05.0 - 1010 E Cesar Chavez St Briefing - presentation_Part1 — original pdf

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URTH CAFFÈ HLC -COMMISSION MTG April 8th, 2026 It is important to note that the intended use of the building and property has not changed; the property and building will function as a restaurant. The high- intensity operational needs of such a program placed cumulative stresses on the historic structure that it was never designed to handle. Over the years, these commercial requirements resulted in a level of internal deterioration that made total preservation a physical impossibility. Our primary objective is to reconstruct the building in a way that accommodates modern restaurant standards while maintaining the original historic detailing exactly as it was—without the threat of further damage. The evidence in this report supports the conclusion that the cumulative impact of previous "add-ons" and makeshift utility solutions compromised the structure to the point of being unsalvageable. We respectfully ask the Commission to evaluate this evidence in its entirety. It is our hope that, with a clear understanding of these unforeseen conditions, we can continue construction aligned in our shared goal of a resilient, historically faithful restoration. Thank you, Sarah Jonhson, AIA, (Architect) Ingrid Gonzalez Featherston, AIA, NOMA (Architect) Dear Members of the Historic Landmark Commission: This letter is intended to clarify the site conditions and field decisions that led to a greater degree of demolition than originally proposed during our 2024 presentation. First, we wish to acknowledge that the extent of the demolition exceeded initial expectations. However, the report below outlines the harsh structural realities discovered on-site that necessitated the difficult decision to retain a smaller percentage of the original envelope than planned. This report details the specific damage found on every demolished wall and the technical rationale behind those actions. We want to clarify that the sections currently remaining on-site should not be viewed as exempt from the systemic damage documented in this report. Rather, these sections were retained as part of a strategic, surgical effort to preserve specific components, with the ultimate goal of restoring the building to its full architectural glory. While a total preservation of the entire structure was our preferred approach, the extent of the systemic decay made such a path both structurally unsound and economically unfeasible. The team elected to focus preservation efforts on the primary, most significant facade. The other walls required reconstruction to properly integrate modern systems and ensure long-term viability. Our approach focuses on three key pillars: • Modern System Integration: Incorporating necessary waterproofing, structural reinforcement, and code-compliant utilities that the original compromised structure could no longer support. • Structural Longevity: Preventing the imminent failure that would have occurred had we attempted to patch the existing, deteriorated sections. • Historic Fidelity: Replicating all original detailing, profiles, and facade treatments with exacting precision to ensure the building’s visual contribution to the district remains unchanged. 24023 March 23, 2026 URTH CAFFE: DETERIORATION REPORT 24023 March 23, 2026 changes since 12.04.2024 MAIN RESTAURANT- SCopE oF CHANgES pRopoSEd 2024 “Addition structure” consisting of gable roofed structure with modern bay window insert. Design provides a conditioned extension of dining space and update ADA compliant bathrooms. Proposed modification to existing main structure to consolidate roof top equipment to one area and shield from public street view. Would remove the “pockmark” aspect of existing equipment throughout building exterior. PROPOSED ADDITION PROPOSED MODIFICATION REPLACE TO MATCH EXISTING EXISTING STRUCTURE Existing “main structure” to be preserved and maintained. Character defining elements such as the window and door pediments, tear drop wood siding, and column captitals will all be preserved and enhanced by cleaning and new paint finish (tbd) “Addition structure” consisting of light weight steel awning and bracket to open up existing historic elevation. Infill of modern steel and glass windows creates more indoor/outdoor porch condition. New flooring to be ADA compliant for entry and access. Main restaurant roof would need to be removed to the top plate in order to reinforce and replace with roof structure that could support new use and add longevity to overall building. 4 URTH CAFFÈ HLC Review-April 8, 2026 STATEMENT oF jUSTIFICATIoN pRojECT TIMELINE ANd CoMpLIANCE • 12/04/2024 | Initial HLC presentation MFA Architecture presented the proposed scope for 1010 E Cesar Chavez, which received subsequent Commission approval. • 11/14/2025 | permitting: Building permits were issued based on a site plan virtually identical to the one approved by the HLC. This consistency confirms a sustained intent to preserve and repair as much of the existing structure as possible. • March 2026 | Discovery of Unforeseen Conditions: Upon commencement of work, structural damage was found to be significantly more extensive than originally anticipated. • Structural Assessment: Formal documentation from the Structural Engineer confirms the building’s inability to support the intended restaurant occupancy in its previous state CHANgE IN dEMoLITIoN SCopE • Selective demolition: Due to extreme material deterioration and anticipated structural loads, the General Contractor proceeded with the removal of unsound wall assemblies • Facade preservation: A “surgical repair” approach was successfully implemented for the front facade; however, this method was determined to be technically unfeasible for the remaining walls. • Evidence of deterioration: The design team has compiled a comprehensive photographic record of all walls originally slated for retention to document the necessity of their removal. • Approved Components: Roof and foundation replacements are proceeding as previously presented to and approved by the HLC. M A 3 5 : 8 1 : 1 1 4 2 0 2 1 1 1 1 / / : d e t n i r P 1 CITY OF AUSTIN ALLEY (20' R.O.W WIDTH) GRAVEL ROOF ABOVE WATER METER TO REMAIN REF CIVIL ELECTRICAL METER TO REMAIN NEW TRASH BIN AREA NEW GREASE INTERCEPTOR FOR BAKERY OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE WM S69° 26' 35" E 93.46' PROPERTY LINE OE 6' - 10" WD FENCE TO REMAIN WD FENCE TO REMAIN " 0 - ' 9 " 0 - ' 9 " 0 - ' 8 " 0 - ' 9 CHAIN LINK FENCE TO REMAIN " 0 - ' 9 E " 4 4 ' 1 3 ° 0 2 N I N G S A D A E N I L Y T R E P O R P . ) ' 0 5 6 3 1 ( ' . 