20060706141214.pdfE _3
City of Edmonds
1215" 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 Check #: 05-423
Plan Review Coffections
Date: December 16, 2005
Project Name/Address: RE -MAX / 21920 76 1h Ave W
Contact Person/Address/Fax: Tony Shapiro /e-mail: tonys@adshgpiro.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
1. 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.
o The traffic impact analysis will be revised to reflect a gfa of 11,141 and fees adjusted accordingly.
2. ok
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.
o It is noted the Architect will address this — have not yet received anything.
o Response letter dated 1/20/06 states the rockery easement is being removed by the owner. This is
a City easement and the rights need to be relinquished by the City. The City is still waiting to
receive the appropriate legal documentation.
4. Provide a traffic control plan, including haul route. If possible, it would make sense to loop trucks through
the project site entering on 2201h (right -in) and exiting on 76 th Ave (right -out). Place a not on the drawing —
44only single trucks to be used".
o It is noted this will be provided by the contractor at a later date. This will need to be reviewed by the
City prior to permit issuance.
o Response letter dated 1/20/06 states the excavation contractor will generate the traffic control
plan when the building permit is issued. The building permit will not be issued until the traffic
control plan and haul route have been reviewed and approved by the City.
5. ok
6. ok
7. ok
8. ok
DATE E-MAILED 2/17/06 PAGE OF
DRAINAGE REPORT
1. A
AM — SITE PLAN
1. A
2. A
3. Ensure the location of the bike rack will not impede pedestrian travel along the sidewalk, especially when
vehicles are parked.
o Could not verify — not shown on civils. Did note however, the bike rack proposed at the SW corner of
the building appears to be in conflict with an exit door.
o Response letter dated 1/20/06 states bike rack does not interfere with path, however on this sheet
there is still a bike rack showing at the SW corner of the building which does interfere with the
exit door.
4. A
5. A
AM — BUILDING ELEVATIONS
1. A
LIA & L2.1 — LANDSCAPE PLANS
1. ok
2. DCDA (vault) is not shown on the landscape plan. Presently there are plantings proposed in the area of the
vault.
o Response letter dated 1/20/06 states planting has been removed from above the DCDA, but in
comparing the landscape plan with the utility plan this does not appear to be the case. Please
show the DCDA vault on the landscape plan to avoid any planting conflicts.
3. Irrigation meter and double check assembly (and hotbox) not shown in the location proposed on the civil
sheet C5 — Sanitary Sewer & Water Plan.
o Response letter dated 1/20/06 states irrigation meter placement has been referenced to the Civil
Dwgs. However, the symbol for the double check assembly is still shown on the landscape plan
near the entrance off 220th.
Cl — SITE PLAN & VICINITY MAP
1. A
2. A
3. A
C2 — GRADING & EROSION CONTROL PLAN
1. ok
2. ok
3. ok
4. A
5. A
DATE E-MAILED 2/17/06 PAGE OF
6. ok
7. ok
8. Grading contours are not consistent with finished grade elevations provided on sheet C4 as well as rim
elevations of storm system provided on sheet C3.
o Proposed topography contours now show the site to be graded to an elevation of 382. According
to the civils, the elevation of the sidewalk on 76"' is 380. Provide a x-section through this area and
indicate how the change in elevation will be handled. At a minimum, a 2:1 slope shall be
maintained at back of walk.
C3 — DRAINAGE PLAN
I . ok
2. ok
3. ok
4. ok
5. ok
6. ok
7. ok
8. Catch Basins & Manholes:
4. — add — and Type I catch basins within City right-of-way and all catch basin grates shall be vaned grates.
o Apparently the Type 11 CB's as part of the detention system are to have solid lids and shall not
except surface water runoff. All Type I CB's shall have vaned grates. All Type 11 CB's on -site and
all CB's within the City right-of-way shall be locking.
o This comment is still a bit inconsistent with the requirement for solid lids on the detention
system. Please add the note, "unless otherwise noted". Also reference on the plans at each of
the detention system manhole (2 total) that solid lids are required.
