10.1 - 3102 Glenview Ave - Drawings — original pdf

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INDEX OF DRAWINGS: A1: SITE PLAN, 'VISIT-ABLITY' PLAN, SITE AREA CALCULATIONS, GENERAL NOTES A2. FIRST FLOOR FLOOR PLAN, DOOR & WINDOW SCHEDULES A3: SECOND FLOOR PLAN & ROOF PLAN A4: EXTERIOR ELEVATIONS A5: EXTERIOR ELEVATIONS A6: BUILDING SECTIONS A7: INTERIOR ELEVATIONS A8: INTERIOR ELEVATIONS A9: CONSTRUCTION DETAILS MEP: FIRST FLOOR ELECTRICAL, PLUMBING & MECH. PLANS S101- S121: STRUCTURAL ENGINEERING DRAWINGS 3102 GLENVIEW AVE. SQUARE FOOT CALCS. LOT AREA: 9,765 S.F. EXISTING REMODELED FIRST FLOOR CONDITIONED AREA: 1,224 S.F. EXISTING REMODELED SECOND FLOOR CONDITIONED AREA: 916 S.F. EXISTING COVERED FRONT PORCH: 216 S.F PROPOSED FIRST FLOOR CONDITIONED ADDITION AREA: 677 S.F. PROPOSED SECOND FLOOR CONDITIONED ADDITION AREA: 764 S.F. PROPOSED COVERED BACK PORCH AREA: 262 S.F. PROPOSED COVERED ENRTIES: 26 S.F. EXISTING BRICK DRIVEWAY: 384 S.F. EXISTING CONCRETE POOL PAD & COPING: 272 S.F. EXISTING FRONT STONE PAVERS & STEP: 132 S.F. EXISTING REAR MASONRY WALL: 36 S.F. EXISTING POOL EQUIPMENT: 18 S.F. RELOCATED HVAC PADS: 18 S.F. NEW UNCOVERED CONCRETE STEPS: 57 S.F. NEW HVAC PAD: 9 S.F. 36'-0" FULL CRITICAL ROOT ZONE 18'-0" HALF CRITICAL ROOT ZONE 9'-0" QUARTER CRITICAL ROOT ZONE 36" ELM TREE & CRITICAL ROOT ZONES 20'-10" ALL REQUIRED DIGGING IN 1/2 CRZ TO BE DONE WITH HAND TOOLS. There is no cut or fill 4” or greater within the ½ CRZ of protected trees and there is no impact allowed in the ¼ CRZ. Prior to construction, protective fencing is required around all protected trees within the LOC. Fencing is required to be chain-link mesh at a minimum height of five feet. Fencing should be installed to protect the entire critical root zone area or as much of the CRZ as is practical. When the protective fencing cannot incorporate the entire ½ critical root zone, an 8” layer of mulch within the entire available root zone area is required for all trees which have any disturbance indicated within any portion of the critical root zone. 8" LAYER OF MULCH F O O R W E N F O E N L I E V O B A G N A H R E V O I N A M E R O T T U C - B R U C EXISTING BRICK PAVERS TO REMAIN PROPOSED ACCESS ROUTE FOR CONSTRUCTION PROPOSED TEMPORARY LOCATION OF DUMPSTER PROPOSED TEMPORARY LOCATION OF PORTABLE TOILET E T E R C N O C G N T S X E I I D A E H R E V O G N T S X E I I 8" LAYER OF MULCH E N L I I L A C R T C E L E ' . 0 5 7 : I E N L Y T R E P O R P R A E R ' X E L P U D ' R A E R ' 5 1 LINE OF NEW ROOF OVERHANG ABOVE RELOCATED HVAC PADS " 3 - ' 5 I I N O T D D A Y R O T S E N O W E N W E N D E R E V O C Y R T N E NEW MASONRY STOOP & STEP ELECTRICAL, WATER & WASTE LINES FOR NEW DUPLEX UNIT TO RUN UNDER EXISTING PIER & BEAM HOUSE. VERIFY LOCATIONS. DUPLEX UNIT ONE: EXISTING TWO STORY RESIDENCE W/ SECOND STORY ADDITION. EXISTING PIER & BEAM FOUNDATION. DUPLEX UNIT TWO: NEW TWO STORY ADDITION. NEW CONCRETE SLAB FOUNDATION EXTERIOR LINE OF NEW FIRST FLOOR LINE OF NEW ROOF OVERHANG ABOVE I E N L K C A B T E S E V O B A G N A H R E V O F O O R W E N F O E N L I NEW COVERED BACK PORCH S P E T S E T E R C N O C W E N NEW CONCRETE STEPS I I G N D L U B R A E R ' 5 2 EXISTING CONCRETE POOL PAD & COPING E N L I K C A B T E S G N D L U B I I EXISTING POOL REMAINS. PROTECT. EXISTING CONCRETE POOL PAD & COPING T E E R T S N O S R E F F E J 19'-0" FULL CRITICAL ROOT ZONE SIDE PROPERTY LINE: 130.2' 3' UTILITY EASEMENT 5' SIDE BUILDING SETBACK LINE I I N O T D D A Y R O T S E N O W E N ALL REQUIRED DIGGING IN 1/2 CRZ TO BE DONE WITH HAND TOOLS. There is no cut or fill 4” or greater within the ½ CRZ of protected trees and there is no impact allowed in the ¼ CRZ. Prior to construction, protective fencing is required around all protected trees within the LOC. Fencing is required to be chain-link mesh at a minimum height of five feet. Fencing should be installed to protect the entire critical root zone area or as much of the CRZ as is practical. When the protective fencing cannot incorporate the entire ½ critical root zone, an 8” layer of mulch within the entire available root zone area is required for all trees which have any disturbance indicated within any portion of the critical root zone. ' . 0 5 7 : I E N L Y T R E P O R P T N O R F EXISTING STONE PAVERS E N L I E U N E V A W I E V N E L G K C A B T E S G N D L U B I I NO NEW SIDE WALK. PAY CITY OF AUSTIN FEE IN LIEU OF. NEW UPGRADED WATER METERS & TRENCHED WATER LINES FOR DUPLEX UNITS AS REQUIRED PER CITY. AVOID CRITICAL ROOT ZONES OF PROTECTED TREES. VERIFY LOCATIONS. I I G N D L U B T N O R F I E N L K C A B T E S ' 5 2 ' X E L P U D ' T N O R F ' 5 1 H C R O P T N O R F D E R E V O C G N T S X E I I 9'-6" HALF CRITICAL ROOT ZONE 4'-9" QUARTER CRITICAL ROOT ZONE 19" ELM TREE & CRITICAL ROOT ZONES P E T S E T E R C N O C 8" LAYER OF MULCH 24" ELM TREE & CRITICAL ROOT ZONES 12'-0" HALF CRITICAL ROOT ZONE 6'-0" QUARTER CRITICAL ROOT ZONE 1 SITE PLAN SCALE: 1/8" = 1'-0" NORTH 24'-0" FULL CRITICAL ROOT ZONE NEW 'VISITABLE' BATHROOM: PROVIDE BLOCKING FOR GRAB BARS AT ALL BATHROOM WALLS. CENTER 2x6 BLOCKING 34" ABOVE FINISH FLOOR. DOOR SWING NOT TO IMPEDE 30" x 30" CLEAR FLOOR SPACE. Visitable light switches and environmental controls shall be installed no more than 48” above finished floor and outlets and receptacles shall be installed at least 15” above finished floor. 8" LAYER OF MULCH OVERHEAD ELECTRICAL LINE NEW UPGRADED ELECTRICAL METERS & OVERHEAD POWER LINES LINES FOR DUPLEX UNITS AS REQUIRED PER CITY. VERIFY LOCATIONS. EXISTING POOL EQUIPMENT EXISTING GAS METER EXISTING PLUMBING CLEAN-OUT 21" ELM TREE & CRITICAL ROOT ZONES 10'-6" HALF CRITICAL ROOT ZONE 5'-3" QUARTER CRITICAL ROOT ZONE 21'-0" FULL CRITICAL ROOT ZONE 5' SIDE BUILDING SETBACK LINE 3' UTILITY EASEMENT SIDE PROPERTY LINE: 130.2' ALL REQUIRED DIGGING IN 1/2 CRZ TO BE DONE WITH HAND TOOLS. There is no cut or fill 4” or greater within the ½ CRZ of protected trees and there is no impact allowed in the ¼ CRZ. Prior to construction, protective fencing is required around all protected trees within the LOC. Fencing is required to be chain-link mesh at a minimum height of five feet. Fencing should be installed to protect the entire critical root zone area or as much of the CRZ as is practical. When the protective fencing cannot incorporate the entire ½ critical root zone, an 8” layer of mulch within the entire available root zone area is required for all trees which have any disturbance indicated within any portion of the critical root zone. EXISTING BRICK PAVERS STAIR & LANDING UNDER STAIR CLOSET 32" CLEAR VISITABLE ROUTE. 1:12 SLOPE MAX. 1/2" MAXIMUM TALL STEP AT DOOR THRESHOLD NEW COVERED ENTRY 'VISITABLE' ENTRY AT 36" SWINGING DOOR NEW VISIT-ABLE BATH 3 'VISITABLE' 32" BATHROOM DOOR NEW SECOND DUPLEX UNIT LIVING AREA 32" CLEAR VISITABLE ROUTE. 1:12 SLOPE MAX. NEW KITCHEN K N S I NEW HALL ENLARGED DINING AREA 4 'VISIT-ABILITY' FLOOR PLAN SCALE: 1/8" = 1-0" NORTH NEW COVERED BACK PORCH NEW RELOCATED KITCHEN EXISTING FIREPLACE EXISTING FRONT DUPLEX UNIT LIVING Y R T N A P D E L E D O M E R HVAC CLOSET REMODELED CLOSET NEW DOOR BEDROOM 2 REPLACEMENT WINDOWS COVERED FRONT PORCH COVERED FRONT PORCH S I W O D N W T N E M E C A L P E R S I W O D N W T N E M E C A L P E R BEDROOM 4 T N E M E C A L P E R S W O D N W I CLOSET AREA OF EXISTING ROOF REMODELED BEDROOM 1 REMODELED CLOSET BATH 1 SINK ENLARGED CLOSET REPLACEMENT WINDOWS E C A P S C T T A I CLOSET EXISTING BUILT-IN BENCHES F O O R G N T S X E I I WALK-IN CLOSET BEDROOM 3 SHOWER HVAC ATTIC SPACE AREA OF EXISTING ROOF N S E H C N E B T N E M E C A L P E R S W O D N W I I I - T L U B G N T S X E I I HALL DEMOLISH STAIRS CLOSET . R O F O M E D . T L - Y K S FRONT PORCH ROOF BELOW T N E M E C A L P E R W O D N W I BATH 2 SINK SINK WASH. DRY. UTILITY F O A E R A F O O R G N T S X E I I E C A P S C T T A I DEMO. & RE-USE SKY-LT. OFFICE REPLACEMENT WINDOWS 3 SECOND FLOOR DEMOLITION PLAN SCALE: 1/8" = 1'-0" I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A1 I N A M E R O T L L A W Y R N O S A M G N T S X E I I F O A E R A GENERAL NOTES A. All work specified herein and specified or shown on the Contract Drawings shall conform to 2024 IRC Building Code. B. The contractor shall verify all dimensions in field. C. If any work shown or specified is unclear or ambiguous, contact the Architect before proceeding w/ work. D. The contractor shall familiarize him or herself with the Contract Documents. Any discrepancies shall be brought to the attention of the Architect before proceeding with affected work. Any variation or substitution of materials or details from those indicated on the drawings may be made only with prior written approval of the Architect. E. These drawings have been compiled from the best available information and are not intended to limit the scope of work. The Contractor may encounter hidden or uncovered conditions, not shown in the contract. It will be assumed that the Contractor has inspected the site prior to bidding and verified the information herein specified. F. Unless otherwise indicated, details shown on any drawings are to be considered typical for all similar conditions. G. Any additional work beyond the scope of these drawings and specifications deemed necessary by the Contractor for the proper completion of this project shall not be performed without prior expressed approval from the Owner and the Architect. H. The Contractor shall obtain and pay for all fees, permits and changes required to perform and complete this work. I. Contractor to perform boundary survey prior to any construction in order to confirm all property & building set back lines J. DO NOT SCALE. DRAWINGS! Dimensions govern. If any questions arise regarding dimensions contact Architect. K. Dimensions are to face of stud at locations of new walls and to face of existing walls unless otherwise indicated. CHAIN LINK FENCE AS PER CITY OF AUSTIN TREE PROTECTION REQUIREMENTS INSTALL 8" LAYER OF MULCH AT FULL CRITICAL ROOT ZONE. HATCHED AREAS. OUTSIDE TREE PROTECTION FENCE. EXISTING POWER POLE EXISTING PAVED DRIVEWAY DEMO. GARAGE E G A R O T S O M E D . DEMO. COVERED PORCH E S U - E R & O M E D . RELOCATE HVAC PAD BREAKFAST DINING FIREPLACE LIVING I R O O D O T A P G N D L S I I EXISTING POOL TO REMAIN. PROTECT. DEMO. STONE STOOP & STEPS K N S I KITCHEN REFRIG. CLOSET DEMOLISH & RE-BUILD STAIRS CLOSET HVAC CLOSET CLOSET HALL BATH 1 K N S I TUB T E S O L C T E S O L C BEDROOM 1 REMOVE WINDOWS ELECTRIC. DROP & METER EXISTING POOL EQUIPMENT BEDROOM 2 REPLACEMENT WINDOWS 2 FIRST FLOOR DEMOLITION PLAN SCALE: 1/8" = 1'-0" T N E M E C A L P E R S W O D N W I COVERED FRONT PORCH T N E M E C A L P E R S W O D N W I 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR " 9 - ' 3 " 2 / 1 3 - ' 5 " 8 - ' 6 1 6 A / 1 DOOR SCHEDULE DOOR NO. Unit Size width height DOOR SPECIFICATION 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 3'-0" 3'-0" 2'-8" 2'-8" 2'-8" 2'-0" 2'-8" 2'-0" (2) 1'-6" DOORS 2'-8" 2'-8" 2'-0" 2'-6" 2'-6" 2'-6" 2'-0" 2'-8" 2'-4" 2'-4" 2'-8" 5'-4" 2'-8" 2'-8" 6'-8" 6'-8" 8'-0" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 6'-8" 8'-0" 6'-8" 6'-8" 6'-8" Exterior In-Swing French Door. (6) Light Configuration. VERIFY SPECS.. Exterior In-Swing Door W/ WINDOW & DOG DOOR AT LOWER PANEL. (4) Light Configuration. VERIFY SPECS.. Exterior In-Swings French Door. (6) Light Configuration. VERIFY SPECS.. Interior POCKET Door. VERIFY SPECS. Interior POCKET Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior DOUBLE Swing Doors. VERIFY SPECS. Interior POCKET Door. VERIFY SPECS. 