HomeMy WebLinkAboutAgenda_HARC_06.13.2019Notice of Meeting for the
Historic and Architectural Rev iew Commission
of the City of Georgetown
June 13, 2019 at 6:00 P M
at City Council Chambers - 510 West 9th Street, Georgetown, T X 78626
T he C ity of G eorgetown is committed to compliance with the Americans with Disabilities Act (ADA). If you
require as s is tance in partic ipating at a public meeting due to a disability, as defined under the ADA, reas onable
as s is tance, adaptations , or ac commodations will be provided upon request. P leas e c ontact the C ity S ec retary's
O ffic e, at leas t three (3) days prior to the sc heduled meeting date, at (512) 930-3652 or C ity Hall at 808 Martin
Luther King Jr. S treet, G eorgetown, T X 78626 for additional information; T T Y users route through R elay
Texas at 711.
The Historic and Architectural Review Commission, appointed by the Mayor and the City
Council, is responsible for hearing and taking final action on applications, by issuing Certificates
of Appropriateness based upon the City Council adopted Downtown Design Guidelines and
Unified Development Code.
Welcome and Meeting Procedures:
S taff P resentation
Applicant Presentation (Limited to ten minutes unless stated otherwise by the
Commission.)
Questions from Commission to S taff and Applicant
Comments from Citizens *
Applicant Response
Commission Deliberative P rocess
Commission Action
* Those who speak must turn in a speaker form, located at the back of the room, to the
recording secretary before the item they wish to address begins. Each speaker will be permitted
to address the Commission one time only for a maximum of three minutes.
Regular Session
(T his R egular S es s ion may, at any time, be rec es s ed to c onvene an Exec utive S es s ion for any purpose
authorized by the O pen Meetings Act, Texas G overnment C ode 551.)
A C ons ideration and possible action to approve the minutes from the May 23, 2019 regular meeting of the
Historic and Arc hitectural R eview C ommission. - Mirna G arc ia, Management Analyst
L egislativ e Regular Agenda
B P ublic Hearing and possible action on a reques t for a C ertific ate of Appropriatenes s for a R esidential
Addition and Alteration at the property loc ated a 806 E. University Ave., bearing the legal desc ription of
Page 1 of 110
S NYDER ADDI T I O N, BLO C K 3(C T R /P T ), AC R ES .421, (2019-12-C O A). Madis on T homas ,
Downtown and Historic P lanner
C P ublic Hearing and possible actio n on a reques t for a C ertific ate of Ap p ro p riatenes s for a residential
alteration of the front porch and a 4' s etbac k enc roachment at the s malles t portion, along the west property
line into the required 10’ s etbac k, allo wing fo r a residential s tructure 6' from the p ro p erty line p er the
Unified Develo p ment C o d e (UDC ) S ec tion 4.08d .080.D; fo r the property loc ated at 1214 S . Myrtle
S treet, bearing the legal desc ription of C ody Addition, Bloc k I, Lot 9(E/P t), Ac res .14 (2019-18-C O A).
Madis on T homas , Downtown His toric P lanner
D P ublic Hearing and pos s ible ac tion on a req ues t for a C ertific ate o f Appropriateness fo r a p ro p o s ed infill
development fo r the p ro p erty lo cated at 203 F o res t S treet, b earing the legal des c rip tion o f P o rter, N. S ur.,
Ac res 1.46 (2019-15-C O A). Madis on T homas , Downtown His toric P lanner
E Updates , C ommis s ioner questions and comments. S ofia Nels on, P lanning Director
Adjournment
Ce rtificate of Posting
I, R obyn Densmore, C ity S ecretary for the C ity of G eorgetown, Texas, do hereby c ertify that this Notic e of
Meeting was posted at C ity Hall, 808 Martin Luther King Jr. S treet, G eorgetown, T X 78626, a plac e readily
acc es s ible to the general public as required by law, on the _____ day of _________________, 2019, at
__________, and remained s o posted for at leas t 72 c ontinuous hours prec eding the s cheduled time of said
meeting.
__________________________________
R obyn Dens more, C ity S ec retary
Page 2 of 110
City of Georgetown, Texas
Historic and Architectural Review
June 13, 2019
S UB J E C T:
C onsideration and pos s ible ac tion to approve the minutes from the May 23, 2019 regular meeting of the
His toric and Architec tural R eview C ommis s ion. - Mirna G arcia, Management Analys t
IT E M S UMMARY:
Minutes attac hed.
F IN AN C IAL IMPAC T:
None
S UB MIT T E D B Y:
Nat Waggoner, P MP, AI C P
AT TAC H ME N T S:
Description Type
Minutes 5.23.2019 Backup Material
Page 3 of 110
Historic and Architectural Review Commission Page 1 of 2
Meeting: May 09, 2019
City of Georgetown, Texas
Historic and Architectural Review Commission
Minutes
May 23, 2019, 2019 at 6:00 p.m.
Council and Courts Building
510 West 9th Street Georgetown, TX 78626
Members present: Josh Schroeder; Terri Asendorf-Hyde; Art Browner; Catherine Morales; Steve
Johnston; Karalei Nunn; Amanda Parr
Absent: Pam Mitchell; Lawrence Romero
Staff present: Nat Waggoner, Long Range Planning Manager; Madison Thomas, Historic and
Downtown Planner; Mirna Garcia, Management Analyst
Call to order by the Chair at 6:00 pm.
A. Consideration and possible action of the Minutes from the March 28, 2019, April 25, 2019 and
May 9, 2019 HARC meetings. – Madison Thomas, Historic and Downtown Planner
Motion to approve all three meeting minutes as presented by Morales, second by Parr.
Approved 7 – 0.
B. Public Hearing and possible action on a request for a Certificate of Appropriateness for a 1.)
residential renovation, 2.) residential addition, 3.) building height modification of 1-foot
from the 15-foot maximum building height requirement to allow a building height of 16-feet,
at the requested 15-foot setback of the underlying zoning district per Unified Development
Code (UDC) Section 4.08.080.C 4.) a 10’ setback modification along the north property line
into the required 25’ setback to allow for a residential structure (garage) 15’ from the property
line per the Unified Development Code (UDC) Section 4.08d.080.D; for the property located
at 1302 College Street, bearing the legal description of 0.498 ac. Hughes Addition, Block 4n/pt
(2019-16-COA). – Madison Thomas, Historic and Downtown Planner
Staff presentation was provided by Thomas. The applicant is proposing to preserve the existing
structure through maintenance and repair on the existing windows and siding. The application
was also requesting approval for the addition of the street facing façade of a proposed porch
and the setback modification for the proposed garage. The porch will be significantly set back
from the primary façade and use similar wood materials. The roofline will be shed, a
compatible yet differentiated roof style from the existing front porch roof. The garage setback
request is to provide a structure that has a similar setback as the accessory structures on the
neighboring properties, and to stay out of the Critical Root Zone of the existing tree. The subject
structure is identified as a Center Passage plan house constructed in 1872. The 2016 Historic
Resource Survey identifies it as a high priority structure, and an excellent or rare example of its
type/ style, has significant associations which retains sufficient integrity. There is a significant
amount of research that has been done on this historically significant structure. The property is
Recorded Texas Historic Landmark, which does require proposed changes to be reviewed by
the Texas Historical Commission. They review project to the Secretary of Interior’s Standards.
These standards were used to write the Design Guidelines, however, they are more stringent
Page 4 of 110
Historic and Architectural Review Commission Page 2 of 2
Meeting: May 09, 2019
from a preservation standpoint. The Texas Historical Commission will review the proposed
changes and provide the applicants with their recommendations. It is important to note, that
they cannot enforce any recommendations or best practices, only the city has the ability to
implement regulations.
Chair Schroeder opened the Public Hearing.
The first speaker, Doris Curl, asked the Commission to consider the educational opportunities
when presented with requests. She lives near the property and does not want the historical look
of homes to be sacrificed.
The second speaker, Richard Cuts, also lives near the property. He is in support of the request.
He has watched the house sit vacant for many years and hoped someone would restore it.
Chair Schroeder closed the Public Hearing.
Motion to approve 2019-16-COA by Nunn, second by Parr.
Parr sought clarification regarding the siding and windows. Thomas provided explanation
about the request, and further details about the addition and review by the Texas Historical
Commission.
Motion approved. (7-0).
C. Updates, Commissioner questions and comments. Sofia Nelson, Planning Director
No updates at this time.
Adjournment
Motion to adjourn by Morales, second by Asendorf-Hyde. Meeting adjourned at 6:21 pm.
________________________________ _________________________________
Approved, Josh Schroeder, Chair Attest, Lawrence Romero, Secretary
Page 5 of 110
City of Georgetown, Texas
Historic and Architectural Review
June 13, 2019
S UB J E C T:
P ublic Hearing and pos s ible ac tion on a request for a C ertificate of Appropriateness for a R es idential
Addition and Alteration at the property located a 806 E. Univers ity Ave., bearing the legal des cription of
S NYDER ADDI T I O N, BLO C K 3(C T R /P T ), AC R ES .421, (2019-12-C O A). Madison T homas,
Downtown and His toric P lanner
IT E M S UMMARY:
T he 2016 His toric R esource S urvey identifies this as a 1925 single- s tory residential s tructure with
C raftsman style influenc es , a c ros s -gabled roof, vinyl s iding, a partial-width projecting porc h and a single
front door. T he resource s urvey noted that the s iding and door have been replac ed, and there was an early
addition to the s ide. T he survey also noted that it “lacks integrity” and was identified as a medium priority
s tructure in the 1984 and 2007 surveys and a low priority struc ture in 2016.
T he applic ant is requesting to add approximately 850 s q.ft. of living area to the exis ting approx. 1,586 sq.
ft. home, s lightly more than half of the existing square footage of the existing struc ture. T he his toric home
is one story and in an effort to retain the integrity of the primary s tructure, the propos ed projec t will als o be
a one-s tory, 23’ wide addition loc ated on the east side and rear of the exis ting home which will c reate a new
s treet fac ing fac ade.. Approx. 15’ of the new fac ade will be s etbac k 5’ from the front plane of the exis ting
home, with the additional new façade s etbac k approximately 31’ from the exis ting front faç ade. T he faç ade
of the addition will c arry the same hardie material as the original home, but will have a vertic al siding as
oppos ed to the horizontal s iding on the original house. T hese s ubtle c hanges in material as well as the slight
s etbac k from the façade of the original home will help differentiate it as a new addition. T he roofline of the
addition will be s lightly taller (2’) above the roofline of the original home. T his is due to the need for
redes ign of the roofline of the new addition and the portion of the exis ting home. A portion of the exis ting
roof was poorly design and created a dead valley that leaks and is rotting. T he taller des ign portion will help
relieve that is s ue. T he height of the new roofline will not detract from the roofline of the original s tructure.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Madison T homas, AI C P, Historic & Downtown P lanner
AT TAC H ME N T S:
Description Type
Exhibit 1- Location Map Exhibit
Exhibit 2- Letter of Intent Exhibit
Exhibit 3- Plans and Renderings Exhibit
Exhibit 4- Historic Res ource Survey 2016 Exhibit
Exhibit 5- Staff Report Exhibit
Page 6 of 110
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2019-12-COAExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 7 of 110
SP-2019-12-COA
Cover Sheet
Title: Residential Addition in Old Town, 806 E. University Avenue, SP 2019-12-COA
Zoning District: Residential, Single Family
Texas Historical Commission Survey Preservation Priority: Low
Project Information:
Proposed Use: Residential
Zoning District: Residential, Single Family
Acreage: .421 Acres (18,339 sq. ft.)
Proposed Total Impervious Cover: 8,016 sq. ft. (43.7%)
Legal Description of Property:
“Being those certain Tracts, Parcels or Lots out of and part of Block No. 3, SNYDERS ADDITION,
to the City of Georgetown, Williamson County, Texas, according to the map or plat thereof
recorded in Volume 67, Page 502, Deed of Records of Williamson County, Texas, and being
more particularly described by metes and bounds set out on Exhibit “A” attached herto and
made a part herof.”
Project Participants:
Owners: Robert & Susan Crowson, 806 E. University Avenue, Georgetown, TX. 78626
Phone: (512)801-9153
E-mail: rob_crowson@yahoo.com
Utility Providers: City of Georgetown (electric, water, sewer) & Atmos (gas).
Purpose of Addition: The existing structure was added on to at some point in time. The roof
structure utilized on the addition was poorly conceived/constructed, resulting in a dea d valley
that traps/hinders roof drainage. As a result, the roof in this area is leaking and rotting. To
correct this, the proposed addition will extend the existing 8:12 pitched roofs on the bedroom
located on the southeast quadrant and the existing 8:12 pitched roof on the kitchen located on
the southwest quadrant of the home. The new ridge will then be extended to the front and
transition into the existing front roof over the north portion of the house. The proposed ridge
is only two feet higher than the existing front ridge and will be transitioned with an 8:12 pitch
roof into the existing front roof. This ridge transition is setback from the existing front façade
by 17’-9” and should be unnoticeable from the ground at the front. The proposed eastern
addition shall maintain a 19’ offset from the property line and be setback 5’ from the existing
front façade. This proposed addition provides proper scale as to not overpower the existing
Page 8 of 110
SP-2019-12-COA
front elevation of the residence (existing residence is 30.5’ wide, proposed eastern addition is
15.7’ wide). To clearly differentiate the addition from the existing residence, vertical siding
shall be utilized on the north face of the addition. The proposed addition on the south end of
the structure (215 sq ft) will correct the irregular south face of the residence, allow for the
installation of a back patio and patio cover, and provide floor space for expanding the existing
kitchen. As can be seen from the photographs of the residence from 13 th Street, the existing
bedroom/proposed addition setback line is 152.5’ from the property line. It is almost
impossible to see the existing residence from this street due to the garage and landscaping in
the area. Finally, a master bathroom addition (158 sq ft) will be installed on the southeastern
quadrant of the existing structure. This portion of the addition is 21’ in length and extends the
existing eastern façade 7.5’ towards the property line. The proposed bathroom addition will be
offset 32’ from the front façade and still provide a 12’-6” setback from the property line. Again,
vertical siding shall be utilized to clearly differentiate this addition from the existing residence.
An 8:12 hip roof will be utilized on the bathroom addition to provide required similar pitch roof
framing as the original residence and satisfy height requirements at the 12’-6” setback to the
property line (typical 12’ eave heights including crawl space).
The additions will provide floor space for a second bathroom and walk-in closet for the master
bedroom, a covered porch on the eastern side to maintain exterior egress for the center
bedroom, and provide additional space for expanding the kitchen and existing living room by
providing a new 3rd bedroom on the northeast quadrant of the addition and squaring off the
irregular construction on the southern end of the structure.
Again, the 5’ setback at the front on the eastern addition and use of vertical siding clearly
defines the addition from the existing front façade and provides the required area for the
proposed front bedroom and central porch (required for exterior egress to central bedroom) on
the east side. The existing front façade of the residence shall remain untouched and the porch
restored to its’ original construction (colonial columns shall be removed along with concrete
porch, pier and beam porch shall be installed with craftsmen style tapered columns). None of
the existing structure will be demolished other than the existing roof system over the southeast
and central east portion of the structure to correct the deficient roof drainage. This area is
shown as the hatched area on the existing residence on the Lot Layout Plan Sheet. The only
other portion that will be demolished and replaced is the southern wall on the ex isting
bedroom (approximately 12’ in length) on the southeast quadrant of the residence. This is to
facilitate the construction of a 2” x 6” rear wall required to accommodate proposed plumbing
and R23 insulation proposed to be used in the new construction .
Building Materials:
Structure Siding: Existing structure was covered with white vinyl siding and metal soffit/fascia
approximately 25 years ago. This will be removed in its’ entirety. 1” x 10” hardi-board shall be
Page 9 of 110
SP-2019-12-COA
utilized for all fascia boards. Windows, door frames, and corners shall be trimmed with 1” x 6”
hardi-board. 8” lap siding will then be installed to restore the original appearance of the
structure. Vertical siding shall be utilized on the north sides of the proposed addition to clearly
differentiate the addition from the original residence. 12”-16” wide panels with 2”-3” vertical
batons shall be utilized on the installation.
Colors: As shown in the attached garage photograph, the residence and proposed addition will
be painted with bright white exterior latex paint and trimmed with gray on all
window/door/corner/siding transition trimmers and fascia elements.
Windows: The existing windows on the structure are all 9 light over 1 lights except for 3 of the
windows on the east elevation that are one light over one light windows. These 3 windows will
be removed/covered by the proposed addition. Our intent is to replace/upgrade all of the
remaining windows with 9 light over 1 light, single hung, white insulated Redex Series 100
windows. These Andersen Series 100 Redex Windows are Energy Star rated. The existing
windows on the structure are all double hung wood windows in poor condition. All of the
counter weights are broken, have failing pointing, have been painted shut, are rotting, and are
single pain windows with no insulation quality. One can feel the air move through them.
Photographs are included to document their condition. The upgraded windows with a
Anderson Series 100 Redex Energy Star single hung window will replicate the appearance of the
existing windows (9 light over 1 light style is available). This window not only will keep the
existing appearance of the structure intact, will save energy costs throughout the year, but will
also provide a system that does not require regular maintenance (i.e. future re-glazing and
painting will be eliminated).
Roof: The existing asphalt composition/wood shingle shall be removed from the existing
structure. ½” OSB sheathing shall be utilized to deck the existing and proposed addition. A
gray, 30 year architectural asphalt shingle shall be utilized with 30 pound unperforated felt for
the proposed roof system. Again, proposed roof system can be viewed in detached garage
photo in the existing building elevations file.
Wall Construction: New exterior wall construction on southern face shall be composed of 2” x
6” construction (16” centers), ½” OSB sheathing on exterior, ½” sheet rock with wood cased
windows on the interior, and R23 insulation. The additional width is required to provide
adequate thickness for plumbing vents and insulation. Requires the removal of the existing
southern wall on the southeast quadrant of the home.
Plumbing: Sweat copper tubing shall be installed for all piping, schedule 40 PVC utilized on all
drain lines.
Page 10 of 110
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Page 11 of 110
SP-2019-12-COA
Cover Sheet
Title: Residential Addition in Old Town, 806 E. University Avenue, SP 2019-12-COA
Zoning District: Residential, Single Family
Texas Historical Commission Survey Preservation Priority: Low
Project Information:
Proposed Use: Residential
Zoning District: Residential, Single Family
Acreage: .421 Acres (18,339 sq. ft.)
Proposed Total Impervious Cover: 8,016 sq. ft. (43.7%)
Legal Description of Property:
“Being those certain Tracts, Parcels or Lots out of and part of Block No. 3, SNYDERS ADDITION,
to the City of Georgetown, Williamson County, Texas, according to the map or plat thereof
recorded in Volume 67, Page 502, Deed of Records of Williamson County, Texas, and being
more particularly described by metes and bounds set out on Exhibit “A” attached herto and
made a part herof.”
Project Participants:
Owners: Robert & Susan Crowson, 806 E. University Avenue, Georgetown, TX. 78626
Phone: (512)801-9153
E-mail: rob_crowson@yahoo.com
Utility Providers: City of Georgetown (electric, water, sewer) & Atmos (gas).
Purpose of Addition: The existing structure was added on to at some point in time. The roof
structure utilized on the addition was poorly conceived/constructed, resulting in a dea d valley
that traps/hinders roof drainage. As a result, the roof in this area is leaking and rotting. To
correct this, the proposed addition will extend the existing 8:12 pitched roofs on the bedroom
located on the southeast quadrant and the existing 8:12 pitched roof on the kitchen located on
the southwest quadrant of the home. The new ridge will then be extended to the front and
transition into the existing front roof over the north portion of the house. The proposed ridge
is only two feet higher than the existing front ridge and will be transitioned with an 8:12 pitch
roof into the existing front roof. This ridge transition is setback from the existing front façade
by 17’-9” and should be unnoticeable from the ground at the front. The proposed eastern
addition shall maintain a 19’ offset from the property line and be setback 5’ from the existing
front façade. This proposed addition provides proper scale as to not overpower the existing
Page 12 of 110
SP-2019-12-COA
front elevation of the residence (existing residence is 30.5’ wide, proposed eastern addition is
15.7’ wide). To clearly differentiate the addition from the existing residence, vertical siding
shall be utilized on the north face of the addition. The proposed addition on the south end of
the structure (215 sq ft) will correct the irregular south face of the residence, allow for the
installation of a back patio and patio cover, and provide floor space for expanding the existing
kitchen. As can be seen from the photographs of the residence from 13 th Street, the existing
bedroom/proposed addition setback line is 152.5’ from the property line. It is almost
impossible to see the existing residence from this street due to the garage and landscaping in
the area. Finally, a master bathroom addition (158 sq ft) will be installed on the southeastern
quadrant of the existing structure. This portion of the addition is 21’ in length and extends the
existing eastern façade 7.5’ towards the property line. The proposed bathroom addition will be
offset 32’ from the front façade and still provide a 12’-6” setback from the property line. Again,
vertical siding shall be utilized to clearly differentiate this addition from the existing residence.
An 8:12 hip roof will be utilized on the bathroom addition to provide required similar pitch roof
framing as the original residence and satisfy height requirements at the 12’-6” setback to the
property line (typical 12’ eave heights including crawl space).
The additions will provide floor space for a second bathroom and walk-in closet for the master
bedroom, a covered porch on the eastern side to maintain exterior egress for the center
bedroom, and provide additional space for expanding the kitchen and existing living room by
providing a new 3rd bedroom on the northeast quadrant of the addition and squaring off the
irregular construction on the southern end of the structure.
Again, the 5’ setback at the front on the eastern addition and use of vertical siding clearly
defines the addition from the existing front façade and provides the required area for the
proposed front bedroom and central porch (required for exterior egress to central bedroom) on
the east side. The existing front façade of the residence shall remain untouched and the porch
restored to its’ original construction (colonial columns shall be removed along with concrete
porch, pier and beam porch shall be installed with craftsmen style tapered columns). None of
the existing structure will be demolished other than the existing roof system over the southeast
and central east portion of the structure to correct the deficient roof drainage. This area is
shown as the hatched area on the existing residence on the Lot Layout Plan Sheet. The only
other portion that will be demolished and replaced is the southern wall on the ex isting
bedroom (approximately 12’ in length) on the southeast quadrant of the residence. This is to
facilitate the construction of a 2” x 6” rear wall required to accommodate proposed plumbing
and R23 insulation proposed to be used in the new construction .
Building Materials:
Structure Siding: Existing structure was covered with white vinyl siding and metal soffit/fascia
approximately 25 years ago. This will be removed in its’ entirety. 1” x 10” hardi-board shall be
Page 13 of 110
SP-2019-12-COA
utilized for all fascia boards. Windows, door frames, and corners shall be trimmed with 1” x 6”
hardi-board. 8” lap siding will then be installed to restore the original appearance of the
structure. Vertical siding shall be utilized on the north sides of the proposed addition to clearly
differentiate the addition from the original residence. 12”-16” wide panels with 2”-3” vertical
batons shall be utilized on the installation.
