20061384 303 Walnut Duplex.doc
City of Edmonds
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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:
# bld20061384 February 7, 2007
Project Name/Address:
Gallaugher / 303 Walnut Street
Contact Person/Address/Fax:
Shaun Leiser / fax: 206-533-6038
Reviewer: Jeanie McConnellDivision:Engineering
During review of the above noted application, it was found that the following information, corrections, or
clarifications are needed. Please submit three (3) sets of revised plans with a written response to each of
the items below to a Permit Coordinator. Theresa Umbaugh is your City contact for this project.
City of Edmonds standard details, as referenced throughout these plan corrections, can be obtained on
the City website at www.ci.edmonds.wa.us under the Engineering Division of the Development Services
Department.
General
1.The reduced site plan indicates a curb or something of that nature between the parking pad and garage wall.
This curbing is not shown on sheet C02. Please clarify what this is and show on both plans. If this is in fact
curbing or a wall you will need to provide top and bottom elevations.
2.The walls that extend beyond the face of the garage towards the alley pose a sight distance concern. It is
understood that the access is off an alley and the alley has lower volumes, but there is still a safety concern in
that vehicles backing out of this parking area would impede the travel lane prior to being able to see any
oncoming vehicles. The wing walls should removed to open up the line of sight.
3.What type of landscaping is proposed for this project? Please keep in mind that vegetation at the corner of
Walnut and the Alley is limited to 3’ in mature height. Place a note on the plans to this effect or identify
landscape materials to be used.
4.Please provide a Traffic Impact Analysis worksheet. Refer to handout #E82 available on the City website.
C02 – Site, Grading & TESC Plan
1.Please refer to City standard detail E1.3, for catch basin protection, on the plans.
2.Place a note on the plans that states the existing driveway cut is to be removed and replaced with standard
curb, gutter and sidewalk per City standard details E2.13-sidewalk, E2.8-curb/gutter. Also note on the plans,
the existing driveway cut is to remain in place until a construction entrance is no longer needed.
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3.Place a note on the plans that states existing sections of curb, gutter and sidewalk to be removed and
replaced as required by the City inspector.
4.The mailbox is to be installed a distance of 1’ from the face of curb. Please revise the plans to reflect this
change. Please be sure the mailbox unit is shown to be entirely within the landscape area and does not
impede the sidewalk. Also, reference standard detail E8.7 instead of E8.5 which is for placement of the
mailbox in the sidewalk.
5.Show the location of the power poles on either side of the alley at the Walnut Street intersection.
6.Provide existing and proposed topography contours. Label each.
7.Please provide the lowest bottom of footing elevation for each step in the foundation, if any.
8.The garage elevation on this plan is shown to be 50.00. The reduced site plan indicates an elevation of
48.47. Please revise accordingly.
9.Widen the asphalt surface of the alley to a full 16’ from North property line to South property line. The
driveway can be constructed of concrete on private property.
10.The direction of surface flow and slope of the driveway as shown on the reduced site plan is not correct.
Please revise.
11.With regards to the driveway slope, please keep in mind 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%. The slope of the driveway shall reflect a 14% grade or a request
shall be sumitted in writing to the City Engineer with an explanation as to why the required 14% slope cannot
be achieved.
12.Provide top and bottom of curb elevations. Also, provide sidewalk elevations specifically where the sidewalk
meets the alley as well as where the driveway meets the alley.
13.Revise plan to clearly identify the proposed driveway area, line of floor above, walls that support the floor
above and the proposed parking pad. It seems to be clear on the reduced site plan, but not on this sheet.
C03 – Drainage & Utility Plan
1.Place a note on the plans that states the existing sewer lateral will need to be TV’d by the City’s Public
Works Department to determine the condition of the line and to gain approval to re-use the existing line. If
Public Works determines the existing lateral cannot be reused then you will be required to replace the lateral
from the sewer main to the property line.
2.Show the requirement for a 6” cleanout on the sanitary sewer on the right-of-way side of the property line.
This cleanout shall have a 12” locking CI lamphole cover.
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3.The City has a project to install new water main in Walnut Street that will loop the existing systems on 3
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Ave and 4 Ave. Therefore, please revise the plans to show the water meters at the property line abutting
Walnut Street with connection to the future water main on Walnut Street.
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4.The existing water service from the water main in 3 Ave to the existing meter on 3 Ave will need to be
abandoned, cut and capped at the main. Please note this requirement on the plans.
5.A backflow assembly is required to be located on private property on the irrigation service line. Please show
the location of the backflow assembly on the plans and place a note that a separate Landscape Irrigation
Permit is required from the Public Works Department.
6.Please revise the invert elevations noted for CB#2 to accurately reflect the North i.e. It is currently stated as
East.
7.For your information, the infiltration alternative has not been reviewed. If you prefer the infiltration design
over the detention system design you will need to submit perc test data, calcs, etc. as required for review of
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this type of system. For specific details of what is required for review, please contact Don Fiene, Assistant
City Engineer.
8.The footing drain connection to the storm system is to be located on private property. Please revise the plans
accordingly.
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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