ZONING MAP VICINITY MAP SITE MAP SATELLITE MAP S3DA-DESIGN

4196 Adams Ave. San Diego CA 92116

7
Woodland Drive +1 619 6757274
Subarea 1
Flat 4 Walfield House 1502 High Road
7
London N20 9QA
Woodland Drive
7 Subarea 2 +44 203 0956 409
Woodland Drive
hello@s3da-design.com
DELOACHE AVE 7
Woodland Drive
Subarea 3

R-10(A)

NORTHWOOD RD

R-1ac(A)

DEL NORTE LN
PRESTON RD

MF-1(A)
TOWN HOUSE ROW
PRESTON RD

BANDERA AVE
PICKWICK LN

AV
E RIL

US
LW
AY Printed: 4/28/2017

Legend

s
Dry Overlay
This data is to be used for graphical
!!

City Limits railroad CD Subdistricts

!

!!!

representation only. The accuracy is not to be

!!!

F F
k School
Certified Parcels
D
PD Subdistricts
taken/used as data produced by a Registered
Floodplain Base Zoning DF F
D
D-1
PDS Subdistricts Professional Land Surveyor (RPLS) for the State
CP of Texas. 'This product is for informational

6004 NORTHWOOD RD DALLAS, TEXAS

100 Year Flood Zone
Mill's Creek
Peak's Branch
X Protected by Levee
# relative location of property boundaries.' (Texas
PD193 Oak Lawn
SP
$ $
NSO Subdistricts
purposes and may not have been prepared for or
Dallas Environmental Corridors be suitable for legal, engineering, or surveying
MD Overlay
NSO_Overlay
purposes. It does not represent an on-the-ground
SPSD Overlay
Historic Subdistricts
$ $ Escarpment Overlay survey and represents only the approximate
D

Deed Restrictions
# # Parking Management Overlay
D

Government Code 2051.102)

K K

NEW Residential Extension for:

Parks Historic Overlay
SUP Shop Front Overlay

1:2,400
" " Height Map Overlay

K K # #

Erik Williams
" "

PROJECT DESCRIPTION PROJECT INFORMATION SHEET INDEX (PROPOSED)

N BOUNDARY LINE

OWNERS: BROTKIN LINDA M A-03-0 COVER

38'
The project consists of A-03-1 Realistic Overweiw Plan FRONT YARD
a. 1600sf. GLA. addition to the Southern end of the A-03-2 Addition Arangements
existing 2500sf. house including 2 bedrooms with PROJECT ADDRESS: 6004 Northwood Rd
WIC., 2 bathrooms, an office, a hallway. Total GLA Dallas, TX 75225 A-03-3 Ceiling -Roof -Framing
4100sf. A-03-4 Foundation/Floor /Exterior light Framing 8'-1"

The common wall between the two parts to be ASSESSOR'S PARCEL #: A-03-5 Elevations
changed from exterior to interior structure. 00000406513000000 A-03-6 Sections

LOCATION:
b. some minor changes in the existing part including A-03-7 Details

PROJECT:
demolishing one LB. and one none LB wall. A-03-8 Storm/Rain Drainage
---------------------------------------------------------- LEGAL DESCRIPTION: Lot 1, Block B/5467, 7'-4"

-Stages of the Project on the addition: Preston Highlands 2 A-03-9 Fenestration

1.Grading and preparations, excavation, A-03-10 DATE:
Existing 5.23.17
foundation and footings. ZONE: "C" RESIDENTIAL-SINGLE FAMILY A-03-11
DRAWN BY:
Starting reference point for foundation is the A-03-12 S3DA
adjoining existing south-west foundation, beneath A-03-13
AREAS: JOB #:
the removing exterior wall. Arc.17.045

