ENG-COMMENTS 1 with covenantOF ED_4
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DATE: April 7, 2020
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425)771-0220
City Website: www.edmondswa.gov
TO: Rob Michel
rwmichel@nwlink.com
FROM: Jeanie McConnell
Engineering Program Manager
j eanie.mcconnell@edmondswa. gov
RE: Application 4: BLD2020-0017
Project: Kisan — Fill/Grade Permit
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 submit revised plans/documents with a written
response to each of the items below to a permit coordinator.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
GENERAL
1. Provide an itemized engineers cost estimate for both on -site 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.
a. The amount of the bond will be based on 120% of the City approved estimate for the off -
site improvements.
b. A 3.3% inspection fee is calculated for the project based on 100% of the City approved
estimate for the entire project improvements.
2. 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.
3. Incorporate the water and sewer plans into the Sheet Indexing and number plan sheets
accordingly.
4. A Stormwater Covenant is required to be recorded against the property based on the proposed
stormwater facilities for the project. Please complete the enclosed covenant, including
notarization and any 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
are to be verified (by field inspection and asbuilt) and then the covenant will be recorded.
5. Trash Enclosure: Please contact the hauler to confirm their requirements prior to resubmitting
your plan to the City for further review. Following review by the hauler, please submit a
revised plan to the City for further review and ultimately approval. When it has been confirmed
that City requirements have been met, the City will provide confirmation to the applicant
indicating such. The applicant will then be responsible for submitting a site plan showing the
final proposed trash enclosure location, including dimensions, to the local hauler. The hauler
for the subject property is Republic Services. A copy of the plan, signed by the hauler
indicating their approval, will need to be returned to the City prior to building permit issuance.
6. A structural peer review of the storm vault is required. At your earliest convenience, please
submit an electronic copy of the stormwater vault structural plans, calcs, and civil construction
plans to a permit coordinator at onlinepermitskedmondswa.gov. If the submittal is over 25MB,
please contact your permit coordinator, Kristin Johns, by email at
kristin.johnskedmondswa.gov for specific instructions on how to upload plans to our FTP site.
7. I respectfully ask of Donna Breske that for every civil plan submittal to the City of Edmonds,
not just the subject application, that she please include complete City of Edmonds standard
details. Please replace all City standard details within the plan set accordingly.
8. Include construction sequence within the plan set. Refer to sample on City website.
9. Include General Construction Notes within the plan set. Refer to sample on City website.
10. Sample notes may need to be revised to reflect current APWA/WSDOT version and add year of
DOE Stormwater Manual.
11. A 3.5' pedestrian easement is shown behind the sidewalk. As this is a public pedestrian
easement, the approval of such shall be brought before City Council. The first step is a Council
Committee process and the second step is approval before the full Council. The following shall
be provided by the applicant:
a. Vicinity Map
b. Site Plan showing improvements and location of easement
The next available meeting date is currently unknown due to the adjustments that have been
made to the Council agendas in response to COVID-19. When all required information has
been received from the applicant, the public pedestrian easement will be placed on the next
available committee meeting, which is held on the 2nd Tuesday of every month. Following the
Council committee meeting, the item will be placed on the Council consent agenda on the next
available meeting date.
12. Please provide a copy of the recorded agreement between Sterling and Kisan, if one exists. The
City currently has an un-recorded copy and some of the review comments provided herein are
based off of that agreement. If any changes were made to the agreement prior to recording,
please identify those items specifically with the next plan submittal.
13. The Sterling/Kisan agreement references a new easement for access into the property. Please
provide a copy of this easement with the next plan submittal.
14. Please note, additional comments not included in this review, may be produced after reviewing
the next submittal.
Page 2 of 6
Sheet I of 5 — SITE PLAN
1. Revise plan sheet to only show items related to frontage, easements, site building layout, etc.
Create separate Composite Utility Plan and move utility information to that plan sheet.
2. Will any on -site utilities need to be located within easements or will property
ownership/management be under one entity?
3. Clearly show the limits of the slope easement referenced along the property frontage.
4. Revise Sheet Index to include water, sewer and traffic control plan sheets.
5. The plans currently list 3 revisions, however this is the first set being reviewed for the subject
building permit. Please revise notes accordingly.
