HomeMy WebLinkAbout233 W Bleeker Application.20220201
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
February 1, 2022
Re: 233 West Bleeker Street Conceptual HPC Review, Temporary
Relocation, Variance for historic condition, and FAR Bonus
Dear Sarah, Natalie, and HPC,
Thank you for the constructive feedback during the January 12, 2022 public hearing. Based on
your feedback, we have reduced the height of the new gable end facing Bleeker Street to match
the height of the historic gable end facing Bleeker Street. The street facing upper level windows
are pushed together to create a stronger relationship with the historic façade.
Figures 1 & 2: Revised February proposal with lower height ((top), and January proposal (bottom).
Page 2 of 6
233 West Bleeker Street – 2/1/2022
The 12:12 pitch of the proposed gable mirrors the historic pitch. The landmark has a series of
gables that step up toward the middle of the historic building. The highest point of the landmark
is an elevation of 7921.27’ (the middle gable shown below). The highest point of the new addition
is 7919.57’. Renderings will be provided prior to the HPC hearing. The reduction in height dropped
floor area from 4,578 sf to 4,564 sf (the maximum floor area including Bonus is 4,580 sf)
Reducing height shrunk the
usable upper level space, so a
slight change to the alley
elevation was made to
accommodate a closet. A
comparison of the January to
February elevations is shown at
right. A gable end window in
the historic landmark is
proposed to be restored per a
historic aerial photograph
recently found in the Denver
archives. We will continue to
refine the proposed restoration
through the preservation plan.
Figure 3: Revised Second Street elevation. Orange arrow points to highest point of landmark, and green arrow points to highest point of addition.
Figures 4 & 5: Comparison of January proposal (top) to revised February proposal (bottom).
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233 West Bleeker Street – 2/1/2022
Applicable Design Guidelines regarding height are addressed below:
10.3 Design a new addition such that one’s ability to interpret the historic character of the
primary building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison
to the architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For
example, a new faux Victorian detailed addition is inappropriate on an Aspen Victorian
home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – A new addition is proposed to the east of the historic home. The addition is
attached to the historic home in the same location as the current non-historic addition in
order to avoid removing historic material. A historic carriage house/barn is located behind
the main home, which pushes new construction to the side rather than to the rear of the
landmark. The addition is located on the interior side of the corner lot to preserve the
relationship between the primary historic home and the secondary historic barn/carriage
house as viewed from Second Street. The style of the addition is very simple with modern
details that reference but do not mimic the landmark.
10.4 The historic resource is to be the focus of the property, the entry point, and the
predominant structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable
against the addition.
• The total above grade floor area of an addition may be no more than 100% of the above
grade floor area of the original historic resource. All other above grade development
must be completely detached. HPC may consider exceptions to this policy if two or
more of the following are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the
historic resource and the proposed design is particularly sensitive to the scale
and proportions of the historic resource
o The project involves the demolition and replacement of an older addition that
is considered to have been particularly detrimental to the historic resource
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
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233 West Bleeker Street – 2/1/2022
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 749 sf
Total 2,046 sf 1,916 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 focal point of the property.
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 lower than the highest gable of the landmark, and matches the
height of the front facing historic gable end. A small section of the addition has a flat roof,
located at the east end of the property. It measures about 23’10” in height on the north
elevation and is well below the height of the historic landmark at the opposite side of the
property. The flat roof area is set back 22’6” from the front façade of the landmark and is
35’7” away from the side of the historic home to reduce any visual impacts on the
landmark. It is also obscured by a spruce tree that is required to be protected per the City
Forester.
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.
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233 West Bleeker Street – 2/1/2022
• Minimize the width of the connector. Ideally, it is no more than a passage between
the historic resource and addition. The connector must reveal the original building
corners. The connector may not be as wide as the historic resource.
• Any street-facing doors installed in the connector must be minimized in height and
width and accessed by a secondary pathway. See guideline 4.1 for further information.
Response – n/a, the addition is shorter than the historic building.
A one story, 12’10” long, connecting element is proposed to link the two story landmark to
the two story new addition. The connecting element exceeds the 10’ distance in order to
push the new construction to the limits of the required east side setback of 10’. The
proposed connection is all glass and is set back 22’6” from the front façade of the landmark.
Original building corners are clearly revealed and there are no doors within the connecting
element, or access on top of the connector.
We obtained a high resolution photograph from the Aspen Historical Society to further refine the
restored screened in porch facing Second Street and the restored carriage house. We will continue
to develop the restoration details to be included in the overall preservation plan for review either
at Final Design Review or by Staff and Monitor during the building permit process.
Civil drawings are further refined to provide more detail to the Engineering Department regarding
drainage and grading from the alley toward Bleeker Street. There is no visible stormwater
infrastructure proposed in the front yard of the landmarks. The remainder of the project is
unchanged as per HPC’s direction.
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.
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233 West Bleeker Street – 2/1/2022
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 [items in grey were provided in the original submittal and are unchanged]
A – HP Conceptual Review Criteria and FAR Bonus [revised]
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
N – Revised drawing set:
N.1 Civil drawing set and narrative
N.2 Drawings, note: renderings are in progress and will be provided prior to the HPC hearing
Figure 6: 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 2/23/2022
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 2/23/2022
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.
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
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• Site designs and stormwater management should provide positive drainage away from the
historic landmark, preserve the use of natural drainage and treatment systems of the site,
reduce the generation of additional stormwater runoff, and increase infiltration into the
ground. Stormwater facilities and conveyances located in front of a landmark should have
minimal visual impact when viewed from the public right of way.
• Refer to City Engineering for additional guidance and requirements.
Response – A conceptual drainage plan is being developed that directs drainage away from the
landmarks. Stormwater is updated and included in the revised 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 2/23/2022
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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• 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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• 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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
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.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
Restoration
Materials
2.1 Preserve original building materials.
• Do not remove siding that is in good condition or that can be repaired in place.
• Masonry features that define the overall historic character, such as walls, cornices, pediments,
steps and foundations, should be preserved.
• Avoid rebuilding a major portion of an exterior wall that could be repaired in place.
Reconstruction may result in a building which no longer retains its historic integrity.
• Original AspenModern materials may be replaced in kind if it has been determined that the
weathering detracts from the original design intent or philosophy.
2.2 The finish of materials should be as it would have existed historically.
• Masonry naturally has a water-protective layer to protect it from the elements. Brick or stone
that was not historically painted shall not be painted.
• If masonry that was not painted historically was given a coat of paint at some more recent
time, consider removing it, using appropriate methods.
• Wood should be painted, stained or natural, as appropriate to the style and history of the
building.
2.3 Match the original material in composition, scale and finish when replacing materials on primary
surfaces.
• If the original material is wood clapboard for example, then the replacement material must be
wood as well. It should match the original in size, and the amount of exposed lap and finish.
• Replace only the amount required. If a few boards are damaged beyond repair, then only those
should be replaced, not the entire wall. For AspenModern buildings, sometimes the
replacement of a larger area is required to preserve the integrity of the design intent.
2.4 Do not use synthetic materials as replacements for original building materials.
• Original building materials such as wood siding and brick should not be replaced with synthetic
materials.
2.5 Covering original building materials with new materials is inappropriate.
• Regardless of their character, new materials obscure the original, historically significant
material.
• Any material that covers historic materials may also trap moisture between the two layers.
This will cause accelerated deterioration to the historic material which may go unnoticed.
2.6 Remove layers that cover the original material.
• Once the non-historic siding is removed, repair the original, underlying material.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
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.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• 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.
• 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.
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 2/23/2022
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
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
Porch
5.1 Preserve an original porch or balcony.
• Replace missing posts and railings when necessary. Match the original proportions, material
and spacing of balusters.
• Expanding the size of a historic porch or balcony is inappropriate.
5.2 Avoid removing or covering historic materials and details.
• Removing an original balustrade, for example, is inappropriate.
5.3 Enclosing a porch or balcony is not appropriate.
• Reopening an enclosed porch or balcony is appropriate.
5.4 If reconstruction is necessary, match the original in form, character and detail.
• Match original materials.
• When reconstructing an original porch or balcony without historic photographs, use
dimensions and characteristics found on comparable buildings. Keep style and form simple
with minimal, if any, decorative elements.
5.5 If new steps are to be added, construct them out of the same primary materials used on the
original, and design them to be in scale with the porch or balcony
• Steps should be located in the original location.
• Step width should relate to the scale of entry doors, spacing between posts, depth of deck, etc.
• Brick, red sandstone, grey concrete, or wood are appropriate materials for steps.
5.6 Avoid adding handrails or guardrails where they did not exist historically, particularly where
visible from the street.
• If handrails or guardrails are needed according to building code, keep their design simple in
character and different from the historic detailing on the porch or balcony.
Response – The historic front porch on the main two story historic landmark is proposed to be restored
with the original detailing shown in historic photographs. A screened side porch is proposed to be restored
facing Second Street. Upon closer inspection, it appears that steps to the porch were directly facing Secon
Street. Images are provided on the following page.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
Architectural Details
6.1 Preserve significant architectural features.
• Repair only those features that are deteriorated.
• Patch, piece-in, splice, or consolidate to repair the existing materials, using recognized
preservation methods whenever possible.
• On AspenModern properties, repair is preferred, however, it may be more important to
preserve the integrity of the original design intent, such as crisp edges, rather than to retain
heavily deteriorated material.
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.
Figures 4 - 7: Comparison of screened in porch shown in historic photographs to restored porch proposal (top). Existing Condition is shown
bottom left – red hatching indicates areas for demolition and restoration. Proposed restoration shown bottom right.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• Match the original in composition, scale, and finish when replacing materials or features.
• If the original detail was made of wood, for example, then the replacement material should be
wood, when feasible. It should match the original in size and finish.
6.4 Repair or replacement of missing or deteriorated features are required to be based on original
designs.
• The design should be substantiated by physical or pictorial evidence to avoid creating a
misrepresentation of the building’s heritage.
• When reconstruction of an element is impossible because there is no historical evidence,
develop a compatible new design that is a simplified interpretation of the original, and
maintains similar scale, proportion and material.
6.5 Do not guess at “historic” designs for replacement parts.
• Where scars on the exterior suggest that architectural features existed, but there is no other
physical or photographic evidence, then new features may be designed that are similar in
character to related buildings.
• Using ornate materials on a building or adding new conjectural detailing for which there is
no documentation is inappropriate.
Response – Architectural details will be repaired as needed and cresting will remain on the ridge as
shown in historic photographs. Historic photographs will be used to accurately restore the carriage
house/barn for inclusion in the preservation plan.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• Locate vents on non-street facing facades.
• Use historic chimneys as chases for new flues when possible.
7.5 Preserve original chimneys, even if they are made non-functional.
• Reconstruct a missing chimney when documentation exists.
7.6 A new dormer should remain subordinate to the historic roof in scale and character.
• A new dormer is not appropriate on a primary, character defining façade.
• A new dormer should fit within the existing wall plane. It should be lower than the ridgeline
and set in from the eave. It should also be in proportion with the building.
• The mass and scale of a dormer addition must be subordinate to the scale of the historic
building.
• While dormers improve the livability of upper floor spaces where low plate heights exist, they
also complicate the roof and may not be appropriate on very simple structures.
• Dormers are not generally permitted on AspenModern properties since they are not
characteristics of these building styles.
7.7 Preserve original roof materials.
• Avoid removing historic roofing material that is in good condition. When replacement is
necessary, use a material that is similar to the original in both style as well as physical qualities
and use a color that is similar to that seen historically.
