HomeMy WebLinkAboutLand Use Case.559 Race Ally.0058.2014.ASLU THE CITY OF .ASPEN
City of Aspen Community Development Department
CASE NUMBER 0058.2014.ASLU
PARCEL ID NUMBERS 273707392003
PROJECTS ADDRESS 0559 RACE ALLEY
PLANNER JONATHAN HAYDEN
CASE DESCRIPTION RESIDENTIAL DESIGN REVIEW
REPRESENTATIVE CHARLES CUNNIFFE ARCHITECTS
DATE OF FINAL ACTION 6.30.14
CLOSED BY ANGELA SCOREY ON: 7.2.14
2 07 . :,q 2 . C�03 MS-0 • 2 D 14- . AS LLI
Permits ,
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0 Permit type Iaslu Aspen Land Use i Permit= 0050.2012 ASLU -
w +ddress 0519 RACE ALY I �pt(Suite
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t iity ASPEN State;CO Zip ;816611
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Permit information
Master permt'; —� Routing queue aslur, Applied 105-;'29,2014
I Protect —� Status 1penoing Approved
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Description APPLICATION FOR RESIDENTIAL DESIGN RE'4'IEr; issued
Closed/Final
Submitted RYAN AT CUNNIFFEE 925 0590 Clock`Run^ ning� pays + 0 Expires j0�2�-201
Ov ner
Last name FOB:CROSSING AH,LLC Fist name PO BOX 4068
ASPEfd CO 81612
Phone +`97 N)925-2619 Address
Applicant
Owner is applicant? F1 Contractor is applicant?
Last name FOX CROSSING A.H.LLC First name PO BOX 1068
ASPEf,l C081512
Phone ,t9?flk 9252619 cut=!2963+ ridra�� i
Lender '
Lot name First name
Phone 'l
Address
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Displays the permit owner's full address AspenGold5(server angelas 1 of 1
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CDD
AFFIDAVIT OF PUBLIC NOTICE
REQUIRED BY SECTION 26.304.070 AND CHAPTER 26.306
ASPEN LAND USE CODE
ADDRESS OF PROPERTY:
Aspen, CO
STATE OF COLORADO }
ss.
County of Pitkin )
I, lease,name print)
( r r )
being or representing an Applicant to the City of Aspen, Colorado, hereby personally certify that
I have complied with the public notice requirements of Section 26.304.060 (E) or Section
26.306.010 (E) of the Aspen Land Use Code in the following manner:
Publication of notice: By the publication in the legal notice section of an official paper
• p p
or a paper of general circulation in the City of Aspen no later than fourteen (14) days
after final approval of a site specific development plan. A copy of the publication is
attached hereto.
Publication of notice: By the publication in the legal notice section of an official paper
or a paper of general circulation in the City of Aspen no later than fifteen (15) days after
an Interpretation has been rendered. A copy of the publication is attached hereto.
'C;
Signature
The foregoing "Affidavit of Notice"was acknowledged before me this day
of 20A1q,by 42ne7 jejft !F;iC_d
WITNESS MY HAND AND OFFICIAL SEAL
PUBLIC OTICE
DEVELOPMENT APPROVAL My commission expires: Uc '
Notice is hereby given to the general public of the and
approval of a site speahc develop,n nttpls ant to
the creation of a vested property 9 P
the Land Use Code of the City of Aspen and Title
24,Article 68,Colorado Revised Statut Fox Crrtoss-
ing to the following described property: Notar ubllc
ing Lot 3,commonly known as 559 Race Alley,As-
pen,Colorado 81611,by order of the Community
Development Director on June 20,2014. The AP
plicant,Fox Crossing AH,LLC,received approval
of a re rod osed garage otn the s eet fac ng facade
mit a proposed wall of
to be flush with the front-most streeul ti ng - ATTACHMENTS:
the house and to exceed width regulations. t t
ti 11 an administrative determin ation that the
south lot line ro alhFor further)lnformation,oconitacdt ,
in this app 7 T
Jonathan Hayden,at the CiN of Aspen Co an, OF THE PT rB rICAl IOl v
orado(970)4 98275530 S.Galena St,Aspen,Col- COPY tJ 1
s✓City of Aspen
Pub0 liis6hh iinn, he Aspen Times on June 26,2014
DEVELOPMENT ORDER
of the
City of Aspen
Community Development Department
This Development Order, hereinafter "Order", is hereby issued pursuant to Section 26.304.070,
"Development Orders", and Section 26.308.010, "Vested Property Rights", of the City of Aspen
Municipal Code. This Order allows development of a site specific development plan pursuant to
the provisions of the land use approvals, described herein. The effective date of this Order shall
also be the initiation date of a three-year vested property right. The vested property right shall
expire on the day after the third anniversary of the effective date of this Order, unless a building
permit application submittal-is-accepted and deemed complete by the Chief Building Official, pursuant
to Section 26.304.075, or unless an exemption, extension, reinstatement, or a revocation is issued
by City Council pursuant to Section 26.308.010. After Expiration of vested property rights, this
Order shall remain in full force and effect, excluding any growth management allotments granted
pursuant to Section 26.470, but shall be subject to any amendments to the Land Use Code
adopted since the effective date of this Order.
This Development Order is associated with the property noted below for the site specific
development plan as described below.
FOX CROSSING AH LLC PO BOX 4068 Aspen CO 81612
Property Owner's Name, Mailing Address and telephone number
Fox Crossing Lot 3, commonly known as 559 Race Alley Aspen Colorado 81611
Legal Description and Street Address of Subject Property
Applicant received approval of a residential design standards variance to permit a posed garage on the
street-facing facade to be flush with the front-most street-facing wall of the house and to exceed width
regulations. Additionally, an administrative determination that the south lot line is the front lot line was
memorialized in this approval.
Written Description of the Site Specific Plan and/or Attachment Describing Plan
Administrative Approval 6/20/14
Land Use Approval(s)Received and Dates (Attach Final Ordinances or Resolutions)
June 26, 2014
Effective Date of Development Order(Same as date of publication of notice of approval.) - - - -
June 27, 2017
Expiration Date of Development Order (The extension, reinstatement, exemption from expiration and
revocation may be pursued in accordance with Section 26.308.010 of the City of Aspen Municipal Code.)
Issued this 20`h day of June 2014, by the City of Aspen Community Development
Director.
Chris Bendon, Community Development Director
RECEPTIC : 611280, 06/20/2014 at
03:34:56 F
1 OF 4, R $26.00 Doc Code APPROVAL
Janice K. Vos Caudill, Pitkin County, CO
NOTICE OF APPROVAL
For a Residential Design Standards Design Variance and Administrative Determination for Fox
Crossing Lot 3, commonly known as 559 Race Alley
Parcel ID No.: 2737-073-92-003
APPLICANT: FOX CROSSING AH, LLC
PO BOX 4068
Aspen, CO 81612
SUBJECT & SITE OF
AMENDMENT: 559 Race Alley
Aspen CO, 81611
SUMMARY: The applicant is requesting an administrative variance to permit the proposed garage
on the street-facing facade to 1) be flush with the front-most street-facing wall of the house; and 2)
exceed width regulations. Additionally, a determination of which lot line is the front lot line is being
memorialized in this request.
BACKGROUND: This property is located within the R-6 zone district, in the Fox Crossing
subdivision.
In 2007, applicant was granted a building permit that allowed for a driveway alignment that
overlapped with an existing trail easement. Applicant completed the building foundation before
putting the project on hold during the Great Recession. In 2013, applicant applied for a building
permit to resume work, but the City's engineering department determined that the planned driveway
alignment was no longer permissible. Given the existing foundation and unique "flagpole" layout of
lot, applicant was left with limited options for a redesign. In order to avoid the trail easement,
applicant proposes a configuration that includes a garage that does not comply with Residential
Design Standards 26.410.020(D)(2)(a) and 26.410.020(D)(2)(b), necessitating a variance.
CURRENT PROPOSAL: The applicant proposes a house with a street-facing garage that is flush
with the front-most wall of the house and spans the majority of the first-level street-facing facade.
This proposal is at odds with two residential design guidelines:
• 26.410.020(D)(2)(a): On the street facing fagade(s), the width of the living area on the first
floor shall be at least five (5) feet greater than the width of the garage or carport.
• 26.410.020(D)(2)(b): The front facade of the garage or the front-most supporting column of a
carport shall be set back at least ten (10) feet further from the street than the front-most wall
of the house.
STAFF EVALUATION: A variance from RDS may be approved if one of two criteria is met. The
request must either: 1) provide an appropriate pattern of design given the context of the
neighborhood and the purpose of the particular standard, or 2) be found necessary for reasons of
fairness related to unusual site-specific constraints. The intent of the Residential Design Standards
(RDS) at issue is to "minimize the potential for conflicts between pedestrian and automobile traffic
by placing parking, garages and carports on alleys or to minimize the presence of garages and
1
carports as a lifeless part of the streetscape where alleys do not exist." Locating garages behind the
front-most wall of the house and restricting their width creates a break in a building's massing and
provides buildings that are at a more pedestrian friendly scale.
Site-Specific Constraints: Three factors make this property uniquely difficult to develop without
obtaining some sort of variance: 1) a "flagpole" lot shape that limits the location of any driveway to
the narrow "pole" of the "flagpole" that connects the rest of the lot to the street; 2) the existing trail
easement that runs adjacent to the lot and the "pole" in particular; and 3) the existing foundation that
was built before the City's engineering department determined that any driveway alignment overlap
with the trail easement is unacceptable.
Staff finds that the garage meets the criteria for a variance from the Residential Design Standards
because the purpose of the standards has been met and the applicant would otherwise face an undue
hardship because of the property's site-specific constraints.
In addition, property's front lot line is not clearly identifiable due to the "flag" shape of the lot.
Guidance provided in the land use code does not address this type of lot but notes that "the
Community Development Director shall resolve any discrepancies or situations where the foregoing
text does not provide definitive clarity by issuance of a recordable administrative determination."
While the flagpole shape makes it nearly impossible to create a consistent "fagade line" that
conforms to residential design standards, the south lot line—which abuts a pedestrian trail—is the
preferred "front"because orientation toward the trail advances the intent of the standards by creating
a pedestrian-oriented building frontage where no automobile traffic will be present.
DECISION: The Community Development Director finds the request for Administrative
Approval for Residential Design Standard Variances, as noted above, to be consistent with the
review criteria and thereby, APPROVES the request and memorializes the front lot line to be
the south lot line.
APP V BY
Chris Bendon, Community Development Director Date
Attachments:
Exhibit A: Site plan and elevations (Recorded)
Exhibit B: Review Criteria(In file)
Exhibit C: Application(In File)
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SITE PLAN
LOT 3 HOUSE D SITE PLAN
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EAST ELEVATION NORTH ELEVATION
EXPOSED PERIMETER WALL AREA CALCULATIONS A.03
Exhibit B
Sec. 26.410.020(D)(2)(a)
A variance from RDS may be approved if one of two criteria is met. The request must either:
1. Provide an appropriate pattern of design given the context of the neighborhood and the
purpose of the particular standard.
Staff Finding: The proposed garage location and orientation advances the intent of the RDS
by creating a pedestrian-oriented building frontage where no automobile traffic will be
present. In addition, the street facing facade's location north and west of a bend in Race
Alley effectively minimizes the presence of the garage. At least two other properties in the
subdivision (537 Race Alley and 520 Walnut Street) also contain garages that occupy the
majority of the front-most wall on the street facing fagade, illustrating a neighborhood
context that permits such an orientation.
-or-
2. Be found necessary for reasons of fairness related to unusual site-specific constraints
Staff Finding: Three factors make this property uniquely difficult to develop without
obtaining some sort of variance: 1) a 'flagpole" lot shape that limits the location of any
driveway to the narrow "pole" of the 'flagpole" that connects the rest of the lot to the
street; 2) the existing trail easement that runs adjacent to the lot and the `pole" in
particular; and 3) the existing foundation that was built before the City's engineering
department determined that any driveway alignment overlap with the trail easement is
unacceptable. Staff finds that the garage meets the criteria for a variance from the
Residential Design Standards because the purpose of the standards has been met and the
applicant would otherwise face an undue hardship because of the property's site-specific
constraints.
MAY 282014
ATTACHMENT 2-LAND USE APPLICATION , �� a
PROJECT': '"` "�"�'s'�'ir�j "sPok9lu'„
Name: Fox Crossing Lot 3
Location: 0559 Race Alley
Indicate street address,lot&block number,legal description where appropriate)
Parcel ID#(REQUIRED) 273707392003
APPLICANT•
Name: Fox Crossing AH LLC
Address: PO BOX 4068, Aspen CO 81612
Phone#: 917-796-1947
REPRESENTATIVE:
Name: Charles Cunniffe Architects, Ryan Walterscheid !2111111 W L-1 614 t1r,1 .410
Address: 610 E Hyman Ave, Aspen CO 81611
Phone#: 970-925-5590
TYPE OF APPLICATION: (please check all that apply):
❑ GMQS Exemption ❑ Conceptual PUD ❑ Temporary Use
❑ GMQS Allotment ❑ Final PUD(&PUD Amendment) ❑ Text/Map Amendment
❑ Special Review ❑ Subdivision ❑ Conceptual SPA
❑ ESA—8040 Greenline,Stream ❑ Subdivision Exemption(includes ❑ Final SPA(& SPA
Margin,Hallam Lake Bluff, condominiumization) Amendment)
Mountain View Plane
❑ Commercial Design Review ❑ Lot Split ❑ Small Lodge Conversion/
Expansion
® Residential Design Variance ❑ Lot Line Adjustment ❑ Other:
❑ Conditional Use
EXISTING CONDITIONS: (description of existing buildings,uses,previous approvals,etc.
Foundation and Steel/Concrete Floor Structures in Place, Partial Grading and Backfill
PROPOSAL: (description of proposed buildings,uses,modifications,etc.
Single Family Residence, 1 Level Completely Below Grade, 1 Level Partial Walkout, 1 Level
at Grade, 1 Level Above Grade
Have you attached the following? FEES DUE: S
® Pre-Application Conference Summary
® Attachment#1,Signed Fee Agreement
® Response to Attachment#3,Dimensional Requirements Form
® Response to Attachment#4, Submittal Requirements-Including Written Responses to Review Standards
❑ 3-D Model for large project
All plans that are larger than 8.5"X 11"must be folded. A disk with an electric copy of all written text
(Microsoft Word Format)must be submitted as part of the application. Large scale projects should include an
electronic 3-D model. Your pre-application conference summary will indicate if you must submit a 3-D model.
-,-
pS� k0 , ?10 14
DEVELOPMENT COMMUNITY 'A
Agreement to Pay Application Fees
Anagreement between the City of Aspen("City") and
Property FOX CROSSING AH 2 LLC Phone No..-
Owner("I"): Email: 917-796-1947
Address of 559 Race Alley Billing PO BOX 4068, ASPEN CO 81612
Property: Address:
(subject of (send bills here)
application)
I understand that the City has adopted, via Ordinance No. , Series of 2011, review fees for Land Use applications
and the payment of these fees is a condition precedent to determining application completeness. I understand
that as the property owner that I am responsible for paying all fees for this development application.
