BLD20161538-Westgate Village-E1.pdf
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:
June 23, 2016
TO:
Aidan Bird
abird@studioms.com
FROM:
Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
RE:
Application #: bld20161538
Project: Westgate Village
Project Address: 10032 Edmonds Way
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.
nd
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.Provide an itemized engineers cost estimate for both on-site and off-site (right-of-way)
improvements, including traffic control and all utility installations. Use the King County Bond
Quantity Worksheet (available on the county website) and utilize “write-in” sections where
appropriate. The amount of the bond will be based on 120% of the City approved estimate for
the off-site improvements.
a.A 3.3% inspection fee is calculated for the project based on 120% of the City approved
estimate for the entire project improvements.
2.Olympic View Water and Sewer District shall have their own approval block on pages specific
to their review and approval. The applicant will be required to obtain OVWSD project approval
prior to final approval of the civil plans by the City.
3.A Stormwater Covenant is required to be recorded against the property based on the proposed
stormwater facilities for the project. Please complete the covenant, including notarization and
any required exhibits and submit to the city. The document must becomplete, but will not be
recorded prior to permit issuance. Prior to construction final location of facilities are to be
verified (by field inspection and asbuilt) and then the covenant will be recorded.
4.Provide a Traffic control planfor review and approval.
SheetCV-1.0-COVER SHEET
1.Revise Note 1 under General Notes to state 2016 WSDOT standard specifications.
SheetCV-1.1–GENERAL NOTES
1.Revise Erosion Control Note #17 to remove “rockeries”. The City of Edmonds does not issue
permits for rockeries. They can still be installed on a site, but must comply with Edmonds
Community Development Code 18.40.020 Prohibited Rockeries.
2.Please revise Site Notes as indicated:
Note #10:This note states light pole bases are to be painting white. Will additional parking lot
lighting be installed with the project? Please show in plan view and confirm that this note is
applicable to the project.
Note #12: This note doesn’t seem to be consistent with the plan set. Please revise as needed.
3.Confirm Water Notes are consistent with Olympic View water and Sewer District requirements.
Typically PVC pipe is not approved for water mains.
SheetD-1.0–DEMOLITION AND ESC PLAN
1.ReviseDemolition Key Notes as follows:
G: The truck route sign on Edmondsway shall be removed when needed during construction
and preserved so that it can be re-installed prior to project final. Please revise note or add a new
note to reflect this.Also there is a private business sign on private property near Edmonds Way
on the old single-family parcelthat is to be removed. Please update plans to reflect this.
H: Confirm with OVWSD that this is acceptable.
L: It is unclear where this is used within the plan set. Revise plans as needed.
M: Update note to reflect aseparate permit shall be obtained from PUD for this work.
2.City storm main in Edmonds Way is shown on City utility maps to be 48”concrete. Please
revise plans to reflect this.
3.The sediment tank release to the City storm system shall occur at a structure. A catch basin has
been shownnear the NW corner of theproperty. Please show discharge/connection to this CB.
4.The rock construction entrance as shown leaves good potential for quarry spall rock to be kicked
out onto Edmonds Wayduring construction.Please revise to show maintenance of the existing
sidewalk or a 5-10’ temp asphalt apron between the rock construction entrance and the travel
lane.
5.Add note to plans that the existingsidewalk frontage improvements shall be maintained as long
as possible duringthecourse of construction.
6.Show travel lanes within Edmonds Way …at least those lanes that will have traffic control
and/or utility trenching disruption.
7.Will a chain link fence be installed during construction? If so, please show location of the fence
on private property.
4.Show job shack location, if any.
SheetC-1.0–SITE PLAN
1.Revise Construction Key Notes as follows:
A: Revise “barrier”to read “vertical”
B: Add Note B callout on plans. Specifically, curb and gutter shall be installed along the
Edmonds Wayproperty frontage. As there is existingcurb/gutter, please add a note that
existing curb and gutter that is failing or damaged during construction shall be removed and
replacedas determined by theEngineering Inspector.
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C: This notes calls out for flush curb and gutter, but it isnot clear why this is being proposed,
unless there are permeable surfaces not shown. A curb would help prevent landscaping from
falling into the walkway areas.
I: The fire lane is not encompassed by curbs. Please revise note as needed.