1 4 7 3 1 E OE 2-STORY EXISTING STRUCTURE TO BE REMODELED 959 SF G G OE 8' - 0" OE 11' - 0" OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE GRAVEL OE 11' - 0" 465' E E O O E O E O OE OE OE OE OE E E O O E O E O E O E O NEW ADA SPACES REF CIVIL E O E O E O ADA SIGN ADA SIGN E O E O 466' WASTE WATER MANHOLE TO REMAIN E O E O E O E O E O E O CONC DRIVE CO WWMH 7766 E O E O E O E O E O E O 465' ROOF ABOVE (3) EXISTING METERS (2) OF (3) TO BE ABANDONED REF MEP GRAVEL RAMP TO REMAIN E O E O 467' E N I L Y T R E P O R P NEW STL PLANTER 468' NEW ADA PARKING SPACE CONC PARKING 2468 SF ROOF ABOVE NEW STANDARD PARKING SPACES GAS METER TO REMAIN GREASE INTERCEPTOR TO REMAIN BRICK WELL TO REMAIN CO G CO CO 467' CO CO STAGING AREA 256 SF 467' CO LANDSCAPE AREA CO CO 1-STORY EXISTING STRUCTURE TO REMAIN 2,622 SF FFE=468.41' UNCONDITIONED DECK AREA 302 SF PROPOSED STL AWNING ABOVE GRAVEL NEW HANDRAIL NEW GRAVEL STEPS W " 4 4 ' ) ' 0 5 0 2 . 7 3 1 . 6 3 1 ( ' 1 3 ° 0 2 S 466' 1-STORY NEW ADDITION 667 SF 467' UNCONDITIONED COVERED AREA 144 SF FRONT YARD SETBACK (REF C15-2010-0129) ROOF ABOVE 468' 7768 CONC COV PORCH TO REMAIN 206 SF CONC STEP TO REMAIN GRAVEL NEW GRAVEL STEPS 467' " 0 - ' 0 3 POST MOUNTED RECEPTACLE TO BE REMOVED R 12' - 0" 467' 7767 ROOF ABOVE CONCRETE SIDEWALK PROPERTY LINE N69° 34' 40" W 93.46' WOOD FENCE 0.3' INSIDE PROPERTY LINE 7769 7770 E CURB AND GUTTER E CESAR CHAVEZ N PLOT PLAN SITE PLAN PRESENTED AT HLC MTG 12/04/2024 SCALE: NTS 1/8" = 1'-0" North WM WOOD FENCE 1' INSIDE PROPERTY LINE 467' STONE WALL ACCESIBILITY RAMP R E T T U G D N A B R U C R E T T U G D N A B R U C T S A N D E M I PLAN LEGEND SYMBOLS LEGEND E E G STAGING AREA EXISTING ELECTRICAL METER CONCRETE PAVED AREA NEW/RELOCATED ELECTRICAL METER EXISTING BUILDING FOOTPRINT TO REMAIN EXISTING TO BE DEMOLISHED NEW BUILDING FOOTPRINT OVERHEAD STRUCTURE FENCE WM EXISTING WATER METER WV EXISTING WATER VALVE NEW/RELOCATED GAS METER LOCATION, REROUTE EXISTING GAS LINE TO NEW METER LOCATION CO WASTEWATER CLEANOUT OVERHEAD POWER LINE WWMH WASTEWATER MANHOLE UNDERGROUND POWER LINE POWER LINE POLE FIRE HYDRANT X OE UE X OE UE OE UE C L L , E R U T C E T I H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL SITE PLAN NOTES: 1. REFERENCE SITE SURVEY FOR ADDITIONAL INFORMATION NOT SHOWN ON SITE PLAN. 2. ARCHITECTURAL SITE PLAN FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, LANDSCAPE / HARDSCAPE DRAWINGS FOR ALL DRIVEWAY, SITE WALLS, PLANTERS, PATHS, WATER FEATURES, ETC. AND ADDITIONAL SITE DESIGN REQUIREMENTS AND ADDITIONAL INFORMATION. 3. REFERENCE TREE PROTECTION PLAN FOR EXISTING TREES TO REMAIN AND PROTECTION REQUIREMENTS. 4. LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET (5.2%). PROHIBITED DRAWINGS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 1/4 INCH PER FOOT (2%) AWAY FROM THE BUILDING. 5. SURVEYOR SHALL LOCATE ALL BUILDINGS & ORIENTATIONS OF BUILDING BASED ON ARCHITECT'S DIGITAL FILE. (25-2 f) CALCULATED AREA DEDUCTION AREA ) I H T D W W O R . . ' 0 6 ( TOTAL PROPOSED AREA BUILDING 1 NAME EXIST MAIN BUILDING- ASSEMBLY CONDITIONED AREA EXIST MAIN BUILDING- BOH CONDITIONED AREA EXIST PORCH- UNCONDITIONED AREA PROPOSED ADDITION- CONDITIONED AREA PROPOSED ADDITION- UNCONDITIONED COVERED AREA PROPOSED ADDITION- UNCONDITIONED DECK AREA BUILDING 2 EXIST BLDG 2- LVL 1 CONDITIONED AREA EXIST BLDG 2- LVL 2 CONDITIONED AREA SITE LANDSCAPE AREA OUTDOOR SEATING AREA GROSS FLOOR AREA BUILDING 1 NAME EXIST MAIN BUILDING- ASSEMBLY CONDITIONED AREA EXIST MAIN BUILDING- BOH CONDITIONED AREA PROPOSED ADDITION- CONDITIONED AREA BUILDING 2 EXIST BLDG 2- LVL 1 CONDITIONED AREA EXIST BLDG 2- LVL 2 CONDITIONED AREA CALCULATED FAR 848 SF 1,770 SF 206 SF 667 SF 144 SF 302 SF 949 SF 949 SF 2,647 SF 500 SF 8,981 SF 848 SF 1,770 SF 667 SF 949 SF 949 SF 5,183 SF IMPERVIOUS COVER BUILDING 1 EXIST MAIN BUILDING- ASSEMBLY CONDITIONED AREA EXIST MAIN BUILDING- BOH CONDITIONED AREA EXIST PORCH- UNCONDITIONED AREA PROPOSED ADDITION- CONDITIONED AREA PROPOSED ADDITION- UNCONDITIONED COVERED AREA DECK AREA PROPOSED ADDITION- UNCONDITIONED BUILDING 2 EXIST BLDG 2- LVL 1 CONDITIONED AREA SITE EXISTING PARKING LOT TOTAL IMPERVIOUS COVER 848 SF 1,770 SF 206 SF 667 SF 144 SF 302 SF 3,936 SF 949 SF 949 SF 2,468 SF 2,468 SF 7,353 SF (25-2 f) CALCULATED AREA DEDUCTION AREA PROPERTY AREA FLOOR AREA FAR FLOOR AREA FAR 12,833 SF 25,666 SF 200.0% 5,183 SF 40.4% ALLOWABLE PROPOSED NAME AREA IMPERVIOUS AREA IMPERVIOUS FACTOR . N O I T C U R T S N O C R O , G N I T T I M R E P , L A V O R P P A Y R O T A L U G E R R O F T O N E F F A C H T R U T S Z E V A H C R A S E C . E 0 1 0 1 E L T I T T C E J O R P ISSUED FOR REFERENCE ONLY L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2024 Matt Fajkus Architecture SHEET PRINT DATE: 11/11/2024 REVISIONS Date Description 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF 0 SF N O I T A M R O F N I T E E H S A0.21 mfarchitecture IMPERVIOUS COVER PERCENTAGE AREA, PROPERTY AREA IMP % AREA IMP % 12,833 SF 12,191 SF 95% 7,353 SF 57.30% ALLOWABLE PROPOSED SEAT COUNT BUILDING 1 - EXISTING ASSEMBLY SPACE 36 SEATS BUILDING 1 - EXISTING COVERED PORCH 16 SEATS BUILDING 1 - PROPOSED ADDITION 30 SEATS BUILDING 1 - PROPOSED COVERED AREA 10 SEATS BUILDING 1 - PROPOSED DECK AREA 8 SEATS OUTDOOR SEATING TOTAL 100 SEATS PROJECT NUMBER: 24023 CURRENT PHASE: SD DRAWING TITLE: PLAN, PLOT CITY OF AUSTIN ALLEY (20' R.O.W WIDTH) GRAVEL WATER METER TO REMAIN REF