'VISITABLE' Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Interior POCKET Door. VERIFY SPECS. Interior Swing Door. VERIFY SPECS. Pull Down Attic Stair. VERIFY SPECS. FRAME FOR FUTURE Interior DOUBLE 32" POCKET Doors. VERIFY SPECS. FRAME FOR FUTURE Interior POCKET Door. VERIFY SPECS. FRAME FOR FUTURE Interior Swing Door. VERIFY SPECS. GENERAL DOOR NOTES: 1. Paint Grade Door Frames. 2. Install all Door units as per manufacturer's specifications. 3. DOORS SPECIFICATIONS TO BE DETERMINED BEFORE ORDERING. 4. Verify 2x4 or 2x6 door frame locations prior to ordering. 5. Exterior Doors to be Ordered Pre-Hung w/ SOLID WOOD (oak) THRESHOLDS. 6. REFER ELEVATIONS TO CONFIRM DIVIDED LIGHT CONFIGURATIONS ON DOORS & WINDOWS. WINDOW & EXTERIOR DOOR SCHEDULE 'MARVIN' ELEVATE & ESSENTIAL Designation Description Size (rough opening) Width Height Number of Units Remarks (4) Light Configuration. (4) Light Configuration. (4) Light Configuration. (4) Light Configuration. (4) Light Configuration. (6) Light Configuration. (3) Light Configuration. (2) Units w/ Tempered Glazing (6) Light Configuration. (2) Units w/ Tempered Glazing (4) Light Configuration. (1) Light Configuration. (2) Light Configuration. (2) Light Configuration. (4) Light Configuration. (4) Light Configuration. (8) Light Configuration. (4) Light Configuration. (2) Units w/ Tempered Glazing. (2) Light Configuration. (4) Light Configuration. SHORTER REPLACEMENT WINDOW UNIT. (4) Light Configuration. (2) Light Configuration. (1) Light Configuration. (2) Light Configuration. (1) Light Configuration. (4) Light Configuration. 4 2 4 1 1 1 2 2 1 1 2 1 2 4 2 4 1 2 1 1 1 2 1 1 1 A B C D E F G H I J K L M N O P Q R S T U V W X Y 'ELEVATE' REPLACMENT, Double Hung Window 'ELEVATE' REPLACMENT, EGRESS Casemnt Window 'ELEVATE' REPLACMENT, EGRESS Casemnt Window 'ELEVATE' (4) Panel, Sliding French Door 'ELEVATE' (2) Panel, Sliding French Door 'ELEVATE' (2) Panel, Sliding French Door 'ELEVATE' Picture Window 'ELEVATE' Picture Window 'ELEVATE' Double-Hung Window 'ELEVATE' Casment Window 'ESSENTIAL' Awning Window (3) 4'-0" Wide 'ELEVATE' Picture Windows 'ELEVATE' Double-Hung Window 'ELEVATE' Double-Hung Window 'ELEVATE' Picture Window 'ELEVATE' Picture Window (2) 4'-0" Wide 'ELEVATE' Picture Windows 'ELEVATE' REPLACMENT, EGRESS Casemnt Window 'ELEVATE' Picture Window 'ELEVATE' Casement Window (3) 2'-0" Wide 'ELEVATE' Casment & Picture Windows 'ELEVATE' Casement Window (3) 2'-4" Wide 'ELEVATE' EGRESS Casment & Picture Windows (3) 3'-0" Wide 'ELEVATE' Double-Hung Windows SALVAGED & REINSTALLED SKYLIGHT AT SLOPED CEILING OF STAIR +/-2'-6" VERIFY +/-2'-6" VERIFY +/-2'-6" VERIFY 12'-0" 6'-0" 6'-0" 1'-0" 2'-6" 2'-6" 2'-0" 4'-0" 12'-0" 3'-0" 3'-0" 6'-0" 3'-0" 8'-0" +/-5'-4" VERIFY +/-5'-4" VERIFY +/-5'-0" VERIFY 6'-10" 6'-10" 8'-0" 6'-4" 6'-4" 5'-4" 3'-4" 2'-0" 2'-4" 5'-0" 6'-0" 6'-0" 5'-0" 2'-4" +/-2'-6" VERIFY +/-4'-0" VERIFY 4'-0" 2'-0" 6'-0" 2'-4" 7'-0" 6'-0" 5'-0" 5'-0" 2'-8" 3'-8" 3'-8" 3'-4" VERIFY VERIFY GENERAL WINDOW NOTES: 1. VERIFY Exterior Finish at Window & Doors. 2. Stain-Ready, UN-FINISHED, BARE PINE Wood Interior at 'ELEVATE' Line Windows & Doors. 3. WHITE Interior Finish at 'ESSENTIAL' Line Windows 4. VERIFY Hardware Finish at Windows & Doors. 5. PROVIDE TEMPERED GLAZING WHERE REQUIRED BY CODE. 6. Install all window units as per manufacturer's specifications. 7. CONFIRM FRAMING DIMENSIONS FOR ALL WINDOWS PRIOR TO ORDERING. 8. Refer Elevations to confirm window Light / Mullion configurations. 9. All windows to meet EGRESS Requirements where required by code. 10. All Units to have Low-E, Insulated Glazing. 11. VERIFY CASEMENT WINDOW SWING DIRECTS AT ELEVATIONS. 2 / A6 4 / A6 3 / A6 2 / A4 7'-8 1/2" 22'-0 1/2" 6'-0 1/2" 9'-0" 11'-2" 3'-2" 4'-7 3/4" 44'-9 1/2" HVAC PAD HVAC PAD HVAC PAD NEW TANK-LESS WATER HEATER. VERIFY LOCATION. L K TEMPERED GLAZING K STAIR & LANDING M O T S U C Y F R E V I I G N V L E H S T E S O L C UNDER STAIR CLOSET 1'-3" 12 NEW COVERED ENTRY I L A R D N A H D O O W ) 1 ( , I G N S O N " 1 / W ) 8 1 ( & G N D N A L I S D A E R T D O O W I D L O S " 1 1 ) 6 1 ( . I S R E S R L A U Q E : I S R A T S W E N P U 9'-1" CEILING 'VISIT-ABLE' DOOR 1/2" MAX. 3 " 2 / 1 6 - ' 3 NEW SECOND DUPLEX UNIT LIVING AREA NEW SLAB ON GRADE FOUNDATION AT ADDITION. REFER ENGINEERING. CURB-LESS SHOWER " 1 - ' 3 SHOWER BENCH 2'-10" 42" TALL FRAMED STEM WALL NEW VISIT-ABLE BATH 3 K N S I 'VISIT-ABLE' DOOR 11 2'-0" FRONT LOADING DRYER FRONT LOADING WASHER TALL CABINET R E T N U O C " 6 3 & . I G R F E R H T P E D E V O C L A R E Z E E R F 9'-1" CEILING " 6 - ' 3 " 0 - ' 4 9'-1" CEILING 7'-6" CEILING 6'-4" NEW HALL / W G N A H R E V O F O O R " 4 2 W E N F O E N L I J SINK NEW KITCHEN 7'-6" CEILING 2'-3 3/4" 10 I E V O B A T F F O S D O O W G & T D E T N A P I 6 x 1 " 4 / 1 0 1 - ' 4 " 2 / 1 8 - ' 9 NEW COVERED ENTRY 3.5" 2'-0" 2 36" x 80" DOOR W/ DOG DOOR AS SCHEDULED " 2 1'- NEW MASONRY STOOP & STEP DOWN TO GRADE AS NEEDED. " 0 - ' 4 TEMPERED GLAZING I NEW (2) PANEL, 6'-0" WIDE x 8'-0" TALL SLIDING PATIO DOOR FRAME FOR FUTURE DOUBLE POCKET DOORS. (2) 2'-8" WIDE x 6'-8" TALL DOORS. 22 EXISTING FIREPLACE BUILT-IN 18" DEEP BENCH W/ CUBBIES BELOW N " 6 - ' 1 O N F 3.5" M LINE OF 18" SECOND FLOOR OVERHANG ABOVE W/ 1x6 PAINTED T&G WOOD SOFFIT. 3'-10 1/4" 3'-10 1/4" 1'-10 1/2" 5'-0" 5'-0" 7'-8 1/2" I Y F R E V E T S I : " 0 1 - ' 2 3 - / + " 6 - ' 1 I Y F R E V E T S I : " 4 / 1 7 - ' 0 1 - / + " 0 1 " 2 / 1 9 - ' 9 " 2 / 1 9 - ' 9 " 0 1 " 4 / 3 1 " 4 - ' 6 3'-10 1/4" E V O B A M A E B H C R O P F O E N L I STEPS DOWN 10' CEILING W/ 1x6 PAINTED T&G WOOD SIDING. MATCH EXISTING AT FRONT PORCH. CENTER LINE CENTER LINE (2) 3" ROUND STEEL COLUMNS. WELD TO IMBEDDED STEEL FLOOR PLATE. REFER ENGINEERING. NEW COVERED BACK PORCH NEW SLAB ON GRADE FOUNDATION AT ADDITION. REFER ENGINEERING. MATCH EXISTING FRONT PORCH FLOOR FINISH. 1'-2" " 2 / 1 7 - ' 5 " 0 1 CENTER LINE CENTER LINE (2) 3" ROUND STEEL COLUMNS. WELD TO IMBEDDED STEEL FLOOR PLATE. REFER ENGINEERING. E V O B A M A E B H C R O P F O E N L I / W G N A H R E V O F O O R " 4 2 W E N F O E N L I I E V O B A T F F O S D O O W G & T D E T N A P I 6 x 1 (2) 3" ROUND STEEL COLUMNS. WELD TO IMBEDDED STEEL FLOOR PLATE. REFER ENGINEERING. N W O D S P E T S LINE OF PORCH BEAM ABOVE CENTER LINE " 2 - ' 1 LINE OF 2 HOUR FIRE RATED WALL BETWEEN TWO UNITS. (2) LAYERS OF 5/8" GYPSUM WALL BOARD ON EACH SIDE OF FRAMED INSULATED WALL. EQUAL EQUAL L L A T " 8 - ' 6 x E D W I " 0 - ' 2 1 , L E N A P ) 4 ( W E N D 3.5" I R O O D O T A P G N D L S I I E L B U O D ENLARGED DINING AREA MATCHING WOOD FLOORS EXISTING 8' CEILING 6'-2 1/4" 8'-8 1/2" R E T N E C E N L I CENTER LINE NEW TILE FLOOR P E E D " 8 1 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS NEW 9' x 3' KITCHEN ISLAND W/ KNEE SPACE - E V A W O R C M I W O L E B F L E H S P E E D " 8 1 W O L E B F L E H S NEW RELOCATED KITCHEN EXISTING 8' CEILING 36" GAS RANGE & VENT-HOOD NEW FRAMED WALL REMODELED BEDROOM 1 MATCHING WOOD FLOORS EXISTING 8' CEILING 36" COUNTER DEPTH REFRIG. & FREEZER ALCOVE PANTRY CABINET REPLACEMENT DOOR 7 " 1 - ' 2 E V O M E R R O O D 8 REMOVE DOOR 1'-4 1/2" 6 REMODELED CLOSET ENLARGED CLOSET " 4 / 3 1 1 - ' 2 X S E N L I R E T A W & S A G E R U T U F R O F R O F I N E H C T K R O O D T U O E 24" DISH WASHER " 4 / 1 0 1 - ' 8 / W K N S I L A S O P S D I NEW CABINETRY & APPLIANCES L A U Q E L A U Q E REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS R E T N E C E N L I PROVIDE 80" MINIMUM HEAD-ROOM CLEARANCE UNDER NEW STAIR. " 0 - ' 2 9 NEW DOORS " 0 - ' 1 " 0 - ' 2 " 0 - ' 4 " 0 - ' 2 BATH 1 SINK TUB 21'-5 1/2" 8'-0" ELECTRIC. DROP & METER REMOVE WINDOWS EXISITNG POOL EQUIPMENT 2 / A6 4 / A6 3 / A6 LINE OF 2 HOUR FIRE RATED WALL BETWEEN TWO UNITS. RUN (2) LAYERS OF 5/8" GYPSUM WALL BOARD ON EACH SIDE OF FRAMED WALL FROM GROUND FLOOR TO UNDERSIDE OF ROOF. PROJECT CONSTRUCTION NOTES: EXISTING HOME ON PIER & BEAM FOUNDATION. VERIFY CONDITION. EXISTING HOME WITH WOOD SIDING & TRIM. TO BE REPAINTED. VERIFY EXISTING HVAC, ELECTRICAL & PLUMBING REPAIRS & UPDATES. NEW HOUSE & PORCH ADDITION ON CONCRETE SLAB. NEW ADDITION TO HAVE 9' PLATE HEIGHT, 2x4 FRAMED WALLS W/ HARDI SIDING & TRIM. NEW MATCHING ASPHALT SHINGLE ROOF AT ADDITION. SPRAY FOAM INSULATION AT EXTERIOR WALLS & ROOF OF ADDITION & OPENED AREAS OF REMODEL. NEW WINDOWS & DOORS TO BE MID. RANGE 'MARVIN' OR SIMILAR. PATCH & REPAIR WOOD FLOORS AS NEEDED. SEPARATE UTILITIES BETWEEN TWO DUPLEX UNITS. EXISTING FRONT DUPLEX UNIT LIVING EXISTING WOOD FLOORS TO REMAIN EXISTING 8' CEILING OPEN SIDE OF NEW STAIRS. NEW CONCEALED BEAM ABOVE & STEEL RAILING. REFER ENGINEERING & INTERIOR ELEVATIONS. S I W O D N W T N E M E C A L P E R N M U L O C I E N L R E T N E C 3'-11 3/4" 3'-4" 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. NEW WOOD HANDRAIL UP NEW STAIRS: (14) 10.5" SOLID WOOD TREADS W/ 1" NOSING & (15) EQUAL RISERS. 