2.Revise Legend as follows:
a.Thepermeable concrete detail is found on sheet C-6.2. Revise callout.
b.The hatching for concrete sidewalk refers to City standard details, which isn’tapplicableto
much of theconcrete being installed on thesite. Revise as needed.
3.Please add a note to the plans that states the painted stopbar, centerline, etc. will be restriped
prior to project completion.
4.The required 8-foot wide sidewalk is clearly shown on theplan. Please also label the required
5-foot wide landscape strip.
5.The proposed sidewalk will be located in part on private property. Show required easement
areas and label as proposed public and pedestrianeasements. This information will be presented
to City Council committees for preliminary approval and recording of the easements will be
required prior to final occupancy approval.
6.Trees shall be installed at 40-feet o.c.Please revise plans.
7.Add a note to the plans indicating utility patches shall be combined and full width or half width
overlay will be required depending on the extent of disturbance. Where utility patches fall
entirely within one travel lane, the overlay shall encompass the entire travel lane.
8.Amenity Area1 shows an entirely impermeable surface, which is not consistent with the
landscape plan. Instead of referring to Note D for this area, consider revising the legend to refer
to the landscape plan? Permeable vs. impermeable surfaces should still be shown accurately.
9.Truncated domes have been shown throughout the interior of the site. Domes are typically used
at intersections and indicate thecrossingfrom one ramp to anotherramp. Domes are not
required by the City in the locations shown within the private property.
10.Revise trash enclosure consistent with Planning Division andRecycling Coordinator comments.
SheetC-2.0–GRADING AND DRAINAGE PLAN
1.Construction Note B indicates area drains are to be installed in the parking garage and will
connect to thesanitary sewer system. Please clarifythat oil/water separators are required.
Please provide detail of oil/water separator.
2.City storm main in Edmonds Way is shown on City utility maps to be 48”concrete. Please
revise plans to reflect this.
3.Cityutility maps indicate two storm mains along within Edmonds Way.The main line near side
is 36”concrete and farside is 48”concrete. Please show both main lines on the plans.
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4.Wherestorm connections are made to a City system, they shall be done with installation of a
structure.Revise plans to reflect this.
5.At the eachend of the stormtech system a 12”connecting pipe has been shown. Please revise
the Pipe Table Note 3 (or plan) to reflectthis is typical.
6.Structure Table 3 indicates a Type ICB, but dueto rim to invert elevations exceeding 5-feet, a
Type II structureshall be installed.
7.Please label what appears to be a roof drain connection to Detention 2 system along the north
side of the building in that area.
8.Provide a hard surface breakdown that clearly specifies quantities of pervious and impervious
surface areas for the site.
SheetC-2.1–ENLARGED GRADING PLANS
1.Revise details to eliminate truncated domes for curb ramps on site.
2.For curb ramps 1 & 2, WSDOT standards shall be followed. Incorporatestandard detail intothe
plan set.
SheetC-3.0–UTILITY PLAN
1.A sewer manhole shall be installed with an 8”connection to a City sewer main.The sewer main
located in Edmonds Way is a 24”line and the sewer main along the west property line is an 8”
main. Revise plans to show connection to the 8”main line.
2.Callout sewer pipe size for lines exiting the building.
3.Cleanouts: required at property lineand/or edge of easement. Locking CI lamphole covers shall
be installed at property line and when located in hard surfaces.
4.Label existing water main pipe size and material.
5.Show location of dry utilities (phone/cable/gas) and required utility separation (5-feet from City
utilities within the ROW and 3-feet from water/sewer/storm utilities on private property).
6.Include a City Engineering Division approval block on all sewer plan sheets.
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7.The water system shall be approved by the Olympic View Water and Sewer District. Consider
two different plan sheets (a sewer/general utility plan and aseparatewater plan) or include
approvalblocks for both Edmonds and Olympic View on the same plan sheet.
SheetC-5.0–SEWER DETAILS
1.Revise details to reflect City of Edmonds details.
SheetC-6.3–STORM DRAINAGE DETAILS
1.Thetitle for each detail is notconsistent with the title of thedetail drawing itself. Please revise.
2.In plan view it appears as though these drains will be located in landscape areas and therefore
solid lids should be specified.
