C.7.1 - 2407 Jarratt Ave - Plans — original pdf

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" 7 - ' 3 1 K C A B T E S 4 # N O I T R O P " 0 - ' 0 4 3 # N O I T R O P K C A B T E S " 2 / 1 3 - ' 1 7 " 0 - ' 0 4 2 # N O I T R O P K C A B T E S PROPOSED HVAC LOCATION " 0 - ' 0 4 1 # N O I T R O P K C A B T E S PROPOSED GAS & ELEC. METER LOCATION ' 2 9 . 7 5 1 E " 5 1 6 0 ° 0 8 S ' " 2 / 1 2 - ' 7 2 E C N E F T L S I E G A N A R D I E G A N A R D I H C N E R T Y T I L I T U D E S O P O R P 7'-1" X 9 9.3' S 10°58'52" W 60.19' EXIST. STONE WALL 100 10' SETBACK N 3 O IN T H P R TI O HI G O @ P 99.7' X 9 9.7' LOT 19 BLOCK 1 X 9 9.9' 100 E G A N A R D I LINE OF EXIST. DRIVEWAY TO BE REMOVED 1 0 0.5'X OUTDOOR LIVING N 3 O IN T H P R TI O HI G O 100.3' @ P N 2 O IN T H P R TI O HI G O 100.6' @ P 1 0 0.6'X K C A B T E S E D S ' 5 I EXISTING DETACHED GARAGE TO REMAIN FIN. FLR. ELEV=100.02' L A N D S C A P E S T R I P PROPOSED RESIDENCE FIN. FLR. ELEV= 101.00' AVERAGE HEIGHT OF HIGHEST PITCH: 126.67' 1 0 0 " 2 / 1 4 - ' 2 1 K C A B T E S 4 # N O I T R O P K C A B T E S E D S ' I 5 " 2 / 1 4 - ' 7 6 " 0 - ' 0 4 3 # N O I T R O P K C A B T E S X 1 0 0.1' 1 0 0.4'X 11'-6 1/2" 100.0' LOWEST ADJACENT GRADE 1 0 0 1 0 0 L L A W E T E R C N O C . T S X E I 3'-0" 2'-0" 3'-0" " 0 - ' 0 4 2 # N O I T R O P K C A B T E S ) ' 4 . 7 5 1 ( ' 2 7 . 6 5 1 W ' " 0 0 0 0 ° 0 8 N " 0 - ' 0 4 1 # N O I T R O P K C A B T E S VISITABLE PUBLIC STREET EXTERIOR ROUTE PER VISITABILITY ORDINANCE (1:12 SLOPE MAX) (REFER TO SHEET A-2) " 2 / 1 1 1 - ' 5 4 R E D R O B E T E R C N O C . T S X E I NEW CONCRETE DRIVEWAY 1 0 0.5'X 25' SETBACK C.O.A. BUILDING LINE 1 0 0.4'X PORT- A-POT E G A N A R D I DUMPSTER COV'D. ENTRY 100.6' HIGHEST ADJACENT GRADE 48" H. MAS. COURTYARD WALL @ G HI P H P O 1 0 0.6' O R TI O IN T N 1 1 0 0.7'X MATERIAL STORAGE NEW PERVIOUS PAVERS 5'-6 1/2" EXIST. CONCRETE WALK X 1 0 0.7' X 1 0 0.6' N 09°50'30" E 59.90' E G A N A R D I I P R T S E P A C S D N A L 10'x15' CONSTR. ENTRY (3"x5" STONE) 12'-0 1/2" (12'-0" MIN.) 11'-9 1/2" EXIST. DRIVEWAY EXIST. CURB 1 0 0 WATER METERS 100 JARRATT AVENUE (50' R.O.W.) GENERAL PROJECT NOTES 1. 3. 6. 7. THESE CONSTRUCTION DOCUMENTS ARE INTENDED TO MEET ALL APPLICABLE CODES AND ORDINANCES. CONTRACTOR TO COMPLY WITH ALL LOCAL CODES, ORDINANCES AND DEED RESTRICTIONS. CONTRACTOR SHALL ALSO REQUIRE ALL SUBCONTRACTORS TO COMPLY WITH THESE REGULATIONS. 2. ANY DISCREPANCIES IN CONSTRUCTION DOCUMENTS OR NONCOMPLIANCE TO BE BROUGHT TO THE ATTENTION OF THE ARCHITECT PRIOR TO ANY WORK BEING PERFORMED OR MATERIALS BEING ORDERED. BUILDER ACCEPTS FULL RESPONSIBILITY FOR CHECKING PLANS TO ASSURE CONFORMITY TO CURRENT LOCAL BUILDING CODES. SHOULD ANY CHANGES BE MADE TO THESE PLANS BY BUILDER OR HIS REPRESENTATIVES WITHOUT CONTACTING THE ARCHITECT, THE BUILDER WILL ACCEPT FULL LIABILITY FOR AMENDED PLANS. 4. ARCHITECTS ARE GOVERNED BY THE TEXAS BOARD OF ARCHITECTURAL EXAMINERS, (512)458-1363. 5. WHILE THESE DRAWINGS ARE INTENDED TO SHOW SAME, THE ARCHITECT IS NOT RESPONSIBLE FOR GOVERNING AUTHORITY INTERPRETATIONS WHERE THOSE INTERPRETATIONS CONFLICT WITH THESE DRAWINGS &/OR SPECS. PORTIONS OF THIS WORK MAY NOT HAVE BEEN DRAWN BY A REGISTERED ARCHITECT. THESE DRAWINGS/SPECS ARE INSTRUMENTS OF SERVICE AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT WHETHER THE PROJECT IS EXECUTED OR NOT. THESE DRAWINGS SHALL NOT BE USED BY THE CLIENT FOR OTHER PROJECTS, FOR ADDITIONS TO THIS PROJECT, OR FOR COMPLETION OF THIS PROJECT BY OTHERS WITHOUT PERMISSION OF THIS ARCHITECT. 