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TRUCTURA t]ESIEN 1040 MA|N STREET . CARBONDALE, C0 81623 . (9i0) 510-07i3 r¡¡r,vw. evol vesku ct.com
June8,2O2t
Anne & Darius Pirzadeh
Ranch At Roaring Fork Condominium #265
265 Stagecoach Lane
Carbondale, Colorado 81623
RE: lnterior Remodelat 265 Stagecoach Lane, Carbondale, Colorado
Evolve Project #21.087 C
As requested, we have reviewed the proposed interior remodel. Based upon our review of the existing
structure, our analysis, the Existing Ground Floor Plan dated March3t,2O2t, and the Proposed Floor Plan
provided June7,2O2L,we have composed the following summary and recommendations.
The current, applicable codes are the 2015 lnternational Building and Residential Codes per Garfield County
It was verified that the interior walls noted for removal or modification on the attached Existing Ground
Floor Plan are non-structural, except Wall L, which is specifically denoted. This wall is supporting the
existing ceiling framing, which shall be temporarily shored prior to modification of the wall. The other walls
noted as non-structural may be removed or modified without impact to the structure.
The applicable structural design criteria for the ceiling framing modifications are as follows:
Ceiling Dead Load = L0 psf (assumed)
Ceiling Live Load = L0 psf (uninhabited attic without storage)
The assumed structural member design values used in our analysis are a minimum of:
2x Lumber Grade -- Douglas Fir #L
Our structural recommendations for the proposed remodel include the following: (refer to redlines on the
attached Proposed Floor Plan)
o lnstall new longer span ceiling tie beam per plan to replace the existing, shorter ceiling tie beam.
Lower 2x4 ceiling ties and ceiling are to be removed over kitchen, replaced with new higher ceiling
to match elevation over entry area.
o Bear 3" minimum length at each end.
o Remove existing drywall ceiling and lower 2x4 ceiling ties over kitchen. Temporarily shore
existing 2x6 ceiling ties and ceiling to east and west of existing ceiling tie beam. Replace
existing beam with new and reattach/reinstall 2x6 ceiling ties to match existing. lnstall
drywall ceiling.
o lmprove existing bearing and bracing conditions at the 2x4 cripple wall on the existing 5 %" x 15"
beam. The existing beam and cripple wall have rotated out of plumb due to inadequacies in the
original construction. We recommend that the existing roof framing and cripple wall be temporarily
shored while the beam is rotated back to plumb or near to. Then plumb or rebuild cripple wall as
needed.
o Provide full bearing of each rafter to top plate at top of cripple. They are currently only
bearing on inside corner of the top plate, which is likely cause for the rotational issues.
lnterior Remodel - 265 Stagecoach Lane - Page 2 of 2
Brace existing beam at each end against rotation. This was not originally done. Continuous
full height blocking or ceiling ties to face of beam or full height king studs sistered to the
existing posts and beam faces could achieve this. Do not provide diagonal bracing from
midpoint of existing rafters to existing beam.
The stated dead load, assumptions and existing structure noted within shall be confirmed by the Contractor.
lf other information becomes available that differs or expands from that which is mentioned herein, we shall
be contacted to reassess the structure, and shall reserve the right to amend our report accordingly. Please
note, as requested, our review solely included the framing noted within.
The Contractor shall provide shoring and bracing as required during construction until the final completed
structure is achieved. Design, sequencing, location, placement, etc. of bracing and shoring is the
responsibility of the Contractor.
Should you have any further questions regarding this matter, please feel free to contact our office.
Sincerely,
Evolve Structural Design LLC
Sara Mickus, P.E.
Principal
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