Colors: As shown in the attached garage photograph, the residence and proposed addition will
be painted with bright white exterior latex paint and trimmed with gray on all
window/door/corner/siding transition trimmers and fascia elements.
Windows: The existing windows on the structure are all 9 light over 1 lights except for 3 of the
windows on the east elevation that are one light over one light windows. These 3 windows will
be removed/covered by the proposed addition. Our intent is to replace/upgrade all of the
remaining windows with 9 light over 1 light, single hung, white insulated Redex Series 100
windows. These Andersen Series 100 Redex Windows are Energy Star rated. The existing
windows on the structure are all double hung wood windows in poor condition. All of the
counter weights are broken, have failing pointing, have been painted shut, are rotting, and are
single pain windows with no insulation quality. One can feel the air move through them.
Photographs are included to document their condition. The upgraded windows with a
Anderson Series 100 Redex Energy Star single hung window will replicate the appearance of the
existing windows (9 light over 1 light style is available). This window not only will keep the
existing appearance of the structure intact, will save energy costs throughout the year, but will
also provide a system that does not require regular maintenance (i.e. future re-glazing and
painting will be eliminated).
Roof: The existing asphalt composition/wood shingle shall be removed from the existing
structure. ½” OSB sheathing shall be utilized to deck the existing and proposed addition. A
gray, 30 year architectural asphalt shingle shall be utilized with 30 pound unperforated felt for
the proposed roof system. Again, proposed roof system can be viewed in detached garage
photo in the existing building elevations file.
Wall Construction: New exterior wall construction on southern face shall be composed of 2” x
6” construction (16” centers), ½” OSB sheathing on exterior, ½” sheet rock with wood cased
windows on the interior, and R23 insulation. The additional width is required to provide
adequate thickness for plumbing vents and insulation. Requires the removal of the existing
southern wall on the southeast quadrant of the home.
Plumbing: Sweat copper tubing shall be installed for all piping, schedule 40 PVC utilized on all
drain lines.
Page 14 of 110
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Page 15 of 110
GARAGE
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UNIVERSITY AVENUE/SH 29
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806 East University Avenue
4'~3.5'~4'
4'-10"~4'~4'
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3'
9'-6 1/2"
Set Back
12'-6"
Total 8,016
G. House:
Garage:
B. Drive:
B. Patio:
Drive 2:
Drive 1:
F. Drive:
House:
Porches:
100
1024
895
467
1610
592
715
2438
175
Total Res. Area 2438
(43.7% IMPERVIOUS COVER)
8,016 SF IMPERVIOUS COVER
.421 ACRE LOT (18,339 SF)
806 EAST UNIVERSITY AVENUE
7'-6"Total Impervious Cover:
Front Facade
Back From Existing
5' Addition Set
7'-6"7'-10"
Be Removed
Existing Roof to
6
'
-
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16
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6
'
-
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6
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-
6
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6
'
-
6
"
6
'
-
6
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158
479
215
1586
East Bathroom:
East Addition:
South Addition:
Original Home:
DRIVE WAY 2
CONCRETE
DRIVE WAY 1
CONCRETE
15
2
'
-
6
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Page 16 of 110
North Elevation
(University Avenue) Page 17 of 110
0 5 10
EXISTING FRONT ELEVATION
Pitch Roofs
Existing 8:12
Page 18 of 110
FRONT ELEVATION
0 5 10
Line
Property
Set Back
12'-6"
2'-0"
From Existing Front Facade)
Ridge Height (17'-9" Set-Back
26'-10" Proposed Addition
residence.
existing
front facade of
is set back 32' from
Bathroom addition
Pitch Roofs
Existing 8:12
Original front 30.5' wide, proposed addition 15.7'.
structure. Exsiting front facade remains unaltered.
line has been utilized to transition into original
5' setback for proposed addition. Exsiting roof
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Page 19 of 110
West Elevation Page 20 of 110
WEST ELEVATION
0 5 10
Page 21 of 110
East Elevation Page 22 of 110
EAST ELEVATION
0 5 10
Proposed Addition Existing Residence
Front Facade
Existing Resdience
5' Setback From
Page 23 of 110
South Elevation Page 24 of 110
REAR ELEVATION FROM 13th STREET,
SOUTHWEST CORNER
Page 25 of 110
REAR ELEVATION FROM 13th STREET,
SOUTHEAST CORNER
Page 26 of 110
REAR ELEVATION
0 5 10
Page 27 of 110
Garage North Elevation Page 28 of 110
BROKEN C. WEIGHT CORDS, PAINTED SHUT
Page 29 of 110
FAILED POINTING, PAINT, ROTTING SILLS
Page 30 of 110
FAILED PAINT AND POINTING
Page 31 of 110
Page 32 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:806 E University Ave 2016 Survey ID:125067
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Low
SECTION 1
Basic Inventory Information
Owner/Address CROWSON, ROBERT J II & SUSAN J, 806 E UNIVERSITY AVE, , GEORGETOWN,TX 78626-7038
Latitude:30.63307 Longitude -97.669506
Addition/Subdivision:S4615 - Snyder Addition
WCAD ID:R047419Legal Description (Lot/Block):SNYDER ADDITION, BLOCK 3(CTR/PT), ACRES .421
Property Type:Building Structure Object Site District
Current Designations:
NR District Yes No)
NHL NR
(Is property contributing?
RTHL OTHM HTC SAL Local:Other
Date Recorded 3/4/2016Recorded by:CMEC
Other:
Historic Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processing
DefenseCommerce/tradeAgriculture
Other:
Current Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processingHealthcare
DefenseCommerce/tradeAgriculture
Function
EstimatedActual Source:WCADConstruction Date:1925
Builder:Architect:
Healthcare
Note: See additional photo(s) on page 4
Vacant
Vacant
Old Town District
Current/Historic Name:None/None
Photo direction: Southeast
Page 33 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:806 E University Ave 2016 Survey ID:125067
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Low
SECTION 2
Architectural Description
General Architectural Description:
One-story bungalow with Craftsman influences with a cross-gabled roof, vinyl siding, and a partial-width, projecting
porch with a single front door. It has a one-and-a-half story, detached, two-car garage with upper level living space.
Relocated
Additions, modifications:Siding replaced, door replaced, early addition to side, triangular knee braces enclosed
Stylistic Influence(s)
Queen Anne
Second Empire
Greek Revival
Eastlake
Italianate
Log traditional
Exotic Revival
Colonial Revival
Romanesque Revival
Renaissance Revival
Folk Victorian
Shingle
Monterey
Beaux Arts
Tudor Revival
Mission
Neo-Classical
Gothic Revival
Moderne
Craftsman
Spanish Colonial
Art Deco
Prairie
Pueblo Revival
Other:
Commercial Style
Post-war Modern
No Style
Ranch
International
Gable Hipped Gambrel Shed Flat w/parapet
Structural Details
Roof Form
Mansard Pyramid Other:
Wood shingles Tile Composition shingles Metal Other:
Roof Materials
Wall Materials
Metal
Brick
Wood Siding
Stucco
Siding: Other
Stone
Glass
Wood shingles
Asbestos
Log
Vinyl
Terra Cotta
Other:
Concrete
Fixed Wood sash Double hung Casement Metal sash
Windows
Decorative Screenwork
Other:
Single door Double door With transom With sidelights
Doors (Primary Entrance)
Other:
Plan
Irregular
L-plan
Four Square
T-plan
Rectangular
Modified L-plan 2-room Open ShotgunCenter Passage
Other
Bungalow
Chimneys
Brick StuccoStone Corbelled Caps
Interior Exterior
Other
Specify #1 or more
PORCHES/CANOPIES
Form:Shed Roof Hipped RoofFlat Roof Gabled Roof Inset Other
Support
Suspension rods
Box columns Classical columns
Wood posts (plain)
Spindlework
Wood posts (turned)
Tapered box supports
Masonry pier
Other:
Fabricated metal
Jigsaw trim
Suspension cables
Materials:Metal FabricWood Other:
# of stories:1 PartialNone FullBasement:
Ancillary Buildings
Garage Barn Shed Other:1; Garage w/ ancillary living space
Landscape/Site Features
Stone
Sidewalks
Wood
Terracing
Concrete
Drives Well/cistern Gardens
Other materials:Brick
Other
Landscape Notes:
Cross-Gabled
Wood
None
None
None
Unknown
Asphalt
Page 34 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:806 E University Ave 2016 Survey ID:125067
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Low
SECTION 3
Historical Information
Immigration/Settlement
Religion/Spirituality
Commerce
Law/Government
Science/Technology
Communication
Military
Social/Cultural
Education
Natural Resources
Transportation
Exploration
Planning/Development
Other
Health
Applicable National Register (NR) Criteria:
National State LocalLevel of Significance:
Integrity:
Setting Feeling
Location
Association
Design Materials Workmanship
Yes NoIndividually Eligible?Undetermined
Is prior documentation available
for this resource?Yes No Not known
General Notes: (Notes from 2007 Survey: vinyl siding; side rear addition)
Associated Historical Context:Agriculture Architecture Arts
C
D
B
A Associated with events that have made a significant contribution to the broad pattern of our history
Associated with the lives of persons significant in our past
Embodies the distinctive characteristics of a type, period or method of construction or represents the work of a
master, or possesses high artistic value, or represents a significant and distinguishable entity whose components
lack individual distinctions
Has yielded, or is likely to yield, information important in prehistory or history
Areas of Significance:
Periods of Significance:
Integrity notes:See Section 2
Yes NoWithin Potential NR District?Undetermined
Yes NoIs Property Contributing?Undetermined
High Medium
Priority:
Low Explain:Property lacks integrity
Other Info:
Type:HABS Survey Other
Documentation details
1984 survey and 2007 survey
Contact Survey Coordinator
History Programs Division, Texas
Historical Commission
512/463-5853
history@thc.state.tx.us
Questions?
1984 ID:2142007 ID:275
2007 Survey Priority:Medium 1984 Survey Priority:Medium
Page 35 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:806 E University Ave 2016 Survey ID:125067
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Low
Additional Photos
SouthPhoto Direction
SouthwestPhoto Direction
SoutheastPhoto Direction
Page 36 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:806 E University Ave 2016 Survey ID:125067
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Low
Rear
NorthwestPhoto Direction
Page 37 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 1 of 11
Meeting Date: June 13, 2019
File Number: 2019-12-COA
AGENDA ITEM DESCRIPTION
Public Hearing and possible action on a request for a Certificate of Appropriateness for a Residential
Addition and Alteration at the property located at 806 E. University Ave., bearing the legal description
of Snyder Addition, Block 3(ctr/pt), .421 acres, (2019-12-COA). Madison Thomas, Downtown and
Historic Planner
AGENDA ITEM DETAILS
Project Name : Residential Addition
Applicant: Robert & Susan Crowson
Property Owner: Robert & Susan Crowson
Property Address: 806 E. University Ave., Georgetown Texas 78626
Legal Description: Snyder Addition, Block 3(Ctr/Pt), Acres .421
Historic Overlay: Old Town Overlay
Case History: CDC 2013-022 was approved in 2013 included an approximate 3,038 sq. ft.
addition. This addition was never built.
HISTORIC CONTEXT
Date of construction: 1930
Historic Resources Survey Level of Priority: 1984 – Medium
2007 - Medium
2016 - Low
National Register Designation: No
Texas Historical Commission Designation: No
APPLICANT’S REQUEST
The applicant is proposing a one story addition to the east and rear facades of the existing home, alter
the existing roofline and replace the existing windows. The following list specifies the specific work
proposed by the applicant.
Portions of the request are reviewed by staff and HARC per UDC 3.13.010, including:
HARC:
-Creation of a new street facing façade (E. University & E. 13th Street)
- Replacement of existing windows (street facing)
Staff Review:
Page 38 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 2 of 11
Non-street facing additions
Roof material changes
Paint change
Removal and replacement of non-historic feature (vinyl siding)
STAFF ANALYSIS
The 2016 Historic Resource Survey identifies this as a 1925 single- story residential structure with
Craftsman style influences, a cross-gabled roof, vinyl siding, a partial-width projecting porch and a
single front door. The resource survey noted that the siding and door have been replaced, and there
was an early addition to the side. The survey also noted that it “lacks integrity” and was identified as a
medium priority structure in the 1984 and 2007 surveys and a low priority structure in 2016.
The applicant is requesting to add approximately 850 sq.ft. of living area to the existing approx. 1,586
sq. ft. home, slightly more than half of the existing square footage of the existing structure. The historic
home is one story and in an effort to retain the integrity of the primary structure, the proposed project
will also be a one-story, 23’ wide addition located on the east side and rear of the existing home which
will create a new street facing facade. Approx. 15’ of the new facade will be setback 5’ from the front
plane of the existing home, with the additional new façade setback approximately 31’ from the existing
front façade. The façade of the addition will carry the same hardie material as the original home, but will
have a vertical siding as opposed to the horizontal siding on the original house. These subtle changes in
material as well as the slight setback from the façade of the original home will help differentiate it as a
new addition. The roofline of the addition will be slightly taller (2’) above the roofline of the original
home. This is due to the need for redesign of the roofline of the new addition and the portion of the
existing home. A portion of the existing roof was poorly design and created a dead valley that leaks and
is rotting. The taller design portion will help relieve that issue. The height of the new roofline will not
detract from the roofline of the original structure.
The addition will also be added to the rear of the home, which is facing E. 13th Street. There is an
existing two-story garage structure at the rear of the lot which blocks most of the view of the rear of the
home, however there will be partial visibility of the home from this vantage point. Less than 13’ of the
new addition will be visible (not blocked by another property line or an existing structure), and the new
addition will be placed approx. 150’ from the property line adjacent to E. 13th St.
The Design Guidelines, Chapter 7, page 69, provides commentary related to the design of an addition:
“A historic addition typically was subordinate in scale and character to the main building.
The height of the addition was usually positioned below that of the main structure and it
was often located to the side or rear, such that the primary facade remained dominate. An
addition was often constructed of materials that were similar to those in use historically.
In some cases, owners simply added on to an existing roof, creating more usable space
without increasing the footprint of the structure. This tradition of adding on to buildings
Page 39 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 3 of 11
is anticipated to continue. It is important, however, that new additions be designed in
such a manner that they maintain the character of the primary structure. The compatibility
of proposed additions with historic buildings will be reviewed in terms of the mass, the
scale, the materials, the color, the roof form, and the proportion and spacing of windows
and doors. Additions that echo the style of the original structure and additions that
introduce compatible contemporary design could be acceptable.” The picture below is an
example of placing an addition in a location so that it is minimally visible.
“An addition to a structure can radically change its perceived scale and character if
inappropriately designed. When planning an addition, consider the effect the addition will have
on the building itself. When creating an addition, keep the size of the addition small, in relation
to the main structure. If an addition must be larger, it should be set apart from the main
structure and connected with a smaller linking element. A design for a new addition that would
create an appearance inconsistent with the character of the building, especially an historic one, is
discouraged. One also should consider the effect the addition may have on the character of a
street or neighborhood, as seen from the public right-of-way. For example, a side addition may
change the sense of rhythm established by side yards in the block. Locating the addition to the
rear could be a better solution in such a case.”
The applicant is also requesting to replace all of the existing wood windows due to the poor condition
of the current windows. The applicant states that the windows are broken, rotten, no insulation, etc. The
replacement windows are proposed to be Andersen 100 Fibrex Composite windows, with the same 9
over 1 style that currently exists on the home.
The applicant has worked with staff through a few different renditions of the proposed design to
accommodate both the interior needs and the exterior design requirements of the Design Guidelines.
Page 40 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 4 of 11
Through this process, the applicant reduced the addition in size, altered the roof style and height to
reduce visibility, and altered material design to create variation, and significantly recessed a portion of
the new addition back from the façade of the original home.
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:
CHAPTER 6 DESIGN GUIDELINES FOR INDIVIDUAL BUILDING
ELEMENTS
6.12 Preserve the position, number, size, and arrangement of
historic windows and doors in a building wall.
Enclosing an historic opening in a key character-defining
facade is inappropriate, as is adding a new opening.
Do not close down an original opening to accommodate a
smaller window. Restoring original openings which have
been altered over time is encouraged.
Historically, windows had a vertical emphasis. The
proportions of these windows contribute to the character of
each residence and commercial storefront.
Complies
The new windows are
proposed to be 9/1, similar to
those currently on the home.
The locations of the windows
on the facades without the
proposed addition will not be
altered.
6.14 Maintenance of windows.
− Wash windows. N/A
− Clean debris from windows. N/A
Replace loose or broken glass in kind. This will reduce air
leaks.
• Replace damaged muntins, moldings, or glazing
compound with material that matches the original in
shape, size, and material.
Repair window hardware or replace with materials that
match the original in scale and design. If the replacement
hardware does not match the original design it should be
simple, unobtrusive, and compatible with the style and
building’s period of significance.
− Install weather-stripping. This will enhance energy
conservation significantly. N/A
− Maintain the interior views, so that either merchandise or
furniture can be seen. N/A
Partially complies
The windows are proposed to
be replaced, not maintained,
however the replacement
window will be visually
compatible.
6.15 Repair wood features by patching, piecing-in, consolidating,
or otherwise reinforcing the wood.
https://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-
windows.htm
Does not comply
The windows are proposed to
be replaced.
Page 41 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 5 of 11
6.20 When window or door replacement is necessary, match the
replacement to the original design as closely as possible.
• Preserve the original casing, when feasible.
If the original is double-hung, then the replacement
window should also be doublehung, or at a minimum,
appear to be so. Match the replacement also in the number
and position of glass panes.
Very ornate windows or doors that are not appropriate to
the building’s architectural style are inappropriate. N/A
• Using the same material (wood) as the original is preferred.
A new screen door added to the front of a visible door
should be “full view” design or with minimal structural
dividers to retain the visibility of the historic door behind
it. N/A
A screen door should be sized to fit the original entrance
opening and the design should be of the appropriate style
and period of the building. N/A
Security doors are non-historic additions. If installed, they
should follow the guidelines for screen doors. N/A
Complies
The UDC was recently updated
to state that, “Material that is
intended to replace a historic
material or feature that is either
the same or a
similar material, and the result
will match all visual aspects,
including form, color, and
workmanship in order to retain the
original design of the structure,
may be permitted by the
identified decision maker for
medium and low priority
resources.” This is a low
priority resource and the fibrex
composite windows will have
the look of wood.
CHAPTER 7 DESIGN GUIDELINES FOR ADAPTIVE RE-USE, ADDITIONS
& ALTERATIONS
7.1 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
The proposed Changes to the
existing structure will not
damage historic features or
imply an earlier period.
7.6 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.
The amount of foundation exposed on the addition should
match that of the original building, in appearance, detail,
and material.
Even applying a new trim board at the connection point
between the addition and the original structure can help
define the addition.
Complies
The trim, foundation, siding,
and windows will all be the
same. The applicant is
proposing to alter the siding
from a horizontal siding on the
original home, to a vertical
siding on the addition to have a
slight but identifiable
difference between the original
and the new addition. There
will be a 5’ setback between the
front plane of the structure and
the façade of the new addition,
and then there will be an
additional setback for another
Page 42 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 6 of 11
See also Preservation Briefs #14: New Exterior Additions to
Historic Buildings, published by the National Park Service.
https://www.nps.gov/tps/how-to-preserve/briefs/14-
exterior-additions.htm
7’ of the addition. The roof
types and pitches do
differentiate that these
structure portions are new. The
roofing material will be asphalt
shingles.
7.7 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
The proposed addition is set
back 5’ at one point and then
31’ at another from the façade
of the original home. The new
façade portion will be shorter
than the original one and the
materials will be slightly
different to visually show the
difference between the original
home and the addition.
7.8 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
7.9 An addition shall be compatible in scale, materials, and
character with the main building.
An addition shall relate to the historic 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 facade.
− Consider adding dormers to create second story spaces
before changing the scale of the building by adding a full
second floor. N/A
Complies
The addition is subordinate in
both size and visibility to the
existing historic structure. The
street facing façade of the
addition is also shorter than
that of the original home. The
roofline will be slightly taller
(2’) above the roofline of the
original home. This is due to
the need for redesign of the
roofline of the new addition
and the portion of the home. A
portion of the existing roof was
poorly design and created a
dead valley that leaks and is
rotting. The taller design
portion will help relieve that
issue. The height of the new
Page 43 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 7 of 11
roofline will not detract from
the roofline of the original
structure.
7.10 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, overhangs, 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
The proposed rooflines are
typical of single-family
residential and assist with
differentiating the original
structure from the addition.
CHAPTER 14 DESIGN GUIDELINES FOR INFILL CONSTRUCTION AND
ADDITIONS IN THE OLD TOWN OVERLAY DISTRICT
14.1 Locate a new building using a residential type setback.
− Align the new non-residential building front at a setback
that is in context with the area properties- N/A
− New residential buildings should meet the minimum front
setback requirement of the UDC or use an increased
setback if the block has historically developed with an
extended setback- N/A
Generally, additions should not be added to the front
facing façades.
− Where no sidewalk exists, one should be installed that
aligns with nearby sidewalks. N/A
Complies
An addition is not being added
to the front façade.
14.9 Historic building materials of existing buildings should be
maintained and respected when additions are proposed.
See Chapter 5 for design guidelines related to maintaining
and protecting historic building materials.
Partially Complies
The applicant is requesting to
replace all of the existing wood
windows.
14.10 Non-traditional siding materials are discouraged.
Typically, artificial stone and brick veneer are not
appropriate.
Asphalt shingles are not appropriate.
Aluminum and vinyl are not appropriate.
Complies
Applicant is proposing hardie
siding. The existing siding is
vinyl.
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.
Complies
The proposed addition is
compatible with the existing
historic structure.
Page 44 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 8 of 11
Alterations that seek to imply an earlier period than that of
the building are inappropriate.
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
o inappropriate.
Complies
The addition is subordinate in
both size and visibility to the
existing historic structure. The
street facing façade of the
addition is also shorter than
that of the original home. The
roofline will be slightly taller
(2’) above the roofline of the
original home. This is due to
the need for redesign of the
roofline of the new addition
and the portion of the home. A
portion of the existing roof was
poorly design and created a
dead valley that leaks and is
rotting. The taller design
portion will help relieve that
issue. The height of the new
roofline will not detract from
the roofline of the original
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 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 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.
Complies
The trim, foundation, siding,
and windows will all be the
same. The applicant is
proposing to alter the siding
from a horizontal siding on the
original home, to a vertical
siding on the addition to have a
slight but identifiable
difference between the original
and the new addition. There
will be a 5’ setback between the
front plane of the structure and
the façade of the new addition,
and then there will be an
additional setback for another
7’ of the addition. The roof
types and pitches do
Page 45 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 9 of 11
differentiate that these
structure portions are new.
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.
