to prevent water
damage.
1405.3.2 Masonry.Flashing and weep holes shall be located in the first
course of masonry above finished ground level above the foundation
wall or slab,and other points of support,including structural floors,
shelf angles and lintels where anchored veneers are designed in
accordance with Section 1405.5.
10.Sheet A2.0,Project General Notes,6
Energy Compliance and documentation of compliance is
required.See the following website for one code compliance option:
www.energycodes.gov
11.Sheet A2.0,Project General Notes,7
Issues/details on the approved plans that exceed minimum
code requirements shall be enforced.
12.Sheet A2.0,Project General Notes,13
Design build items are subject to field inspections and shall
comply with all locally adopted codes.
11 Provide listings/manufacturers specifications and installation
instructions for all mechanical and fuel burning equipment at the time of
rough and final inspections,unless requested sooner.
In combustible construction all return air shall be ducted,per
MC,602.3.
IMC 602.3 with local amendment
602.3 Stud cavity and joist space plenums.Combustible Stud wall
cavities and the spaces between solid floor joists shall not be utilized as
air plenums.
Exception:Combustible stud wall cavities within dwelling units may be
Printed:8/3/2006 Permit Record Report Page 9 of 39
Permit Number:7809
used as plenums provided they comply with the following conditions:
1.Such cavities or spaces shall not be utilized as a plenum for supply
air.
2.Such cavities or spaces shall not be part of a required
fire-resistance-rated assembly.
3.Stud wall cavities shall not convey air from more than one floor level.
4.Stud wall cavities and joist space plenums shall comply with the floor
penetration protection requirements of the International Building Code.
5.Stud wall cavities and joist space plenums shall be isolated from
adjacent concealed spaces by approved fireblocking as required in the
International Building Code.
13.Sheet A2.0,Project General Notes,16
All electrical contractors and their employees shall comply
with licensing and permitting requirements of Colorado Revised
Statutes (CRS)Title 12,Article 23,and shall carry their pocket cards
with them on the job site.
Electrical permits and inspections are the responsibility of
the Colorado State Electrical Board,Department of Regulatory
Agencies.The State Inspector approving the electrical installations
shall sign the Dept.of Building Safety Inspection Card.(Dave Cearlock
970-577-3589).
The Town Building Department Inspection Card shall be
signed by the State inspector,approving all electrical work.
14.Sheet A2.0
Accessibility requirements vary with occupancy
classifications.See #2.
15.Sheet A2.0,Sprinkler Controls
Type of construction is Type V-B,with an approved NFPA
13R complying automatic sprinkler system.
An NFPA 13R complying automatic sprinkler system shall be
permitted,inspected,and approved by the Colorado Department of
Public Safety,Division of Fire Safety.(Beth McManamen
720-852-6735).
Prior to installation,provide a set of Colorado Division of Fire
Safety approved plans of the automatic sprinkler system to the
Department of Building Safety for review and approval.
Prior to requesting project final inspection,accurate as-built
plans of the sprinkler system shall be submitted to the Department of
Building Safety.
16.Sheet A2.2,Fire Dampers 715.5.4 Ex 1,715.5.2 Ex 1-4
References do not appear to be valid.Please verify code
references.
Listings and Manufacturers installation instructions for all fire
resistance-rated dampers shall be submitted to and approved by the
building department prior to installation.
Printed:8/3/2006 Permit Record Report Page 1bf 39
Permit Number:7809
All dampers shall be inspected and approved prior to being
concealed.
All fire dampers shall be identified and accessible at final
inspection.
17.Sheet A2.2,Detail(s)
Provide copies of listings for all fire-resistance-rated
assemblies,per IBC 703.2.
2003 IBC
703.2 Fire-resistance ratings.The fire-resistance rating of building
elements shall be determined in accordance with the test procedures
set forth in ASTM E 119 or in accordance with Section 703.3.Where
materials,systems or devices that have not been tested as part of a
fire-resistance-rated assembly are incorporated into the assembly,
sufficient data shall be made available to the building official to show
that the required fire-resistance rating is not reduced.Materials and
methods of construction used to protect joints and penetrations in
fire-resistance-rated building elements shall not reduce the required
fire-resistance rating.
Fire-resistance-rated assemblies shall continue through
concealed spaces and shall be inspected prior to concealing.
Fire-resistance-rated construction has specific requirements
and they shall be enforced.(i.e.damaged gypsum board and/or gaps
greater than 1/8”will not be approved.)
18.Sheet A2.2,Allowed Protected Membrane Penetrations
All fire stop systems shall be approved for their uses and
installed per their listings complying with 2003 IBC,712.3.1.2 and
712.4.1.2
2003 IBC
712.3.1.2 Through-penetration firestop system.Through penetrations
shall be protected by an approved penetration firestop system installed
as tested in accordance
with ASTM E 814 or UL 1479,with a minimum positive pressure
differential of 0.01 inch (2.49 Pa)of water and shall have an F rating of
not less than the required fire-resistance rating of the wall penetrated.
712.4.1.2 Through-penetration firestop system.Through penetrations
shall be protected by an approved through-penetration firestop system
installed and tested
in accordance with ASTME 814 or UL1479,with a minimum positive
pressure differential of 0.01 inch (2.49 Pa)of water.The system shall
have an F rating and a T rating of not less than 1 hour but not less than
the required rating of the floor penetrated.
Exception:Floor penetrations contained and located within the cavity of
a wall do not require a T rating.
Subcontractors shall provide copies of listings for all fire-stop
systems to protect penetrations in fire-resistance-rated assemblies.
Said listings must be approved prior to installation.
IMC,302.2/IFGC,302.2/IPC,307.3 /NEC,300.21
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Permit Number:7809
Inspections of fire-stop systems may include destructive
inspections.If the inspected system is not properly installed,all similar
installations shall be removed and re-inspected prior to properly
reinstalling the systems per their listings.
19.Sheet A3.0,Asphalt Shingles
In progress/mid roof inspections are required.
Roof coverings shall be installed for high wind,per the
Manufacturer’s instructions.
(2003 IBC,1502.7)
2003 IBC 1507.2.8.2
Local amendment
Roofs with pitches less than 4/12 (4 units vertical/12 units horizontal)
require ice shield for a minimum distance of 36 inches (914 mm)at the
building eaves.
20.Sheet A3.1,Window Schedule
Fenestration U-factors shall be included in documenting
compliance with the IECC.
21.Sheet A4.0,All sections,Rated GWB Ceiling
Non-Rated walls cannot penetrate rated ceilings.
All penetrations in fire-resistance rated walls shall be
protected per IBC Section 712.
22.Sheet A4.0,Section 1,Longitudinal Section,Extend F.R.
GWB to underside of roof decking
Unit separation walls shall comply with the IBC,Section 708.
23.Sheet A4.1,Section 10 Stair Detail,Standard Handrail 32”
above tread nose.
Handrails shall comply with the IBC Section 1009.11 .1
1009.11.1 Height.Handrail height,measured above stair
tread nosings,or finish surface of ramp slope,shall be uniform,
not less than 34 inches (864 mm)and not more than 38
inches (965 mm).
24.Sheet A4.1,Stair Detail
Provide details for deck guards or identify existing location
on plans.
25.Sheet A4.1,Stair Detail
All stairs shall be illuminated.
26.Sheet A4.1,Stair Detail
Open stair risers shall comply with IBC 109.3.2.
27.Sheet A4.1,Restroom/Kitchen Details
Details are insufficient and non-complying with adopted
codes.
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Permit Number:7809
Accessibility for physically disabled persons shall be
provided,in compliance with 2003 ICC/ANSI A117.1 and CRS 9-5
(Colorado Revised Statutes).An implementation plan is required.
Provide documentation for entire site regarding accessibility
for persons with physical disabilities.
28.Sheet A4.1 Section 1 Reception Longitudinal Section,
Board Insul.@ Fdn.Wall
Is this detail typical?
