HomeMy WebLinkAboutLETTER FOR CO - 03-00021 - American Manor Apartments - Remodel�P�ac o %�
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Friday, March 24, 2000
Tamla Rencher
836 North Skyline
Idaho Falls, ID 83404
Dear Tamla,
STATE OF IDAHO
P0. Box 280
12 North Center Street
Rexburg. idaho 83440
Phone(208)359-3020
Fax (208) 359-3022
e-mail rexburg@srv.net
For the past few months I have been inspecting the ongoing construction taking
place at the American Manor Apartments. Your contractor, Scott Caffaro seems to
be doing a good job and has been pleasant to work with. He has addressed the
issues I have needed taken care of promptly. Your request for Conditional
Occupancy can be met by meeting the schedule which I have attached to this letter.
I have tried to set the schedule to meet your needs in performing some of the
interior work during the break between college semesters.
Thank you for your consideration in these matters. If you have any questions, I
can be reached at 359-3020 ext. 314.
Si�ncer/ely,
Val Christensen
Assistant Engineer
AMERICAN MANOR APARTMENTS - SCHEDULE FOR CONDITIONAL
OCCUPANCY
The following is a list of items that have not been finished at the American Manor
Apartments. Each unfinished item is listed along with required date of completion.
1. Building #4 laundry headroom. Sign shall be posted at entry of laundry.
Sign shall read "Low Head Clearance" and shall state the actual height of
the ceiling. The letters shall be 1" high. Also fluorescent striped warning
tape shall be applied to the ends of all of the light fixtures which extend
below ceiling. Completion Date — 3/27/00
2. Railing missing at concrete stairs behind Buildings #3 and #4. Add railing
as per code. Completion Date — 3/27/00
3. Building #1-B, Building #3 and Building #4 mechanical rooms must be
separated from dwelling units with one layer of 5/8" type X drywall.
Completion Date — 3/27/00
4. Enclosed area between Building #3 and Building #4. The enclosed area
must be constructed to meet corridor requirements. The floor will be
covered with %2" dura -rock and then covered with ceramic tile. All
windows must be changed out to meet % hour fire resistance. All doors
must be changed out to meet 20 minute fire resistance. Completion Date --
4/29/00
5. Building #1-B, Building #3 and Building #4 fire walls and ceiling
separation must be completed. All walls that separate dwelling units must
have one layer of 5/8" type X drywall added on walls and ceilings. The
walls must continue in the attic with two layers of 5/8" type X drywall
continuous to roof sheathing. Completion Date — 8/27/00
6. The egress windows in Building #I -B have not been completely changed
out. Completion Date — 8/27/00
7. Metal drain cover in sidewalk at Northwest corner of Building 4 1 A creates
tripping hazard. Discuss plans for eliminating hazard with City Engineer
prior to repair. Completion Date -- 6/30/00
8. Drainage System is required for entire complex. The current system is
inadequate and will only become worse as more grass and landscaped
areas are removed and more asphalt parking is added. The owner must
provide city with a drainage plan. Completion Date — 6/30/00. Drainage
System construction should be started as soon as possible and continued
until parking lot is reconstructed. Completion Date — 8/31/04
9. Retaining wall at North property line. Drainage system should be installed
North of Building #1 prior to the retaining wall construction. Completion
Date — 5/31/02
10. Parking lot is not currently configured to allow for Fire Department
access. The lot has a long term plan for complete renovation. Until the
changes are made, the lot must be reconfigured to meet Fire Department
standards. Completion Date — 6/30/00
11. All repairs must be made to Buildings #1-C and #2 prior to occupancy.
The repairs include but are not limited to stair reconstruction, firewall
construction, smoke alarms, window replacement, mechanical room
drywall repair, 2 -hour separation walls at #1-A/#1-B/#I-C common walls,
exterior siding, etc.. In whole, the units must have all the punchlist items
complete from the Joe Laud List. Completion Date — 8/31/05
As per the above list, a Conditional Occupancy has been given to
Buildings #1B, #IC, #2, #3 and #4 only. Building #IA is not included in this
Conditional Occupancy. All repairs must be completed by schedule or have the
Rexburg City Engineer sign a change in schedule. All punchlist items including
parking lot reconstruction, drainage and retaining wall must be completed prior to
the City of Rexburg issuing a Final Occupancy for the entire complex.
