4 - 1500 Hartford Rd - Presentation — original pdf

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ATTACHED CARPORT 6 5 9 T HE O 0 10 20 30 40 FT 8 5 9 T 7 5 9 T rock wall 9 7 K C A B T E D S R YA R A E 10' R metal steps see note at proposed ADU floor plans - p.3 9 7 uncovered wood deck & steps NOTE ON OVERHANGS [WHERE APPLICABLE] roof eave projections <50 from property lines must meet 1-hr. rating per 2015 IRC table R302.1(1). [i.e.: solid 'hardisoffit' or equal at underside, no venting] roof eave projections MAY NOT project more than 2'-0" into a required yard (S 31°51'00" W -- 69.21') 5' PUE (PLAT) concrete slab to be removed 9 3 O H E G G rock w all 8 9 concrete stoop & steps 5' SID E Y A R D S E T B A C K 9 9 r o c k w all O H E 9 4 W O H E 1 5' S T R E E T S I D E Y A R D S E T B A C K REPLACE ROOF OVER FAMILY / DINING new gable roof AREA OF ADDITION new dormer roof above existing construction COVERED FRONT PORCH O H E 9 5 ( N 4 8 ° 2 4'0 9 6 3 5 9 T O H E 0" W -- 1 1 1.6 8') E N FI E L D R O A D uncovered concrete porch & steps 4 5 9 T sid e w alk 2 5 9 T 9 8 O H E 9 7 O H E O O HE H E c u r b inlet O H E O HE 9 9 O HE 1 6 4 T O HE O H O E HE W O HE CH = N 81°01'56" E -- 13.37' A=15.43' R=8.43' 2-STORY ADU 1500 Hartford Road, Building #2 pier & beam / slab foundation 2-STORY HOUSE 1500 Hartford Road pier & beam foundation S 60°09'00" E - -- 120.47' (120.00') attached carport 1 0 0 concrete stoop & steps E K C A ETB D S R O H E NTYA O 25' FR O H E 1 0 1 O H E concrete walkway & steps 5 5 9 T HE O 1 0 2 HE O HE O 10'-4" existing curb cut to remain D A O D R R HE O (S 31°51'00" W -- 84.00') RTFO A H curb inlet 0 0 1 O H E HE O O HE provide erosion & sedimentation controls per C.O.A. standards to prevent debris from entering city sewer system SURVEY NOTE: BENCHMARK: TRIANGLE ON CURB ASSUMED ELEVATION = 100.00' 08.30 2021 T C E T I H C R A L E B E O G I I D E H l t e n . l a b o g c b s @ e b e o g d e h i i l 4 8 8 9 . 4 5 4 . 2 1 5 . h p I I N O T D D A M O O R H T A B / L E D O M E R D A O R D R O F T R A H 0 0 5 1 I T M R E P R O F E U S S I . 1 2 0 2 0 3 8 0 . p. 1 tree table 13.2" M.S.Hackberry 20" Oak 13" M.S.Hackberry 12" Chinaberry [dead] 27.8" Pecan 20" Hackberry 23.5" Pecan 18" M.S. Unknown T 953 T 953 T 954 T 955 T 956 T 957 T 958 T 461 proposed site plan scale on full size sheet: 1" = 10' scale on reduced sheet: 1" = 20' zoning: SF-3 legal description: Lot 1 Enfield 'F' tax ID: 112746 geographic ID: 0113040518 site calculations lot size: 9,790 s.f., per survey dated 06.01.2021 provided by owner areas ground floor house: 2nd floor house: 2nd floor addition under new dormer: covered front porch: uncovered front porch & steps: concrete walkway & steps in front yard: attached carport in north yard: uncovered concrete stoop & steps: uncovered wood deck & steps: ground floor detached garage: ground floor accessory dwelling unit: 2nd floor accessory dwelling unit: metal stair: uncovered concrete driveway: portion of sidewalk at southeast corner: AC pad [3]: 2218 562 44 230 260 164 190 30 132 408 218 626 64 1142 40 18 building coverage house: covered front porch: attached carport in north yard: ground floor detached garage: ground floor accessory dwelling unit: 3264 (33.34%) 2218 230 190 408 218 impervious coverage building coverage: uncovered front porch & steps: concrete walkway & steps in front yard: uncovered concrete