10.1 - 2112 Clifton St - Photos & Drawings — original pdf

Backup

D 1 2 3 4 5 STRUCTURAL FOUNDATION PLANS, BRACED PLANS, FRAMING PLANS AND DETAILS FOR ADU ADDITION GENERAL NOTES: APPLICABLE CODES: C -AMERICAN INSTITUTE OF STEEL CONSTRUCTION (AISC) STEEL CONSTRUCTION MANUAL 16TH EDITION -INTERNATIONAL BUILDING CODE (IBC) 2024 -INTERNATIONAL RESIDENTIAL CODE (IRC) 2024 -ASCE 07-22 MINIMUM DESIGN LOADS FOR BUILDING AND OTHER STRUCTURES -NDS 2024 DESIGN OF WOOD STRUCTURES -ACI 318-22: BUILDING CODE REQUIREMENTS FOR STRUCTURAL CONCRETE LOADS (ASD): -BUILDING CATEGORY II -WIND VELOCITY 115 MPH -EXPOSURE CATEGORY C -ROOF LIVE LOAD 20 PSF -ATTIC LIVE LOAD 20 PSF -FLOOR LIVE LOAD 40 PSF -DEAD LOAD 15 PSF -ASSUMED SOILS TAKEN FROM IBC 2024 - TABLE 1806.2; CLASS OF MATERIALS CLASS 5 (CLAY, SANDY CLAY, SILTY CLAY, CLAYEY SILT, SILT & SANDY SILT) -ALLOWABLE BEARING FROM IBC 2024 - TABLE 1806.2. B ALLOWABLE BEARING - MIN BEARING DEPTH - 1500 PSF 2' - 0" MIN BELOW GRADE & 6" MIN INTO UNDISTURBED MATERIAL GRADES: A. CONCRETE i. SLABS AND FOUNDATIONS B. STEEL i. WIDE FLANGE BEAM/COLUMN ii. HOLLOW STRUCTURAL STEEL MEMBERS iii. REBAR iv. MISC ANGLE, PLATE, & CHANNEL C. TIMBER ALL WOOD FRAMING TO BE SOUTHERN PINE 3000 PSI CONCRETE AT 28 DAYS, WITH 0.50 MAX WATER TO CEMENT RATIO A992 GR 60 A500 GR 46 60 KSI DEFORMED REBAR A36 GR 36 i. WOOD STUD COLUMN - F'c = 1'650 PSI OR GREATER ii. WOOD ROOF AND CEILING FRAMING - F'b = 1,350 PSI OR GREATER, Emin 1600ksi iii. WALL SHEATHING = 15/32" OR THICKER, ATTACH PER S-003. iv. ROOF SHEATHING = 1/2" OR THICKER ATTACH PER S-003. v. PURLIN SPACING TO BE AT 16" OR LESS UNLESS NOTED OTHERWISE vi. REFER TO A3/S-002 FOR ADDITIONAL FRAMING CONSTRUCTION DETAILS RIBBENS RESIDENCE 2112 CLIFTON STREET AUSTIN, TEXAS 78704 COORDINATION: 1. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATING CONSTRUCTION DUTIES & DESIGN INTENT WITHIN THE SUBCONTRACTORS & PROFESSIONAL DISCIPLINES. ANY CONFLICTS ARE TO BE BROUGHT TO THE AOR/EOR BEFORE WORK IS TO BEGIN. THE GENERAL CONTRACTOR IS THEREFORE RESPONSIBLE FOR ALL COSTS OR CORRECTIONS ASSOCIATED WITH THE CONTRACTOR'S FAILURE TO PROPERLY COORDINATE THE CONSTRUCTION DUTIES & DESIGN INTENT. 2. THE CONTRACTOR SHALL NOTIFY THE EOR/AOR OF ANY SUBSTITUTIONS OR IF CONDITIONS VARY FROM THE ASSUMED CONTRACT DRAWINGS. MODIFICATIONS TO THE STRUCTURE, DUE TO THE CONTRACTOR DEVIATING FROM THE PLANS, IS NOT THE RESPONSIBILITY OF THE EOR/AOR. 3. REQUESTS FOR SUBSTITUTIONS SHALL BE SUBMITTED TO THE EOR/AOR FOR APPROVAL. SUBSTITUTIONS SHALL NOT BE PERMITTED TO BE USED WITHOUT CONSENT FROM THE EOR/AOR. 4. EXISTING CONDITIONS AND SIZES ARE TO BE VERIFIED BY THE CONTRACTOR. EOR/AOR SHALL NOT ASSUME RESPONSIBILITY FOR INCORRECT MEMBER SIZES/ MATERIAL ORDERS. 