City of Rexburg
facsimile transmittal
To: Royce Lee Fax: 524-2051
From: Val Christensen Date: 03/29/00
Re: American Manor Pages: 5 including cover
CC:
❑ Urgent x For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle
. . . . . . . . . .
Notes: T19s is the punchlist for building #3. Building #4 is similar and has its separation walls
addressed the same way. Item #11 covers the additional drywall. If you need anything more give
me a call at (208)359-3020.
STEVE CLARK APARTMENTS
151 SO. 1 ST. EAST ST.
BLDG. NO.3 -- APTS. NUMBERS 113, 114, 212 & 213.
AT THE JOINT REQUEST OF STEVE CLARK, RICKS COLLEGE AND THE CITY OF
REXBURG, THE SUBJECT BUILDING AND APARTMENTS WERE INSPECTED FOR
ANY SAFETY VIOLATIONS OF THE UNIFORM BUILDING CODE. THIS
INSPECTION WAS CONDUCTED ON FEBRUARY 2, 1996.
THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE
WITH THE 1985, 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE:
1. -- Apartment # 213 - Bedroom windows ( 4'0" x 1'8") do not meet the requirements for
escape or rescue windows as set forth in UBC Sec. 1204.
The covered walkway area south of Apartment # 213 must be kept free of stored couches, beds,
refrigerators, etc. as this area serves as the escape route from the bedroom escape -rescue
windows. If the east end of the area is going to be used for enclosed storage, it's walls and
ceiling will have to have a I -hour fire -resistive rating as set forth in Table 5A and Sec. 310.2.2
of the 1994 UBC.
2. -- The attic area did not have draft stops " in line with the walls separating tenant spaces from
each other and from other uses "( such as storage room from dwelling units) as is required in Sec.
2516 (f) 4 B (ii). (pg. 204 of 1985 UBC)
An attic access opening will need to be added above Apt. 212 after the attic draft stops are in
place. Minimum opening size is 22 inches by 30 inches. [See Sec. 3205 (a)] Additional roof
vents may be needed after the attic area is compartmentalized by the required draft stops.
3. -- The 2nd story (Apartments 212 & 213) has an occupant load of 12. Sec. 3303 (a),
Exception 2 states that: "Two or more dwelling units on the second story may have access to
only one common exit when the total occupant load does not exceed 10." The occupant load of
12 for this story is larger than the allowed occupant load of 10. Therefore a second stairway is
required from the 2nd story exterior exit balcony.
4. -- Main stairway to 2nd story apartments. Speaking generally regarding all the main
stairway units, the tread rise was usually around 7 1/2 inches with the top rise usually being 9 to
10 inches in height. The tread run was found to be usually around 10 to 10 1/2 inches; however
some tread runs were as small as 8 3/4 inches. These measured rise and run values do not meet
the requirements of Sec. 3306 (c) which states that:
A. - The rise of every step in a stairway shall be not less than 4 inches nor greater than 7 inches.
The greatest riser height within any flight of stairs shall not exceed the smallest by more than 3/8
inch.
B. - The run shall be not less than I 1 inches. The largest tread run within any flight of stairs
shall not exceed the smallest by more than 3/8 inch.
The interior edge of the stairway runner is approximately 7 inches from the side of the building.
This leaves a potentially dangerous gap between stair and building where someone could fall and
be injured. A guardrail is required along this interior edge of the stairway to bring it into
conformance with Sec. 1711.
The wire mesh stairway treads seem to be breaking loose from the perimeter bracing and need to
be rewelded, replaced or repaired in some other manner so that they are safe and capable of
carrying the required load set forth in Table 23A, Note 5, of the UBC , namely that: "Individual
stair treads shall be designed to support a 300 pound concentrated load placed in a position which
would cause maximim stress." Maintenance needs to be accomplished as is required in
See. 104 (d).
