D-9 C15-2021-0072 ADV PACKET

Board of Adjustment – July 12, 2021

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VARIANCE REQUEST: decrease the minimum lot size requirement from 5, 750 square feet to 4, 986 square feet BOA GENERAL REVIEW COVERSHEET CASE: C15-2021-0072 BOA DATE: July 12th, 2021 ADDRESS: 2806 Brinwood Ave OWNER: James Rothfelder COUNCIL DISTRICT: 3 AGENT: Will Sheddan ZONING: SF-3-NP (Dawson NP) LEGAL DESCRIPTION: LOT 16 BLK 10 BRINWOOD SEC 3 SUMMARY: erect a Single-Family residence ISSUES: lot size Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP ZONING LAND USES Single-Family residential Single-Family residential Single-Family residential Single-Family residential Single-Family residential NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Dawson Neighborhood Association Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin SELTexas Sierra Club, Austin Regional Group South Austin Commercial Alliance South Central Coalition D-9/1Y C TA S A S E A M L C U M B E LID C U D E R L A N N O S WIL B E N H O W ELL S A C R A M E NTO N O S W I L L L E W O P H A V A N A A N A T N O F I B R N W O O D EL PA S O B R E W ST E R M E G N A M E D R A H L A VISTA ! ! ± SUBJECT TRACT PENDING CASE ! ! ! ! ZONING BOUNDARY NOTIFICATIONS CASE#: LOCATION: C15-2021-0072 2806 BRINWOOD AVE 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 " = 164 ' 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-9/2Board of Adjustment General/Parking Variance Application DevelopmentATX.com | Phone: 311 (or 512-974-2000 outside Austin) For submittal and fee information, see austintexas.gov/digitaldevelopment WARNING: Filing of this appeal stops all affected construction activity. This application is a fillable PDF that can be completed electronically. To ensure your information is saved, click here to Save the form to your computer, then open your copy and continue. The Tab key may be used to navigate to each field; Shift + Tab moves to the previous field. The Enter key activates links, emails, and buttons. Use the Up & Down Arrow keys to scroll through drop-down lists and check boxes, and hit Enter to make a selection. The application must be complete and accurate prior to submittal. If more space is required, please complete Section 6 as needed. All information is required (if applicable). For Office Use Only Case # __________________ ROW # ___________________ Tax # ____________________ Section 1: Applicant Statement Street Address: __________________________________________________________________ 2806 Brinwood Avenue. Austin, Texas 78704 Subdivision Legal Description: Lot 16 Block 10 of Brinwood section 3- Dawson Neighborhood Planning Area ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ 10 16 Outlot: _________________________________ Division: _____________________________ Brinwood section 3- Dawson Neighborhood Planning Area Zoning District: ___________________________________________________________________ SF-3 I/We ________________________________________________ on behalf of myself/ourselves as Will Sheddan of NWS Construction LLC authorized agent for ________________________________________________ affirm that on James Rothfelder & Kuehler Investments LLC Month June , Day 1 , Year 2021 , hereby apply for a hearing before the Board of Adjustment for consideration to (select appropriate option below): Erect Attach Complete Remodel Maintain Other: ____________ Type of Structure: ______________________________________________________________ Single Family Residence City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 4 of 8 D-9/3 Portion of the City of Austin Land Development Code applicant is seeking a variance from: LDC 25-2-943(B). The Lot area was platted originally, after March 14, 1946, as a substandard ____________________________________________________________________________ lot at a size under the minimum lot size for single family construction. The current structure is ____________________________________________________________________________ non compliant and below living standards. ____________________________________________________________________________ The code states that the lot is substandard in size and does not meet the minimum ____________________________________________________________________________ requirement of 5750 ft.² feet. We would like to invoke similar subdivisions having a small lot amnesty attribute to its profile. The current lot size is 4,986 and would would like to proceed with the current plans submitted 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: The zoning regulation does not allow the development of a single family residence based on a ____________________________________________________________________________ zoning requirement generated in 1946. This restricts the improvement to the property while ____________________________________________________________________________ other lots on the same street are allowed to be developed with similar new construction homes ____________________________________________________________________________ to the one we are planning to build. The existing structure is encroaching into side setback lies ____________________________________________________________________________ and non compliant. As well the existing structure has below standard foundation conditions as ____________________________________________________________________________ not recommended for habitation. ____________________________________________________________________________ ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: It was platted under the minimum size required for single family, however there was a home built on the property. Other lots in the same neighborhood are of proper size and new single family homes have been allowed to be built. A small lot amnesty guideline should be put in place in order to relieve substandard lots. