2019.05.03 Comment Response to Jeanie McConnell.pdfENGINEERING
May 3, 2019
Jeanie McConnell
City of Edmonds
121 5th Ave N
Edmonds, WA 98020
civil & structural
engineering & planning
RE: Permit Number: PLN20180033
Project Name: Larsen 3-Lot Short Plat
Project Address: 15729 75th PI W
Dear McConnell,
Itemized below is our response to the review comments dated April 2 nd 2019 for the above referenced
project. Our response appears in bold.
Engineering Review Division:
General
Please provide an itemized engineers cost estimate for both on -site and off -site (right-of-way)
improvements, including all utilities, traffic control, vegetation enhancement, etc. Use the King
County Site Improvement Bond Quantity Worksheet and utilize the "write-in" sections where
appropriate. Two separate cost estimates will need to be provided. One that addresses Phase I
construction and one that addresses Phase 11 construction.
The amount of the performance bond will be based on 120% of the City approved estimate.
The City will inform you of the appropriate bond amount after review of the cost estimate.
Please obtain the appropriate subdivision improvement bond forms from the City —
available on the City website.
0 Inspection fees for this project will be calculated at 3.3% of the 100% City approved
estimate for all improvements.
Cost estimates provided.
Please add a note to plans stating "A separate right-of-way construction permit is required for all
work within the city right-of-way." Please note, a ROW permit application with contractor's
signature shall be provided to the city prior to issuance of civil construction plans. A right-of-way
permit has been submitted to the City, but it was signed by the property owner.
Note added. Note 43/C1.1. The ROW permit application will be signed by a contractor prior to
issuance.
3. Please provide a written response from the geotech that the civil plans are consistent with the
geotech report.
Geotech letter included.
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com
Larsen Short Plat May 3, 2019
Comment Response Page 2 of 7
4. A letter requesting deferral of improvements related to Lot 3 has been received. Please review
Edmonds Community Development Code 20.75.130.D and provide a response that supports a
determination by the director in review of the following code language "If the community
development director determines that installation of improvements will not be needed at the time
of the approval of the final plat of the short subdivision ..."
See enclosed revised letter, clarifying that the Lot 3 improvements are not needed at the time of
subdivision.
The plans will continue to be reviewed based on the assumption that the request for deferral will be
approved. Please include construction deferral notes on the plans addressing the phasing of the
project and timing of construction. It will need to be clear which elements are being constructed as
part of the subdivision and which elements will be phased to align with construction of the future
SFR.
"Construction Deferral Notes" added to C1.1.
Please note, special inspections will be required with the construction of the retaining wall. Should
the requested deferral of improvements be approved, the special inspection agreement for wall
construction will also be deferred. Please add a note to the plans reflecting this requirement.
Note added. See Note I/C1.1 under "Construction Monitoring/Special Inspections Notes".
7. The City's Public Works Operations and Maintenance Department provides Fire/Aid address signs, as
required, upon payment of required fees ($75/sign). Two (2) fire aid address signs will be required
with the proposed development and the plans shall reflect a process that requires the
contractor/property owner to contact the Engineering Division by email at
engineeringpemits@edmondswa.gov 2-weeks in advance of the requested sign fabrication.
Noted.
As identified in the engineering requirements, a public street dedication is required. In addition, a
wall maintenance easement is required along the property frontage. The approval of the easement
and dedication shall be brought before City Council. The first step is a Council Committee process
and the second step is approval before the full Council. The following shall be provided by the
applicant:
a. Vicinity Map
b. Site Plan showing public right-of-way dedication and easement areas.
The next available meeting date is May 14th (committee is only held on the 2nd Tuesday of every
month). The above requested information shall be submitted by May 6th in order meet this
Council Committee date. Following the Council committee meeting, the item will be placed on
the Council consent agenda on the next available meeting date.
Noted. Vicinity map and site plan provided.
4=-4m
r=NGINEIERING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com
Larsen Short Plat
Comment Response
May 3, 2019
Page 3 of 7
Sheet C1.1 — Cover Sheet and General Notes
1. Revise Utility Purveyor info for the Fire Department to state "South Snohomish County Fire".
Revised.
2. Revise Sheet Index, Sheet C2.1 to also state "demo".
Revised.
3. Revise General Notes as follows:
#21 — Remove Note. Irrigation is not allowed within the Earth Subsidence Landslide Hazard
Area (ESLHA).
#40, etc. — Revise notes to include the following utility main line extension general notes:
• A Request for Approval of Materials and associated documentation must be submitted to
the City of Edmonds for utility main line extensions within City right of way. The City will
provide a list of materials in which this requirement applies, prior to construction. The
request for approval and documentation shall be emailed to
engineeringpermits@edmondswa.gov for review and approval ten (10) working days prior
to beginning construction.
• Materials and mix designs must be per City of Edmonds standard details and Material
Modifications Divisions 7, 8, and 9.
• Materials testing, including compaction as required by City engineering inspector.
Revised.
4. Revise the Construction Sequence as follows:
#9 — Remove
#11 — Add reference to the Vegetation Management Plan
ADD - Add notes as appropriate to address construction sequencing due to construction within in
ESLHA.
Construction Sequence revised.
Sheet C2.1 — Temporary Erosion Control Plan
1. Revise sheet title to include "Demo".
Revised.
2. Revise notes as needed on this plan sheet to address the fact that this site falls within the ESHLA
boundaries. Geotech monitoring is required throughout the project.
ESLHA Notes added to C2.1 and Construction Monitoring/Special Inspections notes added to C1.1.