5. -- That portion of the exterior building wall adjacent to the 2nd floor exterior exit balcony and
that portion of the roof above the exterior exit balcony were not, but should have been,
constructed to one-hour fire -resistive standards. See Sec. 3305 (g) which states that: " Walls
of corridors and exterior exit balconies serving a Group It, Division 1 Occupancy having an
occupant load of 10 or more --- shall be of not less than one-hour fire -resistive construction and
the ceilings shall be not less than that required for a one-hour fire -resistive floor or roof system."
6. -- The double 2 x 6 beam supporting the exterior exit balcony showed excessive deflection and
should be checked to see if it needs to have stronger beam members or more closely spaced
support columns.
7. -- The 2nd story storage room does not have the required 1 -hour fire -resistive walls. (See
Sec. 1202(b) which states that: " Storage and laundry rooms--- shall be separated from the rest of
the building by not less than one-hour fire -resistive occupancy separations. " This requirement
pertains to both walls and floor/ceilings.) There was no fire -blocking at the rafter tie-in
between the storage room and the adjacent apartment unit. The exhaust vent going from the
heating unit through the floor and ceiling did not have the required 1" clearance between it and
the adjacent floor and ceiling materials.
8. -- The 1 st story furnace room/storage room does not have the required 1 -hour fire -resistive
walls and floor/ceiling above it. (See Sec. 1213 -- Every room containing a boiler, central
heating plant or hot-water supply boiler in Division 1 Occupancies shall be separated from the rest
of the building by not less than a one-hour fire -resistive occupancy separation. This requirement
pertains to both walls and floor/ceilings.) There were some open drain lines that needed to be
plugged -off.
9. -- Throughout the apartment complex, some smoke detectors were battery operated and some
were hardwired. Section 1210 (a) 3 states that: "In new construction, required smoke
detectors shall receive their primary power from the building wiring when such wiring is served
from a commercial source." Therefore, all smoke detectors should have been hard -wired into
the building wiring system when they were originally installed.
Some smoke detectors were not located in accordance with Sec. 1210 (a) 4. ( Also see Fire
Marshal's comments)
10. -- Sec. 1211. -- Every dwelling unit and guest room shall be provided with heating facilities
capable of maintaining a room temperature of 70 degrees F. at a point 3 feet above the floor in all
habitable rooms.
The thermometer in one of these dwellings indicated a room temperature of 60 degrees F. In
these as in many of the other dwelling units, the stove oven and/ or portable electric heaters were
being used to increase the temperature in the apartments. This review did not determine if the
thermostats were not working properly or if the heating system was not capable of providing the
required heat; whatever the reason, the heating facilities need to be repaired or upgraded so they
meet the code requirements.
THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE
WITH THE 1988, 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE.
11. -- SEC. 1202 (b) -- "Walls and floors separating dwelling units in the same building shall be
of not less than one-hour fire -resistive construction."
One-hour fire -resistive construction usually consists of one layer of 5/8 inch, Type X, gypsum
wallboard on each side of the 2 x 4 or 2 x 6 wall framing and I layer of 5/8 inch, Type X gypsum
wallboard on the bottom of the floor/ceiling assembly. The walls and ceilings throughout the
building appear to be of 1/2 inch gypsum wallboard; therefore additional layers of gypsum
wallboard are required over the existing "walls and floors separating dwelling units " or "walls
and floors separating dwelling units from other uses." (such as furnace rooms or storage rooms as
was required in the 1985 UBC.)
THE FOLLOWING LISTED ITEMS WERE FOUND TO BE NOT IN COMPLIANCE WITH
THE 1991 & 1994 EDITIONS OF THE UNIFORM BUILDING CODE:
12. -- Smoke Detectors. Sec. 1210 (a) 4 (or Sec. 310.9.1.4 in 94 UBC) now states that: " In
dwelling units, a detector shall be installed in each sleeping room and at a point centrally
located in the corridor or area giving access to each separate sleeping area."
13. -- Guardrail opening dimensions. Sec. 1712 (a) (or Sec. 509.3 in 94 UBC) now states that: "
Open guardrails shall have intermediate rails or an ornamental pattern such that a sphere 4 inches
in diameter cannot pass through."
