HomeMy WebLinkAbout233 W Bleeker.Response.20220112
300 SO SPRING ST | 202 | ASPEN, CO 81611
970.925.2855 | BENDONADAMS.COM
January 11, 2022
Sarah Yoon and Natalie Feinberg Lopez
Historic Preservation Commission
c/o Aspen City Hall
130 South Galena Street, 3rd Floor
Aspen, CO 81611
Re: 233 West Bleeker Street Referral Comment Response
Dear Sarah, HPC and City Referral Departments,
Thank you for the referral comments received January 6, 2022. We have reviewed the
comments and have provided responses below. Items for building permit review will be
addressed at that time. Please reach out with any questions.
Building Department
1. Fire sprinkler required because the gross area exceeds 5,000 sq. ft.
2. Lightwells at the patio will require guards per City of Aspen policy.
3. Snow stops will be required at all roof pitches that shed onto potentially occupied areas
per R910 as amended by the City of Aspen.
Response – These items are mainly for building permit submittal. The plan will be amended to
show lightwells with guards around the interior patio courtyard as opposed to grates, or
landscaping will be proposed to create a buffer between the lightwell and the walking surface.
Considering the location of the lightwells interior to the property and not visible from the streets,
we request that this be addressed at Final Design as part of the landscape plan.
Parks Department
1. See attached mark up comments.
Response - We met with Parks very early in the design process to discuss tree protection areas
and tree removals. We excavated around root systems for Parks review in Fall 2021 to confirm
drip line areas as well.
Page 2 of 5
233 West Bleeker Street – 10/1/2021
Engineering Department
Land Use Comments
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.
Response – Noted. A sidewalk will be removed from the landscape plan for review at Final Design.
2. ADA compliant ramps need to be installed at the corner of Bleeker and 2nd St with the
proposed sidewalk. Confirm layout and grading is achievable. Final grading can be
determined at building permit.
Response – Noted. The landscape plan will be updated for review at Final Design. Updated civil
drawings are attached.
3. What is the proposed stormwater treatments approach? The drainage design needs to
be clearly communicated on these plans. Confirm detention is not required for this
property.
Response – Updated civil drawings are attached.
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 Calc Form will be required
at time of building permit.
Response – Brandon Architects discussed using the existing transformer with Ron Christianson
early in the design process. It was indicated that there is existing capacity so an onsite
transformer is not proposed at this time.
5. Is the transformer in the SE 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 replaced fully within the property boundary
rather than bridging the property line.
Response – The 10’ x 10’ utility easement is not for a transformer; therefore the surface parking
space is permitted to be located as shown.
6. A telephone pedestal is shown in the transformer easement, this is not permitted in
easement. Please revise.
Page 3 of 5
233 West Bleeker Street – 10/1/2021
Response – A transformer easement is not proposed, see notes above. A bollard may be required
by Comcast or Lumen, and will be shown for review at Final Design if required.
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
Response – The attached civil drawings removed the proposed double track. The intention was
not to provide access to the carriage house (which is a separate dwelling unit with parking off
the alley), but to convey the original use of the historic accessory building as a utilitarian carriage
house.
Note: Building Permit Comments – to be addressed at the time of building permit
submittal.
Zoning
1. Please provide a zoning summary sheet.
Response – updated zoning sheet is attached.
2. Please provide sections.
Response – please see attached.
3. Floor Area:
a. We encourage the applicant to provide more than 2 SF of unbuilt floor area.
b. Please show existing and proposed grade on the subgrade wall calculations.
c. Please reach out to work through deck area calculations.
d. Provide sections for the attic.
e. Please provide proposed floor area summaries unit by unit.
Response – please see attached.
4. Setbacks:
a. Show the separation between the dwelling units as a setback on all applicable
sheets.
b. Please update L.1.00 and A-0.0 to accurately reflect the setbacks.
c. Dimension all projections into the setback.
d. Please provide details to show that the pool and deck to the east of the pool
comply with the setback regulations.
e. A variance needs to be requested for the stairs from the screen porch.
f. Provide details for planters and built-in grill.
Response – Please see attached. The steps to the screened in porch are less than 30” above grade.
Landscape details will be developed and provide at Final Design Review.
5. Height:
a. Without a height over topography sheet, proposed height measurements cannot
be reviewed.
b. The chimney on the addition is on a roof with a pitch of 12:12 and goes above the
ridgeline
Page 4 of 5
233 West Bleeker Street – 10/1/2021
of the structure. Please lower the height of the chimney or show that the height of the
chimney is necessary to meet building code. Please note that currently the chimneys on
the historic resource meet this code; the top of the reconstructed chimneys is below the
ridgeline of the addition. If the ridgeline of the addition is lowered, the height of the
chimneys will need to be examined.
Response – Please see attached. The chimney height has been lowered to the same height as the
ridge. As per IRC requirements, the hood extends above the ridge.
6. Demolition: Provide demolition calculations. It appears that demolition is going to be
triggered. All non-conformities that are proposed to be maintained need to be reviewed.
Response – All existing historic setback non-conformities are requested to be reviewed by HPC for
variances.
7. Site Coverage: provide an existing and proposed site coverage diagram. The coverage
should be measured as the gross area of the building where it meets the ground; there
are no exemptions for staircases and the like.
Response – Please see attached email from Sarah Yoon regarding site coverage calculation.
8. Where will mechanical equipment be placed?
Response – Mechanical will be placed in the subgrade basement. Air conditioning units are
shown on the plans in the east setback and meet setback allowances for height and placement.
9. Parking: please dimension the required third parking space.
Response – Please see attached sheet A0.0. Dimensions of the surface parking space are 8.5’ x
18’ and open to the sky.
Thank you for reviewing this application. Please reach out if you need additional information to
complete your review.
Sincerely,
Sara Adams, AICP
Exhibits
A – HP Conceptual Review Criteria and FAR Bonus
B – Demolition and Temporary Relocation
C – Setback Variance for Existing Historic Condition
D – Pre application summary
E – Agreement to Pay
F – Land Use application
G – HOA form
H – Authorization to represent
Page 5 of 5
233 West Bleeker Street – 10/1/2021
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 – Referral comments response
N.1 Updated drawing set
N.2 Updated civil/drainage set
N.3 Email from Ron Christianson re: transformer capacity
N.4 Email from Planner of the Day re: site coverage
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR
UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE
EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY
UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE
DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON
ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER
PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE
ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN
AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON
ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND
ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE
DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR
IMPLIED HERON.
PROJECT ADDRESS:
SHEET LIST
CODE INFORMATIONSITE INFORMATIONPROJECT STATISTICSDEFERRED SUBMITTALSPROJECT DESCRIPTION
VICINITY MAP SPECIAL INSPECTIONS SHORING & EXCAVATION AGENCIES & SERVICES PROJECT DIRECTORY
1
3
24
57
68
911
10
BR
A
N
D
O
N
ARCHITECT
STRUCTURAL ENGINEER
INTERIOR DESIGNER
ENERGY CONSULTANT
BRANDON ARCHITECTS, INC.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
P: 714.454.4040
WWW.BRANDONARCHITECTS.COM
OWNER
CIVIL ENGINEER
LANDSCAPE DESIGNER
MEP CONSULTANT
GENERAL CONTRACTOR
GEOTECHNICAL ENGINEER
SURVEYOR
AR
C
H
I
T
E
C
T
S
,
I
N
C
.
BRANDON ARCHITECTS
HISTORIC PRESERVATION
01.10.22
TITLE SHEET
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.0
KAO RESIDENCE
233 W. BLEEKER ST., ASPEN, CO, 81611
TBD
RYAN McDANIEL, AIA
LOT D, LLC. "CUSTOM" -C/O JOHN KAO
312 ASPEN AIRPORT BUSINESS CENTER, STE. D,
ASPEN, CO, 81611
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
R
O
A
R
I
N
G
F
O
R
K
R
I
V
E
R
W BLEEKER STREET
BENDON ADAMS
SARA ADAMS
300 S. SPRING ST. SUITE 202
ASPEN, CO 81611
P: 970.925.2855
DECK AREA
<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 154 SF
-GARAGE 494 SF
GRAND TOTAL 4,578 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
7646 SF
POOL DECK 436.72 SF
EXTERIOR STAIR 16.95 SF
BACK DECK 74.48 SF
MASTER BALCONY 83.51 SF
GRAND TOTAL 611.66 SF
2999 SF
CARRIAGE HOUSE 458 SF
TOTAL 4918 SF
3680 SF
1461 SF
8140 SF
1461 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
01.10.22
ARCHITECTURAL
GENERAL NOTES
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
ABBREVIATIONS3 GENERAL NOTES2 CONTRACT DOCUMENT NOTES1
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
(CARRIAGE HOUSE)
PROPOSED
(PRINCIPAL)
PROPOSED
(CARRAIGE HOUSE)REFERENCE
FRONT 15 FT 10 FT 10 FT 15 FT 15 FT 26.710.040
REAR 0 FT EXISTING HISTORIC CONDITION 10 FT 10 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 53 FT 9 5/8 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 3680 154 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 1461 1461 A-0.5
DECK AREA 410 0 612 0 A-0.4
CARRIAGE HOUSE 988 988 458 458 A-0.6
TOTAL 6291 5163 9210 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
01.10.22
ZONING SUMMARY
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
T-1.2
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
SITE PLAN
C1
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
OVERALL
GRADING PLAN
C2
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
OVERALL UTILITY
PLAN
C3
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.1
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.2
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
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
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.4
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
THIS SHEET CONTAINS LINES,
SYMBOLS, ETC THAT ARE IN A
COLOR OTHER THAN BLACK
AND IS INTENDED TO BE VIEWED
AND PRINTED IN COLOR VS
B L A C K A N D W H I T E
ISSUE & REVISION DATES
Plot Date: 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
L
E
E
K
E
R
AS
P
E
N
,
C
O
81
6
2
1
0,0,0
LA
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
U
R
E
▪ L
A
N
D
P
L
A
N
N
I
N
G
35
0
M
A
R
K
E
T
S
T
R
E
E
T
|
S
U
I
T
E
3
0
7
|
B
A
S
A
L
T
|
C
O
|
8
1
6
2
1
WW
W
.
