10.1 - 1212 Bickler Rd - Drawings — original pdf

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0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" Graphic Scales: 1/16" = 1'-0" GENERAL NOTES LIST OF ABBREVIATIONS 1. GENERAL CONTRACTOR OR OWNER SHALL SUBMIT DRAWINGS FOR PLAN CHECK. THE OWNER SHALL PAY FOR ALL PLAN CHECK FEES. THE CONTRACTOR SHALL APPLY FOR, PICK UP AND PAY FOR ALL PERMITS. REPAIRED AT NO ADDITIONAL COST TO THE OWNER. 26. WHERE EXISTING CONSTRUCTION IS CUT, DAMAGED, OR REMODELED, PATCH OR REPLACE WITH MATERIALS TO MATCH IN KIND, QUALITY, AND PERFORMANCE WITH ADJACENT MATERIALS. 2. DIMENSIONS TO DOORS, WINDOWS, AND OPENINGS ARE 27. DO NOT NOTCH, BORE OR CUT STRUCTURAL MEMBERS FOR NOMINAL WIDTHS. REFER TO THE MANUFACTURER FOR ACTUAL ROUGH OPENINGS, FACE OF STUD TO FACE OF STUD. ALL DOORS NOT LOCATED BY DIMENSION ON PLAN OR DETAIL SHALL BE 3 INCHES FROM FACE OF STUD TO FACE OF NEAREST DOOR BUCK OR CENTERED ON ROOM. 3. ALL WORK SHALL COMPLY WITH THE APPLICABLE CODES SECTION OF THIS DOCUMENT. 4. ALL WORK SHALL BE COMPLETED SKILLFULLY AND IN ACCORDANCE WITH ACCEPTED TRADE STANDARDS. EXCEPT WHERE CONTRACT DOCUMENTS INCLUDE MORE STRINGENT REQUIREMENTS, APPLICABLE INDUSTRY STANDARDS INCLUDING MANUFACTURER STANDARDS AND INSTALLATION INSTRUCTION HAVE THE SAME FORCE AND EFFECT AS IF BOUND OR COPIED INTO THE CONTRACT DOCUMENTS. SUCH STANDARDS ARE PART OF THE CONTRACT DOCUMENTS BY REFERENCE. WHERE COMPLIANCE WITH A STANDARD IS REQUIRED, COMPLY WITH THE STANDARD IN EFFECT AS OF THE DATE OF THE CONTRACT DOCUMENTS. 5. THE DRAWINGS SHOW ONLY REPRESENTATIVE TYPICAL DETAILS TO ASSIST THE CONTRACTOR AND DO NOT ILLUSTRATE EVERY CONDITION. 6. THE CONTRACT DOCUMENTS ARE COMPLEMENTARY AND WHAT IS REQUIRED BY ANYONE SHALL BE AS BINDING AS IF REQUIRED BY ALL. THE INTENTION OF THE DOCUMENTS IS TO INCLUDE ALL LABOR, MATERIALS, EQUIPMENT, AND OTHER ITEMS AS NECESSARY FOR THE PROPER EXECUTION AND COMPLETION OF THE WORK. 7. THE CONTRACTOR SHALL COORDINATE THE VARIOUS CONSTRUCTION ACTIVITIES TO ASSURE EFFICIENT AND ORDERLY INSTALLATION OF EACH PART OF THE WORK, COORDINATE CONSTRUCTION OPERATIONS THAT ARE DEPENDENT UPON EACH OTHER FOR PROPER INSTALLATION, CONNECTION, AND OPERATION. 8. THE CONTRACTOR SHALL COORDINATE WITH THE OWNER FOR OWNER PROVIDED MATERIALS. THE OWNER SHALL DETERMINE LEAD TIME FOR ALL PRODUCTS AND DELIVER PRODUCTS WHEN NEEDED BY THE CONTRACTOR. THE CONTRACTOR SHALL PROVIDE A SCHEDULE OF THESE ITEMS TO THE OWNER WITHIN TWO WEEKS AFTER THE START OF CONSTRUCTION. 9. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR THE CONSTRUCTION MEANS AND METHODS. 10. THE CONTRACTOR SHALL INFORM THE OWNER OF SCHEDULE REVISIONS. 11. THE CONTRACTOR SHALL INFORM THE OWNER ON THE PROGRESS OF THE WORK ON A WEEKLY BASIS OR MORE FREQUENTLY AS CONDITIONS WARRANT. 12. THE CONTRACTOR SHALL SCHEDULE MEETINGS WITH THE OWNER ON A TIMELY BASIS AND TO ALLOW FOR TIME REQUIRED TO PROVIDE APPROPRIATE RESPONSES TO ANY QUESTIONS OR SITE CONDITIONS. 13. THE CONTRACTOR SHALL ARRANGE FOR A PRECONSTRUCTION MEETING, AFTER DETERMINING THE PROJECT'S DIMENSIONAL LAYOUT, FOR THE REVIEW BY THE OWNER. 14. CONTRACTOR SHALL REVIEW ALL SUBMITTALS BEFORE ISSUING THEM TO THE ARCHITECT FOR REVIEW. 15. SUBMIT SHOP DRAWINGS OF ELEVATIONS OF WINDOW WALLS AND FULL-SIZE DETAILS SHOWING THICKNESS, PROFILES, JOINTING, CONNECTIONS, AND ASSEMBLY OF VARIOUS MEMBERS, REINFORCEMENT, ANCHORAGE, AND SUPPORTS, FLASHING AND SEALANTS. 16. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT OF ANY DISCREPANCIES WITHIN THE CONTRACT DOCUMENTS THEMSELVES OR BETWEEN: A. THE CONTRACT DOCUMENTS AND EXISTING FIELD CONDITIONS. B. MANUFACTURERS INSTRUCTIONS, REGULATIONS, PIPES, DUCTS, OR OTHER REASONS WITH SPECIFIC, ADVANCE WRITTEN APPROVAL OF THE STRUCTURAL ENGINEER. 28. THE CONTRACTOR IS RESPONSIBLE FOR CAPPING OFF ANY UTILITY LINES DISTURBED DURING THE DEMOLITION AND CONSTRUCTION PROCESS THAT COULD BE A SAFETY HAZARD OR CAUSE DAMAGE TO THE BUILDING. 29. THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL TEMPORARY SUPPORTS, BRACING, AND SHORING OF EXISTING STRUCTURAL MEMBERS AS REQUIRED DURING THE CONSTRUCTION PROCESS. CONTRACTOR IS RESPONSIBLE FOR ALL TEMPORARY BARRICADES. 30. UNLESS OTHERWISE INDICATED, ALL NEW WORK SHALL MATCH EXISTING MATERIALS, DETAILS, TRIM, ETC. TO THE FULLEST EXTENT POSSIBLE. PROVIDE PRODUCTS OF THE SAME KIND AND FROM A SINGLE SOURCE. 31. PRIOR TO ORDERING OR FABRICATING MATERIALS, EQUIPMENT, OR PRODUCTS , THE CONTRACTOR SHALL DETERMINE THAT THE SIZE AND PRODUCTS INDICATED WILL PROPERLY ACCOMPLISH THE INTENT OF THE CONTRACT DOCUMENTS. 32. THE CONTRACTOR SHALL INSPECT MATERIALS AND EQUIPMENT IMMEDIATELY UPON DELIVERY AND AGAIN PRIOR TO INSTALLATION. CONTRACTOR SHALL REJECT DAMAGED AND DEFECTIVE ITEMS. 33. THE CONTRACTOR SHALL INSTALL ALL EQUIPMENT, FIXTURES, AND MATERIALS PER MANUFACTURER'S RECOMMENDATIONS. 34. FOLLOW THE MANUFACTURER'S INSTRUCTIONS CAREFULLY. THE MANUFACTURER'S INSTRUCTIONS AND GUARANTEES SHALL BE GIVEN TO THE OWNER AT THE END OF THE JOB. 35. THE CONTRACTOR SHALL FLASH AND COUNTERFLASH TO S.M.A.C.N.A. STANDARDS, INDUSTRY STANDARDS, AND MANUFACTURER'S SPECIFICATIONS WHEREVER NECESSARY TO PROVIDE WATERPROOF AND WEATHERPROOF CONSTRUCTION. 36. ALL INSULATION FOR THE BUILDING THERMAL ENVELOPE MUST FOLLOW IECC R402. 37. PROVIDE AND INSTALL TEMPERED GLAZING WHERE REQUIRED BY CODE. INSTALL TEMPERED GLAZING IN THE IRC R324.4 FOLLOWING HAZARDOUS LOCATIONS: 1. GLAZING IN DOORS - GLAZING IN FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOORS 2. GLAZING ADJACENT TO DOORS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE FLOOR AND MEETS EITHER OF THE FOLLOWING: (1) WITHIN 24 INCHES OF EITHER SIDE OF THE DOOR (2) ON A WALL LESS THAN 180 DEGREES FROM THE PLANE OF THE DOOR 3. GLAZING IN WINDOWS THAT MEETS ALL OF THESE CONDITIONS: (1) EXPOSED AREA OF AN INDIVIDUAL PANE IS LARGER THAN 9 SQUARE FEET (2) BOTTOM EDGE IS LESS THAN 18 INCHES ABOVE THE FLOOR (3) TOP EDGE IS MORE THAN 36 INCHES ABOVE THE FLOOR (4) ONE OR MORE WALKING SURFACES ARE WITHIN 36 INCHES, MEASURED HORIZONTALLY AND IN A STRAIGHT LINE 4. GLAZING IN GUARDS AND RAILINGS 5. GLAZING IN WET SURFACES WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE 6. GLAZING ADJACENT TO STAIRS AND RAMPS WHERE THE BOTTOM EDGE IS LESS THAN 36 INCHES ABOVE THE PLANE 7. GLAZING ADJACENT TO THE BOTTOM STAIR LANDING WHERE THE GLAZING IS LESS THAN 36 INCHES ABOVE THE LANDING AND WITHIN 60-INCH HORIZONTAL ARC LESS THAN 180 DEGREES FROM THE BOTTOM TREAD NOSING CODES, AND THE CONTRACT DOCUMENTS. 38. THE CONTRACTOR SHALL BE SOLELY AND COMPLETELY 17. ALL CHANGE ORDERS SHALL BE IN WRITING AND SHALL BE SIGNED BY THE OWNER AND CONTRACTOR. CHANGE ORDERS SHALL BE SIGNED PRIOR TO BEGINNING THE WORK OR ORDERING THE MATERIALS ADDRESSED IN THE CHANGE ORDER. 18. THE CONTRACTOR SHALL SUBMIT ALL DESIGN CHANGES OR SUBSTITUTIONS TO DESIGNER FOR APPROVAL. DESIGNER SHALL NOT BE RESPONSIBLE FOR ANY CHANGES IN THE CONTRACT DOCUMENTS, CONSTRUCTION COST OR TIME, UNLESS APPROVED IN WRITING AND IN ADVANCE BY OWNER. 19. THE CONTRACT SHALL VERIFY WITH THE ARCHITECT CODE UPGRADE WORK NOT REQUIRED BY THE OFFICIAL HAVING JURISDICTION. IF THE CONTRACTOR BELIEVES CODE WORK IS NECESSARY, AND IT HAS NOT BEEN REQUIRED BY THE OFFICIAL HAVING JURISDICTION, THE ARCHITECT SHALL DETERMINE WHETHER WORK SHALL BE UNDERTAKEN. 20. REMODELING , REPAIR OR REHABILITATION OF AN EXISTING BUILDING REQUIRES THAT CERTAIN ASSUMPTIONS BE MADE REGARDING EXISTING CONDITIONS. BECAUSE SOME OF THE ASSUMPTIONS MAY NOT BE VERIFIABLE WITHOUT DESTROYING ADEQUATE OR SERVICEABLE PORTIONS OF THE BUILDINGS, THE CONTRACTOR SHALL VERIFY ALL QUESTIONS, CONDITIONS, AND PROCEDURES WITH THE ARCHITECT PRIOR TO COMMENCING EACH PORTION OF THEIR WORK. 21. THE CONTRACTOR SHALL CONFIRM ALL EXISTING DIMENSIONS AND CONDITIONS IN THE FIELD PRIOR TO BEGINNING WORK. ANY DISCREPANCIES BETWEEN THE DRAWINGS AND FIELD CONDITIONS MUCH BE BROUGHT TO THE IMMEDIATE ATTENTION OF THE ARCHITECT FOR CLARIFICATION PRIOR TO PROCEEDING WITH THE WORK. THE CONTRACTOR SHALL RESOLVE ANY DISCREPANCY PRIOR TO PROCEEDING WITH THE WORK. 22. WRITTEN DIMENSIONS SHALL TAKE PRECEDENCE OVER SCALED DIMENSIONS. DO NOT SCALE DRAWINGS. [DIMENSIONS ARE TO THE FACE OF FRAMING, UNLESS OTHERWISE NOTED.] 23. THE REMOVAL OR ALTERING IN ANY WAY OF EXISTING WORK SHALL BE CARRIED ON IN SUCH A MANNER AS TO PREVENT INJURY OR DAMAGE TO ANY PORTION(S) OF THE EXISTING WORK TO REMAIN. 24. WHERE CONSTRUCTION ABUTS ADJACENT PROPERTY OR AN EXISTING STRUCTURE, THE CONTRACTOR SHALL VERIFY, PRIOR TO THE START OF THE WORK, IF ANY CONDITIONS WILL AFFECT WORK PROGRESS OR CONFORMANCE TO THESE DOCUMENTS. 25. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE INCURRED AS A RESULT OF THE WORK. ANY DAMAGE SHALL BE RESPONSIBLE FOR CONDITIONS AT THE JOB SITE AT ALL TIMES, INCLUDING SAFETY OF PERSONS AND PROPERTY. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR COORDINATION OF SAFETY. 39. THE CONTRACTOR SHALL KEEP THE JOB SITE CLEAN AND SAFE AT ALL TIMES. CLEAN MATERIALS, PROTECT CONSTRUCTION IN PROGRESS AND ADJOINING MATERIALS IN PLACE. PROVIDE TEMPORARY, PROTECTIVE COVERINGS WHERE NECESSARY TO ENSURE PROTECTION FROM DAMAGE OR DETERIORATION. 40. THE CONTRACTOR SHALL PERIODICALLY CLEAN AND MAINTAIN COMPLETED CONSTRUCTION ON A REGULAR BASIS. AT THE COMPLETION OF THE PROJECT, PROVIDE A FINAL CLEANING OF ALL SURFACES. POLISH ALL GLASS, BROOM SWEEP EXTERIOR SURFACES, AND VACUUM ALL INTERIOR FLOORS. CONTRACTOR SHALL LEAVE THE PREMISES CLEAN, ORDERLY, AND READY FOR OCCUPANCY. 41. THE CONTRACTOR SHALL DISPOSE OF ALL DEBRIS AND WASTE OFF SITE IN A LEGAL MANNER AND ON A REGULAR BASIS TO PREVENT EXCESS ACCUMULATION ON SITE. 42. KEYSTONE CONSTRUCTION AND KEYSTONE CONSTRUCTION'S CONSULTANTS SHALL HAVE NO RESPONSIBILITY FOR THE DISCOVERY, PRESENCE, HANDLING, REMOVAL, DISPOSAL OF, OR EXPOSURE OF A PERSONS TO HAZARDOUS MATERIALS IN ANY FORM AT THE PROJECT SITE, INCLUDING BUT NOT LIMITED TO MOLD, ASBESTOS PRODUCTS, POLYCHLORINATED BIPHENYL (PCB), LEAD, OR OTHER TOXIC SUBSTANCES. 43. THE CONTRACTOR SHALL INSTALL ALL ELECTRICAL OUTLETS, SWITCHES, AND LIGHTING FIXTURES AS REQUESTED BY OWNER AND REQUIRED BY CODE. 44. CONTRACTOR TO SUBMIT SIZING CALCULATION TO THE CITY INSPECTOR FOR WATER LINE TO VERIFY THAT EXISTING WATER LINE IS ADEQUATE. 45. CONTRACTOR TO SUBMIT SIZING CALCULATION TO CITY INSPECTOR FOR SEWER LINE TO VERIFY THE EXISTING SANITARY SEWER IS ADEQUATE. 46. HARD COPY OF ALL MANUFACTURE DOCUMENTS MUST BE ON THE JOB SITE INSPECTION. A A/C AD AFC AFF AHU ALUM ANOD ARCH @ B BD BLDG BO AIR CONDITIONING AREA DRAIN ABOVE FINISHED CEILING ABOVE FINISHED FLOOR AIR HANDLING UNIT ALUMINUM ANODIZED ARCHITECT AT BOARD BUILDING BOTTOM OF CELSIUS CLOSED-CELL C C CCSF SPRAY-APPLIED FOAM CH CFCI COAT HOOK CONTRACTOR FURNISHED, CONTRACTOR INSTALLED CORNER GUARD CONTINUOUS INSULATION CONTROL JOINT CENTERLINE CEILING CLOSET CLEAR CONCRETE MASONRY UNIT COLUMN CONCRETE CONTINUOUS CORRIDOR CERAMIC TILE CONSTRUCTION JOINT CABINET UNIT HEATER DEEP DEGREE DEMOLITION DRINKING FOUNTAIN DIAMETER DIMENSION DOWN DOWNSPOUT DRAWINGS EXISTING EACH EXPANSION JOINT EXTERIOR INSULATION AND FINISH SYSTEM ELEVATION ELECTRICAL ELEVATOR EDGE OF SLAB EXISTING ROOF DRAIN EQUAL EQUIPMENT ELECTRIC WATER COOLER EXISTING EXPOSED EXTERIOR FAHRENHEIT FIRE ALARM FIRE ALARM CONTROL PANEL FIRE DEPARTMENT CONNECTION FLOOR DRAIN FIRE EXTINGUISHER CABINET FIRE EXTINGUISHER FINISH FLOOR ELEVATION FINISHES, FURNITURE & EQUIPMENT FINISH GRADE FIRE HOSE CABINET FINISH FLOOR FOUNDATION FINISHED OPENING FACE OF CONCRETE FACE OF MASONRY FACE OF STUD FACE OF WALL FIBER REINFORCED GYPSUM FIRE STANDPIPE FEET GAUGE GALVANIZED GLASS-FIBER-REINFORCED CONCRETE GLASS-FIBER-REINFORCED GYPSUM GLASS GYPSUM WALL BOARD GYPSUM HIGH HOSE BIBB HEADER HOLLOW METAL HIGH POINT HOUR HEIGHT INSIDE DIAMETER; INSIDE DIMENSION INCH INFORMATION INTERIOR CG CI CJ CL CLG CLO CLR CMU COL CONC CONT CORR CT CTJ CUH D D DEG DEMO DF DIA DIM DN DS DWGS E (E) EA EJ EIFS EL ELEC ELEV EOS ERD EQ EQUIP EWC EXIST EXP EXT F F FA FACP FDC FD FEC FE FFE FF&E FG FHC FIN FLR FND FO FOC FOM FOS FOW FRG FSP FT G GA GALV GFRC GFRG GL GWB GYP H H HB HDR HM HPT HR HT I ID IN INFO INT J JAN L LAB LAV LBS LLH LLV LPT M MACH RM MAX MFR MECH MEZZ MIN MO N (N) N/A NIC NOM NTS O OC OD OFD OH DR OPH OPP ORIG P P LAM PLAS PLUMB PR PSI PSF PVC Q QT R R RAD RCP RD REF REQD REV RH RM RO RTU RWL S S SAM SCHED SECT SIM SPEC SS STD STRUCT T T TEL TEMP THK TOC TOM TOP TOS STEEL TOW TYP TO U UL UNO V VCT VERT VEST VIF W W/ W/O WD WH WP WRB JANITOR LABORATORY LAVATORY POUNDS LONG LEG HORIZONTAL LONG LEG VERTICAL LOW POINT MACHINE ROOM MAXIMUM MANUFACTURER MECHANICAL MEZZANINE MINIMUM MASONRY OPENING NEW NOT APPLICABLE NOT IN CONTRACT NOMINAL NOT TO SCALE ON CENTER OUTSIDE DIAMETER; OUTSIDE DIMENSION OVERFLOW DRAIN OVERHEAD DOOR OPPOSITE HAND OPPOSITE ORIGINAL PLASTIC LAMINATE PLASTER PLUMBING PAIR POUNDS PER SQUARE INCH POUNDS PER SQUARE FOOT POLYVINYL CHLORIDE QUARRY TILE RISER OR RADIUS RADIUS REFLECTED CEILING PLAN ROOF DRAIN REFRIDGERATOR REQUIRED REVISION RELATIVE HUMIDITY ROOM ROUGH OPENING ROOF TOP UNIT RAIN WATER LEADER SMOKE DETECTOR SELF ADHESIVE MEMBRANE SCHEDULE SECTION SIMILAR SPECIFICATION STAINLESS STEEL STANDARD STRUCTURAL TREAD TELEPHONE TEMPORARY THICK TOP OF CONCRETE TOP OF MASONRY TOP OF PARAPET TOP OF SLAB; TOP OF TOP OF WALL TYPICAL TOP OF UNDERWRITER'S LABORATORIES UNLESS NOTED OTHERWISE VINYL COMPOSITE TILE VERTICAL VESTIBULE VERIFY IN FIELD WITH WITHOUT WOOD WALL HYDRANT WORKING POINT WEATHER RESISTIVE BARRIER DETACHED ADU 1212 BICKLER ROAD, AUSTIN, TX 78704 AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 SHEET INDEX A1 COVER SHEET A2 BOUNDARY SURVEY A2.1 PROPOSED SITE PLAN A2.2 CONSTRUCTION SITE PLAN A2.3 CRZ & PROPOSED UTILITY TRENCHING PLAN A2.4 PROPOSED VISITABILITY PLAN A2.5 EROSION CONTROL AND BMPS A2.6 EMBER IGNITION ZONE PLAN A3 PROPOSED ROOF AND DRAINAGE PLAN A3.1 PROPOSED FLOOR PLAN A4 EXTERIOR ELEVATIONS A5 INTERIOR ELEVATIONS A6 SECTIONS A7 STANDARD DETAILS A7.1 STANDARD DETAILS A7.2 STANDARD DETAILS UTILITY PLAN AE1 S100 FOUNDATION PLAN S200 SECOND FLOOR AND ROOF FRAMING PLAN S201 WALL BRACING PLAN S300 STRUCTURAL GENERAL NOTES AND TYPICAL WALL BRACING VICINITY MAP PROJECT TEAM RESPONSIBLE PARTY & OWNER ANDY & PAIGE HART 1212 BICKLER ROAD, AUSTIN, TX 78704 215-4215 (415) 4andyhart@gmail.com 2paigehart@gmail.com DESIGNER KEYSTONE CONSTRUCTION GROUP, INC. 490 CHADBOURNE ROAD SUITE A145 FAIRFIELD, CA 94534 (801) 857-1551 troy@kcginc.com CONTRACTOR AUSTIN TINY HOMES 1522 FRONTIER VALLEY DRIVE AUSTIN, TEXAS 78741 (512) 497-5988 info@myatxtinyhouse.com STRUCTURAL GREENEARTH ENGINEERING, INC. 2500 W. WILLIAM CANNON DR., #201 AUSTIN, TX 78745 289-8086 (512) tzhang@ge-eng.com PROJECT SCOPE CONSTRUCTION OF A DETACHED 1,055 SF SLAB ON GRADE ACCESSORY DWELLING UNIT. KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 PROJECT DATA LOT INFORMATION APN: ZONING: PARCEL SIZE: EXISTING RESIDENCE: BURN ZONE: FEMA FLOOD ZONE: WILDLAND-URBAN INTERFACE (WUI): CLIMATE ZONE: 282967 SF-3-NCCD-NP 9,145 SF 1,257 SF NO X YES 2A (HOT HUMID) PROPOSED BUILD INFORMATION OCCUPANCY GROUP: TYPE OF CONSTRUCTION: R-3 V-B N PROPOSED BUILD INFORMATION (CONT.) PROPOSED BUILDING ENVELOPE: ADU (CONDITIONED): FIRST FLOOR: SECOND FLOOR: COVERED PATIO (UNCONDITIONED): UNCOVERED PATIO (UNCONDITIONED): BALCONY (UNCONDITIONED): BUILDING HEIGHT (MAX APEX): NUMBER OF STORIES: 1,257 SF 1,055 SF 538 SF 517 SF 101 SF 69 SF 101 SF 24'-11" 2 Designer Signature: Carren America Drafter 2 MILE OF TRANSIT: WITHIN 1 SPRINKLED: SOLAR PANELS: ENERGY TYPE: YES - 0.1 MILES NO NO ALL ELECTRIC Project TOTAL IMPERVIOUS AREA (45% MAX): FLOOR AREA RATIO: 32.76% 25.28% DETACHED ADU IMPERVIOUS AND LOT AREA CALCULATION AREA DESCRIPTION EXISTING SF (TO REMAIN) NEW/ADDED SF TOTAL SF 1ST FLOOR CONDITIONED AREA 2ND FLOOR CONDITIONED AREA 3RD FLOOR CONDITIONED AREA BASEMENT COVERED PARKING (Garage or Carport) COVERED PATIO COVERED DECK AND/OR PORCH BALCONY OTHER COVERED OR ROOFED AREAS UNCOVERED WOOD DECK N DRIVEWAY(S) SIDEWALKS & PATHWAYS OTHER FLATWORKS POOL SPA/HOT TUB BLDG 1 1257 0 0 0 0 0 192 0 223 418 BLDG 2 538 517 0 0 0 101 0 101 0 0 1795 517 0 0 0 101 192 101 223 418 TOTAL BUILDING AREA 1881.0 1257.0 3138.0 0 197 194 TOTAL IMPERVIOUS SURFACES 2272.0 TOTAL LOT AREA TOTAL IMPERVIOUS AREA IMPERVIOUS SURFACE RATIO FLOOR AREA RATIO 0 0 9145 2996.0 32.76 25.28 SF SF % % 0 0 85 724 0 0 0 197 279 2996 0 0 DEFERRED APPROVAL TRANSPORTATION MAP NEAREST PUBLIC TRANSPORTATION TO NEW PROJECT LOCATION PROPOSED ADU LOCATION APPLICABLE CODES 2010 ADA STANDARDS (ADA 2010) AUSTIN, TX MUNICIPAL CODE TITLE 25 CHAPTER 2 2024 AUSTIN, TX RESIDENTIAL CODE (IRC 2024) 2024 AUSTIN, TX BUILDING CODE (IBC 2024) 2023 NATIONAL ELECTRIC CODE, NFPA 70 (NEC 2023) 2024 AUSTIN, TX PLUMBING CODE (UPC 2024) 2024 AUSTIN, TX ENERGY CODE (IECC 2024) 2024 AUSTIN, TX MECHANICAL CODE (UMC 2024) 2024 AUSTIN, TX FIRE CODE (IFC 2024) 2024 WILDLAND-URBAN INTERFACE CODE (2024 WUIC) 2024 WILDLAND-URBAN INTERFACE CODE, WUI PROXIMITY ZONE C (2024 WUIC) SYMBOLS KEYNOTE INDICATOR DETAIL NUMBER ELEVATION TAG SHEET NUMBER DIRECTION OF INTERIOR ELEVATION 1 REVISION INDICATOR A COLUMN LINE 6/12 SLOPE ROOF PITCH 4 A4 DETAIL NUMBER DIRECTION OF ELEVATION/ SECTION SHEET NUMBER D00 DOOR TAG WINDOW TAG 4 A4 DETAIL NUMBER SHEET NUMBER Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE COVER SHEET COVER SHEET COVER SHEET COVER SHEET COVER SHEET COVER SHEET FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY CA TN ISSUED DATE 05.12.2026 PROJ. NO. SHEET NO. 1315 A1 A1 A1 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE BOUNDARY SURVEY FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY NTS PROJ. NO. 1315 SHEET NO. CA TN ISSUED DATE 05.12.2026 A2 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" K C A B T E S ADJACENT PROPERT (NOT IN CONTRACT) PROPERTY LINE N 21°21' 40" E 73.22' // // // ' 5 // // // // // // // // // // // // // // // // // // // // // // // // // 474 // // // // // // // // ROOF LINE JB // ' 4 // 4' / / 5' SETBACK RET. WALL // // // // // // // // // // 8 5 0 5 . 