2'-11" 2'-1" Y R T N A P D E L E D O M E R HVAC CLOSET REMODELED CLOSET NEW DOOR COVERED FRONT PORCH " 2 - ' 1 1 " 2 / 1 8 - ' 1 H TEMPERED GLAZING " 2 / 1 3 - ' 3 " 2 / 1 3 - ' 3 " 0 - ' 0 1 TEMPERED GLAZING H " 2 / 1 8 - ' 1 A A 1'-8" G I G N H C T A M D O O W S R O O L F 1 G P E T S E T E R C N O C G N T S X E I I L A U Q E L A U Q E NEW POCKET DOOR 5 4 EQUAL EQUAL COVERED FRONT PORCH S I W O D N W T N E M E C A L P E R A A BEDROOM 2 EXISTING WOOD FLOORS TO REMAIN EXISTING 8' CEILING REPLACEMENT WINDOWS B B EXISTING GAS METER FIRST FLOOR PLAN SCALE: 1/4" = 1'-0" FLOOR PLAN LEGEND EXISTING FRAMED WALL TO REMAIN NEW FRAMED WALL. NORTH 6 A / 1 I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A2 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR 2 / A6 4 / A6 3 / A6 2 / A4 7'-5" 22'-0 1/2" 3'-3 1/2" 3'-4 1/2" 6'-8" 42'-9 1/2" 2'-0" 11'-2" LINE OF NEW 24" ROOF OVERHANG W/ 1x6 PAINTED T&G WOOD SOFFIT ABOVE Q " 2 - ' 1 MECH. CHASE 8'-9" CEILING AT SHOWER " 8 - ' 1 S " 2 / 1 3 42" TALL FRAMED STEM WALL STAIR & LANDING 3'-8 1/2" 3'-5" 3'-4" 3 1/2" NEW FIRST FLOOR SHED ROOF W/ ASHALT SHINGLES F O O R " 2 1 W E N F O E N L I D E T N A P I 6 x 1 / W G N A H R E V O I E V O B A T F F O S D O O W G & T P TEMPERED GLAZING P P TEMPERED GLAZING " 6 3 I L A R D N A H D O O W . I S L A T E D & S N O T A V E L E R E F E R I . S W O D N W I " 8 - ' 6 1 " 9 - ' 3 " 7 - ' 5 " 0 1 - ' 4 " 6 - ' 3 " 6 - ' 3 " 0 1 - ' 4 . N O D E R E T N E C W O L E B G N N W A W E N I N O R E T N E C . I E V O B A G N N W A W E N F O E N L I . I S L A T E D & S N O T A V E L E R E F E R I . R O O D NEW SECOND DUPLEX UNIT BEDROOM 18" TALL OPEN WEB FLOOR JOISTS BETWEEN FLOORS. VINYL WOOD FLOORS 10'-1" CEILING I I G N S O N R A T S E V O B A OPEN TO BELOW " 6 3 I L A R D N A H D O O W I I G N S O N R A T S E V O B A 36" TALL WOOD RAILING ON 3" TALL, WOOD CAPPED, FRAMED CURB. REFER INTERIOR ELEVATION. VERIFY WOOD RAILING SPECS.. N W O D I S R A T S W E N NEW HALL MATCHING WOOD FLOORS 10'-1" CEILING " 2 / 1 8 - ' 1 20 M N O N LINE OF NEW 24" ROOF OVERHANG W/ 1x6 PAINTED T&G WOOD SOFFIT ABOVE 3'-10 1/4" 5'-10 1/2" 5'-0" 5'-0" CLOSET FLOOR BUILT-UP LEVEL W/ BEDROOM. REFER BUILDING SECTIONS. " 6 - ' 2 19 7'-2" CEILING AT CLOSET T E S O L C SHOWER W/ BENCH " 2 / 1 8 - ' 3 66" x 32" UNDER-MOUNT TUB RAIN HEAD ABOVE FREME-LESS SHOWER DOOR & PARTITION B R U C " 2 TILE FLOOR 11'-0" CEILING K N S I 8'-9" CEILING W/ HVAC ABOVE MECH. CHASE 1'-2" 18" TALL OPEN WEB FLOOR JOISTS BELOW. FLOOR LEVEL W/ EXISTING SECOND FLOOR NEW BATH 4 18 17 8'-9" CEILING W/ PULL DOWN ATTIC STAIR TO HVAC ABOVE 21 11'-0" CEILING FRAME FOR FUTURE 32" POCKET DOOR. 64" WIDE HEADER. 23 FRAME FOR FUTURE 32" DOOR 24 I G N T S X E I F O R O O L F D N O C E S I E N L R O R E T X E I 1'-8 1/2" 2'-0" MATCHING WOOD FLOORS WALK-IN CLOSET NO WORK HERE EXISTING CEILING JOISTS W/ REPLACEMENT 2:12 PITCHED SHED DORMER ROOF ABOVE. REFER ELEVATIONS. " 2 / 1 3 - ' 3 " 2 / 1 8 - ' 3 DOWN STEPS: (2) 14" SOLID WOOD TREADS & (3) EQUAL RISERS. 1" WOOD NOSING 7'-2" HEAD HEIGHT FROM BEDROOM . Q E . Q E V 6 x 1 / W G N A H R E V O F O O R " 4 2 W E N F O E N L I I I E V O B A G N D S D O O W G & T D E T N A P I " 2 / 1 4 - ' 3 K N S I N E N L I I T E N B A C D E S S E C E R . B A C . D E M T D E S S E C E R . B A C . D E M " 5 - ' 7 FRAMED 3.5" DEEP x 42" TALL SHELF AT EAST & NORTH, BATH 4 WALL. REFER INTERIOR ELEVATIONS. " 2 / 1 8 - ' 3 1 4:12 ROOF PITCH U CENTER WINDOW ON EXISTING ROOF RIDGE LINE EXISTING FRAMED CHIMNEY LINE OF 2 HOUR FIRE RATED WALL BETWEEN TWO UNITS. (2) LAYERS OF 5/8" GYPSUM WALL BOARD ON EACH SIDE OF FRAMED INSULATED WALL. CLOSET AREA OF EXISTING ROOF BEDROOM 3 EXISTING BUILT-IN BENCHES S E H C N E B N EXISTING 7'-4" CEILING I I - T L U B G N T S X E I I S I W O D N W T N E M E C A L P E R C C LINE OF 2 HOUR FIRE RATED WALL BETWEEN TWO UNITS. RUN (2) LAYERS OF 5/8" GYPSUM WALL BOARD ON EACH SIDE OF FRAMED WALL FROM GROUND FLOOR TO UNDERSIDE OF ROOF. 6 A / 1 2'-0" " 6 W O L E B E S U O H F O E N L I G N A H R E V O F O O R 1'-0" F O O R W E N Y E L L A V 4:12 PITCH . W O L E B F O O R R O O L F T S R F I W E N F O O R G N T S X E I I S T U O P S N W O D & S R E T T U G L A T E M W E N EXISTING CHIMNEY EXISTING VALLY EXISTING VALLY EXISTING ROOF GABLE 2 1 8 : 2 1 8 : H C T P I H C T P I RELOCATED SKY-LIGHT ABOVE STAIR. VERIFY SIZE & POSITION E N L I E G D R I AREA OF EXISTING ROOF 2 / A6 NEW BACK PORCH ROOF. 2:12 PITCH W/ MATCHING ASPHALT SHINGLES. VERIFY UNDERLAYMENT & DETAILS. V T N E M E C A L P E R W O D N W I F O O R W E N F O E N L I E V O B A G N A H R E V O HVAC LINEN SHOWER BATH 2 NO WORK HERE 16 NEW CLOSET " 2 / 1 4 - ' 1 HALL DOWN NEW RE-BUILT STAIRS SALVAGED & REINSTALLED SKYLIGHT AT SLOPED CEILING OF STAIR Y EXISTING CEILING JOISTS W/ REPLACEMENT 2:12 PITCHED SHED DORMER ROOF ABOVE. REFER ELEVATIONS. EXISTING & NEW 7'-4" CEILING W/ REPLACEMENT 2:12 PITCHED REAR SHED DORMER ROOF ABOVE. REFER ELEVATIONS. NEW WOOD HANDRAIL NEW WOOD HANDRAIL SINK SINK 1'-7 1/2" 1'-11" CLOSET 14 NEW DOOR 13 NEW DOOR NEW BEDROOM 5 MATCHING WOOD FLOORS L A U Q E L A U Q E W EXISTING CEILING JOISTS W/ REPLACEMENT 2:12 PITCHED SHED DORMER ROOF ABOVE. REFER ELEVATIONS. EXTERIOR LINE OF EXISTING SECOND FLOOR 15 NEW DOOR POSITION SKYLIGHT IN CENTER OF EXISTING SLOPED STAIR CEILING. REFER BUILDING SECTION. BEDROOM 2 EXISTING 7'-4" CEILING EXISTING FRONT PORCH ROOF W/ ASHALT SHINGLES. 6 A / 1 AREA OF EXISTING ROOF L A U Q E L A U Q E S I W O D N W T N E M E C A L P E R C C " 0 - ' 1 " 0 - ' 1 AREA OF EXISTING ROOF ATTIC SPACE NEW CLOSET " 2 / 1 8 - ' 2 3'-6 1/2" REPLACEMNT WINDOWS. W/ SHORTER HEIGHT. R R CLOSET AREA OF EXISTING ROOF 4 / A6 3 / A6 S T U O P S N W O D & S R E T T U G L A T E M W E N W O L E B E S U O H F O E N L I G N A H R E V O F O O R EXISTING FRONT PORCH ROOF. LINE OF NEW AWNING ABOVE. CENTER ON WINDOWS. REFER ELEVATIONS & DETAILS. 1 SECOND FLOOR PLAN SCALE: 1/4" = 1'-0" NORTH FLOOR PLAN LEGEND EXISTING FRAMED WALL TO REMAIN NEW FRAMED WALL. W O L E B E S U O H F O E N L I G N A H R E V O F O O R 1'-0" . I S L A T E D R E F E R . I S G N N W A P E E D " 6 3 NEW METAL GUTTERS & DOWNSPOUTS LINE OF HOUSE BELOW ROOF OVERHANG " 0 - ' 2 NEW ROOF RIDGE LINE 2 1 4 : H C T P I 2 1 4 : H C T P I LINE OF HOUSE BELOW ROOF OVERHANG " 0 - ' 2 3'-0" NEW METAL GUTTERS & DOWNSPOUTS 2:12 PITCH NEW ROOF ON EXISITNG SECOND FLOOR DORMER. 2:12 PITCH. 2'-0" 2'-0" S T U O P S N W O D & S R E T T U G L A T E M W E N NEW BACK PORCH ROOF. 2:12 PITCH. 2:12 PITCH W O L E B E S U O H F O E N L I G N A H R E V O F O O R " 0 - ' 1 W O L E B E S U O H F O E N L I G N A H R E V O F O O R 8:12 PITCH 8:12 PITCH EXISTING VALLY EXISTING VALLY EXISTING ROOF GABLE 2 1 8 : 2 1 8 : H C T P I H C T P I " 6 AREA OF EXISTING ROOF 36" DEEP AWNINGS. REFER DETAILS. 2 ROOF PLAN SCALE: 1/8" = 1'-0" I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A3 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON WINDOWS& DOOR. REFER DETAILS. EXISTING SECOND FLOOR TOP PLATE 12 2 3'-0" EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE EXISTING & NEW FINISH FIRST FLOOR REPLACEMNT WINDOWS SALVAGED & REINSTALLED SKY-LIGHT ABOVE STAIR NEW ASPHALT SHINGLE ROOF AS NEEDED. EXISTING CHIMNEY NEW WINDOW REPLACEMNT WINDOWS " 0 - ' 0 1 REPLACEMNT WINDOWS NEW FRONT DOOR BAY W/ SIDE WINDOWS CENTERED ON EXISTING FRONT DOOR, PORCH STEP & STONE PAVERS. REPLACEMNT WINDOWS 12 4 12 4 NEW ADDITION SECOND FLOOR TOP PLATE NEW ADDITION SECOND FLOOR TOP PLATE 2'-0" 2'-0" NEW PAINTED HARDI SIDING & TRIM AT ADDITION 6" NEW FIRST FLOOR SHED ROOF W/ ASHALT SHINGLES LIGHT W E N W O D N W I LIGHT " 8 - ' 6 EXISTING SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE " 8 - ' 1 1 " 6 - ' 7 EXISTING SECOND FLOOR & NEW BATH 4 NEW UTILITY ROOM & BATH 3 TOP PLATE NEW WINDOW " 0 - ' 0 1 NEW PAINTED HARDI SIDING & TRIM AT ADDITION 6" NEW FIRST FLOOR SHED ROOF W/ ASHALT SHINGLES LIGHT W E N W O D N W I LIGHT " 8 - ' 6 " 8 - ' 1 1 " 6 - ' 7 EXISTING SECOND FLOOR & NEW BATH 4 NEW UTILITY ROOM & BATH 3 TOP PLATE EXITING COVERED PORCH REPAIR & REPAINT EXISITNG WOOD SIDING & TRIM. EXISTING & NEW FINISH FIRST FLOOR EXISTING & NEW FINISH FIRST FLOOR EXISTING & NEW FINISH FIRST FLOOR 1 EAST FRONT ELEVATION SCALE: 1/4" = 1'-0" 2 EAST FRONT ELEVATION (BEHIND CHIMNEY) SCALE: 1/4" = 1'-0" TOP PLATE AT SECOND UNIT ADDITION 12 2 EXISTING CHIMNEY NEW ROOF W/ 24" OVERHANG & ASPHALT SHINGLE ROOFING. 9'-0" " 1 - ' 0 1 " 1 - ' 9 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON WINDOWS& DOOR. REFER DETAILS. 1'-0" FINISH SECOND FLOOR AT UNIT BEDROOM TOP PLATE AT SECOND UNIT LIVING ROOM NEW BACK COVERED PORCH TOP OF BEAM 12 2 NEW AWNING W/ BRACKETS " 1 - ' 0 1 3'-0" EXISTING & NEW FINISH FIRST FLOOR " 2 / 1 3 NEW BACK COVERED PORCH FLOOR I M R T R E N R O C R E W O L D N E T X E N W O H S S A F O O R O T P U NEW WINDOW " 6 - ' 8 NEW WINDOW " 0 - ' 8 NEW WINDOWS 12 2 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON WINDOWS. REFER DETAILS. NEW ASPHALT SHINGLE ROOF AS NEEDED. " 6 - ' 8 2'-0" NEW PAINTED HARDI SIDING & TRIM AT ADDITION LINE OF 18" SECOND FLOOR OVERHANG. NEW WINDOWS NEW REPLACEMENT SHED DORMER ROOF W/ 2:12 PITCH. 2'-0" 12 2 S N M U L O C L E E T S D N U O R " 3 NEW COVERED BACK PORCH NEW SLAB ON GRADE FOUNDATION AT ADDITION. REFER ENGINEERING. REMOVE SOUTH WINDOWS AT BEDROOM 1. NEW SIDING. REFER FLOOR PLANS 3 SOUTH SIDE ELEVATION SCALE: 1/4" = 1'-0" I T H G E H D A E H G N T S X E I I P E E K REPLACEMNT WINDOWS. W/ SHORTER HEIGHT. NEW PAINTED HARDI SIDING & TRIM AT ADDITION EXISTING GLASS BLOCK WINDOW REPLACEMNT WINDOWS S W O D N W I E D S I / W Y A B R O O D T N O R F W E N , I R O O D T N O R F G N T S X E N O D E R E T N E C I EXISTING SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE EXISTING & NEW FINISH FIRST FLOOR . S R E V A P E N O T S & P E T S H C R O P EXITING COVERED PORCH I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A4 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR " 1 - ' 0 1 " 1 - ' 9 TOP PLATE AT SECOND UNIT ADDITION FINISH SECOND FLOOR AT UNIT BEDROOM TOP PLATE AT SECOND UNIT LIVING ROOM EXISTING & NEW FINISH FIRST FLOOR 12 4 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON WINDOWS. REFER DETAILS. 2'-0" 2'-0" NEW WINDOWS NEW ASPHALT SHINGLE ROOF AS NEEDED. NEW REPLACEMENT SHED DORMER ROOF W/ 2:12 PITCH. " 6 - ' 8 NEW WINDOW REPLACEMNT WINDOW NEW WINDOW 13'-4" LIGHT 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON DOOR. REFER DETAILS. NEW BACK PORCH ROOF. 2:12 PITCH W/ MATCHING ASPHALT SHINGLES. VERIFY UNDERLAYMENT & DETAILS. NEW PAINTED HARDI SIDING & TRIM AT ADDITION 6'-6" NEW FRENCH DOOR NEW (4) PANEL, 12'-0" WIDE x 6'-8" TALL DOUBLE SLIDING PATIO DOOR S N M U L O C L E E T S D N U O R " 3 ) 2 ( NEW WINDOWS S N M U L O C L E E T S D N U O R " 3 ) 2 ( " 8 - ' 6 NEW SLAB ON GRADE FOUNDATION AT ADDITION. REFER ENGINEERING. NEW (2) PANEL, 6'-0" WIDE x 6'-8" TALL SLIDING PATIO DOOR 1'-0" S N M U L O C L E E T S D N U O R " 3 ) 2 ( " 1 - ' 0 1 " 2 / 1 3 1 WEST REAR ELEVATION SCALE: 1/4" = 1'-0" 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON WINDOWS. REFER DETAILS. EXISTING SECOND FLOOR TOP PLATE NEW BACK COVERED PORCH TOP OF BEAM EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE EXISTING & NEW FINISH FIRST FLOOR NEW BACK COVERED PORCH FLOOR NEW ADDITION SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE NEW UTILITY ROOM & BATH 3 TOP PLATE EXISTING & NEW FINISH FIRST FLOOR " 6 - ' 7 EXITING COVERED PORCH S W O D N W I E D S I / W Y A B R O O D T N O R F W E N , I R O O D T N O R F G N T S X E N O D E R E T N E C I . S R E V A P E N O T S & P E T S H C R O P NEW WINDOWS " 6 - ' 8 NEW PAINTED HARDI SIDING & TRIM AT ADDITION EXISTING CHIMNEY 1'-0" NEW WINDOW " 0 - ' 0 1 NEW WINDOWS 12 4 2'-0" NEW WINDOW NEW WINDOW NEW WINDOW NEW WINDOWS " 0 - ' 8 " 8 - ' 6 " 8 - ' 6 2 NORTH SIDE ELEVATION SCALE: 1/4" = 1'-0" TOP PLATE AT SECOND UNIT ADDITION 36" DEEP AWNING W/ METAL ROOF, 2x6 RAFTERS & METAL BRACKETS. CENTER ON WINDOWS& DOOR. REFER DETAILS. FINISH SECOND FLOOR AT UNIT BEDROOM TOP PLATE AT SECOND UNIT LIVING ROOM " 1 - ' 0 1 " 1 - ' 9 EXISTING & NEW FINISH FIRST FLOOR I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A5 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR TOP PLATE AT SECOND UNIT ADDITION FINISH SECOND FLOOR AT UNIT BEDROOM TOP PLATE AT SECOND UNIT LIVING ROOM NEW BACK COVERED PORCH TOP OF BEAM " 1 - ' 0 1 " 1 - ' 9 " 1 - ' 0 1 EXISTING & NEW FINISH FIRST FLOOR NEW BACK COVERED PORCH FLOOR " 2 / 1 3 12 2 NEW SHED ROOF RAFTERS. 