29.Sheet Si .0,Footing and Foundation Notes,Foundation
Design
All foundation designs are site and building specific.A soils
report has not been provided.Therefore,prior to footing placement,the
structural engineer is required to provide an open-hole inspection to
verify appropriate foundation design based on existing soils conditions,
per 2003 IBC,Section 1802.1.
2003 IBC
1802.1 General.Foundation and soils investigations shall be conducted
in conformance with Sections 1802.2 through 1802.6.Where required
by the building official,the classification and investigation of the soil
shall be made by a registered design professional.
30.Sheet Si .0,Footing and Foundation Notes,2
See previous comment.
31.Sheet S1.0,Drainage and Backfilling,15.
All foundations require subsoil drainage systems,per IBC,
1807.4.2;and are considered part of the foundation system design.
Subsoil drain water shall not discharge into the public sewer system.
Inspections of the waterproofing/dampproofing and subsoil drain are
required.
2003 IBC
1807.4.2 Foundation drain.A drain shall be placed around the
perimeter of a foundation that consists of gravel or crushed stone
containing not more than 10-percent material
that passes through a No.4 (4.75 mm)sieve.The drain shall extend a
minimum of 12 inches (305 mm)beyond the outside edge of the
footing.The thickness shall be such that the bottom of the drain is not
higher than the boffom of the base under the floor,and that the top of
the drain is not less than 6 inches (152 mm)above the top of the
footing.The top of the drain shall be covered with an approved filter
membrane material.Where a drain tile or perforated pipe is used,the
invert of the pipe or tile shall not be higher than the floor elevation.The
top of joints or the top of perforations shall be protected with an
approved filter membrane material.The pipe or tile shall be placed on
not less than 2 inches (51 mm)of gravel or crushed stone complying
with Section 1807.4.1,and shall be covered with not less than 6 inches
(152 mm)of the same material.
1807.4.3 Drainage discharge.The floor base and foundation perimeter
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Permit Number:7809
drain shall discharge by gravity or mechanical means into an approved
drainage system that complies with the International Plumbing Code.
32.Sheet S1.0,Drainage and Backfilling,16.
Waterproofed &Dampproofed walls shall comply with IBC
Section 1807.
33.Sheet S1.0,Drainage and Backfilling,17.
Provide positive drainage away from all buildings.
34.Sheet Si .1,Structural Framing Notes,Structural Steel
Provide copy of welder’s AWS certification.
35.Sheet S1.i,Structural Framing Notes,3.
Framing members shall be adequately braced to resist wind
loads;this includes temporary bracing.
36.Sheet S1.i,Structural Framing Notes,13,14,15.
Truss specifications sealed and signed by a Colorado
Registered Engineer shall be provided at framing inspection,unless
requested sooner.Truss specs shall include but not be limited to,
design loads for top and bottom chords,minimum bearing
requirements,required bracing,uplift reactions,minimum,
fastening/connector requirements,etc.Unless engineering is provided
to indicate otherwise,the following shall apply:
Top cords of trusses shall be continuously sheathed.
Trusses shall be laterally blocked at all bearing points.
Trusses shall not be point loaded.(Roof over-frames,rafter
supports,etc.)
Field alterations/modifications require job specific and
component specific engineering by the truss manufacturer.
37.Sheet Si .1,Floor and Wall Sheathing,20.
See#21.
38.Sheet S1.i,Structural Glued-Laminated Timber
Structural Glue-lams shall be protected from exposure to the
weather,in compliance with IBC,Section 2304.11.3.
39.All conditions of Planning Commission approval are
requirements of this permit and all future permits.
40.All conditions of Development Plan approval are
requirements of this permit and all future permits.
41.All staff review comments are requirements of permits and
are included in the permit packet.(Exterior lighting,bear proof trash
enclosures,etc.)
42.The General Contractor shall maintain the entire permit
packet available on the job site.
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Permit Number:7809
43.Construction shall comply with approved submittals.(anchor
bolts,hold-downs,shear wall details,number and size of trimmers and
king studs,floor and roof diaphragms,truss blocking and bracing,
roofing materials,fastening schedule,specified connectors and
fasteners,etc.)
44.Plans have been reviewed and approved with comments.
Follow the Town approved plans or provide revisions sealed and signed
by the Designer(s)of record.Major changes shall incur additional
review fees,and result in project time delays.
45.Approved plans are for the exclusive use of the Town
inspectors.They are not for field construction use.
46.If Town staff has to reproduce an approved set of plans,a
full plan review fee shall be assessed.
47.An approved contractor affidavit shall be submitted to the
Town Clerk prior to requesting final inspections.
48.Temporary construction office trailers require permits.
49.Living in construction trailers and/or recreational vehicles is
prohibited.
50.No activity in wetlands or floodplains is approved by Building
Permits.
51.Floodplain Development Permits are required for any and all
construction activity within the floodplain.Floodplain Development
Permits are separate from and in addition to Building Permits.(Will
Birchfield 970-577-3728).
52.No activity in any public right-of-way is approved by building
permits.Right-of-way permits are required by the Town Public Works
Department.(Greg Sievers 970-577-3586),and by CDOT (Gloria
Hice-Idler,Access Coordinator 970-350-2148).
53.The limits of site disturbance shall be properly maintained.
54.Erosion control shall be properly maintained.(silt fence,
straw bales,rip rap,etc.)
55.A properly installed silt fence shall continue uninterrupted
throughout the entire perimeter of the property/limits of site
disturbance.
56.All storm water shall be properly filtered prior to leaving the
site.
57.Obtain and submit copies of all required Federal and State
Storm Water &Waste Water discharge permits.(Colorado Dept.of
Health,Water Quality Control Division,303-692-3500).
58.Site housekeeping (litter,dust,materials,etc.)shall be
properly maintained.This includes mitigation of soil erosion/dust
pollution created by water and wind,It also includes mud and debris in
the Public right-of-ways (Streets -Greg Sievers 970-577-3586;
Waterways -Will Birchfield 970-577-3728).
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Permit Number:7809
59.Temporary Street signs are required immediately.
60.Temporary addressing is required for all buildings and
individual units.
61.Temporary signs may require permits.(Jeff Sigler
970-577-3726).
62.All permanent signs require permits.(Jeff Sigler
970-577-3726).
63.Permanent street signs are required prior to issuance of the
first Certificate of Occupancy.
64.All public improvements shall be completed prior to issuing
the last Certificate of Occupancy.
65.Toilet facilities shall be provided for construction workers.
SITE WORK
(EXCAVATION -GRADING -PAVING)
66.Stock piling of soil shall comply with property line and river
setback requirements,per IBC,J108.
67.Water service inspections are required.Type K copper,
minimum 5’deep,taps by Water Department.
Water service inspections are required.
68.All underground service piping shall be Type “K”copper,
minimum 5’deep.
69.Service taps shall be installed or inspected by the by Water
Department per their policies,(Cliff Tedder 970-577-3622).
70.Sewer service inspections are required.The Dept.of
Building Safety shall inspect the building drain to the cleanouts outside
the building.
71.The Sanitation district shall inspect and approve all sewer
lines outside of structures.An appropriate signature is required on the
Town permit inspection card,approving compliance.Sanitation districts
have their own rules and regulations and compliance is required,i.e.
schedule 40,no glue,etc.See their connection contract for specifics.
FOUNDATION
72.The Engineer of record shall be responsible for the
foundation system design,inspection,and approval.A sealed letter of
compliance shall be submitted to the Dept.of Building Safety.
73.A Setback certificate sealed and signed by a Colorado
Design Professional is required prior to placing foundations walls.
74.An elevation certificate and signed sealed by a Colorado
Design Professional is required prior to placing foundation walls.
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Permit Number:7809
75.Timed concrete inspections may be requested,and shall be
provided within a 2-hour window (+1-one hour).
76.All foundations require subsoil drainage systems,per IBC,
1807.4.2;and are considered part of the foundation system design.
Subsoil drain water shall not discharge into the public sewer system.
Inspections of the waterproof ing/dampproofing and subsoil drain are
required.
