pln200600044-Ritter-SP-civil_review-E3.pdf
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
Civil Plan Review Corrections
Application#: PLN200600044 Date: December 22, 2011
Project Name/Address: Ritter / 8364 Olympic View Drive
Contact Person/Address, Fax or E-mail: Erich Tietze / e-mail: e.tietze@verizon.net
Jeanie McConnellDivision:Engineering
Reviewer:
During review of the civil drawings for the proposed subdivision it was found that the following
information, corrections, or clarifications will need to be addressed. Please resubmit 3 copies of the
revised civil drawings and associated documents with a written response to each item to an Engineering
Technician. 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.
Comments 1 – November 14, 2007
Comments 2 – February 1, 2011
Comments 3 – December 22, 2011
GENERAL
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3.12/22/2011 – Thank you for revising the cost estimate. Please revise and resubmit as necessary consistent
with any plan changes that arise from these plan comments.
2/1/2011 – Thank you for providing a cost estimate. Please revise to include the following and update
the estimate as necessary to reflect any changes made to the plans pursuant to these plan review
comments.
Filter sock CB protection
Tree removal
ACP walkway, instead of concrete
Fogline striping
Revise sawcut LF to separate out portion that falls within private property
Show thickened edge as improvement on private property and check lineal footage
DIP for section of storm to be installed under retaining wall
Indicate on plans where storm through-curb inlet is proposed for installation
Removal of 2 sheds
Adjustment of sewer manhole cone, risers, steps, etc.
DATE E-MAILED 12/22/11 PAGE 1 of 4
NGPA signage
The cost estimate
11/14/07 comment - Please provide an itemized cost estimate for both on-site and off-site (right-of-way)
improvements, including traffic control.
o If you would like to place a bond for the improvements to be done so that you may record the
subdivision you may do so. The amount of the bond will be based on 120% of the City approved
estimate for all improvements. The City will inform you of the appropriate bond amount after review of
the cost estimate. You may contact Conni Curtis at our office to obtain a copy of the performance bond
form.
o Inspection fees for this project will be calculated at 2.2% of the 120% City approved estimate for all
improvements.
4.12/22/2011 – The Engineering Requirements for the short plat indicate 18” curb & gutter and 5-foot
sidewalk shall be constructed along the frontage of the property prior to recording of the subdivision. In
reviewing Edmonds Community Development Code 18.90-Sidewalks, sidewalks are not required within
RS-12 zones except as shown on the comprehensive sidewalk plan map or as required by the planning
director and city engineer. I have discussed this with the City Engineer and Planning Manager and both
agree that a change to the engineering requirements could be put forth by the applicant as a minor
modification to the subdivision in accordance with ECDC 20.75.110.A. As such, notification to residents
within 300-feet of the subject property would be required and fees in the amount of $845 would be due from
the applicant. Please inform the City of your decision to either move forward with construction of the
sidewalk or to move forward with the request for modification. If you decide to move forward with the
request for modification please revise civil plans accordingly and resubmit. Additionally, an updated
Adjacent Property Owner’s list would need to be submitted. You may contact the Planning Division or
consult handout #P2 (attached) for additional information on how to compile such a mailing list.
2/1/2011 – In reviewing the permit file on this project, it appears as though the sidewalk was to be
constructed along that portion of the property frontage adjacent to City right-of-way. The civil plans
show the sidewalk terminating on the east side of the proposed driveway and not extending along the
entire frontage abutting City right-of-way. Please revise plans accordingly.
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6.12/22/2011 – Acknowledged by applicant. Notes should be added to plans. If minor modification is
processed then removal of trees within City right-of-way may no longer be necessary.
2/1/2011 - A couple of trees proposed for removal are shown to be located within the City right-of-
way. Please provide documentation showing these trees will not provide marketable timber. If the
timber is marketable, the money provided to the owner/developer for removal of the tree(s) will need
to be paid to the City.
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C-0 – Preliminary Plat
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3.12/22/2011 – A comment has been added to the plans stating “the drive, house and utilities shown on this
lot shall be constructed as part of the short plat approval …” Please revise this to read “Approval of these
civil plans does not constitute review nor approval of the single family residence or any setbacks
C-1 – TESC Plan
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DATE E-MAILED 12/22/11 PAGE 2 of 4
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C-2 – Details
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C-3 – Driveway Plan
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6.12/22/2011 – Response letter states applicant will provide prior to approval by the City.
