5-2025-05-12 UV Balcony Repairs UTD Drawings.pdf
PDF 16 MB Posted
- Solicitation number
- UTD20250731-AN
- Issued by
- Dallas County, Texas
About this file
This document is a comprehensive set of construction documents for the University of Texas at Dallas balcony repairs at the University Village apartment complex located at 2800 Waterview Parkway in Richardson, Texas. The project involves a phased balcony repair and reconstruction effort spanning nine distinct phases, covering multiple apartment buildings with various balcony layouts (Types A through H). The repairs include full balcony replacements, traffic coating, soffit and fascia repairs, stucco work, and other structural and aesthetic improvements. The project is interim review documentation dated May 12, 2025, prepared by Zero/Six Consulting and KMV Engineering, with the University of Texas at Dallas as the client.
The scope of work encompasses extensive balcony repairs across 58 two and three-story apartment buildings, with a total of 538 balconies requiring various levels of intervention. Repair types range from full demolition and reconstruction to localized treatments like traffic coating and trim replacement. The project includes base bid options for pressure-treated lumber decking and an alternate option for Trex composite decking. Specific repair details are meticulously documented, including structural framing plans, demolition strategies, new construction specifications, and detailed sections showing attachment methods, material transitions, and renovation techniques. The documents indicate a comprehensive approach to addressing structural integrity, waterproofing, and aesthetic restoration of the balcony systems while maintaining the original architectural character of the University Village complex.
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Text version
22 21
14 16
6 28
12 31
2 24 25
33 39
34 40
35 41
51 4448
50 4549
53 58
57 67
GS1.02
GS1.01
GS1.03
GS1.04
GS1.04
GS1.05
GS1.05
GS1.07
GS1.06
GS1.08
GS1.01
LEGEND
APARTMENT
BUILDING OUTLINE
BUILDING
NUMBER
PHASE 1
ORIGINAL CONSTRUCTION PHASE
(IN ORDER FROM OLDEST TO NEWEST)
REPAIR PLAN SHEET REFERENCE
FOR NOTED PHASE
BALCONY REPAIR SCOPE AND DEFINITIONS
NOTE: REFER TO THE FOLLOWING PAGES OF THESE CONSTRUCTION DOCUMENTS THAT INDICATE
WHICH BALCONIES ARE TO BE RECONSTRUCTED AND WHICH ARE TO RECEIVE LOCALIZED REPAIRS.
THERE ARE EIGHT (8) DIFFERENT BALCONY LAYOUTS, IDENTIFIED SEQUENTIALLY FROM A THROUGH H
THROUGHOUT 58, 2 AND 3 STORY, BUILDINGS.
REFER TO SHEETS A9.01 AND A9.02 FOR PHOTOGRAPHS TAKEN DURING THE ASSESSMENT PHASE. THESE
PHOTO SHEETS ARE PROVIDED FOR GENERAL REFERENCE ONLY AND ARE INTENDED TO GIVE AN
OVERVIEW OF THE AREAS INCLUDED IN THE SCOPE OF WORK. REFER TO PLANS AND DETAILS FOR
SPECIFIC INFORMATION. DO NOT RELY ON PHOTOS IN PLACE OF DRAWINGS OR SPECIFICATIONS.
DEFINITIONS:
FULL REPLACEMENT:
REFER TO STRUCTURAL AND ARCHITECTURAL DRAWINGS FOR COMPLETE DEMOLITION AND
RECONSTRUCTION REQUIREMENTS, INCLUDING FRAMING, DECKING, AND CONNECTIONS. AN
ALTERNATE IS INCLUDED TO PROVIDE TREX DECKING IN LIEU OF PRESSURE-TREATED WOOD DECKING.
TRAFFIC COATING:
EVERY BALCONY THAT IS NOT BEING FULLY REPLACED (I.E., WITH WOOD DECKING) IS TO RECEIVE A
TRAFFIC COATING ON TOP OF THE EXISTING CONCRETE SLAB. REFER TO ARCHITECTURAL DRAWINGS
AND SPECIFICATIONS FOR INSTALLATION REQUIREMENTS. EXISTING HANDRAILS, WHICH ARE ATTACHED
TO THE CONCRETE FLOOR SLABS AND WALLS, ARE ANTICIPATED TO BE TEMPORARILY REMOVED TO
FACILITATE COATING APPLICATION AND TO SET ANCHORS IN SEALANT.
SOFFIT / FASCIA:
WHERE INDICATED, REMOVE AND REPLACE THE ENTIRE BALCONY SOFFIT AND/OR FASCIA. FOR SOFFITS, THIS INCLUDES MULTIPLE SHEETS OF SHEATHING; FOR FASCIA BOARDS, THIS MEANS REPLACING THE
FULL LENGTH OF THE BALCONY ON ALL SIDES. THESE DOCUMENTS DO NOT INTEND FOR ONLY A SMALL
PATCH (E.G., 1 SF) TO BE REPLACED. WHERE THE SCHEDULE CALLS FOR SOFFIT OR FASCIA
REPLACEMENT, COMPLETE REPLACEMENT IS REQUIRED. THIS ALSO ALLOWS FOR INSPECTION OF THE
UNDERSIDE OF THE BALCONY FOR DAMAGE NOT PREVIOUSLY IDENTIFIED. INCLUDE CAULKING AND
PAINTING AS PART OF THE REPAIR. REFER TO ARCHITECTURAL DETAILS FOR METHODS AND MATERIAL
REQUIREMENTS.
STUCCO / BASE OF WALL:
THE SCHEDULE INDICATES AN ESTIMATED QUANTITY TO BE BID AND REPAIRED, WHICH MAY OCCUR ON
EXTERIOR COLUMNS, SIDE WALLS, OR AT THE BASE OF WALLS. LOCATIONS HAVE BEEN IDENTIFIED TO
THE BEST OF OUR ABILITY. PROVIDE LOCALIZED REPLACEMENT TO MATCH EXISTING SIZE, PROFILE, AND
FINISH. REFER TO ARCHITECTURAL DETAILS FOR REPAIR METHODS AND MATERIAL REQUIREMENTS.
TRIM:
THE SCHEDULE INDICATES AN ESTIMATED QUANTITY TO BE BID AND REPAIRED. LOCATIONS HAVE BEEN
IDENTIFIED TO THE BEST OF OUR ABILITY.
HANDRAILS:
HANDRAILS ARE ANTICIPATED TO BE TEMPORARILY REMOVED FOR COATING APPLICATION AND ANCHOR
SEALING; HOWEVER, THAT WORK IS NOT WHAT THIS COLUMN/INDICATOR REPRESENTS. IF HANDRAIL
DAMAGE WAS OBSERVED DURING THE ASSESSMENT, IT HAS BEEN IDENTIFIED IN THE SCHEDULE FOR
REMOVAL AND REPLACEMENT. MATCH EXISTING STYLE UNLESS OTHERWISE NOTED. REFER TO
ARCHITECTURAL DRAWINGS AND CODE COMPLIANCE NOTES.