8. THESE DOCUMENTS DO NOT SHOW TYPICAL DETAILING &/OR WATERPROOFING. 9. WHEN THESE DOCUMENTS DO NOT SPECIFY ACTUAL PRODUCTS, MATERIALS OR SYSTEMS. CONTRACTOR ACCEPTS FULL RESPONSIBILITY FOR APPROPRIATE AND PROPER DETAILING FOR AND BETWEEN ALL ACTUAL PRODUCTS, MATERIALS, AND SYSTEMS SELECTED WHEN INSTALLED. 10. ALL COMPONENTS, MATERIALS, SYSTEMS AND FINISHES TO BE CONSTRUCTED AND INSTALLED PER MANUFACTURER'S RECOMMENDATIONS, CODE REQUIREMENTS AND REGULATED BUILDING PRACTICES. IF CONFLICTS ARISE BETWEEN ARCHITECTURAL PLANS OR SPECIFICATIONS AND MANUFACTURER'S SPECIFICATIONS CONTRACTOR IS TO CONTACT ARCHITECT PRIOR TO PURCHASE AND OR INSTALLATION OF MATERIALS FOR DIRECTION. 11. ARCHITECT IS NOT RESPONSIBLE FOR MEANS AND METHODS OF CONSTRUCTION WHICH ARE NOT DETAILED IN THESE CONSTRUCTION DOCUMENTS. CONTRACTOR WILL BE RESPONSIBLE FOR ALL ASPECTS OF CONSTRUCTION INCLUDING BUT NOT LIMITED TO ALL WATER AND DAMP PROOFING, LOAD CONNECTIONS AND MECHANIC, ELECTRICAL AND PLUMBING SYSTEMS. 12. ALL MATERIALS AND LABOR TO BE GUARANTEED FOR ONE YEAR FROM THE DATE OF FINAL PAYMENT, IN ADDITION TO ALL WARRANTIES THAT ARE STANDARD TO THE INDUSTRY. CONTRACTOR TO PROVIDE (SUPPLY AND INSTALL) ALL EQUIPMENT, LABOR SERVICES, AND MATERIALS REQUIRED FOR THE COMPLETE APPROVED INSTALLATION OF THE SYSTEMS CALLED FOR. 13. THESE DRAWINGS DO NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. THE CONTRACTOR IS RESPONSIBLE FOR INITIATING, MAINTAINING AND SUPERVISING ALL SAFETY PRECAUTIONS AND PROGRAMS NECESSARY FOR COMPLETION OF WORK. 14. ALL DIMENSIONS TO BE VERIFIED IN THE FIELD. REPORT ANY AND ALL DISCREPANCIES, ERRORS OR OMISSIONS TO THE ARCHITECT PRIOR TO COMMENCING WORK AND/OR ORDERING MATERIALS. MINOR DEVIATIONS, SUBJECT TO CONSTRUCTION REQUIREMENTS AND FIELD CONDITIONS, CAN BE EXPECTED. 15. UNDER NO CIRCUMSTANCES SHALL ANY DIMENSION BE SCALED FROM THESE DRAWINGS. ANY CRUCIAL DIMENSION NOT GIVEN SHALL BE BROUGHT TO THE ATTENTION OF THE ARCHITECT. 16. ALL DIMENSIONS SHOWN ON PLAN ARE TO THE STRUCTURAL FACE OF WALL AND DO NOT INCLUDE WALL FINISHES OR FURRING. 17. 18. 19. THE CONTRACTOR SHALL GIVE NOTICE TO ALL AUTHORIZED INSPECTORS, SUPERINTENDENTS OR PERSONS IN CHARGE OF UTILITIES AFFECTED BY HIS OPERATIONS PRIOR TO COMMENCING WORK. THE CONTRACTOR IS TO FILE FOR, AND SECURE ALL APPROVALS, PERMITS, TESTS, INSPECTIONS AND CERTIFICATES OF COMPLIANCE AS REQUIRED. THE CONTRACTOR IS RESPONSIBLE FOR ASSURING THAT ALL PERMITS NECESSARY TO LEGALLY PERFORM THE WORK HAVE BEEN OBTAINED PRIOR TO COMMENCING CONSTRUCTION. VERIFY EXISTING CONDITIONS AND DIMENSIONS PRIOR TO CONSTRUCTION START. 20. IN CASE OF DISCREPANCIES OR CONFLICTS ON THE DRAWINGS AND SPECIFICATIONS, OR BETWEEN THE DRAWINGS AND THE EXISTING CONDITIONS, CONTACT THE ARCHITECT OR OWNER BEFORE PROCEEDING WITH THE WORK. 21. CONTRACTOR SHALL CLEAN UP CONSTRUCTION AREAS AFFECTED BY DAILY WORK AND MAINTAIN A CLEAN AND ORDERLY WORK AREA AT ALL TIMES. REMOVE MATERIALS TO APPROVED DUMP SITES ONLY. CITY OF AUSTIN - GROSS FLOOR AREA EXISTING/ REMODELED NEW/ ADDITION EXEMPTION TOTAL AREA 1ST FLOOR AREA (INCL. MASONRY) 2ND FLOOR AREA (INCL. MASONRY) 1st FLOOR CEILING HT. OVER 15' BASEMENT MAIN HOUSE ATTIC GARAGE ATTIC GARAGE (ATTACHED) GARAGE (DETACHED) CARPORT (ATTACHED MAIN HOUSE) CARPORT (ATTACHED GUEST HOUSE) GROUND FLOOR PORCHES ACCESSORY BUILDING(S) (DETACHED) TOTAL GROSS FLOOR AREA TOTAL LOT AREA 0` 0` 0` 0` 0` 0` 0` 0` 0` 0` 0` 0` 0` 2,137.5` 1,571.9` 0` 0` 625.0` 0` 0` 500.0` 0` 0` 617.7` 