C.5.3 - 1510 Palma Plaza - Applicant Presentation updated — original pdf

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1510 PALMA PLAZA OLD WEST AUSTIN NATIONAL REGISTER HISTORIC DISTRICT Demolish a triplex at 1510 Palma Plaza and construct a new duplex Austin, TX 78703 Date: January 22, 2020 PROPOSAL TABLE OF CONTENTS • Historic Designation Criteria • Structural Engineer Report • Photos of Existing Structure • New Construction Drawings • Historical Association • Preliminary Report of Required Repairs 1 1510 Palma Plaza LDC 25-2-352 – Historic Designation Criteria 1. 2. The property is at least 50 years old as it was built in 1925 (per TCAD). The property does not retain a high degree of integrity as it was altered from a single family home to a duplex in 1962 and then to a triplex in 1963 which included an extra driveway and two additional entrances. 3. Property characteristics: a) This property is not individually listed in the National Register of Historic Places b) Demonstration of significance: i. ii. ARCHITECTURE: The building contains some Spanish influences but it does not appear to be architecturally significant. HISTORICAL ASSOCIATION: A. Howard Osburn and Augusta Osburn occupied the property for approximately 20 years in the 1920s to 1940s. However, there does not appear to be significant historical associations. A. Howard Osburn worked in real estate and insurance but was not responsible for any notable innovation or significant civic service. Augusta Osburn managed a circulating library and the segregated Austin Country Club for approximately 6 to 8 years. iii. ARCHAEOLOGY: The property was not evaluated for its potential to yield significant data concerning the human history or prehistory of the region. iv. COMMUNITY VALUE: the property does not appear to possess a unique location, physical characteristic, or significant feature that contributes to the character, image, or cultural identity of the community, Austin, or Texas as a whole. v. LANDSCAPE FEATURES: The property is not a significant natural or designed landscape with artistic, aesthetic, cultural, or historical value to the city. 2 3 4 1510 Palma Plaza Demolition permits issued in 2006 and again in 2007 • A previous owner was issued demolition permits by the City of Austin on two separate occasions 2006 Building Permit 2007 Building Permit 2007 Building Permit 5 1510 Palma Plaza EXISTING STRUCTURE FRONT/SOUTH FACADE WEST FACADE WEST FACADE EAST FACADE EAST FACADE BACK/NORTH FACADE 6 1510 Palma Plaza EXISTING STRUCTURE PIER & BEAM COMPROMISED WALL ROTTING BEAMS SYSTEM CMU BLOCK AT PIERS CRACK AT CHIMNEY CEILING CRACK 7 1510 Palma Plaza project location: 1510 palma plaza | austin, texas 78703 : : M P 5 4 9 0 5 0 2 0 2 1 2 2 1 / / Historic Commision Review Set - 21 Dec 2020 GENERAL PROJECT NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. & 13. 14. 15. 16. 17. 18. 19. FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. NOTIFY ARCHITECT OR OWNER OF ANY DISCREPANCIES OR NONCOMPLIANCE FOUND IN THE DRAWINGS PRIOR TO PROCEDEEDING WITH CONSTRUCTION OR ORDERING OF MATERIALS. THESE DRAWINGS ARE INTENDED TO COMPLY W/ THE 2015 INTERNATIONAL RESIDENTIAL CODE, & ANY APPLICABLE LOCAL REGULATIONS AND/OR LOCAL DEED RESTRICTIONS. CONTRACTOR AND HIS/HER SUBCONTRACTORS SHALL COMPLY W/ ALL APPLICABLE CODES. CONTRACTOR AND HIS/HER SUBCONTRACTORS ACCEPT FULL RESPONSIBILITY TO ENSURE THAT DRAWINGS ARE CODE COMPLIANT. CONTRACTOR SHALL ACCEPT FULL LIABILITY FOR ANY CHANGES MADE TO THE DRAWINGS W/ OUT VERIFYING W/ THE ARCHITECT. ARCHITECT IS GOVERNED BY THE TEXAS BOARD OF ARCHITECTURAL EXAMINERS, (512) 458-1363. THESE DRAWINGS DO NOT SPECIFY ANY ACTUAL MATERIALS, FINISHES, PAINT COLORS, FIXTURES, APPLIANCES, OR EQUIPMENT. CONTRACTOR SHALL COORDINATE THE SELECTION OF THESE ITEMS W/ THE OWNER AND SHALL ACCEPT FULL RESPONSIBILITY FOR PROPER DETAILING & INSTALLATION OF THESE ITEMS. ALL STANDARD ASSEMBLIES, MATERIALS, FINISHES, PAINT COLORS, FIXTURES, APPLIANCES, & EQUIPMENT SHALL BE CONSTRUCTED AND/OR INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS & ANY APPLICABLE CODES. ARCHITECT IS NOT RESPONSIBLE FOR MEANS & METHODS OF CONSTRUCTION OF THAT WHICH IS NOT DETAILED IN THESE CONSTRUCTION DOCUMENTS. CONTRACTOR ACCEPTS FULL RESPONSIBILITY FOR ALL ASPECTS OF CONSTRUCTION. ALL ASSEMBLIES