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HomeMy WebLinkAboutPEC130007 Bolyard Setback Variance PEC PACKET 022513 TOWN D� VAlt � Memorandum TO: Planning and Environmental Commission FROM: Community Development Department DATE: February 25, 2013 SUBJECT: A request for the review of a variance from Section 12-6H-6, Setbacks, Vail Town Code, to allow for the construction of a deck infill and addition to the roof in the front and side setbacks, located at 133 Willow Place (Riva Ridge)/ Lot 6, Block 6, Vail Village Filing 1, and setting forth details in regard thereto. (PEC130007) Applicant: Patricia Scheerly and Bruce Bolyard, represented by Suman Architects Planner: Rachel Dimond I. SUMMARY The applicants, Patricia K. Scheerly and Bruce Bolyard, represented by Suman Architects, are requesting a variance from the setback standards of the High Density Multiple-Family District to allow for the construction of a residential addition and shed roof addition within the required 20 foot front and side setbacks. Based upon Staff's review of the criteria outlined in Section VII of this memorandum and the evidence and testimony presented, the Community Development Department recommends approval, with conditions, of this application subject to the findings noted in Section VIII of this memorandum. A vicinity map (Attachment A), the applicant's request (Attachment B) and proposed plans (Attachment C) have been attached for review. II. DESCRIPTION OF REQUEST The applicants are requesting a setback variance to allow for a residential addition of 122 square feet (5 feet by 24.5 feet) that would infill an existing deck that encroaches 14 feet into the side (west) 20 foot setback. The proposed addition would be built over existing garage structure, so no new site coverage is being proposed. A new roof element is being proposed in the front (south) setback that will encroach 19 feet into the front setback. The new shed roof element will replace existing roof structure that currently encroaches into the setback the same amount as the proposal. Landscape area will not be affected. No new parking is being proposed. Pursuant to Chapter 12- 24, Inclusionary Zoning, Vail Town Code, the applicant will be required to mitigate the 122 square feet of net new GRFA with either a fee-in-lieu of$1,679.33 or by deed restricting a unit. Riva Ridge North has two front setbacks, with the east side serving as a pedestrian entrance and the south side serving as the vehicular entrance. The west and north sides are considered side setbacks. Because setbacks are 20 feet on all sides, this unique situation does not affect buildable area. III. BACKGROUND The Riva Ridge North Chalets were built in 1969 within the Town of Vail prior to the adoption of zoning regulations. Upon being zoned High Density Multiple Family in 1978, the structure and site became non-conforming. In 2002, a variance was granted to Riva Ridge North Chalets Condo Association for construction of a new entry feature in the front (east) setback. The entry feature is located at the corner of Gore Creek Drive and Willow Bridge Road next to Checkpoint Charlie and is partially located in the right-of-way. The variance was granted due to existing conditions of the building, which encroaches into all four setbacks. IV. APPLICABLE PLANNING DOCUMENTS Staff believes that the following provisions of the Vail Town Code are relevant to the review of this proposal (click on the underlined links for regulations): Title 12, Zoning Regulations, Vail Town Code: Chapter 12-1: TITLE, PURPOSE, AND APPLICABILITY Section 12-1-2: Purpose ARTICLE 12-6H: HIGH DENSITY RESIDENTIAL DISTRICT 12-6H-1 Purpose: 12-6H-6: Setbacks: Chapter 12-17: VARIANCES 12-17-1: Purpose: 12-17-6: CRITERIA AND FINDINGS: Chapter 12-24, Inclusionary Zoninq Vail Land Use Plan CHAPTER II — LAND USE PLAN GOALS / POLICIES Town of Vail Page 2 V. SITE ANALYSIS Address: 133 Willow Place, unit 635 & 640 Legal Description: Lot 6, Block 6, Vail Village 1St Filing Lot Area: 11,930 sq. ft. (0.274 acres) Zoning: High Density Multiple Family District Land Use Designation: High Density Residential Geological Hazards: None Development Standard Allowed/Required Existinq Proposed Lot Area (sq.ft. min) 10,000 11,930 no change Setbacks (ft. min): Front (East) 20 0 no change Front (South) 20 6 no change Side (North) 20 9 no change* Side (West) 20 4 no change** GRFA (sq.ft. max): 9,066 13,598 13,720 (+122***) Dwelling units (max #) 6 10 no change Site Coverage (sq.ft. max): 6,566 (55%) 7,156(60%) no change Landscape Area (sq.ft. min): 3,579 (30%) 4,374(37%) no change Parking (min. spaces): 14 12 no change *Existing roof overhang is 1 foot from property line. Proposed roof is same distance to property line as existing. **Proposed addition is 6 feet from side (west) property line. ***Addition is considered a 250 addition, per Chapter 12-15, Vail Town Code. VI. SURROUNDING LAND USES AND ZONING Land Use Zoninq North: Residential High Density Multiple-Family District South: Residential High Density Multiple-Family District East: Mixed Use Commercial Core 1 District West: Park Outdoor Recreation District Town of Vail Page 3 VII. REVIEW CRITERIA The review criteria for a request of this nature are established by Chapter 12-17, Variances, Vail Town Code, as follows, with Staff response: 1. The relationship of the requested variance to other existing or potential uses and structures in the vicinity. The requested variance would allow for a residential addition on the second floor in the side (west) setback facing Willow Park. The location of the proposed infill does not directly affect any other structures or uses in the vicinity. There is no change in use or intensity of use based on this requested variance. Further, similar residential additions requiring setback variances have been approved at other buildings in the vicinity, such as at 74 Willow Road (The Willows- prior to redevelopment), 114 Willow Road (Riva Ridge South) and 83 Willow Place (Riverhouse Condos). The proposed roof structure is one foot off the property line, which is the same distance as the existing roof overhang. The proposed addition is compatible with the architectural character of the neighborhood and will not change the character of this building or its relationship to other structures. Staff believes the proposed variance will not change the relationship of Riva Ridge North with the surrounding structures and uses in the vicinity. 2. The degree to which relief from the strict and literal interpretation and enforcement of a specified regulation is necessary to achieve compatibility and uniformity of treatment among sites in the vicinity or to attain the objectives of this title without a grant of special privilege. The proposed addition requiring a variance is considered a 250 addition because there is no allowable gross residential floor area remaining. A 250 addition is not guaranteed, especially when a variance approval is needed to facilitate that addition. However, the applicant is requesting 122 square feet to infill a deck, which is the minimal amount necessary to facilitate the infill of an existing deck. The deck is the only area available to acquire additional floor area, and because the building is already in the setback, a variance is necessary to create any new space within the unit. Other sites in the vicinity have been granted similar setback variances for residential additions (see criteria #1 for addresses) and granting this variance would provide uniformity and compatibility of treatment among sites in vicinity. Therefore, Staff does not view the approval of this setback variance request as a grant of special privilege. 