ITEM03 C15-2024-0028 ADV PACKET — original pdf

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CITY OF AUSTIN Board of Adjustment Decision Sheet ITEM04 DATE: Monday September 9, 2024 CASE NUMBER: C15-2024-0028 ___Y____Thomas Ates (D1) ___-____Bianca A Medina-Leal (D2) OUT ___Y____Jessica Cohen (D3) ___Y____Yung-ju Kim (D4) ___Y____Melissa Hawthorne (D5) ___-____Jeffery Bowen (D6) OUT ___Y____Janel Venzant (D7) ___Y____Margaret Shahrestani (D8) ___Y____Brian Poteet (D9) ___Y____Michael Von Ohlen (D10) ___-____Marcel Gutierrez-Garza (M) RESIGNED ___-____VACANT (Alternate) (M) ___Y____Suzanne Valentine (Alternate) (M) ___-____VACANT (Alternate) (M) APPLICANT: Haim Joseph Mahlof - Green Bay Remodeling Inc. OWNER: Wendy Jo Peterson ADDRESS: 1406 3rd ST VARIANCE REQUESTED: The applicant is requesting the following variance(s) from the Land Development Code, Section 25-2-779 (Small Lot Single-Family Residential Use) from setback requirements to decrease the minimum front yard setback from 15 feet (required) to 5 feet (requested) in order to attach a second story deck in a “SF-4A-NP”, Single-Family - Neighborhood Plan zoning district (Bouldin Creek Neighborhood Plan). BOARD’S DECISION: September 9, 2024 The public hearing was closed by Madam Chair Jessica Cohen, Board member Michael Von Ohlen’s motion to postpone to October 14, 2024; Vice Chair Melissa Hawthorne second on 9-0 votes; POSTPONED TO OCTOBER 14, 2024. FINDING: 1. The Zoning regulations applicable to the property do not allow for a reasonable use because: 2. (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: ITEM03/13. 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: Elaine Ramirez Executive Liaison Jessica Cohen Chair forITEM03/209/30/24 RE: NOTICE OF INTENT TO POSTPONE BOA MEETING 10/14 Green Bay Remodeling, Inc. Good afternoon, This is a formal notice to request to postpone our meeting to address the BOA members on 10/14, due to Bouldin Creek HOA scheduling their meeting of approval for our variance on 10/14. We wish to postpone the meeting to the following date of 11/14/24. If you have any questions regarding this, please contact us at our office | Green Bay Remodeling Inc https://www.greenbayremodeling.com/ 3724 Executive Center Drive, #120, Austin, TX 78731 ITEM03/3VARIANCE REQUEST: decrease the minimum front yard setback from 15 feet (required) to 5 feet (requested). BOA GENERAL REVIEW COVERSHEET CASE: C15-2024-0028 BOA DATE: September 9, 2024 ADDRESS: 1406 S 3rd St OWNER: Wendy Jo Peterson COUNCIL DISTRICT: 9 AGENT: Haim Mahlof ZONING: SF-4A LEGAL DESCRIPTION: LOT 4 BLK A JEWELL SUBD SUMMARY: attach a 2nd story deck ISSUES: lot size and lot configuration ZONING LAND USES Site North South East West SF-4A-NP SF-3-NP SF-3-NP SF-3-NP SF-4A-NP Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Neighborhoods Council Bouldin Creek Neighborhood Association Bouldin Creek Neighborhood Plan Contact Team Bouldin Creek Zoning Committee Friends of Austin Neighborhoods Homeless Neighborhood Association Perry Grid 614 Preservation Austin South Central Coalition ITEM03/4August 27, 2024 Mr.. Green Bay Remodeling Inc 1406 S 3rd St Austin TX, 78704 Property Description: LOT 4 BLK A JEWELL SUBD Re: C15-2024-0028 Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider a variance request from LDC Section 25-2-779 at 1406 S 3RD STREET. Austin Energy does not oppose the request, provided that any proposed or existing improvements follow Austin Energy’s Clearance & Safety Criteria, the National Electric Safety Code, and OSHA requirements. Any removal or relocation of existing facilities will be at the owner’s/applicant’s expense. Please use this link to be advised of our clearance and safety requirements which are additional conditions of the above review action: https://library.municode.com/tx/austin/codes/utilities_criteria_manual?nodeId=S1AUENDECR_1.10.0CL SARE If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Rosemary Avila, Planning Officer Infrastructure Support