C.6.1 - 1609 Waterston Ave - Plans — original pdf

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EXISTING SITE PHOTOS GENERAL NOTES SAFETY NOTES PROJECT INFORMATION SURVEY 1609 Waterston The Contractor shall take all necessary precautions to insure 1. the safety, soundness, structural stability and weather protection of the structure, its owners and the general public during construction. LOT: 4 ZONING: SF-3 NEIGHBORHOOD: CLARKSVILLE DRAWING LIST A0.0 COVER SHEET A0.1 SITE PLAN & SITE CALCS A1.0 PLANS A1.1 RCP & POWER/FURNITURE PLAN A2.0 ELEVATIONS S0.0 STRUCTURAL NOTES S0.1 STRUCTURAL NOTES 1. All work and materials furnished shall comply with the 2015 IRC Building Code, the 2015 IBC Fire Code, the Energy Code, the regulations of the National Board of Fire Underwriters, National Fire Protective Association Requirements, and all other Codes as required by the City of Austin, and the regulations of all Federal, State, and Municipal authorities having jurisdiction over the work. 2. Contractor to be responsible for the scheduling and completion of all required inspections and sign-offs of the work, and shall keep complete records of all such inspections and sign-offs. All the architect's drawings and construction notes are 3. complimentary and what is called for by either will be binding as if called for by all; any work shown or referred to on any one drawing shall be provided as shown on all drawings. Full size or large-scale details or drawings shall take precedence over smaller scale drawings which they are intended to amplify. The contractor(s) shall maintain a current and complete set of construction drawings on the site during all phases of construction for use by all trades. The Contractor shall follow written dimensions and shall not scale off the drawings. In the event of missing or incomplete information on the drawings the Contractor shall obtain clarifications from the Architect. 4. The work to be performed consists of furnishing all labor, equipment, tools transportation, supplies, fees, materials, and services in accordance with these notes and drawings; and includes performing all operations necessary to construct and install complete, in satisfactory condition, the various materials and equipment at the locations shown. The standard specifications of the manufacturer for 5. products called for in the drawings and notes are hereby made part of these notes with the same force and effect as though herein written out in full. Before ordering any materials or doing any work, each trade 6. shall verify all measurements and shall be responsible for correctness of same. No extra charge or compensation will be allowed on account of difference between actual dimensions and the measurements indicated on the drawings. Any discrepancies between the drawings, notes, and field conditions which may be found shall be submitted to the Architect for consideration and clarification before proceeding with the work. The Contractor shall notify the Architect of any The Contractor shall be responsible for any deviations from the contract documents. All materials required for the performance of this work shall 7. be new and of the best quality of the kinds specified. The use of previously used or second-hand materials is strictly forbidden, except for such items on the drawings that are specified to be reused or removed and relocated. Materials shall be used in accordance with the manufacturer's specifications. 