| Review Type |
Outcome |
Est. Completion Date |
Completed |
|
Building Review
|
Approved
|
07/27/2023
|
07/27/2023
|
|
|
|
|
|
Other/Miscellaneous
It appears the house configuration was modified with the site plan revision. If the garage was flipped to the new approach submit new plans to support the change. This could have changed the foundation design, structural elements, plumbing, truss layout etc. Provide new plans to support the changes proposed with flipping the house.
|
|
Planning Review
|
Approved
|
07/27/2023
|
07/24/2023
|
|
|
|
|
Engineering Review
|
Approved
|
07/27/2023
|
07/21/2023
|
|
|
|
|
|
Other/Miscellaneous
I reviewed your easements and covenant easements, attached, with your recent B-20-0741 submittal for the new SFR at 2345 W STEWART, APN 0420207029. Your most recent submittal included a DRAFT access covenant easement, a DRAFT storm covenant easement, and RECORDED water easement 202012170855.
The City Attorney has determined that it is not appropriate for a property owner to grant easement rights to themselves since the property owner already has the underlying property rights. Instead, there are two options for recording the easement areas depicted on permit application B-20-0741:
1. Amend short plat P-180060, AFN 201902055001 to add and adjust the existing and proposed easements. This is strongly suggested.
2. Record all new and existing easements as covenant easements. It is important to note that a covenant easement obligates the owners to include the easement that complies with the covenant in the deed when the property is sold to a new owner.
Please let me know if you decide to amend the short plat. Otherwise, we reviewed your submitted easements/covenant easements and had the following comments for each:
1. Ingress/egress easement per AFN 202012170856.
a. The existing easement shall be captured in the amended short plat or converted to a covenant easement.
b. If you choose to record a covenant easement, the DRAFT Farris SP Lot 2 Covenant Easement – Access should be revised as follows:
i. Capture both the existing access easement area described in ingress/egress easement 202012170856 and the proposed access easement area. The new covenant document should indicate that it supersedes the prior easement and that it is intended to ultimately convey the entire access easement area when the property is sold to a new owner.
ii. On page 1, please change “B-20.0741” to “B-20-0741” and replace “[type of entity]” with “municipal corporation”.
iii. On page 2, please replace the reference to a utility easement to an access ingress/egress easement.
iv. Again, the owners need to understand that this obligates them to include the easement that complies with this covenant in the deed when the property is sold to a new owner.
c. There is a conflict between ingress/egress easement 202012170856 and the 1’ no-access easement depicted on Short Plat P-180060, AFN 201902055001. An ingress/egress easement cannot be granted over the existing no-access easement. Resolve the conflict by amending the no-access easement on the short plat or the boundaries of the proposed ingress/egress easement.
d. Remove reference to AFN 202012170856 on the site plan and replace with future covenant easement to be recorded as conditioned on permit.
2. Water Easement per AFN 2020012170855.
a. The existing easement shall be captured in the amended short plat or converted to a covenant easement.
b. Remove reference to AFN 2020012170855 on the site plan and replace with future covenant easement to be recorded as conditioned on permit.
3. New Covenant Storm Drainage Easement.
a. The proposed easement shall be captured in an amended short plat or a covenant easement.
b. If you choose to record a covenant easement, the DRAFT Farris SP Lot 2 Covenant Easement – Storm should be revised as follows:
i. On page 1, please change “B-20.0741” to “B-20-0741” and replace “[type of entity]” with “municipal corporation”.
ii. On page 2, please replace the reference to a utility easement to a storm drainage easement.
iii. Again, the owners need to understand that this obligates them to actually include the easement that complies with this covenant in the deed when the property is sold to a new owner.
c. On the site plan, add reference to future covenant easement to be recorded as conditioned on permit.
If you choose to create covenant easements instead of amending the short plat, please make the changes listed above and return the DRAFT documents to me to review with the City Attorney. After you make the small changes to the site plan, I can approve my review with the condition that the permit not be issued until the recorded documents are received or the short plat has been amended.
