RESPONSE TO BOTH PLAN AND ENG COMMENTS.pdfRAM Engineering
February 8, 2018
City of Edmonds Development Services Department c
121 Avenue North f,� I n �3 I
Edmonon ds, WA 98020 � �
P _ 0 161
RE: Select: 612 7th Ave S, Lot 2 (� V I v l C t�
Plan Check BLD20171436 l �/
1" Review Comment Response R E S U B
RAM Job No. 16-033
City Staff:
FEB 0 8 2018
BUILDING DEPARTMEENT
CITY OF EDMONIDS
This letter outlines the revisions and corrections made per the review comments dated December 4 and
18, 2017. Below is a list of the comment response documents addressing the comments and requests:
Planning Comments, Jen Machuga December 18, 2017:
Lot ( oN crape: Lot coverage is defined as the total ground coverage of all buildings or structures on
a site measured from the outside of external walls or supporting members excluding a maximum of
30" of eaves. The maximum allowed lot coverage within the RS-6 zone is 35% of the net lot area.
Your site plan states a proposed coverage of 2,600 square feet; however, this appears to exclude a
portion of the proposed structure (staff calculated a coverage of 2,647 square feet). Please ensure that
the lot coverage calculations include the entire footprint of the proposed residence (excluding up to
30" of eaves), including any upper floor cantilevers. the covered deck (measured out to the support
posts), and covered front porch. When making any necessary corrections to the lot coverage
calculations, please be sure to update the lot coverage stated for the overall site as well as that
calculated for Lot 2 of the associated short plat.
Response: The proposed lot coverage was updated to 2,647 sf (due to miscalculation of the
covered patio); additionally, height calculations slightly adjusted with the revised covered patio
area.
2. (:cotechnicA Resort: Please respond to the following conmients related to the geotechnical report:
a. The geotechnical report provided with the subiect application (by Earth Solutions NW, revised
date of June 6, 2017) indicated the general feasibility of developing the two lots of short plat
application no. PLN20170010: however, the geotechnical engineer did not review the specific
house plans for the subject application. Please provide the suliect plans to your geotechnical
engineer and have hint provide an addendum to the current report addressing how the proposal
complies with the applicable requirements of ECDC Chapters 23.40 and 23.80, including but not
limited to the specific development standards in Sections 23.80.060 and 23.80.070.
b. The report recommended maintaining a minimum building setback of 15 feet ftom the sloped
area to the west and northwest of the site and at least a 1H:IV setback from the rockery/wall to
the north of the site. The geoteclnical engineer must comment on whether the subject proposal
complies with this and/or if any modifications to this requirement are approved by the
geotechnical engineer. Compliance with this requirement must also be indicated on the site plan
by showing the top of slopes and distances from top of slopes to the proposed structure.
c. ECDC 23.80.070.A.6 includes a seasonal restriction for work within landslide hazard areas. If
you are proposing to conduct work between October V and May I", your geotechnical engineer
mast provide recommendations in the requested addendum.
Response: See attached geotechnical letter confirming plan consistency and addressing items
above.
RAM Engineering 16531131h Ave W, Suite A108 Lynnwood WA 98037 (425) 678-6960 RAM englneeringinc.com
Select 2-612 7th Ave S, Lot 2
Plan Check BLD20171436
11` Review Comment Response
RAM Job No. 16-033
3. Notice on Title: Please note that the critical area notice on title requested as part of the Planning
Division's comments on the associated demolition pennit application (BLD20171437) will need to be
recorded prior to issuance of the subject permit.
Response: A recorded notice of title will be provided under separate cover.
Engineering Comments, JoAnne Zulauf, December 4, 2017:
GENERAL
1) Submit ROW Permit Application form
Response: ROW permit will be (has been) processed under separate cover.
2) Submit Side Sewer Permit Application form
Response: Side sewer permit will be (has been) processed under separate cover.
3) A Stormwater Covenant is required to be recorded against the property based on the
proposed stornnvater facilities for the project. Please complete the covenant, including
notarization and any required exhibits and submit to the city. The document must be
complete, but will not be recorded prior to pennit issuance. Prior to construction final
location of facilities are to be verified (by field inspection and asbuilt) and then the covenant
will be recorded.
Response: See attached Stormwater Covenant.
4) Please specify material for driveway.
Response: Driveway will be concrete, callout added to sheet 1.
5) Curb gutter shall be extended to show installation across full frontage.
Response: New curb and gutter extending to north has been revised on the plans.
6) Provide invert to CB north at driveway.
Response: 4" roof drain invert elevation added to CB1 on sheet 1.