CIVIL OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE WM S69° 26' 35" E 93.46' PROPERTY LINE DS DS DS E E OE EXIST ELECTRICAL METER TO BE REMOVED. FOR NEW LOCATION AND REQUIREMENTS REF ELECT NEW TRASH BIN AREA 6 BICYCLE SPACES 3 RACKS (CLASS III, TYPE1, 2 PER RACK) OE OE OE OE OE OE 11' - 0" OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE GRAVEL 465' E E O O E O E O OE OE OE OE OE E E O O "NO PARKING" IN 12" LETTERS E O E O E O E O NEW ADA SPACES REF CIVIL NEW GREASE TRAP LOCATION REF PLUMBING E O E O E O WD FENCE TO REMAIN NEW GAS METER REF PLUMB "NO PARKING" IN 12" LETTERS ADA PARKING SIGNAGE WITH ENFORCEMENT LANGUAGE 2-STORY EXISTING STRUCTURE TO BE REMODELED 949 SF FFE=466.5' DS G DS DS NEW RAMP ADA PARKING SIGNAGE WITH ENFORCEMENT LANGUAGE 466' ACCESSIBLE PATH E O E O E O E O E O E O E O E O CONC DRIVE NEW ADA PARKING SPACE REF CIVIL NEW STANDARD PARKING SPACES REF CIVIL PORTA POTTY LOCATION STAGING AREA 256 SF " 6 - ' 8 " 6 - ' 8 " 0 - ' 9 " 0 - ' 9 E " 4 4 ' 1 3 ° 0 2 N CHAIN LINK FENCE TO REMAIN ' . 1 4 7 3 1 I N G S A D A E N I L Y T R E P O R P . ) ' 0 5 6 3 1 ( DS B H NEW ELECT PANELS REF ELECT DS 7766 WASTE WATER MANHOLE TO REMAIN DS CONC PARKING 2468 SF ROOF ABOVE GAS METER TO BE RELOCATED REF PLUMB EXIST GREASE TRAP TO BE REMOVED. REPLACE WITH NEW PER PLUMBING REQUIREMENTS BRICK WELL TO REMAIN CO G CO CO 467' CO CO 1 2 ' - 1 1 / 2 " 465' E O E O E O 5' - 0" E O 7' - 6" 5' - 0" WWMH E O CL ROOF ABOVE E O " 0 - ' 5 (3) EXISTING METERS (2) OF (3) TO BE ABANDONED REF MEP NEW ACCESIBLE RAMP E O E O 467' E N I L Y T R E P O R P DS NEW STL PLANTER PROPOSED STL AWNING ABOVE 2' - 0" UNCONDITIONED WD DECK AREA OUTSIDE OF SOLID AWNING 226 SF AREA BELOW SOLID AWNING 86 SF GRAVEL NEW HANDRAIL CONSTRUCTION DUMPSTER LOCATION DS 467' LANDSCAPE AREA CO ROOF ABOVE CO " 0 - ' 2 UNCONDITIONED COVERED AREA > 2' 25 SF CO 1-STORY NEW ADDITION 695 SF 1-STORY EXISTING STRUCTURE TO REMAIN 2,618SF FFE=468.41' DS 7771 " 0 - ' 2 467' UNCONDITIONED COVERED AREA > 2' 70 SF UNCONDITIONED COVERED AREA < 2' 59 SF RAINCHAIN ROOF ABOVE DS ROOF ABOVE DS 468' NEW DG STEPS STL RISERS " 0 - ' 0 3 K C A B T E S D R A Y T N O R F ) 9 2 1 0 - 0 1 0 2 - 5 1 C F E R ( POST MOUNTED RECEPTACLE TO BE REMOVED R 12' - 0" 467' 7767 467' DS ROOF ABOVE DS CONC COV PORCH TO REMAIN 206 SF 7768 ROOF ABOVE ROOF ABOVE CONC STEP TO REMAIN GRAVEL LANDSCAPE LIGHT, TYP 467' CONCRETE SIDEWALK PROPERTY LINE N69° 34' 40" W 93.46' WOOD FENCE 0.3' INSIDE PROPERTY LINE 7769 7770 E CURB AND GUTTER E CESAR CHAVEZ SITE PLAN PERMITTED ON 11/14/2025 PLOT PLAN 1/8" = 1'-0" North 1 : M P 9 1 : 6 1 2 1 5 2 0 2 8 2 4 / / : d e t n i r P R E T T U G D N A B R U C R E T T U G D N A B R U C T S A N D E M I ) I H T D W W O R . . ' 0 6 ( EXISTING WATER METER REF CIVIL EXIST STONE WALL TO BE REMOVED EXIST ELECTRICAL RACK REF CIVIL AND ELECTRICAL EXIST FIRE HYDRANT ACCESIBILITY RAMP C L L I , E R U T C E T H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com PLAN LEGEND SYMBOLS LEGEND STAGING AREA CONCRETE PAVED AREA EXISTING BUILDING FOOTPRINT TO REMAIN EXISTING TO BE DEMOLISHED E E EXISTING ELECTRICAL METER NEW/RELOCATED ELECTRICAL METER WM EXISTING WATER METER WV EXISTING WATER VALVE NEW BUILDING FOOTPRINT G OVERHEAD STRUCTURE NEW/RELOCATED GAS METER LOCATION, REROUTE EXISTING GAS LINE TO NEW METER LOCATION FENCE CO WASTEWATER CLEANOUT OVERHEAD POWER LINE WWMH WASTEWATER MANHOLE UNDERGROUND POWER LINE POWER LINE POLE FIRE HYDRANT X OE UE X OE UE OE UE GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL SITE PLAN NOTES: 1. REFERENCE SITE SURVEY FOR ADDITIONAL INFORMATION NOT SHOWN ON SITE PLAN. 2. ARCHITECTURAL SITE PLAN FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, LANDSCAPE / HARDSCAPE DRAWINGS FOR ALL DRIVEWAY, SITE WALLS, PLANTERS, PATHS, WATER FEATURES, ETC. AND ADDITIONAL SITE DESIGN REQUIREMENTS AND ADDITIONAL INFORMATION. 3. REFERENCE TREE PROTECTION PLAN FOR EXISTING TREES TO REMAIN AND PROTECTION REQUIREMENTS. 4. LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET (5.2%). PROHIBITED DRAWINGS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 1/4 INCH PER FOOT (2%) AWAY FROM THE BUILDING. 5. SURVEYOR SHALL LOCATE ALL BUILDINGS & ORIENTATIONS OF BUILDING BASED ON ARCHITECT'S DIGITAL FILE. TOTAL PROPOSED AREA NAME AREA (25-2 f) DEDUCTION CALCULATE D AREA Comments BUILDING 1 EXIST MAIN BUILDING- ASSEMBLY CONDITIONED AREA EXIST MAIN BUILDING- BOH CONDITIONED AREA EXIST PORCH- UNCONDITIONED AREA PROPOSED ADDITION- CONDITIONED AREA PROPOSED ADDITION- UNCONDITIONED COVERED AREA PROPOSED ADDITION- UNCONDITIONED DECK AREA 848 SF 1,770 SF 206 SF 695 SF 144 SF 302 SF 0 SF 0 SF 0 SF 848 SF BUILDING 1 1,770 SF BUILDING 1 BUILDING 1 695 SF BUILDING 1 BUILDING 1 BUILDING 1 BUILDING 2 EXIST BLDG 2- LVL 1 CONDITIONED AREA EXIST BLDG 2- LVL 2 CONDITIONED AREA SITE LANDSCAPE AREA OUTDOOR SEATING AREA 949 SF 949 SF 0 SF 0 SF 949 SF BUILDING 2 949 SF BUILDING 2 2,647 SF 500 SF 9,009 SF SITE SITE 5,210 SF GROSS FLOOR AREA NAME BUILDING 1 EXIST MAIN BUILDING- ASSEMBLY CONDITIONED AREA EXIST MAIN BUILDING- BOH CONDITIONED AREA PROPOSED ADDITION- CONDITIONED AREA BUILDING 2 EXIST BLDG 2- LVL 1 CONDITIONED AREA EXIST BLDG 2- LVL 2 CONDITIONED AREA CALCULATED FAR AREA (25-2 f) DEDUCTION CALCULATED AREA 848 SF 1,770 SF 695 SF 949 SF 949 SF 5,210 SF 0 SF 0 SF 0 SF 0 SF 0 SF 848 SF 1,770 SF 695 SF 949 SF 949 SF 5,210 SF E L T T I T C E J O R P PROPERTY AREA FLOOR AREA FAR FLOOR AREA FAR 12,833 SF 25,666 SF 200.0% 5,210 SF 40.6% ALLOWABLE PROPOSED IMPERVIOUS COVER E F F A C H T R U T S Z E V A H C R A S E C . E 0 1 0 1 THEW L. FA T A M J K U S NAME AREA IMPERVIOUS FACTOR IMPERVIOUS AREA 20652 BUILDING 1 * PROPOSED ADDITION UNCONDITIONED AREA BELOW SOLID AWNING * PROPOSED ADDITION- CONDITIONED AREA* * PROPOSED ADDITION- UNCONDITIONED DECK AREA OUTSIDE OF SOLID AWNING * UNCONDITIONED COVERED AREA > 2' *UNCONDITIONED COVERED AREA > 2' EXIST MAIN BUILDING- ASSEMBLY CONDITIONED AREA EXIST MAIN BUILDING- BOH CONDITIONED AREA EXIST PORCH- UNCONDITIONED AREA BUILDING 2 EXIST BLDG 2- LVL 1 CONDITIONED AREA SITE EXISTING PARKING LOT TOTAL IMPERVIOUS COVER 86 SF 100% 695 SF 100% 226 SF 50% 70 SF 25 SF 848 SF 100% 100% 100% 1,770 SF 100% 100% 100% 100% 206 SF 3,926 SF 949 SF 949 SF 2,468 SF 2,468 SF 7,343 SF 86 SF 695 SF 113 SF 70 SF 25 SF 848 SF 1,770 SF 206 SF 3,813 SF 949 SF 949 SF 2,468 SF 2,468 SF 7,229 SF NOTE: AREAS NOTED WITH AN ASTERISK (*) DENOTE AREAS THAT INCREASE THE EXISTING IMPERVIOUS COVERAGE ON SITE IMPERVIOUS COVER PERCENTAGE AREA, PROPERTY AREA IMP % AREA IMP % 12,833 SF 12,191 SF 95% 7,229 SF 56.33% ALLOWABLE PROPOSED SEAT COUNT BUILDING 1 - EXISTING ASSEMBLY SPACE 36 SEATS BUILDING 1 - EXISTING COVERED PORCH 16 SEATS BUILDING 1 - PROPOSED ADDITION 30 SEATS BUILDING 1 - PROPOSED COVERED AREA 10 SEATS BUILDING 1 - PROPOSED DECK AREA 8 SEATS OUTDOOR SEATING TOTAL 100 SEATS BUILDING APPROVAL 11/14/2025 This stamp serves as a means of building approval and does not include other disciplines. 