1197_001.pdft
February 17, 2017
Brad Shipley
Associate Planner
City of Edmonds
121 5th Avenue North
Edmonds WA 98020
RE: Response to Comments for 184th St. Short Plat, PLN20160055
Dear Mr. Shipley,
/ b
n _....
Please accept this letter, along with the accompanying package of materials, as the applicants
response to the above referenced project comments, outlined in your letter dated February 9,
2017. The following is a list of the review comments provided in that letter (plain text), along with a
response (bold italics) indicating how each of the comments was addressed:
1. Please respond to the comments from JoAnne Zulauf, Engineering Technician, provided in
the attached memorandum dated February 7, 2017. If you have any questions on Ms.
Zulauf's comments, you may contact her at (425) 771-0220 or
JaAnne.Zulauf edmondswa. civ.
See comments responses below.
2. In response to item #7 of Engineering's memo, please adjust lot area accordingly.
The turnaround is only on lot 3, and not included in the access tract, thus no lot
area adjustment is needed.
3. Please respond to the comments from Kevin Zweber, Deputy Chief — Fire Marshall, provided
in the attached memorandum dated December 8, 2016.
See comment responses below.
ENGINEERING DIVISION
JoAnne Zulauf, Engineering Technician, (425) 771-0220 / _Io..ilc Ztj,lati r4).ed oriclsw�a ,rev
GENERAL
1. The address 8632 184th has been designated for this property. Please revise all plans,
reports, etc with this address.
Address corrected
omw�wowwww�iomoMmiioi�ioimimwowwwurowuw�ommmmmmmmmww � WWuw�!�w�wwuwwwwwwwwwuwwwiwo�mmr��rcr�mwrrrr0000000�o�0000�r�mw�w�w00000000000w�mammmmmmmmrmmmmmm�m�mi
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett, WA 98201 F: 425.486.6593
Pane 2
2. Clearly indicate proposed points of access for each lot.
Conceptual houses and driveways added
3. In accordance with Edmonds Community Development Code (ECDC) Chapter 18.90,
sidewalks are required as a condition of short plat approval. Sidewalks shall be 5 ft in
width with a ramped driveway approach (see Edmonds Standard Details (EDS) E2.13,
E2.8, E E2.26.
Sidewalks included.
4. Sidewalk location shall be revised to the north allowing catch basin #2 to fall into the gutter
line.
Sidewalk Location revised per comment.
5. CB #1 shall be moved north into the sidewalk gutter line. Stormwater main will no
longer jog to the south as shown on the current proposal.
CB#1 location revised per comment
6. Access width requirements — current design meets code requirements. (Note: the
requirement for access to 3 to 4 lots is a 20' easement width and 16' width of
paving with 18" curb or asphalt edge to direct stormwater flow. See ESD E2.1.1).
Access provided per comment
7. A turnaround is required by the engineering division. The turnaround shall be
designed to meet the requirements of ESD E2.6.2 . No additional turnaround width
is required for emergency access per Fire Comments.
Turnaround per ESD E2.6.2. added to lot 3.
UTILITIES
8. Show the location of sanitary sewer systems, water mains and water service lines
to a stub out for each lot. Provide approximate invert elevations for side sewer at
lot property line, subdivision property line, and new connection to main to show
feasibility. Call out length and size of all pipe to verify slopes. See handouts on our
website for additional information.
Services added to preliminary plans
STORMWATER
9. Please show a simple outline of driveway/house on each lot meeting the
impervious surface total used to design the stormwater bmp for said lot. This does
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett, WA 98201 F: 425.486.6593
not need to be the final lot design, the purpose is to review access and that am���illll
configuration of impervious surface and the required bmp is attainable within code
requirements.
Conceptual houses and driveways added
10. Please revise the location of CB # 3 or add an additional CB to provide collection
of all of the tract runoff. The current plan shows CB #3 with a rim invert of 329.34,
the contour at the street for the tract is 328. It appears that there are many
possible points of connection for this CB that would better meet this requirement.
CB placed at the end of the tract to capture all tract water
11. The WWHM modeling for the Tract uses Everett gage, Puget East 36 is the
appropriate gage for this area.
Puget East 36 gage used.
12. The additional impervious surface in the right of way shall be captured and directed
to the subdivision stormwater bmp. For this phase, including the area in the
stormwater bmp design sizing will suffice. The design path to accomplish collection
will be addressed during the civil review process.
There is a negligible amount of new impervious surface (605 s.f., and none of it is
pollution generating) that is bypassing the site infiltration systems. With NO runoff
leaving the site, our 0.10" 100 yr Q increase is being applied to this additional non
pgis impervious surface.
13. The drainage design shown on the civil set is not the same as the design modeled
and shown in the Preliminary Drainage Report. Please revise as needed for
consistency.
Revised to be consistent.
SNOHOMISH FIRE DISTRICT
Kevin Zweber, Deputy Chief, Fire Marshall, (425) 771-0213
1. Require fire access road including fire lane markings — 20' all weather surface,
starting at the public road to the beginning of the furthest southern parcels
driveway, no turn -around required.
Required fire access road provided per comment.
2. All structures are required to be provided with a NFPA 13D residential fire sprinkler
system regardless of the square footage of the fire area.
All buildings will be sprinklered, note added, 1 " meters specified.
i. �re�mmmmmromo��ummmw�mmmmmwiouimm�m imoioioioioioioioiui�w i ouww�muramviumm i�mimommwiw
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett. WA 98201 F: 425.486.6593
184" St Short Plat PLN20160055 Comment Response Letter Page 4
UWNNN�muu'u mn niA muumWNwomminuilliomm
We hope this package provides the necessary information for your complete review of the
proposal. If any further information is needed or desired, please feel free to contact me at (425)
486-6533 ext. 111. We look forward to receiving your comments.
, PE
areaves@sdaengineers.com
Desk: 425-486-6533 x 111
Cell: 425-478-9996
iw wwmwmw ummim a mommUMMUNOM
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett. WA 98201 F: 425.486.6593