20070263 & 20070264 Legend Estates Condo.pdf
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:
# BLD20070263, BLD20070264 July 20, 2007
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Project Name/Address:
7803/7805 218 ST SW
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Contact Person/Address, Fax or E-mail:
TGB Architects/21911 76 Ave W Suite 210/Phone: 425-778-
1530/Fax: 425-774-7803/e-mail: madams@tgbarchitects.com
Reviewer: Jaime HawkinsDivision:Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed:
GENERAL:
1.Provide Drainage Report/Storm Calculations to be reviewed by the Storm Water Engineer.
2.Fire Connection permit must be submitted prior to issuance of civils.
3.Please revise the civil plan set to follow the layout of sheets as provided below:
COVER SHEET
. (Currently CO1)
1.Remove the storm drain line shown exiting the existing catch basin located in the west driveway. This
line does not exist.
2.Show the 6-in concrete line exiting the existing catch basin located in the west driveway. This line is
heading in the west-northwest direction towards building #4; please provide its invert elevation and its
point of termination at the building.
3.Please show the existing 6-in sewer lateral heading west-northwest off of the private 8-in CP sewer main
located in the east driveway, as-built (provided). This line heads in the west-northwest direction and it
enters building No. 4.
4.Please show the rest of the 8-in CP Sewer Main heading north in the property.
5.Accurately show and provide recording number for Citys storm drainage easement with in the property.
6.Add the word Private to the existing 8-in CP Storm drain line and the existing 8-in CP Sanitary sewer
line, both of which are shown in the east driveway.
7.The dumpster enclosure is existing; please change the text color and lines to gray.
8.Show/label the existing painted road centerline.
DATE FAXED PAGE 1 of 5
9.Label each proposed building with its respective address number.
10.Please revise the SITE ADDRESS number to 7803 and 7805.
TEMPORARY EROSION AND SEDIMENT CONTROL AND GRADING PLAN
(Not provided)
1.Provide a Temporary Erosion and Sediment Control (TESC) and Grading Plan.
2.Include language from ECDC 18.30.050 verbatim, requirements 1 through 6.
3.Include City of Edmonds standard detail E1.1, E1.2, and E1.3
4.Please show existing and proposed contours and elevations, proposed building(s) foot print, bottom of
footing elevation(s), grading quantities and calculations, clearing limits delineation, Temporary
Construction Entrance, Filter Fabric Fence, and label all affected catch basins to be protected with Filter
Sock.
5.Merge demo information from the Demolition Plan (CO7), such as building, mailboxes, and signs into
this sheet.
DRAINAGE AND SITE IMPROVEMENT PLAN
(Currently shown in CO2, RO2 and P1.00)
1.Please combine/merge the proposed drainage information from CO2 and Parking Plan (P1.00) into RO2
and rename to be DRAINAGE & SITE IMPROVEMENT PLAN.
2.Delete the proposed Private Fire Hydrant shown in the Parking Plan and add it to the Utilities Plan.
3.The access to building B between the SE corner of stall 65 and the extruded curb is not wide enough. It
shall be 24-ft wide for two-way traffic. Please dimension the opening from the proposed fence to the
proposed extruded curb.
4.Driveway entrances shall be a minimum 24-ft wide for two-way traffic.
5.You are showing a rockery behind the proposed sidewalk in the east side of the property. Is this a
proposed or existing rockery? If this is a proposed rockery then, it shall be entirely in the private
property. If this is an existing rockery then, add a note to the rockery to be relocated to the private
property line.
6.Relocate the existing power vault to be entirely in the private property.
7.Remove note for Existing Storm System and Existing Storm System Easement shown next to parking
stalls 45(E) and 46(E).
8.Correct the miss spelling for the stalls call out shown next to parking stall 53(E).
9.Remove the public hydrant shown west of the west driveway; the location is not accurate.
10.CB #1: Please remove the words Solid Locking Lid and replace with Locking Vane Grate. Also,
remove the words Per Standard Detail #5-070
11.CB#2: Please remove the words Per Standard Detail #5-090B and replace with Per City of Edmonds
Standard Detail E5.3
12.Show the footing drain line around the buildings and connection point to the outfall side of the detention
system.
13.Adjust existing catch basins to sidewalk grade. Use solid lids. Provide new invert elevations.
DATE FAXED PAGE 2 of 5
14.New catch basins will be required to be installed, at the lowest points of the proposed curb/gutter, and
connect to the existing 12-in CP Storm line. Show the proposed locations of the new catch basins
including rim and invert elevation.
15.Extend the existing Storm System from the existing catch basin in the west driveway to the west
property line. The minimum pipe diameter shall be 12-in with a minimum cover of 2-ft. If the minimum
required cover is not possible, you shall use Ductile Iron Pipe. In addition, a Type 1 or Type 1L will be
required at the west end. Please provide rim and invert elevations.
16.Please show the proposed utilities other than Storm, such as Water and Sewer, in a gray color. Remove
all detail information for these utilities. These utilities are only to identify any conflict that may exist
with the proposed storm, frontage improvement, building footprint, landscape, etc.
