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Home My WebLink AboutLand Use Case.440 N 5th St.A093-984Ho 0 54 k 54 PN: 2735-124-97002 Case A093-98 440 N. Fifth Q+Â·roor nÂ©AP Â».Fl Fucl S[22 . S ' 4. 4 -I . I. & PARCEL ID:~2735-124-97002 1 DATE RCVD: ~ 11/2/98 # COPIES:~- CASE NO|A093-98 CASE NAME:1440 N. Fifth Street DRAC PLNR:~ - PROJ ADDR:~440 N. Fifth Street CASE TYP:~DRAC STEPS:~ OWN/APP: Farrell Kahn ~ ADR~P.O. Box 7665 C/S/Z:~Aspen, CO 81611 PHN:~925-5531 REP:~James Atkinson ADR:~610 E. Hyman Ave. C/S/Z:~Aspen, CO 81611 PHN1925-5590 FEES DUE:~450 (ff) ~ FEES RCVD1450 STAT: F- REFERRALS~ REF~ ' BYI ' DUE:] ~ MTG DATE REV BODY PH NOTICED ./.'.'I%I- 1 . DATE OF FINAL ACTION:~ CITY COUNCIL: REMARKS| PZ: BOA: CLOSED: 1Y. 1!Elf BY: 1 81/Â·Â·Â·rGft~- DRAC: 49>Â·/3 - 96 PLAT SUBMITD: | PLAT (BK,PG):| ADMIN: i Â· '4~, MEMORANDUM TO: The Design Review Appeal Committee THRU: Julie Ann Woods, Community Development Direc FROM: Mitch Haas, Planner,~~~00~ ~ RE: 440 North Fifth Street request for Variances from the "Volume" provision (Section 26.58.040(F)(12)) ofthe Residential Design Standards DATE: December 3, 1998 SUMMARY: Pursuant to Chapter 26.58, Residential Design Standards, Section 26.58.020(B), of the Aspen Municipal Code, "an applicant shall prepare an application for review and approval by staff. In order to proceed with additional land use reviews or obtain a Development Order, staff shall find the submitted development application consistent with the Residential Design Guidelines." This Section goes on to state that "if an application is found to be inconsistent with any item of the Residential Design Guidelines the applicant may either amend the application or appeal staff's findings to the Design Review Appeal Board [DRAC] pursuant to Chapter 26.22, Design Review Appeal Board." Community Development Department staff reviewed the application to construct a single- family residence on the 440 North Fifth Street site for compliance with the "Residential Design Standards," (see Exhibit A). In staffs review, it was determined that the proposed designs violate the "Volume" standard. Thus, the applicant is requesting a variance from this standard (which is described below) in order to allow for approval of the architectural designs as proposed. The proposed design is provided in the attached Exhibit A, where Sheets A-3.1, A-3.2, and A-3.3 highlight the noncomplying windows. Pursuant to Section 26.22.010 of the code, an appeal for exemption from the Residential Design Standards may be granted if the exception would: (1) yield greater compliance with the Aspen Area Community Plan; (2) more effectively address the issue or problem a given standard or provision responds to; or, (3) be clearly necessary for reasons of fairness related to unusual site specific constraints. ) 46 r 11 Staff is recommending approval of varia,gyfrom the Volume provision of the Residential Design Standards for the Easj~nd South elevations only, but denial of the requested variances for the lest ami North (street-facing) elevation1. APPLICANT: Farrell Kahn (owner), represented by James Atkinson of Charles Cunniffe Architects LOCATION: The site in question is located in the West End at 440 North Fifth Street, which is situated at the southeast corner of the intersection of North Fifth Street and West Smuggler Street. The property is zoned R-6, Medium-Density Residential. 1 STAFF COMMENTS: Section 26.58.040(19(12), Volume The proposed design contains multiple violations of the "Volume" standard: one on its west elevation, two on the east elevation, two on the north elevation, and two on the south elevation (please refer to Exhibit A, Sheets A-3.1, 3.2, and 3.3). The "volume" standard reads as follows: For the purpose of calculating floor area ratio and allowable floor area for a building or portion thereofwhose principal use is residential, a determination shall be made as to its interior plate heights. All areas with an exterior expression of a plate height Of greater than ten (10) feet, shall be counted as two (2) square feet for each one (1) square foot offloor area. Exterior expression shall be defined as facade penetrations between nine (9) and twelve (12) feet above the level of the finished floor, and circular, semi- circular or non-orthogonal fenestration between nine (9) and fifteen (15) feet above the level of the finished floor. Simply put, as it relates to the subject case, this standard requires that there be no windows (facade penetrations/fenestration) in any areas that lie between nine (9) and twelve (12) feet above the finished floor height of the particular room, and no non-orthogonal windows in any areas that lie between nine (9) and fifteen (15) feet above the finished floor. Given the lack of compliance with the "volume" standard, the applicant is left with the choice of pursuing one of the following three (3) options. First, the applicant could accept the two-to-one (2: 1) floor area penalty for each violating window while ensuring that the entire building, including FAR penalties, would fall within set FAR limitations. Second, they could