2:12 PITCH EXISTING ROOF FRAMING & ATTIC SPACE W/ MECH. CHASE EXISTING CEILING JOISTS W/ REPLACEMENT 2:12 PITCHED SHED DORMER ROOF ABOVE. REFER ELEVATIONS. BATH 2 HALL 12 2 SALVAGED & REINSTALLED SKYLIGHT AT SLOPED CEILING OF STAIR NEW STAIRS AT EXISTING STAIR HALL REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. NEW RELOCATED KITCHEN NEW 9' x 3' KITCHEN ISLAND W/ KNEE SPACE PROVIDE 80" MINIMUM HEAD-ROOM CLEARANCE UNDER NEW STAIR IN KITCHEN D E L E D O M E R Y R T N A P EXISTING PIER & BEAM FOUNDATION. REFER ENGINEERING. 1 BUILDING SECTION 1 SCALE: 1/4" = 1'-0" NEW CONCRETE FOUNDATION AT BACK PORCH ADDITION. REFER ENGINEERING. NEW ATTIC W/ HVAC PULL DOWN ATTIC STAIR TOP PLATE AT SECOND UNIT ADDITION TOP PLATE AT SECOND UNIT ADDITION EXISTING SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE EXISTING & NEW FINISH FIRST FLOOR WALK-IN CLOSET HALL WATER CLOSET CLOSET E S A H C H C E M " 2 - ' 7 " 9 - ' 8 NEW BEDROOM 5 BATH 2 NEW BEDROOM 3 ALCOVE STEPS CLOSET FLOOR BUILT-UP LEVEL W/ BEDROOM REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS NEW 18" TALL FLOOR JOISTS. REFER ENGINEERING. NEW RELOCATED KITCHEN REMODELED BEDROOM 1 REDUCE SIZE ENLARGED DINING HALL NEW BATH 3 " 6 - ' 7 " 1 - ' 0 1 " 1 - ' 9 FINISH SECOND FLOOR AT UNIT BEDROOM EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE NEW UTILITY ROOM & BATH 3 TOP PLATE NEW WINDOW EXISTING SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE , VAULT CEILING W/ MECH. CHASE. TOP PLATE AT SECOND UNIT ADDITION NEW 18" TALL FLOOR JOISTS. REFER ENGINEERING. FINISH SECOND FLOOR AT UNIT BEDROOM TOP PLATE AT SECOND UNIT LIVING ROOM I R O O D T N O R F G N T S X E N O D E R E T N E C I . S R E V A P E N O T S & P E T S H C R O P EXISTING & NEW FINISH FIRST FLOOR EXISTING & NEW FINISH FIRST FLOOR 2 BUILDING SECTION 2 SCALE: 1/4" = 1'-0" NEW WINDOW REPLACEMNT WINDOW NEW WINDOW NEW 3" ROUND STEEL COLUMN. VERIFY LOCATION W/ ENGINEERING OPEN SIDE OF NEW STAIRS. NEW BEAM ABOVE & STEEL RAILING. REFER ENGINEERING. S W O D N W I E D S I / W Y A B R O O D T N O R F W E N EXISTING FRONT PORCH CONCRETE FOUNDATION. REFER ENGINEERING. VAULT CEILING W/ MECH. CHASE. 7'-2" HEAD HEIGHT FROM AT HALL NEW SECOND DUPLEX UNIT BEDROOM FINISH SECOND FLOOR AT UNIT BEDROOM TOP PLATE AT SECOND UNIT LIVING ROOM NEW 18" TALL FLOOR JOISTS. REFER ENGINEERING. NEW SECOND DUPLEX UNIT LIVING AREA OPENING TO HALL NEW (4) PANEL, 12'-0" WIDE x 6'-8" TALL DOUBLE SLIDING PATIO DOOR NEW WINDOWS NEW (2) PANEL, 6'-0" WIDE x 6'-8" TALL SLIDING PATIO DOOR EXISTING PIER & BEAM FOUNDATION. REFER ENGINEERING. NEW CONCRETE FOUNDATION AT ADDITION. REFER ENGINEERING. EXISTING & NEW FINISH FIRST FLOOR EXISTING & NEW FINISH FIRST FLOOR 3 BUILDING SECTION 3 SCALE: 1/4" = 1'-0" 4 BUILDING SECTION 4 SCALE: 1/4" = 1'-0" " 1 - ' 0 1 " 1 - ' 9 EXISTING SECOND FLOOR TOP PLATE EXISTING SECOND FLOOR & NEW BATH 4 EXISTING FIRST FLOOR TOP PLATE EXISTING & NEW FINISH FIRST FLOOR I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A6 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR SALVAGED & REINSTALLED SKYLIGHT AT SLOPED CEILING OF STAIR OPEN SIDE OF NEW STAIRS. NEW CONCEALED BEAM. REFER ENGINEERING. OPEN SIDE OF NEW STAIRS. NEW CONCEALED BEAM. REFER ENGINEERING. PROVIDE 80" MINIMUM HEAD-ROOM CLEARANCE UNDER NEW STAIR IN KITCHEN REMODELED PANTRY W/ NEW SHELVING UNDER STAIR. NEW FRONT DOOR BAY. 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. 1.5" PAINTED PLATE STEEL RAILING PICKETS AT 4" O.C. W/ 1x3 SEALED WOOD TOP. NEW STAIRS. OPEN SOLID SEALED OAK TREADS W/ 1" NOSING & PAINTED WOOD RISERS. NEW FRONT DOOR BAY. 3" XROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS PROVIDE 80" MINIMUM HEAD-ROOM CLEARANCE UNDER NEW STAIR IN KITCHEN 1.5" PAINTED PLATE STEEL RAILING PICKETS AT 4" O.C. W/ 1x3 SEALED WOOD TOP. NEW STAIRS. OPEN SOLID SEALED OAK TREADS W/ 1" NOSING & PAINTED WOOD RISERS. 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. NEW 9' x 3' KITCHEN ISLAND W/ 12" DEEP KNEE SPACE FRAMED STEM WALLS W/ ELECTRICAL OUTLETS AT KNEE-SPACE ENDS. SEE SIDE INTERIOR ELEVATIONS. SIDE OF 24" DEEP LOWER CABINETS " 0 - ' 3 REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. FRAMED STEM WALLS W/ ELECTRICAL OUTLETS AT KNEE-SPACE ENDS. NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. NEW 9' x 3' KITCHEN ISLAND W/ KNEE SPACE 18" DEEP OPEN ADJUSTABLE SHELVE 1 REMODELED STAIR & ENTRY AT FRONT UNIT; NORTH SCALE: 3/8" = 1'-0" 2'-0" 3'-0" 3'-0" 1'-6" 2 ENTRY, LIVING & DINING ROOMS AT FRONT UNIT; SOUTH SCALE: 3/8" = 1'-0" 3 KITCHEN ISLAND; EAST END SCALE: 3/8" = 1'-0" 9'-0" 4'-0 1/2" 2'-0" 4'-0" 2'-0" 1'-0" PROVIDE 80" MINIMUM HEAD-ROOM CLEARANCE UNDER NEW STAIR IN KITCHEN 24" DEEP UPPER & REFRIG. FREEZER ALCOVE CABINET 36" COUNTER DEPTH REFRIG. & FREEZER ALCOVE 12" DEEP UPPER CABINETS 36" VENT-HOOD 12" DEEP UPPER CABINETS " 0 - ' 6 24" DEEP PANTRY CABINET 36" GAS RANGE (3) DRAWERS DRAWER 24" DEEP LOWER CABINETS NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. NEW CABINETRY. VERIFY. SPECIFICATIONS AND FINISHES. " 6 - ' 3 " 6 - ' 1 " 0 - ' 3 REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS NEW WINDOWS AS SCHEDULED NEW FRENCH SLIDING PATIO DOORS AS SCHEDULED DRAWER SINK W/ DISPOSAL 24" DEEP LOWER CABINETS 24" DISH WASHER 2'-0" 3'-3" 2'-0" 3'-0" 2'-6" 2'-0" 2'-0" 2'-0" 2'-8" 2'-0" 4 KITCHEN AT FRONT UNIT: SOUTH SCALE: 3/8" = 1'-0" 5 KITCHEN & DINING AT FRONT UNIT: WEST SCALE: 3/8" = 1'-0" 3'-0" 3'-0" " 0 - ' 3 " 6 - ' 1 " 0 - ' 3 12" DEEP UPPER CABINETS 12" DEEP UPPER CABINETS NEW WINDOW AS SCHEDULED SINK NEW CABINETRY. VERIFY. SPECIFICATIONS AND FINISHES. NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. DRAWER DRAWER 24" DEEP LOWER CABINETS 1'-0" P E E D " 2 1 F O E D S I I S T E N B A C R E P P U NEW WINDOW AS SCHEDULED " 4 - ' 1 " 1 - ' 6 24" DEEP REFRIG. & FREEZER ALCOVE CABINET I S T E N B A C T U O - E D L S I P E E D " 4 2 PROVIDE 80" MINIMUM HEAD-ROOM CLEARANCE UNDER NEW STAIR IN KITCHEN REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. NEW 9' x 3' KITCHEN ISLAND W/ KNEE SPACE DRAWER DRAWER 24" DEEP LOWER CABINETS REFER ENGINEERING FOR NEW FRAMING BETWEEN FLOORS 3" ROUND STEEL COLUMN AS NEEDED. REFER ENGINEERING. FRAMED STEM WALLS W/ ELECTRICAL OUTLETS AT KNEE-SPACE ENDS. NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. NEW 9' x 3' KITCHEN ISLAND W/ KNEE SPACE 18" DEEP OPEN ADJUSTABLE SHELVE " 0 - ' 3 3'-0" 3'-0" 3'-0" 1'-0" 2'-0" 4'-0" 2'-0" KITCHEN AT FRONT UNIT: NORTH SCALE: 3/8" = 1'-0" 7 KITCHEN ISLAND; WEST END SCALE: 3/8" = 1'-0" " 0 - ' 3 6 1'-0" P E E D " 2 1 F O E D S I I S T E N B A C R E P P U 12" DEEP UPPER CABINETS 12" DEEP UPPER CABINETS " 0 - ' 3 WASHER CLOTHES DRYER 1'-0" SIDE OF 24" DEEP REFRIG. & FREEZER ALCOVE CABINET 3'-0" 3'-0" 3'-0" 2'-0" 3 1/2" 3'-1" 1'-0" 2'-0" 2'-0" 8 KITCHEN AT BACK UNIT: EAST SCALE: 3/8" = 1'-0" 9 KITCHEN AT BACK UNIT: NORTH SCALE: 3/8" = 1'-0" 10 KITCHEN AT BACK UNIT: WEST SCALE: 3/8" = 1'-0" 11 KITCHEN AT BACK UNIT: SOUTH SCALE: 3/8" = 1'-0" 42" TALL FRAMED STEM WALL. SOLID SURFACE COUNTER TOP & SIDE W/ 2" SQUARE EDGE PROFILE AS SHOWN. 18" TALL FRAMED SHOWER BENCH. SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE AS SHOWN. " 6 - ' 1 FRAME-LESS SHOWER DOOR & PARTITIONS AT STEAM SHOWER NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. NEW CABINETRY. VERIFY. SPECIFICATIONS AND FINISHES. " 0 - ' 6 (3) DRAW. " 6 - ' 3 " 0 - ' 3 LIGHT MIRROR SINK 21" DEEP LOWER CABINETS WINDOW AS SCHEDULED. 42" TALL FRAMED STEM WALL. SOLID SURFACE COUNTER TOP & SIDE W/ 2" SQUARE EDGE PROFILE AS SHOWN. " 8 - ' 3 " 6 - ' 3 SHOWER FAUCET & HEAD. 2'-0" 1'-0" 4 1/2" 2'-4 1/2" 1'-9" 12 BATH 3 AT BACK UNIT: EAST SCALE: 3/8" = 1'-0" 13 BATH 3 AT BACK UNIT: NORTH SCALE: 3/8" = 1'-0" 14 BATH 3 AT BACK UNIT: WEST SCALE: 3/8" = 1'-0" 15 BATH 3 AT BACK UNIT: SOUTH SCALE: 3/8" = 1'-0" I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A7 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR NEW WINDOWS AS SCHEDULED 36" TALL WOOD RAILING ON 3" TALL, WOOD CAPPED, FRAMED CURB. REFER INTERIOR ELEVATION. VERIFY WOOD RAILING SPECS.. OPENING TO BACK STAIR HALL & BACK DOOR 7'-6" CEILING AT HALL OPENING TO HALL WOOD HANDRAIL 36" ABOVE STAIR NOSING BUILT-IN 18" DEEP BENCH W/ CUBBIES BELOW " 8 - ' 1 1'-6" 16 LIVING ROOM AT BACK UNIT: WEST SCALE: 3/8" = 1'-0" 17 LIVING ROOM AT BACK UNIT: EAST SCALE: 3/8" = 1'-0" 18 STAIR AT BACK UNIT: EAST SCALE: 3/8" = 1'-0" 19 STAIR AT BACK UNIT: WEST SCALE: 3/8" = 1'-0" FRAMING W/ SHEET-ROCK ABOVE PANTRY CABINET LIGHT NEW WINDOW AS SCHEDULED LIGHT MIRRORED & RECESSED MEDICINE CABINET MIRRORED & RECESSED MEDICINE CABINET SINK " 0 - ' 3 SINK 21" DEEP LINEN CABINETS (3) DRAWERS (3) DRAWERS 21" DEEP LOWER CABINETS " 0 - ' 2 " 0 - ' 6 NEW SOLID SURFACE COUNTER TOP W/ 2" SQUARE EDGE PROFILE. 42" TALL FRAMED STEM WALL NEW CABINETRY. VERIFY. SPECIFICATIONS AND FINISHES. " 6 - ' 1 FRAMED 3.5" DEEP x 42" TALL SHELF AT WALL. SOLID SURFACE TOP W/ 2" SQUARE EDGE PROFILE. 66" x 32" UNDER-MOUNT TUB. SOLID SURFACE TOP W/ 2" SQUARE EDGE PROFILE. " 8 - ' 3 " 0 - ' 2 3 1/2" 3'-1" 2'-6" 1'-3" 1'-3" 2'-6" 2'-6 1/2" 20 BATH 4 AT BACK UNIT: EAST SCALE: 3/8" = 1'-0" NEW WINDOW AS SCHEDULED LIGHT FRAMED 3.5" DEEP x 42" TALL SHELF AT WALL. SOLID SURFACE TOP W/ 2" SQUARE EDGE PROFILE. 66" x 32" UNDER-MOUNT TUB. SOLID SURFACE TOP W/ 2" SQUARE EDGE PROFILE. " 6 - ' 6 FRAMING W/ SHEET-ROCK ABOVE PANTRY CABINET SOLID SURFACE SHOWER WALL OPENING THRESHOLD & SURROUND W/ 2" SQUARE EDGE PROFILE. FRAME-LESS SHOWER DOOR & PARTITIONS AT SHOWER. OPEN ABOVE AS SHOWN. 42" TALL FRAMED STEM WALL FRAMED 3.5" DEEP x 42" TALL SHELF AT WALL. SOLID SURFACE TOP W/ 2" SQUARE EDGE PROFILE. TUB FAUCET & SPOUT LIGHT SIDE OF 21" DEEP LINEN CABINETS SHOWER FAUCET & SPOUT " 0 - ' 2 " 8 - ' 3 " 0 - ' 3 " 0 - ' 2 " 8 - ' 3 66" x 32" UNDER-MOUNT TUB. SOLID SURFACE TOP W/ 2" SQUARE EDGE PROFILE. 