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HomeMy WebLinkAbout20250822_PWD3985_2nd Review_COA Review Comments i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 # Rev. wgSpec. city Ref. Add'1 Ref. Comment Response/Resolution Approved 1. TN SWPPP Update permit number on cover page to PWD 3985. Permit number TN updated. 2. TN SWPPP Update references to 2019 SWMMWW to 2024 SWMMWW. References updated TN throughout SWPPP. 3. TN SSP Update permit number on cover page to PWD 3985. Permit number TN updated. 4. TN SSP Update references to 2019 SWMMWW to 2024 SWMMWW. References updated TN throughout SWPPP. 5. TN SSP Pages 1-2 Minimum requirements called at as 1 through 10 and should be 1 through 9. This is true,thank TN and 1-3 you.Reference updated. 6. TN C1 Civil Site Include CESCL information.This will be required prior to permit issuance. CESCL from BYK TN Plan construction,Anna Hackett is added to C1-Civil Site Plan. 7. TN C2 Construction Include note 17 in Erosion/Sedimentation Control Notes. Note 17 added. TN Notes 8. TN C3 Clearing and Add note to maintain access to businesses(Starbucks,Walgreens,Plumbing/Door Notes Added to C1- TN TESC Plan Company to the north,etc.)or provide detour route around construction as Site plan and C3. necessary. 9. TN C9 West Aisle Add truncated domes to all driveway crossings and ADA ramps along west aisle. Truncated domes TN Plan and have been added to Profile crossings. Page 1 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 10 TN C16 Stormwater Replace Snohomish County with City of Arlington in Detail 513-Compost Amended Reference to City of TN Management Soils. Arlington updated, Details Option 1 is only applicable to sites that have the original,undisturbed soil native to the site.This will most often be forested thank you. land that is being left undisturbed ir'Fe current-,-Pct, Option 2:Amend disturbed soil according to the following procedures: a. Scarify subsoil to a depth of one foot. b. In planting beds,place three inches of compost and till in to an eight4nch depth. c. In turf areas,place two inches of compost and fill in to on eight-inch depth. d. Apply two to four inches of arborist wood chip,coarse bark mulch,or compost mulch to planting beds after final planting. (Afiernatively,disturbed soil can be amended on a site-customized manner so that it meets the soil quality criteria set forth above,as determined by a licensed engineer,geologist,landscape architect,or other person as approved b� Ca__1W Option 3:Disturbed Soil. Stockpile existing topsoil during grading and replace it prior to planting.Stockpiled topsoil must be amended if needed to meet the organic matter and depth requirements by following the procedures in option(4).Remove forest duff layer and topsoil and stockpile separately,in an approved location prior to grading.Cover soil and duff piles with woven weed barrier(avoiloble from nursery supply stores)that sheds moisture yet allows airflow. Option 4:Import topsoil mix with 107.min soil organic matter content. Impart topsoil mix of sufficient organic content and depth to meet the organic matter and depth requirements. 11 TN C18 Sanitary Include City of Arlington Sewer Notes on plans. COA Sewer System TN Sewer Plan Construction Notes have been added to the Sanitary Sewer plan 12 TN C24 Lighting Lighting Plan was not included with submittal. Lighting Plan is TN Plan prepared by Architect. 13 BIG Sheet C11-Fire lane signing needs to state"Fire Lane No Parking Tow Away Zone" Fire Lane signs have TN been updated to state"Fire Lane No Parking Tow Away Zone" Page 2 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 14 JW- Sewer main shall be located on the south and west side of roadways and approx.6' 6-ft from centerline of TN PW from centerlines.Please revise. a 20-ft drive aisle does Sewer not provide the necessary setback to the building foundations. Sewer main placed 5-ft minimum from building foundations. 15 JW- Sewer main shall be located within proposed dedicated utility easement. Minimum 10-ft Easement TN PW easement 10'minimum with pipe centered within easement. provided around sewer Sewer main. 16 JW- Note Pipe lengths between SSMH's on Plan. Pipe lengths and TN PW slopes added to Sewer sewer plan view. 17 JW- SSMH 3,2,5 and SSCO 8&7 shall all have the same offsets along Private Drive A. See This would result in TN PW note 1. acute angles for Sewer pipes entering and leaving manhole. Manholes straightened out to be close. 18 JW- Sheet C19,SCCO 7&8 shall be SSMH's not cleanouts.Label SSMH's on plan view. Manholes are TN PW provided at ends of Sewer all sewer runs.Thank you. Page 3 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 19 JW- Install Y's instead of T's at the laterals off the main line.Note on plans and include This places the sewer TN PW detail.All 6"side sewers shall extend 10'past the edge of the property line,and 5' service inside the Sewer beyond any easements,including the standard 10'utility easements. (EDS 5-3.03 (1)) building foundation. "Property Line"is at the edge of drive aisle. This is not a standard subdivision.Y's are noted on plan. 20 JW- Add PAD elevations for each lot on Sewer plan. Pad elevations are TN PW noted on each unit- Sewer lot within the sewer plan. 21 JW- Ex SSMH lid conflict with proposed flowline on West Aisle Sta.3+50. This is an existing TN PW manhole with road Sewer located as required. We have obtained additional survey and the manhole is located so that we may rotate the lid to be behind the curb. 22 JW- See PDF WM&SS Exhibit attached. Thank you TN PW Sewer 23 GT- The proposed watermain shall be accessible from within private drive-isles and Agreement for water TN PW within proposed dedicated utility easements. Minimum 10'horizontal separation main routing and Water from Sewer main,and 5'Horizontal separation from storm.Main located approx.6' meter services are now from roadway centerline,along north and east side of roadway.