[Yianni Charitou @ 04/28/2023 8:29 AM]
|
|
Engineering Storm Review
|
Approved
|
07/27/2023
|
07/18/2023
|
|
|
|
|
|
See Document Markup
Provide storm pipe crossing information [site plan, pg 4]
|
|
|
See Document Markup
Provide a detail for the proposed filter strip. The project may utilize figure V-9.4.9 from the DOE manual [site plan, pg 5]
|
|
|
See Document Markup
Include a detail for the proposed type 1 catch basin. Be sure to provide an 18" sump and upturned elbow or tee. The project may utilize city standard detail 02.05.02 [site plan, pg 5]
|
|
|
See Document Markup
Provide a detail for the proposed yard drain, ensure an 18" sump and upturned elbow and tee are installed. [site plan, pg 4]
|
|
|
See Document Markup
No fill or cut side slopes shall be steeper than 2H:1V unless a geotechnical report dictates otherwise. The provided geotech report does not mention that a slope cut of 4H:1V can be constructed. Revise accordingly. [site plan, pg 4]
|
|
|
See Document Markup
Remove City Approval block from all pages [site plan, pg 1]
|
|
Fire Review
|
Approved
|
07/27/2023
|
07/17/2023
|
|
|
|
|
Fire Review
|
Approved
|
05/05/2023
|
05/01/2023
|
|
|
|
|
Engineering Storm Review
|
Failed
|
05/05/2023
|
04/28/2023
|
|
|
|
|
|
Other/Miscellaneous
Update the construction sequence, bioretention is no longer proposed per the drainage report. [site plan, pg 2]
|
|
|
See Document Markup
A permeable driveway is not proposed. Revise accordingly. [site plan, pg 2]
|
|
|
See Document Markup
The rain garden is infeasible per the storm report, revise the plans accordingly. [site plan, pg 3]
|
|
|
See Document Markup
Remove the dispersion trench outline from the erosion control plan [site plan, pg 3]
|
|
|
See Document Markup
Update site address to 2345 W Stewart [site plan, pg 1]
|
|
|
See Document Markup
Provide the full legal description for lot 2 per short plat amendment P-18-0060 [site plan, pg 1]
|
|
|
See Document Markup
Provide utility crossing information between the water service and storm line [site plan, pg 4]
|
|
|
See Document Markup
Include the stormwater pipe slope . [site plan, pg 5]
|
|
|
See Document Markup
Provide a covenant allowing lot 2 to disperse water on lot 1. [site plan, pg 4]
|
|
|
See Document Markup
Show the minimum driveway width along the panhandle access. [site plan, pg 4]
|
|
|
See Document Markup
Dispersing to the west towards the existing garage may negatively impact this structure, revise the mitigation for the driveway. [site plan, pg 4]
|
|
|
See Document Markup
Show the 50' flow path for the splashblocks. [site plan, pg 5]
|
|
|
See Document Markup
Why is the existing gravel being removed down to native soil? The Geotech testing mentions the current conditions support an emergency vehicle [site plan, pg 3]
|
|
|
Other/Miscellaneous
Include Figure V-2.1.1 Treatment Facility Selection Flow Chart per the 2014 Ecology Manual. [drainage report]
|
|
|
Other/Miscellaneous
Provide a basin map that includes a table distinguishing the following surface types: Roof Area, Pollution Generating Hard Surfaces. Be sure to have this map match basin 1 and basin 2 in the WWHM report. [drainage report]
|
|
|
See Document Markup
Is this a contour? If so, provide the elevation [site plan, pg 4]
|
|
|
See Document Markup
What is this outline representing? The driveway is sheet flowing directly to it. [site plan, pg 4]
|
|
|
See Document Markup
Provide a 2-foot-wide transition zone to discourage channeling between the edge of the impervious surface and the downslope vegetation for the driveway. [site plan, pg 4]
|
|
|
See Document Markup
Provide utility crossing information between the water service and storm line [site plan, pg 5]
|
|
|
See Document Markup
Include the total roof area on this page in square feet. [drainage report, pg 11]
|
|
|
See Document Markup
Provide the calculation and parameters for the filter strip sizing such as manning's equation, flow velocity and residence time equations. [drainage report, pg 12]
|
|
|
See Document Markup
Provide a site map within the O&M manual showing the best management practices to be maintained. [O&M Manual]
|
|
|
See Document Markup
Update the operation and maintenance manual to utilize checklists from the 2014 Ecology Manual. [O&M Manual]
|
|
|
See Document Markup
Include a maintenance checklist for annual inspections for the property owner. [O&M Manual]
|
|
|
See Document Markup
