Savemountcarbon. com: structural integrity of golf course toilets atop Mount Carbon in suburban Denver is questioned
Do municipalities have to adhere to the same building standards as contractors who make improvements to properties within their jurisdiction? It seems the toilet structure on top of Mount Carbon - actually the byproduct of a golf course that was recently built by the City of Lakewood, CO, on its eastern slope - may walk a very thin line (or none at all) in being compliant with generally accepted construction standards. Lakewood resident, Steve Holben, began the Save Mount Carbon crusade in early May, seeking to relocate the golf course outhouse from the summit of the beautiful mountain vista near his home.
(PRWEB) July 13, 2002 -
Steve Holben, Lakewood resident and licensed contractor for the past 25 years, has reviewed the construction methods of the City of Lakewood in erecting the toilet building atop Mount Carbon and has these concerns after reviewing the installation video and installation manual:
1. It appears the installation manual supplied with the toilets was not used. It shows no signs of wear and has several specific requirements that weren't followed.
2. The manual states that soil conditions have to be understood and considered in the installation. I didn't see any evidence of a soil bore for a soil test, and there was no consideration given to the frost penetration that occurs in this region. None of the structural bearing appears to penetrate below frost line.
3. In the manual is clearly states at least twice the vents must be oriented South for proper ventilation. Toilets are installed backward with them to the North.
4. The buildings are not plumb. The East building is out by about 1.25" in 8'.
5. The riser (seat) in the men's side is out of level by about 3" in 8'.
6. The floors drain to rear versus the specified 1/4"/ft called for.
7. The floor pan in the men's structure is obviously deformed, and the concrete is poured into the space between the pan and the building. Wood shims (clearly not an acceptable building procedure) were poorly installed under both structures in an attempt to level them, as the ground around the units was not level (a specific requirement called out several times in the manual). It looks like the shims were forced out of their position when the concrete was placed, thus causing the pans to drop and weight to bear directly onto the vault. I expect this is putting enough load onto the vault to cause it to deform and cause the riser to be out of level so much. I expect there is a lot of pressure on the men's vault from the top, and that there will be a lot of pressure from the side with at least one "pad" bearing directly against it (a serious error). The water that drains to the back of the floors as a result of the deformed floors will freeze and degrade the concrete over a short time and allow water to get into fill around vaults. When that water freezes it will put additional pressure on the vaults.
8. It looks like the same condition exists in the woman's structure. Although the pan wall is not visible, an arc appears in the concrete in the same location and in the same pattern as the men's side that is defined by the deformed pan.
9. Some "pads" for columns were excavated to the vaults; Thus causing additional bearing of the buildings onto the vaults. Other "pads" consist of non-structural garden stepping stones set over
Non-compacted fill. Both of these methods are above frost line and neither of these methods begins to comply with any building code or the manual. Additionally, during prep for the concrete pour, several of the stepping stones were either broken or undermined, thus further diminishing any integrity they might have provided.
10. The lack of drainage will cause freezing in the rooms during cold weather, thus exposing Lakewood to liability issues both in terms of slipping and in terms of ADA accessibility. Also during the warm months the build up of waste on the floor will breed harmful mold and bacteria that will not only smell, but again expose Lakewood to liability. Also, I think the fact that the facilities have few components in level makes them in non compliance with ADA; thus more potential liability.
11. The combination of the poor installation, lack of consideration for the freeze thaw cycle, and the inevitable water buildup that is going to occur inside the rooms will, I expect, put "un-designed for pressure" on the vaults exposing them to a high potential to fail and leak untreated waste and chemicals into the ground. The land is owned by the Federal government, is part of a watershed and is managed by the U. S. Army Corps of Engineers. This would expose Lakewood to great liability and expense to both the EPA and the Corps.
12. I don't believe the path to the "Accessible building" (outhouses) complies as an "accessible route," nor do the toilets comply.
13. The pre-manufactured roof structure was severely damaged during erection (connectors bent and fasteners destroyed) and I believe its integrity was diminished. I didn't see evidence of any truss clips being used (a requirement). Wind on top of Mt. Carbon has nothing to stop it from any direction, and improper installation could cause the roof the to blow off, which again brings up the liability issue.