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: The majority of lots within the neighborhood meet the required lot size and have been approved for new construction. The existing home is non-compliant as it encroaches into setbacks, and has substandard foundation conditions. The lot is unusually small for the area as most laws in the immediate area meet the standard minimum ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 5 of 8 D-9/4 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: The new family home to be constructed will be consistent with the new family homes built on the same street with consideration to design, materials, and level of construction. It will allow the use of substandard lots to be improved and will improve adjacent lots value and neighborhood appearance. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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 the uses of sites in the vicinity reasonably require strict or literal interpretation and enforcement of the specific regulation because: The new family home constructed will have the same driveway entrance size and location as ____________________________________________________________________________ the existing structure. The design meets the parking requirements with an attached enclosed ____________________________________________________________________________ garage and driveway ____________________________________________________________________________ ____________________________________________________________________________ 2. The granting of this variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic of the streets because: The design allows for parking from an attached garage and driveway depth to meet the ____________________________________________________________________________ parking requirements. The location of the new driveway is consistent with the current driveway ____________________________________________________________________________ in place. ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: The new family home to be built is consistent with new family construction that is currently ongoing and finished homes on the same street and surrounding streets. There will be no safety hazard generated from development of this new single family home. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: The variance will allow the lot to be used as it was intended as a single family residence within ____________________________________________________________________________ its designated zoning profile. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 6 of 8 D-9/5 Section 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. Oeishk Applicant Signature: ____________________________________________ Date: _____________ 6-1-21 Applicant Name (typed or printed): ___________________________________________________ Will Sheddan Applicant Mailing Address: __________________________________________________________ PO Box 650087 City: ________________________________________ State: ________________ Zip: _______ Austin 78765 Texas Phone (will be public information): ____________________________________________________ 512-919-6155 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. -8-7 -#B¥ Owner Signature: ______________________________________________ Date: _____________ 6-1-21 Owner Name (typed or printed): ______________________________________________________ James Rothfelder Owner Mailing Address: ____________________________________________________________ 1731 Kuehler Ave City: ________________________________________ State: ________________ Zip: _______ New Braunfels 78130 Texas Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Will Sheddan Agent Mailing Address: ____________________________________________________________ PO Box 850087 City: ________________________________________ State: ________________ Zip: _______ 788765 Austin Texas Phone (will be public information): ____________________________________________________ 512-919-6155 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). We have met with many neighbors to the property _______________________________________________________________________________ and have engage the neighborhood planning _______________________________________________________________________________ _______________________________________________________________________________ group and have had positive feedback from our _______________________________________________________________________________ proposed building plans. City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 7 of 8 D-9/6 Additional Space (continued) We plan to be adaptive to what the neighborhood and the board deem reasonable for the new home site. We look forward to improving the condition of the neighborhood by building a beautiful home the city will be proud of _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 6/26/20 | Page 8 of 8 D-9/7S U R V E Y P L A T L O T 1 6 , B L O C K 1 0 , B R I N W O O D S E C T I O N 3 2 8 0 6 I B R N W O O D A V E N U E , A U S T I N , T X . 