pln20120016-Lambrecht-Civil-E1.pdf
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:July 12, 2013
TO:Scott Schrieber
scottaschriber@frontier.com
FROM:Jeanie McConnell, Engineering Program Manager
RE:Subdivision File #: pln20120016
Project: Lambrecht 2-lot Short Plat
Project Address: 9221 Olympic View Drive
Duringreview of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit three (3) sets of revised
plans/documents with a written response to each of the items below to an Engineering Technician.
City of Edmonds handouts and standard details can be referenced on the City website under Permit
Assistance.
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, including all utilities, traffic control, and
restoration/enhancement plantings. 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 subdivision, the bond amount will be
based on the entire scope of the project.
Inspection fees for this project will be calculated at 2.2% of the 120% City approved
estimate for all improvements.
2.Please submit a traffic control and haul route plan for review and approval.
3.Please add a general note to the plans that states: “Approval of these plans does not constitute
approval of the single family residences and associated setbacks. A separate building permit is
required for review and approval of the single family residences.
4.Please add a demolition note to the plans that states “Separate demolition permits are required
for the demolition of structures”.
STORMWATER REVIEW
The following comments from Jerry Shuster, Stormwater Engineer, were emailed on July 10, 2013.
For specific questions regarding these comments please contact Jerry at
jerry.shuster@edmondswa.govor 425-771-0220.
Stormwater Report:
1.Regarding the 3,167 square feetwidened joint use driveway, Does this mean that only the new
impervious will flow to the north infiltration trench?Where does the existing runoff from the
adjacent east side of this driveway flow in the current and post-development condition?Is this
trench sized to include the new impervious on the west side of this driveway?Where does this
runoff flow to?
2.The infiltration tests in the geotechnical reports were performed in the location of the north
trench.Due to possible variation in soil types, infiltration testing should be done in the
proposed location of the south trench.If agrain-size analysis shows similar soil conditions as
the north area, then the same design infiltration rate can be used.If not, make the necessary
adjustments.Two samples should be sufficient.
Plans:
1.Sheet C2 calls out CB#3 as a type 2, 48 inch diameter, due the depth of the infiltration pipe.
The catch basin detail on Sheet C4shows a Type 1LCB and says it include CB#3.Provide a
separate detail for a Type 2 CB on the detail sheet for CB#3.
2.Sheet C2 : The “PREF” pipes for the infiltration trenches should be “PERF” pipe.
3.The infiltration trench for the south lot is modeled as 5.6 feet deep.The plan view on Sheet 2
and Sections A-B and B-B on Sheet C4 indicate a depth of 4 feet.Correct the plans to match the
modeled depth.
PLANNING DIVISION REVIEW
The following comments from Mike Clugston,Planner, were emailed on July 10, 2013. For specific
questions regarding these comments please contact Mike at Michael.clugston@edmondswa.govor
425-771-0220.
Planning: The Planning Division has reviewed the Lambrecht civil improvement plans submitted on May 7, 2013,
which were submitted with a pair of associated building permits (BLD20130475 & 0476). The following comments
are in reference to the listed conditions of approval from the preliminary short plat decision of August 29, 2012:
1.“The geotechnical report in Attachment 6 shall be implemented.A 10’ buffer shall be
maintained from the toe of the steep slope at the southeastern corner of proposed Lot 2 in
addition to the required 15’ building setback as shown on Attachment 3.”
Condition NOT met–The geotechnical buffer and setback described in the preliminary short
plat approval are not shown on Sheets C2 & C3 of the civil plans.The buffer and setback
described in Attachment 6 of the preliminary short plat approval shall be maintained.
Alternatively, the preliminary short plat approval could be modified through a change pursuant
Page 2of 4
to ECDC 20.75.110.A.The fee for a minor change is $845 and the Type II decision requires
new public notice.
