pln20080046-Blueline response-Dec28-2012.pdfDecember 28, 2012
Jeanie McConnell
City of Edmonds
121 51h Ave N
Edmonds, WA 98020
RE: Subdivision File #: pin20080046
Project: Shoreshire (FKA Hill Lake Ballinger) 7-lot Plat
Project Address: 24223 761h Ave W
Response to City of Edmonds
Blueline Job No. 12-144
Jeanie McConnell:
This letter is in response to your review of the Shoreshire (FKA Hill Lake Ballinger) Project dated December 3, 2012. The
report and plans have been revised per your requested revisions. Below is a list of each comment with our responses in
bold.
Responses to comment letter dated December 3, 2012
GENERAL COMMENTS
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, Wetland signage, fencing and restoration.
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 after review 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 2.2% of the 120% City approved estimate for all
improvements.
Completed KC Bond Quantity Worksheet is attached.
2. Please submit a traffic control and haul route plan for review and approval.
A traffic control & haul route plan in now provided on Sheet 15.
3. Please add a 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
Note added to Sheet 2, General Note #33.
BLUELINE LAND MATTERS CIVII. ENGINEERING LAND USE PLANNING
25 CENI-RAL WAY SUITE 400 KIRKLAND WA 98033 TEL 425-216-4051 888-493-9424 FAX 425-2'16-4052 WWW THEBLUELINEGROUPCOM
4. Please add a demolition note to the plans that states "Separate demolition permits are required for the
demolition of structures".
Note added to Sheet 2, General Note 634,
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.
Note added to Sheet 2, General Note #35.
6. Please add a note to the plans that states the bicycle lane, centerline, etc. will be restriped, as required, prior to
project completion.
Note added to Sheet 2, General Note #36.
7. Show stockpile location
Proposed stockpile location has been added to Sheet 4.
8. Show job shack location, if any.
Proposed job shack location (if needed) has been added to Sheet 4.
9. Revise plan sheet numbering so water and sewer plans are part of the overall civil plan set. They are currently
numbered separately as sheets 1 and 2.
Water and sewer plans have been renumbered as part of the overall civil plan set, Sheets 12, 13 and 14.
STORM DRAINAGE REPORT
1. Given past flooding of Lake Ballinger homes during large storm events, the incorporation of Low Impact
Development techniques for stormwater management would be welcome. Please evaluate the use of such
techniques.
Evaluation of Low Impact Development techniques has been added to page 3-1 of the report.
2. Page 1-3- Add to the last paragraph that the stormwater system is also designed per the City of Edmonds
Engineering requirements for the subdivision and give the date of those requirements.
The City of Edmonds Engineering requirements and date, August 13, 2008, has been added to page 1-3 of the
report.
3. Page 2-1. The sentence in the second paragraph beginning with: "The site is not located within..." Should say
that the FEMA recognized Zone A flood elevation (100-yr) is elevation at 280.0 (NGVD29) and discuss how much
of the site is within that flood zone.
The NGVD29 elevation at 280.0 was converted to the NAVD88 elevation at 283.6 and discussed how it relates
to the site on page 2-1 of the report.
4. The developed site is discharging to a wetland. Discuss how the design meets that of Section 1-2.10 of the 1992
Ecology Manual (Minimum Requirement #6: Wetlands).
Discussion of the developed site flow control design and facility discharge in accordance with Section 1-2.10 of
the 1992 DOE has been added to page 3-1 of the report.
5. Page 3-9- The report states that roof and lawn areas from lot 6 and 7 will be dispersed and/or sheet flow across
the adjacent wetland and buffer. The text then sites Figure 11-2.22 the 1992 Ecology Manual for the flow
dispersion trench. This cited trench design is in the portion of the Manual that deals with conveyance, not flow
control. Discharge directly into the wetland/buffer provides no flow control for this runoff. Flow control must be
provided.
Per the Hearing Examiners decision dated October 16, 2008, the dispersed flows are allowed to sheet flow
through the wetland. A discussion of this has been added to page 3-10 of the report.
6. Page 3-23 & 3-24- The pump system is designed to discharge the predevelopment 100-yr flow rate (94 gpm)
regardless of the size of the storm event. The pumps need to be resized/reconfigured such that the discharge
matches or is less than the 10-year predevelopment flow (36 gpm) for storms up to and including the 10-yr
event, and then matches or is less than 94 gpm for storms up to and including the 100-yr event.