7 8 7 0 4 I B R N W O O D R E S I D E N C E C O P Y R I G H T © 2 0 2 1 N W S C O N S T R U C T I O N B U I L D E R : W I L L S H E D D A N TREE #1 W/M TREE #2 TREE #3 1 SURVEY PLAT 1" = 20'-0" T R E E # I S Z E / S P E C E S I 3 2 1 1 0 " L I V E O A K - T O B E R E M O V E D 1 0 " L O N G L E A F P N E I - T O R E M A N I 2 1 " L I V E O A K - T O R E M A N I T R E E L E G E N D D A T E : 0 3 / 1 2 / 2 0 D R A W N B Y : S M G 1 . 0 S H E E T : 0 3 / 0 3 / 2 0 2 1 L A S T R E V I S I O N : D-9/8BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 N OTE: 3D VIEWS ARE F O R DI A G RA M ATI C REPRESENTATI O N O NLY; N O T T O BE USED O R REFEREN C ED F O R C O NSTRU C TI O N F ABRI C ATI O N. DRAWING INDEX 0.0 1.0 1.1 2.0 2.1 3.0 GENERAL NOTES SURVEY PLAT SITE PLAN FLOOR PLANS FLOOR PLAN ROOF PLAN DRAWING INDEX EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS ELECTRICAL PLANS ELECTRICAL PLANS 4.0 4.1 5.0 5.1 6.0 WINDOW & DOOR SCHEDULES DATE: 03/12/20 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N D-9/9GENERAL NOTES: ELECTRICAL NOTES: 1. DRAWINGS ARE IN PART DIAGRAMMATIC AND DO NOT NECESSARILY SHOW COMPLETE DETAILS OF CONSTRUCTION, WORK, OR MATERIALS, PERFORMANCE OR INSTALLATION. DRAWINGS DO NOT NECESSARILY SHOW HOW CONSTRUCTION DETAILS, OTHER ITEMS OR WORK, AND EQUIPMENT MAY AFFECT A PARTICULAR INSTALLATION. 1. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE LATEST EDITION OF THE FEDERAL/STATE/LOCAL CODES, INTERNATIONAL BUILDING CODE, NFPA CODES, NEC AND THE REQ. OF THE AUTHORITY HAVING JURISDICTION. 2. REPORT ANY/ALL DISCREPANCIES, ERRORS, AND/OR OMISSIONS TO THE DESIGNER PRIOR TO ORDERING ANY MATERIALS AND/OR COMMENCEMENT OF CONSTRUCTION. 3. ALL DIMENSIONS TO BE VERIFIED AT JOBSITE. HOWEVER, UNDER NO CIRCUMSTANCES SHALL DRAWINGS BE SCALED FOR CRITICAL DIMENSIONS IF A CRITICAL DIMENSION, SUCH AS A HEADER, SPECIAL PLATE HEIGHT, OR OTHERWISE, IS MISSING FROM THESE PLANS, CONTACT DESIGNER FOR VERIFICATION. 4. FEATURES NOT FULLY SHOWN ON PLANS OR DETAILS ARE TO BE PROVIDED AS INDICATED FOR SIMILAR CONDITIONS. CONSTRUCTION METHODS AND MATERIALS NOT EXPLICITLY INDICATED OR IMPLIED ARE INCIDENTAL TO THE WORK AND ARE INTENDED TO BE CONTRACTOR DESIGNED. THE OWNER SHALL BE NOTIFIED OF ANY VARIATION FROM THE DIMENSIONS AND/OR CONDITIONS SHOWN ON THESE DOCUMENTS. ANY SUCH VARIATIONS SHALL BE APPROVED BY THE OWNER PRIOR TO PROCEEDING WITH THE WORK, OR THE CONTRACTOR SHALL ACCEPT FULL RESPONSIBILITY FOR COST TO RECTIFY THE SAME. 2. ELECTRICAL DRAWINGS ARE DIAGRAMMATIC ONLY. FURNISH AND INSTALL ALL REQUIRED JUNCTION BOXES PULL BOXES, SURFACE/RECESSED DEVICE BOXES, FITTINGS, CONDUIT BODIES, SUPPORTS, ACCESS DOORS, HARDWARE, ACCESSORIES, ETC. REQUIRED FOR A COMPLETE AND WORKING ELECTRICAL SYSTEM, WHETHER OR NOT SUCH EQUIPMENT IS INDICATED ON THE DRAWINGS. 3. CONTRACTOR SHALL PERFORM SITE VISITS AND SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH THE PLANS AND FIELD CONDITIONS, BEFORE SUBMITTING A BID OR BEFORE SUBMITTING A PRICE PROPOSAL. FIELD VERIFY ALL IMPORTANT DIMENSIONS. 4. THE ELECTRICAL CONTRACTOR SHALL COORDINATE HIS WORK WITH ALL OTHER CONTRACTORS AND ALL OTHER TRADES BEFORE INSTALLATION OF HIS WORK IN CHASES, CEILING SPACES AND OTHER AREAS WHERE CONFLICT MAY OCCUR. 5. VERIFY DIMENSIONS, ROUGH OPENING SIZEDS SHOWN FOR DOORS AND OTHER PENETRATIONS AGAINST REQUIREMENTS OF SPECIFIED PRODUCTS, CONDITIONS, ELEVATIONS, ETC. PERTAINING TO WORK BEFORE PROCEEDING. 5. THE ELECTRICAL CONTRACTOR SHALL COORDINATE HIS WORK WITH ALL CONTRACT DOCUMENTS, SHOP DRAWINGS AND EQUIPMENT DRAWINGS. THE ELECTRICAL CONTRACTOR SHALL OBTAIN A COPY OF ALL CONTRACT DOCUMENTS, INCLUDING ALL DRAWINGS AND ALL SPECS. 6. ALL DIMENSIONS TO WALLS SHOWN ON DRAWINGS ARE TAKEN FROM FACE OF STUDS, MASONRY OR CONCRETE. 7. WRITTEN DIMENSIONS ON THE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. 8. FIRST FLOOR WALL PLATE HEIGHTS AT HOUSE ARE 9'-1 1/8", U.N.O. 9. PROVIDE ALL SUB-FRAMING AS REQUIRED TO RECEIVE WORK BY OTHERS. 10. PROVIDE GALVANIC ISOLATION BETWEEN DISSIMILAR METALS. 11. ALL OPENINGS SHALL BE CAULKED, SEALED, OR WEATHER STRIPPED. 12. NOT ALL ELEMENTS ARE SHOWN ON DESIGN DRAWINGS, SEE STRUCTURAL, MECHANICAL OR ELECTRICAL DRAWINGS. 13. ALL CLEAR DIMENSIONS ARE TO BE EXACTLY WITHIN 1/8" FULL HEIGHT AND WIDTH OF WALLS. CONTRACTOR SHALL NOT ADJUST ANY DIMENSIONS MARKED "CLEAR" OR "CLR" WITHOUT WRITTEN INSTRUCTIONS FROM THE OWNER. 14. CONTRACTOR SHALL ADHERE TO ALL CODES, RULES, AND REGULATIOINS GOVERNING CONSTRUCTION BUILDING ACCESS AND THE USE OF FACILITIES AS SET BY THE AUTHORITY HAVING JURISDICTION. 13. DO NOT COMBINE SEPARATE BRANCH CIRCUITS IN THE SAME CONDUIT UNLESS OTHERWISE NOTED. 15. SHOWER/BATH STALL WINDOW WILL HAVE TILE RETURNS. THIS GENERALLY REQUIRES AN INCREASED ROUGH OPENING DIMENSION TO ACCOMMODATE THE TILE THICKNESS. VERIFY FINAL TILE SELECTION. 14. DO NOT COMBINE SEPARATE FEEDER CIRCUITS IN THE SAME CONDUIT. 16. CLOSET ROD & SHELF LAYOUTS TO BE REVIEWED w/ OWNER - LAYOUTS SHOWN ARE SUGGESTIONS. 6. WHERE JUNCTION BOXES OR ELECTRICAL EQUIPMENT ARE REQUIRED TO BE INSTALLED ABOVE NON-ACCESSIBLE CEILINGS OR CONCEALED INSIDE WALLS, THE CONTRACTOR SHALL FURNISH AND INSTALL ACCESS DOORS TO MAKE THE JUNCTION BOXES OR ELECTRICAL EQUIPMENT ACCESSIBLE. 7. ALL ELECTRICAL EQUIPMENT SHALL BE UNDERWRITER'S LABORATORY (U.L.) LISTED AND LABELED. ALL EQUIPMENT SHALL BE NEW U.O.N. 8. EXACT LOCATION OF ALL EQUIPMENT AND ACCESSORIES SHALL BE VERIFIED IN THE FIELD AND COORDINATED WITH OTHER TRADES. ADJUST LOCATIONS TO SUIT FIELD CONDITIONS. COMPLY WITH CLEARANCES AS REQUIRED BY THE NEC, THE MANUFACTURER, AND APPLICABLE CODES. 