bld20150771_Glen St-1.docx
City of Edmonds
TH
121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.edmondswa.gov
PUBLIC WORKS DEPARTMENT
Engineering Division
Plan Review Corrections
Plan Check : Date:
# BLD20150771 August 14, 2015
Project Name/Address:
620 Glen St Rettenmier 4 unit Condo
Contact Person/Address/Fax:
John Rettenmier jsrett@gmail.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 by choosing Permit Assistance:
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 all utilities, traffic control, fencing and restoration. Please use
the King County Site Improvement Bond Quantity Worksheet and utilize the “write-in” sections where
appropriate.
A bond is required to be placed for all erosion control measures and right-of-way improvements. The
amount of the bond will be based on 120% of the City approved estimate. The City will inform you of
the appropriate bond amount after review of the cost estimate. Please obtain the appropriate site
improvement bond forms from the City.
Inspection fees for this project will be calculated at 3.3% of the 120% City approved estimate for on and
off site improvements.
2.Please add note to cover sheet stating “A separate right-of-way construction permit is required for all work
within the city right-of-way.” Please note a ROW permit application with contractor’s signature shall be
provided to the city prior to issuance of civil construction plans.
3.
Provide a Traffic Impact Analysis Worksheet. See Handout E82 for more information.
SHEET C1: SITE PLAN
4.
This plan should show final conditions. Show alley paved full width from property line to property line.
5.
The plan is difficult to read. There are many lines that are the same type and weight so it is hard to figure
out which one is which. It would be helpful to use different line types/weights and/or shading to make the
plan easier to read.
6.
The civil plans and this plan are not consistent. Please revise as needed.
7.
Site Section shows a drop in elevation between the driveway and the sidewalk. There should be a smooth
transition from the driveway edge to the sidewalk.
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8.
BSBL label is shown along the roof outline, please use a directional label or some other way to clearly label
the BSBL line.
9.
Please provide a detail of the light bollards or at minimum call out their dimensions. Please check with
planning to make sure they will be allowed in the setback.
10.
Show trellis on plan.
11.
Mailbox pad as shown is within the sidewalk. Please show in detail that a 5’ of clear passage can be
attained around it. Please note: It appears that other properties on this section of Glen St have their
mailboxes directly behind the sidewalk. Consistency would be preferred if possible. Please contact the Post
Office for an approved location.
12.
Landscape areas at alley and at sidewalk are shaped differently on the Landscape plan compared with the
site plan and the civils. Please revise all plans as needed to provide a consistent design.
13.
The maximum driveway width for a multi-family project is 30’. This plan does is not consistent with the
civil sheets. Please revise plan to show that the driveway has a 30’ width at the property line. The driveway
can widen once on private property.
14.
A landscape strip is required in the center between the two driveways to the property line. Please revise
plan with the landscape strip extending to approximately 8’ from the property line.
15.
Show trash enclosure on plan.
SHEET L1: LANDSCAPE PLAN
16.
Please see comments #10 through #14 above for Sheet C1: Site Plan. Please revise Landscape plan as
needed.
17.
The street tree required for Glen St is a cercidiphyllum japonicum, Katsura, please replace the Greenspire
Linden with this tree. Street trees shall have a minimum 3” caliper with a minimum branching height of 6
feet. Please revise plan and notes to include these requirements.
SHEET 1 OF 5 - ROAD DRAINAGE, WATER AND SEWER PLAN
18.Details callouts are referencing Sheet 5 which is the traffic control plan. Please revise sheet number.
19.Please provide a separate detail of the frontage. Include location of mailboxes (see #10 above), 10’
sidewalks, the driveway cut, sidewalk ramps, sidewalk shift if needed, bollards, trellis, landscape areas and
all other changes to the frontage. Underground utilities do not need to be shown on this detail.
20.Please provide a detail of the light bollards including height and width.
21.Power poles require a 3ft clearance. The area between the trash enclosure and the driveway scales as
approximately 1 ft. It appears that this area could not accommodate the trash enclosure if the pole were to
be moved to the east of the driveway. Please make revisions to show a feasible combination of these
improvements.
22.Call out material and size of existing sewer and water main pipe in the right of way. The GIS map available
on the City website can be used to gather this information by using the “identify” tool.
23.Street trees are shown on the Landscape Plan where they will be required. Please confirm that there will be
no conflicts with other utilities.
24.Please note on plans the distance from the property to the nearest fire hydrant.
25.Show all dry utilities and required utility separation. Please add a note that a minimum of 3’ separation is
required between the dry utilities (power, gas, phone, cable, etc.) and sewer, water, and storm and 5’ from
any City main lines.
26.Please add to plans an Irrigation Note stating “A separate irrigation permit must be obtained from the City
Public Works Department. Prior to final acceptance provide a copy of the backflow test report to the City’s
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Cross-Connection Control Specialist. Test reports can be faxed to 425.744.6057 or e-mailed to
linda.mcmurphy@edmondswa.gov Backflow testing will be required on an annual basis thereafter.”
27.
Drainage:
28.The 12 ft section of detention pipe from CB #4 to CB #2 has a slope of 1.5%. Please reduce to a maximum
of .5% per City of Edmonds standards for Simplified Sizing.
29.Footing drain line shall connect to outfall line on private property. Only one connection from private
property to main shall be proposed. Please revise plans.
30.French drains are considered a Low Impact BMP. Per Table 3 in the City of Edmonds Handout E72b,
Design criteria for all BMPs, a bmp shall not located within 5 feet of property lines and easements. Please
remove or relocate the French drain.
31.Is the sidewalk runoff intended to sheet flow into the French drain? Please revise the plan as needed to
capture the sidewalk runoff and direct to detention system.
Sewer:
32.Please add sewer clean out at building with invert elevation.
33.Call out invert elevation at property line cleanout and at proposed connection at sewer lateral to confirm 2%
slope can be attained.
34.Call out size and material of proposed sewer lateral.
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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