Loading...
HomeMy WebLinkAboutResponse to Zoning Comments.508 E Cooper AveAdministrative Review 508 E. Cooper Land Use Application LPA-21-091 – Zoning Comment #1 The application includes the following response to Zoning 9/3/21 comments: Hot Tub Additional Information: The project at 508 E. Cooper submitted and was approved for 0038.BREP.2020 Permit in November 2020. The repair permit, approved by Zoning on 11/19/2020, directly references demolition, repair, and replacement on all rooftop decks due to water intrusion discovered at drains, wall penetrations, and transition points between horizontal and vertical surfaces. The screenshot below is from page 6 of the approved repair permit showing the 5th floor rooftop deck repair plan. Demolition moved forward in December 2020 and the absolute failure of the building’s waterproofing envelope became clear. Additionally, water damage was discovered within the interior ceiling assembly below the existing hot tub. As highlighted in our approved Repair Permit, it became necessary to temporarily remove the existing approved hot tub to access the failed drain and correctly restore horizontal and vertical waterproofing. To repair the known drain failure within the structural slab beneath the Hot Tub, the historic wooden shroud and stone coping surrounding the hot tub was selectively removed. The Hot Tub was then Administrative Review 508 E. Cooper craned off property and stored. Attached within this response are photos taken from Feb 12th 2021 the day of the Spa being craned out. The photos document the immediate condition of waterproofing, penetrations, underlayment and insulation behind and beneath the Hot tub. It is our opinion that the legally-created hot tub was removed because the areas around and underneath it was destroyed by an act of nature rendering the structure under the hot tub dangerous and uninhabitable. Specifically, rain and melted snow intruded into the residence because of faulty waterproofing around and below the hot tub and elsewhere in the residence. Section 26.312.030.(f)(1), provides that: “Any nonconforming structure which is demolished or destroyed by an act of nature or through any manner not purposefully accomplished by the owner, may be restored as of right if a building permit for reconstruction is issued within twenty-four (24) months of the date of demolition or destruction.” In this case, the owner did not purposefully cause rain and melted snow to destroy the residence with the hot tub - that was an act of nature. The water intrusion into the residence caused mold and other dangerous conditions to exist in the residence under the hot tub. The hot tub was removed in order to address these dangerous conditions caused by an act of nature. Moreover, the building permit (0038.BREP.2020) was issued less than 24 months after the destruction of the interior of the residence below the hot tub. The removal of the hot tub cannot be classified as purposeful when it was required to address a dangerous situation caused by an act of nature. The Repair Construction Drawings submitted from WJE attached, will detail the full scope of actions taken to restore the exterior envelope surrounding the Hot Tub pit location. It is our opinion that the included photos and construction documentation