HomeMy WebLinkAboutApplication R1.233 W Bleeker St
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
October 1, 2021
Sarah Yoon and Natalie Feinberg Lopez
Historic Preservation Commission
c/o Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 233 West Bleeker Street Conceptual HPC Review, Temporary
Relocation, Variance for historic condition, and FAR Bonus
Dear Sarah, Natalie, and HPC,
Please accept this application for
Conceptual Major Development
Review and an FAR Bonus 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 owner
proposes 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. Temporary relocation is requested to dig the basement under the main house.
A setback variation is requested for the original location of the western bay window that projects
into the setback 2 feet. The 500 sf FAR bonus is requested to offset the extensive restoration
efforts to both historic buildings.
Figure 1: 233 West Bleeker Street.
Page 2 of 5
233 West Bleeker Street – 10/1/2021
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 2 - 4: 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.
Page 3 of 5
233 West Bleeker Street – 10/1/2021
Main House
The main house is proposed to remain in place and to 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 5 - 6: West elevation comparison of historic photograph (left) to current condition (right).
Figures 7 - 8: South and east elevation comparison of historic photograph (left) to current condition (right).
Figures 9 - 10: Proposed restoration and new addition.
Page 4 of 5
233 West Bleeker Street – 10/1/2021
Carriage House
The carriage house (aka guest casita) is proposed to remain 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. Two paver or gravel strips are proposed to lead
to the faux garage door. 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.
FAR Bonus
No variations are requested for new construction. The 500 sf FAR bonus is respectfully requested.
As demonstrated in Exhibit A significant restoration, preservation, and removal of non-historic and
noncompliant additions are proposed. This project preserves two landmarks on very visible corner
lot.
Figures 11 - 12: Comparison of historic photograph showing carriage house (left) and current condition (right).
Figure 13: Restored carriage house and west elevation of main house. Please note: the large concrete area between the
two buildings will be grass with a stone paver pathway as shown in the landscape plan.
Page 5 of 5
233 West Bleeker Street – 10/1/2021
Variations
No new variations are requested in this application. A variation to
memorialize the bay window that sits within the west side setback is
requested. The bay window extends ~2’ into the required 10’ side
setback. The rest of the historic home is located about 11’ 7.5” from
the property line, where 10’ is required.
Both the main historic home and the carriage house sit within
setbacks, but are in their original location. All new construction,
including basement space, is located outside of the setback
requirements and does not need a variation.
Parking
There is currently no onsite parking at 233 Bleeker. A total of three
parking spaces are required for this project: 2 spaces are located in
the garage and 1 surface space. All parking is located off the alley.
Trees
We met with the Parks Department before the design process began
in order to identify trees for removal and appropriate dripline
protection areas. Direction from the City Forester is incorporated
into this application.
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 Conceptual Review Criteria and FAR Bonus
B – Demolition and Temporary Relocation
C – Setback Variance for Existing Historic Condition
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
Figure 14: Detail of bay window on west elevation
that extends into the 10’ side setback.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Exhibit A –Conceptual HP Review
FAR Bonus
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Response – n/a.
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. Tracks 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.
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.
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 will be presented at Final Design Review
but will likely be concrete for the front walkway and a light 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
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
• 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 conceptual 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 conceptual landscape plan is proposed for preliminary review. 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.
Figure 1: Proposed landscape plan.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• 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. A detailed
landscape plan will be provided at Final Design Review.
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.
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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• 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 design of the new fence will be presented at Final Review.
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 will meet these requirements and be presented at Final Review.
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 will meet these requirements and be presented at Final Review.
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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• 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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Response – Parks identified trees that require protection. All new planting will be presented at Final
Review and will meet the Design Guidelines as simple and historically used native species.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• 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.
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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• Greater flexibility in installing new windows may be considered on rear or secondary walls.
• 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 will be provided as part of Final Review.
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.
Figures 2 & 3: Comparison of historic vs. current conditions to show window alterations that are proposed to be restored on the north and west facades.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• 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.
4.3 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 do not
appear to be historic but further inspection will be completed for Final Review. Any new doors will be
simple in style and located in existing historic openings. Double doors are proposed on the east
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
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.
Figures 4 - 7: Comparison of screened in porch shown in historic photographs to restored porch proposal (right). Existing Condition is
shown below – red hatching indicates areas for demolition and restoration.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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. Historic photographs will be used to accurately restore the carriage
house/barn.
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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
• 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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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 not proposed at this time, but, if necessary, will be
included in the Final Design Review application.
Figures 8 & 9 : Historic photograph used in eastern
elevation roof restoration (above). Proposed roof plan
demolition (right)
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Figures 10 - 12: Section of proposed roof restoration (top), proposed roof plan (left), detail of rendering showing restored roof (right).
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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 attached to the main historic home through a breezeway. The
breezeway is proposed to be removed. The carriage house/barn 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.
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. 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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. It is unclear
whether there is a door or window adjacent to the garage door opening on the west elevation. We hope
to find evidence in the framing to determine the appropriate restoration.
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 and is proposed to replicate historic photographs
showing a door in this location. 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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Figures 13 - 16 : Historic photographs used for accurate restoration (top left and top right). Proposed demolition plan for roof
(bottom left) and restored barn/carriage house (bottom right).
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Figures 17 & 18: Proposed east elevation (left) and north elevation (right). Note: a small window may be appropriate
above the proposed double doors on the east elevation based on the historic photograph below.
Figures 19 - 22: Historic photograph (left) and proposed west elevation
(right). The details of the restoration are still being developed and will be
presented as part of the Final Review application. There are questions about
whether there is a door or window in the historic photograph adjacent to the
garage door. Current photograph of the west elevation and proposed
demolition are below.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
Figure 23: Rendering of proposed project from corner of Bleeker and Second Streets.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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
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. A breakdown
of measurements comparing above grade square footage of historic to new construction is provided on
Sheet A0.1 and summarized below:
Table 1: Square Footage Comparison:
Historic to New Construction Historic Home New Construction
First Floor 1,338 sf 1,167 sf
Second Floor 708 sf 762 sf
Total 2,046 sf 1,929 sf
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
• 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
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
Materials: Vertical stained wood siding is proposed for the addition. The wood siding relates to
the landmark but is modern in application. The eastern bump out that wraps around the rear
of the addition is proposed to have metal panels. A standing seam metal roof is proposed for
the new construction and traditional wood shingles for the landmark.
Figure 24: Rendering of front (north) elevation showing form, materials, and fenestration.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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 a similar height to the landmark with a difference of less than 2 feet between
the primary gable of the landmark and the addition as viewed from Bleeker Street (north elevation):
historic home 18’ 11.5” and addition 20’ 9.75.”
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. The flat roof area is setback 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 as per the City Forester.
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 – 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 setback 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
Figure 25: Line drawing of relationship between new and historic construction. Note the 12’10” long glassy connector and the
visibility of the restored historic east façade.
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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
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.
26.415.110 Benefits
F. Floor area bonus. 1. In selected circumstances, the HPC may grant up to five hundred additional
square feet of allowable floor area for projects involving designated historic properties. The potential
bonus is determined by net lot area such that a 3,000 – 5,999 square foot lot is eligible for a maximum
of two hundred fifty square foot floor area bonus, a 6,000-8,999 square foot lot is eligible for a
maximum of a three hundred and seventy five square foot floor area bonus and a 9,000 square foot or
larger lot is eligible for a maximum of a 500 square foot floor area bonus. Floor area bonuses are
cumulative. More than one bonus may be approved up to the maximum amount allowed for the lot.
If a property is subdivided, the maximum bonus will be based on the original lot size, though the
bonus may be allocated amongst the newly created parcels to the extent permitted.
On any lot where a historic property is permitted a duplex density while a non-historic property is not,
the increased allowable floor area that results from the density will be deducted from the maximum
bonus that the property may receive.
To be considered for the bonus, it must be demonstrated that the project meets all of the following
criteria:
a) The historic building is the key element of the property, and the primary entry into the
structure, and the addition is incorporated in a manner that maintains the visual integrity of
the historic building; and
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
The landmark is the primary entrance into the property and is the focal point of the entire
project. The addition is subordinate in location, size, and architectural style yet supports the key
historic characteristics of the landmark.
b) If applicable, historically significant site and landscape features from the period of
significant of the historic building are preserved; and the applicant is undertaking multiple
significant restoration actions, including but not limited to, re-opening an enclosed porch, re-
installing doors and windows in original openings that have been enclosed, removing paint or
other non-original finishes, or removing elements which are covering original materials or
features; and
Large spruce trees are preserved and protected as per the Parks Department’s recommendation
and direction. Extensive restoration is proposed to both the main historic home and the historic
barn/carriage house as outlined above and illustrated in the attached drawings. A screened
porch is restored, all four dormers on the historic home are restored, all historic windows and
siding details are restored on the historic home. The entire east elevation is restored, and all
non-historic additions are removed. The barn/carriage house is restored to its original footprint
and openings are restored as per historic photographs. A preservation plan will be prepared for
submittal with the Final Review application for HPC.
c) The project retains a historic outbuilding, if one is present, as a free standing structure
above grade; and
The historic carriage house is preserved as a free standing structure above grade, and will be
fully restored per historic photographs and maps.
d) The applicant is electing a preservation outcome that is a high priority for HPC, including
but not limited to, creating at least two detached structure on the site, limiting the amount of
above grade square footage added directly to a historic resource to no more than twice that
above grade square footage of the historic resource, limited the height of an addition to a
historic resource to the height of the resource or lower, or demolishing and replacing a
significantly incompatible non-historic addition to a historic resource with an addition that
meets current guidelines.
Preservation is the top priority for this project. Above grade there is more historic square
footage than new square footage. The height of the new addition is compatible to the landmark
and all non-historic additions, none of which comply with the Design Guidelines, are proposed to
be removed and replaced with compliant additions. The proposed project meets the current
Design Guidelines as demonstrated above.
2. Granting of additional allowable floor area is not a matter of right but is contingent upon the sole
discretion of the HPC and the Commission’s assessments of the merits of the proposed project and its
ability to demonstrate exemplary historic preservation practices.
3. The decision to grant a floor area bonus for major development projects will occur as part of the
approval of a Conceptual Development Plan, pursuant to Subsection 26.415.070.D.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 10/1/2021
4. Floor area bonuses are only available for single family, duplex, or 100% affordable housing
development. A property shall receive no more than 500 square feet in total. The award of a bonus is
project specific. At such a time that more than 40% of an addition to a historic resource that was
constructed as part of a project which previously received a floor area bonus is demolished, the bonus
may be retained only if the property redevelopment is found to meet the requirements of this
Section.
A 500sf FAR bonus is respectfully requested.
5. Separate from the floor area bonus described above, on a lot that contains a historic resource, HPC
may exempt wall exposed by a light well that is larger than the minimum required for egress from the
calculation of subgrade floor area only if the light well is internalized such that it is entirely recessed
behind the vertical plane established by the portion of the building facades closest to any street, the
lightwell is screened from view from the street by building walls or fences, and any addition that is
made to the affected resource simultaneous or after the construction of the light well is entirely one
story.
n/a.
Exhibit B
Demolition and Temp. Relocation
233 West Bleeker Street 10/1/2021
Exhibit B – Demolition
Temporary Relocation
26.415.080. Demolition of designated historic properties or properties within a
historic district.
It is the intent of this Chapter to preserve the historic and architectural resources that have
demonstrated significance to the community. Consequently, no demolition of properties designated
on the Aspen Inventory of Historic Landmark Site and Structures or properties within a Historic District
will be allowed unless approved by the HPC in accordance with the standards set forth in this Section.
4. The HPC shall review the application, the staff report and hear evidence presented by the
property owners, parties of interest and members of the general public to determine if the
standards for demolition approval have been met. Demolition shall be approved if it is
demonstrated that the application meets any one of the following criteria:
a) The property has been determined by the City to be an imminent hazard to public safety
and the owner/applicant is unable to make the needed repairs in a timely manner,
b) The structure is not structurally sound despite evidence of the owner's efforts to properly
maintain the structure,
c) The structure cannot practically be moved to another appropriate location in Aspen or
d) No documentation exists to support or demonstrate that the property has historic,
architectural, archaeological, engineering or cultural significance and
Additionally, for approval to demolish, all of the following criteria must be met:
a) The structure does not contribute to the significance of the parcel or Historic District in which
it is located and
b) The loss of the building, structure or object would not adversely affect the integrity of the
Historic District or its historic, architectural or aesthetic relationship to adjacent designated
properties and
c) Demolition of the structure will be inconsequential to the historic preservation needs of the
area.
Response – Luckily there is good documentation of the original appearance of the 233 West Bleeker to
accurately identify non-historic additions and to correctly restore historic characteristics. The project
proposes to remove all non-historic additions as demonstrated in the drawing set and Exhibit A. Building
permit files and historic photographs and maps support the request demolition of non-historic dormers,
the east addition on the main house, the breezeway between the main house and the barn/carriage house,
the east addition to the barn/carriage house, and numerous window replacements.
Following is a summary of building permit files by date - 1968: barn structure on alley converted to living
unit; 1972: east side addition; pre-1976: addition of dormers, alteration of siding details, remodel of and
construction of breezeway to connect with carriage house/barn; 1980: rear roof alteration for kitchen;
1982: rear porch added; 1991: window replacements; 2008: new dormers in non-historic addition, window
replacements (non-historic), and new skylights (non-historic addition).
Exhibit B
Demolition and Temp. Relocation
233 West Bleeker Street 10/1/2021
26.415.090. Relocation of designated historic properties.
The intent of this Chapter is to preserve designated historic properties in their original locations as much
of their significance is embodied in their setting and physical relationship to their surroundings as well
as their association with events and people with ties to particular site. However, it is recognized that
occasionally the relocation of a property may be appropriate as it provides an alternative to demolition
or because it only has a limited impact on the attributes that make it significant.
C. Standards for the relocation of designated properties. Relocation for a building, structure or object
will be approved if it is determined that it meets any one of the following standards:
1. It is considered a noncontributing element of a historic district and its relocation will not affect
the character of the historic district; or
2. It does not contribute to the overall character of the historic district or parcel on which it is
located, and its relocation will not have an adverse impact on the Historic District or property;
or
3. The owner has obtained a certificate of economic hardship; or
4. The relocation activity is demonstrated to be an acceptable preservation method given the
character and integrity of the building, structure or object and its move will not adversely affect
the integrity of the Historic District in which it was originally located or diminish the historic,
architectural or aesthetic relationships of adjacent designated properties; and
Additionally, for approval to relocate all of the following criteria must be met:
1. It has been determined that the building, structure or object is capable of withstanding the
physical impacts of relocation.
