D.6.1.a - 1806 Travis Heights Blvd - Updated Plans

Historic Landmark Commission – Oct. 26, 2020

D.6.1.a - 1806 Travis Heights Blvd - Updated Plans — original pdf

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1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H I J K L M N O P Q R 1806 TRAVIS HEIGHTS BLVD REMODEL/ADDITION LEGAL DESCRIPTION: LOT 11 BLK 21 TRAVIS HEIGHTS ZONING: SF-3-NP PROJECT SUMMARY: TOTAL SITE: 6,847 SF REMODEL AREA: ADDITION AREA: NEW DECK (100%): 1,160 SF 708 SF 721 SF ZONING: WATERSHED: FLOODPLAIN: SF-3-NP BLUNN CREEK NO BUILDING AREA BLDG COVERAGE: 1,160 SF 1,278 SF NEW BLDG CVRG: 18.67% ALLOWABLE FAR: 2,739 SF EXISTING FAR: EXISTING % FAR: 1,160 SF 16.94 % PROPOSED FAR: 1,868 SF PROPOSED % FAR: 27.28 % IMPERVIOUS COVER ALLOWABLE I.C: 3,081 SF EXISTING I.C. PROPOSED I.C. 2,502 SF 36.54% 2,601 SF 37.98 % EXISTNG FOOTRPINT: 1,160 SF ADTL. FOOTPRINT: 118 SF CONC. DRIVE/STAIRS: 636 SF NEW DECK 754SF@50% 377 SF SET STONE WALL/EDGE 192 SF EXISTING CONC. WALL 100 SF 2 AC PADS: 18 SF NEW IMPERVOUS: 2,601 SF NOTES: SHEET INDEX: 00 LOCATION/SUMMARY RENDERINGS 01 SP1 EXIST/NEW SITEPLAN SP2 SITE AREA TOTALS SP3 FRONT YARD TOTALS A.1.0 DEMO PLAN A1.1 FLOOR PLANS ROOF PLAN A1.2 A1.3 FLOORING A1.4 CEILING MTRLS A1.5 LIGHTING POWER A1.6 A1.7 HVAC WINDOWS A1.8 A1.9 DOORS A2.1 EXTERIOR ELEVS A2.2 EXTERIOR ELEVS A3.1 INTERIOR ELEVS A3.2 INTERIOR ELEVS A3.3 INTERIOR ELEVS A3.4 INTERIOR ELEVS A3.4 INTERIOR ELEVS A4,1 DETAILS S0.0 STRUCTURAL NOTES S1.0 FOUNDATION S1.1 2ND/ROOF FRAMING S2 DORMER FRAMING S3.0 FRAMING DETAILS S4.0 ROOF DETAILS S4.1 TRUSS DETAILS S5.0 BRACING/DECKING S5.1 HEADER/STUD DTILS GENERAL CONTRACTOR NOTES: THE GENERAL CONTRACTOR (GC) SHALL FULLY COMPLY WITH THE LOCAL GOVERNING CODES, INCLUDING ALL ADDITIONAL STATE AND LOCAL CODE REQUIREMENTS. THE GC SHALL ASSUME FULL RESPONSIBILITY FOR ANY WORK KNOWINGLY PERFORMED CONTRARY TO SUCH LAWS, ORDINANCES, & REGULATIONS. THE GC SHALL ALSO PERFORM COORDINATION WITH ALL UTILITIES AND STATE SERVICE AUTHORITIES. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. THE GC SHALL FAMILIARIZE THEMSELF WITH THE CONSTRUCTION DOCUMENTS AND NOTIFY THIS OFFICE OF ANY DISCREPENCY THAT THEY MAY IDENTIFY OR ANY ITEM NEEDING FURTHER ATTENTION. DIMENSIONS SHOWN ARE TO FACE OF FINISHED MATERIALS. THE GC SHALL VERIFY AND IS RESPONSIBLE FOR ALL DIMENSIONS (INCLUDING ROUGH OPENINGS) AND CONDITIONS ON THE JOB AND MUST NOTIFY THIS OFFICE OF ANY VARIATIONS FROM THESE DRAWINGS. THE GC IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC, AND ELECTRICAL SYSTEMS. THE GC SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CD'S. ANY DEFECT OR DISCREPENCY FOUND WITH THE CD'S SHALL BE BROUGT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE PRIOR TO PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND LIABILITY FROM SUCH DEFECT UPON THE GC. SAFETY GLAZING: ALL HAZARDOUS GLASS MUST BE IN ACCORDANCE WITH 2015 IRC SECTION R308.4. (NOTED LOCATIONS: GLASS IN DOORS, WINDOWS 24" OR LESS FROM DOOR JAMB, GLAZING LESS THAN 5'-0" ABOVE TUB FLOOR, AND SHOWER OR TUB ENCLOSURES. SMOKE DETECTOR SYSTEM: GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT TO BE EQUIPPED WITH AN APPROVED SMOKE DETECTOR SYSTEM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R314. GENERAL CONTRACTOR SHALL VERIFY FOR SMOKE DETECTORS TO BE LOCATED AT LEAST 36" AWAY FROM HORIZONTAL PATH OF MECHANICAL AIR FLOW. PER NFPA 72 CHAPTER 11. CARBON MONOXIDE ALARM: THE GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT BE EQUIPPED WITH AN APPROVED CARBON MONOXIDE ALARM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R315. INSTALL POLYISOCYANURATE FOAM TYPE INSUATION - OR EQUIVALENT - AT FLOOR AND PLATE LINES, OPENINGS IN PLATES, CORNER STUD CAVITIES AND AROUND DOOR AND WINDOW ROUGH OPENING CAVITIES. WATERPROOF ALL WATER/SPLASH AREAS TO A MINIMUM OF 60" ABOVE FINISHED FLOOR. INSULATE MEP LINES FOR SOUND CONTROL. EXHAUST ALL VENTS AND FANS DIRECTLY OUTSIDE VIA METAL DUCTS. ALL LANDSCAPING TO PROMOTE DRAINAGE AWAY FROM THE STRUCTURE & FOUNDATION. PROVIDE SILT FENCING AND/OR MULCH SOCKS AT PERIMETER OF SITE. PROJECT TEAM: OWNERS: KATHERINE & NORMAN TALIAFERRO CONTACT: 913.940.2843 katherine@denpg.com DESIGN: BEN MAY DESIGN 512.507.4664 ben@benmaydeisgn.com ARCHITECT: BR ARCHITECT PLLC ROEL BAZAN 512.791.2986 roelbazan48@gmail.com STRUCTURAL ENGINEER: HOLLINGSWORTH-PACK CONTACT: CHRIS HEWITT chris@holl-pack.com 512.275.6060 GENERAL CONTRACTOR: JV GENERAL CARPENTRY JUAN VARELA 512.576.4006 jvgeneralcarpentry@yahoo.com PRICING SET © BEN MAY DESIGN 2020 NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 10 / 15 / 20 SCALE SHEET NAME 00 5 8 9 588.00' 588.00' PAVER WALKWAY 862 SF ENTRY& FINISHED FLOOR ELEVATION: 589.00' P O R B U I L T I D I N G O N 1 L L I I N E N E 587.50' 587.00' 5 8 8 5 8 7 585.75' 5 8 6 5 8 5 585.00' 584.50' 5/8" GRAVEL 262 SF LANSCAPED BED 585.50' 215 SF NEW 2ND FLOOR UNDER SAME ROOF 590 SF 1ST FLOOR FOOTPRINT 1278 SF 584.50' NEW WOOD DECK - 751 SF (376 SF @ 50%) 583.50' 582.00' P O R P O R T I O N T I O N 2 1 585.00' PAVER WALKWAY LANDSCAPED BED 56 SF 587.50' 583.50' 5/8" GRAVEL 391 SF 585.75' 585.50' MULCH BED 36 SF 585.00' 5 8 5 5 8 4 583.50' 5 8 3 5 . 