20070640-20070645 Valhalla Townhomes.pdf
City of Edmonds
TH
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:
# bld20070040-20070645 September 10, 2007
Project Name/Address:
Valhalla / 23004 Edmonds Way
Contact Person/Address, Fax or E-mail:
Erik Bredberg /e-mail: erikb@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
1.Please provide a traffic control and haul route plan. Traffic control shall be shown for work on SR104 as
nd
well as 232.
2.A lot of information has been provided on each plan sheet in bold line type and it is difficult to decipher
individual elements. Please revise plan sheets to show pertinent information in bold and other information
greyed out.
3.In addition to the comments noted here, Stormwater Review Comments from Blaine Chesterfield were e-
mailed August 17, 2007 and still need to be addressed.
th
4.An e-mail was sent to Tony on August 5 stating WSDOT needs to review and approve the channelization
nd
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.
5.Shoring
C0.0 Cover Sheet
1.Please indicate new addresses assigned to the project. For the townhomes they are 23004, 23006, 23008,
23010, 23012, and 23014.
C1.0 Site & Utility Overview
1.The civil sheets shall include a site development plan showing all frontage improvements, including c/g
nd
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
DATE E-MAILED 9/11/07 PAGE 1 of 4
is based off of notes provided on C4.0 Grading Plan, but should be shown on the site development plan
instead.
2.Please reference and include the following details within the plan set:
E2.27 High capacity gutter at access to property
o
E2.8 Curb and gutter
o
E2.13 - Concrete sidewalk or E2.12 Asphalt Walkway. The surrounding area has asphalt walkway
o
nd
which would be acceptable at this location as well. The curb ramp at 232 & SR104 will still need to be
concrete due to the requirement for truncated domes.
E2.16 Type 3 curb ramp
o
nd
3.Two curb ramps are proposed at the NW corner of the intersection of 232 and SR104. The curb ramp
proposed on SR104 should be eliminated as there is not a curb ramp on the opposite side of SR104 to accept
the pedestrians. Due to the skew of the intersection crossing at this location would not be safe. Please
nd
construct only one ramp to allow crossing on 232 only. Pedestrians can cross SR104 from the SW corner
of the intersection.
4.An asphalt ramp sloped no greater than 1:12 shall be constructed at the west end of the new sidewalk on
nd
232. The ramp shall connect the new sidewalk to the existing asphalt road.
5.Please add a note that states existing curb and gutter shall be removed and replaced to City standards as
required by City inspector.
6.Provide a detail showing the exact location of the proposed sidewalk in relation to the existing overhead
sign on SR104. The sidewalk is shown to jog around the sign base towards SR104. It is preferred to keep a
buffer between the sidewalk and SR104 where possible. After a field visit, it has been determined there is
almost 8 between the face of curb and face of the pole. Please revise plans to place the sidewalk adjacent to
the pole.
nd
7.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.
nd
8.A 4 street dedication is proposed along 232 St SW. Please provide a copy of the recorded deed to the
City.
9.Please indicate where Detail 1, provided this sheet, should be applied. I couldnt find reference to it and am
assuming it is for on site paving work. Please clarify.
10.Trench patching in SR104 shall be per standard detail E4.4 which requires 3/4 sack CDF.
11.Please place a note on the drawings that clearly indicates the Mixed Use building is to be constructed under
a separate permit.
nd
12.Is parking still proposed on the upper story of the mixed use, to be accessed from 232? The civil plans do
nd
not reflect a driveway cut along 232.
13.The storm drainage notes identifying storm tightline as for parking surface only or roof drain connect only
as well as the interceptor/infiltration trench notes shall be noted on C5.0 Storm drainage plan.
nd
14.Sheet C3.0 calls out for coordination with the PUD to relocate the existing light pole at 232 and SR104.
The new light pole location shall be shown on the plans. Also, some additional coorination may be required
with the City as I believe this light pole was installed with the fire station signal project.
15.Show the limits of the sewer easement along the northern-most property line. Structures and other utilities
shall not be located within the easement area.
16.Call out the location of the PUD vault to be located on private property.
C3.0 Temporary Erosion & Sedimentation Control Plan
1.Please revise the construction sequence as follows:
#1 REVISE to include: Call for all Engineering inspections 24 hours in advance.
DATE E-MAILED 9/11/07 PAGE 2 of 4
ADD after #7: Install water, sewer and storm utilities.
#11 REVISE: All areas must be permanently stabilized prior to removal of temporary erosion control
measures.
