HomeMy WebLinkAboutAgenda_HARC_03.12.2020Notice of Meeting for the
Historic and Architectural Rev iew Commission
of the City of Georgetown
March 12, 2020 at 6:00 P M
at 510 W. 9th Street Georgetown, Texas 78626 Council and Courts B uilding
T he C ity o f G eorgetown is c o mmitted to c ompliance with the Americans with Dis ab ilities Ac t (ADA). If yo u
req uire as s is tanc e in participating at a p ublic meeting d ue to a disability, as d efined und er the ADA, reasonable
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O ffic e, at leas t three (3) d ays p rio r to the s cheduled meeting date, at (512) 930-3652 or C ity Hall at 808 Martin
Luther King Jr. S treet, G eo rgeto wn, T X 78626 for ad d itional info rmation; T T Y us ers route thro ugh R elay
Texas at 711.
R e vise d age nda
The H istor i c and A rc hitec tur al R e vie w C ommission, appoi nte d by the
M ayor and the C i ty C ouncil, is r e sponsible for he ar ing and taki ng final
ac tion on appli cati ons, by issuing C er tific ates of A ppr opr iate ne ss based upon
the City C ounc il adopted D owntown D e si gn Guide line s and U ni fi ed
D e ve lopme nt C ode .
Welcome and M ee ting P roc edur e s:
· S taff P r esentation
· A ppli cant P re se ntation (L i mi ted to ten minute s unl ess stated
othe r wi se by the C ommissi on.)
· Q ue stions from C ommi ssion to S taff and Appli c ant
· C omme nts fr om Citizens *
· A ppli cant R esponse
· C ommi ssion D eliber ati ve P roc ess
· C ommi ssion A c tion
* Those who spe ak must tur n in a speaker for m, locate d at the bac k of the
r oom, to the re cor di ng sec re tar y be for e the item the y wish to addr ess begins.
E ach spe ake r wil l be per mitte d to addr ess the Commissi on one ti me only for
a maximum of thr ee minutes.
L egislativ e Regular Agenda
A C ons id eratio n and p o s s ib le ac tion to app ro ve the minutes from the F eb ruary 13 and F eb ruary 27, 2020
regular meetings of the Histo ric and Arc hitec tural R eview C o mmis s io n. - Mirna G arc ia, Management
Analyst
B P ublic Hearing and P ossible Action o n a reques t fo r a Certificate of Appropriateness for an additio n
to a s treet-fac ing fac ade at the pro p erty loc ated at 1215 S . Main S treet, bearing the legal d es criptio n of
Mo rro w Ad d ition, BLO C K G (S E/P T ) (0.236 ac res ). – Britin Bo s tic k, Do wntown & His toric P lanner
C P ublic Hearing and P ossible Action o n a reques t fo r a Certificate of Appropriateness for an additio n
to a s treet-fac ing faç ad e at the p ro p erty lo c ated at 405 E. 10th S treet, bearing the legal desc rip tion of
G las s coc k Ad d ition, BLO C K 27, Lot 5-6(E/P T S ), AC R ES 0.18. – Britin Bos tick, Do wntown and
Page 1 of 87
Histo ric P lanner
D C ons id eratio n and p o s s ib le ac tion to app o int a new Histo ric and Arc hitec tural R eview C o mmis s io n Vic e-
C hair.
E C ons id eratio n and p o s s ib le ac tion to app o int a new Histo ric and Arc hitec tural R eview C o mmis s io n
S ec retary.
F C ons id eratio n and p o s s ib le ac tion to app o int a new member to the Historic and Architec tural R eview
Demolition S ub committee.
G Updates , C ommis s ioner ques tions , and c o mments . - S ofia Nels o n, P lanning Direc tor
Adjournment
Ce rtificate of Posting
I, R obyn Dens mo re, C ity S ec retary for the C ity of G eorgetown, Texas, do hereb y certify that this Notice of
Meeting was p o s ted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgeto wn, T X 78626, a p lace readily
acc es s ib le to the general p ublic as req uired by law, on the _____ day of _________________, 2020, at
__________, and remained so p o s ted fo r at leas t 72 c o ntinuo us hours prec eding the sc heduled time of s aid
meeting.
__________________________________
R o b yn Dens more, C ity S ecretary
Page 2 of 87
City of Georgetown, Texas
Historic and Architectural Review
March 12, 2020
S UB J E C T:
C o nsideration and pos s ible actio n to ap p rove the minutes fro m the F eb ruary 13 and F ebruary 27, 2020
regular meetings o f the His toric and Architec tural R eview C ommission. - Mirna G arcia, Management
Analys t
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analyst
AT TAC H ME N T S:
D escription Type
Minutes 2.13.20 Backup Material
Minutes 2.27.20 Backup Material
Page 3 of 87
Historic and Architectural Review Commission Page 1 of 6
Meeting: February 13, 2020
City of Georgetown, Texas
Historic and Architectural Review Commission
Minutes
February 13, 2020 at 6:00 p.m.
Council and Courts Building
510 West 9th Street Georgetown, TX 78626
Members present: Amanda Parr; Catherine Morales; Art Browner; Steve Johnston; Pam Mitchell;
Lawrence Romero; Terri Asendorf-Hyde; Karalei Nunn
Staff present: Nat Waggoner, Long Range Planning Manager; Mirna Garcia, Management Analyst;
Britin Bostick, Historic Planner
Call to order by Commissioner Romero at 6:00 pm.
A. Consideration and possible action to approve the minutes from the January 23, 2020 regular
meeting of the Historic and Architectural Review Commission. – Mirna Garcia, Management
Analyst
Motion to approve Item A by Commissioner Johnston. Second by Commissioner Parr.
Approved (7-0).
B. Public Hearing and possible action on a request for a Certificate of Appropriateness (COA) for
signage that is inconsistent with applicable guidelines for the property located at 708 Rock
Street, bearing the legal description of Georgetown City Of, BLOCK 42, Lot 3-4(PTS), ACRES
0.2226. (2019-82-COA) – Britin Bostick, Downtown & Historic Planner
Staff report presented by Bostick. The proposed signage for 6 Whiskey is two (2) signs, a flush-
mounted primary sign above the business entrance facing Rock Street and a flush-mounted sign
facing W. 8th Street next to two previously-approved signs for the two other building tenants.
The illumination style for the primary sign is a modern interpretation of text backlighting and is
not specifically addressed in the approval criteria of Section 9.21 of the Design Guidelines. The
proposed sign facing W. 8th Street is different from the existing signs in design, color and
alignment, however it is similar in size. The proposed sign for this location on the building is
not consistent with the existing tenant signage and does not meet the requirements of Section
9.12 of the Design Guidelines for a multi-tenant sign. The proposed primary sign is a flush-
mounted sign that is 21.85 square feet in size. The sign is proposed to be a black and matte gold
finish aluminum and vinyl with the business name and artistic detail incorporated into the
shape of the sign. The business name portion of the sign – 6 Whiskey – is proposed to be a push-
thru illumination style of lighting, which would have a warm illuminated glow along the edge
of the “6 Whiskey” lettering of the sign while the rest of the sign – the cutout background and
artistic details in vinyl – would not have illuminated features. According to the applicant, the
push-through illumination style is proposed for this sign so that the “6 Whiskey” letters can be
illuminated, which would not be feasible in other illumination styles due to the fonts and size of
the letters that are illuminated. Observers would see the illumination from the sides of the
letters while the fronts of the letters would remain black and would not show the illumination.
The color temperature of the lighting is proposed to be a warm, golden glow to coordinate with
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Historic and Architectural Review Commission Page 2 of 6
Meeting: February 13, 2020
the matte gold finish of the sign background. Because this illumination style is a modern
interpretation of text backlighting and is not specifically addressed in the approval criteria of
Section 9.21 of the Design Guidelines, the request for approval is made to HARC.
Commissioner Romero asked the applicant what the type of business this is. The applicant
explained that clothing and home goods are sold at the business.
Motion to approve Item B (2019-6-COA) as presented by Commissioner Parr. Second by
Commissioner Morales. Approved (7-0).
C. Public Hearing and Possible Action on a request for a Certificate of Appropriateness for the
relocation of a contributing historic residential structure at the property located at 1813 S. Main
Street, bearing the legal description of EUBANK ADD (BLK 4 LT 9 RESUB), BLOCK 4, Lot 9A. –
Britin Bostick, Downtown and Historic Planner
Staff report presented by Bostick. The applicant is requesting HARC approval for the relocation
of a 923 sq. ft. residential structure currently located at 1813 S. Main Street, which is listed on the
2016 Historic Resource Survey as a medium priority structure, and which can be identified as a
minimal traditional style residence. Minimal traditional is a style of house associated with low
or intermediate-pitched roofs, often with gables; small, generally one-story in height; roof eaves
with little to no overhang; double-hung windows, typically multi-pane or 1/1; minimal amounts
of added architectural detail; and rarely has dormers. This house style was predominant before,
during and after World War II due to its cost efficiency and ease of construction. The applicant
is proposing to relocate the structure to the lot directly behind the current location, which is
addressed at 105 E. 18th Street. When the applicant purchased the property at 1813 S. Main St.
the two lots were still one single lot, and the applicant subsequently re-platted the lot into two
lots so that the lot facing E. 18th Street could be separately developed with a residence. The
existing historic structure at 1813 S. Main needs foundation repairs, and the applicant is
requesting to relocate the structure in order to construct a new foundation for the historic
structure and a two-car garage addition with a second story. In its current configuration, there
is a non-historic addition on the left side (if viewing the structure from S. Main Street or north
side) of the original structure of a single car garage. The garage is an addition as the siding of
the addition is not aligned with the original structure and the flashing of the roof of the garage
addition has been cut into the siding of the original structure. The existing one -car garage
addition at 1813 S. Main is to either remain in place or be demolished as it is not constructed on
a pier and beam foundation and may not be able to be successfully relocated, and the applicant
expects to redevelop the lot with a new residence in the future. In an on-site meeting on January
28, 2020 the Demolition Subcommittee found that the garage addition was not original to the
main structure, which was evidenced by the siding of the addition not aligning with the siding
of the original structure, and the method by which the roof of the addition was attached to the
original structure. The siding of the original structure had been cut out for the garage roof
flashing with sealant, rather than installed in the same period of construction. Due to this
evidence, the construction of the attached garage and the lack of architectural significance, the
Demolition Subcommittee found that the garage addition was not original, lacks historic
significance and recommended that the structure be demolished or relocated rather than
retained on the site. The proposed new location for the subject structure is directly behind (east)
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Historic and Architectural Review Commission Page 3 of 6
Meeting: February 13, 2020
of the current location and the context is similar. The structure will have a different orientation
and face a different set of residences. The residences along E. 18th Street are generally smaller in
size and are situated on smaller lots than the properties along S. Main Street, and their
estimated construction dates vary from 1935 to 1950. These surrounding structures are either
Minimal Traditional in style, or lack defined stylistic influence, and the subject structure would
fit the context of this portion of E. 18th Street because of its similar size and architectural style to
the existing structures.
Commissioner Romero opened the Public Hearing.
Preston Peterson had a question about the old garage, and whether it would stay or be
demolished. Commissioner Romero explained that the demolition subcommittee’s
recommendation is to demolish it.
William McGarry commented that the lot should not be divided. This might lead to others
wanting to do the same in the future, to make more homes, and also an increase in traffic and
ruin the historical value of homes there.
Debra McGarry also commented that if allowed, this will set a precedence in the neighborhood.
2 houses on 1 lot should not be allowed. That is not what old town is about. This will increase
traffic. She does not agree with the request.
Susan Sis-Boyd is also concerned about leaving the old garage. It is not aesthetically pleasing.
She is concerned that this will damage the character of the neighborhood.
Bostick addressed the public speaker comments and questions. She explained that this proposal
is for 1 house on 1 lot. She also explained that if other residents request to subdivide their lots,
there must be access to a road. Most would not meet the minimum specifications.
Commissioner Parr commented on the demolition subcommittee’s discussion, and that the
garage structure should not be left standing if the house is relocated.
Commissioner Romero closed the Public Hearing.
Motion to approve Item C (2019-86-COA) as presented by Commissioner Nunn. Second by
Commissioner Asendorf-Hyde. Approved (7-0).
D. Public Hearing and Possible Action on a request for a Certificate of Appropriateness for the
following: 3’ setback encroachment into the required 20’ front setback to allow a residential
structure 17’ from the front property line; 10” setback encroachment into the required 25’ garage
setback to allow an attached garage addition 24’-2” from the property line; 7’ building height
modification from the required 15’ maximum building height at the 24’-2” setback to allow a
building height of 22’ at the garage setback; 7’ building height modification from the required
15’ maximum building height at the 10’ rear setback, allowing for a building height of 22’ at the
rear setback; an addition to a street facing façade; and the replacement of historic architectural
features with non-historic architectural features at the property located at 105 E. 18th Street,
bearing the legal description of EUBANK ADD (BLK LT 9 RESUB), BLOCK 4, Lot 9B (0.14
acres). – Britin Bostick, Downtown and Historic Planner.
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Historic and Architectural Review Commission Page 4 of 6
Meeting: February 13, 2020
Staff report presented by Bostick. The applicant is requesting HARC approval for setback and
building height modifications for a 923 sq. ft. residential structure, currently located at 1813 S. Main
Street in order to construct an attached two-car garage addition with a second story. The property is
listed on the 2016 Historic Resource Survey as a medium priority structure and is identified as a
minimal traditional style residence. Minimal traditional is a style of house associated with low or
intermediate-pitched roofs, often with gables; small, generally one-story in height; roof eaves with
little to no overhang; double-hung windows, typically multi-pane or 1/1; minimal amounts of
added architectural detail; and rarely has dormers. This house style was predominant before,
during and after World War II due to its cost efficiency and ease of construction.
The applicant is requesting an addition to a street-facing façade with the requested addition of the
two-car garage and second story above the garage addition. The requested addition is within the
floor to area ratio and impervious cover limitations for the lot. The proposed addition is
approximately 1,120 sq. ft and the existing structure is 923 sq. ft, and the addition would more than
double the size of the original structure. As the addition is proposed to be set back from the
primary façade of the original structure it would not obscure the characteristics of the original
structure, however due to the height and footprint of the proposed addition relative to the original
structure, the addition would not be subordinate to the original structure. Locating the addition to
the rear of the original structure would not be feasible due to the orientation and dimensions of the
lot, and the addition of the second floor adds square footage to the available living space. With the
addition of the garage and second floor, the structure would be larger in size and taller in height
than the 7 nearby structures situated along E. 18th, St. which are single-story, although it would be
a similar size and/or height to 8 of the 10 structures along S. Main Street between Cyrus Ave. and E.
18th Street. Minimal Traditional as an architectural style includes two-story structures, although
single-story structures are more typical of the style in Georgetown. The addition is proposed to
have wood siding to be similar in profile to the existing wood siding but not an exact match to
differentiate the original structure from the addition. The roof material is proposed to be asphalt
shingles to match the existing roof on the original structure, and the windows are proposed to be
single-hung vinyl windows.
The front 17’ setback modification for the 923 sq. ft. original structure is requested to accommodate
the addition of an attached two-car garage, which is proposed to have storage and laundry space at
the rear, so that the garage addition would not require a setback modification along the rear or
north property line to accommodate the depth of the garage addition. If the 17’ front setback were
approved, the relocated structure would be situated a similar distance from the curb as the existing
residential structures across E. 18th Street. The applicant is also requesting a front setback of 24’-2”
for the garage addition, which would allow for a two-car garage without encroaching into the rear
or north property setback and would still site the front of the garage addition behind the relocated
structure.
The applicant is also requesting two building height modifications of 7’, one at the front and one at
the rear of the proposed two-story garage addition. Sec. 4.08.080.C.2 restricts the building height at
the prescribed setback of the underlying base zoning district (Residential Single-Family or RS for
the subject property) to 15’, and the applicant is proposing an addition that would be
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Historic and Architectural Review Commission Page 5 of 6
Meeting: February 13, 2020
approximately 22’ in height at both the front and rear setbacks. Other structures along E. 18th Street
are generally one story in height and have low pitched roofs, and a few structures along S. Main
Street have two stories, although most are a single story in height.
The applicant is also requesting to replace the existing wood windows with new single -hung vinyl
windows and to repair and replace damaged and deteriorated wood trim and siding on the exterior
of the original structure with wood materials. The existing wood windows are original to the
structure, and in some cases the glass panes have slipped from the damaged muntins. The wood
siding is mostly intact, but some of the wood trim along eaves, gutters and at the foundation has
either rotted or deteriorated and requires replacement.
Commissioner Romero invited the applicant to address the Commission.
Lynn Haag addressed the Commission and explained that he tried to keep the same style of the
home, and explained the setback encroachment request.
Commissioner Romero opened the Public Hearing.
Preston Peterson commented on his concern with height of the house.
William McGarry is also concerned with the house being two-stories.
Deborah McGarry is also concerned with the height of the house.
Susan Sis-Boyd, wanted to know what kind of siding will be used for the addition. She is concerned
with preserving the historical character on the street.
The applicant explained that it will be wood.
Motion to approve Item D (2019-86-COA) as presented by Commissioner Nunn, with condition
that wood is used for the windows. Second by Commissioner Parr. Approved (6-1), with
Commissioner Browner opposed.
E. Presentation and Update Regarding the FY2020 Home Repair Program - Britin Bostick,
Downtown & Historic Planner
Waggoner provided an overview of the home repair program. He presented a video for the
Commission (by Habitat for Humanity and the City of Georgetown). He explained the
program’s strategy, partnerships, and upcoming events.
Waggoner also explained that this is a part of the strategy in the Comprehensive Plan. The City
hopes to grow the program, and include low income and workforce housing as well.
F. Discussion of annual training for Historic and Architectural Review Commissioners. - Britin
Bostick, Downtown and Historic Planner
Bostick explained to the Commission that she is seeking feedback on what the Commission
would like to be trained on, and asked that Commissioners let staff know their requests.
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Historic and Architectural Review Commission Page 6 of 6
Meeting: February 13, 2020
Alternate Commissioner Mitchell commented on the Commission’s decision on an item, and
explained a previous item that was discussed at a different meeting. There was a similar issue
regarding height, however this item was not discussed in detail as the previous item. She
reminded the Commission about compliance and uniformity.
Adjournment
Motion to adjourn by Commissioner Asendorf-Hyde. Second by Commissioner Nunn. Meeting
adjourned at 7:40p.m.
________________________________ _________________________________
Approved, Josh Schroeder, Chair Attest, Amanda Parr, Secretary
Page 9 of 87
Historic and Architectural Review Commission Page 1 of 3
Meeting: February 27, 2020
City of Georgetown, Texas
Historic and Architectural Review Commission
Minutes
February 27, 2020 at 6:00 p.m.
Council and Courts Building
510 West 9th Street Georgetown, TX 78626
Members present: Catherine Morales; Art Browner; Lawrence Romero; Terri Asendorf-Hyde; Steve
Johnston; Amanda Parr
Members absent: Pam Mitchell; Karalei Nunn
Staff present: Nat Waggoner, Long Range Planning Manager; Mirna Garcia, Management Analyst;
Britin Bostick, Historic Planner; Sofia Nelson, Planning Director
Call to order by Commissioner Parr at 6:03 pm.
A. Public Hearing and possible action on a request for a Certificate of Appropriateness for the
replacement of historic architectural features with non-historic architectural features for a high
priority commercial structure at the property located at 110 E. 7th Street, bearing the legal
description Georgetown City Of, BLOCK 40, Lot 2(N/PT), ACRES 0.0826 – Britin Bostick,
Downtown and Historic Planner
Staff report presented by Bostick. The applicant is requesting HARC approval for the
replacement of the non-original metal onion dome feature that sits atop the northwest corner of
the building, which was installed in August of 1985. Although the current dome is not original
to the building, it does have historic significance in its own right as the replacement of the
building’s most significant architectural feature, and one of the most significant architectural
features on the Courthouse Square. The applicant is also requesting HPO approval for the
replacement of the current built-up bitumen flat roof with a thermoplastic polyolefin (TPO)
roof, the replacement of the non-historic header boxes and downspouts, and the restoration of
historic architectural features such as wood windows and trim on the Main Street and E. 7th
Street facades that have deteriorated and weathered. The applicant is proposing to repaint the
surfaces with the same paint colors. The onion dome feature disappeared from the Masonic
Lodge circa 1925 and was reportedly dismantled. It remained missing for nearly 6 decades until
preservation efforts on the Square, spearheaded by the Main Street Program, supported the
restoration of the Masonic Lodge in 1985. The owner at the time, Laura Weir-Clark, searched for
the original dome and considered options for a replacement before deciding on a galvanized
(treated with zinc to prevent rust) dome fabricated by Campbellsville Industries of
Campbellsville, KY. The replacement dome was not an exact match, but was similar in design,
character and proportion, and restored a significant part of the historic character of the
building. The applicant is proposing to install a new dome constructed of copper, which will be
painted to match the existing and which will have an internal gutter system to drain onto the
proposed new TPO roof to address water infiltration issues.
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Historic and Architectural Review Commission Page 2 of 3
Meeting: February 27, 2020
Commissioner Browner asked if the replacement will be a replica of the existing dome, with the
difference being that it will be made out of copper. Bostick explained that it will be the same, and
the same colors will be used as well. It will look exactly like the current dome.
Commissioner Romero asked if it will all be copper. Bostick explained that it will, and it will be
painted.
Commissioner Parr asked the reason for using copper. Bostick explained the current dome has hail
damage, and there is also water leaking inside the building, causing water damage. This will be an
opportunity for the applicant to address the leak and replace the dome with an improved material
over the previous replacement.
Commissioner Parr opened the Public Hearing.
Jeri Moe commented that she is concerned with the project, and the copper being painted. She
would like more answers and a more thorough rendering of the dome.
Commissioner Parr closed the Public Hearing.
Motion to approve Item A (2020-2-COA) as presented by Commissioner Romero. Second by
Commissioner Asendorf-Hyde. Approved (6-0).
B. Public Hearing and possible action on a request for a Certificate of Appropriateness for a 5'
setback encroachment into the required 20' front setback to allow a residential structure 15' from
the front property line, and a 9’ setback encroachment into the required 15' side setback to allow
a residential structure 6’ from the property line at the property located at 406 E. 4th Street,
bearing the legal description of Glasscock Addition, BLOCK 32, Lot 1-2(E/PTS), ACRES 0.166 –
Britin Bostick, Downtown and Historic Planner
Staff report presented by Bostick. The applicant is requesting HARC approval for two setback
modifications for the future construction of a single-family residence on the property. The first is a
5’ front setback encroachment into the required 20’ front setback for the Residential Single Family
(RS) zoning, so that a residential structure could be constructed 15’ from the front property line.
The rear of the property has a 15’ wide Public Utility Easement (PUE), and development is not
permitted within that easement. The rear setback for the RS zoning district is 10’, and as the PUE
acts as an effective 15’ setback, the applicant is requesting a setback modification at the front
property line to address the loss of developable lot depth caused by the PUE. This would provide
for a front setback that is similar to other properties located along this portion of E. 4th Street.
The second setback modification requested is a 9’ setback encroachment into the required 15’ side
setback for the RS zoning district so that a residential structure could be constructed 6’ from the
side (east) property line. The 15’ side setback applies to this property because of a Right-of-Way
(ROW) for Ash Street. Ash Street has not been extended in this section, however the City has
retained the ROW, and the 15’ setback therefore applies. The City does not have plans to construct
the Ash Street extension, and the applicant is requesting approval of a 6’ side setback, which is
what would be required in the RS zoning district were the property not abutting a street ROW.
HARC approved a similar side setback encroachment for 2018-59-COA, which was a 9’
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Historic and Architectural Review Commission Page 3 of 3
Meeting: February 27, 2020
encroachment into the 15’ setback allowing a carport 6’ from property line for the property directly
to the south and addressed at 407 E. 5th Street. The request to HARC is for approval of setback
modifications so that the applicant can move forward with designs for a residential structure. If
approved, the new residential structure would have to meet all other applicable requirements,
including COA review requirements. Currently all new construction in the Old Town Historic
Overlay District requires review and approval of a Certificate of Appropriateness by HARC, as do
any setback, building height and floor area ratio modifications. Impervious cover requirements do
not have the opportunity for modification.
Was it Terri? Asked if the setback modification would prevent the City from being able to construct
the street extension. I answered that no, an approval would not abandon any part of the City’s
right-of-way or limit the City’s ability to construct the street.
