02.15.2018-Engr email re-Larsen Short Plat-15729 75th Pl W.pdf
From:McConnell, Jeanie
To:"Jared Underbrink"
Cc:"Greg Guillen"
Subject:RE: Larson Short Plat - 15729 75th Pl W
Date:Thursday, February 15, 2018 11:51:46 AM
Attachments:image001.png
image005.png
Good morning,
The proposal is feasible with a roadway width of 12-feet. An encroachment permit will not be required for the wall located within
the City right-of-way where it is required to support the road improvements. Please address the following with the preliminary
short plat submittal:
1)The proposed wall will need to be constructed as a soldier pile wall or something similar, which does not require tie backs
or reinforcing fabric to be placed within the right-of-way.
2)Fall protection fencing shall be provided on top of the wall as needed.
3)A guardrail will be required at the south end of the extended road.
4)The proposed road can terminate at 10-feet south of the proposed subject driveway.
5)Please show proposed drainage behind the wall and where the drain pipe will outfall to.
6)A wall maintenance easement will need to be provided on private property. Exact width to be determined based on final
wall design, but it is thought the easement will need to be 10-feet in width.
7)Additional catch basins will need to be installed along the new pavement edge.
8)It appears as though a wall will be required on the east side of the road as well. Additionally, due to the slopes on the east
side and with a cut into the existing slope, ground water and surface flows will need to be addressed to prevent runoff
across the roadway.
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9)The City is requesting that communication be had with the owner of the undeveloped property on the east side of 72 Ave
W and if possible, improvements be completed that address the needs of both developments.
Please let me know if you have any questions.
Thank you!
Jeanie
From: McConnell, Jeanie
Sent: Wednesday, February 14, 2018 4:06 PM
To: 'Jared Underbrink' <JaredU@cgengineering.com>
Cc: 'Greg Guillen' <GregO@cgengineering.com>; McConnell, Jeanie <Jeanie.McConnell@edmondswa.gov>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Hi Jared,
Just wanted you to know I’m still working on this. I need to have one more conversation with the PW Director tomorrow and then I
should be able to give you answers regarding this proposal.
Thank you!
Jeanie
From: McConnell, Jeanie
Sent: Monday, February 12, 2018 1:20 PM
To: 'Jared Underbrink' <JaredU@cgengineering.com>
Cc: Greg Guillen <GregO@cgengineering.com>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Jared,
Thanks for sending this along. I’ll see if I can get answers by mid-week.
-Jeanie
From: Jared Underbrink \[mailto:JaredU@cgengineering.com\]
Sent: Tuesday, February 6, 2018 8:10 AM
To: McConnell, Jeanie <Jeanie.McConnell@edmondswa.gov>
Cc: Greg Guillen <GregO@cgengineering.com>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Jeanie,
This is a preliminary layout of what we would be hoping to do at east lot of the Larson Short Plat project we discussed.
-Because the right of way is so steep, we looked into the EMC for the minimum road width in this zone (12’). Extending the
full width of the road would somehow need to account for 10’ of grade change across the road from east to west, which
doesn’t seem practical
-The turnaround is added per E2.6
-Even with the minimum road width, putting a relatively flat road on this existing cross slope creates the need for a wall. I
think we would need a right of way encroachment permit for a wall that would be located as shown. The lot to the north
already being developed and having a driveway further north, this wall would not prohibit access to anyone.
You had mentioned before we start preparing anything more formally, you wanted some sort of exhibit to show others on the
Edmonds staff, mostly planning, traffic and fire. Can you take a look at this and let me know where we ought to go from here?
Thanks,
Jared Underbrink, PE | Project Manager
250 4th Ave S Ste 200, Edmonds, WA 98020
p. 425.778.8500 | f. 425.778.5536
www.cgengineering.com
From: Jared Underbrink
Sent: Wednesday, December 27, 2017 8:50 AM
To: 'McConnell, Jeanie' <Jeanie.McConnell@edmondswa.gov>
Cc: Greg Guillen <GregO@cgengineering.com>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Jeanie,
If we got some preliminary drawings put together for this would you potentially be able to meet with us sometime next week? Not
a preapp but maybe just an unofficial 20/30 minutes at the counter?
ndthth
I am open the afternoon of the 2
, and pretty much all day on the 4 and 5.
Thanks,
Jared Underbrink, PE | Project Manager
250 4th Ave S Ste 200, Edmonds, WA 98020
p. 425.778.8500 | f. 425.778.5536
www.cgengineering.com
From: McConnell, Jeanie \[mailto:Jeanie.McConnell@edmondswa.gov\]
Sent: Friday, December 15, 2017 9:13 AM
To: Jared Underbrink <JaredU@cgengineering.com>
Cc: Greg Guillen <GregO@cgengineering.com>; Zweber, Kevin <Kevin.Zweber@edmondswa.gov>; Fitterer, Karl (Fire District
Address) <kfitterer@firedistrict1.org>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Jared,
With the subdivision for the parcel to the north, the access for Lot 4 was moved further north than the gravel drive that was picked
up in the survey.
