pln20080046-Hill_Lk_Ball-Civil_Review-E1.pdfof E11410
CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
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ENGINEERING DIVISION
�Sr 1g90 (425) 771-0220
City Website: www.edmondswa.gov
DATE: December 3, 2012
TO: Rob Long — The Blueline Group, LLC
rlong@thebluelinegroup.com
FROM: Jeanie McConnell, Engineering Program Manager
RE: Subdivision File 4: pin20080046
Project: Hill Lake Ballinger 7-lot Plat
Project Address: 24223 76th Ave W
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.
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, 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.
2. Please submit a traffic control and haul route plan for review and approval.
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.
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. Please add a note to the plans that states the bicycle lane, centerline, etc. will be restriped, as
required, prior to project completion.
7. Show stockpile location.
8. Show job shack location, if any.
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.
PLANNING DIVISION COMMENTS
Please find attached review comments from Planning Division reviewer Mike Clugston. Please
contact Mike directly with any questions on his comments. He can be reached via phone at 425-
771-0220 or via email at michael.clugston@edmondswa.gov
STORM DRAINAGE REPORT
The following comments are provided by Jerry Shuster, Stormwater Engineer in review of the
Storm Drainage Report dated October 24, 2012. Please contact Jerry directly with any questions
you may have on these comments. He can be reached via phone at 425-771-0220 or via email at
j erry. shustergedmondswa.gov
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.
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.
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
(looks like only part of the wetland).
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).
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.
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.
Page 2 of 9
SHEET x of x — TRAFFIC CONTROL PLAN
1. Please provide a traffic control & haul route plan.
2. Show bus stop location. Will a temporary stop be necessary? Coordinate with CT as required.
3. Add notes as appropriate to coordinate with CT prior to work start.
SHEET x of x — SIGNAGE, STRIPING & MONUMENTATION PLAN
1. Please provide a signage, striping and monumentation plan.
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 Pl SW. Please not on the plans that this street name
sign (not the post) will be provided by the City.
3. A signage materials submittal shall be provided to the City for approval prior to installation of
any signage.
4. Show location of existing street signage as well as replacement location.
5. Street monument shall be installed consistent with City standard detail E2.33.
SHEET 1 - CV-01 — COVER SHEET
1. Remove "road and storm drainage plan" from sheet title.
2. Add storm, phone, cable and gas utility purveyors and contact phone numbers for all.
3. Denote 243rd PI SW as a public street.
4. Add reference to City subdivision file number.
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.
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.
SHEET 4 — TP-01 - CLEARING, GRADING & TESC PLAN
1. Add reference to City standard details for erosion control provided on Sheet 5.
2. Call out pool and note as TBR.
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.
4. Please add a demolition note to the plans that states "Separate demolition permits are required
for the demolition of structures".
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.
6. Orange barrier fence shall be added along the western edge of the project to clearly delineate
clearing limits during construction.
Page 3 of 9
SHEET 5 — TC-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.
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.
c. Add reference to compost amended soils consistent with City handout E72C.
2. Please update the Construction Sequence consistent with the revised attached sequence.
SHEET 6 — AL-01— ALIGNMENT & CURB RETURN PLAN
1. Locate intersection curb ramps closer to 76th Ave W.
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.
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.
4. Provide a cross-section of 76th Ave W that includes travel lanes, bike lane, curb/gutter &
sidewalk and ROW behind sidewalk.
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 t/2". The thickness at driveways shall be 6". Refer to City
standard detail E2.13 provided on Sheet 11.
6. Revise Cross -Section B-B to eliminate the inverted crown.
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?
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.
2. Revise detention vault label to state privately owned and maintained.
Show proposed easement areas.
SHEET 8 — 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.
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.
Page 4 of 9
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.
4. Show proposed easement areas.
5. Callout pipe material throughout the storm system.
6. Identify storm detention vault, label as private and refer to Sheet 10 for details.
7. Revise CB 2 callout to also state "pump structure".
8. Revise CB 2A callout to also state "Perk Filter MH".
9. Remove overhead power lines from this plan sheet.
SHEET 9 — RP-01— ROAD & STORM DRAINAGE PROFILES
1. Revise CB 2A to also state Type II — Perk Filter MH
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.