04/28/2025 L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2025 Matt Fajkus Architecture SHEET PRINT DATE: 04/28/2025 REVISIONS Date Description PROJECT NUMBER: 24023 CURRENT PHASE: PERMIT DRAWING TITLE: PLAN, PLOT I N O T A M R O F N I T E E H S A0.21 mfarchitecture NEW GRAVEL STEPS W " 4 4 ' ) ' 0 5 0 2 . 7 3 1 . 6 3 1 ( 466' ' 1 3 ° 0 2 S WM C L L , I E R U T C E T H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL SITE PLAN NOTES: 1. REFERENCE SITE SURVEY FOR ADDITIONAL INFORMATION NOT SHOWN ON SITE PLAN. 2. ARCHITECTURAL SITE PLAN FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, LANDSCAPE / HARDSCAPE DRAWINGS FOR ALL DRIVEWAY, SITE WALLS, PLANTERS, PATHS, WATER FEATURES, ETC. AND ADDITIONAL SITE DESIGN REQUIREMENTS AND ADDITIONAL INFORMATION. 3. REFERENCE TREE PROTECTION PLAN FOR EXISTING TREES TO REMAIN AND PROTECTION REQUIREMENTS. 4. LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET (5.2%). PROHIBITED DRAWINGS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 1/4 INCH PER FOOT (2%) AWAY FROM THE BUILDING. 5. SURVEYOR SHALL LOCATE ALL BUILDINGS & ORIENTATIONS OF BUILDING BASED ON ARCHITECT'S DIGITAL FILE. VISITABILITY EXEMPTION WAIVER PROPERTY EXEMPT FROM EXTERIOR AND INTERIOR VISITABLE ROUTE PROVISION DUE TO BEING A REMODEL/ADDITION AS PER SECTION 25-12-243 R320.1 OF THE CITY OF AUSTIN BUILDING CRITERIA MANUAL. E F F A C H T R U T S Z E V A H C R A S E C . E 0 1 0 1 E L T T I T C E J O R P THEW L. FA T A M J K U S 20652 04/28/2025 L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2025 Matt Fajkus Architecture SHEET PRINT DATE: 04/28/2025 REVISIONS Date Description PROJECT NUMBER: 24023 CURRENT PHASE: PERMIT DRAWING TITLE: PLAN,DEMO PLOT I N O T A M R O F N I BUILDING APPROVAL 11/14/2025 This stamp serves as a means of building approval and does not include other disciplines. T E E H S A0.20 mfarchitecture CITY OF AUSTIN ALLEY (20' R.O.W WIDTH) GRAVEL (2) EXISTING WATER METERS, (1) OF (2) TO BE ABANDONED REF CIVIL (2) EXISTING ELECTRICAL METERS, (1) OF (2) TO BE ABANDONED REF MEP OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE WM WM OE OE OE OE OE OE OE OE OE OE S69° 26' 35" E 93.46' PROPERTY LINE (2) EXISTING GAS METERS, (1) OF (2) TO BE ABANDONED REF CIVIL WD FENCE TO REMAIN WD FENCE TO REMAIN 467' dETERIoRATIoN REpoRT PARKING SPACES TO BE RE-STRIPPED FOR ADA REF CIVIL 2-STORY EXISTING STRUCTURE TO BE REMODELED 959 SF OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE GRAVEL 465' E E O O E O E O OE OE OE OE OE E E O O E E OE R E T T U G D N A B R U C 465' X OE UE X OE UE OE UE E O E O E O E O E O E O E O TRASH BIN E O E O E O E O E O CONCRETE PAD TO BE REMOVED DUMPSTAIR TO BE RELOCATED G G W1: MEdINA FAçAdE 467' AC UNIT AND PAD TO BE REMOVED AC UNIT TO BE RELOCATED. PAD TO BE REMOVED EXISTING AC UNIT TO BE REMOVED 466' CONCRETE STEPS TO BE REMOVED WASTE WATER MANHOLE TO REMAIN EXISTING AC UNIT TO BE REMOVED E O E O E O E O W1: MEDINA FACADE CONC DRIVE 465' PLAN LEGEND SYMBOLS LEGEND STAGING AREA CONCRETE PAVED AREA EXISTING BUILDING FOOTPRINT TO REMAIN EXISTING TO BE DEMOLISHED E E EXISTING ELECTRICAL METER NEW/RELOCATED ELECTRICAL METER WM EXISTING WATER METER WV EXISTING WATER VALVE NEW BUILDING FOOTPRINT G OVERHEAD STRUCTURE NEW/RELOCATED GAS METER LOCATION, REROUTE EXISTING GAS LINE TO NEW METER LOCATION FENCE CO WASTEWATER CLEANOUT OVERHEAD POWER LINE WWMH WASTEWATER MANHOLE UNDERGROUND POWER LINE POWER LINE POLE FIRE HYDRANT CONCRETE STEP TO BE REMOVED METAL PLANTERS AND WIRE TRELLIS TO BE REMOVED EXISTING STANDARD SPACES TO BE RE- STRIPPED CONC PARKING ROOF ABOVE CONC STEPS TO BE REMOVED CO W4 7766 W3 WWMH E O E O Z R F Z R F (2) EXISTING GAS METERS, (1) OF (2) TO BE ABANDONED REF CIVIL BRICK PAVING TO BE REMOVED GREASE INTERCEPTOR TO REMAIN EQUIPMENT TO BE RELOCATED BRICK WELL TO REMAIN EXIST FENCE ENCLOSURE & HVAC TO BE REMOVED 467' CO CO CO W5 CO 467' CO G G CO W6 CO CO I E N L Y T R E P O R P CHAIN LINK FENCE TO REMAIN EXISTING ADA SPACE TO BE RELOCATED E " 4 4 ' 1 3 ° 0 2 N ' 1 4 . 7 3 1 ) ' 0 5 . 6 3 1 ( D E V O M E R E B O T R E T N A L P L T M 1-STORY EXISTING STRUCTURE TO REMAIN 2,622 SF FFE=468.41' 467' GRAVEL FRONT YARD SETBACK (REF C15-2010-0129) 468' W7 Y A W K L A W C N O C D E V O M E R E B O T 468' CONC COV PORCH TO REMAIN 7768 REMAINING WALL CONC STEP TO REMAIN ROOF ABOVE E O E O ROOF ABOVE E O E O E O 467' W2 I E N L Y T R E P O R P (3) EXISTING METERS (2) OF (3) TO BE ABANDONED REF MEP GRAVEL RAMP TO BE REMOVED EXISTING GATE TO BE REMOVED METAL LANDSCAPING BORDER TO BE REMOVED CONC PAD TO BE REMOVED 468' COVERED GRAVEL PORCH TO BE REMOVED GRAVEL W1 W " 4 4 ' 1 3 ° 0 2 S ' 0 2 . 7 3 1 ) ' 0 5 . 