HomeMy WebLinkAboutDRB16-0270_A1.0_1478901007.pdfMosaic Architects & InteriorsJim Buckner, AIAPO Box 4333Edwards, CO 81632Contact:Jim BucknerPhone: 970.470.2291E-mail:jbucknerr@mosaicarchitects.comwww.MosaicArchitects.comADDITIONS AND INTERIOR ALTERATIONS South Duplex with Attached Garage:•Addition, exterior and interior remodel•New plumbing, electrical, mechanical and interior fixed finishes•New doors and windows throughout•Modification of snowmelt driveway and pavers.•New roofing over existing and new roof areas to match north unit.•Landscaping.NOTIFICATIONS TO ARCHITECT FOR OWNER WALK-THROUGH:•BEFORE START OF DEMOLITION•COMPLETION OF DEMOLITION•COMPLETION OF FRAMING LAYOUT MARKED ON FLOOR•COMPLETION OF ELECTRICAL BACK-BOX INSTALLATION FOROUTLETS, SWITCHES AND KEYPADS PRIOR TO WIRING•COMPLETION OF PLUMBING ROUGH VALVES (IN WALL, FLOOR,CEILING, ETC.)•PRIOR TO COVERING ANY FRAMING (BEFORE INSULATION)•PRIOR TO DRYWALL INSTALLATION•PRIOR TO ANY FINAL COLOR COATING OR PAINTINGPROVIDE SHOP DRAWINGS, SUBMIT PRODUCT SAMPLES, PRODUCT DATA SHEETS ANDORDER LISTS FOR REQUIRED APPROVALS BY ARCHITECT BEFORE FINALIZING ORDERSAND/OR PRODUCTION FOR THE FOLLOWING WORK:•STRUCTURAL STEEL AND REBAR•ENGINEERED CONCRETE AND OTHER SPECIALTY STRUCTURAL ITEMS•EXTERIOR DOORS, WINDOWS, GARAGE DOORS, GATES INCLUDINGHARDWARE•INTERIOR DOORS INCLUDING HARDWARE•CABINETRY AND BUILT-INS INCLUDING HARDWARE•PLUMBING AND APPLIANCES•ALL FIXED FINISHES (FLOORING, TRIM, TILE, PLASTER, WALL FINISHES,ETC.)•GLASS DOORS, GLASS SHOWER DOORS/SURROUNDS INCLUDINGHARDWARE•COLOR BRUSH-OUTS, WALL COLOR SWATCHES (STAINS, PAINTS,TEXTURES)•FINISHED AND UNFINISHED SAMPLES OF WOOD VENEERS, VENEEREDPLYWOOD, WOOD FLOORING, WOOD PANELING, WOOD BEAMS,TIMBERS AND TRUSSES, DECORATIVE WOODS AND ALL OTHER VISIBLEWOOD ELEMENTS. IF RANGE IN COLORATION, GRAIN, TEXTURE ISEXPECTED PROVIDE SAMPLES SHOWING MAXIMUM ACCEPTABLEDEVIATION IN ADDITION TO TYPICAL SAMPLE.PLAN & SECTIONELEVATIONEARTHCONCRETESTONE VENEERCUT STONECONCRETE BLOCKSTEEL (LG. SCALE)GYPSUM BOARD (LG. SCALE)PLYWOODFINISH WOODSAND, PLASTERBATTING INSULATIONRIGID INSULATIONWOOD STUDMETAL STUDROUGH WOOD/CONTINUOUSROUGH WOOD/DISCONTINUOUSWOOD SIDINGSTONECONCRETE,STUCCOWOODGLASSSHINGLESCARPET2015 International Building Code2015 International Residential Code2015 International Fire Code2012 International Plumbing Code2015 International Mechanical Code2012 International Fuel Gas Code2015 International Energy Conservation Code2015 International Existing Building Code2014 National Electrical Codemosaicarchitectsarchitecture,planning,green consultinginterior