ITEM07 C15-2024-0023 ADV PACKET JULY8 — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2024-0023 BOA DATE: July 8th, 2024 COUNCIL DISTRICT: 9 AGENT: N/A ADDRESS: 1607 Kenwood Ave OWNER: Miki Agrawal ZONING: SF-3-NP (South River City NP) LEGAL DESCRIPTION: N55.5FT OF LOT 22 BLK 43 TRAVIS HEIGHTS & ADJ 7.5FT ALLEY VARIANCE REQUEST:  Section 25-2-492 (Site Development Regulations) from setback requirements to decrease the minimum rear yard setback from 10 feet (required) to 5.7 feet (requested)  Section 25-2-492 (Site Development Regulations) from building coverage requirements to increase from 40 percent (maximum allowed) to 50.77 percent (1,599.40 sq. ft.) (requested)  Section 25-2-492 (Site Development Regulations) from impervious coverage requirements to increase from 45 percent (maximum allowed) to 60.37 percent (1,901.90 sq. ft.) (requested)  Section 25-2-963 (Modification and Maintenance of Non-complying Structures) (F) (2) to increase the additional length of the front wall from 31’-2” (50% of this is 15’-7”) to 18’- 1 ½” (requested)  Section 25-2-963 (Modification and Maintenance of Non-complying Structures) (F) (2) to increase the additional length of the side wall from 16’-1 ¾” (50% of this is 8’-1 1/20”) to 15’- 4 ¾” (requested) SUMMARY: complete a remodel/addition to existing Single-Family residence ISSUES: size and shape of lot ZONING LAND USES Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Friends of Austin Neighborhoods Greater South River City Combined Neighborhood Plan Contact Team Homeless Neighborhood Association Neighborhood Empowerment Foundation Preservation Austin South Central Coalition South River City Citizens Assn South River City Citizens Planning and Zoning Committee ITEM07/1Board 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 # ____________________ C15-2024-0023 0302031218 13340544 Section 1: Applicant Statement Street Address: __________________________________________________________________ Subdivision Legal Description: ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ Council District: 9 (South River City) I/We ________________________________________________ on behalf of myself/ourselves as authorized agent for ________________________________________________ affirm that on Month , Day , Year , 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: ______________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 4 of 8 ITEM07/2Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Section 2: Variance Findings The Board must determine the existence of, sufficiency of, and weight of evidence supporting the findings described below. Therefore, you must complete each of the applicable Findings Statements as part of your application. Failure to do so may result in your application being rejected as incomplete. Please attach any additional supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant with a special privilege not enjoyed by others similarly situated or potentially similarly situated. I contend that my entitlement to the requested variance is based on the following findings: Reasonable Use The zoning regulations applicable to the property do not allow for a reasonable use because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 5 of 8 ITEM07/3Area Character The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Parking (additional criteria for parking variances only) Request for a parking variance requires the Board to make additional findings. The Board may grant a variance to a regulation prescribed in the City of Austin Land Development Code Chapter 25-6, Appendix A with respect to the number of off-street parking spaces or loading facilities required if it makes findings of fact that the following additional circumstances also apply: 1. Neither present nor anticipated future traffic volumes generated by the use of the site or the uses of sites in the vicinity reasonably require strict or literal interpretation and enforcement of the specific regulation because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 6 of 8 ITEM07/4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. Applicant Signature: ____________________________________________ Date: _____________ Applicant Name (typed or printed): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): _____________________________________ Email (optional – will be public information): ____________________________________________ Section 4: Owner Certificate I affirm that my statements contained in the complete application are true and correct to the best of my knowledge and belief. Owner Signature: ______________________________________________ Date: _____________ Owner Name (typed or printed): ______________________________________________________ Owner Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________ Email (optional – will be public information): ____________________________________________ Section 5: Agent Information Agent Name: ____________________________________________________________________ Agent Mailing Address: ____________________________________________________________ City: ________________________________________ State: ________________ Zip: _______ Phone (will be public information): ____________________________________________________ Email (optional – will be public information): ____________________________________________ Section 6: Additional Space (if applicable) Please use the space below to provide additional information as needed. To ensure the information is referenced to the proper item, include the Section and Field names as well (continued on next page). _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 7 of 8 ITEM07/5Additional Space (continued) _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ _______________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 8 of 8 ITEM07/6ITEM07/7June 13th, 2024 City of Austin Board of Adjustment Permitting and Development Center Development Services Department 6310 Wilhelmina Delco Dr Austin, Tx 78752 Dear Board Members, I am writing to request a variance for my property located at 1607 Kenwood Ave. This property, where I will reside with my 6-year-old son, has unique constraints due to its exceptionally small size and significant slope. These conditions present substantial challenges in complying with the current zoning regulations, and I am seeking your support to grant variances that would enable us to create a more livable and functional home. The specific variances we are requesting are as follows: 1. Modification and Maintenance of Noncomplying Structures (LDC 25-2-963(C)) a. Decrease the 10-foot rear setback to 5.7 feet 2. Modification and Maintenance of Noncomplying Structures (LDC 25-2-963(F)(2)) a. b. Increase the additional front wall measurement from 50% of the existing front wall to 58.2% Increase the additional side wall measurement from 50% of the existing side wall to 95.4% 3. Site Development Regulations (LDC 25-2-492) a. b. Increase building coverage from the required 40% of the lot to 50.77% Increase impervious coverage from the required 45% of the lot to 60.37% The current zoning regulations make it extremely difficult to build a livable structure on our lot. The proposed variances will allow us to expand our home in a way that maintains the historic character and integrity of our neighborhood. By preserving and adding to the existing structure, rather than opting for demolition and new construction, we aim to respect the aesthetic and cultural values of the area. Building a larger and more functional home is essential for our family, especially considering the limited space we currently have. The proposed addition will provide us with the necessary living space, making it more suitable for raising my young son in a comfortable environment. ITEM07/8Granting these variances will not alter the character of the area or impair the use of adjacent conforming properties. Our intention is to enhance our home in a manner that is consistent with the neighborhood's historical significance and overall character. I kindly ask for your favorable consideration of this request. Your support in granting these variances will significantly impact our quality of life and enable us to continue residing in this wonderful community. Thank you for your time and attention to this matter. Sincerely, Miki Agrawal 5275 McCormick Mountain Dr Austin, TX 78734 Phone: ITEM07/9June 20th, 2024 City of Austin Board of Adjustment Permitting and Development Center Development Services Department 6310 Wilhelmina Delco Dr Austin, Tx 78752 Dear Board Members, My name is Asaf Shoshana, and I am the contractor overseeing the construction project at 1607 Kenwood Ave for Miki Agrawal. As a home-grown local business dedicated to keeping Austin true to its roots, we take pride in our personalized approach to each project. Our city of bats, breakfast tacos, and football is not just where we work, but also where we live, and every project we undertake is a reflection of our commitment to this community. I am writing to request a variance for this property to address the unique challenges we face due to its size and topography. The property, where Miki will reside with her 6-year-old son, is exceptionally small at 3,150 square feet and has a significant slope, making it difficult to comply with the current zoning regulations. The specific variances we are requesting are as follows: 1. Modification and Maintenance of Noncomplying Structures (LDC 25-2-963(C)) a. Decrease the 10-foot rear setback to 5.7 feet 2. Modification and Maintenance of Noncomplying Structures (LDC 25-2-963(F)(2)) a. b. Increase the additional front wall measurement from 50% of the existing front wall to 58.2% Increase the additional side wall measurement from 50% of the existing side wall to 95.4% 3. Site Development Regulations (LDC 25-2-492) a. b. Increase building coverage from the required 40% of the lot to 50.77% Increase impervious coverage from the required 45% of the lot to 60.37% Our business is not focused on churning out a high volume of remodeling projects. Instead, we handpick each project, giving it our full attention and dedication. The proposed variances are essential to making the property more livable and functional for Miki and her son. The planned addition will allow us to expand the home while preserving