BLD20161366-Beach Walk Apts_ENG1.pdf
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:
February 10, 2017
TO:
GBH Holdings Inc
glennhci@msn.com
FROM:
Jennifer Lambert, Engineering Technician
Jennifer.lambert@edmondswa.gov
RE:
Application #: BLD20161366
Project: Beach Walk Apartments
Project Address: 303 Edmonds St.
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Reviews by other divisions, such as Planning, Building, or
Fire may result in additional comments. 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.
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Resubmittals can be made at the Development Services Department on the 2floor of City Hall.
Permit Center hours are M, T, Th & F from 8am-4:30pm and on Wednesdays from 8:30am-noon.
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, includingall utilities, traffic control. Please use
the King County Site Improvement Bond Quantity Worksheet and utilize the “write-in” sections
where appropriate.
A bond is required to be placed for all erosion control measures, right-of-way and
stormwater management improvements. Posting a bond for stormwater systems applies to
subdivisions that involve 7,000 square feet or more of land disturbing activity and as well as
on projects in a critical area or buffer including ESLHA. The amount of the 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.
If you intend to post a bond in order to record the subdivisionand ahead of constructing
required improvements, the bond amount will be based on the entire scope of the project.
Inspection fees for this project will be calculated at 3.3% of the 120% City approved
estimate for all improvements.
2.Please add a note to the plans that any striping(curbing,crosswalk, centerline, etc.)disturbed
during construction shall be restriped, as required, prior to project completion.
3.Will a chain link fence be installed during construction? If so, please show location on the
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plans. Sidewalk along 3Ave N and Edmonds Stproperty frontage shall remain open except as
needed to perform specific activities such as sidewalk replacement and utility connections.
4.Show job shack location, if any.
5.Is overhead power in proximity of new structure? If close, then need to confirm with PUD that
separation requirements can be met.
6.
Street Use permits will be required for the awnings protruding into the right of way.
7.
Theplanters shown within the City’s right of way will not be approved as designed. Please
remove the planters from the plans.
8.
Please provide a detail for the trash enclosure.
9.
As changes are made to each plan sheet, please make sure that the other plans sheets are revised
accordingly.
Sheet C1.1–COVER SHEETAND GENERAL NOTES
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1.
The haul routeshallnot go through 196St. Please show the haul route utilizing the streets 3
Ave N, Dayton St, and SR104 (Edmonds Way).
Sheet C2.1 –TEMPORARY EROSION CONTROL PLAN
1.Revise the title ofthisplan sheet to ‘Temporary Erosion Control and Demo Plan’.
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2.Add notes to the plans for the removal of the driveway approaches on 3Ave N and Edmonds
St. to be replaced with curb/gutter or to match existing.
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3.Due to the heavy traffic flows on 3Ave N, please show the construction entrance on Edmonds
St.
4.Show stockpile location and indicate requirements to keep it covered.
5.Standard Detail E1.3 shown on the plans is an older version. Please revise to thecurrent
version.
6.Revise references to details. The plans currently referencedetails that are on this plan sheet.
7.Revise plan note 3 to state‘coordinate alley closure 48 hours in advance’.
Sheet C3.1 –GRADING AND DRAINAGE PLAN
1.Impervious Areas chart: Provide a breakdown for all the impervious surfaces.
a.Existing impervious areanot mitigated.
b.Proposed impervious area mitigated.
c.How much area the proposed system is designed for.
d.Yard drains are shown-include this area in your impervious surface calculations.
2.The plans show the tightline for the surface water runoff for the roof located within the City’s
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right of way (along 3Ave). Please revise the plans such that the all tightline is located on
private property.
3.Please make it clear that the footing drains are discharging to the outfall linefrom the
stormwater management system, unless thestormwater managementsystem is designed collect
the discharge from thefooting drains.
4.Please make it clear that the roof lines are discharging to the detention system.
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5.Callout pipe material,includingthe control tee on the ‘Flow Control Detail (2)’.Please
reference and add the standard detail E5.4, Flow Control Structure.
6.Please add a note thatthe yard drainswill have a solid base.
7.Please label the trash enclosure.
8.Is there a reason that the detentionsystem is not designed under the walkwayto allow for
plantings? There shallbe a minimum of 3’clearance around the detention system lids.
9.Please show a solid (slip resistant) lid for the manhole located in the sidewalk.
10.Showallthe dry utilities(power, phone, cable, gas, etc.) on this plan sheet such that utility
separation can be verified.
11.The plans state that the detention system will be CMP; however it is not permitted(See handout
E72A). Please revise the plans accordingly.
