bld20110815-Premier_Ortho-E1.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE: November 16, 2011
TO: Jim Wieben
jimw@ddgarchitects.com
FROM: Jeanie McConnell, Engineering Program Manager
RE: Application #: bld20110815
Shell & Core, Civil Improvements
Project: Premier Orthopedic Group –
nd
Project Address: 21401 72 Ave W
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please submit three (3) sets of revised plans/documents
with a written response to each of the items below to Marie Harrison.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
GENERAL
1.Please provide an itemized engineers cost estimate, including units and unit prices, for both on-
site and off-site (right-of-way) improvements, including traffic control. The City prefers use of
the King County Site Improvement Bond Quantity Worksheet.
A bond is required to be placed for all right-of-way improvements. The amount of the bond
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will be 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
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estimate for all improvements.
2.Provide a Construction Sequence within the plan set similar to the example provided on our
website:http://www.edmondswa.gov/services/permits-development/handouts-
forms/engineering-standards.html
3.Where standard details are referenced throughout the plans, please also reference the civil plan
sheet number in which it is located.
4.In past discussions with Community Transit, the City Traffic Engineer had been informed that
the bus stop in front of the subject development will be removed. The timing of this is unclear
and we ask that you please coordinate directly with CT. It may not be necessary to add a
concrete bus pad at this location, etc.
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5.Compaction test reports will be required for all utility trenches within the City right-of-way.
Subgrade shall be compacted to 95% and copies of test reports provided to the City prior to
paving. Please add notes to the plans reflecting such.
STORM DRAINAGE REPORT
The following comments are provided by Jerry Shuster, Stormwater Engineer Program Manager, in
review of the Final Engineering Report (Drainage Calculations) dated September 2011 and
prepared by Robert Long of LSA. Specific questions regarding these comments should be directed
to Jerry by email at shuster@ci.edmonds.wa.us or by phone at 425.771.0220.
1.Page E-3 – The outlet structure is modeled as a notched rectangular weir with a notch height of
zero. Change to a flat weir (no notch).
2.Page 6 of the Geotechnical Report, Appendix H, recommends the vault be designed to withstand
buoyant forces associated with groundwater levels that rise to within 2 feet of the surface. Such
calculations are not included. Please provide.
3.Beginning on page A-1, change page footer from O’Reilly Auto Parts to Premier Orthopedic
Group and please correct the address as well.
A-101 – SITE PLAN
1.Site plan should be revised to show conditions of site post construction. Frontage
improvements will include a 4-foot wide landscape buffer between the street and the 5-foot
wide sidewalk.
2.Please remove notes pertaining to construction of frontage improvements (painting curb,
dimensions of parking and service entry and curb removal).
3.Please add a note that references the civil construction plans for engineering requirements.
A-111 – FIRST FLOOR PLAN
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1.The property frontage along 72
Ave W is shown on this plan, but is not accurate with the
proposed design. Please revise as required to accurately show sidewalk and landscape strip.
2.Detail 2 on Sheet A-102 is referenced along sections of the city sidewalk. Please revise this plan
sheet so that requirements for construction of right-of-way improvements are not shown and the
civil construction plans are referenced instead.
3.Detail 5 is referenced as a typical detail for construction of curb. Vertical curb can be installed
on private plan, but plans shall clearly indicate this.
L-1.0 – LANDSCAPE PLAN
1.Please show location of irrigation meter and required DCVA.
2.Add a note to the plans stating: A separate irrigation permit must be obtained from the City
Public Works Department. Prior to final acceptance provide the City Cross-Connection Control
Specialist with a copy of the backflow test report. Test reports can be faxed to 425.744.6057 or
e-mailed to mcmurphy@ci.edmonds.wa.us Backflow testing will be required on an annual basis
thereafter.
3.Please note that the irrigation system shall be located entirely on private property.
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SHEET C1 – SITE DEVELOPMENT, DRAINAGE AND UTILITY PLAN
4.Please move the drainage and utility information to a separate sheet. It is really difficult to see
some of the improvements along the frontage with this much information on one plan sheet.
5.For clarity, existing features that are “to be removed” could be shown on the grading and
erosion control plan.
6.Add Utility Purveyor information to the site development plan.
7.In the NOTES section, please add:
a.A separate right-of-way construction permit is required for all work within the City
right-of-way. A ROW permit application with contractors signature shall be provided to
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the City. Please note, an application was given to Jeff Still of Pennon on November 14.
