Page 1

5'-0"

24'-0"

27'-0"

bungalow mod

1'-0"

5'-0"

6006 Blossom Houston, Texas 77006

5'-0"

Job Number: 09008 Client: Drummonds

22'-0"

16 15 14 13 12 11 10 9 8 7 6 5

4 3 2 1

1 2 5

REG

M

IS

4

6'-11 5/8"

18068

AS

3

ST

AT

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CT TE

ich

r

32'-5/8"

RED ARC TE ae l R . K e HI

E O F TEX

Legal Notes

49'-6 3/4"

74'-11 3/8"

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

filing cab. filing cab.

42'-7 1/8"

desk 20 19 18 17 16 15 14 13 12 11 10 9

5

4

3

2

1

8 7 6 5 4 3 2 1

25' BUILDING LINE 5

4

3

2

1

13'-7 13/16"

18'-4 13/16"

25'-0"

32'-5/8"

esplanade

EXISTING 3' CALIPER TREE

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

4'-8 1/16" 5'-0"

5'-0"

0

1/2''

1''

47'-0"

NEW 5' SIDEWALK

SCALE: 1'

57'-0"

construction documents

2''

Document Information

= 1'-0"

CAD FILE NAME: 09008_prj11FINAL.pln

CURB CUT 4'-0" RAD TYP.

SITE NOTES

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

1.

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

All drawings presented here reference the IBC 2003 Building Codes, w/ City of Houston amendments. 2. Finished floor elevation shall be a minimum of 12" above the top of the nearest sanitary sewer manhole cover. Qualified engineer shall determine final slab elevation, and provide a site grading plan as per local authority. 3 Elevation of the nearest sanitary sewer manhole cover is assumed to be 100.0'. Curb elevation (as referenced) taken from top of the curb. 4. Builder shall approve location of house on lot and to verify all utility locations, all easements, building, block face and setback lines PRIOR to construction. 5. Plumber shall determine location of water meter and contact the local authority to connect. Water pipe to be sch. 40 P.V.C. (or equal) see plan for sizes. 6. Plumber shall connect into existing sanitary sewer. Piping to be sch. 40 P.V.C. (or equal) see plan for sizes. 7. Electrician to run three underground conduits from source pole or transformer to garage for: a. electrical service. b. telephone service c. cable service (at the same location) 8. All drainage and runoffs shall be collected on site ion an underground system or directed on the surface to the street. Drainage and runoff are not allowed to be directed onto adjacent properties. See swale detail. Drain piping shall be sch. 40 P.V.C. (or equal) when area drains. 9. Provide one qualified tree per 5000 sq. ft. of lot size. 10. Shaded areas designates minimum common areas and /or private easements (per application) This panel is used as a guide for the drafting of the required common area agreement letter only. Common area agreement letter shall take precedence. 11. All water, sanitary sewer, storm electrical piping, and paving located in the common area(s) are to be maintained by the homeowner's association. 12. All piping in the R.O.W. shall be reinforced concrete.

Drawing Issue: 5'-0"

6'-6"

B3 Survey

EXISTING CONCRETE DRIVEWAY

NEW 2" CALIPER TREE TYP.

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

N

A2 Site Plan @ 1st Floor

MrK gj MrK keller architecture - 2009

Project History 0

4'

8'

16'

SCALE: 1/8" = 1'-0"

Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:38 AM

Site Plan

3 OF ____ 20 SHEET ____

A0.10


22'-0"

5

bungalow mod

4 3 2 1

6006 Blossom Houston, Texas 77006 Job Number: 09008 Client: Drummonds

1 2 3

1'-0"

4

27'-0"

5

match line

lle

18068

AS

IS

M

REG

ST

AT

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CT TE

RED ARC TE ae l R . K e HI r

6'-11 5/8"

32'-5/8"

E O F TEX

Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

22'-0"

16 15 14 13 12 11 10 9 8 7 6 5

49'-6 3/4"

4 3 2 1

filing cab.

desk match line 32'-5/8"

B5 Foundation Control Plan

0

2'

4'

20 19 18 17 16 15 14 13 12 11 10 9

8'

SCALE: 1/4" = 1'-0"

5

42'-7 1/8"

filing cab.

4

3

2

1

8 7 6 5 4 3 2 1

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

5

MrK gj MrK keller architecture - 2009

4

Project History

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

3

Date: 00.00.00 00.00.00 00.00.00 00.00.00

2

1

13'-7 13/16"

Thursday, December 10, 2009 10:38 AM

18'-4 13/16"

Foundation Control Plan

32'-5/8"

A3 Foundation Control Plan

4 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

A1.11


GENERAL NOTES

8'-5 1/8"

8'-9 7/8"

Outdoor ShowerHead

IS

M

REG

lle

19'-0"x24'-0"

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

W11

3 1/2"

12'-8 1/4"

W3

W3

W3

E O F TEX

Legal Notes

6'-11 5/8"

6'-8 1/8"

105

AS

3 1/2"

3 1/2"

Living

18068

B2/A5.12

25'-7 5/8"

Kitchen

13'-8 1/16"

3 1/2"

PROVIDE "ICE AND WATER" SHIELD UNDER ALL EXTERIOR DOOR SILLS PRIOR TO INSTALLATION OF DOORS. PROVIDE CAP FLASHING AT ALL EXTERIOR DOOR HEAD CONDITIONS. ALL EXTERIOR DOORS SHALL BE 1-3/4" THCIK SOLID CORE DOORS. ALL INTERIOR DOOR S SHALL BE 1-3/8" THICK SOLID OR HOLLOW CORE DOORS. ALL POCKET DOORS SHALL USE JOHNSON #100 (OR EQUAL) TRI-DESIGN. PROVIDE TEMPERED GLASS IN ALL FRENCH DOORS AND SIDELITES.

48" GAS F/P WITH 12" HEARTH RE:BLDR

4'-3 1/4"

106

14'-6"x15'-8"

3 1/2"

A2/A5.12

5'-1 1/4"

11'-7 1/8"

1'-4 15/16"

8'-4 7/8"

46'-4 3/4"

5'-1 7/16"

104.1

filing cab.

A5 A2.12

Pwdr 104

5

D4/A5.12

19

Bath

17

UL DESIGN U333

102

16

28'-3 1/4"

Porte Cochere

20

18

26'-10 3/4"

filing cab.

desk

6'-1/2"

A4 A2.11

4

15

W2

3

WIC

14

100.3

107

42'-2"

W2

49'-1 5/8"

106.1

49'-2"

C5 A2.12

15'-6 7/16"

1/2" GYP. BOARD THROUGHOUT (IBC SECT. R702), 1/2" GYP. BOARD (FIRE CODE) AT GARAGE WALLS AND CEILING ADJACENT TO RESIDENCE AND UNDER STAIR AND PASSAGE CEILING (IBC SECT. 309 AND SECT. 314.8) 1/2" WR GYP BOARD (GREEN BOARD) AT WET AREAS IN BATHS, UTILITY, KITCHEN, ETC. AND AT LOGGIA/ PORCH CEILING. ALL MARBLE AND TILE FLOORS TO BE THICKSET.

R

3.

AT

W11

ALL WOOD WINDOWS SHALL BE MARVIN WINDOWS UNLESS NOTED OTHERWISE. ALL METAL WINDOWS SHALL BE CHAMPION WINDOWS UNLESS NOTED OTHERWISE. ALL OPERABLE CASEMENT WINDOWS SHALL HAVE FLIP-HANDLE CRANKS. VERIFY FINISH WITH OWNER. PROVIDE TEMPERED GLASS IN WINDOWS AS REQUIRED BY IRC SECT. R308. PROVIDE WATERPROOFING BARRIER AROUND ALL WINDOW OPENINGS PRIOR TO WINDOW INSTALLATION WINDOWS SHALL BE LOW-E AND DOUBLE PANED AS PER CODE.

ich

D2/A5.12

2.

10'-7"

RED ARC TE ae l R . K e HI

105.1

FINISH NOTES 1.

21'-10 3/4" UL DESIGN U333

5

2. 3. 4. 5. 6.

Job Number: 09008 Client: Drummonds

4'-8 7/16"

16'-3 3/4"

DOOR NOTES 1.

3'-7"

CT TE

6.

3'-7 1/8"

r

4. 5.

2'-5 7/16"

108.1

WINDOW NOTES 1. 2. 3.

108

5

ST

10.

Garage

3 1/2"

4

9.

14'-1/2" 6

3

8.

7

3 1/2"

2

7.

8

1

6.

14'-4"

9

4

5.

10

17'-3"

3

4.

6006 Blossom Houston, Texas 77006

11

2

3.

bungalow mod

31'-7"

ALL PLUMBING WALLS TO BE 2X6 SHOWER STALL WALLS SHALL BE FINISHED WITH CERAMIC TILE TO A HEIGHT OF 84" ABOVE THE DRAIN INLET. GLAZING IN SHOWER AND BATHTUB DOORS AND ENCLOSURES SHALL BE IMPACT RESISTANT AND COMPLY WITH IBC SECT. R702.4. HANDRAILS SHALL BE PLACED NOT LESS THAN 34" NOR MORE THAN 38" ABOVE THE NOSINGS OF THE TREADS. HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS. HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWELL POSTS OR SAFETY TERMINALS PER IBC SECT. R315. THE HANDGRIP PORTION OF THE HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NOR MORE THAN 1-1/2" IN CROSS SECTION. DIMENSIONS OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE PER IBC R315. ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES AND ORDINANCES: A. INTERNATIONAL BUILDING CODE (IBC), 2003 W/ CITY OF HOUSTON AMENDMENTS. B. INTERNATIONAL ENERGY CONSERVATION CODE, 2003. C. NATIONAL ELECTRIC CODE, 2003. D. UNIFORM MECHANICAL CODE, 2003. E. UNIFORM PLUMBING CODE, 2003. ALL ANCHOR BOLTS SHALL BE !" DIA. EMBEDDED A MINIMUM OF 7" INTO THE SLAB. THERE SHALL BE A MINIMUM OF THREE (3) BOLTS PER PLATE WITH BOLTS LOCATED 12" FROM EACH END AND ONE AT MID-POINT. CONFORM TO IBC SECT. R 403.1.6. ALL INSULATION SHALL HAVE A FLAME SPREAD RATING OF NOT MORE THAN 25 AND SHALL HAVE A SMOKE DEVELOPED RATING OF NOT MORE THAN 450, CONFORMING TO IBC. SECT. R320. PLYWOOD ROOF SHEATHING SHALL BE 5/8" THICK "KOOL PLY" AND SHALL COMPLY WITH IBC SECT. R803. ATTIC ACCESS SHALL BE 36" CLEAR AND 350 LB AND COMPLY WITH IBC SECT. R807 AND SECT M1305.1.3

1

1. 2.

103

13

2

esplanade

5'-6 5/8"

12

B2 A5.10

1

11 10

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

9

102

108.2

103.1

W2

8

7

6

5

4

3

2

1

16

Drawing Issue:

15

5/8" TYPE X FIRE RATED GYP. BD. WALLS AND CEILING

10

108

5

2'-5 7/16"

3'-7 1/8"

3'-7"

4'-8 7/16"

13/16"

8'-9 7/8"

4

3

2

1

2'-8 3/8"

100.2

101 17'-5"x12'-5"

101.1

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln

100.1

13/16"

Garage

3 1/2"

Master/Study

100 11'-4"x11'-8"

2'-8 3/8"

14'-1/2" 6

2'-8 3/8"

7

3 1/2"

3 1/2"

8

13/16" 3 1/2"

14'-4" 21'-10 3/4"

9

Foyer

W1

W1

W1

3 1/2"

11

12'-8"

12

3 1/2"

13

31'-7"

10'-11 3/8" 9'-2 1/16"

14

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

Project History

UL DESIGN U333 Date: 00.00.00 00.00.00 00.00.00 00.00.00

108.1 5

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

4

16'-3 3/4"

10'-7"

6'-9 1/2"

6'-9 1/2"

3

2

3'-10"

5'-4"

5'-4"

13'-11"

Thursday, December 10, 2009 10:38 AM

3'-10"

1st Floor Plan

18'-0"

1

3 1/2"

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

MrK gj MrK keller architecture - 2009

13'-7"

18'-4"

W11

A5 1st Floor Plan

B2 A5.10

31'-11"

0

2'

4'

8'

SCALE: 1/4" = 1'-0"

A3 1st Floor Plan

14'-4 13/16"

C4 A2.11 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

5 OF ____ 20 SHEET ____

A1.12


bungalow mod

10

W9

9 8

6006 Blossom Houston, Texas 77006

7

GENERAL NOTES

6'-9 11/16"

W2

206.3

206.2

W4

207.2

C4/A5.12

4'-9/16"

DR

205.1

W

205

3'-10 11/16"

Mechanical C5 A2.12

8'-1/4"

204

202.2

204.1

50'-4"

Laundry

3'-3 13/16"

1'-4 7/16"

W4 206.1

4'-11 1/16"

6'-3 1/2"

PROVIDE "ICE AND WATER" SHIELD UNDER ALL EXTERIOR DOOR SILLS PRIOR TO INSTALLATION OF DOORS. PROVIDE CAP FLASHING AT ALL EXTERIOR DOOR HEAD CONDITIONS. ALL EXTERIOR DOORS SHALL BE 1-3/4" THCIK SOLID CORE DOORS. ALL INTERIOR DOOR S SHALL BE 1-3/8" THICK SOLID OR HOLLOW CORE DOORS. ALL POCKET DOORS SHALL USE JOHNSON #100 (OR EQUAL) TRI-DESIGN. PROVIDE TEMPERED GLASS IN ALL FRENCH DOORS AND SIDELITES.

E O F TEX

W4

206 15'-0"x14'-0"

W4

18068

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

4'-9/16"

W8

lle

Legal Notes 24'-4 5/16"

207.1

207

ich

AS

IS

M

RED ARC TE ae l R . K e HI

AT

Master Retreat

50'-1/2"

2. 3. 4. 5. 6.

A4/A5.12

Master Bath

2'-6 15/16"

10'-5 11/16"

ALL WOOD WINDOWS SHALL BE MARVIN WINDOWS UNLESS NOTED OTHERWISE. ALL METAL WINDOWS SHALL BE CHAMPION WINDOWS UNLESS NOTED OTHERWISE. ALL OPERABLE CASEMENT WINDOWS SHALL HAVE FLIP-HANDLE CRANKS. VERIFY FINISH WITH OWNER. PROVIDE TEMPERED GLASS IN WINDOWS AS REQUIRED BY IRC SECT. R308. PROVIDE WATERPROOFING BARRIER AROUND ALL WINDOW OPENINGS PRIOR TO WINDOW INSTALLATION WINDOWS SHALL BE LOW-E AND DOUBLE PANED AS PER CODE.

