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Home My WebLink Aboutagenda.hpc.202208101 AGENDA ASPEN HISTORIC PRESERVATION COMMISSION August 10, 2022 4:30 PM, WEBEX MEETING INSTRUCTIONS WEBEX MEETING INSTRUCTIONS TO JOIN ONLINE: Go to www.webex.com and click on "Join a Meeting" Enter Meeting Number: 2550 068 5598 Enter Password: 81611 Click "Join Meeting" -- OR -- JOIN BY PHONE Call: 1-408-418-9388 Enter Meeting Number: 2550 068 5598 Enter Password: 81611 I.ROLL CALL II.MINUTES II.A.Minutes - 7/27/22 minutes.hpc.20220727_DRAFT.docx III.PUBLIC COMMENTS IV.COMMISSIONER MEMBER COMMENTS V.DISCLOSURE OF CONFLICT OF INTEREST VI.PROJECT MONITORING VII.STAFF COMMENTS VIII.CERTIFICATE OF NO NEGATIVE EFFECT ISSUED IX.CALL UP REPORTS X.SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS XI.OLD BUSINESS 1 2 XII.NEW BUSINESS XII.A.233 W. Bleeker Street - Final Major Development, PUBLIC HEARING Memo.233WBleeker.pdf Resolution.233WBleeker.pdf Exhibit A.HPGuidelinesCriteria.pdf Exhibit B.Application.20220810.pdf XIII.ADJOURN XIV.NEXT RESOLUTION NUMBER TYPICAL PROCEEDING FORMAT FOR ALL PUBLIC HEARINGS (1 Hour, 10 Minutes for each Major Agenda Item) 1. Declaration of Conflicts of Interest (at beginning of agenda) 2. Presentation of proof of legal notice (at beginning of agenda) 3. Applicant presentation (20 minutes) 4. Board questions and clarifications of applicant (5 minutes) 5. Staff presentation (5 minutes) 6. Board questions and clarifications of staff (5 minutes) 7. Public comments (5 minutes total, or 3 minutes/ person or as determined by the Chair) 8. Close public comment portion of hearing 9. Applicant rebuttal/clarification (5 minutes) 10. Staff rebuttal/clarification (5 minutes) End of fact finding. Chairperson identifies the issues to be discussed. 11. Deliberation by the commission and findings based on criteria commences. No further input from applicant or staff unless invited by the Chair. Staff may ask to be recognized if there is a factual error to be corrected. If the item is to be continued, the Chair may provide a summary of areas to be restudied at their discretion, but the applicant is not to re-start discussion of the case or the board’s direction. (20 minutes) 12. Motion Updated: November 15, 2021 2 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JULY 27TH, 2022 Chairperson Thompson opened the regular meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Kara Thompson, Jodi Surfas, Peter Fornell, Roger Moyer, and Barb Pitchford. Staff present: Natalie Feinberg Lopez, Principal Planner Historic Preservation Sarah Yoon, Historic Preservation Planner Kate Johnson, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Mr. Fornell motioned to approve the minutes from 6/8/22 and 7/13/22. Ms. Thompson seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Ms. Thompson, yes. All in favor, motion passes. PUBLIC COMMENTS: None. COMMISSION MEMBER COMMENTS: Mr. Moyer commented that nearly every project in the last few years is painted white. Because of this he thought it was hard for someone to distinguish between the historic asset and the new addition. He suggested the idea of having HPC ask to have shadow lines or detail lines painted on historic assets. He showed an example of this and explained how it would help tell the two structures apart. Ms. Pitchford joined the meeting at 4:35pm. Mr. Fornell recalled that there was a time when this board dictated colors and at some point, that came to an end. He said he would not mind knowing why. Mr. Moyer said he did not think they should dictate colors. Ms. Thompson agreed and understood the challenge. Mr. Moyer then asked how things were going in putting together a maintenance manual for homeowners of historic assets. Ms. Feinberg Lopez said that topic was scheduled for a work session in October. Mr. Moyer then asked how things were coming along on the brick buildings that are painted. Ms. Feinberg Lopez said that a report was delivered in January of 2020, has been reviewed and is ready for the HPC members to see. Ms. Thompson asked if it could be put on the same work session as the maintenance plan. Ms. Feinberg Lopez said yes. DISCLOSURE OF CONFLICTS OF INTEREST: None. PROJECT MONITORING: None. STAFF COMMENTS: None. CERTIFICATE OF NO NEGATIVE EFFECT: None. CALL UP REPORTS: None. 3 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JULY 27TH, 2022 SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice and that notice was provided per the code for the agenda item. NEW BUSINESS: 312 W. Hyman – Final Review Applicant Presentation: Jeffrey Woodruff - Cloud Hill Design / David & LyanaTarrab – Applicants Mr. Woodruff introduced himself and the applicants; David and Lyana Tarrab. He stated that he would be covering the nine items that were brought up in the conceptual approval. He presented these items and then went thought each of them. These included the drainage and utility plans, a detailed Roof Plan, details on the chimney, skylight shading, and garage overhangs and window elements. Ms. Pitchford left the meeting at 5:00pm. Mr. Moyer asked about the materials for the proposed chimney. Mr. Woodruff explained that it would not be functional, and they would be replicating the look of the existing chimney. Ms. Thompson asked for some more information on the garage and fence design and about the grading of the lot. Mr. Woodruff went over these questions and provided details. Staff Presentation:Natalie Feinberg Lopez - Principal Planner Historic Preservation Ms. Feinberg Lopez started by going over staff referral comments and stated that each one had been met by the applicant team. She then went over the staff recommendations. PUBLIC COMMENT: None. BOARD DISCUSSION: Ms. Thompson reviewed the discussion topics and items that the applicant had revised since conceptual approval, as well as final review items such as fenestration, materials, and landscaping. Mr. Fornell mentioned that he was asked by a member of the public if the location of the garage had moved from conceptual to final. He stated that from his review of the plans it did not appear to have moved. Mr. Woodruff confirmed that it had not moved and that the only change since conceptual is that the neighbors are moving their non-plumb wall two feet to the west. MOTION: Ms. Thompson moved to approve Resolution #11, series of 2022 with the following additional conditions. Condition #9: Final material selections on the addition to be approved by staff and monitor. Condition #10: the addition of a 12-inchmaintenance edge at the border of the resource. Condition #11: Review of the final fence design with staff and monitor. Mr. Moyer seconded. Mr. Moyer then asked what the overhang of the soffit is on the house. Mr. Woodruff said it was four feet. Mr. Moyer said he thought that they should make the maintenance edge at the border of the resource a minimum of 24 inches as opposed to 12 inches. 4 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JULY 27TH, 2022 Ms. Thompson revised the motion to include a 24-inch maintenance edge at the border of the resource. Mr. Moyer seconded the revised motion. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Ms. Thompson, yes. 4-0, motion passes. ADJOURN: Ms. Thompson motioned to adjourn the regular meeting. Mr. Fornell seconded. All in favor; motion passed. ____________________ Mike Sear, Deputy City Clerk 5 Page 1 of 4 427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov Memorandum TO: Aspen Historic Preservation Commission FROM: Sarah Yoon, Historic Preservation Planner THROUGH: Natalie Feinberg Lopez, Principal Planner – Historic Preservation MEETING DATE: August 10, 2022 RE: 233 W. Bleeker Street – Final Major Development, PUBLIC HEARING APPLICANT /OWNER: 233 West Bleeker Lots ABC LLC REPRESENTATIVE: BendonAdams LOCATION: Street Address: 233 W. Bleeker Street Legal Description: Lots A, B, and C, Block 51 City and Townsite of Aspen, Colorado Parcel Identification Number: PID# 2735-124-40-001 CURRENT ZONING & USE: R-6 (Moderate-Density Residential); Single-family PROPOSED ZONING & USE: Two detached Single-family dwelling units SUMMARY: On February 23, 2022 the Historic Preservation Commission (HPC) granted Conceptual Major Development approval to restore the historic structures, relocate the two-story Victorian home on a new basement foundation, and construct a new addition to the east side of the property. A setback variation to memorialize the location of a projecting historic bay window and a 500 s.f. floor area bonus was granted to the proposal. Historically designated landmarks are exempt from Residential Design Standards Review (RDS). STAFF RECOMMENDATION: Staff supports the Final Development application and recommends approval with conditions as listed on page 4 of this memo. Site Locator Map – 233 W. Bleeker 233 6 Page 2 of 4 427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov BACKGROUND: 233 W. Bleeker is a 9,000 s.f. corner lot in the R-6 zone district that contains a two-story Victorian era home and a historic secondary structure. The 1904 Sanborn map shows the building footprint of both structures to be consistent with what is seen on the site today (Figure 2). The building permit files reveal a history of alterations made to the historic structures over time. In 1968 the historic secondary structure was converted into a separate living unit and the breezeway connection was added in the 1980s. The property was historically designated as an Aspen Victorian Landmark in 1992 (Ordinance 34-1992). Photographs from the 1950s and 1960s document the appearance of the Victorian prior to the impactful changes (Figure 3). As a corner lot in the West End, this property has a prominent visual presence, but the non-historic additions heavily distort the historic characteristics of the resources. REQUEST OF HISTORIC PRESERVATION COMMISSION (HPC) The Applicant is requesting the following land use approvals:  Major Development (Section 26.415.070.D) to remove non-historic additions, restore the historic structures, and construct a new addition to the east side of the property. This project was not called up by City Council during the Notice of Call-up on April 12, 2022. HPC is the final review authority for Final Design Development Review. PROJECT SUMMARY: Conceptual approval was granted to remove all non-historic additions and to restore both historic structures using physical evidence, as well as historic images and documentation. The approved new addition is located to the east of the historic Victorian home and will be visually subordinate to the resource when viewed from Bleeker Street. Both historic structures will remain in their original location on the site. After close evaluation of the design and all applicable criteria, a side Figure 1 – 233 W. Bleeker, 2021 Figure 2 – Sanborn Map, 1904 Figure 3 – 233 W. Bleeker, 1963 Source: Aspen Historical Society 7 Page 3 of 4 427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov yard setback variation and floor are bonus was granted. For Final Development Review, the applicant team provided details related to the stormwater mitigation plan, landscape and lighting plan, and material selection for the new addition. STAFF COMMENTS: Numerous alterations imposed on both historic structures has made it difficult to visually distinguish old from new. The proposed restoration will bring back building forms and architectural details that have been lost over the years. Staff recommends continued analysis and development of the preservation plan with staff to ensure all restoration efforts are accurate and meet relevant Design Guidelines. The proposed landscape design maintains a traditional planting scheme and introduces a maintenance edge around the foundation of the historic structures. Planting schedules show a simple design with low shrubs that do not act as hedgerows or obscure the resources from view. Stone pavers on grade are proposed for the secondary walkway and patio space behind the historic home, while a concrete walkway is proposed for the main entry with two pathway lights. Staff supports the landscape and lighting plan as proposed, but requests final cutsheets of the stone pavers be provided for review by staff & monitor prior to installation. At Conceptual approval, the HPC requested additional research on the carriage house restoration and a coordinated landscape plan around the structure. The applicant has since revised the restoration of the carriage house elevation to match historic photographs and incorporated a subtle path alluding to the use of the carriage house as a garage. Staff finds Option 2 with the gravel pathway to be the most appropriate but recommends additional discussion on this topic. The restoration of the carriage house also includes a ridge vent that spans across the entire ridgeline of the roof. Staff requests the ridge vent detail be presented to staff & monitor for review prior to building permit submission. The proposed roof plan for both historic structures show a limited number of penetrations, and no snow retention features. Any new penetrations on the historic roof must be presented to staff & monitor for approval, and snow clips are the recommended snow retention method for historic resources to minimize visual impact. The exterior building material for the new addition is wood siding that relates to the dimensions of the historic siding. The drawings call for a horizontal application of “hardie board” material but it is unclear where this is being proposed. Staff requests clarification for this call-out with the recognition that the use of this composite material will not be permitted on the historic structures. Staff supports the material selection for the roof and the vertical application of wood siding on the non-historic addition. Lastly, the proposed stormwater mitigation plan includes a customized sod cover design over the grates located near the foreground of the historic resource. It is critically important that the feature functions and meets the Engineering requirements for drainage, as well as the design guidelines for minimal visual impact in the foreground of the resource. Staff finds the proposed detail and the drainage layout meet Design Guideline 1.8. 8 Page 4 of 4 427 Rio Grande Place, Aspen, CO 81611 | P: 970.920.5090 | Aspen.gov RECOMMENDATION: Staff recommends the Historic Preservation Commission (HPC) approve the Final Development application with the following conditions: 1.) Continue communications with all relevant City Departments to achieve a compliant stormwater mitigation plan and site drainage plan that meet Design Guideline 1.8. Any changes to the proposed stormwater mitigation plan will require staff & monitor approval prior to building permit submission. 2.) Work with City staff on the Preservation Plan and revise information about the resources as exploratory demolition moves forward. This document is considered an iterative document that helps guide and document the restoration efforts. 3.) Provide cutsheets of stone paver material for staff & monitor approval prior to installation. 4.) Clarify the use of “hardie board” for this application. This composite material is not permitted on the historic resource. 5.) Provide location of fire department connection (FDC) hook-up and strobe to be reviewed for visual impact by staff and monitor. 6.) Provide ridge vent detail on the carriage house for staff & monitor approval prior to building permit submission. 7.) Snow stops and new penetrations on the historic resources must be visually minimal and approved by staff & monitor. ATTACHMENTS: Resolution #12, Series of 2022 Exhibit A – Historic Preservation Design Guidelines Criteria / Staff Findings Exhibit B – Application 9 HPC Resolution #12, Series of 2022 Page 1 of 3 RESOLUTION #12, SERIES OF 2022 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING FINAL MAJOR DEVELOPMENT REVIEW FOR THE PROPERTY LOCATED AT 233 WEST BLEEKER STREET, LOTS A, B, AND C, BLOCK 51, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-40-001 WHEREAS, the applicant, 233 West Bleeker Lots ABC LLC, represented by BendonAdams, has requested HPC approval for Final Major Development for the property located at 233 West Bleeker Street, Lots A, B, and C, Block 51, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Final Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.4.b.2 and 3 of the Municipal Code and other applicable Code Sections. As a historic landmark, the site is exempt from Residential Design Standards review. The HPC may approve, disapprove, approve with conditions, or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommends approval with conditions; and WHEREAS, HPC reviewed the project on August 10, 2022. HPC considered the application, the staff memo and public comment, and found the proposal consistent with the review standards and granted approval with conditions by a vote of __-__. NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Final Major Development Review for 233 West Bleeker Street, Lots A, B, and C, Block 51, City and Townsite of Aspen, CO as follows: Section 1: Final Major Development Review. HPC hereby approves Final Major Development, Relocation, Setback Variations and Floor Area Bonus as proposed with the following conditions: 1.) Continue communications with all relevant City Departments to achieve a compliant stormwater mitigation plan and site drainage plan that also meets Design Guideline 1.8. 10 HPC Resolution #12, Series of 2022 Page 2 of 3 Any changes to the proposed stormwater mitigation plan will require staff & monitor approval prior to building permit submission. 2.) Work with City staff on the Preservation Plan and revise information about the resources as exploratory demolition moves forward. This document is considered an iterative document that helps guide and document the restoration efforts. 3.) Provide cutsheets of stone paver material for staff & monitor approval prior to installation. 4.) Clarify the use of “Hardie board” for this application. This composite material is not permitted on the historic resource. 5.) Provide location of fire department connection (FDC) hook-up and strobe to be reviewed for visual impact by staff and monitor. 6.) Provide ridge vent detail on the carriage house for staff & monitor approval prior to building permit submission. 7.) Snow stops and new penetrations on the historic resources must be visually minimal and approved by staff & monitor. 8.) As required in the Conceptual approval, Resolution #03, Series of 2022, a 500 s.f. Floor Area Bonus was granted for the approved design. All calculations will be confirmed during building permit review. Bonus floor area not used for this project will be forfeited and must be earned through a future request. 9.) As required in the Conceptual approval, Resolution #03, Series of 2022, the following setback variations for the proposed addition is granted: 2’ west side yard setback reduction for the historic bay window. 10.) As required in the Conceptual approval, Resolution #03, Series of 2022, as part of the approval to relocate the historic house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application, along with a detailed description of the house relocation approach. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision and shall not affect the validity of the remaining portions thereof. 11 HPC Resolution #12, Series of 2022 Page 3 of 3 Section 5: Vested Rights The development approvals granted herein shall constitute a site-specific development plan vested for a period of three (3) years from the date of issuance of a development order. However, any failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Unless otherwise exempted or extended, failure to properly record all plats and agreements required to be recorded, as specified herein, within 180 days of the effective date of the development order shall also result in the forfeiture of said vested property rights and shall render the development order void within the meaning of Section 26.104.050 (Void permits). Zoning that is not part of the approved site-specific development plan shall not result in the creation of a vested property right. No later than fourteen (14) days following final approval of all requisite reviews necessary to obtain a development order as set forth in this Ordinance, the City Clerk shall cause to be published in a newspaper of general circulation within the jurisdictional boundaries of the City of Aspen, a notice advising the general public of the approval of a site-specific development plan and creation of a vested property right pursuant to this Title. Such notice shall be substantially in the following form: Notice is hereby given to the general public of the approval of a site-specific development plan, and the creation of a vested property right, valid for a period of three (3) years, pursuant to the Land Use Code of the City of Aspen and Title 24, Article 68, Colorado Revised Statutes, pertaining to the following described property: 233 West Bleeker Street. Nothing in this approval shall exempt the development order from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances or the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. The approval granted hereby shall be subject to all rights of referendum and judicial review; the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of the notice of final development approval as required under Section 26.304.070(A). The rights of referendum shall be limited as set forth in the Colorado Constitution and the Aspen Home Rule Charter. APPROVED BY THE COMMISSION at its regular meeting on the 10th day of August, 2022. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Mike Sear, Deputy City Clerk 12 Page 1 of 17 Exhibit A Historic Preservation Design Guidelines Criteria Staff Findings NOTE: Staff responses begin on page 16 of this exhibit, following the list of applicable guidelines. 26.415.070.D Major Development. No building, structure or landscape shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or a property located within a Historic District until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review. An application for a building permit cannot be submitted without a development order. 3. Final Development Plan Review: b) The procedures for the review of final development plans for major development projects are as follows: 1) The Community Development Director shall review the application materials submitted for final development plan approval. If they are determined to be complete, the applicant will be notified in writing of this and a public hearing before the HPC shall be scheduled. Notice of the hearing shall be provided pursuant to Paragraphs 26.304.060.E.3.a, b and c. 2) Staff shall review the submittal material and prepare a report that analyzes the project's conformance with the design guidelines and other applicable Land Use Code sections. This report will be transmitted to the HPC with relevant information on the proposed project and a recommendation to continue, approve, disapprove or approve with conditions and the reasons for the recommendation. The HPC will review the application, the staff analysis report and the evidence presented at the hearing to determine the project's conformance with the City Historic Preservation Design Guidelines. 3) The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny. If the application is approved, the HPC shall issue a certificate of appropriateness and the Community Development Director shall issue a development order. 4) Before an application for a building permit can be submitted, a final set of plans reflecting any or all required changes by the HPC or City Council must be on file with the City. Any conditions of approval or outstanding issues which must be addressed in the field or at a later time shall be noted on the plans. 13 Page 2 of 17 Chapter 1: Site Planning & Landscape Design MET NOT MET 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. 1.2 Preserve the system and character of historic streets, alleys, and ditches. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. 1.5 Maintain the historic hierarchy of spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. 1.7 Provide positive open space within a project site. 1.8 Consider stormwater quality needs early in the design process. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. 1.12 Provide an appropriate context for historic structures. See diagram. 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. 1.14 Minimize the visual impacts of landscape lighting. 1.17 No fence in the front yard is often the most appropriate solution. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. 1.26 Preserve the historic circulation system. 1.27 Preserve and maintain significant landscaping on site. Chapter 2: Rehabilitation - Building Materials MET NOT MET 2.1 Preserve original building materials. 2.2 The finish of materials should be as it would have existed historically. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. 2.4 Do not use synthetic materials as replacements for original building materials. 2.5 Covering original building materials with new materials is inappropriate. 2.6 Remove layers that cover the original material. MET MET MET MET CONDITION MET MET MET CONDITION MET MET MET MET MET Historic Preservation Design Guidelines Review Criteria for 233 W. Bleeker The applicant is requesting Final Major Development review for restoring the historic resource and construct a new above grade addition. The proposed design must meet applicable Historic Preservation Design Guidelines. MET MET MET MET MET MET MET CONDITION MET MET MET 14 Page 3 of 17 Chapter 3: Rehabilitation - Windows MET NOT MET 3.1 Preserve the functional and decorative features of a historic window. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. 3.3 Match a replacement window to the original in its design. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. Chapter 4: Rehabilitation - Doors MET NOT MET 4.1 Preserve historically significant doors. 4.2 Maintain the original size of a door and its opening. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. Chapter 5: Rehabilitation - Porches & Balconies MET NOT MET 5.1 Preserve an original porch or balcony. 5.2 Avoid removing or covering historic materials and details. 5.3 Enclosing a porch or balcony is not appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. Chapter 6: Rehabilitation - Architectural Details MET NOT MET 6.1 Preserve significant architectural features. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. 6.5 Do not guess at “historic” designs for replacement parts. Chapter 7: Rehabilitation - Roofs MET NOT MET 7.1 Preserve the original form of a roof. 7.2 Preserve the original eave depth. 7.4 New vents should be minimized, carefully, placed and painted a dark color. 7.5 Preserve original chimneys, even if they are made non-functional. 7.7 Preserve original roof materials. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. 7.9 Avoid using conjectural features on a roof. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. MET MET CONDITION MET MET CONDITION MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET 15 Page 4 of 17 Chapter 8: Rehabilitation - Secondary Structures MET NOT MET 8.1 If an existing secondary structure is historically significant, then it must be preserved. 8.2 Preserve a historic secondary building as a detached structure. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. 8.5 Preserve the original building materials, or match in kind when necessary. 8.6 Preserve original door and window openings and minimize new openings. 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. Chapter 9: New Construction - Excavation, Building Relocation & Foundations MET NOT MET 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. 9.3 Site a relocated structure in a position similar to its historic orientation. 9.4 Position a relocated structure at its historic elevation above grade. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. Chapter 10: New Construction - Building Additions MET NOT MET 10.2 A more recent addition that is not historically significant may be removed. 10.3 Design a new addition such that one's ability to interpret the historic character of the primary building is maintained. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. 10.6 Design a new addition to be recognized as a product of its own time. 10.8 Design an addition to be compatible in size and scale with the main building. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. 10.11 Roof forms shall be compatible with the historic building. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. Chapter 12: Accessibility, Lighting, Mech. Equipment, Services Areas & Signs MET NOT MET 12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. 12.3 Exterior light fixtures should be simple in character.MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET MET CONDITION CONDITION 16 Page 5 of 17 Relevant Historic Preservation Design Guidelines: 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi- public walkway, to a semi private entry feature, to private spaces. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least 17 Page 6 of 17 a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is overtextured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. 18 Page 7 of 17 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case- by-case basis. 19 Page 8 of 17 • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. 1.17 No fence in the front yard is often the most appropriate solution. Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. 20 Page 9 of 17 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. 21 Page 10 of 17 • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. 22 Page 11 of 17 • Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. 23 Page 12 of 17 • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. 24 Page 13 of 17 • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. 8.2 Preserve a historic secondary building as a detached structure. • Any proposal to attach a secondary structure is reviewed on a case-by-case basis. • The position and orientation of the structure • should be maintained except when HPC finds that an alternative is the best preservation option. • Some AspenModern properties incorporated garages and carports into the architecture. This pattern should be maintained. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. • Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation. 8.5 Preserve the original building materials, or match in kind when necessary. 8.6 Preserve original door and window openings and minimize new openings. • If an original carriage door exists, and can be made to function for automobile use, this is preferred. 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. • The materials and detailing should be simple. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. • The reuse of any secondary structure should be sensitive so that its character is not lost. 9.1 Developing a basement by underpinning and excavating while the historic structure remains in place may help to preserve the historic fabric. • This activity will require the same level of documentation, structural assessment, and posting of financial assurances as a building relocation. 9.3 Site a relocated structure in a position similar to its historic orientation. 25 Page 14 of 17 • It must face the same direction and have a relatively similar setback. In general, a forward movement, rather than a lateral movement is preferred. HPC will consider setback variations where appropriate. • A primary structure may not be moved to the rear of the parcel to accommodate a new building in front of it. • Be aware of potential restrictions against locating buildings too close to mature trees. Consult with the City Forester early in the design process. Do not relocate a building so that it becomes obscured by trees. 9.4 Position a relocated structure at its historic elevation above grade. • Raising the finished floor of the building slightly above its original elevation is acceptable if needed to address drainage issues. A substantial change in position relative to grade is inappropriate. • Avoid making design decisions that require code related alterations which could have been avoided. In particular, consider how the relationship to grade could result in non-historic guardrails, etc. 9.7 All relocations of designated structures shall be performed by contractors who specialize in moving historic buildings, or can document adequate experience in successfully relocating such buildings. • The specific methodology to be used in relocating the structure must be approved by the HPC. • During the relocation process, panels must be mounted on the exterior of the building to protect existing openings and historic glass. Special care shall be taken to keep from damaging door and window frames and sashes in the process of covering the openings. Significant architectural details may need to be removed and securely stored until restoration. • The structure is expected to be stored on its original site during the construction process. Proposals for temporary storage on a different parcel will be considered on a case by case basis and may require special conditions of approval. • A historic resource may not be relocated outside of the City of Aspen. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. 26 Page 15 of 17 • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition; form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. 27 Page 16 of 17 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. 12.2 Original light fixtures must be maintained. When there is evidence as to the appearance of original fixtures that are no longer present, a replication is appropriate. 12.3 Exterior light fixtures should be simple in character. • The design of a new fixture should be appropriate in form, finish, and scale with the structure. • New fixtures should not reflect a different period of history than that of the affected building, or be associated with a different architectural style. • Lighting should be placed in a manner that is consistent with the period of the building, and should not provide a level of illumination that is out of character. • One light adjacent to each entry is appropriate on an Aspen Victorian residential structure. A recessed fixture, surface mounted light, pendant or sconce will be considered if suited to the building type or style. • On commercial structures and AspenModern properties, recessed lights and concealed lights are often most appropriate. Staff Finding: The applicable sections of the design guidelines are as follows: site planning, building materials, windows, doors, roofs, porches, secondary structure, building additions, and lighting. All relevant Design Guidelines in Chapter 2, 3, 4, 5, 6, 7, and 8 related to the preservation plan need to be reviewed in detail as part of the permit submittal for further historic evidence and/or investigative demolition in order to ensure no historic fabric is being removed. Design Guidelines 1.8, 1.23, and 9.4 address the importance of site design as it relates to stormwater mitigation and drainage. Stormwater mitigation features such as manhole covers and grates can be visually impactful when viewing a resource from the public right-of-way. The guidelines call for these features to be located in areas away from the foreground of the resource. Re-grading for the purposes of drainage is supported but this needs to be done in a way that closely resembles the historic relationship to grade. Staff supports the customized grate detail 28 Page 17 of 17 with a sod cover in areas around the foreground of the resource. Any changes that create visual impacts to the historic resources must be reviewed and approved by staff & monitor prior to the submission of the building permit. Design Guideline 1.27 deals with the preservation of significant landscaping on the site, such as trees. The applicant team must coordinate with relevant City Departments to protect significant trees and driplines throughout the duration of the project. Design Guidelines 7.4 and 7.9 deal with the restoration of historic roofs. Any new vents, penetrations, and snow clips, need to be reviewed and approved by staff & monitor prior to building permit submission. Details of the proposed ridge vent on the historic carriage house need staff & monitor review prior to building permit submission. If the ridge vent is deemed inappropriate, an alternative solution must be proposed. Design Guideline 9.7 deals with relocation requirements for historic structures. The two-story Victorian home is to be temporarily relocated on site while the basement is being excavated. Relocation of a historic resources requires specialized contractors for the move and a financial assurance of $30,000. A letter from a structural engineer may be necessary to confirm the structural integrity of the structures prior to the move. This is a standard requirement for all projects that trigger relocation. In summary, staff recommends approval with conditions listed in the draft resolution. 29 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM June 16, 2022 Revised July 21, 2022 Sarah Yoon and Natalie Feinberg Lopez Historic Preservation Commission Re: 233 West Bleeker Street Final Design Review Dear Sarah, Natalie, and HPC, Please accept this application for Final Major Development Review for the property located at 233 West Bleeker Street, on the corner of Bleeker and Second Streets in the West End neighborhood. The property is 9,000 square feet (sf) in size and is a locally designated historic landmark. There are two contributing structures on the property – the main two-story landmark constructed in circa 1887 and a one-story carriage house circa 1887. Numerous non-historic additions have altered the original appearance of the two structures, which are now joined together with a covered breezeway. The DeWolf family recently sold the property after over 40 years of ownership. The new owners propose to restore the historic landmark and carriage house (aka barn), and to replace the non- historic east addition with a subordinate addition setback from the front façade of the landmark. No variations are requested for new construction, and the historic buildings will remain in their original locations. HPC granted conceptual approval, temporary relocation to dig the basement under the main house, a variation for the original location of the western bay window that projects into the setback 2 feet, and the 500 sf FAR bonus to offset the extensive restoration efforts to both historic buildings. City Council did not exercise their call up authority and upheld HPC’s conceptual approval. HPC adopted resolution 3-2022 includes the following conditions of approval to be addressed at Final Design Review. Figure 1: 233 West Bleeker Street. 30 Page 2 of 7 233 West Bleeker Street July 21 2022 HPC Resolution 3-2022 conditions of approval: 1. Provide details related to the proposed drain basins at the foreground of the property for Final review. Applicant will need to continue working with all relevant City Departments regarding stormwater mitigation and site drainage. Our civil engineer has been actively working with both the City's Engineering Department and HPC to resolve stormwater mitigation and site drainage on this property. All stormwater grates in front of the historic resource are covered with a sod cap to disguise the drain below grade. The only uncovered grate is located behind the front façade of the new addition by the east side yard. This uncovered grate functions as emergency overflow for the property, will not be visible from the street, and does not visually impact the historic resources. Exhibit M.2 details the conceptual stormwater and drainage plan, and Exhibit M.3 includes a landscape detail showing dirt and sod covering the dry well lids (see below) in the front yard in order to meet Historic Preservation Design Guidelines, as opposed to the traditional grates or drains. Figure 2: Detail of sod cover. 2. Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and vents for Final review. A detailed roof plan is found on sheet A3.0 that includes gutters, downspout locations, snow clips, and preliminary venting. A detailed section of the proposed half round gutter is found on sheet AD1.0. 3. Provide a detailed Preservation Plan including documentation of existing conditions, investigation of historic framing and materials, and proposed restoration/treatments. This document will first be reviewed by staff and monitor prior to building permit 31 Page 3 of 7 233 West Bleeker Street July 21 2022 submission but will be considered an iterative document that helps guide the restoration efforts. Restoration and preservation elements are called out on the elevation sheets A4.0 and A4.1 and details are provided on sheet AD3.0 As noted in the condition of approval, this is an evolving document that will be updated as new information is discovered through investigation of historic framing. The restoration details are based on historic photographs and maps presented to HPC during conceptual design review. 8. Additional study on the historic carriage house to understand the historic openings and to develop a landscape plan to respond to the location of the openings. After conceptual approval, we contacted the Aspen Historical Society to get a high resolution copy of the photograph showing the carriage house. Historic openings are based on this high resolution photograph as shown on sheet A4.0. A few different material options for a two track are proposed in front of the carriage house. Each option conveys the historic use of the carriage house with two tracks, but dissuades someone from parking in the area between the carriage house and the street (in addition a curb cut is not proposed). Figure 4: Rendering showing nothing in front of the carriage house doors, which seems inauthentic. Figure 3: Options 1 – 3 for tracks in front of carriage house. 32 Page 4 of 7 233 West Bleeker Street July 21 2022 Background 233 West Bleeker fits into the broad pattern of residential dwellings in the West End neighborhood that housed a range of families and incomes. In 1887, Louisa Holbrook transferred 233 W Bleeker to F. L. Mollin for $1,000. This transaction helps date the structure to circa 1887. The historic Aspen City Directory on file with at the Aspen Historical Society list F. H. Stockman, the County clerk and recorder, as living at 235 W Bleeker in 1889 -1890. Stockman also co-owned the Stockman & Bourquin offices of real estate, loans, insurance and mining stocks. Nick and Maggie Dewolf moved from the east coast to Aspen in 1975, and purchased 233 West Bleeker in 1979. Nick and his wife Maggie DeWolf were influential in the Aspen community and were inducted into the Aspen Hall of Fame in 2006 for their local contributions. Their volunteerism in Aspen is unmatched and lives on through the Nick DeWolf Foundation which has launched several non-profits including Aspen Journalism, the Aspen Science Center, a winter lecture series at the Aspen Center for Physics, and supports GrassRoots TV. Nick DeWolf (1928-2006) was an engineering student who graduated from Massachusetts Institute of Technology in 1948. He founded Teradyne Corporation and was a computer pioneer with major contributions to the field of semiconductors. As a creative inventor, he designed the dancing fountain installed in the Hyman Pedestrian Malls. Maggie, Margaret Lee Lemle DeWolf, (1929-2016) was a writer with a degree in journalism. They met in Boston and had six kids. The property was designated to the Aspen Inventory of Historic Sites and Structures in 1992 and is part of the Aspen Victorian program. Proposal The 233 West Bleeker Street project focuses on the historic preservation and restoration of the two 19th century landmarks. Non-historic additions that do not meet the Historic Preservation Design Guidelines are proposed to be removed. A new basement and addition are proposed to highlight the landmark. The carriage house, which was converted to a residential unit in the 1960s, is proposed to remain as a detached dwelling unit. An overview of the project is provided below and guidelines are specifically addressed in Exhibit A. Figures 5 - 7: Property comparison far left is 1890 Sanborn Fire Insurance Map, middle is 1904 Sanborn Fire Insurance Map, and far right is City of Aspen 2014 aerial photograph. 33 Page 5 of 7 233 West Bleeker Street July 21 2022 Final Design Materials, lighting, architectural details, and window specifications are included in Exhibit M.3 and M.4 of the application. The material palette is mostly wood with metal accents. A complete landscape plan with plant heights, species, locations and a simple lighting plan are included for HPC review. Updated civil drawings demonstrate compliance with Engineering Design Standards. Main House The main house remains in place and will be fully restored based on historic photographs, including replicating a historic side porch facing Second Street and reconstructing dormers and historic porch details. All windows are restored to match historic photographs. The non-historic east wing will be removed and replaced with a setback addition and 12’ 10” one story connecting element that meets the Design Guidelines. Figures 8 -9: West elevation comparison of historic photograph (left) to current condition (right). Figures 10- 11: South and east elevation comparison of historic photograph (left) to current condition (right). Figures 12 - 13: Proposed restoration and new addition. 34 Page 6 of 7 233 West Bleeker Street July 21 2022 Carriage House The carriage house remains in its original location with no basement. Based on historic photographs and Sanborn Fire Insurance Maps, the footprint and appearance of the carriage house will be restored. The high res photograph purchased from the Aspen Historic society accurately show the original window style, location, and the size of the garage opening. In the photograph, a driveway leads into the carriage house. Two paver or gravel strips are proposed to lead to the faux garage door (see options above). It will be used as a detached residential dwelling with one bedroom, a bathroom and a full kitchen, but will have the appearance of a carriage house. Figure 14: High resolution photograph of carriage house. Note the full driveway into the carriage house opening. 35 Page 7 of 7 233 West Bleeker Street July 21 2022 Thank you for reviewing this application. Please reach out if you need additional information to complete your review. Sincerely, Sara Adams, AICP Exhibits A – HP Final Review Criteria B – HPC meeting minutes: January 12, 2022 and February 23, 2022 C – HPC Resolution 3 - 2022 D - Pre application summary E – Agreement to Pay F – Land Use application G – HOA form H – Authorization to represent I – Proof of ownership J – Vicinity Map K – Mailing List L – Streetscape context images M - Drawing set: M. 1 Stamped survey M.2 Civil/drainage drawing set M.3 Existing and proposed drawings and renderings M.4 Material Cut Sheets 36 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Exhibit A – Final HP Review 26.415.060.A Approvals Required. Any development involving properties designated on the aspen Inventory of Historic Landmark Sites and Structures, as an individual property or located within the boundaries of a Historic District, unless determined exempt, requires the approval of a development order and either a certificate of no negative effect or a certificate of appropriateness before a building permit or any other work authorization will be issued by the City. HPC shall provide referral comments for major projects to rights of way located within the boundaries of a Historic District. Response: Applicable Design Guidelines are addressed below: Streetscape 1.1 All projects shall respect the historic development pattern or context of the block, neighborhood or district. • Building footprint and location should reinforce the traditional patterns of the neighborhood. • Allow for some porosity on a site. In a residential project, setback to setback development is typically uncharacteristic of the historic context. Do not design a project which leaves no useful open space visible from the street. Response – The Victorian and barn are in their original locations. Useful open space is preserved around both historic landmarks. New construction is significantly setback from historic facades and from the street. 1.2 Preserve the system and character of historic streets, alleys, and ditches. When HPC input is requested, the following bullet points may be applicable. • Retain and preserve the variety and character found in historic alleys, including retaining historic ancillary buildings or constructing new ones. • Retain and preserve the simple character of historic ditches. Do not plant flowers or add landscape. • Abandoning or re-routing a street in a historic area is generally discouraged. • Consider the value of unpaved alleys in residential areas. • Opening a platted right of way which was abandoned or never graded may be encouraged on a case by case basis. Response – The character defining spruce trees, as identified by the Parks Department, are protected and preserved. 1.3 Remove driveways or parking areas accessed directly from the street if they were not part of the original development of the site. • Do not introduce new curb cuts on streets. • Non-historic driveways accessed from the street should be removed if they can be relocated to the alley. Response – n/a. 37 Exhibit A Final Design Review 233 West Bleeker Street June 2022 1.4 Design a new driveway or improve an existing driveway in a manner that minimizes its visual impact. • If an alley exists at the site, the new driveway must be located off it. • Tracks, gravel, light grey concrete with minimal seams, or similar materials are appropriate for driveways on Aspen Victorian properties. Response – The driveway is located off the alley. Grass pavers are proposed to lead to the barn/carriage house to show the original function, however parking is located off the alley in the new construction to the east. There is no curb cut proposed off Second Street. The grass pavers are only to show the historic condition and to avoid the confusion associated with garage-like doors facing the street and landscaping in front. The tracks are subtle and intend to delicately represent the historic condition and use of the carriage house. 1.5 Maintain the historic hierarchy of spaces. • Reflect the established progression of public to private spaces from the public sidewalk to a semi-public walkway, to a semiprivate entry feature, to private spaces. Response – A simple walkway into the main entry is proposed from the sidewalk to the front porch. A secondary walkway is proposed from Second Street to access the interior courtyard. Organic small randomly placed pavers are proposed from the sidewalk along Bleeker to the side gate. 1.6 Provide a simple walkway running perpendicular from the street to the front entry on residential projects. • Meandering walkways are not allowed, except where it is needed to avoid a tree or is typical of the period of significance. • Use paving materials that are similar to those used historically for the building style and install them in the manner that they would have been used historically. For example, on an Aspen Victorian landmark set flagstone pavers in sand, rather than in concrete. Light grey concrete, brick or red sandstone are appropriate private walkway materials for most landmarks. • The width of a new entry sidewalk should generally be three feet or less for residential properties. A wider sidewalk may be appropriate for an AspenModern property. Response – A simple walkway is proposed. Paving materials are a light grey concrete for the front walkway and a slighty darker grey stone paver for the sidewalk off Second Street. 1.7 Provide positive open space within a project site. • Ensure that open space on site is meaningful and consolidated into a few large spaces rather than many small unusable areas. • Open space should be designed to support and complement the historic building. Response – The existing large front yard is maintained in front of the historic home, and is enlarged by setting by the new addition well behind the landmark. 1.8 Consider stormwater quality needs early in the design process. • When included in the initial planning for a project, stormwater quality facilities can be better integrated into the proposal. All landscape plans presented for HPC review must include at least a preliminary representation of the stormwater design. A more detailed design must be reviewed and approved by Planning and Engineering prior to building permit submittal. 38 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • Site designs and stormwater management should provide positive drainage away from the historic landmark, preserve the use of natural drainage and treatment systems of the site, reduce the generation of additional stormwater runoff, and increase infiltration into the ground. Stormwater facilities and conveyances located in front of a landmark should have minimal visual impact when viewed from the public right of way. • Refer to City Engineering for additional guidance and requirements. Response – A drainage plan is being developed that directs drainage away from the landmarks. Stormwater is included as Exhibit M.2 in the drawing set. 1.9 Landscape development on AspenModern landmarks shall be addressed on a case by case basis. Response – n/a. 1.10 Built-in furnishings, such as water features, fire pits, grills, and hot tubs, that could interfere with or block views of historic structures are inappropriate. • Site furnishings that are added to the historic property should not be intrusive or degrade the integrity of the neighborhood patterns, site, or existing historic landscape. • Consolidating and screening these elements is preferred. Response – A landscape plan is proposed for review in Exhibit M.3. Built in furnishings are located behind the landmarks and are fully screened from the street. A shallow pool is located in the far east section of the property, behind a fence and will not impact the view of the historic structures. 