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JoAnne Zulaufi
121 5th Avenue North
NO
Edmonds, WA 98020
(425) 771-0220 (� l -I�, (� I '1 g, 0 I �� BUR,
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Re: Hyde Park — Plan Check # BLD20150117/78/79
IECO No. 14-0659
Dear Ms. Zulauf,
The project referenced above is revised in response to the review comments dated October 21st, 2015. The
review comments are numbered on the letter and have been addressed in italics as follows:
Sheet A1.0 —Site Plan:
4. 10/20115 Not Done. Existin'i Existingwater rieter also needs clearance. 8/5/15 Not Done. The water meter location is no
longer the same as the civils. Water meters must be located in the right of way against the front property line.
Please relocate meteres on plan. Water meters need a minimum clearance of 3 feet from other structures. To
save some area, an option is to install 2 — 2" meters then use private meters within the property.
Existing water meter meet the clearance requirements, see its location on A1.0. Revsions of the locations of the
proposed water meters has been made to match as civils. Water meters have a min. clearance of 3 feet from all other
structures, see water meters locations on sheet A].0
5. Ok.
6. Ok.
7. Ok.
8. 10/20115 Not Done. 8/5/15 Unclear. Please remove all clouding from site plan. Add the width where it can be
read easily. Call out width of access road at property line.
The clouding has been removed from site plans. Width has been called out at where it can be read easily.
9. Ok.
10. Ok.
11. 10/20/15 Not Done. The wall is not in the same location or the carne material as the civils. Calll out the length,
show the wall in the sarne location a a wall withIT rNr t6 t ITIT 9 r r d c ITl ��d i tf m wall elevations at each end.
8/15115 Not done. Location and amount of block walls and fences do not appear to be consistent between site
plan, landscape plans, and civil plans. Please revise as needed.
Revision made. The wall is matching in the same location and the same material as the civils. Length of the wall has
been called out. Top and bottom wall elevations at each end have been provided. See sheet A1.0
12. Ok
13. 10/20115 Not Done. -8/5/15 Not done. The impervious surface numbers do not match the civils. The impervious
surface total breakdown does not agree with the total on the copied classification sheet and the stormwater
report. Please recalculate and revise the plans as necessary.
DATE FAXED/E-MAILED 11/6/2015 PAGE 1 OF 2
Revision made. The impervious surface total breakdown is matching with the total on the copied classification sheet
and the stormwater
14. Ok.
Please feel free to contact me with any questions or comments you may have.
Sincerely,
Larry Ho
DATE FAXED/E-MAILED 11/6/2015 PAGE 2 OF 2
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October 30, 2015
JoAnne Zulauf
121 5th Avenue North
Edmonds, WA 98020
(425) 771-0220
Re: Hyde Park — Plan Check # BLD20150117/78/79
IECO No. 14-0659
Dear Ms. Zulauf,
The project referenced above is revised in response to the review comments dated October 21,
2015. The review comments are numbered on the letter and have been addressed in italics as
follows:
General:
1. 10/20/15 Not Done. 8/5/15 Not Received. The King County Site Improvement
Worksheet can be located on the King County website under "forms". The City prefers
the use of this form for bond information. Thank you for providing an itemized cost
estimate with your Stormwater Site Plan. Please revise cost estimate to include all on-
site and off-site improvements. Anything you are unable to find in the worksheet please
add to the write-in area on page 8 of 9. This estimate should include all utilities, the
storm system vault and other civil improvements. The bond will be 120% of the cost of
the right of way improvements, tesc measures, and the on site stormwater system.
Inspection fees will be 3.3% of the total costs of all the improvements on the site and in
the right of way.
The bond quantities have been updated and included with this submittal.
2. Done
3. Done
Sheet ALO Site Plan
14. See architectural plans for reply
Sheet CLO Cover Sheet
15. Done
16. 10/20/15 Not Done see #11 above. 8/5/15 Not done. Walls are still shown along west
property line on civils and not on site plan A1.0. Remove from plan or add reference to
structural engineering. Location and amount of block walls and fences do not appear to
be consistent between site plan, landscape plan, and civil plans. Please revise as
needed.
Refer to revised plan set. The architectural and civil engineering sit plans have been
coordinated.
17. Done
18. Done
19. Done
20. Done
Sheet CIA Existing Features a
20a. OK
Sheet C2.0 Grading and T ESC Plan
21. Done
22. Done
23. Done
24. Done
Sheet C3.0 Road. Drainage and Utility Plan
Water:
25. 10/20/15 Not Done. Confirm by providing a detail that the monument sign footings
will not project into the right of way. There are still only 10 water meters. 8/5/15 Not
Done. Please review the details included in your plans for the Water Meter, box size is
listed, the 6 -foot fence, and the Monument Sign. Meter box and the fence and sign
footings can not fit in this space. This plans show 10 water services and 1 irrigation
(existing). There are 12 units. Please revise plans to reflect actual proposed
construction. Water meters must be located in the right of way against the front
property line. Please relocate meters on plan. Water meters need at minimum
clearance of 3 feet from other structures, but not between them. An option to save
PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363
Fax: (425) 303-9362 • Emaii:info@insightengineering.net
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some space may be to install 2 — 2" meters and then provide private meters within the
property. Blow off valve can be removed.