STRUCTURAL
77.Unless specified by the Truss manufacturer,the Engineer of
record,shall specify all connector and fastener requirements for
engineered trusses.
78.All joists,rafters,and trusses shall be laterally blocked at
bearing points to prevent rotation.
79.All roof framing members shall be connected to resist uplift.
PLUMBING
80.All plumbing contractors and their employees shall comply
with licensing and permitting requirements of Colorado Revised
Statutes (CRS)Title 12,Articles 58,and shall carry their pocket cards
with them on the job site.
81.ABS and PVC mid story alignment straps are required,per
installation standards.
82.Paint ABS and PVC VTR per installation standards.
83.Approved sealants shall be listed for their use and installed
per their listing.
84.Air admittance valves require approval prior to installation.
Per Department policy,air admittance vales require approval prior to
installations.
85.The Town on Estes Park Water Dept.has specific
installation standards and requirements for water service meter
installations.
GAS PIPING
86.Per local amendment,all gas pipe contractors /Installers
shall be approved by the Building Official.
87.All gas pipe materials shall be listed for their use and
installed per their listing.
88.All installers of proprietary products (“Gas-tite”,etc.)shall
carry their pocket certifications with them on the job site.
MECHANICAL
89.Provide listings/manufacturer’s specifications and installation
instructions for all mechanical and fuel burning equipment at the time of
rough and final inspections,unless requested sooner.
90.Clearances to combustibles shall be per the equipment
listing.Manufacturers’installation and operating instructions are
required at the time of inspection.
Printed:8/3/2006 Permit Record Report Page 1öf 39
Permit Number:7809
91.All equipment and appliances shall be installed per their
listings and the manufacturer’s specifications.Installation instructions
and other applicable documents shall be available for inspections.
92.Provide operation and maintenance manuals for equipment.
GLAZING
93.Provide safety glazing at all hazardous locations.
94.U-factors shall conform per Energy Compliance
documentation.
95.All glazing shall be installed at insulation inspection.
INS ULATI ON
96.Insulation shall not be installed until the building interior is
protected from the weather by water resistive barriers.
97.Insulation inspections are required.
98.Energy Code Compliance
GYPSUM BOARD
99.Gypsum board inspections are required.
100.Horizontal installations for gypsum board are per gypsum
standards /specifications.
101.5/8 or ceiling board required on ceilings with framing
members spaced more than 16”O.C.
102.All gypsum products exposed to the weather shall be listed
for such use.
103.Gypsum board shall not be stocked or installed prior to roof
coverings being properly installed,inspected,and approved.
104.Fire-resistive assemblies typically require multiple
inspections.
105.Fire-resistive assemblies shall continue through concealed
spaces and shall be inspected prior to concealing.
106.Fire-resistive construction has specific requirements that
shall be enforced.(i.e.damaged gypsum board and/or gaps greater
than 1/8”will not be approved -Inspection of all fire-resistive
assemblies in concealed spaces prior to concealing.)
EXTERIOR VENEER
107.Minimum 6”required between grade and top of foundation.
108.Drainage plane/flashing inspections are required prior to
installing any veneer.
109.In progress stone/masonry veneer inspections of drainage
plane (paper,wire,etc.)are required.
Printed:8/3/2006 Permit Record Report Page 18f 39
Permit Number:7809
ALL TRADES &SUBCONTRACTORS
110.Each contractor shall obtain a business license from the
Estes Park Town Clerk prior to beginning work,per EPMC,Chapter
5.20.
111.All work shall be performed and completed in strict
compliance with the approved plans.The designer of record and the
building official shall approve any and all changes or revisions.
112.Field construction shall comply with approved submittals.
(Shear Walls,Anchor Bolts,Truss Blocking,30#Roofing Felt,No
Staples in OSB,Fastening Schedule,Specified Connectors,etc.)
113.All utilities (Plumbing,Electrical,Gas,Mechanical,etc.)shall
be inspected and approved prior to framing inspection approval.
114.Issues not detailed on the plans are subject to field
inspections.
ADDITIONAL INSPECTION INFORMATION
115.Inspection requests shall be made by 4:00 p.m.the previous
workday.
116.Partial inspections requests are acceptable (by unit,by
trade,by floor,by area,etc.)
117.$100 re-inspection fee shall be assessed if work is not ready
for inspection or previous corrections have not been made.
Subsequent inspections shall not be provided until re-inspection fees
have been paid.
118.$100 re-inspection fees shall be assessed if clean sites and
safe access are not provided for inspections.Inspection access
(trenches,ladders,scaffolding,etc.)shall be compliant with OSHA
requirements.Subsequent inspections shall not be provided until
re-inspection fees have been paid.
119.Nothing shall be concealed before inspection and approval.
Approval Reviews:
File Received:Review Completed:Reviewer:Status:
5/10/2005 10/5/2005 Will Birchfield Approved
Comments:5/10/05 -This permit is on hold until Will recieves a response on a letter 3/22/0 to
Kerry Prochaska wI Cornerstone Engineering,pertaining to Floodplain issues.
Date:August 16,2005 Permit #7809
By:Will Birchfield,CBO Job Address:
180-200 Filbey Ct.(Building-i)
A Pre-construction meeting is required prior to permit issuance.The Permit
Printed:8/3/2006 Permit Record Report Page 19f 39
Permit Number:7809
Applicant or General Contractor is responsible for scheduling the Pre-constructi
meeting.Town Staff will provide the location and facilitate the meeting.(Will
Birchfield 970-577-3728).
It is recommended the following contractors attend:
General,Excavating,Concrete/Masonry,Plumbing,Framing,Mechanical,Fuel
Gas,Electrical,Exterior FlashingNeneer,Sprinkler,Roofing,Insulation,Drywall
and Fire Stop Systems.
Project Designers and owners are welcome and encouraged to attend.
The following Plan Review comments and Department Policies will be discusse
at the Pre-construction Meeting.Some of the comments simply identify import it
information on the plans.Prior to the meeting,it is necessary for the designer(s to
respond to comments:2,3,5,6,7,9,14,17,21,23,24,25,26,27,28,and 37
PROJECT CONTACTS
OWNER:The Lane III Group-Noel Lane
DESIGNER:BASIS Architecture,P.C.
970-586-9140
GENERAL CONTRACTOR:Cornerstone Construction
970-586-2458
CODE ANALYSIS
USE AND OCCUPANCY CLASSIFICATIONS:B,R-1,U
BUILDING HEIGHT:
Maximum 30-0”
BUILDING AREA:R-1 1st
Floor 3300 sf
R-1 2nd
Floor 3400 sf
Decks 1600 sf
B 1st Floor 875 Sf
U 1st
Floor 440 sf
TYPE OF CONSTRUCTION:V-B
PLAN REVIEW COMMENTS
1.All construction shall comply with applicable codes as amended and
adopted by the Town of Estes Park.
Estes Valley Development Code (EVDC);adopted November 3,1999;effective
February 2000
Applicant shall specify variances granted by the Board of Adjustment.
Printed:8/3/2006 Permit Record Report Page 2bf 39
Permit Number:7809
Estes Park Municipal Code (EPMC)
Estes Park Municipal Code (EPMC),Chapters 14.12 and 14.20 adopts the
following codes including codes referenced therein (NFPA 13,NFPA 72,ASME
A17.1,ANSI A117.1,etc.)*:
International Building Code (IBC),2003 Edition
International Mechanical Code (IMC),2003 Edition
International Fuel Gas Code (IFGC),2003 Edition
International Plumbing Code (IPC),2003 Edition
International Energy Conservation Code (IECC),2003 Edition
National Electrical Code (NEC),2005 Edition
*2003 IBC
102.4 Referenced codes and standards.The codes and standards
referenced in this code shall be considered part of the requirements of this cod to
the prescribed extent of each such reference.Where differences occur betwee
provisions of this code and referenced codes and standards,the provisions of t is
code shall apply.
2.Code Study,Use &Occupancy Class.
Lobby and accessory uses are B occupancy.Please provide
fire-resistance-rated separation.