6 6 // // // // / / / / 5 0 1 9 . 4 6 / / / / / / / / GENERAL NOTES 1. 2. 3. V.I.F. ALL DIMENSIONS TO EXISTING STRUCTURE AND SET BACKS. PRIOR TO CONTRACT APPROVAL, THE GENERAL ENGINEERING CONTRACTOR,GENERAL CONTRACTOR AND SUBCONTRACTORS SHALL VISIT THE PROJECT SITE, AND BY THEIR OWN INVESTIGATION, DETERMINE EXISTING SITE CONDITIONS AS TO THE QUANTITIES OF MATERIALS, LABOR HOURS, AND ANY OTHER COST ASSOCIATED WITH WORK THAT IS TO BE DONE UNDER THEIR CONTRACT AND AS REQUIRED TO PASS ALL BUILDING PERMIT INSPECTIONS. ALL MODIFICATIONS REQUIRED BY THE INSPECTION AUTHORITY SHALL BE MADE BY EACH SUBCONTRACTOR AT THEIR EXPENSE. STORM WATER PROTECTION MEASURE SHALL BE IMPLEMENTED AT THE INITIALS STAGE OF CONSTRUCTION ACTIVITY THROUGH THE USE OF BARRIER SYSTEM, WATTLE OR OTHER APPROVED METHOD. AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 FULL CRZ BLDG. (E) BLDG 1/4 CRZ 1 8 . 2 ' 1/2 CRZ 18" SPANISH OAK 12.2' / / / / / / 6 2 0 2 . 2 5 / / 5' SETBACK / / / / / / / / / / / / / / / / / / / / / / E ' N I L 6 8 . 2 5 1 Y T E " 1 5 R Y T R E P O R P T N E C A J D A ) T C A R T N O C N I T O N ( EXISTING WOOD DECK AND STEPS 28.3' EXISTING MAIN RESIDENCE: 1,235 SF APN: 282967 ZONING: SF-3-NCCD-NP ' 5 . 8 3 (5 4' ± F (N) 2" C R O M M AIN P O N D UIT LIN A N E L T E O O J V E U R A N C T TIO TIC 0.6' N B O X) 0.6' ' 2 . 5 ' 6 . 4 E E ' P O 9 5 ° 8 5 G R P S 5 7 3 7 . 8 2 1 E V I R D T R D I / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E N I L R E W E S ) N ( / / / / / / / / / / / / / / / / D E S O P O R P U D A F S 5 5 0 , 1 C 2 O S W SP CANTILEVER LINE PATIO LINE E P O L S % 2 . X A M (N) UNDERGROUND ELECTRICAL LINE (35' ± FROM JUNCTION BOX TO SUBPANEL) K RIC B E N I L R E T A W ) N ( 1/4 CRZ 1/2 CRZ 19" PECAN E P O L S % 2 . X A M AC E N I L Y T R E ' 2 2 . 5 4 1 W " 0 0 ' 5 P 4 ° 7 6 O R P N Y T R E P O R P T N E C A J D A ) T C A R T N O C N I T O N ( 473 4'-41 2" 2'-111 2" 3'-7" B J FULL CRZ 9' ± T 8 O T A L L E N G T H ' 3 . 4 3 8.1' FULL CRZ 1/2 CRZ 1/4 CRZ 24" PECAN 7 2 0 3 . 4 3 2 E P O L S % 2 . X A M FULL CRZ 1/2 CRZ 1/4 CRZ 26" PECAN THE VISITABLE ENTRANCE MUST BE ACCESSIBLE USING AN EXTERIOR VISITABLE ROUTE WHOSE SURFACE SHALL BE STABLE, FIRM, AND SLIP RESISTANT. PAVERS USED AS AN EXTERIOR VISITABLE ROUTE SHALL BE 2 IN. THE GAPS SHALL BE FILLED WITH A MATERIAL THAT IS STABLE AND FIRM AND LEVEL WITH THE PAVERS. LEVEL WITH GAPS NO MORE THAN 1 THE ROUTE ALSO SHALL HAVE A MINIMUM WIDTH OF 36" WITH A CROSS SLOPE NO GREATER THAN 2%, ORIGINATING AT THE GARAGE, DRIVEWAY, PUBLIC STREET OR PUBLIC SIDEWALK. RAMPS SHALL COMPLY WITH 2024 IRC R311.8. HANDRAILS ARE REQUIRED FOR RAMPS WITH A SLOPE GREATER THAN 1:12. PROVIDE DETAILS FOR RAMPS BUILT OF MATERIALS OTHER THAN CONCRETE. LANDINGS SHALL BE PROVIDED AT EACH END OF A RAMP. LANDING AT THE VISITABLE ENTRANCE SHALL COMPLY WITH 2024 IRC R311.3. COV CONC ' 0 . 4 1 20.2' W S C O 472 LANDSCAPED AREA B E D R O C K B E D R O C K C O N C R E T E P A T H W A L K S WIT H P L A N T S S WIT H P L A N T S KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. KEYNOTES 1. 2. 3. 4. 5. 6. 7. EXISTING 200A MAIN ELECTRICAL PANEL NEW 125A SUBPANEL. MEETS MINIMUM NEC CODE 110.26(A) WORKSPACE REQUIREMENT. NEW ELECTRICAL CONDUIT (1) 1 1/2" SCH 40 PVC w/ (3) #1/0 CU THWN-2 & (1) #6 CU THWN-2 GRND a. MUST MEET MINIMUM COVER REQUIREMENTS SPECIFIED IN NEC TABLE 300.5 8" WATER METER EXISTING 5 NEW WATER LINE, 3/4" PVC SCH 40 PIPE 2% MIN. SLOPE NEW SEWER LINE, 4" PVC SCH 40 PIPE 2% MIN. SLOPE 12" WIDE FRENCH DRAIN LEGEND PROPERTY LINE SETBACK LINE EXISTING WATER METER AND LINE NEW HOSE BIBB WITH WATER SHUT-OFF NEW WATER LATERAL EXISTING SEWER CLEANOUT EXISTING SEWER LINE NEW SEWER LATERAL W W S C 2 O S NEW CLEANOUT LOCATION, SEE DETAIL 1/A7.1 C 2 O NEW SEWER EXTRACTION PUMP WITH BACKFLOW PREVENTION EXISTING POWER POLE EXISTING OVERHEAD ELECTRICAL LINE EXISTING MAIN ELECTRICAL PANEL NEW ELECTRICAL LATERAL JUNCTION BOX SP PP E JB PROPOSED SITE PLAN 1/8" = 1'-0" 1 N UL PP UL UL UL UL UL W UL PROPERTY LINE S 27°39'22"W 50.18' UL UL UL UL UL UL UL UL PP BICKLER ROAD S S UL UL SHEET TITLE PROPOSED SITE PLAN EXISTING WOOD FENCE // // FLOOR AREA: 1055 SQ.FT. SCALE 1/8" = 1' PROJ. NO. 1315 PATH OF VISITABLE ROUTE DRAWN BY CHECKED BY SHEET NO. CA TN ISSUED DATE 05.12.2026 A2.1 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" 4'-0" ADJACENT ROLLS SHALL TIGHTLY ABUT ADJACENT PROPERT (NOT IN CONTRACT) 1X2 STAKES 4' MAX SPACING 8" FIBER ROLL // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // 474 // ROOF LINE 5% SLOPE 10. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE MAINTAINED UNTIL DISTURBED 36 CM (14") MIN. EROSION AND SEDIMENT CONTROL NOTES 1. CONTRACTOR MUST ENSURE THAT THE CONSTRUCTION SITE IS PREPARED PRIOR TO THE ONSET OF ANY STORM. CONTRACTOR SHALL HAVE ALL EROSION AND SEDIMENT CONTROL MEASURES IN PLACE FOR THE WINTER MONTHS PRIOR TO OCTOBER 15 OR AS APPROVED BY THE CITY ENGINEER AND SPECIFIED ON THE GRADING PLANS 2. STRAW BALES SHALL BE STOCKPILED ON SITE AT A RATE OF 1.5 BALES PER ACRE BY SEPTEMBER 25 3. ALL SLOPES GREATER THAN 10:1 SHALL BE COVERED WITH A BROADCAST STRAW AT A RATE OF 50 BALES OR 4000 POUNDS PER ACRE. FOR SLOPES 4:1 OR STEEPER, STRAW SHALL BE PRESSED IN PLACE. OTHER METHODS ARE SUBJECT TO APPROVAL OF CITY ENGINEER 4. SLOPES STEEPER THAN 4:1 AND ADJACENT TO CITY RIGHT OF WAY, FLOOD PLAINS, NATURAL DRAINAGES, PARK LAND OR DESIGNATED OPEN SPACE SHALL BE HYDROSEEDED. 5. ALL BARE AREAS REGARDLESS OF SLOPE, WITHIN 50' OF NATURAL DRAINAGES SHALL BE COVERED WITH STRAW AND PRESSED INTO PLACE 6. NO GRADING OR TRENCHING, EXCEPT AS REQUIRED FOR EROSION OR SEDIMENT CONTROL, SHALL OCCUR WITHIN 35' FROM THE CENTERLINE OF PERENNIAL AND INTERMITTENT DRAINAGE SWALES BETWEEN OCTOBER 15 AND APRIL 1 EXCEPT AS APPROVED BY THE DEPARTMENT OF FISH AND GAME. 7. SEDIMENT AND TRASH ACCUMULATED IN DRAINAGES OR DETENTION BASINS SHALL BE REMOVED AS SOON AS POSSIBLE. IN ADDITION, OIL AND MATERIAL FLOATING ON WATER SURFACE MUST BE SKIMMED WEEKLY AND THE DEBRIS PROPERLY DISPOSED OF. 8. CONSTRUCTION ACTIVITIES OCCURRING BETWEEN OCTOBER 15 AND APRIL 1 SHALL HAVE EROSION AND SEDIMENT CONTROL MEASURES IN PLACE OR CAPABLE OF BEING PLACED WITHIN 24 HOURS. THE CONTRACTOR SHALL ENSURE THAT THE CONSTRUCTION SITE IS PREPARED PRIOR TO THE ONSET OF ANY STORM. 9. THE CONTRACTOR SHALL ESTABLISH A MATERIAL STAGING AREA, AS PER THE CONSTRUCTION SITE PLANNING FOR MAINTENANCE AND STORAGE OF EQUIPMENT OR ANY OTHER ACTIVITY THAT MAY ADVERSELY CONTRIBUTE TO THE WATER QUALITY OF THE RUNOFF. THIS AREA SHALL HAVE A BERM LOCATED AROUND ITS PERIMETER. THIS AREA SHALL BE RESTORED TO ACCEPTABLE CONDITION UPON COMPLETION OF PROJECT. AREAS ARE STABILIZED. CHANGES TO THIS EROSION AND SEDIMENT CONTROL PLAN SHALL BE MADE TO MEET FIELD CONDITIONS ONLY WITH THE APPROVAL OF OR AT THE DIRECTION OF A REPRESENTATIVE OF THE DEPARTMENT OF UTILITIES. 11. THIS PLAN MAY NOT COVER ALL THE SITUATIONS THAT ARISE DURING CONSTRUCTION DUE TO UNANTICIPATED FIELD CONDITIONS. VARIATIONS MAY BE MADE TO THE PLAN IN THE FIELD SUBJECT TO THE APPROVAL OF OR AT THE DIRECTION OF A REPRESENTATIVE OF THE DEPARTMENT OF UTILITIES. 12. ALL EROSION AND SEDIMENT CONTROL MEASURES SHALL BE CHECKED BEFORE AND AFTER ALL 13. STORMS TO ENSURE MEASURES ARE FUNCTIONING PROPERLY. IN AREAS WHERE SOIL IS EXPOSED, PROMPT REPLANTING WITH NATIVE COMPATIBLE, DROUGHT-RESISTANT VEGETATION SHALL BE PERFORMED. NO AREAS WILL BE LEFT EXPOSED OVER THE WINTER SEASON. 14. WHEN APPLICABLE, THE CONTRACTOR SHALL INSTALL THE STABILIZED CONSTRUCTION ENTRANCE PRIOR TO COMMENCEMENT OF GRADING. LOCATION OF THE ENTRANCE MAY BE ADJUSTED BY THE CONTRACTOR TO FACILITATE GRADING OPERATIONS. ALL CONSTRUCTION TRAFFIC ENTERING THE PAVED ROAD MUST CROSS THE STABILIZED CONSTRUCTION ENTRANCE. THE STABILIZED CONSTRUCTION ENTRANCE SHALL REMAIN IN PLACE UNTIL THE ROAD BASE ROCK COURSE IS COMPLETED. 15. ALL SEDIMENT DEPOSITED ON PAVED ROADWAYS SHALL BE SWEPT AT THE END OF EACH WORKING DAY OR AS NECESSARY. 16. CONTRACTOR SHALL PLACE GRAVEL BAGS AT THE FIRST DRAINAGE DOWNSTREAM OF THE PROJECT & AROUND ALL NEW DRAINAGE STRUCTURE OPENINGS IMMEDIATELY AFTER THE STRUCTURE OPENING IS CONSTRUCTED. THESE GRAVEL BAGS SHALL BE MAINTAINED AND REMAIN IN PLACE UNTIL CONSTRUCTION IS COMPLETED. 17. THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC RIGHT-OF-WAYS. THIS MAY REQUIRE TOP DRESSING, REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP SEDIMENT. 