20061214104633.pdfor City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
s9° (425) 771-0220
DATE: December 14, 2006
TO: Amy and Russ Quenn
amyq@lakere.com
FROM: Jenny Readwin, Plans Examne
RE: Plan Check # 2006-1320
Project: Queen Interior Remodel
Project Address: 7515 Braemar Dr.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Please provide site plan (see sample attached) scaled no smaller than 1"=20' on 8 '/2" x 14 or
smaller paper. Per our Addition/Remodel handout this is a minimum submittal requirement even
for interior remodels.
2) Basement movie room has a closet therefore it is considered a sleeping room and must have a
complying egress window. Also gas fired appliances are not permitted in sleeping rooms unless
they are direct vent appliances. Please specify if this room meets these requirements. If not the
closet must be completely removed.
3) Specify if the study window meets the minimum egress requirements of R310 (openable area of
not less than 5.7 sf, minimum clear height opening 24", minimum clear width opening of 20"
and finished sill height not more than 44" above finished floor). If window does not meet these
requirements it must be replaced with a complying window or the closet must be completely
removed.
4) Provide general floor and roof framing plans to verify that all walls being removed are non-
bearing.
5) Provide beam calculation for proposed glu lam beam at the 2nd master bedroom and specify post
side and foundation size supporting beam.
6) Provide beam calculation for 4x8 2nd master bedroom header including point load from new glu
lam beam.
7) Provide stair section detail including handrail, guardrail, stair rise and run, etc.
8) Specify if fire place in basement 2nd master bedroom is gas or wood. If gas unit must be direct
vent. Note on plans.
9) Specify headroom throughout basement area. Code minimum is 7'.
Property Owner Name
Property Address
Tax Account Parcel #
#B57
SAMPLE PLOT PLAN
Scale: 1"=20'
IMPERVIOUS SURFACECALLS (SOLID SURFACES)
Exist. Building Roof Outline: 2200 A. (constr. in 1962)
Existing Covered Porch: 75 A. (constructed in 1962) +104
Existing Driveway: 610 sf. (constructed in 1987)�� +102 /
Existing Patio: 200 sf. (constructed in 1985)
Proposed Addition: 440 sf. O"=
Proposed Garage: 500 sf. 1
Proposed Deck: 90 si: /
HEIGHT CALCS
A = +99'
B = +107'
C = +100'
D = +105'
AVE GRADE = 102.75'
ACTUAL = 123'
MAXIMUM = 127.75'
LOT COVERAGE:
3515 SQ.FT. (26%)
LOT AREA:
13,527 SQYT.
LOT SLOPE: 11%
Line
+9........... / g
=o ,
:nom
_2gr rr ; c r
II
/�Exisfln-,.Rocke—
Prop"
+991
i`
25'-0"
AL
*98
N Fi
0
m
Existing
Existino Residence
Concreje
Patio: 2000 sq.ft.
:
:
:
:
i
:
:
:
:
:
i
:
:
I
I
I
�1 I
L _ _ _ Covered poach
1 ❑ r ❑ a _ � �9$plEtlt31 illy E., IN I
L- _ II
ir7 I I
jC � t „ � lPooR¢g Elevaflan 'n
f f$ (ifl� {7bZ 5 I
• l 1 r I
/�
I i1s31 Y.
DI
100' • - . leo
I
Existing
t, Asphalt I
1
Driveway co I
I Slope 6%
100
Sidewalk +1
Water Meter
MAIN STREET
0
M
Telephone Pole
ODATUM PT. +1001 — Center of Right -of -Way -
ss Top of SS Manhole Cover
L:uemp)b¢llding5hard¢tshaddiUon)plct.vsd 7104 ATTACHMENT A
L:ITEMPIBUILDINGr1IiAND0UT ICODESIHandouts Webpage\PLOTPLAN 1357.doc
Revised 7104
PLOUSITE PLAN CHECKLIST
❑ Property owner's name, tax account parcel number and street address.
❑ North arrow designation and Scaled 1 "=20'.
❑ Streets, approaches, driveways, sidewalks, alleys, easements (public
and private), paved areas, street dedications and adj acent City right-
of-way (developed or undeveloped). Show dimensions.
❑ Side sewer stub and proposed sewer lines, water meter location, water
service line, gas, cable and phone lines, fire hydrants, telephone poles,
utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams
creeks, ponds, ditches, etc.).
❑ Dimension all buildings and structures (label them existing or
proposed), indicate setback distances, lot area and lot coverage.
❑ Accessory structures and projections; decks, porches, hot tubs, pools,
cantilevered structures, bay windows, chimneys, roof overhangs, eave
lines, breezeways, patios, sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location with typical section detail. (Refer
to separate Rockery and Retaining Wall Handouts #B62 & #B63)
❑ Fences existing and proposed.
❑ Building height calculations, average grade, actual height, maximum
allowed height (See Handout #B41). Datum point and elevation
located off-site (i.e. top of sewer manhole lid, top of fire hydrant, etc.)
and lowest footing elevation.
❑ Elevations at four corners of property lines. Topographic lines at two
foot intervals. Lot slope and driveway slope.
❑ Impervious surface calculations, existing impervious surface (Pre and
Post July 1977) separate from proposed impervious surface.
It is the owner/applicant's responsibility to submit a true and
accurate plot/site plan to the City for review.
LATEMPIBUILDINGIHANDOUT ICODEs1I-Iandouts Webpage\PLOTPLAN B57.doe
Revised 7104