7.8 New or replacement roof materials should convey a scale, color and texture similar to the original.
• If a substitute is used, such as composition shingle, the roof material should be earth tone and
have a matte, non-reflective finish.
• Flashing should be in scale with the roof material.
• Flashing should be tin, lead coated copper, galvanized or painted metal and have a matte, non-
reflective finish.
• Design flashing, such as drip edges, so that architectural details are not obscured.
• A metal roof is inappropriate for an Aspen Victorian primary home but may be appropriate for
a secondary structure from that time period.
• A metal roof material should have a matte, non-reflective finish and match the original
seaming.
7.9 Avoid using conjectural features on a roof.
• 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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
7.10 Design gutters so that their visibility on the structure is minimized to the extent possible.
• Downspouts should be placed in locations that are not visible from the street if possible, or in
locations that do not obscure architectural detailing on the building.
• The material used for the gutters should be in character with the style of the building.
Response – Historic roof forms mainly exist at 233 West Bleeker with the exception of the dormers and
a large portion of the eastern elevation. Historic photographs are used to restore the dormers and the
eastern roof form. Gutters and downspouts are 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 2/23/2022
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 2/23/2022
Carriage House/Barn
8.1 If an existing secondary structure is historically significant, then it must be preserved.
• When treating a historic secondary building, respect its character-defining features. These
include its materials, roof form, windows, doors, and architectural details.
• If a secondary structure is not historically significant, then its preservation is optional. The
determination of significance is based on documentation of the construction date of the
outbuilding and/or physical inspection. A secondary structure that is related to the period of
significance of the primary structure will likely require preservation.
Response – The carriage house is preserved.
8.2 Preserve a historic secondary building as a detached structure.
• Any proposal to attach a secondary structure is reviewed on a case-by-case basis.
• The position and orientation of the structure should be maintained except when HPC finds that
an alternative is the best preservation option.
• Some AspenModern properties incorporated garages and carports into the architecture. This
pattern should be maintained.
Response – The carriage house is 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 2/23/2022
8.6 Preserve original door and window openings and minimize new openings.
• If an original carriage door exists, and can be made to function for automobile use, this is
preferred.
Response – Original window openings are restored using historic photographs. 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 2/23/2022
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 2/23/2022
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. Current photograph of the
west elevation and proposed demolition are below.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
New Addition
10.1 Preserve an older addition that has achieved historic significant in its own right.
Response – n/a
10.2 A more recent addition that is not historically significant may be removed.
Response – The main historic home has been heavily altered over time; however, historic photographs
document the original appearance for an accurate restoration. All non-historic additions are proposed
to be removed as shown in Sheets D2.0, D3.0, and D3.1.
10.3 Design a new addition such that one’s ability to interpret the historic character of the primary
building is maintained.
• A new addition must be compatible with the historic character of the primary building.
• An addition must be subordinate, deferential, modest, and secondary in comparison to the
architectural character of the primary building.
• An addition that imitates the primary building’s historic style is not allowed. For example, a
new faux Victorian detailed addition is inappropriate on an Aspen Victorian home.
• An addition that covers historically significant features is inappropriate.
• Proposals on corner lots require particular attention to creating compatibility.
Response – A new addition is proposed to the east of the historic home. The addition is attached to the
historic home in the same location as the current non-historic addition in order to avoid removing
historic material. A historic carriage house/barn is located behind the main home, which pushes new
construction to the side rather than to the rear of the landmark. The addition is located on the interior
side of the corner lot to preserve the relationship between the primary historic home and the secondary
historic barn/carriage house as viewed from Second Street. The style of the addition is very simple with
modern details that reference but do not mimic the landmark.
10.4 The historic resource is to be the focus of the property, the entry point, and the predominant
structure as viewed from the street.
• The historic resource must be visually dominant on the site and must be distinguishable against
the addition.
• The total above grade floor area of an addition may be no more than 100% of the above grade
floor area of the original historic resource. All other above grade development must be
completely detached. HPC may consider exceptions to this policy if two or more of the following
are met:
o The proposed addition is all one story
o The footprint of the new addition is closely related to the footprint of the historic
resource and the proposed design is particularly sensitive to the scale and proportions
of the historic resource
o The project involves the demolition and replacement of an older addition that is
considered to have been particularly detrimental to the historic resource
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
o The interior of the resource is fully utilized, containing the same number of usable floors
as existed historically
o The project is on a large lot, allowing the addition to have a significant setback from the
street
o There are no variance requests in the application other than those related to historic
conditions that aren’t being changed
o The project is proposed as part of a voluntary AspenModern designation, or
o The property is affected by non-preservation related site specific constraints such as
trees that must be preserved, Environmentally Sensitive Areas review, etc.
Response – The carriage house/barn is proposed to be restored to its original rectangular footprint with
no addition. The main historic home is proposed to have a two story addition to the east. 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 749 sf
Total 2,046 sf 1,916 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.
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
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
• 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
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 and relate to the
historic double hung window proportion, but without the division.
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.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
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 lower in than the highest gable of the landmark, and matches the height of
the front facing historic gable end. A small section of the addition has a flat roof, located at the east
end of the property. It measures about 23’ 10” in height on the north elevation and is well below the
height of the historic landmark at the opposite side of the property. The flat roof area is 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
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 – n/a, the addition is shorter than the historic building. A one story, 12’ 10” long, connecting
element is proposed to link the two story landmark to the two story new addition. The connecting
element exceeds the 10’ distance in order to push the new construction to the limits of the required east
side setback of 10’. The proposed connection is all glass and is 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 2/23/2022
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.
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 to 10.15
Response – n/a.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
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
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. The addition is lower in height than the highest historic
gable, and matches the height of the street facing historic gable. The significant setback of the
new addition behind the landmark further reduces the perceived height and massing.
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 and/or building permit application.
Exhibit A
Conceptual Design Review/ FAR Bonus
233 West Bleeker Street 2/23/2022
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 subordinate 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.
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.
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
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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
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BRANDON ARCHITECTS
HISTORIC PRESERVATION
01.31.22
TITLE SHEET
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LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC SECOND 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
STEEPLECHASE
0124 TOTTERDOWN ROAD
ASPEN, CO 81611
T: 970.920.4079
KUMAR & ASSOCIATES, INC.
5020 COUNTY ROAD 154
GLENWOOD SPRINGS, CO 81601
P: 970.945.7988
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
DB STRUCTURAL DESIGN LTD.
1229 SAGE CT.
RIFLE, CO 81650
T: 801.529.6481
YARNELL CONSULTING & CIVIL DESIGN, LLC
P.O. BOX 3901
EAGLE, CO 81631
T: 970.323.7008
TBD TBD
MAIN HOUSE
LIVING
BASEMENT LIVING 3865 SF
FIRST FLOOR LIVING 2505 SF
SECOND FLOOR LIVING 1470 SF
7840 SF
GARAGE
2-CAR GARAGE 494 SF
494 SF
GRAND TOTAL 8334 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 = 38.41%
EXISTING BUILDING INFORMATION:
EXISTING SINGLE FAMILY TO BE RENOVATED BACK TO HISTORICAL FOOTPRINT
EXISTING MAIN HOUSE S.F. = 4,893
EXISTING CARRIAGE HOUSE S.F. = 988
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.
DISTANCE BET. BUILDINGS:10 FT.
PROPOSED SETBACKS:
FRONT SETBACK (NORTH): 15 FT.
REAR SETBACK (SOUTH): 0 FT. EXISTING HISTORIC CONDITION (BARN); 5 FT. 1 IN. NEW GARAGE
SIDE SETBACK (EAST): 10 FT.
SIDE SETBACK (WEST): 8 FT 2 3/8 IN. EXISTING HISTORIC CONDITION BARN AND HOUSE
DISTANCE BET. BUILDINGS:10 FT.
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 2 UNITS
OCCUPANCY CLASSIFICATION R-3/U
OCCUPANCY SEPARATION (GARAGE)1-HR.
TYPE OF CONSTRUCTION VB -SPRINKLERED
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
T-1.2 ZONING SUMMARY
SUR TOPOGRAPHIC SURVEY
C1 SITE PLAN
C2 OVERALL GRADING 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
LIGHT.1.00 SCHEMATIC LIGHTING PLAN
LIGHT.1.1 LIGHTING CUTSHEETS
D-0.0 EXISTING SITE PLAN
D-0.1 ROOF DEMOLITION CALCULATIONS
D-0.2 WALL DEMOLITION CALCULATIONS
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 SITE COVERAGE
A-0.2 SETBACKS & ALLOWED PROJECTIONS
A-0.3 BASEMENT LEVEL AREA CALCULATIONS
A-0.4 FIRST LEVEL AREA CALCULATIONS
A-0.5 SECOND LEVEL AREA CALCULATIONS
A-0.6 CARRIAGE HOUSE AREA CALCULATIONS
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 BASEMENT LEVEL DIMENSION PLAN
A-3.0 ROOF PLAN
A-3.1 ROOF PLAN - HEIGHT OVER TOPOGRAPHY
A-4.0 EXTERIOR ELEVATIONS
A-4.1 EXTERIOR ELEVATIONS
A-5.0 BUILDING SECTIONS
A-5.1 BUILDING SECTIONS
A-8.0 REALISTIC PERSPECTIVE VIEW
A-8.1 REALISTIC PERSPECTIVE VIEW
A-8.2 REALISTIC PERSPECTIVE VIEW
MAIN STREET
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BENDON ADAMS
SARA ADAMS
300 S. SPRING ST. SUITE 202
ASPEN, CO 81611
P: 970.925.2855
DECK AREA
<varies> 568 SF
GRAND TOTAL 568 SF
TOTAL GARAGE
TOTAL LIVING
OVERALL FAR
FIRST FLOOR F.F. 2964 SF
SECOND FLOOR F.F. 1470 SF
4435 SF
+ BASEMENT 158 SF
-GARAGE 494 SF
GRAND TOTAL 4578 SF
NO. REVISION DATE
CARRIAGE HOUSE
FIRST FLOOR LIVING 460 SF
GRAND TOTAL 460 SF
HEIGHT 3 -LEVELS
FLOOR AREA REF. 7/T-1.0
FIRE SPRINKLERS REQUIRED458 SF
458 SF
3856 SF
2505 SF
7628 SF
POOL DECK 436.72 SF
MASTER BALCONY 86.13 SF
GRAND TOTAL 522.85 SF
2999 SF
CARRIAGE HOUSE 458 SF
TOTAL 4900 SF
3666 SF
1457 SF
8122 SF
1457 SF
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
01.31.22
ARCHITECTURAL
GENERAL NOTES
KA
O
R
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S
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E
N
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E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
ABBREVIATIONS3 GENERAL NOTES2 CONTRACT DOCUMENT NOTES1
ZONING ALLOWANCE & PROJECT SUMMARY
233 W. BLEEKER ST.
PROPOSED DEVELOPMENT SINGLE FAMILY & CARRIAGE HOUSE |HISTORICAL RENOVATION AND ADDITION
PARCEL #273512440001
ZONE DISTRICT R-6
SETBACKS EXISTING ALLOWED (PRINCIPAL)
ALLOWED
(ACCESSORY)
PROPOSED
(PRINCIPAL)
PROPOSED
(CARRAIGE
HOUSE)REFERENCE
FRONT 15 FT 10 FT 15 FT 15 FT 15 FT 26.710.040
REAR 0 FT (E.) HISTORIC CONDITION 10 FT 5 FT 5 FT 1 IN 0 FT 26.710.040
COMBINED FRONT/REAR N/A N/A N/A N/A N/A 26.710.040
SIDE (EAST) 10 FT 10 FT 10 FT 10 FT 43 FT 9 1/8 IN 26.710.040
SIDE (WEST) 8 FT 2 3/8 IN (E.) HISTORIC CONDITION 10 FT 10 FT 8 FT 2 3/8 IN 8 FT 2 3/8 IN 26.710.040
COMBINED SIDE N/A N/A N/A N/A N/A 26.710.040
DISTANCE BETWEEN BUILDINGS 0 FT 10 FT 10 FT 10 FT 10 FT 26.710.040
CORNER LOT YES 26.710.040
SUPPLEMENTAL BREAKDOWN INFO EXISTING REQUIRED PROPOSED REFERENCE
NET LEASABLE/COMM SQ FT 0 NOT REQ'D FOR R-6 N/A 26.575.020.I.