OTHER:
SEE SPECIFIC UNIT NOTES IN THE “NOTES” COLUMN OF THE SCHEDULE AND REFER TO ARCHITECTURAL
AND STRUCTURAL DRAWINGS FOR ADDITIONAL INSTRUCTIONS.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS0.01
OVERALL SITE
PLAN AND
DEFINITIONS
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 160'-0"1
OVERALL SITE PLAN
BALCONY REPAIR TOTALS - BY PHASE
B A
LC
O
N
IE
S
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
PHASE 1 128 20 107 39 39 0 16 14 8 4
PHASE 2 96 34 61 16 16 1 0 0 1 0
PHASE 3 16 8 8 5 5 0 0 0 0 0
PHASE 4 40 26 14 8 8 0 0 0 0 0
PHASE 5 40 40 0 0 0 0 0 0 0 0
PHASE 6 40 22 18 11 11 0 0 0 5 1
PHASE 7 40 6 34 11 11 0 0 0 1 0
PHASE 8 86 0 86 7 7 0 1 0 3 0
PHASE 8A 36 2 34 9 9 0 0 0 1 0
PHASE 9 36 0 36 17 17 0 0 0 6 0
BALCONY REPAIR TOTALS - BY LAYOUT
LAYOUT
TYPE B
A
LC
O
N
IE
S
PROPOSED REPAIRS
F
U
LL
R E
P
LA
C E
M E
N
R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
A 16 5 11 5 5 0 1 1 0 1
B 32 7 24 10 10 0 7 6 0 2
C 80 8 72 24 24 0 8 7 8 1
D 104 0 104 21 21 0 1 0 6 0
E 224 136 88 40 40 1 0 0 6 1
F 48 0 47 11 11 0 0 0 1 0
G 32 2 30 8 8 0 0 0 2 0
H 22 0 22 4 4 0 0 0 2 0
EXAMPLE BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 1
BUILDING 2
221 2 A •
222 2 A •
223 2 A •
224 2 A • • • R&R BOTTOM 10 SF OF STUCCO PANEL AT RIGHT SIDE.
10231022
11241123
11211122
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.01
REPAIR PLAN -
PHASE 1
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASE 1 - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASE 1 - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 1
BUILDING 2
221 2 A •
222 2 A •
223 2 A •
224 2 A • • • R&R BOTTOM 10 SF OF STUCCO PANEL AT RIGHT SIDE.
BUILDING 3
321 2 C • • •
331 3 C •
322 2 C •
332 3 C •
323 2 C •
333 3 C •
324 2 C • • • • R&R BOTTOM 6 SF OF STUCCO PANEL AT CORNER
COLUMN.
R&R FULL HEIGHT TRIM AT STUCCO TO SIDING
TRANSITION.
334 3 C • • SEE NOTES FOR UNIT BELOW.
325 2 C •
335 3 C •
326 2 C • • •
336 3 C • • •
327 2 C •
337 3 C •
328 2 C • • R&R BOTTOM 6 SF OF STUCCO PANEL AT RIGHT SIDE
338 3 C • R&R BOTTOM 6 SF OF STUCCO PANEL AT RIGHT SIDE
BUILDING 4
421 2 B •
431 3 B •
422 2 B •
432 3 B • • SEAL STUCCO AT ROOF EDGE.
423 2 B •
433 3 B •
424 2 B •
434 3 B •
425 2 B •
435 3 B •
426 2 B • • •
436 3 B •
427 2 B • • • R&R BOTTOM 6 SF OF STUCCO PANEL AT CORNER
COLUMN
437 3 B •
428 2 B • • • CORRECT BOWED WALL
438 3 B •
BUILDING 5
521 2 A •
522 2 A •
523 2 A •
524 2 A • • • • SECURE SIDING AT BASE OF GROUND LEVEL UNIT.
BUILDING 6
621 2 B • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
631 3 B •
622 2 B • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
632 3 B •
623 2 B • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
633 3 B • • •
624 2 B • • •
634 3 B • • •
625 2 B •
635 3 B
626 2 B • • •
636 3 B • • •
627 2 B • • • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
637 3 B • • •
628 2 B • • • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
638 3 B • • •
BUILDING 7
721 2 C •
731 3 C •
722 2 C •
732 3 C •
723 2 C • • •
733 3 C •
724 2 C • • • R&R BOTTOM 10 SF OF STUCCO AT RIGHT SIDE.
734 3 C •
725 2 C •
735 3 C •
726 2 C •
736 3 C •
727 2 C •
737 3 C • • •
728 2 C • • R&R BOTTOM 6 FEET OF TRIM AT STUCCO TO SIDING.
REPAIR SIDING BASE.
738 3 C • • •
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
BUILDING 8
821 2 C •
831 3 C •
822 2 C • • •
832 3 C • • •
823 2 C •
833 3 C •
824 2 C • • • • R&R LOWER 10-FEET +/- SECTION OF TRIM AT STUCCO
TO SIDING TRANSITION.
834 3 C •
825 2 C •
835 3 C •
826 2 C • • •
836 3 C • • •
827 2 C •
837 3 C •
828 2 C •
838 3 C •
BUILDING 9
921 2 C •
931 3 C •
922 2 C • • • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
932 3 C •
923 2 C •
933 3 C •
924 2 C • • •
934 3 C •
925 2 C •
935 3 C •
926 2 C • • R&R TRIM FULL HEIGHT AT STUCCO TO SIDING
TRANSITION.
936 3 C • • •
927 2 C • • • R&R BOTTOM 12 SF OF STUCCO PANEL TO LEFT OF
BALCONY
937 3 C •
928 2 C • • • • R&R BOTTOM 6 SF OF AT CORNER COLUMN. R&R TRIM
FULL HEIGHT AT STUCCO TO SIDING TRANSITION.
938 3 C •
BUILDING 10
1021 2 A •
1022 2 A •
1023 2 A •
1024 2 A • • •
BUILDING 11
1121 2 A •
1122 2 A • • •
1123 2 A • • •
1124 2 A • • •
BUILDING 12
1221 2 C •
1231 3 C •
1222 2 C • • • • REPAIR HOLE ON INTERIOR SIDE OF CORNER COLUMN.
ASSUME 4 SF.
1232 3 C • • •
1223 2 C • • •
1233 3 C • • •
1224 2 C • • •
1234 3 C • • •
1225 2 C • • R&R TRIM FULL HEIGHT BETWEEN 2ND AND 3RD FLOOR
AT STUCCO TO SIDING TRANSITION AT STAIR
1235 3 C • • R&R TRIM FULL HEIGHT BETWEEN 3RD FLOOR AND
ROOF AT STUCCO TO SIDING TRANSITION AT STAIR
1226 2 C • • • R&R BOTTOM 6 SF OF STUCCO AT CORNER COLUMN.
1236 3 C •
1227 2 C • • • • • R&R BOTTOM 6 SF OF STUCCO AT EACH CORNER
COLUMN AND RIGHT SIDE
1237 3 C • • •
1228 2 C • • •
1238 3 C • • •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
G
H N/A N/A
2125212621272128
2124212321222121
15231524
15281527
2135213621372138
2134213321322131
15331534
15381537
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.02
REPAIR PLAN -
PHASE 2
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASE 2 - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASE 2 - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 2
BUILDING 15
1521 2 E •
1531 3 E •
1522 2 F •
1532 3 F •
1523 2 F •
1533 3 F • • •
1524 2 E •
1534 3 E •
1525 2 E •
1535 3 E •
1526 2 F • • • • R&R FRONT SOFFIT TRIM TO FASCIA
1536 3 F •
1527 2 F •
1537 3 F •
1528 2 E • •
1538 3 E •
BUILDING 16
1621 2 E •
1631 3 E •
1622 2 F •
1632 3 F •
1623 2 F •
1633 3 F •
1624 2 E •
1634 3 E •
1625 2 E •
1635 3 E •
1626 2 F •
1636 3 F •
1627 2 F •
1637 3 F •
1628 2 E • • •
1638 3 E •
BUILDING 19
1921 2 E •
1931 3 E •
1922 2 F •
1932 3 F •
1923 2 F •
1933 3 F •
1924 2 E •
1934 3 E •
1925 2 E • • •
1935 3 E •
1926 2 F •
1936 3 F •
1927 2 F • • •
1937 3 F •
1928 2 E •
1938 3 E •
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
BUILDING 20
2021 2 E •
2031 3 E •
2022 2 F •
2032 3 F •
2023 2 F •
2033 3 F •
2024 2 E •
2034 3 E •
2025 2 E •
2035 3 E •
2026 2 F
2036 3 F • • •
2027 2 F • • •
2037 3 F •
2028 2 E •
2038 3 E •
BUILDING 21
2121 2 E • • •
2131 3 E • • •
2122 2 F • • •
2132 3 F • • •
2123 2 F • • •
2133 3 F • • •
2124 2 E •
2134 3 E •
2125 2 E • LEVEL 2 CURRENTLY HAS TEMPORARY SHORING IN
PLACE.