For flat fees and referral fees: I agree to pay the following fees for the services indicated. I understand that these
flat fees are non-refundable.
$,0 flat fee for Select Dept 0 Select Dept
$ flat fee for
$0 flat fee for Select Dept $ 0 flat fee for Select Review
For deposit cases only: The City and I understand that because of the size, nature or scope of the proposed
project, it is not possible at this time to know the full extent or total costs involved in processing the application. I
understand that additional costs over and above the deposit may accrue. I understand and agree that it is
impracticable for City staff to complete processing, review, and presentation of sufficient information to enable
legally required findings to be made for project consideration, unless invoices are paid in full.
The City and I understand and agree that invoices mailed by the City to the above listed billing address and not
returned to the City shall be considered by the City as being received by me. I agree to remit payment within 30
days of presentation of an invoice by the City for such services.
I have read, understood, and agree to the Land Use Review Fee Policy including consequences for non-payment.
I agree to pay the following initial deposit amounts for the specified hours of staff time. I understand that payment
of a deposit does not render an application complete or compliant with approval criteria. If actual recorded costs
exceed the initial deposit, I agree to pay additional monthly billings to the City to reimburse the City for the
processing of my application at the hourly rates hereinafter stated.
$ 650 deposit for 2 hours of Community Development Department staff time. Additional time
above the deposit amount will be billed at$325 per hour.
$ 0 deposit for 0 hours of Engineering Department staff time. Additional time above the deposit
amount will be billed at$265 per hour.
City of Aspen: Property Owner
Chris Bendon
Community Development Director Name: Karim Souki
City Use:
Title: Managing Director
Fees Due:$650 Received:$
Jantian-, 2013 City of Aspen 1130 S. Galena St. 1 (970)920-5090
CITY OF ASPEN "
PRE-APPLICATION CONFERENCE SUMMARY
PLANNER: Jim Pomeroy, 429-2745
DATE: 4/28/14 " Y ��
PROJECT: Lot 3, Fox Crossing
REPRESENTATIVE: Ryan Walterscheid
REQUEST: Residential Design Standard (RDS) Variance
DESCRIPTION:
The applicant plans to build a new house on an existing foundation on Lot 3 of the Fox Crossing
Subdivision. Because the project plans on reusing an existing foundation, there are many design
challenges for this project and therefore the need for the variances.
The applicant is asking for a variance for 2 design standards related to the garage:
26.410.040.C.2.a)—Width of living area compared to garage on the first floor; and
26.410.040.C.2.b) —Garage face needs to be set back 10' from the house front facade.
Staff will accept an application for administrative review. The following two criteria are used in
determining the appropriateness of a variance:
a. Provide an appropriate design or pattern of development considering the context in
which the development is proposed and the purpose of the particular standard. In evaluating
the context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting or a
broader vicinity as the board feels is necessary to determine if the exception is warranted; or
b. Be clearly necessary for reasons of fairness related to unusual site-specific constraints.
If staff cannot support administrative approval, application can be made to the Planning and
Zoning Commission.
Below are links to the Land Use Application form and Land Use Code for your convenience:
Land Use App:
htlp://wNvw.aspenpitkin.com/Portals/0/docs/City�Comdev/Apps%20a id%`'OFeesi'2013%20land%'0use%20ap
p%20form.pdf
Land Use Code:
http://www.aspenpitkin.com/Departments/Community-Development/Planning-and-Zoning/Title-26-
Land-Use-Code/
Relevant Land Use Code Section(s):
26.306 Common Development Review Procedures
26.410 Residential Design Standards
Review by: Community Development for determination of completeness
Public Hearing: Not required, unless P&Z review is deemed necessary
ASLU RDS Variance
Lot 3,Fox Crossing
Parcel ID#273707392003
1
Planning Fees: $650 flat fee for two (2) hours of staff time if handled administratively. Any
unbilled portion of this deposit will be refunded at the conclusion of the case.
Additional staff hours, if needed, will be billed at $325 per hour.
Total Deposit: $650
To apply, submit the following information:
❑ Completed Land Use Application and signed fee agreement.
❑ Pre-application Conference Summary.
❑ Total deposit for review of the application.
❑ Street address and legal description of the parcel on which development is proposed to
occur, consisting of a current (no older than 6 months) certificate from a title insurance
company, an ownership and encumbrance report, or attorney licensed to practice in the State
of Colorado, listing the names of all owners of the property, and all mortgages, judgments,
liens, easements, contracts and agreements affecting the parcel, and demonstrating the
owner's right to apply for the Development Application.
❑ Applicant's name, address and telephone number in a letter signed by the applicant that
states the name, address and telephone number of the representative authorized to act on
behalf of the applicant.
❑ HOA Compliance form (Attached)
❑ A written description of the proposal and an explanation in written, graphic, or model form of
how the proposed development complies with the review standards relevant to the
development application.
❑ 2 Copies of the complete application packet and, if applicable, associated drawings.
❑ A site improvement survey, no older than a year from submittal, including topography and vegetation
showing the current status of the parcel certified by a registered land surveyor by licensed in the
State of Colorado.
❑ An 8 1/2" by 11" vicinity map locating the parcel within the City of Aspen.
❑ A digital copy of the application provided in a pdf file format.
❑ A sketch up model may be required if a public hearing is required.
Disclaimer:
The foregoing summary is advisory in nature only and is not binding on the City. The summary is
based on current zoning, which is subject to change in the future, and upon factual representations
that may or may not be accurate. The summary does not create a legal or vested right.
2
Building Department
City of Aspen,Colorado
November 7`2013
To Whom It May Concern:
&oa member o[Fox Crossing A82 [LC, the entity that owns the p[operiV located at
SSg Race Alley,and a director o[its parent company,Ajax Uoldiuga� | hereby
authorize Ryan VVo\terschcid,V[Charles CUpUiDe Architects,and Nathan l(aegebein,
of Kaegebein Fine:Home Bui} ing,tur—' cUiPoxCrosxing/\li2 [|.[io(\eo|iu8
with the City m[Aspen ig obtain a building permit oV our hefi8l[ SboU|d you have
any qo*stionxor concerns, please du not hesitate contact me.
Best regards,
�
Karim SoVki
Managing Director
Ajax HoldhWs LLC
Office: 4'0496
Cell: /9J7l7g6'J947
Permit No. �
Homeowner Association Compliance Policy
All applications for a building permit within the City of Aspen are required to include a certification of
compliance with applicable covenants and homeowner association policies. The certification must be
si rterl lIggj2t sL erty owner orAttof-nq r,presentirtct_thp offer!owner. The following certification
shall accompany the application for a permit,
Subject Property: 0559 RACE ALLEY
LOT 3, FOX CROSSING SUBDIVISION
1, the property owner, certify as follows: (pick one)
This property is not subject to a homeowners association or other form of private covenant.
❑ This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit do not require approval by the homeowners association or
covenant beneficiary,
This property is subject to a homeowners association or private covenant and the improvements
proposed in this building permit have been approved by the homeowners association or
covenant beneficiary. Evidence of approval is attached.
I understand the City of Aspen does not interpret, enforce, or manage the applicability, meaning or
effect of private covenants or homeowner association rules or bylaws. I understand that this document
is a public document.
f
F � p
Owner signature: date:
Owner printed name:
or,
Attorney signature: date: �
Attorney printed name:
RUG
C�ILLESPIE LAW OFFICES, LLC — AT`rORNEVS AND COUNSELORS AT LAW
Rivc-rView phiza. 100 Fill-,Rtin [)f ivc.Suite 1-29, Basali.Colorado S 162 1
Flxmie 970,927.65,49. Fflx 9 71 0.92 7,6,568 Li n a iL ,zi Iles pic 1f!woff ol n
May 28, 2014
VIA US Mail & Email
karim.sotiki alax-holditi.gs.co
Fox Crossing 2 H, LLC
c/o Ajax Holdings
Po Box 4068
Aspen, CO 81612
ryanwCc cunniffe.com
Ryan Walterscheid
LEED AP/Project Architect
610 East Hyman Ave
Aspen, CO 81611
ryanw@cunniffe.com
RE: SARC Approval of Lot 3 Fox Crossing Plans
Dear Fox Crossing 2H, LLC and Mr. Walterscheid:
My office represents the Fox Crossing Home Owners Association. This letter
shall serve as Fox Crossing HOA SARC approval of the Lot 3 Plans submitted to the
SARC on April 29, 2014. This approval is conditioned on the agreement of Ajax
Holdings, LLC to install 5-10 trees on the property of 559 Race Alley (Berlin Property) at
the Berlin Property's owners designation as further described and agreed to in the letter
from Ajax Holdings, LLC dated May 14, 2014 (attached). Any further changes or
modifications for the April 29 2014 plans shall require additional approval.
Sincerely,
Gillespie Law Offices, LLC
W. Adam Gillespie
WAG/kb
CC: Gina Berlin, Ron Levin, David Kahnweiler
Adam Gillespie
May-14, 2014-
Deal'Mr. Gillespie,
I am writing to you ill your capacity as legal cot isel for the Homeowner's
Association and the SARC of the Fox Crossing subdivision. As managing director of
Ajax Holdings, the pa►'e►lt company that owns Fox Crossing 2 AH LLC,which in turn
owlis the property located at 559 Race Alley,I am authorized to enter into an
agireemellt with the I-10A.
It is lily understanding that the ln-illlary concern witil the redesign of our property,
due entirely to directives from Aspen City officials, is the impact oil the property
owned by Mina Berlin. She and I have spoken and have come to an understanding.
Ill the interest of saving time and money, I request that rather than commissioning
and presenting a landscape plan to SARC, this letter should serve as a binding
eoininitillent for Fox Crossing 2 All LLC to remedy the situation rased oil Gina's
recommendations,which suggested that"a few aspen trees be planted" on Gina's
property to screen lien deck from the garage located oil 559 Race Alley.
With Gina's consent, I consulted illy landscape architect who indicated that tile cost
per tree would be approximately$550, ill clt►dijig installation. Furthermore he
indicated, that the space would warrant approximately five to ten trees depending
on the desired density. Fox Crossing 2 Al-I LLC will commit to covering the cost of
planting said trees up to an amount not to exceed$10,000,at the earliest feasible
tilne (SUbject to availability of planting material,appropriate planting conditioIls,
and sufficient access to Gina's property). Given file scope of the work, including
Gina's suggestions, quoted cost,alld the amount of space available,we feel that this
amount will be more than sufficient to rectify the situation,and alleviate any
concerns that tile, SARC may have as it pertains to this issue.
This agreement is contingent upon SARC's approval of our design changes,and the
expeditious issuance of.letter stating as ►13ticil. Ifyou have any questions o►-
concerns please do not hesitate let me know.
�r .r
Best.regards,
Karin Souk;
THE CITY OF ASPEN
Land Use Application
Determination of Completeness
Date: June 2, 2014
Dear City of Aspen Land Use Review Applicant,
We have received your land use application and reviewed it for completeness. The case number
and name assigned to this property is 0050.2014. ASLU — 559 Race Alley, Residential Design
Standards Variance.
)1�your Land Use Application is incomplete:
Please submit the following missing submission items so that we may begin reviewing your
application. No review hearings will be scheduled until all of the submission contents listed
above have been submitted and are to the satisfaction of the City of Aspen Planner reviewing the
land use application.
1) Two copies of the application are required to be submitted. Only one application was
submitted. 4
J2) Proof of Ownership. Street address and legal description of the parcel on which
development is proposed to occur, consisting of a current (no older than 6 months)
certificate from a title insurance company, an ownership and encumbrance report, or
attorney licensed to practice in the State of Colorado, listing the names of all owners of
the property, and all mortgages, judgments, liens, easements, contracts and agreements
affecting the parcel, and demonstrating the owner's right to apply for the Development
Application. Cb�g/ `4
J3) A digital copy of the application provided in pdf file format.
❑ Your Land Use Application is complete: ! 1
If there are not missing items listed above, then your application has been deemed complete
to begin the land use review process.
Other submission items may be requested throughout the review process as deemed necessary by
the Community Development Department. Please contact me at 429-2759 if you have any
questions.
Thank You,
C
ennifer hel , Deputy Planning Director
City of , Community Development Department
For Office Use Only: Qualifying Applications:
Mineral Rights oti e Required New SPA New PUD
Yes No Subdivision, SPA, or PUD(creating more than 1 additional
lot)
GMQS Allotments Residential Affordable Housing
Yes No / v Commercial F.P.F. Lodging
I r
Al
VIA HAND DE=LIVERY
Ms. Jennifer Phelan
Community Development
City of Aspen
Re:Ownership of Lot 3 Fox Crossing Subdivision
Dear Jennifer:
Please accept this letter as my certification, as an attorney duly licensed in the State of Colorado
that Fox Crossing 2 AH LLC is the owner in fee simple of Lot 3, Fox Crossing Subdivision in the City of
Aspen, Pitkin County Colorado. The property's address is 559 Race Alley
I am also the Manager of Fox Crossing 2 LLC and in that capacity, I am authorized to submit any
Development Application on the property as well as to authori=ze others to do so on behalf of this
company. I hereby authorize Ryan Walterscheid of Charles Cunniffe Architects to submit our application
for development upon this property.
Please advise me if you need anything further in this regard.
Yours ver my
t
, �Bro ke Peterson
Chapter 26.314
VARIANCES
Sections:
26.314.010 Purposes
26.314.020 Authority
26.314.030 Authorized variances
26.314.040 Standards applicable to variances
26.314.050 Procedure for variance approval
26.314.060 Conditions
26.314.070 Expiration
26.314.080 Appeals
26.314.010. Purposes.
Variances are deviations from the terms of this Title which would not be contrary to the public
interest when, owing to special circumstances or conditions, the literal enforcement of the provisions
of this Title would result in undue and unnecessary hardship. Variances shall only be granted in
accordance with the terms of this Chapter.
26.314.020. Authority.
The Board of Adjustment, in accordance with the procedures, standards and limitations of this
Chapter shall approve, approve with conditions or disapprove a development application for
variances to the terms of this Title. If the application for a variance is part of a consolidated
application process authorized by the Community Development Director pursuant to Subsection
26.304.060.B.1, the Planning and Zoning Commission or the Historic Preservation Commission may
review the application for a variance using the standards and procedures set forth in this Chapter.
26.314.030. Authorized variances.
Variances may only be granted from the following requirements of this Title 26:
A. Dimensional requirements.
B. Permitted uses, but only to allow for the temporary off-site location or storage of materials,
structures or equipment pursuant to building construction or construction staging.
