C.4 - 1
HISTORIC LANDMARK COMMISSION
MAY 20, 2013
NATIONAL REGISTER HISTORIC DISTRICT
NRD-2013-0037
Old West Austin 1706 Westover
PROPOSAL
Construct a second story addition on an existing detached garage.
PROJECT SPECIFICATIONS
The house is a Minimal Traditional style, one story with a side gable roof, with a center
front door and small front facing gable roof over the stoop that is supported by squared
posts set on piers. The existing detached garage sits at the rear of the lot and is accessed by
a side-loaded driveway.
The applicant proposes to construct an addition to the existing garage. The new
construction will consist of a 34 sq. ft. addition at the front of the garage and a 386 sq. ft.
second story addition set back from the new front wall to accommodate a second story
balcony. The entire garage will be clad in horizontal hardi siding and will be painted to
match the existing house. The roof will have a front facing gable and will have shingles
matching those on the main house. A one car-wide garage door will provide access from the
new gravel strip driveway.
The applicant also proposes to replace an existing concrete walk from the sidewalk to the
front door of the house with a gravel walkway of similar dimension and layout, and
construct a new rear deck on the house.
STANDARDS FOR REVIEW
The existing property is contributing to the Old West Austin National Register Historic
District. Applicable general design review guidelines state:
The distinguishing original qualities or character of a property and its environment
shall not be destroyed. Removal or alteration of any historic material or distinctive
architectural features should be avoided.
All properties shall be recognized as products of their own time. Alterations which
have no historical basis and which seek to create an earlier appearance shall be
discouraged.
Changes which have taken place in the course of time may have acquired
significance in their own right, and shall be recognized and respected.
Distinctive stylistic features or examples of skilled craftsmanship which characterize
a property shall be treated with sensitivity.
Deteriorated architectural features shall be repaired rather than replaced whenever
possible. In the event replacement is necessary, the new material should match the
material being replaced in composition, design, color, texture, and other visual
qualities. Repair or replacement of missing architectural features should be based on
accurate duplications of features, substantiated by historical, physical, or pictorial
C.4 - 2
evidence.
Contemporary design for alterations and additions to existing properties are
appropriate when such alterations and additions do not destroy significant historic,
architectural, or cultural material and are compatible with the size, scale, color,
material, and character of the property, neighborhood, or environment.
Whenever, possible, new additions or alterations to structures shall be done in such
a manner that if such additions or alterations were to be removed in the future, the
essential form and integrity of the structure would not be impaired.
The installation of protective or code-required mechanical systems shall be concealed
whenever possible so as not to intrude upon or detract from the property’s aesthetic
and historical qualities except where concealment would result in the alteration or
destruction of historically significant materials or spaces.
The existing garage is not architecturally significant. The proposed additions to the garage
are compatible in scale, massing, form, and materials of the existing house and meet the
guidelines for review.
STAFF RECOMMENDATION
Release the permit per the proposed design.
MOPAC
JEFF
ERSO
N
WESTOVER
OAKM
ONT
NORTHWOODN
MOPA
C NB
TO N
ORTH
WOOD
MOPAC
±This product is for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying purposes. It does notrepresent an on-the-ground survey and represents only the approximate relative location of property boundaries.This product has been produced by the Planning and Development Review Department for the sole purpose of geographic reference. No warranty ismade by the City of Austin regarding specific accuracy or completeness.
CASE#:LOCATION:
NRD-2013-00371706 Westover RoadSUBJECT TRACT
ZONING BOUNDARY
A-1 Title Sheet : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Title Sheet
26 Apr 2013
A-1
Garage
Guest Room
10
0 E
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in,
Texas
78
75
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Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
Index Of Drawings
Sht. No.
A-1
A-2
A-3
A-4
A-5
A-6
A-7
A-8
A-9
A-10
A-11
A-12
Sheet Name
Title Sheet
Notes
Site Plan
Site Work
First Floor Plan
Second Floor Plan
Exterior Elevations
Roof Plan & Roof Details
Section and Details
Section & Wall Details
Structural
Electrical & Plumbing
1706 westover austin texas - Google Maps http://maps.google.com/maps?oe=utf-8&client=firefox-a&q=1706...