5. SOME ITEMS ON THE CONTRACT DOCUMENTS ARE ASSUMED, DUE TO ITEMS NOT BEING ACCESSIBLE, HIDDEN, OR UNDISCLOSED AT THE TIME OF CONTRACT DOCUMENT COMPLETION & DELIVERY. IN SUCH CASE NOTIFY THE EOR/AOR WITH A REQUEST FOR INFORMATION AND GUIDANCE AND DETAILING WILL BE PROVIDED BY THE EOR/AOR. DO NOT PROCEED WITHOUT CONSENT FROM THE EOR/AOR. 6. GEO-TECHNICAL REPORT NOT PROVIDED, GC TO VERIFY SOILS CONDITIONS MEET OR EXCEED ASSUMPTIONS. WHERE VOIDS, EXCESSIVE DEBRIS, OR LOOSE MATERIALS ARE ENCOUNTERED, A GEO-TECHNICAL ENGINEER SHOULD BE EMPLOYED TO DETERMINE SOLUTION. EOR NOT RESPONSIBLE FOR ISSUES WITH FOUNDATIONS, WHERE CONDITIONS ARE NOT VERIFIED. WHERE OWNER DECLINES GEO-TECHNICAL REPORT, OWNER AT RISK. D5 S-003 INDICATES GRID SECTION IS LOCATED. GRID CORROLATES TO LOCATION ON SHEET INDICATES SHEET SECTION IS LOCATED ON INDICATES SECTION* MARK *SECTIONS WILL GENERALLY SHOW CONNECTION CONDITIONS, DEPTHS, REINFORCING REQUIREMENTS, ETC. GRID LABELS 1 2 3 4 5 E D C B A X-XX GENERAL NOTE LOCATION. DETAILS SPECIFICATIONS, AND DEFINES LINES ETC. ON PLAN SHEET NUMBER, FIRST LETTER INDICATES DISCIPLINE: A- ARCH E-ELECTRIC G-GENERAL M-MECH P-PLUMB S-STRUCT GRID LABELS TYPICAL SHEET LAYOUT SHEET INDEX: S-001 GENERAL NOTES & SHEET INDEX S-002 FOUNDATION DETAILS S-003 FRAMING DETAILS S-004 FRAMING DETAILS S-101 FOUNDATION PLAN S-102 BRACED FOUNDATION PLAN S-111 2nd FLOOR FRAMING PLAN S-112 BRACED 2nd FLOOR FRAMING PLAN S-121 ATTIC FRAMING PLAN S-122 ROOF FRAMING PLAN ABBREVIATIONS LIST: -AOR -BOT -COL -CONC -CONST -CONT -DIA -EA -EW -EOR -EXST -FOUND -HSS -HORZ -JBE -LONG -MANFR -MAX -MIN -OC -PL -REF -REINF -TOC -TOS -TOB -TRANS -TYP -UNO -VERT ARCHITECT OF RECORD BOTTOM COLUMN CONCRETE CONSTRUCTION CONTINUOUS DIAMETER EACH EACH WAY ENGINEER OF RECORD EXISTING FOUNDATION HOLLOW STRUTURAL SECTION HORIZONTAL JOIST BEARING ELEVATION LONGITUDINAL MANUFACTURER MAXIMUM MINIMUM ON CENTER PLATE REFER REINFORCING TOP OF CONCRETE TOP OF STEEL TOP OF BEAM TRANSVERSE TYPICAL UNLESS NOTED OTHERWISE VERTICAL ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 09/03/2026 S N A L P L A R U T C U R T S T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A I I N O T D D A U D A R O F Rev Date Description 00 09/03/2026 100% CONST DWGS Project Number : 0504.26 FOUNDATIONS: A A. SCARIFY AND REMOVE TOP 12"-18" OF SOIL AND ALL ORGANIC DEBRIS. PLACE COMPACTED FILL IN 6" MAX LIFTS. SOILS TO HAVE PI IN BETWEEN 5 AND 15 IN WITH NO MORE THAN 15% FINES RETAINED BELOW #200 SIEVE.. B. GRADE BEAMS/CONTINUOUS STRIP FOOTINGS MAY BE FORMED WITH EARTH FORMS, PROVIDED THE EXCAVATIONS ARE KEPT WITHIN A TOLERANCE OF +/-1" AND ALL MINIMUM CLEARANCES ON DRAWINGS ARE MET. C. SUPPORT ALL REBAR WITH PLASTIC OR CONCRETE CHAIRS SPACED AT 3'-0" MAX. PIECES OF DEBRIS AND WOOD ARE UNACCEPTABLE CHAIRS. D. CURE CONCRETE WITH ASTM APPROVED WET CURE OR CURING COMPOUND FOR 7 DAYS AFTER POUR. MAINTAIN ACI MIN REQUIRED TEMPERATURE FOR 7 DAYS. IF COLD WEATHER ISSUES ARISE, CONTACT ENGINEER OF RECORD (EOR) FOR COLD WEATHER PROCEDURES. IF CURING COMPOUND IS USED, USE LOW VOC, WATER BASED COMPOUND, THAT CAN BE REMOVED TO ALLOW ADHERED FLOORING, COLORING, STAINING, ETC. E. DO NOT PLACE CONCRETE WHEN TEMPERATURES EXCEED 100 F. CONTACT EOR FOR HOT WEATHER PLACEMENT TECHNIQUES IF TEMPERATURES EXCEED 100F. A3 DOCUMENT LEGEND 1 1/2" = 1'-0" NOTE: SHEETS ARE DRAWN TO SCALE ON ANSI D SIZE SCALE. THESE DRAWINGS SCALE BY HALF WHEN PRINTING TO 11x17 SHEETS Sheet: S-001 GENERAL NOTES & SHEET INDEX Scale: 1 1/2" = 1'-0" : : M P 0 4 1 0 2 1 6 2 0 2 / 3 / 9 PP 108' EMBER IGNITION ZONE (EIZ) NOTES: 1. THE EIZ SHALL BE MAINTAINED FREE OF ALL COMBUSTIBLE MATERIALS AT ALL TIMES 2. THE EIZ SHALL BE COMPLETE AT THE TIME OF WUI FINAL INSPECTION PROVIDE PROTECTIVE FENCING, 2X4 WOOD PLANKING AS TRUNK PROTECTION (MIN. OF 6' TALL PLANKING) ON GRADE, & 8 INCHES OF MULCH MUST BE PLACED FOR ALL UNFENCED AREAS OF ROOT ZONE TO LIMIT ROOT/SOIL COMPACTION. TO MINIMIZE THE AMOUNT OF MULCH NEEDED TO PROTECT THE TREE, EXTEND THE FENCE TO PROTECT AS MUCH OF THE FULL ROOT ZONE AS POSSIBLE DUE TO THE PROPOSED CONSTRUCTION 106' FULL CRZ 31' - 0" ' N 4 5 ° 0 0 0 0 " W 1 4 4 . 