0` 5,452.1` 0` 0` 0` 0` -625.0` 0` 0` -450.0` 0` 0` -617.7` 0` -1,692.7` 2,137.5` 1,571.9` 0` 0` 0` 0` 0` 50.0` 0` 0` 0` 0` 3,759.4` 9,445.5` 3,759.4`/9,445.5` x 100 = 39.80% FLOOR-TO-AREA RATIO (FAR) ALLOWABLE FAR: 9,445.5` x 40% = 3,778.2` CITY OF AUSTIN - BUILDING COVERAGE AREA 1ST FLOOR AREA GARAGE/CARPORT COVERED ENTRY COVERED SIDE ENTRY COVERED OUTDOOR LIVING TOTAL BUILDING COVERAGE TOTAL LOT AREA EXISTING/ REMODELED NEW/ ADDITION 0` 0` 0` 0` 0` 0` 2,137.5` 500.0` 180.1` 0` 341.0` 3,158.6` 3,158.6`/9,445.5` x 100 = 33.44% PERCENTAGE OF LOT ALLOWABLE BUILDING COVERAGE: 9,445.5` x 40% = 3,778.2` CITY OF AUSTIN - IMPERVIOUS COVERAGE AREA TOTAL BUILDING COVERAGE DRIVEWAY SIDEWALKS/WALKWAYS UNCOVERED PATIOS UNCOVERED WOOD STAIRS (50%) AC/STAIR PADS OTHER : COURTYARD WALL TOTAL IMPERVIOUS COVER TOTAL LOT AREA EXISTING/ REMODELED NEW/ ADDITION 0` 1,581.3` 0` 0` 0` 0` 0` 1,581.3` 3,141.2` -644.7` 0` 0` 0` 22.2` 38.0` 2,556.7` 4,138.0`/9,445.5` x 100 = 43.81% PERCENTAGE OF LOT ALLOWABLE IMPERVIOUS COVERAGE: 9,445.5` x 45% = 4,250.5` TOTAL 2,137.5` 500.0` 180.1` 0` 341.0` 3,158.6` 9,445.5` TOTAL 3,141.2` 936.6` 0` 0` 0` 22.2` 38.0` 4,138.0` 9,445.5` GENERAL SITE NOTES: 1. 2. 3. 4. 7. 8. BUILDER TO RESCULPTURE TOPO/FINISH GRADE TO PROVIDE PROPER DRAINAGE OF SURFACE WATER AWAY FROM BUILDING AS REQ'D. FINAL LOCATION OF PROPOSED RESIDENCE TO BE DETERMINED BY BUILDER. 10. PROVIDE CONTROL AND EXPANSION JOINTS AS REQUIRED ON CONCRETE DRIVES, WALKS AND PATIOS. 11. ALL EXTERIOR HVAC EQUIPMENT TO BE SCREENED PER CITY REQUIREMENTS, DEED RESTRICTIONS OF SUBDIVISION OR NEIGHBORHOOD ASSOCIATION. EXPOSED FOUNDATION TO BE MINIMUM OF 8" AND A MAXIMUM OF 24" ABOVE FINISHED GRADE OR PER SUBDIVISION REQUIREMENTS. UNDERPIN ALL EXPOSED FOUNDATIONS. 12. GARBAGE RECEPTACLES TO BE STORED IN GARAGE OR SCREENED FROM VIEW AND ANIMAL ACCESS. THERE ARE NO STORM SEWER INLETS WITHIN THE LOT FRONTAGE OR 10'-0" BEYOND THE SIDE PROPERTY LINES. 5. UTILITY LINE LOCATIONS ARE APPROXIMATES- GENERAL CONTRACTOR TO FIELD VERIFY FOR EXACT LOCATIONS. 6. VERIFY METER AND UTILITY SERVICE LOCATIONS PRIOR TO INSTALLATION. EROSION CONTROL BARRIERS TO BE INSTALLED PRIOR TO COMMENCEMENT OF CONSTRUCTION. STABILIZED TEMPORARY CONSTRUCTION DRIVEWAY TO BE IN PLACE PRIOR TO COMMENCEMENT OF CONSTRUCTION. 9. CONFIRM ALL DRIVEWAY, WALKWAY AND PVC LAYOUTS/LOCATIONS PRIOR TO COMMENCING WORK. 13. LOCATION OF MAILBOX AND EXTERIOR DRIVEWAY LIGHT(S) TO BE VERIFIED PRIOR TO INSTALLATION. 14. ALL CONSTRUCTION MATERIALS AND WASTE TO BE STORED ON SITE DURING CONSTRUCTION. 15. LANDSCAPE PLANS TO BE PROVIDED BY OTHERS AND PERMIT FOR SAME TO BE OBTAINED SEPARATELY FROM THESE PLANS. 16. NO EXISTING TREES TO BE REMOVED OR DISTURBED WITHOUT OWNER APPROVAL. 17. ALL STUMPS AND ROOTS SHALL BE REMOVED FROM THE SOIL TO A DEPTH OF 12" BELOW THE SURFACE OF THE GROUND IN THE AREA OF THE BUILDING. 18. CONTRACTOR SHALL CLEAN UP AREAS AFFECTED BY DAILY WORK AND REMOVE DEBRIS AND MATERIALS FROM THE SITE UPON COMPLETION OF THE WORK. LEGAL DESCRIPTION: 2407 JARRATT AVENUE LOT 19 BLOCK 1 AUSTIN, TX 78703 TRAVIS COUNTY N S E W NOTE: LANDSCAPE ARCHITECT TO PROVIDE SWALES AND AREA DRAINS AS REQUIRED TO DIVERT WATER AWAY FROM HOUSE. SITE PLAN SCALE 1:10 I I L E S N K E L A T A N D N A D D O T : I R O F E C N E D S E R M O T S U C A . E V A T T A R R A J 7 0 4 2 3 0 7 8 7 X T , N I T S U A COPYRIGHT © 2020 ALL RIGHTS RESERVED. THESE DESIGNS/ DRAWINGS ARE THE SOLE PROPERTY OF CORNERSTONE ARCHITECTS AND MAY NOT BE REPRODUCED IN ANY FORM, BY