MATERIALS, FINISHES, FIXTURES, APPLIANCES, & EQUIPMENT TO BE GUARANTEED FOR ONE YEAR FROM DATE OF FINAL PAYMENT, IN ADDITION TO ALL INDUSTRY STANDARD WARRANTIES. CONTRACTOR SHALL PROVIDE ALL LABOR SERVICES, EQUIPMENT, & MATERIALS REQUIRED FOR THE COMPLETE INSTALLATION OF THE ASSEMBLIES, MATERIALS, FINISHES, FIXTURES, APPLIANCES, & E QUIPMENT NOTED IN THESE DRAWINGS. THESE DRAWINGS DO NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. CONTRACTOR ACCEPTS FULL RESPONSIBILITY FOR INITIATING, MAINTAINING, & SUPERVISING ALL SAFETY PRECAUTIONS PROGRAMS NECESSARY FOR THE COMPLETION OF THE WORK. CONTRACTOR SHALL GIVE NOTICE TO ALL AUTHORIZED INSPECTORS, SUPERINTENDENTS OR PERSONS IN CHARGE OF UTILITIES AFFECTED BY HIS/HER OPERATIONS PRIOR TO COMMENCING WORK. CONTRACTOR ACCEPTS FULL RESPONSIBILITY TO SUBMIT & SECURE ALL APPROVALS, PERMITS, TESTS, INSPECTIONS, & CERTIFICATES OF COMPLIANCE AS REQUIRED. CONTRACTOR ACCEPTS FULL RESPONSIBILITY TO ENSURE THAT ALL PERMITS NECESSARY TO LEGALLY PERFORM THE WORK HAVE BEEN APPROVED & OBTAINED PRIOR TO THE START OF WORK. DURING CONSTRUCTION OF THE WORK, CONTRACTOR SHALL MAINTAIN A CLEAN & ORDERLY WORK AREA AT ALL TIMES. UPON COMPLETION OF THE WORK, CONTRACTOR SHALL CLEAR THE SITE OF ANY MATERIAL DEBRIS, & CLEAN UP ANY BUILDING OR SITE AREAS AFFECTED BY CONSTRUCTION. THESE DRAWING DO NOT SHOW TYPICAL DETAILING AND/OR WATERPROOFING. THE DESIGN & SIZING OF ALL STRUCTURAL MEMBERS (INCLUDING FOUNDATION) IS THE RESPONSIBILITY OF THE ENGINEER CHOSEN BY THE CONTRACTOR/OWNER. VERIFY EXITING CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION START. Sheet Number Sheet List Sheet Name A000 A001 A002 A004 A101 A102 A103 A104 A201 A202 cover sheet architectural site plan subchapter f elevations 3D views first floor plan second floor plan third floor / attic plan roof plan building elevations building elevations r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 No. Description Date Date 2020.12.21 project number Drawn by Checked by cover sheet 1114 ack mbc A000 AREA DESCRIPTION SQ. FT 1st floor conditioned area * 2nd floor conditioned area (@6') 3rd floor conditioned area (@6') basement covered parking - garage or carport * covered patio, deck, porch &/or balcony area * other covered or roofed area (overhang > 3') * uncovered wood deck (counted @ 100%) TOTAL BUILDING AREA pool spa remodeled floor area, excluding addition/new TOTAL BUILDING COVERAGE driveway sidewalks uncovered patio uncovered wood decks (counted @ 50%) AC pads and other flatwork other (pool coping, retaining walls) TOTAL IMPERVIOUS COVER SITE DEVELOPMENT INFORMATION Existing SF to Remain UNIT B UNIT A New/Added SF Total SF SITE UNIT A UNIT B UNIT A UNIT B TOTAL SF 0 0 0 0 0 0 0 0 0 0 0 0 * included in TOTAL BUILDING COVERAGE 876 878 581 0 199 75 0 0 2,609 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 878 905 606 0 200 336 0 0 2,925 0 0 0 268 166 812 0 18 0 876 878 581 0 199 75 0 0 2,609 0 0 0 1,150 878 905 606 0 200 336 0 0 2,925 0 0 0 1,414 1,754 1,783 1,187 0 399 411 0 0 5,534 0 0 0 2,564 268 166 812 0 18 0 Site Area: 8,842 sf x 0.45 = 3,979 sf allowed 43.29% 3,828 566' - 2 1/4" portion 2 high point SITE PLAN NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. PRIOR TO START OF DEMOLITION & CONSTRUCTION, CONTRACTOR SHALL PROVIDE & INSTAL EROSION CONTROL BARRIERS AS REQUIRED. UPON COMPLETION OF THE WORK, CONTRACTOR SHALL CLEAR THE SITE OF ANY MATERIAL DEBRIS, & CLEAN UP ANY BUILDING OR SITE AREAS AFFECTED BY CONSTRUCTION. EXTERIOR HVAC EQUIPMENT SHALL BE SCREENED IN COMPLIANCE W/ ANY CITY OF AUSTIN REGULATIONS AND/OR LOCAL DEED RESTRICTIONS. EXISTING TREES SHALL BE MAINTAINED, UNLESS NOTED OTHERWISE. BUILDER TO PROVIDE PROPER DRAINAGE OF SURFACE WATER AWAY FROM BUILDING AS REQ'D. VERIFY METER & UTILITY SERVICE LOCATIONS PRIOR TO INSTALLATION. STABILIZED TEMPORARY CONSTRUCTION DRIVEWAY TO BE IN PACE PRIOR TO COMMENCEMENT OF CONSTRUCTION. CONFIRM ALL DRIVEWAY, WALKWAY & PVC LAYOUTS/LOCATIONS PRIOR TO COMMENCING WORK. PROVIDE CONTROL AND EXPANSION JOINTS AS REQUIRED ON CONCRETE DRIVES, WALKS & PATIOS. GARBAGE RECEPTACLES TO BE STORED IN GARAGE OR SCREENED FROM VIEW AND ANIMAL ACCESS. CONTRACTOR TO PROVIDE LOCATION OF MAILBOX AND EXTERIOR DRIVEWAY LIGHTS. ALL CONSTRUCTION MATERIALS AND WASTE TO BE STORED ON SITE DURING CONSTRUCTION TREES TO BE REMOVED SHALL BE REMOVED FROM THE SOIL TO A DEPTH OF 12" BELOW THE SURFACE OF THE GROUND IN THE AREA OF THE BUILDING. 