ITEM08 C15-2022-0061 ADV PACKET DEC 12 PART5

Board of Adjustment – Dec. 12, 2022

ITEM08 C15-2022-0061 ADV PACKET DEC 12 PART5 — original pdf

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ITEM8/115ITEM8/116ITEM8/117From: To: Subject: Date: Ramirez, Elaine FW: 1401 East Third Monday, May 11, 2020 2:34:48 PM My original email to City staff questioning the construction at 1401 E 3rd. From: Sent: Wednesday, January 24, 2018 1:02 PM To: DSD Help Cc: Subject: 1401 East Third This message is from Jeff Thompson. [ bc-jeffrey.thompson@austintexas.gov ] I sit on the Planning Commission and one of the residents in my district asked me about a new house going up at 1401 E 3rd Street, 78702. It appears to have approved plans for less than the required set back, but there was never a BOA hearing or other variance. Can you please explain how they are allowed to build so close to another house and within the set back? Jeffrey Thompson Boards and Commissions Scheduled Meeting Disclosure Information: Written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a municipal question for compensation on behalf of another person. Anyone scheduling or accepting a meeting invitation with a City Official must either acknowledge that the disclosure requirement does not apply or respond to the following survey: https://www.surveymonkey.com/r/BCVisitorLog IMPORTANT NOTICE: The City of Austin provides e-mail addresses for members of its boards and commissions for their use as board members. This address should not be used for private or personal messages. The views expressed in e-mail messages reflect the views of the authors alone, and do not necessarily reflect the views of any board or commission of which the author may be a member. In particular, the views expressed here do not necessarily reflect those of the City of Austin, or any of its departments, employees or officials. E-mail messages may be subject to required public disclosure under the Texas Public Information Act. ITEM8/118From: Subject: Date: Attachments: FW: 1401 E 3rd Street Monday, May 11, 2020 2:42:25 PM image002.png image003.png image004.png D5619B4E5E1648509A9623C8BE4D07E6.png 8FF5708083434FEA868AB1891DEEC906.png Several weeks later I’m still chasing the issue. You can see from the pictures that the development is still in early stages. The response is : inspector will notice. To be told now that the inspector didn’t raise the issue early enough is frustrating. From: Sent: Friday, March 2, 2018 4:13 PM To: Subject: Fwd: 1401 E 3rd Street Jeff Thompson Planning Commission D3 Begin forwarded message: From: "Johns, Renee" <Renee.Johns@austintexas.gov> Date: March 2, 2018 at 3:00:04 PM CST To: "Thompson, Jeffrey - BC" <bc-Jeffrey.Thompson@austintexas.gov>, "Olsen, Dillon" <Dillon.Olsen@austintexas.gov> Subject: RE: 1401 E 3rd Street Jeffrey, Two things: 1. If it is too close, this will be called out by the inspector associated with this project-DeeAnn Afra 2. Fences are not always the determination of a lot line. Again, this inspector will look for this. Renee Johns Planner Senior – Expedited Review City of Austin Development Services Department One Texas Center, 505 Barton Springs Road, 7th Floor Office: 512.974.2260 ITEM8/119Follow us on Facebook, Twitter & Instagram @DevelopmentATX We want to hear from you! Please take a few minutes to complete our online customer survey. Nos gustaría escuchar de usted. Por favor, tome un momento para completar nuestra encuesta. Scheduled Meeting Disclosure Information: In accordance with City of Austin Ordinance 20160922-005, responsibility of written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a municipal question as defined within City Code 4-8-2 for compensation on behalf of another person. Development Services Department has elected to implement an electronic survey as the methodology to provide the opportunity to record information as required of the department under Section 4-8-8 (E) of the City Code. Individuals scheduling or accepting a meeting invitation with a City Official are requested to provide responses to the questions included in the department survey available at the following link: DSD Survey. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: Click here to view City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Thompson, Jeffrey - BC Sent: Friday, March 02, 2018 9:59 AM To: Johns, Renee <Renee.Johns@austintexas.gov>; Olsen, Dillon <Dillon.Olsen@austintexas.gov> Subject: Re: 1401 E 3rd Street But the foundation is easily less than 5 ft from the property line. Here is a picture of the actual building. ITEM8/120Jeff Thompson District 3 Planning Commissioner Office: 512-314-1830 From: Johns, Renee Sent: Thursday, March 1, 2018 3:41:33 PM To: Thompson, Jeffrey - BC; Olsen, Dillon Subject: RE: 1401 E 3rd Street Jeffrey, ITEM8/121This is an approved plan and there is a projection into the 5 foot setback. This is a common concern, but the code does allow for eaves and other incidentals to project 2 ft. into any setback, LDC 25-2-513 B. If you look at sheet A201, you can see the elevation view of the proposed residence. On this elevation, you can see the footprint of the building stops at the 5 ft. setback and the eaves project into the setback. Again this is an allowed and common design. I hope this answers your question. Renee Johns Planner Senior – Expedited Review City of Austin Development Services Department One Texas Center, 505 Barton Springs Road, 7th Floor Office: 512.974.2260 Follow us on Facebook, Twitter & Instagram @DevelopmentATX We want to hear from you! Please take a few minutes to complete our online customer survey. Nos gustaría escuchar de usted. Por favor, tome un momento para completar nuestra encuesta. Scheduled Meeting Disclosure Information: In accordance with City of Austin Ordinance 20160922-005, responsibility of written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a municipal question as defined within City Code 4-8-2 for compensation on behalf of another person. Development Services Department has elected to implement an electronic survey as the methodology to provide the opportunity to record information as required of the department under Section 4-8-8 (E) of the City Code. Individuals scheduling or accepting a meeting invitation with a City Official are requested to provide responses to the questions included in the department survey available at the following link: DSD Survey. Please note that all information provided is subject to public disclosure via DSD’s open data