A.5 - 4010 Avenue G - Plans — original pdf

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Issue for Permit Drawings 11132019 AshcraftTu Garage Remodel Addition 4010 Avenue G. Austin, TX 78751 door 101a interior elevation 2 A5.1 symbol legend window 101 b1 keynote 2 1 5 partition type equipment plumbing height elevation vicinity map revision room detail building wall section Dining 101 1 3 1 3 A1.1 3 A1.1 XX.X FFE: Walkway (existing) 108'-9 12" elevation general notes code analysis site data project team drawing index t i m r e P 1 2 3 4 5 1 2 1 design A0.1 A0.2 A0.3 A1.0 A1.1 A1.2 A2.1 A3.1 A3.2 A3.3 A3.4 A4.1 A5.1 A6.1 A6.2 A7.1 A8.0 A8.1 Cover Page Existing Site Photos Existing Survey Site Plan First & Second Floor Plan Roof Plan First Floor RCP and Light Fixture Schedule Exterior Elevations Exterior Elevations Building Sections Building Sections Wall Sections Interior Elevations Details Interior Millwork Details Door Schedule & Window Types Finish Schedule Finish Floor Plan All work shall be performed in accordance with all applicable codes; regulations, ordinances and standards having jurisdiction. If there are any questions or conflicts concerning compliance with such codes, ordinances or standards, the contractor is responsible for notifying the designer before proceeding with the work in questions. All necessary permits, licenses, certificates, tests. Etc. shall be procured and paid for by the contractor (or owner if he designates). Refer to specification "General Conditions" section for clarifications on fee responsibilities. Contractor is responsible for checking all contract documents, field conditions and dimensions for accuracy and confirming that the work is buildable as shown and meets all applicable codes before proceeding with construction. If there are and questions regarding these or other coordination issues, the contractor is responsible for obtaining a clarification from the designer before proceeding with the work in question or related work. The contractor shall certify size and location of all required openings for structural, mechanical, electrical and plumbing work and equipment with trades involved. The general contractor and each subcontractor shall be responsible for checking existing conditions at the job site before submitting proposals. Submissions of proposals shall be taken as evidence that such inspections have been made. Claims for extra compensation for work that could have been foreseen by such inspection, whether shown on contract documents or not, shall not be accepted or paid. All materials furnished under this contract shall be new unless otherwise noted. All work shall be guaranteed against defective materials and workmanship for a period of one (1) year after the date of substantial completion or acceptance of the work. The contractor shall repair or replace, at his won expense when ordered to so, all work that may develop defects in material and workmanship within said period of time. All equipment shall be installed in accordance with manufacturer's published recommendations for service intended, as interpreted by the engineer. The installation of all equipment shall be made by experienced craftsmen in a neat, workmanlike manner. All materials, tools, costs and services necessary to completely install all mechanical, electrical, and plumbing work shall be provided by the contractor. Contractor shall be responsible for adequately bracing and protecting all work during construction against damage, collapse and misalignment according to applicable codes, standards, and good construction practices. Contractor shall take proper precautions to protect all existing operations and property adjacent, with which work comes in contact, or over or under which he may transport, hoist, or move materials, equipment, debris, etc. and