OPEN SPACE %0 NOT REQ'D FOR R-6 N/A 26.710.040
SITE COVERAGE 40% 40%38.41% 26.710.040
ON-SITE PARKING 0 3 3 26.515.040
SITE COVERAGE EXISTING PROPOSED REFERENCE
GROSS LOT AREA (SQ FT)9,000 9,000 A-0.1
AREA OF BUILDING FOOTPRINT (SQFT) 3,609 3,457 A-0.1
SITE COVERAGE %40%38.41% 26.710.040
TRANSFEREABLE DEVELPOMENT RIGHT (TDR)
RECEIVED TDR CERTIFICATE NO
SENT TDR CERTIFICATE NO
TRANSFERRED TDR CERTIFICATE NO
LAND VALUE SUMMARY ACTUAL VALUE REFERENCE
LAND 4,559,000 PITKIN COUNTY ASSESSOR
IMPROVEMENTS 3,727,100.00 PITKIN COUNTY ASSESSOR
TOTAL 8,286,100 PITKIN COUNTY ASSESSOR
NET LOT AREA
233 W. BLEEKER ST.
ZONE DISTRICT REQUIREMENTS REFERENCE
MIN. GROSS LOT AREA (PER R-6)3,000 SF (HISTORIC LANDMARK PROPERTIES)26.710.040
MIN. NET LOT AREA (PER R-6)3,000 SF (HISTORIC LANDMARK PROPERTIES)26.710.040
LOT SIZE PER SURVEY 9,000 SF REFERENCE
REDUCTIONS FOR AREA WITH SLOPES 0%-20% (100% OF PARCEL AREA TO BE INCLUDED IN
NET LOT AREA)9,000 SF
SURVEY
26.575.020-1
REDUCTIONS FOR AREA WITH SLOPES 20%-30% (50% OF PARCEL AREA TO BE INCLUDED IN
NET LOT AREA)0 SF
SURVEY
26.575.020-1
REDUCTIONS FOR AREA WITH SLOPES GREATER THAN 30% (0% OF PARCEL AREA TO BE
INCLUED IN NET LOT AREA)0 SF
SURVEY
26.575.020-1
TOTAL AREA REDUCTIONS 9,000 SF - 0 SF - 0 SF = 9,000 SF
NET LOT AREA 9,000 SF
ALLOWABLE FLOOR AREA
233 W. BLEEKER ST.
ALLOWABLE FLOOR AREA REFERENCE
PER R-6: FOR NET LOT AREA BETWEEN 9,000 - 15,000: 4,080 SF OF FLOOR AREA + 6 SF OF FLOOR AREA FOR EACH ADDITIONAL 100
SF IN NET LOT AREA UP TO A MAX. 4,440 SF OF FLOOR AREA 26.710.040
ALLOWABLE FLOOR AREA ADJUSTED PER UNIQUE APPROVALS 26.710.040
UNIQUE APPROVALS REFERENCE
POTENTIAL FOR 500 SF ADDITIONAL FAR TO BE GRANTED BY HPC 26.415.110.F
VARIANCES REFERENCE
EXEMPTIONS REFERENCE
GARAGE EXEMPTION
FIRST 250 SF EXEMPT
NEXT 251-500 SF EXEMPT FOR SECOND DWELLING UNIT (CARRIAGE HOUSE)
26.575.020.D.7
A-0.4
DECK EXEMPTION 612 SF EXEMPT (ALLOWABLE FLOOR AREA 4,080 SF X 15%)
26.575.020.D.4
A-0.4
FLOOR AREA SUMMARY EXISTING GROSS (SF) EXISTING FLOOR AREA (SF) PROPOSED GROSS (SF)PROPOSED FLOOR AREA (SF) REFERENCE
BASEMENT LEVEL 763 45 3666 158 A-0.3
FIRST LEVEL 2861 2861 2505 2505 A-0.4
GARAGE (LOCATED ON FIRST LEVEL) 0 0 494 0 A-0.4
SECOND LEVEL 1269 1269 1457 1457 A-0.5
DECK AREA 410 0 523 0 A-0.4
CARRIAGE HOUSE 988 988 458 458 A-0.6
TOTAL 6291 5163 9103 4578 A-0.4
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:
BRANDON ARCHITECTS
01.31.22
ZONING SUMMARY
KA
O
R
E
S
I
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N
C
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LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.2
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
,
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
E T TV----- ��
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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C S
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LINE
BEARING
DISTANCE
L1
S 75*12'05"
E
119.84
L2
S 14°50'52"
W
100.00
L3
N 75'09'17"
W
120.00
L4
N 14°5616
E
99.90
E
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.
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'
NOR
T
H
T H I S S H E E T C O N T A I N S L I N E S ,
S Y M B O L S , E T C T H A T A R E I N A
C O L O R O T H E R T H A N B L A C K
AND IS INTENDED TO BE VIEWED
A N D P R I N T E D I N C O L O R V S
B L A C K A N D W H I T E
ISSUE & REVISION DATES
Plot Date: 01/10/22 Project #: 463
Drawn By:DK Checked By:ST
HPC CONCEPT SET 09/27/2021
HPC CONCEPT SET 01/07/2022
23
3
W
B
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AS
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,
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81
6
2
1
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|
9
7
0
.
3
5
5
.
5
4
5
7
PROPERTY LINE PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
HISTORIC SETBACK
DRIVEWAY
PR
O
P
E
R
T
Y
L
I
N
E
FR
O
N
T
Y
A
R
D
S
E
T
B
A
C
K
GA
R
A
G
E
S
E
T
B
A
C
K
SIDE YARD SETBACK
PORCH
POOL DECK
FRONT
PORCH
HISTORIC
SIDE
PORCH
EXISTING TREES
TO REMAIN (TYP).
3' WIDE CONCRETE FRONT WALK
PLANTED JOINT
WALKWAY
SPRINKLER
STRIP (TYP)
PROPERTY LINE
PARKING
DECK
GAS STUB-OUT
FOR FREE
STANDING GRILL
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
BARN STRUCTURE SETBACK
SIDE YARD SETBACK
RE
A
R
Y
A
R
D
S
E
T
B
A
C
K
SIDE YARD SETBACK
HI
S
T
O
R
I
C
S
E
T
B
A
C
K
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
2
D-3.1 1
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
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'
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
EXISTING SIDEYARD SETBACK
10' - 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
01.31.22
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 SECOND 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
A
43.19 SF
B
42.93 SF
C
280.85 SF
D
457.38 SF
E
25.41 SF
F
1125.18 SF
G
321.91 SF
H
31.64 SF
I
7.81 SF
J
116.60 SF
K
28.74 SF
L
647.79 SF
M
88.08 SF
N
122.59 SF
O
511.18 SF
P
68.18 SF
ROOF DEMO LEGEND
EXISTING ROOF TO REMAIN
ROOF TO BE REMOVED
A
26.40 SF
E
26.19 SF
G
227.17 SF
H
283.97 SF
J
16.32 SF
L
588.42 SF
S
152.83 SF
U
39.35 SF
W
8.05 SF
Z
64.53 SF
AA
29.81 SF
BB
483.01 SF
EE
44.04 SF
GG
122.59 SF
HH
287.13 SF
KK
35.83 SF
B
26.40 SF
C
72.23 SF
D
72.23 SF
F
26.19 SF
I
287.99 SF
K
16.32 SF
M
56.72 SF N
161.36 SF
O
107.92 SF
P
329.06 SF
Q
53.44 SF
R
129.97 SF
T
260.83 SF
Y
66.21 SF
CC
39.97 SF
DD
144.65 SF
FF
44.04 SF
II
237.56 SF
JJ
35.83 SF
X
221.8 SF
V
31.64 SF
DEMOLITION CALCULATIONS - RATIO METHOD
233 W. BLEEKER STREET
ROOF DEMOLITION
ROOF LABEL
INDIVIDUAL ROOF AREA
IN PLAN (SF)ROOF SLOPE
ADJUSTMENT
FACTOR
ACTUAL AREA OF ROOF
USED FOR DEMO CALC
(SF)
AREA OF ROOF TO
BE REMOVED (SF)
A 43.19 12:12 1.414 61.07 61.07
B 42.93 12:12 1.414 60.70 60.70
C 280.85 5:12 1.086 305.00 305.00
D 457.38 10:12 1.315 601.45 -
E 25.41 12:12 1.414 35.93 35.93
F 1125.18 12:12 1.414 1591.00 -
G 321.91 12:12 1.414 455.18 455.18
H 31.64 0:12 1 31.64 31.64
I 7.81 3:12 1.034 8.08 8.08
J 116.6 6:12 1.118 130.36 130.36
K 28.74 3:12 1.034 29.72 29.72
L 647.79 3:12 1.034 669.81 669.81
M 88.08 0:12 1 88.08 88.08
N 112.59 0:12 1 112.59 112.59
O 511.18 3:12 1.034 528.56 528.56
P 68.18 6:12 1.118 76.23 76.23
ROOF SURFACE TOTAL (SF) 3909.46 4785.41
ROOF SURFACE AREA TO BE REMOVED (SF)2592.95
DEMOLITION TOTALS
ROOF + WALL AREA USED FOR DEMO CALC (SF) 4,785.41 + 3,990.08 8775.49
SURFACE AREA TO BE REMOVED (SF) 2,592.95 + 1,925.41 4518.36
TOTAL 51.49%
Notes: Actural area of roof to be removed is calculated by multiplying the plan area by an adjustment facot, in lieu of depicting each roof segment as a flat plane. The
adjustment factor is determined by a ratio of the roof slope.