Motion to approve Item B (2020-3-COA) as presented by Commissioner Asendorf-Hyde. Second
by Commissioner Browner. Approved (6-0).
Adjournment
Motion to adjourn by Commissioner Parr. Second by Commissioner Morales. Meeting adjourned
at 6:43pm.
________________________________ _________________________________
Approved, Amanda Parr, Chair Attest, _________________, Secretary
Page 12 of 87
City of Georgetown, Texas
Historic and Architectural Review
March 12, 2020
S UB J E C T:
Public Hearing and Possible Action o n a req ues t for a Certificate of Appropriateness fo r an ad d itio n
to a s treet-facing facad e at the property lo cated at 1215 S . Main S treet, b earing the legal d es criptio n of
Morrow Ad ditio n, BLO C K G (S E/P T ) (0.236 ac res ). – Britin Bostick, Downto wn & Histo ric P lanner
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Britin Bostick, Downto wn & Histo ric P lanner
AT TAC H ME N T S:
D escription Type
Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Letter of Intent Exhibit
Exhibit 3 - Plans & Specifications Exhibit
Exhibit 4 - His toric Res ource Survey Exhibit
Exhibit 5 - Conceptual Review Plans & Specifications Exhibit
Page 13 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 1 of 10
Meeting Date: Thursday, March 12, 2020
File Number: 2019-70-COA
AGENDA ITEM DESCRIPTION
Public Hearing and Possible Action on a request for a Certificate of Appropriateness for an addition to a
street-facing facade at the property located at 1215 S. Main Street, bearing the legal description of Morrow
Addition, BLOCK G (SE/PT) (0.236 acres).
AGENDA ITEM DETAILS
Project Name: Walden/Pullen Main St. Remodel
Applicant: Wade Walden
Property Owner: Wade Walden & Leslie Pullen
Property Address: 1215 S. Main Street
Legal Description: MORROW ADDITION, BLOCK G (SE/PT), ACRES .236
Historic Overlay: Old Town Historic Overlay District
Case History: HARC approved demolition of carport and rear porch enclosure and provided a
conceptual review on 01/23/2020.
HISTORIC CONTEXT
Date of construction: 1921 (HRS lists a date of 1920)
Historic Resources Survey Level of Priority: Medium
National Register Designation: N/A
Texas Historical Commission Designation: N/A
APPLICANT’S REQUEST
HARC:
Addition that creates a new, or adds to an existing street facing facade for a medium priority
structure
HPO:
Replacing roof materials with different roof materials
STAFF ANALYSIS
Background on Structure:
The existing structure was constructed in 1921 by Georgetown builder and lumber yard owner C. S.
Griffith, competitor to the well-known C. S. Belford. The house was built for local businessman T. E.
Stone, who had also owned the original house immediately to the north. It is 1,944 square feet, including
the covered front porch. The one-story house has Craftsman features, including low-pitched gable roofs,
unenclosed eave overhangs, a front porch with brick columns that extend to the ground, multi-pane
upper sash windows, and triangular knee braces under the deep eave overhangs at the gable ends.
Page 14 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 2 of 10
1/23/2020 Conceptual Review
At the January 23, 2020 HARC meeting, the commissioners provided a conceptual review to the applicant
and gave feedback on the proposed design for three specific aspects of the project, which were:
• Mass
• Scale (Design Guidelines 14.12, 14.13 and 14.16)
• Design and Materials (Design Guideline 14.13)
Some of the feedback to the applicant from the commissioners was:
• Mass and scale need to be reduced
relative to the existing structure, which
might be accomplished by reducing the
overall height of the addition or by
reducing the added square footage.
• Dormers could be utilized for the
proposed addition to reduce the overall
height of the structure.
• Addition overshadows main structure
and is too large.
• Concern about maintaining medium
priority status on HRS.
• The design of the addition is a nice
complement to the existing, but the
square footage of the addition is
noticeable in comparison to the original.
• Massing of the addition is dominant
relative to the existing house.
• Distinction between new and old too
subtle per the renderings.
• Appreciate the desire to reuse windows.
• Street width and context play a role in
mass and scale, and the width of Main
Street reduces the perception of mass
plus the addition to the house across
Main Street is similar to the addition
requested in this project.
The project architect provided the following comments on the revised design in response to the feedback
in the Conceptual Review:
“I lowered the highest ridge of the house by about 4’. I lowered the roof over the stairwell so that the
higher roof and gable is about 10’ back from where it was originally. I added the shed dormers (like the
College Street project you directed me to) on the north side of the upper floor instead of the high, more
contemporary clerestory windows. I added the pergola in front of the carport to add a little more
character, to soften the flat wall face and to accentuate the dimensional openness of the carport
structure. The paint color on the house will be changed to white, in an effort to soften the original green
paint and hopefully help lessen the scale and mass with a less impactful color. I changed the siding to
board and batten on the garage building and upper floor girls’ bedroom wing on the south side of the
house (over the carport/garage) to differentiate between the existing/old horizontal siding and the
new.
The exterior windows are white in color if existing and gray shade if new. We will re-use most of the
window coming off the rear and side of the back portion of the house, so some of the gray shade
windows are actually replacement windows. I just haven’t noted them specifically yet, but will do so on
our permit set.”
Page 15 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 3 of 10
Applicant’s Request
Project Size and Scale
The applicant has revised the design of the addition from the design presented in the conceptual review
and is proposing a 2,263 square foot addition as was proposed in the conceptual review, designe d to be
two stories and will be visible behind the rear and to the right side of the main structure as viewed from
Main Street. The project elevations show the existing single-story structure to be approximately 23’ in
height above grade at the roof ridge, with a building height (average of the ridge and eave height per
UDC Sec. 6.04.030.A) of approximately 16’-6”. The proposed addition has a roof ridge height of 27’-10”
(reduced from 29’-7” in the conceptual review) and a building height of 24’-4”, with other significant
features and massing of the addition between 12’ and 26’ above grade. The addition will be attached
directly to the main structure and will provide useable carport space with storage on the ground floor,
and bedrooms and family area on the second floor. The addition will require the removal of a rear wall
of the main structure, removal of 11 windows and a door with trim, siding, two non-functioning brick
chimneys, and a section of the existing roof.
Materials
The addition is proposed to have combination of siding materials, including shingle and board and
batten siding on the west elevation and lapped siding and board and batten siding on the south elevation.
The east elevation is proposed to have both lapped and board and batten siding and the north elevation
is proposed to have lapped siding. In the conceptual review the addition was proposed to have lapped
siding similar to the original, and in response to concerns that the materials of the addition were not
sufficiently distinct from the original structure, the applicant is proposing to use both shingle and board
and batten siding for the street-facing facade. The proposed roof of the addition is still a standing seam
metal roof, to be consistent with the request to change the roof material of the existing structure from
asphalt shingle to standing seam. The north façade now proposes dormers to provide natural lighting to
an upstairs hallway and allow a lower overall roof height of the second-floor addition. The street-facing
windows in the addition are proposed to be similar but differentiated from the windows in the existing
structure with 4 divided lights above a single pane in a smaller size than the original windows. The
windows on the sides and rear elevations are proposed to be a combination of the 4 over 1 single-hung
windows and divided lite fixed windows with 4 panes as well as fixed windows with a single pane. Some
of the windows proposed to be removed for the addition will be reused per the architect’s comments
above.
Design & Character
The design of the addition is a modern interpretation of the Craftsman style of the existing structure. It
has an asymmetrical façade with the slope of the roofs oriented toward the right of the façade to an
observer standing on Main Street, which balances the asymmetrical façade of the existing structure and
roof lines. A new trellis roof or pergola feature is proposed at the front of the carport to soften the façade
of the addition and reduce the massing from the street view. The revised design employs similar
architectural features to the original, such as the eave overhangs and details, triangular knee braces under
the deep overhangs at the gable ends, attic vents, trim elements for the windows and siding, and the
Page 16 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 4 of 10
windows are a variation of the multi-pane sash over single-pane sash configuration. The brick column
elements at the carport reflect the brick column elements of the front porch. The architectural style of the
addition is consistent with but differentiated from the original structure. The design and features of the
addition still present more complexity than the original structure, with multiple roof planes, siding
materials, window sizes and configurations, although the addition now continues the north roof plane
rather than separating from it for the second floor of the addition.
APPLICABLE DESIGN GUIDELINES
The following guidelines are applicable to the proposed scope of work in accordance with the adopted
Downtown and Old Town Design Guidelines:
GUIDELINES FINDINGS
CHAPTER 6 – DESIGN GUIDELINES FOR INDIVIDUAL BUILDING ELEMENTS
6.28 Avoid altering original chimneys.
• Existing brick chimneys should not be
removed or covered with stone, stucco, or
other non-original material.
• If chimneys are damaged or missing they
should be restored to their original condition
or reconstructed in keeping with the chimney
design of the period.
Partially Complies
The existing structure has three chimneys, a
main chimney with an interior fireplace and
two smaller chimneys which likely served as
flue covers for interior heating elements. The
smaller chimneys are characteristic of the
Craftsman architectural style but are no
longer functioning as they are not venting
interior elements and are not currently
visible on the interior of the house. The
smaller chimneys are proposed to be
removed for the addition while the
functional brick chimney is to remain in
place. Although brick chimneys are
characteristic of the style, the removal of the
smaller chimneys would not reduce the
overall historic significance of the structure.
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION AND
ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
14.11 Avoid alterations that would damage historic
features.
Avoid alterations that would hinder the ability
to interpret the design character of the original
building.
Alterations that seek to imply an earlier period
than that of the building are inappropriate.
Complies
Proposed alterations retain the original
design character and do not imply an earlier
time period.
14.12 An addition shall be compatible in scale,
materials, and character with the main building.
Partially Complies
Proposed addition has compatible materials
and character with the main building. In
Page 17 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 5 of 10
GUIDELINES FINDINGS
• An addition shall relate to the building in
mass, scale, and form. It should be designed to
remain subordinate to the main structure.
An addition to the front of a building is usually
inappropriate.
terms of scale and mass the addition is two
stories compared to the single story of the
original structure. Massing is a term in
architecture which refers to the perception of
the general shape and form as well as size of
a building. The addition is set back from the
front of the original structure, and the
applicant is not requesting building height
or setback modifications for the addition.
The height of the addition is not
substantially greater than the height of the
original structure (approximately 5’ higher),
due to the difference in elevation between
the floor height of the original one-story
structure (pier and beam foundation
approximately 3’ above grade) and the two-
story addition (at grade). The placement of a
carport with storage to the rear reduces the
massing of the addition at the first floor.
However, the two-story design of the
addition does increase the massing of the
structure on the site and is large in scale as
an addition, which is 2,263 square feet,
relative to the original structure, which is
1,944 square feet.
14.13 Design a new addition such that the original
character can be clearly seen.
In this way, a viewer can understand the
history of changes that have occurred to the
building.
An addition should be made distinguishable
from the original building, even in subtle
ways, such that the character of the original
can be interpreted.
Creating a jog in the foundation between the
original and new structures may help to define
an addition.
Even applying a new trim board at the
connection point between the addition and the
original structure can help define the addition.
Complies
Proposed addition is set to the rear and side
of the main structure and is distinguishable
from the original structure due to its height,
windows, siding material and design as a
contemporary interpretation of the
Craftsman original structure.
The SOI Standards referenced in
Preservation Brief #14 can be summarized:
(9) “New additions, exterior alterations, or
related new construction shall not destroy
historic materials that characterize the
property. The new work shall be
differentiated from the old and shall be
compatible with the massing, size, scale,
Page 18 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 6 of 10
GUIDELINES FINDINGS
See also Preservation Briefs #14: New Exterior
Additions to Historic Buildings, published by the
National Park Service.
and architectural features to protect the
historic integrity of the property and its
environment.”
(10) “New additions and adjacent or related
new construction shall be undertaken in
such a manner that if removed in the future,
the essential form and integrity of the
historic property and its environment
would be unimpaired.”
Also, a new addition should:
• Preserve significant historic materials,
features and form;
• Be compatible; and
• Be differentiated from the historic
building.
14.14 Place an addition at the rear of a building or set
it back from the front to minimize the visual impacts.
Setting an addition back from any primary,
character-defining façade will allow the
original proportions and character to remain
prominent.
Locating an addition at the front of a structure
is inappropriate, and an addition should be to
the rear of the building, when feasible.
Complies
Proposed addition is located to the rear of
the main structure and is set back from the
front.
14.15 Do not obscure, damage, destroy, or remove
original architectural details and materials of the
primary structure.
• When preserving original details and
materials, follow the guidelines presented
earlier in this chapter.
Partially Complies
Proposed addition is to the rear of the main
structure and the scope of work does not
include the primary façade or front portion
of the existing main structure, thus retaining
most of the original architectural details.
Some rear details, including windows which
are significant to the character of the house,
will be removed for the proposed addition,
which could be salvaged and reused in the
new addition.
14.16 An addition shall be compatible in scale,
materials, and character, and architectural style with
the main building.
Partially Complies
The findings for De sign Guideline 14.12 also
apply to the criteria for this Guideline. The
proposed addition is more complex than the
original structure, with multiple roof planes,
Page 19 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 7 of 10
GUIDELINES FINDINGS
• An addition shall relate to the building in
mass, scale, and form. It should be designed to
remain subordinate to the main structure.
• While a smaller addition is visually preferable,
if a residential addition would be significantly
larger than the original building, one option is
to separate it from the primary building, when
feasible, and then link it with a smaller
connecting structure.
• An addition should be simple in design to
prevent it from competing with the primary
façade.
Consider adding dormers to create second
story spaces before changing the scale of the
building by adding a full second floor.
projecting elements and window sizes and
configurations. However, the addition is
compatible with the overall character and
architectural style of the original structure
and has compatible elements and features,
such as the treatment of the eaves, attic
vents, roof slopes, bracket details, windows
and siding. Dormers were added to the north
side of the second-floor addition to help reduce the
roof height of the addition while providing
natural light to the upstairs hallway.
14.17 An addition shall be set back from any primary,
character-defining façade.
An addition should be made to the rear of the
building, when feasible.
Complies
Proposed addition is located to the rear of
the main structure.
14.18 The roof form of a new addition shall be in
character with that of the primary building.
Typically, gable, hip, and shed roofs are
appropriate for residential additions. Flat
roofs are appropriate for commercial buildings
in the downtown area.
Repeat existing roof slopes and materials.
If the roof of the primary building is
symmetrically proportioned, the roof of the
addition should be similar.
The roofs of additions should not interfere
with the original roof form by changing its
basic shape or view of the original roof, and
should have a roof form compatible with the
original building.
Complies
Roof of proposed addition has similar type,
slopes, overhangs, architectural features to
the original roof, and the proposal to use the
same standing seam metal roofing material
on both the existing and new roofs will
provide for a repetition of materials. The
original roof form has some asymmetrical
elements consistent with the Craftsman
style, which are balanced by the proposed
roof slopes and locations of the new
addition.
14.19 The architectural features of existing buildings
should be protected when additions are proposed.
See Chapter 4 for design guidelines related to
protecting architectural features.
Complies
Proposed addition does not disturb
architectural features on main façade, and
significant features proposed to be removed
can be salvaged for reuse.
14.20 An addition shall not damage or obscure
architecturally important features.
Partially Complies
Page 20 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 8 of 10
GUIDELINES FINDINGS
For example, loss or alteration of a porch
should be avoided.
Addition of a porch may be inappropriate.
Proposed addition retains architecturally
important features of the façade and sides of
the house but does propose to remove two
brick chimneys that served as flue covers
(the two chimneys are smaller than the main
chimney, which has a fireplace, and do not
show indications of having served interior
fireplaces, rather may have served other
heating devices.) The smaller chimneys are
part of the Craftsman architectural style, but
their removal would not alter the overall
historic significance of the structure.
14.22 Individual building elements of existing
buildings should be preserved, protected, and
replicated where appropriate when additions are
proposed.
• See Chapter 6 for design guidelines related to
preserving individual building elements.
Partially Complies
Proposed addition preserves character-
defining features of the main façade and
replicates roof features to be consistent with
the character of the original structure,
although some rear features and two non-
functioning chimneys will be removed.
CRITERIA FOR APPROVAL
In accordance with Section 3.13.030 of the Unified Development Code, the HARC must consider the
following criteria:
SECTION 3.13.030 CRITERIA FINDINGS
1. The application is complete and the
information contained within the application
is correct and sufficient enough to allow
adequate review and final action;
Complies
The application was deemed complete by
Staff.
2. Compliance with any design standards of this
Code;
Complies
Proposed project meets the applicable UDC
Requirements.
3. Compliance with the Secretary of the Interior's
Standards for the Treatment of Historic
Properties to the most extent practicable;
Partially Complies
Partially Complies with Standard 9. New
additions, exterior alterations, or related
new construction shall not destroy historic
materials that characterize the property. The
new work shall be differentiated from the
old and shall be compatible with the
massing, size, scale, and architectural
features to protect the historic integrity of the
Page 21 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 9 of 10
SECTION 3.13.030 CRITERIA FINDINGS
property and its environment. The
architectural features of the proposed
addition are compatible, but the size of the
addition is more than double that of the
existing structure.
4. Compliance with the adopted Downtown and
Old Town Design Guidelines, as may be
amended from time to time, specific to the
applicable Historic Overlay District;
Partially Complies
Complies or Partially Complies with the
Applicable Design Guidelines in Chapters 6
and 14.
5. The general historic, cultural, and architectural
integrity of the building, structure or site is
preserved;
Partially Complies
The front of the original structure remains
intact. Proposed addition is distinguishable
as new construction but full attachment to
the original structure and two-story height
of addition alter the character of the site.
6. New buildings or additions are designed to be
compatible with surrounding properties in the
applicable historic overlay district;
Complies
Surrounding properties include second
floors and additions to historic main
structures, as well as single story structures.
7. The overall character of the applicable historic
overlay district is protected; and
Complies
This portion of South Main Street has a
right-of-way width of 80’, with medium to
large-sized structures situated on large lots,
generally over 0.25 acres. As the addition is
situated toward the rear of the historic
structure, which reduces the massing from
the street view, the proposed addition does
not diminish the character of the Old Town
Historic Overlay District.
8. The Master Sign Plan is in keeping with the
adopted Downtown and Old Town Design
Guidelines and character of the historic
overlay district.
Not Applicable
No Signage Included.
STAFF RECOMMENDATION
Staff recommends APPROVAL of the request for the addition, with the recommendation that the
removed windows, door, trim, siding and brick materials be salvaged or re-used in the new addition
where feasible. The recommendation for approval is for the reasons stated above, and that on balance,
the proposed project complies or partially complies with the Design Guidelines; the zoning district
requirements (including setback and building height requirements) are met; the surrounding properties
are large lots generally over 0.25 acres, which provide room for large additions without crowding other
Page 22 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2019-70-COA – 1215 S. Main St. Page 10 of 10
properties; the right-of-way width of Main Street and the placement of the addition toward the rear of
the original structure reduce the perception of the size of the addition (mass) from the street view; and
the proposed addition is not out of scale with the surrounding structures. Additionally, the existing
historic structure is situated on a pier and beam foundation that places the floor of the house
approximately 3’ above grade, requiring several steps up to the house. The proposed addition, while two
stories, begins at grade level rather than on a similar pier and beam foundation and takes advantage of
the difference in height of the foundations to allow the height of the addition to be approximately 5’
higher (roof ridge heights) than the original structure, as the applicant has worked to reduce the overall
height in response to the feedback provided during the conceptual review.
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Plans & Specifications
Exhibit 4 – Historic Resource Survey
Exhibit 5 – Conceptual Review Plans & Specifications
SUBMITTED BY
Britin Bostick, Downtown Historic Planner
Page 23 of 87
Location
2020-6-COA
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Page 24 of 87
Letter of Intent for Renovation Projects at 405 E 10th Street February 17th, 2020 This application covers three interrelated projects on this property: 1. Renovating an existing one-car garage (built in 2005) at the back of the lot by adding a one-story 8’ x 13’ workshop extension (on a slab) to one side, and raising the existing roof by 5 feet to create a stand-up storage area over the existing garage, accessed through an interior staircase. The siding, trim, and roof will match those of the existing garage and house in material type and color. The front facia will include a pair of new windows on the upper level, which are planned to be Pella Impervia double-hung fiberglass windows having white frames and a traditional divided-light grille pattern on the upper sashes (data sheet appended). These windows will match the style and geometry of the existing front-facing windows on the main house. The rear facia will include one window of the same style on the upper level. The workshop extension will include a Velux skylight for light and ventilation (data sheet appended). 2. Replacing a non-historic 312 ft2 wooden deck (built circa 1998) at the rear of the house with a 280 ft2 covered patio on a concrete slab, and connecting this patio to the garage with a short covered walkway. This patio will not be visible from the street, but it is included in this application because the roof over the covered walkway will extend along the top of the existing garage door, which is visible from the street. The walkway will be decked with Trex Transcend decking (data sheet attached) in the Gravel Path color, which is a close color match to the existing wooden deck and walkway and the house’s front porch. 3. The third project involves updating the main house with two of the components used in the first two projects: A. The windows in the house are builder-grade aluminum windows that were installed during a renovation in 1998; many do not open easily, and the most have some condensation between the glass panes. These will be replaced by windows of the same style as those used for the garage renovation: white exterior frames, white interior frames, and a traditional divided-light grille pattern on the upper sash. The grille will be white and inserted between the glass panes, as with the existing windows. The appearance of the new windows will be very similar to the appearance of the existing windows, except the frames will be slightly thicker. B. The second update to the house is to replace the decking on the front porch with the same Trex Transcend decking used for the rear walkway. The front porch decking is 5/4 x 6 pressure treated decking boards that are believed to have been installed during the 1998 renovation (see pictures below). The boards are beginning to show some rot, and the surface – which was in very good condition when we moved into the house in April of 2019 – is now showing some peeling paint and pock marks where filler that covered the screw heads has come loose, especially where the deck extends outside the roof covering and is exposed to rain and sun. The Trex Gravel Path color is a very close match to the color of the existing boards and the dimensions are identical, as shown in the second picture. Page 25 of 87
Page 26 of 87
Certificate of Appropriateness requirements This picture shows the view of the house and garage from the street: The renovation will connect the garage to the covered patio and house by a covered walkway. This connection effectively makes the garage, patio, and house one structure. If the garage remained separate, its total square footage (728 ft2) would be 41% of the square footage of the primary structure (1772 ft2); the UDC generally limits accessory structures to 25% of the square footage of the primary structure. Note that the impervious cover (footprint) of the proposed garage expansion is only 416 ft2; the additional 312 ft2 comes from the second level. The front facia of the non-historic garage will be modified, and this is visible from the street, as shown in the picture above; so a COA is required for this modification. Although the rear deck and garage are non-historic structures, the house is listed as a medium-priority structure in the latest historic resource survey, so a HARC review is needed since the proposed renovation connects them. Page 27 of 87
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2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Cover Sheet
A1.0
WALDEN-PULLEN HOUSE
1215 S. MAIN STREET GEORGETOWN, TX. 78626
PROJECT DIRECTORY
OWNER:Wade Walden & Paige Pullen
ARCHITECT:Rick O'Donnell Architect, LLC
510 Westbury Ln.
Georgetown, TX 78633
o (512) 240-5961
www.rickodonnellarchitect.com
CODE ANALYSIS:Rick O'Donnell Architect, LLC
510 Westbury Ln.
Georgetown, TX 78633
o (512) 240-5961
www.rickodonnellarchitect.com
INTERIOR DESIGNER:N/A
ADA REVIEWER/RAS:N/A
CONTRACTOR:Oakman Building Co.
Ryan Hay
6507 Jester Blvd. #510-F1
Austin, TX 78750
o (512) 565-7770
www.buildoakman.com
SURVEYOR:Crichton and Associates, Inc.