Services | Austin Energy 4815 Mueller Blvd Austin, TX 78723 (512) 972-8488 Rosemary.avilla@austinenergy.com ITEM03/5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 # ____________________ C15-2024-0028 13372085 0101010312 Section 1: Applicant Statement Street Address: __________________________________________________________________ 1406 south 3rd street, Austin Subdivision Legal Description: Lot 4, Block A, Jewell Subvistion. ____________________________________________________________________________ ____________________________________________________________________________ Lot(s): _________________________________ Block(s): _____________________________ Block A Lot 4 Outlot: _________________________________ Division: _____________________________ Zoning District: ___________________________________________________________________ Council District: 9 (Bouldin Creek) SF-4A-NP I/We ________________________________________________ on behalf of myself/ourselves as Green Bay Remodeling authorized agent for ________________________________________________ affirm that on Wendy Jo Peterson Month Select 08 , Day Select 01 , Year Select 24 , hereby apply for a hearing before the Board of Adjustment for consideration to (select appropriate option below): Erect (cid:41728) Attach Complete Remodel Maintain Other: ____________ Type of Structure: ______________________________________________________________ Second story deck City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 4 of 8 ITEM03/6Portion of the City of Austin Land Development Code applicant is seeking a variance from: City front set back line. Current zoning regulations require a 15 foot ____________________________________________________________________________ setback from the front which the deck is not meeting. ____________________________________________________________________________ ____________________________________________________________________________ Code section 25-2-778 front yard setback for residential. Front yard set back is 15 feet and we are requesting to build 10 foot into that ____________________________________________________________________________ setback leaving 5 foot for the building easement . 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: Lot size: 2,265 - House size 1,626 This leaves limited outdoor space , making it impractical for a typical residential use such recreation or any outdoor gathering. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ Hardship a) The hardship for which the variance is requested is unique to the property in that: The hardship we are experiencing is unique to our property due to its specific size and ____________________________________________________________________________ configuration. Our lot is only 2265 square foot with a house occupying 1626 ft.² of that ____________________________________________________________________________ space, which is not a common issue for other properties in the area that typically have ____________________________________________________________________________ larger lots or different configuration, allowing for adequate outdoor space. ____________________________________________________________________________ ____________________________________________________________________________ b) The hardship is not general to the area in which the property is located because: The hardship we face is not general to the area in which our properties located ____________________________________________________________________________ because our house is set much further back on the lot compared to other properties in ____________________________________________________________________________ the area. This unique positioning means that our usable outdoor space is significantly ____________________________________________________________________________ limited. As a result, the deck we would like to build does not meet the setback ____________________________________________________________________________ regulations. ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 5 of 8 ITEM03/7Area Character The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: The proposed deck is designed to be in harmony with the existing architecture and ____________________________________________________________________________ style of the neighborhood. It will be constructed with materials and finishes the current ____________________________________________________________________________ house and other homes in the area have. ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 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: N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 2/9/22 | Page 6 of 8 ITEM03/8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. HM 08/01/24 Applicant Signature: ____________________________________________ Date: _____________ Harm mahl of Applicant Name (typed or printed): ___________________________________________________ Applicant Mailing Address: __________________________________________________________ 3724 Executive Center, Dr., Austin, TX 78731 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: _____________ 8/2/2024 Owner Name (typed or printed): ______________________________________________________ Wendy Jo Peterson Owner Mailing Address: ____________________________________________________________ Cmr 445 box 206 City: ________________________________________ State: ________________ Zip: _______ 09046 Apo AE 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 ITEM03/9ITEM03/101406 S. 3rd Street, Austin, Texas 78704 2nd Story Deck Addition General Contractor-Green Bay Remodeling Texas Drafter-Logan Harkness EIT PROJECT DESCRIPTION: This project involves an existing, two story, single family home. An Uncovered Deck will be installed on the 2nd floor facing the street. The Deck will stop at the Easement but will extend beyond the front building setback line. Impervious cover will be added. Non load bearing roof overhangs will be removed. A water line will be added for an outdoor hose on the proposed 2nd Story Deck. On the Second Floor, in Bedroom 1, the existing window will be removed and replaced with a door and window system (3/A4). The header and studs for the existing window should remain. This new door will serve as an access point for the proposed Second Floor Deck. The Second Floor Deck will be a flush beam and joist deck (Refer to Structural Drawings). The deck will extend to the easement line in the Courtyard below (See G2). An outdoor hose will be installed for washing the deck. A staircase will be constructed from the existing First Floor Courtyard to the proposed Second Floor Deck (Refer to Structural Drawings). A staircase landing will be installed Please Refer to the Structural Sheet Set for All Structural Plans. : Y B D E K C E H C 1 1 ALL CONSTRUCTION SHALL BE IN STRICT ACCORDANCE WITHTHE FOLLOWING CODES AND STANDARDS: • • • • • • • • • • • • 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 CS-COVER SHEET, INDEX, PROJECT DESCRIPTION G1-SITE DEVELOPMENT DATA, PERMIT DATA G2-PLOT PLAN G3-GENERAL CONSTRUCTION NOTES A1-FIRST AND SECOND EXISTING FLOOR PLAN A2-DEMO PLAN A3-FIRST AND SECOND PROPOSED FLOOR PLANS A4-MATERIALS A5-PROPOSED EXTERIOR ELEVATIONS E1-FIRST AND SECOND FLOOR ELECTRICAL PLAN Page # 1 2 3 4 5 6 7 8 9 10 FOR S1-S9 ROOF PLAN, FRAMING DETAILS, FOUNDATION PLAN, CEILING PLAN, DETAILS REFER TO ADDITIONAL STRUCTURAL SET BY OKKEM DESIGN ITEM03/11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 City of Leander Permit Data 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 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 175.25 0.00 175.25 702.00 1001.00 0.00 0.00 0.00 0.00 48.75 0.00 0.00 0.00 1751.75 750.75 154.00 53.60 36.40 175.25 30.70 1200.70 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) 2260.00 Existing Building Coverage % Total Building Coverage % Existing Impervious Coverage % Total