portal. For more information please visit: Click here to view City of Austin Ordinance 2016-0922-005 | City Clerk’s website | City Clerk’s FAQ’s From: Thompson, Jeffrey - BC Sent: Thursday, March 01, 2018 3:08 PM To: Johns, Renee <Renee.Johns@austintexas.gov>; Olsen, Dillon <Dillon.Olsen@austintexas.gov> Subject: 1401 E 3rd Street Hi Dillon, I'm looking into a case on behalf of a district 3 constituent. She is concerned that ITEM8/122the house being built at 1401 E 3rd does not have a 5 foot side setback. Looking at the plan (2017-043148 PR), it clearly shows that the house encroaches on the 5 foot set back line. Can you tell me if this is in fact an approved plan and if so can you please explain why? Thank you so much for your time. Jeff Thompson District 3 Planning Commissioner Office: 512-314-1830 Jeffrey Thompson Boards and Commissions Scheduled Meeting Disclosure Information: Written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a municipal question for compensation on behalf of another person. Anyone scheduling or accepting a meeting invitation with a City Official must either acknowledge that the disclosure requirement does not apply or respond to the following survey: https://www.surveymonkey.com/r/BCVisitorLog IMPORTANT NOTICE: The City of Austin provides e-mail addresses for members of its boards and commissions for their use as board members. This address should not be used for private or personal messages. The views expressed in e-mail messages reflect the views of the authors alone, and do not necessarily reflect the views of any board or commission of which the author may be a member. In particular, the views expressed here do not necessarily reflect those of the City of Austin, or any of its departments, employees or officials. E-mail messages may be subject to required public disclosure under the Texas Public Information Act. Jeffrey Thompson Boards and Commissions Scheduled Meeting Disclosure Information: Written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a ITEM8/123municipal question for compensation on behalf of another person. Anyone scheduling or accepting a meeting invitation with a City Official must either acknowledge that the disclosure requirement does not apply or respond to the following survey: https://www.surveymonkey.com/r/BCVisitorLog IMPORTANT NOTICE: The City of Austin provides e-mail addresses for members of its boards and commissions for their use as board members. This address should not be used for private or personal messages. The views expressed in e-mail messages reflect the views of the authors alone, and do not necessarily reflect the views of any board or commission of which the author may be a member. In particular, the views expressed here do not necessarily reflect those of the City of Austin, or any of its departments, employees or officials. E-mail messages may be subject to required public disclosure under the Texas Public Information Act. Jeffrey Thompson Boards and Commissions Scheduled Meeting Disclosure Information: Written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a municipal question for compensation on behalf of another person. Anyone scheduling or accepting a meeting invitation with a City Official must either acknowledge that the disclosure requirement does not apply or respond to the following survey: https://www.surveymonkey.com/r/BCVisitorLog IMPORTANT NOTICE: The City of Austin provides e-mail addresses for members of its boards and commissions for their use as board members. This address should not be used for private or personal messages. The views expressed in e-mail messages reflect the views of the authors alone, and do not necessarily reflect the views of any board or commission of which the author may be a member. In particular, the views expressed here do not necessarily reflect those of the City of Austin, or any of its departments, employees or officials. E-mail messages may be subject to required public disclosure under the Texas Public Information Act. ITEM8/124From: To: Subject: Date: Attachments: Ron Thrower Ramirez, Elaine RE: BOA Case C15-2020-0020 Monday, May 11, 2020 5:04:38 PM image001.png *** External Email - Exercise Caution *** Making sure the below got to BOA Membners for this case on for tonight. Let me know please. Elaine, Be smart. Be safe. Be kind. Ron Thrower 510 South Congress, Suite 207 Mail: P.O. Box 41957 Austin, Texas 78704 512-476-4456 office 512-731-2524 cell CONFIDENTIALITY NOTICE: This communication is intended only for the use of the individual or entity to which it is addressed and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the intended recipient, you are notified that any use, dissemination, distribution, or copying of this communication or any attachment is strictly prohibited. In such an event, please contact the sender immediately and delete all copies of this communication and any attachment. From: Ron Thrower Sent: Monday, May 11, 2020 12:55 PM To: Ramirez, Elaine <Elaine.Ramirez@austintexas.gov> Subject: BOA Case C15-2020-0020 Elaine, Can you please forward this to all Board Members – ITEM8/125Board of Adjustment members, For full disclosure, I am a registered Lobbyist with the City of Austin. I am not working for any paying client on this case, and none of my questions or comments are meant to be taken as lobbying. My questions and comments are only to gain clarity to the situation. We were asked to review the materials for the above referenced case. While this does appear to be a surveying error, it would be helpful to understand a few items for this case: 1. Has the survey for which the error occurred been made public? 2. The new survey finds the property to be wider at the alley by 0.44’ (33.97’ from Building Permit set vs 34.41’ from updated survey). The new survey only reflects the encroachments to the side setback but does not reflect distances to Navasota Street Right-of-way. In theory, with the building designed at 13’-10” in width coupled with the 2.77’ setback of the building on the east property line, the distance to the Navasota Street Right-of-way on the southern end of the building should be +/-17.81’. Can this be verified? 3. Does the decreased setback create a fire hazard? Are non-combustible materials used along the eastern property line? Is the house sprinkled? 