engcomments2.pdfCity of Edmonds
1215 TH AVENUE NORTH • EDMONDS,
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WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Plan Review Corrections
Application #: 20060553 & 2006 0554 (old 05-446 & 05-447) Date: October 12, 2006
Project Name/Address: Emerson & Culver / 7211 & 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 — Emerson &
Culver. Corrections shall be made to individual plan sets for 7211 and 7217 Mead Bch Road.
1. ok
2. 10/31/05 - 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.
10/12/06 — Plans provide a footing drain elevation. Is this the same as the bottom of footing elevation?
Please clarify. Once this information is clarified I will be able to verify grading calcs.
10/12/06 — Plans provide Quantities, which I assume to be grading quantities. There is also no
specification of measurement. Please clarify that these are proposed grading quantities. If the quantities
provided are in cubic yards, then the amount of proposed grading exceeds 500cy and SEPA will be
required. Please contact Meg Gruwell, Planner assigned to this project for additional information
regarding the SEPA process.
3. ok
4. 10/31/05 - 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.
■ 10/12/06 — Response comments state a request will be submitted to the City Engineer. I do not find
record of this submittal to date.
■ 10/12/06 — Portions of the driveway, as proposed, exceed 20%. No portion of the driveway shall exceed
20% per ECDC 18.80.060. Please revise proposed grading contours.
5. 10/31/05 -Provide an on-site turnaround for lot #2 (7211 Mead Bch Rd).
10/12/06 - reference is made to standard detail E2.6 and the response letter states a turnaround is
provided. However, the plans do not show a turnaround consistent with E2.6. Please revise.
DATE FAXED 10/13/06 2 PAGES
6. 10/31/05 - Pursuant to Edmonds Community Development Code (ECDC) 1890 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.
■ 10/12/06 ---- Please revise the sidewalk cross section to reference standard detail E2.8 for curb and gutter,
not vertical curb. Also add reference to standard detail E2.13 for the sidewalk and revise the sidewalk
thickness to be 5 %z" and 6" in the driveway.
7. ok
8. ok
9. 10/31/05 - 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.
■ 10/12/06 — Ditch line is not clearly indicated and culvert with ductile iron pipe is not shown through the
driveway.
10. ok
11. ok
12. ok
13. 10/31/05 - Indicate how the driveway surface runoff will be collected and distributed to the drainage
detention system.
■ 10/12/06 —Response letter indicates this is shown, however I do not see additional collection drains,
reference to curbing or flow arrows. Please clarify.
14. 10/31/05 - Show the point of connection for the footing drains to the outfall of the storm drainage system.
■ 10/12/06 —Footing drain is shown to outfall to drainage ditch. Please show connection of the footing
drain to the TL on private property.
15. ok
16. ok
17. ok
18. ok
19. ok
20. ok
21. ok
22. ok
23. ok
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.
■ 10/12/06 — Response letter states easements will be provided. Copies of easements are to be provided to
the City of Edmonds prior to permit approval.
25. ok
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 ci.edmonds.wa.us if you have specific questions regarding these plan corrections.
DATE FAXED 10/13/06 2 PAGES