shall repair satisfactorily all damages caused by him during construction. The contractor shall verify all coordinate sizes, locations and characteristics of all work and equipment to be furnished by the owner, or others with the manufacturer or supplier before any construction is begun. The contractor shall submit to the designer confirmations or orders, including delivery dates, for all materials and equipment whose timely delivery is required to avoid changes in the construction documents or in the construction schedule. The contractor must submit shop drawings to the designer for approval before proceeding with fabrication. The contractor remains responsible for details and accuracy, for confirming and correlating all quantities and dimensions, for selecting fabrication processes, for techniques or assembly, for performing the work in a safe manner, and for adhering to all applicable codes and standards. Location of all ceiling mounted items in the designer's construction documents have precedence over MEP drawings. Designer shall be notified of any conflicts prior to construction. It is the intent and meaning of the contract documents that the contractor shall provide a mechanical, electrical, and plumbing installation that is complete. All items and appurtenances necessary, reasonably incidental, or customarily included, even though each and every item is not specifically called out or shown in the construction documents shall be provided. Zoning: Land Use: Neighborhood: Watershed: FEMA Flood Plain: Overlays: TCAD Parcel: Min. Lot Size: Min. Lot Width: Max. Dwelling Units per Lot: Min. Setbacks: SF-3 Single Family Residential Hyde Park Urban No Hyde Park Residential Design Standards 214843 5,750 sqft 50 ft See Sect. 25-2-559 Front Yard: Street Side Yard: Int. side yard: Rear Yard: 25 ft 15 ft 5 ft Subchapter F: Article 2.4, 5 ft Max. Bldg. Height: Max. Bldg. Coverage Max. Impervious Cover: Site Area: Allowable Bldg Coverage (.4 FAR): Allowable Impervious Cover (45): 32 ft 40 45 6,499.75 sqft 2,599 sqft 2,924 sqft gross floor area Existing House: Existing Garage*: Existing Covered Porch*: First Floor Garage Addition: Second Floor Garage Addition: Subchapter F Exemption**: Total: *Excluded per Subchapter F: Article 3.3 **Excluded per Subchapter F: Article 3.3.2B 1,558 sqft 0 sqft 0 sqft 501 sqft 538 sqft -200 sqft 2,397 sqft impervious cover Site Area: Impervious Cover Allowable (45): Existing Buildings: TCAD- 6,499.75 sqft 2,924 sqft House: Porch: Garage: Existing Bldg Total: 1,558 sqft 144 sqft 450 sqft 2,152 sqft Existing Landscape: Landscape: Driveway: Gravel: Existing Landscape Total: 360 sqft 1,353 sqft 198 sqft 1,911 sqft architect Michael Hsu Office of Architecture 4910 Burnet Rd. Austin, TX 78756 t:512.706.4303 contact: Ken Johnson, johnson@hsuoffice.com Matt Sener, sener@hsuoffice.com owner Betsy Ashcraft & Larry Tu structural JM Engineering 2013 Wells Branch Parkway, Suite 117 Austin, Texas 78728 t: 512.614.0226 general contractor Melde Construction 1112 West Ave, Austin, TX 78701 t: 512.442.4479 project description applicable codes 2015 International Residential Code 2015 International Energy Conservation Code 2015 Fire Code *And all applicable City of Austin - Subchapter F: Residential Design and Compatibility Standards parking requirement required parking: provided parking: 2 spaces (in garage) 2 spaces New garage addition with new proposed second floor addition for a home office. Remove existing stone and gravel drive. New rear yard lawn and landscaping. structural S0.0 S1.0 S1.1 S2.0 S3.0 General Notes Foundation Plan Framing Plan Foundation Details Framing Details 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 17. 18. 19. 13. All MEP related items should be reviewed by the engineer and may be adjusted pending notice to and approval of the designer. 