1'-9" 3 1/2" 2'-4 1/2" 3'-1" 3 1/2" 3 1/2" 1'-7" 21 BATH 4 AT BACK UNIT: NORTH SCALE: 3/8" = 1'-0" 22 BATH 4 AT BACK UNIT: WEST SCALE: 3/8" = 1'-0" 23 BATH 4 AT BACK UNIT: SOUTH SCALE: 3/8" = 1'-0" I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 A8 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR HOSE GFIX STAIR & LANDING D1 TO 2nd FLOOR VERIFY T.V. OUTLET HEIGHT NEW SECOND DUPLEX UNIT LIVING AREA 7'-6" W2 M O T S U C Y F R E V I I G N V L E H S T E S O L C NEW COVERED ENTRY UNDER STAIR CLOSET S1 3 S S D S S GFIX P1 9'-1" CEILING BUILT-IN 18" DEEP BENCH W/ CUBBIES BELOW D1 S S D 9'-1" CEILING WIRE FOR FUTURE FAN OPTION D1 D1 D2 LINE OF 18" SECOND FLOOR OVERHANG ABOVE W/ 1x6 PAINTED T&G WOOD SOFFIT. VERIFY OUTLET & SWITCH LOCATIONS W/ HOMEOWNERS PRIOR TO INSTALLATION ELECTRICAL LEGEND D1 D2 D3 S1 P1 4" L.E.D. Recessed Down Light. VERIFY SPECIFICATION. 4" L.E.D. Recessed Down Light for WET locations. VERIFY SPECIFICATION. 4" L.E.D. Recessed WALL WASHER Down Light W/ PIVOTING HEAD. VERIFY SPECIFICATION. Surface Mount Light Fixture. REFER SPECIFICATIONS. Pendant Light Fixture. REFER SPECIFICATIONS. W1 Interior Wall Sconce. VERIFY SPECIFICATIONS & HEIGHTS. W2 Exterior Wall Sconce. VERIFY SPECIFICATIONS & HEIGHTS. FLD Double Head Exterior Flood Lights. VERIFY WALL HEIGHT. ST STEP Sconce. VERIFY SPECIFICATIONS. VERIFY HEIGHTS W/ SIDING Duplex Outlet GFI Outlet w/ Ground-Fault Interrupter GFIX Exterior (Waterproof) Outlet w/ Ground-Fault Interrupter 220 220 Volt Outlet Bottom Outlet Tied to Switch. WHITE FINISH FL Floor Outlet. Brass Finish. UC Under Upper, Under Cabinet L.E.D. Lighting Strip TR Ttack Lighting. VERFY SPECIFICATIONS Hardwired Smoke Detector w/ Battery Back Up. Located as Required by Code. S Single Throw Switch 3 S D S (3) Way Switch Dimmer Switch DR S Door Frame Switch Bathroom Exhaust Fan LT. & HEAT Bathroom Exhaust Fan W/ LIGHT & HEAT LAMP GAS GAS LINE HOSE HOSE BIB T Thermostat Circuit Wiring LIGHT Ceiling Fan Wit or With-Out LIGHT OPTION NOTE: PROVIDE SECURITY SYSTEM. REFER ARCHITECT & OWNER FOR SPECIFICATIONS. NOTE: PROVIDE REQUIRED UTILITIES TO ALL APPLIANCES & FIXTURES TELEPHONE, CABLE & INTERNET: REFER OWNER HVAC PAD HVAC PAD HVAC PAD NEW TANK-LESS WATER HEATER. VERIFY LOCATION. GAS SHOWER BENCH CURB-LESS SHOWER D2 NEW VISIT-ABLE BATH 3 GFI 6'-10" W1 K N S I GFI 44" D1 D1 FRONT LOADING DRYER 220 FRONT LOADING WASHER TALL CABINET GFI D1 NEW KITCHEN D1 7'-6" CEILING R E T N U O C " 6 3 & . I G R F E R H T P E D E V O C L A R E Z E E R F D S SSS S D D1 9'-1" CEILING 7'-6" CEILING D1 NEW HALL D1 D1 D1 HOSE GFI 44" 6'-0" W2 GAS GFIX D1 SINK GFI 44" W2 6'-0" SS S S NEW COVERED ENTRY D2 WATER & GAS FOR FUTURE OUTDOOR KITCHEN NEW MASONRY STOOP & STEP DOWN TO GRADE AS NEEDED. W2 EXISTING FIREPLACE GFIX D2 D2 D1 D1 D1 D1 ENLARGED DINING AREA D1 P1 D1 EXISTING 8' CEILING EXISTING FRONT DUPLEX UNIT LIVING D1 D1 D1 D1 EXISTING 8' CEILING S S S S D COVERED FRONT PORCH LIGHT NEW COVERED BACK PORCH SD SD S S D S S S GFIX GFI 44" 24" DISH WASHER GFI 30" P E E D " 8 1 NEW 9' x 3' KITCHEN ISLAND W/ KNEE SPACE D1 D1 W O L E B F L E H S GFI 30" P E E D " 8 1 W O L E B F L E H S - E V A W O R C M I S1 / W K N S I L A S O P S D I NEW RELOCATED KITCHEN D1 EXISTING 8' CEILING D1 D1 D S S1 SDR Y R T N A P D E L E D O M E R S1 S1 3 S D2 D2 D2 GFI 44" 36" GAS RANGE & VENT-HOOD GFI 44" GFI 44" 36" COUNTER DEPTH REFRIG. & FREEZER ALCOVE PANTRY CABINET HVAC CLOSET REMODELED CLOSET NEW DOOR D1 REMODELED BEDROOM 1 D S S REMODELED CLOSET GFIX EXISTING 8' CEILING D1 ENLARGED CLOSET S BATH 1 D2 SINK TUB D2 ELECTRIC. DROP & METER EXISITNG POOL EQUIPMENT S D COVERED FRONT PORCH LIGHT D1 BEDROOM 2 D1 EXISTING 8' CEILING D1 EXISTING GAS METER FIRST FLOOR ELECTRICAL PLAN SCALE: 1/4" = 1-0" FLOOR PLAN LEGEND EXISTING FRAMED WALL TO REMAIN NEW FRAMED WALL. NORTH I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 MEP 1 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR STAIR & LANDING D1 TO 1st FLOOR OPEN TO BELOW D1 NEW HALL 3 S S S D D1 10'-1" CEILING ELECTRICAL LEGEND D1 D2 D3 S1 P1 4" L.E.D. Recessed Down Light. VERIFY SPECIFICATION. 4" L.E.D. Recessed Down Light for WET locations. VERIFY SPECIFICATION. 4" L.E.D. Recessed WALL WASHER Down Light W/ PIVOTING HEAD. VERIFY SPECIFICATION. Surface Mount Light Fixture. REFER SPECIFICATIONS. Pendant Light Fixture. REFER SPECIFICATIONS. W1 Interior Wall Sconce. VERIFY SPECIFICATIONS & HEIGHTS. W2 Exterior Wall Sconce. VERIFY SPECIFICATIONS & HEIGHTS. FLD Double Head Exterior Flood Lights. VERIFY WALL HEIGHT. ST STEP Sconce. VERIFY SPECIFICATIONS. VERIFY HEIGHTS W/ SIDING Duplex Outlet GFI Outlet w/ Ground-Fault Interrupter GFIX Exterior (Waterproof) Outlet w/ Ground-Fault Interrupter 220 220 Volt Outlet Bottom Outlet Tied to Switch. WHITE FINISH FL Floor Outlet. Brass Finish. UC Under Upper, Under Cabinet L.E.D. Lighting Strip TR Ttack Lighting. VERFY SPECIFICATIONS Hardwired Smoke Detector w/ Battery Back Up. Located as Required by Code. S Single Throw Switch 3 S D S D R S (3) Way Switch Dimmer Switch Door Frame Switch Bathroom Exhaust Fan LT. & HEAT Bathroom Exhaust Fan W/ LIGHT & HEAT LAMP GAS GAS LINE HOSE HOSE BIB T Thermostat Circuit Wiring LT Ceiling Fan Wit or With-Out LIGHT OPTION NOTE: PROVIDE SECURITY SYSTEM. REFER ARCHITECT & OWNER FOR SPECIFICATIONS. NOTE: PROVIDE REQUIRED UTILITIES TO ALL APPLIANCES & FIXTURES TELEPHONE, CABLE & INTERNET: REFER OWNER D1 D1 D1 NEW SECOND DUPLEX UNIT BEDROOM WIRE FOR OPTIONAL FUTURE FAN 10'-1" CEILING D1 D1 D1 7'-2" HEAD HEIGHT FROM BEDROOM S VERIFY OUTLET & SWITCH LOCATIONS W/ HOMEOWNERS PRIOR TO INSTALLATION MECH. CHASE 8'-9" CEILING AT SHOWER D2 S1 7'-2" CEILING AT CLOSET S T E S O L C SHOWER W/ BENCH RAIN HEAD ABOVE MECH. CHASE GFI 8'-9" CEILING W/ HVAC ABOVE D2 66" x 32" UNDER-MOUNT TUB K N S I P1 11'-0" CEILING GFI 44" D1 GFI SS 7'-6" W1 8'-9" CEILING W/ PULL DOWN ATTIC STAIR TO HVAC ABOVE S S S NEW BATH 4 K N S I P1 D1 11'-0" CEILING N E N L I I T E N B A C D E S S E C E R . B A C . D E M D E S S E C E R . B A C . D E M EXISTING FRAMED CHIMNEY CLOSET AREA OF EXISTING ROOF D1 D1 D1 D1 D1 D1 D S BEDROOM 3 WALK-IN CLOSET NO WORK HERE EXISTING 7'-4" CEILING D1 D1 HVAC LINEN SHOWER BATH 2 NO WORK HERE D S S S 3 D HALL D1 D1 SINK SINK CLOSET S S D S D NEW BEDROOM 5 MATCHING WOOD FLOORS EXISTING BUILT-IN BENCHES D1 S E H C N E B N I I - T L U B G N T S X E I I D S S S1 NEW CLOSET AREA OF EXISTING ROOF TO 1st FLOOR D1 SALVAGED & REINSTALLED SKYLIGHT AT SLOPED CEILING OF STAIR EXISTING FRONT PORCH ROOF W/ ASHALT SHINGLES. D1 D1 EXISTING 7'-4" CEILING D1 BEDROOM 2 D1 D1 AREA OF EXISTING ROOF ATTIC SPACE S1 NEW CLOSET CLOSET AREA OF EXISTING ROOF SECOND FLOOR ELECTRICAL PLAN SCALE: 1/4" = 1-0" FLOOR PLAN LEGEND EXISTING FRAMED WALL TO REMAIN NEW FRAMED WALL. NORTH I I L E D O M E R & N O T D D A X E L P U D W E N L E N I 3 0 7 8 7 X T N T S U A I , , E U N E V A W I E V N E L G 2 0 1 3 DATE: 10-16-24 10-31-24 11-18-24 11-20-24 11-21-24 12-13-24 8-15-25 9-3-25 10-14-25 10-17-25 10-20-25 10-28-25 12-5-25 12-18-25 12-19-25 12-19-25 1-7-26 1-9-26 MEP 2 1606 West 11th Street, Austin, TX 78703T: 512.789.6959info@richardhughesarchitect.comHR D 1 2 3 4 5 STRUCTURAL FOUNDATION PLANS, BRACED PLANS, FRAMING PLANS AND DETAILS FOR REMODEL/ADDITION ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 GENERAL NOTES: APPLICABLE CODES: C -AMERICAN INSTITUTE OF STEEL CONSTRUCTION (AISC) STEEL CONSTRUCTION MANUAL 14TH EDITION -INTERNATIONAL BUILDING CODE (IBC) 2021 -INTERNATIONAL RESIDENTIAL CODE (IRC) 2021 -ASCE 07-10 MINIMUM DESIGN LOADS FOR BUILDING AND OTHER STRUCTURES -NDS 2015 DESIGN OF WOOD STRUCTURES -ACI 318-19: BUILDING CODE REQUIREMENTS FOR STRUCTURAL CONCRETE LOADS (ASD): -BUILDING CATEGORY II -WIND VELOCITY 115 MPH -EXPOSURE CATEGORY C -ROOF LIVE LOAD 20 PSF -ATTIC LIVE LOAD 20 PSF -FLOOR LIVE LOAD 40 PSF -DEAD LOAD 15 PSF -ASSUMED SOILS TAKEN FROM IBC 2021 - TABLE 1806.2; CLASS OF MATERIALS CLASS 5 (CLAY, SANDY CLAY, SILTY CLAY, CLAYEY SILT, SILT & SANDY SILT) -ALLOWABLE BEARING FROM IBC 2021 - TABLE 1806.2. B ALLOWABLE BEARING - MIN BEARING DEPTH - 1500 PSF 2' - 0" MIN BELOW GRADE & 6" MIN INTO UNDISTURBED MATERIAL GRADES: A. CONCRETE i. SLABS AND FOUNDATIONS B. STEEL i. WIDE FLANGE BEAM/COLUMN ii. HOLLOW STRUCTURAL STEEL MEMBERS iii. REBAR iv. MISC ANGLE, PLATE, & CHANNEL C. TIMBER ALL WOOD FRAMING TO BE SOUTHERN PINE 3000 PSI CONCRETE AT 28 DAYS, WITH 0.50 MAX WATER TO CEMENT RATIO A992 GR 60 A500 GR 46 60 KSI DEFORMED REBAR A36 GR 36 i. WOOD STUD COLUMN - F'c = 1'650 PSI OR GREATER ii. WOOD ROOF AND CEILING FRAMING - F'b = 1,350 PSI OR GREATER, Emin 1600ksi iii. WALL SHEATHING = 15/32" OR THICKER, ATTACH PER S-003. iv. ROOF SHEATHING = 1/2" OR THICKER ATTACH PER S-003. v. PURLIN SPACING TO BE AT 16" OR LESS UNLESS NOTED OTHERWISE vi. REFER TO A3/S-002 FOR ADDITIONAL FRAMING CONSTRUCTION DETAILS FOUNDATIONS: A A. SCARIFY AND REMOVE TOP 6"-12" OF SOIL AND ALL ORGANIC DEBRIS. PLACE COMPACTED FILL IN 6" MAX LIFTS. SOILS TO HAVE PI IN BETWEEN 5 AND 15 IN WITH NO MORE THAN 15% FINES RETAINED BELOW #200 SIEVE.. B. GRADE BEAMS/CONTINUOUS STRIP FOOTINGS MAY BE FORMED WITH EARTH FORMS, PROVIDED THE EXCAVATIONS ARE KEPT WITHIN A TOLERANCE OF +/-1" AND ALL MINIMUM CLEARANCES ON DRAWINGS ARE MET. C. SUPPORT ALL REBAR WITH PLASTIC OR CONCRETE CHAIRS SPACED AT 3'-0" MAX. PIECES OF DEBRIS AND WOOD ARE UNACCEPTABLE CHAIRS. D. CURE CONCRETE WITH ASTM APPROVED WET CURE OR CURING COMPOUND FOR 7 DAYS AFTER POUR. MAINTAIN ACI MIN REQUIRED TEMPERATURE FOR 7 DAYS. IF COLD WEATHER ISSUES ARISE, CONTACT ENGINEER OF RECORD (EOR) FOR COLD WEATHER PROCEDURES. IF CURING COMPOUND IS USED, USE LOW VOC, WATER BASED COMPOUND, THAT CAN BE REMOVED TO ALLOW ADHERED FLOORING, COLORING, STAINING, ETC. E. DO NOT PLACE CONCRETE WHEN TEMPERATURES EXCEED 100 F. CONTACT EOR FOR HOT WEATHER PLACEMENT TECHNIQUES IF TEMPERATURES EXCEED 100F. A3 DOCUMENT LEGEND 1 1/2" = 1'-0" NEIL RESIDENCE 3102 GLENVIEW AVENUE AUSTIN, TEXAS 78703 COORDINATION: 1. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATING CONSTRUCTION DUTIES & DESIGN INTENT WITHIN THE SUBCONTRACTORS & PROFESSIONAL DISCIPLINES. ANY CONFLICTS ARE TO BE BROUGHT TO THE AOR/EOR BEFORE WORK IS TO BEGIN. THE GENERAL CONTRACTOR IS THEREFORE RESPONSIBLE FOR ALL COSTS OR CORRECTIONS ASSOCIATED WITH THE CONTRACTOR'S FAILURE TO PROPERLY COORDINATE THE CONSTRUCTION DUTIES & DESIGN INTENT. 2. THE CONTRACTOR SHALL NOTIFY THE EOR/AOR OF ANY SUBSTITUTIONS OR IF CONDITIONS VARY FROM THE ASSUMED CONTRACT DRAWINGS. MODIFICATIONS TO THE STRUCTURE, DUE TO THE CONTRACTOR DEVIATING FROM THE PLANS, IS NOT THE RESPONSIBILITY OF THE EOR/AOR. 3. REQUESTS FOR SUBSTITUTIONS SHALL BE SUBMITTED TO THE EOR/AOR FOR APPROVAL. SUBSTITUTIONS SHALL NOT BE PERMITTED TO BE USED WITHOUT CONSENT FROM THE EOR/AOR. 4. EXISTING CONDITIONS AND SIZES ARE TO BE VERIFIED BY THE CONTRACTOR. EOR/AOR SHALL NOT ASSUME RESPONSIBILITY FOR INCORRECT MEMBER SIZES/ MATERIAL ORDERS. 