4. The building plans reflects two 36” doors opening outward on the east side of the proposed house. Did no one notice that the door did not open completely or was too close to the fence (assuming it is on the property line. No documentation appears to exist in the records showing the location of the fence.) Again, this appears to be a surveyor error and it is unfortunate that it has reached this point. While it would be nice to have answers to the questions herein, we support any decision the BOA may reach for this case. Be smart. Be safe. Be kind. Ron Thrower 510 South Congress, Suite 207 Mail: P.O. Box 41957 Austin, Texas 78704 512-476-4456 office 512-731-2524 cell ITEM8/126Susan Benz Ramirez, Elaine Fwd: BOA Case # C15-2020-0020 - I object Tuesday, May 12, 2020 9:28:33 AM *** External Email - Exercise Caution *** From: To: Cc: Subject: Date: Elaine, I've just read the email from Jeff Thompson (below) who served many years on our neighborhood Good morning. plan contact team. The fact that he pointed out the error in the layout of the foundation to the City early on and My several times and no action was taken by Code Enforcement or Building Inspection is extremely unfortunate. personal belief is that this case should be investigated as to where the failure to enforce the code took place so that it can be avoided again. Please convey the message to the Board of Adjustment that the East Cesar Chavez Neighborhood Plan Contact Team is even more strongly opposed to any variance or waiver given to this project. Most sincerely, Susan Benz Business Rep and Treasurer East Cesar Chavez Neighborhood Plan Contact Team Susan Benz | Benz Resource Group 1101 - B E 6th St - Medina Street Entrance Austin, TX 78702 512-220-9542 Keep Calm and Carry On ... and wash your hands! ---------- Forwarded message --------- From: Amy Thompson < Date: Mon, May 11, 2020 at 11:24 PM Subject: Fwd: BOA Case # C15-2020-0020 - I object To: David Brearley < <b >, Pamela Colloff < , Susan Benz > ---------- Forwarded message --------- From: Thompson, Jeffrey - BC Date: Mon, May 11, 2020 at 1:22 PM Subject: BOA Case # C15-2020-0020 - I object To: Ramirez, Elaine <Elaine.Ramirez@austintexas.gov> Cc: Amy Thompson < ITEM8/127I would like to strongly state my objection to the request for relief from set back requirements at 1401 E. 3rd. My neighbor Amy Thompson (no relation) pointed out the property to me early in its construction. It was clear from viewing the property that the builders were not abiding by the standard setback. I wrote to City staff alerting them of the situation in January 2018 when the project was simply a foundation on the ground. Over the next weeks I sent several emails including photos of setback infringement. Each time I was assured by staff that if there were errors they would be caught at inspection. I support changes to City code that will allow more and denser housing, especially in our City Core. I have also supported changes that allow streamlining of approval to make development easier. But I have never supported relaxation of laws that were intended to ensure the safety of our residents. To waive those requirements now would simply be allowing the creation of substandard housing because the developer and City made mistakes and do not want to pay the price for them. Jeff Thompson 1408 Willow Street Austin, TX 78702 Jeffrey Thompson Boards and Commissions Scheduled Meeting Disclosure Information: Written disclosure is required by visitors when attending a scheduled meeting with a City Official regarding a municipal question for compensation on behalf of another person. Anyone scheduling or accepting a meeting invitation with a City Official must either acknowledge that the disclosure requirement does not apply or respond to the following survey: https://www.surveymonkey.com/r/BCVisitorLog IMPORTANT NOTICE: The City of Austin provides e-mail addresses for members of its boards and commissions for their use as board members. This address should not be used for private or personal messages. The views expressed in e-mail messages reflect the views of the authors alone, and do not necessarily reflect the views of any board or commission of which the author may be a member. In particular, the views expressed here do not necessarily reflect those of the City of Austin, or any of its departments, employees or officials. E-mail messages may be subject to required public disclosure under the Texas Public Information Act. ITEM8/128Pamela Colloff Ramirez, Elaine From: To: Cc: Subject: Date: opposition to request in BOA Case # C15-2020-0020 Monday, May 11, 2020 11:49:08 AM *** External Email - Exercise Caution *** Dear Ms. Ramirez: I would like to express my strenuous opposition to the request for a setback variance in BOA Case # C15-2020- 0020. My primary residence is located within 500 feet of 1401 E. 3rd Street, which is the property in question. The structure at 1401 E. 3rd virtually abuts the neighboring property. The foundation is clearly FAR less than 5 feet from the property line. This is an obvious fire hazard. It is not hard to imagine how a small fire could quickly consume multiple structures given their current proximity to each other. Allowing such a set back variance would be a clear danger to public safety, both for residents and first responders. I would encourage you to look at this property in person, since it will immediately become clear to you--in ways that words and measurements cannot--why this is a hazard to our entire neighborhood. I urge you to reject the request for a setback variance in BOA Case # C15-2020-0020. Thanks very much for considering this request. Best wishes, Pamela Colloff 1305 E. 2nd Street Austin TX 78702 CAUTION: This email was received at the City of Austin, from an EXTERNAL source. Please use caution when clicking links or opening attachments. If you believe this to be a malicious and/or phishing email, please forward this email to CSIRT@austintexas.gov. ITEM8/129ITEM8/13025'-05 8" RDCS SECTION 3 40'-0"RDCS SECTION 2 40'-0" RDCS SECTION 1 34'-11 2" TO BUILDING LINE 25'-0" FRONT SETBACK NAVASOTA STREET 2'-6" 2'-6" 15'-0" 5'-0" REAR SETBACK @ ALLEY (ALLOWED BY CITY CODE) Y E L L A 98'-9" 99'-5" 12 99'-8" 99'-11" 100'-0" T1 15 " 0 - ' 5 " 6 - ' 8 3'x3' Toilet 6'x4' Dumpster 10'x8' Material Staging Area 99'-0" LPAG 2 3'- 91 8" K C A B T E S R A E R ' 0 1 18 3'-0" Park Space #2 R 5'- 0 " 17'-6" 17'-6" R 5'-0" Park Space #1 13 18'-0" 15' SIDE SETBACK 99'-6" AAG 15' SIDE SETBACK 23 101'-0" FFE 2 10 99'-9" FFE @Carports 4 1 10 7 " 0 - ' 3 " 0 - ' 5 21 17 16 18 100'-0" HPAG 7 5' SIDE SETBACK 16 15 100'-0" BM 99'-0" HP4 - 4 1 1 9 ' 2 " 99'-8" HP3 99'-10" HP2 100'-0" HP1 100'-2" 22 24 26 101'-0" FFE 17 T S d r 3 E 1 0 4 1 TREE PROTECTION NOTES (CONTINUED): 7. The placement and storage of materials and/or heavy equipment on CRZs is strictly prohibited. Materials shall be staged as far from CRZs as possible. Impacts from construction or construction activities inside 1/4 CRZs are strictly prohibited without exception. 