8. All plumbing, electrical and mechanical work shall be performed by persons licensed in their trades. 9. The Contractor shall submit all product and equipment warranties, and the Contractor shall warranty all work for a period of one year from the date of completion of the projects and as per New York State regulations. The contractor shall be fully responsible for the replacement or repair of any damaged or defective work materials or equipment, and any substandard workmanship. 11.The Architect assumes no responsibility for construction means, methods, techniques, sequences, or procedures or for safety precautions on the job site, or for the progress of the work. There are no warranties, nor any merchantability of fitness, nor a specific use expressed or implied in the use of these drawings. 12. All work shall be subject to final inspection by the Architect. 2. The Contractor and his subcontractors agree that in accordance with generally accepted construction practices, they will assume sole and complete responsibility for job site conditions during the course of construction of the project including safety to all persons and property and that this requirement shall be made to apply continuously and not be limited to working hours. Contractor agrees to defend, indemnify and hold harmless the Architect from any and all liability, real or alleged, in connection with the performance of work on this project. 3. Construction work will be confined to the immediate area of work and will not create dust, dirt, or other such inconveniences to surrounding properties. Construction, construction materials and deliveries shall not block public right-of-ways. 4. Contractor to provide all necessary protection and security for the work until turned over to Owner. The Contractor and Subcontractors shall be responsible for any damage to the existing structure, personal property or the property due to the construction. 5. The premises and job site shall be maintained in a reasonably neat and orderly condition and kept free from accumulations of waste materials and rubbish during the entire construction period. The contractor shall remove all crates, cartons and other trash from the work areas each day, and shall be responsible for its proper disposal. The site shall be left broom clean at the end of each working day. 6. The premises shall be protected throughout construction and shall be turned over in clean and orderly condition. All fixtures and equipment will be in undamaged, bright, clean and polished condition at the time of completion. FIRE SAFETY NOTES 1. All building materials shall be stored in a safe and orderly manner so as to prevent harm or injury to any persons visiting the job site. 2. Fire extinguishers shall be maintained in good working order and shall be kept in locations that are readily visible and accessible in the event of a fire. All flammable materials shall be kept tightly sealed in their 3. respective containers and shall be kept away from all heat sources. All flammable materials shall be handled, used and stored in 4. properly ventilated spaces. All electrical power to be shut off whenever there is exposed 5. wiring or any condition where there is the possibility of arcing, sparks, overheating or other conditions which could cause a fire. The contractor shall at all times make sure there is no 6. leakage of propane gas or any flammable gas used in construction. Flammable gas for construction shall be stored and handled with all necessary and industry standard precautions. ENERGY NOTES 1. All new construction and all new windows and doors shall have a U value that meets or exceeds the Code requirements. Existing cooling and heating equipment and hot water heating 2. equipment shall be kept in place. 