pln20120021-Ritter-Civil-E1new.pdf
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:February 7, 2017
TO:Joseph Smeby, Omega Engineering
joe@omega-eng.com
FROM:Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
Jen Machuga, Associate Planner
Jen.machuga@edmondwa.gov
RE:Subdivision File #: PLN20120021
Project: Ritter 3-lot short plat
Project Address: 8364 Olympic View Drive
During review 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 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.
The current submittal was review as a new application as the project engineer has changed and the
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 andtraffic control. 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 inorder to record the subdivisionand ahead of constructing
required improvements, the bond amount will be based on the entire scope of the project.
Inspection fees for this project will be calculated at 3.3% of the 120% City approved
estimate for all improvements.
2.Please submit a traffic control and haul route plan for review and approval.
3.Add a note to all plan sheets that show the location of the proposed residence on Lot A stating
the following: “Approval of these plans does not constitute approval of the single family
residences and associated setbacksas shown on Lot A. A separate building permit is required
for review and approvalof newsingle family residences.
4.Addanote 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.
5.After making all correctionsrequested in this letter, please provide the entire civil plan set as
well as the native vegetation plan to a qualified geotechnical engineer and have them write a
letter addressing the compliance of the civil plans and native vegetation plan with all applicable
critical areas requirements of ECDC Chapters 23.40 and 23.80.
6.Please add a note to the plans that states the painted fogline and centerline will be restriped, as
required, prior to project completion.
7.Indicate where vehicles and equipment will be staged duringconstruction.
8.A note has been added to the plans stating construction of the driveway will be deferred to
constructionof thesingle family residence on Lot A. The Engineering Requirements, which are
part of theconditions of approval for thesubdivision, state that the access road serving Lots A
& B are to be constructed at thetime of subdivision. Therefore, this requirementcannot be
deferred to construction of future single family residences.Please revise plans accordingly and
include structuraldesign for retaining walls required as part of these improvements.
9.Theproposed driveway slope of 19.1% exceeds the allowable driveway slope per Edmonds
Community Development Code(ECDC)18.80.060.It may bepossible to obtain a driveway
slope waiver up to 20%if authorization is given by the Public Works Directorconsistent with
ECDC 18.80.060.D.A letter addressing the conditions of approval found within ECDC
18.80.060.D shall be submitted to theCity for review and approval shouldyou determine you
are unable to meet the 14%through design considerations.Please note, the decision of the
Public Works Director shall be noticed as a Type II decision which will require noticing.
SHEET 1–COVER SHEET
1.Revise sheet title to Site Development Plan
2.Add utility purveyor contact information.
3.Callout width of driveway and easement area.
4.Show frontage improvement restoration limits. Restoration limits will need to encompass
storm, water, & sewer utility patches. Limits shall also be aminimumfull width orhalf width
of the roadwaydependingon the extent of thecrossing.
5.Provide a key on Sheet 1 indicating what the hatched area is. It is assumed this area is the
required 30% native vegetation area; however, it appears that the boundaries of this area have
shifted since the previous submittal. Please provide the total area of the native vegetation area
and ensure that it is equivalent to a minimum of 30% of the total site area.
SHEET 2 -SWPPP
1.Add general notes to your plans. Example notes can be found on the City website. Please
revise where needed to match your project.
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2.Revise the construction sequence notes to be consistent with the notes found on the City
website.
3.Tree Protection notes should be moved to Sheet 4 –Tree retention/Vegetation Protection Plan
4.Provide legend clearly identifying line types and symbols
5.Reference City standard details for erosion control BMP’s and their location within the plan set.
6.Grading quantities provided on this plan sheet differ from that provided on Sheet 4. Correct all
inconsistencies and ensure that accurate grading quantities are provided.
SHEET 3–SWPPP DETAILS
1.Update standard detail E1.3 with current version found on the Citywebsite.
SHEET 4–TREE RETENTION/VEGETATION PROTECTION PLAN
1.Label all lots–A,B, C
2.The subject property abuts a strip of land that is owned by Snohomish County. Label
Snohomish County property and note that no work shall be performed in thisarea without
approval from SnohomishCounty.
