Engineering Review Comments 1.pdfof ED,v CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
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ENGINEERING DIVISION
.(425) 771-0220
City Website: www.edmondswa.gov
DATE: October 31, 2019
FROM: Jennifer Lambert, Engineering Technician
Jennifer.lambert@edmondswa.gov
RE: Application #: BLD20191091 & BLD20191111
Project: Graphite Art Studios
Project Address: 202 Main St
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. Cost estimate has been received; however, changes will be required as changes are made to the
plans. Will review once changes have been completed.
2. Please note, a ROW permit application with contractor's signature shall be provided to the city
prior to issuance of civil construction plans.
3. A Stormwater Covenant was provided; however, Exhibit B does not meet Snohomish County
recording requirements. Please revise accordingly.
4. Please note on plans - Underground Wiring Requirements of ECDC 18.05 shall be followed.
All utility services shall be installed underground.
5. Show only improvements required/needed to construct this project (frontage improvements, tree
grates, alleys, etc. abutting the subject site).
Sheet C1.1 — COVER SHEET AND GENERAL NOTES
1. Haul Route — Per the note at the bottom of the `Catch Basin Schedule' on sheet C3.1, this
project is to be constructed concurrently with the Graphite Apartments Studios. Therefore this
Haul Route will not work at some point. Please provide an alternative route.
Sheet C2.1— TEMPORARY EROSION CONTROL AND DEMO PLAN
1. Per the note at the bottom of the `Catch Basin Schedule' on sheet C3.1, this project is to be
constructed concurrently with the Graphite Apartments Studios. Please show or provide a
construction sequencing to illustrate how the proposed erosion control measures/staging
utilizing the adjacent site will work.
2. Alley Storm Drain replacement sequence:
a. 41 — See comments from the City stormwater engineer.
b. Revise all notes from CB's to manholes.
3. Existing manhole in 2nd Ave is identified by Mark 1. Please reference sheet C3.1.
4. Please show the removal of the old tank and conveyance line from the City's right-of-way as
depicted in the Environmental Media Management Plan dated 5/11/18.
5. Please test for contamination of soils to determine if removal of soils will be required within the
right-of-way.
6. Please revise the Environmental Media Management Plan to include cleanup within the right of
way adjacent to the subject site.
7. There is an existing retaining wall that runs along the north and east property lines. Please show
how the alley and sidewalk will be supported during construction. Revise additional plan sheets
as needed.
8. Will the chain link fence that is currently installed remain during construction? If so, please
show location on the plans.
9. Temporary Erosion Control and Demo Plan Notes
a. #1 —Revise to eliminate `maintain any sidewalk and/or alley'.
b. 47 — Revise note to: All disturbed areas to be compost amended per 2014 SWMMWW
BMP T.5.13.
Sheet C3.1— GRADING AND DRAINAGE PLAN
1. For maintenance reasons, is there a reason that the detention system cannot be located outside of
the structure?
2. Show how the runoff from the parking area at the SE corner is being collected and discharged to
the stormwater management system (currently M115 is shown as a solid lid).
3. Add a note that the footing drain discharging to MH #2 shall be a solid pipe.
4. Add a note to the plans that as CB 7 is being relocated confirm condition of pipe between
existing CBT-1 and CB 7. Replace to City standards if pipe is failing.
5. Catch Bain Schedule:
a. CB 6 — revise note to state install pedestrian grate.
b. CB 7 — indicate a 6" line to the west; however, survey and City maps show 8", please
revise the plans accordingly.
c. MH 8 — Remove from this plan sheet. All improvements for the Graphite Apartment
studios will be reviewed under a separate permit. These plans shall only show what
will/needs to be constructed for the development of this site.
6. Grading and Drainage Notes:
a. 41 — Revise note to say minimum of 3' horizontal separation and 1' vertical separation
and minimum 5' horizontal and 1' vertical separation...
b. 96 — Revise to say `Catch basins shall have oil/water separators and shall connect to
sanitary sewer. Refer to plumbing plan.'.
c. 45 — Revise the last sentence to state footing and roof drains shall all be on private
property.
7. Provide cross section for both alleys from property line to property line.
a. Show how abutting properties will tie into the alleys.
Page 2 of 4
Sheet C3.2 — GRADING AND DRAINAGE DETAILS
1. A minimum of 2' of cover is required over the detention pipe when it is located within a drivable
surface. Please revise the plans accordingly.
