D.5.1 - 1806 Travis Heights - Revised 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 MASONRY NOTE: the National Park Service publishes Preservation Briefs that give advice for different historic building types and materials. Reference: Preservation Brief 1: Cleaning and Water-Repellent Treatments for Historic Masonry Buildings Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings to learn about best practices for dealing with masonry issues. 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 DEMO PLAN A.1.0 FLOOR PLANS A1.1 ROOF PLAN A1.2 FLOORING A1.3 A1.4 CEILING MTRLS LIGHTING A1.5 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. 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 LOCATION MAP SCALE: N/A N NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME 00 © BEN MAY DESIGN 2020 A B C D E F G H I J K 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 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 DEMO PLAN A.1.0 FLOOR PLANS A1.1 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 ROOF DETAILS S4.0 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: NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME 01 © BEN MAY DESIGN 2020 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 E X I S T I 2 4 3 2 E - N G 5 0 . A 0 0 L L ' ( 5 E Y 0 ' ) EXISTING CONCRETE DRIVE 363 SF GRASSY AREA S 1 8 4 1 4 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 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') EXISTING NON-PROTECTED 12" CEDAR 2 / A2.2 40'-0" N59 59 30 W - 139.37' (140') 585.75' EXTEND BACK 6'-0" 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 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) 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 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 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' NEW 8' TALL PRIVACY FENCE ALONG SIDES AND BACK OF SITE (1"x6" CEDAR w/ 1/2" GAP) 590.75' 590.00' CITY ROW GAS LINE LANDSCAPED BEDS 5' SIDE SETBACK 33'-6" VISITABLE ENTRY APPROACH MAX 1:12 SLOPE AT RAMP EXISTING WATER LINE SEE 6/A4.1 FOR ROW PAVER INFO SEE 5/A4.1 FOR SITE PAVER INFO 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 ' ) GRASSY AREA 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: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME SP1 © BEN MAY DESIGN 2020 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: 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 PROJECT TEAM: CITY ROW SEE 6/A4.1 FOR ROW PAVER INFO 590.75' 590.00' GRASS/PLANTERS 225 SF 5' SIDE SETBACK 33'-6" 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 SEE 5/A4.1 FOR SITE PAVER INFO 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 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 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 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 X I S T I N G A S E - 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' 1 NEW SITE PLAN - PERVIOUS / IMPERVIOUS COVER SCALE: 1/8" = 1'-0" N 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME SP2 © BEN MAY DESIGN 2020 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 R O F 1 . 4 A / 5 E E S O F N I R E V A P E T I S 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: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME SP3 © BEN MAY DESIGN 2020 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: ** SAVE ALL USABLE MATERIAL - INCLUDING CABINETS, DOORS, FRAMING, WINDOWS, COUNTERS, FIXTURES, AND EQUIPMENT. ** ALLOW OWNER OPPORTUNITY TO ASSESS DEMO/REMOVED MATERIAL PRIOR TO THROWING AWAY OR DISPOSING OF. ** VERIFY ALL GAS LOCATIONS PRIOR TO DEMO ** PROVIDE TEMPORARY BRACING AS NEEDED (RE: STRUCTURAL) ** STACK MATERIAL NEATLY IN AN ORGANIZED MANNER. ** CLEAN UP / STRAIGHTEN SITE AT END OF EACH WORK DAY. G N I T S X E I D E T C E T O R P - N O N E E R T " 7 1 I N A M E R O T DEMOLISH/REMOVE EXISTING STUD FRAMING REBUILD WESTERN WALL +6'-0" FURTHER TO WEST Y S S A R G A E R A I L A N G R O I C E L E H O I E C V R E S ) E T A C O L E R ( S A G . I G R O R E T E M ) E T A C O L E R ( DEMOLISH/REMOVE BACK WINDOWS REBUILD BACK ENTRY AS PER NEW PLANS REMOVE THIS PORTION OF WALL AND REBUILD 3" TO NORTH G N I T S X E I D E T C E T O R P - N O N E E R T " 6 1 8'-6" 2'-6" 2'-11" " 8 - ' 6 DEMOLISH/REMOVE HATCHED REGIONS REMOVE/REPLACE WINDOWS REMOVE/INFILL EXISTING WINDOWS REMOVE/REPLACE WINDOWS G N I T S X E I E T E R C N O C & P O O T S I S R A T S F S 4 8 K L A W E T E R C N O C G N I T S X E I D E V O M E R E B O T F S 7 9 1 1 1ST FLOOR PLAN :: EXISTING / DEMO SCALE: 1/4" = 1'-0" 1257 SF N PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A1.0 © BEN MAY