8. T2 TREE PROTECTION NOTES: 1. All trees 19" in trunk diameter and greater at a height of 4'-6" above adjacent grade are protected by municipal ordinance. No protected tree shall be removed without a permit. In order to assure that the remaining root zones are adequately preserved, tree protection fencing per the details on sheet G007 is required for all protected trees within the limits of construction. Extents of fencing are shown on this sheet. Tree protection fencing shall be installed prior to the commencement of construction. When the tree protection fencing cannot incorporate the entire required for all trees which have any disturbance indicated within any portion of the Critical Root Zone. 2x4 or greater size planks @ 6' minimum length shall be strapped securely around protected trees' trunks and root flares when protective fencing does not incorporate entire 1/2 CRZ. All pruning shall be conducted under the strict oversight of a licensed professional arborist. PRUNING FOR SUBJECT TREES SHALL NOT EXCEED 25% OF TREE CANOPY. Trenching for all utilities in CRZs (indicated by notes 22 and 23) shall be minimized to the least extent feasible and shall occur by means of air-spading by a licensed professional arborist. Care shall be taken during construction that activities requiring vertical movement (eg, drilling rigs) shall not disturb existing tree canopies. KEYED NOTES (NOT ALL NOTES MAY PERTAIN TO THIS SPECIFIC PROJECT). 01 12 13 02 03 04 05 06 07 14 15 New primary residence. New secondary residence. New attached garage. New attached carport. New detached garage, New detached carport. New covered porch w/ deck or habitable space above. New covered porch w/o deck or habitable space above. New uncovered deck. New uncovered roof deck. New spiral stair to roof deck. 16 17 18 19 20 21 22 23 New wood deck, uncovered. New concrete patio, uncovered. New concrete driveway. New concrete driveway ribbon. New concrete sidewalk. New Type I driveway (approach) per City of Austin standards. New sidewalk in right-of-way per City of Austin standards. New overhead electric service, indicated thus: P P P P New electrical meter(s) for primary and secondary residences, as applicable. Location of water meter (ref: civil engineering for final location). New water supply line to residences, indicated thus: New sewer line from residences (ref: civil engineering for final location of sewer tap), indicated thus: 2. 3. 4. 5. 6. 08 09 10 11 REFER TO SHEET G005 FOR DETAILS OF 2-HR-RATED DEMISING WALLS (UL U373). REFER TO SHEET G007 FOR ENVIRONMENTAL AND TREE-PROTECTION DETAILS. REFER TO SHEET G001 FOR PROJECT INFORMATION AND AREA CALCULATIONS. STRUCTURES SHALL BE PLACED ON SITE BY LICENSED PROFESSIONAL SURVEYOR. 1 Site Plan Scale 1/16" = 1'-0" @ 11x17 Scale 1/8" = 1'-0" @ 24x36 CRITICAL ROOT ZONES AT PROTECTED TREES. TREE PROTECTION LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. LIST OF PROTECTED TREES. SPECIES # OUTER CRITICAL ROOT ZONE MIDDLE (1/2) CRITICAL ROOT ZONE INNER (1/4) CRITICAL ROOT ZONE Mulch (3" layer of mulch inside tree protection fence, 8" layer outside). Tree protection fencing (ref: G007 and notes on this sheet). DISCLAIMERS. issued under the seal of is This document This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, #19074. This document is not for permitting, regulatory approval, pricing or construction regulatory approval, pricing or construction unless the seal and signature of the Architect are unless the seal and signature of the Architect are This document is not approved for visible. visible. This document is not approved for construction unless a seal of municipal approval construction unless a seal of municipal approval is visible. No set of construction documents can is visible. No set of construction documents can information required to construct a contain all information required to construct a contain all is Interpretation by a contractor project. project. is Interpretation by a contractor required. That which is shown in one sheet, required. That which is shown in one sheet, applies to all sheets in this set by reference. The applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) information in G001 through G009 (inclusive) apply to every sheet in this set and to every apply to every sheet in this set and to every that may contractor and/or subcontractor contractor and/or subcontractor that may perform work on this project. Unless this set perform work on this project. Unless this set contains the cover sheet and all sheets listed contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR thereon, this set is incomplete and INVALID FOR CONSTRUCTION. CONSTRUCTION. ISSUE DATE 21 May 2020 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE 21 May 2020 Site Plan. A0 00 ITEM8/131AS-BUILT SITE CONDITIONS K C A B T E S R A E R ' 0 1 P P P P P P P P P P P P P P P P P P P CONCRETE PARKING AS-BUILT K C A B T E S T N O R F ' 5 2 15' SIDE SETBACK 14'-9" LENGTH OF REQUIRED RATED WALL NEW CONCRETE SIDEWALK SIDEWALK TO BE DELETED NEW CONCRETE SIDEWALK 5' SIDE SETBACK 3' FIRE-RATING SETBACK BE INSTALLED. FIRE SPRINKLER SYSTEM TO BE INSTALLED. FIRE SPRINKLER SYSTEM TO T SYSTEM SHALL PROTECT ALL COVERED AND SYSTEM SHALL PROTECT ALL COVERED AND ENCLOSED SPACES. SYSTEM SHALL COMPLY ENCLOSED SPACES. SYSTEM SHALL COMPLY NFPA 13R STANDARDS. WITH NFPA 13R STANDARDS. WITH N THIS SHEET IS FOR DEPICTION OF AS-BUILT SITE CONDITIONS ONLY. REFER TO SHEETS A101 AND A102 FOR EXTENTS OF RATED EXTERIOR WALLS. REFER TO SHEET G001 FOR PROJECT INFORMATION AND AREA CALCULATIONS. CONDITIONS DERIVED FROM CAD FILE OF SURVEY PROVIDED TO ARCHITECT. 1 Site Plan Scale 1/16" = 1'-0" @ 11x17 Scale 1/8" = 1'-0" @ 24x36 CRITICAL ROOT ZONES AT PROTECTED TREES. TREE PROTECTION LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. LIST OF PROTECTED TREES. SPECIES # KEYED NOTES (NOT ALL NOTES MAY PERTAIN TO THIS SPECIFIC PROJECT). 