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Response to ENG Comments 2.pdfTERRAFORMA RESUB DESIGN GROUP February 12, 2018 City of Edmonds FEB 13 2018 BUILDING DEPARTMENT CITY OF EDMONDS RE: NYLAND APARTMENTS - RESPONSE TO CORRECTION NOTICE #2 (PERMIT# BLD20170899/0900) Dear City of Edmonds, Thank you for your 2"d Review of our site and civil plans for the Nyland Apartments. The following is our response to your comments. Updated plans have been resubmitted with the response letter. 2ND REVIEW BY JOANNE ZULAUF DATED JANUARY 17, 2018 Note: Your 2"d Review response is in italics and underlined. My response is in bold. GENERAL 1. 1117118 To be provided at a later date. Provide an itemized engineers cost estimate for both onsite and off -site (right-of-way) improvements, including traffic control and all utility installations. Use the King County Bond Quantity Worksheet (available on the county website) and utilize "write-in" sections where appropriate. See attached Bond Quantity Worksheet. a. The amount of the bond will be based on 120% of the City approved estimate for the offsite improvements. b. A 3.3% inspection fee is calculated for the project based on 120% of the City approved estimate for the entire project improvements. 5. 1/17118 Ok the transportation engineer will need to review it prior to issuance but using It looks like you may have to close the sidewalk some of the time as well. Please be sure to include pedestrian traffic control as well (see WSDOT spec for this) and odd a note stating the estimated time (# of days) that the sidewalk will probably be closed. Please submit a traffic control plan for work on 244th. See attached Traffic Control Plan. 8. 1117118 To be provided at a later date. Olympic View Water and Sewer District shall have their own approval block on pages specific to their review and approval. The applicant will be required to submit plans approved and signed by OVWSD prior to the final approval of the civil plans by the City. The resubmitted engineering plans include revisions per the 2"d Review by OVWSD. 11F CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE 5027 5161 Avenue SW Seattle WA 99136 phone 206.923 0590 website www.tercaronnadesis" 0up,cem NYLAND APARTMENTS (BLD20170899/0900) RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 12 10. 1117118 To be provided at a later date. A Stormwater Covenant is required to be recorded against the property based on the proposed stormwater facilities for the project. Please complete the covenant, including notarization and required exhibits and submit to the city. The document must be complete, but will not be recorded prior to permit issuance. Prior to construction final location of facilities shall be verified (by field inspection and asbuilt) and then the covenant will be recorded. Attached signed & notarized Stormwater Covenant. Sheet C1.0 — COVER SHEET 15. 1117118 Please revise note ## 21 as well. Please replace references to city of Edmonds water and sewer regulations/requirements to information for OVWSD water and sewer. Note revised on Sheet C0.2 to reflect OVWSD. SHEET CIA PAVING PLAN 23. 1/17118 --1) Please label the remaining parking stalls along the north side of the lot as compact (they scale out as 8 ft width) --2) The proiect is allowed 16 compact stalls per code. This is reflected on the civil plans (13 stalls and 3 garages) however, the landscape and architectural site plans show 22 compact size parking stalls. Please revise all plans to be consistent and within the code parameters. What does "C" in the parking stalls refer to? The texture shows concrete so not needed to show that? I've stenciled the 5 stalls next to the ADA stalls as COMPACT. 32. 1117118 To be reviewed by the building division. The block wall will be reviewed by both the building division and the engineering division. Ok. SHEET C1.2 PAVING PLAN (FRONTAGE IMPROVEMENTS) 34. 1/17118 Since it is to be permitted that this section of the proiect will include the improvements required of the Shops (Denny's) as well the apartments, their proposed sign will need to be shown on the plans The current Denny's sign is directly where the hydrant is going to be installed so please indicate its removal (on the demo plan is fine.). If you are planning to install a sign, please indicate the location and dimensions of the sign to show no utility conflicts or sight distance issues are created. According to Tekin Development, the Denny's sign will be removed permanently. They will not have a pylon sign at our 2441h Street SW access; it will be location along Pacific Highway. 35. 