20060553 & 20060554 05-446 Emerson-Culver3.doc
City of Edmonds
TH
121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Plan Review Corrections
Application : Date:
# bld20061302 & bld20061303 ( December 20, 2006
bld20060553 & bld20060554)
Project Name/Address:
Emerson & Culver / 7211 & 7217 Mead Bch Road
Contact Person/Address/Fax:
Michael Painter / fax: 425-672-4323
Reviewer: Jeanie McConnellDivision:Engineering
rd
This completes the 3 review from the Engineering Division on this project. During this review it was
noted that some previously addressed plan corrections (noted in original plan corrections dated 10/31/05
and addressed with resubmittal dated 9/25/06) have been omitted from the latest resubmittal dated
12/1/06.
** Review comments noted pertain to both SFR’s – Emerson and Culver – and corrections shall be made
to individual plan sets for 7211 and 7217 Mead Bch Road **
1.10/31/05 - Proposed site topography contours are to be shown on the grading plan. Label both existing and
proposed contours
12/20/06 – Contours are shown, but not labeled as existing and proposed.
2.10/31/05 - Provide bottom of footing elevations for each home on the grading plan. The bottom of footing
elevation will be used to verify gradings quantities. Over 500 cy of grading, on either site, will require SEPA.
10/12/06 – Plans provide a footing drain elevation. Is this the same as the bottom of footing elevation?
Please clarify. Once this information is clarified I will be able to verify grading calcs.
10/12/06 – Plans provide Quantities, which I assume to be grading quantities. There is also no
specification of measurement. Please clarify that these are proposed grading quantities. If the quantities
provided are in cubic yards, then the amount of proposed grading exceeds 500cy and SEPA will be
required. Please contact Meg Gruwell, Planner assigned to this project for additional information
regarding the SEPA process.
12/20/06 – A SEPA packet has been submitted, however the cubic yards of grading noted
understates the amount of grading to be done on site. Using the bottom of footing elevation
provided for each home, I have calculated the cubic yards of grading for both foundations to be
about 900cy. In addition to this, there will be additional cuts made to construct the driveway as
well as for the interceptor drain system.
12/20/06 – It is understood that 12’ trench depths will be required for the interceptor drain
system. Please indicate on the plans how the interceptor system will be constructed and the actual
amount of disturbance required to install the perf pipe at 12’ depths. Actual trench width is
required.
DATE FAXED 12/20/06 4 PAGES
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4.10/31/05 - The proposed contours indicate a driveway slope in excess of 14%. The Edmonds Community
Development Code does not allow for a driveway slope to exceed 14% without first obtaining approval by
the City Engineer. The maximum allowed driveway slope is 20%. Adjust the slope of the driveway to reflect
a 14% grade or submit your request in writing to the City Engineer with an explanation as to why the
required 14% slope cannot be achieved.
10/12/06 – Response comments state a request will be submitted to the City Engineer. I do not find
record of this submittal to date.
10/12/06 – Portions of the driveway, as proposed, exceed 20%. No portion of the driveway shall exceed
20% per ECDC 18.80.060. Please revise proposed grading contours.
12/20/06 – A letter to the City Engineer requesting a waiver for the driveway slope has been
received. The response letter dated 12/1/06 states no portion of the driveway has been designed to
exceed 20 percent. However, the west half of the driveway along the first curve exceeds 20
percent. Prior to gaining approval for a waiver from the City Engineer, it must first be
demonstrated the driveway can be constructed at less than 20% slope.
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6.10/31/05 - Pursuant to Edmonds Community Development Code (ECDC) 18.90 sidewalks are required as a
condition of development approval. Revise the site plan to include 5’ sidewalks along the property frontage
.
The face of curb shall be placed a minimum of 12’ from the road centerline.
10/12/06 – Please revise the sidewalk cross section to reference standard detail E2.8 for curb and gutter,
not vertical curb. Also add reference to standard detail E2.13 for the sidewalk and revise the sidewalk
thickness to be 5 ½” and 6” in the driveway.
12/20/06 – A letter requesting a waiver from the requirement to install sidewalks along the
frontage of the property was received 12/1/06. A determination has been made that sidewalks will
still be required as a condition of approval for the two new single family homes. Please see
attached response letter.
12/20/06 – The requirement to construct sidewalks has been removed from the latest plan set.
Please revise plans accordingly.
12/20/06 – Additional consideration needs to be taken with regards to directing flows from the
wetland to the storm system, to prevent water flow across the new sidewalk.
7.10/31/05 - Show the existing edge of pavement along the property frontage. Mead Bch Rd may need to be
widened to close any gap between the existing street edge and the new curb/gutter.
12/20/06 – Existing edge of pavement is shown on the plans. Additional paving will be required
between the existing edge of pavement and the new curb/gutter.