C
O
N
N
E
C
T
O
N
E
D
E
S
I
G
N
.
C
O
M
|
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
SPRINKLER
STRIP (TYP)
PROPERTY LINE
PARKING
DECK
PLANTED JOINT
WALKWAY
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
SYMBOL MANUFACTURER/MODEL/DESCRIPTION QTY
BEGA 33 054 5
BEGA 84 218 2
BEGA 22 230 5
LIGHTING SCHEDULE
SCHEMATIC
LIGHTING PLAN
L.1.00
0'5'10'
SCALE: 1"=5'
NOR
T
H
THIS SHEET CONTAINS LINES,
SYMBOLS, ETC THAT ARE IN A
COLOR OTHER THAN BLACK
AND IS INTENDED TO BE VIEWED
AND PRINTED IN COLOR VS
B L A C K A N D W H I T E
ISSUE & REVISION DATES
Plot Date: 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
L
E
E
K
E
R
AS
P
E
N
,
C
O
81
6
2
1
0,0,0
LA
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
U
R
E
▪ L
A
N
D
P
L
A
N
N
I
N
G
35
0
M
A
R
K
E
T
S
T
R
E
E
T
|
S
U
I
T
E
3
0
7
|
B
A
S
A
L
T
|
C
O
|
8
1
6
2
1
WW
W
.
C
O
N
N
E
C
T
O
N
E
D
E
S
I
G
N
.
C
O
M
|
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
PROPERTY LINE
PARKING
DECK
COURTYARD
N 2ND ST.
W
B
L
E
E
K
E
R
S
T
AL
L
E
Y
HISTORIC
STRUCTURE
HISTORIC
STRUCTURE
ADDITION
ADDITION
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
BEGA 33 054
BEGA 33 054
BEGA 22 230
BEGA 22 230
BEGA 84 218
BEGA 84 218
BEGA 84 218
LIGHTING
CUTSHEETS
LIGHT.1.1
T HIS SHEET CONTAINS LINES,
SYMBOLS, ETC THAT ARE IN A
COLOR OTHER THAN BLACK
AND IS INTENDED TO BE VIEWED
AND PRINTED IN COLOR VS
B L A C K A N D W H I T E
ISSUE & REVISION DATES
Plot Date: 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
L
E
E
K
E
R
AS
P
E
N
,
C
O
81
6
2
1
0,0,0
LA
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
U
R
E
▪ L
A
N
D
P
L
A
N
N
I
N
G
35
0
M
A
R
K
E
T
S
T
R
E
E
T
|
S
U
I
T
E
3
0
7
|
B
A
S
A
L
T
|
C
O
|
8
1
6
2
1
WW
W
.
C
O
N
N
E
C
T
O
N
E
D
E
S
I
G
N
.
C
O
M
|
9
7
0
.
3
5
5
.
5
4
5
7
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-0.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"1 EXISTING SITE PLAN
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
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
01.10.22
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 FIRST 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
01.10.22
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 FIRST 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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-1.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 FIRST LEVEL FLOOR PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
BEDROOM
CLOSET
BEDROOM
CLOSET
BATHROOM
CLOSET
DEN
CLOSET
BEDROOM
STORAGE
BALCONY
STAIR
OPEN TO BELOW BEDROOM BALCONY
D-3.01
D-3.0
2
D-3.1
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-1.1
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 SECOND LEVEL FLOOR PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-1.2
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 BASEMENT LEVEL FLOOR PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
NO. REVISION DATE
D-3.01
D-3.0
2
D-3.1
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-2.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 ARCHITECTURAL ROOF PLAN - DEMOLITION
DEMOLITION GENERAL NOTESA
KEYNOTESB
NO. REVISION DATE
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
SECOND FLOOR F.F.
7904.91'
ROOF PLATE
7911.75'
ROOF PLATE
7911.75'
FIRST FLOOR PLATE
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
REMOVE NON-
HISTORIC ADDITION
REMOVE NON-
HISTORIC BALCONY
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC
COVERED WALKWAY
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC
ADDITION
REMOVE NON-HISTORIC
FENESTRATION
REMOVE NON-
HISTORIC
STAIRCASE
REMOVE NON-HISTORIC
ADDITION
REMOVE NON-HISTORIC
DORMER
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
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
REMOVE NON-
HISTORIC ADDITION
REMOVE NON-
HISTORIC
FENESTRATION
REPLACE NON-HISTORIC FENESTRATION TO
MATCH HISTORICAL DESIGN
REMOVE NON-HISTORIC DORMER
REMOVE NON-HISTORIC PORCH DETAILS
AND RESTORE
REMOVE NON-HISTORIC ADDITION AND
FENESTRATIONS
REMOVE NON-HISTORIC DOOR AND
LIGHTING
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
D-3.0
TBD
RYAN McDANIEL, AIA
1/4" = 1'-0"1 EAST ELEVATION - DEMOLITION
1/4" = 1'-0"2 NORTH ELEVATION - DEMOLITION
NO. REVISION DATE
CARRIAGE HOUSE F.F.
7893.50'
CARRIAGE HOUSE F.F.
7893.50'
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
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC
COVERED WALKWAY
REPLACE NON-HISTORIC FENESTRATIONS TO
MATCH HISTORICAL DESIGN
REMOVE NON-HISTORIC
STAIRCASE
REMOVE NON-HISTORIC
ADDITION
REPLACE NON-HISTORIC
FENESTRATIONS TO MATCH
HISTORICAL DESIGN
REMOVE NON-HISTORIC
DORMER
REMOVE ENTIRE DORMER AND
RESTORE
REMOVE NON-HISTORIC PORCH
DETAILS AND RESTORE
REPLACE NON-HISTORIC
FENESTRATION TO MATCH
HISTORICAL DESIGN
REPLACE NON-HISTORIC
FENESTRATION TO MATCH
HISTORICAL DESIGN
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
01.10.22
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 FIRST 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
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
MAIN RIDGE
7919.33'
MAIN RIDGE
7919.33'
REMOVE NON-HISTORIC ADDITION
REMOVE NON-HISTORIC
COVERED WALKWAY
REMOVE NON-HISTORIC
FENESTRATIONS
REMOVE NON-HISTORIC ADDITION
CARRIAGE HOUSE F.F.
7893.50'
CARRIAGE HOUSE F.F.
7893.50'
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
01.10.22
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 FIRST 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
DN UP
UP
DN
DN
DN
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE
NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.)
U.N.O. -CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
GENERAL NOTE:
SEE SHEET A-3.0 FOR ROOF PLAN INFORMATION NOT SHOWN ON THIS SHEET (INCLUDING EAVE DETAILS AND PROJECTION
DISTANCES).
LANDSCAPE NOTES:
1. ENCROACHMENT PERMIT REQ'D. FOR ANY WORK PROPOSED IN THE PUBLIC R.O.W.
2. IF APPLICABLE, REF. PRELIMINARY LANDSCAPE PLANS, FOR ALL HARDSCAPE & PLANTING AREAS WITH RESPECTIVE HEIGHTS
AND MATERIALS.
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' T.O.S.
7894.83' T.O.S.
7893.50' T.O.S.
DRIVEWAY
PATIO
POOL DECK
PORCH
PORCH
PORCH
DECK
FIREPIT
5678
EM GM
I
C
X
8 8 8 9
10
1112
13
13
13
14
14
15
10
1010 10
15
'
-
0
1
/
2
"
32
'
-
0
1
/
2
"
25
'
-
8
"
11' - 7 3/8"
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
16
17 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
"
7893.50'
10' SETBACK BETWEEN BUILDINGS
10
'
-
0
"
53' - 9 5/8"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-0.0
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
1/8" = 1'-0"1 ARCHITECTURAL SITE PLAN
SITE PLAN NOTESA
ANNOTATION LEGENDB
KEYNOTESC
1 PROPERTY LINE
2 REAR YARD SETBACK
3 SIDE YARD SETBACK
4 FRONT YARD SETBACK
5 (E.) TELEPHONE BOX LOCATION - (REF. SURVEY & CIVIL DWGS.)