26.314.040. Standards applicable to variances.
A. In order to authorize a variance from the dimensional requirements of Title 26, the appropriate
decision-making body shall make a finding that the following three (3) circumstances exist:
1. The grant of variance will be generally consistent with the purposes, goals, objectives and
policies of this Title and the Municipal Code; and
2. The grant of variance is the minimum variance that will make possible the reasonable use of
the parcel,building or structure; and
3. Literal interpretation and enforcement of the terms and provisions of this Title would deprive
the applicant of rights commonly enjoyed by other parcels in the same zone district and would
City of Aspen Land Use Code
Part 300—Variances
Page 1
cause the applicant unnecessary hardship, as distinguished from mere inconvenience. In
determining whether an applicant's rights would be deprived, the Board shall consider
whether either of the following conditions apply:
a) There are special conditions and circumstances which are unique to the parcel, building or
structure, which are not applicable to other parcels, structures or buildings in the same
zone district and which do not result from the actions of the applicant; or
b) Granting the variance will not confer upon the applicant any special privilege denied by
the terms of this Title and the Municipal Code to other parcels, buildings or structures, in
the same zone district.
B. In order to authorize a variance from the permitted uses of Title 26, the appropriate decision-
making body shall make a finding that all of the following circumstances exist:
1. Notice by publication, mailing and posting of the proposed variance has been provided to
surrounding property owners in accordance with Subparagraphs 26.304.060.E.3.a. c.
2. A variance is the only reasonable method by which to afford the applicant relief, and to deny
a variance would cause the applicant unnecessary hardship such that the property would be
rendered practically undevelopable, as distinguished from mere inconvenience.
4. The temporary off-site storage or construction staging can be undertaken in such a manner so
as to minimize disruption, if any, of normal neighborhood activities surrounding the subject
parcel.
5. If ownership of the off-site parcel subject to the proposed variance is not vested in the
applicant, then verified written authorization of the parcel's owner must be provided.
6. Adequate provision is made to restore the subject parcel to its original condition upon
expiration of the variance, including the posting of such financial security as deemed
appropriate and necessary by the appropriate decision-making body to ensure such
restoration.
(Ord. No. 27-2002, §7; Ord. No. 12, 2007, §17; Ord. No. 3-2012, §6)
26.314.050. Procedure for variance approval.
A. Initiation. A development application for a variance may be initiated by over fifty percent (50%)
of the owners of the real property for which the variance is proposed.
B. Determination of completeness and review by the Planning Director. A development
application for a variance shall be initiated by the submission of a development application to the
Community Development Director in a form established for such purposes. The Community
Development Director shall review the application and determine its completeness and shall refer
written comments to the appropriate decision-making body.
C. Steps required. One step is required to review an application for a variance: A public hearing
before the appropriate decision-making body.
City of Aspen Land Use Code
Part 300—Variances
Page 2
Notice requirements: Publication, mailing and posting (See Subparagraphs 26.304.060[E][3][a]-
[e]).
D. Decision-making body action. At the conclusion of the public hearing, the appropriate
decision-making body shall determine if the application meets the standards of this Chapter and shall
issue a resolution to approve, approve with conditions or disapprove the application for a variance.
(Ord. No. 27-2002, §8)
26.314.060. Conditions.
The Director of the Community Development Department may recommend and the appropriate
decision-making body may impose such conditions on variances as are necessary to accomplish the
goals, objectives and policies of the Aspen Area Community Plan and the terms of this Title. All
variances granted so as to permit the temporary off-site storage of materials, structures or equipment
pursuant to building construction or construction staging shall commence and terminate on dates
certain as established by the appropriate decision-making body and shall not relieve an applicant
from obtaining all necessary building permits.
26.314.070. Expiration.
A. Expiration. Unless vested as part of a development plan pursuant to Section 26.308.010 and
except as otherwise established by the appropriate decision-making body, a variance granted under
this Chapter shall automatically expire after twelve (12) months from the date of approval unless
development has been commenced as illustrated by the issuance of a building permit.
B. Extension. The appropriate decision-making body may grant a one time extension of a variance
for up to twelve (12) months. All requests for an extension must be submitted prior to the expiration
of the existing development order, must demonstrate good cause showing that an extension is
necessary and must demonstrate that the circumstances as set forth in this Chapter are still applicable.
26.314.080. Appeals.
An applicant may appeal an adverse determination by the planning and zoning commission or
historic preservation commission on an application for a variance that is consolidated with other
development applications to the board of adjustment. Such appeals shall follow the general appeal
procedures set forth in Chapter 26.316.
City of Aspen Land Use Code
Part 300–Variances
Page 3
® 0
A. Determination of applicability. Applicability shall be determined at the time of building permit
submittal. The applicant may request a pre-application conference to determine as to whether the
proposed project is exempt from the requirements of this Chapter.
B. Determination of consistency. Consistency with the residential design standards shall be
determined at the time of building permit review. The applicant may request a pre-application
conference to determine consistency with the requirements of this Chapter.
C. Appeal of adverse determination. If an application is found to be inconsistent with any item of
the residential design standards, the applicant may either amend the application or seek a variance as
set forth below.
D. Variances.
1. Administrative variances. The applicant may seek an administrative variance for not more
than three (3) of the individual requirements. An applicant who desires a variance from the
residential design standards shall demonstrate, and the Community Development Director
shall find that the variances, if granted, would:
.1► a)..Provide an appropriate design or pattern of development considering the context in which
Nil? the development is proposed and the purpose of the particular standard. In evaluating the
context as it is used in the criteria, the director may consider the relationship of the
proposed development with adjacent structures, the immediate neighborhood setting or a
broader vicinity as the director feels is necessary to determine if the exception is
warranted; or
b). Be clearly necessary for reasons of fairness related to unusual site-specific constraints.
The Community Development Director shall provide the Planning and Zoning Commission
an annual report of approved administrative variances.
2. Variances from the Residential Design Standards, Section 26.410.040, which do not meet this
Section may be granted by the Planning and Zoning Commission, the Board of Adjustment or
the Historic Preservation Commission, if the project is subject to the requirements of Chapter
26.415. An applicant who desires to consolidate other requisite land use review by the
Historic Preservation Commission, the Board of Adjustment or the Planning and Zoning
Commission may elect to have the variance application decided by the board or commission
reviewing the other land use application. An applicant who desires a variance from the
Residential Design Standards shall demonstrate and the deciding board shall find that the
variance, if granted would:
a) Provide an appropriate design or pattern of development considering the context in which
the development is proposed and the purpose of the particular standard. In evaluating the
context as it is used in the criteria, the reviewing board may consider the relationship of
the proposed development with adjacent structures, the immediate neighborhood setting or
a broader vicinity as the board feels is necessary to determine if the exception is
warranted; or
City of Aspen Land Use Code
Part 400—Residential Design Standards
Page 3
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Sent via e-mail
To: Nate Kaegebein
Kaegebein Fine Home Bldg.
502 Main St., Suite 104
Carbondale, CO 81623
970-379-6228
From: Josh Rice, P.E.
Development Engineer
Engineering Department
130 S. Galena Street
970-429-2750 (Office)
970-920-5081 (Fax)
Re: Permit No. 0119.2013.ARBK, 559 Race Alley
Date: January 21, 2014
THE PREVIOUS PLAN CHECK PACKAGE SHALL BE RETURNED WITH THE NEXT
PLAN SUBMITTAL
These design documents have been reviewed for conformance to the current State and local
codes. The attached corrections are required to be addressed. Revise and redraw the plans to
cl=respond to the attached comments
. Indicate which detail or page#shows the required information. Plan
corrections cannot be made on the blueprints (e.g.,red-lined). All changes must be made to the
originals prior to making prints. Any required sheet revisions would be correctly inserted into the
package by the applicant as directed by City staff. Please submit revised information to the
Permit Advocates at the Building Department.
When all items have been addressed regarding the comments below,please call 970-920-5090 to
schedule a required appointment for re-submittal with a Permit Coordinator. You will be
required to bring a copy of this letter/email with ALL responses and required documentation. If
all items listed have not been addressed, the resubmittal will be deemed incomplete, and will not
be accepted.
COMMENTS AND CORRECTIONS
1. Survey
a) Basis of bearing tied to two COA(City of Aspen GPS Control Monumentation, dated
12-2-2009 on the Engineering website)monuments and point of beginning
graphically.
Permit No. 0119.2013.ARBK�559 Race Alley
O January 21,2014
Page 2 of 4
Survey states the basis of bearing is "shown hereon"but Lot 8 is not visible. Please
show basis of bearing.
b) Show all roads (edge of pavement as applicable), width of Rights-of-Way and
distance to the nearest intersecting street if within 200 feet of property.
Call out width of ROW. Show existing curb cut and existing sidewalk/trail.
c) List setbacks and building envelopes
Differentiate setbacks and building envelopes based on amended plat.
d) Names of adjoining owners of platted lands or subdivision names.
Please show.
e) Location of all utilities existing on or serving the surveyed property as determined by
observed evidence and observed evidence together with evidence from plans obtained
Revised 01-15-13 from utility companies or provided by client, and markings by
utility companies and other appropriate sources (with reference as to the source of
information).
Please show. Existing stormwater infrastructure should be shown.
f) List all documents used in the survey with recording information.
Please begin title commitment list with number one rather than number seven.
g) Label and delineate Public and Private roads.
h) Ponds, ditches, spring and rivers
Call out name of water right flowing along north property boundary.
2. Soils Report
No additional comments.
3. Excavation Stabilization Requirements
a.) None presented. If soils need to be temporarily laid back, the maximum allowable
slope is 1 horizontal: 1.5 vertical as specified in the soils report.
4. Driveway Access and Trail Easement
a.) The trail must be completed. The development order requires a 6'width,but the plat
appears to require an 8' width. Confirm the width with the Parks Department. Please
work with the Parks Department to determine the acceptable material and show on
Landscape and Civil sheets.
b.) A barrier must separate the driveway from the trail to keep vehicles off the trail.
Trees,bollards and curbs would be some acceptable alternatives. This barrier may
require the trail width to be less than 8'.
5. Drainage Study
The drainage report and plan set is not in compliance with the City of Aspen Grading and
Drainage Requirements for Major Design. The following items from the Checklist for
Grading and Drainage Requirements for Major Design need to be included, addressed or
discussed:
Permit No. 0119.2013.ARBK,X59 Race Alley January 21, 2014
Page 3 of 4
a.) Existing building footprints, streets, utility locations and elevations, ROW width,
flow line width, curb type, sidewalk, approximate slopes, drainage facilities and
structures, irrigation ditches, roadside ditches, drainage ways, gutter flow directions,
and culverts. All pertinent information such as material, size, shape, slope, and
location shall also be included.
Please show.
b.) Proposed building footprints, streets, utility locations and elevations, ROW width,
flow line width, curb type, sidewalk, approximate slopes, drainage facilities and
structures, irrigation ditches, roadside ditches, drainage ways, gutter flow directions,
and culverts. All pertinent information such as material, size, shape, slope, and
location shall also be included.
Please show.
c.) Proposed storm sewers and open drainage ways, including inlets, manholes, culverts,
and other appurtenances, (i.e. riprap protection, allowable manhole spacing=400 ft).
Differentiate between existing infrastructure and proposed infrastructure.
d.) Proposed landscaping(berms,planters, shrub beds, trees, etc.). Overlay the actual
landscape plan onto the proposed grading and drainage plan.
Coordinate with Bluegreen and show on civil sheets.
e.) Profile views for all driveways and walkways @ 5'-0"o.c. or a minimum of three
elevation points: openings (i.e. garage slab, thresholds of doors), property line and
edge of street.
Provide profiles and cross sections for driveway and trail.
f.) Finished floor and grade at foundation elevations of all buildings. In residential
developments also provide lot corner elevations and any grade break elevations
critical to the grading concept. Show positive drainage away from structures as
required by Building Code (IRC—R401.3 and IBC— 1805.3.4).
g.) Spot elevations critical to describe drainage features and their functions (e.g. inlets,
cross pans, spillways, inlets/outlets of manholes, culverts, and storm sewers).
Provide spot elevations of electrical transformer and telephone pedestal.
Provide more detailed spot elevations in the vicinity of these utilities.
Provide spot elevations along north, west, south and east of structure.
Provide spot elevations along driveway and trail.
Show landscaping, driveway and trail slopes.
h.) Proposed outfall point for runoff from the developed area and facilities to convey
flows to the final outfall point without damage to downstream properties.
The approved drainage plan utilized the drywell located on Lot 1 for detention.
The proposed plan utilizes a new pipe tied to the storm sewer system.
Eventually, the storm sewer is detained in a detention pond. The pond volume
and pond outlet must be analyzed if the drywell is no longer going to be used for
detention. If it is not feasible to tie to the Lot I Drywell, then a new Lot 3
Drywell could be proposed.
i.) Civil details of dry wells, outlet structures, foundation drain sumps, custom design,
etc.
Provide new pond volume and grading scheme,pond outlet detail if proposed
pipe is utilized. Alternatively,provide a connection detail to Lot 1 Drywell or
provide details for a new Lot 3 Drywell.
Permit No. 0119.2013.ARBK, D59 Race Alley January 21, 2014
Page 4 of 4
The "Manhole Detention Pond Conversion"detail on JR Engineering's Sheet I
of I describes an existing drywell. It should be modified if it is to be utilized.
Otherwise, the detail should be removed.
j.) Profile views for all subsurface drainage facilities showing their size, slope, lengths,
design storm hydraulic grade lines (major and minor), cover, details of structures
and/or City Standard details, and relationship with existing utilities. (18 vertical
clearance for storm from water lines, 5 foot horizontal from any utility, 7 feet below
ground surface, 2 % slope minimum, 18 inch min for main, 15 inch min for lateral).
Provide for new roof drainpipe.
6. Drainage Wall
a. The flood protection wall that has been discussed for 540 Walnut must be
continued on 559 Race Alley as depicted in the JR Engineering cross sections.
The wall must be at a minimum elevation of 7931.55 feet (NAVD 1988) or 92
feet(local).
7. Driveway
The Fire Department will need to sign off on the driveway layout presented.
8. Utility Meters Pedestals
Relocate to property and remove from the ROW.
9. Construction Management and Erosion Control Plan
The construction management plan was not reviewed as part of this review. Please
contact Tony Kornasiewicz (970) 309-8424 with any questions regarding the CMP
requirements and contact Aaron Reed at (970) 429-2782 with any questions regarding the
Erosion Control Plan requirements.
Once the standards of the Urban Runoff Management Plan standards and requirements are met,
the Development Engineer can sign off on the requested permit. If you have any questions or
concerns about any of the items shown, please feel free to contact me.
Sincerely,
Josh Rice, P.E.
Development Engineer
970-429-2750
IBM
CHARLES CUNNIFFE
ARCHITECTS
PAoy |. 30|4
Fox Doming [of 3
Yohonc� RaquedDeschphon
A|Noogh house onLo1J had been permihed and oppmved years ugo, duhngou/cuxen|RermK
opp/kzot�n the cUycf Aspen's enginen�ngdnpor!mon1 has changed thekopinion and de,fannined
thot &eydo not oppruvemf1hed/�owuyol¢Jnmeni wiUhUh� pedashkznhoU, Theprevious
gomgs |oyou|o/|ovvedocorfobockou|cdfhegopoge' ow*r|hehoUeosonnenionthex)ul-hddeofthe
prmper�ywhkh then oUcwved enough rnomhzfurn and exif the pnzpe lyfo Race A|�y, 8os�d (-)n |hek
newdaharminuNon' lhene shall beobso|u1eNnovehkc|e KOHL oUowed |ocs,)ss the froUeosamenton
the pmpot-ty' even though itdoes sointhasheet/igh( ofwoy and on the adjacent lots, Thishas forced
us to redesign the garage locNion and the configuralion of the ead side of Me houm.