Partially Complies
The proposed addition is set
back 5’ at one point and then
31’ at another from the façade
of the original home. The new
façade portion will be shorter
than the original one and the
materials will be slightly
different to visually show the
difference between the original
home and the addition.
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 in this document.
Complies
14.16 An addition shall be compatible in scale, materials, and
character with the main building.
An addition shall relate to the historic 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 facade.
− Consider adding dormers to create second story spaces
before changing the scale of the building by adding a full
second floor. N/A
Complies
The addition is subordinate in
both size and visibility to the
existing historic structure. The
street facing façade of the
addition is also shorter than
that of the original home. The
roofline will be slightly taller
(2’) above the roofline of the
original home. This is due to
the need for redesign of the
roofline of the new addition
and the portion of the home. A
portion of the existing roof was
poorly design and created a
dead valley that leaks and is
rotting. The taller design
portion will help relieve that
issue. The height of the new
roofline will not detract from
the roofline of the original
structure.
14.17 An addition shall be set back from any primary, character-
defining façade.
Partially Complies
Page 46 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 10 of 11
• An addition should be to the rear of the building, when
feasible.
The proposed addition is set
back 5’ at one point and then
31’ at another from the façade
of the original home. The new
façade portion will be shorter
than the original one and the
materials will be slightly
different to visually show the
difference between the original
home and the addition.
14.18 The roof 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 may be more appropriate
for commercial buildings.
Repeat existing roof slopes and materials.
If the roof of the primary building is symmetrically
proportioned, the roof of the addition should be similar.
Complies
The rooflines are typical of
single-family residential and
assist with differentiating the
original structure from the
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
14.20 An addition shall not damage or obscure architecturally
important features.
For example, loss or alteration of a porch should be
avoided.
Addition of a porch may be inappropriate
Complies
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
CRITERIA FOR APPROVAL
In accordance with Section 3.13.030 of the Unified Development Code, the HARC must consider the
following criteria:
Page 47 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
2019-12-COA] – 806 E. University St. Page 11 of 11
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
2. Compliance with any design standards of this Code; Complies
3. Compliance with the Secretary of the Interior's Standards for the Treatment
of Historic Properties to the most extent practicable;
Complies
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
5. The general historic, cultural, and architectural integrity of the building,
structure or site is preserved;
Complies
6. New buildings or additions are designed to be compatible with surrounding
properties in the applicable historic overlay district;
Complies
7. The overall character of the applicable historic overlay district is protected;
and
Complies
8. The Master Sign Plan is in keeping with the adopted Downtown and Old
Town Design Guidelines and character of the historic overlay district.
N/A
STAFF RECOMMENDATION
Staff finds that the proposed addition location, material differentiation, height and massing meet
the Design Guidelines. The design respects the historic integrity of the existing building and it does not
have a significant visual impact on the historic structure. Staff recommends approval of the street facing
addition. The proposed changes to the existing windows are appropriate with the current state that the
windows are in and the code allows the use of similar materials for the low and medium priority homes.
As of the date of this report, staff has not received any written comments.
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 - Letter of Intent
Exhibit 3- Plans (rendering) and Specifications
Exhibit 4- Historic Resources Survey
SUBMITTED BY
Madison Thomas, AICP, Historic & Downtown Planner
PUBLIC COMMENTS
Page 48 of 110
City of Georgetown, Texas
Historic and Architectural Review
June 13, 2019
S UB J E C T:
P ublic Hearing and possible actio n o n a req uest for a C ertific ate o f Appropriateness fo r a residential
alteration of the front p o rc h and a 4' s etbac k enc ro achment at the s malles t p o rtion, alo ng the west property
line into the req uired 10’ s etbac k, allowing fo r a res idential s tructure 6' from the p ro p erty line p er the
Unified Development C ode (UDC ) S ection 4.08d.080.D; for the property located at 1214 S . Myrtle
S treet, bearing the legal d es criptio n of C ody Ad d ition, Blo ck I, Lo t 9(E/P t), Acres .14 (2019-18-C O A).
Madison T homas, Downtown Historic P lanner
IT E M S UMMARY:
T he subject struc ture is identified as a Minimal R anc h s tyle house cons tructed in 1950. T he 2016 Historic
R es ourc e S urvey identifies it as a medium priority struc ture, due to its contribution to the overall character
of the neighborhood, and that it retains sufficient integrity. T he property is c lad in wood siding with an L-
plan and a c ros s -gabled roof. It has a partial-width porc h s et within the L with a shed roof, single front
door and sec ondary door.
T he applicant is proposing to alter the exis ting porc h whic h is identified on the His toric R es ourc e S urvey
as alread y having mo d ificatio ns to the porc h balus trade, s upports and the fro nt door. T he applic ant is
requesting to remo ve the existing p o rch and rep lace with a new p o rch that is ap p ro x. 2’ larger in the depth
of the porc h, replac e and redesign the roof, and rep lac e the porc h s upports . T his is a res ult of the front
porch crac king and s lo p ing in toward s the ho us e. T he p o rch fo und ation is currently c o nc rete, and the
propos ed new p o rch will als o be c o nc rete. T he exis ting p o s ts are s imple unembellished wo o d pos ts , the
replacement o nes will be similar in design, only slightly larger. T he ro o fline of the existing porc h is attac hed
to the s lo p e o f the roof o n the hous e, ho wever due to the loc ation and d es ign the applic ant has expressed
concern for p o tential issues for s ep aration and leaking. T he applic ant is p ro p o s ing a new p o rch roofline
that is similar in des ign, but is located higher up on the roof of the exis ting s tructure. It is imp o rtant to make
s ure the propos ed porc h elements correspond with the architec tural style of the hous e, and are s imilar to
what is c urrently there, as disc ussed o n page 54 o f the Design G uid elines . T his style o f home has a s mall,
s imple and unembellished style porch, the proposed changes are in keeping with that s tyle and design.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Madison T homas, AI C P, Historic & Downtown P lanner
AT TAC H ME N T S:
Description Type
Exhibit 1- Location Map Exhibit
Exhibit 2- Letter of Intent Exhibit
Exhibit 3- Plans and Renderings Exhibit
Exhibit 4- Historic Res ource Survey 2016 Exhibit
Exhibit 5- Letter from Landscape Planner Exhibit
Page 49 of 110
Exhibit 6- Staff Report Exhibit
Page 50 of 110
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2019-18-COAExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
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Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
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Page 51 of 110
Letter of Intent
1214 S Myrtle St
This letter of intent for 1214 S Myrtle St is to propose several changes and additions on the
property. First the main house structure has been neglected and needs several improvements.
The roof of the house is structurally unsound and needs to be replaced. We are proposing a
slight variation to the roof to better accommodate the heritage Oak tree in the back yard as
well as cover the new front porch. The roofing material will be metal and a red color. (Sherwin
Williams SW7587 Antique Red).
The front porch on the main house is cracked and sloping in towards the house leaving a gap
between the bottom of the house and the porch. We are proposing removal of the front porch
and replacement. This new porch will add approximately 1’6” - 2’ to the overall depth of the
porch making it a more usable space without changing the overall scope or stature of the
porch in relation to the house. The front sidewalk is also cracked and we propose to re-pour
the sidewalk. The house needs to be scraped and repainted and we are proposing a light grey
color. (Sherwin Williams SW7079 Ponder). All trim on the house will be white (Sherwin
Williams SW7005 Pure White)
We are also proposing a 20’ x 20’ (400 sq foot) garage be built in the rear yard in the southwest
corner area. (See plot plan) The garage will have a concrete slab foundation and will face east
towards the front of the property. A 4” clean out sewer line running into the backyard on the
east side makes this side of the backyard unsuitable for the garage. The proposed garage will
be set 6’ off of the south property line per city guidelines. We are proposing a setback
exception to the rear (west) property line from 10’ to 6’. We ask for this exception in
accordance with COA Section 3.13.030 D2M. Under subsection D the Additional Criteria for
Approval of a Setback Exception under 2.M the proposed encroachment will enable the
existing large heritage Oak tree and its root structure to be preserved. This would also be
consistent with neighboring properties with existing garages and sheds that were previously
built inside of the current city setbacks. City of Georgetown arborist Heather Brewer walked
the site and agreed with the setback exception for the preservation of the heritage oak. Her
measurements of the oak tree were 51” CHD.
The garage height will be the same as the main house. The garage will be constructed with
hardipanel siding with battens. On the exposed ends (east and west) the upper portion will be
hardiplank siding. This will be materials that will withstand the elements and allow the garage
to differentiate itself from the house while still maintaining the overall feel of the main house.
The roof material will match that of the main house. The garage colors will match those of the
main house.
We are proposing a driveway on the south side of the property 3’ from the property line that is
8’ wide. The drive will run to the fence/gate for the backyard and will be concrete (54.4 feet
long). The drive will continue in the rear yard to the garage entrance which is another 23.6’ in
length. This portion of the drive will be constructed ideally of crushed granite in accordance
with the City of Georgetown’s arborist Heather Brewer recommendation. If required pavers
with holes for crushed granite could be used. This is for the preservation of the heritage Oak
tree previously described.
Page 52 of 110
The calculations for Impervious cover being no greater than 45% of the property’s square
footage are:
Lot square footage per survey: 6,338.5 sq ft
Main house: 748 sq ft
Front porch: 118.6 sq ft
Front sidewalk: 48.8 sq ft
Existing rear shed on skid: 77 sq ft
Proposed 2 car garage: 400 sq ft
Proposed driveway: 8’wide x 78’ long = 647.92 sq ft
Total impervious cover: 2033.72 sq ft
Total impervious cover allowed: 6,338.5 x 45% = 2,852.325
Page 53 of 110
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Page 61 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1214 Myrtle St 2016 Survey ID:125233
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 1
Basic Inventory Information
Owner/Address REESE, BYRON W, 304 E UNIVERSITY AVE, , GEORGETOWN,TX 78626
Latitude:30.632399 Longitude -97.675225
Addition/Subdivision:S3440 - Cody Addition
WCAD ID:R041540Legal Description (Lot/Block):CODY ADDITION, BLOCK I, LOT 9(E/PT), ACRES .14
Property Type:Building Structure Object Site District
Current Designations:
NR District Yes No)
NHL NR
(Is property contributing?
RTHL OTHM HTC SAL Local:Other
Date Recorded 3/4/2016Recorded by:CMEC
Other:
Historic Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processing
DefenseCommerce/tradeAgriculture
Other:
Current Use:GovernmentEducationalDomestic
SocialReligiousRecreation/cultureIndustry/processingHealthcare
DefenseCommerce/tradeAgriculture
Function
EstimatedActual Source:WCADConstruction Date:1950
Builder:Architect:
Healthcare
Note: See additional photo(s) on page 4
Vacant
Vacant
Old Town District
Current/Historic Name:None/None
Photo direction: West
Page 62 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1214 Myrtle St 2016 Survey ID:125233
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 2
Architectural Description
General Architectural Description:
One-story Minimal Ranch style house clad in wood siding with an L-plan and a cross-gabled roof. It has a partial-width
porch set within the L with a shed roof, single front door, and a secondary door.
Relocated
Additions, modifications:Porch balustrade added, porch supports added, door replaced
Stylistic Influence(s)
Queen Anne
Second Empire
Greek Revival
Eastlake
Italianate
Log traditional
Exotic Revival
Colonial Revival
Romanesque Revival
Renaissance Revival
Folk Victorian
Shingle
Monterey
Beaux Arts
Tudor Revival
Mission
Neo-Classical
Gothic Revival
Moderne
Craftsman
Spanish Colonial
Art Deco
Prairie
Pueblo Revival
Other:
Commercial Style
Post-war Modern
No Style
Ranch
International
Gable Hipped Gambrel Shed Flat w/parapet
Structural Details
Roof Form
Mansard Pyramid Other:
Wood shingles Tile Composition shingles Metal Other:
Roof Materials
Wall Materials
Metal
Brick
Wood Siding
Stucco
Siding: Other
Stone
Glass
Wood shingles
Asbestos
Log
Vinyl
Terra Cotta
Other:
Concrete
Fixed Wood sash Double hung Casement Metal sash
Windows
Decorative Screenwork
Other:
Single door Double door With transom With sidelights
Doors (Primary Entrance)
Other:
Plan
Irregular
L-plan
Four Square
T-plan
Rectangular
Modified L-plan 2-room Open ShotgunCenter Passage
Other
Bungalow
Chimneys
Brick StuccoStone Corbelled Caps
Interior Exterior
Other
Specify #0
PORCHES/CANOPIES
Form:Shed Roof Hipped RoofFlat Roof Gabled Roof Inset Other
Support
Suspension rods
Box columns Classical columns
Wood posts (plain)
Spindlework
Wood posts (turned)
Tapered box supports
Masonry pier
Other:
Fabricated metal
Jigsaw trim
Suspension cables
Materials:Metal FabricWood Other:
# of stories:1 PartialNone FullBasement:
Ancillary Buildings
Garage Barn Shed Other:
Landscape/Site Features
Stone
Sidewalks
Wood
Terracing
Concrete
Drives Well/cistern Gardens
Other materials:Brick
Other
Landscape Notes:
Cross-Gabled
Wood
None
None
None
Unknown
Asphalt
Minimal Ranch
Page 63 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1214 Myrtle St 2016 Survey ID:125233
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
SECTION 3
Historical Information
Immigration/Settlement
Religion/Spirituality
Commerce
Law/Government
Science/Technology
Communication
Military
Social/Cultural
Education
Natural Resources
Transportation
Exploration
Planning/Development
Other
Health
Applicable National Register (NR) Criteria:
National State LocalLevel of Significance:
Integrity:
Setting Feeling
Location
Association
Design Materials Workmanship
Yes NoIndividually Eligible?Undetermined
Is prior documentation available
for this resource?Yes No Not known
General Notes:
Associated Historical Context:Agriculture Architecture Arts
C
D
B
A Associated with events that have made a significant contribution to the broad pattern of our history
Associated with the lives of persons significant in our past
Embodies the distinctive characteristics of a type, period or method of construction or represents the work of a
master, or possesses high artistic value, or represents a significant and distinguishable entity whose components
lack individual distinctions
Has yielded, or is likely to yield, information important in prehistory or history
Areas of Significance:
Periods of Significance:
Integrity notes:See Section 2
Yes NoWithin Potential NR District?Undetermined
Yes NoIs Property Contributing?Undetermined
High Medium
Priority:
Low Explain:Upon reevaluation, the resource contributes
to the overall character of the neighborhood
and retains sufficient integrity, therefore,
priority has been raised from the previous
survey.
Other Info:
Type:HABS Survey Other
Documentation details
2007 survey
Contact Survey Coordinator
History Programs Division, Texas
Historical Commission
512/463-5853
history@thc.state.tx.us
Questions?
1984 ID:Not Recorded2007 ID:875
2007 Survey Priority:Low 1984 Survey Priority:Not Recorded
Page 64 of 110
County Williamson
TEXAS HISTORICAL COMMISSION
Local District:Old Town District
Address:1214 Myrtle St 2016 Survey ID:125233
City Georgetown
HISTORIC RESOURCES SURVEY FORM
2016 Preservation Priority:Medium
Additional Photos
NorthwestPhoto Direction
Page 65 of 110
Response Letter for New Garage
1214 S Myrtle St.
This letter is in response to the owner/s of 1214 S Myrtle St. and a request to add a 20’x20’
garage on the property. After performing a site visit to determine the size and species of a
Heritage Tree, it was determined the garage would need to be set within the rear setback to
reduce disturbance within the half (1/2) critical root zone (CRZ). The Heritage Tree on site is a
fifty two inch (52”) Live Oak which makes the 1/2 CRZ twenty six feet (26’) radius.
It was recommended to the owner that they apply of an Administrative Exception A.E. (UDC
Section 3.16.030) for encroaching into the rear setback. Also, it was recommended the portion
of driveway located at the rear of the house be constructed out of a pervious material such as
permeable pavers to minimize subgrade cut around and within the CRZ.
Steve McKeown
Landscape Planner
City of Georgetown
Planning Department
406 W. 8th Street
Georgetown, TX 78627
Office: (512) 930-6598
Page 66 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 1 of 7
Meeting Date: June 13, 2019
File Number: 2019-18-COA
AGENDA ITEM DESCRIPTION
Public Hearing and possible action on a request for a Certificate of Appropriateness for a residential
alteration of the front porch and a 4' setback encroachment at the smallest portion, along the west
property line into the required 10’ setback, allowing for a residential structure 6' from the property line
per the Unified Development Code (UDC) Section 4.08d.080.D; for the property located at 1214 S. Myrtle
Street, bearing the legal description of Cody Addition, Block I, Lot 9(E/Pt), Acres .14 (2019-18-COA).
Madison Thomas, Downtown Historic Planner
AGENDA ITEM DETAILS
Project Name : Residential Renovation
Applicant: Kevin Hannah, Painters House LLC
Property Owner: Kevin Hannah, Painters House LLC
Property Address: 1214 S. Myrtle
Legal Description: Cody Addition, Block I, Lot 9(E/Pt), Acres .14
Historic Overlay: Old Town Overlay
Case History: N/A
HISTORIC CONTEXT
Date of construction: 1950
Historic Resources Survey Level of Priority: 1984 – NR
2007 - Low
2016 - Medium
National Register Designation: N/A
Texas Historical Commission Designation: N/A
APPLICANT’S REQUEST
The applicant is proposing to preserve the existing structure through maintenance and repair on
the existing windows and siding. Additional proposed changes and reviewers are listed below:
Portions of the request are reviewed by HARC per UDC 3.13.010, including:
To create or add to a street-facing façade on a contributing structure (porch alteration)
Garage setback modification ( 10’ modification)
Other elements of the request are review by staff per UDC 3.13.010, including:
Non-street facing additions on a contributing structure (rear roof alteration)
Page 67 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 2 of 7
Street facing on a non-contributing structure (new garage)
Roof material change
STAFF ANALYSIS
The subject structure is identified as a Minimal Ranch style house constructed in 1950. The 2016
Historic Resource Survey identifies it as a medium priority structure, due to its contribution to the
overall character of the neighborhood, and that it retains sufficient integrity. The property is clad in
wood siding with an L-plan and a cross-gabled roof. It has a partial-width porch set within the L with a
shed roof, single front door and secondary door.
The applicant is proposing to alter the existing porch which is identified on the Historic Resource
Survey as already having modifications to the porch balustrade, supports and the front door. The
applicant is requesting to remove the existing porch and replace with a new porch that is approx. 2’
larger in the depth of the porch, replace and redesign the roof, and replace the porch supports. This is a
result of the front porch cracking and sloping in towards the house. The porch foundation is currently
concrete, and the proposed new porch will also be concrete. The existing posts are simple unembellished
wood posts, the replacement ones will be similar in design, only slightly larger. The roofline of the
existing porch is attached to the slope of the roof on the house, however due to the location and design
the applicant has expressed concern for potential issues for separation and leaking. The applicant is
proposing a new porch roofline that is similar in design, but is located higher up on the roof of the
existing structure. It is important to make sure the proposed porch elements correspond with the
architectural style of the house, and are similar to what is currently there, as discussed on page 54 of the
Design Guidelines. This style of home has a small, simple and unembellished style porch, the proposed
changes are in keeping with that style and design.
The Design Guidelines, page 34, states “HARC should take the following into consideration when
asked to approve the alteration or addition of a historic porch:
1. If the existing porch has deteriorated or become badly damaged such that repair is technically
infeasible.
2. The proposed new porch is similar to the historic porch in regards to size, style, detail, and shape
and will be constructed from historic or appropriate new materials.
3. If inadequate documentation of original porches exists, a new porch should be typical of those built
in the style of the historic building. A simplified adaptation may be allowed if physical evidence of the
original is non-existent or if the design is prohibitively expensive to recreate.
4. Whether the existing porch materials are being retained, unless it is technically infeasible to do so.
5. If proposed new railings and balusters on an existing or new porch use historic or appropriate new
materials, are designed in a style similar in appearance to historic balusters, and whether railings are
characteristic of the style of the historic building.
6. The porch floor is of a type characteristic of the style of the historic building. Spaced planks shall
not be used where painted tongue-and-groove boards would have been used historically.
Page 68 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 3 of 7
7. New and existing wood visible from the right-of-way is painted unless it can be documented that
the original wood was unpainted or stained (generally, unpainted pressure treated wood will not be
allowed).
8. Concrete steps and porches are allowed if it can be shown that they existed on the building
historically or if they are characteristic of the style of building.”
The applicant is also proposing a 400 sq. ft. garage to be built behind the plane of the existing
structure, facing Myrtle Street. It will have hardie siding with battens, wood windows and cedar shake
roof to mimic the visual appearance of the historic house on the property. The applicant is requesting a
modification to the required 10’ rear setback requirement. The proposed setback is positioned 6’ from
the property line, to accommodate for the 52” Live Oak that is located directly behind the proposed
garage. The critical root zone (CRZ) of this tree is 26’, with the applicant requesting to be approx. 14’ 8”
from the center of the tree. This does not place the structure entirely out of the CRZ, as the lot isn’t long
enough to accommodate a structure that size entirely out of that area and to still maintain a safe setback
distance. There are currently no empty spaces on that lot that could place the structure entirely out of the
CRZ.
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:
CHAPTER 6 DESIGN GUIDELINES FOR INDIVIDUAL BUILDING
ELEMENTS
6.25 Maintain an historic porch and its detailing.
Do not remove original details from a porch. These include the
columns, balustrade, and any decorative brackets that may exist.
Maintain the existing location, shape, details, and columns of the
porch.
Missing or deteriorated decorative elements should be replaced
with new wood, milled to match existing elements. Match the
original proportions and spacing of balusters when replacing
missing ones.
− Unless used historically, wrought iron porch posts and
columns are inappropriate. N/A
• Where an historic porch does not meet current code
requirements and alterations are needed or required, then retrofit
it to meet the code, while also preserving original features. Do not
replace a porch that can otherwise be modified to meet code
requirements.
A missing porch and its steps should be reconstructed, using
photographic documentation and historical research, to be
Complies
The proposed porch will be
similar in style and design to
what is currently there. The
design is appropriate for the
style of home, and the
proposed material
replacements are similar to
portions of the porch that have
been replaced or altered in the
past per the HRS. The changes
will be minimally visible
comparing the proposed to the
existing.
Page 69 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 4 of 7
compatible in design and detail with the period and style of the
building.
− Most precast concrete steps are not acceptable alternatives for
primary façade porches. N/A
• Construction of a new non-original porch is usually
inappropriate.
− The construction of a non-original second or third level porch,
balcony, deck, or sun porch on the roof of an existing front
porch is inappropriate. N/A
Additional Criteria for Approval of a Setback Modification
1. The Historic and Architectural Review Commission may grant a Certificate of Appropriateness,
per Section 4.08.080.D of this Code, to modify the setback standards of the underlying base
zoning district for residential properties located within the Old Town Overlay District.