12.TheCity does not allow for a tee connection to the City’sstormmain. Please show the
installation of a CB or Type IImanhole if rim to invert exceeds 5’.
13.Show a catch basin install at the curb lineprior to the connection at the City stormmain.
14.Please movethe sidewalk and ramp slope callouts to C5.1 and reference this plan sheet if
needed.
15.References to details are referencingincorrect sheets. Please revise accordingly.
16.The entrance into the existing building (east entrance on Edmonds St) states ‘see plan note 2’.
Whatis the purpose of thisnote?
STORMWATER REPORT
The following comments are provided from Robert C. Edwards, PE, Stormwater Engineer.
Please contact Robertdirectly at 425-771-0220 or by email at
robert.edwards@edmondswa.govwith any specific questionsyou may have regarding these
comments.
Background
This is a 9-unit multifamily structure. This is classified as a Category 1 Small Site Project because it
creates/adds impervious area more than 2,000 SF and less than 5,000 SF.
Category 1 Small Site Projects are subject to Small Site Minimum Requirements 1, 2, 3, 4, 5, 7, 8,
9, and 11.
Minimum Requirement #1 –Preparation of Stormwater Site Plan
Comments:
1.The drainage report specifies 30” dia. CMP, while sheet C3.1 depicts CPSSP. 30” dia.
CPSSP requires connection to minimum of 54” dia. Type 2 catch basins, while 30” dia.
CMP requires a minimum of 48” dia. Type 2 catch basin. Clarify the specific material
proposed for the detention tank. Specify any coatings to the CMP, if CMP is specified.
2.Sheet C3.1specifies a 48” dia. Type 2 catch basin for the flow restrictor. The minimum size
for flow restrictor manholes is 54” dia.
3.Sheet C3.1 depicts teeing into to the City’s MS4. Connection to the MS4 shall only be
allowed at structures only.
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments: None
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Minimum Requirement #3 –Source Control of Pollution
Comments:
1.Nothing is specified for source control of pollution. Consider fueling of equipment, storage
of chemical and paints, etc.
Minimum Requirement #4 –Preservation of Natural Drainage Systems
Comments: None
Minimum Requirement #5 –Onsite Stormwater Management
Comments:
1.See comments from Minimum Requirement #1.
Minimum Requirement #7 –Flow Control
Comments:
1.See comments from Minimum Requirement #1.
Minimum Requirement #8 –Wetland Protection
Comments: None
Minimum Requirement #9 –Operation and Maintenance
Comments:
1.The Maintenance Requirements section of the Drainage Report is inadequate. Consider
Table 3.5 of Volume III of the 2005SWMM for Western Washington, “Maintenance of
Control Structures and Catch Basins.”
Minimum Requirement #11 –Financial Liability
Comments:
1.No financial liability section was found in the drainage report. A performance bond shall be
posted as a financial guarantee for required Stormwater systems for Multi-family residential
projects. The King County Bond Quantities Worksheet is used for estimating bonds.
Sheet 4.1 –WATER AND SEWERPLAN
GENERAL
1.Show all dry utilities and required utility separation. 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.
2.Can you pleaseexplain the note regarding the relocation of the existing power line?
jeff.kobylk@...
3.Please revise note 1, from linda.mcmurphy@...to
WATER
1.Private water lines are not permitted within the right of way. Please show the domestic and/or
fire line coming straight into the property from the connection at the main to both the proposed
structure and existing.
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2.A combo domestic and fire line can be installed from the watermain to the structure. Once
within the structure the lines will need to be separated.
a.If there is 10’ or greater separation between the property line and the structure, a
backflow preventer will be required at the property line.
b.If there is less than 10’ separation between the property line and the structure, the
backflow preventer can be located within the fire riser room.
c.Please note the connection charges are based on the size of the water meter. If the fire
line is separated from the domestic line, the connection charges may be less.
3.Proposed structure:
The proposed plan states that the existing water meter is to remain and upsize if necessary.It
appears that theexisting water service line from the watermain to the meter is a ¾” water line
and meter and therefore will require anew tap.
a.Please show the new linefrom the watermain to the structure.
b.Please show the back of the water meter located at the property line (where the water
meter is located within the right-of-way).
c.Please note the size of meter that is to be installed.
d.Please label the size of the water service line and note the pipe material and tracer wire.
