Engineering & Storm Comments 1.pdfof EDAf
0
�St. 1890
DATE: May 7, 2019
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
TO: Rob Michel
rwmichel@nwlink.com
FROM: Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
RE: Application #: bld20160026
Project: Paradise Heights
Project Address: 546 Paradise Lane
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please submit revised plans/documents with a written
response to each of the items below to a permit coordinator.
Resubmittals can be made at the Development Services Department on the 2nd floor 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.
a. The amount of the bond will be based on 120% of the City approved estimate for the off -
site improvements.
b. A 3.3% inspection fee is calculated for the project based on 100% of the City approved
estimate for the entire project improvements.
2. 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.
3. Please provide a written response from the geotech that the current civil plans and drainage
report are consistent with the geotech report.
4. Provide a copy of the water plan for the project. Ultimately, a copy of the plan signed as
approved by Olympic View Water and Sewer District will need to be submitted to the City for
inclusion in the civil construction plan set.
5. A couple of trees proposed for removal are shown to be located within the City right-of-way.
Please provide documentation showing tree removal is necessary to construct the required
improvements or that specific criteria found within the City's Tree Removal and Trimming
Policy has been met.
6. 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 be complete, 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. Covenant is
included with these plan review comments.
7. Portions of City standard details have been shown throughout the plan set. Please revise plans
to include the entire standard detail, with City of Edmonds title block.
8. Include construction sequence within the plan set. Refer to sample on City website.
9. Please note, additional comments not included in this review may be produced after reviewing
the next submittal.
Sheet 1 of 6 — SITE PLAN
1. Please move standard details to Sheet 6 — Notes and Details, or new plan sheet.
2. Provide a cross section for Paradise Lane within the plan set and reference on this plan sheet.
Include the following:
a. Existing pavement (label width)
b. Pavement widening (lane width of 11-ft to be measured from center of pavement)
c. Road cross slope (existing and proposed)
d. New sidewalk, curb and gutter
e. Slope of finished grade from back of sidewalk to property line
3. City code allows for a 7 ft-10 ft wide sidewalk in multi -family zones. At this location, the
sidewalk can be constructed at 7-ft in width.
4. The Plat Plan (P2) provided with the building permit application indicates a pedestrian
connection from the NW corner of Building C to the sidewalk. Please show this on the civil
plans and ensure other improvements are consistent between the two plans.
5. Provide a cross section of both drive aisles in between the buildings, within the plan set and
reference on this plan sheet. Include the following:
a. Face of buildings and any proposed building projections (balcony's, roof overhang, etc.)
b. Pavement width
c. Cross slope
6. It appears as though a trash enclosure area has been shown along the east side of the drive
entrance. This area has not been shown on the plot plan or landscape plan provided with the
building permit. Please revise plans accordingly.
7. Specify Fire Lane Striping requirements within the plan set.
8. Revise driveway approach at Paradise Lane as follows:
a. Truncated domes are not required at the driveway entrance as this is not an intersection.
Please revise plans.
b. A high traffic load driveway approach has been proposed, but has not been shown in
plan view. Revise to be consistent.
9. Will mailboxes be located on site? If so, please add note. If lock box will be located within the
ROW, please revise plans to show location (as approved by the Post Office).
10. Plans indicate an existing utility pole is to be relocated. Please note the owner/contractor shall
coordinate this effort with PUD. A separate ROW permit shall be obtained by PUD.
Page 2 of 5
11. Show blue reflector required in the street ROW identifying fire hydrant locations. Refer to City
standard detail ET 1.
12. Utility patches with less than 20-feet of separation 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 extend to the centerline of roadway. Where
utility patches extend into both travel lanes then a full width overlay is required.
13. Paradise Lane appears to be a concrete road along the entire property frontage and is in a
definite state of disrepair. At a minimum, when panels are disturbed, the entire panel shall be
removed. In addition, areas that have extensive cracking and/or vertical separation may also
necessitate full panel replacement. It is likely that the entire south half of Paradise Lane will
need to be removed and replaced with asphalt per City road standards. Please add a note to the
plans that identifies these concerns along with a general statement that the full extent of
restoration of Paradise Lane will be determined in the field by the Engineering Inspector.
14. Add a note to the plans stating existing failing, damaged or non-ADA compliant frontage
improvements shall be removed and replaced as determined by the City Engineering Inspector.
15. As it relates to the proposed sewer tie-in, show limits of existing pavement, curb/gutter, and
sidewalk.
16. Include restoration requirements for sewer tie-in in SR-104, including striping of fog line or
travel lanes.
