RFP 109.25 - Arch - Civil - Existing Conditions.pdf

HISTORIC GLASSIER HOUSE

0543 HOOK'S SPUR LANE EAGLE COUNTY, CO

PARCEL ID: 2465-101-00-003

A0.0 Cover Sheet

1 & 2 Existing Conditions Survey

C1 to C9 Civil Plans

A0.1 Previously Recorded Documents

A0.2 Detail Site Plan

A0.3 Exterior Photos

A0.4 Floor Area, Code Analysis, Unit Layout

A1.1 Existing Basement & Main Level Plans & Demo

A1.2 Existing Upper Level & Roof Plans & Demo

A1.3 Existing Building Elevations & Demo

A1.4 Existing Sections & Demo

A1.5m Masonry Scope

A1.6hw Window Scope

A3.1 New Foundation & Main Level Plans

A3.2 New Upper Level & Roof Plans

A3.3 New Elevations & Details

A3.4 New Elevations & Details

A3.5 New Sections

A3.6 Wall Sections & Details

A3.7 Reflected Ceiling Plans & Light Fixture Sched

S0.01 Structural General Notes

S2.01 Foundation, Floor & Roof Framing

S6.01 Structural Details

E101-E103 Electrical Plans

E601/602/701 Schedules and Diagrams

Sheet Index site location to Basalt to El Jebel l Area Map

Relevant Secretary of the Interior’s Standards for Rehabilitation of Historic Structures that apply to this project:

2. The distinguishing original qualities of character of a building, structure, site or its environment shall not be destroyed. The removal or alteration of any historic materials or distinctive architectural features should be avoided when possible.

5. Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, or site shall be treated with sensitivity.

6. Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event that replacement is necessary, the new materials should match the materials being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.

7. The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.

this project must comply with the relevant secretary of the interior standards. When in doubt contact the architect before proceeding with the work.

Project IDCAD File Name

A0.0

GLA-1

Project Title

Cover

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Permit SubmittalB 7/16/25

1 2 3 4

D

C

B

A

Project IDCAD File Name

A0.0

GLA-1

Project Title

Cover

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

1 2 3 4

D

C

B

A

Roari ng F ork Rive r

RFTA Railroad 66' Right-of-Way

El Jebel Segment

Hook's Spur Road

- VICINITY MAP -

SCALE: 1 Inch = 2000 Feet

Site

- VICINITY MAP -

2-10"

8"

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Approved:

Title:

Existing Conditions

Survey

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C ou nt y, C ol or ad o

Job No.

Drawn by:

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2025-129.002

ESE

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EagleCounty-Parcel-Aerial-SPC-GRID

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Existing Conditions Map Glassier Ranch

Situated in Tract 54 & 47 Township 8 South, Range 87 West of the 6th P.M.

Eagle County, Colorado

Shawn Binion Colorado PLS # 38200 For, and on behalf of SGM

7/22/2025

32" T T

38"

24"

42"

36"

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10" 6"

EM

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12"8"

23" 20"

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CO

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65" 16"

12"

24"

11" 36"

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50"

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19"

20" 11" 10"

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18"

7" 8"

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RFTA Railroad

66' Right-of-Way El Jebel Segment

Hook's Spur Road Approved:

Title:

R ev is io n

Sheet No.

Job No.

Drawn by:

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File:EagleCounty-Parcel-Aerial-SPC-GRID

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Existing Conditions

Survey

G la ss ie r R an ch Ea gl e

C ou nt y, C ol or ad o

2025-129.002

ESE

07/21/2025

SB

Scope of Work

Project Contacts

Mike Fowler

Sheet Index

Vicinity Map

Project Engineer

MikeF@sgm-inc.com (970)945-1004

Michael D. Fowler, P.E. 35231

Glassier Homestead

Pitkin County, Colorado

Pitkin County, Colorado

118 West Sixth Street, Suite 200 Glenwood Springs, CO 81601 970.945.1004 www.sgm-inc.com

Ted O'Brien Pitkin County Open Space & Trails Deputy Director

530 East Main St. suite 202 Aspen, CO 81611

(970) 429-6130 Office

Project Address 0543 Hooks Spur Lane

Basalt, CO 81621

UNCC 1-800-922-1987

Preliminary Set June 2025

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Sheet List Table

Sheet Number Sheet Title

C1 Cover Sheet C2 Legend & Abbreviations C3 General Notes (1) C4 General Notes (2) C5 Existing Conditions & Removals Plan C6 Site Plan C7 Grading & Drainage Plan C8 SS OWTS Plan C9 OWTS Details (1)

Project Site

Rick Barth RickB@sgm-inc.com (970)945-1004

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Legend & Abbreviations

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Hook's Spur Road RFTA Railroad Right-of-W ay

El Jebel Segment

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Existing Conditions & Removals Plan

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Grading & Drainage Plan

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RFTA Railroad Right-of-W ay

El Jebel Segment

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Orenco Systems Incorporated

3:1 3:1

NATIVE

FILL (USING NATIVE)

COBBLE

COBBLE

NATIVE

SECONDARY SAND

4 CLEAN GRAVEL

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·*Service contracts available for maintenance.*

HISTORY COLORADO | 1200 BROADWAY | DENVER, CO 80203 | 303-447-8679 | HISTORYCOLORADO.ORG

September 5, 2023

Suzannah Reid Reid Architects 412 North Mill Street Aspen, CO 81611

Re: National Register of Historic Places nomination of 5EA.3988 the Glassier Farm, 543 Hooks Spur Lane, Basalt, 82074

Dear Ms. Reid:

It is my pleasure to announce the listing of the Glassier Farm in the National Register of Historic Places and the Colorado State Register of Historic Properties. The official designation took place on August 16, 2023 in recognition of this property’s contribution to the heritage of the State of Colorado. A copy of the official notification of designation is enclosed.