6 3 1 ( 466' GRAVEL STEPS TO BE REMOVED VENDING MACHINE TO BE REMOVED REMAINING WALL SCULPTURE TO BE RELOCATED CONC WALKWAY TO BE REMOVED AC TO BE RELOCATED STONE PAVERS TO BE REMOVED (E) WIRE MESH GATE TO BE REMOVED EXISTING WATER METER TO REMAIN WM W R E T T U G D N A B R U C T S A N D E M I ) I H T D W W O R . . ' 0 6 ( " 0 - ' 0 3 POST MOUNTED RECEPTACLE TO BE REMOVED 467' 7767 CONC PAD TO BE DEMOLISHED GRAVEL WOOD DECK TO BE REMOVED EXISTING WOOD FENCE 1' INSIDE PROPERTY LINE TO BE REMOVED 467' CONC RAMP TO BE DEMOLISHED • Siding Rot and Softening: Visible damage at the bottom courses of the horizontal wood siding showed significant discoloration and softening of the edges, which indicated saturated wood that compromised both siding and studs behind. METAL LANDSCAPING BORDER TO BE REMOVED PROPERTY LINE N69° 34' 40" W 93.46' CONCRETE SIDEWALK WOOD FENCE 0.3' INSIDE PROPERTY LINE 467' E E 7769 7770 STONE WALL TO BE REMOVED M P 7 1 : 6 1 : 2 1 5 2 0 2 / 8 2 / 4 : d e t n i r P DEMO PLOT PLAN 1 • Capillary Action: A clear capillary effect was present where ACCESIBILITY RAMP CURB AND GUTTER moisture traveled up the concrete skirt directly into the siding, resulting in decay of the building’s lower plate. E CESAR CHAVEZ 1/8" = 1'-0" North • Entrapped Moisture: The combination of a hole adjacent to the siding and the overhead porch cover created a microclimate that trapped moisture against the facade without proper ventilation or drying capacity. • Unsealed Facade Penetrations: Visible in unsealed mechanical and electrical penetrations compromised the building envelope, allowing water to infiltrate behind the siding and reach the internal structure. • Disconnected Downspouts: As shown, a disconnected drainage system actively trapped rainwater in a localized depression next to the siding, leading to pressure and constant saturation against the foundation. • Obstructed Ventilation: The dense vegetation over the porch area prevented airflow and natural sunlight from reaching the siding, maintaining a constant state of dampness that facilitated organic decay of historic finish materials. CITY OF AUSTIN ALLEY (20' R.O.W WIDTH) GRAVEL (2) EXISTING WATER METERS, (1) OF (2) TO BE ABANDONED REF CIVIL (2) EXISTING ELECTRICAL METERS, (1) OF (2) TO BE ABANDONED REF MEP OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE WM WM OE OE OE OE OE OE OE OE OE OE S69° 26' 35" E 93.46' PROPERTY LINE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE GRAVEL 465' E E O O E O E O OE OE OE OE OE E E O O E E OE R E T T U G D N A B R U C 465' X OE UE X OE UE OE UE PLAN LEGEND SYMBOLS LEGEND STAGING AREA CONCRETE PAVED AREA EXISTING BUILDING FOOTPRINT TO REMAIN EXISTING TO BE DEMOLISHED E E EXISTING ELECTRICAL METER NEW/RELOCATED ELECTRICAL METER WM EXISTING WATER METER WV EXISTING WATER VALVE NEW BUILDING FOOTPRINT G OVERHEAD STRUCTURE NEW/RELOCATED GAS METER LOCATION, REROUTE EXISTING GAS LINE TO NEW METER LOCATION FENCE CO WASTEWATER CLEANOUT OVERHEAD POWER LINE WWMH WASTEWATER MANHOLE UNDERGROUND POWER LINE (2) EXISTING GAS METERS, (1) OF (2) TO BE ABANDONED REF CIVIL WD FENCE TO REMAIN WD FENCE TO REMAIN 467' dETERIoRATIoN REpoRT PARKING SPACES TO BE RE-STRIPPED FOR ADA REF CIVIL 2-STORY EXISTING STRUCTURE TO BE REMODELED 959 SF G G W2: gAbLE FACE WALL 467' AC UNIT AND PAD TO BE REMOVED AC UNIT TO BE RELOCATED. PAD TO BE REMOVED EXISTING AC UNIT TO BE REMOVED 466' CONCRETE STEPS TO BE REMOVED WASTE WATER MANHOLE TO REMAIN EXISTING AC UNIT TO BE REMOVED E O E O E O E O E O E O E O E O E O E O TRASH BIN E O E O E O E O E O CONCRETE PAD TO BE REMOVED DUMPSTAIR TO BE RELOCATED E O CONC DRIVE E O E O 465' CONCRETE STEP TO BE REMOVED METAL PLANTERS AND WIRE TRELLIS TO BE REMOVED EXISTING STANDARD SPACES TO BE RE- STRIPPED CONC PARKING ROOF ABOVE CONC STEPS TO BE REMOVED CO W4 7766 W3 WWMH E O E O Z R F Z R F POWER LINE POLE W2: GABLE FACE WALL FIRE HYDRANT ) (2) EXISTING GAS METERS, (1) OF (2) TO BE ABANDONED REF CIVIL BRICK PAVING TO BE REMOVED GREASE INTERCEPTOR TO REMAIN EQUIPMENT TO BE RELOCATED BRICK WELL TO REMAIN EXIST FENCE ENCLOSURE & HVAC TO BE REMOVED 467' CO CO CO W5 CO 467' CO G G CO W6 CO CO I E N L Y T R E P O R P CHAIN LINK FENCE TO REMAIN EXISTING ADA SPACE TO BE RELOCATED E " 4 4 ' 1 3 ° 0 2 N ' 1 4 . 7 3 1 ) ' 0 5 . 6 3 1 ( D E V O M E R E B O T R E T N A L P L T M 1-STORY EXISTING STRUCTURE TO REMAIN 2,622 SF FFE=468.41' 467' GRAVEL FRONT YARD SETBACK (REF C15-2010-0129) 468' W7 Y A W K L A W C N O C D E V O M E R E B O T 468' CONC COV PORCH TO REMAIN 7768 REMAINING WALL CONC STEP TO REMAIN ROOF ABOVE ROOF ABOVE E O E O E O 467' W2 I E N L Y T R E P O R P (3) EXISTING METERS (2) OF (3) TO BE ABANDONED REF MEP GRAVEL RAMP TO BE REMOVED EXISTING GATE TO BE REMOVED METAL LANDSCAPING BORDER TO BE REMOVED CONC PAD TO BE REMOVED 468' COVERED GRAVEL PORCH TO BE REMOVED GRAVEL W1 W " 4 4 ' 1 3 ° 0 2 S ' 0 2 . 7 3 1 ) ' 0 5 . 6 3 1 ( 466' GRAVEL STEPS TO BE REMOVED VENDING MACHINE TO BE REMOVED REMAINING WALL SCULPTURE TO BE RELOCATED CONC WALKWAY TO BE REMOVED AC TO BE RELOCATED STONE PAVERS TO BE REMOVED (E) WIRE MESH GATE TO BE REMOVED EXISTING WATER METER TO REMAIN WM W R E T T U G D N A B R U C T S A N D E M I I H T D W W O R . . ' 0 6 ( " 0 - ' 0 3 POST MOUNTED RECEPTACLE TO BE REMOVED 467' 7767 CONC PAD TO BE DEMOLISHED GRAVEL WOOD DECK TO BE REMOVED EXISTING WOOD FENCE 1' INSIDE PROPERTY LINE TO BE REMOVED 467' CONC RAMP TO BE DEMOLISHED METAL LANDSCAPING BORDER TO BE REMOVED • Unsealed Utility Penetrations: Multiple unsealed entries for electrical conduits compromised the building envelope; the lack of proper drip loops and sealant allowed the conduits to act as channels, directing bulk water directly into the siding and internal wall cavities. WOOD FENCE 0.3' INSIDE PROPERTY LINE PROPERTY LINE N69° 34' 40" W 93.46' CONCRETE SIDEWALK ACCESIBILITY RAMP 467' E E 7770 7769 STONE WALL TO BE REMOVED M P 7 1 : 6 1 : 2 1 5 2 0 2 / 8 2 / 4 : d e t n i r P CURB AND GUTTER • Structural Loading of Facade: The significant weight of E CESAR CHAVEZ DEMO PLOT PLAN 1 1/8" = 1'-0" North multiple of electrical panels and meters was mounted onto an unreinforced historic structure; this concentrated dead load resulted in visible bowing of the wall toward the front, compromising the building’s vertical alignment. • Mechanical Thermal Stress: The close proximity of the HVAC condensing units to the wooden facade trapped heat directly against the historic siding; this constant thermal cycling accelerated the drying, cracking, and cellular degradation of the wood fibers beyond the point of repair. C L L , I E R U T C E T H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL SITE PLAN NOTES: 1. REFERENCE SITE SURVEY FOR ADDITIONAL INFORMATION NOT SHOWN ON SITE PLAN. 2. ARCHITECTURAL SITE PLAN FOR COORDINATION PURPOSES ONLY. REFER TO CIVIL, LANDSCAPE / HARDSCAPE DRAWINGS FOR ALL DRIVEWAY, SITE WALLS, PLANTERS, PATHS, WATER FEATURES, ETC. AND ADDITIONAL SITE DESIGN REQUIREMENTS AND ADDITIONAL INFORMATION. 