B.6.1 - 3105 Wheeler St - plans — original pdf
Backup
GENERAL NOTES PROJECT DESCRIPTION SITE NOTES Cover Sheet / General Notes/ Site Plan Tree Preservation Plan 1. It is the intent of these Contract Documents to establish a high quality level of material and workmanship, but not necessarily to note and call for every last item of work to be done. Any item not specifically covered but deemed necessary for satisfactory completion of the work shall be accomplished by the Contractor in a manner consistent with the quality of work without additional cost to the owner. All material and methods of installation shall be in accordance with industry standards and manufacturer's recommendations. 2. The Contractor shall be responsible for a thorough review of all drawings specifications and existing conditions prior to commencement of work. This includes but is not limited to site utilities and the structural scope of work. The failure of the Contractor to report discrepancies and seek modification or change prior to commencement of work shall be construed as full acceptance of the condition in question by the Contractor. The Contractor shall assume responsibility for all work depicted by the Contract Documents regardless of whether the Subcontractors agree as to whose jurisdiction certain areas of the scope of work are under. 3. It shall be assumed that the Contractor and the Subcontractors are sufficiently experienced to be considered qualified in their respective work responsibilities. The Contractor shall insure that the Owner receives acceptable workmanship common to the industry from all Subcontractors and material suppliers and is responsible for hiring qualified staff personnel and/ or Subcontractors as necessary. 4. The Contractor shall verify the location of all existing utilities so that the work may proceed safely and be coordinated among all Subcontractors and personnel involved. The Contractor shall notify the Owner and Designer in advance of any work required by public utility entities that will affect the cost of schedule of the work. 5. The contractor shall meet all safety requirements applicable in the city of Austin and maintain a safe working environment for all personnel and occupants during the entire project. The jobsite is to be kept orderly and as clean as possible during all construction activities. 6. This drawing set is provided to communicate only the basic design of the building. Structural design by others, all plumbing and Electrical shall also be design build and shall be coordinated by contractor. 7. Any errors and omissions or inconsistencies found in these drawings shall be brought to the Architects attention immediately. Do not proceed with work until all issues have been resolved in writing. 8. Do not scale the drawings, written dimensions take precedence over scale dimensions. 9. All new construction dimensions are drawn to the face of new studs as shown on the drawings. Any inconsistencies shall be brought to the Designer's attention prior to the commencement of work. 10. The Contractor shall verify all grades and grading requirements prior to the commencement of work. Grades shown are approximate, therefore all stairs and finish floor elevations shall be coordinated in the field. Note: Two consecutive steps shall constitute a stair, and stairs shall not exceed 7 3/4" rise or a 10" run per code. Mount one handrail per stair to continue the length of the run at 34" above the nosing typical. All stairs shall be built in conformance with all codes as applicable. 11. All 'clear' and 'minimum' dimensions shall be within 1/8" along it's full length. No adjustments shall be made without the Designer's prior written consent. 12. Locations of all partitions and doors shall be approved by the Designer or Owner in the field prior to construction. The Contractor shall notify the Designer or Owner of any conflicts or discrepancies in the location of new construction. 