2. HARC may take in consideration the following in determining whether to approve a Certificate
of Appropriateness for a setback exception:
Approval Criteria
a. Whether the proposed setback encroachment is solely a
matter of convenience;
Complies
The proposed location of the garage
is appropriate as it is being proposed
at the rear of the lot near the existing
driveway. There is a 52” Live Oak
tree located directly behind the
existing home. The Critical Root
Zone of a tree this size is a 26’ radius
which encompasses the majority of
the back yard. The driveway must be
3’ from the property line, with the
area between the house and lot line
being larger on the south lot line
than on the north lot line.
b. Whether there is adequate room on the site to allow the
proposed addition or new structure without encroaching into
the setback;
Does not comply
The garage could be moved closer to
the interior of the property, however
this would place the structure closer
into the Critical Root Zone and
jeopardize the health of the tree. The
applicant is also seeking other
methods i.e. pervious material for
Page 70 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 5 of 7
driveway construction to help avoid
damage to the critical root zone. As
previously state, the other side of the
property offers approx. 10’ between
the house and property line, with the
3’ separation requirement between
the driveway and property line,
which leaves 7’ for driveway
adjacent to the house.
c. Whether the proposed setback is compatible and in
context within the block in which the subject property is
located;
Complies
The block is defined by the
properties adjacent to Church St., S.
Myrtle St, 15th Street and E.
University Ave. The majority of
accessory structures in this block are
located at the rear lot lines. It is not
possible to determine when these
structures were placed on the lots.
d. Whether the proposed addition or new structure will be
set closer to the street than other units within the block;
Complies
The block is defined by the
properties adjacent to Church St., S.
Myrtle St, 15th Street and E.
University Ave. The majority of
separate garages or carports are set
back from the street, behind the
plane of the primary structure. The
proposed garage will also be located
behind the plane primary structure.
e. Whether the proposed structure is replacing a structure
removed within the past year;
N/A
f. Whether the proposed structure will replace a structure
that previously existed with relatively the same footprint and
encroachment as proposed;
N/A
g. If the proposed encroachment is for a structure that is
replacing another structure, whether the proposed structure
is significantly larger than the original;
N/A
h. If the proposed encroachment is for an addition, the
scale of the addition compared to the original house;
N/A
i. Reserved.
j. The size of the proposed structure compared to similar
structures within the same block;
Complies
There is currently a mix of one and
two car garages and carports along
Page 71 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 6 of 7
the block. The Unified Development
Code permits up to 600 sq.ft. to
accommodate a two car garage, the
applicant is requesting 400 sq. ft.
k. Whether the proposed addition or new structure will
negatively impact adjoining properties, including limiting
their ability to maintain existing buildings;
Complies
The proposed location of this
structure will not negatively impact
the adjoining property. Building
code requires that there should be a
min. of 10’ between structures on
separate properties, with 5’ on either
side. What is proposed would meet
that requirement.
l. Whether there is adequate space for maintenance of the
proposed addition or new structure and/or any adjacent
structures; and/or
Complies
The setback from the rear property
line of 6’ would allow the
maintenance of the structure.
m. Whether the encroachment would enable existing large
trees or significant features of the lot to be preserved.
Complies
The proposed location of the
structure is to try to retain a safe
distance from the existing tree on the
property but still retain an
appropriate setback distance from
the rear property line.
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
2. Compliance with any design standards of this Code; Partially
Complies
Seeking
setback
modification
3. Compliance with the Secretary of the Interior's Standards for the Treatment
of Historic Properties to the most extent practicable;
Complies
Page 72 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-18-COA] – 1214 S. Myrtle St. Page 7 of 7
SECTION 3.13.030 CRITERIA FINDINGS
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
5. The general historic, cultural, and architectural integrity of the building,
structure or site is preserved;
Complies
6. New buildings or additions are designed to be compatible with surrounding
properties in the applicable historic overlay district;
Complies
7. The overall character of the applicable historic overlay district is protected;
and
Complies
8. The Master Sign Plan is in keeping with the adopted Downtown and Old
Town Design Guidelines and character of the historic overlay district.
N/A
STAFF RECOMMENDATION
Staff recommends approval of the setback request and the porch alteration.
As of the date of this report, staff has not received any comments.
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 - Letter of Intent
Exhibit 3- Plans (rendering) and Specifications
Exhibit 4- Historical Information
Exhibit 5- Letter from Landscape Planner
SUBMITTED BY
Madison Thomas, AICP, Historic & Downtown Planner
PUBLIC COMMENTS
Page 73 of 110
City of Georgetown, Texas
Historic and Architectural Review
June 13, 2019
S UB J E C T:
P ublic Hearing and p o s s ib le ac tion on a req uest for a C ertificate of Appropriatenes s fo r a p ro p o s ed infill
development fo r the p ro p erty lo cated at 203 F o res t S treet, bearing the legal d es criptio n of P orter, N. S ur.,
Acres 1.46 (2019-15-C O A). Madison T homas, Downtown Historic P lanner
IT E M S UMMARY:
T he subject property is an undeveloped lot loc ated on the c orner of W. 3rd S treet and F ores t S t. T he
property is a c orner lot that that backs up to a public parking lot and detention area on the eas t, Blue Hole
P ark to the north and ac ros s F orest S t to the west, are single-family residential homes. T he property is in
Area 2 of the Downtown O verlay District with a portion in the Downton Mas ter P lan identified Trans ition
Area. T his O verlay designation can have both a commerc ial or res idential type context bas ed on its
location. Ideally, it is meant to provide a transition between the low dens ity residential homes and the higher
commerc ial area downtown. T he Downtown Master P lan rec ommends development s uc h as multi-family
hous ing.
T he applic ant is p ro p o s ing to build s ixteen s truc tures with a mix of 750 s q . ft. to 2,000 sq. ft. o n the 1.46
acre lot. T he s truc tures will be d is tributed througho ut the s ite, leaving ro o m fo r drive ais les , parking and
landsc aping. T he site has s ignific ant s lope and the b uildings s iting and d es ign ac commodates the varying
topography. T he proposed s ite is lo c ated in Area 2 of the Do wntown O verlay, which allo ws a design to
adjust to the context of its surro und ing c harac ter. T he des ign o f this proposed projec t will mimic the
context o f the s urrounding res id ential neighborho o d and will retain o p en spac e reflec tive of the neighboring
parks.
F IN AN C IAL IMPAC T:
N/A
S UB MIT T E D B Y:
Madison T homas, AI C P, Historic & Downtown P lanner
AT TAC H ME N T S:
Description Type
Exhibit 1- Location Map Exhibit
Exhibit 2- Letter of Intent Exhibit
Exhibit 3- Plans and Renderings Exhibit
Exhibit 4- Staff Report Exhibit
Page 74 of 110
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2019-14-FPExhibit #1
Coordinate System: Texas State Plane/Central Zone/NAD 83/US FeetCartographic Data For General Planning Purposes Only
¯
Location Map LegendSiteParcelsCity LimitsGeorgetown ETJ
0 500 1,000Fee t
Page 75 of 110
150 E. Main St., Suite 201 Fredericksburg, TX 78624 t. 830.997.7024 f.830-990-8424 www.mustarddesign.net
February 1, 2019
City of Georgetown, Planning and Development Services
Historic and Architectural Review Commission- Conceptual Review
Regarding: Riverbluff Multi-Family Development: HARC
Northeast corner of 3rd Street & Forest Street
Georgetown, TX
Owner Information: WAAPF Properties
Austin Pfiester
Email: austinp@lostherd.com
Project Summary:
We are proposing the design for a new multi-family development located on the property at the
northeast corner of 3rd street and Forest Street. The lot is undeveloped, is covered in brush and some
existing trees, bordered by the South San Gabriel River Trail on the north, the city parking structure
on the south, a public parking lot and city retention pond on the east and a residential area to the
west.
The design vision for Riverbluff creates a residential scale grouping of individual detached cottage
style units with generous community space at the south portion of the site and a grouping of modern
treehouse detached units along the north river bluff of the site. The site is long and narrow and has
a significant grade change across the narrow portion of the site. The grading allows for an upper
and lower community of units that forms a connected yet stylistic different residential development.
Units were sited among existing trees, coordinated with views from the units and carefully placed to
provide a sense of community.
The Cottage Style units are a mix of single-story and two-story wood framed structures. The exterior
utilizes a combination of painted board and batten and horizontal siding. Dimensional asphalt
shingles will be used for the roofing for the main structure accented by a standing seam metal roof
for the porches and window canopies. The building footprints for the units are small, ranging from
400 to 600 square feet, each unit will have front porches to encourage community interaction and
well-appointed landscape pathways between units.
The Modern Treehouse units are sited at the upper northwest portion of the site overlooking the bluff
and the San Gabriel River Trail and Blue Hole. The two-story units bring a modern design to the
development. The use of burnished concrete block anchor the units to the site while the horizontal
pre-finished metal panels and standing seam metal roof give a clean and warm façade to the units.
The building footprints for the units range from 650 to 900 square feet. Each unit has a balcony
tucked among the trees providing an outdoor living area.
Page 76 of 110
Riverbluff Multi-Family Page 2 of 2
February 1, 2019
150 E. Main St., Suite 201 Fredericksburg, TX 78624 t. 830.997.7024 f.830-990-8424 www.mustarddesign.net
The Riverbluff community is an effort to create a sense of community, of front porches and time with
neighbors. The design and scale of the units will be compatible with the existing residential
neighborhood and bring a variation to the development by providing a comfortable mix of modern
and traditional aesthetic while creating a link to downtown.
Thank you for the opportunity to present our project for your review.
Andrew Bray, AIA
Principal Architect
Texas Registered Architect #18754
Page 77 of 110
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FOUND 1/2" STEEL ROD
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LIGHTING FIXTURES
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0
"
78
'
-
5
1
/
4
"
26
'
-
0
"
16
'
-
9
5
/
8
"
27
'
-
0
"
33
'
-
1
"
42' - 6 1/8"23' - 0"33' - 3 1/2"15' - 11"5' - 0"
23' - 6 1/2"22' - 11"
185
184
183182
182
180
177
174 176
179
186
167
166164
165
163
162
158
159
160
155
152
151
153
187
198
197
196195
192191190
189
194 193
188
210
211
204 209
208
232
231
230227
226 228229
212
213
214 215 217216
219
220222221
238
241
239
242
240
MAIL KIOSK
01
03
04
05
05
05
05
(7)
146
148
143144
19' - 0"13' - 0"19' - 0"
6"4' - 0"
6' - 0"
45.00°
4 5 .00 °
(4)
(5)
(3)
13' - 0"
GUY WIRE
EXISTING GUY
WIRE
149
150
171
172
173
22' - 4"23' - 4"6' - 0"
2' - 0"
3' - 0"
6"
18' - 0"
24' - 0"
1' - 5"
BUILDING 01
UNIT TYPE: 03
UNITS PER BLDG: 02
BUILDING 02
UNIT TYPE: 03
UNITS PER BLDG: 02
BUILDING 03
UNIT TYPE: 02
UNITS PER BLDG: 01
BUILDING 04
UNIT TYPE: 02
UNITS PER BLDG: 01
BUILDING 05
UNIT TYPE: 02
UNITS PER BLDG: 01
BUILDING 06
UNIT TYPE: 04
UNITS PER BLDG: 01
BUILDING 07
UNIT TYPE: 04
UNITS PER BLDG: 01
B U I L D I N G 0 8
U N IT TY P E : 0 1
UN I T S P E R B L D G : 0 2
B U I L D I N G 0 9
U N I T T Y P E : 0 1
UN I T S P E R B L D G : 0 2
BUILDING 10
UNIT TYPE: 01
UNITS PER BLDG: 02
BUILDING 11UNIT TYPE: 07UNITS PER BLDG: 01
BUILDING 12
UNIT TYPE: 05UNITS PER BLDG: 02
B U I L D I NG 1 3
U N I T T Y P E : 05
U N I TS PE R B L D G: 02
B U I L D I N G 1 4
U N I T T Y P E : 0 5
U N I T S P E R B L D G : 0 2
BU I L D I NG 1 5
U N I T T Y P E : 0 5
U N I TS P E R B L D G : 0 2
BUILDING 16UNIT TYPE: 06
UNITS PER BLDG: 02
02
TRASH
ENC.
T
R
A
S
H
E
N
C
MAIL
KIOSK
UNDEVELOPED
LOT
WILLIAMSON
COUNTY
PARKING LOT
WATER
DETENTION
POND
2 GARAGE SPACES
PR
OPOSED SI
DE
W
ALK
PROPOSED SIDEWALK
PROPOSED SIDEWALK
24' - 0"
EXISTING SIDEWALK
23' - 5 3/4"
3' - 6 1/4"
25' - 4"
1
3
'
-
0
"
13' - 0"
R 1 0 ' - 0 "
R 10' - 0"
EXISTING INLET 8' - 8 1/8"
8' - 5 3/8"
13' - 5 3/4"
18' - 7"
16' - 3
1/2"
2' - 6"7' - 11
1/4"
11 1/4"
39' - 4 1/2"
3 8 ' - 2 7 /8 "
16' - 7 5/8"
38' - 9 3/8"4' - 4 3/8"
3' - 10 1/8"
PROPOSED
SURFACE
PARKING
PROPOSED
SURFACE
PARKING
PROPOSED
SURFACE
PARKING
02
157
156
200
203 202
201
205
206
207234
233
235
236237
225
240
FLOOD PLAIN AS DEFINED BY
FEMA MPA NUMBER 48491CO296E
07
07
07
08
0808
08
08
08
08
09
10
10
10
10
10
10
10
10
10
10
10
10
10
T
T
11
11
08
FROM FACE OF CURB
149' - 11 5/8"
150' - 0"
W E S T S T R E E T
6' - 0"2' - 0"3' - 0"
10' - 0"
9' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
8' - 0"
8' - 0"
9' - 0"9' - 0"
18' - 0"
26' - 0"
18' - 0"
9' - 0"
9' - 0"
22' - 0"
11
T
9' -
0
"
9' - 0 "
9' -
0
"
12' - 5 3/8"
1
3
'
-
1
1
/
8
"
1
2' -
1
0
5/8"
14' - 3 5/8"
EXISTING FIRE HYDRANT
R 300' - 0"
R
3
0
0
' -
0
"
EXISTING FIRE HYDRANT
18' - 0"
ZONING:
203 FOREST STREET, GEORGETOWN, TX
ZONED:
PROPOSED USE:
MIN. ALLOWABLE LOT AREA:
TOTAL LOT AREA:
SETBACKS:
FRONT YARD:
STREET SIDE YARD:
INTERIOR SIDE YARD:
REAR SIDE YARD:
MAX ALLOWABLE IMPERVIOUS COVERAGE:
PROPOSED IMPERVIOUS COVERAGE:
LOT SIZE
IMPERVIOUS COVERAGE:
BUILDING
PAVING / WALKS
PERVIOUS COVERAGE:
LANDSCAPE AREA:
*IMPERVIOUS CALCULATIONS ARE APPROXIMATE AND
DO NOT ACCOUNT HARDSCAPED AREAS YET TO BE DESIGNED
MAXIMUM ALLOWABLE BUILDING HEIGHT
IN DOWNTOWN OVERLAY DISTRICT:
MAXIMUM HEIGHT PER DEED RESTRICTIONS:
MAXIMUM PROPOSED BUILDING HEIGHT:
MU - DT
MULTI FAMILY - DETACHED
NO MINIMUM REQUIRED
63,561 SQ FT (1.46 ACRES)
0 FT
0 FT
0 FT
0 FT
70% MAXIMUM PER SEC 11.02.010.A.1.a
40%
63,561 SF
25,718 SQFT (40%)
BUILDING 10,667 SQFT
PAVING / WALKS 15,051 SQFT
35,844 SQFT (60%)
LANDSCAPE AREA: 35,844 SQFT
40' - 0"
25' - 0"
2 STORY - 25'-0"
REQUIRED PARKING SPACES:
MULTI-FAMILY PARKING REQUIREMENTS - PER SECTION 09.02.030
(25) 1-BEDROOM UNITS - 25 X 1.5 SPACES PER BEDROOM = 38 SPACES
(1) 2-BEDROOM UNITS - 01 X 02 SPACES PER BEDROOM = 02 SPACES
40 SPACES + (40 SPACES *.05%) = 42 SPACES REQUIRED
*PROPOSED ALTERNATE PARKING PLAN
PARKING REQUIREMENTS WILL BE MET THROUGH AN ALTERNATIVE PARKING PLAN THROUGH AN ADMINISTRATIVE
EXCEPTION
LANDSCAPING, TRASH, FENCING, SETBACKS, AMENITIES
AS REQUIRED PER UDC
TREES
ALL EXISTING HERITAGE TREES TO BE PROTECTED AND REMAIN. TREE PRESERVATION AND PROTECTION REQUIREMENTS
TO BE MET PER UDC SECTION 8.02
STORMWATER
TO BE COLLECTED IN CITY WATER DETENTION POND TO THE WEST
LIGHTING
ALL EXTERIOR LIGHTING TO COMPLY WITH UDC SECTION 7.04
N
SITE PLAN KEY NOTES
01 PAVESTONE, ECO-PRIORA PERMEABLE
CONCRETE PAVERS, REFER TO CIVIL FOR
ADDITIONAL REQUIREMENTS
02 BURNISHED BLOCK MASONRY TRASH
ENCLOSURE, REFER TO DETAIL INDICATED
FOR ADDITIONAL INFORMATION. TRASH
ENCLOSURE TO COMPLY WITH CITY OF
GEORGETOWN SCREEN REQUIREMENTS
03 LINE INDICATES OWNER DEFINED
BUILDABLE AREA
04 LINE INDICATES ROCK OUTCROPPING
05 LANDSCAPED COURTYARD. REFERENCE
LANDSCAPE FOR ADDITIONAL
INFORMATION
06 EXISTING TREE TO BE REMOVED
07 PROPOSED 6'-0" WOOD FENCE
08 CONCRETE SIDEWALK, REFER TO
CIVIL/LANDSCAPE FOR ADDITIONAL
REQUIREMENTS
09 CONCRETE CURB, REFER TO CIVIL FOR
ADDITIONAL REQUIREMENTS
10 SHEILDED, BOLLARD SITE LIGHTING, REFER
TO MEP FOR ADDITIONAL REQUIREMENTS
11 PROPOSED PAD MOUNTED TRANSFORMER
LOCATION
SCALE: 1" = 30'-0"
01 OVERALL SITE PLAN
PROJECT RENTABLE SF 20,989 SF
TOTAL RENTABLE SF 3,345 SF 2,445 SF 2,988 SF 1,474 SF 6,972 SF 1,807 SF 1,958 SF
TOTAL NUMBER OF UNITS 26
UNIT COUNTS 6342821
PROJECT BUILDING COUNT 16
SOUNTERN UNITS 3 2 2
NORTHERN UNITS 3 411
BUILDING COUNTS
BUILDING RENTABLE SF 1,115 SF 815 SF 1,494 SF 737 SF 1,743 SF 1,807 SF 1,958 SF
PORCHES / UNCONDITIONED AREA 107 SF 96 SF 208 SF 94 SF 340 SF 404 SF 651 SF
BUILDING AREA 1008 SF 719 SF 1286 SF 643 SF 1403 SF 1403 SF 1308 SF
SECOND FLOOR 504 SF 335 SF 643 SF 0 SF 720 SF 720 SF 869 SF
FIRST FLOOR 504 SF 384 SF 643 SF 643 SF 683 SF 683 SF 438 SF
UNIT AREA
BED / BATH 1/1 1/1.5 1/1 1/1 1/1 1/1 2/2.5
NUMBER OF RENTABLE UNITS PER BUILDING2121221
BUILDING HEIGHT 24'-1" 23'-8" 22'-4" 12'-8" 24'-9" 24'-9" 24'-2"
CONFIGURATION TWO STORY
STACKED STUDIO
TWO STORY
TOWNHOME
TWO STORY
STACKED FLATS ONE STORY FLAT TWO STORY
STACKED FLATS
TWO STORY
STACKED FLATS
TWO STORY
TOWNHOME
BUILDING TYPE TYPE - 1 TYPE - 2 TYPE - 3 TYPE - 4 TYPE - 5 TYPE - 6 TYPE - 7
UNIT MATRIX
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT
FOR PERMITTING, OR
CONSTRUCTION
ANDREW BRAY
18754
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Page 78 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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1741
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AEB
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A-002
Page 79 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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DW
UP
WH
DW
DW
UP
WH
DW
WH
01/ A-121
03
/
A
-
1
2
1
04/ A-121
02
/
A
-
1
2
1
18' - 0"
02
A-131
02
A-131
111
LIVING / DINING
112
KITCHEN
113
BEDROOM115
CLO
114
BATH
RE
F
01
A-131
01
A-131
ENTRY
AC ABV
28
'
-
0
"
5'
-
0
"
06
/
A
-
1
1
2
08/ A-112
07
/
A
-
1
1
2
114
115
113b
PA
N
113a
111
1-D
1-C
1-A
1-B
UP
11'-5" X 10'-10"
MW
A
B
V
STACKED
W/D
18' - 0"6' - 6"
6' - 2"2' - 10"9' - 0"
6'
-
8
"
6'
-
3
"
5'
-
0
1
/
2
"
4'
-
4
"
5'
-
8
1
/
2
"
1' - 6"4' - 0"4' - 0"3' - 0"5' - 6"
6'
-
1
1
/
2
"
6'
-
1
1
1
/
2
"
2'
-
6
"
1'
-
1
1
/
2
"
10
'
-
1
1
/
2
"
1'
-
2
"
28
'
-
0
"
03
A-131
04
A-131
A-152
01
A-152
02
3' - 6"1' - 10"
4'
-
0
"
3'
-
6
"
3' - 9 1/2"
8 1/2"1' - 2 1/2"
6' - 1 1/2"
2x6
1-A
33
'
-
0
"
24' - 6"
112
2R2S
2R
2
S
03
/
A
-
1
2
1
04/ A-121
02
/
A
-
1
2
1
02
A-131
02
A-131
01
A-131
01
A-131
212
KITCHEN
211
LIVING / DINING
213
BEDROOM215
CLO
214
BATH
6' - 2"2' - 10"9' - 0"
211a1-D
214
213a 213b1-C
1-A
215
11'-5" X 10'-10"
MW
A
B
V
STACKED
W/D
6'
-
9
"
6'
-
2
"
5'
-
0
1
/
2
"
4'
-
4
"
5'
-
8
1
/
2
"
28
'
-
0
"
18' - 0"6' - 6"
18' - 0"6' - 7 1/2"
6'
-
1
1
/
2
"
6'
-
1
1
1
/
2
"
3'
-
7
1
/
2
"
11
'
-
3
1
/
2
"
10
'
-
0
1
/
2
"
17
'
-
1
1
1
/
2
"
03
A-131
04
A-131
9'-0" AFF
VA
U
L
T
E
D
C
E
I
L
I
N
G
5' - 6"7' - 0"5' - 6"
2x6
1-B 1-A
28
'
-
0
"
24' - 6"
AC ABV
2R2S
2R
2
S
113
PA
N
T
R
Y
UP
111
LIVING / DINING
112
KITCHEN
113
BEDROOM
115
CLO
114
BATH
RE
F
ENTRY
AC ABV
STACKED
W/D
2R 2S
1R
1
S
01
02
212
KITCHEN
211
LIVING / DINING
213
BEDROOM
215
CLO
214
BATH
STACKED
W/D
2R2S
2R
2
S
FINISH NOTES
2.FINAL PAINT FINISH & COLOR SELECTIONS
SHALL BE MADE FROM FIELD SAMPLES.