DESIGN 2020 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: S T U O P S N W O D D N A S R E T T U G L A T E M E Z N O R B I M A E S G N D N A T S H C T A M O T I S G N N W A & S R E M R O D NEW ADDITION EAVE TO HAVE MINIMUM 1HR FIRE RATING WITHIN SETBACK (MATCH TYPICAL EAVE AESTHETIC) EXISTING NON-COMPLYING ROOFLINE TO REMAIN 19-6" TO TOP OF SOUTHERN SECONDARY RIDGE 23'-0" TO TOP OF MAIN RIDGE 15'-6" TO TOP OF MASTER RIDGE (EXTEND BACK - CONVERT HIP TO GABLE) 1" STANDING SEAM AT NEW AWNINGS GUTTERS: 5K-STYLE METAL GUTTERS w/ ROUND DOWNSPOUTS (BRONZE TO MATCH WINDOWS) S T U O P S N W O D D N A S R E T T U G L A T E M E Z N O R B I M A E S G N D N A T S H C T A M O T I S G N N W A & S R E M R O D 12:12 TYPICAL 12:12 TYPICAL DOWN SPOUT 13'-6" TO BOTTOM OF LAUNDRY RIDGE (CONVERT HIP TO GABLE) DOWN SPOUT ASHPALT SHINGLES FIELD DETERMINE PITCH AS NEEDED FOR CLEARANCE S R E T T U G L A T E M E Z N O R B BACK DOOR BELOW 12:12 TYPICAL 12:12 TYPICAL DOWN SPOUT ASHPALT SHINGLES 12:12 TYPICAL NEW 1" STANDING SEAM 4:12 ROOF PITCH ASHPALT SHINGLES AT MAIN ROOF FIELDS DOWN SPOUT 23'-0" TO TOP OF MAIN RIDGE NEW 1" STANDING SEAM 3:12 ROOF PITCH 19'-0" TO TOP OF SECONDARY RIDGE ASHPALT SHINGLES 12:12 TYPICAL 12:12 TYPICAL DOWN SPOUT DOWN SPOUT 12:12 TYPICAL DOWN SPOUT S R E T T U G L A T E M E Z N O R B 5' SIDE SETBACK 16'-0"" TO TOP OF ENTRY RIDGE PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A1.2 © BEN MAY DESIGN 2020 2 ROOF SITE SCALE: 1/8" = 1'-0" 1 ROOF PLAN SCALE: 1/4" = 1'-0" N 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: WOOD FLOORING (DIRECTION INDICATED) BEDROOM CARPET MASTER/GUEST BATH TILE PANTRY/LAUNDRY TILE NEW WOOD FLOORS TO MATCH NEW WOOD FLOORS TO MATCH FLR1 POWDER TILE FLR3 1-1 8" PLY DECKING (3/4" MIN) BED 1 FLR1 1-1 8" PLY DECKING (3/4" MIN) UPSTAIRS BATH FLR3 / T3 1-1 8" PLY DECKING (3/4" MIN) INTEGRATE DRAIN TO COURSE OUT WITH TILE FLOOR (or CENTER WITHIN TILE) REFINISH EXISTING FLR1 HALL FLR1 BED 2 FLR1 OPEN TO BELOW 1-1 8" PLY DECKING (3/4" MIN) FLR1 HANDPAINTED CONCRETE TILE (CONTINUE INTO SHOWER & TOILET - NO THRESHHOLD) (SEAL - MATTE FINISH) MASTER TILE FLR3 LAUNDRY FLR4 PROJECT TEAM: OWNERS: 2 2ND FLOOR MATERIALS SCALE: 1/4" = 1'-0" 594 SF 1 1ST FLOOR MATERIALS SCALE: 1/4" = 1'-0" 1278 SF N A B C D E F G H I J K L M N O P Q R 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A1.3 © BEN MAY DESIGN 2020 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: 14 15 16 18 19 20 21 34 35 36 13 12 11 3 6 5 4 9 10 11 12 13 1 1 2 10 8 9 8A 8B 7 6 5 4 2 1 1ST FLOOR LOCATIONS SCALE: 1/16" = 1'-0" 33 32 31 30 23 20 22 21 19 17 18 29 15 14 16 37 38 25 26 27 28 24 2 2ND FLOOR LOCATIONS SCALE: 1/16" = 1'-0" WINDOW SCHEDULE Type Mark Location Width Height Sill Height Tempered SHGC U-Value Comments AWNING MASTER BATH 1' - 6" 6' - 6" A.F.F. 1 2 3 4 5 6 7 8A 8B 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 DOUBLE HUNG DOUBLE HUNG FRONT ENTRY FRONT ENTRY DOUBLE HUNG E WALL LIVING DOUBLE HUNG N WALL LIVING DOUBLE HUNG N WALL LIVING DOUBLE HUNG N WALL LIVING DOUBLE-HUNG DOUBLE-HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG DOUBLE HUNG KITCHEN KITCHEN PANTRY MASTER BEDROOM MASTER BEDROOM MASTER BEDROOM MASTER BEDROOM DOUBLE HUNG MASTER BEDROOM FIXED FIXED FIXED SHOWER MASTER CLOSET MASTER CLOSET AWNING BATHROOM DOUBLE HUNG FOYER GABLE DOUBLE HUNG AWNING AWNING AWNING FIXED FIXED FIXED FIXED FIXED FIXED FIXED FIXED DOUBLE HUNG DOUBLE HUNG UPSTAIRS TOILET CLOSET BEDROOM 1 CLOSET UPPER HALL BEDROOM 2 BEDROOM 2 BEDROOM 2 BEDROOM 2 UPPER BATH UPPER BATH BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 BEDROOM 1 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 0" 2' - 0" 3' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 0" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 0" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 6' - 0" 2' - 6" 6' - 8" 6' - 8" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 3' - 0" 3' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 5' - 0" 2' - 6" 2' - 6" 2' - 6" 2' - 6" 3' - 6" 2' - 0" 2' - 0" 2' - 0" 2' - 0" 5' - 0" 2' - 0" 2' - 0" 2' - 0" 2' - 0" 4 - 6" 4 - 6" 3' - 6" 3' - 6" 0' - 0" A.F.F. 0' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 3' - 6" A.F.F. 3' - 6" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 2' - 0" A.F.F. 4' - 6" A.F.F. 4' - 6" A.F.F. 4' - 6" A.F.F. 4' - 6" A.F.F. 9' - 0" A.F.F. 5' - 6" A.F.F. 5' - 6" A.F.F. 5' - 6" A.F.F. 5' - 6" A.F.F. 3' - 6" A.F.F. 5' - 6" A.F.F. 5' - 6" A.F.F. 5' - 6" A.F.F. 5' - 6" A.F.F. 1' - 0" A.F.F. 1' - 0" A.F.F. 3' - 2" A.F.F. 3' - 2" A.F.F. X X X X X X X X X X X X X X X X X X X X X 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 