13. Larger scale drawings take precedence over small scale, details take precedence over all. Contractor shall notify the Designer of any discrepancies in writing prior to commencement of work. 14. The Contractor and Owner shall take responsibility to meet all code and manufacturer's requirements. It is the responsibility of the Builder to insure the project conforms to all codes applicable at the time of construction. Note: Manufacturers installation guidelines take precedence over diagrammatic details and drawings. Any inconsistencies shall be brought to the Owner's attention prior to the commencement of work. EROSION CONTROL 1. The contractor shall install erosion/sedimentation controls and tree/natural area protective fencing prior to any site preparation work (clearing, grubbing or excavation). 2. The contractor is required to inspect the controls and fences at weekly intervals and after significant rainfall events to insure that they are functioning properly. The person(s) responsible for maintenance of controls and fences shall immediately make any necessary repairs to damaged areas. Silt accumulation at controls must be removed when the depth reaches six (6) inches. TREE PROTECTION 1. All trees and natural areas shown on plan to be preserved shall be protected during construction with temporary fencing. 2. Protective fences shall be erected according to City of Austin Standards for Tree Protection. 3. Protective fences shall be installed prior to the start of any site preparation work (clearing, grubbing or grading), and shall be maintained throughout all phases of the construction project. 4. Erosion and sedimentation control barriers shall be installed or maintained in a manner which does not result in soil build-up within tree drip lines. 5. Protective fences shall surround the trees or group of trees, and will be located at the outermost limit of branches (drip line) , for natural areas, protective fences shall follow the Limit of Construction line, in order to prevent the following: A. Soil compaction in the root zone area resulting from vehicular traffic or storage of equipment or materials; B. Root zone disturbances due to grade changes (greater than 6 inches cut or fill), or trenching not reviewed and authorized by the City Aborist; C. Wounds to exposed roots, trunk or limbs by mechanical equipment; D. Other activities detrimental to trees such as chemical storage, cement truck cleaning, and fires. VISITABILITY NOTES 1. At noted ground floor bathroom on plan provide: lateral two-inch by six-inch or larger nominal wood blocking installed flush with stud edges of bathroom walls. Centerline of the blocking must be 34 inches from and parallel to the interior floor level, except for the portion of the wall located directly behind the lavatory. 2. All light switches to be intalled at 48"aff to top of box, all wall outlets and receptacles must be installed minimum 15"aff to bottom of box. SYMBOLS Detail / Title Detail / Title Number 1 Window Type designation see window schedule Sheet Number Exterior Elevation Elevation Number Sheet Number Interior Elevation(s) Elevation Number Sheet Number Address: 3105 Wheeler St Austin, Texas 78705 Legal: Lot 71 Block 9, Block 7 Aldridge Place Zoning: SF-3 NUNA Aldridge Place PROJECT INFORMATION Owner: Kim and Ryan Battle 3105 Wheeler Austin, TX 78705 Architect: Donald Harris AIA 512.297.4206 VICINITY MAP Hemphill Park W 32nd St W 33rd St Laurel Ln Speedway Guadalupe St W 30nd St W 29nd St 3105 Wheeler Street North G u a d a l u p e S t SHEET INDEX A1.0 A1.1 A2.0 A2.1 A2.2 A2.3 A3.0 A3.1 A4.0 Demolition Plan Foundation Layout Floor Plan Roof Plan Elevations Elevations Building Sections ZONING CALCULATIONS Building & Impervious Coverage 3105 Wheeler Building Coverage (roofed areas) 1st Floor Conditioned Area Existing Addition Carport Covered Porch front Covered Porch Rear Total Building Area: Lot Area per Plat: % Building Coverage on Lot: Conditioned Area: Yielded Floor Area Ratio on Lot: Impervious Coverage Total Building Coverage on Lot Driveway Area Sidewalks & Walkways Uncovered Patios Uncovered Wood Decks Air Conditioner Pads Concrete Slabs or Decks Other Impervious Coverage Impervious Coverage: Total Reduction % Impervious Coverage on Lot: 1309 226 197 1535 7801 28.3% 1309 1682 0.2156 1535 67 238 1840 2754 35.3% 373 284 210 -197 670 373 670 215 20 9 914 Page 1 OHE 1 6 . 