8 6 ' NEW 5' TALL METAL FENCE 14" PECAN N45°24'09"E 50.14' " 0 - ' 5 I Z E HIGH PT @ GRADE = 107.5' EXISTING CONC. RETAINING WALLS UP 107' LOW PT @ GRADE = 106.9' EXISTING STORAGE FFE 107.5' AVERAGE ELEVATION @ GRADE = 107.2' EXISTING CONC. PAD PAINT WASHOUT 108' CONC. WASHOUT 1/4 CRZ 7' - 9" 31" PECAN 1/2 CRZ 15' - 6" EXISTING STONE COLUMNS EXISTING METAL RETAINING WALL EXISTING CONC. PLANTERS 107' 1' - 7 1/4" 16' - 0 3/4" 105' EXISTING COV'D PATIO ' S 4 4 ° 5 8 2 6 " E 1 4 4 . 6 3 ' WUI NOTES: 2024 WILDLAND-URBAN INTERFACE CODE, WUI PROXIMITY ZONE C 1. GAPS BETWEEN EXTERIOR FACING MATERIALS WITHIN THE EAVES OR BETWEEN EAVE MATERIALS AND THE WALL OR AND ROOF ASSEMBLY CAUSED BY NORMAL CONSTRUCTION TECHNIQUES OR ANY OTHER UNSEALED ROOF OPENING PROVIDING ACCESS TO THE ATTIC SPACE SHALL BE PROVIDED WITH EMBER PROTECTION ACCORDING TO SECTION 506.5 OF THIS CODE. 2. FENCE MATERIAL SHALL COMPLY WHERE LOCATED WITHIN 10 FEET OF A BUILDING OR STRUCTURE. THE DISTANCE MAY BE REDUCED IN PROXIMITY ZONE C TO 5 FEET FOR BUILDINGS AND STRUCTURES CONSTRUCTED PER THE RESIDENTIAL CODE. 3. PROVIDE A FIVE-FOOT EMBER IGNITION ZONE (EIZ) MEASURED HORIZONTALLY FROM THE EDGE OF ALL ROOF OVERHANGS, WRAPPING THE ENTIRE PERIMETER OF THE STRUCTURE, INCLUDING COVERED AND UNCOVERED APPENDAGES AND ACCESSORY STRUCTURES. FOR UNCOVERED APPENDAGES AND STRUCTURES, MEASURE FIVE FEET FROM ALL EXPOSED SIDES. LANDSCAPE THE ELZ WITH GRAVEL, PAVERS, OR OTHER NON- COMBUSTIBLE MATERIALS ONLY. PROPERTIES WITHIN PROXIMITY ZONE C SHALL BE ALLOWED GREEN, MOIST, AND CLOSELY MOWED LAWN GRASS IN LIEU OF HARDSCAPE IN THE ELZ. DORMANT GRASS SHALL BE SEEDED WITH A PERENNIAL GRASS SPECIES TO MAINTAIN THE FIRE RESISTANCE DURING THE LAWN GRASS DORMANT PERIODS. GUTTERS & DOWNSPOUTS - GUTTERS & DOWNSPOUTS WILL BE CONSTRUCTED OF NONCOMBUSTIBLE MATERIAL AND WILL BE PROVIDED WITH A NONCOMBUSTIBLE, CORROSION RESISTANT MEANS TO PREVENT THE ACCUMULATION OF LEAVES AND DEBRIS. 4. MATERIALS LISTED IN THE SCHEDULE SHALL NOT BE SUBSTITUTED IN THE FIELD. ROOF VALLEY - VALLEY FLASHINGS SHALL BE NOT LESS THAN 0.019 INCH (0.48 MM) (NO. 26 GALVANIZED SHEET GAGE) CORROSION-RESISTANT METAL INSTALLED OVER A MINIMUM 36-INCH-WIDE (914 MM) UNDERLAYMENT CONSISTING OF ONE LAYER OF 72-POUND (32.4 KG) MINERAL-SURFACED, NONPERFORATED CAP SHEET COMPLYING WITH ASTM D 3909 RUNNING THE FULL LENGTH OF THE VALLEY WOVEN ROOF VALLEYS - VALLEY SHINGLES SHALL BE WEAVED OR WOVEN (CLOSED VALLEY) IVER 26 GAGE (0.019 INCH) GALVANIZED SHEET METAL FLASHING RUNNING THE FULL LENGTH OF THE VALLEY AND EXTENDING AT LEAST 12 INCHES ON BOTH PLANES OF THE ROOF SURFACE. FLASHING SHALL BE VISIBLE AT THE VALLEY END FOR INSPECTION. VENTS - ALL VENTILATION OPENINGS, INCLUDING BUT NOT LIMITED TO EXHAUST