redesign the proposed structure such that the new form would comply with the "volume" standard, as well as the rest of the residential design standards. Lastly, the applicant could appeal staffs findings to the Design Review Appeal Board. Rather than accept the floor area penalties or redesign the proposed residence, the applicant has chosen to seek a variance from the "volume" standard. Consequently, if variances are not granted, the applicant would have to create new designs that would comply with the volume standard. If a variance is to be granted, it must be justified according to one of the three variance criteria outlined above (on page one of this memorandum). According to the proposed revisions to the Residential Design Standards, the purpose/intent of the "Volume" standard "is to ensure that each residential building has street-facing architectural details and elements which provide human scale to the facade, enhance the walking experience, and reinforce local building traditions." Although proposed code amendments do not hold any force in the review of current applications, staff feels this information might be helpful in understanding the issues/concerns that the volume standard attempts to address. Since the proposed design does not yield greater compliance with the Aspen Area Community Plan, i f any of the requested variances are to be justified, it would need to be on 2 the grounds that either the proposed design is necessary for reasons of fairness related to unusual site specific constraints, or the proposed design more effectively provides street- facing architectural details and elements which provide human scale to the facade, enhance the walking experience, and reinforce local building traditions than would a design that meets the exact letter of the "Volume" standard. â€¢ West Elevation (facing N. Fifth Street): The west elevation is depicted on Sheet A3.1 of Exhibit A and contains one window in violation of the volume standard. This window would be located in the gable end, above a bay window, to provide the vaulted space of the dining room area with additional natural light. In terms of site specific constraints, there are no unusual physical conditions (i.e., topography, natural hazards, etc.) where reasons of fairness would dictate that the proposed noncomplying windows must be included in the design. The site is a flat, corner lot located within a well-defined historic neighborhood laid out on a grid street system with rear alley access. The applicant intends to situate the house as far over on the easterly side of the building envelope as possible in order to preserve a large spruce tree on the westerly side of the buildable area. While the desire to preserve this tree is commendable, its presence is not, in staff's opinion, a site specific constraint where reasons of fairness would necessitate a variance. After all, the tree may die or be cut down in the future. The noncomplying windows appear to be included for decorative reasons and for purposes of maximizing sunlight into vaulted spaces, but staff maintains that there are no site specific constraints that make these windows necessary. With regard to providing street-facing architectural details and elements which provide human scale to the facade, enhance the walking experience, and reinforce local building traditions, staff feels that street-facing elevations in the West End are of particular importance. Nevertheless, given the fact that the proposed noncomplying window of the, west elevation could easily be made to comply by simply making it orthogonal, staff feels J the proposed window form should be approved since it seems to better compliment the overall design (than would an orthogonal window), thereby more effectively addressing the issue the volume standard responds to. â€¢ East Elevation (facing the adjoining lot. 533 W. Smuggler): The east elevation is depicted on Sheet A3.2 of Exhibit A and contains a set of two separate windows that violate the volume standard. These windows would be located in the larger of the two gable ends on the east elevation to provide the vaulted space of the kitchen area with additional natural light. Similarly to those of the west elevation, the noncomplying windows appear to be included for decorative reasons and for purposes of maximizing sunlight into vaulted spaces. Again, staff maintains that there are no site specific constraints that make these windows necessary. 