3. The effect of the requested variance on light and air, distribution of population, transportation and traffic facilities, public facilities and utilities, and public safety. Staff believes the requested variance will not have any effects on distribution of population, transportation and traffic facilities, public facilities and utilities and public safety, as the 122 square foot addition will not increase the number of bedrooms in the dwelling unit, thus keeping overall occupancy the same. The requested variance will not affect the ground level, and thus will not affect any facilities on the ground such as transportation and traffic facilities, utilities and public safety. Staff does believe that the Town of Vail Page 4 proposed roof changes will have an effect on light and air, as the perceived bulk and mass of the building will change with the addition of a new shed dormer within the front (south) setback. The proposed shed will increase building height at the eave of the shed of the south elevation from 28 feet to 36 feet, just below the existing main roof ridge of the building. The proposed roof changes are compatible with the architecture of the building and the surrounding neighborhood. 4. Such other factors and criteria as the Commission deems applicable to the proposed variance. VIII. RECOMMENDATION The Community Development Department recommends approval, with conditions, of this request for a variance. Staff's recommendation is based upon the criteria outlined in Section VII of this memorandum and the evidence and testimony presented. Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission pass the following motion: "The Planning and Environmental Commission approves the applicant's request for a variance from Section 12-6H-6, Setbacks, Vail Town Code, to allow for the construction of a residential addition and new shed roof in the front and side setbacks, located at 133 Willow Place (Riva Ridge)/Lot 6, Block 6, Vail Village Filing 1, and setting forth details in regard thereto." Should the Planning and Environmental Commission choose to approve this request, the Community Development Department recommends the Commission imposes the following condition: "1. Approval of this variance is contingent upon the applicant obtaining Town of Vail approval of an associated design review application. 2. The applicant shall mitigate the construction of 122 square feet of GRFA, pursuant to Chapter 12-24, Inclusionary Zoning, Vail Town Code, prior to the issuance of a building permit." Should the Planning and Environmental Commission choose to approve this variance request, the Community Development Department recommends the Commission makes the following findings: "Based upon the review of the criteria outlined in Section Vll of the Staff memorandums to the Planning and Environmental Commission dated February 25, 2013, and the evidence and testimony presented, the Planning and Environmental Commission finds: Town of Vail Page 5 1. The granting of this variance will not constitute a granting of special privilege inconsistent with the limitations on other properties classified in the High Density Multiple-Family District. 2. The granting of this variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. 3. This variance is warranted for the following reasons: a. The strict literal interpretation or enforcement of the specified regulation would result in practical difficulty or unnecessary physical hardship inconsistent with the objectives of Title 12, Zoning Regulations, Vail Town Code. b. There are exceptions or extraordinary circumstances or conditions applicable to the same site of the variance that does not apply generally to other properties in the High Density Multiple-Family District. c. The strict interpretation or enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the High Density Multiple-Family District." IX. ATTACHMENTS A. Vicinity Map B. Applicant's Request C. Proposed Plans Town of Vail Page 6 Vail Village Filing 1 , Block 6 , Lot 6 � ,�� _ Riva Ridge Chalets North '�` �� ��� �°� �. � ,n :; �_ ; ( 133 Willow Bridge Road) SubjectProperty � , �� ti-. 'A. .�. ,�:e � ' �'. x: -, ., ` ',i . --4� =��i�. �_ � ,� r� �- T ' . 'i� .l , r_ 41��� �..� � � d;,�.' .I� y�- � .. S,-_- ' ' ' �� J �' ' , .'J ,. � Y � a� � , _ `�« �� �" � ` - . . . � '� r �%°� ; , .�,; N i �^ �Ir,�°f ��._ A �� i . a r. . . � . .. v C �: a ,. � , �� =�� � `� � ��_ �c i1 ,� " ` � a�� �. t � a .. � � � �r . . . . : , . _ � � 1 .,- . j <�+1�' � F Y- - �, ►S `'V.. � Z" � ;; � ,�� �, l�, ,T � � ��� �_ � ,, . ,� � , � � � .�. :� ,� ,�, �� - `� � � 4 �- 1 8,� _ _ _ n . f �-1_ � J-. 1'f-��l � ,� � • i _ > . . ,:.. , . . ` .,,�Y:-�� fi� .� ��K � � si . :: r �. .� .. k3� } '� . . . � ''' � �' � ,-- , . �.. ! . ..1. '..� __ . . , ' .. 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I . , � '^I � � ��� 3 �. � �+ i `i ��a,� �—_.,�,�i� . .. +� �� o-^'t; _ .'d�.`� . r f i ��� �f •Y�Sf/'S.�t 4 � � �' � . _ �� .e - :" �� '�, t'� n+�iY.�� Y'�� .r� �s � ''�✓N., �;61_. �} � �r - '� � � � �/ . .� � � f � � � {: . , '#Rar4. �:'3: �� �, � 1 'I . � ' � � � �,I f' 'x-� �° � '�� - -a * ► �\ � e Thls mep wes creeted by the Town of Veil GIS Toem_Usa of thls maP sM1OUId be for generel Purposes onlY-The Town of Ve�il docs not werrant tM1C accuracy of the Informetlon contelnod M1ercin_ Feet �wn���a=now�.Pa�oe����a wo,k���aPP�x�ma�� 0 50 100 Last Modified:February 19,2013 iOWN OF VAIL` SUM/�N ARCHITECTS January 28, 2013 Riva Ridge Unit 640 Remodel Riva Ridge, Lot 6, Block b Vail Village 1 St Filing Variance Application for Side Setback RE: Section 12-bH-6, Setbacks, Vail Town Code 1. Description of Variance Requested The Riva Ridge Unit 640 owners have a growing family needing more space and would like to enclose areas of their existing decks. They are entitled to an additional 250 sq. ft. per the 250 ordinance which is still available for each unit. The existing building was originally constructed with encroachments in all setbacks around the site.The variance being requested will allow approximately 122 sq. ft. of GRFA to be constructed within the West setback above existing encroachment areas on the garage level. Below is a detailed breakdown of the existing conditions: Zoning Statistics Lot size: 1 1,930 sq. ft. (0.274 acres) Zoning: High Density Multiple Family Development Standard Allowed/Required Existina Proposed Setbacks: West 20 ft. 4 ft. No Change South 20 ft. 6 ft. No Change East 20 ft. 0 ft. No Change North 20 ft. 9 ft. No Change Site Coverage: 6,566 sq. ft. 7,156 sq. ft. No Change GRFA: 7,158 sq. ft. 13,598 sq. ft. 13,720 sq. ft. (increase of 122 sq. ft.) Landscape Area: 4,374 sq. ft. 4,374 sq. ft. No Change Total Proposed Additional GRFA in Setbacks 122 sq.ft. The property was built in 1968 prior to the adoption of zoning regulations within the Town of Vail. It subsequently was zoned High Density Multiple Family and immediately rendered existing Non- Conforming because the building was originally constructed in all required setbacks. This pre-existing nonconforming condition through no fault of the applicant(s) is a hardship based on the strict and literal interpretation of the code as any perimeter expansion or deck enclosure will require approval of a variance from the required 20 foot setback. michael@sumanarchitects.com 141 East Meadow Drive,Suite 21 1 0 970.479.7502 Vail, CO 81657 m 970.471.6122 SUM/�N ARCHITECTS 2. Analysis of Proposal Given the existing plan constraints, the decks are the only practical areas for addition that do not change the perceived bulk and mass of the building. In addition, the west facing deck proposed to be enclosed, stacks above an existing encroachment at the Garage Level below. Existing deep roof overhangs of the structure extending beyond the edge of decks define the perceived bulk and mass of the building. The proposed deck enclosure moves the existing exterior wall of the unit out approximately 5'-0" yet stays within the roofline. Because the new enclosed area will reside below the existing roof line without modifying it and above the lower level encroachment, it will blend in with the current architecture. The adjacent property to the West is Willow Park open space. Also, existing large mature evergreen trees screen the entire west fa�ade of the building including the proposed area of expansion. Based on location and the existing tree stand to remain, the proposed expansion has no impact on development standards and neighboring properties. Photo 1 -Shows the existing trees that will screen the new enclosure and the existing West setback encroachment on the Garage Level below it. Photo 2-Shows the existing trees on the Southwest corner of the building Photo 3-Shows how the center portion of the Riva Ridge south building has solid mass in the center of the fa�ade similar to what is being proposed in this application. 