designwww.mosaicarchitects.cominfo@mosaicarchitects.comIssues / Revisions:E-Transmissions:Drawing Title:Date:Project No:Drawn by:Checked by:C 2016 mosaic architectsSheet:PO Box 4333Edwards, CO 81632p: 303.247.1100m: 970.470.2291Vail OfficeAll drawings and written material appearing herein constitute the original and unpublished works of Mosaic Architects. It may not be duplicated, used or disclosed without written permission of Mosaic Architects. All rights reserved.symbols legendinfo and area calculationsproject data project team and consultantsindex to drawingsvicinity and area mapnotificationsgeneral project notessubmittalsabbreviationsscope of workOwner: Architect:Contractor: Structural Engineer: Mechanical Consultant:Code Information:fire protection sprinklersLandscape Architect:not forconstructionRESIDENTIAL REMODELremodel noteCONTRACTOR TO BE RESPONSIBLE FOR INVESTIGATING AND VERIFYING ALL CONDITIONS AND DIMENSIONS OF THEPROJECT AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN DRAWINGS, SPECIFICATIONS ANDEXISTING CONDITIONS PRIOR TO START OF CONSTRUCTION.CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY ABOUT ANY CONDITIONS REQUIRING A MODIFICATION ORCHANGE TO THE WORK, COST OR SCHEDULE BEFORE PROCEEDING.Energy Compliance:1290 Sutter Street #400San Francisco, CA 94109p: 415.409.6660f: 415.449.6624Boulder Office1379 WESTHAVEN CIRCLE - SOUTHVAIL, CO 816571379 WESTHAVEN CIRCLE - SOUTHVAIL, CO 81657CONCEPT DRB SUBMITTAL11 JUL 2016WESTHAVEN - VAILCOVER SHEET05 JUL 20161418A1.0SILVER RESIDENCEWESTHAVEN - VAILA1.0 COVER SHEETA1.1 SITE CALCULATIONS - EXISTINGA1.2 SITE CALCULATIONS - PROPOSEDA2.1 DEMOLITION PLANSA3.1 LOWER FLOOR PLANA3.2 MAIN FLOOR PLANA4.1 ROOF PLANA5.0C 3D VIEWS - COLORA5.1 ELEVATIONSA5.1C DRB ELEVATIONSA5.2 ELEVATIONSA5.2C DRB ELEVATIONSL.1 TREE REMOVAL PLANL.2 SITE PLANBLDGBUILDINGB.T.U.BRITISH THERMAL UNITB.O.W.BOTTOM OF WALLB.O.S.BOTTOM OF STEEL OR BOTTOM OFSLABB.O.F.BOTTOM OF FOOTINGB.O.C.BOTTOM OF CONCRETEB.O.B.BOTTOM OF BEAMB.O.BOTTOM OFBOTBOTTOMB.S.BOTH SIDESBDBOARDBLKGBLOCKINGBLKBLOCKBITBITUMINOUSBVLBEVELEDBETBETWEENBELBELOWBRGBEARINGBMBEAMBSMTBASEMENTARCHARCHITECT (URAL)APPAPPROXIMATEAPPDAPPROVEDANODANODIZEDANCANCHOR, ANCHORAGEA.D.A.AMERICANS WITH DISABILITIES ACTA.S.T.M.AMERICAN SOCIETY FOR TESTINGAND MATERIALSA.N.S.I.AMERICAN NATIONAL STANDARDSINSTITUTEA.I.S.C.AMERICAN INSTITUTE OF STEELCONSTRUCTIONAIAAMERICAN INSTITUTE OFARCHITECTSA.C.I.AMERICAN CONCRETE INSTITUTEALALUMINUMALTALTERNATEA/CAIR CONDITIONINGADJTADJUSTABLEADJADJACENTADHADHESIVEADD'LADDITIONALADDADDENDUMACR.ACRYLIC PLASTICAC.T.ACOUSTICAL TILEA.P.ACCESS PANELAFFABOVE FINISHED