On behalf of Governor Polis, the Colorado Historic Preservation Review Board, and History Colorado, I extend to you our congratulations and our sincere appreciation for your continuing interest in historic preservation. If you have questions about listing or other aspects of the National Register program, please contact Eric Newcombe, National & State Register Historian, at 720.765.0562, or at eric.newcombe@state.co.us.

Sincerely, Patrick Eidman Deputy State Historic Preservation Officer

Enclosures:

Designation Customer Survey

C:\General CADD 10\Gxd\Gxd\43156.gxd -- 01/03/2014 -- 10:16 AM -- Scale 1 : 2400.00000

Location of existing historic house

Project IDCAD File Name

A0.1

GLA-1

Project Title

Previously Recorded Docs

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A

PREVIOUSLY RECORDED SURVEY • 2014

NO CHANGE TO PROPERTY BOUNDARIES SHOWN

FOR SITE INFORMATION PURPOSES

UPDATED ACTIVITY ENVELOPE SURVEY INCLUDED

IN PERMIT SUBMITTAL

recorded activity envelope house location area of updated survey provided with this submittal entire document attached to permit applicationnotice of historic designation

FF: 6466.2'

FF: 6466.2'

24"

8" 48"

17" 8"18"

CO

53"

11" 12"

8"

24"

65"

16"

12"

24"

11" 36"

11"22"

40"

11"

15"

50" 40"

19"

20" 11"

10"

18"18" 9"

10"

7" 6"18"

7" 8"

8"

Covered Storage

32"

T

T

EM

EM

12"8"

23" 20"

W

12"

20"

18" well top nut elevation = 6466.5'

FF: 6467.8'

FF: 6467.5'

Historic Log Cabin 1 • No Habitation

Historic Log Cabin 2 • No Habitation

Historic Shed

Historic Brick Shed current power pole and meters electrical to be undergrounded to new service entrance location, see civil drawings

Historic Log Barn repairs under separate contractHistoric Glassier House • proposed house with new additions shown non-historic Metal Barn possible new location of new electrical service entrance pole barn temporary shed existing irrigation ditches

Overall Site Plan 1:195

• This plan is diagramatic only - for details on civil and septic see sheets C1 through C9 temporary sheds see civil drawings for new area of driveway & parking in this area new leach field, see civil for new septic system components and locations trees to be removed under separate contract

+/- 10 stumps will remain and be removed under this contract existing driveway access, see civil for repair plan

100' set back from river, approximate, verify on civil site plan existing greenhouse existing barn to be removed, included in this scope of work existing driveway access, see civil for repair plan this line represents a 25' set back from the north edge of Hooks Spur Lane the actual property line is indicated on sheet A0.1 railroad easement

Historic Brick Shed to remain fence off area to prevent damage during construction activities existing well head, protect from damage during construction activities

10' well head set back zonenew bedroom addition existing split rail fence to remain trees in this area to remain, if possible, coordinate with new septic requirements provide protection at drip line during construction activities existing concrete stoop and walkway to be removed protect all remaining trees at drip line with fencing for the druation of construction activities to the extent possible limit damage to the front lawn area, restore as needed after construction is complete existing historic privy to remain.

protect and stabilize to the extent possible existing irrigation ditches to remain, typical throughout the site see civil for new driveway alignment, verify impacts to the historic privy in the field location of existing septic, decommission and restore landscaping in this area see civil drawing for EV charging rough in for this parking area construction parking, staging, temporary facilities all located on site in existing driveway areas area available for staging, parking and construction office during this phase installation of up to 5 replacement trees 1.5" to

3" caliper trees will be located in this area.

verify with owner

Hooks Spur Lane l Project IDCAD File Name

A0.2

GLA-1

Project Title

Detail Site Plan

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

Project IDCAD File Name

A0.3

GLA-1

Project Title

Existing Building Photos

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A

South ElevationEast Elevation

Partial North Elevation

Partial East Elevation

Gable End Detail

Historic Porch Detail

A0.4

GLA-1

Project Title

Floor Area & Code

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A white hatch is historic farmhouse area to remain blue hatch are non historic additions to be demolished

799 sq ft

346 sq ft

178 sq ft

Existing Farmhouse Main Level

Floor Area Calculations

Existing Farmhouse Floor Area

Historic House Main Level 799 sq ft

Historic House Upper Level 753 sq ft

Non Historic Bedroom Addition 347 sq ft

Non Historic Bathroom Addition 178 sq ft

Total Existing Floor Area 2,076 sq ft

Existing Area to Be Demolished -525 sq ft

Proposed Floor Area

Total Demo -525 sq ft

Total Historic House 1,552 sq ft

New Bedroom Addition 554 sq ft

Total Completed Project 2,105* sq ft white hatch is historic farmhouse area to remain no hatch is area of headroom below 5' 6" at perimeter of upper level 753 sq ft

