bld20150032-Memory Care-1.docx
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE: February 23, 2015
TO: Jeff Yates
Jeff@RJDevelopmentservices.com
FROM: JoAnne Zulauf, Engineering Technician
RE: Application #: bld20150032
Project: Edmonds Memory Care
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Project Address: 21006 72 St SW
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit three (3) sets of revised
plans/documents with a written response to each of the items below to a permit coordinator.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
GENERAL
1.Please provide an itemized engineers cost estimate, including units and unit prices, for both on-
site and off-site (right-of-way) improvements, including traffic control. Please use the King
County Site Improvement Bond Quantity Worksheet.
A bond is required to be placed for all right-of-way and stormwater improvements as well as
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erosion control. The amount of the bond will be based on 120% of the City approved
estimate of the improvement cost. The City will inform you of the appropriate bond amount
after review of the cost estimate. Bond forms can be obtained from Permit Coordinators
Linda Thornquist or Kristin Johns at 425-771-0220 or by email at
linda.thornquist@edmondswa.gov or Kristin.johns@edmondswa.gov
Inspection fees for this project will be calculated at 3.3% of the 120% City approved
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estimate for all improvements.
2.Please submit a traffic control and haul route plan for review and approval. Individual traffic
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control plans shall be provided for both in 72 Ave W and 210 St SW.
3.Please revise the Traffic Impact Analysis Worksheet with the prior use unit rates from the 2004
unit rate sheet.
4.Add City of Edmonds utility purveyors to cover sheet. See handout E28 for local providers.
5.Add Irrigation Notes that state “A separate irrigation permit must be obtained from the City
Public Works Department. Prior to final acceptance provide the City Cross-Connection Control
Specialist with a copy of the backflow test report. Test reports can be faxed to 425.744.6057 or
e-mailed to linda.mcmurphy@edmondswa.gov Backflow testing will be required on an annual
basis thereafter.” This note could be added to the landscape plan.
bld20150032-Memory Care-1 Page 1 of 5
A1.01 – SITE PLAN
1.Right of way extent shall be shown on this plan to outside of curb line.
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2.Show the curb ramps at northeast corner and gutter. Show curb/gutter all along 72 and 210.
Show curbing for driveway entrances. Show sidewalk ramps at driveway entrances.
3.Indicate location of bus stop.
4.Show all utility appurtenances that will remain in surrounding right of way. Anything in the
adjacent right of way that will be above ground once the construction is finalized should be
shown on these plans, for example the existing utility/lamp pole.
5.Show location of stop sign.
6.Please incorporate changes made in response to comments for Sheet C1.0 below.
7.Add fire hydrant to plans.
8.Remove hatched “Loading” area. Two way drive aisle shall be a minimum of 20 ft in width.
STORMWATER REPORT
The following comments are provided from Jerry Shuster, Stormwater Engineer. Please
contact Jerry directly at 425-771-0220 or by email at jerry.shuster@edmondswa.gov with any
specific questions you may have regarding these comments.
Technical Information Report (12/31/2014)
General Comments
1.There is City trunk storm drain (30 or 36 inch diameter) that runs from “CB 1” on 210th St
SW south to manhole near the NE corner of 7229 212th St SW. This pipe is not entirely
shown on the plans. This pipe may be on this property and the property to the west. The
City has an easement for this pipe but it is only 5 feet wide easement on each property. At
the upstream end, at 210th St SW, the pipe is approximately 14 feet to invert. Any
infrastructure, including the wall, should be set back at least 5 feet from the edge of the
easement due to the depth of the pipe.
2.Section 4.5 of the Edmonds Stormwater Code Supplement (ESCS) states that All Large Site
Projects are required to consider the use of LID (Low Impact Development) practices and
document the decision–making processes used to select or screen out their application. This
need to be included in the report. The City encourages the use of permeable pavements in
parking lots and bioretention (rain gardens) in landscaped areas. Use of these and other LID
technologies in conjunction with conventional stormwater management practices (such as a
detention vault) can shrink the size and cost of the conventional stormwater practices.
Specific Comments
3.Page 1- Critical Areas – Remove the citation for Snohomish County regulations and use the
City of Edmonds regulations.