2. An appropriate receiving site has been identified; and
3. An acceptable plan has been submitted providing for the safe relocation, repair and
preservation of the building, structure or object including the provision of the necessary
financial security.
Response – The historic landmark is proposed to be stabilized and temporarily lifted onsite to dig a
basement beneath the historic home. Two brick chimneys will be dismantled and rebuilt, using the same
bricks if possible, after the landmark is placed onto its new foundation. The landmark will be placed back
in its original location after the basement and foundation are prepared. The standard $30,000 letter of
credit or similar form of financial assurance is acceptable to the owner to ensure safe relocation of the
landmark.
Design guidelines are addressed below:
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.
Exhibit B
Demolition and Temp. Relocation
233 West Bleeker Street 10/1/2021
Response – Underpinning is an option under consideration for this project – the safest method for the
landmark will be selected by the general contractor, structural engineer, and Bill Bailey the house mover.
9.2 Proposals to relocate a building will be considered on a case-by-case basis.
• In general, on-site relocation has less of an impact on individual landmark structures than
those in a historic district.
• In a district, where numerous adjacent historic structures may exist, the way that buildings
were placed on the site historically, and the open yards visible from the street are
characteristics that should be respected in new development.
• Provide a figure ground study of the surrounding parcels to demonstrate the effects of a
building relocation.
• In some cases, the historic significance of the structure, the context of the site, the construction
technique, and the architectural style may make on-site relocation too impactful to be
appropriate. It must be demonstrated that on-site relocation is the best preservation
alternative in order for approval to be granted.
• If relocation would result in the need to reconstruct a substantial area of the original exterior
surface of the building above grade, it is not an appropriate preservation option.
Response – n/a.
9.3 Site a relocated structure in a position similar to its historic orientation.
• 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.
Response – The landmark will be placed back in its original location.
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.
Exhibit B
Demolition and Temp. Relocation
233 West Bleeker Street 10/1/2021
Response – n/a.
9.5 A new foundation shall appear similar in design and materials to the historic foundation.
• On modest structures, a simple foundation is appropriate. Constructing a stone foundation on
a miner’s cottage where there is no evidence that one existed historically is out of character
and is not allowed.
• Exposed concrete or painted metal flashing are generally appropriate.
• Where a stone or brick foundation existed historically, it must be replicated, ideally using stone
salvaged from the original foundation as a veneer. The replacement must be similar in the cut
of the stone and design of the mortar joints.
• New AspenModern foundations shall be handled on a case by case basis to ensure
preservation of the design intent.
Response – The new foundation will be stone which is consistent with this style of 19th century Victorian
and the existing sandstone foundation – the type of stone will be presented as part of the material palette
for review and approval during Final Design Review.
9.6 Minimize the visual impact of lightwells.
• The size of any lightwell that faces a street should be minimized.
• Lightwells must be placed so that they are not immediately adjacent to character defining
features, such as front porches.
• Lightwells must be protected with a flat grate, rather than a railing or may not be visible from
a street.
• Lightwells that face a street must abut the building foundation and generally may not “float”
in the landscape except where they are screened, or on an AspenModern site.
Response – Lightwells are the minimum 3 x 3 size for egress, and located behind all street facing facades.
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.
Exhibit B
Demolition and Temp. Relocation
233 West Bleeker Street 10/1/2021
• A historic resource may not be relocated outside of the City of Aspen.
Response – A letter from Steeplechase Construction, Inc. who consulted with Bill Bailey House Movers
regarding the relocation.
9.8 Proposals to relocate a building to a new site are highly discouraged.
• Permanently relocating a structure from where it was built to a new site is only allowed for
special circumstances, where it is demonstrated to be the only preservation alternative.
Response – n/a.
September 30, 2021
Sara Adams
BrendonAdams
300 S. Spring St. #202
Aspen, CO 81611
RE: 233 W Bleeker Historic House Moving and Support
Dear Sara,
I visited 233 W Bleeker with Bill Bailey from Bailey House Movers to determine feasibility and techniques for
supporting the historic structure during construction.
The historic house can be supported and raised in place, so it will remain in the same location as it currently
sits.
The micro-lam method will be used to support the house. A grid of steel I-beams will be placed and be
supported by the micropile cap and cribbing. Steel beams will support Microlam beams that will be secured to
the existing framing using timberlock screws approximately 30” above the floor level.
Two brick chimneys will be deconstructed prior to supporting the historic house. Masons will re-build the
chimneys using the same brick, after the house is placed onto the new foundation.
Please don’t hesitate to call me on my cell at 970-379-6286 with any questions.
Sincerely,
Steven Waldeck, President
Steeplechase Construction, Inc.
steve@steeplechaseconstruction.com
970-379-6286
Exhibit C
Setback Variation for Historic Condition
233 West Bleeker Street 10/1/2021
Exhibit C - Setback Variation
26.415.110. Benefits.
C. Variances. Dimensional variations are allowed for projects involving designated properties to
create development that is more consistent with the character of the historic property or district than
what would be required by the underlying zoning's dimensional standards.
1. The HPC may grant variances of the Land Use Code for designated properties to allow:
a) Development in the side, rear and front setbacks;
b) Development that does not meet the minimum distance requirements between buildings;
c) Up to five percent (5%) additional site coverage;
d) Less public amenity than required for the on-site relocation of commercial historic
properties.
2. In granting a variance, the HPC must make a finding that such a variance:
a) Is similar to the pattern, features and character of the historic property or district; and/or
b) Enhances or mitigates an adverse impact to the historic significance or architectural
character of the historic property, an adjoining designated historic property or historic
district.
Response – We respectfully request a setback variation for the historic location of the main home in the
west side yard setback. The Land Use Code requires a 10’ setback where only 8’ is provided due to the
historic bay window. The project proposes to lift the home and temporarily relocate it to dig a basement.
Because the home will be temporarily relocated and then placed back in the original location, a setback
variation is needed. The variance enhances the significance of the historic property by preserving both the
original location on the site and the relationship between the main home and the barn/carriage house
(which is not proposed to have a basement level).
Figures 1 & 2: Site plan showing 10’ setback and 2’ intrusion (left),
historic photograph showing bay window projection into setback.
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
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.
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.
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
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)
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
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
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
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
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, LLC
715 WEST MAIN STREET, SUITE 202 ASPEN, COLORADO 8161 1
OWNERSHIP & ENCUMBRANCE REPORT
This report is based on a search made of documents affecting the record title to the property described hereinafter,
searched by legal description and by the names of the grantor or grantee. Consequently, the information as to record
owner is taken from the most recent recorded Vesting Deed, and the information as to existing encumbrances
reflects those documents of record which specifically described the subject property by legal description, or which
refer to the owner of the property which are filed by name only and do not include the legal description of the
property. No information is furnished relative to easements, covenants, conditions and restrictions. This report does
include the results of a search under the names of the property owner(s) in the general index. Liability of Attorneys
Title Insurance Agency of Aspen, LLC under this Ownership and Encumbrance Report is limited to the fee received.
Effective Date: October 4, 2021
Property Address: 233 West Bleeker Street, Aspen, CO 81611
Schedule No: R000386
Parcel No: 273512440001
Taxes: Taxes and interest for 2020 have been paid in full in the amount of: $18,843.24. Taxes for 2021 are not
yet due or payable.
Legal Description:
Lots A, B, and C, Block: 51, CITY AND TOWNSITE OF ASPEN, Pitkin County, Colorado.
Record Owner: 233 W Bleeker Lots ABC, LLC, a Colorado limited liability company
The following liens were found affecting the subject property:
Deed of Trust from 233 W Bleeker Lots ABC, LLC, a Colorado limited liability company, to the Public Trustee of
Pitkin County for the benefit of First Republic Bank, to secure indebtedness in the principal sum of $9,000,000.00
and any other amounts and/obligations secured thereby, dated June 30, 2021, and recorded July 1, 2021, as
Reception No. 678250.
Title Insurance Agency of Aspen, LLC
By: Winter Van A$tine, Authorized Agent
TELEPHONE (970) 925-7328 A A FACSIMILE (970) 925-7348
RECEPTION#: 678248, R: $13.00, D: $1,126.00, 07/01/2021 at 03:33:07 PM, Pgs 1 of 1, Janice K. Vos Caudill, Pitkin County, CO
After recording return to:
Attorneys Title Aspen
715 West Main Street, Suite 202
Aspen, Colorado 81611
Special Warranty Deed �o t e e=_ i:rp = t,`.4,
On this day of June 2021, 233 WEST BLEEKER LLC, a Colorado limited liability
company, as Grantor, for the consideration of the sum of Eleven Million, Two Hundred Sixty
Thousand and oo/1oo U.S. Dollars ($11,26o,000.00) and other good and valuable consideration
to the Grantor in hand paid, hereby grants, bargains, sells and conveys to: 233 W BLEEKER
LOTS ABC, LLC, a Colorado limited liability company, whose mailing address is: 501 Rio
Grande Place #204, Aspen, Colorado 81611, the following real property situated in Aspen,
Colorado:
Lots A, B and C, Block: 51, CITY AND TOWNSITE OF ASPEN, Pitkin County,
Colorado;
also known as: 233 West Bleeker Street, Aspen, Colorado 81611;
with all its appurtenances and warrants title against all persons claiming by, through or under
Grantor, to the same, subject to the statutory exceptions as defined in §38-30-113(5)(a), C.R.S.
233 WEST BLEEKER LLC,
a Colorado limited liability company
5
d
icole DeWolf, Manager
State of Colorado )
) ss
County of Pitkin )
The foregoing instrument was executed and acknowledged before me on.�Za June 2021, by
Nicole DeWolf, as Manager of 233 West Bleeker LLC, a Colorado limited liability company.
Witness my hand and official seal.
otary Public
ALLISON E. BOO'
NOTARY pUBM
STATE OF �ORADO
NOTARY Id 020134047839
MY CMWnbsion s , 31, 2021
RETT
THE CITY or ASPEN Approved
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 2
N
D
S
T
W MAIN
S
T
S 2
N
D
S
T
S 2
N
D
S
T
N G
A
R
M
I
S
C
H
S
T
E MAIN S
T
W BLEEK
E
R
S
T
N 1
S
T
S
T
W MAIN
S
T
W MAIN
S
T
S 1
S
T
S
T
N 2
N
D
S
T
W BLEE
K
E
R
S
T
N 2
N
D
S
T
N 1
S
T
S
T
N 2
N
D
S
T
W HALL
A
M
S
T
N 1
S
T
S
T
N 1
S
T
S
T
W BLEE
K
E
R
S
T
W BLEE
K
E
R
S
T
N 2
N
D
S
T
W HALL
A
M
S
T
N 1
S
T
S
T
W 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
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. Mineral
estate ownership is not included in this mailing list. Pitkin County
does not maintain a database of mineral estate owners.