1.11 Preserve and maintain historically significant landscaping on site, particularly landmark trees and shrubs. • Retaining historic planting beds and landscape features is encouraged. Figure 1: Proposed landscape plan. Figure 2: Proposed landscape plan. 39 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • Protect historically significant vegetation during construction to avoid damage. Removal of damaged, aged, or diseased trees must be approved by the Parks Department. • If a significant tree must be removed, replace it with the same or similar species in coordination with the Parks Department. • The removal of non-historic planting schemes is encouraged. • Consider restoring the original landscape if information is available, including original plant materials. Response – The prominent spruce trees along Bleeker Street and at the corner of Bleeker and Second Street are preserved as directed by the Parks Department. All tree removals represented in the application have been discussed and preliminarily approved by the Parks Department. 1.12 Provide an appropriate context for historic structures. See diagram. • Simplicity and restraint are required. Do not overplant a site, or install a landscape which is over textured or overly complex in relationship to the historic resource, particularly in Zone A. In Zone A, new planting shall be species that were used historically or species of similar attributes. • In areas immediately adjacent to the landmark, Zone A and Zone B, plants up 42” in height, sod, and low shrubs are often appropriate. • Contemporary planting, walls and other features are not appropriate in Zone A. A more contemporary landscape may surround new development or be located in the rear of the property, in Zone C. • Do not cover areas which were historically unpaved with hard surfaces, except for a limited patio where appropriate. • Where residential structures are being adapted to commercial use, proposals to alter the landscape will be considered on a case-by-case basis. The residential nature of the building must be honored. • In the case of a historic landmark lot split, careful consideration should be given so as not to over plant either property, or remove all evidence of the landscape characteristics from before the property was divided. • Contemporary landscapes that highlight an AspenModern architectural style are encouraged. Response – A simple landscape with traditional plantings is proposed. All plant species and heights are included on sheets L2.0 and L2.01 1.13 Additions of plant material to the landscape that could interfere with or block views of historic structures are inappropriate. • Low plantings and ground covers are preferred. • Do not place trees, shrubs, or hedgerows in locations that will obscure, damage, or block significant architectural features or views to the building. Hedgerows are not allowed as fences. • Consider mature canopy size when planting new trees adjacent to historic resources. Planting trees too close to a landmark may result in building deteriorate or blocked views and is inappropriate. • Climbing vines can damage historic structures and are not allowed. Response – No new planting material is proposed that will damage the historic structures. 40 Exhibit A Final Design Review 233 West Bleeker Street June 2022 1.14 Minimize the visual impacts of landscape lighting. • Landscape and pathway lighting is not permitted in Zone A (refer to diagram) on Aspen Victorian properties unless an exception is approved by HPC based on safety considerations. • Landscape, driveway, and pathway lighting on AspenModern properties is addressed on a case-by-case basis. • Landscape light fixtures should be carefully selected so that they are compatible with the building, yet recognizable as a product of their own time. • Driveway lighting is not permitted on Aspen Victorian properties. • Landscape uplighting is not allowed. Response – Landscape lighting is not proposed as this time. A few pathway lights shown below are proposed in zone A for safety. The proposed light fixture is simple and will not distract from the historic building. 1.15 Preserve original fences. • Fences which are considered part of the historic significance of a site should not be moved, removed, or inappropriately altered. • Replace only those portions of a historic fence that are deteriorated beyond repair. • Replacement elements must match the existing. Response – n/a. 1.16 When possible, replicate a missing historic fence based on photographic evidence. Response – n/a. 1.17 No fence in the front yard is often the most appropriate solution. • Reserve fences for back yards and behind street facing façades, as the best way to preserve the character of a property. Figures 2 & 3: Proposed landscape lighting plan and pathway light. 41 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Response – A fence is proposed in front of the pool, between the carriage house/barn and the main house, and along the rear of the property. No fence is proposed in front of the landmarks. 1.18 When building an entirely new fence, use materials that are appropriate to the building type and style. • The new fence should use materials that were used on similar properties during the period of significance. • A wood fence is the appropriate solution in most locations. • Ornate fences, including wrought iron, may create a false history are not appropriate for Aspen Victorian landmarks unless there is evidence that a decorative fence historically existed on the site. • A modest wire fence was common locally in the early 1900s and is appropriate for Aspen Victorian properties. This fence type has many desirable characteristics including transparency, a low height, and a simple design. When this material is used, posts should be simply detailed and not oversized. Response – The new fence is included in the landscape drawing set and is proposed to be painted horizontal wood slats (Sheet L.5.02 of the landscape set). A vertifcal wood fence is also proposed 1.19 A new fence should have a transparent quality, allowing views into the yard from the street. • A fence that defines a front yard must be low in height and transparent in nature. • For a picket fence, spacing between the pickets must be a minimum of 1/2 the width of the picket. • For Post-WWII properties where a more solid type of fence may be historically appropriate, proposals will be reviewed on a case-by-case basis. • Fence columns or piers should be proportional to the fence segment. Response – The new fence is well behind the street facing facades of the landmarks and new addition. As such, it is not transparent but serves more as a privacy fence. 1.20 Any fence taller than 42” should be designed so that it avoids blocking public views of important features of a designated building. • A privacy fence should incorporate transparent elements to minimize the possible visual impacts. Consider staggering the fence boards on either side of the fence rail. This will give the appearance of a solid plank fence when seen head on. Also consider using lattice, or other transparent detailing on the upper portions of the fence. • A privacy fence should allow the building corners and any important architectural features that are visible from the street to continue to be viewed. • All hedgerows (trees, shrub bushes, etc.) are prohibited in Zones A and B. Response – The new fence is 6 feet in some areas of the property but does not obscure significant architectural features. 1.21 Preserve original retaining walls • Replace only those portions that are deteriorated beyond repair. Any replacement materials should match the original in color, texture, size and finish. 42 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • Painting or covering a historic masonry retaining wall or covering is not allowed. • Increasing the height of a retaining wall is inappropriate. Response – n/a. 1.22 When a new retaining wall is necessary, its height and visibility should be minimized. • All wall materials, including veneer and mortar, will be reviewed on a case by case basis and should be compatible with the palette used on the historic structure. Response – n/a. 1.23 Re-grading the site in a manner that changes historic grade is generally not allowed and will be reviewed on a case by case basis. Response – The historic buildings are proposed to maintain grade similar to existing conditions. 1.24 Preserve historically significant landscapes with few or no alterations. • An analysis of the historic landscape and an assessment of the current condition of the landscape should be done before the beginning of any project. • The key features of the historic landscape and its overall design intent must be preserved. Response – The large spruce trees are preserved as directed by the Parks Department. 1.25 New development on these sites should respect the historic design of the landscape and its built features. • Do not add features that damage the integrity of the historic landscape. • Maintain the existing pattern of setbacks and siting of structures. • Maintain the historic relationship of the built landscape to natural features on the site. • All additions to these landscapes must be clearly identifiable as recent work. • New artwork must be subordinate to the designed landscape in terms of placement, height, material, and overall appearance. Place new art away from significant landscape features. • Avoid installing utility trenches in cultural landscapes if possible. Response – A simple historic design of the landscape is maintained in the proposal. Historic setbacks are unchanged and significant trees are protected. 1.26 Preserve the historic circulation system. • Minimize the impact of new vehicular circulation. • Minimize the visual impact of new parking. • Maintain the separation of pedestrian and vehicle which occurred historically. Response – All parking is located off the alley in the garage or a surface parking space. 1.27 Preserve and maintain significant landscaping on site. • Protect established vegetation during any construction. • If any tree or shrub needs to be removed, replace it with the same or similar species. 43 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • New planting should be of a species used historically or a similar species. • Maintain and preserve any gardens and/or ornamental planting on the site. • Maintain and preserve any historic landscape elements. Response – Parks identified trees that require protection. All new planting is included in this application. Restoration Materials 2.1 Preserve original building materials. • Do not remove siding that is in good condition or that can be repaired in place. • Masonry features that define the overall historic character, such as walls, cornices, pediments, steps and foundations, should be preserved. • Avoid rebuilding a major portion of an exterior wall that could be repaired in place. Reconstruction may result in a building which no longer retains its historic integrity. • Original AspenModern materials may be replaced in kind if it has been determined that the weathering detracts from the original design intent or philosophy. 2.2 The finish of materials should be as it would have existed historically. • Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone that was not historically painted shall not be painted. • If masonry that was not painted historically was given a coat of paint at some more recent time, consider removing it, using appropriate methods. • Wood should be painted, stained or natural, as appropriate to the style and history of the building. 2.3 Match the original material in composition, scale and finish when replacing materials on primary surfaces. • If the original material is wood clapboard for example, then the replacement material must be wood as well. It should match the original in size, and the amount of exposed lap and finish. • Replace only the amount required. If a few boards are damaged beyond repair, then only those should be replaced, not the entire wall. For AspenModern buildings, sometimes the replacement of a larger area is required to preserve the integrity of the design intent. 2.4 Do not use synthetic materials as replacements for original building materials. • Original building materials such as wood siding and brick should not be replaced with synthetic materials. 2.5 Covering original building materials with new materials is inappropriate. • Regardless of their character, new materials obscure the original, historically significant material. • Any material that covers historic materials may also trap moisture between the two layers. This will cause accelerated deterioration to the historic material which may go unnoticed. 44 Exhibit A Final Design Review 233 West Bleeker Street June 2022 2.6 Remove layers that cover the original material. • Once the non-historic siding is removed, repair the original, underlying material. Response – Any replacement materials on the main house or carriage house/barn will match the original as described in Guideline 2.3. Original material with integrity will be restored or repaired. Original building materials will not be covered. The foundation material is proposed to be concrete. Existing foundation is red sandstone that does not appear to be historic/original based on the historic color photograph that shows a crude concrete foundation extending beyond the historic wall plane (also not likely original). Windows 3.1 Preserve the functional and decorative features of a historic window. • Features important to the character of a window include its frame, sash, muntins/mullions, sills, heads, jambs, moldings, operations, and groupings of windows. • Repair frames and sashes rather than replacing them. • Preserve the original glass. If original Victorian era glass is broken, consider using restoration glass for the repair. 3.2 Preserve the position, number, and arrangement of historic windows in a building wall. • Enclosing a historic window is inappropriate. • Do not change the size of an original window opening. 3.3 Match a replacement window to the original in its design. • If the original is double-hung, then the replacement window must also be double-hung. If the sash have divided lights, match that characteristic as well. 3.4 When replacing an original window, use materials that are the same as the original. 3.5 Preserve the size and proportion of a historic window opening. • Changing the window opening is not permitted. • Consider restoring an original window opening that was enclosed in the past. 3.6 Match, as closely as possible, the profile of the sash and its components to that of the original window. • A historic window often has a complex profile. Within the window’s casing, the sash steps back to the plane of the glazing (glass) in several increments. These increments, which individually only measure in eighths or quarters of inches, are important details. They distinguish the actual window from the surrounding plane of the wall. • The historic profile on AspenModern properties is typically minimal. 3.7 Adding new openings on a historic structure is generally not allowed. • Greater flexibility in installing new windows may be considered on rear or secondary walls. 45 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • New windows should be similar in scale to the historic openings on the building, but should in some way be distinguishable as new, through the use of somewhat different detailing, etc. • Preserve the historic ratio of window openings to solid wall on a façade. • Significantly increasing the amount of glass on a character defining façade will negatively affect the integrity of a structure. 3.8 Use a storm window to enhance energy conservation rather than replace a historic window. • Install a storm window on the interior, when feasible. This will allow the character of the original window to be seen from the public way. • If a storm window is to be installed on the exterior, match the sash design and material of the original window. It should fit tightly within the window opening without the need for sub- frames or panning around the perimeter. A storm window should not include muntins unless necessary for structure. Any muntin should be placed to match horizontal or vertical divisions of the historic window. Response – Almost all windows have been replaced over time as shown on the demolition elevations, Sheets D3.0 and D3.1. All new windows will be similar to the profile and material of the historic windows. Window cut sheets are included as Exhibit M.4. Doors 4.1 Preserve historically significant doors. • Maintain features important to the character of a historic doorway. These include the door, door frame, screen door, threshold, glass panes, paneling, hardware, detailing, transoms and flanking sidelights. • Do not change the position and function of original front doors and primary entrances. • If a secondary entrance must be sealed shut, any work that is done must be reversible so that the door can be used at a later time, if necessary. Also, keep the door in place, in its historic position. • Previously enclosed original doors should be reopened when possible. Figures 4 & 5: Comparison of historic vs. current conditions to show window alterations that are proposed to be restored on the north and west facades. 46 Exhibit A Final Design Review 233 West Bleeker Street June 2022 4.2 Maintain the original size of a door and its opening. • Altering its size and shape is inappropriate. It should not be widened or raised in height. 4.3 When a historic door or screen door is damaged, repair it and maintain its general historic appearance. 4.4 When replacing a door or screen door, use a design that has an appearance similar to the original door or a door associated with the style of the building. • A replica of the original, if evidence exists, is the preferred replacement. • A historic door or screen door from a similar building also may be considered. • Simple paneled doors were typical for Aspen Victorian properties. • Very ornate doors, including stained or leaded glass, are discouraged, unless photographic evidence can support their use. 4.5 Adding new doors on a historic building is generally not allowed. • Place new doors in any proposed addition rather than altering the historic resource. • Greater flexibility in installing a door in a new location may be considered on rear or secondary walls. • A new door in a new location should be similar in scale and style to historic openings on the building and should be a product of its own time. • Preserve the historic ratio of openings to solid wall on a façade. Significantly increasing the openings on a character defining façade negatively affects the integrity of a structure. 4.6 If energy conservation and heat loss are concerns, use a storm door instead of replacing a historic entry door. • Match the material, frame design, character, and color of the primary door. • Simple features that do not detract from the historic entry door are appropriate for a new storm door. • New screen doors should be in character with the primary door. 4.7 Preserve historic hardware. • When new hardware is needed, it must be in scale with the door and appropriate to the style of the building. • On Aspen Victorian properties, conceal any modern elements such as entry keypads. Response – Original door openings will be preserved, however existing doors on the main house are not historic. Any new doors are simple in style and located in existing historic openings – please refer to exhibit M.4. Double doors are proposed on the east elevation of the carriage house/barn – there is currently a non-historic addition proposed to be removed on the east side, so no historic material will be removed to facilitate the proposed door location. 47 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Porch 5.1 Preserve an original porch or balcony. • Replace missing posts and railings when necessary. Match the original proportions, material and spacing of balusters. • Expanding the size of a historic porch or balcony is inappropriate. 5.2 Avoid removing or covering historic materials and details. • Removing an original balustrade, for example, is inappropriate. 5.3 Enclosing a porch or balcony is not appropriate. • Reopening an enclosed porch or balcony is appropriate. 5.4 If reconstruction is necessary, match the original in form, character and detail. • Match original materials. • When reconstructing an original porch or balcony without historic photographs, use dimensions and characteristics found on comparable buildings. Keep style and form simple with minimal, if any, decorative elements. 5.5 If new steps are to be added, construct them out of the same primary materials used on the original, and design them to be in scale with the porch or balcony • Steps should be located in the original location. • Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc. • Brick, red sandstone, grey concrete, or wood are appropriate materials for steps. 5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where visible from the street. • If handrails or guardrails are needed according to building code, keep their design simple in character and different from the historic detailing on the porch or balcony. Response – The historic front porch on the main two story historic landmark is proposed to be restored with the original detailing shown in historic photographs. A screened side porch is proposed to be restored facing Second Street. Images are provided on the following page. 48 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Architectural Details 6.1 Preserve significant architectural features. • Repair only those features that are deteriorated. • Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized preservation methods whenever possible. • On AspenModern properties, repair is preferred, however, it may be more important to preserve the integrity of the original design intent, such as crisp edges, rather than to retain heavily deteriorated material. Figures 6 - 8: Comparison of screened porch shown in historic photographs (above) to restored porch proposal (below). 49 Exhibit A Final Design Review 233 West Bleeker Street June 2022 6.2 When disassembly of a historic element is necessary for its restoration, use methods that minimize damage to the original material. • Document its location so it may be repositioned accurately. Always devise methods of replacing the disassembled material in its original configuration. 6.3 Remove only the portion of the detail that is deteriorated and must be replaced. • Match the original in composition, scale, and finish when replacing materials or features. • If the original detail was made of wood, for example, then the replacement material should be wood, when feasible. It should match the original in size and finish. 6.4 Repair or replacement of missing or deteriorated features are required to be based on original designs. • The design should be substantiated by physical or pictorial evidence to avoid creating a misrepresentation of the building’s heritage. • When reconstruction of an element is impossible because there is no historical evidence, develop a compatible new design that is a simplified interpretation of the original, and maintains similar scale, proportion and material. 6.5 Do not guess at “historic” designs for replacement parts. • Where scars on the exterior suggest that architectural features existed, but there is no other physical or photographic evidence, then new features may be designed that are similar in character to related buildings. • Using ornate materials on a building or adding new conjectural detailing for which there is no documentation is inappropriate. Response – Architectural details will be repaired as needed and cresting will remain on the ridge as shown in historic photographs. Please refer to the sheets A4.0 and A4.1 for elevations of proposed restoration, and AD1.0 and AD3.0 for architectural details. Roof 7.1 Preserve the original form of a roof. • Do not alter the angle of a historic roof. Preserve the orientation and slope of the roof as seen from the street. • Retain and repair original and decorative roof detailing. • Where the original roof form has been altered, consider restoration. 7.2 Preserve the original eave depth. • Overhangs contribute to the scale and detailing of a historic resource. • AspenModern properties typically have very deep or extremely minimal overhangs that are key character defining features of the architectural style. 7.3 Minimize the visual impacts of skylights and other rooftop devices. 50 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • Skylights and solar panels are generally not allowed on a historic structure. These elements may be appropriate on an addition. 7.4 New vents should be minimized, carefully, placed and painted a dark color. • Direct vents for fireplaces are generally not permitted to be added on historic structures. • Locate vents on non-street facing facades. • Use historic chimneys as chases for new flues when possible. 7.5 Preserve original chimneys, even if they are made non-functional. • Reconstruct a missing chimney when documentation exists. 7.6 A new dormer should remain subordinate to the historic roof in scale and character. • A new dormer is not appropriate on a primary, character defining façade. • A new dormer should fit within the existing wall plane. It should be lower than the ridgeline and set in from the eave. It should also be in proportion with the building. • The mass and scale of a dormer addition must be subordinate to the scale of the historic building. • While dormers improve the livability of upper floor spaces where low plate heights exist, they also complicate the roof and may not be appropriate on very simple structures. • Dormers are not generally permitted on AspenModern properties since they are not characteristics of these building styles. 7.7 Preserve original roof materials. • Avoid removing historic roofing material that is in good condition. When replacement is necessary, use a material that is similar to the original in both style as well as physical qualities and use a color that is similar to that seen historically. 7.8 New or replacement roof materials should convey a scale, color and texture similar to the original. • If a substitute is used, such as composition shingle, the roof material should be earth tone and have a matte, non-reflective finish. • Flashing should be in scale with the roof material. • Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non- reflective finish. • Design flashing, such as drip edges, so that architectural details are not obscured. • A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for a secondary structure from that time period. • A metal roof material should have a matte, non-reflective finish and match the original seaming. 7.9 Avoid using conjectural features on a roof. 51 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • Adding ornamental cresting, for example, where there is no evidence that it existed, creates a false impression of the building’s original appearance, and is inappropriate. 7.10 Design gutters so that their visibility on the structure is minimized to the extent possible. • Downspouts should be placed in locations that are not visible from the street if possible, or in locations that do not obscure architectural detailing on the building. • The material used for the gutters should be in character with the style of the building. Response – Historic roof forms mainly exist at 233 West Bleeker with the exception of the dormers and a large portion of the eastern elevation. Historic photographs are used to restore the dormers and the eastern roof form. Gutters and downspouts are shown on sheet A3.0 – gutters are proposed to be half round aluminum with kynar finish. A section of the gutter on the historic home is found on Sheet AD1.0, detail 8. Figures 9 & 10 : Historic photograph used in eastern elevation roof restoration (above). Proposed roof plan demolition (right) Historic dormers are proposed to be restored based on historic photographs. Please reference sheet A4.0 and AD1.0 for elevations and details of the proposed restoration. 52 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Carriage House/Barn 8.1 If an existing secondary structure is historically significant, then it must be preserved. • When treating a historic secondary building, respect its character-defining features. These include its materials, roof form, windows, doors, and architectural details. • If a secondary structure is not historically significant, then its preservation is optional. The determination of significance is based on documentation of the construction date of the outbuilding and/or physical inspection. A secondary structure that is related to the period of significance of the primary structure will likely require preservation. Response – The carriage house is preserved. 8.2 Preserve a historic secondary building as a detached structure. • Any proposal to attach a secondary structure is reviewed on a case-by-case basis. • The position and orientation of the structure should be maintained except when HPC finds that an alternative is the best preservation option. • Some AspenModern properties incorporated garages and carports into the architecture. This pattern should be maintained. Response – The carriage house is currently attached to the main historic home through a breezeway. The breezeway is proposed to be removed and the historic relationship between the two buildings restored. The carriage house will remain in its original location and will not be lifted or shifted during construction – there is no basement proposed beneath this historic structure. 8.3 Do not add detailing or features to a secondary structure that are conjectural and not in keeping with its original character as a utilitarian structure. • Most secondary structures are basic rectangular solids, with simple finishes and no ornamentation. Response – All detailing will match the historic photographs of the structure. Windows and the proposed door closely resemble the historic photograph shown below. 8.4 When adding on to a secondary structure, distinguish the addition as new construction and minimize removal of historic fabric. • Additions to a secondary structure must be smaller in footprint than the original building and lower in height. Maintaining the overall mass and scale is particularly important. • Do not alter the original roof form. • An addition must be inset from the corners of the wall to which it attaches. Response – The carriage house has a non-historic addition to the east façade and a non-historic dormer located on the south façade. Large windows were added to the street facing west gable end and are proposed to be removed. No new additions are proposed to the structure, and all non-historic alterations are proposed to be removed. 8.5 Preserve the original building materials, or match in kind when necessary. Response – Original building materials are not proposed to be removed. Any patches will match existing material. 53 Exhibit A Final Design Review 233 West Bleeker Street June 2022 8.6 Preserve original door and window openings and minimize new openings. • If an original carriage door exists, and can be made to function for automobile use, this is preferred. Response – Original door and window openings are restored using historic photographs. 8.7 If a new garage door is added, it must be compatible with the character of the historic structure. • The materials and detailing should be simple. Response – The new garage door will be inoperable. The style of the proposed door is simple – we do not have a historic photograph that shows the appearance of the door only the size of the opening. Adding an inoperable door represents the original function of the building, but the building will continue to be a residence as it has been since the 1960s. 8.8 Adaptation of an obsolete secondary structure to a functional use is encouraged. • The reuse of any secondary structure should be sensitive so that its character is not lost. Response – The carriage house/barn will continue to be used as a separate residence, but the appearance will be that of a carriage house. 10.1 Preserve an older addition that has achieved historic significance in its own right. Response – n/a. 10.2 A more recent addition that is not historically significant may be removed. • For Aspen Victorian properties, HPC generally relies on the 1904 Sanborn Fire Insurance maps to determine which portions of a building are historically significant and must be preserved. • HPC may insist on the removal of non-historic construction that is considered to be detrimental to the historic resource in any case when preservation benefits or variations are being approved. 54 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Response – The non-historic east addition and dormer are proposed to be removed. The façade and roof will be restored. A set of double doors is proposed in the east elevation (not visible from the street) where the non- historic addition is removed. Figures 11- 13: Historic photograph of carriage house at top; bottom left is current condition; bottom right is proposed elevation. 55 Exhibit A Final Design Review 233 West Bleeker Street June 2022 New Addition 10.1 Preserve an older addition that has achieved historic significant in its own right. Response – n/a 10.2 A more recent addition that is not historically significant may be removed. Response – The main historic home has been heavily altered over time; however, historic photographs document the original appearance for an accurate restoration. All non-historic additions are proposed to be removed as shown in Sheets D2.0, D3.0, and D3.1. 10.3 Design a new addition such that one’s ability to interpret the historic character of the primary building is maintained. • A new addition must be compatible with the historic character of the primary building. • An addition must be subordinate, deferential, modest, and secondary in comparison to the architectural character of the primary building. • An addition that imitates the primary building’s historic style is not allowed. For example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian home. • An addition that covers historically significant features is inappropriate. • Proposals on corner lots require particular attention to creating compatibility. Response – A new addition is proposed to the east of the historic home. The addition is attached to the historic home in the same location as the current non-historic addition in order to avoid removing historic material. A historic carriage house/barn is located behind the main home, which pushes new construction to the side rather than to the rear of the landmark. The addition is located on the interior side of the corner lot to preserve the relationship between the primary historic home and the secondary historic barn/carriage house as viewed from Second Street. The style of the addition is very simple with modern details that reference but do not mimic the landmark. 10.4 The historic resource is to be the focus of the property, the entry point, and the predominant structure as viewed from the street. • The historic resource must be visually dominant on the site and must be distinguishable against the addition. • The total above grade floor area of an addition may be no more than 100% of the above grade floor area of the original historic resource. All other above grade development must be completely detached. HPC may consider exceptions to this policy if two or more of the following are met: o The proposed addition is all one story o The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource o The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource 56 Exhibit A Final Design Review 233 West Bleeker Street June 2022 o The interior of the resource is fully utilized, containing the same number of usable floors as existed historically o The project is on a large lot, allowing the addition to have a significant setback from the street o There are no variance requests in the application other than those related to historic conditions that aren’t being changed o The project is proposed as part of a voluntary AspenModern designation, or o The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – The carriage house/barn is proposed to be restored to its original rectangular footprint with no addition. The main historic home is proposed to have a two story addition to the east. The historic home has more above grade square footage than the proposed new construction. The location of the new addition, well behind the landmark, highlights the importance of the landmarks and reveals the carefully restored east elevation that is currently obscured. The historic home is the main entry into the project as evidenced by the walkway from Bleeker Street to the front porch. The only other entry point (other than private entries) is the restored side porch in the landmark facing Second Street. The historic home is clearly the main focal point of the property. 10.5 On a corner lot, no portion of an addition to a one story historic resource may be more than one story tall, directly behind that resource, unless completely detached above grade by a distance of at least 10 feet. HPC may consider exceptions to this policy if two or more of the following are met: • The connector element that links the new and old construction is a breezeway or transparent corridor, well recessed from the street facing side(s) of the historic resource and the area of two story construction that appears directly behind the one story historic resource is minimal • The footprint of the new addition is closely related to the footprint of the historic resource and the proposed design is particularly sensitive to the scale and proportions of the historic resource • The project involves the demolition and replacement of an older addition that is considered to have been particularly detrimental to the historic resource • The interior of the resource is fully utilized, containing the same number of usable floors as existed historically • There are no variance requests in the application other than those related to historic conditions that aren’t being changed • The project is proposed as part of a voluntary AspenModern designation, or • The property is affected by non-preservation related site specific constraints such as trees that must be preserved, Environmentally Sensitive Areas review, etc. Response – n/a. Landmark is two stories. 10.6 Design a new addition to be recognized as a product of its own time. • An addition shall be distinguishable from the historic building and still be visually compatible with historic features. 57 Exhibit A Final Design Review 233 West Bleeker Street June 2022 • A change in setbacks of the addition from the historic building, a subtle change in material, or a modern interpretation of a historic style are all techniques that may be considered to help define a change from historic construction to new construction. • Do not reference historic styles that have no basis in Aspen. • Consider these three aspects of an addition: form, materials, and fenestration. An addition must relate strongly to the historic resource in at least two of these elements. Departing from the historic resource in one of these categories allows for creativity and a contemporary design response. • Note that on a corner lot, departing from the form of the historic resource may not be allowed. • There is a spectrum of appropriate solutions to distinguishing new from old portions of a development. Some resources of particularly high significance or integrity may not be the right instance for a contrasting addition. Response – The new addition is setback 15.6’ from the front façade of the landmark and 30.6’ from the front property line. The addition is a gable roof with dormers, similar to the landmark but in a modern style. When comparing proportions, the landmark is about 29’ 7.5” wide compared to the smaller addition which is 22’9” in width. A simple private porch is proposed on the new addition to help break up the two story form and to represent the addition as a secondary element. New construction diverts from the landmark in the materials category. Form: The gable roof form directly relates to the historic landmark both of which have a 12:12 roof pitch with dormers. Both the addition and the landmark are oriented toward Bleeker Street and have similar rectangular footprints. A modern bump-out is proposed on the east elevation of the new addition as a contemporary element that completes the transition from the landmark to the modern addition. Fenestration: Proposed windows in the new addition are vertically oriented but contain no division in order to relate to the historic double hung windows in the historic home but also be modern. Aluminum clad windows are proposed in the addition/new construction and wood windows are proposed in the historic buildings. 58 Exhibit A Final Design Review 233 West Bleeker Street June 2022 Materials: The addition is proposed to be clad in 4” vertical wood siding with a light grey/brown finish as shown in the renderings. The wood siding relates to the landmark but is modern in application. Slate grey metal panels are proposed for a portion of the addition that extends toward the east side yard, on the opposite end of the property from the historic buildings. A standing seam metal roof is proposed for the new construction and traditional wood shingles for the landmark. 10.7 When planning an addition to a building in a historic district, preserve historic alignments on the street. • Some roof lines and porch eaves on historic buildings may align at approximately the same height. An addition can not be placed in a location where these relationships would be altered or obscured. Response – n/a. 10.8 Design an addition to be compatible in size and scale with the main building. • An addition that is lower than, or similar to the height of the primary building, is preferred. Response – The addition is equal in height to the front gable end closest to Bleeker Street. The 12:12 pitch of the proposed gable mirrors the historic pitch. The landmark has a series of gables that step up toward the middle of the historic building. The highest point of the landmark is an elevation of 7921.27’ (the middle gable shown below). The highest point of the new addition is 7919.57’. The addition is lower than the highest gable of the landmark, and matches the height of the front facing historic gable end. A small section of the addition has a flat roof, located at the east end of the property. It measures about 23’10” in height on the north elevation and is well below the height of the historic landmark at the opposite side of the property. The flat roof area is set back 22’6” from the front façade of the landmark and is 35’7” away from the side of the historic home to reduce any visual impacts on the landmark. It is also obscured by a spruce tree that is required to be protected per the City Forester. Figure 14: Rendering of project showing materials, landscape and context. 59 Exhibit A Final Design Review 233 West Bleeker Street June 2022 10.9 If the addition is taller than a historic building, set it back from significant façades and use a “connector” to link it to the historic building. • Only a one-story connector is allowed. • Usable space, including decks, is not allowed on top of connectors unless the connector has limited visibility and the deck is shielded with a solid parapet wall. • In all cases, the connector must attach to the historic resource underneath the eave. • The connector shall be a minimum of 10 feet long between the addition and the primary building. • Minimize the width of the connector. Ideally, it is no more than a passage between the historic resource and addition. The connector must reveal the original building corners. The connector may not be as wide as the historic resource. • Any street-facing doors installed in the connector must be minimized in height and width and accessed by a secondary pathway. See guideline 4.1 for further information. Response – n/a, the addition is shorter than the historic building. A one story, 12’10” long, connecting element is proposed to link the two story landmark to the two story new addition. The connecting element exceeds the 10’ distance in order to push the new construction to the limits of the required east side setback of 10’. The proposed connection is all glass and is set back 22’6” from the front façade of the landmark. Original building corners are clearly revealed and there are no doors within the connecting element, or access on top of the connector. 10.10 Place an addition at the rear of a primary building or set it back substantially from the front to minimize the visual impact on the historic structure and to allow the original proportions and character to remain prominent. • Locating an addition at the front of a primary building is inappropriate. • Additions to the side of a primary building are handled on a case-by-case basis and are approved based on site specific constraints that restrict rear additions. • Additional floor area may also be located under the building in a basement which will not alter the exterior mass of a building. Response – As noted above, the new addition is proposed to the east of the historic home, setback 15.6’ from the front façade of the landmark and 30.6’ from the front property line with a 12’10” connecting element. The addition is attached to the historic home in the same location as the current non-historic addition in order to avoid removing historic material. A historic carriage house/barn is located behind the main home, which pushes new construction to the side rather than to the rear of the landmark. The addition is located on the interior side of the corner lot to preserve the relationship between the primary historic home and the secondary historic barn/carriage house as viewed from Second Street. A basement is proposed beneath the historic home and new construction. 60 Exhibit A Final Design Review 233 West Bleeker Street June 2022 10.11 Roof forms shall be compatible with the historic building. • A simple roof form that does not compete with the historic building is appropriate. • On Aspen Victorian properties, a flat roof may only be used on an addition to a gable roofed structure if the addition is entirely one story in height, or if the flat roofed areas are limited, but the addition is primarily a pitched roof. Response – The addition is primarily a gable roof, with a small flat roof area to that wraps around the east and rear of the new addition. The pitch of the gable roof is the same 12:12 pitch of the landmark. 10.12 Design an addition to a historic structure that does not destroy or obscure historically important architectural features. • Loss or alteration of architectural details, cornices, and eavelines must be avoided. Response –The addition does not obscure historically important features, but rather highlights and restores character defining features. 10.13 When constructing a rooftop addition, keep the mass and scale subordinate to that of the historic building. Response – n/a. 10.14 Set a rooftop addition back from the street facing façades to preserve the original profile of the historic resource. • Set the addition back from street facing façades a distance approximately equal to its height. Response – n/a. 10.15 The roof form of a rooftop addition must be in character with the historic building. Response – n/a. 61 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 12, 2022 Chairperson Thompson opened the meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Jeffrey Halferty, Jodi Surfas, Kara Thompson, Sheri Sanzone, Peter Fornell and Roger Moyer. Staff present: Amy Simon, Planning Director Natalie Feinberg Lopez, Historic Preservation Officer Sarah Yoon, Historic Preservation Planner Kate Johnson, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Mr. Fornell motioned to approve the minutes from December 8th, 2021; Mr. Halferty seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Sanzone, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. Motion passed. PUBLIC COMMENTS: None. COMMISSION MEMBER COMMENTS: None. DISCLOSURE OF CONFLICTS OF INTEREST: Mr. Halferty mentioned that he had leased a carriage house at 233 W. Bleeker St. Ms. Johnson asked when Mr. Halferty had leased the carriage house. Mr. Halferty said it was about a year and a half ago. Ms. Johnson then asked if he had any financial interest in the outcome of this project. Mr. Halferty said no. Ms. Johnson said that it would not be a conflict of interest. Ms. Sanzone said she had a conflict on the second agenda item (233 W. Bleeker) and that she would jump off at that point. She said she would come back for Board elections. PROJECT MONITORING: Ms. Yoon mentioned that she had been sending out a couple project monitoring requests to commissioners. Ms. Thompson asked about the Crystal Palace project monitoring that she and Mr. Halferty were on. She said that they had given them some feedback and was wondering if there had been any response. Ms. Feinberg Lopez stated that she was handling the west wall aspects of the project and the Ms. Simon was handling the rest of the project. Ms. Simon said that she had passed the comments on to the applicant but had not heard back since. STAFF COMMENTS: Ms. Feinberg Lopez asked that if anyone had interest in going to the virtual portion of the CPI conference on February 9th should let her know. CERTIFICATE OF NO NEGATIVE EFFECT: 205 South Mill St. had a door replaced. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice and that notice was provided per the code. 62 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 12, 2022 OLD BUSINESS: None. NEW BUSINESS: 410 E. Hyman - Minor Development, Commercial Design Review, PUBLIC HEARING Applicant Presentation: Ryan Doremus – Thunderbowl Architects Mr. Doremus said they are representing the owner of the building at 410 E. Hyman and that the building is in desperate need of repair. The siding hasn’t been replaced in over 30 years and the windows are failing. Their client is asking for a facelift of the front façade to include exterior finish materials and replacement of all windows and doors. Based on staff comments no adjustments will be made to the original proposal. They are looking to use an all-wood material from a company out of Austin TX which is show in their application. The windows will be a clad exterior window in a black or dark bronze material. They will be installing a steel awning over the west side of the building to match the east side. All the existing windows and doors will be staying in their original locations and all the existing façade features including columns and structural members will stay as is. Ms. Thompson asked if the columns and beams will be painted a new color. Mr. Doremus said yes, the color will be adjusted. In the original you can see it is a little lighter. The columns need to be refinished due to some existing damage. Ms. Thompson asked what product they had in mind for the windows and doors. Mr. Doremus said they are most likely looking at the Marvin Contemporary Series. Staff Presentation: Natalie Feinberg Lopez, Historic Preservation Officer Ms. Feinberg Lopez went over the land use approval requests that are up for review that are a Minor Development and Commercial Design Review. She then showed a picture of the current conditions. Then she showed the new rendering including the new siding, windows, doors, and awnings. She then went over staff recommendations detailing that the new siding be real wood, the windows do not have any colored glazing or films and that the awning match the awning on the east side of the south elevation. She said that staff suggests approval with the conditions. Mr. Fornell commented that the awnings on the new Boogies building are completely level and that after any rain or snow event they drip for a long time. He asked on this project is there a plan to have a sidewalk or some type of an entry with a small pitch to help things clear quicker. Mr. Doremus said that these awnings are more of an open trellis design and will not have snow build up. Ms. Thompson asked Mr. Doremus if the existing lap siding under the bay window bump outs will be replaced with tongue and groove or stay as lap siding. Mr. Doremus said that they will go with a tongue and groove in those areas while using a lap style in the other areas to match the original. PUBLIC COMMENT: None. BOARD DISCUSSION: Ms. Thompson said that she thought the design guidelines have been met and would like to move this forward. The rest of the commissioners agreed. MOTION: Ms. Thompson moved to approve the next resolution in the series with conditions. Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Sanzone, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes. 63 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 12, 2022 233 W. Bleeker - Conceptual Major Development, Relocation, Setback Variations, and Floor Area Bonus, PUBLIC HEARING Ms. Sanzone left the meeting. Applicant Presentation - Sara Adams – Bendon Adams Ms. Adams introduced the new owners of the property and the team from Brandon Architects out of California. She noted the location of the property in the West End and said that most people know it as the DeWolf house. It is a 9,000 SF lot with two landmarks on it…a main house and a carriage house. She went over their requests including conceptual HP review, relocation to dig a basement, demolition of non-historic additions, complete restoration of the two landmarks, an FAR bonus, and a variance for a historic condition of a bump out that sits within a side yard setback. The relocation is only to dig the basement and fix some foundation issues and the building will be placed back in its original location. She said the project is fully compliant with the land use code. The landmark was built about 1887. One of the owners, Kat, said that she was honored to meet the Nicole and Ivan DeWolf. They have been coming to Aspen for 30 years and love the West End. They want to continue with preserving the historic structures. Ms. Adams showed a few pictures of other buildings on the block for context. She showed the original footprint from the Sanborn maps, the existing footprint and the proposed one. They will be reducing the site coverage from 40% to 38%. A lot of care was taken to restore all the indents of the historic footprint. They wanted to focus on keeping the historic buildings in their original locations and focus on the open space around the landmarks. She then showed the range of setbacks in the neighborhood and the proposed setbacks for the project (landmark 15’ / connector 37’ 6” / addition 30’ 6”). She talked about where they placed the connector, pointing out that it will be at the end of an existing wall. Speaking to the open space, she noted that the landmark carriage house is set back ten feet from the main house and they are proposing that it will be twenty feet from the one-story garage on the new addition, which is much shorter in height than the carriage house. She said she focused on the design guidelines that were in the staff memo (1.1, 1.7, and 10.10) She showed some renderings pointing out the open space around the buildings and said the connector would be 12’ 10” high. She then went over design guidelines 10.4 and 10.6 which talk to the relationship of the addition to the landmark. She next showed a comparison of the square footage, noting the total of the historic to be 2,046 SF and the addition to be 1.929 SF. She highlighted the gable roof and range of dormers on the landmark which were used as inspiration for the addition. They are proposing dark metal panel siding on the flat roofed bump out of the addition as well as wood siding for the primary material of the addition. The windows will be similar, they are vertically oriented, but the placement is different than the landmark. Ms. Adams moved into talking about the restoration noting that there is good documentation to guide this. She showed a photo (circa 1900) that they are using to guide many of the restoration elements. She showed historic and current pictures of the east elevation pointing out the large additions that are proposed to be removed. They are removing over 50% of the existing building of non-historic additions. She then showed pictures of the historic and current carriage house and talked to the restoration that will occur on it. She then went over the four criteria for the FAR bonus which is the only Historic Preservation benefit they are requesting. They are asking for the full 500 SF bonus to offset the extensive restoration. She mentioned the one historic variance that they are asking for which is for a bump out on the historic landmark that does not meet the setbacks. 64 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 12, 2022 Staff Presentation: Sarah Yoon, Historic Preservation Planner Ms. Yoon started by showing a current picture of the project. She then went over the requests for approval, including major redevelopment, relocation, setback variation, and Floor Area Bonus. She went over the 1904 Sanborn map and highlighted the history of open space within the property. She said staff is always excited when an applicant is excited about the restoration. She then touched on the highlights of the staff memo. A lot of the project is related to restoration and staff wants the documents and restoration details are accurate. She mentioned certain features that may need work and referenced the revised staff responses (exhibit D) that were sent to the board on 1/11/22. She pointed out the proposed staircase for the restoration of the side porch that needs to be restudied. She said a big bulk of staff’s comments are related to the site planning of the new addition. Staff is very excited that the applicant wants to keep the historic structures in their historic locations. She noted the applicants attempt to set back the new addition from the landmark to help with design guideline 10.10. She then showed the proposed rendering viewed from Bleeker St., noting the relationship between the two structures and the ambiguity due to the massing of the addition. She said it was competitive with the historic resource’s front façade. Design guideline 10.10 was really conceived to create a prominence with the historic resource and showed other examples of this in the West End. The final result is to have no competition of the front façade. Staff does not feel that 10.10 was met to its fullest extent and recommend that the applicant restudy the site placement of the addition to create a strong prominence with the historic resource. She said the new addition does have many components that distinguish it as a new design and relate to the historic resource, but as you move to the rear the form changes and becomes a bit more ambiguous. Staff thinks there is opportunity to create a stronger relationship, especially because the full 500 SF FAR is being requested. The west side yard setback variation request of a 2’ reduction is for the historic bay window and is required to keep the historic resource in its original location. Staff is in support of this variation. The 500 SF FAR bonus is the maximum allowed on this lot and staff finds the criteria are not met with the proposed design and would like to re-evaluate the bonus request following restudy of the placement and design. They believe there is ample opportunity for the applicant to earn the max. bonus. Ms. Yoon then stated that staff’s recommendation is continuation with the conditions including: 1. A restudy of the site placement of the new addition to better comply with design guidelines 10.4 and 10.10. 2. A restudy of the proposed staircase leading to the screened side porch facing 2nd street. 3. A restudy of the proposed fenestration of the screened side porch and secondary garage structure. 4. Provide a more detailed stormwater and drainage plan thar is acceptable to all relevant City departments. Ms. Yoon said staff is on support of the relocation request, setback variation request, and that there is the potential to earn the 500 SF FAR bonus. Mr. Fornell asked about the difference between the original application and the amended application, pertaining to the distance from the front lot line to both the historic resource and the new addition. Ms. Yoon mentioned that there was no change related to the placement. Mr. Fornell asked what was the difference between the distance from the front lot line to the historic asset and the same distance to the new addition. He thought there was an amenable difference. Ms. Yoon said that page 60 of the packet 65 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 12, 2022 addressed the distances. She noted that the front of the new addition was setback 16 feet from the front of the historic resource. She said there is no set distance that is required but is more of a visual analysis of the historic resource as being the primary mass and façade without competition. Mr. Fornell asked about the setbacks for the property in the R6 zone. Ms. Thompson said that the setbacks vary dependent on the lot size. Mr. Fornell then said he noticed that the garage on the new addition was in the 10ft rear yard setback. Ms. Thompson said the garage features are allowed to have a 5ft setback per code. Ms. Thompson asked Ms. Yoon if they needed to memorialize the setbacks for the carriage house. Ms. Yoon said that since the carriage house is not being lifted or relocated it can maintain the existing condition. Ms. Thompson said from the plans it looks like the East wall (of the carriage house) is going to be new and in the setbacks and wondered if that required anything. Ms. Yoon said staff reviewed this and it can remain is the location. PUBLIC COMMENT: Ms. Thompson asked if the members had received the letter that Ms. Yoon had sent out. Everyone said yes. BOARD DISCUSSION: Ms. Thompson first addressed the relocation and setback variations review. All members were good with these. Ms. Thompson then addressed the major development review and the items under that. First was form and fenestration. Ms. Thompson sees a clear relationship to form between the two structures and felt all those items are appropriate. Mr. Fornell agreed with Ms. Thompson. Ms. Thompson then referenced the rest of the items, including massing, site location and items Ms. Yoon had brought up as a concern. She said she has no issues with the site layout, planning and location of the addition. As far as the massing, she said she would like to see the plate height of the addition match the historic resource. That would bring it to a point where she would approve the 500 SF bonus. Ms. Surfas agreed that reducing the massing would help with the concerns with where the new addition is located. Mr. Halferty agreed as well. Mr. Moyer said he was ok with the site plan. He did not support the FAR bonus yet, was concerned with the loss of the garden and thought there was too much massing on the addition. He said he thought the new addition was very close, but still too big. If that could be done, they might get the 500 SF FAR bonus. Mr. Fornell asked Mr. Moyer if when he said too big, did he mean footprint size or height. Mr. Moyer said height not footprint. Ms. Adams asked for clarification on whether they were getting continued. Ms. Thompson summarized the members comments. She said that they would like to see a reduction of the mass of the primary gable you see from Bleeker St. and have the volume of the addition not be taller than the volume of the 66 REGULAR MEETING HISTORIC PRESERVATION COMMISSION JANUARY 12, 2022 historic resource. Ms. Adams asked for clarity that the footprint and location of the addition were ok and that it was the height of the addition versus the height of the landmark that they need to look at. That the two heights needed to match. Ms. Thompson said that was correct. Ms. Adams asked if there could be a condition of approval that the heights match instead of a continuation. Ms. Thompson asked Ms. Yoon if that would be a possibility. Ms. Yoon said that mass and scale items are usually continued to make sure they are honed in correctly, but that it would be up to HPC. She said the soonest they could get this back if it is continued is February 23rd. Ms. Johnson said that while it is up to the discretion of the board, but she wasn’t sure what implications the suggested condition would have on the potential FAR bonus. Ms. Feinberg Lopez said that the moratorium has put a lot of pressure on staff, and they would appreciate the opportunity and time to work with the design team and clarify some of the items that have come forward. She agreed that the February 23rd date would be best. Mr. Fornell asked if they couldn’t just place a condition on the new addition that its plate height is at or below the plate height of the historic resource. Mr. Halferty thought it was too loose because of how different roof lines could affect things and that the FAR bonus was tied to this. MOTION: Ms. Thompson moved to continue this to February 23rd. Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes. Ms. Thompson commended the applicant on an excellent application. Mr. Moyer wondered if the board could look back 3 years at projects where a building was moved more than five feet to then ask themselves if they had done a good job. He thought it would be helpful. Mr. Fornell agreed with Mr. Moyer and thought it would go towards consistency, so that a higher level of expectation can be made by the public about what they can or can’t expect for the board. Ms. Sanzone rejoined the meeting. Election of Chair and Vice-Chair: Ms. Thompson asked Ms. Johnson how to proceed with the election. Ms. Johnson went over various options, including a secret ballot or after oral discussion a motion is made to who they feel should be chair and vice-chair. Mr. Fornell and Mr. Moyer were happy with the current set up. Mr. Fornell motioned for Ms. Thompson to remain as chair and Mr. Halferty to remain as vice-chair. Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Sanzone, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes. The board then discussed the open seats for HPC and qualifications for board members. MOTION: Mr. Fornell motioned to adjourn. Mr. Moyer seconded. All in favor; motion passed. Mike Sear, Deputy City Clerk 67 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022 Chairperson Thompson opened the meeting of the Aspen Historic Preservation Commission at 4:30pm. Commissioners in attendance: Jeffrey Halferty, Jodi Surfas, Kara Thompson, Peter Fornell and Roger Moyer. Staff present: Amy Simon, Planning Director Natalie Feinberg Lopez, Historic Preservation Officer Sarah Yoon, Historic Preservation Planner Kate Johnson, Assistant City Attorney Mike Sear, Deputy City Clerk MINUTES: Mr. Moyer motioned to approve the minutes from January 26th, 2022; Mr. Halferty seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor; motion passed. PUBLIC COMMENTS: None. COMMISSION MEMBER COMMENTS: Mr. Moyer said he was thinking about the employee housing issue and thought that they had made some mistakes over the past few years. He referenced the vacant building next to White House Tavern and said that it previously had two employee units in it that currently are empty and not being used. He thought that if employee housing is such an issue that they should be keeping that in mind when making decisions. He also referenced a building near his house at the corner of Park and Park Circle which for 30 years used to house about 20 units and is now owned by Mark Hunt and is sitting empty. He asked if HPC had any recourse to do anything. Then mentioning the Chase Bank building, he asked why it is only one story. Why aren’t there two more stories for employee housing. He didn’t know if HPC could make those demands but thought the City should consider these. Ms. Simon said that there were two deed restricted units at 304 E Hopkins (next to White House Tavern) that were replaced with housing credits. Mr. Halferty mentioned the Chase building as well and pointed out the large neon sing in the back of the interior. He thought it may pass code because it was more than 10 feet from the windows but said it was very bright back there and asked if it actually passed code. Ms. Simon said that depending on how far back into the interior it changes the degree of regulations. Ms. Feinberg Lopez responded to Mr. Moyer’s comments on employee housing saying that the moratorium is designed to address some issues around affordable housing and that there are also some lighting code changes coming up as well. She mentioned that some of these could be topics of discussion for HPC’s upcoming work session. Mr. Fornell stated that when a Historic property comes to HPC for review they are the final authority in that review. He thought they should be keeping an eye on not just the roof lines and shapes of windows but on the applicant’s applicability to the code when it comes to affordable housing mitigation. He used the 925 King St. project as an example. 68 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022 Ms. Simon commented that the 925 King St. property, after staff had gone back and reviewed things again, did not qualify as multi- family housing and a specific determination of that was made in 2015 if not earlier. Ms. Thompson noted that from a land use code perspective, all affordable housing issues falls to Council. DISCLOSURE OF CONFLICTS OF INTEREST: None. PROJECT MONITORING: Ms. Yoon mentioned that she would be reaching out to Ms. Thompson and Mr. Halferty about some project monitoring questions. STAFF COMMENTS: None. CERTIFICATE OF NO NEGATIVE EFFECT: Ms. Feinberg Lopez said one at 627 E. Hopkins for fixing some drainage issues and another at 400 W. Main for some window replacements. CALL UP REPORTS: None. SUBMIT PUBLIC NOTICE FOR AGENDA ITEMS: Ms. Johnson said that she reviewed public notice and that notice was provided per the code for both agenda items. OLD BUSINESS: 233 W. Bleeker- Conceptual Major Development, Relocation, Setback Variations, and Floor Area Bonus - CONTINUED PUBLIC HEARING Applicant Presentation: Sara Adams – Bendon Adams Ms. Adams mentioned that the owners and Brandon Architects are on the call. This project was discussed in January and was continued until tonight. She went over their requests as stated in the January meeting and covered the HPC feedback from that meeting. The feedback was to lower the height of the addition to match the height of the historic gable facing Bleeker St. She stated that she would be focusing on the feedback from HPC. She then showed a comparison of the proposal from January and the revised proposal presented now. She stated that previously the height of the gable on the addition was about 2’ 9” taller than the gable on the historic asset. The location of the addition and connector has not changed, and the addition is set back about 15’ 6” from the historic façade. She then compared the square footage changes of the historic asset and addition from January to February noting that the height of the addition has been reduced by 2’ 9” and the square footage is down slightly. She then went over the changes to the second-floor layout of the addition and also the gables on the addition. She then went over the changes to the side porch and carriage house from January to February. She talked about a few Historic Preservation guidelines and said she thought the historic resource is the focus of the property, especially now that the height of the addition is lower. She showed a few historic photos referencing the restoration work to be done and went over the FAR bonus criteria. They are in agreement with of all staff recommendations in the memo. 69 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022 Mr. Halferty asked to see the historic photo of the carriage house again and asked about what appeared to be a garage door. Mr. Fornell thanked Ms. Adams for the work and thought it was an improvement over what they saw before. He asked if Ms. Adams had been engaged by the owners prior to the close. Ms. Adams didn’t think that was relevant to the HPC review. Staff Presentation: Sarah Yoon – Historic Preservation Planner Ms. Yoon summarized the prior meeting on this property and highlighted HPC’s direction on what changes they wanted to see related to the compatibility of the height between the historic resource and the new addition. She then went over the requests for approval and description of the lot. She pointed out the larger changes that Ms. Adams went over related to the height of the proposed addition and the subsequent change to the massing of the addition seen from the South elevation. She said that staff believes that the changes are in line with HPC’s direction given in January. She said it is clear that the amount of restoration work deserves to be evaluated for the full FAR bonus, however the care for the restoration needs to be as accurate of we can get. Staff is very excited to see both historic structures come back to the historic conditions they were in. She then went over the benefits request of the west side yard setback variation and 500SF Floor Area Bonus. Next, she went over the staff recommendations outlined in the staff memo found in the packet. Ms. Surfas asked about the Zoning department’s comments related to a variance needed for the stairs at the screen porch. Ms. Yoon mentioned that it was determined that the amount of changes in the revised application did not need another round of reviews by city departments and that the stairs have been removed as part of the revised application. Ms. Surfas also asked about comments related to a parking easement needed for a transformer. Ms. Yoon said that there was a response submitted as part of the revised application addressing this. Mr. Fornell pointed out a couple of incidences in the packet where the requested west side yard setback variance is referred to as an “east” side yard setback. Ms. Yoon said that correction would be made. Mr. Halferty asked if staff had looked at the landscaping related to the driveway leading to the carriage house. Ms. Yoon said that staff advised against a proposed driveway leading to the garage door and that it has been removed. PUBLIC COMMENT: None. BOARD DISCUSSION: Ms. Thompson summarized the general consensus from the last meeting was that HPC wanted to see the height reduction on the addition and that they hesitated on the FAR bonus approval until they saw that massing reduction would look like. She thought the applicant did an excellent job with the revised design and that she would be willing to approve the Floor Area Bonus. Mr. Moyer agreed with staff and Ms. Thompson. Mr. Halferty also agreed with staff and the other commissioners as far as the FAR bonus. Ms. Surfas said she thought it was a great improvement and is in favor. 70 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022 Mr. Fornell said he thought they were complying with the requirements and guidelines and agreed with everyone here. He said he thought we were in an environment with our community where we are at odds with size and scale and that HPC was handing out Floor Area Bonuses and set back variances like chicklets. He said this project is more deserving than some. He felt that he was not one to hand these things out lightly. Ms. Thompson said she thought they were not either and that they have strict criteria for allocating those bonuses which have become stricter over time. She mentioned that the applicant is preserving an outbuilding and doing a lot of restoration to a building significantly impacted over the years to get it back to what it was. She thought that the historic structure is the key element, they are being pretty strict, and that the applicant has met the guidelines and accommodated the mass and scale comments made by HPC. Mr. Halferty said that in caretaking the property and in knowing the family he knew that they beat up the property. They preserved it but added and changed things, so to see a true restoration is complimentary. This is why they give FAR bonuses and variances when needed, when it is a fantastic and exemplary project. Ms. Thompson asked commissioners if they had any input of landscaping around the carriage house. Mr. Halferty said to do more research on the western façade of the carriage house and that having a door that looks like a garage door and having grass in front of it is a little confusing. Ms. Thompson agreed. MOTION: Ms. Thompson moved to approve Resolution #3 with the revision to condition #5 and the addition of condition #8. Mr. Halferty seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes. NEW BUSINESS: 135 W. Francis Street - Final Major Development, PUBLIC HEARING Applicant Presentation: Kim Raymond – Kim Raymond Architects Ms. Raymond thanked HPC for their approval of the form and massing and mentioned that they are here tonight to talk about materials, a few staff concerns and fenestration. She showed pictures of the existing conditions and reviewed the project including the existing and proposed site plans. She highlighted the straightening of the building on the lot and keeping it in the historic location with relation to the front setback. She then showed pictures from the 1960s and described the restoration plans for some of the historic elements. The south and west elevations were then shown, and Ms. Raymond talked about the fenestration on the new addition and how it was attempting to mimic the look of historic resource. She then showed a rendering of the front of the building and noted the similar roof lines between the historic resource and new addition. She pointed out that the garage doors on the alley side would be frosted glass. The landscape plan was then described and also the proposed materials for the restoration and new addition. Renderings and elevations were shown highlighting the placement of different materials on the historic asset and new addition including siding, roofing, and glass. Ms. Raymond then went over a few staff comments including the storm water management and preservation plans that they are addressing. 71 REGULAR MEETING HISTORIC PRESERVATION COMMISSION FEBRUARY 23, 2022 Ms. Thompson asked if the lightwells would have grates and Ms. Raymond said yes. Ms. Thompson referenced the landscape plan and asked about a few pavers that seemed to be going from the property line to the fence. Ms. Raymond said they lead to the small patio area between the historic resource and the new addition. Staff Presentation: Sarah Yoon – Historic Preservation Planner Ms. Yoon noted that the applicant has received conceptual approval for major development, relocation, setback variations and a 60 square foot floor area bonus and are back tonight for final review including materials, landscaping and lighting plans. She said that staff finds the landscape plan to be respectful of the design guidelines. She mentioned that the exploratory demolition will be important on this project especially on the porch and its framing. She then went over staff comments about approval conditions related to fence details, light fixtures, garage door materials and FDC hook up. Going over the staff recommendations she noted that because of the additional information provided by the applicant, conditions #4 and #5 have been stricken. She said staff is recommending approval of the application for final review with conditions #1, #2, #3, and #6. PUBLIC COMMENT: Ms. Thompson noted that Ms. Yoon forwarded a public comment to commissioners and asked if commissioners had received and read that. All commissioners said yes. She asked if there would be any response to it. Ms. Yoon said it will be part of the public record and was sent to the applicant. Staff and HPC members discussed some of the comments made and Ms. Raymond said they would be willing to reach out to the neighbor about her concerns. BOARD DISCUSSION: Ms. Thompson went over the criteria for review, including fenestration, materials, and landscaping. She agreed with Ms. Yoon’s removal of conditions #4 and #5 that had been addressed and did not have any additional comments. Mr. Moyer thought it was a good project. He thought it might be helpful to tag along to a Historical Society tour and try to think of what a tourist may think of when looking at a project such as this. He wondered if tourists would be able to differentiate between the historic and new addition. MOTION: Ms. Thompson moved to approve Resolution #4 with conditions # 8 and #9 removed. Mr. Moyer seconded. Roll call vote: Mr. Fornell, yes; Mr. Moyer, yes; Ms. Surfas, yes; Mr. Halferty, yes; Ms. Thompson, yes. All in favor, motion passes. Mr. Fornell was assigned to be the project monitor on this. The commissioners and staff discussed the scheduling of the upcoming HPC work session. ADJOURN: Ms. Thompson motioned to adjourn. Mr. Halferty seconded. All in favor; motion passed. Mike Sear, Deputy City Clerk 72 HPC Resolution #3, Series of 2022 Page 1 of 3 RESOLUTION #3, SERIES OF 2022 A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMISSION (HPC) GRANTING CONCEPTUAL MAJOR DEVELOPMENT REVIEW, RELOCATION, SETBACK VARIATIONS AND A FLOOR AREA BONUS FOR THE PROPERTY LOCATED AT 233 WEST BLEEKER STREET, LOTS A, B, AND C, BLOCK 51, CITY AND TOWNSITE OF ASPEN, COLORADO PARCEL ID: 2735-124-40-001 WHEREAS, the applicant, 233 West Bleeker Lots ABC LLC, represented by BendonAdams, has requested HPC approval for Conceptual Major Development, Relocation, Setback Variations and a Floor Area Bonus for the property located at 233 West Bleeker Street, Lots A, B, and C, Block 51, City and Townsite of Aspen, Colorado; and WHEREAS, Section 26.415.070 of the Municipal Code states that “no building or structure shall be erected, constructed, enlarged, altered, repaired, relocated or improved involving a designated historic property or district until plans or sufficient information have been submitted to the Community Development Director and approved in accordance with the procedures established for their review;” and WHEREAS, for Conceptual Major Development Review, the HPC must review the application, a staff analysis report and the evidence presented at a hearing to determine the project’s conformance with the City of Aspen Historic Preservation Design Guidelines per Section 26.415.070.D.3.b.2 and 3 of the Municipal Code and other applicable Code Sections. As a historic landmark, the site is exempt from Residential Design Standards review. The HPC may approve, disapprove, approve with conditions or continue the application to obtain additional information necessary to make a decision to approve or deny; and WHEREAS, for approval of Relocation, the application shall meet the requirements of Aspen Municipal Code Section 26.415.090, Relocation; and WHEREAS, for approval of Setback Variations, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.C, Setback Variations; and WHEREAS, for approval of Floor Area Bonus, the application shall meet the requirements of Aspen Municipal Code Section 26.415.110.F, Floor Area Bonus; and WHEREAS, Community Development Department staff reviewed the application for compliance with applicable review standards and recommends approval with conditions; and WHEREAS, HPC reviewed the project on January 12, 2022 and February 23, 2022. HPC considered the application, the staff memo and public comment, and found the proposal consistent with the review standards and granted approval with conditions by a vote of 5-0. 73 HPC Resolution #3, Series of 2022 Page 2 of 3 NOW, THEREFORE, BE IT RESOLVED: That HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus for 233 West Bleeker Street, Lots A, B, and C, Block 51, City and Townsite of Aspen, CO as follows: Section 1: Conceptual Major Development, Relocation, Setback Variations and a Floor Area Bonus. HPC hereby approves Conceptual Major Development, Relocation, Setback Variations and Floor Area Bonus as proposed with the following conditions: 1.) Provide details related to the proposed drain basins at the foreground of the property for Final review. Applicant will need to continue working with all relevant City Departments regarding stormwater mitigation and site drainage. 2.) Provide a detailed roof plan showing the location of gutters, downspouts, snow clips and vents, for Final review. 3.) Provide a detailed Preservation Plan including documentation of existing conditions, investigation of historic framing and materials, and proposed restoration/treatments. This document will first be reviewed by staff and monitor prior to building permit submission but will be considered an iterative document that helps guide the restoration efforts. 4.) A 500 s.f. Floor Area Bonus is granted for the approved design. All calculations will be confirmed during building permit review. Bonus floor area not used for this project will be forfeited and must be earned through ha future request. 5.) The following setback variations for the proposed addition is granted: • 2’ west side yard setback reduction for the historic bay window. 6.) As part of the approval to relocate the historic house on the site, the applicant will be required to provide a financial security of $30,000 until the house is set on the new foundation. The financial security is to be provided with the building permit application, along with a detailed description of the house relocation approach. 7.) A development application for a Final Development Plan shall be submitted within one (1) year of the date of approval of a Conceptual Development Plan. Failure to file such an application within this time period shall render null and void the approval of the Conceptual Development Plan. The Historic Preservation Commission may, at its sole discretion and for good cause shown, grant a one-time extension of the expiration date for a Conceptual Development Plan approval for up to six (6) months provided a written request for extension is received no less than thirty (30) days prior to the expiration date. 8.) Additional study on the historic carriage house to understand the historic openings and develop a landscape plan to responds to the location of the openings. Section 2: Material Representations All material representations and commitments made by the Applicant pursuant to the development proposal approvals as herein awarded, whether in public hearing or documentation presented before the Community Development Department, the Historic Preservation Commission, or the Aspen City Council are hereby incorporated in such plan development approvals and the same shall be complied with as if fully set forth herein, unless amended by other specific conditions or an authorized authority. 74 HPC Resolution #3, Series of 2022 Page 3 of 3 Section 3: Existing Litigation This Resolution shall not affect any existing litigation and shall not operate as an abatement of any action or proceeding now pending under or by virtue of the ordinances repealed or amended as herein provided, and the same shall be conducted and concluded under such prior ordinances. Section 4: Severability If any section, subsection, sentence, clause, phrase, or portion of this Resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. APPROVED BY THE COMMISSION at its regular meeting on the 23rd day of February, 2022. Approved as to Form: Approved as to Content: ________________________________ ________________________________ Katharine Johnson, Assistant City Attorney Kara Thompson, Chair ATTEST: ________________________________ Mike Sear, Deputy City Clerk 75 PRE-APPLICATION CONFERENCE SUMMARY PLANNER: Sarah Yoon, sarah.yoon@cityofaspen.com REPRESENTATIVE: Sara Adams, BendonAdams PROJECT LOCATION: 233 W. Bleeker REQUEST: Major Development and Floor Area Bonus DESCRIPTION: 233 W. Bleeker is a designated landmark structure on a 9,000 sf corner lot. in the R-6 residential zone district. The historic Sanborn map indicates the home and outbuilding are in their original locations. Impactful additions have been made, linking the structures together and extending the house towards the east. The applicant proposes to remove the non-historic additions and to construct a new above grade addition that meets the current Historic Preservation Design Guidelines. If basement excavation is proposed, relocation criteria will be triggered as part of the review process. Additionally, as a historically designated landmark property, the applicant may request historic preservation benefits, in particular a floor area bonus and setback variations. The scope of work qualifies as Major Development, which is a two-step process, requiring the approval of Conceptual Design and a Final Design. Conceptual Design review will consider mass, scale and site plan. At this meeting, HPC will consider any benefits requested by the applicant and any relocation request. Following Conceptual, staff will inform City Council of the HPC decision, allowing them the opportunity to uphold HPC’s decision or to “Call Up” aspects of the approval for further discussion. This is a standard practice for all significant projects. Following the Notice of Call Up, HPC will conduct Final Design review to consider landscape, lighting and materials. HPC will use the Historic Preservation Design Guidelines and the Land Use Code Sections that are applicable to this project to assist with their determinations. RELEVANT LAND USE CODE SECTIONS: Section Number Section Title 26.304 Common Development Review Procedures 26.415.070.D Historic Preservation – Major Development 26.415.110 Historic Preservation – Benefits 26.575.020 Calculations and Measurements 26.710.040 Medium-Density Residential (R-6) For your convenience – links to the Land Use Application and Land Use Code are below: Land Use Application Land Use Code Historic Preservation Design Guidelines Review by: Staff for completeness and recommendations HPC for decisions City Council for notice of the HPC Conceptual decision 76 Public Hearing: Yes, at Conceptual and Final Neighborhood Outreach: No Referrals: Staff will seek referral comments from the Building Department, Zoning, Engineering and Parks regarding any relevant code requirements or considerations. There will be no Development Review Committee meeting or referral fees. Planning Fees: $1,950 for 6 billable hours of staff time. (Additional/ lesser hours will be billed/ refunded at a rate of $325 per hour.) This fee will be due at Conceptual and Final submittal. Referral Agencies Fee: $0 Total Deposit: $1,950 APPLICATION CHECKLIST: Below is a list of submittal requirements for HPC Conceptual and Final reviews. At each review step, please email the entire application as one pdf to sarah.yoon@cityofaspen.com. The fee will be requested after the application is determined to be complete.  Completed Land Use Application and signed Fee Agreement.  Pre-application Conference Summary (this document).  Street address and legal description of the parcel on which development is proposed to occur, consisting of a current (no older than 6 months) certificate from a title insurance company, an ownership and encumbrance report, or attorney licensed to practice in the State of Colorado, listing the names of all owners of the property, and all mortgages, judgments, liens, easements, contracts and agreements affecting the parcel, and demonstrating the owner’s right to apply for the Development Application.  Applicant’s name, address and telephone number in a letter signed by the applicant that states the name, address and telephone number of the representative authorized to act on behalf of the applicant.  HOA Compliance form (Attached).  List of adjacent property owners for both properties within 300’ for public hearing.  An 8 1/2” by 11” vicinity map locating the parcel within the City of Aspen.  Site improvement survey including topography and vegetation showing the current status, certified by a registered land surveyor, licensed in the state of Colorado.  A written description of the proposal (scope of work) and written explanation of how the proposed development and any requests for variations or benefits complies with the review standards and design guidelines relevant to the application. 77  A proposed site plan.  Scaled drawings of all proposed structure(s) or addition(s) depicting their form, including their height, massing, scale, proportions and roof plan; and the primary features of all elevations.  Supplemental materials to provide a visual description of the context surrounding the designated historic property including photographs and other exhibits, as needed, to accurately depict location and extent of proposed work. For Conceptual, the following items will need to be submitted in addition to the items listed above:  Graphics identifying preliminary selection of primary exterior building materials.  A preliminary stormwater design. For Final Review, the following items will need to be submitted in addition to the items listed above:  Drawings of the street facing facades must be provided at ¼” scale.  Final selection of all exterior materials, and samples or clearly illustrated photographs. Samples are preferred for the presentation to HPC.  A lighting plan and landscape plan, including any visible stormwater mitigation features. Disclaimer: The foregoing summary is advisory in nature only and is not binding on the City. The summary is based on current zoning, which is subject to change in the future, and upon factual representations that may or may not be accurate. The summary does not create a legal or vested right. 78 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 Agreement to Pay Application Fees An agreement between the City of Aspen (“City”) and Address of Property: Please type or print in all caps Property Owner Name:Representative Name (if different from Property Owner) Billing Name and Address - Send Bills to: Contact info for billing: e-mail: Phone: I understand that the City has adopted, via Ordinance No. 30, Series of 2017, review fees for Land Use applications and payment of these fees is a condition precedent to determining application completeness. I understand that as the property owner that I am responsible for paying all fees for this development application. For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these flat fees are non-refundable. $. flat fee for . $. flat fee for $. flat fee for . $. flat fee for For Deposit cases only: The City and I understand that because of the size, nature or scope of the proposed project, it is not possible at this time to know the full extent or total costs involved in processing the application. I understand that additional costs over and above the deposit may accrue. I understand and agree that it is impracticable for City staff to complete processing, review and presentation of sufficient information to enable legally required findings to be made for project consideration, unless invoices are paid in full. The City and I understand and agree that invoices mailed by the City to the above listed billing address and not returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30 days of presentation of an invoice by the City for such services. I have read, understood, and agree to the Land Use Review Fee Policy including consequences for no-payment. I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment of a deposit does not render and application complete or compliant with approval criteria. If actual recorded costs exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the processing of my application at the hourly rates hereinafter stated. $ deposit for hours of Community Development Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. $ deposit for hours of Engineering Department staff time. Additional time above the deposit amount will be billed at $325.00 per hour. City of Aspen: Phillip Supino, AICP Community Development Director City Use: Fees Due: $ Received $ Case # Signature: PRINT Name: Title: BendonAdams 233 West Bleeker 233 W Bleeker Lots ABC LLC tiffany@aspenstarwood.com n/a 1,950 6 0 0 312 AABC, Suite D, Aspen, CO 81611 79 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 LAND USE APPLICATION APPLICANT: REPRESENTIVATIVE: Description: Existing and Proposed Conditions Review: Administrative or Board Review Required Land Use Review(s): Growth Management Quota System (GMQS) required fields: Net Leasable square footage Lodge Pillows Free Market dwelling units Affordable Housing dwelling units Essential Public Facility square footage Have you included the following? FEES DUE: $ Pre-Application Conference Summary Signed Fee Agreement HOA Compliance form All items listed in checklist on PreApplication Conference Summary Name: Address: Phone#: email: Address: Phone #: email: Name: Project Name and Address: Parcel ID # (REQUIRED) 80 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT City of Aspen|130 S. Galena St.|(970) 920 5090 April 2020 DIMENSIONAL REQUIREMENTS FORM Complete only if required by the PreApplication checklist Project and Location Applicant: Zone District: Gross Lot Area: Net Lot Area: **Please refer to section 26.575.020 for information on how to calculate Net Lot Area Please fill out all relevant dimensions Single Family and Duplex Residential 1) Floor Area (square feet) 2) Maximum Height 3) Front Setback 4) Rear Setback 5) Side Setbacks 6) Combined Side Setbacks 7) % Site Coverage Existing Allowed Proposed Multi-family Residential 1) Number of Units 2) Parcel Density (see 26.710.090.C.10) 3) FAR (Floor Area Ratio) 4) Floor Area (square feet) 4) Maximum Height 5) Front Setback 6) Rear Setback Existing Allowed Proposed 8) Minimum distance between buildings Proposed % of demolition 7) Side Setbacks Proposed % of demolition Commercial Proposed Use(s) Existing Allowed Proposed 1) FAR (Floor Area Ratio) 2) Floor Area (square feet) 3) Maximum Height 4) Off-Street Parking Spaces 5) Second Tier (square feet) 6) Pedestrian Amenity (square feet) Proposed % of demolition Existing non-conformities or encroachments: Variations requested: Lodge Additional Use(s) 1) FAR (Floor Area Ratio) 2) Floor Area (square feet) 3) Maximum Height 4) Free Market Residential(square feet) 4) Front setback 5) Rear setback 6) Side setbacks 7) Off-Street Parking Spaces 8) Pedestrian Amenity (square feet) Proposed % of demolition Existing Allowed Proposed 81 Dimensional Requirements Chart – 233 West Bleeker Street Duplex Residential 9,000 sf lot Existing Allowed Proposed Floor Area Total: 5,120 sf House: 4,130 sf Barn: 990 sf 4,080 + 500 sf Bonus request 4,578 sf Historic House: 4,118 sf Barn: 460 sf Maximum Height House: 18’ 11.5” north facade Barn: 15’ 25’ Historic House: 18 11.5” north façade and 21’ 10.5” to west historic dormer Addition: 20’ 9 3/4” gable north façade and 23’ 10 7/8” flat north facade Barn: 15’ no change Front Setback 15’ 10’ 15’ Rear Setback Barn: 0’ 5’ garage 10’ living Barn: 0’ (existing) Garage: 5’ 1” Living: 10’ Side Setbacks House: ~16’ east House: 8’ west Barn: 8’ 1 5/8” west 10’ east 10’ west Addition: 10’ east Historic House: 8’ west (existing) Barn: 8’ 1 5/8” west (existing) Combined Side Setbacks n/a n/a n/a see distance btw. buildings % Site Coverage 39.8% 40% 38.4% Minimum Distance Btw. Bldgs. 11’ 10’ 11’ above grade 10’ below grade 82 CITY OF ASPEN COMMUNITY DEVELOPMENT DEPARTMENT April 2020 City of Aspen|130 S. Galena St.|(970) 920 5090 Homeowner Association Compliance Policy All land use applications within the City of Aspen are required to include a Homeowner Association Compliance Form (this form) certifying the scope of work included in the land use application complies with all applicable covenants and homeowner association policies. The certification must be signed by the property owner or Attorney representing the property owner. Property Owner (“I”): Name: Email: Phone No.: Address of Property: (subject of application) I certify as follows: (pick one) □This property is not subject to a homeowners association or other form of private covenant. □This property is subject to a homeowners association or private covenant and the improvementsproposed in this land use application do not require approval by the homeowners association orcovenant beneficiary. □This property is subject to a homeowners association or private covenant and the improvementsproposed in this land use application have been approved by the homeowners association or covenant beneficiary. I understand this policy and I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or effect of private covenants or homeowner association rules or bylaws. I understand that this document is a public document. Owner signature: date: Owner printed name: or, Attorney signature: date: Attorney printed name: 233 W Bleeker Lots ABC LLC tiffany@aspenstarwood.com n/a 233 W. Bleeker Street Aspen, CO 81611 83 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM September 27, 2021 Phillip Supino Community Development Director City of Aspen 130 So. Galena Street Aspen, Colorado 81611 RE: 233 West Bleeker Street, Aspen CO Mr. Supino: Please accept this letter authorizing BendonAdams LLC to represent our ownership interests in 233 West Bleeker Street and act on our behalf on matters reasonably associated in securing land use approvals for the property. If there are any questions about the foregoing or if I can assist, please do not hesitate to contact me. Property – 233 West Bleeker Street Legal Description – Lots A, B, and C, Block 51, City and Townsite of Aspen CO Parcel ID – 2735-124-40-001 Owner – 233 W Bleeker Lots ABC LLC Kind Regards, 233 W Bleeker Lots ABC LLC 501 Rio Grande Pl #204 Aspen, CO 81611 84 300 SO SPRING ST | 202 | ASPEN, CO 81611 970.925.2855 | BENDONADAMS.COM 85 86 87 210 110 110 110 110 110 110 110 110 110 110 110 110 110 110 110110 110 110110110110 110110110 110 110 110 233 233 233 233 122 122 122 132132132 132132132 132132132220 220220 220 220220 220220 220220 220 210 210 131 119211 205 200 120 125 135 130 121 129 205 213 215217 232 233 233 233233 233 233233 233 233233 233 233 233 311 311 311 314 314 109 116 110 215 115 134 124 233 200 214 222 233 212 201 215229 235 234 224 220 200 327 323 319 330 207310 320 323 317 N 2ND STW MAIN S T S 2ND STS 2ND STN GARMISCH STE MAIN S T W BLEEK E R S T N 1ST STW MAIN S T W MAIN S T S 1ST STN 2ND STW BLEE K E R S T N 2ND STN 1ST STN 2ND STW HALL A M S T N 1ST STN 1ST STW BLEE K E R S T W BLEE K E R S TN 2ND STW HALL A M S T N 1ST STW HALL A M S T Date: 9/27/2021 Geographic Information Systems This map/drawing/image is a graphical representation of the features depicted and is not a legal representation. The accuracy may change depending on the enlargement or reduction. Copyright 2021 City of Aspen GIS 0 0.01 0.030.01 mi When printed at 8.5"x11" 4 Legend Historic Sites Parcels Roads Zoomed In Scale: 1:1,601 233 W Bleeker Vicinity Map 88 Pitkin County Mailing List of 300 Feet Radius Pitkin County GIS presents the information and data on this web site as a service to the public. Every effort has been made to ensure that the information and data contained in this electronic system is accurate, but the accuracy may change. The information maintained by the County may not be complete as to mineral estate ownership and that information should be determined by separate legal and property analysis. Pitkin County GIS makes no warranty or guarantee concerning the completeness, accuracy, or reliability of the content at this site or at other sites to which we link. Assessing accuracy and reliability of information and data is the sole responsibility of the user. The user understands he or she is solely responsible and liable for use, modification, or distribution of any information or data obtained on this web site. This document contains a Mailing List formatted to be printed on Avery 5160 Labels. If printing, DO NOT "fit to page" or "shrink oversized pages." This will manipulate the margins such that they no longer line up on the labels sheet. Print actual size. From Parcel: 273512440001 on 04/21/2022 Instructions: Disclaimer: http://www.pitkinmapsandmore.com 89 132 W MAIN LLC DENVER, CO 80202 1615 CALIFORNIA ST # 707 211 WEST MAIN LLC ASPEN, CO 81611 323 W MAIN ST 212 N SECOND ST LLC TAMPA, FL 33613 509 GUISANDO DE AVILA #201 220 WEST MAIN PARTNERS LLC ASPEN, CO 81611 220 WEST MAIN ST STE 105 220 WEST MAIN STREET LLC ASPEN, CO 81611 201 CASTLE RIDGE 220 WMAC LLC ASPEN, CO 81612 PO BOX 8346 2401 BLAKE LLC DENVER, CO 80202 1615 CALIFORNIA ST # 707 314 WEST MAIN LLC ASPEN, CO 81611 314 W MAIN ST 320 LLC ASPEN, CO 81611 101 S MILL ST #200 323 W HALLAM LLC ASPEN, CO 81611 101 S MILL ST #200 330 WEST BLEEKER ST LLC WASHINGTON, DC 20007 1000 POTOMAC ST NW #102 AJAX VIEW COMMERCIAL/NORTH STAR OFFICE ASPEN, CO 81611 132 W MAIN ST AMARE LLC NEW YORK, NY 100202346 600 5TH AVE FL14 AML 103 LLC ASPEN, CO 81611 605 W MAIN ST #2 AML 309 LLC ASPEN, CO 81611 605 W MAIN ST #2 ANISSIMOVA-FREEDMAN ANGELINA CONSHOHOCKEN , PA 19428 PO BOX 401 ASPEN CONDOS ASSOC ASPEN, CO 81611 COMMON AREA 311 W MAIN ST ASPEN HOMEOWNERS ASSOCIATION ASPEN, CO 81611 311 W MAIN ST ASPEN HOUSE LLC CHICAGO, IL 60611 900 N MICHIGAN AVE #930 ASPEN MAIN OFFICE CONDO ASSOC ASPEN, CO 81611 220 W MAIN ST ASPEN MEDICAL CENTER CONDO ASSOC ASPEN, CO 81611 COMMON AREA W MAIN ST ASPEN MOUNTAIN LODGE UNIT 301 LLC CONSHOHOCKEN, PA 19428 PO BOX 401 ASPEN SCHOOL DISTRICT #1 ASPEN, CO 81611 0235 HIGH SCHOOL RD BETA PROPERTIES LLC FORT COLLINS, CO 80525 1609 E HARMONY RD BLANK JEFFREY C TRST 2 FBO ASPEN, CO 81611 101 S MILL ST #200 BLANK JEFFREY C TRST 3 FBO BRYN MAWR , PA 19010 925 W LANCASTER AVE # 200 BLEEKER & 3RD LLC DALLAS, TX 75219 PO BOX 195457 BLEEKER LLC CARBONDALE, CO 81623 111 PINNACLE CT BLEVINS PHYLLIS ASPEN, CO 81611 310 W BLEEKER ST BLUEGREEN VACATIONS UNLIMITED INC BOCA RATON, FL 33431 4960 CONFERENCE WY N #100 90 BROWDE KRISTEN PRATA CHAPPAQUA, NY 10514 604 QUAKER RD CAPRESE LLC ASPEN, CO 81611 214 W BLEEKER ST CHOOKASZIAN DENNIS WILMETTE, IL 60091 1100 MICHIGAN AVE CITY OF ASPEN ASPEN, CO 81611 130 S GALENA ST CONSERVATION HOUSING PARTNERS LLC ASPEN, CO 81611 605 W MAIN ST #2 DH ASE LLC WILMINGTON, DE 19808 2711 CENTERVILLE RD # 400 DOUBLE D CONDO ASSOC ASPEN, CO 81611 300 W BLEEKER ST EAST OWL CREEK INVESTMENTS LLC NAPLES, FL 34106 PO BOX 2097 ELKINS LESLIE KEITH TRUST HOUSTON, TX 77098 3737 BUFFALO SPEEDWAY #200 ELKMAX LLC ASPEN, CO 81611 605 W MAIN ST #2 FREEDMAN RYAN D CONSHOHOCKEN , PA 19428 PO BOX 401 GLICKMAN ADAM SAN JUAN PUERTO RICO 00907-3122, 644 FERNANDEZ JUNCOS AVE #301 DISTRICT VIEW PLAZA MIRAMAR GOLD BARBARA R REV TRUST ASPEN, CO 81611 229 W HALLAM ST GUNNING JANINE L ASPEN, CO 81612 PO BOX 11705 GUNNING RALPH ASPEN, CO 81612 PO BOX 11912 HOUSTON TRUST CO HOUSTON, TX 77098 3737 BUFFALO SPEEDWAY #200 INNSBRUCK CONDO ASSOC ASPEN, CO 81611 233 W MAIN ST JACOBY FAMILY LP VERO BEACH, FL 32963 3383 OCEAN DR JDH INVESTMENT MGMT LLC DALLAS, TX 75205 12200 STEMMONS FWY JOSEPH RUSSELL C & ELISE E HOUSTON, TX 77019 3682 WILLOWICK RD KETTELKAMP W C JR PUEBLO, CO 81003 2126 N ELIZABETH ST KING LOUISE CONDO ASSOC ASPEN, CO 81611 600 E HOPKINS AVE #203 LADA COMMUNITY PROPERTY TRUST LAS VEGAS, NV 89109 2860 AUGUSTA DR LOT D LLC ASPEN, CO 81611 501 RIO GRANDE PL #204 MOUNTAIN LODGE HOLDINGS LLC ASPEN, CO 81611 605 W MAIN ST #2 NATHAN GREG R 2020 FAMILY TRUST BEVERLY HILLS, CA 90210 718 N LINDEN DR NATHAN REVOCABLE TRUST BEVERLY HILLS, CA 90210 718 N LINDEN DR PESIKOFF DAVID HOUSTON, TX 77098 1811 NORTH BLVD RESIDENCES AT THE LITTLE NELL CONDO ASSOC INC ASPEN, CO 81611 501 E DEAN ST RILEY AMY CLARK ASPEN, CO 81611 129 W BLEEKER ST 91 SEVEN SEAS INVESTMENT LLC WILMETTE, IL 60091 1120 MICHIGAN AVE SHC ASPEN 2021 LLC TIOGA, TX 76271 PO BOX 373 SPERAW ENDEAVORS LLC SNOWMASS VILLAGE, CO 81615 PO BOX 6575 STEVENS LESLEY ASPEN, CO 81611 214 W BLEEKER ST SUREFOOT LC PARK CITY, UT 84060 1500 KEARNS BLVD #110 TEMPKINS HARRY & VIVIAN MIAMI BEACH, FL 33139 605 LINCOLN RD #301 TOLER MELANIE S TRUST BRYAN, TX 77807 3013 HICKORY RIDGE CIR TWIN COASTS LTD BOCA RATON, FL 33432 433 PLAZA REAL #275 TYROL APARTMENTS LLC ASPEN, CO 81611 200 W MAIN ST TYROLEAN LODGE LLC ASPEN, CO 81611 200 W MAIN ST UTE HOUSING LLC ASPEN, CO 81611 210 S GALENA ST VALLEY EXCHANGE PROPERTIES LLC ASPEN, CO 81611 122 W MAIN ST VTF 220 LLC DENVER, CO 80209 1101 E BAYAUD E-2907 WEST MAIN HOLDINGS LLC CHARLESTON, SC 29413 PO BOX 22424 WEST TRUST SANTA BARBARA, CA 93105 1674 LAS CANOAS RD 92 Neighborhood Uses 1 - 212 N. 2nd Street, single family 2 - 222 West Bleeker Street, single family 3 - 214 West Bleeker Street, single family, AspenVictorian 4 - 200 West Bleeker Street, single family 5 - 205 West Bleeker Street, multifamily 6 - 213 West Bleeker Street, single family, AspenVictorian 7 - 215 West Bleeker Street, single family, AspenVictorian 8 - 217 West Bleeker Street, single family, AspenVictorian 9 - 219 West Bleeker Street, vacant lot - future single family 10 - 233 West Bleeker Street, single family, AspenVictorian 11 - 319 West Bleeker Street, single family 12 - 207 N. 2nd Street, single family 6 1 2 3 4 57891011 12 1 2 3 4 5 6 7 8 9 10 11 12 93 P.O. Box 3901 Eagle, Colorado 81631 YARNELL CONSULTING & CIVIL DESIGN, LLC (970) 323-7008 · 1/7/2022 229 Midland Ave. Basalt, Colorado 81621 233 West Bleeker Street Page 1 of 3 PJ Murray City of Aspen Engineering Department 201 N. Mill Street, Suite 101 Aspen, Colorado 81611 PJ.Murray@Aspen.gov Subject: 233 West Bleeker Street HPC Review Comment Responses PJ: Thank you for your thorough review of our project. Please find your comments and the associated responses listed below for the above-referenced project. The following are to be addressed through the land use approval process: 1. Sidewalk is not required at this property per the Sidewalk Deferred Zones defined in the Engineering Standards. However, Engineering supports the installation of a sidewalk in the ROW as proposed in this land use application. YCCD Response: Thank you for the clarification. We will remove the public sidewalk from the project. 