4.Page 1- Proposed Stormwater Controls - State that the Site is a Large Site Project under
ECDC 18.30.050 and subject to the minimum requirements for such projects.in 18.30.060
and ESCS. Also, this section says a “storm filter system” is used for stormwater
treatment. No filters are shown in the design.
5.Page 2, MR#2 – The site will have greater than 1 acre of land disturbing activity. A Notice
of Intent (NOI) filed with the Washington Department of Ecology for their Construction
Stormwater General Permit is required. According to Ecology, construction site operators
must apply for a permit 60 days prior to discharging stormwater
Page 2 of 5
(http://www.ecy.wa.gov/programs/wq/stormwater/construction/permit.html ). The NOI must
be in the City Submittal.
6.Page 2, MR#3 – Source Control – This refers to controlling sources during operation of the
facility, not during the construction; that is covered by MR#2.
7.Page 3, MR#6 – Runoff Treatment – The text states that Volume IV, Section 2 of the 2005
SWMMWW was used to choose the treatment BMP. The designer should use Section 2 in
Volume V and document the steps outlined in Section 2.1 of the Manual. As stated in
Section 4.6.2.2 of the ESCS, phosphorus treatment is required. If the site does not qualify as
a “High Use Site” in the Manual, then oil control CBs per Section 4.6.2.1. will be required.
Note that a wet vault may not be required when phosphorus treatment is included as long as
the technology also addresses Basic treatment concerns. There are several technologies that
Ecology has approved for “General Use” that meet this criteria
(http://www.ecy.wa.gov/programs/wq/stormwater/newtech/technologies.html ). The City of
Edmonds only accepts technologies from this web page that have the “General Use Level”
designation by Ecology.
8.Appendix D – The modeling uses an orifice size less than 0.5 inches. As stated in Section
4.7.4. of the ESCS, the minimum orifice size is 0.5 inches due to clogging concerns. Always
be sure and download the latest version of WWHM2012, the program has MANY bugs. The
Clear Creek Solution has the latest free downloads available
(http://www.clearcreeksolutions.com/SearchResults.asp?Cat=17 ). While this website says
the latest update is 8/18/2014, it is not. The latest they have on their website was actually
updated 01/28/2015 (see change log on the website).
Plan Sheets
9.The vault needs access manholes every 50 ft. for maintenance.
10.The Flow Control Structure detail on Sheet C8.0 needs elevations for the office(s), top of the
riser and the notch match that the modeling so it can be constructed properly. Also, make
the notch a rectangular notch to match the modeling.
11.The structural design of the vault has been sent out for peer review. Comments will be
forwarded when review is complete.
SHEET C1.0 – SITE PLAN
12.At southeast property corner, landscape strip shall continue to property line. Sidewalk
transition shall be made in front of adjoining property.
13.Show sidewalk ramps at driveway approaches (COE Standard Detail E2.26 Standard
Driveway Approaches).
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14.Portions of the curb/gutter could potentially remain on 72 Ave and 210 St SW, but will
be determined through inspection with the Engineering Division. Please add this
information to plan.
15.The loading zone signage should limit parking to 15 minutes. Add detail of sign to plans.
The loading zone sign shall be centered in the 60 ft area. Curb shall be painted yellow.
Indicate on plans.
16.The existing bus stop zone can be moved north from current location to lessen conflicts with
the loading zone. The bus stop shall begin at the south of the end of the curvature from the
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corner of 210 and 72 and extend northward 40 ft. This area shall also be painted yellow.
There shall be a separation in the painted curb area between the bus stop and the loading
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zone. The bus stop sign shall be located at the north end of the bus stop area in the
landscape strip. Show on plans
SHEET C3.0 – TESC
17.Will a chain link site protection fence be installed during construction?
18.Disruption fees will be charged for closure of the sidewalk, and/or parking areas beyond
72hrs. Please indicate proposed areas of closure and the estimated duration of closure.
19.Indicate removal of existing driveway approaches, curb sections, curb ramps at NE corner
and all sidewalks. Sidewalks or at a minimum the curb, should remain in place for as long
as possible. Please add notes to the plans reflecting this information.