3 . l Neither of the east elevation's proposed windows for which a "volume" variance is requested would have an impact on the scale of the structure in relation to the street. The east facade 1 would not be visible from the street. As currently designed, the east elevation should have ~ / little impact in terms of effectively providing architectural details and elements that reinforce | J local building traditions. Thus, staff recommends that the requested variance be granted on ~ the grounds that the proposed design effectively addresses the issue or problem that the ~ volume standard responds to. â€¢ North Elevation (facing West Smuggler Street): The north elevation is depicted on Sheet A3.3 of Exhibit A and contains two separate windows that violate the volume standard. The first of these windows would be located above a prominent bay window with the intention of providing the kitchen area (breakfast nook) with additional natural light. The other noncomplying window of the north elevation would be located in the dormer to provide the vaulted space of the dining room area with additional natural light. Similarly to those of the east and west elevations, the noncomplying windows appear to be included for decorative reasons and for purposes of maximizing sunlight into vaulted spaces. Again, staff maintains that there are no site specific constraints that make these windows necessary. With the staff recommendation to approve variances for windows on the east and west w Cof elevations, the vaulted spaces in the kitchen and dining room areas would already be ~ obtaining additional natural light. Furthermore, since the north elevation provides the least j opportunity for solar gain by virtue of its north-facing orientation, and since it is located in the West End and faces the street, staff feels that the variance request for both windows of ~ ~ the north elevation should be denied. The presence of these noncomplying windows on the ~ north, Smuggler Street-facing elevation would not more effectively provide street-facing ~ architectural details and elements which provide human scale to the facade, enhance the ~ walking experience, and reinforce local building traditions than would a design that meets < the exact letter of the "Volume" standard. â€¢ South Elevation (facing the alley): The south elevation is also depicted on Sheet A3.3 of Exhibit A and contains a set of two separate windows that violate the volume standard. These windows would be located on both sides of the chimney (one on each side) to provide the vaulted space of the living room area with additional natural light from the southern sky. Similarly to those of the east, west, and north elevations, the noncomplying windows appear to be included for decorative reasons and for purposes of maximizing sunlight into vaulted spaces. Again, staff maintains that there are no site specific constraints that make these windows necessary. 4 Neither of the south elevation's proposed windows for which a "volume" variance is requested would have an impact on the scale of the structure in relation to the street. The , south facade would not be visible from the street. As currently designed, the south elevation should have little impact in terms of effectively providing architectural details and elements \]40%45 that reinforce local building traditions, but would provide the occupants with sunlight from 61Â¢5'r the southern sky and views of Aspen Mountain. Thus, staff recommends that the requested variance be granted on the grounds that the proposed design effectively addresses the issue or problem that the volume standard responds to. RECOMMENDATION: Staff recommends that the DRAC approve variances from Section 26.58.040(F)(12), Volume, of the Residential Design Standards for the noncomplying windows of the east, west, and south elevations, as indicated in Exhibit A. These variances should be granted based on a finding that the proposed design more effectively addresses the issue or problem the given standard or provision responds to. Staff also recommends that the requested variances from Section 26.58.040(F)(12), Volume, of the Residential Design Standards for the noncomplying windows of the north elevation should be denied. RECOMMENDED MOTION: i move to approve a variance from Section 26.58.040(F)(12), Volume, of the Residential Design Standards for the noncomplying windows on the east, west, and south elevations of the 440 North Fifth Street residence, as indicated in Exhibit A. These approvals are based on a finding that the proposed design more effectively addresses the issue or problem the given standard or provision responds to.â€¢,5 0,0/.> 1 91, a,â€¢6:10'adr 6 I further move to deny the variance requests for the noncomplying windows of the north elevation." /4-3 ATTACHMENTS: Exhibit "A" - Submitted application package 4- BE c:\home\mitchh\hpc&drac\440n5th.doc 5 LAND USE APPLICATION PROJECT: Name: -Flo M. F Ir[,4 Â« 2611Â»]CE Location: 1*Ts 4 + 8, HerAC 21 grrf â€¢,Ap -re,M rrE- OP #bRA) (Indicate street address, lot & block number, leg~ description where appropriate) APPLICANT: Name: FkÂ»â‚¬U-' MA+114 Address: R o. Dâ€¢%. 