2. ADA-compliant ramps need to be installed at the corner of Bleeker and 2nd Streets with the proposed sidewalk. Confirm layout and grading is achievable. Final grading can be determined at building permit. YCCD Response: Per comment #1, the sidewalk can be omitted from the project. Therefore, this comment is no longer applicable. 3. What is the proposed stormwater treatment approach? The drainage design needs to be clearly communicated on these plans. Confirm detention is not required for this property. YCCD Response: Given the tight site constraints, we propose to utilize a below-grade detention and infiltration system such as StormTech in the front yard. This will be sized for the WQCV. Being in the Aspen Mountain drainage basin, no detention for the major storm event is necessary. The updated drawings now show the proposed storm infrastructure. We will collect all of the runoff from impervious areas on-site and convey them to the below-grade chambers beneath the front yard. 4. What transformer serves the property and does the existing transformer have capacity for the increased use? Will this property require a new transformer? Work with the City Electric Department to determine available capacity. A load calculation form will be required at time of building permit. YCCD Response: Our design team has been coordinating with Ron Christian at the Electric Department. He confirmed the existing transformer south of the alley (adjacent to two Second Street) has capacity to serve the projects at both 233 and 219 West Bleeker Street with 400 amps of power each. It is the intent of the architect and electrical engineer to 94 P.O. Box 3901 Eagle, Colorado 81631 YARNELL CONSULTING & CIVIL DESIGN, LLC (970) 323-7008 · 1/7/2022 229 Midland Ave. Basalt, Colorado 81621 233 West Bleeker Street Page 2 of 3 design the project to fit under this criteria so a new transformer on-site is not required. We understand a load calculation form will be required with the building permit submission. 5. Is the transformer in the southeast corner a proposed transformer? Does this property connect to this transformer? Are adequate easements provided for this transformer? What size is this transformer? It appears that parking is proposed within the easement. This is not permitted in the easement so access to the transformer is maintained at all times. If this is a new transformer, it needs to be placed fully within the property boundary rather than bridging the property line. YCCD Response: Yes, this was a proposed transformer – intended to be shared with adjacent 219 West Bleeker Street which is slated for construction concurrent with 233. But since corresponding with Ron Christian, we no longer believe this new transformer is necessary. Please see #4 above. The easement is now only necessary for the relocated communication pedestals. 6. A telephone pedestal is shown in the transformer easement. This is not permitted in easement. Please revise. YCCD Response: Per items #4 and #5 above, the proposed transformer is no longer necessary. The easement is now just for the relocated communication pedestals. 7. Access is only permitted off the alley per the Engineering Standards. Remove the access to the historic garage as shown on L.1.00. YCCD Response: We have requested this be removed from the landscape plans. The following comments are to be addressed as part of the building permit submission process: 1. Complete the call-outs that note the curb type and detail number shown on Sheet C1. YCCD Response: Since submitting these drawings, we have coordinated with the Engineering Department to confirm the existing curb & gutter may remain as it is relatively new and in good shape. We will call out the curb type where required to be removed and replaced for the water service construction. 2. Applicant will be required to follow the requirements of a major development within the URMP. Please follow the requirements outlined in Appendix A. YCCD Response: We understand and concur. 3. Provide excavation stabilization plans that meet the requirements outlined in the Engineering Standards. YCCD Response: We understand and concur. 4. Confirm water service line size and material, address how the water service line will reach the proposed location of the mechanical room, verify if the structure will require a fire suppression system, show abandonment of existing line, etc. If a 2-inch service line is 95 P.O. Box 3901 Eagle, Colorado 81631 YARNELL CONSULTING & CIVIL DESIGN, LLC (970) 323-7008 · 1/7/2022 229 Midland Ave. Basalt, Colorado 81621 233 West Bleeker Street Page 3 of 3 required for fire suppression, a memo from a fire suppression company stating a smaller line size will not provide adequate flows is required. YCCD Response: We understand and concur. Sincerely, Justin J. Yarnell, PE Colorado PE Number 47241 96 97 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811SITE PLANC198 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811OVERALLGRADING PLANC299 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811OVERALL UTILITYPLANC3100 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811DETAILEDGRADING &UTILITY PLANC4.1101 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDING ALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811DETAILEDGRADING &UTILITY PLANC4.2102 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, ARE PROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811DETAILEDGRADING &UTILITY PLANC4.3103 SHEET NO.SHEET TITLENO.NAME YARNELL CONSULTING &CIVIL DESIGN, LLCP.O. BOX 3901, EAGLE, COLORADO 81631(970) 323-7008 ISSUE / REVISION DATE: DATE THE DESIGNS SHOWN HEREIN INCLUDINGALL TECHNICAL DRAWINGS, GRAPHIC REPRESENTATION & MODELS THEREOF, AREPROPRIETARY & CAN NOT BE COPIED, DUPLICATED, OR COMMERCIALLY EXPLOITED IN WHOLE OR IN PART WITHOUT THE SOLE AND EXPRESS WRITTEN PERMISSION FROM YARNELL CONSULTING & CIVIL DESIGN, LLC. DESIGN BY: DRAWN BY: REVIEWED BY: PROJECT NO.: SINGLE-FAMILY RESIDENCE 233 WEST BLEEKER STREET LOTS A, B, & C, BLOCK 51, CITY OF ASPEN, COLORADO J. YARNELL J. YARNELL J. YARNELL 21.018 7/25/2022811DETAILEDGRADING &UTILITY PLANC4.4104 DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:SHEET LISTCODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTIONVICINITY MAPSPECIAL INSPECTIONSSHORING & EXCAVATIONAGENCIES & SERVICESPROJECT DIRECTORY1324576891110BRANDONARCHITECTSTRUCTURAL ENGINEERINTERIOR DESIGNERENERGY CONSULTANTBRANDON ARCHITECTS, INC.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626P: 714.454.4040WWW.BRANDONARCHITECTS.COMOWNERCIVIL ENGINEERLANDSCAPE DESIGNERMEP CONSULTANTGENERAL CONTRACTORGEOTECHNICAL ENGINEERSURVEYORARCHITECTS, INC.BRANDONARCHITECTSHISTORIC PRESERVATION06.13.22TITLE SHEETKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611T-1.0KAO RESIDENCE233 W. BLEEKER ST., ASPEN, CO, 81611TBDRYAN McDANIEL, AIALOT D, LLC. "CUSTOM" -C/O JOHN KAO312 ASPEN AIRPORT BUSINESS CENTER, STE. D,ASPEN, CO, 81611STEEPLECHASE0124 TOTTERDOWN ROADASPEN, CO 81611T: 970.920.4079KUMAR & ASSOCIATES, INC.5020 COUNTY ROAD 154GLENWOOD SPRINGS, CO 81601P: 970.945.7988ASPEN SURVEY210 S. GALENA ST., #22ASPEN, CO 81611P: 970.925.3816CONNECT ONE DESIGNSARA TIE435 N 8TH ST.CARBONDALE, CO 81623T: 970.355.5457TBDDB STRUCTURAL DESIGN LTD.1229 SAGE CT.RIFLE, CO 81650T: 801.529.6481YARNELL CONSULTING & CIVIL DESIGN, LLCP.O. BOX 3901EAGLE, CO 81631T: 970.323.7008TBDTBDMAIN HOUSELIVINGBASEMENT LIVING3865 SFFIRST FLOOR LIVING2505 SFSECOND FLOOR LIVING1470 SF7840 SFGARAGE2-CAR GARAGE494 SF494 SFGRAND TOTAL8334 SFLEGAL DESCRIPTION:LOT INFORMATION:ZONED: R-6 SINGLE-UNIT RESIDENTIAL SITE AREA:9,000 S.F. BUILDABLE AREA: 5,950 S.F.TOTAL ALLOWABLE FAR = 4,080 SF + 500 BONUS = 4,580 SFTOTAL PROPOSED FAR = 4,578 SFTOTAL ALLOWABLE LOT COVERAGE = 40%TOTAL PROPOSED LOT COVERAGE = 38.41%EXISTING BUILDING INFORMATION:EXISTING SINGLE FAMILY TO BE RENOVATED BACK TO HISTORICAL FOOTPRINTEXISTING MAIN HOUSE S.F. = 4,893EXISTING CARRIAGE HOUSE S.F. = 988 ZONING INFORMATION:R6 ZONE DISTRICTREQUIRED SETBACKS:FRONT SETBACK (NORTH): 10 FT.REAR SETBACK (SOUTH): 10 FT. LIVING, 5 FT. GARAGESIDE SETBACK (EAST): 10 FT.SIDE SETBACK (WEST): 10 FT.DISTANCE BET. BUILDINGS:10 FT.PROPOSED SETBACKS:FRONT SETBACK (NORTH): 15 FT.REAR SETBACK (SOUTH): 0 FT. EXISTING HISTORIC CONDITION (BARN); 5 FT. 1 IN. NEW GARAGESIDE SETBACK (EAST): 10 FT.SIDE SETBACK (WEST): 8 FT 2 3/8 IN. EXISTING HISTORIC CONDITION BARN AND HOUSEDISTANCE BET. BUILDINGS:10 FT.APN: 273512440001LOTS A, B AND C, BLOCK 51CITY AND TOWNSITE OF ASPENCODES:CITY OF ASPEN MUNICIPAL CODE2015 IBC, 2015 IRC, 2015 IECC, 2015 IPC, 2015 IMC, 2015 IFC, 2015 IEBC, 2015 INTERNATIONAL SWIMMING POOL AND SPA CODE, 2015 INTERNATIONAL SOLAR ENERGY PROVISIONS, 2020 NECOCCUPANT LOAD2 UNITSOCCUPANCY CLASSIFICATIONR-3/UOCCUPANCY SEPARATION (GARAGE)1-HR.TYPE OF CONSTRUCTIONVB -SPRINKLEREDDIG ALERT:1.800.922.1987ELECTRICAL UTILITY COMPANY:X.XXX.XXXXGAS UTILITY COMPANY:X.XXX.XXXXCITY WATER & SEWER:1.970.920.5030TELEPHONE COMPANY:X.XXX.XXXXCITY OF ASPENPUBLIC WORKS DEPT.:1.970.920.5080CITY OF ASPEN PLANNING DEPT.:GENERAL INFOMATION:1.970.429.2764CITY OF ASPEN BUILDING DEPT.:GENERAL:1.970.920.5090PERMITS:1.970.920.5090INSPECTIONS:1.970.920.5065CITY OF ASPEN HISTORIC PRESERVATION:GENERAL:1.970.920.5144ASPEN FIRE DEPARTMENT:1.970.925.55321.REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD1. LANDSCAPE PLAN; BBQ; FIRE PIT; ACCESSORY STRUCTURES, MASONRY OR CONCRETE WALLS/FENCES; RETAINING WALLS OVER 4 FT. HIGH FROM THE BOTTOM OF THE FOUNDATION TO THE TOP OF WALL; UNDER SEPERATE REVIEWS AND PERMITS.2. POOLS, SPAS, WALLS, FENCES, PATIO COVERS AND OTHER FREESTANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. 3. SUBMIT SOUND ATTENUATION DESIGN FOR HVAC EQUIPMENT PER ARI STD. 275. SOUND LEVEL NOT TO EXCEED 50dBA (55dBA WITH TIMER, 65dBA WITH TIMER AND NEIGHBORS CONSENT). LOCATION OF MEASUREMENT TO BE AT ADJACENT PROPERTY PATIO OR OPENING.4. FIRE SPRINKLERS REQUIRED, CONSTRACTOR TO SUBMIT FIRE SPRINKLER DRAWINGS FOR ARCHITECT'S APPROVAL PRIOR TO SUBMITTING TO CITY. OBTAIN FIRE SPRINKLER PERMIT PRIOR TO CALLING FOR ROOF SHEATHING INSPECTION.5. ELEVATORNOTE: DEFERRED SUBMITTALS TO BE REVIEWED BY PROJECT ARCHITECT OR ENGINEER OF RECORD AND CERTIFIED PRIOR TO SUBMITTAL TO LOCAL AGENCY FOR REVIEW.THE SUBJECT PROPERTY IS LOCATED IN ASPEN, CO. THE LOT IS APPROXIMATELY 90' WIDE BY 100' DEEP, IT IS ZONED R-6 AND DESIGNATED AS A LOCAL HISTORIC LANDMARK. THE PROPERTY INCLUDES AN EXISTING SINGLE-FAMILY RESIDENCE TO BE RENOVATED BACK TO THE HISTORICAL DESIGN. THE CLIENT PROPOSES A TWO-STORY ADDITION CONNECTED TO THE HISTORIC 2-STORY STRUCTURE BY A ONE-STORY GLASS CONNECTOR. THE PROPOSED DESIGN INCLUDES A 2-CAR GARAGE AND BASEMENT. THE PROJECT WILL BE A MODERN DESIGN WITH DETAILS THAT COMPLEMENT THE VICTORIAN DESIGN OF THE HISTORICAL STRUCTURE. THE ADDITION WILL CONSIST OF AMPLE INDOOR/OUTDOOR LIVING SPACES INTEGRATED WITH A MODERN 'OPEN' LIVING PLAN MAXIMIZING THE FUNCTIONALITY OF THE MAIN LIVING FLOOR AND RELATIONSHIP TO THE HISTORIC STRUCTURE. THE EXTERIOR ON THE ADDITION WILL BE PRIMARILY VERTICAL SIDING AND METAL PANEL WITH A METAL STANDING SEAM ROOF. THE DESIGN CONSISTS OF A GREAT ROOM, OFFICE, MASTER BEDROOM WITH EN-SUITE, 4 BEDROOMS, 9 BATHROOMS, GUEST CASITA, ELEVATOR AND MECHANICAL CLOSETS.T-1.0 TITLE SHEETT-1.1 ARCHITECTURAL GENERAL NOTEST-1.2 ZONING SUMMARYSUR TOPOGRAPHIC SURVEYC1 SITE PLANC2 OVERALL GRADING PLANC3 OVERALL UTILITY PLANC4.1 DETAILED GRADING & UTILITY PLANC4.2 DETAILED GRADING & UTILITY PLANC4.3 DETAILED GRADING & UTILITY PLANC4.4 DETAILED GRADING & UTILITY PLANL.1.00 LANDSCAPE PLANTING PLANLIGHT.1.00 SCHEMATIC LIGHTING PLANLIGHT.1.1 LIGHTING CUTSHEETSD-0.0 EXISTING SITE PLAND-0.1 ROOF DEMOLITION CALCULATIONSD-0.2 WALL DEMOLITION CALCULATIONSD-1.0 EXISTING FIRST FLOOR DEMOLITION PLAND-1.1 EXISTING SECOND LEVEL DEMOLITION PLAND-1.2 EXISTING LOWER LEVEL DEMOLITION PLAND-2.0 EXISTING ROOF DEMOLITION PLAND-3.0 EXTERIOR ELEVATION DEMOLITIOND-3.1 EXTERIOR ELEVATION DEMOLITIOND-3.2 EXTERIOR ELEVATION DEMOLITIONA-0.0 ARCHITECTURAL SITE PLANA-0.1 SITE COVERAGEA-0.2 SETBACKS & ALLOWED PROJECTIONSA-0.3 BASEMENT LEVEL AREA CALCULATIONSA-0.4 FIRST LEVEL AREA CALCULATIONSA-0.5 SECOND LEVEL AREA CALCULATIONSA-0.6 CARRIAGE HOUSE AREA CALCULATIONSA-2.0 FIRST LEVEL FLOOR PLANA-2.1 SECOND LEVEL FLOOR PLANA-2.2 BASEMENT LEVEL FLOOR PLANA-2.3 FIRST LEVEL DIMENSION PLANA-2.4 SECOND LEVEL DIMENSION PLANA-2.5 BASEMENT LEVEL DIMENSION PLANA-3.0 ROOF PLANA-3.1 ROOF PLAN - HEIGHT OVER TOPOGRAPHYA-4.0 EXTERIOR ELEVATIONSA-4.1 EXTERIOR ELEVATIONSA-4.2 EXTERIOR ELEVATIONS - SPECIFICATIONSA-5.0 BUILDING SECTIONSA-5.1 BUILDING SECTIONSAD-3.0 HISTORIC ARCHITECTURAL DETAILSA-8.0 REALISTIC PERSPECTIVE VIEWA-8.1 REALISTIC PERSPECTIVE VIEWA-8.2 REALISTIC PERSPECTIVE VIEWMAIN STREETR O A R IN G F OR K R IV E R W BLEEKER STREETBENDON ADAMSSARA ADAMS300 S. SPRING ST. SUITE 202ASPEN, CO 81611P: 970.925.2855DECK AREA<varies>568 SFGRAND TOTAL568 SFTOTAL GARAGETOTAL LIVINGOVERALL FARFIRST FLOOR F.F.2964 SFSECOND FLOOR F.F.1470 SF4435 SF+ BASEMENT158 SF-GARAGE494 SFGRAND TOTAL 4578 SFNO. REVISION DATECARRIAGE HOUSEFIRST FLOOR LIVING460 SFGRAND TOTAL460 SFHEIGHT3 -LEVELSFLOOR AREAREF. 7/T-1.0FIRE SPRINKLERSREQUIRED458 SF458 SF3856 SF2505 SF7628 SFPOOL DECK 436.72 SFMASTER BALCONY 86.13 SFGRAND TOTAL 522.85 SF2999 SFCARRIAGE HOUSE 458 SF TOTAL4900 SF3666 SF1457 SF8122 SF1457 SF105 DEFINITIONS: (AS USED IN THESE SPECIFICATIONS)OWNER SHALL MEAN: LOT D, LLC. "CUSTOM" -C/O JOHN KAOARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., RYAN MCDANIELCONTRACTOR SHALL MEAN:LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACTSPECIFICATIONS SHALL MEAN:WRITTEN SPECIFICATIONS IN THE PLANS OR THE "PROJECT MANUAL" (IF PROVIDED FOR THIS PROJECT)CONTRACT DOCUMENTS SHALL MEAN: WORKING DRAWINGS APPROVED FOR BUILDING PERMIT, PLUS ANY CHANGE ORDERS OR ADDENDA TO SAME.ARCHITECTURAL GENERAL NOTES: 1. CODES/GENERAL PROVISIONS: ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF CONSTRUCTION. IT IS THE RESPONSIBILITY OF THE CONTRACTOR, SUB-CONTRACTORS, AND ANYONE SUPPLYING LABOR AND/OR MATERIAL TO BRING TO THE ATTENTION OF THE ARCHITECT (VERBALLY AND IN WRITING) ANY KNOWN DISCREPANCIES OR CONFLICT BETWEEN THE REQUIREMENTS OF THESE CODES AND THE CONTRACT DOCUMENTS (DRAWINGS). THE APPLICABLE CODES SHALL INCLUDE, BUT SHALL NOT BE LIMITED TO THOSE AS LISTED IN "CODE REVIEW" BOX. (T-1.0) ALL WORK SHALL BE PERFORMED SO AS TO COMPLY WITH ALL LEGAL AND INDUSTRY REQUIREMENTS AND STANDARDS INCLUDING THE FOLLOWING:-BUILDING CODES AS ADOPTED BY THE STATE OF COLORADO AND CITY OF ASPEN AND ALL APPLICABLE RELATED SPECIALTY CODES.-THECITY OF ASPENMUNICIPAL CODE INCLUDING ANY WORK TIME RESTRICTION AND ANY AMENDMENT TO 2015 INTERNATIONAL BUILDING CODES.-THE MANUFACTURER'S REQUIREMENTS OF RECOMMENDATIONS FOR ANY INCORPORATED PRODUCTS.2. FEES: CONTRACTOR AND HIS SUB-CONTRACTORS SHALL OBTAIN AND PAY FOR ALL PERMITS, LICENSES, CONSTRUCTION TAXES AND FEES REQUIRED BY CITY, COUNTY AND STATE LAWS EXCEPT THE GENERAL BUILDING PLAN CHECK FEE AND REQUIRED REFUNDABLE DEPOSITS WHICH WILL BE PAID BY THE OWNER. CONTRACTOR SHALL ARRANGE FOR ALL METER INSTALLATIONS AND PAY ALL FEES FOR SAID METERS. CONTRACTOR SHALL PROVIDE TEMPORARY TOILET FACILITIES AND EROSION CONTROL MEASURES AS REQUIRED BY STATE AND LOCAL BUILDING CODE.3. CONTRACTOR'S SURVEY: CONTRACTOR SHALL VISIT THE JOB SITE AND BE RESPONSIBLE FOR HAVING COMPLETE KNOWLEDGE OF EXISTING CONDITIONS. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS WITH THOSE SHOWN ON THE DRAWINGS AND SHALL VERIFY GRADES, CONDITIONS AND DIMENSIONS PRIOR TO COMMENCING DEMOLITION AND CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OFDISCREPANCIES BETWEEN ACTUAL CONDITIONS AND THOSE DEPICTED IN THE CONTRACT DOCUMENTS. CONTRACTOR SHALL NOTIFY ARCHITECT IMMEDIATELY VERBALLY AND IN WRITING OF ANY DISCREPANCIES FOUND WITHIN THE DRAWINGS AND SPECIFICATIONS.4. COORDINATION OF CONSTRUCTION: CONTRACTOR IS SOLELY RESPONSIBLE FOR THE ACCURACY OF DETAILS; FOR CONFIRMING AND COORDINATING ALL QUANTITIES AND DIMENSIONS; FOR SELECTING FABRICATION PROCESSES; FOR TECHNIQUES OF ASSEMBLY AND PERFORMANCE OF ALL WORK INA SAFE AND SATISFACTORY MANNER. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COORDINATION OF ALL WORK INCLUDING THAT OF THE SUB-CONTRACTORS. CONTRACTOR SHALL PROVIDE SUPERVISION OF THE JOB DURING ALL PHASES OF CONSTRUCTION ACTIVITIES. A COMPETENT SUPERINTENDENT SHALL BE SELECTED BY THE CONTRACTOR AND SHALL BE IN CHARGE OF THE JOB UNTIL ITS COMPLETION. CONTRACTOR AGREES TO BIND EVERY SUB-CONTRACTOR BY THE TERMS OF THE CONTRACT AS FAR AS SUCH TERMS ARE APPLICABLE TO THE SUB-CONTRACTOR'S WORK. 5. CLEAN-UP: ALL SUBCONTRACTORS SHALL BE RESPONSIBLE FOR THE DAILY REMOVAL OF ALL DEBRIS ACCUMULATED AS A RESULT OF THEIR OPERATIONS. ALL SCRAP DEBRIS AND OTHER EXCESS MATERIAL SHALL BE LAWFULLY REMOVED FROM THE SITE, UNLESS OTHERWISE DIRECTED BY THE CONTRACTOR.6. TESTS AND PERMITS: CONTRACTOR SHALL ARRANGE FOR, AND SECURE REQUIRED TESTS, PERMITS AND INSPECTIONS, AND SHALL BEAR COSTS FOR SAME.7. GUARANTEES: CONTRACTOR SHALL GUARANTEE ALL WORK, MATERIALS AND PRODUCTS FOR ONE YEAR AFTER THE DATE OF ACCEPTANCE OF THE WORK AND CONTRACTOR SHALL REPAIR OR REPLACE, OR CAUSE TO BE REPAIRED OR REPLACED ANY OR ALL SUCH WORK TOGETHER WITH ANY OTHER WORK WHICH MAY BE DISPLACED IN DOING SO, THAT MAY PROVE DEFECTIVE WITHIN ONE YEAR, WITHOUT ADDITIONAL EXPENSE; ORDINARY WEAR AND TEAR, UNUSUAL ABUSE OR NEGLECT IS EXCEPTED. EXCEPTIONS TO ONE YEAR GUARANTEE ARE SPECIFIED IN OTHER SECTIONS OF THE PROJECT MANUALOR DRAWINGS. STATE LAW, OR MANUFACTURER'S GUARANTEE SHALL GOVERN IF LENGTH AND TYPES OF GUARANTEES ARE MORE STRICT OR FOR LONGER PERIODS. IT IS UNDERSTOOD BY CONTRACTOR THAT IT IS HIS RESPONSIBILITY TO PROVIDE MATERIALS AND CONSTRUCTION WHICH WILL YIELD A REASONABLE VALUE OVER A PERIOD OF TIME WHICH MAY EXCEED THE SPECIFIED GUARANTEE AND WARRANTY PERIODS. CONTRACTOR SHALL BE RESPONSIBLE FOR A WEATHER TIGHT BUILDING, FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP. EACH SUB-CONTRACTOR SHALL PROVIDE A WRITTEN GUARANTEE STATING THATWORK EXECUTED BY HIM IS FREE AND WILL REMAIN FREE FROM DEFECTS OF MATERIALS AND WORKMANSHIP FOR ONE YEAR FROM DATE OF ACCEPTANCE OF HIS WORK BY OWNER, AND THAT REPAIR AND REPLACEMENT OF SUCH DEFECTIVE WORK AND ALL OTHER WORK DAMAGED AS A RESULT THEREBY WILL BEEXECUTED IN A TIMELY MANNER AT THE CONVENIENCE OF THE OWNER AND WITHOUT COST TO OWNER.8. WAIVER OF LIENS: CONTRACTOR SHALL PROVIDE CERTIFIED RELEASE OF LIENS BY ALL SUBCONTRACTORS AND SUPPLIERS, OR ANYONE PROVIDING MATERIALS AND/OR LABOR AS THEY BECOME AVAILABLE.9. ROLL OF ARCHITECT DURING CONSTRUCTION: THE ARCHITECT WILL NOT ACT AS THE OWNER'S REPRESENTATIVE DURING CONSTRUCTION. ARCHITECT WILL ADVISE AND CONSULT WITH OWNER. ARCHITECT WILL OBSERVE CONSTRUCTION PER HIS/HER AGREEMENT WITH OWNER AND RENDERINTERPRETATIONS NECESSARY FOR THE PROPER EXECUTION OR PROGRESS OF THE WORK IN ACCORDANCE WITH THE INTENT OF THE PLANS AND SPECIFICATIONS. ARCHITECT WILL NOT BE RESPONSIBLE OR HAVE CONTROL OR CHARGE OVER THE ACTS OR OMISSIONS, CONSTRUCTION MEANS, METHODS, TECHNIQUES,SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS, OF THE CONTRACTOR, SUB-CONTRACTORS, OR ANY OF THEIR AGENTS OR EMPLOYEES, OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK. ANY VERBAL INSTRUCTION OR AUTHORIZATION THAT IS CONFIRMED BY LETTER, MEETING NOTE, MEMORANDA, OR THE LIKE, (WITH A COPY SENT TO THE OWNER, OR THE OWNER'S REPRESENTATIVE) & THERE IS NO EXCEPTION TAKEN WITHIN (10) CALENDAR DAYS, SHALL BE DEEMED EQUIVALENT TO RECEIPT OF WRITTEN INSTRUCTION, APPROVAL AND AUTHORIZATION FROM THE OWNER.10. A.I.A. GENERAL CONDITIONS: THE CURRENT GENERAL CONDITIONS OF THE CONTRACT FOR CONSTRUCTION PUBLISHED BY THE AMERICAN INSTITUTE OF ARCHITECTS SHALL APPLY AS THOUGH IT WERE PART OF THESE DOCUMENTS UNLESS SPECIFICALLY MODIFIED IN THE OWNER/CONTRACTOR AGREEMENT. A COPY OF SAID GENERAL CONDITIONS MAY BE OBTAINED FROM THE ARCHITECT UPON REQUEST. THE NOTES CONTAINED IN THESE "GENERAL NOTES" ON THIS SHEET ARE INTENDED TO SUMMARIZE AND COMPLIMENT THE A.I.A. GENERAL CONDITIONS. THE A.I.A. GENERAL CONDITIONS SHALL TAKE PRECEDENCE OVER THESE NOTES SHOULD A CONFLICT IN WORDING OCCUR.11. EXTRAS: OWNER MAY ORDER EXTRA WORK OR MAKE CHANGES BY ALTERING, ADDING TO OR DEDUCTING FROM THE WORK, THE CONTRACT SUM BEING ADJUSTED TO THE MUTUAL SATISFACTION OF THE OWNER AND CONTRACTOR. BEFORE ANY CHANGES ARE BEGUN, THE ADDED OR DEDUCTED SUM SHALL BE PRESENTED TO OWNER IN WRITING FOR APPROVAL.12. SUBSTITUTIONS: SUBSTITUTIONS OF MATERIALS OR METHODS PROPOSED BY THE CONTRACTOR OR HIS SUB-CONTRACTORS CONTRARY TO DRAWINGS AND SPECIFICATIONS SHALL BE SUBMITTED TO ARCHITECT IN WRITING FOR APPROVAL OR DENIAL. IF MORE THAN ONE MANUFACTURER IS SPECIFIED IN THE PLANS OR SPECIFICATIONS, IT SHALL BE THE CONTRACTOR'S OPTION TO SELECT THE ONE WHICH HE MAY DESIRE. IF MORE THAN ONE FINISH OR STYLE IS AVAILABLE IN THE ITEM SPECIFIED, CONTRACTOR SHALL BE OBLIGATED TO NOTIFY ARCHITECT VERBALLY AND IN WRITING OF THISFACTFOR ARCHITECT'S AND OWNER'S DECISION. WHERE THE TERM "OR EQUAL" IS USED IN DRAWINGS OR SPECS IT SHALL BE UNDERSTOOD THAT THE REFERENCE IS MADE SUBJECT TO THE RULING AND JUDGMENT OF THE ARCHITECT AND SHALL BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL. ACTUAL SAMPLES OF THE SUBSTITUTIONS SHALL ALSO BE SUBMITTED TO THE ARCHITECT FOR REVIEW AND APPROVAL.13. INSURANCE: CONTRACTOR SHALL CARRY GENERAL LIABILITY INSURANCE WITH BROAD FORM PROPERTY DAMAGE ENDORSEMENT AND CONTINGENTLIABILITY ENDORSEMENT. OWNER AND ARCHITECT SHALL BE LISTED AS ADDITIONAL INSURERS UNDER THE POLICY WITH WAIVER OF SUBROGATION. CONTRACTOR SHALL FURNISH OWNER WITH A CERTIFICATE OF INSURANCE WITH A 30 DAY NOTICE OF CANCELLATION. OWNER SHALL OBTAIN A BUILDER'S RISK POLICY WITH ARCHITECT NAMED AS AN ADDITIONAL INSURED WITH WAIVER OF SUBROGATION.14. SCOPE OF DRAWINGS AND SPECIFICATIONS: THESE DRAWINGS AND SPECIFICATIONS SHALL BE INTENDED TO SHOW AND DESCRIBE DETAILS FOR A CONSTRUCTIBLE BUILDING. PARTS AND DETAILS NOT FULLY SHOWN OR DESCRIBED SHALL BE DETAILED AND EXECUTED ACCORDING TO STANDARD FIRST CLASS PRACTICE AND IN SIMILAR MANNER AND SPIRIT OF THE DETAILS WHICH ARE SHOWN ON THE DRAWINGS AND/OR DESCRIBED IN THE PROJECT MANUAL. IF CONTRACTOR OR SUB-CONTRACTOR FINDS ANY DETAILS WHICH, IN HIS OPINION, ARE UNSOUND, UNSAFE, OR NOT WATERPROOF, IT IS HIS DUTY TO NOTIFY ARCHITECT IN WRITING OF THIS FACT. IF WORK IS PERFORMED AS DETAILED, IT WILL BE ASSUMED THAT THERE ARE NO OBJECTIONS TO THE DETAIL. ACCURACY OF ALL DIMENSIONS SHALL BE CHECKED. NO EXTRA COMPENSATION WILL BE ALLOWED FOR DIFFERENCE BETWEEN ACTUAL DIMENSIONS AND THOSE INDICATED ON THE DRAWINGS. IN USING THESE PLAN FOR BIDDING OR CONSTRUCTION PURPOSES, ALL CONTRACTORS ARE REQUIRED TO REVIEW AND TREAT THEM AS A WHOLE IN ORDER TO IDENTIFY ALL REQUIREMENTS THAT DIRECTLY OR INDIRECTLY AFFECT THEIR PORTION OF THE WORK, EVEN REQUIREMENTS LOCATED IN SECTIONS DESIGNATED AS APPLICABLE TO OTHER TRADES. IN CASE OF CONFLICTS, THE AFFECTED CONTRACTOR IS REQUIRED TO EITHER OBTAIN DIRECTION FROM AN APPROPRIATE REPRESENTATIVE OF THE OWNER, OR OTHERWISE TO APPLY THE MORE STRINGENT STANDARD. THESE PLANS ARE INTENDED TO SET FORTH THE REQUIREMENTS FOR CONSTRUCTION IN ONLY AN INDUSTRY-STANDARD LEVEL OF QUALITY AND DETAIL, AND THEY ARE INTENDED TO BE SUPPLEMENTED BY APPROPRIATE REQUESTS FOR CLARIFICATION AND INFORMATION. ERRORS AND OMISSIONS ARE TO BE EXPECTED AND ANTICIPATED, AND ALL CONTRACTORS ARE REQUIRED TO CAREFULLY REVIEW THESE PLANS FOR ERRORS AND OMISSIONS AND TO BRING THESE ERRORS AND OMISSIONS TO THE ATTENTION OF A APPROPRIATE OWNER & ARCHITECT IN WRITING IN A TIMELY MANNER; AND ANY CONTRACTOR WHO FAILS TO DO SO BEFORE BIDDING OR OTHERWISE PROCEEDING ASSUMES THE RISK OF ANY CONSEQUENCES. SCALED DIMENSIONS SHOULD BE CONSIDERED ONLY APPROXIMATE; AND IN ANY DIMENSIONS BEFORE PROCEEDING WITH ANY AFFECTED PROCUREMENT, FABRICATION OR CONSTRUCTION. SCHEMATIC PLANS AREINTENDED ONLY TO DEMONSTRATE THE RELATIONSHIP AMONG COMPONENT PARTS, AND NOT TO DEPICT SPECIFIC LOCATIONS (E.G. SCHEMATIC ELECTRICAL PLANS).15. DIMENSIONS ON DRAWINGS: FIGURED DIMENSIONS SHALL BE FOLLOWED IN PREFERENCE TO SCALE, AND DETAIL DRAWINGS IN PREFERENCE TO SMALL SCALE DRAWINGS. SUB-CONTRACTOR AND CONTRACTOR SHALL CHECK ACCURACY OF ALL DIMENSIONS IN THE FIELD PRIOR TO ANY WORK BEINGCONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALLBE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTIONOR APPROVED BY CONTRACTOR OR ARCHITECT ARE TO BE CONSIDERED EXPLANATORY AND NOT AS CHANGES TO DRAWINGS AND SPECIFICATIONS. NOTES, FIGURES AND DETAILS ON SAID DRAWINGS SHALL BE FOLLOWED AND EXECUTED AS IF PART OF THESE DOCUMENTS. DRAWINGS ARE NOT TO BE SCALED UNLESS PERMITTED BY THE ARCHITECT. DIMENSIONS SHALL GOVERN. ALL EXTERIOR DIMENSIONS ARE BASED ON NOMINAL SIZES OF MEMBERS AND ARE GIVEN TO THE OUTER FACE OF SUCH MEMBERS, UNLESS OTHERWISE NOTED ON DRAWINGS. INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE UNLESS OTHERWISE NOTED ON DRAWINGS. WHERE DIMENSION IS LABELED "CLEAR" IT IS TAKEN FROM THE FACE OF FINISHTO FACE OF FINISH OF EACH MATERIAL. PLUS OR MINUS (+/-) DIMENSIONS SHALL NOT VARY BY MORE THAN 2" WITHOUT APPROVAL BY ARCHITECT. WALL ANGLES ARE EITHER 90° OR 45° UNLESS NOTED OTHERWISE.16. SUBMITTALS, MEETING NOTES, BULLETINS, AND MEMOS: SUBMITTALS WILL BE REVIEWED BY THE ARCHITECT, IF AT ALL, ONLY PURSUANT TO THE INDUSTRY-STANDARD PROTOCOL SET FORTH IN AIA DOCUMENT A201-2017; AND IN NO EVENT WILL THE SUBMITTAL REVIEW PROCESS RELIEVE OR LESSEN THE SUBMITTING CONTRACTOR'S RESPONSIBILITY FOR AN INAPPROPRIATE SUBMITTAL. ARCHITECT, FROM TIME TO TIME, WILL ISSUE CONSTRUCTION NOTES OR MEMOS REGARDING CONSTRUCTION ISSUES THAT HAVE ARISEN SINCE THE DRAWINGS AND SPECIFICATIONS WERE COMPLETED. CONTRACTOR SHALL REVIEW THESE WRITTEN DOCUMENTS AND INCORPORATE THEM INTO THE PROJECT. ANY QUESTIONS OR OBJECTIONS AS TO THE INTENT OF THE WRITTEN DOCUMENT ITEMS WILL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR DISCUSSION AND OR CLARIFICATION. ANY ITEM THATRESULTS IN A CHANGE TO THE COST OR TIMING OF THE PROJECT SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE OWNER & ARCHITECT PRIOR TO EXECUTING. CONTRACTOR SHALL SUBMIT FABRICATION SHOP DRAWINGS TO THE ARCHITECT FOR APPROVAL PRIOR TO ORDERING AND/OR FABRICATION. CONTRACTOR SHALL SUBMIT MANUFACTURER'S CUTS FOR ALL FIXTURES AND EQUIPMENT CALLED FOR ON THE CONSTRUCTION DOCUMENTS TO ARCHITECT INCLUDING BUT NOT LIMITED TO LIGHT FIXTURES, HARDWARE, PLUMBING FIXTURES, KITCHEN EQUIPMENT, ETC. BY SUBMITTING SHOP DRAWINGS AND PRODUCT DATA, THE CONTRACTOR REPRESENTS THAT HE/SHE HAS VERIFIED FIELD CONDITIONS, DIMENSIONS AND RELATED CONSTRUCTION AND HAS COORDINATED THE SUBMISSION CONSTRUCTION WITH THE REQUIREMENTS OF ALL OTHER RELATED WORK IN THE CONSTRUCTION DOCUMENTS. ALL SHOP DRAWINGS AND CUTS MARKED "REVIEWED" BY ARCHITECT, ARE FOR VERIFICATION OF ADHERENCE TO THE DESIGN INTENT ONLY. THE CONTRACTOR SHALL ASSUME RESPONSIBILITY FOR ALL MEANS AND METHODS AND ERRORS AND OMISSIONS ON THEIR DRAWINGS. CONTRACTOR TO SUBMIT A COMPLETE SHOP DRAWINGS AND OR SUBMITTAL FOR APPROVAL BEFORE COMMENCING FABRICATION AND/OR INSTALLATION OF ALL APPLICABLE ITEMS. ALL SHOP DRAWINGS DIMENSIONS SHALL BE FIELD VERIFIED, REVIEWED AND APPROVED BY CONTRACTOR BEFORE SUBMITTAL. SHOP DRAWINGS WHICH ARE INCOMPLETE OR LACKING SUFFICIENT INFORMATION WILL BE RETURNED WITHOUT REVIEW. SUBMIT SAMPLES FOR INITIAL SELECTION PURPOSES OF ACTUAL VENEERS SHOWING A FULL RANGE OR GRAIN VARIATION, FINISH AND PATTERNS PROPOSED. SUBMIT SAMPLES AS REQUIRED UNTIL APPROVED BY ARCHITECT. SAMPLES SHALL BE 12" X 12" MIN., ONE UNIT OF EACH TYPE AND FINISH.17. ERRORS AND OMISSIONS: ERRORS OR OMISSIONS WHICH APPEAR ON THE DRAWINGS, IN SPECIFICATIONS OR OTHER CONTRACT DOCUMENTS SHALL BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT BY THE CONTRACTOR AND TO THE CONTRACTOR BY THE SUB-CONTRACTOR IN WRITING. IN EVENT OF FAILURE OF SUB-CONTRACTOR TO GIVE SUCH WRITTEN NOTIFICATION BEFORE CONSTRUCTION OR FABRICATIONS OF THE WORK, HE WILL BE HELD RESPONSIBLE FORTHE RESULTS OF ANY SUCH ERRORS OR OMISSIONS AND THE COSTS OF RECTIFYING SAME. HOWEVER, DRAWINGS AND SPECIFICATIONS ARE COMPLEMENTARY AND WORK CALLED FOR ON ONE AND NOT THE OTHER SHALL BE PROVIDED AS THOUGH FULLY SET FORTH IN BOTH.18. BARRICADES: CONTRACTOR SHALL ERECT AND PROPERLY MAINTAIN AT ALL TIMES AS REQUIRED BY CONDITIONS AND PROGRESS OF THE WORK, ALL NECESSARY PROTECTIVE BARRICADES, FENCES AND OTHER SAFEGUARDS FOR THE PROTECTION OF THE WORKERS AND THE PUBLIC. THESE BARRICADES SHALL BE CONSTRUCTED AND BE LOCATED AS SHALL BE DETERMINED BY LOCAL AUTHORITIES AND CODES.19. TEMPORARY BRACING: AT ALL TIMES DURING CONSTRUCTION ACTIVITIES OR ERECTION OF PROJECT OR ITS COMPONENT PARTS, PRIOR TO COMPLETION OF THE STRUCTURAL FRAME OR REPLACEMENT AND PERMANENT CONNECTION OF COMPONENT MEMBERS TO THE STRUCTURAL FRAME, SUB-CONTRACTORS SHALL PROVIDE, INSTALL AND MAINTAIN PROPERLY DESIGNED AND CONSTRUCTED TEMPORARY BRACING OF ADEQUATE STRENGTH TO PREVENT DISLOCATION, DISTORTION, CRACKING, FALLING OFF, OR ANY OTHER DAMAGE TO WORK OR ANY OF ITS COMPONENT PARTS DUE TO FORESEEABLE NORMAL AS WELL AS NOT FORESEEABLE EXCESSIVE WIND AND EARTHQUAKE FORCES WITHOUT ADDITIONAL COST TO OWNER. CONTRACTOR AND HIS SUBCONTRACTORS SHALL, AT THEIR EXPENSE, REPLACE OR REPAIR, AS DIRECTED, DAMAGED PORTIONS OF THEIR WORK OR COMPONENT PARTS.20. TOXIC SUBSTANCES REMOVAL: PRIOR TO ANY WORK BEING PERFORMED, WHENEVER THERE ARE EXISTING STRUCTURES TO BE REMOVED OR ALTERED, CONTRACTOR SHALL BE RESPONSIBLE FOR THE LOCATION AND REMOVAL OF ANY TOXIC MATERIALS OR SUBSTANCES AS REQUIRED BY THE STATE OF COLORADO INCLUDING BUT NOT LIMITED TO ASBESTOS, LEAD PAINTS, MOLD, ETC. REMOVAL AND DISPOSAL SHALL FOLLOW STATE MANDATED METHODS, PROCEDURES, DOCUMENTATION AND APPLICATION REQUIREMENTS.21. NO CHANGES ARE TO BE MADE ON THESE PLANS WITHOUT THE KNOWLEDGE OR CONSENT OF THE ARCHITECT/ ENGINEER WHOSE SIGNATURE APPEARS HERON.22. NO FRAMING OF ANY TYPE TO BE CONCEALED PRIOR TO INSPECTION BY GOVERNING AGENCIES.23. REFERENCES TO ANY DETAIL OR DRAWINGS IS FOR CONVENIENCE ONLY AND DOES NOT LIMIT THE APPLICATION OF SUCH DETAIL OR DRAWINGS.24. USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS25. MAINTENANCE INFORMATION: THE BUILDER SHALL PROVIDE TO THE BUILDING OWNER AT OCCUPANCY MAINTENANCE INFORMATION FOR ALL FEATURES, MATERIALS, COMPONENTS, AND MANUFACTURED INFORMATION FOR ALL FEATURES, MATERIALS, AND COMPONENTS AND MANUFACTURED DEVICES THAT REQUIRE ROUTINE MAINTENANCE FOR EFFICIENT OPERATION. REQUIRED ROUTINE MAINTENANCE ACTIONS SHALL BE CLEARLY STATED AND INCORPORATED ON A READILY ACCESSIBLE LABEL. THE LABEL MAY BE LIMITED TO IDENTIFYING, BY TITLE AND/OR PUBLICATION NUMBER, THE OPERATION AND MAINTENANCE MANUAL FOR THAT PARTICULAR MODEL AND TYPE OF FEATURE, MATERIAL, COMPONENT, OR MANUFACTURED DEVICE. 26. GENERAL CONTRACTOR, CONTRACTORS, SUB-CONTRACTORS AND BUILDERS TO COORDINATE ALL ENGINEERING AND MECHANICAL DRAWINGS WITH ARCHITECTURAL DRAWINGS BEFORE PROCEEDING WITH WORK. IF DISCREPANCIES ARE APPARENTLY OBSERVED OR INFORMATION APPARENTLY IS THOUGHTTO BE MISSING, NOTIFY ARCHITECT WITHIN 24 HOURS WITH SKETCH, DRAWING, PDF, PHOTOCOPIES WITH LEGIBLE HANDWRITTEN NOTES AND/OR WRITING (FAX, EMAIL OR CORRESPONDENCE). IF CONFLICT WITH EXISTING CONDITIONS, PROVIDE DOCUMENTATION (PHOTOS, SKETCHES, DWGS) OF EXISTINGCONDITIONS AND SUGGEST PROPOSAL(S) FOR SOLUTION (SKETCH, DRAWING, AND/OR WRITING). IN CASE OF ANY DISCREPANCIES, THE ARCHITECT IS THE SOLE INTERPRETER OF THE CONTRACT DOCUMENTS. 27. CONTRACTOR SHALL NOTIFY ARCHITECT FOR CLARIFICATION PRIOR TO BIDDING OF ANY DISCREPANCIES BETWEEN ARCHITECTURAL, MECHANICAL AND ELECTRICAL DRAWINGS. BID SHALL BE BASED ON THE MOST STRINGENT REQUIREMENT.28. CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY UNEXPECTED OR UNKNOWN FIELD CONDITIONS, ERRORS, OMISSIONS, OR DISCREPANCIES IN THE DRAWINGS, PROJECT MANUAL, OR CONTRACT DOCUMENTS PRIOR TO PROCEEDING WITH THE WORK OR SHOP FABRICATIONS.29. CONTRACTOR SHALL PREPARE AND MAINTAIN ALL CONSTRUCTION, AND SURROUNDING AREAS, FREE OF DEBRIS OR HAZARDOUS MATERIALS AT ALL TIMES. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS TO PREVENT DUST FROM RISING.30. CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR AND/OR THE REPLACEMENT OF ANY ITEMS DAMAGED DURING CONSTRUCTION OR CLEAN-UP. ANY DAMAGE TO EXISTING STRUCTURES DURING THE CONSTRUCTION OR THE NEW WORK SHALL BE REPAIRED TO EQUIVALENT OR BETTER THANORIGINAL CONDITION AT CONTRACTOR'S EXPENSE.31. ALL OSHA REGULATIONS FOR CONSTRUCTION AREAS SHALL BE STRICTLY FOLLOWED. CONTRACTOR SHALL PROVIDE PROPER SAFEGUARDS DURING ALL PHASES OF CONSTRUCTION.32. CONTRACTOR TO REMOVE, RELOCATE OR RE-ROUTE, AS NECESSARY, ELECTRICAL, TELEPHONE, WATER, SEWER, GAS OR ANY OTHER UTILITY LINES ENCOUNTERED AND SHALL COORDINATE THIS WORK WILL ALL LOCAL UTILITY COMPANIES.33. CONTRACTOR SHALL PROVIDE TEMPORARY WEATHER PROTECTION FOR PORTIONS OF THE WORK THAT BECOME EXPOSED TO WEATHER AND SHALL BE RESPONSIBLE FOR DAMAGE CAUSED BY INSUFFICIENT PROTECTION.34. CONTRACTOR TO OBTAIN WRITTEN APPROVAL FROM OWNER AND ARCHITECT PRIOR TO ANY CHANGES OR DEVIATION FROM CONTRACT DOCUMENTS.35. CONTRACTOR SHALL SUBMIT IN WRITING ALL PROPOSALS FOR ADDITIONAL WORK TO THE OWNER FOR REVIEW AND APPROVAL. NO WORK IS TO PROCEED UNTIL AN AUTHORIZATION TO PROCEED; SIGNED BY THE ARCHITECT & OWNER'S REPRESENTATIVE IS RETURNED TO THE GENERAL CONTRACTOR.36. CONTRACTOR SHALL BE AWARE THAT SPECIFIC FIRE-RATED SEPARATION WITHIN THE BUILDING'S CONSTRUCTION IS REQUIRED BY CODE. THE USE OF SPECIFIC MATERIALS AND COMBINATION OF MATERIALS WITHIN FIRE RATED ASSEMBLIES, AS CALLED FOR ON THE DRAWINGS AND SPECIFICATIONS, ARE FOR THE PURPOSE OF ACHIEVING THOSE REQUIRED FIRE SEPARATIONS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO VERIFY THAT ANY CHANGE IN MATERIAL THAT IS REQUESTED BY OR MADE BY THE CONTRACTOR AND/OR ITS SUBCONTRACTORS, FROM THOSE MATERIALS DRAWN OR SPECIFIED,DOES NOT IN ANY WAY AFFECT OR LESSEN THE REQUIRED CONSTRUCTION ASSEMBLY INTEGRITY. SPECIFIC SEQUENCES OR METHODS OF ACHIEVING FIRE RATEDASSEMBLIES REQUIRED BY A "U.L. NO." LISTING SHALL BE FOLLOWED WITHOUT DEVIATION, UNLESS OTHERWISE NOTED OR DETAILED. 69. CONTRACTOR TO FURNISH AND INSTALL ALL BLOCKING REQUIRED FOR WALL MOUNTED OR BRACED FIXTURES, MILLWORK, SHELVES, TOILET FIXTURES, AND ACCESSORIES OR 'BY OTHER' ITEMS DESCRIBED IN INTERIOR DESIGN AND ARCHITECTURAL DRAWINGS. BLOCKING SHALL BE CONSTRUCTED TO SUPPORT THE IMPOSED LOAD.37. ALL MANUFACTURED ARTICLES, MATERIALS AND EQUIPMENT SHALL BE SUPPLIED, INSTALLED, CONNECTED, ERECTED, USED, CLEANED AND CONDITIONED AS DIRECTED BY THE MANUFACTURERS AND REQUIRED BY CODE.38. PRIOR TO CONSTRUCTION, CONTRACTOR TO VERIFY/COORDINATE UTILITY REQUIREMENTS FOR ALL OWNER/VENDOR FURNISHED EQUIPMENT, FIXTURES OR APPLIANCES.39. CONTRACTOR SHALL PROVIDE ALL NECESSARY FASTENERS, SUPPORTS, SHIMMING, FLASH PATCHING, ETC. FOR THE PROPER INSTALLATION OF SUCH ITEMS AS DIRECTED BY THE MANUFACTURERS.40. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR SHALL GIVE TO THE OWNER A COMPLETE SET OF AS-BUILT CIVIL, LANDSCAPE, ARCHITECTURAL, MECHANICAL, PLUMBING, ELECTRICAL AND FIRE PROTECTION DRAWINGS ALONG WITH THE WRITTEN GUARANTIES, OPERATION AND MAINTENANCE MANUALS OF ALL EQUIPMENT AND FINISHES INSTALLED. THE CONTRACTOR SHALL MAINTAIN A CURRENT SET OF AS-BUILT DRAWINGS AND SPECIFICATIONS. INFORMATION SHALL BE RECORDED BY CONTRACTOR AS CONSTRUCTION PROGRESSES AND REVIEWED FOR COMPLETENESS AT EACH REQUISITION REQUEST.41. CONTRACTOR IS RESPONSIBLE TO THOROUGHLY VACUUM CLEAN ALL CARPETED AREAS, CLEAN ALL FLOORING, MILLWORK, LIGHT FIXTURES, GLASS, ETC. AND UNCOVER AND VACUUM OUT ALL MECHANICAL UNITES AFTER THE WORK IS COMPLETED AND MAINTAIN CLEAN CONDITIONS THROUGHTHE TENANT'S MOVE-IN. WATERPROOFING AND DAMPPROOFING NOTES:R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFINGEXCEPT WHERE REQUIRED BY SECTION R406.2 TO BE WATERPROOFED, FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE DAMPPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THE BASEMENT FLOOR, TO THE FINISHED GRADE.MASONRY WALLS SHALL HAVE NOT LESS THAN 3/8-INCH (9.5 MM) PORTLAND CEMENT PARGING APPLIED TO THE EXTERIOR OF THE WALL. THE PARGING SHALL BE DAMPPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING:1. BITUMINOUS COATING.2. THREE POUNDS PER SQUARE YARD (1.63 KG/M2) OF ACRYLIC MODIFIED CEMENT.3. ONE-EIGHTH-INCH (3.2 MM) COAT OF SURFACE-BONDING CEMENT COMPLYING WITH ASTM C887.4. ANY MATERIAL PERMITTED FOR WATERPROOFING IN SECTION R406.2.5. OTHER APPROVED METHODS OR MATERIALS.EXCEPTION:PARGING OF UNIT MASONRY WALLS IS NOT REQUIRED WHERE A MATERIAL IS APPROVED FOR DIRECT APPLICATION TO THE MASONRY.CONCRETE WALLS SHALL BE DAMPPROOFED BY APPLYING ANY ONE OF THE LISTED DAMPPROOFING MATERIALS OR ANY ONE OF THE WATERPROOFING MATERIALS LISTED IN SECTION R406.2 TO THE EXTERIOR OF THE WALL.R406.2 CONCRETE AND MASONRY FOUNDATION WATERPROOFINGIN AREAS WHERE A HIGH WATER TABLE OR OTHER SEVERE SOIL-WATER CONDITIONS ARE KNOWN TO EXIST, EXTERIOR FOUNDATION WALLS THAT RETAIN EARTH AND ENCLOSE INTERIOR SPACES AND FLOORS BELOW GRADE SHALL BE WATERPROOFED FROM THE HIGHER OF (A) THE TOP OF THE FOOTING OR (B) 6 INCHES (152 MM) BELOW THE TOP OF THEBASEMENT FLOOR, TO THE FINISHED GRADE. WALLS SHALL BE WATERPROOFED IN ACCORDANCE WITH ONE OF THE FOLLOWING:1. TWO-PLY HOT-MOPPED FELTS.2. FIFTY-FIVE-POUND (25 KG) ROLL ROOFING.3. SIX-MIL (0.15 MM) POLYVINYL CHLORIDE.4. SIX-MIL (0.15 MM) POLYETHYLENE.5. FORTY-MIL (1 MM) POLYMER-MODIFIED ASPHALT.6. SIXTY-MIL (1.5 MM) FLEXIBLE POLYMER CEMENT.7. ONE-EIGHTH-INCH (3 MM) CEMENT-BASED, FIBER-REINFORCED, WATERPROOF COATING.8. SIXTY-MIL (1.5 MM) SOLVENT-FREE LIQUID-APPLIED SYNTHETIC RUBBER.ALL JOINTS IN MEMBRANE WATERPROOFING SHALL BE LAPPED AND SEALED WITH AN ADHESIVE COMPATIBLE WITH THE MEMBRANE.EXCEPTION: ORGANIC-SOLVENT-BASED PRODUCTS SUCH AS HYDROCARBONS, CHLORINATED HYDROCARBONS, KETONES AND ESTERS SHALL NOT BE USED FOR ICF WALLS WITH EXPANDED POLYSTYRENE FORM MATERIAL. USE OF PLASTIC ROOFING CEMENTS, ACRYLIC COATINGS, LATEX COATINGS, MORTARS AND PARGINGS TO SEAL ICF WALLS IS PERMITTED. COLD-SETTING ASPHALT OR HOT ASPHALT SHALL CONFORM TO TYPE C OF ASTM D449. HOT ASPHALT SHALL BE APPLIED AT A TEMPERATURE OF LESS THAN 200°F (93°C).DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODDOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. DUCTS PENETRATION:DUCTS IN THE GARAGE AND DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO. 26 GAGE (0.48 MM) SHEET STEEL OR OTHER APPROVED MATERIAL AND SHALL NOT HAVE OPENINGS INTO THE GARAGE (R302.5.2)STAIRWAY ILLUMINATION:1.INTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE TO ILLUMINATE THE LANDINGS AND TREADS. THE LIGHT SOURCE SHALL BE CAPABLE OF ILLUMINATING TREADS AND LANDINGS TO LEVELS OF NOT LESS THAN 1 FOOT-CANDLE (11 LUX) AS MEASURED AT THE CENTER OF TREADS AND LANDINGS. THERE SHALL BE A WALL SWITCH AT EACH FLOOR LEVEL TO CONTROLTHE LIGHT SOURCE WHERE THE STAIRWAY HAS SIX OR MORE RISERS. (R303.7) EXCEPTION:A SWITCH IS NOT REQUIRED WHERE REMOTE, CENTRAL OR AUTOMATIC CONTROL OF LIGHTING IS PROVIDED.2.EXTERIOR STAIRWAYS SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE TOP LANDING OF THE STAIRWAY. EXTERIOR STAIRWAYS PROVIDING ACCESS TO A BASEMENT FROM THE OUTDOOR GRADE LEVEL SHALL BE PROVIDED WITH AN ARTIFICIAL LIGHT SOURCE LOCATED AT THE BOTTOM LANDING OF THE STAIRWAY. (R303.8)GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHERVEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)PLUMBING:1. ALL FIXTURES AND FITTINGS SHALL COMPLY WITH THE MAX FLOW RATE SET BY SET BY EPA AND INTERNATIONAL PLUMBING CODES. G.C. TO VERIFY PRIOR TO PURCHASE AND INSTALL OF ANY FIXTURE AND FITTING2. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE1016/ASME A112.1016/CSA B125.16 @ SHOWERS & TUBS. (IPC 412.3)3. MAX. TEMP. OF 110° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE1070/ASME A112.1070/CSA B125.70 @ BIDETS. (IPC 408.3)4. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (IRC P2702)5. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 1,024 SQ. INCHES (7.1 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (IRC 92708 & IPC 421)6. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (IRC P2801)7. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. (IRC P92801.8)MATERIALS & FINISHES:1. WALLS COVERINGS AND FLOOR OF SHOWERS AND BATHTUBS WITH A SHOWER HEAD SHALL BE OF CEMENT PLASTER, TILE, OR APPROVED EQUAL NONABSORBENT SURFACE, TO A HEIGHT OF NOT LESS THAN 72-INCHES ABOVE THE FLOOR. PROVIDE CEMENT BOARD, CEMENT PLASTER BACKING, OR TILE BACKBOARD FOR TILE FINISH. (IRC R307.2)2. INSTALL MIN. 5/8" TYPE 'X' MOISTURE & MOLD RESISTANT GYPSUM WALL BOARD IN ALL BATHROOMS AND KITCHENS.FIREPLACES: 1. FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1) 2. DECORATIVE SHROUDS SHALL NOT BE INSTALLED AT THE TERMINATION OF FACTORY-BUILT CHIMNEYS EXCEPT WHERE SUCH SHROUDS ARE LISTED AND LABELED FOR USE WITH THE SPECIFIC FACTORY-BUILT CHIMNEY SYSTEM AND ARE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1005.2 & IMC 805.7)3. HORIZONTAL OPENINGS ARE NOT ALLOWED, FOR EXHAUST VENTS, IN WALLS CLOSER THAN 3 FEET TO A PROPERTY LINE. (TABLES R302.1(1)&(2)). HORIZONTAL VENT CAPS SHALL BE 2 FEET CLEAR FROM PROPERTY LINES. 4. EXHAUST OPENINGS SHALL NOT BE DIRECTED ONTO WALKWAYS. (R303.5.2) 5. SOLID FUEL BURNING FIREPLACES (IF PERMISSIBLE): A. PROVIDE A PERMANENTLY ANCHORED GASEOUS FUEL BURNING PAN TO THE FIREBOX OF A SOLID FUEL BURNING FIREPLACE. B. SOLID FUEL BURNING FIREPLACE MUST COMPLY WITH THE CALIFORNIA ENERGY STANDARDS MANDATORY MEASURES. C. CHIMNEY SHALL EXTEND AT LEAST 2 FT. HIGHER THAN ANY PORTION OF THE BUILDING WITHIN 10 FT., BUT SHALL NOT BE LESS THAN 3 FT. ABOVE THE HIGHEST POINT WHERE THE CHIMNEY PASSES THROUGH THE ROOF. (CRC R1003.9) D. LIQUID FUELED FIREPLACES ARE NOT ALLOWED FOR INTERIOR USE. POOL:1. PROVIDE AN ALARM FOR DOORS AND WINDOWS WITH SILL HEIGHTS LESS THAN 60-INCHES ABV.F.F. OF THE DWELLING THAT FORMS A PART OF THE POOL ENCLOSURE. THE ALARM SHALL BE LISTED AS A WATER HAZARD ENTRANCE ALARM IN ACCORDANCE WITH UL 2017. THE DEACTIVATION SWITCH SHALL BE AT LEAST 60" ABOVE THE FLOOR IF THE RESIDENCE IS NOT REQUIRED TO BE ACCESSIBLE. (CBC 3109 & ISPSC 305.4)2. SUCTION ENTRAPMENT AVOIDANCE FOR POOL AND SPA SHALL BE PROVIDED IN ACCORDANCE WITH APSP-7 PER ISPSC SECTION 310. 3. PROVIDE POWER SAFETY COVER IN COMPLIANCE WITH ASTM F1346 FOR POOL & SPA (ISPSC 305).4. POOL ENCLOSURE FENCE SHALL BE 60-INCHES MIN. ABV. FS/NG MEASURED ON THE SIDE THAT FACES AWAY FROM SWIMMING POOL W/. MAX VERTICAL CLEARANCE OF 2-INCHES BETWEEN FS/NG AND BOTTOM OF THE FENCE/BARRIER MEASURED ON THE SIDE OF FENCE THAT FACES AWAY FROM SWIMMING POOL. OPENING, GAP, AND VOID IN ENCLOSURE FENCE OR GATE SHALL NOT ALLOW THE PASSAGE OF 4-INCHES DIAMETER SPHERE OR LARGER. OUTSIDE SURFACE (FACING AWAY FROM SWIMMING POOL) OF THE POOL ENCLOSURE INCLUDING THE GATE TO BE FREE OF PROTRUSIONS, CAVITIES, OR OTHER PHYSICAL CHARACTERISTICS THAT WOULD SERVE AS HANDHOLDS OR FOOTHOLDS WHICH COULD ENABLE A CHILD FIVE YEARS OLD OR YOUNGER TO CLIMB OVER. (ISPSC 305)WOOD OR WOODBASED PRODUCTS NOTE:WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLABBY AN IMPERVIOUS MOISTURE BARRIER.4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.WASHER & DRYER NOTE:AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) AND DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. DRYER VENT TERMINATION MUST BE AT LEAST 3-FEET FROM PROPERTY LINE (NOT TO DISCHARGE ONTO A PUBLIC WALKWAY). (IMC 504.1.1) IF DRYER LOCATED IN A CLOSET PROVIDE A MIN. 100 SQ.IN. OPENING IN THE CLOSET DOOR. (IMC 504.7) *HERS VERIFICATION REQUIRED-REFERENCE T-24.1 &AND .ANGLE@ AT C.L. CENTERLINE∅DIAMETER, ROUND .PERPENDICULAR# POUND OR NUMBER A.B.ANCHOR BOLTABV. ABOVE A/C.AIR CONDITIONINGA.C.ASPHALT CONCRETEACOUSACOUSTICALA.D.AREA DRAINADH. ADHESIVEADJ. ADJUSTABLE, ADJACENT AL.ALUMINUMALT.ALTERNATEANOD.ANODIZEDA.P.ACCESS PANELAPPX. APPROXIMATEAPPV'D. APPROVEDARCH.ARCHITECTURAL,ARCHITECTASB. ASBESTOSASSY. ASSEMBLYAUTO.AUTOMATICB. BATHROOMBD. BOARDBEL. BELOWBET. BETWEENBIT. BITUMINOUSBLDG.BUILDINGBLK. BLOCK BLK'G.BLOCKINGBM. BEAM B.O.BY OWNER, BY OTHERSBOT. BOTTOM BR. BEDROOMB.W. BACK OF WALL, BOTTOM OF WALL CAB. CABINETC.B.CATCH BASINCEM.CEMENT C.G.CORNER GUARDCHAN.CHANNEL CHG.CHANGEC.I. CAST IRON C.J. CONTROL / CONSTRUCT./CEILING JOINTCLG. CEILING CLKG. CAULKINGCLR. CLEAR, CLEARANCE CNTR.COUNTERCONC.CONCRETE COND.CONDITIONCONST. CONSTRUCT, CONSTRUCTION CORR.CORRIDOR, CORROSIVECTSK. COUNTER SINK, COUNTERSUNK CTR. CENTERDBL. DOUBLE DECO.DECORATIVEDEPT. DEPARTMENT DET. DETAILD.F.DRINKING FOUNTAIN, DOUGLAS FIRDIA.DIAMETERDIAG. DIAGONAL DIM. DIMENSIONDN. DOWN DR. DOORD.S.DOWNSPOUT D.S.P. DRY STANDPIPEDWG. DRAWING(S)E. EXISTING, EAST, ENTRY, EACHE.J. EXPANSION JOINTELEC. ELECTRIC, ELECTRICAL ELEV. ELEVATOREMER.EMERGENCY ENCL. ENCLOSED, ENCLOSUREE.P.ELECTRICAL PANEL, END POINTEQ. EQUALEQV. EQUIVALENT EQUIP.EQUIPMENTE.W. EACH WAY EXH. EXHAUSTEXPO.EXPOSED EXT. EXTERIORE.G.EXISTING GRADEF.FIXED F.A. FIRE ALARMFAC. FACTORY F.C.O. FLOOR CLEAN OUTF.D.FLOOR DRAIN FDN. FOUNDATIONF.E. FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER CABINETF.G.FINISH GRADE FIXT.FIXTUREF.J. FLOOR JOIST F.L. FLOW LINEFLASH. FLASHING FLR. FLOORFLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE/CURBF.O.F. FACE OF FINISH F.O.S. FACE OF STUD / STRUCTURE / SHEATHINGF.O.M.FACE OF MASONRY FP. FIREPLACE F.S. FLOOR SINK, FINISH SURFACEFT.FOOT, FEET FTG. FOOTINGFURR.FURRING FUT. FUTUREF.V. FIELD VERIFYGA. GAUGE GALV. GALVANIZEDG.B.GRAB BAR, GRADE BEAM G.C.GENERAL CONTRACTORGEN.GENERAL G.F.I.GROUND FAULT INTERRUPTG.I. GALVANIZED IRON G.L.B. GLU-LAM BEAMGND.GROUND GR. GRADEGYP. GYPSUM G.P.GRADE PLANEIBCINTERNATIONAL BUILDING CODEIRCINTERNATIONAL RESIDENTIAL CODEH./HT. HIGH, HEIGHT H.B.HOSE BIBBH.C.HOLLOW CORE HD. HARD, HEADHDR.HEADER HDWD.HARDWOODHDWR.HARDWARE H.M. HOLLOW METALHORIZ. HORIZONTAL HR. HOURHVAC HEATING VENTILATING AIR CONDITIONINGI.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION IN.INCH INSUL.INSULATION INT.INTERIOR INV.INVERT/INVERTEDJAN. JANITOR JT.JOINTJST.JOISTKIT. KITCHENL.LOW, LINEN L.A. LANDSCAPED AREALAB. LABORATORY LAM. LAMINATEDLAV. LAVATORY LBS. POUNDSLFA.LOAD FROM ABOVE L.H. LEFT HANDLKR. LOCKER LT.LIGHTLUM. LUMINOUS, LUMENSMAINT. MAINTENANCE MAS.MASONRYMAT. MATERIAL MAX.MAXIMUMM.B.METAL BOLT M.C. MEDICINE CABINETMECH.MECHANICAL MEMB.MEMBRANEMTL. METAL MFGR.MANUFACTURERM.H. MANHOLE MIN. MINIMUMMIR. MIRROR MISC. MISCELLANEOUSM.O. MASONRY OPENING MT. MOUNTEDMUL. MULLIONN. NEW, NORTH NAT. NATURALN.I.C.NOT IN CONTRACT, CONTACTN.G.NATURAL GRADENO. NUMBER NOM.NOMINALN.T.S. NOT TO SCALEO/.OVER O.A.OVERALLOBS. OBSCURE O.C.ON CENTERO.D.OUTSIDE DIAMETER, DIMENSION O.F.D. OVERFLOW DRAINOFF. OFFICE OPNG.OPENINGOPP. OPPOSITE PERIM. PERIMETER PL.PROPERTY LINE, PLATEP.LAM. PLASTIC LAMINATE PLAS. PLASTERPLUMB. PLUMBING PLYWD. PLYWOODPNT. PAINT(ED) P.O.C. POINT OF CONTACT, CONNECTIONPR. PAIR PROJ. PROJECTIONPSL. PARALLEL STRAND LAMINATEPT. POINTR.A.RETURN AIR RAD. RADIUSR.D.ROOF DRAIN R.D.L. ROOF DRAIN LEADERRECPT. RECEPTACLE RECT. RECTANGLE, RECTANGULARREF. REFERENCE REFR.REFRIGERATORREG.REGULAR, REGISTER REINF. REINFORCE(D), REINFORCEMENTREQ'D. REQUIRED RESIL.RESILIENTRET. RETAIN(ING), RETURN RM. ROOMR.O.ROUGH OPENING R.R.ROOF RAFTER RWD. REDWOODS. SOUTH S.A.SUPPLY AIRS.C.SOLID CORE S.C.D. SEAT COVER DISPENSERSCHED. SCHEDULE S.D.SUBDRAIN, SOAP DISPENSERSEC. SECTION SEL. SELECT(ED)SH. SHELF SHT. SHEETSHT'G.SHEATHING SIM.SIMILARSIMP. SIMPSON S.J. SOFFIT JOISTS.S.STAINLESS STEEL S.SK.SERVICE SINKSTA. STATION STD. STANDARDSTL.STEEL STOR.STORAGESTRUCT. STRUCTURE, STRUCTURALSUSP. SUSPEND(ED)SYM.SYMMETRICAL SYS. SYSTEMT.TREAD, TRASH T.C.TOP OF CURBT.CL. TIME CLOCK TEL.TELEPHONETEMP.TEMPERED TER. TERRAZZOT & GTONGUE & GROOVE THK. THICK, THICKNESST.P. TOP OF PAVING T.PL. TOP OF PLATET.O.S. TOP OF STRUCTURE, SHEATHING, SLABTRANS. TRANSFORMERT.S. TOP OF STEP T.W.TOP OF WALLTYP. TYPICALU. UNDER U.B.C. UNIFORMBUILDING CODEU.G.UNDERGROUND U.L. UNDERWRITER'S LABORATORYUNF. UNFINISHED U.N.O.UNLESS NOTED OTHERWISEUR. URINALV./VERT. VERTICAL VENT. VENTILATION, VENTILATINGVER. VERIFY V.T.R. VENT THROUGH ROOFW. WEST, WIDTH, WASHER W/.WITHWD.WOOD W.H. WATER HEATER W.C.WATER CLOSET W.I. WROUGHT IRONWP.WATERPROOF(ING) W.W.M. WELDED WIRE MESHDATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22ARCHITECTURALGENERAL NOTESKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611T-1.1TBDRYAN McDANIEL, AIANO. REVISION DATEABBREVIATIONS3GENERAL NOTES2CONTRACT DOCUMENT NOTES1106 ZONING ALLOWANCE & PROJECT SUMMARY233 W. BLEEKER ST. PROPOSED DEVELOPMENTSINGLE FAMILY & CARRIAGE HOUSE |HISTORICAL RENOVATION AND ADDITIONPARCEL #273512440001ZONE DISTRICTR-6SETBACKSEXISTINGALLOWED (PRINCIPAL)ALLOWED (ACCESSORY)PROPOSED (PRINCIPAL)PROPOSED (CARRAIGE HOUSE)REFERENCEFRONT15 FT 10 FT 15 FT15 FT15 FT26.710.040REAR0 FT (E.) HISTORIC CONDITION10 FT5 FT10 FT0 FT26.710.040COMBINED FRONT/REARN/AN/AN/AN/AN/A26.710.040SIDE (EAST)10 FT10 FT10 FT10 FT43 FT 9 1/8 IN 26.710.040SIDE (WEST)8 FT 2 3/8 IN (E.) HISTORIC CONDITION 10 FT10 FT8 FT 2 3/8 IN 8 FT 2 3/8 IN 26.710.040COMBINED SIDEN/AN/AN/AN/AN/A26.710.040DISTANCE BETWEEN BUILDINGS0 FT10 FT10 FT10 FT10 FT26.710.040CORNER LOTYES26.710.040SUPPLEMENTAL BREAKDOWN INFOEXISTINGREQUIREDPROPOSEDREFERENCENET LEASABLE/COMM SQ FT0NOT REQ'D FOR R-6N/A26.575.020.I.OPEN SPACE %0NOT REQ'D FOR R-6N/A26.710.040SITE COVERAGE40%40%38.41%26.710.040ON-SITE PARKING03326.515.040SITE COVERAGEEXISTINGPROPOSEDREFERENCEGROSS LOT AREA (SQ FT)9,0009,000A-0.1AREA OF BUILDING FOOTPRINT (SQFT)3,6093,457A-0.1SITE COVERAGE %40%38.41%26.710.040TRANSFEREABLE DEVELPOMENT RIGHT (TDR)RECEIVED TDR CERTIFICATENOSENT TDR CERTIFICATENOTRANSFERRED TDR CERTIFICATENOLAND VALUE SUMMARYACTUAL VALUEREFERENCELAND4,559,000PITKIN COUNTY ASSESSORIMPROVEMENTS3,727,100.00PITKIN COUNTY ASSESSORTOTAL8,286,100PITKIN COUNTY ASSESSORNET LOT AREA233 W. BLEEKER ST.ZONE DISTRICT REQUIREMENTSREFERENCEMIN. GROSS LOT AREA (PER R-6)3,000 SF (HISTORIC LANDMARK PROPERTIES)26.710.040MIN. NET LOT AREA (PER R-6)3,000 SF (HISTORIC LANDMARK PROPERTIES)26.710.040LOT SIZE PER SURVEY9,000 SFREFERENCEREDUCTIONS FOR AREA WITH SLOPES 0%-20% (100% OF PARCEL AREA TO BE INCLUDED IN NET LOT AREA)9,000 SFSURVEY26.575.020-1REDUCTIONS FOR AREA WITH SLOPES 20%-30% (50% OF PARCEL AREA TO BE INCLUDED IN NET LOT AREA)0 SFSURVEY26.575.020-1REDUCTIONS FOR AREA WITH SLOPES GREATER THAN 30% (0% OF PARCEL AREA TO BE INCLUED IN NET LOT AREA)0 SFSURVEY26.575.020-1TOTAL AREA REDUCTIONS9,000 SF - 0 SF - 0 SF = 9,000 SFNET LOT AREA9,000 SFALLOWABLE FLOOR AREA233 W. BLEEKER ST.ALLOWABLE FLOOR AREAREFERENCEPER R-6: FOR NET LOT AREA BETWEEN 9,000 - 15,000: 4,080 SF OF FLOOR AREA + 6 SF OF FLOOR AREA FOR EACH ADDITIONAL 100 SF IN NET LOT AREA UP TO A MAX. 4,440 SF OF FLOOR AREA26.710.040ALLOWABLE FLOOR AREA ADJUSTED PER UNIQUE APPROVALS26.710.040UNIQUE APPROVALSREFERENCEPOTENTIAL FOR 500 SF ADDITIONAL FAR TO BE GRANTED BY HPC26.415.110.FVARIANCESREFERENCEEXEMPTIONSREFERENCEGARAGE EXEMPTIONFIRST 250 SF EXEMPTNEXT 251-500 SF EXEMPT FOR SECOND DWELLING UNIT (CARRIAGE HOUSE)26.575.020.D.7A-0.4DECK EXEMPTION612 SF EXEMPT (ALLOWABLE FLOOR AREA 4,080 SF X 15%)26.575.020.D.4A-0.4FLOOR AREA SUMMARYEXISTING GROSS (SF)EXISTING FLOOR AREA (SF) PROPOSED GROSS (SF)PROPOSED FLOOR AREA (SF) REFERENCEBASEMENT LEVEL763 453666158A-0.3FIRST LEVEL2861286125052505A-0.4GARAGE (LOCATED ON FIRST LEVEL)004940A-0.4SECOND LEVEL1269126914571457A-0.5DECK AREA41005230A-0.4CARRIAGE HOUSE988988458458A-0.6TOTAL6291516391034578A-0.4WEST SIDE YARD SETBACK VARIANCE FOR HISTORIC LANDMARK (PRINCIPAL BUILDING)HPC RESCO 3-2022DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22ZONING SUMMARYKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611T-1.2TBDRYAN McDANIEL, AIANO. REVISION DATE 107 DNDNDNUPUPDIMENSION NOTE:ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS. GENERAL NOTE:SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION DISTANCES). LANDSCAPE NOTES:1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS AND MATERIALS.LIGHTING NOTES:1. ALL OUTDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.S.Y.S.B. (REQUIRED)10' - 0"111123342OFFICEFOYERKITCHENGREAT ROOMHALLWAYSTAIR #2ELEV.MUD ROOM2-CAR GARAGECARRIAGE HOUSEBATH #6W.C.DIRTY KITCHENBATH #7PWDR.SPOOL(UNDER SEP. PERMIT)CLR.20' - 1 7/8"CLR.21' - 10 5/8"W. BLEEKER ST.N. 2ND ST.ALLEYLIGHTWELLLIGHTWELLN 75° 09' 11" W 90.00'S 75° 09' 11" E 90.00'N 14° 50' 49" E 100.00'S 14° 50' 49" W 100.00'7894.83' F.F.7894.83' T.O.S.DRIVEWAYPATIOPOOL DECKPORCHPORCHPORCHBACK PATIOFIREPIT5678EMGMICX88891011121313131414151010101015' - 0 1/2"32' - 0 1/2"25' - 8"11' - 7 3/8"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"11' - 7 3/8"8' - 2 3/8"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"R.Y.S.B.10' - 0"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"CARPORT30' - 6 1/2"37' - 6 1/2"18' - 9 3/8"26' - 9 1/4"44' - 1 3/8"56' - 9 3/4"5' - 0 1/2"S.Y.S.B. (REQUIRED & PROPOSED)10' - 0"11' - 0 1/2"16' - 5 7/8"SPOOL CLR.26' - 6 1/2"POOL COVER DECK5' - 0"SPOOL CLR.7' - 0"FRONT YARD (PER LANDSCAPE DWGS.)16TYP OF 3F.Y.S.B. (EXISTING HISTORIC)15' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"10' - 0"10' SETBACK BETWEEN BUILDINGS10' - 0"S.Y.S.B. (REQUIRED)10' - 0"PARKING SPACE ( MIN. 8'-6" X 18'-0")8' - 6"PARKING SPACE ( MIN. 8'-6" X 18'-0")18' - 0"7894.83' T.W.7894.83' T.W.ADDITIONAL SETBACK20' - 6"SETBACK FROM HISTORIC RESOURCE15' - 6"7894.40'10' SETBACK BETWEEN BUILDINGS10' - 0"53' - 9 5/8"1714532ROOM TAGROOM NAME?110.