DEMOLITION CALCULATIONS - FLAT PLANE METHOD
233 W. BLEEKER STREET
ROOF DEMOLITION
ROOF LABEL
INDIVIDUAL ROOF AREA
(SF) AS FLAT PLANE
AREA OF ROOF
TO BE REMOVED
(SF)
A 26.4 26.4
B 26.4 26.4
C 72.23 -
D 72.23 -
E 26.19 26.19
F 26.19 26.19
G 227.17 227.17
H 283.97 -
I 287.99 -
J 16.32 16.32
K 16.32 16.32
L 588.42 -
M 56.72 -
N 161.36 -
O 107.92 107.92
P 329.06 -
Q 53.44 -
R 129.97 -
S 152.83 152.83
T 260.83 260.83
U 39.35 39.35
V 31.64 31.64
W 8.05 8.05
X 221.8 -
Y 66.21 66.21
Z 64.56 64.56
AA 29.81 29.81
BB 483.01 483.01
CC 39.97 39.97
DD 144.65 144.65
EE 44.04 44.04
FF 44.04 44.04
GG 122.59 122.59
HH 287.13 287.13
II 237.56 237.56
JJ 35.83 35.83
KK 35.83 35.83
ROOF SURFACE TOTAL (SF) 4858.03
ROOF SURFACE AREA TO BE REMOVED (SF)2600.84
DEMOLITION TOTALS
ROOF + WALL AREA USED FOR DEMO CALC (SF)4,858.03 + 3,990.08 8848.11
SURFACE AREA TO BE REMOVED (SF) 2,600.84 + 1,925.41 4526.25
TOTAL 51.15%
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
01.31.22
ROOF DEMOLITION
CALCULATIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-0.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1" = 10'-0"1 ROOF DEMO (RATIO METHOD)
1" = 10'-0"2 ROOF DEMO (FLAT PLANE METHOD)
PROPERTY LINE
SETBACK LINE A
D
H
E
I
G
J
N
O
P
Q
R
U
AA
BB
CC
DD
V
T
S
PROPERTY LINE
SETBACK LINE A
C
B
F
K
J
L
P
M
R
S
AA
BB
CC
DD
G E D
C
A V U
A
B
A
T S R P N
S
J J
L
M
K
I
AA BB CC DD
F
H
P
OQ
EXPOSED WALL LEGEND
EXISTING WALL TO REMAIN
WALL AREA TO BE REMOVED
AREA REDUCED FOR FENESTRATION
420.80 SF
46.22 SF
306.33 SF 87.56 SF
45.31 SF
223.76 SF
121.39 SF
56.68 SF 323.75 SF
21.84 SF
37.66 SF
369.73 SF
12.14 SF
5.06 SF
112.85 SF
59.38 SF
151.90 SF
167 SF
151.81 SF 113.40 SF
34.28 SF
225.55 SF
46.02 SF
209.88 SF
34.23 SF
45.72 SF
126.02 SF
176.59 SF 303.63 SF 172.38 SF
77.31 SF
295.26 SF
21.76 SF
169.54 SF 250.06 SF
STAIR
DEMOLITION CALCULATIONS
233 W. BLEEKER STREET
WALL DEMOLITION
WALL LABEL
INDIVIDUAL WALL
AREA (SF)
AREA REDUCED FOR
FENESTRATION (SF)
AREA OF WALL TO BE
REMOVED (SF)
A 726.83 157.14 358.8
B 46.22 8.36 37.86
C 21.84 - -
D 323.75 66.02 257.73
E 56.68 9.38 47.30
F 121.39 39.95 81.44
G 223.76 115.39 108.37
H 167 79.44 87.56
I 151.9 81.54 70.36
J 520.24 65.73 150.51
K 59.38 18.67 40.71
L 5.06 - -
M 12.14 - -
N 126.02 39.03 86.99
O 45.72 8.03 -
P 244.11 37.25 34.23
Q 46.02 8.03 -
R 225.55 37.17 -
S 147.68 12.93 23.28
T 115.81 9.42 -
U 45.31 8.03 -
V 87.56 21.5 -
AA 480.22 25.26 176.59
BB 249.69 40.87 172.38
CC 486.56 40.41 191.30
DD 250.06 66.87 -
WALL SURFACE AREA TOTAL (SF) 4986.5
AREA REDUCED FOR FENESTRATION (SF) 996.42
AREA USED FOR DEMO CALCULATION (SF) 3990.08
WALL SURFACE AREA TO BE REMOVED (SF)1925.41
DEMOLITION TOTALS
ROOF + WALL AREA USED FOR DEMO
CALCULATION (SF) 4,785.41 + 3,990.08 8775.4882
SURFACE AREA TO BE REMOVED (SF) 2,592.95 + 1,925.41 4518.36
TOTAL 51.49%
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
01.31.22
WALL DEMOLITION
CALCULATIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-0.2
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1" = 10'-0"1 FIRST LEVEL FLOOR PLAN - WALL DEMOLITION
1" = 10'-0"2 SECOND LEVEL FLOOR PLAN - WALL DEMOLITION
3' - 5"
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
2
D-3.1 1
D-3.2
1
2
1
1
1
1
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
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
EXISTING SIDEYARD SETBACK
10' - 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
01.31.22
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 SECOND 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
2
D-3.1 1
D-3.2
1
2
REMOVE NON-HISTORIC PATIO
REMOVE NON-HISTORIC ADDITION
AND BALCONY
1
1
1
1
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
EXISTING SIDEYARD SETBACK
10' - 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
01.31.22
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 SECOND 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
1
11
1
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
EXISTING SIDEYARD SETBACK
10' - 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
01.31.22
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 SECOND 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
2
D-3.1 1
D-3.2
1
2
REMOVE NON-HISTORIC ADDITION
DECK
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
12
:
1
2
12
:
1
2
12
:
1
2
12
:
1
2
12
:
1
2
12
:
1
2
12:1212:12
5:12 5:12
10
:
1
2
10
:
1
2
10
:
1
2
10
:
1
2
12:1212:12
12
:
1
2
12
:
1
2
12:1212:12
12:12
6:
1
2
6:
1
2
12
:
1
2
3:12
3:12
3:
1
2
3:
1
2
3:
1
2
3:
1
2
6:126:12
12:1212:12
12:1212:12
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)
7. SNOW STOPS REQUIRED AT ALL ROOF PITCHES THAT SHED ONTO POTENTIALLY OCCUPIED AREAS PER R901 AS AMENDED BY
CITY OF ASPEN
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
01.31.22
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 SECOND 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
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
SECOND FLOOR PLATE
7903.52'
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
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
SECOND FLOOR F.F.
7904.91'
ROOF PLATE
7911.75'
ROOF PLATE
7911.75'
FIRST FLOOR PLATE
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
SECOND FLOOR PLATE
7903.52'
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
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
01.31.22
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 SECOND 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
CARRIAGE HOUSE F.F.
7894.83'
CARRIAGE HOUSE F.F.
7894.83'
REMOVE NON-HISTORIC ADDITION AND BALCONYREMOVE NON-HISTORIC DORMER
CARRIAGE HOUSE ROOF PLATE
7904.50'
CARRIAGE HOUSE ROOF PLATE
7904.50'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
SECOND FLOOR F.F.
7904.91'
ROOF PLATE
7911.75'
ROOF PLATE
7911.75'
FIRST FLOOR PLATE
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
SECOND FLOOR PLATE
7903.52'
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
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
01.31.22
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-3.1
TBD
RYAN McDANIEL, AIA
1/4" = 1'-0"2 SOUTH ELEVATION - DEMOLITION
1/4" = 1'-0"1 WEST 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
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
SECOND FLOOR PLATE
7903.52'
REMOVE NON-HISTORIC ADDITION
REMOVE NON-HISTORIC
COVERED WALKWAY
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC ADDITION
CARRIAGE HOUSE F.F.
7894.83'
CARRIAGE HOUSE F.F.
7894.83'
REMOVE NON-HISTORIC COVERED WALKWAY
REMOVE NON-HISTORIC DOOR
REMOVE NON-HISTORIC ADDITION
CARRIAGE HOUSE ROOF PLATE
7904.50'
CARRIAGE HOUSE ROOF PLATE
7904.50'
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
01.31.22
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-3.2
TBD
RYAN McDANIEL, AIA
1/4" = 1'-0"1 BACK OF HOUSE ELEVATION - DEMOLITION
1/4" = 1'-0"2 FRONT OF CARRIAGE HOUSE ELEVATION - DEMOLITION
NO. REVISION DATE
DN
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.
GENERAL NOTE:
SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION
DISTANCES).
LANDSCAPE NOTES:
1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS
AND MATERIALS.
LIGHTING NOTES:
1. ALL OUTDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.
S.Y.S.B. (REQUIRED)
10' - 0"
1
1
1
1
2
3
3
4
2
OFFICE
FOYER
KITCHEN
GREAT ROOM
HALLWAY STAIR #2
ELEV.
MUD ROOM
2-CAR GARAGE
CARRIAGE HOUSE
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
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' F.F.
7894.83' T.O.S.
DRIVEWAY
PATIO
POOL DECK
PORCH
PORCH
PORCH
BACK PATIO
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"
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
11' - 7 3/8"
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
R.
Y
.
S
.
B
.
10
'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
CARPORT
YARD
30
'
-
6
1
/
2
"
37
'
-
6
1
/
2
"
18' - 9 3/8"
26
'
-
9
1
/
4
"
44
'
-
1
3
/
8
"
56' - 9 3/4"
5'
-
0
1
/
2
"
S.Y.S.B. (REQUIRED & PROPOSED)
10' - 0"
11' - 0 1/2"
16' - 5 7/8"
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"
FRONT YARD
(PER LANDSCAPE DWGS.)
16
TYP OF 3
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
10
'
-
0
"
10' SETBACK BETWEEN BUILDINGS
10' - 0"
S.Y.S.B. (REQUIRED)
10' - 0"
PARKING SPACE ( MIN. 8'-6" X 18'-0")
8' - 6"
PA
R
K
I
N
G
S
P
A
C
E
(
M
I
N
.
8
'
-
6
"
X
1
8
'
-
0
"
)
18
'
-
0
"
7894.83' T.W.
7894.83' T.W.
ADDITIONAL SETBACK
20
'
-
6
"
SE
T
B
A
C
K
F
R
O
M
H
I
S
T
O
R
I
C
R
E
S
O
U
R
C
E
15
'
-
6
"
7894.40'
10' SETBACK BETWEEN BUILDINGS
10
'
-
0
"
53' - 9 5/8"
17
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
01.31.22
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 SECOND 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
16 LIGHTWELL PROTECTION RAILING - PER IBC AND CITY OF ASPEN ERMERGENCY ESCAPE AND RESCUE OPENING
REQUIREMENTS
17 A/C. CONDENSER UNIT - SIZE TBD - PROVIDE POWER AND SOUND DAMPENING PAD AS REQ'D. (SOUND ATTENUATION REQ'D.
PER SECTION 10.26.045 N.B.M.C. UNDER SEPARATE PERMIT & PLAN CHECK)
NO. REVISION DATE
PROPERTY LINE
GROSS LOT SIZE
9,000 SF
NET LOT SIZE
9,000 SF
BUILDING FOOTPRINT
2,998.93 SF
COVERAGE
38.41%
BUILDING FOOTPRINT
457.95 SF
PROPERTY LINE
GROSS LOT SIZE
9,000 SF
NET LOT SIZE
9,000 SF
BUILDING FOOTPRINT
2,889.41 SF
COVERAGE
40.0%
BUILDING FOOTPRINT
719.52 SF
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
01.31.22
SITE COVERAGE
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1/8" = 1'-0"2 PROPOSED SITE COVERAGE
1/8" = 1'-0"1 EXISTING SITE COVERAGE
30
"
M
A
X
30
"
M
A
X
S.Y.S.B. (REQUIRED & PROPOSED)
10' - 0"
PL
POOL DECK
SPOOL
BASEMENT
MASTER
BALCONY
W. BLEEKER ST.
N.
2
N
D
S
T
.
LANDSCAPE PAVERS ON GRADE
HARDSCAPE PAVERS
ON GRADE
1
A-0.2
4'
-
7
"
PROPOSED EGRESS
WINDOW WELL PER
IRC R310.2 (16.09 SF)
PROPOSED EGRESS
WINDOW WELL PER
IRC R310.2 (9.00 SF)3' - 0"
3'
-
0
"
FRONT PORCH REQ'D
SPOOL
SPOOL <30" ABOVE /
BELOW FINISHED GRADE
PER 26.575.020.E.5.M
DECK <30" ABOVE / BELOW
FINISHED GRADE PER
26.575.020.E.5.M
S.Y.S.B. (REQUIRED)
10' - 0"
I
C
X
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
S.Y.S.B. (REQUIRED & PROPOSED)
10' - 0"
SIDEWALK
5' - 0"
SIDEWALK
5' - 0"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
S.Y.S.B. (REQUIRED)
10' - 0"
PARKING SPACE ( MIN. 8'-6" X 18'-0")
8' - 6"
PA
R
K
I
N
G
S
P
A
C
E
(
M
I
N
.
