I-3 C15-2019-0068

Board of Adjustment – Jan. 13, 2020

I-3 C15-2019-0068 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2019-0068 BOA DATE: January 13th, 2020 ADDRESS: 1213 Taylor St. COUNCIL DISTRICT: 3 OWNER: Carl Frank AGENT: Rodney Bennett ZONING: SF-3-NP LEGAL DESCRIPTION: LOT 20 OLT 45 DIV O WENDLANDT & STAEHELY RESUB VARIANCE REQUEST: decrease rear yard setback from 25 ft. to 14 ft. 6 in. SUMMARY: erect a garage w/2nd FL studio/guest room ISSUES: heritage trees ZONING LAND USES Site SF-3-NP Single-Family North SF-3-NP Single-Family South SF-3-NP Single-Family East SF-3-NP Single-Family West SF-3-NP Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Del Valle Community Coalition East Austin Conservancy East Cesar Chavez Neighborhood Association East Cesar Chavez Neighborhood Plan Contact Team East Town Lake Citizens Neighborhood Association El Concilio Mexican-American Neighborhoods Friends of Austin Neighborhoods Greater East Austin Neighborhood Association Guadalupe Neighborhood Development Corporation Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighbors United for Progress Preservation Austin SELTexas Sierra Club, Austin Regional Group Tejano Town I-3/1January 2, 2020Rodney Bennett 1213 Taylor St Austin TX, 78702 Property Description: LOT 20 OLT 45 DIV O WENDLANDT & STAEHELY RESUBRe: C15-2019-0068 Dear Rodney,Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance(s) from the following section of the Land Development Code, Section 25-2-515 (Rear Yard of a Through Lot) - from setback requirements;To decrease the minimum rear yard setback from 25 feet (required) to 14 feet 6 inches (requested); In order to erect detached garage with a 2nd FL Studio/Guest Room (not to be a Two-Family Use) SF-3-NP”, Single-Family Residence-Neighborhood Plan zoning district. (East Cesar Chavez Neighborhood Plan);Austin Energy does not oppose requested variance, provided any proposed and existing improvements are following AE clearance criteria requirements, the National Electric Safety Code and OSHA. Any removal or relocation of existing electric facilities will be at owners/applicants’ expense. It is noted the existing service drop is located on the neighbor’s lot on 1215 Taylor Street. Please keep this in mind when considering the location of this new studio guest room, for it to meet electric safety clearances. – See below. Please use this link to be advised of our clearance and safety requirements which are additional conditions of the above review action: https://austinenergy.com/wcm/connect/8bb4699c-7691-4a74-98e7-56059e9be364/Design+Criteria+Manual+Oct+2015.pdf?MOD=AJPERES(see - Page 92 - 1.10.0 Clearance and Safety Requirements.)If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Eben Kellogg, Property Agent Austin EnergyPublic Involvement | Real Estate Services2500 Montopolis DriveAustin, TX 78741(512)322-6050AE REPORTHOLLYWALLERNAVASOTAHASKELLGARDENTAYLORCROSSCANTERBURYLAMBIESPENCE±SUBJECT TRACT!!!!!!PENDING CASEZONING BOUNDARY1 " = 172 'This product is for informational purposes and may not have been prepared for or be suitable for legal,engineering, or surveying purposes. It does not represent an on-the-ground survey and represents only theapproximate relative location of property boundaries.This product has been produced by CTM for the sole purpose of geographic reference. No warranty is madeby the City of Austin regarding specific accuracy or completeness.NOTIFICATIONSCASE#:LOCATION:C15-2019-00681213 Taylor StreetI-3/2CITY OF AUSTINDevelopment Services Department(cid:50)(cid:81)(cid:72)(cid:3)(cid:55)(cid:72)(cid:91)(cid:68)(cid:86)(cid:3)(cid:38)(cid:72)(cid:81)(cid:87)(cid:72)(cid:85)(cid:3)(cid:95)(cid:3)(cid:51)(cid:75)(cid:82)(cid:81)(cid:72)(cid:29)(cid:3)(cid:24)(cid:20)(cid:21)(cid:17)(cid:28)(cid:26)(cid:27)(cid:17)(cid:23)(cid:19)(cid:19)(cid:19)(cid:3)(cid:24)(cid:19)(cid:24)(cid:3)(cid:37)(cid:68)(cid:85)(cid:87)(cid:82)(cid:81)(cid:3)(cid:54)(cid:83)(cid:85)(cid:76)(cid:81)(cid:74)(cid:86)(cid:3)(cid:53)(cid:82)(cid:68)(cid:71)(cid:15)(cid:3)(cid:36)(cid:88)(cid:86)(cid:87)(cid:76)(cid:81)(cid:15)(cid:3)(cid:55)(cid:72)(cid:91)(cid:68)(cid:86)(cid:3)(cid:26)(cid:27)(cid:26)(cid:19)(cid:23)(cid:3)Board