14. Written dimensions shall have precedence. Do not scale dimensions. If no dimension is listed, contact designer for clarification. 15. All work noted "N.I.C." or "Not in Contract" is to be accomplished by a contractor other then the general contractor and is not to be part of the construction agreement. 4010 Ave G. Austin, TX 78751 16. "Align" as used in these documents shall mean to accurately locate finish faces in the same plane. "Typical" or "Typ." as used in these documents shall mean that the condition is the same or representative for all similar conditions throughout, unless otherwise noted. "Similar" or "Sim." As used in these documents shall mean that the condition is similar to a condition detailed for another location. The contractor shall provide updated record documents of as-built conditions on-site when different from construction documents, and shall provide said documents to designer upon completion of construction. 20. This cover sheet is a master index. Not all symbolsitems will be included in drawings. 21. Do not disassemble this set or distribute partial sets to subcontractors. Cover sheet contains data pertaining to all sheets. 22. Refer to additional information for additional general notes, if any. Existing IC Total: Existing Bldg Total: Existing Landscape Total: Existing IC Total: 2,152 sqft 1,911 sqft 4,063 sqft (existing over IC max.) Proposed: 1,702 sqft* 0 sqft (non-conforming structure removed) Existing Buildings: Existing Garage: Existing Front Walk, Pavers, AC 162 sqft 120 sqft Driveway Ribbons: 538 sqft New Garage: 0 sqft (under overhang) New Wood Deck: New Wood Stairs: 0 sqft (under overhang) New Pavers: New Drive Ribbons: Covered Walkway Total: 40 sqft 60 sqft 162 sqft 2,784 sqft 2,924 sqft Building Cover Allowable (40): Existing: House: Garage: Covered Porch: Total: Proposed: 2,599 sqft 1,558 sqft 450 sqft 144 sqft 2,152 sqft Existing House: Existing Garage: Existing Covered Porch: New Garage: Garage Stairs: Covered Walkway 1,558 sqft 0 sqft (non-conforming structure removed) 144 sqft 538 sqft 0 sqft (under overhang) 162 sqft Total: 2,402 sqft 2,599 sqft FAR Allowable (40): Existing House: Existing Garage: Existing Porch: 1st Floor Addition: 2nd Floor Addition: Subchapter F Exemption**: Total: 2,599 sqft 1,558 sqft 0 sqft (non-conforming structure removed) 0 sqft* 501 sqft 538 sqft -200 sqft 2,397 sqft 2,599 sqft n ì Y m a e T n g s e D i m o c . e c i f f O u s H 3 0 3 4 . 6 0 7 ) 2 1 5 ( e c i f f O 6 5 7 8 7 s a x e T , n i t s u A d a o R t e n r u B 0 1 9 4 s n o i t c e r r o C t i m r e P - 9 1 0 2 v o N 3 1 e g a r a G u T t f a r c h s A Issue: j t c e o r P 1 2 n o i t a v o n e R . G e v A 0 1 0 4 1 5 7 8 7 , X T , n i t s u A t e S 13 May 2019 - Issue for Permit 26 July 2019 - Permit Corrections 13 Nov 2019 - Permit Corrections Drawing Title Cover Sheet Sheet A0.1 This drawings and all copyright therein are the sole and exclusive property of Michael Hsu Office of Architecture. Reproduction or use of this drawing in whole or in part by any means in any way whatsoever without the prior written consent of Michael Hsu Office of Architecture is strictly prohibited. Copyright © 2015 Michael Hsu Office of Architecture Scale:3 Garage Facing North West NTS Scale:2 Garage Facing North NTS Scale:1 View from Street NTS Scale:5 Garage Facing South East NTS Scale:4 Garage Facing South West NTS n ì Y m a e T n g s e D i m o c . e c i f f O u s H 3 0 3 4 . 