VENTS, ATTIC VENTS, UNDERFLOOR VENTS OR ANY VENT IN THE EXTERIOR WALLS OR ROOF, MUST BE MADE OF NON- COMBUSTIBLE MATERIAL WITH A CORROSION-RESISTANT MESH HAVING OPENINGS OF 1/8" OR LESS. ALTERNATIVELY, VENTS DESIGNED TO PREVENT FLAME OR EMBER PENETRATION ARE ACCEPTABLE. ROOF VENTS MUST NOT EXCEED 144 SQUARE INCHES. DRYER VENTS AND ASSOCIATED DUCTWORK SHALL BE NONCOMBUSTIBLE MATERIAL. DRYER VENTS, KITCHEN EXHAUST, AND STANDARD ROOF PLUMBING VENT STACKS ARE OTHERWISE EXEMPT. SPARK ARRESTER - SPARK ARRESTERS SHALL BE REQUIRED FOR ALL CHIMNEYS SERVING A FIREPLACE, BARBECUE, INCINERATOR AND/OR A DECORATIVE HEATING APPLIANCE. SPARK ARRESTERS SHALL BE CONSTRUCTED OF WOVEN OR WELDED WIRE SCREENING EQUIVALENT TO 12 USA STANDARD GAGE (SWG) WIRE (0.1046 INCH) (2.66 MM), 19 SWG GALVANIZED WIRE (0.040 INCH) (1.02 MM), OR 24 SWG STAINLESS STEEL WIRE (0.022 INCH) (0.56 MM) HAVING OPENINGS NOT EXCEEDING 1/2 INCH (12.7 MM). NOTE: HEAVY MACHINERY: IF HEAVY EQUIPMENT WILL BE ROLLING OVER ANY AREA OF THE FULL CRZ OF PROTECTED TREES, PROVIDE 3/4" PLYWOOD OVER 2X4 LUMBER OVER 12" LAYER OF MULCH TO BRIDGE OVER THE ROOTS AND PREVENT SOIL/ROOF COMPACTION. AFTER CONSTRUCTION IS COMPLETED, SPREAD MULCH AROUND THE SITE TO LEAVE A MAX LAYER OF 3" WITHIN THE ROOT ZONE PROVIDE PROTECTIVE FENCING, 2X4 WOOD PLANKING AS TRUNK PROTECTION (MIN. OF 6' TALL PLANKING) ON GRADE, & 8 INCHES OF MULCH MUST BE PLACED FOR ALL UNFENCED AREAS OF ROOT ZONE TO LIMIT ROOT/SOIL COMPACTION. TO MINIMIZE THE AMOUNT OF MULCH NEEDED TO PROTECT THE TREE, EXTEND THE FENCE TO PROTECT AS MUCH OF THE FULL ROOT ZONE AS POSSIBLE DUE TO THE PROPOSED CONSTRUCTION FULL CRZ 28' - 0" MATERIAL STAGING 104' 103' SPOILS PLACEMENT 1/2 CRZ 14' - 0" 28" PECAN 1/4 CRZ 7' - 0" 102' EXISTING COV'D PORCH 106' 105' 104' EXISTING RESIDENCE TO REMAIN EXISTING WD. STEPS PORT TOILET DUMPSTER EXISTING STONE RETAINING WALL EXISTING STONE RETAINING WALLS 103' 101' EXISTING DRIVEWAY TO REMAIN 12" PECAN EXISTING APPROACH TO REMAIN 100' FEE TO BE PAID IN LIEU OF SIDEWALK E T U O R S S E C C A S45°08'21"W 50.07' BENCHMARK = 100.00' CLIFTON STREET 15" PECAN WW 102' WM CURB 101' 1 SITE PLAN 1/8" = 1'-0" NOTE: ALL SITE & SURVEY INFORMATION PROVIDED BY OTHERS t v r . y p o C - U D A N O T F L C I \ t i v e R n o \ t f i l \ C A 5 E \ s t n e m u c o D e m o H \ c a M \ \ : C : : M P 9 1 3 1 2 1 6 2 0 2 8 9 / / RESIDENTIAL & HOSPITALITY ARCHITECTURE & PLANNING 1212 Chicon Street Ste. 101 Austin, TX 78702 (512) 473. 8228 Voice www.element5architecture.com CLIFTON ADU 2112 CLIFTON ST. AUSTIN, TX 78704 IC AREA CALCULATION EXISTING FIRST FLOOR EXISTING STORAGE EXISTING DRIVEWAY EXISTING COV'D PATIO EXISTING COV'D PORCH EXISTING WD STEPS @ 50% EXISTING CONC RAMP EXISTING CONC. RETAINING WALLS EXISTING STONE RETAINING WALLS EXISTING STONE COLUMNS EXISTING AC PADS EXISTING CONC. PAVERS + PLANTER COV'D WD STEPS OTHER COV'D AREA 1425 SF 680 SF 2104 SF 343 SF 123 SF 78 SF 10 SF 79 SF 25 SF 239 SF 2 SF 18 SF 152 SF 61 SF 5 SF 1136 SF 3240 SF SITE PLAN A1.0 © COPYRIGHT 2023 , E5A . ALL RIGHTS RESERVED MARK WIDTH DOOR SCHEDULE HEIGHT COMMENTS 100 101 102 103 104 105 3' - 0" 2' - 8" 2' - 6" 2' - 0" 8' - 0" 2' - 8" 8' - 0" 8' - 0" 8' - 0" 8' - 0" 7' - 0" 6' - 