HomeMy WebLinkAboutFile Documents.210 W Main St.0056.2019 (77).ARBK 418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
September 28, 2020
City of Aspen Community Development Department
130 S Galena Street, 3rd Floor
Aspen, CO 81611
RE: Stair Rail Extension
King Louise Multi-family Employee Housing
Summary Letter
Aspen, Colorado
To whom it may concern,
The contractor Keelty Construction, represented by Patrick Keelty and David
De L’arbre, site superintendent, were joined on site by project architect Kim
Raymond and Stephen Kanipe, Chief Building Officer for the City of Aspen at the site
to discuss the stair railing extensions on Wednesday, Sept. 23, 2020.
It came to the attention of David, that there was not enough space to build the
formerly approved 8” extension for the railing at the south ends of the stair runs
on both the ground and middle floors of the buildings as constructed.
Stephen met with us to discuss the solution. At the ground floor, the guard and hand
rails will run past the last tread for the required 12” on the east side of the stair; on
the west side, the guard rail will turn at the front face of the last tread, in a “U” shape
to become the guardrail for the opening of the stairs that lead to the basement. The
handrail will turn into the guard rail at that same location. This leaves 3’-0” clear
at the bottom of the stairs for the landing. This same configuration will happen at
the floor directly above, except that the guardrail will extend to the wall on the east
side.
On the north end of the stair run, there is ample room now, to run the gu ardrail the
full 12” beyond the last tread. The hand rail will turn and die into the guardrail.
Stephen said this configuration would work in this current situation. This letter is
the formal request for permission to proceed along the details above and attached.
418 E. Cooper Ave, Suite 201 | Aspen, Colorado | 81611 | 970.925.2252
Below is the content of the original letter outlining the 8” extension request on both
ends of the stair runs:
“Kim Raymond and Patricia Weber, along with Ted Guy met with Nick Thompson
and Denis Murray regarding the required 12” extension of t he handrails at the
above mentioned property. At that time it was discussed that the full 12” extension
of the railings in a number of places would not be feasible, as it would cause more
harm than good; protruding too far into the circulation path of ped estrians ‘circling
back’ to get to their apartments or the next run of stairs.
We understand the need for the extension for safety reasons, and it was agreed by
all present that an 8” extension of the handrails would be sufficient and more
appropriate than the required 12”. This letter is to request approval of the 8”
extension per the provision in the code below:
In accordance with 2015 IBC 104.10:
Where there are practical difficulties involved in carrying out the provisions of this
code, the building official shall have the authority to grant modifications for
individual cases, upon application of the owner or the owner’s authorized agent,
provided that the building official shall first find that special individual rea son
makes the strict letter of this code impractical, the modification is in compliance
with the intent and purpose of this code and that such modification does not lessen
health, accessibility, life and fire safety or structural requirements. The details fo r
action granting modifications shall be recorded and entered in the files of the
department of building safety.
Thank you so much for your help and consideration of this matter. We appreciate
the help and guidance from the building department on this issue. Please feel free to
contact myself or my office at 970 -925-2252 or kim@krai.us.“
Warmest Regards,
Kim Raymond
Kim Raymond Architecture + Interiors
418 E Cooper Street, Suite 201
Aspen, CO 81611
10/29/2020
This alternate method is acceptable as it meets the
intent of the 2015 IBC section 104.11 and is equivalent
in life safety.
Scale: AS NOTED
ISSUE
SCHEMATIC DESIGN
PERMIT SUBMITTAL
COMMENTS 1
COMMENTS 2
HPC APPROVAL
WINDOW HPC APPROVAL
CHANGE ORDER 1
KING LOUISE HOUSING
210 WEST MAIN STREET
ASPEN, CO 81611
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
A N D P L A N S I N D I C AT E D BY T H E S E
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
R AY M O N D A R C HIT E C T S, IN C . A N D
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
W I T H O U T W R I T T E N P E R M I S S I O N .