3. REFERENCE TREE PROTECTION PLAN FOR EXISTING TREES TO REMAIN AND PROTECTION REQUIREMENTS. 4. LOT SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6 INCHES WITHIN THE FIRST 10 FEET (5.2%). PROHIBITED DRAWINGS OR SWALES SHALL BE CONSTRUCTED TO ENSURE DRAINAGE AWAY FROM THE STRUCTURE. IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 1/4 INCH PER FOOT (2%) AWAY FROM THE BUILDING. 5. SURVEYOR SHALL LOCATE ALL BUILDINGS & ORIENTATIONS OF BUILDING BASED ON ARCHITECT'S DIGITAL FILE. VISITABILITY EXEMPTION WAIVER PROPERTY EXEMPT FROM EXTERIOR AND INTERIOR VISITABLE ROUTE PROVISION DUE TO BEING A REMODEL/ADDITION AS PER SECTION 25-12-243 R320.1 OF THE CITY OF AUSTIN BUILDING CRITERIA MANUAL. E F F A C H T R U T S Z E V A H C R A S E C . E 0 1 0 1 E L T T I T C E J O R P THEW L. FA T A M J K U S 20652 04/28/2025 L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2025 Matt Fajkus Architecture SHEET PRINT DATE: 04/28/2025 REVISIONS Date Description PROJECT NUMBER: 24023 CURRENT PHASE: PERMIT DRAWING TITLE: PLAN,DEMO PLOT I N O T A M R O F N I BUILDING APPROVAL 11/14/2025 This stamp serves as a means of building approval and does not include other disciplines. T E E H S A0.20 mfarchitecture 8 URTH CAFFÈ HLC Review-April 8, 2026 dETERIoRATIoN REpoRT W3 ANd W4: NoRTH WALL #1 ANd #2 W3 and W4: NORTH WALL #1 and #2 • Compromised Window Fenestrations: As seen in the pictures, the window trim was visibly broken and delaminating; the lack of integrated head flashing and the failure of the perimeter sealants allowed water to bypass the exterior finish and rot the structural headers above the openings. • Systemic Water Penetration: The presence of multiple unsealed utility entries—including refrigerant lines and electrical conduit in image_c593a8.jpg—created a “sieve effect” across the facade; these penetrations acted as primary intake points for bulk water, which was then trapped behind the siding by previous layers of non-breathable patchwork repairs. • Failure of Patchwork Remediation: Various “fixes” and mismatched sealant applications failed to create a continuous weather-resistive barrier; instead, these patches created pockets that trapped moisture within the wall and roof systems. • Sill Plate Swelling and Inflation: Visible at the base of the wall there was a distinct outward “inflation” or bulging of the siding where it met the ground; this indicated swelling and structural failure of the bottom sill plate, caused by constant contact with damp soil and a lack of foundation splash protection. • Secondary Structural Loading (A/C Unit): The through-window A/C unit introduced a dead load onto an unreinforced historic window sash; constant condensation dripped and accumulated at the foundation, compromising both the wall siding and foundation. • Roofline Deflection and Fascia Sag: There was a pronounced downward bow in the roofline and fascia board; this deflection indicated that the primary rafter tails were softened by chronic moisture infiltration, leading to a loss of structural rigidity across the building’s top plate. • Unsealed Utility Penetrations: Multiple refrigerant lines and electrical conduits penetrated the upper facade without weather-tight seals or drip loops; these unsealed openings acted as primary intake points for bulk water, allowing moisture to travel behind the siding and saturate the interior insulation and framing. 9 URTH CAFFÈ HLC Review-April 8, 2026 dETERIoRATIoN REpoRT W5 ANd W6: bACk WALL #1 & #2 W5 AND W6: BACK WALL #1 AND #2 • Foundation Hydraulic Loading: A significant saturation area were visible adjacent to the gas manifold; this indicated a failure of site drainage, which led to persistent moisture at the historic foundation. • Utility Equipment Overload: gas manifold piping and electrical conduit were surface-mounted directly onto the historic siding without stand-off spacers; this installation trapped debris and moisture against the wood, facilitating “hidden rot” that was obscured by paint layer. • Structural Roof Ribbing: There was a pronounced “ribbed” effect where the internal roof rafters bent through the shingles; this indicated that the structural wood decking softened and sagged between supports due to long-term moisture saturation and high-heat exposure. • Mechanical Exhaust Degradation: The commercial-grade exhaust vents discharged high-heat vapor and grease directly over the roofline; this constant thermal and chemical exposure caused breakdown of the shingles and the underlying timber frame. • Thermal Degradation and Entrapped Heat: The concentrated mechanical equipment within the confined enclosure created a destructive microclimate; the lack of proper ventilation forced constant ambient heat against the siding, which “baked” the historic wood. • Unsealed Exhaust Penetrations: The installation of the wall- mounted water heater and associated piping introduced additional heat sources and multiple unsealed facade penetrations; these acted as intake points for moisture that became trapped by the exterior paint, further destabilizing the heat-damaged wood. 10 URTH CAFFÈ HLC Review-April 8, 2026 dETERIoRATIoN REpoRT W7 : WEST FAçAdE W7: WEST FACADE • West Facade Thermal Degradation: The lack of architectural overhangs on this West-facing wall resulted in extreme, direct solar exposure that effectively “cooked” the siding; this caused advanced cellular decay of the historic timber, which was cosmetically masked with paint but resulted in a loss of structural density. • Concrete Ramp Moisture Entrapment: The installation of the concrete ramp created pockets that trapped water directly against the foundation and siding; this constant saturation led to the rapid decay of the lower wall assembly and prevented the historic materials from drying. 