8.10/31/05 - Indicate the proposed driveway surface material. It appears as though it will be concrete, please
clarify.
12/20/06 – Driveway surface material is not shown.
9.10/31/05 - Show the location of the existing drainage ditch along Mead Bch Rd. You will be required to
culvert the driveways. If 2’ of cover over the pipe cannot be achieved, ductile iron pipe shall be used.
10/12/06 – Ditch line is not clearly indicated and culver with ductile iron pipe is not shown through the
driveway.
12/20/06 – Topo lines in the area of the driveway are not real clear, but it appears as though the
i.e. of the culvert is about 492. Please clarify what finished grade elevation will be to ensure there
is cover over the pipe.
10.10/31/05 - Provide a detail of the rip-rap outfall into the drainage ditch.
DATE FAXED 12/20/06 4 PAGES
12/20/06 – The detail provided shows a rip-rap pad, but does not show placement in a ditch line.
Please provide additional information to clarify the placement of the rip-rap pad in relation to the
ditch line.
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12.10/31/05 - Provide impervious surface calculations. The total new (proposed) impervious area shall include
the roof outline, as well as driveway, patio and walkway impervious surfaces
12/20/06 – Impervious surface calculations need to be shown on the civil sheet with the drainage
information.
12/20/06 - The impervious suface calcs provided do not include the roof outline. The calculations
only take into account the building footprint. Please revise.
13.10/31/05 - Indicate how the driveway surface runoff will be collected and distributed to the drainage
detention system.
10/12/06 – Response letter indicates this is shown, however I do not see additional collection drains,
reference to curbing or flow arrows. Please clarify.
12/20/06 – The drainage calcs provided for each home include a portion of the driveway, but the
strip drain across the driveway ties into one detention system. If each detention system is designed
to accommodate a portion of the driveway surface runoff then two separate drains will be
required and placement of the drains will need to be consistent with the amount of impervious
area to be collected and distributed to the detention system. Also, in looking at the elevations of
the detention system and the topos across the driveway, it appears as though the strip drain can
be located further down the driveway in order to collect the maximum amount of impervious
runoff.
14.10/31/05 - Show the point of connection for the footing drains to the outfall of the storm drainage system.
10/12/06 – Footing drain is shown to outfall to drainage ditch. Please show connection of the footing
drain to the TL on private property.
12/20/06 – Clearly label footing drain and connection point to storm system.
15.10/31/05 - Detention Pipe Detail:
Both detention systems shall have an upstream structure.
12/20/06 – upstream MH is no longer shown in plan view. Also, RIM elevations for all
structures is to be provided.
The orifice shall be a minimum of ¾” in diameter.
The detention pipe shall have a slope of 0.5% to 1%. The elevations provided indicate a flat pipe. Adjust
accordingly.
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17.10/31/05 - Provide inverts and slope information for all storm pipes & interceptor drains.
12/20/06 – i.e.’s are no longer provided.
12/20/06 – For clarification, please specify the length of perf pipe to be installed for each section of
the interceptor system.
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19.10/31/05 - The sanitary sewer lines are shown in two different locations on the plans. Please clarify which
location is accurate.
10’ of separation is to be maintained between water and sewer lines. The redline markings show the
sewer coming to the property line at the same location as the water meters.
At water and sewer crossings, the sewer shall be a minimum of 18” below the water. Provide a section
view of any crossings.
12/20/06 – The sanitary side sewers appeared to be “greyed out” on the plans and the location is
difficult to see.
DATE FAXED 12/20/06 4 PAGES
12/20/06 – It appears as though the side sewers cross other utilities and therefore a cross section
shall be provided. Please also provide invert elevations at the sewer cleanouts.
20.10/31/05 - A 6” cleanout is to be located on the sanitary sewer line at the property line, with a 12” locking CI
lamphole cover.
12/20/06 – The cleanouts at the property lines are no longer shown on the plans.
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24.10/31/05 - Provide easements for the following:
Access – An access easement is required for lot #1 to access the property across lot #2. The easement
shall go from Mead Bch Rd up to and beyond the driveway for lot #1 by 20’. This will provide for an
“on-site” turnaround for lot #1.
Drainage – A drainage easement is required for lot #2 drainage system to tie into lot #1 drainage system.
10/12/06 – Response letter states easements will be provided. Copies of easements are to be provided to
the City of Edmonds prior to permit approval.
12/20/06 – An access easement will also need to be provided across lot #1 for the benefit of lot #2.
It does not appear as though this was included on the easements page.
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Please resubmit 3 copies of the revised plans/documents for each Single Family Residence to a
Development Services Coordinator.
JoAnne Zulauf is your City contact for this project. Please contact me at 425-771-0220 or by e-mail at
mcconnell@ci.edmonds.wa.us if you have specific questions regarding these plan corrections.
DATE FAXED 12/20/06 4 PAGES