Engineering Comments 1-BLD20171030-Northlake Capital.pdfof ED_4O CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
g90 (425) 771-0220
City Website: www.edmondswa.gov
DATE: September 15, 2017
TO: Carl Pirscher
carlp@cdaarch.com
FROM: Mitch Boyd, Stantec Consulting Services
Mitch.Boyd@edmondswa.gov
RE: Application 4: bld20171030
Project: Northlake Capital Townhomes
Project Address: 7528 2151h St SW
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.
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. 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. 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. Submit Side Sewer Permit Application form
4. Include a City Engineering Division approval block on all plan sheets. Refer to sample on City
website.
5. Please note that additional comments may be created with future review.
Sheet C3.1—GRADING AND DRAINAGE PLAN
6. Please provide additional grading information for the pathways that connect the sidewalk to the
townhomes. Per the grading, it appears that any stormwater generated between the back of
sidewalk and the townhome will flow into the proposed townhomes. Yard drains are located
near the pathways; are these intended to receive the stormwater generated by the pathways?
7. Please verify the western patio elevation of 408.0. It is unclear from the grading plans and the
architectural plans how the east side of the building is 405.0 and the west is 408.0. Are stairs
proposed inside the house on the first floor? If so, please show on the architectural plans.
8. It is unclear how stormwater generated from the western patios will be mitigated. Provide
additional grading/drainage information.
9. Please provide the invert elevation of the roof drains. The area drains are to connect into the
roof drains yet the invert of the area drains are 0.9' higher that the ground elevation of the
patios. Please provide additional information verifying that the roof drains have at a minimum
1.0' of cover.
10. Please specify where the building footing drains will discharge to. Provide the footing drain
elevations. Note that footing drains cannot discharge into the detention system.
11. Will footing drains be installed with the proposed rockeries? Please indicate on the plans where
the rockery footing drains will discharge to.
12. Please review the cover near CB 3. There is approximately 1.5' of cover at this location. Please
revise grading/depth of detention system to provide a minimum of 2.0' of cover.
13. Revise driveway approach to meet multi-family/commercial access standards of 22-feet in width
for a minimum distance of 20-feet beginning at the back of sidewalk. After that point, the
driveway/access width can be reduced to 20-feet consistent with Edmonds Community
Development Code 18.80.005 and Fire Department requirements.
a. Please also refer to Fire Department comments regarding overhead clearance
requirements for proposed decks.
SHEET C4.1— WATER AND SEWER PLAN
14. Please relocate the SSCO with 12" Cast Iron Lamphole Cover at the property line.
15. Add note that City will TV sewer main prior to final acceptance.
SHEET C5.1— STREET AND SITE IMPROVEMENTS PLAN AND DETAILS
16. Please add a note to the plans that states the painted fogline and centerline will be restriped, as
required, prior to project completion.
17. 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 extend to the centerline of roadway. Where utility patches extend into
both travel lanes then a full width overlay is required.
18. 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.
19. Please replace the City of Edmonds Title 1 Curb Ramp Detail with the WSDOT Standard Plan
Detail.
Page 2 of 3
STORMWATER REPORT
The following comments are provided from Robert C. Edwards, PE, Stormwater Engineer. Please
contact Robert directly at 425-771-0220 or by email at robert.edwardskedmondswa.gov with any
specific questions you may have regarding these comments.
Stormwater Review
Background
This is classified as a Category 2 Small Site because it proposes impervious area exceeding 5,000 SF.
Category 2 Small Site Projects 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. Sheet C3.1: 24-inch dia. Detention pipes near CB #3 have much less than 2-feet of cover.
Minimum Requirement #2 — Construction Stormwater Pollution Plan
Comments: None
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
Page 3 of 3