8
'
-
6
"
X
1
8
'
-
0
"
)
18
'
-
0
"
ADDITIONAL SETBACK
20
'
-
6
"
SE
T
B
A
C
K
F
R
O
M
H
I
S
T
O
R
I
C
R
E
S
O
U
R
C
E
15
'
-
6
"
EXISTING
8' - 2 3/8"
8' - 2 3/8"
PROPOSED RETAINING
WALL AND
LANDSCAPING NOT TO
EXCEED 30" ABOVE
FINISHED GRADE PER
26.575.020.E.5.K
PROPOSED PROPERTY
WALL NOT TO EXCEED 30"
ABOVE FINISHED GRADE
PER 26.575.020.E.5.K
PROPOSED WOOD FENCE
AND POOL SCREEN NOT
TO EXCEED 30" ABOVE
FINISHED GRADE PER
26.575.020.E.5.K AND
26.575.020.E.5.M
PROPOSED
LANDSCAPING PAVERS
ON GRADE
PROPOSED MECHCANICAL
EQUIPMENT NOT TO EXCEED
30" ABOVE FINISHED GRADE
AND SCREENED PER
26.575.020.E.5.N
3 3/4"
6"
3
1
/
4
"
PROPOSED DRIVEWAY
< 30" ABOVE FINISHED
GRADE PER
26.575.020.E.5.Q
PROPOSED ROOF EAVE
<18" PROJECTION PER
26.575.020.E.5.G
EXISTING ROOF EAVE
<18" PROJECTION PER
26.575.020.E.5.G
EXISTING ROOF EAVE
<18" PROJECTION PER
26.575.020.E.5.G
EXISTING ROOF EAVE
<18" PROJECTION PER
26.575.020.E.5.G
FRONT PORCH REQ'D
EXISTING
UNDERGROUND
UTILITIES
5'
-
0
"
EX
I
S
T
I
N
G
H
I
S
T
O
R
I
C
PR
O
J
E
C
T
I
O
N
-
---
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
01.31.22
SETBACKS &
ALLOWED
PROJECTIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.2
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1/4" = 1'-0"1 SPOOL & POOL DECK SECTION
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"2 SETBACKS AND ALLOWABLE PROJECTIONS SITE PLAN
UP
1 2
3
4
5
67
8
9
10
11
12
4' - 7 1/8"31' - 1 1/4"26' - 11 1/2"
4'
-
1
0
"
71
'
-
1
1
1
/
4
"
17
'
-
1
1
1
/
4
"
12
'
-
0
1
/
8
"
9'
-
8
1
/
4
"
4'
-
1
"
10
'
-
5
3
/
8
"
12
'
-
1
1
1
/
4
"
3'
-
0
"
8' - 10 1/8"10' - 8 3/8"22' - 11 7/8"
3' - 0"
25' - 9 3/8"
3' - 0"
3'
-
0
"
13
14
15
16
5' - 7 3/4"
1
SUBGRADE CALCULATIONS LEGEND
WALL BELOW GRADE
EXPOSED WALL
EXISTING GRADE
A=428.38 SF A=58 SF
12
'
-
0
"
2
12
'
-
0
"
3
A=320.86 SF
A=2.64 SF
4
A=854.51 SF
A=8.74 SF
12
'
-
0
"
11
'
-
5
5
/
8
"
6
3
/
8
"
12
'
-
0
"
A=271.53 SF
A=4.35 SF
5
12
'
-
0
"
6
3
/
8
"
11
'
-
5
5
/
8
"
35' - 8 3/8"4' - 10"26' - 11 1/2"71' - 11 1/4"22' - 11 7/8"
10
A=27 SF
A=128.25 SF
12
'
-
0
"
12' - 11 1/4"
3' - 0"
3'
-
0
"
9'
-
0
"
11
3'
-
0
"
9'
-
0
"
A=27 SF
3' - 0"
12
'
-
0
"
25' - 9 3/8"
A=282.38 SF
12
11
'
-
5
5
/
8
"
6
3
/
8
"
17' - 11 1/4"
A=9.51 SF
A=205.74 SF
13
A=67.75 SF
12
'
-
0
"
5' - 7 3/4"
14
A=144.13 SF
12
'
-
0
"
12' - 0 1/8"
15
A=55.13 SF
12
'
-
0
"
4' - 7 1/8"
16
9' - 8 1/4"
12
'
-
0
"
A=116.25 SF
8
A=5.54 SF
A= 119.84 SF
11
'
-
5
5
/
8
"
6
3
/
8
"
10' - 5 3/8"
9
A=108.01 SF
A=4.69 SF
11
'
-
5
5
/
8
"
6
3
/
8
"
8' - 10 1/8"
6
A=27.57 SF
A= 21.43 SF
11
'
-
5
5
/
8
"
6
3
/
8
"
3'
-
0
"
9'
-
0
"
7
3'
-
0
"
9'
-
0
"
A=31.08 SF
3' - 0"3' - 0"
A= 97.3 SF
10' - 8 3/8"
11
'
-
5
5
/
8
"
6
3
/
8
"
4' - 1"
1
2
3
4
5
6
7
8
763.10 SF
INTERIOR SPACE
33' - 11 3/4"
30
'
-
0
3
/
8
"
12' - 0 1/2"5' - 0 1/4"16' - 11"
6'
-
3
1
/
8
"
12
'
-
6
"
11
'
-
3
1
/
4
"
FLOOR AREA CALCULATIONS
PROPOSED BASEMENT LEVEL EXPOSED WALL CALCULATIONS
BASEMENT LEVEL WALL LABEL TOTAL WALL AREA (SF) EXPOSED WALL AREA (SF)
1 428.38 0
2 58 0
3 323.5 2.64
4 863.25 8.74
5 275.88 4.35
6 49 27.57
7 128.38 31.08
8 125.38 5.54
9 112.7 4.69
10 155.25 27
11 309.38 27
12 215.25 9.51
13 67.75 0
14 144.13 0
15 55.13 0
16 116.25 0
OVERALL TOTAL WALL AREA (SF) 3427.61
EXPOSED WALL AREA (SF)148.12
% OF EXPOSED WALL (SF) (EXPOSED / TOTAL) 4.32%
PROPOSED BASEMENT FLOOR AREA CALCULATIONS
BASEMENT LEVEL GROSS AREA (SF) 3,666
BASEMENT COUNTABLE FLOOR AREA (SF)158.42 (3,666 X 4.32%)
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 158.42
FIRST LEVEL FLOOR AREA (SF) 2504.65
SECOND LEVEL FLOOR AREA (SF) 1456.77
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 457.95
OVERALL TOTAL AREA (SF) 4577.79
1 2 3 4 5 6 7 8
BASEMENT F.F.
7884.53'
33' - 11 3/4"30' - 0 3/8"16' - 11"
6' - 3 1/8"
5' - 0 1/4"12' - 6"12' - 0 1/2"11' - 3 1/4"
A=287.80 SF A=254.36 SF A=142.38 SF
A=53.03 SF
A=101.99 SF A=96.46 SF
A=42.53 SF
A=105.88 SF
9'
-
0
"
FIRST FLOOR PLATE
7893.53'
LOWEST EXISTING GRADE
7893.53'
6
3
/
8
"
8'
-
5
5
/
8
"
A=18.01SF A=15.92 SF
A=8.97 SF
A=3.32 SF
A=6.38 SF A=5.97 SF
A=2.66 SF
A=6.63 SF
FLOOR AREA CALCULATIONS
EXISTING BASEMENT LEVEL EXPOSED WALL CALCULATIONS
BASEMENT LEVEL WALL LABEL TOTAL WALL AREA (SF)EXPOSED WALL AREA (SF)
1 305.81 18.01
2 270.28 15.92
3 151.35 8.97
4 56.35 3.32
5 45.19 2.66
6 112.51 6.63
7 108.37 6.38
8 102.43 5.97
OVERALL TOTAL WALL AREA (SF) 1152.29
EXPOSED WALL AREA (SF)67.86
% OF EXPOSED WALL (SF) (EXPOSED / TOTAL) 5.89%
EXISTING BASEMENT FLOOR AREA CALCULATIONS
BASEMENT LEVEL GROSS AREA (SF) 763
BASEMENT COUNTABLE FLOOR AREA (SF) 44.94 (763 X 5.89%)
TOTAL EXISTING FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 44.94
FIRST LEVEL FLOOR AREA (SF) 2860.76
SECOND LEVEL FLOOR AREA (SF) 1269.46
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 987.86
OVERALL TOTAL AREA (SF) 5163.02
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
01.31.22
BASEMENT LEVEL
AREA CALCULATIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.3
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1" = 10'-0"4 PROPOSED BASEMENT LEVEL AREA PLAN
1/16" = 1'-0"3 PROPOSED BASEMENT LEVEL AREA CALCULATION
1" = 10'-0"2 EXISTING BASEMENT LEVEL AREA PLAN
3,665.95 SF
INTERIOR SPACE
1/16" = 1'-0"1 EXISTING BASEMENT LEVEL AREA CALCULATION
DN
DN UP
_
UP
_
W D
494.28 SF
GARAGE SPACE
2,504.65 SF
INTERIOR SPACE
71.47 SF
FRONT PORCH
(EXEMPT)
436.72 SF
POOL DECK
40.81 SF
ON-GRADE STAIR
(EXEMPT)
2860.76 SF
INTERIOR SPACE
110.19 SF
FIRST FLOOR DECK
71.47 SF
FRONT PORCH (EXEMPT)
FLOOR AREA CALCULATIONS
PROPOSED FIRST LEVEL FLOOR AREA CALCULATIONS
FIRST LEVEL GROSS AREA (SF) 2504.65
GARAGE GROSS FLOOR AREA (SF) 494.28
GARAGE FLOOR AREA (SF) 0 (494.28 - 500 = 0 /2)
FIRST LEVEL COUNTABLE FLOOR AREA (SF) 2504.65
GARAGE COUNTABLE FLOOR AREA (SF) 0
TOTAL FIRST LEVEL COUNTABLE FLOOR AREA
(SF)2504.65
PROPOSED DECK/PORCH FLOOR AREA CALCULATIONS
FRONT PORCH FLOOR AREA (SF) 71.47 EXEMPT PER 26.575.020.D.5
ON-GRADE STAIR 40.81 EXEMPT PER 26.575.020.D.5
POOL DECK 436.72
SECOND FLOOR BALCONY 86.13
EXEMPT DECK FLOOR AREA (SF) 612 (4,080 ALLOWABLE X 15%)
DECK/PORCH COUNTABLE FLOOR AREA (SF) 0 (436.72 + 76.64 - 612)
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 158.42
FIRST LEVEL FLOOR AREA (SF) 2504.65
SECOND LEVEL FLOOR AREA (SF) 1456.77
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 457.95
OVERALL TOTAL AREA (SF) 4577.79
FLOOR AREA CALCULATIONS
EXISTING FIRST LEVEL FLOOR AREA CALCULATIONS
FIRST LEVEL GROSS AREA (SF) 2860.76
GARAGE GROSS FLOOR AREA (SF) 0
GARAGE FLOOR AREA (SF) 0 NO EXISTING GARAGE
FIRST LEVEL COUNTABLE FLOOR AREA (SF) 2860.76
GARAGE COUNTABLE FLOOR AREA (SF) 0
TOTAL FIRST LEVEL COUNTABLE FLOOR AREA
(SF)2860.76
EXISTING DECK/PORCH FLOOR AREA CALCULATIONS
FRONT PORCH FLOOR AREA (SF) 71.47 EXEMPT PER 26.575.020.D.5
FIRST FLOOR DECK 110.19
SECOND FLOOR DECK 39.9
EXEMPT DECK FLOOR AREA (SF) 612 (4,080 ALLOWABLE X 15%)
DECK/PORCH COUNTABLE FLOOR AREA (SF) 0 (110.19 + 39.90 - 612)
TOTAL EXISTING FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 44.94
FIRST LEVEL FLOOR AREA (SF) 2860.76
SECOND LEVEL FLOOR AREA (SF) 1269.46
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 987.86
OVERALL TOTAL AREA (SF) 5163.02
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
01.31.22
FIRST LEVEL AREA
CALCULATIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.4
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1" = 10'-0"2 PROPOSED FIRST LEVEL AREA PLAN
1" = 10'-0"1 EXISTING FIRST LEVEL AREA PLAN
DN
DN
_
86.13 SF
MASTER BALCONY
748.82 SF
INTERIOR SPACE
707.95 SF
INTERIOR SPACE
1269.46 SF
INTERIOR SPACE
39.90 SF
SECOND FLOOR DECK
FLOOR AREA CALCULATIONS
PROPOSED SECOND LEVEL FLOOR AREA CALCULATIONS
SECOND LEVEL GROSS AREA (SF) 1456.77
SECOND LEVEL COUNTABLE FLOOR AREA (SF) 1456.77
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 158.42
FIRST LEVEL FLOOR AREA (SF) 2504.65
SECOND LEVEL FLOOR AREA (SF) 1456.77
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 457.95
OVERALL TOTAL AREA (SF) 4577.79
FLOOR AREA CALCULATIONS