6 (E.) CABLE TV JUNCTION BOX
7 (E.) POWER POLE - PROTECT IN PLACE
8 (E.) STREET SIGN - PROTECT IN PLACE
9 (E.) STREET LIGHT (REF. SURVEY & CIVIL DWGS.)
10 (E.) STREET TREE TO REMAIN - PROTECT IN PLACE
11 (E.) GAS METER LOCATION - (REF. SURVEY & CIVIL DWGS.)
12 (E.) NEIGHBORS' ELECTRIC METER - (REF. SURVEY & CIVIL DWGS.)
13 (E.) ROLLED-CURB - (REF. CIVIL & SURVEY DWGS.)
14 (E.) SIDEWALK - PROTECT IN PLACE
15 (E.) CURB STOP - REF. SURVEY
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
01.10.22
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 FIRST 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
2'
-
6
"
30
"
M
A
X
2'
-
6
"
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
"
SETBACK BETWEEN BUILDINGS
10
'
-
0
"
EXISTING
8' - 2 3/8"
7' - 9 7/8"4 1/2"
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
1'
-
3
7
/
8
"
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
1"STAIRCASE DESIGNED TO
HISTORIC CONDITION AND
PROJECTION
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
01.10.22
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 FIRST 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
35' - 8 3/8"26' - 11 1/2"
4'
-
1
0
"
71
'
-
1
1
1
/
4
"
17
'
-
1
1
1
/
4
"
7'
-
0
5
/
8
"
4'
-
7
3
/
4
"
10
'
-
0
"
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 1617
6' - 7 3/8"
5' - 7 3/4"
18
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=84.63 SF
12
'
-
0
"
7' - 0 5/8"
15
A=79.38 SF
12
'
-
0
"
6' - 7 3/8"
16
4' - 7 3/4"
12
'
-
0
"
A=55.75 SF
17
A=79.38 SF
12
'
-
0
"
6' - 7 3/8"
18
A=120 SF
12
'
-
0
"
10' - 0"
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 84.63 0
15 79.38 0
16 55.75 0
17 79.38 0
18 120 0
OVERALL TOTAL WALL AREA (SF)3531.24
EXPOSED WALL AREA (SF)148.12
% OF EXPOSED WALL (SF) (EXPOSED / TOTAL) 4.19%
PROPOSED BASEMENT FLOOR AREA CALCULATIONS
BASEMENT LEVEL GROSS AREA (SF)3,680
BASEMENT COUNTABLE FLOOR AREA (SF)154.35 (3,680 X 4.19%)
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF)154.35
FIRST LEVEL FLOOR AREA (SF)2504.65
SECOND LEVEL FLOOR AREA (SF)1461.50
DECK/PORCH FLOOR AREA (SF)0.00
CARRIAGE HOUSE FLOOR AREA (SF)457.95
OVERALL TOTAL AREA (SF)4578.45
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
01.10.22
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 FIRST 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
3,679.75 SF
INTERIOR SPACE
1/16" = 1'-0"1 EXISTING BASEMENT LEVEL AREA CALCULATION
DN
DN
DN UP
_
UP
_
494.28 SF
GARAGE SPACE
2,504.65 SF
INTERIOR SPACE
71.47 SF
FRONT PORCH
(EXEMPT)
436.72 SF
POOL DECK
74.48 SF
BACK DECK
16.95 SF
EXT. STAIR
27.38 SF
HISTORICAL STAIR
(EXEMPT)
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
HISTORICAL PORCH STAIRCASE (SF)27.38 EXEMPT PER 26.575.020.D.5
PORCH 40.81 EXEMPT PER 26.575.020.D.6
POOL DECK 436.72
EXTERIOR STAIR 16.95
BACK DECK 74.48
SECOND FLOOR BALCONY 83.51
EXEMPT DECK FLOOR AREA (SF)612 (4,080 ALLOWABLE X 15%)
DECK/PORCH COUNTABLE FLOOR AREA (SF)0
(436.72 + 16.95 + 74.48 +
83.51 - 612)
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF)154.35
FIRST LEVEL FLOOR AREA (SF)2504.65
SECOND LEVEL FLOOR AREA (SF)1461.50
DECK/PORCH FLOOR AREA (SF)0.00
CARRIAGE HOUSE FLOOR AREA (SF)457.95
OVERALL TOTAL AREA (SF)4578.45
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
01.10.22
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 FIRST 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
_
_
83.51 SF
MASTER BALCONY
753.55 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)1461.5
SECOND LEVEL COUNTABLE FLOOR AREA (SF) 1461.5
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF)154.35
FIRST LEVEL FLOOR AREA (SF)2504.65
SECOND LEVEL FLOOR AREA (SF)1461.50
DECK/PORCH FLOOR AREA (SF)0.00
CARRIAGE HOUSE FLOOR AREA (SF)457.95
OVERALL TOTAL AREA (SF)4578.45
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
01.10.22
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 FIRST 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
DN UP
UP
457.95 SF
INTERIOR SPACE
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 FLOOR AREA 457.95
TOTAL PROPOSED FLOOR AREA CALCULATIONS
BASEMENT LEVEL FLOOR AREA (SF)154.35
FIRST LEVEL FLOOR AREA (SF)2504.65
SECOND LEVEL FLOOR AREA (SF)1461.50
DECK/PORCH FLOOR AREA (SF)0.00
CARRIAGE HOUSE FLOOR AREA (SF)457.95
OVERALL TOTAL AREA (SF)4578.45
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 FLOOR AREA 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
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
01.10.22
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 FIRST 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
DN
UP
_
UP
_
DN
DN
DN
ROOM TAGROOM NAME
1
A-5.0
1
1
?
1
1
A-4.0
1
1 1
1
ELEVATION / SECTION INDICATOR
AD-1.0
1 CALL-OUT TAG
10.00'SPOT ELEVATION
KEYNOTE TAG
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
FIRE RATED CEILING ASS'Y -REF. DTLS. 7/AD-1.0
1-HR RATED INT CONDITION -REF. DTLS. 7/AD-1.0
1-HR RATED EXT CONDITION -REF. DTLS. 7/AD-1.0
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC.
DWGS, -PAINT AND SEAL AS REQUIRED –ARCH. TO APPV.
COLOR FOR EXPOSED STEEL COLUMNS
STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, -
PAINT, STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED
WOOD POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH,
APPROVAL
DOORS -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON SHEET A-7.0 -
SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR JAMB, HEAD AND
THRESHOLD DETAILS, PROVIDE FLASHING AND WATERPROOFING AT DOOR OPENING PER
THE DOOR MFGR. INSTRUCTION AND/OR FLASHING MFGR. INSTRUCTION PER SECTIONS
R609.1 & R703.4 OF IRC
WINDOW -AS SPECIFIED, SEE WINDOW SCHEDULE AND GENERAL NOTES ON
SHEET A-7.0 -SHGC & U-FCTOR PER IECC & PLANS – SEE SHEET AD-2.0 FOR
JAMB, HEAD AND SILL DETAILS, PROVIDE FLASHING AND WATERPROOFING
AT WINDOW OPENING PER THE WINDOW MFGR. INSTRUCTION AND/OR
FLASHING MFGR. INSTRUCTION PER SECTIONS R609.1 & R703.4 OF IRC
REFRIGERATOR (REF) / FREEZER (FRZ) -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER –PROVIDE POWER AND WATER SUPPLY AS REQUIRED
BUILT-IN APPLIANCE / DISHWASHER (DW) / TRASH COMPACTOR (TR)-AS SELECTED PER
I.D., VERIFY W/. I.D. & OWNER –PROVIDE POWER , WATER SUPPLY & DRAINAGE PIPE AS
REQUIRED
CASEWORK, TALL CABINET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
CASEWORK, BASE CABINET W/. COUNTERTOP -AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER
CASEWORK, UPPER CABINET/SHELVES -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
BUILT-IN CLOSET -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER
ELEVATOR -PRIVATE RESIDENCE ELEVATOR IN COMPLIANCE W/. ASME A17.1/CSA B44
AS SELECTED PER PLANS, VERIFY W/. OWNER –PROVIDE POWER AS REQ'D. (CRC 321.1)
RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE
OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –
PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY
COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE
OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH
SMOOTH INTERIOR FINISH PER SECTION 505 OF IMC
KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY
W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @
60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR
EQUIPMENT SHALL BE PER SECTION 916 OF IPC
VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –
LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1)
W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF
0.8 GPM @ 8 PSI PER SECTION 604.3 IPC
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE
CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A
BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE
PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.
TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS
MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR.
TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION.