01 12 13 02 03 04 05 06 07 14 15 New primary residence. New secondary residence. New attached garage. New attached carport. New detached garage, New detached carport. New covered porch w/ deck or habitable space above. New covered porch w/o deck or habitable space above. New uncovered deck. New uncovered roof deck. New spiral stair to roof deck. 16 17 18 19 20 21 22 23 New wood deck, uncovered. New concrete patio, uncovered. New concrete driveway. New concrete driveway ribbon. New concrete sidewalk. New Type I driveway (approach) per City of Austin standards. New sidewalk in right-of-way per City of Austin standards. New overhead electric service, indicated thus: P P P P 08 09 10 11 New electrical meter(s) for primary and secondary residences, as applicable. Location of water meter (ref: civil engineering for final location). New water supply line to residences, indicated thus: New sewer line from residences (ref: civil engineering for final location of sewer tap), indicated thus: OUTER CRITICAL ROOT ZONE MIDDLE (1/2) CRITICAL ROOT ZONE INNER (1/4) CRITICAL ROOT ZONE Mulch (3" layer of mulch inside tree protection fence, 8" layer outside). Tree protection fencing (ref: G007 and notes on this sheet). DISCLAIMERS. issued under the seal of is This document This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, #19074. This document is not for permitting, regulatory approval, pricing or construction regulatory approval, pricing or construction unless the seal and signature of the Architect are unless the seal and signature of the Architect are This document is not approved for visible. visible. This document is not approved for construction unless a seal of municipal approval construction unless a seal of municipal approval is visible. No set of construction documents can is visible. No set of construction documents can information required to construct a contain all information required to construct a contain all is Interpretation by a contractor project. project. is Interpretation by a contractor required. That which is shown in one sheet, required. That which is shown in one sheet, applies to all sheets in this set by reference. The applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) information in G001 through G009 (inclusive) apply to every sheet in this set and to every apply to every sheet in this set and to every that may contractor and/or subcontractor contractor and/or subcontractor that may perform work on this project. Unless this set perform work on this project. Unless this set contains the cover sheet and all sheets listed contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR thereon, this set is incomplete and INVALID FOR CONSTRUCTION. CONSTRUCTION. ISSUE DATE 21 May 2020 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE 21 May 2020 As-Built Site Plan. A0 0 1 ITEM8/132NAVASOTA STREET 8 8 8 SH3660@80 [E] SH3660@80 [E] SH3660@80 [E] SH3660@80 [E] 0 8 4 2 D S Closet 1 {B104} CLNG HT 8' 3 EN3680 0 8 4 2 ) 2 ( D S Closet 2 {B102} CLNG HT 8' UP Bedroom 1 {B105} CLNG HT 8' 1 2 3 4 5 6 7 8 1 1 0 1 9 Bath 1 {B103} CLNG HT 8' 6 5 0 8 4 2 D S 0 8 2 3 D S PD3280 4 0 8 2 3 D S 4 101'-0" FFE Corridor {B106} CLNG HT 8' Stairs {B107} CLNG HT 8' UP Bedroom 2 {B101} CLNG HT 8' Bedroom 2 {A101} CLNG HT 8' Bedroom 1 {A105} CLNG HT 8' EN3680 3 Closet 2 {A102} CLNG HT 8' 0 8 4 2 ) 2 ( D S Closet 1 {A104} CLNG HT 8' 0 8 4 2 D S 0 8 2 3 D S 4 Stairs {A107} CLNG HT 8' UP Corridor {A106} CLNG HT 8' Bath 1 {A103} CLNG HT 8' 6 5 PD3280 4 0 8 4 2 D S 0 8 2 3 D S 9 0 1 1 1 2 1 8 7 6 5 4 3 2 1 UP 1 2 3 4 5 6 7 8 9 10 11 12 13 14 14 13 12 11 10 9 8 7 6 5 4 3 2 1 SD3280 SD3280 Closet {BX01} CLNG HT VARIES Closet {BX01} CLNG HT VARIES SH3660@80 [E] SH3660@80 [E] SH3660@80 [E] PW6012@80 T S d r 3 E 1 0 4 1 1 Visitability Plan Scale 3/32" = 1'-0" @ 11x17 Scale 3/16" = 1'-0" @ 24x36 KEYED NOTES. 1 GENERAL NOTE: The junction-box centerline of all light switches and environmental controls shall be no higher than 45" above finished floor. GENERAL NOTE: The junction-box centerline of all outlets, receptacles and data ports shall be no lower than 18" above finished floor. No-step entry and maximum threshold height of 1/2", minimum nominal 36" width. 4 5 6 7 8 2 3 32" clear visitable route 2x6 blocking at all walls in bathrooms (except directly behind lavatories), centerline 34" above finished floor. 32" wide door to bathroom. Door shall not impede required 30" x 30" clear space inside bathroom. Exterior visitable route via sidewalk. Exterior visitable route via driveway. TRANSITION STRIP 1 2" MAXIMUM 1 2" MAXIMUM INFORMATION. DOOR SEAL THRESHOLD DETAIL N.T.S REFER TO CODE INTERPRETATION CI2013-0002 FOR ADDITIONAL THRESHOLD 1-3/8" MAXIMUM INTERIOR EXTERIOR 1 2" MAXIMUM ISSUE DATE 21 May 2020 GENERAL NOTE. Refer to sheet G002 for notes regarding VISITABILITY REQUIREMENTS Exterior visitable route shall have a running slope of no more than 1:12 unless handrails are provided, in which caserunning slope shall not exceed 1:8. Cross slope shall in no case exceed 1:50. DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE A 1 21 May 2020 Visitability Plan. 00 ITEM8/133ITEM8/134ITEM8/135ITEM8/13632' maximum height per CoA RDCS SECTION 2 RDCS SECTION 2 12 12 ROOF T/Railing (CoA Highpoint) ROOF T/Deck L2 T/Plate 12 12 " 4 1 5 - ' 1 " 4 1 5 - ' 1 " 0 - ' 3 " 8 1 1 - ' 9 " 8 1 1 - ' 8 " 0 - ' 2 L2 T/Deck L1 T/Plate " 0 - ' 5 1 i e n L y t r e p o r P r a e R k c a b t e S e d S i ' 5 " 4 3 0 - ' 5 2 " 4 3 0 - ' 3 2 " 0 - ' 2 3 L1 FFE (101'-0") FFE (99'-9")@carports AAG (99'-6") k c a b t e S e d S i ' 5 1 " 0 - ' 5 1 i e n L y t r e p o r P r a e R " 0 - ' 5 1 i e n L y t r e p o r P r a e R k c a b t e S e d S i ' 5 1 " 0 - ' 5 1 i e n L y t r e p o r P r a e R k c a b t e S e d S i ' 5 99'-10" HP02 99'-10" HP02 KEYED NOTES. 01 New metal coping. Exposure 6". New metal flashing. Exposure 6" minimum. New metal railing at exterior porch or deck. Minimum height 36" above finish floor. Maximum opening 3.5". New parapet at exterior porch or deck. Minimum 36" above finish floor. New through-wall scupper. New metal downspout. Steel column (ref: structural). 02 03 04 05 06 07 CODE REFERENCES (City of Austin RDCS area only). LDC TITLE 25, CHAPTER 25-2, SUBCHAPTER F, ARTICLE 2.6, E, 4, b, (i): A structure may not extend beyond a setback plane...except for gables or a shed roof, with a total horizontal length of not more than 18 feet on each side of the building, measured along the intersection with the setback plane. ARCHITECT'S NOTE: NO PROVISIONS FOR "HABITABILITY OF SPACE" ARE MADE IN THE LANGUAGE CITED ABOVE. IE: ANY ENCLOSED SPACE UNDER THE SHED ROOF MAY PROTRUDE, INCLUDING SPACE USED FOR VERTICAL CIRCULATION. LDC TITLE 25, CHAPTER 25-2, SUBCHAPTER F, ARTICLE 3.4.1 Height shall be measured vertically from the average of the highest and lowest grades adjacent to the building to...for a pitched or hip roof, the gabled roof or dormer with the highest average height. 