20170913152519.pdfI jr&'vA
September 5, 2017
City of Edmonds
City Hall- 2 nd Floor
121 5th Avenue North
Edmonds, WA 98020
Attn: Kristin Johns
Kristin.Johns@edmondswa.gov
184th St. Inc- SINGLE FAMILY RESIDENCE LOT 2
#BLD20170959 Ist Review - Response to Comments
Dear Kristin�
We are pleased to resubmit the attached Site Plan set for further review and approval. These plans are
submitted in response to the 1 st Site Plan Review from both Planning and Engineering. The following is
a summary of responses to the review comments contained on the plan set and comment letters.
Review comments are shown in plain text and our responses are provided in bold italics.
Comments from Mitch Boyd (Mitch. Boydpedmonds.wa.gov):
GENERAL
1) Submit Side Sewer Permit Application form
See attached Side Sewer Permit Application.
2) Include construction sequence. Refer to sample on City website.
Notes have added to an additional sheet
3) Include General Construction Notes. Refer to sample on City website.
Notes have added to an additional sheet
SITE PLAN
1) Reference the silt fence City standard detail E1.1. It is unclear on the plans what the silt
fence callout is pointing at, please adjust callout to clarify.
Detail has been referenced.
2) Show construction entrance on the plans and incorporate and reference City standard detail
E1.2.
The construction of the private access tract and the utilities within it will be constructed prior to
or in conjunction with the construction of this lot
3) Please show and add a note to the plans that filter socks will be added to any catch basins
downstream from the construction site. Incorporate and reference City standard detail E1.3.
Catch basin Inlet protection symbol, note, and callout have been added.
4) Orange protective barrier fencing shall be placed around areas proposed for low impact
development techniques, such as rain gardens, infiltration systems, etc., to protect the area
from compaction.
Orange protective barrier fencing and noted.
5) Please provide the location of the temporary stockpile. Add a note that the stockpile is to be
covered within 24 hours.
Added and noted.
1724 W. Marine View Driive; Suite 140 P: 425.486.6533
SDA Everett. WA 98201 F: 425.486.6593
Sept 1, 2017
BLD201 70959- Site Plan Lot2
1 st Review — Response to Comments
Page 2
6) Please add a note to the plans that all disturbed soils will be compost amended per BMP
T5.13.
Note has been added.
7) Add note: Install and maintain all TESC measures according to approved plans, City of
Edmonds standard details, and all other measures that may be required during construction.
Note has been added.
8) Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
Note has been added.
9) As indicated by the Fire Department, a fire sprinkler system is required for this property.
a. Please add a callout to verify that a 1" meter was installed under PLN20160055. If
the incorrect meter was installed, please replace with at 1 " meter.
Noted.
b. Please show a 1-1/2" water service line to be installed from the back of the meter to
the house as required for a combination fire and domestic service. Verify that the
water stub installed under PLN20160055 was a minimum of 1-1/2". If not, please
upgrade water service to a minimum of 1-1/2".
Noted.
c. Please label the pipe material and note tracer wire to be installed on the water service
line from back of meter to house.
Noted.
d. Please show the connection between the water stub installed under the short plat
permit and the proposed house.
Connection has been shown.
10) Entire sewer run shall be shown from the City main to the house.
Connection has been shown.
11) Label pipe material and size. The sewer service may be 4".
Label has been added.
12) Show a 6" cleanout at the property line/edge of easement. Please add a note that the 6"
cleanout at the property line shall have a 12" cast iron lamphole cover with 1/2" hexbolts.
13) Provide invert elevations at the cleanout at the property line and at the house so that a
minimum 2% slope and minimum 2' pipe coverage can be verified.
The cleanout and pipe section you are referring to will be constructed in PLN20160055. The
note was added to that plan set.
14) Show where the footing drains will discharge to.
Shown and noted.
15) Show how the storm system connects to the proposed raingarden.
Shown.
16) Provide invert elevations for all pipes at the structure and at the raingarden. Please note that
a minimum of 2' of cover is required for all pipes located under drive able surfaces and 1' of
cover under landscape areas.
Noted.