constitutes a non-willful demolition of an existing legally-created and permitted installation. Finally, with the neighboring countertop finishes changing color as detailed within minor building permit 0052.BRES.2021, the new Hot tub surround and coping is proposed as Grey Trex decking. Permit documents show that all historic elevations of spa coping and railing are being maintained. Additionally, REMP calculations have been submitted showing the removal of the historic snowmelt within the old spa deck coping reducing the total snowmelted area on property. DEMO EXTERIOR TILE AND REPAIR/REPLACE DRAIN. NEW WATERPROOFING. REPLACE WITH NEW EXTERIOR TILE PLANTER HAS KNOWN PENETRATIONS THAT NEED TO BE WATERPROOFED. HOT TUB HAS KNOWN PENETRATIONS THAT NEED TO BE WATERPROOFED 11/16/2020 11/19/2020 sophiev REVIEWED FOR COMPLIANCE 11/25/2020 sarahy BY HPC 12/02/2020 justinh 1.3 2 1 ROOF TERRACE REPAIR PLAN 1/4" = 1'-0" 0 8'-0"4'-0"2'-0" SCALE: 14" = 1'-0" 1'-0" A B C D A B C D 1 1.1 2.5 3 54 1.3 6 7 1.21 322.5 7465 66'-83 8" 8'-8"13'-1012"6'-93 4"6'-0" 36 ' - 2 3 4" 7'-914"2'-43 8"4'-11" 11 ' - 1 1 3 8" 1'-9" 11 ' - 1 1 3 8" 14'-612" 12 ' - 4 " N PLAN NORTH 36 ' - 2 3 4" 11 ' - 1 1 3 8" 12 ' - 4 " 11 ' - 1 1 3 8" ELEVATOR OVER-RUN HOT TUB SLOPE DN DN A4.5 1 A4.5 2 A4.5 2A4.4 3 A4.6 2 A4.6 2 A4.5 2 A4.5 2 A5.1 3 A4.6 1 A5.1 9 A2.3 2 SIM. ROOF TERRACE 500 A2.3 3 2 ELEVATION 1/4" = 1'-0" A B T.O. LANDING EL.= 138'-10 3 8 " T.O. PAVER AT TREAD EL.= 138'-10 3 8 " 1 1.3 2 3 4 5 T.O. CONC. ROOF DECK EL.= 143'-4" 3 SECTION 1/4" = 1'-0" T.O. CONC. @ FOURTH LVL EL.= 133'-8"ROOF TERRACE REPAIR PLAN A2.3 TITLE: SHEET No.: CLIENT: PROJECT: SEAL: 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 A B C D E F DRAWN BY: REVIEWED BY: PROJECT MANAGER: ISSUE DATE: WJE PROJECT No.: SCALE:AS NOTED No. FV / APH FWB / APH / SER SER 06-14-2021 2019.8210.1 DATE DESCRIPTION 100% CONSTRUCTION DOCUMENTS06-14-2021 508 EAST COOPER RESIDENCE 508 East Cooper Ave. Aspen, Colorado WJM 508, LLC 101 South Mill Street Suite 200 Aspen, Colorado 81611 Contact: Mr. Kenneth Citron Ph. (970) 925-8700 PL O T T E D B Y : Sc h u e t t e , C h r i s ( 8/ 1 2 / 2 0 2 1 - 4: 5 1 P M ) LA S T S A V E D B Y : CS C H U E (8/ 1 2 / 2 0 2 1 - 4 : 4 5 P M ) FI L E L O C A T I O N : P: \ 2 0 1 9 \ 2 0 1 9 . 8 x x x \ 2 0 1 9 . 8 2 1 0 . 1 - 5 0 8 E A S T C O O P E R S T R E E T - R E P A I R D O C U M E N T S ( S E R ) \ D r a w i n g s \ 1 W o r k i n g S e t s © Co p y r i g h t 2 0 2 1 . A L L R I G H T S R E S E R V E D . N O P A R T O F T H I S D O C U M E N T M A Y B E R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T PE R M I S S I O N F R O M W I S S , J A N N E Y , E L S T N E R A S S O C I A T E S , I N C . ( W J E ) . W J E D I S C L A I M S A N Y R E S P O N S I B I L I T Y F O R I T S U N A U T H O R I Z E D U S E . WJE ENGINEERS ARCHITECTS MATERIALS SCIENTISTS Wiss, Janney, Elstner Associates, Inc. 3609 S. Wadsworth Blvd. #400 Lakewood, CO 80235 Phone: 303.914.4300 CITY OF ASPEN REGISTRATION No: 12586 Headquarters & Laboratories: Northbrook, Illinois Atlanta | Austin | Boston | Chicago | Cleveland | Dallas | Denver | Detroit Honolulu | Houston | Los Angeles | Minneapolis | New Haven | New York Princeton | San Francisco | Seattle | South Florida | Washington, D.C. ZONING REVIEW DOCUMENTS08-12-2021 