6 0 7 ) 2 1 5 ( e c i f f O 6 5 7 8 7 s a x e T , n i t s u A d a o R t e n r u B 0 1 9 4 s n o i t c e r r o C t i m r e P - 9 1 0 2 v o N 3 1 e g a r a G u T t f a r c h s A Issue: j t c e o r P 1 2 n o i t a v o n e R . G e v A 0 1 0 4 1 5 7 8 7 , X T , n i t s u A t e S 13 May 2019 - Issue for Permit 26 July 2019 - Permit Corrections 13 Nov 2019 - Permit Corrections Drawing Title Existing Photos Sheet A0.2 This drawings and all copyright therein are the sole and exclusive property of Michael Hsu Office of Architecture. Reproduction or use of this drawing in whole or in part by any means in any way whatsoever without the prior written consent of Michael Hsu Office of Architecture is strictly prohibited. Copyright © 2015 Michael Hsu Office of Architecture n ì Y m a e T n g s e D i m o c . e c i f f O u s H 3 0 3 4 . 6 0 7 ) 2 1 5 ( e c i f f O 6 5 7 8 7 s a x e T , n i t s u A d a o R t e n r u B 0 1 9 4 s n o i t c e r r o C t i m r e P - 9 1 0 2 v o N 3 1 e g a r a G u T t f a r c h s A Issue: j t c e o r P 1 2 n o i t a v o n e R . G e v A 0 1 0 4 1 5 7 8 7 , X T , n i t s u A t e S 13 May 2019 - Issue for Permit 26 July 2019 - Permit Corrections 13 Nov 2019 - Permit Corrections Drawing Title Existing Survey Sheet A0.3 This drawings and all copyright therein are the sole and exclusive property of Michael Hsu Office of Architecture. Reproduction or use of this drawing in whole or in part by any means in any way whatsoever without the prior written consent of Michael Hsu Office of Architecture is strictly prohibited. Copyright © 2015 Michael Hsu Office of Architecture Scale:1 Existing Survey 1": 20' N N 27°39'42"E 49.88' 12' ALLEY 12' ALLEY material staging area spoils staging concrete washout area new gravel drive strips " 0 - ' 0 1 ) e n i l r e w o p ( 3'-0" 2'-0" 3'-0" 14'-0" Average Adj. Low Grade -0'-0" 10' rear yard setback EXISTING ONE-STORY GARAGE - 450 SF gravel " 0 - ' 0 1 ) e n i l r e w o p ( 10' rear yard setback gravel . ) ' 1 1 0 3 1 ( ' W " 4 2 2 3 ° 2 6 N k c a b t e s d r a y e d i s ' 5 ac 27" Pecan k c a b t e s d r a y e d i s ' 5 . ) ' 4 0 0 3 1 ( E " 4 0 3 3 ° 2 6 S ' ONE-STORY 4010 AVE G. existing covered porch 25' front yard setback 34" Tallow stone pavers n o b b i r e v i r d n o b b i r e v i r d e t e r c n o c e t e r c n o c concrete apron AVENUE G Scale:2 Existing Site Plan 116"=1'-0" N 27°39'42"E 49.88' portable toilet 2 dumpster location remove existing non-compliant garage new wood fence upon completion new covered walkway new pavers remove existing stone & gravel, shown dashed new wood deck existing gas meter to remain existing wood fence existing concrete drive ribbons " 0 - ' 6 3 new lawn proposed 1,039 SF garage 17'-51 2" Average Adj. High Grade -0'-0" ) ' 1 1 . 0 3 1 ( ' W " 4 2 2 3 ° 2 6 N k c a b t e s d r a y e d i s ' 5 ONE-STORY 4010 AVE G (NO WORK) 27" Pecan ac (NO WORK) k c a b t e s d r a y e d i s ' 5 ) ' 4 0 . 0 3 1 ( E " 4 0 3 3 ° 2 6 S ' " 4 - ' 5 G existing covered porch (NO WORK) 2'-0" 3'-0" 2'-0" 25' front yard setback 34" Tallow " 4 ' - 0 R 3 g n i t s i x e k l a w e t e r c n o c g n i t s i x e k l a w e t e r c n o c existing water meter to remain W AVENUE G (80' R.O.W) (80' R.O.W) existing concrete apron Scale:1 Proposed Site Plan 116"=1'-0" N n ì Y m a e T n g s e D i m o c . e c i f f O u s H 3 0 3 4 . 6 0 7 ) 2 1 5 ( e c i f f O 6 5 7 8 7 s a x e T , n i t s u A d a o R t e n r u B 0 1 9 4 s n o i t c e r r o C t i m r e P - 9 1 0 2 v o N 3 1 e g a r a G u T t f a r c h s A Issue: j t c e o r P 1 2 n o i t a v o n e R . G e v A 0 1 0 4 1 5 7 8 7 , X T , n i t s u A t e S 13 May 2019 - Issue for Permit 26 July 2019 - Permit Corrections 13 Nov 2019 - Permit Corrections Drawing Title Site Plan Sheet 2 A1.0 This drawings and all copyright therein are the sole and exclusive property of Michael Hsu Office of Architecture. Reproduction or use of this drawing in whole or in part by any means in any way whatsoever without the prior written consent of Michael Hsu Office of Architecture is strictly prohibited. Copyright © 2015 Michael Hsu Office of Architecture S 27°35'07"W (49.91') concrete sidewalk S 27°35'07"W (49.91') existing concrete sidewalk FLOOR PLAN GENERAL NOTES: FLOOR PLAN GENERAL NOTES: immediately. immediately. 