its historic character and integrity, aligning with the aesthetic and cultural values of our neighborhood. ITEM07/10Granting these variances will not alter the character of the area or impair the use of adjacent conforming properties. Instead, it will allow us to enhance the home in a way that respects the neighborhood's historical significance and overall character. I kindly ask for your favorable consideration of this request. Your support in granting these variances will greatly impact the quality of life for Miki and her son, allowing them to reside comfortably in this wonderful community. Thank you for your time and attention to this matter. Sincerely, Asaf Shoshana 4325 Ganymede Dr Austin, TX 78727 Phone: ITEM07/111607 Kenwood Avenue, Austin, Texas 78704 Addition & Interior Remodel General Contractor-Ace Remodeling Texas Drafter-Logan Harkness EIT PROJECT DESCRIPTION: An existing single story, single family home (Building 1) and detached Studio (Building 2) will be combined into a single home. Impervious cover will be added. A new bathroom with walk in shower, bathtub, toilet, and double vanity will be installed. The existing roof of Building 1 will be partially demolished and the roof of Building 2 will be partially demolished (Refer to A6,A7). A new roof will be installed between Building 1 and Building 2. In addition, Building 1 will undergo an interior remodel. Door and windows will be removed and reinstalled. New doors and windows will be installed. The existing driveway will be moved and a new path to the front door will be installed (See 2/G2).The remodel will change the property from a 2 Bedroom, 1 Bathroom home into a 3 Bedroom, 2 Bathroom home. : Y B D E K C E H C In the existing Building 1, the Solarium currently contains electrical and plumbing for a Kitchen. The Kitchen will be moved. A refrigerator, kitchen sink, and dishwasher along with required electrical and plumbing will be installed in the location of existing Bedroom 2. This area will become the new Kitchen. In the existing Bathroom 1, the window will be removed and converted to a shampoo niche. A skylight will be installed in the existing Bathroom 1. The existing covered side patio and roof will be removed in order to create a habitable space between existing Building 1 and Building 2. A foundation will be installed in order for the floor of the combined building to be flush (refer to attached structural drawings). A Coat Closet, Pantry, 2 Bedrooms, 3 Bedroom Closets, and Bathroom will be installed. The existing Studio contains a Mini split HVAC unit. This Mini Split unit will be used to provide conditioned air to the new Bedroom 2 and Bathroom 2. A supply register will be installed in the new Bedroom 3 and will be connected via ductwork to the existing Building 1 Air Handling Unit. New floors will be installed throughout the addition. Wall tile will be installed in the Kitchen and Bathrooms. Low voltage electrical will be installed. (2) Smoke detectors will be installed in the addition. Please refer to the Structural Drawings provided by Okkem Design for all foundation, framing, roof, shear wall, and connection details. 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 ALL CONSTRUCTION SHALL BE IN STRICT ACCORDANCE WITHTHE FOLLOWING CODES AND STANDARDS: (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) Flood Hazard Areas- (Chapter 25-12, Article 3) 2021 International Building Code (IBC) 2021 International Energy Conservation Code (IECC) 2021 International Existing Building Code (IEBC) 2021 International Fire Code 2021 International Property Maintenance Code 2021 International Residential Code 2018 International Swimming Pool and Spa Code (ISPSC) 2015 International WIldland-Urban Interface Code (IWUIC) 2020 National Electric Code 2021 Uniform Mechanical Code 2021 Uniform Plumbing Code SHEET INDEX G0-PROJECT DESCRIPTION, INDEX G1-SITE DEVELOPMENT AND PERMIT DATA G2-EXISTING AND PROPOSED PLOT PLAN A1-EXISTING FLOOR PLANS A2-DEMO AND INSTALL PLAN A3-PROPOSED FLOOR PLAN A4-MATERIALS AND SCHEDULES A5-PROPOSED INTERIOR ELEVATIONS A6-PROPOSED ROOF PLAN A7-PROPOSED EXTERIOR 3D IMAGES A8- PROPOSED FLOOR PLAN WITH DIMENSIONS M1-PROPOSED MECHANICAL PLAN E1-PROPOSED ELECTRICAL PLAN Page # 1 2 3 4 5 6 7 8 9 10 11 12 13 ITEM07/12Site Development Information Existing sq.ft to Remain New/Added sq. ft. Total sq. ft Bldg. 1 Bldg. 2 Bldg. 1 Bldg. 2 Bldg. 1 Bldg. 2 973 196 572 -196 1545 : Y B D E K C E H C e) Covered parking (garage or carport) f) Covered patio, deck, porch, or balcony 296.4 City of Austin Calculation Aid (Page 2) for Residential Building Review Enter into the table below all existing, new/added square footages, and lot size. If subtracting square footage, use a negative in front of the number (e.g. -12). Area Description Existing Sq Ft New/Added Sq Ft Total Sq Ft 1169.00 376.00 1545.00 -242.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 134.00 134.00 54.70 -12.00 0.00 35.20 -18.30 193.60 0.00 0.00 0.00 0.00 0.00 54.40 0.00 0.00 0.00 1599.40 1599.40 177.00 68.00 0.00 35.20 22.30 1901.90 0.00 0.00 1st floor 2nd floor 3rd floor Basement Covered parking Covered deck Covered porch Covered patio Balcony Other roofed areas Total Building Area Total Building Coverage Driveway Sidewalks Uncovered patio Uncovered deck Other flatwork (pool coping, retaining walls, etc.) Total Impervious Coverage Pool (surface area) Spa (surface area) Lot size (square feet) 3140.00 Existing Building Coverage % Total Building Coverage % Existing Impervious Coverage % Total Impervious Coverage % 0.00 0.00 0.00 0.00 242.00 54.40 0.00 0.00 0.00 1465.40 1411.00 122.30 80.00 0.00 0.00 40.60 1653.90 44.94% 50.94% 52.67% 60.57% Area Description a) 1st Floor conditioned area b) 2nd Floor conditioned area c) 3rd Floor conditioned area d) Basement g) Other covered or roofed area h) Uncovered wood decks Total Building Area i) Pool j) Spa Total Building Coverage (sqft): % of lot size: Total Impervious Cover (sqft) % of lot size: Building Height # of Floors # of parking spaces required # of parking spaces provided 1269.4 196 -196 0 0 0 0 0 0 0 0 0 0 0 0 0 0 - - - -242 35.2 365.2 Building Coverage Information Impervious Cover Information 0 0 0 0 0 0 0 0 1599.40 50.94% 1901.90 60.57% 13'-5" 1 0 0 0 0 0 0 0 54.4 35.2 1634.6 0 0 0 0 0 0 0 0 0 0 0 NO NO NO NO NO NO NA Are any existing structures on this site a non-compliant structure based on yard setback requirement? Does any structure (or an element of a structure) extend over or beyond a reuired yard? Is front yard setback averaging being utilized on this property? Setbacks Is a sidewalk required for the proposed construction? Will a Type 1 Driveway approach be installed, relocated, removed, or repaired as part of project? Right-of-Way Information Width of Approach (measured at property line) Distance from intersection (for corner lots only) k) Remodeled Floor Area, excluding Addition/New Construction 973 196 973 196 Is this site within the Waterfront Overlay? (LDC 25-2) City of Austin Permit Data 1607 KENWOOD AVENUE, AUSTIN, TEXAS 78704 N 55.5' OF LOT 22 BLK 43 TRAVIS HEIGHTS & ADJ 7.5FT ALLEY Project Address Legal Description Zoning District Neighborhood Plan Area Tax Parcel ID# Lot Area (SQFT) Historic District? S.M.A.R.T Housing? Green Building Requirement? Airport Overlay Zone? Does the Site have a Septic System? Does Structure exceed 3,600 sqft total under roof? Within 200 ft of Hazardose Pipeline? Is the site within the 100-year floodplain? Trees Greater Than 19" in Diameter If Yes, How Many? Pre-Development Consultation for the Tree Review? Proposed Impacts to Trees Is the Site Within the Capital View Corridor? Is the Site within the Residential Design and Compatibility Standards Ordinace Boundary Area (LDC 25-2 Subchapter F) Does the Site have water availability? Does the Site have waste water availability? Site have or will it have an auxiliary water source? Does this site require a cut or fill in excess of four (4) feet? Is this site winthin the Lake Austin Overlay? Does this site front a paved street? Is this site adjacent to a paved alley? Does this site have a Board of Adjustment (BOA) variance? Description of Work Is the Total New/Added Building Area > 5,000 sqft? Existing Use Proposed Use Project Type Is the structure 45 years or older? Will greater than 50% of exterior walls be demolished? # Existing Bedrooms # Bedrooms Upon Completion # Baths Existing # Baths Upon Completion Project Description Trade Permits Required Total Remodeled Floor Area (SQFT) SF-3-NP NA 246762 3140 NONE NO NO NO NO NO NO NO NO NO NO - NO YES YES YES NO NO NO NO YES NO NO NO YES No 2 3 1 2 NO NO Existing Structures on this site a non-compliant structure based on a yard setback requirement? Any Structure extend over or beyond a required yard? Total Job Evaluation Site Development Information (Refer to G2 Owner Data Single-family residential Single-family residential Addition & Interior Remodel Refer to G0 ELEC, PLUMB, FOUND 1918 SQFT Mailing Address Applicant/Agent Owner Phone Email Phone Email Phone Email General Contractor Mailing Address Applicant Data General Contractor Data ACE REMODELING ITEM07/1362'-6" 62'-31 2" S S S S S S 13'ALLEY " 12 6 - ' 1 3 " 34 3 - ' 0 5 17'-71 2" 13'-61 2" 12'-11 2" " 9 T " 12 9 - ' 0 3 " 34 1 - ' 6 1 " 34 3 - ' 0 5 FIRST FLOOR CONDITIONED AREA BUILDING 1 -973 SQFT -Before Patio was walled in, the first floor conditioned area was 800 sqft CONCRETE WALL -22.3 SQFT COVERED FRONT PORCH -54.4 SQFT Low Point of Grade E E E E E E E E E E E E E E E 31'-2" E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E High Point of Grade FIRST FLOOR CONDITIONED AREA BUILDING 2 -196 SQFT COVERED SIDE PATIO DECK -242 SQFT CONCRETE WALL -18.3 SQFT STONE WALKWAY -80 SQFT GRAVEL DRIVEWAY -122.3 SQFT W W W W W T T T T T SS SS SS SS SS E E E E E G G G G G FH 1 2 Added Uncovered Wraparound Steps INCLUDED IN UNCOVERED DECK ON CALCULATION AID -12.5 sqft 1 8"=1'0" X X SS SS SS SS SS E E E E E 17'-7 1 " 2 13' 18'-8" " 9 " 9 Added Uncovered Deck & Stair -22.7 sqft 8'-21 " 4 " 12 8 - ' 5 " 12 6 - ' 1 3 5' " 12 8 - ' 5 " 12 6 - ' 1 3 " 1 - ' 3 1 p e S t ' 4 X 2 ' p e S t ' 4 X 2 ' p e S t ' 4 X 2 ' 2'X4' Paver 2'X4' Paver 2'X4' Paver 2'X4' Paver 2'X4' Paver 2'X4' Paver 2'X4' Paver 2'X4' Paver 18'W X20'L Driveway CONCRETE WALL -22.3 SQFT BUILDING 2 NOW BECOMES PART OF BUILDING 1 TOTAL ADDED CONDITIONED SPACE TO BUILDING 1 -572 SQFT STONE PAVERS -68 SQFT GRAVEL DRIVEWAY -177 SQFT 1 8"=1'0" : Y B D E K C E H C REVISIONS ITEM07/14Solarium 100" To 108" CH Relative to Main House Floor 17" Below House Slab 147.8 SQ. FT. Water Heater Step Step Step Living 104" to 128" CH 349.8 SQ. FT. S Bedroom 1 104" CH 146.0 SQ. FT. S . T F . Q S 6 . 