5. SOME ITEMS ON THE CONTRACT DOCUMENTS ARE ASSUMED, DUE TO ITEMS NOT BEING ACCESSIBLE, HIDDEN, OR UNDISCLOSED AT THE TIME OF CONTRACT DOCUMENT COMPLETION & DELIVERY. IN SUCH CASE NOTIFY THE EOR/AOR WITH A REQUEST FOR INFORMATION AND GUIDANCE AND DETAILING WILL BE PROVIDED BY THE EOR/AOR. DO NOT PROCEED WITHOUT CONSENT FROM THE EOR/AOR. 6. GEO-TECHNICAL REPORT NOT PROVIDED, GC TO VERIFY SOILS CONDITIONS MEET OR EXCEED ASSUMPTIONS. WHERE VOIDS, EXCESSIVE DEBRIS, OR LOOSE MATERIALS ARE ENCOUNTERED, A GEO-TECHNICAL ENGINEER SHOULD BE EMPLOYED TO DETERMINE SOLUTION. EOR NOT RESPONSIBLE FOR ISSUES WITH FOUNDATIONS, WHERE CONDITIONS ARE NOT VERIFIED. WHERE OWNER DECLINES GEO-TECHNICAL REPORT, OWNER AT RISK. D5 S-003 INDICATES GRID SECTION IS LOCATED. GRID CORRELATES TO LOCATION ON SHEET INDICATES SHEET SECTION IS LOCATED ON INDICATES SECTION* MARK *SECTIONS WILL GENERALLY SHOW CONNECTION CONDITIONS, DEPTHS, REINFORCING REQUIREMENTS, ETC. GRID LABELS 1 2 3 4 5 E D C B A X-XX GENERAL NOTE LOCATION. DETAILS SPECIFICATIONS , AND DEFINES LINES ETC. ON PLAN SHEET NUMBER, FIRST LETTER INDICATES DISCIPLINE: A- ARCH E-ELECTRIC G-GENERAL M-MECH P-PLUMB S-STRUCT GRID LABELS TYPICAL SHEET LAYOUT SHEET INDEX: S-001 GENERAL NOTES & SHEET INDEX S-002 FOUNDATION DETAILS S-003 FRAMING DETAILS S-004 FRAMING DETAILS S-005 ATTACHMENT SCHEDULE S-101 FOUNDATION PLAN S-102 BRACED FOUNDATION PLAN S-111 2nd FLOOR FRAMING PLAN S-112 BRACED 2nd FLOOR FRAMING PLAN S-121 ATTIC FRAMING PLAN S-122 ROOF FRAMING PLAN ABBREVIATIONS LIST: -AOR -BOT -COL -CONC -CONST -CONT -DIA -EA -EW -EOR -EXST -FOUND -HSS -HORZ -JBE -LONG -MANFR -MAX -MIN -OC -PL -REF -REINF -TOC -TOS -TOB -TRANS -TYP -UNO -VERT ARCHITECT OF RECORD BOTTOM COLUMN CONCRETE CONSTRUCTION CONTINUOUS DIAMETER EACH EACH WAY ENGINEER OF RECORD EXISTING FOUNDATION HOLLOW STRUTURAL SECTION HORIZONTAL JOIST BEARING ELEVATION LONGITUDINAL MANUFACTURER MAXIMUM MINIMUM ON CENTER PLATE REFER REINFORCING TOP OF CONCRETE TOP OF STEEL TOP OF BEAM TRANSVERSE TYPICAL UNLESS NOTED OTHERWISE VERTICAL E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 NOTE: SHEETS ARE DRAWN TO SCALE ON ANSI D SIZE SCALE. THESE DRAWINGS SCALE BY HALF WHEN PRINTING TO 11x17 SHEETS Sheet: S-001 GENERAL NOTES & SHEET INDEX Scale: 1 1/2" = 1'-0" : : M P 4 2 6 0 3 5 2 0 2 / 8 / 2 1 STEEL COL PER PLAN, CLEAN AND PRIME AFTER WELDING PL 3/8"x8"x8" WITH (4) 3/4" DIAx0'-4" NELSON HEADED STUDS EXST SLAB ON GRADE FINISHED GRADE I N M " 4 2 2' - 6" x 2' - 6" D1 SECTION 3/4" = 1'-0" NOTE: 1. CUT POLY FREE AT BOT OF GRADE BEAM 2. WHERE 'D' EXCEEDS 48", REFER TO B2/S-002 #3 24 24 DOWEL AT 18" F E R #3 STIRRUP AT 24" O.C. FINISHED GRADE H C R A L I V C I / ' D ' I N M " 6 - ' 2 " 6 - ' 0 I N M 1 2 3 3/16 #3xCONT AT 12" REFER TO PLAN FOR SLAB REINF. (3) #5 EW, TOP AND BOT #4 NOSING BAR (TYP.) REINFORCE PER C5/S-002 FINISHED GRADE " 0 - ' 2 #3 AT 12" 1' - 0" MIN. TYPICAL EXTERIOR CONCRETE STEP DETAIL 3/4" = 1'-0" D2 EXST PIER & BEAM FOUND 1' - 0" TYPICAL LEDGER ATTACHMENT TO EXST CONST AT PIER 3/4" = 1'-0" D4 4 EXISTING WALL 2x STUD WALL PER A3/S-003 EXST BEAM REFER TO PLAN FOR SLAB REINF. F E R N A L P STRUCTURAL FILL AS REQ'D VAPOR BARRIER PER PLAN REFER TO C5/S-002 FOR DEPTH & REINF 5 0' - 6" 2x STUD WALL PER A3/S-003 3/4" FLOOR DECK ATTACH PER B1/S-003 ATTACH JOIST TO BEAM WITH SIMPSON JOIST HANGAR PER B3/S-003 #3 STIRRUP AT 10" OC (2) MIN 12" DIA CONC PIER (4) #5 DOWELS (3) #5 EW 1/2" SHEATHING PER A1/S-003 P.T. SILL AND HOLDOWN 100'-0" FIN FLR I N M " 8 I N M " 4 2 " 0 - ' 1 ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 2' - 6" x 2' - 6" D5 SECTION 3/4" = 1'-0" 12/08/2025 1/2" SHEATHING ATTACH PER A1/S-003 2x STUD WALL PER A3/S-003 REFER TO PLAN FOR SLAB REINF. F E R N A L P STRUCTURAL FILL AS REQ'D VAPOR BARRIER PER PLAN (3) #5xCONT FOR EVERY 1'-0" OF DEPTH 'D', (2) TOP, MID, & BOT REQUIRED MIN. C2 PROVIDE (2) - CORNER BARS TO MATCH FOUND REINF TOP AND BOTTOM AT ALL GRADE BEAM INTERSECTIONS (TYP.) 2'-6" " . 6 - ' 2 CONT. NOSE BAR TO MATCH SLAB REINF. . F E R N A L P " 4 - ' 0 #4's CONT. BOT. 1'-4" 1'-4" #3 x 8" AT EA. SLAB REINF. BAR, TYP. REFER TO PLAN FOR SLAB REINF. " 4 - ' 0 STRUCTURAL FILL, WHERE REQ'D 10 MIL POLY NOTE: 1. CUT POLY FREE AT BOT OF GRADE BEAM 2. WHERE 'D' EXCEEDS 48", REFER TO B2/S-002 #3 24 24 DOWEL AT 18" F E R #3 STIRRUP AT 24" O.C. FINISHED GRADE H C R A L I V C I / ' D ' I N M " 6 - ' 2 " 6 - ' 0 I N M PLAN VIEW UNDISTURBED SOIL 1' - 0" TYPICAL GRADE BEAM CORNER BARS 3/4" = 1'-0" NOTE: CUT POLY FREE AT BOT OF GRADE BEAM C4 DETAIL AT INTERIOR SHOWER DROP 3/4" = 1'-0" C5 SECTION 3/4" = 1'-0" NOTE: HOLDDOWN LOCATIONS INDICATED ON PLAN BY 15/32" OR THICKER SHEATHING ATTACH PER A1/S-003 2x STUD WALL PER A3/S-003 REFER TO PLAN FOR SLAB REINF. F E R N A L P STRUCTURAL FILL AS REQ'D VAPOR BARRIER PER PLAN VERT REINF PER SCHED #4xCONT AT 12" OC, EA FACE 1' - 0" REFER TO PLAN FOR SLAB REINF. DOWEL PER C5/S-002, ALTERNATE SIDES 2x SOUTHERN PINE BUILT-UP STUD COLUMN (2 STUDS MIN.) @ EA. "HOLDOWN" LOCATION 2 0 0 - S / 5 C F E R F E R N A L P STRUCTURAL FILL AS REQ'D TYP. SCH. WALL STUD 5 CONC. FOUNDATION 1' - 0" REF C5/S-002 FOR REINF F E R H C R A CONT. NOSE BAR TO MATCH SLAB REINF. N A L P F E R 2 0 0 - S / 5 C F E R 1' - 0" "HDU4-SDS2.5" SIMPSON HOLDOWN WITH 5/8" DIA. A.B. AND (10) SDS 1/4" x 2 1/2" SCREWS. (TENSION CAP = 4,565 LBS.) 5/8" DIA. x 10" HILTI KWIK-BOLT 5" EMBEDMENT INTO CONC. FOUNDATION, (TENSION CAP. = 3,020 LBS.) (SHEAR. CAP. = 4,885 LBS.) B2 TYP FOOTING 48" TO 84" 3/4" = 1'-0" B3 SECTION 3/4" = 1'-0" B4 ALTERNATE HOLDDOWN ATTACHMENT 3/4" = 1'-0" REFER TO PLAN FOR SLAB REINF. F E R N A L P SLOPE NOTE: SLAB REINFORCING NOT SHOWN FOR CLARITY CONCRETE SOG (2) #4x30" B5 SECTION 3/4" = 1'-0" SIMPSON STRONG- TIE STANDOFF POST BASE TYPE PER SCHED. TYPICAL REBAR LAP DISTANCE BAR MIN LAP (IN) #3 #4 #5 #6 #7 #8 #9 #10 24 24 24 24 27 30 34 38 0' - 2" CLR PROVIDE CHAIRS AT 3'-0" EW PER SPEC " 3 - ' 0 R L C " 2 - ' 0 R L C 0' - 2" CLR LONGITUDINAL &TRANSVERSE REINF PER PLAN AND/OR SECTION UNDISTURBED SOIL C1 SECTION 3/4" = 1'-0" 2' - 6" #3xCONT REFER TO PLAN FOR SLAB REINF. FINISHED GRADE STRUCTURAL FILL AS REQ'D 0' - 3 1/2" AT 2x4 5 1/2" AT 2x6 #3 AT 24" F E R H C R A N A L P F E R GRADE BEAM HEIGHT 'D' 48" TO 72" 72" TO 96" 96" TO 120" REQ'D REINF #5 AT 12" #5 AT 8" #5 AT 6" #3 24 24 DOWEL AT 18" FINISHED GRADE ' D ' H C R A F E R I N M " 6 - ' 2 L I V C I / I N M " 6 - ' 0 10 MIL POLY UNDISTURBED SOIL REF C5/S-002 B1 SECTION 3/4" = 1'-0" 1' - 0" PL 3/8"x8"x8" WITH (4) 3/4" DIAx0'-4" NELSON HEADED STUDS FINISHED GRADE 2 0 0 - S / 5 C F E R 1' - 0" STRUCTURAL FILL, WHERE REQ'D 10 MIL POLY REF C5/S-002 FOR REINF 1/2" SHEATHING ATTACH PER A1/S-003 2x STUD WALL PER A3/S-003 REFER TO PLAN FOR SLAB REINF. F E R N A L P STRUCTURAL FILL AS REQ'D VAPOR BARRIER PER PLAN (2) #5xCONT FOR EVERY 1'-0" OF DEPTH 'D', (2) TOP, MID, & BOT REQUIRED MIN. 1'-4" 8" #3 x 1'-4" AT EA. SLAB REINF. BAR, TYP. REFER TO PLAN FOR SLAB REINF. " 4 - ' 0 STRUCT FILL AS REQ'D 10 MIL POLY ROD PER SCHED, DRILL 4" INTO CONCRETE AND EPOXY WITH HILTI HIT-HY 200 MAX ADHESIVE. ATTACH STANDOFF TO ROD WITH NUT AND WASHER FOUNDATION PER PLAN E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 STAND OFF BASE SCHED COL SIZE SIMPSON ID# NAILS TO COL EMBED ANCHOR DIA 4x4 4x6 6x6 8x8 1/2" DIA 5/8" DIA 5/8" DIA (2) 5/8" DIA (6) -10d (8) -16d (8) -16d (18) -16d ABA44 ABA46 ABA66Z ABU88 Sheet: S-002 FOUNDATION DETAILS : : M P 5 2 6 0 3 5 2 0 2 / 8 / 2 1 A1 SECTION 3/4" = 1'-0" A2 TYPICAL RE-ENTRANT CORNER 3/4" = 1'-0" A3 REBAR LAP TABLE 1 1/2" = 1'-0" A4 TYPICAL COVER 1 1/2" = 1'-0" TYPICAL TIMBER COLUMN ATTACHMENT 3/4" = 1'-0" A5 Scale: As indicated D C B A 1 2 3 4 5 D C B A SIMPSON HEAVY-DUTY JOIST HANGER, WIDTH OF GIRDER = 'W', REF PLAN FOR GIRDER SIZE ' D ' BEAM SIZE HANGER SIZE SDS SCREWS TO GIRDER SDS SCREWS COL/BEAM (2) 2x12 (3) 2x12 3 1/2"x11 7/8" V-LAM HUCQ412-SDS (6) 1/4"x2 1/2" (14) 1/4"x2 1/2" HUCQ612-SDS (6) 1/4"x2 1/2" (14) 1/4"x2 1/2" HUCQ412-SDS (6) 1/4"x2 1/2" (14) 1/4"x2 1/2" COLUMN/BEAM WOOD GIRDER CONNECTION SCHEDULE 3/4" = 1'-0" D1 ADD BLOCKING AS REQUIRED, TO SUPPORT DECK EDGE GC COORD TOP OF BEAM 1/2" SHEATHING, ATTACH PER B1/S-003 VENT AS REQ'D AS REQ'D PER ARCH FRAMING PER PLAN 2x6 PURLIN AT 16" MAX 2x4 AT 24", TOE NAIL INTO STUD WITH (4) 8dx2 12" NAILS TOP AND BOT WOOD DECK FACE MOUNT CONN. PER B3/S-003 WHERE SLOPE IS 4:12 OR LESS. CONNECT PER ATTACHMENT SCHED FOR PITCHES GREATER THAN 4:12 2x4xCONT SIMPSON STRONG TIE SINGLE SIDE VALLEY TRUSS CLIP TYPE VTCR AT 16". ALIGN WITH LOWER FRAMING AND ATTACH WITH (4) 10d NAILS TO LOWER FRAMING AND (3) 10dX 1 1/2" NAILS TO CONT 2x4 STUD SECTION: TYP RIDGFE BEAM CONNECTION 3/4" = 1'-0" C1 C2 TYPICAL BUILT UP ROOF 3/4" = 1'-0" EDGE OF DECKING 2x4 BLOCKING AT PANEL EDGE, TOE NAIL INTO PURLIN WITH (3) 8dx2 1/2" NAILS, OR PANEL SHEATHING CLIP BETWEEN EA FRAMING MEMBER 8dx2 1/2" NAIL AT 6" OC, AROUND PERIMETER OF ROOF DECK OR 2", 16 GA STAPLE AT 4" OC ROOF FRAMING PER PLAN TYPICAL ROOF DECKING ATTACHMENT 3/4" = 1'-0" B1 NOTE: 1. PANEL SHEATHING MUST ENGAGE BOTH TOP AND BOTTOM PLATES. STAGGER SHEATHING OVER FLOOR TRUSSES AT 2 STORY CONDITIONS. 2. WHERE USING STAPLES, ORIENT PARALLEL TO STUD TO AVOID MISSING STUD. BLOCKING PER A3/S-003 EDGE OF SHEATHING 8dx2 1/2" NAIL AT 12" OC AT MID SUPPORTS, OR 2", 16 GA STAPLE AT 8" OC VERT STUD PER A3/S-003 NOTE: 1. WHERE UTILIZING STAPLES, ORIENT PARALLEL TO FRAMING TO AVOID MISSING MEMBERS BELOW. 