Existing & Proposed Farmhouse Upper Level ~ no change to floor area in new construction

D11

D12

D13

D14 white hatch is historic farmhouse area to remain pink hatch is new addition

799 sq ft

554 sq ft new back porch historic front porch

Proposed Farmhouse Main Level

*per Deed of Conservation, existing floor area may be replaced with new and an additional 2,000 sq ft of residential floor area is allowed on site.

queen 60" x 80" queen 60" x 80"

D11

D12

D13

D14 dw re fr ig er at or w/d

Proposed Farmhouse Main Level

Unit A entrance

Unit B entrance

Unit A

Unit B

Unit A is (2) Bedroom & (2.5) Bath

Duplex Layout fu ll x fu ll x

D15

D16D17

D18

Proposed Farmhouse Upper Level

Unit B

Unit B is (2) Bedroom & (1) Bath

Zoning

Zone Distirct R-Resource

Height Limit 35'0"

Setbacks

Front 25'0"

Sides 25'0"

Rear 20'0"

75'0"

Building Classification

Occupancy R-2

Construction Type V

Historic House - marked in turquiose on the diagram at right

The existing house is designated to the National Register of Historic Places

2021 IEBC

Chapter 12

Section 604 level 3 alteration applies to this project see A1.6hw for historic window egress info

New Construction - marked in pink on the diagram below

2021 IRC

see A3.7 for fire separation details

A3.7 for sound transmittance details

A3.1 & A3.2 for rebuilt stair, egress and extent of fire separation

A3.5 for stair and egress sections

A3.4 for egress window

Energy Zone: 6B

2021 IECC

R 402.1.3 See A3.6 for envelope performance

See A3.4 for window specifications

EV ready parking See A0.2 queen 60" x 80" queen 60" x 80"

D11

D12

D13

D14 dw re fr ig er at o r

Historic House - IEBC, Chapter 12

New Construction - IRC 2021

New Construction - IRC 2021 fu ll x fu ll x

D15

D16D17

D18

Historic House - IEBC, Chapter 12

New Construction - IRC 2021

New Construction - IRC 2021

Applicable Building Code Diagram l plan north

Zoning & Code Refrences

GENERAL NOTES

A. THE CONTRACT DOCUMENTS CONSIST OF THE AGREEMENT, THE GENERAL

NOTES, THE SPECIFICATION, AND THE DRAWINGS, WHICH ARE COOPERATIVE AND

CONTINUOUS. WORK INDICATED OR REASONABLY IMPLIED IN ANY ONE OF THE

DOCUMENTS SHALL BE SUPPLIED AS THOUGH FULLY COVERED IN ALL. ANY

DISCREPANCY BETWEEN THE DIFFERENT PARTS SHOULD BE REPORTED TO THE

ARCHITECT IMMEDIATELY.

B. ALL WORK SHALL COMPLY WITH ALL STATE AND LOCAL CODES AND

ORDINANCES, AND SHALL BE PERFORMED TO THE HIGHEST STANDARDS OF

CRAFTSMANSHIP BY JOURNEYMAN OF THE APPROPRIATE TRADES.

C. THESE DOCUMENTS ARE INTENDED TO INCLUDE ALL LABOR, MATERIALS,

EQUIPMENT AND SERVICES REQUIRED TO COMPLETE ALL WORK DESCRIBED HEREIN. IT

IS THE RESPONSIBILITY OF THE CONTRACTOR TO BRING TO THE ATTENTION OF THE

ARCHITECT ANY CONDITIONS WHICH WILL NOT PERMIT CONSTRUCTION

ACCORDING TO THE INTENTIONS OF THESE DOCUMENTS. IT IS THE RESPONSIBILITY

OF THE ARCHITECT TO PROVIDE DETAILS AND/OR DIRECTIONS REGARDING DESIGN

INTENT WHERE IT IS ALTERED BY EXISTING CONDITIONS OR WHERE NEGLECTED IN THE

DOCUMENTS.

D. ANY MATERIALS PROPOSED FOR SUBSTITUTION OF THOSE SPECIFIED OR

CALLED OUT BY TRADE NAME IN THESE DOCUMENTS SHALL BE PRESENTED TO THE

ARCHITECT FOR REVIEW. THE CONTRACTOR SHALL SUBMIT SAMPLES WHEN

REQUIRED BY THE ARCHITECT, AND ALL SUCH SAMPLES SHALL BE REVIEWED BY THE

ARCHITECT BEFORE THE WORK IS PERFORMED. WORK MUST CONFORM TO THE

REVIEWED SAMPLES. ANY WORK WHICH DOES NOT CONFORM SHALL BE REMOVED

AND REPLACED WITH WORK WHICH CONFORMS AT THE CONTRACTOR'S EXPENSE.

SUBCONTRACTORS SHALL SUBMIT SAMPLES AND REQUESTS FOR REVIEW THROUGH

THE GENERAL CONTRACTOR.

