HomeMy WebLinkAboutB12-0632 REV2 APPLICATION.pdfTO: R.A. Nelson & Associates
Attn: Jason Morley
DATE: 2/11/2013 JOB NUMBER: 1210-14
PROJECT:Lions Mane #701
RFI MEETING NOTES RESPONSE CLARIFICATION/CHANGE
I have reviewed the existing framing plans and the proposed new upper level bedroom plan for the above
referenced project. It is proposed to remove all the interior walls in the bedroom. According to the existing
framing plans, none of these walls are bearing walls and can be safely removed. However, it should be verified
during demolition that the roof rafters have not been notched over the walls. If they have been notched, they will
have to be reinforced at the notch locations. Contact KRM Consultants, Inc. for a reinforcement detail if needed.
The header over the new 7'-0 window at the north wall should be (3) - 2 x 12's or (2) - 1 3/4 x 9 1/2 LVL's with
(2) - 2 x 6 trimmers each end. The other new windows on the west and south walls shall have (3) - 2 x 10
headers with (1) - 2 x 6 trimmer each end.
SIGNED: COPY TO:
______________________________________________
Kimberly R. McGhee, PE
REVIEWED:
_____________________________________
CONSULTANTS, INC. RECORD
P.O. Box 4572 • Vail, Colorado 81658 • 970-949-9391
Scope of Work Narrative – Phase II
General:
All existing & new walls and ceilings will receive a new skip trowel textures. Walls will first be skimmed
smooth and then a skip trowel texture will be applied. Walls and ceilings will be painted with colors
selected by the owner.
A door hardware:
Barn door Hardware: Steel wheels with nylon center, bronze hardware &recessed door pull to
match phase I. http://rusticahardware.com/industrial‐barn‐door‐hardware/
Interior Door Hardware: Schlage F40ACC613 ($33 ea.).
Interior millwork (baseboard & casing) will be replaced with 1x oak square edge millwork, stained to
match flooring and doors. Baseboard to be 1x4 square edge with mitered 90 degree corners. Window
and door casing will be 1x4 (header and sill to run 1” past jambs) and 1x3 jambs.
Garage Level:
A new 80 gallon electric water heater will be installed to replace the existing.
Third Level:
Demolition:
Removal all carpet, millwork and doors.
Removal all fixtures and finishes in bathrooms – to drywall.
Remove existing window.
Remove all interior walls.
New Work:
Install new wood flooring as shown on the drawings to match phase 1.
Install new stain grade millwork & doors.
Install new framed TV niche to include pocket for TV and adjustable wood shelves at bathroom. Niche
to be wrapped in drywall with wood base and molding.
Install vanity & countertop (supplied by owner). Bathroom # 3, convert existing tub/shower to new
walk‐in shower and relocate plumbing per new layout. Replace all plumbing fixtures in bathroom
(supplied by owner) and install new tile flooring, baseboard and shower surrounds. Replace light
fixtures, exhaust fans and remove electric wall heater (install electric in‐floor heat below tile). Install
new glass sliding doors at shower.
Install new owner supplied bathroom accessories.
Bathroom Plumbing Fixtures – Supplied by owner:
51 Eagle Road #2
P O Drawer 5400
Avon, Colorado 81620
t. 970.949.5152
f. 970.949.4379
www.ranelson.com
Creating opportunities and building
lasting relationships since 1976.
1116 Sandstone Drive Remodel
Lions Mane Condo Unit 701
Vail, CO
Phase II - Renovation Scope of Work
2/5/2013
Design Review Board,
This DRB submittal is for window replacement/additions for phase II of this remodel at unit 701.
Window replacement was approved for phase I of this project under the DRB # DRB120588 and
building permit # B12-0632.
Approved phase I of this renovation included window replacement and an interior renovation of
the main and second level. Phase II will consist of window replacement and an interior
renovation of the third level. No square footage will be added nor will there be any
modifications to the exterior other than replacing existing or adding new windows.
The windows appear to be from the original construction in 1970 and are in need of replacement
as they are old and inefficient. The existing windows are all wood construction with a paint
exterior cladding.