11 URTH CAFFÈ HLC Review-April 8, 2026 axonometric views AXONOMETRIC VIEWS ARE FOR REFERENCE ONLY AND ARE PROVIDED SOLELY AS A VISUAL AID. ALL STRUCTURAL INFORMATION SHALL ONLY BE OBTAINED FROM THE PLANS AND DETAILS. Existing walls are failing and deflecting inwards Rot/Water damage at existing porch canopy not structurally sound. Sag in framing needs to be fixed. Demo Photos Existing ceiling show signs of water damage and sagging Firm Registration No. 18034 www.fortstructures.com PROJECT No: 24075 02.27.2026 Seal MATT FAJKUS ARCHITECTURE, LLC www.mfarchitecture.com COLLABORATOR URTH CAFFE RESTAURANT 1010 E CESAR CHAVEZ ST AUSTIN, TX 78702 project PERMIT SET 04.25.2025 submittal No ISSUE DATE sheet revision Existing timber foundations not sufficient for new structural loads. Rot/Water damage at existing porch canopy not structurally sound. Sag in framing needs to be fixed. Existing edge of building at patio Existing timber foundations not sufficient for new structural loads. Existing timber foundations not sufficient for new structural loads. Existing timber foundations not sufficient for new structural loads. Rot/Water damage at existing porch canopy not structurally sound South wall to remain is leaning and needs to be structurally braced to prevent failure EOR: S. Covey PM: J. Suaris ENG: J. Barela BIM PM: J. McIntosh BIM: H. Hargraves TEAM AXONOMETRIC VIEWS - RESTAURANT Sheet Title S1.01 Existing roof shows signs of uneven framing Copyright © 2025 FORT Structures Existing flatwork show signs of excess settlement. Wall siding is water damaged Sheet Number IMAGES C/O AR LUCAS CONSTRUCTION: IMAGES C/O AR LUCAS CONSTRUCTION: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAMAGE TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES, TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES, TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGES C/O AR LUCAS CONSTRUCTION: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. IMAGES C/O AR LUCAS CONSTRUCTION: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGES DENOTES STRUCTURAL DAMAGE AND CRACKING PRIOR TO SELECTIVE DEMOLITION. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGE DENOTES STRUCTURAL DAMAGE AND CRACKING PRIOR TO SELECTIVE DEMOLITION. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGE DENOTES STRUCTURAL DAMAGE AND CRACKING PRIOR TO SELECTIVE DEMOLITION. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGES C/O AR LUCAS CONSTRUCTION: PAGES 3-6: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND PAGES 3-6: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGE DENOTES STRUCTURAL DAMAGE AND CRACKING PRIOR TO SELECTIVE DEMOLITION. IMAGES C/O AR LUCAS CONSTRUCTION: PHOTOS ILLUSTRATE PRESERVATION EFFORTS TO SECURE THE HISTORIC FACADE DURING SELECTIVE DEMOLITION. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGES C/O AR LUCAS CONSTRUCTION: PHOTOS ILLUSTRATE PRESERVATION EFFORTS TO SECURE THE HISTORIC FACADE DURING SELECTIVE DEMOLITION. PHOTOS ILLUSTRATE PRESERVATION EFFORTS TO SECURE THE HISTORIC FACADE DURING SELECTIVE DEMOLITION. IMAGES C/O AR LUCAS CONSTRUCTION: IMAGES C/O AR LUCAS CONSTRUCTION: PAGES 3-6: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND PAGES 3-6: DETERIORATION PHOTOS SHOWING SIGNIFICANT TERMITE DAMAGE, DRY ROT, AND STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. STRUCTURAL DAME TO THE BUILDING'S EXTERIOR WALLS AND FLOOR FRAMING STRUCTURE. THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED THESE IMAGES TAKEN FROM THE INTERIOR WALLS AFTER ASBESTOS REMOVAL, INDICATED FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR FURTHER DECAY TO THE SUBFLOOR AND EXTERIOR WALLS. THE WALLS AND SUBFLOOR SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE SUSTAINED PROLONGED WATER DAMAGE AND CREATE ROT AND MOLD CONDITIONS IN THE CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. CRAWL SPACE WHICH THEN CREATED THE STRUCTURAL DEFICIENCIES OF CONCERN. ResTORaTiOn sTRaTegY _________________ 5 A5.26 _________________ 2 A1.40 _________________ 1 A5.01 2 DS GB-1 A2 1 1/8" / 1'-0" B 0 1 1 CL F F F WEST PROPERTY LINE A B C _________________ 1 A3.01 _________________ 2 A3.01 EXST WALL TO BE REMOVED. INFILLED WITH NEW WALL DS B 0 1 1 _________________ 1 A5.24 DS _________________ 2 A3.00 41' - 5 5/16" 34' - 5" 7' - 0 5/16" 112 FIRE RISER RM 112 F F P2 1460- 74 5 TIER 1448- 74 5 TIER _________________ 5 A8.21 P1 " 4 / 3 7 - ' 5 " 8 / 7 1 - ' 0 1 BUILT-IN MILLWORK VANITY 105 P1 P1 _________________ 4 A5.21 P3 P3 3' - 0" 2' - 0 13/64" 4' - 0" HSS; REF. STRUCT. P5 P5 P5 P4 7' - 5 1/8" _________________ 9 A5.24 DS _________________ 3 A5.00 2 4' - 1" " 6 1 / 3 1 A2 _________________ 12 A5.24 TYPE D - MF WDW 103C LINE OF OVERHANG ABOVE 2 DS A3 2.8 _________________ 3 A3.00 1 3 A1 A2.11 2 " 6 1 / 7 7 - ' 8 1 B H 2 1 A1 4 A4.03 2 DINNING ROOM - ADDITION 103 " 8 / 1 0 1 - ' 5 1 P4 _________________ 1 A3.00 1 7/8" B 3 0 1 3 HSS; REF. STRUCT. _________________ 8 A5.24 HSS; REF. STRUCT. 103A HSS; REF. STRUCT. 0" _________________ 7 A5.24 LANDSCAPE BED REF: LANDSCAPE LINE OF OVERHANG ABOVE " 8 / 5 5 - ' 5 " 0 - ' 2 103B 103A 103A LANDSCAPE BED REF: LANDSCAPE 8' - 2" 7' - 11 3/8" RAINCHAIN WITH SPLASH PAD 28' - 5 1/2" TYPE G - MF WINDOW WALL _________________ 2 A5.26 _________________ 1 A3.01 22' - 11 1/2" _________________ 2 A3.01 6' - 1" 1 A FLOOR PLAN - MAIN RESTAURANT 1/4" = 1'-0" North B C 1 2 2.6 4 5 6 7 8 M P 9 2 : 0 2 : 4 5 2 0 2 1 2 0 1 / / : d e t n i r P _________________ 3 A3.01 D E F 10' - 7 1/2" 3' - 0 9/16" " 0 - ' 7 1 _________________ 3 A3.01 F A2.11 1 CL DS 6 A4.02 EXISTING WINDOWS TO BE REMOVED. INFILL WITH NEW WALL & SIDING DS 2448- 72 5 TIER " 2 1 / 1 - ' 7 E2 -1' - 11 7/8" 1860- 64 4 TIER 1860- 64 4 TIER 1854- 64 4 TIER 1854- 64 4 TIER 15' - 1" 1854- 64 4 TIER E2 LINE OF OVERHANG ABOVE 8 7 - 8 4 4 2 I R E T 4 KITCHEN 110 8 7 - 8 4 4 2 I R E T 4 8 7 - 8 4 4 2 I R E T 4 7' - 7 1/2" I R E T 4 8 7 - 8 4 4 2 8 7 - 8 4 4 2 I R E T 4 P3 1 P1 P1 " 1 - ' 3 1 1 1 CL CLOSET 111 8' - 10 3/4" P3 P3 5' - 1 65/128" P1 A4.02 7 " 8 / 3 9 - ' 4 " 0 - ' 2 1' - 0" EXST WINDOWS TO BE REMOVED. INFILLED WITH NEW WALL & SIDING E2 13' - 4 3/16" LANDSCAPE BED; REF: LANDSCAPE _________________ 11 A5.24 " 6 5 2 / 7 9 1 8 - ' 7 1 1 2 " 4 / 3 0 - ' 0 1 " 8 / 5 1 1 - ' 0 1 STUD PACK; REF. STRUCT. P3 2' - 5 3/4" 1 P1 F LINE OF FRAMING BELOW _________________ 5 A5.21 LINE OF OVERHANG ABOVE _________________ 1 A5.25 " 9 - ' 9 P1 1 0 0 1 4 A4.00 2 3 LINE OF FRAMING BELOW CUSTOM BAR COUNTER 4 8 - 8 4 4 2 I R E T 5 HSS; REF. STRUCT. _________________ 6 A8.21 1' - 6" 1/4" CUSTOM DECORATIVE PLATE STEEL FIN _________________ 1 A1.40 CUSTOM BAR COUNTER FOYER 100 1 STEEL HANDRAIL A 0 0 1 B 0 0 1 0" 1' - 6" _________________ 5 A5.21 HSS; REF. STRUCT. _________________ 10 A5.24 WOOD COLUMN; REF. STRUCT. 