ANY METHOD, FOR ANY PURPOSE WITHOUT P R E V I O U S W R I T T E N P E R M I S S I O N . REVISION: GIST E R E D AR RK D . CA R E R A M C H I T L E C T S O N S T 139 2 7 A T E FO XE T SA 12/15/2020 KINSEL RESIDENCE SHEET A1 PROJECT NO: DRAWN BY: DATE: CHECKED BY: PROJECT MGR: 20120 LW 12/15/2020 -X EW 0 2 0 2 R E B M E C E D 5 1 - T E S T I M R E P TOP OF SETBACK PLANES 30-FOOT SIDE-GABLED ROOF EXEMPTION MAX BUILDING HEIGHT (FROM MIDPOINT OF ADJACENT GRADES):132.3' 7.5:12 PITCH COMPOSITE ROOF (TYP.) 12 12 12 12 12 12 12 12 12 12 12 12 AVERAGE HEIGHT OF HIGHEST PITCH: 126.67' 12 7.5 12:12 PITCH COMPOSITE ROOF (TYP.) PLT. HT. 12:12 PITCH 30-FOOT SIDE-GABLED ROOF EXEMPTION " 0 - ' 2 METAL CHIMNEY, FLUE, & SPARK ARRESTOR PER SPECS & CODE 12 12 1'-4" 12 12 MAS. " 4 - ' 2 OUTLINE OF CEILING BEYOND JOB BUILT SADDLE DECOR. VENT " 6 - ' 3 1 C K PL A N E N # 1 @ P O RTIO SETB A PLT. HT. 2ND FIN. FLR. PLT. HT. " 1 - ' 9 " 6 - ' 1 " 1 - ' 0 1 FIN. FLR. = 101.00' MASONRY (TYP.) 12 2 MASONRY (TYP.) 12 2 JOB BUILT CRICKET MASONRY (TYP.) " 0 - ' 0 1 12 12 12 12 R5'-0" JOB BUILT CURVED ROOF 12 2 PLT. HT. " 0 - ' 1 " 0 - ' 9 " 0 - ' 8 OPEN TO COVERED ENTRY FINISHED GRADE FINISHED GRADE FRONT ELEVATION SCALE 3/16" = 1'-0" PLT. HT. PLT. HT. S E T B P P L O A A R N C TI E O @ K N # 1 " 1 1 - ' 0 1 " 9 - ' 8 2ND FIN. FLR. PLT. HT. " 6 - ' 1 3RD FIN. FLR. " 4 - ' 1 PLT. HT. " 1 - ' 9 " 0 - ' 2 3 " 2 / 1 4 - ' 6 2 . X O R P P A 2ND FIN. FLR. " 6 - ' 1 PLT. HT. 100.6' - HIGHEST ADJACENT GRADE MIDPOINT LINE OF ADJACENT GRADES: 100.3' 100.0' LOWEST ADJACENT GRADE " 2 / 1 9 " 2 / 1 9 FIN. FLR. = 101.00' FINISHED GRADE MASONRY (TYP.) PLT. HT. " 1 1 - ' 0 1 " 9 - ' 8 JOB BUILT CURVED ROOF 12:12 PITCH " 0 - ' 1 " 0 - ' 8 " 0 - ' 7 OPEN TO COV'D ENTRY OUTLINE OF 48" H. MAS. COURTYARD WALL MASONRY (TYP.) " 0 - ' 9 MAS. " 8 - ' 9 OUTLINE OF 48" H. MAS. COURTYARD WALL " 1 - ' 0 1 " 1 - ' 0 1 BRACKET PER BUILDER BOTTOM PLANE OF SETBACK PORTION #1 (ELEV. 100.6') BOTTOM PLANE OF SETBACK PORTION #1 (ELEV. 100.6') " 0 - ' 8 BRACKETS PER BUILDER BOTTOM PLANE OF SETBACK PORTION #2 (ELEV. 100.6') " 0 - ' 8 MAS. LUG FIN. FLR. = 101.00' MAS. LUG FIN. FLR. = 101.00' APPROX. 21'-3" (30-FOOT SIDE-GABLED ROOF EXEMPTION) 12 3 SIDING SIDING 12 7.5 JOB BUILT SADDLE " 0 - ' 7 " 0 - ' 8 MASONRY (TYP.) 2:12 PITCH PLT. HT. 12:12 PITCH " 4 - ' 5 PLT. HT. " 5 - ' 0 1 SIDING 12 1 3RD FIN. FLR. PLT. HT. " 4 - ' 1 2ND FIN. FLR. PLT. HT. PLT. HT. " 1 - ' 9 " 6 - ' 1 " 0 - ' 1 " 1 - ' 0 1 " 1 - ' 9 12 1 OPEN TO ALFRESCO DINING SIDING RIGHT ELEVATION SCALE 3/16" = 1'-0" FINISHED GRADE BOTTOM PLANE OF SETBACK PORTION #3 (ELEV. 100.3') GENERAL ELEVATION NOTES 1. ALL WINDOW HDR. HTS. LOWER FLOOR TO BE 8'-0" A.F.F. 5. ACTUAL ELEVATIONS TO VARY PER GRADE OF EXISTING LOT. UNLESS NOTED OTHERWISE ON FLOOR PLANS. ALL WINDOW HDR. HTS. UPPER FLOOR TO BE 6'-8" A.F.F. UNLESS NOTED OTHERWISE ON FLOOR PLANS. 2. 3. PROVIDE MIN. 4" W. TRIM AT ALL SIDES OF ALUMINUM WINDOWS. SIDING TRIM AT SIDING WALL VENEER AND 1X4 WD. TRIM AT SIDING/WOOD VENEERS. EXPOSED FOUNDATION TO BE MINIMUM OF 8" AND A MAXIMUM OF 24" ABOVE FINISHED GRADE OR PER SUBDIVISION REQUIREMENTS. UNDERPIN ALL EXPOSED FOUNDATIONS. 4. GRADE LINES SHOWN ON ELEVATION DRAWINGS SHALL NOT BE CONSTRUED TO REPRESENT ACTUAL FINISH GRADES. VERIFY FINISH GRADE ON JOB SITE. 6. ALL PLUMBING, APPLIANCE AND GAS VENTS TO BE GANGED TO THE FEWEST NUMBER POSSIBLE PENETRATING THE ROOF AND KEPT TO REAR OF ROOF WHEREVER POSSIBLE. 