(IPC 405.3.1 & IRC R307)
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -
FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE
LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S
INSTALLATION INSTRUCTIONS. (IRC R1004.1)
A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF
IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER
AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED
CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)
FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER
MFGR. INSTRUCTION
ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN
SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0
OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL
PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER
SECTION 1108 OF IPC –REF. DTL. 11/AD-1.0
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
OFFICE
FOYER
KITCHEN
GREAT ROOM
HALLWAY STAIR #2
ELEV.
MUD ROOM
2-CAR GARAGE
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
7
FAUX GARAGE DOOR TO
MATCH HISTORIC
DESIGN (NOT OPERABLE)
1
2
1313
4
1
4
1
3
5
4
7
6
8
9
10
A
2
SHWR.
SHWR.
C
6.1
6"6"
FAUX MANDOOR TO
MATCH HISTORIC
DESIGN (NOT OPERABLE)LIGHT WELL
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-4.03
A-4.1
4
A-4.1
3
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
"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.0
TBD
RYAN McDANIEL, AIA
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 SIDE YARD SETBACK
4 REAR YARD SETBACK
5 OUTLINE OF ATTIC SPACE ABV.
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 FIRST LEVEL FLOOR PLAN
ANNOTATION LEGENDA
KEYNOTESB
NO. REVISION DATE
DN
DN
_
_
D W _
FRZ._
TRDW
FAU
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (PROPOSED)
10' - 0"
1
2
3
1
3
1 4 4 1
12
:
1
2
12
:
1
2
6:12 6:12
BEDROOM #2
W/D.
BEROOM #3
BATH #2
BATH #3
SHWR.
SHWR.
12:12 12:12 6:12
12
:
1
2
12
:
1
2
12:1212:12
12
:
1
2
12:1212
:
1
2
12:12 12:12
6:
1
2
6:
1
2
12
:
1
2
12:12 12:12
12:12
CLR.
2' - 2 7/8"
STAIR #1
R @ 0' -6 23/32"18
R @ 0' -6 23/32"18
MA. BATH
MASTER BEDROOM
W.C.W.I.C.
W.I.C.
ELEV.
STAIR #2
130
34
107
94
96
115
114
113
122
MA. SHWR.
SEAT
F H
J
7980
39
47
49
25 26
63
60
62
55
46
47
44
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-4.03
A-4.1
4
A-4.1
3
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
"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.1
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 SECOND LEVEL FLOOR PLAN
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 REAR YARD SETBACK
4 SIDE YARD SETBACK
5 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL.
6 OUTLINE OF EXISTING HISTORIC FOOTPRINT BELOW
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 REAR YARD SETBACK
4 SIDE YARD SETBACK
5 BASE CABINET & COUNTER - BUILT-IN, FINISH AS SEL.
6 OUTLINE OF EXISTING HISTORIC FOOTPRINT BELOW
ANNOTATION LEGENDA
KEYNOTESB
NO. REVISION DATE
_
_
UP
UP
D W _
FRZ._
TRDW
FAU
LAUNDRY
WINE ROOM
LOUNGE
GYM
ELEV.
MECH.
BEDROOM #4
BATH #4
BUNK ROOM
BATH #5
W.I.C.
PWDR.
MECH.
GAME ROOM
MEDIA ROOM
STAIRS #2
STAIRS #1
BAR
75
76
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 1/4"18
1
11
1
2 2
3
4
4
S.Y.S.B. (REQUIRED)
10' - 0"
S.Y.S.B. (REQUIRED)
10' - 0"
F.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
10
'
-
0
"
R.
Y
.
S
.
B
.
(
R
E
Q
U
I
R
E
D
)
-
G
A
R
A
G
E
5'
-
0
"
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"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.2
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 BASEMENT LEVEL FLOOR PLAN
1 PROPERTY LINE
2 SIDE YARD SETBACK
3 FRONT YARD SETBACK
4 REAR YARD SETBACK
ANNOTATION LEGENDA
KEYNOTESB
NO. REVISION DATE
D W _
FAU
DN
DN UP
_
UP
_
DIMENSION NOTE:
ALL DIMENSIONS ARE TO FACE OF SHEATHING (EXT. WALLS) OR FACE OF STRUCTURE (F.O.S.) TYP. U.N.O. ROUNDED TO THE
NEAREST 1/8" AND INTERIOR PARTITIONS ARE DIMENSIONED FROM FACE OF STRUCTURE TO FACE OF STRUCTURE (F.O.S.) U.N.O. -
CONTACT ARCHITECT IN WRITING FOR ANY CLARIFICATION OF NOTED DIMENSIONS, DO NOT SCALE PLANS.
ROUGH FRAMING:
ALL EXTERIOR WALLS TO BE FRAMED W/. 2X6 STUD MIN. U.N.O.
USE 2X6 MINIMUM STUDS FOR PLUMBING WALLS
SECOND AND THIRD FLOOR PLYWOOD TO BE 1-1/8"
ENTIRE EXTERIOR TO BE SHEATHED WITH 1/2" PLYWOOD
DOORS AND WINDOWS WILL TYPICALLY BE RECESSED FROM EXTERIOR WALL PLANE. VERIFY ALL ROUGH OPENING DIMENSIONS
WITH DOOR AND WINDOW MFGR. ROUGH OPENING MAY NEED TO BE OVERSIZED TO ACCOUNT FOR ADDITIONAL FRAMING. SEE
SHT. AD-2.0 FOR TYP. RECESSED CONDITIONS.
GARAGE FLOOR:
GARAGE FLOOR SURFACES SHALL BE OF APPROVED NONCOMBUSTIBLE MATERIAL.THE AREA OF FLOOR USED FOR PARKING OF
AUTOMOBILES OR OTHER VEHICLES SHALL BE SLOPED TO FACILITATE THE MOVEMENT OF LIQUIDS TO A DRAIN OR TOWARD THE
MAIN VEHICLE ENTRY DOORWAY. (R309.1)
PLUMBING:
1. SUPPORT ALL WALL-HUNG FIXTURES WITH METAL SUPPORTING MEMBERS TO PREVENT ANY STRAIN TRANSMISSION TO THE
CONNECTIONS. FRAMING AFFIXED SUPPORTS FOR OFF-THE-FLOOR WATER CLOSETS WITH CONCEALED TANKS SHALL COMPLY
WITH ASME A112.6.2. SECURE FLUSH TANK AND SIMILAR APPURTENANCES WITH APPROVED NON-CORROSIVE SCREW OR BOLTS.
(IRC P2702)
2. THE NET AREA OF THE SHOWER ENCLOSURE SHALL BE 900 SQ. INCHES (6.25 SQ. FT.) OR MORE IN THE CLEAR FLOOR AREA,
AND SHALL ALSO BE CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE. (IPC 421.4)
3. THE WATER HEATER BURNER AND BURNER-IGNITION DEVICE TO BE AT LEAST 18-INCHES ABOVE THE FLOOR, IF LOCATED IN A
GARAGE AND IN ADJACENT SPACES THAT OPEN TO THE GARAGE. FOR WATER HEATER IN THE GARAGE OR OTHER AREAS SUBJECT
TO MECHANICAL DAMAGE PROVIDE A PROTECTIVE BARRIER OR ELEVATE THE APPLIANCE TO BE OUT OF THE NORMAL PATH OF
THE VEHICLE. (IRC P2801)
4. ANCHOR OR STRAP THE WATER HEATER(S) TO RESIST HORIZ. DISPLACEMENT DUE TO THE EARTHQUAKE. STRAPPING SHOULD
BE AT THE UPPER AND LOWER ONE THIRD (1/3) POINTS OF THE APPLIANCE HEIGHT. MAINTAIN A MIN. 4-INCHES ABOVE THE
CONTROLS WITH STRAPPING AT LOWER POINT. (IRC P2801.8)
WOOD OR WOODBASED PRODUCTS NOTE:
WOOD OR WOODBASE PRODUCT SHALL BE OF A NATURAL DURABLE OR PRESERVATIVE-TREADED WOOD IN ACCORDANCE WITH
AWPA U1 FOR THE SPECIES, PRODUCT, PRESERVATIVE AND END USE IN THE FOLLOWING LOCATIONS:
1. WOOD JOISTS OR THE BOTTOM OF A WOOD STRUCTURAL FLOOR WHEN CLOSER THAN 18 INCHES (457 MM) OR WOOD GIRDERS
WHEN CLOSER THAN 12 INCHES (305 MM) TO THE EXPOSED GROUND IN CRAWL SPACES OR UNEXCAVATED AREA LOCATED
WITHIN THE PERIPHERY OF THE BUILDING FOUNDATION.
2. WOOD FRAMING MEMBERS THAT REST ON CONCRETE OR MASONRY EXTERIOR FOUNDATION WALLS AND ARE LESS THAN 8
INCHES (203 MM) FROM THE EXPOSED GROUND.
3. SILLS AND SLEEPERS ON A CONCRETE OR MASONRY SLAB THAT IS IN DIRECT CONTACT WITH THE GROUND UNLESS
SEPARATED FROM SUCH SLAB BY AN IMPERVIOUS MOISTURE BARRIER.