3.Clearly show trees that are to be protected and trees that are to be removed.
a.Where trees are to be maintained barrier fencing shall be placed at the drip line of the
tree in order to protect the root system.
4.Orange barrier fence shall be provided instead of orange flagging to indicate clearing limits and
ensure protection of areas that are not to be disturbed.
5.Condition #3.a.2 of the preliminary short plat approval states the following: “The applicant
must submit a plan that shows how the project complies with the 30% native vegetation
requirement of ECDC 23.90.040.C. For further direction, see section II.F of this report.”
Sheet 4 of your submittal references a vegetation management plan prepared by Wetland
Resources dated November 2, 2011. The previous civil submittal, however, included a
vegetation management planas Sheet C1.1 that incorporated much of theprovisions of the
Wetland Resources plan, but did include some changes from Wetland Resources’ initial plan.
For example, the Wetland Resources plan set aside the native vegetation area as an NGPA,
which typically refers to an area that is formally established with the recording of a subdivision
or other easement documentation. Since it is not required that this area be formally established
as an NGPA, the applicant had removed all references to an NGPA. Additionally, the Wetland
Resources plan had included provisions for permanent fencing and signage of the native
vegetation area, which had been eliminatedinthe plan provided ascivil Sheet C1.1.
Since various versions of the vegetation management plan have been submitted over the years, it
is important that the current civil submittal include the applicant’s current proposal for the
vegetation management plan. Therefore, please provide a vegetation management plan
consistent with the requirements of ECDC 23.90.040.C.This plan may be provided as a sheet
within the civil documents or as a separate document, but must include the followingat a
minimum:
a.Provide a map indicating the location(s) of the vegetation management area.
Indicate the areas of each portion of the vegetation management area and total area
provided in order to determine compliance with the requirement for 30% of the total
site area.
b.Describe the vegetation that is currently present within this area, including
descriptions of what existing vegetation is native, non-native, or invasive.
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c.Describe what work is needed in order to remove any existing non-native or invasive
species from within this area (if any non-native or invasive species are currently
present within this area).
d.Describe what work is needed to establish this area as exclusively native vegetation
(i.e. addition of native groundcover, shrubs, or trees in order to replace any non-
native or invasive species that must be removed). If any planting is necessary in
order to establish this area as exclusively native vegetation, provide the species,
sizing, and installation instructions.
e.Include provisions for maintenance of the native vegetation area into the future (i.e.
how will this area be maintained into the future, what will be done for control of
invasive species, how will any vegetation that requires removal in the future be
replaced?)
f.Include a reference that all maintenance activities and/or vegetation cutting must be
consistent with the applicable provisions of the tree cutting code (ECDC 18.45) and
critical areas code (ECDC 23.40 through 23.90), or as amended.
g.Include provisions for how any future changes to the boundaries of the native
vegetation area or to the vegetation management plan could be made if so desired by
the current or future property owner(s).
h.Describewhen the work within the native vegetation area is proposed to be
conducted. What, if any, work will need to be conducted at the same time as the
civil improvements? What, if any, work is proposed to be conducted during future
construction on the new lots?
i.Condition #2 of the preliminary short plat approval states the following: “Any tree
cutting on the site must be consistent with the requirements of ECDC 18.45 and the
30% native vegetation requirements of ECDC 23.90.040.C. A tree cutting plan shall
be submitted and approved with the civil plans for removal of trees impacted by the
subdivision improvements. Any tree cutting proposed on the site that is not a
hazardous situation and/or not necessary as part of the subdivision improvements
shall be reviewed at the time of building permit application review or through the
appropriate land use permit application and review. All trees that are to be retained
during the development process must be protected according to the performance
standards found in ECDC 18.45.050.H. If during construction it is realized that
certain trees that were planned to be retained will be damaged due to the
construction activities, replacement at a one-to-one ratio will be required per ECDC
18.45.050.F.”
