pln20140075_Mione-1.doc
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE: August 17, 2015
TO: Chris and Merin Mione
FROM: JoAnne Zulauf, Engineering Technician
Joanne.zulauf@edmondswa.gov
RE: Subdivision File #: pln20140075
Project: Mione 2 Lot Short Plat
Project Address: 19011 Olympic View Drive
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please submit three (3) sets of revised plans/documents
with a written response to each of the items below to the Engineering Division.
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Resubmittals can be made at the Development Services Department on the 2 floor of City Hall.
Permit Center hours are M, T, Th & F from 8am-4:30pm. The Permit Center will be closed on
Wednesdays.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
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, 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 and 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 provide a written response from the geotech that the civil plans are consistent with the
geotech report.
3. A covenant is required for the installation of Low Impact Stormwater Systems. Please find form
attached.
4. Easement language shall be provided for utility service to Lot A. Please provide draft language
for review. Easement needs to be recorded prior to obtaining final construction approval.
5. Show proposed location of mailbox on one of the plan sheets.
6. Please call out top of landscape wall elevation and bottom of wall elevation at each end and at
every two feet of change on one of the plan sheets.
PLANNING DIVISION COMMENTS
The following comments are provided from Mike Clugston, Associate Planner. Please contact
Mike directly at 425-771-0220 or by email at mike.clugston@edmondswa.gov with any specific
questions you may have regarding these comments.
The Planning Division has reviewed the Mione civil improvement plans submitted on July 16, 2015.
The following comments are in reference to the listed conditions of approval from the preliminary
short plat decision of May 14, 2015 and the Edmonds Community Development Code (ECDC):
1. Please submit plans and reports required in Conditions 2 and 3 of the preliminary short
plat decision:
2. Trees shall be retained to the maximum extent feasible. All trees on the site
must be shown on the civil improvement plans, including those trees on adjacent
sites with driplines that overlap the subject parcel. Retained trees must be
protected during development in accordance with ECDC 18.45.050.
3. The applicant must apply for review and approval of civil subdivision
improvement plans. In preparing these plans, the applicant must address the
Engineering Division conditions listed “Required as a Condition of Subdivision” in
Attachment 5. The required documents and applicable fee must be submitted to
the Engineering Division together with:
a) A geotechnical report describing how the proposed civil improvements
comply with ECDC 23.40 and 23.80.
b) An updated vegetation management identifying the specific native trees and
vegetation being retained and what native species are to be installed, as
appropriate. Monitoring and maintenance provisions must be provided
along with a cost estimate for any vegetation to be installed and labor per
ECDC 23.40.290.
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Sheet 1 of 5 - COVER SHEET
7. Add reference to City subdivision file number.
8. 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.”
9. 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.
10. Add Utility Purveyors to this sheet. See City Handout #E28 for purveyor information.
11. Remove “prelim” from drawing index.
12. Please add a note to the plans that states the painted fogline will be restriped, as required, prior
to project completion.
Sheet 2 of 5 – SWPPP
1. Materials stock pile and topsoil stock pile reference a note. There does not appear to be any
notes regarding these items on the sheet. Please add location of note to reference.
2. Tree protection measures are to be shown on this plan. Show trees that are going to be retained
and removed. Barrier fencing shall be placed at the drip line of trees to remain in order to protect
the root system.
3. The rock construction entrance as shown leaves good potential for quarry spall rock to be kicked
out onto Olympic View Drive during construction. Please revise to show a 5-10’ temp asphalt
apron between the rock construction entrance and the travel lane.
4. Please revise the limits of clearing to include the areas where the utilities will be extended to Lot
A.
5. Show existing water meter and move note regarding contractor using the meter from sheet 4 to
this sheet.
6. Add City of Edmonds Standard Detail E1.3 Temporary sediment trap for catch basins. Note on
plans that these will be installed in onsite catch basins as constructed to protect the storm system
from construction activities.
7. Under construction sequence notes #10 – add: “disturbed areas shall be compost amended”
Sheet 3 of 5 – DRAINAGE AND GRADING PLAN
The civil plans are required to provide detail of all improvements including materials, lengths,
elevations of all proposed construction. Please revise plans to provide all details for construction
including but not limited to the following comments.
8. Provide rim and invert elevations for all proposed catch basins. Include inverts for each
connection and label directionally (E, NW etc)
9. All pipe shall have call outs containing size, material, and length.
10. Provide bottom of trench elevations for the infiltration trenches.
11. The area drains and catch basins proposed as the sump required prior to outfall to the infiltration
systems are required to have a minimum of 1 ft catch. Please provide a detail of area drains to
show that requirement. Any yard drain with invert to rim distance greater than 2 ft must be
replaced with a type 1 catch basin. Any with invert to rim distance greater than 4 ft must be
replaced with a type 2 manhole.
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12. An area drain or catch basin with 1 ft sump shall be installed between the connections from the
structure to the 35 ft infiltration trench per standard detail.
13. Call out for infiltration trenches refer to standard detail on sheet 4. Please revise, detail is located
on same sheet.
14. Are footing drains required for this structure? If so, please show a connection to an outfall
system. Footing drains are prohibited from connecting to the stormwater runoff infiltration
trenches. A 3x3 drywell is often used for this purpose.
Sheet 4 of 5 – UTILITY PLAN
1. Per City ordinance, homes with 3000sf or more habitable space shall be sprinkled for fire
protection. When this is required a flow through system is typically installed and the minimum
meter size will need to be 1” and the water service line should be 1 ½”. Please call out both the
water meter size and the water service line size.
2. Please remove contractor note for meter and add note stating the existing meter serves Lot A.
3. Water service line to Lot B house is not shown on plans. Please show the connection from meter
to house.
4. Please call out size, material and length for water services to Lot A and Lot B.
5. Sewer and water lines are required to maintain a 10 ft horizontal separation. Please show that
this is attainable on the plans.
6. Show saw cut area in asphalt needed to install water lines to main.
7. Add note to plans “Contractor shall be responsible for restoration of trenches required for
installation of water lines.”
8. Show all dry utilities (i.e. power, cable, etc). Power to Lot B shall be underground. Confirm all
industry standard separations can be attained.
9. Please note that in order to reuse an existing sewer lateral (section from main to the property
line), the size (requires 6” or greater) and condition must be verified by City of Edmonds Sewer
Division Operations crew. If size or condition is not satisfactory, a new 6” lateral shall be
extended from the main. Add note to plan sheet.
10. 6” cleanouts shall be placed at the west property line of Lot B, at the location where the joint
service ends, a minimum 4” clean out shall be placed at 2 ft from Lot B house, at the west
property line of Lot A, and at connection to the existing service for Lot A.
11. All cleanouts shall have invert elevations called out.
12. Call out pipe size and length of sewer line. Please note the shared portion of sewer line shall be a
minimum of 6”. Single services can be a minimum of 4”.
13. Please revise General Notes #1 to refer to the 2014 version of the WSDOT APWA standards.
Sheet 5 of 5 – SOIL MANAGEMENT PLAN
14. Expand area of soil amendment to include the area that will be disturbed on Lot A while
installing utilities.
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