0.35 ** TEMPER ALL UNITS AS PER IRC 2015 ** ** VERIFY FIRE / EGRESS CLEARANCES AND OPENINGS PRIOR TO ORDERING ** ** ENSURE ADEQUATE WATERPROOFING FOR UNITS PLACED AT FINISHED FLOOR LEVEL ** 24" ROUND MIN. REPLACE VENT CAN BE SINGLE-PANE IF DESIRED CAN BE SINGLE-PANE IF DESIRED KOLBE & KOLBE WINDOWS ULTRA SERIES - TRADITIONAL (WOOD + ALUM CLAD.) EXTERIOR: COAL BLACK or LUNAR - VERIFY w OWNER FLUOROPOLYMER COLOR DIVIDED LITES: 5/8" BEVELED GLAZING BEADS: BEVELED HARDWARE: OIL RUBBED (RUSTIC UMBER ALTERNATE) INTERIOR FINISH: PAINTED INTERIOR - BRIGHT WHITE (or WHITE w EXPOSED GRAIN) SCREENS: BETTERVUE FLEXSCREEN ALTERNATE INTERIOR FINISH: PINE WITH (BRIGHT WHITE PAINTED) DIVIDED LITES: 5/8" PUTTY ALTERNATE: SIERRA PACIFIC ALUMINUM CLAD WOOD EXTERIOR: BATTLESHIP GRAY or BRONZE - VERIFY w OWNER COLOR STAY COLLECTION EXTERIOR TRIM: SEE MATERIAL NOTES - VERIFY w OWNER INTERIOR FINISH: PAINTED INTERIOR - ULTRA-COAT WHITE INTERIOR TRIM: SEE MATERIAL NOTES - VERIFY w OWNER HARDWARE: MATTE BLACK 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.) SECOND FLOOR WINDOWS: Any operable window with a sill height less than 24" must be equipped with window guards or window opening control devices (WOCDs) that comply with ASTM F2090-17. The WOCD must limit the initial opening of the window to no more than 4 inches, but must also be releasable with no more than 15 pounds of force to open more fully with two single actions or one dual action and must reset automatically once closed. The intent of this later provision is to permit windows that are equipped with WOCDs to also be used to meet the EERO requirements of the 2018 IRC. FLUTED or ETCHED GLASS FLUTED or ETCHED GLASS FLUTED or ETCHED GLASS FLUTED or ETCHED GLASS PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A1.8 © BEN MAY DESIGN 2020 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 NOTES: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 14 15 16 18 19 20 21 34 35 36 13 12 11 3 6 5 4 9 10 11 12 13 1 1 2 10 8 9 8A 8B 7 6 5 4 2 33 32 31 30 23 20 22 21 19 17 18 29 15 14 16 37 38 25 26 27 28 24 2 2ND FLOOR LOCATIONS SCALE: 1/16" = 1'-0" DOOR SCHEDULE Mark Type Location Width Height Description SC / HC Comments WOOD w GLASS LITE MAIN ENTRY at STAIRS SEE ELEVATIONS DUTCH w SMALL UPPER LITE SEE ELEVATIONS (MATCH ADJACENT) SEE ELEVATIONS (MATCH ADJACENT) TEMPERED TEMPERED TEMPERED TEMPERED EXTERIOR 1 2 3 4 INTERIOR 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 WOOD w GLASS LITE LIVING ROOM WOOD w GLASS LITE MASTER BED ENTRY WOOD w GLASS LITE BACK DECK ENTRY 3-Panel Intr Pocket MASTER BATH 3-Panel Interior MASTER BEDROOM 3-Panel Interior LAUNDRY 3-Panel Intr Pocket PANTRY 3-Panel Intr Pocket MASTER TOILET 3-Panel Interior MASTER CLOSET 3-Panel Interior DOWNSTAIRS HVAC 3-Panel Interior POWDER BATH 3-Panel Interior COAT CLOSET STAIRS 3-Panel Interior BEDROOM 1 3-Panel Interior UPSTAIRS HVAC 3-Panel Intr Pocket BEDROOM 2 3-Panel Interior BEDROOM 2 INTO BATH 3-Panel Intr Pocket BEDROOM 2 CLOSET 3-Panel Interior BEDROOM 2 ATTIC 3-Panel Interior UPSTAIRS TOILET CLOSET 3-Panel Intr Pocket BEDROOM 1 INTO BATH 3-Panel Interior BEDROOM 1 CLOSET 3-Panel Interior BEDROOM 1 ATTIC 3' - 0" 2' - 8" 3' - 0" 3' - 0" 2' - 8" 2' - 8" 2' - 8" 2' - 8" 2' - 0" 2' - 6" 2' - 0" 2' - 8" 2' - 0" 2' - 8" 2' - 0" 2' - 6" 2' - 0" 2' - 0" 2' - 0" 2' - 0" 2' - 6" 2' - 0" 2' - 0" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 6' - 0" 6' - 8" 6' - 8" 6' - 8" 6' - 8" 5' - 6" 6' - 8" 6' - 0" 6' - 8" 6' - 8" 6' - 8" 3' - 6" KOLBE & KOLBE DOORS ULTRA SERIES - TRADITIONAL (WOOD + ALUM CLAD.) EXTERIOR: COAL BLACK or LUNAR - VERIFY w OWNER FLUOROPOLYMER COLOR INTERIOR FINISH: PAINTED INTERIOR - BRIGHT WHITE (or WHITE w EXPOSED GRAIN) ALTERNATE INTERIOR FINISH: PINE WITH (BRIGHT WHITE PAINTED) DIVIDED LITES: 5/8" BEVELED GLAZING BEADS: BEVELED HARDWARE: OIL RUBBED (RUSTIC UMBER ALTERNATE) INTERIOR DOORS: SOLID CORE WOOD - 3-PANEL (SEE SECTS/ELEVS) SC SC SC SC SC SC SC SC SC SC SC SC SC SC SC SC SC SC SC ALTERNATE: SIERRA PACIFIC DOORS ALUMINUM CLAD WOOD - ASPEN INSWING EXTERIOR: BATTLESHIP GRAY or BRONZE - VERIFY w OWNER COLOR STAY COLLECTION SCREENS: BETTERVUE FLEXSCREEN DIVIDED LITES: 5/8" PUTTY EXTERIOR TRIM: SEE MATERIAL NOTES - VERIFY w OWNER INTERIOR FINISH: PAINTED INTERIOR - ULTRA-COAT WHITE INTERIOR TRIM: SEE MATERIAL NOTES - VERIFY w OWNER HARDWARE: MATTE BLACK 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.) SECOND FLOOR WINDOWS: Any operable window with a sill height less than 24" must be equipped with window guards or window opening control devices (WOCDs) that comply with ASTM F2090-17. The WOCD must limit the initial opening of