All proposed tree cutting must be indicated on the civil plans and must be consistent with the
abovecondition. Additionally, the plans must indicate the location(s)of alltree protection
measures, such as tree protection fencing consistent with the requirements of ECDC
18.45.050.H.
6.Erosion control notes are shown on Sheet 2 and do not need to be shown on thissheet.
SHEET 5–GRADING & DRAINAGEPLAN
1.This plan is difficult to read. Please revise to provide clarity (suggestions below):
a.Revise line types to be specific to each utility, property line, topo lines, etc.
b.Clearly show property lines
c.Lighten water & sewerutilities as they are not the primary focus of this plan sheet.
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d.If possible, lighten trees.
2.Label lots–Aand B
3.Please clarify which (if any) retaining walls are proposed at this time. Note that retaining walls
shall not exceed three feet in height over original grade where located within minimum required
setback areas.
4.Label storm detention pipeand refer to detail and profile provide on Sheet 6.
5.Calloutdetentionpipe material, including reducer sections.
6.Impervious Areas chart: Provide a breakdown for road and each single family residence
(showing house and driveway areas separate). This information will also need to be shown on
the faceof the recording documents.
7.Refer to Utility Patch detail E2.3 located on Sheet 7.
8.Clearly note utility stub locations on the plan. Stubs shall be marked with a 2x 4, painted white
with black lettering.
9.Details for mailbox installation and address sign are provided on this plan sheet. Please show
within theplan the proposed location for each. Indicating this on Sheet 1, the Site Development
Plan, would be a good place.
10.Revise title of “Amendment Notes”to say “Soil Amendment Notes”. This notesection shall
also be revised to include requirement to compost amend soils:
a.All disturbed soils shall be compost amended. Please refer to City handout E72Cand
incorporate notes into plan set accordingly.
11.This plan sheet includes a note about the existing sewer service. Move this note to Sheet 7. In
addition, please clarify intent for sewer connection as the plan shows a new connection in
Olympic View Drive, but this note indicates use of an existing line.
SHEET 6–DRIVEWAY PROFILE & STORM DETAILS
1.Label profile view as Stormand Driveway Profile and revise profile as follows:
a.Revise lot number references
b.Show detention system air vent
c.Call out lineal footage, pipe diameter and pipe material for detention reducer sections
d.2-feet of pipe cover is requiredover detention pipe located within a drive-able surface.
It appears as though only 1-foot of cover will be provided. Please revise accordingly.
e.Revise SDMH #4 and #5 to state Type II structure instead of Type I
2.Basic soil amendment notes have been included on this plan sheet, but should be moved to
Sheet 5. Consistent with note 5 under Sheet 5 above, ensure notes are in accordance with City
requirements.
SHEET 7 –UTILITY PLAN & DETAILS
1.Callout sanitary sewer pipe material and diameter.
a.Sewer lateral within the City right-of-way shall be 6”.
b.Side sewer linesserving more than 1 property shall be 6”in diameter and where the side
sewer only serves one property it can be reducedto 4”.
c.Please add note that a 6”sewer cleanout with 12”locking CI lamphole cover is required
onthesewer line at the edge of theright-of-way.
2.Connection of sewer from Lot A to the shared line with Lot B is shown as a T. Due to low
flows in this system, a wye connection may be more appropriate.
3.Callout water servicelinepipe material and diameter.
a.Per City ordinance, residential fire sprinkler systemsare required on single familyhomes
with 3000sf or more habitable space. When this is required a flow through system is
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typicallyinstalled and the minimum meter size is typically 1”with waterservice lines 1
½”. Please confirm site demands.For more on this requirement, please consult with the
City Fire Marshal, Kevin Zweber–kevin.zweber@edmondswa.gov .
4.Note that the taps on theCity water main andsetting of the meters/boxesshall be completed by
the City Public Works Operations crew.
5.Clearly note utility stub locations on the plan. Stubs shall be marked with a 2x 4, painted white
with black lettering.