PROVIDE 2'X2' FIELD SAMPLES FOR
SELECTION. FIELD SAMPLES MAY NOT
REMAIN AS PART OF WORK
3.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT GYP. BD.
SHALL BE WHITE.
5.WOOD 1X6 BASE TO BE PAINT GRADE PINE
OR POPULAR WOOD
6.ALL LIGHTING TRIM SHALL BE WHITE.
7.PROVIDE BLOCKING AND CROSS
BLOCKING FOR ALL HUNG CABINETS,
MIRRORS, TOILET PARTITIONS, GRAB
BARS, TOILET ACCESSORIES, ETC.
COORDINATE W. ARCHITECT PRIOR TO
INSTALLATION.
ALL WALLS ARE TO BE PAINTED GYPSUM
BOARD WITH SMOOTH LEVEL 4 FINISH
UNLESS NOTE OTHERWISE WITH A KEYED
NOTE.
1.
FINISH KEY NOTES
FLOOR TILE -TYPE 1:
PRODUCT: DALTILE,
PORCELAIN TILE TBD
COLOR: TBD
SIZE: 12X24
INSTALLED: 1/3RD OFFSET PATTERN
GROUT: POLYBLEND, JOINT SIZE: 1/8" MAX
GROUT COLOR: TBD
4.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT WOOD AND
METAL WALLS SHALL BE PAINTED TO MATCH
WALL FINISH.
LUXURY VINYL FLOORING -TYPE 1:
PRODUCT: TBD
COLOR: TBD
SIZE: TBD
INSTALLED: TBD
8.ALL OUTSIDE CORNERS AT GYPSUM
BOARD WALLS SHALL HAVE SQUARE
CORNER BEAD.
PROVIDE TRANSITION STRIPS BETWEEN
FLOOR MATERIALS AS REQUIRED9.
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
BUILDING DATA
CONDITIONED SPACE
FIRST FLOOR 504 SF
SECOND FLOOR 504 SF
TOTAL CONDITIONED SPACE 1008 SF
UNCONDITIONED SPACE
PORCH 107 SF
TOTAL UNCONDITIONED SPACE 107 SF
GRAND TOTAL 1115 SF
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
SCALE: 1/4" = 1'-0"
02 SECOND FLOOR
SCALE: 1/4" = 1'-0"
03 FIRST FLOOR FINISH PLAN
SCALE: 1/4" = 1'-0"
04 SECOND FLOOR FINISH PLAN
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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TYPE 1 - FLOOR PLAN
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02.01.19
FINISH KEYED NOTES
01 BACKSPLASH TILE:
PRODUCT: MANUFACTURER TBD, PRODUCT LINE
TBD
STYLE: #" x #" TBD
FIELD COLOR: TBD
INSTALLATION INSTRUCTIONS: TBD
GROUT: MANUFACTURER, JOINT SIZE:
GROUT COLOR: TBD
02 WALL TILE TYPE 01:
PRODUCT: DALTILE, PRODUCT LINE TBD
COLOR: TBD
SIZE: TBD
INSTALLED: TBD
GROUT: POLYBLEND
JOINT SIZE: 1/8" MAX
GROUT COLOR: TBD
Page 81 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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2.1.19
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
3"
12"
10"
12"
10
11
4
3
12
EQEQ
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
10"
12"
3"
12"
4
10
11
12
4
3
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
9
3
4
12
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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EXTERIOR ELEVATIONS
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01.17.19
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR
TO BE SELECTED FROM
MANUFACTURER'S STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
LP Smartside
Vertical Board & Batten Wall Panel
Painted
3 4
LP Smartside
Lap Siding
Painted
2
1
2, 3, 4
LP Smartside
Trim & Corner Boards
Painted
5, 6, 10, 12
Fascia & Soffit paint color
Benjamin Moore
Iron Mountain 2134-30
LP Smartside paint color
Benjamin Moore
Dove Wing OC-18
Owens Corning
Asphalt Shingle Roof
Oakridge, Estate Gray
9
Standing Seam Metal Roof
Paint Grip Metal
Windows
Andersen Series 100
Color - White
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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2.1.19
FIRST FLOOR0"SECOND FLOOR10' - 7 7/8"T.O. PLATE19' - 9"10" 12"24113481066
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE19' - 9"
6
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2
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1
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FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE19' - 9"
10"
12"
9
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4
2
6
3
4
8
6
FIRST FLOOR0"SECOND FLOOR10' - 7 7/8"T.O. PLATE19' - 9"123461147 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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01.17.19
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 SIDE ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNERBOARDS, PAINTED. REFERENCE DETAILSFOR ADDITIONAL INFORMATION5STEEL CANTILEAVERED BALCONY SYSTEM,PAINTED6STEEL RAILING SYSTEM WITH HORIZONTALROD INFILL PANES, PAINTED7STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS9STANDING SEAM METAL ROOF. COLORTO BE SELECTED FROMMANUFACTURER'S STANDARD COLORS10LP SMARTSIDE FASCIA AND SOFFIT,PAINTED REFERENCE DETAILS FORADDITIONAL INFORMATION11HALF ROUND GUTTERS WITH ROUNDDOWSPOUTS, COLOR TBDFIRST FLOOR0"SECOND FLOOR10' - 7 7/8"T.O. PLATE19' - 9"10" 12"24113481066
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE
19' - 9"
6
11
3
4
2
8
1
7
5
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE
19' - 9"
10"
12"
9
10
11
4
2
6
3
4
8
6
FIRST FLOOR0"SECOND FLOOR10' - 7 7/8"T.O. PLATE19' - 9"123461147 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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01.17.19
SCALE: 1/4" = 1'-0"
04REAR ELEVATION
SCALE: 1/4" = 1'-0"
03SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 SIDE ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNERBOARDS, PAINTED. REFERENCE DETAILSFOR ADDITIONAL INFORMATION5STEEL CANTILEAVERED BALCONY SYSTEM,PAINTED6STEEL RAILING SYSTEM WITH HORIZONTALROD INFILL PANES, PAINTED7STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS9STANDING SEAM METAL ROOF. COLORTO BE SELECTED FROMMANUFACTURER'S STANDARD COLORS10LP SMARTSIDE FASCIA AND SOFFIT,PAINTED REFERENCE DETAILS FORADDITIONAL INFORMATION11HALF ROUND GUTTERS WITH ROUNDDOWSPOUTS, COLOR TBD
COLORS AND MATERIALS
UNIT TYPE 1
A-121
FIRST FLOOR0"SECOND FLOOR10' - 7 7/8"T.O. PLATE19' - 9"10" 12"24113481066
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE19' - 9"
6
11
3
4
2
8
1
7
5
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE19' - 9"
10"
12"
9
10
11
4
2
6
3
4
8
6
FIRST FLOOR0"SECOND FLOOR10' - 7 7/8"T.O. PLATE19' - 9"123461147 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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01.17.19
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 SIDE ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNERBOARDS, PAINTED. REFERENCE DETAILSFOR ADDITIONAL INFORMATION5STEEL CANTILEAVERED BALCONY SYSTEM,PAINTED6STEEL RAILING SYSTEM WITH HORIZONTALROD INFILL PANES, PAINTED7STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS9STANDING SEAM METAL ROOF. COLORTO BE SELECTED FROMMANUFACTURER'S STANDARD COLORS10LP SMARTSIDE FASCIA AND SOFFIT,PAINTED REFERENCE DETAILS FORADDITIONAL INFORMATION11HALF ROUND GUTTERS WITH ROUNDDOWSPOUTS, COLOR TBD
Page 82 of 110
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE19' - 9"
10"
12"
2
4
11
3
4
8
10
1-A
1-A
FIRST FLOOR
0"
1st Floor T.O.P.
24' - 5"
6
6
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE
19' - 9"
211a
6
11
3
4
2
8
1-B
1
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
1st Floor T.O.P.
24' - 5"
7
5
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE
19' - 9"
10"
12"
9
10
11
4
2
6
3
4
8
6
111
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
1st Floor T.O.P.
24' - 5"
1-B 1-A
1-A
24
'
-
1
"
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE19' - 9"
1
2
3
4
6
11
4
1-D
1-D
1-C
1-C
FIRST FLOOR
0"
T.O. PLATE
7' - 8"
1st Floor T.O.P.
24' - 5"
7
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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A-121
TYPE 1 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB/AEB
AEB
AEB
RI
V
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B
L
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7
8
6
2
6
04.01.19
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 SIDE ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR
TO BE SELECTED FROM
MANUFACTURER'S STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
Page 83 of 110
DWDW
03
A-231
03
A-231
MECH
121
KITCHEN
120
LIVING ROOM
UP
16
'
-
0
"
8'
-
0
"
6' - 0"16' - 0"
7'
-
6
1
/
2
"
6'
-
5
1
/
2
"
10
'
-
0
"
122
UTILITY
PORCH 24
'
-
0
"
22' - 0"
6"5' - 6"8' - 0"4' - 5 1/2"3' - 6 1/2"
6' - 0"4' - 9"5' - 9"2' - 1 1/2"3' - 4 1/2"
22' - 0"
4'
-
5
"
2'
-
7
"
1'
-
0
"
1'
-
9
"
2'
-
4
"
5'
-
4
"
6'
-
7
"
6"
7'
-
6
"
7'
-
6
"
6"
24
'
-
0
"
01
A-231
01
A-231
02
A-231
02
A-23104
A-231
01/ A-241
04/ A-241
02/ A-241
05
A-231
03/ A-241
07
/
A
-
2
4
1
08/ A-241
123
120b
122
120a
2-B
2-A
2-B
PAN
2-C 2-C
MW ABV
STACKED
W/D
2' - 10"
3'
-
1
0
"
123
POWDER
03
A-231
03
A-231
DN
220
BEDROOM
221
BATH 222
HALL
ROOF
BELOW
2X6
24
'
-
0
"
16' - 0"
16' - 0"
8' - 0"8' - 0"
6' - 0"2' - 6"2' - 0"5' - 6"
6'
-
7
"
6'
-
1
1
/
2
"
2'
-
9
1
/
2
"
3'
-
1
0
"
4'
-
8
"
01
A-231
01
A-231
02
A-231
02
A-23104
A-231
06/ A-241
05/ A-241
05
A-231
220a
221a
220b
2-B
2-A
2-B
WH IN
ATTIC
CLO
221b
6'
-
3
"
11
'
-
6
"
1'
-
1
0
1
/
2
"
4'
-
4
1
/
2
"
24
'
-
0
"
2'
-
8
"
1' - 8"
2X
6
2-C
2-C
CEILING
SLOPES
CEILING
SLOPES
VA
U
L
T
E
D
2R2S
ATTIC
ACCESS
220
BEDROOM
221
BATH
222
HALL
ROOF
BELOW
11'-9" X 12'-2"
2R2S
2R
2
S
MECH
121
KITCHEN
120
LIVING ROOM
UP
UTILITY
PORCH
FINISH NOTES
2.FINAL PAINT FINISH & COLOR SELECTIONS
SHALL BE MADE FROM FIELD SAMPLES.
PROVIDE 2'X2' FIELD SAMPLES FOR
SELECTION. FIELD SAMPLES MAY NOT
REMAIN AS PART OF WORK
3.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT GYP. BD.
SHALL BE WHITE.
5.WOOD 1X6 BASE TO BE PAINT GRADE PINE
OR POPULAR WOOD
6.ALL LIGHTING TRIM SHALL BE WHITE.
7.PROVIDE BLOCKING AND CROSS
BLOCKING FOR ALL HUNG CABINETS,
MIRRORS, TOILET PARTITIONS, GRAB
BARS, TOILET ACCESSORIES, ETC.
COORDINATE W. ARCHITECT PRIOR TO
INSTALLATION.
ALL WALLS ARE TO BE PAINTED GYPSUM
BOARD WITH SMOOTH LEVEL 4 FINISH
UNLESS NOTE OTHERWISE WITH A KEYED
NOTE.
1.
FINISH KEY NOTES
FLOOR TILE -TYPE 1:
PRODUCT: DALTILE,
PORCELAIN TILE TBD
COLOR: TBD
SIZE: 12X24
INSTALLED: 1/3RD OFFSET PATTERN
GROUT: POLYBLEND, JOINT SIZE: 1/8" MAX
GROUT COLOR: TBD
4.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT WOOD AND
METAL WALLS SHALL BE PAINTED TO MATCH
WALL FINISH.
LUXURY VINYL FLOORING -TYPE 1:
PRODUCT: TBD
COLOR: TBD
SIZE: TBD
INSTALLED: TBD
8.ALL OUTSIDE CORNERS AT GYPSUM
BOARD WALLS SHALL HAVE SQUARE
CORNER BEAD.
PROVIDE TRANSITION STRIPS BETWEEN
FLOOR MATERIALS AS REQUIRED9.
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
SCALE: 1/4" = 1'-0"
02 SECOND FLOOR
SCALE: 1/4" = 1'-0"
04 SECOND FLOOR FINISH PLAN
SCALE: 1/4" = 1'-0"
03 FIRST FLOOR FINISH PLAN
BUILDING DATA
CONDITIONED SPACE
FIRST FLOOR 384 SF
SECOND FLOOR 335 SF
TOTAL CONDITIONED SPACE 719 SF
UNCONDITIONED SPACE
PORCH 96 SF
TOTAL UNCONDITIONED SPACE 96 SF
GRAND TOTAL 815 SF
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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A-211
TYPE 2 - FLOOR PLANS
00.00.00
1741
BGB
AEB
AEB
RI
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7
8
6
2
6
02.01.19
Page 84 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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HARC APPLICATION
00.00.00
1741
ECD / BGB
AEB
AEB
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6
2
6
2.1.19
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
3"
12"
10"
12"
10
11
4
3
12
EQEQ
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
10"
12"
3"
12"
4
10
11
12
4
3
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
9
3
4
12
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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A-221
EXTERIOR ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
V
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B
L
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F
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7
8
6
2
6
01.17.19
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR
TO BE SELECTED FROM
MANUFACTURER'S STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
LP Smartside
Vertical Board & Batten Wall Panel
Painted
3 4
LP Smartside
Lap Siding
Painted
2
1
2, 3, 4
LP Smartside
Trim & Corner Boards
Painted
5, 6, 10, 12
Fascia & Soffit paint color
Benjamin Moore
Iron Mountain 2134-30
LP Smartside paint color
Benjamin Moore
Dove Wing OC-18
Owens Corning
Asphalt Shingle Roof
Oakridge, Estate Gray
9
Standing Seam Metal Roof
Paint Grip Metal
Windows
Andersen Series 100
Color - White
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND FLOOR19
- 93 1210 12101143 12EQEQ
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND FLOOR
19
- 9
10
12
3
12
4
10
11
12
4
3
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND FLOOR
19
- 9
1
3
4
10
11
9
3
4
12
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND FLOOR19
- 91341011 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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EXTERIOR ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
V
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B
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O
W
N
,
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7
8
6
2
6
01.17.19
SCALE
-
SIDE ELEVATION
SCALE
-
3 SIDE ELEVATION
SCALE
-
FRONT ELEVATION
SCALE
-
REAR ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNERBOARDS, PAINTED. REFERENCE DETAILSFOR ADDITIONAL INFORMATION5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED6STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES, PAINTED7STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS9STANDING SEAM METAL ROOF. COLORTO BE SELECTED FROMMANUFACTURER'S STANDARD COLORS10LP SMARTSIDE FASCIA AND SOFFIT,PAINTED REFERENCE DETAILS FORADDITIONAL INFORMATION11HALF ROUND GUTTERS WITH ROUNDDOWSPOUTS, COLOR TBD12STRUCTURAL STEEL FRAMING, PAINTED.FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND FLOOR19
- 93 1210 1210114312EQEQ
FIRST FLOOR0
SECOND FLOOR
10
- 7 7/8
T.O. PLATE 2ND FLOOR19
- 9
10
12
3
12
4
10
11
12
4
3
FIRST FLOOR0
SECOND FLOOR
10
- 7 7/8
T.O. PLATE 2ND FLOOR19
- 9
1
3
4
10
11
9
3
4
12
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND FLOOR19
- 91341011 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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1741
BGB
AEB
AEB
RI
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2
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01.17.19
SCALE
-
SIDE ELEVATION
SCALE
-
3SIDE ELEVATION
SCALE
-
FRONT ELEVATION
SCALE
-
REAR ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNERBOARDS, PAINTED. REFERENCE DETAILSFOR ADDITIONAL INFORMATION5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED6STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES, PAINTED7STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS9STANDING SEAM METAL ROOF. COLORTO BE SELECTED FROMMANUFACTURER'S STANDARD COLORS10LP SMARTSIDE FASCIA AND SOFFIT,PAINTED REFERENCE DETAILS FORADDITIONAL INFORMATION11HALF ROUND GUTTERS WITH ROUNDDOWSPOUTS, COLOR TBD12STRUCTURAL STEEL FRAMING, PAINTED.
COLORS AND MATERIALS
UNIT TYPE 2
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND FLOOR19
- 93 1210 12101143 12EQEQ
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND FLOOR
19
- 9
10
12
3
12
4
10
11
12
4
3
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND FLOOR
19
- 9
1
3
4
10
11
9
3
4
12
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND FLOOR19
- 91341011 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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1741
BGB
AEB
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01.17.19
SCALE
-
SIDE ELEVATION
SCALE
-
3 SIDE ELEVATION
SCALE
-
FRONT ELEVATION
SCALE
-
REAR ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNERBOARDS, PAINTED. REFERENCE DETAILSFOR ADDITIONAL INFORMATION5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED6STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES, PAINTED7STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS9STANDING SEAM METAL ROOF. COLORTO BE SELECTED FROMMANUFACTURER'S STANDARD COLORS10LP SMARTSIDE FASCIA AND SOFFIT,PAINTED REFERENCE DETAILS FORADDITIONAL INFORMATION11HALF ROUND GUTTERS WITH ROUNDDOWSPOUTS, COLOR TBD12STRUCTURAL STEEL FRAMING, PAINTED.
A-221
Page 85 of 110
Tectonic Copyrig ht 2007
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
2-B
3"
12"
10"
12"
10
11
4
3
2-C 2-C 12
EQEQ
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
10"
12"
3"
12"
2-B
2-B
4
10
11
12
4
3
23
'
-
8
"
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
2-A2-B
2-B 2-A
120a
1
3
4
10
11
9
3
4
12
FIRST FLOOR
0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
2-C 2-C
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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EXTERIOR ELEVATIONS
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1741
BGB
AEB
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6
2
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04.01.19
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF. OWENS
CORNING OAKRIDGE SERIES SHINGLE.
COLOR SHALL BE ESTATE GRAY
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 26GA FLAT PAN STANDING SEAM METAL
ROOF WITH RIBS SPACE 16" O.C.
COLOR SHALL BE PAINT GRIP
GALVANIZED
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND PAINT GRIP GALVANIZED
GUTTERS WITH PAINT GRIP GALVANIZED
ROUND DOWSPOUTS
12 STRUCTURAL STEEL FRAMING, PAINTED.
Page 86 of 110
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03/ A-321
02
/
A
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2
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04/ A-321
01
/
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1
01
A-331
01
A-331
311
LIVING
312
BEDROOM
313
BATH
316
CLO
315
UTILITY
314
KITCHEN
25' - 4"
3'
-
9
"
1'
-
5
1
/
2
"
5'
-
4
"
4'
-
2
1
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2
"
6'
-
9
1
/
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"
4'
-
5
1
/
2
"
10' - 5"12' - 11"6' - 0"
15
'
-
1
"
11
'
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1
1
"
PO
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5'
-
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1
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5'
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1
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"
4
1
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"
6
1
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"
6'
-
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1
1
/
2
"
7'
-
6
"
7
1
/
2
"
29' - 4"
7' - 11 1/2"2' - 5 1/2"6' - 5 1/2"6' - 5 1/2"5' - 6"6"
3'
-
8
"
7'
-
4
"
4'
-
1
"
11
"
10' - 5"14' - 11"
6' - 5"4' - 0"
6"
26
'
-
0
"
6"
05
A-331
03
A-33103
/
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01
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02/ A-341
05/ A-341 316
312313
315
3-B
3-A
3-A
311a
27
'
-
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"
STACKED
W/D PA
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3-D
3-C
3-D
311b
MW
A
B
V
07
/
A
-
3
4
1
04
A-331
11
1
/
2
"
6'
-
1
0
"
5' - 11 1/2"3' - 1"
1' - 1"
2X6
AC ABV
4'
-
1
"
27
'
-
0
"
03/ A-321
02
/
A
-
3
2
1
04/ A-321
01
/
A
-
3
2
1
01
A-331
01
A-331
VA
U
L
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D
C
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05
A-331
03
A-33103
/
A
-
3
4
1
01
/
A
-
3
4
1
04
/
A
-
3
4
1
321
LIVING
322
BEDROOM
323
BATH
324
KITCHEN
325
UTILITY
06
/
A
-
3
4
1
02/ A-341
05/ A-341
3-A
326
CLO
02
A-331
PA
N
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326
322323
325
321b
3-D
3-D
3-C
MW
A
B
V
07
/
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-
3
4
1
04
A-331
321a
3-B
5'
-
0
"
8' - 3"2' - 2"
AC ABV
6' - 5"4' - 0"
5'
-
1
1
1
/
2
"
5'
-
1
1
1
/
2
"
4'
-
1
"
7'
-
4
"
3'
-
8
"
11
'
-
1
1
"
15
'
-
1
"
5'
-
0
"
4'
-
5
1
/
2
"
6'
-
9
1
/
2
"
4'
-
2
"
5'
-
4
1
/
2
"
1'
-
1
1
"
3'
-
3
1
/
2
"
26
'
-
0
"
6"
6' - 5"9"2' - 4"1' - 1"4'
-
1
"
10' - 5"4' - 2 1/2"5' - 6"3' - 2 1/2"
23' - 4"
2' - 3"3' - 3"
10' - 5"14' - 11"
25' - 4"
311
LIVING
312
BEDROOM
313
BATH
CLO
315
UTILITY
314
KITCHEN PO
R
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H
1R1S
1R1S
2R
2
S
321
LIVING
322
BEDROOM
323
BATH
324
KITCHEN
325
UTILITY
1R1S
1R1S
2R
2
S
FINISH NOTES
2.FINAL PAINT FINISH & COLOR SELECTIONS
SHALL BE MADE FROM FIELD SAMPLES.