[We 1oihebui}ding envelope onMR |o|ond lie /eohiohonoinot using [lie hail sosemen| i! bimpoaib/e
*iihin Out hu/|dingenvn|opefo have ucoeefuo0oru�efhotk1ces souflh, Theon{y way'o then access
o OonzOe on |his propo/tywould be 10 nz1Ve th1 Qoruge to lace It le sireat Thmr�Jore. the garage was
ro|ofed and pushed as fa/ Q |o allow/or M* obUtyto bock o cat out and turn omund before
exiting the property.
This was the cous� hz/ |he changes |o the Plans. As o nss:U of the- Oonoge rebcohon, iha mos1er
bedroom was to the south }o slack over |he 9010ge h" o similar monnerfho1 Udid in No pmviuos
version. As ,,.j of us pushing the garage Roo MO boUdinO osmoch cis possib|(.-�, wewe/eob|e10
create covered u/eo oubk1e the garage, Thisshou|d Provide somescreening and Hie oppeunznce
that Hie,, garage is set back horn the east most point ofthe house.
Due io!he fact that Hie garage has beenro|obd' it is now oonc/denad by the cik/rzonhnQ de-po/tmonf
io be sheethzoing' as iffaces Rooe Alley which |he cUyconOders o street. The zoning code r*quiros
that the garage be set buck hono Hie frun-1 most street foo4-19 vvoU of the house' however vve cannot
recess the Qonoge ony[u1he/ to the w/ed doe to Me existing stuimveU shoM(ocoton in U�e u|/mody
cnnshuoiodfoundofion� Anufhe/requirement ofthe zoning code R fhof|he. width of the garage be at
!eosfJ fee1 less than |hw vAdth of Hie living oreo on the street fudnQ tof,�ode. This is impossible 10
occomP|Ishdu* hrMewidthofbui!ding envelope. Thisih*nreqoiies forU)bhouse' ondWe
one cunenMysubnniMing the revised d/ovJngs to the zoning deporinneni for this pu/po�e Many of the-
houses within the subdivbion hod simi|m|op[xovo|s for nonconforming garages oswe8' por!kcuior|y all of
the other homes along Roca Alley and o fewu|he/s obng VVminuf�heei
� ",mftst HYmaAmVVnQ* ° mSW,mN�madxalai I � ^ .Vr8_MjlM ° I&X:#jm_Uw.Z0rA
ATTACHMENT 3
DIMENSIONAL REQUIREMENTS FORM
Project: Fox Crossing Lot 3
Applicant: Fox Crossing AH 2 LLC
Location: 0559 Race Alley
Zone District: R-6
Lot Size: 6514.59 Square Feet
Lot Area: 481 1 .59 Square Feet
(for the purposes of calculating Floor Area, Lot Area may be reduced for areas
within the high water mark, easements, and steep slopes. Please refer to the
definition of Lot Area in the Municipal Code.)
Commercial net-leasable: Existing: Proposed:
Number of residential units: Existing: Proposed: 1
Number of bedrooms: Existing: Proposed. 5
Proposed%of demolition (Historic properties only):
DIMENSIONS:
Floor Area: Existing:_ Allowable: 2907.25 SFproposed. 2902.48 SF
Principal bldg. height: Existing: Allowable: 25' Proposed: 23'-9"
Access. bldg. height: Existing: Allowable: Proposed:
On-Site parking: Existing: Required: _Proposed.• 2+
% Site coverage: Existing.*324.14 SFRe Required.. No Limit
g q Proposed.•
%Open Space: Existing: Required:_No Req. Proposed:
Front Setback: Existing: 10' Required _Proposed
Rear Setback: Existing: 15' Required: Proposed:
Combined F/R: Existing.—Required.-__ —Proposed-
Side Setback: Existing:_10' Required.-__ Proposed:
Side Setback: Existing: 10' Required:_ _ Proposed:
Combined Sides: Existing. Required: Proposed:
Distance Between Existing Required: Proposed:
Buildings
Existing non-conformities or encroachments: Lightwells within Building Envelope
on West and North
Variations requested: Width of Living Area compared to Garage on first floor,
Garage face needs to be set back 1 0' from the front facade
-500' Amended Final Plat Of
Lot 'Y Fox crossing Subdivi sion
k�..
" City of Aspen, County of Atkin, State of Colorado
ha -� The purpose of this amended plat is to amend the Subdivision and V¢cation Plat recorded at Plat
C ..r I t @ Book 74, Page 17 to modify the boundaries of the building envelope on Lot 3 and to properly
��•, o •w.d � label the building envelope and setbacks on the property, so they coincide with City Council
Ordinance #50 (Series of 2004).
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CHARLES CUNNIFFE ARCHITECTS
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SHEET NO.
562 RAGE STREET 545 RAGE STREET 535 5FRUGE STREET 533 SPRUCE STREET 511 SPRUCE STREET
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ARCHITECTURAL ABBRE' '^TIONS GENERAL NOTES SHEET�-, #
COVER SHEET STRUCTURAL;
AFF ABOVE FINISHED FLOOR EH EACH WAY LT LIGHT SECT SECTION I. ALL CONSTRUCTION AND MATERIALS SHALL BE AS SPECIFIED AND IN ACCORDANCE XO.O SUBDIVISION AGREEMENT 5001 GENERAL STRUCTURAL NOTES
ACGOUS ACOUSTICAL ELECT ELECTRICAL MFG MANUFACTURER 5EW SENDER WITH ALL APPLICABLE CODES,ORDINANCES,LAW5,PERMITS,AND THE CONTRACT DOCUMENT5. XO.I ORDINANCE 50 5002 GENERAL STRCTURAL NOTES
ADD ADDENDA,ADDENDUM EG ELECTRICAL CONTRACTOR MATL MATERIAL SHT SHEET AO.I GENERAL INFORMATION 5101 FOOTING 4 FOUNDATION PLAN
2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE ACCURATE PLACEMENT OF ALL NEW AMENDED FINAL PLAT 5102 MID LEVEL FLOOR FRAMING PLAN .
ADJ ADJACENT EL ELEVATION MO MASONRY OPENING 5VF SHEET VINYL FLOORING CONSTRUCTION ON THE SITE. TOPOGRAPHICAL SURVEY 5103 MAIN LEVEL FLOOR FRAMING PLAN
AGGR AGGREGATE EN6R ENGINEER MTL METAL SHLV SHELV(ES)(ING) GI 6RADIN6 4 DRAINAGE PLAN
ALT ALTERNATE EO EQUAL MAX MAXIMUM SIM SIMILAR 3. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SITE CONDITIONS BEFORE STARTING LI-I LANDSCAPE DESIGN 5104 UPPER LEVEL FLOOR FRAMING PLAN
WORK. SHOULD A DISCREPANCY APPEAR IN THE CONTRACT DOCUMENTS,OR BETWEEN THE LI-1 LANDSCAPE SITE PLAN 5105 ROOF FRAMING PLAN
ALUM ALUMINUM EXG EXISTING MECH MECHANICAL SL SLIDING CONTRACT DOCUMENTS AND EXISTING CONDITIONS,NOTIFY THE ARCHITECT AT ONCE FOR 5301 STUCTURAL SCHEDULES
INSTRUCTION ON HOW TO PROCEED. 1-2-1 PLANTING PLAN 5501 FOUNDATION DETAILS
APPD APPROVED EJ EXPANSION JOINT MG MECHANICAL CONTRACTOR STG 5OUND-TRANSMISSION GLASS L2-2 PLANTING DETAILS
APPROXAPPROXIMATE EXP EXPOSED MED MEDIC(INE)(AL) SPEC SPECIFICATION 4. SHOULD A CONFLICT OCCUR IN OR BETWEEN DRAWING5 AND SPECIFICATIONS, THE L3 LAND50APE LIGHTING 5601 FLOOR FRAMING DETAILS
ARCH ARCHITECT NRAU EXT EXTERIOR MIN MINIMUM SQ SQUARE SPECIFICATION5 SHALL TAKE PRECEDENCE. UNLE55 A WRITTEN DECISION FROM THE 5602 FLOOR FRAMING DETAILS
ARCHITECT HAS BEEN OBTAINED WHICH DESCRIBES A CLARIFICATION OR ALTERNATE ARCHITECTURAL: 5603 FLOOR FRAMING DETAILS
ASAP AS SOON AS POSSIBLE FO FACE OF MISC MISCELLANEOUS 5F 5QUARE FEET METHOD AND/OR MATERIALS. 5-101 ROOF FRAMING DETAILS
BBR BASEBOARD RADIATION FIN FINISH NOM NOMINAL 55 5TAINLE55 STEEL AOZ FAR CALCULATIONS
BM BEAM FP FIREPROOF NIG NOT IN CONTRACT STD STANDARD 5. THE CONTRACTOR SHALL CONFINE HISMER OPERATIONS ON THE SITE TO AREAS AO.3 BELOW GRADE CALCULATIONS
PERMITTED BY THE OWNER. AI.I SITE PLAN
BRIG BEARING FPL FIREPLACE NA NOT APPLICABLE STL STEEL b. THE JOB SITE SHALL BE MAINTAINED IN A GLEAN,ORDERLY CONDITION,FREE OF DEBRIS AI2 ROOF TOPOGRAPHY
BFF BELOW FINISHED FLOOR FIXT FIXTURE NTS NOT TO SCALE STRUCT STRUCTURAL AND LITTER,AND SHALL NOT BE UNREASONABLY ENCUMBERED WITH ANY MATERIALS OR A2.1 LOWER LEVEL FLOOR PLAN
BET BEW EEN FLR FLOOR OG ON CENTER SUB SUBSTITUTE EQUIPMENT. EACH SUB-CONTRACTOR IMMEDIATELY UPON COMPLETION OF EACH PHASE OF A2.2 MID LEVEL FLOOR PLAN
BILK BLOCK FD FLOOR DRAIN OPG OPENING SUPPL SUPPLEMENT H15/HER WORK SHALL REMOVE ALL TRASH AND DEBRIS AS OF RESULT OF HIS/HER A2.3 MAIN LEVEL FLOOR PLAN
OPERATION. A2.4 UPPER LEVEL PLAN vv w.cunniffe.com
BSMT BASEMENT FT FOOT,FEET OPP OPPOSITE 545 SURFACED FOUR SIDES A2.5 ROOF PLAN
BTU BRITISH THERMAL UNIT F S) FT6 FOOTING ORN ORNAMENTAL SUSP 5USPEND(EO) 7. ALL MATERIALS STORED ON THE 517E SHALL PROPERLY STACKED AND PROTECTED A3.1 EXTERIOR ELEVATIONS
BD BOARD FDN FOUNDATION OPH OPPOSITE HAND TEL TELEPHONE TO PREVENT DAMAGE AND DETERIORATION. FAILURE TO PROTECT MATERIALS MAY BE
CAUSE FOR REJECTION OF WORK. A3.2 EXTERIOR ELEVATIONS
BS BOTH SIDES FURN FURNISH OD OUTSIDE DIAMETER TV TELEVISION A4.1 BUILDING SECTIONS
BO BOTTOM OF GAL GALLON PTN PARTITION TEMP TEMPERED 8. THE CONTRACTOR SHALL DO ALL CUTTING,FITTING,OR PATCHIN&OF HIS/HER WORK THAT MAY A42 BUILDING SECTIONS
BE REQUIRED TO MAKE ITS SEVERAL PARTS FIT TOGETHER PROPERLY AND SHALL NOT A4.3 BUILDING SECTIONS
BLDG BUILDING &A GAUGE d PENNY(NAILS,ECTJ THK THICK ENDANGER ANY OTHER WORK BY CUTTING,EXCAVATING,OR OTHERH15E ALTERING THE TOTAL
GAB CABINET GALV 6ALVINIZED PERF PERFORATE(P) TLT TOILET WORK OR ANY OTHER PART OF IT. ALL PATGHIN6,REPAIRING AND REPLACING OF MATERIALS A'I.I REFLECTED CEILING PLAN-MAIN LEVEL
AND SURFACES OUT OR DAMAGED IN EXECUTION OF WORK SHALL BE DONE WITH APPLICABLE A7.2 REFLECTED CEILING PLAN-UPPER LEVEL Ci
CL,5., CENTER LINE &C, GENERAL CONTRACTOR PLATT PLASTER T4& TONGUE AND GROOVE MATERIALS 50 THAT SURFACES REPLACED WILL, UPON COMPLETION,MATCH SURROUNDING Aq.O RADON MITIGATION DETAIL
CL6 CEILING 6L GLASS,&LAZED PLAS PLASTIC, T4S TOP AND BOTTOM SIMILAR SURFACES.
A9.1 TYPICAL CONSTRUCTION DETAIL R
GER CERAMIC &R GRADE PL PLATE TO TOP OF q. NO PORTION OF THE WORK REOUIRIN&A SHOP DRAWING O SAMPLE SUBMISSION SHALL A9.2 EXTERIOR DETAILS o
GLR CLEAR GYP GYPSUM PLEX PLEXIGLASS T TREAD COMMENCE UNTIL THE SUBMISSION HAS BEEN REVIEWED BY THE ARCHITECT. AIO.I WINDOW AND DOOR SCHEDULES (,
GLO CLOSET GAB GYPSUM WALLBOARD PLMB PLUMBING TYP TYPICAL ALL SUCH PORTIONS OF THE WORK SHALL BE IN ACCORDANCE WITH REVIEWED SHOP w
DRAWINGS AND SAMPLES. SHOP DRAWING S AND PRODUCT SUBMITTALS ARE REQUIRED FOR
GLD CLOTHES DRYER HDW HARDWARE PLY PLYWOOD UG UNDERGROUND ALL SHOP FABRICATED WORK AS WELL AS SPECIFIED PRODUCTS. THIS WORK INCLUDES, _
WASHER HD HEAD PROD PROJECT UNGL UNGLAZED BUT NOT BE LIMITED TO,STRUCTURAL and DECORATIVE STEEL,WINDOWS and DOORS,
GLW CLOTHES PROP PROPERTY UN6L UNFINISHED BUILT-IN CABINETRY,HARDWARE,PLUMBING and ELECTRICAL FIXTURES,APPLIANCES AND
COL COLUMN HVAG
HEATING,VENTING,AND EXTERIOR 4 INTERIOR FINISH MATERIALS, r
GONG CONCRETE AIR CONDITIONING OT QUARRY TILE U.N.O. UNLESS NOTED OTHERWISE �J
GJ CONSTRUCTION JOINT HORIZ HORIZONTAL QTY QUANTITY U.O.N. UNLESS OTHERWISE NOTED 10. DIMENSIONS: CR
A. ALL DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALE OF DRAWINGS. Q R
GONT CONTINUOUS HP HORSE PONDER R RADIUS UBC UNIFORM BUILDING CODE B. ALL DIMENSIONS ARE TO FACE OF STUD O FACE OF CONCRETE U.N.O.