8.Please revise the Sheet Index to include the Traffic Control Plan.
9.At each catch basin, callout all inlets/outlets and specify diameter of pipe.
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10.The storm main extension proposed in 72 Ave W at the south end of the project shall be 12”.
Please revise plans accordingly.
11.At the south end of the project, please revise plans to note removal of the existing catch basin
AND the storm run that tees into the storm main running east/west. The note should indicate
removal of the storm line is required unless otherwise directed by the City inspector. With this
note, field changes could be made to address feasibility issues once the actual location of the
storm line is known.
12.Revise CB#3 to state the CB is to be installed in the flow line at the east/west crossing (not at
the pipe tee location).
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Ave, plans indicate “remove CB and
13.At the north end of the project at the existing CB in 72
plug pipe”. Please include additional notes that state the pipe can be plugged and abandoned in
place IF the existing storm crossing is TV’d prior to abandoning the basin and after the electric,
gas and cable borings are complete. If the construction sequence cannot happen in this order
then the pipe shall be removed and plugged at the main.
14.Please clarify what the CB#5 area drain is in the trash access drive. Is it a concrete basin? Is it
driveway rated? Additional info/detail would be great.
15.It does not appear as though footing drains and their connection to the storm system is shown on
the plans. Please note that footing drains shall bypass the detention system. Please revise plans
accordingly.
16.It appears as though the roof drain tightline near the SW corner of the building could be
configured such that the runs of pipe from the north and south could connect directly into CB
#1. This change could allow for better maintenance of the system and cleaner construction.
17.The 6” sewer lateral connection to the City main shall be with a wye instead of a tee. This is
due in part to the proximity of this connection to the dead end of the main.
18.A 6” cleanout with 12” locking CI lamphole cover shall be located at the property line.
Locating the cleanout on the private property side, in the landscaping, would be acceptable.
The cleanout on the exterior of the building could be eliminated if the owner would like to rely
on an interior building cleanout instead.
19.Please note the invert elevation of the sewer pipe at the building and at the main.
20.Plans indicate a separate water meter and tap off the domestic feed for the irrigation system. If
the preference is to have the irrigation system billed separately from the domestic water then a
separate tap off the main will be required. Please note, sewer charges are based off of domestic
water consumption, so having a separate irrigation meter could reduce the sewer charges for the
site. The City doesn’t offer a deduct method for this.
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21.For water services 2” and less, the City will perform the tap on the main. The contractor will be
responsible for trenching, backfill and restoration so coordination of this work is critical. Please
add notes to the plans to reflect this. Public Works Water Division phone number is
425.771.0235.
22.On the domestic water service, immediately after the meter on private property, an RPBA in
hotbox shall be installed. Please reference and incorporate into the plan set standard detail
E7.11.
23.Please also reference and incorporate standard detail E7.6.1 for the 2” water meter & box.
24.The water meters shall be located within the City right-of-way. The water meters could be
located within the 4-foot wide landscape strip between the sidewalk and the street with the
backflow assemblies on private property. Please revise plans accordingly.
25.The City will not permit a wet tap for the 6” fire line connection to the City main. Two in-line
valves shall be installed on the City water main to either side of the 6” fire line connection.
Please reference and incorporate city standard detail E7.18.1. Please also add parts call outs to
the plans for size of valves, fittings, etc.
26.The City has specific policy and procedures to be followed for water outages. Please add notes
that require coordination with the City six weeks in advance of shut down. The contractor will
be required to notify businesses of shut down 4 weeks in advance. Policy and sample water shut
off notice can be found on the City website at:http://www.edmondswa.gov/services/permits-
development/handouts-forms/engineering-standards.html
27.Standard detail E7.19 is referenced on the plans and should be followed for the installation of
the PIV and FDC, however, the connection at the water main should be per standard detail
E7.18.1. Please incorporate detail E7.19 into the plan set and include additional notes as
required.
28.Please add frontage improvement notes to the plans to provide direction on removal of existing
sidewalk, curb & gutter and replacement with new to City standard details – E2.8 and E2.13.
The standard details are referenced sheet C3, so maybe revising the note “see typical road
section on sheet C3” to include something about frontage improvements would address this.
29.Please confirm that construction of the main driveway approach to City standards, versus
WSDOT standards, is the preference of the owner. It would be the preference of the City to
have the approach constructed to WSDOT standards and the sidewalk held at a constant grade
throughout the property frontage.
