bld20100048-Bogaert-1.pdf
City of Edmonds
TH
121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORKS DEPARTMENT
Engineering Division
Plan Review Corrections
Plan Check :Date:
#2010-0048 February 26, 2010
Project Name/Address:
Bogaert 18600 Sound View PL SFR
Contact Person/Address/Fax:
Marci Bryant Bryant & Co. vmarcibryant@msn.com
JoAnne ZulaufDivision:Engineering
Reviewer:
During review of the subject submittal, it was found that the following information, corrections,
or clarifications would need to be addressed. Our handouts can be found online at the City of
Edmonds web site www.ci.edmonds.wa.us under City Government/Development
Services/Engineering Division.
General Comments:
1. Please provide copy of easement or permission from adjacent northern property owner to make necessary
excavation or shift proposed residence 1ft to the south as recommended by geotech report.
2. Geotech report shall be updated to accurately reflect location and footprint of proposed residence. In
addition, geotech shall provide letter stating that the plans submitted for review are consistent with the findings
stated in the geotechnical report.
3. Snohomish County Tax Assessor shows that property included in this plan as two separate parcels. Contact
Gina Coccia, Planner for direction on resolving this issue.
4. Existing sewer easement AFN 1999651 needs to be relinquished.
5. All plans must include full property information.
Site Plan
:
1. Please add impervious surface calculations to site plan consistent with Storm System comment #12.
2. Reduced size site plan is not to scale. Please provide reduced plan at 1:20 scale.
3. Per Edmonds Community Development Code (ECDC) Chapter 18.40 Section A 1 “No rockery may
encroach into or be located in, over or an any city right of way. ….Rockeries on private property adjacent to
city right of way must be set back from the city right of way a minimum horizontal distance equal to the height
of the rockery.” Please indicate on plans that portion of rockery at the NE corner of property located in right of
way will be removed.
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4. Regarding rockery located south of new driveway, per ECDC Chapter 18.40 Section A 4 “No rockery shall
support a surcharge.” The rockery along the proposed driveway appears to be supporting a surcharge. Please
provide a cross section of the proposed rockery and driveway including elevations.
5. For both the existing rockery at NE corner and proposed rockery along driveway indicate top and bottom of
rockery elevations. Revise plans as required to comply with City code.
5. Please note that driveway must maintain a 2 ft “shy distance” from all structures (includes 6’ fence,
retaining wall, rockery, buildings)
6. Add dimensions of driveway to plan, including width of entrance at property line. Please note entrance at
property line for a two car garage shall be a minimum width of 12ft or max of 24ft., for a three car garage it is a
min of 12ft and max. of 30ft.
7. Please note material intended for proposed driveway and turn around area.
8. Per ECDC – Driveway slope shall not exceed 14% unless authorized up to a maximum of 20%. Please
provide a letter requesting waiver for slope exceeding 14%. Include reasons why a 14% slope cannot be
achieved.
9. All property lines and easements must be shown and clearly identified.
10. Please label Sound View Place and show limits of the right of way.
Temporary Erosion/Sediment Control (add existing and proposed grading to this plan)
:
1. Please remove existing and proposed topographs and final grade information from Utility plan and add to
TESC plan for clarity to create a TESC/Grading Plan.Please lighten background information consistent with
the Site Plan for readability.
2. Add General Property Information to this plan.
4. Please label all improvements and vegetation to be removed (e.g. concrete sidewalks, trees) on the TESC
plan.
5. Stabilized construction entrance not consistent with City of Edmonds Standard Detail E1.2. Please replace
with City of Edmonds Standard Detail E1.2.
6. Add note to plans “Trucks and Equipment shall not be allowed to drive off rock areas” per geotech report.
7. If removing concrete wall along south property line, please indicate on plan and show silt fence along this
area. Show how grades will tie in with existing if wall removed.
8. Add proposed grading cut and fill quantities to plan.
9. Add note to plans “Cut slope and stockpiles shall be covered with plastic during wet weather” per Geotech
report.
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Utility Plan:
1. Utility plan is very difficult to read. See TESC comment #1 to increase clarity of plans.
2. If intention is to use existing side sewer lateral (from main to edge of easement) then it will need to be TV’d
by Public Works to determine if in good working condition. Call sewer division at Public Works to schedule,
425-771-0235. If lateral is not reusable then it will be the property owner’s responsibility to replace.
3. If intention is to use any portion of the existing side sewer (from edge of easement to house) then it is the
owner’s responsibility to TV line and submit results to Public Works to determine if in good condition for
reuse. If it is not reusable then it will be the owner’s responsibility to replace.