E. SHOP DRAWINGS SHALL BE SUBMITTED TO THE ARCHITECT FOR HIS OR HER

REVIEW WHERE CALLED FOR ANYWHERE IN THESE DOCUMENTS. REVIEW SHALL BE

MADE BY THE ARCHITECT BEFORE WORK IS BEGUN, AND WORK SHALL CONFORM TO

THE REVIEWED SHOP DRAWINGS, AS DESCRIBED IN THE SPECIFICATIONS.

F. THE BUILDING INSPECTOR SHALL BE NOTIFIED BY THE CONTRACTOR WHEN

THERE IS NEED OF INSPECTION AS REQUIRED BY THE U.B.C. OR BY ANY STATE OR

LOCAL CODE OR ORDINANCE.

G. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE SAFETY AND CARE OF

ADJACENT PROPERTIES DURING CONSTRUCTION, FOR COMPLIANCE WITH FEDERAL

AND STATE O.S.H.A. REGULATIONS, AND FOR THE PROTECTION OF ALL WORK UNTIL

IT IS DELIVERED COMPLETED TO THE OWNER.

H. ALL DIMENSIONS ON EXISTING CONSTRUCTION ARE +/- AND SHOULD BE

VERIFIED IN FIELD.

Existing Foundation Plan 1/4" = 1'-0"2 existing sandstone foundation, +/- 12" wide, depth unknown remove conc slab, footings unknown, remainder of porch structure and roof to remain, provide temporary support for porch elements as needed bay, verify brick foundation in this area wood frame addition on sonotubes, layout is schematic only depth and details unknown cmu addition on slab, foundation unknown dirt crawl space, height varies line of wood frame addition above demolish foundation elements related to the additions, typical of (2).

review stone foundation conditions once revealed and make repairs as needed review stone foundation once slab is removed brick chimney footings, verify in field, to remain existing access from main level floor, above log support with posts. see structural for specifics area of dug out crawl space, location to be verified in field see A1.4M for foundation repair notes

N11

N10

N12

N13becomes

N14becomes

D1

D2

D3

D4

H8H7

H9 D5

D6

D7 D8

D6

E1

E2

E3

A

A

B B+/

4'

-4

+/- 18'-3"+/- 20'-0"

+/- 21'-4 1/2"

8"

2"

+/- 10'-4"

1/

2"

Existing Main Level Floor Plan 1/4" = 1'-0" painted masonry wall, typical of all historic exteriors remove existing window units and remove any spacers back to historic framing materials. remove interior finish materials as needed to facilitate replacement. verify in field with architect.

typical of (3) one story CMU addition remove all interior finishes back to plaster skim coat including all electrical demo wall and existing stair demo existing electric heater unit existing door opening, demo frame and door, prepare masonry opening for new window and framing infill provide temporary shoring to allow for construction activities on the upper level as needed demolish existing plumbing and runs open existing fireplace enclosure and review fireplace condition with architect.

demo may be required, review for concealed hazardous materials.

demolish CMU addition, take care not to damage historic brick wall as addition roof framing and wall finish are removed.

demo includes removal of all non-histoirc materials from historic masonry wall, demo floor slab and stoop, remove all plumbing and electrical demo existing kitchen cabinets and remaining appliances remove non-historic window unit. protect opening as needed until masonry can be revised per A2.2m remove non-historic window unit. protect opening as needed until masonry can be revised per A2.2m remove non-historic porch slab, temporarily support porch structure in place as needed until new porch deck is installed all dimensions are +/- and verify in field remove deteriorated porch roof framing to prevent further damage to remaining historic materials remove closure at existing door opening, re open doorway

KITCHEN/ENTRY

H 102

PARLOR

H 103 wood framed bay window

STAIR

H 104 historic window unit concealed in addition construction, to be refurbished and reinstalled

BATH / LAUNDRY

D 106

ENTRY / MUD

D 105

PORCH

BEDROOM

D 107

CLOSET

D109

BATH

D 108 demolish wood frame addition, take care not to damage historic brick wall as addition roof framing and wall finish are removed.

all 'H' windows are existing historic windows to be refurbished and reinstalled in existing masonry openings.

see A2.3w for more information and schedules existing door opening demo trim, etc, reuse for access to new addition demo existing kitchen cabinets and appliances. demo existing plumbing and electrical asbestos abatement completed in 2025 demo existing exterior stove pipe area of sloped ceiling above demo all interior finishes back to existing plaster skim coat, including ceiling plaster & lath and all existing plumbing and electrical

+/- 14'-3"

1"

BACK ROOM

H 101

Asbestos testing and abatement completed in early 2025 l

Plan North

Existing Stone Foundation Wall to Remain

Existing Brick Exterior Wall to Remain

Existing Wall to be Demolished

Wall or Element to be Demolished

New Interior Partitions 2x4 and 2x6

Existing Frame Wall to Remain

New Exterior Walls

New Concrete Foundation Wall

New Interior Partitions Fire Separation

Key to Wall Types

Project IDCAD File Name

A1.1

GLA-1

Project Title

Existing & Demo Plans

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A

NOTE:

Once non-historic additions are removed and interior finish materials have been removed, all dimensions and elevations should be reconfirmed.

The architect and engineer will make corrections and refinements to the construction documents as needed.