EXISTING SECOND LEVEL FLOOR AREA CALCULATIONS
SECOND LEVEL GROSS AREA (SF) 1269.46
SECOND LEVEL COUNTABLE FLOOR AREA (SF) 1269.46
TOTAL EXISTING FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 44.94
FIRST LEVEL FLOOR AREA (SF) 2860.76
SECOND LEVEL FLOOR AREA (SF) 1269.46
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 987.86
OVERALL TOTAL AREA (SF) 5163.02
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
01.31.22
SECOND LEVEL AREA
CALCULATIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.5
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1" = 10'-0"2 PROPOSED SECOND LEVEL AREA PLAN
1" = 10'-0"1 EXISTING SECOND LEVEL AREA PLAN
_
_
DN
DN
DN UP
UP
W D
457.95 SF
INTERIOR SPACE
719.52 SF
INTERIOR SPACE
268.34 SF
INTERIOR SPACE
259.83 SF
SECOND FLOOR DECK
FLOOR AREA CALCULATIONS
EXISTING CARRIAGE HOUSE FLOOR AREA CALCULATIONS
FIRST LEVEL GROSS AREA (SF) 719.52
SECOND LEVEL GROSS AREA (SF) 268.34
SECOND FLOOR DECK (SF) 259.83 EXEMPT
CARRIAGE HOUSE COUNTABLE AREA (SF) 987.86
TOTAL EXISTING FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 44.94
FIRST LEVEL FLOOR AREA (SF) 2860.76
SECOND LEVEL FLOOR AREA (SF) 1269.46
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 987.86
OVERALL TOTAL AREA (SF) 5163.02
FLOOR AREA CALCULATIONS
PROPOSED CARRIAGE HOUSE FLOOR AREA CALCULATIONS
FIRST LEVEL GROSS AREA (SF) 457.95
SECOND LEVEL GROSS AREA (SF) 0 NO PROPOSED SECOND LEVEL
CARRIAGE HOUSE COUNTABLE AREA (SF) 457.95
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF) 158.42
FIRST LEVEL FLOOR AREA (SF) 2504.65
SECOND LEVEL FLOOR AREA (SF) 1456.77
DECK/PORCH FLOOR AREA (SF) 0.00
CARRIAGE HOUSE FLOOR AREA (SF) 457.95
OVERALL TOTAL AREA (SF) 4577.79
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
01.31.22
CARRIAGE HOUSE
AREA CALCULATIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.6
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1" = 10'-0"3 PROPOSED CARRIAGE HOUSE FIRST LEVEL AREA PLAN
1" = 10'-0"2 EXISTING CARRIAGE HOUSE FIRST LEVEL AREA PLAN
1" = 10'-0"1 EXISTING CARRIAGE HOUSE SECOND LEVEL AREA PLAN
D W _
FRZ._
TRDW
FAU
DN
DN
DN
UP
_
UP
_
W D
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-4.14A-4.0
3
2
3
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
CARRIAGE HOUSE
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'-0"
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
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"
LIGHT WELL
3'-0" x 3'-0"
ATTIC ACCESS HATCH
(2'-6" x 2'-6" MIN.)
ATTIC ACCESS HATCH
(2'-6" x 2'-6" MIN.)
5
5
5.5
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-4.01
A-4.1
1
A-4.1
2
PARKING SPACE ( MIN. 8'-6" X 18'-0")
8' - 6"
PA
R
K
I
N
G
S
P
A
C
E
(
M
I
N
.
8
'
-
6
"
X
1
8
'
-
0
"
)
18
'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
10' SETBACK BETWEEN BUILDINGS
10' - 0"
10' SETBACK BETWEEN BUILDINGS
10
'
-
0
"
7895.97'
7894.83'
7894.83'
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
01.31.22
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 SECOND 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-4.14A-4.0
3
2
3
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.
BEDROOM #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
PRIMARY BEDROOM
ELEV.
STAIR #2
130
34
107
94
96
SEAT
H
J
39
47
49
25 26
63
60
62
55
46
47
MASTER
BALCONY
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-4.01
A-4.1
1
A-4.1
2
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
10' SETBACK BETWEEN BUILDINGS
10' - 0"
PRIMARY BATH
SHOWER
W.I.C.
W/C.
6.52 6.46
6.54
6.59
6:12
EQ EQ
2'
-
1
"
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
01.31.22
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 SECOND 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
LOUNGE
GYM
ELEV.
MECH.
BEDROOM #4
BATH #4
BUNK ROOM
BATH #5
W.I.C.
PWDR.
GAME ROOM
MEDIA ROOM
STAIRS #2
STAIRS #1
BAR
74
E
101
81
67
72
124
74
90
71 70
73
SAUNA
BATH #8
LIGHT WELL
3'-0" x 3'-0"
LIGHT WELL
3'-0" x 3'-0"
SHWR.
SHWR.
SHWR.
R @ 0' -6 29/32"21
R @ 0' -7 5/8"19
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
"
2' - 8"
SETBACK BETWEEN BUILDINGS
10' - 0"
SETBACK BETWEEN BUILDINGS
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
"
16
'
-
1
0
7
/
8
"
10' - 1 1/2"
A-4.1
1
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
0 FT. SETBACK -EXSITING HISTORIC CONDITION (BARN)
3' - 0"
3'
-
0
"
3' - 0"
3'
-
0
"
DU
M
B
B
E
L
L
R
A
C
K
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
01.31.22
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 SECOND 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
_
W D
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-4.14A-4.0
3
2
3
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"9' - 2 3/4"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
CARRIAGE HOUSEBATH #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"
14' - 11 1/4"9' - 5"
24' - 4 3/4"
28' - 0 3/4"
4' - 11 5/8"2' - 1 1/8"4' - 3 7/8"16' - 8 1/8"
16
'
-
3
7
/
8
"
8'
-
1
7
/
8
"
8'
-
1
7
/
8
"
28' - 0 3/4"
7' - 0 3/4"21' - 0"
16
'
-
3
7
/
8
"
11
'
-
0
3
/
4
"
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
"
25
'
-
5
7
/
8
"
A-4.01
A-4.1
1
A-4.1
2
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
SETBACK BETWEEN BUILDINGS
10' - 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
01.31.22
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 SECOND 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-4.14A-4.0
3
2
3
BEDROOM #2
BATH #2
BEDROOM #3
BATH #3
W/D.
PRIMARY BEDROOM
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
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"
4' - 0 1/2"7' - 4"7' - 4"4' - 0 5/8"
40
'
-
1
5
/
8
"
24
'
-
9
"
9'
-
1
0
"
5'
-
6
3
/
4
"
10
3
/
8
"
8'
-
5
"
2'
-
5
5
/
8
"
10
'
-
7
1
/
8
"
2
5
/
8
"
4'
-
4
3
/
4
"
7'
-
7
1
/
2
"
40
'
-
1
5
/
8
"
7'
-
4
"
2'
-
4
1
/
8
"
2'
-
0
5
/
8
"
2'
-
1
5
/
8
"
9'
-
2
1
/
2
"
1'
-
1
0
3
/
4
"
15
'
-
2
1
/
8
"
A-4.01
A-4.1
1
A-4.1
2
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
S.Y.S.B. (REQUIRED & 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
"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
S.Y.S.B. (REQUIRED)
10' - 0"
10' SETBACK BETWEEN BUILDINGS
10' - 0"
10' SETBACK BETWEEN BUILDINGS
10
'
-
0
"
PRIMARY BATH
W/C.
W.I.C.
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE
NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -
CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.
USE 2X6 MINIMUM STUDS FOR PLUMBING 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
01.31.22
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 SECOND 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
39
'
-
7
1
/
2
"
1'
-
0
5
/
8
"
8'
-
4
3
/
4
"
6'
-
1
1
3
/
4
"
22
'
-
1
7
/
8
"
1'
-
0
5
/
8
"
68' - 3 5/8"
15' - 7 7/8"1' - 0 5/8"24' - 10 1/4"1' - 0 5/8"
71
'
-
1
1
1
/
4
"
1'
-
0
5
/
8
"
12
'
-
1
1
1
/
8
"
33
'
-
1
0
1
/
4
"
6'
-
0
3
/
4
"
16
'
-
1
1
7
/
8
"
1'
-
0
5
/
8
"
68' - 3 5/8"
1' - 0 5/8"5' - 7 3/4"15' - 0"4' - 1"1' - 0 5/8"
21' - 8 3/8"4' - 1"8' - 10 1/8"6' - 7 3/8"27' - 0 7/8"
1' - 0 5/8"
LAUNDRY
WINE ROOM LOUNGE
BUNK ROOM
PWDR.
BATH #5
GYM
SAUNA
BATH #8
BEDROOM #4
BATH #4 W.I.C.
ELEV.
MECH.
BATH #4
A-4.1
1
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
F.
Y
.
S
.
B
.
(
E
X
I
S
T
I
N
G
H
I
S
T
O
R
I
C
)
15
'
-
0
"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
S.Y.S.B. (REQUIRED)
10' - 0"
10' SETBACK BETWEEN
BUILDINGS
10' SETBACK BETWEEN
BUILDINGS
5' - 7 3/4"4' - 7 1/8"31' - 1 1/4"26' - 11 1/2"
W.I.C.
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE
NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -
CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.
USE 2X6 MINIMUM STUDS FOR PLUMBING 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
01.31.22
BASEMENT 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 SECOND 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-4.14A-4.0
3
2
3
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
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
.