6448 Hwy. 290 E.
Austin, TX 78723
o (512) 244-3395
LAND PLANNER:N/A
GEOTECHNICAL/
SOILS REPORT:TBD
CIVIL ENGINEER:N/A
STRUCTURAL ENG.:TBD
MEP ENGINEER:By Contractor's Engineer or Subcontractor
KITCHEN PLANNER:N/A
AUDIO-VIDEO ENG.:N/A
COMPUTER/ITT:N/A
LANDSCAPE DESIGN:TBD
SEPTIC ENG.:N/A
PROJECT INFORMATION
Project Address:1215 S. Main Street, Geoergetown, TX 78626
Project Description:Single Family Detached Residence and Garage/Storage Building
Legal Description:.236 ac., a portion of Block G, Morrow Addition
Tax Parcel No.:N/A
Tax I.D. No.:N/A
BUILDING CODES/ DESIGN CRITERIA
Governing Jurisdiction: City of Austin, TX
Codes:
2012 International Residential Code (IRC) - Building & Structural
2012 International Mechanical Code
2014 National Electrical Code
2012 International Plumbing Code
2015 International Energy Conservation Code
2012 International Fire Code
2012 International Gas Code
Zoning Classification:N/A
Occupancy Type:Single Family Detached Residence
Type of Construction:V-B, (Unprotected)/Non-Sprinklered/Wood Frame
Conditioned Area:Re: Area Calculation Chart
Gross Floor Area:Re: Area Calculation Chart
Allowable Bldg. Height:Per Code/City or Community Design Guidelines/City Ordinance/Deed Restrictions/HARC (if applicable)
Note:
Property IS X IS NOT located in 100 year flood plain
(re: FEMA Map No.:
INSPECTIONS (Not Necessarily In Order)
If project is not located in a governmental jurisdiction that
makes inspections, Contractor and or/ Owner shall
employ the services of a third party independent code
compliance construction inspector for all phases of work
including but not limited to the following:
*If a Structural Engineer has been retained for the project, said
Engineer shall be required to inspect the structural aspects of the
project.
NOTE:
CONTRACTOR SHALL MAINTAIN A FULL-SIZE SET OF
THE MOST RECENTLY ISSUED, UP TO DATE
CONSTRUCTION DOCUMENTS ON-SITE AT ALL TIMES.
Note:
Project IS IS NOT X 100% Masonry (Stone, Brick, Stucco).
NOTE:
CONTRACTOR SHALL CONFIRM WITH EACH APPROPRIATE GOVERNMENTAL ENTITY THAT
THE CODES LISTED ABOVE ARE THE CURRENT AND APPLICABLE CODES IN USE BY THE
GOVERNING JURISDICTION(S) AT THE TIME OF PERMITTING AND/OR CONSTRUCTION.
CONTRACTOR SHALL ALSO CONFIRM WHETHER ANY ADDITIONAL OR SUPPLEMENTAL
CODES OR CONDITIONS EXIST OR HAVE BEEN ADDED SINCE COMPLETION OF THE
CONSTRUCTION DOCUMENTS. IF THE CONTRACTOR DETERMINES THERE ARE
DISCREPANCIES BETWEEN THOSE LISTED ON THIS SHEET VS. THOSE IN ACTUAL USE,
CONTRACTOR SHALL NOTIFY THE ARCHITECT IMMEDIATELY. IN ALL CASES CONTRACTOR
SHALL CONFORM TO AND ABIDE BY THE MOST CURRENT AND STRINGENT CODES,
GUIDELINES AND REQUIREMENTS IN PLACE, AS DEFINED BY THE GOVERNING
JURISDICTION(S), AT ALL TIME DURING CONSTRUCTION. IF THE CONTRACTOR IS UNSURE
OF CODE STATUS, SITUATION OR REQUIREMENT, IT SHALL BE CONTRACTOR'S
RESPONSIBILITY TO CONTACT AND CONFIRM WITH THE APPROPRIATE GOVERNING
JURISDICTION. PROJECTS OUT OF A MUNICIPAL JURISDICTION ARE STILL REQUIRED TO BE
BUILT PER CODE.
·Layout / Setbacks
·Foundation / Slab Elevation
·Foundation Pre-Pour
(form work, fill/pad, membrane,
steel reinforcing)*
·Plumbing Rough / Sewer
·Copper or Supply Piping
·Mechanical In-Slab
·Framing / Structural *
·Exterior Envelope/Membrane
(water protection, moisture
proofing, flashing)
·Roofing
·Exterior Stucco / Plaster
·Mechanical Rough
·Plumbing Top-Out
·Electrical Rough / Conduits
·Propane Top-Out
·Electrical Intermediate
·Insulation
·Drywall
·Gas Yard Line
·French Drains
·Mechanical Final
·Plumbing Final
·Electrical Service Loop
·Electrical Final
·Site Utilities
·Water / Sewer Yard Lines
·Fire
(fire codes, egress, alarms,
detection systems)
·Driveway / Flatwork
·Propane Final
·HOA / ARC / HARC Finals
·Building Final
·ADA Final (if applicable)
·Final Health Dept. (if applicable)
SITE LOCATION MAP
AREA LOCATION MAP
Site
CONSTRUCTION DOCUMENTS DRAWING INDEX
A1.0 COVER SHEET
A1.1 GENERAL CONSTRUCTION NOTES
A1.2 SCHEDULES (DOOR/WINDOW/FINISH)
A2.0 SITE PLAN - PRE-CONSTRUCTION
A2.1 SITE PLAN - ARCHITECTURAL
A3.0 FLOOR PLAN - EXISTING & DEMOLITION)
A3.1 FLOOR PLAN - LAYOUT AND NOTES (LOWER LEVEL)
A3.2 FLOOR PLAN - LAYOUT AND NOTES (UPPER LEVEL)
A3.3 FLOOR PLAN - DIMENSION CONTROL (LOWER LEVEL)
A3.4 FLOOR PLAN - DIMENSION CONTROL (UPPER LEVEL)
A3.5 ROOF PLAN - EXISTING/DEMOLITION
A3.6 ROOF PLAN - NEW
A4.0 EXTERIOR ELEVATIONS - EXISTING & DEMOLITION
A4.1 EXTERIOR ELEVATIONS - NEW
A4.2 EXTERIOR ELEVATIONS - NEW
A5.0 CONSTRUCTION DETAILS
A6.0 INTERIOR & CABINET ELEVATIONS
E1.0 ARCHITECTURAL ELECTRICAL POWER PLAN (LOWER LEVEL)
E1.1 ARCHITECTURAL SWITCH & LIGHTING PLAN (LOWER LEVEL)
E1.2 ARCHITECTURAL ELECTRICAL POWER PLAN (UPPER LEVEL)
E1.3 ARCHITECTURAL SWITCH & LIGHTING PLAN (UPPER LEVEL)
Page 28 of 87
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2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
General Construction Notes
A1.1
GENERAL CONSTRUCTION NOTES - RESIDENTIAL (Refer to Individual Sheets for Additional Notes & Information)
General
ALL RIGHTS RESERVED. Rick O'Donnell Architect expressly reserves its common law copyright and other property rights regarding these plans.
The plans and arrangements depicted herein are the sole property of Rick O'Donnell Architect and shall be retained by the recipient. The
plans may not be reproduced, changed or copied in any form or manner whatsoever, nor are they to be loaned or assigned to any third
party without first obtaining the express written permission of Rick O'Donnell Architect. The Architect assumes no responsibility for changes or
modifications made to these plans by others.
Contractor, subcontractors and suppliers shall refer to all drawing sheets in the construction documents package, which may include but not
be limited to architectural plans, surveys, civil engineering plans, geotechnical reports, structural engineering plans,
mechanical/electrical/plumbing engineering plans, ResCheck/ComCheck energy reports, landscape, irrigation, hardscape and pool plans,
lighting/kitchen/cabinet specialty plans, interior decorating documents, ADA compliance details and product specifications. The complete
Project consists of and is composed of all sheets and documents in the construction document package along with any issued addendums or
revisions. Contractor, subcontractors and suppliers shall refer to all sheets and documents for purposes of bidding, cost estimating, permitting,
ordering of materials and for all aspects of construction. Contact the Architect to confirm total contracts documents package prior to
commencement of any of the above tasks or phases of work. Contractor to insure that all values assumed and calculations determined in the
ResCheck and ComCheck energy evaluations and report are incorporated into the project construction. U Values and shading coefficients
for windows and doors must be adhered to.
CONSULT ARCHITECT IF UNSURE ABOUT THE EXTENT OF OR DETAILING REQUIRED TO COMPLETE THE PROJECT AS SHOWN. FAILURE TO DO SO IN
ADVANCE OF COMMENCEMENT OF CONSTRUCTION OR ORDERING OF MATERIALS CONSTITUTES UNDERSTANDING OF THE PROJECT SCOPE AND
INTENT, AND ACCEPTANCE OF ALL RESPONSIBILITY BY CONTRACTOR. CONTACT THE ARCHITECT IMMEDIATELY FOR RESOLUTION PRIOR TO
CONSTRUCTION IF ANY DISCREPANCIES OR CONFLICTS EXIST REGARDING THE INFORMATION ON THESE DRAWINGS. DO NOT CONSTRUCT
SOMETHING IF THE PLANS OR DETAILS DO NOT WORK OR DO NOT MAKE SENSE. CALL THE ARCHITECT.
These drawings constitute what is normally considered within the construction industry a "builder's set" in as much as they are intended to
convey the design intent only. The implementation of the plans requires a general contractor and subcontractors thoroughly knowledgeable
with applicable building codes and methods of construction. The plans are intended to provide basic information regarding site work,
electrical, mechanical, plumbing and other trades to substantially complete construction of the structure. Exact material specifications and
selections from agreed "allowances" are to be confirmed with the owner prior to ordering and/or installation. If provided, Contractor to review
Owner "image" photos and details and confirm all related details and finishes prior to commencement of construction.
Construction means, methods, and materials are solely the jurisdiction of the Contractor and are not described in these plans. Rick O'Donnell
Architect, LLC shall neither have control over, be in charge of, nor be responsible for the construction means, methods, materials, techniques,
sequences or procedures, or for safety precautions and safety programs in connection with the construction of the structure(s) in the plans
provided by this agreement.
Exact detailing, structural, mechanical, electrical, waterproofing and flashings are to be determined by the contractor except as noted or
described within these drawings. In all cases, the most stringent requirements of all applicable federal, state, county, and local city building,
mechanical, electrical, plumbing, and fire codes, laws, ordinances, and regulations must be met. If the contractor or any subcontractors
performs any work in conflict with the above mentioned laws, rules, codes, ordinances and regulations then the Contractor in violation shall
bear all costs of repair arising out of non-conforming work.
All such codes, ordinances, deed restrictions and regulations take presence over any part of these drawings which may be deficient or in
conflict.
All plan dimensions and area calculations must be verified by Contractor and subcontractors prior to bidding, submittal of proposals or cost
estimates or entering into any contracts or subcontracts. All dimensions (new construction , additions, and remodels) must be field verified
prior to commencement of construction, ordering of materials or fabrication of products. Plan square footages and area calculations
indicated on plans are estimates only. Contractor and subcontractors shall do their own area takeoffs and confirm actual square footages.
Notify Architect immediately of any discrepancies between plan area calculations and contractor/subcontractor area calculations. DO NOT
SCALE FROM DRAWINGS.
Contractor to confirm and verify location of all structures in relation to building lines or setbacks, property lines and easements. Notify
Architect and Owner immediately with any discrepancies.
The obtaining of permits and government approvals and payment of related fees is the responsibility of the Contractor and /or Owner as
determined themselves.
Existing and hidden conditions: Contractor shall verify actual location of all existing construction prior to
commencement of construction.
Site Work / Finish Grading
Refer to Site Plan(s) for additional notes and information The site plan, if provided as part of these documents, is intended to provide
Contractor a general understanding of site topography and existing grade conditions. Finish grade contours are not indicated or depicted
unless specifically noted. It is the responsibility of Contractor to insure proper drainage around and away from all structures as necessary.
Contractor to confirm all existing overhead and underground utilities (electric, gas, phone, TV, water, sewer, etc.), utility apparatus and
structures, tap and hookup locations whether shown on plans or not. Grades indicated on exterior elevations represent approximate existing
grade elevations per topography survey and should be confirmed by the Contractor. Finish grading per civil engineer or landscape architect.
Contractor is responsible for ensuring proper drainage away from building and to ensure that no adjacent property is advertly affected by
grading or drainage on this property.
Structural Foundation
Design layout and detailing of all structural elements, including but not limited to piers, footings, retaining walls, shear walls, floor and roof
trusses, rafters, floor and ceiling joists, stud walls, columns and column footings, concrete floors and reinforcing must be designed, engineered
and certified by a Registered Professional Engineer licensed to practice in the State of Texas. Contractor is responsible for coordinating and
obtaining all engineering documents as necessary for permitting and construction unless otherwise agreed. Contractor to compare
Foundation Base Sheet prepared by Architect with Structural Foundation Plan prepared by Engineer and immediately notify Architect of any
discrepancies.
Contractor is responsible for verifying that all floor recesses and drops match between architectural floor plans and structurally engineered
foundation plans. Contractor shall insure that any slabs recessed for wood flooring result in wood floors being flush with all adjacent floors. (tile,
carpet, etc.).
Contractor to confirm and provide all in-slab electrical and plumbing as required.
Structural Framing
All new walls shall be framed per Floor Plan Notes and Floor Plan Legend.
All new walls shall be framed straight, plumb, square and true.
On remodel/renovation construction, investigate all existing exposed decking, fascia, overhangs and trim for rot. Where necessary replace
with new materials to match existing.
Walls within 3 feet of property line shall be of 1hr fire resistive construction.
Provide backing in wall for mounting all millwork, shelving and plumbing fixtures as required.
Provide blocking for ceiling fans and heavy light fixtures. Confirm locations with owner prior to construction.
Provide draft stopping at any HVAC chase.
Contractor shall ensure that the exterior sheathing of the house is water protected and wrapped with an exterior water membrane product
such as Tyvek or equal. Install according to Tyvek or selected manufacturer's recommendations, specifications and details.
Contractor shall confirm truss depths relative to HVAC duct sizing & location requirements prior to truss fabrication or framing.
Contractor to confirm trim size at doors and windows prior to construction of rough openings. Adjust positioning as necessary relative to
adjacent intersecting walls to allow for proper space for trim.
Roofing
Install flashing over ice and water shield at all roof valleys or as specified by Contractor .
Install flashing over ice and water shield under tile roofing and or at roof pitches less than 4:12 or as specified by Contractor.
Flashing and Moisture-Proofing
These drawings constitute what is normally considered within the construction industry a "builder's set" in as much as they are intended to
convey the design intent only. The implementation of the plans requires a general contractor and subcontractors thoroughly knowledgeable
with applicable building codes and methods of construction. The plans are intended to provide basic information regarding site work,
electrical, mechanical, plumbing and other trades to substantially complete construction of the structure.
Construction means, methods, materials, sequence of construction and adherence to all codes and regulations are solely the jurisdiction of
the Contractor and are nor necessarily described in these plans. Exact detailing, waterproofing and flashings means and methods are to be
determined by the Contractor except as noted and described in these drawings. In all cases, the most stringent requirements of all applicable
federal state, county and local city building codes, laws, ordinances, and regulations must be met along with best industry practices. If the
Contractor or any sub-contractor performs any work in conflict with the above mentioned laws, rules, codes, ordinances and regulations then
the Contractor and/or sub-contractor in violation shall bear all costs of repair arising out of non-conforming work.
The Contractor, regardless of anything shown or depicted in these plans or specifications, assumes complete responsibility for a watertight
project.
Install all flashings, waterproof membranes, backer rods and sealants including, but not limited to, door and window headers, wainscot caps,
parapet wall caps, weep flashings and at masonry to wood and stucco to wood intersections per code and best industry practices and
standards.
Stairs
Construct and install stairs, treads, risers, landings and railing per code.
Doors and Windows
Refer to Door and Window Schedule for additional notes and information.
All doors and windows shall be installed per Floor Plans and/or Schedules.
Door and window sizes are indicated as nominal sizes. Contractor to verify actual rough opening requirements with specific manufacturer
details and specifications.
All exposed exterior doors shall be installed sill door pans and head flashing per specifications or best industry standards.
All windows shall be installed with sill pans and metal head flashing per specifications or best industry standards.
All doors between house or any habitable space and garage shall be solid core, 1-hour fire rated.
Contractor shall confirm the exterior door sill/threshold details, type and position per the specific manufacturer product selected and insure no
sill or sill pan drainage systems are blocked as a result adjacent porches, patios or decks which may be installed.Contractor shall confirm
position and type of threshold(s)/sill(s) at exterior doors.
Confirm whether thresholds are set flush on slab surface, or whether finish threshold or sill is recessed flush or slightly above top of adjacent finish
floor surface. Confirm all with Owner and/or Interior Designer prior to foundation pour.
Egress Windows and Tempered Glass
Refer to Window Schedule for additional notes and information Mirror wardrobe doors shall met the impact test requirements for safety glazing
per code.
Contractor to confirm and adhere to all codes and jurisdiction requirements regarding fire exit and egress windows and tempered glass and
install only windows and glass that conform to such requirements. Plans may not specifically note or call out tempered glass requirements, and
it is the responsibility of the contractor to confirm all such requirements. Contractor to notify Architect of any plan discrepancies or questions
regarding the above prior to ordering windows or commencement of construction.
All bedrooms shall have at least one exterior door or operable window for emergency escape or rescue. Escape or rescue windows shall have
a minimum net clearance operable area of 5.7 sq. ft. with a minimum clear height of 24", a minimum clear width of 20", and maximum sill
height of 44" above finish floor unless otherwise noted in code.
Fireplaces and Chimneys
Contractor to meet all codes and manufacturer's specifications relative to fireplace construction, installation and clearances from wood
framing members.
Chimney shall be constructed according to architectural plans, but in all cases shall extend a minimum of 2 feet higher than any adjacent
portion of the building or roof within a 10' radius of chimney and shall not be less than 3 feet above the point where chimney passes through
roof. All fireplace and chimney construction must comply with manufacturer specifications and building codes. Conform to all codes relative
to combustible air.
Masonry / Stucco
All masonry ledges/lugs shall be dropped to within a maximum of 12" above finished grade at all exterior All masonry lintels/headers at window
and door openings shall be installed flush with exterior face of masonry veneer - no projections, unless specifically noted. Window sills shall
project 1/2" beyond face of stone wall.
All stone or brick caps on garden walls, privacy walls, parapet walls, partial height or wainscot masonry veneer walls on the building shall be
installed flush with adjacent masonry veneer - no projections, unless specifically noted.
All stucco walls - confirm exterior "square" or "bullnose" corners at all building corners and at all door and window openings with Architect.
Stucco applied to foundation face shall be flush with stucco veneer above base. Stucco shall be separated from finished grade per code.
There shall be no "banding" around doors or windows unless indicated on plans or directed by Architect.
Install backer rod and sealant at all locations where wood/timber members intersect and penetrate stone or stucco exterior wall veneer. Install
J-metal stucco straight edge @ all such intersections.
Install expansion and/or control joints per code and manufacture recommendation and operation.
General Mechanical, Electrical and Plumbing
These plans provide only diagrammatic locations and layouts for mechanical, electrical and plumbing systems. Engineering, load
calculations, details, technical detailing required for permitting and construction is the responsibility of the Contractor.
Verify all existing utility service prior to construction.
Plumbing, mechanical and electrical layout is schematic and may be adjusted with Owner, Interior Designer, or Architect's permission, or as
required by code.
All necessary permits, licenses, certificates, tests, etc. shall be procured and paid for by Contractor or appropriate MEP Subcontractors.
Contractor is responsible for checking all contract documents, field conditions and dimensions for accuracy, and confirming that the work is
build able as shown and meets all applicable codes prior to proceeding with construction. Contractor is required to contact Architect
regarding clarification of any plan discrepancies prior to commencement of work.
Contractor to confirm all appliance selections and kitchen equipment with owner and provide plumbing, gas and electrical as required for
installation.
Contractor shall confirm all installation requirements for vacuum, audiovisual, fire alarm, smoke-detection, intercom, security systems and door
chime/bell locations with Owner prior to installation, and provide installation and/or coordination for such.
All roof venting, stacks and roof penetrations should be located to rear of structure where possible and not visible from the street. Combine
roof penetrations when possible.
Contractor shall confirm all gas requirements as may be needed for cooktop, water heater, fireplaces, furnace units and grills, plus any gas
stubs for exterior use as pools, spas or other features.
Mechanical
Contractor shall install material and equipment in a manner to conform to structure, avoid obstructions, preserve headroom and keep
openings and passage ways clear.
Equipment indicated on these plans is shown in approximate position. Contractor shall field verify all conditions prior to installation. In all cases,
adequate access (per manufacturer's recommendations and code compliance) for maintenance and replacement of equipment shall be
provided. All combustible air to be drawn from outside.
Contractor to confirm attic HVAC locations with owner and HVAC subcontractor prior to commencement of construction.
Contractor shall confirm all condensate drain and discharge locations with Owner prior to installation.
Electrical plan is a schematic plan plan only. Design and engineering of the electrical circuiting and any adjustments to meet code are the
responsibility of the Electrical Contractor.
Electrical
Electrical plan is a schematic plan plan only. Design and engineering of the electrical circuiting and any adjustments to meet code are the
responsibility of the Electrical Contractor.
Refer to Electrical Sheets for additional notes and information.
Refer to Electrical Plans for locations of all switches, lights, receptacles, smoke detectors, appliances, television, computer/data outlets, HVAC
units, water heaters, etc.
Power company approval is required for meter location prior to installation.
Provide electrical service underground for new construction if possible.
Exact location of floor plugs to be determined by Owner, Interior Designer, or Architect.
Verify all light fixture, switch, and junction box locations with Owner. All must meet code and ADA requirements must me met in commercial
applications.
Bedroom branch circuits will be arc fault protected per code.
Provide dimmer switches per plan.
Small appliance branch circuits for the kitchen are limited to supplying wall and counter space outlet per code.
A dedicated 20 amp circuit shall be provided to serve the required bathroom outlets per code. The circuit cannot supply other receptacles,
lights, fans, etc.
Confirm Pre-wire for telephones, cable TV, data communications, computer and audio/video equipment with owner prior installation.
Provide switch, outlet and light at all attic access points.
Specifications for all fixtures and equipment shall be provided by Owner, Contractor or Interior Designer if not included by Architect.
If not shown on plans, Contractor shall confirm location of AC breaker, main panel and meter base w/ Owner prior to installation.
Contractor shall provide a typed panel board directory and all panels provided.
Above counter mounted outlet boxes shall be mounted horizontally.
Contractor to confirm all electrical outlets (including floor outlets), switch and fixture locations with Owner prior to wiring. Gang all switch and
outlets where possible.
Plumbing
Plumbing fixtures indicated on plans are diagrammatic only. Contractor to confirm all plumbing fixtures, sizes, types, specifications and
configurations with Owner prior to construction.
All plumbing work shall be installed so as to avoid interference with electrical and mechanical equipment and structural framing. Anti-scalding
shower and tub/shower valves required.
Low flush toilets, per code as required.
All shower and tub/shower combinations are required to have a thermostatic mixing valve type or individual control valves or the pressure
balance type per code.
All hose bibs shall have an approved anti-siphon device.
All joints shall be caulked where plumbing fixtures contact walls and floors.
Fireplace gas valves shall be located outside of required hearth area, but no more than 48" beyond hearth.
Provide air switch for kitchen sink garbage disposal.
Gas water heater (if applicable)- provide 18" high minimum platform and discharge line to outside.
Contractor to confirm all water heater overflow drain discharge locations with Owner prior to commencement of work. Contractor shall
provide all plumbing and gas stub-outs as may be required for future pool, spa, and water features in locations per plans or as directed by
Owner or Landscape Architect. Confirm all locations with Owner or Landscape Architect.
Electrical installations must meet all code requirements regardless of plan. Contractor to include all electrical required per code even if not
indicated on architectural or electrical plans.
Contractor shall confirm with Owner all areas to receive floor decking at attic prior to commencement of construction. Electrician shall ensure
that no wiring is run over tops of floor joists or floor trusses in attic areas scheduled to receive floor decking.
Provide electrical power and wiring for all future pool, spa, water feature and irrigation system controls per plan or as directed by Owner or
landscape architect. Confirm locations with Owner or Landscape Architect prior to installation
Provide a 220V outlet for each air handler, with switch and light. Light fixtures located in clothes closets must maintain 12" clearance from
shelves to incandescent and fluorescent fixtures per N.E.C. Provide 110V elec. to gas furnace.
Fire Warning Systems
Interconnect all smoke detectors.
Smoke detectors shall be permanently wired, interconnected and located to code.
Smoke detectors shall be equipped with a battery powered back-up and an alarm audible in all sleeping areas.
Smoke detectors shall be installed at a point centrally located in the corridor or hallway or area giving access to each separate sleeping area
and be a minimum of 3'-0" from duct openings.
