20060706135621.pdfCity of Edmonds
121 5'" AVENUE NORTH - EDMONDS, WA 98020 - (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edrnonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning - Building - Engineering
Plan Review Corrections
Plan Check #: 05-423 Date: October 18, 2005
Project Name/Address: RE -MAX / 21920 76 1h Ave W
Contact Person/Address/Fax: Tony Shapiro /e-mail: tonys@adshapiro.com
Reviewer: Jeanie McConnell Division: Engineering
During review of the subject submittal it was found that the following information, corrections, or
clarifications will need to be addressed:
GENERAL
I . The traffic impact analysis previously approved reflects a gross floor area of 10,839 sf. The plans submitted
indicate a gross floor area of 11, 141 sf. Please revise the traffic mitigation fees accordingly.
2. The project site exceeds 25 pm -peak hour trips and therefore all requirements have been met to require a
traffic study for this project. However, the information that is most needed for this project in determining
accees restrictions (if any) is as follows. Please contact Darrell Smith, Traffic Engineer with any questions
you may have regarding these requirements.
Provide sight distance data.
Provide queing distance for 76 1h Ave North leg — through & left turn — and 220 th West leg, for PM Peak
Hours.
3. There is an existing easement for a rockery located along the south property line, granted to the City of
Edmonds. The City will need to relinquish rights to the easement. Please prepare the appropriate legal
documentation for signature by the Mayor, Gary Haakenson and recording at Snohomish County.
4. Provide a traffic control plan, including haul route. If possible, it would make sense to loop trucks through
the project site entering on 220th (right -in) and exiting on 76 1h Ave (right -out). Place a not on the drawing —
�4only single trucks to be used".
5. Provide a site improvement plan. Parking, sidewalks, striping, dumpster enclosure, bicycle racks etc. all
currently shown on drainage plan and Al. 1.
6. If Al. I is considered to be the site improvement plan, then please provide a copy of Al. I with the civil
drawings as well.
7. Add City Engineer approval block: Approved for Construction
City Engineer Date
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8. Please note that a street disruption fee will be assessed for any street cuts in 220th , as it was recently
overlayed.
DRAINAGE REPORT
1. Please refer to attached checklist and comments noted on the drainage report for plan corrections.
A1.1 — SITE PLAN
1. A 6' high fence is shown around the interior perimeter of the site and up to the property lines at 2201h and
76 th Ave. This fence shall be limited to 3' in height within 10' of the City right-of-way for sight distance
purposes.
2. Provide a detail for the bike rack. Bicycle parking is required at I bicycle for every 12 parking stalls. Show
on civil site improvement plan.
3. Ensure the location of the bike rack will not impede pedestrian travel along the sidewalk, especially when
vehicles are parked.
4. The mailbox in it's current location is not accessible by vehicles. Has this location been approved by the
Post Office? Show on civil site improvement plan.
5. Place bus shelter notes on civil site improvement plan.
Include Community Transit standard detail for the bus shelter.
Provide dimensions on the plan sheet and better detail of the sidewalk and shelter area.
The shelter must not encroach into the required 5' wide sidewalk.
The shelter must be located outside of the curb ramp at the driveway entrance.
A3.1 — BUILDING ELEVATIONS
1. Indicate vehicle clearance between parking lot and cantilevered 2 nd floor on this plan sheet.
C1 — SITE PLAN & VICINITY MAP
1. Revise the General Construction notes:
1. — add — City of Edmonds Standard Specifications
26. — add — . . . and accepted by the City of Edmonds and Owner's representative
2. Cut and Fill Quantities are to be included on the grading plan.
3. Note the staging area shall remain on site.
C2 — EROSION CONTROL PLAN
1. Construction Sequence:
• After note 3, ADD:
• After note 5, ADD:
Review ESC Notes
Identify Dust Control Measures
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2. Catch basin inlet protection — shall have emergency overflow holes in the sock.