the window to no more than 4 inches, but must also be releasable with no more than 15 pounds of force to open more fully with two single actions or one dual action and must reset automatically once closed. The intent of this later provision is to permit windows that are equipped with WOCDs to also be used to meet the EERO requirements of the 2018 IRC. 1 1ST FLOOR LOCATIONS SCALE: 1/16" = 1'-0" ** ALL DOOR GLASS TO BE TEMPERED ** ** VERIFY CLEARANCES AND OPENINGS PRIOR TO ORDERING ** ** ENSURE ADEQUATE WATERPROOFING FOR UNITS PLACED AT FINISHED FLOOR LEVEL ** A B C D E F G H I J K L M N O P Q R PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A1.9 © BEN MAY DESIGN 2020 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 32'-0" MAX. HEIGHT NO GABLE ENCROACHMENT ON NORTH SIDE SETBACK TENT MASONRY NOTE: the National Park Service publishes Preservation Briefs that give advice for different historic building types and materials. Reference: Preservation Brief 1: Cleaning and Water-Repellent Treatments for Historic Masonry Buildings Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings to learn about best practices for dealing with masonry issues. NOTES: EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" 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 STN MATCH EXISTING ASPHALT SHINGLE ROOF STN MATCH EXISTING ASPHALT SHINGLE ROOF EXISTING STONE TO REMAIN 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 BRK DK1 1 EXISTING/NEW FRONT ELEVATION SCALE: 1/4" = 1'-0" BRK 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 REPAIR EXISTING STUCCO ABOVE MATCH EXISTING ASPHALT SHINGLE ROOF MATCH EXISTING ASPHALT SHINGLE ROOF EXISTING BRICK TO REMAIN BRK SD1 AWNING OVER KITCHEN WINDOW SSR DK1 RL1 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 (LOW SIDE) 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 582.00' PARKING SPACE AT REAR 582.00' RL1 589.00' 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) BRK EXISTING BRICK TO REMAIN (REPAIR AS NEEDED) STC REPAIR EXISTING STUCCO (TYPICAL 3-COAT - HAND-TROULED) STN EXISTING STONE TO REMAIN (REPAIR AS NEEDED) 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: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A2.1 © BEN MAY DESIGN 2020 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: MASONRY NOTE: the National Park Service publishes Preservation Briefs that give advice for different historic building types and materials. Reference: Preservation Brief 1: Cleaning and Water-Repellent Treatments for Historic Masonry Buildings Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings to learn about best practices for dealing with masonry issues. EXISTING ASPHALT SHINGLE ROOF SSR SIDING AT NEW DORMER MATCH EXISTING ASPHALT SHINGLE ROOF SIDING AT NEW GABLES ON BACK & SIDES SSR SIDING AT NEW GABLES ON BACK & SIDES SSR EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" 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') NO GABLE ENCROACHMENT AT PORTION 2 " 0 - ' 5 1 585.50' 585.75' AT PORTION 1-2 40' INTERVAL (HIGH SIDE) RL1 589.00' NEW CEDAR WOOD DECK AND SCREENING FOR UNDER-DECK STORAGE 583.50' 582.00' DK1 583.50' 582.00' 1 UPDATED SOUTH SIDE ELEVATION SCALE: 1/4" = 1'-0" SIDE SETBACK TENT ENCROACHMENT IN PORTION 1 AT EXISTING GABLE 7'-8" (MAX. 18'-0") EXISTING ASPHALT SHINGLE ROOF TO REMAIN STANDING SEAM AT NEW DORMERS SSR EXISTING GABLE INTERSECTION AT 608.00' SSR SIDING AT NEW DORMERS STC SIDING AT NEW DORMERS MATCH EXISTING ASPHALT SHINGLE ROOF EXISTING ASPHALT SHINGLE ROOF EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" 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') EXISTING BRICK TO REMAIN 589.00' " 0 - ' 1 588.00' AT PORTION 1-2 40' INTERVAL (HIGH SIDE) 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) BRK EXISTING BRICK TO REMAIN (REPAIR AS NEEDED) STC REPAIR EXISTING STUCCO (TYPICAL 3-COAT - HAND-TROULED) STN EXISTING STONE TO REMAIN (REPAIR AS NEEDED) 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) " 0 - ' 5 1 584.50' NEW SIDING TO MATCH REPAIR EXISTING STUCCO ABOVE EXISTING BRICK TO REMAIN BRK 585.50' 585.75' AT PORTION 1-2 40' INTERVAL (HIGH SIDE) 2 UPDATED BACK (WEST) ELEVATION SCALE: 1/4" = 1'-0" A B C D E F G H I J K L M N O P Q R PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A2.2 © BEN MAY DESIGN 2020 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 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: 6'-0" " 6 - ' 3 GYP GYP W1 RL1 " 2 - ' 8 2 / A3.4 EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" EXISTING REAR GABLE RIDGE HEIGHT TO REMAIN 16'-0" W1 UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" DK1 COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') NEW DOG DOOR RUN BELOW STAIRS (ADD RAMP OUTSIDE) GYP T1 CT2 GYP PROJECT TEAM: OWNERS: 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 1 FRONT ENTRY / STAIRS / LIVING TO KITCHEN SCALE: 1/4" = 1'-0" GYP GYP FLR2 W3 GYP GYP MASTER CLOSET FINAL SHELVING CONFIGURATION TBD WITH OWNER FLR1 GYP FLR1 W2 WP1 FLR3 NEW DOG DOOR RUN BELOW STAIRS (ADD RAMP OUTSIDE) CT1 SH1 T2 FLR3 FLR1 EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') GYP GYP 2 ENTRY / POWDER / MASTER SUITE SCALE: 1/4" = 1'-0" A B C D E F G H I J K L M N O P Q R MATERIAL NOTES INTERIOR FINISHES: BASE TRIM 1ST FLOOR: 1x8 PAINT GRADE BASE TRIM 2ND FLOOR: 1x6 PAINT GRADE CASE TRIM: 1x4 PAINT GRADE CASE ACCENT: STEPPED 1x PROFILES PAINT GRADE (PROFILE TO BE 1x2 + 1x3 STEPPED) SILLS: 2x PAINT GRADE TRIM IN WET AREAS TO BE HARDI OR WET RATED MATERIAL ALL TRIM (PAINTED - SEMI-GLOSS FINISH) CABINETS/BUILT-INS: BT1 PAINT-GRADE BUILT-INS CB1 PAINT-GRADE SHAKER CABS ( SATIN FINISH) COUNTERS: (SEAL AS PER MNFCTR SPECS) CT1 QUARTZ - WHITE MARBLED CT2 CARRERA MARBLE TOP WALLS/CEILING: W1 W2 1x10 LAP & GAP AT EAVE HORIZONTALLY RUN (PAINT WHITE - MATTE) 1x12 LAP & GAP VERTICALLY RUN (BATTENS OPTIONAL) (PAINT WHITE - MATTE) W3 1x8 LAP & GAP AT CEILING (PAINT WHITE - MATTE) WP1 POWDER BATH WALLPAPER WP2 MASTER WC WALLPAPER WP3 UPSTAIRS WC WALLPAPER T1 T2 T3 3"x12" SUBWAY TILE 1/3 OFFSET AT MAIN FIELD WHITE MATTE (NO BEVEL) MASTER BATH TILE (TBD) - ALIGNED SET - (NEUTRAL - SEMI/MATTE) 4"x12" CEILING TILE IRREGUALR or 1/3 OFFSET (ANTIQUE WHITE - MATTE (NO BEVEL) GYP LEVEL 4 DRYWALL (PAINTED - SATIN FINISH) PLSTR PLASTER FINISH SH1 FRAMELESS GLASS SHOWER FLOORS: FLR1 REFINISH / MATCH EXISTING WOOD FLOORS (STAIN / SEAL) FLR2 2ND FLR - WOOD FLOORS (STAIN / SEAL) FLR3 PAINTED CONCRETE TILE - PATTERN APRV'D BY OWNER - ** THOROUGHLY SEAL - MATTE ** (RUN FLUSH INTO SHOWER & TOILET, NO THRESHOLD, SLOPE TO DRAIN) FLR4 8" HEX TILE @LAUNDRY/PANTRY (FINAL SELECTION APRV'D BY OWNER) INSULATION: CLOSED CELL BLOWN IN FOAM INSULATION AT EXTR WALLS /ROOF R19 IN WALLS / R30+ IN ROOF SOUND BATT INSULATION TO BE PLACED IN ALL WALLS BETWEEN BATHROOMS/UTILITY ROOMS AND LIVING ROOMS OR BEDROOMS SOUND BATT INSULATION IN ALL WALLS BETWEEN KITCHEN/LIVING AREAS AND BEDROOMS SOUND BATT INSULATION IN FLOOR/CEILING CAVITY BETWEEN 1ST AND 2ND FLOORS 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A3.1 © BEN MAY DESIGN 2020 A B C D E F G H I J K L M N O P Q R NOTES: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 W1 W1 2 / A3.4 GYP FLR1 GYP FLR2 STN GYP FLR1 FLR1 GYP RL1 DK1 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 1 LIVING & FRONT ENTRY STAIRS SCALE: 1/4" = 1'-0" GYP GYP 2 / A3.4 FLR2 FLR1 FLR2 CT1 WP1 FLR3 T1 CT2 GYP FLR1 DK1 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 2 ENTRY / POWDER / MASTER SUITE SCALE: 1/4" = 1'-0" EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" 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') EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" 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') MATERIAL NOTES INTERIOR FINISHES: BASE TRIM 1ST FLOOR: 1x8 PAINT GRADE BASE TRIM 2ND FLOOR: 1x6 PAINT GRADE CASE TRIM: 1x4 PAINT GRADE CASE ACCENT: STEPPED 1x PROFILES PAINT GRADE (PROFILE TO BE 1x2 + 1x3 STEPPED) SILLS: 2x PAINT GRADE TRIM IN WET AREAS TO BE HARDI OR WET RATED MATERIAL ALL TRIM (PAINTED - SEMI-GLOSS FINISH) CABINETS/BUILT-INS: BT1 PAINT-GRADE BUILT-INS CB1 PAINT-GRADE SHAKER CABS ( SATIN FINISH) COUNTERS: (SEAL AS PER MNFCTR SPECS) CT1 QUARTZ - WHITE MARBLED CT2 CARRERA MARBLE TOP WALLS/CEILING: W1 W2 1x10 LAP & GAP AT EAVE HORIZONTALLY RUN (PAINT WHITE - MATTE) 1x12 LAP & GAP VERTICALLY RUN (BATTENS OPTIONAL) (PAINT WHITE - MATTE) W3 1x8 LAP & GAP AT CEILING (PAINT WHITE - MATTE) WP1 POWDER BATH WALLPAPER WP2 MASTER WC WALLPAPER WP3 UPSTAIRS WC WALLPAPER T1 T2 T3 3"x12" SUBWAY TILE 1/3 OFFSET AT MAIN FIELD WHITE MATTE (NO BEVEL) MASTER BATH TILE (TBD) - ALIGNED SET - (NEUTRAL - SEMI/MATTE) 4"x12" CEILING TILE IRREGUALR or 1/3 OFFSET (ANTIQUE WHITE - MATTE (NO BEVEL) GYP LEVEL 4 DRYWALL (PAINTED - SATIN FINISH) PLSTR PLASTER FINISH SH1 FRAMELESS GLASS SHOWER FLOORS: FLR1 REFINISH / MATCH EXISTING WOOD FLOORS (STAIN / SEAL) FLR2 2ND FLR - WOOD FLOORS (STAIN / SEAL) FLR3 PAINTED CONCRETE TILE - PATTERN APRV'D BY OWNER - ** THOROUGHLY SEAL - MATTE ** (RUN FLUSH INTO SHOWER & TOILET, NO THRESHOLD, SLOPE TO DRAIN) FLR4 8" HEX TILE @LAUNDRY/PANTRY (FINAL SELECTION APRV'D BY OWNER) INSULATION: CLOSED CELL BLOWN IN FOAM INSULATION AT EXTR WALLS /ROOF R19 IN WALLS / R30+ IN ROOF SOUND BATT INSULATION TO BE PLACED IN ALL WALLS BETWEEN BATHROOMS/UTILITY