7. CHIMNEY/FLUE SHOWN AT MINIMUM DIMENSIONAL HEIGHT REQUIREMENTS PER CODE. BUILDER RESPONSIBLE FOR CONSTRUCTING CHIMNEY/FLUE TO ENSURE PROPER DRAW FOR FIREPLACE BASED ON HOUSE & SITE ORIENTATION VERSUS PREVAILING WINDS. 8. CONTRACTOR TO PROVIDE RAINSCREEN AND FLASHING BEHIND ALL SIDING / SIDING VENEERS TO ASSURE ADEQUATE DRAINAGE. 30-FOOT SIDE-GABLED ROOF EXEMPTION 30-FOOT SIDE-GABLED ROOF EXEMPTION 7.5:12 PITCH COMPOSITE ROOF (TYP.) PLT. HT. " 4 - ' 5 " 6 - ' 4 3RD FIN. FLR. PITCH BREAK 3:12 PITCH SIDING PLT. HT. " 4 - ' 5 G N D S I I 12 12 " 4 - ' 2 1'-4" 12 12 MAS. SIDING OPEN TO COVERED TERRACE " 0 - ' 8 36" H. RAILING ABV. PER CODE OUTLINE OF CEILING BEYOND DECOR. VENT 3RD FIN. FLR. PLT. HT. " 4 - ' 1 3RD FIN. FLR. " 4 - ' 1 PLT. HT. " 6 - ' 3 1 " 0 - ' 8 S E T @ B P A C O R TI K P L O A N N # E 2 " 1 - ' 9 " 1 - ' 9 2ND FIN. FLR. " 6 - ' 1 PLT. HT. 12 2 1:12 PITCH METAL ROOF SIDING 2ND FIN. FLR. 2ND FIN. FLR. 12 7 PLT. HT. PLT. HT. " 6 - ' 1 " 6 - ' 1 PLT. HT. PLT. HT. 3RD FIN. FLR. PLT. HT. C K PL A N E N # 2 @ P O RTIO SETB A " 5 - ' 0 1 " 1 - ' 0 1 FIN. FLR. = 101.00' FINISHED GRADE PLT. HT. " 1 - ' 9 " 0 - ' 8 SIDING BRACKET PER BUILDER BOTTOM PLANE OF SETBACK PORTION #2 (ELEV. 100.6') SIDING OPEN TO ALFRESCO DINING OPEN TO OUTDOOR LIVING " 1 - ' 9 " 0 - ' 8 " 1 - ' 0 1 " 1 - ' 0 1 " 1 - ' 9 FIN. FLR. = 101.00' FIN. FLR. = 101.00' FINISHED GRADE FINISHED GRADE BOTTOM PLANE OF SETBACK PORTION #3 (ELEV. 100.3') REAR ELEVATION SCALE 3/16" = 1'-0" APPROX. 19'-2" (30-FOOT SIDE-GABLED ROOF EXEMPTION) 12 7.5 12 7.5 SIDING 12 3 12:12 PITCH COMPOSITE ROOF (TYP.) 12:12 PITCH COMPOSITE ROOF (TYP.) 12:12 PITCH SIDING " 0 - ' 9 COMPOSITE ROOF (TYP.) 7:12 PITCH " 0 - ' 8 MASONRY (TYP.) 12 1 OPEN TO OUTDOOR LIVING MASONRY (TYP.) SIDING " 0 - ' 8 BOTTOM PLANE OF SETBACK PORTION #2 (ELEV. 100.6') " 0 - ' 9 BOTTOM PLANE OF SETBACK PORTION #1 (ELEV. 100.6') MASONRY (TYP.) " 0 - ' 9 3RD FIN. FLR. PLT. HT. " 4 - ' 1 2ND FIN. FLR. PLT. HT. " 6 - ' 1 " 1 - ' 9 " 1 - ' 0 1 0 2 0 2 R E B M E C E D 5 1 - T E S T I M R E P COPYRIGHT © 2020 ALL RIGHTS RESERVED. THESE DESIGNS/ DRAWINGS ARE THE SOLE PROPERTY OF CORNERSTONE ARCHITECTS AND MAY NOT BE REPRODUCED IN ANY FORM, BY ANY METHOD, FOR ANY PURPOSE WITHOUT P R E V I O U S W R I T T E N P E R M I S S I O N . REVISION: GIST E R E D AR RK D . CA R E R A M C H I T L E C T S O N S T 139 2 7 A T E FO XE T SA 12/15/2020 KINSEL RESIDENCE SHEET A5 PROJECT NO: DRAWN BY: DATE: CHECKED BY: PROJECT MGR: 20120 LW 12/15/2020 -X EW MAS. LUG FIN. FLR. = 101.00' FINISHED GRADE LEFT ELEVATION SCALE 3/16" = 1'-0" 1'-0" " 0 - ' 1 9'-1" PL A.F.F. @ 1ST FLR 1'-0" " 0 - ' 1 H C T I P 2 1 : 1 METAL ROOF 12:12 PITCH 12:12 PITCH 1'-0" " 0 - ' 1 R L F D N 2 @ . F . F . A L P " 1 - ' 9 1'-0" " 0 - ' 1 10'-1" PL A.F.F. @ 1ST FLR 1'-0" " 0 - ' 1 1'-0" " 0 - ' 1 " 0 - ' 1 5'-4" PL A.F.F. @ 3RD FLR 10'-5" PLT. HT. (FROM 2ND FLR.) 1'-0" " 0 - ' 1 JOB BUILT SADDLE H C T I P 2 1 : 3 H C T I P 2 1 : 5 . 7 1'-0" L L A W Y N O P 2'-0" 7:12 PITCH PITCH BREAK COMPOSITE ROOF (TYP.) H C T I P 2 1 : 5 . 7 H C T I P 2 1 : 5 . 