176'-6"
4,861.65 sq ft
2.Flooring on strip foundation and pile&pier SITE AREA: 14.122 sf. >10.000ft. Total Floor area
Existing+Addition SIGNITURE:
footings on the similar elevation. ADDITIONAL AREA: 1770 sf.
3.Removing the shared exterior wall TOTAL COVERAGE: 4060 sf. REVISIONS:
between the exist. and add. part, also removing the
Roof and the framing at the Hip of the addition side
LOT COVERAGE RATIO: %35 <%45 CODE COMPLIANCE
of the existing roof. -Dallas Administrative Procedures for the
BUILDING HEIGHT: 20ft. <30ft.
4.Installation of walls exactly similar to the Addition
existing structure.
Construction Codes-BI_Chapter 52
5.Ceiling and Roof framing plus Skylight, SETBACKS: SIDE YARD: min.7'4" >6' _Amendments_03-01-2017
1,771.43 sq ft
flush with existing roof. FRONT YARD: min.38' >30' -Dallas Building Code-BI_2015 BOUNDARY LINE Addition area
6.Fenestration. REAR YARD: min.27' >6' _IBC_Amendments_01-25-2017 SHEET TITLE:
7.Additional MEP & Drainage. CONSTRUCTION TYPE: Found.strip -Dallas One-and Two-Family Dwelling Code-
8.Other (Exterior light framing and decking,
foundation+pile&piers BI_2015_IRC_Amendments_01-25-2017 COVER
Additional Fire protection facilities, trimmings etc.)
Ext.walls 2x6stud+veneer -Dallas Electrical Code-BI_Chapter 56
-Stages of the changes on the existing part: stonework Ordinance 29633-March 13 2015 Overall Lot area
1.Demolishing the none LB. wall Int.walls 2x4stud -Dallas Energy Conservation Code-BI_2015 14,109.03 sq ft

26'-8"
2.Demolishing the LB. wall, installing *All trees remain as they are (as illustrated on _IECC_Amendments_01-25-2017
supporting studs, support beam below the ceiling the Distribution Map) -Dallas Fire Code-BI_Ord30135_IFC2015 BACK YARD

joists, installing additional joists on floor framing. -Dallas Mechanical Code-BI_2015 80' SCALES AS NOTED:

A-03-0
_IMC_Amendments_01-25-2017
-Dallas Plumbing Code-BI_2015

GSPublisherVersion 0.3.100.100
_IPC_Amendments_01-25-2017 DISTRIBUTION 1/32" = 1'-0"
 GENERAL SHEET NOTES:
S3DA-DESIGN

A
4196 Adams Ave. San Diego CA 92116
+1 619 6757274
Flat 4 Walfield House 1502 High Road
London N20 9QA
64'-65/8" +44 203 0956 409

B
21'-21/2" 7'-3/16" 20'-89/16" 12'-73/8" 2'-1115/16" hello@s3da-design.com

SHEET KEYNOTES:

VIEW 01
19'-13/16"

4'-913/16"
4'-65/16"

US
53'-15/16"

14'-13/8"

6004 NORTHWOOD RD DALLAS, TEXAS

East Elevation
West Elevation

NEW Residential Extension for:

34'-7/16"

EXISTING

Erik Williams
56'-19/16"
VIEW 02

24'-115/16"
04
EW
VI

VI
EW
01
8'-41/8"
1'-61/16" 6'-101/16"
4'-31/4" 3'-3/8"

LOCATION:
7'-83/4"
7'-311/16"

PROJECT:
22'-7"
Exterior 2x6 Wall
changed to Interior 2x4

DATE:
HALLWAY
10'-4"

5.23.17
94 sq.ft.
14'-31/2"

OFFICE
200 sq.ft.
DRAWN BY:
PROPOSED
BEDROOM 02
C 180 sq.ft.
C S3DA
63/4"

JOB #:
Arc.17.045
9'-613/16"

SIGNITURE:
4'-29/16"

CLOSET 02
Extended Decking 43 sq.ft.
BATHROOM 02
& Garden 207 sq.ft.
9'-51/16"

REVISIONS:
42'-45/16"
4'-213/16" 3'-29/16" 4'-213/16"

VIEW 03
31'-61/4"

29'-39/16"
13'-515/16"

BEDROOM 01 CLOSET 01
570 sq.ft. 138 sq.ft.