ROOMS AND LIVING ROOMS OR BEDROOMS SOUND BATT INSULATION IN ALL WALLS BETWEEN KITCHEN/LIVING AREAS AND BEDROOMS SOUND BATT INSULATION IN FLOOR/CEILING CAVITY BETWEEN 1ST AND 2ND FLOORS PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A3.2 © BEN MAY DESIGN 2020 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 NOTES: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 2 / A3.4 2 / A3.4 GYP C.L. T3 FLR2 CT2 T1 GYP GYP FLR1 GYP PANTRY FINAL SHELVING CONFIGURATION TBD WITH OWNER FLR4 RL1 DK1 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 1 PANTRY / KITCHEN / LIVING SCALE: 1/4" = 1'-0" GYP FLR2 T1 CT1 WP3 FLR3 FLR3 CB1 T3 GYP CB1 CT1 T1 T2 SH1 WP2 CT1 CB1 FLR3 FLR1 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 2 MASTER BATH / KITCHEN / UPPER BATH SCALE: 1/4" = 1'-0" EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" EXISTING REAR GABLE RIDGE HEIGHT TO REMAIN 16'-0" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" COUNTERS / RAILING HEIGHT 3'-0" DK1 FINISHED FLOOR 0'-0" (589.00') EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" RL1 DK1 COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') A B C D E F G H I J K L M N O P MATERIAL NOTES INTERIOR FINISHES: BASE TRIM 1ST FLOOR: 1x8 PAINT GRADE BASE TRIM 2ND FLOOR: 1x6 PAINT GRADE CASE TRIM: 1x4 PAINT GRADE CASE ACCENT: STEPPED 1x PROFILES PAINT GRADE (PROFILE TO BE 1x2 + 1x3 STEPPED) SILLS: 2x PAINT GRADE TRIM IN WET AREAS TO BE HARDI OR WET RATED MATERIAL ALL TRIM (PAINTED - SEMI-GLOSS FINISH) CABINETS/BUILT-INS: BT1 PAINT-GRADE BUILT-INS CB1 PAINT-GRADE SHAKER CABS ( SATIN FINISH) COUNTERS: (SEAL AS PER MNFCTR SPECS) CT1 QUARTZ - WHITE MARBLED CT2 CARRERA MARBLE TOP WALLS/CEILING: W1 W2 1x10 LAP & GAP AT EAVE HORIZONTALLY RUN (PAINT WHITE - MATTE) 1x12 LAP & GAP VERTICALLY RUN (BATTENS OPTIONAL) (PAINT WHITE - MATTE) W3 1x8 LAP & GAP AT CEILING (PAINT WHITE - MATTE) WP1 POWDER BATH WALLPAPER WP2 MASTER WC WALLPAPER WP3 UPSTAIRS WC WALLPAPER T1 T2 T3 3"x12" SUBWAY TILE 1/3 OFFSET AT MAIN FIELD WHITE MATTE (NO BEVEL) MASTER BATH TILE (TBD) - ALIGNED SET - (NEUTRAL - SEMI/MATTE) 4"x12" CEILING TILE IRREGUALR or 1/3 OFFSET (ANTIQUE WHITE - MATTE (NO BEVEL) GYP LEVEL 4 DRYWALL (PAINTED - SATIN FINISH) PLSTR PLASTER FINISH SH1 FRAMELESS GLASS SHOWER FLOORS: FLR1 REFINISH / MATCH EXISTING WOOD FLOORS (STAIN / SEAL) FLR2 2ND FLR - WOOD FLOORS (STAIN / SEAL) FLR3 PAINTED CONCRETE TILE - PATTERN APRV'D BY OWNER - ** THOROUGHLY SEAL - MATTE ** (RUN FLUSH INTO SHOWER & TOILET, NO THRESHOLD, SLOPE TO DRAIN) R Q FLR4 8" HEX TILE @LAUNDRY/PANTRY (FINAL SELECTION APRV'D BY OWNER) INSULATION: PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A3.3 © BEN MAY DESIGN 2020 A B C D E F G H I J K L M N O P Q R NOTES: EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" EXISTING REAR GABLE RIDGE HEIGHT TO REMAIN 16'-0" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" GYP GYP CB1 WP3 GYP FLR3 C.L. CT1 CB1 CT2 FLR2 CB1 T1 GYP PANTRY FINAL SHELVING CONFIGURATION TBD WITH OWNER DK1 FLR4 FLR1 FLR1 COUNTERS / RAILING HEIGHT 3'-0" STEPPED 1x PROFILES PAINT GRADE (PROFILE TO BE 1x2 + 1x3 STEPPED) DK1 SILLS: 2x PAINT GRADE FINISHED FLOOR 0'-0" (589.00') PROJECT TEAM: OWNERS: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 2 / A3.4 2 / A3.4 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 1 PANTRY / KITCHEN / LIVING SCALE: 1/4" = 1'-0" CT1 CB1 FLR3 T3 GYP FLR2 GYP MASTER CLOSET FINAL SHELVING CONFIGURATION TBD WITH OWNER RL1 CT2 ROLLING FURNITURE BY OTHERS FLR1 FLR1 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 2 MASTER BATH / KITCHEN / UPPER BATH SCALE: 1/4" = 1'-0" MATERIAL NOTES INTERIOR FINISHES: BASE TRIM 1ST FLOOR: 1x8 PAINT GRADE BASE TRIM 2ND FLOOR: 1x6 PAINT GRADE CASE TRIM: 1x4 PAINT GRADE CASE ACCENT: TRIM IN WET AREAS TO BE HARDI OR WET RATED MATERIAL ALL TRIM (PAINTED - SEMI-GLOSS FINISH) CABINETS/BUILT-INS: BT1 PAINT-GRADE BUILT-INS CB1 PAINT-GRADE SHAKER CABS ( SATIN FINISH) COUNTERS: (SEAL AS PER MNFCTR SPECS) CT1 QUARTZ - WHITE MARBLED CT2 CARRERA MARBLE TOP W1 W2 1x10 LAP & GAP AT EAVE HORIZONTALLY RUN (PAINT WHITE - MATTE) 1x12 LAP & GAP VERTICALLY RUN (BATTENS OPTIONAL) (PAINT WHITE - MATTE) W3 1x8 LAP & GAP AT CEILING (PAINT WHITE - MATTE) WP1 POWDER BATH WALLPAPER WP2 MASTER WC WALLPAPER WP3 UPSTAIRS WC WALLPAPER T1 T2 T3 3"x12" SUBWAY TILE 1/3 OFFSET AT MAIN FIELD WHITE MATTE (NO BEVEL) MASTER BATH TILE (TBD) - ALIGNED SET - (NEUTRAL - SEMI/MATTE) 4"x12" CEILING TILE IRREGUALR or 1/3 OFFSET (ANTIQUE WHITE - MATTE (NO BEVEL) GYP LEVEL 4 DRYWALL (PAINTED - SATIN FINISH) PLSTR PLASTER FINISH SH1 FRAMELESS GLASS SHOWER FLOORS: FLR1 REFINISH / MATCH EXISTING WOOD