18. WHEN NECESSARY, WHEELS SHALL BE CLEANED PRIOR TO ENTRANCE ONTO PUBLIC RIGHT-OF-WAY. 19. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH CRUSHED STONE THAT DRAINS INTO AN APPROVED SEDIMENT TRAP OR SEDIMENT BASIN. 20. CONTRACTOR SHALL IMPLEMENT HOUSEKEEPING PRACTICES AS FOLLOWS: A. SOLID WASTE MANAGEMENT: PROVIDE DESIGNATED WASTE COLLECTION AREAS AND CONTAINERS. ARRANGE FOR REGULAR REMOVAL AND DISPOSAL. CLEAR SITE OF TRASH INCLUDING ORGANIC DEBRIS, PACKAGING MATERIALS, SCRAP OR SURPLUS BUILDING MATERIALS AND DOMESTIC WASTE DAILY. B. MATERIAL DELIVERY AND STORAGE: PROVIDE A DESIGNATED MATERIAL STORAGE AREA WITH SECONDARY CONTAINMENT SUCH AS BERMING. STORE MATERIAL ON PALLETS AND PROVIDE COVERING FOR SOLUBLE MATERIALS. RELOCATE STORAGE AREA INTO BUILDING SHELL WHEN POSSIBLE. INSPECT AREA WEEKLY C. CONCRETE WASTE: PROVIDE A DESIGNATED AREA FOR A TEMPORARY PIT TO BE USED FOR CONCRETE TRUCK WASH-OUT. DISPOSE OF HARDENED CONCRETE OFFSITE. AT NO TIME SHALL A CONCRETE TRUCK DUMP ITS WASTE AND CLEAN ITS TRUCK INTO THE CITY STORM DRAINS VIA CURB AND GUTTER. INSPECT DAILY TO CONTROL RUNOFF, AND WEEKLY FOR REMOVAL OF HARDENED CONCRETE. D. PAINT AND PAINTING SUPPLIES: PROVIDE INSTRUCTION TO EMPLOYEES AND SUBCONTRACTORS REGARDING REDUCTION OF POLLUTANTS INCLUDING MATERIAL STORAGE, USE, AND CLEAN UP. INSPECT SITE WEEKLY FOR EVIDENCE OF IMPROPER DISPOSAL. E. VEHICLE FUELING, MAINTENANCE AND CLEANING: PROVIDE A DESIGNATED FUELING AREA WITH SECONDARY CONTAINMENT SUCH AS BERMING. DO NOT ALLOW MOBILE FUELING OF EQUIPMENT. PROVIDE EQUIPMENT WITH DRIP PANS. RESTRICT ONSITE MAINTENANCE AND CLEANING OF EQUIPMENT TO A MINIMUM. INSPECT AREA WEEKLY. F. HAZARDOUS WASTE MANAGEMENT: PREVENT THE DISCHARGE OF POLLUTANTS FROM HAZARDOUS WASTES TO THE DRAINAGE SYSTEM THROUGH PROPER MATERIAL USE, WASTE DISPOSAL AND TRAINING OF EMPLOYEES. HAZARDOUS WASTE PRODUCTS COMMONLY FOUND ON-SITE INCLUDE BUT ARE NOT LIMITED TO PAINTS & SOLVENTS, PETROLEUM PRODUCTS, FERTILIZERS, HERBICIDES & PESTICIDES, SOIL STABILIZATION STABILIZATION PRODUCTS, ASPHALT PRODUCTS AND CONCRETE CURING PRODUCTS. 10'-25' STAKED FILTER ROLLS SLOPE N I M " 2 1 N I M " 6 " 4 SEDIMENT, ORGANIC MATTER, AND NATIVE SEEDS ARE CAPTURED BEHIND THE ROLLS. " 4 DRAINAGE FIBER ROLL PLACEMENT & ANCHORAGE NTS 1 STRAW BALES A ~ A ~ . N I M ) ' 0 1 ( M 3 S E D I S 4 F O . P Y T BALE CONFIGURATION 36" WIDE x 24" TALL WASHOUT SIGN TO STATE "CONCRETE WASHOUT AREA" STRAW BALES 60 MIL POLYETHYLENE 50 x 50 MM (2"x2") STAKES OR #4 J-BARS 2 PER BALE TYP. THIS SECTION REMOVED FOR GRAPHICAL REPRESENTATION ONLY. STRAW BALE PERIMETER SHALL BE CONTINUOUS. NOTES: 1. FACE SIGN TOWARD NEAREST STREET OR ACCESS POINT. 2. CONCRETE WASHOUT SHALL BE LOCATED BEHIND THE CURB AND 15 M (50 FT.) MINIMUM FROM DRAINAGE INLETS OR WATERCOURSES M M 0 5 4 . N I M ) " 8 1 ( M M 5 2 . N I M ) " 1 ( M M 0 5 4 . N I M ) " 8 1 ( 2 SECTION A-A CONCRETE WASHOUT AREA NTS NOT USED 5 % S L O P E / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / E N I L Y T R E ' 2 2 . 5 4 1 W " 0 0 ' 5 P 4 ° 7 6 O R P N Y T R E P O R P T N E C A J D A ) T C A R T N O C N I T O N ( P R O P E R T Y L I N E N 2 1 ° 2 1 ' 4 0 " E 7 3 . 2 2 ' // // // // // // // // // // // // // RET. WALL // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // // 8 5 0 5 6 6 . / / / / / / FULL CRZ BLDG. (E) BLDG 1/4 CRZ 1 8 . 2 ' 1/2 CRZ 18" SPANISH OAK 12.2' 5 0 1 9 4 6 . / / / / / / / / / / / / / / / / 6 2 0 2 2 5 . / / / / / / / / / / / / / / D E S O P O R P U D A F S 5 5 0 , 1 473 E P O L S % 5 CANTILEVER LINE PATIO LINE EXISTING WOOD DECK AND STEPS 5% SLOPE K RIC B FULL CRZ 28.3' 19" PECAN 1/2 CRZ 1/4 CRZ ' 3 . 4 3 EXISTING MAIN RESIDENCE: 1,235 SF APN: 282967 ZONING: SF-3-NCCD-NP / / / / / / / / / / / / / / / / / / / / / / / / / / E ' N I L 6 8 . 2 5 1 Y T R E P O R P T N E C A J D A ) T C A R T N O C N I T O N ( ' 5 . 8 3 Y T E " 1 5 R E ' P O 9 5 ° 8 5 R P S 5 7 3 7 8 2 1 . N 0.6' ' 2 . 5 AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE EROSION CONTROL AND BMPS FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY VARIES CA TN ISSUED DATE 05.12.2026 PROJ. NO. SHEET NO. 1315 A2.5 FIBER ROLL NOTES LEGEND 1. REPAIR OR REPLACE SPLIT, TORN UNRAVELING OR SLUMPING FIBER ROLLS. 2. INSPECT FIBER ROLLS WHEN RAIN IS FORECAST, FOLLOWING RAIN EVENTS, AT LEAST DAILY DURING PROLONGED RAINFALL, AND AT TWO-WEEK INTERVALS DURING THE NON-RAINY SEASON. 3. SEDIMENT SHOULD BE REMOVED WHEN SEDIMENT ACCUMULATION REACHES ONE-HALF THE DESIGNATED SEDIMENT STORAGE DEPTH, USUALLY ONE-HALF THE DISTANCE BETWEEN THE TOP OF THE FIBER ROLL AND THE ADJACENT GROUND SURFACE. SEDIMENT REMOVED DURING MAINTENANCE MAY BE INCORPORATED INTO THE EARTHWORK ON THE SITE OR DISPOSED AT AN APPROPRIATE LOCATION. 4. FILTER BARRIER SHALL BE CONSTRUCTED LONG ENOUGH TO EXTEND ACROSS THE EXPECTED FLOW PATH AND AS APPROVED BY THE LANDSCAPE INSPECTOR. 5. FILTER ROLL (8"-12" DIAMETER) SHALL BE PLACED INTO THE KEY TRENCH AND STAKES ON BOTH SIDES OF THE ROLL WITHIN 6 FEET OF EACH END AND THEN EVERY 3' TO 4' WITH 1" X 2" X 23" STAKES. STAKES ARE TYPICALLY DRIVEN IN ON ALTERNATION SIDES OF THE ROLL. ADJACENT ROLLS SHALL TIGHTLY ABUT. 6. CLEAR SUBGRADE SO THAT REMOVAL OF ALL LOCAL DEVIATIONS AND TO REMOVE LARGE STONES OR DEBRIS THAT WILL INHIBIT CLOSE CONTACT OF THE FIBER ROLL WITH THE SUBGRADE. 7. PRIOR TO ROLL INSTALLATION, CONTOUR A CONCAVE TRENCH (2 - 4) INCHES DEEP ALONG THE PROPOSED INSTALLATION ROUTE. FIBER ROLL SHALL BE INSTALLED ALONG THE SIDE OF WALKS AND AROUND THE CATCH BASINS. THE BOTTOM EDGE OF THE FIBER ROLL SHALL EXTEND TO AND ACROSS THE BOTTOM OF THE TRENCH. THE TRENCH SHALL BE BACKFILLED TO 4 INCHES ABOVE GROUND AND COMPACTED TO BURY AND SECURE THE BOTTOM OF THE FIBER ROLL. 8. CONTRACTOR SHALL MAKE INSPECTIONS WEEKLY DURING THE WET SEASON, MONTHLY DURING THE DRY SEASON AND IMMEDIATELY AFTER EACH RAINFALL TO DETERMINE IF REPAIRS AND SEDIMENT REMOVAL IS REQUIRED. SEDIMENT SHALL BE REMOVED BEFORE IT HAS REACHED ONE THIRD THE HEIGHT OF THE FILTER FABRIC. (E) BUILDING PROPERTY LINE SETBACK LINE DIRECTION OF 5% MINIMUM SLOPE AT GRADE AWAY FROM NEW EXTERIOR WALLS AND FOUNDATION 5% SLOPE CONFORMANCE LINE FIBER WATTLE EROSION CONTROL, SEE 1/A2.6 1/2 CRZ 1/4 CRZ 24" PECAN 7 2 0 3 . 4 3 2 1 AC 8.1' COV CONC ' 0 . 4 1 PROPOSED EROSION CONTROL PLAN 3/16" = 1'-0" 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" ATTIC VENTILATION CALCULATION 538 SQ. FT. / 150 = 4 SQ. FT. NEEDED 4 x 144 = 576 SQ. IN. (NFVA) NEEDED FOR ATTIC VENTING MINIMUM INTAKE: 288 SQ. IN. (NFVA) MINIMUM EXHAUST: 288 SQ. IN. (NFVA) EAVE VENT: 39 NFVA/SQ. IN. TOTAL QUANTITY USED: 8 UNITS = 312 SQ. IN. (NFVA) INTAKE REQUIREMENTS GIBRALTAR BUILDING PRODUCTS 22" X 3" SILVER GALVANIZED STEEL VENT MODEL #EV223-1/8, 39 NFVA PER SQUARE INCH OR SIMILAR PRODUCT DUE TO AVAILABILITY AT TIME OF CONSTRUCTION. EXHAUST REQUIREMENTS RIDGE VENT: 18 NFVA/LIN. FT. TOTAL QUANTITY USED: 16 LIN. FT. = 288 LIN. FT. (NFVA) RIDGE VENT SPECIFICATIONS: GAF COBRA® RIGID VENT 3TM EXHAUST VENT MODEL #RESCB173, 18 NFVA PER LIN. FT. OR SIMILAR PRODUCT DUE TO AVAILABILITY AT TIME OF CONSTRUCTION. A G N A H R E V O ' 1 . P Y T DS 1 STEEL SOLAR POWERED ROOF MOUNT ATTIC VENTILATOR WITH ADJUSTABLE MOUNTED SOLAR PANEL PARTIALLY VAULTED CEILING (3:12) AT PRIMARY BEDROOM " 6 - ' 6 4' 16' OF RIDGE VENT, TYP. B G N A H R E V O ' 1 . P Y T DS EAVE VENT, TYP. 6/12 SLOPE 6/12 SLOPE 3'-11" TUBULAR SKYLIGHT PARTIALLY VAULTED CEILING (3:12) AT BEDROOM/ OFFICE STEEL SOLAR POWERED ROOF MOUNT ATTIC VENTILATOR WITH ADJUSTABLE MOUNTED SOLAR PANEL 2 1' OVERHANG TYP. G N A H R E V O " 1 1 - ' 6 . P Y T 4' " 9 - ' 2 2 METAL ROOFING DS DS " 2 - ' 2 1 1' OVERHANG TYP. G N A H R E V O " 1 1 - ' 6 . P Y T PROPOSED ROOF AND DRAINAGE PLAN 1/4" = 1'-0" 1 N GENERAL NOTES 1. 2. 3. 4. 5. 