HomeMy WebLinkAboutArchitectual ReportMEMORANDUM
Contact: Andy Schwaller
Company:
Phone:
Garfield County Building Inspector
945-1377 x1620
Date: Friday, March 13, 2015
Project: 923 Mesa Drive
No.: 1303G
Regarding: finished basement rev iew for the purpose of recording building permit
Andy,
The following letter has been provided by Jeff Johnson Architectural, P.C. to the
Building Inspector of Garfield County on behalf of Scott Gauldin , to evaluate
construction of an unrecorded 735 square foot finished portion of a basement located
at 923 Mesa Drive, Rifle , CO.
Legal Summary:
Parcel Number:
Account Number:
Permit No.:
Permit Issued:
Permit Closed:
Section: 24 Township: 5 Range: 93
Subdivision: RIFLE CREEK ESTATES FLG 2 Lot: 2
212924403002
R005692
8081
08/15/2001
02/22/2012
According to assessment records construction of the residence was completed early
2002 with an unfinished basement. Subsequent sa les of the property, starting in 2007,
have referenced finished basement space .
Due diligence by my client, Scott Gauldin, a prospective purchaser of the property,
found this finished space to be non-permitted.
The purpose of the letter is to provide an architectural review of the space in order to
establish compliance with appropriate Garfield County and 2009 International
Residential Code requirements.
Provide main level light switch
Provide light switch on main level to illuminate sta irs accessing finished space below.
Stair modifications
Stair Summary:
Upper stair to landing:
Top riser= 8.75"
Bottom riser= 6.75"
6 Treads OK at 9.83"
Width is OK at 3'-4 1/2"
(maximum allowed ri ser 7 %. (R311 . 7.4.1))
(height difference of risers cannot exceed 3/8'' (R311 .7.4.1 ))
(height difference of r isers cannot exceed 318 " (R311 .7.4 .1))
Railing provided on at least one side
Head room is OK at 7'-1 3/4"clear
Landing 3'-41/2" x 3'-1" (less than width of sta irway (R311 .7.5))
Landing to lower stair
Top riser= 8.50"
Bottom riser= 7.25"
6 Treads OK at 9.79"
Width is OK at 3'-4"
(maximum allowed riser 7 %~ (R311. 7.4.1))
(height difference of risers cannot exceed 3/8" (R311.7.4.1 ))
(height difference of risers cannot exceed 318" (R311 .7 .4 .1})
Railing provided on at least one side
Head room is OK at 7'-4 3/4"clear
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Insulation between finished and unfinished space
There are portions of the common wall between the unfinished to finished spaces which require
The common wall has adequate insulation along approximately 80% of the area. R-19 insulation
between the wall studs and above door header where it is missing.
Add Detector
Provide a ce iling mounted combination Carbon Monoxide/Smoke Detector outside Bath
door in Hallway
Remove Kitchen Equipment
A full kitchen in the Basement implies Accessory Dwelling Unit use of the space.
Even if this is not the use intended by Owner, the possibility of such use will require a
Land Use Permit through Garfield County for an ADU before any building permit would
be issued. If time is critical, in order to obtain a building permit items would need to be
removed from the kitchen. Owner should negotiate d irectly with Garfield County to
determine what kitchen construction, if any, can remain.
By incorporating the following recommendations listed above, I believe the finished
basement of this res idence w ill comply with Garfield County building code requirements
and after your inspection a permit should be recorded and occupancy within the space
allowed.
Thank you for your time,
~I
Jeff Johnson 'V
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