0 4 H C " 4 0 1 Attic Access T Floor Faucet Bathroom 1 104" CH 47.4 SQ. FT. Niche Bedroom 2 104" CH 138.4 SQ. FT. S Shelf Niche Shelf Niche 30.5" Foundation 4.5" From Door to Step 5.5" Riser Height 6.75" Riser Height 5X5 5X5 Covered Patio 24" Wide Sidewalk 9" Riser Height Patio to Sidewal 34" Wide Sidewalk 10" Height to Sidewalk from Floor at Building Corner Step to Patio WM CO Shelf Niche 3' Mini Split Compressor Mini Split Studio Slab is -3.5" Below Main House Slab 107.5" CH Patio 11' Wide Driveway " 14 6 " 7 ' 3 " 12 7 " 14 4 - ' 5 " 4 - ' 1 " 12 0 1 - ' 3 " 14 1 - ' 1 " 34 0 - ' 5 1 3'-7" 3'-101 2" 3'-7" ' 4 " 12 4 " 34 6 - ' 4 " 12 4 " 1 1 - ' 3 " 8 - ' 2 ' 2 " 7 - ' 6 " 14 6 - ' 3 " 12 5 - ' 2 5'-73 4" 9'-5" 7'-103 4" " 12 7 61 2" 2'-91 4" " 6 1'-53 4" 2'-4" " 34 1 1 - ' 1 " 4 - ' 2 " 14 1 1 - ' 2 3' " 0 1 - ' 3 1'-1" 2'-111 4" " 3 " 12 9 " 34 1 - ' 2 3' ' 2 2'-113 4" 7'-01 4" S " 8 - ' 2 " 8 - ' 2 " 12 4 " 14 1 1 - ' 8 " 12 4 - ' 3 " 14 6 - ' 5 " 14 7 - ' 3 " 14 7 - ' 3 T " 34 1 - ' 3 " 34 1 1 - ' 5 " 34 1 1 - ' 5 S S " 34 6 - ' 3 " 12 7 - ' 3 " 12 0 - ' 4 " 8 - ' 2 " 0 1 - ' 5 " 8 - ' 2 2'-10" 5'-2" 2'-8" 5'-2" 3'-01 " 2 2'-31 4" 1'-11 " 2 1'-9" 1'-3" 1'-10" 2'-11 4" 4" 61 2" 3'-5" 2" 2' 2" 2' 2" 2' 2" 6'-4" 11 61 2" 2" 3'-61 4" 6'-01 2" 3'-51 4" 6' 1 4"=1'0" FLOOR PLAN LEGEND SWITCH 3-POLE SWITCH HANGING FIXTURE GARBAGE DISPOSAL RECESS CAN WALL MOUNT/SCONCE ENCLOSED FIXTURE SMOKE DETECTOR THERMOSTAT T CO CARBON MONOXIDE DETECTOR THREE IN ONE LIGHT INTERNET PHONE JACK TELEVISION JACK GAS EXHAUST FAN ELECTRICAL METER PUSH BUTTON 120V RECEPTACLE 220V RECEPTACLE ELECTRICAL SERVICE PANEL WH WATER HEATER RECEPTACLE WASH WASHER RECEPTACLE DRY DRYER RECEPTACLE RANGE RECEPTACLE RANGE HOOD RECEPTACLE GARBAGE DISPOSAL RECEPTACLE DISH WASHER RECEPTACLE AHU AIR HANDLING UNIT RECEPTACLE COMP COMPRESSOR RECEPTACLE GROUND FAULT INTERRUPTOR CIRCUIT GROUND FAULT CIRCUIT INTERRUPTER COUNTERTOP HEIGHT PUSH BUTTON WATER PROOF DIMMER UNDER COUNTER CABINET OVER COUNTER CABINET CIRCUIT PATH R RH GD DW GFCI CT PB WP GFCI DIM UC CAB OC CAB HIDDEN OBJECT OR CEILING OBJECT SWING DOOR WINDOW WASTE WATER PIPE FRESH WATER SUPPLY TAP HVAC 3 WAY SUPPLY REGISTER GAS TOILET BATHROOM SINK SHOWERHEAD-WALL MOUNT RAIN WATER SHOWERHEAD-CEILING SHOWER AND BATH TUB RAIN WATER HEAD- WALL MOUNT HAND HELD SHOWERHEAD TOILET/BIDET COMBO MIXING VALVE DEMO NOTE EXISTING TO BE DEMO NEW WALL TO BE ADDED EXISTING WALL : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 1 4"=1'0" 1 2 ITEM07/15Solarium -Fix wobbly step from living room -Remove plumbing to the right of step from living room Bedroom 1 (cid:120) Remove Operable Window Facing Studio. Wall in or Keep as Niche. No Plan to Use this Window Remove Fixed Window Facing Rear of the Property but do not Discard. (cid:120) Studio -Demo Roof Over Studio -Remove all windows but do not discard Windows to be installed in Bathroom 2 -Demo the left and bottom walls -Remove all electrical -Keep mini split system. Compressor location remains, indoor unit relocated -Demo top and right walls per plan for windows 3'-101 2" " 12 0 1 - ' 3 Office/Laundry/Closet 5 (cid:120) Install 2X4 Wall for Storage Room (CL 5) with 2068 Pocket Door Door Install stackable washer/dryer in existing water heater room Install 4068 Slider Door to Close in Laundry Fix wobbly step from living room Install new stone steps to sliding glass door Add trim to skylights Add LED light strip around skylights Inside tracks of skylights to be motorized Install Laptop counter Install 17" deep bench with 12" Shelf Above (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) Install landing and steps from sliding door to yard (12" elevation difference) Bedroom 1 (cid:120) (cid:120) (cid:120) (cid:120) Install closet per plan Install Sonos ceiling speaker Build frame for bed Install LED strip lights around ceiling edges Install Operable Window (cid:120) Bedroom 2 (cid:120) (cid:120) (cid:120) Install Walls and Doors per Plan Bedroom 2 to be Primary Bedroom Keep Mini Split Compressor and Install Mini Split Unit Centered in Room @ 7' AFF Install Removed Sliding Glass Door. Next to it, Install removed window. Header height for Door and Window to be 80" AFF (1/A5) Install (6) Cans, (1) Ceiling Fan, (2) Sconces, (1) Smoke Detector, (6) 110V outlets, TV/Internet, (1) 220V for Mini Split, (4) Single Pole Switches Install Step to Courtyard (cid:120) (cid:120) (cid:120) " 14 9 - ' 5 1 5'-71 4" 11'-01 2" Bathroom 1 61 2" (cid:120) Remove Window and finish out the wall so window becomes niche All else remains 5 A5 6 A5 " 34 0 - ' 5 1 " 12 6 " 34 7 - ' 0 1 Bathroom 2 (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) Install Walls and Door per Plan Install Removed Windows from Studio (1,2/A5) Install tempered glass panels on either side of toilet. Ensure at least 15" clearance on either side of toilet from center Install RWSH, HHSH, Diverter/MV, and Niche for Shower (1/A5) Install 30X60 Free Standing Tub, Wall Faucet, Niche Below Window (2/A5) Install Plumbing for Double Sink, Toilet Install (2) Sconces, (1) Can Centered on Vanity, (1) Vent Fan/Light Centered on Toilet, (1) WP Can Centered in Wet Area, (2) Over Counter GFCI, (1) GFCI for Bidet/Toilet, (3) Single Pole Switches Closet 2 & Closet 5 (cid:120) (cid:120) Install Walls and Door per Plan Install Shelf and Rod, 24" Shelving for Shoes Install (2) Can Centered , (3) 110V Outlets @ 14" AFF, (2) Single Pole Switch (cid:120) " 34 5 - ' 3 " 12 4 ' 1 1 " 12 6 1 A5 11' 2'-4" 41 2" ' 2 4 A5 " 34 0 1 - ' 3 1 3 A5 " 4 " 0 1 - ' 2 4'-11" 2 A5 8 A5 41 2" 6'-21 2" " 8 - ' 1 11'-6" Install Skylight Bathroom 1 Install Skylight 7 A5 5'-81 2" 11'-6" 41 2" 61 2" Living (cid:120) Demo Walls per Plan. New Opening Supported by Beam (See S3) Replace sagging ceiling beams Remove front door but do not discard Remove plumbing line near Solarium relocate attic access (cid:120) (cid:120) (cid:120) (cid:120) Bedroom 2 (cid:120) Demo Right Wall and Remove Slider Doors but do not discard. Provide Support During Demo as this is an exterior wall This Area Will Become the Kitchen Demo Interior Walls per Plan Remove Window and Install Similar Width Winder with Less Height (7/A5) Demo Walls to Living Room per Plan Install (3) 2X12 Beam (See S3) Remove Pocket Doors (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) Patio -Remove patio, roof over patio and Concrete Wall surrounding patio Remodel Instructions for Entire House (cid:120) Change all electrical cover plates (cid:120) Change all switches to dimmers (cid:120) Replace tracks of all pocket doors and paint pocket doors (cid:120) Clean ducts and HVAC equipment. Remove any sign of mold (cid:120) Install any missing HVAC registers (cid:120) Install any missing smoke detectors, lighting, carbon monoxide detectors (cid:120) Replace any warped or bending ceiling beams (cid:120) Follow instructions per room 1 Living (cid:120) Install EB (3) 1.75x11.25 beam (See S3) Install LED strip lighting in (3) shelf niches Replace sagging ceiling beams Install Sonos ceiling speakers Install hardwired ceiling outlet for projector centered on wall. Remove Art Niche on Centered Wall Install hardwired ceiling outlet for projector screen centered on wall Install Ceiling projector Install chandelier for dining area (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) Kitchen & Pantry (cid:120) (cid:120) (cid:120) Install New Walls per Plan Install Sonos ceiling speaker Install LED strip lights around ceiling edges Install Appliances per Plan Install Island Install (4) Additional Can Lights, (2) Pendant Lights over Island Install Shelves in Pantry Install 36" Oven/Cooktop and Vent directly outdoors Install new window Install plumbing for refrigerator, dish washer, sink (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) Bedroom 3, Closet 3 (cid:120) (cid:120) Install Walls and Door per Plan Install Removed Fixed Window from Existing Bedroom 1 Install (2) 2050 Operable Windows Install (4) Cans, (1) Ceiling Fan, (6) 110V Outlets, TV/Internet, (1) Smoke Detector Install Rod and Shelf in Closet Install HVAC supply register. Connect via ducting to existing AHU in Attic (cid:120) (cid:120) (cid:120) (cid:120) 1 4"=1'0" 2 1 4"=1'0" Construction and Demo Notes (cid:120) (cid:120) (cid:120) (cid:120) All dimensions must be verified on site before demo or construction. Refer to A3, A4, A5 for dimensions GC or Engineer must verify if walls to be demo are load bearing before demo. Appropriate support must be provided during demo. Drafter has provided a conceptual design only. GC is responsible for appropriate demo and construction procedure. Refer to 1/A4 for Electrical and Lighting Spacing EXISTING TO BE DEMO NEW WALL TO BE ADDED EXISTING WALL : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 ITEM07/16Landing with Railing Step to Rear Yard Step to Rear Yard Step Landing Re Used Window from Existing Studio, Shower Niche Underneath T CO Storage Shelves Work Desk & Laundry Folding Stone Step Stone Step 26" Bedside Table Re Used Sliding Door Re Used Window 26" Bedside Table 1 A5 I T E S S E N K R A H N A G O L : D A C U A : R E B M U N T C E J O R P 4 2 0 2 . 0 2 . 6 0 : E T A D : Y B D E K C E H C . S f a s A : M P h t a e n r e d n U e h c N b u T i i , o d u t S g n i t s x E m o r f i i w o d n W d e s U e R King Bed Rainwater & Hand Held Bathroom 2 104" CH 86.3 SQ. FT. b u T g n d n a t S i e e r F 0 6 X 0 3 Frosted Panel Tempered Bidet Toilet Frosted Panel t i l p S i n M i l e w o T r e m r a W Bedroom 2 104" CH 162.4 SQ. FT. 26" Bedside Table 2 A5 8 A5 y t i n a V e b u o D l " 8 5 ' 3 A5 Tile Entire Bathroom Floor 2068 5068 DBL Slider Pantry 104" CH 4.7 SQ. FT. Pantry Shelves CL 2 104" CH 21.3 SQ. FT. 20" Rod and Shelf 24" Wide Shoe Shelves 2068 PD CL 4 104" CH 30.2 SQ. FT. f l e h S d n a d o R " 0 2 CL 5 2068 Pocket Water Heater Washer Dryer Stack 4068 Slider Art Wall (Add Sconces) Bench h c n e B h g H i " 0 2 , p e e D " 7 1 f l e h S " 2 1 3014 Cab l s e v e h S e o h S r e s s e r D k c o S Dresser i g n h t o C l r o f d o R Office Existing Steps Beam Living 5 A5 S King Bed Bedroom 1 26" Bedside Table 3 Seater 6 A5 Table 3 Seater S 8' X 3' Dining Table Install Skylight 24" Vanity Coat CL 104" CH 4.6 SQ. FT. Existing Tub Bathroom 1 e h c N i 2868 l e n a P s s a G l Niche Attic Access 1668 . 