3. All pipes and ducts shall be insulated as per Code. ABBREVIATIONS n o t s r e t a W 9 0 6 1 3 0 7 8 7 X T , n i t s u A n o t s r e t a W 9 0 6 1 ARCHITECT STUDIO DUBOIS ARCHITECTURE 14 EAST 4TH ST NEW YORK, NY 10012 917-312-0343 STRUCTURAL STRUCTURES 4408 BURNET RD AUSTIN, TX 78756 512-499-0919 CODE CONSULTANT KEEPERS LAND PLANNING 3712 APPLE VISTA CIRCLE PFLUGERVILLE, TX 78660 512-520-5388 BUILDER PEM CONST. SERVICES LLC 14900 AVERY RANCH BLVD SUITE C200 AUSTIN, TX 78717 512-529-9463 AS NOTED COVER SHEET A0.0 S0.1 STRUCTURAL NOTESS1.0FOUNDATION PLANS2.0ROOF FRAMING PLANSL2.0LATERAL BRACING PLANS3.0TYPICAL FOUNDATION DETAILSS3.1FOUNDATION DETAILSS5.0TYPICAL WOOD FRAMING DETAILSS5.1TYPICAL WOOD FRAMING DETAILSS5.2TYPICAL SHEAR WALL DETAILSPOLE LOWEST WIRES EXISTING GRADE 7'-6" 7'-6" " 5 '- 0 1 - / + ' 9 1 D E T A M I T S E PROPOSED LOW RETAINING WALL PROPOSED SUNKEN PARKING AREA " 5 '- 0 1 e u n e v A n o t s r e t a W 140 SF 310 SF 19 / 2 = 10 SF 146 SF 204 SF 98 SF 848 SF 244 SF Gas DW REF W D HW 6 SF AC t e e r t S h t 2 1 t s e W 495 SF SECTION - EXISTING SECTION - PROPOSED AUSTIN ENERGY CLEARANCES 4 PROPOSED - IMPERVIOUS COVER 3 AREA DESCRIPTION EXIST. SQ FT TO REMAIN ADDITIONAL SQ FT TOTAL SQ FT PLANTINGS TYP. 6' HIGH WOOD FENCE AREA DESCRIPTION EXIST. SQ FT TO REMAIN ADDITIONAL SQ FT TOTAL SQ FT TOTAL IMPERVIOUS COVERAGE 645 2496 SITE DEVELOPMENT INFORMATION TOTAL LOT SIZE: 7,461 SF 1st floor conditioned area Covered patio/porch/deck Accessory Building (detached shed) TOTAL BUILDING COVERAGE Driveway 1: Waterston Avenue Driveway 2: 12th Street Uncovered wood steps (counted at 50%) AC pads and other concrete flatwork Other covered or roofed area (eave overhangs) BUILDING COVERAGE INFORMATION Maximum allowed BC 40% Proposed Building Coverage IMPERVIOUS COVERAGE INFORMATION Maximum allowed IC 45% Proposed Impervious Coverage GROSS FLOOR AREA 1st floor Ground Floor Entry Porch Ground Floor Rear Porch Attic (Less than 50% Headroom) Detached Accessory Building(s) TOTALS 848 98 310 1256 244 6 6 7,461 SF 1606 SF 7,461 SF 2,496 SF 848 98 310 1256 204 146 350 140 495 10 204 124 328 2,948 SF 1,606/7,461 = 22% 3,357 SF 2,496/7,461 = 33% 1052 244 310 1606 140 495 10 6 244 1052 98 124 310 1584 (TOTAL GROSS FLOOR AREA/LOT AREA) x 100 = FLOOR - TO - AREA RATIO (MAX. ALLOWED 45%): (1,583/7,461) x 100 21% TREE NOTES 1. MULCH TRAFFIC AREA AND SET PROTECTIVE FENCING AROUND TREES IN CRITICAL ROOT ZONES. 2. NO CONSTRUCTION STAGING WITHIN CRITICAL ROOT ZONES. 3. 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 ROOT. CONTACT ENGINEER FOR DIRECTION OF SHIFT. 4. MATERIAL STAGING, DUMPSTER AND SPOILS PLACEMENT CANNOT BE WITHIN THE 1/2 CRZ OF ANY PROTECTED TREES. PORTABLE TOILET AND CONCRETE WASHOUT CANNOT BE WITHIN THE FULL CRZ OF ANY PROTECTED TREES. COORDINATE EXACT LOCATIONS WITH TREE INSPECTOR DURING PRE-CONSTRUCTION MEETING. 5. WRAP CONNECTIONS OF CONCRETE LINE PUMP WITHIN PLASTIC TO PREVENT CONCRETE SLURRY FROM LEACHING INTO GROUND AND NEAR ROOTS OF TREES. 