9. COMPLY WITH ALL SAFETY REGULATION INCLUDING BUT NOT LIMITED TO OSHA, MOSHA AND ALL ELECTRICAL SAFETY REGULATIONS. 10. CONTRACTOR SHALL FIELD VERIFY THE SWITCH AND/OR CIRCUIT BREAKER SOURCE OF EACH BRANCH OR FEEDER CIRCUIT BEFORE PERFORMING ANY WORK. 11. WHEREVER NEW CIRCUIT BREAKERS ARE BEING INSTALLED INSIDE EXISTING PANEL BOARDS, SWITCHBOARDS, MCCs, OR SIMILAR EQUIPMENT, THE CIRCUIT BREAKER SHALL COME FROM THE SAME MANUFACTURER AS THE EXISTING EQUIPMENT. 12. WHEREVER, NEW CIRCUIT BREAKERS ARE BEING PROVIDED AT EXISTING PANEL BOARDS, SWITCHBOARDS, MCCs, OR SIMILAR EQUIPMENT, OR WHEREVER EXISTING BREAKERS ARE BEING RE-USED TO FEED NEW LOADS, THE SCHEDULES/LABELS ON THE EQUIPMENT SHALL BE REVISED TO REFLECT THE LOADS. 15. PROVIDE DEDICATED RACEWAY FOR ALL EMERGENCY WIRING. DO NOT COMBINE WITH OTHER TYPES OF WIRING. 16. PROVIDE OUTLETS, WIRING & ELEC. CONNECTIONS FOR CENTRAL VAC, RECIRCULATING PUMPS, SPAS & POOLS, WHIRLPOOLS, IN-LINE HEATERS, DOOR CHIMES, SECURITY SYSTEMS, HVAC EQUIP., WATER HEATERS & SEPTIC AS REQUIRED. 17. PROVIDE GFI CIRCUITS AT ALL LOCATIONS REQUIRED BY CODE. 18. USE CAT 5 OR BETTER ON ALL TELEPHONE AND DATA LINES. ALL TEL. & TV LINES TO BE HOME RUN. ALL COMPUTER LINES TO BE HOME RUN TO HUB. 19. ALL DIMENSIONS INDICATED TO SWITCHES OR OUTLETS ARE TO THE CENTER OF THE BOX. 20. ALL SWITCHES TO BE MOUNTED 48" A.F.F. AND ALL OUTLETS TO BE MOUNTED 12" A.F.F. U.N.O. 21. LOCATION OF DOOR BELL CHIMES TO BE COORDINATED W/ THE INTERCOM SYSTEM BY THE LOW VOLTAGE CONTRACTOR. 22. ELECTRICIAN TO VERIFY ALL APPLIANCES & ELECTRICAL REQUIREMENTS. 23. AFIC PROTECTION SHALL BE PROVIDED TO ALL BEDROOM AREAS W/ INSTALLATION OF OVER-CURRENT PROTECTION DEVICES IN ACCORDANCE W/ NEC 2005 ART. 210.12. 24. PROVIDE PROPER CLEARANCES FOR A/C/ UNITS: 18" FROM ALL WALLS, 36" BETWEEN AND IN FRONT OF UNITS U.N.O. BY MANUFACTURER. 25. VERIFY GENERATOR DIMENSIONS, IF APPLICABLE, PRIOR TO BUILDING PAD. ELECTRICAL LEGEND: 6 S 4 2 6" RECESSED FIXTURE 6" RECESSED FIXT. IN SLOPED CEILING 4" RECESSED FIXTURE 2" RECESSED FIXTURE HANGING FIXTURE WALL MOUNT FIXTURE (SCONCE) SURFACE MOUNT FIXTURE RECESSED SPOT FIXTURE PUCK LIGHT 1X4 FLUORESCENT FIXTURE LED TAPE DOUBLE FLOOD LIGHT J P TRACK LIGHT (4' / 8' / 12') CEILING FAN TRACK HEAD VENT FAN SD SAFETY DETECTOR (SMOKE & CARBON MONOXIDE) SECURITY SYSTEM KEYPAD DOOR CHIME PHONE / DATA / CABLE LOW VOLT. / NETWORK PANEL JUNCTION BOX LOW VOLT. POOL CONTROLS 120V DUPLEX WALL OUTLET 120V QUADPLEX WALL OUTLET SURFACE MOUNTED 110V OUTLET 240V OUTLET (RANGE, DRYER, ETC) UPPER CAB. PLUG MOLD W/ OUTLETS AT 16" O.C. DRAWER PLUG MOLD W/ 3 OUTLETS GARAGE DOOR OPENER BUTTON DOOR BELL BUTTON STANDARD SWITCH THREE-WAY SWITCH FOUR-WAY SWITCH DIMMER SWITCH 3 4 D M MOTION DETECTOR WP WATER PROOF BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N LAST REVISIO N: 03 / 03 / 2021 SHEET: 0.0 DRAWN BY: SM G NOTES: 1) PROVIDE BLOCKING AT CENTER ABOVE FIREPLACE FOR ART, AT CENTER OF WALL ABOVE SINKS FOR MIRRORS, AND 10" AT THE TOP AND ON BOTH SIDES OF WINDOWS FOR DRAPERIES. 2) PROVIDE PROPER CLEARANCES FOR A/C UNITS - 18" FROM ANY WALL, 36" BETWEEN A/C UNITS & 36" IN FRONT OF UNIT - UNLESS NOTED OTHERWISE FROM MANUFACTURER. 3) VERIFY GENERATOR DIMENSIONS PRIOR TO BUILDING PAD. ROOF NOTES: 1. OVERHANG: REFER TO ROOF PLAN 2. 1x4 & 2x8 FASCIA IS ADDED IN ADDITION TO OVERHANG DIMENSION. 4. ROOF SHEATHING TO BE 1/2" OSB OVER HEATED / CONDITIONED ROOF AREAS WHERE BATT/FOAM INSULATION IS TO BE INSTALLED. USE 1/2" TECH SHIELD RADIANT BARRIER AT UNHEATED AREAS. 7. MEASURE PLATE HEIGHTS FROM FINISHED SLAB HEIGHT OF ROOM, SLAB ELEVATIONS MAY VARY. 8. VENT ALL PLUMBING AND APPLIANCE VENTS TO REAR OF ROOF RIDGE WHERE POSSIBLE ROOF LEGEND: 4 / 12 X ROOF PITCH X'-1 1/8" PL ROOF PLATE HEIGHT DATE: 03/12/20 LEGEND: 1/A6.0 INTERIOR ELEVATIONS (DETAIL # / SHEET #) SOLID = ACTIVE DOOR HIDDEN = INACTIVE TILE PATTERN ON PLAN IS REPRESENTATION ONLY (SEE TILE SCHEDULE FOR ACTUAL SELECTIONS) WOOD PATTERN ON PLAN IS REPRESENTATION ONLY (SEE WOOD FLOOR SCHEDULE FOR ACTUAL SELECTION) VISITIBILITY PATH PATTERN INDICATES CEILING HEIGHTS FROM 5'-0" TO 7'-0". GENERAL N OTES D-9/10S U R V E Y P L A T L O T 1 6 , B L O C K 1 0 , B R I N W O O D S E C T I O N 3 2 8 0 6 I B R N W O O D A V E N U E , A U S T I N , T X . 7 8 7 0 4 I B R N W O O D R E S I D E N C E C O P Y R I G H T © 2 0 2 1 N W S C O N S T R U C T I O N B U I L D E R : W I L L S H E D D A N TREE #1 W/M TREE #2 TREE #3 1 SURVEY PLAT 1" = 20'-0" T R E E # I S Z E / S P E C E S I 3 2 1 1 0 " L I V E O A K - T O B E R E M O V E D 1 0 " L O N G L E A F P N E I - T O R E M A N I 2 1 " L I V E O A K - T O R E M A N I T R E E L E G E N D D A T E : 0 3 / 1 2 / 2 0 D R A W N B Y : S M G 1 . 0 S H E E T : 0 3 / 0 3 / 2 0 2 1 L A S T R E V I S I O N : D-9/11" 6 - ' 1 7 5 ) " 6 - ' 0 0 1 ( McMANSION TENT 2 36' - 5" " 0 - ' 0 7 5 " 0 - ' 3 7 5 " 0 - ' 6 7 5 " 0 - ' 8 7 5 ) " 0 - ' 7 0 1 ( " 2 / 1 1 - ' 8 7 5 ) " 2 / 1 1 - ' 7 0 1 ( " 0 - ' 7 7 5 R U O T N O C I G N T S X E I " 0 - ' 8 7 5 @ R U O T N O C I G N T S X E I " 0 - ' 0 7 5 @ R U O T N O C I G N T S X E I " 0 - ' 5 7 5 @ 25' - 0" SETBACK 5' - 0" P.U.E. AND D.E. P.U.E. AND D.E. 5' - 0" SETBACK 25' - 0" I " 0 - ' 1 7 5 @ N P Y T R E P O R P ) " 0 - ' 0 0 1 = K R A M H C N E B ( ) " 0 - ' 0 0 1 ( " 0 - ' 1 7 5 I N O T A V E L E T S E W O L 2 T N E T N O S N A M c M I " 0 - ' 0 7 5 " 0 - ' 3 7 5 " 0 - ' 6 7 5 0 . 