D-1 C15-2020-0074 ADV PACKET PART1

Board of Adjustment – Dec. 14, 2020

D-1 C15-2020-0074 ADV PACKET PART1 — original pdf

Backup

Thumbnail of the first page of the PDF — Page 1 of 27 pages

BOA GENERAL REVIEW COVERSHEET CASE: C15-2020-0074 BOA DATE: December 14th, 2020 ADDRESS: 1501 Nickerson St OWNER: Michele Connor COUNCIL DISTRICT: 9 AGENT: William Burkhardt ZONING: SF-3-NCCD-NP (Fairview Park NCCD, South River City NP) LEGAL DESCRIPTION: LOT 1 BLK 17 SWISHER ADDN VARIANCE REQUEST: increase of FAR from 40% to 41% SUMMARY: remodel/addition to existing Single-Family residence ISSUES: configuration, layout and design constraints of existing primary structure ZONING LAND USES Site North South East West SF-3-NCCD-NP CS-NCCD-NP SF-3-NCCD-NP SF-3-NCCD-NP SF-3-NCCD-NP Single-Family General Commercial Services Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Bike Austin Friends of Austin Neighborhoods Greater South River City Combined Neighborhood Plan Contact Team Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin SELTexas Sierra Club, Austin Regional Group South Central Coalition South River City Citizens Assn. Zoning Committee of South River City Citizens D-1/1! ! ± SUBJECT TRACT PENDING CASE ! ! ZONING BOUNDARY NOTIFICATIONS CASE#: LOCATION: C15-2020-0074 1501 NICKERSON STREET 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 the approximate relative location of property boundaries. 1 " = 143 ' This product has been produced by CTM for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. D-1/2D-1/3D-1/4D-1/5D-1/6D-1/7D-1/81501 NICKERSON REMODEL-ADDITION AUSTIN, TX 78704 OCTOBER 28, 2020 SITE LOCATION - SCALE: N.T.S. ISSUE/REVISION DATE: PERMIT MTG. 10/13/2020 BOA 10/28/2020 INFORMATION COV COVER SHEET ARCHITECTURAL DRAWINGS A1.1 A1.2 EXIST. SITE PLAN & LDC CALCULATIONS DEMOLITION SITE PLAN & NEW SITE PLAN A2.1 A2.2 A2.3 A2.4 A3.1 A3.2 A3.3 A3.4 A4.1 A4.2 A5.1 A5.2 FIRST FLOOR PLAN & DEMOLITION PLAN SECOND FLOOR PLAN & ROOF PLAN ENLARGED FIRST FLOOR PLAN ENLARGED SECOND FLOOR PLAN NORTH & EAST ELEVATIONS SOUTH & WEST ELEVATIONS BUILDING SECTION & DETAILS WINDOW TYPES INTERIOR ELEVATIONS INTERIOR ELEVATIONS FIRST FLOOR ELECTRICAL PLAN SECOND FLOOR ELECTRICAL PLAN STRUCTURAL DRAWINGS S-1 S-2 S-3 FOUNDATION PLAN & DETAILS FRAMING PLANS & DETAILS FRAMING DETAILS I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I COVER SHEET CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/9OH OH OVERHEAD POWER OH OH OH OH OH OH OH OH OH OH 16' DIRT ALLEY 5' REAR SETBACK PER MCMANSION FOR SECONDARY DWELLING UNIT " 12 6 - ' 6 " 12 7 - ' 6 7'-0" 22.20 WATER METER FOR ADU 10' REAR SETBACK PER LDC 20'-6" 5 4 0 EXISTING SECONDARY DWELLING UNIT 0 2 . 8 2 0 2 . 8 2 COVERED CONCRETE NO WORK 540 CONCRETE WALK 5 3 8 CONCRETE DRIVE GRAVEL // // // // WOOD FENCE // // // // // // // // // // 22.20 / / / / // E C N E F / / D O O W / / 0 2 . 0 1 20'-5" E C N E F D O O W / / / / / / / / / / / / / / / / / / / / / / STONE WALK GRADE @ EXIST. CORNER=538.60' 17.10 GRADE @ EXIST. CORNER=538.10' 11.00 SUBPANEL PANEL 0 0 . 6 8'-11 2" STONE WALK . C N O C S P E T S 5 3 8 18.20 1.2' OFF WOOD SHED ON CONCRETE 0 2 . 0 1 18.20 1.1' OFF 13'-71 2" GRADE @ EXIST. CORNER=539.00' LOT 2 0 0 . 8 4 SINGLE STORY EXIST. HOUSE EXISTING F.F. 540.25' 0 2 . 2 5 5 3 8 F F O ' 3 . 0 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / 7'-0 1 2" / / / / N O ' 5 . 0 / / / / / / / / / / N O ' 5 . 0 / / E C N E F D O O W / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / N O ' 4 . 1 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W N O ' 4 . 1 5 ' I S D E S E T B A C K T E E R T S H T E B A Z I L E T S A E B R U C / / / / / / / / F F O ' . 0 2 1 / / / / / / / / E C N E F D O O W / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W F F O ' . 3 2 1 / / / / / / T E L N I H O H O 5 3 6 / / / / // ELEC. METER 8'-11 2" P A N E L E GRADE @ EXIST. CORNER=536.75' H O 14.50 CONCRETE STEPS 0 8 . 1 14.00 FRONT SETBACK GAS METER G // // // 13'-3 1 2" GRADE @ EXIST. CORNER=537.75' // // // CONCRETE WALK 2 6 ' - 9 12 " / / W // O O // D F E N // C E H O 2 5 ' - 1 12 " // H O / / / / // H O // / / // 1 5 ' I S D E S T R E E T S E T B A C K 1 0 ' I S D E S T R E E T S E T B A C K ( 1 9 4 1 ) 1.8' OFF // // // // // // // // WOOD FENCE // // // // // // // // // // // 1.7' OFF // // CONCRETE WALK N INLET NICKERSON STREET WATER METER FOR HOUSE 5 3 6 CURB EXISTING SITE SCALE: 1/8"=1'-0" ADDRESS: 1501 NICKERSON STREET AUSTIN, TX 78704 LEGAL DESCRIPTION LOT 1, BLOCK 17, OF SWISHER ADDITION, AN ADDITION IN TRAVIS COUNTY, TEXAS, ACCORDING TO THE MAP OR PLAT THEREOF, RECORDED IN BOOK 1, PAGE 2, OF THE PLAT RECORDS OF TRAVIS COUNTY, TEXAS, TOGETHER WITH THE MAP OR PLAT RECORDED IN/UNDER VOLUME 276, PAGE 151 OF THE DEED RECORDS OF TRAVIS COUNTY, TEXAS. THIS PROPERTY DOES NOT LIE WITHIN THE 100 YEAR FLOOD- PLAIN, AND HAS A ZONE RATING AS SHOWN ON THE FLOOD INSURANCE RATE MAPS F.I.R.M. MAP NO.48453C0205 E PANEL: 0205 E DATED: JUNE 16, 1993 ZONING: SF-3-NCCD-NP NEIGHBORHOOD PLAN: SOUTH RIVER CITY GREATER SOUTH RIVER CITY COMBINED NPA FAIRVIEW PARK NCCD GRADE/HEIGHT CALCULATIONS: NATURAL GRADE CALCULATIONS: HIGHEST NATURAL GRADE AT BUILDING= 539.50' LOWEST NATURAL GRADE AT BUILDING = 536.75' AVERAGE NATURAL GRADE AT BUILDING = 538.125' FINISHED GRADE CALCULATIONS: HIGHEST FINISHED GRADE AT BUILDING = 539.50' LOWEST FINISHED GRADE AT BUILDING = 536.75' AVERAGE FINISHED GRADE AT BUILDING = 538.125' FINAL GRADE FOR HEIGHT CALCULATION: LOWER OF NATURAL OR FINISHED GRADE = 537.875' IMPERVIOUS COVER: TOTAL SITE AREA: 6,973 SF 45% OF TOTAL SITE AREA: 3,138 SF ALLOWABLE AREA DESCRIPTION EXISTING SF NEW/ADDED SF TOTAL SF TOTAL BUILDING COVERAGE: 2,260 SF 574 SF 2,824 SF (GUEST HOUSE) (MAIN HOUSE) 1ST FLOOR CONDITIONED AREA: MAIN HOUSE: SECONDARY HOUSE: 2ND FLOOR CONDITIONED AREA: MAIN HOUSE: SECONDARY HOUSE: 3RD FLOOR CONDITIONED AREA: BASEMENT: COVERED PARKING (GARAGE): STORAGE BUILDING: COVERED PORCH: (SEE BELOW)* (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) (EXCLUDE BELOW) 266 SF 266 SF 0 SF 557 SF 557 SF 0 SF 0 SF 0 SF 0 SF <-183 SF> 491 SF 0 SF <-232 SF> 0 SF 0 SF 12 SF 0 SF 354 SF 2,319 SF 1697 SF 622 SF 557 SF 557 SF 0 SF 0 SF 0 SF 0 SF 0 SF 515 SF 77 SF 178 SF 0 SF *** SF 24 SF 0 SF 3,113 SF 2,053 SF 1,431 SF 622 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 183 SF 24 SF 2,759 SF 2,260 SF 32.4% 2,824 SF 40.0% 2,759 SF 39.6% 2,938 SF 44.6 % (LOOSE RIVER ROCK @ 100%) DRIVEWAY: SIDEWALKS & CONC STEPS: UNCOVERED CONC. PORCHES, TERRACES: UNCOVERED WOOD STEPS: A/C PADS: OTHER (RET. WALLS/LANDSCAPE EDGING): 77 SF 410 SF 0 SF 0 SF 12 SF 0 SF TOTAL SITE COVERAGE: EXISTING BUILDING COVERAGE: % OF LOT SIZE: PROPOSED BUILDING COVERAGE: % OF LOT SIZE: EXISTING IMPERVIOUS COVER: % OF LOT SIZE: PROPOSED IMPERVIOUS COVER: % OF LOT SIZE: (2,260 SF + 499 SF) F.A.R. CALCULATIONS TOTAL SITE AREA: 6,973 SF 40% OF TOTAL SITE AREA: 2,789 SF AREA DESCRIPTION EXISTING SF NEW SF EXEMPTION TOTAL SF 1ST FLOOR CONDITIONED AREA: MAIN HOUSE: SECONDARY HOUSE: 2ND FLOOR CONDITIONED AREA: 3RD FLOOR CONDITIONED AREA: BASEMENT: ATTIC: GARAGE (DETACHED): CARPORT (ATTACHED): (DETACHED): ACCESSORY BUILDINGS* 1,431 SF 620 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 183 SF 266 SF 0 SF 557 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF <-183 SF> COVERED (GROUND-FLOOR) PORCH: FRONT: REAR: SIDE: (NO HABITABLE SPACE ABOVE) (NO HABITABLE SPACE ABOVE) TOTALS: 0 SF 0 SF 24 SF 2,236 SF (EXEMPT) 0 SF 491 SF 0 SF 553 SF TOTAL S.F. = 2,874 SF = .41 F.A.R. (EXCEEDS BY 85 SF) (EXEMPT) (EXEMPT) 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 491 SF 24 SF 1,697 SF 620 SF 557 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF (EXEMPT) (EXEMPT) 2,874 SF 2,874 SF I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I EXISTING SITE & CALCS. CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/10OH OH OVERHEAD POWER OH OH OH OH OH OH OH OH OH OH OH OH OVERHEAD POWER OH OH OH OH OH OH OH OH OH OH 16' DIRT ALLEY 5' REAR SETBACK PER MCMANSION FOR SECONDARY DWELLING UNIT " 12 6 - ' 6 " 12 7 - ' 6 7'-0" 22.20 WATER METER FOR ADU 10' REAR SETBACK PER LDC 20'-6" 5 4 0 EXISTING SECONDARY DWELLING UNIT 0 2 . 