Application is submiffed for R-1 Residential Use only.R-3 Occupanc
has not been reviewed or approved.
3.Code Study,Height and Area Limitations.
Code study shall include floor areas for each occupancy class and fo
each floor.
4.Code Study,Fire-Resistive Construction,Fire Partitions,Continuity
Fire partitions between dwelling/sleeping units shall terminate at the
roof deck or at a rated ceiling.
5.Code Study,Accessibility,1106.1 .2
This does not appear to be a valid reference.Please verify code
reference
See 1107.6.1.2
See comment #2
6.Code Study,Accessibility,No Type A Units Required
The intent of Table 1107.6.1.1 requires Type A units in R-1
occupancies.
7.Code Study,Plumbing Facilities
This project site,and specific elements and units shall be accessible o
persons with physical disabilities.This includes,but is not limited to routes,
entrance/exit doors,hardware,thresholds,minimum/maximum reach ranges,
controls,doors,restrooms,grab bars,service counters,etc.
Specific elements and units require inspections for compliance with
locally adopted accessibility requirements.
All elements and facilities open to the pjjic shall be accessible to
Printed:8/3/2006 Permit Record Report Page 2tf 39
Permit Number:7809
physically disabled persons and shall comply with Chapter 11 of the 2003
International Building Code.2003 IBC
1101 .2 Design.Buildings and facilities shall be designed and constructed to be
accessible in accordance with this code and ICC/A117.1.
The 2003 IBC adopts ICC/A117.1 by reference,without specifying tI e
edition.Colorado Revised Statutes (CRS 9-5)adopts the 1998 edition by
reference.Therefore the Town of Estes Park recognizes both the 1998 and the
latest editions,requiring compliance with the most restrictive requirements.
CRS
9-5-1 02 (2)Design criteria.Design criteria shall comply with the 1998 version of
the “American Nation standard for Building and Facilities Providing Accessibility
and Usability for Physically Handicapped People”,promulgated by the America
National Standard Institute,commonly cited as “ANSI A117.1-1998”.
Accessibility for physically disabled persons shall be provided,in
compliance with 2003 ICC/ANSI A117.1 and CRS 9-5 (Colorado Revised
Statutes).An implementation plan is required.
An implementation plan shall provide documentation of accessibility f
the entire development site.
The building official has no authority to interpret or enforce Federal
Accessibility laws,unless directed to do so by elected officials (Town Board).A )A
compliance is not the responsibility of Town staff and has not been reviewed,ai d
will not be inspected.
8.Sheet A2.0,Project General Notes,4
IBC,717.2 requires fire blocking in concealed spaces of combustible
construction.
9.Sheet A2.0,Project General Notes,6
Exterior walls shall be protected with a water-resistive barrier,and all
openings shall be properly flashed per the designer’s specifications.Please
provide specifications.
2003 IBC
1404.2 Water-resistive barrier.A minimum of one layer of No.15 asphalt felt,
complying with ASTM D 226 for Type 1 felt,shall be attached to the sheathing,
with flashing as described in Section 1405.3,in such a manner as to provide a
continuous water-resistive barrier behind the exterior wall veneer.
1405.3 Flashing.Flashing shall be installed in such a manner so as to prevent
moisture from entering the wall or to redirect it to the exterior.Flashing shall be
installed at the perimeters of exterior door and window assemblies,penetration
and terminations of exterior wall assemblies,exterior wall intersections with roo ,
chimneys,porches,decks,balconies and similar projections and at built-in gutt rs
and similar locations where moisture could enter the wall.Flashing with projecti g
flanges shall be installed on both sides and the ends of copings,under sills and
continuously above projecting trim.
1405.3.1 Exterior wall pockets.In exterior walls of buildings or structures,wall
pockets or crevices in which moisture can accumulate shall be avoided or
protected with caps
or drips,or other approved means shall be provided to prevent water damage.
1405.3.2 Masonry.Flashing and weep holes shall be located in the first course
masonry above finished ground level above the foundation wall or slab,and oth
Printed:8/3/2006 Permit Record Report Page 22f 39
Permit Number:7809
points of support,including structural floors,shelf angles and lintels where
anchored veneers are designed in accordance with Section 1405.5.
10.Sheet A2.0,Project General Notes,6
Energy Compliance and documentation of compliance is required.S e
the following website for one code compliance option:www.energycodes.gov
11.Sheet A2.0,Project General Notes,7
Issues/details on the approved plans that exceed minimum code
requirements shall be enforced.
12.Sheet A2.0,Project General Notes,13
Design build items are subject to field inspections and shall comply v ith
all locally adopted codes.
Provide listings/manufacturer’s specifications and installation
instructions for all mechanical and fuel burning equipment at the time of rough nd
final inspections,unless requested sooner.
In combustible construction all return air shall be ducted,per IMC,
602.3.
IMC 602.3 with local amendment
602.3 Stud cavity and joist space plenums.Combustible Stud wall cavities and tie
spaces between solid floor joists shall not be utilized as air plenums.
Exception:Combustible stud wall cavities within dwelling units may be used as
plenums provided they comply with the following conditions:
1.Such cavities or spaces shall not be utilized as a plenum for supply air.
2.Such cavities or spaces shall not be part of a required fire-resistance-rated
assembly.
3.Stud wall cavities shall not convey air from more than one floor level.
4.Stud wall cavities and joist space plenums shall comply with the floor
penetration protection requirements of the International Building Code.
5.Stud wall cavities and joist space plenums shall be isolated from adjacent
concealed spaces by approved fireblocking as required in the International
Building Code.
13.Sheet A2.0,Project General Notes,16
All electrical contractors and their employees shall comply with licens ng
and permitting requirements of Colorado Revised Statutes (CRS)Title 12,Articl
23,and shall carry their pocket cards with them on the job site.
Electrical permits and inspections are the responsibility of the Cobra o
State Electrical Board,Department of Regulatory Agencies.The State Inspecto
approving the electrical installations shall sign the Dept.of Building Safety
Inspection Card.(Dave Cearbock 970-577-3589).
The Town Building Department Inspection Card shall be signed by th
State inspector,approving all electrical work.
14.Sheet A2.0
Accessibility requirements vary with occupancy classifications.See 2.
15.Sheet A2.O,Sprinkler Controls
Printed:8/3/2006 Permit Record Report Page 23f 39
Permit Number:7809
Type of construction is Type V-B,with an approved NFPA 13R
complying automatic sprinkler system.
An NFPA 13R complying automatic sprinkler system shall be permitt d,
inspected,and approved by the Colorado Department of Public Safety,Division of
Fire Safety.(Beth McManamen 720-852-6735).
Prior to installation,provide a set of Colorado Division of Fire Safety
approved plans of the automatic sprinkler system to the Department of Building
Safety for review and approval.
Prior to requesting project final inspection,accurate as-built plans of he
sprinkler system shall be submitted to the Department of Building Safety.
16.Sheet A2.2,Fire Dampers 715.5.4 Ex 1,715.5.2 Ex 1-4
References do not appear to be valid.Please verify code references
Listings and Manufacturers installation instructions for all fire
resistance-rated dampers shall be submitted to and approved by the building
department prior to installation.
All dampers shall be inspected and approved prior to being conceale I.
All fire dampers shall be identified and accessible at final inspection.
17.Sheet A2.2,Detail(s)
Provide copies of listings for all fire-resistance-rated assemblies,per
IBC 703.2.
2003 IBC
703.2 Fire-resistance ratings.The fire-resistance rating of building elements sh II
be determined in accordance with the test procedures set forth in ASTM F 119 r
in accordance with Section 703.3.Where materials,systems or devices that ha e
not been tested as part of a fire-resistance-rated assembly are incorporated int’
the assembly,sufficient data shall be made available to the building official to
show that the required fire-resistance rating is not reduced.Materials and meth ds
of construction used to protect joints and penetrations in fire-resistance-rated
building elements shall not reduce the required fire-resistance rating.
Fire-resistance-rated assemblies shall continue through concealed
spaces and shall be inspected prior to concealing.