74 65- Phone #: (9 79 936 Â· 5531 REPRESENTATIVE: Name: J b â€¢es *rÂ¥,Ago Address: 6 )D E â€¢ *iLÂ¥ M * ArdE Phone #: <97Â© 92>6 Â· 5-5-9 e TYPE OF APPLICATION: (please check all that apply) g Conditional Use 2 Conceptual PUD m Conceptual Historic Devt. g Special Review E Final PUD (& PUD Amendment) E Final Historic Development g< Design Review Appeal 2 Conceptual SPA m Minor Historic Devt. El GMQS Allotment C Final SPA (& SPA Amendment) El Historic Demolition D GMOS Exemption E Subdivision g Historic Designation g ESA - 8040 Greenline. Stream E Subdivision Exemption (includes g Small Lodge Conversion/ Margin. Hallam Lake Bluff, condominiumization) Expansion Mountain View Plane E Lot Split El Temporary Use E Other: El Lot Line Adjustment g Text/Map Amendment EXISTING CONDITIONS: (description of existing buildings, uses, previous approvals. etc.) hÂ»NI E PROPOSAL: (description of proposed buildings, uses. modifications. etc.) 815, BALi W i P*05*,EQ FAG-IA,la Â£4' Â«ArADâ€¢41> 12- Have you attached the following? FEES DUE: $ 45-0,60 2 Pre-Application Conference Summary C V Â¢@8 Al) 41 Attachment #1, Signed Fee Agreement R Response to Attachment #2, Dimensional Requirements Form 52 Response to Attachment #3, Minimum Submission Contents f Response to Attachment #4, Specific Submission Contents E Response to Attachment #5, Review Standards for Your Application CHARLES CUNNIFFE A lITECTS I. 610 E. HYMAN ASPEN, CO 81611 PHONE (970) 925-5590 FAX (970) 925-5076 Â£/El MEMORANDUM ARCHITECTURE Project: 440 N. Fifth St. PLANNING INTERIORS Legal Description: Lots A&B Block 27, City and Townsite ofAspen RE: Variance to the "Residential Design Standards" for the upper windows shown hatched on the enclosed elevations To Whom It May Concern: As we look at the somewhat unusual restraints placed upon this project. we will find that the variance to the "Residential Design Standards", will create a more pleasant environment for the new residents without disrupting the goals of the Aspen Area Community Plan (AACP) The plot of land of which we are speaking has a large spruce tree generally in the center of the buildable area. To preserve the character of the site and of the general strectscape. we are keeping the tree where is stands today. This iII turn, pushes the building farther east, toward the existing two story home. To protect the privacy of both residences, we kept the fenestrations on the east side to an absolute minimum. Yet, as we do this, the natural light within the new home is lacking. To alleviate this problem we tried to capture light from above, including windows on the North, East and South sides, which in no way define the actual volume of the building. This, which is defined as Standard 12, is the point at which we stray. By keeping the plate height below 10' and the adjusted roof pitch below 25' (Standard 5), the surface area for acceptable windows is almost non-existant. but the need for the windows is still there in order for the interior spaces to be more [ivable. We feel, as we look at the Standards, it is difficult to accomplish all dfthe needs of this home without a varience ofthese windows. Thank you for your time looking into this matter. Sincerely, James F. Atkinson Charles Cunniffe Architects 610 E. Hyman Ave. Aspen, CO 81611 BY: JFA COPIES: File IEL: INOV Ul 96 10:34 NO.002 F.Ul CHARLES CUNNIFTE :HITECTS 410 E. HYMAN ASPEN, CO 01611 PHONE (970) 925-5590 FAX 170) Â¥26-5076 MEMORANDUM ARCHITECTURE PLANNING INTÂ£ERIORS To Whom It May Concern: I, Farrell Kahn, of Smug#Ier Partners LLC hereby give the Ink,ority R,r J,me, Atkinâ€¢on of Charles Cunniffe Architect8, to foprosent myself and the company in any moeting: dealins with the ardhi*tural project to bc built on the 440 N. Fifth St. parcel. Project Addr-: 440 N. PIAh St. Aipen, CO 81611 L,gal D-ription: Lot AnB Block 27, City and Town,lw of Aspon C AKA Parocl One, Karish Lot Split ) 1 / i Flurel'lahn Smugglor Partners LLC Pi : JFA COPIES: Pâ„¢ fEL: Nov 02 98 11:39 No.002 P.02 /04 1 - . .- Land Title Ouarantee Company CU#TOMER Dllâ„¢BUTION Date: 10-30-98 Our 0,- Numbort Q3B0642 Prop.rt, Addreâ€¢: 533 W SMUGGLER WREST ASPEN, CO 81611 DATES. KNEZEVICM & GARDENSWARTZ P.C. 533 E. HOPKrNS APEN, Co :1611 Atm: LENNIB Phone: 970-9*1700 Pu: 970420-1121 0..c Via Courier"* - 2*d 9'8>1'H'O WWBI :00 86, 20 AON I t.L ; 61 U V UZ bo 1 l. 09 NO.UUL r. UD .. . I. .-L - 1 LAND TITLE GUARANTEE COMPANY OWNERIHIP AND ENCUMBRANCE REPORT OMOrd. No. Q3B0042 This report M baled on a Ila,ch made of document: *ff,cting the â„¢cord titte to the prop,rly dtscribid hertinaftar, le,rehed by ligal dacriplion and not byÂ¢bc Ime, of grmator ortrant# Comequitly, dw infor-tia.to rword owner 11 *ki ham the mo* rÂ®emt record,d V-Ing Deed, Ind the information - 19 91*ing -cm=brance, r,n- only th- 102â€¢m=â€¢ 0/ r-:d which **IMcally d-ibi thi IAJoct propity by 10*,1 *=lption. Ena-brane- not inchâ€¢hd 'totholeof reenâ€¢i "AUâ€¢ re~*the owner of th, Wopery . aly Other p-- having an intorest therein wbkh â€¢re ttled byname only Ind do not Indud, th, legal demalption of th. poputy, No Wormition D furnished r,latlâ€¢â€¢ lo ea,-al, eovenan~ monditlon, Ind r-Ulctioni. 710, repoM dou not i~cludâ€¢ the r-- of Iny lardi under thinam- of thâ€¢propeity limrÂ® or th, 0-i<,1 index. Should lucha-rah bed=tred pl-Â¢ contact us for a wparite Reollal Index repett Thit R.puat U dated: October 27, 1998 al 5:00 P.M, Add-: 533 W SMWOOLER STREET ASPEN, CO 81611 LÂ¢*81 Dacription: PARCEL 1, CARRISCH LOT SPLIT, ACCORDING TO â„¢R PLAT TMERBOP RBCORDED JULY 24, 1995 IN PLAT BOOK 37 ATPAOE 73. COUNTY OP PITKIN, STATE OF COLORADO Uccord Own/1 533 WEST SMUGGLER LLC R.cordâ€¢d date of dood in to *bove ownert May 13, 1997 Documentary Fee mt *bov. deed: $137.30 We nnd the Mowip. documettz of reÂ©ord .ffâ€¢edn, mbjeot/opÂ®rty: ***** NONE ***** \ 464 5Â·h tur Authartmd Offloor OCAgent ~ E'd 98>1'H'O keol:60 86, 20 6014 ...1211 1 EL . 