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 09/27/2021
Instructions:
Disclaimer:
http://www.pitkinmapsandmore.com
JACOBY FAMILY LP
VERO BEACH, FL 32960
700 20TH ST
GLICKMAN ADAM
SAN JUAN PUERTO RICO 00907-3122,
644 FERNANDEZ JUNCOS AVE #301
DISTRICT VIEW PLAZA MIRAMAR
PESIKOFF DAVID
HOUSTON, TX 77098
1811 NORTH BLVD
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
CHISHOLM HEATHER M
ASPEN, CO 81611
205 W MAIN ST
SUREFOOT LC
PARK CITY, UT 84060
1500 KEARNS BLVD #110
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
HILL LESLEY
ASPEN, CO 81611
214 W BLEEKER ST
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
331 W BLEEKER LLC
HOUSTON, TX 77019
2727 ALLEN PKWY 14TH FL
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
211 WEST MAIN LLC
ASPEN, CO 81611
323 W MAIN ST
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
BROWDE KRISTEN PRATA
CHAPPAQUA, NY 10514
604 QUAKER RD
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
TYROL APARTMENTS LLC
ASPEN, CO 81611
200 W MAIN ST
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
ASPEN MOUNTAIN LODGE UNIT 301 LLC
CONSHOHOCKEN, PA 19428
PO BOX 401
BLANK JEFFREY C TRST 2 FBO
ASPEN, CO 81611
101 S MILL ST #200
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WMAC LLC
ASPEN, CO 81612
PO BOX 8346
TOLER MELANIE S TRUST
ASPEN, CO 81611
327 W BLEEKER ST
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
AMARE LLC
NEW YORK, NY 100202346
600 5TH AVE FL14
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
NATHAN GREG R 2020 FAMILY TRUST
BEVERLY HILLS, CA 90210
718 N LINDEN DR
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
RESIDENCES AT THE LITTLE NELL CONDO ASSOC INC
ASPEN, CO 81611
501 E DEAN ST
VTF 220 LLC
DENVER, CO 80209
1101 E BAYAUD E-2907
VALLEY EXCHANGE PROPERTIES LLC
ASPEN, CO 81611
122 W MAIN ST
GUNNING JANINE L
ASPEN, CO 81612
PO BOX 11705
AML 103 LLC
ASPEN, CO 81611
605 W MAIN ST #2
BLEVINS PHYLLIS
ASPEN, CO 81611
310 W BLEEKER ST
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
SHC ASPEN 2021 LLC
DALLAS, TX 75207
209 PAYNE
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
HOUSTON TRUST CO
HOUSTON, TX 77098
3737 BUFFALO SPEEDWAY #200
FREEDMAN RYAN D
WAYNE, PA 19087
PO BOX 638
CITY OF ASPEN
ASPEN, CO 81611
130 S GALENA ST
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
ASPEN MEDICAL CENTER CONDO ASSOC
ASPEN, CO 81611
COMMON AREA
W MAIN ST
LOT D LLC
ASPEN, CO 81611
501 RIO GRANDE PL #204
VTF 220 LLC
DENVER, CO 80209
1101 E BAYAUD E-2907
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
BETA PROPERTIES LLC
FORT COLLINS, CO 80525
1609 E HARMONY RD
LADA COMMUNITY PROPERTY TRUST
LAS VEGAS, NV 89109
2860 AUGUSTA DR
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
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
KETTELKAMP TRUST
PUEBLO, CO 81008
3408 MORRIS AVE
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
ASPEN HOMEOWNERS ASSOCIATION
ASPEN, CO 81611
311 W MAIN ST
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
TWIN COASTS LTD
BOCA RATON, FL 33432
433 PLAZA REAL #275
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
330 WEST BLEEKER ST LLC
WASHINGTON, DC 20007
1000 POTOMAC ST NW #102
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
ELKINS LESLIE KEITH TRUST
HOUSTON, TX 77098
3737 BUFFALO SPEEDWAY #200
ASPEN MAIN OFFICE CONDO ASSOC
ASPEN, CO 81611
220 W MAIN ST
ASPEN CONDOS ASSOC
ASPEN, CO 81611
COMMON AREA
311 W MAIN ST
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
VTF 220 LLC
DENVER, CO 80209
1101 E BAYAUD E-2907
323 W HALLAM LLC
ASPEN, CO 81611
101 S MILL ST #200
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
CHOOKASZIAN DENNIS
WILMETTE, IL 60091
1100 MICHIGAN AVE
UTE HOUSING LLC
ASPEN, CO 81611
210 S GALENA ST
BETA PROPERTIES LLC
FORT COLLINS, CO 80525
1609 E HARMONY RD
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
LEVY ROBERT I
STUART, FL 34994
2099 NW PINE TREE WY
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
STEVENSON KAREN H
ASPEN, CO 81611
205 W MAIN ST
TEMPKINS HARRY & VIVIAN
MIAMI BEACH, FL 33139
605 LINCOLN RD #301
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
GOLD BARBARA R REV TRUST
ASPEN, CO 81611
229 W HALLAM ST
STEVENS LESLEY
ASPEN, CO 81611
214 W BLEEKER ST
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
SEVEN SEAS INVESTMENT LLC
WILMETTE, IL 60091
1120 MICHIGAN AVE
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
ANISSIMOVA-FREEDMAN ANGELINA
WAYNE, PA 19087
PO BOX 638
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
220 WEST MAIN PARTNERS LLC
ASPEN, CO 81611
220 WEST MAIN ST STE 105
ASPEN SCHOOL DISTRICT #1
ASPEN, CO 81611
0235 HIGH SCHOOL RD
WEST TRUST
SANTA BARBARA, CA 93105
1674 LAS CANOAS RD
DOUBLE D CONDO ASSOC
ASPEN, CO 81611
300 W BLEEKER ST
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
220 WMAC LLC
ASPEN, CO 81612
PO BOX 8346
212 N SECOND ST LLC
TAMPA, FL 33613
509 GUISANDO DE AVILA #201
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
AML 309 LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
JOSEPH RUSSELL C & ELISE E
HOUSTON, TX 77019
3682 WILLOWICK RD
ASPEN SCHOOL DISTRICT #1
ASPEN, CO 81611
0235 HIGH SCHOOL RD
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
RILEY AMY CLARK
ASPEN, CO 81611
129 W BLEEKER ST
TWIN COASTS LTD
BOCA RATON, FL 33432
433 PLAZA REAL #275
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
JDH INVESTMENT MGMT LLC
DALLAS, TX 75205
12200 STEMMONS FWY
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
320 LLC
ASPEN, CO 81611
101 S MILL ST #200
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
BLANK JEFFREY C TRST 3 FBO
BRYN MAWR , PA 19010
925 W LANCASTER AVE # 200
BLEEKER & 3RD LLC
DALLAS, TX 75219
PO BOX 195457
AJAX VIEW COMMERCIAL/NORTH STAR OFFICE
ASPEN, CO 81611
132 W MAIN ST
BLUEGREEN VACATIONS UNLIMITED INC
BOCA RATON, FL 33431
4960 CONFERENCE WY N #100
SPERAW ENDEAVORS LLC
SNOWMASS VILLAGE, CO 81615
PO BOX 6575
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
ASPEN HOUSE LLC
CHICAGO, IL 60611
900 N MICHIGAN AVE #930
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
NATHAN REVOCABLE TRUST
BEVERLY HILLS, CA 90210
718 N LINDEN DR
TYROLEAN LODGE LLC
ASPEN, CO 81611
200 W MAIN ST
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
GUNNING RALPH
ASPEN, CO 81612
PO BOX 11912
BLEEKER LLC
CARBONDALE, CO 81623
111 PINNACLE CT
KING LOUISE CONDO ASSOC
ASPEN, CO 81611
600 E HOPKINS AVE #203
132 W MAIN LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
DH ASE LLC
WILMINGTON, DE 19808
2711 CENTERVILLE RD # 400
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
MOUNTAIN LODGE HOLDINGS LLC
ASPEN, CO 81611
605 W MAIN ST #2
220 WEST MAIN STREET LLC
ASPEN, CO 81611
201 CASTLE RIDGE
JACOBY FAMILY LP
VERO BEACH, FL 32960
700 20TH ST
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
2401 BLAKE LLC
DENVER, CO 80202
1615 CALIFORNIA ST # 707
INNSBRUCK CONDO ASSOC
ASPEN, CO 81611
233 W MAIN ST
ELKMAX LLC
ASPEN, CO 81611
605 W MAIN ST #2
314 WEST MAIN LLC
ASPEN, CO 81611
314 W MAIN ST
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
,
CITY OF ASPEN
IMPR 0 VEMEN T S UR VE Y
w J
LOTS A,D,C,D, BLOCK 51
PITKIN COUNTY, COLORADO
/
I W
I
I i 2
CURB
& CUR -�----
ti
o
-
❑ 5 10 20
CITY OF ASPEN
-
1" — 10'
GPS #9
—_---�
- _
NOTES
' R
-- ----- ---- --
CROSSPgN �Q>� 0'.-,
- �/ _
-
If,
-
1) LEGAL DESCRIPTION:
j
\ti
BENCHMARK=7892.1' ---�
BAT E
PARCEL 1:
\\
'V
PK NAIL --_
LOTS A, B AND C, BLOCK 51, CITY AND TOWNSITE OF ASPEN.
LOT SIZE=9,000 SQ.FT.t.
IV
PARCEL 2:
LOT D, BLOCK 51, CITY AND TOWNSITE OF ASPEN.
LOT SIZE=3,000 SQ.FT.t.
CURB a'
\�
%4
2) BASIS OF BEARING:
` 11
CU7�R
%8' 1j ��
0, �1'
\
A BEARING OF N14°50'49"E BETWEEN A FOUND #5 REBAR NO CAP AT THE S.W.
- PROPERTY CORNER AND A FOUND 1" IRON PIPE AT THE N.W. PROPERTY CORNER.
Nr
3) THIS SURVEY DOES NOT CONSTITUTE A TITLE SEARCH BY THIS SURVEYOR. TITLE
-
INFORMATION RELIED UPON FOR THE PREPARATION OF THIS SURVEY FURNISHED BY
I
/
--
7892
— - �_
F ---\
\---_�CAGSTONE
ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN, COMMITMENT NO. 21004777, DATED
1" IRON PIPE POB
2
WgCK_ \\\
06/06/2021.
I
4) UNIT OF MEASUREMENT FOR THIS SURVEY IS THE U.S. SURVEY FOOT.
1
I /
23
5) ELEVATIONS BASED UPON CITY OF ASPEN GPS MONUMENT NO.9 (7906.25' NAVD 88
DATUM. BENCHMARK=7892.1' AT PK NAIL SHOWN HEREON. CONTOUR INTERVAL IS
149„ W
24�
��
1(ONE) FOOT.
CITY OF ASPEN 277
122
�
WALK
� �
�\
��
�� _
6) ACCORDING TO FIRM MAP 08097CO203, PANEL 203 OF 325, DATED JUNE 4, 1987,
GPS #7
c"
o
-,�
SAID LOT IS CONSIDERED TO BE IN ZONE X AND OUTSIDE THE 500 YEAR FLOOD PLAIN.
.�!
o
S 75°09.
"
�� �
7) CITY OF ASPEN BUILDING RESTRICTIONS:
11
E 90
0p
13
SETBACK RESTRICTIONS: R-6 ZONE DISTRICT REGULATIONS.
/
Y
i UPPER
B4 9
PARCEL 1
r
STOVr-
8) NO NATURAL HAZARDS WERE FOUND TO AFFECT SAID PARCEL ACCORDING TO MAPS
TREE TABLE
Tree #
Type
Tree Dia-Inches
Drip Line -Feet
1
EVERGREEN
15"
14'
2
EVERGREEN
20"
17'
3
EVERGREEN
10"
8'
4
EVERGREEN
12"
10'
5
EVERGREEN
11"
10'
6
EVERGREEN
11"
10'
7
EVERGREEN
12"
10'
8
EVERGREEN
12"
10'
9
EVERGREEN
12"
10'
10
EVERGREEN
17"
14'
11
EVERGREEN
28"
18,
12
EVERGREEN
17"
12'
13
EVERGREEN
16"
11'
14
EVERGREEN
13"
10'
15
EVERGREEN
6"
9'
16
EVERGREEN
13"
11'
17
EVERGREEN
13"
14'
18
EVERGREEN
7"
6'
19
EVERGREEN
9"
8'
20
EVERGREEN
12"
9'
21
EVERGREEN
8"
8'
22
EVERGREEN
8"
7'
23
EVERGREEN
42"
24'
24
EVERGREEN
5"
8'
25
EVERGREEN
7"
9'
26
DECIDUOUS
10"
11'
27
DECIDUOUS
12"
12'
28
DECIDUOUS
9"
10'
29
DECIDUOUS
13"
14'
30
DECIDUOUS
16"
15'
31
DECIDUOUS
6"
9'
32
DECIDUOUS
6"
10'
S
S
VICINITY MAP 111=400'
FLOOR o ��12� Wql� / PROVIDED BY THE CITY OF ASPEN'S ENGINEERING DEPARTMENT.
�) I 302
I Q 4o Op
c� 5 x 9.
FF=7894.83 5 WALK #5 REBARNO CAPLEGEND
PARCEL 2 NNoy
�O INDICATES FOUND MONUMENT AS DESCRIBED.
' 26 / SINGLE FAMILY
I 33 RESIDENCE
RECORD (f) FIELD
27 / 'C
0.8" EM ELECTRIC METER OT TELEPHONE RISER
/
28 ROOF OVERHANG GM GAS METER C CABLE RISER
ENCROACHMENT
n �
i 29 try % RO ROOF OVERHANG 0 ELECTRIC MANHOLE
I 30 / � � "- �1 � / j `� POWER POLE ® CURB STOP
II I 16.5 / �� W BUILDING
SIGN FF FINISHED FLOOR
8 DECIDUOUS TREE LIGHT POLE
N 3i EVERGREEN TREE WM WATER METER
I
I
II %/ = o / FENCE LINE
/ XF-7895.38 I / / / ,8g2 CO
ALK �
N �� oo j \ 1W T BURIED TELEPHONE LINE
/ 3j0 / o G BURIED GAS LINE
I / CpNC WALK �� o I /
16 N / TV BURIED CABLE LINE
oo E BURIED ELECTRICAL LINE
5 i w BURIED WATER LINE
LOT E S BURIED SEWER LINE
l 19.4
/ WALK
N I
1g• 3 31 WALLS / / WALK / 3 /
'�_ � � SURVEYOR'S CERTIFICATE
#5 REBAR BARN S
S % NO CAP /
TV / 0 BUILDING - I, MICHAEL P. LAFFERTY, HEREBY CERTIFY TO 233 W BLEEKER LOTS ABC, LLC, A
` COLORADO LIMITED LIABILITY COMPANY (AS TO PARCEL 1) AND LOT D LLC A COLORADO
ENCROACHMENT '�
S Q CD - LIMITED LIABILITY COMPANY (AS TO PARCEL 2), 233 WEST BLEEKER LLC, A COLORADO
LIMITED LIABILITY COMPANY, ATTORNEYS TITLE INSURANCE AGENCY OF ASPEN AND FIRST
C 4j5 ply\` WALK � �_ "� AMERICAN TITLE INSURANCE COMPANY THAT THIS MAP ACCURATELY DEPICTS AN
- 20,
IMPROVEMENT SURVEY PLAT PERFORMED UNDER MY SUPERVISION ON 08/2020 OF THE
-1 T TV ��� �� ABOVE DESCRIBED PARCEL OF LAND. THE LOCATION AND DIMENSIONS OF ALL
\ �- �g94 21 1� IMPROVEMENTS, EASEMENTS, RIGHTS -OF -WAY IN EVIDENCE OR KNOWN TO ME AND
r� _ L3(f� \ 18� SHED ENCROACHMENTS BY OR ON THESE PREMISES ARE ACCURA SHOWN. ERROR OF
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CLOSURE IS LESS THAN 1/15,000.
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/V N ,5°p9 11" 1� 17� ROOF OVERHANGENCROACHMENT MICHAEL P. LAFFERTY PLS. # 37972 37972
ELECTRIC E L0C� T w �5 DATE: O
16 8-31-21
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BEARING
DISTANCE
L1
S 75*12'05"
E
119.84
L2
S 14°50'52"
W
100.00
L3
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120.00
L4
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C
DATE SURVEYED: 0812020 S
J' � Ej P E IN f REVISED: 0612021, 0812021
110
S J I V J = CLTENT..� D �OLF
S ® NOTICE: According to Colorado law you must commence any legal action based
W W W . A S P E N S U R V E Y . NET upon any defect in this survey within three years after you first discover such defect.
210 S. Galena St, #22 Aspen, GO 81611 In no event may any action based upon any defect in this survey be commenced more
970.925.3816 contactgaspensurvey. net than ten years from the date of the certification shown hereon.
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DETAILED
GRADING &
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C4.4
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:
SHEET LIST
CODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION
VICINITY MAP SPECIAL INSPECTIONS SHORING & EXCAVATION AGENCIES & SERVICES PROJECT DIRECTORY
1
3
24
57
68
911
10
BR
A
N
D
O
N
ARCHITECT
STRUCTURAL ENGINEER
INTERIOR DESIGNER
ENERGY CONSULTANT
BRANDON ARCHITECTS, INC.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
P: 714.454.4040
WWW.BRANDONARCHITECTS.COM
OWNER
CIVIL ENGINEER
LANDSCAPE DESIGNER
MEP CONSULTANT
GENERAL CONTRACTOR
GEOTECHNICAL ENGINEER
SURVEYOR
AR
C
H
I
T
E
C
T
S
,
I
N
C
.
BRANDON ARCHITECTS
HISTORIC PRESERVATION
09/27/21
TITLE SHEET
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.0
KAO RESIDENCE
233 W. BLEEKER ST., ASPEN, CO, 81611
TBD
RYAN McDANIEL, AIA
LOT D, LLC. "CUSTOM" -C/O JOHN KAO
312 ASPEN AIRPORT BUSINESS CENTER, STE. D,
ASPEN, CO, 81611
TBD
TBD
ASPEN SURVEY
210 S. GALENA ST., #22
ASPEN, CO 81611
P: 970.925.3816
CONNECT ONE DESIGN
SARA TIE
435 N 8TH ST.
CARBONDALE, CO 81623
T: 970.355.5457
TBD
TBD TBD
TBD TBD
MAIN HOUSE
BASEMENT F.F.
