Loading...
HomeMy WebLinkAboutFile Documents.427 Rio Grande Pl.0016.2019 (44).ACBK1 Nick Thompson From:Nick Thompson <nick.thompson@cityofaspen.com> Sent:Monday, November 6, 2017 11:09 AM To:Ashley Satterfield Cc:Rich Pavcek; Denis Murray; Stephen Kanipe; Jack Wheeler; Jeff Pendarvis Subject:RE: City Offices code review Ashely, See you tomorrow at 4. Here’s what we’ve come up with. Let me know if you have questions or thoughts in the meantime. Considered as a single building, the library, garage, and civic addition become a 3 story building because the Middle Level is greater than 12’ above grade (not grade plane), which makes the floor below (the Main Level) the first story above grade plane. See the definition of “story above grade plane” in 2015 IBC section 202 item 2. Illustration below: I’ve come up with two options: 1. Civic + Garage + Library all considered as a single Type IIB building. · Reclassify garage and library from IIA down to IIB. · 1 hour fire barriers separating Civic from Garage and Garage from Library (this already exists between Garage and Library) per 508.4. · Civic addition is a non-separated fire area per 508.3. · 3 hour fire wall separating Rio Grande Building. · Type IIB does not require fire rated construction. · Illustrated below and in IIB attachments. · This limits future expansion to around 30,000 sqft on the 1st floor, but to 435 sqft max on the 2nd and around 500 sqft max on the 3rd. A 4th floor could be added of 8000sqft or more (but that subtracts from total allowed on the 1st floor) (Numbers assuming office (B) occupancy for future addition). Alternatively, a future expansion could be unlimited using a fire wall. 2 2. Civic + Garage + Library all considered as a single Type IIA building. · 1 hour fire barrier separating Garage from Library (this already exists) per 508.4. · Civic addition and Garage are a non-separated fire area per 508.3. · 3 hour fire wall separating Rio Grande Building. · Type IIB requires fire rated construction. · Illustrated below and in IIA attachments. · This allows future expansion to be in excess of 150,000sqft (50,000 per floor) if separated from the rest of the civic building as a separate fire area using fire barriers. If an addition needed to be non-separated from the civic building (part of the same fire area), it would be limited to roughly 3000sqft 1st floor, 3000sqft 2nd floor, and greater than 15,000sqft on the 3rd floor (Numbers assuming office (B) occupancy for future addition). 3 Considering the civic addition as a standalone building by building a firewall between it and the garage is infeasible using the current design as the firewall must be continuous plane up and down (not stagger). Nick Thompson Plans Examiner City of Aspen Community Development (970) 429-2757 | cell (970) 456-5165 | fax (970)920-5440 www.aspenpitkin.com Stay up to date with Community Development changes and requirements by signing up for our newsletter. Our new 2015 code adoption went into effect April 10, 2017. Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current adopted building codes and code administration, which are subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Ashley Satterfield [mailto:ashleys@cunniffe.com] Sent: Friday, October 27, 2017 10:46 AM To: Nick Thompson <nick.thompson@cityofaspen.com>; Denis Murray <denis.murray@cityofaspen.com> Cc: Stephen Kanipe <stephen.kanipe@cityofaspen.com>; Rich Pavcek <richp@cunniffe.com> Subject: RE: City Offices code review Nick, Please see the attached for updated drawings. 4 The grade plane is calculated using the proposed grade. We added a dashed line on the plan 6’-0” from the building (where the property line was greater than 6’-0” away) and added dots to clearly indicate where the grade is taken from. The grade plane is located at 7,897 ft. We also added the elevations of the library floors to help clarify the building levels. We believe the first story above the grade plane is the Main Level of the City Offices. This assumes the next level up is the Middle Level of the City Offices and not the Lower Level of the Library. Please review and we can discuss if you interpret this differently. See the responses below in red regarding the remainder of the comments. Let us know if you would like to arrange a face to face meeting to discuss. Ashley Satterfield | Project Architect Charles Cunniffe Architects CCA | A Collaboration of Design Leaders 610 East Hyman Avenue Aspen, Colorado 81611 Tel: 970.925.5590 Fax: 970.925.5076 ashleys@cunniffe.com www.ccaaspen.com AMERICAN INSTITUTE OF ARCHITECTS CO WEST FIRM OF THE YEAR OUTSIDE MAGAZINE #63 BEST PLACES TO WORK IN THE U.S. The information contained in this e-mail message is intended for the use of the individual(s) and/or entity(ies) named above. It may contain sensitive and private proprietary or legally privileged