Where the highest point of a ceiling in a room that opens to the hallway serving the bedrooms exceeds that of the opening into the hallway
by 24" or more, smoke detectors shall be installed in hallway and in the adjacent room. Provide additional smoke detectors as applicable.
All smoke alarms shall be listed and installed in accordance with the provisions of this code and the household fire warning
equipment provisions.
Provide carbon-monoxide and heat alarms per code.
Lights and fixtures installed outside must comply with N.E.C., and must be suitable for damp locations.
Type NM or NMC (Romex) cable shall not be embedded in masonry.
Ceiling fan outlet boxes shall be listed for the application/location and shall be rigidly secured in place.
Provide 4 wire cable to oven/range/dryer per N.E.C.
Provide dedicated GFCI circuits to toilet lavatory countertop receptacles.
Provide kitchen exhaust fan with min. 100 CFM at hood, connected to metal duct up through roof with flashing and cap per IRC.
Install motion detectors, if any, per plan.
All sleeping room receptacles shall be arc-fault protected. GFCI receptacles are required in all wet areas, kitchen counter, exterior, and
garage receptacles.
Kitchen counter receptacles shall be spaced so that no point along the counter top is greater than 2 feet from a receptacle.
Insulation
After installing insulation, installer shall post in a conspicuous location in the building a certificate signed by the installer and builder stating that
the installation conforms with the applicable code requirements. Certificate shall state the manufacturer names and material ID, installed
R-value and weight per square foot. Contractor shall submit the MEC to the governing jurisdiction as required.
Install sound attenuation insulation per plan.
Drywall
Refer to Finish Schedule and/or construction details for specific drywall specifications,notes and information. Walls within 3 feet of property line
shall be of 1hr fire resistive construction.
Provide water resistant gypsum backing board or cement board as a base for tile or wall panels for tub/shower enclosures and water closets.
Carpentry - Finish
Refer to Finish Schedule and Plans for additional notes and information.
Undercutting doors:
Doors over carpet confirm with contractor.
Doors over hard surfaces confirm with contractor.
Cabinets
Refer to Finish Schedule, Plans and Interior Elevation sheets for additional notes and information.
Contractor to confirm all cabinet layouts, space and use requirements, details, materials, style, and finishes with Owner relating to appliances,
stereo equipment, televisions, and video equipment, etc. prior to cabinet fabrication.
Cabinets indicated on plans are diagrammatic only in size and function. Field measure framed openings on site and confirm all cabinet
layouts and details w/ Owner prior to fabrication.
Cabinet faces should be set back (recessed) 3" from face of framed wall. Confirm crown mould details, if any.
Walks, Drives and Patios
Provide control and expansion joints as required. All concrete walls and drives shall be per Owner.
Page 29 of 87
6'-0" building setback
N 89° 41' 46" E 129.60'
S
1
1
°
4
2
'
2
2
"
E
1
7
.
9
6
'
S 81° 48' 00" W
6
.
5
0
'
S
0
2
°
4
3
'
3
9
"
E
6
2
.
0
0
'
N 89° 38' 20" W 129.76'
N
0
0
°
0
0
'
0
0
"
W
7
8
.
9
4
'
1
0
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
6'-0" building setback
20
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
H
C
H C
T1
T2SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF
S
F
SF
S
F
SF
SF
S
F
SF
S
F
S
F
SF
S
F
SF
S
F
S
F
SF
SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
exist. conc.
sidewalk
exist. curb
and gutter
exist. conc. driveway
TP
TP
TP
TP
T
P
TPTP
TP
new sidewalk
exist. sidewalk
exist. conc. sidewalk
to be removed
TP
TP
TP
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7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Site Plan - Pre Construction
A2.0
Site Plan Notes
1.Refer to General Construction Notes (Sht. 1.1) for additional notes and
information.
2.This site plan is based on information and/or documents provided by the
Owner or Surveyor. The drawing is not intended to be or replace the legal
survey and it may not reflect all easements and/or restrictions imposed on the
property. Building setbacks, if shown, are according to the survey, plat, city
standards, subdivision Restrictive Covenants, or community design guidelines
if known or as provided by Owner or Surveyor. As each of those sources may
differ, Owner and Contractor shall confirm all such information prior to
commencement of work. Owner and Contractor shall refer to the recorded
subdivision plat, recorded lot plat and/or title policy for final lot configuration,
setbacks, surveys and easements which may not be shown on the
Architectural Site Plan.
3.Refer to tree survey for precise sizes and types of trees. After building corners
are located and prior to commencement of foundation work, Contractor shall
confirm site placement w/Owner and obtain approval from Owner for
foundation position relative to trees and canopy encroachment. Provide tree
protection at all times for all tree to remain within and adjacent to
construction zone.
4.Refer to the Civil Engineering or Landscape Architect plans for specific
construction site plans including drainage. These plans take precedent over
the Architectural Site Plan.
5.Grades, and tree locations, if depicted on this site plan, are approximate
unless noted otherwise. Boundary, topographical and tree surveys have been
provided by Owner or Surveyor for Architects use in development of the
Architectural Site Plan. Owner and Contractor shall confirm all such
information prior to commencement of work.
6.If finish grading is not provided by Architect, refer to Contractor, Civil Engineer
or Landscape Architect as the case may be to determine final finish grade. In
all cases, Contractor must insure proper drainage away from all structures.
7.If not noted specifically on the Architectural Site Plan, refer to Civil Engineering
or Landscape Architectural plans for all grading, utilities, site work, flatwork,
walks, drives and parking. Note that Architectural Site Plan may be
diagrammatic only in reference to these items.
8.Refer to Landscape Architect plan for irrigation, planting and landscape
related drainage.
9.Provide sleeving as needed for landscape irrigation, electrical, TV, phone,
Internet, plumbing lines, drainage and utility systems under flatwork, terraces,
walls, curbs, or driveways as necessary. (confirm all locations w/Owner and/or
Landscape Architect and per floor plan and electrical plan).
10.Contractor shall confirm exact position of all existing and proposed site utilities,
meters and lines prior to commencement of any work. Utility lines, if shown, are
approximate unless specifically confirmed and located by surveyor or utility
provider.
11.Provide tree protection for all trees to be saved within construction zone.
12.Refer to local ordinances or restrictions and arborist industry standards relative
to cutting or trimming trees and foundation placement and position relative to
tree locations.
13.Propane tank guidelines:
a.Contractor shall confirm all guidelines with licensed propane installer prior
to commencement of work or installation.
b.Tank shall be minimum of 10'-0" from residence, any combustible source,
condensing units, and gas or electric meter or sources.
c.Truck back-up and parking areas must be visible from tank location and
tank must be visible from truck back-up and parking areas.
d.Tank can be located no farther than 100'-0" from supply truck.
e.Contractor shall confirm exact specific tank location w/propane tank
installer prior to commencement of work or installation.
14.Unless specifically and dimensionally located, final precise location of building
footprint on site shall be confirmed by Owner and Contractor.
15.Contractor shall adhere to all community or governing jurisdictional guidelines
relative to tree removal, pruning and tree protection.
16.Construction waste shall be removed periodically and consistently as needed
to insure a clean job site.
17.Contractor shall comply with governing jurisdiction standards and construction
details relative to site work, flatwork, drives, aprons and sidewalks in right of
way.
18.All exterior or site lighting shall be hooded if required by City ordinance,
community design guidelines or governing jurisdictions requirements.
19.Provide silt-fencing per TCEQ or governing jurisdiction standards or guidelines.
20.Confirm any under-slab or through-slab drainage piping requirements with
owner, civil engineer and/or Landscape Architect prior to commencement of
foundation work.
21.Contractor shall provide erosion control barriers to be installed prior to
commencement of construction.
22.Contractor shall provide for a stabilized temporary construction entrance and
driveway to be placed prior to commencement of construction. Refer to
governing jurisdiction or community design guidelines for details.
23.All stumps and roots shall be removed from the soil to a depth of 12" below the
surface of the ground in the area of the building.
24.Contractor shall confirm driveway slope at time of layout and batter boards to
insure that driveway slope does not exceed allowable slope.
25.Owner and contractor shall insure that grading and drainage revisions to or
site lot do not adversely affect adjacent lots or property and any drainage
existing the lot or property onto an abutting property will be directed to a
common property pin.
26.Landscape and fencing to be submitted under separate plans, and with
applicable permits, fees and deposits.
27.Driveway grade in the street ROW must have positive drainage to the street
and will not exceed maximum slope allowed by governing jurisdiction.
28.Contractor certifies that he has verified the location of all applicable setbacks
shown on site plan.
29.Irrigation backflow preventer must be located within 2' of the front of the
house and must be screened from view.
30.Verify depth of wastewater service prior to finalizing finished floor elevation.
31.Verify existing and proposed meter, tap, utility service locations and lines prior
to installation. Utility line locations are approximate. Contractor shall field
verify for exact locations.
32.All construction materials and construction waste shall be stored on site during
construction. Construction waste shall be removed periodically and as
needed to insure a continuously clean job site.
33.Contractor to resculpture topography and/or finished grade as required to
provide positive drainage of surface water away from building and to prevent
negative impact on adjacent lot or property. Provide positive drainage away
from house in all cases.
34.Final location of residence and finish floor elevation shall be verified by
Contractor and approved by Owner prior to slab formwork being erected.
35.Contractor shall provide control and expansion joints as required at concrete
drive, walks and patios.
36.Location of mailbox (if required) and exterior driveway lights to be verified by
Owner and Contractor prior to installation.
37.All exterior mechanical and HVAC equipment to be screened per City
requirements, subdivision or association deed restrictions or design guidelines.
38.Trash cans shall be stored in garage or in an area screened from public view
and protected from animal access.
39.Contractor shall clean up areas affected by daily work and remove debris
and materials from the site upon completion of the work.
40.Contractor shall insure neither roof overhangs or gutters encroach beyond
building setback lines unless allowed by governing jurisdiction.
41.Contractor shall provide french drains and waterproofing as required at
foundation walls, pool walls, retaining or planter walls. Drainage and
waterproofing systems and details provided by others.
0 1 2 4 8
SITE PLAN - PRE-CONSTRUCTION
plan
north
true
north
Scale: 1/8"=1'-0"
Tree Configuration
Tree Trunk
Approx. Diagrammatic Canopy/
Drip Zone & Critical Root Zone 1
Tree To Be Removed
100
Critical Root Zone 2
(50% of Drip Zone)
Critical Root Zone 3
(25% of Drip Zone)
Site Plan Legend
North Arrow
plan
north
true
north
WM
Area of Site Cut
5’ Min. Landscape Area
Limits of Construction
Disturbance
Existing Grade LInes
Finish Grade Lines
Building Setbacks/
Easements/P.U.E. Lines
Property Lines
Property Corner
Fence/Gate Post
Elevation Benchmark
Storm Drainage Manhole
Gas Line Valve
Power Pole
Fire Hydrant
Sewer Taps
Water Well
Water Meter
Water Valve
Propane Tank
Septic Field (Proposed Area)
Commercial Trash Dumpster
Stabilized Construction Entrance
(3"x5" rubble rock) Portable
Sanitary Facility
Construction Material & Staging
Area (Proposed Area)
Silt Fence
Construction Fencing
Vegetation Protection Fence
Tree Protection Fence
Sewer Line (Waste Water)
Telephone Cable
Water Line
Electrical Power Line
(buried, u.n.o.)
Gas Line
Chainlink Fence
Wood Fence
Wire Fence
Wrought Iron Fencing
SD
GV
S
W
WV
PT
CTD
PSF
CMS
SF
SF SF
CFS CFS
VPF VPF
TP TP
WW WW
GAS GAS
T T
W W
¡¡
¨¨¨
X X X
l l
E E
Tree Legend
T1 Pecan - To Remain
T2 Pecan - To Be Removed
Page 30 of 87
H
C
H C
5'-0" building setback
N 89° 41' 46" E 129.60'
S
1
1
°
4
2
'
2
2
"
E
1
7
.
9
6
'
S 81° 48' 00" W
6
.
5
0
'
S
0
2
°
4
3
'
3
9
"
E
6
2
.
0
0
'
N 89° 38' 20" W 129.76'
N
0
0
°
0
0
'
0
0
"
W
7
8
.
9
4
'
10
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
6'-0" building setback
20
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
exist. conc.
driveway to remain
exist. conc.
apron
exist. conc. walk
T1
new conc.
driveway additionnew conc. sidewalk
38'-2"
90
°
17
'
-
8
1
/
2
"
16
'
-
3
1
/
2
"
10
'
-
6
"
11'-3 1/2"
90°
90
°
41'-2 1/2"
90°
demo this portion of
existing driveway
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T
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A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Site Plan - Architectural
A2.1
Tree Configuration
Tree Trunk
Approx. Diagrammatic Canopy/
Drip Zone & Critical Root Zone 1
Tree To Be Removed
100
Critical Root Zone 2
(50% of Drip Zone)
Critical Root Zone 3
(25% of Drip Zone)
Site Plan Legend
North Arrow
plan
north
true
north
WM
Area of Site Cut
5’ Min. Landscape Area
Limits of Construction
Disturbance
Existing Grade LInes
Finish Grade Lines
Building Setbacks/
Easements/P.U.E. Lines
Property Lines
Property Corner
Fence/Gate Post
Elevation Benchmark
Storm Drainage Manhole
Gas Line Valve
Power Pole
Fire Hydrant
Sewer Taps
Water Well
Water Meter
Water Valve
Propane Tank
Septic Field (Proposed Area)
Commercial Trash Dumpster
Stabilized Construction Entrance
(3"x5" rubble rock) Portable
Sanitary Facility
Construction Material & Staging
Area (Proposed Area)
Silt Fence
Construction Fencing
Vegetation Protection Fence
Tree Protection Fence
Sewer Line (Waste Water)
Telephone Cable
Water Line
Electrical Power Line
(buried, u.n.o.)
Gas Line
Chainlink Fence
Wood Fence
Wire Fence
Wrought Iron Fencing
SD
GV
S
W
WV
PT
CTD
PSF
CMS
SF
SF SF
CFS CFS
VPF VPF
TP TP
WW WW
GAS GAS
T T
W W
¡¡
¨¨¨
X X X
l l
E E
Site Plan Notes
1.Refer to General Construction Notes (Sht. 1.1) for additional notes and
information.
2.This site plan is based on information and/or documents provided by the
Owner or Surveyor. The drawing is not intended to be or replace the legal
survey and it may not reflect all easements and/or restrictions imposed on the
property. Building setbacks, if shown, are according to the survey, plat, city
standards, subdivision Restrictive Covenants, or community design guidelines
if known or as provided by Owner or Surveyor. As each of those sources may
differ, Owner and Contractor shall confirm all such information prior to
commencement of work. Owner and Contractor shall refer to the recorded
subdivision plat, recorded lot plat and/or title policy for final lot configuration,
setbacks, surveys and easements which may not be shown on the
Architectural Site Plan.
3.Refer to tree survey for precise sizes and types of trees. After building corners
are located and prior to commencement of foundation work, Contractor shall
confirm site placement w/Owner and obtain approval from Owner for
foundation position relative to trees and canopy encroachment. Provide tree
protection at all times for all tree to remain within and adjacent to
construction zone.
4.Refer to the Civil Engineering or Landscape Architect plans for specific
construction site plans including drainage. These plans take precedent over
the Architectural Site Plan.
5.Grades, and tree locations, if depicted on this site plan, are approximate
unless noted otherwise. Boundary, topographical and tree surveys have been
provided by Owner or Surveyor for Architects use in development of the
Architectural Site Plan. Owner and Contractor shall confirm all such
information prior to commencement of work.
6.If finish grading is not provided by Architect, refer to Contractor, Civil Engineer
or Landscape Architect as the case may be to determine final finish grade. In
all cases, Contractor must insure proper drainage away from all structures.
7.If not noted specifically on the Architectural Site Plan, refer to Civil Engineering
or Landscape Architectural plans for all grading, utilities, site work, flatwork,
walks, drives and parking. Note that Architectural Site Plan may be
diagrammatic only in reference to these items.
8.Refer to Landscape Architect plan for irrigation, planting and landscape
related drainage.
9.Provide sleeving as needed for landscape irrigation, electrical, TV, phone,
Internet, plumbing lines, drainage and utility systems under flatwork, terraces,
walls, curbs, or driveways as necessary. (confirm all locations w/Owner and/or
Landscape Architect and per floor plan and electrical plan).
10.Contractor shall confirm exact position of all existing and proposed site utilities,
meters and lines prior to commencement of any work. Utility lines, if shown, are
approximate unless specifically confirmed and located by surveyor or utility
provider.
11.Provide tree protection for all trees to be saved within construction zone.
12.Refer to local ordinances or restrictions and arborist industry standards relative
to cutting or trimming trees and foundation placement and position relative to
tree locations.
13.Propane tank guidelines:
a.Contractor shall confirm all guidelines with licensed propane installer prior
to commencement of work or installation.
b.Tank shall be minimum of 10'-0" from residence, any combustible source,
condensing units, and gas or electric meter or sources.
c.Truck back-up and parking areas must be visible from tank location and
tank must be visible from truck back-up and parking areas.
d.Tank can be located no farther than 100'-0" from supply truck.
e.Contractor shall confirm exact specific tank location w/propane tank
installer prior to commencement of work or installation.
14.Unless specifically and dimensionally located, final precise location of building
footprint on site shall be confirmed by Owner and Contractor.
15.Contractor shall adhere to all community or governing jurisdictional guidelines
relative to tree removal, pruning and tree protection.
16.Construction waste shall be removed periodically and consistently as needed
to insure a clean job site.
17.Contractor shall comply with governing jurisdiction standards and construction
details relative to site work, flatwork, drives, aprons and sidewalks in right of
way.
18.All exterior or site lighting shall be hooded if required by City ordinance,
community design guidelines or governing jurisdictions requirements.
19.Provide silt-fencing per TCEQ or governing jurisdiction standards or guidelines.
20.Confirm any under-slab or through-slab drainage piping requirements with
owner, civil engineer and/or Landscape Architect prior to commencement of
foundation work.
21.Contractor shall provide erosion control barriers to be installed prior to
commencement of construction.
22.Contractor shall provide for a stabilized temporary construction entrance and
driveway to be placed prior to commencement of construction. Refer to
governing jurisdiction or community design guidelines for details.
23.All stumps and roots shall be removed from the soil to a depth of 12" below the
surface of the ground in the area of the building.
24.Contractor shall confirm driveway slope at time of layout and batter boards to
insure that driveway slope does not exceed allowable slope.
25.Owner and contractor shall insure that grading and drainage revisions to or
site lot do not adversely affect adjacent lots or property and any drainage
existing the lot or property onto an abutting property will be directed to a
common property pin.
26.Landscape and fencing to be submitted under separate plans, and with
applicable permits, fees and deposits.
27.Driveway grade in the street ROW must have positive drainage to the street
and will not exceed maximum slope allowed by governing jurisdiction.
28.Contractor certifies that he has verified the location of all applicable setbacks
shown on site plan.
29.Irrigation backflow preventer must be located within 2' of the front of the
house and must be screened from view.
30.Verify depth of wastewater service prior to finalizing finished floor elevation.
31.Verify existing and proposed meter, tap, utility service locations and lines prior
to installation. Utility line locations are approximate. Contractor shall field
verify for exact locations.
32.All construction materials and construction waste shall be stored on site during
construction. Construction waste shall be removed periodically and as
needed to insure a continuously clean job site.
33.Contractor to resculpture topography and/or finished grade as required to
provide positive drainage of surface water away from building and to prevent
negative impact on adjacent lot or property. Provide positive drainage away
from house in all cases.
34.Final location of residence and finish floor elevation shall be verified by
Contractor and approved by Owner prior to slab formwork being erected.
35.Contractor shall provide control and expansion joints as required at concrete
drive, walks and patios.
36.Location of mailbox (if required) and exterior driveway lights to be verified by
Owner and Contractor prior to installation.
37.All exterior mechanical and HVAC equipment to be screened per City
requirements, subdivision or association deed restrictions or design guidelines.
38.Trash cans shall be stored in garage or in an area screened from public view
and protected from animal access.
39.Contractor shall clean up areas affected by daily work and remove debris
and materials from the site upon completion of the work.
40.Contractor shall insure neither roof overhangs or gutters encroach beyond
building setback lines unless allowed by governing jurisdiction.
41.Contractor shall provide french drains and waterproofing as required at
foundation walls, pool walls, retaining or planter walls. Drainage and
waterproofing systems and details provided by others.
0 1 2 4 8
SITE PLAN - ARCHITECTURAL
plan
north
true
north
Scale: 1/8"=1'-0"
Page 31 of 87
18" h. bench18" h. bench
5 risers dn
EXISTING
LIVING
24" d. brick hearth
flush w/ floor
line of chimney abv.
3026 firebox, flush w/ flr.
mantle, 4'-9" h.
f.p.
3"
EXISTING
COVERED
PORCH EXISTING
BEDROOM
EXISTING
DINING
EXISTING
OFFICE
EXISTING
BEDROOM
EXISTING
BREAKFAST
EXISTING
KITCHEN
EXISTING
BATH
EXISTING
HALL
2"
7"
EXISTING
WOOD DECK
EXISTING
UTILITY
EXISTING
CLOSET
EXISTING
CLOSET
EXISTING
CLOSET
EXISTING
CLOSET
EXISTING
BATH
EXISTING
CLOSET
exist. attic access
EXISTING
MUD ROOM
exist. elec. panel approx. location of
a/c compressor
Note:
Porch is 32"
abv. fin. grade
EXISTING
CARPORT
remove (2) windows and salvage
for reloaction/re-installation @ new
kitchen
exist. porch , steps &
sidewalk to be removed
remove exist. carport & storage
exist. 6' building setback
remove exist conc.
sidewalk as indicated
(re: site plan and survey)
6'
-
0
"
property line
to be removed
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N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Floor Plan - Existing
& Demolition
A3.001248
FLOOR PLAN - EXISTING & DEMOLITION
plan
north
true
north
Scale: 1/4"=1'-0"
Demolition Notes
1.Remove only existing construction and items indicated on demolition
plan unless directed otherwise by Owner or Architect.
2.Remove existing walls as indicated on drawings. Remove all walls to a
point at which adjacent walls to remain can be repaired, patched,
and finished.
3.Remove miscellaneous hardware, furring strips, electrical/mechanical
devices, fixtures and accessories from floor, walls and ceiling. Patch
and repair holes as required to match adjacent construction.
4.Contractor shall confirm all existing and new dimensions prior to
commencement of work or demolition and insure that new plan
accomplishes owner's goals and meets codes.
5.Confirm all items for salvage or re-use with Owner prior to
commencement of work. Carefully remove and store existing items
and equipment designated for reuse. Clean, touch-up, relamp, etc.
reusable items. Test devices, fixtures and equipment for proper
operation and repair as required prior to reinstallation. Store items on
site or at Owner's direction. Contractor shall dispose of all unwanted
items.
6.Contractor shall promptly notify Owner and Architect of any items
considered unsuitable for reuse. The contractor shall proceed with
the work based on the Owner and Architect's final evaluation.
7.Remove existing utilities to be demolished back to main lines,
branches, circuits, etc. Do not leave abandoned utilities in walls or
other concealed spaces which are to remain. Cap abandoned utility
lines below floor or above ceiling.
8.Contractor shall field verify the location of all items shown for reuse in
their present location. Contact the Architect for direction in cases
where conflicts occur with new construction.
9.The Contractor shall construct temporary demising walls and install
temporary protection at locations shown on demolition plan or as
required for demolition and/or construction. Upon completion of
project, contractor shall repair any damage from temporary
protection as needed.
10.The Contractor shall insure that all openings or loads created through
removal of walls or due to new openings shall be totally and safely
supported. The Contractor shall refer to structural engineer as
necessary to confirm proper support methods.
Note:
1.Existing walls depicted and associated dimensions are to finish wall
surfaces, not stud framing.
2.New framed wall areas are depicted abd dimensioned as stud walls
only, no finish.
Demolition Legend
Existing walls and items to remain
Existing walls and items to be removed
Area Calculations (SF) - Existing
Building Area Frame Masonry
Conditioned Area
Main Level 1,776 0
Sub-Total Conditioned Area 1,776 0
Non-Conditioned Area (Covered)
Covered Front Porch 168 0
Carport/Storage 271 0
Sub-Total Non-Conditioned Area (Covered)439 0
TOTAL FRAME & GROSS COVERED AREA 2,215 0
Page 32 of 87
30" dbl. oven 36" range
36" built-in ref.
dw
H
C
H C
w
tv
up
1 2 3 4 5
30" u.c. micro wave
24" u.c. ice maker
24" u.c. ref./wine
u.c. ref./wine
slope to drain
slope to drain
1"
d
sl
o
p
e
trench drain
sl
o
p
e
trench
drain
100
16'-0"x18'-8"
EXIST.