5 2 1 1 X 5 7 1 . ) 3 ( B E Stool Stool Stool Stool 10" Legroom 15" Lowers Island M A E B 2 1 X 2 ) 3 ( 4 A5 S Kitchen 104" CH 211.0 SQ. FT. 7 A5 36" Cooktop and Oven 36" Hood e c n a i l p p A " 6 3 e g a r a G g n i l i e C o t L F s t e n b a C i FL to Ceiling Cabinets Lowers 36" Appliance Garage 24" Dish Washer Remove Window Install 4030 Operable King Bed 26" Bedside Table 2050 Operable Window Arched Opening 3068 DBL Slider 1668 CL 3 104" CH 8.2 SQ. FT. Option to Install Pocket Door Here for Access to Bathroom in future 2868 20" Rod and Shelf HIDDEN OBJECT OR CEILING OBJECT FLOOR PLAN LEGEND SWITCH 3-POLE SWITCH HANGING FIXTURE GARBAGE DISPOSAL RECESS CAN WALL MOUNT/SCONCE ENCLOSED FIXTURE SMOKE DETECTOR THERMOSTAT CARBON MONOXIDE DETECTOR THREE IN ONE LIGHT INTERNET PHONE JACK TELEVISION JACK GAS EXHAUST FAN ELECTRICAL METER PUSH BUTTON 120V RECEPTACLE 220V RECEPTACLE ELECTRICAL SERVICE PANEL WH WATER HEATER RECEPTACLE WASH WASHER RECEPTACLE DRY DRYER RECEPTACLE RANGE RECEPTACLE RANGE HOOD RECEPTACLE GARBAGE DISPOSAL RECEPTACLE DISH WASHER RECEPTACLE AHU AIR HANDLING UNIT RECEPTACLE COMP COMPRESSOR RECEPTACLE GROUND FAULT INTERRUPTOR CIRCUIT GROUND FAULT CIRCUIT INTERRUPTER COUNTERTOP HEIGHT PUSH BUTTON WATER PROOF DIMMER UNDER COUNTER CABINET OVER COUNTER CABINET CIRCUIT PATH R RH GD DW GFCI CT PB WP GFCI DIM UC CAB OC CAB SWING DOOR WINDOW WASTE WATER PIPE FRESH WATER SUPPLY TAP HVAC 3 WAY SUPPLY REGISTER GAS TOILET BATHROOM SINK SHOWERHEAD-WALL MOUNT RAIN WATER SHOWERHEAD-CEILING SHOWER AND BATH TUB RAIN WATER HEAD- WALL MOUNT HAND HELD SHOWERHEAD TOILET/BIDET COMBO MIXING VALVE DEMO NOTE EXISTING TO BE DEMO NEW WALL TO BE ADDED EXISTING WALL m o r f i w o d n W d e s u e R 1 m o o r d e B g n i t s x E i Bedroom 3 104" CH 126.5 SQ. FT. 26" Bedside Table 2050 Operable Window 1 2"=1'0" 1 ITEM07/17Solarium Counter -11.3 sqft -80X16 Solarium Flooring -182.5 sqft -79 ft of trim LVP Flooring (Excluding Solarium, Bathrooms) -1407 sqft -380 ft of trim A C 6 A5 Bathroom 1 Vanity Counter -14.6 sqft -24X22 6'-9" " 12 4 - ' 1 1 5 2 G 1 A5 " 0 1 - ' 1 Install Skylight 2' H F 3 A5 D 2 A5 8 A5 " 0 1 - ' 5 A B " 34 2 - ' 2 8' 7 A5 9'-10" E B 2'-1" F 4 A5 ' 3 5 A5 " 1 - ' 2 A B C D E F g H " 8 - ' 6 " 8 - ' 6 " 8 - ' 6 " 8 - ' 6 " 8 - ' 6 " 8 - ' 6 " 8 - ' 6 " 8 - ' 6 2' 1'-6" 4' 2' 3' 2'-8" 6' 5' Type: Pocket Size: 2068 Quantity: 2 Location: CL 5, CL 2 Type: Swing Size: 1668 Quantity: 2 Location: Pantry, Coat CL Type: Slider Size: 4068 Quantity: 1 Location: Laundry Type: Swing Size: 2068 Quantity: 1 Location: Bathroom 2 Type: Double Slider Size: 3068 Quantity: 1 Location: CL 3 Type: Swing Size: 2868 Quantity: 2 Location: Bedroom 2, Bedroom 3 Type: Sliding Glass Size: 6068 Quantity: 1 Location: Bedroom 2 *Reuse from Existing Bedroom 2 Type: Slider Size: 5068 Quantity: 1 Location: Closet 2 Kitchen Counter -24.7 sqft -118X25 Kitchen Seat Island Counter -22.3 sqft -68X27 3 Appliance Garage Counter -7.8 sqft -36X25 3 Bathroom 2 Shower Wall Tile Total Bathroom Wall Tile Except Niche Total Niche Tile Total Kitchen Tile 1 4"=1'0" Three Way Ceiling Supply Register Item Item Detail#/Sheet# 1/M1 HVAC Quantity Detail#/Sheet# Quantity Electrical Detail #/Sheet# Area (SQFT) Area + 25% SQIN +25% Linear Trim (ft) Material Quantity Flooring 1125.30 146.00 86.30 1406.63 182.50 107.88 202554 26280 15534 Totals 1357.6 1697.0 244368.0 Detail #/Sheet# Area (SQFT) Area + 25% SQIN +25% Countertops Trim +25% 378.75 78.75 34.38 0.00 491.9 Price 303.0 63.0 27.5 393.5 Dimensions 80X16 118X25 27X36 68X27 36X25 70X22 24X22 Location Detail #/Sheet# Area (SQFT) Area + 25% SQIN +25% Price/SQFT Price 110.23 15872.40 Tile LVP (Excluding Solarium, Bathrooms) Location Solarium Bathroom 2 Location Solarium Counter Kitchen Counter Kitchen Island Waterfall Kitchen Seat Island Counter Appliance Garage Counter Bathroom 2 Vanity Counter Bathroom 1 Vanity Counter Totals Bathroom 2 Wet Area Wall Tile Bathroom 2 Shower Niche Tile Bathroom 2 Wet Area Wall Tile Bathroom 2 Bathtub Niche Tile Bathroom 2 Wet Area Curb Tile Kitchen Backsplash Tile Bathroom 1 Niche Tile Kitchen Backsplah Tile 1/A4 1/A4 1/A4 1/A4 1/A4 5/A5 1/A4 1/A4 1/A4 1/A4 1/A5 1/A5 2/A5 2/A5 2/A5 3/A5 4/A5 7/A5 8/A5 9 19.7 26.8 17.83 6.25 8.3 3.67 87.88 48.0 4.0 38.7 7.0 6.3 6.7 21.1 45.9 46.7 32.09 139.71 52.62 11.25 24.63 33.50 22.29 7.81 10.75 4.59 60.00 5.02 48.35 8.78 7.91 8.40 26.32 57.38 58.38 40.11 174.64 65.78 1620 3546 4824 3209 1125 1548 661 8640 723 6962 1264 1139 1210 3790 8262 8406 5776.50 25147.80 9471.60 2 Gang 110V GFCI Receptacle 2 Gang 110 V Receptacle 4 Gang 110 V Receptacle 4 Gang 110V Floor Receptacle Smoke Detector CO Detector Single PoleSwitch Three Pole Switch 220 V Receptacle 4" Recessed Can Light 4" Waterproof Can Light Hanging Fixtures Single Sconce Waterproof Sconce Ceiling Line LED Strips Bathroom Sconce Vent Fan Indoor Ceiling Fan Thermostat TV/Internet Jack Garbage Disposal Wall Mount RW Shower Head Diverter/Mixer Combo Hand Held Shower Head Vanity Sink, Faucet, Valves, 1.25" Drain Toilet/Bidet, Cold Valve, 4" Drain 32" Kitchen Sink, Faucet, Valve Hot Valve for Appliances Cold Valve for Appliances 10 20 17 25 1 1 2 2 1 4 4 1 3 6 2 2 2 1 2 1 3 1 1 1 1 1 2 1 1 1 2 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/A4 1/A4 1/A4 1/A4 1/A4 1/A4 1/A4 1/A4 1/A4 Total 105 Plumbing Total 11 Above Kitchen Counter, Bathroom 2 Vanity, Bidet Solarium,Living, Bar, Hall, All New Bedrooms Disposal, Dishwasher, Cooktop/Oven, Hood Entry, Kitchen, Hallway, All New Bedrooms, Bathroom 2 Bathroom 2 Dining Area, Kitchen Island Solarium, Art Wall in Living, Bedroom 2 Location Bedroom 3 Location Kitchen Appliance Garage Solarium,Living Hallway, All New Bedrooms Hallway Solarium, Entry, Kitchen Entry, Kitchen, Hallway Outside Front Door Solarium, Bedroom 1 Bathroom 2 Bathroom 2 All New Bedrooms Living, All New Bedrooms Kitchen Kitchen Location Bathroom 2 Bathroom 2 Bathroom 2 Bathroom 2 Bathroom 2 Bathroom 2 Kitchen Dish Washer Refrigerator,Dish Washer Bathroom 2 Flooring -107.9 sqft -35 ft of trim Bathroom 2 Vanity Counter -10.4 sqft -70X22 2 3 4 1 4"=1'0" 1 4"=1'0" : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 REVISIONS 1 6'-01 2" 2 3'-101 " 2 " 12 0 1 3 2' 4 6'-01 " 2 5 2'-8" ' 5 " 8 - ' 5 ' 5 Item Detail#/Sheet# Quantity Free Standing Tub 20" High, Drain, Faucet Type: Operable Size: 6058 Quantity: 1 Location: Bedroom1 HH: Existing Header Type: Fixed Size: 31010 Quantity: 2 Location: Bathroom 2, Bedroom 2 HH: 7' Reused Windows from Studio Type: Operable Size: 2050 Quantity: 2 Location: Bedroom 2 HH: 7' Type: Fixed Size: 6058 Quantity: 1 Location: Bedroom 4 HH: 7' Reused from Bedroom 1 Type: Fixed Size: 6058 Quantity: 1 Location: Bedroom 4 HH: 6'8" Reused from Bedroom 2 1 2 " 8 - ' 5 3 ITEM07/18-Remove Existing Window -Install Similar Sized Operable Window 61 2" 3'-61 4" 6'-01 2" 3'-5" 63 4" " 7 - ' 1 " 8 - ' 5 " 5 - ' 1 l l a W r o i r e t x E g n i t s x E i -Install Removed sliding glass doors from existing Bedroom 2 -Install Rain Water Showerhead @ 80" AFF -Install Diverter/Mixing Valve @ 36" AFF -Install Hand Held @ 36" AFF -Install Removed window from existing Bedroom 2 Header Heigh of 80" AFF 63 4" 3'-101 2" 101 " 2 l l a W 4 X 2 w e N Bathroom 2 Shower Wall Tile -48.4 sqft " 8 - ' 1 " 12 0 1 Bathroom 2 Shower Wall Tile -60 sqft Install Removed Window from Existing Studio @ 7' AFF " 12 1 1 - ' 1 " 4 - ' 2 " 0 1 - ' 1 Bathroom 2 Shower Niche Tile -5 sqft Install 30X60X20 Free Standing Tub Install Wall Faucet @ 24" AFF OR Faucet/Hand Held Floor Combo in Corner Bathroom 2 Bathtub Niche Tile -8.8 sqft " 12 0 1 " 12 1 - ' " 3 2 - ' 1 " 8 - ' 1 " 0 1 - ' 1 3' 4" 3' 2'-8" 1'-8" 2'-4" 4" 41 2" 2'-101 2" 1' Install tempered glass panels Install Rod and Shelf in Closet Install Ceiling Fan 63 4" 3'-101 2" 111 4" 2'-6" 1 2" 5'-113 4" 4" l l a W 4 X 2 w e N l l a W 4 X 2 w e N ' 7 ' 3 " 8 - ' 1 " 4 - ' 1 " 8 - ' 5 5' 8'-61 4" 6'-01 2" 2'-53 4" 4'-101 2" 4" 2'-53 4" 41 41 4" 4" -Install Cold Valve for Toilet -Install 3 or 4" Drain -Install GFCI for Bidet -Install Toilet/Bidet -Install 2870 Frosted Glass Panel Between Toilet and Vanity 41 2" -Install 70" L X 36" H Double Vanity -Install Plumbing for (2) Sinks -Install Horizontal GFCI for left sink -Install Wall GFCI for right sink (E1) -Install (2) Sconces Centered on Sinks 6'-9" Install Built in Desk Install Floating Shelves and 2X4 Wall for New Storage Closet (A2) 1 4"=1'0" 2 1 4"=1'0" GRAB BAR SCONCE Install Ceiling Fan Relocate Mini Split to be Centered in Room. Install @ 7' AFF Install 2068 Swing to Bathroom 2 Install 2868 Swing to Bedroom 3 Remove Existing Window and Convert to Niche. Niche Tile -26.4 sqft Install Frosted Glass Panel 2'-8" 3'-10" 3" Install (3) Pendant Lights Over Island Demo Walls Install Beam per Structural Engineer Opinion Kitchen Wall Tile Behind Appliance Garage - 8.4 sqft " 8 - ' 8 ' 2 " 5 - ' 4 " 3 - ' 2 l l i a W g n b m u P g n i t s x E l i ' 3 " 12 1 Install Shelf @ 5' AFF Ensure Clearance Between Shelf and Sliding Glass Door " 4 - ' 3 " 8 - ' 1 2'-2" 2'-23 4" Install (2) Stone Stairs EB (3) 1.75x11.25 ' 3 2'-23 4" Install Existing Oval Tub. Install Drain to existing Bathroom drain Install (2) Islands with Waterfall On Each End Install 20" High Bench From Wall to Wall Install Cabinets Install Coat Closet and 1668 Door Kitchen Island Waterfall - 17 sqft total 11'-63 4" 2' 3'-2" 4" 3' 1" 1" 2'-43 4" 7'-93 4" 2'-1" 1" 2" 2'-8" 2" 2'-41 2" 41 2" Install 36" Paneled Refrigerator Install Cold Tap and GFCI 1 4"=1'0" 4 1 4"=1'0" 5 1 4"=1'0" Install (1) Pendant Over Proposed Dining Table Install Projector Screen Complete Wall Across the Solarium Install 4068 Slider Door Under Existing Opening Complete Wall Across the Solarium Install 2068 Pocket Door To New Storage Closet " 8 - ' 1 " 7 Install Ceiling Fan Install (2) 2050 Operable Window with (1) Jack, (1) King Either Side and (3) 2x8 Header @7' HH Remove Existing Window but Jack, King, Header Remain Install 4' Tall Window @7'HH Kitchen Wall Tile -58 sqft 11'-6" 5'-3" 2'-6" 2'-1" 3'-2" Flip Front Door Swing Install Rod and Shelf in Closet Bathroom 2 Shower Wall Tile -58.4 sqft ELEVATIONS LEGEND DUAL RECEPTACLE FOUR RECEPTACLE SWITCH (2) SWITCH (3) SWITCH (4) SWITCH SMOKE DETECTOR INTERNET JACK HVAC SUPPLY GRILLE TV JACK GLAZING SINK WATER TAP SINK WASTE WATER TAP SHOWER HEAD MIXING VALVE SINK FAUCET & VALVES RAIN WATER SHOWER HEAD HAND HELD SHOWER HEAD BIDET TOILET COMBO FREE STANDING TUB OVEN COOKTOP COMBO REFRIGERATOR DBL DOOR DISHWASER DIVERTER/MIXING VALVE BATH FAUCET HAND HELD MODERN TOILET HAND HELD COMBO : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 REVISIONS 2'-51 2" 6' 6'-11 4" 2'-8" 3'-11" 4' 2' 2' 8" 41 2"31 4" 2' 31 " 2 6'-111 4" 2' 31 4" 2'-1" 3'-71 2" 2"1"111 61 2" 111 2" 2'-6" 2' 3' 1" 19'-3" 1" 1" 1" 3' 1" 41 2" Install 36" Electric Cooktop 36" Oven, 36" Hood Above Install (2) 220V Outlets Install Pot Filler Install Sink Install Sink Plumbing Install 220V for Disposal Install Disposal Install Open Shelving 1" 61 " 2 16'-61 2" -Install 12" Deep Cabinets for Linens -Install 12" Shelves Above -Install Towel Warmer or Hooks 1 4"=1'0" 8 1 4"=1'0" l l a W 4 X 2 w e N " 6 - ' 1 Install (2) Sconces in Solarium " 0 1 - ' 9 1 4"=1'0" 7 1 " 34 1 1 - ' 1 3 " 14 8 - ' 8 6 ITEM07/19S S S S 2 1 1 5 12 5 12 2 1 4 4 2 1 S 2 1 4 4 2 1 2 1 4 4 2 1 5 12 5 12 5 12 5 12 1 1 2 1 1 5 12 5 12 5 12 5 12 2 A5 8 A5 3 A5 1 A5 2 1 1 2 1 4 4 2 1 Install Single Slope Roof 1:12 Tie in to existing rafters on the extended A frame, Bedroom gable, and existing Studio gable. Install Single Slope Roof Tie in to existing rafters on the extended A frame, Bedroom gable, and existing Studio gable. Remove Patio roof and pillars Extend A frame of existing house to be flush with new exterior wall. 5 A5 Install Skylight Trim Studio roof back to become hip of Bedroom 2 gable 6 A5 2 1 4 4 2 1 S 4 A5 7 A5 1 4"=1'0" 1 4"=1'0" : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 REVISIONS ITEM07/20: Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 REVISIONS ITEM07/2111' 6'-21 2" 4" 2'-8" 4'-41 2" 3'-101 2" 6' 1 A5 4" " 34 0 - ' 7 1 " 34 6 - ' 1 1 2 A5 8 A5 3 A5 " 4 ' 2 " 12 4 2" 2'-8" " 12 9 - ' 2 8'-2" 2'-11 4" 2' 2'-11 4" " 12 4 - ' 2 5" 1'-6" " 8 - ' 1 41 2" " 14 6 4'-11" I T E S S E N K R A H N A G O L : D A C U A : R E B M U N T C E J O R P 4 2 0 2 . 0 2 . 6 0 : E T A D : Y B D E K C E H C . S f a s A : M P " 34 6 T CO FLOOR PLAN LEGEND SWITCH 3-POLE SWITCH HANGING FIXTURE GARBAGE DISPOSAL RECESS CAN WALL MOUNT/SCONCE ENCLOSED FIXTURE SMOKE DETECTOR THERMOSTAT CARBON MONOXIDE DETECTOR THREE IN ONE LIGHT INTERNET PHONE JACK TELEVISION JACK GAS EXHAUST FAN ELECTRICAL METER PUSH BUTTON 120V RECEPTACLE 220V RECEPTACLE ELECTRICAL SERVICE PANEL " 34 0 1 - ' 3 1 WH WATER HEATER RECEPTACLE WASH WASHER RECEPTACLE DRY DRYER RECEPTACLE " 4 " 12 4 R RH GD DW GFCI CT PB WP GFCI DIM UC CAB OC CAB RANGE RECEPTACLE RANGE HOOD RECEPTACLE GARBAGE DISPOSAL RECEPTACLE DISH WASHER RECEPTACLE AHU AIR HANDLING UNIT RECEPTACLE COMP COMPRESSOR RECEPTACLE GROUND FAULT INTERRUPTOR CIRCUIT GROUND FAULT CIRCUIT INTERRUPTER COUNTERTOP HEIGHT PUSH BUTTON WATER PROOF DIMMER UNDER COUNTER CABINET OVER COUNTER CABINET CIRCUIT PATH HIDDEN OBJECT OR CEILING OBJECT SWING DOOR WINDOW WASTE WATER PIPE FRESH WATER SUPPLY TAP HVAC 3 WAY SUPPLY REGISTER " 12 0 - ' 6 ' 1 1 GAS TOILET " 12 0 1 - ' 3 " 12 5 - ' 9 " 14 0 1 - ' 4 " 34 5 - ' 2 " 34 5 - ' 2 BATHROOM SINK SHOWERHEAD-WALL MOUNT RAIN WATER SHOWERHEAD-CEILING SHOWER AND BATH TUB RAIN WATER HEAD- WALL MOUNT HAND HELD SHOWERHEAD TOILET/BIDET COMBO MIXING VALVE DEMO NOTE EXISTING TO BE DEMO NEW WALL TO BE ADDED EXISTING WALL 31 4" 1 2"=1'0" 5 A5 " 6 6 A5 " 12 4 - ' 3 " 14 8 - ' 5 1 " 1 - ' 2 " 34 1 1 - ' 1 " 4 - ' 2 " 34 3 - ' 3 " 34 2 - ' 2 " 5 - ' 3 1 61 2" 3'-23 4" ' 3 10'-33 4" 3' 91 2" 1'-6" 5" 111 2" 3' 7'-61 2" 4'-111 4" 8' 7 A5 4 A5 4'-91 2" " 34 9 - ' 7 5'-2" 2'-8" 5'-2" 61 2" 5'-81 2" 6'-111 4" 2' 2' 31 4" 41 2" ITEM07/22MECHANICAL LEGEND HVAC-SUPPLY GRILL-1 WAY HVAC-SUPPLY GRILL-2 WAY HVAC-SUPPLY GRILL-3 WAY HVAC-SUPPLY GRILL-4 WAY HVAC-WALL WALL RETURN GRILL HVAC-CEILING RETURN GRILL HVAC SOFFIT DUCTWORK VENT HOOD VENT FAN AIR HANDLING UNIT MINI SPLIT OR WINDOW UNIT CENTRAL UNIT COMPRESSOR MINI SPLIT COMPRESSOR : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 REVISIONS Install Removed Mini Split Unit @ 7' AFF. Mini Split to supply air to bedroom 2, bathroom 2, and closet 2. Keep bathroom doors open for optimal air conditioning 1 A5 S S 5 A5 Install Skylight 6 A5 S 4 A5 Add Supply Register 7 A5 Existing Mini Split Compressor 2 A5 8 A5 3 A5 Connect new supply register to existing air handling unit in the attic. Add ductting 1 1 4"=1'0" Mechanical Plan Notes (cid:120) All dimensions must be verified on site before demo or construction. Refer to A3, A4, A5 for dimensions HVAC contractor responsible for verifying duct layout. A proposed conceptual design is provided. (cid:120) (cid:120) Manual J Calculation has been provided. HVAC contractor to determine duct sizing/layout (cid:120) All construction must be in strict accordance with the 2021 Uniform Mechanical Code ITEM07/23ELECTRICAL NOTES (cid:120) (cid:120) (cid:120) (cid:120) ALL INSTALLATIONS TO BE IN ACCORDANCE WITH LOCAL CODES AND THE NATIONAL ELECTRICAL CODE 2020. THE ELECTRICAL CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED ELECTRICAL PERMITS AND INSPECTIONS CONVENIENCE OUTLETS TO BE MOUNTED @ 14" A.F.F., UNLESS NOTED OTHERWISE OUTLETS MOUNTED ABOVE CABINETS TO BE 6" ABOVE THE NOMINAL WORKING SURFACE, SPECIALTY OUT-LETS AS NOTED OR ACCORDING TO STANDARD PRACTICE REFRIGERATOR AND APPLIANCES OUTLETS TO BE @ 44" A.F.F BATHROOM OUTLETS LABELED CT SHALL BE MOUNTED 6" ABOVE COUNTER (IF HIGHER THAN STD. 2'-8"). SWITCH BOXES TO BE MOUNTED 48" A.F.F. TO CENTER LINE OF BOX CLUSTER (cid:120) (cid:120) MICROWAVE OUTLETS SHALL BE 20 AMP. SEPARATE (cid:120) ATTIC LIGHT SWITCH BOX MOUNTED @ 84" A.F.F. (cid:120) ATTIC LIGHT TO BE KEYLESS FIXTURE WITH INTEGRATED CONVENIENCE OUTLET LOCATED CONVENIENT TO ACCESS (cid:120) (cid:120) (cid:120) WASHER TO HAVE SEPARATE 20 AMP. DUPLEX OUTLET @ 44" A.F.F. (cid:120) DRYER TO HAVE SEPARATE 220V 30 AMP. SINGLE OUTLET @ 44" (cid:120) OUTLETS IN GARAGE TO BE GFI UNLESS NOTED FOR APPLIANCE. (cid:120) ALL EXTERIOR OUTLETS TO BE GFI AND WEATHER PROTECTED (cid:120) TELEPHONE OUTLETS: PROVIDE BOX (MOUNT TYP. @ 14" A.F.F OR 6" ABOVE COUNTER U.N.O), COVER PLATE, 6/C WIRE TERMINATE NEAR PANEL CABLE OUTLETS: PROVIDE BOX (MOUNT TYP. @ 14" A.F.F OR 6" ABOVE COUNTER COUNTER, U.N.O), COVER PLATE, RG6V WIRE, R314.1 2015 IRC - SMOKE ALARMS SHALL COMPLY W/ NFPA72 & SECTION R314 FANS ARE SELECTED BY OTHER. ELECTRICIAN TO VERIFY SWITCHES ARE NEEDED. OUTLETS SHALL BE SPACED NO FURTHER THAN 12 FT IN LIVING SPACES OUTLETS SHALL BE SPACED NO FURTHER THAN 6 FT FROM A WALL CORNER OR WALL OPENING IN LIVING SPACES (cid:120) (cid:120) (cid:120) (cid:120) (cid:120) 2020 NEC GFCI requirements for dwelling units. Article 210.8 states that ground-fault circuit-interrupters shall be used for all 125-volt, single-phase, 15- and 20-amp receptacles installed in the following locations: Bathrooms: All receptacles Exceptions: Receptacle supplying only a permanently installed fire alarm or burglar alarm system, receptacles that are not readily accessible, receptacles on a dedicated branch circuit and labeled for use with a plug-in equipment (ex: sump pump). Kitchens: All receptacles serving countertop areas and any receptacle within 4 feet of a sink. Laundry, utility, and wet bar sinks : Where receptacles are placed within six feet of the outside edge of the sink. ELECTRICAL LEGEND SWITCH THREE POLE SWITCH FOUR POLE SWITCH HANGING FIXTURE GARBAGE DISPOSAL RECESS CAN WALL MOUNT/SCONCE ENCLOSED FIXTURE SMOKE DETECTOR THERMOSTAT T CO CARBON MONOXIDE DETECTOR THREE IN ONE LIGHT ETHERNET PHONE JACK TELEVISION JACK GAS EXHAUST FAN ELECTRICAL SERVICE PANEL ELECTRICAL METER PUSH BUTTON CEILING FAN W/ LIGHT KIT GROUND FAULT CIRCUIT INTERRUPTER 120V RECEPTACLE 220V RECEPTACLE WH WATER HEATER RECEPTACLE WASH WASHER RECEPTACLE DRY DRYER RECEPTACLE R RH GD DW RANGE RECEPTACLE RANGE HOOD RECEPTACLE GARBAGE DISPOSAL RECEPTACLE DISH WASHER RECEPTACLE AHU AIR HANDLING UNIT RECEPTACLE COMP COMPRESSOR RECEPTACLE GFCI GROUND FAULT INTERRUPTER CIRCUIT COUNTERTOP HEIGHT PUSH BUTTON WATER PROOF COUNTER TOP DIMMER UNDER COUNTER CABINET UNDER CABINET EXISTING SMOKE DETECTOR CT PB WP GFCI CT DIM UC CAB UCAB EXST. SD CO CARBON MONOXIDE DETECTOR ROPE LIGHTING GARAGE DOOR OPENER CIRCUIT LIGHT PATH CHANDELIER INCANDESCENT BAR LIGHT : Y B D E K C E H C 4 0 7 8 7 s a x e T , n i t s u A , e u n e v A d o o w n e K 7 0 6 1 REVISIONS S Install LED strip lighting along ceiling lines. Connect to 2nd switch Install Skylight 5 A5 Add Can 1 A5 Add Can Add GFCI Add 110V Add TV Internet Add Can Add WP Can Add VF 2 A5 8 A5 Add Can Add 110V Add 110V Add 220V Add Can Add Fan Add 110V Add Can 3 A5 Add Sconce Add GFCI Add Sconce Add GFCI Add Sconce Add GFCI (1) Single Pole Add Can Add 110V Add 110V Add 110V Add SD Add Can (2) Single Pole Add 110V Add Sconce (3) Single Pole Add Can Add Can Add 110V Add Sconce Add (4) Gang Floor 110V Install LED strip lighting along ceiling lines. Connect to 2nd switch Add 110V Add Sconce (1) Single Pole (1) Single Pole (1) Three Pole (1) Single Pole Add Sconce Add Sconce Add 110V Add TV Internet 6 A5 Add 110 Ceiling Add (4) Gang Floor 110V S Add Can Add Thermostat (1) Three Pole (1) Single Pole Add Can Add Can Add Can Add SD Add GFCI Add GFCI 7 A5 Add Hang Fixture S Add Can Add Can Add GD Add Hang Fixture Add Can Add GFCI 4 A5 Add GFCI (4) Gang Add Can Add GFCI Add 110V Add Can Add TV Internet Add 110V Add Can Add Fan Add 110V Add Can Add Can Add 110V Add GFCI Add 220V Add GFCI Add 220V Add GFCI Add 220V Add 110V Add 110V Add Hang Fixture Add Can Add Can (1) Single Pole Add WP Sconce Add WP Sconce Install (3) Single Pole Switches Install (2) Three Pole Switches (1) Single Pole Switch Install (2) Single Pole Switches 1 1 4"=1'0" 2 ITEM07/24GENERAL STRUCTURAL NOTES GENERAL: DETAILS AND SECTIONS SHOWN ON THE DRAWINGS ARE TYPICAL AND APPLY TO SIMILAR SITUATIONS ELSEWHERE EXCEPT AS OTHERWISE INDICATED. ADAPT REQUIREMENTS OF DETAILS, SECTIONS, PLANS, AND NOTES AT LOCATIONS WHERE CONDITIONS ARE SIMILAR. CENTER ALL FOOTINGS AND PIERS UNDER COLUMNS ABOVE UNLESS SPECIFICALLY DIMENSIONED OTHERWISE STRUCTURAL DRAWINGS SHALL BE USED IN CONJUNCTION WITH JOB SPECIFICATIONS AND ARCHITECTURAL, MECHANICAL, ELECTRICAL, PLUMBING, AND SITE DRAWINGS. CONSULT THESE DRAWINGS FOR SLEEVES, DEPRESSIONS, AND OTHER DETAILS NOT SHOWN ON STRUCTURAL DRAWINGS. CONTRACTOR SHALL LOCATE ALL BURIED UTILITIES PRIOR TO EXCAVATION FOR BUILDING FOUNDATIONS. THE STRUCTURAL ENGINEER SHALL BE NOTIFIED OF POTENTIAL CONFLICTS BETWEEN FOUNDATIONS AND BURIED UTILITIES. CODE REQUIREMENTS: THE BUILDING STRUCTURE IS DESIGNED IN ACCORDANCE WITH THE FOLLOWING CODES (REFERRED TO HEREAFTER AS "CODE"): INTERNATIONAL RESIDENTIAL CODE, 2021 EDITION ACI 318, 2019 EDITION, RE-APPROVED 2022 AWC NATIONAL DESIGN SPECIFICATION, 2018 EDITION AISC SPECIFICATION FOR THE DESIGN, FABRICATION AND ERECTION OF STRUCTURAL STEEL FOR BUILDINGS, 2016 EDITION FOLLOW ALL APPLICABLE PROVISIONS FOR ALL PHASES OF CONSTRUCTION. TEMPORARY CONDITIONS: THE STRUCTURAL INTEGRITY OF THE COMPLETED STRUCTURE DEPENDS ON INTERACTION OF VARIOUS CONNECTED COMPONENTS. CONTRACTOR SHALL PROVIDE ADEQUATE BRACING, SHORING, AND OTHER TEMPORARY SUPPORTS AS REQUIRED TO SAFELY COMPLETE THE WORK. THE STRUCTURE SHOWN ON THE DRAWINGS HAS BEEN DESIGNED FOR STABILITY UNDER FINAL CONFIGURATION ONLY. EXISTING CONDITIONS: ALL EXISTING CONDITIONS, DIMENSIONS AND ELEVATIONS SHALL BE FIELD VERIFIED. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY SIGNIFICANT DISCREPANCIES FROM CONDITIONS SHOWN ON THE DRAWINGS. EXISTING STRUCTURE: IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY THE CONDITIONS RELATING TO THE EXISTING STRUCTURE AND TO NOTIFY THE ENGINEER IMMEDIATELY OF ANY DISCREPANCIES OR CONFLICTS. EXERCISE EXTREME CARE AND CAUTION WHEN EXCAVATING AND FILLING ADJACENT TO EXISTING STRUCTURES. UNDER NO CIRCUMSTANCES SHALL THE STRUCTURAL INTEGRITY OF THE EXISTING STRUCTURES BE IMPAIRED IN ANY WAY BY CONSTRUCTION OPERATIONS AND PROCEDURES. DO NOT EXCAVATE OR DISTURB SOIL ADJACENT TO OR BENEATH EXISTING FOOTINGS. DESIGN CRITERIA: DESIGN WAS BASED ON STRENGTH AND DEFLECTION CRITERIA OF THE CODE. IN ADDITION TO THE DEAD LOADS, THE FOLLOWING ALLOWBLE LOADS WERE USED FOR DESIGN: a 3 3 a a 1 2 2 2 2 a a 2 1 2 2 1 2 a 3 3 a 2 2 2 2 1 a a a 3 2 3 3 2 3 a a a ZONE CHARTS a = 3'-4" 2 1 2 2 1 2 a 3 2 3 3 2 3 a a a HIP ROOFS GABLE ROOFS ROOF: 20 PSF LL FLOOR, DECK, STAIRS:40 PSF LL 108 MPH WIND SPEED: EXPOSURE IMPORTANCE FACTOR 1.0 INTERNAL PRESSURE COEFF PER CHAPTER 26 ASCE 7-16 B CATEGORY II +/-0.18 ENCLOSED (PROTECTED OPENINGS) SEISMIC DESIGN DATA: SEISMIC IMPORTANCE FACTOR: OCCUPANCY CATEGORY: MAPPED SPECTRAL RESPONSE ACCELERATIONS: I = 1.0 CATEGORY II SITE CLASS: SITE CLASS D SPECTRAL RESPONSE COEFFICIENTS SS = 0.053 S1 = 0.031 SDS = 0.056 SD1 = 0.049 SEISMIC DESIGN CATEGORY: BASIC SEISMIC FORCE RESISTING SYSTEM: RESPONSE MODIFICATION FACTOR: SEISMIC RESPONSE COEFFICIENT: DESIGN BASE SHEAR: ANALYSIS PROCEDURE: CATEGORY A LIGHT-FRAMED WITH SHEAR PANELS OF OTHER MATERIALS R = 2.0 CS = 0.010 V = 0.1 KIP EQUIVALENT LATERAL FORCE PROCEDURE SUBMITTALS: SHOP DRAWINGS SHALL BE SUBMITTED TO THE ARCHITECT AND ENGINEER OR RECORD PRIOR TO FABRICATION AND CONSTRUCTION REGARDING ALL STRUCTURAL ITEMS INCLUDING THE FOLLOWING: CONCRETE MIX DESIGNS, SHOP DRAWINGS WILL BE REVIEWED FOR GENERAL COMPLIANCE WITH THE DESIGN INTENT OF THE CONTRACT DOCUMENTS ONLY. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY COMPLIANCE WITH THE CONTRACT DOCUMENTS AS TO QUANTITY, LENGTH, ELEVATIONS, DIMENSIONS, ETC. CONTRACTOR SHALL NOT BE RELIEVED FROM RESPONSIBILITY FOR ERRORS OR OMISSIONS IN SHOP DRAWINGS OR MIX DESIGNS BY THE ENGINEER’S REVIEW. FOUNDATIONS: A GEOTECHNICAL REPORT HAS NOT BEEN PREPARED FOR THIS SITE. THE CONTRACTOR, THROUGH THE CLIENT IS RESPONSIBLE FOR OBTAINING A GEOTECHNICAL REPORT TO CONFIRM DESIGN ASSUMPTIONS. FOUNDATIONS ARE DESIGNED FOR AN ALLOWABLE SOIL BEARING PRESSURE OF 1,500 PSF ON COMPACTED FILL. THE ENGINEER ASSUMES NO LIABILITY FOR THESE DESIGN ASSUMPTIONS OR FOR ANY FOUNDATION REDESIGN NECESSITATED BY DIFFERING SOIL CONDITIONS. BEFORE CONSTRUCTION COMMENCES, SOIL BEARING CAPACITY SHALL BE VERIFIED BY A SUBSURFACE INVESTIGATION, AS WELL AS FIELD AND LABORATORY TESTS PERFORMED BY A CERTIFIED TESTING LABORATORY, WHOSE REPORT SHALL INCLUDE ANALYSIS AND RECOMMENDATIONS FOR SITE PREPARATION IN ORDER TO BEAR THE FOUNDATION LOADS. ABOVE REPORT SHALL BE SUBMITTED TO THE STRUCTURAL ENGINEER FOR REVIEW BEFORE FOUNDATION CONSTRUCTION BEGINS. CONCRETE: REINFORCED CONCRETE CONSTRUCTION SHALL CONFORM TO THE INTERNATIONAL BUILDING CODE AND ACI 318 "BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE". CONCRETE STRENGTHS SHALL BE VERIFIED BY STANDARD 28-DAY CYLINDER TESTS PER ASTM C39, AND SHALL BE AS FOLLOWS: FOOTINGS F’c 3000 PSI W/C MIN CEMENT 470 LBS 0.58 1" MAX AGGREGATE SIZE SLUMP 4” (+/-) 1” WHERE NEW CONCRETE IS PLACED AGAINST EXISTING CONCRETE, THE EXISTING CONCRETE SURFACE SHOULD BE CLEANED AND ROUGHENED TO A MINIMUM 1/4" AMPLITUDE. CEMENT SHALL CONFORM TO ASTM C150, TYPE 1. FLY ASH CONFORMING TO ASTM C618, TYPE F OR TYPE C, MAY BE USED TO REPLACE UP TO 20% OF THE CEMENT CONTENT, PROVIDED THAT THE MIX STRENGTH IS SUBSTANTIATED BY TEST DATA. COARSE AGGREGATE SHALL CONFORM TO ASTM C33 WITH A MAXIMUM SIZE OF AS SHOWN IN THE SCHEDULE. FINE AGGREGATE SHALL BE CLEAN, DURABLE, NATURAL SAND CONFORMING TO ASTM C33. A WATER-REDUCING ADMIXTURE CONFORMING TO ASTM C494, USED IN STRICT ACCORDANCE WITH THE MANUFACTURER’S RECOMMENDATIONS, SHALL BE INCORPORATED IN CONCRETE DESIGN MIXES. A HIGH-RANGE WATER-REDUCING ADMIXTURE CONFORMING TO ASTM C494, TYPE F OR G, MAY BE USED IN CONCRETE MIXES, PROVIDING THAT THE SLUMP DOES NOT EXCEED 8”. SLEEVES, OPENINGS, CONDUIT, AND OTHER EMBEDDED ITEMS NOT SHOWN ON THE STRUCTURAL DRAWINGS SHALL BE APPROVED BY THE STRUCTURAL ENGINEER BEFORE POURING. NO SLEEVE, OPENING, OR INSERT MAY BE PLACED IN BEAMS, JOISTS, OR COLUMNS UNLESS APPROVED BY THE ENGINEER. CONDUITS EMBEDDED IN SLABS SHALL NOT BE LARGER IN OUTSIDE DIMENSION THAN ONE THIRD OF THE THICKNESS OF THE SLAB AND SHALL NOT BE SPACED CLOSER THAN THREE DIAMETERS ON CENTER. PROVIDE 3/4” CHAMFERS ON ALL EXPOSED CONCRETE EDGES, UNLESS NOTED OTHERWISE. WHERE INDICATED OR REQUIRED, SLOPE CONCRETE SLABS TO DRAINS SHOWN ON PLUMBING AND/OR ARCHITECTURAL DRAWINGS. ALL CONCRETE SHALL BE CURED IMMEDIATELY AFTER FINISHING OPERATIONS. REINFORCING STEEL: REINFORCING STEEL SHALL CONFORM TO ASTM A615, GRADE 60, FOR DEFORMED BAR AND ASTM A185 FOR SMOOTH WELDED WIRE FABRIC (WWF), UNLESS OTHERWISE NOTED. REINFORCING STEEL TO BE WELDED SHALL CONFORM TO ASTM A706. REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 ANNEALED IRON WIRE. ALL DETAILING AND ACCESSORIES SHALL CONFORM TO ACI DETAILING MANUAL SP-66. PROVIDE CHAIRS, SPACERS, BOLSTERS, AND ITEMS IN CONTACT WITH FORMS WITH HOT-DIP GALVANIZED LEGS OR PLASTIC LEGS. ACCURATELY POSITION, SUPPORT, AND SECURE REINFORCEMENT AGAINST DISPLACEMENT BY FORMWORK CONSTRUCTION OR CONCRETE PLACEMENT OPERATIONS. "WET- STICKING" OF REINFORCING IS PROHIBITED. REQUIRED CLEAR CONCRETE COVER FOR REINFORCING STEEL (UNLESS NOTED OTHERWISE): GRADE BEAMS, FOOTINGS 3” BOTTOM AND SIDES, 2” TOP LAP SPLICE CONTINUOUS VERTICAL OR HORIZONTAL BARS IN CONCRETE MEMBERS IN ACCORDANCE WITH CODE, FOR CLASS "B" TENSION LAP SPLICES. AT SLAB OPENINGS PROVIDE A MINIMUM OF (2) #5 BARS ALL FOUR SIDES DIAGONALLY AT CORNERS; EXTEND THESE BARS A LAP DISTANCE OR A MINIMUM OF 24” PAST THE OPENING OR HOOK BARS IF DISCONTINUOUS. CONCRETE FLOOR SLABS SHALL HAVE A VAPOR BARRIER CONSISTING OF MINIMUM 6-MIL POLYETHYLENE WITH JOINTS LAPPED NOT LESS THAN 6" PLACED BETWEEN THE PREPARED SUBGRADE AND THE CONCRETE FLOOR SLAB. SAWN LUMBER: SAWN LUMBER SHALL BE SOUTHERN PINE #2 WITH THE ALLOWABLE FIBER STRESSES PER CODE. ALL LUMBER IN CONTACT WITH CONCRETE OR MASONRY SHALL BE PROTECTED OR PRESSURE TREATED IN ACCORDANCE WITH AITC-109. ALL FRAMING NAILS SHALL BE COMMON NAILS AND SHALL BE OF THE SIZE AND NUMBER INDICATED ON THE DRAWINGS. NAILING NOT SHOWN SHALL BE AS PRESCRIBED BY THE STANDARDS SET BY THE CODE. BOLTS AND LAG SCREWS SHALL CONFORM TO ANSI/ASME STANDARD B18.1. ALL BOLTS AND LAG SCREWS SHALL BE INSTALLED WITH STANDARD CUT WASHERS. BLOCKING OR OTHER MEANS TO BE PROVIDED TO TRANSFER LATERAL FORCES FROM DIAPHRAGM TO BEAMS PLYWOOD: PLYWOOD PANELS SHALL CONFORM TO THE REQUIREMENTS OF “U.S. PRODUCT STANDARD PS-1 FOR CONSTRUCTION AND INDUSTRIAL PLYWOOD” OR APA PRP-108 PERFORMANCE STANDARDS. UNLESS OTHERWISE NOTED, PANELS SHALL BE APA RATED SHEATHING, EXPOSURE 1, OF THE THICKNESS AND SPAN RATING SHOWN ON THE DRAWINGS. PLYWOOD INSTALLATION SHALL BE IN CONFORMANCE WITH APA RECOMMENDATIONS. ALLOW 1/8” SPACING AT PANEL EDGES, UNLESS OTHERWISE RECOMMENDED BY THE PANEL MANUFACTURER. GLU-LAM: GLU-LAM BEAMS SHALL BE 24F-V4, ARCHITECTURAL FINISH, TREATED FOR EXTERIOR EXPOSURE. WOOD FRAMING CONNECTORS: FRAMING ACCESSORIES AND STRUCTURAL FASTENERS SHALL BE MANUFACTURED BY SIMPSON COMPANY (OR APPROVED EQUAL) AND OF THE SIZE AND TYPE SHOWN ON THE DRAWINGS. HANGERS NOT SHOWN SHALL BE SIMPSON LU OF SIZE RECOMMENDED FOR MEMBER. ALL CONNECTORS SHALL BE GALVANIZED. UNLESS SHOWN OTHERWISE, INSTALL MAXIMUM SIZE AND NUMBER OF FASTENERS SHOWN IN LATEST SIMPSON CATALOG. G:\Shared drives\Okkem Team Drive\_PROJECTS\2___ACTIVE PROJECTS\Ace Remodeling TX__1607 Kenwood Ave\BIM\1607 Kenwood Ave - Structural Set.rvt 5 a 4 5 h a 4 5 5 a a WALLS ULTIMATE DESIGN WIND PRESSURE (PSF) ZONE INTERIOR EDGE 10 FT2 TRIBUTARY AREA 50 FT2 20 FT2 100 FT2 13.7 / -21.8 12.5 / -21.2 10.9 / -20.4 10.0 / -19.8 13.7 / -37.9 12.5 / -34.9 10.9 / -30.9 10.0 / -27.8 EDGE OVERHANG -44.4 -44.4 -44.4 -44.4 CORNER 13.7 / -56.0 12.5 / -52.4 10.9 / -47.6 10.0 / -44.0 CORNER OVERHANG -74.6 -67.3 -57.7 -54.0 23.8 / -25.8 22.7/ -24.7 21.3 / -23.3 20.2 / -22.2 23.8 / -31.9 22.7/ -29.7 21.3 / -26.9 20.2 / -24.7 1 1 2 3 3 4 5 PLUS AND MINUS SIGNS SIGNIFY PRESSURES ACTING TOWARD AND AWAY FROM THE BUILDING SURFACES. ALL WIND PRESSURE VALUES IN POUNDS PER SQ. FT(PSF) & ARE CONSIDERED ULTIMATE VALUES. MULTIPLY VALUES BY 0.6 FOR ALLOWABLE PRESSURES. F O O R L L A W 1. 2. INTERIOR CORNER NOTES: SHEET LIST - STRUCTURAL SHEET # S1 S2 S3 S4 S5 S6 SHEET NAME GENERAL NOTES FOUNDATION PLAN CEILING FRAMING PLAN ROOF FRAMING PLAN SHEAR WALL PLAN DETAILS i m o c . n g s e d m e k k o w w w . 2 2 2 9 4 9 8 . . 