KEYED NOTES - CONSTRUCTION PLAN: Install sill pan flashing over waterproofing at threshold/sill condition, refer to 7/A5.0. Install self-adhered flashings at rough opening, lapping down into pan flashing at base of jambs. Reinstall existing fenestration. Integrate into adjacent air/water barrier and waterproofing. At level 4 and above, install new exterior sheathing to match existing, self-adhered air/water barrier, framing, and insulation where existing materials cannot be repaired. Where existing weather resistive barrier remains, ensure edges are cut clean and square and integrate new water resistive barrier into existing per manufacturer recommendations. Install new zinc metal panel cladding to match existing. Ref. 1/A4.0. Install new access panels and doors to match existing, integrate into air/water barrier. Reinstall handrails in existing location. Reinstall existing terrace guardrails and all applicable hardware. Install new ew Zurn Z-181-FS (flat strainer) or Josam 24500-FG (flat grate) with Hydroflex 1000 drain mat over drain head. Hot-tub, refer to sheets A4.7 - A4.10 Install new paver system at all terraces and stairs, refer to sheets A4.0 - A4.5. Design of paver layout to be provided by others. Remove drain and weep deposits, patch drainage mat, repair concrete around drain, and install new grout bed and pavers at entire terrace. Refer to details on sheet A4.1 for concrete and drain repair. Install new pedestal set pavers and Therma-Hexx system over existing waterproofing to remain per details 2 & 3/A4.0. Design of paver layout to be provided by others. Install new waterproofing on concrete deck, reinstall lower portion of wall section, wall sheathing, wall air water barrier, and wall cladding. Approximate location of new rooftop kitchen, bar, and planters (By Others) to be set on top of new pedestal and paver terrace system. After replacing hot tub, construct wall that has includes a removable access panel. Install new pan flashing integrated with waterproofing. Repair concrete around door and re-install existing door, Ref. 8/A.5.0 Repair existing weep hole at window frame. Install new framing to raise sill height per detail 3/A4.2 and install new pan flashing. Install new windows. Integrate into adjacent air/water barrier and waterproofing. Reinstall stone ballast adjacent to windows. Repair existing AWB around penetrations using Dupont FlexFlash NF. Reinstall zinc panels, access doors and frames. Integrate frames into the AWB to maintain continuity. Heat and remove existing Hydroflex 30. Install an additional 90 mil layer of waterproofing over existing, install FlexFlash F, followed by a top coat of 125 mils and Hydroflex 30 refer to American Hydrotech Installation Guidlines Page 35. Remove excess mortar at base of stone veneer wall cavity without damaging through-wall flashing and use DuPont FlexFlash-NF to seal all penetrations through existing AWB. Reinstall existing stone veneer to match existing and with cell vent weep at base of vertical mortar joints. Install new Zurn Z125 drain with P125-89 overflow adapter. Install new Zurn Z125-FG. Cover drain flat grate with Hydrodrain 1000 drain mat. New fireplace, design and detailing by others. Integrate fireplace into air/water barrier to maintain continuity. Prepare substrate surfaces