Fire-resistance-rated construction has specific requirements and the’
shall be enforced.(i.e.damaged gypsum board and/or gaps greater than 1/8”
not be approved.)
18.Sheet A2.2,Allowed Protected Membrane Penetrations
All fire stop systems shall be approved for their uses and installed pe
their listings complying with 2003 IBC,71 2.3.1.2 and 712.4.1.2
2003 IBC
71 2.3.1.2 Through-penetration firestop system.Through penetrations shall be
protected by an approved penetration firestop system installed as tested in
accordance
with ASTM E 814 or UL 1479,with a minimum positive pressure differential of 001
hich 12.49 Pa)of water and shall have an F rating of not less than the required
Printed:8/3/2006 Permit Record Report Page 24f 39
Permit Number:7809
fire-resistance rating of the wall penetrated.
712.4.1.2 Through-penetration firestop system.Through penetrations shall be
protected by an approved through-penetration firestop system installed and test
in accordance with ASTME 814 or UL1 479,with a minimum positive pressure
differential of 0.01 inch (2.49 Pa)of water.The system shall have an F rating ai d
a T rating of not less than 1 hour but not less than the required rating of the floo
penetrated.
Exception:Floor penetrations contained and located within the cavity of a wall d)
not require a T rating.
Subcontractors shall provide copies of listings for all fire-stop system
to protect penetrations in fire-resistance-rated assemblies.Said listings must b
approved prior to installation.
IMC,302.2/IFGC,302.2/IPC,307.3 /NEC,300.21
Inspections of fire-stop systems may include destructive inspections.If
the inspected system is not properly installed,all similar installations shall be
removed and re-inspected prior to properly reinstalling the systems per their
listings.
19.Sheet A3.0,Asphalt Shingles
In progress/mid roof inspections are required.
Roof coverings shall be installed for high wind,per the Manufacturer’
instructions.
(2003 IBC,1502.7)
2003 IBC 1507.2.8.2
Local amendment
Roofs with pitches less than 4/12 (4 units vertical/12 units horizontal)require ic
shield for a minimum distance of 36 inches (914 mm)at the building eaves.
20.Sheet A3.1,Window Schedule
Fenestration U-factors shall be included in documenting compliance
with the IECC.
21.Sheet A4.0,All sections,Rated GWB Ceiling
Non-Rated walls cannot penetrate rated ceilings.
All penetrations in fire-resistance rated walls shall be protected per II C
Section 712.
22.Sheet A4.0,Section 1,Longitudinal Section,Extend F.R.GWB to
underside of roof decking
Unit separation walls shall comply with the IBC,Section 708.
23.Sheet A4.1,Section 10 Stair Detail,Standard Handrail 32”above tr ad
nose.
Handrails shall comply with the IBC Section 1009.11.1
1009.11.1 Height.Handrail height,measured above stair
tread nosings,or finish surface of ramp slope,shall be uniform,
not less than 34 inches (864 mm)and not more than 38
inches (965 mm).
24.Sheet A4.1.Stair Detail
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Permit Number:7809
Provide details for deck guards or identify existing location on plans.
25.Sheet A4.i,Stair Detail
All stairs shall be illuminated.
26.Sheet A4.i,Stair Detail
Open stair risers shall comply with IBC 109.3.2.
27.Sheet A4.1,Restroom/Kitchen Details
Details are insufficient and non-complying with adopted codes.
Accessibility for physically disabled persons shall be provided,in
compliance with 2003 ICC/ANSI Al 17.1 and CRS 9-5 (Colorado Revised
Statutes).An implementation plan is required.
Provide documentation for entire site regarding accessibility for pers ns
with physical disabilities.
28.Sheet A4.i Section 1 Reception Longitudinal Section,Board Insul.
Fdn.Wall
Is this detail typical?
29.Sheet Si .0,Footing and Foundation Notes,Foundation Design
All foundation designs are site and building specific.A soils report ha
not been provided.Therefore,prior to footing placement,the structural enginee is
required to provide an open-hole inspection to verify appropriate foundation des gn
based on existing soils conditions,per 2003 IBC,Section 1802.1.
2003 IBC
1802.1 General.Foundation and soils investigations shall be conducted in
conformance with Sections 1802.2 through 1802.6.Where required by the build ng
official,the classification and investigation of the soil shall be made by a registe ed
design professional.
30.Sheet S1.0,Footing and Foundation Notes,2
See previous comment.
31.Sheet Si.0,Drainage and Backfilling,15.
All foundations require subsoil drainage systems,per IBC,1807.4.2;
and are considered part of the foundation system design.Subsoil drain water si all
not discharge into the public sewer system.Inspections of the
waterproofing/dampproofing and subsoil drain are required.
2003 IBC
1807.4.2 Foundation drain.A drain shall be placed around the perimeter of a
foundation that consists of gravel or crushed stone containing not more than
10-percent material
that passes through a No.4 (4.75 mm)sieve.The drain shall extend a minimun of
12 inches (305 mm)beyond the outside edge of the footing.The thickness shal
be such that the bottom of the drain is not higher than the bottom of the base
under the floor,and that the top of the drain is not less than 6 inches (152 mm)
above the top of the footing.The top of the drain shall be covered with an
approved filter membrane material.Where a drain tile or perforated pipe is use
the invert of the oioe or tile shall not be hiaher than the floor elevation.The too f
Printed:8/3/2006 Permit Record Report Page 2f 39
Permit Number:7809
joints or the top of perforations shall be protected with an approved filter
membrane material.The pipe or tile shall be placed on not less than 2 inches (11
mm)of gravel or crushed stone complying with Section 1807.4.1,and shall be
covered with not less than 6 inches (152 mm)of the same material.
1807.4.3 Drainage discharge.The floor base and foundation perimeter drain sh Il
discharge by gravity or mechanical means into an approved drainage system th Lt
complies with the International Plumbing Code.
32.Sheet Si .0,Drainage and Backfilling,16.
Waterproofed &Dampproofed walls shall comply with IBC Section
1807.
33.Sheet S1.0,Drainage and Backfilling,17.
Provide positive drainage away from all buildings.
34.Sheet Si .1,Structural Framing Notes,Structural Steel
Provide copy of welder’s AWS certification.
35.Sheet 51 .1,Structural Framing Notes,3.
Framing members shall be adequately braced to resist wind loads;th s
includes temporary bracing.
36.Sheet Si.1,Structural Framing Notes,13,14,15.
Truss specifications sealed and signed by a Colorado Registered
Engineer shall be provided at framing inspection,unless requested sooner.Tru Sspecsshallincludebutnotbelimitedto,design loads for top and bottom chorth,
minimum bearing requirements,required bracing,uplift reactions,minimum,
fastening/connector requirements,etc.Unless engineering is provided to indica e
otherwise,the following shall apply:
Top cords of trusses shall be continuously sheathed.
Trusses shall be laterally blocked at all bearing points.
Trusses shall not be point loaded.(Roof over-frames,rafter supports
etc.)
Field alterations/modifications require job specific and component
specific engineering by the truss manufacturer.
37.Sheet S 1.1,Floor and Wall Sheathing,20.
See#21.
38.Sheet S 1.1,Structural Glued-Laminated Timber
Structural Glue-lams shall be protected from exposure to the weathe
in compliance with IBC,Section 2304.11.3.
39.All conditions of Planning Commission approval are requirements of his
permit and all future permits.
40.All conditions of Development Plan approval are requirements of this
permit and all future permits.
Printed:8/3/2006 Permit Record Report Page 2f 39
Permit Number:7809
41.All staff review comments are requirements of permits and are includ
in the permit packet.(Exterior lighting,bear proof trash enclosures,etc.)
42.The General Contractor shall maintain the entire permit packet avail )le
on the job site.
43.Construction shall comply with approved submittals.(anchor bolts,
hold-downs,shear wall details,number and size of trimmers and king studs,flo r
and roof diaphragms,truss blocking and bracing,roofing materials,fastening
schedule,specified connectors and fasteners,etc.)