3. Label this plan sheet as Grading Plan too or provide a separate grading plan sheet.
Provide bottom of footing elevations.
Indicate grading quantities.
4. Accurately show site topography contours. Label existing and proposed contours.
Surface drainage flows shown on C3 are not consistent with site grading.
There appears to be a proposed contour of 380 near the NW corner of the site, but this contour does not
tie back into an existing 380 contour.
5. Identify potential stockpile location, if one is needed. Downhill slopes of stockpile area shall be surrounded
by filter fabric fence.
6. Add to NOTE at bottom of plan sheet that a separate permit is required for removal of structures and
appurtenances.
7. Show location of temporary chainlink site fencing.
C3 — DRAINAGE PLAN
t . Provide a separate Site Improvement Plan and only show or "bold" drainage related items on the drainage
plan.
2. Move notes to C4 — Sanitary Sewer & Water Plan: Sawcut and patch pavement as required for sewer
connection — and water connection. Add note that 3/4 sack mix CDF is required as trench backfill in 220" &
76th Ave.
3. Revise note that states Sawcut & patch pavement as required for storm drain connection to state 14remove
and replace s/w panel(s), curb & gutter" as required ...
4. Indicate all storm tightline pipe material.
5. Where will drainage from the picnic area flow to?
6. Indicate RIM elevations on control structure and water quality CB on plan view.
7. Storm Drainage Notes:
4. — Clarify use of CDF. CDF shall be used as trench backfill in 76 1h Ave & 220 th S t. Change 2 sack mix to
3/4 sack mix.
8. Catch Basins & Manholes:
5. — add — and Type I catch basins within City right-of-way and all catch basin grates shall be vaned grates.
9. Storm Drain Profile —
The invert elevation provided for the water quality CB is 376.14 and the underdrain IE provided is 376.
Pictorially, the water quality CB invert should be less than that of the underdrain. Please clarify.
Provide an IE for the Type H MH in this profile.
Provide invert elevations for the two, 12" sections of N- 12 connecting the stormtech system to the catch
basin structures.
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SITE IMPROVEMENT PLAN — Need to provide. Review of these items made using sheet C3.
1. Add note: Remove and replace existing sidewalk, curb and gutter as required by City inspector.
2. Add note: Remove existing driveway curb cuts and replace with sidewalk, curb and gutter per City of
Edmonds standards.
3. Driveway entrances shall be per City of Edmonds Standard Detail E2.27, High Traffic Load driveway.
Incorporate this detail into the civil plan sheets and reference the detail & location on this sheet.
4. Provide elevation of pavement at driveway entrances.
5. Type 2 ADA ramps are required at both driveway entrances per City of Edmonds Standard Detail E2.15.
Incorporate this detail into the civil plan sheets and reference the detail & location on this sheet.
6. Clarify "rectangle" markings at intersection. Does this represent crosswalks?
7. Show traffic signal loops at intersection and connection to signal box. Signal loops shall not be disturbed
during construction.
8. Type 4 ADA curb ramp is required at the intersection of 2201h & 76 th Ave per City of Edmonds Standard
Detail E2.17. Truncated domes (detection warning pattern) is required at this intersection. Incorporate this
detail into the civil plan sheets and reference the detail & location on this sheet.
9. Indicate trash enclosure inside dimensions and concrete pad dimensions.
10. Provide top and bottom of wall elevations.
11. Clearly indicate height of wall at the property lines.
12. Show actual (to scale) column supports for 2d story overhang.
13. At the NW corner of the site there is a proposed picnic area. This area is shown to be paved per Al. I and
shown as concrete per C3. Please confirm surface material. Also provide elevations for this area.
14. All notes pertaining to the bus shelter
15. Is proposed curbing within the parking lot to be extruded curb? Provide a detail.
16. Provide bottom of curb elevations.
17. Provide cross slopes in parking area — not to exceed 6%.
18. Dimension parking stalls.
19. A & B Site Sections
0 Dimension stalls and walkway.
C4 — SANITARY SEWER & WATER PLAN
1. Sanitary Sewer Notes:
2. — Add — and to City of Edmonds Standard Specs.
