0578_001.pdfRR-!
RYAN RHODES DESIGNS
City of Edmonds Corrections Summary
01/21/2019
Project Address: 10535121h Ave NW
Reviewer: Chuck Miller
Seattle, WA 98177
Submitted by: Christine Greene
Project Number: BLD2018-1405
Ryan Rhodes Designs, Inc.
303 Nickerson St
Seattle, WA 98109
Correction Notice Date December 21, 2018
Corrections 1 ENGINEERING DIVISION
Corrections have been made directly on the plans. The following is a list of how the requested corrections
were individually addressed:
General Plan Review Comments
1. Submit ROW Permit Application form.
4 ROW Permit Application has been submitted with these corrections.
2. Submit Side Sewer Permit Application form.
+ Side Sewer Permit Application form has been submitted with these corrections.
3. Include a City of Engineering Division approval block on all plan sheets.
4 City of Engineering Division approval block has been added to all plan sheets.
4. If LID is to be installed as a requirement for stormwater mitigation, a Stormwater Covenant is required to be
recorded against the property based on the proposed stormwater facilities for the project. Please complete the
covenant, including notarization and any required exhibits and submit to the city. Ensure the stormwater covenant
meets Snohomish County Record Drawing requirements. The document must be complete, but will not be recorded
prior to permit issuance. Prior to construction, final location of facilities are to be verified (by field inspector and asbuifi)
and then the covenant will be recorded
4 No LID facilities are proposed; no covenant should be required.
5. Show all City utilities (water, sewer, and storm) that are adjacent to the site on each plan sheet.
Survey and all other related sheets have been revised to include all required City utilities (just the
water main was missing) adjacent to the site. Please see revised Sheets: G1.0, survey "sheet 1 of 1
C3.00, and C4.00.
6. Consistent with Edmonds Community Development Code 18.80.060, driveway slopes shall not exceed 14% slope.
Please indicate this requirement on the plans.
Driveway slope is already called out as a 3% slope. Please see sheets G1.0 and C4.00. Sheet A2.0
shows the driveway in elevation as well.
303 NICKERSON ST SEAME WA 98134 206.6321818 RYANRHODESDESIGNS.COM
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RYAN RHODES DESIGNS
7. Per Snohomish County, it appears that the property adjacent to the south property line is City right-of-way.
a.) No retaining walls may be permitted within the right-of-way.
b.) At the location of the walkway and driveway, the area between the edge of asphalt and the property line shall be
asphalt. Once on private property the driveway/walkway may be any hard surface,
c.) Please revise the plans accordingly.
d.) If you find documentation that states the property to the south is not City right-of-way, please provide the
information to the City.
4 a.) The retaining wall bordering the walkway has been removed closer to the South property line. The
one bordering the driveway needs to stay to help the transition of asphalt to permeable pavers and
for drainage. It acts as a retaining wall to the driveway as needed and will become a curb closer to
the property line. Looking at Google Street View, it looks like the residence at 938 Glen St. has a
'curb' similar to what I'm referring to. Note has been added to site plan, "No retaining walls are
permitted in the R.O.W. Retaining wall is to become a curb here." Please see Sheets G1.0 and A0.3.
Please see Sheet A2.0 East Elevation for elevation view.
4 b.) OK. Made changes to site plan showing asphalt where entry path and driveway are within ROW.
Please see revised sheets G1.0, C3.00 and C4.00.
4 c.) Please see above.
d.) The parcel directly south of the South property line of 923 Glen St. is in fact owned by the City of
Edmonds. The surveyor was unable to read the microfiche to attain the parcel number, however a
note that that portion of the right-of-way is owned by the city has been added to the site plan. Please
see revised Sheet G1.0.
& Show all private and City easements (if applicable) within the plan sets. Note AFN's for existing easements and/or
recording documents for proposed easements as applicable.
4 The parcel directly south of the South property line of 923 Glen St. is owned by the City of Edmonds.
It is not part of our property as is mentioned in our parcel's legal description. Unfortunately, the
Parcel No. of this 10 ft portion of right-of-way was not available to the surveyor. It was originally
intended to be part of the road when the plat was created. The portion of property to the south of the
10 foot sliver of right-of-way is owned by Robert Grimm; Parcel No. 0005489-000.008.08, created with
the purpose to serve as an ingress and egress easement, recorded on March 21,1963. Recording
No.:1599776. Please see revised Sheet G1.0.