of AdjustmentGeneral/Parking Variance ApplicationWARNING: Filing of this appeal stops all affected construction 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TaylorLOT 20 OLT, O WENDLANDT & STAEHELY RESUB2045RODNEY K. BENNETTCARL FRANKNovember12019GARAGE W/ 2CD FLR STUDIO/GUEST ROOM. NOT A 2 FAMILY USEI-3/3 Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings The Board must determine the existence of, sufficiency of, and weight of evidence supporting the findings described below. Therefore, you must complete each of the applicable Findings Statements as part of your application. Failure to do so may result in your application being rejected as incomplete. Please attach any additional supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant with a special privilege not enjoyed by others similarly situated or potentially similarly situated. I contend that my entitlement to the requested variance is based on the following findings: Reasonable Use The zoning regulations applicable to the property do not allow for a reasonable use because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship a)The hardship for which the variance is requested is unique to the property in that:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ b)The hardship is not general to the area in which the property is located because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 5 of 8 25-2-215 REAR YARD OF THROUGH LOT. TO DECREASE THE REAR YARD SET BACK FROM 25' TO 14'6".OTHER HOMES IN THE AREA ARE LARGER AND HAVE GARAGES. THE GARAGE WOULD ELIMINATE CONGESTION OF THE NARROW STREET. THE 2CD FLOOR WOULD ALLOW FOR MORE LIVING SPACE. HOWEVER, REDEVELOPMENT IS DIFFICULT DUE TO THE SMALL LOT SIZE AND THE 4 HERITAGE TREES.THE SMALL AMOUNT OF BUILDABLE AREA IS DECREASED DUE TO THE FOUR HERITAGE TREES. THE DEVELOPABLE AREA IS SMALL AND ODDLY SHAPED DUE TO THE HERITAGE TREES. THE ONLY WAY TO ACCESS THE GARAGE WOULD BE FROM HOLLY ST. NOT ALL PROPERTIES IN THE AREA ARE IMPACTED BY THE AMOUNT(4) OF, OR SIZE OF (134 CALIPER INCHES) THE HERITAGE TREES AS DOES THIS PROPERTY.I-3/4 Area Character The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Parking (additional criteria for parking variances only) Request for a parking variance requires the Board to make additional findings. The Board may grant a variance to a regulation prescribed in the City of Austin Land Development Code Chapter 25-6, Appendix A with respect to the number of off-street parking spaces or loading facilities required if it makes findings of fact that the following additional circumstances also apply: 1.Neither present nor anticipated future traffic volumes generated by the use of the site or theuses of sites in the vicinity reasonably require strict or literal interpretation and enforcement ofthe specific regulation because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 2.The granting of this variance will not result in the parking or loading of vehicles on publicstreets in such a manner as to interfere with the free flow of traffic of the streets because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3.The granting of this variance will not create a safety hazard or any other condition inconsistentwith the objectives of this Ordinance because:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4.The variance will run with the use or uses to which it pertains and shall not run with the sitebecause:____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 6 of 8 DUE TO THE FACT THAT THE ADJACENT LOT AT 1211 TAYLOR HAS AN APPROVED BOA VARIANCE FOR 25-2-515 AND MANY OF THE OLDER HOMES IN THE AREA HAVE BUILDINGS IN THE SETBACK.N/AI-3/5Section 3: Applicant Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Applicant Signature: ____________________________________________ Date: _____________ Applicant Name (typed or