4 / 2 . . . E U P D N A . . E D McMANSION TENT 2 35' - 10" " 0 - ' 8 7 5 R A E R D E R E V O C W O L E B H C R O P ) " 3 - ' 7 0 1 ( " 3 - ' 8 7 5 R E T S A M . V O C N U Y N O C L A B W O L E B D E R E V O C N U Y N O C L A B C T T A I R E T S A M . V O C N U Y N O C L A B W O L E B " 2 / 1 5 - ' 8 7 5 ) " 2 / 1 5 - ' 7 0 1 ( " 2 / 1 5 - ' 8 7 5 ) " 2 / 1 5 - ' 7 0 1 ( I T S E H G H 2 T N E T I N O S N A M c M I N O T A V E L E T S E W O L 1 T N E T I N O S N A M c M I N O T A V E L E " 0 - ' 8 7 5 ) " 0 - ' 7 0 1 ( " 0 - ' 8 7 5 ) " 0 - ' 7 0 1 ( R U O T N O C I G N T S X E I " 0 - ' 8 7 5 @ ) " 0 - ' 7 0 1 ( " 0 - ' 8 7 5 " 2 / 1 2 - ' 8 7 5 ) " 2 / 1 2 - ' 7 0 1 ( " 2 / 1 3 - ' 8 7 5 ) " 2 / 1 3 - ' 7 0 1 ( " 0 - ' 5 K C A B T E S 2/ 4.1 " 2 / 1 3 - ' 8 7 5 ) " 2 / 1 3 - ' 7 0 1 ( O N , I H T A P Y T L B T S V I I I I 0 5 : 1 N A H T R E T A E R G I I Y T L B S V O T I , E P O L S E G A R A G N I E C N A R T N E " 6 - ' 8 7 5 ) " 6 - ' 7 0 1 ( WATER LINE W " 0 - ' 5 R SETBACK 25' - 0" Y A W E V R D I " 0 - ' 2 1 M U M N M I I R 5' - 0" 2 # E E R T Z R 1/4 C R 2' - 6" Z R C 2 / 1 " 0 - ' 5 R 0' - 0" R 1 Z R C Z R C 4 / 1 " 3 5' - R " 6 - ' 0 1 R Z R C 2 / 1 " 0 - ' 1 2 R Z R C SEWER LINE " 1 1 - ' 8 7 5 ) " 1 1 - ' 7 0 1 ( 0 . 4 / 1 " 2 / 1 1 1 - ' 8 7 5 ) " 2 / 1 1 1 - ' 7 0 1 ( I I T A E N L - D L U B N O S N A M c M I I I L A T N E D S E R L A P C N R P I I E R U T C U R T S R U O T N O C I G N T S X E I " 0 - ' 9 7 5 @ 1 # E E R T SETBACK 25' - 0" E S U O H D O O W Y R O T S 2 E C N E D S E R I " 0 - ' 0 8 5 @ . . F F E V O B A " 4 - ' 2 3 = T H G E H I E D A R G T N E C A J D A . G V A " 4 / 3 7 - ' 8 7 5 F O 1/ 4.1 " 0 - ' 5 K C A B T E S McMANSION TENT 1 40' - 0" " 0 - ' 9 7 5 R U O T N O C I G N T S X E I " 0 - ' 9 7 5 @ ) " 0 - ' 8 0 1 ( " 2 / 1 3 - ' 9 7 5 ) " 2 / 1 3 - ' 8 0 1 ( I T S E H G H 1 T N E T I N O S N A M c M I N O T A V E L E " 2 / 1 5 - ' 9 7 5 ) " 2 / 1 5 - ' 8 0 1 ( SITE PLAN BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N H T R O N . E V A D O O W N R B I N A L P E T S I " 0 - ' 0 1 = " 1 1 1,090 SF 884 SF 20 SF 1,994 SF 629 SF 220 SF 183 SF 177 SF 69 SF 63 SF 4,986 SF 1,550 SF 292 SF DATE: 03/12/20 SQUARE FOOTAGES: GROSS FLOOR AREA CALCS (G.F.A.): 1ST FLOOR HEATED AREA 2ND FLOOR HEATED AREA GARAGE > 200 SF TOTAL G.F.A. ATTIC SPACE HEATED AREA GARAGE OVERALL UNCOVERED MASTER BALCONY COVERED REAR PORCH UNCOVERED ATTIC BALCONY UNCOVERED ENTRY PORCH SITE CALCULATIONS: TOTAL AREA OF PROPERTY BUILDING FOOTPRINT DRIVEWAY BUILDING COVERAGE 1,550 SF PERCENT BUILDING COVERAGE 31.1% TOTAL IMPERVIOUS COVER 1,842 SF PERCENT IMPERVIOUS COVER 36.9% FRONT YARD AREA 1,258 SF FRONT YARD IMPERVIOUS COVER 316 SF PERCENT FRONT YARD IMP. COVER 25.1% LEGAL DESCRIPTION LOT 16, BLOCK 10, BRINWOOD SECTION 3 STREET ADDRESS 2806 BRINWOOD AVE. AUSTIN, TX. 78704 TREE # 1 2 3 TREE LEGEND SIZE / SPECIES 21" LIVE OAK - TO REMAIN 10" LONG LEAF PINE - TO REMAIN 10" LIVE OAK - TO BE REMOVED NOTE: 1. NO DECKS LOCATED ON SITE 2. ALL GROUND FLR. PORCHES ARE < 200 SF 3. AVERAGE GRADE = 578'-7 3/4" (107'-7 3/4") LAST REVISIO N: 03 / 03 / 2021 SHEET: 1.1 DRAWN BY: SM G D-9/122/ 4.0 578' - 3" (107'-3") 7' - 10 3/4" LINE OF 2ND FLOOR STRUCTUR E ABOVE 578' - 5" (107'-5") H UP I S R A T S R E D W O P LIVING 9'-0" CLG. BLOCKING CENTERLINE AT 34" ABV. F.F. ON ALL BATH WALLS 4 . I N M " 6 - ' 2 R A E L C 6 " 2 / 1 7 - ' 7 E K " 4 - ' 1 3 A 1 . 4 / 1 " 2 / 1 1 1 - ' 8 3 " 0 - ' 0 4 1 T N E T N O S N A M c M I 5' - 0" SETBACK G 579' - 3 1/2" (108'-3 1/2") 37' - 11 3/4" COVERED REAR PORCH 30' - 1" E7 E7 R A B DINING 9'-0" CLG. 578' - 1 1/2" (107'-1 1/2") 578' - 0" (107'-0") REF. 578' - 0" (107'-0") UNCOVERED MASTER BALCONY 29' - 10 1/4" N E2 M MASTER BEDROOM 9'-0" CLG. 3 4 MASTER BATH 9'-0" CLG. 1 MASTER W.I.C. CRICKET ROOF DW U.C. MW E G N A R N E V O & KITCHEN 9'-0" CLG. VISITIBILITY PATH 1 E PANTRY VISITIBILITY ENTRANCE & PATH WITH 1 HR RATED DOOR (NO-STEP ENTRY). 4' - 0" 1 . 4 / 2 VISITIBILITY PATH FOYER 15'-0" CLG. 3 GARAGE 10'-0" CLG. " 8 - ' 8 1 " 2 / 1 3 - ' 0 2 " 2 / 1 1 1 - ' 8 3 5' - 0" SETBACK 578' - 2 1/2" (107'-2 1/2") " 4 / 1 0 - ' 2 3 578' - 3 1/2" (107'-3 1/2") P E JKK JK I S R A T S DN 8 LAUNDRY D W F 7' - 2 3/4" 8 7 BATH 2 BEDROOM 3 9'-0" CLG. 5 D " 8 - ' 8 2 " 0 - ' 2 3 BEDROOM 2 9'-0" CLG. UP 3 1 22' - 7 1/2" 29' - 10 1/4" STAIRS B B " 4 - ' 3 LEGEND: 1/A6.0 INTERIOR ELEVATIONS (DETAIL # / SHEET #) SOLID = ACTIVE DOOR HIDDEN = INACTIVE TILE PATTERN ON PLAN IS REPRESENTATION ONLY (SEE TILE SCHEDULE FOR ACTUAL SELECTIONS) WOOD PATTERN ON PLAN IS REPRESENTATION ONLY (SEE WOOD FLOOR SCHEDULE FOR ACTUAL SELECTION) VISITIBILITY PATH PATTERN INDICATES CEILING HEIGHTS FROM 5'-0" TO 7'-0". 578' - 6" (107'-6") McMANSION BUILD-LINE AT PRINCIPAL RESIDENTIAL STRUCTURE OFFICE 9'-6" CLG. 3 42" DOOR E3 UNCOVERED ENTRY PORCH E6 N McMANSION BUILD-LINE AT PRINCIPAL RESIDENTIAL STRUCTURE 578' - 11 1/2" (107'-11 1/2") 13' - 4 1/2" 578' - 11" (107'-11") 37' - 11 3/4" 1/ 4.0 2' - 7 1/2" 6' - 5" 11' - 7" 4' - 0" VISITIBILITY PATH, NO GREATER THAN 1:50 SLOPE, TO VISIBILTY ENTRANCE IN GARAGE DRIVEWAY R 1 / 4 2 ' C - R 6 " Z R 1 C R Z 0' - 0" R 5' - 0" 1/2 CRZ R 2 C R Z 1 ' - 0 " R 1 0' - 6 " 1 /2 C R Z R 5' - 3" 1/4 CRZ 1 1ST FLOOR PLAN 1/8" = 1'-0" FLO OR PLA NS 2 2ND FLOOR PLAN 1/8" = 1'-0" BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 PRELIMIN ARY SET; N O T F O R C O NSTRU C TI O N BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N DATE: 03/12/20 SQUARE FOOTAGES: GROSS FLOOR AREA CALCS (G.F.A.): 1ST FLOOR HEATED AREA 2ND FLOOR HEATED AREA GARAGE > 200 SF TOTAL G.F.A. ATTIC SPACE HEATED AREA GARAGE OVERALL UNCOVERED MASTER BALCONY COVERED REAR PORCH UNCOVERED ATTIC BALCONY UNCOVERED ENTRY PORCH 1,090 SF 884 SF 20 SF 1,994 SF 629 SF 220 SF 183 SF 177 SF 69 SF 63 SF LAST REVISIO N: 03 / 03 / 2021 SHEET: 2.0 DRAWN BY: SM G D-9/1321' - 10 1/4" UNCOVERED ATTIC BALCONY E4 6'-8" HIGH WALL 4 2.1 E V O B A M A E B E G D R I BATH STORAGE 9 0 1 1 1 12 BEDROOM 5 7'-0" AND SLOPES DOWN TO 5'-0" 264 SF (366 SF (58%) " 8 - ' 8 2 M " 8 - ' 8 2 7'-0" AND SLOPES DOWN TO 5'-0" 102 SF (366 SF (58%) ATTIC TOTAL = 629 SF 7'-0" + AND SLOPES UP RIDGE BEAM @ 263 SF (42%) DN STAIRS B B B B 21' - 10 1/4" ATTIC T.O. PLATE 2 3 2.1 2 2.1 4 2.1 4 2.1 ATTIC TOTAL = 629 SF 7'-0" + 263 SF (42%) 5'-0" TO 7'-0" 264 SF (366 SF (58%) " 4 / 3 1 - ' 9 " 0 - ' 7 " 0 - ' 7 DOOR TO STORAGE " 0 - ' 5 5'-0" TO 7'-0" 102 SF (366 SF (58%) " 0 - ' 5 2 ATTIC SECTION A 1/8" = 1'-0" ATTIC TOTAL = 629 SF 7'-0" + 263 SF (42%) 5'-0" TO 7'-0" 102 SF (366 SF (58%) " 4 / 3 1 - ' 9 " 4 / 3 1 1 - ' 7 BATH " 8 - ' 6 " 0 - ' 7 " 0 - ' 7 " 0 - ' 5 5'-0" TO 7'-0" 264 SF (366 SF (58%) STORAGE " 4 / 3 4 - ' 1 ATTIC T.O. PLATE 2 ATTIC T.O. PLATE 2 7'-0" + 263 SF (42%) RIDGE BEAM 5'-0" TO 7'-0" 264 SF (366 SF (58%) E P O L S STAIRS BELOW " 0 - ' 3 3 ATTIC SECTION B 1/8" = 1'-0" ATTIC TOTAL = 629 SF 3 2.1 2 2.1 E P O L S " 0 - ' 5 " 0 - ' 4 " 4 / 3 1 - ' 9 4 ATTIC SECTION C 1/8" = 1'-0" FLO OR PLA N McMANSION BUILD-LINE AT PRINCIPAL RESIDENTIAL STRUCTURE 1 ATTIC SPACE 1/8" = 1'-0" BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 PRELIMIN ARY SET; N O T F O R C O NSTRU C TI O N BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N LEGEND: 1/A6.0 INTERIOR ELEVATIONS (DETAIL # / SHEET #) SOLID = ACTIVE DOOR HIDDEN = INACTIVE TILE PATTERN ON PLAN IS REPRESENTATION ONLY (SEE TILE SCHEDULE FOR ACTUAL SELECTIONS) WOOD PATTERN ON PLAN IS REPRESENTATION ONLY (SEE WOOD FLOOR SCHEDULE FOR ACTUAL SELECTION) VISITIBILITY PATH PATTERN INDICATES CEILING HEIGHTS FROM 5'-0" TO 7'-0". DATE: 03/12/20 SQUARE FOOTAGES: GROSS FLOOR AREA CALCS (G.F.A.): 1ST FLOOR HEATED AREA 2ND FLOOR HEATED AREA GARAGE > 200 SF TOTAL G.F.A. ATTIC SPACE HEATED AREA GARAGE OVERALL UNCOVERED MASTER BALCONY COVERED REAR PORCH UNCOVERED ATTIC BALCONY UNCOVERED ENTRY PORCH 1,090 SF 884 SF 20 SF 1,994 SF 629 SF 220 SF 183 SF 177 SF 69 SF 63 SF LAST REVISIO N: 03 / 03 / 2021 SHEET: 2.1 DRAWN BY: SM G D-9/14" 0 - ' 0 1 @ . . P O T . 1' - 0" F O O R T E K C R C I 1' - 0" 2 1 / 3 " 0 - ' 1 1' - 0" " 0 - ' 1 " 0 - ' 0 1 @ . . P O T . 7.5 / 12 7.5 / 12 T.O.P. @ 10' - 0" T.O.P. @ 26' - 0" (5'-0" ATTIC) 1' - 0" 1' - 0" T.O.P. @ 21' - 0" " 0 - ' 1 2 1 / 3 2 1 / 5 . 7 T.O.P. @ 15' - 0" " 0 - ' 1 W O L E B Y N O C L A B R E T S A M Y N O C L A B C T T A I " 0 - ' 1 1' - 0" 2 1 / 5 . 7 T.O.P. @ 21' - 0" 1' - 0" " 0 - ' 1 " 0 - ' 1 2 1 / 5 . 7 2 1 / 5 . 7 2 1 / 5 . 7 1' - 0" " 0 - ' 1 3.5 / 12 " 6 - ' 9 @ . . P O T . I I T A E N L - D L U B N O S N A M c M I I I L A T N E D S E R L A P C N R P I I E R U T C U R T S " 0 - ' 1 " 0 - ' 1 1' - 0" 1' - 0" E U N E V A D O O W N R B I N A L P F O O R " 0 - ' 1 = " 8 / 1 1 RO OF PLA N BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N DATE: 03/12/20 LAST REVISIO N: 03 / 03 / 2021 SHEET: 3.0 DRAWN BY: SM G D-9/1512 7.5 12 3 McMANSION TENT 2 BEYOND McMANSION TENT 1 " 0 - ' 5 3 " 4 - ' 2 3 " 4 / 3 7 - ' 8 7 5 F O E D A R G T N E C A J D A . I G V A E V O B A T H G E H G N D L I U B X A M I . " 4 / 3 7 - ' 8 7 5 F O E D A R G T N E C A J D A G V A E V O B A T H G E H G N D L I U B L A U T C A I I McMANSION TENT 1 McMANSION TENT 2 BEYOND 45° 1 T S O P T N E T N O S N A M c M I " 0 - ' 5 1 " 0 - ' 5 1 D N O Y E B 2 T S O P T N E T N O S N A M c M I SIDING SIDING METAL STANDING SEAM ROOF F " 0 - ' 8 L " 0 - ' 8 " 6 - ' 3 579' - 5 1/2" (108'-5 1/2") McMANSION TENT 1 HIGHEST ELEVATION " 0 - ' 8 N SIDING SIDING 12 7.5 B " 9 - ' 2 1 B " 2 - ' 0 1 SIDING B " 6 - ' 7 B " 2 / 1 0 1 - ' 4 12 7.5 WOOD SIDING " 2 / 1 4 - ' 5 1 " 6 - ' 4 " 0 - ' 5 1 C E3 1 FRONT ELEVATION 1/8" = 1'-0" 579' - 3 1/2" (108'-3 1/2") 578' - 11" (107'-11") METAL STANDING SEAM ROOF ° 5 4 " 8 / 1 1 - ' 9 " 4 / 3 4 - ' 1 " 0 - ' 5 1 1 T S O P T N E T N O S N A M c M I SIDING " 8 / 1 1 - ' 9 " 4 / 3 4 - ' 1 SIDING E6 GARAGE ATTIC T.O. PLATE 2 2ND FLOOR T.O. PLATE L A R U T C U R T S O T R E F E R L A R U T C U R T S O T R E F E R 1ST FLOOR 580' - 0" AVERAGE ADJ. GRADE 578' - 7 3/4" 578' - 6" (107'-6") 12 3 12 7.5 McMANSION TENT 2 McMANSION TENT 1 SIDING SIDING E4 METAL RAILING M SIDING METAL RAILING " 0 - ' 8 E2 E7 " 0 - ' 8 SIDING E7 SIDING " 0 - ' 8 N " 0 - ' 3 H " 0 - ' 8 SIDING McMANSION TENT 2 McMANSION TENT 1 BEYOND 12 7.5 METAL STANDING SEAM ROOF 45° D N O Y E B 1 T S O P T N E T N O S N A M c M I " 0 - ' 5 1 " 0 - ' 5 1 2 T S O P T N E T N O S N A M c M I SIDING METAL RAILING 578' - 0" (107'-0") McMANSION TENT 1 LOWEST ELEVATION 2 REAR ELEVATION 1/8" = 1'-0" 578' - 0" (107'-0") " 4 / 3 7 - ' 8 7 5 F O E D A R G T N E C A J D A . I G V A E V O B A T H G E H G N D L I U B X A M I " 0 - ' 5 3 " 4 - ' 2 3 " 4 / 3 7 - ' 8 7 5 F O E D A R G T N E C A J D A . G V A E V O B A T H G E H G N D L I U B I I ATTIC T.O. PLATE 2 2ND FLOOR T.O. PLATE ° 5 4 " 8 / 1 1 - ' 9 " 4 / 3 4 - ' 1 L A R U T C U R T S O T R E F E R L A R U T C U R T S O T R E F E R " 8 / 1 1 - ' 9 " 4 / 3 4 - ' 1 578' - 5 1/2" (107'-5 1/2") McMANSION TENT 2 HIGHEST ELEVATION 1ST FLOOR 580' - 0" AVERAGE ADJ. GRADE 578' - 7 3/4" 578' - 5 1/2" (107'-5 1/2") BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N EXTERIOR ELEV ATIO NS BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 DATE: 03/12/20 NOTE: 1. NO DECKS LOCATED ON SITE 2. ALL GROUND FLR. PORCHES ARE < 200 SF 3. AVERAGE GRADE = 578'-7 3/4" (107'-7 3/4") LAST REVISIO N: 03 / 03 / 2021 SHEET: 4.0 DRAWN BY: SM G D-9/1640' - 0" McMANSION