20070789 Magic Toyota Garage.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:
# bld20070789 September 25, 2007
Project Name/Address:
Magic Toyota / 21300 Hwy 99
Contact Person/Address, Fax or E-mail:
Davis Hargrave / davish@lmueller.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.
Storm water Review Comments from Blaine Chesterfield will follow these plan corrections.
GENERAL
1.Please combine civil sheets E1-4 and C1-4 to make one set of civils with one cover sheet and index.
2.Civil plans shall provide a Construction Sequence with the following information:
a.Call Engineering Inspection line 425-771-0220, ext. 1326 to request pre-construction meeting and 24
hours in advance for all inspections.
b.Call for Utility Locates
c.Review ESC notes
d.Flag Clearing Limits
e.Install TESC devices, including CB protection
f.Perform grading activities and provide dust control.
g.Stabilize exposed areas
h.Install utilities
i.Remove TESC devices only after soils are permanently stabilized.
j.other
3.Civil plans shall provide General Notes that include items similar to:
a.Location of utilities are approximate contractor is responsible to determine exact location.
b.Construction shall conform to current edition of the WSDOT standard specs for Municipal Public Works
Construction and City of Edmonds Development Code and standards.
c.Pipe material shall be _______. CB grates shall be locking, vaned grates (or solid or UNO).
d.Compaction shall meet ___________.
e.Stormwater facilities shall be cleaned and flushed prio to final project acceptance.
f.In the event that field conditions differ from information presented in these plans, the contractor shall be
responsible to inform the Engineer prior to continuing construction activity.
DATE E-MAILED 9/26/07 PAGE 1 of 5
g.Etc.
4.The plan sheets (civils and architecturals) are inconsitent in showing the buildings to be demolished. Please
clearly indicate all existing buildings and specify those to be demolished on pertinent plan sheets.
5.Provide an itemized estimate for both on-site and off-site (right-of-way) improvements, including traffic
control. The amount of the bond will be based on 120% of the City approved estimate for the off-site
improvements. The 2.2% inspection fee is based on 120% of the City approved estimate for the entire
project improvements.
6.A permanent easement is required for the storm connection on the property to the south. As noted on the
plans, a construction easement is also required. Please provide copies of the recorded easements to the City.
7.A site development plan shall be provided with the civils. Some of the information noted has been provided
on architectural plan sheet A1.1. The site development plan shall show:
Dumpster enclosure location/dimensions and requirement for concrete pad. Details provided on sheet
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A1.3 should also be provided with the civils.
Parking lot striping (including covered parking). Parking stalls shall be a minimum of 8.5 x 16.5.
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Ensure building columns do not present a conflict in meeting these requirements. Fire lanes shall be
striped per Fire Department requirements. Curbs in front of fire hydrants shall be painted yellow. Etc.
The existing driveway approach on Hwy 99 shall be removed and replaced per City standard detail E2.8
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Curb/Gutter and E2.13 Concrete sidewalk.
The existing driveway approach shall be called out as existing to remain. If the approach is torn out with
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the installation of utilities it shall be replaced per City standard detail E2.27 High Traffic Load
Driveway Access.
Please add a note to the plans: Existing frontage improvements to be removed and replaced as required
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by City inspector.
Job shack location.
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Job site fencing and materials staging.
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Power vault location on private property.
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8.A traffic impact analysis shall be submitted to the City for review and approval. A letter was provided to the
City from Transportation Engineering Northwest, dated July 24, 2007, but is considered to be an incomplete
submittal. Please refer to City handout #E82 Traffic Impact Analysis and complete the worksheet found
within the handout. Items #1 and #7 are required at a minimum.
TRAFFIC CONTROL
1.Please indicate where/when you propose to use the TCP provided for lane closure with flagger control.
2.Revise the single lane closure detail to show 3 south bound lanes.
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3.Show the 212 intersection or provide a distance from the work area to the intersection. Is there enough
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room to place all of the signs south of the 212 intersection? Should warning signs be added to the north
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side of the 212 intersection as well?
4.Confirm that no bus stops exist within the project area.
E1 CLEAR & GRADE COVER SHEET
1.Grading quantities noted on this sheet are not consistent with those provided on Sheet E3. Please revise
accordingly.
2.TESC notes shall be placed on the plans verbatim from the Edmonds Community Development Code
18.30.060.
E2 TESC PLAN
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1.Catch basins shall be protected with filter socks per City standard detail E1.3. Please include detail and
provide reference to within the plans set.
2.The plans show an existing storm system in the property that is to be removed. Please use bold line type to
identify the pipe to be removed and clearly show the limits of removal.
3.Additional straw bales shall be placed where one proposed temporary V Ditch intercepts another just
north of the rock construction entrance.
4.The emergency overflow spillway for the sediment trap shall be piped to the existing CB south of the
property line.
5.It is noted that the existing water meter at the SE corner of the property is to be relocated. Please add a note
that the service for this meter shall be abandoned cut and capped at the main.