7 2:12 PITCH " 0 - ' 0 1 R L F T S 1 @ . F . F . A L P " 1 - ' 0 1 4'-10" . T H . T L P " 1 1 - ' 0 1 ) . R L F D N 2 M O R F ( " 0 - ' 1 12:12 PITCH 12:12 PITCH 12:12 PITCH 12:12 PITCH 12:12 PITCH 12:12 PITCH . T H . T L P " 1 1 - ' 0 1 ) . R L F D N 2 M O R F ( " 0 - ' 1 . T H . T L P " 1 1 - ' 0 1 ) . R L F D N 2 M O R F ( " 0 - ' 1 . T H . T L P " 1 1 - ' 0 1 ) . R L F D N 2 M O R F ( . T H . T L P " 1 1 - ' 0 1 ) . R L F D N 2 M O R F ( " 0 - ' 1 " 0 - ' 1 . T H . T L P " 1 1 - ' 0 1 ) . R L F D N 2 M O R F ( 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" 1'-0" " 0 - ' 1 " 0 - ' 1 8'-9" PLT. HT. (FROM 2ND FLR.) NOTE: PROVIDE ICE & WATER SHIELD AT ROOFS BELOW 3:12 PITCH. FLASH ALL ROOF PENETRATIONS & WALLS ADJACENT TO ROOF PROVIDE KICK-OUTS & DRAINS WHERE REQ'D. 12:12 PITCH 12:12 PITCH JOB BUILT SADDLE JOB BUILT CRICKET 6:12 PITCH 6:12 PITCH R L F D N 2 @ . F . F . A L P " 1 - ' 9 . F . F . A L P " 8 ' 9 R L F T S 1 @ 1'-6" " 0 - ' 1 R L F T S 1 @ . F . F . A L P " 8 ' 9 " 0 - ' 1 1'-6" 244 SQ FT SOLAR READY ZONE - VERIFY NO VENTS, CHIMNEYS, PARAPETS, OR ROOF MOUNTED EQUIPMENT OBSTRUCTS THIS AREA N S E W ROOF PLAN SCALE 3/16" = 1'-0" 1'-0" " 0 - ' 1 R L F D N 2 @ . F . F . A L P " 1 - ' 9 " 6 " 0 - ' 1 1'-0" " 0 - ' 1 " 6 R L F T S 1 @ . F . F . A L P " 1 - ' 0 1 1'-0" R L F D N 2 @ . F . F . A L P " 1 - ' 9 " 0 - ' 1 1'-0" GENERAL ROOF NOTES: 1. PITCHES TO BE AS NOTED ON PLANS. 2. HIPS, VALLEYS & RIDGES TO BE FRAMED ONE SIZE LARGER THAN RAFTERS. 3. ALL PLUMBING, APPLIANCE AND GAS VENTS TO VENT TO REAR OF ROOF RIDGE WHEREVER POSSIBLE. 4. ALL VENTS TO BE GANGED TO THE FEWEST NUMBER POSSIBLE PENETRATING THE ROOF. ALL OVERHANGS TO BE 18" FROM THE FRAMEWALL UNLESS NOTED OTHERWISE. 5. U.N.O. ALL INTERIOR WALLS OF ONE STORY PLANS TO BE LOAD BEARING. 6. ALL EXTERIOR OPENINGS TO BE LOAD BEARING. 7. WHEN ENGINEERED TRUSSES TO BE USED TRUSS DESIGN & SPACING TO BE PER ENGINEER'S SPECIFICATIONS. 8. 9. BUILDER ACCEPTS FULL RESPONSIBILITY FOR CHECKING PLANS TO ASSURE CONFORMITY TO CURRENT LOCAL BUILDING CODES. SHOULD ANY CHANGES BE MADE TO THESE PLANS BY BUILDER OR HIS REPRESENTATIVES WITHOUT CONTACTING THE ARCHITECT, THE BUILDER WILL ACCEPT FULL LIABILITY FOR AMENDED PLANS. THE DESIGN & SIZING OF ALL LOAD BEARING HEADERS, STRUCTURAL BEAMS AND TRUSSES IS THE RESPONSIBILITY OF THE AGENT (ENGINEER/TRUSS MANUFACTURER, ETC.) CHOSEN BY THE BUILDER/OWNER TO DO SAID DESIGN. 0 2 0 2 R E B M E C E D 5 1 - T E S T I M R E P COPYRIGHT © 2020 ALL RIGHTS RESERVED. THESE DESIGNS/ DRAWINGS ARE THE SOLE PROPERTY OF CORNERSTONE ARCHITECTS AND MAY NOT BE REPRODUCED IN ANY FORM, BY ANY METHOD, FOR ANY PURPOSE WITHOUT P R E V I O U S W R I T T E N P E R M I S S I O N . REVISION: GIST E R E D AR RK D . CA R E R A M C H I T L E C T S O N S T 139 2 7 A T E FO XE T SA 12/15/2020 KINSEL RESIDENCE SHEET A6 PROJECT NO: DRAWN BY: DATE: CHECKED BY: PROJECT MGR: 20120 SFH, LW 12/15/2020 -X EW DECO BEAMS PER FLOOR PLAN DECO BEAMS PER FLOOR PLAN DECO BEAMS PER FLOOR PLAN OPEN ABV. OPEN ABV. OPEN ABV. OPEN ABV. " 0 - ' 1 DOOR TO OUTDOOR LIVING DOOR TO ALFRESCO DINING T & S PER INT. DES. T & S PER INT. DES. T & S PER INT. DES. DOOR TO PANTRY OPEN TO BUTLER " 0 - ' 8 OPEN TO GALLERY " 0 - ' 8 " 0 - ' 9 (2) ADJ. SHLVS. (2) ADJ. SHLVS. (2) ADJ. SHLVS. " 0 - ' 0 1 " 0 - ' 0 1 (2) ADJ. SHLVS. " 0 - ' 0 1 " 0 - ' 2 " 6 - ' 3 " 6 - ' 1 " 0 - ' 3 " 0 - ' 2 " 6 - ' 3 " 6 - ' 1 " 0 - ' 3 SINK W/ DISP. PULL OUT TRASH DRWR. SPACE FOR DW VENT HOOD PER OWNER/ INT. DESIGNER SELECTION SPACE FOR 48" RANGE " 0 - ' 2 " 0 - ' 0 1 " 0 - ' 8 " 6 - ' 1 " 6 - ' 3 " 0 - ' 3 L E N A P D E X F I T E S O L C M O O R B (2) ADJ. SHLVS. " 0 - ' 3 SPACE FOR 48" B.I. REF. R E R U T C A F U N A M R E P . T H KITCHEN 1 KITCHEN 2 KITCHEN 3 BLDR. TO PROVIDE BULKHEAD SUPPORTS AS REQ'D. " 0 - ' 3 FXD. PANELS " 0 - ' 3 BLDR. TO PROVIDE BULKHEAD SUPPORTS AS REQ'D. ISLAND 4 ISLAND 5 " 0 - ' 3 SHLVS. CABINETS @ KNEE SPACE " 0 - ' 3 FXD. PANELS BLDR. TO PROVIDE BULKHEAD SUPPORTS AS REQ'D. BLDR. TO PROVIDE