SUBDIVISION Civil Review Comment Letter.pdf
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:
August 8, 2014
TO:
Rob Michel
rwmichel@nwlink.com
FROM:
Jennifer Lambert, Engineering Technician
RE:
Subdivision File #:PLN20130038
Project: Kisan Enterprises, LLC –4-Lot Short Plat
Project Address: 22810 Edmonds Way
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.
Please note that the Fire departmentis working with Olympic View Water and Sewer Districtto
determineadequacy of the existing fire hydrant for water accessto the subject lot. Fire will provide
comments to you once plans have been submitted to Olympic View Water and Sewer District.
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 afterreview 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 3.3% of the 120% City approved
estimate for all improvements.
2.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.
3.Please provide a sheet index.
4.Please add a demolition note to the plans that states “Separate demolition permits are required
for the demolition of structures”.
5.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. A ROW permit application with contractor’s signature shall
be provided to the city.
6.Add reference to City subdivision file number.
7.Please add a note to the plans that states the restoration of existing striping will be completed,
prior to project completion.
8.Will a chain link fence be installed during construction? If so, please show location on the
TESC and Grading plan. Sidewalk along Edmonds Wayshall remain open except as needed to
perform specific activities such as sidewalk replacement and utility connections.
9.Show job shack location, if any.
TRAFFIC CONTROL
1.Please provide a traffic control plan. Please note that a lighted arrow board will be required.
2.Please add the followingnotesto the traffic control plan:
a.No work shall begin prior to 9am when working in the eastbound lane.
b.All work shall be completed by 3pm when working in the westbound lane.
c.No work to be completed in the westbound lane after 1pm on Fridays.
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3.Individual plans shall be provided for all elements of work to be completed both in 95Pl W
and in Edmonds Way.
STORMWATER REPORT
The following comments are provided from Jerry Shuster, Stormwater Engineer. Please
contact Jerry directly at 425-771-0220 or by email at jerry.shuster@edmondswa.govwith any
specific questions you may have regarding these comments.
Drainage Report (10/2/2013)
1.Minimum Requirement #5-The soils in the area are known to be amenable to infiltration,
which is the preferred method of stormwater management. Explain why infiltration was not
considered for this site.Also, theexisting home has no bearing on this drainage report.
Eliminate the sentence regarding the existing home.
2.Minimum Requirement # 6–The total of the access road (3,678 square feet) and the
driveways (1,327 square feet)excess5,000 square feet of pollutiongenerating impervious
surface area. Treatment of the surfacewater runoff is required.
3.Minimum Requirement #7 -The groundwater level is unknown at this site based on the
material presented. Also, the type of detention pipe is not specified, only the list of
acceptable materials is presented. Without knowing the depth to groundwater or the
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detention pipe material, it cannot be ascertain pipe buoyancy is an issue or if the pipe
bedding detail on Sheet 3 is adequate.Please address these issues.
Plan Sheets (6/6/14)
4.Sheet C1 -The storm drain and sanitary sewer pipes on Edmonds Way are shown to follow
the arc of the road.This is generally not the case.This could affect the location of the
saddle manhole for the stormwater connection, especially since saddling into the 36 storm
pipe with a large manhole could conflict with the nearby 8 inch sewer line.A more precise
location should be shown to avoid utility conflicts. Also, the minimum diameter for
connecting a type 2 to a 36 inch pipe is 60 inch (not 54”).Provide a detail on how the saddle
connection will be made.
5.Restrictor Device detail –Make the notch height dimension in inches, since all other
dimensions are in inches.
Sheet 1of 3–ROAD AND DRAINAGE PLAN
General
1.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.Show the location of all the dry utilities (i.e. gas, cable, phone, power, etc.) and show that a
minimum of 3’separation between the dry utilities and water, sewer, and storm are being
maintained.
3.Please add a note thatall utilitiesshall be underground.
4.Please add a note the access road and driveways shall not exceed 14% slope.
Frontage Improvements/Access Road
1.Show the frontage improvements to be constructed with the subdivision. The existing frontage
is to be shown on theTESC, Grading, and DemoPlan and noted to be removed and replaced.
2.Pleaseprovide the revised easement thatallowstheuse of the west property for access beyond
the existing access easement.
a.Please note that if it isintendedor neededto install a retaining wallwithin any portions
of the easementfor access to the subject siteit will need to be addressed within the
easement. Currently the easementdoes not allow for structures to be constructedon the
west property.
3.If a retaining wall is to be installed along anyportion of the access easement:
a.The wall will need to be engineered if there is a surcharge.
b.Provide a detail.
c.Show the retaining wall on the plans.
4.Theproposed plans show that 33 LF of extruded curb is to be removed from the westproperty to
allow for access to the subjectsite. Currently the parking lot of the west property has one way
drive aisles.
a.Please provide a revised plan showingthe new vehicular travel path and anystriping
and/or signs.
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Storm
1.Provideall invert elevations for all pipeconnections into the catch basins and manholes for both
existing and proposed structures.
2.Labelthe material to be usedfor the detentionpipe.
3.Please add a note that there must be a minimumof 5’separation from sewer and storm pipes.
4.Please add a note to the plans that if rim to invert exceeds 5’, a TypeII manhole is required.
5.Show where the footing drains will discharge to.
6.Show how the surface water runoff form the driveway and shared access road will be collected
and dischargedto the onsite stormwater management system, as shown on Sheet 2.
7.Please reference the‘Private Road Section –A’detail located on Sheet 3on the plans.
Water and Sewer
1.The water and sewer shall be reviewed by Olympic View Water and Sewer District. Olympic
View Water and Sewer Districtshall have their own approval block on pages specific to their
review and approval.The applicant will be required to obtain OVWSD project approval and
submit to the City the approved sheets, prior to final approval of the civil plans by the City.
2.The location of the water service lines shall be shown on the plans sothat utility separationcan
be verified.
Sheet 2of 3–TESC AND GRADING PLAN
1.Revise the title to say ‘TESC, Grading, and Demo Plan.
2.Please show the existing frontage improvements and label what is to be demolished and/or
removed and replaced.
3.Pleaseadd a note to the ‘Top Soil Preservation Notes’that all disturbed areas to be compost
amended.
4.Tree protection measures are to be shown on this plan. 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.
5.Please remove the access road slope information and add to Sheet 1 as requested in #6under the
storm comments.
6.Pleaseremove the ‘straw bale’notelocatedwith the ‘Temp Sediment Trap for CB’s’detail.
7.Remove the word gravel from the ‘Temp Gravel Construction Entrance’note.
Sheet 3of 3–NOTES AND DETAILS
1.Revise note 1 from ‘2010 WSDOT…’to ‘2012 WSDOT…’.
Please contact me at 425-771-0220 or by e-mail at jennifer.lambert@edmondswa.govif you have
specific questions regarding these plan corrections.
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