8' - 4 3/8" E3 DS 101A " 1 1 - ' 1 " 6 5 2 / 1 7 4 - ' 9 5' - 0 1/4" STEEL GUARDRAIL _________________ 1 A5.26 " 8 / 1 0 1 - ' 0 2 " 0 1 - ' 1 F 1 A4.01 3 DINING ROOM 101 LINE OF FRAMING BELOW A4.01 2 HSS; REF. STRUCT. STUD PACK; REF. STRUCT. LINE OF OVERHANG ABOVE B 1 0 1 E3 STUD PACK; REF. STRUCT. 101C EAST PROPERTY LINE LINE OF OVERHANG ABOVE P3 _________________ 3 A8.22 F 101G 101F E3 1 1/2" 101 3/8" 101E 2 1/4" 101D LINE OF OVERHANG ABOVE E3 WOOD COLUMN; REF. STRUCT. . F . I . V STEEL GUARDRAIL STEEL GUARDRAIL V.I.F. 23' - 0 3/8" _________________ 2 A3.00 1 A2.10 _________________ 4 A5.26 HANDRAIL LINE OF OVERHANG ABOVE V.I.F. 9' - 2 1/4" . F . I . V _________________ 3 A5.26 10' - 1 7/8" D E F C L L I , E R U T C E T H C R A S U K J A F T T A M mf 900 EAST 6TH STREET SUITE 100 AUSTIN, TX 78702 TEL: 512.432.5137 www.mfarchitecture.com GENERAL NOTES: 1. DO NOT SCALE DRAWINGS. EXPLICIT DIMENSION SHALL HAVE PRECEDENCE OVER SCALE. THESE DOCUMENTS HAVE BEEN FORMATTED TO BE PRINTED ON 24” X 36” SHEET SIZES, DRAWINGS PRINTED AT OTHER SIZES ARE NOT NECESSARILY TO SCALE. 2. GENERAL CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND ALL OTHER EXISTING CONDITIONS PRIOR TO THE COMMENCEMENT OF THE WORK AND NOTIFY THE ARCHITECT OF ANY DISCREPANCIES. 3. CONTRACTOR TO NOTIFY THE ARCHITECT IN WRITING IN THE EVENT OF A DISCREPANCY BETWEEN THE DRAWINGS AND THE FIELD CONDITIONS. IF IN THE COURSE OF CONSTRUCTION, A STRUCTURAL ISSUE EXISTS WHICH DISAGREES WITH THAT AS INDICATED ON THE DRAWINGS, THE CONTRACTOR SHALL STOP WORK AND NOTIFY THE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FOLLOW THIS PROCEDURE, THE CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY AND LIABILITY ARISING THERE FROM. 4. ANY DAMAGE TO EXISTING AND OR NEW WORK IN PLACE BY THE CONTRACTOR’S OR SUBCONTRACTOR’S NEGLIGENCE SHALL BE REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 5. ALL NOTES ARE APPLICABLE TO ALL TRADES AND RESPECTIVE CONTRACTORS. ALL NOTES TO BE REVIEWED AND APPLIED TO RELATED BUILDING COMPONENTS. ALL SHEETS ARE TO BE REVIEWED AND ALL APPLICABLE NOTES TO BE APPLIED. GENERAL PLAN NOTES: 1. ALL DIMENSIONS ARE FROM FACE OF FRAMING UNLESS NOTED OTHERWISE. 2. ALL FIXTURE DIMENSIONS ARE TO CENTERLINE OF FIXTURE UNLESS NOTED OTHERWISE. 3. ALL FLOOR ELEVATIONS ARE TOP OF FINISH FLOOR UNLESS NOTED OTHERWISE. 4. ALL OPENINGS THROUGH FLOOR SLABS AND WALLS SHALL BE SEALED OFF WITH APPROVED SEALANT SYSTEM. 5. MECHANICAL EQUIPMENT IS SHOWN FOR COORDINATION PURPOSES ONLY. REFER TO MECH DWGS FOR DESIGN AND SPECIFICATIONS. 6. ALL WINDOW OPENINGS TO BE PREPPED TO RECEIVE WINDOW TREATMENTS, HARDWARE, AND SUPPORT. 7. EQUIPMENT SHWON FOR SPACE PLANNING/COORDINATION, REFERENCE KITCHEN CONSULTANT FOR SPECIFICATIONS. 8. KITCHEN EQUIPMENT IS SHOWN FOR COORDINATION PURPOSES ONLY. REFER TO KITCHEN CONSULTANT DRAWINGS FOR DESIGN AND SPECIFICATIONS. GENERAL PLUMBING NOTES: 1. ALL PLUMBING WORK SHALL CONFORM TO LOCAL AND COUNTY HEALTH DEPARTMENT REQUIREMENTS. 2. FIELD VERIFY FINAL LOCATIONS OF ROUGH-IN WITH ARCHITECT PRIOR TO INSTALLATION. 3. REFERENCE PLUMBING FIXTURE SCHEDULE FOR COMPLETE INFORMATION. FLOOR PLAN LEGEND 1 CORE WALL CUT EXIST WALL TO REMAIN CORE WALL CUT W/ SOUND INSULATION LANDSCAPE BED " 7 - ' 6 " 8 / 3 1 - ' 2 " 4 / 3 7 - ' 5 " 5 - ' 3 " 4 / 3 4 - ' 6 " 8 / 1 3 - ' 5 " 2 / 1 0 - ' 5 2.6 _________________ 3 A5.25 2.8 3 2 A2.10 _________________ 3 A3.00 RESTORE THE HISTORIC FAÇADE, INCLUDING ALL EXISTING WOOD TEARDROP SIDING, HISTORIC GLASS WINDOWS, AND WINDOW TRIM. 4 REPAIR, REFURBISH, AND REPAINT EXISTING ELEMENTS AS NEEDED. RETAIN ORIGINAL MATERIALS WHEREVER 5 FEASIBLE; REPLACE ONLY DETERIORATED COMPONENTS WITH IN-KIND MATERIALS MATCHING ORIGINAL PROFILES AND DIMENSIONS PROVIDE PROTECTION FOR ALL HISTORIC MATERIALS AND DECORATIVE DETAILS DURING CONSTRUCTION. REPLACE IN-KIND ANY ELEMENTS TOO DETERIORATED FOR PRESERVATION, 6 INCLUDING DECORATIVE CORNICES, COLUMN CAPITALS, TRIM, AND BASES. _________________ 1 A3.00 7 8 RECONSTRUCT WOOD-FRAMED WALLS AT LOCATIONS CORRESPONDING TO THE FOOTPRINT OF THE FORMER BUILDING. PROVIDE WOOD TEARDROP SIDING TO MATCH THE ADJACENT EXISTING HISTORIC FAÇADE, INCLUDING PROFILE, WIDTH, AND INSTALLATION RHYTHM, BASED ON EXISTING CONDITIONS. NEW WOOD-FRAMED WALLS TO ALIGN WITH THE FOOTPRINT OF THE FORMER STRUCTURE. PROVIDE HARDIE BOARD-AND-BATTEN SIDING TO MATCH THE HISTORIC BUILDING, MAINTAINING PROPORTIONS, RHYTHM, AND SPACING OF BATTENS AS RECORDED IN AVAILABLE DOCUMENTATION. E F F A C H T R U T S Z E V A H C R A S E C . E 0 1 0 1 E L T T I T C E J O R P 10/21/2025 L A E S These plans, drawings and specifications are the property of Matt Fajkus Architecture and any use and/or reuse thereof in part or in whole without the written permission of the Architect is prohibited. Copyright © 2025 Matt Fajkus Architecture SHEET PRINT DATE: 10/21/2025 REVISIONS Date 10/21/2025 07/24/2025 Description REVISION 2 REVISION 1 PROJECT NUMBER: 24023 CURRENT PHASE: PERMIT DRAWING TITLE: PLAN, FLOOR - LVL 1 RESTAURANT I N O T A M R O F N I BUILDING APPROVAL 11/14/2025 This stamp serves as a means of building approval and does not include other disciplines. T E E H S A1.10 mfarchitecture