ADDITION 3865 SF
3865 SF
FIRST FLOOR F.F.
ADDITION 1167 SF
HISTORICAL 1338 SF
2505 SF
SECOND FLOOR F.F.
ADDITION 762 SF
HISTORICAL 708 SF
1470 SF
GRAND TOTAL 7840 SF
LEGAL 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 SF
TOTAL PROPOSED FAR = 4,578 SF
TOTAL ALLOWABLE LOT COVERAGE = 40%
TOTAL PROPOSED LOT COVERAGE = 38.4%
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY TO BE RENOVATED BACK TO HISTORICAL FOOTPRINT
EXISTING MAIN HOUSE S.F. = 4,130
EXISTING BARN S.F. = 990
ZONING INFORMATION:
R6 ZONE DISTRICT
REQUIRED SETBACKS:
FRONT SETBACK (NORTH): 10 FT.
REAR SETBACK (SOUTH): 10 FT. LIVING, 5 FT. GARAGE
SIDE SETBACK (EAST): 10 FT.
SIDE SETBACK (WEST): 10 FT.
PROPOSED SETBACKS:
FRONT SETBACK (NORTH): 15 FT.
REAR SETBACK (SOUTH): 0 FT. EXISTING HISTORIC CONDITION (BARN); 5 FT. 1 IN. NEW GARAGE
SIDE SETBACK (EAST): 10 FT.
SIDE SETBACK (WEST): 8 FT 2 3/8 IN. EXISTING HISTORIC CONDITION BARN AND HOUSE
APN: 273512440001
LOTS A, B AND C, BLOCK 51
CITY AND TOWNSITE OF ASPEN
CODES:CITY OF ASPEN MUNICIPAL CODE
2015 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 NEC
OCCUPANT LOAD 1 UNIT
OCCUPANCY CLASSIFICATION R-3/U
OCCUPANCY SEPARATION (GARAGE)1-HR.
TYPE OF CONSTRUCTION VB -SPRINKLERED
HEIGHT 3 -LEVELS
FLOOR AREA REF. 7/T-1.0
DIG ALERT:1.800.922.1987
ELECTRICAL UTILITY COMPANY:X.XXX.XXXX
GAS UTILITY COMPANY:X.XXX.XXXX
CITY WATER & SEWER:1.970.920.5030
TELEPHONE COMPANY:X.XXX.XXXX
CITY OF ASPEN
PUBLIC WORKS DEPT.:1.970.920.5080
CITY OF ASPEN PLANNING DEPT.:
GENERAL INFOMATION:1.970.429.2764
CITY OF ASPEN BUILDING DEPT.:
GENERAL:1.970.920.5090
PERMITS:1.970.920.5090
INSPECTIONS:1.970.920.5065
CITY OF ASPEN HISTORIC PRESERVATION:
GENERAL:1.970.920.5144
ASPEN FIRE DEPARTMENT:1.970.925.5532
1.REF. STRUCTURAL DRAWINGS FOR SPECIAL INSPECTIONS BY ENGINEER OF RECORD
1. 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. ELEVATOR
NOTE: 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 SHEET
T-1.1 ARCHITECTURAL GENERAL NOTES
SUR TOPOGRAPHIC SURVEY
C1 SITE PLAN
C2 EROSION CONTROL PLAN
C3 OVERALL UTILITY PLAN
C4.1 DETAILED GRADING & UTILITY PLAN
C4.2 DETAILED GRADING & UTILITY PLAN
C4.3 DETAILED GRADING & UTILITY PLAN
C4.4 DETAILED GRADING & UTILITY PLAN
L.1.00 LANDSCAPE PLANTING PLAN
D-0.0 EXISTING SITE PLAN
D-0.1 EXISTING AREA DIAGRAM
D-1.0 EXISTING FIRST FLOOR DEMOLITION PLAN
D-1.1 EXISTING SECOND LEVEL DEMOLITION PLAN
D-1.2 EXISTING LOWER LEVEL DEMOLITION PLAN
D-2.0 EXISTING ROOF DEMOLITION PLAN
D-3.0 EXTERIOR ELEVATION DEMOLITION
D-3.1 EXTERIOR ELEVATION DEMOLITION
D-3.2 EXTERIOR ELEVATION DEMOLITION
A-0.0 ARCHITECTURAL SITE PLAN
A-0.1 AREA PLANS
A-2.0 FIRST LEVEL FLOOR PLAN
A-2.1 SECOND LEVEL FLOOR PLAN
A-2.2 BASEMENT LEVEL FLOOR PLAN
A-2.3 FIRST LEVEL DIMENSION PLAN
A-2.4 SECOND LEVEL DIMENSION PLAN
A-2.5 LOWER LEVEL DIMENSION PLAN
A-3.0 ROOF PLAN
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-8.0 REALISTIC PERSPECTIVE VIEW
A-8.1 REALISTIC PERSPECTIVE VIEW
A-8.2 REALISTIC PERSPECTIVE VIEW
MAIN STREET
R
O
A
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F
O
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K
R
I
V
E
R
W BLEEKER STREET
BENDON ADAMS
SARA ADAMS
300 S. SPRING ST. SUITE 202
ASPEN, CO 81611
P: 970.925.2855
DECK AREA
DECK 85 SF
EQUIPMENT DECK 37 SF
EXT. STAIRS 41 SF
POOL 257 SF
POOL DECK 149 SF
GRAND TOTAL 568 SF
568 / 4,080 = 13.9%< 15%
TOTAL BASEMENT
TOTAL FIRST FLOOR
TOTAL SECOND FLOOR
OVERALL FAR
FIRST FLOOR F.F.2964 SF
SECOND FLOOR F.F.1470 SF
4435 SF
+ BASEMENT 143 SF
GRAND TOTAL 4,578 SF
NO. REVISION DATE
143 SF
143 SF
4118 SF
SECOND HOUSE (BARN)
FIRST FLOOR F.F.
HISTORIC BARN 460 SF
GRAND TOTAL 460 SF
GARAGE
494 SF EXEMPT
PATIO
568 SF EXEMPT
DEFINITIONS: (AS USED IN THESE SPECIFICATIONS)
OWNER SHALL MEAN: LOT D, LLC. "CUSTOM" -C/O JOHN KAO
ARCHITECT SHALL MEAN: BRANDON ARCHITECTS, INC., RYAN MCDANIEL
CONTRACTOR SHALL MEAN:LICENSED GENERAL CONTRACTOR HIRED TO PERFORM THE WORK UNDER THIS CONTRACT
SPECIFICATIONS 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.
-THE CITY OF ASPEN MUNICIPAL 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 OF DISCREPANCIES 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 IN A 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 MANUAL OR 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 THAT WORK
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 BE
EXECUTED 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 RENDER INTERPRETATIONS
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 THIS FACT FOR 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 CONTINGENT LIABILITY 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 ARE
INTENDED 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 BEING
CONSTRUCTED OR MATERIALS OR PRODUCTS FABRICATED OR ORDERED. SPECIFICATIONS AND WRITTEN NOTES AND SCHEDULES ON DRAWINGS SHALL BE FOLLOWED IN PREFERENCE TO INFORMATION FURNISHED IN THE FORM OF LINE DRAWINGS. DETAILED DRAWINGS FURNISHED DURING CONSTRUCTION OR
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 FINISH TO 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 THAT RESULTS 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 FOR THE 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 WALLS
25. 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 THOUGHT TO 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 EXISTING CONDITIONS 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 THAN ORIGINAL
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 RATED ASSEMBLIES 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 THROUGH THE TENANT'S
MOVE-IN.
WATERPROOFING AND DAMPPROOFING NOTES:
R406.1 CONCRETE AND MASONRY FOUNDATION DAMPPROOFING
EXCEPT 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 WATERPROOFING
IN 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 THE BASEMENT 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 WALLS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DOORS 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 CONTROL THE 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 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. 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
FITTING
2. MAX. TEMP. OF 120° TO BE APPROVED BY THE USE OF PRESSURE BALANCE OR THERMOSTATIC MIXING VALVES TYP. IN COMPLIANCE W/. ASSE 1016/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/. ASSE 1070/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 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.
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 BOLT
ABV. ABOVE
A/C.AIR CONDITIONING
A.C.ASPHALT CONCRETE
ACOUS ACOUSTICAL
A.D.AREA DRAIN
ADH. ADHESIVE
ADJ. ADJUSTABLE, ADJACENT
AL.ALUMINUM
ALT.ALTERNATE
ANOD.ANODIZED
A.P.ACCESS PANEL
APPX. APPROXIMATE
APPV'D. APPROVED
ARCH.ARCHITECTURAL,ARCHITECT
ASB. ASBESTOS
ASSY. ASSEMBLY
AUTO.AUTOMATIC
B. BATHROOM
BD. BOARD
BEL. BELOW
BET. BETWEEN
BIT. BITUMINOUS
BLDG.BUILDING
BLK. BLOCK
BLK'G.BLOCKING
BM. BEAM
B.O.BY OWNER, BY OTHERS
BOT. BOTTOM
BR. BEDROOM
B.W. BACK OF WALL, BOTTOM OF WALL
CAB. CABINET
C.B.CATCH BASIN
CEM.CEMENT
C.G.CORNER GUARD
CHAN.CHANNEL
CHG.CHANGE
C.I. CAST IRON
C.J. CONTROL / CONSTRUCT./CEILING JOINT
CLG. CEILING
CLKG. CAULKING
CLR. CLEAR, CLEARANCE
CNTR.COUNTER
CONC.CONCRETE
COND.CONDITION
CONST. CONSTRUCT, CONSTRUCTION
CORR.CORRIDOR, CORROSIVE
CTSK. COUNTER SINK, COUNTERSUNK
CTR. CENTER
DBL. DOUBLE
DECO.DECORATIVE
DEPT. DEPARTMENT
DET. DETAIL
D.F.DRINKING FOUNTAIN, DOUGLAS FIR
DIA.DIAMETER
DIAG. DIAGONAL
DIM. DIMENSION
DN. DOWN
DR. DOOR
D.S.DOWNSPOUT
D.S.P. DRY STANDPIPE
DWG. DRAWING(S)
E. EXISTING, EAST, ENTRY, EACH
E.J. EXPANSION JOINT
ELEC. ELECTRIC, ELECTRICAL
ELEV. ELEVATOR
EMER.EMERGENCY
ENCL. ENCLOSED, ENCLOSURE
E.P.ELECTRICAL PANEL, END POINT
EQ. EQUAL
EQV. EQUIVALENT
EQUIP.EQUIPMENT
E.W. EACH WAY
EXH. EXHAUST
EXPO.EXPOSED
EXT. EXTERIOR
E.G.EXISTING GRADE
F.FIXED
F.A. FIRE ALARM
FAC. FACTORY
F.C.O. FLOOR CLEAN OUT
F.D.FLOOR DRAIN
FDN. FOUNDATION
F.E. FIRE EXTINGUISHER
F.E.C. FIRE EXTINGUISHER CABINET
F.G.FINISH GRADE
FIXT.FIXTURE
F.J. FLOOR JOIST
F.L. FLOW LINE
FLASH. FLASHING
FLR. FLOOR
FLUOR. FLUORESCENT
F.O.C. FACE OF CONCRETE/CURB
F.O.F. FACE OF FINISH
F.O.S. FACE OF STUD / STRUCTURE / SHEATHING
F.O.M.FACE OF MASONRY
FP. FIREPLACE
F.S. FLOOR SINK, FINISH SURFACE
FT.FOOT, FEET
FTG. FOOTING
FURR.FURRING
FUT. FUTURE
F.V. FIELD VERIFY
GA. GAUGE
GALV. GALVANIZED
G.B.GRAB BAR, GRADE BEAM
G.C.GENERAL CONTRACTOR
GEN.GENERAL
G.F.I.GROUND FAULT INTERRUPT
G.I. GALVANIZED IRON
G.L.B. GLU-LAM BEAM
GND.GROUND
GR. GRADE
GYP. GYPSUM
G.P.GRADE PLANE
IBC INTERNATIONAL BUILDING CODE
IRC INTERNATIONAL RESIDENTIAL CODE
H./HT. HIGH, HEIGHT
H.B.HOSE BIBB
H.C.HOLLOW CORE
HD. HARD, HEAD
HDR.HEADER
HDWD.HARDWOOD
HDWR.HARDWARE
H.M. HOLLOW METAL
HORIZ. HORIZONTAL
HR. HOUR
HVAC HEATING VENTILATING AIR CONDITIONING
I.D. INTERIOR DESIGNER, INSIDE DIAMETER/DIMENSION
IN.INCH
INSUL.INSULATION
INT.INTERIOR
INV.INVERT/INVERTED
JAN. JANITOR
JT.JOINT
JST.JOIST
KIT. KITCHEN
L.LOW, LINEN
L.A. LANDSCAPED AREA
LAB. LABORATORY
LAM. LAMINATED
LAV. LAVATORY
LBS. POUNDS
LFA.LOAD FROM ABOVE
L.H. LEFT HAND
LKR. LOCKER
LT.LIGHT
LUM. LUMINOUS, LUMENS
MAINT. MAINTENANCE
MAS.MASONRY
MAT. MATERIAL
MAX.MAXIMUM
M.B.METAL BOLT
M.C. MEDICINE CABINET
MECH.MECHANICAL
MEMB.MEMBRANE
MTL. METAL
MFGR.MANUFACTURER
M.H. MANHOLE
MIN. MINIMUM
MIR. MIRROR
MISC. MISCELLANEOUS
M.O. MASONRY OPENING
MT. MOUNTED
MUL. MULLION
N. NEW, NORTH
NAT. NATURAL
N.I.C.NOT IN CONTRACT, CONTACT
N.G.NATURAL GRADE
NO. NUMBER
NOM.NOMINAL
N.T.S. NOT TO SCALE
O/.OVER
O.A.OVERALL
OBS. OBSCURE
O.C.ON CENTER
O.D.OUTSIDE DIAMETER, DIMENSION
O.F.D. OVERFLOW DRAIN
OFF. OFFICE
OPNG.OPENING
OPP. OPPOSITE
PERIM. PERIMETER
PL.PROPERTY LINE, PLATE
P.LAM. PLASTIC LAMINATE
PLAS. PLASTER
PLUMB. PLUMBING
PLYWD. PLYWOOD
PNT. PAINT(ED)
P.O.C. POINT OF CONTACT, CONNECTION
PR. PAIR
PROJ. PROJECTION
PSL. PARALLEL STRAND LAMINATE
PT. POINT
R.A.RETURN AIR
RAD. RADIUS
R.D.ROOF DRAIN
R.D.L. ROOF DRAIN LEADER
RECPT. RECEPTACLE
RECT. RECTANGLE, RECTANGULAR
REF. REFERENCE
REFR.REFRIGERATOR
REG.REGULAR, REGISTER
REINF. REINFORCE(D), REINFORCEMENT
REQ'D. REQUIRED
RESIL.RESILIENT
RET. RETAIN(ING), RETURN
RM. ROOM
R.O.ROUGH OPENING
R.R.ROOF RAFTER
RWD. REDWOOD
S. SOUTH
S.A.SUPPLY AIR
S.C.SOLID CORE
S.C.D. SEAT COVER DISPENSER
SCHED. SCHEDULE
S.D.SUBDRAIN, SOAP DISPENSER
SEC. SECTION
SEL. SELECT(ED)
SH. SHELF
SHT. SHEET
SHT'G.SHEATHING
SIM.SIMILAR
SIMP. SIMPSON
S.J. SOFFIT JOIST
S.S.STAINLESS STEEL
S.SK.SERVICE SINK
STA. STATION
STD. STANDARD
STL.STEEL
STOR.STORAGE
STRUCT. STRUCTURE, STRUCTURAL
SUSP. SUSPEND(ED)
SYM.SYMMETRICAL
SYS. SYSTEM
T.TREAD, TRASH
T.C.TOP OF CURB
T.CL. TIME CLOCK
TEL.TELEPHONE
TEMP.TEMPERED
TER. TERRAZZO
T & G TONGUE & GROOVE
THK. THICK, THICKNESS
T.P. TOP OF PAVING
T.PL. TOP OF PLATE
T.O.S. TOP OF STRUCTURE, SHEATHING, SLAB
TRANS. TRANSFORMER
T.S. TOP OF STEP
T.W.TOP OF WALL
TYP. TYPICAL
U. UNDER
U.B.C. UNIFORMBUILDING CODE
U.G.UNDERGROUND
U.L. UNDERWRITER'S LABORATORY
UNF. UNFINISHED
U.N.O.UNLESS NOTED OTHERWISE
UR. URINAL
V./VERT. VERTICAL
VENT. VENTILATION, VENTILATING
VER. VERIFY
V.T.R. VENT THROUGH ROOF
W. WEST, WIDTH, WASHER
W/.WITH
WD.WOOD
W.H. WATER HEATER
W.C.WATER CLOSET
W.I. WROUGHT IRON
WP.WATERPROOF(ING)
W.W.M. WELDED WIRE MESH
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
09/27/21
ARCHITECTURAL
GENERAL NOTES
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
ABBREVIATIONS3 GENERAL NOTES2 CONTRACT DOCUMENT NOTES1
4
1
2
3
1
1
5
SYMBOL DESCRIPTION
PATIO/DECKING
CONCRETE OR CONCRETE-SET PAVERS (TYPE 1)
CONCRETE OR CONCRETE-SET PAVERS (TYPE 2)
DECORATIVE PEBBLE
STABILIZED DECOMPOSED GRANITE
1
2
3
4
5
REFERENCE NOTES SCHEDULE
SCHEMATIC SITE
PLAN
L.1.00
0'5'10'
SCALE: 1"=5'
NORT
H
THIS SHEET CONTAINS LINES,
SYMBOLS, ETC THAT ARE IN A
COLOR OTHER THAN BLACK
AND IS INTENDED TO BE VIEWED
AND PRINTED IN COLOR VS
B L A C K A N D W H I T E
ISSUE & REVISION DATES
Plot Date: 09/27/21 Project #: 463
Drawn By:DK Checked By:ST
HPC CONCEPT SET 09/27/2021
23
3
W
B
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AS
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,
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6
2
1
0,0,0
LA
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D
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A
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A
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C
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T
U
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▪ L
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9
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3
5
5
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5
4
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7
PROPERTY LINE PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
SETBACK
DRIVEWAY
SETBACK
PR
O
P
E
R
T
Y
L
I
N
E
SE
T
B
A
C
K
S
E
T
B
A
C
K
S
E
T
B
A
C
K
SETBACK
PORCH
POOL DECK
FRONT
PORCH
HISTORIC
SIDE
PORCH
EXISTING TREES
TO REMAIN (TYP).