44.Plans have been reviewed and approved with comments.Follow the
Town approved plans or provide revisions sealed and signed by the Designer(s of
record.Major changes shall incur additional review fees,and result in project tir e
delays.
45.Approved plans are for the exclusive use of the Town inspectors.Th y
are not for field construction use.
46.If Town staff has to reproduce an approved set of plans,a full plan
review fee shall be assessed.
47.An approved contractor affidavit shall be submiffed to the Town Clerk
prior to requesting final inspections.
48.Temporary construction office trailers require permits.
49.Living in construction trailers and/or recreational vehicles is prohibite
50.No activity in wetlands or floodplains is approved by Building Permits
51.Floodplain Development Permits are required for any and all
construction activity within the floodplain.Floodplain Development Permits are
separate from and in addition to Building Permits.(Will Birchfield 970-577-3728
52.No activity in any public right-of-way is approved by building permits.
Right-of-way permits are required by the Town Public Works Department.(Gre
Sievers 970-577-3586),and by CDOT (Gloria Hice-Idler,Access Coordinator
970-350-2148).
53.The limits of site disturbance shall be properly maintained.
54.Erosion control shall be properly maintained.(silt fence,straw bales,ip
rap,etc.)
55.A properly installed silt fence shall continue uninterrupted throughout
the entire perimeter of the property/limits of site disturbance.
56.All storm water shall be properly filtered prior to leaving the site.
57.Obtain and submit copies of all required Federal and State Storm W ter
&Waste Water discharge permits.(Colorado Dept.of Health,Water Quality
Control Division,303-692-3500).
58.Site housekeeping (litter,dust,materials,etc.)shall be properly
maintained.This includes mitigation of soil erosion/dust pollution created by wa
and wind.It also includes mud and debris in the Public right-of-ways (Streets -
Greg Sievers 970-577-3586;Waterways -Will Birchfield 970-577-3728).
59.Temporary street signs are required immediately.
60.Temporary addressing is required for all buildings and individual unit
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Permit Number:7809
61.Temporary signs may require permits.(Jeff Sigler 970-577-3726).
62.All permanent signs require permits.(Jeff Sigler 970-577-3726).
63.Permanent Street signs are required prior to issuance of the first
Certificate of Occupancy.
64.All public improvements shall be completed prior to issuing the last
Certificate of Occupancy.
65.Toilet facilities shall be provided for construction workers.
SITE WORK
(EXCAVATION -GRADING -PAVING)
66.Stock piling of soil shall comply with property line and river setback
requirements,per IBC,J108.
67.Water service inspections are required.Type K copper,minimum 5’
deep,taps by Water Department.
Water service inspections are required.
68.All underground service piping shall be Type “K”copper,minimum 5’
deep.
69.Service taps shall be installed or inspected by the by Water Departm nt
per their policies,(Cliff Tedder 970-577-3622).
70.Sewer service inspections are required.The Dept.of Building Safet
shall inspect the building drain to the cleanouts outside the building.
71.The Sanitation district shall inspect and approve all sewer lines outsi e
of structures.An appropriate signature is required on the Town permit inspectio
card,approving compliance.Sanitation districts have their own rules and
regulations and compliance is required,i.e.schedule 40,no glue,etc.See thei
connection contract for specifics.
FOUNDATION
72.The Engineer of record shall be responsible for the foundation systei
design,inspection,and approval.A sealed letter of compliance shall be submit
to the Dept.of Building Safety.
73.A Setback certificate sealed and signed by a Colorado Design
Professional is required prior to placing foundations walls.
74.An elevation certificate and signed sealed by a Colorado Design
Professional is required prior to placing foundation walls.
75.Timed concrete inspections may be requested,and shall be provided
within a 2-hour window (+1-one hour).
76.All foundations require subsoil drainage systems,per IBC,1807.4.2;
and are considered part of the foundation system design.Subsoil drain water si all
not discharge into the public sewer system.Inspections of the
waterproofinq/dampproofing and subsoil drain are required.
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Permit Number:7809
STRUCTURAL
77.Unless specified by the Truss manufacturer,the Engineer of record,
shall specify all connector and fastener requirements for engineered trusses.
78.All joists,rafters,and trusses shall be laterally blocked at bearing poi ts
to prevent rotation.
79.All roof framing members shall be connected to resist uplift.
PLUMBING
80.All plumbing contractors and their employees shall comply with licen ing
and permitting requirements of Colorado Revised Statutes (CRS)Title 12,Articl s
58,and shall carry their pocket cards with them on the job site.
81.ABS and PVC mid story alignment straps are required,per installatio
standards.
82.Paint ABS and PVC VTR per installation standards.
83.Approved sealants shall be listed for their use and installed per their
listing.
84.Air admittance valves require approval prior to installation.Per
Department policy,air admittance vales require approval prior to installations.
85.The Town on Estes Park Water Dept.has specific installation standa ds
and requirements for water service meter installations.
GAS PIPING
86.Per local amendment,all gas pipe contractors /Installers shall be
approved by the Building Official.
87.All gas pipe materials shall be listed for their use and installed per th ir
listing.
88.All installers of proprietary products (“Gas-tite”,etc.)shall carry their
pocket certifications with them on the job site.
MECHANICAL
89.Provide listings/manufacturer’s specifications and installation
instructions for all mechanical and fuel burning equipment at the time of rough nd
final inspections,unless requested sooner.
90.Clearances to combustibles shall be per the equipment listing.
Manufacturers’installation and operating instructions are required at the time of
inspection.
91.All equipment and appliances shall be installed per their listings and tie
manufacturer’s specifications.Installation instructions and other applicable
documents shall be available for inspections.
92.Provide operation and maintenance manuals for equipment.
GLAZING
93.Provide safety glazing at all hazardous locations.
94.U-factors shall conform per Enerqy Compliance documentation.
Printed:8/3/2006 Permit Record Report Page 3bf 39
Permit Number:7809
95.All glazing shall be installed at insulation inspection.
INSULATION
96.Insulation shall not be installed until the building interior is protected
from the weather by water resistive barriers.
97.Insulation inspections are required.
98.Energy Code Compliance
GYPSUM BOARD
99.Gypsum board inspections are required.
100.Horizontal installations for gypsum board are per gypsum standards
specifications.
101.5/8 or ceiling board required on ceilings with framing members spac d
more than 16”D.C.
102.All gypsum products exposed to the weather shall be listed for such
use.
103.Gypsum board shall not be stocked or installed prior to roof covering
being properly installed,inspected,and approved.
104.Fire-resistive assemblies typically require multiple inspections.
105.Fire-resistive assemblies shall continue through concealed spaces ai d
shall be inspected prior to concealing.
106.Fire-resistive construction has specific requirements that shall be
enforced.(i.e.damaged gypsum board and/or gaps greater than 1/8”will not b
approved -Inspection of all fire-resistive assemblies in concealed spaces prior t
concealing.)
EXTERIOR VENEER
107.Minimum 6”required between grade and top of foundation.
108.Drainage plane/flashing inspections are required prior to installing an
veneer.
109.In progress stone/masonry veneer inspections of drainage plane
(paper,wire,etc.)are required.
ALL TRADES &SUBCONTRACTORS
110.Each contractor shall obtain a business license from the Estes Park
Town Clerk prior to beginning work,per EPMC,Chapter 5.20.
111.All work shall be performed and completed in strict compliance with t
approved plans.The designer of record and the building official shall approve a
and all changes or revisions.
112.Field construction shall comply with approved submittals.(Shear W Is,
Anchor Bolts,Truss Blocking,30#Roofing Felt,No Staples in OSB,Fastening
Schedule,Specified Connectors,etc.)
Printed:8/3/2006 Permit Record Report Page 3tf 39
Permit Number:7809
113.All utilities (Plumbing,Electrical,Gas,Mechanical,etc.)shall be
inspected and approved prior to framing inspection approval.
114.Issues not detailed on the plans are subject to field inspections.