1ST FLOOR POWDER BATH MUST QUALIFY AS A VISITABLE BATHROOM A. CLEAR DOOR OPENING MUST BE 30" B. LATERAL 2X6 BLOCKING MUST BE INSTALLED ALONG WALLS WITH CENTERLINE 34" ABOVE FINISHED FLOOR C. PROVIDE 30" X 30" CLEAR FLOOR SPACE 15. VISITABLE NO STEP ENTRANCE TO HAVE BEVELED THRESHOLD OF 1/2" OR LESS AND CLEAR DOOR WIDTH OF AT LEAST 32" 16. SPOT GRADE ELEVATIONS REFERENCE THE LOWER ELEVATION BETWEEN EXISTING AND NEW 1. 2. 3. 4. 5. 6. MULCH TRAFFIC AREA AND SET PROTECTIVE FENCING AROUND TREES IN CRITICAL ROOT ZONE NO CONSTRUCTION STAGING WITHIN CRITICAL ROOT ZONES. FOOTINGS WITHIN CRITICAL ROOT ZONES TO BE EXCAVATED USING AN AIR SPADE BY A CERTIFIED ARBORIST ON SITE AND USING PRESCRIBED SOIL TREATMENT. IF ANY ROOTS 1.5” OR GREATER ARE ENCOUNTERED DURING EXCAVATION, FOOTING MUST BE MOVED TO AVOID ROO CONTACT ENGINEER FOR DIRECTION OF SHIFT. MATERIAL STAGING, DUMPSTER AND SPOILS PLACEMENT CANNOT BE WITHIN THE ½ CRZ OF AN PROTECTED TREES. PORTABLE TOILET AND CONCRETE WASHOUT CANNOT BE WITHIN THE FUL CRZ OF ANY PROTECTED TREES. COORDINATE EXACT LOCATIONS WITH TREE INSPECTOR DURING PRECONSTRUCTION MEETING. WRAP CONNECTIONS OF CONCRETE LINE PUMP WITH PLASTIC TO PREVENT CONCRETE SLURRY FROM LEACHING INTO GROUND AND NEAR ROOTS OF TREES. IF HEAVY EQUIPMENT WILL BE ROLLING OVER ANY AREA OF THE FULL CRZ OF PROTECTED TREES, PROVIDE 3/4" PLYWOOD OVER 2X4 LUMBER OVER 12(cid:377) LAYER OF MULCH TO BRIDGE OVE THE ROOTS AND PREVENT SOIL/ROOT COMPACTION. AFTER CONSTRUCTION IS COMPLETED, SPREAD MULCH AROUND SITE TO LEAVE A MAX LAYER OF 3(cid:377) WITHIN ROOT ZONES. TREE LIST 1 2 3 4 5 6 7 8 9 10 11 12 13 14 286 Pecan 20" Hackberry 7" Live Oak 22" 6" Crepe Myrtle 11.5" Crepe Myrtle Crepe Myrtle 16" 5" Crepe Myrtle Live Oak 4" 3" Live Oak 15.5" Hackberry 6" Cedar Elm Hackberrry 8" Pecan 20" Red Bud 5" 30" Cedar Elm / " 4 1 3 - ' 2 3 " 0 - ' 0 4 tree 13 tree 14 tree 12 TREE PROTECTION NOTES: HIGH POINT FND 564' - 4 1/4" 564' - 0" tree 11 p l a t p e r n t e m e s a e p . u . 563' - 6 7/8" 563' - 10 1/4" UP UP tree 10 564' - 0" portion 1 high point UP UP tree 9 Keynote Legend - Visitability Key Value Keynote Text tree 2 tree 1 10 Visitable exterior route per (R320.7): maintain slope less than 1:20 and cross slope of less than 1:50. Any ramp included in an exterior Visitable route must comply with the Residential Code. LOW POINT FND 562' - 0 5/8" UNIT A 564' - 7" " 0 - ' 5 2 5 ' s e w e r e a s e m e n t p e r p l a t tree 3 10 UNIT B 564' - 7" tree 7 10 tree 8 562' - 6 7/8" 25' setback line 562' - 11 1/8" " 8 - ' 7 building line tree 6 28' - 1 1/2" tree 5 " 0 - ' 5 2 tree 286 tree 4 palma plaza : : M P 9 4 9 0 5 0 2 0 2 1 2 2 1 / / 1 architectural site plan 1/8" = 1'-0" plan north true north GROSS FLOOR AREA - SUBCHAPTER F (calc. to exterior face of bldg.) AREA DESCRIPTION UNIT A UNIT B Existing SF to remain Proposed Exemption Applied Exemption 1st floor conditioned area 2nd floor conditioned area - 5' aff 3rd floor conditioned area - 5' aff area w/ ceilings > 15' Ground Floor Porch Basement Attic Garage Carport attached detached attached detached Accessory building(s) Totals 876 878 ----- ----- 75 ----- 824 199 xxx xxx xxx ----- 2,858 878 905 ----- ----- xxx xxx xxx 200 ----- 249 full porch ----- ----- 874 attic 1,698 ----- ----- ----- ----- garage ----- ----- carport ----- ----- ----- ----- ----- 324 ----- 199 ----- ----- 200 ----- 3,106 TOTAL GROSS FLOOR AREA 3,537 Total SF 1,754 1,783 ----- ----- 0 ----- 0 0 xxx xxx 0 ----- F.A.R. - (3,537 allowed) - total gross floor area/lot size x 100 = 40% LOT Area - 8,842sf x 0.4 = 3,537sf NOTE: ALL AREAS MEASURED TO THE OUTSIDE FACE OF THE EXTERIOR FINISH MATERIAL. " 3 - ' 7 / " 4 1 3 - ' 7 " 4 / 1 0 - ' 1 / " 4 1 0 - ' 1 / " 8 5 1 1 - ' 9 2 max height 34' - 11 1/2" top plate 22' - 0" level 2 11' - 6" level 1 564' - 7" " 0 - ' 5 1 1 north w/ McMansion tent 1/8" = 1'-0" max building height avg gable height " 4 / 1 0 - ' 1 / " 4 1 0 - ' 1 " 3 - ' 7 " 3 - ' 7 t i h g e h x a m " 0 - ' 0 3 " 1 - ' 9 2 " 0 - ' 5 1 " 0 - ' 0 3 " 1 - ' 9 2 2' - 0" roof overhang 40' - 0" portion 1 max height 34' - 11 1/2" max building height avg gable height top plate 22' - 0" level 2 11' - 6" level 1 564' - 7" 2 east w/ McMansion tent 1/8" = 1'-0" 