FLOORS (STAIN / SEAL) FLR2 2ND FLR - WOOD FLOORS (STAIN / SEAL) FLR3 PAINTED CONCRETE TILE - PATTERN APRV'D BY OWNER - ** THOROUGHLY SEAL - MATTE ** (RUN FLUSH INTO SHOWER & TOILET, NO THRESHOLD, SLOPE TO DRAIN) FLR4 8" HEX TILE @LAUNDRY/PANTRY (FINAL SELECTION APRV'D BY OWNER) INSULATION: Q R CLOSED CELL BLOWN IN FOAM INSULATION AT EXTR WALLS /ROOF R19 IN WALLS / R30+ IN ROOF SOUND BATT INSULATION TO BE PLACED IN ALL WALLS BETWEEN EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" WALLS/CEILING: DORMER PLATE HEIGHT 18'-3" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A3.4 © BEN MAY DESIGN 2020 A B C D E F G H I J K L M N O P 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: 2 / A3.3 2 / A3.5 2 / A3.2 1 / A3.2 1 / A3.1 2 / A3.4 FLR3 FLR2 WP3 CT1 CT1 T3 T2 WP2 DK1 ROLLING FURNITURE BY OTHERS FLR1 SH1 FLR3 1 / A 2 . 3 1 . 3 A / 2 3 . 3 A / 1 5 . 3 A / 1 4 . 3 A / 1 1 LIVING / KITCHEN / LAUNDRY / UPPER BED / UPPER BATH SCALE: 1/4" = 1'-0" GYP CT1 W1 T1 CT1 FLR3 GYP GYP CT2 PANTRY FINAL SHELVING CONFIGURATION TBD WITH OWNER EXISTING FIREPLACE TO REMAIN FLR1 DK1 2 KITCHEN / MASTER BATH / UPPER BATH SCALE: 1/4" = 1'-0" A B C D E F G H I J K L M N O P EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" MATERIAL NOTES UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') EXISTING ROOF RIDGE HEIGHT TO REMAIN 23'-0" DORMER PLATE HEIGHT 18'-3" UPSTAIRS FINISHED FLOOR 10'-3" EXISTING PLATE HEIGHT 9'-0" COUNTERS / RAILING HEIGHT 3'-0" FINISHED FLOOR 0'-0" (589.00') INTERIOR FINISHES: BASE TRIM 1ST FLOOR: 1x8 PAINT GRADE BASE TRIM 2ND FLOOR: 1x6 PAINT GRADE CASE TRIM: 1x4 PAINT GRADE CASE ACCENT: STEPPED 1x PROFILES PAINT GRADE (PROFILE TO BE 1x2 + 1x3 STEPPED) SILLS: 2x PAINT GRADE TRIM IN WET AREAS TO BE HARDI OR WET RATED MATERIAL ALL TRIM (PAINTED - SEMI-GLOSS FINISH) CABINETS/BUILT-INS: BT1 PAINT-GRADE BUILT-INS CB1 PAINT-GRADE SHAKER CABS ( SATIN FINISH) COUNTERS: (SEAL AS PER MNFCTR SPECS) CT1 QUARTZ - WHITE MARBLED CT2 CARRERA MARBLE TOP WALLS/CEILING: W1 W2 1x10 LAP & GAP AT EAVE HORIZONTALLY RUN (PAINT WHITE - MATTE) 1x12 LAP & GAP VERTICALLY RUN (BATTENS OPTIONAL) (PAINT WHITE - MATTE) W3 1x8 LAP & GAP AT CEILING (PAINT WHITE - MATTE) WP1 POWDER BATH WALLPAPER WP2 MASTER WC WALLPAPER WP3 UPSTAIRS WC WALLPAPER T1 T2 T3 3"x12" SUBWAY TILE 1/3 OFFSET AT MAIN FIELD WHITE MATTE (NO BEVEL) MASTER BATH TILE (TBD) - ALIGNED SET - (NEUTRAL - SEMI/MATTE) 4"x12" CEILING TILE IRREGUALR or 1/3 OFFSET (ANTIQUE WHITE - MATTE (NO BEVEL) GYP LEVEL 4 DRYWALL (PAINTED - SATIN FINISH) PLSTR PLASTER FINISH SH1 FRAMELESS GLASS SHOWER FLOORS: FLR1 REFINISH / MATCH EXISTING WOOD FLOORS (STAIN / SEAL) FLR2 2ND FLR - WOOD FLOORS (STAIN / SEAL) FLR3 PAINTED CONCRETE TILE - PATTERN APRV'D BY OWNER - ** THOROUGHLY SEAL - MATTE ** (RUN FLUSH INTO SHOWER & TOILET, NO THRESHOLD, SLOPE TO DRAIN) FLR4 8" HEX TILE @LAUNDRY/PANTRY (FINAL SELECTION APRV'D BY OWNER) INSULATION: CLOSED CELL BLOWN IN FOAM INSULATION AT EXTR WALLS /ROOF R19 IN WALLS / R30+ IN ROOF Q R SOUND BATT INSULATION TO BE PLACED IN ALL WALLS BETWEEN BATHROOMS/UTILITY ROOMS AND PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A3.5 © BEN MAY DESIGN 2020 A B C D E F G H I J K L M N O P Q R NOTES: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 ASPHALT SHINGLE TO MATCH EXISTING OR 1" STANDING SEAM METAL ROOF AS SPECIFIED (A1.2) 7/16" OR 11/16" ZIP-PLY DECKING AS SCHEDULED - RE: STRUCTURAL 5/4"x4" FRIEZE TO MATCH SIDING 1x10 PINE LAP & GAP TO MATCH EXISTING EAVE (HARDI OR 1HR RATED ASSEMBLY AT AREAS THAT ENCROACH INTO THE 5' SIDE SETBACK) ROOF DRIP EDGE FLASHING AS PER MANUFACTURER SPECS METAL 5K-STYLE SEAMED GUTTER (5") AT SPECIFIED LOCATIONS (A1.2) (ATTACH w/ RAFTER TAIL BRACKETS) (OR FASTEN TO OPTIONAL1x4 FACIA) (BRONZE TO MATCH WINDOWS/DOORS) 1" x 4" WRC CASE TRIM w CASE CAP PROFILE TBD FLASH & WATERPROOF AS PER MANUFACTURER SPEC'S TAPE/FLASH/SEAL WINDOWS/SHEATHING AS PER MANUFACTURER SPECS 2"x SILL/1x TRIM 1"x8" LAP SIDING FINAL BOARD TBD 7/16" OR 11/16" ZIP-PLY AS SCHEDULED AT NEW WALLS RE: STRUCTURAL CEILING AS SCHEDULED (SEE CEILING PLAN A1.4) BLOWN IN FOAM INSULATION AT EXTERIOR WALLS /ROOF R19 IN WALLS / R30+ IN ROOF 2x4 EXPOSED RAFTERS 24" MAX. SPACING - PAINT TO MATCH RE: STRUCTURAL HEADER AS SCHEDULED RE: STRUCTURAL KOLBE & KOLBE OR SIERRA PACIFIC ALUMINUM CLAD WOOD DOUBLE-PANE WINDOWS SEE MANUFACTURER SPEC'S. LAP & GAP INTERIOR PANELING VERTICAL OR HORIZONTAL - - SEE INTERIOR ELEVATIONS - SMOOTH FINISH - PAINT - MATTE 2 TYPICAL EXPOSED EAVE (TO MATCH - OR EQUIV.) SCALE: 1" = 1'-0" ENSURE VERTICAL SUPPORTS ARE EQUALLY AND ADEQUATELY SPACED TO AVOID DEFLECTION OR DEFORMATION WHEN 200LBS IS PLACED ON 