B B va lle y ridge ri dg e ri dg e va lle y valley slope slope slope sl op e sl op e masonry chimney existing metal flue, remove and repair soffit and roof sheathing as needed porch roof below bay roof below sl op e

Existing Roof Plan 1/4" = 1'-0"2 line of masonry wall below remove all layers of existing roofing materials on roof surfaces substrate may vary, review conditions. do not remove historic skip sheathing line of masonry wall below roof of demolished addition below

(3) historic masonry chimneys remain below roof line.

once temporary roofing is removed evaluate the condition of the remaining masonry and consult with architect for treatment of historic conditions roof of demolished addition below

H4

H5 H6

H1H2

H3

A

A

B B

Existing Upper Level Plan 1/4" = 1'-0"1 demolish CMU addition, below all 'H' windows are existing historic windows to be refurbished and reinstalled in existing masonry openings. see A2.3w for more information and schedules review standing & running trim with arch to determine items to salvage for reinstall porch roof below, repair as needed. re roof as needed to match main roof

BEDROOM #1

H201

STAIR HALL

H204

BEDROOM #2

H202

BEDROOM #3

H203

STAIR

H205 interior wall and ceiling configuration to remain, unless otherwise noted remove all interior finishes, including plaster & lath on framing, trim and existing electrical demolish frame addition, below bay window roof below line of main roof overhang above area of significant masonry damage and loss of interior finish attic access panel above area of sloped ceiling above area of flat ceiling above

A1.4 detail see structural for upgrades to existing roof framing, where new members are required, sister in alongside historic framing existing roof structure to remain, see structural for required improvements the three existing masonry chimneys should be evaluated once interior finishes are removed, to determine viability existing chimney existing chimney.

demo existing stairway and thin side walls provide temporary shoring for roof framing above, as may be needed see structural evaluate plaster on brick condition with arch to verify retaining these materials l

Plan North

Project IDCAD File Name

A1.2

GLA-1

Project Title

Existing & Demo Plans

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A

Existing Stone Foundation Wall to Remain

Existing Brick Exterior Wall to Remain

Existing Wall to be Demolished

Wall or Element to be Demolished

New Interior Partitions 2x4 and 2x6

Existing Frame Wall to Remain

New Exterior Walls

New Concrete Foundation Wall

New Interior Partitions Fire Separation

Key to Wall Types

NOTE:

Once non-historic additions are removed and interior finish materials have been removed, all dimensions and elevations should be reconfirmed.

The architect and engineer will make corrections and refinements to the construction documents as needed.

4. Where historic examples or evidence does not exist do not guess at style or material, review with architect to determine best approach to replacing lost elements.

1. To the extent possible retain historic materials and assemblies and repair as needed

General Notes on Treatment of Historic Materials

2. Review areas of irreparable materials in field with the architect and subcontractors to determine which materials need to be replaced and the materials and methods to be employed, prior to start of the work.

3. Any new materials to be integrated into historic assemblies shall match the species, profile, and finish of the historic materials to the extent possible.

D3

D4

North Elevation 1/4" = 1'-0"3 demo additions, see east and south elevations for additional notes wood frame addition, details not shown

West Elevation 1/4" = 1'-0"1 demo wood frame addition.

once complete review historic masonry wall condition with the architect and masonry subcontractor to determine condition of wall and approach to required repairs.

East Elevation 1/4" = 1'-0"4 demo existing CMU addition and floor slab. evaluate masonry wall condition with the architect and masonry subcontractor to determine the condition of the wall and the approach to required repairs protect historic building and materials from damage during removal of addition framing, particularly where beam pockets may have been created in brick wall or where anchoring has taken place remove stove pipe remove slider window unit identify original window opening in existing brick wall

5. Where materials need to be cleaned and prepared for new finishes, use the gentlest means possible to remove deteriorated paint materials. Do not sandblast or use chemicals unless specifically approved by the architect.

main level floor 100'-0"

2nd level floor 110'-4"

2nd level plate @ front gable 115'-3" refurbish historic woodwork throughout.

evaluate condition of wood materials and determine method for repair or replacement.

review all materials for replacement with architect prior to proceeding with the work non historic window to be removed

South Elevation 1/4" = 1'-0"2

• notes on this elevation apply to all similar conditions on other elevations remove loose paint using the gentlest means possible, and prep materials for new paint as needed install new center porch post. use existing evidence to locate post.

select new post to match historic posts to the extent possible. create new bracket extention to match existing remove deteriorated porch roof materials, preserve existing framing and soffit materials to the extent possible. review methods with architect prior to proceeding with the work.

insert new materials as needed to return the roof and soffit to prior condition remove existing roofing materials and evaluate condition of substrate. continuous sheathing may exist in some or all areas, repair or add as needed clean up porch, remove extraneous attachments.

demo existing concrete porch deck.

construct new wood deck at appropriate level relative to door thresholds existing porch posts may have been replaced or altered to accomodate new concrete deck. review with architect to determine modifications or replacement of porch posts as may be required demo wood frame addition.

protect historic building and materials from damage during removal of addition framing, particularly where beam pockets may have been created in brick wall or where anchoring has taken place

• for notes related to masonry, see A2.2m - Masonry Scope

• for notes related to windows, see A2.3w - Window Scope remove stove pipe, repair masonry, roof plane, soffit and other decorative elements as needed identify historic window opening in existing masonry

Project IDCAD File Name

A1.3

GLA-1

Project Title

Existing & Demo Elevations

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C remove interior finish materials back to plaster skim coat on masonry walls verify top plate configuration in field demo plaster and lath as needed to review framing and masonry conditions rubble stone foundation wall, depth unknown see masonry scope on A1.3m for repair details verify roof assembly in field, assemblies and finish may vary from side to side.

do not remove historic skip sheathing

New structural members to be added from the interior.

do not remove historic framing members unless authorized by the architect.