GOORD COORDINATE HIM HOT WATER HEATER RD ROOF DRAIN VIF VERIFY IN FIELD G. ALL EXTERIOR STUDS TO BE 2x6 U.NO. w
ALL INTERIOR STUDS TO BE 2x4 U.N.O. IL r
GTR COUNTER HT HEIGHT RM ROOM VERT VERTICAL
0/5 COUNTER SINK INGL INCLUDE(D)(I1,16) RS ROUGH SAWN VCT VINYL COMPOSITION TILE 11. CONTRACTOR TO PROVIDE ALL NECESSARY BLOCKIN6,BACKING,AND FRAMING LL
FOR L16HT FIXTURES,ELECTRICAL UNITS,A.G.EQUIPMENT,RECESSED ITEMS,AND ALL
CF CUBIC FEET INFO INFORMATION RGB RESILIENT COVE BASE V VOLT OTHER ITEMS AS REQUIRED. z �
DP DAMPROOFING INSP INSPECTOR,INSPECTION Rw RETAINING WALL r4i WATER HEATER 12. WHERE LARGER STUDS OR PURRING ARE REQUIRED TO COVER PIPING AND CONDUITS, NOTE: BUILDER'S PLANS
W W z o
DEPT DEPARTMENT ID INSIDE DIAMETER REF REFER G WATER CLOSET THE LARGER STUD SIZE OR FURRING SHALL EXTEND THE FULL SURFACE OF THE WALL
DTL DETAIL INSUL INSULATION REFR REFRIGERATOR WP WATERPROOF WIDTH AND LENGTH WHERE THE FURRING OCCURS. l� Z
DIA.0 DIAMETER INT INTERIOR REINF REINFORCE(D) WT WEIGHT 13. PROVIDE ALL ACCE55 PANELS AS REQUIRED BY GOVERNING CODES TO ALL CONGEALED THE CONTRACTOR WARRANT5 TO THE ARCHITECT THAT HE POSSESSES THE PARTICULAR U
DIM DIMENSION JT JOINT REBAR REINFORCING BAR(5) WWF WELDED WIRE FABRIC SPACES, VOIDS,ATTICS.EGT. VERIFY TYPE REQUIRED WITH ARCHITECT PRIOR TO INSTALLATION. COMPETENCE AND SKILL IN CONSTRUCTION NECESSARY TO BUILD THIS PROJECT (n
DW DISHWASHER JGT JUNCTION RE51L RESILIENT WDW WINDOW WITHOUT FULL ENGINEERING AND ARCHITECTURAL SERVICES,AND,FOR THE REASON LLI
ON DOWN KY01 KILOWAtt HOUR READ REQUIRED W/ WITH 14. ALL INTERIOR STUD WALLS 4 CEILINGS BETWEEN LIVING SPACES SHALL HAVE THAT THE CONTRACTOR WISHES TO RELY UPON HIS OWN COMPETENCE,THE �i
3 1/2"SOUND ATTENUATION BATTS UNLESS THERMAL INSULATION 15 GALLED FOR. CONTRACTOR OR OWNER HAS RESTRICTED THE ARCHITECTS SCOPE OF PROFESSIONAL I
DR DRAIN LAB LABORATORY R RISER W/O WITHOUT SERVICES.
DA& DRAWING LAM LAMINATE(D) RO ROUGH OPENING WD WOOD 15. PROVIDE FIRE SPRINKLER PROTECTION THROUGHOUT THE BUILDING. THE CONTRAOTOR
ITS
SHALL BE RESPONSIBLE FOR PREPARING THE DRAWINGS AND OBTAINING THE PERMITS IN RELIANCE ON THE CONTRACTORS WARRANTY AND AT THE EXPRESS Q >
EA EACH LAV LAVATORY SAN SANITARY MCI WORKING (APPLICABLE)FOR THE FIRE SPRINKLER SYSTEM. THE FIRE SPRINKLER SYSTEMS SHALL MEET THE REQUEST OF THE CONTRACTOR OR OWNER,THE ARCHITECT HAS UNDERTAKEN
REQUIREMENTS OF ALL APPLICABLE CODES AND ORDINANCES. A LIMITED SCOPE OF PROFESSIONAL SERVICES. THE GON5TR1GTION DOCUMENT5
PROVIDED BY THE LIMITED SERVICES SHALL BE TERMED"BUILDERS PLANS" 0
IN RECOGNITION OF THE CONTRACTORS SOPHISTICATION. CONSTRUCTION WILL
REQUIRE THAT THE CONTRACTOR ADAPT THE"BUILDER'S PLANS'TO THE FIELD m
ARCHITECTURAL SYMBOLS CODE ANALYSIS CONDITIONS ENCOUNTERED AND MAKE LOGICAL ADJUSTMENT IN FIT,FORM,DIMENSION,
AND QUANTITY THAT ARE TREATED ONLY GENERALLY BY THE"BUILDERS PLANS'.
IN THE EVENT THAT ADDITIONAL DETAIL OR GUIDANCE 15 NEEDED BY THE CONTRACTOR
APPLICABLE GODE5: OR OWNER FOR CONSTRUCTION OF ANY ASPECT OF THE PROJECT, HE SHALL
SYMBOL LEGEND _ IMMEDIATELY NOTIFY THE ARCHITECT. FAILURE TO GIVE NOTICE SHALL
2009 I.R.C. AND ANY REQUIREMENT5 BY THE ASPEN/PITKIN COUNTY BUILDING DEPARTMENT RELIEVE THE ARCHITECT OF RESPON5151LITY FOR THE CONSEQUENCES.
ANY DISCREPANCY OR AMBIGUITY DISCOVERED BY THE USE OF THESE PLANS SHALL
982 SPOT ELEVATION DETAIL NUMBER / EXTERIOR ELEVATION SINGLE FAMILY RESIDENCE BE REPORTED IMMEDIATELY TO THE ARCHITECT. CHANGES MADE FROM THE PLANS
A9J SHEET NUMBER A3J�-� W OU
ITHT THE CONSENT OF THE ARCHITECT ARE UNAUTHORIZED AND SHALL
SHEET NUMBER
TO.PLATE TYPE V-B/GROUP R3 OCCUPANCY RELIEVE THE ARCHITECT OF RESPONSIBILITY FOR ALL CONSEQUENCES ARRIVING
TOP OF PLATE
EL•110'-0' C BUILDING SECTION OUT OF SUCH CHANGES.
SHEET NUMBER
TO.PLYW000 A4J ZONING C.
INFORMATION: !)
EL•/00'-0' TOP OF FLOOR ELEVATION ZONING R-6 U
REVISIONS rI�
NEW CONTOUR Z/\G WALL SECTION HEIGHT LIMIT: 25S P
t A5J SHEEP NUMBER 0'�' PREAPPROVED BUILDING SETBACKS PER FIAT Z CW Q W OQ
LOT SIZE: 6,514.59 S.F.GROSS,4811Sq S.F.NET
OUSTING CONTOUR �� O _j I
KITCHEN��ROOM NAME ❑5 KEYNOTE ALLOWABLE FLOOR AREA. 2907.25 S.F. Q O
---- CENTER LINE 107 ROOM NUMBER (2400 5F 28/100 SF OVER 3000 5F LOT AREA) VICINITY MAP p O LLI O
2400 SFr(1811.5-1/100)z 28-2907.25 S.F.
----- HIDDEN LINE SQUARE FOOTAGE: �_ = U
O WINDOW NUMBER MATCH LINE GROSS FLOOR AREA 6,774.111 S.F. C) Z rn w
----- SETBACK LINE O DOOR NUMBER X�, °°Q
BREAK LINE PROJECT NORTH - OOJ X
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SHEET NUMBER TRUE NORTH Q
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PLAN & SECTION
MATERIAL INDICATIONS
EARTH MASONRY INSULATION
/��/y�/�/�/y�'/y\ ^ DRAWING:
COMPACTED FILL CONCRETE BLOCK BATT ISSUU E D DATAT
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UWDUSE S1S14
POROUS FILL BRICK RIGID PROJECT DIRECTORY
UNDISTURBED FILL STONE WOOD ARGHITEGT STRUCTURAL ENGINEER CONTRACTOR '
G ARLES GUNN FFE ARCH. GT ERING,P,C. KAEGEBEIN FINE HOMEBUILDING „ 6 JOB NO. 1329
CONTACT:JANVER DERRINGTON CONTACT:JOE CRILLY CONTACT,NATHAN KAEGEBEIN
ROCK GLASS BLOCK +- FINISH 610 EAST HYMAN AVENUE 4625 5.2300 EAST,SUITE 105
ASPEN,COLORADO 81611 HOLLADAY,UTAH 84117 TELE:(970)379-6228
TELE:(970)925-5590 TELE:(801)274-Q831 _ `' ."`" SHEET NO.
ROUGH FAX: (970)920-4557 FAX: (8O1)274-2832 ...
CONCRETE METAL ... ..
CAST STEEL CIVIL ENGINEER LANDSCAPE ARGHITEGT GEOTEGHNIGAL ENb.
BLOCKING
JR ENGINEERING P MIER GREE G RCH A D A SOGIAT ,I n O."I
GROUT.LIGHTWEIGHT GLU-LAM
C,ONTACT�
5.COLLEGE AVENUE,5TE gp CONTACT:BRADY SMITH CONTACT:ED CHURCH I /-1
CONCRETE FORT S.COOL GE VEND 12149 E.BASELINE RO 4501 WAp5WORTH BOULEVARD
- LAFAYETTE.GO 80026 WHEAT RIDGE,COLORADO 80033
TELE(870)217-4911 926-7260
TELE:(303)463-9317
TELE:(303)
PLYWOOD FAX:(303)426-7262 FAX:(303)463-9321 ZONING
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GROSS LOT AREA 6514.59 S.F. W
0-20%SLOPE 4612.59 5P. F- _
20-30%SLOPE 39'1 S.F.x.5= 19850 S.F.
30%.SLOPE 1505 5.F.x O=0 S.F. U
NET LOT AREA 4811.59 S.F.
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TOTAL ALLOWABLE F.A.R. w w
FEW
2400 SF.2B/100 SF OVER 3000 SF LOT AREA
--� 2400 5F (1811.59/100)x 28=290'7.25 S.F. _
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(A)LOWER LEVEL
LIVABLE AREA 174138 S.F. r,
d9'-O'T.O.FIN.FLR.TO CEILING x I'll'-II 1/2"PERIMETER 1,54'7.63 S.F. V Q
O EXPOSED PERIMETER WALL AREA 39.5 S.F. U)
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2 V I 0 %OF EXPOSED WALL AREA®LOWER LEVEL 2+55% J
p,3 LL LOWER LEVEL APPLIED 44.55 S.F. nnn///
TOTAL 44.55 S.F.
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W
W (13)MID LEVEL = y
LIVABLE AREA 2324.14 S.F. U
9'-b'T.O.FIN.FLR.TO CEILING x 206'-I1 I/2"PERIMETER 1966.08 S.F. m
EXPOSED PERIMETER WALL AREA 435.99 S.F.
RE T F NG O I %OF EXPOSED WALL AREA®LOWER LEVEL 22.16%
- LOWER LEVEL APPLIED 515.49 S.F.
O
- TOTAL 515.49 S.F.
(C)MAIN LEVEL
MAIN LEVEL LIVABLE AREA 349.28 S.F.
1 GARAGE 472.05 S.F. �/�)
AO. Cj
GARAGE EXEMPTION 361.03 S.F. V
GARAGE APPLIED 111.02 S.F. V z
TOTAL 1,460.30 S.F. V
(D)UPPER LEVEL �z C) W`0
LIVABLE AREA 882.14 S.F. `//ui 0 O J 2Q'
TOTAL 882.14 S.F. U) = Q O
W
(E)DECKS,BALCONIES,TERRACES,ETC.EXCLUDING COVE?PORCHES �= Q QU()
3 DECK/PATIO AREA ALLOWABLE(15%) 421.10 S.F. U z B-' Z
p3 LOWER LEVEL DECK AREA ACTUAL 0 S.F. M Lo 0-
MID-LEVEL DECK AREA ACTUAL 0 5.F. OF- p Q
MAIN LEVEL DECK AREA ACTUAL 91.31 S.F. 0Q X
UPPER LEVEL DECK AREA ACTUAL 226.11 S.F. J Q
II S.F.OF DECK/PATIO 323.54 S.F.
DECK/PATIO AREA CONTRIBUTION TO F.A.R. O S.F.
IITOTAL F.A.R.
(A)LOWER LEVEL 44.55 S.F.
4 (B)MID-LEVEL 515.49 S.F.
2
p 3 (C)MAIN LEVEL 1,460.30 5.F. DRAWING:
(D)UPPER LEVEL 882.14 S.F. FAR.CA LATI�
(E)DECK/PATIO AREA CONTRIBUTION TO F.AR. O S.F. ISSUE., GATE:
TOTAL F.A 4
.R. 2,9028 S.F. LAND USE 5.15-14
6ROS5 LIVABLE
FAR LEGEND JOB NO. 1329
(A)LOWER LEVEL 1741.38 S.F.
® (B)MID-LEVEL 2,324.54 S.F.
� DENOTES AREA OF LIVABLE SQUARE FOOTAGE (G)MAIN LEVEL 1,821.33 S.F. SHEET NO. �
(D)UPPER LEVEL 882.14 5P. ^/
e ® DENOTES AREA OF GARAGE SQUARE FOOTAGE TOTAL GR055 671199 S.F. A.02
AO.
UPPER LEVEL FLOOR AREA CALCULATIONS
D DENOTES DECKS,BALCONIES.TERRACES,ETC.EXCLUDING COV'D PORCHES
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a STUCCO-TEXTURE AND COLORS) IJ A FIRE SPRINKLER AND FIRE • ' EL 100'-O" Il U- x
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PER CODE AS REOIIIRED BY THE FOX MAIN LEVEL MAIN LEVEL J
5-VENEER-TYPE AND CRO951NO 5VBDIVI510N AGREEMENT. T.O.SHEATHING T.O.SHEATHING Q
2 COLOR TO BE DETERMINED. �(
2) LIGHTING SHALL COMPLY WITH THE I
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COLOR TO BE DETERMINED. DARK SKY ORDNANCE. A MINIMUM OF
50%OF THE LAMPS IN PERMANENTLY 2F I I
INSTALLED LIGHTING FIXTURES SHALL '
4❑STANDING SEAM COPPER ROOF BE H16H-EFFICACY LAMP`. I 1
gA SURFACE MOUNTED WALL
IMITATION SLATE ROOF-STYLE AND E AS REOV.AT EXITS.FINAL
COLORS)TO BE DETERMINED, LOCATION AND FIXTURE T.B.D.