6. ALL JOINTS, PENETRATIONS AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHER-STRIPPED OR OTHERWISE SEALED TO LIMIT AIR INFILTRATION. SHOWER AND/OR TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING TYPE VALVE. SEISMICALLY STRAP THE TANK-TYPE HOT WATER HEATER WITH A MINIMUM TWO STRAPS (ONE LOCATED ONE-THIRD DOWN FROM THE TOP OF THE TANK AND THE OTHER 4" ABOVE THE CONTROLS. UPC 507.2 CLOSET, BIDET AND LAVATORY SHOULD HAVE A MINIMUM SIDE CLEARANCE OF 15" AND A MINIMUM FRONT CLEARANCE OF 24". SHOWER CLEARANCE - MIN. FINISHES INTERIOR OF 1,024 SQ. INCHES THAT IS CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE REQUIRED IN A SHOWER AREA AND SHOWER COMPARTMENT. ATTIC ACCESS SHALL BE PROVIDED WHERE ATTIC AREAS HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER OVER AN AREA OF NOT LESS THAN 30 SQUARE FEET. THE ROUGH-FRAMED ACCESS OPENING SHALL BE NOT LESS THAN 22 INCHES BY 30 INCHES. WHERE THE ACCESS IS LOCATED IN A CEILING, A MINIMUM UNOBSTRUCTED HEADROOM OF 30 INCHES SHALL BE PROVIDED AT SOME POINT ABOVE THE ACCESS OPENING. WHERE LOCATED IN A WALL, THE OPENING SHALL BE NOT LESS THAN 22 INCHES WIDE BY 30 INCHES HIGH. [IRC R807.1] AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE PROPOSED ROOF & DRAINAGE PLAN FLOOR AREA: 1055 SQ.FT. SCALE 1/4" = 1' PROJ. NO. 1315 DRAWN BY CHECKED BY SHEET NO. CA TN ISSUED DATE 05.12.2026 A3 LEGEND EAVE VENT RIDGE VENT DOWNSPOUT LOCATION DS DRAIN DIRECTION 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" VENTILATION & ILLUMINATION CALCULATION AREA (SF) VENTILATION (>4%) ILLUMINATION (>8%) NUMBER HABITABLE SPACE LIVING ROOM/KITCHEN PRIMARY BEDROOM BEDROOM/ OFFICE 425 130 123 12.55% 34.36% 23.58% 19.45% 40% 24.39% 4'-4" 4'-4" " 6 - ' 2 " 2 3'-5" 5" 3'-5" 7'-2" DETAIL A 4" =1'-0" 1 D01 D02 D03 D04 D05 D06 D07 SIZE 6070 2870 3070 2470 2870 2670 3070 QTY. DESCRIPTION 1 1 1 2 3 1 1 EXTERIOR FRENCH DOOR WITH 24" SIDE LITES INTERIOR POCKET DOOR EXTERIOR HINGED DOOR WITH 24" SIDE LITES INTERIOR POCKET DOOR INTERIOR HINGED DOOR DOUBLE HINGED INTERIOR DOOR DOUBLE HINGED INTERIOR DOOR " 2 NUMBER SIZE QTY. W01 W02 W03 W04 W05 W06 W07 W08 3'-0" x 6'-8" 4'-0" x 1'-0" 2'-0" x 3'-0" 2'-0" x 4'-0" 4'-0" x 4'-0" 2'-0" x 4'-0" 3'-0" x 4'-0" SEE DTL A 3 2 1 3 1 2 3 1 DESCRIPTION FIXED WINDOW FIXED WINDOW SINGLE HUNG WINDOW FIXED WINDOW SLIDING WINDOW SINGLE HUNG WINDOW SINGLE HUNG WINDOW FIXED WINDOW DOOR SCHEDULE LOCATION LIVING AREA POWDER ROOM BEDROOM/ OFFICE PRIMARY BEDROOM CLOSET BEDROOM/ OFFICE, BATH, PRIMARY BEDROOM CLOSET BEDROOM CLOSET UTILITY CLOSET WINDOW SCHEDULE U-FACTORa SHGCb 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.30 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 NOTES/COMMENTS EGRESS, FULL LITE, GLAZED - TEMPERED EGRESS, FULL LITE, GLAZED - TEMPERED NOTES/COMMENTS TEMPERED OBSCURED EGRESS EGRESS TRANSOM WINDOW GENERAL NOTES 1. 2. 3. 4. 5. 6. ALL JOINTS, PENETRATIONS AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHER-STRIPPED OR OTHERWISE SEALED TO LIMIT AIR INFILTRATION. SHOWER AND/OR TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVE OF THE PRESSURE BALANCE OR THERMOSTATIC MIXING TYPE VALVE. SEISMICALLY STRAP THE TANK-TYPE HOT WATER HEATER WITH A MINIMUM TWO STRAPS (ONE LOCATED ONE-THIRD DOWN FROM THE TOP OF THE TANK AND THE OTHER 4" ABOVE THE CONTROLS. UPC 507.2 CLOSET, BIDET AND LAVATORY SHOULD HAVE A MINIMUM SIDE CLEARANCE OF 15" AND A MINIMUM FRONT CLEARANCE OF 24". SHOWER CLEARANCE - MIN. FINISHES INTERIOR OF 1,024 SQ. INCHES THAT IS CAPABLE OF ENCOMPASSING A 30-INCH DIAMETER CIRCLE REQUIRED IN A SHOWER AREA AND SHOWER COMPARTMENT. ATTIC ACCESS SHALL BE PROVIDED WHERE ATTIC AREAS HAVE A VERTICAL HEIGHT OF 30 INCHES OR GREATER OVER AN AREA OF NOT LESS THAN 30 SQUARE FEET. THE ROUGH-FRAMED ACCESS OPENING SHALL BE NOT LESS THAN 22 INCHES BY 30 INCHES. WHERE THE ACCESS IS LOCATED IN A CEILING, A MINIMUM UNOBSTRUCTED HEADROOM OF 30 INCHES SHALL BE PROVIDED AT SOME POINT ABOVE THE ACCESS OPENING. WHERE LOCATED IN A WALL, THE OPENING SHALL BE NOT LESS THAN 22 INCHES WIDE BY 30 INCHES HIGH. [IRC R807.1] AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 1 2 A4 2 " 8 - ' 4 1 ' 2 3 " 7 - ' 3 " 5 - ' 7 ' 0 1 " 1 - ' 6 ' 2 ' 4 " 2 - ' 0 1 3 A4 16'-10" 5'-6" B 5'-8" W 02 W 02 3 30" REF " 0 1 - ' 3 2 A5 4 30" SINK 5 24" DW CONCRETE PAD ' 4 2% MIN. SLOPE 4' A 5'-8" 3 0 " R A N G E 3'-4" " 0 1 - ' 3 K N A T H W Y T I L I T U T E S O L C 5' WIDE PENINSULA 3'-4" " 8 - ' 3 KITCHEN & DINING 42" VANITY SINK 1 W 03 A5 2 0 D POWDER ROOM W 04 3'-6" W 04 SLEEPER COUCH 5'-6" 4'-8" LIVING AREA E L O S N O C V T E D W 6 I ' UP D01 W 01 W 01 3' " 8 - ' 3 W 01 " 0 1 - ' 8 " 9 - ' 1 ' 2 3 4 A4 " 1 - ' 2 1 " 6 - ' 3 " 6 - ' 3 " 1 1 - ' 2 1 ' 4 COVERED PATIO " 2 - ' 0 1 2% MIN. SLOPE 2% MIN. SLOPE 2% MIN. SLOPE 4'-1" 4'-4" 4'-4" 4'-1" 16'-10" 1 A4 a All new construction windows are to meet the minimum U-Factor per IECC 2021, Table R402.1.2(2). b All new construction windows are to meet the minimum Glazed Fenestration SHGC per IECC 2021, Table R402.1.2(2), or adhere to accompanied Code Compliance Calculations-if applicable. NOTE: (1) Skylight with a U-Factor of 0.60 shall be permitted to be excluded from glazed fenestration SHGC of 0.25 provided that the SHGC for such skylights does not exceed 0.30 (AEC 2021, Table R402.1.2(2). A 3 A4 16'-10" B 4'-7" 12'-3" 2'-8" 3'-3" 3'-3" 3'-1" 1 2 A4 2 T E S O L C T E S O L C 4 0 D 4 0 D 24" WD UTILITY CLOSET 7 0 D 15" WIDE LINEN W 04 3'-6" W 04 T E S O L C 6 0 D " 3 - ' 6 " 0 1 - ' 5 " 3 - ' 4 " 1 - ' 2 1 " 8 - ' 3 ' 4 ' 2 ' 2 3 ' 6 " 1 - ' 6 " 5 - ' 4 " 1 - ' 2 " 2 - ' 8 " 3 - ' 2 1 ' 2 3 " 7 - ' 8 W 07 4'-5" L L A W V T PRIMARY BEDROOM W 07 " 7 - ' 2 W 07 W 06 I I D E B E Z S G N K A N R O F I L A C I W 06 I K N S Y T N A V " 0 6 I " 7 - ' 2 5 0 D BATH A5 6 D05 ATTIC ACCESS (WITH DECKING AT ATTIC) 4' DN HALLWAY D05 36" X 60" SHOWER 4 A4 BEDROOM/ OFFICE W 05 DESK D03 W 08 BALCONY " 4 - ' 5 " 1 1 - ' 5 " 3 - ' 1 1 ' 4 ' 6 ' 2 1'-3" 2'-10" 2'-10" 5'-7" 4'-4" 12'-6" 16'-10" 1 A4 PROPOSED GROUND FLOOR PLAN 1/4" = 1'-0" 1 N PROPOSED SECOND FLOOR PLAN 1/4" = 1'-0" 2 N KEYNOTES Project DETACHED ADU KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE PROPOSED FLOOR PLAN FLOOR AREA: 1055 SQ.FT. SCALE 1/4" = 1' PROJ. NO. 1315 DRAWN BY CHECKED BY SHEET NO. CA TN ISSUED DATE 05.12.2026 A3.1 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 30" STAINLESS STEEL, TOP-FREEZER REFRIGERATOR 30" STAINLESS STEEL, FREE-STANDING ELECTRIC RANGE 24" STAINLESS STEEL, DISHWASHER 24" STAINLESS STEEL, STACK WASHER AND DRYER CLOSET POLE AND SHELF MINI-SPLIT WITH 3" CONCRETE CONDENSER PAD GRAB BAR BACKING, SEE DETAIL 7/A7 MINIMUM 22" x 30" ATTIC ACCESS PANEL [IRC R807.1] CONSTRUCTED OUT OF A MINIMUM 2X4 FRAME WITH 1 BOARD FOR THE PANEL. NEW 125A ELECTRICAL SUBPANEL 10' x 17' COVERED PATIO, 2% MIN. SLOPE LANDINGS OR FINISHED FLOORS AT THE REQUIRED EGRESS DOOR SHALL BE NOT MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE THRESHOLD. [IRC R318.3.1] 4' x 4' CONCRETE PAD FOR OUTDOOR SHOWER, 2% MIN. SLOPE 2 GYPSUM 11. 12. ELECTRIC TANKLESS WATER HEATER 13. DOORBELL, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. (SEE 8/A7 DETAIL) LEGEND NOTE: ALL WALLS 2X4 TYPICAL UNLESS OTHERWISE NOTED TYPICAL 2X6 WALL TYPICAL 2X3 WALL (Not Used) FIRE-RATED WALL (Not Used) TYPICAL 2X6 WALL WITH STC-50 SOUNDPROOFING SEE 2/A7.2 DETAIL 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" 12 12 6 6 12 12 6 6 ' 1 GENERAL NOTES 1. 2. 3. 4. 5. 6. ALL JOINTS, PENETRATIONS AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHER-STRIPPED OR OTHERWISE SEALED TO LIMIT AIR INFILTRATION. ALL ELEVATION POINTS ARE APPROXIMATE. CONTRACTOR TO VERIFY IN FIELD ALL ELEVATION POINTS. IF FLOORS ARE DISCOVERED TO BE OUT OF LEVEL, CONTRACTOR SHALL NOTIFY OWNER IMMEDIATELY AND LEVEL EXISTING FLOORS TO OWNER'S SATISFACTION. ROOFING MANUFACTURER'S SPECIFICATIONS AND INSTALLATION INSTRUCTIONS SHALL BE AVAILABLE TO THE FIELD INSPECTOR. ACCESS SHALL BE PROVIDED TO ALL UNDER-FLOOR SPACES. ACCESS OPENINGS THROUGH THE FLOOR SHALL BE NOT SMALLER THAN 18 INCHES BY 24 INCHES (457 MM BY 610 MM). OPENINGS THROUGH A PERIMETER WALL SHALL BE NOT LESS THAN 16 INCHES BY 24 INCHES (407 MM BY 610 MM). WHERE ANY PORTION OF THE THROUGH-WALL ACCESS IS BELOW GRADE, AN AREAWAY NOT LESS THAN 16 INCHES BY 24 INCHES (407 MM BY 610 MM) SHALL BE PROVIDED. THE BOTTOM OF THE AREAWAY SHALL BE BELOW THE THRESHOLD OF THE ACCESS OPENING. THROUGH WALL ACCESS OPENINGS SHALL NOT BE LOCATED UNDER A DOOR TO THE RESIDENCE. [IRC R408.4] EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE THE BOTTOM OF THE CLEAR OPENING NOT GREATER THAN 44 INCHES (1118 MM) ABOVE THE FLOOR. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES (610 MM). THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES (508 MM). THE NET CLEAR OPENING DIMENSIONS SHALL BE THE RESULT OF NORMAL OPERATION OF THE OPENING. EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL HAVE A NET CLEAR OPENING OF NOT LESS THAN 5.7 SQUARE FEET. [IRC R319.2] GLAZING IN WALLS, ENCLOSURES OR FENCES CONTAINING OR ADJACENT TO HOT TUBS, SPAS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS, SHOWERS AND INDOOR OR OUTDOOR SWIMMING POOLS WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE SHALL BE CONSIDERED TO BE A HAZARDOUS LOCATION. THIS SHALL APPLY TO SINGLE GLAZING AND EACH PANE IN MULTIPLE GLAZING. [IRC R324.4.5] 2' OVERHANG 5% SLOPE 5% SLOPE 5% SLOPE 5% SLOPE EAST ELEVATION 1/4" = 1'-0" 1 SOUTH ELEVATION 1/4" = 1'-0" 2 12 12 6 6 12 12 6 6 5.87 SQ. FT. CLEAR OPENING PRIMARY BEDROOM: EGRESS WINDOW MAX. SILL HEIGHT @ 44" FROM F.F.L. ' 1 8.33 SQ. FT. CLEAR OPENING BEDROOM/ OFFICE: EGRESS WINDOW MAX. SILL HEIGHT @ 44" FROM F.F.L. 2' OVERHANG 5% SLOPE 5% SLOPE 5% SLOPE 5% SLOPE WEST ELEVATION 1/4" = 1'-0" 3 NORTH ELEVATION 1/4" = 1'-0" 4 AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE EXTERIOR ELEVATIONS FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY 1/4" = 1' PROJ. NO. 1315 SHEET NO. CA TN ISSUED DATE 05.12.2026 A4 KEYNOTES Project DETACHED ADU 1. 