17.Sidewalk location, alignment and material. Please move the proposed sidewalk north to be over the
existing storm, not over the water main, so the alignment is consistent with the existing sidewalk/curb-
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ramp at the intersection of 218 ST SW and 76 Ave W. This should put the face of the new curb in
relation to the painted road centerline at about 20-ft north. Please field verify alignment and distance.
18.By moving the proposed sidewalk to the north, the pavement will have to be extended to the new gutter.
Please show the extent of the new pavement area. The base course shall be per City of Edmonds
standards. 2-in Min ACP or Match Existing Thickness (whichever if greater), 2-in of 5/8 CSTC,
4-in of 1-1/4 CSBC, Pavement Compaction of 91% or better, Rice Density, Sub-grade Base, Top
Course Compaction of 95% or better
19.Provide road cross sections.
20.The proposed sidewalk shall be installed per City of Edmonds standard detail E2.13
21.Curb-Ramps shall be installed per City of Edmonds standard detail E2.15
22.Install Multi-Family/Commercial High Traffic Load Driveway Access per City of Edmonds standard
detail E2.27, at each entrance.
23.AC Transition Ramps shown in RO2 shall be ADA compliant. Please revise ramp to have a 1:12 slope
and a minimum 3-ft landing transitioning into the existing pavement.
24.Call out the tree grates dimension. Tree grates to be 4-ft x 4ft.
WATER AND SEWER UTILITY PLAN
(Currently shown in sheet CO2)
1.Please provide a Water and Sewer Utility Plan.
2.Please add the following note to the Fire Line Fire Connection permit approval is required prior to
installation and connection of Fire Line to water main
3.The DCDA is also to be installed per City of Edmonds standard detail E7.20. Provide reference to detail
and sheet location.
4.Install 4-in Storz Adapter to existing fire hydrant per standard detail E7.1. Provide reference to detail and
sheet location.
5.Please call out the pipe material for the proposed Fire, Water and Sewer lines.
6.Water Main tie-in shall be a CUT IN not a WET TAPPING installation.
DATE FAXED PAGE 3 of 5
7.Existing gate valve immediately east of proposed fire hydrant connection shall be replaced with 1- 8
RSGV Gate Valve (MJ X MJ).
8.Fire Hydrant connection call out. Please change FLxMJ to FLxFL and make reference to standard
detail E7.1
9.Fire Line connection call out. Please change the 8x 4 Tee (FLxMJ) to 8x 4 Tee (FLxFL)
10.The 2-in Water Meter Installation call out should read: 8x 2 FLxFL Tee w/ Tapping Gate Valve.
11.Please add the words NEW and RSGV to the proposed in-line valve west of the proposed 2-in water
meters.
12.Install RPBA Hot Box immediately after the 2-in Water Meter per standard detail E7.11
13.Show proposed location of the Irrigation meter and Backflow assembly. Backflow shall be in the private
property immediately after the meter.
14.Please show the proposed private fire hydrant as shown in the Parking Plan. Show how you plan to
connect the hydrant to the Water system.
15.Install a 6-in Sanitary Sewer cleanout on the proposed 6-in sewer line immediately after the connection
to the 8-in CP Sewer Main and at the 45-degree bend. Provide reference to detail E6.4
16.Provide invert elevations and slope for the proposed sidesewers.
17.Provide an 8-in cleanout with locking cast-iron lamp-hole cover on the south side of the property line
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along 218 ST SW.
18.Provide cross section detail showing the vertical separation between the proposed sewer and water.
DETAILS
(Currently shown in C03, C04, C05, C06, and R03)
1.Add City of Edmonds Standard Details as required.
2.Remove City of Edmonds Standard Details E2.07 and 2.12
3.Remove Snohomish County Standard Details 5-090A, 5-090B, 5-120, and 5-190.
4.Please add a note to standard detail E7.18 to state that this detail is a typical configuration.
5.Revise the Downspout To Building Tightline detail. Footing drain shall connect to the out-fall of the
detention system
6.Please combine all standard details in one or two sheets and renumber these sheets to be last.
DEMOLITION PLAN
(Currently C07)
1.Please delete.
EXISTING CONDITIONS
(Currently C08)
1.Please keep as is.
DATE FAXED PAGE 4 of 5
COVER SHEET
(Currently R01)
1.Please delete.
TRAFFIC CONTROL PLAN
(Currently sheet R1.00)
1.Rename this plan to TRAFFIC CONTROL PLAN AND HAUL ROUTE
2.Hauling and deliveries shall be done on private property. Revise the haul route to show the delivery
vehicles entering and leaving the private property.
3.Provide Traffic Control Plans for the installation of the Water Main, curb/gutter and sidewalk, and
paving.
ARCHITECTURAL LANDSCAPE PLAN
(Currently sheet A1.01)
1.Please show the proposed location for the DCDA vault, water meter boxes, fire hydrant, irrigation meter,
and backflow.
2.Please make sure that proposed trees or plants do not create a conflict with the proposed location of any
of the items listed in line item number one.
LANDSCAPE PLAN DETAILS
(Currently sheet A1.10)
3.Please provide details number 2 (Curb at Landscaping) and 6 (Enlarge Plan at New Mailbox Location)
with the civil plan set.
4.Where is detail number 3 (Concrete Paving Joints) being used. Please show/specify on plans.
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 FAXED PAGE 5 of 5