4. THE ENDS OF WOOD GIRDERS ENTERING EXTERIOR MASONRY OR CONCRETE WALLS HAVING CLEARANCES OF LESS THAN 1/2
INCH (12.7 MM) ON TOPS, SIDES AND ENDS.
5. WOOD SIDING, SHEATHING AND WALL FRAMING ON THE EXTERIOR OF A BUILDING HAVING A CLEARANCE OF LESS THAN 6
INCHES (152 MM) FROM THE GROUND OR LESS THAN 2 INCHES (51 MM) MEASURED VERTICALLY FROM CONCRETE STEPS,
PORCH SLABS, PATIO SLABS AND SIMILAR HORIZONTAL SURFACES EXPOSED TO THE WEATHER.
6. WOOD STRUCTURAL MEMBERS SUPPORTING MOISTURE-PERMEABLE FLOORS OR ROOFS THAT ARE EXPOSED TO THE
WEATHER, SUCH AS CONCRETE OR MASONRY SLABS, UNLESS SEPARATED FROM SUCH FLOORS OR ROOFS BY AN IMPERVIOUS
MOISTURE BARRIER.
7. WOOD FURRING STRIPS OR OTHER WOOD FRAMING MEMBERS ATTACHED DIRECTLY TO THE INTERIOR OF EXTERIOR MASONRY
WALLS OR CONCRETE WALLS BELOW GRADE EXCEPT WHERE AN APPROVED VAPOR RETARDER IS APPLIED BETWEEN THE WALL
AND THE FURRING STRIPS OR FRAMING MEMBERS.
ROOM TAGROOM NAME
1
1
1
1
10.00'
SPOT ELEVATION
REVISION TAG
DOOR TAG
WINDOW WALL TAG
WINDOW TAG
STRUCTURAL STEEL COLUMN PER STRUCT., REF. STRUTC. DWGS, -PAINT AND SEAL AS
REQUIRED –ARCH. TO APPV. COLOR FOR EXPOSED STEEL COLUMNS
STRUCTURAL WOOD POST/COLUMN COLUMN -PER STRUCT., REF. STRUTC. DWGS, -PAINT,
STAIN AND SEAL AS REQUIRED –ARCH. TO APPV. PAINT COLOR FOR EXPOSED WOOD
POST/COLUMN, IF TO BE STAINED PROVIDE STAINED SAMPLE FOR ARCH, APPROVAL
KITCHEN RANGE W/. EXHAUST HOOD -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –
PROVIDE POWER AND GAS AS REQUIRED -30”MIN. VERTICAL CLEARANCE TO ANY
COMBUSTIBLE MATERIAL ABV. COOKING TOP –EXHAUST HOOD TO HAVE EXHAUST RATE
OF MIN. 100 CFM AND VENT TO OUTDOOR , HOOD DUCTS TO BE OF METAL WITH
SMOOTH INTERIOR FINISH PER SECTION 505 OF IMC
KITCHEN/BAR SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –SINK TO COMPLY
W/. REQUIREMENT OF SECTION 422 OF IPC AND HAVE A MAX FLOW RATE OF 2.2 GPM @
60 PSI PER SECTION 604.4 OF IPC –TRAP AND VENT FOR ISLAND SINK AND SIMILAR
EQUIPMENT SHALL BE PER SECTION 916 OF IPC
VANITY SINK -AS SELECTED PER I.D., VERIFY W/. I.D. & OWNER –
LAVATORY TO HAVE 21”MIN. CLEAR SPACE IN FRONT OF IT.(IRC 307.1)
W/. MAXIMUM FLOW RATE OF 2.2 GPM @ 60 PSI AND MIN. FLOW RATE OF
0.8 GPM @ 8 PSI PER SECTION 604.3 IPC
WASHER (W) / DRYER (D) / STACKED (W/D)-AS SELECTED PER I.D., VERIFY W/. I.D. &
OWNER –PROVIDE POWER , GAS, WATER SUPPLY & DRAINAGE AS REQUIRED -THE
CLOTHES DRYERS VENT SHALL BE OF A RIGID METALLIC MATERIAL AND HAVE A
BACKDRAFT DAMPER (IMC 504) DUCT LENGTH, CONNECTION AND TRANSITION SHALL BE
PER SECTION 504.9.4 OF IMC. SEE WASHER & DRYER NOTES, REF. T-1.1.
TOILET -WATER CLOSET SHALL BE IN COMPLIANCE OF SECTION 401 OF IPC AND HAS
MAX EFFECTIVE FLUSH RATE OF 1.6 GAL. PER FLUSH (IPC 604.3). WATER CLOSETS CLR.
TO BE 21”IN FRONT AND 15”FROM ITS CENTER TO ANY SIDE WALL OR OBSTRUCTION.
(IPC 405.3.1 & IRC R307)
FIREPLACE -FACTORY-BUILT DIRECT VENT GAS FIREPLACE W/. SEALED COMBUSTION -
FACTORY-BUILT FIREPLACES, CHIMNEYS AND ALL OF THEIR COMPONENTS SHALL BE
LISTED AND INSTALLED IN ACCORDANCE WITH THEIR LISTING AND MANUFACTURER'S
INSTALLATION INSTRUCTIONS. (IRC R1004.1)
A/C CONDENSER / HEAT PUMP -TO BE IN COMPLIANCE OF SECTION 1403.1 & 1404.1 OF
IRC AS SELECTED, VERIFY W/. OWNER -SIZE PER HVAC CONSULTANT –PROVIDE POWER
AND SOUND DAMPENING PAD AS REQ’D. –INSTALL AND MAINTAIN REQUIRED
CLEARANCES PER MFGR. INSTRUCTION LISTING AND LABELING (IRC M1307.1)
FAU -PROVIDE GAS S.O., POWER, AND VENTING AS REQ'D. BY MFG'R. –INSTALL PER
MFGR. INSTRUCTION
RECESSED MAIN SERVICE PANEL -400 AMP MAX. (MAINTAIN 36" CLEAR FROM FACE
OF PANEL TO ANY OBSTRUCTION) –GC TO COORDINATE W/. UTILITY COMPANY
ROOF/DECK DRAIN -PER CHAPTER 11 OF IPC -SECTOPM 1106 OF IPC –ROOF DRAIN
SHALL HAVE DOMED STRAINER –REF. DETAIL 11/AD-1.0
OVERFLOW OR EMERGENCY DRAIN -PER CHAPTER 11 OF IPC -COPPER OR EQ., INSTALL
PER MFGR. INSTRUC., SLOPED TOWARD IN-WALL DRAIN INLETS –SLOPE AND SIZE PER
SECTION 1108 OF IPC –REF. DTL. 11/AD-1.0
2X4 STUD WALL
2X6 STUD WALL
2X8 STUD WALL
2X10 STUD WALL
EXT. POCKET DOOR WALL - TYP. 2X6 EXT. FRMG. AND 2X4 INTERIOR FRAMING W/.
DOUBLE TOP PLATE AND SINGLE SILL PLATE U.N.O., MIN. AIR SPACE/DOOR POCKET TO
BE VERIFIED W/. DOOR MFGR. - STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH
MFGR. INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND STRUCT. DWGS
CONCRETE WALL -12”REINFORCED CAST IN PLACE CONCRETE WALL TYP. U.N.O. PER
STRUCT., REF. STRCUTC. DWGS. –FOR BASEMENT/RETAINING CONCRETE WALL
PROVIDE WATERPROOFING OR DAMPPROOFING AND DRAINAGE AS REQUIRED PER
SECTION R406.1 & R406.2, REF. SOILS REPORT,WATERPROOFING & DAMPROOFING
NOTES ON SHEET T-1.1 –EXPOSED SURFACES TO HAVE TROWELED SMOOTH FINISH
WITH A LIGHT GRAY COLOR, PROVIDE SAMPLE FOR ARCH. APPROVAL
SLAB/FRAMING DEPRESSION -SEE STRUCT. DWGS. FOR THE RECESSION DETAILS -FOR
RECESSION SPECIFIC TO EQUIPMENT OR ASSEMBLY VERIFY THE REQUIRED RECESSION
W/. MFGR. OR FABRICATOR –SHOWER RECESSION TO BE VERIFIED W/. I.D.
SEE SHEET AD-2.0 FOR THE TYPICAL DEPRESSION OF DOORS AND WINDOWS, VERIFY
ALL DEPRESSIONS W/. MFGR.
STUDS MIN. SPACING PER STRUCT. AND EXT. FINISH MFGR.
INSTRUCTION AND/OR LISTING –SEE EXT. WALL DETAILS AND
STRUCT. DWGS
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
F.
Y
.
S
.
B
.
10
'
-
0
"
R.
Y
.
S
.
B
.
10
'
-
0
"
R.
Y
.
S
.
B
.
5'
-
0
"
S.Y.S.B.
10' - 0"
S.Y.S.B.
