HomeMy WebLinkAboutFile Documents.931 Gibson Ave.0037-2019-BRES (39)
Re: Building Permit Application for 931 Gibson Ave.
Permit Number: 0037-2019-BRES
January 7, 2020 (revised 1/7/20)
City of Aspen Building Dept.
130 S. Galena St.
Aspen, CO 81611
Attn: Mike Metheny, Chief Building Official (revised 1/7/20)
Items in italics are new as of this edition of the letter. (added 1/7/20)
In advance of the Building Department’s review of the plans submitted by F&M Architects on
September 4, 2019; and dated “Permit Set 8/30/2019”, we are requesting that you consider
applying the 2015 International Existing Building Code to our project in four (revised 1/7/20)
separate instances.
1.Windows W-08 and W-09, located in the bedroom of the upper level of the primary historic
structure, currently meet the minimum requirements for net clear width (20”) of an
emergency escape and rescue opening (R310.2.1), but fail to provide the required net clear
height and net clear opening of 5.7 square feet. [See A2.3 and A10.1] Please also see
R310.2.5 Replacement Windows in the IRC for the allowed exemption. Please review the
following:
IRC 2015, R310.2.1: Minimum Opening Area
Required Net Clear Opening: 5.7 sq ft
Required Net Clear Height of Opening: 24”
Required Net Clear Width of Opening: 20”
Proposed emergency and escape rescue openings (W-08 and W-09)
Proposed Net Clear of Historic Window Opening: 3.67 sq ft
Proposed Net Clear Height of of Historic Window Opening: 23 3/4”
Proposed Net Clear Width of Opening: 22 5/16”
2.The existing guard/handrail on the stairs from the main level to the upper level of the
primary historic structure currently falls short of the required height. Furthermore, there is
no continuous handrail. Please review the following:
IRC 2015, R311.7.8: Handrails and R312.1.2 Guard Heights
Required Railing Height at Tread Nose: 34-38”
Required Guard Height at Tread Nose: 34”
Provide Continuous Handrail: Yes
Proposed Historic Stair Guard/Handrail
Existing Historic Stair Guard/Handrail Height at Tread Nose: 25”
Continuous Handrail Provided on Historic Stair: No
Initial F&M ARCHITECTS
/ Enduring Architecture. Lasting Relationships of 1 201/22/2020
3.The guardrail at the top of the stairs, is also too short to meet the 2015 IRC requirements
for an open-sided walking surface guard. We are proposing to leave the guardrail as is, and
do not intend to provide an additional continuous graspable handrail. We are requesting
that you apply the Existing Building code to these elements as they are original and are not
being replaced. Please review the following:
IRC 2015, R312.1.2 Guard Heights
Required Guard Height at open-sided walking surface: 36”
Proposed Historic Stair Guard Height
Existing Historic Stair Guard/Handrail Height at
open-sided walking surface: 25”
4.The historic main entry door (D-01) is being reused and contains historic glass. The u-factor
of this glass is unknown, and most likely does not have safety glazing. We are requesting
permission to reuse this door, and the glass. (added 1/7/20)
IECC 2015, TABLE R402.1.2
Required Fenestration U-Factor: 0.32
IRC 2015, R 308.4.1
Glazing in doors: Safety Glazing Required
Proposed Historic Entry Door (D-01)
Historic Glass U-Factor: Unknown, or N/A
Glazing in door: Unknown, and unlikely
(added 1/7/20)
Thanks,
Flynn Stewart-Severy, AIA
F&M Architects
Attachments: Loewen Shop Drawings - Beckerman Egress Information.pdf
F&M Exhibit A - Historic Handrail and Guardrail Drawings and Photographs.pdf
Initial F&M ARCHITECTS
/ Enduring Architecture. Lasting Relationships of 2 201/22/2020
02/03/2020
This alternate method is acceptable as it meets the
intent of the 2015 IRC section 104.11 and is
equivalent in fire and life safety regarding the
requirements of IRC 310.2.1, 310.2.5, IECC R501.6,
and IEBC 1203.9.
HISTORIC STAIR MAIN LEVEL DATE:
F &M A R C H I T E C T S
COPYRIGHT 2019
F&M Architects, LLC
Snowmass Village, CO 81615
970.987.2707
INTER DUO
12/3/19
W-02
HA1 MAIN LEVEL STAIR
3/8" = 1'-0"1
2'
-
1
"
7
1
/
2
"
10 1/2"
NP2 R1
NP1
3 3/4"
12 risers @ 7 1/2"
11 treads @ 10 1/2"
Railing height @ nose of tread = 25"
6"
6"
3'-0 3/4"
2 risers @ 6"
1 tread @ 10 1/2"
Landing is 3'-0 3/4" x 3'-3 7/8"
Landing is 3'-3" x 2'-11"
EXISTING PHOTO
R1
NP1
NP2
APPENDIX A
01/22/2020
HISTORIC STAIR MAIN LEVEL DATE:
F &M A R C H I T E C T S
COPYRIGHT 2019
F&M Architects, LLC
Snowmass Village, CO 81615
970.987.2707
INTER DUO
12/3/19
EXISTING PHOTO
HA1 UPPER LEVEL GUARDRAIL
3/8" = 1'-0"2
NP3
R3
NP4
2'
-
1
"
4 1/2"
HA1 UPPER STAIR
3/8" = 1'-0"1
NP3
R2
NP22'
-
1
"
4 3/8"
Landing is 3'-3" x 2'-11"
4 risers @ 7 1/2"
3 treads @ 10 1/2"
Railing height @ nose of tread = 25"
NP4
NP2
NP3
R2
R3
APPENDIX A
01/22/2020
Attribute Value Item
Product COMPOSITE UNIT MODEL 15
Sub-Product 25 DOUBLE/SINGLE HUNG S1
Sub-Product 25 DOUBLE/SINGLE HUNG S2
Exterior Frame
Finish Primed Finish 15, S1, S2
Location W-08 GUEST SUITE 15, S1, S2
Page 1 of 1 Exterior View
Quote:Approved by:Project: BECKERMAN HOUSE ID:
QT31956
Item:Quantity:Note: Structural support may be required around
and between mulled units. The size and type to be
determined by a structural engineer.
Company: Architectural Windows
and Doors
Date:
15 1 Nov 20, 2019 6:22 PM
Clear Opening 22 5/16"
Width
Clear Opening 23 3/4"
Height
3.67 square feet of
opening
01/22/2020
Attribute Value Item
Product COMPOSITE UNIT MODEL 18
Sub-Product 25 DOUBLE/SINGLE HUNG S1
Sub-Product 25 DOUBLE/SINGLE HUNG S2
Exterior Frame
Finish Primed Finish 18, S1, S2
Location W-09 GUEST SUITE 18, S1, S2
Page 1 of 1 Exterior View
Quote:Approved by:Project: BECKERMAN HOUSE ID:
QT31956
Item:Quantity:Note: Structural support may be required around
and between mulled units. The size and type to be
determined by a structural engineer.
Company: Architectural Windows
and Doors
Date:
18 1 Nov 20, 2019 6:22 PM
01/22/2020