8 2 0 2 . 8 2 COVERED CONCRETE NO WORK 540 CONCRETE WALK 5 3 8 DEMO EXIST. IRRIGATION SYSTEM WHERE AFFECTED BY NEW CONSTRUCTION COORDINATE W/OWNER FOR REINSTALLATION OF SYSTEM AND RELOCATION OF CONTROLLER 20'-5" 7'-0 1 2" FOOTPRINT OF NEW WORK GRUB & PREP AREA AS REQUIRED // // // // // // // // // // // // // // // 22.20 / / / / DEMO EXIST. WOOD FENCE CONCRETE DRIVE GRAVEL DEMOLISH EXISTING WOOD SHED ON CONCRETE E C N E F D O O W . I T S X E H S L O M E D I / / / / / / / / DEMOLISH EXISTING / / STONE WALK GRADE @ EXIST. CORNER=538.60' PANEL 13'-71 2" GRADE @ EXIST. CORNER=539.00' LOT 2 SALVAGE EXIST. A/C UNIT FOR REUSE SALVAGE EXIST. SUBPANEL GRADE @ EXIST. CORNER=538.10' 8'-11 2" . C N O C S P E T S 5 3 8 DEMO EXIST. IRRIGATION SYSTEM WHERE AFFECTED BY NEW CONSTRUCTION COORDINATE W/OWNER FOR REINSTALLATION OF SYSTEM AND RELOCATION OF CONTROLLER FOOTPRINT OF NEW WORK GRUB & PREP AREA AS REQUIRED F F O ' 3 . 0 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / N O ' 5 . 0 / / / / / / N O ' 5 . 0 / / E C N E F D O O W / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / SINGLE STORY EXIST. HOUSE EXISTING F.F. 540.25' CONCRETE STEPS CONCRETE WALK GAS METER G // // // // 13'-31 2" GRADE @ EXIST. CORNER=537.75' // // FRONT SETBACK 5 3 8 2 6 ' - 9 12 " N O ' 4 . 1 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W N O ' 4 . 1 5 ' I S D E S E T B A C K CONCRETE WALK WATER METER FOR HOUSE 5 3 6 CURB ELEC. METER 8'-11 2" P A N E L E GRADE @ EXIST. CORNER=536.75' H O 5 3 6 / / / / // / / W // O O // D F E N // C E H O 2 5 ' - 1 12 " // H O / / // // / / // / / H O 1 5 ' I S D E S T R E E T S E T B A C K 1 0 ' I S D E S T R E E T S E T B A C K ( 1 9 4 1 ) T E L N I H O H O T E E R T S H T E B A Z I L E T S A E B R U C F F O ' . 0 2 1 E C N E F D O O W / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W F F O ' . 3 2 1 / / / / 16' DIRT ALLEY HIGH POINT SEGMENT "C" = 540.40' +540.40 +540.40 +540.40 5' REAR SETBACK PER MCMANSION FOR SECONDARY DWELLING UNIT WATER METER FOR ADU 10' REAR SETBACK PER LDC 5 4 0 EXISTING SECONDARY DWELLING UNIT NO WORK 540 " 0 1 - ' 6 3 C T N E M G E S T N E T 5 3 8 LOW POINT SEGMENT "C" = 538.00' HIGH POINT SEGMENT "B" = 539.75' 538.00' NEW WOOD FENCE 35'-1" MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE / / +539.75 +539.75 +539.75 GRADE @ NEW CORNER=538.25' 6'-0" CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING CONC. LANDING / / / / / / / / " 0 - ' 2 // // // // // // // // // // // // // // // // // // TIE INTO EXISTING WOO D FENCE HIGH POINT EXIST. & FIN. GRADE @ NEW CORNER=539.50' 2'-0" 2'-0" 2'-0" 2'-0" 2'-0" 2'-0"2'-0" 2'-0"2'-0" GRAVEL CONC. ENTRY PORCH SCREENED PORCH NEW CONSTRUCTION EDGE OF EXIST. CONSTRUCTION GRADE @ NEW CORNER=539.25' / / " 0 - ' 0 4 B T N E M G E S T N E T " 0 - ' 6 1 " 1 - ' 5 1 " 6 - ' 3 2 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C GRADE @ NEW CORNER=538.25' " 6 - ' 7 GRADE @ EXIST. CORNER=538.10' G 5 3 8 KITCHEN X E F O E G D EDGE OF EXIST. CONSTRUCTION E . T S I I N O T C U R T S N O C LOW POINT SEGMENT "B" = 537.50' 537.50' E D G E O F E X S T I . C O N S T R U C T O N I " 7 8 2 - ' 3 G FLEX ROOM 8 6 8 2 2680 30" H. DESK 2868 EXISTING F.F. 540.25' " 0 - ' 8 4 LIVING ROOM MASTER BEDROOM GRADE @ NEW CORNER=538.90' / / HIGH POINT SEGMENT "A" = 539.00' MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE MCMANSION TENT LINE +539.00' +539.00' +539.00' RELOCATED A/C CONDE NSING UNIT - REFER TO SITE PLAN FOR REQUIREMENTS / / 7'-0" / / EXCAVATE GRADE SLIGHLTY AS REQUIRED TO ENSURE UNIT IS NOT VISIBLE FROM WINDOWS - SET ON CONC. PAD & ADJUST GRADE TO ENSURE POSITIVE DRAINAGE TOWARD STREET / / 5 3 8 " 0 - ' 0 4 A T N E M G E S T N E T LOW POINT EXIST. & FIN. GRADE LOW POINT EXIST. & FIN. GRADE @ EXIST. CORNER=536.75' 25' FRONT SETBACK MCMANSION TENT LINE MCMANSION TENT LINE +537.87' +537.87' GAS METER G // // // // // // GRADE @ EXIST. CORNER=537.75' ELEC. METER P A N E L E H O LOW POINT SEGMENT "A" = 536.66' 536.66' 5 3 6 / / // // / / W / / O O // D F E N / / C E H O / / H // O / / // // / / H O ENTRY VESTIBULE CONCRETE WALK 1 5 ' I S D E S T R E E T S E T B A C K 1 0 ' I S D E S T R E E T S E T B A C K ( 1 9 4 1 ) / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W W E N / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W / / / / / / " 0 1 - ' 3 3 " 0 1 - ' 7 1 / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W N O ' 4 . 1 5 ' I S D E S E T B A C K F F O ' . 0 2 1 E C N E F D O O W / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E C N E F D O O W / / F F O ' . 3 2 1 / / / / B R U C T E L N I H O H O CONCRETE WALK WATER METER FOR HOUSE 5 3 6 CURB I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I SITE PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 1.8' OFF // // // // // // // // WOOD FENCE // // // // // // // // // // 1.7' OFF // // // // 1.8' OFF // // // // // // // // WOOD FENCE // // // // // // // // // // // 1.7' OFF // // N N INLET NICKERSON STREET SITE DEMOLITION SCALE: 1/8"=1'-0" INLET NICKERSON STREET SITE PLAN SCALE: 1/8"=1'-0" D-1/1110" 6'-0" 10" 10" 2'-0" SEAT/STORAGE CONC. LANDING " 0 - ' 2 CONC. ENTRY PORCH 35'-11 4" SCREENED PORCH PAINTED WOOD FLOOR EXPOSED BEAMS T&G DECK ABOVE 3'-71 4" 9'-4" 5'-41 4" 12'-91 2" 3'-83 4" 2836 SH 7'-31 2" H.H. PLATE HT. = 9'-3" (V.I.F.) QUARTZ TOP " 2 - ' 2 C D O R R A N W E E R R S 42" REFG. FREEZER DISH- WASHER " 0 - ' 2 " 14 4 - ' 4 " 18 4 - ' 5 KITCHEN CORK FLOOR SLOPED CEILING W/ BEAD BD. TO MATCH EXIST. QUARTZ TOP HORIZ. SLIDER WDW " 4 1 " 34 6 - ' 5 3 0 6 8 2868 R O O L F K R O C R O O L F D O O W 7'-13 4" 3080 BARN R P 8 6 8 2 13'-61 2" " 0 - ' 4 1 " 2 - ' 3 1 " 6 - ' 3 2 I N O T C U R T S N O C W E N " 0 - ' 8 NEW WALLS -MATCH EXIST. ASSEMBLY WHERE REQD. I G N D N A L . C N O C F F A " 12 4 - ' 2 1 = T H E T A L P T M S C 6 3 0 6 . . H H " 12 3 - ' 7 EXIST. WALLS MODIFY AS REQD. 2'-3" 3'-11" QUARTZ TOP " 58 7 - ' 6 " 2 - ' 8 3'-4" 3'-10" QUARTZ TOP " 7 - ' 2 MICROWAVE & DRAWERS SHELVES ABOVE . / R N W O W Y F R E V I I K N S " 5 . 9 3 " 0 - ' 8 " 0 - ' 4 E G N A R " 8 4 N E V O E L B U O D G 3'-6" 12" SHELVES PANTRY S H E L V E S " 58 9 - ' 4 " 5 1 S E V L E H S " 18 6 - ' 7 S H E L V E S 1 1 2" MILLWORK CABINET SIDE 12" SHELVES I S R A T S W O L E B L L A W T E N B A C I 3'-101 4" FACE OF CABINET STORAGE UNDER STAIRS " 78 2 - ' 3 G D E K C A T S / D W 3'-41 2" MILLWORK/ CABINETS MILLWORK/ CABINETS DEMOLISH EXISTING EXTERIOR WALLS AS INDICATED - REF. STRUCTURAL DRAWINGS FOR ALL MODIFICATION TO EXISTING PIERS AND FLOOR FRAMING 13'-11" FLEX ROOM WOOD FLOOR TO MATCH EXIST. BEAD BD. CEILING TO MATCH EXIST. 