2. 3. 4. 5. 6. 7. 8. 9. 5" THICK LAP SIDING W/ 1/2" CONTROL/EXPANSION GAP TO MATCH EXISTING RESIDENCE BOARD AND BATTEN EXTERIOR FINISH METAL ROOFING DEPTH OF FOUNDATION PER STRUCTURAL NEW 125A ELECTRICAL SUBPANEL MINI-SPLIT WITH 3" CONDENSER PAD 10' x 17' COVERED PATIO, 2% MIN. SLOPE LANDINGS OR FINISHED FLOORS AT THE REQUIRED EGRESS DOOR SHALL BE NOT MORE THAN 1 1/2 INCHES LOWER THAN THE TOP OF THE THRESHOLD. [IRC R318.3.1] DOORBELL, WHEN INSTALLED, SHALL NOT EXCEED 48 INCHES ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. (SEE 8/A7 DETAIL) FIXED GLASS WITH CUSTOM FRAMING FOR FUTURE DOOR CONVERSION STEEL AND CABLE RAILINGS 10. 11. EXTENDED SIDE WALLS 12. 13. 4' x 4' CONCRETE PAD FOR OUTDOOR SHOWER, 2% MIN. SLOPE FRONT PATIO OVERHANG WITH NONCOMBUSTIBLE UNDERSIDE MATERIAL “HARDIESOFFIT®” UN-VENTED, FIBER-CEMENT SOFFIT [2024 WUIC 506.4.5 AND 506.6] AND 3 “HARDIETRIM®” FASCIA BOARD [2024 WUIC 506.4.2] (AMENDED) 4 INCH 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" B I L L A W R O R E T X E 6 x 2 I L L A W R O R E T X E 6 x 2 A I L L A W R O R E T X E 6 x 2 I L L A W R O R E T X E 6 x 2 12 6 12 3 12 6 12 3 R-38 INSULATION ROOF ATTIC, TYP PARTIALLY VAULTED 3:12 CEILING L L A W R O R E T N I I 4 x 2 ' 1 CLOSET " 1 - ' 1 PRIMARY BEDROOM KITCHEN R-19 FIBERGLASS BATTS INSULATION EXTERIOR WALLS, TYP. FOUNDATION PER STRUCTURAL SECTION A 1/4" = 1'-0" 1 2 I L L A W R O R E T X E 6 x 2 I L L A W R O R E T X E 6 x 2 R-38 INSULATION ROOF ATTIC, TYP BEDROOM CLOSET DOOR BEDROOM/ OFFICE L L A W R O R E T N I I 4 x 2 L L A W R O R E T N I I 4 x 2 TO CLOSET DOOR HALLWAY UTILITY CLOSET DOOR TO CLOSET DOOR PRIMARY BEDROOM TO POWDER ROOM DOOR LIVING AREA KITCHEN R-19 FIBERGLASS BATTS INSULATION EXTERIOR WALLS, TYP. FOUNDATION PER STRUCTURAL SECTION B 1/4" = 1'-0" 2 1 I L L A W R O R E T X E 6 x 2 I L L A W R O R E T X E 6 x 2 GENERAL NOTES 1. 2. ALL JOINTS, PENETRATIONS AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHER-STRIPPED OR OTHERWISE SEALED TO LIMIT AIR INFILTRATION. ALL ELEVATION POINTS ARE APPROXIMATE. CONTRACTOR TO VERIFY IN FIELD ALL ELEVATION POINTS. IF FLOORS ARE DISCOVERED TO BE OUT OF LEVEL, CONTRACTOR SHALL NOTIFY OWNER IMMEDIATELY AND LEVEL EXISTING FLOORS TO OWNER'S SATISFACTION. AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter KEYNOTES Project 1. HUSKY 15MIL YELLOW GUARD VAPOR BARRIER TO USE UNDER CONCRETE SLAB. TO BE INSTALLED PER MANUFACTURER'S INSTRUCTION. DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE SECTIONS FLOOR AREA: 1055 SQ.FT. SCALE 1/4" = 1' PROJ. NO. 1315 DRAWN BY CHECKED BY SHEET NO. CA TN ISSUED DATE 05.12.2026 A6 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" WRB SIDING PER ELEVATION CONT. FLASHING SAF, LAP OVER HEAD FLASHING PLYWOOD SHEATING SEALANT 1x4 TRIM 6" S.A.F. O/ FLANGE ROUGH OPENING SEALANT W/ WEEPS DOOR W/ NAIL FIN WD. HEADER 5/8" TYPE 'X' GYP. BD. F A S " 2 1 F A S " 6 WD TRIM WRAP SAF INTO ROUGH OPENING AS FAR AS POSSIBLE WITHOUT DISTURBING INTERIOR FINISH INSULATION WOOD FRAMING PER STRUCTURAL HUSKY 15 MIL YELLOW GUARD VAPOR BARRIER NOTE: FIELD-CUTTING ENDS, NOTCHES, AND DRILLED HOLES OF PRESERVATIVE-TREATED WOOD SHALL BE TREATED IN THE FIELD IN ACCORDANCE WITH AWPA M4. (R317.1.1) PLYWOOD SHEATHING SIDING PER ELEVATION WATER RESISTIVE BARRIER (MANUFACTURER APPROVED OR EQUIVALENT) POWDER COATED APRON FLASHING 1/4" GAP MIN., DO NOT CAULK GROUND SLOPES AWAY FROM WALL AT 5% CLASS A ROOF COVERING (WOOD SHAKE OR WOOD SHINGLE PROHIBITED) METAL BIRDSTOP OR 36" WIDE 72 # MINERAL- SURFACED NON PERFORATED CAP SHEET (ASTM D3909) G.I. FLASHING 2X CONTINUOUS “HARDIESOFFIT®” UN-VENTED, FIBER-CEMENT SOFFIT 2X WOOD STUDS 5 8 TYPE X SHEET ROCK FOUNDATION PER STRUCTURAL WATER RESISTIVE BARRIER (MANUFACTURER APPROVED OR EQUIVALENT) HARDIE LAPSIDING PER ELEVATION TYP. ENTRY DOOR HEAD DETAIL 3" = 1'-0" GSM FLASHING - TURN UP JAMB 4" MIN. ACCESSIBLE THRESHOLD SAF CONC. PEDESTRIAN WALKWAY . X A M " 2 / 1 " 3 WOOD TRIM BEYOND EXTERIOR DOOR AS SCHEDULED INTERIOR FLOOR FINISH TYP. EXTERIOR DOOR SILL DETAIL 3" = 1'-0" 1 2 PLYWOOD SHEATHING WRB SIDING PER ELEVATION CONT. FLASHING SAF, LAP OVER HEAD FLASHING 6" S.A.F. O/ FLANGE ROUGH OPENING SEALANT W/ WEEPS WINDOW W/ NAIL FIN 5/8" GYP. WALL BD. WD. HEADER, S.S.D. WD. TRIM TO MATCH F A S " 2 1 F A S " 4 INTERIOR FINISH TO REMAIN & PROTECT WRAP SAF INTO ROUGH OPENING AS FAR AS POSSIBLE WITHOUT DISTURBING INTERIOR FINISH SEALANT TYP. WINDOW HEAD DETAIL 3" = 1'-0" 3 WINDOW W/ NAIL FIN SEALANT W/ BACKER ROD ROUGH OPENING GSM PAN FLASHING SAF 2-LAYERS WRB SEALANT SIDING PER ELEVATION SHEATHING . I N M " 9 SEALANT WRAP SAF INTO ROUGH OPENING AS FAR AS POSSIBLE WITHOUT DISTURBING INTERIOR FINISH INTERIOR FINISH TO REMAIN & PROTECT WD. FRAMING WD. TRIM TO MATCH OR GYP. BD. R-21 FIBERGLASS BATT INSULATION TYP. FOUNDATION TO WALL DETAIL 3" = 1'-0" 5 ROOF SHINGLE W/ SOFFIT - TYP. 3" = 1'-0" 6 3'-6" MIN 3'-4" MIN I N M " 3 - ' 3 X A M " 8 - ' 2 I N M " 3 - ' 3 X A M " 8 - ' 2 " 2 7 . I N M E L I T T E L N I I N A R D E V O B A SIDE MIN. 2X8 BLOCKING BACK SIDE BACK SIDE INSTALL 2X8 BLOCKING AT FLOOR IN RAISED FLOOR CONDITIONS FOR FUTURE FLOOR MNT'D GRAB BAR AT WATER CLOSET LOCATION AT MINIMUM 1 BATHROOM MIN. 2X8 BLOCKING - CONTINUOUS WHERE WALL FRAMING IS PROVIDED AT SHOWER LOCATION AT MINIMUM 1 BATHROOM "AGING-IN-PLACE": GRAB BAR BACKING DETAIL 3/8" = 1'-0" 7 DOORBELL BUTTONS INTEGRATED WITH OTHER FEATURES WHERE REQUIRED TO BE INSTALLED ABOVE 48" MEASURED FROM THE EXTERIOR FLOOR OR LANDING, A STANDARD DOORBELL BUTTON OR CONTROL SHALL ALSO BE PROVIDED AT A HEIGHT NOT EXCEEDING 48" ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON OR CONTROL. DOORBELL BUTTON SHALL NOT EXCEED 48" ABOVE EXTERIOR FLOOR OR LANDING, MEASURED FROM THE TOP OF THE DOORBELL BUTTON ASSEMBLY. ELECTRICAL RECEPTACLE OUTLETS, SWITCHES AND CONTROLS (INCLUDING HEATING, VENTILATION AND AIRCONDITIONING) INTENDED TO BE USED BY OCCUPANTS SHALL BE LOCATED NO MORE THAN 48 INCHES (1219.2 MM) MEASURED FROM THE TOP OF THE OUTLET BOX AND NOT LESS THAN 15 INCHES (381 MM) MEASURE FROM THE BOTTOM OF THE OUTLET BOX ABOVE THE FINISH FLOOR. 15" MIN. > 48" EXTERIOR FLOOR OR LANDING FINISHED FLOOR ≤ 48" > 48" TYP. WINDOW SILL DETAIL 3" = 1'-0" 4 "AGING-IN-PLACE": DOORBELL BUTTONS NTS 8 9 "AGING-IN-PLACE": ELECTRICAL RECEPTACLE OUTLET, SWITCH AND CONTROL HEIGHTS NTS AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE STANDARD DETAILS FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY VARIES CA TN ISSUED DATE 05.12.2026 PROJ. NO. SHEET NO. 1315 A7  0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" ⅊ FINISHED GRADE ALL CLEANOUTS MUST BE BROUGHT TO GRADE & PROTECTED WITH & APPROVED BOX STANDARD CLEANOUT BOX Graphic Scales: 1/16" = 1'-0" NOTES: 1. DO NOT INSTALL A STANDARD CLEANOUT IF THE LENGTH BETWEEN THE STANDARD CLEANOUT AND THE TWO-WAY CLEANOUT IS 50' OR LESS. 2. THE SEWER SHALL BE LAID ON A STRAIGHT GRADE BETWEEN THE MAIN SEWER AND THE PROPERTY LINE AND BETWEEN THE PROPERTY LINE AND BUILDING PLUMBING. INSTALL CLEANOUT TO GRADE TEST WYE AIRTIGHT THREADED BODY AND CAP BUILDING PLUMBING "KICK-OUT" TWO-WAY CLEANOUT FITTINGS SHEAR BAND COUPLING 22.5° MIN., 45° MAX. UNLESS OTHERWISE APPROVED BY ENGINEER SANITARY SEWER MAIN 6" FLEXIBLE STUB WHEN FLEXIBLE TWO-WAY CLEANOUT IS USED TYPICAL CONNECTION OF BUILDING SEWER TO EXISTING MAIN SEWER NOT TO SCALE ⅊ INSTALL CLEANOUT TO GRADE EXIST SS MAIN EXISTING LATERAL BUILDING PLUMBING "KICK-OUT" TWO-WAY CLEANOUT FITTINGS SHEAR BAND COUPLING 6" FLEXIBLE STUB WHEN FLEXIBLE TWO-WAY CLEANOUT IS USED E N I L G N D L I U B I 30" OR LESS TYPICAL CONNECTION OF BUILDING SEWER TO EXISTING LATERAL NOT TO SCALE IF BUILDING PLUMBING IS LARGER THAN 4" DIA., USE A STANDARD WYE IN PLACE OF TWO-WAY FITTING. E N I L G N D L I U B I 30" OR LESS CIRCULAR CONCRETE BOX RECTANGULAR CONCRETE BOX NOT TO SCALE NOT TO SCALE FINISHED GRADE " 2 PAVING . I N M " 2 TERMINATE CLEANOUT AT CLOSET JOINT TO SURFACE WITH TEMPORARY PLUG. AFTER ALL BACKFILL IS COMPLETE AND SUB-GRADE MADE IN AREAS TO BE PAVED, THE FINAL RISER PIPE AND BOX SHALL BE INSTALLED AS SHOWN. SUBGRADE HAND TAMPED BACKFILL TO 90% RELATIVE COMPACTION CAP (SEE NOTE 2) INSTALL VERTICALLY & CUT TO LENGTH 1 8 BEND AT TERMINOUS ONLY BUILDING SEWER 1 8 BEND WYE BRANCH FOR INTERMEDIATE CLEANOUTS MINIMUM PERMISSIBLE TRENCH WIDTH BUILDING FOOTING 5° 4 SANITARY BLDG. SEWER BUILDING PLUMBING "KICK-OUT" FINISH GRADE TWO-WAY CLEANOUT FITTINGS SHEAR BAND COUPLING LESS THAN 4' LONG RADIUS FITTINGS (1 8 BEND MAX.) DETAIL - BUILDING SEWER ADJACENT TO BUILDING FOOTING NOT TO SCALE TYPICAL CONNECTION TO BUILDING SEWER FOR SHALLOW BUILDING PLUMBING "KICK-OUT" NOT TO SCALE ELEVATION NOT TO SCALE E N I L G N D L I U B I NOTES: 1. RECTANGULAR OR CIRCULAR BOXES ARE PERMITTED. 2. 3. 4. 5. 