2 of 2 1/11/13 9:39 AM
PROJECT MAP:
PROJECT DIRECTORY:
OWNER / CLIENT:John AND Tamara Plemmons1706 Westover RoadAustin, Tx 78703
ARCHITECT:SMITH L HOLT, LLC100 E Skyview rd.Austin, TX 78752(512) 420 0026Contact: Smith Holt, [email protected]
PROJECT CODES:
PROJECT DESCRIPTION:GARAGE ADDITION TO DETACHEDGARAGE. SITE IS ZONED SF-3 -NP
ADDRESSES AFFECTED: 1706 Westover Road Austin, Tx, 78703
LEGAL DESCRIPTION:LOT 11 & W 10 FT OF LOT 12 BLK4 BRYKERWOODS C
This project falls within the jursidiction of the City of Austin, TXand is subject to all developmental regulations set forth forresidential improvements, including but not limited to:
2006 International Residential Code with Austin Amendments2009 Uniform Plumbing Code2011 National Electrical Code2009 International Energy Conservation Code
ENLARGED PLAN / DETAIL TAG
XX
REVISION NUMBER
WINDOW TAG
DOOR NUMBER TAG
ELEVATION MARKER
BUILDING SECTION MARKER
SPOT ELEVATION MARKER
ELEVATION MARKER
1
SYMBOL KEYS:
101'-0"
101'-0"
LEVEL 1 FF
AX.X03
112
SITE CACLULATIONS:ENGINEER:
-------
AREAS (IN SQUARE FEET):(E) HOUSE : 1950(E) GARAGE: 360WOOD DECK STAIRS TO GUEST RM: 34.3 (68.6 MEASURED)NEW SECOND STORY GUEST ROOM: 386
DEMOLISHED IMPERVIOUS COVER: 503DRIVEWAY 1599FLATWORK 458(E) DECKING @ 50% 127.5 (255 MEASURED)DECKING @ 50% 115.5 (231 MEASURED)
SITE: 9427PROPOSED IMP: 4041.3 ALLOWED IMP @ 45%: 4242.2PROPOSED BLDG : 2696ALLOWED BLDG @ 40%: 3770.8
Board of Adjusments:C15-2013-0022
His
toric
Landm
ark
com
mis
ion
Perm
it
##
##
##
SITE
A-2 Notes : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Notes
26 Apr 2013
A-2
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
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20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
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lt.c
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Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
ABOVE FINISHED FLOORADDENDUMAIR CONDITIONING
ALTERNATEALUMINUM
ADDA/C
ALT
BODBUILDING
CEILING
CENTER TO CENTER
CLGCTR
CMU
CENTERCENTER LINE
COLUMNCONCRETECONCRETE MASONRY UNITCONSTRUCTIONCONTROL JOINT
DETAIL
DIMENSION
COL
CONST
CONT
DIAMETERDIADIM
ELEVATOR
EACHELECTRICELEVATION
ENGINEER
FIRE EXTINGUISHER CABINET
FLOOR DRAINFURNISH
FIN
FEC
HTR HEATERHVAC
HANDICAPHARDWARE
AIR CONDITIONING
HEIGHTHOLLOW METALHOSE BIB
HDW
INFORMATIONINSIDE DIAMETERINSULATE, INSULATIONINSUL
GALVANIZED
NOT IN CONTRACTNOT TO SCALE
ON CENTER
ORIGINALOFOI
PAIR
PLASTIC LAMINATE
POWER
POINT
PREFABRICATEDPREPARATION
PR
PWR
QUANTITYQTY
REINFORCE, REINFORCINGREINF
TOP OFTHROUGH
TOP OF CURBTOP OF STEELTOP OF WALLTYPICAL
THRU
TOC
TYPUNLESS NOTED OTHERWISE
VERTICAL
WC
AFF
AHU AIR HANDLING UNIT