1/17/18 Unable to locate on plans See COE standard detail E8.3 for the address sign. This is a separate sign to show all of the addresses that are accessible from the access road. It is reflective for easy identification by emergency responders Sometimes this is not required if the Privately designed commercial signs are very clear. Please add the standard detail to the plan set and then the need for the sign can be assessed by the fire marshal during construction. Indicate the proposed location of the fire/address sign on 244th. I've located an address sign north of the ex. hydrant. It can be small (18"w x 42"tall). It will have a total of 7 addresses including Nyland Apartments, The Shops and Arbys. TERRAFORMA DESIGN GROUP, INC. NYLAND APARTMENTS (BLD20170899/0900) RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 13 EX. CONDOMINIUM (MNDCREST) 8515 244TH ST, SW ELS 00845400-100100 TO-200500 -'W SIDEWALK PANEL.-\ 4' WIN. LENGTH. MOM L_ /--E%. UTILITY POLE 5.2' CLEARANCE FROM FAI ME_TI.FACE OFF B 38. 1/17118 The Shops are required to provide a ten foot dedication along their property that fronts 244th St SW. Please address anv extruded curb that falls within the dedicated area along the west side of the entrance. Extruded curb is not permitted in the right of way. Please remove extruded curb shown between sidewalk and property line. Per 1/26/18 email from JoAnne Zulauf, the 10-ft r.o.w. deed has been omitted by the City. 40. 1117118 The Shops 10 ft right of way dedication will affect the location of where the rockery can be to meet the prohibition parameters. Please also review the highlighted requirement below that was not addressed in this submittal. If the rockery enters the right of way, please add note that it will be removed. Rockeries are prohibited in the right of way and where they are constructed on private property must be a distance from the property line equal to the height of the rockery. Please review the code section 18.40.020 carefully to understand all the prohibitions. The B62 Retaining Wall handout, located under the building division handouts on our website, is available for wall construction information if needed to meet grade conditions. With further discussion internally, it was determined that a rockery would not be a structure that would be allowed to encroach. A retaining wall does not have the same set back distance from the property line requirements so may be the preferred way to approach this area. Additionally, Per ECDC Chapter 18.70 approval of an Encroachment Permit may be granted to locate a Retaining Wall within the City right-of-way if it does not interfere with the public's use of the right-of-way and/or if the proposal benefits the public interest, safety or convenience. The 10-ft r.o.w. deed has been omitted. There is no rockery within the existing right-of-way. TERRAFORMA DESIGN GROUP, INC. NYLAND APARTMENTS (BLD20170899/0900) — RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 14 45. 1117118 Please show the power underground from the pole to the Denny's site. Please show where cable and gas enter the site and the trench location(s) on site to the buildings. Overhead power to the site is shown. All utilities serving the property, including power shall be underground. An underground service is conceptually shown. 48. 1/17118 Please add a note to this sheet and to sheet C5.1 for the contractor "Restoration of 244th St SW shall be coordinated with the City of Edmonds. Contact Project Manager Ryan Hague 425-771-0220 at start of protect construction." The City has 244th on the overlay program schedule for this spring We want the contractor to be discussing the improvements on 244th with our project manager as soon as possible to avoid conflicts. City of Edmonds requires a 2 ft minimum sawcut, please revise note. Note has been added to the plan. We are keeping in contact with Ryan Hague at the City regarding their overlay schedule. 49. 1117118 the COE details are E4.5, E2.4, E2.3 Add the COE standard details for paving and reference wherever paving will be performed in the right of way. 1/17118 New Comments: Please confirm there is no issue with OVWSD concerning the fire hydrant now being in the right of way. (Probably preferred) Also current placement of sign will also be in the right of way. At the time of sign permit review, a street use permit will be required. Standard practice. With the 10-ft r.o.w. deed omitted, the new hydrant will not be in the r.o.w. SHEET C2.1 EROSION CONTROL 1/17418 New Comment: Please show filter fence between the south side of the construction entrance where it is adjacent to the sediment pond/bioretention area. Added. SHEET C3.1— GRADING AND DRAINAGE PLAN 71. 1/17/18 Building division will review and comment if needed. The portion of segmental wall ranges from 2 ft to 6 ft. The "large" segmental wall ranges from 2 ft to 3 ft. Are they mislabeled as the smaller wall states it is being designed by others? The wall standard detail 3/3.2 is consistent with the COE detail E8.12 Modular Block Wall. At heights over 4 ft, they must be designed by an engineer. Also a 2 ft shy distance must be maintained between driveway areas. We will wait for the Building Division plan review. SHEET C3.2 — GRADING AND DRAINAGE PLAN 80. 