Response to City of Edmonds Page 2
The pumps have been resized, and the detention 100 year control structure reconfigured so that the discharge
matches or is less than the 10-year predevelopment flow (36 gpm) for storms up to and including the 10-yr
event, and then matches or is less than 94 gpm for storms up to and including the 100-yr event. This is shown
on pages 3-14 through 3-17, and 3-26, and detailed on plan Sheet 10.
SHEET x of x - TRAFFIC CONTROL PLAN
1. Please provide a traffic control & haul route plan.
A traffic control & haul route plan in now provided on Sheet 15.
2. Show bus stop location. Will a temporary stop be necessary? Coordinate with CT as required.
Existing bus stop location is now shown on Sheet 15.
3. Add notes as appropriate to coordinate with CT prior to work start.
Notes for CT coordination now provided on Sheet 15.
SHEET x of x - SIGNAGE, STRIPING & MONUMENTATION PLAN
1. Please provide a signage, striping and monumentation plan.
Signage, striping and monumentation plan now provided on Sheet 8 (Road & Storm Drainage Plan sheet).
2. The stop sign and street name signs shall not be on the same post. The street name sign shall specifically
designate 76th Ave W and 243rd PI SW. Please not on the plans that this street name sign (not the post) will be
provided by the City.
Street sign note added to Sheet 8.
3. A signage materials submittal shall be provided to the City for approval prior to installation of any signage.
Note added to Sheet 2, General Note #32.
4. Show location of existing street signage as well as replacement location.
Plans revised accordingly.
5. Street monument shall be installed consistent with City standard detail E2.33.
Note added on Sheet 8.
SHEET 1- CV-01- COVER SHEET
1. Remove "road and storm drainage plan" from sheet title.
"Road and storm drainage plan" has been removed from Sheet 1.
2. Add storm, phone, cable and gas utility purveyors and contact phone numbers for all.
Storm, phone, cable and gas utility purveyors and contact phone numbers have been added to Sheet 1.
3. Denote 243rd PI SW as a public street.
A note "PUBLIC RIGHT-OF-WAY" has been added under "243rd PL SW" on Sheet 1.
4. Add reference to City subdivision file number.
The PLN number has been added to Sheet 1.
SHEET 2- GN-01- GENERAL NOTES AND LEGEND
1. Revise General Notes to include:
a. Trench backfill of utilities located within the City ROW shall be compacted to 95%. Compaction test
reports shall be provided to the City prior to paving.
b. Pipe material and signage submittals shall be provided to City Engineering Division for approval prior
to installation.
The notes have been added to Sheet 2, General note #31 and General note #32
SHEET 3 - EC-01 - EXISTING CONDITIONS PLAN
1. Show all existing utility feeds to the existing structures on the property, including water service lines and sanitary
side sewers.
Existing water and sanitary sewer feeds are now shown on Sheet 3 using the best information available.
Response to City of Edmonds Page 3
SHEET 4 - TP-01- CLEARING, GRADING & TESC PLAN
1. Add reference to City standard details for erosion control provided on Sheet 5.
TESC reference note added to Sheet 4
2. Call out pool and note as TBR.
Call out and note added to Sheet 4
3. Add notes for all utilities to be abandoned/removed, including the overhead power feeds. Existing water service
lines will need to be cut and capped at the main. Sanitary side sewers will need to be capped at the property
line.
Utility Abandonment/Removal note added to Sheet 4.
4. Please add a demolition note to the plans that states "Separate demolition permits are required for the
demolition of structures".
Demolition note added to Sheet 4.
5. 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.
Barrier fencing was placed along the north side of the property to protect trees along the northern boundary line.
6. Orange barrier fence shall be added along the western edge of the project to clearly delineate clearing limits
during construction.
Orange filter fabric fence is now shown along the western edge of the property to delineate clearing limits on
Sheet 4.
SHEET 5 - TD-01 - TESC NOTES & DETAILS
1. Revise the Grading and Erosion Control Notes as follows:
a) Notes shall make reference to the City of Edmonds, Edmonds code sections, etc. Plans currently
reference Snohomish County. Please revise accordingly. Notes revised accordingly
b) Please note that Edmonds does not issue permits for rockeries. Rockeries can be constructed, but must
be done so in compliance with the prohibitions stated in the code. Added note #16 to Grading and
Erosion Control Notes to address rockeries.
c) Add reference to compost amended soils consistent with City handout E72C.
Added to note #10 of construction sequence.