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGPROPERTY LINE TAG90 00' 00"20.00'NEFIREPIT-AS SELECTED TO BE LISTED AND APPROVED, VERIFY W/. OWNER –PROVIDE POWER AND GAS AS REQUIRED –INSTALL AND MAINTAIN CLEARANCES PER MFGR. AND SECTION 308 OF IFCRECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYA/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION & LISTING AND LABELING (IRC M1307.1)DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22ARCHITECTURALSITE PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.0TBDRYAN McDANIEL, AIAPROJECT NORTHTRUE NORTH1/8" = 1'-0"1ARCHITECTURAL SITE PLANSITE PLAN NOTESAANNOTATION LEGENDBKEYNOTESC1PROPERTY LINE2REAR YARD SETBACK3SIDE YARD SETBACK4FRONT YARD SETBACK5(E.) TELEPHONE BOX LOCATION - (REF. SURVEY & CIVIL DWGS.)6(E.) CABLE TV JUNCTION BOX7(E.) POWER POLE - PROTECT IN PLACE8(E.) STREET SIGN - PROTECT IN PLACE9(E.) STREET LIGHT (REF. SURVEY & CIVIL DWGS.)10(E.) STREET TREE TO REMAIN - PROTECT IN PLACE11(E.) GAS METER LOCATION - (REF. SURVEY & CIVIL DWGS.)12(E.) NEIGHBORS' ELECTRIC METER - (REF. SURVEY & CIVIL DWGS.)13(E.) ROLLED-CURB - (REF. CIVIL & SURVEY DWGS.)14(E.) SIDEWALK - PROTECT IN PLACE15(E.) CURB STOP - REF. SURVEY16LIGHTWELL PROTECTION RAILING - PER IBC AND CITY OF ASPEN ERMERGENCY ESCAPE AND RESCUE OPENING REQUIREMENTS17A/C. CONDENSER UNIT - SIZE: 30" OR LESS IN HEIGHT, INCLUDING PAD - PROVIDE POWER AND SOUND DAMPENING PAD ASREQ'D. (SOUND ATTENUATION REQ'D. PER SECTION 10.26.045 N.B.M.C. UNDER SEPARATE PERMIT & PLAN CHECK)NO. REVISION DATE 108 PROPERTY LINEGROSS LOT SIZE9,000 SFNET LOT SIZE9,000 SFBUILDING FOOTPRINT2,998.93 SFCOVERAGE38.41%BUILDING FOOTPRINT457.95 SFPROPERTY LINEGROSS LOT SIZE9,000 SFNET LOT SIZE9,000 SFBUILDING FOOTPRINT2,889.41 SFCOVERAGE40.0%BUILDING FOOTPRINT719.52 SFDATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22SITE COVERAGEKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.1TBDRYAN McDANIEL, AIANO. REVISION DATE1/8" = 1'-0"2PROPOSED SITE COVERAGE1/8" = 1'-0"1EXISTING SITE COVERAGE109 PLPOOL DECKSPOOLBASEMENTMASTERBALCONY30" MAX30" MAXS.Y.S.B. (REQUIRED & PROPOSED)9' - 11"POOL/SPA WALLEXT. FINISH:BOARD-FORM CONCRETE VENEERSTRUCTURE: CAST-IN-PLACE CONCRETEINT. FINISH: CERAMIC TILE -4" SQUARES (BLACK)W. BLEEKER ST.N. 2ND ST.LANDSCAPE PAVERS ON GRADEHARDSCAPE PAVERS ON GRADE1A-0.21A-0.24' - 7"PROPOSED EGRESS WINDOW WELL PER IRC R310.2 (16.09 SF)PROPOSED EGRESS WINDOW WELL PER IRC R310.2 (9.00 SF)3' - 0"3' - 0"FRONT PORCH REQ'DSPOOLSPOOL <30" ABOVE / BELOW FINISHED GRADE PER 26.575.020.E.5.MDECK <30" ABOVE / BELOW FINISHED GRADE PER 26.575.020.E.5.MS.Y.S.B. (REQUIRED)10' - 0"ICXS.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (REQUIRED & PROPOSED)10' - 0"SIDEWALK5' - 0"SIDEWALK5' - 0"F.Y.S.B. (EXISTING HISTORIC)15' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"S.Y.S.B. (REQUIRED)10' - 0"PARKING SPACE ( MIN. 8'-6" X 18'-0")8' - 6"PARKING SPACE ( MIN. 8'-6" X 18'-0")18' - 0"ADDITIONAL SETBACK20' - 6"SETBACK FROM HISTORIC RESOURCE15' - 6"EXISTING8' - 2 3/8"8' - 2 3/8"PROPOSED RETAINING WALL AND LANDSCAPING NOT TO EXCEED 30" ABOVE FINISHED GRADE PER 26.575.020.E.5.KPROPOSED PROPERTY WALL NOT TO EXCEED 30" ABOVE FINISHED GRADE PER 26.575.020.E.5.KPROPOSED WOOD FENCE AND POOL SCREEN ALLOWED TO BE UP TO 6'-0" ABOVE GRADE BEHIND FRONT FACADEPROPOSED LANDSCAPING PAVERS ON GRADEPROPOSED MECHCANICAL EQUIPMENT NOT TO EXCEED 30" ABOVE FINISHED GRADE AND SCREENED PER 26.575.020.E.5.N3 3/4"6"3 1/4"PROPOSED DRIVEWAY < 30" ABOVE FINISHED GRADE PER 26.575.020.E.5.QPROPOSED ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.GEXISTING ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.GEXISTING ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.GEXISTING ROOF EAVE <18" PROJECTION PER 26.575.020.E.5.GFRONT PORCH REQ'DEXISTING UNDERGROUND UTILITIES5' - 0"EXISTING HISTORIC PROJECTION36" MAX3' - 0"LESS THAN 36" REQ'D.2' - 11"DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22SETBACKS &ALLOWEDPROJECTIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.2TBDRYAN McDANIEL, AIANO. REVISION DATE1/4" = 1'-0"1SPOOL & POOL DECK SECTIONPROJECT NORTHTRUE NORTH1/8" = 1'-0"2SETBACKS AND ALLOWABLE PROJECTIONS SITE PLAN110 UP1234567891011124' - 7 1/8"31' - 1 1/4"26' - 11 1/2"4' - 10"71' - 11 1/4"17' - 11 1/4"12' - 0 1/8"9' - 8 1/4"4' - 1"10' - 5 3/8"12' - 11 1/4"3' - 0"8' - 10 1/8"10' - 8 3/8"22' - 11 7/8"3' - 0"25' - 9 3/8"3' - 0"3' - 0"131415165' - 7 3/4"1SUBGRADE CALCULATIONS LEGENDWALL BELOW GRADEEXPOSED WALLEXISTING GRADEA=428.38 SFA=58 SF12' - 0"212' - 0"3A=320.86 SFA=2.64 SF4A=854.51 SFA=8.74 SF12' - 0"11' - 5 5/8"6 3/8"12' - 0"A=271.53 SFA=4.35 SF512' - 0"6 3/8"11' - 5 5/8"35' - 8 3/8"4' - 10"26' - 11 1/2"71' - 11 1/4"22' - 11 7/8"10A=27 SFA=128.25 SF12' - 0"12' - 11 1/4"3' - 0"3' - 0"9' - 0"113' - 0"9' - 0"A=27 SF3' - 0"12' - 0"25' - 9 3/8"A=282.38 SF1211' - 5 5/8"6 3/8"17' - 11 1/4"A=9.51 SFA=205.74 SF13A=67.75 SF12' - 0"5' - 7 3/4"14A=144.13 SF12' - 0"12' - 0 1/8"15A=55.13 SF12' - 0"4' - 7 1/8"169' - 8 1/4"12' - 0"A=116.25 SF8A=5.54 SFA= 119.84 SF11' - 5 5/8"6 3/8"10' - 5 3/8"9A=108.01 SFA=4.69 SF11' - 5 5/8"6 3/8"8' - 10 1/8"6A=27.57 SFA= 21.43 SF11' - 5 5/8"6 3/8"3' - 0"9' - 0"73' - 0"9' - 0"A=31.08 SF3' - 0"3' - 0"A= 97.3 SF10' - 8 3/8"11' - 5 5/8"6 3/8"4' - 1"12345678763.10 SFINTERIOR SPACE33' - 11 3/4"30' - 0 3/8"12' - 0 1/2"5' - 0 1/4"16' - 11"6' - 3 1/8"12' - 6"11' - 3 1/4"FLOOR AREA CALCULATIONSPROPOSED BASEMENT LEVEL EXPOSED WALL CALCULATIONSBASEMENT LEVEL WALL LABELTOTAL WALL AREA (SF) EXPOSED WALL AREA (SF)1 428.38025803323.52.644863.258.745275.884.3564927.577128.3831.088125.385.549112.74.6910155.252711309.382712215.259.511367.75014144.1301555.13016116.250OVERALL TOTAL WALL AREA (SF)3427.61EXPOSED WALL AREA (SF)148.12% OF EXPOSED WALL (SF) (EXPOSED / TOTAL) 4.32%PROPOSED BASEMENT FLOOR AREA CALCULATIONSBASEMENT LEVEL GROSS AREA (SF)3,666BASEMENT COUNTABLE FLOOR AREA (SF)158.42(3,666 X 4.32%)TOTAL PROPOSED FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)158.42FIRST LEVEL FLOOR AREA (SF)2504.65SECOND LEVEL FLOOR AREA (SF)1456.77DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)457.95OVERALL TOTAL AREA (SF)4577.7912345678BASEMENT F.F.7884.53'33' - 11 3/4"30' - 0 3/8"16' - 11"6' - 3 1/8"5' - 0 1/4"12' - 6"12' - 0 1/2"11' - 3 1/4"A=287.80 SFA=254.36 SFA=142.38 SFA=53.03 SFA=101.99 SFA=96.46 SFA=42.53 SFA=105.88 SF9' - 0"FIRST FLOOR PLATE7893.53'LOWEST EXISTING GRADE7893.53'6 3/8"8' - 5 5/8"A=18.01SFA=15.92 SFA=8.97 SFA=3.32 SFA=6.38 SFA=5.97 SFA=2.66 SFA=6.63 SFFLOOR AREA CALCULATIONSEXISTING BASEMENT LEVEL EXPOSED WALL CALCULATIONSBASEMENT LEVEL WALL LABELTOTAL WALL AREA (SF)EXPOSED WALL AREA (SF)1 305.8118.012270.2815.923151.358.97456.353.32545.192.666112.516.637108.376.388102.435.97OVERALL TOTAL WALL AREA (SF)1152.29EXPOSED WALL AREA (SF)67.86% OF EXPOSED WALL (SF) (EXPOSED / TOTAL) 5.89%EXISTING BASEMENT FLOOR AREA CALCULATIONSBASEMENT LEVEL GROSS AREA (SF)763BASEMENT COUNTABLE FLOOR AREA (SF)44.94(763 X 5.89%)TOTAL EXISTING FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)44.94FIRST LEVEL FLOOR AREA (SF)2860.76SECOND LEVEL FLOOR AREA (SF)1269.46DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)987.86OVERALL TOTAL AREA (SF)5163.02DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22BASEMENT LEVELAREA CALCULATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.3TBDRYAN McDANIEL, AIANO. REVISION DATE1" = 10'-0"4PROPOSED BASEMENT LEVEL AREA PLAN1/16" = 1'-0"3PROPOSED BASEMENT LEVEL AREA CALCULATION1" = 10'-0"2EXISTING BASEMENT LEVEL AREA PLAN3,665.95 SFINTERIOR SPACE1/16" = 1'-0"1EXISTING BASEMENT LEVEL AREA CALCULATION111 DNDNUP_UP_WD494.28 SFGARAGE SPACE2,504.65 SFINTERIOR SPACE71.47 SFFRONT PORCH (EXEMPT)436.72 SFPOOL DECK40.81 SFON-GRADE STAIR(EXEMPT)148.79 SFFRONT PORCH (EXEMPT)41.26 SFDECK @ COURTYARD68.02 SFPLANTER(DECK)2860.76 SFINTERIOR SPACE110.19 SFFIRST FLOOR DECK71.47 SFFRONT PORCH (EXEMPT)PROPOSED FLOOR AREA CALCULATIONSPROPOSED FIRST LEVEL FLOOR AREA CALCULATIONSFIRST LEVEL GROSS AREA (SF)2504.65GARAGE GROSS FLOOR AREA (SF)494.28GARAGE FLOOR AREA (SF)0(494.28 - 500 = 0 /2)FIRST LEVEL COUNTABLE FLOOR AREA (SF) 2504.65GARAGE COUNTABLE FLOOR AREA (SF)0TOTAL FIRST LEVEL COUNTABLE FLOOR AREA (SF)2504.65PROPOSED DECK/PORCH FLOOR AREA CALCULATIONSFRONT PORCH FLOOR AREA @ HISTORIC (SF) 71.47 EXEMPT PER 26.575.020.D.5ON-GRADE STAIR40.81 EXEMPT PER 26.575.020.D.5POOL DECK436.72SECOND FLOOR BALCONY86.13EXEMPT DECK FLOOR AREA (SF)612 (4,080 ALLOWABLE X 15%)DECK/PORCH COUNTABLE FLOOR AREA (SF) 10.64(436.72 + 76.64 - 612)TOTAL PROPOSED FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)158.42FIRST LEVEL FLOOR AREA (SF)2504.65SECOND LEVEL FLOOR AREA (SF)1456.77DECK/PORCH FLOOR AREA (SF)10.64CARRIAGE HOUSE FLOOR AREA (SF)457.95OVERALL TOTAL AREA (SF)4588.43FRONT PORCH FLOOR AREA @ ADDITION (SF) 148.79 EXEMPT PER 26.575.020.D.5DECK @ COURTYARDPLANTER @ COURTYARD41.2668.02EXISTING FLOOR AREA CALCULATIONSEXISTING FIRST LEVEL FLOOR AREA CALCULATIONSFIRST LEVEL GROSS AREA (SF)2860.76GARAGE GROSS FLOOR AREA (SF)0GARAGE FLOOR AREA (SF)0NO EXISTING GARAGEFIRST LEVEL COUNTABLE FLOOR AREA (SF) 2860.76GARAGE COUNTABLE FLOOR AREA (SF)0TOTAL FIRST LEVEL COUNTABLE FLOOR AREA (SF)2860.76EXISTING DECK/PORCH FLOOR AREA CALCULATIONSFRONT PORCH FLOOR AREA (SF)71.47EXEMPT PER 26.575.020.D.5FIRST FLOOR DECK110.19SECOND FLOOR DECK39.9EXEMPT DECK FLOOR AREA (SF)612 (4,080 ALLOWABLE X 15%)DECK/PORCH COUNTABLE FLOOR AREA (SF)0(110.19 + 39.90 - 612)TOTAL EXISTING FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)44.94FIRST LEVEL FLOOR AREA (SF)2860.76SECOND LEVEL FLOOR AREA (SF)1269.46DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)987.86OVERALL TOTAL AREA (SF)5163.02DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22FIRST LEVEL AREACALCULATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.4TBDRYAN McDANIEL, AIANO. REVISION DATE1" = 10'-0"2PROPOSED FIRST LEVEL AREA PLAN1" = 10'-0"1EXISTING FIRST LEVEL AREA PLAN112 DNDN_86.13 SFMASTER BALCONY748.82 SFINTERIOR SPACE707.95 SFINTERIOR SPACE31.79 SFFRONT PORCH (EXEMPT)58.83 SFSTAIRS(EXEMPT)103.04 SFSTAIRS (EXEMPT)1283.39 SFINTERIOR SPACE39.90 SFSECOND FLOOR DECKAREAS LESS THAN 30"AREAS LESS THAN 30"PROPOSED FLOOR AREA CALCULATIONSPROPOSED SECOND LEVEL FLOOR AREA CALCULATIONSSECOND LEVEL GROSS AREA (SF)1456.77SECOND LEVEL COUNTABLE FLOOR AREA (SF) 1456.77TOTAL PROPOSED FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)158.42FIRST LEVEL FLOOR AREA (SF)2504.65SECOND LEVEL FLOOR AREA (SF)1456.77DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)457.95OVERALL TOTAL AREA (SF)4577.79EXISTING FLOOR AREA CALCULATIONSEXISTING SECOND LEVEL FLOOR AREA CALCULATIONSSECOND LEVEL GROSS AREA (SF)1269.46SECOND LEVEL COUNTABLE FLOOR AREA (SF) 1269.46TOTAL EXISTING FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)44.94FIRST LEVEL FLOOR AREA (SF)2860.76SECOND LEVEL FLOOR AREA (SF)1283.39DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)987.86OVERALL TOTAL AREA (SF)5176.95DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22SECOND LEVEL AREACALCULATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.5TBDRYAN McDANIEL, AIANO. REVISION DATE1" = 10'-0"2PROPOSED SECOND LEVEL AREA PLAN1" = 10'-0"1EXISTING SECOND LEVEL AREA PLAN113 __DNDNDNUPUPWD457.95 SFINTERIOR SPACE719.52 SF INTERIOR SPACE268.34 SFINTERIOR SPACE259.83 SFSECOND FLOOR DECKFLOOR AREA CALCULATIONSEXISTING CARRIAGE HOUSE FLOOR AREA CALCULATIONSFIRST LEVEL GROSS AREA (SF)719.52SECOND LEVEL GROSS AREA (SF)268.34SECOND FLOOR DECK (SF)259.83EXEMPTCARRIAGE HOUSE COUNTABLE AREA (SF)987.86TOTAL EXISTING FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)44.94FIRST LEVEL FLOOR AREA (SF)2860.76SECOND LEVEL FLOOR AREA (SF)1269.46DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)987.86OVERALL TOTAL AREA (SF)5163.02FLOOR AREA CALCULATIONSPROPOSED CARRIAGE HOUSE FLOOR AREA CALCULATIONSFIRST LEVEL GROSS AREA (SF)457.95SECOND LEVEL GROSS AREA (SF)0 NO PROPOSED SECOND LEVELCARRIAGE HOUSE COUNTABLE AREA (SF)457.95TOTAL PROPOSED FLOOR AREA CALCULATIONSBASEMENT LEVEL FLOOR AREA (SF)158.42FIRST LEVEL FLOOR AREA (SF)2504.65SECOND LEVEL FLOOR AREA (SF)1456.77DECK/PORCH FLOOR AREA (SF)0.00CARRIAGE HOUSE FLOOR AREA (SF)457.95OVERALL TOTAL AREA (SF)4577.79DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22CARRIAGE HOUSEAREA CALCULATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-0.6TBDRYAN McDANIEL, AIANO. REVISION DATE1" = 10'-0"3PROPOSED CARRIAGE HOUSE FIRST LEVEL AREA PLAN1" = 10'-0"2EXISTING CARRIAGE HOUSE FIRST LEVEL AREA PLAN1" = 10'-0"1EXISTING CARRIAGE HOUSE SECOND LEVEL AREA PLAN114 DW_FRZ._TRDWFAUDNDNDNUP_UP_WDROOM TAGROOM NAME1A-5.011?11A-4.01111ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRCWINDOW-AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRCREFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIREDBUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIREDCASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERBUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER ELEVATOR-PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1)RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYKITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 505 OF IMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @ 60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 916 OF IPCVANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1) W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 8 PSI PER SECTION 604.3 IPCWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR. TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (IPC 405.3.1 & IRC R307)FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)FAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER SECTION 1108 OF IPC –REF. DTL. 11/AD-1.0A-4.1A-4.0A-4.14A-4.0323R.Y.S.B. (REQUIRED)10' - 0"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (REQUIRED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (REQUIRED)10' - 0"OFFICEFOYERKITCHENGREAT ROOMHALLWAYSTAIR #2ELEV.MUD ROOM2-CAR GARAGECARRIAGE HOUSEW.C.BATH #6DIRTY KITCHENPWDR.BATH #7SPOOL(UNDER SEP. PERMIT)STAIR #1CLR.20' - 1 7/8"CLR.21' - 10 5/8"LIGHT WELL3'-0" x 3'-0"ENTRYPORCHPORCHPORCH85892913B549211888121114979813689104948471213D11FAUX GARAGE DOOR TO MATCH HISTORIC DESIGN (NOT OPERABLE)1213134141354768910A2SHWR.SHWR.C6.16"6"LIGHT WELL3'-0" x 3'-0"ATTIC ACCESS HATCH(2'-6" x 2'-6" MIN.)ATTIC ACCESS HATCH(2'-6" x 2'-6" MIN.)555.5F.Y.S.B. (EXISTING HISTORIC)15' - 0"15' - 0"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"S.Y.S.B. (EXISTING HISTORIC)10' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"A-4.01A-4.11A-4.12PARKING SPACE ( MIN. 8'-6" X 18'-0")8' - 6"PARKING SPACE ( MIN. 8'-6" X 18'-0")18' - 0"S.Y.S.B. (PROPOSED)10' - 0"0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)1A-5.11A-5.11A-5.01A-5.010' SETBACK BETWEEN BUILDINGS10' - 0"10' SETBACK BETWEEN BUILDINGS10' - 0"7895.97'7894.83'7894.83'153' - 10 3/8"4"8 3/8"6.111A-0.21A-0.21DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22FIRST LEVEL FLOORPLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-2.0TBDRYAN McDANIEL, AIA1PROPERTY LINE2FRONT YARD SETBACK3SIDE YARD SETBACK4REAR YARD SETBACK5OUTLINE OF ATTIC SPACE ABV.PROJECT NORTHTRUE NORTH3/16" = 1'-0"1FIRST LEVEL FLOOR PLANANNOTATION LEGENDAKEYNOTESBNO. REVISION DATE 115 DNDN_DW_FRZ._TRDWFAUA-4.1A-4.0A-4.14A-4.0323F.Y.S.B. (REQUIRED)10' - 0"R.Y.S.B. (REQUIRED)10' - 0"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (PROPOSED)10' - 0"12313144112:1212:126:126:12BEDROOM #2W/D.BEDROOM #3BATH #2BATH #3SHWR.SHWR.12:126:1212:1212:1212:1212:1212:1212:1212:1212:1212:126:126:1212:1212:1212:1212:12CLR.2' - 2 7/8"STAIR #1R @0' -6 23/32"18R @0' -6 23/32"18PRIMARY BEDROOMELEV.STAIR #2130341079496SEATHJ3947492526636062554647MASTERBALCONY6:123:123:12HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.ATTIC SPACE266 SFATTIC SPACE74 SF55SEE SHEET A-2.0FOR ATTICACCESS HATCHSEE SHEET A-2.0FOR ATTICACCESS HATCHF.Y.S.B. (EXISTING HISTORIC)15' - 0"S.Y.S.B. (REQUIRED)10' - 0"(EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"30' - 6"0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)615' - 0"A-4.01A-4.11A-4.121A-5.11A-5.11A-5.01A-5.010' SETBACK BETWEEN BUILDINGS10' - 0"10' SETBACK BETWEEN BUILDINGS10' - 0"PRIMARY BATHSHOWERW.I.C.W/C.6.526.466.546.596:12EQEQ2' - 1"ROOM TAGROOM NAME1A-5.011?11A-4.01111ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRCWINDOW-AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRCREFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIREDBUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIREDCASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERBUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER ELEVATOR-PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1)RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYKITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 505 OF IMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @ 60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 916 OF IPCVANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1) W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 8 PSI PER SECTION 604.3 IPCWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR. TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (IPC 405.3.1 & IRC R307)FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)FAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER SECTION 1108 OF IPC –REF. DTL. 11/AD-1.0DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22SECOND LEVELFLOOR PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-2.1TBDRYAN McDANIEL, AIAPROJECT NORTHTRUE NORTH3/16" = 1'-0"1SECOND LEVEL FLOOR PLAN1PROPERTY LINE2FRONT YARD SETBACK3REAR YARD SETBACK4SIDE YARD SETBACK5BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL.6OUTLINE OF EXISTING HISTORIC FOOTPRINT BELOW1PROPERTY LINE2FRONT YARD SETBACK3REAR YARD SETBACK4SIDE YARD SETBACK5BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL.6OUTLINE OF EXISTING HISTORIC FOOTPRINT BELOWANNOTATION LEGENDAKEYNOTESBNO. REVISION DATE 116 __UPUPDW_FRZ._TRDWFAULAUNDRYWINE ROOMLOUNGEGYMELEV.MECH.BEDROOM #4BATH #4BUNK ROOMBATH #5W.I.C.PWDR.GAME ROOMMEDIA ROOMSTAIRS #2STAIRS #1BAR74E1018167721247490717073SAUNABATH #8LIGHT WELL3'-0" x 3'-0"LIGHT WELL3'-0" x 3'-0"SHWR.SHWR.SHWR.R @0' -6 29/32"21R @0' -7 5/8"19111122344S.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (REQUIRED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"R.Y.S.B. (REQUIRED)10' - 0"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"2' - 8"SETBACK BETWEEN BUILDINGS10' - 0"SETBACK BETWEEN BUILDINGS10' - 0"2' - 8"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (EXISTING HISTORIC)15' - 0"16' - 10 7/8"10' - 1 1/2"A-4.111A-5.11A-5.11A-5.01A-5.00 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)3' - 0"3' - 0"3' - 0"3' - 0"DUMBBELL RACK-ROOM TAGROOM NAME1A-5.011?11A-4.01111ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRCWINDOW-AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRCREFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIREDBUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS REQUIREDCASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, BASE CABINET W/. COUNTERTOP-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERCASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNERBUILT-IN CLOSET-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER ELEVATOR-PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44 AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1)RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYKITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 505 OF IMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @ 60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 916 OF IPCVANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1) W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 8 PSI PER SECTION 604.3 IPCWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR. TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (IPC 405.3.1 & IRC R307)FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)FAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER SECTION 1108 OF IPC –REF. DTL. 11/AD-1.0DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22BASEMENT LEVELFLOOR PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-2.2TBDRYAN McDANIEL, AIAPROJECT NORTHTRUE NORTH3/16" = 1'-0"1BASEMENT LEVEL FLOOR PLAN1PROPERTY LINE2SIDE YARD SETBACK3FRONT YARD SETBACK4REAR YARD SETBACKANNOTATION LEGENDAKEYNOTESBNO. REVISION DATE 117 DW_FAUDNDNUP_UP_WDDIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODDOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (IRC P2702) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 900 SQ. INCHES (6.25 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (IPC 421.4)3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (IRC P2801)4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. (IRC P2801.8)WOOD OR WOODBASED PRODUCTS NOTE:WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.ROOM TAGROOM NAME111110.00'SPOT ELEVATIONREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGSTRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 505 OF IMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @ 60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 916 OF IPCVANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1) W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 8 PSI PER SECTION 604.3 IPCWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR. TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (IPC 405.3.1 & IRC R307)FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)FAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER SECTION 1108 OF IPC –REF. DTL. 11/AD-1.02X4 STUD WALL2X6 STUD WALL2X8 STUD WALL2X10 STUD WALLEXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGSA-4.1A-4.0A-4.14A-4.0323F.Y.S.B.10' - 0"R.Y.S.B.10' - 0"R.Y.S.B.5' - 0"S.Y.S.B.10' - 0"S.Y.S.B.10' - 0"8' - 2 3/8"65' - 2 7/8"16' - 6 7/8"3' - 5"7' - 2"15' - 6 7/8"3' - 5 1/2"12' - 10 1/2"22' - 9"2' - 1 1/2"3' - 8 1/8"1' - 11"9' - 2 3/4"3' - 8 1/8"2' - 1 1/2"1' - 8"1' - 9"7' - 2"8' - 0 3/4"7' - 6 1/8"1' - 9"1' - 8 5/8"3' - 3 7/8"3' - 3 7/8"22' - 6"5' - 6"7' - 4"9' - 8 1/8"OFFICEFOYERKITCHENGREAT ROOMHALLWAYSTAIR #2ELEV.MUD ROOM2-CAR GARAGECARRIAGE HOUSEBATH #6W.C.DIRTY KITCHENPWDR.BATH #76' - 11"58' - 2 1/4"15' - 0 1/2"10' - 7 1/2"3' - 4 1/4"2' - 10 1/8"4' - 4 7/8"4' - 0"4' - 4 7/8"5' - 3"4' - 0"7' - 5 1/2"2' - 5 3/4"9' - 4 1/2"11' - 10 1/4"16' - 8 3/8"12' - 9 3/4"16' - 9 7/8"48' - 8 3/8"3' - 5"22' - 7 7/8"22' - 7 1/2"1' - 8"1' - 9"4' - 4 1/4"9' - 1 3/4"9' - 1 3/4"3' - 6 1/2"14' - 11 1/4"9' - 5"24' - 4 3/4"28' - 0 3/4"4' - 11 5/8"2' - 1 1/8"4' - 3 7/8"16' - 8 1/8"16' - 3 7/8"8' - 1 7/8"8' - 1 7/8"28' - 0 3/4"7' - 0 3/4"21' - 0"16' - 3 7/8"11' - 0 3/4"4' - 1 7/8"8' - 6 1/8"3' - 7 3/4"17' - 4 1/4"5' - 5 3/4"11' - 10 3/8"5' - 7 3/4"6' - 2 3/4"9' - 4 3/4"6' - 8 5/8"10' - 6 1/4"7' - 5 3/8"4' - 10 3/8"7 1/2"30' - 2"5' - 6"22' - 11 7/8"1' - 9 5/8"CLR.9' - 0"1' - 4 5/8"CLR.9' - 0"1' - 9 5/8"30' - 7 1/2"64' - 3"5' - 1 1/2"24' - 9"9' - 3 1/2"30' - 2 1/2"16' - 0 3/4"8' - 8 1/8"6 5/8"8' - 8"7/8"4' - 8 5/8"25' - 5 7/8"A-4.01A-4.11A-4.121A-5.11A-5.11A-5.01A-5.0SETBACK BETWEEN BUILDINGS10' - 0"-DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22FIRST LEVELDIMENSION PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-2.3TBDRYAN McDANIEL, AIAPROJECT NORTHTRUE NORTH3/16" = 1'-0"1FIRST LEVEL DIMENSION PLANNO. REVISION DATESITE PLAN NOTESAKEYNOTESC118 DNDN_DW_FAUA-4.1A-4.0A-4.14A-4.0323BEDROOM #2BATH #2BEDROOM #3BATH #3W/D.PRIMARY BEDROOMELEV.STAIR #1STAIR #2HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.12:1212:126:126:123:123:126:1212:1212:1212:1212:126:126:126:1212:1212:1212:1212:1212:1212:1212:1212:1212:126:1219' - 4"3' - 4"15' - 11 7/8"5' - 9 1/4"2' - 5 1/2"7' - 9 1/4"41' - 1 7/8"6' - 1 1/2"6' - 8 3/8"4' - 8 5/8"11' - 8 1/2"11' - 11"1' - 1"2' - 3"2' - 3"1' - 1 3/8"20' - 1 3/8"13' - 7 1/8"3' - 11 3/4"2' - 6 1/2"41' - 1 7/8"13' - 3 3/8"7' - 9 7/8"7' - 8 1/4"7' - 7 1/2"4' - 9"1' - 7"2' - 3"2' - 3"1' - 6 1/2"1' - 6 7/8"2' - 3"2' - 3"7' - 2 1/2"22' - 9"4' - 0 1/2"7' - 4"7' - 4"4' - 0 5/8"40' - 1 5/8"24' - 9"9' - 10"5' - 6 3/4"10 3/8"8' - 5"2' - 5 5/8"10' - 7 1/8"2 5/8"4' - 4 3/4"7' - 7 1/2"40' - 1 5/8"7' - 4"2' - 4 1/8"2' - 0 5/8"2' - 1 5/8"9' - 2 1/2"1' - 10 3/4"15' - 2 1/8"A-4.01A-4.11A-4.121A-5.11A-5.11A-5.01A-5.0S.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (REQUIRED & PROPOSED)10' - 0"F.Y.S.B. (EXISTING HISTORIC)15' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"S.Y.S.B. (REQUIRED)10' - 0"10' SETBACK BETWEEN BUILDINGS10' - 0"10' SETBACK BETWEEN BUILDINGS10' - 0"PRIMARY BATHW/C.W.I.C.DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODDOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (IRC P2702) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 900 SQ. INCHES (6.25 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (IPC 421.4)3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (IRC P2801)4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. (IRC P2801.8)WOOD OR WOODBASED PRODUCTS NOTE:WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.ROOM TAGROOM NAME111110.00'SPOT ELEVATIONREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGSTRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 505 OF IMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @ 60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 916 OF IPCVANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1) W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 8 PSI PER SECTION 604.3 IPCWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR. TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (IPC 405.3.1 & IRC R307)FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)FAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER SECTION 1108 OF IPC –REF. DTL. 11/AD-1.02X4 STUD WALL2X6 STUD WALL2X8 STUD WALL2X10 STUD WALLEXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGSDATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22SECOND LEVELDIMENSION PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-2.4TBDRYAN McDANIEL, AIAPROJECT NORTHTRUE NORTH3/16" = 1'-0"1SECOND LEVEL DIMENSION PLANNO. REVISION DATESITE PLAN NOTESAKEYNOTESC119 __UPDW_FAU39' - 7 1/2"1' - 0 5/8"8' - 4 3/4"6' - 11 3/4"22' - 1 7/8"1' - 0 5/8"68' - 3 5/8"15' - 7 7/8"1' - 0 5/8"24' - 10 1/4"1' - 0 5/8"71' - 11 1/4"1' - 0 5/8"12' - 11 1/8"33' - 10 1/4"6' - 0 3/4"16' - 11 7/8"1' - 0 5/8"68' - 3 5/8"1' - 0 5/8"5' - 7 3/4"15' - 0"4' - 1"1' - 0 5/8"21' - 8 3/8"4' - 1"8' - 10 1/8"6' - 7 3/8"27' - 0 7/8"1' - 0 5/8"LAUNDRYWINE ROOMLOUNGEBUNK ROOMPWDR.BATH #5GYMSAUNABATH #8BEDROOM #4BATH #4W.I.C.ELEV.MECH.BATH #4A-4.111A-5.11A-5.11A-5.01A-5.0S.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"F.Y.S.B. (EXISTING HISTORIC)15' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"S.Y.S.B. (REQUIRED)10' - 0"10' SETBACK BETWEEN BUILDINGS10' SETBACK BETWEEN BUILDINGS5' - 7 3/4"4' - 7 1/8"31' - 1 1/4"26' - 11 1/2"W.I.C.-DIMENSION NOTE: ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.ROUGH FRAMING:ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.USE 2X6 MINIMUM STUDS FOR PLUMBING WALLSSECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOODDOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS. GARAGE FLOOR:GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE MAIN VEHICLE ENTRY DOORWAY. (R309.1)PLUMBING:1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS. (IRC P2702) 2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 900 SQ. INCHES (6.25 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA, AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (IPC 421.4)3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF THE VEHICLE. (IRC P2801)4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE CONTROLS WITH STRAPPING AT LOWER POINT. (IRC P2801.8)WOOD OR WOODBASED PRODUCTS NOTE:WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS: 1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8 INCHES (203 MM) FROM THE EXPOSED GROUND.3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2 INCH (12.7 MM) ON TOPS, SIDES AND ENDS.5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6 INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS, PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS MOISTURE BARRIER.7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL AND THE FURRING STRIPS OR FRAMING MEMBERS.ROOM TAGROOM NAME111110.00'SPOT ELEVATIONREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGSTRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS STRUCTURAL WOOD POST/COLUMN COLUMN-PER STRUCT., REF. STRUTC. DWGS, -PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL KITCHEN RANGE W/. EXHAUST HOOD-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH SMOOTH INTERIOR FINISH PER SECTION 505 OF IMCKITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @ 60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR EQUIPMENT SHALL BE PER SECTION 916 OF IPCVANITY SINK-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1) W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF 0.8 GPM @ 8 PSI PER SECTION 604.3 IPCWASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.TOILET-WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR. TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION. (IPC 405.3.1 & IRC R307)FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S INSTALLATION INSTRUCTIONS. (IRC R1004.1)A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)FAU-PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER MFGR. INSTRUCTION RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANYROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER SECTION 1108 OF IPC –REF. DTL. 11/AD-1.02X4 STUD WALL2X6 STUD WALL2X8 STUD WALL2X10 STUD WALLEXT. POCKET DOOR WALL- TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/. DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS CONCRETE WALL-12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL SLAB/FRAMING DEPRESSION-SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY ALL DEPRESSIONS W/. MFGR.STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGSDATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22BASEMENT LEVELDIMENSION PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-2.5TBDRYAN McDANIEL, AIAPROJECT NORTHTRUE NORTH3/16" = 1'-0"1BASEMENT LEVEL DIMENSION PLANNO. REVISION DATESITE PLAN NOTESAKEYNOTESC120 A-4.1A-4.0A-4.14A-4.03236:126:1212:1212:126:1212:1212:1212:1212:1212:1212:124:124:1212:1212:1212:1212:1212:1212:1212:1212:1212:126:126:123:123:126:126:126:126:1212:1212:1212:1212:122% MIN.2% MIN.2% MIN.HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.12:121213141455566666666666666677CHIMNEY TOBE WRAPPED INACM PANELPARAPET WALLTO BE WRAPPEDIN ACM PANELHISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.7919.57'7919.57'7921.27'7914.60'7917.45'7919.57'7906.65'7916.91'7910.51'7910.51'7910.51'7913.45'7903.52'7903.52'A-4.01A-4.11A-4.121A-5.11A-5.11A-5.01A-5.0S.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (REQUIRED & PROPOSED)10' - 0"F.Y.S.B. (EXISTING HISTORIC)15' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"S.Y.S.B. (REQUIRED)10' - 0"12:1212:125:126:127919.57'12:125:12588888888888888999101112ATTIC VENTILATION CALCULATION:369 S.F. ATTIC SPACE369/150 = 2.46 S.F.2.46 S.F. X (122) = 354.24* PROVIDE ROOF TOP VENTS W/. NET VENTILATING > 354.24 S.I. (REQ'D.)NOTE:VENTS SHALL RESIST THE INTRUSION OF FLAME AND EMBERS INTO THE ATTIC AREAOF THE STRUCTURE, OR SHALL BE PROTECTED BY CORROSION-RESISTANT,NON-COMBUSTIBLEWIRE MESH WITH 1/4 INCH (6 MM) OPENINGS OR ITS EQUIVALENT. VENTS SHALL NOT BEINSTALLEED IN EAVES AND CORNICES (706A.1, 706A.2, 706A.3, 7207.3)ATTIC VENT. CALCULATION:645 S.F. ATTIC SPACE645/150 = 4.3 S.F.4.3 S.F. X (122) = 619.2* PROVIDE GABLE VENTS W/. NET VENTILATING > 619.2 S.I. (REQ'D.)ATTIC VENT. CALCULATION:645 S.F. ATTIC SPACE645/150 = 4.3 S.F.4.3 S.F. X (122) = 619.2* PROVIDE RIDGE VENTS W/. NET VENTILATING > 619.2 S.I. (REQ'D.)ATTIC VENT. CALCULATION:728 S.F. ATTIC SPACE728/150 = 4.85 S.F.4.85 S.F. X (122) = 698.4* PROVIDE RIDGE VENTS W/. NET VENTILATING > 698.4 S.I. (REQ'D.)131313ATTIC VENT. CALCULATION:728 S.F. ATTIC SPACE728/150 = 4.85 S.F.4.85 S.F. X (122) = 698.4* PROVIDE GABLE VENTS W/. NET VENTILATING > 698.4 S.I. (REQ'D.)ATTIC VENT. CALCULATION:728 S.F. ATTIC SPACE728/150 = 4.85 S.F.4.85 S.F. X (122) = 698.4* PROVIDE GABLE VENTS W/. NET VENTILATING > 698.4 S.I. (REQ'D.)1414ATTIC VENT. CALCULATION:509 S.F. ATTIC SPACE509/150 = 3.93 S.F.3.93 S.F. X (122) = 565.92* PROVIDE RIDGE VENTS W/. NET VENTILATING > 565.92 S.I. (REQ'D.)ATTIC VENT. CALCULATION:645 S.F. ATTIC SPACE645/150 = 4.3 S.F.4.3 S.F. X (122) = 619.2* PROVIDE GABLE VENTS W/. NET VENTILATING > 619.2 S.I. (REQ'D.)1314ATTIC VENT. CALCULATION:1500 S.F. ATTIC SPACE1500/150 = 10 S.F.10 S.F. X (122) = 1440* PROVIDE RIDGE VENTS W/. NET VENTILATING > 1440 S.I. (REQ'D.)ATTIC VENT. CALCULATION:1500 S.F. ATTIC SPACE1500/150 = 10 S.F.10 S.F. X (122) = 1440* PROVIDE GABLE VENTS W/. NET VENTILATING > 1440 S.I. (REQ'D.)1413131413141' - 6"1' - 6"1' - 6"1' - 6"1' - 6"1' - 6"1' - 6"1' - 6"1' - 6"SNOW GUARD CLIP & RAIL:-SNOW GUARD CLIP (5 1/2" X 3 1/2")-SNOW GUARD RAIL ( 1/2" O.D. PIPES)* SNOW GUARD BRACKETS SHOULD BE PLACED ON EVERY SEAMSNOW GUARD CLIP & RAIL:-SNOW GUARD CLIP (5 1/2" X 3 1/2")-SNOW GUARD RAIL ( 1/2" O.D. PIPES)* SNOW GUARD BRACKETS SHOULD BE PLACED ON EVERY SEAMSNOW GUARD CLIP & RAIL:-SNOW GUARD CLIP (5 1/2" X 3 1/2")-SNOW GUARD RAIL ( 1/2" O.D. PIPES)* SNOW GUARD BRACKETS SHOULD BE PLACED ON EVERY SEAM999999992' - 4"1' - 8"12:1211:1212:12DIMENSION NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIAENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES:1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1)2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1”SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3)4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1.5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE 30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE:IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) -REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM.WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT IRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF IRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1)2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1)4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3)6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) 7. SNOW STOPS REQUIRED AT ALL ROOF PITCHES THAT SHED ONTO POTENTIALLY OCCUPIED AREAS PER R901 AS AMENDED BY CITY OF ASPENMISC. NOTES:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS.3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANSDATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22ROOF PLANKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-3.0TBDRYAN McDANIEL, AIA1PROPERTY LINE2FRONT YARD SETBACK3REAR YARD SETBACK4SIDE YARD SETBACK5STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.06WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.07FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.08GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.9DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)10CUSTOM RECESSED GUTTER/ROOF DRAIN - ROOFING CONTRACTOR COORD. W/. FLASHING INSTALLER - VERIFY SIZE, LOC'N &APPLICATION OF DRAIN W/. ARCH PRIOR TO ORDERING11DRAIN LINE - IN WALL/FROM DECK/ROOF ABV. PROVIDE DRAIN SWEEP(ELBOW JOINT) PER CIVIL DWG'S., PRIOR TO POURINGSLAB. VERIFY LOC'N. W/. SITE DRAINAGE & COORD. W/. CIVIL12OVERFLOW DRAIN LINE - IN WALL - FROM DECK/ROOF ABOVE - PROVIDE DRAIN SWEEP (ELBOW JOINT) PER CIVIL DWG'S.,PRIOR TO POURING SLAB. VERIFY LOC'N. W/ SITE DRAINAGE & COORD. W/. CIVIL13GABLE VENT AS OCCUR - REF. ROOF PLAN SHEETS A-3.1, A-3.2, & A-3.3 FOR SIZING - ARCH. TO APPV. COLOR AND TEXTURE -VENTS SHALL RESIST THE INTRUSION OF FLAME AND EMBERS INTO THE ATTIC AREA OF THE STRUCTURE, OR SHALL BEPROTECTED BY CORROSION-RESISTANT, NONCOMBUSTIBLE WIRE MESH WITH 1/4 INCH (6 MM) OPENINGS OR ITSEQUIVALENT. VENTS SHALL NOT BE INSTALLED IN EAVES AND CORNICES (706A.1, 706A.2, 706A.3, 7207.3)14RIDGE VENT/VENTED RIDGE FLASHING, INSTALL PER ROOF MFG'R. SPECS - (ARCH. TO APPV. FINISH & COLOR), REF. ATTICVENT NOTES & CALCULATIONS ON ROOF PLAN SHEETS A-3.1, A-3.2, & A-3.3 - VENTS SHALL RESIST THE INTRUSION OF FLAMEAND EMBERS INTO THE ATTIC AREA OF THE STRUCTURE, OR SHALL BE PROTECTED BY CORROSION-RESISTANT,NONCOMBUSTIBLE WIRE MESH WITH 1/4 INCH (6 MM) OPENINGS OR ITS EQUIVALENT. VENTS SHALL NOT BE INSTALLED INEAVES AND CORNICES (706A.1, 706A.2, 706A.3, 7207.3). SEE ALSO DTL. 7/AD-3.0.PROJECT NORTHTRUE NORTH3/16" = 1'-0"1ARCHITECTURAL ROOF PLANROOF PLAN NOTESAKEYNOTES & LEGENDBNO. REVISION DATEFILLED REGION INDICATES ATTIC SPACE -REF. ATTIC VENTILATION CALCS. ON ROOF PLAN121 789678957894789378957894111112122211242423312827302990.00100.0090.00100.00S 75°09'11" EN 14°50'49" EN 14°50'49" EN 75°09'11" W39.51.01.41.213.61.512.519.312.13.4STONE WALLWALKFEATUREWALKWATER FEATUREWMPARCEL 1WALKBAYROSTONE WALLWALKROCONCGMEMBAY#5 REBAR0.6'POB1" IRON PIPEA-4.1A-4.0A-4.14A-4.0323A-4.01A-4.11A-4.12R.Y.S.B.10' - 0"6:126:1212:1212:126:1212:1212:1212:1212:1212:1212:124:124:1212:1212:1212:1212:1212:1212:1212:1212:1212:126:126:123:123:126:126:126:126:1212:1212:1212:1212:122% MIN.2% MIN.2% MIN.HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.12:1212313141455566666666666666677CHIMNEY TOBE WRAPPED INACM PANELPARAPET WALLTO BE WRAPPEDIN ACM PANELHISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.PT.13 - 7916.91'7893' (E.) NG7894' (E.) NG7893' (E.) NG7893' (E.) NG7893' (E.) NG7893' (E.) NG7893' (E.) NG7893' (E.) NG7893' (E.) NG1A-5.11A-5.01A-5.0PT.1 - 7911.50'PT.2 - 7914.42'PT.3 - 7909.85'7893' (E.) NGPT.4 - 7912.08'PT.5 - 7916.68'7893' (E.) NGPT.8 - 7907.52'7893' (E.) NG7893' (E.) NGPT.14 - 7907.48'7893' (E.) NGPT.6 - 7912.09'S.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (EXISTING HISTORIC)8' - 2 3/8"R.Y.S.B. (REQUIRED) - GARAGE5' - 0"S.Y.S.B. (PROPOSED)10' - 0"F.Y.S.B. (REQUIRED)10' - 0"S.Y.S.B. (REQUIRED & PROPOSED)10' - 0"F.Y.S.B. (EXISTING HISTORIC)15' - 0"R.Y.S.B. (PROPOSED) - GARAGE5' - 1"S.Y.S.B. (REQUIRED)10' - 0"PT.11 - 7916.23'PT. 9 - 7911.57'PT. 10 - 7911.56'PT. 10 - 7916.91'14532DIMENSION NOTE: ALL DIMS. ARE TO FACE OF STUD (F.O.S.) OR FACE OF SHT'G. (F.O.S.) TYP. U.N.O. EAVE DIMS. ARE FROM FACE OF SHT'G. TO FACE OF FINISH FASCIAENLOSED ATTIC AND ENCLOSED RAFTER SPACES VENTING NOTES:1. ENCLOSED ATTIC AND ENCLOSED RAFTER SPACES SHALL HAVE CROSS VENTILATION BY VENTILATION OPENING PROTECTED AGAINST THE ENTRANCE OF RAIN OR SNOW UNLESS THEY MEET THE REQUIREMENT OF SECTION R806.5 FOR UNVENTED ATTIC AND UNVENTED ENCLOSED RAFTER ASSEMBLIES. VENTILATION OPENING SHALL HAVE THE LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX OTHERWISE THE OPENING SHALL HAVE THE CORROSION-RESISTANT WIRE CLOTH SCREENING, HARDWARE CLOTH, PERFORATED VINYL OR SIMILAR MATERIAL WITH OPENINGS HAVE A LEAST DIMENSION OF 1/16”MIN. AND 1/4”MAX. OPENING IN ROOF FRAMING MEMBERS SHALL BE PER THE REQUIREMENT OF SECTION R802.7. REQUIRED VENTILATION OPENINGS SHALL OPEN DIRECTLY TO THE OUTSIDE AIR AND SHALL BE PROTECTED TO PREVENT THE ENTRY OF BIRDS, RODENTS, SNAKES AND OTHER SIMILAR CREATURES. (R806.1)2. THE MINIMUM NET FREE VENTILATING AREA SHOULD BE 1/150 OF THE AREA OF THE VENTED SPACE, EXCEPT FOR THE PROJECT LOCATED IN CLIMATE ZONE 14 OR 16 WITH A CLASS I OR II VAPOR RETARDER AT THE WARM-IN-WINTER SIDE OF THE CEILING AND WHERE MIN. 40% AND MAX 50% OF THE REQUIRED VENTILATION PROVIDED IN THE UPPER PORTION OF THE ATTIC OR RAFTER SPACE PER SECTION R806.2 THEN THE MINIMUM NET FREE VENTILATING AREA CAN BE 1/300 OF THE VENTED SPACE. (R802.2) 3. PROVIDE 1”SPACE BETWEEN THE INSULATION AND THE ROOF SHEATHING WHERE EAVE OR CORNICE VENTS PROVIDE BLOCKING, BRIDGING AND INSULATION SHALL NOT BLOCK THE FREE FLOW OF AIR. (R806.3)4. INSTALL VENTILATOR PER MANUFACTURER INSTRUCTION. INSTALL VENTILATOR IN ROOF PER SECTION R903 AND VENTILATOR IN WALL ASSEMBLIES PER SECTION R703.1.5. FOR THE ATTIC WITH VERTICAL HEIGHT GREATER THAN OR EQUAL TO 30”(VERTICAL HEIGHT MEASURED FROM THE TOP OF CEILING JOIST TO THE BOTTOM OF THE ROOF RAFTERS) WITHIN 30S.F. MIN. PROVIDE THE OPENING WITH ROUGH-FRAMED OPENING OF NOT LESS THAN 22”X30”WHICH SHOULD BE LOCATED IN HALLWAY OR OTHER LOCATION WITH READY ACCESS. IF THE ACCESS LOCATED IN THE WALL THEN THE WIDTH SHOULD BE 22”AND HEIGHT SHOULD BE 30”MIN. IF LOCATED IN CEILING THEN THE MIN. UNOBSTRUCTED HEADROOM IN THE ATTIC SHOULD BE 30”FROM THE BOTTOM OF CEILING JOIST AT SOME POINT. ROOF DRAINAGE:IF THE PROJECT LOCATED IN THE AREA WITH EXPANSIVE OR COLLAPSIBLE SOILS, WATER RUNOFF FROM ROOFS OF ALL DWELLINGS SHALL BE DISCHARGED TO THE GROUND SURFACE NOT LESS THAN 5 FEET FROM FOUNDATION WALLS OR TO AN APPROVED DRAINAGE SYSTEM. (R801.3) -REF.CIVIL DWGS FOR STORM WATER MANAGMENT AND SYSTEM.WEATHER PROTECTION: 1. ROOF DECKS SHALL BE COVERED WITH APPROVED ROOF COVERINGS SECURED TO THE BUILDING OR STRUCTURE IN ACCORDANCE WITH THE CHAPTER 9 OF THE CURRENT IRC. ROOF ASSEMBLIES SHALL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH THE CHAPTER 9 OF IRC AND THE APPROVED MANUFACTURER’S INSTRUCTIONS SUCH THAT THE ROOF ASSEMBLY SHALL SERVE TO PROTECT THE BUILDING OR STRUCTURE. (R903.1)2. PROVIDE AND INSTALL FLASHING TO PREVENT ENTRY OF MOISTURE TO WALL AND ROOF ASSEMBLIES THRU THE JOINTS IN COPINGS, PERMEABLE MATERIAL, AND AT INTERSECTION WITH PARAPET WALLS AND OTHER PENETRATION THRU ROOF. (R903.2) 3. FLASHINGS SHALL BE INSTALLED AT WALL AND ROOF INTERSECTIONS, WHEREVER THERE IS A CHANGE IN ROOF SLOPE OR DIRECTION AND AROUND ROOF OPENINGS. A FLASHING SHALL BE INSTALLED TO DIVERT THE WATER AWAY FROM WHERE THE EAVE OF A SLOPED ROOF INTERSECTS A VERTICAL SIDEWALL. WHERE FLASHING IS OF METAL, THE METAL SHALL BE CORROSION RESISTANT WITH A THICKNESS OF NOT LESS THAN 0.019 INCH (0.5 MM) (NO. 26 GALVANIZED SHEET). (R903.2.1)4. A CRICKET OR SADDLE SHALL BE INSTALLED ON THE RIDGE SIDE OF ANY CHIMNEY OR PENETRATION MORE THAN 30 INCHES (762 MM) WIDE AS MEASURED PERPENDICULAR TO THE SLOPE. CRICKET OR SADDLE COVERINGS SHALL BE SHEET METAL OR OF THE SAME MATERIAL AS THE ROOF COVERING. EXCEPT FOR UNIT SKYLIGHTS INSTALLED IN ACCORDANCE WITH HYPERLINK "HTTPS://CODES.ICCSAFE.ORG/LOOKUP/CRC2019P1_PT03_CH03_SECR308.6" SECTION R308.6 AND FLASHED IN ACCORDANCE WITH THE MANUFACTURER’S INSTRUCTIONS SHALL BE PERMITTED TO BE INSTALLED WITHOUT A CRICKET OR SADDLE. (R903.2) 5. PARAPET WALLS SHALL BE PROPERLY COPED WITH NONCOMBUSTIBLE, WEATHERPROOF MATERIALS OF A WIDTH NOT LESS THAN THE THICKNESS OF THE PARAPET WALL. (R903.3)6. UNLESS ROOFS ARE SLOPED TO DRAIN OVER ROOF EDGES, ROOF DRAINS SHALL BE INSTALLED AT EACH LOW POINT OF THE ROOF. IF WATER CAN BE ENTRAPPED WITHIN THE ROOF AREA THEN SECONDARY EMERGENCY OVERFLOW ROOF DRAINS OR SCUPPERS SHALL BE PROVIDED PER SECTION R903.4.1. (R903.4) 7. SNOW STOPS REQUIRED AT ALL ROOF PITCHES THAT SHED ONTO POTENTIALLY OCCUPIED AREAS PER R901 AS AMENDED BY CITY OF ASPENMISC. NOTES:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE & RAKE COMPONENTS. G.C. TO PROVIDE MOCK-UPS.3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON FLOOR PLANSDATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22ROOF PLAN -HEIGHTOVER TOPOGRAPHYKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-3.1TBDRYAN McDANIEL, AIA3/16" = 1'-0"1ROOF PLAN - HEIGHT OVER TOPOGRAPHYNO. REVISION DATE1PROPERTY LINE2FRONT YARD SETBACK3REAR YARD SETBACK4SIDE YARD SETBACK5STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.06WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.07FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0ROOF PLAN NOTESAKEYNOTESBROOF HEIGHT OVER TOPOGRAPHYPOINTROOF ELEVATIONNATURAL GRADEFINISHED GRADEHT. ABV. PT. 1 -7911.50'7893'7893.50'18.50'PT. 2 -7914.42'7893'7893.50'21.42'PT. 3 -7909.85'7893'7893.50'16.85'PT. 4 -7912.08'7893'7893.50'19.08'PT. 5 -7916.68'7893'7893.50'23.68'PT. 6 -7912.08'7893'7893.50'19.08'PT. 7 -7910.82'7893'7893.50'17.82'PT. 8 -7907.60'7894'7893.50'14.10'PT. 9 -7911.57'7893'7893.50'18.57'PT. 10 -7911.56'7893'7893.50'18.56'PT. 11 -7916.23'7893'7893.50'23.23'PT. 12 -7916.91'7893'7893.50'23.91'PT. 13 -7916.91'7893'7893.50'23.91'PT. 14 -7907.80'7893'7893.50'14.80'*BOLD GRADE POINTS INDICATE MOST RESTRICTIVE ELEVATION.122 FIRST FLOOR F.F. 7894.83' FIRST FLOOR F.F. 7894.83' SECOND FLOOR F.F. 7904.91' SECOND FLOOR F.F. 7904.91' ROOF PLATE 7911.75' ROOF PLATE 7911.75' FIRST FLOOR PLATE 7893.44' FIRST FLOOR PLATE 7893.44' SECOND FLOOR PLATE 7903.52' SECOND FLOOR PLATE 7903.52' LOWEST EXISTING GRADE 7893.00' LOWEST EXISTING GRADE 7893.00' 9 10 41 A 13 2526 3 1 1 1 12:1212:1212:121/3 POINT FROM EAVE TO RIDGE18' - 11 1/2"1/3 POINT FROM EAVE TO RIDGE18' - 10 5/8"7919.57' 7922.07'23' - 10 7/8"7906.65'1/3 POINT FROM EAVE TO RIDGE20' - 9 3/4"7916.91' 2 3 4 5 6 7 HISTORIC CHIMNEY TO BE RESTORED. IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS. HISTORIC IRON RIDGE ORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.2' - 6"1 A-5.0 25' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"7921.27' 7919.57'12:1212:123 :1 2 3:12 4 :1 25:12 8 ABV. F.F.42" MIN.99 AD-3.0 2 4 AD-1.0 5 AD-1.0 2 AD-1.0 3 AD-1.0 2' - 0" 3 STEPS UP TO PORCH -TO MATCH HISTORIC AD-3.0 1 AD-3.0 3 5.195.33 AD-3.0 4 9 10 10 AD-1.0 9 AD-1.0 WINDOWS & DOORS: AUTHORIZED DEALER (PRODUCTS LISTED BELOW) SUPPLIER:ASSOCIATED BUILDING SUPPLY ADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626 CONTACT:JOE YOUNAN PHONE:949-872-3319 FAX:206-666-2150 EMAIL:JYOUNAN@ABSSOCAL.COM WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM ALUMINUM CLAD WINDOWS & PATIO DOORS MANUFACTURER: JELD-WEN WINDOWS & DOORS PRODUCT:CUSTOM COLLECTION ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601 PHONE:541-885-7412 OR 800-535-3936 FAX:541-884-3331 WEB:WWW.JELD-WEN.COM MULTI SLIDE DOORS & STOREFRONT MANUFACTURER:WESTERN WINDOW SYSTEMS PRODUCT: SERIES 600 & STOREFRONT SYSTEMS ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040 PHONE: 877.268.1300 WEB: WWW.WESTERNWINDOWSYSTEMS.COM HORIZONTAL CLAPBOARD WOOD SIDING: MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC. ADDRESS:10901 ELM AVENUE, FONTANA, CA 92337 PHONE:949.356.6366 COLOR: PAINTED -ARTIC WHITE APPLICATION: ARTISAN LAP SIDING 4" (SMOOTH) W/. MITERED CORNER CODE: ICC# ESR-2290 VERTICAL WOOD SIDING: MANUFACTURER:KEBONY USA COLOR:LIGHT BROWN/GRAY, TO BE APPROVED BY ARCH. & OWNER APPLICATION:1X4 (4") T&G W/. NICKIE JOINT, VERIFY GAP W/. ARCHITECT PRODUCT:KEBONY CLEAR CLADDING CODE:INSTALL PER MANUFACTURER & R703 COMPOSITE WOOD SHINGLE SIDING: MANUFACTURER:NUCEDAR SHINGLES COLOR:PAINTED -ARTIC WHITE, ARCH. & OWNER TO APPROVE SPECIES:PVC COMPOSITE SIZE:18" ROUGHSAWN (7" EXPOSURE) APPLICATION:NO EDGE BOARDS, ALTERNATE BUTT JOINTED CORNERS BRICK VENEER: MANUFACTURER:ELDORADO STONE ADDRESS:1200 INDUSTRY STREET, EVERETT, WA 98203 PHONE:425.407.0107 STONE TYPE:BRICK SAWN VENEER COLOR:NATURAL -TO BE APPROVED BY ARCH. & OWNER APPPLICATION:MODULAR BRICK COURSE PER ELEVATIONS, ARCH. TO APPV. THICKNESS:3/4" -1" CODE:ICC# ESR-1215 METAL PANELING: KYNAR PAINTED ALUM. MANUFACTURER:OCM, OLC COUNTRY MILLWORK INC. COLOR:SLATE-GREY, ARCH. TO APPROVE FINISH:ACM PANEL -ARCH. TO APPROVE SIZING & REVEAL APPLICATION:LAPPING PANELS THICKNESS:VARIES -ARCH. TO APPROVE WEIGHT:< 15 LBS./S.F. WOOD SHINGLE ROOFING: PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE RATED MANUFACTURER:FSR TREATMENT. INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.) COLOR: NATURAL APPLICATION: 18" RE-BUTTED & RE-JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURE CLOSED:VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSING CODE:ICC# ESR-1410, CLASS 'A' ASSEMBLY WEIGHT: N/A. STANDING SEAM METAL ROOFING (CLASS 'A'): PRODUCT:SEAM METAL ROOFIN, ULTRA-COOL, CB-150 MANUFACTURER:CUSTOM-BILT METALS ADDRESS:1333 CORPORATE DR., STE. 103, IRVING, TX, 75038 PHONE:888.875.8484 COLOR:GRAY, TO BE APPROVED BY ARCH. & OWNER NOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS) CODE:ICC# ESR-2048, CLASS 'A' ASSEMBLY WEIGHT:APPX. 2 PSF COOL ROOFING (CLASS 'A'): PRODUCT:TPO MEMBRANE MANUFACTURER:GAF, EVERGUARD -WWW.GAF.COM COLOR:ENERGY GRAY, TO BE APPROVED BY ARCH. & OWNER MIN. 3 YEARS AGED SOLAR REFLECTANCE 0.63 & MIN. THERMAL EMITTANCE 0.75 OR 3 YEAR AGED SRI OF AT LEAST 75 APPLICATION:INSTALL PER MANUFACTURER CODE:UL LISTING ER1306-1 TPO FULLY ADHERED CLASS 'A' WEIGHT :N/A. GUTTERS: MATERIAL: METAL -ALUM. PAINTED KYNAR SHAPE: HALF ROUND (5") (VERIFY W/. ARCH.) GARAGE DOORS: SUPPLIER:RANCH HOUSE DOORS WEB:WWW.RANCHHOUSEDOORS.COM STYLE: CUSTOM MATERIAL: CUSTOM BUILT, WOOD WATERPROOF DECK MEMBRANE: MANUFACTURER:WESTCOAT ALX WALKING DECK (CLASS 'A') ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA, 92102 PHONE: 800.250.4519 WEB:WWW.WESTCOAT.COM CODE:ICC # ESR-2201 FLASHING & WEATHERSTRIPPING PROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION. FIRST FLOOR F.F. 7894.83' SECOND FLOOR F.F. 7904.91' FIRST FLOOR PLATE 7893.44' SECOND FLOOR PLATE 7903.52' LOWEST EXISTING GRADE 7893.00' LOWEST EXISTING GRADE 7893.00' CARRIAGE HOUSE F.F. 7894.83' 39 47 49 63 60 62 5421 6 7 2 9 13 7012:1212:1212:1212:127917.20' 7919.57' 7914.60' 7917.45'1/3 POINT FROM EAVE TO RIDGE19' - 1"1/3 POINT FROM EAVE TO RIDGE17' - 9 7/8"1/3 POINT FROM EAVE TO RIDGE14' - 5 1/8"5 3 5 6 5 4 3 HISTORIC IRON RIDGE ORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS. 7921.27' HISTORIC IRON RIDGE ORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS. 1 A-5.1 ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7. ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"25' - 0"1/2 POINT FROM EAVE TO RIDGE23' - 8 1/8"FAUX BARN DOOR TO MATCH HISTORIC PHOTOS WINDOW TO MATCH HISTORIC PHOTOS. BOTTOM PANEL TO BE SCREENED GLASS 5.9 5.10 7913.45' 15 12:1212:12AD-3.0 2 AD-3.0 2 AD-3.0 2 4 AD-1.0 5 AD-1.0 10 AD-3.0 1 12:12AD-3.0 4 10 AD-1.0 10 AD-1.0 8 AD-1.0 FIRST FLOOR F.F. 7894.83' FIRST FLOOR F.F. 7894.83' FIRST FLOOR PLATE 7893.44' FIRST FLOOR PLATE 7893.44' LOWEST EXISTING GRADE 7893.00' LOWEST EXISTING GRADE 7893.00' 12 3 12 47 46 55 7921.27' 7919.57'12:121/3 POINT FROM EAVE TO RIDGE13' - 0"HISTORIC CHIMNEY TO BE RESTORED. IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS. HISTORIC IRON RIDGE ORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS. HISTORIC CHIMNEY TO BE RESTORED. IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS. HISTORIC IRON RIDGE ORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.1/3 POINT FROM EAVE TO RIDGE19' - 1"7 3 5 55 3 1 A-5.1 25' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"1/3 POINT FROM EAVE TO RIDGE18' - 6 1/8"1/3 POINT FROM EAVE TO RIDGE17' - 9 7/8"1/2 POINT FROM EAVE TO RIDGE23' - 8 1/8"7913.45' AD-3.0 2 AD-3.0 2 4 AD-1.0 5 AD-1.0 2 AD-1.0 3 AD-1.0 DR. TO BE FLUSH SOLID CORE, PAINTED WHITE. SEE DTLS. 2&3/AD-3.0 19 HD. HT.15' - 2 3/4"9 8 AD-1.0 9 AD-1.0 8 AD-1.0 AD-3.0 5 AD-3.0 5 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 06.13.22 EXTERIOR ELEVATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHN KAO 312 ASPEN AIRPORT BUSINESS CENTER, STE. D, ASPEN, CO, 81611 HPC THIRD CHECK 233 W. BLEEKER ST., ASPEN, CO, 81611 A-4.0 TBD RYAN McDANIEL, AIA 3/16" = 1'-0"2 NORTH ELEVATION 3/16" = 1'-0"3 WEST ELEVATION 1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0 2 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 3 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0 4 WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC. 5 CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE A-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC. 6 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC." 7 BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.0 8 ACM PANEL - REF. MAT. SCHEDULE A-4.0 9 EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33, SEE SPECIFICATIONS & CUT SHEET ON A-4.2 10 CUSTOM BUILT WOOD DOOR, ARCH & OWNER TO APPV. CUSTOM ENTRY DOOR WILL BE CRAFTED TO MATCH HISTORIC PHOTOS. 1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS. 2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS. 3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150. NO. REVISION DATE 3/16" = 1'-0"1 EAST ELEVATION -HISTORIC & CARRAIGE HOUSE MATERIAL SPECIFICATIONSA KEYNOTES & GENERAL NOTESB 123 FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'CARRIAGE HOUSE F.F.7894.83'66.1I317922.07'7910.51'6:126:121/2 DISTANCE UP PER APSEN MUNI. CODE13' - 1 7/8"451/3 DISTANCE UP PER APSEN MUNI. CODE24' - 0 1/2"1/3 DISTANCE UP PER ASPEN MUN. CODE14' - 5 1/8"1A-5.0ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"25' - 0"5.347919.57'5:1212:127916.91'7914.60'7917.45'7921.27'12:124:124:1212:121910LESS THAN 12' REQ'D. FOR LIGHT FIXTURE11' - 10 7/8"111189812:1212:12FIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'SECOND FLOOR F.F.7904.91'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'11JD812123217910.51'1A-5.1ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"25' - 0"6.117919.57'7921.30'6.597919.57'7916.91'11010101A-0.2DR. TO BE FLUSH SOLID CORE, STAINED NATURAL. WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMHORIZONTAL CLAPBOARD WOOD SIDING:MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.ADDRESS:10901 ELM AVENUE, FONTANA, CA 92337PHONE:949.356.6366COLOR: PAINTED -ARTIC WHITEAPPLICATION: ARTISAN LAP SIDING 4" (SMOOTH) W/. MITERED CORNERCODE: ICC# ESR-2290VERTICAL WOOD SIDING:MANUFACTURER:KEBONY USACOLOR:LIGHT BROWN/GRAY, TO BE APPROVED BY ARCH. & OWNERAPPLICATION:1X4 (4") T&G W/. NICKIE JOINT, VERIFY GAP W/. ARCHITECTPRODUCT:KEBONY CLEAR CLADDINGCODE:INSTALL PER MANUFACTURER & R703COMPOSITE WOOD SHINGLE SIDING:MANUFACTURER:NUCEDAR SHINGLESCOLOR:PAINTED -ARTIC WHITE, ARCH. & OWNER TO APPROVESPECIES:PVC COMPOSITESIZE:18" ROUGHSAWN (7" EXPOSURE)APPLICATION:NO EDGE BOARDS, ALTERNATE BUTT JOINTED CORNERSBRICK VENEER:MANUFACTURER:ELDORADO STONEADDRESS:1200 INDUSTRY STREET, EVERETT, WA 98203PHONE:425.407.0107STONE TYPE:BRICK SAWN VENEERCOLOR:NATURAL -TO BE APPROVED BY ARCH. & OWNERAPPPLICATION:MODULAR BRICK COURSE PER ELEVATIONS, ARCH. TO APPV.THICKNESS:3/4" -1"CODE:ICC# ESR-1215METAL PANELING: KYNAR PAINTED ALUM.MANUFACTURER:OCM, OLC COUNTRY MILLWORK INC.COLOR:SLATE-GREY, ARCH. TO APPROVEFINISH:ACM PANEL -ARCH. TO APPROVE SIZING & REVEALAPPLICATION:LAPPING PANELSTHICKNESS:VARIES -ARCH. TO APPROVEWEIGHT:< 15 LBS./S.F.WOOD SHINGLE ROOFING:PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE RATEDMANUFACTURER:FSR TREATMENT. INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.)COLOR: NATURALAPPLICATION: 18" RE-BUTTED & RE-JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURECLOSED:VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSINGCODE:ICC# ESR-1410, CLASS 'A' ASSEMBLYWEIGHT: N/A.STANDING SEAM METAL ROOFING (CLASS 'A'):PRODUCT:SEAM METAL ROOFIN, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSADDRESS:1333 CORPORATE DR., STE. 103, IRVING, TX, 75038PHONE:888.875.8484COLOR:GRAY, TO BE APPROVED BY ARCH. & OWNERNOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS)CODE:ICC# ESR-2048, CLASS 'A' ASSEMBLYWEIGHT:APPX. 2 PSFCOOL ROOFING (CLASS 'A'):PRODUCT:TPO MEMBRANEMANUFACTURER:GAF, EVERGUARD -WWW.GAF.COMCOLOR:ENERGY GRAY, TO BE APPROVED BY ARCH. & OWNERMIN. 