4 2 ' LOT 71 7,801 sq ft N 81°09'40"W 5' SIDE YARD SETBACK 103.14' OHE EXSTING CONC PAD 574 OHE 238 sq ft 19" LIV E O A K OHE EXISTING SIDEWALK W H E E L E R S T NEW DRIVEWAY APRON PORCH 226 sq ft 2 5 ' F R O N T Y A R D S E T B A C K 2 4 . 5 8 ' N 1 2 ° 4 4 2 0 " W ' 1 2 ' - 0 " 3 3 ' - 0 " 2 ' - 0 " ' - 0 " 2 4 . 5 7 ' DRIVEWAY 215 sq ft 67 sq ft HOUSE 1,309 sq ft PORCH 210 sq ft ' 0 0 . 6 6 ' E " 0 1 6 4 ° 8 S K C A B T E S D R A Y R A E R ' 0 1 OHE OHE NORTH 9 1 . 7 9 ' H T R O N T C E J O R P CARPORT 303 sq ft 20" E L M 5 ' S I D E YA R D S E T B A C K 17" P E C A N 572 S 6 4 ° 5 9 ' 2 0 " W ADDITION 374 sq ft Site Plan SCALE: 1/8" = 1'-0" Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW SHEET NUMBER A1.0 SITE NOTES EROSION CONTROL 1. The contractor shall install erosion/sedimentation controls and tree/natural area protective fencing prior to any site preparation work (clearing, grubbing or excavation). 2. The contractor is required to inspect the controls and fences at weekly intervals and after significant rainfall events to insure that they are functioning properly. The person(s) responsible for maintenance of controls and fences shall immediately make any necessary repairs to damaged areas. Silt accumulation at controls must be removed when the depth reaches six (6) inches. TREE PROTECTION 1. All trees and natural areas shown on plan to be preserved shall be protected during construction with temporary fencing. 2. Protective fences shall be erected according to City of Austin Standards for Tree Protection. 3. Protective fences shall be installed prior to the start of any site preparation work (clearing, grubbing or grading), and shall be maintained throughout all phases of the construction project. 4. Erosion and sedimentation control barriers shall be installed or maintained in a manner which does not result in soil build-up within tree drip lines. 5. Protective fences shall surround the trees or group of trees, and will be located at the outermost limit of branches (drip line) , for natural areas, protective fences shall follow the Limit of Construction line, in order to prevent the following: A. Soil compaction in the root zone area resulting from vehicular traffic or storage of equipment or materials; B. Root zone disturbances due to grade changes (greater than 6 inches cut or fill), or trenching not reviewed and authorized by the City Aborist; C. Wounds to exposed roots, trunk or limbs by mechanical equipment; D. Other activities detrimental to trees such as chemical storage, cement truck cleaning, and fires. Pruning must happen only once during project and should take place prior to potential construction damage. Pruning must be performed by a qualified arborist. Save receipts for the Final Tree Inspector. No impacts to 1/2 Critical Root Zones (CRZ) (>4 inches) or canopies (>25%) of Protected Trees allowed. This includes utilities and fence posts. Utility trenching must avoid the 1/2 CRZ. If this is not possible, these utilities must be air-excavated for the top 30" by a qualified arborist to avoid cutting any roots 1.5 inch + diameter. Save receipts and take photos for the Final Tree Inspector. CRZ fencing (5 foot + tall chain link) per the Environmental Criteria Manual Section 3.5.2 is required for duration of the project for all protected trees that have CRZs within the Limits of Construction (LOC). If tree fencing cannot incorporate the entire available CRZ, an 8 inch layer of shredded hardwood mulch within any unfenced portion of the entire root zone is required for all protected trees which have any disturbance (including access pathways) indicated within their CRZ. No concrete or paint washout, chem toilet or dumpster placement within the full CRZ of a protected tree. If heavy equipment will be rolling over the mulched root zone, filter fabric between soil and mulch is required. On top of the mulch, at the tree inspector¿s discretion, job site shall lay breathable mats or plywood sheets to create a work surface that can be easily rolled over. Strapping 2x4 or thicker lumber (6 foot tall min) securely around tree trunk and root flare is required if fencing cannot go around the entire CRZ. Do not pile mulch directly against the tree trunks. No over-excavation of the foundation or compaction within the ½ CRZs of protected trees. No formwork/batter board stakes other than rebar with pointed tip are allowed within ½ CRZs of protected trees. 