Impervious Coverage % 702.00 1001.00 0.00 0.00 0.00 0.00 48.75 0.00 0.00 0.00 1751.75 702.00 154.00 53.60 36.40 0.00 30.70 976.70 31.06% 33.22% 43.22% 53.13% 0 0 0 0 0 0 0 0 0 0 175.25 175.25 0 702 1001 0 0 48.75 175.25 1927 0 0 0 0 0 e) Covered parking (garage or carport) f) Covered patio, deck, porch, or balcony 48.75 702 1001 0 0 0 0 0 0 0 0 1751.75 750.75 33.22% 1200.70 53.13% 25.67 2 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 k) Remodeled Floor Area, excluding Addition/New Construction Building Coverage Information Impervious Cover Information 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) 0 NO NO NO NO NO NO NA 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 within the Waterfront Overlay? (LDC 25-2) 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? Is the Total New/Added Building Area > 5,000 sqft? Description of Work 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) 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 NONE NO NO NO NO NO NO NO NO NO NO NA NO YES YES YES NO NO NO NO YES NO NO NO No No 2 2 2.5 2.5 0 NO NO Owner Data Applicant Data General Contractor Data Mailing Address Applicant/Agent Owner Phone Email Phone Email Phone Email General Contractor Mailing Address 1406 S. 3RD STREET, AUSTIN, TEXAS 78704 LOT 4 BLOCK A JEWELL SUBDIVISION SF-4A-NP Bouldin Creek 260048 2260 : Y B D E K C E H C Single-family residential Single-family residential DECK ADDITION 1 Refer to G1.0 PLUMBING, STRUCTURAL Green Bay Remodeling Texas 3724 Executive Center Drive Suite 120 Austin, Texas 78731 (855)8899963 ITEM03/12X X X X X X X SECOND FLOOR X X X 37'-01 2" Property Line LOT 5 SEC 4 15' BL X X L B ' 5 . 3 1406 S. 3rd Street, Austin, Texas 78704 LOT 4, BLOCK A JEWELL SUBDIVISION 2 Story Single Family Home HIGH POINT OF GRADE X 6'-91 2" X 3'-91 2" X X 60'-21 2"PROPERTY LINE LOT 3 SEC 4 61'-10"PROPERTY LINE LOT 3 SEC 4 60'-21 2"PROPERTY LINE CARPORT UNDER 2ND FLOOR-236 SQFT CONCRETE DRIVEWAY -154 SQFT LOW POINT OF GRADE 37'PROPERTY LINE 15' BL Concrete Walkway l l a W g n n a i i t e R l l a W g n n a i i t e R 5' PUE Easement Retaining Wall Concrete Driveway Concrete Driveway 4' Concrete Driveway 14'-10" CONCRETE DRIVEWAY -154 SQFT Concrete Walkway (Pavers) Gravel/Turf 5' PUE Easement l l a W g n n a t e R i i Retaining Wall l l i a W g n n a t e R i Gravel/Grass Single Phase Line Concrete Driveway 15'Electrical Clearance Single Phase Line Single Phase Line 15'Electrical Clearance Single Phase Line 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 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 E E E E E E E E E E E E E E E E E E E E X X X X X 7'-3" 6'-6" PROPOSED FIRST FLOOR -702 SQFT COVERED PORCH -48.75 SQFT UNCOVERED PORCH -36.4 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 X X L B ' 5 . 3 X SECOND FLOOR -1001 SQFT FH X 61'-10"PROPERTY LINE X UNCOVERED DECK -24.7 SQFT -12.35 SQFT Impervious 50% of the 24.7 sqft Area is included in impervious calculation per Plan Review feedback. UNCOVERED DECK -58.8 SQFT -29.9 SQFT Impervious 50% of the 59.8 sqft Area is included in impervious calculation per Plan Review feedback. X X SS SS SS SS SS E E E E E 37'-01 2" Property Line 15' BL X X L B ' 5 . 3 UNCOVERED DECK -266 SQFT -133 SQFT Impervious 50% of the 266 sqft Area is included in impervious calculation per Plan Review feedback. 5' PUE Easement Below 15' BL 37'PROPERTY LINE L B ' 5 . 3 X X X X X LOT 2 EXISTING FIRST FLOOR -702 SQFT COVERED PORCH -48.75 SQFT UNCOVERED PORCH -36.4 SQFT CONCRETE WALKWAY -53.6 SQFT RETAINING WALL-30.7 SQFT S 3rd Street 60' Row Asphalt S 3rd Street 60' Row Asphalt EXISTING PLOT PLAN 1 2 1 8"=1'0" PROPOSED PLOT PLAN-FIRST FLOOR PROPOSED SECOND FLOOR 1 8"=1'0" 3 1 8"=1'0" : Y B D E K C E H C 1 REVISIONS 1 G2 ITEM03/13: Y B D E K C E H C 1 ITEM03/1420'-10" 1'-41 2" 3'-4" 11'-111 2" 41 2" 3'-5" 3'-11" 2'-7" 3'-3" : Y B D E K C E H C 5'-01 2" 41 2" 8'-91 2" 6'-6" 8'-1" 8'-41 4 " 4 1 " 2 3'-61 2" 9'-10" Stair Landing Entry Closet Under Stairs 16'-81 4" Living 