2. INCREASE FREQUENCY OF STAPLES AT RAKE EDGES AND GABLES BY DOUBLE, AT LEAST 2'-0" IN FROM EDGE. 8dx2 1/2" NAIL AT 12" OC ACROSS MID-SUPPORTS OR 2", 16 GA STAPLE AT 8" OC 2x WOOD STUD AT 16" OC (2) 2x BUILT UP STUD COLUMN AT EA CORNER, EA WAY. TYP REF ARCH T.O. DOOR REF PLAN FOR HEADER 2x BLOCKING AT 8'-0" MAX, TOE NAIL INTO STUDS WITH (3) 10dx3" NAILS, EA SIDE WALL STUD SCHED @ EXTERIOR WALLS MAX SPACING STUD SIZE 2x4 2x6 16" 24" 16" 24" 16" 16" 16" WALL HEIGHT 0' - 10' 0' - 12'-0" 12'-6" - 12'-11" 12" 12'-11" - 14'-3" 8" 14'-3" - 16'-8" *INTERIOR STUD WALL TO BE 2x4 AT 16", UNO BY ARCH FOR PLUMBING, ETC. - (2) 2x4 - - 16" 12" 8" 8dx2 1/2" NAIL AT 6" OC AROUND PERIMETER OF SHEET, OR 2", 16 GA STAPLE AT 4" OC CONTINUOUS BOTTOM PLATE PER A3/S-003 FOUNDATION/SLAB A1 TYPICAL SHEATHING CONNECTION 3/4" = 1'-0" A3 TYPICAL WALL FRAMING 3/8" = 1'-0" FULL HEIGHT BLOCKING 2x6 OUT RIGGER AT 2'-0" VARIES TOP OF WALL REF ARCH FOR SIDING, SOFFIT, AND FACIA 15/32" RATED SHEATHING, OR THICKER, ATTACH PER A1/S-003 D4 SECTION 3/4" = 1'-0" ROOF FRAMING PER PLAN REF ARCH REF SCHED FOR ATTACHMENT SIMPSON STRONG- TIE H2.5T HURRICANE TIE AT 48" OC REF ARCH SIMPSON BC POST CAP, ATTACH TO COLUMN & BEAM PER MANFR REQUIREMENTS 15/32" RATED SHEATHING OR THICKER, ATTACH PER B1/S-003 REF ARCH TOP OF PL REF ARCH REF ARCH FOR SIDING, FACIA, AND SOFFIT D5 SECTION 3/4" = 1'-0" 15/32" RATED SHEATHING OR THICKER, ATTACH PER B1/S-003 REF ARCH TOP OF BEAM REF ARCH ATTACH TO TOP PL WITH SIMPSON STRONG-TIE H2.5T HANGER AT 32" CEILING FRAMING PER PLAN, WHERE APPLICABLE ROOF FRAMING PER PLAN TOP PLATE PER A3/S-003 2x STUD WALL PER A3/S-003 15/32" RATED SHEATHING OR THICKER, ATTACH PER A1/S-003 FRAMING PER PLAN SIMPSON HGA10 CLIP, ATTACH TO BEAM AND ROOF RAFTERS PER MANFR RECOMENDATIONS FRAMING PER PLAN SOFFIT PER ARCH ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 SIMPSON STRONG TIE FACE MOUNT HANGAR PURLIN SIZE CONN TYPE NAILS TO PURLIN NAILS TO GIRDER 2x4 2x6 2x8 2x10 2x12 LU24 LU26 LU28 LU210 LU210 (2) 10dx1 1/2" (4) 10dx1 1/2" (6) 10dx1 1/2" (6) 10dx1 1/2" (6) 10dx1 1/2" (4) 16d (6) 16d (8) 16d (10) 16d (10) 16d WOOD GIRDER WOOD PURLIN CONNECTOR <PERPENDICULAR/NON-SLOPING CONNECTION> SIMPSON STRONG TIE FACE MOUNT HANGAR PURLIN SIZE CONN TYPE NAILS TO PURLIN NAILS TO GIRDER 2x6 2x8 2x10 2x12 LRU26Z LRU28Z LRU210Z LRU212Z (5) 10dx1 1/2" (5) 10dx1 1/2" (7) 10dx1 1/2" (7) 10dx1 1/2" (6) 10d (10) 10d (10) 10d (10) 10d WOOD GIRDER WOOD PURLIN CONNECTOR <SLOPED/SKEWED/SLOPED AND SKEWED CONNECTION> TYPICAL WOOD BEAM TO TRUSS/BEAM CONNECTION 1 1/2" = 1'-0" B3 C4 TYP COLUMN ATTACHMENT 3/4" = 1'-0" C5 SECTION 3/4" = 1'-0" NOTE: 1. REFER TO PLAN FOR SPANS GREATER THAN 14'-0" @ 2x4 WALL AND GREAT THAT 15'-0" AT 2x6 WALL. 2. DO NOT SPLICE 2x WITHIN HEADER. 3. PLYWOOD IS NON STRUCTURAL, INTENDED TO BE A SPACER AND CAN BE SPLICED WITHIN THE BEAM 2x4 WALL (2) STORY 2x6 WALL (2) STORY STORY 1 2 WIDTH 0' - 0" - 5' - 0" 5' - 0" - 7' - 6" 7' - 6" - 8' - 11" 8' - 11" - 13' - 11" 0' - 0" - 6' - 0" 6' - 0" - 9' - 0" 9' - 0" - 11' - 6" 11' - 6" - 13' - 11" BEAM (2) PLY 2x8 WITH 1/2" PLY (2) PLY 2x10 WITH 1/2" PLY (2) PLY 2x12 WITH 1/2" PLY (2) 1 3/4" x 11 1/4" V-LAM (2) PLY 2x6 WITH 1/2" PLY (2) PLY 2x8 WITH 1/2" PLY (2) PLY 2x10 WITH 1/2" PLY (2) PLY 2x12 WITH 1/2" PLY STORY 1 2 BEAM (3) PLY 2x8 WITH (2) 1/2" PLY WIDTH 0' - 0" - 8' - 0" 8' - 0" - 10' - 0" (3) PLY 2x10 WITH (2) 1/2" PLY 10' - 0" - 12' - 6" (3) PLY 2x12 WITH (2) 1/2" PLY 12' - 6" - 15' - 0" (3) 1 3/4" x 11 1/4" V-LAM 0' - 0" - 8' - 0" 8' - 0" - 10' - 0" 10' - 0" - 12' - 6" 12' - 6" - 15' - 0" (3) PLY 2x6 WITH (2) 1/2" PLY (3) PLY 2x8 WITH (2) 1/2" PLY (3) PLY 2x10 WITH (2) 1/2" PLY (3) PLY 2x12 WITH (2) 1/2" PLY 2x4 WALL (1) STORY 2x6 WALL (1) STORY STORY 1 WIDTH 0' - 0" - 6' - 0" 6' - 0" - 9' - 0" 9' - 0" - 11' - 6" 11' - 6" - 13' - 11" BEAM (2) PLY 2x6 WITH 1/2" PLY (2) PLY 2x8 WITH 1/2" PLY (2) PLY 2x10 WITH 1/2" PLY (2) PLY 2x12 WITH 1/2" PLY STORY 1 WIDTH 0' - 0" - 8' - 0" 8' - 0" - 10' - 0" 10' - 0" - 12' - 6" 12' - 6" - 15' - 0" BEAM (3) PLY 2x6 WITH (2) 1/2" PLY (3) PLY 2x8 WITH (2) 1/2" PLY (3) PLY 2x10 WITH (2) 1/2" PLY (3) PLY 2x12 WITH (2) 1/2" PLY B4 HEADER SCHEDULE 3/4" = 1'-0" NOTE: ATTACH ELEMENTS AS SHOWN, OR PER ATTACHMENT SCHEDULE. REFER TO FULL HEIGHT EXTERIOR STUD SCHED E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 Sheet: S-003 FRAMING DETAILS Scale: As indicated : : M P 0 3 6 0 3 5 2 0 2 / 8 / 2 1 DOUBLE 2x4 TOP PLATE. ATTACH EA VERT STUD TO TOP PLATE WITH (3) 16d x 3 1/2" NAILS, TOE NAILED INTO PLATE. REFER TO HEADER SCHED. SPLICING IS PROHIBITED. STUDS PER EXTERIOR FULL HEIGHT SCHED P.T. 2x4xCONT BOT PLATE, ATTACH TO EA VERT WITH (3) 16d x 3 1/2" NAILS, TOE NAILED INTO PL. ATTACH TO CONCRETE WITH 1/2" DIA x9" EXPANSION ANCHOR AT 48" AND AT EA END OF 2x PL. ATTACH TOP PLATE TO ANCHORD WITH NUT AND WASHER. OVER 13'-0" UP TO 13'-0" REF PLAN REF ARCH FOR WINDOW SIZE AND LOCATION UP TO 13'-0" REF PLAN D C B A ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 STUD WALL PER A3/S-003 3/4" PLYWOOD, ATTACH PER B1/S-003 OPEN WEB TIMBER JOIST PER PLAN 2x8xCONT LEDGER. ATTACH TO EA VERT WTIH (4) 1/4"x3" WOOD SCREWS OR (5) 16d COMMON SIMPSON STRONG-TIE JOIST HANGER PER SCHED ON B3/S-004 OPEN WEB JOIST BY JOIST MANFR N A L P F E R REF PLAN RIM BOARD AS REQ'D BY TRUSS MANFR 1 2 CONT RIDGE BOARD PER PLAN 2x RAFTER PER PLAN 2x6xCONT 2x4, FLAT SIDE, ATTACH TO 2x4 WITH 10d x3" NAILS AT 12" OC SIMPSON FACE MOUNT HANGAR PER B3/S-003 2x4 AT 48" MAX 3 3 / 1 2x6 COLLAR TIE AT 48" OC LOCATED IN THE UPPER THIRD OF ATTIC SPACE 2x4 BUILT UP PURLIN BRACE AT 48" CEILING GIRDER/ INTERIOR LOAD BEARING WALL 3 / 2 X A 45 MIN 90 M CEILING JOIST PER PLAN 2x6xCONT ATTACH TO BEAM WITH (2) SIMPSON TB1460S SCREWS AT 12" REF PLAN TO PL 4 5 STUD WALL PER A3/S-003 3/4" PLYWOOD, ATTACH PER B1/S-003 OPEN WEB TIMBER JOIST PER PLAN REF ARCH TOP OF PL ROOF PURLIN PER PLAN ATTACH PER B3/S-003 TYP ROOF PURLIN SUPPORT ELEVATION 3/4" = 1'-0" D2 NOTE: FLUSH OPTION WILL LIKELY REQUIRE REROUTING OF DUCT AND CONDUIT. MAX HOLE IN BEAM IS LIMITED TO 1 1/2" DIA, (4) MAX, MUST HAVE 6" BETWEEN HOLES, LOCATED IN MIDDLE HALF OF DEPTH OF BEAM, AND IN MIDDLE HALF OF LENGTH OF BEAM. CONCEALED BEAM SIMPSON STRONG-TIE LU210 JOIST HANGER, EA SIDE EXST 2x FRAMING, SHORE ON EA SIDE FOR CONCEALED OPTION D R O O C C G SHORE ROOF FRAMING WHERE ROOF SUPPORT RESTS ON PROPOSED WALL TO BE DEMOLISHED NEW V-LAM AS INDICATED EXST WALL TO BE DEMO'D <OR> DROP BEAM EXST 2x FLOOR FRAMING MEMBERS, SHORE ON ONE SIDE WHERE FRAMING RUNS CONTINUOUS D R O O C C G NEW V-LAM AS INDICATED EXST WALL TO BE DEMO'D TOE NAIL INTO HEADER WITH (4) 16d NAILS, TOE NAILED INTO BEAM TYP INTERIOR LOAD BEARING WALL REMOVAL AT TWO STORY 3/4" = 1'-0" C2 D4 SECTION 3/4" = 1'-0" JOIST DEPTH (IN) 11 7/8" 14" 16" 18" JOIST CONNECTION SCHEDULE JOIST WIDTH (IN) 1 3/4 2 1/2 3 1/2 1 3/4 2 1/2 3 1/2 1 3/4 2 1/2 3 1/2 1 3/4 2 1/2 3 1/2 NAILS TO I-JOIST NAILS TO SIMPSON RIM BOARD CONNECTOR MIU1.81/11.88 (10) 10d (2) 10d x 1 1/2" MIU2.56/11.88 (10) 10d (2) 10d x 1 1/2" MIU3.56/11.88 (12) 10d (2) 10d x 1 1/2" (14) 10d MIU1.81/14 (2) 10d x 1 1/2" (14) 10d MIU2.56/14 (6) 10d x 1 1/2" (14) 10d MIU3.56/14 (2) 10d x 1 1/2" (14) 10d MIU1.81/16 (2) 10d x 1 1/2" (16) 10d MIU2.56/16 (8) 10d x 1 1/2" (2) 10d x 1 1/2" (16) 10d MIU3.56/16 PER MANF'R PER MANF'R MIU1.81/18 PER MANF'R PER MANF'R MIU2.56/18 PER MANF'R PER MANF'R MIU3.56/18 D5 SECTION 3/4" = 1'-0" VERT STUD PER A3/S-003 15/32" RATED SHEATHING OR THICKER, ATTACH PER A1/S-003 VERT STUD PER A3/S-003 SIMPSON STRONG-TIE JOIST HANGAR PER SCHED REQ'D ABOVE WINDOWS ONLY END VIEW OPEN WEB JOIST 15/32" RATED SHEATHING OR THICKER, ATTACH PER B1/S-003 END VIEW B3 SECTION 3/4" = 1'-0" OPEN WEB JOIST BY JOIST MANFR C5 SECTION 3/4" = 1'-0" N A L P F E R SINGLE PLY OR TWO-PLY RIM BOARD HEADER AS REQUIRED PER OPEN WEB TRUSS MANFR. 8d AT 6" OC AT BRACED WALL LINES, TYP SIDE VIEW 2x STUD WALL, BRACED, MULTI-STORY TENSION STRAP SCHEDULE STRAP ID PER BRACED PLAN A B C - SIMPSON STRAP FASTENER TYPE MSTA-49 MSTC52 MSTC60 - TOTAL FASTENERS REQUIRED 26-10d SINKERS 44-16d SINKERS 46-16d SINKERS - TENSILE CAPACITY (LBS) 2,020 4,235 4,830 - NEW 2x6 EA SIDE OF TRUSS, ATTACH TO EA MEMBER WITH (3) 1/4"x2 1/2" SCREWS. STAGGER TO AVOID SPLITTING ATTACH VERT TOGETHER WITH (4) 1/4"x2 1/2" SCREWS TYP PANEL POINT 3/4" PLY WOOD TO NEXT PANEL POINT. ATTACH TO EA MEMBER WITH 8d NAIL AT 8" (2) NEW VERTS INSERTED INTO TOP AND BOT CHORD. ATTACH WITH (3) 1/4"x2 1/2" SCREWS TOE NAIL INTO HEADER WITH (4) 16d NAILS, TOE NAILED INTO BEAM CONCEALED BEAM SIMPSON STRONG-TIE JOIST HANGER, TYPE IUS EA SIDE EXST OPEN WEB JOIST D R O O C C G NEW V-LAM AS INDICATED EXST WALL TO BE DEMO'D <OR> DROP BEAM EXST OPEN WEB JOIST D R O O C C G NEW V-LAM AS INDICATED EXST WALL TO BE DEMO'D TYP INTERIOR LOAD BEARING WALL REMOVAL AT TWO STORY 3/4" = 1'-0" B2 STRAP SCHEDULE AT BRACED LOCATIONS 3/8" = 1'-0" A3 WOOD STUDS PER A3/S-003 BEYOND 1/2" SHEATHING ATTACH SHEATHING TO STUD PER A1/S-003 BRACED PANEL, LOCATIONS PER PLAN STRAP AND ATTACHMENT PER SCHED, REFER TO BRACED PLAN FOR LOCATIONS MINIMUM FULL HEIGHT HEADER SCHED HEADER SPAN 'W' (feet) < 3' 3' TO 4' 4' TO 8' 8' TO 12' 12' TO 16' STUD SPACING 24" 1 1 2 3 4 16" 1 2 3 5 6 *(1) FULL HEIGHT STUD AT EA SIDE FOR INTERIOR OPENINGS FULL HEIGHT STUD EACH SIDE OF OPENING W 100'-0" FIN FLR VERT STUD SCHED AT EXTERIOR OPENINGS 3/4" = 1'-0" A5 E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 Sheet: S-004 FRAMING DETAILS Scale: As indicated : : M P 2 3 6 0 3 5 2 0 2 / 8 / 2 1 1 2 3 4 5 D C B A BUILDING ELEMENT CEILING & ROOF NO. & TYPE OF FASTENER SPACING AND LOCATION BLOCKING BETWEEN CEILING JOISTS RAFTERS OR TRUSSES TO TOP PLATE OR OTHER FRAMING BELOW (3) 8d COMMON OR (3) 10d BOX BLOCKING BETWEEN RAFTERS OR TRUSSES NOT AT THE WALL TOP PLATE, TO TRUSS OR RAFTER (2) 8d COMMON EA END, TOENAIL EA END, TOENAIL CEILING FRAMING TO TOP PLATE CEILING FRAMING NOT ATTACHED TO PARALLEL RAFTER, LAPS OVER PARTITION PER IBC SECTION 2308.7.3.1 & IBC TABLE 2308.7.3.1 COLLAR TIE TO RAFTER RAFTER OR ROOF TRUSS TO TOP PLATE ROOF RAFTER TO RIDGE VALLEY OR HIP RAFTERS (3) 8d COMMON OR 10d BOX (3) 8d COMMON OR 10d BOX (3) 8d COMMON OR (4) 10d BOX (3) 10d COMMON OR (3) 16d BOX (2) 16d COMMON OR (3) 10d BOX (2) 16d COMMON OR (3) 10d BOX EA NAIL FACE NAIL FACE NAIL TOENAIL ENDNAIL ENDNAIL WALL STUD TO STUD (NOT AT BRACED WALL PANELS) (3) 10d BOX STUD TO STUD AND ABUTTING STUDS AT INTERSECTING WALL CORNERS (AT BRACED WALL PANELS BUILT UP HEADER (2" TO 2" HEADER) CONT. HEADER TO STUD TOP PLATE TO TOP PLATE TOP PLATE TO TOP PLATE AT END JOINTS (3) 16d COMMON 16d COMMON (4) 10d BOX 16d COMMON (8) 16d COMMON 16" OC FACE NAIL 16" OC FACE NAIL 16" OC EA EDGE, FACE NAIL TOENAIL 16" OC EA EDGE, FACE NAIL EA SIDE OF END JOINT, FACE NAIL (MIN 24" LAP SPLICE, EA END OF JOINT) BOT PLATE TO JOIST, RIM JOIST, BAND JOIST, OR BLOCKING (NOT AT BRACED WALL PANEL) BOT PLATE TO JOIST, RIM JOIST, BAND JOIST, OR BLOCKING AT BRACED WALL PANEL STUD TO TOP PLATE OR BOT PLATE TOP PLATES, LAP AT CORNERS AND INTERSECTIONS FLOOR JOIST TO SILL, TOP PLATE, OR GIRDER RIM JOIST, BAND JOIST, OR BLOCKING TO TOP PLATER, SILL OR OTHER FRAMING BELOW (3) 10d BOX 10d BOX BUILT UP GIRDERS AND BEAMS, 2" LUMBER LAYERS 10d BOX LEDGER STRIP SUPPORTING JOISTS OR RAFTERS BUILDING ELEMENT FLOOR CONT. JOIST TO BAND JOIST OR RIM JOIST BRIDGING OR BLOCKING TO TO JOIST, RAFTER OR TRUSS 16d COMMON 16" OC FACE NAIL (2) 16d COMMON 16" OC FACE NAIL (2) 16d COMMON (4) 10d COMMON (2) 16d COMMON OR (3) 10d BOX AND: (3) 10d BOX NAILS (3) 16d COMMON OR (4) 10d BOX END NAIL TOE NAIL FACE NAIL TOENAIL AT 16" OC 24" OC, FACE NAIL AT TOP & BOT, STAGGERED ON OPPOSITE SIDES ENDS AND AT EACH SPLICE, FACE NAIL EACH JOIST OR RAFTER, FACE NAIL NO. & TYPE OF FASTENER SPACING AND LOCATION (3) 16d COMMON OR (4) 10d BOX (2) 8d COMMON OR (2) 10d BOX ENDNAIL EACH END, TOENAIL WOOD STRUCTURAL PANELS, SUBFLOOR, ROOF, AND INTERIOR WALL SHEATHING TO FRAMING EDGE 3/8" TO 1/2" 19/32" TO 3/4" 7/8" TO 1 1/4" WOOD STRUCTURAL