DOOR NOTES 1.

REG

208

4'-6 1/4"

6.

2'-2 3/4"

wic

208.1

WINDOW NOTES

4. 5.

10'-5 1/16"

6'-1 3/4"

14'-6 3/16"

W8

1. 2. 3.

85'-7 3/16"

2'-10 1/2"

10.

12'-8 9/16"

ST

9.

1'-1 15/16"

CT TE

8.

46'-10"

r

7.

Job Number: 09008 Client: Drummonds

44

6.

33

5.

Guest Suite 209 21'-0"x15'-7"

22

4.

ALL PLUMBING WALLS TO BE 2X6 SHOWER STALL WALLS SHALL BE FINISHED WITH CERAMIC TILE TO A HEIGHT OF 84" ABOVE THE DRAIN INLET. GLAZING IN SHOWER AND BATHTUB DOORS AND ENCLOSURES SHALL BE IMPACT RESISTANT AND COMPLY WITH IBC SECT. R702.4. HANDRAILS SHALL BE PLACED NOT LESS THAN 34" NOR MORE THAN 38" ABOVE THE NOSINGS OF THE TREADS. HANDRAILS SHALL BE CONTINUOUS THE FULL LENGTH OF THE STAIRS. HANDRAIL ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWELL POSTS OR SAFETY TERMINALS PER IBC SECT. R315. THE HANDGRIP PORTION OF THE HANDRAILS SHALL NOT BE LESS THAN 1-1/4" NOR MORE THAN 1-1/2" IN CROSS SECTION. DIMENSIONS OR THE SHAPE SHALL PROVIDE AN EQUIVALENT GRIPPING SURFACE PER IBC R315. ALL CONSTRUCTION SHALL CONFORM TO THE FOLLOWING CODES AND ORDINANCES: A. INTERNATIONAL BUILDING CODE (IBC), 2003 W/ CITY OF HOUSTON AMENDMENTS. B. INTERNATIONAL ENERGY CONSERVATION CODE, 2003. C. NATIONAL ELECTRIC CODE, 2003. D. UNIFORM MECHANICAL CODE, 2003. E. UNIFORM PLUMBING CODE, 2003. ALL ANCHOR BOLTS SHALL BE !" DIA. EMBEDDED A MINIMUM OF 7" INTO THE SLAB. THERE SHALL BE A MINIMUM OF THREE (3) BOLTS PER PLATE WITH BOLTS LOCATED 12" FROM EACH END AND ONE AT MID-POINT. CONFORM TO IBC SECT. R 403.1.6. ALL INSULATION SHALL HAVE A FLAME SPREAD RATING OF NOT MORE THAN 25 AND SHALL HAVE A SMOKE DEVELOPED RATING OF NOT MORE THAN 450, CONFORMING TO IBC. SECT. R320. PLYWOOD ROOF SHEATHING SHALL BE 5/8" THICK "KOOL PLY" AND SHALL COMPLY WITH IBC SECT. R803. ATTIC ACCESS SHALL BE 36" CLEAR AND 350 LB AND COMPLY WITH IBC SECT. R807 AND SECT M1305.1.3

11

3.

5

W9

9'-1 7/8"

1. 2.

6

FINISH NOTES ATTIC ACCESS PANEL 2'-0"X2'-6"

W4

A5 A2.12

Loft

200 12'-0"x19'-0"

203.1

201.1

10'-9 1/2"

W9

Bedrm 2

20

202

19 18

15'-0"x14'-0"

17

201.2

16

10'-5 13/16"

3.

202.1

8'-9 13/16"

2.

1/2" GYP. BOARD THROUGHOUT (IBC SECT. R702), 1/2" GYP. BOARD (FIRE CODE) AT GARAGE WALLS AND CEILING ADJACENT TO RESIDENCE AND UNDER STAIR AND PASSAGE CEILING (IBC SECT. 309 AND SECT. 314.8) 1/2" WR GYP BOARD (GREEN BOARD) AT WET AREAS IN BATHS, UTILITY, KITCHEN, ETC. AND AT LOGGIA/ PORCH CEILING. ALL MARBLE AND TILE FLOORS TO BE THICKSET.

18'-6 3/8"

1.

15 14

203.2

13 12

W4

11 10

203

5'-2 5/16"

6'-0"

Bedrm 1

3'-0" 16 15

W4

W4

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

W7

W4

5'-1"

W6

2'-7 1/8"

5'-7 1/16"

W4

10'-9 1/4"

9'-1"

12'-0"x13'-0"

8

7

6

5

4

3

2

1

W4

W4

2'-4 11/16"

201

esplanade

W5

W5

7'-5 11/16"

21'-0"

3'-9 7/8"

Bath

9

Drawing Issue:

construction documents

W5

14 13 12 11

4'-1"

10

4'-1"

2'-8"

4'-0"

5'-3"

5'-3"

4'-0"

4'-2"

3'-3"

3'-3 5/16"

4'-2"

Document Information CAD FILE NAME: 09008_prj11FINAL.pln

9

3'-6"

8 7 6 5

Guest Suite

18'-6"

21'-0"x15'-7" 209

14'-10 1/4"

46'-10"

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

Project History

4

Date: 00.00.00 00.00.00 00.00.00 00.00.00

9'-5"

10'-10"

3

2

1

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

13'-5 3/4"

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:38 AM

2nd Floor Plan

B2 A5.10

C4 A2.11

A5 garage 2nd floor

0

2'

4'

8'

A3 2nd Floor Plan

SCALE: 1/4" = 1'-0"

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

0

2'

4'

8'

SCALE: 1/4" = 1'-0"

6 OF ____ 20 SHEET ____

A1.13


bungalow mod

Electrical Fixture Schedule ID

SYMBOL

4" Can

QTY.

2. 3. 4.

4

5.

CEILING FAN

5

6.

Job Number: 09008 Client: Drummonds

4

10

3

1

6" Can

2

Reflected ceiling plan provided for architectural notes only. Refer to lighting plan for location and specifications. New structural elements or mechanical equipment (ie HVAC units, ductwork, plumbing, electrical) shall be brought to the attention of the Designer. Typical ceiling height shall be 12'-0" on the first floor except for butler's pantry and powder room or noted otherwise. Typcial ceiling height shall be 10'-0" on the second floor except where noted otherwise. All other work required but not specified in these documents shall be performed by contractors to meet the general practicing standards, building codes and manufacturer's instructions and specification. All manufacturer articles, materials, and equipment shall be applied, installed, connected, erected, cleaned and conditioned per manufacturer's instructions. In case of differences between the manufacturer's instruction and the contract documents, the contractor shall notify the Designer before proceeding. Ensure surfaces to recieve finishes are clean, prepped, true and free of irregularities.

1.

45

4" SHOWER CAN

6006 Blossom Houston, Texas 77006

REFLECTED CEILING AND FINISH FLOOR NOTES

1 2 3

DUPLEX

3

M

REG

4

3

ich

lle

r

CLG. MOUNT

RED ARC TE ae l R . K e HI

CT TE

IS

3

5

18068

AS

ST

AT

E O F TEX

Legal Notes EXHAUST FAN

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

D

6

Living 105

Flourescent01

6

A

SD

A

Object-0179

C

1 A

Object-0174

A

D

C

3

A

EXT. SPOT LIGHT

8

106

A

A

Kitchen

3

Pendant02

2

G

A

16

3

A

G

Pendant01

15 14

D

C

13

Sconce01

F

11

B

7

10

3

8

F

9

Garage

7

Sconce02

108

6

D

R

12

3

8

A

5

E

filing cab.

A

A

Pwdr

A

104

Sconce03

3

A

20

4

3

2

1

A

Bath

4

102

16

3

15

D D

3

WIC

14

103F

13 12

2

A

1

C

11

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

B

10

3

107

B

17

34

Porte Cochere 5

19 18

SWITCH

G

filing cab.

desk

9

Drawing Issue: 8

7

6

5

4

3

2

1

A

0

2'

4'

Foyer

8'

A

Master/Study

100

C

B5 1st Floor RCP

A

101

SCALE: 1/4" = 1'-0"

A

A

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln

D

TO EAVE OUTLET

D

SD

D D

3

A

A

A

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

SD

Project History

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

G Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

5

Thursday, December 10, 2009 10:38 AM

4

1st Floor RCP

3

2

1

A3 1st Floor RCP

7 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

A1.21


bungalow mod

Electrical Fixture Schedule 6006 Blossom REFLECTED CEILING AND FINISH FLOOR NOTES 1. 2. 3. 4. 5.

6.

ID

SD

SYMBOL

QTY.

Houston, Texas 77006

K

Reflected ceiling plan provided for architectural notes only. Refer to lighting plan for location and specifications. New structural elements or mechanical equipment (ie HVAC units, ductwork, plumbing, electrical) shall be brought to the attention of the Designer. Typical ceiling height shall be 12'-0" on the first floor except for butler's pantry and powder room or noted otherwise. Typcial ceiling height shall be 10'-0" on the second floor except where noted otherwise. All other work required but not specified in these documents shall be performed by contractors to meet the general practicing standards, building codes and manufacturer's instructions and specification. All manufacturer articles, materials, and equipment shall be applied, installed, connected, erected, cleaned and conditioned per manufacturer's instructions. In case of differences between the manufacturer's instruction and the contract documents, the contractor shall notify the Designer before proceeding. Ensure surfaces to recieve finishes are clean, prepped, true and free of irregularities.

K

16

K

K

15

4" Can

45

4" SHOWER CAN

4

6" Can

10

CEILING FAN

5

Job Number: 09008 Client: Drummonds

14 13 12

K

11 10 9 8 7 6

K

Guest Suite

M

3

REG

F

DUPLEX

ST

K

3

AT

K

ich

lle

r

44

33

22

11

K

CLG. MOUNT

RED ARC TE ae l R . K e HI

18068

CT TE

IS

209

AS

K

5

E O F TEX

Legal Notes

L

EXHAUST FAN

6

EXT. SPOT LIGHT

3

Flourescent01

6

Object-0174

1

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

F

wic 208

B

B

B

H

A

Object-0179

Master Bath

A

A

8

A

A

A

A

207

SD

A E

Master Retreat

E

206

SD

Pendant01

3

Pendant02

2

4 Sconce01

Laundry

A

205

A

B

7

A

SD

J

8

Sconce03

3

SWITCH

34

C

Sconce02

Mechanical F 204

J C

C

4

Loft

4 3 3

200

esplanade

3

A

A

ATTIC ACCESS PANEL 2'-0"X2'-6"

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

SD SD

20

Bedrm 2 202

19 18

A

A

J

17

Drawing Issue:

SD

16 15 14

A

13

construction documents

12 11

B

A

A

10 9

Bath

203

B

201

Document Information

A

Bedrm 1 G

CAD FILE NAME: 09008_prj11FINAL.pln

8

7

6

5

4

3

2

1

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT: L

L E

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

MrK gj MrK keller architecture - 2009

Project History

EAVE OUTLET Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:38 AM

2nd Floor RCP

A4 2nd Floor RCP

8 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

A1.22


bungalow mod

6006 Blossom Houston, Texas 77006

lle

18068

AS

M

ST

AT

ich

r

REG

RED ARC TE ae l R . K e HI

CT TE

IS

Job Number: 09008 Client: Drummonds

E O F TEX

Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

A4 A2.11

8:12 SLOPE

B2 A5.10

16 15 14 13 12 11 10 9 8 7 6

3:12 SLOPE

4

3

2

1

8:12 SLOPE

5

DESIGNED FOR 110 MPH 3 SEC. GUST PER CITY OF HOUSTON 6:12 SLOPE

6:12 SLOPE

esplanade

5:12 SLOPE

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527 5:12 SLOPE 16

3:12 SLOPE

15

Drawing Issue:

14 13 12 11

construction documents

10 9

7

5:12 SLOPE

C5 A2.12

6

8:12 SLOPE

3:12 SLOPE

8

5

A5 A2.12

Document Information CAD FILE NAME: 09008_prj11FINAL.pln

8:12 SLOPE

5:12 SLOPE

7'-11 1/2"

3:12 SLOPE

4

3

2

1

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

6'-4 3/8" 2'-10"

W4

4'-3"

W4

4'-3"

Date: 00.00.00 00.00.00 00.00.00 00.00.00

6'-4 7/16"

5:12 SLOPE

21'-2 13/16"

8:12 SLOPE

W4

6:12 SLOPE

1'-6"

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History 6:12 SLOPE

5:12 SLOPE

Thursday, December 10, 2009 10:38 AM

2'-10"

Roof Plan

26'-10 3/4"

A4 Garage Dormer Plan

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

B2 A5.10

0

2'

4'

C4 A2.11

SCALE: 1/4" = 1'-0"

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

9 OF ____ 20 SHEET ____

8'

A2 Roof

Plan

0

4'

8'

16'

SCALE: 1/8" = 1'-0"

A1.31


General Elevation Notes All drawings here reference the 2003 International Building Code with City of Houston amendments.

2.

Do not scale drawings. Written dimensions take precedence. Contractor to verify and be responsible for all dimensions and conditions on the job and notify Paradigm Design inc. of any variations from the dimensions or conditions shown on the drawings presented herein.

3.

All written notes on these drawings shall take precedence over the minimum standard notes detailed on A1.1.

4.

All egress window sills are to a maximum of 44" above finished floor minimum opening are 24" high. 20" wide AND minimum 5.7 sq. ft net clear opening. There shall be at least one egress window per bedroom.

5.

Openings on a 1 hour fire-rated exterior wall shall be protected with an assembly having a fire-protection rating of not less than ! hour. See IBC 2003, Sects. 7144.3.7 and 714.3.9 and table 714.2 (exterior walls). Penetrations into or through fire-rated walls shall conform to IBC 20003 sect. 711.3. Builder shall determine final material and provide appropriate test criteria to the local authority.

All railing (wood, metal, or precast) shall have a 4" maximum spacing between balusters (spindles) and to conform to IBC sect. R316. Handrails and guardrails shall be designed for minimum live load found in IBC table R301.4 and on A1.1. a. INTERIOR guards shall not be constructed with horizontal rails or other ornamental pattern that results in a ladder effect (IRBC sect R316.2) b. EXTERIOR guards to have railing no lower than 42" from finished floor, with no less than 36" distance from the top guard to bottom of lowest runner. Maximum unsupported span of lowest runner shall be 6'-0".

SMALL CRICKET SLOPE TO FRONT

Roof plate heights are taken from nominal (first) floor slab level unless otherwise noted.

9.

All brick or prefab fireplaces to be built and installed per IBC Chapter 10 and be U.L. and ICBO approved. A copy of the manufacturer installations manual will be available on site for inspector's review.

10.