6.Please indicate how the trucks hauling for this project will turn around on site. No vehicles shall back out
onto Hwy 99.
7.A separate permit will be required for relocation of the existing sign. Please contact Marie Harrison for
more information.
E4 CLEAR AND GRADE NOTES & DETAILS
1.Include City standard details for TESC:
E1.1 Filter Fabric Fence
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E1.2 Rock Construction Entrance
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E1.3 CB Protection
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C2 GRADING AND STORM DRAINAGE PLAN
1.Please provide additional information with regards to the storm systems shown along the Hwy 99 property
frontage both in the right-of-way and on private property. At what point does the private system connect to
the City storm system?
2.Please show the continuation of utilities beyond the frontage of the property with a break line or other
symbol on the pipe so it is clearly understood the system doesnt end at the CB, MH or valve.
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3.The storm water runoff on the 2 story of the garage and in all open parking areas shall drain to the storm
detention system. The storm water runoff within the covered parking garage shall drain to an oil/water
separator and then connect to the sanitary sewer system as currently shown. Please provide additional notes
within the plan set to ensure storm water flows are being directed to appropriate utility systems.
CBs within the covered parking area shall have solid lids
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A tightline system needs to be shown around the building for connection of the roof drain leaders
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Footing drains shall connect to the outfall of the detention system
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etc.
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4.Is CB #3 being provided as an emergency outlet in case the storm filter system backs up? Please add notes
to the plans clarifying why this additional CB is being installed.
5.Show location of detention vault access lids on this plan sheet.
6.Remove existing site features from this plan that will be demolished/removed from the site (buildings,
utilities, etc).
C3 WATER AND SEWER PLAN
1.As noted in the Fire Department Plan Corrections (#4), the Double Check Detector Assembly (DCDA) and
vault shall be located on private property near the property line/right-of-way line along Hwy 99 frontage.
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2.The size of the DCDA shall be approved by the Fire Department with the Fire Connection permit. The Fire
Connection permit shall be submitted to the City prior to issuance of the building permit.
3.The DCDA vault shall be sized in accordance with City standard details E7.8 and E7.8.1. Please include
and provide reference to these details within the plan set.
4.The connection of the fire line to the City water main (in Hwy 99) shall be per City standard details E7.18
and E7.20. Please include and provide reference to these details within the plan set.
5.As detail E7.18 indicates, a valve cluster will be required at the connection to the City main. The proposed
2 water line shall be installed within the valve cluster as well as any proposed future domestic service for
the main building.
6.Water meters shall be located within the City right-of-way at the property line.
7.The RPBA shall be located immediately after the water meter on private property.
8.Sheet E2 notes relocation of the existing meter at the SE corner of the property. Indicate on this plan sheet
where the meter is being relocated to. Is the existing meter a 2 and can it be reused for the new 2 water
line?
9.The fire line shall be a private system and therefore no easement is required. Please call out as a private
system on the plans.
10.Architectural plan A1.1 shows an existing Fire Hydrant at the SE corner of the property. This hydrant shall
be shown on the civil plans.
11.A1.1 also shows the installation of 3 yard hydrants within the property. The callout for these yard hydrants
also needs to be included with the civil plan set.
12.Include standard detail E7.1 for Fire Hydrant Assembly with the plan set.
13.A minimum 5 separation shall be provided between the water and sewer line at the SE corner of the
building.
14.Indicate required depth for the water system and ensure proper separation between water, sewer and storm
crossings.
15.Please show the continuation of utilities beyond the frontage of the property with a break line or other
symbol on the pipe so it is clearly understood the system doesnt end at the CB, MH or valve.
16.Remove existing site features from this plan that will be demolished/removed from the site (buildings,
utilities, etc).
C4 NOTES AND DETAILS
1.Please revise the RIM elevation in detention vault detail that indicates a RIM of 256.90.
2.Please clean up notes that are overlapping in Section A-A on the right hand side of the detail.
3.The section views provided A, B, C & D do not show the building footing, stem wall, etc. Please revise
accordingly.
4.Trench patching shall be per City standard detail E4.4 Typical Trench Section with ¾ sack Control
Density Fill.
A2.1 FLOOR PLANS
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1.Two trench drains are shown on the 2 level floor plan, but both trench drains are not shown connecting to
CBs. Please revise accordingly.
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2.Show the location of the detention vault and oil/water separator on the 1 level floor plan.
3.Parking stalls shall be a minimum of 8.5 x 16.5, measured from face of column to face of column.
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L-2 IRRIGATION PLAN
1. The irrigation plan shows a 1 ½ mainline for future connection. I assume this to be a stub for a landscape
sprinkler system, but no such line has been shown on the civils. Please revise this plan sheet to show a separate
service line, meter & backflow assembly for the irrigation system. Please also provide this same information on
the water and sewer plan for the civils.
2. The DCDA vault shall be shown on the landscape plan as no plantings will be allowed over the vault.
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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