3. Approval Criteria Based on practical difficulties, the requested variance will allow Units 640 to take advantage of the 250 ordinance which they are entitled to. Many precedents for this type of variance being granted exist: for example at the Tyrolean Condominium Building. Therefore, the proposed variance is not a grant of special privilege given the non-conforming condition of the existing building; precedence; small size of the addition; and it's negligible impacts to anything. 4. Effect on light and air, distribution of population, transportation and traffic facilities, etc. The proposed variance will have no affect on these items. michael@sumanarchitects.com 141 East Meadow Drive,Suite 21 1 0 970.479.7502 Vail, CO 81657 m 970.471.6122 SUM/�N ARCHITECTS PHOTO 1 -West Fa�ade where deck enclosure is proposed .- , � �,,, ,: , . .,: � - «, �' ' `�"'`� i`' i.. � . ` � >�'° � ..� , , ��, ,� :,�.� "4 ;�"��•'�.�-r�z"'� ' �, ,t� �� R ,, � � c ��r ���'�,� + � ,"��"t � � � ��';�� .. � •�. ' �{.iC.� ..::� �' � �:� , .c� a��►„�. , ,��;,�, .� .:'�'. � �'•� .i �.�. " ' �; .;� - — 6 ��I � •�y ' ������ '` ' y � �".' . ��r�� 1� J i�"��+ "�, �t�,,=�,3� }• I . µ�'� ��1 h V'- .� .. . . �� � y '♦ �- ..4�-„F:i�__' .�.Y.��'� '� ..�. ' �.� ;���. ». ` � ,���,y�.�� � � � ��� �� I .. .. � Af �ff � �� � � I � � u �� �'� �>�'.,'� . � ?� .. .�s.- �r., , � � �, � �'I� r� ,.. - "�..":'� Z ,+�` � '?" .�• '� �� ."^� , .`'� � � . 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I �� i � �11 t � .�- _._-r.._..q,RS,.__ ; , ; ,�,,,�,.....+..�. � 1 .� y '�, :�;,'tlu�* ! � � 1 1 � � -�-.... �,. - a. •�J michael@sumanarchitects.com 141 East Meadow Drive,Suite 21 1 0 970.479.7502 Vail, CO 81657 m 970.471.6122 SUM/�N ARCHITECTS PHOTO 2-South Fa�ade of existing building and applicants SW corner unit d�� ., .�;. .� I rx, ' k�;. ��"a ����t" r � � `b,� -r.. . p,,.' '� rr, :� i ,y •" ,�; ,��`_ ;,s. �'� �;, ,�,,� -�q.� �. s; j,� � • -��.., k� � '� _� � �� a �-`�'� `# �� ; ` ,� a sk't -"�i� �' �,S l�t, � � S. a .f . ,. df: ,.. . _ , , . ,. ss �. . , :�, � � a.< �. �y,�. . . .� ; " .j _. _ ; � � :r=, a �-�s„� . 'Y z�-�.-:. �:� .�.: a <�� .. � r�'.. .. - '� .1�' � p. �� � F � �k< � :-:. .� .�� ., .: ' 'r " ?'�` � i l . �f . . _:.: � dU�. �..._. !h": . . � .. .. ... ' C' I �I - .a ����. .. �� - ,.,... .. �}xy . �' � � Ky X �[ ��� .. -� � :.. �� � �`� _ � .~ � . 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' ` -__' ' - yw_e ...�� �`v,� q _ _ �___ °'�� michael@sumanarchitects.com 141 East Meadow Drive,Suite 21 1 0 970.479.7502 Vail, CO 81657 m 970.471.6122 SUM/�N ARCHITECTS PHOTO 3- Riva Ridge South showing similar massing to what is being proposed — � *, ,, 4� � y,y' �,. ' i: '"'`'� � R p � �. . yc t ��,.,� ,�, ' '{. r�-:- �'�` ,�§�, �'� ,�ti w �� � ���� __ � t�*r�V�a .:� ' .���,�� `�." . . , �.'��. ��� iC' ��:. . , . �.� sa�w 'c� __ ��,�� y�_ - 1 � �.—__ � ."-�,°��. � . =� � ,I a.�I� ��� . - . , ,,, • : � . . �, . . , , M'.� fx •' � �� 1 i _ _ �I a _ .._ .. ,�. _� � F � �1� -i._ . . � �. �,�,�,,,� � _.. � ' ... : . ... 1� i i i i �u„�..i.� 'r� � " � '. M1 ' . � „,.�� �.Jh ����, .y;y` . . ., _.. +' ��� �i1 h+ ..-��� y�.�l � s� � � � � .-�.. "+ � ,:i '1'1 _ �, '���`�V lr,t�`��; ���d r.. �� ,:� . � � i i 1 I � � i i �� - .���. �": ' � �•, t... _ �... _..}v�y ,w+ �,.�� ;, �!�I .1��� � . - , : .._ s' ..r�„"4 '�E--�r�.�,4iR .t` � a.�::��- ��- j . ���-y ,.�.±� . • e � r w _�; -.- -- .. . . .�r 4 � y� " ` . ` * ~• �� . .i j� . . - . . " _ ^ � . • ' . � ..?.� ii�'.g``...i"k'.'n.�s ...;�L�. _ . - ' s . � . '�+�~'r � �s.,...��o-��e �.'- . . . � .r! F J- �" "+� S� s . .GI��. t 4� ��' �F �� '"��� v"4�� �-�` .,,.±r:a:'' �;�i'��.�`�^, �.�, ,r�.�,-��€� ; �' ,��:� } �'-., michael@sumanarchitects.com 141 East Meadow Drive,Suite 21 1 0 970.479.7502 Vail, CO 81657 m 970.471.6122 PK Scheerle, RN Dear Ladies and Gentleman of the Vail Planning and Environmental Commission: Please allow me to introduce myself and my family to you. We have come to Vail to ski for many, many years. As most of you know, Hurricane Katrina hit New Orleans hard in 2005, at which time we moved our four children: Elizabeth, 17, Katherine 16, Olivia, 13, Bobby, 12, to Vail to live in our ski apartment at the Lodge for what we assumed would be a few days. That turned out to not be the case. For the past eight years, all four children have been students at the Vail Mountain School. My youngest child, Bobby, is a ski racer at the VMS with Ski Club Vail. We humbly request your approval on the changes with our apartment to make it more livable for our growing family. We live in Vail fulltime and appreciate any consideration you could give us on our renovation. With Mr. Suman in charge, I am sure it will be beautiful. Thank you in advance for your kindness. Respectfully yours, PK Scheerle, RN and Bruce Bolyard PK Scheerle, RN 174 E. Gore Creek Drive, #635 Vail, CO 81657 504-236-7993 pk@pknurse.com 174 r. GORr CRrrK DRIVr #635 • VAIL, CO • 87657 PHONE: (504) 236-7993 • F'AX: (504) 837-3686 F F4[thrp CRP � . � A��IR,��, % LS f6627 �r5' Tp Ebr{" K� �37��1d�[](��W ��� � � 8�„ �c�ur+o c►P %����g3�3Q���'�Q �7.49' t,es. �s ,aaz� �tiQ�is"�~j �, � �~ � � y�f � a� . �� �� �' �6�S�t ti {"l.6bR �" 6� �At4 c��� R) ��OE�; �h � �OVERHtir�C � c�t rJ,d• � 8� �° ry � a.sstu r� / �b=31'22'3fi" a� STra � �� 0=-48'16'04 1 ,„ �� s s.Q• � R � �=�12rJ.�r°J� 75. : �S.p: � fY£CK �=��J�.[}�f �� ,� �k�,qy��'�N� L=,os.st` � " : � t�—�a.a�` F.,k,� Ton-�fi.12' '��� �a h ` � 7an=38.2Q' � �'��� fry,� '��'"�� C8=1�17'37'47"� ' s 3.`�� � . �8=5�Q'S8'1$"W ►� 36'�,��� � CHW1C�2.4�' � �� r�� CH=73.a5' � �,< ��� � � �i numtsar � � "�-_. �.sRws�tS �� B�� I •v �'Si-iE0 � �-�'� � �� J��� .� SNE� r ��a'�Ck. 6 }I;t�3. 1-F � h� � � �qf � �V �.ti �!' L! 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Q �+� �� GAFIFGE I .h� O.p• d.,�• � }+xat. ond Sno1 il lr nal Ea be rsl�ed �pan far th� ealn6l�ahmtn4 af tence, pvGdlnq, ' � ra � � ar othtr fu4ur� knp�ovemenf Ek+ei. � ` 7 i ��/� ACCESS �p ��� �y t.r � "�t�� �EAO�ER� I t�rtt�r? crrtif lho! ihr h+ rovsrnenl: on th� abpvc deynibed pnrctl on Dercm4ss �� $ ..� ���p�E�C,�pµq}�NR 7. 2(l!Q i er[ep t u I P+SX cmnecliata, car enikely wilhin lt+s baundortea af the pe.crS, '� .} cxceyt e� ihewn, 4he! lhve� pae no encroas�hmenit �p�'+ the daa[rl6ed prer*dses hp � � ��, '��,. , "rnprn+�emtn4a,d+ vny od]olnk�q premisr�, e.[rp! os Md��eoled, and lhpi Sherr ia no Q� eppa.ent sredmer w s�gr� pf �r ea�emen! crnssing cx burden+ng ony pwA eT iaid [] ° � porciS, e.cep[o� npie0. Q � & '1"h+s ceH'-fic�ete does„ot can�llSu4e o il�le search Cr Inter-Yo�n4�oiri Englneerfnq lo ` delerrnine o.nershq or eo�ernenla ol rrcnad �-0p,OfI In�DFTqSPpl� reqar�linq ��}��'�$'��°Y ecsernen4t. riQhl�-a�--.uy or tttic a�r�[qr.d��h��r�ynlqkM relied upon A1�op ef Yail � Wlo�pe. f:'a1 FRlny, RecxpLion No. 955�..�h.'�'�,r{,���,y� � R=�fJ.