582.00' 581.00' 5 8 2 590.75' 5 9 0 5 9 0 590.00' LANDSCAPED BED 230 SF 5/8" LIMESTONE GRAVEL 100 SF 5 8 9 5 8 8 5 8 7 5 8 6 GRASSY AREA 872 SF LANDSCAPE BED 40 SF EXISTING CONCRETE DRIVE 215 SF SITE SUMMARY SCALE: 1" = 10'-0" 5 8 4 5 8 3 GRASSY AREA 786 SF P O R P O R T I T I O N 3 O N 2 NEW CONCRETE DRIVE & STAIRS 436 SF 5/8" GRAVEL 195 SF 5 8 2 N L A B C D E F G H I J K M N O P Q R LOCATION MAP SCALE: N/A N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H I J K L M N O P Q R 1806 TRAVIS HEIGHTS BLVD REMODEL/ADDITION LEGAL DESCRIPTION: LOT 11 BLK 21 TRAVIS HEIGHTS ZONING: SF-3-NP PROJECT SUMMARY: TOTAL SITE: 6,847 SF REMODEL AREA: ADDITION AREA: NEW DECK (100%): 1,160 SF 708 SF 721 SF ZONING: WATERSHED: FLOODPLAIN: SF-3-NP BLUNN CREEK NO BUILDING AREA BLDG COVERAGE: 1,160 SF 1,278 SF NEW BLDG CVRG: 18.67% ALLOWABLE FAR: 2,739 SF EXISTING FAR: EXISTING % FAR: 1,160 SF 16.94 % PROPOSED FAR: 1,868 SF PROPOSED % FAR: 27.28 % IMPERVIOUS COVER ALLOWABLE I.C: 3,081 SF EXISTING I.C. PROPOSED I.C. 2,502 SF 36.54% 2,601 SF 37.98 % EXISTNG FOOTRPINT: 1,160 SF ADTL. FOOTPRINT: 118 SF CONC. DRIVE/STAIRS: 636 SF NEW DECK 754SF@50% 377 SF SET STONE WALL/EDGE 192 SF EXISTING CONC. WALL 100 SF 2 AC PADS: 18 SF NEW IMPERVOUS: 2,601 SF NOTES: SHEET INDEX: 00 LOCATION/SUMMARY 01 RENDERINGS SP1 EXIST/NEW SITEPLAN SP2 SITE AREA TOTALS SP3 FRONT YARD TOTALS A.1.0 DEMO PLAN A1.1 FLOOR PLANS ROOF PLAN A1.2 A1.3 FLOORING A1.4 CEILING MTRLS A1.5 LIGHTING POWER A1.6 A1.7 HVAC WINDOWS A1.8 A1.9 DOORS A2.1 EXTERIOR ELEVS A2.2 EXTERIOR ELEVS A3.1 INTERIOR ELEVS A3.2 INTERIOR ELEVS A3.3 INTERIOR ELEVS A3.4 INTERIOR ELEVS A3.4 INTERIOR ELEVS A4,1 DETAILS S0.0 STRUCTURAL NOTES S1.0 FOUNDATION S1.1 2ND/ROOF FRAMING S2 DORMER FRAMING S3.0 FRAMING DETAILS S4.0 ROOF DETAILS S4.1 TRUSS DETAILS S5.0 BRACING/DECKING S5.1 HEADER/STUD DTILS GENERAL CONTRACTOR NOTES: THE GENERAL CONTRACTOR (GC) SHALL FULLY COMPLY WITH THE LOCAL GOVERNING CODES, INCLUDING ALL ADDITIONAL STATE AND LOCAL CODE REQUIREMENTS. THE GC SHALL ASSUME FULL RESPONSIBILITY FOR ANY WORK KNOWINGLY PERFORMED CONTRARY TO SUCH LAWS, ORDINANCES, & REGULATIONS. THE GC SHALL ALSO PERFORM COORDINATION WITH ALL UTILITIES AND STATE SERVICE AUTHORITIES. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. THE GC SHALL FAMILIARIZE THEMSELF WITH THE CONSTRUCTION DOCUMENTS AND NOTIFY THIS OFFICE OF ANY DISCREPENCY THAT THEY MAY IDENTIFY OR ANY ITEM NEEDING FURTHER ATTENTION. DIMENSIONS SHOWN ARE TO FACE OF FINISHED MATERIALS. THE GC SHALL VERIFY AND IS RESPONSIBLE FOR ALL DIMENSIONS (INCLUDING ROUGH OPENINGS) AND CONDITIONS ON THE JOB AND MUST NOTIFY THIS OFFICE OF ANY VARIATIONS FROM THESE DRAWINGS. THE GC IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC, AND ELECTRICAL SYSTEMS. THE GC SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CD'S. ANY DEFECT OR DISCREPENCY FOUND WITH THE CD'S SHALL BE BROUGT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE PRIOR TO PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND LIABILITY FROM SUCH DEFECT UPON THE GC. SAFETY GLAZING: ALL HAZARDOUS GLASS MUST BE IN ACCORDANCE WITH 2015 IRC SECTION R308.4. (NOTED LOCATIONS: GLASS IN DOORS, WINDOWS 24" OR LESS FROM DOOR JAMB, GLAZING LESS THAN 5'-0" ABOVE TUB FLOOR, AND SHOWER OR TUB ENCLOSURES. SMOKE DETECTOR SYSTEM: GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT TO BE EQUIPPED WITH AN APPROVED SMOKE DETECTOR SYSTEM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R314. GENERAL CONTRACTOR SHALL VERIFY FOR SMOKE DETECTORS TO BE LOCATED AT LEAST 36" AWAY FROM HORIZONTAL PATH OF MECHANICAL AIR FLOW. PER NFPA 72 CHAPTER 11. CARBON MONOXIDE ALARM: THE GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT BE EQUIPPED WITH AN APPROVED CARBON MONOXIDE ALARM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R315. INSTALL POLYISOCYANURATE FOAM TYPE INSUATION - OR EQUIVALENT - AT FLOOR AND PLATE LINES, OPENINGS IN PLATES, CORNER STUD CAVITIES AND AROUND DOOR AND