PROVIDE 2'X2' FIELD SAMPLES FOR
SELECTION. FIELD SAMPLES MAY NOT
REMAIN AS PART OF WORK
3.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT GYP. BD.
SHALL BE WHITE.
5.WOOD 1X6 BASE TO BE PAINT GRADE PINE
OR POPULAR WOOD
6.ALL LIGHTING TRIM SHALL BE WHITE.
7.PROVIDE BLOCKING AND CROSS
BLOCKING FOR ALL HUNG CABINETS,
MIRRORS, TOILET PARTITIONS, GRAB
BARS, TOILET ACCESSORIES, ETC.
COORDINATE W. ARCHITECT PRIOR TO
INSTALLATION.
ALL WALLS ARE TO BE PAINTED GYPSUM
BOARD WITH SMOOTH LEVEL 4 FINISH
UNLESS NOTE OTHERWISE WITH A KEYED
NOTE.
1.
FINISH KEY NOTES
FLOOR TILE -TYPE 1:
PRODUCT: DALTILE,
PORCELAIN TILE TBD
COLOR: TBD
SIZE: 12X24
INSTALLED: 1/3RD OFFSET PATTERN
GROUT: POLYBLEND, JOINT SIZE: 1/8" MAX
GROUT COLOR: TBD
4.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT WOOD AND
METAL WALLS SHALL BE PAINTED TO MATCH
WALL FINISH.
LUXURY VINYL FLOORING -TYPE 1:
PRODUCT: TBD
COLOR: TBD
SIZE: TBD
INSTALLED: TBD
8.ALL OUTSIDE CORNERS AT GYPSUM
BOARD WALLS SHALL HAVE SQUARE
CORNER BEAD.
PROVIDE TRANSITION STRIPS BETWEEN
FLOOR MATERIALS AS REQUIRED9.
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
BUILDING DATA
CONDITIONED SPACE
FIRST FLOOR 643 SF
SECOND FLOOR 643 SF
TOTAL CONDITIONED SPACE 1287 SF
UNCONDITIONED SPACE
PORCH 208 SF
TOTAL UNCONDITIONED SPACE 208 SF
GRAND TOTAL 1495 SF
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
SCALE: 1/4" = 1'-0"
02 SECOND FLOOR FF
SCALE: 1/4" = 1'-0"
03 FIRST FLOOR FINISH PLAN
SCALE: 1/4" = 1'-0"
04 SECOND FLOOR FINISH PLAN
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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00.00.00
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02.01.19
Page 87 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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HARC APPLICATION
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2
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2.1.19
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
3"
12"
10"
12"
10
11
4
3
12
EQEQ
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
10"
12"
3"
12"
4
10
11
12
4
3
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
9
3
4
12
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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EXTERIOR ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
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8
6
2
6
01.17.19
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR
TO BE SELECTED FROM
MANUFACTURER'S STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
LP Smartside
Vertical Board & Batten Wall Panel
Painted
3 4
LP Smartside
Lap Siding
Painted
2
1
2, 3, 4
LP Smartside
Trim & Corner Boards
Painted
5, 6, 10, 12
Fascia & Soffit paint color
Benjamin Moore
Iron Mountain 2134-30
LP Smartside paint color
Benjamin Moore
Dove Wing OC-18
Owens Corning
Asphalt Shingle Roof
Oakridge, Estate Gray
9
Standing Seam Metal Roof
Paint Grip Metal
Windows
Andersen Series 100
Color - White
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
11
1
3
2
4
10
12
2
12
10
12
3
12
3
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
1
9
3
4
6
8
11
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
2
12
8
1
11
10
12
3
3
10
12
3
12
11
3
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
1
3
4
4
6
8
9
10
11
12
2
5
7
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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TYPE 3 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
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2
6
01.17.19
SCALE
-
3 SOUTH ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
FRONT ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
11
1
3
2
4
10
12
2
12
10
12
3
12
3
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
1
9
3
4
6
8
11
12
FIRST FLOOR0
2ND T.O.P.19
- 9
SECOND FLOOR FF10
- 7 7/8
2
12
8
1
11
10
12
3
3
10
12
3
12
11
3
12
FIRST FLOOR0
2ND T.O.P.19
- 9
SECOND FLOOR FF10
- 7 7/8
1
3
4
4
6
8
9
10
11
12
2
5
7
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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TYPE 3 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
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B
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N
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7
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6
2
6
01.17.19
SCALE
-
3SOUTH ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
FRONT ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLORS AND MATERIALS
UNIT TYPE 3
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF
10
- 7 7/8
11
1
3
2
4
10
12
2
12
10
12
3
12
3
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF
10
- 7 7/8
1
9
3
4
6
8
11
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
2
12
8
1
11
10
12
3
3
10
12
3
12
11
3
12
FIRST FLOOR0
2ND T.O.P.
19
- 9
SECOND FLOOR FF10
- 7 7/8
1
3
4
4
6
8
9
10
11
12
2
5
7
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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TYPE 3 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
V
E
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B
L
U
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F
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T
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A
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A
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GE
O
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G
E
T
O
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N
,
T
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7
8
6
2
6
01.17.19
SCALE
-
3SOUTH ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
FRONT ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
A-321
Page 88 of 110
FIRST FLOOR
0"
2ND T.O.P.
19' - 9"
SECOND FLOOR FF10' - 7 7/8"
11
1
3
2
4
10
12
2"
12"
10"
12"
3"
12"
3"
12"
FIRST FLOOR
0"
2ND T.O.P.
19' - 9"
SECOND FLOOR FF10' - 7 7/8"
1
9
3
4
6
8
11
12
3-D 3-D
3-D 3-D
3-C
3-C
3"
12"
FIRST FLOOR0"
2ND T.O.P.
19' - 9"
SECOND FLOOR FF
10' - 7 7/8"
3-B
2"
12"
8
1
11
10
12
3
3
10"
12"
3"
12"
11
3"
12"
321a
FIRST FLOOR0"
2ND T.O.P.
19' - 9"
SECOND FLOOR FF
10' - 7 7/8"
3-A
3-A
3-A
1
3
4
4
6
8
9
10
11
12
311a
2 3-B
5
7
22
'
-
4
"
3-A
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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TYPE 3 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
V
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F
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7
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6
2
6
04.01.19
SCALE: 1/4" = 1'-0"
03 SOUTH ELEVATION
SCALE: 1/4" = 1'-0"
01 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 FRONT ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
Page 89 of 110
DW
WH
DW
WH
03/ A-421
02
/
A
-
4
2
1
04/ A-421
01
/
A
-
4
2
1
01
A-431
01
A-431
411
LIVING
412
BEDROOM
413
BATH
416
CLO
415
UTILITY
414
KITCHEN
25' - 4"
3'
-
9
"
1'
-
5
1
/
2
"
5'
-
4
"
4'
-
2
1
/
2
"
6'
-
9
"
4'
-
6
"
10' - 5"12' - 11"6' - 0"
15
'
-
1
"
11
'
-
1
1
"
PO
R
C
H
5'
-
1
1
1
/
2
"
5'
-
5
"
7'
-
6
"
7'
-
6
"
7
1
/
2
"
29' - 4"
7' - 11 1/2"2' - 5 1/2"6' - 5 1/2"6' - 5 1/2"
3'
-
8
"
7'
-
4
"
4'
-
1
"
11
"
10' - 5"14' - 11"
6' - 5"4' - 0"
6"
26
'
-
0
"
6"
06
A-431
05
A-43103
/
A
-
4
4
1
01
/
A
-
4
4
1
04
/
A
-
4
4
1
06
/
A
-
4
4
1
02/ A-441
05/ A-441 416
412413
415
4-B
4-A
4-A
411
27
'
-
0
"
STACKED
W/D PA
N
T
R
Y
4-D
4-D
3' - 6"6"
MW
A
B
V
REF
07
/
A
-
4
4
1
27
'
-
0
"
AC ABV
5' - 11 1/2"
9"
2' - 4"1' - 1"
7'
-
4
"
4'
-
1
"
2X6
421b
VA
U
L
T
E
D
CEILING
SLOPE
CEILING
SLOPE
4-C
ABV
411
LIVING
412
BEDROOM
413
BATH
CLO
415
UTILITY
414
KITCHEN PO
R
C
H
FINISH NOTES
2.FINAL PAINT FINISH & COLOR SELECTIONS
SHALL BE MADE FROM FIELD SAMPLES.
PROVIDE 2'X2' FIELD SAMPLES FOR
SELECTION. FIELD SAMPLES MAY NOT
REMAIN AS PART OF WORK
3.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT GYP. BD.
SHALL BE WHITE.
5.WOOD 1X6 BASE TO BE PAINT GRADE PINE
OR POPULAR WOOD
6.ALL LIGHTING TRIM SHALL BE WHITE.
7.PROVIDE BLOCKING AND CROSS
BLOCKING FOR ALL HUNG CABINETS,
MIRRORS, TOILET PARTITIONS, GRAB
BARS, TOILET ACCESSORIES, ETC.
COORDINATE W. ARCHITECT PRIOR TO
INSTALLATION.
ALL WALLS ARE TO BE PAINTED GYPSUM
BOARD WITH SMOOTH LEVEL 4 FINISH
UNLESS NOTE OTHERWISE WITH A KEYED
NOTE.
1.
FINISH KEY NOTES
FLOOR TILE -TYPE 1:
PRODUCT: DALTILE,
PORCELAIN TILE TBD
COLOR: TBD
SIZE: 12X24
INSTALLED: 1/3RD OFFSET PATTERN
GROUT: POLYBLEND, JOINT SIZE: 1/8" MAX
GROUT COLOR: TBD
4.ALL ELECTRICAL RECEPTACLES, DEVICES,
SWITCHES & COVER PLATES AT WOOD AND
METAL WALLS SHALL BE PAINTED TO MATCH
WALL FINISH.
LUXURY VINYL FLOORING -TYPE 1:
PRODUCT: TBD
COLOR: TBD
SIZE: TBD
INSTALLED: TBD
8.ALL OUTSIDE CORNERS AT GYPSUM
BOARD WALLS SHALL HAVE SQUARE
CORNER BEAD.
PROVIDE TRANSITION STRIPS BETWEEN
FLOOR MATERIALS AS REQUIRED9.
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
BUILDING DATA
CONDITIONED SPACE
FIRST FLOOR 643 SF
TOTAL CONDITIONED SPACE 643 SF
UNCONDITIONED SPACE
PORCH 94 SF
TOTAL UNCONDITIONED SPACE 94 SF
GRAND TOTAL 738 SF
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
SCALE: 1/4" = 1'-0"
03 FIRST FLOOR FINISH PLAN
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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TYPE 4 - FLOOR PLAN
00.00.00
1741
BGB
AEB
AEB
RI
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B
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7
8
6
2
6
02.01.19
Page 90 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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HARC - 3
HARC APPLICATION
00.00.00
1741
ECD / BGB
AEB
AEB
RI
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7
8
6
2
6
2.1.19
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
3"
12"
10"
12"
10
11
4
3
12
EQEQ
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
10"
12"
3"
12"
4
10
11
12
4
3
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
9
3
4
12
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND FLOOR19' - 9"
1
3
4
10
11
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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A-221
EXTERIOR ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
V
E
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B
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F
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8
6
2
6
01.17.19
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 FRONT ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR
TO BE SELECTED FROM
MANUFACTURER'S STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
LP Smartside
Vertical Board & Batten Wall Panel
Painted
3 4
LP Smartside
Lap Siding
Painted
2
1
2, 3, 4
LP Smartside
Trim & Corner Boards
Painted
5, 6, 10, 12
Fascia & Soffit paint color
Benjamin Moore
Iron Mountain 2134-30
LP Smartside paint color
Benjamin Moore
Dove Wing OC-18
Owens Corning
Asphalt Shingle Roof
Oakridge, Estate Gray
9
Standing Seam Metal Roof
Paint Grip Metal
Windows
Andersen Series 100
Color - White
4
FIRST FLOOR0
11
1
3
2
4
10
12
2
12
10
12
3
12
4
FIRST FLOOR0
1
9
3
4
11 11
FIRST FLOOR
0
2
12
1
11
4
10
12
3
10
12
3
12
4
10
2
FIRST FLOOR
0
1
2
4
10
11
124
9
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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A-
TYPE 4 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
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6
2
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01.17.19
SCALE
-
3 SOUTH ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
FRONT ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
FIRST FLOOR0
11
1
3
2
4
10
12
2
12
10
12
3
12
4
FIRST FLOOR0
1
9
3
4
11 11
FIRST FLOOR0
2
12
1
11
4
10
12
3
10
12
3
12
4
10
2
FIRST FLOOR0
1
2
4
10
11
124
9
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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ELEVATIONS
00.00.00
1741
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6
01.17.19
SCALE
-
3SOUTH ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
FRONT ELEVATION
ELEVATION KEYED NOTES1ASPHALT SHINGLE ROOF2LP SMARTSIDE LAP SIDING WITH 4.5"EXPOSURE, PAINTED3LP SMARTSIDE VERTICAL BOARD ANDBATTEN SIDING. 1X2 BATTENS SPACED12" O.C., PAINTED4LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLORS AND MATERIALS
UNIT TYPE 4
A-421
Page 91 of 110
FIRST FLOOR
0"
11
1
3
2
4
10
12
2"
12"
10"
12"
2"
12"
4
12
'
-
8
"
FIRST FLOOR
0"
1
9
3
4
11
4-D 4-D
11
4-C
FIRST FLOOR0"
4-B
2"
12"
1
11
4
10
12
3
10"
12"
2"
12"
4
10
2
FIRST FLOOR0"
4-A 4-A
1
2
4
10
11
124
411
9
10"
12"
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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1
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1
7
4
1
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A-421
TYPE 4 - EXTERIOR
ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
R
E
S
T
S
T
GE
O
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G
E
T
O
W
N
,
T
X
7
8
6
2
6
04.01.19
SCALE: 1/4" = 1'-0"
03 SOUTH ELEVATION
SCALE: 1/4" = 1'-0"
01 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 FRONT ELEVATION
ELEVATION KEYED NOTES
1 ASPHALT SHINGLE ROOF
2 LP SMARTSIDE LAP SIDING WITH 4.5"
EXPOSURE, PAINTED
3 LP SMARTSIDE VERTICAL BOARD AND
BATTEN SIDING. 1X2 BATTENS SPACED
12" O.C., PAINTED
4 LP SMARTSIDE TRIM AND CORNER
BOARDS, PAINTED. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS
9 STANDING SEAM METAL ROOF. COLOR TO
BE SELECTED FROM MANUFACTURER'S
STANDARD COLORS
10 LP SMARTSIDE FASCIA AND SOFFIT,
PAINTED REFERENCE DETAILS FOR
ADDITIONAL INFORMATION
11 HALF ROUND GUTTERS WITH ROUND
DOWSPOUTS, COLOR TBD
12 STRUCTURAL STEEL FRAMING, PAINTED.
Page 92 of 110
DWDW
02/ A-521
03
/
A
-
5
2
1
04/ A-521
01
/
A
-
5
2
1
02
A-531
02
A-531
UP
01
A-531
01
A-531
BALCONY
LINE OF UNIT
ABOVE
03
A-531
04
A-531
04/ A-541
PORCH
PA
N
511
LIVING
513
DINING
514
BEDROOM
515
BATH
516
CLO
2x6
STACKED
W/D
WH ABV
REF
MW
A
B
V
5-C
5-B 5-D
511b
511a
515
513
514b
516
514a
5 1/2"9' - 2"9' - 2"5 1/2"
25' - 0"
5
1
/
2
"
18
'
-
2
1
/
2
"
3'
-
1
0
1
/
2
"
12
'
-
3
"
5
1
/
2
"
7'
-
0
"
14
'
-
0
"
21
'
-
3
"
5
1
/
2
"
2'
-
7
"
7'
-
3
"
8'
-
8
"
5'
-
4
1
/
2
"
4'
-
4
"
6'
-
1
1
/
2
"
5
1
/
2
"
2'
-
1
1
"
10
'
-
1
"
1'
-
0
"
5 1/2"3' - 1"
2' - 9 1/2"
5' - 11 1/2"6' - 6"5 1/2"
5' - 10 1/2"12' - 5 1/2"
19' - 3"
1' - 8"6' - 5 1/2"
35
'
-
3
"
7'
-
0
"
01
/
A
-
5
4
1
03
/
A
-
5
4
1
05
/
A
-
5
4
1
02/ A-541
5' - 9"19' - 3"
512
KITCHEN
42
'
-
3
"
42
'
-
3
"
01
A-532
02
A-532
A/C ABOVE
5-A
4'
-
0
"
3'
-
8
"
2'
-
9
"
2' - 1"3' - 8"1' - 8"
1R
1
S
2R2S
1R1S
02/ A-521
03
/
A
-
5
2
1
04/ A-521
01
/
A
-
5
2
1
02
A-531
02
A-531
BALCONY
DN
01
A-531
01
A-531
03
A-531
04
A-531
PA
N
521
LIVING
522
DINING
525
BEDROOM
524
BATH
526
CLO
PA
N
MW
A
B
V
STACKED
W/DWH ABV
36
'
-
0
"
5'
-
0
"
521b
521a
522524
525a
526
525b
5-C
5-B 5-D
3' - 11"
2' - 3"
6' - 6"7' - 4"
13
'
-
3
"
3'
-
8
1
/
2
"
16
'
-
7
1
/
2
"
2'
-
5
"
7'
-
4
"
3'
-
1
1
1
/
2
"
5'
-
8
"
8'
-
4
1
/
2
"
10
'
-
8
"
10' - 0"10' - 0"
20' - 0"4' - 10"
20' - 0"
36
'
-
0
"
5'
-
0
"
41
'
-
0
"
24' - 10"
3' - 4"1' - 2"
1' - 4 1/2"7' - 3 1/2"
01
A-532
02
A-532
A/C ABOVE
5-A
6'
-
7
1
/
4
"
BALCONY
41
'
-
0
"
4'
-
0
"
3'
-
8
"
2'
-
9
"
523
KITCHEN
1R
1
S
2R2S
1R1S
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
SCALE: 1/4" = 1'-0"
03 SECOND FLOOR
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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4
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A-511
TYPE 5 - FLOOR PLAN
00.00.00
1741
BGB
AEB
AEB
RI
V
E
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B
L
U
F
F
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T
I
-
F
A
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I
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D
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P
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3R
D
S
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A
N
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F
O
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S
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GE
O
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N
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7
8
6
2
6
02.01.19
Area Schedule (Rentable)
CONDITIONED SPACE
FIRST FLOOR 683 SF
SECOND FLOOR 720 SF
TOTAL CONDITIONED SPACE 1403 SF
UNCONDITIONED SPACE
BALCONY 229 SF
PORCH 111 SF
TOTAL UNCONDITIONED SPACE 340 SF
Grand total 1743 SF
Page 93 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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HARC - 3
HARC APPLICATION
00.00.00
1741
ECD / BGB
AEB
AEB
RI
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B
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F
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A
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N
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7
8
6
2
6
2.1.19
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8"
12"
9
10
11
12
13
312
4
6
5
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8"
12"
2
3
4
5
6
8
9
10
11
12
12
7
SCALE: 1/4" = 1'-0"
02 STREET FACING ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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4
1
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A-521
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
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B
L
U
F
F
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A
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D
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3R
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A
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N
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7
8
6
2
6
01.29.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE
DETAILS FOR ADDITIONAL
INFORMATION. COLOR SHALL MATCH
ADJACENT METAL WALL PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
5, 6, 7, 8, 10
1 2
MBCI
MasterLine 16
Medium Bronze, Signature 300
3
Texas Building Products
Burnished Block
Blanco
4
Metal J-Trim Corner
Painted
Typical Door Color
Sherwin Williams
Goldenrod, SW 6677
Standing Seam Metal Roof
Paint Grip Metal
Steel & Fascia color
Benjamin Moore
Iron Mountain 2134-30
Windows
Andersen - Series 100
Color - White
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
12
9
10
11
12
13
312
4
6
5
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
1
2
3
4
5
6
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
12
2
3
4
5
6
8
9
10
11
12
12
7
SCALE
-
STREET FACIN* ELEVATION
SCALE
-
3SIDE ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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1
7
\
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4
1
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3
-
C
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TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
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01.29.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE
DETAILS FOR ADDITIONAL
INFORMATION. COLOR SHALL MATCH
ADJACENT METAL WALL PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
FIRST FLOOR
0
SECOND FLOOR11
- 7 7/8T.O. PLATE20
- 98 12910111213312465
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
1
2
3
4
5
6
FIRST FLOOR
0
SECOND FLOOR11
- 7 7/8T.O. PLATE20
- 98 122345689101112127
SCALE
-
STREET FACIN* ELEVATION
SCALE
-
3 SIDE ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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A-
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
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-
F
A
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P
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7
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2
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01.29.19
ELEVATION KEYED NOTES1MBCI LOKSEAM 22 GA. STANDINGSEAM METAL ROOF WITH 16"EXPOSURE. COLOR SHALL BE SLATEGRAY2MBCI 24 GA. MASTERLINE 16CONCEALED FASTENER METAL WALLPANEL. COLOR SHALL BE MEDIUMBRONZE. RIBS RUN HORIZONTALLY3TEXAS BUILDING PRODUCTS 8X16BURNISHED CONCRETE BLOCK. COLORSHALL BE BLANCO4METAL J-TRIM CORNER, COLOR TOMATCH ADJACENT METAL PANEL5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED. COLOR SHALL BEBENJAMIN MOORE BLACK 2132-106STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES,PAINTED. COLOR SHALL BE BENJAMINMOORE BLACK 2132-107STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS. COLORSHALL BE BENJAMIN MOORE BLACK2132-109METAL PANEL REVEAL. REFERENCEDETAILS FOR ADDITIONALINFORMATION. COLOR SHALL MATCHADJACENT METAL WALL PANEL10LP SMARTSIDE FASCIA, PAINTED.REFERENCE DETAILS FOR ADDITIONALINFORMATION. COLOR TO MATCHMETAL WALL PANEL11PRE-FINISHED SHEET METAL BOXGUTTER AND 4"X4" RECTANGULARDOWNSPOUT. COLOR TO MATCHMETAL WALL PANEL12STRUCTURAL STEEL FRAMING, PAINTED.COLOR SHALL BE BENJAMIN MOOREBLACK 2132-1013STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
COLORS AND MATERIALS
UNIT TYPE 5
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
12
9
10
11
12
13
312
4
6
5
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
1
2
3
4
5
6
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
12
2
3
4
5
6
8
9
10
11
12
12
7
SCALE
-
STREET FACIN* ELEVATION
SCALE
-
3SIDE ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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\
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-
5
.
r
v
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A-
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
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E
S
T
S
T
GE
O
R
G
E
T
O
W
N
,
T
X
7
8
6
2
6
01.29.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE
DETAILS FOR ADDITIONAL
INFORMATION. COLOR SHALL MATCH
ADJACENT METAL WALL PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
FIRST FLOOR0SECOND FLOOR11
- 7 7/8T.O. PLATE20
- 98 12910111213312465
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0
SECOND FLOOR
11
- 7 7/8
T.O. PLATE
20
- 9
1
2
3
4
5
6
FIRST FLOOR0SECOND FLOOR11
- 7 7/8T.O. PLATE20
- 98 122345689101112127
SCALE
-
STREET FACIN* ELEVATION
SCALE
-
3 SIDE ELEVATION
SCALE
-
SIDE ELEVATION
SCALE
-
REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
\\
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C
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5
.