��� c,•,. ♦ri�t r^..w �1(1'FiC�: �ccordin ko Cdercdo le. v must commence rf�-��^ '�, ���� s rn L=40.6�r' `_`y : �� � �''� w any legoi a�€Sicm heaed vpan any dsleet Yr ihia �urr�y ' wl{h� thrsC ysCrs E4Ser }4u �'v�l d=seawrr }y{'F� dC�iCC. Ifl �9�F'6=32..,��� l � � 9t-D1�fi5 na evenl, mor pny ar4icn Layed upon onr detsel 'ai lhka ��=�7�•��•�$°� P survey 6e eommsn:Crd r+sors 6han len yeon frwn ihr ��' . ,;�� � � d91c af c¢eSiPiCOlian shorn herepn_ �H—�sk ��' ,. �� � . ■ �. . . . . vone � e r G�r ..,� ..:y4y• � ? 133 WILL W PLA E VAIL 81657 � MATERIAL SYMBOLS: ABBREVIATIONS: GENERAL NOTES: DRAWING INDEX: ARCHITECTURAL � �, � 4 � � I I I I I I I I I EARTH PLYWOOD ABV ABOVE L LENGTH AO.00 COVER SHEET � � � � � � AFF ABOVE FINISHED FLOOR LDT LIGHT AND DRAPERY TROUGH Ol DO NOT SCALE DRAWINGS AO.O1 SITE PLAN � ° h AP ACCESS PANEL LT LIGHT TROUGH `� � � � � � AC ACOUSTICAL LTL LINTEL 02 VERIFY ALL DIMENSIONS, CONDITIONS AND UTILITY LOCATIONS ON A1 .00 EXISTING GARAGE LEVEL � � o �(J° o POROUS FILL/DRAINAGE � FINISH WOOD THE JOB SITE PRIOR TO BEGINNING ANY WORK OR ORDERING � � � , ADD ADDENDUM LVR LOUVER ANY MATERIALS. NOTIFY ARCHITECT OF ANY CONFLICTS OR A1 .O7 EXISTING FIRST FLOOR '� ADJ ADJACENT MH MANHOLE ALT ALTERNATE MFR MANUFACTURE (ER) DISCREPANCIES IN THE DOCUMENTS IMMEDIATELY. � �'� i��j� i� ALUM ALUMINUM MO MASONRY OPENING A1 .OZ EXISTING SECOND FLOOR v i� ���i� i! STONE MASONRY j\ WOOD-ROUGH 03 AREAS OF CONFLICTS OR DISCREPANCIES MUST BE FULLY '� i � %!� '� �% ARCH ARCHITECT (URAL) MTL METAL BSMT BASEMENT MAX MAXIMUM RESOLVED WITH WRITTEN APPROVAL FROM THEARCHITECT BEFORE A1 .O3 EXISTING MEZZANINE FLOOR BRG BEARING MECH MECHANIC (AL) CONSTRUCTION CONTINUES IN THOSE AREAS. a� . ° STRUCTURAL CONCRETE BLOCKING BVL BEVELED MC MEDICINE CABINET 04 PLAN DIMENSIONS ARE TO FACE OF STUD OR FACE OF CONCRETE, A7 .O4 G RFA F LOOR PLAN SU M MARY � � BIT BITUMINUOUS MEM MEMBRANE UNLESS OTHERWISE NOTED. SECTION AND ELEVATION DIMENSIONS ARE /� � BLK BLOCK M METER (S) TO TOP OF CONCRETE, TOP OF PLYWOOD, OR TOP OF WALL PLATES OR ~� •O5 GRFA BELOW GRADE DEDUCTION � � BLKG BLOCKING MM MILLIMETER (S) BEAMS UNLESS OTHERWISE NOTED. � CONCRETE MASONRY UNIT GYPSUM BOARD BOT BOTTOM MIN MINIMUM AZ.OZ SECOND FLOOR DEMO PLAN � � � BLDG BUILDING MIR MIRROR 05 PROVIDEALLNECESSARYBLOCKINGINSTUDWALLSANDCEILINGS. AL.O3 MEZZANINE FLOOR DEMO PLAN '� 09 CPT CARPET (ED) MISC MISCELLANEOUS LOCATIONS INCLUDE BUT ARE NOT LIMITED TO CEILING AND WALL � � Q , CSMT CASEMENT MULL MULLION MOUNTED FIXTURES, TOILETS, TOILET ACCESSORIES, CABINETRY, AZ.O4 ROOF DEMO PLAN � °? � (���� � BATT INSULATION C CAULK (ING) NAT NATURAL COUNTERTOPS, SHELVES AND CLOSET RODS. � � '� '� C L G C E I L I N G N R N O I S E R E D U C T I O N A 2.2 2 P R O P O S E D S E C O N D F L O O R P L A N ``' � ' CT CERAMIC TILE NOM NOMINAL Ob O DENOTES DOORS. REFER TO FLOOR PLANS FOR LOCATIONS. REFER CLR CLEAR NIC NOT IN CONTRACT TO DOOR SCHEDULE FOR DOOR TYPES. A2.23 PROPOSED MEZZANINE FLOOR PLAN RIGID INSULATION COD CARBON MONOXIDE DETECTOR NTS NOT TO SCALE COL COLUMN OPG OPENING 07 O DENOTES WINDOWS. REFER TO WINDOWS AND FLOOR PLANS FOR A2.24 PROPOSED ROOF PLAN CONC CONCRETE OPP OPPOSITE LOCATIONS. REFER TO WINDOW SCHEDULE FOR WINDOW TYPES. CMU CONCRETE MASONRY UNIT OPH OPPOSITE HAND X3.O1 EXISTING WEST ELEVATION STEEL/METAL AS NOTED CONST CONSTRUCTION OH OVERHEAD CONT CONTINUOUS PR PAIR pg COORDINATE ALL ELECTRICAL AND MECHANICAL FIXTURES TO FIT A3.O1 PROPOSED WEST ELEVATION CJT CONTROL JOINT PK PARKING WITHIN CEILING, FLOOR AND WALLS SPACES. VERIFY LOCATIONS WITH CPR COPPER PVMT PAVEMENT X3.O2 EXISTING SOUTH ELEVATION CARPET CUST CUSTOM PL PLASTIC LAMINATE ARCHITECT. � DT DRAPERYTROUGH PT POINT A3.O2 PROPOSED SOUTH ELEVATION w�� �iTTiiiriii iiii� DTL DETAIL PSF POUNDS PER SQUARE FOOT 09 IN THE EVENT THAT ADDITIONAL DETAILS OR GUIDANCE IS NEEDED BY DIM DIMENSION PSI POUNDS PER SQUARE INCH THE CONTRACTOR FOR CONSTRUCTION OF ANY ASPECTS OFTHIS X3.O3 EXISTING EAST ELEVATION DR DOOR PL PROPERTY LINE PROJECT,THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE O � W DRW DRAWING QT QUARRYTILE ARCHITECT. A3.O3 PROPOSED EAST ELEVATION DF DRINKING FOUNTAIN REF REFERENCE � J 1 1 ELEC ELECTRIC (AL) REF REFRIGERATOR 10 THE CONTRACTOR SHALL BE RESPONSIBLE FOR SATISFYING ALL X3.O4 EXISTING NORTH ELEVATION � � d EL ELEVATION (S) REIN REINFORCE (D), (ING) J A4.00 A4.00 APPLICABLE CODES AND OBTAINING ALL PERMITS AND REQUIRED O 3 ELEV ELEVATOR REQ REQUIRED APPROVALS. THIS PROJECT IS GOVERNED BY THE INTERNATIONAL O EQ EQUAL RES RESILIENT DRAWING INDEX: ELECTRICAL v � � EXH EXHAUST REV REV�SION (D), (ING) BUILDING CODE, 2009 EDITION. CODE COMPLIANCE IS � J BUILDING SECTION REFERENCE ELEVATION REFERENCE MANDATORY.THE CONSTRUCTION DOCUMENTS SHALL NOT PERMIT J � EXTG EXISTING REV REVERSE �/�RK THAT DOES NOT CONFORM TO ALL RELEVANT CODES EZ.O7 SECON D FLOOR ELECTRICAL PLAN EXT EXTERIOR RH RIGHT HAND INCLUDING IBC AND ALL LOCAL AND REGIONAL CODES. � � FOC FACE OF CONCRETE R RISER FOF FACE OF FINISH R&S ROD AND SHELF FOM FACE OF MASONRY RD ROOF DRAIN 1 1 THE CONTRACTOR SHALL FIELD COORDINATE AND OBTAIN Z r 1 1 FOS FACE OF STUDS RDT RECESSED DRAPERY TRACK APPROVAL FROM THE ARCHITECT & ENGINEER BEFORE ANY � � FIN FINISH (ED) RFG ROOFING CUTTING, NOTCHING OR DRILLING OF ANY CAST-IN-PLACE A4.00 `� A4.00 FFE FINISHED FLOOR ELEVATION RM ROOM CONCRETE, STEEL FRAMING, OR ANY OTHER STRUCTURAL ELEMENTS � J FE FIRE EXTINGUISHER RO ROUGH OPENING WHICH MAY AFFECT THE STRUCTURAL INTEGRITY OF THE BUILDING. m � FDC FIRE DEPARTMENT CONNECTION R/S ROUGH SAWN DETAIL REFERENCE DETAIL REFERENCE FHC FIRE HOSE CONNECTION S SEALANT (EXTERIOR) FEC FIRE EXTINGUISHER CABINET SHTG SHEATHING � ~ N FP FIREPLACE SHH SHOWER HEAD 12 THE CONTRACTOR SHALL VERIFY ALL EXISTING GRADES AND STAKE ? r FPS FIREPROOFING, SPRAYED SHC SHOWER CONTROLS OUT THE BUILDING FOOTPRINT FOR OWNER AND ARCHITECT „ Z W MAIN 1 FLG FLASHING SM SHEET METAL APPROVAL PRIOR TO BEGINNING ANY SITE WORK. F f =`-"` °d�` � � 100'-0" A4.00 �a� y i���in" O a FLR FLOOR (ING) SIM SIMILAR ������..� ■r � �,t J FD FLOOR DRAIN SC SOLID CORE 13 IT IS THE INTENT AND MEANING OF THESE DOCUMENTS THAT THE ��"'� �y��� �.�'��_.'� ������,��± ��,.._`����I����t '�'°�.; - ` ;�' Z � � s+a h ' �Nha HEIGHT REFERENCE FTG FOOTING SPEC SPECIFICATON S CONTRACTOR AND EACH SUBCONTRACTOR PROVIDE ALL LABOR, � .� - - ,+� �� ,,�., � � �r r � � O � SECTION REFERENCE r , a� � u � �� + " � ... � .�..w-�', �� �r�'��.r� ,■■r l�'� e �� .r�� �'.f � � . FND FOUNDATION SQ SQUARE MATERIALS, TRANSPORTATION, SUPPLIES, EQUIPMENT, ETC.TO OBTAIN �`� Sp,��;f , �4� � 4 � Y�F���r9 ,, n .�I�'�1��.= �. .�4 ������.. �I � J FBO FURNISHED BY OTHERS STD STANDARD A COMPLETE JOB WITHIN THE RECOGNIZED STANDARDS OF THE ��'r -„ .E- ��-- '" • -- �' 'ti��� � � - Q �...r.r�--�^ �.r� - � ,� ,... FPHB FREEZE PROOF HOSE BIB ST STAIN INDUSTRY. �, ,�. ••�� ° �,„`i��o ��y � ,�'`'+ F � � r a,� FUR FURRED (ING) STL STEEL � i' F ��., .P.P •q�° ���p"�����i��� � � ROOM NAME GA GAGE, GAUGE SD STORM DRAIN + s •� �� .:� �+-'+�'IIII IF11.�'9�]I�1 �! ���''� � � 14 ALL BUILDINGS TO FIT WITHIN PROPERTY LINES WITHOUT CROSSING ` �-5.a,�� ,d,; _�.,-- • •- = ,� �,ya�s�l���aM�!-; � � GALV GALVANIZED STR STRUCTURAL EASEMENTS OR SETBACKS. NOTIFY ARCHITECT OF ANY DISCREPANCIES. � `� ' � � :� �� O � Q GC GENERAL CONTRACT (OR) TEL TELEPHONE Ry + �° � . W ��JM�� ���i J.�.� I�M'�r����'i, I� � Ir ;E ; � ..��`1 , '_� ��k ���F �� ��' �"� ' „� ���' O GL GLASS, GLAZING TV TELEVISION � ` � � f' �� a1 ' ' ;9 REVISION REFERENCE �i.', ,. 'r.'`�' ` ,�'�`,- �`� ��° � �� ��'n■ 11 ���� 's a e � ROOM NAME GYP GYPSUM BOARD THR THRESHOLD �5 PROVIDE ACCESS PANEL TO MOTOR FOR ALL WHIRLPOOL-TYPE TUBS. '���4 � ��''�I., ;�""�►� � " � '� �P J HB HOSE BIB T&G TONGUE AND GROOVE COORDINATE ACCESS LOCATIONS WITH INTERIOR DESIGNER AND ��C yy� ��'`�I ;; ,� j " �+'�r ��'���',��"�'+'��'�J � m I�,n II�I 1� ������7 ���! � 0 �';'G.. ' ' f F � n HDW HARDWARE TOS TOP OF SLAB ARCH�TECT TO PROVIDE INCONSPICUOUS LOCATION. " � � � � n � �. - � � . �������•�a��j� .i' , � �p dp 9 . ` __ �' ,' �i'".