bld20120446 _Ronquillo-1.docx
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:
# BLD20120446 June 29, 2012
Project Name/Address:
Ronquillo New Single Family Residence 18007 Vista Del Mar Dr
Contact Person/Address/Fax:
Scott scott@ronscotthomes.com
Reviewer: JoAnne ZulaufDivision:Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed. All Handouts and Standard Details referred to in these
comments can be accessed at our website: www.edmondswa.gov :
Please Note: Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
General Plan:
1. Please provide 3 drawings for review as noted under requirements for submittal in the
Single Family Handout #B73: plot plan (site plan), grading/tesc plan and a
stormwater/utility plan. Please provide full size drawings. Please review the requirements
for each plan in the handout under sections 4, 5, and 6.
2. Plans must show full extent of property. Current plans do not show the northwest property
corner.
3. Please label the circle shown between the two driveways and on property line.
4. What appears to be the property line along the north and east side of the property have 5
dark circles along it. One (NW) is labeled side sewer clean out. The rest have no labels.
Please clarify.
5. Please use the same line type for all property lines.
6. Please change the address to 18007 Vista Del Mar Drive. The property owners changed
the name a year or so ago.
7. Show location of gate on all plans.
8. Driveway locations are difficult to see, please revise for clarity.
The following comments are separated roughly by the corresponding plans noted above.
Geotech Report:
1. Please change the address to reflect the change in road name.
2. Please change Seattle to Edmonds in the Introduction.
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Site Plan:
1. Please remove the erosion control from this plan and put on the grading/erosion control plan.
2. Please note the location of the nearest fire hydrant on plan and note the distance between the
property line and the hydrant.
3. Clearly show driveway cuts and outline of driveway to house.
Storm/Utility Plan
Please add note on plans “All utilities will be installed underground.”
Storm:
1. Please complete both sides of the site classification worksheet in the E72 handout. See
the Stormwater Supplement section that applies to the classification of the project (,
available on our website and at the development counter) to review the stormwater
requirements for a Category 2 Small Site.
2. Provide the plat detention system information and show that the system has the capacity to
receive the runoff from the proposed impervious surface for this site.
3. Please remove the tesc information from this plan and any other information that is not
pertaining to storm water or utilities.
4. Please lighten topos on this plan for clarity. Final topos would be sufficient for this plan if
that would be possible.
5. Footing drain discharge cannot be routed to the detention system. Please provide another
discharge point. Please review the Liu and Associates geotechnical report regarding
recommendations for footing drainage (pg17).
6. Rim and invert elevations shall be provided for all connections of pipe.
7. Note size, length and material of all pipe.
8. How will driveway runoff be collected and directed to the storm system? Show on plans.
9. Provide elevations for the crossing of storm and sewer in the west driveway area.
10. Label the storm stub out.
11. Label driveway, house, and proposed walkway with area square footage.
12. It is not clear on drawing where the deck/porches are covered. Please indicate the eves
line.
13. Note proposed slope of driveways. ECDC states that driveways must be equal to or under
14%. If impossible to make a 14% slope due to site conditions, it is possible to request a
waiver up to 20%. This requires a letter addressed to the City Engineer explaining the
circumstances.
14. Call out width of northeast driveway and length and width of northwest driveway.
15. Please lighten topos on this plan for clarity.
16. Show any utilities in the adjacent right of way.
Water:
17. Call out size of water meter and whether “existing” or “proposed”. A new meter may be
necessary if fire sprinkling is required by the Fire Marshall.
18. Call out size, material and length of water service line.
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Sewer
19. Show 4”side sewer clean out at house connection.
20. Add invert elevations of clean outs at stub and at connection to house.
21. Call out length of pipe to verify minimum slope of 2% is achieved.
22. Call out size and material of pipe.
TESC/Grading Plan
1. Grading/TESC plan should show outline of proposed house and outline of driveways,
existing and proposed contours. Please remove proposed utilities
2. Provide erosion control measure standard details with plans consistent with City of
Edmonds standard details.
3. Add note section to plans including geotech recommendations for tesc and grading (pg 7
and 11) and from the Storm Water Supplement for a Category 2 Small Site.
4. Also add the following notes to the plan:
a. All disturbed areas on and off site shall be compost amended to meet requirements
of BMP T5.13 in the Stormwater Manual, Vol V, Chapter 5.
b. Grading, foundation, and utilities shall be constructed between April and October.
5. Add bottom of footing (bof) elevations and slab elevations for structures.
6. Add details for all TESC including all measures noted in the geotechnical report. Details
shall be consistent with City of Edmonds standard details.
Driveway:
1. The driveway information can be included in whichever drawing
2. Please label the driveway cuts as existing or proposed.
3. If the northeast driveway is proposed then please provide a detail including the gate swing
area. When fully open, the gate shall not block the driveway.
4. Provide detail of both driveways. Show that if existing they meet current City of Edmonds
standards. If proposed, add detail to plans and reference at location of driveway.
5. Add note to plan: “Driveway subgrade must adhere to Liu and Associates geotechnical
recommendations” (pg 16).
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.
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