1\IUV UZ *6 11.4U NO. UUL r. U4 LAND TITLE GUARANTEE COMPANY OWNERSHIP AND ENCUMBRANCE INVOICE Reootd Owner: 533 WEST SMUGGLER LLC Properly Addrul: 533 W SMUGGLERSTREET ASPEN, CO 81611 When nfer,Ing to thin order. pluse reference our Ord.r No. Q380042 . 1 - CHARGES â€¢ Written 0&8 $100,00 -Total- 1100.00 Pleâ€žÂ© makc checks payable to Land Tltle Guarantee Company. #'d 39Â»11'0 WEE :60 86, 20 AON 1 H- F (41 ~ -Vv . 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ASPEN, COLORADO 81611 1 CHARLES CUNNIFFE ARCHITECTS */3 520 EAST HYMAN AVE. * SUITE 301 * ASPEN, CO 81611 * TELE: 970/925-5590 * FAX: 970/925-5076 33NiIGIS33 '1-S H.Ldld 'N Ott 966[ 1. 21390130 -139 GIS . ARCHITECTURAL ABBREVIATIONS GENERAL NOTES HEET INDEX 1. AFF A8O/E FINISHED FLOOR EN EACH WR 1 LIGHT SECT SECTION 1. ALL CONSTRUCTEN AND MATERIALS SHALL BE AS SPECIF}ED AND IN PCCORDANCE ACCOUS ACOUSTICAL ELECT ELECERICAL MFG MANUFETURER SEN SEWER WITH ALL APPUCABLE CODES,ORDINANCES. LANS.PERMITS.AND THE CONTRACT DOCUME,fr S. ADD ADDENDAADDENDUM EC ELECTRICAL CONTRACFOR WATL MAIERIAL SHT SHEET CNER SHEET 2 THE CONT'RACTOR SHALL & RESPONS/BLE FOR THE ACCURATE PLACEMENT OF ALL NEW AD.1 GENERAL INFORMATION/A,88REVJATONS Wl REFLECTED CEIUNG PUW ADJ AN#CENT EL ELEVATION CONSTRUCTION ON THE SITE. FAR F.AFL CALCULATIONS RZ REFLECTED CEIUNG PLAN MO MASONRY OPENING 9/F SHEET VMYL FLOORING Ia ibGGR MnRESKIE ENGR ENGINEER MTL METAL- SMly SMELy (ES}(iNG} Nl Sri-E PLAN :q1 REFLECTED CEIUNG PLAN U ALIERNEE W EOUAL_ WAX WAXIWUU Stht SIWILAR 3. THE CONTRACTOR SHALL VERIFY ALL DiWENSIONS AND Sfr E CONDITIONS BEFORE STARTING ALOW AUIWINUW AZJ WAIN LEVEL FLOOR PLAN RA ENLAADED CEIUNG SECTIONS EXG MSTING MECH MECHANICAL SL SLJOING WORK. SHOULD A [MSCREPANCY APPEAR IN THE CONTRACT DOCUMENTS.OR BETWEEN THE CONFRACT DOCUMEhCTS AND EXIST ING CONDWONS, NOTIFY THE ARCH[rECT AT ONCE FOR A22 UPPER LEVEL_ FLOOR PLAN 81 FIREPLACE SECT1ON/ELEVATION APPD 09804Â£0 5 EXPANSION JOINT MC MECHANICAL CONT RPCTOR SFC SOUNDTRANSM/SSION CLASS /NSTRUCTION ON HON TO PROCEED. A23 LONER LEVEL FLOOR PLAN A92 FIREPL,ACE SECTION/ELE/ATION APPROX APPFOXNKFE EXP EXPOSED MED MEDIC INEHAU SPEC SPECIFICATION A2.4 ROOF PLAN >83 STAIR SECTIONS / ELEVATIONS Ali WEST ELEVATION NOJ WINDOW / DOOR SCHEDULES ARCH ARCHITECT (URN} EXT- EXTERIOR # MIN/WUW 52 SQUARE 4. SHOULD A CONFUCT OCCUR IN OR BETWEEN DRAWINGS AND SPECIFICATIONS. THE A32 EAST ELEYATION N02 WISCELLANEOUS DETAILS ASAP AS SOON AS POSSIBLE FO FACE OF W/SC MISCELUNEOUS SF SQUARE FEET SPECIFICATIONS SHALL TAKE PRECEDENCE. UNLESS A WARTEN DECISION FROM THE ARCHITECT HAS BEEN DENNED WHICH DESCRIBES A CLARIFICATON OR ALTERNATE A33 NORTH / SOUTH ELEVATIONS N03 WISCELLANEOUS DETAILS BBR BASEBOARD 8/01*FION FIN F;NISH NOW NOMINAL SS STA#NLESS STEEL METHOD AND/OR WATER#ALS. ~Al BUILDING SECTIONS UJ UGHANG PLAN M2 EUN_DiNG SECTIONS , UZ UGHrING PLAN BM BEN FP FIREPROOF NIC NOT IN CONTRACT STD STANDARD BRG BEARING FPL FLREPUCE NA NCT APPUCFLE SEL STEEL 5. THE CONTRACTOR SHALL CONFINE HIS/HER OPERATIONS ON THE Sri-E TO AREAS M.3 BUILDJNG SECTIONS U.3 UGHTING PLAN aFF BELOW FINISHED FLOOR PERWr-TED 81 THE ONNER. ASJ WALL SECTIONS FU WAIN FLOOR FURNITURE LAYOUT FIXT FIXTURE NTS Nor TO SCALE STRUCT STRUCTURAL A52 WAU SECTIONS F12 UPPER FLOOR FURNITURE LMOUT BET BETWEEN FLR FLOOR OC ON CENTER SUB SUBSTEUTE 6. THE JOB SITE SHALL BEE MAINTAINED IN A CLEAN,ORDERLY CONDITION, FREE OF DEBRIS A53 WALL SECTIONS BLK BLOCK FD FLOOR DRNM OPG OPENING SUPPL SUPPLEMENT AND UTTER.AND SHALL NOT BE UNREASONABU ENCUMBERED WITH ANY MATERIALS OR FIJ LONER FLOOR FURN{TURE LAYOUT- A5.4 WALL SECTIONS EQUIPMENT. EACH SUe-CONTRACTOR NWEDIATELy UPON COMPLENON OF EACH PHASE OF BSUT BASEMENT FT FOUT.FEET OFF OPPOSKE S,IS SURFBCED FOUR SIDES A55 EXTER/OR DETAILS HtS/HER WORK SHALL RE),WE ALL TRASH AND DEBRIS AS OF RESULT OF HiS/HER A5Â£ EXTERIOR DETAILS V.1 EU BRIT/SH THERMAL UNfr(S) FTG FOOTIN'G ORN ORNAMENTAL SUSP SUSPEND(ED) OPERATION. 80 80*0 FDN FOUNDATION OPM OPPOSITE HAND TEL TELEPHONE A57 EXTEROR DETNES SS SGTH SIDES FURN FURNISH 00 OUTSIDE DliWETER TV TELEVISION 7. ALL MATERIALS STORED ON THE SfrE SHALL BE PROPERLY STACKED AND PROTECTED #58 EXTERIOR DETNES TO PREVENT DAMAGE AND DETER/ORATION. FAJLURE TO PROTECT MATERIALS WAY BE 80 aorrow oF GAL GALt,DN FTN PART-KION TEUP TEMPERED CAUSE FOR REJECTION OF WORK. 81.m BUILDiNG GA GAUGE 4 PENNY (NNLS.ECT-J THK THEK CAB CABINET GAN GNyiNIZED PERF PERFOR~ECD) TU TOILET 8. THE CONTRACTOR SHALL DO ALL an-TING.FITTING.OR PATCHING oF HIS/HER WORK THAT WAY 1 9 CENTER UNE GC GENERAL CONT-FACTOR PUSr Pl>SÂ·TErt TGO TONGUE AND GA00/E BE REQUIRED TO WAKE IrS SEVERAL PARTS FIr TOGETHER PROPERLy AND SHALL NOT ENDANGER MY GTHER WORK E CUTTING. EXCAVATING,OR GTHEFWISE ALTERING THE TOTAL CLG CE#UNG GL GLASS.GLAZED PUG PL,iâ‚¬r?,C T&8 TOP AND BOTTOM WORK OR ANY OTHER PART OFF fr. ALL PATCHING, REPAIRING AND REPLACING OF MATERIALS Sal:EZEAL CER CERAMIC GR GRADE PL PLATE TO TOP OF AND SURFACES CUr