ARCHBOTTOM OF DECK
BLDGCASED OPENINGCO
CL
CLEAR (ANCE)
CONC
CJ
DOWNDOWNSPOUTDRAWING
EAELEC
ELEVENGR
EQUALEQEXPANSION JOINTEXTERIOR
FINISH (ED)
FIRE RATEDFRFDFURNGALVGC
HDCP
HMHBINFOID
NICNTS
OC
ORIG
OFCI
PAINT (ED)
PERPENDICULARPERPPLAMPT
PREFABPREPPROJ
PROPERTY LINEPL
RADIUSR, RAD
RD
RIGHT HANDRHRHR RIGHT HAND REVERSE
RO
ROOF DRAINROOF TOP UNITROOMRMROUGH OPENING
TO
TOSTOW
UNO
VERT
WATER CLOSETWELDED WIRE FABRICWINDOWWOODWD
DNDSDWG
LAVATORYLAV
OPPOSITE HANDOH
RTU
HEATING, VENTILATING AND
OWNER FURNISH/
OWNER FURNISH/CLR
EL
EXT
STANDARDSTD
SCHEDULE, SCHEDULEDSHEET
STEEL
SCHEDSHTSC
STL
SOLID CORESPEC SPECIFICATION(S)
STRUCTURE, STRUCTURALSTR
MIN
MTD
MINIMUMMISCELLANEOUS
MAXIMUMMAX
MATERIAL
MECHANICAL
MAT
MECH
MISCMOUNT (ED)
MFR MANUFACTURER
N/A
NUMBER
PSI
TBM TOP OF BEAM
UTIL UTILITY
EJ
MW MILLWORK
C/C
GENERAL CONTRACTOR
HT
NO., #
POUNDS PER SQUARE INCH
PROJECT (OR)
WDW
ABOVE FINISHED FLOORADDENDUMAIR CONDITIONING
ALTERNATEALUMINUM
ADDA/C
ALT
BODBUILDING
CEILING
CENTER TO CENTER
CLGCTR
CMU
CENTERCENTER LINE
COLUMNCONCRETECONCRETE MASONRY UNITCONSTRUCTIONCONTROL JOINT
DETAIL
DIMENSION
COL
CONST
CONT
DIAMETERDIADIM
ELEVATOR
EACHELECTRICELEVATION
ENGINEER
FIRE EXTINGUISHER CABINET
FLOOR DRAINFURNISH
FIN
FEC
HTR HEATERHVAC
HANDICAPHARDWARE
AIR CONDITIONING
HEIGHTHOLLOW METALHOSE BIB
HDW
INFORMATIONINSIDE DIAMETERINSULATE, INSULATIONINSUL
GALVANIZED
NOT IN CONTRACTNOT TO SCALE
ON CENTER
ORIGINALOFOI
PAIR
PLASTIC LAMINATE
POWER
POINT
PREFABRICATEDPREPARATION
PR
PWR
QUANTITYQTY
REINFORCE, REINFORCINGREINF
TOP OFTHROUGH
TOP OF CURBTOP OF STEELTOP OF WALLTYPICAL
THRU
TOC
TYP
AFF
AHU AIR HANDLING UNIT
ARCHBOTTOM OF DECK
BLDGCASED OPENINGCO
CL
CLEAR (ANCE)
CONC
CJ
DOWNDOWNSPOUTDRAWING
EAELEC
ELEVENGR
EQUALEQEXPANSION JOINTEXTERIOR
FINISH (ED)
FIRE RATEDFRFDFURNGALVGC
HDCP
HMHBINFOID
NICNTS
OC
ORIG
OFCI
PERPENDICULARPERPPLAMPT
PREFABPREPPROJ
PROPERTY LINEPL
RADIUSR, RAD
RD
RIGHT HANDRHRHR RIGHT HAND REVERSE
RO
ROOF DRAINROOF TOP UNITROOMRMROUGH OPENING
TO
TOSTOW
WWF
DNDSDWG
LAVATORYLAV
OPPOSITE HANDOH
RTU
HEATING, VENTILATING AND
OWNER FURNISH/
OWNER FURNISH/CLR
EL
EXT
STANDARDSTD
SCHEDULE, SCHEDULEDSHEET
STEEL
SCHEDSHTSC
STL
SOLID CORESPEC SPECIFICATION(S)
STRUCTURE, STRUCTURALSTR
MIN
MTD
MINIMUMMISCELLANEOUS
MAXIMUMMAXMECHANICALMECH
MISCMOUNT (ED)
N/A
NUMBER
PSI
TBM TOP OF BEAM
UTILITY
MW MILLWORK
C/C
GENERAL CONTRACTOR
HT
NO., #
POUNDS PER SQUARE INCH
PROJECT (OR)
GWB
ABOVE FINISHED FLOORADDENDUMAIR CONDITIONING
ALTERNATEALUMINUMARCHITECT
ADDA/C
ALT
BODBUILDING
CEILING
CENTER TO CENTER
CLGCTR
CMU
CENTERCENTER LINE
COLUMNCONCRETECONCRETE MASONRY UNITCONSTRUCTIONCONTROL JOINTCONTINUOUSDETAIL
DIMENSION
COL
CONST
CONT
DIAMETERDIADIM
