bld20100314-Gold_ENG1.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
PUBLIC WORKS DEPARTMENT
Engineering Division
Plan Review Corrections
Plan Check :Date:
#BLD20100314 June 8, 2010
nd
Project Name/Address:
Gold – 7510 - 162 St SW
Contact Person/Address/Fax:
Robert Hughes –
larslandy@hotmail.com
Jennifer LambertDivision:Engineering
Reviewer:
During review of the subject submittal, it was found that the following information, corrections,
or clarifications would need to be addressed. Our handouts can be found online at the City of
Edmonds web site www.ci.edmonds.wa.us under City Government/Development
Services/Engineering Division.
Please resubmit 3 copies of the revised plans/documents to a Development Services Coordinator. Please
contact me at 425-771-0220 if you have specific questions regarding these plan corrections.
General:
1.Please revise the city approval block to say city engineering division instead of city engineer on all
plans.
2.Prior to issuance of the permit a $50,000.00 performance bond will be required.
Site Plan:
1.No Comments
Grading, TESC & Profiles Plan:
1.Please remove the vacated street from plans (name, dimensions, etc.).
2.Please revise grading quantities of cut/fill to be consistent with the grading calculations.
3.Please remove directional flows from the ‘Grading, TESC & Profiles Plan’ and add to the drainage plan.
Please verify that all surface water runoff will be collected and drained to the storm system.
4.Add a general notes section (example provided).
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5.Please note how the trees located near the city sewer system will be removed (will the stumps remain in
place). We are concerned with the location of the tree and its root system in relation to the sewer system
and potential damage to the sewer main thay may occur from the removal of the tree.
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6.Please note why clearing is occurring within the right of way along 75. We are concerned with slope
stability on the downhill side. Please provide a landscape plan.
7.Please add a haul route plan.
Road, Drainage, & TESC Details Plan:
General:
1.Please remove the vacated street from plans (name, dimensions, etc.).
2.Please revise the sheet title to include ‘Utilities’.
3.Please note on plans what surface material will be used for the driveway.
4.Per City Standard Detail E2.26 the maximum width for a single family residence driveway is 24’.
Please revise plans accordingly. This may require existing asphalt to be removed and/or new asphalt to
be added.
5.Depending on the condition of the existing driveway approach and the end of the project, the approach
may need to be repaved to the property line. Please add a note to the plans indicating such.
Utilities:
1.Please show location of all existing and proposed utilities (water, sewer, storm, gas, power, phone,
cable)
a.Please note that all new utilities must go underground.
2.Please show the 10’ city sewer easement (see attached) located on the west side of the property.
a.It appears that the proposed drainage easement and retaining wall is located within the sewer
easement. Utilities and structures shall not be constructed within the sewer easement. Please
revise plans and proposed easement documentation accordingly.
3.Please show a cleanout located at the edge of sewer easement.
a.Please note on the plans that the cleanout shall be 6” with 12” cast iron locking lamphole cover
(with ½” hexbolts) on city side of the easement.
4.Please show on the plans a cleanout approximately 2’ from the house.
5.Please provide invert elevations at sewer cleanouts.
6.Please note on plans that the water service line will be a minimum of 1” diameter pipe at 160 PSI.
Drainage:
1.Yard basin #1S should be shown as to be installed with this single family residence or greyed out (rim &
invert elevations) and just shown as a stub to adjacent lot. Please revise accordingly.
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2.Please note that the city will require an easement to be established for the city sewer main and city storm
system that exists at the north side of the property prior to final of project. The city will work with you
on establishing this easement for recording.
3.Please add a general note on plans: if rim to invert exceeds 5’ a Type II manhole must be installed.
4.Please show the drains from the retaining wall west of proposed residence connected to the storm
system.
5.Please show the invert elevations for the cleanouts from the retaining walls.
6.Please show how the runoff from the roofs will be directed to the storm system.
7.Please show how the footing drains will be directed to the storm system.
8.Please show the impervious surface calculations on this plan sheet as well as the site plan.
9.The surface water runoff from the driveway must be collected in a private on-site catch basin prior to
discharge of city system. Please revise accordingly.
10.Show a detail of existing city CB located in the driveway. Please clearly show all connections and
depth of catch basin.
11.Please remove directional flows from the ‘Grading, TESC & Profiles Plan’ and add to the drainage plan.
Please verify that all surface water runoff will be collected and drained to the storm system.
12.Based on the information provided, the project is exempt from ECDC 18.30.060 A1 (stormwater
detention/streambank erosion control).
a.However, since the project creates 5,000 sq ft or more of new impervious surface, requirements
2-10 described in ECDC 18.30.060 B must be evaluated for this project. A description of
compliance with each minimum requirement or a rationale for why a requirement doesn’t apply
to this site must be presented.
Traffic Impact Analysis:
Per Chapter 18.82 – Traffic Impact Fees of the Edmonds Community Development Code (ECDC), traffic
impact fees shall be required.
1.OK, requirement satisfied.