6. Update Fire District info to state South County Fire.
7. The plans propose yellow reflective markers in one area and domes in another area. Please
provided a detail on the plans that specifically identifies what is intended for each.
8. Will any directional signage be installed within the area to be delineated by yellow reflective
markers that would indicate direction of travel to the individual properties?
9. The area in between the yellow reflective markers might be a good location to install the
required fire/aid address signage. The City's Public Works Operations and Maintenance
Department fabricates Fire/Aid address signs. Add a note to the plans that requires the
contractor/property owner to contact the Engineering Division by email at
en ing eeringpemits(c�r�,edmondswa.gov 2-weeks in advance of the requested sign fabrication. A
fee of $100 will be added to the building permit to cover this cost.
10. A stop bar and stop sign shall be installed for vehicles existing the Sterling property, as well as
for vehicles exiting the Kisan site. Update the site plan and include standard details for each.
11. A walkway has been shown along the west side of the site access, but the connection to the City
sidewalk at this location conflicts with existing surface utilities — please see below. It seems to
be more appropriate to provide a connection to the sidewalk on the west side of these utilities.
_� ...ate- s-
12. Update plans to show existing crosswalks at the intersection.
13. Add a note to the plans that states the painted stop bars, crosswalks, etc. will be restriped, as
required, prior to project completion.
14. A single direction curb ramp has been shown on the east side of the driveway approach, but a
corner curb ramp will be required that allows for an Edmonds Way crossing, in addition to the
driveway. Revise plans.
Page 3 of 6
15. Update plans to show removal and replacement of the driveway approach to provide ADA
compliance. This is consistent with the agreement between Sterling/Kisan and appears to be
necessary in order to provide an ADA compliant curb ramp at the intersection.
16. Show existing traffic loops for egress traffic at the intersection. Add note to plans that loops
shall remain in -tact and/or be replaced as needed to maintain proper detection of vehicles
approaching the intersection.
17. The plans indicate vertical curb and gutter will be installed along the frontage, but please clarify
that the existing driveway approaches will need to be removed and replaced.
18. The sidewalk and curb details are referenced on Sheet 6. Update to appropriate plan sheet.
19. Add note to plans that the existing sidewalk frontage improvements shall be maintained as long
as possible during the course of construction.
20. Update plans to include all restoration anticipated within Edmonds Way. A note shall also be
added to specifically address overlay requirements as follows:
• Utility patches with less than 20-feet of separation shall be combined and full width or
half width overlay will be required depending on the extent of disturbance. Where
utility patches fall entirely within one travel lane, the overlay shall extend to the
centerline of roadway. Where utility patches extend into both travel lanes then a full
width overlay is required.
21. Show proposed street tree locations —
• 40-ft spacing, 3" caliper, 7-ft branching height
22. A note has been added that the street tree species will be determined during the building permit
phase of the project, which is the current phase. I will work to get an answer as to the specific
species and will request that this note be updated at that time. In addition, please add the
following notes:
• City Parks Maintenance Department to be contacted at 425-771-0230 to inspect the root
ball of the tree prior to installation.
• Plastic tree root barrier to be installed, per City requirements, during installation of street
trees.
23. A 3.5' pedestrian easement is shown behind the sidewalk. Revise to state Public Pedestrian
Easement.
24. It also appears as though a water utility easement may be provided behind the sidewalk as well.
Please update the plans, as needed, to show any easements that may be required by the
OVWSD.
25. Include standard details for the "c-curb", Fire Lane striping/signage and extruded curb within
the plan set.
26. The trash enclosure has been identified on the plans, but no details for the construction of the
slab, including dimensions, have been provided or referenced. Please revise.
27. Please clarify where dry utilities will enter into Bldg B — I was not able to find the stub location
on the plans.
Sheet 2 of 5 — ROAD AND DRAINAGE
1. A note has been added that relates to the trash enclosure that states "Ensure dumpsters have
operable covers as a measure of source control". This note makes sense as it relates to
protection of the storm system, but as a design requirement, should be included in the specific
trash enclosure detail. Review accordingly.
Page 4 of 6
Sheet 3 of 5 — GRADING
1. Provide cross sections through various points in the driveway and provide a profile of the
driveway.
2. Lighten storm vault line type on this plan sheet so the driveway and related slopes are more
visible.