7. Please update the Construction Sequence consistent with the revised attached sequence.
Construction sequence addressed accordingly.
SHEET 6 - AL-01- ALIGNMENT & CURB RETURN PLAN
1. Locate intersection curb ramps closer to 76th Ave W.
Curb ramps have been located closer to 76t' Ave. W. taking into account driveway that is adjacent to curb ramp
on the north side limits our options.
2. Show mailbox unit in location approved by the US Post Office and revise sidewalk configuration as necessary.
Mailboxes shall be installed consistent with City standard detail E8.5.
Approved mailbox location and note added to Sheet 6. Approval signature stamp added to cover. See attached
USPS email approval.
3. Consistent with the City of Edmonds Street Tree Plan, street trees are to be installed along arterials. Please
revise plans to show a 7-foot wide sidewalk with ADA compliant 3x3 tree grates along 76th Ave W.
Plans revised accordingly.
4. Provide a cross-section of 76th Ave W that includes travel lanes, bike lane, curb/gutter & sidewalk and ROW
behind sidewalk.
Cross-section of 76th Ave W now provided on Sheet 6.
Response to City of Edmonds Page 4
5. Revise Cross -Section A -A as follows:
a) Asphalt and subgrade material and thickness to be consistent with City standard detail E2.3.
Provide reference to detail on Sheet 11.
b) Sidewalk thickness shall be 5 V2". The thickness at driveways shall be 6". Refer to City standard
detail E2.13 provided on Sheet 11.
Cross -Section A -A revised accordingly and Standard reference provided on Sheet 11.
6. Revise Cross -Section B-B to eliminate the inverted crown.
Per discussions with the City, the inverted crown is allowed with a concrete gutter strip now located through the
hammerhead turnaround. The concrete gutter strip has been added to the plans and is shown on Cross -Section
B-B.
7. Provide blow up detail of curb ramp on north side of new plat road and the adjacent driveway. What will ramps
and curbing look like to accommodate the close proximity of the two?
Blow-up details added to Sheet 8.
SHEET 7 - CU-01 - COMPOSITE UTILITY & UTILITY CROSSING PLAN
1. Stormwater system discharge/dispersion shall not be over sanitary sewer main or within the City easement area.
Please revise plans accordingly.
Discharge point was pulled back to edge of wetland buffer and rock outfall pad encroaches no more than 25%
into wetland buffer.
2. Revise detention vault label to state privately owned and maintained.
Plans revised accordingly.
3. Show proposed easement areas.
Added 10-foot joint utility easement to plans.
SHEETS - RS-01 - ROAD & STORM DRAINAGE PLAN
1. The existing City storm system in 76th Ave W is not laid out exactly as shown on plans. Please revise to show a
solid pipe section between CB 20012 and CB 20069. CB 20013 is not connected to this pipe run.
Plans revised accordingly.
2. The City's asset management system indicates CB 20013 picks up some storm flows from a rockery drain at
181-feet to the south of the basin. There is also an 8" CMP pipe that is capped 52-feet north of CB 20013. Our
records do indicate connection of CB 20013 to CB 20442 as shown on the plans. The pipe discharges on or
through Lot 1 and carries some road runoff as well. If CB 20013 can be connected to the existing storm system
on the west side of 76th Ave W then CB 20442 can be abandoned. Otherwise the flows from this pipe system
will need to be managed in an alternate way.
CB 20013 cannot connect into the existing storm system on the west side so per our meeting with City staff on
December 10th, 2012, we will plug the 8" outlet at CB 20442 and connect a new 12" outlet to a Drywell located
approximately 25' north of CB 20442
3. 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.
Chart added to the plans.
4. Show proposed easement areas.
Added 10-foot joint utility easement to plans
5. Callout pipe material throughout the storm system.
Called out PVC throughout the plans
6. Identify storm detention vault, label as private and refer to Sheet 10 for details.
Plans revised accordingly.
7. Revise CB 2 callout to also state "pump structure".
Plans revised accordingly.
Response to City of Edmonds Page 5
8. Revise CB 2A callout to also state "Perk Filter MH".
Plans revised accordingly.
9. Remove overhead power lines from this plan sheet.
Plans revised accordingly.
SHEET 9 - RP-01- ROAD & STORM DRAINAGE PROFILES
1. Revise CB 2A to also state Type II - Perk Filter MH
Plans revised accordingly.