�I����11 11�INi. 1 N�� I ii r �� ����N"' �1 �����.RI ba A I HDR HEADER TOS TOP OF STEEL ���� r �� � ;:3 � ; O HTG HEATING TOW TOP OF WALL �...�;I • o�� � "����4�.��.'+� �'ekl:. I�,,,'„ � ii � !N � r o ° �e� ,e. . ■ � - J �. .I�� '' � ��p'��� � �S 1 I� �R..s ���/ A .. � �k���� �F.�� f�a' - GRID W�� HVAC HEATING/VENTILATING/AC TB TOWEL BAR HT HEIGHT TR TRANSOM T �' �• ,� �;� N� �F;4 HC HOLLOW CORE T TREAD HM HOLLOW METAL TYP TYPICAL �I' '' iil �� " � ! i����! P ROJ E CT S U M MARY. � n ,o,.� �k,,� .. GRID BUBBLE WALL TYPE REFERENCE n �� HOR HORIZONTAL UNO UNLESS NOTED OTHERWISE x�'��4J+'�'�f � ;; „ �� Code: HWH HOT WATER HEATER VB VAPOR BARRIER 14�+�'E�e��, � �� � INCL INCLUDE (D), (ING) VIF VERIFY IN FIELD , .� ��,��F� ��\` J�i' �-.�:. . �4 International Building Code 2009 ID INSIDE DIAMETER VERT VERTICAL �q�° � « ,, ,,a '�i r � 4 � �� ,�� Occupancy: R-2 A8.1 2 IBC INSTALLED BY CONTRACTOR VCT VINYL COMPOSITION '"��_� �� ��� ��F�,;\``\ 4m� �f, T'" ����{ ;�"�lis ` � ' � p Construction Type: TYPE V �, � +� ,\i ��r _�„�I�� ��� ���, � Use: Residential Condo �_ \ ��;.,..,� � 4 �'I IBO INSTALLED BY OWNER WC WATER CLOSET \\ INS INSULATE (D), (ION) �NP WATER PROOFING GENERAL LOCATION OF ,�, EXPANSION ON SECOND � ��� `�%��'��� �`% Special Attributes: 3 INT INTERIOR W�NF WELDED WIRE FABRIC '�� , �� ' �_;, � � JC JANITOR'S CLOSET FLOOR OF BUILDING �w�. t �� �_;,,`` � _ Existing Fire Alarm System W WIDTH, WIDE ��° r�� �� �� � INTERIOR ELEVATION REFERENCE WINDOW TAG KIT KITCHEN WDW WINDOW ��"��� �� ��'� ry,r`� \ �,�`" _ �.� ISSUEDFOR: DATE: LAM LAMINATE (D) WO WITHOUT `���' �'`� � '���, %� \�� �% f� "' BUILDINGPERMIT 9.28.12 LAV LAVATORY WD WOOD ���s�^ ��+ � i�- .• �,,,\\, ;� ii �3' �'�� wstiL.,�, LH LEFT HAND + �° �,� �` ) ,� ," �� � ��_� PERMIT REVISION 10.24.12 // I a� f3"'' PHASE 1 CD SET 11.2.12 33 STN--f--TILE �,t� ,f �;3�, \\\``\`\���/ L,` �i�l 'i��'�Y �� ���. �� DOOR TAG MATERIAL BREAK ,�y�} d�� �� \� '�--M�� �� a�_ PHASE2PRICING 11.15.12 �� �< < � ,, ;; � a� �r�-� COPY RIGHT RESERVATION PECVARIANCE 1.28.13 �� � ,, � � .� � i�d„�ar`���,��` ' ,- ,�;;�d��`+� `�� �7� � ,r �;, The drawings, specifications and other documents �rlP��� � "�� �, � „'� ,_ �,� ��y` prepared by the Architect (Michael Suman Architect, � � `° k = � ., ;,' . '�• � LLC) for this project are instruments of the Architect's , , ,, • � �" a ' � °���� service for use solely with respect to this Project and, J .�. k. �� , ._._ � ,� � •• �,�, � .+ I �;R� -`�a � °.�� � :� „ , �� ���A 1 u n l e s s o t h e r w i s e p r o v i d e d i n w r i t i n g, t h e A r c h i t e c t s h a l l b e r� j�f�"� .o E�i���5{�I' ����y �,� FY�� �s �--.,. -�,,� �� ��� s,� deemed the sole and exclusive author of these , F, . ����r:��,��.��� � - ,,� ���.�4f''���•r' ry��! � � �" `� � documents and shall retain,without limitation, all ,;� Illt��INef.W�IA,�.��� ��+ � ; , �,-7 ���� �� IJIM�'��k������'���ws[��P � 4 common law, statutory and other reversed rights, 2013 MICHAEL SUMAN ARCHITECT,LLC. '��,� �� ��+.'�, � � including the copyright hereof. No person,whether �� A��R,cHrs ResERVEO. � P + - "��d�p��yy r � �`� i having come rightly into possession hereof or otherwise, ���'-, � +��F*°��� � �� � " ' shall em plo y these documents on an y other pro ject, nor SCALE: ��, �r ��'"+��� ���� �I �r for additions to this Project nor for the completion of this DRAWN: MDS k g ��r� � � Project by others, unless with the prior express written 5�';;_t, ,p ���� �,�°� consent of the Architect and upon appropriate �,�.�qe� i ���'i■�r ��� •� ���F ,° compensation to the Architect in an amount and kind PROJECT#: 1206 OWNER. CONTRACTOR. ARCHITECT. ���� '���y , . ■ �� � satisfactory to the Architect. The Architect expressly SHEET TITLE: COVER SHEET VIC I N ITY MAP ��!?��r'���9�,�+���M, claims all proprietary rights in the material which is issued Bruce Bolyard and PK Scheerle SRE BUILDING ASSOCIATES, INC. SUMAN ARCHITECTS ,,,,�4���,��j����� in confidence for design and/or construction purposes of P.O. Box 6376 P.O. Box 7760 � � { this Project as noted. These materials may not be Riva Ridge Unit 635 �T�a�^�"',�"+�,„4���1 Vail, CO 81658 AVON, COLORADO 81620 copied, modified, nor employed in any way without the Vail, CO 81657 970.479J502 �..���N����+I������s`:� '� ��;� "''��f specific priorwritten consent and permission of the 970.845.6359 970.845.6359 CONTACT: MICHAEL SUMAN �,_,� �o�. E�.::� ,,� � ` Architect. CONTACT: STEVE ELICKER EMAIL: michael@sumanarchitects.com ■ CONTACT: Bruce Bolyard EMAIL:steve@srebuilds.com O 2013 Michael Suman Architect, LLC. All rights reserved. EMAIL: brucebolyard 1 @gmail.com �� r �� �" a��.��''• �. ����M �-,_ �� ,, ,�� �a� �.�III� ����i�lr� , ._� --�� ,._-_-� �, '�� ,� i �!� �. - ��9 � � �� �- - � .,,�'���- �- �� � � � M�a�' .- - , � ���� �� � , �,._ �. � � � � ._ z� .. �. , I _. ,._.._.. r .. � : � , � P. 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"" .� � � ISSUED FOR: DATE: � � , ` '�� � J��� �Y „ � r �:�'� �" BUILDING PERMIT 9.28.12 � � � PERMIT REVISION 10.24.12 � �� � ° � �`� � �� PHASE 1 CD SET 11.2.12 �y.• PHASE 2 PRICING 11.15.12 '�`.� ,.��� (,� PEC VARIANCE 1.28.13 ••� . �. � � �`"''•.i...�..�•.� �M tl �. i-.- ,�u W�"'�1� I� � �Y� h�������� �r����d �'g�� d� ������� ��������m ������'�� � I.o "'� �����1 ���k Il�I�� � �� 2013 MICHAEL SUMAN ARCHITECT,LLC. � � ALL RIGHTS RESERVED. ` � � SCALE: �+r ����`Iw��� �����. � �� � I DRAWN: MDS ��� I��� ���� I��� e��,a�l�:�, ��"� �' ��� ,��� ,� �� PROJECT#: 1206 ��• SHEET TITLE: SITE PLAN � � e� �r�� �.�I� J� �"� ,, . � SITE PLAN A0.01 SCALE: 'I" = 10'-0" � � � EXISTING GARAGE LEVEL A1.00 sca�E: 1/4" = 1'-0" � EXISTING 1 HR RATED SEPARATION WALLS TO BE MAINTAINED I REF. � N Q �o U � N r' U � v I ° � � � °' U � I � � I � II ] N � I � � O � O II � O O I Fl� ,� y ! UNIT 620 UNIT 635 UNIT 640 UNIT 600 UNIT 625 � UNIT 630 GUEST BICYCLE � PARKING PARKING PARKING PARKING PARKING PARKING PARKING STORAGE O OO � � � 0 � � 0 0 � � 0 � o � � UNIT � � � 600 + � c� 0 w � t� � .� .- � � � � i � ENCLOSED � PATIO � 0 O � O W 0 � v I � � I � o � a I � 3 I 0 0 � � � I � a � 3 I STORAGE �� , M r I 0 Z ■ I i • � Z I _ _ m �i I COMMON PARKING � • � H I � � r � O z W _ � I o o � ' c � � STAIR � � � > � � i � v � � I � > I � � 0 z � W � C m� �� — � � �0 � Q F' � — O ENCLOSED PATIO COMMON 0 0 GUEST UNIT 615 UNIT 645 UNIT 610 UNIT 605 BOILER UNIT ISSUEDFOR: DATE: PARKING PARKING PARKING PARKING PARKING LAUNDRY ROOM 605 BUILDINGPERMIT 9.28.12 � 0 � 0 � � 0 O O • � PERMIT REVISION 10.24.12 PHASE 1 CD SET 11.2.12 O O I PHASE2PRICING 11.15.12 O � O I PEC VARIANCE 1.28.13 I D '� 0 ' _ �� 2013 MICHAEL SUMAN ARCHITECT,LLC. ALL RIGHTS RESERVED. REF. SCALE: 1/4"=1'-0„ � DRAWN: MDS PROJECT#: 1206 SHEET TITLE: EXISTING PLAN I I � � EXISTING FIRST FLOOR PLAN A1.01 sca�E: 1/4" = 1'-0" EXISTING 1 HR RATED SEPARATION WALLS TO BE MAINTAINED REF. REF. � �y � N Q �o U � N M1 � KITCHEN KITCHEN � o v DINING li 0 0 i DINING � � o a U RD �i EXTERIOR EXTERIOR �i R� � . PATIO PATIO a i � i 0 0 � � i � �i o 0 0 0 �i � i o � o o � o i � � .� � � � O O O O � .7 � � BATH / � BATH � R � � ° �' � UNIT TD� ___� � TD UNIT � «, 615 620 � w �' � � BEDROOM BEDROOM BEDROOM BEDROOM � °7 �= TWO THREE THREE TWO � � � � � 0 0 � LIVING LIVING ROOM ROOM 0 � EXTERIOR EXTERIOR PATI O PATI O 0 � 0 / O 0 � v �� \ - - - - - _� / � a O � � 3 BEDROOM � ENTRY � � � ENTRY � / � O ONE ;� O � � � � � O � � J J � _ � BATH � — 3 0 � BATH ONE � � M ONE � C) I O 0 I t� r Z ■ DN � EXIT EXIT � � Z STAIR 1 STAIR 2 � J � 0 m � � � � � N DN ? r � � o (� o a , Z j � � o � a � � CLOSET o v J � �'�� �� � z � Q 0 � N � i � � � , � Z � � v , STAIR �, � � � � �� � m , � c0 � � Q � � � � — � COMMON EXTERIOR CORR�IDOR EXTERIOR PATIO PATIO 0 0 � -J !--- J -- ISSUED FOR: DATE: � BUILDING PERMIT 9.28.12 UNIT . O O O UNIT PERMITREVISION 10.24.12 610 � � � � 625 PHASE 1 CD SET 11.2.12 0 0 PHASE2PRICING 11.15.12 I O O O O I �I O � O O � O � PEC VARIANCE 1.28.13 I � , a �� EXTERIOR EXTERIOR . 