FLOORABVABOVEE.P.ELECTRICAL PANELBOARDELECELECTRIC (AL)EA.EACHDWGDRAWINGDWRDRAWERDNDOWNDBLDOUBLEDIVDIVISIONDISDISPOSALDWDISHWASHERDIMDIMENSIONDIAMDIAMETERDIAGDIAGONALDTLDETAILD.R.B.DESIGN REVIEW BOARDDEMDEMOLISH, DEMOLITIONDEGDEGREEDPDAMP PROOFINGC.Y.CUBIC YARDC.F.CUBIC FOOTCONTRCONTRACT (OR)CONTCONTINUOUS OR CONTINUEC.S.I.CONSTRUCTION SPECIFICATIONSINSTITUTECONSTCONSTRUCTIONC.M.U.CONCRETE MASONRY UNITCONCCONCRETECOMPRCOMPRESS (ED), (ION), (IBLE)COMPCOMPOSITION (COMPOSITE)COMPT.COMPARTMENTCOMBCOMBINATIONCOLCOLUMNCLOSCLOSETCLRCLEAR (ANCE)CIRCCIRCUMFERENCECIRCIRCLEC.T.CERAMIC TILECMCENTIMETER (S)CEMCEMENTCLGCEILINGCDRCEDAR(C)CAULK (ING)C.I.P.CAST-IN-PLACECSMTCASEMENTCPTCARPET (ED)CANTCANTILEVERCABCABINETHOR.HORIZONTALHTHEIGHTH.V.A.C.HEATING / VENTILATING / AIRCONDITIONINGHDRHEADERHWDHARDWOODHDWHARDWAREGYPGYPSUMGRDGROUNDGVLGRAVELGLGLASS, GLAZINGG.C.GENERAL CONTRACT (OR)GENGENERALG.S.S.GALVANIZED STEEL SHEETGALVGALVANIZEDGPMGALLONS PER MINUTEFURFURRED (ING)F.B.O.FURNISHED BY OTHERSF.I.O.FURNISHED AND INSTALLED BYOTHERSFDNFOUNDATIONFTGFOOTINGFLUORFLUORESCENTFLRFLOOR (ING)FLGFLASHINGFIXTFIXTUREFPFIREPROOFF.F.FINISHED FLOORFINFINISH (ED)FNFENCEF.O.S.FACE OF STUDSF.O.M.FACE OF MASONRYF.O.F.FACE OF FINISHF.O.C.FACE OF CONCRETEF.O.FACE OFFABFABRICATEEXTEXTERIOR(E)EXISTINGEXHEXHAUSTEQUIPEQUIPMENTEQEQUALENCLENCLOSE (URE)EMEREMERGENCYELEVELEVATORELELEVATIONN.R.C.NOISE REDUCTION COEFFICIENT(N)NEWN.F.P.A.NATIONAL FIRE PROTECTIONASSOCIATIONN.E.C.NATIONAL ELECTRIC CODEMOVMOVABLEMTDMOUNTEDMISCMISCELLANEOUSMIRMIRRORMINMINIMUMMWKMILLWORKMMMILLIMETER (S)MMETER (S)MTLMETALMBMEMBRANEMEDMEDIUMMECHMECHANICALMAXMAXIMUMMATLMATERIAL (S)MASMASONRYMFRMANUFACTURE (ER)L.F.LINEAL FEETLWCLIGHTWEIGHT CONCRETELLENGTHL.H.LEFT HANDLAVLAVATORYLAMLAMINATE (D)LABLABORATORYLBLLABELKITKITCHENKPKICKPLATEJ.F.JOINT FILLERJTJOINTINTINTERIORINSULINSULATE (D), (ION)I.B.O.INSTALLED BY OTHERSI.D.INSIDE DIAMETERINFOINFORMATIONINCL.INCLUDE (D), (ING)H.W.H.HOT WATER HEATERH.B.HOSE BIBREGREGISTERRFLREFLECT (ED), (IVE), (OR)RE:REFERENCE, REFER TO:RDWDREDWOODRCPTRECEPTACLERADRADIUSQ.T.QUARRY TILEQTY.QUANTITYP.L.PROPERTY LINEPROPPROPOSEDPREFABPREFABRICATE (D)P.S.I.POUNDS PER SQUARE INCHP.S.F.POUNDS PER SQUARE FOOTP.L.F.POUNDS PER LINEAL FOOTP.C.F.POUNDS PER CUBIC FOOTLBPOUNDPOSPOSITIVE, POSITIONPV. C.POLYVINYL CHLORIDEPTPOINTPLYPLYWOODPLPLATEP. LAMPLASTIC LAMINATEPLASPLASTICPERFPERFORATE (D)PVMTPAVEMENTP. BD.PARTICLE BOARDPARPARALLEL(P)PAINT (ED)O.F.S.W.OUTSIDE FACE STUD WALLO.D.OUTSIDE DIAMETEROP.H.OPPOSITE HANDOPPOPPOSITEOPGOPENINGO.C.ON CENTER (S)NO.NUMBERN.T.S.NOT TO SALEN.I.C.NOT IN CONTRACTN.I.NOT INCLUDEDN.A.NOT