8 6 8 2 2850 DH 7'-31 2" H.H. PLATE HT. = 9'-3" (V.I.F.) C O R N E R D R A W E R S QUARTZ TOP " 12 3 - ' 3 15" PREP SINK CORK FLOOR WOOD FLOOR DINING WOOD FLOOR SLOPED CEILING W/ BEAD BD. TO MATCH EXIST. RELOCATE A/C RETURN GRILLE @ SIDEWALL EDGE OF RAISED AREA OF KITCHEN 2868 3'-10" " 12 0 1 - ' 3 4'-7" QUARTZ TOP 30" H. DESK 2680 BATH #2 ORIGINAL WOOD FLOOR TO BE RESTORED TILE WALLS 1'-91 2" 2'-91 4" 4'-71 4" RELOCATED A/C CONDENSING UNIT - REFER TO SITE PLAN FOR REQUIREMENTS 3'-83 4" 7'-0" " 0 1 - ' 3 3 " 7 - ' 4 H D 0 5 8 2 . . H H " 12 3 - ' 7 " 3 - ' 9 = . T H E T A L P ) . F . I . V ( H D 0 5 8 2 . . H H " 12 3 - ' 7 " 7 - ' 4 " 8 - ' 0 1 " 0 1 - ' 9 1 EXTENT OF NEW CONSTRUCTION DEMOLISH EXISTING EXTERIOR WALLS AS INDICATED - REF. STRUCTURAL DRAWINGS FOR ALL MODIFICATION TO EXISTING PIERS AND FLOOR FRAMING EXTENT OF NEW CONSTRUCTION SALVAGE EXIST. A/C UNIT FOR REUSE SALVAGE EXIST. SUBPANEL DEMO EXIST. IRRIGATION CONTROLLER - COORDINATE W/OWNER FOR RELOCATION PANEL REMOVE EXIST. FLOOR IN THIS AREA - PREP FOR NEW WOOD FLOOR TO MATCH EXISTING IN OTHER AREAS OF HOUSE DEMOLISH EXISTING MASONRY CHIMNEY @ THIS LOCATION BATH #2 REMOVE FIXTURES & DEMO EXISTING TILE FLOOR & PREP FOR REFINISHING OF ORIGINAL WOOD FLOOR PARENT'S BEDROOM EXIST. FLOOR TO REMAIN PATCH EXIST. FLOOR IN THIS AREA - PREP FOR NEW CORK FLOOR TYP. - SALVAGE ALL APPLIANCES AND FIXTURES - COORDINATE WITH OWNER FOR ALL DISPOSITION INSTRUCTIONS COORDINATE FLOOR DEMOLITION IN THIS AREA WITH LOCATION OF NEW CORK FLOORING IN NEW KITCHEN DEMO A/C SUPPLY & RETURN GRILLES @ CLNG. ABOVE EDGE OF RAISED AREA OF KITCHEN EXIST. HOUSE LIVING ROOM EXIST. FLOOR TO REMAIN TOILET PARENT'S BATH FLOOR T.B.D. DEMO EXIST TUB & ASSOC. FITTINGS REMOVE TILE & FITTINGS AT EXIST. SHWR. PREP ALL SUBSTRATES FOR NEW FINISHES STUDY VESTIBULE EXIST. FL.TO REMAIN CL. TUB SHWR. GAS METER G ELEC. METER P A N E L E " 0 - ' 8 4 E R U T C U R T S L A N G R O G N T S X E I I I I F F A " 12 4 - ' 2 1 = T H E T A L P W E N I G N T S X E I I G N T S X E I ) . F . I . V ( " 3 - ' 9 = . T H E T A L P . I T S X E I G N T S X E I I G N T S X E I I G N T S X E I I G N T S X E I P A N E L E I G N T S X E I I G N T S X E I I G N T S X E I ) . F . I . V ( " 3 - ' 9 = . T H E T A L P . I T S X E I G N T S X E I I G N T S X E I LIVING ROOM EXIST. FLOOR TO REMAIN PARENT'S BEDROOM EXIST. FLOOR TO REMAIN FIELD-VERIFY ALL DIMENSIONS 19. REFER TO STRUCTURAL DRAWINGS FOR SITE AND FOUNDATION PREPARATION REQUIREMENTS. PRIOR TO CONSTRUCTION ABANDONED FIREPLACE TO REMAIN TOILET PARENT'S BATH FLOOR T.B.D. COORD. W/OWNER RE: LAVATORIES, COUNTERS, & MISC. FINISHES, TYP. THROUGHOUT BATHROOM. STUDY VESTIBULE EXIST. FL.TO REMAIN EXISTING EXISTING RECONSTRUCT SHWR. TO NEW DIMS. PREP ALL SUBSTRATES FOR NEW FINISHES SILL HT. KNEE WALL 4'-61 2" CL. 11 2" 1'-115 8" 4'-01 2" " 0 - ' 2 . V F . LIN. 4" BUILT-IN DRESSER BELOW WDW. T A E S 5" " 1 - ' 3 4" 10" 3"H CURB SHWR. 3'-31 2" G EXISTING REPLACE ALL DAMAGED/COMPROMISED SUBSTRATE MATERIALS, TYP. APPLY COMPLETLY NEW WATERPROOF PAN & SURROUNDS @ SHWR. NOTES: 1. 2. 3. 4. PROVIDE MIN. R-13 EXTERIOR 2X4 WALLS. INSULATION IN PROVIDE MIN. R-19 EXTERIOR 2X6 WALLS. INSULATION IN PROVIDE MIN. R-13 FLOOR INSULATION. PROVIDE MIN. R-30 INSULATION IN ATTIC & ROOF. 5. DOORS & WINDOWS TO BE JELD-WEN EXTERIOR WOOD UNITS. 6. U-VALUE & SHGC TO CORRESPOND TO AUSTIN CITY OF CURRENT REQUIREMENTS: a. U-VALUE = 0.40 MAX. b. SHGC = 0.25 MAX. 7. UNDER-FLOOR CRAWL SPACE TO BE LINED WITH POLYETHELENE VAPOR BARRIER. 8. COORDINATE ALL FLOOR/CEILING FRAMING LAYOUTS WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN - TYP. WHEREVER CAN LIGHTS ARE SHOWN. GENERAL NOTES: 1. 2. 3. 4. 5. 6. 7. 8. 9. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE OWNER. NOTES APPLY TO ALL SHEETS, ALL ACTIVITIES, AND ALL DISCIPLINES, REGARDLESS OF THE SHEET ON WHICH THEY MAY APPEAR. QUESTIONS AND DISCREPANCIES SHOULD BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND/OR THE OWNER IMMEDIATELY THE GENERAL CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES TO ACHIEVE THE DESIGN INTENT OF THE PROJECT AS DESCRIBED IN THE ATTACHED DOCUMENTS. CONSTRUCTION DOCUMENTS ARE DESIGNED TO COMPLY WITH APPLICABLE RESIDENTIAL BUILDING CODE, LOCAL LAND DEVELOPMENT CODE, AND RELEVANT NEIGHBORHOOD PLAN RESTRICTIONS. CONTRACTOR AND SUBCONTRACTORS ARE FULLY RESPONSIBLE TO PERFORM ALL WORK IN COMPLIANCE WITH AND ADHERENCE TO SUCH RELEVANT CODES AND ORDINANCES. CONTRACTOR TO VERIFY AND ACQUIRE ALL PERMITS AND INSPECTIONS NECESSARY AND REQUIRED FOR THE WORK. REVISIONS AND CHANGES SHOULD NOT BE MADE TO THE WORK BY THE OWNER OR THE CONTRACTOR WITHOUT THE INVOLVEMENT OF THE ARCHITECT. ALL WORK UNDERTAKEN WITHOUT SUCH INVOLVEMENT OR NOTIFICATION WILL BE THE CONTRACTORS SOLE RESPONSIBILITY. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS, LOCATIONS OF ALL UTILITIES, AND EXISTING GRADES PRIOR TO COMMENCING CONSTRUCTION. CONTRACTOR SHALL CONFIRM DIMENSIONS TAKEN FROM KNOWN OR IDENTIFIABLE POINTS AND SHALL NOTIFY THE ARCHITECT OF DISCREPANCIES PRIOR TO COMMITTING TO CONSTRUCTION. AT BUILDING STAKEOUT CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AND DIMENSIONS AND THE LOCATIONS OF ALL LOT LINES, EASEMENTS, BUILDING SETBACK LINES AND SIDE AND REAR YARD REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE CORRECT AND ACCURATE PLACEMENT OF THE BUILDING AND THE RELATIONSHIP OF THESE ELEMENTS TO WHAT WILL BE CONSTRUCTED. COORDINATE DEMOLITION OF EXISTING CONSTRUCTION WITH NEW WORK SHOWN ON DRAWINGS. CONTRACTOR SHALL CONSTANTLY PROTECT ALL OPEN OR OTHERWISE EXPOSED CONSTRUCTION FROM WEATHER, RAIN, AND EXPOSURE TO THE ELEMENTS. ALL EXPOSED CONSTRUCTION SHALL BE PROTECTED AT THE END OF EACH DAYS WORK. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGE TO RESIDENCE RESULTING FROM FAILURE OF SUCH PROTECTION. 10. ALL EXISTING TREES TO REMAIN UNDISTURBED UNLESS OTHERWISE NOTED; PROTECT ACCORDING TO STANDARD PROTECTION DETAILS AND REQUIREMENTS. 11. TREE PROTECTION: WHEN IN PROXIMITY OF 1 2 CRZ OF PROTECTED TREES, FOLLOW STANDARD ROOT ZONE PROCEDURE FOR ROOTS AFFECTED BY EXCAVATION FOR GRADE BEAMS. 12. ANY EXISTING PLANTING TO BE RELOCATED IS TO BE EXCAVATED, POTTED OR BURLAPPED TEMPORARILY, STORED AND MAINTAINED IN GOOD CONDITION FOR REPLANTING BY CONTRACTOR AT PROJECT COMPLETION. 13. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO SITE WHICH MAY OCCUR DURING OR AS A RESULT OF CONSTRUCTION IF OPERATIONS DAMAGE DRIVE OR FLATWORK, ACTIVITIES. CONTRACTOR SHALL REPLACE DAMAGED WORK PRIOR TO PROJECT CLOSE-OUT. 14. FENCING: CONTRACTOR SHALL BE RESPONSIBLE FOR REPAIR OF DAMAGE TO FENCING WHICH MAY OCCUR DURING CONSTRUCTION. CONTRACTOR SHALL RESTORE EXISTING AND NEW SITE PERIMETER FENCING TO ORIGINAL CONDITION IF SUCH IS SCHEDULED TO REMAIN. 15. COMPLETELY GRUB TREE ROOTS AND SUBSURFACE VEGETATION & EXCAVATE TO UNDISTURBED SUBGRADE WHERE REQUIRED FOR NEW FOUNDATION (REF. STRUCTURAL). 16. CONTRACTOR SHALL CONFIGURE GAS LINE, ELECTRICAL LINES AND DROPS, CABLE FEEDS, EXHAUSTS AND VENTS, ETC. AS REQUIRED TO ACHIEVE THE MOST EFFICIENT AND/OR APPROPRIATE ROUTING.LOCATE ALL VENTS AND EXHAUSTS AS FAR TO THE REAR OF THE STRUCTURE AS POSSIBLE TO AVOID VISIBILITY FROM STREETS. CONSOLIDATE VENTS TO THE FEWEST POSSIBLE NUMBER OF ROOF PENETRATIONS. 