TENT 1 METAL STANDING SEAM ROOF McMANSION BUILD-LINE AT PRINCIPAL RESIDENTIAL STRUCTURE " 0 - ' 5 3 " 4 - ' 2 3 METAL RAILING " 2 / 1 1 - ' 9 6 4 F O E D A R G T N E C A J D A . I G V A E V O B A T H G E H G N D L I U B X A M I " 2 / 1 1 - ' 9 6 4 F O E D A R G T N E C A J D A . G V A E V O B A T H G E H G N D L I U B I I METAL RAILING " 0 - ' 5 1 2 T S O P T N E T N O S N A M c M I P SIDING " 0 - ' 8 " 0 - ' 6 J K K J K " 0 - ' 8 " 0 - ' 6 WOOD SIDING METAL RAILING SIDING E " 0 - ' 8 A SIDING " 0 - ' 2 1 SIDING " 0 - ' 8 G " 0 - ' 8 1 LEFT ELEVATION 1/8" = 1'-0" McMANSION BUILD-LINE AT PRINCIPAL RESIDENTIAL STRUCTURE METAL STANDING SEAM ROOF 40' - 0" McMANSION TENT 1 578' - 5 1/2" (107'-5 1/2") McMANSION TENT 2 HIGHEST ELEVATION METAL STANDING SEAM ROOF SIDING M " 0 - ' 4 SIDING SIDING D " 0 - ' 8 SIDING 12 7.5 SIDING SIDING ATTIC T.O. PLATE 2 2ND FLOOR T.O. PLATE " 8 / 1 1 - ' 9 " 4 / 3 4 - ' 1 " 8 / 1 1 - ' 9 " 4 / 3 4 - ' 1 L A R U T C U R T S O T R E F E R L A R U T C U R T S O T R E F E R " 0 - ' 5 1 1 T S O P T N E T N O S N A M c M I ATTIC T.O. PLATE 2 2ND FLOOR T.O. PLATE " 4 / 3 4 - ' 1 " 4 / 1 1 - ' 9 " 4 / 1 1 - ' 9 " 4 / 3 4 - ' 1 L A R U T C U R T S O T R E F E R L A R U T C U R T S O T R E F E R " 0 - ' 5 1 1 T S O P T N E T N O S N A M c M I 1ST FLOOR 580' - 0" AVERAGE ADJ. GRADE 578' - 7 3/4" 579' - 5 1/2" McMANSION TENT 1 (108'-5 1/2") HIGHEST ELEVATION METAL RAILING METAL RAILING METAL RAILING " 2 / 1 1 - ' 9 6 4 F O E D A R G T N E C A J D A . I G V A E V O B A T H G E H G N D L I U B X A M I " 2 / 1 1 - ' 9 6 4 F O E D A R G T N E C A J D A . G V A E V O B A T H G E H G N D L I U B I I " 0 - ' 5 3 " 4 - ' 2 3 " 0 - ' 5 1 2 T S O P T N E T N O S N A M c M I 1ST FLOOR 580' - 0" AVERAGE ADJ. GRADE 578' - 7 3/4" 2 RIGHT ELEVATION 1/8" = 1'-0" EXTERIOR ELEV ATIO NS 578' - 3 1/2" (107'-3 1/2") 578' - 2 1/2" (107'-2 1/2") 578' - 0" (107'-0") 578' - 0" (107'-0") BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N DATE: 03/12/20 NOTE: 1. NO DECKS LOCATED ON SITE 2. ALL GROUND FLR. PORCHES ARE < 200 SF 3. AVERAGE GRADE = 578'-7 3/4" (107'-7 3/4") LAST REVISIO N: 03 / 03 / 2021 SHEET: 4.1 DRAWN BY: SM G D-9/176 WP EQ " 0 - ' 5 8' - 0" EQ 6 6 6 SWITCH FOR DISP. UNDER COUNTER DW DISP. K N S I U.C. MW " 0 - ' 5 WP 3 4' - 0" REF. " 2 4 / W E G N A R D O O H T N E V E V O B A 4' - 0" 6 6 6 72" " 2 4 WP 3 Q E Q E 42" GFCI 3 3 Q E 6 O T D E T N U O M E R U T X F O T I Y A W - 3 D N A G N L E C R E P P U I I R O O L F D N 2 N O H C T W S I 6 6 6 3' - 0" 48" 48" SD Q E Q E 4 42" GFCI 3' - 0" " 6 - ' 2 6 EQ 6 6 6 SD 6 EQ 3' - 0" 6 " 6 - ' 2 6 WP Q E Q E " 6 - ' 3 Q E Q E " 0 - ' 6 I C F G I C F G 6 6 6 Q E Q E S WP WP Q E EQ EQ 3' - 0" GFCI 3 GFCI I C F G I C F G 3' - 0" 6 WP 3' - 0" 6 WP 44" GFCI 3' - 0" 44" GFCI 2' - 9" 6 6 " 0 - ' 2 " 0 - ' 2 Q E Q E EQ EQ 48" 48" 6 SD SD 6 3' - 0" " 0 - ' 2 EQ EQ 6 6 6 Q E Q E I H C T W S Y A W - 3 O T R O O L F T S 1 N O 3 3 6 Q E Q E 6 " 9 - ' 4 EQ EQ " 0 - ' 2 6 6 " 9 - ' 4 Q E EQ Q E EQ " 8 4 " 8 4 Q E Q E EQ EQ 6 4 6 6 WP EQ EQ EQ EQ 6 48" 48" 44" GFCI D S D S D S 6 3 3 Q E Q E EQ EQ TO SWITCH BELOW EQ EQ CLG. TO A 3-WAY SWITCH IN ATTIC SPACE ELECTRICAL LEGEND: 6 S 4 2 6" RECESSED FIXTURE 6" RECESSED FIXT. IN SLOPED CEILING 4" RECESSED FIXTURE 2" RECESSED FIXTURE HANGING FIXTURE WALL MOUNT FIXTURE (SCONCE) SURFACE MOUNT FIXTURE RECESSED SPOT FIXTURE PUCK LIGHT 1X4 FLUORESCENT FIXTURE LED TAPE DOUBLE FLOOD LIGHT CEILING FAN TRACK HEAD VENT FAN SD SAFETY DETECTOR (SMOKE & CARBON MONOXIDE) SECURITY SYSTEM KEYPAD DOOR CHIME PHONE / DATA / CABLE J P LOW VOLT. / NETWORK PANEL JUNCTION BOX LOW VOLT. POOL CONTROLS 120V DUPLEX WALL OUTLET 120V QUADPLEX WALL OUTLET SURFACE MOUNTED 110V OUTLET 240V OUTLET (RANGE, DRYER, ETC) UPPER CAB. PLUG MOLD W/ OUTLETS AT 16" O.C. DRAWER PLUG MOLD W/ 3 OUTLETS GARAGE DOOR OPENER BUTTON DOOR BELL BUTTON 3 4 D THREE-WAY SWITCH FOUR-WAY SWITCH DIMMER SWITCH M MOTION DETECTOR WP WATER PROOF TRACK LIGHT (4' / 8' / 12') STANDARD SWITCH NOTES: 1. ALL LIGHT SWITCHES AND ENVIRONMENTAL CONTROLS MUST BE NO HIGHER THAN 48" A.F.F. AND ALL OUTLETS / RECEPTACLES MUST BE A MIN. OF 15" A.F.F., EXCEPT FOR FLOOR OUTLETS AND RECEPTACLES. 2. PROVIDE OUTLETS, WIRING & ELEC. CONNECTIONS FOR CENTRAL VAC, RECIRCULATING PUMPS, SPAS & POOLS, WHIRLPOOLS, IN-LINE HEATERS, DOOR CHIMES, SECURITY SYSTEMS, HVAC EQUIP., WATER HEATERS & SEPTIC AS REQUIRED. 3. PROVIDE OUTLETS IN ADDITION TO THOSE INDICATED AS NECESSARY TO MEET APPLICABLE CODES. PROVIDE GFI CIRCUITS AT ALL LOCATIONS REQUIRED BY CODE. 4. USE CAT 5 OR BETTER ON ALL TELEPHONE AND DATA LINES. ALL TEL. & TV LINES TO BE HOME RUN. ALL COMPUTER LINES TO BE HOME RUN TO HUB. 5. ALL DIMENSIONS INDICATED TO SWITCHES OR OUTLETS ARE TO THE CENTER OF THE BOX. 6. ALL SWITCHES TO BE MOUNTED 48" A.F.F. AND ALL OUTLETS TO BE MOUNTED 12" A.F.F. U.N.O. 7. ELECTRICIAN TO VERIFY ALL APPLIANCES & ELECTRICAL REQUIREMENTS. 8. AFIC PROTECTION SHALL BE PROVIDED TO ALL BEDROOM AREAS W/ INSTALLATION OF OVERCURRENT PROTECTION DEVICES IN ACCORDANCE W/ NEC 2005 ART. 210.12. 9. PROVIDE PROPER CLEARACES FOR A/C/ UNITS: 18" FROM ALL WALLS, 36" BETWEEN AND IN FRONT OF UNITS U.N.O. BY MANUFACTURER. 