Provide a 2-foot-wide transition zone to discourage channeling between the edge of the impervious surface and the downslope vegetation for the driveway as required by the Ecology Manual. [site plan, pg 6]
|
|
|
See Document Markup
Create a note to amend all soils per CS 01.02.08a [site plan, pg 4]
|
|
|
See Document Markup
Include spot elevation on the corners of the paved driveway and important locations showing stormwater flows. Additionally include slope arrows showing the sheet flow from the driveway to the vegetated flow paths. [site plan, pg 4]
|
|
|
See Document Markup
How is this portion of the driveway mitigating stormwater runoff? [site plan, pg 4]
|
|
|
See Document Markup
Include a sheet flow dispersion detail for the driveway paving. The project may utilize Figure V-5.3.2 from the department of Ecology stormwater manual for western washington. [site plan, pg 5
|
|
|
See Document Markup
Collecting stormwater runoff from the driveway surfaces is bypassing the proposed basic filter strip for treatment. Revise the design to account for treatment of the pollution generating hard surfaces. [site plan, pg 4]
|
|
|
See Document Markup
Provide storm pipe crossing information [site plan, pg 4]
|
|
|
See Document Markup
Provide a detail for the proposed filter strip. The project may utilize figure V-9.4.9 from the DOE manual [site plan, pg 5]
|
|
|
See Document Markup
Include a detail for the proposed type 1 catch basin. Be sure to provide an 18" sump and upturned elbow or tee. The project may utilize city standard detail 02.05.02 [site plan, pg 5]
|
|
|
See Document Markup
Provide a detail for the proposed yard drain, ensure an 18" sump and upturned elbow and tee are installed. [site plan, pg 4]
|
|
|
See Document Markup
No fill or cut side slopes shall be steeper than 2H:1V unless a geotechnical report dictates otherwise. The provided geotech report does not mention that a slope cut of 4H:1V can be constructed. Revise accordingly. [site plan, pg 4]
|
|
|
See Document Markup
Extend the plan view to the 25+00 station to match the profile view. [site plan, pg 4]
|
|
Building Review
|
Failed
|
05/05/2023
|
04/28/2023
|
|
|
|
|
|
Other/Miscellaneous
It appears the house configuration was modified with the site plan revision. If the garage was flipped to the new approach submit new plans to support the change. This could have changed the foundation design, structural elements, plumbing, truss layout etc. Provide new plans to support the changes proposed with flipping the house.
|
|
Engineering Review
|
Failed
|
05/05/2023
|
04/28/2023
|
|
|
|
|
|
See Document Markup
Depict and label the 2' access easement for benefit of Lot 2 as depicted on civil plans E-16-0234 and include the AFN. Provide a copy of the recorded easement. If an access easement was not recorded as part of the civil permit, provide a recorded access covenant for the benefit of Lot 2. [SITE PLAN, sheet 1 of 6]
|
|
|
See Document Markup
Clarify the bounds of the proposed 4' access across Lot 1. Provide a copy of the recorded access covenant for the benefit of Lot 2 and include the AFN. [SITE PLAN, sheet 1 of 6]
|
|
|
See Document Markup
Provide a copy of the recorded 10'x20' water easement for the benefit of Lot 2 as depicted on the E-16-0234 civil permit (sheet 4 of 9) and include the AFN. Revise the site plan to match the area of the water easement depicted on the civil permit. If a water easement was not recorded as part of the civil permit, provide a recorded water covenant to install the water service across Lot 1 for the benefit of Lot 2. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
Depict and label the septic sewer line(s) from Lot 1 that terminate in the Lot 1 septic easement. Provide utility crossing information between the septic line(s) and the water line. Water utility crossings shall comply with City Standard Details 03.01.03-1 and 03.01.03-2. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
Depict and label the new septic system as illustrated on the septic plan approved by TPCHD's Tyler Sorrel on 9/21/2021. Depict the location of the septic tank(s), supply and flush lines, and drain fields. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
The proposed access area does not match the proposed access labeled on sheet 1 of 6. Verify if the access is 4';x50' or 4'x240'. Clearly depict and label the bounds of the proposed 4' access across Lot 1. Provide a copy of the recorded access covenant for the benefit of Lot 2 and include the AFN. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