printed): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 4: Owner Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Owner Signature: ______________________________________________ Date: _____________ Owner Name (typed or printed): ______________________________________________________ Owner Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 6: Additional Space (if applicable) Please use the space below to provide additional information as needed. To ensure the information is referenced to the proper item, include the Section and Field names as well (continued on next page). _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 09/11/2015 | Page 7 of 8 I-3/6I-3/7(cid:149)(cid:138)(cid:139)(cid:144)(cid:3)(cid:134)(cid:135)(cid:149)(cid:139)(cid:137)(cid:144)(cid:3)(cid:149)(cid:150)(cid:151)(cid:134)(cid:139)(cid:145)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comOwnerContractorEngineerBuilding InformationLegal DescriptionZoningBuilding CodeDrawing ListIssue DatesDrawing SymbolsGraphic SymbolsAbbreviationsGeneral Notes@AtAABV.AboveADJ.AdjustableA.F.F.Above Finish FloorALT.AlternateALUM.AluminumARCH.Arched OpeningAVE.AverageBBD.BoardBEL.BelowBLKG.BlockingBOT.BottomCCAB.CabinetCEM.CementCEN.CenterCER.CeramicCIR.CircleC.J.Control JointC.L.Center LineCLG.CeilingCLOS.ClosetCMUConcrete Masonry UnitCTR.CounterCOL.ColumnCONC.ConcreteCONST.ConstructionCONT.ContinuousCPT.CarpetDDBL.DoubleDIA.DiameterDISP.DisposalDIM.DimensionDIV.DivisionDN.DownDR.DoorDWDishwasherDWG.DrawingDWR.DrawerEEA.EachE.J.Expansion JointELEC.Electric, ElectricalE.P.Electrical PanelEQ.Equal, EquivalentEQUIP.EquipmentEXT.ExistingFF.D.Floor DrainF.F.Finish FloorFIG.FigureFIN.FinishFIXT.FixtureFLR.FloorFLOUR.FluorescentF.O.F.Face of FinishF.O.I.C.Furnished by Ownerinstalled by ContractorF.O.I.O.Furnished by Ownerinstalled by OwnerF.O.S.Face of StudFRZ.FreezerGGA.GuageGALV.GalvanizedG.C.General ContractorGFCIGround Fault InteruptedGLS.Glass, GlazingGYP.GypsumGYP. BD.Gypsum BoardHH.B.Hose BibbHDR.HeaderHDWR.HardwareH.M.Hollow MetalHOR.HorizontalHGT.HeightHTR.HeaterH.V.A.C.Heating, Ventilation,and Air ConditioningII.D.Inside DiamterIN.Inch, InchesINCL.IncludeINT.InteriorINT.ELEV.Interior ElevationJJT.JointLLAV.LavatoryL.H.Left HandLT.LightMMAX.MaximumMECH.MechanicalMED.MediumMFR.ManufacturerMIN.MinimumMIR.MirrorMISC.MiscellaneousMT.Mount, MountedMTL.MetalMWMicrowaveNN.I.C.Not in ContractN.T.S.Not to ScaleNO.NumberNOM.NominalOO.C.On CenterO.D.Outside DiameterO.O.Outside AirOPP.OppositePPERP.PerpendicularPLAM.Plastic LaminatePLAS.PlasticPLAST.PlasterPLT.PlatePLY. WD.PlywoodPTD.Paint, PaintedPR.PairP.V.C.Polyvinyl Chloride PipingRR.A.Reurn AirRAD.RadiusR.A.G.Return Air GrillR.C.P.Reflected Ceiling PlanR.D.Roof DrainREFL.ReflectedREF.RefrigeratedREFER.ReferenceRET.ReturnREV.RevisionRFG.RoofingR.H.Right HandRM.RoomR.O.Rough OpeningSS.A.Supply AirSCHED.ScheduleSECT.SectionSHLV.Shelf, ShelvesSHT.SheetSIM.SimilarSPKR.SpeakerSPECSpecificationSQ.SquareSTL.SteelSTRUCT.StructureSTOR.StorageSUS.SuspensionSYS.SystemS.W.Soft WaterTT&GTongue and GrooveTHK.ThicknessTHR.ThresholdT.O.Top ofTYP.TypicalU.U.C.UndercounterVVERT.VerticalVEST.VestibuleV.I.F.Verify in FieldVOL.VolumeWW.Wide, WidthW/WithW.H.Water HeaterWD.WoodWIN.WindowW.P.WaterproofWGT.Weight1. Prior to the start of construction the Contractor shall visit the project site and make himself familar with the condition of the site. The Contractor shall bring to the Architect and Owner's attention any site conditions that may impact the proposed construction.2. The Contractor shall thoroughly review all construction documents and notify the Architect and Owner about any discepancies between the site conditions and construction documents. Failure to notify the Architect and the Owner will prevent or limit the Contractor's ability to obtain additional fee for additional required work.3. The Contractor shall obtain all necessary permits and approvals necessary to complete the work, from all authorities having jurisdiction. The Contractor will be responsible for