stoop & steps: uncovered wood deck & steps: metal stairs: uncovered concrete driveway: portion of sidewalk at southeast corner: AC pad [3]: 5048 (51.56%) 3264 260 164 30 66 [counted at 50%] 64 1142 40 18 gross floor area house: 2nd floor house: 2nd floor addition under new dormer: covered front porch: attached carport in north yard: ground floor detached garage: ground floor accessory dwelling unit: 2nd floor accessory dwelling unit: 3668 (37.47%) 2218 562 44 0 [230 sf exempted] 0 [190 sf exempted] 0 [408 sf exempted] 218 626 scope of work House: interior remodel - new bathrooms, laundry room & kitchen new finishes throughout new windows throughout add bathroom under new dormer roof upstairs ADU interior remodel - new bathrooms & kitchen new finishes throughout new windows throughout Upgrade plumbing to meet current code and execute scope-of-work Upgrade electrical service to meet current code and execute scope-of-work Upgrade mechanical service to meet current code and execute scope-of-work notes These drawings represent architectural intent ONLY. Structural design and specification to be performed by others All finish, detailing and materials selections by Owner Lot Survey was performed under separate contract by Owner codes City of Austin Land Development Code 2021 International Residential Code + local amendments 2017 National Electrical Code + local amendments 2015 Uniform Plumbing Code + local amendments 2015 Uniform Mechanical Code + local amendments 2015 International Fire Code + local amendments 2015 International Energy Conservation Code + local amendments UNCOVERED WOOD DECK repair / replace damaged wood remove door prep opening for installation of new door enlarge openings to accomodate new egress windows at this location BEDROOM 1 FAMILY / DINING ROOM DEMO FLAT ROOF OVER FAMILY / DINING ROOM prep for new gable roof framing per framing plan BATHROOMS & CLOSETS demo to studs KITCHEN demo to studs ATTIC ACCESS for HVAC equipment ATTIC ACCESS for HVAC equipment BEDROOM 2 LIVING ROOM 0 2 4 6 8 10 FT CARPORT repair / replace damaged wood BATH & CLOSETS demo to studs BONUS ROOM BONUS ROOM ATTIC ACCESS for HVAC equipment AREA OF DORMER ADDITION selective demo as needed second floor plan -- existing / demo scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • remove walls indicated by dashed lines • provide temporary support as needed / per engineer's recommendations • remove all windows and doors - prep openings for installation of new units • remove all carpet, fixtures, cabinets, etc. remove door prep opening for installation of new door remove door prep opening for installation of new door remove door prep opening for installation of new door BEDROOM 3 0 2 4 6 8 10 FT ground floor plan -- existing / demo ground floor plan -- existing / demo scale on full size sheet: 1/4" = 1'-0" scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 scale on reduced sheet: 1/8" = 1'-0 • remove walls indicated by dashed lines • remove walls indicated by dashed lines • provide temporary support as needed / per engineer's recommendations • provide temporary support as needed / per engineer's recommendations • remove all windows and doors - prep openings for installation of new units • remove all windows and doors - prep openings for installation of new units • remove all carpet, fixtures, cabinets, etc. • remove all carpet, fixtures, cabinets, etc. 08.30 2021 T C E T I H C R A L E B E O G I I D E H l t e n . l a b o g c b s @ e b e o g d e h i i l 4 8 8 9 . 