3' WIDE CONCRETE FRONT WALK
PLANTED JOINT
WALKWAY
PAVER OR GRAVEL WEAR
STRIPS TO FAUX CARRIAGE
HOUSE DOOR SPRINKLER
STRIP (TYP)
PROPERTY LINE
PARKING
DECK
GRILL ISLAND
COURTYARD FENCE
(MAX 4' 6" HEIGHT)
REAR YARD FENCE (MAX 6' HEIGHT)
COURTYARD
LAWN (TYP)
LA
W
N
(
T
Y
P
)
MIXED PERENNIAL AND LOW SHRUB
PLANTING IN FRONT OF HISTORIC
STRUCTURE (TYP)
MIXED PERENNIAL AND LOW SHRUB
PLANTING IN FRONT OF HISTORIC
STRUCTURE (TYP)
MIXED PERENNIAL AND SHRUB
PLANTING
SIDE YARD FENCE (MAX 6' HEIGHT)PLANTER SCREEN PLANTING
BETWEEN POOL AND FENCE
POOL IN SETBACK (POOL TO
BE MAX 30" ABOVE AND 30"
BELOW FINISHED GRADE)REAR FENCE (MAX
6' HEIGHT)
RAISED COURTYARD PLANTERS (TYP)
N 2ND ST.
W
B
L
E
E
K
E
R
S
T
AL
L
E
Y
HISTORIC
STRUCTURE
HISTORIC
STRUCTURE
ADDITION
ADDITION
STEPPERS FROM SIDE YARD GATE TO
SIDEWALK
S.Y.S.B.
8' - 0"
S.Y.S.B.
12' - 0"
BEDROOM
BEDROOM BEDROOM
BATH
FAMILY ROOM
ATRIUM
DINING ROOM
KITCHEN
LIVING ROOM
ENTRY
BATH
W.C.
STAIR
STAIR
DIRTY KITCHEN
LIVING ROOM
MECH BATH
BEDROOM
STAIR
D-3.01
D-3.0
2
D-3.1
1
D-3.1 2
D-3.2
1
2
FOOTPRINT OF HISTORICAL CARRIAGE HOUSE
REMOVE NON-HISTORIC ADDITION
FOOTPRINT OF HISTORICAL HOUSE
REMOVE NON-
HISTORIC GATE
REMOVE NON-
HISTORIC ADDITION
REMOVE NON-HISTORIC ADDITION
REMOVE NON-HISTORIC SITE WALL
REMOVE NON-
HISTORIC DOOR AND
STAIRCASE
REMOVE NON-HISTORIC
FENESTRATIONS
1
1
1
1
R.
Y
.
S
.
B
.
5'
-
0
"
10
'
-
0
"
F.
Y
.
S
.
B
.
10
'
-
0
"
N 75o 09'11" W 90.00'
S 75o 09'11" E 90.00'
N
1
4
o
50
'
4
9
"
E
1
0
0
.
0
0
'
N 75o 09'11" W 30.00'
N
1
4
o
50
'
4
9
"
E
1
0
0
.
0
0
'
S
1
4
o
50
'
4
9
"
W
1
0
0
.
0
0
'
S 75o 09'11" E 30.00'
ROOM TAGROOM NAME
?
1
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
PROPERTY LINE TAG90 00' 00"20.00'N E
LIMITS OF DEMOLITION -PORTION OF CURRENT STRUCTURE THAT WAS ADDED TO
HISTORICAL BUILDING AND TO BE DEMOLISHED
TREE TO REMAIN -EXISTING TREE TO BE PROTECTED IN PLACE. REF. SURVEY
LIMITS OF HISTORICAL STRUCTURE -PORTION OF CURRENT STRUCTURE THAT IS A
PART OF THE HISTORICAL FOOTPRINT AND TO REMAIN IN PLACE
TREE TO BE REMOVED -EXISTING TREE TO BE REMOVED. REF. SURVEY
EXISTING WALL TO REMAIN -GC TO PATCH AND REPAIR AS NECESSARY
EXISTING WALL TO BE DEMOLISHED -GC TO REMOVE WALL AND PREP AREA FOR
NEW CONSTRUCTION
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.
GENERAL HISTORICAL RESTORATION NOTES:
ALL EXTERIOR FENESTRATIONS WITHIN IN HISTORICAL FOOTPRINT TO BE EITHER REMOVED OR REPLACED TO MATCH ORIGINAL
SANBORN MAP AND DESIGN
EXTERIOR WALLS ADJACENT TO EXISTING ADDITION TO BE REFINISHED TO MATCH ORIGINAL SANBORN MAP AND DESIGN.
GENERAL DEMOLITION NOTES:
VERIFY ALL EXISTING CONDITIONS PRIOR TO BEGINNING ANY WORK. BRING ANY DISCREPANCIES FROM THE DRAWINGS AND
NOTES TO THE ARCHITECT IMMEDIATELY. MINOR CHANGES IN THE SCOPE OF THE DEMOLITION WORK SHALL NOT JUSTIFY AN
ADDITIONAL COST.
MATERIAL HAVING SALVAGE VALUE SHALL BECOME THE PROPERTY OF THE OWNER ALL OTHER MATERIAL AND DEBRIS
ACCUMULATED AS A RESULT OF DEMOLITION SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE REMOVED
FROM THE PREMISES BY THE CONTRACTOR AND DISPOSED OF IN A LEGAL AND PROPER MANNER.
FURNISH, INSTALL, AND MAINTAIN IN SAFE CONDITIONS AT ALL TIMES TEMPORARY PROTECTION REQUIRED TO ENSURE SAFETY
FOR PERSONS AND PROPERTY DURING DEMOLITION AND REMOVAL WORK.
REMOVE EXISTING ELECTRICAL OUTLETS AND WIRING AS REQUIRED IN WALLS, FLOORS AND FURNISHINGS TO BE DEMOLISHED.
ALL WALLS, DOORS, WINDOWS, FURNISHINGS AND EQUIOMENT DENOTED WITH DASHED LINES ARE TO BE REMOVED. REFER TO
PROPOSED PLAN LAYOUT FOR CLARIFICATIONS.
ALL ELECTRICAL, PLUMBING, AND MECHANICAL WORK (DEMOLITION AND NEW) IS TO BE PERFORMED BY LICENSED, COMPETENT
CONTRACTORS.
REFER TO STRUCTURAL DRAWINGS FOR ALL STRUCTURAL DEMOLITION LOCATIONS AND DETAILS.
EXISTING ITEMS TO REMAIN SHALL BE PROTECTED DURING DEMOLITION AND NEW CONSTRUCTION.
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
09/27/21
EXISTING SITE PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-0.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"1 EXISTING SITE PLAN
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
460 SF
HISTORIC BARN
FIRST FLOOR
259 SF
NON-HISTORIC BARN
FIRST FLOOR
1338 SF
HISTORIC FIRST
FLOOR
96 SF
NON-HISTORIC FIRST
FLOOR
1426 SF
NON-HISTORIC FIRST
FLOOR
29 SF
OPEN STAIR
763 SF
EXISTING ADDITION
LOWER LEVEL
(0 SF WALL SURFACE
EXPOSED)
0 SF COUNTABLE FOR FAR
271 SF
NON-HISTORIC BARN
SECOND FLOOR
227 SF
NON-HISTORIC
SECOND FLOOR
1042 SF
HISTORIC FIRST
FLOOR
14 SF
OPEN STAIR
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
09/27/21
EXISTING AREA
DIAGRAM
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-0.1
TBD
RYAN McDANIEL, AIA
1" = 10'-0"2 EXISTING FIRST LEVEL AREA DIAGRAM
1" = 10'-0"1 EXISTING LOWER LEVEL FLOOR AREA DIAGRAM
1" = 10'-0"3 EXISTING SECOND LEVEL AREA DIAGRAM
DIFFERENCE: 1040 SF
EXISTING LOT COVERAGE
TOTAL EXISTING 3580 SF
TOTAL LOT AREA 9000 SF
TOTAL LOT COVERAGE: 39.8%
MAX ALLOWABLE LOT COVERAGE: 40%
TOTAL FIRST LEVEL BUILDING AREA
EXISTING OVERALL FAR
TOTAL ALLOWABLE 4080 SF
TOTAL EXISTING 5120 SF
NO. REVISION DATE
MAIN HOUSE EXISTING FAR
HISTORIC FIRST FLOOR 1338 SF
NON-HISTORIC FIRST FLOOR 1522 SF
HISTORIC FIRST FLOOR 1042 SF
NON-HISTORIC SECOND FLOOR 227 SF
GRAND TOTAL 4130 SF
SECOND HOUSE (BARN) EXISTING FAR
HISTORIC BARN FIRST FLOOR 460 SF
NON-HISTORIC BARN FIRST FLOOR 259 SF
NON-HISTORIC BARN SECOND FLOOR 271 SF
GRAND TOTAL 990 SF
3' - 5"
10' - 0"
KITCHEN DINING ROOM
LIVING ROOM
BATH
BEDROOM
BEDROOM
BATH
BEDROOM
FAMILY ROOM
DIRTY KITCHEN STAIR
STAIR
BATH
LIVING ROOM
MECH BATH
BEDROOM
STAIR
D-3.01
D-3.0
2
D-3.1
1
D-3.1 2
D-3.2
1
2
1
F.
Y
.
S
.
B
.
10
'
-
0
"
1
S.Y.S.B.
10' - 0"
1
1
R.
Y
.
S
.
B
.
5'
-
0
"
10
'
-
0
"
S.Y.S.B.
10' - 0"
REMOVE NON-HISTORIC PATIO
REMOVE NON-HISTORIC DOOR
REMOVE INTERIOR
WALLS AND STAIRCASE
WALL TO BE
REFINSHED TO MATCH
HISTORICAL EXTERIOR
REMOVE NON-
HISTORIC BAY
WINDOW
ROOM TAGROOM NAME
?
1
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
PROPERTY LINE TAG90 00' 00"20.00'N E
LIMITS OF DEMOLITION -PORTION OF CURRENT STRUCTURE THAT WAS ADDED TO
HISTORICAL BUILDING AND TO BE DEMOLISHED
TREE TO REMAIN -EXISTING TREE TO BE PROTECTED IN PLACE. REF. SURVEY
LIMITS OF HISTORICAL STRUCTURE -PORTION OF CURRENT STRUCTURE THAT IS A
PART OF THE HISTORICAL FOOTPRINT AND TO REMAIN IN PLACE
TREE TO BE REMOVED -EXISTING TREE TO BE REMOVED. REF. SURVEY
EXISTING WALL TO REMAIN -GC TO PATCH AND REPAIR AS NECESSARY
EXISTING WALL TO BE DEMOLISHED -GC TO REMOVE WALL AND PREP AREA FOR
NEW CONSTRUCTION
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.