Sheet 2 of 6 — ROAD & DRAINAGE PLAN
1. Revise Pipe Casing detail to callout pipe sizes (both the carrier pipe and the casing). In
addition, show connections to catch basins on either end. Will the casing run into the CB or
stop short?
2. A 12" storm conveyance line has been shown from CB#8 to an existing unlabeled CB in the
Paradise Lane right-of-way. This run of pipe will need to be as perpendicular as possible to the
right-of-way. Adjust accordingly on -site, or install a new CB in the ROW with 12" conveyance
line to the existing CB.
3. Provide reference to the Stormfilter Cartridge detail found on Sheet 6.
4. Please clarify how building footing drains will be handled and clearly show point of connection
to a storm system as applicable.
5. Re -label "crease" in the drive aisle to indicate this is a drainage valley. Provide a cross section
through the east -west driveway aisle to show how the road should be sloped (note % slope) to
the valley.
6. Include Hard Surface Area chart on the plans. Provide a breakdown for hard surfaces and roof
tops and the type of stormwater management system being installed to manage each.
Sheet 3 of 6 — SEWER
The sanitary sewer line for the project has a proposed connection in SR-104. This section of
SR-104 falls within WSDOT's Limited Access area and will require review and approval by
WSDOT. Please find below a contact at WSDOT to at least make initial contact with:
Alex Compton, PE, LEED AP
WSDOT Northwest Region
Utilities Accommodation & Project Delivery Engineer
206.440.4129
coipptoa@wsdot.wa.gov
M-Th 6:30am — 3:30pm
F 6:45am — 1:15pm
Page 3 of 5
2. The "Drive Aisle and Sewer Profile" also includes storm system info, in which additional
information, including flow arrows and grade break, can be found on Sheet 2. Please add
reference to Sheet 2 within this detail. In addition, a profile should also be provided for the
storm system located in the east drive aisle.
3. Include sewer manhole detail GU-421 within the plan set and provide reference to the plan sheet
in which it can be found.
Sheet 4 of 6 — GRADING
Plan states "Retaining wall design completed by others". Please reference other documents that
address the wall design.
Sheet 5 of 6 — TESC
1. Provide additional notes related to using the existing driveway as a temporary construction
entrance and reference to those notes where it states the asphalt is to be removed. If only the
asphalt connection to Paradise Lane is the only portion of the driveway to be retained, then a
rock construction entrance shall be shown on site beyond those limits. In any case, provide
reference to and include in plan set, City standard detail ER-901.
2. Add note: All disturbed areas to be compost amended per 2014 SWMMWW BMP T.5.13.
3. Several trees located within the City right-of-way have been shown as to be removed. Please
provide documentation showing tree removal is necessary to construct the required
improvements or that specific criteria found within the City's Tree Removal and Trimming
Policy has been met.
4. Per City policy, trees removed within the ROW shall be replaced consistent with the Planting
and Replacement Schedule found in the policy. Please add notes to the plans reflecting such.
Sheet 6 of 6 — NOTES & DETAILS
1. Update General Notes with the current version on the City website.
2. Update WSDOT standard spec reference to state 2018 specs.
Sheet 1— Traffic Control Plan (Paradise Lane)
1. The traffic control plan indicates a one -lane road, however, in maintaining one lane of travel, it
appears that vehicles are being directed outside the existing paved street. Plan will need to be
revised to keep vehicles on the hard surface.
2. At least one 10-ft lane shall remain open.
3. Please clarify when a truck with flashing beacon will be used. As shown, it appears that it only
applies to the water tie-in.
4. Additional signage shall be placed on 51h Pl S to notify of the flagger.
5. An "End Road Work" sign shall be placed at the east end of the project limits.
Sheet 2 — Traffic Control Plan (Edmonds Way)
1. Traffic control plan for Edmonds Way will need to be sent to WSDOT for review and approval
as the sewer connection falls within WSDOT's Limited Access Area.
STORMWATER ENGINEER REVIEW
Page 4 of 5
Refer to attached plan review comments by City Stormwater Engineer, Zachary Richardson.
Please contact Zack directly at 425-771-0220 or by email at
zachary.richardson(a edmondswa.2ov with any specific questions you may have regarding his
comments.
Page 5 of 5
°V EIM
STO RM WATE R REVIEW COMMENTS
To:
Date:
Project Name:
City of Edmonds
Engineering Division
Applicant
February 20, 2019
Paradise Heights
Permit Number: BLD20190026
Address: 546 Paradise Lane
Review Type: Building (SFR)
Submittal Date: 1/8/19 & 1/17/19
Reviewer: Zack Richardson, PE
City of Edmonds, Stormwater Engineer
Recommendation: I recommend that BLD20190026 be withheld until the comments
below are adequately addressed.