ELEVATOR
EACHELECTRICELEVATION
ENGINEER
FIRE EXTINGUISHER CABINET
FLOOR DRAINFURNISH
FIN
FEC
HTR HEATERHVAC
HANDICAPHARDWARE
AIR CONDITIONING
HEIGHTHOLLOW METALHOSE BIB
HDW
INFORMATIONINSIDE DIAMETERINSULATE, INSULATIONINSUL
GALVANIZED
NOT IN CONTRACTNOT TO SCALE
ON CENTER
ORIGINALOFOI
PAIR
PLASTIC LAMINATE
POWER
POINT
PREFABRICATEDPREPARATION
PR
PWR
QUANTITYQTY
REINFORCE, REINFORCINGREINF
TOP OFTHROUGH
TOP OF CURBTOP OF STEELTOP OF WALLTYPICAL
THRU
TOC
TYP
AFF
AHU AIR HANDLING UNIT
ALUMARCH
BOTTOM OF DECKBLDG
CASED OPENINGCO
CL
CLEAR (ANCE)
CONC
CJ
DTL
DOWNDOWNSPOUTDRAWING
EAELEC
ELEVENGR
EQUALEQEXPANSION JOINTEXTERIOR
FINISH (ED)
FIRE RATEDFRFDFURNGALVGC
HDCP
HMHBINFOID
NICNTS
OC
ORIG
OFCI
PERPENDICULARPERPPLAMPT
PREFABPREPPROJ
PROPERTY LINEPL
RADIUSR, RAD
RD
RIGHT HANDRHRHR RIGHT HAND REVERSE
RO
ROOF DRAINROOF TOP UNITROOMRMROUGH OPENING
TO
TOSTOW
DNDSDWG
LAVATORYLAV
OPPOSITE HANDOH
RTU
HEATING, VENTILATING AND
OWNER FURNISH/ OWNER INSTALL
OWNER FURNISH/ CONTRACTOR INSTALL
CLR
EL
EXT
STANDARDSTD
SCHEDULE, SCHEDULEDSHEET
STEEL
SCHEDSHTSC
STL
SOLID CORESPEC SPECIFICATION(S)
STRUCTURE, STRUCTURALSTR
MIN
MTD
MINIMUMMISCELLANEOUS
MAXIMUMMAXMECHANICALMETAL
MECHMTL
MISCMOUNT (ED)
N/A NOT APPLICABLE
NUMBER
PSI
TBM TOP OF BEAM
MW MILLWORK
C/C
GENERAL CONTRACTOR
HT
NO., #
PTD
POUNDS PER SQUARE INCH
PROJECT (OR)
GYPSUM WALL BOARD
ABBREVIATIONS:1. PROTECT EXISTING TREES, LANDSCAPING, AND PROPERTY DURING CONSTRUCTION. PAY PARTICULAR ATTENTION TO
EXISTING TREE ROOT SYSTEMS, EXPOSED TRUNKS, AND BRANCH DRIP LINES. PROVIDE STANDARD CITY OF AUSTINBARRIERS AND GROUND PROTECTION. NO WORK IS TO OCCUR WITHIN 10'-0" OF TREE TRUNK.
2. PRIOR TO INSTALLATION, ALL STOCKED MATERIALS SHALL BE PROTECTED FROM THE ELEMENTS AND OFF THE GROUND,AS NEEDED, TO ASSURE THEIR GOOD CONDITION.
3. CONTRACTOR TO FURNISH ALL LABOR AND MATERIALS NECESSARY TO COMPLETE INSTALLATION OF FINISHES. EACHCONTRACTOR SHALL RESPECT THE WORK OF OTHER CONTRACTORS AND IS RESPONSIBLE FOR AND LIBEL TO REPAIR ORREPLACE ANY DAMAGE CAUSED BY HIS WORK.
4. CODES: ALL WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH FEDERAL, STATE AND LOCAL CODES AND ANYOTHER REGULATING AUTHORITIES HAVING JURISDICTION OVER SAID PROJECT. THE CONTRACTOR SHALL PROTECT ANDINDEMNIFY THE OWNER AND/OR ARCHITECT AGAINST ANY CLAIM OR LIABILITY ARISING FROM VIOLATION OF ANY SUCHCODE OR REGULATION.
5. THE CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS NOT PROVIDED BY THE OWNER, INSPECTION FEES, ANDDEPOSITS REQUIRED FOR THE INSTALLATION OF ALL WORK. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO CALLFOR LOCAL INSPECTIONS AND OBTAIN APPROVAL FROM THE CITY OF AUSTIN INSPECTORS FOR COMPLETED WORK.
