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HomeMy WebLinkAboutSiding and Wall Assembly Changes.134 E Bleeker St.20230330From:Amy Simon To:Rob Gilfillan; Sara Adams Cc:hannahhunt@eigelberger.com; steve Subject:RE: 134 project monitoring Date:Thursday, March 30, 2023 4:54:00 PM Attachments:134 e bleeker siding project monitoring 3 24 2023.pdf image001.png 134 E Bleeker landscape project monitoring 3 23 23.pdf 134 E. Bleeker Photo01 1991.jpg 134 E. Bleeker Photo01 1980.jpg Hi- regarding your requests for project monitoring, again, the FDC and strobe locations are ok as proposed. Please get a white casing for the strobe to try to reduce visual impact. The landscape plan is approved by HPC. Please make sure that your plan is properly approved by WELS or whatever else is needed by other City reviewers before proceeding. I spoke with the project monitor about the siding. We are ok with you removing all the non-historic siding and trim and replicating it as part of your installation of shear wall panels and waterproofing. Please note that it looks to me that your structural set does not match your architectural details for wall assembly. This is really a problem on the HPC side when information isn’t coordinated. In general, on historic properties shear wall cannot be applied on the exterior due to the implications for the historic exterior materials. I don’t know if the previous HPC staff understood that you planned to remove all siding. Now that we know all the exterior materials and the sheathing are non-historic, you can proceed with either removing all the sheathing and replace with Zipwall, or some other method of retaining the existing sheathing and butting the new shear wall material to it, etc. Our only concern from HPC is that the face of sheathing does not shift outwards from where it is now. In other words, don’t layer sheathing please. You can construct the rest of your waterproofing/drainage plane/siding detail as shown in Fig. 13 below, but with no sleepers under the siding. This “ok” is only for the purposes of HPC. Please make sure you have all approvals needed from Building before proceeding. I’m attaching two photos of this house before the 90s remodel. I’m assuming that the 90s remodel replicated the original exterior design, but if you see something in here that is missing and could be restored, please bring it up. I know these aren’t the greatest photos. Maybe Sara has found some better ones. Let me know if you have any remaining questions. Thank you From: Rob Gilfillan <Rob@steeplechaseconstruction.com> Sent: Thursday, March 30, 2023 11:13 AM To: Amy Simon <amy.simon@aspen.gov>; Sara Adams <sara@bendonadams.com> Cc: hannahhunt@eigelberger.com; steve <steve@steeplechaseconstruction.com> Subject: RE: 134 project monitoring Amy, Understanding your predicament, the approved plan shows shear wall on the exterior plane. If it helps, we can show areas on the historic structure that have Tyvek installed, so not sure of its historical designation, but I am not qualified to determine. Where plywood exists on the historic asset, we would nail it off to the structural requirement, however, would need to remove siding to do so. We would not change the wall plane. We will not be adding sleepers to the wall plane. Since I was not in any discussions with HPC, it was handled by our architect, I think we should wait and get Hanah-Hunt involved in this. Perhaps she can share previous conversations regarding the HPC. We could reuse any material that comes off intact, and we can match exactly, all profiles of existing materials that do not come off intact. I hope this helps. If not, let’s wait until Sara and Hannah-Hunt return next week. Best regards, STEEPLECHASE CONSTRUCTION, INC Robert Gilfillan (970) 366-1771 rob@steeplechaseconstruction.com From: Amy Simon <amy.simon@aspen.gov> Sent: Thursday, March 30, 2023 10:55 AM To: Rob Gilfillan <Rob@steeplechaseconstruction.com>; Sara Adams <sara@bendonadams.com> Cc: hannahhunt@eigelberger.com; steve <steve@steeplechaseconstruction.com> Subject: RE: 134 project monitoring Hi all- again, I did not review the original permit on this. Are you saying that your permit showed installing shear wall on the exterior? What did