2135 3 E •
2126 2 F •
2136 3 F •
2127 2 F •
2137 3 F •
2128 2 E •
2138 3 E •
BUILDING 23
2321 2 E •
2331 3 E •
2322 2 F •
2332 3 F •
2323 2 F •
2333 3 F • • •
2324 2 E •
2334 3 E •
2325 2 E • • •
2335 3 E •
2326 2 F •
2336 3 F •
2327 2 F •
2337 3 F • • •
2328 2 E •
2338 3 E •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
28201
28202
28203
28204
28208
28207
28206
28205
26204
26203
26202
26201
26205
26206
26207
26208
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.03
REPAIR PLAN -
PHASE 3
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASE 3 - LEVEL 2 BALCONIES
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 3
BUILDING 26
26201 2 E •
26202 2 E • • •
26203 2 E •
26204 2 E •
26205 2 E •
26206 2 E • • •
26207 2 E • • •
26208 2 E • R&R 2 FT OF DAMAGED TRIM AT ROOF
BUILDING 28
28201 2 E • • •
28202 2 E • • •
28203 2 E •
28204 2 E •
28205 2 E • LEVEL 2 CURRENTLY HAS TEMPORARY SHORING IN
PLACE.
28206 2 E •
28207 2 E • LEVEL 2 CURRENTLY HAS TEMPORARY SHORING IN
PLACE.
28208 2 E •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
39243921
39253928
40214028
40244025
3521352235233524
3528352735263525
39343931
39353938
40314038
40344035
3531353235333534
3538353735363535
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.04
REPAIR PLAN -
PHASES 4 & 5
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASES 4-5 - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASES 4-5 - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 4
BUILDING 33
3321 2 E •
3331 3 E •
3324 2 E •
3334 3 E •
3325 2 E •
3335 3 E •
3328 2 E •
3338 3 E •
BUILDING 34
3421 2 E • • •
3431 3 E • • •
3424 2 E • • •
3434 3 E • • •
3425 2 E • • •
3435 3 E • • •
3428 2 E • • •
3438 3 E • • •
BUILDING 35
3521 2 E •
3531 3 E •
3522 2 E •
3532 3 E •
3523 2 E •
3533 3 E •
3524 2 E •
3534 3 E •
3525 2 E •
3535 3 E •
3526 2 E •
3536 3 E •
3527 2 E •
3537 3 E •
3528 2 E •
3538 3 E •
BUILDING 36
3621 2 E •
3631 3 E •
3624 2 E •
3634 3 E •
3625 2 E •
3635 3 E •
3628 2 E • LEVEL 2 CURRENTLY HAS TEMPORARY SHORING IN
PLACE.
3638 3 E •
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 5
BUILDING 38
3821 2 E •
3831 3 E •
3822 2 E •
3832 3 E •
3823 2 E •
3833 3 E •
3824 2 E •
3834 3 E •
3825 2 E •
3835 3 E •
3826 2 E •
3836 3 E •
3827 2 E •
3837 3 E •
3828 2 E •
3838 3 E •
BUILDING 39
3921 2 E •
3931 3 E •
3924 2 E •
3934 3 E •
3925 2 E •
3935 3 E •
3928 2 E •
3938 3 E •
BUILDING 40
4021 2 E •
4031 3 E •
4024 2 E •
4034 3 E •
4025 2 E •
4035 3 E •
4028 2 E •
4038 3 E •
BUILDING 41
4121 2 E •
4131 3 E •
4124 2 E •
4134 3 E •
4125 2 E •
4135 3 E •
4128 2 E •
4138 3 E •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
43244321
43254328
51255124
51285121
44254424
44284421
50255024
50285021
45254524
452845214924
43344331
43354338
51355134
51385131
44354434
44384431
50355034
50385031
45354534
453845314934
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.05
REPAIR PLAN -
PHASES 6 & 7
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASES 6-7 - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASES 6-7 - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 6
BUILDING 43
4321 2 E • • • • R&R TRIM FULL HEIGHT BETWEEN 2ND AND 3RD FLOOR
AT RIGHT SIDE BRICK TO STUCCO TRANSITION.
4331 3 E • • • R&R TRIM FULL HEIGHT BETWEEN 3RD FLOOR AND
ROOF AT RIGHT SIDE BRICK TO STUCCO TRANSITION.
RESET BRICK COURSE BELOW ROOF.
4324 2 E •
4334 3 E •
4325 2 E •
4335 3 E •
4328 2 E • • • • R&R FULL HEIGHT TRIM BETWEEN GROUND AND 2ND
LEVEL AT BRICK TO STUCCO TRANSITION.
4338 3 E •
BUILDING 44
4421 2 E •
4431 3 E •
4424 2 E • • • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
4434 3 E • • • • SEE NOTES FOR UNIT BELOW.
4425 2 E •
4435 3 E •
4428 2 E •
4438 3 E •
BUILDING 45
4521 2 E •
4531 3 E •
4524 2 E •
4534 3 E •
4525 2 E •
4535 3 E •
4528 2 E •
4538 3 E •
BUILDING 46
4621 2 E • • •
4631 3 E • • •
4622 2 E •
4632 3 E •
4623 2 E • • •
4633 3 E • • •
4624 2 E • LEVEL 2 CURRENTLY HAS TEMPORARY SHORING IN
PLACE.
4634 3 E •
4625 2 E •
4635 3 E •
4626 2 E •
4636 3 E •
4627 2 E •
4637 3 E • • •
4628 2 E • • •
4638 3 E • • •
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 7
BUILDING 48
4821 2 E •
4831 3 E • • •
4822 2 E •
4832 3 E •
4823 2 E •
4833 3 E • • •
4824 2 E • • •
4834 3 E • • •
4825 2 E •
4835 3 E •
4826 2 E • • •
4836 3 E •
4827 2 E •
4837 3 E •
4828 2 E •
4838 3 E •
BUILDING 49
4921 2 E •
4931 3 E •
4924 2 E •
4934 3 E •
4925 2 E •
4935 3 E •
4928 2 E •
4938 3 E •
BUILDING 50
5021 2 E •
5031 3 E •
5024 2 E • • •
5034 3 E • • •
5025 2 E • • •
5035 3 E • • •
5028 2 E •
5038 3 E • • •
BUILDING 51
5121 2 E • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
5131 3 E •
5124 2 E •
5134 3 E •
5125 2 E • • •
5135 3 E •
5128 2 E •
5138 3 E •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
562756265624
562156225623
5924592359225921
5925592659285929
53275321
53245323
563756365634
563156325633
5934593359325931
5935593659385939
53375331
53345333
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.06
REPAIR PLAN -
PHASE 8
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASE 8 - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASE 8 - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 8
BUILDING 53
5321 2 D • • • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
5331 3 D •
5322 2 G •
5332 3 G •
5323 2 D • • •
5333 3 D •
5324 2 D •
5334 3 D •
5327 2 D •
5337 3 D •
BUILDING 54
5421 2 D •
5431 3 D •
5422 2 G • • •
5432 3 G • • SECURE 1X TRIM AT SOFFIT TO FASCIA.