17. DASHED LINES TYPICALLY INDICATE OVERHEAD COMPONENTS SUCH AS SHELVES, BUILT-IN CABINETRY, ETC., UNLESS NOTED OTHERWISE. 18. FRAME ALL ROUGH OPENINGS FOR EXTERIOR DOORS AND WINDOWS PER MANUFACTURERS DIMENSIONS. 20. ALL WORK, MATERIALS, ASSEMBLIES AND FINISHES ARE TO BE MANUFACTURER'S INDUSTRY CONSTRUCTED RECOMMENDATIONS, STANDARDS AND BEST CONSTRUCTION PRACTICES. REQUIREMENTS, INSTALLED CODE AND PER 21. THE CONSTRUCTION DOCUMENTS DO NOT SHOW OR DETAIL ROOFING OR WATERPROOFING OR WALL PENETRATIONS AND/OR SIMILAR ASSEMBLIES. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL MATERIALS AND FULL AND COMPLETE DETAILING BETWEEN MATERIALS, COMPONENTS AND ASSEMBLIES USED IN THE PROJECT AS NECESSARY AND INFERABLE AS REQUIRED FOR A COMPLETE, WEATHERTIGHT AND PROFESSIONALLY FINISHED PROJECT, WHETHER SPECIFIED OR NOT, AND WHETHER OR NOT INDICATED OR REFERENCED. 22. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE MEANS AND METHODS USED FOR ALL WORK PERFORMED. 23. WALL FRAMING TO BE 2X4 OR 2X6 @ 16" O.C. U.NO., AS INDICATED ON PLANS. 24. DIMENSIONS SHOWN ON PLAN DRAWINGS ARE TO EXTERIOR FACE OF STUD FOR EXTERIOR WALLS AND TO FACE OF STUDS FOR INTERIOR WALLS. DIMENSIONS DO NOT INCLUDE DRYWALL, OR ADDITIONAL FINISH SURFACES SUCH AS TILE OR SIDING, UNLESS SPECIFICALLY DIMENSIONING MASONRY, WHICH IS DIMENSIONED TO THE FINISHED FACE. 25. LOCATE HOSE BIBS APPROXIMATELY 24" A.F.F. U.N.O. 26. FIELD-VERIFY ALL DIMENSIONS; NOTIFY ARCHITECT IF DISCREPANCIES OR IF UNABLE TO RECONCILE. 27. ALL HEIGHTS ARE RELATIVE TO FINISH FLOOR AND NOT TO FOUNDATION/SLAB ELEVATION U.N.O. 28. WALLS NOT HATCHED DO NOT EXTEND TO CEILING. 29. ALL SHOWER HEADS TO BE MOUNTED @ 7'-0" U.N.O. 30. ALL INTERIOR WALL AND CEILING MATERIAL IS GYPSUM BOARD U.N.O. PROVIDE IN-WALL BLOCKING FOR ALL LOAD-BEARING SURFACE-MOUNTED COMPONENTS SUCH AS FANS, GRAB BARS, HANDRAILS, MILLWORK, ETC. 31. ALL STRUCTURAL ENGINEERING TO BE PROVIDED BY LICENSED ENGINEER OR APPROPRIATELY LICENSED PROFESSIONAL. (ARCHITECT IS NOT RESPONSIBLE FOR STRUCTURAL ENGINEERING). 32. ALL MECHANICAL, ELECTRICAL, AND PLUMBING ENGINEERING TO BE PERFORMED BY LICENSED ENGINEERS OR APPROPRIATELY LICENSED PROFESSIONALS. (ARCHITECT IS NOT RESPONSIBLE FOR SEPTIC OR MEP ENGINEERING). I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I FIRST FLOOR PLAN & DEMO PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 DEMOLITION PLAN SCALE: 1/4"=1'-0" H O FIRST FLOOR SCALE: 1/4"=1'-0" D-1/12SLOPE 6:12 SLOPE 6:12 STANDING SEAM METAL ROOF STANDING SEAM METAL ROOF 2 1 : 34 2 E P O L S STANDING SEAM METAL ROOF OPEN WOOD DECK OVER WATERPROOF MEMBRANE SLOPE 2:12 STANDING SEAM METAL ROOF SLOPE 6:12 SLOPE 6:12 STANDING SEAM METAL ROOF STANDING SEAM METAL ROOF STANDING SEAM METAL ROOF SLOPE 6:12 SLOPE 6:12 NEW STANDING SEAM METAL ROOF ON EXISTING HOUSE EXIST. MASONRY CHIMNEY TO REMAIN; VERIFY INTEGRITY NEW STANDING SEAM METAL ROOF ON EXISTING HOUSE SLOPE 6:12 SLOPE 6:12 SLOPE 6:12 SLOPE 6:12 NEW STANDING SEAM METAL ROOF ON EXISTING HOUSE 35'-11 4" SLOPE 6:12 SLOPE 6:12 STANDING SEAM METAL ROOF STANDING SEAM METAL ROOF " 0 - ' 4 1 " 4 - ' 2 " 14 0 - ' 8 " 14 3 - ' 9 2 " 14 1 1 - ' 6 " 14 9 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 14 1 - ' 2 " 12 4 - " 2 1 . T H E T A L P " 412 - " 2 1 . T H E T A L P " 14 9 - ' 2 " 4 - ' 2 PLATE HT. VARIES 2 1 : 14 2 E P O L S STANDING SEAM METAL ROOF OVER WATERPROOF MEMBRANE 3'-33 4" 7'-21 4" 6'-113 4" 3'-61 4" OPEN WOOD DECK OVER WATERPROOF MEMBRANE PLATE HT. = 9'-1" 2 8 8 0 2 8 8 0 PLATE HT. VARIES OPEN TO KITCHEN BELOW " 58 2 - ' 5 LANDING WOOD FL. 9' CEILING WD. TRIM @ CRNR. 2868 " 14 1 - ' 2 " 34 1 - ' 5 CAB. 2'-63 4" 7 1 6 1 5 1 4 1 3 1 2 1 1 1 0 1 9 H D 0 5 8 2 . . H H " 12 3 - ' 7 " 1 - ' 9 = . T H E T A L P H D 0 5 8 2 . . H H " 12 3 - ' 7 " 7 - ' 4 " 34 0 1 - ' 3 3 " 7 - ' 4 " 5 - ' 4 " 34 0 1 - ' 4 " 34 3 - ' 9 14'-11 4" " 8 - ' 0 1 " 0 1 - ' 9 1 " 5 - ' 9 S S A P Y B 8 6 6 3 - 2 T E S O L C GUEST BEDROOM WOOD FLOOR TO MATCH EXIST. BEAD BD. 9' CEILING TO MATCH EXIST. ROUGH-IN FOR FUTURE LAVATORY SINK PLATE HT. = 9'-1" 3'-10" . N L I QUARTZ TOP " 1 - ' 9 = . T H E T A L P 1'-87 8" 1'-87 8" SHELVES OR A/C DUCT CHASE " 12 4 - ' 2 8 6 8 2 . L G . P M E T " 12 " 12 7 - ' 5 TUB/SHOWER TILE 9' CEILING 3'-9" " 12 8 - ' 3 TOILET TILE 9' CEILING 2868 6'-83 4" " 12 7 - ' 9 BATH #3 TILE 9' CEILING 5'-21 2" 3'-7" 14'-2" PLATE HT. = 9'-1" 5'-41 2" " 14 8 - ' 3 " 12 3 - ' 6 " 3 - ' 6 " 3 - ' 6 " 7 - ' 4 " 14 1 1 - ' 1 ' 5 1 < T H G N L E C X A M I I F F A " 3 - ' 3 1 = M A E B F O M O T T O B ' 5 1 < T H G N L E C X A M I I " 1 - ' 9 = . T H E T A L P 28'-11 4" " 12 1 - ' 2 1 EXIST. MASONRY CHIMNEY FROM ABANDONED FIREPLACE TO REMAIN; VERIFY INTEGRITY NEW STANDING SEAM METAL ROOF ON EXISTING HOUSE NEW STANDING SEAM METAL ROOF ON EXISTING HOUSE SLOPE 6:12 SLOPE 6:12 GENERAL NOTES: 1. 2. 3. 4. 5. 6. 7. 8. 9. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH THE OWNER. NOTES APPLY TO ALL SHEETS, ALL ACTIVITIES, AND ALL DISCIPLINES, REGARDLESS OF THE SHEET ON WHICH THEY MAY APPEAR. QUESTIONS AND DISCREPANCIES SHOULD BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AND/OR THE OWNER IMMEDIATELY THE GENERAL CONTRACTOR SHALL COORDINATE THE WORK OF ALL TRADES TO ACHIEVE THE DESIGN INTENT OF THE PROJECT AS DESCRIBED IN THE ATTACHED DOCUMENTS. CONSTRUCTION DOCUMENTS ARE DESIGNED TO COMPLY WITH APPLICABLE RESIDENTIAL BUILDING CODE, LOCAL LAND DEVELOPMENT CODE, AND RELEVANT NEIGHBORHOOD PLAN RESTRICTIONS. CONTRACTOR AND SUBCONTRACTORS ARE FULLY RESPONSIBLE TO PERFORM ALL WORK IN COMPLIANCE WITH AND ADHERENCE TO SUCH RELEVANT CODES AND ORDINANCES. CONTRACTOR TO VERIFY AND ACQUIRE ALL PERMITS AND INSPECTIONS NECESSARY AND REQUIRED FOR THE WORK. REVISIONS AND CHANGES SHOULD NOT BE MADE TO THE WORK BY THE OWNER OR THE CONTRACTOR WITHOUT THE INVOLVEMENT OF THE ARCHITECT. ALL WORK UNDERTAKEN WITHOUT SUCH INVOLVEMENT OR NOTIFICATION WILL BE THE CONTRACTORS SOLE RESPONSIBILITY. CONTRACTOR SHALL VERIFY EXISTING CONDITIONS, LOCATIONS OF ALL UTILITIES, AND EXISTING GRADES PRIOR TO COMMENCING CONSTRUCTION. CONTRACTOR SHALL CONFIRM DIMENSIONS TAKEN FROM KNOWN OR IDENTIFIABLE POINTS AND SHALL NOTIFY THE ARCHITECT OF DISCREPANCIES PRIOR TO COMMITTING TO CONSTRUCTION. AT BUILDING STAKEOUT CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AND DIMENSIONS AND THE LOCATIONS OF ALL LOT LINES, EASEMENTS, BUILDING SETBACK LINES AND SIDE AND REAR YARD REQUIREMENTS AND SHALL BE RESPONSIBLE FOR THE CORRECT AND ACCURATE PLACEMENT OF THE BUILDING AND THE RELATIONSHIP OF THESE ELEMENTS TO WHAT WILL BE CONSTRUCTED. COORDINATE DEMOLITION OF EXISTING CONSTRUCTION WITH NEW WORK SHOWN ON DRAWINGS. CONTRACTOR SHALL CONSTANTLY PROTECT ALL OPEN OR OTHERWISE EXPOSED CONSTRUCTION FROM WEATHER, RAIN, AND EXPOSURE TO THE ELEMENTS. ALL EXPOSED CONSTRUCTION SHALL BE PROTECTED AT THE END OF EACH DAYS WORK. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DAMAGE TO RESIDENCE RESULTING FROM FAILURE OF SUCH PROTECTION. 10. ALL EXISTING TREES TO REMAIN UNDISTURBED UNLESS OTHERWISE NOTED; PROTECT ACCORDING TO STANDARD PROTECTION DETAILS AND REQUIREMENTS. 11. TREE PROTECTION: WHEN IN PROXIMITY OF 1 2 CRZ OF PROTECTED TREES, FOLLOW STANDARD ROOT ZONE PROCEDURE FOR ROOTS AFFECTED BY EXCAVATION FOR GRADE BEAMS. 