GENERAL HISTORICAL RESTORATION NOTES:
ALL EXTERIOR FENESTRATIONS WITHIN IN HISTORICAL FOOTPRINT TO BE EITHER REMOVED OR REPLACED TO MATCH ORIGINAL
SANBORN MAP AND DESIGN
EXTERIOR WALLS ADJACENT TO EXISTING ADDITION TO BE REFINISHED TO MATCH ORIGINAL SANBORN MAP AND DESIGN.
GENERAL DEMOLITION NOTES:
VERIFY ALL EXISTING CONDITIONS PRIOR TO BEGINNING ANY WORK. BRING ANY DISCREPANCIES FROM THE DRAWINGS AND
NOTES TO THE ARCHITECT IMMEDIATELY. MINOR CHANGES IN THE SCOPE OF THE DEMOLITION WORK SHALL NOT JUSTIFY AN
ADDITIONAL COST.
MATERIAL HAVING SALVAGE VALUE SHALL BECOME THE PROPERTY OF THE OWNER ALL OTHER MATERIAL AND DEBRIS
ACCUMULATED AS A RESULT OF DEMOLITION SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE REMOVED
FROM THE PREMISES BY THE CONTRACTOR AND DISPOSED OF IN A LEGAL AND PROPER MANNER.
FURNISH, INSTALL, AND MAINTAIN IN SAFE CONDITIONS AT ALL TIMES TEMPORARY PROTECTION REQUIRED TO ENSURE SAFETY
FOR PERSONS AND PROPERTY DURING DEMOLITION AND REMOVAL WORK.
REMOVE EXISTING ELECTRICAL OUTLETS AND WIRING AS REQUIRED IN WALLS, FLOORS AND FURNISHINGS TO BE DEMOLISHED.
ALL WALLS, DOORS, WINDOWS, FURNISHINGS AND EQUIOMENT DENOTED WITH DASHED LINES ARE TO BE REMOVED. REFER TO
PROPOSED PLAN LAYOUT FOR CLARIFICATIONS.
ALL ELECTRICAL, PLUMBING, AND MECHANICAL WORK (DEMOLITION AND NEW) IS TO BE PERFORMED BY LICENSED, COMPETENT
CONTRACTORS.
REFER TO STRUCTURAL DRAWINGS FOR ALL STRUCTURAL DEMOLITION LOCATIONS AND DETAILS.
EXISTING ITEMS TO REMAIN SHALL BE PROTECTED DURING DEMOLITION AND NEW CONSTRUCTION.
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
09/27/21
EXISTING FIRST
FLOOR DEMOLITION
PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-1.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 FIRST LEVEL FLOOR PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
BEDROOM
CLOSET
BEDROOM
CLOSET
BATHROOM
CLOSET
DEN
CLOSET
BEDROOM
STORAGE
BALCONY
STAIR
OPEN TO BELOW BEDROOM BALCONY
D-3.01
D-3.0
2
D-3.1
1
D-3.1 2
D-3.2
1
2
REMOVE NON-HISTORIC PATIO
REMOVE NON-HISTORIC ADDITION
AND BALCONY
1
1
1
1
F.
Y
.
S
.
B
.
10
'
-
0
"
S.Y.S.B.
8' - 0"
S.Y.S.B.
12' - 0"
R.
Y
.
S
.
B
.
5'
-
0
"
ROOM TAGROOM NAME
?
1
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
PROPERTY LINE TAG90 00' 00"20.00'N E
LIMITS OF DEMOLITION -PORTION OF CURRENT STRUCTURE THAT WAS ADDED TO
HISTORICAL BUILDING AND TO BE DEMOLISHED
TREE TO REMAIN -EXISTING TREE TO BE PROTECTED IN PLACE. REF. SURVEY
LIMITS OF HISTORICAL STRUCTURE -PORTION OF CURRENT STRUCTURE THAT IS A
PART OF THE HISTORICAL FOOTPRINT AND TO REMAIN IN PLACE
TREE TO BE REMOVED -EXISTING TREE TO BE REMOVED. REF. SURVEY
EXISTING WALL TO REMAIN -GC TO PATCH AND REPAIR AS NECESSARY
EXISTING WALL TO BE DEMOLISHED -GC TO REMOVE WALL AND PREP AREA FOR
NEW CONSTRUCTION
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.
GENERAL HISTORICAL RESTORATION NOTES:
ALL EXTERIOR FENESTRATIONS WITHIN IN HISTORICAL FOOTPRINT TO BE EITHER REMOVED OR REPLACED TO MATCH ORIGINAL
SANBORN MAP AND DESIGN
EXTERIOR WALLS ADJACENT TO EXISTING ADDITION TO BE REFINISHED TO MATCH ORIGINAL SANBORN MAP AND DESIGN.
GENERAL DEMOLITION NOTES:
VERIFY ALL EXISTING CONDITIONS PRIOR TO BEGINNING ANY WORK. BRING ANY DISCREPANCIES FROM THE DRAWINGS AND
NOTES TO THE ARCHITECT IMMEDIATELY. MINOR CHANGES IN THE SCOPE OF THE DEMOLITION WORK SHALL NOT JUSTIFY AN
ADDITIONAL COST.
MATERIAL HAVING SALVAGE VALUE SHALL BECOME THE PROPERTY OF THE OWNER ALL OTHER MATERIAL AND DEBRIS
ACCUMULATED AS A RESULT OF DEMOLITION SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE REMOVED
FROM THE PREMISES BY THE CONTRACTOR AND DISPOSED OF IN A LEGAL AND PROPER MANNER.
FURNISH, INSTALL, AND MAINTAIN IN SAFE CONDITIONS AT ALL TIMES TEMPORARY PROTECTION REQUIRED TO ENSURE SAFETY
FOR PERSONS AND PROPERTY DURING DEMOLITION AND REMOVAL WORK.
REMOVE EXISTING ELECTRICAL OUTLETS AND WIRING AS REQUIRED IN WALLS, FLOORS AND FURNISHINGS TO BE DEMOLISHED.
ALL WALLS, DOORS, WINDOWS, FURNISHINGS AND EQUIOMENT DENOTED WITH DASHED LINES ARE TO BE REMOVED. REFER TO
PROPOSED PLAN LAYOUT FOR CLARIFICATIONS.
ALL ELECTRICAL, PLUMBING, AND MECHANICAL WORK (DEMOLITION AND NEW) IS TO BE PERFORMED BY LICENSED, COMPETENT
CONTRACTORS.
REFER TO STRUCTURAL DRAWINGS FOR ALL STRUCTURAL DEMOLITION LOCATIONS AND DETAILS.
EXISTING ITEMS TO REMAIN SHALL BE PROTECTED DURING DEMOLITION AND NEW CONSTRUCTION.
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
09/27/21
EXISTING SECOND
LEVEL DEMOLITION
PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-1.1
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 SECOND LEVEL FLOOR PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
S.Y.S.B.
8' - 0"
F.
Y
.
S
.
B
.
10
'
-
0
"
S.Y.S.B.
12' - 0"
R.
Y
.
S
.
B
.
5'
-
0
"
1
11
1
ROOM TAGROOM NAME
?
1
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
PROPERTY LINE TAG90 00' 00"20.00'N E
LIMITS OF DEMOLITION -PORTION OF CURRENT STRUCTURE THAT WAS ADDED TO
HISTORICAL BUILDING AND TO BE DEMOLISHED
TREE TO REMAIN -EXISTING TREE TO BE PROTECTED IN PLACE. REF. SURVEY
LIMITS OF HISTORICAL STRUCTURE -PORTION OF CURRENT STRUCTURE THAT IS A
PART OF THE HISTORICAL FOOTPRINT AND TO REMAIN IN PLACE
TREE TO BE REMOVED -EXISTING TREE TO BE REMOVED. REF. SURVEY
EXISTING WALL TO REMAIN -GC TO PATCH AND REPAIR AS NECESSARY
EXISTING WALL TO BE DEMOLISHED -GC TO REMOVE WALL AND PREP AREA FOR
NEW CONSTRUCTION
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.
GENERAL HISTORICAL RESTORATION NOTES:
ALL EXTERIOR FENESTRATIONS WITHIN IN HISTORICAL FOOTPRINT TO BE EITHER REMOVED OR REPLACED TO MATCH ORIGINAL
SANBORN MAP AND DESIGN
EXTERIOR WALLS ADJACENT TO EXISTING ADDITION TO BE REFINISHED TO MATCH ORIGINAL SANBORN MAP AND DESIGN.
GENERAL DEMOLITION NOTES:
VERIFY ALL EXISTING CONDITIONS PRIOR TO BEGINNING ANY WORK. BRING ANY DISCREPANCIES FROM THE DRAWINGS AND
NOTES TO THE ARCHITECT IMMEDIATELY. MINOR CHANGES IN THE SCOPE OF THE DEMOLITION WORK SHALL NOT JUSTIFY AN
ADDITIONAL COST.
MATERIAL HAVING SALVAGE VALUE SHALL BECOME THE PROPERTY OF THE OWNER ALL OTHER MATERIAL AND DEBRIS
ACCUMULATED AS A RESULT OF DEMOLITION SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE REMOVED
FROM THE PREMISES BY THE CONTRACTOR AND DISPOSED OF IN A LEGAL AND PROPER MANNER.
FURNISH, INSTALL, AND MAINTAIN IN SAFE CONDITIONS AT ALL TIMES TEMPORARY PROTECTION REQUIRED TO ENSURE SAFETY
FOR PERSONS AND PROPERTY DURING DEMOLITION AND REMOVAL WORK.
REMOVE EXISTING ELECTRICAL OUTLETS AND WIRING AS REQUIRED IN WALLS, FLOORS AND FURNISHINGS TO BE DEMOLISHED.
ALL WALLS, DOORS, WINDOWS, FURNISHINGS AND EQUIOMENT DENOTED WITH DASHED LINES ARE TO BE REMOVED. REFER TO
PROPOSED PLAN LAYOUT FOR CLARIFICATIONS.
ALL ELECTRICAL, PLUMBING, AND MECHANICAL WORK (DEMOLITION AND NEW) IS TO BE PERFORMED BY LICENSED, COMPETENT
CONTRACTORS.
REFER TO STRUCTURAL DRAWINGS FOR ALL STRUCTURAL DEMOLITION LOCATIONS AND DETAILS.
EXISTING ITEMS TO REMAIN SHALL BE PROTECTED DURING DEMOLITION AND NEW CONSTRUCTION.
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
09/27/21
EXISTING LOWER
LEVEL DEMOLITION
PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-1.2
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 BASEMENT LEVEL FLOOR PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
D-3.01
D-3.0
2
D-3.1
1
D-3.1 2
D-3.2
1
2
REMOVE NON-HISTORIC ADDITION
REMOVE NON-HISTORIC ADDITION
REMOVE NON-HISTORIC ADDITION
AND COVERED WALKWAY
REMOVE NON-HISTORIC DECK AND ADDITION
REMOVE NON-HISTORIC DORMER
REMOVE NON-HISTORIC DORMER
REMOVE NON-HISTORIC DORMER
DIMENSION 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 FASCIA
ENLOSED 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)
MISC. NOTES:
1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE
2. 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 PLANS
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
09/27/21
EXISTING ROOF
DEMOLITION PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-2.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 ARCHITECTURAL ROOF PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
KEYNOTESB
NO. REVISION DATE
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
7893.75'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAX. RIDGE
7921.00'
MAX. RIDGE
7921.00'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
GRADE PLANE
7893.00'
GRADE PLANE
7893.00'
RIDGE
7914.33'
RIDGE
7914.33'
REMOVE NON-
HISTORIC ADDITION
REMOVE NON-
HISTORIC BALCONY
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC
COVERED WALKWAY
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC
ADDITION
REMOVE NON-HISTORIC
FENESTRATION
REMOVE NON-
HISTORIC
STAIRCASE
REMOVE NON-HISTORIC
ADDITION
REMOVE NON-HISTORIC
DORMER
MAX BLDG. HT.
7918.00'
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
7893.75'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAX. RIDGE
7921.00'
MAX. RIDGE
7921.00'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
GRADE PLANE
7893.00'GRADE PLANE
7893.00'
RIDGE
7914.33'
RIDGE
7914.33'
REMOVE NON-
HISTORIC ADDITION
REMOVE NON-
HISTORIC
FENESTRATION
REPLACE NON-HISTORIC FENESTRATION TO
MATCH HISTORICAL DESIGN
REMOVE NON-HISTORIC DORMER
REMOVE NON-HISTORIC PORCH DETAILS
AND RESTORE
REMOVE NON-HISTORIC ADDITION AND
FENESTRATIONS
REMOVE NON-HISTORIC DOOR AND
LIGHTING
MAX BLDG. HT.
7918.00'
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
09/27/21
EXTERIOR
ELEVATION
DEMOLITION
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-3.0
TBD
RYAN McDANIEL, AIA
1/4" = 1'-0"1 EAST ELEVATION - DEMOLITION
1/4" = 1'-0"2 NORTH ELEVATION - DEMOLITION
NO. REVISION DATE
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
7893.75'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAX. RIDGE
7921.00'
MAX. RIDGE
7921.00'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
GRADE PLANE
7893.00'
GRADE PLANE
7893.00'
RIDGE
7914.33'
RIDGE
7914.33'
REMOVE NON-HISTORIC ADDITION AND BALCONYREMOVE NON-HISTORIC DORMER
MAX BLDG. HT.
7918.00'
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
7893.75'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAX. RIDGE
7921.00'
MAX. RIDGE
7921.00'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
GRADE PLANE
7893.00'
GRADE PLANE
7893.00'
RIDGE
7914.33'
RIDGE
7914.33'
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC
COVERED WALKWAY
REPLACE NON-HISTORIC FENESTRATIONS TO
MATCH HISTORICAL DESIGN
REMOVE NON-HISTORIC
STAIRCASE
REMOVE NON-HISTORIC
ADDITION
REPLACE NON-HISTORIC
FENESTRATIONS TO MATCH
HISTORICAL DESIGN
REMOVE NON-HISTORIC
DORMER
REMOVE ENTIRE DORMER AND
RESTORE
REMOVE NON-HISTORIC PORCH
DETAILS AND RESTORE
REPLACE NON-HISTORIC
FENESTRATION TO MATCH
HISTORICAL DESIGN
REPLACE NON-HISTORIC
FENESTRATION TO MATCH
HISTORICAL DESIGN
MAX BLDG. HT.