2.“The vegetation management plan in Attachment 4 shall be implemented.Any tree removal
shall be limited to areas of civil improvement construction and shall be approved through the
review of civil subdivision improvement plans.(Trees identified as hazardous or in poor health
in a report including tree hazard evaluation forms which is prepared by a certified arborist
would also be candidates for removal at the time of civil improvement review and
construction).All trees retained during the development process must be protected according to
the performance standards found in ECDC 18.45.050.Changes to the vegetation management
plan must be approved by the Planning Division prior to removal of any trees not already
identified for removal.As applicable, the applicant may be required to submit a bond pursuant
to ECDC 23.40.290.”
Condition NOT met–Implementation of the vegetation management plan shown on Attachment
4 of the preliminary short plat decision was made a condition of approval.That condition was
not appealed and, therefore, that specific plan must be followed.As shown on Sheet C3, the
approved plan cannot be followed because a garage is now shown to be closer to the east
property line than anticipated during the preliminary short plat decision process.If the intent
now is to change the vegetation management plan (by placing the garage closer to the east
property line and updating the geotechnical work as noted in Comment #1), a minor change
would need to be approved as described above in Comment #1.Both requests could be madeat
the same time under the same fee.
Further, there appear to be additional trees shown ‘to be removed’ on Sheet C3 compared to the
approved vegetation management plan.There is a 20” spruce near the northeastern corner of
Lot 1 shown as TBR on C3 as well as several trees near the revised location of the proposed
detached garage.Please verify and update as necessary.
3.“Where located within a required setback, the top of any rockery or retaining wall shall be no
more than 3 feet above original grade without an approved variance.”
Clarification required–On Sheets C2 and C3, a proposed concrete modular block wall is shown
within a required setback area near the western property line.‘Top of wall’ and ‘Bottom of
wall’ elevations are indicated at intervals along the length of the wall.In addition to TW and
BW, please also show the spot elevations of original grade in those locations.The top of the
wall can be no more than 3 feet above original grade.
4.“With the exception of the house on proposed Lot 1, all existing structures shall be removed or
modified to comply with the proposed setbacks; this includes the detached garage as well as patio,
steps and sidewalk off the south side of the house.Demolition permits from the Building Division
must be issued prior to removal of the structures.”
Comment–The existing house on Lot 1 was shown to be retained throughout the preliminary
short plat approval process.The house can be removed too but demolition permits must be
obtained from the Building Division prior to the work.
SHEET C1 –EXISTING CONDITION MAP
1.Note #4 refers to a landscape plan that does not appear to be included with the civil plan set.
Please include or revise reference.
Page 3of 4
SHEET C2 –SITE DEVELOPMENT PLAN
1.A lot of information has been provided on this plan sheetmaking it difficult to see all notes and
improvements. Please move demo items over to the grading/tesc plan and limit this plan sheet
to proposed site development& utilityimprovements.
2.Clearly show required fire department turnaround and easement area.
3.Provide road width dimensions at various points along the access road.
4.Provide two cross sections that include each proposed driveway location, the private road and
open ditch system.
5.Water meters should be located outside drive surfaces whenever possible and as close as
possible to the edge of easement.
6.The sanitary side sewer serving the existing house does not appear to be shown on the plans. If
the existing lateral is not proposed for reuse then it shall be shown tobe cut and capped at the
property line.
7.The existing water service line that is to be abandoned shall be cut and capped at that the main.
Please note as such on the plans.
8.Utility system improvements shall be shown to the extent they will be installed with the
subdivision. Showing future pipe runs is of course acceptable, but shall be noted as future with
the line type/font greyed out.
9.Impervious Areas chart: Provide a breakdown for road andeach single family residence
(showing house and driveway separate). This information will also need to be shown on the
face of the recording documents.
SHEET C3–GRADINGANDTESCPLAN
1.Please add a note to theplans that all futuredrivewayslopes shall not exceed 14% per Edmonds
Community Development Code. The temporarygradingshown at the drivewayfor Lot 1 far
exceeds allowable final grade slope.
2.Show stockpile location and indicate requirements to keep it covered.
Please contact me at 425-771-0220 or by e-mail at jeanie.mcconnell@edmondswa.govif you have
specific questions regarding these plan corrections.
Page 4of 4