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proposed site planscale on full size sheet: 1" = 10'scale on reduced sheet: 1" = 20'
zoning: SF-3 [Old Enfield NPA] [Old West Austin NHRD]legal description: Lot 30, Enfield G
tax ID: 114080geographic ID: 0114031018
lot size: 6,960 s.f., per survey dated 06.05.2018 provided by owner
site calculationsbuilding areas
new house / 1st floor: 1570new house / 1st floor covered front porch: 46new house / 1st floor covered side porch: 114
new house / 1st floor covered back porch: 86new house / 2nd floor: 1202
new house / 2nd floor covered balcony: 56detached 2-car garage: 442
building coverage 2258 (32.44%)new house / 1st floor: 1570
new house / 1st floor covered front porch: 46new house / 1st floor covered side porch: 114
new house / 1st floor covered back porch: 86detached 2-car garage: 442
impervious coverage 2879 (41.36%)building coverage: 2258
uncovered concrete side porch: 86concrete driveway: 426
stepping stones, uncovered steps, stone planter: 100AC pad: 9
gross floor area 2772 (39.83%)new house / 1st floor: 1570
new house / 1st floor covered front porch: 0 [46 sf exempted]new house / 1st floor covered side porch: 0 [114 sf exempted]
new house / 1st floor covered back porch: 0 [86 sf exempted]new house / 2nd floor: 1202
new house / 2nd floor covered balcony: 0 [56 sf exempted]detached 2-car garage: 0 [442 sf exempted per subchapter F, 3.3.2.B.1]
front yard impervious cover 0 (0.00%)[area of required front yard: 1,625 s.f.]
portion of covered front porch: uncovered concrete in frontyard:
scope of workNew 2-story house w/ detached 2-car garage, covered front porch, partially covered side porch, covered back porch and covered balconyModify curb cut and construct new driveway No sidewalk exists, fee-in-lieu to be paid
notesThese drawings represent architectural intent ONLY. Structural design and specification to be performed by othersAll finish, detailing and materials selections by OwnerLot Survey was performed under separate contract by OwnerProtected-class trees exist on site - see tree protection plan p. 1bProject is subject to visitability requirements / local code ammendment section R320
codes City of Austin Land Development Code 2015 International Residential Code + local amendments 2017 National Electrical Code + local amendments 2015 Uniform Plumbing Code + local amendments 2015 Uniform Mechanical Code + local amendments 2015 International Fire Code + local amendments 2015 International Energy Conservation Code + local amendments
slab dimension
63'-7"
0 10 20 30 40 FT
NEW 2-STORY HOUSEtop of slab = 564.25average adjacent grade = 562.35first floor [1570 sf]second floor [1202 sf]covered front porch [46 sf]covered side porch [114 sf]covered rear porch [86 sf]covered balcony [56 sf]
NOTE ON OVERHANGS IN SETBACKSAT WEST & SOUTH PROPERTY LINESoverhangs that extend into required yards must provide 1-hr. rating per 2015 IRC table R302.1(1).[i.e.: solid 'hardisoffit' or equal at underside, no venting]overhang MAY NOT project more than 2'-0" into sideyard
tree table#100 9" Pecan#101 8" Pecan#102 22" Live Oak#118 16" Lacy Oak#119 Crepe Myrtle
[4] 4" [2] 3" [5] 2"#131 13" Pecan#144 12" Pecan#145 13" Tallow#146 15" Tallow#147 9" Tallow#148 21" Tallow#160 20" Live Oak#191 27" Pecan
25'
FRON
TYAR
D SE
TBAC
K
NEW
FIEL
D LA
NE
POLO ROAD
SURVEY NOTE:BENCHMARK: TRIANGLE ON CURBNAVD ELEVATION = 559.26'
modify / enlarge
existing curb cut
18'-0"
2'-6"
2'-6"
flare
flare
49'-5"
23'-3"
slab dimension
5'-5"
20'-9
1/2
"sla
b di
men
sion