2. Add City Standard Detail GU-421.
3. Detail I — Shows a wall adjacent to the control structure and gives the appearance that the
detention system is completely under the structure. This does not match the layout shown on
C3.1. At this time the building department has not reviewed the structural aspects of the
detention pipe within/near the structure, as the structural sheets show no indication of the
detention structure. Review will not be completed until it has been confirmed by the applicant
that the pipe will not be relocated to fall entirely outside of the structure.
Sheet C3.3 — GRADING AND DRAINAGE DETAILS
1. Detail 1 — Show entire ramp area including grade breaks. Is there really a 1 % slope on the wing
located on 2nd Ave.
2. Detail 4- Please confirm that the power vault 3'x3' lids are flush to grade.
Sheet C4.1— WATER AND SEWER PLAN AND DETAILS
1. Add the following note: `To minimize water outage and/or bypass efforts as well as disruption
to the public, water system improvements for both the Graphite Art Studio and apartments shall
be completed at the same time. If it later determined that one or the other structures will not to
be constructed, a plan revision will be required prior to work being completed within the right-
of-way'.
2. The City's water main is actually an 8" cast iron pipe. Please revise the valve cluster and water
tie-ins as seen in attached drawing. Not included, but shall be added is a 6" valve for the fire
hydrant.
3. Also, note that the City is requiring the watermain to be replaced between each of the building
connections.
4. Call out all spools and long body couplings (couplings shown as 8" sleeve in the attached
drawing) along with associated connection types (MJ or FL).
5. The water services should have a minimum of 1.5' separation from all fittings and services.
6. Show the FDC adjacent to the structure not at the property line.
7. Show that there is a minimum of 10' horizontal separation (as measured from the outside of
each pipe) between the domestic water and sewer line (minimum 5' from between the hydrant
line and sewer line).
8. Per conversations with Bob Gregg, a separate irrigation meter may not be needed. Please
confirm and revise the plans accordingly.
9. Water and Sewer Plan Notes:
a. # 1 — The fire line size will need to be determined prior to approval of civils.
b. #2 — The water meter and service size will need to be determined prior to approval of
civils.
c. #3 — Remove.
d. #9 — Revise to say `Catch basins shall have oil/water separators and shall connect to
sanitary sewer. Refer to plumbing plan.'.
10. Call out the cleanout at property line for the grease interceptor.
Sheet C4.2 — WATER AND SEWER DETAILS
No Comments.
Page 3 of 4
Sheet C5.1— SITE AND STREET IMPROVEMENT PLAN AND DETAILS
1. Show the water main patches combined on the southbound lanes of 2nd Ave S.
2. Add the following notes to the plans,
• `Purchasing of Sternbergs to be coordinated with the City of Edmonds Street Lead,
Chuck Hiatt at 425-275-4800.'.
Sternberg light required to have options for:
a. Hanging flower baskets
b. Street signs
A Sternberg located at the intersection of 2nd and Main to be field located.
3. Site and Street Improvement Plan Notes
a. Note #7 - Revise the note to include, `7 ft branching height at time of planting' not
47.
b. Note #8 — Revise the note to not callout tree species at this time. Instead revise note
to state, species to be determined by City prior to planting.
4. Remove the note, `Paint curb yellow between parking and curb bulb.'.
5. Show the pole located in the east alley.
6. Revise the detail and note that the vegetation in the east alley shall be removed as needed and
the alley shall be paved to 15 7 in width.
7. Add note that exact tree grate location shall be determined by City inspector.
Sheet C5.2 — SITE AND STREET IMPROVEMENT DETAILS
1. Add Edmonds Standard Detail TR-551, `Tree Grate' and reference on appropriate plan sheets.
Sheet C5.3 — TRAFFIC CONTROL AND DETAILS
1. Traffic control review comments, if any, will follow these plan review comments.
Sheet A1.0 — SITE PLAN AND LANDSCAPE PLAN
Remove Civil Plan notes and add general note that states all engineering requirements to be
constructed per approved Civil construction plans.
a. Utilities and frontage improvements are not consistent with the Civil Plans for the
fill/grade permit.
STORMWATER ENGINEER REVIEW
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.gov with any specific questions you may have regarding his
comments.
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