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LPD Engineering resub.pdfengineeringIN$ Date: February 25, 2015 To: Edmonds Development Services Attn: Jeanie McConnell, Engineering Program Manager From: Steve Hatzenbeler, PE Project: Vehrs Short Plat (Subdivision File # pin20140039) ---- 1040 6"' Ave S LPD Project No: 251-14-01 Subject: City of Edmonds Plan review Comments response 91 1 Western Avenue, Suite 420 Seattle, WA 98104 p. 206.725.121 1 f. 206.973.5344 Ipdengineering.com The following are responses to the City of Edmonds review comments dated January, 28, 2015. Please let us know if you have any questions or additional concerns. We greatly appreciate all of your coordination with us to quickly move this through the permitting process. 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) 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. b) 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. c) Inspection fees for this project will be calculated at 3.3% of the 120% City approved estimate for all improvements. a) The cost estimate has been provided as an attachment in the drainage report. Our understanding is that it will be reviewed during the permit resubmittal review. b) The owner will post the required bonds. c) Fees associated with the inspection have been noted by Owner. Page 1 of 7 eng neering p c February 25, 201 S Vehrs Short Plat City of Edmonds Public Works Department - Engineering Division Plan Review Comments Page 2 of 7 2. Please submit a traffic control and haul route plan for review and approval. 3. 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. The owner is providing the traffic control plan with the resubmittal. The requested note has been added to sheet C1.0. 4. Please add a note to plans stating "A separate right-of-way The requested note has been added construction permit is required for all work within the city right -of- to sheet C1.0. way." Please note, a ROW permit application with contractor's signature shall be provided to the city prior to issuance of civil construction plans. 5. Add reference to City subdivision file number above the approval block. 1. The site is incorrectly categorized. It should be a Category 2 Small site Project not a Category 1. The detention sizing is, therefore incorrect. First a definition from the code ECDC 15.30.010: a) "Site" means the area defined by the legal boundaries of a parcel or parcels of land that is (are) subject to new development or redevelopment. For road projects, or utility projects in the right- of-way, the length of the project site and the right-of-way boundaries define the site. b) The "Site" in this case is the entire 0.42 acre parcel, since individual lots are not created until the final plat is approved. Therefore, since there is more than 5,000 square feet of new and replaced impervious surface as proposed for the "Site," it is a Category 2 Small Site Project, The Subdivision File number has been added above the approval block on the plan sheets. The site classification has been changed to Small Site Category 2 in the revised drainage report. Detention sizing has been revised to count all of the new/replaced impervious as part of a single project. The site has been defined to include the private parcel as well as the right of way disturbance area. engineering p c February 25, 20 15 Vehrs Short Plat City of Edmonds Public Works Department - Engineering Division Plan Review Comments Page 3 of 7 2. Since this site drains to Shellabarger Creek, based on Section 5.7 of The detention system sizing, using the Edmonds Stormwater Code Supplement (ESCS), a detention BMP the WWNM stormwater modeling for Lots 2 and 3 must be designed to the Category 2 standard: the software, has been revised to have post --development 2-, 10-, and 100 -year recurrence interval peak the specified release rates at the flows shall not exceed 0.07, 0.14, and 0.33 cfs per acre of impervious point of compliance downstream of surface area, respectively. Modeling guidance is found in the ESCS detention at the point where the section 5.7.3.1. No pre -sizing tables are available for Category 2 connection is made to the public Small site Projects. Individual detention systems can be placed on system. Bioretention was not each property; however, the point of compliance for the feasible due to limited available site aforementioned flow control standards is the release point to the area. Permeable pavement was not City storm system. Detention system size can be reduced if properly used because the slope of the sized bioretention (rain gardens) are used for roof runoff or driveways exceeds 5%, which is the permeable pavement for driveways. commonly accepted maximum slope for permeable pavement. 