HomeMy WebLinkAboutPinon Pines Life Safety Inspection ReportFrom:John Plano
To:Brooke Winschell
Subject:FW: Pinon Pine Life Safety Inspection for Feb 1, 2024
Date:Friday, February 2, 2024 12:27:51 PM
Attachments:image001.png
Life Safety Inspection Report.docx
Brooke,
This seem worth to add to Laserfiche, what do you think? Probably include his e-mail that it passed…
John Plano
Garfield County
Chief Building Official
108 8th Street, Suite 401
Glenwood Springs, CO 81601
(970) 945-1377 (1560)
From: Karl Oliver <koliver@carbondalefire.org>
Sent: Friday, February 2, 2024 10:40 AM
To: Csaba Csere <csaba@hfccapital.us>
Cc: crystalpropertymgmt@gmail.com; Paul Herr <pherr@carbondalefire.org>; Rob Goodwin
<rgoodwin@carbondalefire.org>; John Plano <jplano@garfield-county.com>; Mike Wagner
<mwagner@carbondalefire.org>; Ashley Buss <abuss@carbondalefire.org>; Harlan Nimmo
<hnimmo@carbondalefire.org>; Mike Gandolfo <mgandolfo@carbondalefire.org>
Subject: Pinon Pine Life Safety Inspection for Feb 1, 2024
On February 1st, 2024 at 17:00, Karl Oliver (Fire Marchal), Paul (Pablo) Herr (Assistant Chief) met
with the property owner Csaba Csere to conduct an inspection of the property at 3210 CORD 144.
This inspection was the fallow-up order of violation notice issued to the owner to come into
compliance with current fire code and life safety requirements. Attached is the original Inspection
Report and inspection conducted on Oct. 12th 2023.
Finding:
The owner (Csaba Csere) has met and passed the 60 day requirements as established by the
Notice of Violation.
We also continue to evaluate the ongoing work that is needed, and that Csaba notes reflect,
with the most important next step being;
1. External electrical box on the North side of building A missing braker covers for
open spaces and needs a lock for protection.
2. To remove any dish wire hanging over windows that would be used for occupant
or fire fighter emergency egress.
3. This summer to begin the process of relocating satellite dishes from areas
effecting emergency access to Building A.
Finally, thanks Csaba for your communication and work to help maintain a minimum standard
of life safety to the residence of Pinon Pines. As you said to me, it is important to you to
make sure that the residence of this property is as safe as possible. It is also vitally important
to our Fire Chief and to all the responders that face the possibility of a catastrophic
emergency, to go home to their families and loved ones.
Karl OliverPrevention Division ChiefFire Marshal
Carbondale & Rural Fire Protection District
300 Meadowood DriveCarbondale, CO 81623Office - (970) 963-2491 Cell - (970) 379-8991
www.carbondalefire.org
Physical Address: 3210 114 Conty Rd, Glenwood Springs, CO 81601
Owners Address: Pinon Pines Holdings, LLC, 16338 West 59th Place, Golden CO 80403
Built: 1973
Parcel Number: 239304300035
Life Safety Inspec�on Report
Inspected October 12, 2023
By
Karl H. Oliver
Fire Marshal
And
Paul (Pablo) Herr
Assistant Chief
A B
Introduc�on:
Pinon Pines Holding is a 5.0-acre lot with three type V constructed building with one building housing, a
maintenance shop and office space with an apartment above. The two primary buildings (building A,
East side of lot and Building B West side) are three story apartment occupancies (R2). With access and
egress, one up and one down stair open to the corridor with three means of egress to exit access
doorway to exit discharge then through a second door to the public way (outside). All buildings are non-
sprinklered with smoke detectors running along the corridors in a couple of places. Note: smoke
detector inspec�ons are pending property management involvement. Corridors have three illuminated
exit signs with built in emergency exit ligh�ng. Exit doors have recently been up graded to fire rated
(NFPA 252 – UL 10C). Fire ex�nguishers are in place and have been recently inspected.
Reason and purpose of a life safety Inspec�on:
On October 6th Rob Goodwin (Fire Chief of Carbondale & Rural Fire Protec�on District) received an email
from a person who informed the department that he witnessed “adverse condi�ons” as stated below.
• Exit Signs not illuminated / broken
• Exit Emergency Lights not working / broken
• Some Common Area Smoke Alarms missing / broken / not working
• Some individual apartments have OUT of DATE Fire Extinguishers (the one in my
unit inspected 2019 expired DEC 2020 and shows RECHARGE)
• Common Area Extinguishers appear to have been inspected AUG 2023.
• Entry Doors to Common Areas and hallways of buildings were being replaced
with FIRE doors in the airlocks ... it seems that they can't complete the
instillation and it has been two months. The doors are missing handles (ADA)
hard to open and won’t stay closed... all the doors are "fanning" with the wind
open and closed because they are missing a latch to keep them shut... if there
was a fire the air lock would not function as intended... the fire would be
fanned... the doors are left open all the time...
• Dead trees and tinder not being cleared from hills surrounding the building ...
provides fuel and a pathway for a fire that leads directly to the
apartments ...also trash from dumpsters allowed to blow all over the property
month after month
This complaint prompted the Preven�on Division of Carbondale Fire to move forward with the process of
inspec�on of the property. A call was made to Crystal Property Management & Sales Co at the listed
phone (970) 945-7266 on October 9th at 11:14.00 am and a subsequently an email was sent on Crystal
Property Management’s web site. Our inspectors gave the management group three business day to
replay to our request for communica�on based on the life safety issues listed above. It was reasonable
to conduct an inspec�on as soon as possible based on the cause to believe that there exists in a building.
or upon any premises any condi�ons or viola�ons of code that make the building or premises unsafe,
dangerous or hazardous. Therefore, the fire code official shall have the authority to enter the building or
premises at all reasonable �mes to inspect (Sec�on 104.3 Right of Entry – 2015 IFC). The priority of the
Preven�on Division is to provide the highest level of life safety to the community and to the fire fighters
and EMS personal that place themselves at risk upon entry into any building or premises.