14'-4" First Floor 9' CH 605.2 SQ. FT. 6" 1'-6" 3'-2 1 " 2 Entry 10' 6'-1" Outdoor Storage Closet 4X4 Column 20'-10 1 " 2 Carport Covered by Second Floor 8'-91 " 2 Kitchen 5" 2'-101 2" 4 1 " 2 63 4 " 2' 3.5" Brick Siding 1'-10" 5'-3" 2'-9" 4'-1 3 4" Concrete Stair 4X4 Column 11" Powder 1' 5' Laundry 41 " 2 1'-1" 2'-11" 2'-9" Covered Front Porch to Column 9'-9" Uncovered Front Porch Slab Δ=11" Between Covered and Uncovered Slab 3' 1'-2 1 2" 6'-41 4 " Δ=7" Between Uncovered Slab and Stone Paver Stone Paver 4X4 Column Sloped Driveway Ends 2'-6" Flat Roof Overhang 3' Stone Paver Stone Paver Driveway 1'-01 2" 4'-1" 10 1 " 2 3' 4'-5" 9'-91 " 2 e c n e F d o o W d n a l l a W e e n K e e r c n o C t " 5 8 . 15'-7" e c n e F d o o W d n a l l a W e e n K e e r c n o C t " 5 8 . Courtyard 8.5" Concrete Knee Wall and Wood Fence 10'-4 1 4" 2'-11 3 4" 17' 11'-4" Bedroom 2 Upstairs Living 14'-103 4" 31 2" 2'-8" 11'-4" Bathroom 2 CL 2 CL 3 1'-10" 4 1 2" 3'-7" 6'-10 1 2" Mechanical Closet 71 " 2 8" 2'-6" 12'-61 " 2 7 1 " 2 2'-6" 1'-0 1 2 " 8'-10 1 2" 2'-4" Bathroom 1 41 " 2 2'-11" Toilet Room 41 2" 9'-1" 41 " 2 2'-8" 10'-9" 2'-11" Linens 7'-1" 41 2 " 6" 2' 7'-61 2" 4' 41 2 1' " 61 2" 3'-7" 6' CL 1 8'-11 " 2 Bedroom 1 126.5" to 162.5" Sloped Ceiling 1'-1 1 2" 9'-4" 1'-10 1 2" 7' 41 2" 1'-10 1 2" 8' 2'-21 2" 1 2" 6 3'-7" 41 2" 5'-10 3 4" GROUND FAULT CIRCUIT INTERRUPTER HIDDEN OBJECT OR CEILING OBJECT 1 1 1 4"=1'0" 2 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 R RH GD DW GFCI CT PB WP GFCI DIM UC CAB OC CAB COUNTERTOP HEIGHT PUSH BUTTON WATER PROOF DIMMER UNDER COUNTER CABINET OVER COUNTER CABINET CIRCUIT PATH 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 ITEM03/15: Y B D E K C E H C 1 Demo Roof Overhang to Make Way for Deck if Necessary Install new Columns for Deck Support (Refer to S1-01) Install 8' Door and Window Combination to Deck (See A4) Install Flush Joist and Beam Deck (See Structural Drawings) Install Deck Landing to Transition to Stairs (See Structural Drawings) Install Stairs with Winders down to Courtyard on First Floor (See Structural Drawings)) Install Railing and Balusters. Railing to be 36" High. No more than 4" Between Balusters Roof Overhang Over First Floor Siding on Exterior of Wall Roof Overhang not Interfering with projected Deck Deck Addition Save • • Demo • Window in Bedroom. Keep Studs on Either Side and Header • Framing • • • • • • Mechanical • None Electrical • • • Plumbing • Siding & Membranes • Install (4) waterproof sconce lights Install (1) switch for lights at sliding door Install (2) Waterproof GFCI Outlets per plan Install Matching Siding to replace damaged siding if necessary Run waterline to corner of deck and install hose bib for outdoor hose 1 1"=1'0" Construction and Demo Notes • • • • 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 A4 and E1 for Electrical and Lighting Spacing EXISTING TO BE DEMO NEW WALL TO BE ADDED EXISTING WALL ITEM03/16Built in Cabinets Under Stairs Entry Living Kitchen 19'-7 1 2" Garage Carport Covered by Second Floor Powder Laundry Paneled In Washer Dryer Stack 20" Deep Rod and Shelf for Coats 11 1 " 2 8' 11 1 " 2 3.5" Brick Siding 6X6 Column Existing Column 6X6 Column 6X6 Column 9'-101 " 2 Floating Deck 4" 11'-8 1 " 2 8' 2'-9" 3'-9 1 " 2 4" 6X6 Column 6X6 Column 6X6 Column 26'-11" 1 1 4"=1'0" 2 1 4"=1'0" Single Slope Roof 12 3 Bedroom 1 126.5" to 162.5" Sloped Ceiling 8068, (1) 2868 Glass Door, (2) 2868 Windows Winder Winder Stair Landing Over Front Porch Single Slope Roof 12 3 Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Winder Winder DECK SQUARE FOOTAGE: 266 SQFT DECK LANDING: 24.7 SQFT DECK STAIRS: 59.3 SQFT TOTAL SQFT: 350 SQFT : Y B D E K C E H C 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 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 HIDDEN OBJECT OR CEILING OBJECT 1 ITEM03/17Location Stair Landing Decking Main Deck Decking 33.90 266.00 42.38 332.50 6102 47880 Detail #/Sheet# Area (SQFT) Area + 25% SQIN +25% Linear Trim (ft) Trim +25% Totals 299.9 374.9 53982.0 0.0 Location Detail #/Sheet# Area (SQFT) Area + 25% SQIN +25% Item Detail#/Sheet# 0.0 LXW Location Deck Deck Upstairs Bedroom Near Deck Material Quantity Flooring Countertops Electrical Quantity 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 1/E1 Detail#/Sheet# 2/A3 Total Total 2 4 1 7 1 1 PLUMBING Quantity Location NEAR LEFT CORNER OF DECK GFCI 110V WATERPROOF GFCI 110V WATERPROOF SCONCE SINGLE POLE SWITCH THREE POLE SWITCH FOUR POLE SWITCH BATHROOM VANITY SCONCE VENT FAN WATERPROOF 220V OUTLET GARAGE DOOR OPENER TV/INTERNET JACK HOSE/COLD VALVE Item : Y B D E K C E H C 1 2'-1" 2' 1'-10" Stair Landing Decking -42.4 SQFT A Deck Decking -332.5 SQFT A 7' 2'-8" 2'-8" 2'-8" 8' TYPE: (1) SWING DOOR, (2) WINDOWS SIZE: 8070 LOCATION: BEDROOM 1 TO DECK QUANTITY: 1 HEADER HEIGHT: 84" AFF 1 1 4"=1'0" 3 1 4"=1'0" ITEM03/1812 3 10'-61 2"Bedroom 1 CH 12 3 13'-61 2"Bedroom 1 CH 12 3 10'-61 2"Bedroom 1 CH 12 3 13'-61 2"Bedroom 1 CH 8'-01 4"2nd Floor Bathroom 1 CH 8'-01 4"2nd Floor Bathroom 1 CH 25'-8"Building Height 25'-8"Building Height 1'Floor Joists Main Deck (2) 2x12 Beams, 2X10 Joists Flush with Beams (See S1-02) Deck Step (TBD by Engineer) 1'Floor Joists Main Deck (2) 2x12 Beams, 2X10 Joists Flush with Beams (See S1-02) 2X6 Landing (TBD by Engineer) 9'First Floor CH Carport Under 2nd Story l n m u o C g n i t s x E i 6"Floor to Garage FL e c n e F d r a y t r u o C l l a W i i g n n a t e R 24" Foundation 1'-6" Garage Foundation 1'-6" Garage Foundation Ground Ground Ground Ground l l a W i i g n n a t e R 9'First Floor CH Carport Under 2nd Story l n m u o C g n i t s x E i l n m u o C 6 X 6 6" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" 71 2" l n m u o C 6 X 6 g n i l i a R Winder Winder Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Stair Winder Winder l l a W i i g n n a t e R l n m u o C 6 X 6 e c n e F d r a y t r u o C l l a W i i g n n a t e R 2'Floor to Garage FL 24" Foundation 4" From Porch to Foundation Floor 7" 12'-8" 6" 12'-8" 6" 1 4"=1'0" 1 2 Primary Radius Neutral Radius Phase 1 Power Pole 2"Top to Primary 9'-6"Primary to Neutral 15' 15' 45'Power Pole Height 27'-4"Top to Primary Main Deck (2) 2x12 Beams, 2X10 Joists Flush with Beams (See S1-02) 2X6 Deck Landing Flat 2X6 Rafter Over Porch 3' 1' 15'-0 "Deck Rail Top to Bottom 3 4 of Foundation 11'-101 4 "Deck to Ground 7"Ground to Retaining Wall Top 7" Winder Winder 24" Foundation 1'Retaining Wall to Top of Curb 2'-83 4 "Ground to Retaining Wall Top 3'-23 4 "Pole to Retaining Wall Top 8'Power Pole Underground 7'-6" 12'-6" 9'-10" e c n e F d r a y t r u o C e c n e F d r a y t r u o C Building Height @ 7'6" Away from Pole=0' Retaining Wall Height Relative to Pole Height @ 12'6" Away from Pole=0' Winder Winder l n m u o C 6 X 6 9'-4"Covered Patio to Slab 1 2" 5 51 2" 1'-8 3 4 " Ground : Y B D E K C E H C 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 GRAB BAR SCONCE OVEN COOKTOP COMBO REFRIGERATOR DBL DOOR DISHWASER DIVERTER/MIXING VALVE BATH FAUCET HAND HELD MODERN TOILET HAND HELD COMBO 1 REVISIONS 1 1 4"=1'0" ITEM03/19ELECTRICAL NOTES • 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 • • • • • • • MICROWAVE OUTLETS SHALL BE 20 AMP. SEPARATE • ATTIC LIGHT SWITCH BOX MOUNTED @ 84" A.F.F. • ATTIC LIGHT TO BE KEYLESS FIXTURE WITH INTEGRATED CONVENIENCE OUTLET LOCATED CONVENIENT TO ACCESS • • WASHER TO HAVE SEPARATE 20 AMP. DUPLEX OUTLET @ 44" A.F.F. • DRYER TO HAVE SEPARATE 220V 30 AMP. SINGLE OUTLET @ 44" • OUTLETS IN GARAGE TO BE GFI UNLESS NOTED FOR APPLIANCE. • ALL EXTERIOR OUTLETS TO BE GFI AND WEATHER PROTECTED • 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 • • • • 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 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 GROUND FAULT CIRCUIT INTERRUPTER 1 : Y B D E K C E H C REVISIONS Add Outdoor Sconce Add Outdoor Sconce Add Waterproof GFCI Add Outdoor Sconce Add Outdoor Sconce (1) Single Pole Add Waterproof GFCI Add 220V 1 ITEM03/20ITEM03/21