20070640-20070645 Valhalla Townhomes _3_.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
CIVIL Plan Review Corrections
Application : Date:
# bld20070040-20070645 December 5, 2007
Project Name/Address:
Valhalla / 23004 Edmonds Way
Contact Person/Address, Fax or E-mail:
Lesley Brown / lesleyb@adshapiro.com
Reviewer: Jeanie McConnellDivision:Engineering
During review of the above noted application, it was found that the following information, corrections, or
clarifications are needed. Please redline plans or submit three (3) sets of revised plans/documents with a
written response to each of the items below to Marie Harrison.
GENERAL
Review Comments #1 9/10/07
Review Comments #2 12/5/07
Review Comments #3 2/22/08
1.9/10/07 comment - Please provide a traffic control and haul route plan. Traffic control shall be shown for
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work on SR104 as well as 232.
12/5/07 response letter states this will be provided by contractor. To date, City has not received.
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2/22/08 To date, City has not received.
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2.9/10/07 comment - An e-mail was sent to Tony on August 5 stating WSDOT needs to review and approve
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the channelization plan for the proposed changes at the intersection of 232 & SR104. The contact names
provided were: Ramin Pazooki 206-440-4710 or Celine Vogler 206-440-4711. The new lane
configuration/layout for the eastbound approach of this intersection has also not been included with the civil
plan set. The City will need to review this design as well.
12/5/07 City Traffic Engineer has reviewed and finds the proposal acceptable. Please forward to
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WSDOT for review.
2/22/08 Response letter states this is currently under review at WSDOT.
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C1.0 Site & Utility Overview
1.9/10/07 comment - The civil sheets shall include a site development plan showing all frontage
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improvements, including c/g placement on 232 and road widening, striping requirements, drive aisle
widths, parking stall dimensions, striping requirements, signage, mailbox location, etc. Some of the
information or revisions requested below is based off of notes provided on C4.0 Grading Plan, but should
be shown on the site development plan instead.
DATE E-MAILED 12/6/07 PAGE 1 of 3
12/5/07 Please include copy of architectural sheet providing this information, with the civil plan set.
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2/22/08 Response letter states this will be submitted by the architect.
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2.9/10/07 comment - An asphalt ramp sloped no greater than 1:12 shall be constructed at the west end of the
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new sidewalk on 232. The ramp shall connect the new sidewalk to the existing asphalt road.
12/5/07 Extruded curb is okay on private property. Curb and gutter on the west side of the driveway
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approach shall follow radius and alignment of sidewalk. A ramp shall be constructed on the west side
per standard detail E2.27. A 1:12 ACP ramp shall be constructed on the west end of the concrete ramp
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and taper back to 232 Street roadway.
2/22/08 Comment not addressed.
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3.9/10/07 coment - The sidewalk at the corner of 232 and SR104 is shown to be constructed partially on
private property. An easement to the City of Edmonds will be required for this portion of the sidewalk.
12/5/07 Response letter states sidewalk/ramp location was revised so as not to be located on private
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property. The plans however still show the sidewalk on private property. Please also note, revisions
were made to the sidewalk location on SR-104 which has now placed portions of it on private property.
An easement will be required.
2/22/08 Easement has been called out on the plans, but a copy of the recorded document has not yet
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been provided to the City.
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4.9/10/07 comment - A 4 street dedication is proposed along 232 St SW. Please provide a copy of the
recorded deed to the City.
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12/5/07 Response letter states this will be provided after WSDOT approval of 232 Street layout.
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Okay, thank you.
2/22/08 City is still awaiting a copy of the recorded document.
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5.Contours have now been shown through the sidewalk and asphalt widening making it difficult to see these
improvement.
C4.0 and C4.1 Grading Plan
1.ok
2.ok
3.9/10/07 comment - The retaining wall along the frontage of the property is shown to be greater than 4 in
height. Please provide a design and calculations stamped by a licensed engineer.
12/5/07 Response letter states this will be included with the buildings. The walls are critical to grading
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and foundation permits. Please provide with this application or revise grading plan.
2/28/08 Response letter states revisions have been made so wall does not exceed 4. Section A-A has
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been revised to reflect this, however the top and bottom of wall elevations provided on this plan sheet
still indicate a retaining wall over 4 height. Please revise the plan accordingly.
4.9/10/07 comment - A 4 wide swale with intermittent sections of ductile iron pipe is shown at the back of
sidewalk. Please provide a detail specific to the construction of the swale. Indicate max slope of walls, base
material and thickness, permanent stabilization requirements and rip rap pad at each ductile inlet and outlet.
12/5/07 Outstanding item. Response letter states the details of this swale can not yet be finalized.
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2/28/08 The detail provided does not provide all of the requested information. Please revise the detail
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accordingly.
C5.0 and C5.1 Storm Drainage Plan
1.ok
DATE E-MAILED 12/6/07 PAGE 2 of 3
2.ok
3.12/5/07 - Please clearly show invert elevations for existing storm system on SR-104 in the vicinity of new
CB #8.
2/28/08 Invert elevations for existing storm are now legible, however the label for CB #8 is no longer
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shown.
4.ok
C5.3 Storm Drainage Note & Details
1. ok
C6.0 and C6.1 Sewer and Water Plan
1.9/10/07 comment - As previously discussed, Olympic View Water and Sewer district is the water and sewer
purveyor for this property. Please submit civil plans to Roger Eberhart at OVWSD for review and approval.
Three copies of the plans with his signature of approval shall be provided to the City of Edmonds.
12/5/07 Response letter states plans are under review with OVWSD. City will await copies of the
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final approved plans.
2/28/08 - City is still awaiting a copy of the of the approved plans. Response letter does not address this
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outstanding item.
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4.9/10/07 comment - Will an irrigation meter be provided? If so, please show the location and the required
backflow assembly.
12/5/07 Response letter states the location will be added.
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2/28/08 Location of irrigation meter and backflow assembly has not been shown.
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5.9/10/07 comment - In the plan review corrections from the Fire Department dated August 16, 2007, it is
stated that the fire connection permit is required to be submitted with the civils. Please show the location of
the required fire line vault on private property and the connection point to the water main in the right-of-
way. This work shall be done in accordance with standard details E7.18 or E7.18.1 and E7.20.
12/5/07 When buildings are not constructed to property line vaults are typically installed within 10 of
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the property line to house the DCDA. As this is OVWSD this may not be a requirement. I will verify
with the Fire Department and OVWSD.
2/28/08 The City has not received a copy of the OVWSD approval to know if this is approved.
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C7.0 Street Improvement Plan
*** 2/28/08 I believe a layer may have been turned off prior to printing this sheet. Standard details
were previsouly called out for driveway approaches, curb & gutter, etc. and are no longer shown. Is this
sheet necessary f this type of information is not going to be shown?
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2.12/5/07 - Please also see comment #2 under C1.0.
2/28/08 You may consider combining C1.0 and this sheet to reduce the number of civil plan sheets.
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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 12/6/07 PAGE 3 of 3