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GENERAL NOTES
1. ALL MATERIALS AND WORK SHOWN ON THESE PLANS SHALL CONFORM TO
THE CITY OF EDMONDS STANDARD PLANS AND DETAILS, THE FOLLOWING
SPECIFICATIONS AND CODES, AND ALL OTHER APPLICABLE LOCAL MUNICIPAL,
STATE, AND FEDERAL CODES, RULES AND REGULATIONS:
- CURRENT INTERNATIONAL BUILDING CODE (IBC)
- 2010 WSDOT/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND
MUNICIPAL CONSTRUCTION
- WASHINGTON STATE DEPARTMENT OF ECOLOGY STORMWATER MANAGEMENT
MANUAL FOR THE PUGET SOUND BASIN (CURRENT EDITION)
2. STANDARD PLAN AND TYPE NUMBERS INDICATED ON THESE DRAWINGS
REFER TO CITY OF EDMONDS STANDARD DETAILS, UNLESS NOTED OTHERWISE
3. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOBSITE WHENEVER
CONSTRUCTION IS IN PROGRESS.
4. DEVIATIONS FROM THESE PLANS MUST BE APPROVED BY THE ENGINEER OF
RECORD AND THE LOCAL GOVERNING AUTHORITY.
5. CONTRACTOR SHALL RECORD ALL APPROVED DEVIATIONS FROM THESE
PLANS ON A SET OF "AS-BUILT" DRAWINGS AND SHALL SUMMARIZE ALL AS-
BUILT CONDITIONS ON ONE SET OF REPRODUCIBLE DRAWINGS FOR SUBMITTAL
TO THE OWNER PRIOR PROJECT COMPLETION AND ACCEPTANCE. A SET OF AS-
BUILT DRAWINGS SHALL BE SUBMITTED TO THE CITY OF EDMONDS PRIOR TO
FINAL APPROVAL OF THE BUILDING OCCUPANCY/FINAL PROJECT APPROVAL.
6. ELEVATIONS SHOWN ARE IN FEET. SEE SURVEY FOR BENCHMARK
INFORMATION.
7. THE LOCATIONS OF EXISTING UTILITIES AND SITE FEATURES SHOWN HEREON
HAVE BEEN FURNISHED BY OTHERS BY FIELD SURVEY OR OBTAINED FROM
AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE
ONLY AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF
THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY
LOCATIONS SHOWN AND TO FURTHER DISCOVER AND PROTECT ANY OTHER
UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE
IMPLEMENTATION OF THIS PLAN. CONTRACTOR SHALL VERIFY LOCATION,
DEPTH, SIZE, TYPE AND CONDITION OF EXISTING UTILITY LINES AT CONNECTION
OR CROSSING POINTS BEFORE TRENCHING FOR NEW UTILITIES. ENGINEER
ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS OR ACCURACY OF THE
EXISTING UTILITIES AND SITE FEATURES PRESENTED ON THESE DRAWINGS.
ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF CONFLICTS THAT ARISE.
8. CONTRACTOR SHALL LOCATE AND PROTECT ALL UTILITIES DURING
CONSTRUCTION AND SHALL CONTACT THE UNDERGROUND UTILITIES LOCATION
SERVICE (1-800-424-5555) AT LEAST 48 HOURS PRIOR TO CONSTRUCTION.
9. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE
PROJECT SITE BEFORE STARTING WORK AND SHALL NOTIFY OWNER'S
REPRESENTATIVE OF ANY DISCREPANCIES.
10. PIPE LENGTHS WHERE SHOWN ARE APPROXIMATE AND MAY CHANGE DUE TO
FIELD CONDITIONS.
11. CONTRACTOR SHALL OBTAIN A COPY OF THE GEOTECHNICAL REPORT
(WHERE APPLICABLE) AND SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH
THE CONTENTS THEREOF. ALL SITE WORK SHALL BE PERFORMED IN STRICT
COMPLIANCE WITH THE RECOMMENDATIONS OF THIS REPORT.
12. STRUCTURAL FILL MATERIAL AND PLACEMENT SHALL CONFORM TO THE
RECOMMENDATIONS OF THE PROJECT GEOTECHNICAL REPORT.
13. MANHOLES, CATCH BASINS, UTILITIES AND PAVEMENT SHALL BEAR ON
MEDIUM DENSE TO VERY DENSE NATIVE SOIL OR COMPACTED STRUCTURAL
FILL. IF SOIL IS DISTURBED, SOFT, LOOSE, WET OR IF ORGANIC MATERIAL IS
PRESENT AT SUBGRADE ELEVATION, REMOVE AND REPLACE WITH COMPACTED
STRUCTURAL FILL PER GEOTECHNICAL REPORT.
14. SEE SURVEY AND ARCHITECTURAL DRAWINGS FOR DIMENSIONS AND
LOCATIONS OF BUILDINGS, LANDSCAPED AREAS AND OTHER PROPOSED OR
EXISTING SITE FEATURES.
15. SEE ARCHITECTURAL DRAWINGS FOR PERIMETER FOUNDATION DRAINS.
FOUNDATION DRAINS SHALL BE INDEPENDENT OF OTHER SITE DRAIN LINES AND
SHALL BE TIGHTLINED TO THE STORM DRAIN SYSTEM WHERE INDICATED ON
THE PLANS.