6. CLEANOUT CAPS SHALL CONSIST OF AN AIRTIGHT THREADED BODY AND CAP. CIRCULAR BOXES INSTALLED IN SIDEWALK AND WALKWAY AREAS SHALL HAVE A SOLID METAL COVER WITHOUT HOLES. APPROVED RECTANGULAR BOXES ARE: A) CHRISTY CONCRETE PRODUCTS: B3 WITH A B3D CONCRETE LID OR A B3C METAL LID OR B) BROOKS PRODICTS, INC.: NO. 3 METER BOX WITH A NO. 3 HEAVY DUTY CONCRETE LID OR A NO. 3 CAST IRON TRAFFIC LID. OR AN APPROVED EQUAL. CONCRETE LIDS ARE ACCEPTABLE FOR USE IN LANDSCAPE AREAS, WHILE METAL LIDS MUST BE USED ELSEWHERE. ALL CLEANOUT BOX LIDS SHALL BE MARKED WITH A LETTER "S" OR THE WORD "SEWER". GROUND LEVEL WATER SEWER GAS METAL (UNCOATED) 6" GROUND LEVEL 6" 12" 18" 24" WARNING RIBBON RIGID METAL CONDUIT (COATED) RIGID NON-METALLIC CONDUIT DIRECT BURIAL CABLE NONMETAL NONMETAL METAL (COATED) 12" MIN NONMETAL 6" 12" 18" 27" 45° @ BOTTOM OF FOOTINGS TO TRENCH BOTTOM, TYPICAL 4"+ NONMETAL 45° @ BOTTOM OF FOOTINGS TO TRENCH BOTTOM, TYPICAL ELECTRICAL TRENCH PLUMBING TRENCH PRIVATE TRENCHES ONLY 1. NOT FOR USE IN PUBLIC UTILITY TRENCHES. 2. PIPES MAY BE LAID IN SOME TRENCHES WITHOUT HORIZONTAL SEPARATION EXCEPT AS NOTED FOR WATER AND WASTE PIPING. (CPC 314.1) 3. TRENCHES SHALL BE 1.25x PIPE SIZE +12" MINIMUM (+16" @ THERMOPLASTIC WASTE PIPE, EMBEDDED IN >4" OF GRANULAR FILL COMPACTED ON SIDES IN 6" LAYERS TO NOT LESS THAN 12" ABOVE PIPE @ 85% STD. PROCTOR DENSITY) (CPC 314.4.1) 4. PIPING DEEPER THAN FOOTING OF A STRUCTURE SHALL BE PARALLELING THE SAME, SHALL BE LOCATED NOT LESS THAN 45 DEGREES FROM BOTTOM EDGE OF FOOTING. (CPC 314.1) 5. BACKFILL IN THIN LAYERS TO 12" ABOVE TOP OF THE PIPING WITH CLEAN EARTH, WHICH SHALL CONTAIN NO STONES, BOULDERS, CONSTRUCTION DEBRIS, OR OTHER MATERIAL THAT WILL DAMAGE OR BREAK THE PIPING OR CAUSE CORROSIVE ACTION. (CPC 314.4, CEC 300.5(F)) ELECTRICAL LINES 1. (CEC TABLE 300.5) RIGID NON-METALLIC CONDUIT SHALL BE A MINIMUM OF 18" (24" UNDER AREAS SUBJECT TO VEHICULAR TRAFFIC) BELOW FINISHED GRADE. 2. CONDUIT MAY BE INSTALLED DIRECTLY UNDER 3-1/2" OF CONCRETE (EXCEPT DRIVEWAYS). A 6" REDUCTION OF BELOW DEPTHS IS ALLOWED WHEN A MINIMUM OF 2" OF CONCRETE COVER IS PLACED ABOVE RIGID NON-METALLIC CONDUIT AND DIRECT BURIAL CABLE. NO REDUCTION IS PERMITTED FOR RIGID METAL CONDUIT. A REDUCTION TO 12" DEEP IS PERMITTED FOR ANY WIRING METHOD FOR A 120 VOLT 20 AMPERE OR LESS RATED RESIDENTIAL CIRCUIT THAT IS GFCI PROTECTED. 3. 4. A WARNING RIBBON SHALL BE PLACED 12" ABOVE THE U.G. INSTALLATION CEC 300.5(D) WATER PIPING 1. METALLIC OR NON-METALLIC PIPING SHALL BE A MINIMUM OF 12" BELOW FINISHED GRADE. NON-METALLIC PIPING UNDERGROUND SHALL HAVE A INSULATED COPPER TRACER WIRE NOT LESS THAN 14AWG SUITABLE FOR DIRECT BURIAL (CPC 604.10.1) WASTE PIPING 1. METALLIC PIPING SHALL BE A MINIMUM OF 12" BELOW FINISHED GRADE. (CPC 314.1). 2. NON-METALLIC PIPING 12" MINIMUM BELOW FINISHED GRADE. 3. FOR PIPE NOT LISTED TO BE USED INSIDE BUILDINGS, THE WASTE PIPING MUST BE 12" MINIMUM BELOW WATER PIPING. THE WATER PIPE SHALL BE TO ONE SIDE ON A SOLID SHELF - TOTAL DEPTH TO TOP OF WASTE PIPE IS 27". (CPC 609.2) FUEL GAS PIPING 1. METALLIC PIPING MUST BE 6" MINIMUM ABOVE FINISHED GRADE OR FACTORY WRAPPED W/ PROTECTIVE COATING. 2. METAL (COATED) PIPING 12" MINIMUM BELOW FINISHED GRADE. (CPC 1210.1.1) 3. NON-METALLIC PIPING 18" MINIMUM BELOW FINISHED GRADE. (CPC 1210.1.1) 4. RISER TO BE METALLIC. HORIZONTAL METALLIC PORTION OF THE RISER SHALL EXTEND 30" MINIMUM BEFORE CONNECTING TO THE PLASTIC PIPING. USE OF A FACTORY TRANSITION FITTING IS REQUIRED. ALL METAL FITTINGS MUST BE PRIMED AND WRAPPED WITH MINIMUM OR 40MILS OF APPROVED PIPE WRAP TAPE. NUMBER 14AWG COPPER TRACER WIRE SHALL TERMINATE ABOVE GRADE AT BOTH ENDS. PIPE DEPTHS MAY BE REDUCED BY 6" WHEN A MINIMUM OF 4" OF CONCRETE IS PLACED OVER THE TRENCH. (CPC 1210.1.7.2) TYP. SEWER CLEANOUT DETAILS NTS 1 UTILITY TRENCH DETAIL NTS 2 NOTE: GRIP SIZE SHALL CONFORM TO THE FOLLOWING PER R311.7.8.5 TYPE I: HANDRAILS WITH A CIRCULAR CROSS SECTION SHALL HAVE AN OUTSIDE DIAMETER OF AT LEAST 1-1/4" INCHES AND NOT GREATER THAN 2 INCHES. IF THE HANDRAIL IS NOT CIRCULAR, IT SHALL HAVE A PERIMETER DIMENSION OF 2-1/4", EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01 INCH. TYPE II: HANDRAILS WITH A PERIMETER GREATER THAN 6-1/4" SHALL HAVE A GRASPABLE FINGER RECESS AREA ON BOTH SIDES OF THE PROFILE. THE FINGER RECESS SHALL BEGIN WITHIN A DISTANCE OF 3/4" MEASURED VERTICALLY FROM THE TALLEST PORTION OF THE PROFILE AND ACHIEVE A DEPTH OF AT LEAST 5/16" WITHIN 7/8" BELOW THE WIDEST PORTION OF THE PROFILE. THIS REQ'D DEPTH SHALL CONTINUE FOR AT LEAST 3/8" TO A LEVEL THAT IS NOT LESS THAN 1-3/4" BELOW THE TALLEST PORTION OF THE PROFILE. THE MINIMUM WIDTH OF THE HANDRAIL ABOVE THE RECESS SHALL BE 1-1/4" TO A MAXIMUM OF 2-3/4" EDGES SHALL HAVE A MINIMUM RADIUS OF 0.01 INCH T A T H G E H I . I N M " 2 4 : E T O N I S G N D N A L D N A S Y A W K L A W V B A " 6 3 : L I A R D R A U G I G N S O N D A E R T HANDRAIL METAL WALL BRACKET OR EQUAL, AT 4'-0" O.C. MAX 2 X BLK'G. BALUSTER SPACED AT 4" O.C., MAX. V B A " 8 3 O T " 4 3 : L I A R D N A H 1-1/2" MIN ) . . N O U . ( I G N S O N R A T S I AT OUTSIDE OF STAIR A NOTE: HANDRAIL & INSTALLATION SHALL MEET THE REQ. OF THE IRC 2021 NOTE: ALL HANDRAILS SHALL EXTEND CONTINUOUSLY SLY FROM TOP TO BOTTOM RISER AND TERMINATE AT NEWEL POSTS OR RETURN TO WALLS AS PER THE IRC 2021 AT WALL B RETURN TO WALL WHERE SHOWN, SEE PLANS PLAN C NOTE: THIS DIAGRAM IS FOR CODE COMPLIANCE PURPOSES ONLY - REFER TO PLANS AND SPECIFICATIONS FOR ALL MATERIALS AND FINISHES FOR RAILING I T A T H G E H D R A U G " 8 3 - " 4 3 I S R A T S F O E D S N E P O I NOTE: A GUARDRAIL IS REQUIRED WHERE THE VERTICAL DIFFERENCE IN HEIGHT ALONG A WALKING SURFACE TO THE FLOOR OR GRADE BELOW EXCEEDS 30" TOP RAIL/HANDRAIL PER R312.3.2 SPACING SUCH THAT A 4 3/8" DIA. SPHERE MAY NOT PASS THRU PER R312.3 SPACING SUCH THAT A 4" DIA. SPHERE MAY NOT PASS THRU S Y A W K L A W T A N M I " 2 4 I G N D N A L D N A 3" BALUSTERS METAL NEWEL POST @ 4'-0" O.C. +/- BOLT TO DECK-PATIO PER R312.3X1 SPACING SUCH THAT A 6" DIA. SPHERE MAY NOT PASS THRU STAIRWAY LANDING/WALKWAY WATER RESISTIVE BARRIER (WRB) SHALL BE CONTINUOUS TO THE TOP OF WALLS PENETRATIONS WRB SHALL BE TERMINATED AT PENETRATIONS AND BUILDING APPENDAGES IN A MANNER TO MEET THE REQUIREMENTS OF THE EXTERIOR WALL ENVELOPE AS DESCRIBED IN SECTION R703.1 HORIZONTAL JOINTS THE UPPER LAYER SHALL BE LAPPED OVER THE LOWER LAYER WATER RESISTIVE BARRIER (WRB) #15 ASPHALT FELT COMPLYING WITH ASTM D226 FOR TYPE 1 FELT OR OTHER APPROVED WATER-RESISTIVE BARRIER. WRB SHALL BE APPLIED HORIZONTALLY OVER STUDS OR SHEATHING OF ALL EXTERIOR WALLS. 6" MIN. OVERLAP WHERE JOINTS OCCUR WRB SHALL BE LAPPED HANDRAIL / GUARDRAIL DETAIL NTS 3 WATER RESISTIVE BARRIER DETAIL NTS 4 AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE STANDARD DETAILS FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY VARIES CA TN ISSUED DATE 05.12.2026 PROJ. NO. SHEET NO. 1315 A7.1 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' Graphic Scales: 1/16" = 1'-0" 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" PARALLEL AND PERPENDICULAR INSTALLATION OF 5/8" OR 1/2" GYPSUM BOARD WITHOUT ADHESIVE (ON EXTERIOR WALL) DOUBLE 2x6 TOP PLATE FASTENERS SPACED AT 16" MAX. FASTENERS SPACED AT 12" MAX. GYPSUM OR SHEATHING APPLIED PARALLEL TO STUDS STUDS SPACED AT 16" O.C. GYPSUM OR SHEATHING APPLIED PERPENDICULAR TO STUDS BOTTOM PLATE DOUBLE 2x6 TOP PLATE GYPSUM OR SHEATHING APPLIED PARALLEL TO STUDS STUDS SPACED AT 24" O.C. GYPSUM OR SHEATHING APPLIED PERPENDICULAR TO STUDS BOTTOM PLATE PARALLEL AND PERPENDICULAR INSTALLATION OF 1/2" GYPSUM BOARD WITH ADHESIVE (ON EXTERIOR WALL) DOUBLE 2x6 TOP PLATE FASTENERS SPACED AT 16" MAX. FASTENERS SPACED AT 12" MAX. " 4 / 3 6 AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 PHASE: PHASE 3 16" 8" 8" 16" 3 16" THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. FASTENERS SPACED AT 24" MAX. 1 2 3 GYPSUM OR SHEATHING APPLIED PARALLEL TO STUDS STUDS SPACED AT 24" O.C. GYPSUM OR SHEATHING APPLIED PERPENDICULAR TO STUDS BOTTOM PLATE DRYWALL DETAIL NTS 1 FASTENERS SPACED AT 24" MAX. 1. MIN. 2x4 WOOD STUDS 16" O.C. 2. 3. 