Review Comments:
1. General: It is unclear that the trench elevations are adequate for the required
separation due to the large cut being proposed in the areas of the trenches;
update as needed to demonstrate that adequate separation is provided between
the bottom of the facilities and the hardpan/till/water table layer.
a. It appears that test pit had a surface elevation of roughly 266.5' (per topo
contours), placing the bottom of the sand layer at—258.5', and meaning
the facility bottom need to be at 259.5' or higher.
b. The proposed bottom elevation of 258.4' does not appear to place the
facility within the till layer and does not appear to meet separation
requirements.
2. General: It does not appear that the frontage improvements have been
considered for any mitigation or addressed in the drainage report; update as
needed to address mitigation for the frontage improvements.
a. If any portion of the frontage will bypass the infiltration facilities:
i. Revise the report text to remove statement of 100% infiltration and
address as needed;
ii. Include the frontage improvement in the by-pass basin of the
WWHM model
b. It is unclear how MR #5 has been applied to the frontage improvements;
updated and address.
Page 1 of 2
3. Drainage Report: Update upstream analysis portion to clarify if surface runoff (as
opposed to conveyance piping) from the adjacent properties is anticipated from
the south-east.
4. Drainage Report: Update downstream analysis to clarify if an actual site visit was
performed; conduct site visit and update text accordingly if not.
5. Drainage Report: Include the full document from Ecology's TAPE approval for the
proposed Contech filters (currently only sheet 1 is included).
6. Drainage Report: It appears that all pervious surface areas are proposed to
bypass the infiltration facilities and discharge offsite; remove all text stating 100%
inflation is achieved or provide collection points to bring drainage from pervious
areas into the infiltration system as desired.
7. Drainage Report: Show and quantify the pervious areas and frontage
improvements on the "infiltration trench basin exhibit".
8. Sheet 1: Identify/callout or delete the two 20'x60' boxes shown in the drive isle
south of the structures; they appear to be detention vaults at first glance but are
not part of the drainage design.
9. Sheet 1: The extruded curb detail utilizes a 10" curb width with a 6" asphalt apron
behind it but it is not clear that the drainage design accounted for the addition
impervious areas; update or clarify in report and/or modify the detail as needed to
ensure all impervious areas are accounted for.
10. Sheet 2: It appears that infiltration trench #2 is within 25' of the north wall and
does not meet the geotechnical recommendations; update plan to comply with
geotechnical recommendations and/or provide additional geotech information as
needed.
11. Sheet 2: It appears that a water line is proposed within typical setbacks for
infiltration trench #2; update plans or report as needed (adjust elevations,
impervious liners, check -damns, etc.) to ensure infiltration water does not migrate
to and within the utility trench.
12. Sheet 2: Identify the footing drain outlet/connection point for Buildings B & C.
13. Sheet 2: It appears there may be a conflict between the north wall and the pipe
outleting from CO #1; update or address as needed.
14. Sheet 2: Correct typo in pipe casing callout in plan view ("cading" currently).
15. Sheet 4: The grading plan appears to have been designed with surface slopes on
asphalt as little as 0.5%; it has been our experience that such small slopes are
difficult to construct and recommend that a 1 % minimum surface slope be used
for asphalt surfacing.
16. Sheet 6: On the filter detail, circle or identity the cartridge type (size & flow rate)
proposed and identify the proposed media type.
Page 2 of 2
After recording return to:
City Clerk
City of Edmonds
121 Fifth Avenue North
Edmonds, WA 98020
Document Title(s)
Declaration of Covenant - Private Stormwater Facility
Reference Number(s) of Related Documents
City of Edmonds (permit number)
Grantor(s) (Last, First and Middle Initial)
Grantee(s) (Last, First and Middle Initial)
City of Edmonds
Legal Description (abbreviated form; i.e., lot, plat or section, township, range, quarter/quarter)
Assessor's Property Tax Parcel/Account Number at the Time of Recording:
The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or
completeness of the indexing information provided herein.