OR DmAGED gN EXECUT}ON OF WORK SHALL RE DONE WITH APPUCABLE CLR CLEAR Gfp MPSUM PEX FLEXIGLPSS T TREAD MATERIALS SO THAT SURFACES REPLACED W IU UPON COMPLETION,MATCH SURROUNDCNG Stj GENERAL iNFORMAT,ON/BASE PUIES SIMILAR SURFACES. :12 FOUNDATION PLAN CLD CLOSET- 31Â¥B rfPSUM WIALLBOARD PLMB PLUMBING -PfP TYMAL SI.3 WAIN LEVEL FRAMING PLAN CLD CLOTHES DRCER HDN HARONARE M/ POWOOD UG UNDERGROUND 9. NO PORTION OF THE WORK REQUIRING A SHOP DRAWING OR SAMPLE SUBMISSION SHALL BE St.4 UPPER LEVEL F R/WING PLAN CljÂ¢ CLOTHES WASHER HD HEAD PP61 PM,JET UNGL UNGLAZED COMMENCED UNTIL THE SUBMISSION HAS BEEN REVIEWED BY THE ARCHITECT. ALL SUCH PORTIONS OF THE WORK SHAL,L RE iN ACCORDANCE WrTH REVIEWED SHOP 35 BBeEM Emlee;FED* PUN COL COWWN 1 AC HEgING.VENTING. AND PROF PROPEFY UNFIN UNFINISHED DRANINGS AND SAMPLES. 521 WAIN LEVEL / FOUNDATION EWING SECTIONS AIR CONDiTIONING CONS CONCRETE GIT QJARRY TILE UND. UNLESS NOTED GTHERNISE 522 WAIN LEVEL / FOUNDATION FRAMING SECT/ONS 52.3 WAIN LEVEL / FOUNDATION FRAMING SECTIONS ~ CJ CONSTRUCrION JOINT HORIZ HORIZONTAL- arY OUN<[17 UDN. UNLESS OTHERWISE NOTED 10. DIMENSIONS: CONT CONTINUOUS MP HORSE PO#ER R RADRE UBC UNIFORM BU#LONG CODE k All GWENSIONS SHALL TN<E PRECEDENCE 0/ER SCALE OF DRM}NGS. a ALL DIMENSLONS ARE TO FACE OF STUD UNLESS NOTED OTHER'NISE. GOOF%0 COORDINATE tÂ¥NH HCr WATER HEATER RD ROOF DRNN VF VERIFY W FIELD C. CEIUNG HE/GHT D/MENS/ONS ARE FROM F/N/SH FLOOR SLAB TO FACE OF FINISH - CTR COUNTER HT HESMT RU PON VERT VEATOL CEILING NIATERIAL UNLESS NOTED UTHERNISE US COUNTER SINK INCL INCLUDE ([1) (ING} RS ROUGH SAVN VCT VIN,L COMPOSITION TIL.li U ~ Il. CONTRACTOR TO PRO/IDE All_ NECESS,ARC BLOCKING,BACKING,AND FRAMING CF CUBT FEET INFO INFORMATION ACB RESILIENT CCME BASE V VaLT FOR UGHT FIXTURES,ELECTRIAL UNITS.AC.EQUIPMENT,RECESSED 0-EMS.AND ALL OP DNIPEDF\NG INSP INSPECTOR. INSPECTION AW RETAINING WALL WH WATER HEATER OTHER frEWS AS REQUIRED. DEPT DEPARTMENT ID INSIDE DIAMETER REF REFER WC VIATER CLOSET UTL DETAIL BSUL INSUL*rION REFR REFRIGERATOR WP WATERPATE LA NNERE LARGER STUDS OR PURA/NG ARE REQU/RED TO COVER P/P/NG *D CONDUTS THE LARGER STUD SIZE OR FURRING SHALL EXTEND THE FULL SURFACE OF THE WALL . Cd DIA 0 DIMETER INT INTER/OR REINF REINFORCE 8 Wr WEEHI- WICITH AND LENGTH WHERE THE FURRING OCCURS. Dly DIMENSJON sT afr REBAR REINFORCCNG BAR (S} WELDED ME FABRE ON DISH#ASHER OCT JUNCTION RESIL RESIUENT WE}Â« WINDON 13. PRWIDE ARE SPRiNKIER PRGTECT ION THROUGHOUT THE BUILDING. THE CONTRACTOR Z SHALL BE RESPONSIBLE FOR PREPARING THE DRAWINGS AND OBTAINING THE PERMITS DN DONN KWH KILDNATT HOUR REOD REQUIRED w/ WITH FOR THE FIRE SPRINKLER S,STEM. THE FIRE SPRINKLER SYSTEMS SHALL MEET THE U DR DRAIN LAS l.+80RATORf R R/SER W/0 WfTHOUT REQUJREMENTS OF Ni APPUCABLE CODES AND OR[NNANCES. DNS DRANING LAN LAUWATE ED) BO ROUGH OPENING WD WOOD EA EXH L.Al LA, ATORY SAN StarT Wi WKG WORKiNG M. PRO/IDE ALL ACCESS PANELS AS REQUIRED Sf GO/ERN/NG CODES TO N.L CONCEALED SPACES. VO/DS, 01-TCS.ECT. VERLFY TYPE REQUIRED WITH ARCHrrECT PFUOR TO INSTALLATION. ARCHITECTURAL SYMBOLS SYMBOL LEGEND * 982 SPOT ELEVATION 3 DETAIL NUMBER 4 //----X EXTERIOR ELEVATION \Ek-_-~-- - SHEET NUMBER \221Â£ SHEET NUMBER -~ 783 TEST BORING BUILDING SECTION 0 TO. PLYWOOD TOP OF ELEVAnON ,., SHEET NUMBER %25-5 REVISIONS r- NEW CONTOUR /2-1 WALL SECTION 0 Us,4:~ SHEET NUMBER VICINITY MAP - /E_~ BOSTING CONTOUR 1<ITCHEN 4---- AOOM NAME E - KEYNOTE - - - - CENTER LINE CEk--k . ROOM NUMBER -- - --- Â· -- r 1 ---- HIDDEN UNE e WINDOW TYPE e 2 00 -1]4 1 1 BUILDING SITE i NIATCH UNE SETBACK LINE ~ DOOR TYPE A BREAK UNE 2- - PROJECT NORTH PROPERTY UNE A -- Â· INTERIOR ELEVATION(S) ftitÂ«4_2 6~ *Jj 3 . SHEET NUMBER TRUE NORTH 6 -' 7/ 4/ p-t* PLAN & SECTION MATERIAL INDICATIONS i ~ Qi'Â· f 4/ .' Pit * i , DRAWING EARTH MASONRY INSULADON ' f 09EILW;Â¤â€¢ . - ; # e. E ---* i n m- -0/304(X BATT 9 ~11 =4 COMPACTED FILL *888$888888* CONCRETE 8LOCK %-2 CCOLUD PROJECT DIRECTORY *ffâ€¢ 57. } .*-61=L,2,710 POROUS FLL 14 1 ty'lll! j ) 1 3 BRICK Ill,[, 11 11 RIGID - 4, iÂ©2>*5Â»Â»y_, . //*7/KEM STRICTURk E*NES? 00#TRACTM K iliTFIrrTE UNDISTURBED Fill- , ,Â·'/,Â· , // STONE kNOOD CHARLES CUNNIFFE ARCH. U.UNDNJER INC. 520 E.HYMAN NE. 802 ROOD AVE. 1 108 NO. 9803 2 -7 + : 3.21 ed f DATE OCTOBER 1,1998 SUrl-E 301 GRAND JUNCTION. COLORADO 81501 1 j 1 , \ Â·iNMIFWAWN ROCK ' GLASS BLOCK 2'1~- FINISH ASPEN. COLORADO 881 TELE, (970) 925-5590 FAX {970) 243-2430 SHEET NO. FAX: 8701 925-5076 l P CONCRETE METAL. 1>41 ROUGH LMIDSOPE NIHITECr MEDHNIIC,L EMGOIEER CNIL CONSUIJANT ASPEN 5:40;1 3< f .~ .~, V I ,_ r.~ A - U Fl BLOCKING BILL CHALLIS SCHNUESER GORDON MEYER z : . . : CAST TELE: (9701 918Â·7466 118 W 6TH ST. GLENWOOD SPRINGS. COLDRADO 81601 GROUT, UGHTWEIGHT GLU-LAM TELE:(9702 945-1004 CONCRETE E SHEET OF PLYWOOD Prn,â€¢an,r n~I.," r-/I[rECTS 9Â£05--fletnE Â·Â»9 . 0655-fataf :T-Ill . Llgm 03 'NidSÂ¥ . lot 311 5 . 'IAÂ¥ NmAN 15Â¥3 RES '15 H131=1 14 Ott Â£956-WUtOE *Â¥:I . RE.ZE--9Utt[)2 1131. 9Â£,19 03 ' L[9[9 00Â¥80101 'N3dSÂ¢ 12)311HDMV 3DN3DISJN US H.LIM N Ott 2 GAD UNES REPRESENT THE OUTSIDE 0 0 e U F,CE OF STUD AT EXTERIOR WALLS.