BULKHEAD SUPPORTS AS REQ'D. DECO BEAMS PER FLOOR PLAN PROVIDE CONCEALED CONDUIT FOR T.V. POWER & MEDIA CONNECTIONS T.V. LOCATION PROVIDE WALL RECESS FOR T.V. MOUNTING BRACKET & ADD'L BLOCKING & FRAMING AS REQ'D. FIREPLACE AND MANTLE DESIGN PER INT. DES./ OWNER SELECTION 24"D. RUMFORD FIREBOX RE: #22 GEN. PLAN NOTES " 6 - ' 1 (2) ADJ. SHLVS. OPEN SHLVS. BEADBOARD 24" D. BENCH " 0 - ' 0 1 " 0 - ' 0 1 " 0 - ' 5 " 6 - ' 3 " 6 - ' 1 HOOKS " 0 - ' 8 T & S PER INT. DES. POCKET DOOR TO DINING SINK " 0 - ' 3 " 0 - ' 2 " 0 - ' 3 " 0 - ' 2 " 0 - ' 3 " 0 - ' 2 " 6 - ' 3 " 6 - ' 1 " 0 - ' 3 " 0 - ' 0 1 OPEN ABV. (1) ADJ. SHLVS. GLASS UPPERS W/ LIGHTING T & S PER INT. DES. " 0 - ' 2 SINK SPACE FOR ICE MAKER SPACE FOR U.C. WINE REF. BUTLER 10 ISLAND 6 ISLAND 7 LIVING 8 MUD/UTILITY 1/BUTLER 9 NOTE USED 11 WAINSCOT & BLOCK PANELING PER INTERIOR DESIGNER OPEN SHLVS. OPEN SHLVS. OPEN TO GALLERY " 0 - ' 8 " 0 - ' 0 1 FIREPLACE AND MANTLE DESIGN PER INT. DES./ OWNER SELECTION 36" MAGNUM ISOKERN PER OWNER SELECTION " 0 - ' 0 1 " 0 - ' 3 " 0 - ' 0 1 " 0 - ' 0 1 MIRROR ON WALL @ ANGLE " 0 - ' 8 DOOR TO W.C. TILE SURROUND PER INT. DES./ OWNER SELECTION " 0 - ' 2 " 0 - ' 2 SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION LAV. (2) ADJ. SHLVS. " 0 1 - ' 2 HAMPER " 0 - ' 3 " 0 1 - ' 2 " 0 - ' 5 " 0 - ' 3 " 0 - ' 0 1 CAB. FACE " 4 - ' 2 " 0 - ' 8 " 0 - ' 8 WALL MOUNTED TUB FILLER TILE SURROUND PER INT. DES./ OWNER SELECTION " 0 - ' 2 CAB. FACE " 0 - ' 5 " 0 - ' 0 1 " 0 - ' 8 FREE-STANDING TUB PER OWNER SELECTION " 0 - ' 3 DINING 12 LIBRARY 13 PWDR. 14 MASTER W.I.C./BATH 15 MASTER BATH 16 " 0 - ' 2 TILE SURROUND PER INT. DES./ OWNER SELECTION " 0 1 - ' 2 (2) ADJ. SHLVS. " 0 - ' 0 1 " 0 - ' 8 " 4 - ' 2 HAMPER " 0 1 - ' 2 " 0 - ' 3 SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION LAV. SOAP NICHE BEYOND " 0 - ' 2 FRAMELESS GLASS SHWR. DOOR " 0 - ' 4 " 0 - ' 8 (2) ADJ. SHLVS. MASTER W.I.C. 19 MASTER W.I.C. 20 " 0 - ' 3 " 0 - ' 3 " 0 - ' 3 FXD. PANELS " 0 - ' 3 FXD. PANELS DOOR TO BEDROOM 2 DOOR TO OUTDOOR TERRACE " 0 - ' 9 MASTER BATH/W.I.C. 17 W.C. 18 MASTER W.I.C. 21 MASTER W.I.C. 22 SITTING 24 0 2 0 2 R E B M E C E D 5 1 - T E S T I M R E P COPYRIGHT © 2020 ALL RIGHTS RESERVED. THESE DESIGNS/ DRAWINGS ARE THE SOLE PROPERTY OF CORNERSTONE ARCHITECTS AND MAY NOT BE REPRODUCED IN ANY FORM, BY ANY METHOD, FOR ANY PURPOSE WITHOUT P R E V I O U S W R I T T E N P E R M I S S I O N . REVISION: GIST E R E D AR RK D . CA R E R A M C H I T L E C T S O N S T 139 2 7 A T E FO XE T SA 12/15/2020 KINSEL RESIDENCE SHEET A7 PROJECT NO: DRAWN BY: DATE: CHECKED BY: PROJECT MGR: 20120 LW 12/15/2020 -X EW INTERIOR ELEVATIONS SCALE 3/8" = 1'-0" SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION FURNITURE VANITY BY OWNER " 0 - ' 2 " 6 - ' 3 " 6 - ' 4 " 0 - ' 0 1 12 8 12 8 12 8 12 8 " 0 - ' 9 DOOR TO HALL DOOR TO BATH 3 " 0 - ' 9 RODS AND SHELVES BY OTHERS RODS AND SHELVES BY OTHERS " 0 - ' 8 " 0 - ' 9 " 0 - ' 9 " 0 - ' 9 DOOR TO CLOSET DOOR TO BATH 3 DOOR TO HALL TILE SURROUND PER INT. DES./ OWNER SELECTION " 0 - ' 1 FURR-DN. FURR-DN. SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION LAV. " 0 1 - ' 2 (2) ADJ. SHLVS. " 0 - ' 9 " 0 - ' 9 " 0 - ' 8 " 4 - ' 2 " SOAP 0 - NICHE ' 2 HAMPER " 0 - ' 4 " 0 - ' 3 " 0 1 - ' 2 TILE PER OWNER SELECT. TUB PER OWNER SELECT. OPEN ABOVE " 0 - ' 1 OPEN SHLVS. " 0 - ' 1 " 0 - ' 4 " 6 - ' 1 " 6 - ' 2 ACCENT FINISH/TILE SURROUND PER INT. DES./ OWNER SELECTION KNEE SPACE BELOW OPEN ABV. OPEN ABV. FURR-DN. BEDROOM 2 25 BATH 2 26 BATH 2 27 W.I.C. 28 HALL 29 BEDROOM 3 30 TILE SURROUND PER INT. DES./ OWNER SELECTION TILE SURROUND PER INT. DES./ OWNER SELECTION WINDOW BEYOND TILE PER OWNER SELECT. SOAP NICHE FRAMELESS GLASS SHWR. ENCLOSURE SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION LINE OF CEILING (2) ADJ. SHLVS. " 0 - ' 9 18"D UPPERS T & S PER INT. DES. 30"D COUNTERTOP LAV. FRAMELESS GLASS SHWR. ENCLOSURE " 0 - ' 9 " 0 - ' 3 " 0 - ' 2 " 0 - ' 4 (2) ADJ. SHLVS. 