bld20120446 _Ronquillo-2.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
Second Review
Plan Check : Date:
# BLD20120446 August 7, 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. 8/3/12 Done.
2. 8/3/12 Done.
3. 8/3/12 Done. .
4. 8/3/12 Done.
5. 8/3/12 Done.
6. 8/3/12 Done.
7. 8/3/12 Done.
8. 8/3/12 Done. .
The following comments are separated roughly by the corresponding plans noted above.
Geotech Report:
1. 8/3/12 Done. .
2. 8/3/12 Done. .
Site Plan:
1. 8/3/12 Done.
2. 8/3/12 Done. .
3. 8/3/12 Done.
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8/3/12 New Site plan comments
1. If utilities are to be shown on Site Plan then need to be corrected per 8/3/12 comments
2. Please change name of road to Vista Del Mar.
3. Driveway curb cut for the NE driveway is shown at an angle. Cut must be perpendicular to
road and sidewalk. Okay to widen driveway on private property, not within the right of way.
4. Please add standard details for the driveway entrances to the plans. Note on plan that if the
existing driveway cut does not meet City requirements then it shall be replaced.
5. Add gate post location and width of gate door to plans.
Storm/Utility Plan
Please add note on plans “All utilities will be installed underground.” 8/3/12 Not Done.
8/3/12 New Comments
1. All utilities must be shown on this plan.
2. The connection of the roof drains to the plat system is not shown. Please show all connections
to the drainage systems for all impervious surface.
3 Please make changes to the site plan information so all plans are consistent.
4. Note the orifice size for detention system on the plans.
Storm:
1. 8/3/12 Not Done Worksheet was added to Drainage report but incorrectly states that Site is
a Category 1 Small Site. This project will add over 5000sf of impervious surface to the lot
therefore it is a Category 2 Small Site. The design for the detention can be designed using
the sizing guide in this circumstance. Please revise. 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. 8/3/12 Done
3. 8/3/12 Done
4. 8/3/12 Not Done Please lighten topos on this plan for clarity. Final topos would be
sufficient for this plan if that would be possible.
5. 8/3/12 Not Done 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. 8/3/12 Not Done Clearly label existing drainage stub to property. If unable to meet slope
requirements connecting to existing stub, show proposed design. Include all details, rim
and invert elevations, size, material, and length of pipe etc. Rim and invert elevations shall
be provided for all connections of pipe.
7. 8/3/12 Not Done See above. Note size, length and material of all pipe.
8. 8/3/12 Not Done NE driveway not shown on plans. How will driveway runoff be collected
and directed to the storm system? Show on plans.
9. 8/3/12 Not Done Provide elevations for the crossing of storm and sewer in the west
driveway area.
10. 8/3/12 Not Done Label the storm stub out.
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11. 8/3/12 Not Done Label driveways, house, and proposed walkway with area square footage.
12. 8/3/12 Not Done It is not clear on drawing where the deck/porches are covered. Please
indicate the eves line.
13. 8/3/12 Done
14. 8/3/12 Not Done Call out width of northeast driveway and length and width of northwest
driveway.
15. 8/3/12 Not Done Please lighten topos on this plan for clarity.
16. 8/3/12 Done
Water:
17. 8/3/12 Not Done 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. 8/3/12 Not Done Call out size, material and length of water service line.
Sewer
19. 8/3/12 Not Done Show 4”side sewer clean out at house connection.
20. 8/3/12 Not Done Add invert elevations of clean outs at stub and at connection to house.
21. 8/3/12 Not Done Call out length of pipe to verify minimum slope of 2% is achieved.
22. 8/3/12 Not Done Call out size and material of pipe.
TESC/Grading Plan
1. 8/3/12 Done
2. 8/3/12 Not Done Provide erosion control measure standard details with plans consistent
with City of Edmonds standard details.
3. 8/3/12 Not Done . Please add actual notes not reference to report. 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. 8/3/12 Done 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. 8/3/12 Not Done The existing information puts the cut amount at closer to 1500cys. If
there are stepped footings then show each area (sf) of step and the bof for that step so
accurate grading calculations can be confirmed. 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. 8/3/12 Done
2. 8/3/12 Done
3. 8/3/12 Partially Done. Please show the gate posts and the width of the gate doors. Note
distance from gate posts to edge of driveway. If the northeast driveway is proposed then
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please provide a detail including the gate swing area. When fully open, the gate shall not
block the driveway.
4. 8/3/12 Not Done 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. 8/3/12 Done 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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