2/1/2011 – Response letter states applicant will provide.
11/14/07 comment - An easement will be required for the ownership, use and maintenance of the access
road. Please provide a copy of the required legal documentation.
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13.12/22/2011 – Response comments state the retaining wall design will be prepared by a licensed structural or
geotechnical engineer under separate cover. Please provide so review of this item can continue. In
addition, please provide retaining wall top and toe elevations at 5-foot intervals. Note that the wall cannot
exceed 3-feet in height above original grade where located within the setbacks.
2/1/2011 – Retaining walls exceeding 4-feet in height shall be designed by a licensed engineer. Design
calcs shall be submitted to the City of Edmonds. The design and calcs will not be sent out for peer
review unless the wall exceeds 8-feet in height or supports a surcharge and exceeds 6-feet in height.
The wall will eventually support a surcharge from the driveway, therefore consideration should be
given to this at this time. Please refer to City handout #B62 for additional information.
C-4 - Grading & Drainage Plan
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3.12/22/2011 – Response comments state the easement will be provided by the applicant prior to approval of
the short plat. Please note, as stated below, the agreement to be established is not a typical easement.
2/1/2011 – response letter states the applicant will provide the city with a recorded easement that
establishes private ownership of the storm drain line, etc. Please note that consistent with option “c”
provided below, the “agreement” to be established is not a typical easement and the applicant will
need to work closely with the City on developing this agreement. Final approval by the City will need
to be granted prior to recording of the agreement.
DATE E-MAILED 12/22/11 PAGE 3 of 4
11/14/07 comments - The storm pipe shown behind the sidewalk in front of Lot A will be a private system.
One of the following needs to happen to gain approval for this run of storm pipe:
a.Locate the storm pipe on private property; or
b.Extend the City’s storm system on Olympic View Drive and make direct, perpendicular, connections
from private property to the City storm system; or
c.Develop and record with Snohomish County an agreement (City has a sample on file) that establishes
private ownership of the storm line and grants approval from Lot A to Lot B to install the line in the
right-of-way in front of Lot A.
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6.12/22/2011 – The proposal no longer includes infiltration and instead proposes conventional storm
detention systems. Unless a storm drainage report with engineered design is submitte to the City for review
and approval by the City Stormwater Engineer, then the simplified sizing methods cannot be modified.
Please revise plans to show the specific length and diameter of pipe indicated in the simplified sizing table
or submit a separate storm drainage report for review and approval.
2/1/2011 – A letter requesting deferral of the infiltration systems has been received, however, design
for the infiltration systems – including perc test data, etc. was not submitted. Please provide design
calcs that confirm the infiltration systems will provide compliance with stormwater management
requirements.
11/14/07 comment - Per the Engineering Requirements for the short plat a storm detention system shall be
constructed to provide adequate capacity for all proposed single family dwellings and access improvements
prior to recording. It is assumed that since Lot B will have an infiltration system that the storm system for
Lot A will also likely be infiltration. While the requirement is for a detention system to be constructed prior
to recording of the subdivision, it is understood that if the system will be infiltration that it makes more
sense to construct this system at the same time the single family is constructed. The infiltration system will
however still need to be designed and approved at this time and a letter requesting deferral of construction
shall be submitted to the City for approval.
7.12/22/2011 – Please submit a separate letter requesting a waiver from the required 14% driveway slope,
addressed to the City engineer and addressing the criteria stated in ECDC 18.80.060.D. It is assumed that if
a minor modification eliminating the sidewalk requirement is approved that the slope of the driveway will
decrease to less than the currently indicated 19.5%.
2/1/2011 – Lot A Driveway C/L Grade detail indicates a driveway slope at 20% for Lot A. Edmonds
Community Development Code 18.80.060 states driveway slopes shall not exceed 14% unless
authorized by the public works director in accordance with the criteria provided in the code section.
Please provide a written request to exceed the 14% driveway slope addressing the specific criteria of
approval.
C-5 – Water and Sewer Plan
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DATE E-MAILED 12/22/11 PAGE 4 of 4