DRAWING:
F. COPPER GLAD WINDOWS AND 4) HEATING AND COOLING LOAD I I I I I
b DOORS. CALCULATIONS US N&MANUAL J AND I I I 1 ELEVATIONS
ECUIPMEW SIZING USING MANUAL 5 ISSUE: DATE:
SHALL BE PROVIDED TO THE CITY OF ' I 'I I
a TIMBER POST/BEAM/BRACKET- ASPEN BY THE MECHANICAL I " LAND USE 5-15-14
FINISH TO SE DETERMINED. CONTRACTOR PRIOR TO MECHANICAL I I
EQUIPMENT INSTALLATION. I I I I i I
8 TRIM-TO MATCH TIMBER • ________�____�_ _fir--r-_- -�
POST/BEAM/BRACKET FINISH. 5) ®SMOKE a Co DETECroRS LOWER LEVEL I1 r I I MID LEVEL
6J HANDRAILS AND bUARDRAILS PER T.O.5HEATHING 1 ' I I I 1 I T.O.SHEATHING
9❑ovERFLOw SCUPPER CODE --------------}--------------I-r---TI-'--*----------t JOB NO. 1329
l)BUILDING REFERENCE ELEVATON I I I I 1
100'-0'• 4' '(TOPO LEJ-
' 335'(M3L ELEV) I l i
I B WEST ELEVATION 10 COR SIGLE SIDIG
I SHEET NO.
l i I I_�--- 11 G I 4 B
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14/ UPPER LEVEL - _ __ _ _ __ _ _ __ _ __________
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OO = w O
PER CODE AS REOUIRED 1€BY THE FOX
f = (,�Of C)4K 4L b GRO IN6 SL9DIVI510N AGREEMENT. 570 VENEER-TYPE AND '` Z
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ASPEN BV THE WZHANICAL
CONTRACTOR PRIOR TO MECHANICAL TIMBER POST/BEAM/BRACKET-
EQUIPMENT INSTALLATION. FINISH TO BE DETERMINED.
/ TRIM-TO MATCH TIMBER
3X S) RAIL�AND DETECTORS DRAWING:
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CODE 9❑OVERFLOW SCUPPER ELEVATION5
IJ BWLDING REFERENCE ELEVATION ISSUE: DATE;
100'-0'^94'-0"(TOPO ELEVJ LAND USE 5-1514
\ '1983.55'(MSL ELEV) 10 COPPER SHINGLE 51D1NG
EL MAIN LEVEL 1 ^ ob
1 I I MAIN LEVEL ING
SHEATH JOB NO. 1329
T.O.SHEATHING I I I I T.O.
__________1______________________1
l i I I I i t SHEET NO.
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IJ AFIRE 5FRINKLER AND FIRE
ALARM SYSTEM SHALL BE INSTALLED
PER CODE AS REOUIRED BY THE FOX .
CR055INS SUBDIVISION AGREEMENT.
2J LISHTING SHALL COMPLY WITH THE
2009 IECC AND THE CITY OF ASPEN
DARK SKY ORDINANCE. A MINIMUM OF
50%OF THE LAMPS IN PERMANENTLY
INSTALLED L16HTINS FIXTURES SHALL
BE 1,1I61-I-EFFICACY LAM°5.
31 SURFAC
f E MOUNTED WALL
5C0 E AS REGD.AT EXITS.FINAL
LOCATION AND FIXTURE T.BD.
4J HEATING AND COOLING LOAD
CALCULATIONS USING MANUAL J AND
EOUIPMENT SIZING VEIN&MANUAL 5
SHALL BE PROVIDED TO THE CITY OF
ASPEN BY THE MECHANICAL
CONTRACTOR PRIOR TO MECHANICAL
EOJIPMENT INSTALLATION.
SJ 16 SMOKE 4 CO DETECTORS
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CODE
II G Q D 7439.55-(MSL ELET)OEELEVJ ELEVATION
A4.3 II A4.3
Aq. Aq.
m
_ _- _-_ _-_-_-N-_-_-_
UPPER LEVEL ----- q y --------- q = $
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Aq. II T.O.PLT. ON
W-313/Aq.1 Q
J
HALL CLOSET MASTER BEDROOM
401 405
12 Z
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W-315/Aq.l 307
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GUEST'BEDROOM BATH r W-36/A14.1 LAUNDRY� I OFFICE /
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LONER LEVEL - __ ..._..�:__...,___.�__._____-_-- _.1 L.--__..—.__ ___ LOWER LEVEL IV
TO.GONG.SLAB I T 1 r -_--- T.O.GONG.SLAB
BUILDING SECTIONS
ISSUE DATE
LAND USE 5.15-14
JOB NO 1329
n
BUILDING SECTION SHEET NO.
'14" - 1''0" "6'EMMMMM09
° ' 4 5 A4.1
�PYAI(d11 11PLI1 WN-1 AA(tHRliS11PLI1 WN-1 AP(tHRIiS
GENERAL NOTES:
1) AFIRE SPRINKLER AND FIRE
ALARM SYSTEM SHALL BE IN5TALLED
PER CODE AS REWIRED BY THE FOX .
GR0551N6 BD
SUIVISION AGREEMENT.
2J LIGHTING SHALL COMPLY WITH THE
200q IECC AND THE CITY OF ASPEN
DARK SKY ORDINANCE. A MINIMUM OF
A%OF THE LAMPS IN PERMANENTLY
INSTALLED LIGHTING FIXTURES SHALL
BE HIGH-EFFICACY LAMPS.
51*SURFACE MOUNTED WALL
SCO AS RE '0.AT EXITS.FINAL
LOCATION AND FI%TURE T.B.D.
41 HEATING AND COOLING LOAD
CALCULATION5 USING MANUAL J AND
EWIPMENT 51ZING USING MANUAL 5
SHALL BE PROVIDED TO THE CITY OF
ASPEN BY THE MECHANICAL
CONTRACTOR PRIOR TO MECHANICAL
EWIPMENT IN5TALLATION.
S) ®SMOKE W DETECTORS
6J HANDRAILS AND 6VARDRAIL5 PER w .cunniffe.com
CODE
1)BUILDING REFERENCE ELEVATION
-0
100' -•q4'-0-(TOPO ELEV)
185555'(MSL ELEV)
R-I/Aq.l 51M U
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CLOSET MASTER BATH -2A/A1.1 10 U
403 E�iij
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___-___ _ T.O. - z
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MAIN LEVEL MAIN LEVEL (� UU
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Aq. (n <
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MUDROOM KRCHEN DINING ROOM GREAT ROOM —� a
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0
EL I00'-0" EL 100'-0"
m
MAIN LEV L
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T.O.SHEATHING T.O.SHEATHING
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211 270 205 / � /A
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BUILDING SECTIONS
ISSUE DATE
LAND USE 8.15-14
BUILDING SECTION JOB NO. 1329
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T.O.PLT. .------ -- -- PPER LEVEL �jJ LL
-- - -- T.O.PLT. T.O.70 PLT,
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as `TI, HALL\ I MASTERr'tBEDRO+ U
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UPPER LEVEL - -�-- --_-- - --- - ,----� UPPER LEVEL UPPER LEVEL ------ EL III'-li'
T.O.SHEATHING " - 1 �l T.O.SHEATHING - I I -- UPPER LEVEL z
EL 109'3' STAIRS - m
._—._ _ —_ ._..—_ _�_�.. —__ - EL IOq'3' ___ _ —..__. __ __ _ __ z O
MAIN LEVEL 1 MAIN LEVEL MAIN LEVEL --� "�-" MAIN LEVEL Z
T.01.1 I -
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At1 EL 11'-0' _ __
EL 11'-O'/� Q
--_ -�-- I) A FIRE SPRINKLER AND FIRE
OWER EVEL
OWE LEVEL T.O.GONG,SLAB ALARM SYSTEM SHALL BE INSTALLED _
T.O.GONG.SLAB PER CODE AS REQUIRED BY THE FOX
CROSSING SUBDIVISION AGREEMENT.
9.2
2.) l SHALL MY NTH
200q IEC AND THE G`TY�OF ASPEN E
C.
DARK SKY ORDINANCE. A MINIMJM OF
50%OF THE LAMPS IN PERMANENTLY DRAWING:
INSTALLED LIGHTING FIXTURES SHALL BUILDING SECTIONS
BE HIGH-EFFICACY LAMPS.
5) SURFACE MOUNTED WALL IAN USE 5.15-14 DAT
E AS REDID.AT EXITS.FINAL
LOCATION AND FIXT.RE TDD.
4) HEATING AND COOLING LOAD
CALCULATIONS USING MANUAL J AND
EQUIPMENT 51ZING USING MANUAL 5
SHALL BE PROVIDED TO THE CITY OF
ASPEN BY THE MECHANICAL
BUILDING SECTION ECUIPM.CTONSTALL IOMECHANI°" BUILDING SECTION �oeNO. ,3zs
EORTRACT INSTALLATION.
5) ®SMOKE a CO DETECTORS LJ
D 1 4 8
&J AND GUARDRAILS PER I SHEET NO.
O I 4 H
1)BUILDING REFERENCE ELEVATION
100'-0'.q4'-O'(TOPO ELEV)
195555'(MSL el
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LAND USE 5.1 5-14
6 5 4 D J08 N0. 1329
A SHEET N0.
A3.1
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MAIN LEVEL REFLECTED CEILING PLAN A7.1
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I) AFIRE SPRINKLER AND FIRE O1' X Q
ALARM SYSTEM SHALL BE INSTALLED 1.L O
PER CODE AS REQUIRED BY THE FOX
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II 2) LIGHTING SHALL COMPLY WITH THE Q
2009 IECC AND THE CITY OF ASPEN
DARK SKY ORDINANCE. A MINIMUM OF
50%OF THE LAMPS IN PERMANENTLY
II I INSTALLED LI6HTIN6 FIXTURES SHALL
BE NIGH-EFFICACY LAMPS.
3SURFACE MOUNTED WALL
A5 RE09.AT EXITS,FINAL
LOCATION AND FIXTURE T.B.D.
DRAWING:
4) HEATING AND COOLING LOAD REFLECTED GEILING PLAN
GALCIAATION5 USING MANUAL J AND
13'-1 I/4' 12'-5 1/3' 1546' 12'-5 I/3' 11'.6' EQUIPMENT SIDEDI O THE CITYSOF ISSUE: DATE
ASPEN BY THE MECHANICAL
I I I CONTRACTOR PRIOR TO MECHANICAL
LAND USE &1514
10'�I/4' I I '� I EQUIPMENT INSTALLATION,
r S) 4 .E:CO DETEGTOR5
0 6)) HANDRAILS AND GUARDRAILS PER
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i)E UILDINS REFERENCE ELEVATION
00-0'•94'-O'(TOPO ELEVJ
F45355'(W.-EL V)
'=1 SHEET N0.
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UPPER LEVEL REFLECTED CEILING PLAN A7.2
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0 1 4 b
Y qi gAAlfS[ FE AR( n5
PASSIVE SUB MEMBRANE DE PRESSURIZATION PASSIVE SUB SLAB DE PRESSURIZATION .
RADON CONTROL SYSTEM RADON CONTROL SYSTEM
I. INSTALL A LENGTH OF 3" OR 4" DIAMETER PERFORATED DRAIN TILE I. ALL CONCRETE SLABS THAT COME IN CONTACT WITH THE 6ROUND SHALL BE
HORIZONTALLY BENETH THE SHEETING AND CONNECT TO THE "T" FITTING LAID OVER A GA5 PERMEABLE MATERIAL MADE UP OF EITHER A MIN. 4" THICK LAYER
WITH THE VERTICAL STANDPIPE THROUGH THE 501L-GA5-RETARDER OF GLEAN AGGREGATE,OR A 4" THICK LAYER OF SAND OVERLAIN BY A LAYER
MEMBRANE. THE HORIZONTAL PIPE SHOULD NORMALLY BE PLACED OR STRIPS OF MANUFACTURED MATTING DE516NED TO ALLOW FOR THE LATERAL
PARELLEL TO THE LONG DIMENSION OF THE HOUSE AND SHOULD EXTEND FLOW OF 501L GA5E5.
NO CLOSER THAN b FEET TO THE FOUNDATION WALL.
2. ALL CONCRETE SLABS SHALL BE DE515NED AND
2. VENTILATE GRAWLSPAGES IN CONFORMANCE WITH LOCAL CODES: VENTS CONSTRUCTED IN ACCORDANCE WITH LOCAL BUILDING CODES.
ADDITIONAL REFERENCES: AMERICAN CONCRETE INSTITUTE PUBLICATIONS
SHALL BE OPEN TO THE EXTERIOR AND BE OF A NONGOMBU5TABLE DESIGN. ACI302.IR 4 AG1332R,' OR THE P05T TENSIONING INSTITUTE MANUAL I DESIGN
AND CONSTRUCTION OF POST TEN51ONED SLABS ON GROUND.' www.cunriffe.com
3. CIRCUITS SHOULD BE A MIN. ISAMP. 115 VOLT. 3. ALL OPENINGS,GAPS,AND JOINTS IN FLOOR AND WALL ASSEMBLIES IN CONTACT WITH 501L
OR GAP5 AROUND VENT PIPES,TOILETS, BATHTUBS OR DRAINS PENETRATING THESE ASSEMBLIES
SHALL BE FILLED OR CLOSED WITH MATERIALS THAT PROVIDE A PERMANENT AIR TIGHT SEAL.
SEAL LARGE OPENINGS WITH NON SHRINK MORTAR,GROUTS OR EXPANDING FOAM MATERIALS
AND SMALLER 6AP5 WITH AN ELASTOMERIG JOINT SEALANT, AS DEFINED IN ASTM G920-5-7
4. ANY VENT PIPES SHALL BE BE INSTALLED 50 THAT ANY RAINWATER OR CONDE5ATION
DARIAN5 DOWNWARD INTO THE GROUND BENEATH THE SLAB OR SOIL GAS RETARDER MEMBRANE.
5. CIRCUITS SHOULD BE A MIN. 15AMP. 115 VOLT.
H
2 �
Q a
EXHAUST SHALL BE 10'MIN. EXHAUST SHALL BE 10'MIN. IJJ
FROM OPENIN65 INTO FROM OPENIN55 INTO LL
O�IILIDING I�MIN.ABOVE - OFF EUIILDING 12'SPACES u- -
ROOF MATERIAL ROOF MATERIAL z
z o
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OR FUTURE INSTALLATION FOR FUTURE INSTALLATION
F VENT FAN : NOTE 3 OF VENT FAN : NOTE 5
INTERIOR PARTITION INTERIOR PARTITION
FLOOR FLOOR
ASSEMBLY A55 MBLY L. ___ ____J_________ ___ ____ _________ (I1
SUPPORT STRAPPING SUPPORT STRAPPING z Q O
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PVC OR EOULIVALENT OO = L1J
WATERPROOF SEALANT WATERPROOF SEALANT U Z Z
APPLIED TO EXT.FOUNDATION APPLIED TO EXT.FOUNDATION rn W
SEAL OPENINGS IN SLABS WALL(TYPJ WALL(TYPJ X Q a
AND AROUND PENETRATIONS SEAL OPENINGS IN SLABS F- -J O Q
NOTE:5 SEAL OPENINGS IN SLABS AND AROUND PENETRATIONS - O
AND AROUND PENETRATIONS NOTE:3 O X
SEAL OPENINGS IN SLABS LL
PVC T-FITTING OR NOTE.3 AND AROUND PENETRATIONS J
NOTE:3 501E GA5 RETARDER MEMBRANE
EO.TO PROVIDE SUPPORT FOR SOIL GA5 RETARDER MEMBRANE 6 MIL.POLYETHELENE SHEETING OR
VENT PIPE 66MERLAPLSEAME2 N MI�a &OR EO. EO. OVERLAP SEAM 12' MIN.