10. VERIFY GENERATOR DIMENSIONS, IF APPLICABLE, PRIOR TO BUILDING PAD. 1 ELECTRICAL PLAN - 1ST FLOOR 1/8" = 1'-0" 2 ELECTRICAL PLAN - 2ND FLOOR 1/8" = 1'-0" ELECTRIC AL PLANS BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N DATE: 03/12/20 LAST REVISIO N: 03 / 03 / 2021 SHEET: 5.0 DRAWN BY: SM G D-9/18WP WP " 6 - ' 3 1' - 6" Q E D S D S S S S S Q E Q E " 6 - ' 3 S S S 44" GFCI S S " 3 - ' 3 " 3 - ' 3 TO 3-WAY SWITCH ON 2ND FLOOR 3 EQ EQ " 6 - ' 5 1 " 6 - ' 5 ELECTRICAL LEGEND: 6 S 4 2 6" RECESSED FIXTURE 6" RECESSED FIXT. IN SLOPED CEILING 4" RECESSED FIXTURE 2" RECESSED FIXTURE HANGING FIXTURE WALL MOUNT FIXTURE (SCONCE) SURFACE MOUNT FIXTURE RECESSED SPOT FIXTURE PUCK LIGHT 1X4 FLUORESCENT FIXTURE LED TAPE DOUBLE FLOOD LIGHT CEILING FAN TRACK HEAD VENT FAN SD SAFETY DETECTOR (SMOKE & CARBON MONOXIDE) SECURITY SYSTEM KEYPAD DOOR CHIME PHONE / DATA / CABLE J P LOW VOLT. / NETWORK PANEL JUNCTION BOX LOW VOLT. POOL CONTROLS 120V DUPLEX WALL OUTLET 120V QUADPLEX WALL OUTLET SURFACE MOUNTED 110V OUTLET 240V OUTLET (RANGE, DRYER, ETC) UPPER CAB. PLUG MOLD W/ OUTLETS AT 16" O.C. DRAWER PLUG MOLD W/ 3 OUTLETS GARAGE DOOR OPENER BUTTON DOOR BELL BUTTON 3 4 D THREE-WAY SWITCH FOUR-WAY SWITCH DIMMER SWITCH M MOTION DETECTOR WP WATER PROOF TRACK LIGHT (4' / 8' / 12') STANDARD SWITCH NOTES: 1. ALL LIGHT SWITCHES AND ENVIRONMENTAL CONTROLS MUST BE NO HIGHER THAN 48" A.F.F. AND ALL OUTLETS / RECEPTACLES MUST BE A MIN. OF 15" A.F.F., EXCEPT FOR FLOOR OUTLETS AND RECEPTACLES. 2. PROVIDE OUTLETS, WIRING & ELEC. CONNECTIONS FOR CENTRAL VAC, RECIRCULATING PUMPS, SPAS & POOLS, WHIRLPOOLS, IN-LINE HEATERS, DOOR CHIMES, SECURITY SYSTEMS, HVAC EQUIP., WATER HEATERS & SEPTIC AS REQUIRED. 3. PROVIDE OUTLETS IN ADDITION TO THOSE INDICATED AS NECESSARY TO MEET APPLICABLE CODES. PROVIDE GFI CIRCUITS AT ALL LOCATIONS REQUIRED BY CODE. 4. USE CAT 5 OR BETTER ON ALL TELEPHONE AND DATA LINES. ALL TEL. & TV LINES TO BE HOME RUN. ALL COMPUTER LINES TO BE HOME RUN TO HUB. 5. ALL DIMENSIONS INDICATED TO SWITCHES OR OUTLETS ARE TO THE CENTER OF THE BOX. 6. ALL SWITCHES TO BE MOUNTED 48" A.F.F. AND ALL OUTLETS TO BE MOUNTED 12" A.F.F. U.N.O. 7. ELECTRICIAN TO VERIFY ALL APPLIANCES & ELECTRICAL REQUIREMENTS. 8. AFIC PROTECTION SHALL BE PROVIDED TO ALL BEDROOM AREAS W/ INSTALLATION OF OVERCURRENT PROTECTION DEVICES IN ACCORDANCE W/ NEC 2005 ART. 210.12. 9. PROVIDE PROPER CLEARACES FOR A/C/ UNITS: 18" FROM ALL WALLS, 36" BETWEEN AND IN FRONT OF UNITS U.N.O. BY MANUFACTURER. 10. VERIFY GENERATOR DIMENSIONS, IF APPLICABLE, PRIOR TO BUILDING PAD. ELECTRIC AL PLANS 1 ELECTRICAL PLAN - ATTIC SPACE 1/8" = 1'-0" BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N DATE: 03/12/20 LAST REVISIO N: 03 / 03 / 2021 SHEET: 5.1 DRAWN BY: SM G D-9/19EXTERIOR TYPICAL SWINGING DOOR NOTES: INTERIOR TYPICAL SWINGING DOOR NOTES: WINDOW NOTES: 1. TEMPER ALL GLASS AS PER CODE. 2. BUILDER TO COORDINATE ROUGH OPENINGS WITH FRAMING. 1. TEMPER ALL GLASS DOORS & SIDE LITES AS REQUIRED BY CODE. EXTERIOR DOOR SCHEDULE: INTERIOR DOOR SCHEDULE: TAG WIDTH HEIGHT E1 8' - 0" 3' - 0" SOLID SINGLE SWING DOOR 1 HR RATED DESCRIPTION COMMENTS TAG WIDTH HEIGHT COMMENTS DESCRIPTION CASEMENT LOCATION POWDER COMMENTS TEMPERED E2 E3 E4 E6 E7 E7 3' - 0" 8' - 0" GLASS SINGLE DOOR TEMPERED, FULL HEIGHT 3' - 6" 8' - 0" GLASS SINGLE DOOR TEMPERED, STRIP LIGHT 3' - 0" 6' - 8" GLASS SINGLE DOOR TEMPERED, FULL HEIGHT 10' - 0" 7' - 0" GARAGE DOOR TEMPERED 11' - 0" 11' - 0" 8' - 0" 8' - 0" 4-WIDE GLASS SWING (S-L-R-S) 4-WIDE GLASS SWING (S-L-R-S) TEMPERED, FULL HEIGHT TEMPERED, FULL HEIGHT QTY 1 1 1 1 1 1 1 1 1 1 1 1 2 7 TOTAL = 1 1 2 3 3 3 3 4 4 5 6 7 8 8 9 10 11 12 2' - 4" 8' - 0" SINGLE SWING DOOR 2' - 0" 2' - 0" 8' - 0" 8' - 0" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 8' - 0" 8' - 0" 8' - 0" 8' - 0" 8' - 0" 8' - 0" DESCRIPTION SINGLE SWING DOOR SINGLE SWING DOOR SINGLE SWING DOOR SINGLE SWING DOOR SINGLE SWING DOOR SINGLE SWING DOOR POCKET DOOR POCKET DOOR 5' - 0" 8' - 0" BYPASS DOOR 5' - 0" 5' - 0" 8' - 0" 8' - 0" DOUBLE SWING DOORS DOUBLE SWING DOORS 2' - 6" 6' - 8" SINGLE SWING DOOR 3' - 0" 6' - 8" SINGLE SWING DOOR 5' - 0" 6' - 8" BYPASS DOOR 2' - 6" 5' - 0" SINGLE SWING DOOR TOTAL = QTY 1 1 2 1 1 1 1 1 1 4 1 1 2 1 1 1 1 1 1 1 1 2 1 1 1 1 1 1 1 1 18 2' - 8" 8' - 0" SINGLE SWING DOOR 5' - 0" 3' - 0" PICTURE LAUNDRY 5' - 0" 8' - 0" POCKET DOUBLE DOOR 5' - 0" 5' - 0" OFFICE TEMPERED 1. TEMPER ALL WINDOWS AS REQUIRED BY CODE. 2. SEE EXTERIOR ELEVATIONS FOR WINDOW HEADER HEIGHT. 3. BUILDER TO COORDINATE ROUGH OPENINGS WITH FRAMING. WINDOW SCHEDULE: TAG WIDTH HEIGHT 2' - 6" 2' - 6" 2' - 9" 2' - 9" 2' - 9" 2' - 9" 4' - 0" 4' - 0" 4' - 0" 4' - 0" PICTURE PICTURE PICTURE PICTURE STAIRS STAIRS STAIRS STAIRS QTY 1 1 1 1 1 1 4 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 1 1 1 3 1 1 1 1 2 1 1 2 1 1 22 3' - 0" 3' - 0" PICTURE FOYER TEMPERED GLASS 3' - 0" 4' - 6" CASEMENT BEDROOM 3 TEMPERED 3' - 0" 5' - 0" PICTURE STAIRS TEMPERED CASEMENT DOUBLE PICTURE PICTURE PICTURE PICTURE PICTURE CASEMENT DOUBLE 5' - 0" 5' - 0" PICTURE STAIRS TEMPERED STAIRS STAIRS STAIRS STAIRS STAIRS TEMPERED TEMPERED GLASS TEMPERED 6' - 0" 6' - 0" 6' - 0" 6' - 0" 6' - 0" 7' - 0" 7' - 0" 7' - 0" 7' - 0" 1' - 6" 1' - 6" 4' - 0" 4' - 0" 4' - 0" 1' - 6" 1' - 6" 5' - 0" 5' - 0" 6' - 0" 4' - 6" BEDROOM 2 TEMPERED GLASS PICTURE PICTURE BEDROOM 5 MASTER BATH PICTURE PICTURE MASTER BEDROOM OFFICE TEMPERED TEMPERED GLASS 8' - 0" 1' - 6" PICTURE MASTER BEDROOM TOTAL = A B B B B C D E F G H J J K K K L M M N N P WIND O W & D O OR SCHEDULES BRINWO O D RESIDEN CE 2806 BRIN W O O D A VENUE, A USTIN, TX. 78704 L O T 16, BL O C K 10, BRIN W O O D SE C TI O N 3 BUILDER: WILL SHEDD A N C O PYRI G HT © 2021 N WS C O NSTRU C TI O N DATE: 03/12/20 LAST REVISIO N: 03 / 03 / 2021 SHEET: 6.0 DRAWN BY: SM G D-9/20A U S T I N WAT E R C O N V E N T I O N C E N T E R V I S I T O R S B U R E A U O P E N G O V E R N M E N T 2806 Brinwood !! 2806 BRINWOOD AVE 2806 BRINWOOD AVE 50 100ft D-9/21D-9/22D-9/23