HomeMy WebLinkAboutArchitect's Inspection Report 06.10.2020architecture a sustainability
6-10-2020
Garfield County Community Development
108 8th Stret, Suite 401
Glenwood Springs, CO 81601
RE: Agricultural Dwelling Unit, 2957 County Rd 103
Permit of existing work
Dear Building Department Official:
515 Cryslel Circle Carbondale, CO flII73
970.563 9720 www.confluencearcbiiecture cnm
An existing agricultural dwelling unit located at 2957 County Road 103 was
permitted in 1992 (permit #04410, see attached). Since that original permitted
work, additional unpermitted work has occurred to transform the original lower
level garage into conditioned livable space. I have examined this dwelling unit
for compliance with the code of the day (1991 UBC.) This examination included
visual examination and measurement of all elements that can be seen without
destructive exploration. As such, I was not able to view structure, plumbing,
electrical, and insulation enclosed in finishes. The following code issues were
found and are addressed in the attached remodel building permit.
Stairs
The dwelling unit has an interior and exterior stair. Both stairs are dimensionally
code noncompliant per the 1991 UBC. Per section 3306 of the 1991 UBC, "the
rise and run of private stairs serving and occupant load of less then 10 may be
construct an 8" maximum rise and 9" maximum tread. The greatest riser height
within any flight of stairs shall not exceed the smallest by more than 3/8"."
Additionally, "every landing shall have a dimension measured in the direction of
travel not less than the width of stairway. Such dimension need not exceed 44"
Exterior stairs are dimensionally correct except that the difference in riser heights
exceeds 3/8".
Interior stairs do not have a landing at base that is long enough in direction of
travel and the difference in riser heights exceeds 3/8".
The following work items to be performed:
1 . Exterior Stairs risers to be modified such that all risers are within 3/8" of
each other dimensionally. Riser height to not exceed 8".
2. The interior stairs to be modified so the lower landing is 44" in direction
of travel. Stair risers to be modified such that all risers are within 3/8" of
each other dimensionally. Riser height to not exceed 8". This can be
achieved by rebuilding the existing stairs within the existing structural
framing opening. During work on stairs, structural engineer to inspect
framing of stair opening in field for structural concerns.
Accessible and enclosed space under the interior stair to be
protected with '/2" gypsum board on the under -stair side per 2018 IRC
section 302.7
3. Each stairway to have a light fixture added at the base of stair to
ensure that illumination of stair base is provided per 2018 iRC 303.7 and
303.8
Windows
All windows are intended to be replaced to better their function. These windows
to meet current code (2018 IRC) for tempering, U value, and SHGC. This is noted
on the associated drawings. Specifically, the following is to be done:
4. Window located at existing deck railing to be replaced with fixed
window and tempered glass
5. Windows at lower level north to be tempered due to size and location.
6. Glazing in any doors to be tempered
7. Skylight glazing to be tempered.
Guardrail
8. Existing deck railing on upper deck to be reinforced to withstand 250
lbs of pressure.
Fire Separation
A barn/garage was added to the north of the dwelling unit after original
construction.
9. '/2" drywall to be added on the garage/barn side to provide fire
separation per IRC 302.6.
Light and Ventilation
10. Master bathroom requires a vent fan or operable window. Skylight
does not have large enough opening to count for operable window.
Provide vent fan per 2018 IRC 303.3
11. While the entire vent path was not visible, it is likely from the installation
condition that the clothes dryer vent is not per code. Vent to be per
M1502 of the 2018 IRC.
Fire Safety
12. Smoke alarms and carbon monoxide detectors are not per code.
Update per 2018 IRC 314.1 and 315.
Mechanical
The existing heating, cooling, and water heating system to remain as is. One
water heater is located in a attic space. This water heater does not have a pan.
13. Add a water heater pan and drain per 2018 IRC P2801.6.
Septic system
The septic system was permitted in 1996 and sized for 9 bedrooms. The septic
system serves the lodge and the agricultural employee dwelling unit. At the time
of septic install, the Lodge contained 8 bedrooms and the agricultural dwelling
unit contained 1 bedroom. Since that time, the bedrooms in the Lodge have
been reduced to 6 and the agricultural dwelling unit contains 2 bedrooms. This is
within the septic capacity. Note that the condition of the septic tank, field, and
connecting pipes was not assessed and beyond the scope of this letter.
Electrical
I did not inspect electrical work. A licensed electrician is to be employed to do
limited destructive investigation at the direction of the state electrical inspector
to ensure that existing wiring is safe and code compliant. Without destructive
demolition, it is apparent the wiring for the lower level washer and dryer is not
compliant.
14. Clothes washer and dryer electrical wiring to be brought into code
compliance per electrical code and licensed electrician.
Attachments
1. 1991 Septic permit for 9 bedrooms (#1933)
2. 1993 Garage and Caretakers unit permit (#04410)
3. 2017 application to add decks to Lodge
4. 2017 application for demolition at Lodge
5. 2019 Lodge remodel permit
Sincerely,
Angela Loughry
Architect, Confluence Architecture