6. — Note 3/4 sack mix CDF is required as trench backfill in 220" St & 76" Ave.
9. — Remove, N/A.
10. — Revise - . . . at the right-of-way/property line and in all concrete or asphalt areas.
11. — Remove, N/A.
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2. Water Notes:
2. — Add — and to Current Edition of WSDOT's Standard and to City of Edmonds Standard Specs.
6. — Remove "and line to the main".
7. — Change "house" to "building".
9. — The Engineering inspection line should be called for inspection and testing. Add a separate note to
contact the Cross Connection Control Specialist at 425-771-0235 for purity testing.
I I. -Change "Public Works Dept." to "Engineering Inspector".
3. Incorporate all standard details noted on this plan sheet into the civil plans and reference the detail location
on this sheet.
4. Provide section view of sanitary sewer and storm crossing in 76th Ave. There appears to be insufficient
vertical clearance.
5. 6" sanitary sewer cleanout required on the sanitary side sewer at the property line with a 12" locking cast
iron larnphole cover, per City standard detail.
6. Revise note: Replace water main with water meter. Also note requirement to abandon water service at
main. Cut service and shut off corp.
7. There is another water meter along the east property line of the SE lot that will also need to be removed and
water service line abandoned. Show this water meter on the plans and add notes for abandonment.
8. Show the location of the backflow assembly on the irrigation line.
9. An RPBA (Reduced Pressure Backflow Assembly) and hot box is required on the private side of the 2"
domestic water meter. Show this requirement on the plans.
10. Verify a 2" water service and meter is required. Can this be reduced to 1 1/2" or I"?
11. The water meters shall be located in the City right-of-way with the backside of the meters at the property
line.
12. The DCDA Vault shall have a traffic bearing (H-30) rated lid with a gutter drain (L.W. Hatch). Gutter drain
shall connect to storm drain system.
13. Show location of PIV (post indicator valve).
14. A hot tap will not be allowed for the fire department connection. Four RSGV (Resiliant Gate Valves) are
required for this cluster of connections.
Note size of existing watermain in 2201h.
Label size and show all RSGV, Tees, reducers, connections, long body coupling, mechanical joints,
thrust blocks, etc.
Refer to Edmonds Standard Details E7.18 and E7.20 and provide a detail showing specific installation
requirements at this location.
C5 — SITE IMPROVEMENT PLAN — please change to title of civil sheet to reflect contents.
1. Flow Control Restrictor:
Ladder steps shall be polypropylene
Show the inlet for the tightline from the building and provide invert elevation.
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0 Orifice size is stated to be 0.52". Minimum allowable orifice size is 5/8"
2'-6" minimum is required from the RIM to the top of the overflow per plan. However, the elevations
provided do not provide for the minimum 2'-6". Please correct.
There has only been .25' of vertical space provided to install the elbow with a 2.62" orifice. How will
this work?
2. Chamber Section (SC-310)
The outlet from stormwater management water quality CB upstream is at elev. 376.14, per sheet C3.
Bottom elevation of SL-3 10 chambers should not exceed that invert. Currently proposed to be 376.50.
C6 — SITE IMPROVEMENT PLAN — please change to title of civil sheet to reflect contents
1. Detail 2 — Typical Plan View — Isolator Row
This states "additional storm tech chambers (not required for this installation)". However, there are
three other chambers in this installation. Please clarify.
2. Detail 3 — Typical Section View — Isolator Row
Inspection port shown in this view. Show location of inspection ports on plans.
How will the stormwater management water quality CB allow for access and maintenance of the isolator
row?
3. Detail 5 —Typical Chamber S stem Plan View (SC-3 10)
0 A header/manifold is not shown. Is one required? How does the flow reach the other chambers?
Please resubmit 3 copies of the revised plans/documents to a Development Services Coordinator. 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.
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