APPLICABLEN.M.T.NOT-METALLICN.C.NON-CORROSIVENOMNOMINALT.O.S.TOP OF SLABT.O.R.TOP OF RIDGET.O.PLY.TOP OF PLYWOODT.O.P.TOP OF PLATET.O.M.TOP OF MASONRYT.O.F.F.TOP OF FINISHED FLOORT.O.F.TOP OF FOOTINGT.O.D.TOP OF DRAINT.O.C.TOP OF CONCRETET.O.B.TOP OF BEAMT&BTOP AND BOTTOMT>ONGUE AND GROOVETOLTOLERANCET.P.TOILET PAPER HOLDERT.B.D.TO BE DETERMINEDTHRTHRESHOLDTHKTHICK (NESS)TEMPTEMPERED, TEMPERATURETVTELEVISIONTELTELEPHONESYSSYSTEMSYNSYNTHETICSYMSYMMETRY (ICAL)SDUSECONDARY DWELLING UNITSTRUCTSTRUCTURALS.D.SMOKE DETECTORSTDSTANDARDS.S.STAINLESS STEELSQFTSQUARE FOOT (FEET)SPECSPECIFICATION (S)SPKRSPEAKERSIMSIMILARSHTSHEETSECTSECTION(S)SEALANTSCN.SCREENR.O.ROUGH OPENINGRMROOMRRISERR.O.W.RIGHT OF WAYR.H.RIGHT HANDREVREVERSE, REVISIONR.A.R.RETURN AIR REGISTERREQREQUIRED(R)REMOVER.C.P.REFLECTED CEILING PLANREINFREINFORCE (D), (ING)NUMBERDEGREESQUAREROUND / DIAMETERPROPERTY LINECHANNELCENTER LINEANGLEW.I.WROUGHT IRONW.PT.WORKING POINTW.B.WOOD BASEWDWOODW/OWITHOUTW/WITHWWIDTH, WIDEWTWEIGHTWSWATERSTOPW.P.WATERPROOF (ING)W.C.WATER CLOSETW.T.W.WALL TO WALLVERTVERTICALV.I.F.VERIFY IN FIELD(V)VERIFYV.T.R.VENT THROUGH ROOFVNRVENEERV.B.VAPOR BARRIERU.O.N.UNLESS OTHERWISE NOTEDU.P.C.UNIFORM PLUMBING CODEU.M.C.UNIFORM MECHANICAL CODEU.B.C.UNIFORM BUILDING CODEUNFUNFINISHEDU.L.UNDERWRITERS LABORATORIESUGUNDERGROUNDUCUNDERCUTTYP.TYPICALTTREADT.B.TOWEL BART.O.W.TOP OF WALLT.O.STL.TOP OF STEEL21. CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY ABOUT ANY CONDITIONS REQUIRING A MODIFICATIONOR CHANGE TO THE WORK, COST OR SCHEDULE BEFORE PROCEEDING.20. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR DOCUMENTING WORK PROGRESS ON SITE VIA PHOTOGRAPHS,VIDEO, OR OTHER MEANS AT APPROPRIATE INTERVALS. CONTRACTOR SHALL PHOTOGRAPH AND VIDEO RECORDALL CONDITIONS BEFORE INSTALLATION OF DRYWALL OR OTHER TYPE OF COVERING.19. TOILETS SHALL HAVE A MAX. OF 1.28 GALLONS, URINALS 1.0 GALLONS PER FLUSH. SHOWER HEAD FLOW SHALL NOTEXCEED 2.0 GPM, BATHROOM FAUCET FLOW SHALL NOT EXCEED 1.5 GPM, AND UTILITY FAUCET FLOW SHALL NOTEXCEED 1.8 GPM.18. CONSTRUCTION TO PROVIDE A WATERPROOF, WEATHER-TIGHT BUILDING. CONTRACTOR SHALL FLASH AND CAULKAS NECESSARY TO ACHIEVE THIS REQUIREMENT.17. REFER TO INTERIOR FINISH MANUAL UNDER SEPARATE COVER FOR INFORMATION ABOUT ROOM FINISHES, DETAILS,SPECIFICATIONS, PAINT AND STAIN COLORS, ETC.16. REFER TO PLUMBING AND APPLIANCE SCHEDULES TO BE ISSUED FOR INFORMATION AND SPECIFICATIONS.15. REFER TO CIVIL, STRUCTURAL, MECHANICAL AND PLUMBING DRAWINGS FOR ADDITIONAL INFORMATION ANDCALCULATIONS.14. ANNOTATIONS DESCRIBE NEW ITEMS UNLESS LABELED (E) - (E) = EXISTING, (N) = NEW13. BASED ON