the HPC staff think that was going to mean for the siding? I’m concerned that you implied something in your drawings that was not clearly understood. Were your new shear panels were meant to replace whatever sheathing (historic or not) was found, or did you think you would install the new shear wall on top of the sheathing and move the wall plane out? I understand you are needing a decision. I am buried and need help understanding the past conversations about this before I can approach the monitor. My main concern is not changing the position of the wall plane from how you found it. That means adding sleepers between the siding and the vapromat is not ok. I assume the vapromat and vaproshield are a very minimal dimension and necessary for drainage. If you can help me with the questions above, I’ll reach out to the monitor afterwards. Thank you From: Rob Gilfillan <Rob@steeplechaseconstruction.com> Sent: Monday, March 27, 2023 12:01 PM To: Amy Simon <amy.simon@aspen.gov>; Sara Adams <sara@bendonadams.com> Cc: hannahhunt@eigelberger.com; steve <steve@steeplechaseconstruction.com> Subject: RE: 134 project monitoring Good morning, Amy, Please see below in red, replies to your questions. Please keep in mind, my first concern was we are trying to adhere to our permit set of structural plans, showing the shear wall on the exterior with specified nailing patterns, and the need to remove the sound board with plywood. Hannah-Hunt and I are available to review with you in the field whenever it is convenient for you. Please let me know if I can provide any additional information. Thank you, STEEPLECHASE CONSTRUCTION, INC Robert Gilfillan (970) 366-1771 rob@steeplechaseconstruction.com From: Amy Simon <amy.simon@aspen.gov> Sent: Monday, March 27, 2023 10:14 AM To: Sara Adams <sara@bendonadams.com> Cc: Rob Gilfillan <Rob@steeplechaseconstruction.com>; hannahhunt@eigelberger.com Subject: RE: 134 project monitoring Good morning- I need a couple of clarifications please on the detail below. Is all the historic sheathing gone too? No, we have not removed anything other than the sound board you had previously viewed. As reviewed onsite the sheathing does not appear to be historic What about trim? Trim is still all in place Is there any historic material on the exterior? As reviewed with Sara Adams, no siding or trim appears to be original (historic) I take it the porch posts appear to be original. They appear to be Doors? Windows? Doors and windows are being repaired and restored with Chris Thompson at Aspen Preservation Facsia? Fascia is still in place (I did not take this project through HPC review and I’m sure I have missed some conversations.) I’m concerned that your detail will move the wall plane out from where it is now, particularly from the installation of the 1x2 sleepers. Can you clarify? Thank you! Architecture can revise this detail to eliminate the 1” x 2” sleepers P.S. It is ok to proceed with the dutchman repair of the porch columns. After I have your clarifications I will speak to the project monitor about the siding replacement, insulation, FDC and landscape plan. From: Sara Adams <sara@bendonadams.com> Sent: Saturday, March 25, 2023 8:30 AM To: Amy Simon <amy.simon@aspen.gov> Cc: Rob Gilfillan <Rob@steeplechaseconstruction.com>; hannahhunt@eigelberger.com Subject: 134 project monitoring Hi Amy, Project monitoring re: the siding, landscape and FDC location at 134 E Bleeker is attached. We pulled together all of the information we could to help with your review, but let us know if you need anything else. Exhibits 1-5 for siding/FDC discussion are here: https://www.dropbox.com/s/d5ro216suwznssn/exhibit%201%20to%205%20siding%203%2024%2023. pdf?dl=0 I am out of town next week, but feel free to coordinate directly with Rob and Hannah-Hunt if you want to visit the site before I return on April 3rd. Rob tested the front porch column rot and it is much less rotten than we expected. Is he clear to do a dutchman to remove the small amount of rot and attach a dutchman that is then blended and painted with the remainder of the historic column? Best, Sara Sara Adams, AICP 970.925-2855 (o) 610.246.3236 (m) www.bendonadams.com *Please note I am out of the office March 27-March 31.