Chimneys to be a minimum 2'-0" above any roof line within a 10'-0" radius, or 3'-0" from any roof line (ridge), see IBC sect. R1001.6. Chimney pipe(s) shall exit through the roof decking INSIDE all building and setback lines.

11.

Provide spark arrestors at chimney. Mesh to have a maximum gap of "", minimum gap of 3/8" and to comply with IBC chapter 10.

12.

All gas appliance vents to exit an exterior wall located no less than 4'-0" from any property line or common wall. Distance of gas vent pipes through an exterior wall perpendicular to a property line or common wall shall be a minimum of 4'0" from the property line of common wall.

EXPOSED RAFTERS AT PORCH

M

AT

ich

lle

18068

E O F TEX

Legal Notes

TREATED WOOD LATTICE BEHIND HEDGE WITH REMOVABLE PANEL FOR ACCESS

C4 South Elevation

RED ARC TE ae l R . K e HI

ST

8.

REG

IS 7.

Job Number: 09008 Client: Drummonds

CT TE

Provide safety glazing in all hazardous locations listed in IBC sect.308.4.1-10 excluding only listed exceptions.

LIGHT AT EAVE ON PHOTOCELL

r

6.

6006 Blossom Houston, Texas 77006

AS

1.

bungalow mod

STANDING SEAM ROOF TYP.

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

0

2'

4'

8'

SCALE: 1/4" = 1'-0"

PONY WALL AT ROOF CONDITION

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:38 AM

Building Elevations

A4

North Elevation

10 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

A2.11


bungalow mod

General Elevation Notes

All egress window sills are to a maximum of 44" above finished floor minimum opening are 24" high. 20" wide AND minimum 5.7 sq. ft net clear opening. There shall be at least one egress window per bedroom.

5.

Openings on a 1 hour fire-rated exterior wall shall be protected with an assembly having a fire-protection rating of not less than ! hour. See IBC 2003, Sects. 7144.3.7 and 714.3.9 and table 714.2 (exterior walls). Penetrations into or through fire-rated walls shall conform to IBC 20003 sect. 711.3. Builder shall determine final material and provide appropriate test criteria to the local authority.

6.

Provide safety glazing in all hazardous locations listed in IBC sect.308.4.1-10 excluding only listed exceptions.

7.

All railing (wood, metal, or precast) shall have a 4" maximum spacing between balusters (spindles) and to conform to IBC sect. R316. Handrails and guardrails shall be designed for minimum live load found in IBC table R301.4 and on A1.1. a. INTERIOR guards shall not be constructed with horizontal rails or other ornamental pattern that results in a ladder effect (IRBC sect R316.2) b. EXTERIOR guards to have railing no lower than 42" from finished floor, with no less than 36" distance from the top guard to bottom of lowest runner. Maximum unsupported span of lowest runner shall be 6'-0".

8.

Roof plate heights are taken from nominal (first) floor slab level unless otherwise noted.

9.

All brick or prefab fireplaces to be built and installed per IBC Chapter 10 and be U.L. and ICBO approved. A copy of the manufacturer installations manual will be available on site for inspector's review.

10.

11. 12.

APPLIANCE TERMINATION SHOWER FIXTURE

RED ARC TE ae l R . K e HI

AT

1/4" TEMP. GLASS AT LANDING

ich

lle

18068

CT TE

4.

STANDING SEAM ROOF TYP.

r

All written notes on these drawings shall take precedence over the minimum standard notes detailed on A1.1.

ST

3.

Job Number: 09008 Client: Drummonds

AS

Do not scale drawings. Written dimensions take precedence. Contractor to verify and be responsible for all dimensions and conditions on the job and notify Paradigm Design inc. of any variations from the dimensions or conditions shown on the drawings presented herein.

LOCATE ALL ROOF PENETRATIONS BEHIND RIDGE

IS

2.

6006 Blossom Houston, Texas 77006

M

All drawings here reference the 2003 International Building Code with City of Houston amendments.

REG

1.

E O F TEX

Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

WF AT CORNER RE: PLAN EXPOSED RAFTERS AT PORCH

Chimneys to be a minimum 2'-0" above any roof line within a 10'-0" radius, or 3'-0" from any roof line (ridge), see IBC sect. R1001.6. Chimney pipe(s) shall exit through the roof decking INSIDE all building and setback lines.

TREATED WOOD LATTICE Provide spark arrestors at chimney. Mesh to have a maximum gap of "", BEHIND HEDGE WITH minimum gap of 3/8" and to comply with IBC chapter 10. REMOVABLE PANEL FOR ACCESS All gas appliance vents to exit an exterior wall located no less than 4'-0" from any property line or common wall. Distance of gas vent pipes through an exterior wall perpendicular to a property line or common wall shall be a minimum of 4'0" from the property line of common wall.

C5 West Elevation

0

2'

4'

8'

SCALE: 1/4" = 1'-0"

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

1,074.13 sq ft

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:38 AM

Building Elevations

A5

East Elevation

11 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

A2.12


bungalow mod

Door Schedule

4'

8'

SCALE: 1/4" = 1'-0"

Foyer

4'-6"x8'x6 3/4"

100.3

Hall

2'-4"x8'x4 3/4"

101.1

Master/Study

101

2'-8"x8'x6 3/4"

102

Bath

102

2'-4"x8'x6 3/4"

103.1

WIC

103

2'-4"x8'x6 3/4"

104.1

Powder

2'-4"x8'x4 3/4"

105.1

Living

10'x8'x4 13/16"

106.1

Porte Cochere

108.1

Garage

108.2

Garage

108

3'x6'-8"x6 3/4"

201.1

Bedrm 1

201

2'-8"x6'-8"x4 3/4"

201.2

Bedrm 1

201

5'x6'-8"x4 3/4"

FIN

2'-6"x6'-8"x4 13/16" 16'x7'x6 3/4"

202.1

Bedrm 2

202.2

Bedrm 2

202

5'x6'-8"x4 3/4"

203.1

Bath

203

2'x6'-8"x4 3/4"

203.2

Bath

203

2'x6'-8"x4 3/4"

204.1

Mechanical

2'-8"x6'-8"x4 13/16"

RED ARC TE ae l R . K e HI ich

lle

3'x6'-8"x4 3/4"

205.1

Laundry

206.1

Master Retreat

206.2

Master Retreat

2'x6'-8"x4 3/4"

207.2

Master Retreat Water Closet

5'x6'-8"x4 13/16"

208.1

WIC

209.1

Garage

108

2'-8"x6'-8"x4 3/4"

209.2

Garage

108

2'-8"x6'-8"x4 3/4"

209.3

Garage

108

2'-8"x6'-8"x4 3/4"

206.3

Job Number: 09008 Client: Drummonds

CT TE

2'

3'x8'x4 13/16"

100.2

107

REMARKS

r

0

FIN

COMPONENTS MATL. FINISH GLASS

2'-8"x6'-8"x4 3/4" 206

ST

D5 Window Types

D

WIDTH x HEIGHT x THK.

AT

2'-8"x6'-8"x4 3/4"

18068

AS

C

FRAME

IS

B

CONSTRUCTION

Foyer

100.1

A

LOCATION

M

TYPE

REG

UNIT #

6006 Blossom Houston, Texas 77006

E O F TEX

Legal Notes

2'x6'-8"x4 3/4"

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

2'x6'-8"x4 3/4"

Room Finish Schedule ROOM NAME

FINISHES FLOOR

ROOM #

CLG. HT.

Bath

102

9'-0"

3

A

2

C

Bath

203

9'-0"

3

A

2

C

Bedrm 1

201

9'-0"

3

A

2

C

Bedrm 2

202

9'-0"

3

A

2

C

Foyer

100

9'-0"

3

A

2

C

Garage

108

9'-0"

3

A

2

C

Guest Suite

209

9'-0"

3

A

2

C

Kitchen

106

9'-0"

3

A

2

C

Laundry

205

9'-0"

3

A

2

C

Living

105

9'-0"

3

A

2

C

Loft

200

9'-0"

3

A

2

C

Master Bath

207

9'-0"

3

A

2

C

Master Retreat

206

9'-0"

3

A

2

C

Master/Study

101

9'-0"

3

A

2

C

Mechanical

204

9'-0"

3

A

2

C

Porte Cochere

107

9'-0"

3

A

2

C

Pwdr

104

9'-0"

3

A

2

C

WIC

103

9'-0"

3

A

2

C

wic

208

9'-0"

3

A

2

C

CEILING

BASE

WALL TEXTURE

WALL

WANSCOT

CROWN

REMARKS

11'-4"x11'-8"

Window Schedule UNIT #

FRAME

CONSTRUCTION

TYPE

WIDTH x HEIGHT

Quantity

W1

A

3'x6'

3

W2

B

3'x6'

4

W3

B

3'x4'-6"

3

W4

C

2'x2'

15

W5

C

2'-6"x2'-6"

3

W6

B

2'-6"x3'

1

W7

D

1'x3'

1

W8

B

2'-6"x2'-6"

2

W9

B

3'x5'

3

W10

C

4'x2'

1

W11

C

2'-6"x4'-6"

2

COMPONENTS WOOD FINISH GLASS

REMARKS

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

CASEMENT WINDOW FOR EGRESS

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

Schedules

12 OF ____ 20 SHEET ____

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

A4.10


bungalow mod

6006 Blossom Houston, Texas 77006 Job Number: 09008 Client: Drummonds

targeted

3,,+WSH[PU\T housing categories

Construction Photos from Y house

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Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

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0

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1

HARDI PLANK SIDING

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TYVEK HOUSE WRAP

3

7/16" OSB

4

1X1 FURRING STRIPS AT 16" O.C.

5

STRUCTURAL THERMALPLY

6

2X4 STUDS 16" O.C.

7

R-13 BATT INSULATION

8

1/2" GYP BD. AT INTERIOR

9

1/8" SCREEN AT BASE OF WALL

Mech. Rm.

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esplanade

B2 Section at Mechanical

30 YR ASPHALT SHINGLES TECHSHIELD

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

R19 INSULATION

0

4'

8'

16'

SCALE: 1/8" = 1'-0"

2X6 RAFTERS AT 16" O.C. 2

Drawing Issue:

4

1x6 SYP #1 FLOORING 3/4" CDX SUBFLOOR

1

2

2

2

6

6

6

POLYCELL INSULATION BARRIER AT ALL EXTERIOR STUD WALLS TYP.

construction documents

SCHED. BASE 2

FINISH FLOOR

CONTRACTOR TO NOTE:

WRAP SCREEN AT BOTTOM OF AIR SPACE

(2) TWO FRAMING INSPECTIONS WILL BE REQUIRED.

2

4 2

2

2

Document Information CAD FILE NAME: 09008_prj11FINAL.pln

HARDI PLANK SIDING

2

TYVEK HOUSE WRAP

3

7/16" OSB

4

1X1 FURRING STRIPS AT 16" O.C.

5

STRUCTURAL THERMALPLY

6

2X4 STUDS 16" O.C.

7

R-13 BATT INSULATION

8

1/2" GYP BD. AT INTERIOR

9

1/8" SCREEN AT BASE OF WALL

12

2

1

12

12

2

RE: STRUCTURAL

1

12

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

2" INCH CONC. TOP

15'-0"x14'-0"

4

AMERICAN STANDARD FREEDOM 95 FURNACE

2

1/2" CDX AT BOT. OF JOIST 2x6 TREX

4

AMERICAN STANDARD ACCUCLEAN SYSTEM

2 4

1

4

1

1 2

2

4

1

SPRINGHOUSE WATER SYSTEM

MrK gj MrK keller architecture - 2009

Project History

AMERICAN STANDARD ACCUEXCHANGE ERV

LOW VOLT. PANEL

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

1

Date: 00.00.00 00.00.00 00.00.00 00.00.00

DUCT

Mechanical

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

204

4

Green Technology

2

A5 Cavity Wall

0

6''

1'

SCALE: 1"

2'

= 1'-0"

A3 Wall Section

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

0

1'

2'

3'

SCALE: 3/4" = 1'-0"

A2 Mechanical Room

13 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0"

A5.10


bungalow mod

6006 Blossom Houston, Texas 77006

2003 FIRE RESISTANCE DIRECTORY

grip of handrail shall be 1 1/2" to 2" wide and not less than 1 1/2" from wall, typ. Handrail shall be able to withstand the application of 200lbf.

Design No. U333

Bearing Wall Rating — 1 HR. Finish Rating — 23 min.

for riser/tread dims. - see plan all risers to be between 6" to 7 3/4" & treads are to be no less than 10", all dims. of risers/treads to be within +/- 3/16" of stated dims., typ.

provide 1/2" gyp. board to underside and walls of all enclosed areas under stairs, typ. as per 2000 I.R.C. R314.8

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provide landing equal to width of stair, top & bottom, unless otherwise on plans, typ.

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1. Wood Studs — Nom 2 by 4 in., spaced 16 in. OC effectively cross braced. 2. Gypsum Board* — 5/8 in. thick, 4 ft wide, applied either vertically or horizontally, screw attached to studs and plates with 1-1/4 in. long Type W steel screws, spaced 12 in. OC. AMERICAN GYPSUM CO —Types AG-C, AGX-C . BPB AMERICA INC —ProRoc Type C. CANADIAN GYPSUM COMPANY —Types C, IP-X2, IPC-AR. G-P GYPSUM CORP, SUB OF GEORGIA-PACIFIC CORP —Type 5. LAFARGE NORTH AMERICA INC —Types LGFC-C, LGFCC/A. NATIONAL GYPSUM CO —Types FSW-C, FSW-G. PABCO GYPSUM, DIV OF PACIFIC COAST BUILDING PRODUCTS INC —Type C or PG-C. STANDARD GYPSUM L L C —Type SG-C. TEMPLE-INLAND FOREST PRODUCTS CORP —Type TG-C. UNITED STATES GYPSUM CO —Types C, IP-X2, IPC-AR. USG MEXICO S A DE C V —Types C, IP-X2, IPC-AR. 3. Batts and Blankets* — (Optional) — Mineral wool insulation, partially or completely filling stud cavity. THERMAFIBER L L C —Type SAFB. 3A. Fiber, Sprayed* — As an alternate to Batts and Blankets (Item 3) — Spray applied cellulose insulation material. The fiber is applied with water to completely fill the enclosed cavity in accordance with the application instructions supplied with the product. Nominal dry density of 3.0 lb/ft3. U S GREENFIBER L L C — Cocoon stabilized cellulose insulation. 3B. Fiber, Sprayed* — As an alternate to Batts and Blankets (Item 3) and Item 3A - Spray applied cellulose insulation material. The fiber is applied with water to interior surfaces in accordance with the application instructions supplied with the product. Applied to completely fill the enclosed cavity. Minimum dry density of 4.3 pounds per cubic ft. NU-WOOL CO INC — Cellulose Insulation 4. Joints and Nailheads — Wallboard joints covered with paper tape and joint compound. Screw heads covered with joint compound. *Bearing the UL Classification Mark

r

Design No. U332

Bearing Wall Rating — 1 Hr. Nonbearing Wall Rating — 2 Hr. Finish Rating — 23 Min.

