pln20120046-Niebrugge-civil_review-E1.pdfof E11410
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
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ENGINEERING DIVISION
�Sr 1g90 (425) 771-0220
City Website: www.edmondswa.gov
DATE: June 24, 2013
TO: Bret Niebruegge — bretniebs(kgmail.com
Jesse Jarrell — jessejgwesternengineers.com
FROM: Jeanie McConnell, Engineering Program Manager
RE: Subdivision File 4: p1n20120046
Project: Bret Niebruegge
Project Address: 22301 95' PI W
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 an Engineering Technician.
City of Edmonds handouts and standard details can be referenced on the City website under Permit
Assistance.
GENERAL
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, NGPA
fencing 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. Provide 3 copies of the water and sewer plans approved by Olympic View Water & Sewer
District.
4. Please add a demolition note to the plans that states "Separate demolition permits are required
for the demolition of structures"
STORMWATER
1. Please revise plans consistent with our meeting discussions on May 28, 2013 regarding the
stormwater management design.
2. Impervious Areas chart: Please include impervious surface chart found in City handout E72.
Provide a breakdown for existing impervious surface area on the site as well as what is proposed
with the subject development.
PLANNING DIVISION
1. As stated in the conditions of preliminary approval, two on -site parking stalls shall be
provided on Lot I consistent with the requirements of ECDC Chapter 17.50. The location of
the proposed parking area for Lot 1 as indicated on Sheet 2 must be shifted such that
adequate turnaround can be provided entirely on Lot I and/or within a vehicular access
easement. It shall be noted that any changes to the location of the vehicular access easement
cannot cause the net area of either lot to go below 8,000 square feet.
2. A demolition permit must be obtained from the Building Division prior to removal of the
existing garage.
3. Add the following note: "All trees that are indicated as to be retained must be protected
during construction of the civil improvements according to the performance standards of
Edmonds Community Development Code (ECDC) Section 18.45.050.H.
4. As stated in the conditions of preliminary approval, a portion of the existing patio at the
southeastern corner of Lot 1 must be removed in order to comply with the setback exception
of ECDC 16.20.040.C. This setback exception allows patios to project into a minimum
required setback by one-third of the required setback or four feet, whichever is less. In the
case of the required 15-foot rear setback on Lot 1, four feet is the lesser of the two, so the
patio must be a minimum of 11 feet from the new property line. As such, please revise
Sheet I to indicate that the existing patio will be removed within I I feet of the new property
line.
5. Either remove the setback lines indicated on Sheets 2 and U1, or correct the setbacks shown
on both lots to reflect those stated in Section II.A.4 of the preliminary approval staff report
and add the following statement: "Setbacks shown are for reference only and vest no right."
Sheet 1 of 3 — TESC AND GRADING
1. Revise to show existing painted centerline and fogline. Add a note to the plans that states both
will be restriped, as required, prior to project completion.
2. Revise temporary construction entrance note to also state the existing concrete driveway
approach at the street shall be maintained for as long as possible.
3. Tree protection measures are to be shown on this plan sheet. 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. Revise the General Notes section as follows:
47 — This does not appear to be applicable to this project.
ADD — revise sequence to specifically note how to handle footing drains.
419 — Revise notes to be consistent with the current proposal.
Page 2 of 3
Sheet 2 of 3 — ROAD AND DRAINAGE PLAN
1. Much of the pipe specifications section does not appear to be applicable. Please revise as
necessary.
2. For clarity, please revise/remove existing pavement hatching to show what will exist in the
improved condition. Please also lighten sewer line type.
3. Please revise saw cut line type and/or information provided in the same vicinity so they do not
overlap critical information.
4. Please confirm the 8" storm pipe crossing 951h PI W provides sufficient capacity for the
stormwater flows it will receive. Storm pipe within the City right-of-way is typically 12", but
the proposal appears to be 8" due to lack of cover over pipe.
5. Please confirm that the drainage ditch flows to the north. If this is accurate, please revise outlet
to the ditch to be perpendicular to the ditch or in the same direction as the flow.
6. Provide ditch line elevation.
7. A rip rap pad shall be placed at the outfall into the ditch. Please show on plans.
8. Refer to appropriate standard details (and sheet number for which they can be found) for
curb/gutter, asphalt walk and driveway approach construction.
9. Show driveway approach with accurate depiction of curb ramps. In addition, show how ramp
on north side of driveway will align with the existing neighboring driveway. Please also show
grading as necessary behind these improvements.
10. Indicate on plans where cross section views are provided and reference cross sections found on
Sheet 3.
11. Revise infiltration trench note to also reference construction detail found on Sheet 3.
12. Revise infiltration trench area to show pipe and observation well location(s). Please callout pipe
material.
13. Clearly label mailbox location.
14. Comments regarding shared driveway profile:
a. It appears as though CB 1 should be a solid lid. Please confirm and note accordingly.
b. The perf pipe section is shown to be higher than the 8" storm crossing. Please confirm
this is the intent of the design.
15. Please revise the Notes section as follows:
43 — remove note
#4 & 45 — notes can be combined. Please refer to City standard detail E8.3 for address signage.
46 — Also add note to match alignment with sidewalk to the south.
Sheet 3 of 3 — DETAILS
Concrete extruded curb detail does not appear to be applicable. Please remove.
Please contact me at 425-771-0220 or by e-mail at ieanie.mcconnell(a,edmondswa.Eov if you
have specific questions regarding these plan corrections.
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