Kitchen/Entry H102 demo existing concrete porch slab rebuild porch deck with treated lumber and T&G porch decking demo existing CMU addition including slab and all interior fixtures masonry wall condition at addition is unknown repair historic wall as needed once addition is removed repair and repoint masonry chimney

Existing Section @AA 1/4" = 1'-0"1

Stair Hall H204 remove damaged soffit materials and evaluate remaining porch roof framing.

save all reusable materials for reinstallation.

deconstruct historic porch roof to preserve as much original material as possible.

Entry/Mud D105 demo existing stair and adjacent wall, see plan rebuild as shown in details two historic openings remain in the masonry wall. these openings will be revised to new door openings.

wood frame addition to be demolished construction details shown are speculative

Existing Section @BB 1/4" = 1'-0"3 brick wall condition in this area is unknown, v.i.f.

brick wall to be repaired once demolition is complete insert new structural elements to match existing pitch and top surface of historic framing, see structural demo existing sonotube footings, restore grade, revegetation by others existing hatchway to crawl space, to be relocated existing crawl space, height varies existing interior floor and wall framing to remain verify roof framing size and intervals in field, see structural for new details existing attic access to remain

Kitchen/Entry H102 existing stone foundation, depth unknown remove existing kitchen cabinets and appliances repair and repaint existing woodwork, typical throughout existing masonry wall, see sheet A1.5m for masonry repair notes

Bedroom #1 H201

Stair Hall H204

Stair H104 bedroom #3

Bedroom D107 windows in this wall not shown, see elevations verify roof pitches and roof configuration at gable intersection in field, adjust new framing design as neededverify cross tie connections and improve as needed, see structural all benchmark elevations to be verified in field remove plaster and lath on framing

Stair H205 window details are schematic, verify window construction in field evalute rafters in this area for damage, remove materials only with approval by architect. Typical at all areas of historic materials

Detail Section at Bedroom #3 3/8" = 1'-0"2 historic window unit to be refurbished, typical at all historic windows roof eave beyond area of deteriorated masonry wall remove plaster and lath back to area of solid wall, reset, repoint wall as needed damaged top plate remove finish materials as needed to repair top plate.

new materials in this area may be used existing skip sheathing to remain sister in new structural elements as needed, see structural for sizes and details.

existing plaster on lath wall finish. remove areas of plaster and lath as needed to repair masonry wall. add new interior wall framing materials as needed to stabilize the interior wall.

remove interior trim materials, doors, etc as needed to make shell repairs. save historic materials for reuse.

Project IDCAD File Name

A1.4

GLA-1

Project Title

Existing Sections & Details

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C main level floor 100'-0"

2nd level floor 110'-4"

2nd level plate @ front gable 115'-3" repair and repoint masonry at window sill remove existing slider window and reconstruct vertically proportioned double hung opening use evidence of modified opening to determine location and extent of original window opening

South Elevation 1/4" = 1'-0"2 the brick house is painted throughout. the mason should evaluate the paint materials to determine if paint is removable. If it can be removed, discuss options with the architect to make a determination. paint removal at this point is not in the contract.

North Elevation 1/4" = 1'-0"3 existing non historic door opening in masonry wall. this area to be infilled with a new window and wood framing & siding existing historic window opening, currently concealed by wood frame addition to be converted to a doorway of similar width once frame addition has been removed, evaluate historic masonry wall for damage, missing pieces and mortar.

repair as needed repair stone foundation as needed, current condition unknown bay has a brick foundation, repair and repoint as needed

West Elevation 1/4" = 1'-0"1 possible location for subgrade connection from existing crawlspace to new crawlspace. verify in field with architect

East Elevation 1/4" = 1'-0"4 remove existing slider window and reconstruct vertically proportioned double hung opening -use evidence of modified opening to determine location and extent of original window opening area of deteriorated wall, visible on the interior non-historic stovepipe to be removed, repair masonry as needed repair wall at removed addition, current condition at addition roof framing and floor slab unknown repair, rebuild historic chimeny repair base of masonry wall and foundation reconstruct segmental arch to match remaining historic openings possible subgrade egress for new sewer line connection, verify in field with arch

General Notes for Masonry:

1. Though specific areas of repair are identified on these drawings, the masonry contractor shall fully inspect the building shell for areas requiring repair or repointing

2. Several masonry consultants have determined that the paint layer is not removable. Mason should make every effort to determine areas of deterioration under the paint and identify for repair

3. The mason shall have experience in good historic preservation practice for historic masonry. The mason shall utilize Preservation Brief #1 & #2 to guide the work

4. The mason shall utilize replacement materials that are compatible in size, hardness and color to the extent possible. Any 'new' materials shall be approved by the architect prior to integrating them into the work.