6. QUALITY: WORKMANSHIP SHALL BE OF THE HIGHEST QUALITY AND MATERIALS USED OF THE BEST TYPES THE MARKETAFFORDS. ALL INSTALLATIONS AND APPLICATIONS SHALL CONFORM TO INDUSTRY STANDARDS AND MANUFACTURERSPECIFICATIONS.
7. TRASH REMOVAL: CONTRACTOR SHALL PROVIDE FOR TRASH REMOVAL. EACH CONTRACTOR SHALL REMOVE ALL TRASHAND DEBRIS FROM THE SITE AND/OR WITHIN THE BUILDING. IF TRASH AND DEBRIS ARE NOT REMOVED, THE OWNERMAY, AT HIS OPTION, PAY FOR ITS REMOVAL AND BACK-CHARGE THE CONTRACTOR.
8. RECYCLING: CONTRACTOR SHALL USE A DISPOSAL SERVICE THAT RECYLES CONSTRUCTION WASTE. DOCUMENTATIONOF VOLUMES RECYCLED SHALL BE PROVIDED ON AN ONGOING BASIS.
9. THERE SHALL BE NO CLEANING OF EQUIPMENT OR TOOLS ON SITE ALLOWING RUN OFF OF ANYTHING BUT CLEANWATER. AS EXAMPLES: PAINT BRUSH CLEANING IS NOT ALLOWED IN LANDSCAPING. THE WASHOUT OF CONCRETETRUCKS SHALL BE CONTAINED SO AS TO NOT ALLOW RUN-OFF OF CHEMICALS AND MATERIALS INTO THE LANDSCAPE.
10. THE GENERAL CONTRACTOR SHALL COORDINATE THE LOCATION AND SIZE OF OPENINGS FOR VENTS, INSERTS, BOXES,HANGERS, BLOCKING, ETC. WITH THE ARCHITECT PRIOR TO ANY FIELD CUTTING OR FIELD PENETRATIONS BEING MADE.
11. ALL ERECTIONS, DETAILS, MATERIALS, METHODS, ETC. SHOWN AND/OR NOTED AND ANY DRAWING SHALL APPLY TO ALLOTHER SIMILAR LOCATIONS, UNLESS OTHERWISE NOTED.
12. THE GENERAL CONTRACTOR SHALL SAFELY SHORE, BRACE, AND/OR SUPPORT ALL WORK AS REQUIRED. THIS WORK SHALL BE THE FULL RESPONSIBILITY OF THE CONTRACTOR AND NO ACT, DIRECTION, OR REVIEW OF ANY SYSTEM ORMETHOD BY THE ARCHITECT OR OWNER/DEVELOPER SHALL RELIEVE THE CONTRACTOR OF THIS RESPONSIBILITY.
13. IT IS NOT THE INTENT OF THESE DRAWINGS TO SHOW OR INDICATE ALL FASTENING OR FRAMING TECHNIQUES AND/ORDEVICES, OR TO SHOW ALL CONDITIONS PRESENT.
14. SUBMIT SAMPLES OF ALL FINISH MATERIALS, PAINTS AND STAINS FOR APPROVAL BY THE OWNER.15. GENERAL CONTRACTOR TO PROVIDE MEANS TO SECURE AND PROTECT CONSTRUCTION AREAS FROM THE PUBLIC, AND
PROTECT THE PUBLIC FROM CONSTRUCTION OPERATIONS, INCLUDING BLOCKING ACCESS TO THE POOL.16. DIMENSIONS GIVEN ON PLAN SHEETS ARE TO FACE OF FINISH OR FACE OF CONCRETE OR MASONRY, UNLESS
OTHERWISE SHOWN TO BE AS FRAMING, CENTERLINE OR CLEAR DIMENSION.17. GENERAL CONTRACTOR SHALL PROVIDE BACKING FOR THE SUPPORT OF EQUIPMENT AND ACCESSORIES, INCLUDING, BU
T NOT LIMITED TO: SHELVING, LAVATORIES, CABINETS, TOILET ACCESSORIES, CLOSET ACCESSORIES, STAIR RAILINGS,LIGHT FIXTURES, BUILT-INS, AND OTHER OWNER EQUIPMENT REQUIRING BACKING AS A MEANS OF SUPPORT.