Please see the revised landscape plan for the location and dimensions of the monument
sign. The locations of the water meters and fire hydrant have been revised per your
suggestion. Please refer to the revised plan set.
26. 10/20/15 Not Done. 8/5/15 Not Done. Please review the Fire Hydrant detail and the
Monument sign detail. The hydrant cannot fit in the proposed location. The original
comment points out that a minimum clearance is 3ft. Revise plans to reflect actual
proposed construction. I have consulted with the Fire Marshall and there is no variance
allowed regarding the 3 ft clearance around the hydrant. As discussed in previous
meetings, the hydrant can be located off the water main running perpendicular to 212th
on the adjacent property. A hydrant can be installed there in the right of way and still
meet the spacing required by the Fire Marshall. Attached map showing location. Fire
h drants are required to have a minimum of 3ft surrounding clearance. If you are
unable to make the 3ft clearance, please contact the fire marshall, John Westfall, to
discuss options.
The location of the fire hydrant has been revised. The fire hydrant is at least 3 feet from
all structures. Please refer to the revised plan set.
27. Done
28. Done
29. Done
30. Done
31. Done
Sewer:
32. Done
33. Done
34. Done
35.a. 10/20/15 Not Done The revised design does not meet the DOE criteria under section
C1-6.1 and C1-4.1. Please review all requirements in C1 before submitting a new design.
Cleanouts should be labeled with invert elevations. 8/5/15 NEW COMMENT The City's
Sewer Division has identified that the proposed sewer line within the access road exceeds
150' in length (scales at 160'), length callout on plans is under another callout. Per DOE's
Criteria for Sewage Works Design section CI -6.1, a clean out may be used at the end of a run
only if it is under 150' in length. So two options to address this would be:
1) replace CO #4 with a manhole and add a type 2 manhole standard detail to plans, or
2) shorten the main line to under 150' and lengthen the connection after CO #4 to
Building #3.
PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363
Fax: (425) 303-9362 • Email:info@insightengineering.net
A manhole has been added to the end of the line and the cleanout inverts have been
labeled.
Storm:
',onarnents fi-orrr the City Storm water Dwneer attached.
35. 10/20/15 Not done. The civils still do not match the site plan.A1.0. 8/5/15 Not done.
The civils still do not match the site plan.A1.0. The impervious surface total breakdown
does not agree with the total on the copied site plan. Please recalculate and revise the
plans and report if necessary.
Please refer to the revised plan set. The civil and architect have gotten together to get
one cohesive plan set.
36. Done
37. Done
38. Done
39. Done
40. Done
41. Done
42a. Done
42b. Done
43..10/20/15 Not .Done See #11
The architectural and civil plans have been coordinated.
44. Done
45. 10/20/15 Not Done 8/5/15 Not done. Other conflicts as well, see Water comments
above. Signs shall be set back from sidewalk and shall not interfere with vehicle site
distance. Please provide a sign detail. No details were found in the architectural or
structurals.
Please see the revised landscape plans for the sign detail and for the site distance
detail. The water line has been changed as well. See revised civil drawings for revised
utility detail.
PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363
Fax: (425) 303-9362 • Email:info@insightengineering.net
..........._......_..
46. Done
Sheet C3.1 Road, Drainage and Utilitv Plan
47. Done
48. Done
New comirnents t e ardin -, 6/18/1 submittal:
SheetC12 1 r� �jtgge (jj)pic venwnts Ng,511eet Submitted 6/18/15
Sheet C4.1 General Notes and Details
57. Ok 10/20/15 Location of mailbox , water meter etc are not shown consistently with the
civils.
The landscape, architectural and civil plans have been revised to coordinate the location
of the above referenced items with each other..
10/20/15 Stormwater Engineer Comments:.
