bld20160598-Brackett Court-1.doc
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.ci.edmonds.wa.us
DATE: July 26, 2016
TO: Jake Lyon
jake@prideventuresllc.com
FROM: JoAnne Zulauf, Engineering Technician
RE: Application #: BLD20160598
Project: Brackett Court – grading and utilities only
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Project Address: 21276 80 Ave W., Edmonds Way
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. 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. The City recommends
use of the King County Site Improvement Bond Quantity Worksheet.
A bond is required to be placed for all right-of-way improvements. The amount of the bond
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will be based on 120% of the City approved estimate for all right-of-way improvements. The
City will inform you of the appropriate bond amount after review of the cost estimate. Bond
forms can be obtained from Kristin Johns, Permit Coordinator – 425-771-0220 or
Kristin.johns@edmondswa.gov.
Inspection fees for this project will be calculated at 3.3% of the 120% City approved estimate
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for all improvements.
2.Please submit a traffic control and haul route plan for review and approval. Individual plans shall
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be provided for all elements of work to be completed both on 80 Ave W. and on 212 St SW.
3.Replace “City Subdivision file#” with building permit number “BLD20160598” on all sheets.
4.Please remove “Preliminary” from Drainage Plan, Civil sheet index and all sheet titles.
5.Project shows three lots combined. Please provide the new (or encompassing) tax id # for the
property. The project cannot be approved as three parcels.
Storm Drainage Report:
The following comments have been provided from the City’s stormwater
consultant.
bld20160598-Brackett Court-1 Page 1 of 5
1.The Preliminary Drainage Report (5/2/16) states that Minimum Requirement #6 – Runoff
Treatment will be met by the use of catch basins equipped with separators before being
routed to the infiltration trenches. Downturned elbows could provide some oil control
benefits, but are not considered to be an acceptable runoff treatment best management
practice (BMP). Options for runoff treatment BMPs are listed in Table 4-3 in the Edmonds
Stormwater Code Supplement. Based on the project location and type of development,
Oil Control, Phosphorus Control, and Enhanced Treatment are not required, but Basic
Treatment would be required. Basic Treatment could be addressed by the proposed
infiltration trenches if the soil suitability criteria for infiltration are met.
2.In the WWHM screenshots provided in Section C of the Preliminary Drainage Report
(5/2/16), two of the infiltration trenches (#1 and #12) do not fully infiltrate the
stormwater runoff that is routed to them. Please provide documentation to show that
these two trenches meet the numerical standard (1/2 the 2-year to the 50-year flow
duration to predeveloped forest condition).
3.In the WWHM screenshots provided in Section C of the Preliminary Drainage Report
(5/2/16), the porosity assumed for the gravel layer in all of the infiltration trenches was
0.4. A typical gravel porosity used for modeling (and the porosity used for the City’s
simplified sizing) is 0.3. Please provide justification for the 40% porosity or adjust this
assumption to 30%.
4.In the WWHM screenshots provided in Section C of the Preliminary Drainage Report
(5/2/16), the text at the bottom of the page lists a different infiltration depth, depth of
trench rock, and porosity than is shown in the model screenshot. Please delete this
information if it is outdated and was not used for facility sizing.
5.The Geotechnical Report dated 6/15/15 provides a recommendation for the infiltration
trench depths of 6.5 to 9’ to reach the underlying outwash layer. The Geotechnical
Report dated 12/1/15 states that setting the bottom of the trenches at 438.1’ results in
a depth of 8.9-9.9’ below the existing ground surface. Based on the elevations provided
in the Preliminary Drainage and Site Development Plan, Sheet C3 (5/2/16), the bottom of
the infiltration trenches are set at 441.6’ and 441.95’ which is not deep enough to reach
the underlying outwash layer as recommended by the geotechnical engineer for the
project.
6.The Preliminary Drainage and Site Development Plan, Sheet C3 (5/2/16) lists two
different trench lengths for Infiltration Trench #5 (40’ and 41’) and Infiltration Trench #8
(39’ and 40’). Based on the WWHM screenshots provided in Section C (Storm Drainage
Summary and Calculations) of the Preliminary Drainage Report (5/2/16), both infiltration
trench lengths should be adjusted to 40’.
7.Test pit #2 (TP-2) is shown in two locations in theGeotechnical Report dated 6/15/15
and the Geotechnical Report dated 1/7/16. The location of test pit #3 (TP-3) is not
provided in either report. Please verify the correct locations of TP-2 and TP-3.
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8.The document titled “Brackett’s Corner Soils Infiltration Test – PIT Method” dated
2/2/16 states that TP-2 resulted in a 0.25 inch/hour infiltration rate. Please provide
additional information regarding this test and whether the 0.25 inch/hour infiltration
rate is the short-term infiltration rate or the design infiltration rate after correction
factors have been applied.
9.Edmonds Stormwater Code Supplement states that there shall be one test pit per 50
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feet of infiltration trench length. The total length of all infiltration trenches for this site
is just under 600 feet which would equate to 12 test pits. In the Geotechnical Report
dated 6/15/15 and the Geotechnical Report dated 12/1/15, there are only a total of 5
test pits.