5423 2 D •
5433 3 D •
5424 2 D • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
5434 3 D •
5426 2 H •
5436 3 H •
5427 2 D •
5437 3 D •
BUILDING 55
5521 2 D •
5531 3 D •
5522 2 G •
5532 3 G •
5523 2 D •
5533 3 D •
5524 2 D •
5534 3 D •
5526 2 H •
5536 3 H •
5527 2 D •
5537 3 D •
BUILDING 56
5621 2 D •
5631 3 D •
5622 2 G •
5632 3 G •
5623 2 D •
5633 3 D •
5624 2 D •
5634 3 D •
5626 2 H •
5636 3 H •
5627 2 D •
5637 3 D •
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
BUILDING 57
5721 2 D •
5731 3 D •
5722 2 G •
5732 3 G •
5723 2 D •
5733 3 D •
5724 2 D •
5734 3 D •
5726 2 H •
5736 3 H •
5727 2 D • • •
5737 3 D •
BUILDING 58
5821 2 D •
5831 3 D •
5822 2 G • • •
5832 3 G • • •
5823 2 D •
5833 3 D •
5824 2 D •
5834 3 D •
5826 2 H •
5836 3 H •
5827 2 D •
5837 3 D •
BUILDING 59
5921 2 D • • R&R UPPER 12 SF OF STUCCO PANEL AT 2ND LEVEL
BALCONY
5931 3 D •
5922 2 G •
5932 3 G •
5923 2 G •
5933 3 G •
5924 2 D • • •
5934 3 D •
5925 2 D •
5935 3 D •
5926 2 G •
5936 3 G •
5928 2 G •
5938 3 G •
5929 2 D •
5939 3 D •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
632463226321
632563266327
633463326331
633563366337
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.07
REPAIR PLAN -
PHASE 8A
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASE 8A - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASE 8A - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 8A
BUILDING 61
6121 2 D •
6131 3 D •
6122 2 H •
6132 3 H •
6124 2 D •
6134 3 D • • •
6125 2 D • • •
6135 3 D • • •
6126 2 G •
6136 3 G • • •
6127 2 D •
6137 3 D •
BUILDING 62
6221 2 D • • •
6231 3 D • • •
6222 2 H •
6232 3 H •
6224 2 D •
6234 3 D •
6225 2 D •
6235 3 D •
6226 2 G •
6236 3 G •
6227 2 D •
6237 3 D • • •
BUILDING 63
6321 2 D • • • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
6331 3 D •
6322 2 H •
6332 3 H •
6324 2 D •
6334 3 D •
6325 2 D •
6335 3 D • • •
6326 2 G •
6336 3 G •
6327 2 D •
6337 3 D •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
652765266525
652165226524
653765366535
653165326534
LEGEND
APARTMENT UNIT - SEE SCHEDULE
FOR PROPOSED REPAIRS
BUILDING NUMBER
LEVEL NUMBER
UNIT ID
UNITS SHOWN IN THIS HATCH
REQUIRE FULL DEMO AND
REPLACEMENT OF BALCONY.
UNITS SHOWN IN THIS HATCH DO
NOT HAVE A BALCONY AND ARE NOT
INCLUDED IN SCOPE OF WORK.
REFER TO THIS SCHEDULE FOR BALCONY LAYOUT TYPES
AND CORRESPONDING PLAN SHEETS. THE DEMOLITION
AND NEW FRAMING PLANS ONLY APPLY TO UNITS
DESIGNATED FOR “FULL REPLACEMENT.” FOR ALL OTHER
UNITS, REFER ONLY TO THE EXISTING FRAMING PLANS.
1/S1.01
4/S1.01
1/S1.02
4/S1.02
1/S1.03
4/S1.03
4/S1.04
4/S1.04
2/S1.01
5/S1.01
2/S1.02
5/S1.02
2/S1.03
5/S1.03
2/S1.04
3/S1.01
6/S1.01
3/S1.02
6/S1.02
3/S1.03
6/S1.03
3/S1.04
(PLAN SHEET REFERENCES FOR EACH LAYOUT TYPE)
NOTE:
FOR DEFINITIONS OF EACH REPAIR TYPE LISTED IN THIS SCHEDULE, REFER TO “BALCONY REPAIR SCOPE AND
DEFINITIONS” ON SHEET GS0.01.
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
GS1.08
REPAIR PLAN -
PHASE 9
DV
KMV
05.12.2025
23019.03
05.12.2025
NORTH
1" = 60'-0"1
REPAIR PLAN - PHASE 9 - LEVEL 2 BALCONIES
NORTH
1" = 60'-0"2
REPAIR PLAN - PHASE 9 - LEVEL 3
BALCONY REPAIR SCHEDULE
U N
IT
LE
V
E L
LA
Y
O U
T T
Y P
E
PROPOSED REPAIRS
F U
LL
R
E P
LA
C
E M
E N
T
T R
A F
F
IC
C O
A T
IN
G
S O
F F
IT
F A
S C
IA
H A
N D
R A
IL
S
S T
U C
C O
B A
S E
O F
W A
LL
T R
IM
O T
H E
R
NOTES
R&R = REMOVE AND REPLACE
PHASE 9
BUILDING 65
6521 2 D • • •
6531 3 D • • •
6522 2 H • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
6532 3 H •
6524 2 D •
6534 3 D •
6525 2 D • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
6535 3 D • • SEE NOTES FOR UNIT BELOW.
6526 2 G • • •
6536 3 G • • •
6527 2 D • • •
6537 3 D •
BUILDING 66
6621 2 D • • •
6631 3 D • • •
6622 2 H • • • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
6632 3 H • • •
6624 2 D • • • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
6634 3 D •
6625 2 D •
6635 3 D •
6626 2 G •
6636 3 G •
6627 2 D • • •
6637 3 D •
BUILDING 67
6721 2 D •
6731 3 D •
6722 2 H • • •
6732 3 H • • •
6724 2 D •
6734 3 D • • •
6725 2 D •
6735 3 D •
6726 2 G • • • • R&R FULL HEIGHT TRIM AT BRICK TO STUCCO
TRANSITION.
6736 3 G • • •
6727 2 D •
6737 3 D • • •
BALCONY LAYOUT TYPE SCHEDULE
LAYOUT
TYPE
EXISTING
FRAMING PLAN
FULL REPLACEMENT
DEMO PLAN
NEW FRAMING
PLAN
A
B
C
D
E
F
CAST IN PLATE CONCRETE
DEMO(LISHED)
EARTH
EXISTING CONSTRUCTION
GRAVEL
GROUT
BUILDING LINE
DEMOLISHED
GRID LINE / CENTER LINE
MASONRY
POLYSTYRENE (GEO FOAM)
ROCK
STEEL
STRUCTURAL PRECAST CONCRETE
WOOD
HIDDEN LINE
MATCH LINE
WELDED WIRE REINF.
HATCH LEGEND
LINE WORK LEGEND
SPAN DIRECTION
DROP & SLOPE
SLOPE DOWN
RIDGE
DROP
SLOPE & DROP
SLOPE UP
VALLEY
PLAN LEGEND
8048160 32
1/8"=1'1/16"=1'
84024
1/4"=1'
1216 210
1 1/2"=1'1"=1'
32104206420
3/4"=1'1/2"=1'
IF THIS SHEET IS NOT 24" X 36"
THEN IT IS A REDUCED PRINT.
SCALE ACCORDINGLY.