LIVING
EXIST. FRONT
COVERED PORCH
101
14'-0"x18'-8"
EXIST.
DINING 102
18'-7"x18'-8"
NEW
KITCHEN102A
5'-0"x5'9"
NEW BUTLER
PANTRY
102B
5'-0"x5'-9"
NEW PANTRY
103
8'-4"x16'-2"
NEW
MUD/LAUNDRY
ROOM
104
15'-0"x16'-2"
NEW MASTER
BEDROOM
106
7'-2"x5'-0"
NEW MASTER
CLOSET 1
105
7'-2"x2'-0"
NEW MASTER
CLOSET 2
107
13'-5"x11'-7"
NEW
MASTER BATH
110
8'-7"x9'-2"
BATH 2
112
14'-7"x16'-2"
EXIST.
BEDROOM 2
111
NEW HALL
112A
EXIST.
CLOSET
108
NEW STAIRS
110A
SHOWER
107B
3'-2"x5'-1"
NEW MASTER
TOILET ROOM
107A
4'-1"x5'-1"
NEW MASTER
SHOWER
109
NEW STOR.
16" d. full
ht. cab.
finished cab.
end panel
NEW
1-CAR CARPORT
24'-0"x12'-3"
concrete
NEW
SHOP/STORAGE
16'-3"x10'-6"
full ht. cab.
36" d. lower
cab/countertop
install new gas
insert firebox
3 1/2"
8x8 wd. col.
line of upper floor abv.80
8
0
O
H
6' tub 6' tub
3 1/2"
Note:
Wall aligns w/ upper
floor rec. room wall
3068 c.o.
conc. walk
3'-6"
slope to drain
line of
terrace abv.
dn
60
6
8
S
G
D
line of perimeter wall abv.
dn
re-use exist.
kitchen windows
new wood pergola
WA
L
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HO
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E
12
1
5
S
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M
A
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T
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T
GE
O
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G
E
T
O
W
N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Floor Plan - Layout & Notes
(Main Level)
A3.101248
FLOOR PLAN - LAYOUT & NOTES (LOWER LEVEL)
plan
north
true
north
Scale: 1/4"=1'-0"
Floor Plan Notes
1.Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
2.Refer to Schedules (Sht. A1.2) for additional notes and information.
3.All perimeter walls shall match existing perimeter walls. Plumbing walls to be 2x6 u.n.o. Interior walls are to be 2x4 u.n.o.
4.Set all faces of cabinetry back 3" from face of adjacent framed stud wall.
5.Insulate perimeter-most walls at all thickened or double perimeter walls.
6.All doors and windows must meet tempered glass and fire egress code requirements.
7.Contractor shall confirm all appliances and equipment dimensions prior to commencement of cabinetry construction.
8.Install sound attenuation insulation between upper and lower levels, around all bathrooms, game rooms, studies, offices, utility, laundry or mud rooms, equipment rooms/closets, hvac closets, between bedrooms
and between bedrooms and public spaces.
9.Contractor shall confirm fireplace systems, configuration, materials, details, box size, face detail and all fireplace to framing clearances per code prior to framing.
10.Contractor shall confirm all door and window rough openings prior to commencement of framing.
11.Provide exterior house wrap, waterproofing and flashing (including door and window header and threshold/sill pan flashing) as required by code and by best industry practices and standards.
12.Confirm all exterior power, gas or lighting requirements for landscape lighting, pools, water features, site electric or any other external needs with Owner and install stub-outs or sources as necessary.
13.Contractor shall provide attic access and attic platform per code at all attic areas. Confirm limits of additional attic flooring with Owner, if any requested. If additional attic flooring is requested by Owner, confirm
additional ceiling load capabilities of framing with Structural Engineer.
14.Contractor shall confirm all HVAC duct sizing and placement prior to ordering or fabrication of floor and roof trusses. Contractor shall coordinate all required chase spaces with Owner and HVAC contractor prior to
installation.
15.Install backer rod and sealant at all locations where wood/timber members intersect and penetrate stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such stucco intersections.
16.Plumbing vents shall be low profile if possible and out of sight from streets, entry courtyards or front entrance where possible.
17.During the framing process Contractor shall insure that there are no conflicts between out-swinging casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails that limit
or impedes the full opening or intended out-swing operation of windows and/or doors.
18.Insulate ceiling/floor space cavity between garage and upper floor, if any.
19.The bottom edge of all window openings at operable windows 6'-0" or greater above finish grade must be at least 24" above finish floor @ bottom of window opening @ window sill opening.
20.Fireplace hearth depths and material shall meet code. Fireplace faces, materials, clearances from fireplace opening shall meet code.
21.Contractor shall confirm all foundation/slab recesses or drops for flooring, door sills, porch/terraces, garage, showers, fireplaces and floor drain areas prior to commencement of foundation work.
22.Confirm position and type of threshold(s)/sill(s) at exterior doors. Confirm whether thresholds are set flush on slab surface, or whether finish threshold or sill is recessed flush or slightly above top of adjacent finish floor.
1
2
3
4
north arrow
2x4 wood stud wall
2x6 wood stud wall
sound attenuation insulation
1 hour fire-rated wall
2 hour fire-rated wall
stone/brick walls
cmu walls
acc/icf block walls
concrete walls
steel
datum line
existing spot elevation
new spot elevation
exterior door number
100'-0"
100'-0"
100'-0"
1
100A
100
00
interior door number
room number
window number
shower head /
water controls
bath and
lavatory control
water softner loop
washer bibs & drain
plumbing stub out
gas hook up
hose bib
floor recess
A
interior elevation reference
exterior/interior elevations
building section
detail section
detail call out
fire exits (commercial)
accessible entrances/exits
(commercial)
Floor Plan Legend
H
C
3-1/2"
H
C
H
C
ws
G
hb
4
3
2
1
A2.1
00
A0.0
00
A0.0
00
A0.0
01
A1.0
01
A1.0
E
20
2
0
f
g
20
2
0
f
g
Page 33 of 87
HC
dn
attic access
200
12'-3"x13'-1"
9'-0" clg.
NEW
OFFICE
201
19'-3"x4'-0"
vaulted clg.
NEW HALL
202
19'-4"x15'-8"
vaulted clg.
NEW GAME
ROOM
210
11'-1"x11-1"
NEW
BEDROOM 4
204
5'-1"x5'-10"
NEW VANITY 3
205
5'-1"x4'-6"
NEW
CLOSET 3
203
11'-1"x11'-1"
NEW
BEDROOM 3
108
vaulted clg. 9' abv. landing
NEW STAIRS
206
3'-0"x6'-0"
NEW
SHOWER
207
6'-6"x6'-0"
NEW
TOILET RM.
carport face
below
208
5'-1"x4'-6"
NEW
CLOSET 4
concealed beam
(re: struct. eng.)
line of carport/shop
below
Note:
1.Install attic flooring
(conf. w/ Owner)
2. Confirm attic floor structure capacity
(re: struct. eng.)
3. Install outlet, light w/ switch and
pathway access to HVAC unit
and WH per code
dn
knee space
209
5'-1"x5'-10"
NEW VANITY 4
211
7'-0"x10'-10"
NEW BATH/
DRESSING
OPEN
TERRACE
high windows
line of roof/clg.
ridge abv.
dn
3 1/2"
slope to drain
stl. cable rail
w/ stl. top rail
60
6
8
S
G
D
w
/
6
0
2
0
fg
.
t
r
a
n
s
o
m
a
b
v
.
furr dn. abv.
grommet WA
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12
1
5
S
.
M
A
I
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S
T
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E
E
T
GE
O
R
G
E
T
O
W
N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Floor Plan - Layout & Notes
(Upper Level)
A3.201248
FLOOR PLAN - LAYOUT & NOTES (UPPER LEVEL)
plan
north
true
north
Scale: 1/4"=1'-0"
Floor Plan Legend
H
C
3-1/2"
1
2
3
4
north arrow
H
C
2x4 wood stud wall
2x6 wood stud wall
sound attenuation insulation
1 hour fire-rated wall
2 hour fire-rated wall
stone/brick walls
cmu walls
acc/icf block walls
concrete walls
steel
datum line
existing spot elevation
new spot elevation
exterior door number
100'-0"
100'-0"
100'-0"
1
100A
100
00
interior door number
room number
window number
shower head /
water controls
bath and
lavatory control
water softner loop
washer bibs & drain
plumbing stub out
gas hook up
hose bib
floor recess
H
C
ws
G
hb
4
3
2
1
A2.1
00
A0.0
00
A0.0
00
A0.0
01
A1.0
01
A1.0
E
A
interior elevation reference
exterior/interior elevations
building section
detail section
detail call out
fire exits (commercial)
accessible entrances/exits
(commercial)
Floor Plan Notes
1.Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
2.Refer to Schedules (Sht. A1.2) for additional notes and information.
3.All perimeter walls shall match existing perimeter walls. Plumbing walls to be 2x6 u.n.o. Interior walls are to be 2x4 u.n.o.
4.Set all faces of cabinetry back 3" from face of adjacent framed stud wall.
5.Insulate perimeter-most walls at all thickened or double perimeter walls.
6.All doors and windows must meet tempered glass and fire egress code requirements.
7.Contractor shall confirm all appliances and equipment dimensions prior to commencement of cabinetry construction.
8.Install sound attenuation insulation between upper and lower levels, around all bathrooms, game rooms, studies, offices, utility, laundry or mud rooms, equipment rooms/closets, hvac closets, between bedrooms
and between bedrooms and public spaces.
9.Contractor shall confirm fireplace systems, configuration, materials, details, box size, face detail and all fireplace to framing clearances per code prior to framing.
10.Contractor shall confirm all door and window rough openings prior to commencement of framing.
11.Provide exterior house wrap, waterproofing and flashing (including door and window header and threshold/sill pan flashing) as required by code and by best industry practices and standards.
12.Confirm all exterior power, gas or lighting requirements for landscape lighting, pools, water features, site electric or any other external needs with Owner and install stub-outs or sources as necessary.
13.Contractor shall provide attic access and attic platform per code at all attic areas. Confirm limits of additional attic flooring with Owner, if any requested. If additional attic flooring is requested by Owner, confirm
additional ceiling load capabilities of framing with Structural Engineer.
14.Contractor shall confirm all HVAC duct sizing and placement prior to ordering or fabrication of floor and roof trusses. Contractor shall coordinate all required chase spaces with Owner and HVAC contractor prior to
installation.
15.Install backer rod and sealant at all locations where wood/timber members intersect and penetrate stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such stucco intersections.
16.Plumbing vents shall be low profile if possible and out of sight from streets, entry courtyards or front entrance where possible.
17.During the framing process Contractor shall insure that there are no conflicts between out-swinging casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails that limit
or impedes the full opening or intended out-swing operation of windows and/or doors.
18.Insulate ceiling/floor space cavity between garage and upper floor, if any.
19.The bottom edge of all window openings at operable windows 6'-0" or greater above finish grade must be at least 24" above finish floor @ bottom of window opening @ window sill opening.
20.Fireplace hearth depths and material shall meet code. Fireplace faces, materials, clearances from fireplace opening shall meet code.
21.Contractor shall confirm all foundation/slab recesses or drops for flooring, door sills, porch/terraces, garage, showers, fireplaces and floor drain areas prior to commencement of foundation work.
22.Confirm position and type of threshold(s)/sill(s) at exterior doors. Confirm whether thresholds are set flush on slab surface, or whether finish threshold or sill is recessed flush or slightly above top of adjacent finish floor.
furr dn. @ 6'-8"
Page 34 of 87
remove these areas
demo carport
WA
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T
O
W
N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Roof Plan (Existing & Demolition)
A3.501248
ROOF PLAN - EXISTING & DEMOLITION
plan
north
true
north
Scale: 1/4"=1'-0"
Exterior/Interior Elevations00
A00
Roof Plan Legend
Ridge
Valley
Gutters
Demolition Legend
existing walls and items to remain
existing walls and items to be removed
line of walls beneath the roof to remain
Page 35 of 87
new metal
cricket
Note:
Align ridge lines
ridge
ridge
ridge
va
l
l
e
y
valley
val
l
e
y
valley
ri
d
g
e
ridge
ridge
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
new standing
seam metl. roof
slope to drain
new standing
seam metl. roof
new standing
seam metl. roof
WA
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1
5
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2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Roof Plan
A3.601248
ROOF PLAN - NEW
plan
north
true
north
Scale: 1/4"=1'-0"
Roof Plan Legend
Roof Plan Notes
1.Refer to General Construction Notes (Sht. A1.1) for additional notes and
information.
2.All roof slopes to be per roof plan.
3.Contractor shall confirm all fireplace to framing clearances and chimney
heights and construct all per code.
4.All framing and finishes above the fireplace chimney termination shall be 100%
non-combustible, per code and community design guidelines.
5.Refer to roof construction/overhang details for specifics of roof overhangs. Do
not scale from plans.
6.Install ice and water shield membrane under all valley flashing or per Contractor
specs.
7.Plumbing vents are to be low-profile if possible, and out of sight from streets,
entry courtyards or front entrance whenever possible.
8.Contractor shall confirm appropriate locations and extent of gutters and
downspouts and specific drainage routing with Owner, Civil Engineer or
Landscape Architect. Gutters and downspouts may not encroach into the
building setbacks unless allowed within governing jurisdiction or community
design guidelines and require separate approval from ARC.
9.Roofing material shall be per specs.
10.All roof pitches less than 3:12 shall be installed with ice and water shield
membrane or per Contractor specs.
Roof Overhangs
1.All down slope overhangs shall match existing overhangs.
2.All gable/rake overhangs shall match existing overhangs.
3.All roof overhang depths and details shall match existing except at
new areas of exposed rafter tails/outriggers.
Ridge Line
Valley
Gutters
Ridge Heights
1.Maximum allowable ridge heights @ one story areas shall be 24'-0" above
existing grade or per code or City requirements.
2.Maximum allowable ridge heights @ two story areas shall be 35'-0" above
existing grade or per code or City requirements.
Page 36 of 87
fin. fl.
9'-0" hd. ht.
fin. fl.
9'-0" hd. ht.
fin. fl.
6'-6" b.o. bm.
fin. fl.
6'-6" b.o. bm.
WA
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12
1
5
S
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M
A
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S
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GE
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O
W
N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations -
Existing & Demolition
A4.0
Front Elevation (West)1
Scale: 1/4=1'-0"
0 1 2 4 8
EXTERIOR ELEVATIONS - EXISTING & DEMOLITION (MAIN HOUSE)
Scale: 1/4"=1'-0"
Left Elevation (North)2
Scale: 1/4=1'-0"
Rear Elevation (East)3
Scale: 1/4=1'-0"
Right Elevation (South)4
Scale: 1/4=1'-0"
0 1 2 4 8
EXTERIOR ELEVATIONS - EXISTING & DEMOLITION (CARPORT)
Scale: 1/4"=1'-0"
Front Elevation (West)1
Scale: 1/4=1'-0"
Left Elevation (North)2
Scale: 1/4=1'-0"Rear Elevation (East)3
Scale: 1/4=1'-0"
Right Elevation (South)4
Scale: 1/4=1'-0"
Note:
Re: Sheet A3.0 for Demolition
Legend and Notes
Page 37 of 87
stair landing
9'
-
0
"
fin. flr. (main)
0'-0"
plt. ht. (main)
9'-0"
plt. ht. (upper)
9'
-
0
"
fin. flr. (upper)
re
:
s
t
r
u
c
t
.
e
n
g
.
plt. ht. (rec. room)
2'
-
1
0
"
overall max. bldg. ht.
24
'
-
1
1
"
2'
-
1
1
"
27
'
-
1
0
"
plt. ht. (bath)
19'-4"
Note:
Align ridge lines
new standing seam mtl. roofing
new bd. &
batten siding
new siding to
match exist.
new siding to
match exist.
1x trim (typ.)
new bd. &
batten siding
exposed rafter tails
to match exist.
new attic vent
to match exist.
exist. siding new siding to
match exist.
new brick col.
to match exist.
new brick col.
to match exist.
new bd. &
batten siding
new brick col.
to match exist.
9'
-
0
"
fin. flr. (main)
0'-0"
plt. ht. (main)
9'-0"
plt. ht. (upper)
9'
-
0
"
fin. flr. (upper)
re
:
s
t
r
u
c
t
.
e
n
g
.
plt. ht. (rec. room)
2'
-
1
0
"
overall max. bldg. ht.
24
'
-
1
1
"
2'
-
1
1
"
27
'
-
1
0
"
9'
-
0
"
fin. flr. (upper)
plt. ht. (upper)
pr
o
p
e
r
t
y
l
i
n
e
15'-0" afg. max. roof ht.
3'-0"3'-0"
20'-0" max. roof ht.
@3'-0" step back
25'-0" max. roof ht.
bl
d
g
.
s
e
t
b
a
c
k
l
i
n
e
30'-0" max. allowable
29'-7" actual
fin. flr. (main)
0'-0"
6'-0"
open beyond
fin. grade (main)
24'-4" actual roof mid-point
fin. flr. cpt./stor.
new attic vent
to match exist.
new shingle siding
to match exist.
new bd. &
batten siding
newbrick col. to
match exist.
new standing seam mtl. roofing
15
'
-
0
"
plt. ht.
19'-4"
121.5
new bd. &
batten
siding
WA
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12
1
5
S
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M
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S
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GE
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E
T
O
W
N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations (New)
A4.1
Front (West) Elevation1
0 1 2 4 8
EXTERIOR ELEVATIONS (NEW)
Scale: 1/4"=1'-0"
Right (South) Elevation2
Exterior Elevation Notes
6. If stucco has not already been applied, underpin the exposed face of all perimeter slab walls.
w/exterior stucco stucco returning to frame.
1. Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
3. If stucco is schedule/specified, all stucco walls - install exterior (x) "bullnose" or ( ) square corners at all
2. Refer to Roof Plan and Construction Details for overhang depths.
with the wall finish above. The bottom edge of the applied stucco veneer shall be a distance above
indicated on plans or directed by Architect. Doors and windows shall be framed to set into wall
finished grade as prescribed by code. There shall be no"banding" around doors or windows unless
buildings corners and at all door and window openings. Stucco applied to foundation face shall be flush
the building setbacks and may require separate approval from the ARC.
stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such intersections in
9. Install flashing over ice and water shield membrane at all stucco window sills, or horizontal or sloped
governing jurisdiction or community design guidelines, gutters and downspouts may not encroach into
5. Plate heights shown are nominal.
4. Contractor shall confirm appropriate locations and extent of gutters and downspouts and specific
drainage routing with Owner, Civil Engineer and/or Landscape Architect. Unless specifically allowed by
best industry practice. Install stucco screed @ base of stucco walls per code.
8. If stucco is schedule/specified, all install stucco and masonry control or expansion joints per code and
stucco walls.
10. During the framing process Contractor is to insure that there are no conflicts between out-swinging
stucco surfaces or install moisture protection per builders specs.
7. Install backer rod and sealant at all locations where wood/timber members intersect and penetrate
casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails
12. Pool fencing shall be per code.
that limits or impedes the full opening or intended outswing operations of windows and/or doors.
13. All headers over windows and doors in stone veneer shall be 8" ht. stone extending 4" beyond each side
stone headers are not available.
11. All framing and finishes above the fireplace chimney termination shall be 100% non-combustible and
must adhere to code and community standards and guidelines.
14. All masonry lintels/headers at window and door openings shall be installed flush with exterior face of
of opening. A joint in stone header may be installed @ multiple mulled window runs if solid, continuous
of adjacent stone veneer.
masonryledges/lugs shall be dropped to within a max. of 12" above finished grade. If required by
masonry veneer - no projections, unless specifically noted. Window sills shall be projected 1/2" from face
veneer walls on the building shall be installed ( ) w/ 1/2" projection, ( )flush with the masonry veneer.
15. All stone or brick caps on garden walls, privacy walls, parapet walls, partial height or wainscot masonry
commencement of framing. If not in compliance Contractor must notify Owner and Architect.
maximum allowable exposed foundation limits and a distance above finish grade per code.
16. Elevations currently show masonry ledges 1 1/2" below finish floor, which is typical. However, all
community standards and guidelines, stucco must be extend below finish floor joint to height of
16. Install appropriate metal corner and edge trim as required by metal siding manufacturer at all metal
17. Contractor shall confirm that ridge heights fall within maximum allowable heights prior to
siding areas.
18. All exterior stone to be smooth cut stone (per owner selection/ building example).
Page 38 of 87
26
'
-
8
"
fin. flr. (main)
0'-0"
overall max. bldg. ht.
29
'
-
7
"
2'
-
1
1
"
42" ht. stl. cable
rail w/ stl. cap
42" ht. stl. cable
rail w/ stl. cap
new standing seam mtl. roofing
new standing seam mtl. roofing
exposed rafter tails
to match exist.
exposed rafter tails
to match exist.
42" ht. stl. cable
rail w/ stl. cap
9'
-
0
"
fin. flr. (main)
0'-0"
plt. ht. (main)
9'-0"
plt. ht. (upper)
9'
-
0
"
fin. flr. (upper)
re
:
s
t
r
u
c
t
.
e
n
g
.
mid pt. of highest roof
2'
-
8
"
overall max. bldg. ht.
26
'
-
8
"
2'
-
1
1
"
29
'
-
7
"
30'-0" max. allowable
pr
o
p
e
r
t
y
l
i
n
e
3'-0"3'-0"
bl
d
g
.
s
e
t
b
a
c
k
l
i
n
e
fin. grade (main)
42" ht. stl. cable
rail w/ stl. cap
mtl. cricket
Note to Framer:
Hold back overhang
from door/window
trim as req'd.
42" ht. stl. cable
rail w/ stl. cap
roof beyond
9'
-
0
"
fin. flr. (upper)
plt. ht. (upper)
15'-0" afg. max. roof ht.
20'-0" max. roof ht.
@3'-0" step back
25'-0" max. roof ht.
fin. flr. (main)
0'-0"
24'-4" actual roof mid-point
fin. flr. cpt./stor.
15
'
-
0
"
new siding to
match exist.
new siding to
match exist.
new siding to
match exist.
new bd. &
batten siding
new attic vent
to match exist.
new attic vent
to match exist.
new bd. &
batten siding
new siding to
match exist.
42" ht. stl. cable
rail w/ stl. cap
open to
carport
highest ridge point
3'
-
2
"
12 1.5
new siding to
match exist.
WA
L
D
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U
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E
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HO
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12
1
5
S
.
M
A
I
N
S
T
R
E
E
T
GE
O
R
G
E
T
O
W
N
,
T
E
X
A
S
7
8
6
2
6
2020-02-20
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations (New)
A4.2
Rear(East) Elevation1
0 1 2 4 8
EXTERIOR ELEVATIONS (NEW)
Scale: 1/4"=1'-0"
Left (North) Elevation2
Exterior Elevation Notes
6. If stucco has not already been applied, underpin the exposed face of all perimeter slab walls.
w/exterior stucco stucco returning to frame.
1. Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
3. If stucco is schedule/specified, all stucco walls - install exterior (x) "bullnose" or ( ) square corners at all
2. Refer to Roof Plan and Construction Details for overhang depths.
with the wall finish above. The bottom edge of the applied stucco veneer shall be a distance above
indicated on plans or directed by Architect. Doors and windows shall be framed to set into wall
finished grade as prescribed by code. There shall be no"banding" around doors or windows unless
buildings corners and at all door and window openings. Stucco applied to foundation face shall be flush
the building setbacks and may require separate approval from the ARC.
stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such intersections in
9. Install flashing over ice and water shield membrane at all stucco window sills, or horizontal or sloped
governing jurisdiction or community design guidelines, gutters and downspouts may not encroach into
5. Plate heights shown are nominal.
4. Contractor shall confirm appropriate locations and extent of gutters and downspouts and specific
drainage routing with Owner, Civil Engineer and/or Landscape Architect. Unless specifically allowed by
best industry practice. Install stucco screed @ base of stucco walls per code.
8. If stucco is schedule/specified, all install stucco and masonry control or expansion joints per code and
stucco walls.