BATHROOM
15'-35/8"

207 sq.ft.
7'-27/8"

6'-515/16"

SHEET TITLE:
3'-3/8"

PROPOSED
3"

1'-61/16"

6'-103/4"
10'-3" 63/4" 8'-115/16" REALISTIC
02

19'-41/8" 6'-613/16" 12'-71/4"

VIE
Shower Drainage
41'-101/4"
OVERVIEW
B

Looped Pipes
W0 -3" under grade
A

3
VIE

to the pond

South Elevation

SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
GROUND FLOOR 1/16" = 1'-0"
VIEW 04
A-03-1
 GENERAL SHEET NOTES:
S3DA-DESIGN
4196 Adams Ave. San Diego CA 92116
22'-7" +1 619 6757274
Flat 4 Walfield House 1502 High Road
Exterior 2x6 Wall London N20 9QA
changed to Interior 2x4 +44 203 0956 409
hello@s3da-design.com

SHEET KEYNOTES:
HALLWAY
94 sq.ft.

OFFICE
200 sq.ft.
BEDROOM 02
180 sq.ft.

CLOSET 02
43 sq.ft.
BATHROOM 02

US
207 sq.ft.

6004 NORTHWOOD RD DALLAS, TEXAS

NEW Residential Extension for:
Erik Williams
BEDROOM 01 CLOSET 01
570 sq.ft. 138 sq.ft.

BATHROOM
207 sq.ft.

LOCATION:
PROJECT:
Arrangement 1/8" = 1'-0" DATE:
5.23.17
DRAWN BY:
S3DA
JOB #:
Arc.17.045
SIGNITURE:

REVISIONS:

SHEET TITLE:

ADDITION
ARRANGEMENTS

SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
A-03-2
 GENERAL SHEET NOTES ON THE ADDITION:
S3DA-DESIGN
4196 Adams Ave. San Diego CA 92116
Ceiling: +1 619 6757274
Ceiling joists: 2x8 - 16"OC with 2x6 bridging Flat 4 Walfield House 1502 High Road
40'-109/16"
over the L.Bearing walls between joist London N20 9QA
Left & Right Joists
Connection Line connections. +44 203 0956 409
on the LB. Wall head to head, no
overlap. Ceilining sheeting: 1/2" Dry wall hello@s3da-design.com
2x6" Top Plate Using 8" width metal Sole Plate
over the Wall Structure Anchor "SPA" connection or similar.

Roof:
Roof hangout: 4'4" all the way around the
1'-1" addition.
4'-9"
Roof pitch:%20 (1'Run-4 3/8" Rise)
2'-115/8" All Rafters, 2x8" @16"OC
75/16" Hip & Valley Rafters 2x8"
Hip Rafters to be dropped to match Rafters
top with Rectangular end cut.
2x6" Bridging @~10' OC.

All Ridges 2x8"

41'-51/16"
Eave angle Rectangular end cut, no suffits
All tie beams 2x6"
All Purlins 2x8"
Insulation: typical 8" Cavity Insulation
between the Roof Common Rafters, with
closed-cell foam insulation sealing the
underside of the roof sheathing to ettic floor
sheathing, and to inside face of the inside

US
1'-4" face of the wall sheathing.
1'-4" Roof
1'-4"
1'-4"
9"
1-There are two options to flush the

6004 NORTHWOOD RD DALLAS, TEXAS

1/2"
10'-8 7/8"
9'-9 10'-2 5/16" 5/8"
10'-8 additional Roof to the existing that depends
41'-5 5/16"
on the actual situation on the site and has to

NEW Residential Extension for:

be considered by the local carpenter/owner,

Erik Williams
to whether:
Ceiling Framing 1/16" = 1'-0" a.Remove all Hip part of the southern end of
the existing roof avoiding unnecessary
separations, and do the framing shown in the
references. or
b.Use the existing southern Hip part of the
roof framing and sheeting Removing only the
shingle tiles) in order to mount the new roof
on it, all the new framing in this case will be
the same as illustrated but the two additional
hip rafters at the very northern side of the
addition, referring to the crossection that will
be installed horizontally instead of vertically.