3 YEARS AGED SOLAR REFLECTANCE 0.63 & MIN. THERMAL EMITTANCE 0.75OR 3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALL PER MANUFACTURERCODE:UL LISTING ER1306-1 TPO FULLY ADHERED CLASS 'A'WEIGHT:N/A.GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOODWATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ALX WALKING DECK (CLASS 'A')ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA, 92102PHONE: 800.250.4519WEB:WWW.WESTCOAT.COMCODE:ICC # ESR-2201FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'CARRIAGE HOUSE F.F.7894.83'CARRIAGE HOUSE F.F.7894.83'111451/3 DISTANCE UP PER ASPEN MUN. CODE14' - 5 1/8"1A-5.025' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.7913.45'684AD-1.02AD-1.03AD-1.05AD-1.097AD-1.0FIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'85.512:126:121/3 DISTANCE UP PER APSEN MUNI. CODE17' - 7 1/2"6557HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.1A-5.025' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.5.36AD-3.024AD-1.05AD-1.09AAD-3.01AD-3.04DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22EXTERIORELEVATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-4.1TBDRYAN McDANIEL, AIA1T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.02STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.03ACM PANEL - REF. MAT. SCHEDULE A-4.04WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF ANDMONITOR. ANY NEW SIDING WILL MATCH HISTORIC."5CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULEA-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC.6WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.07WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDEDWORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC.8GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.9DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)10EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33, SEESPECIFICATIONS & CUT SHEET ON A-4.211CUSTOM BUILT WOOD DOOR, ARCH & OWNER TO APPV. CUSTOM ENTRY DOOR WILL BE CRAFTED TO MATCH HISTORICPHOTOS.3/16" = 1'-0"3SOUTH ELEVATION3/16" = 1'-0"4EAST ELEVATIONMATERIAL SPECIFICATIONSAKEYNOTES & GENERAL NOTESBNO. REVISION DATE3/16" = 1'-0"2NORTH ELEVATION - CARRIAGE HOUSE3/16" = 1'-0"1SOUTH ELEVATION - HISTORIC1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.124 WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMHORIZONTAL CLAPBOARD WOOD SIDING:MANUFACTURER: JAMES HARDIE BUILDING PRODUCTS, INC.ADDRESS:10901 ELM AVENUE, FONTANA, CA 92337PHONE:949.356.6366COLOR: PAINTED -ARTIC WHITEAPPLICATION: ARTISAN LAP SIDING 4" (SMOOTH) W/. MITERED CORNERCODE: ICC# ESR-2290VERTICAL WOOD SIDING:MANUFACTURER:KEBONY USACOLOR:LIGHT BROWN/GRAY, TO BE APPROVED BY ARCH. & OWNERAPPLICATION:1X4 (4") T&G W/. NICKIE JOINT, VERIFY GAP W/. ARCHITECTPRODUCT:KEBONY CLEAR CLADDINGCODE:INSTALL PER MANUFACTURER & R703COMPOSITE WOOD SHINGLE SIDING:MANUFACTURER:NUCEDAR SHINGLESCOLOR:PAINTED -ARTIC WHITE, ARCH. & OWNER TO APPROVESPECIES:PVC COMPOSITESIZE:18" ROUGHSAWN (7" EXPOSURE)APPLICATION:NO EDGE BOARDS, ALTERNATE BUTT JOINTED CORNERSBRICK VENEER:MANUFACTURER:ELDORADO STONEADDRESS:1200 INDUSTRY STREET, EVERETT, WA 98203PHONE:425.407.0107STONE TYPE:BRICK SAWN VENEERCOLOR:NATURAL -TO BE APPROVED BY ARCH. & OWNERAPPPLICATION:MODULAR BRICK COURSE PER ELEVATIONS, ARCH. TO APPV.THICKNESS:3/4" -1"CODE:ICC# ESR-1215METAL PANELING: KYNAR PAINTED ALUM.MANUFACTURER:OCM, OLC COUNTRY MILLWORK INC.COLOR:SLATE-GREY, ARCH. TO APPROVEFINISH:ACM PANEL -ARCH. TO APPROVE SIZING & REVEALAPPLICATION:LAPPING PANELSTHICKNESS:VARIES -ARCH. TO APPROVEWEIGHT:< 15 LBS./S.F.WOOD SHINGLE ROOFING:PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE RATEDMANUFACTURER:FSR TREATMENT. INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.)COLOR: NATURALAPPLICATION: 18" RE-BUTTED & RE-JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURECLOSED:VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSINGCODE:ICC# ESR-1410, CLASS 'A' ASSEMBLYWEIGHT: N/A.STANDING SEAM METAL ROOFING (CLASS 'A'):PRODUCT:SEAM METAL ROOFIN, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSADDRESS:1333 CORPORATE DR., STE. 103, IRVING, TX, 75038PHONE:888.875.8484COLOR:GRAY, TO BE APPROVED BY ARCH. & OWNERNOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS)CODE:ICC# ESR-2048, CLASS 'A' ASSEMBLYWEIGHT:APPX. 2 PSFCOOL ROOFING (CLASS 'A'):PRODUCT:TPO MEMBRANEMANUFACTURER:GAF, EVERGUARD -WWW.GAF.COMCOLOR:ENERGY GRAY, TO BE APPROVED BY ARCH. & OWNERMIN. 3 YEARS AGED SOLAR REFLECTANCE 0.63 & MIN. THERMAL EMITTANCE 0.75OR 3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALL PER MANUFACTURERCODE:UL LISTING ER1306-1 TPO FULLY ADHERED CLASS 'A'WEIGHT:N/A.GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOODWATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ALX WALKING DECK (CLASS 'A')ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA, 92102PHONE: 800.250.4519WEB:WWW.WESTCOAT.COMCODE:ICC # ESR-2201FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22EXTERIORELEVATIONS -SPECIFICATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-4.2TBDRYAN McDANIEL, AIAMATERIAL SPECIFICATIONSAKEYNOTES & GENERAL NOTESB1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.NO. REVISION DATE 125 EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.2 x 6 CONST. OR LARGER:R-20 MIN.RAISED FLOOR:R-30 MIN.ROOF:R-30NOTES:1. REF. RESCHECK FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLYFIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.FIRE BLOCKSFIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL.FIRE BLOCK CONSTRUCTIONFIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPSDRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.FLOOR-CEILING ASSEMBLIESDRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS.ATTICSDRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.DRAFT STOP CONSTRUCTIONDRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.ROOM TAGROOM NAME1A-5.011?11ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTSFIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'BASEMENT F.F.7882.75'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'CARRIAGE HOUSE F.F.7894.83'1A-5.112396BEDROOM #2BATH #2W/D.BEDROOM #3ATTICOFFICEPWDR.W.I.C.BUNK ROOMLAUNDRYKITCHENDIRTY KITCHENCARRIAGE HOUSE1' - 4 3/4"8' - 8 1/4"1' - 4 3/4"10' - 8 1/4"10' - 1"12' - 1"12PWDR.DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22BUILDING SECTIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-5.0TBDRYAN McDANIEL, AIA1/4" = 1'-0"1LONGITUDINAL SECTION 1NO. REVISION DATEKEYNOTESDFIRE-BLOCKING & DRAFT STOP NOTESAINSULATION SCHEDULEBANNOTATION LEGENDC126 FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE, AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.FIRE BLOCKSFIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL.FIRE BLOCK CONSTRUCTIONFIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS. DRAFT STOPSDRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.FLOOR-CEILING ASSEMBLIESDRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS.ATTICSDRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.DRAFT STOP CONSTRUCTIONDRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS REQUIRED FOR THE PARTITIONS.EXTERIOR WALL:2 x 4 CONST.:R-13 MIN.2 x 6 CONST. OR LARGER:R-20 MIN.RAISED FLOOR:R-30 MIN.ROOF:R-30NOTES:1. REF. RESCHECK FOR MORE INFORMATION2. PROVIDE BID FOR INSULATION OF ENTIRE HOME*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLYROOM TAGROOM NAME1A-5.011?11ELEVATION / SECTION INDICATORAD-1.01CALL-OUT TAG10.00'SPOT ELEVATIONKEYNOTE TAGREVISION TAGDOOR TAGWINDOW WALL TAGWINDOW TAGFIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.01-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.01-HR RATED EXT CONDITION-REF. DTLS. 7/AD-1.0CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/. CAPILLARY BREAK INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTSFIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'SECOND FLOOR F.F.7904.91'BASEMENT F.F.7882.75'BASEMENT F.F.7882.75'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'SECOND FLOOR PLATE7903.52'1A-5.0PRIMARY BEDROOMGREAT ROOMBUNK ROOMKITCHENBEDROOM #3BATH #3?ATTICMEDIA ROOMGAME ROOM94173109101EAATTIC3' - 6"BATH #5SPOOL5.51' - 4 3/4"8' - 8 1/4"1' - 4 3/4"10' - 8 1/4"1' - 4 3/4"8' - 8 1/4"1' - 4 3/4"10' - 8 1/4"CLR.8' - 7 5/8"10' - 7 5/8"DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22BUILDING SECTIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-5.1TBDRYAN McDANIEL, AIANO. REVISION DATE1/4" = 1'-0"1TRANSVERSE SECTION 1KEYNOTESDFIRE-BLOCKING & DRAFT STOP NOTESAINSULATION SCHEDULEBANNOTATION LEGENDC127 STEP 2:1" MIN.SOLID SHEATHINGWHERE OCCURSWINDOW ROUGHOPENING (R.O.)STEP 1:PENETRATION FLASHING9" MIN. "PROTECTOWRAP" OR BITUTHENE EQUIV.WINDOW ROUGHOPENING (R.O.)FIRST LAYER 15#FELT PAPERWINDOW (SEE PLANFOR TYPE & SIZE)2" MINIMUMOVERLAPSTEP 4:WINDOW (SEE PLANFOR TYPE & SIZE)PENETRATION FLASHING9" MIN. "PROTECTOWRAP" OR BITUTHENE EQUIV.STEP 3:NOTES:1. WINDOWS AND DOORS SHALL BE INSTALLED AND FLASHED IN ACCORDANCE WITH THE FENESTRATION MANUFACTURER'S WRITTEN INSTRUCTION. WINDOW AND DOOR OPENING SHALL BE FLASHED IN ACCORDANCE WITH SECTION R703.4. WRITTEN INSTALLATION INSTRUCTIONS SHALL BE PROVIDED BY THE FENESTRATION MANUFACTURER FOR EACH WINDOW OR DOOR. (R609.1)2. APPROVED CORROSION-RESISTANCE FLASHING SHALL BE APPLIED SHINGLE-FASHION IN A MANNER TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OF WATER TO THE BUILDING STRUCTURAL FRAMING COMPONENTS. SELF-ADHERED MEMBRANES USED AS FLASHING SHALL COMPLY WITH AAMA 711. FLUID-APPLIED MEMBRANES USED AS FLASHING IN EXTERIOR WALLS SHALL COMPLY WITH AAMA 714. THE FLASHING SHALL EXTEND TO THE SURFACE OF THE EXTERIOR WALL FINISH. APPROVED CORROSION-RESISTANCE FLASHING SHALL BE INSTALLED AT THE EXTERIOR WINDOW AND DOOR OPENINGS. FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL EXTEND TO THE SURFACE OF EXTERIOR WALL FINISH OR TO THE WATER-RESISTIVE BARRIER COMPLYING WITH SECTION 703.2 FOR SUBSEQUENT DRAINAGE. MECHANICALLY ATTACHED FLEXIBLE FLASHINGS SHALL COMPLY WITH AAMA 712. FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL BE INSTALLED IN ACCORDANCE WITH ONE OR MORE OF THE FOLLOWING: (R703.4)a. THE FENESTRATION MANUFACTURER'S INSTALLATION AND FLASHING INSTRUCTIONS, OR FOR APPLICATIONS NOT ADDRESSED IN THE FENESTRATION MANUFACTURER'S INSTRUCTIONS, IN ACCORDANCE WITH/. THE FLASHING MANUFACTURER'S INSTRUCTIONS. WHERE FLASHING INSTRUCTIONS OR DETAILS ARE NOT PROVIDED, PAN FLASHING SHALL BE INSTALLED AT THE SILL OF EXTERIOR WINDOW AND DOOR OPENINGS. PAN FLASHING SHALL BE SEALED OR SLOPED IN SUCH A MANNER AS TO DIRECT WATER TO THE SURFACE OF THE EXTERIOR WALL FINISH OR TO THE WATER-RESISTIVE BARRIER FOR SUBSEQUENT DRAINAGE. OPENING USING PAN FLASHING SHALL INCORPORATE FLASHING OR PROTECTION AT THE HEAD AND SIDES.b. IN ACCORDANCE WITH THE FLASHING DESIGN OR METHOD OF A REGISTERED DESIGN PROFESSIONAL.c. IN ACCORDANCE WITH OTHER APPROVED METHOD.DETAIL IS JUST FOR ILLUSTRATION INSTALL FLASHING AND WATERPROOFING AT WINDOW AND DOOR OPENING PER DOOR & WINDOW MGR'G. INTRUCTION AND/OR THE FLASHING MFG;R. INSTRUCTION PER SECTIONS R609.1 & R703.4DOOR, FRAME, & ASSMB'Y. PER MFGR.EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.12x FRAMING PER PLANGYP. BOARD INT. FINISHSHIM SPACE PER DOOR MFGR.HINGE (AS OCCURS)PLYWOOD SHT'G. PER STRUCT.NAILING FLANGE PER MFGR.CAULK & SEAL ALL JOINTS AS REQ'D.INT. TRIM DTL. PER I.D.'AZEK' DOOR JAMB/TRIM PIECE (2X6)EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.1PLYWOOD SHT'G. PER STRUCT.GYP. BOARD INT. FINISHHEADER PER PLAN -REF. STRUCT.DOOR, FRAME, & ASSMB'Y. PER MFGR.SHIM SPACE PER DOOR MFGR.NAILING FLANGE PER MFGR.CAULK & SEAL ALL JOINTS AS REQ'D.INT. TRIM DTL. PER I.D.HEAD TRIM PROFILE -'AZEK' DOOR HEAD/TRIM PIECE (2X6)CORROSION-RESISTANCE METAL FLASHINGW/. DRIP EDGE PER SIDING MFGR.EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.1PLYWOOD -REF. STRUCT.HEADER PER PLAN -REF. STRUCT.GYP. BOARD (INTERIOR)WINDOW FRAME / ASSMB'Y. PER MFGR.2x FRAMING -PER PLANSHIM SPACE PER WDW. MFGR.GYP. BOARD INT. FINISHPLYWD. SHT'G. PER STRUCT.SHIM SPACE PER WDW. MFGR.WINDOW SILL PROFILE - 'AZEK', TRIM PIECE (2X4) APRON W/. STOOL SLOPED 2% MINCAULK & SEAL ALL JOINTS AS REQ'D.CAULK & SEAL ALL JOINTS AS REQ'D.3/8"FRAME SIZE3/8"SASH SIZEYGLAZING SIZEYXOPENINGDAYLIGHTXNAILING FLANGE PER MFGR.NAILING FLANGE PER MFGR.INT. TRIM DETAIL PER I.D.HEAD TRIM PROFILE -'AZEK' WINDOW JAMB/TRIM PIECE (2X6)CORROSION-RESISTANCE METAL FLASHING W/. DRIP EDGE PER SIDING MFGR.R.O.EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.1WINDOW FRAME / ASSMB'Y. PER MFGR.PLYWD. SHT'G. -REF. STRUCT.GYP. BD./INT. FINISH2x FRAMING, PER PLANEXT. FINISH -REF. MATERIAL SCHEDULEA-4.0/A-4.1SHIM SPACE -PER WDW. MFGR.NAILING FLANGE PER MFGR.TRIMMER PER STRUCT.3/8"FRAME SIZE3/8"SASH SIZEYGLAZING SIZEYXOPENINGDAYLIGHTXINT. TRIM DETAIL PER I.D.'AZEK' WINDOW JAMB/TRIM PIECE (2X6)R.O.'AZEK' WINDOW JAMB/TRIM PIECE (2X6)NOTE: REF. R703.6 & MGRG. INSTRUCTIONS FOR INSTALLATIONINTERIOREXTERIORTYP. 5/8" GYP. BD. INT. FINISH AS OCCURWATER-RESISTIVE BARRIER PER MFGR., MIN. (1) LAYER OF NO. 15 ASPHALT FELT IN COMPLIANCE W/. ASTM D226 FOR TYPE 1 OR EQ. OVER ALL WOOD BASED SHEATHING -VERIFY W/. SIDING MFGR.PLYWD. SHT'G. / SHEAR PANEL PER STRUCT., MIN. 1/2" NOMINAL PER R703.6.1 OF CRCDBL. TOP PLATE -2x4 MIN.INT. CLN'G. FINISH PER PLANS, REF. RCPSOLID BLK'G.FLR. OR CLN'G. FRAMING PER STRUCT.INT. FLR. FINISH, PER PLANS2x SILL PLATEFLR. FRAMING (PER STRUCT.) OR FLR. SLAB.1-1/8" FLR. SHT'G. PER STRUCT. (AS OCCURS)2x STUDS PER PLANS, REF. STRUCT DWGS. (MIN. 2"X4" FRAMING STUDS 16" ON CENTER MAX)18" RE-BUTTED & RE-JOINED PERFECTION, WOOD SHINGLE OR SHAKE SIDING PER MATERIAL SCHED. A/A-4.0, MIN. 0.375" THK. WOOD SHAKES & SHINGLES TO COMPLY W/. CRC R703.6 EACH SINGLE/SHAKE ATTACHED W/. 2 STAINLESS STEEL NAILS OR STAPLES (TYPE 304 OR 316 AND PER TABLE R703.6.3(1)/(2) LONG ENOUGH TO PENETRATE SHEATHING BY 1/2" MIN. AND NOT OVERDRIVEN. REF. TABLE R703.6.1 FOR MAXIMUM WEATHER EXPOSURE (LAPPING)AIR-PERMEABLE INSULATION PER PLANSSHINGLES2" HOLE AT 6" O.C.SCREEN SOLDERED TO VENTPREFORMED COPPERRIDGE VENTCLEAT AT 12" O.C.CONCRETE/SANDSTONEFOUNDATIONCONCRETE/SANDSTONE CURB, SEEPLAN FOR SIZEWATERPROOFING PERR406.1.2, MIN. 2PLY HOT-MOP FELTSINTERIOR FINISHPER PLANPLYWOOD SHT'G.BITUTHENE (OR EQUIV.)- 18" ABV. T.O.C.(CONTINUOUS 24")COPPER/S.S. FLASHINGOVER BITUTHENE (OREQUIV.) 6" ABV. T.O.C.EXT. FINISH PER PLANSPRESERVATIVE-TREADEDWOOD SILL PER AWPA U1CORROSION-RESISTANCE WEEPSCREED, MIN. 26 GALVANIZEDSHEET GAGE WEEP SCREED W/.MIN. 3-1/2" ATTACHMENT FLANGEPER R703.7.3 FOR STUCCO FINISHLINE OF CONCRETE SLAB ORPAVED AREA (AS OCCURS)COPPER/S.S. FLASHINGOVER BITUTHENE (OREQUIV.) 6" BELOW FS/NGFLASHING NOTE:REF.MATERIAL SCHEDULE ONA/A-4 FOR FLASHING NOTESNOTE:ALL METAL FLASHING AND WEEP SCREED TO BE OF A SIMILAR TYPE TO AVOID GALVANIC CORROSIONSLOPE 1% MIN.TAPE FLASHINGTAPE FLASHINGEXPANSION JOINTMIN.1/2"1" MIN.VARIESVARIES PER PLANVARIES PER PLANBELOW T.O.S.6"BELOW T.O.C.6"ABOVE T.O.C.1' - 6"VERIES PER PLANABOVE T.O.C.6"AZEK TRIMBOARD 6/4" X 4" ROOFING PER PLAN & MAT. SCHED.ROOF RAFTERS PER STRUCT.ROOF SHT'G PER STRUCT. & ROOFING MFGR.EXTERIOR FINISH PER PLANS & MAT. SCHED.MIN. 24" TO PL.(2) 2X SOLID BLOCKINGINSULATION PER PLAN AND ROOF DETAILSMETAL DEBRIS AND LEAF GUARD TO MATCH GUTTERNOTE:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS.3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON B/T1.1CORRISION-RESISTANCE METAL EAVE FLASHING W/.DRIP EDGE PER ROOFING MFG'R. CORRISION-RESISTANCE METAL GUTTER PER ROOFING MFG'R. (AS OCCUR PER PLAN), ARCH TO APPV. PROFILECORROSION-RESISTANCE METAL Z FLASHING PER EXT. FINISH MFGR.3 1/2"AZEK COVE MOLDING (AZM -80) (3) 2X SOLID BLK'G. FOR 1-HR. COND.3"EXTERIORINTERIORINTERIOR FINISH, PER PLAN (WHERE OCCURS)CDX PLYWD. SHT'G. (PER STRUCT'L. & SIDING MFGR.)INSUL'N. PER INSUL'N. SHED. & PLANSROOFING PER PLAN & MAT. SCHED.CAULK & SEAL AS REQ'D.CORROSION-RESISTANCE METAL RAKE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF FOR METAL ROOFSEXTERIOR FINISH -REF. PLANS & MAT. SCHED.MIN. 24" TO PL.(2) 2X BLOCKINGAZEK 4" CROWN (AZM -49)AZEKTRIMBOARD 1" X 4" CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR.3"(3) 2X SOLID BLK'G. FOR 1-HR. COND.INSULATION PER PLAN AND ROOF DETAILSNOTE:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS.3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON B/T1.1DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22ARCHITECTURALDETAILSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611AD-1.0TBDRYAN McDANIEL, AIANO. REVISION DATEN.T.S.1DOOR & WINDOW FLASHING DTL3" = 1'-0"3EXTERIOR DOOR JAMB (TYP.)3" = 1'-0"2EXTERIOR DOOR HEAD (TYP.)3" = 1'-0"4WINDOW HEAD/SILL DETAIL @ SIDING3" = 1'-0"5WINDOW JAMB @ SIDING3" = 1'-0"6WOOD SHAKE & SHINGLE SIDING1/16" = 1'-0"7RIDGE VENT DETAIL3" = 1'-0"10FOUNDATION DETAIL1 1/2" = 1'-0"8HISTORIC EAVE DTL.1 1/2" = 1'-0"9HISTORIC RAKE DTL.128 OVERALL HEIGHT1' - 6"LENGTH PER ROOF RIDGE1/4" THICK STEEL, ARCH.& OWNER TO APPROVE* FASTENERS PROVIDE BY OTHERSREVEAL6"0 ' - 3 "REVEAL6"ø 0' - 6 3/4"1' - 9 3/4"1' - 3 3/8"1 ' - 1 1 1 /4 "3"4' - 0"3"2 1 .9 3 °HISTORIC GABLE END DETAIL.TO MATCH HISTORIC PHOTOS6" BUILT-UP FASCIAHISTORIC GABLE END DETAIL.TO MATCH HISTORIC PHOTOS5 1/2"3"3"3"1' - 5 1/8"2"1' - 5 1/8"11 3/8"2 7/8"11 1/2"0' - 8 3/32"0' - 10 3/32"2ND CEILING PLATE7916.69'ROOF PL.7917.19'1/4"3 5/8"1/4"4"1/4"7 5/8"1/4"8"1"1"1"1"1"1"1"3"4"1/4"3 5/8"1/4"4"1/4"7 5/8"1/4"8"1"1"1"1"4"1' - 11 5/8"1' - 11 5/8"DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22HISTORICARCHITECTURALDETAILSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611AD-3.0TBDRYAN McDANIEL, AIANO. REVISION DATE1 1/2" = 1'-0"2CAPITAL CRESTING DETAIL3" = 1'-0"1SCALLOP SHINGLE- TYP. ELEVATION1" = 1'-0"3FRONT PEDIMENT ELEV.3/4" = 1'-0"4HISTORIC GABLE END DETAILNOT USED1 1/2" = 1'-0"5CHIMNEY DETAILS129 DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22REALISTICPERSPECTIVE VIEWKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-8.0TBDRYAN McDANIEL, AIANO. REVISION DATE 130 DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS06.13.22REALISTICPERSPECTIVE VIEWKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-8.1TBDRYAN McDANIEL, AIANO. REVISION DATE 131 DATE REVISIONS OWNER INFORMATION: PROJECT STATUS PLAN CHECK NO. 151 KALMUS DRIVE, SUITE G-1 COSTA MESA, CA 92626 714.754.4040 WWW.BRANDONARCHITECTS.COM PROJECT CONTACT THESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON. PROJECT ADDRESS: BRANDON ARCHITECTS 06.13.22 REALISTIC PERSPECTIVE VIEWKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHN KAO 312 ASPEN AIRPORT BUSINESS CENTER, STE. D, ASPEN, CO, 81611 HPC THIRD CHECK 233 W. BLEEKER ST., ASPEN, CO, 81611 A-8.2 TBD RYAN McDANIEL, AIA NO. REVISION DATE 132 SYMBOLDESCRIPTIONDECKING - KEBONY OR SIMILARDIMENSIONAL STONE PAVERSCONCRETE - INTEGRAL COLOR LIGHT GREY SAND FINISHDECORATIVE PEBBLE - 2"-3" ROUNDED PEBBLES, LIGHT GREY, MINIMAL COLOR VARIATIONSTABILIZED DECOMPOSED GRANITE, TANOPTION 1 - TECHO-BLOC AQUASTORM, GREYOPTION 2 - NARROW GRAVEL TWO-TRACKOPTION 3 - SQUARE CONCRETE PAVERSOPTION 4 - NO PATH(SEE DETAILS SHEET FOR OPTION IMAGES)CONCRETE BASE WITH DIMENSIONAL STONE PAVERS ON PEDESTAL PAVING SYSTEM1234567REFERENCE NOTES SCHEDULEHPC SITE PLANL.1.000'5'10'SCALE: 1"=5'NORTHTHIS SHEET CONTAINS LINES,SYMBOLS, ETC THAT ARE IN ACOLOR OTHER THAN BLACKAND IS INTENDED TO BE VIEWEDAND PRINTED IN COLOR VSB L A C K A N D W H I T EISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.5457 LANDSCAPE ARCHITECTURE ▪ LAND PLANNINGPROPERTY LINEPROPERTY LINEPROPERTY LINE HISTORIC SETBACKDRIVEWAYPROPERTY LINE FRONT YARD SETBACK GARAGE SETBACK SIDE YARD SETBACKFRONT PORCHEXISTING TREESTO REMAIN (TYP).SPRINKLERSTRIP (TYP)PROPERTY LINEPARKINGGAS STUB-OUTFOR FREESTANDING GRILL3' FENCE - SEE 2/L.5.026' FENCETYPE 1 - SEE1/L.5.026' FENCE TYPE 2 - SEE 1/L.5.03PLANTER6' FENCE TYPE 2SEE 1/L.5.03RAISED COURTYARD PLANTERS, GREYCONCRETE, BOARD FORM FINISH (TYP)N 2ND ST.W BLEEKER ST ALLEYHISTORICSTRUCTUREHISTORICSTRUCTUREADDITIONADDITION FLAGSTONE STEPPERS FROM SIDEYARD GATE TO SIDEWALKBARN STRUCTURE SETBACKSIDE YARD SETBACKREAR YARD SETBACKSIDE YARD SETBACKHISTORIC SETBACK 6POOL51332112433'-0"2'-6"4"X4" POSTS @ 4" APART,STAIN TO MATCH HOUSECLAD EXTERIOR POOL WALLS INXLITE CONCRETE BEIGE LARGEFORMAT TILES, OR SIMILAR7133 3AR1,044GOMIXED HOSTAS, FERNS, AND ASTILBES (284 sf)(27) Astilbe x arendsii 'Deutschland'(53) Dryopteris filix-mas(119) Hosta (mixed)6HE6AR25PY3PM3AR5HE3CE6HE3CE3AR4HE6AR26IS5PP8NR3CE5SX5CE8IS4NR3PN4PP6HS7IS3PM5HS6IS3PN2NR7NR11AR8AR16MA3PMMIXED HOSTAS, FERNS, AND ASTILBES (14 sf)(2) Astilbe x arendsii 'Deutschland'(3) Dryopteris filix-mas(6) Hosta (mixed)10HS4PM(9) PM(4,554 sf) FXHPC PLANTINGPLANL.2.000'5'10'SCALE: 1"=5'NORTHTHIS SHEET CONTAINS LINES,SYMBOLS, ETC THAT ARE IN ACOLOR OTHER THAN BLACKAND IS INTENDED TO BE VIEWEDAND PRINTED IN COLOR VSB L A C K A N D W H I T EISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.5457 LANDSCAPE ARCHITECTURE ▪ LAND PLANNINGPROPERTY LINEPROPERTY LINEPROPERTY LINE HISTORIC SETBACKDRIVEWAYPROPERTY LINE FRONT YARD SETBACK GARAGE SETBACK SIDE YARD SETBACKFRONTPORCHPROPERTY LINEPARKINGN 2ND ST.W BLEEKER ST ALLEY HISTORICSTRUCTUREHISTORICSTRUCTUREADDITIONADDITIONBARN STRUCTURE SETBACKSIDE YARD SETBACKREAR YARD SETBACKSIDE YARD SETBACKHISTORIC SETBACK LIMIT OF STRUCUTRE BELOW GRADE 134 SHRUBSCODEBOTANICAL / COMMON NAMECONTWATER USEQTYCE Cornus alba 'Crmizam' / Creme de Mint Dogwood5 gal M14PY Phyllostachys aureosulcata / Yellow Groove Bamboo1 gal M25PM Pinus mugo 'Mops' / Mops Mugo Pine5 gal L22PN Pinus sylvestris 'Nana' / Dwarf Scotch Pine20 gal L6PP Prunus besseyi 'P011S' TM / Pawnee Buttes Sand Cherry3 gal L9SX Syringa x 'SMSDTL' TM / Little Darling Lilac5 gal L5GRASSESCODEBOTANICAL / COMMON NAMECONTWATER USEQTYHS Helictotrichon sempervirens / Blue Oat Grass1 gal L21MA Molinia caerulea ssp. arundinacea 'Transparent' / Transparent Moor Grass 3 gal M16PERENNIALSCODEBOTANICAL / COMMON NAMECONTWATER USEQTYAR Actaea racemosa / Black Snakeroot5 gal M40HE Hosta x 'Empress Wu' / Empress Wu Hosta1 gal21IS Iris pallida 'Variegata' / Variegated Sweet Iris1 gal L47NR Nepeta racemosa 'Walker's Low' / Walker's Low Catmint1 gal L21GROUND COVERSCODEBOTANICAL / COMMON NAMECONTWATER USESPACINGQTYFX Festuca (mixed) / EcoloturfSod M4,555 sfGO Galium odoratum / Sweet WoodruffF15 VL8" o.c. 1,044OVERALL PLANT SCHEDULEMIXED HOSTAS, FERNS, AND ASTILBES298 sfAstilbe x arendsii 'Deutschland' / Deutschland Astilbe 28 1 GAL, MDryopteris filix-mas / Male Fern56 1 GAL, MHosta (mixed) / (Mixed Cultivars)124 1 GAL, MMASSED PLANT SCHEDULESHRUBSCODEBOTANICAL / COMMON NAMECONTWATER USECE Cornus alba 'Crmizam' / Creme de Mint Dogwood 5 gal MPM Pinus mugo 'Mops' / Mops Mugo Pine5 gal LPERENNIALSCODEBOTANICAL / COMMON NAMECONTWATER USEAR Actaea racemosa / Black Snakeroot5 gal MHE Hosta x 'Empress Wu' / Empress Wu Hosta 1 galPLANT SCHEDULE HISTORIC STRUCTURE NORTHSHRUBSCODEBOTANICAL / COMMON NAMECONTWATER USECE Cornus alba 'Crmizam' / Creme de Mint Dogwood5 gal MPM Pinus mugo 'Mops' / Mops Mugo Pine5 gal LPN Pinus sylvestris 'Nana' / Dwarf Scotch Pine20 gal LPP Prunus besseyi 'P011S' TM / Pawnee Buttes Sand Cherry 3 gal LSX Syringa x 'SMSDTL' TM / Little Darling Lilac5 gal LGRASSESCODEBOTANICAL / COMMON NAMECONTWATER USEHS Helictotrichon sempervirens / Blue Oat Grass1 gal LPERENNIALSCODEBOTANICAL / COMMON NAMECONTWATER USEAR Actaea racemosa / Black Snakeroot5 gal MIS Iris pallida 'Variegata' / Variegated Sweet Iris1 gal LNR Nepeta racemosa 'Walker's Low' / Walker's Low Catmint 1 gal LGROUND COVERSCODEBOTANICAL / COMMON NAMECONTWATER USEFX Festuca (mixed) / EcoloturfSod MPLANT SCHEDULE HISOTRIC STRUCTURE WESTPERENNIALSCODEBOTANICAL / COMMON NAMECONTWATER USEAR Actaea racemosa / Black Snakeroot 5 gal MPLANT SCHEDULE HISTORIC STRUCTURE SOUTHHPC PLANT LISTSL.2.010'5'10'SCALE: 1"=5'NORTHTHIS SHEET CONTAINS LINES,SYMBOLS, ETC THAT ARE IN ACOLOR OTHER THAN BLACKAND IS INTENDED TO BE VIEWEDAND PRINTED IN COLOR VSB L A C K A N D W H I T EISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.5457 LANDSCAPE ARCHITECTURE ▪ LAND PLANNING 135 SYMBOLMANUFACTURER/MODEL/DESCRIPTIONQTYBEGA 33 0545BEGA 84 2182BEGA 22 2305LIGHTING SCHEDULEHPCLIGHTING PLANL.3.000'5'10'SCALE: 1"=5'NORTHTHIS SHEET CONTAINS LINES,SYMBOLS, ETC THAT ARE IN ACOLOR OTHER THAN BLACKAND IS INTENDED TO BE VIEWEDAND PRINTED IN COLOR VSB L A C K A N D W H I T EISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.5457 LANDSCAPE ARCHITECTURE ▪ LAND PLANNINGPROPERTY LINEPROPERTY LINEPROPERTY LINE HISTORIC SETBACKDRIVEWAYPROPERTY LINE FRONT YARD SETBACK GARAGE SETBACK SIDE YARD SETBACKPORCHPOOL DECKFRONTPORCHPROPERTY LINEPARKINGCOURTYARDN 2ND ST.W BLEEKER ST ALLEY HISTORICSTRUCTUREHISTORICSTRUCTUREADDITIONADDITIONBARN STRUCTURE SETBACKSIDE YARD SETBACKREAR YARD SETBACKSIDE YARD SETBACKHISTORIC SETBACKBEGA 33 054BEGA 33 054BEGA 22 230BEGA 22 230BEGA 84 218BEGA 84 218BEGA 84 218136 DETAILS ANDCUTSHEETSL.5.01THIS SHEET CONTAINS LINES,SYMBOLS, ETC THAT ARE IN ACOLOR OTHER THAN BLACKAND IS INTENDED TO BE VIEWEDAND PRINTED IN COLOR VSB L A C K A N D W H I T EISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0LANDSCAPE ARCHITECTURE ▪ LAND PLANNING 350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.5457PATH TO CARRIAGE HOUSE FAUX DOOR - OPTION 1PATH TO CARRIAGE HOUSE FAUX DOOR - OPTION 2PATH TO CARRIAGE HOUSE FAUX DOOR - OPTION 3137 DETAILSL.5.02ISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0LANDSCAPE ARCHITECTURE ▪ LAND PLANNING 350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.54576 FOOT FENCE TYPE 1NTSEMBED POSTS IN CONCRETEFOOTERS4' TO 5' MAX SPACINGBETWEEN POSTS, OR ASRECOMMENDED TO ENSURESLATS DON'T TWIST OR BOWAS THEY AGE.6" X 6" UPRIGHT POSTS. PAINTWHITE TO MATCH HOUSE1" X 2" SLATS; 14" GAP. PAINTWHITE TO MATCH HOUSE1" X 7" TOP BOARD. PAINT WHITETO MATCH HOUSE6' FENCE HEIGHT.P-RE-463.1-1413 FOOT FENCENTSEMBED POSTS IN CONCRETEFOOTERS5' MAX SPACING BETWEENPOSTS, OR AS RECOMMENDEDTO ENSURE SLATS DON'TTWIST OR BOW AS THEY AGE.4" X 4" UPRIGHT POSTS. PAINTWHITE TO MATCH HOUSE1" X 2" SLATS; 14" GAP. PAINTWHITE TO MATCH HOUSE1" X 7" TOP BOARD. PAINT WHITETO MATCH HOUSE3' FENCE HEIGHT.P-RE-463.1-152138 DETAILSL.5.03ISSUE & REVISION DATESPlot Date: 06/03/22 Project #: 463Drawn By:DKChecked By:STHPC CONCEPT SET 09/27/2021HPC CONCEPT SET 01/07/2022HPC FINAL SET06/03/2022233 W BLEEKER ASPEN, CO 816210,0,0LANDSCAPE ARCHITECTURE ▪ LAND PLANNING 350 MARKET STREET | SUITE 307 | BASALT | CO | 81621 WWW.CONNECTONEDESIGN.COM | 970.355.54576 FOOT FENCE TYPE 2NTSEMBED POSTS IN CONCRETEFOOTERS6' TO 8' MAX SPACINGBETWEEN POSTS. 3-RAILPICKET SUPPORT.6" X 6" UPRIGHT POSTS. STAIN TOMATCH HOUSE1" X 4" SLATS, STAIN TO MATCHHOUSE6' FENCE HEIGHT.3P-RE-463.1-16139 00LANDSCAPE DRAIN COVER IN LAWN1 1/2" = 1'-0"DETAIL-FILETURFPLANTING SOILSUBGRADESTEEL SUPPORTFRAMESTEEL TRAY14" PERFORATIONS;1 34" ON CENTERFILTER FABRICWASHED,OPEN-GRADEDANGULAR AGGREGATETABS AT CORNERS FORLIFTINGSUPPORT FOR FRAME VARIESDEPENDING ON STRUCTURECOVERED4"4" 140 142 143 EPICVUE ® WOOD WINDOWS AND PATIO DOORS 144 2 JELD-WEN.COM 145 3EPICVUE® INTRODUCTION 4 AURALAST® PINE 8 WINDOWS 10 FOLDING WALL SYSTEM 16 GLIDING PATIO DOORS 18 SWINGING PATIO DOORS 20 GLASS OPTIONS 22 EXTERIOR OPTIONS 24 INTERIOR OPTIONS 26 HARDWARE 27 SIMULATED DIVIDED LITES 28 SCREENS 29 ARCHITECTURAL SERVICES 31 WARRANTY AND CERTIFICATIONS 31 TABLE OF CONTENTS 146 EPICVUE® Sophisticated without being stuffy, unadorned without being plain, EpicVue® is built on a philosophy of grand simplicity. Size, while impressive, is but a small aspect of this striking line. Rather, it is through sleek profiles, bold lines, and uninterrupted expanses of glass that these seemingly impossible windows are brought to life. 4 JELD-WEN.COM 147 EPICVUE® 5EPICVUE® 148 6 JELD-WEN.COM When a design concept is both modern and timeless, its construction should be as well. The EpicVue® collection uses state-of-the-art construction techniques and materials including an extruded sash and frame to ensure that its unrivaled beauty will be enjoyed for years to come. Ease of operation, craftsmanship, and strength go without saying. Construct UNPARALLELED 149 7EPICVUE® EXTRUDED ALUMINUM CLAD-WOOD SASH SLEEK, SQUARED, SLIM Contemporary style is evident in details including 90° edging profiles, glazing, and simulated divided lites. No extraneous lines, angles, or steps to distract from the simplicity. Epic views call for epic support and this is one place where minimalism is not welcome. An extruded aluminum sash provides tremendous strength and rigidity to stand up to the elements. SURFACE DETAIL The intention here is to stand out by stepping aside. Smooth surfaces allow the view to take over, bringing the glass as far to the edge as possible. No unnecessary steps or textures get in the way. OPTION-RICH EpicVue® offers multiple wood species from which to choose, 27 standard cladding colors, and even custom colors to match your home. The result is individuality, never complexity. 150 8 JELD-WEN.COM AuraLast® pine is a patented wood product that provides protection against wood rot, water damage, and termites. This water-based process fortifies wood all the way to the core, providing an exclusive level of protection you’ll only find through JELD-WEN. †For warranty details, visit jeld-wen.com, click Support, and select JELD-WEN Warranties. † 151 9EPICVUE® EASY ON THE ENVIRONMENT Water-based treatment releases up to 96% fewer volatile organic compounds (VOCs) during the manufacturing process than traditional solvent-based methods. WET WEATHER PROTECTION Whatever the climate, AuraLast® pine protects against water damage and rot like no other. Whether it’s humidity, storms or dampness, AuraLast® Pine stands up to the rigors of wet weather. TERMITE PROTECTION Termites can be devastating to windows and doors, but not to those built with AuraLast® Pine. It safely and effectively repels termites, preserving the beauty of your investment. 152 These classic window styles let life in with clean design and ease of operation. Additionally, glass options include not only tempered but also annealed glass where desired. Alone or paired with other windows, they introduce light and ventilation in surprising places in a home, delivering strong performance grade ratings regardless of size. Illuminate WINDOW STYLES 10 JELD-WEN.COM 153 11EPICVUE® AWNING This versatile style is hinged at the top to open out from the bottom in an upward swing. CASEMENT DIRECT-SET, CORNER GEOMETRIC, FIXED Hinged at the side, this window opens up design options for many rooms in the home. Do not adjust your display. The wide-open views you see with these windows are real. Minimal frames make it possible for glass to extend farther, even with corner windows. 154 12 JELD-WEN.COM The look takes your breath away. The details help give it back, with innovation in every slim line, advancements in every feature. To us, contemporary means putting style and substance on a level playing field, inspiring awe with every look, touch, and turn. Archetype MODERN PRECISION 155 13EPICVUE® EXTENSION JAMB This component creates a seamless transition between window and interior, offering more wood and less mechanics. The goal is to have a standout home, not just windows that stand out. CASEMENT WINDOW GLAZING STOP A low-profile, square glazing stop enables glass to extend all the way to the edge of the frame. The unfettered millwork allows views to take center stage. 156 14 JELD-WEN.COM SQUARE CORNER UNIT With profiles, glazing, and trim pieces that are unobtrusive, the glass seems to float and wrap around the corner to let in light and scenery. Structural mull can be as little as one-quarter inch. 157 15EPICVUE® This minimalistic window maximizes views so there’s not a bad seat in the house. Modern in every sense of the word, this style turns corners, opening up angles and rooms alike to the beauty outside. Visionary DIRECT-SET WINDOW 158 16 JELD-WEN.COM FOLDING WALL SYSTEM TRACKING DESIGNED TO LAST Folding wall system doors open and close gracefully with tracking at the head. Ball bearings provide smooth operation. Heavy-duty aluminum stands up to weather, foot traffic, and countless openings and closings. This innovative system opens wide to welcome the outdoors inside. Easy to operate and built to last, it creates space like no other. 159 17EPICVUE® Somewhere between performance art and functional origami lies this one-of-a-kind system. Open, closed, or in transition, it brings life into a home with spectacular views and wide-open versatility. Invitation FOLDING WALL SYSTEM 160 18 JELD-WEN.COM Impossibly large views made possible by innovative design. Enjoy the seamless combination of nature and civilization, brought together through a design philosophy that is firmly rooted in both. Limitless GLIDING PATIO DOORS 161 19EPICVUE® GLIDING PATIO DOORGLIDING DOOR TRACK Asymmetrical sizing options make these doors truly special. Panels of different sizes can be ordered to fit the specific needs of a room or patio, creating exactly the right opening space and amount of light desired. Brilliantly engineered, the smoothly operating gliding door track allows you to move large panels of glass almost effortlessly. 162 20 JELD-WEN.COM SWINGING PATIO DOOR These single or French patio doors swing either out or in on side hinges. Both are built with the same design profile as our window line, with bottom rails as narrow as four inches. 163 21EPICVUE® Become one with your surroundings as walls melt away, placing nature front and center. Abundant natural light pours in, integrating your living space with the outdoors. With their modern design and simple operation, our patio doors are as functional as they are attractive. Ease SWINGING PATIO DOORS 164 22 JELD-WEN.COM EpicVue® offers the most comprehensive standard glass options on the market. Even what you can’t see is impressive, such as the three coats of silver that line the glass, helping to make it the most energy-efficient standard glass in the industry. The options you can see make a big difference as well, including tinted and textured glass, providing privacy and individuality in proper doses. Clarity GLASS OPTIONS 165 23EPICVUE® DIRT-RESISTANT GLASS As close to self-cleaning as windows can be. This impressive standard feature fills in the microscopic peaks and valleys on a pane of glass, creating an ultrasmooth surface. Dirt and debris on the glass slip away with the rain. PROTECTIVE FILM This unique film peels off after construction, taking paint, stucco, mud, and other debris with it. It also protects against scratches during the building process. SPACER BAR OPTIONS This thoughtfully-created feature keeps you focused on the view rather than on a flash of metal between panes of glass. Black is standard, while gray and silver are options. This high-performance glass with insulating argon gas fill helps homes stay cooler in the summer and warmer in the winter. With windows this size, efficiency is both imperative and a standard feature. HIGH-GRADE LOW-E GLASS 166 24 JELD-WEN.COM CLAD OPTIONS Dozens of standard color choices, custom anodized options, multiple casing profiles. Of course, with EpicVue® as your starting place, you’ve already made a wise decision. Exterior Options MAKE IT YOURS 3 1/2" FLAT CASING SILL NOSING 2" FLAT CASING EXTENDED SILL NOSING KENISON CASING 1" END CAP CONTEMPORARY FLAT CASING 2" END CAP 167 25EPICVUE® Twenty-seven exterior painted metal clad colors with a commercial-grade finish that meet or exceed the AAMA 2605 requirements. Some colors may require additional lead time. Brilliant White Bone White French Vanilla Heirloom White Mocha Cream Ivory Desert Sand Smoke Silver Stone AdmiralStormy SurfFlagstoneSteele Gray Navy Cranberry Sea Foam Mesa Red Hunter Green Luxury Bronze BlackChestnut Bronze Hartford Green Moss Dark Chocolate Cocoa EXTERIOR CLADDING OPTIONS Clear Champagne Medium Bronze Light Bronze ANODIZED FINISH OPTIONS Dark Bronze Extra Dark Bronze Black Color swatches are for representation only and may not match our colors exactly. 168 26 JELD-WEN.COM Brilliant White Ivory Desert Sand Dove Gunmetal Black INTERIOR PAINT COLORS Walnut Kodiak Charcoal AmericanoFruitwood Cordovan INTERIOR STAINS Reclaimed Fir Knotty Alder Mahogany Pine Red Oak Cherry Walnut White Oak INTERIOR WOOD SPECIES Vertical-Grain Douglas Fir Whatever your tastes, EpicVue® can accommodate. Choose from a variety of stains, colors, hardware, and finishes that complete the look you desire. Interior Options PERSONALIZE Color swatches are for representation only and may not match our colors exactly. Primed 169 27EPICVUE® In addition to style and finish choices, EpicVue® offers single-point or multipoint locking mechanisms. The multipoint locking system is about more than security. With locking connections at the head, sill, and lock itself, it helps the door maintain its shape and keep out water and weather. WINDOWS GLIDING & SWINGING PATIO DOORS FOLDING PATIO DOORS Belmar™ Transitional Handles Harleston™ Traditional Handles Standard Nesting Handle Contemporary Nesting Handle Whitby™ Contemporary Handles Folding Door Handle FINISHES Hardware *Plated finish. **Finish will not change over time. Finishes will perform at or above PVD-tested finishes. All hardware styles not available with all finishes. See your JELD-WEN representative for details. Color swatches are for representation only and may not match our colors exactly. Chestnut Bronze Polished Brass* Satin Nickel*White Polished Chrome* Brushed Brass* Antique Brass* Oil-Rubbed Bronze** Matte Black Black Chrome* 170 28 JELD-WEN.COM SIMULATED DIVIDED LITES (SDL) Square sticking and glazing profiles create an elegant silhouette, offering clean lines of sight and unencumbered views. 5/8" SDL BAR INTERIOR EXTERIOR 7/8" SDL BAR 1 3/8" SDL BAR 2 5/16" SDL BAR 1 1/8" SDL BAR Simulated Divided Lites Add architectural interest to your EpicVue® windows and patio doors with simulated divided lites (SDL). From one large pane of glass, SDLs create the authentic look of individual panes of glass via decorative grilles attached to the interior and exterior of the glass. SDLs are available in a variety of colors as well as different profiles to achieve exactly the look you’re after. PARTITIONED ELEGANCE 171 29EPICVUE® Screens ULTRAVUE® SCREEN PHANTOM SCREENS® TECHNOLOGY These retractable screens provide wide-open views when you want them or breezy protection from the outdoors when you need it. They’re durable, easy to operate, and are available on awning and casement windows. ULTRAVUE ® Today’s screen options are capable of much more than keeping insects out. With a very fine fiberglass or aluminum mesh and light gloss finish for clearer views, UltraVue® insect screens are the very high standard offering on EpicVue®. Available in charcoal or silver finishes, they provide ventilation and improved optical clarity. PATIO DOOR SCREENS As on our windows, UltraVue® screens are standard on patio doors. However, you can choose either a bottom-rolling extruded (regular or heavy duty) screen or a top-hanging screen. Fine mesh for clear viewingCoarse mesh distracts, and hinders view INDUSTRY STANDARD Phantom Screens® Technology is a registered trademark of Phantom Screens. UltraVue® is a registered trademark of Phifer Inc. 172 Our goal is to make every interaction epic. From ordering and delivery through enjoyment and follow-up, our products and our process are designed to exceed expectations. It starts with our craftspeople in Bend, Oregon, and extends to your home with products that are beautiful, high-performing, and built to last. Exceed REACH HIGHER 30 JELD-WEN.COM 173 31EPICVUE® If there’s pride in owning EpicVue, imagine the pride in creating them. That’s a big reason why we stand behind these windows and doors with our 20-Year Limited Warranty—although the craftsmanship suggests that you enjoy them even longer. In our view, sustainability isn’t just about forestry. It’s about customers for life. A product this extraordinary calls for extraordinary service as well. EpicVue® products are made specifically for your project, on your schedule. Our knowledgeable design consultants work in concert with architects, reviewing BIM files, 3D models, and more as needed. It’s not just a custom product, it’s a custom process with orders fulfilled quickly and accurately to ensure that your project is everything you imagined. WARRANTY AND CERTIFICATIONS ARCHITECTURAL SERVICES †For warranty details, visit jeld-wen.com, click Support, and select JELD-WEN Warranties. FSC® and the FSC logo are registered trademarks of the Forest Stewardship Council. † 174 © 2019 JELD-WEN, Inc. All rights reserved. | JELD-WEN, the JELD-WEN Logo, the JW Logo, EPICVUE, and AURALAST are registered trademarks of JELD-WEN, Inc. HARLESTON, BELMAR, and WHITBY are trademarks of JELD-WEN, Inc. PHANTOM SCREENS TECHNOLOGY is a registered trademark of Phantom Screens. ULTRAVUE is a registered trademark of Phifer Inc. FSC® and the FSC logo are registered trademarks of the Forest Stewardship Council. 11-95213 04/19 175 Sliding Door Systems “They have an innate understanding and appreciation for modern design — paying attention to details like clean and thinner profiles that many architects are drawn to.” –Jimmy Sullivan, owner, CitiZen Design Studio 176 Series 600 Multi-Slide Door 17 177 Classic aluminum provides e ortless operation, versatility, and a clean aesthetic. Our thermally broken option provides the same functionality, but with an insulating barrier that increases energy performance in colder climates. Sealed stainless steel ball bearing rollers make our multi-slide doors easy to operate. An interlocking track design provides structural integrity and makes it possible to span wide openings with almost any number of panels. The Series 600 includes a hidden stainless steel multi-point lock to secure its large sliding panels, providing additional strength and protection. A keyed cylinder option is available. Rolling hardware includes two options: a standard 1.81” size and our 3” Monster Roller, capable of handling more than twice the weight of the largest panel. Classic or Thermally Broken AluminumSmooth OperationConcealed Locking System Heavy Duty Hardware A choice of builders for over two decades, Western Window Systems’ Series 600 Multi-Slide Door merges seamlessly into its surroundings. It features large, unobstructed rolling glass panels that stack or slide into pockets for extra-wide openings that expand living space. There’s even a 90-degree option that completely opens up the sides of a room by eliminating a connecting post.Designed to seamlessly blend into nearly any space, the Series 600 features a 2.55” interlock stile, wide panels, and modern details that allow for more light andglass. Clean Design Our dual-pane low-E glass can be customized in a variety of types, colors, and thicknesses for improved privacy, protection, and thermal e iciency. Climate Ready Glass The Series 600 Multi-Slide Door is available in nearly any configuration, with panels up to 12 feet tall (maximum 70 square feet). For complete flexibility, it can be designed to do things like go around curves, bypass obstacles, and bi- part in the center. Nearly any shape is possible, including open corners. Configurations and Sizes 19 178 Our optional premium handle features a minimal one-piece design, comfortable grip, and the option of a keyed cylinder that allows the door to be unlocked from the exterior. Finish is available in brushed nickel or black. The premium handle is not available on pocketing multi-slide door systems. The water barrier sill’s 1.5” interior leg and weep-hole system safeguards against water intrusion. For additional protection, the back leg of each sliding panel penetrates the track to keep out dust and debris. Water Barrier Sill When ease of entry is more important than performance against the elements, our flush sill is the perfect choice. With an interior and exterior sill height of just 0.75”, it lines up with most interior flooring for a smooth transition to the outside. Weep holes in the track allow water to drain away from the door while the back leg of each sliding panel discourages dust and debris. Flush Sill The ability of our signature thinline sill to hide almost completely makes it ideal for projects in which a continuation of flooring from the inside to the outdoors needs to appear virtually seamless. Staggered tracks expose a slim channel on which the panels roll, with the finished floor installed between them. Note: Thinline and flush sills may be less effective at preventing water penetration than the water barrier sill and therefore may not be appropriate in all climates, conditions, and exposures. Thinline Sill The standard choice for all Western Window Systems multi-slide doors, the flush-mounted handle’s clean, narrow design allows panels to easily slide past each other or into a pocket. An optional keyed cylinder allows the door to be unlocked from the exterior. Finish choices are available in brushed nickel or black. Flush-Mounted Handle Aluminum finishes are available in-stock, as designer selections, and can be customized to match nearly any color. For approximate finish options, see page 120. For exact paint swatch samples, contact us. Finishes Our aluminum frame panel screen integrates seamlessly with our sliding glass doors while providing optimal ventilation and protection from outside pests. All Western Window Systems multislide doors are designed with automation in mind. All automation systems are designed, purchased, and installed by third parties. Contact us to find one near you. System Automation Screen Featuring the same rolling glass panels that stack or slide into pockets as our multi-slide door, the Series 600 Multi-Slide Window is a head-turning alternative to a standard opening. Perfect for large, long areas where people congregate, these moving walls of glass frame beautiful views and let in loads of fresh air and natural light. Multi-Slide Window Premium Handle 21 179 Series 600 Sliding Glass Door 23 180 Classic aluminum provides effortless operation, versatility, and a clean aesthetic. Our thermally broken option provides the same functionality, but with an insulating barrier that increases energy performance in colder climates. Sealed stainless steel ball bearing rollers make our sliding glass door easy to operate. Rolling hardware includes two options: a standard 1.81” size and our 3” Monster Roller, capable of handling more than twice the weight of the largest panel. The Series 600 includes a hidden stainless steel multi- point lock to secure its large sliding panels, providing additional strength and protection. A keyed cylinder option is available. Classic or Thermally Broken Aluminum Smooth Operation Concealed Locking System A Western Window Systems Series 600 Sliding Glass Door is a just-about-anywhere sliding glass door. Wide glass panels e ortlessly open to join a master bedroom with a private pool, a living area with a sprawling patio, or a kitchen with a backyard garden. Even a seamless transition between interior rooms is possible. Built to last, our sliding glass doors fit in easily with the way you live. The Series 600 Sliding Glass Door features a 2.55” interlock stile. Clean Design Our dual-pane low-E glass is available in a variety of types, colors, and thicknesses for enhanced privacy, protection, and thermal e iciency. Climate Ready Glass The Series 600 Sliding Glass Door is available in nearly any configuration, with panels up to 72” wide and 144” tall (maximum 60 square feet). Sliding glass doors can also bi-part in the center. Configurations and Sizes 25 181 Our optional premium handle features a minimal one-piece design, comfortable grip, and the option of a keyed cylinder that allows the door to be unlocked from the exterior. Finish choices are brushed nickel or black. Standard on the Series 600 Sliding Glass Door, the 1.5” sill’s interior leg and sloped profile provides a water barrier and meets the commercial specifications of the American Architectural Manufacturers Association (AAMA). Finished to match the color of the frame. 1.5” Sill For increased e ectiveness against the elements, the 1.75” sill features a higher interior leg and a performance rating of HC40 from the American Architectural Manufacturers Association (AAMA). Finished to match the color of the frame. Not available in thermally broken aluminum. 1.75” Sill Our aluminum frame panel screen integrates seamlessly with our sliding glass doors while providing optimum ventilation and protection from outdoor pests. Screen Aluminum finishes are available in-stock, as designer selections, and can be customized to match nearly any color. For approximate finish options, see page 120. For exact paint swatch samples, contact us. Finishes The flush-mounted handle is designed to integrate into the panel for a clean aesthetic. An optional keyed cylinder allows the door to be unlocked from the outside. Finish is available in brushed nickel or black. Flush-Mounted Handle Premium Handle Our optional contemporary handle features a minimal one-piece design, comfortable grip, and the option of a keyed cylinder that allows the door to be unlocked from the exterior. Finish choices are available in brushed nickel or black. *Screen not available with contemporary handle option. Contemporary Handle* 27 182 Sleek and strong, HardiePlank® lap siding is not just our best-selling product – it’s the most popular brand of siding in America. With a full spectrum of colors and textures, homeowners can enjoy protection from the elements and the versatility to make their dream home a reality. From Victorians to Colonials, HardiePlank lap siding sets the standard in exterior cladding. A classic look for THE HOME OF THEIR DREAMS. HardieTrim® Boards Arctic White HardiePlank® Lap Siding Select Cedarmill© Khaki Brown 12 183 13 SELECT CEDARMILL© & SMOOTH Width 5.25 in 6.25 in 7.25 in 8.25 in 9.25 in 12 in Exposure 4 in 5 in 6 in 7 in 8 in 10.75 in Prime Pcs/Pallet 360 308 252 230 190 152 ColorPlus Pcs/Pallet –280 252 210 – – Pcs/Sq 25.0 20.0 16.7 14.3 12.5 9.3 SELECT CEDARMILL©SELECT CEDARMILL© Width 5.25 in 6.25 in 7.25 in 8.25 in 9.25 in 12 in STATEMENT COLLECTION™P DREAM COLLECTION™P P P PRIME P P P P P P SMOOTH SMOOTH Width 5.25 in 6.25 in 7.25 in 8.25 in 9.25 in 12 in STATEMENT COLLECTION™P DREAM COLLECTION™P P P PRIME P P P P P P Thickness 5/16 in Length 12 ft planks BEADED CEDARMILL© & BEADED SMOOTH Width 8.25 in Exposure 7 in Prime Pcs/Pallet 240 ColorPlus Pcs/Pallet 210 Pcs/Sq 14.3 RUSTIC CEDAR* Width 6.25 in 8.25 in Exposure 5 in 7 in Prime Pcs/Pallet 308 240 ColorPlus Pcs/Pallet – – Pcs/Sq 20 14.3 BEADED CEDARMILL©BEADED SMOOTH STATEMENT COLLECTION™ DREAM COLLECTION™P PRIME P STATEMENT COLLECTION™ DREAM COLLECTION™ PRIME P CUSTOM COLONIAL ROUGHSAWN® & CUSTOM COLONIAL SMOOTH® Width 8 in Exposure 6.75 in Prime Pcs/Pallet 240 ColorPlus Pcs/Pallet 240 Pcs/Sq 14.9 STATEMENT COLLECTION™ DREAM COLLECTION™P PRIME P CUSTOM COLONIAL ROUGHSAWN®CUSTOM COLONIAL SMOOTH® RUSTIC CEDAR* *Available exclusively in Northern California District 184 Finishing Touches Install Done Right ColorPlus® Technology Accessories Installation Accessories Trim Accessories Specially formulated to match ColorPlus Technology finishes, our touch-up kits offer resistance to aging, color change and chalking. Estimated one kit per 4000 sq ft of siding or 1600 sq ft of trim. The PacTool® Gecko Gauge is designed to improve the installation experience, allowing one person to hang HardiePlank® lap siding during installation. Studies suggest the Gecko Gauge can improve the speed of solo installation by 30%. TOUCH-UP KITS HARDIEBLADE® SAW BLADES PACTOOL® GECKO GAUGE Eliminate face nails and improve the aesthetic of trim applications around windows, doors and band boards. FLAT TABS OSI® QUAD® MAX sealant offers a high performance sealant solution to color match Statement Collection™ products.