10. During the framing process Contractor is to insure that there are no conflicts between out-swinging
stucco surfaces or install moisture protection per builders specs.
7. Install backer rod and sealant at all locations where wood/timber members intersect and penetrate
casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails
12. Pool fencing shall be per code.
that limits or impedes the full opening or intended outswing operations of windows and/or doors.
13. All headers over windows and doors in stone veneer shall be 8" ht. stone extending 4" beyond each side
stone headers are not available.
11. All framing and finishes above the fireplace chimney termination shall be 100% non-combustible and
must adhere to code and community standards and guidelines.
14. All masonry lintels/headers at window and door openings shall be installed flush with exterior face of
of opening. A joint in stone header may be installed @ multiple mulled window runs if solid, continuous
of adjacent stone veneer.
masonryledges/lugs shall be dropped to within a max. of 12" above finished grade. If required by
masonry veneer - no projections, unless specifically noted. Window sills shall be projected 1/2" from face
veneer walls on the building shall be installed ( ) w/ 1/2" projection, ( )flush with the masonry veneer.
15. All stone or brick caps on garden walls, privacy walls, parapet walls, partial height or wainscot masonry
commencement of framing. If not in compliance Contractor must notify Owner and Architect.
maximum allowable exposed foundation limits and a distance above finish grade per code.
16. Elevations currently show masonry ledges 1 1/2" below finish floor, which is typical. However, all
community standards and guidelines, stucco must be extend below finish floor joint to height of
16. Install appropriate metal corner and edge trim as required by metal siding manufacturer at all metal
17. Contractor shall confirm that ridge heights fall within maximum allowable heights prior to
siding areas.
18. All exterior stone to be smooth cut stone (per owner selection/ building example).
42" ht. stl. cable
rail w/ stl. cap
Page 39 of 87
Page 40 of 87
Page 41 of 87
Page 42 of 87
Page 43 of 87
Page 44 of 87
Page 45 of 87
TEXAS HISTORICAL COMMISSION
Properties Documented with the THC Form in 2007 and/or 1984 That Have Not Changed Preservation Priority
County Williamson Local District:Old Town District
Address:405 E 10th St 2016 Survey ID:125273
City Georgetown 2016 Preservation Priority:Medium
SECTION 1
Basic Inventory Information
WCAD ID:R042540Property Type:Building Structure Object Site District
Date Recorded 3/3/2016Recorded by:CMEC
EstimatedActual Source:WCADConstruction Date:1920
Bungalow
Other:
Center Passage ShotgunOpen2-roomModified L-plan
Rectangular
T-plan
Four Square
L-plan
Irregular
Plan*
International
Ranch
No Style
Post-war Modern
Commercial Style
Other:
Pueblo Revival
Prairie
Art Deco
Spanish Colonial
Craftsman
Moderne
Gothic Revival
Neo-Classical
Mission
Tudor Revival
Beaux Arts
Monterey
Shingle
Folk Victorian
Renaissance Revival
Romanesque Revival
Colonial Revival
Exotic Revival
Log traditional
Italianate
Eastlake
Greek Revival
Second Empire
Queen Anne
Stylistic Influence(s)*
Note: See additional photo(s) on following page(s)
General Notes: (Notes from 2007 Survey: original siding and windows replaced with vinyl; porch changed; side addition)
High Medium
Priority:
Low
High Medium Low
ID:225
ID:141
*Photographs and Preservation Priority have been updated in 2016, and the year built date has also been reviewed. However, the plan and style
data are sourced directly from the 2007 survey.
2007 Survey
1984 Survey
Current/Historic Name None/None
ID:125273 2016 Survey High Medium Low
Explain:Despite some alterations, property is significant and contributes to neighborhood character
Latitude:30.635115 Longitude -97.673737
None Selected
None Selected
Photo direction: Northeast
Page 46 of 87
TEXAS HISTORICAL COMMISSION
Properties Documented with the THC Form in 2007 and/or 1984 That Have Not Changed Preservation Priority
County Williamson Local District:Old Town District
Address:405 E 10th St 2016 Survey ID:125273
City Georgetown 2016 Preservation Priority:Medium
Additional Photos
NortheastPhoto Direction
NorthPhoto Direction
Page 47 of 87
WA
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2019-10-12
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations (New)
A4.1
Front (West) Elevation1
0 1 2 4 8
EXTERIOR ELEVATIONS (NEW)
Scale: 1/4"=1'-0"
Right (South) Elevation2
Page 48 of 87
WA
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N
,
T
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A
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7
8
6
2
6
2019-10-12
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations (New)
A4.2
Rear(East) Elevation1
0 1 2 4 8
EXTERIOR ELEVATIONS (NEW)
Scale: 1/4"=1'-0"
Left (North) Elevation2
Page 49 of 87
6'-0" building setback
N 89° 41' 46" E 129.60'
S
1
1
°
4
2
'
2
2
"
E
1
7
.
9
6
'
S 81° 48' 00" W
6
.
5
0
'
S
0
2
°
4
3
'
3
9
"
E
6
2
.
0
0
'
N 89° 38' 20" W 129.76'
N
0
0
°
0
0
'
0
0
"
W
7
8
.
9
4
'
1
0
'
-
0
"
b
u
i
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d
i
n
g
s
e
t
b
a
c
k
6'-0" building setback
20
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
H
C
H C
T1
T2SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF SF
S
F
SF
SF
SF
SF
SF
SF
SF
SF
SF
SF
S
F
SF
S
F
SF
SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF
exist. conc.
sidewalk
exist. curb
and gutter
exist. conc. driveway
TP
TP
TP
T
P
T
P
TPTP
TP
new sidewalk
exist. sidewalk
exist. conc. sidewalk
to be removed
TP
TP
TP
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N
,
T
E
X
A
S
7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Site Plan - Pre Construction
A2.0
Site Plan Notes
1.Refer to General Construction Notes (Sht. 1.1) for additional notes and
information.
2.This site plan is based on information and/or documents provided by the
Owner or Surveyor. The drawing is not intended to be or replace the legal
survey and it may not reflect all easements and/or restrictions imposed on the
property. Building setbacks, if shown, are according to the survey, plat, city
standards, subdivision Restrictive Covenants, or community design guidelines
if known or as provided by Owner or Surveyor. As each of those sources may
differ, Owner and Contractor shall confirm all such information prior to
commencement of work. Owner and Contractor shall refer to the recorded
subdivision plat, recorded lot plat and/or title policy for final lot configuration,
setbacks, surveys and easements which may not be shown on the
Architectural Site Plan.
3.Refer to tree survey for precise sizes and types of trees. After building corners
are located and prior to commencement of foundation work, Contractor shall
confirm site placement w/Owner and obtain approval from Owner for
foundation position relative to trees and canopy encroachment. Provide tree
protection at all times for all tree to remain within and adjacent to
construction zone.
4.Refer to the Civil Engineering or Landscape Architect plans for specific
construction site plans including drainage. These plans take precedent over
the Architectural Site Plan.
5.Grades, and tree locations, if depicted on this site plan, are approximate
unless noted otherwise. Boundary, topographical and tree surveys have been
provided by Owner or Surveyor for Architects use in development of the
Architectural Site Plan. Owner and Contractor shall confirm all such
information prior to commencement of work.
6.If finish grading is not provided by Architect, refer to Contractor, Civil Engineer
or Landscape Architect as the case may be to determine final finish grade. In
all cases, Contractor must insure proper drainage away from all structures.
7.If not noted specifically on the Architectural Site Plan, refer to Civil Engineering
or Landscape Architectural plans for all grading, utilities, site work, flatwork,
walks, drives and parking. Note that Architectural Site Plan may be
diagrammatic only in reference to these items.
8.Refer to Landscape Architect plan for irrigation, planting and landscape
related drainage.
9.Provide sleeving as needed for landscape irrigation, electrical, TV, phone,
Internet, plumbing lines, drainage and utility systems under flatwork, terraces,
walls, curbs, or driveways as necessary. (confirm all locations w/Owner and/or
Landscape Architect and per floor plan and electrical plan).
10.Contractor shall confirm exact position of all existing and proposed site utilities,
meters and lines prior to commencement of any work. Utility lines, if shown, are
approximate unless specifically confirmed and located by surveyor or utility
provider.
11.Provide tree protection for all trees to be saved within construction zone.
12.Refer to local ordinances or restrictions and arborist industry standards relative
to cutting or trimming trees and foundation placement and position relative to
tree locations.
13.Propane tank guidelines:
a.Contractor shall confirm all guidelines with licensed propane installer prior
to commencement of work or installation.
b.Tank shall be minimum of 10'-0" from residence, any combustible source,
condensing units, and gas or electric meter or sources.
c.Truck back-up and parking areas must be visible from tank location and
tank must be visible from truck back-up and parking areas.
d.Tank can be located no farther than 100'-0" from supply truck.
e.Contractor shall confirm exact specific tank location w/propane tank
installer prior to commencement of work or installation.
14.Unless specifically and dimensionally located, final precise location of building
footprint on site shall be confirmed by Owner and Contractor.
15.Contractor shall adhere to all community or governing jurisdictional guidelines
relative to tree removal, pruning and tree protection.
16.Construction waste shall be removed periodically and consistently as needed
to insure a clean job site.
17.Contractor shall comply with governing jurisdiction standards and construction
details relative to site work, flatwork, drives, aprons and sidewalks in right of
way.
18.All exterior or site lighting shall be hooded if required by City ordinance,
community design guidelines or governing jurisdictions requirements.
19.Provide silt-fencing per TCEQ or governing jurisdiction standards or guidelines.
20.Confirm any under-slab or through-slab drainage piping requirements with
owner, civil engineer and/or Landscape Architect prior to commencement of
foundation work.
21.Contractor shall provide erosion control barriers to be installed prior to
commencement of construction.
22.Contractor shall provide for a stabilized temporary construction entrance and
driveway to be placed prior to commencement of construction. Refer to
governing jurisdiction or community design guidelines for details.
23.All stumps and roots shall be removed from the soil to a depth of 12" below the
surface of the ground in the area of the building.
24.Contractor shall confirm driveway slope at time of layout and batter boards to
insure that driveway slope does not exceed allowable slope.
25.Owner and contractor shall insure that grading and drainage revisions to or
site lot do not adversely affect adjacent lots or property and any drainage
existing the lot or property onto an abutting property will be directed to a
common property pin.
26.Landscape and fencing to be submitted under separate plans, and with
applicable permits, fees and deposits.
27.Driveway grade in the street ROW must have positive drainage to the street
and will not exceed maximum slope allowed by governing jurisdiction.
28.Contractor certifies that he has verified the location of all applicable setbacks
shown on site plan.
29.Irrigation backflow preventer must be located within 2' of the front of the
house and must be screened from view.
30.Verify depth of wastewater service prior to finalizing finished floor elevation.
31.Verify existing and proposed meter, tap, utility service locations and lines prior
to installation. Utility line locations are approximate. Contractor shall field
verify for exact locations.
32.All construction materials and construction waste shall be stored on site during
construction. Construction waste shall be removed periodically and as
needed to insure a continuously clean job site.
33.Contractor to resculpture topography and/or finished grade as required to
provide positive drainage of surface water away from building and to prevent
negative impact on adjacent lot or property. Provide positive drainage away
from house in all cases.
34.Final location of residence and finish floor elevation shall be verified by
Contractor and approved by Owner prior to slab formwork being erected.
35.Contractor shall provide control and expansion joints as required at concrete
drive, walks and patios.
36.Location of mailbox (if required) and exterior driveway lights to be verified by
Owner and Contractor prior to installation.
37.All exterior mechanical and HVAC equipment to be screened per City
requirements, subdivision or association deed restrictions or design guidelines.
38.Trash cans shall be stored in garage or in an area screened from public view
and protected from animal access.
39.Contractor shall clean up areas affected by daily work and remove debris
and materials from the site upon completion of the work.
40.Contractor shall insure neither roof overhangs or gutters encroach beyond
building setback lines unless allowed by governing jurisdiction.
41.Contractor shall provide french drains and waterproofing as required at
foundation walls, pool walls, retaining or planter walls. Drainage and
waterproofing systems and details provided by others.
0 1 2 4 8
SITE PLAN - PRE-CONSTRUCTION
plan
north
true
north
Scale: 1/8"=1'-0"
Tree Configuration
Tree Trunk
Approx. Diagrammatic Canopy/
Drip Zone & Critical Root Zone 1
Tree To Be Removed
100
Critical Root Zone 2
(50% of Drip Zone)
Critical Root Zone 3
(25% of Drip Zone)
Site Plan Legend
North Arrow
plan
north
true
north
WM
Area of Site Cut
5’ Min. Landscape Area
Limits of Construction
Disturbance
Existing Grade LInes
Finish Grade Lines
Building Setbacks/
Easements/P.U.E. Lines
Property Lines
Property Corner
Fence/Gate Post
Elevation Benchmark
Storm Drainage Manhole
Gas Line Valve
Power Pole
Fire Hydrant
Sewer Taps
Water Well
Water Meter
Water Valve
Propane Tank
Septic Field (Proposed Area)
Commercial Trash Dumpster
Stabilized Construction Entrance
(3"x5" rubble rock) Portable
Sanitary Facility
Construction Material & Staging
Area (Proposed Area)
Silt Fence
Construction Fencing
Vegetation Protection Fence
Tree Protection Fence
Sewer Line (Waste Water)
Telephone Cable
Water Line
Electrical Power Line
(buried, u.n.o.)
Gas Line
Chainlink Fence
Wood Fence
Wire Fence
Wrought Iron Fencing
SD
GV
S
W
WV
PT
CTD
PSF
CMS
SF
SF SF
CFS CFS
VPF VPF
TP TP
WW WW
GAS GAS
T T
W W
¡¡
¨¨¨
X X X
l l
E E
Tree Legend
T1 Pecan - To Remain
T2 Pecan - To Be Removed
Page 50 of 87
H
C
H C
5'-0" building setback
N 89° 41' 46" E 129.60'
S
1
1
°
4
2
'
2
2
"
E
1
7
.
9
6
'
S 81° 48' 00" W
6
.
5
0
'
S
0
2
°
4
3
'
3
9
"
E
6
2
.
0
0
'
N 89° 38' 20" W 129.76'
N
0
0
°
0
0
'
0
0
"
W
7
8
.
9
4
'
1
0
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
6'-0" building setback
20
'
-
0
"
b
u
i
l
d
i
n
g
s
e
t
b
a
c
k
exist. conc.
driveway to remain
exist. conc.
apron
exist. conc. walk
T1
new conc.
driveway addition
new conc. sidewalk
38'-2"
90
°
17
'
-
8
1
/
2
"
16
'
-
3
1
/
2
"
10
'
-
6
"
11'-3 1/2"
9
0
°
90
°
41'-2 1/2"
90°
WA
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N
,
T
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A
S
7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Site Plan - Architectural
A2.1
Tree Configuration
Tree Trunk
Approx. Diagrammatic Canopy/
Drip Zone & Critical Root Zone 1
Tree To Be Removed
100
Critical Root Zone 2
(50% of Drip Zone)
Critical Root Zone 3
(25% of Drip Zone)
Site Plan Legend
North Arrow
plan
north
true
north
WM
Area of Site Cut
5’ Min. Landscape Area
Limits of Construction
Disturbance
Existing Grade LInes
Finish Grade Lines
Building Setbacks/
Easements/P.U.E. Lines
Property Lines
Property Corner
Fence/Gate Post
Elevation Benchmark
Storm Drainage Manhole
Gas Line Valve
Power Pole
Fire Hydrant
Sewer Taps
Water Well
Water Meter
Water Valve
Propane Tank
Septic Field (Proposed Area)
Commercial Trash Dumpster
Stabilized Construction Entrance
(3"x5" rubble rock) Portable
Sanitary Facility
Construction Material & Staging
Area (Proposed Area)
Silt Fence
Construction Fencing
Vegetation Protection Fence
Tree Protection Fence
Sewer Line (Waste Water)
Telephone Cable
Water Line
Electrical Power Line
(buried, u.n.o.)
Gas Line
Chainlink Fence
Wood Fence
Wire Fence
Wrought Iron Fencing
SD
GV
S
W
WV
PT
CTD
PSF
CMS
SF
SF SF
CFS CFS
VPF VPF
TP TP
WW WW
GAS GAS
T T
W W
¡¡
¨¨¨
X X X
l l
E E
Site Plan Notes
1.Refer to General Construction Notes (Sht. 1.1) for additional notes and
information.
2.This site plan is based on information and/or documents provided by the
Owner or Surveyor. The drawing is not intended to be or replace the legal
survey and it may not reflect all easements and/or restrictions imposed on the
property. Building setbacks, if shown, are according to the survey, plat, city
standards, subdivision Restrictive Covenants, or community design guidelines
if known or as provided by Owner or Surveyor. As each of those sources may
differ, Owner and Contractor shall confirm all such information prior to
commencement of work. Owner and Contractor shall refer to the recorded
subdivision plat, recorded lot plat and/or title policy for final lot configuration,
setbacks, surveys and easements which may not be shown on the
Architectural Site Plan.
3.Refer to tree survey for precise sizes and types of trees. After building corners
are located and prior to commencement of foundation work, Contractor shall
confirm site placement w/Owner and obtain approval from Owner for
foundation position relative to trees and canopy encroachment. Provide tree
protection at all times for all tree to remain within and adjacent to
construction zone.
4.Refer to the Civil Engineering or Landscape Architect plans for specific
construction site plans including drainage. These plans take precedent over
the Architectural Site Plan.
5.Grades, and tree locations, if depicted on this site plan, are approximate
unless noted otherwise. Boundary, topographical and tree surveys have been
provided by Owner or Surveyor for Architects use in development of the
Architectural Site Plan. Owner and Contractor shall confirm all such
information prior to commencement of work.
6.If finish grading is not provided by Architect, refer to Contractor, Civil Engineer
or Landscape Architect as the case may be to determine final finish grade. In
all cases, Contractor must insure proper drainage away from all structures.
7.If not noted specifically on the Architectural Site Plan, refer to Civil Engineering
or Landscape Architectural plans for all grading, utilities, site work, flatwork,
walks, drives and parking. Note that Architectural Site Plan may be
diagrammatic only in reference to these items.
8.Refer to Landscape Architect plan for irrigation, planting and landscape
related drainage.
9.Provide sleeving as needed for landscape irrigation, electrical, TV, phone,
Internet, plumbing lines, drainage and utility systems under flatwork, terraces,
walls, curbs, or driveways as necessary. (confirm all locations w/Owner and/or
Landscape Architect and per floor plan and electrical plan).
10.Contractor shall confirm exact position of all existing and proposed site utilities,
meters and lines prior to commencement of any work. Utility lines, if shown, are
approximate unless specifically confirmed and located by surveyor or utility
provider.
11.Provide tree protection for all trees to be saved within construction zone.
12.Refer to local ordinances or restrictions and arborist industry standards relative
to cutting or trimming trees and foundation placement and position relative to
tree locations.
13.Propane tank guidelines:
a.Contractor shall confirm all guidelines with licensed propane installer prior
to commencement of work or installation.
b.Tank shall be minimum of 10'-0" from residence, any combustible source,
condensing units, and gas or electric meter or sources.
c.Truck back-up and parking areas must be visible from tank location and
tank must be visible from truck back-up and parking areas.
d.Tank can be located no farther than 100'-0" from supply truck.
e.Contractor shall confirm exact specific tank location w/propane tank
installer prior to commencement of work or installation.
14.Unless specifically and dimensionally located, final precise location of building
footprint on site shall be confirmed by Owner and Contractor.
15.Contractor shall adhere to all community or governing jurisdictional guidelines
relative to tree removal, pruning and tree protection.
16.Construction waste shall be removed periodically and consistently as needed
to insure a clean job site.
17.Contractor shall comply with governing jurisdiction standards and construction
details relative to site work, flatwork, drives, aprons and sidewalks in right of
way.
18.All exterior or site lighting shall be hooded if required by City ordinance,
community design guidelines or governing jurisdictions requirements.
19.Provide silt-fencing per TCEQ or governing jurisdiction standards or guidelines.
20.Confirm any under-slab or through-slab drainage piping requirements with
owner, civil engineer and/or Landscape Architect prior to commencement of
foundation work.
21.Contractor shall provide erosion control barriers to be installed prior to
commencement of construction.
22.Contractor shall provide for a stabilized temporary construction entrance and
driveway to be placed prior to commencement of construction. Refer to
governing jurisdiction or community design guidelines for details.
23.All stumps and roots shall be removed from the soil to a depth of 12" below the
surface of the ground in the area of the building.
24.Contractor shall confirm driveway slope at time of layout and batter boards to
insure that driveway slope does not exceed allowable slope.
25.Owner and contractor shall insure that grading and drainage revisions to or
site lot do not adversely affect adjacent lots or property and any drainage
existing the lot or property onto an abutting property will be directed to a
common property pin.
26.Landscape and fencing to be submitted under separate plans, and with
applicable permits, fees and deposits.
27.Driveway grade in the street ROW must have positive drainage to the street
and will not exceed maximum slope allowed by governing jurisdiction.
28.Contractor certifies that he has verified the location of all applicable setbacks
shown on site plan.
29.Irrigation backflow preventer must be located within 2' of the front of the
house and must be screened from view.
30.Verify depth of wastewater service prior to finalizing finished floor elevation.
31.Verify existing and proposed meter, tap, utility service locations and lines prior
to installation. Utility line locations are approximate. Contractor shall field
verify for exact locations.
32.All construction materials and construction waste shall be stored on site during
construction. Construction waste shall be removed periodically and as
needed to insure a continuously clean job site.
33.Contractor to resculpture topography and/or finished grade as required to
provide positive drainage of surface water away from building and to prevent
negative impact on adjacent lot or property. Provide positive drainage away
from house in all cases.
34.Final location of residence and finish floor elevation shall be verified by
Contractor and approved by Owner prior to slab formwork being erected.
35.Contractor shall provide control and expansion joints as required at concrete
drive, walks and patios.
36.Location of mailbox (if required) and exterior driveway lights to be verified by
Owner and Contractor prior to installation.
37.All exterior mechanical and HVAC equipment to be screened per City
requirements, subdivision or association deed restrictions or design guidelines.
38.Trash cans shall be stored in garage or in an area screened from public view
and protected from animal access.
39.Contractor shall clean up areas affected by daily work and remove debris
and materials from the site upon completion of the work.
40.Contractor shall insure neither roof overhangs or gutters encroach beyond
building setback lines unless allowed by governing jurisdiction.
41.Contractor shall provide french drains and waterproofing as required at
foundation walls, pool walls, retaining or planter walls. Drainage and
waterproofing systems and details provided by others.
0 1 2 4 8
SITE PLAN - ARCHITECTURAL
plan
north
true
north
Scale: 1/8"=1'-0"
Page 51 of 87
18" h. bench18" h. bench
5 risers dn
EXISTING
LIVING
24" d. brick hearth
flush w/ floor
line of chimney abv.
3026 firebox, flush w/ flr.
mantle, 4'-9" h.
f.p.
3"
EXISTING
COVERED
PORCH EXISTING
BEDROOM
EXISTING
DINING
EXISTING
OFFICE
EXISTING
BEDROOM
EXISTING
BREAKFAST
EXISTING
KITCHEN
EXISTING
BATH
EXISTING
HALL
2"
7"
EXISTING
WOOD DECK
EXISTING
UTILITY
EXISTING
CLOSET
EXISTING
CLOSET
EXISTING
CLOSET
EXISTING
CLOSET
EXISTING
BATH
EXISTING
CLOSET
exist. attic access
EXISTING
MUD ROOM
exist. elec. panel approx. location of
a/c compressor
Note:
Porch is 32"
abv. fin. grade
EXISTING
CARPORT
remove (2) windows and salvage
for reloaction/re-installation
exist. porch , steps &
sidewalk to be removed
remove exist. carport & storage
exist. 6' building setback
remove exist conc.
sidewalk as indicated
(re: site plan and survey)
6'
-
0
"
property line
to be removed
WA
L
D
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HO
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12
1
5
S
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T
E
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S
7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Floor Plan - Existing
& Demolition
A3.001248
FLOOR PLAN - EXISTING & DEMOLITION
plan
north
true
north
Scale: 1/4"=1'-0"
Demolition Notes
1.Remove only existing construction and items indicated on demolition
plan unless directed otherwise by Owner or Architect.
2.Remove existing walls as indicated on drawings. Remove all walls to a
point at which adjacent walls to remain can be repaired, patched,
and finished.