4 5 4 . 2 1 5 . h p I I N O T D D A M O O R H T A B / L E D O M E R D A O R D R O F T R A H 0 0 5 1 I T M R E P R O F E U S S I . 1 2 0 2 0 3 8 0 . p. 2a UNCOVERED WOOD DECK repair / replace damaged wood new exterior grade door enlarge openings to accomodate new egress windows egress window BEDROOM 1 FAMILY / DINING ROOM REBUILD ROOF OVER FAMILY / DINING ROOM new gable roof to provide attic space for HVAC equipment & ductwork " 8 7 1 - ' 4 1 " 5 - ' 0 1 " 2 1 1 - ' 2 5'-41 2" 4'-101 2" CLOSET fittings by THD 8 6 x 0 3 BATH 1 24 x 68 . i n m - " 1 2 tiled niche in shower per THD " 2 1 6 - ' 6 " 2 1 6 - ' 3 30 x 68 30 x 68 CLOSETS fittings by THD BEDROOM 2 LIVING ROOM egress window glazing to comply with requirements for hazardous location - verify new front door verify vertical clearance at stair complies with code [6'-8"" min.] THIS WINDOW TO BE FIXED glazing to comply with requirements for hazardous location provide guards per 2015 IRC R312.1 on interior side ATTIC ACCESS for HVAC equipment ATTIC ACCESS for HVAC equipment THIS WINDOW TO BE FIXED glazing to comply with requirements for hazardous location provide guards per 2015 IRC R312.1 on interior side new 8'-0" flat ceiling at area of new dormer addition " 2 1 1 - ' 8 1 " 2 1 0 - ' 0 1 " 1 - ' 5 " 5 - ' 2 CARPORT repair / replace damaged wood new exterior grade door h s d i h s a w k n s i KITCHEN review MW location & cabinet layout with owner NEW LAUNDRY ROOM new wood & glass door 2 4 x 6 8 BATH 2 26 x 68 t e k c o p 8 6 x 0 5 o t s r o o d s s a g l / d o o w , s r o o d r o i r e t x e h c t a m m o o r s h t i " 0 6 x " 0 3 b u t e v o c a l 30 x 68 4'-10" BEDROOM 3 egress window glazing to comply with requirements for hazardous location - verify 0 2 4 6 8 10 FT ground floor plan -- proposed scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • VERIFY DIMENSIONS & EXISTING CONDITIONS PRIOR TO START OF CONSTRUCTION as-built plans were prepared by others • in general, dimensions are given to framing • ALL finish specifications, cabinet layouts, selections, etc. to be provided by Triple Heart Design • replace all windows - size-for-size except as noted otherwise • provide hard wired smoke detectors per 2021 IRC R314 • provide carbon monoxide alarms per 2021 IRC R315 • provide ventilation in bathrooms per 2021 IRC R303.4 • Upgrade plumbing service as necessary to meet current code and execute scope of work • Upgrade electrical service as necessary to meet current code and execute scope of work. Final electrical and lighitng layout & fixture selection by Owner or THD • Upgrade mechanical service as necessary to meet current code and execute scope of work. CLOSET fittings by THD AREA OF ADDITION new bathroom under dormer BONUS ROOM area of room = 208 sf area w/ ceiling < 70 = 122 sf [as indicated by hatching] this room shall not be used as a sleeping room s l o p e c e i l i n g ± 7 6 f l a t slo p e ATTIC ACCESS for HVAC equipment " 7 - ' 1 " 0 - ' 5 tall cab. 2 8 x 6 8 BATH 3 " 0 6 x " 0 3 b u t e v o c a l BONUS ROOM area of room = 141 sf area w/ ceiling < 70 = 87 sf [as indicated by hatching] this room shall not be used as a sleeping room new wall to align over existing wall below t n e m e s a c r d h 8 6 / 0 3 x 6 2 8'-61 2" 0 2 4 6 8 10 FT second floor plan -- proposed scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • VERIFY DIMENSIONS & EXISTING CONDITIONS PRIOR TO START OF CONSTRUCTION as-built plans were prepared by others • in general, dimensions are given to framing • ALL finish specifications, cabinet layouts, selections, etc. to be provided by Triple Heart Design • replace all windows - size-for-size except as noted otherwise • provide hard wired smoke detectors per 2021 IRC R314 • provide carbon monoxide alarms per 2021 IRC R315 • provide ventilation in bathrooms per 2021 IRC R303.4 • Upgrade plumbing service as necessary to meet current code and execute scope of work • Upgrade electrical service as necessary to meet current code and execute scope of work. Final electrical and lighitng layout & fixture selection by Owner or THD • Upgrade mechanical service as necessary to meet current code and execute scope of work. 08.30 2021 T C E T I H C R A L E B E O G I I D E H l t e n . l a b o g c b s @ e b e o g d e h i i l 4 8 8 9 . 4 5 4 . 2 1 5 . h p I I N O T D D A M O O R H T A B / L E D O M E R D A O R D R O F T R A H 0 0 5 1 I T M R E P R O F E U S S I . 1 2 0 2 0 3 8 0 . p. 2b 2 CAR GARAGE BATH 1 24 x 68 " 2 1 2 - ' 2 30 x 68 4'-112" i g n n e p o d e i f i d o m n i i s n o s n e m d y f i r e v i i w o d n w g n u h 4'-1" 8'-8" stack washer dryer 08.30 2021 hung window in modified opening verify dimensions k n s i h s d i h s a w " 2 1 0 1 - ' 6 " 1 - ' 2 " 2 1 7 - ' 6 new exterior grade door 2 0 x 6 8 2 8 x 6 8 8 6 x 6 2 " 0 - ' 9 BATH 2 24 x 68 " 0 6 x " 0 3 b u t e v o c a l s s e r g e w o d n w i hung window 30 x 50 / 68 hdr BEDROOM 1 LIVING SPACE BEDROOM 2 new exterior grade door new metal garage door Metal stairs Repair / rebuild [if necessary] under LDC 25-2-963 B (1) (b) Stairs shall comply with current version of IRC Metal stairs Repair / rebuild [if necessary] under LDC 25-2-963 B (1) (b) Stairs shall comply with current version of IRC 3'-0" 12'-3" 0 2 4 6 8 10 FT 0 2 4 6 8 10 FT ADU ground floor -- proposed scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • VERIFY DIMENSIONS & EXISTING CONDITIONS PRIOR TO START OF CONSTRUCTION as-built plans were prepared by others • in general, dimensions are given to framing • ALL finish specifications, cabinet layouts, selections, etc. to be provided by Triple Heart Design • replace all windows - size-for-size except as noted otherwise • provide hard wired smoke detectors per 2021 IRC R314 • provide carbon monoxide alarms per 2021 IRC R315 • provide ventilation in bathrooms per 2021 IRC R303.4 • Upgrade plumbing service as necessary to meet current code and execute scope of work • Upgrade electrical service as necessary to meet current code and execute scope of work. Final electrical and lighitng layout & fixture selection by Owner or THD • Upgrade mechanical service as necessary to meet current code and execute scope of work. ADU second floor -- proposed scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • VERIFY DIMENSIONS & EXISTING CONDITIONS PRIOR TO START OF CONSTRUCTION as-built plans were prepared by others • in general, dimensions are given to framing • ALL finish specifications, cabinet layouts, selections, etc. to be provided by Triple Heart Design • replace all windows - size-for-size except as noted otherwise • provide hard wired smoke detectors per 2021 IRC R314 • provide carbon monoxide alarms per 