Job Number: 09008 Client: Drummonds

*Bearing the UL Classification Mark

ST

with 1-1/4 in. long diamond shaped point, double lead Phillips head steel screws. 2A. Steel Framing Members (Optional, Not Shown)* — As an alternate to Item 2, furring channels and resilient sound isolation clip as described below: a. Furring Channels — Formed of No. 25 MSG galv steel. 2-3/8 in. wide by 7/8 in. deep, spaced 24 in. OC perpendicular to studs. Channels secured to studs as described in Item b. b. Steel Framing Members* — resilient sound isolation clip used to attach furring channels (Item a) to studs (Item 1). Clips spaced 48 in. OC., and secured to studs with No. 8 x 2-1/2 in. coarse drywall screw through the center grommet. Furring channels are friction fitted into clips. PAC INTERNATIONAL INC —Type RSIC-1. 3. Gypsum Board* — 5/8 in. thick, 4 ft wide. Screw attached one side to furring channels with 1 in. long, self-drilling, self-tapping steel screws spaced 12 in. O.C., vertical joints located midway between studs and back blocked with furring channels, attached with 1 in. long, selfdrilling, self-tapping screws, spaced 12 in. O.C., along each edge. Wallboard attached other side to studs with 1-1/4 in. long diamond shaped point, double lead Phillips head steel screws spaced 12 in. O.C., vertical joints located over studs. BPB AMERICA INC —Type FRP. 4. Mineral Wool Batts* — 3 in. thick sheets, supplied in 15 and 24-in. widths, placed to fill interior of wall, attached to the 4-in. face of the studs with staples placed 24 in. O.C. See Batts and Blankets (BZXX) category for names of manufacturers. 4A. Fiber, Sprayed* — As an alternate to Mineral Wool Batts (Item 4) — Spray applied cellulose insulation material. The fiber is applied with water to completely fill the enclosed cavity in accordance with the application instructions supplied with the product. Nominal dry density of 3.0 lb/ft3. U S GREENFIBER L L C — Cocoon stabilized cellulose insulation. 5. Joints and Screw heads — Wallboard joints covered with paper tape and joint compound. Screw heads covered with joint compound. As an alternate, nom 3/32 in. thick gypsum veneer plaster may be applied to the entire surface of Classified veneer baseboard. Joints reinforced. *Bearing the UL Classification Mark

FIRE RESISTANCE RATINGS - ANSI/UL 263 (BXUV)

M

FIRE RESISTANCE RATINGS - ANSI/UL 263 (BXUV)

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E O F TEX

Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

balcony above - see plan

return stringer beyond - all notes apply

Design No. U334

1. Wood Studs — Nominal 2 by 4 in. spaced 16 in. OC effectively firestopped. 2. Gypsum Board* — Any Classified for Fire Resistance 5/8 in. thick wallboard applied horizontally or vertically, with beveled, square or tapered edges. Wallboard nailed to studs and plates with 8d coated nails spaced 8 in. OC. All joints staggered 2 ft with joints on opposite side of wall. See Gypsum Board (CKNX) Category for names of manufacturers. 3. Spray-Applied Fire Resistive Materials* — Sprayed with Type A-23 Adhesive in accordance with application instructions. The material is sprayed to completely fill the stud cavity. For wall assemblies having a fire rating of 1 hr, the fiber thickness may be reduced to 2 in. Minimum dry density of 12.0 pcf. For method of density determination, refer to Design Information Section. AMERICAN SPRAYED FIBERS INC —Type DDM. 4. Nails — 8d coated, 2-3/8 in. long. 0.113 in. shank diameter 1/4 in. diameter heads, spaced 8 in. OC. 5. Joints and Nailheads — (Not shown) — Wallboard joints covered with tape and joint compound. Nailheads covered with joint compound. 6. Wall and Partition Facings and Accessories* — (Not Shown) (optional) — In lieu of Item 5 used to cover all wallboard joints and nail heads. DWC L L C —!One Step Above Drywall Compound!

Bearing Wall Rating — 2 HR. STC Rating - 62 (See Item 7)

guard rail of landing to be 42" above finish deck, typ. if needed

1. Wood Studs — Nom 2 by 4 in., spaced 16 in. OC. Studs cross braced at mid-height and effectively fire stopped at top and bottom of wall. 2. Resilient Channel — 25 MSG galv steel, nom 2-1/2 in. wide by 1/2 in. deep. Resilient channels placed perpendicular to studs, spaced vertically max 24 in. OC, flange portion attached to each intersecting stud with 1 in. long Type S steel screws. 2A. Steel Framing Members (Optional, Not Shown)* — As an alternate to Item 2, furring channels and resilient sound isolation clip as described below: a. Furring Channels — Formed of No. 25 MSG galv steel. 2-3/8

wood structure at landing

LOOK FOR THE UL MARK ON PRODUCT

B3 UL333

0

1/2''

1''

SCALE: 1'

1 1/2" wood rail, intermediate rails spaced not more than 4" max. opening - top of rail to be 36" above tread nose, typ.

2''

wood posts 2 x stringer w/ 2 x wood treads, RE: plan for exact rise/run

= 1'-0"

B2 Stair Details

0

1'

2'

4'

esplanade SCALE: 1/2" = 1'-0" 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

General Details

14 OF ____ 20 SHEET ____

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

A5.11


bungalow mod

6006 Blossom Houston, Texas 77006 45.58 sq ft

6'

1'-8 1/8"

SCALE: 3/8" = 1'-0"

4'-10 3/16"

3'-0"

AT

5'-11/16"

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D4 Bath

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Job Number: 09008 Client: Drummonds

E O F TEX

Legal Notes

D2 Kitchen

0

1'

2'

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

4'

1'-0"

SCALE: 1/2" = 1'-0"

35.48 sq ft

9'-0"

28.97 sq ft

12.16 sq ft

C4 Master Bath

0

2'

4'

6'

SCALE: 3/8" = 1'-0"

12'-2 1/4"

B2 Kitchen

19.71 sq ft

2'-1 3/4" 0

1'

2'

esplanade

4'

SCALE: 1/2" = 1'-0"

8'-10 1/2"

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents 8'-11/16"

A4 Master Bath

Document Information

2'-0"

CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT: 0

2'

4'

6'

Project History

SCALE: 3/8" = 1'-0" PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

MrK gj MrK keller architecture - 2009

Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

Interior Elevations

15 OF ____ 20 SHEET ____

A2 Living THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

0

1'

2'

4'

SCALE: 1/2" = 1'-0"

A5.12


bungalow mod 6006 Blossom Houston, Texas 77006

Project Data: Single Family Residence:

Sheet Index GENERAL

Building Areas:

G2.10

1st 1,479 sq. ft. 2nd 1,595 sq. ft.

149.09 sq ft

Specifications

444.91 sq ft

599.04 sq ft

3,074 sq. ft. total living Garage: 1st 599 sq. ft. 2nd 599 sq. ft. 1,318.66 sq ft

1,198 sq. ft.

1,479.25 sq ft

277.4 sq ft

Front Porch 84 sq. ft.

Project Address:

ARCHITECTURAL A0.10

Site Plan

6006 Blossom Houston, Texas 77007

A1.11

Foundation Control Plan

A1.12

1st Floor Plan

Scope of Work:

A1.13

2nd Floor Plan

A1.21

1st Floor RCP

This project is for a new single family dwelling. It will have 2 storys be raised off the ground with a pier and beam foundation, the garage will be renovated and is grandfathered in, regarding setbacks.

A1.22

2nd Floor RCP

A1.31

Roof Plan

A2.11

Building Elevations

A2.12

Building Elevations

A4.10

Schedules

A5.10

Green Technology

A5.11

General Details

A5.12

Interior Elevations

S1.1

Foundation Plan

S1.2

Garage Plans

S1.3

Framing Plans

S1.4

Foundation Details

S1.5

Framing Details

84.49 sq ft

Coordination Statement: Pursuant to 22 TAC 1.103, an architect's seal on the work of any consultant(s) retained by the architect attests only to the architect's cooridination of the consultant's work with that of the architect's and does not imply the architect's practice of the consultant's specialty.

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ISSSUED FOR PERMIT & CONSTRuCTION 12th november 2009

E O F TEX

100 jackson street

suite 130C

Houston , Texas 77002 voice: 713.527.0527 keller@kellerarch.com


bungalow mod

6006 Blossom Houston, Texas 77006

General Requirements and Specifications

1.6

1.7

1.8

1.9

1.10

1.11

1.12

1.13

1.14

1.15

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

1.16

COORDINATION: THE CONTRACTOR IS RESPONSIBLE FOR THOROUGHLY REVIEWING THE CONSTRUCTION DOCUMENTS, INCLUDING THE SCOPE OF WORK AND ALL REQUIREMENTS NECESSARY TO COMPLETE THE WORK, FOR ALL TRADES AND SUPPLIERS. THE CONTRACTOR IS RESPONSIBLE FOR COORDINATING ALL CONSTRUCTION WORK AND SUBCONTRACTORS. WORKMANSHIP: ALL WORK SHALL BE PERFORMED IN AN ORDINARY, CUSTOMARY, AND WORKMAN-LIKE MANNER AND IN STRICT ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS AND CUSTOMARY CONSTRUCTION METHODS. SUBSTITUTIONS AND COLORS: WHERE NAME BRANDS AND/OR MODEL NUMBERS ARE CALLED FOR IN THE SPECIFICATIONS, THEY ARE TO BE AS SPECIFIED OR AN APPROVED EQUAL AS DETERMINED BY THE OWNER AND ARCHITECT. WHERE COLORS OR TEXTURES ARE INDICATED, PROVIDE A MIN. 12"x12" SAMPLE PANEL FOR FINAL APPROVAL OF OWNER. INSPECTION OF PREMISES: THE CONTRACTOR IS FULLY RESPONSIBLE FOR INSPECTING THE EXISTING PREMISES OR PROPERTY AND VERIFYING ALL EXISTING CONDITIONS IN THE FIELD, INCLUDING ALL DEED RESTRICTIONS, EASEMENTS, UTILITIES, AND BUILDING REGULATIONS. HOLD HARMLESS: ALL CONTRACTORS AND SUBCONTRACTORS AGREE TO HOLD HARMLESS AND INDEMNIFY THE OWNER, ARCHITECT, ENGINEER, AND DESIGNER FOR ANY AND ALL LIABILITIES, LOSSES, AND FOR CLAIMS WHICH MAY ARISE, DIRECTLY OR INDIRECTLY, ON ACCOUNT OF THE CONSTRUCTION WORK, REGARDLESS OF THE CONTENT OF THE CONSTRUCTION DOCUMENTS. LICENSED TRADESMEN: TO THE EXTENT REQUIRED BY LAW, ALL WORK SHALL BE PERFORMED BY INDIVIDUALS DULY LICENSED AND AUTHORIZED BY LAW TO PERFORM SAID WORK. RELEASES: CONTRACTOR SHALL FURNISH OWNER EVIDENCE OF APPROPRIATE RELEASES OR WAIVERS OF LIEN FROM SUBCONTRACTORS AND TRADESMEN FOR ALL WORK PERFORMED OR MATERIALS PROVIDED PRIOR TO THE COMPLETION OF THE PROJECT. CHANGE ORDER: ALL CHANGE ORDERS SHALL BE IN WRITING AND SIGNED BY BOTH THE OWNER AND CONTRACTOR. NO ADDITIONAL CHARGES WILL BE ALLOWED ON THE BASIS OF INFORMATION PROVIDED OR NOT PROVIDED IN THE CONSTRUCTION DOCUMENTS. INSURANCE: THE CONTRACTOR WARRANTS IT IS ADEQUATELY INSURED FOR INJURY TO ITS EMPLOYEES AND OTHERS INCURRING LOSS OR INJURY AS A RESULT OF THE ACTS OF THE CONTRACTOR OR ITS EMPLOYEES OR SUBCONTRACTORS. THE CONTRACTOR AND SUBCONTRACTOR SHALL HAVE IN FORCE THE MINIMUM LIMITS OF INSURANCE INCLUDING WORKMEN'S COMPENSATION, AS REQUIRED BY LAW, FOR THE DURATION OF THE PROJECT. CLEANLINESS: CONTRACTOR AGREES TO REMOVE ALL DEBRIS AND LEAVE THE PREMISES IN BROOM CLEAN CONDITION. CONTRACTOR AGREES TO PROTECT ADJACENT PROPERTIES AND VEGETATION AND OTHER EXISTING CONDITIONS TO BE PRESERVED FROM DAMAGE DUE TO CONSTRUCTION. DISPUTES: ALL DISPUTES SHALL BE RESOLVED BY BINDING ARBITRATION IN ACCORDANCE WITH RULES OF THE AMERICAN ARBITRATION ASSOCIATION OR THROUGH MEDIATION BY A LICENSED PROFESSIONAL MEDIATOR. ACCURACY OF DOCUMENTS: THE OWNER AND CONTRACTOR RECOGNIZE THAT THERE MAY BE INACCURACIES OR OMISSIONS IN THE CONSTRUCTION DOCUMENTS. NOTIFY THE OWNER AND ARCHITECT IMMEDIATELY OF ANY DISCREPANCIES OR OMISSIONS IN THE CONSTRUCTION DOCUMENTS AND RESOLVE ANY PROBLEMS ARISING IMMEDIATELY PRIOR TO CONTINUING THE WORK. THE ARCHITECT, DESIGNER, AND ENGINEER SHALL NOT BE HELD LEGALLY RESPONSIBLE FOR INACCURACIES OR OMISSIONS IN THE CONSTRUCTION DOCUMENTS. THE DESIGNER SHALL BE NOTIFIED BY THE CONTRACTOR OR OWNER IN REGARD TO ANY AND ALL CHANGES OR REVISIONS MADE TO THE CONSTRUCTION DOCUMENTS OR THE BUILDING IN THE FIELD DURING CONSTRUCTION. THE ARCHITECT SHALL NOT BE HELD RESPONSIBLE FOR ANY COMPLICATIONS WHICH ARISE DUE TO CHANGES OR REVISIONS MADE TO THE CONSTRUCTION DOCUMENTS OR THE BUILDING IN THE FIELD WHICH OCCURRED WITHOUT PROPER NOTIFICATION.