LOCATION:
4'-4"
Existing & Additional Roof Connection Line

PROJECT:
1'-4"
1'-4"
1'-4"
1'-4"
DATE:
1'-4"
1'-4"
5.23.17
1'-4"
DRAWN BY:
S3DA
JOB #:
Arc.17.045
SIGNITURE:

REVISIONS:
Single side Tie Beams

SHEET TITLE:

PROPOSED
CEILING
Roof Framing 1/16" = 1'-0" ROOF

SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
A-03-3
 GENERAL SHEET NOTES:
2'-81/16" Additional part
S3DA-DESIGN
2'-8" 2'-6" 4196 Adams Ave. San Diego CA 92116
Foundation: +1 619 6757274
Typical concrete strip foundation for the exterior walls with 4" PVC solid
4'-85/8"

Flat 4 Walfield House 1502 High Road

perforated and filter cothed drainage. (referring to details sheet) London N20 9QA
+44 203 0956 409
Pile & Pier footings for the interior walls and floor framing. hello@s3da-design.com
4'-47/16" 8'-41/8"

Floor Framing all 2x12" joists @16" OC spacing, on 2x12" Doubled Girders @
7'-413/16"

Crawl Space Access

10' 1 1/8" OC spacing, with ~6 1/2" overlap at the connections.
18'-35/8"

Access Hatch framing as shown, all

5/8"
31'-85/16"

3'-21/8" 3'-23/16" 3'-47/8"

1x5" planks, sitting on 1" openning
2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 2'-8" 3'-1

internal ledge at the lower half of the

Openning
floor framing.
Floor sheeting, 1/2" subfloor + 1/2" finish planks with foam insulation sealed to
1'-4"
the wall stucture & foundation wall seal.

Crawl space opening in the Hall, with access hatch hinged framing as shown, all
1x5" planks, with additional similar 1" flooring, sitting on 1" opening internal
103/4"
ledge at the lower half of the floor framing. (referring to the details sheet)

Openning
103/4"

3'-8"
103/4"
8'-31/8"

103/4"
Exterior deck framing for the additional part as illustrated with simple 4x6" or
4x8" timber piles at the indicated points buried in the ground (depth to be defined
9'-613/16"

3'-113/16"
by the builder referring to the soil situation)
3'-13/16" Deck final planks all similar to the existing.
3'-21/4" 17'-413/16"
3'-43/4"
4'-213/16"

2'-25/8"
2'-29/16"
3'-29/16"

US
4'-213/16"

1'-4"
1'-4" 1'-4" 1'-4"

1'-4" 1'-4" 1'-4"

10'-31/4"

6004 NORTHWOOD RD DALLAS, TEXAS

1'-79/16"

NEW Residential Extension for:

1'-51/16"

Erik Williams
4'-213/16" 6'-103/4"
1/8" 1/8" 1/8" 1/8"
5'-93/4" 10'-1 10'-1 10'-1 10'-1

Floor Framing 1/16" = 1'-0"

LOCATION:
PROJECT:
DATE:
5.23.17
Starting reference point for
foundation indicating that DRAWN BY:
the top of the foundation
wall should stand flush with
S3DA
the previous foundation
JOB #:
despite the reversed base in
the addition. Arc.17.045
SIGNITURE:

REVISIONS:

8'-23/16"
40'-111/16"
8'-23/16"

OC
SHEET TITLE:

FOUNDATION

8'-23/16"
FLOOR
EXT.LIGHT

1'-8"
FRAMING

1'-8"
10'-11/8" 10'-11/8"
SCALES AS NOTED:

A-03-4
40'-45/8"
OC

Foundation 1/16" = 1'-0"

GSPublisherVersion 0.3.100.100
 GENERAL SHEET NOTES:

Total Additon Elevation

6 5
S3DA-DESIGN
4196 Adams Ave. San Diego CA 92116
shown on South Elev. +1 619 6757274
Flat 4 Walfield House 1502 High Road
London N20 9QA
+44 203 0956 409
4 3 2 1 hello@s3da-design.com

SHEET KEYNOTES:

8'-2 3/16" 8'-2 3/16" 8'-2 3/16" 8'-2 3/16" 8'-2 3/16"

6 5 4 3 2 1

East Elevation 1/16" = 1'-0"

1 2
US
6004 NORTHWOOD RD DALLAS, TEXAS
NEW Residential Extension for:
Erik Williams
3 4 5 6

8'-23/16" 8'-23/16" 8'-23/16" 8'-23/16" 8'-23/16"

LOCATION:
1 2 3 4 5 6

PROJECT:
West Elevation (1) 1/16" = 1'-0"
DATE:
5.23.17
DRAWN BY:
S3DA
JOB #:
Arc.17.045
SIGNITURE:
A B C D E E D C B A
REVISIONS:
19'-77/16"

SHEET TITLE:

ELEVATIONS
10'-11/8" 10'-11/8" 10'-11/8" 10'-11/8" 10'-11/8" 10'-11/8" 10'-11/8" 10'-11/8"

A B C D E E D C B A

South Elevation (1) 1/16" = 1'-0" North Elevation (1) 1/16" = 1'-0"
SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
A-03-5
 GENERAL SHEET NOTES:
S3DA-DESIGN
4196 Adams Ave. San Diego CA 92116
+1 619 6757274
Flat 4 Walfield House 1502 High Road
London N20 9QA
+44 203 0956 409
hello@s3da-design.com

A B C D E SHEET KEYNOTES:

US
6004 NORTHWOOD RD DALLAS, TEXAS
10'-11/8" 10'-11/8" 10'-11/8" 10'-11/8"

NEW Residential Extension for:

Erik Williams
A B C D-04 D E

C Section CC 3/32" = 1'-0"

LOCATION:
PROJECT:
1 2 3 4 5 6

D-03
DATE:
Roof Pitch:%20 5.23.17
1' Run
4 3/8"Rise DRAWN BY:
S3DA
JOB #:
Arc.17.045
SIGNITURE:
D-01

8'-10"
REVISIONS:

1'
1'-2"

4'-10"
1'-6"
6" 1'
8'-23/16" 8'-23/16" 8'-23/16" 8'-23/16" 8'-23/16" 4"
D-02 SHEET TITLE:

1 2 3 4 5 6
SECTIONS
A Section AA 3/32" = 1'-0"

SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
A-03-6
 Typical

GENERAL SHEET NOTES:

S3DA-DESIGN
Details: 4196 Adams Ave. San Diego CA 92116
10" Cavity Insulator
#1, #2 & #3 are Related to the Cross-section AA +1 619 6757274
1/2" Plywood
OSB sheathing Flat 4 Walfield House 1502 High Road
#4 is Related to the Cross-section CC
1 1/4" or similar Stone Wool Insulation
Plywood London N20 9QA
Fully Adhered Membrane
Asphalt Shingles +44 203 0956 409
2x8" Blocking
hello@s3da-design.com
DownSpout

Stainless Steel Drip Edge

Gutter System 4"Dia.

Stone Veneer
Type S Mortar Sitting Bed
Type S Mortar Scratch Coat
Gypsum Wall+Finish Metal Lath Fastened Thru Ins. Into Framing
Plywood 2 Layer WaterResistant Barriers
2x6" Wall System-Cavity Insulator OSB Sheathing

Detail # 01

Typical 2x4" @24"OC. 5/8" Dia. @7" Anchor Bolt

Interior Wall Structure +Washer and Nut

Typical 2x6" @24"OC.Exterior Wall

Structure
1/2" Gypsum Board+Int. Finish
Continuous Bead of Sealant
Continuous Bead of Adhesive
Exterior Stone Veneer 0.00
FFL.

US
1/2" Flooring
1/2" SubFloor
5/8"
Crawl Space Vent

1'-4" 2" Sill Sealer

WaterProofing Membrane to Grade-Lap joint @ Wall Footing
7"

DownSpout Typical
Protective Sheild
-2'-4"
2"

6004 NORTHWOOD RD DALLAS, TEXAS

2'-6"

2x12" Girders 2x12" Floor Joists @16" OC Finish Grade

6" 5"

Min.4" UnderGrade
1'-8"
1'-6"

6" Rain Drainage Pipe- min

4" depth undergrade
Crawl Space>18"

NEW Residential Extension for:

1' min. 12" horizontal extent

Erik Williams
Stone/Gravel cover
9"

to be extended min.
6" 8" 6" 6" 8" 6" 6" over pipe
1'
1'

Typical Filter Fabric -4'-10"

Foundation Bed
4" perforated pipe
lying on the bed of
1'-8" 4" the footing

1'-8"

Detail # 02
Foundation, Floor Framing
& Found. Drainage

Glass Glass Frame

Drip Edge
Roof Shingles
Adhered Membrane

LOCATION:
Plywood

PROJECT:
Stone Wool Insulation
OSB sheathing
Cavity Insulation
Rafter

DATE:
5.23.17
Detail # 03 DRAWN BY:
Skylight S3DA
JOB #:
Arc.17.045
SIGNITURE:

Steel Hinge REVISIONS:

Typical floor Sheeting screwed to the 2x1" Framing
2x4" Internal Wall System

2x1" Framing Chamfered on the indicated outer

edges, lying on the ledge

Double 2"x12" Girders

SHEET TITLE:
1'

2x1" Ledge screwed on the fixed Floor Joist

Main Floor 2"x12" Joist
2'-8"

DETAILS
1'-8"

20" min. Crawl Space

Strip Foundation on the Perimeter On Grid Footings

SCALES AS NOTED:

A-03-7
Detail # 04
Crawl Space Access

GSPublisherVersion 0.3.100.100
 GENERAL SHEET NOTES:
S3DA-DESIGN
Rain/Stormwater Drainage: 4196 Adams Ave. San Diego CA 92116
DownPipes on the Additional part exactly as the existing +1 619 6757274
at the indicated locations. Flat 4 Walfield House 1502 High Road
Drainage: 6" Dia. sealed PVC pipe 4" undergrade buried London N20 9QA
(or as the grade slope allows) all around the foundation. +44 203 0956 409
Protected by at least 2" sand and 5" width/2" depth hello@s3da-design.com
buried protective shield over the pipe avoiding likely
future carving damages.

Offset defined on the site by the builder in-line with the

existing drainage to the existing Pond.

*This 6" Loop does not comprise the 4" Foundation

drainage that is separately indicated on the detail sheets.

US
6004 NORTHWOOD RD DALLAS, TEXAS
NEW Residential Extension for:
Erik Williams
DownPipes to the Drain Pipe

LOCATION:
PROJECT:
DATE:
5.23.17
DRAWN BY:
S3DA
JOB #:
Arc.17.045
SIGNITURE:

REVISIONS:

6" PVC, 4" Undergrade

SHEET TITLE:

STORM/RAIN
To the
existing
DRAINAGE
Pond

Stormwater Drainage 1/16" = 1'-0" SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
A-03-8
 GENERAL SHEET NOTES:
S3DA-DESIGN
...................... 4196 Adams Ave. San Diego CA 92116
+1 619 6757274
Flat 4 Walfield House 1502 High Road
London N20 9QA
+44 203 0956 409
hello@s3da-design.com

US
6004 NORTHWOOD RD DALLAS, TEXAS
NEW Residential Extension for:
Erik Williams
LOCATION:
PROJECT:
DATE:
5.23.17
DRAWN BY:
S3DA
JOB #:
Arc.17.045
SIGNITURE:

REVISIONS:

SHEET TITLE:

FENESTRATION

SCALES AS NOTED:

GSPublisherVersion 0.3.100.100
A-03-9