SHEET 10 - VT-01 - DETENTION &WATER QUALITY DETAILS
1. Access Lids need to be provided over control tees for inspection purposes and also so the shear gates can be
operated in emergency situations without entering the vault.
The 100-year control tee is being removed from the vault and we shifted the access lid that was between the
two control tees closer to the 10-year control tee leaving enough room to install the ladder.
2. Shear gate handles shall hook on ladder steps while gate is in the closed position. Add notes to plans indicating
such.
Plans updated accordingly.
3. Callout pipe material throughout the details.
Called out PVC throughout the plans
4. Please submit structural calculations for the detention vault. If the vault is not a pre -cast vault then peer review
will likely be required and cost will be pass -through to the owner/applicant.
See attached structural plans
SHEET 11- RD-01 - ROAD & STORM DRAINAGE DETAILS
1. Replace detail E2.3 with the most current version of this detail available on the City website.
Detail replaced accordingly.
2. Include details for Fire Hydrant (E7.1), Water Valve Cluster Connection detail (E7.18.1) and 1" Water Service
(E7.6) and reference in plan set where appropriate.
Details added to Sheet 14.
SHEET 1- SW-01- SANITARY SEWER & WATER PLAN
1. City water main in 76th Ave is 6". Please note as such on plans.
Note added to plans.
2. Refer to City standard detail E7.18.1 for connection to water main in 76th Ave W. In line valves on the existing
main are not required and notes shall be added to plans to reflect this deviation from the standard detail. Call
out parts requirements: a. 1 - 8" MJ x FL Tee
a) b 2 - 8" x 6" reducers PE x MJ
b) c. 2 - 6" long body couplings
c) d. 1 - 8" RSGV
Plans updated accordingly.
3. Please add a note to the plans that contractor shall obtain from the City a map of those properties affected by
the water main shut down. The contractor will be responsible for noticing the affected properties consistent with
City policy. The shutdown policy and sample notification letter is available on the City website.
Note added to the plans accordingly.
4. Water services from main to meter shall be 1" instead of 3/a". This is anew City standard due to fire protection
requirements. Reference appropriate plan sheet for standard detail E7.6.
Plans updated accordingly.
5. Water meters shall be located within the City right-of-way at back of sidewalk.
Plans updated to show water meters at edge of right -of --way per our meeting.
Response to City of Edmonds Page 6
6. If existing water meters are to be removed, please note as TBR (cut and cap at the main) or remove from plan
sheet.
Plans updated accordingly.
7. Callout all required parts for fire hydrant connection.
Plans updated accordingly.
8. Locate fire hydrant as far west as possible to meet Fire Department requirements as well as shorten the run of
6" pipe.
Per email from Jeanie McConnell dated 12/13/2012 we located the fire hydrant to line up with the boundary
line between lots 2 and 3.
9. 6" cleanouts with 12" Cl lamphole covers shall be placed on sanitary sewer system at property lines and edge of
easement consistent with City standard detail E6.2. Please revise plans to show requirement.
Plans revised accordingly.
10. Install backflow preventer on the private property side of the sanitary side sewer lines for both lots 6 & 7.
Reference City standard detail E6.10.
Plans revised accordingly.
11. Slope of sewer main between SSMH 2 and SSMH 1 is 0.5%. Slope of pipe between SSMH 1 and existing SSMH
is 4.9%. Adjust as necessary to achieve 2% minimum slope.
Plans revised accordingly.
12. Refer to City standard detail E6.1 for sewer manholes and channeling.
Plans revised accordingly.
13. Access from the public road to SSMH 1 and the existing sanitary sewer manhole will need to be provided.
Surface does not have to be hard surface, but nothing shall be constructed so as to block access to the
manholes.
We show no obstructions at this time. Driveway for Lot 6 will provide access to SSMH #1 from the public
roadway. We are waiting on staff comments about the required offset distance to run a fence parallel to the
sewer main along with access requirements for fences crossing perpendicular to the easements.
14. Please add a note that the sanitary sewer system will need to be TV'd by the City Public Works Department prior
to final acceptance.
Mote added accordingly.
Please call or email me with any questions or concerns. I can be reached at (425) 216-4051 x246 or
tmohr@thebluelinegroup.com.
Sincerely,
THE BLUELIME GROUP
Tom Mohr, PE
Project Engineer
Enclosures: Revised Civil and Structural plan set (3)
Revised Storm Drainage Report (3)
Detention Vault Structural Calculations (3)
Response to City of Edmonds Page 7