and install butyl-based self-adhered cap flashing continuously over top of framed or CMU perimeter walls ~ lap 4" min onto new AWB and/or (E) self-adhered membrane. Install new stainless steel cap flashing and reinstall (E) precast coping. Ref. 3 & 4/A4.5 Extend roofing or waterproofing system up and over perimeter framed or cmu parapet and terminate onto new stainless steel drip flashing. Reinstall (E) steel coping (channel and bent plate). Where present, coordinate with railing. Ref. 2/A4.2 Install minimum 6-inch tall 4,000 psi concrete curb over waterproofing to support metal stud framing ~ provide minimum 1/2-inch half round PVC weeps at 16-inches on center (2 minimum at small locations) to allow water behind curb to drain towards adjacent terrace drain(s) Ref. 3C/A4.4 SIM. Integrate new AWB with existing skylight flashings and construct continuous self-adhered transition flashing from sidewall to headwall interface at base of skylight Ref. 6/A4.8 SIM. At electrical conduit penetrations through elevator roof, temporarily remove precast cap and existing self-adhered flashing from around conduit penetration, flash pipe penetration per roof membrane manufacturer's written recommendations and reinstall precast cap. At all drains clean substrate surfaces around open side outlet in drain bowl, infill opening with Bondo or similar approved substrate material OR, where heat cable is present, infill annular space with compatible sealant, and seal over opening with PMMA waterproofing. Extend PMMA 1-inch minimum onto heat cable, where present. GENERAL NOTES - CONSTRUCTION PLAN: 1.See cover sheet (A0.0) for additional notes and requirements. 2.The plan layout and dimensions depicted on this sheet were taken from the original construction documents. Variations may and likely do exist. Contractor shall field verify all information critical for bidding and execution of the work. 3.Following completion and/or in conjunction with implementation of repair work, re-install all peripheral items such as furnishings, light fixtures, ceiling fans, door bells, and other items that were temporarily removed. 4.Where additional demolition is determined to be necessary by Architect/Engineer per the Demolition Plan general notes, perform additional repair work to address these conditions as directed by architect/engineer. 5.Coordinate location of new light fixtures with new design being developed by others. Maintain continuity of the air/water barrier at all fixture/penetrations. 2 WATERPROOFING REPAIRS AT HOT TUB DECK EAST SIDE WALL 3" = 1'-0" 2B - TOP OF WALL FLASHING DETAIL NEW METAL STUD WALL WITH PLYWOOD CLADDING HOT FLUID APPLIED WATERPROOFING INSTALLED UP AND OVER THE TOP OF THE WALL. INSTALL PROTECTION BOARD BELOW THE HOT TUB A4.6 2B 2A - FULL SECTION SELF-ADHERED AIR-WATER BARRIER (AWB) 4" M I N . 