3. Clearly show pavement limits for the access road.
4. Provide cross section of west property line showing the existing pavement and rockeries on the
Sterling property and the proposed rockery down to finished grade on the Kisan property.
5. A walkway has been shown along the east side of the driveway, connecting to the public
sidewalk. Spot elevations have been provided and the plans state 8.3% slope, however, in
checking the slope based on spot elevations, it will exceed 8.3%. Please provide a cross section
from the public sidewalk to the entrance of the development showing the proposed slope of the
walkway as well as the adjacent landscape area between the public sidewalk and that portion of
the walkway that runs parallel to the sidewalk.
6. Show proposed grading contours through the access connecting to Edmonds Way.
Sheet 4 of 5 — TESC
1. Revise sheet title to also state DEMO.
2. Show tree protection measures around trees to remain throughout the project.
3. The silt fence and clearing limits have been shown to extend to the back corner of the property,
however, it doesn't appear as though any work will occur in that area. Please revise plans to be
consistent with the work being performed.
4. Revise note that states "remove entire extruded curb" to clarify that a portion of the curb is to be
removed to provide access during construction, but a portion of the curb shall remain until such
time it is replaced as part of the project.
5. A note on the plans states an existing driveway on Edmonds Way shall be used as a temporary
construction entrance, however, the construction entrance is being established with access
through the intersection. Remove this note from the plans.
6. Add notes to the plans indicating removal of existing driveway approaches along Edmonds
Way.
7. Revise water and sewer demo notes to more specifically address cut and cap requirements.
Water shall remain at the site during construction and shall be protected by a backflow/AVB.
8. Will a chain link fence be installed during construction? If so, please show.
9. Show job shack location, if any.
Sheet 4 of 5 — NOTES AND DETAILS
1. Renumber details so there is not duplicate numbering. It is understood that different plan sheets
are referenced, but it is still confusing to have for instance, multiple 43 details.
Sheets 1 and 2 — SEWER AND WATER PLAN SHEETS
1. Update plans to show connection of water meters to water main. The location of all utilities will
need to be accounted for when determining placement of street trees.
2. Show blue reflector to be placed in pavement to identify fire hydrant location. Refer to City
standard detail ET 1.
3. OVWSD approved/signed plans shall be submitted to the City prior to permit issuance.
Page 5 of 6
Sheet X of X — TRAFFIC CONTROL
1. Please submit a traffic control plan for review and approval.
2. Disruption fees will be charged for closure of sidewalk areas. Clearly specify areas of closure
and indicate the timeframe for which you request the closure.
STORMWATER ENGINEER REVIEW
Refer to separate plan review comments by City Stormwater Engineer, Zachary Richardson.
Please contact Zack directly at 425-771-0220 or by email at
zachary.richardson(a,edmondswa.2ov with any specific questions you may have regarding his
comments.
Pagc 6 of 6
After recording return to:
City Clerk
City of Edmonds
121 Fifth Avenue North
Edmonds, WA 98020
Document Title(s)
Declaration of Covenant - Private Stormwater Facility
Reference Number(s) of Related Documents
City of Edmonds (permit number)
Grantor(s) (Last, First and Middle Initial)
Grantee(s) (Last, First and Middle Initial)
City of Edmonds
Legal Description (abbreviated form; i.e., lot, plat or section, township, range, quarter/quarter)
Assessor's Property Tax Parcel/Account Number at the Time of Recording:
The Auditor/Recorder will rely on the information provided on this form. The staff will not read the document to verify the accuracy or
completeness of the indexing information provided herein.
DECLARATION OF COVENANT
Private Stormwater Facility
WHEREAS, the undersigned Declarant(s) have installed one or more stormwater
facilities under Edmonds Community Development Code Chapter 18.30 known as a "low impact
development best management practices (LID BMP)" as selected below:
❑ Permeable Pavement ❑
❑ Rain Garden / Bioretention Cell ❑
❑ Drywell ❑
Infiltration Trench
Gravelless Chamber
Other
WHEREAS, the City of Edmonds has allowed installation of the LID BMP, subject to the
execution and recording of this Declaration of Covenant; NOW, THEREFORE,
THE UNDERSIGNED DECLARANT(S), being the owners of the real property ("the
Property") located at the following address:
in the City of
Edmonds, Washington, and legally described on Exhibit A attached hereto and incorporated
herein by this reference as if set forth in full, hereby covenants and agrees, on behalf of
himself/herself/themselves/itself and his/her/their/its successors and assigns, as follows:
Declarant(s) warrant that he/she/they are the owners of the property described on Exhibit
A and have the authority to impose this covenant on the property and bind all future owners,
successors, and assigns of the Declarant(s). The Declarant(s), future owners, successors,
and assigns of the Declarant(s) shall be referred to collectively as "Owners."