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
1
3
1414
5 5
5
6
6
6
66
6
6
66
6
6
6
6
66
7
7
CHIMNEY 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'
7919.57'
7906.65'
7916.91'
7910.51'
7910.51'
7910.51'
7911.45'
7917.50'
7903.52'
7903.52'
A-4.01
A-4.1
1
A-4.1
2
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
S.Y.S.B. (REQUIRED & 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
"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
S.Y.S.B. (REQUIRED)
10' - 0"
12:12 12:12
5:12
6:12
7919.57'
6:12
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)
7. SNOW STOPS REQUIRED AT ALL ROOF PITCHES THAT SHED ONTO POTENTIALLY OCCUPIED AREAS PER R901 AS AMENDED BY
CITY OF ASPEN
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
01.31.22
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 SECOND 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
ROOF PLAN NOTESA
KEYNOTESB
NO. REVISION DATE
7896
7 8 9 5
7 8 9 4
7893
7 8 9 5
7 8 9 4
1 111
1 212
22
11
2 424
2 3
3 1
2 8
2 7
3 0
2 9
90.00
100.00
90.00
100.00
S 75°09'11" E
N 14°50'49" E
N 14°50'49" E
N 75°09'11" W
39.5
1.01.4
1.2
13.6
1.5
12.5
19.3
12.1
3.4
STONE WALL
W A L K
FEATURE
W A L K
W
A
T
E
R
F
E
A
T
U
R
E
WM
P A R C E L 1
W A L K
BAY
RO
STONE WALL
W A L KRO
CONC
GMEM
BAY
#5 R E B A R
0 .6 '
P O B
1 " I R O N P I P E
A-4.1
A-4.0
A-4.14A-4.0
3
2
3
A-4.01
A-4.1
1
A-4.1
2
R.
Y
.
S
.
B
.
10
'
-
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
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
.
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
6
6
6
66
6
6
66
6
6
6
6
66
7
7
CHIMNEY 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.
PT.13 - 7916.91'
7893' (E.) NG
7894' (E.) NG
7893' (E.) NG
7893' (E.) NG
7893' (E.) NG
7893' (E.) NG
7893' (E.) NG
7893' (E.) NG7893' (E.) NG
1
A-5.1
1
A-5.1
1
A-5.0
1
A-5.0
PT.1 - 7911.50'PT.2 - 7914.42'
PT.3 - 7909.85'
7893' (E.) NG
PT.4 - 7912.08'
PT.5 - 7916.68'
7893' (E.) NG
PT.7 - 7910.82'
PT.8 - 7905.52'
7893' (E.) NG
7893' (E.) NG
PT.14 - 7907.48'
7893' (E.) NG
PT.6 - 7912.08'
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (EXISTING HISTORIC)
8' - 2 3/8"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (PROPOSED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
S.Y.S.B. (REQUIRED & 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
"
R.
Y
.
S
.
B
.
(
P
R
O
P
O
S
E
D
)
-
G
A
R
A
G
E
5'
-
1
"
S.Y.S.B. (REQUIRED)
10' - 0"
PT.11 - 7916.23'
PT. 9 - 7911.57'PT. 10 - 7911.56'
PT. 10 - 7916.91'
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)
7. SNOW STOPS REQUIRED AT ALL ROOF PITCHES THAT SHED ONTO POTENTIALLY OCCUPIED AREAS PER R901 AS AMENDED BY
CITY OF ASPEN
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
01.31.22
ROOF PLAN -HEIGHT
OVER TOPOGRAPHY
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-3.1
TBD
RYAN McDANIEL, AIA
3/16" = 1'-0"1 ROOF PLAN - HEIGHT OVER TOPOGRAPHY
NO. REVISION DATE
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
ROOF PLAN NOTESA
KEYNOTESB
ROOF HEIGHT OVER TOPOGRAPHY
POINT ROOF ELEVATION NATURAL GRADE FINISHED GRADE HT. ABV.
PT. 1 -7911.50'7893'7893.50'18.50'
PT. 2 -7914.42'7893'7893.50'21.42'
PT. 3 -7909.85'7893'7893.50'16.85'
PT. 4 -7912.08'7893'7893.50'19.08'
PT. 5 -7916.68'7893'7893.50'23.68'
PT. 6 -7912.08'7893'7893.50'19.08'
PT. 7 -7910.82'7893'7893.50'17.82'
PT. 8 -7907.60'7894'7893.50'14.10'
PT. 9 -7911.57'7893'7893.50'18.57'
PT. 10 -7911.56'7893'7893.50'18.56'
PT. 11 -7916.23'7893'7893.50'23.23'
PT. 12 -7916.91'7893'7893.50'23.91'
PT. 13 -7916.91'7893'7893.50'23.91'
PT. 14 -7907.80'7893'7893.50'14.80'
*BOLD GRADE POINTS INDICATE MOST RESTRICTIVE ELEVATION.
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
SECOND FLOOR F.F.
7904.91'
ROOF PLATE
7911.75'
ROOF PLATE
7911.75'
FIRST FLOOR PLATE
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
SECOND FLOOR PLATE
7903.52'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
9 10
41
A 13
2526
1
3
1
1
1
12
:12
12
:12 12:
12
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
18
'
-
1
1
1
/
2
"
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
18
'
-
1
0
5
/
8
"
7921.92'
7919.57'
7922.07'
23
'
-
1
0
7
/
8
"
7906.65'
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
20
'
-
9
3
/
4
"
7916.91'
2
3
4
5
6
7
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
2'
-
6
"
1
A-5.0
25
'
-
0
"
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
25
'
-
0
"
7921.27'
7919.57'
12
:12
12:
12
3 :1 2 3:12
4 :1 25:12
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
7893.44'
SECOND FLOOR PLATE
7903.52'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7894.83'
39 47 49
63 60 62
5421 6 7
2
9
13
70
12:
12
12
:12 12:
12
12:
1212
:12
7917.50'
7919.57'
7914.60'
7917.45'
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
19
'
-
1
"
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
17
'
-
9
7
/
8
"
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
14
'
-
5
1
/
8
"
7
3
5
5
6
5
4
3
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
7921.27'
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
1
A-5.1
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
25
'
-
0
"
25
'
-
0
"
1/
2
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
23
'
-
8
1
/
8
"
FAUX BARN DOOR TO MATCH
HISTORIC PHOTOS
WINDOW TO MATCH HISTORIC
PHOTOS. BOTTOM PANEL TO BE
SCREENED GLASS
5.9 5.10
7911.45'
5.29
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR PLATE
7893.44'
FIRST FLOOR PLATE
7893.44'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
12 3
12
47 46 55
7917.50'
7921.92'7921.27'7921.92'
7919.57'
12:
1212
:12
13
'
-
0
"
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
19
'
-
1
"
7
3
5
55
3
7
1
A-5.1
25
'
-
0
"
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
25
'
-
0
"
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
18
'
-
6
1
/
8
"
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
17
'
-
9
7
/
8
"
1/
2
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
23
'
-
8
1
/
8
"
7911.45'
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
01.31.22
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-4.0
TBD
RYAN McDANIEL, AIA
3/16" = 1'-0"2 NORTH ELEVATION
3/16" = 1'-0"3 WEST ELEVATION
1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0
2 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
3 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
4 WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0"
5 CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE
A-4.0
6 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0
7 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-3.0) FOR ALL PLATE HTS. & RIDGE HTS.
3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.
NO. REVISION DATE
3/16" = 1'-0"1 EAST ELEVATION -HISTORIC & CARRAIGE HOUSE
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7894.83'
6 6.1
I
3
1
7922.07'
7910.51'
6 :1 2 6:12
1/
2
D
I
S
T
A
N
C
E
U
P
P
E
R
A
P
S
E
N
M
U
N
I
.
C
O
D
E
13
'
-
1
7
/
8
"
4
5 1/
3
D
I
S
T
A
N
C
E
U
P
P
E
R
A
P
S
E
N
M
U
N
I
.
C
O
D
E
24
'
-
0
1
/
2
"
1/
3
D
I
S
T
A
N
C
E
U
P
P
E
R
A
S
P
E
N
M
U
N
.
C
O
D
E
14
'
-
5
1
/
8
"
1
A-5.0
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
25
'
-
0
"
25
'
-
0
"
5.34
1
7919.57'
5 :1 2
12:
12
7916.91'
7914.60'
7917.45'
7921.27'
12
:12
4 :1 2 4:12
12:
12
12
:12
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
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
SECOND FLOOR PLATE
7903.52'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
11
J
D 8
12
1
2
3
2
1
7910.51'
1
A-5.1
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
25
'
-
0
"
25
'
-
0
"
6.11
7919.57'
7921.30'
6.59
7919.57'
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.
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7894.83'
CARRIAGE HOUSE F.F.
7894.83'
11
14
5
1/
3
D
I
S
T
A
N
C
E
U
P
P
E
R
A
S
P
E
N
M
U
N
.
C
O
D
E
14
'
-
5
1
/
8
"
1
A-5.0
25
'
-
0
"
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
7911.45'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR PLATE
7893.44'
FIRST FLOOR PLATE
7893.44'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
85.5
12
:12
6:12
7921.92'
1/
3
D
I
S
T
A
N
C
E
U
P
P
E
R
A
P
S
E
N
M
U
N
I
.
C
O
D
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.
1
A-5.0
25
'
-
0
"
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
5.36
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
01.31.22
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-4.1
TBD
RYAN McDANIEL, AIA
1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0
2 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
3 ACM PANEL - REF. MAT. SCHEDULE 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"3 SOUTH ELEVATION
3/16" = 1'-0"4 EAST ELEVATION
MATERIAL SPECIFICATIONSA
GENERAL NOTESB
KEYNOTESC
NO. REVISION DATE
3/16" = 1'-0"2 NORTH ELEVATION - CARRIAGE HOUSE
3/16" = 1'-0"1 SOUTH ELEVATION - HISTORIC
1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
2. REF. ROOF PLAN (A-3.0) FOR ALL PLATE HTS. & RIDGE HTS.
3. ALL OUDOOR LIGHTING MUST COMPLY WITH THE CITY OF ASPEN LIGHTING CODE SECTION 26.575.150.
EXTERIOR WALL:
2 x 4 CONST.:R-13 MIN.
2 x 6 CONST. OR LARGER:R-20 MIN.
RAISED FLOOR:R-30 MIN.
ROOF:R-30
NOTES:
1. REF. RESCHECK FOR MORE INFORMATION
2. PROVIDE BID FOR INSULATION OF ENTIRE HOME
*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND
HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE,
AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE
BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.
FIRE BLOCKS
FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT
THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL.
FIRE BLOCK CONSTRUCTION
FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER
BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS
TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR
BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR-CEILING ASSEMBLIES
DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH
WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS.
ATTICS
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR
CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING
INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
DRAFT STOP CONSTRUCTION
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH
TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS
REQUIRED FOR THE PARTITIONS.
ROOM TAGROOM NAME
1
A-5.0
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
CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON
GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/.
CAPILLARY BREAK
INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR
MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
BASEMENT F.F.
7882.75'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7894.83'
1
A-5.1
12
3
96
BEDROOM #2 BATH #2 W/D.BEDROOM #3 ATTIC
OFFICE PWDR.
W.I.C. BUNK ROOMLAUNDRY
KITCHEN DIRTY KITCHEN
CARRIAGE HOUSE
1'
-
4
3
/
4
"
8'
-
8
1
/
4
"
1'
-
4
3
/
4
"
10
'
-
8
1
/
4
"
10
'
-
1
"
12
'
-
1
"
12
10
'
-
3
3
/
4
"
PWDR.