According to City Road Standards and ICC Fire Apparatus Fire Access Road Standards, private roads serving 1-2 dwelling units shall have a minimum width of 20 feet. The proposed 20'x50' paved approach is acceptable, but the existing gravel driveway bottlenecks at 10' wide north of the paved approach and does not provide adequate width at all locations. Provide a minimum 20' wide driving surface for the entire length of the access road capable of supporting the imposed load of a fire apparatus. The stormwater runoff from the new hard surface will need to be mitigated in accordance with the Stormwater Management Manual for Western Washington. [SITE PLAN sheet 4 of 6]
|
|
|
Other/Miscellaneous
I reviewed your easements and covenant easements, attached, with your recent B-20-0741 submittal for the new SFR at 2345 W STEWART, APN 0420207029. Your most recent submittal included a DRAFT access covenant easement, a DRAFT storm covenant easement, and RECORDED water easement 202012170855.
The City Attorney has determined that it is not appropriate for a property owner to grant easement rights to themselves since the property owner already has the underlying property rights. Instead, there are two options for recording the easement areas depicted on permit application B-20-0741:
1. Amend short plat P-180060, AFN 201902055001 to add and adjust the existing and proposed easements. This is strongly suggested.
2. Record all new and existing easements as covenant easements. It is important to note that a covenant easement obligates the owners to include the easement that complies with the covenant in the deed when the property is sold to a new owner.
Please let me know if you decide to amend the short plat. Otherwise, we reviewed your submitted easements/covenant easements and had the following comments for each:
1. Ingress/egress easement per AFN 202012170856.
a. The existing easement shall be captured in the amended short plat or converted to a covenant easement.
b. If you choose to record a covenant easement, the DRAFT Farris SP Lot 2 Covenant Easement – Access should be revised as follows:
i. Capture both the existing access easement area described in ingress/egress easement 202012170856 and the proposed access easement area. The new covenant document should indicate that it supersedes the prior easement and that it is intended to ultimately convey the entire access easement area when the property is sold to a new owner.
ii. On page 1, please change “B-20.0741” to “B-20-0741” and replace “[type of entity]” with “municipal corporation”.
iii. On page 2, please replace the reference to a utility easement to an access ingress/egress easement.
iv. Again, the owners need to understand that this obligates them to include the easement that complies with this covenant in the deed when the property is sold to a new owner.
c. There is a conflict between ingress/egress easement 202012170856 and the 1’ no-access easement depicted on Short Plat P-180060, AFN 201902055001. An ingress/egress easement cannot be granted over the existing no-access easement. Resolve the conflict by amending the no-access easement on the short plat or the boundaries of the proposed ingress/egress easement.
d. Remove reference to AFN 202012170856 on the site plan and replace with future covenant easement to be recorded as conditioned on permit.
2. Water Easement per AFN 2020012170855.
a. The existing easement shall be captured in the amended short plat or converted to a covenant easement.
b. Remove reference to AFN 2020012170855 on the site plan and replace with future covenant easement to be recorded as conditioned on permit.
3. New Covenant Storm Drainage Easement.
a. The proposed easement shall be captured in an amended short plat or a covenant easement.
b. If you choose to record a covenant easement, the DRAFT Farris SP Lot 2 Covenant Easement – Storm should be revised as follows:
i. On page 1, please change “B-20.0741” to “B-20-0741” and replace “[type of entity]” with “municipal corporation”.
ii. On page 2, please replace the reference to a utility easement to a storm drainage easement.
iii. Again, the owners need to understand that this obligates them to actually include the easement that complies with this covenant in the deed when the property is sold to a new owner.
c. On the site plan, add reference to future covenant easement to be recorded as conditioned on permit.