8" W/ 1' SIDELITE SLIDING DOOR W O L E B E G A R A G G N T S X E I I 7 A4.0 32' - 4 1/4" 5' - 6 1/2" 4' - 9 3/4" 5' - 6 3/4" 4' - 2 3/4" 12' - 2 1/2" C B CLST WD. FLR. 9' - 0" CLG. HT. 6 A4.0 5 BATH TILE FLR. 9' - 0" CLG. HT. PANTRY W/D 30" REF. 1 4 A4.0 2 3 103 102 1 0 1 DUCTED MINI-SPLIT 30" RANGE A DW BDRM WD. FLR. VAULTED CLG. HT. DUCTED MINI-SPLIT LIVING/KITCHEN WD. FLR. VAULTED CLG. HT. 100 2" DROP DN A " 0 - ' 2 10' SETBACK " 4 - ' 4 " 7 - ' 4 1 / " 4 3 4 - ' 9 1 / " 4 3 9 - ' 4 / " 4 3 4 - ' 9 1 " 4 - ' 6 / " 2 1 6 - ' 1 / " 4 1 6 - ' 9 " 0 - ' 2 B A B 2' - 0" 8' - 6 1/2" B 2' - 7 1/2" 26' - 4 1/4" 32' - 4 1/4" 11' - 2 1/4" 2' - 0" 3' - 1 1/2" 2' - 10 1/2" A 6' - 0" COMMENTS " 0 - ' 3 G N A H R E V O 2 SECOND FLOOR 1/4" = 1'-0" 1 FIRST FLOOR 1/4" = 1'-0" EXISTING STORAGE TO REMAIN 7 A4.0 " 0 1 - ' 3 / " 4 3 0 1 - ' 5 1 STORAGE 5 0 1 GYM SLIDING DOOR TO REPLACE EXISTING GARAGE DOOR 104 4' - 6 1/2" 6' - 3" 3' - 2" UP METAL RAILING STAIRS & LANDING TO BE PRESSURE-TREATED FIRE RETARDANT WOOD TYPE MARK WIDTH WINDOW SCHEDULE HEIGHT FAMILY COUNT A B C 3' - 0" 3' - 0" 2' - 0" 6' - 0" 6' - 0" 4' - 0" 4 4 1 FG CSMT CSMT t v r . y p o C - U D A N O T F L C I \ t i v e R n o \ t f i l \ C A 5 E \ s t n e m u c o D e m o H \ c a M \ \ : C : : M P 2 2 3 1 2 1 6 2 0 2 8 9 / / RESIDENTIAL & HOSPITALITY ARCHITECTURE & PLANNING 1212 Chicon Street Ste. 101 Austin, TX 78702 (512) 473. 8228 Voice www.element5architecture.com CLIFTON ADU 2112 CLIFTON ST. AUSTIN, TX 78704 FLOORPLANS A2.0 © COPYRIGHT 2023 , E5A . ALL RIGHTS RESERVED " 2 1 / " 6 B STANDING SEAM METAL ROOF HARDIE BOARD & BATTEN 6X6 WOOD BRACKETS @ 48" O.C. HARDIE BOARD & BATTEN TO REPLACE EXISTING SIDING " 0 - ' 8 B A " 0 - ' 8 " 0 - ' 8 HARDIE WRAPPED COLUMN METAL GUARDRAIL / " 4 3 6 - ' 1 2 . T H . G D L B STAIRS & LANDING TO BE PRESSURE-TREATED FIRE RETARDANT WOOD 12" 6" 12" 6" / " 8 1 1 - ' 9 . T H . T L P " 0 - ' 8 A A " 0 - ' 8 SECOND FLOOR PLAN 9' - 8 1/4" SECOND FLOOR PLAN 9' - 8 1/4" LOW PT @ GRADE - 106.9' AVERAGE ELEVATION @ GRADE = 107.2' FIRST FLOOR 0' - 0" FIRST FLOOR 0' - 0" RESIDENTIAL & HOSPITALITY ARCHITECTURE & PLANNING 1212 Chicon Street Ste. 101 Austin, TX 78702 (512) 473. 8228 Voice www.element5architecture.com HARDIE BOARD & BATTEN 12" 3" HARDIE BOARD & BATTEN TO REPLACE EXISTING SIDING 1 NORTH ELEVATION 1/4" = 1'-0" 2 WEST ELEVATION 1/4" = 1'-0" B " 0 - ' 8 C " 0 - ' 8 " 2 1 / " 6 STANDING SEAM METAL ROOF HARDIE BOARD & BATTEN STANDING SEAM METAL ROOF HARDIE BOARD & BATTEN TO REPLACE EXISTING SIDING HARDIE BOARD & BATTEN HARDIE BOARD & BATTEN TO REPLACE EXISTING SIDING / " 4 3 6 - ' 1 2 . T H . G D L B SECOND FLOOR PLAN 9' - 8 1/4" t v r . y p o C - FIRST FLOOR 0' - 0" AVERAGE ELEVATION @ GRADE = 107.2' HIGH PT @ GRADE - 107.5' 3 SOUTH ELEVATION 1/4" = 1'-0" 4 EAST ELEVATION 1/4" = 1'-0" U D A N O T F L C I \ t i v e R n o \ t f i l \ C A 5 E \ s t n e m u c o D e m o H \ c a M \ \ : C : : M P 5 2 3 1 2 1 6 2 0 2 8 9 / / 12" 6" 12" 6" B A " 0 - ' 8 " 0 - ' 8 / " 8 1 1 - ' 9 . T H . T L P SECOND FLOOR PLAN 9' - 8 1/4" 6X6 WOOD BRACKETS @ 48" O.C. FIRST FLOOR 0' - 0" CLIFTON ADU 2112 CLIFTON ST. AUSTIN, TX 78704 EXTERIOR ELEVATIONS A3.0 © COPYRIGHT 2023 , E5A . ALL RIGHTS RESERVED LIVING/KITCHEN EXISTING STORAGE RESIDENTIAL & HOSPITALITY ARCHITECTURE & PLANNING 1212 Chicon Street Ste. 101 Austin, TX 78702 (512) 473. 