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
01.31.22
BUILDING SECTIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-5.0
TBD
RYAN McDANIEL, AIA
1/4" = 1'-0"1 LONGITUDINAL SECTION 1
NO. REVISION DATE
KEYNOTESD
FIRE-BLOCKING & DRAFT STOP NOTESA
INSULATION SCHEDULEB
ANNOTATION LEGENDC
FIREBLOCKING AND DRAFTSTOPPING SHALL BE INSTALLED TO CUT OFF ALL CONCEALED DRAFT OPENINGS (BOTH VERTICAL AND
HORIZONTAL) AND SHALL FORM AN EFFECTIVE BARRIER BETWEEN FLOORS, BETWEEN A TOP STORY AND A ROOF OR ATTIC SPACE,
AND SHALL SUBDIVIDE ATTIC SPACES, CONCEALED ROOF SPACES AND FLOOR-CEILING ASSEMBLIES. THE INTEGRITY OF ALL FIRE
BLOCKS AND DRAFT STOPS SHALL BE MAINTAINED.
FIRE BLOCKS
FIREBLOCKING SHALL BE PROVIDED IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT
THE CEILING AND FLOOR LEVELS AND AT 10-FOOT INTERVALS BOTH VERTICAL AND HORIZONTAL.
FIRE BLOCK CONSTRUCTION
FIREBLOCKING SHALL CONSIST OF 2 INCHES NOMINAL LUMBER. FIRE BLOCKS MAY ALSO BE OF GYPSUM BOARD, CEMENT FIBER
BOARD, BATTS OR BLANKETS OF MINERAL OR GLASS FIBER, OR OTHER APPROVED MATERIALS INSTALLED IN SUCH A MANNER AS
TO BE SECURELY RETAINED IN PLACE. LOOSE-FILL INSULATION MATERIAL SHALL NOT BE USED.
WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUND-TRANSMISSION CONTROL SHALL HAVE FIRE BLOCKS OF BATTS OR
BLANKETS OF MINERAL OR GLASS FIBER OR OTHER APPROVED FLEXIBLE MATERIALS.
DRAFT STOPS
DRAFTSTOPPING SHALL BE PROVIDED IN THE LOCATIONS SET FORTH IN THIS SECTION.
FLOOR-CEILING ASSEMBLIES
DRAFT STOPS SHALL BE INSTALLED IN FLOOR-CEILING ASSEMBLIES OF THE BUILDING. SUCH DRAFT STOPS SHALL BE IN LINE WITH
WALLS SEPARATING INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER AREAS.
ATTICS
DRAFT STOPS SHALL BE INSTALLED IN THE ATTICS, MANSARDS, OVERHANGS, FALSE FRONTS SET OUT FROM WALLS AND SIMILAR
CONCEALED SPACES OF THIS BUILDING. SUCH DRAFT STOPS SHALL BE ABOVE AND IN LINE WITH THE WALLS SEPARATING
INDIVIDUAL DWELLING UNITS FROM EACH OTHER AND FROM OTHER USES.
DRAFT STOP CONSTRUCTION
DRAFTSTOPPING MATERIALS SHALL NOT BE LESS THAN ½-INCH GYPSUM BOARD, 3/8-INCH WOOD STRUCTURAL PANEL, 3/8-INCH
TYPE 2-M PARTICLEBOARD OR OTHER APPROVED MATERIALS ADEQUATELY SUPPORTED.
OPENINGS IN THE PARTITIONS SHALL BE PROTECTED BY SELF-CLOSING DOORS WITH AUTOMATIC LATCHES CONSTRUCTED AS
REQUIRED FOR THE PARTITIONS.
EXTERIOR WALL:
2 x 4 CONST.:R-13 MIN.
2 x 6 CONST. OR LARGER:R-20 MIN.
RAISED FLOOR:R-30 MIN.
ROOF:R-30
NOTES:
1. REF. RESCHECK FOR MORE INFORMATION
2. PROVIDE BID FOR INSULATION OF ENTIRE HOME
*TOTAL R-VALUE INCLUDING THE RIDGID AND SPRAYED AIR-IMPERMEABLE INSULATION WHERE OCCURS FOR UNVENTED ASSEMBLY
ROOM TAGROOM NAME
1
A-5.0
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
CONCRETE WALL/PODIUM DECK -PER STRUCT. REF. STRUCT DWGS. –FOR SLAB ON
GRADE PROVIDE BASE PER R506.2.2 AND VAPOR RETARDER PER R506.2.3 W/.
CAPILLARY BREAK
INSULATED BUILDING ENVELOPE -2X STUDS PER PLANS, SEE DIMENSION PLANS FOR
MORE INFO –INSULATION PER INSULATION SCHEDULE AND T-24 ENERGY REPORTS
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
SECOND FLOOR F.F.
7904.91'
BASEMENT F.F.
7882.75'
BASEMENT F.F.
7882.75'
FIRST FLOOR PLATE
7893.44'
FIRST FLOOR PLATE
7893.44'
SECOND FLOOR PLATE
7903.52'SECOND FLOOR PLATE
7903.52'
1
A-5.0
PRIMARY BEDROOM
GREAT ROOM
BUNK ROOM
KITCHEN
BEDROOM #3 BATH #3
?ATTIC
MEDIA ROOM
GAME ROOM
94
6.9
73
10 9
101E
A
ATTIC 3'
-
6
"
BATH #5
SPOOL
5.5
1'
-
4
3
/
4
"
8'
-
8
1
/
4
"
1'
-
4
3
/
4
"
10
'
-
8
1
/
4
"
1'
-
4
3
/
4
"
8'
-
8
1
/
4
"
1'
-
4
3
/
4
"
10
'
-
8
1
/
4
"
CL
R
.
8'
-
7
5
/
8
"
10
'
-
7
5
/
8
"
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
01.31.22
BUILDING SECTIONS
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 SECOND CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-5.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
1/4" = 1'-0"1 TRANSVERSE SECTION 1
KEYNOTESD
FIRE-BLOCKING & DRAFT STOP NOTESA
INSULATION SCHEDULEB
ANNOTATION LEGENDC
P.O. Box 3901
Eagle, Colorado 81631
YARNELL CONSULTING &
CIVIL DESIGN, LLC
(970) 323-7008 · 1/7/2022
229 Midland Ave.
Basalt, Colorado 81621
233 West Bleeker Street Page 1 of 3
PJ Murray
City of Aspen Engineering Department
201 N. Mill Street, Suite 101
Aspen, Colorado 81611
PJ.Murray@Aspen.gov
Subject: 233 West Bleeker Street
HPC Review Comment Responses
PJ:
Thank you for your thorough review of our project. Please find your comments and the associated
responses listed below for the above-referenced project. The following are to be addressed through
the land use approval process:
1. Sidewalk is not required at this property per the Sidewalk Deferred Zones defined in the
Engineering Standards. However, Engineering supports the installation of a sidewalk in the
ROW as proposed in this land use application.
YCCD Response: Thank you for the clarification. We will remove the public sidewalk from
the project.
2. ADA-compliant ramps need to be installed at the corner of Bleeker and 2nd Streets with the
proposed sidewalk. Confirm layout and grading is achievable. Final grading can be
determined at building permit.
YCCD Response: Per comment #1, the sidewalk can be omitted from the project. Therefore,
this comment is no longer applicable.
3. What is the proposed stormwater treatment approach? The drainage design needs to be
clearly communicated on these plans. Confirm detention is not required for this property.
YCCD Response: Given the tight site constraints, we propose to utilize a below-grade
detention and infiltration system such as StormTech in the front yard. This will be sized for
the WQCV. Being in the Aspen Mountain drainage basin, no detention for the major storm
event is necessary. The updated drawings now show the proposed storm infrastructure. We
will collect all of the runoff from impervious areas on-site and convey them to the below-
grade chambers beneath the front yard.
4. What transformer serves the property and does the existing transformer have capacity for
the increased use? Will this property require a new transformer? Work with the City
Electric Department to determine available capacity. A load calculation form will be
required at time of building permit.
YCCD Response: Our design team has been coordinating with Ron Christian at the Electric
Department. He confirmed the existing transformer south of the alley (adjacent to two
Second Street) has capacity to serve the projects at both 233 and 219 West Bleeker Street
with 400 amps of power each. It is the intent of the architect and electrical engineer to
P.O. Box 3901
Eagle, Colorado 81631
YARNELL CONSULTING &
CIVIL DESIGN, LLC
(970) 323-7008 · 1/7/2022
229 Midland Ave.
Basalt, Colorado 81621
233 West Bleeker Street Page 2 of 3
design the project to fit under this criteria so a new transformer on-site is not required. We
understand a load calculation form will be required with the building permit submission.
5. Is the transformer in the southeast corner a proposed transformer? Does this property
connect to this transformer? Are adequate easements provided for this transformer? What
size is this transformer? It appears that parking is proposed within the easement. This is not
permitted in the easement so access to the transformer is maintained at all times. If this is a
new transformer, it needs to be placed fully within the property boundary rather than
bridging the property line.
YCCD Response: Yes, this was a proposed transformer – intended to be shared with adjacent
219 West Bleeker Street which is slated for construction concurrent with 233. But since
corresponding with Ron Christian, we no longer believe this new transformer is necessary.
Please see #4 above. The easement is now only necessary for the relocated communication
pedestals.
6. A telephone pedestal is shown in the transformer easement. This is not permitted in
easement. Please revise.
YCCD Response: Per items #4 and #5 above, the proposed transformer is no longer
necessary. The easement is now just for the relocated communication pedestals.
7. Access is only permitted off the alley per the Engineering Standards. Remove the access to
the historic garage as shown on L.1.00.
YCCD Response: We have requested this be removed from the landscape plans.
The following comments are to be addressed as part of the building permit submission process:
1. Complete the call-outs that note the curb type and detail number shown on Sheet C1.
YCCD Response: Since submitting these drawings, we have coordinated with the
Engineering Department to confirm the existing curb & gutter may remain as it is relatively
new and in good shape. We will call out the curb type where required to be removed and
replaced for the water service construction.
2. Applicant will be required to follow the requirements of a major development within the
URMP. Please follow the requirements outlined in Appendix A.
YCCD Response: We understand and concur.
3. Provide excavation stabilization plans that meet the requirements outlined in the
Engineering Standards.
YCCD Response: We understand and concur.
4. Confirm water service line size and material, address how the water service line will reach
the proposed location of the mechanical room, verify if the structure will require a fire
suppression system, show abandonment of existing line, etc. If a 2-inch service line is
P.O. Box 3901
Eagle, Colorado 81631
YARNELL CONSULTING &
CIVIL DESIGN, LLC
(970) 323-7008 · 1/7/2022
229 Midland Ave.
Basalt, Colorado 81621
233 West Bleeker Street Page 3 of 3
required for fire suppression, a memo from a fire suppression company stating a smaller
line size will not provide adequate flows is required.
YCCD Response: We understand and concur.
Sincerely,
Justin J. Yarnell, PE
Colorado PE Number 47241
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DETAILED
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21
.
0
1
8
1/
2
8
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.2
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
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L
L
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)
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8
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21
.
0
1
8
1/
2
8
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.3
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
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&
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3
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8
1
6
3
1
(9
7
0
)
3
2
3
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7
0
0
8
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/
R
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S
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:
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A
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&
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&
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N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
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A
W
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Y
:
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V
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E
W
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B
Y
:
PR
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E
C
T
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O
.
:
SI
N
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L
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-
F
A
M
I
L
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I
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E
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23
3
W
E
S
T
B
L
E
E
K
E
R
S
T
R
E
E
T
LO
T
S
A
,
B
,
&
C
,
B
L
O
C
K
5
1
,
C
I
T
Y
O
F
AS
P
E
N
,
C
O
L
O
R
A
D
O
J.
Y
A
R
N
E
L
L
J.
Y
A
R
N
E
L
L
J.
Y
A
R
N
E
L
L
21
.
0
1
8
1/
2
8
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.4