Sheet
Title
Sheet Information
Revisions
Date
Job Number
Drawn By
Checked By
23159.02
U N
IV
E
R S
IT
Y
V
IL
L A
G E
B A
L C
O N
Y R
E P
A
IR
S W
A T
E R
V
IE
W P
K W
Y
R
IC
H A
R D
S O
N T
X
No. DateIssue
1027 Tremont Street, Galveston, Texas 77550
409-740-0090 www.z6consulting.com
INTERIM REVIEW
DOCUMENTS
NOT INTENDED FOR THE
FOLLOWING:
BIDDING
PERMIT
CONSTRUCTION
DATE:
TX PE NO: 137381
DANIEL A. VICARS
S0.01
STRUCTURAL
NOTES
DV
KMV
05.12.2025
23019.03
05.12.2025
AFF................... ABOVE FINISHED FLOOR
ADD.................. ADDITIONAL
ALT................... ALTERNATE
ACI................... AMERICAN CONCRETE INSTITUTE
ASCE................. AMERICAN SOCIETY OF CIVIL
ENGINEERS
AB.................... ANCHOR BOLT
ARCH................ ARCHITECT, ARCHITECTURAL
BM................... BEAM
BFF................... BELOW FINISHED FLOOR
BTWN............... BETWEEN
BOT.................. BOTTOM
BO.................... BOTTOM OF
CL..................... CENTER LINE
CLR................... CLEAR OR CLEARANCE
COL.................. COLUMN
C&C.................. COMPONENTS AND CLADDING
WIND LOADS
CONC............... CONCRETE
CONN(S)........... CONNECTION(S)
CON J............... CONSTRUCTION JOINT
CONT............... CONTINUOUS
CJ..................... CONTROL JOINT
DIA OR Ø.......... DIAMETER
DIM(S).............. DIMENSION(S)
DO.................... DITTO
DF.................... DOUGLAS FIR
EA.................... EACH
EF..................... EACH FACE
EW................... EACH WAY
EN.................... EDGE NAIL
EL..................... ELEVATION
EMBED............. EMBEDMENT
EQ.................... EQUAL
EQUIP............... EQUIPMENT
(E) OR EXIST..... EXISTING
EJ..................... EXPANSION JOINT
FS..................... FAR SIDE
FV..................... FIELD VERIFY
FFE................... FINISHED FLOOR ELEVATION
FT..................... FOOT OR FEET
GA.................... GAGE OR GAUGE
GALV................ GALVANIZED
GC.................... GENERAL CONTRACTOR
GR.................... GRADE
HORIZ............... HORIZONTAL
HDG................. HOT-DIP GALVANIZE
INT................... INTERIOR
INTERM............ INTERMEDIATE
IBC................... INTERNATIONAL BUILDING CODE
IEBC.................. INTERNATIONAL EXISTING
BUILDING CODE
K OR KIP........... 1,000 LBS
KD.................... KILN DRIED
KSI.................... KIP PER SQUARE INCH
LSL.................... LAMINATED STRAND LUMBER
LVL................... LAMINATED VENEER LUMBER
LFRS................. LATERAL FORCE RESISITING
SYSTEM
LWC................. LIGHT WEIGHT CONCRETE
LONG............... LONGITUDINAL
MWFRS............ MAIN WIND FORCE RESISTING
SYSTEM
MFR................. MANUFACTURER
MAX................. MAXIMUM
MSL.................. MEAN SEA LEVEL
MECH............... MECHANICAL
MEP................. MECHANICAL, ELECTRICAL,
PLUMBING
MID.................. MIDDLE
MIN.................. MINIMUM
NDS.................. NATIONAL DESIGN STANDARD BY
AMERICAN WOOD COUNCIL (AWC)
NS.................... NEAR SIDE
NWC................ NORMAL WEIGHT CONCRETE
N/A.................. NOT APPLICABLE
NIC................... NOT IN CONTRACT
NTS.................. NOT TO SCALE
OC.................... ON CENTER
OCEW............... ON CENTER EACH WAY
OPP................. OPPOSITE
OH.................... OPPOSITE HAND
PAR.................. PARALLEL
PSL................... PARALLEL STRAND LUMBER
PERP................. PERPENDICULAR
# OR LBS........... POUNDS
PLF................... POUNDS PER LINEAR FOOT
PSF................... POUNDS PER SQUARE FOOT
PSI.................... POUNDS PER SQUARE INCH
PAF................... POWDER ACTUATED FASTENER
PEMB............... PRE-ENGINEERED METAL BUILDING
PREFAB............ PREFABRICATED
PRELIM............. PRELIMINARY
PT..................... PRESSURE TREATED
PROJ................. PROJECTION
QA.................... QUALITY ASSURANCE
QC.................... QUALITY CONTROL
R....................... RADIUS
REINF............... REINFORCE(ING)(ED)(MENT)
REQ.................. REQUIRE(ED)
RTU................. ROOF TOP UNIT
SCHED.............. SCHEDULE(D)
SECT................. SECTION
SFRS................. SEISMIC FORCE RESISTING SYSTEM
SIM.................. SIMILAR
SOG.................. SLAB ON GROUND
SYP................... SOUTHERN YELLOW PINE
SPA................... SPACING
SPEC(S)............. SPECIFICATION(S)
SPF................... SPRUCE PINE FIR
SQ.................... SQUARE
SF..................... SQUARE FEET
STAGG.............. STAGGERED
SS..................... STAINLESS STEEL
STD................... STANDARD
STL................... STEEL
STRUCT............ STRUCTURE(AL)
T....................... TENSION
THK.................. THICK
T&G.................. TONGUE AND GROOVE
T&B.................. TOP AND BOTTOM
TO.................... TOP OF
TOB.................. TOP OF BEAM
TOC.................. TOP OF CONCRETE
TOW................. TOP OF WALL
TRANSV............ TRANSVERSE
TJI.................... TRUSS JOIST I-JOIST
TYP................... TYPICAL
UNO................. UNLESS NOTED OTHERWISE
VFY................... VERIFY
VERT................ VERTICAL
W/C.................. WATER TO CEMENT RATIO
W..................... WIDTH
W/.................... WITH
W/O................. WITHOUT
WP................... WORK POINT
ABBREVIATIONSGENERAL REQUIREMENTS & COORDINATION
1. THE FOLLOWING REQUIREMENTS ARE A MAJOR PART OF THE CONTRACT DOCUMENTS AND
COMPLIANCE WITH THESE NOTES IS ESSENTIAL TO THE PROPER CONSTRUCTION OF THE
PROJECT.
2. STRUCTURAL DRAWINGS ARE NOT STAND-ALONE DOCUMENTS. THEY ARE AUGMENTED BY
AND MUST BE COORDINATED WITH ARCHITECTURAL, CIVIL, MECHANICAL/ ELECTRICAL/
PLUMBING, AND ANY OTHER CONTRACT DOCUMENTS. CONTRACTOR SHALL OBTAIN AND
COMPARE THE MOST CURRENT CONTRACT DOCUMENTS AND REPORT ANY DISCREPANCIES
BETWEEN AND WITHIN EACH SET PRIOR TO THE FABRICATION AND INSTALLATION OF ANY
STRUCTURAL MEMBERS.
3. WHERE CONFLICT EXISTS AMONG THE VARIOUS PARTS OF THE STRUCTURAL CONTRACT
DOCUMENTS, THE STRICTEST REQUIREMENTS INDICATED SHALL GOVERN.
4. GENERAL NOTES AND TYPICAL DETAILS APPLY GENERALLY THROUGHOUT THE PROJECT
WHEREVER CONDITIONS SIMILAR TO THOSE EXIST AND ARE NOT NECESSARILY REFERENCED,
SPECIFICALLY IN THE DOCUMENTS.