16. ALL REQUIRED STORMWATER FACILITIES MUST BE CONSTRUCTED AND IN
OPERATION PRIOR TO INSTALLATION OF ANY PAVEMENT UNLESS OTHERWISE
APPROVED BY THE ENGINEER.
17. ALL ROOF DRAINS, PERIMETER FOUNDATION DRAINS, CATCH BASINS AND
OTHER EXTERNAL DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE
SYSTEM, UNLESS NOTED OTHERWISE.
18. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS REQUIRED FOR
INSTALLATION OF ALL SITE IMPROVEMENTS INDICATED ON THESE DRAWINGS.
19. AS A MINIMUM REQUIREMENT, ALL DISTURBED AREAS ON AND OFF SITE
SHALL BE RETURNED TO THE EQUIVALENT OF THEIR PRECONSTRUCTION
CONDITION IN ACCORDANCE WITH APPROPRIATE REQUIREMENTS AND
STANDARDS.
20. ALL DISTURBED SOIL AREAS SHALL BE SEEDED OR STABILIZED BY OTHER
ACCEPTABLE METHODS FOR THE PREVENTION OF ON-SITE EROSION AFTER THE
COMPLETION OF CONSTRUCTION. SEE EROSION CONTROL PLANS FOR SPECIFIC
GRADING AND EROSION CONTROL REQUIREMENTS.
21. THE CONTRACTOR SHALL KEEP OFF-SITE STREETS CLEAN AT ALL TIMES BY
SWEEPING. WASHING OF THESE STREETS WILL NOT BE ALLOWED WITHOUT
PRIOR APPROVAL.
22. THIS PROJECT IS NOT A BALANCED EARTHWORK PROJECT. BOTH EXPORT
AND IMPORT OF SOIL AND ROCK MATERIALS ARE REQUIRED.
23. SLOPE OF FINISHED GRADE SHALL BE CONSTANT BETWEEN FINISHED
CONTOURS OR SPOT ELEVATIONS SHOWN.
24. FINISHED GRADE SHALL SLOPE AWAY FROM BUILDING WALLS AT MINIMUM
5% SLOPE FOR A MINIMUM DISTANCE OF 10 FEET.
25. CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL INSTALL AND
MAINTAIN SHORING AND BRACING AS NECESSARY TO PROTECT WORKERS,
EXISTING BUILDINGS, STREETS, WALKWAYS, UTILITIES AND OTHER EXISTING
AND PROPOSED IMPROVEMENTS AND EXCAVATIONS AGAINST LOSS OF GROUND
OR CAVING EMBANKMENTS. CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR
REMOVAL OF SHORING AND BRACING, AS REQUIRED.
26. CONTRACTOR SHALL OBTAIN APPROVAL FROM THE CITY AND FOLLOW CITY
PROCEDURES FOR ALL WATER SERVICE INTERRUPTIONS, HYDRANT SHUTOFFS,
STREET CLOSURES OR OTHER ACCESS RESTRICTIONS. CONTRACTOR SHALL NOT
RELOCATE OR ELIMINATE ANY HYDRANTS WITHOUT FIRST OBTAINING WRITTEN
APPROVAL FROM THE FIRE MARSHAL.
27. COORDINATE AND ARRANGE FOR ALL UTILITY CONNECTIONS, UTILITY
RELOCATIONS AND/OR SERVICE INTERRUPTIONS WITH THE AFFECTED OWNERS
AND APPROPRIATE UTILITY COMPANIES. CONNECTIONS TO EXISTING UTILITIES
SHALL BE MADE ONLY WITH ADVANCE WRITTEN APPROVAL OF THE
AUTHORITIES GOVERNING SAID UTILITIES.
28. EXISTING UTILITY LINES IN SERVICE WHICH ARE DAMAGED DUE TO
CONSTRUCTION WORK SHALL BE REPAIRED AT CONTRACTOR'S EXPENSE AND
INSPECTED AND ACCEPTED BY CITY OF EDMONDS AND OWNER'S
REPRESENTATIVE PRIOR TO BACKFILLING.
29. NEW UTILITY LOCATIONS ARE GENERALLY SHOWN BY DIMENSION, WHERE
NO DIMENSIONS ARE INDICATED, LOCATIONS MAY BE SCALED FROM DRAWINGS.
FIELD ADJUSTMENTS SHALL BE APPROVED BY OWNER'S REPRESENTATIVE AND
CITY.
30. WHERE NEW PIPE CLEARS AN EXISTING OR NEW UTILITY BY 6" OR LESS,
PLACE POLYETHYLENE PLASTIC FOAM AS A CUSHION BETWEEN THE UTILITIES.
31. SEE MECHANICAL DRAWINGS (WHERE APPLICABLE) FOR CONTINUATION OF
SITE UTILITIES WITHIN THE BUILDING.
32. SEE ELECTRICAL DRAWINGS (WHERE APPLICABLE) FOR EXTERIOR
ELECTRICAL WORK.
33. SEE LANDSCAPE DRAWINGS (WHERE APPLICABLE) FOR SITE IRRIGATION
SYSTEM.