(UNDJ 3. ALL DIMENSIONS ARE TO OU-!DE FACEE OF STUD AT EXTERDR OR FACE 67'-934' A I i OF STUD AT /NTER/0R 72\ IA tuh 4. EXTERIOR WALLS SHALL STUD FRAMING Ar r-4 olD.(UNDJ 1 27-gw NJ NJ ' 9 23'-1 f 5. INTERIOR WALLS SHALL BE 44 STUD FRAMING AT F-4 02.(UND] 13'-10%' 5'-3' + ~ 215%' 3 0 6. PRO/}DE SOUND INSULKINON IN WALLS. FLDORS,AND CE}UNGS OF ALL BATHROOMS '| , AND MEGHAN/CAL ROOMS: ALSO SURROUND/NG Kl MECHAN/CAL PAP/NG. RESPECTNE CENTER UNE.(UND.) 1 7. ALL *MGW 0/MENS/ONS ARE TO THEIR 1 1 1 1 1 946' , 5-012â€¢ , 4-4. 5-576.1 , FREEZE PROOf -j ~ COMBUS.A/R SUPPLY ~ ~ ' - - - HEE BIB ~ J --1----027 7 1 WAIN DISCONNECT--7 ~ ~ ( REWOTE METER GRS METER - F - - - --8-ECMErER -r H , / ,WATER y ETER ' ===- ==1 1 11 SEEI 4',. DRAWING HALF HEIGHT SHELVES lili H c +06Â· 4 I 1 0 111 + lie SEE CAB. DRAW{NGS) ~ Â® 1| 2 VEL, - FSH. NR SUPPLY ~l T.\ 5,1 =U=/ -,0 1 0- 4--4 â‚¬ - -- -46= / B-+ ....Fl 1 .--4 \ I. %19 1 4 1 41 g 22' I E- ----/4 11 7 Â»1<, 11 4 i -f:~ 1 1 ~ VÂ¢41.C. ,~ --------- I HEAT TAPED RA/N LI - 00 0 0 E 4 BOILER FlfE Cal k LEADERS FOR DECK " ~t >Â¢~/'-3--~.1 ---3-1 Ltil i F i SQDYT<t~ N TILE._~62 f - --i-=Â¤722310137=3 4 1 Â® 40-/ti *[Â«4 - 1 1001.1 & GUTTER TRACKS ASOVE I . -/4 MASTER BATH 01 \ 91 - 24.1=. J 22-7 |~ GARAGE ~ i 4* y..1 1-â‚¬ L-~ Al .R CAB.DRAWINGSA ~ L BENCH &-~h Â£Â© Sm RACK th . 13 ~ fhpl i Full HEIGHT SHELy25 4 - i U.1 4 |i. Z CUBBIES 1 4 IMUD 00~1 ~ 3 1 i - ' ;CLOSER TO BE \ F ---- -- FALSE |VALL 80Â¢? /1 Il_jl:, 94'9 - VAN/r' -1 .11-~SLDPE 14'/FT. 19 M CABIN',Ef ABCÂ¥4 4-F 50Â·04â€¢ FREEZE P/POOF-+9 --' 't--7-n Z' ' ' 1 ~ 1-WMITTIE| : ''' HOSE 818, fi, 31- -22--3~IT - - ~ DESK Z, EL. 99-#14' 4 | , 83 i 37~ \-PRE-FABRICATED 1 1 -It L _IL I 0.11 0-[- 0 PERIM. PNT OF CONC. 1~ 1 1 RREPUCE UNIT -ill 1 1 4 +dAÂ· 4 ' . 11 0 ~ ~ T,1 ~ -fi--- ~ TF - - - IT- ICARP. 37[OME ' ill I 1 ENTRY FOY- b 2 ~4 ~~ il la 99.96. <~-tvt,Aji;TER BEDROOM| | k 1 @ OTHER U//NG *EAS Bl A 4-4 ''~Ff ...0,42 P,y 11 /2-,7 1 -1 te GAR~E WALLS AND CEJUNGS ADJACENT TO - - 6 n y M= 4-= N ~â‚¬1 1 1 ~ FE} -~1 ~3~ ~ 09;.33 ~41 , PRO/IDE (2)LMERS %â€¢TY:PE_X-GNa 01!1 J '.4 K -- - - - \1 11 LEADERS FOR DECK 1 1 - 3 /CAP-PAPEDÂ· RAWF. R 1 El- 11 Tia 9 1 3 COAT .11- ~~ 1 EL- 99'-56' | ~ ~ | ||~ & GUTTER TRACKS CL~)SET f '9/ HISH PNT.OF Ptl 1 k SUL.227- T 1 11 20-g 11 41 - L f---~2 11 \. 1-1- 1 11 - 11 1 .., 1 01 1 ,-06. 11 1 FENE #9 1?1 ~~ | || || ~ | ROD/SHELF-1 ~4- C' COVERED " <ty= 1 11 11 6 ~1 L--11--_11-- .--1----===11[--.w.k H PORCH H 1 11 --- ~.0 WOOD STNRS WOOD ST WASE j 4 - -- .-- ~ *1 jW729 11 40 11 @ 11 1 U 1 6=; 4 ==8 2 HOSE 5/8 4 0 L------6 + 1 --- L.=-=1 - -t---- k E 1 1 40 0-00 l.afl 1 ~ 7'-6' / j'-Of 6.-5 le, 8 F/Fhtie Â¥ MA f , r 5-46. I -r-96 C f -- -- - -- - -1- -- - -- --- -- -4 -41 3 1 Z IV Q - -j- \ /1 Ill 1 1 11 1 1 1 1 1 1 1 illi 1 i 1 1 1 299% â€¢ /597 | ~ 23'4 1 1 1 / DRAWING 51 . 1 1 67-9,4 FLDOR PLAN 1 ' 0 40 5 /2/ 441 JOB NO. 9803 DATE OCTOBER 1,1998 SHEET NO. Â® MAIN LEVEL PLAN - 1369 ef l.IVING SPACES M A2.1 469 ef GARAGE C SHEET OF 1 COPnOQff OIARLE' aJNNIFFE -IECTS Sl)31IHONV 31:!INNAD S31>]VHD 33NlaISHM lS Hl=Il=I -N 01~t 9209-526$0Â£ :XYÂ·J . 0655-5ZGE0E :1111 . 119[9 03 'NUSY . 10â‚¬ 31.Ing . '3AY Nbly.CH 15Â¥3 3.S H.131:1 'N Ott 2956-1?E.4<0[ XYJ * 9Â£Z 31 . 5%1.19 03 1(]IMAT131 . 'l,AÂ¥ OayMO1O0 3 02:Z - 6 Â¢ 0 32-6â€¢ 1 3/9 1 I : 2-374. 4. 9-1 Â¢ rw . 4â€¢-O I 1 1 1 -- 6-11&. 9. â€¢rÂ» it -- 1 4 1 1. 41% - 7 t_ __ H j Â» 7 3%- 2/1-77 -l--b~- 01 C .41 33'-0 , 4 LI 1 11 4 0 1. 1 "12- 4 1 / \/ lA 1 F .â€¢5rc:~. 1 1 r /7 Lcy' F 1 . i \.13'// 4 Â« *lifi../ I.- i.- =.- i.l -.i -.. /iM 1@11. - H g 1 IiI 4 1 IC 411 1& :* 44 5 ~ | 4 4 8'-/' 2" ' ~~1 Jrl I O 7 4 CiM, 7 . --11- IC .1 61 0 - - 1 - - - ,4 L --1 7 4 Â®# 7*13.1 i IM 1 Â®I 4 1 a 114 4--7 --1 0% *4=]*- 10 1 4 1.-- Â® 7 , #801 --1 4 -AF J In 1_* : / | - - iroff 1 41% 1 I r#___ W-KY -6 1 %99 4 044 4 1 L @% 11.-ftiI [#I - 4 /.412<\\ '1 ge UÂ·\ 2-2 pet_ _ - fa 4 I k\\ >5 - --0 , 499+ 4 2 1 i \\ i .-34 1/1 1 [-- 1 2022 21<-17== 7----- â€¢rolk' /1 1/ r.-10) / 11 1 . 1.4 -.L- 4 \i ,Â«4~7//3 ~ , / 131@ 1 4 5 G - 4 TRUSS ABOVE 0 - .-------- --2- --9./--7--- 1 H 1-3-zii,i---r-62 -- - - 4 Lt) i I 4 4,1 11 41!9 - <1 ZE 21=132 fli =LE= 2=01 1 4 01 j 1 -1 1 Â® 1 -2 - E.&#, I. 49Â« i |râ‚¬ . ---M- ~le 4:1%1----I-- ----1 I 1 I Tlut_MOVE i UT ~ 3 15 4dj J /-11- 1 E 4 4' 1 1 .g=--4 -- rL/4' r C.3 J Â£61 4 %8% 1 4 01 f 00 En - -'h S 7 O -h 1 -9 mt -0 , zp 1-1 0 -- -- - 4-- Col (33 1 1 1 1 iD :. 1 1 1 1 1 4 7/-6- 1 217 - 1 1 f 38'-Â·6Â« 44 - a Â¢) BID SET V 12 OE e E 440 N. FIFTH ST. RESIDENCE CHARLES CUNNIFFE ARCHITECTS a m= a 73 6 60 1Z 0 0 A ) 20 1 1 & ASPEN, COLORADO 81611 220 E. COLORADO AVE. * TELLUR]DE, CO 81435 * TELE: 301728-3738 * FAX: 303Â·72&-9567 1 C- 4 I# 440 N. FIFTH ST. 520 EAST HYMAN AVE. ' SUITE 301 ' ASPEN, CO 81611 ' nLE: 303925-5590 â€¢ FAX: 303925 -5076 ~ &2/ .210, TRUSS ICEMAKE ROINATE \1~r~! A31 83ddn Nfld WOCU ELEVATION XXX2 <SEE SITE PLANO 0 0 0 0 2. GRID UNES REPRESE~ THE OUTSIDE [RIM FACE OF ST EXTER/OR WALLS.(UNDJ 3. ALL 0/MENS/C TO OUTSIDE FACE 67'-9.14' A OF STUD AT Iii, LRIOR WAUS. 9 1 1 OF sTUD AT TOR WALLS OR FACE Iia /Wh ' IR Aa\ 4. EXTERTOR WALLS SHALL BE 2x6 STUD 1 29-95' ~7 ~37 15'-1 'i, 23'<7 FRAMING *I 1'-,f OC.