DECLARATION OF COVENANT
Private Stormwater Facility
WHEREAS, the undersigned Declarant(s) have installed one or more stormwater
facilities under Edmonds Community Development Code Chapter 18.30 known as a "low impact
development best management practices (LID BMP)" as selected below:
❑ Permeable Pavement ❑
❑ Rain Garden / Bioretention Cell ❑
❑ Drywell ❑
Infiltration Trench
Gravelless Chamber
Other
WHEREAS, the City of Edmonds has allowed installation of the LID BMP, subject to the
execution and recording of this Declaration of Covenant; NOW, THEREFORE,
THE UNDERSIGNED DECLARANT(S), being the owners of the real property ("the
Property") located at the following address:
in the City of
Edmonds, Washington, and legally described on Exhibit A attached hereto and incorporated
herein by this reference as if set forth in full, hereby covenants and agrees, on behalf of
himself/herself/themselves/itself and his/her/their/its successors and assigns, as follows:
Declarant(s) warrant that he/she/they are the owners of the property described on Exhibit
A and have the authority to impose this covenant on the property and bind all future owners,
successors, and assigns of the Declarant(s). The Declarant(s), future owners, successors,
and assigns of the Declarant(s) shall be referred to collectively as "Owners."
2. The Owners of the Property agree that the Property contains one or more stormwater
management facilities referred to as an "LID BMP," which was installed to mitigate the
stormwater quantity and quality impacts of some or all of the impervious or non-native
pervious surfaces on the property. "Low impact development" means development
conducted in a way that seeks to minimize or completely prevent alterations to the natural
hydrology of the site. Low impact development includes site planning and design to reduce
alterations of natural soil and vegetation cover, minimize impervious surfaces, and specific
practices that help to replicate natural hydrology such as permeable pavements, green
roofs, soil amendments, bioretention systems, and dispersion of runoff.
3. The Owners shall maintain the size, placement, and design of the LID BMP as depicted on
the approved site plan, Exhibit B, and design details shall be maintained and may not be
changed without written approval either from the Engineering Division of the City of
Edmonds or through a future development permit from the City of Edmonds. Chemical
fertilizers and pesticides shall not be used where LID BMP is located. All costs of
maintenance and repair shall be the sole responsibility of the Owners.
4. The Owners shall inspect LID BMPs annually for physical defects. After major storm
events, the system shall also be checked to ensure that the overflow system is working
properly. The Owners also shall maintain all LID BMPs so they function as designed on a
year-round basis.
5. The City of Edmonds is hereby granted by the Owners the right, but not the obligation, to
enter upon the Property described on Exhibit A at all reasonable times for the purpose of
inspecting the private stormwater LID BMP facility. If, as the result of any such inspection,
the City of Edmonds determines that the LID BMP is in disrepair, requires maintenance or
repair, or is otherwise not functioning as provided in the BMP site plan, the City Engineer
or his designee shall have the right, but not the obligation, to order the Owners to maintain
or repair the same.
6. If the City of Edmonds determines that the LID BMP requires maintenance or repair
pursuant to Section 5, the City of Edmonds shall provide notice to the Owners of the
deadline within which such maintenance or repair must be completed. Said notice may
further advise that, should the violator fail to perform required maintenance or make repairs
within the established deadline, the work may be done by the city or a contractor designated
by the City Engineer and the expense thereof shall be charged to the Owners. The City's
officers, agents, employees, and contractors shall have the right, which is hereby granted
by the Owners, to enter upon the Property described on Exhibit A in order to perform such
work. The Owners shall bear the cost of all work performed.
7. The Owners shall indemnify, defend and hold harmless the City of Edmonds, its officers,
officials, employees and agents from any and all claims, demands, suits, penalties, losses,
damages, judgments, attorneys' fees and/or costs of any kind whatsoever, arising out of or
in any way resulting from the approval of the LID BMP(s), the installation and presence
of the LID BMP(s), and the acts or omissions of the Owners, their officers, employees,
contractors, and agents relating to the construction, operation and maintenance of the LID
BMP(s) on the Property, except for the City's intentional and willful tortious acts, and
waive and release the City of Edmonds from any and all claims for damages and injunctive
relief which the Owners may themselves have now or in the future, by reason of the
construction, maintenance and operation of said LID BMP(s).
8. This covenant shall run with the land and be binding upon the Owners.
Dated:
DECLARANT(S):
(Signature)
(Print Name)
(Signature)
(Print Name)
State of Washington
ss.
County of Snohomish
APPROVED:
CITY OF EDMONDS
(Signature)
(Print Name)
(Title)
On this day personally appeared before me
{Declarant(s)} to me known to be the individual, or individuals described in and who executed
the within and foregoing instrument, and acknowledged that he/she/they signed the same as
his/her/their free and voluntary act and deed, for the uses and purposes therein mentioned.
SUBSCRIBED AND SWORN before me this day of , 201_.
(Signature)
(Name legibly printed or stamped)
Notary Public in and for the State of Washington.
Residing at:
My commission expires
Exhibit A
Legal description
Exhibit B
Site Plan