18. ALL GYPSUM WALLBOARD SHALL BE ½". WALLS AT 'WET AREAS' WITHIN BATHROOMS, KITCHENS, OR UTILITY AREAS SHALL BE ½" GREEN BOARD. PROVIDE CEMENT BACKER BOARD AT SHOWER LOCATIONS.
19. DO NOT SCALE DRAWINGS; DIMENSIONS GOVERN. CONTACT ARCHITECT FOR CLARIFICATION REGARDING CONFLICTSOR DIMENSIONS IN QUESTION.
20. NO WOOD SHALL BE IN CONTACT WITH EARTH, MASONRY, OR CONCRETE. PROVIDE NYLON WASHERS OR SPACERS ATCONNECTIONS. ALL WOOD AT EXTERIOR LOCATIONS SHALL BE PRESSURE TREATED.
21. CONTRACTOR TO VERIFY ALL EXISTING CONDITIONS AND REPORT ANY CONFLICTING INFORMATION TO THE OWNER OR ARCHITECT FOR CLARIFICATION.
22. ALL UTILITY CONNECTIONS AND WORK SHALL BE INSTALLED IN ACCORDANCE WITH PUBLIC UTILITY STANDARDS AND OTHER AUTHORITIES HAVING JURISDICTION. GENERAL CONTRACTOR TO VERIFY EXISTING CONDITIONS, AND COORDINATECONNECTIONS WITH THE REQUIRED ENTITIES.
23. OWNER REQUESTS THE RIGHT TO PROVIDE CERTAIN ITEMS WITHIN THE STRUCTURE FOR THE CONTRACTOR TO INSTALL.SEE "OWNER PROVIDED, CONTRACTOR INSTALLED ITEMS" LIST.
24. ALL FASTENERS EXPOSED TO VIEW OR TO ELEMENTS TO BE GALVANIZED.
A-3 Site Plan : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Site Plan
26 Apr 2013
A-3
Garage
Guest Room
10
0 E
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kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
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smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
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Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
N
14.3
8'
9.44
'39.46'
EXIS
TIN
GH
ERIT
AG
E T
REE
N 6
0°4
1'0
0"
W 7
0.0
0'
[70
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']
[N 29°19'00" E 142.00']
(S 6
0°41
'00" E
) [70
.00']
S 29°42'47" W 141.91'
9.88
'
N 29°27'04" E 141.71'
(S 29°19'00" W 142.00')
S 6
0°5
0'3
1"
E 7
0.6
5'
Lot 1
0
25' B
.L. p
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C.M
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.)
of L
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Rem
ainde
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LOT 12LOT 11
Original Lot Line
18.5
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'
5.9' 5.9'
1.2'17.7'
22.9
'
57.4'
19.3
'
1.6'
7.7'
1.6'
19.2
'
28.3'
18.2
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18.2
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P.U.E
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5' B.
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NEW
DECK
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5' B.
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EX
ISTIN
G O
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RY
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SCALE: 1/16" = 1'-0"1 Site Plan
AR
EA
S (
IN S
QU
ARE F
EET):
(E)
HO
USE :
1950
(E)
GARAG
E:
360
NEW
FIR
ST F
LOO
R A
REA:
34.3
(68.6
MEASU
RED
)N
EW
SECO
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RY G
UEST R
OO
M:
386
BALC
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178 (
ABO
VE D
RIV
EW
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DEM
OLI
SH
ED
IM
PERVIO
US C
OVER:
503
DRIV
EW
AY
1599
FLATW
ORK
458
(E)
DECKIN
G @
50%
127.5
(255 M
EASU
RED
)D
ECKIN
G @
50%
115.5
(231 M
EASU
RED
)SIT
E:
9427
PRO
POSED
IM
P:
4041.3
ALL
OW
ED
IM
P @
45%
:
4242.2
PRO
POSED
BLD
G :
2696
ALL
OW
ED
BLD
G @
40%
:
3770.8
A-4 Site Work : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Site Work
26 Apr 2013
A-4
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
80.00'
2.00'
29.33'3.50'
11.91'
6.60'
1.68'
(E)
SID
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ALK
TO
BE R
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.IN
STA
LL N
EW
GRAVEL
WIT
HRECTA
NG
ULA
RSTEPP
ING
STO
NES
AS S
ELE
CTED
BY
OW
NER.
(E)
WALK
AN
DPA
TIO
TO
BE
REM
OVED
.
