Sunset Ave N-121-123-125_bld20080463-0464-0465_Sunset 100_condos.doc
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.ci.edmonds.wa.us
DATE: July 31,2008
TO: John Thoreson
Jet2@msn.com
FROM: Jeanie McConnell, Engineering Program Manager
RE: Application #: bld20080463, bld20080464, bld20080465
Project: Sunset 100 LP – Condos & Office
Project Address: 121, 123 and 125 Sunset Ave N
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit three (3) sets of revised
plans/documents with a written response to each of the items below to Marie Harrison.
City of Edmonds handouts and standard details can be referenced on the City website under
Development Services Department, Engineering Division.
GENERAL
1.Thank you for providing an itemized cost estimate. I have not completed review of the estimate
at this time as there are too many elements of the project that potentially could be revised. I have
however noted a few items that need to be revised or included in the estimate:
a.Revise the traffic control estimate to include traffic control for the water tie in, storm
system (if applicable), sidewalk frontage improvements and paving.
b.Include ACP sawcut as a line item.
c.Include the DCDA vault.
d.Include RPBA’s and DCVA’s as required.
e.Include striping.
f.Include retaining walls and shoring.
2.Please revise the traffic control plan to be consistent with the layout of the street. Provide
separate plans for all applicable traffic revisions, lane closures, parking and sidewalk closures.
Resubmit traffic control plans for review and approval. You may also review the City’s traffic
control handout #E81 for additional information.
3.Please provide a haul route plan.
Sunset Ave N-121-123-125_bld20080463-0464-0465_Sunset 100_condos
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4.Please submit a request in writing for a driveway slope waiver for slopes in excess of 14%.
Please address the request to the City Engineer, but submit the letter through Marie Harrison,
Permit Coordinator.
5.Please revise all pertinent civil sheets, the site plan, the landscape plan and architectural plan
sheets to consistently show the proposed width of the driveway as well as the slope of the
driveway. Please also refer to comment C3.1, #4 below.
C1.1 – COVER SHEET & GENERAL NOTES
1.Please revise the General Notes as follows:
#1: Revise building code to IBC, IRC – current edition
#2: Revise to state City of Edmonds standard plans and details.
#5: Asbuilt drawings of utility and frontage improvements shall also be submitted to the City
upon project completion.
#26: Water shut-offs shall be coordinated through the City Engineering Division at 425-771-
0220, ext. 1326.
C1.2 – GENERAL NOTES
1.Please revise Storm Drainage Notes as follows:
#1: DELETE reference to Snohomish County and reference City of Edmonds standards instead.
#6: Ladder steps shall be polypropylene
#7: Catch basin grates shall be locking, vaned grates.
2.Please revise the Construction Sequence as follows:
#1: Revise to state City Engineering Inspector
ADD: Maintain dust control.
C2.1 – TEMPORARY EROSION CONTROL PLAN
1.Indicate how storm water flows along the existing curb will be maintained once the curb along
Sunset is removed.
2.It is noted that considerable fill will be required to construct the rock construction entrance.
Please note, special inspections will be required for placement and compaction of the fill material.
C3.1 – GRADING & DRAINAGE PLAN
1.Please revise sheet title to: Site Improvement, Grading & Drainage Plan
2.Indicate proposed grading contours. Please contact Planner Gina Coccia if grading is in excess
of 500cy.
3.Recycling Coordinator Steve Fisher sent plan review comments on July 25, 2008 regarding the
location of the trash enclosure. Additional changes to this plan sheet may be required if the
configuration of the trash enclosure is altered.
4.The slope of the driveway approach within the right-of-way (the sidewalk area) cannot exceed
2%. Please revise plans accordingly.
5.The drive aisle for 2-way traffic shall be 24’ in width. The driveway width is not shown
consistently between the plans submitted. Please revise plans accordingly.
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6.The existing curb along Sunset Ave shall be removed and vertical curb and gutter shall be
installed per City standard detail E2.8. Sidewalks shall be installed per standard detail E2.13 and
the driveway approach shall be installed per City standard detail E2.26 or E2.27.2. Please
reference and include these standard details within the plan set.