12. ANY EXISTING PLANTING TO BE RELOCATED IS TO BE EXCAVATED, POTTED OR BURLAPPED TEMPORARILY, STORED AND MAINTAINED IN GOOD CONDITION FOR REPLANTING BY CONTRACTOR AT PROJECT COMPLETION. 13. CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO SITE WHICH MAY OCCUR DURING OR AS A RESULT OF CONSTRUCTION IF OPERATIONS DAMAGE DRIVE OR FLATWORK, ACTIVITIES. CONTRACTOR SHALL REPLACE DAMAGED WORK PRIOR TO PROJECT CLOSE-OUT. 14. FENCING: CONTRACTOR SHALL BE RESPONSIBLE FOR REPAIR OF DAMAGE TO FENCING WHICH MAY OCCUR DURING CONSTRUCTION. CONTRACTOR SHALL RESTORE EXISTING AND NEW SITE PERIMETER FENCING TO ORIGINAL CONDITION IF SUCH IS SCHEDULED TO REMAIN. 15. COMPLETELY GRUB TREE ROOTS AND SUBSURFACE VEGETATION & EXCAVATE TO UNDISTURBED SUBGRADE WHERE REQUIRED FOR NEW FOUNDATION (REF. STRUCTURAL). 16. CONTRACTOR SHALL CONFIGURE GAS LINE, ELECTRICAL LINES AND DROPS, CABLE FEEDS, EXHAUSTS AND VENTS, ETC. AS REQUIRED TO ACHIEVE THE MOST EFFICIENT AND/OR APPROPRIATE ROUTING.LOCATE ALL VENTS AND EXHAUSTS AS FAR TO THE REAR OF THE STRUCTURE AS POSSIBLE TO AVOID VISIBILITY FROM STREETS. CONSOLIDATE VENTS TO THE FEWEST POSSIBLE NUMBER OF ROOF PENETRATIONS. 17. DASHED LINES TYPICALLY INDICATE OVERHEAD COMPONENTS SUCH AS SHELVES, BUILT-IN CABINETRY, ETC., UNLESS NOTED OTHERWISE. 18. FRAME ALL ROUGH OPENINGS FOR EXTERIOR DOORS AND WINDOWS PER MANUFACTURERS DIMENSIONS. 20. ALL WORK, MATERIALS, ASSEMBLIES AND FINISHES ARE TO BE MANUFACTURER'S INDUSTRY CONSTRUCTED RECOMMENDATIONS, STANDARDS AND BEST CONSTRUCTION PRACTICES. REQUIREMENTS, INSTALLED CODE AND PER 21. THE CONSTRUCTION DOCUMENTS DO NOT SHOW OR DETAIL ROOFING OR WATERPROOFING OR WALL PENETRATIONS AND/OR SIMILAR ASSEMBLIES. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL MATERIALS AND FULL AND COMPLETE DETAILING BETWEEN MATERIALS, COMPONENTS AND ASSEMBLIES USED IN THE PROJECT AS NECESSARY AND INFERABLE AS REQUIRED FOR A COMPLETE, WEATHERTIGHT AND PROFESSIONALLY FINISHED PROJECT, WHETHER SPECIFIED OR NOT, AND WHETHER OR NOT INDICATED OR REFERENCED. 22. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE MEANS AND METHODS USED FOR ALL WORK PERFORMED. 23. WALL FRAMING TO BE 2X4 OR 2X6 @ 16" O.C. U.NO., AS INDICATED ON PLANS. 24. DIMENSIONS SHOWN ON PLAN DRAWINGS ARE TO EXTERIOR FACE OF STUD FOR EXTERIOR WALLS AND TO FACE OF STUDS FOR INTERIOR WALLS. DIMENSIONS DO NOT INCLUDE DRYWALL, OR ADDITIONAL FINISH SURFACES SUCH AS TILE OR SIDING, UNLESS SPECIFICALLY DIMENSIONING MASONRY, WHICH IS DIMENSIONED TO THE FINISHED FACE. 25. LOCATE HOSE BIBS APPROXIMATELY 24" A.F.F. U.N.O. 26. FIELD-VERIFY ALL DIMENSIONS; NOTIFY ARCHITECT IF DISCREPANCIES OR IF UNABLE TO RECONCILE. 27. ALL HEIGHTS ARE RELATIVE TO FINISH FLOOR AND NOT TO FOUNDATION/SLAB ELEVATION U.N.O. 28. WALLS NOT HATCHED DO NOT EXTEND TO CEILING. 29. ALL SHOWER HEADS TO BE MOUNTED @ 7'-0" U.N.O. 30. ALL INTERIOR WALL AND CEILING MATERIAL IS GYPSUM BOARD U.N.O. PROVIDE IN-WALL BLOCKING FOR ALL LOAD-BEARING SURFACE-MOUNTED COMPONENTS SUCH AS FANS, GRAB BARS, HANDRAILS, MILLWORK, ETC. 31. ALL STRUCTURAL ENGINEERING TO BE PROVIDED BY LICENSED ENGINEER OR APPROPRIATELY LICENSED PROFESSIONAL. (ARCHITECT IS NOT RESPONSIBLE FOR STRUCTURAL ENGINEERING). 32. ALL MECHANICAL, ELECTRICAL, AND PLUMBING ENGINEERING TO BE PERFORMED BY LICENSED ENGINEERS OR APPROPRIATELY LICENSED PROFESSIONALS. (ARCHITECT IS NOT RESPONSIBLE FOR SEPTIC OR MEP ENGINEERING). FIELD-VERIFY ALL DIMENSIONS 19. REFER TO STRUCTURAL DRAWINGS FOR SITE AND FOUNDATION PREPARATION REQUIREMENTS. PRIOR TO CONSTRUCTION NOTES: 1. 2. 3. 4. PROVIDE MIN. R-13 EXTERIOR 2X4 WALLS. INSULATION IN PROVIDE MIN. R-19 EXTERIOR 2X6 WALLS. INSULATION IN PROVIDE MIN. R-13 FLOOR INSULATION. PROVIDE MIN. R-30 INSULATION IN ATTIC & ROOF. 5. DOORS & WINDOWS TO BE JELD-WEN EXTERIOR WOOD UNITS. 6. U-VALUE & SHGC TO CORRESPOND TO AUSTIN CITY OF CURRENT REQUIREMENTS: a. U-VALUE = 0.40 MAX. b. SHGC = 0.25 MAX. 7. UNDER-FLOOR CRAWL SPACE TO BE LINED WITH POLYETHELENE VAPOR BARRIER. 8. COORDINATE ALL FLOOR/CEILING FRAMING LAYOUTS WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN - TYP. WHEREVER CAN LIGHTS ARE SHOWN. SECOND FLOOR SCALE: 1/4"=1'-0" I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I SECOND FLOOR PLAN & ROOF PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 ROOF PLAN SCALE: 3/16"=1'-0" SLOPE 6:12 SLOPE 6:12 NEW STANDING SEAM METAL ROOF ON EXISTING HOUSE D-1/13E PANEL EXISTING EXISTING EXISTING EXISTING EXIST. PLATE HT. = 9'-3" (V.I.F.) EXISTING EXISTING NEW PLATE HT = 12'-41 2" AFF I E X S T N G I I E X S T N G I E X S T I . . F L T O R E M A N I S T U D Y V E S T B U L E I I E X S T N G I A P P L Y C O M P L E T L Y N E W W A T E R P R O O F P A N R E P L A C E A L L D A M A G E D C O M P R O M S E D / I S U B S T R A T E M A T E R A L S I , T Y P . & S U R R O U N D S @ S H W R . C L . 1 ' - 1 1 58 " 1 12 " 4 ' - 0 12 " 2'-0" F.V. I L N . 4 " B E L O W W D W . D R E S S E R I B U L T - I N 5 " SEAT 3'-1" S H W R . 3 " H C U R B 4 " 1 0 " 3 ' - 3 12 " G P R E P A L L S U B S T R A T E S F O R N E W F N S H E S I I R E C O N S T R U C T S H W R . T O N E W D M S I . I S L L H T . K N E E W A L L 4 ' - 6 12 " I T O L E T F L O O R T B D . . . P A R E N T S B A T H ' T H R O U G H O U T B A T H R O O M . C O U N T E R S , & M S C I . I I F N S H E S , T Y P . C O O R D . / W O W N E R R E : L A V A T O R E S I , 48'-0" EXISTING ORIGINAL STRUCTURE E X S T I . F L O O R T O R E M A N I I I L V N G R O O M T O R E M A N I A B A N D O N E D F R E P L A C E I E X S T I . F L O O R T O R E M A N I ' P A R E N T S B E D R O O M N E W W A L L S - M A T C H E X S T I . A S S E M B L Y W H E R E R E Q D . NEW CONSTRUCTION 8'-0" 23'-6" 14'-0" 13'-2" 6036 CSMT 7'-31 2" H.H. PLATE HT = 12'-4 1 2" AFF CONC. LANDING I M O D F Y A S R E Q D . E X S T I . W A L L S Q U A R T Z T O P 2 ' - 3 " 3 ' - 1 1 " 6'-75 8" Q U A R T Z T O P 3 ' - 4 " 3 ' - 1 0 " 8'-2" VERIFY W/OWNR. 2'-7" S H E L V E S A B O V E D R A W E R S & I M C R O W A V E 3 ' - 4 12 " 39.5" SINK 4'-0" 8'-0" G 48" RANGE DOUBLE OVEN 3 ' - 6 " CABINET WALL BELOW STAIRS S T A R S I U N D E R S T O R A G E F A C E O F C A B N E T I 3 ' - 1 0 14 " I C A B N E T S I M L L W O R K / I C A B N E T S I M L L W O R K / 7'-61 8" SHELVES I C A B N E T S D E I 1 12 " I M L L W O R K S H E L V E S 1 2 " 4'-95 8" S H E L V E S P A N T R Y S H E L V E S 1 2 " 15" SHELVES G 3'-27 8" STACKED W/D 2868 7 ' - 3 12 " H H . . 2 8 5 0 D H P L A T E H T . = 9 ' - 3 " ( V . I . F . ) B E A D B D . I I C E L N G T O M A T C H E X S T I . W O O D F L O O R T O M A T C H E X S T I . F L E X R O O M 1 3 ' - 1 1 " 2850 DH 7'-31 2" H.H. PLATE HT. = 9'-3" (V.I.F.) 4'-7" 2850 DH 7'-31 2" H.H. 4'-7" 10'-8" 19'-10" 33'-10" DRAWERS CORNER Q U A R T Z T O P 2'-2" F R E E Z E R 4 2 " R E F G . W A S H E R I D S H - 2'-0" 5'-41 8" 4'-41 4" B E A D B D . T O M A T C H E X S T I . S L O P E D C E L N G W I I / C O R K F L O O R I K T C H E N 5'-63 4" Q U A R T Z T O P H O R Z I . I S L D E R W D W14" 7 ' - 3 12 " H H . . 