6.Show proposed location for alldry utilities and required separation.
STORMWATER MANAGEMENT REVIEW
PLEASE NOTE:
The Supreme Court of Washington issued a ruling on December 29, 2016 regarding the “vesting” of
Stormwater regulations. This ruling upholds the Department of Ecology’s regulations for
application and construction dates for projects with Stormwater requirements.
The City of Edmonds has endeavored to clarify the impacts of the ruling and Ecology’s regulations
on application for subdivisions and short subdivisions submitted prior to January 1, 2017. The
Department of Ecology provided guidance to the City on January 30, 2017, confirming that
applications for subdivisions and short subdivisions accepted by the City of Edmonds prior to
January 1, 2017 shall constitute an application for the definition of the Department of Ecology’s
NPDES Phase II permit.Such projects that do not start construction by January 1, 2022 will be
subject to the new Department of Ecology regulations.
Consistent with DOE’s November 2015 clarification on timing (posted on their website), this shall be
interpreted to mean that if a subdivision application is received by the City prior to January 1, 2017,
the subdivision and subsequent building permits for the individual lots will be allowed to complete
design and construction consistent with the stormwater management code under which their storm
system was designed.If the subdivision included restrictions or requirements for the individual lots,
(e.g. maximum impervious surface, LID BMP’s), those requirements should be recorded for each lot
and must be enforced when the individual lot is developed.Again, such projects that do not start
construction by January 1, 2022 will be subject to the new Department of Ecology regulations.
Applicants are cautioned that the Department of Ecology has not issued a written decision in support
of this guidance.For this reason, the stormwater comments provided are preliminary and subject to
revision should the Department of Ecology issue a written decision that contradicts the guidance
initially received by the City.
The following comments are from Robert Edwards, Stormwater Engineerand were provided
to you via email on December 22, 2016.Please contact Robert directly at 425-771-0220 or by
email at Robert.edwards@edmondswa.govwith any specific questions you may have
regarding these comments.
Date of Review:December 16, 2016
File/Address:PLN20120021 / 8364 OVD
Reviewer: Robert C. Edwards, PE, Stormwater Engineer, City of Edmonds
Background
This is classified as a Category 2 Small Site because it is a short plat withimpervious area exceeding
5,000 SF.
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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 1 of 7, Provide north arrow and scale bar for plan.
2.Sheet 5 of 7, Specify grates for driveway runoff collection to detention system.
Minimum Requirement #2 –Construction Stormwater Pollution Plan
Comments:
1.Sheet 2 of 7, Call out inlet protection. Typical is acceptable.
2.Sheet 2 of 7, Call out stabilized construction entrance.
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:
1.Drainage report, The WWHM was run with the Everett precipitation. The City of Edmonds
requires the use of Puget East 36 precipitation. This is accomplished by selecting “Use WS-
DOT data” on the site information screen.
2.Sheet 6 of 7, Section A-A properly specifies 36-inch diameter pipe for CB to detention tank,
yet the profile scales at 18-inch diameter.
3.Sheet 6 of 7, SDMH #4,Control structure minimum diameter is 54-inches. See 2005 DOE
SWMWW, Volume III, Figure 3.17.The plan specifies “TYPE 1-48”. This should specify
Type 2.
4.Sheet 6 of 7, SDMH #5, The plan specifies “TYPE 1-48”. This should specify Type 2.
5.Sheet 6 of 7, Specify detention tank material and specification.
Minimum Requirement #8 –Wetland Protection
Comments: None
Minimum Requirement #9 –Operation and Maintenance
Comments:
1.Drainage Report page 11, Appendix A is to be referenced for O&M. Appendix A is not in
this report. Please provide O&M for Catch Basins and Detention Tank. 2005 DOE
SWMWW, Volume V, No. 3, No. 4, and No. 5 are acceptable.
Minimum Requirement # 10 –Offsite Analysis and Mitigation
Comments: None
Minimum Requirement #11 –Financial Liability
Comments:
1.Provide King County Bond Estimation form.
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