2.All catch basins shall be protected with filter socks per standard detail E1.3, not fabric as stated. Please
revise the plans accordingly.
3.The lines showing chain link fence and filter fabric fence are overlapping each other on the plans. Please
revise to clearly show the placement of both. If possible, please locate the chain link fence gate so as to
allow a vehicle to park out of the SR104 travel way to open and close the gate each day.
4.Please provide a copy of the easement or agreement with the neighbor allowing grading to be performed on
their property.
5.The plans state the shoring is with the architecturals. A building permit application has not yet been
submitted for the mixed use building. Please revise the plans to reflect what will be done in the interim.
nd
Please specifically address how 232 will be stabilized.
6.Please provide reference to the swale detail shown on sheet C3.1
C3.1 Temporary Erosion & Sedimentation Control Details.
1.Detail 2 shall be removed and replaced with City standard detail E1.3 for catch basin protection.
C4.0 and C4.1 Grading Plan
1.Please place notes regarding frontage improvements on C1.0 Site Improvement plan, as requested above.
2.Please provide grading quantities identifying both cut and fill. The amount of grading shall include cut for
the foundation as well.
3.In the detail of Section A-A please label the property line. Proposed retaining wall and stairs are to be
located on private property.
4.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.
5.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.
6.A pavement section detail (noted as 1/C5.1) is provided on sheet C4.1. Please clarify where this detail
nd
applies. The pavement section for widening of 232 should be per City standard detail E-2.1.3 with the
requirement for 2 minimum ACP, 2 5/8 CSTC and 4 1 ¼ CSBC.
C5.0 and C5.1 Storm Drainage Plan
1.The plans note an optional 6 x 12 stormfilter. When will the decision be made if this is to be installed? The
plans shall accurately show what is to be constructed.
2.Provide a detail for construction of the ends of the infiltration facility. Specifically provide detail for the
connection of the pipe from SDMHs #1 and #2 to the infiltration facility.
3.Trash racks should be provided at outfall lines from the bioretention area.
4.Please provide additional details on how the bioretention area is to be constructed.
5.CB #6 Provide an inlet elevation for the TL stub. Also, is the ductile iron pipe required across this
entrance? Is CB #6 intended for collection of storm water runoff?
6.Please clarify plans to show the NE end of the open swale. Where does the storm water flow at this point?
DATE E-MAILED 9/11/07 PAGE 3 of 4
7.The roof drain lines for townhomes A & B are shown connecting to the tightline system for collection of the
parking lot surface only. Please revise accordingly.
8.The storm system has been shown to be extended along the frontage of 232nd, however there is not an
existing up stream system that you are required to pick up. For this reason you will not be required to
ndnd
extend the storm along the entire frontage of 232. CBs shall be placed at the corner of 232 & SR104 to
pick up storm water runoff from the street as required.
nd
9.All new CBs along 232 shall be placed in the new gutter line.
nd
10.The storm water flows off of 232 are being directed to CB#23. Due to the steep slope of this storm system
and roadway, it would be better to shift CB#23 uphill from its proposed location so as to create a more
natural flow from the proposed CB to the existing CB. The angle of the outfall pipe as proposed would not
allow for smooth flows.
nd
11.Please revise the inverts of the existing CB in 232 (the CB in which CB#23 is proposed to connect to). A
S/N invert has been provided, but the existing pipe does not come into the structure at these directions.
12.Please call out pipe size between the two existing CBs at this intersection.
13.An ie IN has been provided for CB#23, but as proposed this CB only has an outfall. Please revise the invert
elevation accordingly.
C5.2 Storm Drainage Profiles
1.The notes on the left side of the profile on the bottom of this page have been cut off. Please revise.
C6.0 and C6.1 Sewer and Water Plan
1.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.
2.C6.0 has not been provided. Please submit to the City for review.
3.All hydrants (existing and proposed) shall have 4 storz adapters.
4.Provide cross sections of water, sewer and storm main crossings.
5.Water meters appear to be shown on private property. Unless you have a special agreement with OVWSD,
water meters shall be located at the property line.
6.Please revise note: Contractor to coordinate with water department OVWSD to relocate ex. hydrant behind
sidewalk.
7.The new hydrant location indicated on the plans is on private property. Please confirm the location with
OVWSD and provide easements as required.
8.Will an irrigation meter be provided? If so, please show the location and the required backflow assembly.
9.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.
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 9/11/07 PAGE 4 of 4