2 8 3 6 S H P L A T E H T . = 9 ' - 3 " ( V . I . F . ) 7 ' - 1 34 " 3 0 8 0 B A R N CORK FLOOR WOOD FLOOR 3068 2 8 6 8 1 3 ' - 6 12 " 2868 PR 3 ' - 7 14 " 9 ' - 4 " 5 ' - 4 14 " 1 2 ' - 9 12 " 3 ' - 8 34 " W O O D F L O O R I D N N G I B E A D B D . T O M A T C H E X S T I . S L O P E D C E L N G W I I / R E L O C A T E A C R E T U R N / I G R L L E @ S D E W A L L I A R E A O F K T C H E N I E D G E O F R A S E D I C D O R R A N W E E R R S Q U A R T Z T O P 3'-31 2" I S N K 1 5 " P R E P W O O D F L O O R C O R K F L O O R 2 8 6 8 3 ' - 1 0 " 3 0 " H . D E S K Q U A R T Z T O P 3'-101 2" 4 ' - 7 " 1 ' - 9 12 " 2 ' - 9 14 " 4 ' - 7 14 " 2 6 8 0 B A T H # 2 T I L E W A L L S T O B E R E S T O R E D I I O R G N A L W O O D F L O O R 7 ' - 0 " 3 ' - 8 34 " F O R R E Q U R E M E N T S I R E F E R T O S T E P L A N I / R E L O C A T E D A C C O N D E N S N G U N T - I I FIELD-VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION P O R C H E N T R Y C O N C . L A N D N G I C O N C . 2'-0" 2 ' - 0 " / S E A T S T O R A G E 3 5 ' - 1 14 " T & G D E C K A B O V E E X P O S E D B E A M S I P A N T E D W O O D F L O O R P O R C H S C R E E N E D 1 0 " 6 ' - 0 " 1 0 " 1 0 " FIRST FLOOR SCALE: 3/8"=1'-0" I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I ENLARGED FIRST FLOOR PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 EXISTING EXISTING EXIST. PLATE HT. = 9'-3" (V.I.F.) EXISTING EXISTING EXISTING D-1/14S L O P E 6 : 1 2 S L O P E 6 : 1 2 I R O O F O N E X S T N G H O U S E I I N E W S T A N D N G S E A M M E T A L 2'-11 4" 2'-11 4" 2'-11 4" 2'-11 4" 2'-11 4" 2'-11 4" 2'-11 4" 29'-3 1 4" 6'-111 4" 8'-01 4" 2'-11 4" 2'-91 4" 2'-4" PLATE HT. 12"-41 2" PLATE HT. 12"-4 1 2" 2'-91 4" 2'-4" P L A T E H T . V A R E S I 14'-0" M E T A L R O O F S E A M S T A N D N G I S L O P E 6 : 1 2 S L O P E 6 : 1 2 M E T A L R O O F S E A M S T A N D N G I I R O O F O N E X S T N G H O U S E I I N E W S T A N D N G S E A M M E T A L S L O P E 6 : 1 2 S L O P E 6 : 1 2 E X S T I . M A S O N R Y C H M N E Y I T O R E M A N I ; V E R F Y I I N T E G R T Y I F R O M A B A N D O N E D F R E P L A C E I I R O O F O N E X S T N G H O U S E I I N E W S T A N D N G S E A M M E T A L B E L O W O P E N T O K T C H E N I P L A T E H T . V A R E S I 9 10 11 12 13 14 15 16 17 @ C R N R . W D . T R M I 5'-25 8" 9 ' I C E L N G I W O O D F L . L A N D N G I 2 ' - 6 34 " C A B . 5'-13 4" 2'-11 4" 2 8 6 8 12'-11 2" 2 8 ' - 1 14 " 1'-111 4" 4'-7" 6'-3" 6'-3" 6'-31 2" 3'-81 4" MAX CEILING HT < 15' PLATE HT. = 9'-1" BOTTOM OF BEAM = 13'-3" AFF MAX CEILING HT < 15' 3'-81 2" 9 ' I C E L N G I I T L E I T O L E T 2 8 6 8 5'-71 2" 3 ' - 9 " 9 ' I C E L N G I I T L E / T U B S H O W E R 1 2" TEMP. GL. 2868 1 ' - 8 78 " 1 ' - 8 78 " C H A S E / A C D U C T O R S H E L V E S 2'-41 2" 9 ' I C E L N G I T I L E B A T H # 3 9'-71 2" 6 ' - 8 34 " 5 ' - 2 12 " 1 4 ' - 2 " 3 ' - 7 " 5 ' - 4 12 " P L A T E H T . = 9 ' - 1 " Q U A R T Z T O P LIN. PLATE HT. = 9'-1" L A V A T O R Y S N K I R O U G H - I N F O R F U T U R E P L A T E H T . = 9 ' - 1 " 3 ' - 1 0 " CLOSET 2-3668 BYPASS 9'-5" B E A D B D . 9 ' I I C E L N G T O M A T C H E X S T I . W O O D F L O O R T O M A T C H E X S T I . G U E S T B E D R O O M 1 4 ' - 1 14 " 10'-8" 19'-10" FIELD-VERIFY ALL DIMENSIONS PRIOR TO CONSTRUCTION 2850 DH 7'-31 2" H.H. PLATE HT. = 9'-1" 2850 DH 7'-31 2" H.H. 4'-103 4" 4'-5" 4'-7" 9'-33 4" 4'-7" 33'-103 4" M E M B R A N E O V E R W A T E R P R O O F M E T A L R O O F I S T A N D N G S E A M SLOPE 21 4:12 P L A T E H T . = 9 ' - 1 " 2880 2880 3 ' - 3 34 " 7 ' - 2 14 " 6 ' - 1 1 34 " 3 ' - 6 14 " M E M B R A N E W A T E R P R O O F D E C K O V E R O P E N W O O D SECOND FLOOR SCALE: 1/4"=1'-0" 3 5 ' - 1 14 " I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I ENLARGED SECOND FLOOR PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/15TYP. - GABLE END BARGEBOARD & CORBEL DETAILS TO MATCH EXISTING 36'-10" TENT SEGMENT C 40'-0" TENT SEGMENT B TYP. - GABLE END & CORBEL DETAILS TO MATCH EXISTING TYP. - WINDOW TRIM DETAILS TO MATCH EXISTING M E N T A M E N T B S E G S E G 12 6 K C A B T E S D R A Y E D S I ' 5 12 6 TYP. - WINDOW TRIM DETAILS TO MATCH EXISTING TYP. - GABLE END & CORBEL DETAILS TO MATCH EXISTING MATCH EXIST. TEARDROP SIDING T T PAINTED WOOD RAILING & BALUSTERS T T MATCH EXIST. TEARDROP SIDING NEW TEARDROP SIDING TO MATCH EXISTING 12 2 S E S E G M G E M N E N T B T A STANDING SEAM METAL ROOF TYP. - GABLE END & CORBEL DETAILS TO MATCH EXISTING 12 6 SCREENED PORCH SCREENED PORCH BARGEBOARD DETAILS TO MATCH EXISTING SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN SCREEN K C A B T E S D R A Y E D S T E E R T S I ' 5 1 1 4 9 1 K C A B T E S D R A Y E D S T E E R T S I ' 0 1 COVERED ENTRY PORCH TYP. - GABLE END BARGEBOARD & CORBEL DETAILS TO MATCH EXISTING " 0 - ' 2 3 MATCH EXISTING PILASTER DETAILING AT NEW LOCATIONS AT EAST ELEVATION " 14 6 - ' 5 2 " 12 4 - ' 2 2 I E L B A G T S E H G H F O T N O P D M I I " 8 - ' 9 1 . T H E T A L P . L F D N 2 " 1 - ' 9 " 4 - ' 1 " 3 - ' 9 . T H . G N L C . L F D N 2 . T H E T A L P . L F T S 1 I E N L Y T R E P O R P " 0 - ' 8 HIGH POINT SEGMENT "B" = 539.75' EXISTING F.F. = 540.25' AVERAGE GRADE = 538.125' HIGH POINT SEGMENT "A" = 539.00' 1x8 FLARED SKIRT 1x8 FLARED SKIRT 1x8 FLARED SKIRT PLASTER STEP STEP EXIST. & FIN. GRADE @ NEW CORNER=539.50' 6'-101 4" PLASTER PTD. WD. KNEE WALL MATCH EXIST. TEARDROP SIDING PTD. WD. KNEE WALL MATCH EXIST. TEARDROP SIDING EXIST. & FIN. GRADE @ NEW CORNER=538.25' 7'-81 2" SEGMENT B @ PL=538.00' 40'-0" TENT SEGMENT A TYP. - WINDOW TRIM DETAILS TO MATCH EXISTING GABLE END & BARGEBOARD DETAILS TO MATCH EXISTING EAST ELEVATION SCALE: 1/4"=1'-0" K C A B T E S T N O R F ' 5 2 I I E E N N L L T T N N E E T T N N O O S S N N A A M M C C M M I I " 14 6 - ' 5 2 " 12 4 - ' 2 2 EXISTING F.F. = 540.25' AVERAGE GRADE = 538.125' LOW POINT SEGMENT "C" = 538.00' EXIST. & FIN. GRADE @ NEW CORNER.=538.25' 538.00' SEGMENT "B" & "C" AT NORTH PROPERTY LINE T T T T T SCREEN DOOR TYP. - WINDOW TRIM DETAILS TO MATCH EXISTING EXISTING TEARDROP SIDING TO REMAIN PREP & PAINT EXIST. TEARDROP SIDING TO REMAIN PREP & PAINT EXISTING SIDING TO REMAIN PREP & PAINT NEW TEARDROP SIDING MATCH EXIST. APPROX. EDGE OF EXISTING SIDING - TOOTH NEW SIDING IN TO PROVIDE SEAMLESS APPEARANCE " 0 - ' 2 3 " 4 - ' 1 " 8 - ' 9 1 . T H E T A L P . L F D N 2 " 1 - ' 9 . T H . G N L C . L F D N 2 " 3 - ' 9 . T H E T A L P . L F T S 1 EXISTING F.F. = 540.25' AVERAGE GRADE = 538.125' LOW POINT SEGMENT "B" = 537.50' 537.50' SEGMENT "A" & "B" AT NORTH PROPERTY LINE GRADE @ EXIST. CORNER=537.00' 536.66' SEGMENT "A" AT NORTH PROPERTY LINE LOW POINT SEGMENT "A" = 536.66' GRADE @ PL=536.50' NORTH ELEVATION SCALE: 1/4"=1'-0" . T H E T A L P " 3 - ' 9 . T H E T A L P . L F T S 1 I E N L Y T R E P O R P I E N L Y T R E P O R P I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I NORTH & EAST ELEVATIONS CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/16S E S E G M G M E N E N T B T A 12 6 12 6 K C A B T E S D R A Y E D S I ' 5 1 4 9 1 K C A B T E S D R A Y E D S T E E R T S I ' 0 1 TYP. - WINDOW TRIM DETAILS TO MATCH EXISTING TYP. - GABLE END CORBEL DETAILS TO MATCH EXISTING K C A B T E S D R A Y E D S T E E R T S I ' 5 1 12 12 6 6 12 2 NEW TEARDROP SIDING MATCH EXIST. 12 12 6 6 T T NEW TEARDROP SIDING MATCH EXIST. 