9. Consistent with ECDC 17.60,040, parking of vehicles and improved parking surfaces is limited as follows: In a front
yard (front yard setback area), up to four motor vehicles, provided that the vehicle is on a driveway or other improved
parking surface. The improved surface in the front yard shall not exceed 50 percent of the required front yard area and
the driveway for a two -car garage shall not be wider than 24 feet and for a three -car garage shall not be wider than 30
feet, unless otherwise approved by the city engineer for public safety purposes. Please revise the plans as needed to
meet this requirement as well as noting this requirement on the plans.
+ The front yard (excluding the 10 ft side yards to south property line) is roughly 2420 sf. The driveway
and turn around area is roughly 580 sf. The driveway and turn around area is therefore much less
than 50% of the required front yard area. The driveway is 12 ft wide and that is a single -car garage.
"Turn -Around Area" has been noted at the turn around area. Also noted: "no more than 4 vehicles
shall be parked outdoors in the front yard". Please see Sheet G1.0.
10. Show the proposed bollards for utility pole relocation.
+ Utility pole relocation and proposed bollards have been shown. Please see site plan @ Sheet G1.0.
303 NICKERSON ST I SEATTLE WA 98134 1 206.632.1818 1 RYANRHODESDESIGNS.COM
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RYAN RHODES DESIGNS
11. Utility patches shall be combined and full width or half width overlay will be required depending on the extent of
disturbance. Where utility patches fall entirely within one travel lane, the overlay shall extend to the centerline of
roadway. Where utility patches extend into both travel lanes then a full width overlay is required.
4 Please see Civil Engineer's correction response letter.
12. Please note: additional comments not included in this review may be produced after reviewing the next submittal.
4 OK.
Sheet C1.00 — Cover & Index
1. Provide Utility Purveyor information.
4 Please see Civil Engineer's correction response letter.
Sheet C1.01— Notes
1. City of Edmonds General Notes:
a. #1—Change 2016 to 2018
4 Please see Civil Engineer's correction response letter.
Sheet 1 of 1 —Topographic Survey
No Comments
Sheet 2.00 — Demolition and TESC Plan
TESC
1. Please show and add a note to the plans that filter socks will be added to any catch basins downstream from the
construction site. Incorporate and reference City standard detail ER-902.
4 Please see Civil Engineer's correction response letter.
2. Please provide the location of the temporary stockpile. Add a note that the stockpile is to be covered within 24 hours.
4 Please see Civil Engineer's correction response letter.
3. Add note: Install and maintain all TESC measures according to approved plans, City of Edmonds standard details,
and all other measures that may be required during construction.
4 Please see Civil Engineer's correction response letter.
DEMO
1. Show the existing side sewer being cut and capped at the property line. (Per the plans, the existing sewer is not
being proposed to be re -used).
4 Please see Civil Engineer's correction response letter.
2. Add a note that an AVB to be installed on the waterline (where it is cut and the meter).
4 Please see Civil Engineer's correction response letter.
303 NICKERSON ST I SEAME WA 981341206.632.18181 RYANRHODESDESIGNS.COM
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RYAN RHODES DESIGNS
*'*Please combined sheets C3.00 and C4.00. This will help with identifying any utility conflicts, final restoration
limits, etc.***
+ Please see Civil Engineer's correction response letter.
Sheet C3.00 — Utility Plan
General
1. The proposed contours elevations do not appear to accurately correlate to existing contours. Please revise
accordingly.
4 Sheets C3.00 and C4.00 have been updatedirevised to show correct contour elevations. Site plan on
Sheet G1.0 has also been revised to show updated contours without retained area in front yard
setback.
Water
1. Show the City water main.
+ City water main has been added to plan set. Please see revised sheets: G1.0, survey "Sheet 1 of 1",
C3.00, and C4.00.