information. No confidentiality or privilege is waived or lost by any mistransmission. If the reader of this message is not the intended recipient, you are hereby notified that any printing, disclosure, dissemination, distribution, or copying of this communication or any part of it is strictly prohibited. From: Nick Thompson [mailto:nick.thompson@cityofaspen.com] Sent: Wednesday, October 25, 2017 12:40 PM To: Ashley Satterfield <ashleys@cunniffe.com>; Denis Murray <denis.murray@cityofaspen.com> Cc: Stephen Kanipe <stephen.kanipe@cityofaspen.com>; Rich Pavcek <richp@cunniffe.com> Subject: RE: City Offices code review It needs to be proposed finished grade, not existing. Also, check the definition for ‘story above grade plane’ there are two conditions you need to meet to identify which story is the 1st story above grade plane. It would also be helpful to have the following: -label the occupancy groups in your table (A3, B, S2, etc). added to sheet A12.1 -show and tabulate exterior covered areas of the library and garage. Updated on sheets A12.5 and A12.6. -provide frontage dimensions for all sides of the building, including the S and E side of the parking garage. Shown on Sheets A12.4 and A12.5 -revise building height to measure to the average height of the top library roof (halfway down the slope). Updated on sheet A12.6 Nick Thompson Plans Examiner City of Aspen Community Development (970) 429-2757 | cell (970) 456-5165 | fax (970)920-5440 www.aspenpitkin.com Stay up to date with Community Development changes and requirements by signing up for our newsletter. Our new 2015 code adoption went into effect April 10, 2017. 5 Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current adopted building codes and code administration, which are subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Ashley Satterfield [mailto:ashleys@cunniffe.com] Sent: Wednesday, October 25, 2017 12:19 PM To: Nick Thompson <nick.thompson@cityofaspen.com>; Denis Murray <denis.murray@cityofaspen.com> Cc: Stephen Kanipe <stephen.kanipe@cityofaspen.com>; Rich Pavcek <richp@cunniffe.com> Subject: RE: City Offices code review We based our grade plane calculations on the finish grade as described below. Ashley Satterfield | Project Architect Charles Cunniffe Architects CCA | A Collaboration of Design Leaders 610 East Hyman Avenue Aspen, Colorado 81611 Tel: 970.925.5590 Fax: 970.925.5076 ashleys@cunniffe.com www.ccaaspen.com AMERICAN INSTITUTE OF ARCHITECTS CO WEST FIRM OF THE YEAR OUTSIDE MAGAZINE #63 BEST PLACES TO WORK IN THE U.S. The information contained in this e-mail message is intended for the use of the individual(s) and/or entity(ies) named above. It may contain sensitive and private proprietary or legally privileged information. No confidentiality or privilege is waived or lost by any mistransmission. If the reader of this message is not the intended recipient, you are hereby notified that any printing, disclosure, dissemination, distribution, or copying of this communication or any part of it is strictly prohibited. From: Nick Thompson [mailto:nick.thompson@cityofaspen.com] Sent: Wednesday, October 25, 2017 12:04 PM To: Ashley Satterfield <ashleys@cunniffe.com>; Denis Murray <denis.murray@cityofaspen.com> Cc: Stephen Kanipe <stephen.kanipe@cityofaspen.com>; Rich Pavcek <richp@cunniffe.com> Subject: RE: City Offices code review See the definition of grade plane. Use finished grade measured at the lowest point between the building and lot line or between the building and 6’ out. Nick Thompson Plans Examiner City of Aspen Community Development (970) 429-2757 | cell (970) 456-5165 | fax (970)920-5440 www.aspenpitkin.com Stay up to date with Community Development changes and requirements by signing up for our newsletter. Our new 2015 code adoption went into effect April 10, 2017. Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error 6 and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current adopted building codes and code administration, which are subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Ashley Satterfield [mailto:ashleys@cunniffe.com] Sent: Wednesday, October 25, 2017 10:39 AM To: Denis Murray <denis.murray@cityofaspen.com>; Nick Thompson <nick.thompson@cityofaspen.com> Cc: Stephen Kanipe <stephen.kanipe@cityofaspen.com>; Rich Pavcek <richp@cunniffe.com> Subject: RE: City Offices code review Denis, Attached you will find the requested information regarding the code review at City Offices. We calculated the grade plane based on the existing grade at the site. If you would like it calculated another way we will be happy to do so, just let us know. Thanks, Ashley Satterfield | Project Architect Charles Cunniffe Architects CCA | A Collaboration of Design Leaders 610 East Hyman Avenue Aspen, Colorado 81611 Tel: 970.925.5590 Fax: 970.925.5076 ashleys@cunniffe.com www.ccaaspen.com AMERICAN