If you choose to create covenant easements instead of amending the short plat, please make the changes listed above and return the DRAFT documents to me to review with the City Attorney. After you make the small changes to the site plan, I can approve my review with the condition that the permit not be issued until the recorded documents are received or the short plat has been amended.
[Yianni Charitou @ 04/28/2023 8:29 AM]
|
|
Planning Review
|
Approved
|
05/05/2023
|
04/25/2023
|
|
|
|
|
Planning Review
|
Approved
|
12/31/2022
|
01/06/2023
|
|
|
|
|
Engineering Review
|
Failed
|
12/31/2022
|
12/29/2022
|
|
|
|
|
|
See Document Markup
Depict and label the 2' access easement for benefit of Lot 2 as depicted on civil plans E-16-0234 and include the AFN. Provide a copy of the recorded easement. If an access easement was not recorded as part of the civil permit, provide a recorded access covenant for the benefit of Lot 2. [SITE PLAN, sheet 1 of 6]
|
|
|
See Document Markup
Clarify the bounds of the proposed 4' access across Lot 1. Provide a copy of the recorded access covenant for the benefit of Lot 2 and include the AFN. [SITE PLAN, sheet 1 of 6]
|
|
|
See Document Markup
Provide a copy of the recorded 10'x20' water easement for the benefit of Lot 2 as depicted on the E-16-0234 civil permit (sheet 4 of 9) and include the AFN. Revise the site plan to match the area of the water easement depicted on the civil permit. If a water easement was not recorded as part of the civil permit, provide a recorded water covenant to install the water service across Lot 1 for the benefit of Lot 2. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
Depict and label the septic sewer line(s) from Lot 1 that terminate in the Lot 1 septic easement. Provide utility crossing information between the septic line(s) and the water line. Water utility crossings shall comply with City Standard Details 03.01.03-1 and 03.01.03-2. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
Depict and label the new septic system as illustrated on the septic plan approved by TPCHD's Tyler Sorrel on 9/21/2021. Depict the location of the septic tank(s), supply and flush lines, and drain fields. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
The proposed access area does not match the proposed access labeled on sheet 1 of 6. Verify if the access is 4'x50' or 4'x240'. Clearly depict and label the bounds of the proposed 4' access across Lot 1. Provide a copy of the recorded access covenant for the benefit of Lot 2 and include the AFN. [SITE PLAN, sheet 4 of 6]
|
|
|
See Document Markup
According to City Road Standards and ICC Fire Apparatus Fire Access Road Standards, private roads serving 1-2 dwelling units shall have a minimum width of 20 feet. The proposed 20'x50' paved approach is acceptable, but the existing gravel driveway bottlenecks at 10' wide north of the paved approach and does not provide adequate width at all locations. Provide a minimum 20' wide driving surface for the entire length of the access road capable of supporting the imposed load of a fire apparatus. [SITE PLAN sheet 4 of 6]
|
|
|
See Document Markup
If the existing gravel driveway is required to be paved to comply with PMC 20.55.055, as determined by the Planning Reviewer, the stormwater runoff from the driveway will need to be mitigated in accordance with the Department of Ecology 2019 Stormwater Management Manual for Western Washington since it would add or replace hard surface area. [SITE PLAN, sheet 4 of 6]
|
|
Engineering Storm Review
|
Failed
|
01/06/2023
|
12/28/2022
|
|
|
|
|
|
See Document Markup
Update the engineering approval block. [site plan, pg 1]
|
|
|
See Document Markup
Update the construction sequence, bioretention is no longer proposed per the drainage report. [site plan, pg 2]
|
|
|
See Document Markup
A permeable driveway is not proposed. Revise accordingly. [site plan, pg 2]
|
|
|
See Document Markup
The rain garden is infeasible per the storm report, revise the plans accordingly. [site plan, pg 3]
|
|
|
See Document Markup
Remove the dispersion trench outline from the erosion control plan [site plan, pg 3]
|
|
|
See Document Markup
Update site address to 2345 W Stewart [site plan, pg 1]