30.At the curb & gutter connection on the north end of the project, please also note that
coordination with City inspector ahead of setting forms is necessary as design field adjustments
may be required.
31.The new curb ramp on the south end of the project should stay in alignment with sidewalk to the
north. Please reference and incorporate WSDOT standard detail F-40.16-01 for single direction
curb ramps. This detail also shows the landscape buffer.
32.Curb & gutter shall be removed and replaced in area of storm main extension on the south end
of the project. If this can be done without damaging the existing sidewalk then sidewalk
replacement will not be required. If the sidewalk is damaged or if conditions are such that
pouring a new curb against the sidewalk isn’t feasible, then sections of sidewalk may need to be
replaced.
33.Additional pavement patch will be required due to storm work, curb and gutter replacement and
installation of the curb ramp. Please add notes to the plans reflecting this.
34.Removal of the curb ramp on the south side of the driveway (McDonalds entrance) and
replacement to meet ADA standards makes sense at this time. The curb and gutter will need to
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be removed and replaced due to the storm installation and the entrance to this driveway will
need to be repaved and possibly graded some due to the installation of the curb ramp on the
north side of the drive. If the ramp is damaged during construction then replacement to ADA
standards will be required anyways. Please consider incorporating this change into the plan set.
35.On the east side of the building there is a note that indicates removal of existing curbing and
pavement. Please reference Site Plan A-101 and Landscape Plan L-1.0 for restoration
requirements.
SHEET C2 – GRADING AND EROSION CONTROL (SWPPP) PLAN
1.Please move TESC general notes from sheet C4 to this sheet.
2.The SWPPP Legend provides reference to BMP #’s that I don’t recognize. Please reference
City standard details.
3.Please indicate on this plan sheet where materials and equipment will be staged during
construction.
SHEET C3 – ROAD SECTION AND PROFILE
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1.Please revise the 72 Avenue Profile to show 12” PVC storm pipe being installed in the right-
of-way. It appears as though achieving 2-feet of cover over the pipe will not be an issue,
however if it is determined that pipe cover will be less than 2-feet then ductile iron pipe will be
required.
2.Please revise note for CB#3 to state the new CB will be installed in the flow line to intersect the
existing east/west crossing versus at pipe tee location.
3.Revise Frontage Improvement Section A-A to show asphalt depth as match existing with a
minimum depth of 2”. In areas of trench work or where the subgrade is to be rebuilt, detail E2.3
as shown on sheet C5, shall be followed.
SHEET C4 – NOTES AND DETAILS
1.Please revise General Note #26 to also state that the City has specific policy and procedures to
be followed for water outages. Coordination with the City is required six weeks in advance of
shut down. The contractor will be required to notify businesses of shut down 4 weeks in
advance. Policy and sample water shut off notice can be found on the City website at:
http://www.edmondswa.gov/services/permits-development/handouts-forms/engineering-
standards.html
2.Note in the Detention Vault Section Detail that access manholes shall have solid lids.
3.Restrictor/Catch Basin #1 Detail indicates installation of a removable plug. A removable plug
should not be provided unless a shear gate with lift handle will be installed. If there is another
reason for the removable plug, please provide a response indicating such.
SHEET C5 – NOTES AND DETAILS
1.Detail E2.27.2 – Multi-family/Commercial Entrance - If the decision is made to not construct
this style of entrance, please remove it from the plan set. If this style of entrance is constructed,
please note that truncated domes will not be required.
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2.Detail E2.15 – Curb Ramp Type 2 – Please replace this curb ramp with WSDOT standard detail
F-40.16-01. Please note, truncated domes will be required at this location.
SHEET 1 of 1 – TRAFFIC CONTROL PLAN
1.Please provide separate traffic control plans for the various phases of construction to address
utility tie-in’s, frontage improvements, concrete pours on site, materials delivery, etc.
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2.Where lane shifts are proposed, please show the full spectrum of 72 Ave W to ensure 10-foot
minimum lane widths will be maintained.
3.Placement of cones, spacing, taper, etc. shall be included.
4.Sidewalk closure signage shall be provided as appropriate.
5.Coordination with Community Transit will be required for temp or permanent bus stop
relocation.
6.Parking and sidewalk closures in excess of 72-hours shall be approved by the City and
disruption fees will apply. Please clearly state your intent and provide a request in writing for
such closure.
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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