9. ok
10. ok
11. It is noted for the storm tie in on 2201h, the exising water main is to be deflected as required to install the
new CB. Deflection of the watermain will not be allowed to make this configuration work. Pothole this
location so exact clearances are known. If there is insufficient room to place a new CB an alternate solution
will need to be looked at.
o A note regarding potholing has been added to the plans, however please clarify this note to read
... prior to install of any portion of the storm detention system."
o If it is determined, after potholing, that a CB cannot be set in this location revised civils will need
to be submitted to the City for review of any proposed changes prior to the change occurring in
the field. It is to your benefit to resolve any potential conflicts at this point in time so as not to
delay the project during construction. Another option may be to tie into the storm system on
220th.
12. Please add/revise drainage flow arrows to ensure no surface water flows are being directed to the Type 11
SDMH's (detention system). One arrow near the north SDMH appears to be directing flows to this SDMH.
o This flow arrow was not revised.
DATE E-MAILED 2/17/06 PAGE - OF
C4 - SITE IMPROVEMENT PLAN
Ok
C5 — SANITARY SEWER & WATER PLAN
I . ok
2. ok
3. ok
4. Provide section view of sanitary sewer and storm crossing in 76 1h Ave. There appears to be insufficient
vertical clearance.
0 Section view not provided. Response letter states sewer invert is 374.05 & storm invert is 375.87.
Upstream CB has an invert of 375.3 and downstream C13 has invert of 373.8. Therefore 375.87 does
not appear to be accurate. Also, C5 plan sheet calls out sewer invert of 373.59 at this location. A
pothole should be done at this location to verify utility elevations.
o A note regarding potholing has been added to the plans, however please clarify this note to read
... prior to install of any portion of the sanitary sewer system."
5. ok
6. ok
7. ok
8. ok
9. ok
10. Verify a 2" water service and meter is required. Can this be reduced to 1 1/2" or I"?
0 It is noted that Mechanical Engineer will verify size.
o The irrigation line is now shown to have a separate meter and be tapped off the 2" domestic water
service line. Please note the domestic service will need to remain 2" up to the point at which there is a
tee for the irrigation line. After that point the domestic service could be reduced to less than 2" if
possible. It is preferred by the City's Public Works Department that the domestic service and meter be
less than 2" if consumption does not require such.
o The size of the meter is no longer noted on the plans. Show this as a 2" meter until otherwise
determined. At this point, fees will be established based upon a 2" meter.
11. ok
12. ok
13. ok
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 220th.
o Not shown on the plans. Public Works has indicated there are two water mains (1- 6", 1- 12") in
close proximity to each other along 2201h . Both mains are to be shown on the plans.
0 The watermain on the south side of 220t", which is now shown on the plans, is not the main
being referred to here. There is a 12" City watermain on the north side of the street, in close
proximity to the 6" watermain that needs to be shown on this plan. You may contact Scott
Highland, Public Works Water Lead at 425-771-0235 regarding the location of this main.
• Label size and show all RSGV, Tees, reducers, connections, long body coupling, mechanical joints,
thrust blocks, etc.
o Information not provided.
0 Information has been added to the standard detail, however at a minimum the requirement
for RSGV's must be shown on this plan sheet.
DATE E-MAILED 2/17/06 PAGE - OF
15. �Ok
he size of the irrigation meter was deleted from this plan sheet in the last revision. The size of the meter
shall be shown.
o The size of the meter has been shown, however there is also a comment that refers to the
Landscape Plan for sizing of the meter and continuation of the irrigation system. Please delete
the reference to the Landscape Plan for sizing of the meter. The Landscape Plan just refers back
to this plan sheet.
16. ok
17. The section of sewer main that this property will tie into is near the beginning a main run and slower flows
have been experienced in this area. For this reason you will be required to install at a wye at the main in 76'h
Ave instead of a tee. Please make this note on the plans.
o The requirement for a wye has not been noted. The detail and plan view still show as a Tee
connection.
18. ok
C6 — DRAINAGE DETAILS
1. ok
2. ok
C7 — STORMTECH DETAILS
1. ok
2. ok
3. ok
C8 — DRAINAGE DETAILS
1. Installation of filter units will require documentation of a 10-year maintenance agreement prior to approval.
o Documentation has not yet been received.
C9— SANITARY SEWER & WATER DETAILS
Ensure size of fittings shown in detail E7.18 are consistent with what is to be installed per C5 or add a note
that refers back to plan sheet C5 for correct sizing. Currently, this information is not provided on C5.
o Detail E7.18 has been revised to show sizing of fittings, however a 4 x 2 FL fitting is required on
the 2" domestic line and is not shown.
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.
DATE E-MAILED 2/17/06 PAGE — OF