REM
OVE 2
' STRIP
FRO
M D
RIV
EW
AY
INFI
LL W
ITH
GRAVEL
AS
SELE
CTED
BY
OW
NER
(E)
HERIT
AG
E T
REE
NEW
DECK
A-5 First Floor Plan : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
First Floor Plan
26 Apr 2013
A-5
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
1 A-9
1 A-9
1 A-10
1 A-10
1 A-7
2 A-7
3 A-7
NEW
9' X 8
' G
ARAG
ED
OO
R
NEW
FO
OTIN
G P
ER
STRU
C., T
YP.
1X1 P
AD
FO
OTIN
G,
TH
IS L
OCATIO
N O
NLY
EXIS
TIN
G W
ALL
. D
O N
OT
DIS
TU
RB
/R
EM
OV
E M
OR
ETH
AN
50
%.
EXIS
TIN
G W
ALL
.
NEW
WALL EXIS
TIN
GCO
LUM
N
NEW
CO
LUM
N
NEW
CO
LUM
N @
(E)
WALL
EXIS
TIN
GCO
LUM
N
EXIS
TIN
GELE
CTRIC
AL
POLE
NEW
3'X
6'8
"D
OO
R
NEW
EXTERIO
RSTA
IR C
ASE
NEW
WIN
DO
W
STRU
C.
ABO
VE
(E)
PRO
TECTED
TREE
NEW
WALL
: 2
X4 @
16"
0.C
.W
ITH
1/2
" O
SB O
N E
XTERIO
RAN
D I
NTERIO
R S
IDES,
WIT
H30#
FELT
WIT
H H
ARD
I PL
AN
KSID
ING
.
4 A-7
SCALE: 1/4" = 1'-0"1 First Floor Plan
PLAN NOTES1. REVIEW OTHER SHEETS FOR ADDITIONAL
INFORMATION.2. DIMENSIONS: REVIEW A-6 FOR DESIRED SECOND
STORY DIMENSIONS.
A-6 Second Floor Plan : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Second FloorPlan
26 Apr 2013
A-6
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
1 A-9
1 A-9
1 A-10
1 A-10
1 A-7
2 A-7
3 A-7
16'-4
"
8'-2
"8'
-2"
19'-6"
9'-9"9'-9"
3'-1
1"8'
-1"
4'-4
"
8'-2
"8'
-2"
2'-41/4"3'-1"
3'-0
"
5'-1
"
19'-6"
5'-9"4'-0"4'-0"5'-9"
NEW
WALL
: 2
X4 @
16"
0.C
.W
ITH
1/2
" O
SB O
N E
XTERIO
RAN
D I
NTERIO
R S
IDES,
WIT
H30#
FELT
WIT
H H
ARD
I PL
AN
KSID
ING
.
LIN
E O
F FI
RST F
LOO
RBELO
W
GU
EST R
OO
M/
OFF
ICE
BATH
CLO
SET
EXTERIO
R D
ECK
4 A-7
SCALE: 1/4" = 1'-0"1 Second Floor Plan
PLAN NOTES1. REVIEW OTHER SHEETS FOR ADDITIONAL
INFORMATION.2. PROVIDE 2X6 BLOCKING AT 34" AND 72" AFF IN
BATHROOM WALLS3. INSULATE BATHROOM WALLS AND CEILING WITH 3.5"
SOUND BATTS.4. INSULATION INSTALLATION SHALL MEET ENERGY STAR
GRADE I; SEALING OF THERMAL ENCLOSURE/ENVELOPE SHALL MEET CURRENT IECC STANDARDSFOR LIMITING AIR INFILTRATION. THIS SHALLINCLUDE THE GARAGE WITH REGARDS TO AIRINFILTRATION.
5. USE CONCRETE BACKER BOARD IN SHOWER AND GREENBOARD AT ALL BACKSPLASH LOCATIONS.
6. WALLS AND CEILING SHALL BE FINISHED TO LEVEL 4 ASDEFINED BY USG.
A-7 Exterior Elevations : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
ExteriorElevations
26 Apr 2013
A-7
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
Mc Mansion Tent
PropertyLine
5' Setback
HARDI SIDING 4" X 5/8"
FASCIA AND EAVE TOMATCH MAIN HOUSE.
EXTERIORSTAIRS
NEW SIDING ATEXISTING WALL
CORNER TRIM TOMATCH MAIN HOUSE
Mc Mansion Tent
Property Line
5' Setback
HARDI SIDING 4" X 5/8"
FASCIA AND EAVE TOMATCH MAIN HOUSE.