32' - 3 1/4" portion 2 " 4 / 1 0 - ' 1 / " 4 1 0 - ' 1 avg gable height avg gable height " 3 - ' 7 " 3 - ' 7 / " 8 5 1 1 - ' 9 2 564' - 7" e n i l y t r e p o r p r a e r " 0 - ' 5 1 average natural grade line - 563' - 2 1/2" average natural grade line - 563' - 2 1/2" / " 4 1 0 - ' 1 / " 4 1 0 - ' 1 " 3 - ' 7 " 3 - ' 7 t i h g e h x a m " 0 - ' 0 3 " 1 - ' 9 2 max height 34' - 11 1/2" top plate 22' - 0" level 2 11' - 6" " 0 - ' 5 1 level 1 564' - 7" 3 south w/ McMansion tent 1/8" = 1'-0" : : M P 5 5 9 0 5 0 2 0 2 1 2 2 1 / / " 3 - ' 7 / " 4 1 3 - ' 7 / " 4 1 0 - ' 1 / " 4 1 0 - ' 1 / " 8 5 1 1 - ' 9 2 max building height avg gable height average natural grade line - 563' - 2 1/2" 32' - 3 1/4" portion 2 avg gable height avg gable height / " 4 1 0 - ' 1 / " 4 1 0 - ' 1 " 3 - ' 7 " 3 - ' 7 max height 34' - 11 1/2" top plate 22' - 0" level 2 11' - 6" level 1 564' - 7" s s a m t s a e t a e n i l y t r e p o r p r a e r d n o y e b e n i l y t r e p o r p r a e r " 0 - ' 5 1 s s a m t s e w t a e n i l y t r e p o r p r a e r s s a m t s a e s s a m t s e w 566' - 2 1/4" portion 2 high point 4 west w/ McMansion tent 1/8" = 1'-0" 40' - 0" portion 1 2' - 0" roof overhang No. Description Date max building height avg gable height " 0 - ' 0 3 " 1 - ' 9 2 e n i l g n d i l i u b r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 Date 2020.12.21 project number Drawn by Checked by 1114 tr ack subchapter f elevations A002 3D VIEW NOTES 1. 2. THIS SHEET FOR REFERENCE ONLY, NOT FOR CONSTRUCTION. GRADE NOT SHOWN. r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 No. Description Date Date 2020.12.21 project number Drawn by Checked by 3D views 1114 tr ack A004 northwest 4 northeast 3 : : M P 0 0 0 1 5 0 2 0 2 1 2 2 1 / / southwest 2 southeast 1 VISITABILITY NOTES ANNOTATION PLAN NOTES AT FIRST FLOOR OF VISITABLE DWELLING, LIGHT SWITCHES AND 1. ENVIRONMENTAL CONTROLS NO HIGHER THAN 48" ABOVE INTERIOR FLOOR LEVEL. 2. MINIMUM 15" ABOVE INTERIOR FLOOR LEVEL EXCEPT FOR FLOOR OUTLETS. AT FIRST FLOOR OF VISITABLE DWELLING, OUTLETS AND RECEPTACLES 3. REF. ELECT. PLANS. A201 2 59' - 7" 11' - 7" 11' - 7" 17' - 9 3/4" 5' - 7 1/4" 12' - 8 1/2" 11' - 10 1/2" 1' - 11 3/4" 3' - 0" 3' - 0 1/4" 7' - 10 1/2" 5' - 7 1/4" 3' - 0 1/2" 3' - 0" 3' - 0 1/4" 1' - 11 1/4" 2' - 3 1/2" 9' - 3 1/2" 3 1/2" 2' - 0 1/4" 1' - 7 1/2" " 0 - ' 3 " 9 - ' 5 / " 2 1 9 - ' 1 " 7 - ' 4 / " 2 1 8 - ' 7 " 6 - ' 9 / " 2 1 4 - ' / 2 " 2 1 0 - ' 2 / " 2 1 3 - ' 3 " 0 - ' 3 / " 2 1 3 " 9 - ' 8 / " 2 1 3 - ' 1 3 / " 2 1 3 - ' 3 " 4 - ' 3 4 A202 2 " 0 - ' 3 UP 3' - 1 1/8" UP 3' - 10" 6' - 5" 3' - 6" " 0 - ' 8 / " 2 1 4 - ' 3 / " 2 1 1 - ' 2 6' - 1" 2' - 8 1/2" / " 2 1 4 - ' 3 " 1 1 - ' 3 / " 2 1 0 - ' 4 " 4 - ' 3 / " 2 1 0 - ' 3 " 4 - ' 1 " 2 / 1 9 - ' 1 " 2 - ' 4 / " 4 3 0 - ' 3 / " 4 3 3 - ' 3 / " 2 1 0 1 - ' 3 " 0 - ' 2 / " 2 1 2 - ' 3 / " 2 1 4 - ' 5 " 7 UP UP 6' - 3 1/2" 3' - 6" 6' - 1 1/2" " 0 - ' 8 " 0 - ' 3 / " 2 1 1 - ' 2 / " 2 1 4 - ' 2 " 5 - ' 7 " 3 3' - 0 3/4" 3 1/2" " 0 - ' 3 " 2 / 1 4 - ' 3 " 5 - ' 9 / " 2 1 1 - ' 9 / " 2 1 4 - ' 2 / " 4 3 4 - ' 2 / " 4 1 8 - ' 2 " 0 - ' 3 / " 2 1 1 - ' 4 / " 2 1 6 - ' 3 " 2 1 3 / 3 1/2" 2 3/4" / " 2 1 4 - ' 2 3 " 0 - ' 3 / " 2 1 1 - ' 4 " 0 1 - ' 3 / " 2 1 3 2 7/8" 8' - 3" 8' - 3" 8' - 3" 2 7/8" 2 3/4" 3' - 10 1/4" 2' - 2 3/4" 6' - 2 1/2" 2' - 10 3/4" 2' - 7 3/4" 2' - 10 3/4" 3' - 6 3/4" 5' - 6" 4' - 6" 4' - 6 3/4" 2' - 10 3/4" 2' - 7 3/4" 2' - 10 3/4" 5' - 11" 2' - 6 1/4" 3' - 6 3/4" 6' - 1" 18' - 2 1/2" 10' - 0" 18' - 11" 6' - 4 1/2" 3 1/2" 1 A201 1 level 1 1/4" = 1'-0" : : M P 1 0 0 1 5 0 2 0 2 1 2 2 1 / / / " 2 1 6 - ' 9 1 " 0 - ' 0 2 / " 4 3 2 plan north true north 3' - 10 1/2" 3' - 2 1/4" 1' - 11" 7" 4' - 5 1/4" 7" 3' - 4 3/4" 5 3/4" 10' - 0" 1 A202 10' - 2 7/8" 2 3/4" 9' - 6 1/2" 2 3/4" / " 4 3 2 1. 2. 3. 4. 5. 6. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 18. 19. 20. 21. 1. 2. 3. 4. 5. 6. 7. 8. 9. FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. WINDOWS & DOORS SHALL HAVE TEMPERED GLASS OR LAMINATED SAFETY GLASS AS PER APPLICABLE CODES. CONTRACTOR TO COORDINATE W/ MANUFACTURERS. CONTRACTOR SHALL COORDINATE W/ WINDOW MANUFACTURER TO VERIFY EGRESSABLE WINDOWS ARE INSTALLED WHERE REQUIRED BY CODE. ALL PLUMBING, APPLIANCE & GAS VENTS SHALL VENT TO REAR OF ROOF RIDGE WHEREVER POSSIBLE. ALL VENTS SHALL BE GROUPED TO MINIMIZE ROOF PENETRATIONS. GENERIC SINKS & APPLIANCES SHOWN. COORDINATE ACTUAL SIZE, STYLE & LOCATION W/ OWNER. GENERIC MILLWORK SHOWN. COORDINATE FINAL MILLWORK DESIGN & ACCOMPANYING HARDWARE W/ OWNER PROVIDE CONTROL & EXPANSION JOINTS AS REQUIRED IN CONCRETE FLOORS, DRIVES, WALKS & PATIOS. PROVIDE WEATHERSEALS & SILLS AT ALL EXTERIOR DOOR THRESHOLDS. FROM INTERIOR FINISH FLOOR TO ANY EXTERIOR FINISH FLOOR, THE DROP SHALL BE A MINIMUM OF 1/2", UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY MATERIALS USED FOR DECK CONSTRUCTION AND FINISH FLOORING TO MAINTAIN MINIMUM DROP. SHOWER HEADS SHALL BE MOUNTED 7'-0" A.F.F. UNLESS NOTED OTHERWISE. ALL INTERIOR WALLS SHALL BE CONSTRUCTED OF 2X4 STUDS AT 16" O.C., EXCEPT AT PLUMBING WALLS OR POCKET DOOR WALLS. ALL WINDOWS WITHIN 24" OF AN EXTERIOR OR INTERIOR DOOR TO BE TEMPERED GLASS. WINDOW MANUFACTURER TO VERIFY FOR ALL TEMPERED GLASS LOCATIONS AS PER APPLICABLE CODE. ALL HINGED SHOWER DOORS SHALL SWING OUTWARD. GLAZING USED IN DOORS AND PANELS OF SHOWER ENCLOSURES SHALL BE FULLY TEMPERED OR LAMINATED SAFETY GLASS. THESE DOCUMENTS REFLECT NOMINAL WINDOW SIZES, UNLESS NOTED OTHERWISE. PROVIDE BLOCKING FOR CEILING FANS AS REQUIRED. BUILDER TO VERIFY SIZING AND LOCATION OF ALL APPLANCES & RELATED COMPONENTS 17. WEATHERSTRIP ATTIC ACCESS DOORS. ALL WALLS OVER 10'-0" IN HEIGHT TO BE FRAMED WITH 2X6 STUDS. IF WALLS OVER 10'-0" IN HEIGHT ARE NOT BUILT WITH 2X6 STUDS, THEYH MUST BE BUILT WITH DOUBLE 2X4 STUDS AT 12" O.C. PROVIDE BLOCKING FOR HANDRAIL MOUNTING AT STAIRS AS NECCESARY. PROVIDE BLOCKING AND/OR PROPER SUPPORT FOR SHOWER BENCHES. GC TO PROVIDE CODE COMPLIANT MANUFACTURED SPIRAL STAIR; COORDINATE LOCATIONS & CONFIGURATION WITH OWNER. DIMENSION PLAN NOTES FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. ALL WINDOWS & DOORS ARE DIMENSIONED TO CENTER LINE UNLESS OTHERWISE NOTED. GLASS SIZE PER MFR SPECS. ALL PLUMING EQUIPMENT IS DIMENSIONED TO CENTER LINE UNLESS OTHERWISE NOTED. FROM INTERIOR FINISH FLOOR TO ANY EXTERIOR FINISH FLOOR, THE DROP SHALL BE A MINIMUM OF 1/2", UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY MATERIALS USED FOR DECK CONSTRUCTION AND FINISH FLOORING TO MAINTAIN MINIMUM DROP. SHOWER HEADS SHAL BE MOUNTED 7'-0" A.F.F. UNLESS NOTED OTHERWISE. INTERIOR WALLS SHALL BE CONSTRUCTED OF 2X4 STUDS AT 16" O.C., EXCEPT AT PLUMBING WALLS OR POCKET DOOR WALLS, 2X6 STUDS SHALL BE USED. ALL WALLS OVER 10'-0" IN HEIGHT TO BE FRAMED WITH 2X6 STUDS. IF WALLS OVER 10'-0" IN HEIGHT ARE NOT BUILT WITH 2X6 STUDS, THEYH MUST BE BUILT WITH DOUBLE 2X4 STUDS AT 12" O.C. ALL DIMENSIONS SHOWN ON THIS PLAN ARE FROM STRUCTURAL FACE TO STRUCTURAL FACE, UNLESS NOTED OTHERWISE. r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 No. Description Date Date 2020.12.21 project number Drawn by Checked by 1114 tr ack first floor plan A101 A201 2 11' - 2" 1' - 1 1/2"2' - 11 3/4" 4' - 7 3/4" 4' - 4 1/2" 3 1/2" 10' - 5" 4' - 8" 4' - 4 1/4" 3' - 3 1/4"1' - 1 1/2" 10' - 10 1/2" 3 1/2" D W DN DN UP " 2 / 1 4 - ' 6 " 2 / 1 1 - ' 2 " 1 1 - ' 1 " 2 / 1 5 - ' 3 " 8 - ' 4 " 0 1 - ' 1 1' - 10" 3' - 4 3/4" 2' - 6" 3' - 10 3/4" 3' - 11 3/4" A202 2 3' - 0 1/2" 2' - 6" 2' - 1 7/8" 1' - 10 3/8" 2' - 2 1/2" " 9 - ' 8 " 4 - ' 3 / " 2 1 0 - ' 3 / " 4 3 6 - ' 2 / " 2 1 6 - ' 7 / " 4 1 1 - ' 2 / " 2 1 1 - ' 3 " 2 - ' 6 / " 2 1 0 - ' 4 / " 2 1 4 - ' 2 / " 2 1 3 / " 4 3 2 " 0 - ' 2 4' - 3 1/4" 3' - 7 1/4" W D DN UP / " 2 1 4 - ' 1 " 2 - ' 4 " 0 - ' 4 UP DN 1" / " 2 1 1 - ' 2 " 1 1 - ' 1 / " 2 1 5 - ' 3 " 8 - ' 4 " 0 1 - ' 1 " 1 1 - ' 9 4' - 3 1/2" " 8 - ' 1 2' - 6" 2' - 1 7/8" 1' - 10 3/8" 3' - 4" 5' - 8 1/4" 3' - 10 1/4" 4' - 10 3/4" 3' - 6 1/2" 8' - 5 1/4" 3' - 6 3/4" 10' - 8 1/2" 3' - 10 1/4" 8' - 5 1/4" 3' - 3" 5' - 2 1/4" 3' - 4 3/4" 1 level 2 1/4" = 1'-0" 1 A201 : : M P 4 0 0 1 5 0 2 0 2 1 2 2 1 / / " 4 - ' 3 " 2 / 1 0 - ' 3 " 2 / 1 4 - ' 2 / " 4 1 9 - ' 2 / " 2 1 9 - ' 7 / " 4 3 3 - ' 2 / " 2 1 4 - ' 3 " 4 - ' 6 / " 2 1 0 - ' 4 " 8 - ' 7 4' - 7" " 9 - ' 1 / " 2 1 7 - ' 1 " 4 - ' 4 " 0 - ' 4 4' - 0" 4' - 0" 4' - 0" 1 A202 / " 4 3 2 - ' 1 " 0 - ' 2 " 0 - ' 8 1 " 0 - ' 2 / " 4 1 9 10" 1' - 2" plan north true north ANNOTATION PLAN NOTES FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. WINDOWS & DOORS SHALL HAVE TEMPERED GLASS OR LAMINATED SAFETY GLASS AS PER APPLICABLE CODES. CONTRACTOR TO COORDINATE W/ MANUFACTURERS. CONTRACTOR SHALL COORDINATE