1 Elevation, Bldg 1, Front Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 MATERIALS LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. Standing-seam metal roofing Composition-shingle roofing Cement-board or RealTrim fascia Cement-board trim or RealTrim 6" horizontal cement board 6" horizontal stained wood 24" vertical cement board Stone veneer (ashlar bond) ISSUE DATE 21 May 2020 DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE 21 May 2020 Elevations. A 2 0 1 ITEM8/137TO BUILDING LINE 40'-0" RDCS SECTION 1 40'-0" RDCS SECTION 2 26'-13 4" RDCS SECTION 3 10'-0" Rear Setback 12:12 32' maximum height per CoA ROOF T/Railing (CoA Highpoint) ROOF T/Deck L2 T/Plate " 4 1 5 - ' 1 " 4 1 5 - ' 1 " 0 - ' 3 " 8 1 1 - ' 9 " 8 1 1 - ' 8 " 0 - ' 2 L2 T/Deck L1 T/Plate " 4 3 0 - ' 5 2 " 4 3 0 - ' 3 2 " 0 - ' 2 3 L1 FFE (101'-0") FFE (99'-9")@carports AAG (99'-6") 100'-0" HP01 99'-10" HP02 99'-8" HP03 99'-0" HP04 " 0 - ' 5 1 i e n L y t r e p o r P r a e R KEYED NOTES. 01 02 03 04 05 06 07 New metal coping. Exposure 6". New metal flashing. Exposure 6" minimum. New metal railing at exterior porch or deck. Minimum height 36" above finish floor. Maximum opening 3.5". New parapet at exterior porch or deck. Minimum 36" above finish floor. New through-wall scupper. New metal downspout. Steel column (ref: structural). CODE REFERENCES (City of Austin RDCS area only). LDC TITLE 25, CHAPTER 25-2, SUBCHAPTER F, ARTICLE 2.6, E, 4, b, (i): A structure may not extend beyond a setback plane...except for gables or a shed roof, with a total horizontal length of not more than 18 feet on each side of the building, measured along the intersection with the setback plane. ARCHITECT'S NOTE: NO PROVISIONS FOR "HABITABILITY OF SPACE" ARE MADE IN THE LANGUAGE CITED ABOVE. IE: ANY ENCLOSED SPACE UNDER THE SHED ROOF MAY PROTRUDE, INCLUDING SPACE USED FOR VERTICAL CIRCULATION. LDC TITLE 25, CHAPTER 25-2, SUBCHAPTER F, ARTICLE 3.4.1 Height shall be measured vertically from the average of the highest and lowest grades adjacent to the building to...for a pitched or hip roof, the gabled roof or dormer with the highest average height. 1 Elevation, Bldg 1, Right Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 MATERIALS LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. Standing-seam metal roofing Composition-shingle roofing Cement-board or RealTrim fascia Cement-board trim or RealTrim 6" horizontal cement board 6" horizontal stained wood 24" vertical cement board Stone veneer (ashlar bond) ISSUE DATE 21 May 2020 DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE 21 May 2020 Elevations. A 2 02 ITEM8/13826'-13 4" RDCS SECTION 3 40'-0" RDCS SECTION 2 40'-0" RDCS SECTION 1 TO BUILDING LINE 32' maximum height per CoA ROOF T/Railing (CoA Highpoint) ROOF T/Deck L2 T/Plate " 4 1 5 - ' 1 " 4 1 5 - ' 1 " 0 - ' 3 " 8 1 1 - ' 9 " 8 1 1 - ' 8 " 0 - ' 2 " 4 3 0 - ' 5 2 " 4 3 0 - ' 3 2 " 0 - ' 2 3 L2 T/Deck L1 T/Plate " 0 - ' 5 1 i e n L y t r e p o r P r a e R L1 FFE (101'-0") FFE (99'-9")@carports AAG (99'-6") 12:12 " 8 - ' 6 " 8 - ' 6 99'-0" HP04 99'-8" HP03 99'-10" HP02 100'-0" HP01 KEYED NOTES. 01 02 03 04 05 06 07 New metal coping. Exposure 6". New metal flashing. Exposure 6" minimum. New metal railing at exterior porch or deck. Minimum height 36" above finish floor. Maximum opening 3.5". New parapet at exterior porch or deck. Minimum 36" above finish floor. New through-wall scupper. New metal downspout. Steel column (ref: structural). CODE REFERENCES (City of Austin RDCS area only). LDC TITLE 25, CHAPTER 25-2, SUBCHAPTER F, ARTICLE 2.6, E, 4, b, (i): A structure may not extend beyond a setback plane...except for gables or a shed roof, with a total horizontal length of not more than 18 feet on each side of the building, measured along the intersection with the setback plane. ARCHITECT'S NOTE: NO PROVISIONS FOR "HABITABILITY OF SPACE" ARE MADE IN THE LANGUAGE CITED ABOVE. IE: ANY ENCLOSED SPACE UNDER THE SHED ROOF MAY PROTRUDE, INCLUDING SPACE USED FOR VERTICAL CIRCULATION. LDC TITLE 25, CHAPTER 25-2, SUBCHAPTER F, ARTICLE 3.4.1 Height shall be measured vertically from the average of the highest and lowest grades adjacent to the building to...for a pitched or hip roof, the gabled roof or dormer with the highest average height. 1 Elevation, Bldg 1, Left Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 MATERIALS LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. Standing-seam metal roofing Composition-shingle roofing Cement-board or RealTrim fascia Cement-board trim or RealTrim 6" horizontal cement board 6" horizontal stained wood 24" vertical cement board Stone veneer (ashlar bond) ISSUE DATE 21 May 2020 DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE 21 May 2020 Elevations, Bldg 1. A 2 04 ITEM8/1393'-7" 3'-7" 1" 3'-5" 7'-3" 5'-61 2" 2'-41 2" 4'-01 2" 14'-7" 2'-21 4" 2'-21 4" 14'-101 2" 4'-01 2" 2'-41 2" 5'-61 2" 6'-8" 6'-81 2" 97'-71 4" 82'-31 4" 33 4" SH3660@80 [E] SH3660@80 [E] Bedroom 2 {B101} CLNG HT 8' Bedroom 2 {A101} CLNG HT 8' 3'-7" 3'-7" 1" 7'-2" 1'-0" 9 0 1 1 1 2 1 8 7 6 5 4 3 2 1 UP " 0 1 - ' 3 1 EN3680 Closet 2 {A102} CLNG HT 8' 0 8 4 2 ) 2 ( D S Closet 1 {A104} CLNG HT 8' 0 8 4 2 D S " 2 - ' 4 0 8 2 3 D S Bath 1 {A103} CLNG HT 8' Stairs {A107} CLNG HT 8' UP Corridor {A106} CLNG HT 8' " 2 1 6 - ' 5 " 2 1 4 - ' 3 0 8 4 2 D S 0 8 2 3 D S SH3660@80 [E] SH3660@80 [E] PW6012@80 SH3660@80 [E] " 1 Bedroom 1 {A105} CLNG HT 8' " 1 " 2 1 7 - ' 9 " 2 1 1 1 - ' 3 " 1 7'-10" 1" 1'-0" PD3280 1 2 3 54 6 7 8 9 10 11 12 13 14 14 13 12 11 10 89 7 6 5 4 3 2 1 PD3280 SD3280 SD3280 Closet {BX01} CLNG HT VARIES 5 Closet {BX01} CLNG HT VARIES 3'-0" 3'-0" 9'-41 2" 7'-11" 8'-61 2" 8'-61 2" 2'-21 4" 2'-21 4" 8'-3" 8'-10" 6'-01 2" 4'-10" 14'-9" LENGTH OF REQUIRED RATED WALL 31 2" 7" 31 2" 1" 7'-2" 1'-0" 33 4" 80'-31 4" 1'-61 2" 1'-101 2" 3'-7" 3'-7" 1'-0" " 0 1 - ' 3 1 " 2 1 1 - ' 4 " 5 - ' 6 " 0 - ' 3 " 2 1 3 UP Bedroom 1 {B105} CLNG HT 8' " 1 SH3660@80 [E] " 2 1 7 - ' 9 " 2 1 1 1 - ' 3 " 1 " 2 - ' 4 " 2 1 6 - ' 5 " 2 1 4 - ' 3 0 8 4 2 D S 0 8 4 2 D S 0 8 2 3 D S 1 2 3 4 5 6 7 8 1 1 0 1 9 Closet 1 {B104} CLNG HT 8' EN3680 Closet 2 {B102} CLNG HT 8' 0 8 4 2 ) 2 ( D S Bath 1 {B103} CLNG HT 8' 0 8 2 3 D S Corridor {B106} CLNG HT 8' Stairs {B107} CLNG HT 8' UP SH3660@80 [E] 1'-10" NOTES ON FRAMING. FRAMING AND ROOFING LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. KEYED NOTES (NOT ALL NOTES MAY PERTAIN TO THIS SPECIFIC PROJECT). 