2 1 5 X T n i t s u A L E D O M E R 4 0 7 8 7 X T , I N T S U A . E V A D O O W N E K 7 0 6 1 NO. REVISION DATE JLM ISSUE DATE: 1/12/24 , L A V O R P P A Y R O T A L U G E R R O F T O N . I N O T C U R T S N O C R O , I G N T T M R E P I S E T O N L A R E N E G 1 S 1/12/2024 9:51:24 AM NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOT FOR REGULATORY APPROVALPERMITTING, OR CONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.Jeffrey Michel,P.E.TexasLicensedProfessional Engineer Firm# 192962/24/224/8/226/17/226/23/225/11/28/31/210/20/2312/5/231/9/241/12/24ITEM07/25VERIFY/COORDINATE EDGE OF SLAB DETAILS AT EXTERIOR DOORS WITH ARCHITECTURAL DRAWINGS. SEE ARCHITECTURAL DRAWINGS FOR SLOPES, DROPS, AND DRAIN LOCATIONS IN FLOOR SLABS. VERIFY/COORDINATE SILL HEIGHTS AND DETAILS OF WALL OPENINGS WITH ARCHITECTURAL DRAWINGS. INDICATES TOP OF SLAB ELEVATION. INDICATES STEP IN SLAB ELEVATION. VERIFY/COORDINATE ALL DIMENSIONS AND ELEVATIONS WITH ARCHITECTURAL DRAWINGS BEFORE COMMENCING CONSTRUCTION. SEE ARCHITECTURAL DRAWINGS FOR ADDITIONAL DIMENSIONAL INFORMATION. GENERAL CONTRACTOR: DO NOT SCALE DRAWINGS. COORDINATE DIMENSIONS BETWEEN STRUCTURAL AND ARCHITECTURAL DRAWINGS. NOTIFY STRUCTURAL ENGINEER AND ARCHITECT OF ANY DISCREPANCIES BEFORE PROCEEDING WITH WORK. LOCATE BEAMS UNDER LOADBEARING OR SHEAR WALLS WHERE SHOWN ON PLAN. ALIGN INTERIOR BEAMS WITH EXTERIOR BEAMS AT REENTRANT CORNERS STUD SCHEDULE MAX HEIGHT EXTERIOR INTERIOR LOADBEARING OPENING < 4' 4' < OPENING < 8' 9' 2X4 @ 16" O.C. 2X4 @ 16" O.C. 2X4 (2) KING, (1) JACK 2X4 (3) KING, (2) JACK 1. 2. 3. 4. ALL STUDS TO BE #2 SOUTHERN YELLOW PINE OR BETTER. CONNECT NON-SHEAR WALLS TO TO FOUNDATION WITH SIMPSON PDPAWL-287 ANCHOR @ 32" O.C. MAX, TYP. U.N.O. SEE SHEAR WALL LAYOUTS FOR CONNECTIONS OF SHEAR WALLS TO FOUNDATION. NON-LOAD BEARING WALLS TO BE 2X STUDS @ 16" OC MAXIMUM. i m o c . n g s e d m e k k o w w w . 2 2 2 9 4 9 8 . . 2 1 5 X T n i t s u A L E D O M E R 4 0 7 8 7 X T , I N T S U A . E V A D O O W N E K 7 0 6 1 2X LOADBEARING WALL (SEE STUD WALL SCHEDULE) 2X NON-LOADBEARING WALL (2X4 @ 24" O.C.) NO. REVISION DATE FRAMING LEGEND EXISTING 2X WALL TO REMAIN NEW POST/COLUMN ENGINEER JLM ISSUE DATE: 1/12/24 , L A V O R P P A Y R O T A L U G E R R O F T O N . I N O T C U R T S N O C R O , I G N T T M R E P I I N A L P N O T A D N U O F 2 S 1/12/2024 9:51:24 AM NEW JOISTS ALONG EDGETO SIT ON TOP OF EXISTING PERIMTETER BEAM / WALL. IF NEEDED, JOISTS CAN BE HUNG OFF A CONTINUOUS LEDGER BOARD EXISTING SLAB ON GRADE TO REMAIN, PROVIDE 2X SLEEPERS TO BRING ELEVATION UP TO FINISHED FLOOR NEW JOISTS TO REST ON TOP OF SLAB-ON-GRADE, NOTCH AS NEEDED. . . C O " 6 1 @ 6 X 2 (2) 2 X 6 (3) 2 X 4 EXISTING FLOOR FRAMING AND FOUNDATION TO REMAIN ( 2 ) 2 X 6 (3) 2x8 (3) 2x8 (3) 2x8 (2) 2 X 6 (2) 2 X 6 GC TO CONFIRM THAT THERE IS AN EXISTING LINE OF STEEL PILES CENTERED ON WALL 8 x 2 ) 3 ( 8 x 2 ) 3 ( . . C O " 6 1 @ 6 X 2 8 x 2 ) 3 ( 8 x 2 ) 3 ( . . C O " 6 1 @ 6 X 2 8 x 2 ) 3 ( 8 x 2 ) 3 ( Q E 2 S6 Q E ( 2 ) 2 X 6 (3) 2x8 (3) 2x8 (3) 2x8 1 S6 EQ EQ F1, TYP OF 9 1 FOUNDATION PLAN 1/4" = 1'-0" G:\Shared drives\Okkem Team Drive\_PROJECTS\2___ACTIVE PROJECTS\Ace Remodeling TX__1607 Kenwood Ave\BIM\1607 Kenwood Ave - Structural Set.rvt NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOT FOR REGULATORY APPROVALPERMITTING, OR CONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.Jeffrey Michel,P.E.TexasLicensedProfessional Engineer Firm# 192962/24/224/8/226/17/226/23/225/11/28/31/210/20/2312/5/231/9/241/12/24ITEM07/26i m o c . n g s e d m e k k o w w w . 2 2 2 9 4 9 8 . . 2 1 5 X T n i t s u A L E D O M E R 4 0 7 8 7 X T , I N T S U A . E V A D O O W N E K 7 0 6 1 STRUCTURAL SHEATHING REQUIREMENTS ZONE 1 ZONE 2 ZONE 3 NAIL EDGE/FIELD NAIL EDGE/FIELD NAIL EDGE/FIELD 8d R.S. 6"/12" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/6" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/6" o.c. 5/8" PLY 10d R.S. 6"/12" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/6" o.c. GLUED & NAILED - EDGES: 6" o.c; FIELD: 12" o.c. TYPE SHEATHING SHINGLE (ROOF) METAL (ROOF) TILE (ROOF) FLOOR PORCH CEILINGS WALLS 5/8" OSB/PLY 5/8" OSB/PLY 3/4" T&G OSB/PLY 3/8" OSB/PLY 7/16"(MIN) OSB/PLY 10d OR 8d R.S. 8d EDGES: 3" o.c; FIELD: 6" o.c. SEE SHEAR WALL LEGEND 1. 2. 3. 4. 5. 6. 7. ALL WOOD STRUCTURAL SHEATHING SHALL BE APA RATED, EXPOSURE 1. STRUCTURAL WOOD PANELS NOMINAL THICKNESS & SPAN RATINGS SHALL MEET THE FOLLOWING MINIMUM REQUIREMENTS: 7/16" = .437" THICKNESS - 24/16 SPAN RATING 15/32" = .469" THICKNESS - 32/16 SPAN RATING 19/32" = .594" THICKNESS - 40/20 SPAN RATING 23/32" = .719" THICKNESS - 48/24 SPAN RATING ALL ROOF SHEATHING SHALL BE INSTALLED WITH THE LONG DIMENSION PERPENDICULAR TO THE ROOF SUPPORTS. SHEATHING/SUBSTRATES & FASTENINGS FOR EACH ROOFING TYPE SHALL BE IN ACCORDANCE w/ THE REQUIRED GOVERNING PRODUCT APPROVAL. ALL NAILS SHALL BE RING SHANK NAILS U.N.O. ROOF SHEATHING SHALL BE 5/8" PLYWOOD BLOCKED OR WITH EDGES SUPPORTED BY PLYCLIPS. 2x BLOCKING SHALL BE USED IN ROOF ZONES 2 & 3 FOR ALL EDGE SHEATHING FASTENING. FASTENER LEGEND NAIL DIAMETER 8d COMMON 8d RINGSHANK 10d x 1 1/2" 10d COMMON 10d RINGSHANK 12d COMMON 16d COMMON 0.131" 0.113" 0.148" 0.148" 0.120" 0.148" 0.162" 1. 2. 3. 2 1/2" 2 3/8" 1 1/2" 3" 2 7/8" 3 1/4" 3 1/2" ALL NAILS SHALL BE COMMON NAILS UNLESS OTHERWISE NOTED ON THE PLANS. INSTALL 10d NAILS IF NOT OTHERWISE NOTED ON THE PLANS. INSTALL THE APPROPRIATE FASTENERS FOR PRESSURE TREATED LUMBER. SEE NOTES ON SHEET S1. STUD SCHEDULE NO. REVISION DATE MAX HEIGHT EXTERIOR INTERIOR LOADBEARING OPENING < 4' 4' < OPENING < 8' 9' 2X4 @ 16" O.C. 2X4 @ 16" O.C. 2X4 (2) KING, (1) JACK 2X4 (3) KING, (2) JACK 1. 2. 3. 4. ALL STUDS TO BE #2 SOUTHERN YELLOW PINE OR BETTER. CONNECT NON-SHEAR WALLS TO TO FOUNDATION WITH SIMPSON PDPAWL-287 ANCHOR @ 32" O.C. MAX, TYP. U.N.O. SEE SHEAR WALL LAYOUTS FOR CONNECTIONS OF SHEAR WALLS TO FOUNDATION. NON-LOAD BEARING WALLS TO BE 2X STUDS @ 16" OC MAXIMUM. CEILING OR FLOOR FRAMING LEGEND ENGINEER JLM 2X LOADBEARING WALL (SEE STUD WALL SCHEDULE) 2X NON-LOADBEARING WALL (2X4 @ 16" O.C.) POST/COLUMN STRUCTURAL FLOOR JOIST OR TRUSS STRUCTURAL HEADER OR BEAM, PROVIDE (2) 2X6 U.N.O. EXISTING 2X WALL TO REMAIN EXISTING JOIST OR TRUSS TO REMAIN EXISTING BEAM OR HEADER TO REMAIN , L A V O R P P A Y R O T A L U G E R R O F T O N . I N O T C U R T S N O C R O , I G N T T M R E P I ENGINEERED BEAMS EB (2) __X__ (__) NO. OF PLIES WIDTH OF PLY PLY CONNECTION DEPTH OF BEAM 1. 2. 3. 4. 5. ENGINEERED BEAMS ARE TO BE LVL OR GLU-LAM BEAMS. LVL BEAMS SHALL BE LAMINATED VENEER LUMBER AS MANUFACTURED BY WEYERHAEUSER (MICROLLAM) OR BOISE CASCADE (VERSALAM) OR ENGINEER APPROVED SUBSTITUTION WITH Fb > 2,600 PSI, E > 1,900,000 PSI, Fv > 285 PSI, FC (PARALLEL) > 2500 PSI, FC (PERPENDICULAR) > 750 PSI. SINGLE-PLY BEAMS MAY BE SUBSTITUTED FOR DOUBLE-PLY BEAMS, PROVIDED THE TOTAL THICKNESS IS EQUAL OR GREATER THAN THAT SPECIFIED ON THE PLAN. CONNECT PLIES OF TWO-PLY MEMBERS WITH 2 ROWS OF 12D NAILS AT 12" O.C., MINIMUM, U.N.O. IN BEAM DESIGNATION. (REF. SCHEDULE BELOW.) TWO-PLY MEMBERS WITH BEAMS FRAMING INTO THE SIDE SHALL HAVE THE PLIES CONNECTED WITH (8) 3.5" SDS SCREWS PER DETAIL MARK FASTENERS ROWS SPACING A B C 12D NAILS 3.5" SDS SCREWS 3.5" SDS SCREWS 3 2 2 12" 24" 16" ISSUE DATE: 1/12/24 I G N M A R F G N L E C I I N A L P 3 S 1/12/2024 9:51:25 AM EXISTING CEILING JOISTS TO REMAIN 4 S6 EXISTING CEILING JOISTS TO REMAIN (2) 2X6 EXISTING VAULT TO REMAIN 5 2 . 1 1 X 5 7 . 1 ) 3 ( B E (3) 2X6 (3) 2X6 (3) 2X6 EXISTING CEILING JOISTS TO REMAIN . . C O " 6 1 @ 6 X 2 4 1 X 5 7 . 1 ) 2 ( B E 4 S6 (2) 2X10 4 S6 6 X 2 ) 3 ( 6 X 2 ) 3 ( 2X10 @ 16" O.C. 2 1 X 2 ) 3 ( (3) 2X6 (3) 2X6 (3) 2X6 1 CEILING FRAMING PLAN 1/4" = 1'-0" G:\Shared drives\Okkem Team Drive\_PROJECTS\2___ACTIVE PROJECTS\Ace Remodeling TX__1607 Kenwood Ave\BIM\1607 Kenwood Ave - Structural Set.rvt NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOT FOR REGULATORY APPROVALPERMITTING, OR CONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.Jeffrey Michel,P.E.TexasLicensedProfessional Engineer Firm# 192962/24/224/8/226/17/226/23/225/11/28/31/210/20/2312/5/231/9/241/12/24ITEM07/27i m o c . n g s e d m e k k o w w w . 2 2 2 9 4 9 8 . . 2 1 5 X T n i t s u A L E D O M E R 4 0 7 8 7 X T , I N T S U A . E V A D O O W N E K 7 0 6 1 STRUCTURAL SHEATHING REQUIREMENTS ZONE 1 ZONE 2 ZONE 3 NAIL EDGE/FIELD NAIL EDGE/FIELD NAIL EDGE/FIELD 8d R.S. 6"/12" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/6" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/6" o.c. 5/8" PLY 10d R.S. 6"/12" o.c. 8d R.S. 6"/12" o.c. 8d R.S. 6"/6" o.c. GLUED & NAILED - EDGES: 6" o.c; FIELD: 12" o.c. TYPE SHEATHING SHINGLE (ROOF) METAL (ROOF) TILE (ROOF) FLOOR PORCH CEILINGS WALLS 5/8" OSB/PLY 5/8" OSB/PLY 3/4" T&G OSB/PLY 3/8" OSB/PLY 7/16"(MIN) OSB/PLY 10d OR 8d R.S. 8d EDGES: 3" o.c; FIELD: 6" o.c. SEE SHEAR WALL LEGEND 1. 2. 3. 4. 5. 6. 7. ALL WOOD STRUCTURAL SHEATHING SHALL BE APA RATED, EXPOSURE 1. STRUCTURAL WOOD PANELS NOMINAL THICKNESS & SPAN RATINGS SHALL MEET THE FOLLOWING MINIMUM REQUIREMENTS: 7/16" = .437" THICKNESS - 24/16 SPAN RATING 15/32" = .469" THICKNESS - 32/16 SPAN RATING 19/32" = .594" THICKNESS - 40/20 SPAN RATING 23/32" = .719" THICKNESS - 48/24 SPAN RATING ALL ROOF SHEATHING SHALL BE INSTALLED WITH THE LONG DIMENSION PERPENDICULAR TO THE ROOF SUPPORTS. SHEATHING/SUBSTRATES & FASTENINGS FOR EACH ROOFING TYPE SHALL BE IN ACCORDANCE w/ THE REQUIRED GOVERNING PRODUCT APPROVAL. ALL NAILS SHALL BE RING SHANK NAILS U.N.O. ROOF SHEATHING SHALL BE 5/8" PLYWOOD BLOCKED OR WITH EDGES SUPPORTED BY PLYCLIPS. 2x BLOCKING SHALL BE USED IN ROOF ZONES 2 & 3 FOR ALL EDGE SHEATHING FASTENING. FASTENER LEGEND NAIL DIAMETER 8d COMMON 8d RINGSHANK 10d x 1 1/2" 10d COMMON 10d RINGSHANK 12d COMMON 16d COMMON 0.131" 0.113" 0.148" 0.148" 0.120" 0.148" 0.162" 1. 2. 3. 2 1/2" 2 3/8" 1 1/2" 3" 2 7/8" 3 1/4" 3 1/2" ALL NAILS SHALL BE COMMON NAILS UNLESS OTHERWISE NOTED ON THE PLANS. INSTALL 10d NAILS IF NOT OTHERWISE NOTED ON THE PLANS. INSTALL THE APPROPRIATE FASTENERS FOR PRESSURE TREATED LUMBER. SEE NOTES ON SHEET S1. STUD SCHEDULE NO. REVISION DATE MAX HEIGHT EXTERIOR INTERIOR LOADBEARING OPENING < 4' 4' < OPENING < 8' 9' 2X4 @ 16" O.C. 2X4 @ 16" O.C. 2X4 (2) KING, (1) JACK 2X4 (3) KING, (2) JACK 1. 2. 3. 