SheetC-8.2–PAVING AND SITE DETAILS
1.Replacedetail 2 with City detail E2.27. I see these details are mis-labeled on the City website
as to which one is applicableto a concrete driveway vs. asphalt driveway. Apologies for any
confusion.Also, please revise detail to reference WSDOT standard details for the curb ramps.
SheetL101–LANDSCAPE CALLOUT PLAN
1.Please clarify what has been shown within the pedestrianrampat the NE corner of theproject. I
have not found reference to a utility in this location within the civil plan set.
2.The Amenity Area as shown on this plan sheet is not consistent with Civil plan sheet C-1.0.
Please revise as needed.
SheetL131–PLANTINGPLAN
1.Pleaseshow street trees along Edmonds Way at 40-feet o.c.
2.Street tree callout on Edmonds Way shouldbe revised to indicate Acer Rubrum Bowhall Maple.
STORMWATER REPORT
The following comments are provided from Robert Edwards,Stormwater Engineer. Please
contact Robertdirectly at 425-771-0220 or by email atRobert.edwards@edmondswa.govwith
any specific questions you may have regarding these comments.
Background
This is classified as a Large Project because it involves 1 or more acres of land disturbing activity.
Large Project are subject to Small Site Minimum Requirements 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, and 11.
Minimum Requirement #1 –Preparation of Stormwater Site Plan
Comments:
1.Storm Drainage Report, Page 108: WWHM modeling is to use the Puget East rain gage, not
the Everett rain gage. This is accessible by selecting the WS-DOT data on the project screen.
2.Storm Drainage Report Pages 119 and 123: Several of the selected BMPs rely on
infiltration. The geotechnical report did not perform an infiltration evaluation. An infiltration
evaluation needs to be performed and infiltration rate(s) need to be determined for final
design of these BMPs.
3.Storm Drainage Report, Page 116, Provide specification for rock backfill with porosities
exceeding 0.30. The default porosity for WWHM modeling is 0.30.
4.Geotechnical Report, Page 9: Infiltration investigation was not performed.
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5.ALTA Land Title Survey, Sheet 1: The City’s MS4 in Edmonds way is shown as 42”
diameter, while the City’s GIS shows this system as 36” diameter.
6.ALTA Land Tile Survey, Sheet 1: The City’s MS4 in Edmonds Way manholes are described
as “SSMH”. This should be “SDMH”.
7.Sheet CV-1.0, General Notes, #35, specify which compaction test is required. (e.g.,
modified proctor, ASTM D1557)
8.Sheet CS-1.0: The City’s MS4 in Edmonds Way is depicted as 42” diameter, while the GIS
lists this pipe as 36” diameter.
9.Sheet C-2.0, Pipe #1, Connections to the City’s MS4 are allowed at structuresonly. Should a
new structure be proposed at this location, use caution in that the survey and GIS do not
agree on the diameter of the MS4, IE the crown elevations will be different.
10.Sheet C-2.0, Pipes #7, #11, and #12 have less than 2.0’ of cover and are subject to vehicle
loads. Per Sheet CV-1.1, Storm Drainage Notes #3, these pipes should be Class IV
reinforced pipe (or ductile iron pipe). The pipe table lists these pipes as “HDPE”. Please
update the table to reflect the desired pipe material.
11.Sheet C-2.0, Pipe Table, Pipe #13: The pipe length is listed as 24-feet, however the pipe
scales to 33-feet.
12.Sheet C-6.1, Acceptable Fill Materials, A and B: Provide specific guidance to ensure that the
fill material provides the 0.40 porosity specified in the WWHM modeling.
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments:
1.Sheet D-1.0, Note E: Provide sizing methodology for baker tanks.
2.Sheet D-1.0, Note F: Connections to the City’s MS4 are allowed at structures only.
Minimum Requirement #3–Source Control of Pollution
Comments: None
Minimum Requirement #4 –Preservation of Natural Drainage Systems
Comments: None
Minimum Requirement #5 –Onsite Stormwater Management
Comments: None
Minimum Requirement # 6 –Runoff Treatment
Comments: None
Minimum Requirement #7 –Flow Control
Comments: None
Minimum Requirement #8 –Wetland Protection
Comments: None
Minimum Requirement #9 –Operation and Maintenance
Comments: None
Minimum Requirement # 10 –Offsite Analysis and Mitigation
Comments: None
Minimum Requirement #11 –Financial Liability
Comments: None
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