EXISTING GARAGESTRUCTURE
EXTERIORSTAIRS
CORNER TRIM TOMATCH MAIN HOUSE
NEW ELECTRICALSERVICELOCATION
Mc Mansion Tent
Power line and pole
Property Line
5' Setback
SHINGLES TO MATH MAINHOUSE.
HARDI SIDING 4" X 5/8"
FASCIA AND EAVE TOMATCH MAIN HOUSE.
NEW WALLBEYONDEXISTING GARAGE
STRUCTURE
EXISTING METALROOF
Mc Mansion Tent
10'-0" OSHA Zone
12'-6" NEMA Clearance
Power lineand pole
Easement
Property Line
7'-6" Austin EnergyClearance
5' SetbackTree
FASCIA AND EAVE TOMATCH MAIN HOUSE.
EXISTING GARAGESTRUCTURE
CORNER TRIM TOMATCH MAIN HOUSE
NewService forsite
EXTERIOR STAIRS
HARDI SIDING 4" X 5/8"
SCALE: 1/8" = 1'-0"2 South Elevation
SCALE: 1/8" = 1'-0"1 North Elevation
SCALE: 1/8" = 1'-0"4 West Elevation
SCALE: 1/8" = 1'-0"3 West Elevation
A-8 Roof Plan & Roof Details : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Roof Plan & RoofDetails
26 Apr 2013
A-8
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
1'-0
"1'
-0"
(E)
RO
OF
STRU
CTU
RE
INSTA
LLFL
ASH
ING
AT
(E)
RO
OFI
NG
,TYP.
PRO
VID
E 2
'O
VERH
AN
G O
R A
SLA
RG
E A
S P
OSSIB
LEW
HIL
E A
VO
IDIN
G(E
) TREE.
NEW
RO
OF
STRU
CTU
RE:
SH
ING
LES O
VER 3
0#
FELT
OVER 5
/8"
OSB O
N 2
X8 S
SSYP
JOIS
TS W
ITH
R-3
8 B
ATT
INSU
LATIO
N W
ITH
DRYW
ALL
ATT
ACH
ED
TO
TH
EU
ND
ERSID
E.
5:1
2 S
LOPE
DO
WN
5:1
2 S
LOPE
DO
WN
(E)
SLO
PED
OW
N(E
) SLO
PED
OW
N
RIDGE(E)
RIDGE
SCALE: 1/4" = 1'-0"1 Roof Plan
ROOF NOTES
1. REVIEW OTHER SHEETSFOR ADDITIONALINFORMATION
2. MATCH EXISTING HOMESHINGLES.
A-9 Section and Details : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Section andDetails
26 Apr 2013
A-9
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
8'-1
11/4"
8'-0
"4'
-01/
2"
NEW DECKAND RAILING
EXPOSED 2X6COLLAR TIES
COLUMN, TYP.
GARAGE WALL
(E) WALL
NEW WALL SYSTEM: SIDING ON30# FELT OVER 5/8" OSB ON 2X4STUDS WITH R-15 BATT INSUL.WITH DRYWALL ON INTERIOR.
STRUC PER A-11.INSULATE TO R-19WITH 30# FELT WITHHARDI-SOFFIT
MILLWORK
FRENCHDOORS
OFFICE BATH
GARAGECARPORTT.
O.
STRU
CT.
O.
PLATE
SCALE: 1/4" = 1'-0"1 Building Section A
A-10 Section & Wall Details : Plotted on 4/26/13 at 3:38 PM by Smith Holt. File Path: /Volumes/Project Files/12016 Plemmons/K.1 Drawings/12016 - Model - CD.pln
Date of Issue:
Sheet Number:
Section & WallDetails
26 Apr 2013
A-10
Garage
Guest Room
10
0 E
. S
kyvie
w R
dA
ust
in,
Texas
78
75
2(5
12
) 4
20
-00
26
smit
h@
smit
hh
olt
.co
mw
ww
.sm
ith
ho
lt.c
om
Job:12016
Copyright 2011Smith Holt, llc
SM
IT
H L H
OLT
ConstructionDocuments
EXPOSED 2X6COLLAR TIES
(E) WALL
NEW WALL SYSTEM: SIDING ON30# FELT OVER 5/8" OSB ON 2X4STUDS WITH R-15 BATT INSUL.WITH DRYWALL ON INTERIOR.
STRUC PER A-11.INSULATE TO R-19WITH 30# FELT WITHHARDI-SOFFIT
OFFICE
GARAGE
SCALE: 1/4" = 1'-0"1 Building Section B