pln20160012 - Knob Hill SP - Civil 2.pdfof EIIAf CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
Y
ENGINEERING DIVISION
FSf. , gqo (425) 771-0220
City Website: www.edmondswa.gov
DATE: May 15, 2017
TO: Lee Michaelis — lee.michaelisgpugetsoundplanning com
Brooke Bland — brooke@ugetsoundplanning com
FROM: Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
RE: Subdivision File #: pin20160012
Project: Knob Hill 4-lot Plat
Project Address: 19125 — 941h Ave W and 9302 — 192" d 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.
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.
Comments 1 — March 3, 2017
Comments 2- May 15, 2017
GENERAL
May 15, 2017 — Response letter states the cost estimate will be provided under separate
cover once the proposed development plans have been approved.
03/3/2017 comment - Please provide an itemized engineers cost estimate for both on -site and
off -site (right-of-way) improvements, including all utilities, traffic control, and
restoration/enhancement plantings. 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.
• 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.
• 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.
• Inspection fees for this project will be calculated at 3.3% of the 120% City approved
estimate for all improvements.
2. ok
3. ok
4. May 15, 2017 — Response letter states the traffic control plan will be provided under
separate cover once the proposed development plans have been approved.
03/03/2017 - Submit a traffic control and haul route plan for review and approval. Individual
plans shall be provided for all elements of work to be completed on each street.
5. ok
Sheet C1 — COVER SHEET
1. ok
2. May 15, 2017 — Response letter states the plans have been revised as requested, however, I
could not locate the general notes within the plan set. Please revise accordingly.
3/3/2017 comment - Include General Construction Notes. Refer to sample on City website.
3. ok
4. 3/3/2017 comment - The Engineering Requirements established as conditions of short plat
approval state "192nd St SW, 94' Ave W, and 192nd PI SW to be widened along property
frontage to provide for an 11-foot travel lane closest to the development". This shall be
interpreted to mean 11-feet from the center of existing pavement towards the development. The
plans currently show widening throughout to meet street standards for the entire street section at
22-feet in width. Where there is insufficient right-of-way to provide the additional 11-foot
travel lane width nearest the development, then widening may be necessary on the street edge
opposite the development. Revise plans accordingly and address the following:
a. May 15, 2017 — See comment "e" below and confirm again that a 2:1 slope can be
achieved.
3/3/2017 comment - Topography — slopes adjacent to existing road — will a 2:1 slope be
maintained post street widening?
b. May 15, 2017 — Revise plans as needed based upon comment "e" below.
3/3/2017 comment - Existing vegetation adjacent to pavement widening. What impact
will the widening have on existing trees or their roots?
c. May 15, 2017 — Revise plans as needed based upon comment "e" below.
3/3/2017 comment - Existing infrastructure/utility locations (fire hydrant, catch basins,
power poles, fences, etc.) and setback requirements from edge of pavement.
d. May 15, 2017 — Revise plans as needed based upon comment "e" below.
3/3/2017 comment - Fences, retaining walls and rockeries shall be located on private
property and shall be shown on the plans to be removed and replaced as needed.
e. May 15, 2017 — An asphalt thickened edge has been shown in the section views
provided on Sheet C2, but it is shown to fall within the proposed 11-foot travel lane.
The asphalt thickened edge shall be located outside the required minimum travel
lane width. Please revise plans accordingly.
3/3/2017 comment - Construction of a "reservoir rock shoulder" is not consistent with
City street standards. Refer to standard detail E-2.1.3. 18" curb and gutter or asphalt
thickened edge shall be provided to City standards.
5. ok
6. ok
7. ok
8. ok
Page 2 of 4
Sheet C2 — CIVIL SITE PLAN DETAILS
1. May 15, 2017 -Comment carried forward.
3/3/2017 comment - Update Section details 1 & 2 to be consistent with comments noted above
under Sheet C 1.
Sheet C3 — STORMWATER MANAGEMENT PLAN
1. May 15, 2017 — Please update Impervious Area calculations to include additional
impervious area being added along 941" Ave W.
3/3/2017 comment - Impervious Areas chart: Provide a breakdown for road and each single
family residence (showing house and driveway separate). This information will also need to be
shown on the face of the recording documents.
2. ok
3. ok
4. ok
Sheet C4 — STORMWATER MANAGEMENT DETAILS
1. ok
2. ok
3. ok
Sheet C5 — WATER/SEWER PLAN
1. ok
2. ok
3. ok
4. ok
5. May 15, 2017 — A note has been added to the plan that identifies a sewer stub to Lot 4, but
the rest of the line has not been shown on private property. Please consider the following:
a. The existing stub is shown to be in close proximity to the proposed sewer stub for
Lot 2. Has consideration been given to using the existing sewer stub for Lot 2 as
well? If the existing line is 6" in diameter and in acceptable condition, it could be
used for both properties. If you choose to go this route, add a note to the plans that
states the existing lateral is to be TV'd by the City Public Works Department — 425-
771-0235 — to determine if it is acceptable to reuse. If it is not acceptable, then any
new line installed could be used to accommodate both homes.
b. If you choose not to combine the two services at the property line, then the new
sewer stub shall be shown to be tapped at the main at least 3-feet away from the
existing stub and/or any bell ends in the sewer main line.
3/3/2017 comment - Clearly show existing water and sewer lines for lots 1 and 4. Are utilities
located entirely within the individual parcel, or will easements be required?
6. ok
7. ok
8. ok
9. ok
10. May 15, 2017 — Response letter states the plans have been revised as requested, however, I
do not see where dry utilities have been shown. Please update plans accordingly.
3/3/2017 comment - Show location of dry utilities and required utility separation (5-feet from
City utilities within the ROW and 3-feet from water/sewer/storm utilities on private property).
Page 3 of 4
Sheet C7 — CONSTRUCTION SWPP PLAN
1. ok
2. ok
3. ok
4. ok
STORMWATER REPORT
All comments have been addressed.
PLANNING DIVISION COMMENTS
All comments have been addressed.
Page 4 of 4