* About 18-20 linear feet per tube. Refer to packaging for manufacturer’s recommendations. COLOR MATCHED CAULK Use corner tabs to eliminate face nail holes that would detract from the finished look of corner trim installations. CORNER TABS Find useful job-site tips in our industry-leading Best Practices Guide. For the latest installation instructions, visit jameshardiepros.com *For matching Dream Collection products, contact your local James Hardie representative. Manufactured by Diablo, the HardieBlade® saw blade is designed specifically to cut fiber cement products, and is the only saw blade James Hardie recommends. The blade creates clean, precise cuts while helping to reduce the amount of airborne dust produced. Specially designed to outlast other fiber cement saw blades by 3X, outlasting carbide blades by 60X. 27 185 Endorsements – a reputation built on trust For decades, our fiber cement products have been used to create better places to live. Each new home stands as a testament to our uncompromising quality. That proven track record has earned the loyalty of millions of homeowners and the endorsements of trusted authorities across the building industry. Warranty – for peace of mind James Hardie Non-Prorated Siding Substrate Warranty Coverage 100%100%100% Year10 Year20 Year30 Protect your homes with North America’s #1 brand of siding backed by exceptional warranties. Unlike other brands, James Hardie doesn’t prorate our siding and trim warranty coverage. We stand behind our siding 100% for 30 years and trim for 15 years. ColorPlus® Technology finishes come with a 15-year limited warranty. Listed as top building materials & products by Professional Builder 2018 Chosen by builders as a Brand Leader in Builder magazine for over 20 years James Hardie® siding & trim products have earned the Good Housekeeping Seal 30 186 Grad™ for Kebony 187 for Grad™ Mini Rail The Grad™ Mini Rail is designed to precisely and permanently lock the Kebony Grad™ Cladding in place quickly and easily. The rail clips come placed in the exact position so all you have to do is fasten the rails onto the sheathing or vapor barrier then snap the boards on. The rails create a natural air gap so there’s no need to install furring strips ahead of time. Based on the desired aesthetic, Mini Rails come in two dierent gap sizes and can be installed vertically or horizontally. Watch a video about the Mini Rail system HIGHLIGHTS • Patented clips pre-mounted on aluminum rails • Uniform spacing for the perfect look • Built-in air gap behind the boards • A true hidden fastening system • 50% faster installation time • Made of 100% recyclable aluminum & POM (polyoxymethylene) • No pre-drilling of the boards or rails required 188 Product Number: G2171 Rail Length: Approximately 6 ft. Coverage: 200 sf/box (Based on 24” on center spacing) Product Number: G2172 Rail Length: Approximately 6 ft. Coverage: 200 sf/box (Based on 24” on center spacing) 1x6 w/Narrow Gap 1x6 w/Wide Gap The wide gap gives a similar appearance to a shiplap proﬁle. The narrow gap gives a similar appearance to a nickel gap proﬁle. ⁄” ⁄” 189 Grad™ Spacing Template Included in your Mini Rail box will be a spacing template. This tool is placed between an existing rail and the next rail to keep alignment and gap spacing uniform across the project. Accessories Grad™ Riser Support For roof lines or short runs, you can use the riser support to maintain the correct gap between the stud and the board. The riser support has an opening so you can face fasten the board using the Pro Plug© system for Kebony. 190 In Stock in the USA Kebony Grad™ Cladding One Board Designed for Multiple Aesthetics Proﬁle Product Number Product Name Actual Dimensions Lengths #2682 1x6 Clear Grad™ Cladding ⁄” x 5 ⁄” 10’, 12’, 14’, 16’ Learn more at www.Kebony.us 5 ⁄” ⁄” the board vertically or horizontally with 2 dierent gap sizes to choose from. • 30 year warranty *see warranty info on www.kebony.us • 50-75 year expected life span • No maintenance required • Fades to silver-gray patina when left unﬁnished • In stock, no custom milling required • One board with 2 gap size options Tired of trying to choose the perfect proﬁle for your project? Should you use a shiplap proﬁle or a tongue and groove, and what’s the dierence? In the end, we are all trying to achieve a certain look for our project without fasteners and endless proﬁle options getting in the way. Our Clear Grad™ Cladding was designed to give you the look you want without the worry of choosing between custom proﬁles. The grooves on the back of the board ﬁt seamlessly with the Grad™ system, giving you the option of installing 191 www.kebony.us | 833.795.8660 | info@kebony.us Appearance All Kebony woods have a deep brown color that will turn to a silver-gray patina over time. The speed of this graying process depends on the intensity of exposure to environmental elements like the sun and rain combined with the type of application. KEBONY CLEAR for 192 Phone: 866.393.8883 1000 Sheridan St, Chicopee, MA 01022 www.jainbuildingproducts.com Shingles Shown in Worldly Gray; Sot shown in Cedar NuCedar is distributed by Garden State Lumber. Visit their website www.gardenstatelumber.com or call 800.526.4708. © Copyright 2019 Jain America Holdings, Inc. ALL RIGHTS RESERVED. NuCedar Mills, NuCedar Classic Clapboard, NuCedar Classic Beaded Weatherboard, NuCedar and logo design are registered trademarks of Jain America Holdings, Inc. ALL RIGHTS RESERVED. U.S. PATENTS. ALL RIGHTS RESERVED. PVC MouldingsPVC Sheet StockPVC TrimboardsShingles & Siding Shingles shown in Intellectual Gray 09_2020 193 NuCedar Shingles 13” & 18” ROUGHSAWN SHINGLES FANCY CUT ROUGHSAWN SHINGLES AVAILABLE IN 14 STANDARD COLORS OR CUSTOM PPG PAINT COLORS NuCedar Vertical Siding T&G CHANNEL RUSTIC I T&G SHIPLAP I BOARD & BATTEN I MODERN SHIPLAP SMOOTH & ROUGHSAWN AVAILABLE IN 14 STANDARD COLORS OR CUSTOM PPG PAINT COLORS NuCedar Trim, Sheet & Moulding STANDARD AND SPECIALTY TRIM AND SHEET IN VARIOUS SIZES AVAILABLE IN UNPAINTED, OR PRE-FINISHED IN 16 STANDARD COLORS OR CUSTOM PPG PAINT COLORS House shown in Super White 194 4 NuCedar Shingles in RoughSawn™—Argos SUPER WHITE WOOL SKEIN BASKET BEIGE ARGOS ANTIQUE WHITE WHOLE WEAT INTELLECTUAL GRAY CEDAR SVELTE SAGE QUIVER TAN ALEUTIAN BLUE COASTAL PLAIN BRACING BLUE Available in 14 standard colors or custom PPG Paint colors WORLDLY GRAY NuCedar Shingles NuCedar RoughSawn Shingles™ are Manufactured from PVC making air, weathering, and infestation. Our shingles outperform cedar in durability and color retention, and carry a lifetime limited warranty. 18" 13" RoughSawn™ Shingle (Shown in Cedar Color)Fancy Cut Shingle Shingles Exposure Thickness Width Box Qty 13" 5" 4", 5", 6", 7", 8" 1/4 Square 18" 7" 5", 6", 7", 8", 9" 1/4 Square *1 Square - 100 Sq Ft of coverage 4oz Dauber of Paint Touchup Paint 1 included with every 20 boxes (5 square) Fill & Flex Adhesive for Shingles/Trim 300 ML (10 Oz. Tube) Matching Pint, Quart or Gallon of Paint AC CESSO RIES INSTALLA TION Installs just like traditional cedar shingles. Use exterior grade ring shank (5D Stainless) or siding nails or at least 7/16” wide crown stainless steel staples. Utilizes Standard Trim and Corners. Alternate shingle courses on corners to create a Woven Corner. Timeless Beauty VISIT WWW.JAINBUILDINGPRODUCTS.CO M FO R FUL L INSTA LLATION INSTRUC TIONS FishscaleSquare Round Diamond Hexagonal Octangonal Dog Ear Diagonal LH Diagonal RH Arrow Halfcove Square Shingle Shingles Exposure Thickness Width Box Qty 13" 5" Tapered up to 1/2" Tapered up to 1/2" Tapered up to 1/2" Tapered up to 1/2" 5" 1/8 Square (72 shingles) 18" 7" 5" 1/8 Square (52 shingles) Tapered up to 1/2" 18" Diamond Cut only 7" 7" 1/8 Square (38 shingles) Fancy Cut Shingle NuCedar Shingles accurately capture the natural beauty and charm of precisely tapered, resquared, and rebutted cedar shingles. With no two shingles produced exactly the same, craftsmen are able to create the quilt-like patterns once only possible with natural cedar. Available in 14 traditional colors. 13” & 18” are 5” width only, with the exception of 18” Diamond Cut, which are 7” wide. Shown in ArgosShown in Whole Wheat 195 196 A CHUNK OF HISTORY™ Eldorado Brick isn’t simply a great building material; it’s a piece of history. Molded from centuries-old European dwellings, Eldorado Brick has distinct earthen textures, irregular size dimensions and comes in both traditional and design-forward colors. Eldorado Brick can help transform any space to your desired style whether it’s warm with historical heritage or creative with contemporary sophistication. Ironside TundraBrick (pg. 59) with a standard grout technique.197 59▶NATIONWIDE BRICK VENEER58 TundraBrick® Ashland TundraBrick Chalk Dust TundraBrick Hartford TundraBrick Ironside® TundraBrick Riverbed TundraBrickLatigo® TundraBrick Chalk Dusk TundraBrick using a standard grout technique. 198 199 200 201 New Roof Construction M A N U A L R 202 New Roof Construction Manual Cedar Shake & Shingle Bureau History This manual is intended for use with Western Red Cedar and Alaskan Yellow Cedar shake and shingle application only. Western Red Cedar and Yellow Cedar products manufactured by CSSB members are labeled with the “Certi” brand name. The species is indicated by either “Yellow” or “Red” Cedar at the top of the label. For ease of reference this TMmanual refers to “Certi-label Western Cedar” and the term is understood to include both Western Red Cedar and Alaskan Yellow Cedar products manufactured by CSSB members. Material for this manual has been compiled from various authoritative sources, and many of the construction methods shown herein have been developed by the shake and shingle specialists in both the United States and Canada. The design and application details and methods of construction reflect current good building practice. Other options are possible but ensure that you check with your local code jurisdiction for approval. The information in this manual is not intended to supercede local building codes. On June 9, 1915, at a meeting of the Trustees of the West Coast Lumber Manufacturers Association, it was agreed to establish a branch of the association to serve those members who manufactured shingles. Our influence grew, and as we survived both the Great Depression and World War II, manufacturers continued their quality commitment. In 1963 the organization merged with the Handsplit Shake Bureau to become the Red Cedar Shingle & Handsplit Shake Bureau. Manufacturers’ product lines continued to broaden and, in 1988, the members changed the organization's name to the Cedar Shake & Shingle Bureau. In the late 1980s, mill quality control inspections were subcontracted to independent, third party quality control agencies. Each year the Cedar Shake & Shingle Bureau’s staff answer thousands of technical questions and product selection queries. Our proud history, quality reputation and dedicated members provide excellent Certi-label™ cedar shake and shingle roofing and siding products. TMCerti-label Products Cedar shakes and shingles manufactured by members of the Cedar Shake & Shingle Bureau (”CSSB”) are the only products labeled with the ”Certi” brand name. Certi-label cedar shakes and shingles are made by experienced craftsmen who take pride in their trade and the quality of their product. Despite their varying sizes and sometimes remote locations, member mills are bound together by a rigid quality code. Unannounced independent inspections conducted by accredited third party agencies ensure that product quality is maintained. Products are inspected to conform with various local, national and international codes and standards (contact the CSSB for specific details). Each bundle of product has the mill’s distinctive Certi-label tucked under the bundle strap. Asking for “the blue label” or “number one blue label” is not specific enough: CSSB members' products are the only ones with the Certi brand name on the label. CSSB CSSB Approved Installer Guidelines Product Warranty Good workmanship is crucial to the integrity of any roofing system. Installers should read this manual carefully and ensure that they follow proper workmanship practices. Approved Installers agree to follow the guidelines in this manual, or local code regulations, if stricter than the guidelines contained in this manual. The administers a product warranty for Certi-label product applications performed by an Approved Installer. Warrantied Certi-label products include ONLY Premium Grade and Number 1 Grade materials. Note: This manual replaces all previous versions of the "Cedar Shake and Shingle Bureau Design and Application Manual for New Roof Construction.” INTRODUCTION CONTENTS Certi-label Products pages 1-2 General Design & Application Details pages 3-5 Mansard Roof Details page 6 Low Slope Roof Details page 7 Hip & Ridge Details page 7 Roof Juncture Details pages 8-9 Roof Valley Flashing Details pages 9-10 Roof Projection Flashing Details page 11 Roof Fastener Guidelines page 12 Ventilation Details pages 13-14 Specialty Roof Deck Details pages 15-16 Cold Roof System Details pages 17-18 High Humidity Area Details page 19 Coverage & Exposure Tables page 20 Care & Maintenance Overview pages 21-22 Specification Guidelines pages 23-24 How to Read a Certi-label page 25 Cover House Photo: Architect: Shope Reno Wharton Photo: Robert Benson Cover Product Photo: John Gordon 203 CERTI-LABEL PRODUCTS CERTI-LABEL CEDAR SHAKES Number 2 Red Label A good grade for many applications. Not less than 10" clear on 16" shingles, 11" clear on 18" shingles and 16" clear on 24" shingles. Flat grain and limited sapwood are permitted in this grade. Number 3 Black Label A utility grade for economy applications and secondary buildings. Not less than 6" clear on 16" and 18" shingles, 10" clear on 24" shingles. Number 4 Undercoursing A utility grade for undercoursing of double coursed sidewalls only. Not a roofing material and not to be used as a starter course for roofs. These shakes are sawn both sides. Premium and Number 1 Grades are the most common. Premium Grade is 100% edge grain, 100% clear and 100% heartwood. Number 1 Grade allows up to 20% flat grain in each bundle. Number 2 and 3 Grades are also available. Tapersawn Red Cedar Shakes CEDAR SHAKE & SHINGLE BUREAU THE RECOGNIZED AUTHORITY SINCE 1915 SUMAS, WASHINGTON (604) 820-7700 These shakes have split faces and sawn backs. Cedar logs are first cut into desired lengths. Blanks or boards of proper thickness are split and then run diagonally through a bandsaw to produce two tapered shakes from each blank. Available in Premium Grade (100% edge grain) or Number 1 Grade (Up to 20% flat grain allowed in each bundle). Handsplit Red Cedar Shakes PREMIUM GRADE PREMIUM GRADE CEDAR SHAKE & SHINGLE BUREAU 100% Edge Grain THE RECOGNIZED AUTHORITY SINCE 1915 SUMAS, WASHINGTON (604) 820-7700 CERTI-SPLIT Produced by hand, using a sharp bladed steel froe and a mallet. The natural shingle-like taper is achieved by reversing the block, end-for-end, with each split. Premium Grade only. (100% edge grain)Handsplit Red Cedar Shakes CEDAR SHAKE & SHINGLE BUREAU PREMIUM GRADE 100% Edge Grain 100% Edge Grain THE RECOGNIZED AUTHORITY SINCE 1915 SUMAS, WASHINGTON (604) 820-7700 CERTI-SPLIT Produced by machine or in the same manner as tapersplit shakes except that by splitting from the same end of the block, the shakes acquire the same thickness throughout. Premium Grade only. (100% edge grain) Certi-Split Straight-Split Handsplit Red Cedar Shakes CEDAR SHAKE & SHINGLE BUREAU THE RECOGNIZED AUTHORITY SINCE 1915 SUMAS, WASHINGTON (604) 820-7700 CERTI-SPLIT The premium grade of shingles for roofs and sidewalls. These top-grade shingles are 100% heartwood, 100% clear and 100% edge grain. Available in 16" or 18" or 24" lengths.- 100% Edge Grain - 100% All Clear - - 100% Heartwood - R IGRADECE T Red Cedar Shingles CEDAR SHAKE & SHINGLE BUREAU THE RECOGNIZED AUTHORITY SINCE 1915 SUMAS, WASHINGTON (604) 820-7700 PREMIUM GRADE 100% Edge Grain 1 (604) 820-7700 (604) 820-7700 (604) 820-7700 Certi-Split Handsplit Shakes Certi-Sawn Tapersawn Shakes Certi-Split Tapersplit Number 1 Blue Label CERTIGRADE CEDAR SHINGLES 204 CERTI-LABEL PRODUCTS CERTI-GUARD PRESSURE- FIRE-RETARDANT CEDAR SHAKE & SHINGLE BUREAU TREATED SHAKES & SHINGLES R CERTI-GUARD PRESSURE- FIRE-RETARDANT CEDAR SHAKE & SHINGLE BUREAU TREATED SHAKES & SHINGLES R Pressure-Impregnated Treated Products Certi-Guard Fire-Retardant Treated Cedar Shakes and Shingles Certi-Last Preservative-Treated Cedar Shakes and Shingles Certi-label products can also be treated. Products are available either fire-retardant-treated OR preservative-treated. Special care must be taken to follow the treatment company’s recommended installation instructions. Premium and Number 1 Grades of Certi-Split shakes, Certi-Sawn shakes, and Number 1 Grades of Certigrade shingles are available pressure-impregnated with fire retardants. Certi-Guard products may be used for Class A, B and C roof systems. Contact the treatment company for treatment warranty information, accessory product requirements (including recommended fastener types) and application details for treated cedar material. Local code jurisdictions have additional information regarding applications in specific areas. Premium and Number 1 Grades of Certi-Split shakes, Certi-Sawn shakes, and Number 1 Grades of Certigrade shingles are available preservative-treated by pressure processes. This product is ideal in areas of high humidity. Specify the Certi-Last treating label for this extra protection. Contact the treatment company for treatment warranty information, accessory product requirements (including recommended fastener types) and application details for treated cedar material. Note: Cedar’s natural color varies as shown in these examples, yet without applying a paint or stain it will all weather to a beautiful gray. CERTI-LAST PRESERVATIVE TREATED CEDAR SHAKES & SHINGLES CEDAR SHAKE & SHINGLE BUREAU R • Be sure that felt interlay paper on shakes does not extend below a line that is twice the exposure above the butt (i.e. a 24" shake at 10", exposure would have felt applied 20” above the butt). • Never interlay shingles with felt. • Keyways must not be aligned and must be a minimum 1 1/2” offset from the course above. • DO NOT drive nail heads or staple crowns below wood surface. • Overdriving or underdriving the fasteners can seriously damage the integrity of your roofing system. Roof Applicationn Quick Refereence Guidee 2 Photo: Celia Pearson 205 Figure 1: Spaced Sheathing For applications using varied exposures, the center of the sheathing board should be equal to the distance of the exposure. Figure 3: Spaced Over Solid Combination Sheathing This is the preferred system for shingle application, in areas with high humidity or where additional ventilation is required. When using Certi-Last products, they may be applied directly to the deck. Rafter Rafter header Fascia Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end " approximately 1" over the gable or rake end Product should project 1 1/2 beyond the fascia and " Spaced sheathing Eave protection (extend to rake edge) Certi-label shakes Solid sheathing Figure 2: Solid Sheathing Rafter Rafter header Fascia Eave protection (extend to rake edge) GENERAL DESIGN AND APPLICATION DETAILS 3 Certi-label shakes Note: in areas of high humidity, nailing strips or a continuous ventilation product may be used, or Certi-Last treated shakes may be applied directly to the deck. Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end " Gutter Certi-label shingles Eave protection (extend to rake edge) Solid sheathing Rafter header Fascia Rafter 2 x 4 spacers 1 x 4 or 1 x 6 nailing strips Solid sheathing at eave Solid sheathing at eave Gutter Gutter Sheathing Staggered Butt Applications Shakes and shingles may be applied over spaced sheathing. Spaced sheathing is usually 1 x 4 or 1 x 6 softwood boards and shall not be less than 1 x 4 boards. Solid sheathing is recommended for shakes and may be required in seismic regions or under treated shakes and shingles. Solid sheathing is used in areas with wind-driven snow. Please note that the only solid sheet sheathing tested with Certi-label shakes and shingles is plywood. Check with your local building official for plywood thickness/dimensions. Eave protection is used on the edge where 36" felt underlay is used and should extend up at least 24" beyond the exterior wall but it is not meant to cover the entire roof. Staggered butt applications are made by shortening the exposure less than the greater maximum exposure. No shakes or shingles shall be applied greater than the maximum exposure allowed. Check with local building codes for approval of this installation method. Note: Do not cover the entire deck with . This will not allow shingles to breathe. See CSSB technical bulletin “Asphalt-Saturated Organic Felt” non- permeable underlayment 206 Figure 4: Certi-label Shake Application Architect: Shope Reno Wharton, Photo: Robert Benson GENERAL DESIGN AND APPLICATION DETAILS4 Eave protection ( to rake edge)extend Two nails (only) for each shake approximately 3/4" from edge and approximately 1 1/2" above exposure line. Rafter header Fascia Gutter Adjacent course joints should be offset 1 1/2" minimum Rafter Product should project 1 1/2" beyond the fascia and approximately 1" over the gable or rake end Starter course Exposure Space shakes 3/8" to 5/8" apart Plywood sheathing The bottom edge of the felt should be positioned above the butt of the shake at a distance equal to twice the weather exposure. Never interlay shingles with felt. Currently the only acceptable solid sheathing product tested for use with Certi-label shakes is plywood. Certi-label Shakes Certi-label Shake Application A solid deck is recommended in seismic activity, hurricane and tornado regions and in areas where wind-driven snow is encountered. Roofing felt system interlay between the shake courses is required whether the sheathing is spaced or solid. The felt interlay acts as a baffle that prevents wind-driven snow or other foreign material from entering the attic cavity during extreme weather conditions. The felt interlays also increase the roof's insulation value. The felt interlay system forces water to the surface. If spaced sheathing is used in shake application, the sheathing is usually 1 x 6 boards spaced on centers equal to the weather exposure, (Table 4, Page 20) at which the shakes are to be laid - but never more than 7 ½” for 18” shakes and 10” for 24” shakes on roof installations. When 1 x 4 spaced sheathing is installed at 10" on center, additional 1 x 4 boards must be installed (i.e. maximum allowable spacing is approximately 3 1/2" measured from edge to edge between the sheathing boards). Please note that the only solid sheet sheathing tested with Certi- label™ shakes & shingles is plywood. Check with your local building official for plywood thickness/dimensions. Special care should be taken when installing the felt interlays over spaced sheathing to ensure that an effective baffle is formed (Figure 1). The felt should be applied over the top portion of the shakes and extend on to the spaced sheathing so that the bottom edge of the felt is positioned at a distance above the butt equal to twice the weather exposure. Shakes, like shingles, are normally applied in straight, single courses. The following application details (Figure 4) must be observed. 1. The starter course may be one or two layers of cedar shingles or shakes overlaid with the desired shake. A 15" shake is made expressly for starter and finish courses. 2. Butts of first course shakes should project 1 1/2" beyond the fascia and approximately 1" over the gable or rake end. 3. The CSSB recommends using an 18" wide strip of No. 30 ASTM D226 Type II or No. 30 ASTM D4869 Type IV roofing felt laid over the top portion of shakes and extending on to the sheathing. (Check with your local building official for exact specifications in your area). The bottom edge of the felt should be positioned above the butt of the shake at a distance equal to twice the weather exposure. For example, 24" shakes, felt extends up 14" onto the sheathing forcing water to the surface. 4. Spacing between adjacent shakes should be a minimum of 3/8" and a maximum of 5/8”. 5. Shakes shall be laid with a side lap of not less than 1 1/2" between joints in adjacent courses. 6. Straight-split shakes should be laid with the froe-end (the end from which the shake has been split and which is smoother) towards the ridge. Notes: See page 19 for high humidity areas. 207 Figure 5: Certi-label Shingle Application Figure 5a: Course Alignment For 4:12 slope and steeper, use Number 1 Grade shingles at 5", 5 1/2" and 7 1/2” exposures for 16", 18" and 24" shingles respectively. For lower roof slopes and lower product grades use reduced exposures (See Page 20) Centerline of heart GENERAL DESIGN AND APPLICATION DETAILS Architect: Gaylord Grainger, Libby O’Brien-Smith Architects, Photo: Eduardo Calderon Spaced sheathing should be 1 x 4 or 1 x 6 Rafter header 5 NEW PIC Knot or similar defect 1 1/2" Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end "Fascia Adjacent course joints should be offset 1 1/2" minimum Alternate course joints should not align Gutter Space shingles 1/4" - 3/8" apart Two nails (only) for each shingle approximately 3/4" from edge and approximately 1 1/2” above exposure line. First course doubled or tripled Solid wood sheathing Eave protection (extend to rake edge) Rafter Certi-label Shingles Certi-label Shingle Application There are two acceptable methods for application of spaced sheathing: One is to space 1 x 4 boards to coincide with the weather exposure (Table 2, Page 20) of the shingles (Figure 5). Thus, if the shingles are to be laid at 5 1/2" to the weather, the sheathing boards would also be spaced at 5 1/2" on center. In this method of application each shingle is nailed to the center of the 1 x 4 board. With 7 1/2" weather exposures, the center of the sheathing board shall equal the distance of the weather exposure. Alternatively, although not commonly used, a permeable underlayment (i.e. breathable), such as roofing felt, may be applied over either solid or spaced sheathing. Please note that the only solid sheathing product tested for use with Certi-label shakes and shingles is plywood. Check with your local building official for plywood thickness/dimensions. Regardless of style, the following basic application details (Figure 5) must be observed. 1. Shingles must be doubled or tripled at all eaves. 2. Butts of first course shingles should project 1 1/2" beyond the fascia and approximately 1" over the gable or rake end. 3. Spacing between adjacent shingles (joints) should be a minimum of 1/4" and a maximum of 3/8". 4. Certi-label shingles shall be laid with a side lap not less than 1 1/2" between joints in adjacent courses, and not more than 10% shall be in direct alignment in alternate courses. Check with your local building official in your area. 5. In lesser grade shingles (Figure 5a) containing both flat and vertical grain, joints should not be aligned with centerline of heart. 6. Flat grain shingles wider than 8" should be split in two before nailing. Knots and similar defects should be treated as the edge of the shingle and the joint in the course above placed 1 1/2" from the edge of the defect. 208 The mansard is particularly well suited to renovation work on pitched roof houses because the upper story can be enlarged without adding extra height to the structure. The low downward slope of the mansard roof line acts visually to reduce the scale of a building and helps to eliminate a boxy appearance. This technique is used frequently on large commercial projects, particularly those near residential neighborhoods. It is also a common solution to the problem of avoiding a monotonous appearance on flat- roofed frame apartment buildings. Properly used, a mansard roof can strengthen the design without substantially increasing construction costs. If raised up above the level of a built-up roof the mansard can screen out roof penetrations or mechanical equipment. The variety of mansard roofs is practically infinite. One of the most widely used (and misused) roof designs, its proportions and scale are very important and care should be taken to avoid a mansard roof line that is either too skimpy or too generous. Two of the most widely used roofing materials on the mansard roof are Certi-label cedar shakes and shingles. Cedar shakes, with their heavier texture and solid appearance, are perhaps more frequently specified for mansards although shingles are also used, particularly when a lighter scale is desired. The light weight and ease of application of Certi-label shakes and shingles contribute substantially to economical construction. Construction details for typical mansard roofs are shown in Figure 6. MANSARD ROOF DETAILS Figure 6: Mansard Roof Photo: Murray Levin 6 Eave protection min. 36" Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end " Certi-label shakes Two nails (only) for each shake approximately 3/4" from edge and approximately 1 1/2" above exposure line. Plywood Sheathing The bottom edge of the felt should be positioned above the butt of the shake at a distance equal to twice the weather exposure. Never interlay shingles with felt. Space shakes 3/8" to 5/8" apart 209 Figure 8: Certi-label Hip and Ridge Application Figure 7: Certi-label Shake Application to Low Slope Roofs Intersecting roof surfaces at hips and ridges should be capped to ensure a weather-tight joint. Site-made or factory-assembled hip and ridge units may be used, but both types must have alternate overlaps and concealed nailing (Figure 8). When ridge cap and field product are the same length and grade, the weather exposure of the ridge cap should be the same exposure as the field product of the roof. Nails must be longer than those used on the field of the roof and of sufficient length to penetrate 3/4" into or completely through the sheathing. Install a strip of felt, eave protection material or metal over hip or ridge under the ridge or hip cap. If longer or shorter ridge cap is used, adjust exposure accordingly. Certi-label Hip And Ridge Details LOW SLOPE ROOF DETAILS, HIP AND RIDGE DETAILS 7 24" Certi-label shakes at 10" exposure 18" felt interlay 2 nails per shake Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end " 2 x 4 spacers4" overlap of felt 1 x 4 or 1 x 6 nailing strips Solid sheathing Hot mop or similar approved membrane. Consult your local building official for approved products in your area. Shake starter course 36" felt underlay RafterRafter header Fascia Gutter Solid sheathing at eave Double starter course Notch first piece of starter course Choose material of uniform width between 4" and 5" (if making units with field material) 1 3 2 4 Notched Alternate overlap Cut back edge of shingles or shakes on a bevel Join ridge material with type 304 or 316 stainless steel fasteners See page 12 for fastener details. The minimum roof slope on which Certi-label shakes are recommended is 4:12 and for Certi-label shingles, 3:12. It is possible, however, to apply Certi-label shakes or shingles successfully to solid sheathed roofs of lower slope providing a special method of application is followed (such as Figure 7), however shingles must be applied at a reduced exposure (page 20). Never interlay shingles with felt. The prescribed method provides a double roof on which the Certi- label shakes or shingles are applied to a lattice-like framework embedded in a bituminous surface coating. A hot mop or similar approved membrane should be applied over the roof deck. Consult your local building official for approved products in your area. With the final hot-mop application 2 x 4 spacers of Western Red Cedar or preservative treated lumber are embedded in the bituminous coating. These spacers are installed over the rafters and extend from eave to ridge. Check with your local building official for their preference in your area. Next, 1 x 4 or 1 x 6 nailing strips, spaced according to the weather exposure selected for the Certi-label shakes or shingles, should be nailed across the spacers to form a lattice- like nailing base. For example, if 24" shakes are to be installed at a weather exposure of 10", the nailing strips would also be spaced at 10" on centers. When 1 x 4 spaced sheathing is installed at 10" on center, additional 1 x 4 boards must be installed. Finally, the Certi-label shakes or shingles are applied in the normal manner with a starter course at the eave and felt interlay between each course of shakes (Figure 7). 210 Figure 9: Convex Roof Juncture Double or triple starter course Metal flashing Sheathing Correct construction of roof junctures and slope transitions is vital to ensure the integrity of the roof system. In the following cases, where metal flashing is employed, it should be no less than 26 gauge galvanized steel or acceptable equivalent. Check with your local building official for their preference in your area. It should be painted on both sides with a good metal or bituminous paint. Flashing materials should be painted after bending to maintain the integrity of the coating. On this type of juncture (Figure 9) metal flashings should be installed to cover the top 4" of the wall and the bottom 8" of the roof slope before the final course of Certi-label shakes or shingles is nailed to the top of the wall. A strip of wood molding can be applied after final wall course is installed. A double or triple starter course is then applied at the eave, with a 1 1/2" overhang over the outside wall trim. The roof can then be completed in the normal manner. Metal flashings for the concave juncture are similar to those for the convex type. They should be installed to cover the top of the roof slope and the bottom 4" of the wall before the final course of Certi-label shakes or shingles is installed. The final roof course should be installed so that the tips fit as snugly as possible against the wall at the juncture. A double starter course should be applied at the start of the wall surface and the remaining wall courses applied in the recommended manner. If nails are not acceptable through exposed metal, metal clips can be used to hold down the flashing. Roof transitions (Figure 10) require appropriate flashing, felt and product application. Changes in roof slope should be detailed in a similar manner as concave junctures, to ensure the integrity of the roof system. Solid sheathing is required above and below the change in slope, metal flashing is required across the change in slope, and a 36" strip of starter felt is required on the upper slope, installed in the same fashion as at the eaves. Convex Juncture Concave Juncture Roof Transitions ROOF JUNCTURE DETAILS Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end " Wood molding 8 Metal flashing 6" up - 6" below Solid sheathing Interwoven felt for shakes only 36" starter felt Product should project 1 1/2 beyond the fascia and approximately 1" over the gable or rake end " Double starter course Steeper slope roof Lower slope roof Courtesy: Western Wood Products, Photo: John Spaulding Figure 10 Low Slope to Steep Slope Roof Transition Detail - Certi-label shakes (Certigrade shingle application is similar but without felt interlay) 211 Figure 1 12 Swept or Bell Eave1: Apex Roof Juncture Figure For excessive sweep shingles may be steam bent Last course over flashing Ridge cap Apex Juncture Swept or Bell Eave On this roof juncture (Figure 11) metal flashing should cover the top 8" of the roof and the top 4" of the wall. It should be installed before the final course of Certi-label shakes or shingles is applied to the wall. The recommended sequence of application is to apply Certi-label shakes or shingles first to the wall then to the roof. The overhanging roof material is then trimmed flush with the wall. Finally, specially prepared ridge units are applied over the wall-roof juncture so that in each matching pair the roof piece overlaps the wall piece each time. When Certi-label shakes or shingles are to be applied to a swept or bell eave where the curvature is excessive, it may be necessary to soak them for a period (usually overnight) or steam them prior to installation. A double starter course is employed in the usual manner. Exposure is determined by the slope of the roof and the type of Certi-label shake or shingle selected. At lower pitches waterproof eave protection should be used. ROOF JUNCTURE DETAILS Double eave protection 9 Sheathing Metal flashing Roof Valley Flashing Detail Most roof leaks can occur where water is channelled off the roof or where the roof abuts a vertical wall or chimney. At these points, metal valleys and flashings are used to assist the Certi-label shakes and shingles in keeping the structure sound and dry. Structural members that join a roof should also be flashed at all intersecting angles to prevent leakage. Step flashing should extend under the Certi-label shakes and shingles, up the vertical surface, (one flashing installed on each course concealed under the covering course) and should be covered by a second layer of flashing (counter-flashing). Flashing should be pre-painted both sides using a good metal or bituminous paint (Figure 13a). Flashing strips which must be bent to sharp angles should be painted after bending. Metal flashing with baked-on enamel coating is available in some areas. Different flashing metals are available in different areas depending on climatic variations. It is good practice to use metals that have proven their reliability under the specific conditions to be encountered. It is important that metal flashing have the same longevity as Western Red Cedar. Check with your local building official for their preference in your area. Note: For unusual roof applications contact the Cedar Shake & Shingle Bureau for a list of members who can assist you with specific questions. Open valley width 4" to 8" depending on water volume. Mark anticipated water lines (width of open valley) on valley sides with a chalk line. Use minimum nails to hold metal in place Roofing felt Valley metal 8'0" long overlapped 6" at joints/ painted both sides Eave protection (extend to rake edge) Metal to extend as far as shakes or shingles Figure 13a: Valley Metal W valley metal Solid sheathing at eave Eave felt should be lapped over the valley joint to give 3 levels of eave protection. (valley felt, eave felt and metal) ROOF VALLEY FLAS SHING DETAIL Valley felt 212 W valley metal 1/2" crimp 11 2 33 Figures 13a-13d: Flashing Details for Shake and Shingle Valleys Figure 13c: Valley Product Application Figure 13d: Roof Valley Flashing Detail ROOF VALLEY FLASHING DETAILS10 Figure 13b: Typical Saddle Flashing Detail 36" valley felt (left side) 36" valley felt (right side) 1/2" folded back trim W valley metal W valley metal lapped at ridge (2" lap) Order of applying Certi-label shakes or shingles at valley: 1. Stop course line here 2. Place pre-cut valley piece so that cut-angle is positioned on the valley guide chalk line with tip on the course line. 3. Select product of the required width to complete the course of Certi-label shakes or shingles. Keep nails well away from the center of valley Hidden felt Courtesy: Western Wood Products, Photo: John Spaulding Valleys: Certi-label Shingles Valleys: Certi-label Shakes For roofs with slopes of 12:12 or greater, valley flashing should extend not less than 8" on each side of the valley centerline. For roof slopes less than 12:12, flashing should extend not less than 11” each side. . Shingles should not be applied with their grain parallel to the valley centerline and those extending into the valley should be cut at the correct angle (Figure 13b). Metal valleys should be center-crimped, painted, galvanized steel or aluminum and should extend not less than 11" on each side of the valley centerline. In some areas, however, flashing width requirements may differ and local building codes should be consulted. Shakes should not be applied with their grain parallel to the valley centerline and those extending into the valley should be cut at the correct angle (Figure 13c). Valley metal should be underlayed with No. 30 ASTM D226 Type II or No. 30 ASTM D4869 Type IV roofing felt On shake roofs, it is recommended that a strip of No. 30 ASTM D226 Type II or No. 30 ASTM D4869 Type lV roofing felt be installed over the sheathing and under the metal valley. 213 Figures 14a-14e: Flashing Details for Typical Roof Projections Figure 14a: Skylight Flashing Figure 14b: Skylight Installation ROOF PROJECTION FLASHING DETAILS Figure 14d: Typical Projection Flashing Figure 14c: Typical Projection Flashing Figure 14e: Typical Projection Flashing 1" minimum clearance around projection Keep edge of flange minimum 2" from edge of Certi-label shake or shingle joint Counter flashing Jack Plumbing stack Certi-label shake or shingle joint Nails should not penetrate flashing flange underneath Step flashing 3" laps Bottom apron flashing Top, head, saddle, pan or cricket flashing Bottom or Apron flashing Head flashing Step flashing interwoven with each course Typical chimney flashing requiring soldering Caulking Certi-label product Certi-label product Step flashing 3" minimum overlap Horizontal width 4" 2 1/2" 3" 2 1/2" Shakes Shingles Recommended step flashing width Typical chimney flashing not requiring soldering Solder joints 3" 6" 3" minimum Caulking 6" minimum 11 Vertical width Bottom apron flashing Counter flashing 214 ROOF FASTENER GUIDELINES YES Correct - flush with surface NO Underdriven NO Overdriven Type of Certi-label Nail Type and Shake or Shingle Minimum Length Certi-Split & Certi-Sawn Shakes Type (in) 18" Straight-Split 5d Box 1 3/4 18" and 24" Handsplit and Resawn 6d Box 2 24" Tapersplit 5d Box 1 3/4 18" and 24" Tapersawn 6d Box 2 Certigrade Shingles Type (in) 16" and 18" Shingles 3d Box 1 1/4 24" Shingles 4d Box 1 1/2 Fasteners 12 Note: Longer fasteners of the same quality may be required for nailing ridge product Nails Staples Each Certi-label shake or shingle shall be applied with two fasteners. Nails must be stainless steel Type 316 in locations within fifteen (15) miles of salt water. For locations outside the salt water zone - nails must be stainless steel, Type 304, Type 316, or hot- dipped galvanized with a coating weight of 2ASTM A 153 Class D (1.0 oz/ft ). Stainless steel nails offer the highest degree of corrosion resistance. Some nail manufacturers offer nails specifically for wood shake or shingle roof application. Contact the nail manufacturer for further information to ensure the fasteners used comply with listed requirements and are correct for your application. The Cedar Shake & Shingle Bureau prefers the use of nails, however if you choose to use staples they must be stainless steel Type 316 in locations within fifteen (15) miles of salt water. For locations outside of the salt water zone stainless steel Type 304 or Type 316 must be used. Each Certi-label shake or shingle shall be applied with two (2) staples. Staples must be 16 gauge with crowns 7/16" minimum horizontal, maximum 3/4" horizontal to the Certi-label shake or shingle butt. Location/Penetration Fasteners, two (2) per shake or shingle, shall be applied approximately 3/4" from the edge and approximately 1 1/2" above the exposure line. Fasteners shall be long enough to penetrate into the sheathing at least 3/4" or all the way through. Minimum nail lengths are shown in the fastener chart. Nails and staples must be driven flush with the surface of the Certi-label shake or shingle. Overdriving the fastener can split and/or distort the Certi-label shake or shingle. Do not use electro galvanized (EG) fasteners. Important Notes: Pressure Impregnated Treated Shakes and Shingles Underdriving or overdriving any fastener will affect the integrity of the roofing system. Fasteners utilized must be specific for use with wood shakes and shingles to prevent splitting and other weakening factors. Do not use electro-galvanized fasteners. Ensure the fasteners used comply with listed requirements. Fasteners used with fire-retardant-treated (Certi-Guard®) and preservative-treated (Certi-Last® ) shakes or shingles must be stainless steel Type 316. For specifics on installation, accessory building materials (flashing, etc), finishes and maintenance please contact the treatment company directly. www.cedarbureau.org/purchasing/treaters.asp The information above is not intended to supersede local building codes. (EG) 215 13 Air flow Insulation Figure 15c: Shed Roof Figures 15a-15c: Ventilation Details Certi-label shakes or shingles (applied per specification) Roof rafter Air flow 1-2" diameter screened vents each roof rafter space Figure 15a: Gable Roof With Attic Figure 15b: Cathedral Ceiling With Partial Attic The importance of good attic ventilation beneath the roof cannot be overemphasized. Such movement of air will prevent or inhibit condensation of moisture on the undersurface of the Certi-label shakes or shingles, or on the roof decks. Vents should be provided at the soffits (eaves) as well as at gable ends (screened to prevent ingress of insects), on roof by using attic roof ventilation or preferably the ridge lines with cross-ventilation desirable. A rule of thumb for adequate ventilation is that the ratio of total net free ventilation area to the area of the attic should be not less than 1:150, with compensation made for screens over vent apertures. In the case of a balanced system a 1 square foot per 300 square feet of floor area may be adequate ventilation. Check with your local building department. Attic fans may be beneficial by supplying additional movement of air in attic spaces. Several roof ventilation construction techniques are shown in Figures 15a-15c. Any modification to the vapor barrier system or addition of a vapor barrier system should only be done after consulting with your local building official or a building envelope specialist. In some areas, building envelope specialists are regulated by government. Please check with local building officials to see if there are professional requirements in your area. Ventilation Guidelines VENTILATION DETAILS Continuous screened vent Louvered vent at each end of attic Insulation Air flow Roof rafter or truss Certi-label shakes or shingles (applied per specification) Air flow Certi-label shakes or shingles (applied per specification) Air flow Roof rafter Louvered vent at each end of attic Insulation Continuous screened vent Ridge ventilation product Ridge ventilation product 216 Figure 16: Ridge Ventilation Detail Airflow through ridge Caulking Roofing felt ®Certi-Ridge shake or shingle ridge Ridge ventilation product installed to manufacturer’s specifications Felt folded back Ridge Vents Low Slope (6:12 or less) Steep Slope (8:12 or greater) Severe Climate Areas The amount of venting depends upon the size of the roof, roof design/structure, (attic present or not, etc.) as well as local climatic conditions. Check with your local building official for requirements in your area. One rule of thumb for venting the attic area is 1 square foot per 150 square feet of floor area. One half of this (1/2 square foot per 75 square feet of floor area) amount should be in the soffit or eave and one half (75 square feet) in the roof system. In the case of a balanced system 1 square foot per 300 square feet of floor area may be adequate ventilation. Check with your local building official. The CSSB recommends the installation of ridge ventilation product that allows for installation of pre-manufactured ridge applied over the vent material. There are many manufacturers of this design. On steep slope roofs, the correct ridge ventilation products can actually facilitate the ease of installation of Certi-label ridge units. Always follow the manufacturer's installation instructions. The predominant ridge material manufactured today is for a low slope roof. However, by using a ridge ventilation product that is malleable and at least 8 1/2“ wide, the material can be installed across the minimum 3” of air space at the ridge to create a shallowing of the slope at the ridge. Care must be taken to caulk the ridge ventilation material to the Certi-label shakes or shingles. Proper nailing of the ridge units will create a serviceable application. In all wind driven snow areas, the proper ridge ventilation product should have a screening effect to prevent snow infiltration (not louvered or baffled). VENTILATION DETAILS Architect: Gaylord Granger, Libby O’ Brien-Smith Architects, Photo: Eduardo Calderon 14 217 Figure 17: Specialty Roof Deck-Strapping Over Insulation Figure 18: Specialty Roof Deck-Vented Roof Wood decks form an ideal base over which to apply Certi-label shakes or shingles, since they can be attached in the conventional manner. Rigid insulation raises the issue of how to fasten Certi-label shakes or shingles. The use of abnormally long nails driven through the Certigrade shingles, the insulation and into the deck below is generally unsatisfactory. Horizontal strapping will be required to overcome the fastening difficulties (Figure 17). When strapping is used, fewer nails penetrate through the insulation to the deck, and greater thermal efficiency is achieved by reducing the number of conductors. In addition, the lengths of the nails may be chosen to prevent the points from protruding through the deck where they may mar the inside face. If ice-damming is a potential problem or if reverse condensation is likely to occur, such as may be encountered in an ice arena, a cold roof system should be used in conjunction with horizontal strapping, and ventilation must be provided at the eaves and at the peak. In buildings such as ski cabins that may be subjected to heavy snow loads, it is usually necessary to fasten wood members (typically 2 x 4 on edge) from ridge to eave on the roof deck and place the rigid insulation between. Strapping is then applied across the top of these members, giving a ventilated air space and avoiding compression of insulation (Figure 18). For additional details on cold roof systems please see page 17. The need for strapping can often be completely eliminated by the use of a false plywood deck, immediately over the insulation, to which the Certi-label shakes or shingles are directly fastened (Figure 19). Exterior-grade sheathing panels are ideal for this purpose, since they provide a strong, smooth surface. However, under certain conditions of slope and loading, there may be a tendency for the entire roof above the decking to creep downwards, bending the nail fastenings and compressing the insulation, thereby reducing its efficiency. In such cases, it is often desirable to install the vertical members as previously described. Wood Deck SPECIALTY ROOF DECK DETAILS Rigid insulation Wooden deck Certi-label shakes or shingles (applied per specification) Boards Joist Nails If the Certi-label shakes or shingles are nailed directly through rigid insulation, a number of problems may be encountered. For instance, the longer nails have thicker shanks which tend to split the Certi-label shakes or shingles. Product movement may cause a reduction in insulation efficiency. For this reason, the use of strapping or a false plywood deck is again recommended. 15 Vertical lumber member Rigid insulation Certi-label shakes or shingles (applied as per specification) Boards Wooden deck Joist Air space 218 Figure 19: Specialty Roof Deck-Panels Over Insulation SPECIALTY ROOF DECK DETAILS Rigid Insulation Numerous types of rigid insulation are now in use, and may be made from expanded polystyrene beads, rigid urethane laminate, low density fiberboard, or from fast-setting liquids poured on-site. They vary in thickness up to more than 2" and in length and width depending upon the manufacturer. All these types are efficient insulators and are usually of sufficient density to hold the weight of a normal roofing material without the need for lumber bridging. If you live in an area where snowfall is prevalent, please consult your local building official for snow load requirements. Exterior panels Rigid insulation Wooden deck Certi-label shakes or shingles (applied per specification) Joist 16 For more technical information please contact our office at Tel: (604) 820-7700 Fax: (604) 820-0266 info@cedarbureau.com www.cedarbureau.org If shingles are applied over insulation and ventilation is required, nailing strips may be applied under shingles (see figure 23b on page ® 19). For areas of high humidity Certi-Last preservative treated product is recommended. Brindisi and Yaroscak Custom Builders, Inc. Architect: George Dumitru 219 Vented space Figures 20 & 21: Cold Roof Systems Figure 20: Gable Roof Figure 21: Shed Roof Double starter course Screen Rigid insulation Decking Vented s p a c e Certi-label shakes and shingles are an excellent roofing material for cold weather areas that experience heavy snowfall and severe temperature extremes. Certi-label shakes and shingles offer the advantages of durability, superior wind resistance and good thermal and acoustical properties. As with any other roofing material, however, their best performance depends upon proper design, sound construction practice and correct installation. In cold weather areas and particularly in mountain regions that experience very heavy snowfall, the cold roof - or vented roof system - is recommended (Figures 20 & 21). The principle of this system is to allow a constant flow of cold air above the insulation but below the roofing material. With other roofing systems, ice buildup along the eaves can be a problem. Heat escapes from the insulation and melts snow, which runs down the roof to the cold overhangs where it freezes, causing water to back up and sometimes penetrate the roof systems. A properly installed, vented cold roof eliminates this problem. Venting space should be sufficient to allow a free flow of air from eave to ridge. There are a number of important considerations that influence roof performance in areas of heavy snowfall, particularly mountain regions. Design, of course, is very important. The steeper the roof the better the performance. Chimneys should be located at the ridge or gable ends away from possible snow pressure on the slopes. Plumbing pipes should be located on inside walls and should be extended between the rafters and vented at the ridge. If this is not practical then plumbing vent pipes should be galvanized iron, well anchored inside the roof. (Plastic vent pipes extending through the roof may be dislodged by sliding snow.) COLD ROOF SYSTEM DETAILS Certi-label shakes or shingles (applied per specification) Certi-label shakes or shingles (applied per specification) Ridge vent Cap Screen TrimSpaced sheathing Rafter Insulation 17 Architect: 3D Building, Photo: David Reeves Studio, Inc. 220 Figure 22: Half Monitor Roof Vented s p a c e Screen Insulation Certi-label shakes or shingles (applied per specification)Interior finish COLD ROOF SYSTEM DETAILS Wide overhangs at the eaves should be avoided as they provide large cold areas for snow and ice build-up. A strip of metal along the eaves helps shed ice quickly. Sliding ice and snow are constant hazards and should be given primary consideration in the total building design. Outside doors should not be located at the bottom of a roof slope. Entrances and all pedestrian traffic areas are better situated beneath the gable ends of the roof. Care must be taken in applying the sheathing boards to facilitate proper nailing. Shake or shingle side lap should be increased to 2". The entire roof must be laid with the same precautions as those taken for any other type of wood shake or shingle roof, with eave protection and an interlay felt between shakes. Care in cold roof design and installation will result in a sound roof system giving many years of service during severe extremes of winter temperatures and snowfall. Screen 18 Courtesy Goat Lake Forest Products Ltd. Photo: Kristy McKamey 221 SOLID DECK APPLICATION/HIGH HUMIDITY AREA DETAILS 19 Figure 23b: Vertical Strips Over Solid Sheathing Application (Option 2 Depicted) Figure 23c: Continuous Ventilation Product (Option 4 Depicted) Figures 23a - 23c: High Humidity Area Details In areas of high humidity where solid sheathing is required: Following are 4 different suggested methods of application to increase longevity: 1. Apply Certi-Last pressure-impregnated treated shakes or shingles directly to the sheathing. (Figure 23a) 2. Apply vertical strips over the sheathing in alignment with the rafters below, then place horizontal furring strips on top of the vertical boards. (See Figure 23b). 