(EDS 4-1.07) represented on plans. Page 4 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 24 GT- Water and Sewer Easement may be combined in a minimum 20'easement and 10-ft easement is TN PW maintain a minimum 10'separation.Utilities shall be centered within the easement provided around the Water and shall not have less than 5-fet setback from edge of easement(EDS 1-7.01/1-7.03) sewer and water mains.In areas where the sewer and water are run side by side, outside of the ROW,a 20-ft easement is provided. 25 GT- Proposed watermain shall be 12"in size.Please revise all callouts. (EDS 4-1.08) 8-inch is allowed in TN PW residential Water developments and was provided through the Binding Site Plan lots. As agreed upon with meetings with PS, 12"is provided along north and east sides, 8"is provided to bridge connection between north line and existing line along the south. 26 GT- Existing 6"WM along the east boundary of site shall be replaced with a 12"HDPE and Provided with a TN PW extended 5'beyond property line 31051100400700 to S Hazel St within existing separate plan for bore Water watermain easement and panhandle of contiguous parcel also owned by applicant. under creek. 27 GT- Profile all proposed watermains. Water main is added TN PW to profile sheets. Water Water main profile along north is added as a separate sheet. Page 5 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 28 GT- Note meter size and reference standard detail on plan.Water meters shall be set in Location of meters TN PW soft scape,not in driveways nor in alleys.Show proposed driveways on plan. and main have Water been updated based on resolution of location per meetings with Jim Kelly and PW. There are no "driveways"only garage doors 4? 29 GT- The irrigation meter shall be separate meter.Please show and note. Irrigation meter with TN PW DCVA is added to Water meter back adjacent to Lot 48 for irrigation of the open space areas. 30 GT- Note Building height on plans. Building Height is TN PW noted on water plans Water 31 GT- Fire hydrants adjacent to private alley shall note/reference W-030&W-020.Show Fire hydrant TN PW concrete pad and bollards on plan. specifications Water updated to include W-020 and W-030 32 GT- Fire hydrants shall not be closer than 50-feet of structures(EDDS 4-1.15). This was discussed TN PW with Public Works Water and locations as Residential Sites do not have Hydrant Setbacks of 50'in other Jurisdictions depicted have been accepted. Page 6 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 33 GT- Proposed Watermain within the West Aisle shall be installed within the roadway and Water main extension TN PW separated from the existing sewer by a minimum 10'. WM at the north side shall end discussed with Public Water in a fire hydrant and blow off. The WM shall extend south to the existing main in Works and updated 204th St.The alignment of the watermain connection point on 204th is still being configuration is discussed by COA. consistent with agreement and location of proposed water main. 34 GT- Connect proposed watermain loop into the existing 8"WM at the SW corner of site Water main extension TN PW within the north side most southern private drive. Min 10'Watermain easement will discussed with Public Water be required. Works and updated configuration is consistent with agreement and location of proposed water main. 35 GT- All Tee's shall be fully valved. Fully valved Tee's TN PW have been provided. Water Page 7 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 36 GT- No water or sewer utility shall be installed within a proposed bio-cell/drainage area. Water main has been TN PW See note 21. moved into the Water existing pavement adjacent to Starbucks. However,it must be noted that water main and other utilities are consistently run through these vegetated bio-cells. These areas are really no different than landscaped areas. Groundwater will still be in contact with buried utilities. 