3. The text states that the site is below the threshold of 5,000 square The total new/replaced pollution feet of pollution generation impervious surface, therefore, water generating impervious surface in the quality treatment is not required. State the amount of PGIS for the project is 2,160 SF. In the future, the site. addition of the driveway on Lot 2 would be additional PCIS. If it were of a similar size as the driveway on Lot 1 (820 sf), the project would still be well below the water quality treatment threshold. This information has been added to the revised drainage report. 4. A full review of the stormwater system will be made after the Noted. The revised drainage design detention sizing issue is resolved, and drainage report are included with the resubmittal. Sliest D'l.ii TESC AND DEM�3 1. Add Phone, Cable and Fire utility purveyors. The requested information has been added on sheet C1.0. 2. Revise note regarding decommissioning existing water meter to note The previous house's water meter that the line is to be cut and capped at the water main by the City has already been decommissioned. Water Division. The note on sheet C1.0 has been modified to note that it is already decommissioned. 3. Add note to indicate removal and replacement of existing curb, The requested note has been added gutter and sidewalk on Forsyth Lane to be determined by City to sheet C1.0. Engineering Inspector. Determination will be made based upon existing failing damaged sections, sections that are damaged during construction, and/or sections that are not ADA compliant. engineerinRig$ February 25, 2015 Vehrs Short Plat City of Edmonds Public Works Department - Engineering Division Plan Review Comments Page 4 of 7 1. Replace Detail 4 with City standard detail for silt fences. The City standard detail for filter fence has been added to sheet C1.1. 1. Please confirm the location in which the City Water Division installedI The as -built location of the water a new water meter for Lot 1. meter is shown on sheet C2.0. 2. Water meters shall be placed with the back side of the meter at the property line. Please revise plans. 3. Are 3/4" meters sufficient for each of the new homes? 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". Please revise plans as needed. 4. Clearly label water service line size for all three lots. 5. For clarity, please revise water and sewer line types so they are easily identifiable along the entire run of pipe. The water meter locations have been modified as requested. Based on the expected water demand for the single family residences and the size of less than 3,000 SF for lots 2 and 3, the owner expects the 3/" meters and 1" service lines to be sufficient. The water service line sizes have been clearly noted on sheet C2.0. The water and sewer line types have been modified to make them easier to differentiate. 5. The water service lines shall be separated from the dry utilities by a The utility layout has been modified minimum of 3 -feet horizontally and a minimum 12 -inches vertically to provide the noted separations. at any crossings. Water service lines shall also be separated from the Notes have been added to sheet sewer by a minimum of 10 -feet horizontally and 18 -inches vertically. C2.0 to clarify the separation Please revise plans to ensure this separation is met. requirements. engineering p c February 25, 2015 Vehrs Short Plat City of Edmonds Public Works Department - Engineering Division Plan Review Comments Page 5 of 7 7. Please show both City water mains that run along 6th Ave S. There is Both City water mains are noted on one 12" DI and one 4" Cl. the drawings based on their as -built locations that were field located when the water meter was connected to Lot 1. V. 0.f 1 t E 8. Footing drains from houses and retaining walls, as well as runoff Each lot has a separate storm collection at yard drains, should bypass the storm detention system drainage connection for footing and unless the storm system is specifically designed to handle any such yard drains that bypasses detention flows. Please provide footing drain stubs on all lots and show systems. connection to the outfall of the detention system or clarify that the storm system has been designed to handle any additional flows that may be received from such. 9. It has been noted that the installation of the detention system for The detention system on Lot 2 is Lot 2 is to be deferred until the building permit phase of the project. now planned to be constructed with Show requirement for storm utility stubs with 2 x 4 marker at end of this