3. Apply horizontal furring strips to the deck, spaced at the exposure of the product. 4. A continuous ventilation product may be used beneath the Certi-label roofing material (See Figure 23c). Note: Good ventilation is essential. Ridge and soffit vents are recommended. 4" overlap of felt Continuous ventilation product 24" Certi-label shakes at 10" exposure 18" felt interlay 2 nails per shake 1 x 4 or 1 x 6 nailing strips 4" overlap of felt 2 x 4 spacers Solid sheathing Solid sheathing at eave Shake starter course 36" felt underlay (extend to rake edge) 24" Certi-label shakes at 10" exposure 18" felt interlay 2 nails per shake Solid sheathing Shake starter course 36" felt (extend to rake edge) underlay Two nails (only) for each shake approximately 3/4" from edge and approximately 1 1/2" above exposure line. Rafter header Fascia Gutter Adjacent course joints should be offset 1 1/2" minimum Rafter Product should project 1 1/2" beyond the fascia and approximately 1" over the gable or rake end Eave protection (extend to rake edge) Starter course Exposure Space shakes 3/8" to 5/8" apart Plywood sheathing The bottom edge of the felt should be positioned above the butt of the shake at a distance equal to twice the weather exposure. Never interlay shingles with felt. ®Figure 23a: Certi-Last shake application (Option 1 depicted) Note: The above figures are depicting a shake application - Do not interlay shingles with felt. 222 Formula for calculating material at reduced exposures: Square footage divided by reduced coverage = total material required e.g. you are estimating a roof that measures 3200 square feet (32 squares). You have decided to put 16" Certigrade shingles (No.1 Blue Label or No.2 Red Label) at 4" exposure. The above coverage table (Table 1) tells you that a 4-bundle square at 4" exposure covers 80 square feet. 3200 divided by 80 = 40 squares of material Maximum exposure recommended for roofs SLOPE LENGTH 18"24" 4:12 and steeper 7 1/2"10" (a) (a) 24" x 3/8" handsplit shakes limited to 7 1/2" maximum weather exposure per UBC and IBC. (a) 5 bundIes will cover 100 sq. ft, roof area when used as starter-finish course at 10" weather exposure; 7 bundles will cover 100 sq. ft. roof area at 7 weather exposure; see footnote (d).1/2" (b) Maximum recommended weather exposure for 3-ply roof construction. (c) Maximum recommended weather exposure for 2-ply roof construction. (d) All coverage based on an average 1/2" spacing between shakes. (e) Maximum recommended weather exposure. *100 sq. ft. coverage is based on 12/12 pack, 5 bundle square, at 7 exposure.1/2" SHAKE TYPE, LENGTH AND THICKNESS 5 5 1/2 7 1/2 8 1/2 10 18" x 1/2" Handsplit-and-Resawn Mediums (a)* – 75(b,f) 100(f,c) – – 18" x 3/4" Handsplit-and-Resawn Heavies (a)* – 75(b,f) 100(f,c) – – 18" x 5/8" Tapersawn* –Approx. 75(b) 100(f,c) – – 24" x 3/8" Handsplit – – 75(e) – – 24" x 1/2" Handsplit-and-Resawn Mediums – – 75(b) 85 100(c) 24" x 3/4" Handsplit-and-Resawn Heavies – – 75(b) 85 100(c) 24" x 5/8" Tapersawn – – 75(b) 85 100(c) 24" x 1/2" Tapersplit – – 75(b) 85 100(c) 18" x 3/8" Straight-Split – 65(b) 90(c) – – 24" x 3/8" Straight-Split – – 75(b) 85 100(c) 15" Starter-Finish course Use supplementary with shakes applied not over 10" weather exposure. Approximate coverage (in sq. ft.) of one square, when shakes are applied with an average 1/2” spacing, at following weather exposures, in inches (d): COVERAGE AND EXPOSURE TABLES Maximum exposure recommended for roofs Number 1 Blue Label 2 Red Label 3 Black Label 16" 18" 24" 16" 18" 24" 16" 18" 24" 3:12 to 4:12 3 3/4" 4 1/4 5 3/4" " 3 1/2" 4" 5 1/2" 3" 3 1/2" 5" 4:12 and steeper 5" 5 1/2" 7 1/2" 4" 4 1/2" 6 1/2" 3 1/2" 4" 5 1/2" Number NumberSLOPE LENGTH 3 1/2" 4" 4 1/2" 5" 5 1/2" 6" 6 1/2" 7" 7 1/2" 16" x 5/2"70 80 90 100* 18" x 5/2 1/4"72 1/2 81 1/2 90 1/2 100* 24" x 4/2"73 1/2 80 86 1/2 93 100* NOTE: * Maximum exposure recommended for roofs. LENGTH AND THICKNESS Approximate coverage of one square (4 bundles) of shingles based on following weather exposures Shingle Coverage Table 1 20 Shake Coverage Table 3 see footnote (f) below Shingle Exposure Table 2 Shake Exposure Table 4 (f) Note: While most shakes are packed in bundles of 12 courses each side (12/12) they may be packed 9/9. This will alter the number of bundles required to cover 1 square. For example: 18 shake bundles 12/12 should cover 100 square feet at 7 1/2 exposure. 9/9 " pack should give 75% coverage of a square. Check with your supplier to confirm specific packaging (bundle size) used for your order. " 223 Please Note: ONLY experienced professionals who follow proper safety and workmanship practices should implement the information contained herein. Cedar shakes and shingles have been used for hundreds of years. They have proven their longevity in actual weather conditions, in all types of climates. Cedar shakes and shingles contain oils that make them naturally decay resistant. Their insulative qualities, aesthetic appeal, and wind & impact resistance make Certi-label cedar shakes and shingles the natural choice for your roofing and siding material. Not all cedar products are alike. Purchasing cedar products with the "Certi" brand name on the bundle label guarantees you that the mill undergoes inspections by an independent third party inspection agency. Only Cedar Shake & Shingle Bureau member mills are allowed to label their products with the Certi-label. Each member mill's bundles will have the distinctive Certi-label tucked under the bundle strap. Locating Certi-label products is as close as your nearest computer or telephone. Contact the Cedar Bureau for more information. Roof construction plays a major role in determining the lifespan of cedar roofs. Proper design is absolutely critical to ensure long-term roof integrity. Proper installation will help maximize the life of cedar products. Cedar Bureau Approved Installers have met membership criteria and continue to prove themselves with each job they complete. Approved Installers offer a workmanship guarantee, references, and are the only contractors authorized to give homeowners the warranty administered by the Cedar Bureau. Locating Approved Installers is as close as your nearest computer or telephone. Contact the Cedar Bureau for the names of members in your area. Certi-label Cedar Is Naturally Long-Lasting Longevity Starts With A Quality Manufacturer Longevity Continues With A Quality Installation CEDAR CARE AND MAINTENANCE OVERVIEW Experienced care and maintenance professionals can make recommendations based on: • Zinc or copper strips nailed at the ridge cap can be effective to control moss. Reaction between rain and the zinc or copper forms a mild solution that is carried down sections of the roof. The optional use of these strips can be eliminated if you are using Certi-Last products. • Overhanging branches should be kept trimmed away from the roof. This will prevent leaves, small branches and other debris from building up and keeping the roof wet. • Gutters and downspouts need to be cleaned regularly, usually in the spring and fall. Downspouts (leaders) should run directly to the ground or to another gutter below. Never let a downspout drain directly onto a lower roof surface. • Cedar needs to breathe, and therefore needs to be kept clean. Do not allow leaves, branches or other debris to build up on the roof. Both surface areas and keyways (spaces between shakes and shingles) need to be kept clear. • Ensure ventilation is available, year round. Areas with louvers, ridge vents, roof vents, and soffit vents need to be kept clear and never blocked off. Adequate ventilation ensures heat and moisture do not build up in the attic area. Adequate ventilation also prevents water from accumulating at the bottom of the roof and then freezing (ice damming). For even longer life span, where climate is a factor, Cedar Bureau members offer Certi-Last preservative-treated shakes and shingles. These products are ideal for areas of high humidity. Certi-Last products are cedar shakes and shingles that are factory pressure-treated by quality treaters who are members of the Cedar Bureau. Contact the treatment company for warranty details. Certi-label Cedar Is Also Available With Pressure-Impregnated Treatment Process Pressure-treated Certi-Guard or Certi-Last products should not receive after-market roof treatments without written permission from the manufacturer of such products. There are hundreds of companies offering topical roof spraying and cleaning services. The Cedar Bureau has conducted an in- depth study of care and maintenance systems, and provides the following summary: • Avoid the fly-by-night operation that has no permanent office, no workmanship guarantee, and no local references. Fly-by- night operations often gouge consumers for thousands of dollars beyond the value of their service, leaving them with damaged roofs covered with unsuitable and sometimes dangerous treatment products. If you elect to have a topical treatment applied to your cedar roof, the Cedar Bureau recommends the following: 1. Check references (consumer, Better Business Bureau, Chamber of Commerce). 2.Ask about the treatment product that is being used (more details follow). 3.Ask to see the company's workmanship guarantee, license and workers' compensation coverage. A Word About Topical Treatments For Installed Roofs 21 Brindisi and Yaroscak Custom Builders, Inc. Architect: George Dumitru 224 Topical Treatment Products DO use a topical treatment product that: DO NOT use a topical treatment product that: It is not within the Cedar Bureau's mandate to recommend brand names of topical roof treatment products. Consult with your local professionals for product information regarding cleaning and preserving cedar in your area. The Cedar Bureau does, however, recommend the following: • Offers a MSDS (Material Safety Data Sheet that lists product ingredients and safety precautions) • Is labeled as a cedar roof treatment product or has a letter from the manufacturer stating that treating cedar roofs is an appropriate use for this product • Is a water repellent, UV inhibitor, and/or EPA registered wood preservative • Has a manufacturer's performance guarantee • Makes outrageous claims (such as a 10-year effectiveness) • Makes fire-retardant claims • Is a sealant, waterproofer or plasticizer • Contains unfortified linseed oil, diesel fuel or crank case oil The Cedar Bureau is aware of numerous bleaching and cleaning agents. Consumers are advised to heed the preceding topical treatment precautions before allowing such products to be applied to a cedar roof. Powerwashing The Beauty Of Cedar This is the most controversial issue in the care and maintenance industry. It is a fact that high pressure washing by inexperienced people will cause significant damage to any material. Some debris can easily be removed with garden hose pressure. Some contractors powerwash to clean roofs, while others do not. If powerwashing is used, the roof should receive a topical treatment to restore the roof. The Cedar Bureau recommends having a professional assess each job on an individual basis to determine if powerwashing is appropriate or not. Care and maintenance professionals know the proper procedures, which include factoring in: • Age, condition and environment of roof • Gallons sprayed per minute • Fan tip size • Distance spray nozzle is held from roof • Pressure per square inch and others… Another good thing about cedar is that it is possible to replace and repair parts of the roof, without worrying that your replacement shakes or shingles are significantly different in composition from your original shakes or shingles. Over the hundreds of years that cedar has been used, the product has remained unchanged…it's still cedar. As cedar advances to its mature stage, it is natural to expect some pieces to require replacement. Individual repairs are possible, and with prompt attention, proactive repairs can extend the life of your wise Certi-label cedar investment. CEDAR CARE AND MAINTENANCE OVERVIEW Architect: Arnold Scribner & Associates, Photo: Erven Jourdan 22 225 Maximum weather exposure Shingle 3:12 to 4:12 4:12 and length roof slope steeper 16" 3 3/4" 5" 18" 4 1/4" 5 1/2" 24" 5 3/4" 7 1/2" Shake length and exposure 18 "7 1/2" 24"10" Note exception for resawn shakes: 24" x 3/8" shake = 7 1/2" SPECIFICATION GUIDELINES 23 Architect: Bill Latoza, Photo: Bill Latoza This information has been designed to aid architects, consultants and builders in specifying Certi-label shakes and shingles. It suggests a standardized terminology and style for ordering in the hope of improving accuracy. It incorporates a general outline of the latest application information. Please note, however, that this is a specification guide only. The information in this manual is not intended to supercede local building codes. Refer to local building codes for more information. 1. The contractor shall cover all roof surfaces with (specify one type of the following product) Certi-Split shakes/Certi-Sawn shakes/Certigrade shingles bearing the Cedar Shake & Shingle Bureau’s official grade marked label. 2. Shakes/shingles for roofs shall be (specify grade and length). 3. Shakes/shingles for outer courses shall be (specify grade and length). 4. Shakes/shingles for undercourses shall be (specify grade and length). 5. Roof shakes/shingles shall be laid with a weather exposure of (specify in inches). 6. Certi-Split shakes/Certi-Sawn shakes shall be applied over solid sheathing. A solid deck is recommended in seismic activity, hurricane and tornado regions and in areas where wind-driven snow is encountered and under pressure impregnated treated shakes and shingles. Please note that the only solid sheet sheathing tested with Certi-label shakes & shingles is plywood. Check with your local building official for plywood thickness/dimensions. Certi-Split shakes/Certi-Sawn shakes/Certigrade shingles may also be applied over spaced sheathing. 7. All open sheathing shall be 1 x 4 or 1 x 6 boards (minimum 1 x 4 for both shakes and shingles). General Specification Data Roof Application-Sheathing Boards 8. All solid sheathing shall be lumber or structural panels applied according to specifications of the American Plywood Association. Please note: the only solid sheet sheathing tested with shakes and shingles is plywood. Check with your local building official for plywood thickness/ dimensions. 9. Contractor shall apply a 36" wide strip of No. 30 ASTM D226 Type II or No. 30 ASTM D4869 Type lV roofing felt at the eave line. An 18" wide strip of No. 30 ASTM D226 Type ll or No. 30 ASTM D4869 Type lV roofing felt shall be applied over the top portion of the Certi-label shakes and extend onto the sheathing. Bottom edge of felt shall be positioned at a distance above the butt equal to twice the weather exposure. Note: felt interlay between courses is not necessary when straight-split, or taper-split shakes are applied in snow-free areas at weather exposures of less than one-third the total shake length (3-ply roof). Contact the CSSB for more information or visit 10. Certi-label shakes/shingles shall be at least doubled at all eaves. 11. Butts of the Certi-label shakes/shingles in the first course on roofs shall project 1 1/2" from the edge of roof eaves to insure proper spill into gutters and approximately 1" at gable and rake edge. 12. Certigrade shingles shall be spaced apart not less than 1/4", not more than 3/8". 13. Certi-Split or Certi-Sawn shakes shall be spaced apart not less than 3/8", not more than 5/8". Roofing Felt Interlay (for shakes only) Roofing General Application Data www.cedarbureau.org 14. Premium and Number 1 Grade Certi-label shakes/shingles shall be applied with the weather exposures consistent with the following tables: 15. Chimney flashing shall extend up the chimney to a height not less than 3", up the roof slope to a point equal in height to the flashing on the chimney but never less than 1 1/2 times the Certi-label shake/shingle exposure. (All metal flashings should be painted.) Manufactured step-flashing: 5" x 7" shingle = 2 1/2" wall, 2 1/2" roof 8" x 12" shakes = 4" wall, 4" roof 16. Apron counter flashing shall extend to within 1" of the surface of the finished roof. 226 17. Where saddles or crickets are formed in back of chimneys, curves or similar vertical surfaces, they shall be carried not less than 10" under the Certi-label shakes/shingles. 18. Step flashing shall be used where vertical surfaces occur in connection with slopes. They shall be formed of separate pieces. Flashing shall extend horizontally not less than 3" and up the vertical wall so that they shall be lapped by the counter flashing not less than 4". It shall be installed in step fashion and each piece shall lap not less than 3" (one flashing installed on each course concealed under the covering course). If other than masonry is used the flashing shall extend up the wall not less than 3" behind the sheathing paper. 19. Dormer flashings shall run 3" up under the sheathing paper and not less than 3" horizontally. 20. Window caps and all other projections at points where rain water accumulates must be provided with flashings, such flashings must extend a distance of at least 3" up the wall behind the sheathing paper. 21. Soil pipes: Metal shall extend no less than 6" in all directions and shall be installed to lap and shed water to the Certi-label shakes or shingles below. 22. All Certi-label shake/shingle hips and ridges shall be of alternate overlap type applied at the same exposure as field of roof and with nails long enough to penetrate into sheathing at least 3/4”. Install a strip of felt, eave protection material or metal over hip or ridge under the ridge or hip cap. If longer or shorter ridge cap is used, adjust exposure accordingly. Hips and Ridges SPECIFICATION GUIDELINES 31. Each roof shake/shingle shall be secured with two full-driven, corrosion-resistant fasteners. (Specify size and type.) 32. Ensure that fasteners used are accepted by your local Building Official. 33. Use 3d "box" nails for new roofs with 16" and 18" shingles. 34. Use 4d "box" nails for new roofs with 24" shingles. 35. Use 5d "box" nails for over-roofing with 16" and 18" shingles, and for hips and ridges. 36. Use 5d "box" nails for new roofs with 18" straight-split shakes. 37. Use 6d "box 2" nails for new roofs with 18" and 24" handsplit-and-resawn shakes. 38. Use 5d "box" nails for new roofs with 24" tapersplit. 39. Use 6d "box 2" nails for new roofs with 18" and 24" tapersawn. 40. 6d nails are usually adequate for Certi-label shakes, but longer nails shall be used as Certi-label shake or shingle thickness or weather exposure dictates. Certi-label Shingles: Shakes: 24 Valleys Fasteners 23. Certi-label shakes/shingles extending into the valley shall be sawed to the proper miter. 24. Do not lay shakes or shingles with grain parallel with the centerline of valleys. 25. All valleys shall be installed with Certi-label shakes/shingles lapping the valley flashing not less than 7" on each side. 26. On Certi-label shingle roofs of less than 6:12 slope, flashing should extend at least 11” on each side. 27. For Certi-label shakes, metal valley sheets shall be center-crimped; of 20" minimum width; underlayed with a strip of No. 30 ASTM D226 Type ll or No. 30 ASTM D4869 Type lV roofing felt over the sheathing, and coated with a metal paint. 28. Valley metals that have proved reliable in a particular geographic region should be selected. Copper flashing: check with local authorities on the durabilities of copper valleys in your area. 29.For projects within 15 miles of salt water – Certi-label roof shakes and shingles shall be secured with two (2) stainless steel Type 316 nails. For locations outside the 15 mile range of salt water – Certi-label roof shakes and shingles shall be secured with two (2) stainless steel Type 304, Type 316, or hot- dipped galvanized with a coating weight of 2ASTM A153 Class D (1.0oz/ft ). For Pressure Impregnated Products – Fasteners used with fire-retardant-treated (Certi-Guard®) or preservative-treated (Certi-Last®) shakes or shingles must be stainless steel Type 316. For specifics on installation, accessory building materials (flashing, etc.), finishes and maintenance please contact the treatment company directly. Fasteners shall be long enough to penetrate into the solid wood sheathing at least 3/4” or all the way through. 30. Nails shall be driven flush but not so that the nail head crushes the wood. They shall be placed approximately 3/4" to 1" from the side edges of the shakes/shingles and approximately 1 1/2" above the butt line of the following course. 227 HOW TO READ A CERTI-LABEL 25 9. Label NumberCedar Bureau 10. Building Code Compliance Numbers 11. Product Performance Tests Passed 12. Label Identification Number 13. UPC Code 14. Coverage Chart a nd Recommended Exposure 15. Application Instructions on Reverse Side 1.The Certi Brand Name - Your Quality Assurance” ” 2. Product Grade 3. Product Type rd 4. Independent, 3 5. This Number Shows Compliance with Total Quality Manufacturing System 6. Mill Name, Location and Phone Number 7. Industry Product Description 8. Product Dimensions Party, Quality Control Agency 1Handsplit Red Cedar Shakes 004 PACKING NUMBER GRADE1 Litho in Canada BUNDLES EXPOSURE www.cedarbureau.org Country of Manufacture HEAVY RESAWS 24" x 3/4" (610.0 mm X 19.0 mm) CEDAR SHAKE & SHINGLE BUREAU THE RECOGNIZED AUTHORITY SINCE 1915 SUMAS, WASHINGTON (604) 820-7700 ©1963,1998, 2002 Mill Name Mill Location Mill Phone Number Quality Control Agency Logo Mill Quality Certification Number Building Code Standards Product Testing Numbers Label ID Number 7 6 4 5 1 2 3 8 10 11 12 13 14 15 9 100 sq. ft. (9.3 m ) 5 10" (250 mm) 2 COVERAGE CHART LIFETIME LIMITED WARRANTY AVAILABLE FROM CSSB MEMBER MANUFACTURER BELOW WHEN APPLIED BY A CSSB MEMBER APPROVED INSTALLER R 228 April 2013 R This manual shows Cedar Shake & Shingle Bureau recommended procedures as of the manual’s print date. It is advisable to contact the Cedar Shake & Shingle Bureau to ensure that you are using the latest available information. ® ®®®The CSSB logo , Blue Label , Certigrade , Certigroove , ®®®®®®Certi-Cut , Certi-Guard , Certi-Last , Certi-Ridge , Certi-Sawn , Certi-Split , and ® Envirosmart are registered trademarks of the Cedar Shake & Shingle Bureau. TMCerti-label and other marks appearing in this manual are trademarks of the Cedar Shake & Shingle Bureau. (”C” with shingles/shakes) Contact us for more information: US Address PO Box 1178 Sumas, WA 98295-1178 Canadian Address #2 – 7101 Horne St. Mission, BC V2V 7A2 TEL: 604-820-7700 FAX: 604-820-0266 www.cedarbureau.org info@cedarbureau.com 229 230 231 EverGuard® TPO 60 mil Membrane Information Sheet Updated: 6/18 232 Why TPO • Great Value—Excellent performance at a cost-effective price • Excellent Seam Strength—Heat-welded seams provide greater seam strength to taped and other seams • Long-term Weathering—Excellent long-term heat and UV resistance • Energy Saving—Highly reflective and emis- sive white roof can help reduce energy costs and urban heat island effect • CREST Energy Savings Calculator—See your potential savings at cool.gaf.com • Versatile Application Method Why GAF EverGuard® TPO • Outperforms standard TPO in heat aging and UV tests—the best predictors of TPO performance - After accelerated heat aging at 275°F (135°C) for 105 days, EverGuard® TPO showed no cracking—while every one of the competitors’ samples had failed! See below: - UV testing—Greater than 2.5 times the industry standard (ASTM D6878 weather resistance test) • Guarantees are available up to 25 years when using EverGuard® TPO 60 mil Membrane.* • Easier to install due to: - Large welding window - Most complete line of accessories - 10’ (3.05 m) wide sheets Installation EverGuard® TPO 60 mil Membrane is suitable for all types of single-ply systems: • Mechanically Attached Application...for a quick and cost-effective system that can be installed practically year-round. • RhinoBond® Application...can be applied without using adhesives and installed prac- tically year round. Qualifies for the same guarantee length as an adhered system.* • Adhered Application...can be installed with EverGuard® 1121 Solvent-Based Adhesive, EverGuard® Low VOC Adhesive, or Ever- Guard® WB181 Water-Based Adhesive for the smoothest appearance. Provides excellent wind uplift performance. Accessories Field fabrication of TPO accessories is time-con- suming, costly, inconsistent, and can lead to unreliable details that compromise a watertight roofing system. EverGuard® TPO prefabricated accessories deliver consistent quality and elim- inate the worry and problems often associated with field fabrication. They can also boost pro- ductivity up to 200%,** while reducing installed cost by up to 12%.60MILMEMBRANE gaf.com Fall River Courthouse, Fall River, Massachusetts Competitor A Competitor CCompetitor B California Title 24Compliant TPO membranes meet the performance requirements of ICC ER-6030 * See applicable guarantee for complete coverage and restrictions. * *Based on GAF estimate to field-fabricate flashing details. U.S. only 233 Applicable Standards UL Listed, FM Approved, Miami-Dade County Product Control Approved, State of Florida Approved, CRRC Rated, Title 24 Compliant*, ENERGY STAR® Certified**, ASTM D6878. EverGuard® TPO 60 mil Membrane **ENERGY STAR® only valid in the U.S.*White, Energy Gray, and Energy Tan Membranes Only Product Data gaf.com ©2018 GAF 6/18 • #342 Physical Properties ASTM Test Method ASTM D6878 Minimum EverGuard® Typical Test Data 1. Certain data is provided in MD (machine direction) x CMD (cross machine direction) format. 2. Data is based upon typical product performance, and is subject to normal manufacturing tolerance and variance. Nominal Thickness ASTM D751 0.039" (min.) (0.99 mm)0.060" (1.52 mm) Breaking Strength ASTM D751 Grab Method 220 lbf/in. (38.5 kn/m)305 lbf x 290 lbf (454 x 432 kg/m) Factory Seam Strength ASTM D751 66 lbf (98.34 kg/m)135 lbf (membrane failure) (201.1 kg/m) Elongation at Break ASTM D751 15%30% Heat Aging ASTM D573 90% Retention of Breaking Strength and Elongation at Break 100% Tear Strength ASTM D751 8" x 8" (203 x 203 mm) Sample 55 lbf (81.95 kg/m)75 lbf x 130 lbf (111.8 x 193.7 kg/m) Puncture Resistance FTM 101C Method 2031 Not Established 380 lb. (172 kg) Cold Brittleness ASTM D2137 -40°C -40°C Permeance ASTM E96 Not Established 0.08 Perms Dimensional Change ASTM D1204 @158°F (70°C), 6 hrs.+/-1%0.4% Water Absorption ASTM D471 @158°F (70°C), 1 week +/-3.0% (top coating only)0.7% Hydrostatic Resistance ASTM D751 Method D Not Established 430 psi Ozone Resistance ASTM D1149 No visible deterioration @ 7 x magnification No visible deterioration @ 7 x magnification SRI (Solar Reflectance Index) Initial/Aged N/A N/A 94/81 83 Aged Title 24 Reflectivity (white) Initial/Aged ASTM C1549 ASTM E903 N/A N/A 0.76/0.68 81.9% Reflectance Emissivity (white) Initial/Aged ASTM C1371 ASTM E403 N/A N/A 0.90/0.83 0.94 Weather Resistance ASTM G155/D6878 10,080 KJ/(m2 . nm) at 340 nm >25,000 KJ/(m2 . nm) at 340 nm Heat Aging ASTM D573 240°F (115°C) for 32 weeks 60 weeks Thickness Above Scrim ASTM D7635 Min 30% of Total Thickness 22.1 mil (Nominal) Guarantee Up to 25 years RhinoBond® is a registered trademark of OMG. Roll Size 5’x 100’6’ x100’8’x100’10’x100’12’x100’ (1.52 x 30.5 m) (500 sq. ft. [46.5 sq.m]) (1.83 x 30.5 m) (600 sq. ft. [55.74 sq.m]) (2.44 x 30.5 m) (800 sq. ft. [74.3 sq.m]) (3.05 x 30.5 m) (1,000 sq. ft. [92.9 sq.m]) (3.65 x 30.5 m) (1,200 sq. ft. [111.484 sq.m]) Roll Weight 162 lb. (73.5 kg)194.4 lb. (88.2 kg) 257 lb. (117 kg) 322 lb. (146.1 kg) 386.4 lb. (175.3 kg) Colors White, Tan, Gray Storage Store rolls on their sides on pallets or shelving in a dry area. Safety Warning Membrane rolls are heavy. Position and install by at least two people. Note: Membrane rolls shipped horizontally on pallets, stacked pyramid-style and banded. Product sizes, dimensions, and widths are nominal values and are subject to normal manufacturing/packaging tolerance and variation. 234 FIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'SECOND FLOOR F.F.7904.91'ROOF PLATE7911.75'ROOF PLATE7911.75'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'91041A132526311112:1212:1212:121/3 POINT FROM EAVE TO RIDGE18' - 11 1/2"1/3 POINT FROM EAVE TO RIDGE18' - 10 5/8"7919.57'7922.07'23' - 10 7/8"7906.65'1/3 POINT FROM EAVE TO RIDGE20' - 9 3/4"7916.91'234567HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.2' - 6"1A-5.025' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"7921.27'7919.57'12:1212:123:123:124:125:128ABV. F.F.42" MIN.99AD-3.024AD-1.05AD-1.02AD-1.03AD-1.02' - 0"3 STEPS UP TO PORCH-TO MATCH HISTORICAD-3.01AD-3.035.195.33AD-3.0491010AD-1.09AD-1.0WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMHORIZONTAL CLAPBOARD WOOD SIDING:PRODUCT:WESTERN RED CEDARMANUFACTURER:REALCEDAR / TBDAPPLICATION:HORIZONTAL LAP SIDING SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS. WHERE THERE ARE NO RECOMMENDATIONS THE SIDING SHALL BE LAPPED ONT LESS THAN 1 INCH OR 1/2 INCH IF RABBETED, AND SHALL HAVE THE ENDS CAULKED, COVERED WITH A BATTEN OR SEALED AND INSTALLED OVER A STRIP OF FLASHING.4" EXPOSURE, ARCH. TO APPV.FINISH:PAINT GRADE, TO BE APPROVED BY ARCH. & OWNERCOLOR:WHITE, TO BE APPROVED BY ARCH. & OWNERCODE:INSTALL PER MANUFACTURER & R703.5.3VERTICAL WOOD SIDING:PRODUCT:WESTERN RED CEDARMANUFACTURER:REALCEDAR / TBDAPPLICATION:1X4 (4") T&G W/. NICKIE JOINT, VERIFY GAP W/. ARCHITECTFINISH:STAIN GRADE, TO BE APPROVED BY ARCH. & OWNERCOLOR:LIGHT BROWN/GRAY, TO BE APPROVED BY ARCH. & OWNERCODE:INSTALL PER MANUFACTURER & R703.5.1COMPOSITE WOOD SHINGLE SIDING:MANUFACTURER:NUCEDAR SHINGLESCOLOR:PAINTED -ARTIC WHITE, ARCH. & OWNER TO APPROVESPECIES:PVC COMPOSITESIZE:18" ROUGHSAWN (7" EXPOSURE)APPLICATION:NO EDGE BOARDS, ALTERNATE BUTT JOINTED CORNERSBRICK VENEER:MANUFACTURER:ELDORADO STONEADDRESS:1200 INDUSTRY STREET, EVERETT, WA 98203PHONE:425.407.0107STONE TYPE:BRICK SAWN VENEERCOLOR:NATURAL -TO BE APPROVED BY ARCH. & OWNERAPPPLICATION:MODULAR BRICK COURSE PER ELEVATIONS, ARCH. TO APPV.THICKNESS:3/4" -1"CODE:ICC# ESR-1215METAL PANELING: KYNAR PAINTED ALUM.MANUFACTURER:OCM, OLC COUNTRY MILLWORK INC.COLOR:SLATE-GREY, ARCH. TO APPROVEFINISH:ACM PANEL -ARCH. TO APPROVE SIZING & REVEALAPPLICATION:LAPPING PANELSTHICKNESS:VARIES -ARCH. TO APPROVEWEIGHT:< 15 LBS./S.F.WOOD SHINGLE ROOFING:PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE RATEDMANUFACTURER:FSR TREATMENT. INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.)COLOR: NATURALAPPLICATION: 18" RE-BUTTED & RE-JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURECLOSED:VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSINGCODE:ICC# ESR-1410, CLASS 'A' ASSEMBLYWEIGHT: N/A.STANDING SEAM METAL ROOFING (CLASS 'A'):PRODUCT:SEAM METAL ROOFIN, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSADDRESS:1333 CORPORATE DR., STE. 103, IRVING, TX, 75038PHONE:888.875.8484COLOR:GRAY, TO BE APPROVED BY ARCH. & OWNERNOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS)CODE:ICC# ESR-2048, CLASS 'A' ASSEMBLYWEIGHT:APPX. 2 PSFCOOL ROOFING (CLASS 'A'):PRODUCT:TPO MEMBRANEMANUFACTURER:GAF, EVERGUARD -WWW.GAF.COMCOLOR:ENERGY GRAY, TO BE APPROVED BY ARCH. & OWNERMIN. 3 YEARS AGED SOLAR REFLECTANCE 0.63 & MIN. THERMAL EMITTANCE 0.75OR 3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALL PER MANUFACTURERCODE:UL LISTING ER1306-1 TPO FULLY ADHERED CLASS 'A'WEIGHT:N/A.GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOODWATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ALX WALKING DECK (CLASS 'A')ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA, 92102PHONE: 800.250.4519WEB:WWW.WESTCOAT.COMCODE:ICC # ESR-2201FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'CARRIAGE HOUSE F.F.7894.83'39474963606254216729137012:1212:1212:1212:127917.20'7919.57'7914.60'7917.45'1/3 POINT FROM EAVE TO RIDGE19' - 1"1/3 POINT FROM EAVE TO RIDGE17' - 9 7/8"1/3 POINT FROM EAVE TO RIDGE14' - 5 1/8"5356543HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.7921.27'HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.1A-5.1ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"25' - 0"1/2 POINT FROM EAVE TO RIDGE23' - 8 1/8"FAUX BARN DOOR TO MATCH HISTORIC PHOTOSWINDOW TO MATCH HISTORIC PHOTOS. BOTTOM PANEL TO BE SCREENED GLASS5.95.107913.45'1512:1212:12AD-3.02AD-3.02AD-3.024AD-1.05AD-1.010AD-3.0112:12AD-3.0410AD-1.010AD-1.08AD-1.0FIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'123124746557921.27'7919.57'12:121/3 POINT FROM EAVE TO RIDGE13' - 0"HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.1/3 POINT FROM EAVE TO RIDGE19' - 1"7355531A-5.125' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"1/3 POINT FROM EAVE TO RIDGE18' - 6 1/8"1/3 POINT FROM EAVE TO RIDGE17' - 9 7/8"1/2 POINT FROM EAVE TO RIDGE23' - 8 1/8"7913.45'AD-3.02AD-3.024AD-1.05AD-1.02AD-1.03AD-1.0DR. TO BE FLUSH SOLID CORE, PAINTED WHITE. SEE DTLS. 2&3/AD-3.019HD. HT.15' - 2 3/4"98AD-1.09AD-1.08AD-1.0AD-3.05AD-3.05DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS08.04.22EXTERIORELEVATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-4.0TBDRYAN McDANIEL, AIA3/16" = 1'-0"2NORTH ELEVATION3/16" = 1'-0"3WEST ELEVATION1VERTICAL T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.02STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.03WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.04WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDEDWORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC.5CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE A-4.0,REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC.6WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR.ANY NEW SIDING WILL MATCH HISTORIC."7BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.08ACM PANEL - REF. MAT. SCHEDULE A-4.09EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33, SEE SPECIFICATIONS& CUT SHEET ON A-4.210CUSTOM BUILT WOOD DOOR, ARCH & OWNER TO APPV. CUSTOM ENTRY DOOR WILL BE CRAFTED TO MATCH HISTORIC PHOTOS.1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.NO. REVISION DATE3/16" = 1'-0"1EAST ELEVATION -HISTORIC & CARRAIGE HOUSEMATERIAL SPECIFICATIONSAKEYNOTES & GENERAL NOTESB FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'CARRIAGE HOUSE F.F.7894.83'66.1I317922.07'7910.51'6:126:121/2 DISTANCE UP PER APSEN MUNI. CODE13' - 1 7/8"451/3 DISTANCE UP PER APSEN MUNI. CODE24' - 0 1/2"1/3 DISTANCE UP PER ASPEN MUN. CODE14' - 5 1/8"1A-5.0ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"25' - 0"5.347919.57'5:1212:127916.91'7914.60'7917.45'7921.27'12:124:124:1212:121910LESS THAN 12' REQ'D. FOR LIGHT FIXTURE11' - 10 7/8"111189812:1212:12FIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'SECOND FLOOR F.F.7904.91'SECOND FLOOR F.F.7904.91'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'SECOND FLOOR PLATE7903.52'SECOND FLOOR PLATE7903.52'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'11JD812123217910.51'1A-5.1ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.25' - 0"25' - 0"6.117919.57'7921.30'6.597919.57'7916.91'11010101A-0.2DR. TO BE FLUSH SOLID CORE, STAINED NATURAL. WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMHORIZONTAL CLAPBOARD WOOD SIDING:PRODUCT:WESTERN RED CEDARMANUFACTURER:REALCEDAR / TBDAPPLICATION:HORIZONTAL LAP SIDING SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS. WHERE THERE ARE NO RECOMMENDATIONS THE SIDING SHALL BE LAPPED ONT LESS THAN 1 INCH OR 1/2 INCH IF RABBETED, AND SHALL HAVE THE ENDS CAULKED, COVERED WITH A BATTEN OR SEALED AND INSTALLED OVER A STRIP OF FLASHING.4" EXPOSURE, ARCH. TO APPV.FINISH:PAINT GRADE, TO BE APPROVED BY ARCH. & OWNERCOLOR:WHITE, TO BE APPROVED BY ARCH. & OWNERCODE:INSTALL PER MANUFACTURER & R703.5.3VERTICAL WOOD SIDING:PRODUCT:WESTERN RED CEDARMANUFACTURER:REALCEDAR / TBDAPPLICATION:1X4 (4") T&G W/. NICKIE JOINT, VERIFY GAP W/. ARCHITECTFINISH:STAIN GRADE, TO BE APPROVED BY ARCH. & OWNERCOLOR:LIGHT BROWN/GRAY, TO BE APPROVED BY ARCH. & OWNERCODE:INSTALL PER MANUFACTURER & R703.5.1COMPOSITE WOOD SHINGLE SIDING:MANUFACTURER:NUCEDAR SHINGLESCOLOR:PAINTED -ARTIC WHITE, ARCH. & OWNER TO APPROVESPECIES:PVC COMPOSITESIZE:18" ROUGHSAWN (7" EXPOSURE)APPLICATION:NO EDGE BOARDS, ALTERNATE BUTT JOINTED CORNERSBRICK VENEER:MANUFACTURER:ELDORADO STONEADDRESS:1200 INDUSTRY STREET, EVERETT, WA 98203PHONE:425.407.0107STONE TYPE:BRICK SAWN VENEERCOLOR:NATURAL -TO BE APPROVED BY ARCH. & OWNERAPPPLICATION:MODULAR BRICK COURSE PER ELEVATIONS, ARCH. TO APPV.THICKNESS:3/4" -1"CODE:ICC# ESR-1215METAL PANELING: KYNAR PAINTED ALUM.MANUFACTURER:OCM, OLC COUNTRY MILLWORK INC.COLOR:SLATE-GREY, ARCH. TO APPROVEFINISH:ACM PANEL -ARCH. TO APPROVE SIZING & REVEALAPPLICATION:LAPPING PANELSTHICKNESS:VARIES -ARCH. TO APPROVEWEIGHT:< 15 LBS./S.F.WOOD SHINGLE ROOFING:PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE RATEDMANUFACTURER:FSR TREATMENT. INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.)COLOR: NATURALAPPLICATION: 18" RE-BUTTED & RE-JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURECLOSED:VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSINGCODE:ICC# ESR-1410, CLASS 'A' ASSEMBLYWEIGHT: N/A.STANDING SEAM METAL ROOFING (CLASS 'A'):PRODUCT:SEAM METAL ROOFIN, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSADDRESS:1333 CORPORATE DR., STE. 103, IRVING, TX, 75038PHONE:888.875.8484COLOR:GRAY, TO BE APPROVED BY ARCH. & OWNERNOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS)CODE:ICC# ESR-2048, CLASS 'A' ASSEMBLYWEIGHT:APPX. 2 PSFCOOL ROOFING (CLASS 'A'):PRODUCT:TPO MEMBRANEMANUFACTURER:GAF, EVERGUARD -WWW.GAF.COMCOLOR:ENERGY GRAY, TO BE APPROVED BY ARCH. & OWNERMIN. 3 YEARS AGED SOLAR REFLECTANCE 0.63 & MIN. THERMAL EMITTANCE 0.75OR 3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALL PER MANUFACTURERCODE:UL LISTING ER1306-1 TPO FULLY ADHERED CLASS 'A'WEIGHT:N/A.GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOODWATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ALX WALKING DECK (CLASS 'A')ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA, 92102PHONE: 800.250.4519WEB:WWW.WESTCOAT.COMCODE:ICC # ESR-2201FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'CARRIAGE HOUSE F.F.7894.83'CARRIAGE HOUSE F.F.7894.83'111451/3 DISTANCE UP PER ASPEN MUN. CODE14' - 5 1/8"1A-5.025' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.7913.45'684AD-1.02AD-1.03AD-1.05AD-1.097AD-1.0FIRST FLOOR F.F.7894.83'FIRST FLOOR F.F.7894.83'FIRST FLOOR PLATE7893.44'FIRST FLOOR PLATE7893.44'LOWEST EXISTING GRADE7893.00'LOWEST EXISTING GRADE7893.00'85.512:126:121/3 DISTANCE UP PER APSEN MUNI. CODE17' - 7 1/2"6557HISTORIC CHIMNEYTO BE RESTORED.IN ASSSUMED LOCATION BASEDON HISTORIC PHOTOS.HISTORIC IRON RIDGEORNAMENT IN ASSSUMED LOCATION BASED ON HISTORIC PHOTOS.1A-5.025' - 0"ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT PER 26.710.060.D.7.5.36AD-3.024AD-1.05AD-1.09AAD-3.01AD-3.04DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS08.04.22EXTERIORELEVATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-4.1TBDRYAN McDANIEL, AIA1VERTICAL T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.02STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.03ACM PANEL - REF. MAT. SCHEDULE A-4.04WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF ANDMONITOR. ANY NEW SIDING WILL MATCH HISTORIC."5CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULEA-4.0, REPAIR SIDING AS NEEDED WORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC.6WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.07WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0, REPAIR SIDING AS NEEDEDWORKING WITH STAFF AND MONITOR. ANY NEW SIDING WILL MATCH HISTORIC.8GUTTER - ALUMINUM W/. KYNAR FINISH, SHAPE AS SEL. - PROVIDE SHOP DWGS. TO ARCH.9DOWNSPOUT - ALUMINUM W/. KYNAR FINISH OR EQUIV. - AS SEL. (ARCH. TO APPROVE)10EXTERIOR LIGHTING - TO BE HIGH EFFICIENCY, LOW EFFICIENCY MAY BE PROVIDED PER ELECTRICAL NOTE #33, SEESPECIFICATIONS & CUT SHEET ON A-4.211CUSTOM BUILT WOOD DOOR, ARCH & OWNER TO APPV. CUSTOM ENTRY DOOR WILL BE CRAFTED TO MATCH HISTORICPHOTOS.3/16" = 1'-0"3SOUTH ELEVATION3/16" = 1'-0"4EAST ELEVATIONMATERIAL SPECIFICATIONSAKEYNOTES & GENERAL NOTESBNO. REVISION DATE3/16" = 1'-0"2NORTH ELEVATION - CARRIAGE HOUSE3/16" = 1'-0"1SOUTH ELEVATION - HISTORIC1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150. WINDOWS & DOORS:AUTHORIZED DEALER (PRODUCTS LISTED BELOW)SUPPLIER:ASSOCIATED BUILDING SUPPLYADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626CONTACT:JOE YOUNANPHONE:949-872-3319FAX:206-666-2150EMAIL:JYOUNAN@ABSSOCAL.COMWEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COMALUMINUM CLAD WINDOWS & PATIO DOORSMANUFACTURER: JELD-WEN WINDOWS & DOORSPRODUCT:CUSTOM COLLECTIONADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601PHONE:541-885-7412 OR 800-535-3936FAX:541-884-3331WEB:WWW.JELD-WEN.COMMULTI SLIDE DOORS & STOREFRONTMANUFACTURER:WESTERN WINDOW SYSTEMSPRODUCT: SERIES 600 & STOREFRONT SYSTEMSADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040PHONE: 877.268.1300WEB: WWW.WESTERNWINDOWSYSTEMS.COMHORIZONTAL CLAPBOARD WOOD SIDING:PRODUCT:WESTERN RED CEDARMANUFACTURER:REALCEDAR / TBDAPPLICATION:HORIZONTAL LAP SIDING SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDATIONS. WHERE THERE ARE NO RECOMMENDATIONS THE SIDING SHALL BE LAPPED ONT LESS THAN 1 INCH OR 1/2 INCH IF RABBETED, AND SHALL HAVE THE ENDS CAULKED, COVERED WITH A BATTEN OR SEALED AND INSTALLED OVER A STRIP OF FLASHING.4" EXPOSURE, ARCH. TO APPV.FINISH:PAINT GRADE, TO BE APPROVED BY ARCH. & OWNERCOLOR:WHITE, TO BE APPROVED BY ARCH. & OWNERCODE:INSTALL PER MANUFACTURER & R703.5.3VERTICAL WOOD SIDING:PRODUCT:WESTERN RED CEDARMANUFACTURER:REALCEDAR / TBDAPPLICATION:1X4 (4") T&G W/. NICKIE JOINT, VERIFY GAP W/. ARCHITECTFINISH:STAIN GRADE, TO BE APPROVED BY ARCH. & OWNERCOLOR:LIGHT BROWN/GRAY, TO BE APPROVED BY ARCH. & OWNERCODE:INSTALL PER MANUFACTURER & R703.5.1COMPOSITE WOOD SHINGLE SIDING:MANUFACTURER:NUCEDAR SHINGLESCOLOR:PAINTED -ARTIC WHITE, ARCH. & OWNER TO APPROVESPECIES:PVC COMPOSITESIZE:18" ROUGHSAWN (7" EXPOSURE)APPLICATION:NO EDGE BOARDS, ALTERNATE BUTT JOINTED CORNERSBRICK VENEER:MANUFACTURER:ELDORADO STONEADDRESS:1200 INDUSTRY STREET, EVERETT, WA 98203PHONE:425.407.0107STONE TYPE:BRICK SAWN VENEERCOLOR:NATURAL -TO BE APPROVED BY ARCH. & OWNERAPPPLICATION:MODULAR BRICK COURSE PER ELEVATIONS, ARCH. TO APPV.THICKNESS:3/4" -1"CODE:ICC# ESR-1215METAL PANELING: KYNAR PAINTED ALUM.MANUFACTURER:OCM, OLC COUNTRY MILLWORK INC.COLOR:SLATE-GREY, ARCH. TO APPROVEFINISH:ACM PANEL -ARCH. TO APPROVE SIZING & REVEALAPPLICATION:LAPPING PANELSTHICKNESS:VARIES -ARCH. TO APPROVEWEIGHT:< 15 LBS./S.F.WOOD SHINGLE ROOFING:PRODUCT: #1 WESTERN RED CEDAR, WOOD SHINGLE -FIRE RATEDMANUFACTURER:FSR TREATMENT. INC. WWW.FIRESMARTROOFING.COM (OR EQUIV.)COLOR: NATURALAPPLICATION: 18" RE-BUTTED & RE-JOINTED PERFECTION SHINGLES (100% EDGE GRAIN, 100% CLEAR) 5 1/2" EXPOSURECLOSED:VALLEY W/. MITERED HIP CUTS, 16 GAUGE COPPER FLASHING, STAGGERED COURSINGCODE:ICC# ESR-1410, CLASS 'A' ASSEMBLYWEIGHT: N/A.STANDING SEAM METAL ROOFING (CLASS 'A'):PRODUCT:SEAM METAL ROOFIN, ULTRA-COOL, CB-150MANUFACTURER:CUSTOM-BILT METALSADDRESS:1333 CORPORATE DR., STE. 103, IRVING, TX, 75038PHONE:888.875.8484COLOR:GRAY, TO BE APPROVED BY ARCH. & OWNERNOTES:USE CONTINUOUS 12" OR 16" PANS -VERIFY W/. ARCH. SIZE & LOC'N. OF SEAMS (NO TRANSVERSE SEAMS)CODE:ICC# ESR-2048, CLASS 'A' ASSEMBLYWEIGHT:APPX. 2 PSFCOOL ROOFING (CLASS 'A'):PRODUCT:TPO MEMBRANEMANUFACTURER:GAF, EVERGUARD -WWW.GAF.COMCOLOR:ENERGY GRAY, TO BE APPROVED BY ARCH. & OWNERMIN. 3 YEARS AGED SOLAR REFLECTANCE 0.63 & MIN. THERMAL EMITTANCE 0.75OR 3 YEAR AGED SRI OF AT LEAST 75APPLICATION:INSTALL PER MANUFACTURERCODE:UL LISTING ER1306-1 TPO FULLY ADHERED CLASS 'A'WEIGHT:N/A.GUTTERS:MATERIAL: METAL -ALUM. PAINTED KYNARSHAPE: HALF ROUND (5") (VERIFY W/. ARCH.)GARAGE DOORS:SUPPLIER:RANCH HOUSE DOORSWEB:WWW.RANCHHOUSEDOORS.COMSTYLE: CUSTOMMATERIAL: CUSTOM BUILT, WOODWATERPROOF DECK MEMBRANE:MANUFACTURER:WESTCOAT ALX WALKING DECK (CLASS 'A')ADDRESS:4007 LOCKRIDGE STREET, SAN DIEGO, CA, 92102PHONE: 800.250.4519WEB:WWW.WESTCOAT.COMCODE:ICC # ESR-2201FLASHING & WEATHERSTRIPPINGPROVIDE MIN. 24 GUAGE METAL (16 OZ.) SHEETING (TO MATCH) FOR ALL EXTERIOR FLASHING & WEATHERSTRIPPING APPLICATIONS. VERIFY W/. ARCHITECT ANY UNCONVENTIONAL ENVELOPE WATERPROOFING AREAS PRIOR TO INSTALLATION.DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS08.04.22EXTERIORELEVATIONS -SPECIFICATIONSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611A-4.2TBDRYAN McDANIEL, AIAMATERIAL SPECIFICATIONSAKEYNOTES & GENERAL NOTESB1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.NO. REVISION DATE STEP 2:1" MIN.SOLID SHEATHINGWHERE OCCURSWINDOW ROUGHOPENING (R.O.)STEP 1:PENETRATION FLASHING9" MIN. "PROTECTOWRAP" OR BITUTHENE EQUIV.WINDOW ROUGHOPENING (R.O.)FIRST LAYER 15#FELT PAPERWINDOW (SEE PLANFOR TYPE & SIZE)2" MINIMUMOVERLAPSTEP 4:WINDOW (SEE PLANFOR TYPE & SIZE)PENETRATION FLASHING9" MIN. "PROTECTOWRAP" OR BITUTHENE EQUIV.STEP 3:NOTES:1. WINDOWS AND DOORS SHALL BE INSTALLED AND FLASHED IN ACCORDANCE WITH THE FENESTRATION MANUFACTURER'S WRITTEN INSTRUCTION. WINDOW AND DOOR OPENING SHALL BE FLASHED IN ACCORDANCE WITH SECTION R703.4. WRITTEN INSTALLATION INSTRUCTIONS SHALL BE PROVIDED BY THE FENESTRATION MANUFACTURER FOR EACH WINDOW OR DOOR. (R609.1)2. APPROVED CORROSION-RESISTANCE FLASHING SHALL BE APPLIED SHINGLE-FASHION IN A MANNER TO PREVENT ENTRY OF WATER INTO THE WALL CAVITY OR PENETRATION OF WATER TO THE BUILDING STRUCTURAL FRAMING COMPONENTS. SELF-ADHERED MEMBRANES USED AS FLASHING SHALL COMPLY WITH AAMA 711. FLUID-APPLIED MEMBRANES USED AS FLASHING IN EXTERIOR WALLS SHALL COMPLY WITH AAMA 714. THE FLASHING SHALL EXTEND TO THE SURFACE OF THE EXTERIOR WALL FINISH. APPROVED CORROSION-RESISTANCE FLASHING SHALL BE INSTALLED AT THE EXTERIOR WINDOW AND DOOR OPENINGS. FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL EXTEND TO THE SURFACE OF EXTERIOR WALL FINISH OR TO THE WATER-RESISTIVE BARRIER COMPLYING WITH SECTION 703.2 FOR SUBSEQUENT DRAINAGE. MECHANICALLY ATTACHED FLEXIBLE FLASHINGS SHALL COMPLY WITH AAMA 712. FLASHING AT EXTERIOR WINDOW AND DOOR OPENINGS SHALL BE INSTALLED IN ACCORDANCE WITH ONE OR MORE OF THE FOLLOWING: (R703.4)a. THE FENESTRATION MANUFACTURER'S INSTALLATION AND FLASHING INSTRUCTIONS, OR FOR APPLICATIONS NOT ADDRESSED IN THE FENESTRATION MANUFACTURER'S INSTRUCTIONS, IN ACCORDANCE WITH/. THE FLASHING MANUFACTURER'S INSTRUCTIONS. WHERE FLASHING INSTRUCTIONS OR DETAILS ARE NOT PROVIDED, PAN FLASHING SHALL BE INSTALLED AT THE SILL OF EXTERIOR WINDOW AND DOOR OPENINGS. PAN FLASHING SHALL BE SEALED OR SLOPED IN SUCH A MANNER AS TO DIRECT WATER TO THE SURFACE OF THE EXTERIOR WALL FINISH OR TO THE WATER-RESISTIVE BARRIER FOR SUBSEQUENT DRAINAGE. OPENING USING PAN FLASHING SHALL INCORPORATE FLASHING OR PROTECTION AT THE HEAD AND SIDES.b. IN ACCORDANCE WITH THE FLASHING DESIGN OR METHOD OF A REGISTERED DESIGN PROFESSIONAL.c. IN ACCORDANCE WITH OTHER APPROVED METHOD.DETAIL IS JUST FOR ILLUSTRATION INSTALL FLASHING AND WATERPROOFING AT WINDOW AND DOOR OPENING PER DOOR & WINDOW MGR'G. INTRUCTION AND/OR THE FLASHING MFG;R. INSTRUCTION PER SECTIONS R609.1 & R703.4DOOR, FRAME, & ASSMB'Y. PER MFGR.EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.12x FRAMING PER PLANGYP. BOARD INT. FINISHSHIM SPACE PER DOOR MFGR.HINGE (AS OCCURS)PLYWOOD SHT'G. PER STRUCT.NAILING FLANGE PER MFGR.CAULK & SEAL ALL JOINTS AS REQ'D.INT. TRIM DTL. PER I.D.'AZEK' DOOR JAMB/TRIM PIECE (2X6)EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.1PLYWOOD SHT'G. PER STRUCT.GYP. BOARD INT. FINISHHEADER PER PLAN -REF. STRUCT.DOOR, FRAME, & ASSMB'Y. PER MFGR.SHIM SPACE PER DOOR MFGR.NAILING FLANGE PER MFGR.CAULK & SEAL ALL JOINTS AS REQ'D.INT. TRIM DTL. PER I.D.HEAD TRIM PROFILE -'AZEK' DOOR HEAD/TRIM PIECE (2X6)CORROSION-RESISTANCE METAL FLASHINGW/. DRIP EDGE PER SIDING MFGR.EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.1PLYWOOD -REF. STRUCT.HEADER PER PLAN -REF. STRUCT.GYP. BOARD (INTERIOR)WINDOW FRAME / ASSMB'Y. PER MFGR.2x FRAMING -PER PLANSHIM SPACE PER WDW. MFGR.GYP. BOARD INT. FINISHPLYWD. SHT'G. PER STRUCT.SHIM SPACE PER WDW. MFGR.WINDOW SILL PROFILE - 'AZEK', TRIM PIECE (2X4) APRON W/. STOOL SLOPED 2% MINCAULK & SEAL ALL JOINTS AS REQ'D.CAULK & SEAL ALL JOINTS AS REQ'D.3/8"FRAME SIZE3/8"SASH SIZEYGLAZING SIZEYXOPENINGDAYLIGHTXNAILING FLANGE PER MFGR.NAILING FLANGE PER MFGR.INT. TRIM DETAIL PER I.D.HEAD TRIM PROFILE -'AZEK' WINDOW JAMB/TRIM PIECE (2X6)CORROSION-RESISTANCE METAL FLASHING W/. DRIP EDGE PER SIDING MFGR.R.O.EXT. FINISH -REF. MATERIAL SCHEDULE A-4.0/A-4.1WINDOW FRAME / ASSMB'Y. PER MFGR.PLYWD. SHT'G. -REF. STRUCT.GYP. BD./INT. FINISH2x FRAMING, PER PLANEXT. FINISH -REF. MATERIAL SCHEDULEA-4.0/A-4.1SHIM SPACE -PER WDW. MFGR.NAILING FLANGE PER MFGR.TRIMMER PER STRUCT.3/8"FRAME SIZE3/8"SASH SIZEYGLAZING SIZEYXOPENINGDAYLIGHTXINT. TRIM DETAIL PER I.D.'AZEK' WINDOW JAMB/TRIM PIECE (2X6)R.O.'AZEK' WINDOW JAMB/TRIM PIECE (2X6)SHINGLES2" HOLE AT 6" O.C.SCREEN SOLDERED TO VENTPREFORMED COPPERRIDGE VENTCLEAT AT 12" O.C.CONCRETE/SANDSTONEFOUNDATIONCONCRETE/SANDSTONE CURB, SEEPLAN FOR SIZEWATERPROOFING PERR406.1.2, MIN. 2PLY HOT-MOP FELTSINTERIOR FINISHPER PLANPLYWOOD SHT'G.BITUTHENE (OR EQUIV.)- 18" ABV. T.O.C.(CONTINUOUS 24")COPPER/S.S. FLASHINGOVER BITUTHENE (OREQUIV.) 6" ABV. T.O.C.EXT. FINISH PER PLANSPRESERVATIVE-TREADEDWOOD SILL PER AWPA U1CORROSION-RESISTANCE WEEPSCREED, MIN. 26 GALVANIZEDSHEET GAGE WEEP SCREED W/.MIN. 3-1/2" ATTACHMENT FLANGEPER R703.7.3 FOR STUCCO FINISHLINE OF CONCRETE SLAB ORPAVED AREA (AS OCCURS)COPPER/S.S. FLASHINGOVER BITUTHENE (OREQUIV.) 6" BELOW FS/NGFLASHING NOTE:REF.MATERIAL SCHEDULE ONA/A-4 FOR FLASHING NOTESNOTE:ALL METAL FLASHING AND WEEP SCREED TO BE OF A SIMILAR TYPE TO AVOID GALVANIC CORROSIONSLOPE 1% MIN.TAPE FLASHINGTAPE FLASHINGEXPANSION JOINTMIN.1/2"1" MIN.VARIESVARIES PER PLANVARIES PER PLANBELOW T.O.S.6"BELOW T.O.C.6"ABOVE T.O.C.1' - 6"VERIES PER PLANABOVE T.O.C.6"AZEK TRIMBOARD 6/4" X 4" ROOFING PER PLAN & MAT. SCHED.ROOF RAFTERS PER STRUCT.ROOF SHT'G PER STRUCT. & ROOFING MFGR.EXTERIOR FINISH PER PLANS & MAT. SCHED.MIN. 24" TO PL.(2) 2X SOLID BLOCKINGINSULATION PER PLAN AND ROOF DETAILSMETAL DEBRIS AND LEAF GUARD TO MATCH GUTTERNOTE:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS.3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON B/T1.1CORRISION-RESISTANCE METAL EAVE FLASHING W/.DRIP EDGE PER ROOFING MFG'R. CORRISION-RESISTANCE METAL GUTTER PER ROOFING MFG'R. (AS OCCUR PER PLAN), ARCH TO APPV. PROFILECORROSION-RESISTANCE METAL Z FLASHING PER EXT. FINISH MFGR.3 1/2"AZEK COVE MOLDING (AZM -80) (3) 2X SOLID BLK'G. FOR 1-HR. COND.3"EXTERIORINTERIORINTERIOR FINISH, PER PLAN (WHERE OCCURS)CDX PLYWD. SHT'G. (PER STRUCT'L. & SIDING MFGR.)INSUL'N. PER INSUL'N. SHED. & PLANSROOFING PER PLAN & MAT. SCHED.CAULK & SEAL AS REQ'D.CORROSION-RESISTANCE METAL RAKE FLASHING W/. DRIP (BY ROOFING MFGR.) TO MATCH ROOF FOR METAL ROOFSEXTERIOR FINISH -REF. PLANS & MAT. SCHED.MIN. 24" TO PL.(2) 2X BLOCKINGAZEK 4" CROWN (AZM -49)AZEKTRIMBOARD 1" X 4" CORROSION RESISTANCE Z FLASHING PER EXT. FINISH MFGR.3"(3) 2X SOLID BLK'G. FOR 1-HR. COND.INSULATION PER PLAN AND ROOF DETAILSNOTE:1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE2. ARCH. TO APPV. SIZE, COLOR & PROFILE OF EAVE COMPONENTS. G.C.TO PROVIDE MOCK-UPS.3. UNVENTED ENCLOSED RAFTER ASSEMBLY: NO INTERIOR CLASS I VAPOR RETARDER SHALL BE INSTALLED ON THE CEILING SIDE (ATTIC FLOOR) OF THE UNVENTED ATTIC ASSEMBLY OR ON THE CEILING SIDE OF THE UNVENTED ENCLOSED ROOF FRAMING ASSEMBLY. 4. REF. WOOD OR WOODBASE PRODUCT NOTES ON B/T1.1NOTE: INSTALL PER MFGR. GUIDELINES AND IRC 703.5.3INTERIOREXTERIORTYP. 5/8" GYP. BD. INT. FINISH, (TYPE 'X' GYP. SHT'G. AS OCCURS, FOR 1-HR. COND., REF. PLAN)WATER-RESISTIVE BARRIER PER MFGR., MIN. (1) LAYER OF NO. 15 ASPHALT FELT OR (2) LAYERS OF GRADE D BLDG. PAPER OVER ALL WOOD BASED SHEATHING -VERIFY W/. SIDING MFGR.PLYWD. SHT'G. / SHEAR PANEL PER STRUCT. (MIN. 3/8" CDX)DBL. TOP PLATE -2x4 MIN.INT. CLN'G. FINISH PER PLANS, REF. RCPSOLID BLK'G.FLR. OR CLN'G. FRAMING PER STRUCT.INT. FLR. FINISH, PER PLANS2x SILL PLATEFLR. FRAMING (PER STRUCT.) OR FLR. SLAB.1-1/8" FLR. SHT'G. PER STRUCT. (AS OCCURS)2x STUDS PER PLANS, REF. STRUCT DWGS. (MIN. 2"X4" FRAMING STUDS 16" ON CENTER MAX)WESTERN RED CEDAR LAP SIDING, ATTACH & INSTALLPER MFGR. INSTRUCTIONS, R703.5.3 & TABLE R703.3(1) -AVERAGE 19/32" THICK W/. MIN. W" LAPAIR-PERMEABLE INSULATION PER PLANSOVERLAP1" MIN.KINGSPAN GREENGUARD DC14 DRAINAGE MAT OR EQ., INSTALL PER MFGR. (INTERTEK CCRR 102)2" SPRAYED AIR-IMPERMEABLE INSULATION DATEREVISIONSOWNER INFORMATION:PROJECT STATUSPLAN CHECK NO.151 KALMUS DRIVE, SUITE G-1COSTA MESA, CA 92626714.754.4040WWW.BRANDONARCHITECTS.COMPROJECT CONTACTTHESE DOCUMENTS ARE THE PROPERTY OF BRANDON ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR IMPLIED HERON.PROJECT ADDRESS:BRANDONARCHITECTS08.04.22ARCHITECTURALDETAILSKAO RESIDENCELOT D, LLC. "CUSTOM" -C/O JOHNKAO312 ASPEN AIRPORT BUSINESSCENTER, STE. D, ASPEN, CO, 81611HPC THIRD CHECK233 W. BLEEKER ST., ASPEN, CO,81611AD-1.0TBDRYAN McDANIEL, AIANO. REVISION DATEN.T.S.1DOOR & WINDOW FLASHING DTL3" = 1'-0"3EXTERIOR DOOR JAMB (TYP.)3" = 1'-0"2EXTERIOR DOOR HEAD (TYP.)3" = 1'-0"4WINDOW HEAD/SILL DETAIL @ SIDING3" = 1'-0"5WINDOW JAMB @ SIDING1/16" = 1'-0"7RIDGE VENT DETAIL3" = 1'-0"10FOUNDATION DETAIL1 1/2" = 1'-0"8HISTORIC EAVE DTL.1 1/2" = 1'-0"9HISTORIC RAKE DTL.3" = 1'-0"6LAP WOOD SIDING DTL.