MAX OPEN'G ANGLE REQUIRED

MIN BEAR'G

2.2

VERIFY ANY DEMOLITION AS NECESSARY TO PROCEED WITH CONSTRUCTION OF THE PROJECT. DEMOLITION SHALL INCLUDE TEMPORARY UTILITIES, DEMOLITION PERMITS, PROTECTION OF FENCES, TREES AND STRUCTURES TO REMAIN, INCLUDING THOSE ON ADJACENT PROPERTIES, AND CONTROL OF NOISE, DUST, AND DEBRIS.

5'-0" 7'-0" 8'-0" 9'-0" 10'-0"

8" 8" 8" 9" 10"

ALL SITE PREPARATION FOR BUILDING FOUNDATION SHALL TAKE PLACE BASED ON REQUIREMENTS SET FORTH BY THE GEOTECHNICAL INVESTIGATION AND A THOROUGH UNDERSTANDING OF THE ENGINEER'S CONSTRUCTION DOCUMENTS. CONTRACTOR SHALL PROVIDE ALL CONSTRUCTION SURVEYING AND STAKING TO PROPERLY LOCATE THE STRUCTURE ON THE SITE. THE CONTRACTOR IS RESPONSIBLE FOR ENSURING THAT THE SURVEY DOCUMENT IS ACCURATE AND CORRECT PRIOR TO PLACING FOUNDATION FORMWORK.

ALL LONG LEGS VERTICAL

2.3

2.4

2.5

2.6

2.7

2.8

2.9

ESTABLISH AND CONFIRM THE FINISHED SLAB ELEVATION AND INSURE THAT IT IS TWELVE (12) INCHES ABOVE THE NEAREST MANHOLE COVER. ALL SITE PREPARATION FOR BUILDING FOUNDATION, PORCHES, DRIVEWAYS, SIDEWALKS, OTHER FLATWORK, WALLS, AND FENCES SHALL PROMOTE POSITIVE DRAINAGE AWAY FROM BUILDING FOUNDATION. ALL DRAINAGE AND RUNOFF SHALL BE DIRECTED TO THE STREET. TYPICAL SLOPES FOR DRIVEWAYS, SIDEWALKS AND EXTERIOR PATIOS SHALL BE A MINIMUM OF 1% AND A MAXIMUM OF 5%. CROSS SLOPES AT SIDEWALKS AND DRIVEWAYS SHALL NOT EXCEED 2%.

PROVIDE ALL REQUIRED CURB CUTS, SUB-BASE, DRIVEWAYS, PARKING AREAS, AND OTHER PAVING. CONTRACTOR SHALL PROVIDE ALL REQUIRED FENCING, GATES, AND OTHER ENCLOSURES AND MATERIALS. ALL AREAS TO RECEIVE LANDSCAPING SHALL BE PROVIDED WITH A MINIMUM 8" DEPTH OF TOPSOIL, SMOOTHLY GRADED TO SLOPE AWAY FROM BUILDING.

3.1

3.2

CONCRETE SHALL BE 5-SACK MIX, MINIMUM 3000 PSI COMPRESSIVE STRENGHT AT 28 DAYS AND 4–5 INCH SLUMP IN STANDARD CYLINDER. REINFORCING STEEL IS ASTM A-615 GRADE 60 WITH A-305 DEFORMATIONS DETAILED AND INSTALLED AS PER ACI CODE. CHAIRS SHALL BE GALVANIZED WITH PLASTIC TIPS OR ALL PLASTIC. USE UTILITY GRADE FIR OR BETTER FOR FORM BOARDS. PROVIDE ALL REQUIRED FOUNDATIONS, GRADE BEAMS, PIERS, AND FLATWORK TO COMPLETE THE PROJECT IN STRICT ACCORDANCE WITH THE REQUIREMENTS OF THE GEOTECHNICAL INVESTIGATION AND ENGINEER'S CONSTRUCTION DOCUMENTS.

3.3

VERIFY ALL REQUIRED FOUNDATION DROPS OR RECESSES FOR FIREPLACES, ELEVATORS, GARAGE, AND SPECIAL FLOORING.

3.4

RECESS FOUNDATION 6" AT PREFAB FIREPLACE AND 3" FOR MATERIAL AT FLUSH HEARTH.

6.1

3.6

SLOPE FINISHED FLOOR AT GARAGE AND EXTERIOR COVERED AREAS AWAY FROM THE BUILDING FOR DRAINAGE.

3.7

VERIFY THE MINIMUM FINISHED SLAB ELEVATION TO COMPLY WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITY AND THE DESIGN INTENT.

3.8

ALL FRAMING LUMBER SHALL BE #2 SYP-KD, EXCEPT THAT STUDS MAY BE STUD GRADE. ALL WALL FRAMING SHALL SPACE STUDS NO MORE THAN 16" o.c.

6.2

ALL TOP AND SOLE PLATES, HEADERS, AND SILLS SHALL BE WOLMANIZED PRESSURE TREATED #2 SYP

6.3

SECOND FLOOR FRAMING SHALL BE 18" WOOD TRUSSES U.N.O. PLACED ACCORDING TO ENGINEER DRAWINGS AND MANUF. INSTRUCTIONS.

6.4

SUB FLOOR MATERIAL OVER ANY SPANS SHALL BE 1–1/8" TONGUE AND GROOVE "STURDI-FLOOR", GLUED AND SCREWED TO FRAMING.

6.5

ROOF FRAMING SHALL BE 2X6 AND 2X8 #2 KD SYP RAFTERS PLACED AT 16" O.C. ACCORDING TO ENGINEER DRAWINGS WITH 2X8 RIDGE BEAMS AND 2X10 VALLEY BEAMS. PROVIDE CONTINUOUS RIDGE VENTS.

6.6

6.7

6.8

6.10

6.11

6.12

6.13

6.14

THRESHOLD RECESS AT ALL EXTERIOR DOORS SHALL BE 3 1/2" U.N.O.

3.5

PROVIDE ALL PLUMBING FIXTURES SELECTED BY OWNER TO COMPLETE THE PROJECT, INCLUDING WATER CLOSETS, BIDETS, LAVATORIES, SINKS, BATHTUBS, SHOWERS, FITTINGS, APPLIANCES AND EQUIPMENT.

15.3

INSTALL ALL PLUMBING AND GAS EQUIPMENT PER APPLICABLE CODES AND MANUF. SPECS.

15.4

VERIFY LOCATION OF ALL WATER AND SEWER LINES PRIOR TO FOUNDATION PLACEMENT.

15.5

WATER HEATER SHALL HAVE METAL DRIP PAN AND RELIEF LINE (SECONDARY DRAIN) FULL SIZE TO TERMINATION AT EXTERIOR WALL.

15.6

LAUNDRY FLOOR DRAIN SHALL TERMINATE AT SANITARY SEWER.

15.7

SECURE PIPING TO STRUCTURE WITH HANGERS AND STRAPS. PROVIDE SHOCK ABSORBING AIR CHAMBERS AT EACH FITTING.

15.8

FIRE SPRINKLER SYSTEMS SHALL COMPLY WITH N.F.P.A. 13r. OBTAIN ALL REQURIRED PERMITS AND INSPECTIONS.

8.2

8.3

Division 6: Wood

6.9

Division 3: Concrete

15.2

8.4

ALL UNPAVED AREAS SHALL BE LANDSCAPED AND GRADED TO PROMOTE POSITIVE DRAINAGE AWAY FROM BUILDING FOUNDATION. DETERMINE LOCATION OF EXISTING SITE UTILITIES (SANITARY SEWER, WATER, ELECTRICAL, GAS) AND SECURE CONNECTION PERMIT FROM APPROPRIATE UTILITY SERVICE COMPANIES.

3 1/2 x 3 1/2 x 5/16 4 1/2 x 3 1/2 x 5/16 5 1/2 x 3 1/2 x 3/8 5 1/2 x 3 1/2 x 3/8 6 1/2 x 3 1/2 x 3/8

PROVIDE ALL REQUIRED PLUMBING EQUIPMENT TO COMPLETE THE PROJECT, INCLUDING WATER, WASTE, AND VENT PIPES, CLEANOUTS, CHECK VALVES, AND FLOOR DRAINS, ETC.

6.15

EXTERIOR SHEATHING SHALL BE 1/2" CDX PLYWOOD WITH "TYVEK" BUILDING PAPER TAPED AND SEALED. ROOF DECK SHALL BE 5/8" CDX PLYWOOD WITH "COOL-PLY" BACKING. REFER TO MANUF. SPECS. FOR HORIZONTAL SUPPORT APPLICATION AND DETAILS.

8.6

ALL FRAMING DIMENSIONS ARE FROM FACE OF STUD OR TO CENTERLINES OF OPENINGS. VERIFY LOCATION AND PLATE HEIGHT OF ALL DORMER, ATTIC, PONY WALL, TOWER, AND STORAGE ELEMENTS IN FIELD PRIOR TO PLACING. ALL SECOND AND THIRD FLOOR BATHS AND LAUNDRY ROOM SHALL HAVE 1 1/8" RECESS TO ACCEPT TILE FLOORING. USE "STURDI-FLOOR" ON 2X4 LEDGER BETWEEN TRUSSES MIN. CONTRACTOR SHALL VERIFY STAIR FRAMING PRIOR TO PLACEMENT. ALL STAIR FRAMING SHALL BE PER APPLICABLE CODE. MIN. CLEAR HEAD HEIGHT AT STAIRS SHALL BE 6'-10". HAND RAIL AT INTERIOR STAIR SHALL BE 36" HIGH WITH MAX. 4" BETWEEN STILES. GUARD RAIL AT INTERIOR AND EXTERIOR BALCONY SHALL BE 42" HIGH WITH MAX. 4" BETWEEN STILES. INTERIOR WOOD TRIM SHALL BE STAIN GRADE OR PAINT GRADE AS NOTED. ALL MILLWORK AND FINISHED CARPENTRY SHALL COMPLY WITH ARCHITECTURAL WOODWORK QUALITY STANDARDS AS PUBLISHED BY ARCHITECTURAL WOODWORK INSTITUTE (AWI) AND BE CUSTOM GRADE. EXCEPT AS OTHERWISE SHOWN, PROVIDE DOOR AND WINDOW HEADERS PER THE FOLLOWING SCHEDULE:

DOOR FROM GARAGE TO INTERIOR SHALL BE U.L. RATED 20 MINUTE 1 3/8" SOLID CORE SELF-CLOSING AND LATCHING WITH CLOSER. ALL GLASS WITHIN 24" OF EGRESS DOORS OR 18" OF FLOOR SHALL BE SAFETY GLAZED. ALL FRENCH DOORS AND GLASS BATH ENCLOSURES SHALL BE SAFETY GLAZED. UNDERCUT DOOR OF LAUNDRY TO ALLOW ADEQUATE GAS APPLIANCE VENTILATION. PROVIDE ALL NECESSARY HARDWARE TO COMPLETE THE PROJECT, INCLUDING HINGES, LOCKS, DEAD BOLTS, DOOR STOPS, DOOR PULLS, MASTER KEYS, ETC.

Division 9: Finishes 9.1

INTERIOR WALLS AND CEILINGS SHALL BE 1/2" GYPSUM BOARD ON FIRST AND SECOND FLOORS. WHERE CEILING HEIGHT EXCEEDS 10'-0", 5/8" GYPSUM BOARD SHALL BE USED.

9.2

ON WALLS AND CEILINGS BELOW ALL STAIRS AND IN GARAGE USE 5/8" TYPE X FIRE-RATED GYPSUM BOARD.

9.3

INTERIOR WALLS AT TUB AND SHOWER ENCLOSURES SHALL BE 1/2" CEMENT BACKER BOARD.

9.4

ALL DRYWALL TO BE TAPED, FLOATED, AND SANDED TO PRESENT A SMOOTH SURFACE, FREE OF IRREGULARITIES AND IMPERFECTIONS.

9.5

SOFFIT SHALL BE 3/8" AC PLYWOOD WITH CONTINUOUS 3" OR 4" SOFFIT VENT.

MAX. SPAN SIZE 2'-6" 2–2x4 4'-6" 2–2x6 6'-0" 2–2x8 7'-6" 2–2x10

CONCRETE SLAB SHALL RECEIVE A SMOOTH TROWELED FINISH. EXTERIOR SIDEWALKS AND DRIVEWAYS SHALL RECEIVE A LIGHT BROOM FINISH.

8.5

ALL HABITABLE ROOMS SHALL HAVE NATURAL LIGHT BY MEANS OF EXTERIOR GLAZED OPENINGS. GLAZED OPENING AREA TO BE MIN. 10% OF FLOOR AREA OF ROOM.

9.6

PAINTED WALLS AND CEILINGS SHALL RECEIVE A LIGHT TEXTURE, ONE COAT PRIMER AND TWO FINISH COATS COATS OF HIGH QUALITY SATIN LATEX PAINT IN COLORS SELECTED BY OWNER. CONTRACTOR TO VERIFY WITH OWNER TEXTURE TYPE DESIRED. WALLS WITH COVERINGS SHALL RECEIVE NO TEXTURE OR PAINT. WALL COVERING IS TO BE PROVIDED BY THE OWNER FOR INSTALLATION BY THE CONTRACTOR.

9.7

PROVIDE ALL STONE, TILE, CARPET, WOOD, AND OTHER FLOOR FINISH MATERIALS NECESSARY TO COMPLETE THE PROJECT.

9.8

PROVIDE ALL KITCHEN, BATH, BAR, ETC. COUNTERTOP AND BACKSPLASH FINISH MATERIALS NECESSARY TO COMPLETE THE PROJECT.

9.10

4.1 4.2

7.1 ALL MASONRY, INCLUDING BRICK, CONCRETE MASONRY,, STONE, CAST STONE, CONCRETE PAVERS, AND RELATED MATERIALS SHALL BE INSTALLED IN ACCORDANCE WITH MANUFACTURER'S INSTRUCTIONS AND APPLICABLE CODES.

4.3

ALL MORTAR IS ASTM 270, TYPE S, 1 PART CEMENT, 1/2 PART HYDRATED LIME, 3–4 1/2 PARTS SAND.

4.4

ALL MASONRY VENEER WALLS TO BE INSTALLED WITH WALL TIES AT 24" o.c. HORIZONTALLY AND 16" o.c. VERTICALLY. PROVIDE WEEP HOLES AT 24" o.c. AT BASE OF WALL AND ABOVE ALL OPENINGS.

4.5

4.6

PROVIDE STEEL LINTELS AT MASONRY OPENINGS AS INDICATED IN DIVISION 5. MASONRY FIREPLACES SHALL BE CONSTRUCTED WITH FIREBRICK, STONE HEARTH, STEEL DAMPER, SMOKE CHAMBER, CLAY TILE FLUE, AND MASONRY CHIMNEY ACCORDING TO THE LATEST AMI STANDARDS.