7) Address the north wall -see short plat comments.
Response: See geotechnical letter addressing north wall and slopes.
8) Add note: Utility patches 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 sliall extend to the centerline of roadway. Where utility patches
extend into both travel lanes then a full width overlay is required.
Response: Overlay note has been added to sheet 1.
TESC
1) Filter fabric fence is shown in the critical area along west property line. There appears to be
no construction in this area. Please move to avoid critical area or show why that location is
necessary.
Response: Silt fencing has been revised. Note some of the westerly critical area will be
disturbed to remove existing concrete stairway.
Page 2 of 4
2) Please add a note to the plans that all disturbed soils will be compost amended per BMP
T5.13.
Response: Soil amendment note added to sheet 1.
RAM Engineering 16531131h Ave W, Suite A108 Lynnwood WA 98037 (425) 678-6960 RAM engineeringinc,conn
Select 1-612 7th Ave S, Lot 2
Plan Check BLD20171436
111 Review Comment Response
RAM Job No. 16-033
3) Add note: Install and maintain all TESL measures according to aporoved plans. City of
Edmonds standard details, and all other measures that may be required during constriction.
Response: TESC installation note added to sheet 3.
4) Confirm that 850 cyds will be cut from this site.
Response: Confirmed, 850 CY of cut is the estimated site excavation.
1) The project is located within the downtown area. Please show and/or describe the haul route.
Response: Haul route has been shown on the vicinity map on sheet 1.
Page 3 of 4
1) Please add a note to the plans that all final restoration shall be completed by the contractor
not the City of Edmonds.
Response: A restoration note has been added to sheet 3 (note 13 in Construction Sequence).
SEWER
1) If a new sewer lateral is proposed and the connection will be core drilled, show the
connection at the sewer main per City standards and with a Romac Inserta-tee. If the sewer
connection will be cut in, please show a wye to be installed.
Response: A sewer cut in will be proposed and has been added to the plans, see sheet 1.
Stormwater Comments, Zack Richardson, PE, December 4, 2017:
1. The Category 2 drainage review that was required for PLN20170010 included
pervious areas in the flow control calculations (as is required for flow control
design); however, no provision to collect and convey pervious areas to the
infiltration system is currently shown and, therefore, it is not clear that the
proposal is consistent with the preliminary approval.
a. Revise plans to provide collection points for drainage from pervious areas,
update grading & drainage piping information as needed to convey runoff
to system.
�. Clarify where future Lot 1 lot line will be and include following note: The
drainage design assumes that additional development will occur on future
Lot 1 per PLN20170010, and will address drainage requirements at that
time. Should development not occur on the preliminarily approved lot,
additional drainage mitigation may be required.
c. Update developed basin exhibit to show and quantity the proposed
pervious areas and update infiltration design as needed.
Response: Per discussions with City Staff these items have been revised (per email from Zachary
Richardson dated 2/7/17) to: "Please add a callout or note (if not already existing) to the plan
sheet to note the amended soils requirement for all disturbed pervious areas and provide
enough information (spec, detail, etc) for the contractor to meet the requirement. Also, in the
written response, include a brief statement about the potential location/impact of runoff from
pervious areas and whether they drain to the BMP system."
Pervious areas shall be amended per BMP T.5.13 and will adequately control stormwater of the
pervious areas; notes have been added to sheet 1 and 3 detailing the amendment requirements.
Upon completion of the site development the amended pervious areas draining to the proposed
dry well BMP system area very minor (less than 400 sf) and will no significant impact to the
stormwater BMP system.
RAM Engineering 1653113`hAve W,Suite A108 Lynnwood WA 98037 (425)678-6960 RAMengineeringinc.com
Select 2-612 7th Ave S, Lot 2 Page 4 of 4
Plan Check BLD20171436
1" Review Comment Response
RAM Job No. 16-033
The footing drain drywell does not appear to be setback from the landslide
hazard area sufficiently; relocated drywell to meet minimum setback
requirements.
Response: The footing drywell was shifted south to setback a minimum 5 feet from the adjacent
slopes to the north and west,
Add callout to sheet 1 stating that all disturbed pervious areas are to receive soil
amendments per BMP T.5.13.
Response: Soil amendment note added to sheet 1.
If there are any questions regarding the items above, please contact me at your earliest convenience; I
can be reached at (425)678-6960 or RobL@RAMengineeringinc.com.
Thank you,
" �' i — Or' h�
Rob Long, PE
Principal
RAM Engineering 1653113`h Ave W, Suite A108 Lynnwood WA 98037 (425) 678-6960 RAM engineering!nc.com