4" M I N . SELF-ADHERED BUTYL-BASED TERMINATION FLASHING AT TOP EDGE OF AWB SELF-ADHERED RUBBERIZED ASPHALT-BASED CAP FLASHING LAPPED 4" MIN. ONTO TERMINATION FLASHING NEW 3 4" PLYWOOD CLADDING, TYP. NEW METAL STUD WALL HOT FLUID-APPLIED WATERPROOFING, REFER TO SHEETS A5.0 & A5.1 FOR TYPICAL REQUIREMENTS NEW 2x6 WOOD CAP BLOCKING LIGHTLY TORCH OFF FACER OF CAP FLASHING AT LAP WITH HOT FLUID-APPLIED WATERPROOFING. EXTEND HOT FLUID-APPLIED WATERPROOFING ONTO HORIZONTAL SURFACE OF CAP FLASHING, TYP. COPING FINISH MATERIALS BY OTHERS 1 WATERPROOFING REPAIRS AT THE HOT TUB DECK NORTH WALL 6" = 1'-0" NEW SELF-ADHERED WALL MEMBRANE NEW PLYWOOD OVER EXISTING AND NEW METAL STUD FRAMING AS REQUIRED EXISTING CMU ELEVATOR OVERRUN WALL NEW COVE BEAD AT TRANSITION CORNER HOT FLUID-APPLIED WATERPROOFING TERMINATION, REF. 4/A5.0 & 2/A5.0 HOLD HYDROFLEX 30 PROTECTION SHEET DOWN 6-INCHES BELOW WALL CHANGE IN PLANE HOT FLUID-APPLIED WATERPROOFING BASE OF WALL DETAIL, REF. 2/A5.0 6" MA T C H E X I S T I N G . MO D I F Y E X I S T I N G S T U D S AN D S H E A T H I N G A S R E Q U I R E D WATERPROOFING DETAILS AT ROOF TERRACE A4.6 TITLE: SHEET No.: CLIENT: PROJECT: SEAL: 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 A B C D E F DRAWN BY: REVIEWED BY: PROJECT MANAGER: ISSUE DATE: WJE PROJECT No.: SCALE:AS NOTED No. FV / APH FWB / APH / SER SER 06-14-2021 2019.8210.1 DATE DESCRIPTION 100% CONSTRUCTION DOCUMENTS06-14-2021 508 EAST COOPER RESIDENCE 508 East Cooper Ave. Aspen, Colorado WJM 508, LLC 101 South Mill Street Suite 200 Aspen, Colorado 81611 Contact: Mr. Kenneth Citron Ph. (970) 925-8700 PL O T T E D B Y : Sc h u e t t e , C h r i s ( 8/ 1 2 / 2 0 2 1 - 4: 5 2 P M ) LA S T S A V E D B Y : CS C H U E (8/ 1 2 / 2 0 2 1 - 4 : 4 5 P M ) FI L E L O C A T I O N : P: \ 2 0 1 9 \ 2 0 1 9 . 8 x x x \ 2 0 1 9 . 8 2 1 0 . 1 - 5 0 8 E A S T C O O P E R S T R E E T - R E P A I R D O C U M E N T S ( S E R ) \ D r a w i n g s \ 1 W o r k i n g S e t s © Co p y r i g h t 2 0 2 1 . A L L R I G H T S R E S E R V E D . N O P A R T O F T H I S D O C U M E N T M A Y B E R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T PE R M I S S I O N F R O M W I S S , J A N N E Y , E L S T N E R A S S O C I A T E S , I N C . ( W J E ) . W J E D I S C L A I M S A N Y R E S P O N S I B I L I T Y F O R I T S U N A U T H O R I Z E D U S E . WJE ENGINEERS ARCHITECTS MATERIALS SCIENTISTS Wiss, Janney, Elstner Associates, Inc. 3609 S. Wadsworth Blvd. #400 Lakewood, CO 80235 Phone: 303.914.4300 CITY OF ASPEN REGISTRATION No: 12586 Headquarters & Laboratories: Northbrook, Illinois Atlanta | Austin | Boston | Chicago | Cleveland | Dallas | Denver | Detroit Honolulu | Houston | Los Angeles | Minneapolis | New Haven | New York Princeton | San Francisco | Seattle | South Florida | Washington, D.C. ZONING REVIEW DOCUMENTS08-12-2021 HOT TUB AREA GENERAL NOTES: 1. REMOVE EXISTING HOT FLUID-APPLIED WATERPROOFING MEMBRANE FROM THE DECK AND LOWER WALLS. REMOVE EXISTING SELF-ADHERED MEMBRANE FROM VERTICAL WALLS. 2. INSTALL NEW PLYWOOD TO FILL ANY VOIDS IN THE EXISTING PLYWOOD WALLS AND WALL CAP. 3. REMOVE THE EXISTING PIPES, THE PIPE SUPPORTS, AND THE DRAIN BODY, AND DISCONNECT ANY ELECTRICAL CONDUIT. INSTALL HOT APPLIED WATERPROOFING, REFERRING TO DETAIL SPECIFICATIONS AND DRAWING DETAIL 8/5.1 FOR SYSTEM DETAILS. REFER TO DETAILS ON SHEETS A5.0 AND A5.1 FOR PIPES, AND ELECTRICAL CONDUIT PENETRATIONS (REFER TO DETAIL 9/A5.1). 4. REMOVE THE EXISTING METAL PEDESTALS AND MORTAR BEDS LOCATED ALONG THE NORTH WALL. REFER TO DETAIL 10/A5.1 FOR WATERPROOFING INSTRUCTIONS. RESINSTALL PEDESTALS WITH NEW MORTAR BED AND SHIMS, & WATERPROOFING. 