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A-
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
R
E
S
T
S
T
GE
O
R
G
E
T
O
W
N
,
T
X
7
8
6
2
6
01.29.19
ELEVATION KEYED NOTES1MBCI LOKSEAM 22 GA. STANDINGSEAM METAL ROOF WITH 16"EXPOSURE. COLOR SHALL BE SLATEGRAY2MBCI 24 GA. MASTERLINE 16CONCEALED FASTENER METAL WALLPANEL. COLOR SHALL BE MEDIUMBRONZE. RIBS RUN HORIZONTALLY3TEXAS BUILDING PRODUCTS 8X16BURNISHED CONCRETE BLOCK. COLORSHALL BE BLANCO4METAL J-TRIM CORNER, COLOR TOMATCH ADJACENT METAL PANEL5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED. COLOR SHALL BEBENJAMIN MOORE BLACK 2132-106STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES,PAINTED. COLOR SHALL BE BENJAMINMOORE BLACK 2132-107STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS. COLORSHALL BE BENJAMIN MOORE BLACK2132-109METAL PANEL REVEAL. REFERENCEDETAILS FOR ADDITIONALINFORMATION. COLOR SHALL MATCHADJACENT METAL WALL PANEL10LP SMARTSIDE FASCIA, PAINTED.REFERENCE DETAILS FOR ADDITIONALINFORMATION. COLOR TO MATCHMETAL WALL PANEL11PRE-FINISHED SHEET METAL BOXGUTTER AND 4"X4" RECTANGULARDOWNSPOUT. COLOR TO MATCHMETAL WALL PANEL12STRUCTURAL STEEL FRAMING, PAINTED.COLOR SHALL BE BENJAMIN MOOREBLACK 2132-1013STEEL SLAT SHADING DEVICE.REFERENCE DETAILS FOR ADDITIONALINFORMATION
A-521
Page 94 of 110
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
5-B
5-B
5-D
5-G
8"
12"
9
10
11
12
13
312
4
6
5
24
'
-
9
"
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
521a
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
5-C
5-F
511a
1
2
3
4
5
6
5-H
5-A
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
521b
511b
8"
12"
2
3
4
5
6
8
9
10
11
12
12
7
5-E5-E 5-E 5-E
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
SCALE: 1/4" = 1'-0"
02 STREET FACING ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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A-521
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
R
E
S
T
S
T
GE
O
R
G
E
T
O
W
N
,
T
X
7
8
6
2
6
04.01.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE
DETAILS FOR ADDITIONAL
INFORMATION. COLOR SHALL MATCH
ADJACENT METAL WALL PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
Page 95 of 110
DWDW 02
A-631
02
A-631
01
A-631
01
A-631
01
/
A
-
6
2
1
03
/
A
-
6
2
1
02/ A-621
04/ A-621
03
A-631
04
A-631
04/ A-641UP
PORCH
LINE OF UNIT
ABOVE
PORCH
REF
611b
611a
615
BEDROOM
616
CLO
614
BATH
613
KITCHEN
611
LIVING
PA
N
STACKED
W/D
WH ABV
19' - 4"
6-D
615b
613
615a
614
616
6-M
8"10"6' - 2"6"15' - 11 3/4"2' - 4 1/4"6"
01
/
A
-
6
4
1
6"
6'
-
2
1
/
2
"
4'
-
3
1
/
2
"
5'
-
4
"
8'
-
8
"
7'
-
5
1
/
2
"
2'
-
4
1
/
2
"
6"
6-B
5'
-
1
1
1
/
2
"
7'
-
1
0
1
/
2
"
2"
21
'
-
4
"
14
'
-
0
"
7'
-
0
"
6"5' - 10 1/2"12' - 5 1/2"6"
6"
6'
-
2
1
/
2
"
5'
-
9
"
4'
-
2
"
10
'
-
9
"
7'
-
5
1
/
2
"
6"
7' - 8"14' - 4"12' - 0"
7'
-
0
"
15
'
-
1
1
1
/
2
"
22
'
-
1
1
1
/
2
"
19
'
-
4
1
/
2
"
35
'
-
4
"
4' - 0 1/2"
1' - 8"
6' - 5 1/2"
34' - 0"
42
'
-
4
"
03
/
A
-
6
4
1
05
/
A
-
6
4
1
02/ A-641
42
'
-
4
"
2X6
MW
A
B
V
EQ EQ
6-C
2' - 1 1/2"3' - 8"1' - 8"
4'
-
0
"
3'
-
8
"
2'
-
9
"
1R
1
S
2R2S
1R1S
02
A-631
02
A-631
01
A-631
01
A-631
01
/
A
-
6
2
1
03
/
A
-
6
2
1
02/ A-621
04/ A-621
03
A-631
04
A-631
BALCONY
DN
622
DINING623
KITCHEN
621
LIVING
625
BEDROOM
624
BATH
626
CLO
621a
6-M
6-B
PA
N
STACKED
W/D
WH ABV
6-F
6-F
6-F
6-F
6-F
635
634
637
638
636
16' - 9 3/4"3' - 2 1/4"
7'
-
4
"
4'
-
0
"
5'
-
7
1
/
2
"
8'
-
4
1
/
2
"
7'
-
5
1
/
2
"
3'
-
2
1
/
2
"
6' - 8 1/2"13' - 3 1/2"
8'
-
3
1
/
2
"
10
'
-
9
"
3'
-
1
0
1
/
2
"
13
'
-
1
"
5' - 4"5' - 0"
6' - 4"14' - 8"10' - 4"
5'
-
0
"
16
'
-
3
1
/
2
"
19
'
-
8
1
/
2
"
640
4' - 0 1/2"1' - 8"7' - 3 1/2"
27
'
-
1
1
/
2
"
8'
-
1
0
1
/
2
"
-/
-
31' - 4"
5'
-
0
"
41
'
-
0
"
41
'
-
0
"
20' - 0"
2X6
MW
A
B
V
-/ -
-/
-
6-D
6-F
6-F
3' - 8"
2'
-
9
"
3'
-
8
"
4'
-
0
"
1R
1
S
2R2S
1R1S
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
SCALE: 1/4" = 1'-0"
03 SECOND FLOOR
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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6
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A-611
TYPE 6 - FLOOR PLAN
00.00.00
1741
BGB
AEB
AEB
RI
V
E
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B
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A
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3R
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A
N
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F
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S
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GE
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N
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7
8
6
2
6
02.01.19
Area Schedule (Rentable)
CONDITIONED SPACE
FIRST FLOOR 683 SF
SECOND FLOOR 720 SF
TOTAL CONDITIONED SPACE 1403 SF
UNCONDITIONED SPACE
PORCH 404 SF
TOTAL UNCONDITIONED SPACE 404 SF
Grand total 1807 SF
Page 96 of 110
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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HARC - 3
HARC APPLICATION
00.00.00
1741
ECD / BGB
AEB
AEB
RI
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B
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F
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A
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8
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2
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2.1.19
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8"
12"
9
10
11
12
13
312
4
6
5
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8"
12"
2
3
4
5
6
8
9
10
11
12
12
7
SCALE: 1/4" = 1'-0"
02 STREET FACING ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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A-521
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
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B
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F
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6
2
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01.29.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE
DETAILS FOR ADDITIONAL
INFORMATION. COLOR SHALL MATCH
ADJACENT METAL WALL PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
5, 6, 7, 8, 10
1 2
MBCI
MasterLine 16
Medium Bronze, Signature 300
3
Texas Building Products
Burnished Block
Blanco
4
Metal J-Trim Corner
Painted
Typical Door Color
Sherwin Williams
Goldenrod, SW 6677
Standing Seam Metal Roof
Paint Grip Metal
Steel & Fascia color
Benjamin Moore
Iron Mountain 2134-30
Windows
Andersen - Series 100
Color - White
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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HARC - 3
HARC APPLICATION
00.00.00
1741
ECD / BGB
AEB
AEB
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7
8
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2
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2.1.19
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
10
7
6
5
4
3
2
6
5
3 FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
7
85
6
12
3
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
3"
12"
10
11
12
8
7
6
5
4
3
2
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
3"
12"
10
11
1214
8
7
6
5
4
3
2
5
6
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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A-21
TYPE 6 - A5.2 ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
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B
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A
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2
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01.31.19
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
14 BURNISHED CMU BLOCK VENEER.
MANUFACTURER AND COLOR TBD
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
10
7
6
5
4
3
2
6
5
3 FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
7
85
6
12
3
FIRST FLOOR0"SECOND FLOOR11' - 7 7/8"T.O. PLATE20' - 9"3" 12"1011128765432FIRST FLOOR0"SECOND FLOOR11' - 7 7/8"T.O. PLATE20' - 9"3" 12"10 111214876543256 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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A-21
TYPE 6 - A5.2 ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
R
E
S
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GE
O
R
G
E
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O
W
N
,
T
X
7
8
6
2
6
01.31.19
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
ELEVATION KEYED NOTES1MBCI LOKSEAM 22 GA. STANDINGSEAM METAL ROOF WITH 16"EXPOSURE. COLOR SHALL BE SLATEGRAY2MBCI 24 GA. MASTERLINE 16CONCEALED FASTENER METAL WALLPANEL. COLOR SHALL BE MEDIUMBRONZE. RIBS RUN HORIZONTALLY3TEXAS BUILDING PRODUCTS 8X16BURNISHED CONCRETE BLOCK. COLORSHALL BE BLANCO4METAL J-TRIM CORNER, COLOR TOMATCH ADJACENT METAL PANEL5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED. COLOR SHALL BEBENJAMIN MOORE BLACK 2132-106STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES,PAINTED. COLOR SHALL BE BENJAMINMOORE BLACK 2132-107STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS. COLORSHALL BE BENJAMIN MOORE BLACK2132-1010LP SMARTSIDE FASCIA, PAINTED.REFERENCE DETAILS FOR ADDITIONALINFORMATION. COLOR TO MATCHMETAL WALL PANEL11PRE-FINISHED SHEET METAL BOXGUTTER AND 4"X4" RECTANGULARDOWNSPOUT. COLOR TO MATCHMETAL WALL PANEL12STRUCTURAL STEEL FRAMING, PAINTED.COLOR SHALL BE BENJAMIN MOOREBLACK 2132-1013STEEL SLAT SHADING DEVICE.REFERENCE DETAILS FOR ADDITIONALINFORMATION14BURNISHED CMU BLOCK VENEER.MANUFACTURER AND COLOR TBD
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
10
7
6
5
4
3
2
6
5
3 FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
7
85
6
12
3
FIRST FLOOR0"SECOND FLOOR11' - 7 7/8"T.O. PLATE20' - 9"3" 12"1011128765432FIRST FLOOR0"SECOND FLOOR11' - 7 7/8"T.O. PLATE20' - 9"3" 12"10 111214876543256 C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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6
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A-21
TYPE 6 - A5.2 ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
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E
S
T
S
T
GE
O
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G
E
T
O
W
N
,
T
X
7
8
6
2
6
01.31.19
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
ELEVATION KEYED NOTES1MBCI LOKSEAM 22 GA. STANDINGSEAM METAL ROOF WITH 16"EXPOSURE. COLOR SHALL BE SLATEGRAY2MBCI 24 GA. MASTERLINE 16CONCEALED FASTENER METAL WALLPANEL. COLOR SHALL BE MEDIUMBRONZE. RIBS RUN HORIZONTALLY3TEXAS BUILDING PRODUCTS 8X16BURNISHED CONCRETE BLOCK. COLORSHALL BE BLANCO4METAL J-TRIM CORNER, COLOR TOMATCH ADJACENT METAL PANEL5STEEL CANTILEAVERED BALCONYSYSTEM, PAINTED. COLOR SHALL BEBENJAMIN MOORE BLACK 2132-106STEEL RAILING SYSTEM WITHHORIZONTAL ROD INFILL PANES,PAINTED. COLOR SHALL BE BENJAMINMOORE BLACK 2132-107STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS. COLORSHALL BE BENJAMIN MOORE BLACK2132-1010LP SMARTSIDE FASCIA, PAINTED.REFERENCE DETAILS FOR ADDITIONALINFORMATION. COLOR TO MATCHMETAL WALL PANEL11PRE-FINISHED SHEET METAL BOXGUTTER AND 4"X4" RECTANGULARDOWNSPOUT. COLOR TO MATCHMETAL WALL PANEL12STRUCTURAL STEEL FRAMING, PAINTED.COLOR SHALL BE BENJAMIN MOOREBLACK 2132-1013STEEL SLAT SHADING DEVICE.REFERENCE DETAILS FOR ADDITIONALINFORMATION14BURNISHED CMU BLOCK VENEER.MANUFACTURER AND COLOR TBD
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
10
7
6
5
4
3
2
6
5
3 FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
7
85
6
12
3
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
3"
12"
10
11
12
8
7
6
5
4
3
2
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
3"
12"
10
11
1214
8
7
6
5
4
3
2
5
6
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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6
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A-21
TYPE 6 - A5.2 ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
D
S
T
A
N
D
F
O
R
E
S
T
S
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GE
O
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G
E
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O
W
N
,
T
X
7
8
6
2
6
01.31.19
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
14 BURNISHED CMU BLOCK VENEER.
MANUFACTURER AND COLOR TBD
COLORS AND MATERIALS
UNIT TYPE 6
6A-621
Page 97 of 110
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
611b
640
6-F 6-F 6-F 6-F
10
7
6
5
4
3
2
6
5
3
6-C
6-C
6-F 6-F
4' - 0"
4' - 0"4' - 0"4' - 0"
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
6-M 6-B
6-B6-M
611a
621a
1
2
3
4
5
6
7
85
6
12
3
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
3"
12"
10
11
12
8
7
6
5
4
3
2
24
'
-
9
"
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
3"
12"
6-F
6-D
6-D
10
11
1214
8
7
6
5
4
3
2
5
6
FIRST FLOOR
0"GRADE
-1' - 6"
T.O. PLATE
7' - 8"
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
\\
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A-621
TYPE 6 - A5.2 ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
V
E
R
B
L
U
F
F
M
U
L
T
I
-
F
A
M
I
L
Y
D
E
V
E
L
O
P
M
E
N
T
3R
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S
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A
N
D
F
O
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E
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GE
O
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O
W
N
,
T
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7
8
6
2
6
04.01.19
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 REAR ELEVATION
SCALE: 1/4" = 1'-0"
04 SIDE ELEVATION
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
14 BURNISHED CMU BLOCK VENEER.
MANUFACTURER AND COLOR TBD
Page 98 of 110
DW
02
A-732
01
A-731
01
A-731
03
/
A
-
7
2
1
04/ A-721
01
/
A
-
7
2
1
02/ A-721
713
BEDROOM 2
714
BATH
712
HALL
711
GARAGE
02
A-731
02
A-731
5
1
/
2
"
16
'
-
0
1
/
2
"
5'
-
1
1
1
/
2
"
9'
-
5
1
/
2
"
10
'
-
6
1
/
2
"
715
CLO
WH
22' - 11"
5 1/2"11' - 0"11' - 0"5 1/2"
42
'
-
5
1
/
2
"
5
1
/
2
"
16
'
-
0
1
/
2
"
5'
-
1
1
1
/
2
"
10
'
-
9
1
/
2
"
9'
-
2
1
/
2
"
42
'
-
5
1
/
2
"
9' - 1"4' - 7 1/2"3' - 11"4' - 4 1/2"
04
A-731
04
A-731
03
A-731
03
A-731
6' - 4"3' - 10"3' - 6 1/2"4' - 3"4' - 0 1/2"
01
A-732
3'
-
6
"
02/ A-741
05
/
A
-
7
4
1
7-A
713
715
711a
712
712c
716
13'-0" X 10'-1"
4' - 3"3' - 7"
22' - 0"
714
STACKED
W/D
1R
1
S
2R 2S
716
MECH
717
STOR
7-B
02
A-732
01
A-731
01
A-731
03
/
A
-
7
2
1
04/ A-721
01
/
A
-
7
2
1
02/ A-721
BALCONY
725
BEDROOM 1
724
POWDER
722
DINING
723
LIVING
02
A-731
02
A-731
DN
OPEN TO
BELOW
04
A-731
04
A-731
03
A-731
03
A-731
01
A-732
10/ A-741
07/ A-741
04
/
A
-
7
4
1
01/ A-741
03/ A-741
11
/
A
-
7
4
1
06/ A-741
08
/
A
-
7
4
1
09
/
A
-
7
4
1
721
KITCHEN
726
CLOS.
7-C
625
727
624
PANTRYREF
MW ABV
7-B
15'-4" X 11'-0"
723b
2R
2
S
1R 1S
727
BATH
726
7-D
723a
7-A
22' - 11"
5 1/2"8' - 1 1/2"7' - 11 1/2"2' - 9"3' - 2"5 1/2"
47
'
-
5
1
/
2
"
5
1
/
2
"
16
'
-
0
1
/
2
"
25
'
-
1
1
1
/
2
"
5'
-
0
"
12' - 2"
42
'
-
5
1
/
2
"
5'
-
0
"
5
1
/
2
"
5'
-
1
0
"
5'
-
1
1
"
6'
-
1
"
5'
-
9
1
/
2
"
18
'
-
4
1
/
2
"
47
'
-
5
1
/
2
"
3'
-
9
"
3'
-
2
1
/
2
"
5'
-
1
"
5'
-
9
1
/
2
"
3'
-
8
"
6'
-
1
0
"
4'
-
9
1
/
2
"
2'
-
0
1
/
2
"
4'
-
4
1
/
2
"
2'
-
5
1
/
2
"
22' - 0"6' - 2 1/2"
28' - 2 1/2"
1' - 0"8' - 1"8' - 11"4' - 0"
12
/
A
-
7
4
1
BALCONY
2' - 0"3' - 8"1' - 8"
7-D
7-D
7-D
6'
-
6
"
4'
-
0
"
1R 1S
2'
-
2
1
/
2
"
GENERAL NOTES
2.STRUCTURAL DESIGN OF THE FRAMING IS
NOT PROVIDED BY THE ARCHITECT AND IS
THE RESPONSIBILITY OF THE OWNER
AND CONTRACTOR.
3.DIMENSIONS ARE TO THE FACE OF THE
STUDS AT ALL NEW WALLS, THE FACE OF
CONCRETE, AND TO THE CENTER OF
OPENINGS. DIMENSIONS AT EXISTING
WALLS ARE FROM THE FACE OF THE
EXISTING FINISH.
5.ALL WORK DONE BY CONTRACTOR OR
OTHERS SHALL MEET STATE AND LOCAL
BUILDING CODES.
6.ALL FLOOR DRAINS SHALL BE SUPPLIED
WITH PRIMERS TO MAINTAIN WATER LEVEL
IN P-TRAPS.
7.ALL BOTTOM PLATES AND FRAMING IN
WET LOCATIONS SHALL BE PRESSURE
TREATED.
ALL EXTERIOR WALLS SHALL BE 2X6
UNLESS OTHERWISE NOTED. ALL NEW
INTERIOR WALLS ARE TO BE 2x4 UNLESS
OTHERWISE NOTED. ALL NEW PLUMBING
WALLS BEHIND TOILETS SHALL BE 2x6.
1.
4.ALL EXTERIOR LUMBER SHALL BE PRESSURE
TREATED OR NATURALLY ROT RESISTANT.
8.CONTRACTOR SHALL PROVIDE ELECTRICAL
CONNECTIONS FOR ALL A/C UNITS AND
GAS CONNECTIONS FOR ALL FURNACES,
TANKLESS WATER HEATER, AND RANGE.
BUILDING DATA
CONDITIONED SPACE
FIRST FLOOR 438 SF
SECOND FLOOR 869 SF
TOTAL CONDITIONED SPACE 1308 SF
UNCONDITIONED SPACE
GARAGE 511 SF
PORCH 55 SF
BALCONY 85 SF
TOTAL UNCONDITIONED SPACE 651 SF
GRAND TOTAL 1959 SF
SCALE: 1/4" = 1'-0"
01 FIRST FLOOR
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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TYPE 7 - FLOOR PLANS
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02.01.19
SCALE: 1/4" = 1'-0"
02 SECOND FLOOR
HA
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C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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2.1.19
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8"
12"
9
10
11
12
13
312
4
6
5
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8
6
1
2
3
4
5
6
5
11
12
13
13
2
7
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
1
2
3
4
5
6
FIRST FLOOR
0"
SECOND FLOOR
11' - 7 7/8"
T.O. PLATE
20' - 9"
8"
12"
2
3
4
5
6
8
9
10
11
12
12
7
SCALE: 1/4" = 1'-0"
02 STREET FACING ELEVATION
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
01 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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A-521
TYPE 5 - ELEVATIONS
00.00.00
1741
BGB / ECD
AEB
AEB
RI
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01.29.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING
SEAM METAL ROOF WITH 16"
EXPOSURE. COLOR SHALL BE SLATE
GRAY
2 MBCI 24 GA. MASTERLINE 16
CONCEALED FASTENER METAL WALL
PANEL. COLOR SHALL BE MEDIUM
BRONZE. RIBS RUN HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO
MATCH ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY
SYSTEM, PAINTED. COLOR SHALL BE
BENJAMIN MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH
HORIZONTAL ROD INFILL PANES,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE
DETAILS FOR ADDITIONAL
INFORMATION. COLOR SHALL MATCH
ADJACENT METAL WALL PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH
METAL WALL PANEL
11 PRE-FINISHED SHEET METAL BOX
GUTTER AND 4"X4" RECTANGULAR
DOWNSPOUT. COLOR TO MATCH
METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION
5, 6, 7, 8, 10
1 2
MBCI
MasterLine 16
Medium Bronze, Signature 300
3
Texas Building Products
Burnished Block
Blanco
4
Metal J-Trim Corner
Painted
Typical Door Color
Sherwin Williams
Goldenrod, SW 6677
Standing Seam Metal Roof
Paint Grip Metal
Steel & Fascia color
Benjamin Moore
Iron Mountain 2134-30
Windows
Andersen - Series 100
Color - White
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND19
- 9
10
4
5 3
6
7
2
10
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND19
- 9
3
12
4
5
6
7
8
9
11
2
6
5
9
2
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND19
- 9
1
4
5
3
6
7
8
9
11
2
1
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND19
- 9
3
12
10
3
11
8
5
6
3
10
SCALE
-
3 SIDE ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
STREET SIDE ELEVATION
SCALE
-
FRONT ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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1741
BGB
AEB
AEB
RI
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01.31.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING SEAM
METAL ROOF WITH 16" EXPOSURE. COLOR
SHALL BE SLATE GRAY
2 MBCI 24 GA. MASTERLINE 16 CONCEALED
FASTENER METAL WALL PANEL. COLOR
SHALL BE MEDIUM BRONZE. RIBS RUN
HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO MATCH
ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION. COLOR
SHALL MATCH ADJACENT METAL WALL
PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH METAL
WALL PANEL
11 PRE-FINISHED SHEET METAL BOX GUTTER
AND 4"X4" RECTANGULAR DOWNSPOUT.