20'-9 1/2"
5'-5"
5'-4"
28'-1
1"sla
b di
men
sion
#100
#101
#102#119
#131
#144
#145
#146
#148
#160
#191
#118
#147
565
564
563
562
561
560
559
565
564
563
562
561
560 OHE
OHE
OHE
OHE
OHE
OHE
POWER
POLE
line of second floor
NEW 2-CAR GARAGEtop of slab = 565.90average adjacent grade = 564.85detached 2-car garage [442 sf]
NOTE ON OVERHANGS IN SETBACKSAT EAST & SOUTH PROPERTY LINESoverhangs that extend into required yards must provide 1-hr. rating per 2015 IRC table R302.1(1).[i.e.: solid 'hardisoffit' or equal at underside, no venting]overhang MAY NOT project more than 2'-0" into sideyard
S29°
46'56
"W -
- 49
.79'
N29°
46'56
"E -
- 49
.96'
S62°21'37"E -- 139.79'
15' STREET SIDEYARD SETBACK covered front
porchpl
ante
r
cove
red
back
porc
h
10' PORCH STREET SIDETYARD SETBACK 25-2-513 (G)covered side
porch
10' R
EARY
ARD
SETB
ACK
5' RE
ARYA
RD S
ETBA
CK -
25-2
-555
[B]
for a
cces
sory
buil
ding
less t
han
15' ta
ll
564.25t. slab @ house
566.00t. slab @ garage
sewer inlet
sewer inlet
sewe
r inle
t
AC equipment to be located by HVAC sucontractor
decomposed granitewalkway / TBD by owner
4'-0"
N62°25'47"W -- 139.80'
5' SIDEYARD SETBACK
steps to street level / TBDby owner
steps to street level / TBDby owner
25'-4"
face of second floor overhang
to property line26'-10"
113'-4"
EXTERIOR ROUTE FROM DETACHED GARAGE PER LOCAL CODE AMMENDMENT R320decomposed granite pathwaymax. slope = 1:12
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p. 1bp. 1b
#100
#101
#102#119
#131
#144
#145
#146
#148
#160
#191
#118
#147
565
564
563
562
561
560
559
565
564
563
562
561
560 OHE
OHE
OHE
OHE
OHE
OHE
POWER
POLE
utility trenching / tree protection planscale on full size sheet: 1" = 10'scale on reduced sheet: 1" = 20'
NOTE:The following items are not allowed to be placed within the 1/2 CRZ's of any protected tree:
portable toiletroll-off box / trash enclosurematerials stagingconcrete washout
see plan for suggested locations - final locatins by GC
REFERENCE CITY OF AUSTIN LAND DEVELOPMENT CODE, SECTION 25-8, SUBCHAPTER B, ARTICLE 1REFERENCE CITY OF AUSTIN ENVIRONMENTAL CRITERIA MANUAL, SECTION 3.5.2
AREA OF TREE PROTECTION FENCING PER ECM 3.5.2chain link mesh, min. 5'-0"provide 8" mulch layer at entire area within fencing
AREA OF MULCHING PER ECM 3.5.2provide 8" mulch layer within limits of CRZ
1. All trees and natural areas shown on plan to be preserved shall be protected during construction with temporary fencing.2. Protective fences shall be erected according to City of Austin Standards for Tree Protection.3. Protective fences shall be installed prior to the start of any site preparation work (clearing, grubbing or grading), and shall be
maintained throughout all phases of the construction project.4. Erosion and sedimentation control barriers shall be installed or maintained in a manner which does not result in soil build-up
within tree drip lines.5. Protective fences shall surround the trees or group of trees, and will be located at the outermost limit of branches (drip line),
for natural areas, protective fences shall follow the Limit of Construction line, in order to prevent the following:A. Soil compaction in the root zone area resulting from vehicular traffic or storage of equipment or materials;B. Root zone disturbances due to grade changes (greater than 6 inches cut or fill), or trenching not reviewed and
by the City Aborist;C. Wounds to exposed roots, trunk or limbs by mechanical equipment;D. Other activities detrimental to trees such as chemical storage, cement truck cleaning, and fires.