01 03 New 2-hr-rated demising wall between duplex units. Construction to comply with UL U373. REQUIRED: XX'-XX" PROVIDED: XX'-XX" 01a NEW OR RETROFIT 1-HR RATED EXTERIOR WALL COMPLIANT WITH UL U305. Railing or parapet at exterior porch or deck. Minimum height 36" above finish floor. Maximum openness 3.5". 02 04 05 06 07 08 Railing or partial-height wall at interior. Minimum height 36" above finish floor. Maximum openness 3.5". Open metal or wood railing at stair. Minimum height 36" above nosing of stair. Maximum openness 3.5". Ceiling break. Linen closet (cabinetry). Pantry (cabinetry). Access panel to AC. R1 R2 R3 R4 R5 New walkable-PVC roof deck. New metal coping. New metal scupper. New metal gutter. New metal downspout. 1. 2. 3. 4. 5. 6. Bathroom(s) on the first floor shall receive an entry door with minimum 30" clear opening. Bathroom(s) on the first floor shall receive 2x6 wood blocking parallel with floor (except directly behind lavatories). Blocking shall be installed such that the centerline of blocking is 34" above finish floor level. Switches and thermostats on all floors shall be located no greater than 45" (@ junction-box centerline) above finish floor level. Power receptacles and data ports on all floors shall be located no less than 18" (@ junction-box centerline) above finish floor level. At least one entrance to the first floor of the dwelling shall have a "no-step" entrance with a beveled threshold of 1/2" or less. A visitable route shall be provided from public way to the no-step entrance of each dwelling unit. Said visitable route shall be a minimum of 36" in clear width and shall have a maximum cross-slope of 1:50. Standing-seam metal roofing Composition-shingle roofing DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. 2x4 wood framing 2x6 wood framing 2-hour rated firewall (per G005) COMPLIANT WITH UL ASSEMBLY U373 ISSUE DATE 21 May 2020 1 Floor Plan, Bldg 1, Level 01 Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 21 May 2020 ISSUE DATE SHEET TYPE Floor Plans, Level 01. A 1 0 1 ITEM8/140" 2 1 3 " 0 1 - ' 3 " 5 - ' 6 " 0 - ' 3 " 2 1 3 " 0 1 - ' 3 1 7'-2" 31 2" 0 8 6 3 N E DN UP 6 1 5 1 4 1 3 1 2 1 2 1 1 1 0 1 1 2 3 4 5 6 7 8 9 31 2" 31 2" 1" 7'-2" 3'-31 2" 3'-7" 4'-11" 11'-21 2" 6'-111 4" 8'-23 4" 3'-31 2" 8'-23 4" 6'-111 4" 11'-11 2" PW6060@80 SH3660@80 [E] PW 3636@78 PW2424@72 PW2424@72 PW3636@78 SH3660@80 [E] PW6060@80 Great Room {B203} CLNG HT 9' " 0 - ' 2 " 2 1 7 - ' 4 " 0 - ' 3 " 2 1 4 - ' 3 CHASE CHASE Half Bath {B201} CLNG HT 9' Half Bath {A201} CLNG HT 9' BUILT-IN SD3296 SD3296 BUILT-IN 3'-0" 4'-101 2" 4'-101 2" 3'-0" Kitchen {B202} CLNG HT 9' 13'-31 2" Kitchen {A202} CLNG HT 9' 13'-31 2" Great Room {A203} CLNG HT 9' Laundry {B204} CLNG HT 9' SD(2)1896 Stack W+D 2 3 54 6 7 8 9 10 11 12 13 14 15 15 14 13 12 11 10 89 7 6 5 4 3 2 Stairs {B205} CLNG HT 9' DN Stairs {A205} CLNG HT 9' DN SD(2)1896 Stack W+D Laundry {A204} CLNG HT 9' 14'-9" LENGTH OF REQUIRED RATED WALL PW3660@96 PW 3660@96 PW7212@96 PW7212@96 3'-31 2" 3'-31 2" 4'-11" 9'-71 2" 3'-41 2" 3'-81 2" 13'-11 2" 2'-51 2" 2'-51 2" 12'-10" 3'-81 2" 3'-8" 9'-71 2" 7'-11" 3'-31 2" 3'-31 2" 7'-2" 1" 3'-7" 3'-31 2" 31 2" 1'-0" 7'-11" " 1 " 5 - ' 2 " 1 - ' 9 0 8 6 3 N E " 2 - ' 2 " 1 S H 3 6 6 0 @ 8 0 [ E ] 9 8 7 6 5 4 3 2 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 DN " 2 1 3 " 0 1 - ' 3 1 " 2 1 3 " 0 - ' 3 " 5 - ' 6 " 0 1 - ' 3 31 1" 2" 31 2" 7'-2" 97'-71 4" 82'-31 4" 1" 3'-81 8" 1" 1'-31 2" 3'-81 8" 1'-31 2" 3'-31 2" 2'-41 8" 2'-41 8" 82'-31 4" KEYED NOTES (NOT ALL NOTES MAY PERTAIN TO THIS SPECIFIC PROJECT). NOTES ON FRAMING. FRAMING AND ROOFING LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. 01 New 2-hr-rated demising wall between duplex units. Construction to comply with UL U373. REQUIRED: XX'-XX" PROVIDED: XX'-XX" 01a NEW OR RETROFIT 1-HR RATED EXTERIOR WALL COMPLIANT WITH UL U305. Railing or parapet at exterior porch or deck. Minimum height 36" above finish floor. Maximum openness 3.5". 02 03 04 05 06 07 08 Railing or partial-height wall at interior. Minimum height 36" above finish floor. Maximum openness 3.5". Open metal or wood railing at stair. Minimum height 36" above nosing of stair. Maximum openness 3.5". Ceiling break. Linen closet (cabinetry). Pantry (cabinetry). Access panel to AC. R1 R2 R3 R4 R5 New walkable-PVC roof deck. New metal coping. New metal scupper. New metal gutter. New metal downspout. 1. 2. 3. 4. 5. 6. Bathroom(s) on the first floor shall receive an entry door with minimum 30" clear opening. Bathroom(s) on the first floor shall receive 2x6 wood blocking parallel with floor (except directly behind lavatories). Blocking shall be installed such that the centerline of blocking is 34" above finish floor level. Switches and thermostats on all floors shall be located no greater than 45" (@ junction-box centerline) above finish floor level. Power receptacles and data ports on all floors shall be located no less than 18" (@ junction-box centerline) above finish floor level. At least one entrance to the first floor of the dwelling shall have a "no-step" entrance with a beveled threshold of 1/2" or less. A visitable route shall be provided from public way to the no-step entrance of each dwelling unit. Said visitable route shall be a minimum of 36" in clear width and shall have a maximum cross-slope of 1:50. Standing-seam metal roofing Composition-shingle roofing DISCLAIMERS. issued under the seal of is This document This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, #19074. This document is not for permitting, regulatory approval, pricing or construction regulatory approval, pricing or construction unless the seal and signature of the Architect are unless the seal and signature of the Architect are This document is not approved for visible. visible. This document is not approved for construction unless a seal of municipal approval construction unless a seal of municipal approval is visible. No set of construction documents can is visible. No set of construction documents can information required to construct a contain all information required to construct a contain all is Interpretation by a contractor project. project. is Interpretation by a contractor required. That which is shown in one sheet, required. That which is shown in one sheet, applies to all sheets in this set by reference. The applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) information in G001 through G009 (inclusive) apply to every sheet in this set and to every apply to every sheet in this set and to every that may contractor and/or subcontractor contractor and/or subcontractor that may perform work on this project. Unless this set perform work on this project. Unless this set contains the cover sheet and all sheets listed contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR thereon, this set is incomplete and INVALID FOR CONSTRUCTION. CONSTRUCTION. 