W R I T T EN D I M E NS I ON S S HA L L TAK E
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
T H E S I T E . A N Y D I M E N S I O N A L
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A .6.03
9/25/20
S TAIR
DETAIL:
EXTERIOR
DATE
11/22/18
KIM RAYMOND ARCHITECTS, INC.
| 300 E. HYMAN AVENUE, SUITE 100 |
| www.kimraymondarchitects.com |
| 970-925-2252 |
03/05/19
07/01/19
09/16/19
04/21/20
05/20/20
08/28/20
HANDRAIL
CONTINUOUS
GUARDRAIL
CONTINUOUS
GUARDRAIL
W/HANDRAIL
2728293031323334
DN UP
DN
3536373839404142
50 49 48 47
46 45 44 43 42 41 40 39 38 37 36 35
D05
W/D
W/D
W/D
C
C
1
1
2
1
2
4'-2 1/2"13'-11"(15 TREADS @ 1')1'-0"
3'-9 3/4"
9 1/2"
2'-10 3/4"
1 1/2"
3'-2 1/2"
4'-2 1/2"13'-11"(15 TREADS @ 1')3'-0"
1'-0 1/4"
3'-0"
4'-0 1/2"
1'-0"
2'-11 1/2"
1"
4'-5"
4'-5"
1'-0"3'-2 1/2"
2"2'-10"
3'-2 1/2"1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
3'-0"
T GYP.109'-4"
T PLY109'-2 1/2"
T. FF109'-2 1/2"
T. FF
118'-8"
HANDRAIL
BATH
ENTRY
ENTRY
ENTRY
ENTRY
SECOND LEVEL
THIRD LEVEL
UTILITY
DECK
E
E
3 54
192018
DN UP
17 16 15 14
212223242526
W/D
W/D
C
C
1
1
1
1
2
2
3'-9"
3'-4 1/4"
1'-0"5'-0 1/4"
3'-4 1/4"
3'-0"
7'-1"
1'-0"
3'-0"1'-0"
1'-0"
1'-0"
4'-2 1/2"
T. SLAB
89'-8"
T. FF100'-0"
EXTEND HANDRAIL 1',
TURN AND ATTACH TO
GUARDRAIL.
HANDRAILEXTEND
GUARDRAIL 1'
HANDRAIL
UNIT
STORAGE
HALLWAY
LAUNDRY
LOWER LEVEL
GROUND LEVEL
NOTE:
18 RISERS TO
GROUND FLOOR
1 2 3
56789101112
UP
131415
161718 4
E
E
3 54
SCALE: 3/8" = 1'-0"1 EXTERIOR STAIR - FLOOR PLANS REVISED 03/11/20
10/29/2020
nickt
Scale: AS NOTED
ISSUE
SCHEMATIC DESIGN
PERMIT SUBMITTAL
COMMENTS 1
COMMENTS 2
HPC APPROVAL
WINDOW HPC APPROVAL
CHANGE ORDER 1
KING LOUISE HOUSING
210 WEST MAIN STREET
ASPEN, CO 81611
1" ACTUAL
IF THE ABOVE DIMENSION DOES
NOT MEASURE ONE INCH (1")
EXACTLY, THIS DRAWING WILL
HAVE BEEN ENLARGED OR
REDUCED, AFFECTING ALL
LABELED SCALES.
ALL DESIGNS, IDEAS ARRANGEMENTS
A N D P L A N S I N D I C AT E D BY T H E S E
DRAWINGS AND SPECIFICATIONS ARE
THE PROPERTY AND COPYRIGHT OF KIM
R AY M O N D A R C HIT E C T S, IN C . A N D
SHALL NEITHER BE USED ON ANY OTHER
WORK NOR BE USED BY ANY OTHER
PERSON FOR ANY USE WHATSOEVER
W I T H O U T W R I T T E N P E R M I S S I O N .
W R I T T EN D I M E NS I ON S S HA L L TAK E
P R E C E D E N C E O V E R S C A L E D
DIMENSIONS AND SHALL BE VERIFIED AT
T H E S I T E . A N Y D I M E N S I O N A L
DISCREPANCY SHALL BE BROUGHT TO
THE ATTENTION OF THE ARCHITECT
PRIOR TO COMMENCEMENT OF WORK.