any costs or delays in time caused by his failure to obtain the necessary permits or approvals.4. The Contractor shall perfrom all of the work required using sufficiently licensed and skilled workmen and subcontractors.5. All materials used for the work shall be in accordance with the construction documents. Substitutions must be presented to the Architect and Owner for approval prior to ordering materials. Any materials not approved before installation, may be required to be removed and replaced at the Contractor's expense.6. The Contractor shall maintain an orderly work site at all times. The Contractor shall insure the security of the site, materials stored at the site, materials for the project stored off site, and the work completed on site.7. The Contractor shall maintain a brrom clean jobsite at all times. All recyclable materials shall be separated from waste materials and stored in an orderly manner. Waste materials shall be properly disposed of in dumpsters provided by the Contractor.8. The Contractor shall provide temporary restroom and storage facilities for the duration of the project.9. The Owner shall not be held responsible for the loss or damage of any of the Contractor's equipment.10. The Contractor shall maintain workman's compensation, builder's risk, and general liability insurance policies throughout the project. The Contractor shall name the Owner as additional insured. The Contractor shall provide certificate of insurance to Owner prior to the start of construction.11. The Contractor shall replace any damage to any existign structures caused by the Contractor, Subcontractors, and Suppliers. Repairs shall be done will matching or equal materials and detailing.12. The Contractor shall maintain permit drawings in a secure lcoation at the site at all times.13. The Contractor shall maintain a project schedule and update it as necessary and provide the Owner and Architect with regular updates. All extensions in time must be approved by the Owner and Architect.14. The Contractor will provide a Application for Payment, supporting invoices, and a Conditional Lien Release from all parties for which the Contractor is requesting payment to the Owner and Architect for approval. The Architect shall within 7 days of receipt of the Application for Payment either approve, partially approve, or reject the Application for Payment and provide it to the Owner for payment.15. Upon Substantial Completition the Contractor shall schedule a Punchlist walk-thru with the Owner and Architect. The Owner and Architect will prepare a Punchlist of items to be correct by the Contractor prior to final payment.Sect 2 -SITEWORK1. The Conractor shall install all necessary sill fencing and site drainage necessary to keep run off from incroaching on adjacent properties and public right of way.2. The Contractor shall protect all existing trees, man made structures, irrigation, and landscaping to remain.3. The Contractor shall provide stabilized construction entrance to the jobsite using large rocks or other stable materials.4. The Contractor shall remove any excavated materials to be removed from the jobsite to an approved landfill site.5. The Contractor shall locate any burried utilities prior to any excavation. If any existing utilites are located within the work area is to be brought to the attention of the Owner and Architect prior to any work.6. The Contractor shall be responsible for providing any temporary water or power necessary for construciton.7. Finish grade shall be a minimum of 6" below finish floor elevations and slope at a minimum of 1/4" per foot away from the building for a distance for 5'-0". Backfill material must not block masonry weep holes.Sect 3 -CONCRETE1. All Concrete shall be installed per Engineered palns and specifications. If no Engineered plans and specifications exist, then Contractor shall use no lower than 3,500 psi concrete.2. Structrual concrete slabs shall have a minimum thickness of 4". Grade beams shall extend a minimum of 12" into existing