5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CHECKING THE ADEQUACY OF THE
STRUCTURE TO SUPPORT ANY APPLIED CONSTRUCTION LOADS, INCLUDING THOSE DUE TO
CONSTRUCTION VEHICLES OR EQUIPMENT, MATERIAL HANDLING OR STORAGE, SHORING OR
RESHORING, OR ANY OTHER CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL SUBMIT
CALCULATIONS SIGNED AND SEALED BY AN ENGINEER LICENSED IN THE STATE WHERE THE
PROJECT IS LOCATED, VERIFYING THE ADEQUACY OF THE STRUCTURE FOR ANY PROPOSED
CONSTRUCTION LOADS THAT ARE IN EXCESS OF THE STATED DESIGN LOADS. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL ERECTION PROCEDURE AND SEQUENCES AND
SHALL PROVIDE ADEQUATE SHORING AND TEMPORARY BRACING FOR CONSTRUCTION.
6. THE CONTRACTOR AND THEIR SUB-CONTRACTORS SHALL SUPERVISE AND DIRECT THE WORK
AND SHALL BE SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS,
PROCEDURES, TECHNIQUES, SEQUENCES AND SAFETY MEASURES INCLUDING ADHERENCES
TO ALL OSHA GUIDELINES. THE ENGINEER SHALL NOT HAVE CONTROL OR RESPONSIBILITY
FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, FOR
SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK, FOR THE ACTS OR
OMISSIONS OF THE CONTRACTOR, SUBCONTRACTORS, OR ANY OTHER PERSON PERFORMING
ANY OF THE WORK, OR FOR THE FAILURE OF ANY OF THESE PERSONS TO CARRY OUT THE
WORK IN ACCORDANCE WITH THE STRUCTURAL CONTRACT DOCUMENTS.
7. STRUCTURAL SYSTEMS ARE DESIGNED TO RESIST ALL CODE FORCES THAT MAY OCCUR IN THE
FINAL COMPLETED STRUCTURE ONLY. THE CONTRACTOR SHALL PROVIDE ALL REQUIRED
TEMPORARY BRACING DURING CONSTRUCTION TO MAINTAIN THE STABILITY AND SAFETY OF
ALL STRUCTURAL ELEMENTS UNTIL THE LATERAL LOAD RESISTING OR STABILITY-PROVIDING
SYSTEM IS COMPLETELY INSTALLED AND THE STRUCTURE IS COMPLETELY TIED TOGETHER.
TEMPORARY SUPPORTS SHALL NOT RESULT IN THE OVERSTRESS OR DAMAGE OF THE
ELEMENTS TO BE BRACED NOR ANY ELEMENTS USED AS BRACE SUPPORTS.
8. THE CONTRACTOR SHALL PROTECT EXISTING FACILITIES, STRUCTURES AND UTILITIES FROM
DAMAGE.
9. ONLY USE DIMENSIONS INDICATED ON THE DRAWINGS OR OBTAINED THROUGH FIELD
VERIFICATION. DO NOT SCALE DRAWINGS.
MAINTENANCE STATEMENT
1. ALL STRUCTURES REQUIRE PERIODIC MAINTENANCE TO EXTEND THEIR LIFESPAN AND TO
ENSURE STRUCTURAL INTEGRITY FROM EXPOSURE TO THE ENVIRONMENT. A PLANNED
PROGRAM OF MAINTENANCE SHALL BE ESTABLISHED BY THE BUILDING OWNER. THIS
PROGRAM SHALL INCLUDE SUCH ITEMS AS BUT NOT LIMITED TO PAINTING OF STRUCTURAL
STEEL, PROTECTIVE COATING FOR CONCRETE, SEALANTS, CAULKED JOINTS, EXPANSION
JOINTS, CONTROL JOINTS, SPALLS AND CRACKS IN CONCRETE, AND PRESSURE WASHING OF
EXPOSED STRUCTURAL ELEMENTS EXPOSED TO A SALT ENVIRONMENT OR OTHER HARSH
CHEMICALS.
CODES, REFERENCED REPORTS AND DESIGN LOADS
1. THE BUILDING CODE, ALONG WITH ANY ADOPTED AMENDMENTS OF THE CITY OF
RICHARDSON, USED AS THE BASIS FOR THE STRUCTURAL DESIGN IS AS FOLLOWS:
1.1. INTERNATIONAL BUILDING CODE (IBC), 2021 EDITION
1.2. INTERNATIONAL EXISTING BUILDING CODE (IEBC), 2021 EDITION
1.3. REFERENCED STANDARDS WITHIN THE BUILDING CODES ABOVE. SPECIFICATIONS AND
CODES NOTED SHALL BE THE LATEST APPROVED EDITIONS AND REVISIONS BY THE
AUTHORITY HAVING JURISDICTION.
2. SPECIAL INSPECTIONS ARE NOT REQUIRED PER THE BUILDING CODE.
3. DEAD LOADS: INCLUDES THE SELF-WEIGHT OF THE STRUCTURAL ELEMENTS AND THE
FOLLOWING SUPERIMPOSED LOADS:
LOCATION UNIFORM (PSF) NOTES
BALCONIES
CONCRETE TOPPING (3” MAX THICKNESS) 40
WOOD/COMPOSITE DECKING 5
SOFFIT 3
FLOOR COLLATERAL 2 1
ROOFS
ROOFING 10
SOFFIT 3
ROOF COLLATERAL 5 1
NOTES:
1. INCLUDES LIGHTING AND MISCELLANEOUS FRAMING.
4. LIVE LOADS
OCCUPANCY OR USE — NOTE 2
UNIFORM
(PSF)
CONCENTRATED
(LB) - NOTE 1 NOTES
BALCONIES 60
ROOFS 20 300
STAIRS AND EXIT WAYS 100 300 3
NOTES:
1. UNLESS OTHERWISE SPECIFIED, CONCENTRATED LOADS SHALL BE UNIFORMLY
DISTRIBUTED OVER AN AREA OF 2.5 FT BY 2.5 FT AND ARE APPLIED NONCONCURRENTLY
WITH UNIFORM LOADS.
2. LIVE LOADS AND ROOF LIVE LOADS HAVE BEEN REDUCED USING THE STANDARD
PROCEDURE FROM THE BUILDING CODE.
3. CONCENTRATED LOADS FOR STAIR TREADS SHALL BE APPLIED OVER AN AREA OF 2 IN BY
2 IN.
5. WIND LOADS
PARAMETER VALUE
ULTIMATE DESIGN WIND SPEED, VULT 115 MPH
NOMINAL DESIGN WIND SPEED, VASD 81 MPH
EXPOSURE CATEGORY C
6. SEISMIC LOADS
PARAMETER VALUE
SITE CLASS D
SEISMIC DESIGN CATEGORY B
7. SNOW LOADS
PARAMETER VALUE
GROUND SNOW LOAD, Pg 5 PSF
EXISTING CONSTRUCTION NOTES
1. EXISTING CONSTRUCTION INDICATED ON DRAWINGS IS FOR REFERENCE ONLY. KMV HAS
ATTEMPTED BY VISUAL OBSERVATION AND STUDY OF ORIGINAL CONSTRUCTION
DOCUMENTS TO DETERMINE EXISTING DIMENSIONS, CONDITIONS OF VARIOUS STRUCTURAL
ELEMENTS, AND EXISTING CONDITIONS. HOWEVER, AS SOME CONDITIONS CANNOT BE
DETERMINED UNTIL AFTER DEMOLITION OF THE EXISTING BUILDING FINISHES, THE
CONTRACTOR MUST CONSIDER AND ALLOW FOR THE FACT THAT DIMENSIONS, THE
CONDITIONS OF STRUCTURAL ELEMENTS, AND DETAILED CONDITIONS MAY BE DIFFERENT
FROM THOSE SHOWN ON THESE DRAWINGS.