6. IF HEAVY EQUIPMENT WILL BE ROLLING OVER ANY AREA OF THE FULL CRZ OF PROTECTED TREES, PROVIDE 2 3/4" PLYWOOD OVER 2X4 LUMBER OF 12" LAYER OF MULCH TO BRIDGE OVER THE ROOTS AND PREVENT SOIL/ROOT COMPACTION. AFTER CONSTRUCTION IS COMPLETED, SPREAD MULCH AROUND SITE TO LEAVE A MAX LAYER OF 3" WITHIN ROOT ZONES. 7. AN 8" LAYER OF MULCH IS REQUIRED FOR THE FULL CRZ IF IT IS NOT PROTECTED WITHIN FENCING. 8. 2X4 PLANKS REQUIRED AT TRUNKS WHERE 1/2 CRZ IS NOT FENCED COMPLETELY. e u n e v A n o t s r e t a W e u n e v A n o t s r e t a W EXISTING ONE-STORY SHED EXISTING RETAINING WALL TO REMAIN - TOP OF WALL FLUSH WITH GRADE PROPOSED SCREEN PORCH ADDITION PROPOSED SUNROOM ADDITION PROPOSED SUNKEN PARKING AREA PROPOSED LOW RETAINING WALL DW REF W D HW AC PROPERTY LINE BUILDING LINE 50% SITE PLAN - PROPOSED 2 EXISTING CHAIN LINKED FENCE TO BE REMOVED " 0 - ' 5 D R A Y E D I S K C A B T E S EXISTING ONE-STORY SHED EXISTING SUNROOM TO BE REMOVED EXISTING STEPS TO BE REMOVED EXISTING ONE-STORY COTTAGE 25'-0" FRONT YARD SETBACK EXISTING ELECTRIC POLE TYP. OF 2 t e e r t S h t 2 1 t s e W SITE SITE PLAN & SITE CALCS A0.1 HW AC " 0 - ' 5 D R A Y E D I S K C A B T E S 50% CRZ OF POST OAK ON NEIGHBOR'S PROPERTY 100% CRZ OF POST OAK ON NEIGHBOR'S PROPERTY 100% SITE PLAN - EXISTING 1 EXISTING GRAVEL DRIVEWAY 25'-0" FRONT YARD SETBACK Gas Gas n o t s r e t a W 9 0 6 1 4 2 1 0 3 0 7 8 7 X T , n i t s u A n o t s r e t a W 9 0 6 1 C:\Users\crabe\Dropbox\47A South Ferry Road\01 Drawings\Reference\LOGO JPG Compressed.jpg ARCHITECT STUDIO DUBOIS ARCHITECTURE 14 EAST 4TH ST NEW YORK, NY 10012 917-312-0343 STRUCTURAL STRUCTURES 4408 BURNET RD AUSTIN, TX 78756 512-499-0919 CODE CONSULTANT KEEPERS LAND PLANNING 3712 APPLE VISTA CIRCLE PFLUGERVILLE, TX 78660 512-520-5388 BUILDER PEM CONST. SERVICES LLC 14900 AVERY RANCH BLVD SUITE C200 AUSTIN, TX 78717 512-529-9463 . 1 0 A / 4 t e e r t S h t 2 1 t s e W 4'-0" 6'-5" 11'-0" LEGEND SCREENED PORCH 9'-9" R.O. W-09 D-03 SD WALLS. DEMOLITION NOTES 1. SEE FLOOR PLAN FOR LOCATIONS OF NEW OPENINGS IN EXISTING 2. SEE SPECIFICATIONS FOR RECYCLING AND DISPOSAL OF DEMOLITION ITEMS & DEBRIS. SUNROOM 12 " 2 - ' 9 1 2 A2.0 25'-5" 3 A2.0 2'-4" 6'-1" R.O. 2'-11" 2'-0" R.O. W-12 W-11 10'-2" BATH 2 14 14-1 W-01 BEDROOM 1 15 BEDROOM 2 13 5'-5 1/2" CLOSET 10-1 " 4 - ' 2 BATH 1 16 16-1 15-1 HALLWAY 13-1 " 1 1 - ' 2 CL EXIST. OPENING 6'-1" R.O. W-10 7'-7 1/2" CLOSET KITCHEN 11 " 2 / 1 0 - ' 3 . . O R " 1 - ' 6 D-01 D-02 PORCH " 9 . . O R " 0 - ' 3 . . O R " 1 - ' 3 W-02 Gas 7'-0" LIVING ROOM 10 DW REF AC W-03 W-04 W-05 W-06 3'-5" R.O. 2'-7" 3'-5" R.O. 2'-7" 3'-5" R.O. 2'-7" 3'-5" R.O. 5'-10 1/2" 10'-7" 32'-3" 4 A2.0 EXISTING ROOF TO REMAIN AREA OF ROOF EAVE TO BE REMOVED W D HW PLAN 2 " 5 - ' 1 1 " 4 - ' 4 . . O R " 2 / 1 0 - ' 4 " 5 - ' 2 . . O R " 2 / 1 0 - ' 4 W-08 W-07 " 4 - ' 4 " 6 - ' 2 EXISTING ROOF TO BE REMOVED EXISTING SUNROOM TO BE REMOVED EXISTING STEPS TO BE REMOVED Gas EXISTING GAS TO REMAIN BUILDING LINE PROPERTY LINE HW AC EXISTING/DEMO PLAN 1 n o t s r e t a W 9 0 6 1 3 0 7 8 7 X T , n i t s u A n o t s r e t a W 9 0 6 1 ARCHITECT STUDIO DUBOIS ARCHITECTURE 14 EAST 4TH ST NEW YORK, NY 10012 917-312-0343 STRUCTURAL STRUCTURES 4408 BURNET RD AUSTIN, TX 78756 512-499-0919 CODE CONSULTANT KEEPERS LAND PLANNING 3712 APPLE VISTA CIRCLE PFLUGERVILLE, TX 78660 512-520-5388 BUILDER PEM CONST. SERVICES LLC 14900 AVERY RANCH BLVD SUITE C200 AUSTIN, TX 78717 512-529-9463 1/4" = 1' - 0" PLANS A1.0 " 4 - ' 6 2 1 A2.0 L C . T