2x4 wood framing 2x6 wood framing 2-hour rated firewall (per G005) COMPLIANT WITH UL ASSEMBLY U373 ISSUE DATE 21 May 2020 1 Floor Plan, Bldg 1, Level 02 Scale 1/8" = 1'-0" @ 11x17 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 21 May 2020 ISSUE DATE SHEET TYPE Floor Plans, Level 02. A 1 02 ITEM8/1411/2:12 DOWN 1/2:12 DOWN 1/2:12 DOWN 1/2:12 DOWN 1/2:12 DOWN 1/2:12 DOWN 1/2:12 DOWN 1/2:12 DOWN 2 1 : 2 / 1 N W O D 2 1 : 2 1 N W O D 2 1 : 2 / 1 N W O D 2 1 : 2 / 1 N W O D 2 1 : 2 1 N W O D 2 1 : 2 / 1 N W O D 2 1 : 2 1 N W O D KEYED NOTES (NOT ALL NOTES MAY PERTAIN TO THIS SPECIFIC PROJECT). NOTES ON FRAMING. FRAMING AND ROOFING LEGEND. SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. 01 New 2-hr-rated demising wall between duplex units. Construction to comply with UL U373. REQUIRED: XX'-XX" PROVIDED: XX'-XX" 01a NEW OR RETROFIT 1-HR RATED EXTERIOR WALL COMPLIANT WITH UL U305. Railing or parapet at exterior porch or deck. Minimum height 36" above finish floor. Maximum openness 3.5". 02 03 04 05 06 07 08 Railing or partial-height wall at interior. Minimum height 36" above finish floor. Maximum openness 3.5". Open metal or wood railing at stair. Minimum height 36" above nosing of stair. Maximum openness 3.5". Ceiling break. Linen closet (cabinetry). Pantry (cabinetry). Access panel to AC. R1 R2 R3 R4 R5 New walkable-PVC roof deck. New metal coping. New metal scupper. New metal gutter. New metal downspout. 1. 2. 3. 4. 5. 6. Bathroom(s) on the first floor shall receive an entry door with minimum 30" clear opening. Bathroom(s) on the first floor shall receive 2x6 wood blocking parallel with floor (except directly behind lavatories). Blocking shall be installed such that the centerline of blocking is 34" above finish floor level. Switches and thermostats on all floors shall be located no greater than 45" (@ junction-box centerline) above finish floor level. Power receptacles and data ports on all floors shall be located no less than 18" (@ junction-box centerline) above finish floor level. At least one entrance to the first floor of the dwelling shall have a "no-step" entrance with a beveled threshold of 1/2" or less. A visitable route shall be provided from public way to the no-step entrance of each dwelling unit. Said visitable route shall be a minimum of 36" in clear width and shall have a maximum cross-slope of 1:50. Standing-seam metal roofing Composition-shingle roofing DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. 2x4 wood framing 2x6 wood framing 2-hour rated firewall (per G005) COMPLIANT WITH UL ASSEMBLY U373 ISSUE DATE 21 May 2020 1 Roof Plan, Bldg 1 Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 ISSUE DATE SHEET TYPE A 1 21 May 2020 Roof Plans. 04 ITEM8/142$ $ $ $ $ SC $ $ $ $ $ $ SC $ $ 5 $ $ $ $ $ $ $ SC $ $ $ $ $ $ SC $ FIXTURE LEGEND. Ceiling fan w/o light kit Pendant light $ Wall switch Ceiling-mounted light Duplex outlet Recessed can light GFCI duplex outlet Vanity light Waterproof GFCI duplex outlet Hot+cold water tap S C Smoke detector CO2 detector Thermostat Hose bibb Gas tap W/H Gas tankless water heater Ceiling fan w/ light kit Exterior wall-mounted light 220V outlet Undercounter lighting EM Electric meter Exhaust fan GENERAL MEP NOTES. 1. 2. 3. 4. Switches and thermostats on all floors shall be located no greater than 45" (@ junction-box centerline) above finish floor level. Power receptacles and data ports on all floors shall be located no less than 18" (@ junction-box centerline) above finish floor level. Final locations of lighting and outlets to be coordinated in field with Owner. Final switching to be coordinated in field with Owner. 1 MEP Plan, Bldg 1, Level 01 Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. ISSUE DATE 21 May 2020 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 21 May 2020 ISSUE DATE SHEET TYPE MEP Plans, Level 01. A 1 05 ITEM8/143$ $ $ $ SC $ $ Stack W+D $$ $$ $$ $$ SC $ $ Stack W+D $ $ $ $ $ FIXTURE LEGEND. Ceiling fan w/o light kit Pendant light $ Wall switch Ceiling-mounted light Duplex outlet Recessed can light GFCI duplex outlet Vanity light Waterproof GFCI duplex outlet Hot+cold water tap S C Smoke detector CO2 detector Thermostat Hose bibb Gas tap W/H Gas tankless water heater Ceiling fan w/ light kit Exterior wall-mounted light 220V outlet Undercounter lighting EM Electric meter Exhaust fan GENERAL MEP NOTES. 1. 2. 3. 4. Switches and thermostats on all floors shall be located no greater than 45" (@ junction-box centerline) above finish floor level. Power receptacles and data ports on all floors shall be located no less than 18" (@ junction-box centerline) above finish floor level. Final locations of lighting and outlets to be coordinated in field with Owner. Final switching to be coordinated in field with Owner. 1 MEP Plan, Bldg 1, Level 02 Scale 1/8" = 1'-0" @ 11x17 Scale 1/4" = 1'-0" @ 24x36 SEAL OF ARCHITECT. SEAL OF MUNICIPAL APPROVAL. DISCLAIMERS. This document issued under the seal of is WILLIAM LAWRENCE HODGE, Texas architect #19074. This document is not for permitting, regulatory approval, pricing or construction unless the seal and signature of the Architect are visible. This document is not approved for construction unless a seal of municipal approval is visible. No set of construction documents can information required to construct a contain all project. is Interpretation by a contractor required. That which is shown in one sheet, applies to all sheets in this set by reference. The information in G001 through G009 (inclusive) apply to every sheet in this set and to every contractor and/or subcontractor that may perform work on this project. Unless this set contains the cover sheet and all sheets listed thereon, this set is incomplete and INVALID FOR CONSTRUCTION. ISSUE DATE 21 May 2020 W I L L I A M H O D G E A I A A R C H I T E C T 4 8 0 1 S C O N G R E S S A V E # N 3 A U S T I N , T X 7 8 7 4 5 5 1 2 . 7 8 6 . 9 2 9 8 H O D G E A R C H I T E C T . C O M NEW PROJECT AT 1401 E 3rd ST AUSTIN, TX 78702 21 May 2020 ISSUE DATE SHEET TYPE MEP Plans, Level 02. A 1 06 ITEM8/144ITEM8/145ITEM8/146ITEM8/147ITEM8/148ITEM8/149ITEM8/150ITEM8/151ITEM8/152ITEM8/153ITEM8/154