6. Exceptions to installing fences at tree drip lines may be permitted in the following cases:A. Where there is to be an approved grade change, impermeable paving surface, tree well, or other such site development,
erect the fence approximately 2 to 4 feet beyond the area disturbed;B. Where permeable paving is to be installed within a tree's drip line, erect the fence at the outer limits of the permeable
paving area (prior to site grading so that this area is graded separately prior to paving installation to minimized root damage);C. Where trees are close to proposed buildings, erect the fence to allow 6 to 10 feet of work space between the fence and
the building;D. Where there are severe space constraints due to tract size, or other special requirements, contact the City Arborist at
974-1876 to discuss alternatives.
Special Note: For the protection of natural areas, no exceptions to installing fences at the Limit of Construction line will be permitted.
7. Where any of the above exceptions result in a fence being closer than 4 feet to a tree trunk, protect the trunk with strapped-on planking to a height of 8 ft (or to the limits of lower branching) in addition to the reduced fencing provided.
8. Trees approved for removal shall be removed in a manner which does not impact trees to be preserved.9. Any roots exposed by construction activity shall be pruned flush with the soil. Backfill root areas with good quality top soil
as soon as possible.If exposed root areas are not backfilled within 2 days, cover them with organic material in a manner which reduces soil temperature and minimizes water loss due to evaporation.
10. Any trenching required for the installation of landscape irrigation shall be placed as far from existing tree trunks as possible.11. No landscape topsoil dressing greater than 4 inches shall be permitted within the drip line of trees. No soil is permitted on
the root flare of any tree.12. Pruning to provide clearance for structures, vehicular traffic and equipment shall take place before damage occurs
(ripping of branches, etc.).13. All finished pruning shall be done according to recognized, approved standards of the industry (Reference the National
Arborist Association Pruning Standards for Shade Trees available on request from the City Arborist).14. Deviations from the above notes may be considered ordinance violations if there is substantial non-compliance or if a tree
sustains damage as a result.
0 10 20 30 40 FT
tree table#100 9" Pecan#101 8" Pecan#102 22" Live Oak#118 16" Lacy Oak#119 Crepe Myrtle
[4] 4" [2] 3" [5] 2"#131 13" Pecan#144 12" Pecan#145 13" Tallow#146 15" Tallow#147 9" Tallow#148 21" Tallow#160 20" Live Oak#191 27" Pecan
SURVEY NOTE:BENCHMARK: TRIANGLE ON CURBNAVD ELEVATION = 559.26'
S29°
46'56
"W -
- 49
.79'
N29°
46'56
"E -
- 49
.96'
S62°21'37"E -- 139.79'
N62°25'47"W -- 139.80'
WW
WW
WW
WW
exis
ting
wate
r
met
er
WATER LINE TO NEW HOUSEexisting 3/4" water meter in Polo Street - 77' E of W PLfinal location of line to house by plumberNO TREE IMPACTS PROPOSED
W
W
WW
WW
WW
WW
WASTEWATER LINE TO NEW HOUSEexisting connection in Polo Street - 11' E of W PL
final location by plumberNO TREE IMPACTS PROPOSED
