HomeMy WebLinkAboutFile Documents.124 W Hallam St.0284.2018.ARBK
RO | ROCKETT DESIGN
Los Angeles: 1031 West Manchester Blvd. Unit 6 | Inglewood, CA | 213 784 0014 | www.rorockettdesign.com
San Francisco: 1306 Bridgeway, Flr. 2 | Sausalito, CA | 415 289 0830 | info@ rorockettdesign.com
TRANSMITTAL
To: City of Aspen
201 N. Mill – Garden Level
Aspen, CO 81611
970 429 2019
From: Andrew Alexander Green
Date: 11.30.2018
Via: Email
Job: 1507 124 W Hallam Street
Re: -Change Order: Dormer Revisions; Floor Area Addition
CC: John Barker, Amy Simon, Jim Pomeroy, Bill Guth, Andy Thomas, Kirk Mathes,
Zac Rockett, Jason Ro
Attached: 124 W HALLAM - CHANGE ORDER DIAGRAMS.pdf
A-111.00 MAIN LEVELFLOOR PLAN.pdf
A-112.00 UPPER LEVEL FLOOR PLAN.pdf
Z-104.00 FLOOR AREA CALCULATIONS.pdf
Description
ITEM 01: DORMER
EXTERIOR REVISIONS - South-facing dormer revisions per HPC:
• Original permit drawings included (2) double-hung windows. HPC requested these be (4)
fixed windows narrower in proportion. Amy Simon provided photo for reference.
• HPC requested the ridge of dormer be lowered relative to the primary East-West gable
beyond. RRD has lowered the ridge as much as possible while maintaining code required
clearance around elevator door at interior.
• Hallam Street-facing gabled “skirt” roof proportion and size was increased in height per
HPC direction (from 18” to 24”).
• Spiderweb frieze detail was revised per gable roof adjustment.
INTERIOR REVISIONS (Summary):
The south-facing dormer framing interacts above roof framing of an historic roofline with
a new elevator shaft housed within the dormer roof. Original approved permit drawings
included (2) double-hung windows. HPC requested these be (4) fixed windows. Amy
Simon provided photo for reference/guidance in making the revisions.
Please see attached section diagrams cut through the dormer in question for more
clarity; There is a void between the Hallam Street-facing dormer wall and the parallel wall
of the elevator shaft. This space exists above the roof joists only and adds no floor
area/habitable space to the project. The area outlined in a blue-dashed line shows new
area added to the Upper Level Floor Plan at the dormer. There is a smaller sliver of space
(Section C in diagrams) that exists above floor framing, but is less than 30” in height. We
understand the above outlined revisions and changes made per HPC direction to comply
with building code and add no floor area.
12/03/2018
RO | ROCKETT DESIGN
Los Angeles: 1031 West Manchester Blvd. Unit 6 | Inglewood, CA | 213 784 0014 | www.rorockettdesign.com
San Francisco: 1306 Bridgeway, Flr. 2 | Sausalito, CA | 415 289 0830 | info@ rorockettdesign.com
ITEM 02: WINDOW LOCATION ADJUSTMENT
WINDOW 13 & 14 – Plan location adjustment:
Window 13 at the Mud Room (Room 17) and Window 14 (Stair) will move toward the
exterior of the building due to concrete foundation wall conflicts below. Window 13
moves approx. 5” (2.4 additional square feet) and Window 14 moves 6” (3.16 additional
square feet). This change of location will result in a total of an additional 6 square feet.
The move at Window 14 does not add square footage at the Upper Level as the stair
landing location remains in the same location which results in an open-to-below
condition.
This additional 6 square feet of area can be added to the project total due to the
measured change (a decrease) of total square footage in the historic Victorian house
after the non-historic additions were removed. The original surveyed as-built drawings
did not accurately measure the footprint of the house and new measurements were
taken so the new foundation walls could be accurately located/poured to receive the
Victorian. These calculations of area are illustrated in the spreadsheet included with
change order submittal.
A Main Level & Upper Level Floor Plan diagram included illustrates the areas of change
after permit issuance and section diagram sketches outline the area of new area added at
the south-facing dormer.
Thank you,
Andrew Alexander Green
12/03/2018
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