10' - 0"
8' - 2 3/8"65' - 2 7/8"16' - 6 7/8"
3' - 5"7' - 2"15' - 6 7/8"3' - 5 1/2"12' - 10 1/2"22' - 9"
2' - 1 1/2"3' - 8 1/8"1' - 11"7' - 3 3/4"1' - 11"3' - 8 1/8"2' - 1 1/2"1' - 8"1' - 9"3' - 8 1/4"3' - 5 3/4"8' - 0 3/4"7' - 6 1/8"1' - 9"1' - 8 5/8"
3' - 3 7/8"3' - 3 7/8"
22
'
-
6
"
5'
-
6
"
7'
-
4
"
9'
-
8
1
/
8
"
OFFICE
FOYER
KITCHEN GREAT ROOM
HALLWAY
STAIR #2
ELEV.
MUD ROOM
2-CAR GARAGE
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
"
4'
-
3
1
/
4
"
2'
-
8
"
18
'
-
6
5
/
8
"
A-4.03
A-4.1
4
A-4.1
3
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.3
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 FIRST LEVEL DIMENSION PLAN
NO. REVISION DATE
SITE PLAN NOTESA
KEYNOTESC
DN
DN
_
_
D W _
FAU
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
BEDROOM #2
BATH #2
BEROOM #3
BATH #3
W/D.
MA. BATH
MASTER BEDROOM
W.C.
W.I.C.
W.I.C.
ELEV.
STAIR #1
STAIR #2
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
12
:
1
2
12
:
1
2
6:12 6:12
3:123:12
6:
1
2
12:12 12:12
12:1212:12
6:
1
2
6:12
6:
1
2
12
:
1
2
12:12
12
:
1
2
12
:
1
2
12:12 12:12
12
:
1
2
12
:
1
2
12:12 12:12 6:12
19' - 4"
3' - 4"15' - 11 7/8"
5' - 9 1/4"2' - 5 1/2"7' - 9 1/4"
41
'
-
1
7
/
8
"
6'
-
1
1
/
2
"
6'
-
8
3
/
8
"
4'
-
8
5
/
8
"
11
'
-
8
1
/
2
"
11
'
-
1
1
"
1'
-
1
"
2'
-
3
"
2'
-
3
"
1'
-
1
3
/
8
"
20' - 1 3/8"
13' - 7 1/8"3' - 11 3/4"2' - 6 1/2"
41
'
-
1
7
/
8
"
13
'
-
3
3
/
8
"
7'
-
9
7
/
8
"
7'
-
8
1
/
4
"
7'
-
7
1
/
2
"
4'
-
9
"
1'
-
7
"
2'
-
3
"
2'
-
3
"
1'
-
6
1
/
2
"
1'
-
6
7
/
8
"
2'
-
3
"
2'
-
3
"
7'
-
2
1
/
2
"
22' - 9"
6' - 3 5/8"10' - 1 3/4"6' - 3 5/8"
40
'
-
1
5
/
8
"
24
'
-
9
1
/
2
"
9'
-
9
1
/
2
"
5'
-
6
3
/
4
"
10
3
/
8
"
8'
-
5
"
6
1
/
8
"
11
'
-
1
0
1
/
2
"
12
'
-
1
1
"
40
'
-
1
5
/
8
"
24
'
-
9
1
/
2
"
9'
-
9
1
/
2
"
1
1
/
2
"
4'
-
1
0
5
/
8
"
6
5
/
8
"
34
'
-
7
"
5'
-
6
3
/
4
"
28' - 3 3/8"
6' - 2 1/2"10' - 8 1/8"11' - 4 3/4"
A-4.03
A-4.1
4
A-4.1
3
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
"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.4
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 SECOND LEVEL DIMENSION PLAN
NO. REVISION DATE
SITE PLAN NOTESA
KEYNOTESC
_
_
UP
D W _
FAU
39
'
-
7
1
/
2
"
1'
-
0
5
/
8
"
8'
-
4
3
/
4
"
6'
-
1
1
3
/
4
"
7'
-
0
5
/
8
"
15
'
-
1
1
/
4
"
1'
-
0
5
/
8
"
26' - 11 1/2"
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"
25' - 9 3/8"
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
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
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-2.5
TBD
RYAN McDANIEL, AIA
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 BASEMENT LEVEL DIMENSION PLAN
NO. REVISION DATE
SITE PLAN NOTESA
KEYNOTESC
A-4.1
A-4.0
A-4.12A-4.0
1
1
2
6:12
6:
1
2
12
:
1
2
12
:
1
2
6:
1
2
12:12 12:12
12:1212:12
12
:
1
2
12
:
1
2
4:12 4:1212:1212:12
12
:
1
2
12:12
12:1212:12
12
:
1
2
12
:
1
2
12:1212:12
6:12
6:
1
2
3:123:12
7:12
7:12
12:12
12:12
6:12 6:12
6:12 6:12
12
:
1
2
12
:
1
2
12
:
1
2
12
:
1
2
2% MIN.
2% MIN.
2%
M
I
N
.
2%
M
I
N
.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
12:12
1
2
3
1
3
1414
5 5
5 5
5
6
6
6
66
6
6
66
6
6
6
6
66
7
7
7
CHIMNEY TO
BE WRAPPED IN
ACM PANEL
PARAPET WALL
TO BE WRAPPED
IN ACM PANEL
PARAPET WALL
TO BE WRAPPED
IN ACM PANEL
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
7919.57'
7919.57'
7921.27'
7914.60'
7917.50'
7917.45'
7921.70'
7921.92'
7922.34'
7922.34'
7922.41'
7906.65'
7916.91'
7916.91'
7916.91'7910.83'
7910.83'
7910.83'
7913.53'7913.53'
7917.50'
7903.52'
7903.52'
A-4.03
A-4.1
4
A-4.1
3
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"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-3.0
TBD
RYAN McDANIEL, AIA
1 PROPERTY LINE
2 FRONT YARD SETBACK
3 REAR YARD SETBACK
4 SIDE YARD SETBACK
5 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
6 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
7 FLAT COOL ROOF, CLASS 'A' - COLOR AS SELECTED - TPO MEMBRANE - REF. MAT. SCHEDULE SHT. A-4.0
PROJECT NORTHTRUE NORTH
3/16" = 1'-0"1 ARCHITECTURAL ROOF PLAN
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-4.12A-4.0
1
1
2
A-4.03
A-4.1
4
A-4.1
3
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
7:12
7:12
12:12
12:12
6:12 6:12
6:12 6:12
12
:
1
2
12
:
1
2
12
:
1
2
12
:
1
2
2% MIN.
2% MIN.
2%
M
I
N
.
2%
M
I
N
.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
12:12
1
2
3
1
3
1414
5 5
5 5
5
6
6
6
66
6
6
66
6
6
6
6
66
7
7
7
CHIMNEY TO
BE WRAPPED IN
ACM PANEL
PARAPET WALL
TO BE WRAPPED
IN ACM PANEL
PARAPET WALL
TO BE WRAPPED
IN ACM PANEL
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
PT.12 - 7916.91'
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 - 7907.60'
PT.9 - 7914.34'
PT.11 - 7917.66'
7893' (E.) NG
PT.10 - 7914.34'
7893' (E.) NG
PT.14 - 7907.80'
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"
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
01.10.22
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 FIRST 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 -7914.34'7893'7893.50'21.34'
PT. 10 -7914.34'7893'7893.50'21.34'
PT. 11 -7917.66'7893'7893.50'24.66'
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'
FIRST FLOOR PLATE
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
79 80
9 10 41
A 13
2526
1
3
1
1
1
2
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'
7924.91'
7922.34'
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'
3
2
4
5
6
7
6
8
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
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
"
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
7893.57'
SECOND FLOOR PLATE
7903.83'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7893.50'
39 47 49
63 60 62
5421 6 7
2
9
13
70
6.8
12:
12
12
:12 12:
12
12:
1212
:12
12:
12
12
:12
7913.53'
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
"
8
4
7
7
6
7
5
4
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
7921.27'
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
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
"
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR PLATE
7893.57'
FIRST FLOOR PLATE
7893.57'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
12
3
12
47 46 55
7913.53'
7917.50'
7921.92'7921.27'7921.92'
7919.57'
12:
1212
:12
12:
1212
:12
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
14
'
-
5
1
/
8
"
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
HISTORIC CHIMNEY
TO BE RESTORED.
IN ASSSUMED
LOCATION BASEDON
HISTORIC PHOTOS.
HISTORIC IRON RIDGE
ORNAMENT IN ASSSUMED
LOCATION BASED ON
HISTORIC PHOTOS.
1/
3
P
O
I
N
T
F
R
O
M
E
A
V
E
T
O
R
I
D
G
E
19
'
-
1
"
8
4
7
77
4
8
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
"
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-4.0
TBD
RYAN McDANIEL, AIA
3/16" = 1'-0"1 NORTH ELEVATION
3/16" = 1'-0"2 WEST ELEVATION
1 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0
2 ACM PANEL - REF. MAT. SCHEDULE A-4.0
3 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
4 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
5 WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0"
6 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0
7 CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE
A-4.0
8 BRICK VENEER - REF. MAT. SCHEDULE SHT. A-4.0
MATERIAL SPECIFICATIONSA
GENERAL NOTESB
KEYNOTESC
1. FENESTRATIONS MUST HAVE TEMPORARY AND PERMANENT LABELS.
2. REF. ROOF PLAN (A-3.0) 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"3 EAST ELEVATION -HISTORIC & CARRAIGE HOUSE
FIRST FLOOR F.F.