project. stub. 10. Add note that existing 6" sanitary sewer lateral is to be TV'd by the The requested note has been added City Public Works Department (425-771-0235) to confirm that the to sheet C2.0. existing line is acceptable to reuse. If it is not found to be acceptable then the developer will be required to install a new sewer lateral from the main line to the property line. 11. A 6" cleanout with 12" cast iron lamphole cover is required on the The cleanout on the sanitary side sanitary side sewer on the ROW side of the property line. sewer has been relocated to be in the Forsyth Lane public right of way. 12. Clearly indicate on plans that the continuation of the sanitary sewer, The sanitary side sewers that serve where serving more than one lot, shall be 6" in diameter. The more than one lot are all called out section of pipe in between the cleanout and the existing sewer is not as 6 -inch. labeled. engineerin1191 February 25, 2015 Vehrs Short Plat City of Edmonds Public Works Department - Engineering Division Plan Review Comments Page b of 7 13. A sanitary sewer cleanout and line is shown near the southwest The callout to pothole, cut, and cap corner of the property. It appears as though this service will be the existing side sewer at the abandoned. Please show the requirement to cut and cap this service property line has been added to the at the property line. site demolition plan, sheet C1.0. 14. A driveway approach shall be constructed for Lot 2 consistent City A 12 -foot driveway to Lot 2 in standards. The plans indicate standard sidewalk through this area. accordance with City standards is I'm assuming this is proposed as it is unknown when a house will be indicated on sheet C2.0. built on this lot, however, the driveway cut will need to be provided at this time. Please revise plans as needed. 15. Curb shall be painted yellow 5 -feet on each side of the driveway approaches. Maintain a minimum 20 -foot parking area in between Lot 2 and 3 approaches. 16. Revise mailbox note to indicate location shall be approved by the Post Master, 17. Power and phone service to the lots are shown from the south side of the lot, crossing the adjacent parcel. Provide reference to utility easements that exist or will be recorded with the short plat (with neighboring property approval) allowing this crossing. 1. Please revise the General Notes to include the following: a) ALL FOOTING DRAINS SERVING BUILDINGS, WALLS, ROCKERIES, ETC. SHALL CONNECT TO THE DRAINAGE SYSTEM DOWNSTREAM OF THE SITE STORMWATER DETENTION SYSTEM. b) ALL UTILITIES SHALL BE PLACED UNDERGROUND. c) FIELD STAKE ALL UTILITY STUBS AT THE PROPERTY LINE. The yellow curb paint has been noted for 6 LF on each side of each driveway to Lots 2 and 3. The yellow paint is not indicated on Lot 1 driveway because parking will not be allowed on 6th Ave due to the narrow width between the fog line and curb line. The note has been revised to require review and approval by the Post Master prior to installation. See sheet C2.0. The power and communications services have been modified to come across 6th Ave in the revised drawings. See sheet C2.0. Since 61h Ave is public right of way, no easement is required. The requested notes have been added to the General Notes on sheet C2.1. N I engineering p i February 25, 2015 Vehrs Short Plat City of Edmonds Public Works Department - Engineering Division Plan Review Comments Page 7 of 7 2. Detail 5 — E2.10 is shown to be used along the Forsyth Lane frontage, however the requirement should be for a standard curb and gutter driveway approach. Please remove detail. Unless ... there is only vertical curb along the entire Forsyth Lane frontage, in which case this detail still will need to be combined with the driveway approach detail (E2.26) to indicate how the curb shall be constructed at each approach. 1. Revise Curb Bulb Detail as follows: a) Show water meters at the property line. b) Curb at back of walk (in area of ramp) will need to also fall behind the fire hydrant valve box. Please add note to plans that alignment of curb at back of walk shall be field adjusted as needed. cc: File The curb along Forsyth Lane appears to be vertical curb. As discussed in a meeting with Jeanie McConnell on February 4, 2015, detail 5 can remain as is. The City's standard driveway detail E2.26 (detail 6 on sheet C2.2) shows both vertical curb and curb & gutter applications. a) The water meters have been moved to the property line. They are called out on sheet C2.0. b) A note has been added that the curb is to be set back from the valve box if necessary to avoid the valve box, so that the valve box can be set in the ramp.