3. The plans indicate a couple concrete retaining walls extend beyond the private property line of Lot 2
and into the 158th St SW right-of-way. Please show the removal of the retaining walls.
Revised.
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f, 425.778.5536
www.cgengineering.com
CEINGINk-RING
Larsen Short Plat
Comment Response
May 3, 2019
Page 4 of 7
Sheet C3.1 — Grading and Drainage Plan
1. Clearly identify the reference to the enlarged plan as being part of the proposed project phasing.
Revised.
2. Revise the Grading and Drainage Plan Notes #2 to also state "refer to separate plans and
calculations.
Revised.
3. Provide an Impervious Areas chart and indicate direct discharge allowance.
impervious area chart added.
4. Driveways abutting City streets shall be hard surface (asphalt) from the edge of pavement to the
property line or a minimum distance of 20-feet, whichever is greater. Please label driveway surface
materials and show the requirements for an asphalt approach as applicable.
Lot driveways are now shown as asphalt.
5. City records indicate 75th PI W was overlaid in 2015. There are penalty fees for cutting into a road
within the first 5-years after an overlay has been completed. The plans indicate a new water service
connection in 75th that will require a cut into the road. Please confirm that this is in fact the case. If
a cut is required, please address the following:
a. Indicate the size of asphalt cut required to perform the required tap on the water main.
Show a full width, 20-wide overlay section.
Confirmed. The asphalt cut size is now called out and the overlay section revised.
Sheet C3.2 — Enlarged Grading and Drainage Plan and Details
1. Revise sheet title to address project phasing.
Revised.
A wall maintenance easement has only been shown across the subject property; however, the
proposed wall extends to the north beyond the limits of the subject property boundaries. An
easement will still be required for the section of the wall located along the frontage of the adjacent
property. Please indicate the need for the easement and provide a letter of concurrence from the
adjacent property owner.
The applicant has attempted to contact the adjacent property owner by phone but has not made
a connection. They are currently attempting to contact them at the property owner's home
address.
Revise vertical curb callout to also include "gutter".
= CM
ENON&RING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com
Larsen Short Plat
Comment Response
May 3, 2019
Page 5 of 7
Revised.
4. The height of the temporary block wall indicates a max 7-ft height, however, the elevations provided
indicate a height of 8-ft. Please revise accordingly.
Revised. Actual proposed temporary wall height is 12' max from the bottom of finished grade to
the top of the wall. The 8' max is the retained height from the bottom of finished grade to the top
of finished grade.
5. Add note to the plans that states the temporary block wall shall not support a surcharge and shall be
installed per manufacturers specs.
Note added.
6. Please show a taper transition between the existing pavement section of 72nd Ave W and the
proposed pavement area.
Revised. Pavement only tapers at 2:1 as more smooth transitions would necessitate retaining
walls on the east side of the right-of-way.
7. Please show a requirement to paint a fog line between the existing curb/gutter on 72nd Ave W and
the new section of 72nd Ave W. The fog line would essentially follow the asphalt taper.
Fog line added and called out.
8. Revise note that describes the requirement for a turnaround to remove "I Lot".
Revised.
9. For the proposed guardrail, please refer to and include in the plan set, City standard detail TR-573.
Revised. Detail added.
10. Replace the Typical Pavement Section detail with City standard detail for a Public Road, TR-505.
Detail replaced.
Sheet C3.3 — Grading and Drainage Details
1. Revise Detail 6 — Typical Road Section — 72nd Ave W, to show 18" curb and gutter, as well as 8" DIP
Water main (instead of 12").
Revised.
Sheet C4.1 — Water and Sewer Plan
1. Clearly identify the reference to the enlarged plan as being part of the proposed project phasing.
Revised.
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
ENGINEERING www.cgengineering.com
Larsen Short Plat
Comment Response
May 3, 2019
Page 6 of 7
2. Revise this plan sheet as needed based on comments provided under Sheet C4.2 below.
Revised.
Sheet C4.2 — Enlarged Water and Sewer Plan
1. Revise sheet title to address project phasing.
Revised.
2. Revise water service line callout to reflect pipe material callout in City standards.
Revised.
3. The water meter location as shown is in conflict with the proposed temporary block wall. Please
revise accordingly.
Water meter moved out of conflict.
4. Revise water main to 8" diameter instead of 12".
Revised.
5. Show water main extension beginning on the south end of the fire hydrant.
Revised.
6. Revise plans to show installation of 22-clegree bends, instead of 45-clegree bends.
Revised. (4) 22.5* bends now shown instead of (2) 45* bends.
7. Show blue reflector required in the street ROW identifying fire hydrant locations. Refer to City
standard detail E7.1.
Blue reflector added and called out.
8. A blow off shall be installed at the south end of the proposed main, per City standard detail WA-121.
Blow off added and called out.
9. Provide profile of water main on this plan sheet, or with road profile, to confirm no high points are
proposed in the main line extension, which would require installation of an ARV.
Water main profile added to road profile (9/03).
4= 4M
ENGIN&RING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com
Larsen Short Plat
Comment Response
May 3, 2019
Page 7 of 7
Sheet C5.1 — Traffic Control Plan
1. Add note that the contractor shall coordinate with effected residents prior to start of construction
on 158th St SW.
Note added.
if you have any questions or comments regarding the responses to this review, please do not hesitate to
call.
Sincerely,
CG Engineering
Jared Underbrink, PE
Project Manager
= - GM
IENGINEGRING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com