soils and shall be a minimum of 24" below finish grade. Slabs shall have a minimum of #4 bars at 24" O.C. in both directions. Rebar shall be placed so that there is a minimum of 1 1/2" of Concrete coverage both on top and on bottom. All intersection of rebar shall be ties with galvanized wire ties. Contractor may use pieces of CMU to lift rebar from the bottom of the slab. Conrete slabs shall have smooth troweled finish unless otherwise noted.3. All flatwork shall be a minimum of 4" thick and reinforced with Woven Wire Fabric. Flatwork shall have light broom finish unless otherwise noted. Contractor shall place control joints and expansion joints where flatwork abutts other structures and as necessary.4. At a minimum the existing surface of the site shall be scraped of all organic materials and 2'-0" depth of select fill materials is to be placed in slab foot print. All tree roots and stumps to be removed.5. The Contractor shall install 1/2" galvanized anchor bolts at building perimeter walls at 4'-0" O.C. or as specified by Engineered Plans and Specifications.6. Vapor barrier shall be isntalled between compacted base and concrete slab.Sect 4 -MASONRY1. Dimensions for masonry units are nominal.2. Grout joints shall be 3/8" tooled, unless otherwise noted.3. Masonry veneers shall have a minimum of 3 1/2" Lug, and Weep Holes at 4'-0" O.C. Weeps shall be kept free of all debris.4. Maonsry installed above steel lintels shall have galvanized flashing and weeps.5. Masonry sills shall extend 1/2" beyond the face of the msaonry veneer, unless otherwise noted.6. Single Wythe masonry shall be sealed with masonry sealer.7. Dimensional masrony is to be cut with msaonry saw and not broken.8. At joints between different masonry types (e.g. stone and brick) #30 felt shall be installed between between masonry types and joint shall be filled with sealant.9. At joints between masonrya nd other materials, joint shall be filled with sealant.10. Masonry walls and veneers shall have vertical control joints a a maximum distance of 40' or a maximum aspect ratio of L/H = 3.11. Masonry Lintels shall have a minimum bearing of 8" at each end.Sect 5 -METALS1. All metals exposed to weather shall be galvanized and painted.2. Steel Lintels shall have a minimum of 8" Bear at each end.3. Steel shall be kept free of rust and protected from weather while stored on site.4. Joints for ornimental metals shall be welded and ground smooth unless otherwise noted.Sect 6 -WOOD, PLASTICS, AND COMPOSITES1. All wood tobe exposed to the weather shall be painted or stained.2. All wood framing with a maximum unbraced height of 10'-0" shall be #2 2x4 Southern Yellow Pine, unless otherwise notes.3. All wood framing with a unbraced height of greater than 10'-0" shall be #2 2x6 Southern Yellow Pine.4. Ceiling joists shall be a minimum of #2 2x6 Southern Yellow Pine at 2'-0" O.C. for spans less than 10'. Ceiling joists with spans greater than 10' shall be #2 2x8 or greater Southern Yellow Pine.5. Door and Window Headers with spans less than 5'-0" shall be 2 -#2 2x8 Southern Yellow Pine with 1/2" Plywood, screwed and glued together.6. Plywood decking shall be minimum 3/4" CDX tongue and groove. Decking shall be glued and screwed to joists.7. Exterior sheathing shall be 1/2" OSB installed with galvanized sheathing clips. Vertical edges shall be aligned with studs or other vertical structure.8. Cantolevers shall have a maximum ratio of 2 to 1 ratio of back span to cantolever.9. All exterior walls shall be installed with sill sealer under sole plate.10. All wood that is in direct contact with concrete shall be pressure treated (womanized) lumber.11. All lumber within 18" of natural grade shall be pressure treated (womanized) lumber.12. All joists, beams, and headers shall bear directly on vertical structure or be supported by galvanized joist hanger.13. Contracter shall install fire blocking on all walls taller than 10'-0".Sect 7 -THERMAL & MOISTURE PROTECTION1. All exterior wall shall have R13 Batt Insulation. All Roofs