SITE MEASUREMENTS PROPOSED BUILDING WILL NOT INTERFERE WITH EXISTING OAK TREE CANOPIES,BRANCHES AND/OR TRUNKS. IF CONDITIONS CHANGE IMMEDIATELY INFORM ARCHITECT. ARCHITECT WILLPROVIDE INSTRUCTIONS TO PROCEED WITHIN A REASONABLE TIMEFRAME.12. PROTECT OAK TREES AND STONE OUTCROPPINGS WITHIN 20 FEET OF PROPOSED FOOTPRINT. ARCHITECT WILL TAGOAK TREES THAT NEED PROTECTION.11. STAKE FOOTPRINT OF BUILDING FOR OWNER'S AND ARCHITECT'S APPROVAL BEFORE WORK IS COMMENCED.10. WRITTEN DOCUMENTATION SHALL PREVAIL OVER SCALED DIMENSIONS ON DRAWINGS. IN NO EVENT IS ADIMENSION TO BE SCALED OFF THE DRAWINGS WITHOUT PRIOR APPROVAL FROM ARCHITECT.9. VERIFY ALL CRITICAL DIMENSIONS WITH ARCHITECT BEFORE WORK IS COMMENCED. IMMEDIATELY INFORMARCHITECT AND OWNER OF DISCREPANCIES BETWEEN DRAWINGS AND EXISTING CONDITIONS.8. NO GUARANTEE FOR QUALITY OF CONSTRUCTION IS IMPLIED OR INTENDED BY THE ARCHITECTURAL DOCUMENTSAND THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY AND ALL CONSTRUCTION DEFICIENCIES.7. THESE DRAWINGS ARE INTENDED FOR USE WITH A NEGOTIATED CONSTRUCTION CONTRACT WITH A GENERALCONTRACTOR AND, THEREFORE, MAY NOT SPECIFICALLY DETAIL OR SPECIFY MATERIALS AND/ORMANUFACTURERS. CONTRACTOR SHALL PROVIDE ALL SAMPLES AND/OR CUT SHEETS AS REQUIRED TO ASSISTOWNER AND ARCHITECT IN MAKING MATERIAL SELECTIONS.6. DESIGN IS BASED ON SURVEY AND SOILS REPORT PROVIDED BY THE OWNER.5. CONTRACTOR TO INFORM THE ARCHITECT IN WRITING OF ANY DISCREPANCIES WITHIN THE CONTRACTDOCUMENTS BEFORE PROCEEDING WITH THIS SCOPE OF WORK. ARCHITECT WILL PROVIDE CLARIFICATION IN ATIMELY MANNER.4. CONTRACTOR TO INFORM THE ARCHITECT IN WRITING OF ANY CONDITION, CONFLICT OR SITUATION PREVENTINGTHE CONTRACTOR FROM EXECUTING THE WORK PER THE CONTRACT DOCUMENTS BEFORE PROCEEDING WITH THEWORK IN QUESTION. ARCHITECT WILL PROVIDE SOLUTIONS IN A TIMELY MANNER.3. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR SAFETY, CONSTRUCTION MEANS & METHODS, TECHNIQUES,SEQUENCES, PROCEDURES AND FOR SCHEDULING THE WORK.2. CONTRACTOR SHALL HOLD HARMLESS, INDEMNIFY AND DEFEND THE ARCHITECT FROM ANY ACTION INITIATED BYTHE INITIAL OWNER OR ANY SUBSEQUENT OWNERS FOR CONSTRUCTION DEFICIENCIES, MODIFICATIONS OR SUCHCONDITIONS WHICH MAY BE BEYOND THE CONTROL OF THE ARCHITECT.1. CONSTRUCTION SHALL COMPLY WITH CODES LISTED ON TITLE SHEET INCLUDING PERTINENT AMENDMENTS ANDUPDATES NOT LISTED ON THIS SHEET. CONSTRUCTION TO COMPLY WITH CURRENT TRADE STANDARDS AND TRADEPROCEDURES.There is no Existing Fire Protection Sprinker system.I-70 FreewaySITEWesthaven CircleWesthaven Drive12 APR 2016 Schematic Pricing11 JUL 2016 CONCEPT DRBSUBMITTAL