7894.83'
SECOND FLOOR F.F.
7904.91'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7893.50'
6 6.1
G I
2
3
7922.36'
7924.91'
7916.91'
7910.82'
7913.53'7913.53'
6 :1 2 6:12
12:
12
7 :1 2
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
"
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
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'
SECOND FLOOR PLATE
7903.83'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
7
11
H
J
D
44
8
12
1
2
3
1
2
23
'
-
1
0
7
/
8
"
1
3
7910.83'
7916.91'
7922.36'7922.34'
7916.91'
1
A-5.1
29
'
-
3
3
/
4
"
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
ZONE DISTRICT HEIGHT LIMIT
PER 26.710.060.D.7.
25
'
-
0
"
25
'
-
0
"
WINDOWS & DOORS:
AUTHORIZED DEALER (PRODUCTS LISTED BELOW)
SUPPLIER:ASSOCIATED BUILDING SUPPLY
ADDRESS:STONE MILL DESIGN CENTER 2915 RED HILL AVE., SUITE F104, COSTA MESA, CA 92626
CONTACT:JOE YOUNAN
PHONE:949-872-3319
FAX:206-666-2150
EMAIL:JYOUNAN@ABSSOCAL.COM
WEB:WWW.ASSOCIATEDBUILDINGSUPPLY.COM
ALUMINUM CLAD WINDOWS & PATIO DOORS
MANUFACTURER: JELD-WEN WINDOWS & DOORS
PRODUCT:CUSTOM COLLECTION
ADDRESS:3250 LAKEPORT BLVD. P.O. BOX 1329; KLAMATH FALLS, OREGON 97601
PHONE:541-885-7412 OR 800-535-3936
FAX:541-884-3331
WEB:WWW.JELD-WEN.COM
MULTI SLIDE DOORS & STOREFRONT
MANUFACTURER:WESTERN WINDOW SYSTEMS
PRODUCT: SERIES 600 & STOREFRONT SYSTEMS
ADDRESS: 5621 S. 25TH ST., PHOENIX, AZ 85040
PHONE: 877.268.1300
WEB: WWW.WESTERNWINDOWSYSTEMS.COM
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.
7893.50'
CARRIAGE HOUSE F.F.
7893.50'
11
14
5
7913.53'7913.53'
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.
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR F.F.
7894.83'
FIRST FLOOR PLATE
7893.57'
FIRST FLOOR PLATE
7893.57'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
76 77
85.5
12:
1212
:12
6:126:1 2
7917.50'
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.
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
01.10.22
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 FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-4.1
TBD
RYAN McDANIEL, AIA
1 STANDING SEAM METAL ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
2 ACM PANEL - REF. MAT. SCHEDULE A-4.0
3 T&G PANELING, REVEAL AS SEL. FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0
4 WOOD SHINGLE SIDING - REF. MATERIAL SCHEDULE SHT. A-4.0
5 CLAPBOARD SIDING, REVEAL AS SEL., PRIMED, CAULKED & SEALED, PAINT TO MATCH, ARCH. TO APPV. REF. MAT. SCHEDULE
A-4.0
6 WOOD SHINGLE ROOFING - REF. MAT. SCHEDULE SHT. A-4.0
7 WOOD HALF-MOON SHINGLE SIDING, FINISH AS SELECTED - REF. MATERIAL SCHEDULE SHT. A-4.0"
3/16" = 1'-0"1 SOUTH ELEVATION
3/16" = 1'-0"2 EAST ELEVATION
MATERIAL SPECIFICATIONSA
GENERAL NOTESB
KEYNOTESC
NO. REVISION DATE
3/16" = 1'-0"3 NORTH ELEVATION -BARN
3/16" = 1'-0"4 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
7893.57'
SECOND FLOOR PLATE
7903.83'
LOWEST EXISTING GRADE
7893.00'
CARRIAGE HOUSE F.F.
7893.50'
1
A-5.1
12
3
96
BEDROOM #2 BATH #2 W/D.BEROOM #3 ATTIC
OFFICE PWDR.
W.I.C.BUNK ROOM
MECH.
KITCHEN DIRTY KITCHEN
CARRIAGE HOUSE
1'
-
1
"
9'
-
0
"
1'
-
3
1
/
8
"
10
'
-
9
7
/
8
"
10
'
-
1
"
12
'
-
1
"
75
12
8'
-
1
1
1
/
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
01.10.22
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 FIRST 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
7893.57'
FIRST FLOOR PLATE
7893.57'
SECOND FLOOR PLATE
7903.83'SECOND FLOOR PLATE
7903.83'
LOWEST EXISTING GRADE
7893.00'
LOWEST EXISTING GRADE
7893.00'
A-0.2
1
1
A-5.0
MASTER BEDROOMMA. BATH
GREAT ROOM
BUNK ROOM
KITCHEN
BEROOM #3 BATH #3
?ATTIC
MEDIA ROOMGAME ROOM
94
6.9
73
10 9
79
101E
A
ATTIC 3'
-
6
"
BATH #5
SPOOL
1'
-
1
"
9'
-
0
"
1'
-
3
1
/
8
"
10
'
-
9
7
/
8
"
10
'
-
1
"
12
'
-
1
"
5.5
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR
UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE
EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY
UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE
DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON
ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER
PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE
ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN
AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON
ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND
ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE
DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR
IMPLIED HERON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
01.10.22
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 FIRST 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
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR
UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE
EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY
UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE
DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON
ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER
PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE
ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN
AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON
ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND
ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE
DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR
IMPLIED HERON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
09/27/21
REALISTIC
PERSPECTIVE VIEW
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-8.0
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR
UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE
EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY
UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE
DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON
ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER
PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE
ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN
AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON
ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND
ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE
DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR
IMPLIED HERON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
09/27/21
REALISTIC
PERSPECTIVE VIEW
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-8.1
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
DATE
REVISIONS
OWNER INFORMATION:
PROJECT STATUS
PLAN CHECK NO.
151 KALMUS DRIVE, SUITE G-1
COSTA MESA, CA 92626
714.754.4040
WWW.BRANDONARCHITECTS.COM
PROJECT CONTACT
THESE DOCUMENTS ARE THE PROPERTY OF BRANDON
ARCHITECTS INC., AND ARE NOT TO BE DUPLICATED, ALTERED OR
UTILIZED IN ANY WAY BY ANY OTHER PARTY WITHOUT THE
EXPRESSED AUTHORIZATION OF BRANDON ARCHITECTS. ANY
UNAUTHORIZED DUPLICATION OR ALTERATION OF THESE
DOCUMENTS BY ANY PARTY IS A VIOLATION OF BRANDON
ARCHITECTS EXPRESSED COMMON LAW COPYRIGHT AND OTHER
PROPERTY RIGHTS THERETO, AND IS SUBJECT TO FULL CIVIL
LIABILITIES AND PENALTIES. THESE PLANS ARE ALSO NOT TO BE
ASSIGNED TO ANY THIRD PARTY WITHOUT OBTAINING WRITTEN
AUTHORIZATION AND EXPRESSED PERMISSION BY BRANDON
ARCHITECTS, WHO SHALL THEN BE HELD HARMLESS AND
ABSOLVED OF ANY LIABILITY REGARDING ANY USE OF THESE
DOCUMENTS BY SUCH THIRD PARTY WHETHER DEPICTED OR
IMPLIED HERON.
PROJECT ADDRESS:
BRANDON ARCHITECTS
09/27/21
REALISTIC
PERSPECTIVE VIEW
KA
O
R
E
S
I
D
E
N
C
E
LOT D, LLC. "CUSTOM" -C/O JOHN
KAO
312 ASPEN AIRPORT BUSINESS
CENTER, STE. D, ASPEN, CO, 81611
HPC FIRST CHECK
233 W. BLEEKER ST., ASPEN, CO,
81611
A-8.2
TBD
RYAN McDANIEL, AIA
NO. REVISION DATE
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
SITE PLAN
C1
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
OVERALL
GRADING PLAN
C2
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
OVERALL UTILITY
PLAN
C3
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.1
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.2
SHEET NO.
SHEET TITLE
NO
.
NA
M
E
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
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
U
L
T
I
N
G
&
CI
V
I
L
D
E
S
I
G
N
,
L
L
C
P.
O
.