ADDITIONAL INSPECTION INFORMATION
115.Inspection requests shall be made by 4:00 p.m.the previous workda’
116.Partial inspections requests are acceptable (by unit,by trade,by floo
by area,etc.)
117.$100 re-inspection fee shall be assessed if work is not ready for
inspection or previous corrections have not been made.Subsequent inspection
shall not be provided until re-inspection fees have been paid.
11 8.$100 re-inspection fees shall be assessed if clean sites and safe
access are not provided for inspections.Inspection access (trenches,ladders,
scaffolding,etc.)shall be compliant with OSHA requirements.Subsequent
inspections shall not be provided until re-inspection fees have been paid.
119.Nothing shall be concealed before inspection and approval.
Approvals:
File Received:Decision Date:Status:Department:
4/8/2005 8/22/2005 Approved Light and Power
Comments:The infrastructure improvements need to be paid for and installed
before approvals will be made on any building permits.
Approval Reviews:
File Received:Review Completed:Reviewer:Status:
4/22/2005 8/22/2005 Mike Mangelsen Approved
Comments:The infrastructure improvements need to be paid for and installed before
approvals will be made on any building permits.
2)We can now release this permit.Mike is on vacation,but per Todd Steichen
Line Superintendent,the lower portion of the infrastructure is complete.The up er
portion is not as long.As the building permits they want released are on the
bottom portion ,that will be OK
Approvals:
File Received:Decision Date:Status:Department:
4/18/2005 9/7/2005 Approved Planning
Comments:Bridge
The bridge capacity is required to be posted prior to issuance of the
certificate of occupancy for this building.Per Greg Sievers’Public
Works memo dated January 12,2004,“the bridge deck is required to
be overlaid with hot asphalt 1.5”thick as part of the general site paving.
Building Permits with Development Plan Approval
Compliance with approved Planned Unit Development #04-01 is
required.
Printed:8/3/2006 Permit Record Report Page 32f 39
Permit Number:7809
Setback Certificate
Since the building is one foot from the minimum required 25 foot
setback from the northern property line,a stamped and signed setback
certificate from a registered land surveyor is required.A registered
land surveyor shall set the survey stakes for the foundation forms.
After the footings are set and prior to pouring the foundation,the
surveyor shall verify compliance with the setback requirements and
provide a setback certificate.The certificate is required to be on the job
site for the Building Official at foundation inspection.
Features Allowed with Building Setbacks
EVDC 1.9.D lists the features allowed within building setbacks.
Cornices,canopies,eaves or other similar architectural features are
allowed within the building setback provided they extend no more than
three feet into a required setback or yard.Encroachments into utility
easements are not permitted.
Height (Elevation)Certificate
A certificate stamped and signed by a registered land surveyor verifying
that the foundations are set per the elevations shown on the building
permit is required to be on the job site for the Building Official at
foundation inspection.A benchmark point should be established on the
lot for the surveyor to verify existing grade prior to construction.If
existing grades at building corners shown on the plan are not accurate
staff will need to rereview the plans with the accurate information to
make the plans comply with the height requirements.Maximum
allowable height for all buildings on Lot 8 is 32 feet as approved by
Town Board.
Building Height
Per EVDC 1.9.E.3 residential chimneys are exempt from the height
standards only to the extent required by the Uniform Building Code.
Wireless telecommunications facilities and structures are also exempt
only to the extent allowed by the specific provisions set forth in Use
Tables 4-1 and 4-4 in Chapter 4 and in 5.1 .T of the EVDC.
Limits of Disturbance
Per EVDC 7.2.D.5,limits of disturbance shown on Drawing #C2.1 of
the construction plans shall be designated in the field prior to
commencement of excavation,grading or construction with
construction barrier fencing or other methods approved by Staff.For
the protection of trees and clumps of trees to be preserved within a
LOD,tree protection specifications as required in EVDC 7.3.E shall be
followed.
Spruce Tree Between Buildings 1 and 2
As noted on the development plan.“An arborist is required to oversee
installation of utilities near the spruce tree between Buildings 1 and 2.”
This tree should be protected during construction with construction
barrier fencing.
Drainage
Prior to issuance of the certificate of occupancy a stamped and signed
engineers certificated should be provided stating that planned work and
the final structures or topographical changes must not result in or
Printed:8/3/2006 Permit Record Report Page 33f 39
Permit Number:7809
contribute to soil erosion or sedimentation and must not interfere with
any existing drainage course in such a manner as to cause damage to
any adjacent property or result in the deposition of debris or sediment
on any public ways,must not present any hazard to any persons or
property,and must have no detrimental influence upon the public
welfare or upon the total development of the watershed,and that the
drainage complies with the approved plan.
No more than twenty-five percent of the building permits or certificate of
occupancies can be issued prior to installation and Town acceptance of
the drainage facilities,i.e.no more than 16 building permits or CO’s.
Outdoor Storage,Areas,Activities and Mechanical Equipment
Compliance with EVDC 7.13 is required.This includes,but is not
limited to screening,covering or painting conduit,meters,vents and
other equipments attached to the building or protruding from the roof to
minimize visual impacts.Provisions for outdoor storage and trash
collection are also found in this section.
Lighting
Per EVDC 7.9,all new exterior lighting must comply with the code,
including shielding or concealing light sources.
Contractor’s Office/Temporary Construction Uses
Compliance with EVDC 5.3.D.3 Contractor’s Office/Temporary
Construction Uses is required.
Landscaping
No certificate of occupancy shall be issued unless the following criteria
are fully satisfied with regard to the approved landscaping and buffering
plan:a.Such plan has been fully implemented on the site and
inspected by Staff;or b.Such plan,because of seasonal conditions,
cannot be implemented immediately,but has been guaranteed by an
improvement agreement (or included in an approved development
agreement)in a form agreeable to the Town or County and secured by
a letter of credit,cash escrow or other instrument acceptable to the
Town or County,in an amount equal to one hundred fifteen percent
(115%)of the
cost of materials and labor for all elements of the landscape plan.
As Built Development Plan
Per Appendix B.lll.C.5 as built plans (1 Mylar +1 paper copy +1 digital
copy)shall be submitted at the time construction of the improvements
is completed.As -built plans shall include utilities,parking,building
footprints and building square footage.Final certificate of occupancy
shall not be issued prior to submittal of as-built plans.
As Built Subdivision Plan
Per EVDC 1O.5.J,upon completion of construction and prior to release
of performance guarantees,the subdivider shall submit as-built
drawings to the Town Engineer or County Engineer,as applicable,to
consist of a Mylar reproducible set of all construction drawings and a
digital set indicating as-built conditions.
Accessible Parking for Disabled Persons
Per EVDC 7.11 .J.4,required spaces for persons with disabilities shall
Printed:8/3/2006 Permit Record Report Page 34f 39
Permit Number:7809
be identified with signs and pavement markings identifying them as
reserved for persons with disabilities.Signs shall be posed directly in
front of the parking space at a height of no less than forty-two (42)
inches and no more than seventy-two (72)inches above pavement
level.
Approval Reviews:
File Received:Review Completed:Reviewer:Status:
4/18/2005 5/4/2005 Alison Chilcott Approved
Comments:4/29 -Can’t find grading plan,emailed Michelle for help in locating.
5/3 -Will found grading plan -filed under 511 West Elkhorn Avenue
5/3 Body of fax sent to Steve Lane -Basis and Ross Stephen,Cornerstone
To complete Planning review of Building Permit #7809 please:
Revise the 1’=10”grading plan,1’=30”grading plan and architectural plans s
that they are consistent with each other.This includes submitting a revised 1”:
30’grading plan and 1”=10’grading plan showing building design changes,e.
front deck,rear patios/decks,eastern patio,revised entryway locations,increas d
building size for the gas fire place in the lobby/reception area.Existing and
proposed elevations on all plans should also be consistent with each other.
(Received 6/27).