GENERAL SAFETY ITEMS:
14. -- The steeply sloped concrete area immediately north of the sidewalk near the stair landing is
very steep and poses a dangerous slipping problem during icy weather.
NOTE: THIS INSPECTION WAS GENERALLY LIMITED TO ITEMS IN PLAIN AND
FULL VIEW OF THE INSPECTOR ATTICS WERE INSPECTED FROM THE ATTIC
ACCESS OPENING. GYPSUM WALLBOAD THICKNESSES WERE MEASURED AT
ELECTRICAL OUTLET FIXTURES AND LIGHT FIXTURES OR WHERE OPENINGS IN
THE EXTERIOR SIDING MADE THE GYPSUM WALLBOAD VISIBLE AND
MEASUREABLE. NO ATTEMPT WAS MADE TO ASCERTAIN THE STRUCTURAL
SOUNDNESS OF THE BUILDINGS OR RELATED FACILITIES. THIS INSPECTION
AND REPORT DO NOT PROFESS TO HAVE COVERED ALL OF THE ITEMS INCLUDED
1N THE UNIFORM BUILDING CODE.
E/&,
� Date: 2-9-96
Joseph A. Laird, P.E.
CITY ENGINEER & BUILDING OFFICIAL
7/11/2000
John Millar
Public Facilities Coordinator
Rexburg City Hall
Dear John,
I have reviewed the plans for the parking lot at American Manor and have found the
following discrepancies:
1. The lot has been designed with parking in the front yard set -back. This is not
allowed as per Section 5.6 in the Parking Regulations.
2. The lot has not been designed for adequate landscaping requirements as per
Section 5.5 I in the Parking Regulations.
3. The owner is trying to use shrubbery located on the neighbors lot to qualify as
necessary screening as per Section 4.7 A2 of the Supplementary Regulations. The
same house lot is not shown to be screened on its East property line.
4. Plan shows power pole marked as retain and protect that is clearly in the traffic
aisles.
5. Plan shows house with 19 parking places in rear. This property is not owned by
the developer and is confusing at best.
6. The fire Department has found that the aisle widths do not meet their needs.
7. The Fire Department has identified the need of another fire hydrant.
8. Drainage plans are not shown for the rear of the long building on the north side.
The current drainage gutter cuts across the sidewalk and empties into the gutter.
It is covered with a loose metal top and creates a tripping hazard.
Another problem that has evolved is the lowering of the parking lot. On July 10, 2000, I
was called to American Manor for an inspection. Kauer Construction was proceeding to remove
the asphalt and concrete surfaces of the existing parking lot. Scott Cafaro informed me that they
were going to lower the height of the parking lot by about 4' at the highest locations. He
informed me that there would be retaining walls around the entire complex to separate the
walkways around the apartments from the driveway. He further stated that he was planning to
install handrails along these sidewalks because they would now have a drop-off to the parking lot.
I informed Mr. Cafaro that he would be taking at least 6 units that had entrances that were
accessible and would now make them non -accessible. Furthermore, I instructed him that the laws
were aimed at making units more accessible instead of the contrary. I instructed him at that time
that the parking plan that we were planning on presenting at the July 12`h Planning and Zoning
meeting did not show these changes. He was also instructed that if he was going to continue with
the idea of lowering the parking lot, he would have to have handicap access to the walkways and
parking that would work with them. I informed him that we needed plans showing how he was
going to construct the retaining walls behind the long building on the north side and the retaining
wall around the units. Finally I informed him that it would be nice if we were given plans that
accurately depicted that which was really going to be constructed so that we were approving the
right thing in our meeting.
Please let me know if you have any questions or if you need me to do more work on this
issue.