2. EXISTING STRUCTURAL FRAMING AND LAYOUT IS BASED UPON EXISTING DRAWINGS AS
NOTED BELOW.
PHASE ARCHITECT ISSUE DATE
1 RALPH C. BENDER & ASSOC. INC. 5/8/1986
2 FUSCH - SEROLD & PARTNERS 10/17/1991
3 FUSCH - SEROLD & PARTNERS 10/26/1993
4 NO DRAWINGS AVAILABLE
5 FUSCH - SEROLD & PARTNERS 1/17/1996
6 FUSCH - SEROLD & PARTNERS 1/14/1998
7 FUSCH - SEROLD & PARTNERS 1/11/1999
8 BGO ARCHITECTS 10/3/2000
8A BGO ARCHITECTS 1/28/2002
9 BGO ARCHITECTS 12/15/2003
DEMOLITION
1. ONLY EXISTING CONSTRUCTION THAT PERTAINS TO THE STRUCTURAL SCOPE OF WORK IS
SHOWN ON THESE PLANS. REFER TO ARCHITECTURAL AND DISCIPLINE SPECIFIC DRAWINGS
FOR ADDITIONAL NON-STRUCTURAL ITEMS TO BE DEMOLISHED.
2. DO NOT REMOVE MORE OF THE EXISTING STRUCTURE THAN INDICATED ON THE CONTRACT
DOCUMENTS OR ANY ELEMENTS THAT CONTRIBUTE TO THE STRUCTURAL STABILITY OF THE
EXISTING BUILDING. DO NOT DAMAGE THE REMAINING STRUCTURE OR MATERIALS TO BE
REUSED.
3. THE CONTRACTOR IS RESPONSIBLE FOR REPAIRS TO ANY STRUCTURAL ELEMENTS WHICH ARE
TO REMAIN AND HAVE BEEN DAMAGED DURING THE DEMOLITION PROCESS. THE REPAIRS
SHALL BE AT NO EXPENSE TO THE OWNER. ALL REPAIR WORK SHALL BE DESIGNED BY A
LICENSED PROFESSIONAL ENGINEER AND SUBMITTED FOR REVIEW AND APPROVAL PRIOR TO
COMMENCING REPAIR WORK.
4. DO NOT PERMIT PORTIONS OF THE STRUCTURE TO FALL, OR DEBRIS TO DROP, EXCEPT BY
METHODS WHICH WILL PROTECT AND ENSURE THE INTEGRITY OF THE STRUCTURE.
POST-INSTALLED ANCHORS AND DOWELS
1. ALL POST-INSTALLED ANCHORS SHALL BE TESTED AND QUALIFIED IN ACCORDANCE WITH ACI
AND/OR ICC-ES CRITERIA.
2. MECHANICAL ANCHORS: HILTI PRODUCTS LISTED BELOW SHALL BE CONSIDERED AS BASIS
OF DESIGN, UNO. ADDITIONAL ANCHORS LISTED BELOW MAY BE UTILIZED IF OFFICIALLY
REQUESTED AS A SUBSTITUTION BY THE CONTRACTOR AND APPROVED BY THE ENGINEER
FOR THE SPECIFIC APPLICATIONS. CONTRACTOR SHALL PROVIDE CALCULATIONS THAT
HAVE BEEN SEALED BY ANOTHER LICENSED ENGINEER DEMONSTRATING THAT THE
SUBSTITUTED PRODUCT IS CAPABLE OF MEETING THE PERFORMANCE OF THE SPECIFIED
PRODUCT. QUALIFYING ANCHORS SHALL BE ONE OF THE FOLLOWING:
2.1. SCREW ANCHORS (CONCRETE)
NAME ICC-ES MANUFACTURER
KWIK HUS-EZ, CRC, OR SS ESR-3027 HILTI INC.
TITEN HD ESR-2713 SIMPSON STRONG-TIE CO., INC
SCREW BOLT+ ESR-3889 DEWALT
3. ANCHOR AND DOWEL INSTALLATION REQUIREMENTS
3.1. INSTALL ANCHORS IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS.
3.2. HOLES SHALL BE CLEANED AUTOMATICALLY WITH HILTI SAFESET, SIMPSON SPEED
CLEAN DXS, DEWALT DUST X, OR OIL FREE COMPRESSED AIR AFTER DRILLING.
3.3. PRIOR TO DRILLING HOLES, LOCATE EXISTING REINFORCING STEEL THROUGH SCANNING
OR BY DRILLING 1/4" DIAMETER PILOT HOLES. RELOCATE BOLT HOLES AS REQUIRED TO
AVOID EXISTING REINFORCEMENT.
3.4. ABANDONED HOLES SHALL BE COMPLETELY FILLED WITH ADHESIVE DOWELING
COMPOUND OR 5,000 PSI NON-SHRINK GROUT.
3.5. AT THE TIME OF ANCHOR INSTALLATION, ANY NEW CONCRETE SHALL HAVE A
MINIMUM COMPRESSIVE STRENGTH OF 2500 PSI AND AN AGE OF 21 DAYS.
3.6. ALL POST-INSTALLED ANCHORS SHALL BE INSTALLED BY PERSONNEL TRAINED BY A
MANUFACTURER'S FIELD REPRESENTATIVE FOR EACH PRODUCT TO BE USED. A RECORD
OF TRAINING SHALL BE KEPT ON-SITE AND MADE AVAILABLE TO THE EOR AS
REQUESTED.
WOOD FRAMING
1. GENERAL
1.1. STRUCTURAL PLANS AND DETAILS FOR FRAMING ARE A SCHEMATIC REPRESENTATION
OF THE FRAMING AT VARIOUS LOCATIONS AND CONDITIONS OF THE PROJECT. THE
CONTRACTOR IS RESPONSIBLE FOR PROVIDING ALL FRAMING NECESSARY TO
COMPLETELY FRAME THE PROJECT AND PROVIDE FOR ALL CONDITIONS SHOWN ON THE
ARCHITECTURAL DRAWINGS EVEN THOUGH THEY MAY NOT BE SHOWN ON THE
STRUCTURAL DRAWINGS.
1.2. WOOD MATERIALS TO BE INDIVIDUALLY GRADE MARKED. SPECIES AND GRADES MAY BE
SUBSTITUTED OF EQUAL OR BETTER MATERIAL PROPERTIES THAN THOSE SPECIFIED.
WOOD SPECIES AND GRADE SHALL BE AS FOLLOWS, UNO IN DETAILS OR SCHEDULES:
USAGE SPECIES GRADE
STUDS DOUGLAS FIR-LARCH NO. 2
PLATES SOUTHERN PINE NO. 2
BLOCKING/ BRACING SOUTHERN PINE NO. 3 OR STUD GRADE
POSTS DOUGLAS FIR-LARCH NO. 1
HEADERS SOUTHERN PINE NO. 2
ALL OTHER SOUTHERN PINE NO. 2
1.3. ALL STUD WALL SILL PLATES, NAILERS, AND OTHER MEMBERS IN CONTACT WITH
CONCRETE OR STRUCTURAL MASONRY OR USED IN UNCONDITIONED SPACE SHALL BE
PRESSURE TREATED, WOLMANIZED, OR EQUAL.