3.Remove miscellaneous hardware, furring strips, electrical/mechanical
devices, fixtures and accessories from floor, walls and ceiling. Patch
and repair holes as required to match adjacent construction.
4.Contractor shall confirm all existing and new dimensions prior to
commencement of work or demolition and insure that new plan
accomplishes owner's goals and meets codes.
5.Confirm all items for salvage or re-use with Owner prior to
commencement of work. Carefully remove and store existing items
and equipment designated for reuse. Clean, touch-up, relamp, etc.
reusable items. Test devices, fixtures and equipment for proper
operation and repair as required prior to reinstallation. Store items on
site or at Owner's direction. Contractor shall dispose of all unwanted
items.
6.Contractor shall promptly notify Owner and Architect of any items
considered unsuitable for reuse. The contractor shall proceed with
the work based on the Owner and Architect's final evaluation.
7.Remove existing utilities to be demolished back to main lines,
branches, circuits, etc. Do not leave abandoned utilities in walls or
other concealed spaces which are to remain. Cap abandoned utility
lines below floor or above ceiling.
8.Contractor shall field verify the location of all items shown for reuse in
their present location. Contact the Architect for direction in cases
where conflicts occur with new construction.
9.The Contractor shall construct temporary demising walls and install
temporary protection at locations shown on demolition plan or as
required for demolition and/or construction. Upon completion of
project, contractor shall repair any damage from temporary
protection as needed.
10.The Contractor shall insure that all openings or loads created through
removal of walls or due to new openings shall be totally and safely
supported. The Contractor shall refer to structural engineer as
necessary to confirm proper support methods.
Note:
1.Existing walls depicted and associated dimensions are to finish wall
surfaces, not stud framing.
2.New framed wall areas are depicted abd dimensioned as stud walls
only, no finish.
Demolition Legend
Existing walls and items to remain
Existing walls and items to be removed
Area Calculations (SF) - Existing
Building Area Frame Masonry
Conditioned Area
Main Level 1,776 0
Sub-Total Conditioned Area 1,776 0
Non-Conditioned Area (Covered)
Covered Front Porch 168 0
Carport/Storage 271 0
Sub-Total Non-Conditioned Area (Covered)439 0
TOTAL FRAME & GROSS COVERED AREA 2,215 0
Page 52 of 87
30" dbl. oven 36" range
36" built-in ref.
dw
H
C
H C
w
tv
up
1 2 3 4 5
30" u.c. micro wave
24" u.c. ice maker
24" u.c. ref./wine
u.c. ref./wine
slope to drain
slope to drain
1"
d
sl
o
p
e
trench drain
sl
o
p
e
trench
drain
100
16'-0"x18'-8"
EXIST.
LIVING
EXIST. FRONT
COVERED PORCH
101
14'-0"x18'-8"
EXIST.
DINING 102
18'-7"x18'-8"
NEW
KITCHEN102A
5'-0"x5'9"
NEW BUTLER
PANTRY
102B
5'-0"x5'-9"
NEW PANTRY
103
8'-4"x16'-2"
NEW
MUD/LAUNDRY
ROOM
104
15'-0"x16'-2"
NEW MASTER
BEDROOM
106
7'-2"x5'-0"
NEW MASTER
CLOSET 1
105
7'-2"x2'-0"
NEW MASTER
CLOSET 2
107
13'-5"x11'-7"
NEW
MASTER BATH
110
8'-7"x9'-2"
BATH 2
112
14'-7"x16'-2"
EXIST.
BEDROOM 2
111
NEW HALL
112A
EXIST.
CLOSET
108
NEW STAIRS
110A
SHOWER
107B
3'-2"x5'-1"
NEW MASTER
TOILET ROOM
107A
4'-1"x5'-1"
NEW MASTER
SHOWER
109
NEW STOR.
16" d. full
ht. cab.
finished cab.
end panel
NEW
1-CAR CARPORT
24'-0"x12'-3"
concrete
NEW
SHOP/STORAGE
16'-3"x10'-6"
full ht. cab.
36" d. lower
cab/countertop
install new gas
insert firebox
3 1/2"
8x8 wd. col.
line of upper floor abv.80
8
0
O
H
6' tub 6' tub
3 1/2"
Note:
Wall aligns w/ upper
floor rec. room wall
3068 c.o.
conc. walk
3'-6"
slope to drain
line of
terrace abv.
dn
60
6
8
S
G
D
line of perimeter wall abv.
WA
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12
1
5
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O
W
N
,
T
E
X
A
S
7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Floor Plan - Layout & Notes
(Main Level)
A3.101248
FLOOR PLAN - LAYOUT & NOTES (LOWER LEVEL)
plan
north
true
north
Scale: 1/4"=1'-0"
Floor Plan Notes
1.Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
2.Refer to Schedules (Sht. A1.2) for additional notes and information.
3.All perimeter walls shall match existing perimeter walls. Plumbing walls to be 2x6 u.n.o. Interior walls are to be 2x4 u.n.o.
4.Set all faces of cabinetry back 3" from face of adjacent framed stud wall.
5.Insulate perimeter-most walls at all thickened or double perimeter walls.
6.All doors and windows must meet tempered glass and fire egress code requirements.
7.Contractor shall confirm all appliances and equipment dimensions prior to commencement of cabinetry construction.
8.Install sound attenuation insulation between upper and lower levels, around all bathrooms, game rooms, studies, offices, utility, laundry or mud rooms, equipment rooms/closets, hvac closets, between bedrooms
and between bedrooms and public spaces.
9.Contractor shall confirm fireplace systems, configuration, materials, details, box size, face detail and all fireplace to framing clearances per code prior to framing.
10.Contractor shall confirm all door and window rough openings prior to commencement of framing.
11.Provide exterior house wrap, waterproofing and flashing (including door and window header and threshold/sill pan flashing) as required by code and by best industry practices and standards.
12.Confirm all exterior power, gas or lighting requirements for landscape lighting, pools, water features, site electric or any other external needs with Owner and install stub-outs or sources as necessary.
13.Contractor shall provide attic access and attic platform per code at all attic areas. Confirm limits of additional attic flooring with Owner, if any requested. If additional attic flooring is requested by Owner, confirm
additional ceiling load capabilities of framing with Structural Engineer.
14.Contractor shall confirm all HVAC duct sizing and placement prior to ordering or fabrication of floor and roof trusses. Contractor shall coordinate all required chase spaces with Owner and HVAC contractor prior to
installation.
15.Install backer rod and sealant at all locations where wood/timber members intersect and penetrate stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such stucco intersections.
16.Plumbing vents shall be low profile if possible and out of sight from streets, entry courtyards or front entrance where possible.
17.During the framing process Contractor shall insure that there are no conflicts between out-swinging casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails that limit
or impedes the full opening or intended out-swing operation of windows and/or doors.
18.Insulate ceiling/floor space cavity between garage and upper floor, if any.
19.The bottom edge of all window openings at operable windows 6'-0" or greater above finish grade must be at least 24" above finish floor @ bottom of window opening @ window sill opening.
20.Fireplace hearth depths and material shall meet code. Fireplace faces, materials, clearances from fireplace opening shall meet code.
21.Contractor shall confirm all foundation/slab recesses or drops for flooring, door sills, porch/terraces, garage, showers, fireplaces and floor drain areas prior to commencement of foundation work.
22.Confirm position and type of threshold(s)/sill(s) at exterior doors. Confirm whether thresholds are set flush on slab surface, or whether finish threshold or sill is recessed flush or slightly above top of adjacent finish floor.
1
2
3
4
north arrow
2x4 wood stud wall
2x6 wood stud wall
sound attenuation insulation
1 hour fire-rated wall
2 hour fire-rated wall
stone/brick walls
cmu walls
acc/icf block walls
concrete walls
steel
datum line
existing spot elevation
new spot elevation
exterior door number
100'-0"
100'-0"
100'-0"
1
100A
100
00
interior door number
room number
window number
shower head /
water controls
bath and
lavatory control
water softner loop
washer bibs & drain
plumbing stub out
gas hook up
hose bib
floor recess
A
interior elevation reference
exterior/interior elevations
building section
detail section
detail call out
fire exits (commercial)
accessible entrances/exits
(commercial)
Floor Plan Legend
H
C
3-1/2"
H
C
H
C
ws
G
hb
4
3
2
1
A2.1
00
A0.0
00
A0.0
00
A0.0
01
A1.0
01
A1.0
E
20
2
0
f
g
20
2
0
f
g
Page 53 of 87
HC
dn
attic access
200
12'-3"x13'-1"
9'-0" clg.
NEW
OFFICE
201
19'-3"x4'-0"
vaulted clg.
NEW HALL
202
19'-4"x15'-8"
vaulted clg.
NEW GAME
ROOM
210
11'-1"x11-1"
NEW
BEDROOM 4
204
5'-1"x5'-10"
NEW VANITY 3
205
5'-1"x4'-6"
NEW
CLOSET 3
203
11'-1"x11'-1"
NEW
BEDROOM 3
108
9'-0" clg.
NEW STAIRS
206
3'-0"x6'-0"
NEW
SHOWER
207
6'-6"x6'-0"
NEW
TOILET RM.
carport face
below
208
5'-1"x4'-6"
NEW
CLOSET 4
concealed beam
(re: struct. eng.)
line of carport/shop
below
Note:
1.Install attic flooring
(conf. w/ Owner)
2. Confirm attic floor structure capacity
(re: struct. eng.)
3. Install outlet, light w/ switch and
pathway access to HVAC unit
and WH per code
dn
knee space
209
5'-1"x5'-10"
NEW VANITY 4
211
7'-0"x10'-10"
NEW BATH/
DRESSING
OPEN
TERRACE
high windows
line of roof/clg.
ridge abv.
dn
3 1/2"
slope to drain
stl. cable rail
w/ stl. top rail
60
6
8
S
G
D
w
/
6
0
2
0
fg
.
t
r
a
n
s
o
m
a
b
v
.
furr dn. abv.
grommet WA
L
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12
1
5
S
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GE
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E
T
O
W
N
,
T
E
X
A
S
7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Floor Plan - Layout & Notes
(Upper Level)
A3.201248
FLOOR PLAN - LAYOUT & NOTES (UPPER LEVEL)
plan
north
true
north
Scale: 1/4"=1'-0"
Floor Plan Legend
H
C
3-1/2"
1
2
3
4
north arrow
H
C
2x4 wood stud wall
2x6 wood stud wall
sound attenuation insulation
1 hour fire-rated wall
2 hour fire-rated wall
stone/brick walls
cmu walls
acc/icf block walls
concrete walls
steel
datum line
existing spot elevation
new spot elevation
exterior door number
100'-0"
100'-0"
100'-0"
1
100A
100
00
interior door number
room number
window number
shower head /
water controls
bath and
lavatory control
water softner loop
washer bibs & drain
plumbing stub out
gas hook up
hose bib
floor recess
H
C
ws
G
hb
4
3
2
1
A2.1
00
A0.0
00
A0.0
00
A0.0
01
A1.0
01
A1.0
E
A
interior elevation reference
exterior/interior elevations
building section
detail section
detail call out
fire exits (commercial)
accessible entrances/exits
(commercial)
Floor Plan Notes
1.Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
2.Refer to Schedules (Sht. A1.2) for additional notes and information.
3.All perimeter walls shall match existing perimeter walls. Plumbing walls to be 2x6 u.n.o. Interior walls are to be 2x4 u.n.o.
4.Set all faces of cabinetry back 3" from face of adjacent framed stud wall.
5.Insulate perimeter-most walls at all thickened or double perimeter walls.
6.All doors and windows must meet tempered glass and fire egress code requirements.
7.Contractor shall confirm all appliances and equipment dimensions prior to commencement of cabinetry construction.
8.Install sound attenuation insulation between upper and lower levels, around all bathrooms, game rooms, studies, offices, utility, laundry or mud rooms, equipment rooms/closets, hvac closets, between bedrooms
and between bedrooms and public spaces.
9.Contractor shall confirm fireplace systems, configuration, materials, details, box size, face detail and all fireplace to framing clearances per code prior to framing.
10.Contractor shall confirm all door and window rough openings prior to commencement of framing.
11.Provide exterior house wrap, waterproofing and flashing (including door and window header and threshold/sill pan flashing) as required by code and by best industry practices and standards.
12.Confirm all exterior power, gas or lighting requirements for landscape lighting, pools, water features, site electric or any other external needs with Owner and install stub-outs or sources as necessary.
13.Contractor shall provide attic access and attic platform per code at all attic areas. Confirm limits of additional attic flooring with Owner, if any requested. If additional attic flooring is requested by Owner, confirm
additional ceiling load capabilities of framing with Structural Engineer.
14.Contractor shall confirm all HVAC duct sizing and placement prior to ordering or fabrication of floor and roof trusses. Contractor shall coordinate all required chase spaces with Owner and HVAC contractor prior to
installation.
15.Install backer rod and sealant at all locations where wood/timber members intersect and penetrate stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such stucco intersections.
16.Plumbing vents shall be low profile if possible and out of sight from streets, entry courtyards or front entrance where possible.
17.During the framing process Contractor shall insure that there are no conflicts between out-swinging casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails that limit
or impedes the full opening or intended out-swing operation of windows and/or doors.
18.Insulate ceiling/floor space cavity between garage and upper floor, if any.
19.The bottom edge of all window openings at operable windows 6'-0" or greater above finish grade must be at least 24" above finish floor @ bottom of window opening @ window sill opening.
20.Fireplace hearth depths and material shall meet code. Fireplace faces, materials, clearances from fireplace opening shall meet code.
21.Contractor shall confirm all foundation/slab recesses or drops for flooring, door sills, porch/terraces, garage, showers, fireplaces and floor drain areas prior to commencement of foundation work.
22.Confirm position and type of threshold(s)/sill(s) at exterior doors. Confirm whether thresholds are set flush on slab surface, or whether finish threshold or sill is recessed flush or slightly above top of adjacent finish floor.
Page 54 of 87
remove these areas
demo carport
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8
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6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Roof Plan (Existing & Demolition)
A3.501248
ROOF PLAN - EXISTING & DEMOLITION
plan
north
true
north
Scale: 1/4"=1'-0"
Exterior/Interior Elevations00
A00
Roof Plan Legend
Ridge
Valley
Gutters
Demolition Legend
existing walls and items to remain
existing walls and items to be removed
line of walls beneath the roof to remain
Page 55 of 87
exist. comp.
shingle roof new comp.
shingle roof
new comp.
shingle roof
new comp.
shingle roof
new comp.
shingle roof
new comp.
shingle roof
exist. comp.
shingle roof
exist. comp.
shingle roof
new metal
cricket
Note:
Align ridge lines
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7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Roof Plan
A3.601248
ROOF PLAN - NEW
plan
north
true
north
Scale: 1/4"=1'-0"
Roof Plan Legend
Roof Plan Notes
1.Refer to General Construction Notes (Sht. A1.1) for additional notes and
information.
2.All roof slopes to be per roof plan.
3.Contractor shall confirm all fireplace to framing clearances and chimney
heights and construct all per code.
4.All framing and finishes above the fireplace chimney termination shall be 100%
non-combustible, per code and community design guidelines.
5.Refer to roof construction/overhang details for specifics of roof overhangs. Do
not scale from plans.
6.Install ice and water shield membrane under all valley flashing or per Contractor
specs.
7.Plumbing vents are to be low-profile if possible, and out of sight from streets,
entry courtyards or front entrance whenever possible.
8.Contractor shall confirm appropriate locations and extent of gutters and
downspouts and specific drainage routing with Owner, Civil Engineer or
Landscape Architect. Gutters and downspouts may not encroach into the
building setbacks unless allowed within governing jurisdiction or community
design guidelines and require separate approval from ARC.
9.Roofing material shall be per specs.
10.All roof pitches less than 3:12 shall be installed with ice and water shield
membrane or per Contractor specs.
Roof Overhangs
1.All down slope overhangs shall match existing overhangs.
2.All gable/rake overhangs shall match existing overhangs.
3.All roof overhang depths and details shall match existing except at
new areas of exposed rafter tails/outriggers.
Ridge Line
Valley
Gutters
Ridge Heights
1.Maximum allowable ridge heights @ one story areas shall be 24'-0" above
existing grade or per code or City requirements.
2.Maximum allowable ridge heights @ two story areas shall be 35'-0" above
existing grade or per code or City requirements.
Page 56 of 87
fin. fl.
9'-0" hd. ht.
fin. fl.
9'-0" hd. ht.
fin. fl.
6'-6" b.o. bm.
fin. fl.
6'-6" b.o. bm.
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7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations -
Existing & Demolition
A4.0
Front Elevation (West)1
Scale: 1/4=1'-0"
0 1 2 4 8
EXTERIOR ELEVATIONS - EXISTING & DEMOLITION (MAIN HOUSE)
Scale: 1/4"=1'-0"
Left Elevation (North)2
Scale: 1/4=1'-0"
Rear Elevation (East)3
Scale: 1/4=1'-0"
Right Elevation (South)4
Scale: 1/4=1'-0"
0 1 2 4 8
EXTERIOR ELEVATIONS - EXISTING & DEMOLITION (CARPORT)
Scale: 1/4"=1'-0"
Front Elevation (West)1
Scale: 1/4=1'-0"
Left Elevation (North)2
Scale: 1/4=1'-0"Rear Elevation (East)3
Scale: 1/4=1'-0"
Right Elevation (South)4
Scale: 1/4=1'-0"
Note:
Re: Sheet A3.0 for Demolition
Legend and Notes
Page 57 of 87
stair landing
9'
-
0
"
fin. flr. (main)
0'-0"
plt. ht. (main)
9'-0"
plt. ht. (upper)
9'
-
0
"
fin. flr. (upper)
re
:
s
t
r
u
c
t
.
e
n
g
.
plt. ht. (rec. room)
2'
-
1
0
"
overall max. bldg. ht.
26
'
-
8
"
2'
-
1
1
"
29
'
-
7
"
plt. ht. (bath)
Note:
Align ridge lines
new standing seam mtl. roofing
new bd. &
baten siding
new bd. &
baten siding
new bd. &
baten siding
1x trim (typ.)
new bd. &
baten siding
exposed rafter tails
to match exist.
new attic vent
to match exist.
exposed rafter tails
to match exist.
wd. corner trim
exist. siding new siding to
match exist.
new brick col.new brick col.
9'
-
0
"
fin. flr. (main)
0'-0"
plt. ht. (main)
9'-0"
plt. ht. (upper)
9'
-
0
"
fin. flr. (upper)
re
:
s
t
r
u
c
t
.
e
n
g
.
attic door beyond
plt. ht. (rec. room)
2'
-
1
0
"
overall max. bldg. ht.
26
'
-
8
"
2'
-
1
1
"
29
'
-
7
"
9'
-
0
"
fin. flr. (upper)
plt. ht. (upper)
pr
o
p
e
r
t
y
l
i
n
e
15'-0" afg. max. roof ht.
3'-0"3'-0"
20'-0" max. roof ht.
@3'-0" step back
25'-0" max. roof ht.
bl
d
g
.
s
e
t
b
a
c
k
l
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e
30'-0" max. allowable
29'-7" actual
fin. flr. (main)
0'-0"
6'-0"
attic space beyond
open beyond
fin. grade (main)
24'-4" actual roof mid-point
fin. flr. cpt./stor.
new attic vent
to match exist.
new bd. &
baten siding
new bd. &
baten siding
new bd. &
new standing seam mtl. roofing
15
'
-
0
"
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7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations (New)
A4.1
Front (West) Elevation1
0 1 2 4 8
EXTERIOR ELEVATIONS (NEW)
Scale: 1/4"=1'-0"
Right (South) Elevation2
Exterior Elevation Notes
6. If stucco has not already been applied, underpin the exposed face of all perimeter slab walls.
w/exterior stucco stucco returning to frame.
1. Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
3. If stucco is schedule/specified, all stucco walls - install exterior (x) "bullnose" or ( ) square corners at all
2. Refer to Roof Plan and Construction Details for overhang depths.
with the wall finish above. The bottom edge of the applied stucco veneer shall be a distance above
indicated on plans or directed by Architect. Doors and windows shall be framed to set into wall
finished grade as prescribed by code. There shall be no"banding" around doors or windows unless
buildings corners and at all door and window openings. Stucco applied to foundation face shall be flush
the building setbacks and may require separate approval from the ARC.
stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such intersections in
9. Install flashing over ice and water shield membrane at all stucco window sills, or horizontal or sloped
governing jurisdiction or community design guidelines, gutters and downspouts may not encroach into
5. Plate heights shown are nominal.
4. Contractor shall confirm appropriate locations and extent of gutters and downspouts and specific
drainage routing with Owner, Civil Engineer and/or Landscape Architect. Unless specifically allowed by
best industry practice. Install stucco screed @ base of stucco walls per code.
8. If stucco is schedule/specified, all install stucco and masonry control or expansion joints per code and
stucco walls.
10. During the framing process Contractor is to insure that there are no conflicts between out-swinging
stucco surfaces or install moisture protection per builders specs.
7. Install backer rod and sealant at all locations where wood/timber members intersect and penetrate
casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails
12. Pool fencing shall be per code.
that limits or impedes the full opening or intended outswing operations of windows and/or doors.
13. All headers over windows and doors in stone veneer shall be 8" ht. stone extending 4" beyond each side
stone headers are not available.
11. All framing and finishes above the fireplace chimney termination shall be 100% non-combustible and
must adhere to code and community standards and guidelines.
14. All masonry lintels/headers at window and door openings shall be installed flush with exterior face of
of opening. A joint in stone header may be installed @ multiple mulled window runs if solid, continuous
of adjacent stone veneer.
masonryledges/lugs shall be dropped to within a max. of 12" above finished grade. If required by
masonry veneer - no projections, unless specifically noted. Window sills shall be projected 1/2" from face
veneer walls on the building shall be installed ( ) w/ 1/2" projection, ( )flush with the masonry veneer.
15. All stone or brick caps on garden walls, privacy walls, parapet walls, partial height or wainscot masonry
commencement of framing. If not in compliance Contractor must notify Owner and Architect.
maximum allowable exposed foundation limits and a distance above finish grade per code.
16. Elevations currently show masonry ledges 1 1/2" below finish floor, which is typical. However, all
community standards and guidelines, stucco must be extend below finish floor joint to height of
16. Install appropriate metal corner and edge trim as required by metal siding manufacturer at all metal
17. Contractor shall confirm that ridge heights fall within maximum allowable heights prior to
siding areas.
18. All exterior stone to be smooth cut stone (per owner selection/ building example).
Page 58 of 87
26
'
-
8
"
fin. flr. (main)
0'-0"
overall max. bldg. ht.
29
'
-
7
"
2'
-
1
1
"
42" ht. stl. cable
rail w/ stl. cap
42" ht. stl. cable
rail w/ stl. cap
new standing seam mtl. roofing
new standing seam mtl. roofing
exposed rafter tails
to match exist.
42" ht. stl. cable
rail w/ stl. cap
9'
-
0
"
fin. flr. (main)
0'-0"
plt. ht. (main)
9'-0"
plt. ht. (upper)
9'
-
0
"
fin. flr. (upper)
re
:
s
t
r
u
c
t
.
e
n
g
.
plt. ht. (rec. room)
2'
-
1
0
"
overall max. bldg. ht.
26
'
-
8
"
2'
-
1
1
"
29
'
-
7
"
30'-0" max. allowable
pr
o
p
e
r
t
y
l
i
n
e
3'-0"3'-0"
bl
d
g
.
s
e
t
b
a
c
k
l
i
n
e
fin. grade (main)
42" ht. stl. cable
rail w/ stl. cap
42" ht. stl. cable
rail w/ stl. cap
mtl. cricket
Note to Framer:
Hold back overhang
from door/window
trim as req'd.
42" ht. stl. cable
rail w/ stl. cap
roof beyond
9'
-
0
"
fin. flr. (upper)
plt. ht. (upper)
15'-0" afg. max. roof ht.
20'-0" max. roof ht.
@3'-0" step back
25'-0" max. roof ht.
fin. flr. (main)
0'-0"
24'-4" actual roof mid-point
fin. flr. cpt./stor.