shall have R30 Batt Insulation. All exposed floors shall ahve R19 Batt Insulation. Or as required by local building code.2. All joint at windows, doors, and other openings shall be sealed with expansive foam.3. All exterior doors shall be installed with weatherstripping and thresholds.4. Continuous moisture barrier (housewrap or #30 felt) shall be installed over all wall and roof sheathing.5. Window flanges shall be installed with window tape. Tape shall be installed sill first, then jambs, and then head.Sect 8 -OPENINGS1. All doors and windows are to be installed plumb and per manufacturer's instructions.2. All exterior glazing shall be 3/4" insulated.3. Doors between living space and garage shall be insulated metal.4. All bedrooms shall have secondary means of egress. If secondary means of egress is a window, then the window will have a sill with a maximum height above finished floor of 44", a minimum clear opening of 5.7 square feet, a minimum clear height of 24", and minimum clear width of 20".Sect 9 -FINISHES1. Gypsum Board on walls shall be 1/2". Gypsum Board on ceilings shall be 5/8". Gypsum Board on walls and ceilings between garage and living spaces shall be "Type X".2. Walls shall have a "light orange peel" texture finish. Unless otherwise noted.3. Paint shall be egg shll finish on all walls and Semi-gloss on all trim.Sect 10 -SPECIALTIES1. The Contractor shall coordiante with Owner selection of accessories and provide blocking in walls as necessary.Sect 11 -EQUIPMENT1. The Contractor shall coordiante with the Owner selection, purchase, and installation of all equipment. The Contractor shall provide all necessary water, power, and drains to equipment.Sect 12 -FURNISHINGSSect 13 -SPECIAL CONSTRUCTIONSSect 14 -CONVEYING SYSTEMS1. Stairs shall have a minimum tread depth of 10" and a maximum riser of 7 3/4". Stairs shall have a minimum of a handrail on one side of stairs.Sect 15 -MECHANICALSect 16 -ELECTRICALEarthFill MaterialConcreteSandGravelStuccoBrickConcrete BlockHardie BoardFramingBlockingFinished WoodSteelAluminumPlasticGlassPlastic LamianteGypsum BoardPlywoodBatt InsulationRigid Insulation1/A2.1ELEVATION TAG1/A2.1INTERIOR ELEVATION TAG1A2.1SECTION TAGMATERIAL TAGGYP. BD.NOTESDOOR TAG3068WINDOW TAGW1DRAWING TITLEFirst Floor PlanScale: 1/4" = 1'=0"1RE: A1.1Key Note1Partition Type11FFE TagSlopeCut Off ValveGas ValveWater ConnectionHose BibbCenterlineBreaklineSpot ElevationChange in Floor ElevationChange in Ceiling ElevationShower ThresholdCLArea DescriptionExisting Sq. Ft.New/Added Sq. Ft.Total Sq. Ft.Bldg.1Bldg.2Bldg.1Bldg.2Bldg.1Bldg.2a) 1st Floor Conditionedb) 2nd Floor Conditionedc) 3rd Floor Conditionedd) Basemente) Covered Parking (garage or carport)f) Covered patio, deck, porch, and/or balcony areasg) Other covered roof areash) Uncovered wood decks Total Building Areas (total a thru h)i) Poolj) Spak) Remodel Floor Area, excluding Addition/New ConstrucitonBuilding Coverage InformationTotal Building Coverage Area% of lot sizeImpervious Cover InformationTotal Impervious Cover Area% of lot sizeExisting Sq. Ft.New/Added Sq. Ft.Proposed ExemptionApplied ExemptionTotal Sq. Ft.1st Floor2nd Floor3rd FloorArea w/ Ceiling > 15'Ground Floor PorchBasementAtticGarageCarportAccessory BuildingsTotalsAttachedDetachedAttachedDetachedMust Follow article 3.3.5Front Porch SF (3.3.3 A)200 SF (3.3.3 A 2)Must Follow article 3.3.3BMust Follow article 3.3.3C200 SF (3.3.2 B 1)450 SF (3.3.2 A 1/ 2a)200 SF (3.3.2 B 2a/ 2b)450 SF (3.3.2 A 3)200 SF (3.3.2 B 1)450 SF (3.3.2 A 1)FAR% of lot sizeLot Size5/11/2019 10:28:32 PMDetached Garage w/ AtticExemptionIssue Date1213 Taylor StreetAustin, TX 78702RevisionsNo.DescriptionDate5,667sf1,788sf322,001sf352,229sf399481,1342432,3259481,1342432,3251,7881,584441993,1292,229Hunter Wheeler HomesContact: Hunter WheelerPhone: 512.775.1602E-mail: hunterwardwheeler@gmail.comHunter Wheeler HomesContact: Hunter WheelerPhone: 512.775.1602E-mail: hunterwardwheeler@gmail.comConsolidated ReinforcementContact: Whitney GreenwoodPhone: 512.251.1044E-mail: whitney@critexas.comLot 20 Wendlandt & Staehely ResubdivisionSF-3International Residential Code 2015A000CoverA100Exemption PlanA111Site PlanA211Floor PlanA241Roof PlanA411Garage ElevationsA412Building SectionsE211Electrical Plans11445033597450114450335974504502,2294502,679I-3/8Porch33sfConditioned114sfGarage450sfAttic Exemption450sf4A1005A1004' - 4"8' - 8"4' - 4"2' - 3"4' - 6"2' - 3"/(cid:22)(cid:36)(cid:23)(cid:20)(cid:21)Level 10"Level 210' -6"Level 1 Ceiling9' -0"Level 2 Ceiling20' -6"A4125' - 0"7' - 0"5 3/4" / 1'-0"5 3/4" / 1'-0"Level 10"Level 210' -6"Level 1 Ceiling9' -0"Level 2 Ceiling20' -6"5' - 0"7' - 0"ScaleProject numberDate IssuedDrawn byChecked by(cid:137)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comDwg. No.1/8" = 1'-0"5/11/2019 10:28:36 PMA100Exemption PlanProject NumberDetached Garage w/Attic ExemptionIssue DateAuthorChecker1213 Taylor StreetAustin, TX 78702RevisionsNo.DescriptionDate1/8" = 1'-0"1Level 1 Area & Exemption Plan1/8" = 1'-0"2Level 2 Area & Exemption Plan1/8" = 1'-0"3Garage Attic ExemptionI-3/9(cid:36)(cid:55)(cid:55)(cid:54)(cid:59)(cid:40)(cid:55)(cid:40)(cid:41)(cid:50)(cid:54)(cid:36)(cid:53)(cid:40)(cid:42)(cid:44)(cid:54)(cid:55)(cid:40)(cid:53)(cid:40)(cid:39)(cid:36)(cid:53)(cid:38)(cid:43)(cid:44)(cid:55)(cid:40)(cid:38)(cid:55)(cid:6)(cid:21)(cid:21)(cid:22)(cid:20)(cid:22)(cid:42)(cid:49)(cid:50)(cid:43)(cid:38)(cid:54)(cid:43)(cid:44)(cid:49)UPUP(cid:21)(cid:19)(cid:5)(cid:50)(cid:39)(cid:37)(cid:35)(cid:48)(cid:21)(cid:18)(cid:5)(cid:50)(cid:39)(cid:37)(cid:35)(cid:48)(cid:21)(cid:18)(cid:5)(cid:50)(cid:39)(cid:37)(cid:35)(cid:48)(cid:22)(cid:21)(cid:5)(cid:50)(cid:39)(cid:37)(cid:35)(cid:48)DN1/4 CRZR 7' - 6"98.8'99.1'97.2'93.7'Side Setback5' - 0"Side Setback5' - 0"6"15' - 3 13/16"Rear Setback10' - 0"1/4 CRZR 7' - 9"1/2 CRZR 15' - 6"TAYLOR STREETHOLLY STREETProtect Tree per CoA Environmental Criteria Manual or 8" Mulch throughout 1/2 CRZProtect Tree per CoA Environmental Criteria Manual or 8" Mulch throughout 1/2 CRZ5' - 0"99.0'3' - 0"Existing Concrete Driveway Strips and Apron Slope 1/4":1' Min.96.8'94.8'97.8'Concrete Wash Out AreaStaging Area14' - 9 1/2"Underground Electrical LineWater LineGas LineSewer Line3' - 0"2' - 0"3' - 0"3' - 0"2' - 0"3' - 0"5' High Chainlink Fence5' High Chainlink FenceExisting HouseTwo Car GarageDumpsterPorta PotScaleProject numberDate IssuedDrawn byChecked by(cid:137)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comDwg. No.1/8" = 1'-0"5/11/2019 10:28:37 PMA111Site PlanProject NumberDetached Garage w/Attic ExemptionIssue DateAuthorChecker1213 Taylor StreetAustin, TX 78702RevisionsNo.DescriptionDate1/8" = 1'-0"1SiteImpervious Cover in Critical Root Zone30" Pecan Tree (Front)within 100% CRZwithin 50% CRZwithin 25% CRZTOTALImpervious Cover697sf14sf0sf711sfCRZ Area2,119sf530sf177sf2,827sf%IC/CRZ33%3%0%25%30" Pecan Tree (Rear)within 100% CRZwithin 50% CRZwithin 25% CRZTOTALImpervious Cover814sf12sf0sf826sfCRZ Area2,119sf530sf177sf2,827sf%IC/CRZ38%2%0%29%43" Pecan Treewithin 100% CRZwithin 50% CRZwithin 25% CRZTOTALImpervious Cover1,160sf103sf0sf1,263sfCRZ Area4,356sf1,089sf363sf5,808sf%IC/CRZ27%9%0%22%31" Pecan Treewithin 100% CRZwithin 50% CRZwithin 25% CRZTOTALImpervious Cover324sf0sf0sf324sfCRZ Area2,264sf566sf189sf3,019sf%IC/CRZ14%0%0%11%I-3/10(cid:36)(cid:55)(cid:55)(cid:54)(cid:59)(cid:40)(cid:55)(cid:40)(cid:41)(cid:50)(cid:54)(cid:36)(cid:53)(cid:40)(cid:42)(cid:44)(cid:54)(cid:55)(cid:40)(cid:53)(cid:40)(cid:39)(cid:36)(cid:53)(cid:38)(cid:43)(cid:44)(cid:55)(cid:40)(cid:38)(cid:55)(cid:6)(cid:21)(cid:21)(cid:22)(cid:20)(cid:22)(cid:42)(cid:49)(cid:50)(cid:43)(cid:38)(cid:54)(cid:43)(cid:44)(cid:49)/(cid:20)(cid:36)(cid:23)(cid:20)(cid:20)/(cid:23)(cid:36)(cid:23)(cid:20)(cid:20)/(cid:22)(cid:36)(cid:23)(cid:20)(cid:20)/(cid:21)(cid:36)(cid:23)(cid:20)(cid:20)2 CAR GARAGE4' - 8 1/2"16' - 3 1/2"21' - 0"7' - 0"21' - 5"28' - 5"4A1005A100/3696/3696/19284Overhead DoorSlope 1/4":1'Up 18 Risers @ 7" = 