Sincerely,
Val Christensen
Assistant Engineer
cc: Dec Owens
Joe Laird
7/14/2000
Tamla Rencher
836 North Skyline
Idaho Falls, ID 83404
Dear Tamla:
cily V/ 'WRX19T7
STATE OF IDAHO
P.O. Box 280
12 North Center Street
Rexburg, Idaho 83440
Phone(208)359-3020
Fax (208) 359-3022
e-mail rexburg@srv.net
I have reviewed the plans for the parking lot at American Manor and have found the
following discrepancies:
1. The lot has been designed with parking in the front yard set -back. This is not
allowed as per Section 5.6 in the Parking Regulations.
2. The lot has not been designed for adequate landscaping requirements as per
Section 5.5 I in the Parking Regulations.
3. Shrubbery located on the neighbors lot can not qualify as necessary screening as
per Section 4.7 A2 of the Supplementary Regulations. The same house lot is not
shown to be screened on its East property line.
4. Plan shows power pole marked as retain and protect that is clearly in the traffic
aisles.
5. Plan shows house with 19 parking places in rear. This property is not owned by
the developer and is confusing at best.
6. The Fire Department has found that the aisle widths do not meet their needs.
7. The Fire Department has identified the need of another fire hydrant.
8. Drainage plans are not shown for the rear of the long building on the north side.
The current drainage gutter cuts across the sidewalk and empties into the street
gutter. It is covered with a loose metal top and creates a tripping hazard.
Another problem that has evolved is the lowering of the parking lot. On July 10, 2000, I
was called to American Manor for an inspection. Kauer Construction was proceeding to remove
the asphalt and concrete surfaces of the existing parking lot. Scott Cafaro informed me that they
were going to lower the height of the parking lot by about 4' at the highest locations. He
informed me that there would be retaining walls around the entire complex to separate the
walkways around the apartments from the driveway. He further stated that he was planning to
install handrails along these sidewalks because they would now have a drop-off to the parking lot.
I informed Mr. Cafaro that he would be taking at least 6 units that had entrances that were
accessible and would now make them non -accessible. Furthermore, I instructed him that the laws
were aimed at making units more accessible instead of the contrary. I instructed him at that time
that the parking plan that we were planning on presenting at the July 12t' Planning and Zoning
meeting did not show these changes. He was also instructed that if he was going to continue with
the idea of lowering the parking lot, he would have to have handicap access to the walkways and
parking that would work with them. I informed him that we needed plans showing how he was
going to construct the retaining walls behind the long building on the north side and the retaining
wall around the units. Finally I informed him that it would be nice if we were given plans that
accurately depicted that which was really going to be constructed so that we were approving the
right thing in our P&Z meeting.
At the P&Z meeting the group unanimously agreed that we need a plan that accurately
depicts the actual construction taking place. Please provide us with accurate drawings. Please let
me know if you have any questions. I can be reached at 359-3020 ext. 314.
Sincerely, /
j G 7`
Val Christensen
Assistant Engineer
cc: Dee Owens
John Millar
Joe Laird
facsimile transmittal
To: Jeff Frieberg
CITY OF
REXBURG
Fax: 524-0229
From: Val Christensen Date: 08/01/00
Re: American Manor Parking Lot Pages: 3 including this cover
CC:
❑ urgent x For Review ❑ Please Comment ❑ Please Reply ❑ Please Recycle
Notes: Jeff, this is the letter that I sent Tamla Reacher on July 14, 2000. If you have any
questions give me a call at 359-3020 ext. 314.
...........................
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7/14/2000
Tamla Rencher
836 North Skyline
Idaho Falls, ID 83404
Dear Tamla:
0/ lexlurF
STATE OF IDAHO
P.O. Box 280
12 North Center Street
Rexburg, Idaho 83440
Phone (208) 359-3020
Fax (208) 359-3022
e-mail rexburgpsrv.net
I have reviewed the plans for the parking lot at American Manor and have found the
following discrepancies:
1. The lot has been designed with parking in the front yard set -back. This is not
allowed as per Section 5.6 in the Parking Regulations.
2. The lot has not been designed for adequate landscaping requirements as per
Section 5.5 I in the Parking Regulations.
3. Shrubbery located on the neighbors lot can not qualify as necessary screening as
per Section 4.7 A2 of the Supplementary Regulations. The same house lot is not
shown to be screened on its East property line.
4. Plan shows power pole marked as retain and protect that is clearly in the traffic
aisles.
5. Plan shows house with 19 parking places in rear. This property is not owned by
the developer and is confusing at best.
6. The Fire Department has found that the aisle widths do not meet their needs.
7. The Fire Department has identified the need of another fire hydrant.
8. Drainage plans are not shown for the rear of the long building on the north side.
The current drainage gutter cuts across the sidewalk and empties into the street
gutter. It is covered with a loose metal top and creates a tripping hazard.
Another problem that has evolved is the lowering of the parking lot. On July 10, 2000, I
was called to American Manor for an inspection. Kauer Construction was proceeding to remove
the asphalt and concrete surfaces of the existing parking lot. Scott Cafaro informed me that they
were going to lower the height of the parking lot by about 4' at the highest locations. He
informed me that there would be retaining walls around the entire complex to separate the
walkways around the apartments from the driveway. He further stated that he was planning to
install handrails along these sidewalks because they would now have a drop-off to the parking lot.
I informed Mr. Cafaro that he would be taking at least 6 units that had entrances that were
accessible and would now make them non -accessible. Furthermore, I instructed him that the laws
were aimed at making units more accessible instead of the contrary. I instructed him at that time
that the parking plan that we were planning on presenting at the July 12" Planning and Zoning
meeting did not show these changes. He was also instructed that if he was going to continue with
the idea of lowering the parking lot, he would have to have handicap access to the walkways and
parking that would work with them. I informed him that we needed plans showing how he was
going to construct the retaining walls behind the long building on the north side and the retaining
wall around the units. Finally I informed him that it would be nice if we were given plans that
accurately depicted that which was really going to be constructed so that we were approving the
right thing in our P&Z meeting.
At the P&Z meeting the group unanimously agreed that we need a plan that accurately
depicts the actual construction taking place. Please provide us with accurate drawings. Please let
me know if you have any questions. I can be reached at 359-3020 ext. 314.
Sincerely��
Val Christensen
Assistant Engineer
cc: Dee Owens
John Millar
Joe Laird
P• 1
Transmission Result RePort(MemoryTX) ( Aua• 1, 2000 3:05PM 1 * « '
CITY OF REXBURG
i
File Page
No• Mode Destination Pg (S) Result Not Sent
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2114 Memory TX 95240229 P• 3 OK I
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Reason for error
E.I) H a n a u or line fail E.2) Busy
E.3) No answer E.4) No facsimile connection
Qtyo
4e(IS14
12/27/2000
Tamla Rencher
836 North Skyline
Idaho Falls, ID 83404
Dear Tamla,
0/ %X1QQF7
STATE OF IDAHO
P.O. Box 280
12 North Center Street
Rexburg, Idaho 83440
Phone (208) 359-3020
Fax (208) 359-3022
e-mail rexburg@srv.net
Recently I was asked by Scott Caffaro if there was a way that one of the units in American
Manor Building A could be used for a family who you were evicting. I talked with my superiors
and they felt that if it would be a charitable offering (rent free) and that one of the units on the
lower floors was safe enough, then the possibility existed. I met with Scott Caffaro to try and
locate a suitable unit on Tuesday December 26, 2000. What I found is that you have illegally
moved a tenant into Building A without notifying us.
Our recent decision to grant you an occupancy permit for Building C was done as a favor
to you so that you could stay financially solvent. The granting of that permit was based solely on
an understanding of trust. John Millar went out on a limb to help you. If it had been up to me
you would have had to abide by the original agreements that you made with us.
As a result of your decision to illegally move another tenant into Building A, you have put
the occupancy of Building B and Building C in jeopardy. Building B is connected to Building A.
The original list of construction items that you agreed to perform includes a two-hour wall
between Building A and Building B. As long as Building A was not occupied we did not feel that
an unsafe situation existed. Please immediately remove the tenants from Building A or I will
revoke your Occupancy for Buildings B and C. If you have any questions, I can be reached at
359-3020 ext. 314.
Sincerely,
Val Christensen
Assistant Engineer
C.C.
John Millar
Steve Zollinger
Dee Owens