S I X E I G N N E P O CONCRETE SLAB TO BE REMOVED; IF SLAB PROVIDES ANY STRUCTURAL SUPPORT TO HOUSE, PLACE SHORING UNDER HOUSE BEFORE REMOVING SLAB 5'-4" . Q E . Q E 1'-11" 9" . Q E . Q E 2'-0" CL WINDOW " 4 - ' 1 " 5 - ' 3 . Q E . Q E " 9 7'-7" 6'-6 1/2" 3'-0" " 3 - ' 8 CL WALL . Q E . Q E " 6 - ' 7 " 1 1 . Q E . Q E AC CL WINDOW " 9 - ' 1 9'-2" 5'-4" 5'-10" 4'-2 1/2" DW REF W D HW POWER/FURNITURE PLAN 3 CL P3 3'-0" 3'-0" P3 SKYLIGHT CL " 0 - ' 4 S2 2'-0" P3 EQ. EQ. 2'-3" 2'-3" SKYLIGHT L1 F1 CL SKYLIGHT " 7 - ' 3 " 7 - ' 3 P3 F1 " 3 - ' 3 " 3 - ' 3 " 3 - ' 1 " 0 - ' 4 L1 EQ. CL EQ. EQ.EQ. EQ. EQ. CL EQ. EQ. . Q E . Q E 1'-0" SD CL . Q E F1 EF CL . Q E S1 CL SINK F1 CL EQ. CL EQ. SD F1 EQ./2 . Q E . Q E EQ. CL EQ. EQ. EQ. SD F1 F1 " 2 - ' 2 . Q E CL EQ. F1 4'-6" F1 4'-6" F1 EQ. EQ. EQ. P1 . Q E . Q E CL 1'-9" 1'-9" P2 P2 CL ISLAND 3'-0" 3'-0" 3'-0" 4'-1 1/2" SKYLIGHT F1 F1 2'-8" CL F1 F1 F1 F1 " 1 1 - ' 1 EQ. EQ. CL WALL Gas . Q E CL . Q E L1 CL . Q E 8" HEADER @ LOCATION OF EXISTING WALL 1'-6" OVERHANG, TYP. GUTTER REFLECTED CEILING PLAN 2 DS DS LEGEND DS POWER NOTES 1. RECEPTACLES IN KITCHEN TO BE INSTALLED APPROXIMATELY 41" ABOVE FLOOR FINISH IN BACKSPLASH, U.O.N. 2. COORDINATE OUTLETS UNDER KITCHEN COUNTER WITH EQUIPMENT. 3. ALL RECEPTACLES TO BE HORIZONTAL AND 7" AFF, U.O.N. LEGEND S SD 3 S D RCP NOTES 1. SEE INTERIOR ELEVATIONS FOR SWITCH PLATE CONFIGURATIONS AND LOCATIONS. 2. SWITCH HEIGHT 45" U.O.N. GUTTER DS SKYLIGHT SKYLIGHT COVERED PORCH DOWN 3.5/12 SLOPE SKYLIGHT SKYLIGHT DOWN 3.5/12 SLOPE DS GUTTER ROOF PLAN 1 n o t s r e t a W 9 0 6 1 3 0 7 8 7 X T , n i t s u A n o t s r e t a W 9 0 6 1 ARCHITECT STUDIO DUBOIS ARCHITECTURE 14 EAST 4TH ST NEW YORK, NY 10012 917-312-0343 STRUCTURAL STRUCTURES 4408 BURNET RD AUSTIN, TX 78756 512-499-0919 CODE CONSULTANT KEEPERS LAND PLANNING 3712 APPLE VISTA CIRCLE PFLUGERVILLE, TX 78660 512-520-5388 BUILDER PEM CONST. SERVICES LLC 14900 AVERY RANCH BLVD SUITE C200 AUSTIN, TX 78717 512-529-9463 1/4" = 1' - 0" RCP & POWER/ FURNITURE PLAN A1.1 GUTTER EXISTING HOUSE ADDITION CONDITIONED SPACE E N I L G N D L I U B I PORTION 1 LINE OF BUILDING TENT 29'-9" PORTION 2 E N I L Y T R E P O R P E N I L G N D L I U B I 12'-4" AREA OF SIDE-GABLE THAT PENETRATES SKY EXPOSURE PLANE PROPOSED ADDITION AREA OF SIDE-GABLE THAT PENETRATES SKY EXPOSURE PLANE 12 3.5 EXISTING ROOF PROPOSED ADDITION NOTES: 1. HOUSE BEING RAISED 12". 2. GABLE END THAT PENETRATES SKY EXPOSURE PLANE PERMISSIBLE AS PER EXCEPTION E. a. 30-FOOT SIDE-GABLED ROOF EXCEPTION PORTION 1 PORTION 2 n o t s r e t a W 9 0 6 1 3 0 7 8 7 X T , n i t s u A n o t s r e t a W 9 0 6 1 " 5 - ' 1 1 " 0 - ' 5 1 NEW STUCCO SKIRT, TYP. ALL SIDES OF HOUSE PAINTED WOOD SIDING TO MATCH EXISTING West Elevation 4 PAINTED WOOD SIDING TO MATCH EXISTING SCREENED PORCH South Elevation 2 PROPOSED ADDITION ASPHALT SHINGLE ROOF TO MATCH EXISTING ARCHITECT STUDIO DUBOIS ARCHITECTURE 14 EAST 4TH ST NEW YORK, NY 10012 917-312-0343 STRUCTURAL STRUCTURES 4408 BURNET RD AUSTIN, TX 78756 512-499-0919 CODE CONSULTANT KEEPERS LAND PLANNING 3712 APPLE VISTA CIRCLE PFLUGERVILLE, TX 78660 512-520-5388 BUILDER PEM CONST. SERVICES LLC 14900 AVERY RANCH BLVD SUITE C200 AUSTIN, TX 78717 512-529-9463 11'-6" T.O. PLATE SUNROOM 8'-1" T.O. PLATE SCR. PORCH 0'-0" FIN. FL. INTERIOR -0'-2" FIN. FL. SCR. PORCH " 1 - ' 8 1/4" = 1' - 0" ELEVATIONS A2.0 SCREENED PORCH East Elevation 3 NEW WINDOW, TYP. NEW WOOD DECK North Elevation 1