2. The Owners of the Property agree that the Property contains one or more stormwater
management facilities referred to as an "LID BMP," which was installed to mitigate the
stormwater quantity and quality impacts of some or all of the impervious or non-native
pervious surfaces on the property. "Low impact development" means development
conducted in a way that seeks to minimize or completely prevent alterations to the natural
hydrology of the site. Low impact development includes site planning and design to reduce
alterations of natural soil and vegetation cover, minimize impervious surfaces, and specific
practices that help to replicate natural hydrology such as permeable pavements, green
roofs, soil amendments, bioretention systems, and dispersion of runoff.
3. The Owners shall maintain the size, placement, and design of the LID BMP as depicted on
the approved site plan, Exhibit B, and design details shall be maintained and may not be
changed without written approval either from the Engineering Division of the City of
Edmonds or through a future development permit from the City of Edmonds. Chemical
fertilizers and pesticides shall not be used where LID BMP is located. All costs of
maintenance and repair shall be the sole responsibility of the Owners.
4. The Owners shall inspect LID BMPs annually for physical defects. After major storm
events, the system shall also be checked to ensure that the overflow system is working
properly. The Owners also shall maintain all LID BMPs so they function as designed on a
year-round basis.
5. The City of Edmonds is hereby granted by the Owners the right, but not the obligation, to
enter upon the Property described on Exhibit A at all reasonable times for the purpose of
inspecting the private stormwater LID BMP facility. If, as the result of any such inspection,
the City of Edmonds determines that the LID BMP is in disrepair, requires maintenance or
repair, or is otherwise not functioning as provided in the BMP site plan, the City Engineer
or his designee shall have the right, but not the obligation, to order the Owners to maintain
or repair the same.
6. If the City of Edmonds determines that the LID BMP requires maintenance or repair
pursuant to Section 5, the City of Edmonds shall provide notice to the Owners of the
deadline within which such maintenance or repair must be completed. Said notice may
further advise that, should the violator fail to perform required maintenance or make repairs
within the established deadline, the work may be done by the city or a contractor designated
by the City Engineer and the expense thereof shall be charged to the Owners. The City's
officers, agents, employees, and contractors shall have the right, which is hereby granted
by the Owners, to enter upon the Property described on Exhibit A in order to perform such
work. The Owners shall bear the cost of all work performed.
7. The Owners shall indemnify, defend and hold harmless the City of Edmonds, its officers,
officials, employees and agents from any and all claims, demands, suits, penalties, losses,
damages, judgments, attorneys' fees and/or costs of any kind whatsoever, arising out of or
in any way resulting from the approval of the LID BMP(s), the installation and presence
of the LID BMP(s), and the acts or omissions of the Owners, their officers, employees,
contractors, and agents relating to the construction, operation and maintenance of the LID
BMP(s) on the Property, except for the City's intentional and willful tortious acts, and
waive and release the City of Edmonds from any and all claims for damages and injunctive
relief which the Owners may themselves have now or in the future, by reason of the
construction, maintenance and operation of said LID BMP(s).
8. This covenant shall run with the land and be binding upon the Owners.
Dated:
DECLARANT(S):
(Signature)
(Print Name)
(Signature)
(Print Name)
State of Washington
ss.
County of Snohomish
APPROVED:
CITY OF EDMONDS
(Signature)
(Print Name)
(Title)
On this day personally appeared before me
{Declarant(s)} to me known to be the individual, or individuals described in and who executed
the within and foregoing instrument, and acknowledged that he/she/they signed the same as
his/her/their free and voluntary act and deed, for the uses and purposes therein mentioned.
SUBSCRIBED AND SWORN before me this day of , 201_.
(Signature)
(Name legibly printed or stamped)
Notary Public in and for the State of Washington.
Residing at:
My commission expires
Exhibit A
Legal description
Exhibit B
Site Plan