Storinw ter Site Plan, dated September June 2' 2015
Pap -e 8, MR46 — The plan should state the amount of pollution generating impervious
surface area created by the project. If it is 5,000 square feet or greater, water quality
treatment is required. Partially resolved. The site proposes 7,365 SF of PGIS. The text
states that treatment will be provided by infiltrating through pervious pavers, stone, and
subsequent soil. The site is located in the Hall Creek/Lake Ballinger basin. Phosphorus
is a pollutant of concern. For flow control other than infiltration, all sites in this basin
need phosphorus control. For site that use infiltration for flow control, they are exempt
from phosphorus control if they are more than'/4 mile from the Creek or Lake. This is
the case here, but other treatment is required. According to Section 6.3.2, page 174 of the
following document:
httn://www.DsD.wa.aov/downloads/LID/20121221 L IDinanual FINAL secure_ndf, , no
water quality treatment credit is given by Ecology associated with stormwater passing
PO Box 1478 • Everett, WA 98206 • Phone: (425) 303-9363
Fax: (425) 303-9362 • Email:info@insightengineering.net
through a permeable pavement system. Treatment can be attained by one of the
following: 1) Infiltrate 91 % of the annual stormwater runoff file into subgrade soils that
have a cation exchange capacity of greater than or equal to 5 milliequivalents/100 grams
of dry soil and a minimum organic content of 0.5 percent. The soil must have these
characteristics for a minimum depth of 18 inches. Or 2) Design a treatment layer into the
aggregate base that has the characteristics described in 1) for subgrade soil.
The applicant refers to a letter from the geotechnical engineer(dated August 25th, 2015)
recommending a topsoil layer with sufficient cation exchange capacity to treat infiltrated
runoff. This is feasible, however, the special inspections necessary to ensure this is done
properly are not described and need to be included in the development permit.
The plans have been modified to include such notes. Please see the revised detail VC3.0
Page 8�7 — The location of the R -tank infiltration system does not match up to a
location of the geotechnical investigations. Due to the variability of subsurface soils,
investigations need to at the same horizontal and vertical location as the proposed
system. If a test pit in the location of the proposed R -tank system shows the same
subsurface strata as locations IT -1 and IT -2, the 2.5 inches per hour design infiltration
rate will be accepted. Not resolved. The response says "The geotechnical Engineer will
perform a (sic) infiltration test at the proposed location of the R -tank system." No
addition geotechnical test was found in this submittal. Testing must be performed and
the results incorporated into the design prior to any potential approval of the permit
application.
A geotechnical engineer has visited the site and a letter of his results, of further testing, is
included with this submittal. The soil type under the r -tank is the same as other areas of
the site.
r Page 1.8 —Resolved
o Pj-v
ge 22 — Resolved
Plans Dated January 29. 2015 — (These comments were not formally addressed in the
Comment -Response letter lxom IECO dated 6//2015, but appear to be partially addressed in the
most recent plan submittal.)
a Sheet C3.0 —Resolved;
+ Sheet, C3,0 C:)�,� 'tail 1. Resolved.
* Sheet C3.1 - Resolved.
w 10/20 Addition.al information ro_;;ided by the citya�w1aineer reaardintp Lyd.
Force Trunk Line:
The asbuilts of the trunk line were obtained and the actual location of the trunk line is
shown on the plans. The depth of the trunk line in the vicinity of our sewer crossing has
been shown on the profile and a note has been added for the contractor to verb the
location and depth, prior to construction.
PO Box 1478 + Everett, WA 98206 + Phone: (425) 303-9363
Fax: (425) 303-9362 + Email:info@insightengineering.net
Please feel free to contact me with any questions or comments you may have.
Sincerely,
Brian Kalab, P.E.
PO Box 1478 # Everett, WA 98206 • Phone: (425) 303-9363
Fax: (425) 303-9362 • Email:info@insightengineering.net
_.......
integrated site design
12743 26th Ave NE
Seattle, WA 98125
P: 206.363.9049
www.i-s-d.com
1N(W 0 9 201"i
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Attn: Larry Ho
Prime Consultant/ Owners Representative
Re: City of Edmonds Correction Letter Response
Third Review
Plan Check # BLD20150177/78/79
Hyde Hyde Park MF 7232, 7234,7238 212th St. SW
Reviewer: JoAnne Zulauf
Date: 10.30.2015
Mr. Ho,
The following is a response to the recently issued correction letter from JoAnne Zulauf, City of Edmonds
Engineering Department, dated October 21 st, 2015.
I have included both the correction and our response to all landscape and landscape related issues as follows:
25. Correction
Sheet C3.0 Road Drainage and Utility Plan - Water:
10/20/15 Correction Request: Not Done
Confirm by providing a detail that the monument sign footings will not project into the right of way.
Response:
ISD: has provided a detail of the monument sign with footings on Sheet L-1 Detail #2 and 3.
The wall and footings are indicated as being entirely within the subject property.
57. Correction
Sheet L 1..0 Landscape Plan
The location of the mailbox, water meter etc. are not shown consistently with Civil's.
Response:
ISD: has coordinated the locations of the mailbox and water meters with the Civil Engineer and has
revised sheets L 1.0 and L2.0 to reflect the correct location and configuration of these elements.
Additionally, plant list has been revised to reflect changes in plants as required to accommodate
the meter and mailbox paving revisions.
Please let me know if there are any other landscape related issues that need our attention.
Sincerely,
Ray Robinson, RLA/ASLA