12 6 12 6 NEW TEARDROP SIDING MATCH EXIST. " 14 6 - ' 5 2 . T H E G D R I I E L B A G T S E H G H F O T N O P D M I I " 12 4 - ' 2 2 " 8 - ' 9 1 . T H E T A L P . L F D N 2 " 1 - ' 9 " 4 - ' 1 " 3 - ' 9 . T H . G N L C . L F D N 2 . T H E T A L P . L F T S 1 I E N L Y T R E P O R P NEW TEARDROP SIDING MATCH EXIST. HIGH POINT SEGMENT "B" = 539.75' M E N T A M E N T B S E G S E G " 0 - ' 2 3 BARGEBOARD EXPOSED RAFTER TAILS BEYOND TO MATCH EXISTING EXPOSED PAINTED UNDERSIDE OF ROOF TO BE SHIPLAP TO MATCH EXISTING BARGEBOARD EXPOSED RAFTER TAILS BEYOND TO MATCH EXISTING I E N L Y T R E P O R P EXPOSED PAINTED UNDERSIDE OF ROOF TO BE SHIPLAP TO MATCH EXISTING AVERAGE GRADE = 538.125' " 14 7 - ' 3 GRADE @ PL=536.66' 7'-81 2" GRADE @ EXIST. CORNER=537.00' GRADE @ EXIST. CORNER=537.75' GRADE @ PROP. LINE =537.87' 6'-101 4" HIGH POINT SEGMENT "A" = 539.00' WEST ELEVATION SCALE: 1/4"=1'-0" 40'-0" TENT SEGMENT A 40'-0" TENT SEGMENT B 36'-10" TENT SEGMENT C K C A B T E S T N O R F ' 5 2 I I E E N N L L T T N N E E T T N N O O S S N N A A M M C C M M I I " 0 - ' 2 3 I E N L Y T R E P O R P T NEW TEARDROP SIDING MATCH EXIST. TYP. - WINDOW TRIM DETAILS TO MATCH EXISTING NEW TEARDROP SIDING MATCH EXIST. " 14 6 - ' 5 2 " 12 4 - ' 2 2 EXISTING F.F. = 540.25' AVERAGE GRADE = 538.125' GRADE @ PL=536.50' 537.87' SEGMENT "A" AT SOUTH PROPERTY LINE GRADE @ EXIST. CORNER=537.75' EXIST. & FIN. GRADE @ NEW CORNER=538.90' HIGH POINT SEGMENT "A" = 539.00' 539.00' SEGMENT "A" & "B" AT SOUTH PROPERTY LINE EXIST. & FIN. GRADE @ NEW CORNER=539.50' 539.75 SEGMENT "B" & "C" AT SOUTH PROPERTY LINE HIGH POINT SEGMENT "B" = 539.75' EXIST. TEARDROP SIDING TO REMAIN PREP & PAINT EXIST. TEARDROP SIDING TO REMAIN PREP & PAINT SCREEN PTD. WD. KNEE WALL MATCH EXIST. TEARDROP SIDING SOUTH ELEVATION SCALE: 1/4"=1'-0" I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I SOUTH & WEST ELEVATIONS CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/17WOOD FRAMING BELOW WATERPROOF DECK REF. STRUCTURAL PTD. WD. INTERIOR @ PORCH SCREEN SCREEN SCREEN PTD. TEARDROP SIDING ON INSIDE OF PORCH KNEEWALL TREATED WOOD FRAMING REF. STRUCTURAL NEW CONC. PIERS & ANCHORS REF. STRUCTURAL POLYETHELENE-LINED CRAWL SPACE PORCH DETAIL SCALE: 1/2"=1'-0" CONTINUOUS THERMAL INSULATION AT EXTERIOR BUILDING ENVELOPE SEE NOTES @ A2.1/A2.2 BARGEBOARD BEYOND EXPOSED RAFTER TAILS TO MATCH EXISTING EXPOSED PAINTED UNDERSIDE OF ROOF TO BE SHIPLAP TO MATCH EXISTING CONTINUOUS THERMAL INSULATION AT EXTERIOR BUILDING ENVELOPE SEE NOTES @ A2.1/A2.2 BARGEBOARD BEYOND EXPOSED RAFTER TAILS TO MATCH EXISTING EXPOSED PAINTED UNDERSIDE OF ROOF TO BE SHIPLAP TO MATCH EXISTING BARGEBOARD BEYOND EXPOSED RAFTER TAILS TO MATCH EXISTING EXPOSED PAINTED UNDERSIDE OF ROOF TO BE SHIPLAP TO MATCH EXISTING CONTINUOUS THERMAL INSULATION AT EXTERIOR BUILDING ENVELOPE SEE NOTES @ A2.1/A2.2 " 12 4 - ' 2 1 7'-81 2" " 12 7 - ' 4 1 TYP. - DOOR & WINDOW TRIM DETAILS TO MATCH EXISTING SPACE FOR 42" REFG. HORIZ.SLIDER WDW. INTEGRATE W/COUNTERTOP " 12 9 " 0 - ' 3 " 34 1 - ' 2 GRADE @ EXIST. CORNER=538.10' POLYETHELENE-LINED CRAWL SPACE CONTINUOUS THERMAL INSULATION AT EXTERIOR BUILDING ENVELOPE SEE NOTES @ A2.1/A2.2 SECTION SCALE: 1/4"=1'-0" TYP. - DOOR & WINDOW TRIM DETAILS TO MATCH EXISTING . T H E T A L P . L F D N 2 " 8 - ' 9 1 . T H E T A L P . L F D N 2 " 1 - ' 9 " 4 - ' 1 " 3 - ' 9 CONTINUOUS THERMAL INSULATION AT EXTERIOR BUILDING ENVELOPE SEE NOTES @ A2.1/A2.2 6'-101 4" GRADE @ CORNER=539.25' I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I SECTION CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/182'-8" FIXED " 4 - ' 1 3'-93 4" " 5 - ' 3 " 4 " 0 - ' 1 " 8 - ' 1 " 4 - ' 5 " 1 - ' 9 " 4 - ' 1 " 3 - ' 9 . T H E T A L P . L F D N 2 I ) Y F R E V - D L E F ( . I T H E T A L P . L F T S 1 1'-8" 1'-8" 6" " 4 - ' 8 " 6 - ' 2 1 " 0 - ' 5 " 4 - ' " 8 0 - ' 7 " 6 - ' 3 " 0 - ' 7 " 0 - ' 7 2'-0" " 0 - ' 7 " 0 - ' 7 " 8 - ' 1 " 4 - ' 5 2'-0" 1'-8" 6" 1'-8" 6" 1'-8" 6" 1'-8" 6" 1'-8" " 8 - ' 1 FIXED 1'-8" " 0 - ' 7 " 4 - ' 5 FIXED MULLED 1'-8" 1'-8" 6" " 8 - ' 1 " 4 - ' 5 " 4 - ' 1 FIXED MULLED 6'-0" 2'-8" 5'-4" " 6 - ' 3 " 8 - ' 6 " 12 3 - ' 7 2'-8" " 12 3 - ' 4 " 0 - ' 3 " 0 - ' 5 " 12 3 - ' 7 4'-9" " 12 3 - ' 7 2'-8" " 6 - ' 3 " 34 4 - ' 1 1 " 12 3 - ' 7 MULLED 2'-8" 2'-8" 8" " 8 - ' 6 3'-0" 5'-4" DOOR &WINDOW TYPES SCALE: 3/8"=1'-0" I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I DOOR & WINDOW TYPES CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 " 1 - ' 9 " 4 - ' 1 " 3 - ' 9 . T H E T A L P . L F D N 2 I ) Y F R E V - D L E F ( . I T H E T A L P . L F T S 1 D-1/19SECOND FLOOR LANDING SECOND FLOOR LANDING ENSURE STRINGER DOES NOT INTRUDE INTO HALL SPACE PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM ENSURE STRINGER DOES NOT INTRUDE INTO HALL SPACE PTD. WD. PANEL STAIR STRUCTURE INSIDE PANTRY HANDRAIL MATERIAL & STYLE T.B.D. EXISTING CROWN TRIM - EXTEND THOUGHOUGHT KITCHEN EXISTING BEADBOARD CEILING TOP OF STAIRWELL NEW CROWN TRIM & BEADBD. CEILING WALL @ SECOND FLOOR BATHROOM I M R T R E N R O C . D W . D T P BEADBD. SURROUND ENTIRELY AT LANDING ALIGN W/BOTTOM OF BEAM @ OPPOSITE SIDE OF STAIR BEADBD. WAINSCOT ABOVE WD. TRIM BATHROOM BEYOND PTD. WD. TRIM BEADBD. BELOW WD. TRIM @ BACK WALL OF STAIR 11" " 12 7 HANDRAIL MATERIAL & STYLE T.B.D. I M R T R E N R O C . D W . D T P EXISTING CROWN TRIM - EXTEND THOUGHOUGHT KITCHEN NEW BEADBOARD CEILING I M R T . D W . D T P BEADBD. @ BACK WALL OF DESK NICHE PTD. WD. TRIM STEEL TUBE SUPPORT FOR DESK 1-1/2" MILLWORK TOP PANTRY 1-1/2" MILLWORK CABINET SIDE 30" MICROWAVE " 58 8 - ' 2 DRAWERS UNDER-STAIR STORAGE WINDOWS @ LANDING TOP OF STAIRWELL WINDOWS @ STAIRWELL WALL @ SECOND FLOOR BATHROOM WRAP BEAM W/PTD. WD. CASING I M R T . D W . D T P I M R T . D W . D T P " 8 - ' 6 PANTRY PTD. WD. TRIM 30" MICROWAVE DRAWERS UNDER STAIR ACCESS I M R T . D W . D T P I M R T . D W . D T P N M U L O C . D W . D T P NEW CROWN TRIM @ SLOPED BEADBOARD CEILING I M R T . D W . D T P 2" WING SUPPORT FOR DESK 5'-2" KITCHEN SOUTH WALL 5'-2" KITCHEN SOUTH WALL I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I NEW CROWN TRIM & BEADBD. CEILING NEW CROWN TRIM & BEADBD. CEILING PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM PTD. WD. TRIM TILE WALLS TILE WALLS TILE TILE TILE WALLS WALLS WALLSWALLSWALLSWALLS MIRROR MIRROR MIRROR MIRROR MIRROR MIRROR TBD TBD TBD TBD CASE END OF WING WALL WITH WOOD TRIM LIVING/DINING BEYOND BEADBD. SURROUND ENTIRELY AT LANDING SECOND FLOOR LANDING TILE WALL PTD. WD. TRIM " 3 - ' 3 1 KITCHEN BEYOND BOOKCASE " 0 - ' 3 BOOKCASE DINING ROOM EAST ALIGN W/BOTTOM OF BEAM NEW CROWN TRIM NEW CROWN TRIM NEW CROWN TRIM NEW CROWN TRIM NEW CROWN TRIM NEW CROWN TRIM NEW CROWN TRIM NEW CROWN TRIM @ SLOPED @ SLOPED @ SLOPED @ SLOPED @ SLOPED @ SLOPED BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING BEADBOARD CEILING S S S S S S S S S S S S T T T T T T T T T T T T N N N N N N N N N N N N A A A A A A A A A A A A D D D D D D D D D D D D N N N N N N N N N N N N E E E E E E E E E E E E P P P P P P P P P P P P D D D D D D D D D D D D N N N N N N N N N N N N A A A A A A A A A A A A L L L L L L L L L L L L S S S S S S S S S S S S I I I I I I I I I I I I / / / / / / / / / / / / L L L L L L L L L L L L C C C C C C C C C C C C BEADBD. WAINSCOT ABOVE WD. TRIM CROWN TRIM & BEADBOARD CEILING I M R T . D W . D T P I M R T . D W . D T P BEADBD. @ DESK NICHE TO 6'-8" AFF PENCIL DRAWER BEADBD. @ DESK NICHE 2" WING SUPPORT FOR DESK " 6 - ' 2 " 0 - ' 3 KITCHEN WEST EXIST. 