10.WWHM screenshots have been provided; however, the WWHM output reports are also
necessary for a complete submittal. Please provide the WWHM output reports to support
the modeling results provided.
Sheet C1 – Cover Sheet and Existing Conditions
6.Add stormwater and gas purveyor information.
7.General Notes
a.Change to 2016 WSDOT
b.Add “2005” to DOE Stormwater Manual
c.Note #5: Revise to state one electronic copy of asbuilts and one hard copy to be
submitted.
d.Note #19: Revise to reflect current plan.
Sheet C2 – Stormwater Pollution Prevention Plan
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1.Please revise plans to restrict construction access to 80 St SW.
2.Outline the 100’ of pavement to be retained for the construction entrance.
3.Show protection fencing around each of the proposed infiltration trenches. The number of
trenches will make it difficult to avoid them during construction but they should be marked so the
will be protected from compaction as much as possible.
4.Add note to plans stating that power poles and/or removal/replacement of power poles are
shown per PUD approval.
Sheet C3 – Storm Drainage Plan
1.Call out pipe size and material for all storm pipe shown on this plan sheet.
2.It is difficult to discern where storm pipe ends and the “Lines” begin. Please remove or lighten
the “Line” in areas where there will be no pipe required.
3.Show footing drains from each sfr to point of collection.
4.Please remove Drainage Construction Note #3. All within building or within 2 ft, not reviewed
under the civil plans.
Sheet C4 – Sewer/Water Plan
5.Public Sewer Main shall not be constructed behind the sidewalk. The main shall be located
towards the center of the west lane separated by a minimum of 10’ from the 16” water line, 10’
from the existing sewer manhole, and out of the vehicle wheel path.
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6.Add City of Edmonds Standard Details for Sewer Clean-out E6.3 and Typical Trench Section
E4.2.
7.The private sewer lines have lengths of 154 lf and 166 lf. A clean-out many be used at the end of
line 6” or 8” if line is not over 150’ in length. Please revise length of lines or replace clean outs
with manholes.
8.Call out size of pipe between private sewer lines and residences.
9.Add note that private sewer lines shall be bedded in pea gravel or sand.
10.Correct labels to manholes on drawing and detail to “Type 2”.
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11.Water Mains on 212 and 80 are 16” trunk lines. Currently our Utility Engineer and
Sewer/Water Manager are completing their review of the water meter connections. Full
comments shall be provided early next week.
12.Please clarify that you are stating the meters will be 1” with ¾” connections? This is common if
fire sprinkling is necessary.
13.Note the size of the existing meters.
14.Relocate the “WM” label for the existing water meter to the south so it is clearly identified with
the meter and not the power pole.
15.Permanent Irrigation is required for the development. Please add irrigation meter if needed to
meet that requirement.
Provide additional plan sheet:
Sheet Cx – Frontage/Striping/Access Plan
1.Show dimensions of drive aisles for two-way traffic, 24 ft width or drive aisles are allowable at
22 ft in width if approved by fire marshal.
2.Label parking spaces. Standard parking stall dimensions shall be 8.5-feet in width by 16.5-feet
in length.
3.Will onsite sidewalk grade be flush with access road and parking stalls? If not, show ada ramps
at parking stalls.
4.Areas of “no parking” shall be striped.
5.Please show location of trash enclosure to the design requirements of the City Handout E37
Garbage and Recycle Enclosure & Access Policy.
6.Please reference the plan sheet within the architectural drawings that provide a detail for the trash
enclosure.
7.This parcel falls within the RM 2.4 zone. Edmonds Community Development Code Chapter
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18.90.030 Sidewalk Standards indicates that sidewalks are to be 7’ to 10’ wide on both 212 and
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80.
8.Please revise access approach to City of Edmonds standards, E2.27.2 multi-family entrance.
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9.The curb/ramp at 212 and 80 shall be replaced to meet the additional width of the sidewalks
and shall meet current ada requirements. Please add appropriate wsdot standard detail.
10.Curb/Ramp shall be constructed fully within the right of way.
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11.Show crosswalk striping on 80. Please ensure ramp alignment is appropriate for crosswalk
across 80th and across 212th.
12.Add note to plans stating that remaining curb/gutter shall be replaced as determined on site by
engineering inspector. Rolled curb shall be replaced with standard 18” curb/gutter.
13.Show all sawcuts in right of way.
14.Provide standard details on the plans for all of the above.
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Sheet L-01 – Landscape Plan
1. Please replace the pyrus calleryana, Bradford Pear with the designated street tree, pyrus
calleryana “Glens Form” Chanticleer Pear. Trees may be spaced up to 30 – 35 ft on center if desired.
2. Revise caliper to 3” for the Chanticleer. Tree shall have minimum of 7’ branching height.
3. Add note to plans “A separate Irrigation permit is required. Contact the City of Edmonds Public
Works Department at 425-771-0235 for more information.”
Please contact me at 425-771-0220 or by e-mail at joanne.zulauf@edmondswa.gov if you have
specific questions regarding these plan corrections.
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