4. Label 4” clean out at house.
5. Please explain side sewer note “vert. curve under detention tank” and provide cross section of area. Provide
all elevations of sewer from house to main to show min of 2% slope is maintained.
6. Side sewer clean out at house shown on or under concrete patio. Please add note that cast iron lamphole
cover will be required.
7. Water line shall not be constructed in the right of way. Please remove and connect directly to meter from
private property.
8. Please remove all “to be removed” improvements from this plan. See comment #4 under TESC plans.
9. Label Sound View Pl and show limits of the right of way and utilities including connections from this
property.
10. Callout separation of utilities. If stacked provide cross section detail.
11. Drawing note “Driveway Pavement (See Arch. Typ). Please refer to specific drawing sheet and detail
number.
Storm Drainage System:
1. Provide separate drainage plan stamped and signed by a Washington State Licensed Engineer.
2. Drainage plan shall not show any existing or proposed information that is not pertinent to the drainage
system.
3. Remove all storm system details from Utility plan and add to drainage plan.
4. Provide details of detention system design resized to accommodate impervious surface recalculations .
5. Drainage report must have heading with full information of firm that created it and must be stamped and
signed by a Washington State Licensed Engineer.
6. Detention system catch basin with control structure must include polypropylene safety steps 12” O.C. and a
ladder secured to wall for access to area for maintenance.
7. Typically, detention system with pump chamber is constructed with two catch basins one on each end of
detention pipe, air vent between pipe and CB on either side, a separate CB housing the pump chamber which
outflows the force line. A catch basin or at minimum a clean out is required on south end of detention system
pipe.
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8. Catch basins located in right of way must be Type I or greater.
Storm Drainage System: (cont.)
9. Please provide copy of denial from BSNF of regarding discharge from private storm system to BSNF right
of way.
10. If planning to connect to storm system on Sound View Pl, show locations of existing city catch basins
including all invert and rim elevations.
11. Current plan shows once storm leaves private property it connects to an existing city catch basin at a higher
elevation than the site. Please respond regarding why this route to connect to city storm system is proposed. As
this system crosses private property and proceeds to Olympic View Dr., an easement from that private property
owner will need to be obtained for this plan. Also, an off site analysis of the proposed point of connection to
the existing city storm system on Olympic View Dr. to the point where the system outlets into the sound at the
end of Wharf St. will be required.
12. If planning to connect to the city storm that runs south system on Sound View Pl., the connection shall be
made to the existing catch basin located approximately in front of property addressed 18608. An off site
analysis of the existing storm system from proposed point of connection on Sound View Pl to location where
system outlets to the Sound on Wharf St. is required to determine if current system has the capacity needed to
add storm water from this property.
13. The existing city storm system is on the south east side of Sound View Pl. therefore a catch basin shall be
installed at property line, pipe across the street to catch basin placed in line with current storm system and then
connection to city system shall be made from that point. Catch basins in right of way must be Type I. Please
add to plans, indicate rim and invert elevations, pipe length and material.
14. Force main shall be located entirely on private property. Storm system within right of way shall be gravity.
15. Call out pipe material and size for all storm gravity and force lines.
16. Please correct impervious surface calculations provided in the storm drainage report as noted below. In
addition, impervious surface calculations must be included on site plan (reduced size included) and the drainage
plan.
a) All existing impervious surface on the property must be listed under “Existing Impervious” with date of
installation. (e.g. carport, driveway etc.)
b) Please provide exact year that each existing impervious surface area was installed.
c) “Proposed Impervious” shall include only impervious surface that will be added to the property. (not
existing to remain)
d) Impervious surface removed is not a credit. All existing impervious installed after 1977 and all
proposed impervious surface must be accounted for when sizing detention system.
e) Please revise calculations for all post 1977 impervious surface.
17. If proposed footings drain are intended to connect to a bubble up yard drain or connect to a drywell,
specific approval from geotech must be provided. If drywell or bubble up yard drains are approved by geotech
then must be located a distance from the footings, 10 ft is recommended if possible. Footing drains also cannot
discharge in City sewer easement or edge of easement. If footing drains shall be connected to the storm system
then the connection must be on the outfall side of the detention system.
18. Clearly label all covered areas (e.g. no clearly indicated area of cover between house and garage).
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19. Call out invert elevation for trench drain connection to storm system.
20. Please show tightlines and location of connection to the detention system.
21. Backfill of detention system with CDF must be specifically approved by the Geotech of record.
Please resubmit 3 copies the revised plans/documents and written response to comments to a
Development Services Coordinator.
Please contact me at 425-771-0220 if you have specific questions regarding these plan corrections.
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