COLOR TO MATCH METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
FIRST FLOOR
0
SECOND FLOOR
10
- 7 7/8
T.O. PLATE 2ND19
- 9
10
4
5 3
6
7
2
10
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND19
- 93 12456 7891126592
FIRST FLOOR
0
SECOND FLOOR
10
- 7 7/8
T.O. PLATE 2ND19
- 9
1
4
5
3
6
7
8
9
11
2
1
FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND19
- 93 1210311856310
SCALE
-
3 SIDE ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
STREET SIDE ELEVATION
SCALE
-
FRONT ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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00.00.00
1741
BGB
AEB
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01.31.19
ELEVATION KEYED NOTES1MBCI LOKSEAM 22 GA. STANDING SEAMMETAL ROOF WITH 16" EXPOSURE. COLORSHALL BE SLATE GRAY2MBCI 24 GA. MASTERLINE 16 CONCEALEDFASTENER METAL WALL PANEL. COLORSHALL BE MEDIUM BRONZE. RIBS RUNHORIZONTALLY3TEXAS BUILDING PRODUCTS 8X16BURNISHED CONCRETE BLOCK. COLORSHALL BE BLANCO4METAL J-TRIM CORNER, COLOR TO MATCHADJACENT METAL PANEL5STEEL CANTILEAVERED BALCONY SYSTEM,PAINTED. COLOR SHALL BE BENJAMINMOORE BLACK 2132-106STEEL RAILING SYSTEM WITH HORIZONTALROD INFILL PANES, PAINTED. COLORSHALL BE BENJAMIN MOORE BLACK2132-107STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS. COLORSHALL BE BENJAMIN MOORE BLACK2132-109METAL PANEL REVEAL. REFERENCE DETAILSFOR ADDITIONAL INFORMATION. COLORSHALL MATCH ADJACENT METAL WALLPANEL10LP SMARTSIDE FASCIA, PAINTED.REFERENCE DETAILS FOR ADDITIONALINFORMATION. COLOR TO MATCH METALWALL PANEL11PRE-FINISHED SHEET METAL BOX GUTTERAND 4"X4" RECTANGULAR DOWNSPOUT.COLOR TO MATCH METAL WALL PANEL12STRUCTURAL STEEL FRAMING, PAINTED.COLOR SHALL BE BENJAMIN MOOREBLACK 2132-1013STEEL SLAT SHADING DEVICE. REFERENCEDETAILS FOR ADDITIONAL INFORMATION
COLORS AND MATERIALS
UNIT TYPE 7
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND19
- 9
10
4
5 3
6
7
2
10
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND
19
- 9
3
12
4
5
6
7
8
9
11
2
6
5
9
2
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND19
- 9
1
4
5
3
6
7
8
9
11
2
1
FIRST FLOOR0
SECOND FLOOR10
- 7 7/8
T.O. PLATE 2ND
19
- 9
3
12
10
3
11
8
5
6
3
10
SCALE
-
3 SIDE ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
STREET SIDE ELEVATION
SCALE
-
FRONT ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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TYPE 7 - ELEVATIONS
00.00.00
1741
BGB
AEB
AEB
RI
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B
L
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A
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7
8
6
2
6
01.31.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING SEAM
METAL ROOF WITH 16" EXPOSURE. COLOR
SHALL BE SLATE GRAY
2 MBCI 24 GA. MASTERLINE 16 CONCEALED
FASTENER METAL WALL PANEL. COLOR
SHALL BE MEDIUM BRONZE. RIBS RUN
HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO MATCH
ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION. COLOR
SHALL MATCH ADJACENT METAL WALL
PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH METAL
WALL PANEL
11 PRE-FINISHED SHEET METAL BOX GUTTER
AND 4"X4" RECTANGULAR DOWNSPOUT.
COLOR TO MATCH METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
FIRST FLOOR
0
SECOND FLOOR
10
- 7 7/8
T.O. PLATE 2ND
19
- 9
10
4
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7
2
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FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND19
- 93 12456 7891126592
FIRST FLOOR
0
SECOND FLOOR
10
- 7 7/8
T.O. PLATE 2ND
19
- 9
1
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FIRST FLOOR0SECOND FLOOR10
- 7 7/8T.O. PLATE 2ND19
- 93 1210311856310
SCALE
-
3 SIDE ELEVATION
SCALE
-
REAR ELEVATION
SCALE
-
STREET SIDE ELEVATION
SCALE
-
FRONT ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite BFredericksburg, Texas 78624830.997.7024
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TYPE 7 - ELEVATIONS
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01.31.19
ELEVATION KEYED NOTES1MBCI LOKSEAM 22 GA. STANDING SEAMMETAL ROOF WITH 16" EXPOSURE. COLORSHALL BE SLATE GRAY2MBCI 24 GA. MASTERLINE 16 CONCEALEDFASTENER METAL WALL PANEL. COLORSHALL BE MEDIUM BRONZE. RIBS RUNHORIZONTALLY3TEXAS BUILDING PRODUCTS 8X16BURNISHED CONCRETE BLOCK. COLORSHALL BE BLANCO4METAL J-TRIM CORNER, COLOR TO MATCHADJACENT METAL PANEL5STEEL CANTILEAVERED BALCONY SYSTEM,PAINTED. COLOR SHALL BE BENJAMINMOORE BLACK 2132-106STEEL RAILING SYSTEM WITH HORIZONTALROD INFILL PANES, PAINTED. COLORSHALL BE BENJAMIN MOORE BLACK2132-107STEEL AWNING SYSTEM. REFERENCEDETAILS FOR ADDITIONAL INFORMATION8PREFABRICATED STEEL STAIR WITHPRECAST CONCRETE TREADS. COLORSHALL BE BENJAMIN MOORE BLACK2132-109METAL PANEL REVEAL. REFERENCE DETAILSFOR ADDITIONAL INFORMATION. COLORSHALL MATCH ADJACENT METAL WALLPANEL10LP SMARTSIDE FASCIA, PAINTED.REFERENCE DETAILS FOR ADDITIONALINFORMATION. COLOR TO MATCH METALWALL PANEL11PRE-FINISHED SHEET METAL BOX GUTTERAND 4"X4" RECTANGULAR DOWNSPOUT.COLOR TO MATCH METAL WALL PANEL12STRUCTURAL STEEL FRAMING, PAINTED.COLOR SHALL BE BENJAMIN MOOREBLACK 2132-1013STEEL SLAT SHADING DEVICE. REFERENCEDETAILS FOR ADDITIONAL INFORMATION
A-721
Page 100 of 110
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND
19' - 9"
7-B 7-A
10
4
5 3
6
7
2
10
7-E7-E7-E
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND
19' - 9"
3"
12"
7-A
723b4
5
6
7
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9
11
2
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5
9
2
7-E 7-E 7-E7-E
7-B
FIRST FLOOR
0"
SECOND FLOOR10' - 7 7/8"
T.O. PLATE 2ND
19' - 9"
1
4
5
3
6
7
8
723a
9
11
2
1
7-D 7-D7-D
FIRST FLOOR0"
SECOND FLOOR
10' - 7 7/8"
T.O. PLATE 2ND
19' - 9"
3"
12"
711a
7-C
10
37-D
11
8
5
6
3
10
24
'
-
2
"
SCALE: 1/4" = 1'-0"
03 SIDE ELEVATION
SCALE: 1/4" = 1'-0"
04 REAR ELEVATION
SCALE: 1/4" = 1'-0"
01 STREET SIDE ELEVATION
SCALE: 1/4" = 1'-0"
02 FRONT ELEVATION
C 2019 MUSTARD DESIGN
Original Issue Date:
Project No.
PRELIMINARY
THESE DRAWINGS ARE FOR
INTERIM REVIEW AND NOT FOR
REGULATORY APPROVAL,
PERMITTING, OR CONSTRUCTION
ANDREW BRAY
18754
Approved By:
Checked By:
Drawn By:
REVISIONS
NO. DATE
209 S Llano Street, Suite B
Fredericksburg, Texas 78624
830.997.7024
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TYPE 7 - ELEVATIONS
00.00.00
1741
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04.01.19
ELEVATION KEYED NOTES
1 MBCI LOKSEAM 22 GA. STANDING SEAM
METAL ROOF WITH 16" EXPOSURE. COLOR
SHALL BE SLATE GRAY
2 MBCI 24 GA. MASTERLINE 16 CONCEALED
FASTENER METAL WALL PANEL. COLOR
SHALL BE MEDIUM BRONZE. RIBS RUN
HORIZONTALLY
3 TEXAS BUILDING PRODUCTS 8X16
BURNISHED CONCRETE BLOCK. COLOR
SHALL BE BLANCO
4 METAL J-TRIM CORNER, COLOR TO MATCH
ADJACENT METAL PANEL
5 STEEL CANTILEAVERED BALCONY SYSTEM,
PAINTED. COLOR SHALL BE BENJAMIN
MOORE BLACK 2132-10
6 STEEL RAILING SYSTEM WITH HORIZONTAL
ROD INFILL PANES, PAINTED. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
7 STEEL AWNING SYSTEM. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
8 PREFABRICATED STEEL STAIR WITH
PRECAST CONCRETE TREADS. COLOR
SHALL BE BENJAMIN MOORE BLACK
2132-10
9 METAL PANEL REVEAL. REFERENCE DETAILS
FOR ADDITIONAL INFORMATION. COLOR
SHALL MATCH ADJACENT METAL WALL
PANEL
10 LP SMARTSIDE FASCIA, PAINTED.
REFERENCE DETAILS FOR ADDITIONAL
INFORMATION. COLOR TO MATCH METAL
WALL PANEL
11 PRE-FINISHED SHEET METAL BOX GUTTER
AND 4"X4" RECTANGULAR DOWNSPOUT.
COLOR TO MATCH METAL WALL PANEL
12 STRUCTURAL STEEL FRAMING, PAINTED.
COLOR SHALL BE BENJAMIN MOORE
BLACK 2132-10
13 STEEL SLAT SHADING DEVICE. REFERENCE
DETAILS FOR ADDITIONAL INFORMATION
Page 101 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 1 of 9
Meeting Date: 6/13/2019
File Number: 2019-15-COA
AGENDA ITEM DESCRIPTION
Public Hearing and possible action on a request for a Certificate of Appropriateness for a proposed
infill development for the property located at 203 Forest Street, bearing the legal description of Porter,
N. Sur., Acres 1.46 (2019-15-COA). Madison Thomas, Downtown Historic Planner
AGENDA ITEM DETAILS
Project Name: Riverbluff
Applicant: Austin Pfiester, San Gabriel River Place Foundation, LTD
Property Owner: Austin Pfiester, San Gabriel River Place Foundation, LTD
Property Address: 203 Forest St.
Legal Description: Porter, N. Sur., ACRES 1.46
Historic Overlay: Downtown Overlay
Case History: N/A
APPLICANT’S REQUEST
The applicant is proposing to construct a multi-family development with a mix of one and two story
residential structures on the property located at 203 Forest Street, on the corner of Forest Street and 3rd
Street. The units will have either one or two bedrooms, ranging from approx. 750 square feet to approx.
2,000 square feet.
HARC Review:
-New building construction (infill development)
HPO/Site Plan Review
-Site layout
-Landscaping
-Sidewalk design
-Parking
STAFF ANALYSIS
Page 102 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 2 of 9
This site is located in Area 2 of the Downtown Overlay. Most of Area 2 are the blocks that surround the
Town Square Historic District. This area has emerged from residential buildings and then later
structures that were commercial in nature, but developed at a relatively low density, with substantial
portions of land given over to automobiles. In more recent years, the area has developed with a mix of
uses, including offices, retail, and some residential. While many of the buildings are relatively new,
some older structures survive, which contribute to a pedestrian orientation and may in some cases
have historic significance. Preserving these resources should be encouraged and, when feasible, they
should be incorporated in new developments. In those portions of Area 2 that developed as residential
blocks a “transitional” character—a blend between commercial and residential structures—should be
seen. Rather than constructing a storefront type building in these blocks with predominantly
residential characteristics, a new design should relate to the traditional design characteristics of
surrounding buildings while also conveying the stylistic trends of today. The project property is
located in this “transitional” area, as it is surrounded by lower density residential structures, and the
proposed project should relate to these structures in character, design and layout.
Siting and General Design
The subject property is an undeveloped lot located on the corner of W. 3rd Street and Forest St.
The property is a corner lot that that backs up to a public parking lot and detention area on the east,
Blue Hole Park to the north and across Forest St to the west, are single-family residential homes. The
property is in Area 2 of the Downtown Overlay District with a portion in the Downton Master Plan
identified Transition Area. This Overlay designation can have both a commercial or residential type
context based on its location. Ideally, it is meant to provide a transition between the low density
residential homes and the higher commercial area downtown. The Downtown Master Plan
recommends development such as multi-family housing.
The applicant is proposing to build sixteen structures with a mix of 750 sq. ft. to 2,000 sq. ft. on
the 1.46 acre lot. The structures will be distributed throughout the site, leaving room for drive aisles,
parking and landscaping. The site has significant slope and the buildings siting and design
accommodates the varying topography. The proposed site is located in Area 2 of the Downtown
Overlay, which allows a design to adjust to the context of its surrounding character. The design of this
proposed project will mimic the context of the surrounding residential neighborhood and will retain
open space reflective of the neighboring parks.
Materials
The design has incorporated a mix of materials for the siding and architectural elements. The
siding materials will be horizontal lap siding, vertical board and batten siding all reflective of
traditional single family residential materials, with the introduction of some alternative siding
materials such as burnished block and bronze metal panels. The stairs on the sides of the structures will
be a steel cantilevered balcony system. Roofing materials will be a mix of asphalt shingle and standing
seam metal roofs. The structures will be a mixture of white and/or dark copper colors.
Elevations
Page 103 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 3 of 9
There are 7 different types of units proposed. Each have a compatible yet differentiated design
style seeking to create the look of a traditional neighborhood, and less of a traditional type apartment
complex with the duplication of the same facades. The structures will be different sizes, but still in the
typical single-family home size range and will have one and two story structures. There is a mix of roof
styles that include front-gabled, side-gabled, cross-gabled and shed. Each structure has a mix of
architectural elements such as windows with multiple design and styles, exterior stairways, porch and
door overhangs, and balconies.
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:
DESIGN GUIDELINES
CHAPTER 13: DESIGN GUIDELINES FOR
INFILL CONSTRUCTION IN AREA 2 -
DOWNTOWN OVERLAY HISTORIC
DISTRICT
13.01 "Locate a new building at the front property line.
• Align the building front at the sidewalk edge.
• A minimum of 50% of the street frontage of a property shall
have a building wall at the sidewalk edge.
Where no sidewalk exists one should be installed that aligns
with nearby sidewalks."
Does not comply
The property is located in
Area 2, however it is on the
edge and is mostly
surrounded by single-family
residential uses. The layout
provides open space along
the street that mimics a
traditional front yard.
Building at the sidewalk edge
would not be appropriate
with the context of the
surrounding area and the
building locations reflect the
topographic challenges of the
site.
13.02 Where a portion of a building must be set back, define the
edge of the property with landscape elements.
• For example, define the edges of a lot with landscaping, such as
low-scale urban street trees or shrubs.
• Landscaping elements should be compatible with the character of
the area in size, scale, and type. Free-form, suburban type
landscaping is inappropriate in this setting.
Partially Complies
The property is located in
Area 2, however it is on the
edge and is mostly
surrounded by single-family
residential uses. The layout
provides open space along
Page 104 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 4 of 9
• Also consider using a fence, or other structural element, that
reflects the position of typical storefront elements. These elements
should align with nearby traditional commercial building types.
the street that mimics a
traditional front yard.
Building at the sidewalk edge
would not be appropriate
with the context of the
surrounding area. There will
be natural, residential
landscaping along the street
at the existing homes. They
will be required to meet the
landscaping requirements of
the UDC when they submit a
site plan.
13.03 A new building shall reflect the traditional lot width as
expressed by the following:
Variation in height at internal lot lines.
Variation in the plane of the front façade.
Variation in architectural detailing and materials to
emphasize the building module.
Variation in the façade height to reflect traditional lot width.
Complies
There will be multiple
structures provided with
different designs. All have
varying façade widths,
architectural details,
materials, and heights.
13.05 Large project sites should be developed with several
buildings, rather than a single structure.
This will help reduce the perceived size of the project.
The façade height shall be varied to reflect traditional lot
width.
Complies
The applicant is proposing 16
separate structures to reduce
the perceived size. The
proposed structures are
reflective of the neighboring
single-family homes in that
they are a mix of two and
single stories, have brick and
board and batten siding, and
are around 750 to 2,000
square feet. They have a
variety of residential design
styles.
13.7 Maintain views to the courthouse.
In certain circumstances views to the courthouse shall be
taken into consideration when designing a new building.
A new building shall not be so tall as to block views of the
courthouse.
Complies
Page 105 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 5 of 9
13.10 Traditional building materials such as wood, brick, and
stone are encouraged.
Horizontal lap siding of traditional dimensions is
appropriate in most applications.
Maintenance of traditional siding dimensions are
encouraged.
Brick or stone, similar to that used traditionally, is also
appropriate.
Highly reflective materials are inappropriate.
New materials that are similar in character to traditional
ones may be considered. Alternative materials should have
a proven durability in similar locations in this climate.
Complies
The majority of the materials
will be lap or board & batten
siding. Some of the siding
will be a metal panel that will
be bronze, not reflective and
will be durable.
13.11 Use roof materials that appear similar to those seen
traditionally.
Metal and shingle roofs are preferred.
Clay tile is discouraged.
Complies
The structures will have a
mix of asphalt shingle and
standing seam metal roofs.
13.12 Develop the ground floor level of a project to encourage
pedestrian activity.
Provide at least one of the following along primary
pedestrian ways:
• A storefront
• Display cases
Landscaping
• A courtyard or plaza
• Include traditional elements such as display windows,
kickplates, and transoms on commercial storefronts.
Avoid a blank wall or vacant lot appearance.
Partially Complies
Due to the topography of the
site, some of the structures
must be further from the
road, however they all have
ground floor level entries.
There will be landscaping
between the parking and the
street and the homes and the
street.
Page 106 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 6 of 9
13.13 Orient the primary entrance of a building toward the street.
A building should have a clearly-defined primary entrance.
The building entrance should be recessed.
• A primary building entrance also should be at or near street
level.
Partially Complies
Due to the topography of the
site, some of the structures
must be further from the
road, however they all have
ground floor level entries.
13.14 Clearly identify the road edge and project entrances for
both automobiles and pedestrians.
Use landscaping and lighting accents to identify entrances.
Complies
Landscaping and lighting is
proposed on the site plan.
13.15 Minimize the number of entrances along a street edge.
Sharing ingress and egress points with neighboring projects
is strongly encouraged with consideration to safety.
Complies
There are two access points
along Forest Street, and one
along W. 3rd.
13.16 Place parking areas to the rear of a site when feasible or
disburse throughout the site.
See also the design guidelines for Parking found in Chapter
8.
Complies
Parking areas are dispersed
around the site, however
some are placed along the
street edge due to
topographic features of the
site.
Page 107 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 7 of 9
13.17 A building shall fit within the range of yard dimensions
seen in the block.
The front yard setback of a new building should match the
established range of adjacent buildings.
Where the setbacks are uniform, the new building should be
placed in general alignment with its neighbors.
In those areas where setbacks vary slightly, but generally
fall within an established range, the new building should be
within 10 feet of the typical setback in the block.
Complies
There are no other single
family structures within this
properties “block”. However,
across the street are single-
family homes that have
residential setbacks and front
yards, this property will also
have residential setbacks.
With most structures
anywhere from 15’ to 40’
from the property line.
13.18 Buildings shall convey a sense of human scale.
Use building materials that are of traditional dimensions.
Provide a one-story entry element that is similar in size to
those seen traditionally.
Use a building mass that is similar in size to those seen
traditionally.
Use elements that provide a sense of scale
Complies
There is a mix of one story
and two story structures. The
massing and size of the
structures are similar to that
of the nearby single-family
structures.
13.20 Sloping roofs such as gable and hipped roofs are
appropriate for primary roof forms.
A blending of sloping roof forms and flat roofs may be
appropriate for larger projects.
Complies
The roofs of the proposed
structures will be gabled and
shed.
13.22 New interpretations of traditional building styles are
encouraged.
A new design that draws upon the fundamental similarities
among commercial and residential buildings in the
community without copying them is preferred. This will
allow them to be seen as products of their own time yet
compatible with their historic neighbors.
Complies
There will be a mix of
traditional style residential
structures and some that have
a mix of traditional and
modern features or materials.
Page 108 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 8 of 9
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
2. Compliance with any design standards of this Code; Complies
3. Compliance with the Secretary of the Interior's Standards for the Treatment
of Historic Properties to the most extent practicable;
N/A
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 (will
need to seek
Administrative
Exception for
the building
materials)
5. The general historic, cultural, and architectural integrity of the building,
structure or site is preserved;
N/A
6. New buildings or additions are designed to be compatible with
surrounding properties in the applicable historic overlay district;
Complies
7. The overall character of the applicable historic overlay district is protected;
and
Complies
8. The Master Sign Plan is in keeping with the adopted Downtown and Old
Town Design Guidelines and character of the historic overlay district.
N/A
STAFF RECOMMENDATION
Staff recommends approval of the project. The applicant is providing a site design that is compatible
with the nearby neighborhood. The project utilizes structures with residential type architectural
features such as the pitched roofline and materials, board and batten and lap siding that can be seen on
the adjacent historic single-family homes. There are a mix of heights between one-story and two-story
structures within the area and surrounding block, the topography of the lot will naturally reduce
visibility from the street and adjacent single-family residential structures.
As of the date of this report, staff has not received any comments.
PUBLIC COMMENTS
Page 109 of 110
Planning Department Staff Report
Historic and Architectural Review Commission
[2019-15-COA] – 203 Forest St. Page 9 of 9
ATTACHMENTS
Exhibit 1 – Location Map
Exhibit 2 - Letter of Intent
Exhibit 3 and 4 – Plans and Renderings
Exhibit 5- Public Comment
SUBMITTED BY
Madison Thomas, Downtown and Historic Planner, AICP
Page 110 of 110