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HomeMy WebLinkAboutFile Documents.931 Gibson Ave.0037-2019-BRES (9) F&M Architects LLC Memo: Final 931 Gibson Walkthrough Prior to Sale of Property June 7, 2021 Dear David Steiner, Today I participated in a site walk with Seth Cole, SH Building Group; Adam Rothberg, Rothberg Development; and Patrick Westfeldt, F&M Architects. Hein Brutsaert, Silver Town Structures attended via FaceTime this morning, and ultimately made a site visit later this afternoon to inspect the construction in person. My notes from the site meeting are below. . The victorian roof has been covered with an Ice & Water Shield underlayment. This work was done in early June and will effectively protect the roof for the next 6 months. This will provide ample time for SH Building Group to install the finished roofing material. . A foundation drain has been installed along the perimeter of the victorian structure. I was told by Rothberg Development that this foundation drain was installed at the elevations dictated by the permit drawings from our civil engineer. They've stubbed the foundation drain up from the dirt so that SH Building Group will be able to easily locate the existing drain, and tie in the future drains as needed. . The foundation has been backfilled on 3 sides with a combination of gravel at the base to help water move freely at the foundation, and dirt at higher elevations. This is consistent with our drawings. The fourth side has not been backfilled and we anticipate there is no need to do so based on the excavation that will soon be needed to complete the project. . A structural slab has been poured in the basement to help shore the foundation walls. Plumbing has been roughed-in under the slab, but the topping slab has not yet been poured. This scope of work will fall to SH Building Group. This seems appropriate given the status of the project. . The foundation has been insulated on the exterior by Rothberg Development. The exterior insulation that has been installed is not specified in F&M Architects permit drawings, and is not required for the construction of the home. It is not anticipated that the additional insulation will have any negative impacts to the completion of this building project and should not affect the sale of the property. . The victorian wood framing has not yet been insulated. F&M Architects is waiting on the City of Aspen's HPC Board to respond to what type of insulation is permissible in these historic wall cavities. This inquiry is on-going and should not affect the sale of the property. . Notes from our structural engineer, Hein Brutsaert of Silver Town Structures, are below: . Rothberg Development has installed all the beams and blocking according to structural plans. . I was unable to view one of the beams via Facetime this morning. This afternoon, however, I was able to verify the beam in the existing floor space. The installation actually includes an additional joist below it and an existing 2x wood joist. There are several cases where more microlam plys are installed than my plan called for. This was PO Box 6762 15 Kearns Road,Suite D Snowmass village CO 81615 970.987.2707 F&M Architects LLC somewhat anticipated since many of these beams were used first as moving beams and then as permanent structure. It was easier, cheaper and stronger to leave them in place after the move. . The beam bolting, hangers, and elevations are also all according to plan. . There will need to be sheathing installed at the main level if the diagonal braces are removed. The existing walls with sheathing in place can have the diagonals removed right now. Overall it was a positive site visit. While portions of the structure and building systems are now buried underground, I did not observe anything that caused concern on my part. Please let me know if you have any questions. Thank you, Flynn Stewart-Severy, AIA Principal F&M Architects, LLC PO Box 6762 15 Kearns Road,Suite D Snowmass Village CO 81615 970.987.2707