7918.00'
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
09/27/21
EXTERIOR
ELEVATION
DEMOLITION
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-3.1
TBD
RYAN McDANIEL, AIA
1/4" = 1'-0"1 SOUTH ELEVATION - DEMOLITION
1/4" = 1'-0"2 WEST ELEVATION - DEMOLITION
NO. REVISION DATE
DN
DN
DN
DN UP
UP
DN
DN
DN
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.
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.
S.Y.S.B.
8' - 0"
1
1
1
1
2
3
3
4
2
OFFICE
FOYER
KITCHEN
GREAT ROOM
HALLWAY STAIR #2
ELEV.
MUD ROOM
2-CAR GARAGE
GUEST CASITA
BATH #6
W.C.
DIRTY KITCHEN
BATH #7PWDR.
SPOOL
(UNDER SEP. PERMIT)
CLR.
20
'
-
1
7
/
8
"
CLR.
21' - 10 5/8"
W. BLEEKER ST.
N.
2
N
D
S
T
.
ALLEY
LIGHT
WELL
PLANTER
PLANTER
PLANTER
PLANTER
PLANTER
LIGHT
WELL
N 75° 09' 11" W 90.00'
S 75° 09' 11" E 90.00'
N
1
4
°
5
0
'
4
9
"
E
1
0
0
.
0
0
'
S
1
4
°
5
0
'
4
9
"
W
1
0
0
.
0
0
'
7894.83' T.O.S.
7894.83' T.O.S.
7893.50' T.O.S.
DRIVEWAY
PATIO
POOL DECK
PORCH
PORCH
PORCH
DECK
FIREPIT
5678
EM GM
I
C
X
8 8 8 9
10
1112
13
13
13
14
14
15
10
1010 10
15
'
-
0
1
/
2
"
32
'
-
0
1
/
2
"
25
'
-
8
"
11' - 7 3/8"
8' - 2 3/8"
11' - 7 3/8"
8' - 1 5/8"
R.
Y
.
S
.
B
.
5'
-
0
"
R.
Y
.
S
.
B
.
10
'
-
0
"
S.Y.S.B.
10' - 0"
F.
Y
.
S
.
B
.
10
'
-
0
"
CARPORT
YARD
10
'
-
8
1
/
2
"
5'
-
7
3
/
8
"
30
'
-
6
1
/
2
"
37
'
-
6
1
/
2
"
18' - 9 3/8"
26
'
-
9
1
/
4
"
38
'
-
7
5
/
8
"
44
'
-
1
3
/
8
"
56' - 9 3/4"
5'
-
0
1
/
2
"
10' - 0 1/2"
11' - 0 1/2"
16' - 5 7/8"
SP
O
O
L
C
L
R
.
26
'
-
6
1
/
2
"
PO
O
L
C
O
V
E
R
D
E
C
K
5'
-
0
"
SPOOL CLR.
7' - 0"
PLANTER
PLANTER
SIDEWALK
5' - 0"
SIDEWALK
5' - 0"
FRONT YARD
(PER LANDSCAPE DWGS.)
ROOM TAGROOM NAME
?
1
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
PROPERTY LINE TAG90 00' 00"20.00'N E
FIREPIT -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 IFC
RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE
OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
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)
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
09/27/21
ARCHITECTURAL
SITE PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"1 ARCHITECTURAL SITE PLAN
SITE PLAN NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
2 REAR YARD SETBACK
3 SIDE YARD SETBACK
4 FRONT YARD SETBACK
5 (E.) TELEPHONE BOX LOCATION - (REF. SURVEY & CIVIL DWGS.)
6 (E.) CABLE TV JUNCTION BOX
7 (E.) POWER POLE - PROTECT IN PLACE
8 (E.) STREET SIGN - PROTECT IN PLACE
9 (E.) STREET LIGHT (REF. SURVEY & CIVIL DWGS.)
10 (E.) STREET TREE TO REMAIN - PROTECT IN PLACE
11 (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 PLACE
15 (E.) CURB STOP - REF. SURVEY
NO. REVISION DATE
DN
DN
DN
DN UP
_
UP
_
UP DN
DN
_
_
494 SF
ADDITION- GARAGE
460 SF
HISTORIC- BARN
1338 SF
HISTORIC- FIRST
LEVEL 237 SF
CONNECTOR
930 SF
ADDITION - FIRST
LEVEL
146 SF
FRONT PATIO 149 SF
POOL DECK
257 SF
POOL
5'
-
0
"
MAIN HOUSE -250 SF GARAGE EXEMPT
2ND HOUSE -250 SF GARAGE EXEMPT
0 SF APPLICABLE FOR FAR
85 SF
DECK
41 SF
EXT. STAIRS
37 SF
EQUIPMENT DECK
3865 SF
ADDITION- BASEMENT
LEVEL
1 2
3
4
5
67
8
9
10
11
12
25' - 9 3/8"
41' - 4 1/8"26' - 11 1/2"
4'
-
1
0
"
73
'
-
1
1
/
4
"
39
'
-
7
1
/
2
"
4'
-
3
"
12
'
-
1
1
1
/
4
"
3'
-
7
"
3' - 1"
3' - 7"
9' - 5"
10' - 8 3/8"22' - 11 7/8"
5'
-
3
"
10
'
-
5
3
/
8
"
708 SF
HISTORIC- SECOND
LEVEL
762 SF
ADDITION- SECOND
LEVEL
101 SF
MASTER BALCONY
1 2 3 4
41' - 4 1/8"4' - 10"26' - 11 1/2"73' - 1 1/4"22' - 11 7/8"5' - 3"10' - 8 3/8"10' - 5 3/8"9' - 5"12' - 11 1/4"25' - 9 3/8"39' - 7 1/2"
5 6 7 1089 1211
BASEMENT F.F.
7882.75'
FIRST FLOOR PLATE
7893.75'
11
'
-
0
"
TOTAL WALL SURFACE
3,118 SF
TOTAL WALL SURFACE EXPOSED
116 SF
TOTAL WALL SURFACE AREA
PERCENTAGE EXPOSURE
116 SF / 3,118 SF = 3.7%
3'
-
0
"
8'
-
0
"
3' - 7"3' - 1"
3'
-
0
"
8'
-
0
"
4' - 3"3' - 7"
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
09/27/21
AREA PLANS
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.1
TBD
RYAN McDANIEL, AIA
1" = 10'-0"2 FIRST LEVEL AREA PLAN
1" = 10'-0"1 BASEMENT LEVEL AREA PLAN
1" = 10'-0"3 SECOND LEVEL AREA PLAN
MAIN HOUSE FIRST FLOOR AREA
ADDITION
ADDITION - FIRST LEVEL 930 SF
CONNECTOR 237 SF
1167 SF
HISTORICAL
HISTORIC- FIRST LEVEL 1338 SF
1338 SF
GRAND TOTAL 2505 SF
BASEMENT LEVEL AREA
ADDITION- BASEMENT LEVEL 3865 SF
GRAND TOTAL 3865 SF
MAIN HOUSE SECOND FLOOR AREA
ADDITION- SECOND LEVEL 762 SF
HISTORIC- SECOND LEVEL 708 SF
GRAND TOTAL 1470 SF
OVERALL FAR
FIRST FLOOR F.F.2964 SF
SECOND FLOOR F.F.1470 SF
4435 SF
+ BASEMENT 143 SF
GRAND TOTAL 4,578 SF
MAX ALLOWABLE ABOVE GRADE SF INCLUDING
BONUS = 4,080 SF + 500 SF BONUS = 4,580 SF
3,865 SF X 3.7% = 143 SF APPLICABLE FOR FAR
LOT COVERAGE
FIRST FLOOR F.F.3459 SF
1/16" = 1'-0"4 BASEMENT LEVEL AREA CALCULATION
TOTAL ADDITION
TOTAL HISTORICAL
TOTAL FIRST LEVEL AREA
TOTAL LOT AREA 9000 SF
TOTAL LOT COVERAGE 38.4%
MAX ALLOWABLE LOT COVERAGE 40%
NO. REVISION DATE
DECK AREA
DECK 85 SF
EQUIPMENT DECK 37 SF
EXT. STAIRS 41 SF
POOL 257 SF
POOL DECK 149 SF
GRAND TOTAL 568 SF
SECOND HOUSE (BARN) FIRST FLOOR AREA
HISTORICAL
HISTORIC- BARN 460 SF
GRAND TOTAL 460 SF
568 / 4,080 = 13.9% < 15%
D W _
FRZ._
TRDW
FAU
DN
DN
DN
DN UP
_
UP
_
DN
DN
DN
ROOM TAGROOM NAME
1
A-5.0
1
1
?
1
1
A-4.0
1
1 1
1
ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0
1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0
1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0
STRUCTURAL 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 IRC
WINDOW -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 IRC
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER
I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS
REQUIRED
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-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 COMPANY
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 IMC
KITCHEN/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 IPC
VANITY 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 IPC
WASHER (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-1.0
OVERFLOW 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-1.0
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
OFFICE
FOYER
KITCHEN
GREAT ROOM
HALLWAY STAIR #2
ELEV.
MUD ROOM
2-CAR GARAGE
GUEST CASITA
W.C.
BATH #6
DIRTY KITCHEN
PWDR.BATH #7
SPOOL
(UNDER SEP. PERMIT)
STAIR #1
CLR.
20
'
-
1
7
/
8
"
CLR.
21' - 10 5/8"
LIGHT WELL
3'-0" x 3'-6"
ENTRY
PORCH
PORCH
PORCH
85
89
2
91
3
B
5
4
92
118
88
12
11
14
97
98
13
6
8
910
49
48
1
47
12
13
D
11
7
FAUX GARAGE DOOR TO
MATCH HISTORIC
DESIGN (NOT OPERABLE)
1
2
1313
4
1
4
1
3
5
4
7
6
8
9
10
A
2
SHWR.
SHWR.
C
6.1
6"6"
FAUX MANDOOR TO
MATCH HISTORIC
DESIGN (NOT OPERABLE)LIGHT WELL
4'-2" x 3'-6"
ATTIC ACCESS HATCH
(2'-6" x 2'-6" MIN.)
ATTIC ACCESS HATCH
(2'-6" x 2'-6" MIN.)
5
5
5.5
0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
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
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
A-4.03
A-4.1
4
A-4.1
3
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
09/27/21
FIRST LEVEL FLOOR
PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.0
TBD
RYAN McDANIEL, AIA
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 OUTLINE OF ATTIC SPACE ABV.
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 FIRST LEVEL FLOOR PLAN
ANNOTATION LEGENDA
KEYNOTESB
NO. REVISION DATE
DN
DN
_
_
D W _
FRZ._
TRDW
FAU
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (PROPOSED)
10' - 0"
1
2
3
1
3
1 4 4 1
12
:
1
2
12
:
1
2
6:12 6:12
BEDROOM #2
W/D.
BEROOM #3
BATH #2
BATH #3
SHWR.
SHWR.
12:12 12:12 6:12
12
:
1
2
12
:
1
2
12:1212:12
12
:
1
2
12:1212
:
1
2
12:12 12:12
6:
1
2
6:
1
2
12
:
1
2
12:12 12:12
12:12
CLR.
2' - 2 7/8"
STAIR #1
R @ 0' -6 23/32"18
R @ 0' -6 23/32"18
MA. BATH
MASTER BEDROOM
W.C.W.C.W.I.C.
W.I.C.
ELEV.
STAIR #2
130
34
107
94
96
115
114
113112
122
MA. SHWR.
SEAT
F H
J
7980
82
81
39
47
49
25 26
63
60
62
55
46
56
44 MASTER
BALCONY
26
'
-
9
5
/
8
"
6:
1
2
3:123:12
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
ATTIC SPACE
266 SF
ATTIC SPACE
74 SF
5
5
SEE SHEET A-2.0
FOR ATTIC
ACCESS HATCH
SEE SHEET A-2.0
FOR ATTIC
ACCESS HATCH
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
(EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
30
'
-
6
"
0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)
6
15
'
-
0
"
A-4.03
A-4.1
4
A-4.1
3
ROOM TAGROOM NAME
1
A-5.0
1
1
?
1
1
A-4.0
1
1 1
1
ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0
1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0
1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0
STRUCTURAL 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 IRC
WINDOW -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 IRC
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER
I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS
REQUIRED
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-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 COMPANY
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 IMC
KITCHEN/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 IPC
VANITY 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 IPC
WASHER (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-1.0
OVERFLOW 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-1.0
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
09/27/21
SECOND LEVEL
FLOOR PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.1
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 SECOND LEVEL FLOOR PLAN
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 REAR YARD SETBACK
4 SIDE YARD SETBACK
5 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL.
6 OUTLINE OF EXISTING HISTORIC FOOTPRINT BELOW
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 REAR YARD SETBACK
4 SIDE YARD SETBACK
5 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL.
6 OUTLINE OF EXISTING HISTORIC FOOTPRINT BELOW
ANNOTATION LEGENDA
KEYNOTESB
NO. REVISION DATE
_
_
UP
UP
D W _
FRZ._
TRDW
FAU
LAUNDRY
WINE ROOM
GOLF SIMULATOR
GYM
ELEV.
MECH.
BEDROOM #4
BATH #4
BUNK ROOM
BATH #5
W.I.C.
PWDR.MECH.
GAME ROOM
MEDIA ROOM
STAIRS #2
STAIRS #1
BAR75
76
74
E
101
81
67
72
124
74
90
71 70
73
SAUNA
BATH #8
LIGHT WELL
4'-2" x 3'-6"
LIGHT WELL
3'-0" x 3'-6"
SHWR.
SHWR.
SHWR.
R @ 0' -6 29/32"21
R @ 0' -7 1/4"18
1
11
1
2 2
3
4
4
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (REQUIRED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
DU
M
B
B
E
L
L
R
A
C
K
2' - 8"
10' SETBACK FROM BARN STRUCTURE
10' - 0"
10
'
-
0
"
2' - 8"
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)
11' - 6 7/8"
16
'
-
1
0
7
/
8
"
10' - 1 1/2"
ROOM TAGROOM NAME
1
A-5.0
1
1
?
