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Home My WebLink AboutCorrespondenceLocation of removed closet wall. - co I Co ~ "I""" ,..... I in I I I I Possible Alternative: Without changing the roof framing, we can also move this tub/drain an additional eight-inches to the right, before we run into the interior door frame into the room, thus increasing the effective height over the 11 , tub by an additional five J ) _ LJI 0:1111 t ~ 11H1Ll l U 111 II 111 I and two thirds-inches. I 1-8 5/8" 8 1 /2" . Jc tt9'-1" Notes about Space: Closet Replaced with Free-Standing Tub (this side of bath) Existing Toilet and Sink on (this side of bath) New tub is for Home Owner1s 3-yr old grandaughter who visits from time to time U J?p er Level Bath Section Scale: 3/8" = 1 '-0" 41-8" k k With the added space for the tub, 52°/o of ,, " Room is > 7'-0" tall and none of the walls ,. are less than 5'-0" tall. Per R305.1, complies with Exception 1. Location of removed closet wall.-- ~I ~I ~ -'t- r--- I Lo 't 't 'L Lo / 8 1 /2" tt9'-1" Notes about Space: / Closet Replaced with Free-Standing Tub (this side of bath) Existing Toilet and Sink on (this side of bath) New tub is for Home Owner's 3-yr old grandaughter who visits from time to time Possible Alternative: Without changing the roof framing, we can also move this tub/drain an additional eight-inches to the right, before we run into the interior door frame into the room, thus increasing the effective height over the tub by an additional five and two thirds-inches. Upp er Level Bath Section Scale: 3/8" = 1 '-0" Andy Schwaller From: Sent: To: Cc: Subject: Mike, Andy Schwaller Monday, February 22, 2016 10:05 AM 'Mike Bucchin' Matt Provost; Roland Mclean; dockersconstruction@comcast.net RE: Mclean: Alternate Code Review for Bathtub Ceiling Height, 2015 IRC Applied It would appear the room itself with the closet removed may not meet Section R305.1. Both the 2009 and 2015 codes reference height above a fixture of 6ft. 8 in. Installing a tub that decreases the required head space an additional 5 inches would not help the situation and only make it worse. It is unlikely that only a 3 year old kid will be the sole user of the tub. That kid will be a teenager before the grandparents realize. The present owners could also sell the house anytime in the future. Moving the tub further away from the wall would help the situation but does not cure the code deficiency. It would appear that converting closet space with an existing low sloped ceiling into a tub space will not work without changing the low ceiling. Regards, Andy Schwaller Building Official Garfield County From: Mike Bucchin [mailto:mike@fandmarchitects.com] Sent: Monday, February 22, 2016 8:48 AM To: Andy Schwaller <aschwaller@garfield-county.com > Cc: Matt Provost <mprovost@garfield-county.com>; Roland Mclean <mack@skyei.com>; dockersconstruction@comcast.net Subject: Re: Mclean: Alternate Code Review for Bathtub Ceiling Height, 2015 IRC Applied Andy, The bottom of the tub is 5" off the finished floor. Please let me know if you need any additional information. Or, if me dropping by your office would be at all useful to help us come to an acceptable resolution, I would be happy to do that as well. Thank you for taking the time to review this. Take care, Mike. On Feb 18, 2016, at 2:01 PM, Andy Schwaller <aschwaller@garfield-county.com> wrote: Mike, How high is the tub bottom above the floor? Thanks, 1 Andy From: Mike Bucchin [mailto:mike @fandmarc_hitects.com) Sent: Thursday, February 18, 2016 1:34 PM To: Andy Schwaller <aschwaller@garfield-countv.com > Cc: Matt Provost <mprovost@garfield-county.com>; Roland Mclean <mack@skyei.com >; dockersconstruction@comcast.net Subject: Re: Mclean: Alternate Code Review for Bathtub Ceiling Height, 2015 IRC Applied On Feb 17, 2016, at 4:33 PM, Andy Schwaller <aschwaller@garfield- county.com> wrote: Mike, please provide a drawing of what you are describing. The height requirement is above the fixture not just the finished floor. Depending on