WINDOW ROUGH OPENING CAVITIES. WATERPROOF ALL WATER/SPLASH AREAS TO A MINIMUM OF 60" ABOVE FINISHED FLOOR. INSULATE MEP LINES FOR SOUND CONTROL. EXHAUST ALL VENTS AND FANS DIRECTLY OUTSIDE VIA METAL DUCTS. ALL LANDSCAPING TO PROMOTE DRAINAGE AWAY FROM THE STRUCTURE & FOUNDATION. PROVIDE SILT FENCING AND/OR MULCH SOCKS AT PERIMETER OF SITE. PROJECT TEAM: OWNERS: KATHERINE & NORMAN TALIAFERRO CONTACT: 913.940.2843 katherine@denpg.com DESIGN: BEN MAY DESIGN 512.507.4664 ben@benmaydeisgn.com ARCHITECT: BR ARCHITECT PLLC ROEL BAZAN 512.791.2986 roelbazan48@gmail.com STRUCTURAL ENGINEER: HOLLINGSWORTH-PACK CONTACT: CHRIS HEWITT chris@holl-pack.com 512.275.6060 GENERAL CONTRACTOR: JV GENERAL CARPENTRY JUAN VARELA 512.576.4006 jvgeneralcarpentry@yahoo.com PRICING SET © BEN MAY DESIGN 2020 NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 10 / 15 / 20 SCALE SHEET NAME 01 A B C D E F G H I J K L M N O P Q R A B C D E F G H I J K L M N O P Q R EXISTING NON-PROTECTED 14" CEDAR EXISTING NON-PROTECTED 12" CEDAR N59 59 30 W - 139.37' (140') 8 ' - 6 " 2 ' - 6 " 6'-8" 2 ' - 1 1 " I R E G O N S H A T C H E D I D E M O L S H / R E M O V E I W N D O W S R E M O V E / R E P L A C E N O R T H I R E B U L D 3 " T O W A L L A N D P O R T I O N O F R E M O V E T H S I P L A N S A S P E R N E W E N T R Y I R E B U L D B A C K I W N D O W S B A C K I D E M O L S H / R E M O V E EXISTING NON-PROTECTED 16" TREE T O W E S T + 6 ' - 0 " F U R T H E R W E S T E R N W A L L R E B U L D I F R A M N G I I E X S T I N G S T U D I D E M O L S H / R E M O V E EXISTING NON-PROTECTED 17" TREE TO REMAIN ORIGINAL OH ELEC SERVICE (RELOCATE) ORIG. GAS METER (RELOCATE) GRASSY AREA T I N G E C L H E V I C E R E E X I S O / S GRASSY AREA EXISTING CONCRETE WALK TO BE REMOVED 298 SF S 1 8 2 4 3 E X I S T I 2 E - N G 5 0 . 0 A L L 0 ' ( 5 0 ' ) E Y EXISTING CONCRETE DRIVE 363 SF GRASSY AREA GRASSY AREA I W N D O W S R E M O V E / R E P L A C E I E X S T I N G I W N D O W S R E M O V E / I N F L L I S 1 8 4 1 4 4 W - 4 9 . 9 7 ' ( 5 0 ' ) T R A V I S H E I E X I S T I N G S I D E W A L K G H T S B L V D EXISTING CREPE MYRTLES EXISTING CONCRETE WALK TO BE REMOVED 197 SF EXISTING CONCRETE STOOP & STAIRS 84 SF EXISTING CONCRETE DRIVE 400 SF 1 EXISTING SITE PLAN SCALE: 1/8" = 1'-0" S60 00 00 E - 139.62' (140') NEW 8' TALL PRIVACY FENCE ALONG SIDES AND BACK OF SITE (1"x6" CEDAR w/ 1/2" GAP) 590.75' 590.00' LANDSCAPED BEDS 5' SIDE SETBACK 33'-6" VISITABLE ENTRY APPROACH MAX 1:12 SLOPE AT RAMP EXISTING NON-PROTECTED 14" CEDAR 588.00' 39'-113 4" D R A N I L A N D S C A P E 4 ' - 5 " 588.00' B O R D E R S & S T A R S ) I ( S T O N E P A V E R G R A V E L W A L K W A Y 5 / 8 " L I M E S T O N E 4 ' - 0 " 2 ' - 0 " NEW GAS METER EXISTING NON-PROTECTED 12" CEDAR 2 / A2.2 40'-0" N59 59 30 W - 139.37' (140') 585.75' EXTEND BACK 6'-0" LANDSCAPE CURTAIN DRAIN TO COLLECT AND ROUTE STORMWATER TOWARDS BACK YARD AC PAD AC PAD 5' SIDE SETBACK EXISTING NON-CONCOMPLYING ENCROACHMENT OF SOUTH WALL (TO REMAIN) EXISTING 1-STORY FRAMED RESIDENCE NEW 2ND-STORY ADDITION UNDER EXISTING 12:12 ROOF EXISTING FOOTPRINT: 1160 SF UPDATED FOOTRPINT: 1278 SF FLOOR ELEV. 589.00' ( + 4 3 S F ) A T B A C K E N T R Y E X P A N D O U T 5 ' - 2 " 585.50' RELOCATE ELEC PANEL (BURY LINE) ( + 7 5 S F ) A T M A S T E R B E D E X P A N D O U T HOSE BIBB 584.50' ORIGINAL OH ELEC SERVICE ORIG. GAS METER 585.00' P O R P O R T I O N T I O N 2 1 NEW 5/4" x 6" WRAPAROUND CEDAR DECK & STAIRS (CLEAR STAIN - NATURAL FINISH) 589.00' 4'-0" A C C E S S S T O R A G E U N D E R - D E C K 5/8" LIMESTONE GRAVEL WALKWAY (LANDSCAPED STONE BORDERS - DRYSET) 584.50' P O R P O R T I T I O N 3 O N 2 10'-0" EXISTING NON-PROTECTED 16" TREE (WRAP DECK AROUND - MIN. 1" GAP AT TRUNK - OR REMOVE TO AVOID FUTURE DAMAGE FROM ROOTS) EXISTING ELEC POLE S 1 8 2 4 3 E X I S T I E D G E O F 2 E - 5 0 . A S P H A L T - F I N G 0 0 E L D ' ( 5 V E R I F Y 0 ' ) A S P H A L T 24'-1" 10'-0" 585.00' 584.50' EXISTING NON-PROTECTED 17" TREE (SURROUND TREE WITH PROTECTIVE FENCING AT LINE OF FULL CRZ - 17'R) ADD 6" MULCH WITHIN FULL CRZ DURING CONSTRUCTION P O R P O R T I T I O N 3 O N 2 1 0 ' R E A R S E T B A C K GRASSY AREA 1 / A 2 . 2 583.50' 582.00' SPOILS STAGING 8 ' - 6 " 1 PARKING SPACE AT REAR CONCRETE DRIVE 462 SF 17'-6" DUMPSTER LOCATION L A N D S C A P E D B E D 1 / A 2 . 