Revise the 1”=10’scale grading plan to show one foot contours.(Agreed to sp
elevations)
Update Development Plan Sheet 1 of 7 to reflect new impervious coverage
calculations or redline and sign the development plan mylars in our office.(8/17
not received can live without,max.allowable is 65%and proposed is 60%SO ro
to play with and proposed changes to impervious coverage are minor).
Verify elevation of installed drains and that the grades are consistent with
approved plans.(8/2 Received as-builts)
Show original grades on the architectural elevations for the height calculation.
(8/17 -not received,can live without)
Also,please note that prior to paving,a 1”=10’grading plan will need to be
submitted for staff review and approval.
5/4 -Also need SIA for Lot 8 improvements,body of email sent to Noel Lane wI
Ross S.and Steve L.cc’s is below.(As of 8/17 -have not received).
Prior to Planning signing off on Building Permit #7809 for Building 1 at Fall Rive
Village we need a signed subdivision improvement agreement and financial
guarantee for the Lot 8 improvements.Cornerstone prepared a $529,682 cost
estimate for these improvements.This estimate includes revegetation,but
excluding all other landscaping.Prior to issuance of CO’s an additional agreem nt
and financial guarantee will need to be provided for the landscaping
improvements.
I have also faxed Steve Lane and Ross Steohen reauestina additional informati n
Printed:8/3/2006 Permit Record Report Page SSjf 39
Approvals:
Permit Number:7809
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File Received:Decision Date:Status:Department:
4/8/2005 5/16/2005 Approved Public Works
Comments:5/16/05 pedestrian trail issues.
1.engineer is planning to widen the existing Filby Court bridge,provide
drawing as soon as possible to PW.
2.pedestrian access to motor bridge must be kept open at all times.
and fenced for safety.
needed to review the building permit.
Please feel free to contact me if you have any questions.
5/13/05 Emailed Matthew and attached comments from 7809 permit and said tL
also applied to #7833 permit.Also said that silt fencing is down in a couple pla
at inlets and needs to be fixed prior to issueing the building permit.
7/8 Reviewed revised site plan dropped off during week of 6/27.Deck piers arc
sidewalk,low point behind building -doesn’t provide positive drainage,slopes o
1%suggested looking at french drain.At end of project will need to certify that
drainage works.
8/15 Recieved request for reduction in money market and transfer to new SIA f
Lot 8 and Outlot B.Needed prior to issuance of building permit.
8/17 Checked height -at ridge line the building is in cut.Why,when have
drainage problems.Bob and Alison left a message for Matt Heiser and spoke
Ross Stephen -Ross will review grading plan,has not been involved in grading
that building.
8/18 -Bob Joseph agreed that we will accept grading as is with engineers
certification at the end of the project.Greg White has drawn up an amendment
the May 2004 Subdivision Improvement Agreement to allow release of the Build
1 permit prior to asscertaining how much money is needed to guarantee the
remaining improvements.Should be signed prior to release of building permit,
may release as requested by Kerry P.and require that the SIA is signed prior t(
issuance of the next building permit.-
Date?-Released prior to receipt of request information -holding next building
permit until info is submitted as Bob J’s instruction.
8/18/2005 Alison Chilcott
8/18 Bob Joseph agreed to issue permit prior to receipt of requested informatioi
re:SIA.Greg White drafted an amendedment to the SIA to address this.
8/1 8/2005
Comments:
Approval Reviews:
File Received:Review Completed:Reviewer:Status:
5/16/2005 5/16/2005 Greg Sievers Approved
Comments:
Approvals:
Printed:8/3/2006 Permit Record Report Page 38f 39
Permit Number:7809
File Received:Decision Date:Status:DeparLment:
4/8/2005 5/9/2005 App roved Water
Comments:5-9-05 Fire Sprinkler Application must be submitted and approved by
the Water department prior to connection being granted.
Approval Reviews:
File Received:Review Completed:Reviewer:Status:
5/9/2005 Jeff Boles Approved
Comments:5-9-05 Fire Sprinkler Application must be submitted and approved by the Water
department prior to connection being granted.
5-9-05 Dwelling and fixture count forms attached to each permit;credit will be
applied until used.Additional fees may apply to subsequent permits for this
property.
Certificates:
Temporary Certificate of Occupancy Certificate of Occupancy
Issued:Issued:
By:By:
Expiration:Occupancy:
Conditions:
Date:5/22/2006 Status:Code:
Condition Description:Employee Housing (Managers Apt)
Condition Comments:This unit either needs to be deed restricted as an employee dwelling unit.
The deed restriction must be approved by the Town Attorney;a sample is
available.,Or Town Board could review and approved a revised plan with
the condominium map submittal to allow 65 units rather than 64 with the
garage serving as the parking space for the employee housing unit.This
employee housing unit was not shown on the plan approved by Town
Board and was not part of the original PUD approval.Please advise how
you wish to address this.I have discussed this with Rebecca Steinebrey.
Revised PUD was approved,but document not recorded
Date:5/22/2006 Status:Code:
Condition Description:Bridge
Condition Comments:The bridge capacity is required to be posted prior to issuance of the
certificate of occupancy for this building.Per Greg Sievers’Public Works
memo dated January 12,2004,“the bridge deck is required to be overlaid
with hot asphalt 1 .5”thick as part of the general site paving.
Date:5/22/2006 Status:Code:
Condition Description:Setback Certificate
Condition Comments:Since the building is one foot from the minimum required 25 foot setback
from the northern property line,a stamped and signed setback certificate
from a registered land surveyor is required.A registered land surveyor
shall set the survey stakes for the foundation forms.After the footings are
set and prior to pouring the foundation,the surveyor shall verify
compliance with the setback requirements and provide a setback
certificate.The certificate is required to be on the job site for the Building
Printed:8/3/2006 Permit Record Report Page 3f 39
Permit Number:7809
Official at foundation inspection.
Date:5/22/2006 Status:Code:
Condition Description:Height Elevation Certificate
Condition Comments:A certificate stamped and signed by a registered land surveyor verifying
that the foundations are set per the elevations shown on the building
permit is required to be on the job site for the Building Official at
foundation inspection.A benchmark point should be established on the lot
for the surveyor to verify existing grade prior to construction.If existing
grades at building corners shown on the plan are not accurate staff will
need to rereview the plans with the accurate information to make the plans
comply with the height requirements.Maximum allowable height for all
buildings on Lot 8 is 32 feet as approved by Town Board.
Date:5/22/2006 Status:Code:
Condition Description:Drainage
Condition Comments:Prior to issuance of the certificate of occupancy a stamped and signed
engineers certificated should be provided stating that planned work and
the final structures or topographical changes must not result in or
contribute to soil erosion or sedimentation and must not interfere with any
existing drainage course in such a manner as to cause damage to any
adjacent property or result in the deposition of debris or sediment on any
public ways,must not present any hazard to any persons or property,and
must have no detrimental influence upon the public welfare or upon the
total development of the watershed,and that the drainage complies with
the approved plan.This should be provided on an as-built development
plan for this building with as-built grading and drainage provided (1 Mylar
+1 paper copy +1 digital copy).
Date:5/22/2006 Status:Code:
Condition Description:Accessible Parking
Condition Comments:Per EVDC 7.11 .J.4,required spaces for persons with disabilities shall be
identified with signs and pavement markings identifying them as reserved
for persons with disabilities.Signs shall be posed directly in front of the
parking space at a height of no less than forty-two (42)inches and no
more than seventy-two (72)inches above pavement level.
Date:5/22/2006 Status:Code:
Condition Description:Trash
Condition Comments:Provide information about new proposed location and reasons for new
location for staff review and approval.
Date:Status:Code:
Condition Description:
Condition Comments:
Violations:
Violation Date:Violation #:Agency:Status:Deadline:
Violation Description:
Other Fields:
Work Discription Attached lO-plex Family Dwellings
Printed:8/3/2006 Permit Record Report Page 38f 39
Permit Number:7809
105 New 5+Family
Permit Type Building
$943,776.00
9/14/2005
No
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Permit Record Report Page 39f 39Printed:8/3/2006
Permit Number:7809
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