1/2"x1/2" HORZ. BAR (WEIGHT OF INDIVIDUAL) (ADD 1/2" x 1/2" VERT. INTERMEDIATE AS NEEDED) I L A R " 6 3 5/4" x 6" VG WRC TOP RAIL (CLEAR COAT MATTE SEALER) 1" x 2" HSS STEEL TOP FRAME (BLACKENED STEEL OR DTM WHITE) 1" x 2" HSS STEEL VERTICALS (BLACKENED STEEL OR DTM WHITE) 1/2" x 1/2" STEEL BAR TACK-WELDED TO OUTSIDE OF STEEL POSTS(MAX. 4" SPACING) (BLACKENED STEEL OR DTM WHITE) 1" x 2" STEEL HSS FOOTRAIL (BLACKENED STEEL OR DTM WHITE) THROUGH-BOLTED CONNECTION AT PERIMETER DECK BEAM (RE: STRUCTURAL) (BLACKENED STEEL OR DTM WHITE) CLEAR SEALED VG WRC DECK (MATTE) 3 TYPICAL DECK RAILING (OR EQUIV.) TBD w OWNER SCALE: 1" = 1'-0" 2'-0" 12 3 1/4" PLATE STIFFENER 1/2" x 2" FLATBAR 1" STANDING SEAM (PAINT GRIP) 1"x2" STEEL TUBE FRAME ** RE: STRUCTURAL FOR FINAL SIZING 1 TYPICAL AWNING SCALE: 1" = 1'-0" 1" x 2" STEEL HSS HANDRAIL (BLACKENED) 1" x 2" HSS STEEL VERTICALS (BLACKENED) 1/2" x 1/2" STEEL BAR WELDED IN LINE WITH STEEL POSTS (MAX. 4" o.c. SPACING) (BLACKENED) 1" x 2" STEEL HSS FOOTRAIL (BLACKENED) THROUGH-BOLTED OR INSET CONNECTION (RE: STRUCTURAL) FINAL CONFIGURATION TBD w OWNER TYPICAL STAIR RAIL (OR EQUIV.) TBD w OWNER 4 SCALE: 1" = 1'-0" EXISTING SOIL SUBGRADE NOTES: - THICKNESS OF AGGREGATE BASE WILL VARY WITH EXISTING GRADE - CUT STONE TO BE PLACED AT FACE OF RISERS AT STEPS - STACK CUT STONE EDGING AS NEEDED (MAX. 3 COURSES) AT STEPS - DRY SET/STACK STONE - NO MORTARED JOINTS TYPICAL PAVER WALKWAY ON SITE 5 SCALE: 1/2" = 1'-0" 2" CUT LIMESTONE EDGES 2-3/8" STONE PAVER 1" SAND LEVELING LAYER GEOTEXTILE FABRIC BELOW MIN. 4" AGGREGATE LAYER - DO NOT COMPACT BASE LAYERS - 2" CUT LIMESTONE EDGES 2-3/8" STONE PAVER 1" SAND LEVELING LAYER GEOTEXTILE FABRIC BELOW COMPACTED AGGREGATE BASE IN CITY ROW ONLY (4" MIN.) EXISTING SOIL SUBGRADE NOTES: - THICKNESS OF AGGREGATE BASE WILL VARY WITH EXISTING GRADE - CUT STONE TO BE PLACED AT FACE OF RISERS AT STEPS - STACK CUT STONE EDGING AS NEEDED (MAX. 3 COURSES) AT STEPS - DRY SET/STACK STONE - NO MORTARED JOINTS 6 TYPICAL PAVER WALKWAY IN ROW SCALE: 1/2" = 1'-0" MATERIAL NOTES CASE ACCENT: " 8 1 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 CABINETS/BUILT-INS: INTERIOR FINISHES: BASE TRIM 1ST FLOOR: 1x8 PAINT GRADE BASE TRIM 2ND FLOOR: 1x6 PAINT GRADE CASE TRIM: 1x4 PAINT GRADE STEPPED 1x PROFILES PAINT GRADE (PROFILE TO BE 1x2 + 1x3 STEPPED) SILLS: 2x PAINT GRADE TRIM IN WET AREAS TO BE HARDI OR WET RATED MATERIAL ALL TRIM (PAINTED - SEMI-GLOSS FINISH) BT1 PAINT-GRADE BUILT-INS CB1 PAINT-GRADE SHAKER CABS ( SATIN FINISH) COUNTERS: (SEAL AS PER MNFCTR SPECS) CT1 QUARTZ - WHITE MARBLED CT2 CARRERA MARBLE TOP WALLS/CEILING: W1 W2 1x10 LAP & GAP AT EAVE HORIZONTALLY RUN (PAINT WHITE - MATTE) 1x12 LAP & GAP VERTICALLY RUN (BATTENS OPTIONAL) (PAINT WHITE - MATTE) W3 1x8 LAP & GAP AT CEILING (PAINT WHITE - MATTE) WP1 POWDER BATH WALLPAPER WP2 MASTER WC WALLPAPER WP3 UPSTAIRS WC WALLPAPER T1 T2 T3 3"x12" SUBWAY TILE 1/3 OFFSET AT MAIN FIELD WHITE MATTE (NO BEVEL) MASTER BATH TILE (TBD) - ALIGNED SET - (NEUTRAL - SEMI/MATTE) 4"x12" CEILING TILE IRREGUALR or 1/3 OFFSET (ANTIQUE WHITE - MATTE (NO BEVEL) GYP LEVEL 4 DRYWALL (PAINTED - SATIN FINISH) PLSTR PLASTER FINISH FLOORS: FLR1 REFINISH / MATCH EXISTING WOOD FLOORS (STAIN / SEAL) PATTERN APRV'D BY OWNER - ** THOROUGHLY SEAL - MATTE ** (RUN FLUSH INTO SHOWER & TOILET, NO THRESHOLD, SLOPE TO DRAIN) FLR4 8" HEX TILE @LAUNDRY/PANTRY (FINAL SELECTION APRV'D BY OWNER) INSULATION: CLOSED CELL BLOWN IN FOAM INSULATION AT EXTR WALLS /ROOF R19 IN WALLS / R30+ IN ROOF SOUND BATT INSULATION TO BE PLACED IN ALL WALLS BETWEEN BATHROOMS/UTILITY ROOMS AND LIVING ROOMS OR BEDROOMS SOUND BATT INSULATION IN ALL WALLS BETWEEN KITCHEN/LIVING AREAS AND BEDROOMS SOUND BATT INSULATION IN FLOOR/CEILING CAVITY BETWEEN 1ST AND 2ND FLOORS 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) BRK EXISTING BRICK TO REMAIN (REPAIR AS NEEDED) STC REPAIR EXISTING STUCCO (TYPICAL 3-COAT - HAND-TROULED) STN EXISTING STONE TO REMAIN (REPAIR AS NEEDED) 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) 12" CUT LIMESTONE CAPS w/ DRYSTACK CUT STONE TO MATCH EXISTING - (MORTAR AT BACK OF COURSE IF NEEDED - PROVIDE ADEQUATE WEEP AND DRAINAGE) 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) PLNTR LANDSCAPED BEDS SH1 FRAMELESS GLASS SHOWER CASE TRIM: 1x4 TO MATCH SIDING FLR2 2ND FLR - WOOD FLOORS (PAINT TO MATCH) (STAIN / SEAL) CASE TOP ACCENT TRIM: FLR3 PAINTED CONCRETE TILE - A B C D E F G H I J K L M N O P Q R PROJECT TEAM: OWNERS: 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. NEW REMODEL 1806 TRAVIS HEIGHTS BLVD AUSTIN, TX 78704 DATE REV1 8 / 14 / 20 11 / 5 / 20 SCALE SHEET NAME A4.1 © BEN MAY DESIGN 2020