4. ALL STUDS TO BE #2 SOUTHERN YELLOW PINE OR BETTER. CONNECT NON-SHEAR WALLS TO TO FOUNDATION WITH SIMPSON PDPAWL-287 ANCHOR @ 32" O.C. MAX, TYP. U.N.O. SEE SHEAR WALL LAYOUTS FOR CONNECTIONS OF SHEAR WALLS TO FOUNDATION. NON-LOAD BEARING WALLS TO BE 2X STUDS @ 16" OC MAXIMUM. ROOF FRAMING LEGEND 2x BEARING WALL (SEE STUD WALL SCHEDULE) NON-LOADBEARING WALL OVERBUILT FRAMING REGION NEW POST/COLUMN NEW STRUCTURAL BEAM NEW STRUCTURAL RAFTER BEAM OR HEADER BELOW EXISTING STRUCTURAL BEAM EXISTING STRUCTURAL RAFTER EXISTING BEAM OR HEADER BELOW ENGINEERED BEAMS EB (2) __X__ (__) EXISTING 2X WALL TO REMAIN ISSUE DATE: 1/12/24 ENGINEER JLM , L A V O R P P A Y R O T A L U G E R R O F T O N . I N O T C U R T S N O C R O , I G N T T M R E P I I G N M A R F F O O R N A L P 4 S 1/12/2024 9:51:25 AM NO. OF PLIES WIDTH OF PLY PLY CONNECTION DEPTH OF BEAM 1. 2. 3. 4. 5. ENGINEERED BEAMS ARE TO BE LVL OR GLU-LAM BEAMS. LVL BEAMS SHALL BE LAMINATED VENEER LUMBER AS MANUFACTURED BY WEYERHAEUSER (MICROLLAM) OR BOISE CASCADE (VERSALAM) OR ENGINEER APPROVED SUBSTITUTION WITH Fb > 2,600 PSI, E > 1,900,000 PSI, Fv > 285 PSI, FC (PARALLEL) > 2500 PSI, FC (PERPENDICULAR) > 750 PSI. SINGLE-PLY BEAMS MAY BE SUBSTITUTED FOR DOUBLE-PLY BEAMS, PROVIDED THE TOTAL THICKNESS IS EQUAL OR GREATER THAN THAT SPECIFIED ON THE PLAN. CONNECT PLIES OF TWO-PLY MEMBERS WITH 2 ROWS OF 12D NAILS AT 12" O.C., MINIMUM, U.N.O. IN BEAM DESIGNATION. (REF. SCHEDULE BELOW.) TWO-PLY MEMBERS WITH BEAMS FRAMING INTO THE SIDE SHALL HAVE THE PLIES CONNECTED WITH (8) 3.5" SDS SCREWS PER DETAIL MARK FASTENERS ROWS SPACING A B C 12D NAILS 3.5" SDS SCREWS 3.5" SDS SCREWS 3 2 2 12" 24" 16" 2X8 @ 24" O.C. OVERBUILT EXISTING ROOF TO REMAIN (2) 2X8 OVERBUILT EXISTING ROOF TO REMAIN 2X8 @ 24" O.C. RIDGE 2X8 @ 24" O.C. 5 S6 7 S6 1 ROOF FRAMING PLAN 1/4" = 1'-0" G:\Shared drives\Okkem Team Drive\_PROJECTS\2___ACTIVE PROJECTS\Ace Remodeling TX__1607 Kenwood Ave\BIM\1607 Kenwood Ave - Structural Set.rvt NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOT FOR REGULATORY APPROVALPERMITTING, OR CONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.Jeffrey Michel,P.E.TexasLicensedProfessional Engineer Firm# 192962/24/224/8/226/17/226/23/225/11/28/31/210/20/2312/5/231/9/241/12/24ITEM07/28SHEAR WALL LEGEND ID SHEATHING FASTENING SILL ANCHORS SPACING EDGES FIELD MASA PDPAWL SW-1 7/16" MIN. OSB 8d @ 6" 8d @ 12" SW-2 7/16" MIN. OSB 8d @ 4" 8d @ 12" SW-G 5/8" GYP. BOARD 6d @ 4" 6d @ 7" 48" 48" 48" 8" 6" 12" 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. ALL SHEATHING MUST BE FASTENED PER THE TYPICAL DETAILS. ALL WALL SHEATHING SHALL BE FULL HEIGHT SHEATHING THAT EXTENDS FROM THE BOTTOM PLATE TO THE UPPER MOST STUD IN THE DBL. TOP PLATE. SHEATHING MAY BE INSTALLED HORIZONTALLY OR VERTICALLY. ALL HORIZONTAL EDGES MUST BE FULLY BLOCKED w/ 2x FRAMING LAID FLAT AGAINST BACK SIDE OF SHEATHING FOR NAILING. SHEATHING SUPPORTING A STUCCO FINISH MUST BE INSTALLED HORIZONTALLY w/ 2x FLAT WISE BLOCKED EDGES. A MINIMUM GAP OF 1/8" AT SHEATHING JOINTS MUST BE MAINTAINED. HOLDOWNS MUST BE PLACED AT EACH END OF SHEARWALL, U.N.O. SEE FRAMING PLAN/DETAILS FOR HOLDOWN TYPES, LOCATIONS, & INSTALLATION SPECS. SILL ANCHORS TO BE SIMPSON MAS MUDSILL ANCHORS OR EQUIVALENT, INSTALLED PER MANUFACTURER'S INSTRUCTIONS AT A MAXIMUM SPACING OF 6' ON CENTER. WHERE MUDSILL ANCHORS ARE NOT USED, SILL ANCHORS SHALL BE SIMPSON PDPAWL POWDER ACTUATED FASTENERS SPACED AT THE SAME DISTANCE AS THE SHEATHING EDGE NAILING FOR THE SHEAR WALL. MINIMUM END STUDS FOR EACH SHEAR WALL SHALL BE (2) 2Xs AND SHALL BE CONSTRUCTED PER THE TYPICAL CORNER FRAMING DETAIL. SHEARWALL FASTENING SHOULD BE CONSTRUCTED PER THE TYPICAL SHEATHING FASTENING DETAILS AND NOTES. GYP SHEAR WALL FASTENERS SHALL BE COOLER NAILS. HOLDOWNS HOLDOWN ANCHOR DTT2Z SIMPSON DTT2Z 1/2"Ø X 4" EMBED HDU2 SIMPSON HDU2-SDS2.5 5/8"Ø X 6" EMBED HDU4 SIMPSON HDU4-SDS2.5 5/8"Ø X 6" EMBED 1. 2. 3. 4. 5. HOLDOWNS TO BE INSTALLED PER MANUFACTURER'S INSTRUCTIONS. ANCHORS TO BE F1554 GRADE 36. EMBED LENGTHS ARE FOR FOUNDATION ONLY. POST INSTALL ANCHORS TO BE INSTALLED WITH SIMPSON SET-3G OR HILTI HY200. FOR HOLDOWN LOCATION ON STUDS REF /- --- HORIZONTAL EDGE NAILING PER SCHEDULE VERTICAL NAILING PER SCHEDULE SHEATHING TO BE FULL HEIGHT OF SHEARWALL. SHEATHING TO BE MIN 1/2" THICK OSB OR EQUAL PROVIDE 2X BLOCKING @ HORIZONTAL PANEL EDGES (2) 2X4 STUDS EACH END ADDITIONAL WALL SHEATHING NOT SHOWN FOR CLARITY HOLDDOWN PER SCHEDULE AT EACH END AND AT OPENINGS 3 SHEAR WALL ELEVATION 3/8" = 1'-0" SHEARWALL LENGTH WOOD BEAM, SEE PLAN PROVIDE 2X BLOCKING @ 1/3 POINTS IN FULL HEIGHT WALLS 2X PT SILL PLATE. ATTACH PLATE TO BEAM BELOW WITH ANCHORS PER SCHEDULE /3 S5 REF FOR INFO NOT SHOWN 2X BOTTOM PLATE, CONNECT PER SCHEDULE HOLDOWN OR STRAP PER SCHED. NEW WOOD BEAM OR TRUSS SEE PLAN KING & JACK STUDS PER SCHEDULE AT EACH END BELOW, WITH HOLDOWN AT FOUNDATION 2 SHEAR WALL ELEVATION WITH NO WALL BELOW 3/8" = 1'-0" i m o c . n g s e d m e k k o w w w . 2 2 2 9 4 9 8 . . 2 1 5 X T n i t s u A L E D O M E R 4 0 7 8 7 X T , I N T S U A . E V A D O O W N E K 7 0 6 1 NO. REVISION DATE ENGINEER JLM ISSUE DATE: 1/12/24 , L A V O R P P A Y R O T A L U G E R R O F T O N . I N O T C U R T S N O C R O , I G N T T M R E P I N A L P L L A W R A E H S 5 S 1/12/2024 9:51:25 AM SW-1 DTT2Z 1 - W S DTT2Z 1 - W S DTT2Z SW-1 1 SHEAR WALL PLAN 1/4" = 1'-0" G:\Shared drives\Okkem Team Drive\_PROJECTS\2___ACTIVE PROJECTS\Ace Remodeling TX__1607 Kenwood Ave\BIM\1607 Kenwood Ave - Structural Set.rvt NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOT FOR REGULATORY APPROVALPERMITTING, OR CONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.Jeffrey Michel,P.E.TexasLicensedProfessional Engineer Firm# 192962/24/224/8/226/17/226/23/225/11/28/31/210/20/2312/5/231/9/241/12/24ITEM07/29STUD WALL PER SCHED SILL PLATE & FASTENER PER SCHEDULE EDGE JOIST PER PLAN SIMPSON DTT1Z WITH 3/8" DIA. ANCHOR @ EACH BEAM, U.N.O. ON SHEAR WALL PLAN JOISTS PER PLAN JOIST PER PLAN STUD WALL PER SCHED SILL PLATE & FASTENER PER SCHEDULE BEAM PER PLAN REF 3/S6 FOR FOOTING INFO NOT SHOWN SIMPSON DTT1Z WITH 3/8" DIA. ANCHOR @ EACH BEAM, U.N.O. ON SHEAR WALL PLAN BEAM BEYOND PER PLAN REF 3/S6 FOR FOOTING INFO NOT SHOWN . M F . . I N M I S E R A V " 6 T W " 0 - ' 1 1' - 0" SECTION W 1' - 0" PLAN (4) #4 VERT WITH STD HOOKS, #3 TIES @ 8" O.C. #4 @ 8" O.C.E.W. FOOTING SCHEDULE MARK W T F1 2' - 0" 1' - 0" BEAM PER PLAN SIMPSON JOIST HANGER: LU26 FOR 2X6 JOIST, LU28 FOR 2X8 JOIST, LU210 FOR 2X10 OR 2X12 JOIST. INSTALL PER MANUFACTURER'S SPECIFICATIONS CEILING JOIST PER PLAN i m o c . n g s e d m e k k o w w w . 2 2 2 9 4 9 8 . . 2 1 5 X T n i t s u A L E D O M E R 4 0 7 8 7 X T , I N T S U A . E V A D O O W N E K 7 0 6 1 1 FLOOR EDGE PARALLEL TO JOISTS 3/4" = 1'-0" 2 FLOOR EDGE PERPENDICULAR TO JOISTS 3/4" = 1'-0" 3 FOOTING SCHEDULE & DETAILS 1/2" = 1'-0" 4 BEAM TO CEILING JOIST CONNECTION 3/4" = 1'-0" RIDGE BOARD RAFTER PER PLAN RAFTER PER PLAN SIMPSON JOIST HANGER BLOCKING BETWEEN RAFTERS NOT SHOWN FOR CLARITY BLOCKING BETWEEN OUTRIGGERS NOT SHOWN FOR CLARITY SIMPSON H3 TIE, NAIL PER MFR. RECOMMENDATIONS STUD WALL PER SCHEDULE RAFTER PER PLAN 2X4 OUTRIGGER SIMPSON H3 TIE, NAIL PER MFR. RECOMMENDATIONS STUD WALL PER SCHEDULE 5 RIDGE BOARD CONNECTIONS 3/4" = 1'-0" 6 ROOF OVERHANG WITH CEILING 3/4" = 1'-0" 7 ROOF OVERHANG AT ENDWALL 3/4" = 1'-0" NO. REVISION DATE ENGINEER JLM , L A V O R P P A Y R O T A L U G E R R O F T O N . I N O T C U R T S N O C R O , I G N T T M R E P I ISSUE DATE: 1/12/24 I S L A T E D 6 S 1/12/2024 9:51:25 AM G:\Shared drives\Okkem Team Drive\_PROJECTS\2___ACTIVE PROJECTS\Ace Remodeling TX__1607 Kenwood Ave\BIM\1607 Kenwood Ave - Structural Set.rvt NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOT FOR REGULATORY APPROVALPERMITTING, OR CONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.NOTFORREGULATORY APPROVALPERMITTING,ORCONSTRUCTION.Jeffrey Michel,P.E.TexasLicensedProfessional Engineer Firm# 192962/24/224/8/226/17/226/23/225/11/28/31/210/20/2312/5/231/9/241/12/24ITEM07/30Permitting and Development Center | 6310 Wilhelmina Delco Drive, Austin, TX 78752 | (512) 978-4000 Property Profile Report General Information Location: Parcel ID: Grid: 1607 KENWOOD AVE 0302031218 MJ20 Planning & Zoning *Right click hyperlinks to open in a new window. Future Land Use (FLUM): Single Family, Transportation Regulating Plan: No Regulating Plan SF-3-NP C14-05-0139 19990225-070b 20050929-Z003 Zoning: Zoning Cases: Zoning Ordinances: Zoning Overlays: Neighborhood Plan: Infill Options: Residential Design Standards: LDC/25-2-Subchapter F Selected Sign Ordinances SOUTH RIVER CITY: TRAVIS HEIGHTS-SWISHER Zoning Map Parking Placement/Imp Cover Design Option, Garage Placement Design Option Neighborhood Restricted Parking Areas: South River City NPA Mobile Food Vendors: South River City CA Historic Landmark: Urban Roadways: -- Yes Zoning Guide The Guide to Zoning provides a quick explanation of the above Zoning codes, however, the Land Development Information Services provides general zoning assistance and can advise you on the type of development allowed on a property. Visit Zoning for the description of each Base Zoning District. For official verification of the zoning of a property, please order a Zoning Verification Letter. General information on the Neighborhood Planning Areas is available from Neighborhood Planning. Environmental Fully Developed Floodplain: FEMA Floodplain: Austin Watershed Regulation Areas: URBAN Watershed Boundaries: Harper's Branch Imagery Map No No No No No No Creek Buffers: Edwards Aquifer Recharge Zone: Edwards Aquifer Recharge Verification Zone: Erosion Hazard Zone Review Buffer: Political Boundaries Jurisdiction: AUSTIN FULL PURPOSE Council District: 9 County: TRAVIS School District: Austin ISD Community Registry: Austin Independent School District, Austin Lost and Found Pets, Austin Neighborhoods Council, Friends of Austin Neighborhoods, Greater South River City Combined Neighborhood Plan Contact Team, Homeless Neighborhood Association, Neighborhood Empowerment Foundation, Preservation Austin, SELTexas, Sierra Club, Austin Regional Group, South Central Coalition, South River City Citizens Assn., Zoning Committee of South River City Citizens Vicinity Map The Information on this report has been produced by the City of Austin as a working document and is not warranted for any other use. No warranty is made by the City regarding its accuracy or completeness. Date created: 6/5/2024 ITEM07/31ITEM07/32The property profile report and the property profile tool do not include the small structure, which is part of the property based on our survey ITEM07/33