W/ WINDOW MANUFACTURER TO VERIFY EGRESSABLE WINDOWS ARE INSTALLED WHERE REQUIRED BY CODE. ALL PLUMBING, APPLIANCE & GAS VENTS SHALL VENT TO REAR OF ROOF RIDGE WHEREVER POSSIBLE. ALL VENTS SHALL BE GROUPED TO MINIMIZE ROOF PENETRATIONS. GENERIC SINKS & APPLIANCES SHOWN. COORDINATE ACTUAL SIZE, STYLE & LOCATION W/ OWNER. GENERIC MILLWORK SHOWN. COORDINATE FINAL MILLWORK DESIGN & ACCOMPANYING HARDWARE W/ OWNER PROVIDE CONTROL & EXPANSION JOINTS AS REQUIRED IN CONCRETE FLOORS, DRIVES, WALKS & PATIOS. PROVIDE WEATHERSEALS & SILLS AT ALL EXTERIOR DOOR THRESHOLDS. FROM INTERIOR FINISH FLOOR TO ANY EXTERIOR FINISH FLOOR, THE DROP SHALL BE A MINIMUM OF 1/2", UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY MATERIALS USED FOR DECK CONSTRUCTION AND FINISH FLOORING TO MAINTAIN MINIMUM DROP. SHOWER HEADS SHALL BE MOUNTED 7'-0" A.F.F. UNLESS NOTED OTHERWISE. ALL INTERIOR WALLS SHALL BE CONSTRUCTED OF 2X4 STUDS AT 16" O.C., EXCEPT AT PLUMBING WALLS OR POCKET DOOR WALLS. ALL WINDOWS WITHIN 24" OF AN EXTERIOR OR INTERIOR DOOR TO BE TEMPERED GLASS. WINDOW MANUFACTURER TO VERIFY FOR ALL TEMPERED GLASS LOCATIONS AS PER APPLICABLE CODE. ALL HINGED SHOWER DOORS SHALL SWING OUTWARD. GLAZING USED IN DOORS AND PANELS OF SHOWER ENCLOSURES SHALL BE FULLY TEMPERED OR LAMINATED SAFETY GLASS. THESE DOCUMENTS REFLECT NOMINAL WINDOW SIZES, UNLESS NOTED OTHERWISE. PROVIDE BLOCKING FOR CEILING FANS AS REQUIRED. BUILDER TO VERIFY SIZING AND LOCATION OF ALL APPLANCES & RELATED COMPONENTS 17. WEATHERSTRIP ATTIC ACCESS DOORS. ALL WALLS OVER 10'-0" IN HEIGHT TO BE FRAMED WITH 2X6 STUDS. IF WALLS OVER 10'-0" IN HEIGHT ARE NOT BUILT WITH 2X6 STUDS, THEYH MUST BE BUILT WITH DOUBLE 2X4 STUDS AT 12" O.C. PROVIDE BLOCKING FOR HANDRAIL MOUNTING AT STAIRS AS NECCESARY. PROVIDE BLOCKING AND/OR PROPER SUPPORT FOR SHOWER BENCHES. GC TO PROVIDE CODE COMPLIANT MANUFACTURED SPIRAL STAIR; COORDINATE LOCATIONS & CONFIGURATION WITH OWNER. DIMENSION PLAN NOTES FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. ALL WINDOWS & DOORS ARE DIMENSIONED TO CENTER LINE UNLESS OTHERWISE NOTED. GLASS SIZE PER MFR SPECS. ALL PLUMING EQUIPMENT IS DIMENSIONED TO CENTER LINE UNLESS OTHERWISE NOTED. FROM INTERIOR FINISH FLOOR TO ANY EXTERIOR FINISH FLOOR, THE DROP SHALL BE A MINIMUM OF 1/2", UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY MATERIALS USED FOR DECK CONSTRUCTION AND FINISH FLOORING TO MAINTAIN MINIMUM DROP. SHOWER HEADS SHAL BE MOUNTED 7'-0" A.F.F. UNLESS NOTED OTHERWISE. INTERIOR WALLS SHALL BE CONSTRUCTED OF 2X4 STUDS AT 16" O.C., EXCEPT AT PLUMBING WALLS OR POCKET DOOR WALLS, 2X6 STUDS SHALL BE USED. ALL WALLS OVER 10'-0" IN HEIGHT TO BE FRAMED WITH 2X6 STUDS. IF WALLS OVER 10'-0" IN HEIGHT ARE NOT BUILT WITH 2X6 STUDS, THEYH MUST BE BUILT WITH DOUBLE 2X4 STUDS AT 12" O.C. ALL DIMENSIONS SHOWN ON THIS PLAN ARE FROM STRUCTURAL FACE TO STRUCTURAL FACE, UNLESS NOTED OTHERWISE. 1. 2. 3. 4. 5. 6. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 18. 19. 20. 21. 1. 2. 3. 4. 5. 6. 7. 8. 9. r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 No. Description Date Date 2020.12.21 project number Drawn by Checked by 1114 tr ack second floor plan A102 A202 2 7' - 0" 10' - 0" 7' - 0" 4' - 3 7/8" 3' - 8 1/8" 1' - 7 1/2"2' - 4 1/2" 2' - 1" 1' - 11" 3' - 4 5/8" 4' - 7 3/8" 1 A202 A201 2 EQ EQ DN " 8 - ' 3 / " 2 1 5 - ' 4 / " 2 1 1 - ' 3 1' - 6 1/2" 1' - 9" 4' - 9" / " 4 1 1 - ' 3 " 4 - ' 3 " 2 / 1 0 - ' 3 / " 4 3 1 - ' 5 / " 4 3 1 1 - ' 2 / " 4 3 9 - ' 4 / " 8 3 2 - ' 4 / " 8 3 2 - ' 4 / " 8 3 2 - ' 4 / " 4 3 5 - ' 2 " 0 - ' 1 / " 2 1 3 g n a h r e v o " 0 - ' 2 " 4 / 3 2 " 4 / 3 9 - ' 2 " 6 - ' 4 " 6 - ' 4 " 6 - ' 4 / " 4 3 3 - ' 1 " 5 - ' 2 / " 4 1 0 1 - ' 2 " 6 - ' 4 " 6 - ' 4 / " 4 3 5 - ' 2 " 0 - ' 1 / " 2 1 3 / " 4 3 2 g n a h r e v o " 0 - ' 2 / " 2 1 3 " 0 - ' 1 / " 4 3 2 g n a h r e v o " 0 - ' 2 1 A201 " 0 - ' 3 / " 4 3 9 - ' 2 " 6 - ' 4 " 6 - ' 4 / " 4 3 8 - ' 1 " 5 - ' 2 / " 4 1 0 1 - ' 2 " 6 - ' 4 " 6 - ' 4 / " 4 3 5 - ' 2 24' - 7" DN 1' - 3" " 8 - ' 3 " 6 - ' 6 / " 4 1 1 - ' 3 1' - 6 1/2" 5' - 0 1/2" 4' - 7 3/8" 3' - 8 1/8" 1' - 7 1/2"2' - 4 1/2" 2' - 1" 1' - 11" 3' - 4 5/8" 4' - 7 3/8" 7' - 0" 10' - 0" 7' - 0" / " 2 1 4 - ' 6 / " 2 1 1 - ' 8 / " 2 1 9 - ' 8 1 g n a h r e v o " 0 - ' 2 " 4 / 3 2 " 0 - ' 3 / " 2 1 4 - ' 3 / " 4 1 1 1 - ' 4 / " 4 1 2 - ' 3 / " 4 1 4 - ' 4 / " 4 1 1 / " 8 