7.The public parking on Sunset Ave shall be re-striped. The parking area shall begin 5’ north of
the new driveway entrance for the subject property and end 5’ south of the driveway entrance for
the property to the north. The parking area to the south of the new driveway entrance must be at
least 20’ in length or the stall will need to be removed. This stall may be eliminated depending on
the final trash enclosure configuration.
8.Please call out the requirement to paint the curb yellow for a distance of 5’ to either side of the
driveway approach.
9.Street tree grates shall be 3’ x 3’, shall be ADA compliant, and shall be shown on this plan sheet.
Street tree locations shall not create sight distance hazards.
10.Show the relocation of the 3-hr parking sign in a location that does not conflict with the street
trees.
11.A minimum of 5’ clear area must be provided between the existing power pole and the back of
the sidewalk. Please confirm that this requirement can be met.
12. A rectangular symbol has been shown in 5 places along the south edge of the driveway. Please
clarify what this is.
13.Please provide invert elevations for the existing City storm manhole that is located two properties
north of the subject site.
14.A storm detention system has not been proposed with this project and request for waiver has not
been received by the City. Please submit a hydrologic/hydraulic analysis of the City storm system
for review and consideration of a detention waiver. Please also submit a written request for
waiver.
15.Please provide the headloss computation used for appropriately sizing the storm pump.
16.The plans currently show a force line running along the north property line, into the City right-of-
way and connecting to the existing City storm manhole. The private storm force line must be
located on private property and cannot be located within the City right-of-way. If the force line
crosses over adjacent parcels, easements will be required. If a gravity system within the City
right-of-way were possible, the force line could terminate at the edge of the right-of-way and no
easements would be required.
C4.1 – WATER & SEWER PLAN
1.Please revise the water tie in on the City water main to be consistent with standard detail E7.18.
2 resilient gate valves are required in-line on the City main, one is required on the fire line, and if
the domestic service is 2” or greater than a RSGV is required on that line as well. Please
reference and incorporate standard detail E7.18 into the plan set.
2.Please revise the configuration of the DCDA vault, FDC and PIV consistent with standard detail
E7.20. The vault shall be shown true to size and the PIV shall be located on the street side of the
vault. Please reference and incorporate this detail into the plan set.
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3.After review of the domestic & irrigation services to the property, the following revisions are
requested:
a.Eight (8) individual water service taps off the main line will not be approved. Please
provide one (1) 2” service tap with one (1) 2” meter at the property line. Individual units
could be metered by the homeowners association at the building.
b.An RPBA is to be installed immediately after the meter, on private property, to protect
the City water system.
c.An irrigation line could branch off the 2” service line after the RPBA. A DCVA will be
required on the irrigation line to protect the domestic service.
d.An RPBA is also required on the water service line that serves the commercial unit.
4.Sheet S-1 and L-1 show a fire hydrant near the driveway approach. Is a hydrant proposed at this
location? If so, please update the civil plans accordingly.
5.Please confirm that the sewer lateral stub actually exists from the sewer main to the property line.
Please also determine whether or not entry into the BNSF right-of-way will be required. Work
on BNSF property will require separate approvals and possibly permits.
6.The City is currently working with a consultant to relocate the City sewer main located within
BNSF right-of-way. The current sewer main line location conflicts with the railway double
tracking project. It appears as though the existing sewer main will be moved to the east to be 5-
6’ into the railroad right-of-way. Please contact Pamela Lemcke, Capital Project Manager for
additional information. Pam can be reached by e-mail at lemcke@ci.edmonds.wa.us or by phone
at 425-771-0220, ext 1329.
A-1 – Lower Floor Plan
1.Turn around areas must be provided for all parking stalls. It doesn’t appear as though parking
stalls #1, 9, 10 & 11 will have sufficient room to turn around. Please revise the plans
accordingly.
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.
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