0 PATIO PATIO 0 a �i KITCHEN 0 0 KITCHEN � �� 2013 MICHAEL SUMAN ARCHITECT,LLC. ALL RIGHTS RESERVED. REF. REF. SCALE: 1/4"=1'-0„ DRAWN: MDS PROJECT#: 1206 SHEET TITLE: EXISTING PLAN � � EXISTING SECOND FLOOR PLAN A1.02 sca�E: 1/4" = 1'-0" EXISTING 1 HR RATED SEPARATION WALLS TO BE MAINTAINED REF. REF. � � N Q �o U N OO OO M1 } � KITCHEN DINING � � � � a o 0 222 ROOM � U �i � EXTERIOR EXTERIOR 223 ` � DINING i . KITCHEN PATIO PATIO i � R O O M i 2os 0 0 � N � � 205 I ' � O � O �� � 0 0 0 � � � .� � o BUILT-IN o � � _> O O WP1 O O � � � �� OUR ° � UNIT � ___� 220 UNIT � � � «, WD BURNING 635 BEDROOM 64O WD BURNING � FIREPLACE FOUR FIREPLACE � w � U TO REMAIN � MASTER BEDROOM 218 0 � .- BEDROOM THREE � � � � Q =__= 209 215 CLOSET m FOUR LIVING � 22� w/� ROOM W/D — 224 EXTERIOR BUILT-IN EXTERIOR PATIO � BEAM LINE ABOVE AND PATIO 0 EXISTING SUPPORT STRUCTURE 0 � CLOSET � THREE I O COAT \ 2�6 uP CLOSET � O � W � — — - � z�2 - - - i 0 C� \�- UNIT 635 �—_� � a O � ROOM EN� W� cPr SECOND BUILT-IN J 3 2os � a 20� � ENTRY o BEDROOM � v O � 0 ENTRY O FIVE J � % J � HALL BA 2z6 C� z�s O F22 E > �„� � I � ° I � r Z . DN � EXIT EXIT � � Z STAIR 1 STORAGE STORAGE STAIR 2 � J 0 CLOSET 1 CLOSET 2 0 m � 0 0 � � W � DN WP1 ? r � � � J � Z ; i � � / � � J � ��-- N � � � � � W � � � C m � � QF., � - O EXTERIOR UNIT UNIT EXTERIOR PATIO 630 645 PATIO 0 0 0 � ISSUED FOR: DATE: BUILDING PERMIT 9.28.12 PERMIT REVISION 10.24.12 PHASE 1 CD SET 11.2.12 PHASE2PRICING 11.15.12 PEC VARIANCE 1.28.13 EXTERIOR EXTERIOR PATIO PATIO 0 0 �� 2013 MICHAEL SUMAN ARCHITECT,LLC. ALL RIGHTS RESERVED. SCALE: 1/4"=1'-0„ DRAWN: MDS PROJECT#: 1206 SHEET TITLE: EXISTING PLAN � � EXISTING MEZZANINE LEVEL PLAN A1.03 sca�E: 1/4" = 1'-0" �--------------------------------------------� r-------------------------------------------� I � I I I � I I , I � I I c�•, Q I I I .o � I I I � } I I I � � I I � � � EXISTING U � EG R ESS I I o� � WINDOW j I � � � i BEDROOM i i � � TWO � N 301 ------------------------------------------�--r----------------------------------------� @l II � II � I I '� I I � a� I I -� DECK � � DECK � BELOW � � BELOW � o II � � � II � � DN I I � � � � I I w � � � I I � � � � o II I � � II I I `'' I I I I BATH II I I O TWO I I I I g02 I I I I II I I II I I II I I II I I II I I II I I II I �-------J II L-------� O I � � I I � � I I � � I I � � I � Q I � � I � J � ; ; � o � a i � � i v � I FLAT ROOF � � 3.12 I .. � J i � AREA � I J � I � � I > M I �------------ — ------------- � II �----------------- --------- � I I � r------------ — --� � � � � r---------------- — --� � I � T � II II II II II I Z � II II II II II � ' � I I I I------� I I r------I I I I � p C'i i i i r_____, i i i i r_____, i i i � z i ii ii ii ii ii ii ii i � � � I II I �------------� �------------JI II I �----------------------------------------- � �------------------------------------------tl II Ir-------------if-------------, � � � � �------------------------------------------� m 1� ; � � � � � � � � � � � � � � ; � W � � I I I L_____J I I I I L_____J I I I � � N I I I I------J I I �-------I I I I � r � II II II II II � Z W � I I I I I I I I ------------J I � � a � � �------------ ----------------� I II IL---------------- � �------------- ------------------� II �------------------ -------------� � J � � � � Z — i ii i v � � ii � F > i � � i � � i ii i z v i � � i W II � � I � � I � m II � L-------� II �-------J � �p I I I I ; �•. I II I I II I � — J I II I I II I I II I I II I I II I I II I I II I I `V I I I I M II I II II II II II I I ISSUED FOR: DATE: DECK I I DECK BUILDING PERMIT 9.28.12 BELOW � � BELOW I I PERMIT REVISION 10.24.12 II I I PHASE 1 CD SET 11.2.12 II I I PHASE2PRICING 11.15.12 I I PEC VARIANCE 1.28.13 II Ir-----------------------------------------�L----------------------------------------, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I � 2013 MICHAEL SUMAN ARCHITECT,LLC. I I ALL RIGHTS RESERVED. � � � � I I I I SCALE: 1/4"=1'-0„ I I I I I I I I DRAWN: MDS �-------------------------------------------� �-------------------------------------------� PROJECT#: 1206 SHEET TITLE: EXISTING PLAN � FIRST FLOOR GRFA CALCULATION SUMMARY: 2 G RFA CALC. FI RST F LOOR GARAGE LEVEL GRFA CALCULATION SUMMARY: 1 G RFA CALC. GARAG E TOTAL FIRST FLOOR LEVEL 7606 SQ FT A1.04 SCALE: �/H" = 1'-0" TOTAL GARAGE FLOOR LEVEL 7310 SQ FT A1.04 SCALE: �/H" = 1'-0" COMMON SPACE SUBTRACTION -787 SQ FT COMMON SPACE SUBTRACTION -5170 SQ FT (4) RESIDENTIAL UNITS TOTAL 6819 SQ FT (2) RESIDENTIAL UNITS TOTAL 2140 SQ FT EXTERIOR PATIO SUBTRACTION -980 SQ FT 43% BELOW GRADE DEDUCTION** -920 SQ FT TOTAL GRFA @ FIRST LEVEL: 5839 SQ FT S TOTAL GRFA @ GARAGE LEVEL: 1220 SQ FT W / %/ I� � � � � T **RE: SHEET A1.05 FOR BELOW GRADE DEDUCTION V �, / � / 117sqft 117sqft �I R � U �, � E PT�ERIOOR EX ATIO R r - I '� 0 0 �,� L. � /1 � N � t9( �i � �; � � � � / �o U / I / / � N � � �� � � UNIT 620 UNIT 635 UNIT 640 UNIT 600 UNIT 625 UNIT 630 GUEST BICYCLE M1 � � � PARKING PARKING PARKING PARKING PARKING PARKING PARKING STORAGE � / � v 0 0 0 0 0 0 0 0 � o � / �'/ �; ' � ;% / � / % � U � � , � j , j , II � � 128sqft j �/ � 128sqf � ? � ,/ / � N @� ❑ ❑ ' a� , EXPARIOOR j%/ ,�' , >'/ ,'; j �; EXPAROR I r o „ �, ��, , , ; � o / , , , � , , � , >;, � � / ,, :; ,; � , ;� ,:- � ; � > � � ,, � nn �, ; , / ;;� �;� i ;/ � i� � - , , „ ;, ,, ,,,, ,,, ,,,,, ,,,,, � „ ; , ,,,,,,,, _ > � % ;�;� , , ,,,,,,,, ,„, , ���: j ,,; „ , i i ,/i / , � / � %/„% / / / r / ///%/ % j ;; c17 j 7 � % , „ „ „ „ , � ;; i / /; // i' � ,/i'% "� i' / /% / i // / / � / � � � � � R / e / -� �., / � / � / , � � �� � � � / / 66 sq ft / ^ � STORAGE + � / � / /�� � i% O / / � � � � W � -.- , � L 4,504 sq ft � � / DD � �r � � j/ � / , . i / / COMMON PARKING /�� / / � � I ' � � / �� �� STAIR � CLOSET � � � � O /j, / 0 ji � �%� � �� STAIR � �� � � � / � /, � '� �� % �i O i � � � / ;j ' /� 78� sq ft , K j//,//, 128 sq ft j/ /j / 128 sq f / �to '" COMMON 6�0 S ft ; CORRIDOR � / I J O � ���'�� EXTERIOR � � / � EXTERIOR I COMMON /; PATIO � / ��/ PATIO 0 �/ O o ! / / o � // � /; � / � / � / / O W j �, j , � � 0 � C� , i , i � � a Q � ��' ��� I GUEST UNIT 615 UNIT 645 UNIT 610 UNIT 605 BOILER � � � � i /,, � PARKING PARKING PARKING PARKING PARKING LAUNDRY ROOM � /'% � / � ! � �% �� � H o 0 0 0 0 0 0 � , o a ,;, �; � ��� j � , � 3 � o / � , �. � o ;;; /j/ � � i � �� � v � // i � � � � � i 117sqfit 60 fit 57sqft � � G EXTERIOR EXTERIOR � � � - � 3 , Po Po / � � � M ' / � � i � � � B � �/ � � � � , , %� � ° z � p t� E A J Z � — � J m li MEZZANINE FLOOR GRFA CALC. SUMMARY: ,4, G RFA CALC. M EZZ. F LOOR SECOND FLOOR GRFA CALCULATION SUMMARY: 3 G RFA CALC. S ECON D F LR � � y TOTAL MEZZANINE FLOOR LEVEL 157 SQ FT A 1.0 4 SCALE: �/H" = 1�-O" TOTAL SECOND FLOOR LEVEL 7606 SQ FT A 1.0 4 SCALE: �/H" = 1�-O'� � r Z W TOTAL GRFA @ MEZZANINE LEVEL: 157 SQ FT COMMON SPACE SUBTRACTION -334 SQ FT � � (4) RESIDENTIAL UNITS TOTAL 7272 SQ FT � j EXTERIOR PATIO SUBTRACTION -980 SQ FT p J ---------, TOTAL GRFA @ SECOND LEVEL: 6292 SQ FT OZ � � � �-------------------------------------------� i � i i � , � � � J i � i i „ � i i i /; i i i ,;%, ' ' ' 117sqft 117sqft N � � � � / � / � � � / " I I I E PA TO R E PATIO R ';�' / O � / � I � I I % / -- ------------------------------------- , 0 � , � TT_____________________________________ _J I . � ,� ,/ II � � �� j ��%/ ��, � �/ u, o , �� ;� � ..