Division 5: Metals 5.1

5.2

5.3

PROVIDE ALL REQUIRED STRUCTURAL STEEL MEMBERS AND RELATED PLATES, GUSSETS, BOLTS, SCREWS, JOISTS HANGERS, WELDS, ETC. TO COMPLETE THE PROJECT IN STRICT ACCORDANCE WITH THE ENGINEER'S CONSTRUCTION DOCUMENTS AND APPLICABLE CODES.

ROOFING SHALL BE MIN. 30-YEAR RATED ASPHALT SHINGLES ON 30# ASPHALT FELT UNDERLAYMENT.

7.2

PROVIDE FIBERGLASS BATT THERMAL INSULATION IN ALL EXTERIOR WALLS AND ABOVE ANY CEILINGS AT UNCONDITIONED SPACE.

7.3

FINISHED EXTERIOR WALL ASSEMBLY SHALL PROVIDE A THERMAL INSULATION VALUE RATING OF NOT LESS THAN R-19.

7.4

FINISHED ROOF ASSEMBLY SHALL PROVIDE A THERMAL INSULATION VALUE RATING OF NOT LESS THAN R-30.

7.5

15.12

15.13

10.1

PROVIDE ALL BATH ACCESSORIES SELECTED BY OWNER TO COMPLETE THE PROJECT, INCLUDING TOILET SEATS, TOILET PAPER HOLDERS, MIRRORS, SHOWER CURTAIN RODS, MEDICINE CABINETS, HEATERS, EXHAUST FANS, TOWEL BARS AND TOWEL RACKS.

15.15

15.17

ENSURE ADEQUATE HORIZONTAL AND VERTICAL CLEARANCES FOR THE INSTALLATION OF ALL EQUIPMENT AND APPLIANCES.

11.1

PROVIDE ALL NECESSARY EQUIPMENT AND APPLIANCES TO COMPLETE THE PROJECT. RESOLVE ANY ALLOWANCE ISSUES PRIOR TO BEGINNING THE PROJECT. PROVIDE UTILITY CONNECTIONS IN RECESSED WALL BOXES FOR ALL APPLIANCES AND EQUIPMENT REQUIRING WATER AND/OR GAS.

Division 12: Furnishings 13.1

13.2

COORDINATE ANY PERMITTING, LOCATION, AND INSTALLATION ISSUES WITH POOL CONTRACTOR.

13.3

EXCEPT AS OTHERWISE INDICATED, PRE-MANUFACTURED FIREPLACES SHALL BE MAJESTIC SUPER HEARTH 36 OR APPROVED EQUAL CONSTRUCTED WITH FIREBRICK, STONE HEARTH, STEEL DAMPER, SMOKE CHAMBER, DOUBLE WALL FLUE, AND MASONRY CHIMNEY ACCORDING TO THE LATEST AMI STANDARDS.

PROVIDE THERMAL INSULATION AT ALL HOT WATER PIPES. PROVIDE THERMAL INSULATION AT ALL WATER PIPES IN ATTIC, EXTERIOR WALLS, AND UNHEATED SPACES.

7.7

EXTERIOR SIDING AND TRIM BOARDS SHALL BE FIBER CEMENT LAP SIDING AND TRIM BOARDS AS MANUFACTURED BY JAMES HARDIE BUILDING PRODUCTS.

7.8

E O F TEX

Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

INSIDE TEMP. = INSIDE TEMP. =

PROVIDE ALL REQUIRED CONDENSING UNITS, DUCTWORK, RETURN AND SUPPLY GRILLES, THERMOSTAT CONTROLS, CONDENSATE METAL PANS AND DRAINS, ELECTRICAL, ETC. TO COMPLETE THE PROJECT. ALL DUCTWORK SHALL BE INSULATED RIGID METAL WITH SUPERIOR QUALITY ADJUSTABLE PAINTED METAL SUPPLY GRILLES. INSULATED FLEXIBLE DUCTWORK MAY BE USED FOR RETURN AIR SHAFTS AND IN DIFFICULT TO ACCESS SUPPLY AREAS. ALL SUPPLY GRILLES SHALL BE LOCATED IN A SYMMETRICAL LOGICAL PATTERN WITH REGARD TO LIGHT FIXTURES, WINDOWS, DOORS, AND ROOM CEILING. MISPLACED GRILLES WILL BE RELOCATED AT NO COST TO OWNER.

ALL HVAC EQUIPMENT SHALL BE LOCATED TO PREVENT NOISE AND VIBRATION IN ALL ROOMS OF BUILDING. HVAC FAN UNITS SHALL BE INSTALLED ON VIBRATION ISOLATORS. HVAC CONDENSING UNITS SHALL BE LOCATED ON CONCRETE PADS. VERIFY LOCATION OF HVAC CONDENSING UNITS ON SITE PLAN PRIOR TO PLACING UNITS. ALL MECHANICAL EXHAUSTS SHALL BE INSTALLED PER MANUF. SPECS AND TERMINATE AT THE EXTERIOR OF THE BUILDING.

PROVIDE EQUIPMENT ACCESS SPACE AND POSITIVE ATTIC VENTILATION, INCLUDING CONTINUOUS SOFFIT AND RIDGE VENTS.

Division 16: Electrical 16.1

PROVIDE ALL REQUIRED ELECTRICAL EQUIPMENT NECESSARY TO COMPLETE THE PROJECT, INCLUDING SWITCHES, RECEPTACLES, CONDUITS, OUTLET AND JUNCTION BOXES, BREAKER PANELS, GFCI RECEPTACLES, ETC.

16.2

VERIFY THE PROPER PLACEMENT OF ALL ELECTRICAL EQUIPMENT, INCLUDING RECEPTACLE AND SWITCH HEIGHTS, AND CEILING FIXTURE OUTLET BOXES. NEAREST EXTERIOR WALL.

16.3

ALL SMOKE DETECTORS TO BE INTERCONNECTED WITH BATTERY BACKUP.

16.4

PROVIDE GFIC RECEPTACLES WHERE SHOWN OR AS REQUIRED BY CODE. PROVIDE WATER PROOF GFIC RECEPTACLES IN GARAGE AND ON EXTERIOR. (E) PROVIDE WATERPROOF GFIC DUPLEX RECEPTACLE IN SOFFIT AT EVERY MAJOR CORNER OF THE ROOF (MINIMUM 4 REQUIRED)

16.5

PRE-WIRE AUDIO/VIDEO, COMMUNICATION, DATA AND SECURITY SYSTEMS. COORDINATE LOCATIONS WITH OWNER AND ARCHITECT.

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

VERIFY THAT THERMAL INSULATION DOES NOT BLOCK PROPER VENTILATION OF ROOF ASSEMBLY PRIOR TO INSTALLING ANY ROOFING MATERIALS.

7.6

18068

15.18

Division 13: Special Construction PROVIDE ALL REQUIRED ELECTRICAL AND PLUMBING FOR AN OUTDOOR POOL OR SPA.

SUMMER OUTSIDE TEMP. = 96 DEG. F 72 DEG. F WINTER OUTSIDE TEMP. = 20 DEG. F 75 DEG. F

lle

DOWNDRAFT EXHAUST SHALL HAVE 8" PVC LINE AND BE INSTALLED PER MANUF. SPECS AT ISLAND OR WALL COUNTER.

15.19

Division 11: Equipment

ENSURE HVAC SYSTEM IS DESIGNED TO PROVIDE ALL-WEATHER INSIDE COMFORT LEVELS IN ACCORDANCE WITH A.R.I. STANDARDS. HIGH EFFICIENCY 12.0+ SEER OR BETTER HVAC UNITS AND 80% A.F.U.E. OR BETTER SHALL BE INSTALLED.

AT

ich

WOODEN LOUVER RETURN AIR GRILLE SHALL BE LOCATED 10" A.F.F.

TRANSITION FROM WOOD FLOOR TO ANY OTHER FLOOR MATERIAL SHALL HAVE A FLUSH 2–1/4" TRANSITION STRIP OF THE SAME MATERIAL AS THE WOOD FLOOR.

11.3

PROVIDE ALL REQUIRED MASONRY TO COMPLETE THE PROJECT.

15.11

15.14

Division 10: Specialties

Division 7: Thermal and Moisture Protection Division 4: Masonry

15.10

15.16

11.2

PROVIDE COMPREHENSIVE MOISTURE PROTECTION TO GUARANTEE WATER TIGHTNESS OF BUILDING, INCLUDING ROOF AND WALL ASSEMBLIES, CHIMNEYS, CHIMNEY CAPS, UNDER SLAB, WINDOWS, DOORS, AND OTHER OPENINGS. PROVIDE ALL MATERIALS NECESSARY FOR COMPREHENSIVE MOISTURE PROTECTION, INCLUDING FLASHING, COUNTER FLASHING, VAPOR BARRIERS, GUTTERS, DOWNSPOUTS, AND SEALERS.

15.9

RED ARC TE ae l R . K e HI

AS

ALL SITE WORK SHALL BE DONE PER THE GOVERNING AUTHORITY'S CODES, ORDINANCES AND STANDARDS.

15.1

PROVIDE FIRST QUALITY WINDOWS AND DOORS. ALL WINDOW SIZES ARE NOMINAL. REFER TO MANUF. SPECS FOR ACTUAL SIZE. (B) MIN. NET CLEAR OPENING AT EGRESS WINDOWS SHALL BE 5.7 S.F. WITH SILL 36" A.F.F. MAX.

CT TE

1.5

COMPLETION OF WORK: CONTRACTOR SHALL FURNISH ALL LABOR, MATERIALS, AND EQUIPMENT NECESSARY TO COMPLETE THE INTENT OF THE ENTIRE PROJECT, INCLUDING BUT NOT LIMITED TO ALL INTERIOR AND EXTERIOR FINISHES, MECHANICAL, ELECTRICAL, PLUMBING, MOISTURE PROTECTION, INSULATION, AND UTILITIES AS NECESSARY FOR OBTAINING A CERTIFICATE OF OCCUPANCY REGARDLESS OF INFORMATION SHOWN IN THE CONSTRUCTION DOCUMENTS.

2.1

8.1

ST

1.4

CODES: THE PROJECT SHALL BE COMPLETED IN STRICT ACCORDANCE WITH ALL APPLICABLE CODES, LATEST REVISIONS AND SUPPLEMENTS, INVOLVING THE INTERNATIONAL BUILDING CODE, THE INTERNATIONAL RESIDENTIAL CODE, THE NATIONAL ELECTRICAL CODE, THE TEXAS MUNICIPAL LEAGUE PLUMBING CODE, THE N.F.P.A. 90A & N.F.P.A. 90B CODES FOR HVAC SYSTEMS, THE INTERNATIONAL FIRE CODE, AND APPLICABLE STANDARDS PROVIDED BY THE CONSTRUCTION CODE OF UL (UNDERWRITERS LABORATORIES INC.) ALL WORK SHALL BE IN ACCORDANCE WITH THE REQUIREMENTS OF THE GOVERNING AUTHORITIES REGARDLESS OF INFORMATION SHOWN IN THE CONSTRUCTION DOCUMENTS.

STEEL LINTEL SCHEDULE:

r

1.3

DRAWINGS: THE DRAWING SET IS ARRANGED FROM THE GENERAL TO THE SPECIFIC, FROM THE OVERALL VIEW TO THE DETAILED VIEW. THE DRAWINGS ARE TITLED ACCORDING TO LOCATION IN THE PROJECT AND TYPE OF DRAWING. GENERALLY, THE DETAIL DRAWINGS ARE NOT REFERENCED TO THE OVERALL VIEWS WHEN THEIR TITLE SUFFICIENTLY DESCRIBES THEIR LOCATION IN THE PROJECT. UNLESS OTHERWISE INDICATED, INDIVIDUAL DRAWINGS ARE THE SAME SCALE AS NOTED IN THE TITLE BLOCK OF THE SHEET OF WHICH THE DRAWINGS I

5.5

Division 15: Mechanical

IS

1.2

CONSTRUCTION DOCUMENTS: CONSIST OF DRAWINGS, SPECIFICATIONS AND NOTES. IN THE EVENT OF A DISCREPANCY, THE SPECIFICATIONS AND NOTES SHALL GOVERN AS TO THE WORK TO BE COMPLETED.

Division 8: Doors and Windows

M

1.1

Division 2: Sitework

REG

Division 1: General Requirements

Job Number: 09008 Client: Drummonds

MrK gj MrK keller architecture - 2009

Project History Division 14: Conveying Systems

Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:38 AM

Specifications

ALL HOT-ROLLED STEEL SHAPES SHALL CONFORM TO ASTM A-36, STEEL PIPE TO ASTM A501. GALVANIZED STEEL SHALL CONFORM TO ASTM A525, G90. ALL WELDS SHALL BE GROUND SMOOTH WHEN EXPOSED TO VIEW AND ALL STEEL FABTICATIONS SHALL CONFORM TO A MINIMUM OF CLASS 2. ALL JOIST HANGERS, STRAP TIES, HURRICANE ANCHORS, TO BE INSTALLED IN ACCORDANCE WITH ENGINEER'S CONSTRUCTION DOCUMENTS AND MANUF. INSTRUCTIONS.

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

2 OF ____ 20 SHEET ____

G2.10


bungalow mod

GENERAL NOTES FOR FOUNDATION SYSTEM 1.

CONTRACTOR SHALL REVIEW & BECOME THOROUGHLY FAMILIAR W/ THE CONTENTS OF REFERENCED SOILS REPORT, WHICH WILL BE CONSIDERED AN INTEGRAL PART OF THE CONSTRUCTION DOCUMENTS. ANY PROBLEMS ARISING FROM THE CONTRACTOR'S LACK OF FAMILIARITY WITH SOILS REPORT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR.

2.

CONTRACTOR SHALL SHALL VERIFY ALL DIMENSIONS & ELEVATIONS W/ ARCHITECTURAL DRAWING BEFORE FABRICATION.

6006 Blossom Houston, Texas 77006

13'-0"

Job Number: 09008 Client: Drummonds

SITE DRAINAGE:

2. 3.

5.

HOOP TIES

3.

CONTINIUOUS 16/48 #3 STIRRUPS AT 12" 4. 5. 6.

INCREASE SHAFT DIAMETER IF SLOUGHING OCCURS

2231 Dunstan Rd 8'-0" Houston, Texas #Post

CONTINIUOUS 12/36 6 #5 VERTICAL

BARS - CONFORM TO ASTM A-615-GRADE 60, DOWELS AND STIRRUPS - GRADE 40. WELDED WIRE FABRIC - CONFORM TO ASTM A-185 OR A-409, FURNISHED IN FLAT SHEETS AND MUST BE SUPPORTED ON CHAIRS SPACED 4'-0" O.C. MAXIMUM EACH WAY. DETAILING - CONFORM TO ACI DETAILING MANUAL, 315-80. REINFORCING STEEL COVERAGE: FOOTINGS 3" BOTTOM AND SIDES GRADE BEAMS 1 1/2" TOP, 3" BOTTOM, 2" SIDES (3" SIDES IF EARTH FORMED) SLABS ON GRADE 1 1/4" TOP WALLS 1 1/2" LAP CONTINUOUS REINFORCING STEEL 36 BAR DIAMETERS.