13" PECAN TREE TOBE REMOVED
GAS LINE TO NEW HOUSEgas line is existing - verify location
meter location by plumberNO TREE IMPACTS PROPOSED
GAS
GAS
GAS
GAS
OVERHEAD ELECTRICAL TO NEW HOUSEfrom existing power pole
panel location by electricianNO TREE IMPACTS PROPOSED
5'-0"
5'-0"
5'-0"
portabletoilet
concretewashout
EXTERIOR ROUTE FROM DETACHED GARAGE PER LOCAL CODE AMMENDMENT R320decomposed granite pathway - max. slope = 1:12NO IMPACTS ALLOWED WITHIN 1/4 CRZ OF PROTECTED TREENO CUT OR FILL GREATER THAN 4" ALLOWED WITHIN 1/2 CRZ OF PROTECTED TREE
9" PECAN TREE TOBE REMOVED
DASHED LINES INDICATE EXISTING CONCRETE DRIVEWAYto remain in place for use / access during construction
materials staging
SITE
ACC
ESS
insta
ll plyw
ood
shee
ts ov
er
mulc
h lay
er a
t are
as o
f
path
way t
hat a
re w
ithin
the
full
CRZ
of a
ny p
rote
cted
tree
roll-off box
SITE
ACC
ESS
insta
ll plyw
ood
shee
ts ov
er
mulc
h lay
er a
t are
as o
f
path
way t
hat a
re w
ithin
the
full
CRZ
of a
ny p
rote
cted
tree
565
564
563
562
561
560
559
565
564
563
562
561
560 #100
#101
#102#119
#131
#144
#145
#146
#148
#160
#191
#118
#147
existing development on lotscale on full size sheet: 1" = 20'-0"scale on reduced sheet: 1" = 40'-0LOT TO BE CLEARED - ALL IMPROVEMENTS TO BE REMOVED
• tree protection fencing to be in place prior to start of demo work• excavation / demolition within the 1/2 CRZ of any protected tree must be performed using hand tools
[concrete patio & driveway, brick walkway, wood deck]
EXISTING CONCRETE DRIVEWAYto remain in place for use / access during construction
EXISTING DETACHED GARAGEslab-on-grade foundation
EXISTING WOOD DECK
EXISTING CONCRETE PATIO
EXISTINGCONCRETE
PORCH & STEPS
EXISTING 1-STORY HOUSEpier & beam
EXISTING BRICK WALKWAY
0 10 20 30 40 FT
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3 0 x 6 8
p. 2
garage floor planscale on full size sheet: 1/4" = 1'-0"scale on reduced sheet: 1/8" = 1'-0
• dimensions are generally given to framing• provide hard wired smoke detectors per 2015 IRC R314• provide carbon monoxide alarms per 2015 IRC R315• provide ventilation in bathrooms per 2015 IRC R303.4
0 2 4 6 8 10 FT
20'-9 1/2"
TWO-CAR GARAGE
20'-9
1/2
"
180 O.H. door
slop
e: re
f 201
5 IR
C R
309.
1
provide service for opener
SS
EXTERIOR ROUTE FROM DETACHED GARAGEPER LOCAL CODE AMMENDMENT R3203'-0" X 6'-8" door w/ no-step entrymax. 1/2" beveled thresholdsee also: site plan
E
HOSEBIBB
WP
LED utility fixturesin garage
S
door schedule• review door selection & finish with owner• review hardware selection & specification with owner• see floor plans for handing
1 3'-0" x 6'-8" custom entry door - to be selected by ownernotes: door & installation shall meet requirements of 2015 IRC R311.2, R311.3
door is installed in tandem with field glazed sidelite & transom windows
2 2'-8" x 8'-0" sc hinged doorat 1/2 bath: door & installation shall meet requirements of local code amendment R320
door is outswinging to preserve required clear floor space in 1/2 bath
3 2'-6" x 8'-0" sc hinged door
4 2'-8" x 8'-0" sc pocket door w/ glass lite
5 9'-0" x 8'-0" 3-panel exterior sliding door
6 6'-0" x 8'-0" 2-panel exterior center hinge doornotes: door & installation shall meet requirements of local code amendment R320