9' BEADBOARD CEILING @ LIVING ROOM BEYOND INT. ELEV'S. INTERIOR OF CABINET T.B.D. CORNER DRAWERS CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 INTERIOR ELEVATIONS SCALE: 3/8"=1'-0" D-1/20ADJ. SHLVS. MIRROR TBD ADJ. SHLVS. ADJ. SHLVS. TILE TUB SURROUND TILE SHOWER SECOND FLOOR BATHROOM STORAGE EXIST. STORAGE TILE WALLS LIN. CL. EXIST. CLOSET DRAWERS TRASH DRAWERS " 0 - ' 3 KNEE SPACE MAIN BATHROOM KITCHEN ISLAND EXISTING CROWN TRIM - EXTEND THOUGHOUGHT KITCHEN PTD. WD. TRIM TILE WALLS TILE WALLS TILE WALLS TILE WALLS " 0 - ' 1 " 0 - ' 1 " 6 - ' 1 " 0 - ' 3 SPACE FOR 48" RANGE 24" DISWASHER KITCHEN NORTH WALL NEW CROWN TRIM @ SLOPED BEADBOARD CEILING S T N A D N E P D N A L S I / L C PTD. WD. TRIM PTD. WD. TRIM EXTEND EXISTING CROWN TRIMTHOUGHOUGHT KITCHEN SPACE FOR 42" REFG. HORIZ.SLIDER WDW. INTEGRATE W/COUNTERTOP OPEN SHELVES " 12 9 " 0 - ' 3 KITCHEN EAST INTERIOR ELEVATIONS SCALE: 3/8"=1'-0" I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I INT. ELEV'S. CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/21SCREENED PORCH 3 33 3 S 44" 44" STACKED WASHER DRYER G 30" PANTRY 11 2" MILLWORK CABINET SIDE GFI WP S3 S3 UC GD KITCHEN UC 3 HOOD G UC NOTE - COORDINATE ALL FRAMING LAYOUT WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN S F WP MICRO WAVE 44" FLEX ROOM S 3 NOTE - COORDINATE ALL FRAMING LAYOUT WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN DINING 3 3 44" 3 WP 3 BATH #2 WP RELOCATED A/C CONDENSING UNIT - REFER TO SITE PLAN FOR REQUIREMENTS NOTE - COORDINATE ALL FRAMING LAYOUT WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN TYP. WHEREVER CAN LIGHTS ARE SHOWN PARENT'S BEDROOM REFER TO SITE DRAWINGS FOR ADDITIONAL ELECTRICAL INFORMATION & REQUIREMENTS LIVING ROOM NOTE - ADD REQUIRED DETECTORS TO ALL EXSITING ROOMS WHERE NONE ARE PRESENT PARENT'S BATH STUDY VESTIBULE P A N E L E H O G 1ST FL. ELECTRICAL PLAN SCALE: 1/4"=1'-0" ELECTRICAL SYMBOLS: CEILING SURFACE-MOUNTED FIXTURE RECESSED CEILING LED FIXTURE PENDANT LIGHT FIXTURE F CEILING FAN WITH LIGHT WATERPROOF RECESSED CEILING LIGHT FIXTURE WP WALL MOUNTED LIGHT FIXTURE WATERPROOF WALL MOUNTED LIGHT FIXTURE WP RECESSED WALL LIGHT FIXTURE DIRECTIONAL RECESSED CEILING LIGHT FIXTURE RECESSED FLOOR LIGHT FIXTURE LED ART LIGHT FLUORESCENT TUBE LIGHT FIXTURE UNDERCABINET STRIP LIGHT FIXTURE UNDERCABINET STRIP RECEPTACLES DUPLEX OUTLET QUADRIPLEX OUTLET GFI DUPLEX OUTLET WATERPROOF DUPLEX OUTLET SWITCHED DUPLEX OUTLET GFI WP D3 S3 DB GD S H CH GD E G TV A 220V OUTLET JUNCTION BOX FLOOR OUTLET TELEPHONE JACK DATA PORT / MODEM DIMMER SWITCH DOORBELL GARBAGE DISPOSAL EXHAUST FAN SMOKE DETECTOR HEAT DETECTOR DOOR CHIME ELECTRIC METER GAS METER CABLE JACK ALARM KEYPAD GARAGE DOOR CONTROLS ELECTRICAL NOTES: 1. RECEPTACLE OUTLET LOCATIONS WILL COMPLY WITH NEC. ART. 210-52(A). 2. ALL BRANCH CIRCUITS WILL BE ARC-FAULT CIRCUIT PROTECTED. NEC. ART. 210-12(B). 3. CONTRACTOR TO FURNISH AND INSTALL AND/OR UPGRADE ALL COMPONENTS REQUIRED BY CODE. 4. ALL REQUIRED COMPONENTS ARE THE RESPONSIBILITY OF THE CONTRACTOR. 5. ALL COMPONENTS, WIRING AND CIRCUITING TO MEET ALL THE REQUIREMENTS OF THE NEC AND OF ALL AGENCIES HAVING JURISDICTION OVER THE PROJECT, INCLUDING PROVIDING ADDITIONAL OUTLETS AS REQUIRED BY CODE. 6. OWNER TO REVIEW ALL ROUGH BOX LOCATIONS PRIOR TO INSTALLING CONDUIT AND WIRE. 7. PROVIDE ALL REQUIRED ELECTRICAL POWER, OUTLETS, SWITCHES AND FIXTURES FOR ALL APPLIANCES AND MECHANICAL EQUIPMENT. 8. GROUND FAULT PROTECTION RECEPTACLES WITHIN 6 FEET OF ANY WATER SOURCES. IS REQUIRED FOR ALL 9. ALL OUTDOOR LIGHT FIXTURES SHALL COMPLY WITH APPLICABLE CODES AND REGULATIONS OF AGENCIES HAVING JURISDICTION. 10. HEIGHT OF ALL SWITCHES SHALL BE AT +42" A.F.F. TO THE CENTERLINE OF THE SWITCH UNLESS OTHERWISE NOTED (U.O.N.). HEIGHT OF ALL OUTLETS SHALL BE +8" A.F.F. TO THE CENTERLINE OF THE OUTLET UNLESS OTHERWISE NOTED (U.O.N.). NOTED HEIGHTS ARE ABOVE FINISHED FLOOR. LOCATION OF ALL OUTLETS IS TO BE VERIFIED WITH INTERIOR ELEVATIONS. 11. PROVIDE SMOKE & CARBON MONOXIDE DETECTORS AT ALL LOCATIONS REQUIRED BY CODE. ENSURE COMPLIANCE WITH ALL LIFE-SAFETY CODE REQUIREMENTS. I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I FIRST FLOOR ELECTRICAL PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/22S LANDING 3 7 1 6 1 5 1 4 1 3 1 2 1 1 1 0 1 9 NOTE - COORDINATE ALL FRAMING LAYOUT WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN S F GUEST BEDROOM NOTE - COORDINATE ALL FRAMING LAYOUT WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN TUB/SHOWER WP WP 44" GFI TOILET BATH #3 NOTE - COORDINATE ALL FRAMING LAYOUT WITH LOCATIONS OF ALL RECESSED CAN LIGHTS TO ENSURE LAYOUT AS SHOWN 44" TYP. WHEREVER CAN LIGHTS ARE SHOWN 2ND FL. ELECTRICAL PLAN SCALE: 1/4"=1'-0" ELECTRICAL SYMBOLS: CEILING SURFACE-MOUNTED FIXTURE RECESSED CEILING LED FIXTURE PENDANT LIGHT FIXTURE F CEILING FAN WITH LIGHT WATERPROOF RECESSED CEILING LIGHT FIXTURE WP WALL MOUNTED LIGHT FIXTURE WATERPROOF WALL MOUNTED LIGHT FIXTURE WP RECESSED WALL LIGHT FIXTURE DIRECTIONAL RECESSED CEILING LIGHT FIXTURE RECESSED FLOOR LIGHT FIXTURE LED ART LIGHT FLUORESCENT TUBE LIGHT FIXTURE UNDERCABINET STRIP LIGHT FIXTURE UNDERCABINET STRIP RECEPTACLES DUPLEX OUTLET QUADRIPLEX OUTLET GFI DUPLEX OUTLET WATERPROOF DUPLEX OUTLET SWITCHED DUPLEX OUTLET GFI WP D3 S3 DB GD S H CH GD E G A 220V OUTLET JUNCTION BOX FLOOR OUTLET TELEPHONE JACK DATA PORT / MODEM DIMMER SWITCH DOORBELL GARBAGE DISPOSAL EXHAUST FAN SMOKE DETECTOR HEAT DETECTOR DOOR CHIME GARAGE DOOR CONTROLS ELECTRIC METER GAS METER TV CABLE JACK ALARM KEYPAD ELECTRICAL NOTES: 1. RECEPTACLE OUTLET LOCATIONS WILL COMPLY WITH NEC. ART. 210-52(A). 2. ALL BRANCH CIRCUITS WILL BE ARC-FAULT CIRCUIT PROTECTED. NEC. ART. 210-12(B). 3. CONTRACTOR TO FURNISH AND INSTALL AND/OR UPGRADE ALL COMPONENTS REQUIRED BY CODE. 4. ALL REQUIRED COMPONENTS ARE THE RESPONSIBILITY OF THE CONTRACTOR. 5. ALL COMPONENTS, WIRING AND CIRCUITING TO MEET ALL THE REQUIREMENTS OF THE NEC AND OF ALL AGENCIES HAVING JURISDICTION OVER THE PROJECT, INCLUDING PROVIDING ADDITIONAL OUTLETS AS REQUIRED BY CODE. 6. OWNER TO REVIEW ALL ROUGH BOX LOCATIONS PRIOR TO INSTALLING CONDUIT AND WIRE. 7. PROVIDE ALL REQUIRED ELECTRICAL POWER, OUTLETS, SWITCHES AND FIXTURES FOR ALL APPLIANCES AND MECHANICAL EQUIPMENT. 8. GROUND FAULT PROTECTION RECEPTACLES WITHIN 6 FEET OF ANY WATER SOURCES. IS REQUIRED FOR ALL 9. ALL OUTDOOR LIGHT FIXTURES SHALL COMPLY WITH APPLICABLE CODES AND REGULATIONS OF AGENCIES HAVING JURISDICTION. 10. HEIGHT OF ALL SWITCHES SHALL BE AT +42" A.F.F. TO THE CENTERLINE OF THE SWITCH UNLESS OTHERWISE NOTED (U.O.N.). HEIGHT OF ALL OUTLETS SHALL BE +8" A.F.F. TO THE CENTERLINE OF THE OUTLET UNLESS OTHERWISE NOTED (U.O.N.). NOTED HEIGHTS ARE ABOVE FINISHED FLOOR. LOCATION OF ALL OUTLETS IS TO BE VERIFIED WITH INTERIOR ELEVATIONS. 11. PROVIDE SMOKE & CARBON MONOXIDE DETECTORS AT ALL LOCATIONS REQUIRED BY CODE. ENSURE COMPLIANCE WITH ALL LIFE-SAFETY CODE REQUIREMENTS. I E C N E D S E R K N A B - S R O N N O C N O S R E K C N 1 0 5 1 I 4 0 7 8 7 X T N T S U A I SECOND FLOOR ELECTRICAL PLAN CONNORS OCT. 28, 2020 CONSTRUCTION WB OCT. 28, 2020 D-1/23D-1/24Legend Addresses Building Footprints 2017 0.0 0 0.02 0.0 Miles NAD_1983_StatePlane_Texas_Central_FIPS_4203_Feet 11/03/2020 1: 1,200 Notes 1501 Nickerson 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. This product has been produced by the City of Austin for the sole purpose of geographic reference. No warranty is made by the City of Austin regarding specific accuracy or completeness. D-1/25D-1/26D-1/27