2021 IRC R315 • provide ventilation in bathrooms per 2021 IRC R303.4 • Upgrade plumbing service as necessary to meet current code and execute scope of work • Upgrade electrical service as necessary to meet current code and execute scope of work. Final electrical and lighitng layout & fixture selection by Owner or THD • Upgrade mechanical service as necessary to meet current code and execute scope of work. BATHROOM demo to studs remove windows modify opening to accomodate new window per proposed floor plan remove window infill opening to match adjacent BATHROOM & KITCHEN demo to studs CLOSET 2 CAR GARAGE BATH 1 BEDROOM 1 remove door prep opening for installation of new door remove door prep opening for installation of new door remove window modify opening to accomodate new egress window per proposed floor plan 0 2 4 6 8 10 FT 0 2 4 6 8 10 FT ADU ground floor -- existing / demo scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • remove walls indicated by dashed lines • provide temporary support as needed / per engineer's recommendations • remove all windows and doors - prep openings for installation of new units • remove all carpet, fixtures, cabinets, etc. ADU second floor -- existing / demo scale on full size sheet: 1/4" = 1'-0" scale on reduced sheet: 1/8" = 1'-0 • remove walls indicated by dashed lines • provide temporary support as needed / per engineer's recommendations • remove all windows and doors - prep openings for installation of new units • remove all carpet, fixtures, cabinets, etc. T C E T I H C R A L E B E O G I I D E H l t e n . l a b o g c b s @ e b e o g d e h i i l 4 8 8 9 . 4 5 4 . 2 1 5 . h p I I N O T D D A M O O R H T A B / L E D O M E R D A O R D R O F T R A H 0 0 5 1 I T M R E P R O F E U S S I . 1 2 0 2 0 3 8 0 . p. 3 [p 17'-23 ortion 3] 4" [p 40'-0" ortion 2] 2-STORY ADU mixed foundation FFE GARAGE = 98.02 [per survey] average adjacent grade = 97.40 n 3 r ti o o o i n t p ] 0 h p [ 9 8 . 0 h i g [98.00] highest adjacent grade @ ADU [p 40'-0" ortion 1] n 2 r ti o o o i n t p ] 0 h p [ 9 9 . 5 h i g 1 0 0 face of roof overhang at g line] existing house uildin [b n 1 r ti o o ] o i n t p 0 1 . 5 h p [ 1 0 h i g [96.80] lowest adjacent grade @ ADU 8 9 9 9 9 7 9 7 ] 0 n 3 4 . 3 r ti o [ 9 o o i n t p l o w p ] 0 n 2 5 . 3 r ti o [ 9 o o i n t p l o w p 9 4 [97.00] lowest adjacent grade @ house ] 0 n 1 6 . 4 r ti o [ 9 o o i n t p l o w p 9 5 9 6 HOUSE WITH FINISHED ATTIC pier & beam foundation FFE = 102.73 [per survey] average adjacent grade = 98.75 E N F I E L D R O A D [100.50] highest adjacent grade @ house e n i l y t r e p o r p 1 0 2 1 0 1 D A O D R R RTFO A H 9 8 9 7 1 0 0 9 9 SURVEY NOTE: BENCHMARK: TRIANGLE ON CURB ASSUMED ELEVATION = 100.00' [portion 2] [portion 3] midpoint of hip roof ±8'-7" - pl. ht. f.f. second floor Metal stairs Repair / rebuild [if necessary] under LDC 25-2-963 B (1) (b) Stairs shall comply with current version of IRC 98.02' [per survey] f.f first floor " 0 - ' 1 2 i t h g e h g n d i l i u b e g a r e v a e v o b a e d a r g . j d a k c a b t e s d r a y e d s t e e r t s " i 0 - ' 5 1 [97.40] average adjacent grade @ ADU east elevation - ADU scale: 3/16" = 1'-0" on full size sheet scale: 3/32" = 1'-0" on reduced [11x17] sheet [portion 1] setback tent diagram scale on full size sheet: 1/16" = 1'-0" scale on reduced [11x17] sheet: 1/32" = 1'-0" • elevation points taken from survey