576 OHE EXISTING SIDEWALK W H E E L E R S T NEW DRIVEWAY APRON G A S L I N E W A T E R L I N E 1 2 ' - 0 " 3 3 ' - 0 " 2 ' - 0 " ' - 0 " 2 4 . 5 7 ' Tree Preservation Plan SCALE: 1/8" = 1'-0" LOT 71 7,801 sq ft PORCH 226 sq ft OHE EXSTING CONC PAD 574 OHE 238 sq ft 1/4 CRZ R 4'-6" R 9' 19" LIV E O A K OHE 1/2 CRZ 67 sq ft HOUSE 1,309 sq ft PORCH 210 sq ft T POST AND 5' HIGH CHAINLINK PROTECTION FENCE PLACE 8" MULCH OUTSIDE FENCE TO DRIP LINE OF TREE S E W E R LIN E DRIVEWAY 215 sq ft CARPORT 303 sq ft T POST AND 5' HIGH CHAINLINK PROTECTION FENCE PLACE 8" MULCH OUTSIDE FENCE TO DRIP LINE OF TREE ADDITION 374 sq ft 17" P E C A N 572 OHE OHE NORTH H T R O N T C E J O R P T POST AND 5' HIGH CHAINLINK PROTECTION FENCE PLACE 8" MULCH OUTSIDE FENCE TO DRIP LINE OF TREE 1/4 CRZ R 5' 20" E L M R 10' 1/2 CRZ 1/2 CRZ Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW SHEET NUMBER A1.1 REFURBISH EXISTING BUILT UP WOOD COULMNS (E)-R (E)-R (E)-R (E)-R (E)-R REMOVE SCREEN AND ALL ASSOCIATED FRAMING AND TRIM REMOVE FLOOR DECKING EXISTING PORCH (E)-R (E)-R (E)-R EXISTING FIREPLACE REBUILD/REFURBISH SIDE CABINETS EXISTING DOOR TO REMAIN DINING ROOM REMODELED NEW WALL AND CEILING FINISHES ALL (E) -R WINDOW TO BE REFURBISHED REPAINTED AND REGLAZED WHERE NECESSARY REMOVE WINDOWS PATCH AND REPLACE SIDING AS NECESSARY REMOVE ALL FIXTURES AND FINISHES EXISTING STEPS EXISTING DOOR TO REMAIN EXISTING LVING ROOM NEW WALL AND CEILING FINISHES STRIP ALL WALL FINISHES TO SHIPLAP OR FRMAING ALL (E) -R WINDOW TO BE REFURBISHED REPAINTED AND REGLAZED WHERE NECESSARY REMOVE AND SALVAGE INTERIOR DOORS FOR REUSE EXISTING BEDROOM 2 (E)-R NEW WALL AND CEILING FINISHES (E)-R (E)-R (E)-R (E)-R BATH (E)-R REMOVE ALL BATH FIXTURES AND FINISHES BATHROOM TO BE REPIPED (E)-R CUT OUT EXISTING PINE FLOORING A THIS LOCATION 303 sq ft Demo Plan SCALE: 1/4" = 1'-0" 210 sq ft 394 sq ft Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW SHEET NUMBER A2.0 P R O J E C T N O R T H RIDGE V A L L E Y VALLEY NEW DECKING AT EXISTING ROOF E G D R I V A L L E Y STANDING SEAM MTL ROOF V A L L E Y E G D R I 3 A4.0 2 A4.0 2 1 : 1 2 1 : 1 Roof Plan SCALE: 1/4" = 1'-0" 1 A4.0 2 1 : 1 2 1 : 1 1 A4.0 Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A 3 A4.0 2 A4.0 MATCH EXISTING EAVE AND RAKE DETAIL W/ EXPOSED RAFTER TAILS JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW P R O J E C T N O R T H SHEET NUMBER A2.3 3 A4.0 3 A4.0 NEW STANDING SEAM MTL. ROOF BERRIDGE 'LED COTE' 2 A4.0 EXISTING WINDOWS TO REMAIN REPAIR / REGLAZE AND REPAINT AS NECESSARY 2 A4.0 EXISTING FRONT PORCH REMOVE SCREEN ENCLOSURE AND REPLACE WOOD T&G PAINTED FLOOR TO MATCH West SCALE: 1/4" = 1'-0" 1 A4.0 ADDITION SCREENED PORCH 1 A4.0 EXISTING WINDOWS TO REMAIN REPAIR / REGLAZE AND REPAINT AS NECESSARY EXISTING FRONT PORCH REMOVE SCREEN ENCLOSURE AND REPLACE WOOD T&G PAINTED FLOOR TO MATCH North SCALE: 1/4" = 1'-0" Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW SHEET NUMBER A3.0 2 A4.0 BEDROOM AND PORCH ADDITION NEW STANDING SEAM MTL. ROOF BERRIDGE 'LED COTE' VERTICAL WOOD SIDING AT ADDITION CONTRASTING STAIN OR PAINT COLOR South SCALE: 1/4" = 1'-0" 1 A4.0 2 A4.0 PLASTER UNDERPINNING WITH VENTS AS REQUIRED 3 A4.0 NEW STANDING SEAM MTL. ROOF BERRIDGE 'LED COTE' VERTICAL WOOD SIDING AT ADDITION CONTRASTING STAIN OR PAINT COLOR PLASTER UNDERPINNING WITH VENTS AS REQUIRED East SCALE: 1/4" = 1'-0" 1 A4.0 NEW SCREENED PORCH 6X6 DF POSTS AND T&G FLOOR PAINTED SCREENED PORCH 3 A4.0 Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW SHEET NUMBER A3.1 KITCHEN CARPORT PRIMARY BATH CARPORT 1 Building Section SCALE: 1/4" = 1'-0" 2 Building Section SCALE: 1/4" = 1'-0" 3 Building Section SCALE: 1/4" = 1'-0" SCREENED PORCH KITCHEN LIVING ROOM PORCH Don Harris | Architect 512.297.4206 www.donharrisarchitect.com I N O T D D A I / L E D O M E R D E S O P O R P t e e r t S l r e e e h W 5 0 1 3 5 0 7 8 7 S A X E T , I N T S U A JOB No. 2021-3105 REVISION 6.23.2021 HRC REVIEW SHEET NUMBER A4.0