3 0 1 - ' 7 / " 8 7 1 1 - ' 3 / " 4 3 5 - ' 2 1 level 3 / attic 1/4" = 1'-0" : : M P 5 0 0 1 5 0 2 0 2 1 2 2 1 / / " 0 - ' 1 / " 2 1 3 2' - 0" overhang EQ EQ 2' - 0" overhang EQ EQ 2' - 0" overhang 2' - 0" overhang ANNOTATION PLAN NOTES FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. WINDOWS & DOORS SHALL HAVE TEMPERED GLASS OR LAMINATED SAFETY GLASS AS PER APPLICABLE CODES. CONTRACTOR TO COORDINATE W/ MANUFACTURERS. CONTRACTOR SHALL COORDINATE W/ WINDOW MANUFACTURER TO VERIFY EGRESSABLE WINDOWS ARE INSTALLED WHERE REQUIRED BY CODE. ALL PLUMBING, APPLIANCE & GAS VENTS SHALL VENT TO REAR OF ROOF RIDGE WHEREVER POSSIBLE. ALL VENTS SHALL BE GROUPED TO MINIMIZE ROOF PENETRATIONS. GENERIC SINKS & APPLIANCES SHOWN. COORDINATE ACTUAL SIZE, STYLE & LOCATION W/ OWNER. GENERIC MILLWORK SHOWN. COORDINATE FINAL MILLWORK DESIGN & ACCOMPANYING HARDWARE W/ OWNER PROVIDE CONTROL & EXPANSION JOINTS AS REQUIRED IN CONCRETE FLOORS, DRIVES, WALKS & PATIOS. PROVIDE WEATHERSEALS & SILLS AT ALL EXTERIOR DOOR THRESHOLDS. FROM INTERIOR FINISH FLOOR TO ANY EXTERIOR FINISH FLOOR, THE DROP SHALL BE A MINIMUM OF 1/2", UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY MATERIALS USED FOR DECK CONSTRUCTION AND FINISH FLOORING TO MAINTAIN MINIMUM DROP. SHOWER HEADS SHALL BE MOUNTED 7'-0" A.F.F. UNLESS NOTED OTHERWISE. ALL INTERIOR WALLS SHALL BE CONSTRUCTED OF 2X4 STUDS AT 16" O.C., EXCEPT AT PLUMBING WALLS OR POCKET DOOR WALLS. ALL WINDOWS WITHIN 24" OF AN EXTERIOR OR INTERIOR DOOR TO BE TEMPERED GLASS. WINDOW MANUFACTURER TO VERIFY FOR ALL TEMPERED GLASS LOCATIONS AS PER APPLICABLE CODE. ALL HINGED SHOWER DOORS SHALL SWING OUTWARD. GLAZING USED IN DOORS AND PANELS OF SHOWER ENCLOSURES SHALL BE FULLY TEMPERED OR LAMINATED SAFETY GLASS. THESE DOCUMENTS REFLECT NOMINAL WINDOW SIZES, UNLESS NOTED OTHERWISE. PROVIDE BLOCKING FOR CEILING FANS AS REQUIRED. BUILDER TO VERIFY SIZING AND LOCATION OF ALL APPLANCES & RELATED COMPONENTS 17. WEATHERSTRIP ATTIC ACCESS DOORS. ALL WALLS OVER 10'-0" IN HEIGHT TO BE FRAMED WITH 2X6 STUDS. IF WALLS OVER 10'-0" IN HEIGHT ARE NOT BUILT WITH 2X6 STUDS, THEYH MUST BE BUILT WITH DOUBLE 2X4 STUDS AT 12" O.C. PROVIDE BLOCKING FOR HANDRAIL MOUNTING AT STAIRS AS NECCESARY. PROVIDE BLOCKING AND/OR PROPER SUPPORT FOR SHOWER BENCHES. GC TO PROVIDE CODE COMPLIANT MANUFACTURED SPIRAL STAIR; COORDINATE LOCATIONS & CONFIGURATION WITH OWNER. DIMENSION PLAN NOTES FIELD VERIFY DIMENSIONS PRIOR TO START OF THE WORK. DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. ALL WINDOWS & DOORS ARE DIMENSIONED TO CENTER LINE UNLESS OTHERWISE NOTED. GLASS SIZE PER MFR SPECS. ALL PLUMING EQUIPMENT IS DIMENSIONED TO CENTER LINE UNLESS OTHERWISE NOTED. FROM INTERIOR FINISH FLOOR TO ANY EXTERIOR FINISH FLOOR, THE DROP SHALL BE A MINIMUM OF 1/2", UNLESS NOTED OTHERWISE. CONTRACTOR TO VERIFY MATERIALS USED FOR DECK CONSTRUCTION AND FINISH FLOORING TO MAINTAIN MINIMUM DROP. SHOWER HEADS SHAL BE MOUNTED 7'-0" A.F.F. UNLESS NOTED OTHERWISE. INTERIOR WALLS SHALL BE CONSTRUCTED OF 2X4 STUDS AT 16" O.C., EXCEPT AT PLUMBING WALLS OR POCKET DOOR WALLS, 2X6 STUDS SHALL BE USED. ALL WALLS OVER 10'-0" IN HEIGHT TO BE FRAMED WITH 2X6 STUDS. IF WALLS OVER 10'-0" IN HEIGHT ARE NOT BUILT WITH 2X6 STUDS, THEYH MUST BE BUILT WITH DOUBLE 2X4 STUDS AT 12" O.C. ALL DIMENSIONS SHOWN ON THIS PLAN ARE FROM STRUCTURAL FACE TO STRUCTURAL FACE, UNLESS NOTED OTHERWISE. 1. 2. 3. 4. 5. 6. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 18. 19. 20. 21. 1. 2. 3. 4. 5. 6. 7. 8. 9. r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 No. Description Date Date 2020.12.21 project number Drawn by Checked by 1114 Author Checker third floor / attic plan A103 max height 34' - 11 1/2" top plate 22' - 0" level 2 11' - 6" WOOD LINTEL TRIM WOOD SILL TRIM & APRON FIBER CEMENT TRIM WOOD LINTEL TRIM WOOD T&G SIDING WOOD SILL TRIM & APRON level 1 564' - 7" COMPOSITE SHINGLE ROOF FIBER CEMENT TRIM FIBER CEMENT LAP SIDING FIBER CEMENT TRIM 3' - 0" x 3' - 0" @ 4' - 11 1/2"H.H. 3' - 0" x 3' - 0" @ 4' - 11 1/2"H.H. " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 6 - ' 2 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 6 - ' 2 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 6 - ' 2 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 6 - ' 2 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ FIBER CEMENT TRIM WOOD LINTEL TRIM FIBER CEMENT LAP SIDING WOOD SILL TRIM & APRON WOOD LINTEL TRIM WOOD T&G SIDING WOOD COLUMN WOOD SILL TRIM & APRON " 0 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 0 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 0 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ COMPOSITE SHINGLE ROOF " 6 - ' 5 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 5 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 5 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ COMPOSITE SHINGLE ROOF FIBER CEMENT TRIM Key Value Keynote Legend - Elevations Keynote Text 1. 