1117118 New comment: please advise the Sunrise Condo HOA that a permit is required for the new dumpster location. Please call the building division for more information. Please provide the bottom and top elevation of the rockery on the condo property at the location of the proposed storm line. If the rockery will be removed at that point and it meets any of the prohibition criteria, please provide a proposal to replace. See comment #21 above under SHEET C2.1. Thanks again for your review. We look forward to proceeding with this development as soon as possible. Please don't hesitate to call me if you have any further questions. We are merely reconstructing the dumpster pad in its current location in the same location. An enclosure is not proposed. TERRAFORMA DESIGN GROUP, INC. NYLAND APARTMENTS (BLD20170899/0900) — RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 15 SHEET 1-1.1— LANDSCAPE PLAN 82. 1/17/18 This comment was incorrect. Olympic View Water and Sewer Division should be contacted regarding the irrigation and backflow device requirements. It wasn't added to the landscape plan so okay. Add Note: "A separate irrigation permit must be obtained from the City Public Works Department....... OK. We are working with the District regarding irrigation and backflow requirements. 84. 1117118 Not done. The plants referenced are the Dwarf Artic Blue Willow within the walls of the bioretention planter. The stormwater engineer noted that they are a 5 ft radius, so they actually spread to 10ft in diameter. Please replace with more suitable plants. If you have any questions, please contact Zack Richardson, the city stormwater engineering to discuss. The bioretention planter is shown with 5 large bushes that spread up to 5' in width. Please arrange and choose planting that will leave access to clean out and to beehive outlet free for maintenance of the mitigation system. We've switched the plants to Redtwig Dogwood — Ivory Halo. 1/17118 New Comment: Please review comment #23 and revise plan accordingly. I've stenciled the 5 stalls next to the ADA stalls as COMPACT. TRANSPORTATION ENGINEER COMMENTS 1. Please obtain the current Form E82 Transportation Impact Analysis Requirements. Please use the fees from the 2018 table to determine proposed project impact fee. Attached form. 2. Please provide an auto -turn analysis for the area where the three garages are location and for the no parking space to confirm all movements can be accommodated_ See attached turning movement exhibits. REVIEW BY ZACH RICHARDSON, PE DATED JANUARY 9, 2018 Note: Your 2"d Review response is in italics and underlined. My response is in bold. Review Comments: Drainage Report: It is not clear that the project is eligible for the direct discharge exemption for the Edmonds Way basin since it discharges to a private detention system; the proposed project will negatively impact the current flow control achieved within the existing downstream detention system: The design has been revised to a tightline through the Sunrise Condominium to the north and outfall to an existing storm drain within 242"d Street SW (approx. 324 feet downstream). a. The applicant may comply with full flow control standard in order to avoid negatively impacting the downstream system, OR TERRAFORMA DESIGN GROUP, INC. NYLAND APARTMENTS (BLD20170899/0900) — RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 16 Provide a point of compliance model showing that the downstream discharge (after both detention facilities) meets the peak flows of the direct discharge exemption (this would likely require full as -built and report information about the downstream system). 2. Drainage Report: If direct discharge is utilized to reduce flow control requirements, it must be assessed per acre; meaning that final flow rates must be divided by the project site area (or combined site areas if doing 'point of compliance' for multiple sites) in order to get a per acre ratio. Comment is not applicable as we are extending our storm drain past the neighboring detention tank system. 3. Drainage Report: Revise MR #3 section to note that an outdoor trash collection area is planned and that the area must be covered to address source control. We are merely rebuilding their trash bin pad with concrete at a flat grade; it is not getting any bigger and no enclosure. a. Update plans to reflect a covered trash enclose (current detail on A1.3); coordinate with architect as needed. 4. Drainage Report: Revise existing conditions exhibit to report impervious and pervious areas within the "toward Denny's" drainage basin. The exhibit maps and stormwater calculations have been revised to reflect a North and South Basin. The South basin discharges to the Dennys property. 