5. The mason shall determine the appropriate lime based mortar materials based on evaluation of existing mortar and the preparation of samples for review by the architect

Key areas of concern infill and revised openings

6. Where materials need to be cleaned and prepared for new finishes, use the gentlest means possible to remove deteriorated paint materials. Do not sandblast or use chemicals unless specifically approved by the architect.

Project IDCAD File Name

A1.5m

GLA-1

Project Title

Masonry Scope

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

H2

N10 N13

D1

D2

N11

H1

N12 main level floor 100'-0"

2nd level floor 110'-4"

2nd level plate @ front gable 115'-3" refurbish historic double hung window units and re place in existing masonry opening.

repair arched header and sill as needed. before replacing any materials verify with architect new wood frame double hung window unit placed in restored masonry opening. install new wood sill to match historic detail

South Elevation 1/4" = 1'-0"2 non historic double hung window units to be removed. place new unit in historic window opening. verify RO with arch to determine actual size, typical of three units clean and refurbish historic door, frames and transoms. remove aluminum storm doors and other additions, typical of (2) verify threshold conditions with arch and coordinate with new porch deck details

H4

D3

D4

H5 H6

H8H7N15

North Elevation 1/4" = 1'-0"3 refurbish historic double hung window unit and re place in existing masonry opening.

repair arched header and sill as needed. before replacing any materials verify with architect remove finish materials at existing non-historic door opening, repair opening as needed to create clean detail. install new window and infill remaining opening with new framing and siding clean and refurbish historic door, frames and transoms. remove aluminum storm doors and other additions, typical of (2) verify threshold conditions with arch and install new temporary treated lumber stoop to serve both doors refurbish historic double hung window unit and re place in existing masonry opening.

repair arched header and sill as needed. before replacing any materials verify with architect.

typical of (4)

N11 existing historic window and opening, remove historic window frame and set aside, revise opening into new interior doorway.

reuse existing doorway for access to new addition.

remove all finish materials and review masonry opening, re-work as needed to create a clean opening non historic double hung window units to be removed.

place new unit in historic window opening. verify RO with arch to determine actual size

West Elevation 1/4" = 1'-0"1 line of new addition, connects to existing masonry wall

East Elevation 1/4" = 1'-0"4 new wood frame double hung window unit placed in restored masonry opening. install new wood sill to match historic detail refurbish historic double hung window units and re place in existing masonry opening.

repair arched header and sill as needed. before replacing any materials verify with architect non historic double hung window units to be removed. place new unit in historic window opening. verify RO with arch to determine actual size, typical of three units clean and refurbish historic door, frames and transoms. remove aluminum storm doors and other additions, typical of (2) verify threshold conditions with arch and coordinate with new porch deck details mark type width x height room remarks

H1 double hung historic 2'0" x 6'5" 201 refurbish and reset in masonry opening, egress* H2 double hung historic 2'0" x 6'5" 201 refurbish and reset in masonry opening, egress* H3 double hung historic 2'9" x 6'5" 203 refurbish and reset in masonry opening H4 double hung historic 2'0" x 5'5" 205 refurbish and reset in masonry opening H5 double hung historic 2'9" x 6'0 3/4" 202 refurbish and reset in masonry opening, egress** H6 double hung historic 2'9" x 6'0 3/4" 202 refurbish and reset in masonry opening, egress** H7 double hung historic 2'9" x 6'1 1/2" 102 refurbish and reset in masonry opening H8 double hung historic 2'9" x 6'1 1/2" 102 refurbish and reset in masonry opening H9 double hung historic 2'9" x 6'1 1/2" 102 remove historic window and revise masonry opening

All windows are set in masonry openings mark type room width height historic parts Hardware remarks

D1 historic 101 2'11" x +/- 8' 0" * slab, frame & transom B refurbish hardware or group A D2 new slab to match 100 2'11" x +/- 8' 0" * frame & transom A refurbish frame, insert new door slab D3 historic 101 2'11" x +/- 8' 0" * slab, frame & transom B refurbish hardware or group A D4 historic 102 2'11" x +/- 8' 0" * slab, frame & transom B refurbish hardware or group A

* Includes full height with transom. Door Slab is +/- 6' 8" v.i.f.

4. New windows shall be wood double hung units to match the historic windows in frame size and profile, to the extent possible. The units should fit the masonry openings to match the historic detail. No infill panels shall be utilized to adjust for size. Finalize all new window sizes with the architect prior to ordering.

1. Refurbish historic windows, doors and transoms in accordance with good preservation practice. Employ an experienced historic window repair contractor and use Preservation Brief #9 to guide the work.

Historic Window Schedule New Windows in Historic House & Windows in New Construction see A3.4

Historic Exterior Door Schedule

General Notes on Historic Doors and Windows

2. Review sills and arches in field with the architect and window contractor to determine approach to repair or replacement as needed

3. Any new materials to be integrated into historic assemblies shall match the species, profile, and finish of the historic materials to the extent possible.

Project IDCAD File Name

A1.6hw

GLA-1

Project Title

Historic Window Scope

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A

* H1 & H2 double hung units have approx. 21" clear width & 35" clear height of opening equals 5.1 sq ft. Windows are not operable at this time, but will be made operable and above will be confirmed or clarified.