10'-6"9'-0" Clg.Clg. -Ptd. Gyp. Bd.Flr. -Conc./(cid:20)(cid:36)(cid:23)(cid:20)(cid:20)/(cid:23)(cid:36)(cid:23)(cid:20)(cid:20)/(cid:22)(cid:36)(cid:23)(cid:20)(cid:20)/(cid:21)(cid:36)(cid:23)(cid:20)(cid:20)3' - 6"3' - 9 1/2"13' - 4"4' - 3 1/2"3' - 6"4' - 2 1/2"6' - 7"3' - 0"4' - 2 1/2"18' - 0"LOFT4A1005A100Vaulted CeilingClg. -Ptd. Gyp. Bd.Flr. -CarpetBATHVaulted CeilingClg. -Ptd. Gyp. Bd.Flr. -TileCptTileLinenToiletShowerSinkClosetClosetCloset7'-0" Height7'-0" HeightDown 18 Risers @ 7" = 10'-6"xSill483024"AwningxSill483024"AwningxSill483024"Awning/3066/3066/3066/3080/3080xSill483024"AwningxSill483024"AwningxSill483024"Awning/(cid:22)(cid:36)(cid:23)(cid:20)(cid:21)ScaleProject numberDate IssuedDrawn byChecked by(cid:137)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comDwg. No.1/4" = 1'-0"5/11/2019 10:28:38 PMA211Floor PlansProject NumberDetached Garage w/Attic ExemptionIssue DateAuthorCheckerAustin, TX 78702RevisionsNo.DescriptionDate1/4" = 1'-0"1Level 11/4" = 1'-0"2Level 2I-3/11Level 10"Level 210' -6"Level 1 Ceiling9' -0"1A4124A1005A10045.00°45.00°15' - 0"35' - 0" Max. Height15' - 0"Level 10"Level 210' -6"Level 1 Ceiling9' -0"Level 2 Ceiling20' -6"1A4124A1005A100Roof Ridge28' -10"45.00°45.00°15' - 0"35' - 0" Max. Height15' - 0"Level 10"Level 210' -6"Level 1 Ceiling9' -0"2A41245.00°15' - 0"Max. Height35' - 0"5 3/4" / 1'-0"5 3/4" / 1'-0"10 1/2" / 1'-0"10 1/2" / 1'-0"Gable Penetration3' - 4 5/16"Level 10"Level 210' -6"Level 1 Ceiling9' -0"Level 2 Ceiling20' -6"2A412Roof Ridge28' -10"45.00°15' - 0"Max. Height35' - 0"Rear Setback10' - 0"(Tent 3)5' - 4 1/4"40'-0" (Tent 2)10 1/2" / 1'-0"10 1/2" / 1'-0"5 3/4" / 1'-0"5 3/4" / 1'-0"ScaleProject numberDate IssuedDrawn byChecked by(cid:137)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comDwg. No.1/4" = 1'-0"5/11/2019 10:28:47 PMA411GarageElevationsProject NumberDetached Garage w/Attic ExemptionIssue DateAuthorCheckerAustin, TX 78702RevisionsNo.DescriptionDate1/4" = 1'-0"1Garage -South Elevation1/4" = 1'-0"2Garage -North Elevation1/4" = 1'-0"3Garage -East Elevation1/4" = 1'-0"4Garage -West ElevationI-3/12Level 10"Level 210' -6"Level 1 Ceiling9' -0"Level 2 Ceiling20' -6"Level 10"Level 210' -6"Level 1 Ceiling9' -0"SinkMirrorSconce1' - 0"2' - 6"2' - 6"4"ScaleProject numberDate IssuedDrawn byChecked by(cid:137)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comDwg. No.As indicated5/11/2019 10:28:51 PMA412Building SectionsProject NumberDetached Garage w/Attic ExemptionIssue DateAuthorCheckerAustin, TX 78702RevisionsNo.DescriptionDate1/4" = 1'-0"1Garage Section1/4" = 1'-0"2Garage Section 23/8" = 1'-0"3Loft BathI-3/13(cid:36)(cid:55)(cid:55)(cid:54)(cid:59)(cid:40)(cid:55)(cid:40)(cid:41)(cid:50)(cid:54)(cid:36)(cid:53)(cid:40)(cid:42)(cid:44)(cid:54)(cid:55)(cid:40)(cid:53)(cid:40)(cid:39)(cid:36)(cid:53)(cid:38)(cid:43)(cid:44)(cid:55)(cid:40)(cid:38)(cid:55)(cid:6)(cid:21)(cid:21)(cid:22)(cid:20)(cid:22)(cid:42)(cid:49)(cid:50)(cid:43)(cid:38)(cid:54)(cid:43)(cid:44)(cid:49)TVSSSS34D48J2x4 Recessed Fuorescent Light Fixture2x2 Recessed Fuorescent Light Fixture1x4 Recessed Fuorescent Light FixturePendent Mounted LightRecessed CanRecessed Directional CanUndercabinet Puck LightWall SconceTrack Light FixtureFlood LightExhaust FanExit LightSmoke/Carbon DetectorCeiling FanDuplex OutletDuplex 240V OutletQuad OutletDedicated OutletTV OutletJunction BoxData OutletPhone OutletDuplex GFCI OutletDuplex GFCI Outlet w Waterproof CoverDuplex Ceiling OutletDuplex Floor OutletOutlet Mounted 48" A.F.F.Switch3 Way Switch4 Way SwitchDimming Switch1' - 3" Min.4' - 0" Max.Typical SwitchTypical Outlet2 CAR GARAGETo Switch AboveLOFTScaleProject numberDate IssuedDrawn byChecked by(cid:137)7312 e. ben white blvd. #2austin, tx 78741contact -chong shin, architectp.512.297.1011chongshinarchitect@yahoo.comDwg. No.As indicated5/11/2019 10:28:52 PME211Electrical PlansProject NumberDetached Garage w/Attic ExemptionIssue DateAuthorCheckerAustin, TX 78702Electrical LegendRevisionsNo.DescriptionDate1" = 1'-0"1Electrical Mounting Height1/4" = 1'-0"2Level 1 Electrical Plan1/4" = 1'-0"3Level 2 Electrical PlanI-3/14