18"D UPPERS " 4 - ' 3 " 6 - ' 1 " 4 - ' 8 " 4 - ' 3 " 6 - ' 1 " 6 - ' 3 SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION SPACE FOR MIRROR PER INTERIOR DESIGN/OWNER SELECTION 30"D COUNTERTOP T & S PER INT. DES. SINK LAV. LAV. SPACE FOR WASHER & DRYER " 6 - ' 3 " 0 - ' 3 " 0 - ' 3 BATH 3 31 BATH 3 32 UTILITY 2 UTILITY 2 34 BATH 4 35 / W . T H Y F R E V ( I . T C E L E S D / W S R E N W O ' 33 FURR-DN. FURR-DN. " 0 - ' 1 " 0 - ' 1 " 0 - ' 1 " 0 - ' 8 " 0 - ' 9 " 0 - ' 8 (2) ADJ. SHLVS. " 0 1 - ' 2 " 0 - ' 9 " 4 - ' 2 " 0 - ' 8 HAMPER " 0 1 - ' 2 " 0 - ' 9 " 0 - ' 3 " 0 - ' 2 SOAP NICHE TILE PER OWNER SELECT. " 0 - ' 4 TUB PER OWNER SELECT. BATH 4 36 TUB BATH 4 37 BEDROOM 5 38 " 4 - ' 8 12 (TYP) 12 12 (TYP) 12 SLOPED CLG " 0 - ' 7 " 4 - ' 5 " 0 - ' 7 " 0 - ' 5 12 (TYP) 7.5 12 (TYP) 7.5 OPEN BEYOND 36" GRILL STAINLESS STEEL DOORS (TYP. @ O.D. KITCHEN) STUCCO " 0 - ' 3 GAMEDIA 39 GAMEDIA 40 OUTDOOR KITCHEN 41 GENERAL INT. ELEV. NOTES 1. WIDTH DIMENSIONS ARE APPROXIMATE. MEASURE ON 4. SITE FOR EXACT WIDTH OF CABINET AREAS. 2. STANDARD STILES BETWEEN DOORS & DRAWERS ARE SHOWN. CHECK WITH CONTRACTOR FOR EXACT STILE PLACEMENT & WIDTH. 5. SHELVES ARE SPACED EQUALLY UNLESS NOTED. ADJUSTABLE SHELVES IN ALL CABINET LOCATIONS, EXCEPT WHERE NOTED AS FIXED OR GIVEN A SPECIFIC HEIGHT. LAVATORIES AND SINKS SHOWN ARE NOT ACTUAL FIXTURE. CHECK WITH BUILDER/DESIGNER/OWNER FOR ACTUAL FIXTURE STYLE AND SIZE. 8. 9. PROVIDE 2" GROMMET AT ALL KNEE SPACES OF DESKS FOR CORD & CABLE ACCESS TO PLUGS BELOW. 11. TOP & SPLASH MATERIAL AT ALL CABINETS TO BE AS PER SPECS. PROVIDE GROMMETS AS REQ'D. FOR CABLES AT ENTERTAINMENT CENTERS, MEDIA CENTERS &/OR AUDIO/VIDEO CENTERS. 12. CROWN MOLDING, INTERIOR WINDOW/DOOR TRIM, BASEBOARD & TILE SHOWN TO BE PER OWNER &/OR INTERIOR DESIGNER. 3. VERIFY CABINETS AND CABINET STYLE(S) WITH OWNER, INTERIOR DESIGNER OR BUILDER. STANDARD DOORS & DRAWERS ARE SHOWN. CHECK WITH CONTRACTOR FOR EXACT DOOR & DRAWER PLACEMENT, FRONTS & HARDWARE. 6. APPLIANCE DIMENSIONS MAY VARY. CHECK WITH BUILDER FOR EXACT DIMENSIONS. 7. PROVIDE VENT HOLES AS REQUIRED FOR AIR CIRCULATION OF IN-CABINET COMPUTER EQUIPMENT. 10. CABINET CONTRACTOR TO PROVIDE AND INSTALL END PANELS TO MATCH CABINET FACE DESIGNS. PROVIDE AT ALL END PANEL LOCATIONS AND AT ALL WALL FRONTS AT RAISED BAR LOCATIONS. PROVIDE MATCHING OR PER DESIGNER SELECTION BULKHEADS AS REQUIRED FOR STURDY TOP SUPPORT. 13. SPECIALTY CABINETS, HARDWARE, AND/OR ACCESSORIES TO BE COORDINATED BETWEEN DESIGNER, OWNER & SUBCONTRACTOR AS REQUIRED. INTERIOR ELEVATIONS SCALE 3/8" = 1'-0" 0 2 0 2 R E B M E C E D 5 1 - T E S T I M R E P COPYRIGHT © 2020 ALL RIGHTS RESERVED. THESE DESIGNS/ DRAWINGS ARE THE SOLE PROPERTY OF CORNERSTONE ARCHITECTS AND MAY NOT BE REPRODUCED IN ANY FORM, BY ANY METHOD, FOR ANY PURPOSE WITHOUT P R E V I O U S W R I T T E N P E R M I S S I O N . REVISION: GIST E R E D AR RK D . CA R E R A M C H I T L E C T S O N S T 139 2 7 A T E FO XE T SA 12/15/2020 KINSEL RESIDENCE SHEET A8 PROJECT NO: DRAWN BY: DATE: CHECKED BY: PROJECT MGR: 20120 LW 12/15/2020 -X EW