Contact with the owner was made on 11-20-23 through the law firm represen�ng the property.
Code concerns and mi�ga�on:
Pinon Pines Building A Pinon Pines Building B
Sec�on 110.1.1 Unsafe condi�ons defines elements of these buildings specifically around inadequate
maintenance.
Doors and means of egress.
• Doors are fire rated but must func�on to be effec�ve. South side exterior door in building A
does not closes completely and needs adjustment (Plate 1 - Photo A).
• North exterior doors in building B needs to be completed with hardware (Plate 1 - photo B).
• Exit signs with emergency power for illumina�on:
• All of the exit signs are a combina�on illuminated sign with emergency ligh�ng. None of the
emergency backup power for the signs and ligh�ng were func�oning (Plate 1 - Photos C, D, E).
o Section 1008.3 (2018 IFC) Emergency Power for illumination - the power supply for
supply for means of egress illumination shall normally be provided by the premises
electrical supply. Section 1008.3.1 – in the event of power supply failure in rooms and
spaces that require two or more means of egress and emergency electrical system shall
automatically illuminate all of the following areas:
Aisles
Corridors
Exit access stairways and ramps
Corridors.
• All corridors must meet the 30 min fire ra�ng based on ½ drywall and be maintained throughout.
There is a hole in the celling of Building A (Plate 1 – Photo F) that needs to be repaired to meet
fire ra�ng standards. Due to the design of the stairwells, that are open to all three floors, a fire
that begins on the first or second floors will extend to all floor very quickly and therefore at a
minimum, the fire ra�ng of the corridor must be maintained at all �mes.
Fire Ex�nguishers.
• Fire ex�nguisher have been inspected and are in place in the assigned loca�ons in the corridor.
The ex�nguisher boxes are being uses for waste disposal is several areas (Plate 2 – Photo G).
Manual fire alarm system.
• Manual fire alarm system very limited and was not tested in the corridors or individual units. I
am not clear that the exis�ng alarm system is interconnected. A manual fire alarm system is not
required by county code due (Amendments and Altera�ons Sec�on 102.5) to the removal of
Chapter 11 of 2015 IFC and the age of the structure with no new addi�ons or upgrades. A
fire/smoke detec�on system in the common areas and individual units are an important part of
keeping residence safe and should be part of the life and safety future planning for the buildings.
Fire Access to building A.
• Building A has a small access drive to the south side of building next to trash receptacle. This
drive has a chain across it and a lock that is not assessable by the fire department. Would like to
see a Knox lock placed on this barricade to allow access (Plate 2 – Photo H).
• Many of the satellite dishes on both the East and South sides of Building are interfering with fire
access with laddering of the balcony or windows or hose extension to the structure (Plate 2 –
Photo I).
o Section 504.1 – Required access – Exterior doors and openings (window or decks)
required by this code or the International Building Code shall be maintained readily
accessible for emergency access by the fire department.
Window openings and wildfire risk.
• The majority of the window in the build are single pain glass and are open to the elements.
Several of the unit windows have AC units placed with cardboard, plas�c, or cloth closures above
AC units (Plate 2 – Photo J). In the event of a wild fire the buildings are suscep�ble to ember
intrusion into the spaces open. The single glass panes are easily penetrated with convec�on
heat from surrounding vegeta�on.
Electrical Issues.
• Main panel on building A, has breaker spaces that are open without cover plates. Wooden box
has trash/combus�ble material being placed in it (Plate 2 – Photo K, L). County electrician was
no�fied of this concern.
Conclusion.
Sec�on 109.3.2 – Compliance with orders and no�ces. This document is the no�ce of viola�on
issued or served as provided by this code (2015 IFC and Garfield County Ordinance No. 2018-02)
shall be complied with by the owner, the owner’s authorized agent, operator, occupant or other
person responsible for the condi�on or viola�on to which the no�ce of viola�on pertains.
Failure to comply is amended in Sec�on 111.4 and Sec�on 6 of the Garfield County Ordinance
No. 2018-02 and established by State law and the Board of County Commissioners of Garfield
Conty, Colorado.
Time for compliance shall be 60 days from receipt of no�fica�on as indicated from date of
no�fica�on being sent by email.
o No�ce of viola�on includes:
All areas covered under doors and means of egress.
All areas concerning corridors.
All Manual Fire Alarms currently in place and shall include all smoke and Co
detec�on systems in the corridors and living/sleeping units.
All of fire access to Building A.
o Excep�on of 60 days compliance order:
Satellite Dishes.
Windows and Wildfire issues.
All areas addressed in this document should be evaluated and a plan to upgrade conditions concerning
life safety be drafted with a reasonable time line put in place.
Karl Oliver
Prevention Division Chief
Fire Marshal
Carbondale & Rural Fire Protection District
300 Meadowood Drive
Carbondale, CO 81623
Office - (970) 963-2491
Cell - (970) 379-8991
www.carbondalefire.org
Plate 1
A B
C D
E F
Plate 2
G H
I J
K L