2. Shear gate handles shall hook on ladder steps while gate is in the closed position. Add notes to
plans indicating such.
3. Callout pipe material throughout the details.
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.
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.
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.
SHEET 1 — SW-01 — SANITARY SEWER & WATER PLAN
1. City water main in 76th Ave is 6". Please note as such on plans.
2. Refer to City standard detail E7.18.1 for connection to water main in 76`' 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
b. 2 — 8" x 6" reducers PE x MJ
c. 2 — 6" long body couplings
d. 1 — 8" RSGV
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.
4. Water services from main to meter shall be 1" instead of 3/4". This is a new City standard due to
fire protection requirements. Reference appropriate plan sheet for standard detail E7.6.
5. Water meters shall be located within the City right-of-way at back of sidewalk.
6. If existing water meters are to be removed, please note as TBR (cut and cap at the main) or
remove from plan sheet.
7. Callout all required parts for fire hydrant connection.
Page 5 of 9
8. Locate fire hydrant as far west as possible to meet Fire Department requirements as well as
shorten the run of 6" pipe.
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.
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.
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.
12. Refer to City standard detail E6.1 for sewer manholes and channeling.
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.
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.
Please contact me at 425-771-0220 or by e-mail at ieanie.mcconnell(a,edmondswa.Eov if you
have specific questions regarding these plan corrections.
Page 6 of 9
CITY OF EDMONDS • 1215" AVENUE Noah+ • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
To: Jeanie McConnell, Engineering Program Manager
.. Cc
From: Mike Clugston, AICP, Associate Planner
Date: November 30, 2012
RE: Planning review of civil improvement plans for Hill -Lake Ballinger Plat
(PLN20080046)
The Planning Division has reviewed the Hill -Lake Ballinger civil improvement plans submitted on
October 25, 2012 and provides the Engineering Division with the following comments relative
to the Hearing Examiner's conditions of approval identified in preliminary plat decision issued
on October 16, 2008.
It is understood that a new applicant has applied for a minor change to the plat in order to
remove one lot on the western half of the plat. This Type II permit is currently under review
but it does not appear that any of the original preliminary plat approval conditions will need to
be updated as a result of the change. In any event, approved civil plans cannot be Issued until
the minor change decision has been issued.
1. Condition is being met — The applicant is complying with ECDC by applying for civil
improvement approval and seeking a minor change to the preliminary plat approval.
Subsequent reviews will include final plat, building permits for the individual lots, and the
like.
2. Condition has been met — Construction in support of the Shoreline Substantial Development
Permit did not begin within 30 days of SSDP approval by the City on October 16, 2008. The
City filed the SSPD with the Department of Ecology on November 3, 2008 (#2008 NW
30046).
3. Engineering to determine — The condition states: 'The Applicant shall implement best
management practices to limit phosphorus entering TMDL-limited Lake Ballinger. (Note:
please review the resources identified in Exhibit 12 for assistance in identifying appropriate
BMPs.]" The Applicant will need to submit some indication that Ecology has been consulted
and what phosphorus BMPs were chosen to be used.
4. Condition appears to be met —10' side setback from lot line between Lots 6 and 7 (original
Lots 7 and 8 in the preliminary approval) is shown to be maintained. The existing dock is
now shown to be entirely on Lot 7 with a 12' setback to the southern side property line.
5. Condition does not appear to be met — The condition states:
"Two permanent signs shall be installed at the western edge of the wetland buffer,
one each on Lots 7 and 8, consistent with ECDC 23.50.040.G.2. No alteration of the
Page 7 of 9
existing condition of the 35-foot wetland buffer shall be allowed during or after
construction of the project. The buffer and wetland shall be placed in a recorded
natural growth protection area and noted on the face of the final plat."