|
|
|
See Document Markup
Provide the full legal description for lot 2 per short plat amendment P-18-0060 [site plan, pg 1]
|
|
|
See Document Markup
Provide utility crossing information between the water service and storm line [site plan, pg 4]
|
|
|
See Document Markup
Show the required vegetated flow path for the dispersion trench. [site plan, pg4]
|
|
|
See Document Markup
Include the stormwater pipe slope . [site plan, pg 5]
|
|
|
See Document Markup
Provide a covenant allowing lot 2 to disperse water on lot 1. [site plan, pg 4]
|
|
|
See Document Markup
Show the minimum driveway width along the panhandle access. [site plan, pg 4]
|
|
|
See Document Markup
Dispersing to the west towards the existing garage may negatively impact this structure, revise the mitigation for the driveway. [site plan, pg 4]
|
|
|
See Document Markup
Include the pipe material, diameter and slope. [site plan, pg 4]
|
|
|
See Document Markup
Show the 50' flow path for the splashblocks. [site plan, pg 5]
|
|
|
See Document Markup
Show the required vegetated flow path for the dispersion trench. [site plan, pg4]
|
|
|
See Document Markup
Why is the existing gravel being removed down to native soil? The Geotech testing mentions the current conditions support an emergency vehicle [site plan, pg 3]
|
|
|
Other/Miscellaneous
Include Figure V-2.1.1 Treatment Facility Selection Flow Chart per the 2014 Ecology Manual. [drainage report]
|
|
|
Other/Miscellaneous
Provide a basin map that includes a table distinguishing the following surface types: Roof Area, Pollution Generating Hard Surfaces. Be sure to have this map match basin 1 and basin 2 in the WWHM report. [drainage report]
|
|
|
See Document Markup
Is this a contour? If so, provide the elevation [site plan, pg 4]
|
|
|
See Document Markup
What is this outline representing? The driveway is sheet flowing directly to it. [site plan, pg 4]
|
|
|
See Document Markup
Provide a 2-foot-wide transition zone to discourage channeling between the edge of the impervious surface and the downslope vegetation for the driveway. [site plan, pg 4]
|
|
|
See Document Markup
Provide utility crossing information between the water service and storm line [site plan, pg 5]
|
|
|
See Document Markup
Include the total roof area on this page in square feet. [drainage report, pg 11]
|
|
|
See Document Markup
Provide the calculation and parameters for the filter strip sizing such as manning's equation, flow velocity and residence time equations. [drainage report, pg 12]
|
|
|
See Document Markup
Label what this WWHM report is representing. [drainage report, pg 21]
|
|
|
See Document Markup
Provide a site map within the O&M manual showing the best management practices to be maintained. [O&M Manual]
|
|
|
See Document Markup
Update the operation and maintenance manual to utilize checklists from the 2014 Ecology Manual. [O&M Manual]
|
|
|
See Document Markup
Include a maintenance checklist for annual inspections for the property owner. [O&M Manual]
|
|
|
See Document Markup
Provide a 2-foot-wide transition zone to discourage channeling between the edge of the impervious surface and the downslope vegetation for the driveway as required by the Ecology Manual. [site plan, pg 6]
|
|
|
See Document Markup
Create a note to amend all soils per CS 01.02.08a [site plan, pg 4]
|
|
|
See Document Markup
Include spot elevation on the corners of the paved driveway and important locations showing stormwater flows. Additionally include slope arrows showing the sheet flow from the driveway to the vegetated flow paths. [site plan, pg 4]
|
|
|
See Document Markup
How is this portion of the driveway mitigating stormwater runoff? [site plan, pg 4]
|
|
Building Review
|
Approved
|
12/31/2022
|
12/22/2022
|
|
|
|
|
Fire Review
|
Approved
|
12/31/2022
|
12/22/2022
|
|
|
|
|
Building Review
|
Approved
|
|
10/25/2021
|
|
|
|
|
Engineering Review
|
Comments
|
|
10/07/2021
|
|
|
|
|
Fire Review
|
Approved
|
|
12/10/2020
|
|
|
|
|
Building Review
|
Incomplete
|
|
11/20/2020
|
|
|
|
|
Building Review
|
Incomplete
|
|
11/03/2020
|
|
|
|
|
Planning Review
|
In Progress
|
|
11/02/2020
|
|
|
|
|
Engineering Review
|
Comments
|
|
10/28/2020
|
|
|
|