5. SUMP THE CONCRETE DECK AROUND THE DRAIN OPENING AND INSTALL A NEW ZURN Z-181 ROOF TYPE DRAIN MOUNTED FLUSH TO THE NEWLY SUMPED DECK. 6. INSTALL NEW PLYWOOD TO FILL ANY VOIDS IN THE EXISTING PLYWOOD WALLS AND WALL CAP. INSTALL NEW HOT FLUID-APPLIED WATERPROOFING MEMBRANE, TURNING UP WALLS 30 INCHES IN HOT TUB AREA, AND INSTALL SELF-ADHERED WALL MEMBRANE. 7. ENCLOSE STEEL COLUMN IN SOUTHEAST CORNER IN PLYWOOD AND COVER WITH SELF-ADHERED MEMBRANE. A4.6 1 A5.1 10 A4.6 2 SEAL PIPE PENETRATION AT CMU REROUTE EXISTING PLUMBING SEAL PENETRATION THROUGH AWB WITH LIQUID APPLIED FLASHING INSTALL CONTINUOUS RIGID INSULATION ALONG NORTH ELEVATOR OVERRUN FROM CONCRETE DECK TO BOTTOM OF FURROUT 1 WATERPROOFING REPAIRS AT HOT TUB DECK SOUTH SIDE WALL 3" = 1'-0" NEW METAL STUD WALL WITH INSULATION AND PLYWOOD CLADDING HOT FLUID APPLIED WATERPROOFING INSTALLED UP AND OVER THE TOP OF THE WALL. INSTALL PROTECTION BOARD BELOW THE HOT TUB EXISTING GLASS WALL SUPPORTS TO REMAIN A4.7 1B 1A - FULL SECTION 1B - TOP OF WALL FLASHING DETAIL SELF-ADHERED AIR-WATER BARRIER (AWB) 4" M I N . 4" M I N . SELF-ADHERED BUTYL-BASED TERMINATION FLASHING AT TOP EDGE OF AWB SELF-ADHERED RUBBERIZED ASPHALT-BASED CAP FLASHING LAPPED 4" MIN. ONTO TERMINATION FLASHING NEW 3 4" PLYWOOD CLADDING, TYP. NEW METAL STUD WALL EXISTING GLASS WALL SUPPORTS TO REMAIN HOT FLUID-APPLIED WATERPROOFING, REFER TO SHEETS A5.0 & A5.1 FOR TYPICAL REQUIREMENTS NEW 2x6 WOOD CAP BLOCKING, INTERRUPT AT GLASS WALL SUPPORT LIGHTLY TORCH OFF FACER OF CAP FLASHING AT LAP WITH HOT FLUID-APPLIED WATERPROOFING. EXTEND HOT FLUID-APPLIED WATERPROOFING ONTO HORIZONTAL SURFACE OF CAP FLASHING, TYP. COPING FINISH MATERIALS BY OTHERS WATERPROOFING DETAILS AT HOT TUB - LEVEL 5 A4.7 TITLE: SHEET No.: CLIENT: PROJECT: SEAL: 1 2 3 4 5 6 7 8 1 2 3 4 5 6 7 8 A B C D E F DRAWN BY: REVIEWED BY: PROJECT MANAGER: ISSUE DATE: WJE PROJECT No.: SCALE:AS NOTED No. FV / APH FWB / APH / SER SER 06-14-2021 2019.8210.1 DATE DESCRIPTION 100% CONSTRUCTION DOCUMENTS06-14-2021 508 EAST COOPER RESIDENCE 508 East Cooper Ave. Aspen, Colorado WJM 508, LLC 101 South Mill Street Suite 200 Aspen, Colorado 81611 Contact: Mr. Kenneth Citron Ph. (970) 925-8700 PL O T T E D B Y : Sc h u e t t e , C h r i s ( 8/ 1 2 / 2 0 2 1 - 4: 5 2 P M ) LA S T S A V E D B Y : CS C H U E (8/ 1 2 / 2 0 2 1 - 4 : 4 5 P M ) FI L E L O C A T I O N : P: \ 2 0 1 9 \ 2 0 1 9 . 8 x x x \ 2 0 1 9 . 8 2 1 0 . 1 - 5 0 8 E A S T C O O P E R S T R E E T - R E P A I R D O C U M E N T S ( S E R ) \ D r a w i n g s \ 1 W o r k i n g S e t s © Co p y r i g h t 2 0 2 1 . A L L R I G H T S R E S E R V E D . N O P A R T O F T H I S D O C U M E N T M A Y B E R E P R O D U C E D I N A N Y F O R M O R B Y A N Y M E A N S W I T H O U T PE R M I S S I O N F R O M W I S S , J A N N E Y , E L S T N E R A S S O C I A T E S , I N C . ( W J E ) . W J E D I S C L A I M S A N Y R E S P O N S I B I L I T Y F O R I T S U N A U T H O R I Z E D U S E . WJE ENGINEERS ARCHITECTS MATERIALS SCIENTISTS Wiss, Janney, Elstner Associates, Inc. 3609 S. Wadsworth Blvd. #400 Lakewood, CO 80235 Phone: 303.914.4300 CITY OF ASPEN REGISTRATION No: 12586 Headquarters & Laboratories: Northbrook, Illinois Atlanta | Austin | Boston | Chicago | Cleveland | Dallas | Denver | Detroit Honolulu | Houston | Los Angeles | Minneapolis | New Haven | New York Princeton | San Francisco | Seattle | South Florida | Washington, D.C. ZONING REVIEW DOCUMENTS08-12-2021 A4.6 1 A4.7 1