1 NEW ENTRY w/ VISITABLE APPROACH (MAX 1/2" RISE AT ENTRY THRESHOLD) 589.00' P O R B U I L T I D I N G O N 1 L L I I N E N E HOSE BIBB 587.50' DECK F.F. 987.50' I D R A N B E L O W L A N D S C A P E 5 8 9 0 0 . ' ( I C L E A R S T A N - N A T U R A L F I N I S H ) I L A N D N G / D E C K / S T A R S I W E S T E R N R E D C E D A R W R A P A R O U N D N E W 5 / 4 " x 6 " 587.00' B O R D E R S & S T A R S ) I ( L A N D S C A P E D S T O N E P A V E R G R A V E L W A L K W A Y 5 / 8 " L I M E S T O N E LANDSCAPED BEDS 587.50' 5' SIDE SETBACK UNDER-DECK 583.50' STORAGE ACCESS 5 ' - 3 " 5' SIDE SETBACK 6 ' - 0 " 5 ' - 0 " PULL UP EXISTING PAVING REPLACE WITH 5/8" LIMESTONE GRAVEL WALKWAY (LANDSCAPED STONE BORDERS - DRYSET) 585.50' S60 00 00 E - 139.62' (140') 585.00' 2 / A2.1 LANDSCAPE CURTAIN DRAIN TO COLLECT AND ROUTE STORMWATER TOWARDS 583.50' LANDSCAPED BEDS AT BACK OF SITE NEW 8' TALL PRIVACY FENCE ALONG SIDES AND BACK OF SITE (1"x6" CEDAR w/ 1/2" GAP) 582.00' 581.00' GAS LINE EXISTING WATER LINE GRASSY AREA NEW 48" GATE NEW PAVER APPROACH WALKWAY (MAX 1/4" RISE VARIATION) 590.00' S 1 8 4 1 4 4 W - 4 9 . 9 7 ' ( 5 0 ' ) T R A V I S H E I E X I S T I N G S I D E W A L K G H T S B L V D GRASSY AREA EXISTING CREPE MYRTLES 1 PARKING SPACE AT FRONT PARKING DRIVE 215 SF MATERIAL STAGING 17'-6" 2 5 ' F R O N T S E T B A C K NEW 42" GATE B O R D E R S - D R Y S E T ) ( L A N D S C A P E D S T O N E G R A V E L W A L K W A Y 5 / 8 " L I M E S T O N E NEW 5'-0" GATE 8 ' - 6 " 585.75' WOOD PRIVACY FENCE ALONG SIDES AND BACK OF SITE (1"x6" CEDAR w/ 1/2" GAP) DRIVEWAY ESM'T AGREEMENT V. 9584, P. 389 2 NEW SITE PLAN SCALE: 1/8" = 1'-0" A L L E Y EXPANSION JOINT IN CONCRETE AT PROPERTY LINE NEW CONCRETE DRIVE APPROACH EXTENDED UP TO EDGE OF EXISTING ASPHALT ALLEY COORDINATE/ VERIFY w/ CoA PUBLIC WORKS N NOTES: 1806 TRAVIS HEIGHTS BLVD REMODEL/ADDITION GENERAL NOTES: HIGH PERFORMANCE WINDOWS: New Glazing to achieve Austin Energy Code requirements: U-Value of 0.35 / SHGC Factor of 0.25. INSULATION: New Walls: Minimum of R19 New Roof: Minimum of R38. Floor Insulation: Minimum or R13. SAFETY GLAZING: Safety Glazing to be installed as per IRC section R308.4. (Noted locations: glass in doors, windows 24" or less from a door jamb, glazing less than 5’-0" above tub floor if applicable, and at tub/shower enclosures.) SMOKE DETECTOR SYSTEM: General Contractor is responsible that the dwelling unit to be equipped with an APPROVED SMOKE DETECTOR system at corresponding locations, in accordance with 2015 IRC Section R314. General Contractor to verify Smoke Detectors are located at least 36” away from horizontal path of mechanical air flow. Per 2007 NFPA 72 Chapter 11. CARBON MONOXIDE ALARM: General Contractor is responsible that the dwelling unit to be equipped with an Approved CARBON MONOXIDE ALARM at corresponding locations, in accordance with 2015 IRC Section R315. VISITABILITY NOTES: EXTERIOR ROUTE: POINT OF ORIGIN: FRONT SIDEWALK ELEVATION 590'-0" VISITABLE ENTRANCE: FRONT ENTRY DOOR LANDING ELEV: 589'-0" (MIN. 32" CLEAR WIDTH) 2) BEVELED THRESHOLD w/ 1/2" MAX RISE (SEE DETAIL BELOW) INTERIOR COMPLIANCE: BATHROOM ROUTE: KITCHEN, BEDROOMS. FRONT ENTRY DOOR TO BATH 1, FRONT LIVING/DINING, AND 1) MINIMUM CLEAR WIDTH OF 32". 2) THRESHOLDS AND TRANSITIONS TO BE RAMPED OR BEVELED. VISITABLE BATHROOM: 1) MINIMUM CLEAR OPENING OF 30" AT DOOR. 2) LATERAL 2"x6" WOOD BLOCKING SHALL BE INSTALLED FLUSH WITH STUD EDGES OF BATHROOM WALLS. CENTERLINE OF BLOCK AT 34" A/F/F/ EXCEPT FOR PORTION OF THE WALL LOCATED DIRECTLY BEHIND THE LAVATORY. ELECTRICAL: 1) LIGHT SWITCHES AND ENVIRONMENTAL CONTROLS NO HIGHER THAN 48" ABOVE FINISHED FLOOR LEVEL. (TO TOP OF DEVICE/SWITCH) 2)OUTLETS AND RECEPTICALS MINIMUM OF 15" ABOVE INTERIOR FLOOR LEVEL EXCEPT FOR FLOOR OUTLETS. TYPICAL VISITABLE THRESHOLD CoA DETAIL: CI2013-0002 N VISITABLE ROUTE: WALK FROM FRONT SIDEWALK TO FRONT DOOR: 70'-0" LENGTH MAX. SLOPE 1:12 / 8.3% VISITABLE DOORWAY: 1) 36" WIDE x 6'-8" TALL DOOR 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H I J K L M N O P Q R PROJECT TEAM: OWNERS: KATHERINE & NORMAN TALIAFERRO CONTACT: 913.940.2843 katherine@denpg.com DESIGN: BEN MAY DESIGN 512.507.4664 ben@benmaydeisgn.com ARCHITECT: BR ARCHITECT PLLC ROEL BAZAN 512.791.2986 roelbazan48@gmail.com STRUCTURAL ENGINEER: HOLLINGSWORTH-PACK CONTACT: CHRIS HEWITT chris@holl-pack.com 512.275.6060 GENERAL CONTRACTOR: JV GENERAL CARPENTRY JUAN VARELA 512.576.4006 jvgeneralcarpentry@yahoo.com PRICING SET © BEN MAY DESIGN 2020 NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 10 / 15 / 20 SCALE SHEET NAME SP1 GENERAL CONTRACTOR NOTES: THE GENERAL CONTRACTOR (GC) SHALL FULLY COMPLY WITH THE LOCAL GOVERNING CODES, INCLUDING ALL ADDITIONAL STATE AND LOCAL CODE REQUIREMENTS. THE GC SHALL ASSUME FULL RESPONSIBILITY FOR ANY WORK KNOWINGLY PERFORMED CONTRARY TO SUCH LAWS, ORDINANCES, & REGULATIONS. THE GC SHALL ALSO PERFORM COORDINATION WITH ALL UTILITIES AND STATE SERVICE AUTHORITIES. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. THE GC SHALL FAMILIARIZE THEMSELF WITH THE CONSTRUCTION DOCUMENTS AND NOTIFY THIS OFFICE OF ANY DISCREPENCY THAT THEY MAY IDENTIFY OR ANY ITEM NEEDING FURTHER ATTENTION. DIMENSIONS SHOWN ARE TO FACE OF FINISHED MATERIALS. THE GC SHALL VERIFY AND IS RESPONSIBLE FOR ALL DIMENSIONS (INCLUDING ROUGH OPENINGS) AND CONDITIONS ON THE JOB AND MUST NOTIFY THIS OFFICE OF ANY VARIATIONS FROM THESE DRAWINGS. THE GC IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC, AND ELECTRICAL SYSTEMS. THE GC SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CD'S. ANY DEFECT OR DISCREPENCY FOUND WITH THE CD'S SHALL BE BROUGT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE PRIOR TO PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND LIABILITY FROM SUCH DEFECT UPON THE GC. SAFETY GLAZING: ALL HAZARDOUS GLASS MUST BE IN ACCORDANCE WITH 2015 IRC SECTION R308.4. (NOTED LOCATIONS: GLASS IN DOORS, WINDOWS 24" OR LESS FROM DOOR JAMB, GLAZING LESS THAN 5'-0" ABOVE TUB FLOOR, AND SHOWER OR TUB ENCLOSURES. SMOKE DETECTOR SYSTEM: GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT TO BE EQUIPPED WITH AN APPROVED SMOKE DETECTOR SYSTEM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R314. GENERAL CONTRACTOR SHALL VERIFY FOR SMOKE DETECTORS TO BE LOCATED AT LEAST 36" AWAY FROM HORIZONTAL PATH OF MECHANICAL AIR FLOW. PER NFPA 72 CHAPTER 11. CARBON MONOXIDE ALARM: THE GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT BE EQUIPPED WITH AN APPROVED CARBON MONOXIDE ALARM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R315. INSTALL POLYISOCYANURATE FOAM TYPE INSUATION - OR EQUIVALENT - AT FLOOR AND PLATE LINES, OPENINGS IN PLATES, CORNER STUD CAVITIES AND AROUND DOOR AND WINDOW ROUGH OPENING CAVITIES. WATERPROOF ALL WATER/SPLASH AREAS TO A MINIMUM OF 60" ABOVE FINISHED FLOOR. INSULATE MEP LINES FOR SOUND CONTROL. EXHAUST ALL VENTS AND FANS DIRECTLY OUTSIDE VIA METAL DUCTS. ALL LANDSCAPING TO PROMOTE DRAINAGE AWAY FROM THE STRUCTURE & FOUNDATION. PROVIDE SILT FENCING AND/OR MULCH SOCKS AT PERIMETER OF SITE. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H I J K L M N O P Q R NOTES: 590.75' 590.00' GRASS/PLANTERS 225 SF 5' SIDE SETBACK 33'-6" 39'-113 4" N59 59 30 W - 139.37' (140') 585.75' STEPS 5 SF 40'-0" SET LIMESTONE 24'-1" 10'-0" 585.00' 584.50' SET LIMESTONE STEPS 8 SF 5/8" LIMESTONE GRAVEL 248 SF AC PADS 18 SF LANSCAPED BED 215 SF 585.50' 5' SIDE SETBACK 588.00' 588.00' 587.50' SET LIMESTONE STEPS/PLANTERS 44 SF PAVERS 345 SF NEW 2ND FLOOR UNDER SAME ROOF 590 SF 1ST FLOOR FOOTPRINT 1278 SF T R A V I S H E I E X I S T I N G S I D E W A L K G H T S B L V D CUT LIMESTONE EDGE PAVERS 135 SF TOTAL LIMESTONE SET STEPS 18 SF S 1 8 4 1 4 4 W - 4 9 . 9 7 ' ( 5 0 ' ) 5/8" LIMESTONE GRAVEL WALK 93 SF GRASS/TURF/ PLANTED AREA 860 SF 2 5 ' F R O N T S E T B A C K 1806 TRAVIS HEIGHTS BLVD REMODEL/ADDITION PROJECT SUMMARY: TOTAL SITE: 6,847 SF REMODEL AREA: ADDITION AREA: NEW DECK (100%): 1,160 SF 708 SF 721 SF ZONING: WATERSHED: FLOODPLAIN: SF-3-NP BLUNN CREEK NO BUILDING AREA BLDG COVERAGE: 1,160 SF 1,278 SF NEW BLDG CVRG: 18.67% ALLOWABLE FAR: 2,739 SF EXISTING FAR: EXISTING % FAR: 1,160 SF 16.94 % PROPOSED FAR: 1,868 SF PROPOSED % FAR: 27.28 % IMPERVIOUS COVER ALLOWABLE I.C: 3,081 SF EXISTING I.C. PROPOSED I.C. 2,502 SF 36.54% 2,601 SF 37.98 % EXISTNG FOOTRPINT: 1,160 SF ADTL. FOOTPRINT: 118 SF CONC. DRIVE/STAIRS: 636 SF NEW DECK 754SF@50% 377 SF SET STONE WALL/EDGE 192 SF EXISTING CONC. WALL 100 SF 2 AC PADS: 18 SF NEW IMPERVOUS: 2,601 SF S 1 8 2 4 3 2 E - E X I S T I N G A S 5 0 . 0 0 ' ( 5 0 ' ) P H A L T A L L E Y GRASSY AREA 786 SF 584.50' 1 0 ' R E A R S E T B A C K WOOD DECK (BACK & SIDE) 578 SF @ 50% 289 SF 583.50' 585.00' 5/8" LIMESTONE GRAVEL (BACK & SIDE) 344 SF PLANTER 16 SF 583.50' 5 ' - 3 " 583.50' 582.00' DRYSTACKED/SET CUT LIMESTONE 75 SF TOTAL NEW CONCRETE DRIVE & STAIRS 436 SF 5' SIDE SETBACK 5 ' - 0 " 5/8" GRAVEL 195 SF 582.00' 581.00' LIMESTONE SET STEPS 12 SF 8 8 S F 1 7 6 S F @ 5 0 % L A N D N G I F R O N T D E C K / 587.00' 5/8" LIMESTONE GRAVEL WALK 238 SF 587.50' EXISTING CONC. DRIVE 200 SF 5' SIDE SETBACK 585.75' 585.50' S60 00 00 E - 139.62' (140') 585.00' EXISTING CONC. WALL 100 SF DRIVEWAY ESM'T AGREEMENT V. 9584, P. 389 GRASS/ PLANTER 38 SF LIMESTONE SET STEPS 18 SF SET LIMESTONE STEPS 12 SF 1 NEW SITE PLAN - PERVIOUS / IMPERVIOUS COVER SCALE: 1/8" = 1'-0" N PRICING SET © BEN