the type of tub installed, 6ft. 8 may be a challenge to meet. People standing up in the tub regardless of a showerhead or not should not be close to hitting the ceiling above with any part of their body. Thanks, Andy From: Mike Bucchin [mailto:mike@fandmarchitects.com ) Sent: Wednesday, February 17, 2016 3:48 PM To: Andy Schwaller <aschwaller@garfield-county.com> Cc: Roland Mclean <mack@skyei.com >; dockersconstruction@comcast.net Subject: Mclean: Alternate Code Review for Bathtub Ceiling Height, 2015 IRC Applied Andy, Thank you for your time this morning on the phone. Hopefully, the attached memo will satisfy your concerns. Please let me know if you have any questions or if this is acceptable, thanks. Mike. MIKE BUCCHIN AIA Principal Architect F&M Architects LLC PO Box 6762 15 Kearns Road, Suite D Snowmass Village, CO 81615 0: 970 987 2707 C:9703191470 MIKE BUCCHIN AIA Principal Architect F&M Architects LLC 2 PO Box 6762 15 Keams Road, Suite D Snowmass Village, CO 81615 0 : 970 987 2707 C : 970 319 1470 MIKE BUCCHIN AIA Principal Architect F&M Architects LLC PO Box 6762 15 Keams Road, Suite D Snowmass Village, CO 81615 0: 970 987 2707 C: 970 319 1470 3 Andy Schwaller From: Sent: To: Cc: Subject: Mike, Andy Schwaller Monday, February 22, 2016 2:45 PM 'Mike Bucchin' Matt Provost; Jim W ilson RE: Mclean: Alternate Code Review for Bathtub Ceiling Height, 2015 IRC Applied Putting a full height person in the tub shows why there is a code provision for height above fixtures. As soon as one stands to get out of the tub or leans into the tub to enter the tub or grabs a towel and starts to dry off while in the tub, hands, heads and elbows will be hitting the ceiling and wall. Assuming the dimensions in your drawing represent the finished dimensions in the field, it does appear that moving the tub to the right as far as possible will meet the code provisions for the tub height and clearance . We will check these dimensions at final. Thanks for your time with the issue. Andy Schwaller Building Official Garfield County From: Mike Bucchin [mailto:mike@fandmarchitects.com] Sent: Monday, February 22, 2016 1:03 PM To: Andy Schwaller <aschwaller@garfield-county.com> Cc: Matt Provost <mprovost@garfield-county.com>; Roland Mclean <mack@skyei.com>; dockersconstruction@comcast.net; Dean Koll <dean@kollconsulting.com> Subject: Re : McLean: Alternate Code Review for Bathtub Ceiling Height, 2015 IRC Applied Andy, Please see my attached updated section . I have added a 7'-0" line and a couple dimensions, as well as a full height person standing in the bath tub. Even with the walls as they have been indicated, without the closet, the room still has >50% of the floor area at a height of at least 7' -0" and none of the walls are less than 5 '-0'' tall, thus complying with Section R305. l, Exception 1, for rooms with sloped ceilings. I feel that this solution meets the code, and I would gladly come by to discuss further in person if you still disagree. In concept, I can agree that standing in tub, reduces the effective height over the tub. However, the height is still adequate for the fixture to be used for intended purpose by even a full-height person in full upright position . If required by you, we could possibly move the tub over further, toward the center of the gable, to increase the overall height and effective height above the tub. I believe we could rather easily move it over 6", thus increasing the overall and effective height by 4 ". If we can move it a full 8" then we will have recovered the full 5" you are concerned about in your email below. However, I feel, without moving the tub at all, we do meet the requirements of the R305 Section and that this possible alternative solution is reducing the actual floor area where the large majority of the activity takes place in this room. Again, if it would be more effective to meet with you in person, I would be happy to come by your office to discuss this situation further at a time that is convenient for you. Take care, Mike . 1