8228 Voice www.element5architecture.com 7 Section 1 1/4" = 1'-0" MICRO 30" REF. 30" RANGE 1 KITCHEN 3/8" = 1'-0" 2 KITCHEN 3/8" = 1'-0" DW 3 KITCHEN 3/8" = 1'-0" W/D 4 KITCHEN 3/8" = 1'-0" CLIFTON ADU 2112 CLIFTON ST. AUSTIN, TX 78704 SHOWER 5 BATH 3/8" = 1'-0" 6 BATH 3/8" = 1'-0" NOTE: DRAWING IS FOR LAYOUT PURPOSES ONLY. CONTRACTOR AND MEP ENGINEER SHALL BEAR ULTIMATE RESPONSIBILITY FOR THE DESIGN, LOCATION AND CODE ADHERENCE AND COORDINATION OF ALL MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMS FOR THE PROJECT. BUILDING SECTION & INTERIOR ELEVATIONS A4.0 © COPYRIGHT 2023 , E5A . ALL RIGHTS RESERVED t v r . y p o C - U D A N O T F L C I \ t i v e R n o \ t f i l \ C A 5 E \ s t n e m u c o D e m o H \ c a M \ \ : C : : M P 8 2 3 1 2 1 6 2 0 2 8 9 / / 1 2 3 4 5 FOUNDATION PLAN NOTES: 1. FINISHED FLOOR 100'-0" = TOP OF EXISTING SLAB ON GRADE/FLOOR FRAMING. GC COORDINATE. 2. INDICATES HOLD-DOWN LOCATION. REFER TO A4/S-002 FOR HOLD-DOWN CONSTRUCTION. 3. +/- INDICATES EXISTING CONDITIONS, GC VERIFY 4. 5. CONSTRUCT PER A3/S-003. INDICATES EXISTING WALL. INDICATES NEW WALL FRAMING, TREE PROTECTION PLAN NOTES 1. FLATWORK -FLATWORK WITHIN THE ROOTZONE TO BE NO DEEPER THAN 4". 2. FOUNDATIONS/ CONCRETE FORMWORK -NO BATTER BOARD OR CONCRETE FORMWORK STAKES WITHING 1/2 CRZ EXCEPT #5 WITH POINTED TIP. USE A STRONG BACK DESIGN TO GET ANY LARGER STAKES OUT OF 1/2 CRZ. -ANY DIGGING OR TRENCHING WITHIN THE TREES FULL CRZ SHALL BE HAND DUG OR AIR SPADED. ALL TREEPROTECTION SHALL LAST THROUGH THE END OF CONSTRUCTION. 3. CRITICAL ROOT ZONE IMPACTS -THERE SHALL BE NO IMPACT ON THE TREES 1/4 CRZ. 4. GC SHALL NOT DISTURB ANY SOIL ABOVE THE 1/2 CRZ, SLAB MUST BE CANTILEVERED ABOVE 4" MIN ABOVE GRADE PER SECTION. 32' - 6 1/4" +/- GC ADD HOLD-DOWNS PER B4/S-002, TYP ALL CORNERS ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 09/03/2026 S N A L P L A R U T C U R T S I I N O T D D A U D A R O F - / + " 4 / 3 0 1 - ' 0 2 EXST SLAB ON GRADE, TRENCH & REPAIR PER B5/S-002, AS REQ'D T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A P.T. 6x6 COL, ATTACH PER B5/S-002. GC NOTE, EMBED MUST BE WET SET INTO CONCRETE " 8 / 7 6 - ' 2 C5 S-002 2' - 10" Rev Date Description 00 09/03/2026 100% CONST DWGS Project Number : 0504.26 PLAN NORTH Sheet: S-101 FOUNDATION PLAN Scale: 3/8" = 1'-0" : : M P 1 4 1 0 2 1 6 2 0 2 / 3 / 9 D C B A A1 FOUNDATION PLAN 3/8" = 1'-0" 1 2 3 4 5 BRACED FOUNDATION PLAN NOTES: 1. FINISHED FLOOR 100'-0" = TOP OF SLAB ON GRADE, REFER TO ARCH FOR ELEVATION. 2. INDICATES HOLD-DOWN LOCATION. REFER TO A4/S-002 FOR HOLD-DOWN CONSTRUCTION. 3. SHEATHING TO BE ATTACHED AT BRACED WALLS PER A1/S-003. 4. 