** H5 & H6 double hung units have approx. 30" clear width & 35" clear height of opening equals 7.3 sq ft. Windows are not operable at this time, but will be made operable and above will be confirmed or clarified.

l

Plan North

BB

A

A

C

C

25'-10 3/4"

9"

2' -8 verify existing crawl space and structural elements in field new crawl space +/- 42" deep, verify, taper toward historic house as needed to avoid undermining of existing sandstone foundation

2' -8 new 8" thick concrete foundation wall with 1-1/2" insulation layer see details for assembly information see structurals for concrete reinforcing and footing configuration see structurals for intermediate structural framing as may be needed

2" v

.i.

f.

+/- 20'-0" v.i.f. +/- 18'-3" v.i.f.

1" v

.i.

f.

existing historic foundation wall, dimensions shown are for the brick wall, foundation wall sits slightly proud of the brick. Where exact dimensions are needed, verify in field

5' -4

5'-5" 6'-1" 5'-5" 1'-9 1/2" dimension off brick wall surface, typical both ends provide passage for radon piping between historic and new crawlspaces. stabilize foundation materials as may be needed to create passage.

1'-3 3/4"

New Foundation Plan 1/4" = 1'-0"1 review existing foundation condition with arch to determine sewer line exit location, depth and stabilization of wall requriements as may be needed remove loose debris from crawlspace, as may be needed, review with arch on site install active radon mitigation piping and sealing membrane, throughout crawl space as rough in. once construction is complete, testing will be undertaken to determine need for exhaust fan installation infill existing crawlspace access, see structural provide new minimum 30" sq access to new crawl space. verify location in field and support for subgrade foundation materails per structural bring radon mitigation system exit to this corner, if required install exhaust fan in this area, verify with arch new foundation dimensions are to concrete, not including 1 1/2" of insulation on exterior surface, typical fireplace footings, typ of (3) locations evaluate for condition and review with architect frame new crawlspace access in new closet, see structural verify connection of new foundation to historic masonry foundation review with architect & engineer in field after excavation

4' -1

1 3 /8 v.i .f.

Project IDCAD File Name

A3.1

GLA-1

Project Title

New Foundation & Main

No. Date Revision NotesAppr

No. Date Issue Notes

R E I D A R C H I T E C T S I N C

412 N Mill Street Aspen, CO 81611

970 920 9225 vkr@reidarchitects.com

Glassier Historic Farmhouse Rehabilitation

Glassier Farmstead 0543 Hooks Spur Lane

Eagle County, Colorado

Revision 1A 8/4/25 SR

Preliminary for EngineeringA 5/12/25

Permit SubmittalB 7/16/25

Bid DrawingsC 8/4/25

1 2 3 4

D

C

B

A

N15

N16

N16 N17 N17

N17 N17

N18

N18

N16

N16 queen 60" x 80" queen 60" x 80"

D11

D12

D13

D14 dw re fr ig er at or w/d

N11

N10

N12

N13becomes

N14becomes

D1

D2

D3

D4

H8H7

D5

D6

D9

D7

D8

D10

BB

A

C

C

3'-10 1/2" 7'-6 3/8" 14'-1 5/8"

4' -8

1/ 2"

5' -1

1/ 4"

1/

2"

5' -1

1/ 4"

4' -8

1/ 2"

3' -3

/4 rebuild historic front porch, see elevations for notes re opened front door see schedule for treatments see sheet A1.4m for all exterior masonry scope relocated stair wall, re frame second floor opening to allow for appropriate stair width new interior walls, verify layout in field see sheet A2.4 for all exterior rehabiliation demo all interior finishes

New Main Level Plan 1/4" = 1'-0"2

Entry Hall H100 Entry Hall

H101

Kitchen H102

Living H103

Stair H104

1/2 Bath H105

Bedroom 2 A103

Bedroom 1 A102

Bath 1 A104

Bath 2 A105

Hall A101

8' -2

1/ 8"

2'-2"

5' -0

9'-2 7/8"

4' -9

+/- 4'-4 1/2" plaster to first riser infill existing door opening

1/

2"

5'-5"

2'-7 5/8" reconstructed window opening and new window

26'-0"

0" provide pan and floor drain for washer/dryer unit add 1 1/2" furring and new drywall over brick wall with plaster skim coat. typical at all exterior walls eq eq

2' -9

2'

-9

7'-0 3/4"

7' -3

1/ 2" infill existing door opening refurbish existing opening and transom

Existing Floor 100'-0" Equals +/- 6,467.8' upstairs drain lines drop down in this wall

D4

D5

D7

D8

D10 run two layers 5/8" drywall on this face of framing to masonry wall, tape as required for 1 hr separation.

continue 1 hr separation along back of closet wall to inside of stair wall

1 hr assembly ceiling throughout main level of historic house, separation should run to masonry wall, typical of all edges

1 hr assembly under stair ceiling

1 hr assembly continues across stair closure and full height of south stair wall separation runs to masonry wall

1 hr door and jamb assembly run closure wall under stair, (not shown on plan at right)

Unit A

Unit B detail fire separation plan 1/4" = 1'-0"3

Existing Stone Foundation Wall to Remain

Existing Brick Exterior Wall to Remain

Existing Wall to be Demolished

Wall or Element to be Demolished

New Interior Partitions 2x4 and 2x6

Existing Frame Wall to Remain

New Exterior Walls

New Concrete Foundation Wall

New…