(UNDJ 0 4 5. TNT-ERjOR WALLS SHALL BE 2x4 STUD FRAMING AT r-C OC.(UNDJ 6'-4- 9-10 1 KY-0% 13'-8~ | 6. PROWDE SOUND INSULATION IN WALLS. . 0 . , FLOORS.AND CE]UNGS OF ALL BATHROOWS 7. ALL WiNDOW DIVENSIONS ARE TO THE/R AND MECHANEAL ROOUS, ALSO SURROUND{NG 4-9 4-9 4-3â€¢ ALL MECHANICAL PIPING. 1 * I 1 Â· 4_.I Fl RESPECTIVE CENTER UNE.(UNDJ - 1 92 lillil ~ | | ~ i GENERAL CONT-41ACT0R TO VERIFY/COORDINATE W/TH ~ MECHANICAL SUMONTRACTOR. THE SIZE OF MECHANICAL ' ~ EQUIPMENT AND *]UBUSTION AIR INTAKE REQUIREMENTS ; 1 1 UGHTNELL UGHTWELL 1 UGHTNEUJ @ â‚¬0 i , EGRESS p , P. - 1 1 - - - -- -Ug> r-- - -- , -. -(11 I .1 r Â¥ 1 1 AA 1 ; 1_1' L 1, 41 4 4 GWE ON 4' R - - - - m t' 1 J..11 hi 1 1 1 /1 FP/- 1 2 -Ula=1~1----il - '.a. 1, -- 2Â©/~i- -~~L - 7 4- c 9-06' f r < 0// FURRING #/ 11 CED' 11 11 1 MECHANICAL ~- ., 4Â» RBID INSULATION \1 + Q 8-34- 3 A PRE-*ABRICATED 23 22$61 1 -- 110 21-0-23 1= al-Off -- r=1 1 ~ BEDROOM #2 -- /3,2 /1 F//fEPLACE UN/7- ~ PRE-FABA/CATED |d[\\ 27*' 6 - LI IM E==a 9---- --- 11 .1 H I 4 Vi id || 4=it_ 7-14 2 Fi L-1 1 '- 6' Â® * splm. Dll, If 9=1 F==nu=-2 3'~ 31 3 7~Yantit= LAUNDRY- -~* 14 BUILT-INS \ SD Â» . i ' 1-E71:-t, 1 11 1 GUEST MASTE'l ROD/SHELF ___5'-7%' _ 8~ :~ L- = 1_1=_471---111_3 -2-+i iÂ· - i -1 'E?f'f*~ - 0, TV E//LT-INS 1~101â€¢h ~ 4 - - _fq'&21-1-11-5/ - ! | 77 '03 1 1 5.-8 //~ 5/07/' 8 1 1 6 514 40 6; L ' 1 - 9-16Â· B * WOOD ' CARP. - 4l a + 9 k ? 35-1 ... roll *1 29 21 1 All , e.9 . rk*% â€¢ . ---- ---- ---- -- 1 9-~Ii -- Jfg?~f~f~ *L 0119Â· ~ BEDROOM #1 BATH L- 71 V- ] p f UL--=92 - 2 NE ROOM I~ W.I.C. .~- *1 447&43*4. WOOD STAIRS , ~ *-F L.901 -IN+46Â¢ ll-v- -r 012-1 h P UP 208 0 / L _ _ _ _ 1 *, =i.1/:t. /~ ~ 2 m iii - I l.Â·1~ r - 1,5 ' \ i,u>8 - _, 5-(7 7 4 -4 4,~ r--- 696. -L /,2 F :lks) I///th- Â»06-4, \ Â¥L // 04. hi ~ ; f *521.0 - 4 Z 04. 2.- 0 4 .1.1 4 V . C . /9/ 4/-1- IED UGHTWEL1/ EGRESS ~ COORD/NATE WTH CAB/NET ~ ~ Â· /1 DRANINGS FOR PUIMBING OF 9 A WINE CWLER, REFRIDGERATOR, 1 A Â£EMAKER AND SINK 0U 4 0 - .-----------------------1 --- -- -1-- 1 1 1- 9 1 ---1 - --- __ __ __ __ __ - __ - ----+ -+6~ e 1 1 1 1 6,1 'Al j 1 I i 1 1 M Im I 1 29'46' 1 15'-1 | 23'-00 f DRAWING - 1 1 LONER LEVEL 1 j UGHTING PLAN 4 g o Â¢ 0 25\ n 0 JOB NO. 9803 r r DATE OCTOBER 1,1998 SHEET NO. Â© LOWER LEVEL PLAN ~ 'A" - 1Â·-0" 2148 ef LIVING EFACES E A2.3 ~ SHEET OF S1331IHDNV 31:]INNOD %313VHD 3DNBaIS351 19 Hldld N Off 9205-*6â‚¬0Â£ :XYJ . 0695-â‚¬24Â£0Â£ 1111 . 11919 00 'Nlde' . 10Â£ 311[15 . 3.AV NVINAH 1573 02:5 'IS Hl:Ill 4956-9 ZLZOE :)(Â¥d . 9Â£ZE--924t0E :3131 . SE,Li~ 03 '1(]INAT131 . '1AV O(1Â¥MoloO '3 0EZ 1191-9 ODVAO 'NadSV W Q) U (6) 2 GRID UNES REPRESENT T-HE OUT-S;DE FACE OF STUD AT EXTERIOR WALLS.(UN,DJ 3. ALL OMENSIONS O OUTSIDE FFE 1 ~-994' , 1 oF STUD AT E WALLS OR FACE OF STUD AT M WALLS. ip\ LA43\ , ~~~\ 4. EXTERIOR WALLS SHNi BE Zx6 STUD r-2--7 15,-00 ~ 27 23'-0, ; FRAWNG AT /'-4Â·aC.(UND 5. INTERIOR WALLS SHALL BE 2x4 STUD ; FRAMING AT 1'-4 02.(UNDJ 1 1* TI 6. PRO/LDE SOUND INSULAT?ON IN WALLS. FLOORS.AND CEIUNGS OF ALL BKIHROOMS AND MECHANICAL ROOMS: ALSO SURROUNDING ALL MECHANICAL PIPING. 1 1 1 1 1 1 1 1 7. ALL WINDOW DIMENSIONS ARE TO THEIR RESPECTNE CEr[ER UNE.{UNDJ ~ | ~ | | ARE TO BE VER/F/ED SY ARCH/TECT AS TO 7. POSITIONS OF GUTTERS AND DONNSPOOTS WHERE THEY ARE VISIBLE/HODEN ' U,Â¥4 OF GU77-ERS \~71PICAL) 1 1 1 1 1 El LEI ---C 1 MI / 4 1/ \ . /242 /2/2 3 A N N 3 1 $ ./:14~ NI ~ -6-1 I 31 \M /~ -va 1- L lat 7/ \ FLASH/NG - 779. >~ N. 1 1 / 61 mp/CAL; 6 1 64 1 f â‚¬ 2/2 ~~1 :2 12. 4 G L 1 n Co CO , /2:/2 22_> 1 r------- 11 1 1 V I fi 1\ 1 1 t ffÂ«<1 11 1 <-22- 1 143 1 -*-1 40 ~ 6.522- -04 ~ J | 0 %1Vt / 41/ 4 \\ \ CO L h 9 -[l--- 4 0 r--1 1 /1 1 11 1 Ill 1 1 \\\ 1 li 1 1 1 m It 1 11 1 1 1 29-95 0 1 1 /5,-1 1 239 | | ROOF PLAN Â¢ / * DRAWING ~ 67'-934' ' 1 ' ' 1 - 6 + 6 0 jo No- 9803 A ~29 9 DATE OCTOBER 1,1998 SHEET NO. ~ ROOF PLAN 1/4" - 1Â·-O" 5 A2.4 Â£ SHEET OF COFÂ¥,KNr (}IA:!fl *UNNIFFE VIWEC]5 S.1-331IHONV 33:IININ(13 531>IVHD 32)NBC]ISEIN ~S Hl:Ild =NI Off 9Â£0Â§--5MtoE XÂ¥'d . 0699-576â‚¬OE Jill . [1919 03 '141125Â¥ . 10â‚¬ 31]fIS . 'EAV NYINAH 1593 OES 15 Hldl ' f Â£956-94/EDE Xyd . 9EZE--92:Z/COE '3131 . SE,te 02) '1(liklf-)1131 . 3AV O(1,90100 '3 OEZ LI-9Â£8 OC]Â¥317tX;t''NEIdSÂ¥ Ill . I KEYNOIES . m *EvD SmNGLES ~ HEAVY TEXTURED FINISH STUCCO 0 ~ STONE VENEER ~ COPPER SHEET ROOF i NG ET'-93/4* ~ CAST CONCRETE QUIONS (TYPJ - ~ 1 1 1 1 1 1 1 Sve 0/0 *11040â€¢|AL ~ 1 lilli 1 9.-15' 1 1 1 1 1 1 CAST CONCRETE CAP Z 177=f -4- LL ,/V r-- 12 ' ). 12 .1 . 12 ,\ ---41/2 1 128-- 1 1-4-9 / 1.-1 1 11 :1 ..lili / 11 ' W. ~ TO.PUTE x -/Fact,/ fl 5 o le tÂ® 0 11-<E> 1 F @ C i- 2 ; El 51 4 12 CLAD 'NOOD WINDOWS 71 141 1 Ll .Le: _~-1 24=242 1 u tz# 11 LL 2&2 4 /2 67 --16 f /6 UPPER LEVEL I lf_JEET T,~ p. ~ --- - 78--aW1 4-*ft=trt- Â· - ST-UNED WOOD FASC/A /'h 8.0.BEAW - L.L.Lj~UL-1-1-1-1 1 MR ELÂ·%6Â¥2 -- --- - - CIO -- 0 ,-.. ./l]. CAST- STONE HEADER/SjLL {1 \ T.C. slu NAA=K -0--18*g?-BASE----- 1- 1 0 - 1 L---~ . C \ 11 11, 11 1 ~ f -- - - -- - - -EL~377 - -~ Ll - f E J (l Ii, i . 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