2. Per the building department the fixtures proposed for this structure require a 1 n meter. The current meter is a X"
meter. Typically the water service line from the waterrnain to the meter will not be the appropriate size and a new tap
will be required. The applicant will be required to pay for the new tap on the main and the new mater. Please revise the
plans to include the following:
a.) Please add a note that a 1 " meter is to be installed
b.) Show the water meter located in the right-of-way, such that the back of the meter is on the property line. The water
meter shall not be located within the driveway.
c.) Show the water line from the main to the meter.
d.) Label the size of line. A fire sprinkler system is required, which typically requires a minimum of 1-112" line.
However, due to the fixture count, please provide documentation that shows the 1-112" service line is adequate to
account for the combination fire and domestic service.
e.) Please label the pipe material and note tracer wire to be installed on the water service line.
f.) Please note the flees for the 1 " meter = $2, 970 (meter and tap on main) + $12, 624 (1" General Facility Charge) -
$908 (credit for existing X" meter paid prior to 2012) = $14, 686
a.) Please see Civil Engineer's correction response letter.
b.) Please see Civil Engineer's correction response letter. Please see revised Sheets 131.0, C3.00, and
C4.00.
c.) Please see Civil Engineer's correction response letter.
d.) Please see Civil Engineer's correction response letter.
e.) Please see Civil Engineer's correction response letter.
f.) OK. Additional cost noted.
3. Show that there is a minimum of 3' of horizontal separation between the water service and dry utilities ft. Power,
phone, gas, cable, etc.). Although this requirement is currently addressed, this comment was added to ensure as
changes are made this requirement is still being met.
4 Comment acknowledged.
4. A minimum of 10' of horizontal separation is required between water and sewer lines. Although this requirement is
cu►mntly addressed, this comment was added to ensure as changes are made this requirement is still being met.
4 Comment acknowledged.
303 NICKERSON ST I SEATTLE WA 981341206.632 1818 1 RYANRHODESDESIGNS COM
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RYAN RHODES DESIGNS
5. Add a note to the plans indicating where the landscape irrigation backfiow assembly will be located (if one is
proposed).
4 No irrigation backfiow assembly is being proposed.
6. Please add a note to the plans that all final restoration shall be completed by the contractor, not the City of
Edmonds.
4 Note has been added to G1.0 as well as sheet C3.00.
Sewer
1. The plans indicate that a 4" cleanout is to be installed on a 6" line. If the line is 6' a 6" cleanout will be need to be
installed. The sewer lateral (from the main to the property line) shall be 60. Once on private property the sewer may
reduce to 4".
2. Show the 6" cleanout at the property line; such that, the cleanout is located entirely within the City right-of-way.
Please add a note that the 6" cleanout at the property line shall have a 12" cast iron lamphole cover with 'W hexbolts
in a concrete collar.
3. Please show the sewer connection at the main as a wye to be installed. It is an option to install the new sewer lateral
where the connection will be core drilled. If you choose to use this option, please show the connection at the sewer
main per City standards and with a Romac Inserta-tee.
4 Please see Civil Engineer's correction response letter.
Dry Utilities
1. Show all dry utilities and required utility separation. Please add a note that a minimum of 3' separation is required
between the dry utilities (power, gas, phone, cable, etc.) and sewer, water, and storm and 5' from any City main
lines.
4 Please see Civil Engineer's correction response letter.
Storm
1. Impervious Areas chart: Provide a breakdown for all the impervious surfaces.
2. Show where the footing drains will discharge to.
3. Show a catch basin being installed at the property line (within private property) where the stone line will change from
pen` pipe to solid pipe.
4. Show where the retaining wall drainage will discharge to.
5. The City does not allow a direct connection to the City storm main. Please show a catch basin being installed at the
connection to the City stormwater main.
6. Provide invert elevations for all pipes at catch basins and manholes. Please note that a minimum of 2' of cover is
required for all pipes located under driveable surfaces and 1' of cover under landscape areas.
7. Please add a note to the plans that if the rim to invert elevation exceeds 5-feet then a type 11 manhole will be
required.
& Clearly identify what areas are landscape and what areas are hard surface/gravel. Please note that gravel is
considered an impeivirn,.s surface, where it may be driven on.
9. Please shown lawn and gravel details on this plan sheet and ensure that the plans are consistent with the
architecturals.
4 Please see Civil Engineer's correction response letter.
303 NICKERSON ST I SEATTLE WA 981341206.632.18181 RYANRHODESDESIGNS.COM