bld20071104, 1106-1117 Edmonds Arbor Court Townhomes.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 Comments
Application : Date:
# bld20071104 and bld20071106-1117 December 18, 2007
Project Name/Address:
Edmonds Arbor Court Townhomes / 23820 Edmonds Way
Contact Person/Address, Fax or E-mail:
Jean Morgan / e-mail: jean@morgan-design.net
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, Permit Coordinator.
City of Edmonds handouts and standard details can be referenced on the City website at
www.ci.edmonds.wa.us, under Development Services Department, Engineering Division.
GENERAL
1.Provide an itemized cost estimate for both on-site and off-site (right-of-way) improvements, including traffic
control.
A bond is required to be placed for all right-of-way improvements. The amount of the bond will be
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based on 120% of the City approved estimate for all right-of-way improvements. The City will inform
you of the appropriate bond amount after review of the cost estimate. Bond forms can be obtained from
Marie Harrison, Permit Coordinator 425-771-0220 or Harrison@ci.edmonds.wa.us
Inspection fees for this project will be calculated at 2.2% of the 120% City approved estimate for all
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improvements.
2.Submit a traffic control and haul route plan for review and approval. Individual plans shall be provided for
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all elements of work to be completed both in 238 and in Edmonds Way.
3.Please find attached the plan review comments from Blaine Chesterfield, Stormwater Engineer.
C1.1 COVER SHEET & GENERAL NOTES
1.Please revise the General Notes as follows:
#16: sentence should read . . . unless otherwise noted.
#27: Is this note complete?
#33: Please also note, traffic control shall be per the approved TCP and to MUTCD standards.
2.Revise the Storm Drainage Notes as follows:
Catch Basins and Manholes #6: Please also note ladder steps shall be polypropylene.
DATE E-MAILED 12/18/07 PAGE 1 of 3
3.Revise the Construction Sequence as follows:
#1: Revise to read something similar to: Schedule pre-construction meeting between owners reps and City
site inspector and call for all required inspection 24 hours in advance. 24 hr inspection line: 425-771-0220,
ext.1326.
ADD after #1: Review ESC Notes
#3: Revise to include installation of catch basin protection.
#11: Revise to read: . . . have been constructed, entire site has been permanently stabilized and upon
approval from the City Inspector.
4.Add ESC Notes verbatim from the Edmonds Community Development Code 18.30.050.
C2.1 TEMPORARY EROSION CONTROL PLAN
1.Add Notes to this plan sheet: A separate demo permit is required prior to the removal of structures on the
site.
2.Plans note that a yard drain and storm drain line are to be removed back to CB 5153. Please move the label
for CB 5153 as it is currently hidden by the filter fence and clearing limit lines.
3.Revise the note demo all patios and fences to clearly include the demo of the perimeter fence.
C3.1 GRADING, DRAINAGE & STREET IMPROVEMENT PLAN
1.Add a note that states: Remove and replace existing curb, gutter and/or vertical curb and sidewalk as
required by the City inspector.
2.Plan states replace existing asphalt sidewalk, 8 vertical curb to remain. The Site Plan A1.0 states new
concrete sidewalk. Please clarify your intent. Is the new section of walkway proposed to be concrete or
asphalt? The curb shall be replaced to be concrete curb and gutter per City standard detail E2.8.
3.The new driveway entrance shall be constructed per City of Edmonds standard detail E2.27 High traffic
load driveway access. Truncated domes will not be required on the ramps. Please provide reference to and
include this detail within the plan set.
4.The old driveway location shall be removed and replaced to City Standards E2.8 Curb and Gutter and
E2.12 Asphalt walkway or E2.13 Concrete Sidewalk.
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5.Please show the location of the pedestrian curb ramp in the sidewalk at the intersection of 238 St SW and
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Edmonds Way, for crossing 238. The curb ramp shall meet City standards E2.17 or E2.18. Truncated
domes will be required at this intersection ramp.
6.A turnaround shall be provide for the west unit of building #9 and the north unit of building #5.
7.Label fence line type. A separate permit will be required for the fence. Please contact Marie Harrison re:
permit requirements.
8.Include grading quantities on this plan sheet. Quantities should include cut and fill for the site as well as for
the individual foundations.
9.Provide bottom of footing elevations for each step in the individual foundations, if any, so grading quantities
can be verified.
10.Add contour elevation to proposed contour along drive aisle at south side of property. It appears to be 394,
but is not labeled as such.
11.A City storm line runs along portions of the property. Please clearly shown the easement area on this plan.
12.It appears as though all storm water runoff from the driveable surfaces is to run to the storm filters initially
and will flow from here to the detention system. If this is accurate, then it shall be noted that all detention
system structures are to have solid lids. Another option would be to place the storm filters at the outfall of
the detention system, on private property, and allow surface water runoff from the driveable surfaces to enter
the storm detention system directly. Please revise plans accordingly.
DATE E-MAILED 12/18/07 PAGE 2 of 3
13.Provide RIM elevations for the detention system risers located in the drive aisle between buildings #1-4.
14.The spot elevations shown in front of building #1 and #4 are lower than the elevations provided at the center
of the detention system, yet flows are shown to be directed towards the center of the system. This is also
true in areas in front of building #10. Pleae revise accordingly.
15.There are two existing CBs in the existing driveway entrances that dont appear to in use with this project.
However, there are no notes on the drawings that call out for the abandonment of the catch basins. If these
CBs are not to be removed and lines plugged at the CBs in the street, please clarify their intent and show
connection to the City storm system. RIM and invert elevations will also need to be provided.
16.Confirm that all i.e.s into the existing CB at the north corner of the property are at the same elevation.
Please also provide a RIM elevation for this CB.
17.The detention pipe crosses over the water and sewer systems in several locations. I only found one notation
on the plans that verified elevations and a clear crossing. Please confirm clear crossings at all locations.
18.Show the location of the footing drains and point of connection to the storm system. Footing drains shall
bypass the storm detention system.
C4.1 WATER AND SEWER PLAN
1.Please submit 3 copies of the water and sewer plan with signature of approval from Olympic View Water
and Sewer District.
2.It appears as though an existing water meter is shown near the north corner of building #4. Is this a water
meter and will it remain or will the line be abandoned at the main?
3.Please include details pertinent to the fire hydrant installation. 4 storz adapters shall be provided on all
hydrants.
4.Please include details pertinent to the sewer manhole channeling and cleanouts.
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5.Trench backfill in 238 St SW and Edmonds Way shall be ¾ sack mix CDF per City standard detail E4.4.
A1.0 SITE PLAN
1.The site plan shows striping and signage for the project site. Please include a copy of the site plan with the
civils or provide this information on a civil plan sheet. The Fire Lane No Parking shall meet the
requirements established by the Fire Department. Please contact John Westfall, Fire Marshall for more
information.
L1.21 IRRIGATION PLAN & SCHEDULE
1.Please reference detail 21 provided on sheet L1.22.
2.The irrigation system shall be shown entirely on private property unless a separate encroachment permit is
applied for and obtained. Please refer to City handout #E26 for more information on Encroachment Permits.
L1.22 IRRIGATION DETAILS
1.Detail 21: Please confirm with Linda McMurphy, Water Quality Control Specialist, that this configuration
is acceptable. Linda can be reached at 425-771-0220, ext. 1644 or by e-mail at
mcmurphy@ci.edmonds.wa.us
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 12/18/07 PAGE 3 of 3