20.It is understood that the electrical lines will be placed underground. Please add notes to this
effect on the plans and indicate work will be done under a separate permit.
21.Please note that the existing storm system shall be abandoned/removed and will be capped at
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the existing catch basins in the gutter line on 72(CB #9) and on 210 (CB #4).
22.Note that both water meters will be removed.
23.Please add note that one of the existing water meter to be used temporarily for water supply
during construction.
24.Add note “Two (2) ft sawcut is required for pavement restoration in right of way”.
SHEET C3.1 – TESC NOTES AND DETAILS
25.Add note to Stabilized Construction Entrance Detail indicating that filter fabric is required
under the quarry spalls.
SHEET C5.0 – GRADING, DRAINAGE PLANS & VAULT SECTIONS
26.A structural wall varying in height from 9ft to 2ft is show in the public storm easement.
Constructing a wall at this location was discussed at the pre-app meeting; a wall cannot be
constructed in the easement over the public storm pipe. As discussed at the time, a fence or
possibly a 1 to 2 ft. wall may be allowed with an encroachment permit. Please revise plans
accordingly.
27.Catch basin #3 will require a type 2 manhole due to the 5 ft in elevation change from rim to
invert. Storm pipe will need to be shifted to avoid the manhole encroaching into the
easement. Please also consider that the existing storm line in the easement is 30”- 36” and
14’ deep so in order to leave room for installation, shoring and future maintenance, a 5ft min
set back from the easement should be allowed. Please revise plans to call out a type 2
manhole and relocate location of storm line.
28.Please clarify how connection will be made to the existing City storm system at southwest
corner of the property. The plans state to “field locate and verify”. The City manhole #16 is
shown on the plans in a location southeast of the property. It is unclear if the proposed
connection is to another manhole at the property line, a direct tap on the 36” pipe or a direct
connection at manhole #16.. Please provide rim/inverts etc for the existing manhole (#16)
and where the existing northern pipe is located and connects to the existing manhole (#1) in
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210 St SW. Also, please show the property line between the two properties to the south,
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7229 212 and 21100 72 Ave W. Depending on the location of the manhole and the
location of the new connection, it may be necessary to acquire an easement for crossing
adjacent properties. Please note on plans.
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29.Please provide structural calculations for the stormwater vault. A structural review of the
vault shall be sent out for peer review. Consultant fee shall be pass through.
30.Show access to the vault for cleaning and maintenance.
SHEET C7.0 – SEWER & WATER PLAN
31.The fire hydrant as currently shown is located on private property and therefore would need
to be privately owned and maintained. In addition, the fire line as currently configured
would require the installation of a DDCVA in a vault near the property line. The City
prefers that fire hydrants are public to ensure routine maintenance and flushing and to avoid
creating pockets of stagnant water. In an effort to address these two items, please relocate
fire line and fire hydrant to the east side of the driveway approach and place hydrant near the
property line in an easement to be provided to the City. This new configuration will also
minimize the street restoration required. See COE Standard Detail E7.19 for more
information.
32.At the proposed point of connection to the City water main please revise note to state the
following:
1-8” x 6” tapping saddle
1- 6” RSGV , FL x MJ
1- 6” long body coupling MJ
Concrete blocking
Edge of saddle shall be located a minimum of 3 ft from any pipe joint, spigot or service
saddle.
33.Reference City standard detail E7.8 for the FDC at the building.
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35.Irrigation meter shall have separate connection to water main.
36.Add note stating “Water services to be abandoned shall be cut and capped at the main.
Work performed by the City”
37.Please provide invert elevation on the sanitary side sewer at the building.
38.On the sanitary side sewer, add a 6” cleanout with 12” CI lamphole cover at the property
line. Note invert.
39.Show new side sewer (p/l to building), include size, material and length of pipe.
40.Show all dry utilities running to the site. Please add a note that a minimum of 3’ separation
is required between the dry utilities (power, gas, phone, cable, etc.) and sewer, water, and
storm and 5’ from any City main lines.
Please contact me at 425-771-0220 or by e-mail at jeanie.mcconnell@edmondswa.gov if you
have specific questions regarding these plan corrections.
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