bld20150910_classico-1.docx
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:
# BLD20150910 September 25, 2015
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Project Name/Address:
Classico Homes New Single Family Residence 532 7 Ave S
Contact Person/Address/Fax:
Joe Schmaus classicohomes@gmail.com
Reviewer: JoAnne ZulaufDivision:Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications would need to be addressed. All Handouts and Standard Details referred to in these
comments can be accessed at our website: www.edmondswa.gov by choosing Services and Permits /
Development and then click on Informational Handouts and scroll down to the Engineering section:
Please Note: Building Handouts do not include updated Engineering Division Requirements. Refer to
Engineering Handouts for all Engineering Requirements.
General:
1. Please provide at minimum two plan sheets organized as follows; one that shows tesc and
existing and proposed grading; the other should show utilities and stormwater. Move Notes
and Construction Information onto the applicable plan.
2. Please label each sheet accordingly and revise sheet index.
3. Include and label all easements on plans.
4. Add note to pertinent page: “Final lift of asphalt on access easement shall be completed per
the Classico Short Plat approved civils prior to final approval of this permit.”
Site Plan:
5. The plot or site plan needs to show the location of all the utilities and stormwater system but
does not need to include the details (length, size, etc.). This includes the plat stormwater
system.
6. Please lighten all improvements that are not specifically going to be constructed with the
permit including all improvements on lot 2.
7. Please note the location of the nearest fire hydrant on plan and note the distance between the
property line and the hydrant.
8. Add note to plan: “ An assessment of the condition of the existing curb/gutter including
driveway approach shall be determined on site by the engineering inspector.
Curb/gutter/driveway approach in poor condition or damaged by construction activities shall
require replacement.”
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9. Please note proposed driveway material.
10. Note regarding block wall is unclear. The approved short plat states that the rock wall area is
in the property setbacks and is not to exceed 3ft in height. The site plan shows the rockery in
a different location than it is shown on the civil sheets submitted. These plans are also not
consistent with the short plat plans. Revise site and civil plans to show the existing rockery
and block wall in the correct existing location. Show the proposed changes to the wall
consistently on all plans. Please note that the short plat requires the driveway be extended to
the south property line to meet turnaround requirements.
11. A retaining wall is shown at the northeast corner of the house. Please darken if it is to be
constructed with the house. The wall should include top and bottom elevations at house and
property line. This wall is not shown on the civil plans. Either remove from site plan or add to
civil plans.
12. Please provide impervious surface calculated specifically for this project by revising the current
calculation box on plan or adding another box with only the west house numbers.
Civil Sheets:
Water:
13. Add new water meter to plans. Call out size.
14. Material and length of water service line. Please note on plans the line is existing or installing
a new line. For fire sprinkling requirements water line on property must be 1 1/2”.
15. A horizontal separation of a minimum of 10 ft is required between water and sewer. Please
show that separation can be attained.
Sewer:
16. Add 4”side sewer clean out at house connection and 6” clean out at property line. Clean out at
property line is required to have a 12” locking cast iron lamphole cover. Please note on plans.
17. Add invert elevations at both clean outs and call out length of pipe to verify minimum slope of
2% is achieved.
18. Call out size and material of pipe.
19. Please add both notes to plan:
a. “If re-using existing side sewer (from property line to house): Property owner must have
condition verified and provide a report to the Public Works Department.”
b. “If re-using existing sewer lateral (from property line to City main): Condition must be
verified by Public Works Department. Contact Edmond’s Sewer Division at 425-771-
0236.”
Erosion Control:
20. Please label sheet 1 and re-label Sheet 2 as needed.
21. Add note to plans: “All disturbed areas on and off site shall be compost amended to meet
requirements of BMP T5.13 in the Stormwater Manual, Vol V, Chapter 5.
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22. Revise area of disturbance to only include the areas that are necessary for construction
activities. The area should not include the area where the drywell is currently located. As the
Geotech Consultants report dated 5/20/15 prohibits infiltration on the slope.
23. Geotech Consultants report dated 5/20/15 page 3 states “existing pavements, ground cover,
and landscaping should be left in place wherever possible to minimize the amount of exposed
soil” and goes on to say “it may be necessary to mulch or hydroseed bare areas that will not
be immediately covered with landscaping or impervious surface.” Add notes reflecting these
requirements on the tesc/grading plan.
24. Trees were planted per the short plat slope vegetation plan. Show trees on plan.
25. Revise erosion control measures to be consistent with the new area of disturbance.
Grading:
26. Add bottom of footing (bof) elevation or slab elevation for structure.
27. Show existing and proposed grade contours.
28. Add the following note referencing geotechnical report “Temporary slopes greater than 4 feet
in height shall not be excavated to an inclination of steeper than 1:1”
29. A retaining wall is shown at the northeast corner of the house on the site plan. This wall is not
shown on the civil plans. Either remove from site plan or add to civil plans. If wall is to be
added include top and bottom elevations at house and property line.
Stormwater:
30. Please remove drywell from steep slope. Geotech report referenced above prohibits any
infiltration on slope.
31. Add note stating that all runoff is to be collected in the stormwater vault located on East Lot
constructed with Short Plat PLN20040113.
Please resubmit 3 copies of the revised plans/documents 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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