17) Pervious driveway is proposed under this permit. Please provide a detail for the permeable
pavement.
The pervious driveway is proposed under PLN20160055, to meet the drainage criteria of this lot.
Comments from Planner, Michele Q. Szafran (Michele. Szafran(a-)edmonds.wa.qov):
1. Subdivision: Please note that only one building permit may be issued on the subject site before the
associated subdivision application (PLN20160055) receives final approval and is recorded with
Snohomish County.
Ok.
SDA 1724 W. Madne View Drive; Suite 140 P: 425.486.6533
Everett. WA 9820 1 F: 425.486.6593
Sept 1, 2017
BLD20170959- Site Plan Lot2
1 st Review — Response to Comments
Page 3
2. Critical Areas Determination: A Critical areas checklist will need to be completed for lot 2 prior
to building permit issuance. Please submit the attached checklist together with the $50 subsequent
determination fee.
As you recall, this lot is part of PLN20160055; the Critical Areas Determination was done under
that project
3. Setbacks: Lot 2 of PLN20160055 is considered a flag lot since the lot does not front a street or
access easement serving 5 or more lots. Based on development standards for the RS- 10 zone, the
setbacks for lot 2 are 10 foot side setbacks from each property line and from the edge of the
vehicular access easement. Eaves may not project more than 30 inches into a required setback. It's
unclear along the north property boundary which dashed lines are what, so please clearly identify
that the required setback is met. Additionally, please clearly label the dashed lines on the plan.
The BSBL lines have revised to match the setback described The north BSBL varies to
exclude the easement area and meet the 10'separation from the rain garden. Dimension have
been added
4. Site Plan: Make the following corrections to your site plan:
a. Clearly label the eave line.
Roof overhang callout has been added
b. Show and label all covered and uncovered patios.
Both covered and uncovered patios have been added
c. Indicate any upper floor cantilevers.
Upper floor Cantilever areas have been shown and labeled
d. Show and label the fireplace bumpout.
Bumpout has been shown and labeled
e. Label the proposed vehicular access tract.
Tract 999 has been labeled and dimensioned
f. Indicate all existing and proposed easements.
See note #14 on Site plan.
g. Indicate the address of Lot 2.
Address has been updated to 8634 184th St. SIN.
5. Lot Coverage: Lot coverage is defined as the total ground coverage of all buildings or structures
on a site measured from the outside of external walls or supporting members excluding a maximum
of 30" of eaves. The maximum allowed lot coverage within the RS-1 0 zone is 35% of the net lot area.
Please ensure that all required portions of the proposed building have been included in the lot
coverage calculations. In providing the lot coverage calculations, be sure to include the footprint of
the entire residence (excluding up to 30" of eaves) including any covered patios, upper floor
cantilevers and bumpouts, etc.
Lot Coverage calculation has been updated as defined above and noted.
6. Height Calculations: Please make the following corrections related to the height calculations.
a. The rectangle utilized for the height calculations must be the smallest rectangle that
encompasses the entire structure excluding up to 30" of eaves. This rectangle must include all
upper floor cantilevers and must extend out to the support posts for any covered patio/decks.
Please revise accordingly.
The height calculation rectangle has been revised to meet the requirements you noted.
b. Please provide revised height calculations based on the new location of the height rectangle,
keeping in mind that the numbers cannot be rounded up when calculating the average original
grade. Indicate the average original grade, maximum allowed height, and proposed height on
both the site plan and the building elevation views.
1724 W. Marine View Ddve; Suite 140 P: 425.486.6533
SDA Everett. WA 9820 1 F: 425.486.6593
Sept 1, 2017
BLD201 70959- Site Plan Lot2
1 st Review — Response to Comments
Page 4
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.
Sincerelv,
PE
Principal
areaves@sdaengineers.com
Desk: 425-486-6533 x 111
Cell: 425-478-9996
Attachment 1- Sewer Side Sewer Permit Application
Attachment 2 —Site Plan (2)
SDA 1724 W. Mariine View D(ive; Suite 140 P: 425.486.6533
vere ff. WA 9 820 1 F: 425.486.6593