14. It seems inconceivable that so many defects would occur in erecting two simple modular toilets, but photographs don't lie (these are available by request). My efforts to draw Lakewood's attention to these problems were continually rebuffed, and I was told in an e-mail dated 6/10/02 from Richard Plastino, the Public Works Director for Lakewood, that the toilets were correctly installed and was summarily dismissed by him at the direction of the City Manager on 6/11. What makes this odd is that the Public Works Department had nothing to do with these toilets. The toilets were installed by employees of the golf course, which is under the Parks Dept. In conclusion, if these toilets had been built by a private contractor they would never have been approved, and indeed would have to be removed. I think Lakewood is obligated to follow the same standards of construction that everyone else is expected to follow and has done the citizens of Lakewood a great disservice. The taxpayers of the city deserve better, and the health and welfare of the public demand it.
Steve and Maggie Holben began the savemountcarbon. com effort in May. Shortly after the Holbens' website went live on May 27, the Sierra Club-Rachel Carson group of Jefferson County rallied to the support of the effort and shared its views with city officials. In addition, the renowned nature photographer and preservationist John Fielder offered these words on the subject: "Colorado views are almost as important as Colorado landscapes. They keep Earth-caring people sane and motivated, and convert Nature-disconnected folks from the dark side. Lakewood leadership: Find a better place for the Mt. Carbon toilets."
Regarding public support, the Holbens received this note from a Lakewood couple: "We go to Bear Creek Lake Park almost every day to walk our dogs with Mount Carbon being one of our favorite destinations. You can see those restrooms from almost any location in the park. Wouldn't you think the City of Lakewood would have more pride (or at least aesthetic sense) than that? Please let us know if there is anything we can do. Also, a big thank you for all your efforts!" Sincerely, Linda and Ernie Hartman, Lakewood, CO, residents and registered voters.
"Overall, response has been tremendously gratifying, especially when I made calls to members of the Lakewood Planning Commission. I gained personal support from five of the seven members of the planning commission to whom I spoke by phone in May. Their comments ranged from "Oh how ghastly" to "Boy, I'm glad people like you live here in Lakewood. Yeah this seems wrong," recounts Steve.
In addition to the federal appeal for assistance, the Holbens are seriously considering the petition process for bringing this to the voters of Lakewood.
"I've learned that it will take 4,570 signatures from registered voters to take this to the public. We'd have our work cut out for us. However, in just this first month of online exposure of an "I want to help" form, we saw our efforts double from one to two - when I joined Steve - and now from two to four to eight to 16 and now 18. We'd just need to see that doubling effect occur a little more than eight more times and we'd have the voting initiative more than locked in at 4,608," Maggie explains.
And third, the Holbens are continuing their media awareness campaign, which has included creating and maintaining the website, www. savemountcarbon. com, newspaper advertising, direct mail and bumpers stickers. "We're currently deciding when movie theatre advertising would be most effective: now - during the initial awareness phase - or later, during petition signing or the voting phases," says Maggie.
The mantra of the savemountcarbon. com effort is: "Toilets don't belong on mountain tops." These are the words of noted historian, Thomas J. Noel, in a May 24th e-mail to Steve. "Dr. Colorado," as Noel has been nicknamed said: "Good luck in your noble effort."
Personal commitment, courage and fortitude:
Public involvement takes determination and commitment of time, talent and treasury. To date the Holbens have spent more than $2,500.00 in out-of-pocket expenses. Plus, Steve estimates that he has spent more than 50 hours on the project and Maggie estimates more than 220 hours, as she is the webmaster, program spokesperson, media relations strategist and creator of the advertising materials.
"As you may already know, to be an active, concerned citizen takes a great deal of courage. However, the only thing that makes this country function as a democracy is when ordinary people summon up that courage," Dave Chandler of Jefferson County's Sierra Club-Rachel Carson Group, says.
So, wouldn't it be easier for the city to just move the toilets?
"Of course," chime in both Steve and Maggie. But Lakewood City officials have dug in their heels and fully support the disruption of one of Lakewood's most beautiful and serene spots: the 360-degree view from the Mount Carbon vista.
"Maggie and I are doing this because it is the right thing. Clearly no consideration was given to the sightline impact of the current location, and since these outhouses will be here long after the people responsible for their location are gone, we don't want Lakewood being known as the only community who places toilets on top of scenic vistas.
"As a builder, I am held to the standards of the communities I build in, including respect and consideration for natural amenities such as Mt. Carbon; Therefore I think it is correct to expect the municipality to express the same level of respect and consideration when it builds projects.
"Lakewood truly is a beautiful city and we feel it's very important for us to do our part to preserve the Mount Carbon view," Steve concludes.
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