1.4. FASTENERS
1.4.1. ALL BOLTS AND LAG SCREWS SHALL HAVE STANDARD WASHERS. ALL ANCHORS
USED IN WOOD-TO-CONCRETE CONNECTIONS SHALL BE HOT DIP GALVANIZED.
1.4.2. ALL SPECIFIED NAILS SHALL BE COMMON NAILS, UNLESS NOTED OTHERWISE.
1.4.3. ALL CONNECTORS SHALL BE MANUFACTURED BY SIMPSON STRONG-TIE
COMPANY INC. (OR APPROVED EQUAL.) NAIL IN ALL NAIL HOLES.
1.4.4. PROVIDE FASTENERS AS SPECIFIED IN THE DETAILS AND FASTENING SCHEDULE.
1.5. ALL WOOD STUD WALLS SHALL BE FULL HEIGHT WITHOUT INTERMEDIATE PLATE LINES
UNLESS DETAILED OTHERWISE. INSTALL BLOCKING AT MID HEIGHT BETWEEN ALL STUDS
IN ALL LOAD BEARING WALLS.
1.6. PROVIDE DOUBLE STUDS AT ALL WALL CORNERS AND ON EACH SIDE OF ALL OPENINGS,
UNO.
1.7. SILL PLATES SHALL BE BOLTED TO THE FOUNDATION AS SPECIFIED ON THE DRAWINGS
WITH A MINIMUM OF 2 BOLTS PER PLATE SEGMENT.
1.8. ALL BEAMS MADE UP OF MULTIPLE 2X MEMBERS SHALL BE SUPPORTED AT EACH END
BY A POST EQUAL TO OR EXCEEDING THE THICKNESS OF THE BEAM. (I.E. (2)2X BEAM
SHALL REQUIRE (2) 2X STUD POST MINIMUM) THE CENTERLINE OF THE BEAM SHALL BE
THE CENTERLINE OF THE SUPPORTING WALL STUDS. CONTRACTOR SHALL PROVIDE
ADEQUATE NUMBER OF STUDS AND BRACING AS REQUIRED FOR ALL FRAMING
PARTICULARLY AT LOCATIONS OF CONCENTRATED LOADS. MULTIPLE 2X MEMBER
BEAMS SHALL NOT BE SPLICED EXCEPT OVER SUPPORTS.
1.9. COLUMNS MADE UP OF MULTIPLE 2X MEMBERS SHALL BE GLUED AND FASTENED TO
ACT AS A UNIT AS FOLLOWS:
1.9.1. (2) 2X - 16d COMMON NAIL @12" ON CENTER
1.9.2. (3) 2X - 20d COMMON NAIL @12" ON CENTER
1.9.3. (4) 2X & OVER - 3/4"Ø BOLTS WITH/ WASHERS EACH FACE @ 12" ON CENTER
1.10.SAWN LUMBER JOISTS
1.10.1. SHALL BE LATERALLY SUPPORTED AT EACH END, AND AT EACH SUPPORT BY
SOLID BLOCKING EXCEPT WHERE THE ENDS OF JOISTS ARE NAILED INTO A
HEADER, BAND OR RIM JOIST, OR TO AN ADJOINING STUD. SOLID BLOCKING
SHALL NOT BE LESS THAN 2" NOMINAL IN THICKNESS AND SHALL MATCH THE
JOIST DEPTH.
1.10.2. WHERE THE DEPTH-TO-THICKNESS RATIO EXCEEDS 6, INSTALL BRIDGING OR
BLOCKING AT INTERVALS NOT EXCEEDING 8'-0".
1.10.3. NOTCHES AT JOIST ENDS SHALL NOT EXCEED 1/4 OF THE JOIST DEPTH. NOTCHES
IN THE TOP OR BOTTOM OF THE JOISTS SHALL NOT EXCEED 1/6 OF THE DEPTH
AND SHALL NOT BE LOCATED IN THE MIDDLE 1/3 OF THE SPAN.
1.10.4. HOLES IN JOISTS SHALL NOT BE CLOSER THAN 2" TO THE TOP OR BOTTOM OF
THE JOIST. THE DIAMETER OF ANY HOLE SHALL NOT EXCEED 1/6 THE JOIST
DEPTH UNLESS APPROVED BY THE ENGINEER.
1.10.5. WHERE REQUIRED, JOIST HANGERS SHALL BE GALVANIZED "U-TYPE". JOIST
HANGERS TO BE A MINIMUM OF 16 GAUGE, APPLICABLE TO CORRESPONDING
SIZE, INCLUDING DOUBLE OR TRIPLE JOISTS.
1.11.MISCELLANEOUS BLOCKING
1.11.1. DRAFTSTOPPING SHALL BE PROVIDED IN BETWEEN FLOORS WHEN APPLICABLE
ACCORDING TO THE INTERNATIONAL BUILDING CODE, SECTION 716.
1.11.2. FIREBLOCKING SHALL BE PROVIDED WITH NON-COMBUSTIBLE MATERIALS IN
THE FOLLOWING LOCATIONS:
1.11.2.1. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING
FURRED SPACES, AT THE CEILING AND FLOOR LEVELS, AND AT 10'-0"
INTERVALS BOTH HORIZONTAL AND VERTICAL.
1.11.2.2. AT ALL INTERCONNECTIONS BETWEEN CONCEALED HORIZONTAL AND
VERTICAL SPACES SUCH AS SOFFITS, DROP CEILINGS, AND COVE
CEILINGS.
2. DECKING & SHEATHING
2.1. WALL SHEATHING
2.1.1. 7/16” APA RATED SHEATHING WITH AN EXPOSURE 1 RATING WITH EXTERIOR
GLUE. PANELS SHALL BE CONTINUOUS OVER TWO OR MORE SPANS WITH THE
LONG DIMENSION ORIENTED PERPENDICULAR TO THE FRAMING MEMBERS.
PANELS SHALL BE ORIENTED WITH THE 8' - 0" DIMENSION VERTICALLY. NAIL
WITH 8d COMMON NAILS AT 6" ON CENTER AT SUPPORTED EDGES AND 12" ON
CENTER AT INTERMEDIATE SUPPORTS. STAGGER JOINTS IN SHEATHING.
STRUCTURAL OBSERVATIONS
1. PERIODIC SITE OBSERVATION BY FIELD REPRESENTATIVES OF KRIEGER, MAINES AND VICARS
CONSULTING ENGINEERS, LLC (KMV) IS SOLELY FOR THE PURPOSE OF DETERMINING THAT
THE PROGRESS AND QUALITY OF WORK ARE PROCEEDING IN GENERAL CONFORMANCE WITH
THE CONTRACT DOCUMENTS. THOSE LIMITED SITE OBSERVATIONS ARE NOT EXHAUSTIVE OR
CONTINUOUS TO CHECK THE QUALITY OR QUANTITY OF WORK, BUT RATHER A PERIODIC
CHECK IN AN EFFORT TO INFORM THE OWNER AGAINST DEFECTS AND DEFICIENCIES IN THE
WORK OF THE CONTRACTOR. IN ADDITION, THEY ARE NOT A SUBSTITUTE FOR SPECIAL
INSPECTIONS AND TESTING PERFORMED BY THE OWNER’S QUALIFIED, INDEPENDENT
TESTING LABORATORY.
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NOTES:
1. ALL NEW EXPOSED BALCONY FRAMING SHALL BE
PRESSURE TREATED.
2. REPLACE ALL FINISHES IN-KIND TO MATCH EXISTING
CONDITIONS (INCLUDING PAINT) AFTER REPAIRS ARE
COMPLETE, UNO.
3. SEE ARCHITECTURAL PLANS FOR WATERPROOFING
DETAILS.
DEMO…
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