5. BRACING METHODS/MATERIALS: INDICATES BRACED WALL LOCATION. a.NEW WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) X, X, AND X. b. PORTAL FRAME WITH HOLD-DOWNS (PFH) AT BRACED WALL LINE (BWL) X. c. LINE IN BRACE (LIB) AT BRACED WALL LINE (BWL) X & X. CONSTRUCT WITH EITHER 1X4 CUT INTO STUDS, OR (2) 14 GA x 2" LG STRAP IN 'X' SHAPE. d. MOMENT FRAME (MOM. FRAME) AT BRACED WALL LINE (BWL) X. e. NEW & EXST WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) X, X, AND X. f. EXST WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) X, X, AND X. - P S W S C T S X E 1 - L W B BWL-A EXST CS-WSP GC ADD HOLD-DOWNS PER B4/S-002, - P S W S C T S X E 2 - L W B D C B A BWL-B EXST CS-WSP A1 BRACED FOUNDATION PLAN 3/8" = 1'-0" ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 09/03/2026 S N A L P L A R U T C U R T S T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A I I N O T D D A U D A R O F Rev Date Description 00 09/03/2026 100% CONST DWGS Project Number : 0504.26 PLAN NORTH Sheet: S-102 BRACED FOUNDATION PLAN Scale: 3/8" = 1'-0" : : M P 2 4 1 0 2 1 6 2 0 2 / 3 / 9 1 2 3 4 5 D C B A A1 2ND FLOOR FRAMING PLAN 3/8" = 1'-0" D1 S-003 TRUSS MANF'R COORD TRUSS RECESS DEPTH W/ARCH, WHERE REQ'D TRUSS MANFR NOTE ADD'L LINE LOAD LL = 125 PLF DL = 88 PLF STRAP PER A2/S-004, TYPE A AT REAR OF V-LAM TRUSS MANFR NOTE ADD'L POINT LOAD RLL = 3072 LBS DL = 1536 LBS TRUSS MANFR NOTE ADD'L POINT LOAD LL = 245 LBS DL = 172 LBS D4 S-004 M A L - V " 4 1 x " 4 / 3 1 ) 2 ( L 2 L INDICATES WALL BELOW FRAMING. INDICATES EXST WALL RESTING ON FLOOR. INDICATES NEW WALL RESTING ON FLOOR, REFER TO A3/S-003 FOR SECOND FLOOR FRAMING PLAN NOTES: 1. VERSA-LAM BEAMS (V-LAM) TO BE GRADE 2800 Fb 2.0 E, OR BETTER. 2. 3. 4. CONSTRUCTION. 5. 6. GC COORD WITH EXST OR REFER TO ARCH FOR TOP OF SECOND FLOOR. 7.. TRUSSES TO BE DESIGNED FOR PRESSURES LISTED BELOW & LINE LOADS ON PLAN AS WELL AS DEFLECTIONS LISTED BELOW. CONFIGURATION BELOW IS SHOWN FOR GRAPHICAL PURPOSES (ASIDE FROM CALLED OUT V-LAM BEAMS), TRUSSES ARE TO BE A DELEGATED DESIGN ITEM. FINAL TRUSS DESIGN AND LAYOUT TO BE SIGNED AND SEALED BY PROFESSIONAL ENGINEER. COORDINATE DUCT LOCATIONS WITH ARCH/MECH ENGINEER. INDICATES LINE LOAD PATH. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 i. FLOOR LIVE LOAD = 40 PSF ii. FLOOR DEAD LOAD = 20 PSF iii. ATTIC/CEILING LIVE LOAD = 20 PSF iv. ATTIC/CEILING DEAD LOAD = 14 PSF v. ROOF LIVE LOAD = 20 PSF vi. ROOF DEAD LOAD = 10 PSF vii. MAX LIVE LOAD DEFLECTION = L/480 viii. MAX TOTAL LOAD DEFLECTION = L/360 2x6 AT 24" (3) 1 3/4"x 14" V-LAM M A L - V " 4 1 x " 4 3 / 1 ) 3 ( 14" OPEN WEB TRUSS AT 16" D4 S-004 T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A 09/03/2026 S N A L P L A R U T C U R T S I I N O T D D A U D A R O F (3) 1 3/4"x 11 1/4" V-LAM P.T. 2x12 AT 16" 2 1 x 2 . . T P ) 3 ( Rev Date Description (2) 1 3/4"x 14" V-LAM (3) P.T. 2x12 00 09/03/2026 100% CONST DWGS Project Number : 0504.26 HEADER PER SCHED ATTACH BEAMS TO COLUMN WITH SIMPSON S.T. HUC5.5/10 EA DIRECTION. GC NOTE, HANGERS MUST BE INSTALLED PRIOR TO BEAM INSTALLATION PLAN NORTH Sheet: S-111 2nd FLOOR FRAMING PLAN Scale: 3/8" = 1'-0" : : M P 2 4 1 0 2 1 6 2 0 2 / 3 / 9 1 2 3 4 5 BRACED SECOND FLOOR FRAMING PLAN NOTES: 1. SHEATHING TO BE ATTACHED AT BRACED WALLS PER A1/S-003. 2. BRACING METHODS/MATERIALS: a. NEW WOOD STRUCTURAL PANELS AT BRACED WALL LINES (BWL) 3, 4, C, & D. ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 INDICATES BRACED STRUCTURAL PANELS INDICATES STRAP LOCATION, INSTALL PER XX/S-004. 3. LOCATIONS. 