dated 11.22.2019 0 10 20 30 FT AREA OF ADDITION new bathroom under dormer midpoint of dormer roof match slope at house ROOF composition shingles SIDING AT DORMER HARDI lap siding, painted REPLACEMENT WINDOWS white vinyl single hung, 1 over 1 [except at attic] WOOD TRIM [fascia, soffit, porch ceiling] replace / repair where damaged painted BRICK VENEER to be cleaned, light acid wash NEW FRONT DOOR painted fiberglass e n i l y t r e p o r p EXPOSED FOUNDATION / OTHER CONCRETE to be cleaned, light acid wash " 2 - ' 3 2 t i h g e h g n d i l i u b e g a r e v a e v o b a e d a r g . j d a k c a b t e s d r a y e d s t e e r t s " 0 - ' 5 1 i [98.75] average adjacent grade @ house east elevation [Hartford Rpad] scale: 3/16" = 1'-0" on full size sheet scale: 3/32" = 1'-0" on reduced [11x17] sheet 0 2 4 6 8 10 FT 08.30 2021 NOTE ON OVERHANGS [WHERE APPLICABLE] roof eave projections <50 from property lines must meet 1-hr. rating per 2015 IRC table R302.1(1). [i.e.: solid 'hardisoffit' or equal at underside, no venting] roof eave projections MAY NOT project more than 2'-0" into a required yard ROOF composition shingles NEW SIDING AT ADU HARDI lap siding, painted WINDOWS white vinyl hung, 1 over 1 NEW FRONT DOOR fiberglass, painted NEW GARAGE DOOR metal, painted [99.50] high point p at north property line ortion 2 e n i l y t r e p o r p k c a b t e s d r a y e d s " i 0 - ' 5 0 ] 8 . 0 n 3 o rti o e rt y li n e [ 9 o i n t p o rt h p r o h p p h i g a t n 0 2 4 6 8 10 FT 8'-0" - pl. ht. dormer roof over proposed bathroom f.f. second floor / finished attic 102.73' [per survey] f.f first floor [101.50] high point p at north property line ortion 1 e n i l y t r e p o r p k c a b t e s d r a y e d s " 0 - ' 5 i T C E T I H C R A L E B E O G I I D E H l t e n . l a b o g c b s @ e b e o g d e h i i l 4 8 8 9 . 4 5 4 . 2 1 5 . h p I I N O T D D A M O O R H T A B / L E D O M E R D A O R D R O F T R A H 0 0 5 1 I T M R E P R O F E U S S I . 1 2 0 2 0 3 8 0 . p. 4a 08.30 2021 T C E T I H C R A L E B E O G I I D E H l t e n . l a b o g c b s @ e b e o g d e h l i i 4 8 8 9 . 4 5 4 . 2 1 5 . h p I I N O T D D A M O O R H T A B / L E D O M E R D A O R D R O F T R A H 0 0 5 1 8'-0" - pl. ht. dormer roof over proposed bathroom f.f. second floor / finished attic 102.73' [per survey] f.f first floor I T M R E P R O F E U S S I . 1 2 0 2 0 3 8 0 . p. 4b NEW GABLE ROOF verify plate height attic space to allow for AC equipment & ductwork cricket roofs at valleys to drain verify framing in field AREA OF ADDITION new bathroom under dormer WINDOWS IN FINISHED ATTIC SPACE TO BE FIXED glazing to comply with requirements for hazardous location provide guards per 2015 IRC R312.1 on interior side painted HARDI siding at gable end of new roof over family / dining room NEW EGRESS WINDOWS enlarge openings on this elevation to accommodate new egress windows west elevation scale: 3/16" = 1'-0" on full size sheet scale: 3/32" = 1'-0" on reduced [11x17] sheet south elevation [Enfield Road] scale: 3/16" = 1'-0" on full size sheet scale: 3/32" = 1'-0" on reduced [11x17] sheet 0 2 4 6 8 10 FT 0 2 4 6 8 10 FT 1500 Hartford Road east elevation - house [facing Hartford Road] 1500 Hartford Road south elevation - house [facing Enfield Road] 1500 Hartford Road west elevation - house 1500 Hartford Road south elevation - ADU 1500 Hartford Road east elevation - ADU [facing Hartford Road]