HomeMy WebLinkAboutArchitect's Letter 04.20.2022A+
A4ARCHITECTS LLC
242 NORTH SEVENTH STREET
CARBONDALE CO 81ó23
970.963.6760
Olivia Emery, RA
Michael Hassig, RA, LEED AP
Brad Zeigel, AIA
20 April2022
John Hendrix, Building lnspector
Building Division, Community Development Department
Garfield County
108 8th Street, Suite 401
Glenwood Springs, CO 81ó01
Re: Coffman Ranch Hand House, 1777 County Road 100, Carbondale, CO 81ó23
Dear John,
At the request of Brian Hightower, Aspen Valley Land Trust's manager for the Coffman Ranch, we visited
the subject property on March 28,2022. The purpose of our visit was to determine the existing condition
of the structure and to confirm the applicable provisions of the 2015 lnternational Existing Buildings
Code. Since the building owner had previously contracted for asbestos mitigation all interior wall and
ceiling finishes and insulation had been removed, facilitating visual inspection of all wall and roof
framing. All floor framing and foundation walls were visible due to the crawl space construction of the
building.
Based on Garfield County Assessor information, the building was built in 1944. The existing asphalt
shingle roof appears to be in good condition and there is no evidence of roof leaks. At some point in the
Past an additional 2x6roof rafterwas "sistered" to each existing rafter. Additionally, a2x4collartiewas
added to each rafter pair at the third point down from the ridge. The ridges and eaves of the building
aPPear straight and true, walls are plumb, and the floor is level and un-bowed. The concrete masonry
unit foundation does not meet current frost depth requirements but the crawl space is clean and dry and
the foundation wall exhibits no evidence of cracking, frost heave, or settlement.
No significant structural alteration of the building is proposed. No building additions are proposed.
Existing structural member size and spacing is shown on the existing conditions drawings prepared by
this office.
The proposed scope of work includes the following IEBC Level 1 Alterations:
. removal of existing aluminum siding and fiberboard sheathing
. new "Zip" insulated wall sheathing
. new exterior siding
. new fiberglass insulation and vapor retarding membrane in walls and ceilings
' new expanded polystyrene insulation boards at interior perimeter of crawl space. new fiberglass batt insulation in floor above crawl space
John Hendrix 20 April 2022
. new interior gypsum wall board at all walls and ceilings
. new plumbing fixtures and fittings
. new kitchen cabinets and appliances
. new floor finishes
. new plumbing fixtures and fittings
. new kitchen cabinets and appliances
. new screened panels at crawl space access and ventilation openings
. new louvered and screened gable-end attic vents
The proposed scope of work includes the following IEBC Level 2 Alterations:
. removal of existing doors and windows
. new doors and windows (in openings indicated on building elevations Sheet A 3.1)
. new electrical system including main panel, wiring, devices, and light fixtures per NEC
. new smoke and carbon monoxide detectors per 2015 lnternational Residential Code and NEC
. new heating system consisting of air-source heat pump and individual terminal units
The proposed scope of work includes the following IEBC Level 3 Alterations:
. Level 3 alterations apply where the work area exceeds 50 percent of the building area
. per Exception 1, Section 907.4 Existing structural elements resisting lateral loads, the new insulated
wall sheathing is being installed per the provisions of the 2015 IRC
. no other provisions of Chapter 9 are applicable
All work will be done in accordance with the applicable provisions of 2015 IEBC Chapter 5 Classification
of Work, Chapter 7 Alterations - Level 1, Chapter B Alterations - Level 2, and Chapter 9 Alterations -
Level 3.
Please do not hesitate to contact me should you have any questions or concerns.
Sincerely yours
A4 ARCHITECTS LLC
, i' I.r,.
Michael Hassig, RA, LEED AP, Principal
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