4. TYPE A, UNO. - P S W S C W E N 3 - L W B BWL-C NEW CS-WSP BWL-D NEW CS-WSP - P S W S C W E N 4 - L W B T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A 09/03/2026 S N A L P L A R U T C U R T S I I N O T D D A U D A R O F Rev Date Description 00 09/03/2026 100% CONST DWGS A1 BRACED 2ND FLOOR FRAMING PLAN 3/8" = 1'-0" PLAN NORTH Project Number : 0504.26 Sheet: S-112 BRACED 2nd FLOOR FRAMING PLAN Scale: 3/8" = 1'-0" : : M P 2 4 1 0 2 1 6 2 0 2 / 3 / 9 D C B A 1 2 3 4 5 ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 ATTIC FRAMING PLAN NOTES: 1. VERSA-LAM BEAMS (V-LAM) TO BE GRADE 2800 Fb 2.0 E, OR BETTER. 2. CEILING RAFTERS NOT LABELED TO BE 2x6 AT 16" MAX. 3. REFER TO B3/S-003 FOR FACE MOUNT CONNECTIONS. 4. INDICATES KING POST LOCATION ON INTERIOR WALL, REFER TO ROOF PLAN FOR CONSTRUCTION. 09/03/2026 D1 S-003 2x6 AT 16" D4 S-003 (2) 1 3/4" x 14" V-LAM HDR VAULTED TO BOTTOM OF ROOF FRAMING 2x6 AT 16" (2)2x12 VAULTED TO BOTTOM OF ROOF FRAMING D4 S-003 HEADER PER SCHED, TYP UNO. T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A S N A L P L A R U T C U R T S I I N O T D D A U D A R O F Rev Date Description 00 09/03/2026 100% CONST DWGS Project Number : 0504.26 PLAN NORTH Sheet: S-121 ATTIC FRAMING PLAN Scale: 3/8" = 1'-0" : : M P 2 4 1 0 2 1 6 2 0 2 / 3 / 9 D C B A A1 ATTIC FRAMING PLAN 3/8" = 1'-0" 1 2 3 4 5 ammond Consulting & Engineering, LLC Residential & Small Commercial Structural Solutions TEXAS FIRM 17051 ROOF FRAMING PLAN NOTES: 1. VERSA-LAM BEAMS (V-LAM) TO BE GRADE 2800 Fb 2.0 E, OR BETTER. 2. ROOF RAFTERS NOT LABELED TO BE 2x6 AT 16" MAX. 3. REFER TO B3/S-003 FOR SLOPEABLE/SKEWABLE FACE MOUNT CONNECTIONS. 4. INDICATES KING POST LOCATION. (2) 2x4 WHERE H < 8', (2) 2x6 H < 12'. 5. INDICATES LET IN BRACE LOCATION. D5 S-003 C1 S-003 8 x 2 ) 2 ( 2x8 AT 16" (2) 1 3/4" x14" V-LAM 2x8 AT 16" D4 S-003 (3) 2x8 D5 S-003 C5 S-003 A1 ROOF FRAMING PLAN 3/8" = 1'-0" D4 S-003 SIM 2x8 AT 16" EXTEND V-LAM AND TRIM BOTTOM AS NECESSARY TO ALLOW CONCEALMENT IN THE SOFFIT ATTACH BEAM TO POST WITH (2) SIMPSON S.T. LCE4 OR D3/S-003 WHERE CONCEALED CONNECTIONS ARE REQUIRED PLAN NORTH 09/03/2026 S N A L P L A R U T C U R T S I I N O T D D A U D A R O F T E E R T S N O T F I L C 2 1 1 2 4 0 7 8 7 S A X E T , I N T S U A Rev Date Description 00 09/03/2026 100% CONST DWGS Project Number : 0504.26 Sheet: S-122 ROOF FRAMING PLAN Scale: 3/8" = 1'-0" : : M P 2 4 1 0 2 1 6 2 0 2 / 3 / 9 D C B A 1' - 0" 4' - 1" STANDING SEAM METAL ROOF 1/2" OSB SHEATHING 2X RAFTERS PER STRUCTURAL ENGINEER 3/4" HARDIE FASCIA 5/8" TYPE 'X' GYP. BD. 1' - 0" " 0 - ' 1 " 1 - ' 1 STANDING SEAM METAL ROOF " 2 1 / " 3 " 2 1 / " 6 STANDING SEAM METAL ROOF " 2 1 / " 6 " 1 - ' 1 1' - 1" 1 ROOF PLAN 1/4" = 1'-0" OPEN CELL SPRAY FOAM @ ROOF RAFTERS, TYP. 5/8" GYP. BD. CEILING 2X6 EXTERIOR FRAMING, TYP. BLOWN IN BATT (BIB) INSULATION IN WALLS, TYP. 2 TYP. ROOF SECTION 1 1/2" = 1'-0" t v r . y p o C - U D A N O T F L C I \ t i v e R n o \ t f i l \ C A 5 E \ s t n e m u c o D e m o H \ c a M \ \ : C : : M P 3 2 3 1 2 1 6 2 0 2 8 9 / / RESIDENTIAL & HOSPITALITY ARCHITECTURE & PLANNING 1212 Chicon Street Ste. 101 Austin, TX 78702 (512) 473. 8228 Voice www.element5architecture.com CLIFTON ADU 2112 CLIFTON ST. AUSTIN, TX 78704 ROOF PLAN A2.1 © COPYRIGHT 2023 , E5A . ALL RIGHTS RESERVED