3-1/2" GLASS FIBER INSULATION 5/8" TYPE X GYPSUM BOARD STC-50 SOUND-PROOF WALL NTS 2 Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE STANDARD DETAILS FLOOR AREA: 1055 SQ.FT. SCALE DRAWN BY CHECKED BY VARIES CA TN ISSUED DATE 05.12.2026 PROJ. NO. SHEET NO. 1315 A7.2 0 5' 25' 50' 0 4' 12' 24' 0 1' 6' 12' 0 1' 6' 0 1' 4' 0 1' 3' 0 1' 2' 0 1' 1/8" = 1'-0" 1/4" = 1'-0" 1/2" = 1'-0" 3/4" = 1'-0" 1" = 1'-0" 1-1/2" = 1'-0" 3" = 1'-0" Graphic Scales: 1/16" = 1'-0" LEGEND DUPLEX RECEPTACLE GFCI EXTERIOR WEATHERPROOF RECEPTACLE W/ GROUND FAULT INTERRUPTER DUPLEX RECEPTACLE - ONE RECEPTACLE CONTROLLED BY SWITCH GFCI GFCI RECEPTACLE W/ GROUND FAULT INTERRUPTER MW- GFCI RECEPTACLE W/ GROUND FAULT INTERRUPTER TO BE MOUNTED BEHIND THE MICROWAVE OVEN WHERE OCCURS TV 36" AG 24O V BRANCH CIRCUIT RECEPTACLE W/ GROUND FAULT INTERRUPTER 24O V WATERPROOF BRANCH CIRCUIT RECEPTACLE OUTLET FOR TELEVISION, HEIGHT TO BE DETERMINED BY THE OWNER AIR GAP SWITCH FOR GARBAGE DISPOSAL D V F 3 SD LIGHT SWITCH DIMMER SWITCH MO CARBON MONOXIDE DETECTOR - SINGLE STATION, CEILING MOUNTED WITH BATTERY BACKUP, HARDWIRED SWITCH W/ VACANCY SENSOR INTERIOR LIGHT FIXTURE VANITY SURFACE - SELECTED BY OWNER FAN SWITCH THREE-WAY SWITCH SMOKE DETECTOR - SINGLE STATION, CEILING MOUNTED WITH BATTERY BACKUP, TANDEM WIRED TO OTHER DETECTORS SO THAT THE DETECTION IN AT LEAST ONE WILL RESULT TO ALARM ALL DEVICES PC EXTERIOR LIGHT FIXTURE - WALL MOUNTED, PHOTOCELL CONTROLLED AND MOTION SENSOR, SELECTED BY OWNER INTERIOR LIGHT FIXTURE - WALL MOUNTED, SELECTED BY OWNER INTERIOR LIGHT FIXTURE CEILING FAN COMBO - SELECTED BY OWNER EXTERIOR CEILING FAN - SELECTED BY OWNER INTERIOR PENDANT LIGHT FIXTURE - CEILING MOUNTED, SELECTED BY OWNER 24O V AC DISCONNECT INTERIOR LIGHT FIXTURE CEILING MOUNTED (DIRECTIONAL LIGHT) - SELECTED BY OWNER INTERIOR DAMP-PROOF LIGHT FIXTURE FOR WET LOCATION, CEILING MOUNTED - SELECTED BY OWNER INTERIOR LIGHT FIXTURE CEILING MOUNTED - SELECTED BY OWNER F W/ LIGHT INTERIOR LIGHT FIXTURE (50 CFM) FAN COMBO - CEILING MOUNTED W/ OCCUPANCY SENSOR, HUMIDITY CONTROLLED, WITH SWITCH LABEL COMPLIANT WITH CENC 150(o)1.J, SELECTED BY OWNER AC CONDENSER HVAC DIFFUSER 125A SUB-PANEL ELECTRICAL WITH TYPE 1 OR TYPE 2 SPD C.W. COLD WATER SUPPLY CONNECTION POINT HOT WATER SUPPLY CONNECTION POINT HOSE BIBB H.W. HB NOTES: 1. THE AIR CONDITIONING SYSTEM SHALL BE CENTRALIZED. EXACT LOCATIONS OF DUCTWORK, VENTS, RETURNS, AND MECHANICAL EQUIPMENT SHALL BE COORDINATED AND LAID OUT ON-SITE BY THE CONTRACTOR BASED ON ACTUAL FIELD CONDITIONS. 3'-6" 8'-10" 3'-6" 1'-11" 2' 2'-10" 2'-10" 4' " 2 4 I C F G " 2 4 I C F G " 2 4 I C F G " 2 4 I C F G I C F G . W C . " 2 4 I C F G " 2 4 I C F G C.W. H.W. " 3 - ' 4 " 3 - ' 6 " 6 - ' 3 " 6 - ' 3 240V AC DISCONNECT GFCI " 2 - ' 4 ' 3 ' 3 GFCI 42" GFCI 42" MW-GFCI GFCI GFCI 42" GFCI GFCI C.W. H.W. . H W . . C W . 1'-9" F W/ LIGHT . W C . D3 PC . W C . I C F G . W H . G A " 6 3 GFCI GFCI 42" GFCI C.W. GFCI 42" GFCI 42" D D D3 SD MO SWITCH FOR UNDER THE CABINET LED LIGHTING D3 D3 D3 I C F G " 2 4 F V 2' 4' 4' 2' GFCI HB D3 D3 G F C I PC " 3 - ' 4 " 3 - ' 6 ' 5 ' 5 " 3 - ' 4 " 3 - ' 4 ' 2 ' 3 4'-3" 4'-3" 4'-3" 4'-3" " 8 - ' 2 " 8 - ' 2 " 8 - ' 2 " 8 - ' 2 " 1 1 - ' 1 " 1 1 - ' 1 " 1 1 - ' 3 " 2 - ' 4 " 1 - ' 7 ' 2 " 8 - ' 3 " 8 - ' 3 " 0 1 - ' 1 " 3 - ' 1 " 3 - ' 1 " 6 - ' 1 " 7 - ' 2 " 5 - ' 1 " 0 1 - ' 1 " 5 - ' 3 " 5 - ' 3 ' 2 V TV V SD D D 1'-7" D3 GFCI GFCI C.W. F H.W. W/ LIGHT DF I C F G 2' GFCI 42" H.W. C.W. GFCI 42" 2'-6" 4' F TUBE LIGHT C.W. H.W. " 2 - ' 4 " 2 - ' 4 D3 D3 F D 1'-3" . W C . SD D3 D3 TV V PC D3 D3 G F C I PC 2' 7'-10" 4' 7'-10" 2'-8" GROUND FLOOR UTILITY PLAN 1/4" = 1'-0" 1 N SECOND FLOOR UTILITY PLAN 1/4" = 1'-0" 2 N GENERAL NOTES 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. ALL ELECTRICAL COMPONENTS SHALL BE INSTALLED IN ACCORDANCE WITH NEC. ALL ELECTRICAL WORK TO BE DESIGNED BUILD, INFORMATION PROVIDED FOR REFERENCE ONLY. ALL WIRING SHALL BE COPPER. ALL BRANCH CIRCUITS THAT SUPPLY 120-VOLT, SINGLE PHASE, 15- AND 20- AMPERE OUTLETS INSTALLED IN DWELLING UNIT FAMILY ROOMS, DINING ROOMS, LIVING ROOMS, PARLORS, LIBRARIES, DENS, BEDROOMS, SUNROOMS, RECREATION ROOMS, CLOSETS, HALLWAYS, KITCHEN AND LAUNDRY AREAS, OR SIMILAR ROOMS OR AREAS SHALL BE ARC-FAULT (AFCI) PROTECTED PER NEC 210.12(B). AT THE KITCHEN, PROVIDE TWO 20 AMP CIRCUITS FOR SMALL APPLIANCES AND A 15 AMP DEDICATED CIRCUIT FOR THE REFRIGERATOR, INDEPENDENTLY, PROVIDE SEPARATE CIRCUITS FOR LIGHTING, APPLIANCE RECEPTACLES, HOOD FANS, DISHWASHERS AND DISPOSALS. ADDITIONALLY, THE GARAGE, LAUNDRY ROOM, AND BATHROOM SHALL EACH HAVE AT LEAST ONE 20 AMP BRANCH CIRCUIT. [NEC 210.11 (C)] PROVIDE GROUND-FAULT CIRCUIT INTERRUPTER PROTECTION FOR THE FOLLOWING LOCATIONS: a. BATHROOMS b. GARAGES c. OUTDOORS--EXCEPT DEDICATED CIRCUITS FOR SNOW-MELTING, DEICING, OR PIPELINE AND VESSEL HEATING EQUIPMENT. d. CRAWL SPACES--AT OR BELOW GRADE LEVEL e. BASEMENTS--EXCEPT WHEN SUPPLYING TO A PERMANENTLY INSTALLED FIRE AND/OR BURGLAR ALARM SYSTEM. AN ADDITIONAL NON-GFCI RECEPTACLE SHALL BE INSTALLED IN ACCORDANCE WITH 2023 NEC REQUIREMENTS TO MEET THIS REQUIREMENT. f. KITCHENS--WHERE THE RECEPTACLES AREA INSTALLED TO SERVE THE COUNTERTOP SURFACES. g. SINKS--WHERE RECEPTACLES ARE INSTALLED WITHIN 6 FT. FROM THE TOP INSIDE EDGE OF THE BOWL OF THE SINK. h. BATHTUBS/SHOWER STALLS--WHERE RECEPTACLES ARE INSTALLED WITHIN 6 FT. OF THE OUTSIDE EDGE OF THE BATHTTUB OR SHOWER STALL. i. LAUNDRY AREAS j. INDOOR DAMP AND WET LOCATIONS [NEC 210.8(A)] ALL JOINTS, PENETRATIONS AND OTHER OPENINGS IN THE BUILDING ENVELOPE THAT ARE POTENTIAL SOURCES OF AIR LEAKAGE SHALL BE CAULKED, GASKETED, WEATHER-STRIPPED OR OTHERWISE SEALED TO LIMIT AIR INFILTRATION. ALL PERMANENTLY INSTALLED LIGHTING FIXTURES EXCLUDING KITCHEN APPLIANCE LIGHTING FIXTURES, SHALL CONTAIN ONLY HIGH-EFFICACY LIGHTING SOURCES. [IECC R404.1] LIGHT FIXTURES WHEN RECESSED INTO INSULATED CEILINGS SHALL BE LISTED FOR ZERO CLEARANCE INSULATION CONTACT AND AIR TIGHT. [NEC 410.116] ALL RECEPTACLES, LIGHTING CIRCUITS, SWITCHES AND HARD WIRED SMOKE DETECTORS INSTALLED IN ROOMS OTHER THAN KITCHEN, SHALL BE PROTECTED WITH COMBO ARC FAULT CIRCUIT INTERRUPTER. ALL RECEPTACLES SHALL BE TAMPER RESISTANCE IN ACCORDANCE TO NEC 406.12. 12. EACH BATHROOM IS REQUIRED TO HAVE A 50 CFM MINIMUM EXHAUST FAN DUCTED TO THE OUTSIDE. BATHROOM IS ANY ROOM WITH A BATHTUB, SHOWER, SPA OR SIMILAR SOURCES OF MOISTURE. NEW EXHAUST FAN IN BATHROOMS SHALL BE ENERGY STAR RATED AND HAVE A HUMIDITY CONTROL. TOILET ROOM IS NOT CONSIDERED A BATHROOM. LOCAL EXHAUST FANS ARE REQUIRED TO BE RATED FOR SOUND AT A MAXIMUM OF 3 SONES, UNLESS THEIR MAXIMUM RATED AIRFLOW EXCEEDS 400 CFM. 13. 14. PERMANENTLY INSTALLED LIGHTING FIXTURES SHALL BE CONTROLLED WITH EITHER DIMMER, AN OCCUPANT SENSOR CONTROL OR OTHER CONTROL THAT IS INSTALLED OR BUILT IN TO THE FIXTURE-EXPECT FOR BATHROOMS, HALLWAYS, EXTERIOR LIGHTING FIXTURES OR LIGHTING FIXTURES DESIGNED FOR SAFETY OR SECURITY. [IECC 404.2] 15. WHERE THE TOTAL PERMANENTLY INSTALLED EXTERIOR LIGHTING POWER IS GREATER THAN 30 WATTS, THE PERMANENTLY INSTALLED EXTERIOR WALL LIGHTING SHALL COMPLY WITH THE FOLLOWING: 1. LIGHTING SHALL BE CONTROLLED BY A MANUAL ON/OFF SWITCH WHICH PERMITS AUTOMATIC SHUT-OFF ACTIONS. 2. LIGHTING SHALL BE AUTOMATICALLY SHUT OFF WHEN DAYLIGHT IS PRESENT AND SATISFIES THE LIGHTING NEEDS. 3. CONTROLS THAT OVERRIDE AUTOMATIC SHUT-OFF ACTIONS SHALL NOT BE ALLOWED UNLESS THE OVERRIDE AUTOMATICALLY RETURNS AUTOMATIC CONTROL TO ITS NORMAL OPERATION WITHIN 24 HOURS. [IECC R404.3] 16. ELECTRICAL RECEPTACLE OUTLETS, SWITCHES, AND CONTROLS (INCLUDING CONTROLS FOR HEATING, VENTILATION, AND AIR CONDITIONING) INTENDED TO BE USED BY OCCUPANTS SHALL BE IN COMPLIANCE WITH ADA STANDARDS LOCATED IN SECTION 308 FOR OBSTRUCTED AND UNOBSTRUCTED FORWARD AND SIDE REACHES. 17. WHERE AN ELECTRIC WATER HEATER IS PRESENT, PROVIDE A DEDICATED 240V BRANCH CIRCUIT, (30A MIN. CAPACITY) WITHIN 36" OF APPLIANCE, COORDINATE WITH MFR SPECS. 18. MAIN PANELBOARD WILL HAVE A BUS RATING OF 225A. 19. PROVIDE DEDICATED 240V BRANCH WIRING FOR ELECTRIC COOKTOP, (30A MIN. AUSTIN TINY HOMES 1522 Frontier Valley Drive Austin, Texas 78741 KEYSTONE CONSTRUCTION GROUP, INC. 490 Chadbourne Road Suite A145 Fairfield, CA 94534 Designer Signature: Carren America Drafter Project DETACHED ADU Project Address 1212 BICKLER ROAD, AUSTIN, TX 78704 CAPACITY) WITHIN 36" OF APPLIANCE, COORDINATE WITH MFR SPECS. PHASE: 20. PROVIDE DEDICATED 240V BRANCH WIRING FOR WASHER DRYER COMBO, (30A MIN. CAPACITY) WITHIN 36" OF APPLIANCE, COORDINATE WITH MFR SPECS. 21. ALL BATHROOM, KITCHEN AND LAUNDRY ROOM BRANCH CIRCUITS SHALL HAVE AN APPROVED AFCI BREAKER AND GFCI OUTLETS INSTALLED IN THOSE AREAS. 22. RECEPTACLE OUTLETS LOCATED ALONG A KITCHEN COUNTERTOP SHALL BE INSTALLED SO THAT NO POINT ALONG THE WALL LINE IS MORE THAN 24 IN. MEASURED HORIZONTALLY FROM A RECEPTACLE OUTLET IN THAT SPACE. OUTLETS SHALL NOT BE REQUIRED DIRECTLY BEHIND A RANGE, COUNTER-MOUNTED COOKING UNIT, OR SINK. [NEC 210.52(C)(1)] 23. EXHAUST DUCTS SHALL TERMINATE OUTSIDE THE BUILDING AND SHALL BE EQUIPPED WITH BACKDRAFT DAMPERS OR WITH MOTORIZED DAMPERS THAT AUTOMATICALLY SHUT WHERE THE SYSTEMS OR SPACES SERVED ARE NOT IN USE. [IMC 504.1.1] PHASE 3 THIS DOCUMENT IS THE PROPERTY OF THE OWNER AND IS NOT TO BE USED WITHOUT OWNER'S WRITTEN PERMISSION. Owner Approval: Revisions No. Revisions By Date Appr. SHEET TITLE UTILITY PLAN FLOOR AREA: 1055 SQ.FT. SCALE 1/4" = 1' PROJ. NO. 1315 DRAWN BY CHECKED BY SHEET NO. CA TN ISSUED DATE 05.12.2026 AE1 g n a h Z g n a g i h Z g n a h Z g n a g i h Z g n a h Z g n a g i h Z g n a h Z g n a g i h Z