engcomments1.pdfCity of Edmonds
Y 121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Plan Review Corrections
Plan Check #: 05-446 0\5-/4 7 Date: October 31 2005
Project Name/Address: Emerson & Culver 17211 & 7217 Mead Bch Road
Contact Person/Address/Fax: Michael Painter / fax: 425-672-4323
Reviewer: Jeanie McConnell Division: Engineering
During review of the subject submittal it was found that the following information, corrections, or
clarifications will need to be addressed. The comments provided pertain to both SFR's. Corrections
shall be made to individual plan sets for 7211 and 7217 Mead Bch Road.
1. Proposed site topography contours are to be shown on the grading plan. Label both existing and proposed
contours.
2. Provide bottom of footing elevations for each home on the grading plan. The bottom of footing elevation
will be used to verify gradings quantities. Over 500 cy of grading, on either site, will require SEPA.
3. Are there any proposed rockeries or retaining walls on site? If so, show location, provide a detail and
provide top and bottom of wall/rockery elevations on the grading plan.
4. The proposed contours indicate a driveway slope in excess of 14%. The Edmonds Community
Development Code does not allow for a driveway slope to exceed 14% without first obtaining approval by
the City Engineer. The maximum allowed driveway slope is 20%. Adjust the slope of the driveway to
reflect a 14% grade or submit your request in writing to the City Engineer with an explanation as to why the
required 14% slope cannot be achieved.
5. Provide an on-site turnaround for lot 92 (7211 Mead Bch Rd).
6. Pursuant to Edmonds Community Development Code (ECDC) 18.90 sidewalks are required as a condition
of development approval. Revise the site plan to include 5' sidewalks along the property frontage. The face
of curb shall be placed a minimum of 12' from the road centerline.
7. Show the existing edge of pavement along the property frontage. Mead Bch Rd may need to be widened to
close any gap between the existing street edge and the new curb/gutter.
8. Indicate the proposed driveway surface material. It appears as though it will be concrete, please clarify.
9. Show the location of the existing drainage ditch along Mead Bch Rd. You will be required to culvert the
driveways. If 2' of cover over the pipe cannot be achieved, ductile iron pipe shall be used.
10. Provide a detail of the rip -rap outfall into the drainage ditch.
11. The outfall for Lot #2 appears to be located in the driveway and should be adjusted.
12. Provide impervious surface calculations. The total new (proposed) impervious area shall include the roof
outline, as well as driveway, patio and walkway impervious surfaces.
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13. Indicate how the driveway surface runoff will be collected and distributed to the drainage detention system.
14. Show the point of connection for the footing drains to the outfall of the storm drainage system.
15. Detention Pipe Detail:
• Both detention systems shall have an upstream structure.
• The orifice shall be a minimum of 3/4" in diameter.
• The detention pipe shall have a slope of 0.5% to 1%. The elevations provided indicate a flat pipe.
Adjust accordingly.
16. Interceptor Drain Detail:
• The 6" perf pipe shall be installed with perforations placed upward.
• Notes: #2 - Provide method for handling dewatering on TESC Plans. Per ECDC 18.30.050, dewatering
systems shall discharge to a sediment trap or sediment pond. Show the location of the dewatering
facility and provide a detail.
17. Provide inverts and slope information for all storm pipes & interceptor drains.
18. The backside of the water meters are to be located at the property line.
19. The sanitary sewer lines are shown in two different locations on the plans. Please clarify which location is
accurate.
• 10' of separation is to be maintained between water and sewer lines. The redline markings show the
sewer coming to the property line at the same location as the water meters.
• At water and sewer crossings, the sewer shall be a minimum of 18" below the water. Provide a section
view of any crossings.
20. A 6" cleanout is to be located on the sanitary sewer line at the property line, with a 12" locking CI lamphole
cover.
21. Indicate what the dash -dot dot -dash line type on the TESC represents.
22. Intercept any off-site drainage and convey through or bypass around construction area. Indicate how you
propose to do this.
23. The silt fence should follow the south property line from the southwest corner of lot #1 to the rock
construction entrance along Mead Bch Rd. Currently, there is a gap in the silt fence at the southwest corner
of lot #2-
24. Provide easements for the following:
• Access - An access easement is required for lot #1 to access the property across lot #2_ The easement
shall go from Mead Bch Rd up to and beyond the driveway for lot #1 by 20'. This will provide for an
"on-site" turnaround for lot #1.
• Drainage -A drainage easement is required for lot #2 drainage system to tie into lot #1 drainage system.
25. A Fire/Aid address sign, per City standards, is required near the driveway access off Mead Bch Rd. if house
numbers will not be visible from the street_
Please resubmit 3 copies of the revised plans/documents for each Single Family Residence to a
Development Services Coordinator. Please contact me at 425-771-0220 or by e-mail at
mcconnell(a,ci.edrnonds.wa.us if you have specific questions regarding these plan corrections.
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