PLN-2005-00102 Ryan splt.doc
City of Edmonds
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121 5 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 Comments
Plan Check : Date:
# S-05-102 March 19, 2007
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Project Name/Address:
Ryan Short Plat/9114 240 ST SW
Contact Person/Address/Fax:
: Tristar Home/Att: Errin/ tristarhomes@attglobal.net /fax:425-775-2634
Reviewer: Division:Engineering
Jaime Hawkins, Engineering Tech II
The subject application has been reviewed but cannot be completed until the following items have been
addressed/corrected. Please resubmit 2 sets of revised drawings for review.
Storm Drainage Report
1.For infiltration, provide percolation tests and data to size the systems properly in accordance with City
policy, per DOE or King County SWM guidelines.
2.Section 2 of the report is stated that “No concentrated flows were observed entering the site”. Provide a
brief statement of the condition at the time of the visit.
3.Clarify the work site on the plan. The site was measured to be 1.01 acres, but the plans say it is 0.8 acres.
4.Is unclear how the time of concentration for the post development was obtained.
Storm.
1.Provide slope and size of pipe, rim and invert elevations for all catchbasins in the Site Improvement plan,
sheet C3.
2.The existing sanitary sewer and storm drain crossing near the pipe between CB #8 and CB #9 is not
shown in the profile view. Sheet C4.
3.Label the water surface elevation for the detention facility either on the Drainage System Profile or the
Flow Control Structure/Typical Detention Tank Section detail.
4.Label the access that will be used for maintenance of the control structure for the private system.
5.Provide a detailed section and plan view of the Control Structure.
6.Verify location of buried catchbasin and adjust. Provide rim and invert elevation, pipe direction and point
of outfall at the storm ditch.
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7.Rename sheet C3 to “Site Improvement and Drainage Plan”
8.Footing drains shall not connect to the detention system. Footing drains shall connect to detention system
out-fall.
9.Footing drains from lot 2 shall not connect/drain into lot 3 footing drain. In addition, the footing drain for
the existing structure shall not connect to the detention system. I suggest using the same method used for
the tightline system.
10.Show the out fall pipe and invert elevation in the Rock Lined Ditch detail in sheet C5.
11.Add the word DRILLED to the 0.86 ORIFICE call out in sheet C5.
12.Call out the size and type of the restrictor shown in the detail for the Flow Control Structure.
Temporary Erosion and Sediment Control (TESC) and Grading.
1.If this site indeed is over an acre, then show Sediment Pond. Make sure to include detailed cross section
2.Include standard detail E1.1.1 and E1.3 in the Erosion Plan.
3.Please define/delineate the storm ditch along the west property line in the TESC plan. I.e. direction of
flows, depth, width, etc.
4.Provide/show in the TESC plan a vehicle was area.
5.The proposed grading exceeds 500-cu-yd. Please coordinate with the Planning Division for SEPA
requirements.
6.Label existing and proposed contours more frequently.
7.Provide topo site plan prior to any previous grading. The existing elevations on the site are original.
8.Existing contour at STA 1+50 does not match with driveway profile.
9.Contour lines cannot cross. Contour line between lots 2 and 3 is crossing.
10.Combine Erosion and Sediment Control and Grading Plan in one sheet. Remove Tree Retention Plan and
add Grading Plan. Sheet C2.
11.Are you doing lot grading with the short plat grading? If so, show contours. Lot grading is limited to
Finish Floor elevation.
12.Provide a detail for the proposed Rip Rap Headwall at the existing pipe crown.
Access.
1.Indicated proposed access as private.
2.The proposed turn around at the end of the access road is insufficient.
3.Reflectorized Barrier shall be required at the end of the turn around.
4.Provide pavement elevation at the south end of the proposed hammer head.
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5.Show the existing edge of pavement along 92 Ave W.
6.Show the existing power pole and anchor wire located at the SW property corner.
7.Thickened edge cannot be in turn-around.
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8.Provide construction easement for the construction and fill of the proposed retaining wall and rockeries.
Rockery.
1.Rockeries that support a surcharge are not permitted.
2.Rockeries exceeding 3-ft in height shall not be place against fill.
3.Provide top and bottom elevations of existing and proposed rockeries.
The proposed rockery along the south property line shall not exceed 3-ft in height otherwise; it will have to be
changed to a retaining wall. The proposed rockery along the north property line is supporting a surcharge from
the driveway and it shall not be permitted. The distance from the inside of the rockery to the edge of the
driveway shall be equal to the height of the rockery. Please refer to the City of Edmonds Rockery handout B63.
Retaining Walls.
1.Retaining walls of any height supporting a road, driveway, building or other surcharge shall require plans
designed and stamped by a State Licensed Professional Engineer. Peer review and special inspections
shall be required.
2.Refer to the Retaining Wall submittal requirements and provide items 2 and 6.
3.Provide top and bottom elevations.
4.Special Inspection shall be required for the construction of the retaining wall. Contractor is responsible to
obtain and complete Special Inspection form.
5.How will the proposed retaining wall and rockery connect at the corner west of STA 2+00.
6.How will the existing rockery remain stabilized during excavation and placement of soldier pile wall?
For more information, please refer to the City of Edmonds Retaining Wall handout B62.
Traffic Control.
1.Provide a traffic control and truck route.
Water and Sewer.
1.Provide approved plans from Olympic View Water and Sewer District.
2.Provide extension agreement with Olympic View Water and Sewer District.
3.Show the proposed water meters at the property line. Preferably in the driveway entrance. Please do not
show the proposed water and sewer in any other sheet other than the Water and Sewer Plan. Exact
location of water meters to be determined by Olympic View Water and Sewer District.
4.Show the water service line from the meters to the lots. Include type of material. If poly pipe or other
non-traceable pipe is used, it must be buried with 12-gauge solid core tracer wire with vinyl coating. The
run must be continues, and taped to the pipe every 10-ft.
5.The utilities from lot 2 shall not cross into lot 3 unless there is a prescribed easement for those utilities in
lot 3 for the benefit of lot 2. You are proposing the sidesewer of lot 2 connecting to lot’s three sidesewer.
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I suggest having both sidesewers head south toward their respective lot’s property line and then
connecting to a common line with in the 20-ft storm easement.
6.Please include a note in the Water and Sewer Plan saying “Water service lines from the meters to the lot
to be inspected by the City of Edmonds”
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7.Show existing fire hydrants along 240 ST SW located east and west of 9114 240 ST SW
8.Show existing water meter and service line for lot 1. Also, show the existing water meters and service
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lines located in 92 Ave W along the west side of the ditch.
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DATE FAXED/E-MAILED
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