� �� / �' ; , � ; o m / i i , j !" � /' Q � ii � � � Q i ii i � � � � J i % ii i / / / ' / � � ' � �� i 128 sq ft � � �� � 128 sq ft i ii i � / I I I � EXTERIOR � � EXTERIOR I I I � PATIO ��� � � � %� PATIO I I I I 0 „� � / � // � � ' 0 I I I I �� -%� >5� � I I I I �'� �,;�'� ����i i , �� � s� , " ,%-, ,�� , � r___—___J I I L______—� ,���/- ,', � .,; , �.;;', , ,;,,' �;; ;'' ; � ;��� � � �� � /, � / � �� � / „� � �-� y / i ;; i x � ���� ;. i �� i �"'! i��� / ����� �% / ii � � � , i i i i � „�'� ';, i i i i �. /%%% � i i �� i / � / i �� i i �� i � / � / r------------ -----------------� ii r--------—----- ----------, / _____ ________ _ _ _________ , � � ii � � ,� i � ,�------------ ----------------�� �� �r �� � � � � / ; �� �� �� �� �� ; / � / � ISSUED FOR: DATE: ii ii ii ii ii ; � I I I r----� I I r-----�I I I � � ,i � �/ i i i i r �i i i ir-----�i i i i ,� '-----------------------------------------i i i i n i i ii i i i i , 16 S f /o' t � i%'� ; BUILDING PERMIT 9.28.12 �I I I I�___--__--___��______—_--__�I I I I H_________________________________________ �----------------------------------------- � : � il II Ir------------11-------------�I II Ih-----------------------------------------� � . � I I I I II I I II I I I I � , �� I L_____JI �� ��_____�� �� , / PERMIT REVISION 10.24.12 i i i�-----� i i �-----�i i i � // � / i�/ / / � ii ii ii ii ii i / . / � " " " " " � � PHASE 1 CD SET 11.2.12 i ��------------ ----------------�i ii iL---------------- - �� i IL------------ -----------------J II L----------------- ----------J I - � �� � /' / PHASE2PRICING 11.15.12 � i i � PEC VARIANCE 1.28.13 � „ � � „ � i �� i i ii i / '--------� ii r--------' / ; i ii i / / , ,, , 128 sq ft ' �� 128 sq ft � �� � �%� � i ii , %,'/;, I I I � EXTERIOR ����� �% EXTERIOR PATIO , PATIO �<, %��� I I I j � ��� '�%� � I I I I � 2013 MICHAEL SUMAN ARCHITECT,LLC. � I I , ; / / /%� � ALL RIGHTS RESERVED. /�. �� SCALE: 1/8"=1'-0„ �� j'� ii �� �� �� DRAWN: MDS �� �� / �� �� I I PROJECT#: 1206 �� ii ./ � � , / ,, ,� , � i r-- -------------------------------------ii------------------------------------- —� i , � �" „ � , , , �, � � � i , SHEET TITLE: GRFA SUMMARY � � � � 117sqft 117sqft I I I I EXTERIOR EXTERIOR I I I I PATIO PATIO / 0 0 I I I I I I I I ' � I I I I �%�' � � �-------------------------------------------� �-------------------------------------------� � I � � N Q �o U � N M1 � � v o � � � °' U �3 C � 7 N � � �r lr, lJ .� � � / � � � � _ � W / / i i � � .T. _- _. ._�. .� � j � � � � , ;;,; ; : ;� ; , .,�, � ; � , � ; / / � �p R /i� � , � // / / ,: � � ^ � R P N L J H F E C A � w � � � .� .- C7 � c�n ] 2 GRADE STUDY SOUTH ELEVATION � GRADE STUDY EAST ELEVATION A1.04 scA�E: 1/8" = 1'-0" A1.05 sca�E: 1/8" = 1'-0" , I � � � !� �� � � 0 � v R Q P O N M L K J I H G F E D C B A � � o � a � 3 0 0 v � � � � — a � 3 � M M (�' r Z ■ � Z � � � J m li � Wy � r a W � � a °c � z � o � � � - _ � � oc � o � W � � � C m � � QF., � - O j ,� ,, � � / / � / i�� / �/ , , // �� i%� %' JJ HH FF DD BB Z X W U S 4 GRADE STUDY NORTH ELEVATION 3 GRADE STUDY WEST ELEVATION ISSUEDFOR: DATE: A1.05 SCALE.� �/$" _ �'-Q" A1.05 SCALE: �/$" _ �'-Q" BUILDING PERMIT 9.28.12 PERMIT REVISION 10.24.12 PHASE 1 CD SET 11.2.12 PHASE2PRICING 11.15.12 � I PEC VARIANCE 1.28.13 i / , ii / , �, JJ II HH GG FF EE DD CC BB AA Z Y X W V U T S �� 2013 MICHAEL SUMAN ARCHITECT,LLC. ALL RIGHTS RESERVED. SCALE: 1/8"=1'-0„ DRAWN: MDS BELOW GRADE DEDUCTION CALCULATION: PROJECT#: 1206 SHEET TITLE: GRFA DEDUCTION TOTAL WALL AREA @ GARAGE 3516 SQ FT TOTAL WALL AREA BELOW GRADE 1512 SQ FT BELOW GRADE RATIO 0.43 GRFA DEDUCTION @ GARAGE LEVEL UNITS 43% ■ REMOVE EXISTING - DEMO EXISTING WALLS, WINDOW AND EXTERIOR OPENINGS, GUARDRAILS, WALL AREAS AS NEEDED AND FINISHES. PREP AREA � FOR NEW INFILL DESIGN FOR NEW DECK � REF. ENCLOSURES. 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I II I I II I � — J I II I I II I I II I I II I I II I I II I � � � � MEZZ. LEVEL DEMO PLAN � I I A2.03 sca�E: 1/4" = 1'-0" II II II II I I ISSUED FOR: DATE: I I BUILDING PERMIT 9.28.12 II I I PERMIT REVISION 10.24.12 II I I PHASE 1 CD SET 11.2.12 II I I PHASE2PRICING 11.15.12 I I PEC VARIANCE 1.28.13 II Ir-----------------------------------------�L----------------------------------------, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I � 2013 MICHAEL SUMAN ARCHITECT,LLC. I I ALL RIGHTS RESERVED. � � � � I I I I SCALE: 1/4"=1'-0„ I I I I I I I I DRAWN: MDS �-------------------------------------------� �-------------------------------------------� PROJECT#: 1206 SHEET TITLE: DEMO PLAN � �`� ♦ ------� �-------------------------------------- r-------------------------------------------� � � I I I � I � I I I � � I I I c�v Q � ; I �---------------� I I �o � � I I I I I � � � � I I I I I � v I I I I I Q � j � I I I I I � U i �`I I I I I � � � I I I I � � i �� I I I 3:12 � N L------ `� I I -- --------------------------------------�-r-------------------------------------- —J � I @� �� I I I I � � I I II � II �`` � i � i i i � � E I I } �� I I I I � EXISTING CHIMNEY �� � � � � � � R TO REMAIN ` � � I I � � � II � � �� I I I I I I � r � � I I � � w � � �------ : ; ; ; ; � � � � � I � � � � II M I I ♦ � � II I � I ` � � II I I � II I I I � � I I I � � I I II I � I � L______________J I I I � I �� I I I � I `� I I I I j I �� I I I � I ♦ II I I �-------J �� II L-------� O I I � � � I I � ♦ � � � `� `� j j � 0 � V REMOVE AREA � i � � i j OF ROOF AND �` ` I I I PREP FOR NEW ROOF � I I � o a i i ; i i i 'i 3 O � i ♦ ii i O j � �� i i � � � � — — j i �_ i i i a � 3 �---- ------ -----------------� ii �----------------- ------------� > M I � �------- — ------------ � i � � r---- � ---------------� � � � � r---------------- � � � � T � � �� � � � � � � � � � z i � � � � � � � � � � � � � . � � I I � I I------� I I r------I I I I � p C'i i i ` i r_____, i i i i r_____, i i i � z j � � � �� � � � � � � � � � � � � � � J ' � � 1 � I IL------------� �------------JI I � � �----------------------------------------- � � �------------------------------------------tl ♦ II Ir-------------if-------------, I II II------------------------------------------� m 1� � � . � � � � � � � � � � � � � W � �__________________________________________ � � rr----------- IL_____JI � � IL_____JI � � � � H I I I I------J I I �-------I I I I � r � II II II II II � Z W � I I I I I I I I ------------J I � � a � � �------------ ----------------� I II IL---------------- � �------------- ------------------� II �------------------ -------------� � J � � � � Z — i ii i v � � ii � F > i � � i � � i ii i z v i � � i W II � � I � � I � m II � L-------� II �-------J � �p I I I I ; �•. I II I I II I � — J I II I I II I I II I I II I I II I I II I � � � � � � ROOF DEMO PLAN � � I I M A2.04 sca�E: 1/4" = 1'-0" II II II II I I ISSUED FOR: DATE: 3:�2 � � 3:�2 BUILDINGPERMIT 9.28.12 � II � I I PERMIT REVISION 10.24.12 II I I PHASE 1 CD SET 11.2.12 II I I PHASE2PRICING 11.15.12 I I PEC VARIANCE 1.28.13 II Ir-----------------------------------------�L----------------------------------------, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I � 2013 MICHAEL SUMAN ARCHITECT,LLC. I I ALL RIGHTS RESERVED. � � � � I I I I SCALE: 1/4"=1'-0„ I I I I I I I I DRAWN: MDS �-------------------------------------------� �-------------------------------------------� PROJECT#: 1206 SHEET TITLE: DEMO PLAN � NEW UNIT 635 AND 640 FLOOR AREA CALCULATIONS: SECOND FLOOR LEVEL 3,114 SQ. FT. PROPOSED ADDITION 122 SQ. FT. ALL NEW KITCHEN CABINETS, — MEZZANINE LEVEL 155 SQ. FT. FIXTURES, APPLIANCES AND TOTAL FLOOR AREA 3,391 SQ. FT. FINISHES 24'-5" EXPAND BEDROOMS OUT WITH NEW WINDOWS � �I HATCH INDICATES NEW � � PROPOSED 122 SQ. FT. N Q CONTRACTOR TO VERIFY-- _= � ; ,� � EXISTING DOOR CAN BE �I � � �� � O O � � MAINTAINED. IF NOT, REPLACE. � KITCHEN DINING � � DECK MASTER � � - ° � � ° � 211 SITTING o DECK OO o 222 ROOM U � � �' � � 219 � 223 � i � e KITCHEN ��_�5�8� ��_�5�8� 2�0 ; i � , E _ � � 206 , 5' b" I � \ \ �INING , i � \ � ROOM �� � � 0 � � \ 205 I REUSED _ � ! � JACUZZI • ' � E � \ � Tug ' BEDROOM o � � > � �I WD TILE �_ NEW BATHR M WITH NEW THREE U � � � � I\ 00 r FIXTURES AND FINISHES. 215 O � � � li� , �,�� � � REUSE EXISTING TUB IF � , BATH � -p R � \ i MASTER Or e PossiB�E \ FOUR ° � � � a e + �, a� � ATH ROOM / � � «� � R E F. 220 � \ 0 207 I CPT TILE NEW CARPET FINISH BEDROOM CONVERT FIREPLACE TO � � NEW STONE �� � � � IN NEW MASTER � FOUR GAS LOG SET � � � BEDROOM MASTER NEW BATHROOM WITH NEW 218 � w � � & F.P. 