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HomeMy WebLinkAboutB11-0514 1860 Meadow Ridge response to Vern Brock 4022012 April 2, 2012 Vern L. Brock, P.E Brock Consulting, LLC PO Box 3644 Eagle, Colorado 81631 Re: Buffehr Creek Condominiums Fire Remediation Dear Vern, The purpose of this letter is to address your request for information received by a letter dated March 27, 2012 from your office. A response follows each item of understanding from your letter. The boilers 18 inch B-vent was damaged by the fire, and needs to be replaced. This is promulgated by the engineer and not the Town of Vail (TOV) for a 43 year-old damaged boiler vent. This invokes a new mechanical permit in the boiler room and a stamped drawing by a licensed Mechanical Engineer for all new equipment. The Mechanical Room is required by (TOV) to be 1-hour fire resistance rating. All damaged B vent is required to be replaced and installed per current code. Reference section 102.4 IMC. The installation of the new boiler system is required to be designed by an engineer and requires a permit as per sections 106.1 and 106.3.1 IMC. The mechanical room is not required to be of 1 hour construction unless any boiler is over 4000,000 btu. Due to the damaged B-vent, the mechanical vent shaft walls from the basement to the roof will be modified on every level. With TOV 4-story building classification, the shaft shall meet 2-hour fire resistance rating. This modification invokes a TOV building permit and drawings as complete as possible without certainty how the B-vent and shaft are built. When the shaft enclosure is connecting 4 floors a 2 hour shaft enclosure is required. Reference section 708.4 IBC. Due to the fire damage in the area of the shaft enclosure compliance with the fire restive construction is required. Plans and specifications are required as part of the building permit application. All 10 fireplace units, visibly damaged or not, do not meet required Building Code clearances, as determined by BC, and are deemed dangerous or condemned (by Town of Vail Fire Department) and are to be replaced with approved alternate fireplaces. Plans, appliance specifications “cut sheets” and permit required by Building Department. In addition, this task invokes asbestos testing and possible containment/abatement in every unit because of the fireplace front enclosure and walls. Asbestos is known to exist from previous years’ testing. All replaced equipment shall comply with current building codes and ordinances adopted by the Town of Vail. Asbestos testing and removal shall be done in accordance with Colorado Department of Public Health and Environment. www.cdphe.state.co.us An engineered gas pipe design is required for all fireplace appliances only. If gas appliances are to be installed an engineered gas piping plan is required. Reference section 106.3.1 IFGC. An electrical load test is required for all fireplace fan circuits. No electrical upgrade is anticipated inside the residential units, but cannot be ruled out! If additional electrical circuits are required an electrical load calculation is required for the unit of installation to insure the panel is not overloaded. This may be done by an electrician. Boiler room electrical design shall meet new electrical codes to protect new equipment and building. Any new electrical system installation is required to comply with the current building codes. Reference section 105.1 IBC. The roof was structurally damaged by the fire event and needs rafters replaced and/or reinforced. Structural Plans and building permit to follow by Brock Consulting, LLC. Approximate area is 20 ft X 8 ft. Building was built in 1969 with no as-constructed plans available. A building permit is to be obtained for the repair of the roof system. The design and method of repair is to be determined by a licensed engineer and show compliance with current building codes, Reference section 107.1 IBC Town of Vail shall provide permit requirements for the roof patch. BCCA to patch or replace roof as needed and approved. A snow management plan is not required for a roof patch. Submittal requirements for the building permit are available at www.vailgov.com. A snow management plan is not required if the area to be replaced is designed to comply with current building codes. If this is not physically possible; a snow management plan, prepared by a licensed engineer, may be submitted for review and approval. On reconstructed chimney chases, the BCCA has the option to use matching rough sawn wood siding or any other materials in same general appearance and color according to the Code or Land Use Regulations. Please contact Bill Gibson, town planner, to address the question on Land Use Regulations. The building code accepts wood siding or any other exterior covering listed for that use. No siding repairs or replacement throughout exterior of building are required by TOV until modified by BCCA. Exterior siding or repair is only required within the scope of the fire repair. All together, it is not clear if the north stairs, railings and balusters are required to be brought up to current TOV Code as may apply to the 1997 Uniform Code for the Abatement of Dangerous Buildings. It is believed the stairs meet the IBC for rise, run and width, but not load. As stated in a previous correspondence dated March 23, 2012 the existing stairs, railings, and balusters are not required to be rebuilt to current code. However, they should be rebuilt to dramatically improve the level of safety for the users of the building. Basement units 3B and 4B admittedly do not have two egress exits as the other two (2) basement units connected to the main floor. Additional storage units and boiler room exist in the basement. Town of Vail determined common path of egress to be within the Code and two (2) means of egress are not required. This statement is correct. In that the occupant load is less than 10 in the units an additional exit is not required. Reference section 1015.1 IBC It is not clear if egress windows or modifications are required by the Town of Vail in units 3B or 4B, or in any other sleeping rooms throughout the building. See comment 11 The Vail Fire Department, with the 2009 IFC and other herein modifications to the building and fireplaces, requires the building to be equipped with a RF central fire alarm system as approved. Plans and specifications to be required for permit. A fire alarm system shall be required throughout the building and installed per the 2009 IFC. A fire alarm permit shall be obtained at the time of issuance of the building permit for the repairs of the building. Completion and approval of this system shall be obtained prior to an approved final of the building repair permit. All proposed work discussed in this letter shall require a permit to be obtained from the Town of Vail prior to starting work. Further, if the HOA disagrees with an interpretation of the building code and or fire code by the Building Official or Fire Marshal they may appeal to the Building and Fire Appeals Board. This would not pertain to the administrative provisions of the codes. Sincerely, Martin Haeberle, CBO Mike McGee Chief Building Official Deputy Chief Town of Vail Town of Vail