2" x 12" joist @16 O.C.

2" x 12" joist @16 O.C.

SLAB REINFORCEMENT SHALL BE SUPPORTED ON CHAIRS, @ A 4'-0" MAXIMUM SQUARE GRID. GRADE BEAM BOTTOM REINFORCEMENT SHALL BE SUPPORTED ON CHAIRS @ 6'-0" MAXIMUM SPACING.

5'-3"

6'-9 1/2"

4'-9 1/4" 5

6"

14"

CRAWL SPACE NOTES 19'-1"

1

8'-0"

Matt Ford esplanade

PRACTICAL AND SHALL PROVIDE CROSS VENTILATION. THE REQUIRED AREA OF SUCH OPENINGS SHALL BE APPROXIMATELY EQUALLY DISTRIBUTED ALONG THE LENGTH OF AT LEAST TWO OPPOSITE SIDES. THEY SHALL BE COVERED WITH CORROSION RESISTANT WIRE MESH WITH MESH OPENINGS OF r INCH IN DIMENSION.

FOR SLAB

SEE PLAN FOR SLAB NOTE

EXISTING SLAB TO REMAIN 12/36 PIERS TYP.

2" x 8" SILL @ 16" O.C. TREATED(TYP.)

5

11'-2 7/16"

9'-4"

9'-4 1/2"

3

9'-2 1/4" EL

R. K E

HISHAM N. EL-CHAAR

76596

R 18068 D A T EG IST E REX FE I E E T G SS O F IO NA L E N

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

Project History

OF T EX TE TA ED A R A CH R TE ER

2'-0"

PROJECT NO: 08018

LL

1

Document Information CAD FILE NAME: 09008_prj11FINAL.pln

S TECT I

2

Drawing Issue:

construction documents

S TO PR

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

4

(2) 2" x 12" SILL EXTERIOR SILL (TYP.) RE: DETAIL 10/S1.4

Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

R

= 1'-0"

7'-0"

SCALE: 1'

A

2''

REGI S S

1''

MI CH

1/2''

ISSUED FOR PERMIT 21ST AUGUST 2008

0

(2) 2" x 12" SILL

2" x 12" joist @16 O.C.

19'-9 1/4"

B5 Drilled Pier Detail

(2) 2" x 12" SILL

6'-1 7/16"

3/4"=1'-0"

6'-7 11/16"

5

7'-0"

4. INSULATION: PROVIDE COTTON BATTS SPRAY INSULATION UNDER CRAWL SPACE.

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

AS N EE

48" UNDERREAM DIAMETER

IS

2

8'-0"

1'-3"

EXISTING RAISED FLOORING 3. FOUNDATION VENTILATION: UNDERFLOOR AREAS SHALL BE VENTILATED BY AN APPROVED TOFOUNDATION REMAIN MECHANICAL MEANS OR BY OPENINGS IN EXTERIOR WALLS. SUCH OPENINGS SHALL HAVE A NET AREA OF NOT LESS THAN 1 SQUARE FOOT FOR EACH 150 SQUARE 12/36 PIERS TYP. FEET OF UNDER-FLOOR AREA. OPENINGS SHALL BE LOCATED AS CLOSE TO CORNERS AS

3

7'-0"

X.

2. ACCESS: ACCESSIBLE UNDERFLOOR AREAS SHALL BE PROVIDED WITH A MINIMUM 18-INCH BY 24-INCH ACCESS OPENING UNOBSTRUCTED BY PIPES, DUCTS AND SIMILAR CONSTRUCTION. ALL UNDER-FLOOR ACCESS OPENINGS SHALL BE EFFECTIVELY SCREENED OR COVERED. PIPES, DUCTS AND OTHER CONSTRUCTION SHALL NOT INTERFERE WITH THE ACCESSIBILITY TO OR WITHIN UNDERFLOOR AREAS.

36" UNDERREAM DIAMETER

M

4

1. UNDERFLOOR CLEARANCE: WOOD JOISTS OR THE BOTTOM OF WOOD FLOORS CLOSER THAN 18 INCHES OR WOOD GIRDERS CLOSER THAN 12 INCHES TO THE GROUND UNDERFLOOR AREAS AND THEIR SUPPORTS, SHALL BE TREATED WOOD OR ALL HEARTWOOD OF APPROVED NATURALLY DURABLE SPECIES AS LISTED IN IBC 2000.

45 MA

AB

E O F TEX

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

8'-0"

1. 2.

18068

(2) 2" x 12" SILL

REINFORCING STEEL:

4 #5 VERTICAL

12'-0"

(2) 2" x 12" SILL

SEE ARCHITECTURAL DRAWINGS FOR FLOOR ELEVATIONS, SLOPES AND THE LOCATION OF FLOOR DEPRESSIONS.

6'-2 1/8"

SHAFT DIA

VERTICAL REINFORCING

CONCRETE SHOULD BE PLACED IN THE FOOTING EXCAVATIONS AS SOON AS POSSIBLE BUT NO LATER THAN THREE HOURS AFTER EXCAVATION TO MINIMIZE THE POSSIBILITY OF CAVING OF DRILLED EXCAVATION WALLS. CLEAN TOPS OF PIERS AND BOTTOM OF GRADE BEAM TRENCHES THOROUGHLY PRIOR TO PLACEMENT OF CONCRETE IN THE GRADE BEAMS.

2" x 12" joist @16 O.C.

8'-0"

3" CLR.

4.

ALL CONCRETE WORK SHALL BE IN ACCORDANCE WITH THE "ACI STANDARD BUILDING CODE REQUIREMENT FOR STRUCTURAL CONCRETE: (ACI 318-99)". NORMAL WEIGHT CONCRETE (W = 145 PCF) WITH MINIMUM 28 DAY COMPRESSIVE STRENGTH (f'c) = 3000 PSI.

3'-11 3/16"

7 1/2"

1.

lle

Legal Notes

8'-0"

CONCRETE:

#3 STIRRUPS AT 6"

SEE FOUNDATION NOTES FOR FOUNDTION DEPTH BELOW EXISTING GRADE

5'-10 11/16"

7 1/2"

7 1/2"

IT IS RECOMMENDED THAT SITE DRAINAGE BE WELL DEVELOPED. SURFACE WATER SHOULD BE DIRECTED AWAY FROM THE FOUNDATION SOILS. (USE A MINIMUM SLOPE OF 5% WITHIN 10 FEET OF THE FOUNDATION). NO PONDING OF SURFACE WATER SHALL BE ALLOWED NEAR THE STRUCTURE DURING OR AFTER COMPLETION OF THE CONSTRUCTION & THE LANDSCAPING. THE BUILDER SHALL ADVISE THE OWNER OF THE SITE DRAINAGE REQUIREMENTS.

AT

ich

AS

2" x 12" joist @16 O.C.

REG

12x36 12' DEEP PIERS CENTERED AT EACH FOOTING

RED ARC TE ae l R . K e HI

13'-8 3/4"

TESTING: ALL COMPACTED FILL SHALL BE TESTED BY A CERTIFIED TESTING AGENCY AT THE RATE OF ONE TEST PER 1,000 SQUARE FEET OF EACH LIFT.

15'-1 3/16"

r

T.O. SLAB7.

14'-4 3/8"

CT TE

6.

9'-10 1/2"

13'-9 1/2"

5.

6'-4 3/4"

South Hampton

3. 4.

STRIP AREAS WITHIN BUILDING LINES TO REMOVE ALL VEGETATION, TOP SOIL AND DEBRIS. FOLLOWING STRIPPING, PROOF ROLL EXPOSED SUBGRADE TO IDENTIFY WEAK OR SOFT AREAS. SUCH ZONES SHALL BE REMOVED AND REPLACED WITH SELECT FILL. GRADE AREA TO PREVENT PONDING OF WATER. DO NOT ALLOW EXPOSED SUBGRADE TO DRY. ALL FILL SHALL BE SELECT MATERIALS FOLLOWS: CLEAN SANDY CLAY, FREE OF ORGANIC MATTER PLASTICITY INDEX (PI) : 7 TO 20 % LIQUID LIMIT: 28 TO 40 % FILL SHALL BE PLACED IN MAXIMUM LOOSE LIFTS OF 8 INCHES AND COMPACTED TO AT LEAST 95% OF STANDARD PROCTOR (ASTM D698 MAXIMUM DRY DENSITY AT OR 2 PERCENTAGE POINTS ABOVE THE OPTIMUM MOISTURE CONTENT. PROVIDE 1-8" LOOSE LIFTS OF COMPACTED FILL (TOTAL COMPACTED FILL THICKNESS = 6") AND 2" LEVELLING SAND. (NOTE THAT EXISTING GRADE MAY HAVE TO BE CUT TO ACHIEVE THE COMPACTED FILL DEPTH SPECIFIED HEREIN.)

7'-0"

1. 2.

10'-10 3/4"

SUBGRADE PREPARATION AND FILL:

ST

BEAM

c copyrighted document

Thursday, December 10, 2009 10:39 AM

Foundation Plan

A3 Foundation Plan

0

2'

4'

8'

SCALE: 1/4" = 1'-0" 1'-0"

4

1 3/4"=1'-0"

Pier layout SCALE: 1/4" =

0

2'

4'

8'

Structural Details

S1.1

1'-0"

Sheet 10 OF 11 THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

16 OF ____ 20 SHEET ____

S1.1


bungalow mod TYP. RIDGE BRACING EQUAL SPACING @ 6'-0" MAX.

PLAN NOTES TYP. VALLEY BRACING:

1. ALL RAFTERS ARE 2x6 #3 S.Y.P. AT 16" O.C. U.O.N.

2 TYP. CONTINUOUS PURLIN BRACING: EQUAL SPACING @ 4'-0" MAX.

4

PROVIDE 2x6 COLLAR TIES AT 48" O.C. AT UPPER 1/3 OF ROOF.

4.

DEPTH OF RIDGE BEAM, HIP OR VALLEY RAFTER: A. SHALL BE ONE SIZE WIDER THAN THE LARGEST RAFTER FRAMING INTO IT (EXAMPLE: 2x8 BEAM FOR 2x6 RAFTER); B. SHALL MATCH OR EXCEED THE CUT END OF THE RAFTER.

1

5.

PROVIDE DOUBLE FRAMING @ EDGES OF ALL ROOF OPENINGS LARGER THAN 24".

6. PROVIDE DOUBLE RAFTERS UNDER ALL DORMER WALLS (U.O.N.). 7.

ROOF DECKING TO BE 1/2" C.D.X. WITH PANEL SPAN RATING OF 24-0. RE: GENERAL NOTES FOR OTHER REQUIREMENTS.

8.

RE. ARCH. DWG'S FOR ROOF SLOPES & OTHER DATA NOT CONTAINED HEREIN.

AT

(NOT TO SCALE)

12 11 10 9 8 7 6 5

16 15 14 13 12 11

4 S1.3

10 9 8

22'-0"

13

RAISED SLAB 3"

(3) 2X12 AT 12" O.C. AT WALL

(2) 2X12 AT 16" O.C.

14

E O F TEX

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

21'-5"

HOLD DOWN ANCHOR SIMPSON HTT_22 OR EQ. AT ALL CORNERS

15

18068

Legal Notes 5'-7"

16

lle

CT TE

ST

DIAGRAM: TYPICAL BRACE LOCATIONS

ich

r

ROOF SHAPE SHOWN HERE IS DIAGRAMMATIC.

DESIGNATES BRACE LOCATION RE: ROOF FRAMING PLAN

RED ARC TE ae l R . K e HI

AS

1

3.

3

3

IS

10'-0" MAX.

RAFTERS SHALL BE NAILED TO ADJACENT CEILING JOISTS TO FORM A CONTINUOUS TIE BETWEEN EXTERIOR WALLS WHEN SUCH JOISTS ARE PARALLEL TO THE RAFTERS. WHERE NOT PARALLEL, RAFTER TIES SHALL BE SPACED NOT MORE THAN 48" O.C.

REG

4

2.

Job Number: 09008 Client: Drummonds

M

10'-0" 10'-0" MAX. MAX.

EQUAL SPACING @ 6'-0" MAX.

ROOF FRAMING IS DESIGNED FOR COMPOSITION SHINGLE ROOF @ 3.5 PSF.

8'-0" MAX.

1 TYP. HIP BRACING:

6006 Blossom Houston, Texas 77006

7 6 5

4

3

2

1

4

3

2

1

3"

13 S1.3

6" STUD WALL THIS FACE

NAIL SHEATHING 3" 0C EDGE 6" 0C FIELD

5 1/2" X 14" PLAM BEAM

12 S1.3 27'-0"

DESIGNED FOR 110 MPH 3 SEC. GUST PER CITY OF HOUSTON

First Floor Framing

Foundation Frame

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

2" X 6" AT 16" OC 16

construction documents

15 14 13 12 11 10

Document Information

9 8

2" X 8"-16" O.C.

CAD FILE NAME: 09008_prj11FINAL.pln

7 6

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

5

7'-11 1/2"

4

3

2

1

W4

6'-4 3/8" 2'-10"

A4 GARAGE PLANS

Dormer Plan 0

2'

4'

8'

SCALE: 1/4" = 1'-0"

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

W4

4'-3"

W4

4'-3" 21'-2 13/16"

1'-6"

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

2" X 6" AT 16" OC

Roof Framing

MrK gj MrK keller architecture - 2009

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

Garage Plans

6'-4 7/16" 2'-10"

26'-10 3/4"

17 OF ____ 20 SHEET ____

S1.2


2" X 8"-16" O.C.

DESIGNATES BRACE (APPROXIMATELY IN THE INDICATED DIRECTION)

2.

INDICATES A VERTICAL (OR NEARLY VERTICAL) BRACE TO SUPPORTING MEMBER BELOW

3.

2" X 8"-16" O.C.

2" X 8"-16" O.C.

2" X 8"-16" O.C.

2" X 8"-16" O.C.

2" X 8"-16" O.C.

2" X 8"-16" O.C.

3. PROVIDE 2x6 COLLAR TIES AT 48" O.C. AT UPPER 1/3 OF ROOF. 4. DEPTH OF RIDGE BEAM, HIP OR VALLEY RAFTER: A. SHALL BE ONE SIZE WIDER THAN THE LARGEST RAFTER FRAMING INTO IT (EXAMPLE: 2x8 BEAM FOR 2x6 RAFTER); B. SHALL MATCH OR EXCEED THE CUT END OF THE RAFTER.