MAY DESIGN 2020 PROJECT TEAM: OWNERS: KATHERINE & NORMAN TALIAFERRO CONTACT: 913.940.2843 katherine@denpg.com DESIGN: BEN MAY DESIGN 512.507.4664 ben@benmaydeisgn.com ARCHITECT: BR ARCHITECT PLLC ROEL BAZAN 512.791.2986 roelbazan48@gmail.com STRUCTURAL ENGINEER: HOLLINGSWORTH-PACK CONTACT: CHRIS HEWITT chris@holl-pack.com 512.275.6060 GENERAL CONTRACTOR: JV GENERAL CARPENTRY JUAN VARELA 512.576.4006 jvgeneralcarpentry@yahoo.com NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 10 / 15 / 20 SCALE SHEET NAME SP2 GENERAL CONTRACTOR NOTES: THE GENERAL CONTRACTOR (GC) SHALL FULLY COMPLY WITH THE LOCAL GOVERNING CODES, INCLUDING ALL ADDITIONAL STATE AND LOCAL CODE REQUIREMENTS. THE GC SHALL ASSUME FULL RESPONSIBILITY FOR ANY WORK KNOWINGLY PERFORMED CONTRARY TO SUCH LAWS, ORDINANCES, & REGULATIONS. THE GC SHALL ALSO PERFORM COORDINATION WITH ALL UTILITIES AND STATE SERVICE AUTHORITIES. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. THE GC SHALL FAMILIARIZE THEMSELF WITH THE CONSTRUCTION DOCUMENTS AND NOTIFY THIS OFFICE OF ANY DISCREPENCY THAT THEY MAY IDENTIFY OR ANY ITEM NEEDING FURTHER ATTENTION. DIMENSIONS SHOWN ARE TO FACE OF FINISHED MATERIALS. THE GC SHALL VERIFY AND IS RESPONSIBLE FOR ALL DIMENSIONS (INCLUDING ROUGH OPENINGS) AND CONDITIONS ON THE JOB AND MUST NOTIFY THIS OFFICE OF ANY VARIATIONS FROM THESE DRAWINGS. THE GC IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC, AND ELECTRICAL SYSTEMS. THE GC SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CD'S. ANY DEFECT OR DISCREPENCY FOUND WITH THE CD'S SHALL BE BROUGT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE PRIOR TO PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND LIABILITY FROM SUCH DEFECT UPON THE GC. SAFETY GLAZING: ALL HAZARDOUS GLASS MUST BE IN ACCORDANCE WITH 2015 IRC SECTION R308.4. (NOTED LOCATIONS: GLASS IN DOORS, WINDOWS 24" OR LESS FROM DOOR JAMB, GLAZING LESS THAN 5'-0" ABOVE TUB FLOOR, AND SHOWER OR TUB ENCLOSURES. SMOKE DETECTOR SYSTEM: GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT TO BE EQUIPPED WITH AN APPROVED SMOKE DETECTOR SYSTEM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R314. GENERAL CONTRACTOR SHALL VERIFY FOR SMOKE DETECTORS TO BE LOCATED AT LEAST 36" AWAY FROM HORIZONTAL PATH OF MECHANICAL AIR FLOW. PER NFPA 72 CHAPTER 11. CARBON MONOXIDE ALARM: THE GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT BE EQUIPPED WITH AN APPROVED CARBON MONOXIDE ALARM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R315. INSTALL POLYISOCYANURATE FOAM TYPE INSUATION - OR EQUIVALENT - AT FLOOR AND PLATE LINES, OPENINGS IN PLATES, CORNER STUD CAVITIES AND AROUND DOOR AND WINDOW ROUGH OPENING CAVITIES. WATERPROOF ALL WATER/SPLASH AREAS TO A MINIMUM OF 60" ABOVE FINISHED FLOOR. INSULATE MEP LINES FOR SOUND CONTROL. EXHAUST ALL VENTS AND FANS DIRECTLY OUTSIDE VIA METAL DUCTS. ALL LANDSCAPING TO PROMOTE DRAINAGE AWAY FROM THE STRUCTURE & FOUNDATION. PROVIDE SILT FENCING AND/OR MULCH SOCKS AT PERIMETER OF SITE. A B C D E F G H I J K L M N O P Q R 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H I J K L M N O P Q R NOTES: SET LIMESTONE STEPS/PLANTERS 44 SF PAVERS 345 SF 5/8" LIMESTONE GRAVEL WALK 38 SF FRONT DECK/ LANDING 176 SF @ 50% 88 SF 5/8" LIMESTONE GRAVEL WALK 238 SF GRASS/TURF/ PLANTED AREA 860 SF GRASS/TURF 225 SF CUT LIMESTONE EDGE PAVERS 218 SF TOTAL 5/8" LIMESTONE GRAVEL WALK 93 SF LIMESTONE SET STEPS 18 SF LIMESTONE SET STEPS 18 SF GRASS/TURF 38 SF LIMESTONE SET STEPS 12 SF EXISTING CONC. WALL 100 SF EXISTING CONC. DRIVE 200 SF 1806 TRAVIS HEIGHTS BLVD REMODEL/ADDITION FRONT YARD SUMMARY: TOTAL FRONT YARD: 2,626 SF 40% ALLOWABLE IMPERVIOUS COVER: 1,050 SF PERVIOUS COVER: GRASS/TURF AREA: 1,126 SF STONE PAVERS: 345 SF LIMESTONE EDGE: 218 SF GRAVEL WALKS: 369 SF TOTAL PERVIOUS: 2,146 SF IMPERVIOUS COVER: EXISTING DRIVE: 200 SF EXIST. CONC. WALL: 100 SF SET LIMESTONE STEPS: 92 SF FRONT DECK: @ 50% 88 SF TOTAL IMPERVIOUS: 480 SF TOTAL I.C.% 18% 1 FRONT YARD LAYOUT SCALE: 1/4" = 1'-0" N A B C D E F G H I J K L M N O P Q R PROJECT TEAM: OWNERS: KATHERINE & NORMAN TALIAFERRO CONTACT: 913.940.2843 katherine@denpg.com DESIGN: BEN MAY DESIGN 512.507.4664 ben@benmaydeisgn.com ARCHITECT: BR ARCHITECT PLLC ROEL BAZAN 512.791.2986 roelbazan48@gmail.com STRUCTURAL ENGINEER: HOLLINGSWORTH-PACK CONTACT: CHRIS HEWITT chris@holl-pack.com 512.275.6060 GENERAL CONTRACTOR: JV GENERAL CARPENTRY JUAN VARELA 512.576.4006 jvgeneralcarpentry@yahoo.com PRICING SET © BEN MAY DESIGN 2020 NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 10 / 15 / 20 SCALE SHEET NAME SP3 GENERAL CONTRACTOR NOTES: THE GENERAL CONTRACTOR (GC) SHALL FULLY COMPLY WITH THE LOCAL GOVERNING CODES, INCLUDING ALL ADDITIONAL STATE AND LOCAL CODE REQUIREMENTS. THE GC SHALL ASSUME FULL RESPONSIBILITY FOR ANY WORK KNOWINGLY PERFORMED CONTRARY TO SUCH LAWS, ORDINANCES, & REGULATIONS. THE GC SHALL ALSO PERFORM COORDINATION WITH ALL UTILITIES AND STATE SERVICE AUTHORITIES. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. THE GC SHALL FAMILIARIZE THEMSELF WITH THE CONSTRUCTION DOCUMENTS AND NOTIFY THIS OFFICE OF ANY DISCREPENCY THAT THEY MAY IDENTIFY OR ANY ITEM NEEDING FURTHER ATTENTION. DIMENSIONS SHOWN ARE TO FACE OF FINISHED MATERIALS. THE GC SHALL VERIFY AND IS RESPONSIBLE FOR ALL DIMENSIONS (INCLUDING ROUGH OPENINGS) AND CONDITIONS ON THE JOB AND MUST NOTIFY THIS OFFICE OF ANY VARIATIONS FROM THESE DRAWINGS. THE GC IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC, AND ELECTRICAL SYSTEMS. THE GC SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CD'S. ANY DEFECT OR DISCREPENCY FOUND WITH THE CD'S SHALL BE BROUGT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE PRIOR TO PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND LIABILITY FROM SUCH DEFECT UPON THE GC. SAFETY GLAZING: ALL HAZARDOUS GLASS MUST BE IN ACCORDANCE WITH 2015 IRC SECTION R308.4. (NOTED LOCATIONS: GLASS IN DOORS, WINDOWS 24" OR LESS FROM DOOR JAMB, GLAZING LESS THAN 5'-0" ABOVE TUB FLOOR, AND SHOWER OR TUB ENCLOSURES. SMOKE DETECTOR SYSTEM: GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT TO BE EQUIPPED WITH AN APPROVED SMOKE DETECTOR SYSTEM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R314. GENERAL CONTRACTOR SHALL VERIFY FOR SMOKE DETECTORS TO BE LOCATED AT LEAST 36" AWAY FROM HORIZONTAL PATH OF MECHANICAL AIR FLOW. PER NFPA 72 CHAPTER 11. CARBON MONOXIDE ALARM: THE GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT BE EQUIPPED WITH AN APPROVED CARBON MONOXIDE ALARM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R315. INSTALL POLYISOCYANURATE FOAM TYPE INSUATION - OR EQUIVALENT - AT FLOOR AND PLATE LINES, OPENINGS IN PLATES, CORNER STUD CAVITIES AND AROUND DOOR AND WINDOW ROUGH OPENING CAVITIES. WATERPROOF ALL WATER/SPLASH AREAS TO A MINIMUM OF 60" ABOVE FINISHED FLOOR. INSULATE MEP LINES FOR SOUND CONTROL. EXHAUST ALL VENTS AND FANS DIRECTLY OUTSIDE VIA METAL DUCTS. ALL LANDSCAPING TO PROMOTE DRAINAGE AWAY FROM THE STRUCTURE & FOUNDATION. PROVIDE SILT FENCING AND/OR MULCH SOCKS AT PERIMETER OF SITE. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 A B C D E F G H I J K L M N O P Q R NOTES: 32'-0" MAX. HEIGHT NO GABLE ENCROACHMENT ON NORTH SIDE SETBACK TENT EXISTING GABLE ENCROAHMENT AT PORTION 1 - SEE 1/A2.2 - (7'-8" TOTAL LENGTH) HEIGHT: 608.50' I L L A W R O R E T X E F O E N L I EXISTING ASPHALT SHINGLE ROOF ASR SSR SIDING AT NEW DORMER SDNG EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" STN MATCH EXISTING ASPHALT SHINGLE ROOF MATCH EXISTING ASPHALT SHINGLE ROOF STN UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" " 0 - ' 5 1 588.00' AT BUILDING LINE (PORTION 1) (HIGH SIDE) PLNTR " 0 - ' 1 589.00' PLNTR STC DK1 1 EXISTING/NEW FRONT ELEVATION SCALE: 1/4" = 1'-0" STC DK1 RL1 COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') 587.50' EXTEND EXISTING CHIMNEY UP TO MINIMUM OF 24" ABOVE ROOF OF DORMER STANDING SEAM AT NEW DORMERS SSR NO GABLE ENCROACHMENT ON NORTH SIDE SETBACK TENT EXISTING ASPHALT SHINGLE ROOF EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" SIDING AT NEW DORMERS SSR SD1 DORMER PLATE HEIGHT 18'-3" MATCH EXISTING ASPHALT SHINGLE ROOF STN STC MATCH EXISTING ASPHALT SHINGLE ROOF MATCH EXISTING ASPHALT SHINGLE ROOF NEW STUCCO OVER EXISTING - TYPICAL - VERIFY SIZE & LOCATION OF STUCCO EXPANSION JOINTS AWNING OVER KITCHEN WINDOW SSR NEW STUCCO OVER EXISTING BRICK - TYPICAL - DK1 RL1 SD1 RL1 589.00' 587.50' AT BUILDING LINE (PORTION 1) (LOW SIDE) STN1 GRAVEL WALK WITH CUT STONE STEPS 2 UPDATED SIDE (NORTH) ELEVATION SCALE: 1/4" = 1'-0" NEW CEDAR WOOD DECK AND SCREENING FOR UNDER-DECK STORAGE 583.50' AT PORTION 1-2 40' INTERVAL EXISTING REAR GABLE RIDGE HEIGHT TO REMAIN 16'-0" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') YARD ABOVE/BEYOND PARKING A B C D E F G H I J K L M N O P Q R MATERIAL NOTES EXTERIOR FINISHES: ** ALL EXPOSED WOOD TO BE CLEAR HEART NO.2 OR BETTER (KILN DRIED TO 16-18%) CNC CONCRETE DRIVE/STAIRS SALTED NON-SLIP FINISH DK1 5/4" x 6" WR CEDAR DECKING w GAP (CLEAR SEALER - NATURAL FINISH) ASR ASPHALT SHINGLE ROOF (MATCH EXISTING) SSR STANDING SEAM METAL (1" SEAM - CHARCOAL) STC NEW STUCCO EXTERIOR (TYPICAL 3-COAT - HAND-TROULED) STN EXISTING EXTERIOR STONE TO BE WHITE-WASHED/ SLURRY-COATED SD1 LAP-SIDING MATCH EXISTING AND/OR REPLACE WITH EQUIVALENT (PAINTED - COLOR TBD) RL1 1/2" x 3" FLATBAR STEEL VERTICAL POSTS w/ 1/2" x 1/2" SQUARE BAR TACK-WELDED TO OUTSIDE OF FLATBAR POSTS (RE: STRUCTURAL/MAX. 4" OPENING) WD1 1"x10" WOOD SOFFIT (EXISTING - MATCH) PAINT-GRADE PINE/FIR (REPAIR OR REPLACE AS NEEDED) (REPLACEMENT/NEW SOFFIT MATERIAL LOCATED WITHIN THE SETBACK TO BE 1HR FIRE RATED ASSEMBLY/MATERIAL) WD2 1"x4" HANDRAIL TOPPER VG/CLEAR HEART WESTERN RED CEDAR (CLEAR COAT SEALER - NATURAL FINISH) STN1 CUT STONE WALKS/STAIRS (FLAGSTONE/LEUTERS/PAVERS) PLNTR LANDSCAPED BEDS 12" CUT LIMESTONE CAPS w/ DRYSTACK CUT STONE TO MATCH EXISTING - (MORTAR AT BACK OF COURSE IF NEEDED - PROVIDE ADEQUATE WEEP AND DRAINAGE) CASE TRIM: 1x4 TO MATCH SIDING (PAINT TO MATCH) CASE TOP ACCENT TRIM: DOUBLE STEPPED CROWN CAP (1x2 + RIPPED 1x4 STEPPED CASE CAPS or ALTERNATE CAP PROFILE TBD WITH OWNER) SILLS/STOOLS: 2x THICKNESS w 1x4 APRON SLOPE AWAY FROM WINDOW (PAINT TO MATCH) FLASH ALL WINDOWS/DOORS AS PER MANUFACTURER SPECS. GUTTERS: 5K-STYLE METAL GUTTERS w/ ROUND DOWNSPOUTS AS SHOWN ON ROOF PLAN (A1.2) (BRONZE TO MATCH WINDOWS) PROJECT TEAM: OWNERS: KATHERINE & NORMAN TALIAFERRO CONTACT: 913.940.2843 katherine@denpg.com DESIGN: BEN MAY DESIGN 512.507.4664 ben@benmaydeisgn.com ARCHITECT: BR ARCHITECT PLLC ROEL BAZAN 512.791.2986 roelbazan48@gmail.com STRUCTURAL ENGINEER: HOLLINGSWORTH-PACK CONTACT: CHRIS HEWITT chris@holl-pack.com 512.275.6060 GENERAL CONTRACTOR: JV GENERAL CARPENTRY JUAN VARELA 512.576.4006 jvgeneralcarpentry@yahoo.com PRICING SET © BEN MAY DESIGN 2020 NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 10 / 15 / 20 SCALE SHEET NAME A2.1 GENERAL CONTRACTOR NOTES: THE GENERAL CONTRACTOR (GC) SHALL FULLY COMPLY WITH THE LOCAL GOVERNING CODES, INCLUDING ALL ADDITIONAL STATE AND LOCAL CODE REQUIREMENTS. THE GC SHALL ASSUME FULL RESPONSIBILITY FOR ANY WORK KNOWINGLY PERFORMED CONTRARY TO SUCH LAWS, ORDINANCES, & REGULATIONS. THE GC SHALL ALSO PERFORM COORDINATION WITH ALL UTILITIES AND STATE SERVICE AUTHORITIES. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. THE GC SHALL FAMILIARIZE THEMSELF WITH THE CONSTRUCTION DOCUMENTS AND NOTIFY THIS OFFICE OF ANY DISCREPENCY THAT THEY MAY IDENTIFY OR ANY ITEM NEEDING FURTHER ATTENTION. DIMENSIONS SHOWN ARE TO FACE OF FINISHED MATERIALS. THE GC SHALL VERIFY AND IS RESPONSIBLE FOR ALL DIMENSIONS (INCLUDING ROUGH OPENINGS) AND CONDITIONS ON THE JOB AND MUST NOTIFY THIS OFFICE OF ANY VARIATIONS FROM THESE DRAWINGS. THE GC IS RESPONSIBLE FOR THE DESIGN AND PROPER FUNCTION OF PLUMBING, HVAC, AND ELECTRICAL SYSTEMS. THE GC SHALL NOTIFY THIS OFFICE WITH ANY PLAN CHANGES REQUIRED FOR DESIGN AND FUNCTION OF PLUMBING, HVAC AND ELECTRICAL SYSTEMS. THIS OFFICE SHALL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS AND METHODS, ACTS OR OMISSIONS OF THE CONTRACTOR OR SUBCONTRACTOR, OR FAILURE OF ANY OF THEM TO CARRY OUT WORK IN ACCORDANCE WITH THE CD'S. ANY DEFECT OR DISCREPENCY FOUND WITH THE CD'S SHALL BE BROUGT TO THE ATTENTION OF THIS OFFICE BY WRITTEN NOTICE PRIOR TO PROCEEDING WITH WORK. REASONABLE TIME NOT ALLOWED THIS OFFICE TO CORRECT THE DEFECT SHALL PLACE THE BURDEN OF COST AND LIABILITY FROM SUCH DEFECT UPON THE GC. SAFETY GLAZING: ALL HAZARDOUS GLASS MUST BE IN ACCORDANCE WITH 2015 IRC SECTION R308.4. (NOTED LOCATIONS: GLASS IN DOORS, WINDOWS 24" OR LESS FROM DOOR JAMB, GLAZING LESS THAN 5'-0" ABOVE TUB FLOOR, AND SHOWER OR TUB ENCLOSURES. SMOKE DETECTOR SYSTEM: GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT TO BE EQUIPPED WITH AN APPROVED SMOKE DETECTOR SYSTEM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R314. GENERAL CONTRACTOR SHALL VERIFY FOR SMOKE DETECTORS TO BE LOCATED AT LEAST 36" AWAY FROM HORIZONTAL PATH OF MECHANICAL AIR FLOW. PER NFPA 72 CHAPTER 11. CARBON MONOXIDE ALARM: THE GENERAL CONTRACTOR IS RESPONSIBLE THAT THE DWELLING UNIT BE EQUIPPED WITH AN APPROVED CARBON MONOXIDE ALARM AT CORRESPONDING LOCATIONS, IN ACCORDANCE WITH 2015 IRC SECTION R315. INSTALL POLYISOCYANURATE FOAM TYPE INSUATION - OR EQUIVALENT - AT FLOOR AND PLATE LINES, OPENINGS IN PLATES, CORNER STUD CAVITIES AND AROUND DOOR AND WINDOW ROUGH OPENING CAVITIES. WATERPROOF ALL WATER/SPLASH AREAS TO A MINIMUM OF 60" ABOVE FINISHED FLOOR. INSULATE MEP LINES FOR SOUND CONTROL. EXHAUST ALL VENTS AND FANS DIRECTLY OUTSIDE VIA METAL DUCTS. ALL LANDSCAPING TO PROMOTE DRAINAGE AWAY FROM THE STRUCTURE & FOUNDATION. PROVIDE SILT FENCING AND/OR MULCH SOCKS AT PERIMETER OF SITE.