2. 3. 4. 4. 5. BLDG ELEVATION NOTES DO NOT SCALE DRAWINGS; WRITTEN DIMENSIONS SHALL GOVERN. REF A101 FLOOR PLAN. CONTRACTOR TO PROVIDE RAINSCREEN & FLASHING FOR ALL WINDOWS & DOORS FOR PROPER DRAINAGE. CONTRACTOR TO PROVIDE RAINSCREEN & FLASHING FOR ALL BRICK/MASONRY WALLS FOR PROPER DRAINAGE. GRADE LINES SHOWN ON DRAWINGS ARE FOR REPRESENTATIONAL PURPOSES ONLY. REFER TO CIVIL DRAWINGS FOR ACTUAL GRADE ELEVATIONS. ALL PLUMBING, APPLIANCE & GAS VENTS SHALL VENT TO REAR OF ROOF RIDGE WHEREVER POSSIBLE. ALL VENTS SHALL BE GROUPED TO MINIMIZE ROOF PENETRATIONS. 6. PAINT ALL GUTTERS & DOWNSPOUTS TO MATCH FIBER CEMENT SIDING. r e a c h a r c h i t e c t s 1107 south 8th street austin, texas 78704 512.970.5669 1 south elevation 1/4" = 1'-0" max height 34' - 11 1/2" top plate 22' - 0" COMPOSITE SHINGLE ROOF FIBER CEMENT TRIM level 2 11' - 6" FIBER CEMENT TRIM WOOD LINTEL TRIM FIBER CEMENT LAP SIDING WOOD SILL TRIM & APRON WOOD T&G SIDING WOOD LINTEL TRIM WOOD COLUMN WOOD SILL TRIM & APRON level 1 564' - 7" 2 north elevation 1/4" = 1'-0" : : M P 4 1 0 1 5 0 2 0 2 1 2 2 1 / / COMPOSITE SHINGLE ROOF FIBER CEMENT TRIM FIBER CEMENT LAP SIDING 3' - 0" x 3' - 0" @ 4' - 11 1/2"H.H. FIBER CEMENT TRIM " 0 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ 3' - 0" x 3' - 0" @ 8' - 0"H.H. COMPOSITE SHINGLE ROOF 3' - 0" x 3' - 0" @ 8' - 0"H.H. " 0 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ " 6 - ' 6 x " 0 - ' 3 . . H H " 2 / 1 1 1 - ' 7 @ WOOD LINTEL TRIM FIBER CEMENT LAP SIDING WOOD SILL TRIM & APRON FIBER CEMENT TRIM WOOD T&G SIDING WOOD LINTEL TRIM WOOD SILL TRIM & APRON 1510 palma plaza review set NOT PUBLISHED. ALL RIGHTS RESERVED BY REACH ARCHITECTS. DRAWINGS AND SPECIFICATIONS ARE INSTRUMENTS OF SERVIVE AND SHALL REMAIN THE PROPERTY OF REACH ARCHITECTS, ISSUED TO DESCRIBE DESIGN INTENT. THEY ARE NOT TO BE USED ON OTHER PROJECTS OR EXTENSIONS TO THIS PROJECT EXCEPT BY AGREEMENT IN WRITING AND WITH APPROPRIATE COMPENSATION TO REACH ARCHITECTS. CONTRACTOR, SUB-CONTRACTOR & SUPPLIERS ARE RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AND CONDITIONS AT THE JOB SITE, AND SHALL BE RESPONSIBLE FOR ALL LABOR AND MATERIALS REQUIRED IN ACCORDANCE WITH THE DESIGN INTENT. REACH ARCHITECTS WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THIS PROJECT. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE CODES AND ORDINANCES. these documents are for design review and not intended for construction bidding or permit purposes. they were prepared by, or under the supervision of: alan knox, aia # 21945 2020.12.21 No. Description Date Date 2020.12.21 project number Drawn by Checked by 1114 tr ack building elevations A201 “The property has long-standing significant associations with persons, groups, institutions, businesses, or events of historic importance which contributed significantly to the history of the city, state, or nation.” 1510 Palma Plaza HISTORICAL ASSOCIATION Must meet the following definition: A. Howard Osburn • Insurance, real estate developer & broker • Developed Upland Addition in east Austin Augusta Osburn • Sister to Renfro brothers who owned and operated Renfro Drug Stores • Augusta operated a circulating library out of the Renfro Drug Store on 12th St • Managed the segregated Austin Country Club 16 Advertisement for Upland Addition Austin Statesman August 2, 1942 Advertisement for Upland Addition Austin-American Statesman December 6, 1942 17 18 News story on the installation of Augusta Osburn as manager of the Austin Country Club Austin-American Statesman January 19, 1936 19 Source: Texas Historical Commission website https://www.thc.texas.gov/news-events/press-releases/austins-hancock-golf-course-listed-national- register-historic-places 20