7 2'-8" x 8'-0" sc pocket doornotes:
8 NOT USEDnotes:
9 2'-6" x 8'-0" sc pocket door
10 2'-8" x 7'-0" sc hinged door
11 2'-6" x 7'-0" sc pocket door
12 2'-6" x 7'-0" sc hinged door
13 2'-0" x 7'-0" sc hinged door
14 3'-0" x 7'-0"" sc hinged door - 2 leavesnotes: provide 180° hinges
15 5'-0" x 7'-0" 2-panel exterior sliding door
16 3'-0" x 6'-8" exterior doornotes: self-closing & latching
window schedule
• review window selection & finish w/ owner• verify rough opening sizes w/ window manufacturer / install windows per manufacturer instruction• verify egress compliance with manufacturer• glazing to meet 2015 energy conservation code / COA ammendments• provide screens at operable units
A 2'-0" x 6'-0" fixed windowheader: 8'-0"
notes: unit to be installed in stone veneer wall at entry
B 1'-0" x 3'-6" fixed windowheader: 7'-0"
C 2'-0" x 4'-6" opr casementheader: 8'-0"
D 4'-0" x 4'-6" fixed windowheader: 8'-0"
E 4'-0" x 4'-6" fixed window - hazardous location over tubheader: 8'-0"
notes: window to be partially frosted - review w/ owner
F 9'-0" x 6'-0" 3 units mulled together - egress locationheader: 3'-0" x 6'-0" fixed
3'-0" x 6'-0" casement3'-0" x 6'-0" fixed
header: 8'-0"
G 3'-0" x 8'-0" fixed window in stairwellheader: 5'-6" above 2nd floor
H operable casementheader: 7'-0"
notes: center in wall under gable peak
J 6'-0" x 5'-0" 2 units mulled together - egress location3'-0" x 5'-0" fixed3'-0" x 5'-0" casement
header: 7'-0"
K 2'-0" x 3'-6" opr casementheader: 7'-0"
L 9'-0" x 4'-6" 3 units mulled together header: 3'-0" x 4'-6" fixed
3'-0" x 4'-6" casement3'-0" x 4'-6" fixed
header: 6-8"
M 4'-0" x 2'-0" fixed window - in showerheader: 8'-0"
notes:
door
16
prov
ide
cond
uit /
ser
vice
in
grou
nd fo
r gat
e at
pro
perty
line
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15'-0
" stre
et s
idey
ard
setb
ack
5'-0
" sid
eyar
d se
tbac
k
11'-0
"
125
p. 5a
0 2 4 6 8 10 FT
NOTE ON OVERHANGS IN SETBACKSWHERE APPLICABLEoverhangs that extend into required yards must provide 1-hr. rating per 2015 IRC table R302.1(1).[i.e.: solid 'hardisoffit' or equal at underside, no venting]overhang MAY NOT project more than 2'-0" into required yard
build
ing
heig
htab
ove
aver
age
adj.
grad
e
27'-2
"
[562.35]average adjacentgrade @ house
midpoint of highest gable @ house
125
15'-0
" stre
et s
idey
ard
setb
ack
5'-0
" sid
eyar
d se
tbac
k
129
NOTE ON OVERHANGS IN SETBACKSWHERE APPLICABLE
overhangs that extend into required yards must provide 1-hr.rating per 2015 IRC table R302.1(1).
[i.e.: solid 'hardisoffit' or equal at underside, no venting]overhang MAY NOT project more than 2'-0" into required yard
11'-0
"
125
10'
ope
n po
rch
setb
ack
[LD
C 2
5-2-
513
(G)]
4'-0"
stone planter
stone veneer
0
129
4'-0"
T&G wood ceiling at porches
9'-0
"8'
-0"
install chimney permanufacturer's instructions
roof over sideyard porch may NOTextend past 10' porch setback
verify w/ tree canopy
west elevation - Newfield Lanescale: 3/16" = 1'-0" on full size sheetscale: 3/32" = 1'-0" on reduced [11x17] sheet
east elevation scale: 3/16" = 1'-0" on full size sheetscale: 3/32" = 1'-0" on reduced [11x17] sheet
0 2 4 6 8 10 FT
9'-0" pl. ht.
second floor10'-0" pl. ht.