The new proposed windows will be supplied by Jeld-Wen to meet the current Town of Vail u-
value and energy code requirements. The windows will be constructed as all wood and the
exterior wood clad will be painted the match the existing window color. Any wood trim or
stucco that will need to be removed during the installation will be replaced in its exact original
condition and color.
North Elevation: There are currently 3 operable windows at the third floor of the North
elevation. These windows are 21-1/4” x 44-1/2” and are separated by a 1’ mullion (overall
assembly dimension of 87-1/2” x 44-1/2”). This window assembly is about 17” off the East
exterior wall corner. New windows will be installed in a similar configuration. As these
windows will need to be egress, they will have to be a minimum of 28” wide. The replacement
will consist of (3) 28”x44” operable casement windows, mulled together which will eliminate the
existing vertical mullions. The new window opening will be very similar to the existing at 84” x
44”. This opening will be shifted 5” to the east to center in the new bedroom configuration. The
sill elevation of 33” off the finished floor will remain. A new stucco band will be installed
around the perimeter of the opening to match the existing. Stucco will be repaired and painted to
match existing conditions. This window assembly will match the configuration of the adjacent
unit 601.
West Elevation: There are currently no windows on this elevation. 2 new openings will be
created for 2 new 24”x48” operable casement windows. As there is a sloped roof for the
adjacent unit, the North window will be installed at a sill height of 36” and the south window
Creating opportunities and building
lasting relationships since 1976.
will be installed at 60” as it will need to be higher to clear the sloped roof. Both windows will be
installed about 24” above the adjacent roof. A new stucco band will be installed around the
perimeter of the windows to match existing conditions.
South Elevation: There is currently (1) 24”x72” casement window located at the stair landing,
60” off the finished floor. Most of the other units with a 3rd level have added windows at this
elevation and we are proposing a configuration that will match the others.
(3) new 35”x84” windows will be installed in the stairway at a sill elevation of 48” off finished
floor, separated by a 7” mullion. The two outer windows will be operable casements and the
center window will be fixed. (1) 46”x36” operable awning window will be installed in the
shower at 60” off finished floor. A new stucco band will be installed around the perimeter of the
windows to match existing conditions.
These new window will have a wood clad exterior that will be painted to match the color of the
existing wood windows.
Included in this application are floor plans indicating the extent of this renovation and pictures of
the exterior of this condo building.
Should you need any additional information for approval, please don’t hesitate to contact me.
Thank you for your time and consideration.
Jason Morley
LEED® AP
970-748-5280 Office
970-949-4379 Fax
970-471-3919 Cell
jmorley@ranelson.com
R.A. Nelson
51 Eagle Road #2
P.O. Drawer 5400
Avon, CO 81620
970.949.5152
NORTHELEVATION
ExistingCondition:
3windows(21-1/4"x44-1/2")operablewith
12"millionsbetweenwindows.Sillheight
setat33"offfloor.
87-1/2"frametoframe
NewCondition:
Replace3existingwindows.Windowswill
beoperablecasementsandthewidthwill
needtobeincreasedto28"tomeetegress
coderequirements.(3)28"x44"casement
windowswillbemulledtogether.Thesill&
headheightelevationwillremainthesame
andtheverticalmullionswillberemoved.
Theoverallopeningwidthwillbedecreased
byabout3"andmovedtotheEastbyabout
5".Thiswillmatchtheadjacentunit.Stucco
bandwillbereplacedtomatchexisting
condition
Approx.84"frametoframe
17"
12"
WESTELEVATION
ExistingConditions:
Nowindowsonthewest
elevation.
NewCondition:
Add(2)new24"x48"
casementwindows.
Referencefloorplanfor
locations.Windowsill
heightstoslopewith
adjacentroof.
36"SillHeight
60"SillHeight
SOUTHELEVATION
ExistingConditions:
(1)24"x72"casementwindowwith60"
sillelevation
NewCondition
(3)35"x84"windowsatstairs.Two
outsidewindowsareoperable
casementsandcenterwindowis
fixed.Sillelevationof48"
(1)46"x36"awningwindowat
showerwithasillelevationof60"
SOUTH ELEVATION – Similar Exterior Conditions