PANELS, SUBFLOOR, ROOF, AND INTERIOR WALL SHEATHING TO FRAMING 8d COMMON 8d COMMON 8d DEFORMED 6 INCHES 6 INCHES 6 INCHES INTERMIDIATE SUPPORTS 12 INCHES 12 INCHES 12 INCHES ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 VERSA-LAM BEAM WIDTH (2) - 1 3/4" (3) - 1 3/4" (4) - 1 3/4" SDW MODEL & LENGTH SDW22338 3 3/8" SDW22500 5" SDW22500 6 3/4" ROWS SPACING (3) (3) (3) 16" OC 12" OC 12" OC 1. SCREWS MAY BE INSTALLED FROM ONE SIDE. 6" MIN B/T ROWS 5/8" MIN OFFSET 12/08/2025 I N M " 2 / 1 1 - ' 0 / T B N M I " 8 / 5 S W O R D E R E G G A T S SPACING PER TABLE 0' - 6" MIN MULTIPLE PLY V-LAM ATTACHMENT SCHED 1" = 1'-0" C5 MIN V-LAM END BEARING AREA (INCHES) / T B N M I " 4 D E R E G G A T S N O N - S W O R SPAN BEAM DEPTH 7 1/4" 9 1/4" 9 1/2" 11 1/4" 11 7/8" 14" 16" 18" 6' - 0" 8' - 0" 10' - 0" 12' - 0" 14' - 0" 16' - 0" 18' - 0" 20' - 0" 22' - 0" 24' - 0" 26' - 0" 28' - 0" 30' - 0" 4" 3 3/44" 3" 2 1/2" 2" 1 3/4" 5 1/2" 5" 4 1/2" 3 3/4" 3 1/4" 3" 2 1/2" 2 1/4" 5 1/2" 5 1/4" 4 3/4" 4" 3 1/2" 3" 2 3/4" 2 1/2" 7" 6 1/4" 6" 5 1/2" 4 3/4" 4 1/4" 3 3/4" 3 1/4" 3" 2 3/4" 7 1/2" 6 3/4" 6 1/2" 6" 5 1/4" 4 1/2" 4" 3 3/4" 3 1/4" 3" 2 3/4" 9 1/4" 8 1/4" 8" 7 1/2" 6 1/2" 5 3/4" 5" 4 1/2" 4" 3 3/4" 3 1/2" 3 1/4" 3" 10" 9 1/4" 9" 8 1/4" 7 1/4" 6 1/2" 5 3/4" 5 1/4" 4 3/4" 4 1/2" 4" 3 3/4" 10 1/4" 10" 9" 8" 7 1/4" 6 1/2" 6" 5 1/2" 5" 4 3/4" B4 MIN V-LAM END BEARING 1 1/2" = 1'-0" REFER TO HEADER SCHED. SPLICING IS PROHIBITED. STUDS PER EXTERIOR FULL HEIGHT SCHED E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F REF ARCH NOTCH VERT STUDS TO ALLOW LET IN BRACE INSTALLATION Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 HOLD-DOWN AS INDICATED ON PLAN 1X6 LET IN BRACE, OR 14GA x 2" LG STRAP EA DIRECTION. ATTACH TO EA VERT PER SCHED P.T. 2x4xCONT BOT PLATE, ATTACH TO EA VERT WITH (3) 16d x 3 1/2" NAILS, TOE NAILED INTO PL. ATTACH TO CONCRETE WITH 1/2" DIA x9" EXPANSION ANCHOR AT 48" AND AT EA END OF 2x PL. ATTACH TOP PLATE TO ANCHORD WITH NUT AND WASHER. Sheet: S-005 ATTACHMENT SCHEDULE Scale: As indicated : : M P 5 3 6 0 3 5 2 0 2 / 8 / 2 1 3/4" AND LESS 8d COMMON 6 INCHES 12 INCHES A1 ATTACHMENT SCHEDULE 1" = 1'-0" A3 TYPICAL LET IN BRACE CONST. 3/8" = 1'-0" EDGE INTERMIDIATE SUPPORTS 1 2 3 4 5 D C B A 14' - 11 1/8" C1 S-002 " 8 / 1 3 - ' 1 1 " 6 - ' 1 " 8 - ' 6 1 D1 S-002 7' - 6 3/4" C1 S-002 3" SCHED 40 PIPE COL. ATTACH PER A1/S-002 C5 S-002 7' - 8 1/2" FOUNDATION PLAN NOTES: 1. FINISHED FLOOR 100'-0" = TOP OF EXISTING SLAB ON GRADE/FLOOR FRAMING. GC COORDINATE. 2. INDICATES HOLD-DOWN LOCATION. REFER TO A4/S-002 FOR HOLD-DOWN CONSTRUCTION. 3. +/- INDICATES EXISTING CONDITIONS, GC VERIFY 4. 5. CONSTRUCT PER A3/S-003. INDICATES EXISTING WALL. INDICATES NEW WALL FRAMING, TREE PROTECTION PLAN NOTES 1. FLATWORK -FLATWORK WITHIN THE ROOTZONE TO BE NO DEEPER THAN 4". 2. FOUNDATIONS/ CONCRETE FORMWORK -NO BATTER BOARD OR CONCRETE FORMWORK STAKES WITHING 1/2 CRZ EXCEPT #5 WITH POINTED TIP. USE A STRONG BACK DESIGN TO GET ANY LARGER STAKES OUT OF 1/2 CRZ. -ANY DIGGING OR TRENCHING WITHIN THE TREES FULL CRZ SHALL BE HAND DUG OR AIR SPADED. ALL TREEPROTECTION SHALL LAST THROUGH THE END OF CONSTRUCTION. 3. CRITICAL ROOT ZONE IMPACTS -THERE SHALL BE NO IMPACT ON THE TREES 1/4 CRZ. 4. GC SHALL NOT DISTURB ANY SOIL ABOVE THE 1/2 CRZ, SLAB MUST BE CANTILEVERED ABOVE 4" MIN ABOVE GRADE PER SECTION. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 C1 S-002 2' - 0" " 2 / 1 8 - ' 9 " 0 - ' 4 GC ADD PIER PER D5/S-002 BELOW V-LAM ENDS 44' - 9 1/2" 14' - 11 1/8" 14' - 11 1/8" A3 S-002 4" SLAB ON GRADE WITH # 3 AT 12" OCEW ON 10 MIL VAPOR BARRIER B1 S-002 C4 S-002 A3 S-002 " 4 - ' 1 1 12' - 7" C1 S-002 1' - 2" " 0 - ' 4 3 " 4 - ' 1 1 3" SCHED 40 PIPE COL. ATTACH PER A1/S-002 " 4 - ' 1 1 D2 S-002 SLOPE PER ARCH 9' - 2" 4" SLAB ON GRADE WITH #3 AT 12" OCEW ON 10 MIL VAPOR BARRIER I G N M A R F R O O L F T S X E I G N M A R F R O O L F T S X E EXST PIER & BEAM R O O L F T S X E I G N M A R F I G N M A R F R O O L F T S X E I G N M A R F R O O L F T S X E 3" SCHED 40 PIPE COL. ATTACH PER A1/S-002, PIER PER D5/S-002 LEVEL PORCH AS REQ'D WITH LEVELING COMPOUND WHERE LESS THAN 1". REINFORCE WITH 6X6- W2.9xW2.9 WELDED WIRE FABRIC FOR 1" TO 4", GC ADD PIER PER D5/S-002 BELOW V-LAM ENDS E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 " 2 - ' 1 D2 S-002 GC VERIFY OR ADD HOLD-DOWNS GC SHORE FRAMING PRIOR TO INTERIOR LOAD BEARING WALL DEMO PLAN NORTH Sheet: S-101 FOUNDATION PLAN A1 FOUNDATION PLAN 1/4" = 1'-0" Scale: 1/4" = 1'-0" : : M P 6 3 6 0 3 5 2 0 2 / 8 / 2 1 1 2 3 4 5 D C B A - P S W S C W E N 1 - L W B BWL-A NEW CS-WSP BWL-B NEW & EXST CS-WSP BWL-C NEW & EXST CS-WSP A1 BRACED FOUNDATION PLAN 1/4" = 1'-0" - P S W S C T S X E 2 - L W B - P S W S C W E N 3 - L W B T S X E & W E N P S W S C - 4 - L W B BRACED FOUNDATION PLAN NOTES: 1. FINISHED FLOOR 100'-0" = TOP OF SLAB ON GRADE, REFER TO ARCH FOR ELEVATION. 2. INDICATES HOLD-DOWN LOCATION. REFER TO B4/S-002 FOR HOLD-DOWN CONSTRUCTION. 3. SHEATHING TO BE ATTACHED AT BRACED WALLS PER A1/S-003. 4. 5. BRACING METHODS/MATERIALS: INDICATES BRACED WALL LOCATION. a.NEW WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) 1, 3, & A. b. NEW & EXST WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) 4, B, & C. c. EXST WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) 2. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 5' - 2" 4' - 0" E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 GC ADD OR VERIFY EXST HOLD DOWN. CONST PER B4/S-002 WHERE REQ'D PLAN NORTH Sheet: S-102 BRACED FOUNDATION PLAN Scale: 1/4" = 1'-0" : : M P 6 3 6 0 3 5 2 0 2 / 8 / 2 1 1 2 3 4 5 D C B A A1 2ND FLOOR FRAMING PLAN 1/4" = 1'-0" INDICATES WALL BELOW FRAMING. INDICATES EXST WALL RESTING ON FLOOR. INDICATES NEW WALL RESTING ON FLOOR, REFER TO A3/S-003 FOR SECOND FLOOR FRAMING PLAN NOTES: 1. VERSA-LAM BEAMS (V-LAM) TO BE GRADE 2800 Fb 2.0 E, OR BETTER. 2. 3. 4. CONSTRUCTION. 5. 6. GC COORD WITH EXST OR REFER TO ARCH FOR TOP OF SECOND FLOOR. 7.. TRUSSES TO BE DESIGNED FOR PRESSURES LISTED BELOW & LINE LOADS ON PLAN AS WELL AS DEFLECTIONS LISTED BELOW. CONFIGURATION BELOW IS SHOWN FOR GRAPHICAL PURPOSES (ASIDE FROM CALLED OUT V-LAM BEAMS), TRUSSES ARE TO BE A DELEGATED DESIGN ITEM. FINAL TRUSS DESIGN AND LAYOUT TO BE SIGNED AND SEALED BY PROFESSIONAL ENGINEER. COORDINATE DUCT LOCATIONS WITH ARCH/MECH ENGINEER. INDICATES LINE LOAD PATH. B3 S-004 OPEN TO BELOW M A L - V " 8 1 x " 4 / 3 1 ) 2 ( (2) 1 3/4" x 18" V-LAM 18" OPEN WEB TRUSS AT 24" BUILD UP FLOOR FRAMING @ CLOSET W/2x12 AT16", REF ARCH M A L - V " 8 1 x " 4 / 3 1 ) 2 ( " 6 1 T A 6 x 2 6 x 2 ) 2 ( M A L - V " 8 1 x " 4 / 3 1 ) 4 ( i. FLOOR LIVE LOAD = 40 PSF ii. FLOOR DEAD LOAD = 20 PSF iii. ATTIC/CEILING LIVE LOAD = 20 PSF iv. ATTIC/CEILING DEAD LOAD = 14 PSF v. ROOF LIVE LOAD = 20 PSF vi. ROOF DEAD LOAD = 10 PSF vii. MAX LIVE LOAD DEFLECTION = L/480 viii. MAX TOTAL LOAD DEFLECTION = L/360 ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 D4 S-004 (2) 1 3/4" x 18" V-LAM (2) 1 3/4" x 18" V-LAM TRUSS MANFR NOTE ADD'L LINE LOAD RLL = 134 PLF LL = 167 PLF DL = 184 PLF ATTACH WITH SIMPSON S.T. THA426 HANGER ATTACH WITH SIMPSON S.T. HUC414. GC NOTE, HANGER MUST BE INSTALLED ON GARRYING BEAM PRIOR TO DEMO WELD SIMPSON S.T. CC04 TO COLUMN AND BOLT TO BEAM PER MANFR RECOMMENDATIONS, TYP NEW (2) 1 3/4" x 11 1/4" V-LAM, OR LARGER, AS REQUIRED TO MATCH EXST FRAMING ATTACH WITH SIMPSON S.T. HU412 WELD SIMPSON S.T. CC04 TO COLUMN AND BOLT TO BEAM PER MANFR RECOMMENDATIONS, TYP C5 S-004 GC COORD STEP W/ARCH C5 S-003 8 x 4 8 x 4 8 x 4 " 6 1 T A 6 x 2 I G N M A R F R O O L F d n 2 T S X E M A L - V " 6 1 x " 4 / 3 1 ) 4 ( W E N M A L - V " 8 1 x " 4 / 3 1 ) 3 ( R O C2 S-004 B2 S-004 OR C2 S-004 OR B2 S-004 M A L - V " 4 1 x M A L - V " 6 1 x M A L - V " 8 1 x " 4 / 3 " 4 / 3 " 4 / 3 1 ) 2 ( 1 ) 2 ( 1 ) 2 ( R O R O R O T S X E H C T A M C G H T P E D G N M A R F I M A L - V " 4 / 1 1 1 x " 4 / 3 1 ) 3 ( I G N M A R F R O O L F d n 2 T S X E I G N M A R F R O O L F d n 2 T S X E E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 PLAN NORTH Sheet: S-111 2nd FLOOR FRAMING PLAN Scale: 1/4" = 1'-0" : : M P 7 3 6 0 3 5 2 0 2 / 8 / 2 1 1 2 3 4 5 - P S W S C W E N 5 - L W B T S X E & W E N P S W S C - 6 - L W B - P S W S C W E N 7 - L W B - P S W S C T S X E 8 - L W B D C B A BWL-D NEW CS-WSP BWL-E NEW & EXST CS-WSP BWL-F NEW & EXST CS-WSP A1 BRACED 2ND FLOOR FRAMING PLAN 1/4" = 1'-0" BRACED SECOND FLOOR FRAMING PLAN NOTES: 1. SHEATHING TO BE ATTACHED AT BRACED WALLS PER A1/S-003. 2. BRACING METHODS/MATERIALS: a. NEW WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) 5, 7, & D. b. NEW & EXST WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) 6, E, & F. c. EXST WOOD STRUCTURAL PANELS AT BRACED WALL LINE (BWL) 8. INDICATES BRACED STRUCTURAL PANELS INDICATES STRAP LOCATION, INSTALL PER A3/S-004. 3. LOCATIONS. 4. TYPE A, UNO. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS PLAN NORTH Project Number : 0815.25 Sheet: S-112 BRACED 2nd FLOOR FRAMING PLAN Scale: 1/4" = 1'-0" : : M P 7 3 6 0 3 5 2 0 2 / 8 / 2 1 1 2 3 4 5 ATTIC FRAMING PLAN NOTES: 1. VERSA-LAM BEAMS (V-LAM) TO BE GRADE 2800 Fb 2.0 E, OR BETTER. 2. CEILING RAFTERS NOT LABELED TO BE 2x6 AT 16" MAX. 3. REFER TO B3/S-003 FOR FACE MOUNT CONNECTIONS. 4. INDICATES KING POST LOCATION ON INTERIOR WALL, REFER TO ROOF PLAN FOR CONSTRUCTION. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 GC COORD W/ARCH FOR CEILING HEIGHT, VARIES D4 S-003 " 6 1 T A 8 x 2 M A L - V " 8 / 7 1 1 x " 4 / 3 1 ) 3 ( " 6 1 T A 8 x 2 8 x 2 ) 2 ( (2)2x8 (2)2x8 8 x 2 ) 2 ( D5 S-003 2x6 AT 16" C5 S-003 2x10 AT 16" I I G N M A R F C T T A G N T S X E I I 12/08/2025 E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 PLAN NORTH Sheet: S-121 ATTIC FRAMING PLAN Scale: 1/4" = 1'-0" : : M P 7 3 6 0 3 5 2 0 2 / 8 / 2 1 D C B A A1 ATTIC FRAMING PLAN 1/4" = 1'-0" 1 2 3 4 5 D5 S-003 C1 S-003 D4 S-004 2x6 AT 16" (2) 1 3/4" x 18" V-LAM 2x6 AT 16" D5 S-003 D C B A A1 ROOF FRAMING PLAN 1/4" = 1'-0" ROOF FRAMING PLAN NOTES: 1. VERSA-LAM BEAMS (V-LAM) TO BE GRADE 2800 Fb 2.0 E, OR BETTER. 2. ROOF RAFTERS NOT LABELED TO BE 2x6 AT 16" MAX. 3. REFER TO B3/S-003 FOR SLOPEABLE/SKEWABLE FACE MOUNT CONNECTIONS. 4. INDICATES KING POST LOCATION. (2) 2x4 WHERE H < 8', (2) 2x6 H < 12'. 5. INDICATES LET IN BRACE LOCATION. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 12/08/2025 SPLICE V-LAM ON KING POST WHERE REQ'D D4 S-003 I G N M A R F F O O R G N T S X E I I E U N E V A W E V N E L G 2 0 1 3 I 3 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A / L E D O M E R R O F Rev Date Description 00 12/08/2025 100% CONST DWGS Project Number : 0815.25 PLAN NORTH Sheet: S-122 ROOF FRAMING PLAN Scale: 1/4" = 1'-0" : : M P 8 3 6 0 3 5 2 0 2 / 8 / 2 1 I G N M A R F F O O R G N T S X E I I