06-043 Archer 6unit.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 Corrections
Plan Check : Date:
# 06-043 March 23, 2006
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Project Name/Address:
Archer / 23707 & 23709 84 Ave W
Contact Person/Address/Fax:
Patrick Archer / Fax: 206-368-0316
Reviewer: Jeanie McConnellDivision:Engineering
During review of the subject submittal it was found that the following information, corrections, or
clarifications will need to be addressed:
General
1.Please submit an engineers estimate for both on site and off site (right-of-way) civil improvements. Provide
an itemized breakdown for each. The off site improvements shall also include traffic control. A bond will be
required for the civil improvements within the City right-of-way.
2.Clearly indicate the staging area on the plans.
3.Show the location of the job site fencing (chain link fencing).
4.Provide a traffic control plan or plans to be used during this project.
5.Provide a haul route/truck route plan.
6.Please reference a distance to the fire hydrant nearest the project site on the plan.
Site Improvements
1.Show the painted road centerline and fog line and clearly dimension travel lane. You will be required to paint
a fog line if on street parking is not created – see comment #8, this section.
2.As noted, you will be required to remove the existing overhead power service and underground all utilities.
Please show the location for the new power pedestal.
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3.Clearly show on the plans the requirement to widen the existing 84 Ave W street right-of-way. The road
construction (base course, top course & asphalt) shall be per Edmonds standard detail E2.1.3. Please include
this detail with the plan set and accurately depict lane widths.
4.Show a 5:1 asphalt taper from the edge of the widened roadway to the edge of the existing roadway.
5.Clearly show on the plans the requirement for concrete curb, gutter and 5’ sidewalk constructed per
Edmonds standard details E2.8 and E2.13. Please include both details with the plan set.
6.The curb shall be painted yellow on both sides of the driveway for a distance of 5’.
DATE FAXED consolidated review PAGE ____ OF ___
7.The new sidewalk will tie into existing sidewalk at the south property line. It is labeled as such on the plans,
but is shown like an asphalt ramp transition as on the south end. Please revise so it is clear there is existing
sidewalk.
8.It appears as though there would be sufficient room for on street parking. However, I have not confirmed
yet with the City’s Traffic Engineer, Don Sims, that he would allow on street parking in this area. This
comment is to make you aware of the potential requirement and the need to resolve this prior to your next
submittal. If on street parking becomes a requirements the following information will need to be shown on
the plans:
Show and label all parking stalls
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End stalls are to be 18’ long and middle stalls are to be 20’ long.
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In areas where there is insufficient length to create a stall, the curb shall be painted yellow.
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If on street parking is not created, a fog line shall be painted to clearly identify the travel lane.
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9.Provide a profile that includes the roadway, sidewalk, and driveway.
10.Provide a cross section of the driveway at the buildings, which shows the elevations of the crown & slopes.
11.Increase the driveway at the east end of the buildings to provide an adequate turnaround for the last two
units in each building.
12.Show the location of mailbox unit.
13.Show the location of the fire/aid address signage.
14.Indicate the construction sequence on the plans. The construction sequence shall include line items for
review of the ESC checklist and providing dust control on the site.
Erosion Control
1.Show Erosion and Sedimentation Control (ESC) notes, all 17 points verbatim, from the Edmonds
Community Development Code (ECDC) on the plans. ECDC 18.30.050 is available on line at
www.ci.edmonds.wa.us
2.A rock entrance is required and shall be clearly noted on the plans, in addition to the standard detail
reference.
3.Placement of filter socks for catch basin protection shall be clearly shown on the plans, in addition to the
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standard detail reference. Specifically, the existing catch basin in the 84 Ave W shall have a filter sock.
Grading
1.Clearly indicate (label) existing and proposed topography contours. It looks like the site is mostly flat with a
range in elevations from 449 to near 451, but contours are only shown along the south property line.
2.Provide accurate grading calculations. There is a note on the drawings that states 60’ x 80’ x .5’ = 89cy.
However, the building foundations are at least 60’ x 30’ each with at least a 2’ cut from existing topography
(about 450.5 to bottom of footing at 448), which for both buildings totals 375cy. Plus, any additional on site
grading.
Water and Sewer
1.As this project is within the Olympic View Water and Sewer District (OVWSD) for both water and sewer
utilities, you will be required to provide OVWSD with a copy of the civil construction drawings and obtain
their approval. A copy of the civils with their signature of approval must be submitted to the City of
Edmonds.
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2.You will be required to verify the condition of the existing sewer lateral serving this property and gain
acceptance from OVWSD for the reuse of this line.
3.A 6” cleanout is required on the sanitary sewer line at the property line with a 12” locking CI lamphole
cover. Provide invert elevation at the stub.
4.6” cleanouts are also required on each sanitary side sewer just outside each building. Provide invert
elevations at each location.
5.Provide a cross section for each sewer crossing at the detention system.
6.The existing water meter shall be relocated to the property line.
7.It appears as though you plan to have one meter serve all six units. Is this correct? If so, please provide a
detail of the proposed manifold.
8.Show the location of each water service line to each of the buildings.
9.Provide a cross section of the water service line at each utility crossing – detention and sewer.
10.Do you plan to have an irrigation system? Will there be a separate meter? Nothing has been shown. If an
irrigation system is proposed a backflow preventor will be required and the location must be shown on the
drawing.
Drainage
1.For clarity, please label the garage trough drains.
2.Please note footing drain connection to storm outfall shall be on private property.
3.The City does not like to see CMP installed in the City right-of-way. Please use either PVC or concrete pipe.
In looking at the invert elevations it does not appear as though getting 2’ of cover over the pipe is an issue,
however should it become an issue then ductile iron pipe will be required.
4.RIM and invert elevations are provided in plan view at some of the catch basins and not at others. Also,
when provided, not all inverts are called out. Please either reference all RIM and inverts on the plan view or
list all in a separate area on the sheet (as provided).
5.Can the downspout tightline system tie into the storm detention system at elevations higher than what is
proposed? Should the detention system fill up, the stormwater will backflow into the tightline system.
6.Call out all storm pipe material, length, diameter and slope.
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7.Show the existing storm line that flows south from the existing catch basin in 84 Ave W.
8.Clearly show CB #1 as being located in the flow line of the gutter.
9.Please see attached comments pertaining to the drainage report, which was reviewed by Damon Roth,
Stormwater Engineer.
Detention Pipe Elevation View – Sheet 4B
1.Show orifice sizing in inches or fraction of an inch.
2.The i.e. of the outfall shall match the i.e. of the detention pipe within that same structure.
Please resubmit 3 copies of the revised plans/documents 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.
C: Roger Eberhart, OVWSD
DATE FAXED consolidated review PAGE ____ OF ___