1
1
A-4.0
1
1 1
1
ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0
1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0
1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0
STRUCTURAL 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 IRC
WINDOW -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 IRC
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER
I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS
REQUIRED
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-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 COMPANY
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 IMC
KITCHEN/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 IPC
VANITY 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 IPC
WASHER (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-1.0
OVERFLOW 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-1.0
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
09/27/21
BASEMENT LEVEL
FLOOR PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.2
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 BASEMENT LEVEL FLOOR PLAN
1 PROPERTY LINE
2 SIDE YARD SETBACK
3 FRONT YARD SETBACK
4 REAR YARD SETBACK
ANNOTATION LEGENDA
KEYNOTESB
NO. REVISION DATE
D W _
FAU
DN
DN UP
_
UP
_
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 WALLS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DOORS 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 NAME
1
1
1
1
10.00'
SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
STRUCTURAL 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 IMC
KITCHEN/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 IPC
VANITY 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 IPC
WASHER (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 COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN
SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0
OVERFLOW 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-1.0
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. 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. DWGS
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
F.
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"7' - 3 3/4"1' - 11"3' - 8 1/8"2' - 1 1/2"1' - 8"1' - 9"3' - 8 1/4"3' - 5 3/4"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
"
OFFICE
FOYER
KITCHEN GREAT ROOM
HALLWAY
STAIR #2
ELEV.
MUD ROOM
2-CAR GARAGE
GUEST CASITABATH #6
W.C.
DIRTY KITCHEN
PWDR.
BATH #7 6'
-
1
1
"
58
'
-
2
1
/
4
"
15
'
-
0
1
/
2
"
10
'
-
7
1
/
2
"
3'
-
4
1
/
4
"
2'
-
1
0
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
'
-
1
0
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"
CLR.
12' - 9"2' - 2 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
"
8'
-
1
7
/
8
"
4'
-
6
1
/
8
"
3'
-
7
3
/
4
"
17
'
-
4
1
/
4
"
5'
-
5
3
/
4
"
11
'
-
1
0
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'
-
1
0
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
"
4'
-
3
1
/
4
"
2'
-
8
"
18
'
-
6
5
/
8
"
A-4.03
A-4.1
4
A-4.1
3
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
09/27/21
FIRST LEVEL
DIMENSION PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.3
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 FIRST LEVEL DIMENSION PLAN
NO. REVISION DATE
SITE PLAN NOTESA
KEYNOTESC
DN
DN
_
_
D W _
FAU
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
BEDROOM #2
BATH #2
BEROOM #3
BATH #3
W/D.
MA. BATH
MASTER BEDROOM
W.C.W.C.
W.I.C.
W.I.C.
ELEV.
STAIR #1
STAIR #2
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
12
:
1
2
12
:
1
2
6:12 6:12
3:123:12
6:
1
2
12:12 12:12
12:1212:12
6:
1
2
6:12
6:
1
2
12
:
1
2
12:12
12
:
1
2
12
:
1
2
12:12 12:12
12
:
1
2
12
:
1
2
12:12 12:12 6:12
F.
Y
.
S
.
B
.
10
'
-
0
"
S.Y.S.B.
10' - 0"
R.
Y
.
S
.
B
.
10
'
-
0
"
R.
Y
.
S
.
B
.
5'
-
0
"
S.Y.S.B.
10' - 0"
19' - 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
'
-
1
1
"
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"
6' - 3 5/8"10' - 1 3/4"6' - 3 5/8"
40
'
-
1
5
/
8
"
24
'
-
9
1
/
2
"
9'
-
9
1
/
2
"
5'
-
6
3
/
4
"
10
3
/
8
"
8'
-
5
"
6
1
/
8
"
11
'
-
1
0
1
/
2
"
12
'
-
1
1
"
40
'
-
1
5
/
8
"
9'
-
1
7
/
8
"
9'
-
3
5
/
8
"
4'
-
6
1
/
8
"
1'
-
9
7
/
8
"
9'
-
9
1
/
2
"
1
1
/
2
"
4'
-
1
0
5
/
8
"
6
5
/
8
"
34
'
-
7
"
5'
-
6
3
/
4
"
28' - 3 3/8"
6' - 2 1/2"10' - 8 1/8"11' - 4 3/4"
A-4.03
A-4.1
4
A-4.1
3
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 WALLS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DOORS 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 NAME
1
1
1
1
10.00'
SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
STRUCTURAL 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 IMC
KITCHEN/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 IPC
VANITY 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 IPC
WASHER (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 COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN
SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0
OVERFLOW 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-1.0
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. 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. DWGS
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
09/27/21
SECOND LEVEL
DIMENSION PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.4
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 SECOND LEVEL DIMENSION PLAN
NO. REVISION DATE
SITE PLAN NOTESA
KEYNOTESC
_
_
UP
D W _
FAU
10
'
-
0
"
10
'
-
0
"
5'
-
0
"
10' - 0"10' - 0"
39
'
-
7
1
/
2
"
1'
-
0
5
/
8
"
8'
-
4
3
/
4
"
6'
-
1
1
3
/
4
"
7'
-
0
5
/
8
"
15
'
-
1
1
/
4
"
1'
-
0
5
/
8
"
41' - 4 1/8"26' - 11 1/2"
1' - 0 5/8"6' - 0 3/4"18' - 7"15' - 7 7/8"1' - 0 5/8"24' - 10 1/4"1' - 0 5/8"
73
'
-
1
1
/
4
"
1'
-
0
5
/
8
"
12
'
-
1
1
1
/
8
"
33
'
-
1
0
1
/
4
"
6'
-
0
3
/
4
"
18
'
-
1
7
/
8
"
1'
-
0
5
/
8
"
68' - 3 5/8"
1' - 0 5/8"5' - 7 3/4"15' - 0"3' - 6 1/8"1' - 0 5/8"
25' - 2 1/2"
1' - 0 5/8"
LAUNDRY
WINE ROOM
GOLF SIMULATOR
BUNK ROOM
MECH.PWDR.
BATH #5
GYM
SAUNA
BATH #8
BEDROOM #4
BATH #4 W.I.C.
ELEV.
MECH.
BATH #4
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 WALLS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DOORS 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 NAME
1
1
1
1
10.00'
SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
STRUCTURAL 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 IMC
KITCHEN/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 IPC
VANITY 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 IPC
WASHER (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 COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN
SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0
OVERFLOW 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-1.0
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. 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. DWGS
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
09/27/21
LOWER LEVEL
DIMENSION PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.5
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 BASEMENT LEVEL DIMENSION PLAN
NO. REVISION DATE
SITE PLAN NOTESA
KEYNOTESC
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
F.
Y
.
S
.
B
.
10
'
-
0
"
S.Y.S.B.
10' - 0"S.Y.S.B.
10' - 0"
R.
Y
.
S
.
B
.
10
'
-
0
"
R.
Y
.
S
.
B
.
5'
-
0
"
6:12
6:
1
2
12
:
1
2
12
:
1
2
6:
1
2
12:12 12:12
12:1212:12
12
:
1
2
12
:
1
2
4:12 4:1212:1212:12
12
:
1
2
12:12
12:1212:12
12
:
1
2
12
:
1
2
12:1212:12
6:12
6:
1
2
3:123:12
7:12
7:12
12:12
12:12
6:12 6:12
6:12 6:12
12
:
1
2
12
:
1
2
12
:
1
2
12
:
1
2
2% MIN.
2% MIN.
2%
M
I
N
.
2%
M
I
N
.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
12:12
1
2
3
1
3
1414
5 5
5 5
5
6
6
6
66
6
6
66
6
6
6
6
66
7
7
7
CHIMNEY TO
BE WRAPPED IN
ACM PANEL
PARAPET WALL
TO BE WRAPPED
IN ACM PANEL
PARAPET WALL
TO BE WRAPPED
IN ACM PANEL
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
7919.57'
7919.57'
7921.27'
7914.60'
7917.50'
7917.45'
7921.70'
7921.92'
7922.34'
7922.34'
7923.17'
7906.65'
7916.91'
7916.91'
7916.91'7910.83'
7910.83'
7910.83'
7913.53'7913.53'
7917.50'
7903.52'
7903.52'
A-4.03
A-4.1
4
A-4.1
3
DIMENSION 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 FASCIA
ENLOSED 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)
MISC. NOTES:
1. INSTALL ROOF PER ROOFING MFG'R. SPECS & INSTALLATION GUIDELINE
2. 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 PLANS
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
09/27/21
ROOF PLAN
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-3.0
TBD
RYAN McDANIEL, AIA
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 REAR YARD SETBACK
4 SIDE YARD SETBACK
5 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
6 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
7 FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 ARCHITECTURAL ROOF PLAN
SITE PLAN NOTESA
KEYNOTESB
NO. REVISION DATE
FIRST 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 PLATE
7893.75'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
79 80
9 10 41
A 13
2526
1
3
1
1
1
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12
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18
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N
I
.
C
O
D
E
18
'
-
1
0
5
/
8
"
7921.92'
7919.57'
7925.33'
7922.34'
23
'
-
1
0
7
/
8
"
7906.65'
1/
3
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O
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E
20
'
-
9
3
/
4
"
7916.91'
3
2
4
5
6
7
6
8
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
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
WOOD SIDING:
MANUFACTURER: TBD
COLOR: TBD
APPLICATION: TBD
CODE: TBD
ROOFING:
PRODUCT: TBD
MFGR:TBD
COLOR: TO BE APPROVED BY ARCH. & OWNER
APPLICATION: TBD
CODE:ICC # ESR-_____
WEIGHT: ???? LBS./S.F.
GUTTERS:
MATERIAL: METAL -COPPER/ALUM. PAINTED KYNAR
SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WEB:WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
MFGR:TUFFLEX POLYMERS
ADDRESS:10880 POPLAR AVE., FONTANA, CA
PHONE: 909.349.2016
WEB:WWW.TUFFLEXPOLYMERS.COM
CODE:ICC # ESR-2505
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
7893.75'
SECOND FLOOR PLATE
7903.83'
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
BARN F.F.
7893.50'
39 47 49
63 60 62
36
5421 6 7
2
9
13
70
6.8
12:
12
12
:12 12:
12
12:
1212
:12
12:
12
12
:12
1/
3
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C
O
D
E
21
'
-
1
0
1
/
2
"
7913.53'
7917.50'
7919.57'
7914.60'
7917.45'
1/
3
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C
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16
'
-
8
"
1/
3
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18
'
-
3
7
/
8
"
1/
3
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I
.
C
O
D
E
14
'
-
5
1
/
8
"
8
4
7
7
6
7
5
4
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
7921.27'
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR PLATE
7893.75'
FIRST FLOOR PLATE
7893.75'
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
12
3
12
56 46 55
7913.53'
7917.50'
7921.92'7921.27'7921.92'
7919.57'
12:
1212
:12
12:
1212
:12
1/
3
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C
O
D
E
14
'
-
5
1
/
8
"
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
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18
'
-
1
0
5
/
8
"
8
4
7
77
4
8 14
'
-
1
"
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
09/27/21
EXTERIOR
ELEVATIONS
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-4.0
TBD
RYAN McDANIEL, AIA
3/16" = 1'-0"1 NORTH ELEVATION
3/16" = 1'-0"2 WEST ELEVATION
1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0
2 ACM PANEL - REF. MAT. SCHEDULE A-4.0
3 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
4 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
5 WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0"
6 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0
7 CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE
A-4.0
8 BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.0
MATERIAL SPECIFICATIONSA
GENERAL NOTESB
KEYNOTESC
1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
NO. REVISION DATE
3/16" = 1'-0"3 EAST ELEVATION -HISTORIC & BARN
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
BARN F.F.
7893.50'
6 6.1
G I
2
3
7922.36'
7925.33'
7916.91'
7910.82'
7913.53'7913.53'
6 :1 2 6:12
12:
12
7 :1 2
1/
2
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13
'
-
1
7
/
8
"
4
5
1/
3
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'
-
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/
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"
1/
3
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N
M
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N
.
C
O
D
E
14
'
-
5
1
/
8
"
FIRST 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 PLATE
7893.75'
FIRST FLOOR PLATE
7893.75'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
7
11
H
J
D
44
8
12
1
2
3
1
2
23
'
-
1
0
7
/
8
"
1
3
7910.83'
7916.91'
7922.36'7922.34'
7916.91'
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
WOOD SIDING:
MANUFACTURER: TBD
COLOR: TBD
APPLICATION: TBD
CODE: TBD
ROOFING:
PRODUCT: TBD
MFGR:TBD
COLOR: TO BE APPROVED BY ARCH. & OWNER
APPLICATION: TBD
CODE:ICC # ESR-_____
WEIGHT: ???? LBS./S.F.
GUTTERS:
MATERIAL: METAL -COPPER/ALUM. PAINTED KYNAR
SHAPE: HALF ROUND/SQUARE (5") (VERIFY W/. ARCH.)
GARAGE DOORS:
SUPPLIER:RANCH HOUSE DOORS
WEB:WWW.RANCHHOUSEDOORS.COM
STYLE: CUSTOM
MATERIAL: CUSTOM BUILT, WOOD & GLASS
WATERPROOF DECK MEMBRANE:
MFGR:TUFFLEX POLYMERS
ADDRESS:10880 POPLAR AVE., FONTANA, CA
PHONE: 909.349.2016
WEB:WWW.TUFFLEXPOLYMERS.COM
CODE:ICC # ESR-2505
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.
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
BARN F.F.
7893.50'
BARN F.F.
7893.50'
11
14
5
6
7913.53'7913.53'
1/
3
D
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C
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D
E
14
'
-
5
1
/
8
"
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR PLATE
7893.75'
FIRST FLOOR PLATE
7893.75'
EXISTING GRADE
7893.00'
EXISTING GRADE
7893.00'
76 77
85.5
12:
1212
:12
6:12
6 :1 2
7917.50'
7921.92'
1/
3
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E
17
'
-
7
1
/
2
"
6
5
5
7
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
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
09/27/21
EXTERIOR
ELEVATIONS
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-4.1
TBD
RYAN McDANIEL, AIA
1 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
2 ACM PANEL - REF. MAT. SCHEDULE A-4.0
3 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0
4 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0
5 CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE
A-4.0
6 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
7 WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0"
3/16" = 1'-0"1 SOUTH ELEVATION
3/16" = 1'-0"2 EAST ELEVATION
MATERIAL SPECIFICATIONSA
GENERAL NOTESB
KEYNOTESC
1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
2. REF. ROOF PLAN (A-3) FOR ALL PLATE HTS. & RIDGE HTS.
NO. REVISION DATE
3/16" = 1'-0"3 NORTH ELEVATION -BARN
3/16" = 1'-0"4 SOUTH ELEVATION -HISTORIC
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
09/27/21
REALISTIC
PERSPECTIVE VIEW
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-8.0
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
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
09/27/21
REALISTIC
PERSPECTIVE VIEW
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-8.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
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
09/27/21
REALISTIC
PERSPECTIVE VIEW
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-8.2
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE