HomeMy WebLinkAboutEngineer's Framing Report 8.13.2022KURTZ & ASSOCIATES, INCORPORATED Structural Consultants
5012 County Road 154 Phone (970) 945-6305
Glenwood Springs, CO 81601
FIELD OBSERVATION REPORT NO.2
TO: Garfield County Building & Planning DATE: 08/13/2022
ATTN: Matt Provost PROJECT: TBD Calicotte Ranch Drive
Lot No. 44, Pinyon Mesa
Subdivision
Garfield County, Co.
COPY TO: Uriel Mellin
THE FOLLOWING WAS OBSERVED:
OWNER: Uriel Mellin
PRESENT AT SITE:
1. Brian Kurtz, Kurtz & Assoc., Inc.
The intent of this inspection was that it was to be a follow up as to a number of framing concerns.
The issues of concern are related to obtaining a successful final framing inspection for the residence.
Our office is the structural engineer of record and issued structural construction documents for the project
on March 04, 2022.
General Comments: At the time of my inspection the framing of the residence was complete and
the exterior walls had been insulated with batt insulation. I was able to view all of the wall, roof and floor
framing. This was my third on site visit in the last week. Previous inspections had focused primarily on
the structural steel framing.
Upper Level Exterior Wall Framing: All of the exterior and interior bearing wall framing was
complete and is structurally acceptable. The north wall which is above the garage is a gable end wall with
four (4) windows. The maximum window R.O. = 4 feet. All of the headers and header support posts at the
north wall as built are structurally acceptable. Single king studs for the 4 foot R.O.'s is acceptable. Along
the west wall, near the northwest corner a window was omitted. The wall as framed without the opening is
structurally acceptable. Along the west wall near the top of the interior stair (between grid lines 4 and 5)
the contractor installed a set of small windows mulled together and created and 8 foot R.O. The 8 foot
R.O. is framed with a (3) — 2 x 12 header which is ripped down to 10.3/4". The header is supported each
end with (4) — 2 x 6 (2 Jacks + 2 Kings). This is structurally acceptable.
Upper Roof Framing: The upper roof framing system contains 2 zones of over -framing. At this
time both zones are framed in a structurally acceptable manner. Based upon my recommendation, an
additional pony wall had been installed in the east zone.
Main Level Wall Framing: At the north entry wall there is an entry door opening and an adjacent
window opening. The contractor adjusted the locations of these openings. The original window location
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did not relate properly to the interior stair from a visual perspective. Both openings were originally
specified to have (3) — 2 x 10 headers. At the original location the window header supported an LVL
beam. The as built location of the window opening is such that the (3) — 2 x 8 header, as installed, does
not support the LVL, and is structurally adequate.
Upper Floor and Lower Roof Beam Supports: A W 10 x 45 steel beam located on grid line 7
supports both floor and roof framing. The W 10 x 45 was specified to be supported by 6 x 6 timber posts
each end. As built, it is supported by (4) — 2 x 6 at it's west end, and by (3) — 2 x 6 at it's east end.
The W10, as built, is adequately supported. There are two (2) — 24" deep glue laminated (G.L.) beams
spanning east -to -west across the kitchen/living space. The upper G.L. is a ridge beam and is properly
supported in accordance with the structural documents. The support at the west end of the lower G.L.
should be improved by the addition of a single 2 x 8 placed on the south face of the existing built up post.
The lower G.L. is 6.3/4" wide and originally overhung the south face of the supporting wall. This wall has
been furred out 1.1/2". The additional 2 x 8 should be placed in the furring wall and nailed to the existing
(3) — 2 x 6 post. The bearing in the crawl space beneath the post should also be widen 1.1/2" to the south:
an additional pressure treated 2 x 2 section of plate should be installed and screwed to the existing plate.
There is a (2) — 2 x 12 hip spanning from above the entry door to an LVL beam. The LVL beam runs
north -to -south along the interior stair. The hip is bevel cut and attached to the LVL with a framing angle
and face nails. This connection should be improved via the installation of (3) — 1/4" diameter x 4.1/2"
Simpson SDS screws.
Crawl Space Framing: A number of nail -on post caps have recently been added in the crawl
space. At this time all of the post caps had not been installed.
Floor Tie Anchors and Hold-downs at Upper Floor: At the time of my site visit the two (2)
hold down anchors which attach the upper level wall to the east and west ends of the W 10 steel beam on
grid line 2 were being installed. At the time of this site visit the two (2) floor tie anchors on grid line 4 were
being installed. Our office had issued an alternate detail for the floor ties based on DTT -2Z ties and a 1/2"
diameter vertical threaded bolt.
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