1.The dimensions on this sheet are to face of stud andor masonry, centerline of columnbeam, and face of awning, unless noted otherwise. 1.The dimensions on this sheet are to face of stud andor masonry, centerline of columnbeam, and face of awning, unless noted otherwise. 2. GC to field verify all dimensions prior to construction andor installation of any equipment, accessories, etc. If a discrepancy is identified, please notify MHOA 2. GC to field verify all dimensions prior to construction andor installation of any equipment, accessories, etc. If a discrepancy is identified, please notify MHOA n ì Y 3. GC to verify final locations for fire extinguishers with fire marshal and architect prior to installation. 3. GC to verify final locations for fire extinguishers with fire marshal and architect prior to installation. 4. Refer to appropriate sheet andor schedule for additional informationdetail regarding items shown herein. 4. Refer to appropriate sheet andor schedule for additional informationdetail regarding items shown herein. 5. Do not scale the drawings. If a specific dimension is not given, contact MHOA for clarification. 5. Do not scale the drawings. If a specific dimension is not given, contact MHOA for clarification. 6. GC is responsible for protecting and repairing additional damage arising during both demolition phase and new construction phase on existing partitions, finishes, 6. GC is responsible for protecting and repairing additional damage arising during both demolition phase and new construction phase on existing partitions, finishes, 7. GC to provide portable fire extinguishers per International Fire Code Section 906 andor local fire code and coordinate a final review of counts and locations with 7. GC to provide portable fire extinguishers per International Fire Code Section 906 andor local fire code and coordinate a final review of counts and locations with 8. Refer to General Requirements for additional information associated with, but not limited to: submittals, shop drawings, samples, cutting and patching, 8. Refer to General Requirements for additional information associated with, but not limited to: submittals, shop drawings, samples, cutting and patching, and building elements that are to remain. and building elements that are to remain. the local fire marshalinspector. the local fire marshalinspector. coordination and staging, protection of work. coordination and staging, protection of work. S D " 7 H O S D " 7 H O SCHEDULE- INSULATION: Bath walls R-8 Sound Batt Ext Walls R-19 Open Cell Foam with 1" C.I. Roof R-38 Closed Cell Foam Note: provide fire blocking from wall top plate to under side of roof sheathing, or 1-hour assembly at roof underside. m a e T n g s e D i e g d i r f o o r f o e n i l 8:12 slope 8:12 slope standing seam metal roof 1'-6" OVERHANG S D e v a e e p o l s " 0 - ' 1 : " 4 1 1'-6" OVERHANG e v a e " 0 - ' 3 G N A H R E V O steel plate walkway cover 14":1'-0" slope Scale:1 Proposed Roof Plan 316"=1'-0" N m o c . e c i f f O u s H 3 0 3 4 . 6 0 7 ) 2 1 5 ( e c i f f O 6 5 7 8 7 s a x e T , n i t s u A d a o R t e n r u B 0 1 9 4 s n o i t c e r r o C t i m r e P - 9 1 0 2 v o N 3 1 e g a r a G u T t f a r c h s A Issue: j t c e o r P 1 2 n o i t a v o n e R . G e v A 0 1 0 4 1 5 7 8 7 , X T , n i t s u A t e S 13 May 2019 - Issue for Permit 26 July 2019 - Permit Corrections 13 Nov 2019 - Permit Corrections Drawing Title Roof Plan Sheet 2 A1.2 This drawings and all copyright therein are the sole and exclusive property of Michael Hsu Office of Architecture. Reproduction or use of this drawing in whole or in part by any means in any way whatsoever without the prior written consent of Michael Hsu Office of Architecture is strictly prohibited. Copyright © 2015 Michael Hsu Office of Architecture