[564.25] t. / slab
prop
erty
line
prop
erty
line
[portion 2]
[562.7
0]
high p
oint p
ortion
1
at no
rth prop
erty li
ne
[portion 1]
T&G wood ceiling atporches / overhangs
9'-0" pl. ht.
second floor10'-0" pl. ht.
[564.25] t. / slab
[portion 1]
prop
erty
line
[564.10]high point portion 2
at north property line
[portion 2]
prop
erty
line
nom.18" d. floortrusses assumed
build
ing
heig
htab
ove
aver
age
adj.
grad
e
27'-2
"
[562.35]average adjacentgrade @ house
midpoint of highest gable @ house
10'
ope
n po
rch
setb
ack
[LD
C 2
5-2-
513
(G)]
roof over sideyard porch may NOT extend past 10' porch setbackverify w/ tree canopy
setback tent diagramscale on full size sheet: 1" = 10'scale on reduced sheet: 1" = 20'
• elevation points taken from survey dated 06.05.2018
565
564
563
562
561
560
559
565
564
563
562
561
560
POWER
POLE
[portion 3]
40'-0"
40'-0"
35'-4"
[portion 1]
[portion 2]
NEW 2-STORY HOUSEtop of slab = 564.25average adjacent grade = 562.35
[bui
ldin
g lin
e]
face
of r
oof o
verh
ang
[561.20]
low point portion 1
SURVEY NOTE:BENCHMARK: TRIANGLE ON CURBNAVD ELEVATION = 559.26'
[564.10]
high point portion 2
[562.70]
high point portion 1
[565.70]
high point portion 3
[563.90]
low point portion 3
[561.20]lowest adjacent grade
@ house
[563.50] highest adjacent grade @ house
[565.40] highest adjacent grade @ garage
[564.30]lowest adjacent grade
@ garage
NEW 2-CAR GARAGEtop of slab = 565.90average adjacent grade = 564.85
[562.60]
low point portion 2
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129
p. 5b0 2 4 6 8 10 FT
0 2 4 6 8 10 FT
T&G wood ceiling at porches / overhangs
stone veneer at entry & planter
field glazed windows / wood trim at entry
metal roofslope to drain
9'-0
"8'
-0"
partially frosted glazing at windowover tub in master bathroom
south elevationscale: 3/16" = 1'-0" on full size sheetscale: 3/32" = 1'-0" on reduced [11x17] sheet
north elevation - Polo Roadscale: 3/16" = 1'-0" on full size sheetscale: 3/32" = 1'-0" on reduced [11x17] sheet
129
0 2 4 6 8 10 FT
10'-0
" rea
ryar
d se
tbac
k
prop
erty
line
[portion 2]
[portion 3]
[564.10]
high point portion 2
at north property line
[562.70]
high point portion 1
at north property line
[565.70]
high point portion 3
at south property line
5' R
EARY
ARD
SET
BAC
K - 2
5-2-
555
[B]
for a
cces
sory
bui
ldin
g le
ss th
an 1
5' ta
ll
[portion 1]
NOTEbuilding line IS NOT perpindicular to north property linesee setback plane diagram
9'-0"pl. ht.
[565.90]t. / slab @
garage
10'-0
" rea
ryar
d se
tbac
k
prop
erty
line
[portion 2]
[portion 3]
[564.10]
high p
oint p
ortion
2
at no
rth prop
erty li
ne
[562.70]
high p
oint p
ortion
1
at no
rth prop
erty li
ne
[565.70]
high p
oint p
ortion
3
at so
uth prop
erty li
ne
5' R
EARY
ARD
SET
BAC
K - 2
5-2-
555
[B]
for a
cces
sory
bui
ldin
g le
ss th
an 1
5' ta
ll
[portion 1]
9'-0" pl. ht.
second floor10'-0" pl. ht.
[564.25] t. / slab
nom.18" d. floortrusses assumed
9'-0"pl. ht.
second floor10'-0"pl. ht.
[564.25]t. / slab