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CONTRACTOR TO VERIFY ALL EXISTING SEPARATION WALL LOCATIONS, ' WALL/FLOOR/ROOF SYSTEMS, AND MECHANICAL/ELECTRICAL SERVICE LOCATIONS AND ROUTING. ' 2. DO NOT SCALE DRAWINGS, IF DIMENSIONS ARE IN CONFLICT OR DO NOT APPEAR ON THE DRAWINGS, NOTIFY ARCHITECT. ' 3. ALL PLAN DIMENSIONS LOCATING PARTITIONS ARE TO FACE OF STUD OR BLOCK ISSUED FOR: DATE: ' WALL FACE, U.N.O. BUILDING PERMIT 9.28.12 4. FINISH DIMENSIONS ARE TO THE FINISH FACE AND NOTES"FIN"OR"CLR". ' S. ALL NEW INTERIOR WALLS ARE WPl U.N.O. PERMITREVISION 10.24.12 6. SEE SHEET A8.0 FOR TYPICAL NEW WALL DETAILS. PHASE 1 CDSET 11.2.12 ' PHASE2PRICING 11.15.12 ' PEC VARIANCE 1.28.13 D44R SCHEDULE - kIVA RIDGE RESIDENCE > >•��•12 UOOR ROOM TYPE SIIE HINGE TEMP MATERIAL GLA55 NOTES NO. NAME NIEW FROM OIJI] U-VALUE �� 2013 MICHAEL SUMAN ARCHITECT,LLC. 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I I ALL RIGHTS RESERVED. � � � � I I I I SCALE: 1/4"=1'-0„ I I I I I I I I DRAWN: MDS �-------------------------------------------� �-------------------------------------------� PROJECT#: 1206 SHEET TITLE: RODF PLAN � � � N Q �o U � N h � � v o � � � °' U �3 C � 7 N � � �r lr, lJ .� � -W � � � � � �� � �y � W � � � w � � � .� 12 � � c�n ] Q 3 a 12 12 O 3 � . Q3 _ . � . . � . . . .. 3 � �� 0 C� . . . ❑ . . . . � . . � �� � � . . � � � . . . . �� p � a � � , _ . . . __ � � . 3 . . O � . . . . . . . v � � , � � _ � � � M M � __� � r ._ __ ❑ Z . � � Z , — — � J m �i C - � � r � S�E9 O 3D FLOOR Z W � l O a - � � ❑ �= ❑� O ❑ ❑� � > ❑� �= � - � v _ � _ > _ --_ �- -- O co i W � � � J FIRST FLOOR � m EL: 100'-0" � � Q �.., �- � ��i � � � ._ -� -.�> - ,- -- 4 � ���� � -�'� � � --�� BASEMENT EL:89'-8" ISSUED FOR: DATE: BUILDING PERMIT 9.28.12 PERMIT REVISION 10.24.12 PHASE 1 CD SET 11.2.12 PHASE2PRICING 11.15.12 � E X I S T I N G W E S T E L E VAT I O N PEC VARIANCE 1.14.13 X3.01 sca�E: 1/4" = 1'-0" � EXISTING STUCCO SIDING 2013 MICHAEL SUMAN ARCHITECT,LLC. � EXISTING STONE SIDING �C� ALL RIGHTS RESERVED. SCALE: 1/4"=1'-0„ � EXISTING GRAVEL ON BUILT-UP ROOF DRAWN: MDS ¢� EXISTING WOOD SIDING PROJECT#: 1206 SHEET TITLE: EXIST.ELEVATION / � � N Q �o U � N h � � v o � � � °' U �3 C � 7 N � � �r lr, lJ .� � -W � � � � � �� � �y � W � � � w � � � .� 12 � � c�n ] a 3 NEW SHED ROOF � - , NEW BALCONY ' - � � , . . �. � ENCLOSURES WITH NEW � � ' � , ° � �' �� � 12 � BEDROOM WINDOWS ' � � 12 � � ' ��� � � a � � 3 � , �� � 3 � �,� a � a � a � ° 6 � . ' ' ��� � � � � . . . . . .. . . . . � � . . ° � � � � � aa ' � , , _ _,� , � - . - 0 C� _ ��� � � ° 3❑ ° . � ,_, ,,.- . . . . . . . . .�� ° , _ � a � � . . ��'� � �� a � � o � � � � -- , � -_ � 3 . � � � � . � . � . .� . . o 0 � � � � � � � � _ .. . : . . _ � M � � � � � �� . � �. .. . .: .. .. J T % �� .� . �. . � Z . . . . �� . � . . . . .. . . . . . . . /` . . 5 . . _n X 5: X I Q Z . � � . �" . . � � J I . . . O : � � � � � O �. . . . � m li . . . . . . . � _ . � � � . . .. . . . . . � . . :� �. � � . . y . . . . . � . . • . • � ' . � ' . . 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ALL RIGHTS RESERVED. 6� NEW CLASS A ROOF FINISH TO MATCH EXISTING SCALE: 1/4"=1'-0„ ONEW DOOR OR WINDOW GROUP DRAWN: MDS GENERAL NOTES: PROJECT#: 1206 1) ALL WINDOWS AND EXTERIOR DOORS CLAD WOOD -COLOR TO MATCH EXISTING SHEET TITLE: PROPOSED ELEV. 2) ALL FLASHING AND ROOF DRAINAGE SYSTEM TO MATCH EXISTING 3) DIMENSIONED WALL OPENINGS ARE NOMINAL. WINDOW REP. TO FIELD VERIFY ALL OPENINGS. 5) EXTERIOR LOUVERS/VENTS TO BE PAINTED TO MATCH ADJACENT FINISH 6) ALL VENT STACKS ABOVE ROOF SURFACE TO BE PAINTED TO MATCH ROOF FINISH � 7) ALL NEW TRIM DETAILS TO MATCH EXISTING � � N Q �o U � N h � � v o � � � °' U �3 C � 7 N � � �r lr, lJ .� � -W � � � � � �� � �y � W � � � w � � � .� .� � � Cr7 �l . ❑ . . � . . • • • • . , O . _ . . , _ -__ . 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EXISTING WINDOW WINDOW GROUP � . � • . 12 . . . . � � . • . . CUSTOM 0 . . ' ' . . . O ' � � . � . . � � v o � . .. . . . . . a �. � - - - . . � . � � � � � ���� �� � � � . . . . . . . . � . . . . . . . . ..0 � . _ ��o��� _� � o a . � - . . . : � � � � . � � � � . . . � � �� _; . � �� _ � o 0 , .. . . . _ � . � � ,� '�-� —_�� � � J � -' _� � � � ? � � � . � � � � `j�/����,�''` � . � � � O . . . 5 �oU�o� 0 � � � 0 ► � � � � - ,_;�000�, -= j � _. � �_ �0� , � - — a � 3 � � , ���� � ��- . . � ������� ;� ; > � < . . � � =oO���Q �. � -_ >������ ;�`_ � M . � X ���'�%` !'�� X � I ��>\>`� ,//�`�\ ���` I Z r � � . � � � � ._ J �� � - � � -< - �. -��� ��; � � ' � �.I - �� � �' � % N , �� � i- . �, , , . ' � r � /� _ � �- _ �_ � _ _ �o� - � � Z - � - � � � J - X X m � . O O li � � Wr � S09'-0 3D FLOOR - - - - - - - - - - - Z � NEW SHUTTERS TO � a _ � MATCH EXISTINGTYPICAL , � O J - � ��� � i �' �, � � � J ���� 0 � i _ ������ %`� , - o > _ ;��O��O� = ��� � � � � -��°0°�, o o ;- a >G ��-��� ��(���' ,,�����-� I � > , , , „ � ,� �_ , �- , -, �, , , , � � __�� � ,� � __ , _ - --- � � __- °z �c I � � � I � � j 0 c m FIRST FLOOR � EL: 100'-0" � � Q �.., � � � � ��� �,� -�� - �i� � ��`�i � � � � � � ( ` _ � , � � ._ _ . � -� , � o �, - � - �_ o � �� - ;�� � %� 0 �--� �� ;� -� 0 �. ,� � ���� � ,; � � _ __, � - - ;� , , —� :� � ,, ,, �, _ - _ , _ � - ,�-- - �. , � _- _ _ , ,� — - �; - - - i -,', " i i - � - - - - - PARKING GARAGE I I ENTRANCE I I I BASEMENT — — — — — — — — — — — — — — — — — — — — EL:89'-8" ISSUED FOR: DATE: BUILDING PERMIT 9.28.12 PERMIT REVISION 10.24.12 � EXISTING STUCCO SIDING TO REMAIN PHASE 1 CD SET 11.2.12 � EXISTING STONE SIDING TO REMAIN PHASE2PRICING 11.15.12 ,3 EXISTINGROOFFINISHTOREMAIN � PROPOSED SOUTH ELEVATION PECVARIANCE 1.14.13 � A3,02 sca�E: 1/4" = 1'-0" � EXISTING WOOD SIDING TO REMAIN � NEW STUCCO SIDING � 2013 MICHAEL SUMAN ARCHITECT,LLC. � ALL RIGHTS RESERVED. 6❑ NEW CLASS A ROOF FINISH TO MATCH EXISTING SCALE: 1/4"=1'-0„ O NEW DOOR OR WINDOW GROUP DRAWN: MDS GENERAL NOTES: PROJECT#: 1206 1) ALL WINDOWS AND EXTERIOR DOORS CLAD WOOD -COLOR TO MATCH EXISTING SHEET TITLE: PROPOSED ELEV. 2) ALL FLASHING AND ROOF DRAINAGE SYSTEM TO MATCH EXISTING 3) DIMENSIONED WALL OPENINGS ARE NOMINAL. WINDOW REP.TO FIELD VERIFY ALL OPENINGS. 5) EXTERIOR LOUVERS/VENTS TO BE PAINTED TO MATCH ADJACENT FINISH 6) ALL VENT STACKS ABOVE ROOF SURFACE TO BE PAINTED TO MATCH ROOF FINISH . 7) ALL NEW TRIM DETAILS TO MATCH EXISTING � � N Q �o U � N h � � v o � � � °' U �3 C � 7 N � � �r lr, lJ .� � -W � � � � � �� � �y � W � � � w � � � .� .� � � Cr7 �l � / ❑ 12 12 I - 3 � . . . . . . � 3 I � . � . ' _._.i ! ' � `—i� O � W �� � . . . . � � 0 . � . . � �. � . � � �� =-�\� a a ; '— � �� � d . • )<, , � � �1 � . � . � o a _ . . . � . � . . . 3 , � . o 0 � � � � j � ' _ a � :I .. 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SCALE: 1/4"=1'-0„ � EXISTING GRAVEL ON BUILT-UP ROOF DRAWN: MDS a EXISTING WOOD SIDING PROJECT#: 1206 SHEET TITLE: EXIST.ELEVATION / � � N Q �o U � N h � � v o � � � °' U �3 C � 7 N � � �r lr, lJ .� � -W � � � � � �� � �y � W � � � w � � � .� .� � � Cr7 �l 12 3 � NEW LIVING ROOM WINDOW GROUP � a . . . . . . . ... . . . . . . . . . . . . ... . . . 12 O . -- � � � � � � . � � . � . a3 �� X �� � � � O u� � . � � -- � � - � . O ��;� O . � . . . . 0 � . � � � � ��;��`� � ° a � ��� _ � � . � . � . . � . . � . � � � � � . � � i��� � a .5 , . . O � . 0� - � _ � , . ; � . �� . � _-�, 3 . . . . � O � � . . � . . � . . . � � � � � � � — � � _ — , i I > e� � t,� � — _ ❑ Z . � Z — — m �i SECOND FLOOR � � Wr 109'-7 3/4" Z W � � Q � J o � � o � o � o � � a o > � � � � ,� - _ > _ __ _ _ _ � , : _ _ _ _ _ , _ o � z � I � I II I I ii � � il � � I � � � � p FIRST FLOOR _ _ .. .. .. . _ _ ._ _.. __ ._ __. _ _. _ _. .._. . . .. . _ . _ .. 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