4.Existing structure:
a.Please show the new linefrom the watermain to the structure (plans show connection to
curb not watermain).
b.Show the water meter in front of theexisting building.
c.Please show the back of the water meter located at the property line (where the water
meter is located within the right-of-way).
d.The backflow preventer for the irrigation line shall be placed on private property. Please
revise the plans accordingly.
e.The plans show a 1-1/2” proposed water meter for the existing structure. Please verify
Please note that connectionscharges will be required for the 1-1/2”meter, but you will
be credited for the existing ¾” connection charges ($25,248.00-$908.00 = $24,340will
be owed).
f.Please label the size of the water service line and note the pipe material and tracer wire.
5.Please add a note to install a storz adapter on the existing fire hydrant.
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SEWER
1.Proposed structure:
a.Please provide the elevation at the main.
b.A backflow preventer is not required on the sewer line, but one may be installed if you
choose.
c.The connection at the main shall be a romac inserta-tee.Please label as such.
2.Existing structure:
a.If no changes will be made to the existing sewer lateral/side sewer, the line may remain
as is.
Sheet C4.2–WATER AND SEWER DETAILS
As changes are made to the other plans sheets, revise the sheet as needed.
SHEET C5.1 –STREET IMPROVEMENT PLAN
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1.Please add a note to the plans that a2”,½width grind an overlay may be required on 3Ave N
and/or Edmonds St depending onthenumber and location of utilitycuts. An inspectionwill be
required to determine final restoration requirements/limits.
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2.Show the painted centerline on 3Ave N.
3.Show the edge of pavement on Edmonds St.
4.Show the crosswalks on the plans.
5.Show the location of the stop sign outside of the ramp.
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6.3Ave N shall not have a landscape strip. Please revise the plans accordingly.
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7.Please show the sidewalk width on 3Ave N as 7’minimum.
8.Please show the 3’x3’ tree grates at the back of curband include detail that is attached.
9.Due to the locationof the City watermain, the requirementfor street trees on Edmonds St is
under review.An email willbe sent once a decision is made.
10.Please add a note to the plans that if the sidewalk does not meet ADA requirements, is currently
damaged or damaged during construction, the sidewalk and ramp to alley will need to be
replaced.
11.Show a 2’ minimum asphalt cut along the face of the curb where curb will be replaced.
12.Show 3-hr parking signage. Existing signs should be saved and reused on new posts per City
standards.
13.Please include the detail for the uni-strut sign post and sign set back from ramp.
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14.Post style bike racks are required. Please provide detail for the bike rack on this plan sheet not
on the architectural.
15.Show thecurb and sidewalk being replaced to the west of the alley (off of Edmonds St) to meet
ADA compliance.
16.Show the curb atthe intersection of the alley and Edmonds St, striped yellow 10’to the west
and 5’to the east.
17.Show landscape beinginstalled adjacent to the alley(and stairs), a minimum of 5’from back of
sidewalk.
Sheet C5.2–STREET IMPROVEMENT DETAILS
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Please include the curb/gutter detailand vertical curb detail. 3Ave N will need to be replaced
1.
with curb/gutter to match existing.Itis unclearif the curb onEdmonds St is vertical or
curb/gutter overlayed with asphalt, so please show both details.
Sheet C5.3–TRAFFIC CONTROLPLAN
1.Show the bus stop location. Add a note to the plans to coordinate with CT to determine the
temporary bus stop location.
2.Revise plan note 3 to state the City approved work hours.
3.Disruption fees will be charged for closure of sidewalk areas. Clearly specify areas of closure
and indicate the timeframe for which you request the closure.Sidewalk closures will not be
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approved for 3Ave N except for utility connections and frontage improvements.
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4.Please provide a traffic control plan that has flaggers at the intersection of Edmonds St and 3
Ave N.
Sheet L-1.0 Landscape Plan
1.Show the utilities on this plan.
a.Maintain a minimum of 3’ clearance around water meters, manholes, etc.
b.Show that the landscapeis placed such that it will not block the fire department
connections.
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2.There is no landscape strip on 3Ave. Please revise the plans accordingly.
3.Show landscape beinginstalled adjacent to the alley(and stairs), a minimum of 5’from back of
sidewalk.
4.Due to the locationof the City watermain, the requirementfor street trees on Edmonds St is
under review.An email willbe sent once a decision is made.
SheetA1.02 –Site Plan and Planter Detail
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1.3Ave N shall not have a landscape strip. Please revise the plans accordingly.
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2.Please show the sidewalk width on 3Ave N as 7’minimum.
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3.Please show the 3’x3’ tree grates at the back of curb.
4.A detail for the trash enclosure shallbe provided in theCivil Plan sheets. Please reference
detail on this plan sheet.
5.
Theplanters shown within the City’s right of way will not be approved as designed. Please
remove the plantersand detailfrom the plans.
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