B
O
X
3
9
0
1
,
E
A
G
L
E
,
C
O
L
O
R
A
D
O
8
1
6
3
1
(9
7
0
)
3
2
3
-
7
0
0
8
IS
S
U
E
/
R
E
V
I
S
I
O
N
DA
T
E
:
DA
T
E
TH
E
D
E
S
I
G
N
S
S
H
O
W
N
H
E
R
E
I
N
I
N
C
L
U
D
I
N
G
AL
L
T
E
C
H
N
I
C
A
L
D
R
A
W
I
N
G
S
,
G
R
A
P
H
I
C
RE
P
R
E
S
E
N
T
A
T
I
O
N
&
M
O
D
E
L
S
T
H
E
R
E
O
F
,
A
R
E
PR
O
P
R
I
E
T
A
R
Y
&
C
A
N
N
O
T
B
E
C
O
P
I
E
D
,
DU
P
L
I
C
A
T
E
D
,
O
R
C
O
M
M
E
R
C
I
A
L
L
Y
E
X
P
L
O
I
T
E
D
IN
W
H
O
L
E
O
R
I
N
P
A
R
T
W
I
T
H
O
U
T
T
H
E
S
O
L
E
AN
D
E
X
P
R
E
S
S
W
R
I
T
T
E
N
P
E
R
M
I
S
S
I
O
N
F
R
O
M
YA
R
N
E
L
L
C
O
N
S
U
L
T
I
N
G
&
C
I
V
I
L
D
E
S
I
G
N
,
L
L
C
.
DE
S
I
G
N
B
Y
:
DR
A
W
N
B
Y
:
RE
V
I
E
W
E
D
B
Y
:
PR
O
J
E
C
T
N
O
.
:
SI
N
G
L
E
-
F
A
M
I
L
Y
R
E
S
I
D
E
N
C
E
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/
7
/
2
0
2
2
811
DETAILED
GRADING &
UTILITY PLAN
C4.4
From:Ryan McDaniel
To:Sara Adams
Subject:Fwd: 233 W. Bleeker Street & 219 W. Bleeker St.
Date:Monday, January 10, 2022 9:02:48 AM
---------- Forwarded message ---------
From: Ron Christian <ron.christian@cityofaspen.com>
Date: Mon, Jun 14, 2021 at 2:28 PM
Subject: RE: 233 W. Bleeker Street & 219 W. Bleeker St.
To: Ryan McDaniel <ryan@brandonarchitects.com>
CC: Brian Jowett <brian@brandonarchitects.com>, Sara Adams <sara@bendonadams.com>
There is a 3 phase transformer on the south side of that alley, on the west end of the alley that
could accommodate 1 run of 500 copper for each unit which would give you a 400 amp three
phase service for both 219 and 233. Thanks, Ron
From: Ryan McDaniel <ryan@brandonarchitects.com>
Sent: Monday, June 14, 2021 2:24 PM
To: Ron Christian <ron.christian@cityofaspen.com>
Cc: Brian Jowett <brian@brandonarchitects.com>; Sara Adams <sara@bendonadams.com>
Subject: Re: 233 W. Bleeker Street & 219 W. Bleeker St.
It is still early on as we have not developed the schematics, but would plan for the following:
219 W. Bleeker - 400 amp
233 W. Bleeker - not certain of demand at this time, but this will be appx. 8,000 s.f. so
may need 600 amp or 400 amp + 150 amp sub-panel if that is an option.
Thank you!
Best Regards,
Ryan McDaniel, AIA, LEED AP BD+C
Jr. Principal Architect
BRANDON ARCHITECTS
(O) 714.754.4040
(C) 949.394.8670
151 Kalmus Dr. G-1, Costa Mesa, CA 92626
www.BrandonArchitects.com
On Mon, Jun 14, 2021 at 1:00 PM Ron Christian <ron.christian@cityofaspen.com> wrote:
Hey Ryan, any idea what size amperage the mains will be on those 2 houses? Thanks, Ron
From: Ryan McDaniel <ryan@brandonarchitects.com>
Sent: Monday, June 14, 2021 1:35 PM
To: Ron Christian <ron.christian@cityofaspen.com>
Cc: Brian Jowett <brian@brandonarchitects.com>; Sara Adams <sara@bendonadams.com>
Subject: 233 W. Bleeker Street & 219 W. Bleeker St.
Hi Ron,
I received your contact information from Sara Adams. We are working on a shared
project on 233 & 219 W. Bleeker St.
We will be constructing two (2) separate single family residences on the two lots (90' and
30' configurations).
Can you help us determine whether we need to plan for a new transformer or if there is
adequate service in this area?
Thank you!
Best Regards,
Ryan McDaniel, AIA, LEED AP BD+C
Jr. Principal Architect
BRANDON ARCHITECTS
(O) 714.754.4040
(C) 949.394.8670
151 Kalmus Dr. G-1, Costa Mesa, CA 92626
www.BrandonArchitects.com
--
Best Regards,
Ryan McDaniel, AIA, LEED AP BD+C
Jr. Principal Architect
BRANDON ARCHITECTS
(O) 714.754.4040
(C) 949.394.8670
151 Kalmus Dr. G-1, Costa Mesa, CA 92626
www.BrandonArchitects.com
(Sent from mobile phone)
From:Sara Adams
To:Sarah Yoon
Subject:RE: site coverage question
Date:Monday, August 2, 2021 2:06:00 PM
Attachments:image002.png
image003.png
Thanks! I can’t believe you are POD today with such a full plate!!
From: Sarah Yoon <sarah.yoon@cityofaspen.com>
Sent: Monday, August 2, 2021 2:01 PM
To: Sara Adams <sara@bendonadams.com>
Subject: RE: site coverage question
Hi Sara,
Zoning confirmed that lightwells, patios and decks are not part of the site coverage.
Thank you,
-Sarah-
Sarah Yoon (She/Her/Hers)
Historic Preservation Planner | Community Development
(O): 970.920.5144 | (C): 970.319.0720
www.cityofaspen.com
My typical in-office hours are Tuesday-Thursday, 9 a.m.-5 p.m. I work remotely Monday & Friday, 9 a.m.-5 p.m.
Our Values: Stewardship | Partnership | Service | Innovation
www.cityofaspen.com
www.aspencommunityvoice.com
www.aspenvictorian.com
www.aspenmod.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is
confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the
sender that you have received the message in error and then delete it. Further, the information or opinions contained in this
email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions
contained in the email are based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The opinions and information contained herein do not create a legal or
vested right or any claim of detrimental reliance.
From: Sarah Yoon
Sent: Monday, August 2, 2021 1:51 PM
To: Sara Adams <sara@bendonadams.com>
Subject: RE: site coverage question
Hi Sara,
I will check in with Zoning this afternoon to get you some direction.
Thank you,
-Sarah-
Sarah Yoon (She/Her/Hers)
Historic Preservation Planner | Community Development
(O): 970.920.5144 | (C): 970.319.0720
www.cityofaspen.com
My typical in-office hours are Tuesday-Thursday, 9 a.m.-5 p.m. I work remotely Monday & Friday, 9 a.m.-5 p.m.
Our Values: Stewardship | Partnership | Service | Innovation
www.cityofaspen.com
www.aspencommunityvoice.com
www.aspenvictorian.com
www.aspenmod.com
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is
confidential and exempt from disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the
sender that you have received the message in error and then delete it. Further, the information or opinions contained in this
email are advisory in nature only and are not binding on the City of Aspen. If applicable, the information and opinions
contained in the email are based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The opinions and information contained herein do not create a legal or
vested right or any claim of detrimental reliance.
From: Community Development <planneroftheday@gmail.com>
Sent: Monday, August 2, 2021 12:57 PM
To: Sarah Yoon <sarah.yoon@cityofaspen.com>
Subject: Fwd: site coverage question
---------- Forwarded message ---------
From: Sara Adams <sara@bendonadams.com>
Date: Mon, Aug 2, 2021 at 12:52 PM
Subject: site coverage question
To: Community Development <planneroftheday@gmail.com>
Hi POD,
Does site coverage measurement includes lightwells, patios and decks? Here is the Code section for
easy reference.
Thanks! Sara
(g)Measuring Site coverage. Site coverage is typically expressed as a percentage. When calculating
site coverage of a structure or building, the exterior walls of the structure or building at ground level
should be used. When measuring to the exterior walls, the measurement shall be taken from the
exterior face of framing, exterior face of structural block, or similar exterior surface of the nominal
structure excluding sheathing, vapor barrier, weatherproofing membrane, exterior-mounted
insulation systems, and excluding all exterior veneer and surface treatments such as stone, stucco,
bricks, shingles, clapboards or other similar exterior veneer treatments. Porches, roofs or balcony
overhangs, cantilevered building elements and similar features extending directly over grade shall be
excluded from maximum allowable site coverage calculations.
Sara Adams, AICP
www.bendonadams.com
(o) 970.925.2855 x2
(m) 610.246.3236
--
Notice and Disclaimer:
This message is intended only for the individual or entity to which it is addressed and may contain information that is confidential and exempt from
disclosure pursuant to applicable law. If you are not the intended recipient, please reply to the sender that you have received the message in error and
then delete it. Further, the information or opinions contained in this email are advisory in nature only and are not binding on the City of Aspen. If
applicable, the information and opinions contain in the email are based on current zoning, which is subject to change in the future, and upon factual
representations that may or may not be accurate. The opinions and information contained herein do not create a legal or vested right or any claim of
detrimental reliance.