PERFORATED DRAIN TILE
SEE NOTE•1
PVC T-FITTING OR
E0.TO PROVIDE SUPPORT FOR
•• - VENT PIPE
DRAWING:
ISSUE DATE
UNDER SLAB UN5ULATION LAND USE 51514
4'THICK 6,A5 PERMEABLE
LAYER NOTE:I JOB NO. 1329
SHETNO.
2 RADON MITIGATION IN GRAWLSPAGE- SAMPLE DETAIL ; RADON MITIGATION OVER SLAB- SAMPLE DETAIL /�
NOT TO SCALE NOT TO SCALE , H9.0
DETAIL PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY. DETAIL PROVIDED FOR ILLUSTRATIVE PURPOSES ONLY. �./
REFER TO LOCAL AUTHORITIES FOR ACTUAL REOUIREMENT5. - REFER TO LOCAL AUTHORITIES FOR ACTUAL REOUIREMENT5.
I GNT[HAALH UNIFFE AW4T41TS
CONCRETE WALL REF:PLAN FOR FURRED R-2 ABOVE POOPING ABOVE
Ay
INTERIOR 50UND EXT.WALL w/STUCCO W� w STONE VENEER YFALL LOGATIONr t R-1 HEATED SPACE
W-8 ISOLATION WALL W-� .1meN510N5 �RCOF RAN FOR
LOCATION:ROOFING TO BE .
er NSTALLED PER MFG.
GYP.W.M I
R.IN N5TRUCnON�
YET AREAS DURAROCK
•SHOVERS) ROOFING: _
5/B'GYP.BD.M.R.IN D GATT INSULATION LOCATION.N.RROOFIN6F� LAYER ROOF MEMBRANE
rES AASS)DLRAROGK a (R-21 MINJ VARIES LNDERLATMEN TO Be INSTALLED VARIES
e PER MFG.INSTRUCTION•
BLOM IN BLAW-IT INSULATION p 2x STUD P.RRIN6 SEE ROOF 9EE ROOF PER SiRUGTtIRAL
(PULL STUD THICKNESS) VAPOR RETARDER REF:PLAN PER SIZE PLAN (PLAN ROOF SHEATHING
PROVIDE PEEP HOLES BRACE Vl'COR ULTRA
2X6 RATES M 2X4 ABOVE GRADE•2'-0'O.G. WATERPROOFING
STA66ARD 2.STUD WALL
REF:RAN PER SIZE v D CONC WALL ROOF SWAT IN&PER STRLICT.2 LAYERS INSULATION(R-49 MINJ
EACH SIDES/B'GYP.BPD. BAIT MINI CONTINUOUSLY CONTINUOUSLY APPLIED IN SPRAYED-O MI ETNAME
(R-21 MIND r
p IYATERPROOFIFLT
EXTERIOR SHEATHING DRAINAGE MAT W/ RAFTER REF:$TRL'CT.-TYP. RAFTER REF:STRUCT.
2{AYERS BUILDING 3/5'MIN.AIRSPACE
PAPER GROUT BMOIN 6RADE
v D GLN6.-REF,SCHEDULE
MASONARY TIES PER LADE RCP -REF,SECTIONS. RCP l FINISH L 0 FINISH PETAL LATH t STNCGO RCP OR FINISH SCHEWHE FOR MATERIAL tFINISH-TYP.
STONE VENEER - FOR MATERIAL t FINISH-TYP. WWW.CURfLIffB.COT
r p ASPHALTIC MASTIC COATED
STEEL AN61-E PER STRUCT.
USE WEN NECESSARY.
INT.WALL- REF:FLAN FOR FURRED EXT.WALL w EX WALL
FOUNDATION VW-L REF:PLAN FOR FURRED 1 NR RATED INT.WALL W-3B
TYPICAL W-3A WALL LOCATIONS W-213 WOOv/METAL 51DIN6 W-2A W-1 w/STONE VENEER
W� w FURRING WALL LOCATIONS t W 4 O�
DIMENSION' 2x6 ffq a DIMENSIONS META D 5/B'GYP.BD.RA IN o
MT GYP.BD.MR.IN WET AREAS DURAROCK !1
YET AREAS CURAROCK O SHOVERS) LJ
O SHOVERS) W
5/6'6YP.W.M.R.IN VAPOR RETARDER LL
Y D BD PET AREAS O URAROGK VAPOR RETARDER -
•5HOMERS)
5/5 TYPE GYP.ED. 5/6'GYP.BD.MR.IN
BA INSULATION EA.SIDE-TAPE t MUD YET AREAS DUI AROCK 2x STUD WALL REF:RAN PER SIZE
2x STUD WALL 8i
p (R-13 MINJ TO ACHIEVE I IIR • R51 REF.RAN PER SIZE U
SEPARATION (�
2x 57VD WAIL BATT INSULATION(R-21 MINJ o
2x STUD FURRING REF:RAN FOR SIZE BAIT INSULATION(R-21 MIN)
v .D REF:RAN PER SIZE ATT ABL E EXTERIOR 51EATNIN6 J
(WERE AMICABLE) U�
SOMD BAIT INSVL.(It41 MIND EXTERIOR SHEATHING PER 2-LAYERS 5d FELT 1-
STRUCTURAL WILDING PAPER LL
v GONG.FND.WALL
p PER 5TRl/CT, 2.6 STUD WALL HOUSE F'RAP METAL LATH/MA50WY TIES U-
REF,RAN PER SIZE PER CODE
CONT.FWID APPLIED m
WATERPROOFING DRAINAGE MAT W/3/B'
_ Z
v D REF PLAN PER SIZE 'F4WT BELOW GRADE O
FND.INSULATION AND DRAINAGE VERTICAL WOOD SIDING
MAT(R-5 MINJ
STONE VENEER Z
U 9!r p
METAL SIDING PROVIDE VEEP HOLES Q
ABOVE 611ADE•2'-0'OC
NOTE:FOR SOUND
ND/Of ISOLATION USE STUDS- NGE
W U,
CHANNELS AND/OR STAGGERED STUDS- J
LOCATIONS TO BE V.I.F.W/OWNER/ARCHITECT
REFER TO FIN.SUED.
FOR FLOOR FINISH Q
RO LwN6 F-1 OLIVIG SPACE F-3 --AN D SLOPED K B Dw 3/6'DRAIN BOARD
HOT FLUID APPLIED REFER TO FIN.SCHEO.
WATERPROOF MEMBRANE FOR FLOOR FINISH
OVER I/2'ROOF BD.
PLYYY)OD STRUCT.
TAPERED RI61D INSVL. SHEATHING
CONIC.SLAB PER STRUGT. I-MIN.THICKNESS
S'MIN.a DRAIN-
- � SLOPE•I/B'MR FT. FLOOR.101ST-REF:STRUCT.
� PLYWOOD STRUCTURAL
1 1/2'RIGID INSULATION SHEATHING BAIT SOUND INSLL
ENERGY CONSERVATION NOTE5: -PROVIDE 8 T SPACER
b mil.POLY. FLOOR JOIST- CLIPS V41ERE APPLICABLE
I.It Is the intent of these G-MtfuGtbrl documents tt comp�wlth all Of the I I - VAPOR BARRIER REF,STRUCT.
eQq irements of the IMefnational Energy Goneervatbn ,2009 Edition,For RESONANCE
realdenLbl GanStN 1-. ENGINEERED FILL
B'SPRAYED POLYURETHANE CHANELS
2.Aspen and Pitkh County are M Glint,Zone 1. INSULATON CLtks.-REF:SECTIONS,
S. The requhed thermal values of the vanious Insulating components of the Thefmal BAIT SOUND ATT RCP t FINISH SGINS OF
Envelapo 51-11 ba w Follow.: CLIPS ERE APPLICABLE MATERIAL 4 FINISH
CLNd--REF:SECTIONS, 1�
a. Fare tratian U-Fatar: 0.35• �J z
•(includes lazed and opaque doors) RCP t FINISH SCHEDULE
b. 5k�flight -F tor, Ob0 Fop UNDERPRAMIN6, l^r rT J 0
c. 5017
Heat bah GO,FFKIenl: No fegvl'am6nt MATERIAL t FINISH `/J v) J
d. GallMq/Roof R-Value, 49 RESONANCE CHANNELS J
e. Wood FranTe Wail R-Value, 21 D O Q O
F, Mass YLa11 R-Value, 19/21•
(second value IF more than half the Mulation Is on Interbr) OO = W
Floor R-Value: 56• U
9(or suPPIGient Insulation to fill frornklg cavity(R-14mhJ) CONCRETE SLAB PER STRUGT. = 0 ()
h.R Basement Wall R-V-Iv,: 15he F-'6 &AAA& FLOOR KDRIVEWAY 3)6'DRAIN BOARD F-rJ SLAB-ON-GRADE F� RAN F-6�L SLAB/
•(R-IS for contheou.Mutated sheathing an hterlar or exterbr of the horn,.or U m
R-I9 ca�lW hwlatlan an the Interior of the basement wall) HOT FWID APPLIED l!')ULI
I. Slda R-Value cWd de tin of haul.: 10/4 Ft.' WATERPROOF MEMBRANE
(R-IS for heated slabsp/4Ft.horlZGNtaI vertical) OVER I/2-ROOF BD' REFER TO FIN.SGHED. O co
CraWlSp-caw-11R-Volus 10115• TAPERED RIDID INSUL.. FOR FLOOR FIN15H- OO Q
(R-10 conLhuous Ir»ul.Sheathing on inteflan or exterior of the hame an R-15 SLOPE 1/4'PER 1'-O' 4-MIN.GONG.SLAB- 5-NOM.THICKNESS
cavity n 1.an the interior OF tin wall) V MIN.THbKFESS REF, STRUCT,- U-J
k. Ductwork Outside the thermal.—I pe: CONCRETE DEOK- CONCRETE SLAB
I. In attic spaces: R-6 REF:STRUCT.ENS. SLOPE O 1/4'PL3L 1'-0' PER 5TRUCT.
If. All other ducts R-b FLOOR JOIST �(
REF:R JOIST VAPOR BARRIER I I/2'R161D INSULATION <
4.There shall be no laps or break.In the therm-I envelope(roOM.11hg,wait..
bobement/11-Isla-'s 5'SPRAYED POLTURETWIK - VAPOR BARRIER
-.5111 plot 0a and rlm�oiais shall be insulated an4*,pled with a ,t*rl,l that I. INSULATION(R-49 MINJ - - - - 4-SAND BED
compall'Ns with aurroundhg m-tarbis. _ - -
b.Window Dnd door!tones.hall be-.led around the entire perimeter of the GATT SOUND INJJr L III-)I ENGINEERED FILL ENGINEERED FILL
ough paining with a fl..bl,sealant that I..,a�tro role with Surrounding materlol,
Doors
Hal" weather atfippad--rid the enllra pefimcter.
Access hatches and doors Prom conditioned to ufaonditianad space.*hall be CLNG.-REF,SECTIONS.
weather stripped and insulated to the same level as.vrroundhg surioCCS. RCP t FINISH SCHEDULE DRAWING:
FOR MATERAL t FINISH
d.All perotratlan.of the thermal---I pa For mechanical ducts,FluaS,pipes,ale., PIGAL CONSTRUCTION
.hall be sealed with a flexR>le,heat resi.tant sealant material that is Corpotble DETAILS
with the surroundl materials' I-LAYER 5/0' ISSUE: DATE
e.ReeB.sed Iight ixture5 h eell4g.an W-He between eorldIt'—d and TYPE X 6YR.BPD.
uncondtloned spaces shall have 1-G rated housing-and be.ealed with a gasket LAND USE &1514
or Sealant between the housing and the ht-W ceding an wall causing.
5.Crawl spaces shall be mechanically ventilated.
b. The completed bulldhg/thermal envelope 51-11 bs tasted for air LlghLne..with CARPET PER INT,SCHEDULE INTERIOR IOR FLOORING PER 1 1/4'TILE t MORTAR BED SCHEDULE INTERIOR FLOORING,
the SLandand 51o.Br Doan Tast. CARPET PADDING ADfE51VE W/SCLND MAT. 11/2'LIGNT-YEI&HT GONG.
4FM-3 ;OR I/2'RYWD. JOB NO. 134
1. A perrnansnt certificate Shall b0 posted On or Mlde the electrical Vkal dl.trPWtbn FM-4 CpNCRETE CXP05ED AGGREGATE FM-2 „R 4HA a'017 FM-1 Rw4Dn'LE OI¢sT' ONE
alai,90 a.not TA Obstruct IITe vbblllty of the circuit directory label. Tina 11/2'LIGHT-YE16HT GONG. 1 112'LIGHT-WE16HT GONC. RADIANT TUBING-
LlFlcale shall Ibt the predominant R-V-Iue.F.r in*ulatlon In Eh,thermal E E 3-MIN-U.N.O. W/2x HAILERS SPADED 16'OC. W/2x HAILERS SPADED WERE APPLICABLE
,rival ppa and duct.outsda of cond¢lored ssppace*:U-Values For teroslratlan;types IN GONG. IN GONG. SHEET ND.
old stlicl,r,cb*of heating,cooling and*ervke water heating eq.lp-nt. _ - - _ _
'." RADIAN TUBING - o RADIANT TUBING
8.A mhhum of 50 percent W the loops h permonently Installed light"Natures WERE APPLICABLE WERE APPLICABLE
.hall be hk*-efflcacy loop.. TA. FLOOR A55EI-EI.Y 1/4'ACOUSTICAL 1MT ON 1/4'ACOUSTICAL MAT ON a 1/4'ACOUSTICAL MAT ON
ry� RYWD SHEATHING ONLY; ryt PLYYO SHEATHING ONLY Y PLYW2 SHEATHING ONLY
TA. FLOOR ASSEMBLY= ` TA. FLOOR A55EPBLY ry T.O. FLOOR ASSEMBLY A9.1
I _
m
_. DIVY"T CHAPELS ENWHE ARM f S
BLDG
AP' GE TO.STONE GAP
SN ED 5TONE RE.ELEV. .5w
CAP W/CUT DRIP 2x STUD WALL
EDGE•EASIOF./' REF;PLAN PER SIZE
SLOPED TOP PRESSURE TREATED PLATE
CAP F.ASHIl16 OVER EXTERIOR SHEATHING 2.WOOD BLOCKING .