A .6.0 4
9/25/20
S TAIR
DETAIL:
EXTERIOR
DATE
11/22/18
KIM RAYMOND ARCHITECTS, INC.
| 300 E. HYMAN AVENUE, SUITE 100 |
| www.kimraymondarchitects.com |
| 970-925-2252 |
03/05/19
07/01/19
09/16/19
04/21/20
05/20/20
08/28/20
1
2
3
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
40
41
42
43
44
45
46
47
48
49
50
39
4
2
A.6.04
1
A.6.04
1
A.6.04
3
A.6.04
2
A.6.04
4
A.6.04
5'-0"2'-10"
10'-4"
18 RISERS @ 6 7/8" ea
9'-4"
16 RISERS @ 7"
9'-4"
16 RISERS @ 7"
1'-8 3/4"
8'-7 1/2"
7"
7"
10'-4"
18 RISERS @ 6 7/8" ea
9'-4"
16 RISERS @ 7"
9'-4"
16 RISERS @ 7"
1'-8 3/4"
8'-7 1/2"
3'-0"
3'-0"
1'-0"
1'-0"
3'-0"
1 1/2"1 1/2"
3'-0"
1 1/2"
3'-0"
3'-6"
3'-0"
4'-2 1/2"
4'-2 1/2"
3'-5 1/2"
1'-0"
CONTINUOUS
HANDRAIL
HANDRAIL TO EXTEND 8"
BEYOND TREAD AND TURN
TO HANDRAIL
CONTINUOUS
HANDRAIL
CONTINUOUS
HANDRAIL
CONTINUOUS
HANDRAIL
CONTINUOUS
HANDRAIL
UNIT 101
UNIT 201
UNIT 301
STORAGESTORAGE
UNIT 103
UNIT 203
STORAGE
E CD345
UNIT 102
T.O. F.F
@ GROUND LEVEL
100'-0"
T.O. F.F.
@ SECOND LEVEL
109'-4"
T.O. SLAB
BASEMENT
89'-8"
TOP F.F.
@ THIRD LEVEL
118'-8"
TOP PLY
@ FLAT ROOF
127'-10 1/2"
4"
SEE PLAN
- 3"- 3 1/2 CONC
TOPPING
- DRAINAGE MAT
- 3/4" PLY (GLUE & NAIL)
- 9 1/4" LVL @ 16 OC
- 1/2" DUROCK
- 1/2" RS CEDAR PLY
4"x4" MESH
1"x2" RAIL POST (TYP)
SEE PLAN
1"
1"
11"
7"
1/4 (TYP)
TOP OF SLAB
NOSING
RISE
TREAD
3'-0"
4"
2"
1
"
2 3/4"
3'-6"
L 1/2 x 1/2" x 0'-10
1/2" WELD TO
STRINGER
11"
1"
7"
EXPANDED STEEL
TREAD WELD TO
L SUPPORT
STEEL CHANNEL
STRINGER
4" X 4" METAL MESH,
TACK WELDED TO 1"
METAL FRAME
1" X 2" RAIL POST
2" X 1" HANDRAIL
ATTACHED TO POST
1/4" STEEL ROD
3
A.6.04
2" X 1" GUARDRAIL
1/4 (TYP)
4"
1"
1"
2"
1"
2"
R=0.01"
1 3/4"
1/2"
1/2"
1"
1"
1 1/2"2"
1/4 (TYP)
L 1/2 x 1/2" x 0'-10 1/2"
WELD TO STRINGER
EXPANDED STEEL TREAD WELD
TO L SUPPORT
STEEL CHANNEL STRINGER
1"x2" STEEL POST
TYPICAL TREAD (BEYOND)
1/4" STEEL ROD
1"x2" HAND RAIL (36"H)
(6" PERIMETER PER 2015 IBC 1014.3.1)
4"X"4 METAL MESH MOUNTED
ON 1" STEEL "U" CHANNEL
1"x2" GUARD RAIL (42"H)
35
36
37
38
35
36
37
38
39
40
41
42
UP
35
36
37
38
39
39
35
36
37
3'-0"
3'-5 3/4"
2"2"2"
3'-0"
3'-5 3/4"
CONTINUOUS
HANDRAIL
CONTINUOUS
HANDRAILCONTINUOUS
HANDRAIL
SECTION B -B'SECTION A-A'PLAN
AXONOMETRIC
VIEW
A
B
D C D C
T.O. F.F.
@ SECOND LEVEL
109'-4"
SCALE: 3/8" = 1'-0"1 STAIR SECTION 1-1
SCALE: 1" = 1'-0"
1 STAIR DETAIL 1
A.6.04
SCALE: 1 1/2"= 1'-0"
2 STAIR DETAIL 2
A.6.04
SCALE: 1 1/2"= 1'-0"
3 STAIR DETAIL 3
A.6.04
SCALE: 1/2" = 1'-0"4 HANDRAIL DETAIL
REVISED 03/11/20
10/29/2020
nickt