1 2 3

HIP VALLEY

4

2x6 CONTINUOUS PURLIN

5

ROOF BREAK

7. ROOF DECKING TO BE 1/2" C.D.X. WITH PANEL SPAN RATING OF 24-0. RE: GENERAL NOTES FOR OTHER REQUIREMENTS.

BM

BRACE TO BEAM

8. RE. ARCH. DWG'S FOR ROOF SLOPES & OTHER DATA NOT CONTAINED HEREIN.

BS

BRACE TO STRONGBACK

9. RE. SHEETS S2.2 FOR FRAMING GENERAL NOTES, TYP. DETAILS & SCHEDULES.

BJ

BRACE TO DOUBLE JOIST (ONE SIZE LARGER THAN CLG JOIST)

5. PROVIDE DOUBLE FRAMING @ EDGES OF ALL ROOF OPENINGS LARGER THAN 24". 6. PROVIDE DOUBLE RAFTERS UNDER ALL DORMER WALLS (U.O.N.).

RIDGE

14'-4 3/16"

2.

ALL JOISTS SHALL BE #2 S.Y.P. (U.O.N.)

3.

ALL BEAMS & HEADERS SHALL BE #2 S.Y.P. (U.O.N.)

4.

ALL BEAMS & HEADERS SHALL BE 2-2x12 (U.O.N.)

5.

PROVIDE DOUBLE FRAMING @ CEILING OPENINGS LARGER THAN 24" SQUARE (TYP. U.O.N.)

6.

DESIGNATES BEAM HANGER. IF NOT IDENTIFIED ON PLAN, USE TYPICAL HANGERS SPECIFIED IN GENERAL NOTES.

7.

DESIGNATE STEEL & WOOD COLUMNS.

8.

DESIGNATE PLYWOOD DECKING

9.

DESIGNATE FURR-DOWN CEILING.

10.

DESIGNATES SHEAR WALL.

11.

DESIGNATES SHEAR WALL TYPE. RE: SCHEDULE, NOTES,

6006 Blossom Houston, Texas 77006 Job Number: 09008 Client: Drummonds

AND DETAILS ON SHEET S2.1.

14'-10 3/4"

DESIGNATES SHEAR WALL HOLD-DOWN ANCHOR.

13.

DESIGNATE COL. FROM FLR. ABOVE (STEEL OR WOOD PER NOTE 9)

14.

ALL COLUMNS FROM FLOOR ABOVE MUST BE EITHER: A. SUPPORTED ON A BEAM @ THIS LEVEL.

RED ARC TE ae l R . K e HI ich

lle

r

12.

CT TE

17'-8 5/8"

BRACE SUPPORT DESIGNATION: (ALL BRACING TO WALLS UNLESS OTHERWISE NOTED)

1. ALL RAFTERS ARE 2x6 #3 S.Y.P. AT 19.2" O.C. U.O.N. 2. RAFTERS SHALL BE NAILED TO ADJACENT CEILING JOISTS TO FORM A CONTINUOUS TIE BETWEEN EXTERIOR WALLS WHEN SUCH JOISTS ARE PARALLEL TO THE RAFTERS. WHERE NOT PARALLEL, RAFTER TIES SHALL BE SPACED NOT MORE THAN 48" O.C.

ALL JOISTS ARE 2X12 @ 16" O.C. (U.O.N.)

IS

PONY WALL AT ROOF

1.

1.

M

2" X 8"-16" O.C.

ROOF FRAMING IS DESIGNED FOR COMPOSITION SHINGLE ROOF @ 3.5 PSF.

REG

ROOF BRACING LEGEND

bungalow mod

PLAN NOTES

PLAN NOTES

B. CONTINUED TO SLAB BELOW. (MATCH SIZES)

AS

18068

E O F TEX

8'

16'

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

10'-5 13/16"

ROOF FRAMING PLAN 0

(3)2x12

10'-5 7/16"

ALL RIDGES (2) 2X12 SYP #2 ALL RAFTERS 2X8 @ 16" OC SYP #2

C5 Framing Plans

AT

Legal Notes

2" X 8"-16" O.C.

(3)2x12

2" X 8"-16" O.C.

RE: SHEET S2.2 FOR ALL FRAMING NOTES, DETAILS, & SCHEDULES.

ST

15.

24'

6'-11 5/8"

16" TRUSSES

SCALE: 3/32" = 1'-0"

31/2" X 11" PLAM BEAM

7" X 16" PLAM BEAM

SEE ROOF PLAN VAULTED CEILING 16" TRUSSES

esplanade

46'-6 1/8"

16" TRUSSES

SEE ROOF PLAN VAULTED CEILING

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

42'-7 1/8"

SEE ROOF PLAN VAULTED CEILING

16" TRUSSES

SEE ROOF PLAN VAULTED CEILING

20 19

16" TRUSSES

18

Drawing Issue:

17

construction documents

16 15 14 13 12 11 10 9

Document Information

2x8

CAD FILE NAME: 09008_prj11FINAL.pln

8

7

6

5

4

3

2

1

DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

16" TRUSSES DESIGNED FOR COH 110 MPH , 3 SECOND GUST PER IRC 2000

Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

2'-8 1/2"

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History

Framing Plans

1ST FLOOR CEILING FRAMING PLAN

A5 Framing Plans

2ND FLOOR CEILING FRAMING PLAN 18 OF ____ 20 SHEET ____ 0

2'

4'

8'

SCALE: 1/4" = 1'-0" THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

S1.3


bungalow mod

6006 Blossom Houston, Texas 77006 Job Number: 09008 Client: Drummonds

FLOOR RE: ARCH. FIRST FLOOR

EXTERIOR WALL FINISH. RE: ARCH.

EXT. SILL RE: PLAN

(2) 2"X12" SILL STRINGER BEAM RE: PLAN

2'-6"

2'-0"

RE: THIS SHEET FOR CMU PILASTER DETAILS

CORNER

C L

#3 DWL @ 15" O.C.

EL 0'-0"

3/4" PLYWOOD SUB FLOOR

FIRST FLOOR

2'-0" 4'-6"

2x4 NAILER

JOIST HANGER 6 MIL POLY VAPOR BARRIER

W=12"

1'-0"

#4-5'-0" L.G. 5'-0" O.C. (TYP)

FLOOR JOISTS RE: PLAN

2-2"X12" SILL

2x12 TREATED SLEEPER x 1'-4" 2-2x8 TREATED SLEEPER x 1'-4"

1-#4 CONT. NOSING BAR AT SLAB RECESSES GREATER THAN 5 1/2".

ELEV. 0'-0"

8"x16" CMU PILASTER FILL ALL CELL W/ GROUT

FINISH GRADE

8"x16" CMU PILASTER

2'-6" 4- #5 X

RE: THIS SHEET FOR CMU PILASTER DETAILS

3 1/2"

TYP. GRADE BEAM REINF. 3-#4 TOP & BOTTOM CONT. W/ #3 STIR. @ 18" O.C.

NOTE: USE THIS DETAIL WHERE SLAB RECESS DOES NOT OCCUR OVER A BEAM

2" X 12" @ 16" O.C FLOOR JOIST

FIRST FLOOR

12"

TYP. SLAB REINF. RE: PLAN

STUD WALL

PROVIDE 2 SIMPSON HOLD-DOWN (PA23) EMBEDMENT 8" INTO CMU PILASTER (TYP.)

RE: THIS SHEET FOR CMU PILASTER DETAILS

1'-4"

EXTERIOR WALL FINISH. RE: ARCH.

3'-6" (MIN.)

1/2" Dia X 12" Long-4'-0" O.C. Anchor Bolts

9 Typical Interior Footing

1 0 Ty p i c a l E x t e r i o r Footing

3 1/2"

13 Garage Side Walls

11 Reinforcement Details

3- #5 EA. WAY BOTTOM

1'-6" 6'-0"

7 Recessed Slab

4"

@ EACH FOOTING

RECESS 6" OR LESS

8 typical Grade Beam

E O F TEX

THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

3"

12 Grade Beam @ Garage Entry

18068

Legal Notes

12"

T-INTERSECTION

AT

2'-0"

THRU INTERSECTION

lle

8"x16" CMU PILASTER

W=12" 12"

ich

AS

Undisturbed Soil

RED ARC TE ae l R . K e HI

ST

TYP. GRADE BEAM REINF.

4'-6"

CORNER BAR (TOP & BOTT.)

IS

1-#5x

2-2x8 TREATED SLEEPER x 1'-4"

CT TE

D

(2)-2"X12" SILL

r

6 Mil Poly Vapor Barrier

FLOOR JOISTS RE: PLAN

2x12 (TREATED)

2'-0"

Concrete P.S.I.

2'-0" 4'-6"

CORNER BAR (TOP ONLY)

1/2"

EL 0'-0"

ELEV. -1'-3 1/2"

2" X 12" @ 16" O.C FLOOR JOIST

TYP. GRADE BEAM REINF.

2'-0"

M

#3 Rebar X 15" O.C. B.W.

2-#5x

2'-0"

Match Stud Width

111/2"

REG

3 1/2"

#3 Rebar X 18" O.C. Stirrup

RUN BOTH SETS OF HORIZ. BARS CONT. THRU INTERSECTION. DRAPE ONE SET TO CLEAR THE OTHER. TIE ALL REBAR @ CORNERS. (TYP. TOP)

2'-0"

1/2" Dia X 12" Long-4'-0" O.C. Anchor Bolts

#4-5'-0" L.G. 5'-0" O.C. (TYP)

RE: PLAN

C L

FLOOR JOISTS/ BEAMS RE: PLAN

3/4" PLYWOOD SUB FLOOR

FIRST FLOOR

ELEV. 0'-0"

4-#4 Rebar

STUD WALL

CLEAN TOP OF FOOTING THOROUGHLY (TYP.)

esplanade

5 Section @ Footing

6 Typical Fooring @ Porch

100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

MATERIAL SPECIFICATIONS NOTE: SEE SECTION 1 FOR ALL INFO NOT SHOWN

TILE ROOF OVER 30# ASPHALT SATURATED FELT AND ICE & WATER SHIELD. RE: BUILDER FOR SPECS

EL 0'-0"

1/2" "KOOL PLY" ROOF DECKING. RE STRUCTURAL DRAWINGS.

2x ROOF RAFTERS. RE: STRUCTURAL DRAWINGS.

FIRST FLOOR 12 5

6 MIL POLY VAPOR BARRIER

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

CONTINUOS SOFFIT VENT. PAINTED 3/4" WOOD SHEATHING. OR 5/8" 'HARDI-PLANK' SOFFIT WITH INTEGRATED SOFFIT VENT TO BE PAINTED

1/2" CDX PLYWOOD OR EQUAL. RE: STRUCTURAL DRAWINGS. 7/8" EXTERIOR STUCCO OVER GALVANIZED METAL LATH. OR HARDI-PLANK LAP SIDING R11 BATT INSULATION (2 x 4 STUDS) R19 BATT INSULATION (2 x 6 STUDS)

construction documents Document Information

2X ROOF JOIST RE: STRUCT DWGS

1'-6"

TYP. GRADE BEAM REINF. 2-#4 TOP & BOTTOM CONT. W/ #3 STIR. @ 18" O.C.

8"

4- #5 BAR

STRINGER RE: PLAN

1 x 8 PAINTED WOOD FASCIA.

W=12"

8"

C PILASTER

2'-0"

4'-6 1/4"

GALVANIZED METAL DRIP. ALUMINUM GUTTER.

1'-4"

JOISTS RE: PLAN

Drawing Issue:

1'-6"

3 1/2"

C L

CMU: NORMAL WEIGHT, ASTM C90, GRADE N, TYPE 1. MINIMUM 28-DAY COMPRESSIVE STRENGTH = 2,500 PSI MORTAR: TYPE "M", Fm= 1,800 PSI @ 28 DAYS GROUT : 2,500 PSI @ 28 DAYS. GROUT SOLID ALL CELLS.

8" CMU UNITS GROUT SOLID ALL CELL

RE: THIS SHEET FOR CMU PILASTER DETAILS

FOOTING C PILASTER

MrK gj MrK keller architecture - 2009

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

1/2" GYP. BD.

Thursday, December 10, 2009 10:39 AM

Foundation Details

4 Typical Interior grade beam

3 Eave Detail

2 Ext. Footing @ Dropped Porch

1 CMU Pilaster 19 OF ____ 20 SHEET ____

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

S1.4


bungalow mod

6006 Blossom Houston, Texas 77006

lle

18068

AS

M

ST

AT

ich

r

REG

RED ARC TE ae l R . K e HI

CT TE

IS

Job Number: 09008 Client: Drummonds

E O F TEX

Legal Notes THE SEAL APPEARING ON THIS DOCUMENT WAS AUTHORIZED BY MICHAEL R. KELLER, AIA, TEXAS #18068. THE ORIGINAL SIGNED DOCUMENT IS HELD AT THE OFFICE OF KELLER ARCHITECTURE.

esplanade 100 Jackson Suite 130C Houston , Texas 77002 voice: 713.527.0527

Drawing Issue:

construction documents Document Information CAD FILE NAME: 09008_prj11FINAL.pln DESIGNED BY: DRAWN BY: CHECKED BY: COPYRIGHT:

MrK gj MrK keller architecture - 2009

PRJ:2009:09008_drummond:08_condocs:09008_prj11FINAL.pln

Project History Date: 00.00.00 00.00.00 00.00.00 00.00.00

Issue: Client Review (SD) Design Review (DD) Client Review (CD) Client Review (CD)

Thursday, December 10, 2009 10:39 AM

Framing Details

20 OF ____ 20 SHEET ____

THIS PLAN AND THE DESIGNS CONTAINED HEREIN ARE THE PROPERTY OF KELLER ARCHITECTURE : DESIGNER. THIS DRAWING SET AND ALL OF ITS CONTENTS ARE SUBJECT TO COPYRIGHT AND MAY NOT BE RESOLD, TRANSFERRED OR REPRODUCED ALL OR IN PART, WITHOUT PRIOR WRITTEN CONSENT FROM THE DESIGNER OR HIS ASSIGNS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR CONFIRMING AND CORRELATING DIMENSIONS AT THE JOB SITE. THE DESIGNER WILL NOT BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES, OR PROCEDURES, OR FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE PROJECT.

S1.5

FinalSetwithcolorcover  

SCALE: 1/8" = 1'-0" 9. 10. desk filing cab. CAD FILE NAME: 09008_prj11FINAL.pln 11. 12. M ichae l R . K e lle r 100 Jackson Suite 130C Houst...

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