TOP PLATE OF STUD CONTINUOUS WATERPROOFING
WALL STUCCO R-I ,._y. 2.NAILERS R-I 1•_y 2x WOOD BLOCKING
I'nom.AIR 5PACE TO N09E TO NOSE
MASONARY TIES PER CODE OF STRICT. EMULATEI WOOD OUTRRII66ER OF S7RUCT. F-6
4,5-—STONE VENEER
SUB-FASCIA SUB-FASCIA
OVERFLOW 5CUPPER, WOOD OVM166ER BEYOND
LOCATE PER PLANS. TO ALIGN WITH EXTERIOR WOOD OVM166M TO ALI6N
W-I PROVIDE SEALANT WOOP TRIM AND INTERIOR WITH EXTERIOR WOOD
AROUND OPENIN,55 SLOPE OF ROOF RAFTER TRIM AND INTERIOR SLOPE SLOPE TO DRAIN
OP ROOF RAFTER tD.CONCRETE
IN WALL
P2 CL
7x STRICT.SUB-FASCIA 2.BTRUCT.SEB-FASCIA FINISH p D e e e NATE WRPROO IF NGIEMEMBRANE
OPE AIN — METAL DRIP FLASHING METAL DRIP FLASHING OVER I.T.WALL
CONT.WATERPROOFING a _
FLOOR TO LAP UmER CONt. -1 Z I. _IDt PLYWOOD
.. -.- . WATERPROOFING AT WALL ___ _ __ _ T.O.PLATE _ __ TD.PLATE_CTT F D
-- TO_PLYWOOD a EXTERIOR-` Ix DRIP HOLD Al DRIP MOLD p p .p •p
PROVIDE PEEP 1101.E5 m 5 1/1 2.DOUBLE FASCIA D• www•cunniffe.rbm
AT STEEL ANGLE SUPPORT 2x DOUBLE FASCIA -
PROVIDE FLASHING ABOVE 2 1 D F EOP/HOLES BEHIND GRAVE
ELOW
TIMBER t STEEL ANGLE TO Ix T46 SOFFIT O Ix TA6 SOFFIT
LAP UNDER CONTINUOUS D WATERPROOF COATED STL.
WATERPROOFING • ANGLE 4 ANCHOR BOLT
2x EXTERIOR WOOD TRIM
TO SUPPORT ANGLE PER STRICT. 1, TO EMULATE TRI&E CONTINUATION 2.INTERIOR WOOD TRIM TO p
TO SUPPORT MAS, OF WOOD OUTRIGGER W_2 EMULATE WWD OVTR165ER.
BEAM POCKET PER STREET EN6.
BEAM PER STREET. BOTTOM INSIDE CORNER FLASHING BENATH CUTRI66ER WERE APPLICABLE
BLOCKING AS REO9 OF TRIM AND OUTRIGbER TO OVERLAP W000 TRIM •p
TO AL16M ALONG SLOPE
TIMBER WRAP WITH BLIND TO MATCH ROOF PITCH AS BOTTOM INSIDE CORNER
MITERED CORNERS TO SNONW DASHED OF TRIM AND OUTRIGGER p D FINISHED C @ILINb AND PURRING �/V R�1
MITERS CONCEAL JOINTS AND TO ALIGN ALONG SLOPE
STAND I-PROUD OF HAS. NOTE: DETAIL ASSUMES TO MATCH ROOF PITCH AS •' W-5 WERE APPLICABLE �. c
Ix Tlb CEILNb 6.14 NOMINAL BEAM a l 9/4'x19 9/4'DIMENSIONAL BEAM SHOWN DASHED p CONT.FDN WATERPROOFING
1 RAP ANGLE WHERE OCCURS �LLJJ
BALCONY OVERHANG & HEADER TYPICAL ROOF OVERHANG ROOF OVERHANG TIMBER PLATE T.O. FOUNDATION WALL GARAGE _(D
U
STAMPED CONCRETE
HOT FLUID APPLIED I•I-I / C
WATERPROOF MEMBRANE GL
RIDGE CAP TO HATCH W-4 F-2 W Ul
ROOFING MATERIAL Ll- _
BEVELED NAILER F-I u-
SELF ADHERED FLEXIBLE (SLOPE TO DRAIN
ROOFING-REF:ROOF PLAN FLASHING GROUT BEHIND VENEER BELOW GRADE z
FOR MATERIAL
WATERPROOF MEMBRANE TO � U
T.O.FIN.FLR. LAP SUB-SILL '
RIDGE BEAM PER STRICT. F. — — — T.O.FOUTAATION WALL PRESSURE TREATED PLATES
W
JOIST HANGERS PER 5TRl1CT. T.O_PLY B INTERIOR — -
T.O.CONG. — 1 w
d 4 • 4 n
.'!n --_TD.PLYwOOV.I J j
SUB-51LL BLOCKING ITT Z
FINISH CEILING •D
__ ___ ___TD.FOUNDATION YV•L� Q j,
TD.PLY EXTERR
D D D D t JOIST HANGER PER STRICT.
JOIST HANGER PER STRICT. _ O
WATERPROOF COATED STL.
1 -711 ' ANIbLE d ANCHOR BOLT
ol
BEAM PER StRUCT. FINISHED CEILING AND FURWI*
WEERE APPLICABLE D
JOIST HANGER PER STRICT. '
R-I FINISHED CEILING MOUNTED
' FINISH CEILINIb a FURRING
TO SUSPENDED DRAIN BOARD WHERE APPLICABLE
RESONANCE CHANNELS F-I
WERE APPLICABLE W-51
FOUmATION INSULATION CONTRLOUS FOUNDATION
WATERPROOFING- //'�
• ANGLE WERE OCCURS F.S V J
• - CONT.FDN WATERPROOFIN6 W-5 rn
v
QD TYPICAL ROOF RIDGE INTERIOR /GARAGE FLOOR TRANSITION T.O. FOUNDATION WALL PATIO 2 TYPICAL T.O. FOUNDATION WALL �� z
v� o i g APRON �0 = co)
ROOF RAFTERS PER STREET.
RE:ROOF PLAN N-T�
2,STRICT.SUB-FASCIA DOOR UNIT-REF:SCHEDJLE a GARAGE DOORS I.J_Z Q
T EL
METAL DRIP FLASHM6 T.O.EXT.FIN.FLR. E ON JOINT SEALANT FILTER FABRIC �LLI
T.O.FIN.MR. bRAVEi FILL PER CIVIL OI_" O Q
——— HTL.FLA5HIN16-LAP OVER F-6 O
F-2 EXT.WATERPR! F MEMBRANE F_5 PEW FOUNDATION DRAIN J X
Ix DRIP HOLD - WATERPROOF MEMBRANE TO TO DAYLIGHT PER CIVIL <
LAP SUB-SILL HOT FLUID APPLIED �
-r WATERPROOFING MEMBRANE <
OVER FNOTN WALL CONC.FIND.WALL!FT6. �l
2.DOUBLE FASCIA T.O.PLY a INTER __ PER STRICT.
T T.O.Cg RETE
Ix TIb SOFFIT ll � EXPANSION JOINT.TYP.
70.PLY•ExTERR A A
2x HAILERS W-S
DOUBLE TOP PLATE. l y
SLOPE W/ I I I I I I I SILL BLOCKING C TD.POUID`TION WALL -1 __TD.SLAB -` DRAWING:
-PC4�ibDD_"iTT CTT EXTERIOR DETAILS
2x SLOPE EXTER1 OR WOOD TRIM PER STRICT. TD.FOOTING Imo' DATE,'
w_2q ro SLOPE vV Roof LAND USE 5-15-14 TE,
2x SLOPE r WOOD TRIM TO ST HANGER PER STiLCT. D
D ---
$LOPE W/CEILING
p
WOOD SIDING
STAMPED CONCRETE p COLD JOINT DAMPPROOFINk5
METAL FLASNIN6 W/DRIP EDGE
2x BLOCKING e
JOB N0. 1329
2X EXTERIOR WOOD TRIM D
TO ALIGN VV OUTRIGGER BYND BEAM POCKET PER STRICT F".
FINISHED CEILING AND PERKING
WERE APPLICABLE F_4
Ix WOOD TRIM WERE APPLICABLE
F-I SHEET N0.
BACKER ROD AND SEALANT D D
SHIN AS REOT2. D /WERE APPLICABLE FURRING
WNDOW PER 5CHEPULE URN . D•' . D W-5 CONT.
WRAP FPN TERP OO FIN& A9.2
GYP.SRO.RET
JOIST HANGER PER 5TRUCT.
OVERHANG GABLE EAVE EXT. DOOR THRESHOLD @ PATIO GARAGE DOOR THRESHOLD /7"� TYPICAL FOUNDATION FOOTING
OWYKK wxfR c R WmIs
DOOR SCHEDULE WINDOW SCHEDULE
O SIZE FINISH MATERIALS DETAILS MANUFACTURER MODEL REMARKS pDOOR O NO1°IN L FRAME SIZE EMAD DETAILS OPERATION MANUFACTURER EGRESS REMARKS CHANGES
'N 'H D F DOOR FRAME HEAD JAMB JAMB THRES. AF•F• HEAD JAMB JAMB SILL
101 3'-0'x 8'-0' IA Z-10'x 4'-8' 81-0' CASEMENT TBD YES -KEEP .
102 2'-10'x 7'-0 CUSTOM GLASS DOOR 1B 2'-10'x 4'-8' 81-0' CASEMENT TBD YES KEEP
/03 2-8"x 8'-0
104 Z-JO'x 8'-0' 2A 2-8'x 4'-8' 81-0' CASEMENT TBD YES MOVED
105 2-6'x 8' NOT USED
106 2-8x 7'-0' SLIDING DOOR 2C 5'-0'x 5'-0' 81-0' FIXED TBD •KEEP
107 0-10'x 8'-0' 2D 3'-0'x 5'-0' 81-0" CASEMENT TBD -KEEP
108 0-6'x 7'-0' 2E 2-8"x 5'-0' 8'-0' CASEMENT TBD -KEEP
l09 0-6'x 8'-0 POCKET DOOR 2F 5'-0'x 2-8' 81-0" FIXED TBD •KEEP
1/0 2-8'x 7'-0' SLIDING DOOR 2G 5'0'x 21-8' 81-0" FIXED TBD NEW
2H 5'-0'x 2-8' 8'-0" FIXED TBD NEW
www.cunntffe.com
201 /0'-0"x 8'-0' EXTERIOR SLIDING DOOR SYSTEM
202 Z-10'x 8'-0" 3A 8'6 x 7'-8' 10'-8' FIXED TBD MULLED TO 3B BELOW •KEEP
203,3`9 x 8'-0' EXTERIOR DOOR NOT USED
204 Z-6 x 8'-0' 3C Z-1r x 5'-0' 61-0 ICASEMENT TBD .KEEP
205 Z-6 x 8'-0' 3D 6'-1l'x 7'-0' 81-0' FIXED TBD -KEEP Cn m
206 Z-8'x 8'-0" 3E Z-Jr x 5'-0' 6'-0' CASEMENT TBD "KEEP ~ °
207 Z-10'x 7'0 CUSTOM GLASS DOOR NOT USED w
208 3'-O'x 8'-0' 3G 3'-0"x 5'-0" 8'-O" CASEMENT TBD MOVED _
209 2-10'x 8'-0' 3H 3' 'x 5'-0' 8'-0' CASEMENT TBD -KEEP
210 Z-6'x 8'-0' 3J F-6'x 5'-0' 8'-0' FIXED TBD MOVED C)
211 Z-6'x 8'-0' 3K Y-Cr x 3'-0' 81-0" AWNING TBD CHANGED / NEW Q
212 2-10'x 8'-0' 3L -5'-4x 5'-0' 81-0' DOUBLE CASEMENT TBD -KEEP w w
213 Z-6'x 8'-0' 3M 3'-0'x 5'-0' 8'-0' CASEMENT TBD KEEP ~
214 5'-0'x 8'-0" 3N 3'-O'x 5'-0' 81-01 CASEMENT TBD -KEEP
3P 3'-0'x 5'-0' 8'-0' CASEMENT TBD -KEEP z
Z o
301 3'-0"x 8'-0' EXTERIOR DOOR 30 3'-0'x 5'-0' 8'-O' CASEMENT TBD -KEEP D
z
POCKET DOOR NOT USED. U W
302 Z-6'x 8'-0 w
303 3'-0'x 8'-0' 3S 3'-0'x 5'-0' 81-0' CASEMENT TBD MOVED cn <
304 0-10'x 7'-0' CUSTOM GLASS DOOR 3T 3'-O'x 5'-0' 8'-0' CASEMENT TBD MOVED w w
305 0-8'x 8'-0' 3U 3'-0"x 5'-0' 8'-0" CASEMENT TBD NEW
306 6'-0"x 8'-0' EXTERIOR DOOR 3V 3'-0'x 5'-0' 81-0" CASEMENT TBD NEW = _
307 3'-0'x 8'-0' EXTERIOR DOOR 3W 3'-0'x 5'-0' 8'-0 CASEMENT TBD NEW U
308 18'-0"x 9-0' GARAGE DOOR 3X Z-O'x 5'-0' 8'-0' CASEMENT TBD NEW
309 3'-O'x 8'-0' EXTERIOR DOOR
4A 2'-lr x 5'-0' 81-0' CASEMENT TBD •KEEP
401 2-10'x 7'-0' CUSTOM GLASS DOOR 4E, 6'-1l'x 7'-3" 8'-0' FIXED TBD MULLED TO 4C ABOVE KEEP
Opp 3'-0'x 6'-0' 4C l213'-5 11Z x 2-8' J0-8' FIXED TBD MULLED TO 4B ABOVE KEEP
403 Z-l0'x 8'-0' EXTERIOR DOOR 4D 2-lr x 5'-O' 81-0' CASEMENT TBD KEEP
404 Z-8'x 8'-0 NOT USED
405 Z-6 x 7-0' 4F 2-!r x 5'-0' 81-0' CASEMENT TBD -KEEP Cn
406 Z-6'x 7'-O' 4G 8'-4"x T-6' 0-8' FIXED TBD -KEEP
4H Z-!r x 5'-0' 8'-0" CASEMENT TBD •KEEP (.90 z
NOT USED Zw W O
4K 2-7'x 5'-0' 8'-0' CASEMENT TBD MOVED �� O Q O
4L Y-O'x 5'-0' 81-0' CASEMENT TBD •KEEP Qo = ul O
NOT USED w_ o U U
LEGEND. 4N 3'-0'x 3'-0' 7'-O' AWNING TBD CHANGED / NEW V M z 9 W
WD -WOOD METAL 4P 3'-0 x 3'0 7'-0 AWNING TBD CHANGED / NEW X o�
CLAD WD -ALUMINUM CLAD WOOD 40 3'-0'x 5'-0" 81-0' FIXED TBD •KEEP 0J
O X a
ALUM -ALUMINUM
GL-GLASS 4R. 3'-O'x 5'-0' 8'-0 FIXED TBD -KEEP
P -PAINT Q
S STAIN
F-PRE-FINISHED
NOTES:PROVIDE TEMPERED GLAZING AS REGUIRED PER cODE.
ION N THEA CHANGED L FA HMARKED E/ SE GENER -
AREA
DRAWING:
5GHEDULE5
ISSUE DATE,
FRAME x FRAME UNDUSE 51514
DOOR I- DOOR
2 i =
Eli JOB N0, 1329
SHEET NO.
WIDTH WIDTH
EXTERIOR DOOR FRAME SIZE DIAGRAM INTERIOR DOOR SIZE DIAGRAM A10.1
r t s� FE AREHIERT