15
'
-
0
"
new siding to
match exist.
new siding to
match exist.
new bd. &
baten siding
new bd. &
baten siding
new attic vent
to match exist.
new attic vent
to match exist.
new bd. &
baten siding
new bd. &
baten siding
WA
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N
,
T
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A
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7
8
6
2
6
2019-10-14
TA
DRAWN BY
Copyright 2019 Rick O'Donnell Architect :
The Architects expressly reserve their
common law copyright and other property
rights regarding these plans. The plans and
arrangements depicted herein are the sole
property of Rick O'Donnell Architect and
shall be retained by the recipient. The plans
may not be reproduced, changed or
copied in any form or manner whatsoever,
nor are they to be loaned or assigned to
any third party without first obtaining the
express written permission of Rick O'Donnell
Architect.
SHEET TITLE
DRAWING NO.
REVISIONS
ISSUE DATE
PROJECT NO.
This document is released by
the Architect for:
ARC Review Committee
Owner / Client Review
Permitting
Pricing / Bidding
Construction
Revision
Note:
Contractor, subcontractors and suppliers
shall refer to all drawing sheets in the
construction documents package, which
may include but not be limited to
architectural plans, surveys, civil
engineering plans, geotechnical reports,
structural engineering plans,
mechanical/electrical/plumbing
engineering plans, ResCheck/ComCheck
energy reports, landscape, irrigation,
hardscape and pool plans,
lighting/kitchen/cabinet specialty plans,
interior decorating documents, ADA
compliance details and product
specifications. The complete Project
consists of and is composed of all sheets
and documents in the construction
document package along with any issued
addendums or revisions. Contractor,
subcontractors and suppliers shall refer to
all sheets and documents for purposes of
bidding, cost estimating, permitting,
ordering of materials and for all aspects of
construction. If uncertain, contact the
Architect to confirm total contracts
documents package prior to
commencement of any of the above tasks
or phases of work.
PREVIOUS ISSUE DATES
Permit Re-Submittal
Permit Set - N/A
Bid Set (Prelim.)
ARC Committee
Construction
Finance Package
Consultant Distr.
PRELIMINARY
NOT FOR
PERMITTING,
REGULATORY
APPROVAL OR
CONSTRUCTION
19-001
rick o'donnell
a r c h i t e c t
512.240.5961 office
georgetown, tx 78633
510 westbury lane
Exterior Elevations (New)
A4.2
Rear(East) Elevation1
0 1 2 4 8
EXTERIOR ELEVATIONS (NEW)
Scale: 1/4"=1'-0"
Left (North) Elevation2
Exterior Elevation Notes
6. If stucco has not already been applied, underpin the exposed face of all perimeter slab walls.
w/exterior stucco stucco returning to frame.
1. Refer to General Construction Notes (Sht. A1.1) for additional notes and information.
3. If stucco is schedule/specified, all stucco walls - install exterior (x) "bullnose" or ( ) square corners at all
2. Refer to Roof Plan and Construction Details for overhang depths.
with the wall finish above. The bottom edge of the applied stucco veneer shall be a distance above
indicated on plans or directed by Architect. Doors and windows shall be framed to set into wall
finished grade as prescribed by code. There shall be no"banding" around doors or windows unless
buildings corners and at all door and window openings. Stucco applied to foundation face shall be flush
the building setbacks and may require separate approval from the ARC.
stone or stucco exterior wall veneer. Install J-metal stucco straight edge trim @ all such intersections in
9. Install flashing over ice and water shield membrane at all stucco window sills, or horizontal or sloped
governing jurisdiction or community design guidelines, gutters and downspouts may not encroach into
5. Plate heights shown are nominal.
4. Contractor shall confirm appropriate locations and extent of gutters and downspouts and specific
drainage routing with Owner, Civil Engineer and/or Landscape Architect. Unless specifically allowed by
best industry practice. Install stucco screed @ base of stucco walls per code.
8. If stucco is schedule/specified, all install stucco and masonry control or expansion joints per code and
stucco walls.
10. During the framing process Contractor is to insure that there are no conflicts between out-swinging
stucco surfaces or install moisture protection per builders specs.
7. Install backer rod and sealant at all locations where wood/timber members intersect and penetrate
casement and/or awning windows and/or doors with overhangs, soffits, exposed outriggers or rafter tails
12. Pool fencing shall be per code.
that limits or impedes the full opening or intended outswing operations of windows and/or doors.
13. All headers over windows and doors in stone veneer shall be 8" ht. stone extending 4" beyond each side
stone headers are not available.
11. All framing and finishes above the fireplace chimney termination shall be 100% non-combustible and
must adhere to code and community standards and guidelines.
14. All masonry lintels/headers at window and door openings shall be installed flush with exterior face of
of opening. A joint in stone header may be installed @ multiple mulled window runs if solid, continuous
of adjacent stone veneer.
masonryledges/lugs shall be dropped to within a max. of 12" above finished grade. If required by
masonry veneer - no projections, unless specifically noted. Window sills shall be projected 1/2" from face
veneer walls on the building shall be installed ( ) w/ 1/2" projection, ( )flush with the masonry veneer.
15. All stone or brick caps on garden walls, privacy walls, parapet walls, partial height or wainscot masonry
commencement of framing. If not in compliance Contractor must notify Owner and Architect.
maximum allowable exposed foundation limits and a distance above finish grade per code.
16. Elevations currently show masonry ledges 1 1/2" below finish floor, which is typical. However, all
community standards and guidelines, stucco must be extend below finish floor joint to height of
16. Install appropriate metal corner and edge trim as required by metal siding manufacturer at all metal
17. Contractor shall confirm that ridge heights fall within maximum allowable heights prior to
siding areas.
18. All exterior stone to be smooth cut stone (per owner selection/ building example).
6'-0"42" ht. stl. cable
rail w/ stl. cap
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City of Georgetown, Texas
Historic and Architectural Review
March 12, 2020
S UB J E C T:
Public Hearing and Possible Action o n a req ues t for a Certificate of Appropriateness fo r an addition
to a street-fac ing façade at the property lo cated at 405 E. 10th S treet, bearing the legal d es criptio n o f
G lassc o ck Additio n, BL O C K 27, Lo t 5-6(E/P T S ), AC R E S 0.18. – Britin Bo s tic k, Downto wn and
His toric P lanner
IT E M S UMMARY:
T he applic ant is reques ting HAR C approval fo r additio n to an existing non-his to ric d etac hed garage
lo cated to the rear o f the contributing s tructure, and to connec t it via a c o vered walkway to the rear o f the
p rimary s tructure. T he s ub ject property currently has a d etac hed s ingle-car garage to the rear o f the main
(contributing) s truc ture, which was c o nstruc ted in 2005. T he ap p licant is req ues ting to add height to the
garage struc ture fo r an attic sto rage s p ace as well as a ground-floor ad d ition fo r a works hop extension.
T he street-fac ing façade is proposed to maintain the s lo p e of the exis ting roof, with an up p er window to
matc h the pro p o s ed new wind o ws o f the main s truc ture and an overhang above the garage door with the
s ame asphalt s hingle roofing to link to the co vered walkway and the s ame s id ing and trim as the exis ting.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Britin Bostick, Downto wn & Histo ric P lanner
AT TAC H ME N T S:
D escription Type
Staff Report Cover Memo
Exhibit 1 - Location Map Exhibit
Exhibit 2 - Letter of Intent Exhibit
Exhibit 3 - Plans & Specifications Exhibit
Exhibit 4 - His toric Res ource Survey Exhibit
Page 68 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2020-6-COA – 405 E. 10th Street Page 1 of 5
Meeting Date: March 12, 2020
File Number: 2020-6-COA
AGENDA ITEM DESCRIPTION
Public Hearing and Possible Action on a request for a Certificate of Appropriateness for an addition to a
street-facing façade at the property located at 405 E. 10th Street, bearing the legal description of Glasscock
Addition, BLOCK 27, Lot 5-6(E/PTS), ACRES 0.18.
AGENDA ITEM DETAILS
Project Name: 405 E. 10th Street Renovation
Applicant: Alan Westwick
Property Owner: Alan & Sheryl Westwick
Property Address: 405 E. 10th St.
Legal Description: Glasscock Addition, BLOCK 27, Lot 5-6(E/PTS), ACRES 0.18
Historic Overlay: Old Town Historic Overlay District
Case History: N/A
HISTORIC CONTEXT
Date of construction: 1920 (HRS)
Historic Resources Survey Level of Priority: Medium
National Register Designation: N/A
Texas Historical Commission Designation: N/A
APPLICANT’S REQUEST
HARC:
Addition that creates a new, or adds to an existing street-facing façade (medium priority
structure)
STAFF ANALYSIS
The applicant is requesting HARC approval for addition to an existing non-historic detached garage
located to the rear of the contributing structure, and to connect it via a covered walkway to the rear of
the primary structure. The subject property currently has a detached single-car garage to the rear of the
main (contributing) structure, which was constructed in 2005. The applicant is requesting to add height
to the garage structure for an attic storage space as well as a ground-floor addition for a workshop
extension. The current height of the detached garage is approximately 14’-6” at the roof ridge and 8’-10”
at the eave, giving the garage a measured building height of approximately 11’-2”, as building height is
calculated as “The average height level between the eaves and ridge line of a gable, shed, hip, or gambrel
roof;” per UDC 6.04.030. The addition would be approximately 19’-7” at the roof ridge and 13’-10” at the
eave, for a building height of 11’-2”. The additional height would be within the applicable height limits.
The garage structure is currently 312 sq. ft., with a proposed increase in size to 728 sq. ft., and a footprint
Page 69 of 87
Planning Department Staff Report
Historic and Architectural Review Commission
2020-6-COA – 405 E. 10th Street Page 2 of 5
of 416 sq. ft. As the main structure is 1,772 sq. ft., connecting the garage and adding the additional area
would increase the size of the main structure by 41%. The street-facing façade is proposed to maintain
the slope of the existing roof, with an upper window to match the proposed new windows of the main
structure and an overhang above the garage door with the same asphalt shingle roofing to link to the
covered walkway and the same siding and trim as the existing. The main structure is approximately 17’
in height at the roof ridge, and the addition to the garage structure would be 2’-8” taller. The applicant
is also replacing non-historic, non-original windows and front porch decking, neither of which require a
Certificate of Appropriateness.
APPLICABLE DESIGN GUIDELINES
The following guidelines are applicable to the proposed scope of work in accordance with the adopted
Downtown and Old Town Design Guidelines:
GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION AND
ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
14.11 Avoid alterations that would damage historic
features.
Avoid alterations that would hinder the ability
to interpret the design character of the original
building or period of significance.
Alterations that seek to imply an earlier period
than that of the building are inappropriate.
Complies
Proposed alterations do not damage or
remove historic features, and the design
character of the original is maintained.
14.12 An addition shall be compatible in scale,
materials and character with the main building.
An addition shall relate to the building in
mass, scale and form. It should be designed to
remain subordinate to the main structure.
An addition to the front of a building is
usually inappropriate.
Complies
Proposed addition is to the rear of the main
building, and the height and size are
smaller than or subordinate to the main
structure, with similar features and
character to the main structure.
14.13 Design a new addition such that the original
character can be clearly seen.
In this way, a viewer can understand the
history of changes that have occurred to the
building.
An addition should be made distinguishable
from the original building, even in subtle
ways, such that the character of the original
can be interpreted.
Creating a jog in the foundation between the
original and new structures may help to define
an addition.
Complies
Proposed addition is to the rear of the main
building, and the original character can be
clearly seen. The addition is proposed to
connect to the original building via a
covered walkway, maintaining a visual
separation between original and new.
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Planning Department Staff Report
Historic and Architectural Review Commission
2020-6-COA – 405 E. 10th Street Page 3 of 5
GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION AND
ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
Even applying a new trim board at the
connection point between the addition and the
original structure can help define the addition.
• See also Preservation Briefs #14: New Exterior
Additions to Historic Buildings, published by the
National Park Service.
14.14 Place an addition at the rear of a building or set
it back from the front to minimize the visual
impacts.
Setting an addition back from any primary,
character-defining façade will allow the
original proportions and character to remain
prominent.
Locating an addition at the front of a structure
is inappropriate, and an addition should be to
the rear of the building, when feasible.
Complies
Proposed addition is located to the rear of
the main structure.
14.15 Do not obscure, damage, destroy, or remove
original architectural details and materials of the
primary structure.
When preserving original details and
materials, follow the guidelines presented
earlier in this chapter.
Complies
No original architectural details are
proposed to be removed for the addition.
14.16 An addition shall be compatible in scale,
materials, and character, and architectural style with
the main building.
An addition shall relate to the building in
mass, scale, and form. It should be designed to
remain subordinate to the main structure.
While a smaller addition is visually preferable,
if a residential addition would be significantly
larger than the original building, one option is
to separate it from the primary building, when
feasible, and then link it with a smaller
connecting structure.
An addition should be simple in design to
prevent it from competing with the primary
façade.
Complies
The scale, materials and character of the
addition are appropriate both to the garage
structure and to the main structure, and
while the addition is proposed to be taller
than the contributing structure, its location
toward the back of the property and
separation from the main structure
minimizes the massing compared to the
original structure, and the simplicity of the
design does not compete with the original
structure or its primary facade.
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Planning Department Staff Report
Historic and Architectural Review Commission
2020-6-COA – 405 E. 10th Street Page 4 of 5
GUIDELINES FINDINGS
CHAPTER 14 – DESIGN GUIDELINES FOR INFILL CONSTRUCTION AND
ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
Consider adding dormers to create second
story spaces before changing the scale of the
building by adding a full second floor.
14.17 An addition shall be set back from any
primary, character-defining façade.
An addition should be made to the rear of the
building, when feasible.
Complies
Proposed addition is located to the rear of
the main structure.
14.18 The roof form of a new addition shall be in
character with that of the primary building.
Typically, gable, hip, and shed roofs are
appropriate for residential additions. Flat
roofs are appropriate for commercial
buildings in the downtown area.
Repeat existing roof slopes and materials.
If the roof of the primary building is
symmetrically proportioned, the roof of the
addition should be similar.
The roofs of additions should not interfere
with the original roof form by changing its
basic shape or view of the original roof, and
should have a roof form compatible with the
original building.
Complies
Roof of proposed addition has similar type,
slopes, overhangs, materials and
architectural features to the original roof of
the structure, as well as the roof of the main
structure.
14.22 Individual building elements of existing
buildings should be preserved, protected, and
replicated where appropriate when additions are
proposed.
• See Chapter 6 for design guidelines related to
preserving individual building elements.
Complies
Addition of window to street-facing façade
of proposed addition is an appropriate
replication of a feature on the original
structure.
CRITERIA FOR APPROVAL
In accordance with Section 3.13.030 of the Unified Development Code, the HARC must consider the
following criteria:
SECTION 3.13.030 CRITERIA FINDINGS
1. The application is complete and the
information contained within the application
is correct and sufficient enough to allow
adequate review and final action;
Complies
The application was deemed complete by
Staff.
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Planning Department Staff Report
Historic and Architectural Review Commission
2020-6-COA – 405 E. 10th Street Page 5 of 5
SECTION 3.13.030 CRITERIA FINDINGS
2. Compliance with any design standards of this
Code;
Complies
Proposed project meets the applicable UDC
Requirements.
3. Compliance with the Secretary of the Interior's
Standards for the Treatment of Historic
Properties to the most extent practicable;
Complies
Proposed project meets the SOI standards.
4. Compliance with the adopted Downtown and
Old Town Design Guidelines, as may be
amended from time to time, specific to the
applicable Historic Overlay District;
Complies
Complies with applicable Design
Guidelines.
5. The general historic, cultural, and architectural
integrity of the building, structure or site is
preserved;
Complies
Proposed addition does not diminish the
integrity of the structure or site.
6. New buildings or additions are designed to be
compatible with surrounding properties in the
applicable historic overlay district;
Complies
Proposed addition is compatible with
surrounding properties.
7. The overall character of the applicable historic
overlay district is protected; and
Complies
Proposed addition does not diminish the
character of the historic district.
8. The Master Sign Plan is in keeping with the
adopted Downtown and Old Town Design
Guidelines and character of the historic
overlay district.
Not Applicable
No signage proposed.
STAFF RECOMMENDATION
Based on the findings listed above, staff recommends APPROVAL of the request.
As of the date of this report, staff has received no written comments on the request.
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 – Letter of Intent
Exhibit 3 – Plans and Specifications
Exhibit 4 – Historic Resource Survey
SUBMITTED BY
Britin Bostick, Downtown & Historic Planner
PUBLIC COMMENTS
Page 73 of 87
Location
2020-6-COA
Exhibit #1
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Page 74 of 87
Letter of Intent for Renovation Projects at 405 E 10th Street February 17th, 2020 This application covers three interrelated projects on this property: 1. Renovating an existing one-car garage (built in 2005) at the back of the lot by adding a one-story 8’ x 13’ workshop extension (on a slab) to one side, and raising the existing roof by 5 feet to create a stand-up storage area over the existing garage, accessed through an interior staircase. The siding, trim, and roof will match those of the existing garage and house in material type and color. The front facia will include a pair of new windows on the upper level, which are planned to be Pella Impervia double-hung fiberglass windows having white frames and a traditional divided-light grille pattern on the upper sashes (data sheet appended). These windows will match the style and geometry of the existing front-facing windows on the main house. The rear facia will include one window of the same style on the upper level. The workshop extension will include a Velux skylight for light and ventilation (data sheet appended). 2. Replacing a non-historic 312 ft2 wooden deck (built circa 1998) at the rear of the house with a 280 ft2 covered patio on a concrete slab, and connecting this patio to the garage with a short covered walkway. This patio will not be visible from the street, but it is included in this application because the roof over the covered walkway will extend along the top of the existing garage door, which is visible from the street. The walkway will be decked with Trex Transcend decking (data sheet attached) in the Gravel Path color, which is a close color match to the existing wooden deck and walkway and the house’s front porch. 3. The third project involves updating the main house with two of the components used in the first two projects: A. The windows in the house are builder-grade aluminum windows that were installed during a renovation in 1998; many do not open easily, and the most have some condensation between the glass panes. These will be replaced by windows of the same style as those used for the garage renovation: white exterior frames, white interior frames, and a traditional divided-light grille pattern on the upper sash. The grille will be white and inserted between the glass panes, as with the existing windows. The appearance of the new windows will be very similar to the appearance of the existing windows, except the frames will be slightly thicker. B. The second update to the house is to replace the decking on the front porch with the same Trex Transcend decking used for the rear walkway. The front porch decking is 5/4 x 6 pressure treated decking boards that are believed to have been installed during the 1998 renovation (see pictures below). The boards are beginning to show some rot, and the surface – which was in very good condition when we moved into the house in April of 2019 – is now showing some peeling paint and pock marks where filler that covered the screw heads has come loose, especially where the deck extends outside the roof covering and is exposed to rain and sun. The Trex Gravel Path color is a very close match to the color of the existing boards and the dimensions are identical, as shown in the second picture. Page 75 of 87
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Certificate of Appropriateness requirements This picture shows the view of the house and garage from the street: The renovation will connect the garage to the covered patio and house by a covered walkway. This connection effectively makes the garage, patio, and house one structure. If the garage remained separate, its total square footage (728 ft2) would be 41% of the square footage of the primary structure (1772 ft2); the UDC generally limits accessory structures to 25% of the square footage of the primary structure. Note that the impervious cover (footprint) of the proposed garage expansion is only 416 ft2; the additional 312 ft2 comes from the second level. The front facia of the non-historic garage will be modified, and this is visible from the street, as shown in the picture above; so a COA is required for this modification. Although the rear deck and garage are non-historic structures, the house is listed as a medium-priority structure in the latest historic resource survey, so a HARC review is needed since the proposed renovation connects them. Page 77 of 87
Scale: 1 inch = 20 feet 405 E 10th Street Addition – Site Design Plan Project InformationZoning district: Residential Single-Family (RS) Old Town Overlay DistrictExisting and Single-Family ResidentialProposed Use:StructureExisting size (square feet)Proposed size (square feet)House17721772Front porch189189Rear deck312--Rear covered patio--280Garage (first story)312416Garage (second story)--312Walkway5643Driveway834834Total impervious34753534Total floor area20842500Lot area79707970% impervious43.6%44.3%FAR26.1%31.4%N Proposed Extension Proposed covered patio and walkway Existing 1-story house Listed as medium priority in the latest Historic Resource Survey Existing Garage (built in 2005) 123.1’ 17.3’ 66.5’ 63.0’ 12’ 26’ 13’ 8’ 12’ 8’ 26’ 4’ 42” 6.9’ Existing front porch East 10th Street Page 78 of 87
View of existing detached garage from the rear deck 2/17/2020 405 E 10th Street Renovation Page 79 of 87
2/17/2020 405 E 10th Street Renovation ~19’ 7” 13’ 10” Outline view of expanded garage: 1.Roof raised ~5’ to allow upper level for storage (access by internal staircase) 2.8’ x 13’ workshop expansion added on new slab 3.Front and rear gable windows and 1 skylight added (rear gable window not visible) 4.Overhang added over garage door (connects to covered walkway) Page 80 of 87
2/17/2020 405 E 10th Street Renovation Screened patio and walkway New patio foundation shown in purple Walkway with Trex decking shown in green 40” 40” Garage Covered Patio N 8’ 4’ 4’ Step down at screen door 22’ Page 81 of 87
2/17/2020 405 E 10th Street Renovation Screened patio and walkway New roof detail •Arrows indicate downward slope •Eaves of walkway are level with eaves of the north side of the covered patio 56” 44” Garage Covered Patio N 2:12 slope (matches roof pitch of house) Page 82 of 87
N Garage North end of house 16’-11” 14’-7” 2’-4” Existing Left Elevation 8’-10” Scale: 1” = 8 feet Garage 16’-11” 19’-7” 2’-8” Proposed Left Elevation North end of house 13’-10” Page 83 of 87
N This picture is taken from the east side of Ash street, looking west. The back of the existing garage is visible. The house in the foreground is at 904 S. Ash Street, and new construction at 907 S. Elm Street is in the background. This shows that the proposed garage will still be considerably shorter than the houses to the east and west of it. 907 S. Elm Existing garage 904 S. Ash Outline of proposed garage Picture taken from here Page 84 of 87
TEXAS HISTORICAL COMMISSION
Properties Documented with the THC Form in 2007 and/or 1984 That Have Not Changed Preservation Priority
County Williamson Local District:Old Town District
Address:405 E 10th St 2016 Survey ID:125273
City Georgetown 2016 Preservation Priority:Medium
SECTION 1
Basic Inventory Information
WCAD ID:R042540Property Type:Building Structure Object Site District
Date Recorded 3/3/2016Recorded by:CMEC
EstimatedActual Source:WCADConstruction Date:1920
Bungalow
Other:
Center Passage ShotgunOpen2-roomModified L-plan
Rectangular
T-plan
Four Square
L-plan
Irregular
Plan*
International
Ranch
No Style
Post-war Modern
Commercial Style
Other:
Pueblo Revival
Prairie
Art Deco
Spanish Colonial
Craftsman
Moderne
Gothic Revival
Neo-Classical
Mission
Tudor Revival
Beaux Arts
Monterey
Shingle
Folk Victorian
Renaissance Revival
Romanesque Revival
Colonial Revival
Exotic Revival
Log traditional
Italianate
Eastlake
Greek Revival
Second Empire
Queen Anne
Stylistic Influence(s)*
Note: See additional photo(s) on following page(s)
General Notes: (Notes from 2007 Survey: original siding and windows replaced with vinyl; porch changed; side addition)
High Medium
Priority:
Low
High Medium Low
ID:225
ID:141
*Photographs and Preservation Priority have been updated in 2016, and the year built date has also been reviewed. However, the plan and style
data are sourced directly from the 2007 survey.
2007 Survey
1984 Survey
Current/Historic Name None/None
ID:125273 2016 Survey High Medium Low
Explain:Despite some alterations, property is significant and contributes to neighborhood character
Latitude:30.635115 Longitude -97.673737
None Selected
None Selected
Photo direction: Northeast
Page 85 of 87
TEXAS HISTORICAL COMMISSION
Properties Documented with the THC Form in 2007 and/or 1984 That Have Not Changed Preservation Priority
County Williamson Local District:Old Town District
Address:405 E 10th St 2016 Survey ID:125273
City Georgetown 2016 Preservation Priority:Medium
Additional Photos
NortheastPhoto Direction
NorthPhoto Direction
Page 86 of 87
City of Georgetown, Texas
Historic and Architectural Review
March 12, 2020
S UB J E C T:
IT E M S UMMARY:
F IN AN C IAL IMPAC T:
.
S UB MIT T E D B Y:
Mirna G arcia, Management Analyst
Page 87 of 87