INSTITUTE OF ARCHITECTS CO WEST FIRM OF THE YEAR OUTSIDE MAGAZINE #63 BEST PLACES TO WORK IN THE U.S. The information contained in this e-mail message is intended for the use of the individual(s) and/or entity(ies) named above. It may contain sensitive and private proprietary or legally privileged information. No confidentiality or privilege is waived or lost by any mistransmission. If the reader of this message is not the intended recipient, you are hereby notified that any printing, disclosure, dissemination, distribution, or copying of this communication or any part of it is strictly prohibited. From: Denis Murray [mailto:denis.murray@cityofaspen.com] Sent: Thursday, October 19, 2017 8:54 AM To: Ashley Satterfield <ashleys@cunniffe.com>; Nick Thompson <nick.thompson@cityofaspen.com> Cc: Stephen Kanipe <stephen.kanipe@cityofaspen.com> Subject: FW: City Offices code review Ashley, Nick put together this list of items we will need to continue the code review for the Civic building. I will be out for a few days but please copy both of us when you get this information. Thanks Denis Murray Plans Examination Manager City of Aspen 970-429-2761 Office 970-309-6283 Cell Denis.Murray@cityofaspen.com 7 From: Nick Thompson Sent: Tuesday, October 17, 2017 8:51 AM To: Denis Murray <denis.murray@cityofaspen.com> Subject: RE: City Offices code review Here’s a list of items to help determine how to classify the new civic building: -Show the Mill Street Condos (should probably be considered a separate building). -Update square footages to include exterior covered areas as defined by gross floor area 2015 IBC 202. -Break up square footages by use group. -Provide dimensions needed for frontage increase calculations per 2015 IBC 506.3 (dimension the length of each portion of the building and then provide the distance from each face to a lot line or the far side of the ROW, whichever is greater). -Show and calculate grade plane in section view (as defined by 2015 IBC 202). -Dimension building height from grade plane to the average height of the highest roof surface on the library -Identify the first story above grade plane (as defined by 2015 IBC 202). -Include square footages of each story of the parking garage and library. Nick Thompson Plans Examiner City of Aspen Community Development (970) 429-2757 | cell (970) 456-5165 | fax (970)920-5440 www.aspenpitkin.com Stay up to date with Community Development changes and requirements by signing up for our newsletter. Our new 2015 code adoption went into effect April 10, 2017. Notice and Disclaimer: This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions contained in the email are based on current adopted building codes and code administration, which are subject to change in the future, and upon factual representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of detrimental reliance. From: Denis Murray Sent: Monday, October 16, 2017 2:14 PM To: Nick Thompson <nick.thompson@cityofaspen.com> Subject: FW: City Offices code review From: Denis Murray Sent: Thursday, October 12, 2017 4:48 PM To: Bonnie Muhigirwa <bonnie.muhigirwa@cityofaspen.com> Subject: FW: City Offices code review 8 From: Ashley Satterfield [mailto:ashleys@cunniffe.com] Sent: Wednesday, October 11, 2017 11:30 AM To: Denis Murray <denis.murray@cityofaspen.com>; Stephen Kanipe <stephen.kanipe@cityofaspen.com> Cc: Jack Wheeler <Jack.Wheeler@cityofaspen.com>; Jeff Pendarvis <jeff.pendarvis@cityofaspen.com>; Saul Abrahams <Saul.Abrahams@nv5.com>; Charles Cunniffe <charles@cunniffe.com>; Rich Pavcek <richp@cunniffe.com> Subject: City Offices code review Denis, Thank you for your time yesterday to review the code analysis for City Offices. Attached you will find floor plans that include the Library, Parking Garage, Rio Grande building, and the proposed City Offices. If you need any further information for your code review please do not hesitate to call or email. Let us know when you and your team are ready to meet again to continue our discussion. Thanks, Ashley Ashley Satterfield | Project Architect Charles Cunniffe Architects CCA | A Collaboration of Design Leaders 610 East Hyman Avenue Aspen, Colorado 81611 Tel: 970.925.5590 Fax: 970.925.5076 ashleys@cunniffe.com www.ccaaspen.com AMERICAN INSTITUTE OF ARCHITECTS CO WEST FIRM OF THE YEAR OUTSIDE MAGAZINE #63 BEST PLACES TO WORK IN THE U.S. The information contained in this e-mail message is intended for the use of the individual(s) and/or entity(ies) named above. It may contain sensitive and private proprietary or legally privileged information. No confidentiality or privilege is waived or lost by any mistransmission. If the reader of this message is not the intended recipient, you are hereby notified that any printing, disclosure, dissemination, distribution, or copying of this communication or any part of it is strictly prohibited.