The "Wetland Note" on Sheet 4 describes limiting disturbance within the wetland and 35'
buffer. However, the proposed outfall protection for the detention system is shown to be
well within the 35' wetland buffer area on Sheet 8. According to ECDC 23.50.040.F.8.c such
outfalls may be located in a Category 4 wetland buffer but only within the outer 25% of the
area:
Storm Water Management Facilities. Stormwater management facilities, limited to
outfalls, pipes and conveyance systems, storm water dispersion outfalls and
bioswoles, may be allowed within the outer 25 percent of a standard or modified
buffer for Category 3 or 4 wetlands only; provided, that:
i. No other location is feasible; and
ii. The location and function of such facilities will not degrade the functions or
values of the wetland.
It is preferred that the outfall be removed entirely from the wetland buffer, which is in
keeping with the intent of the Examiner's decision. However, if there is an engineering
reason why that cannot happen, code allows it to be located within the buffer but only in
the outer 25%.
Also, there is no indication of wetland signage. Two permanent signs must be shown at the
western boundary of the wetland buffer in accordance with ECDC 23.50.040.G.2. The
wetland and buffer will also have to be marked as a Critical Area Tract pursuant to ECDC
23.40.270 on the final plat.
6. Condition to be addressed at building permit.
7. Condition to be addressed at building permit.
8. Condition will be addressed prior to final plat approval.
9. Condition will be addressed prior to final plat approval.
10. Condition has been addressed — Due to the proposed minor change to the preliminary plat
approval, original Lot 5 has been removed and so all RS-8 zoned lots will meet the 70'
minimum width requirement.
11. Condition to be addressed at building permit.
Page 8 of 9
CONSTRUCTION SEQUENCE NOTES
1. SCHEDULE A PRE -CONSTRUCTION MEETING WITH CITY ENGINEERING DIVISION AT 425-
771-0220, EXT. 1326. TWO DAY (48 HR) NOTICE IS REQUIRED.
2. REVIEW TEMPORARY EROSION AND SEDIMENT CONTROLNOTES.
3. CALL FOR UTILITY LOCATES.
4. INSTALL TESC MEASURES AND MAINTAIN DUST CONTROL WHILE PREVENTING
DISTURBANCE OF ANY AREAS OF VEGETATIONOUTSIDE THE CONSTRUCTION ZONE.
5. HAVE EROSION CONTROL MEASURES INSPECTED BY CITY OF EDMONDS
CITY ENGINEERING INSPECTOR. ALL TEMPORARY SEDIMENTATION AND EROSION
CONTROL MEASURES MUST BE IN PLACE AND INSPECTED PRIOR TO ANY CONSTRUCTION
OR SITE CLEARING. EROSION AND SEDIMENTATION CONTROL PRACTICES AND/OR
DEVICES SHALL BE MAINTAINED UNTIL PERMANENT VEGETATION IS ESTABLISHED.
6. DEMOLISH EXISTING STRUCTURES
7. ROUGH GRADE SITE AS REQUIRED TO INSTALL DRAINAGE FEATURES.
8. CLEAR, GRUB & ROUGH GRADE SITE. REVEGETATE
DISTURBED AREAS NOT SUBJECT TO ADDITIONAL SURFACE DISTURBANCE
IMMEDIATELY AFTER ROUGH GRADING. (OTHER EXPOSED AREAS SHALL BE
STABILIZED PER EROSION CONTROL NOTES BELOW)
9. INSTALL UTILITIES AND OTHER SITE IMPROVEMENTS, INCLUDING FRONTAGE
IMPROVEMENTS.
13. STABILIZE AND COMPOST AMEND ALL EXPOSED SOILS PRIOR TO REVEGETATION OF
ENTIRE SITE.
14. ESTABLISH LANDSCAPING AND PERMANENT VEGETATION. ALL TEMPORARY EROSION
CONTROL MEASURES SHALL BE REMOVED UPON FINAL SITE STABILIZATION AND
APPROVAL BY CITY INSPECTOR.
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