37 GT- See PDF WM&SS Exhibit attached. Thank you. TN PW Water 38 KS- Tract 999,Private Drive Isle(EDDS 1-7.01)-Minimum 25'Access easement required. Private drive aisles TN PW Access and Utility Easement may be combined.See (EDDS 1-7.04)for all other Utility here are 25-ft in General Easement requirements. width 39 KS- Portage Creek is located on adjacent property to the north. The Buffer from creek See Site Plan TN PW shall be shown on all plans,as the buffer may impact the development. Approval and prior General BSP. Page 8 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 40 KS- There shall be no bioswales within Right of Way dedicated area along West Aisle. From City"The city TN pW Bipod's would be an approved alternative. All drainage within West Aisle shall have will allow this project General maintain a minimum 5'separation from the existing sanitary sewer main. to have the bioretention swales within the ROW along the east side of"West Aisle"so long as they are only receiving runoff from the ROW surfaces and not also from the private development." Page 9 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 41 KS- The City needs to discuss/resolve the extension of West Aisle north through Tract A, From City,"An TN PW the contiguous parcel owned by the applicant,and/or the dedication of Tract A to the amendment to the General City. There is an existing bridge on the creek crossing that could be a liability to the original Binding Site City if not brought up to public standards. Plan will be needed to create at lot over the bridge and easement area that runs through Tract A creating "Tract"B".Tract A would still be dedicated to the City of Arlington and the new Tract E would remain in private ownership either by the current owner or sold to the adjacent owner who benefits from the bridge.The amendment to the BSP would be separate from the review and approval of the civil permit for the Harmony project. We would just require the final BSP amendment prior to either closeout of the civil permit or prior to certificate of occupancy for any of the residential units. to be determined)" Page 10 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 42 JH- Review pending Minor Modification approval for the Prelim Unit Lot Minor Mod TN Planning Approved,thankyou 43 Please send revisions documents to CEI)Oarlingtonwa.gov for processing. 44 JW- Proposed Sewer main easement shall end at dedicated right-of-way boundary Yes it should,this has PW (Entrance Road). Easement to read: 10'COA Sewer Easement been updated.Thank Sewer you. 45 JW- Ex Sanitary Sewer Manhole lid conflict with proposed flowline on West Aisle @ Sta. Bioretention swale PW 3+50.Rotating the lid within the slop of the proposed drainage ditch is not a solution. has been eliminated Sewer adjacent to the 46 GT- Label/dimension all Water Easements: 10'COA Water Easement. Easements added. PW Water 47 GT- The proposed COA Water Easement along the north property line shall extend to the Easement extended PW south side of the paved walking path to allow full access on to the paved walkway for to include path, Water future maintenance.Show/label as necessary,maintaining consistent width. 48 GT- See Plan C17/C18 Markups for water revisions needed. Modifications and PW notes on C17/C18 Water have been added to plans. Page 11 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 49 GT- Ensure the location of the proposed water main on West Aisle is not in the wheel The current location PW path.Adjust to 6-foot offset from centerline as noted in(Sec.4-1.04) of the water main is Water 6-ft from the centerline.Further, road width is 25-ft, centerline at 12.5-ft. The average vehicle track width is 5-ft from tire CL.Placing vehicle in center of 12.5-ft lane and 2-ft width for vehicle tracks results in the water main location as displayed. 50 GT- Buildings exceeding thirty feet in height require double check valve assemblies. Note added, pW Backflow preventer shall be located after the meter on the customer side of the buildings do not Water service. (Sec 4-1.26 Cross-Connection Control) exceed 30-ft in height. 51 GT- Install pipe casing under bio-cell,north of West Aisle,where proposed water main Main has been pW crosses under bio-cell. Extend casing 10'beyond top of bio-cell on each side. moved north and no Water longer beneath the bioretention Swale. 52 GT- This is comment 9 referenced in redlines.Water mains shall be located a minimum Watermain is outside pW 10'from buildings. (Sec 4-1.07) this area,hydrant Water spools extend between buildings. 53 TN Submit new civil permit application for watermain extension through tract A and Plans have been reference permit number on these plans.Review documents have already been prepared. Submittal in submitted by Paul Woodmansee. progress. 54 TN C1 Update Sheet list table(C24 is Composite Utility Plan) Sheet list updated. Civil Site Plan Thank you. Page 12 of 13 i 18204 59th Avenue NE REVIEW COMMENT FORM Arlington, WA 98223 360-403-3551 Project Name:Harmony at Arlington Permit No.:PWD3985 Review Date: 05/28/2025 Contact: Adele Phone No.: 360-652-9727 Review Phase: 2ND Review Report Date:04/29/2025 Reviewing Dept.:CED Applicant: Harmony at Arlington LLC DWG Issue Date: 04/29/2025 55 TN C9 Adjust Road Horizontal Curve Table on sheet as it cut off. Changes to our font West Aisle definitions has Plan and widened a lot of these Profie automatically generated tables.This is not the only planset to be affected.Thank you. 56 TN Informational Provide photometric analysis to ensure Public Road(West Aisle)meets minimum Architect to provide. Comments roadway illumination levels outlined in Table 2-5 of Street Lighting Guide. Thank you. that can be addressed Water easement to extend over all water meters/manifolds. (Easement exhibits and now or will legal descriptions will be reviewed at time of their submittal) be conditions of approval 57 Please send revisions documents to CEDC@arlingtonwa.gov for processing. 58 59 60 61 62 Page 13 of 13