5. Drainage Report: Generally, the land coverage areas shown in the exhibits, used in the spreadsheet calculations, and the WWHM modelling all vary; update plans to ensure consistent values across all information provided. The Site Data spreadsheet and WWHM model has been revised to reflect a North and South Basin. The calculations show that the redevelopment will result in a net decrease in South Basin total area, impervious area and flowrate draining towards the Dennys property; we have captured as much runoff as possible. The detention system is designed for a North Basin developed area of 0.62 acres. The calculations show that we meet the flow control criteria for the Edmonds Way Basin. The detention tank size remains the same. a. Most notably, the exhibits show —0.13 acre in basin increase for the project site, but there is only a 0.1 acre difference between the existing basin model and proposed basin model. Drainage Report: The plans and report switch between calling the water quality treatment a 'bioretention planter' and a'bioretention swale' and therefore it is not clear that the BMP has been sized correctly. Update language on plans and in report for consistency, and update water quality sizing calculations as needed. I believe the previously reviewer instructed me to use the term Bioretention Planter. After reviewing the 2014 SWMMWW, the appropriate term should be Bioretention Swale. I will switch to "Bioretention Swale". a. Provide outputs/peak flows from the WQ modeling and show sizing calculations based on model information (currently both appear to be missing). b. Ensure sizing calculation correctly reflects the lack of side slopes (due to vertical walls currently proposed). 7. C0.1: Impervious areas shown on this sheet vary from the drainage report; update as needed for consistency. The Impervious Areas have been revised to match the storm report. Note: the existing gravel was classified as impervious and the bioretention swale area was excluded from the impervious area on C0.1. TERRAFORMA DESIGN GROUP, INC. NYLAND APARTMENTS (BLD20170899/0900) — RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 17 8. C2.1: TESC plan is dependent on downstream storm improvements; add note to sheet: Clearing, vegetation removal, and/or stockpiling of earth materials shall not occur onsite until CB #2 and the downstream system shown on C3.1 have been constructed and approved by the City inspector. Note has been added to the Sheet C2.1. 9. C2.1: The plan shows several wattles across drivable surfaces subject to vehicle traffic; wattles are not intended for driving on and will deteriorate quickly under these conditions. Designer should consider specifying a product more suited for vehicle traffic in order to reduce anticipated maintenance of TESC BMPs. The proposed storm extension will be performed with short trench lengths at any one time; 50-ft max disturbance length. The limited trench length will reduce the demand on the straw wattle and limit disruption for the owners. 10. C3.1: Show all footing drain and wall drain outlet locations and piping (between wall/building and connection/discharge point). We've adding footing drain connection. One connection at the NE corner of each building with footing drain bypassing the detention system. Footing drain for the wall west and south of Building 2 will connect to the roof drain system. Footing drain for the wall south of parking lot will connect to the Bioretention Swale. 11. C3.1: It is not clear that the 2" AC berm proposed to control flow down the driveway is adequate for anticipated runoff or is sustainable as a long term drainage control under these conditions (60+ trips per day); engineer shall respond with justification of berm adequacy or revise proposed collection method as needed (trench drain?). The berm height has been increased to 3- inches. The amount of area (1613 sf) is relatively small. Most of the runoff on the east side of the building will travel along the curb line and flow directly into the vaned grate. The developer does not want to use a trench drain due to their high cost and difficulty to maintain. DETENTION SYSTEM ? OTY .. 70 LF - 54" OIA CMP TANKS TOTAL LIVE STORA( T= 2J46 U SEE CEINL I/C3.2 011ERFLQNV 434.00 IE(OUT)= 435.00 3'17 24"VFDE RDLi:D ASPHALT BERM PER DTL 2/C1.2 12. C3.1: Correct apparent error in the finish grade callout directly over CB #7 (does not match contours or CB rim elevation). Corrected. 13. C6.2: Currently the bio-retention detail does not include a geotextile layer above the aggregate layer; provide response to address concerns of clogging the slotted pipe and/or add geotextile as needed. The Underdrain Aggregate Filter and Bedding Layer material was obtained from the Ecology manual. Per Figure V-7.4.1b of the 2014 SWMMWW, no geotextile is shown or required. TERRAFORMA DESIGN GROUP, INC. NYLAND APARTMENTS (BLD20170899/0900) — RESPONSE TO CIVIL COMMENTS February 12, 2018 Page 18 14. C6.2: Add a note to the bioretention detail referencing the planting plan (i.e. V sheets). Reference added. Thank you for your review. We hope that these revisions meet your requirements and allow us to move forward with site construction. Please feel free to email me at pedro@terraformadesigngroup.com if you have any questions. Sincerely, TERRAFORMA DESIGN GROUP, INC. Pedro DeGuzman, PE President TERRAFORMA DESIGN GROUP, INC.