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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 2 MCFIAEL EDWAFD HAggO 0-4â58 cot u)