Typically, a minimum of 20-feet is required beyond the furthest edge of the driveway approach to allow for vehicular turnaround
on the street. If the Fire Department requires a turnaround then it would be more than that.
The water main would only need to extend the maximum necessary to provide a perpendicular water connection to the new lot,
unless the Fire Department required a new hydrant and then the main would potentially need to extend further. For the new
water service, taps on the main line should be a minimum of 3-feet from the blow off.
-Jeanie
From: Jared Underbrink \[mailto:JaredU@cgengineering.com\]
Sent: Friday, December 15, 2017 8:32 AM
To: McConnell, Jeanie <Jeanie.McConnell@edmondswa.gov>
Cc: Greg Guillen <GregO@cgengineering.com>; Zweber, Kevin <Kevin.Zweber@edmondswa.gov>; Fitterer, Karl (Fire District
Address) <kfitterer@firedistrict1.org>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Jeanie,
Thank you for getting back to me on this. Please see attached survey. It looks like the pavement ends about 50’ north of the north
neighbors south property line, then they hook a gravel driveway into their site off of the end of it.
So I suppose the questions would be:
1)Could we similarly terminate the road early due to how impactful the grading will be the further south we take it? (assumes
turnaround isnt required of course)
2)I assume the water main will need to extend whichever distance the road does, but let me know if that isnt the case. For
instance, does it need to run all the way to the south even if the road doesn’t?
Thanks,
Jared Underbrink, PE | Project Manager
250 4th Ave S Ste 200, Edmonds, WA 98020
p. 425.778.8500 | f. 425.778.5536
www.cgengineering.com
From: McConnell, Jeanie \[mailto:Jeanie.McConnell@edmondswa.gov\]
Sent: Friday, December 15, 2017 7:41 AM
To: Jared Underbrink <JaredU@cgengineering.com>
Cc: Greg Guillen <GregO@cgengineering.com>; Zweber, Kevin <Kevin.Zweber@edmondswa.gov>; Fitterer, Karl (Fire District
Address) <kfitterer@firedistrict1.org>
Subject: RE: Larson Short Plat - 15729 75th Pl W
Hi Jared,
Thanks for leaving me a message about this one. One of these days I’ll be able to keep up on everything!
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Due to pressure zones, water for Lot 3 will need to come from 72 Ave W, which would require an extension of the existing water
main line.
ndnd
Access off of 72 would require extension of the 72 Ave W road improvements. I looked back through the DRC’s we’ve had on
nd
this property (there have been 3 now) and I did not see a determination by the Fire Department on whether a turn-around on 72
ndnd
would also be required with improvement of 72. I actually don’t think we talked about 72 much in the DRC, but I have copied
Karl and Kevin from Fire on this email so they can weigh in on this. I agree, it looks like grades are going to be difficult to work with
out there. You mention that the neighbor to the north was able to pull a driveway off the dead end. Access to the development to
nd
the north is taken from the existing improved section of 72 Ave W, so I’m not sure what you are referring to. Please let me know
your thoughts with this so we can discuss further.
Kevin and Karl – these additional maps are for your reference:
Happy Friday!
Jeanie
p.s. Jared - In the future, please don’t hesitate to bug me sooner if you don’t hear back from me. I get so many messages that
sometimes things get buried for longer than I would like.
From: Jared Underbrink \[mailto:JaredU@cgengineering.com\]
Sent: Monday, November 20, 2017 8:30 AM
To: McConnell, Jeanie <Jeanie.McConnell@edmondswa.gov>
Cc: Greg Guillen <GregO@cgengineering.com>
Subject: Larson Short Plat
Jeanie,
th
A few months back you had met with Carmel from our office about a short plat project at 15729 75 Pl W. We have a survey and I
am trying to figure some things out for a potential third lot, at the east of the site.
It seems like the storm and sewer are there to be used, but I am hoping to figure out what can be done with water and the road.
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Both dead end about 480’ off of 156 street. My assumption is that we may need to extend both across the property frontage, but
I am not sure. This would be very difficult given the slope there. It looks like the neighbor to the north was able to just pull a
driveway off of the dead end?
A few questions:
1)Does this seem correct for the street and water, extending them across the property frontage?
2)The grade is steep in the right of way, so if required, will probably require a retaining wall to accommodate the road
extension. If a wall is needed for the road to be at an appropriate grade, do we need an encroachment permit or anything
like that? (Note: there is about 14’ of grade chance across the right of way here)
3)Would the extended road be replicating what is there? Or is using a driveway Sconcept like the neighbors acceptable?
There is a rolled asphalt curb on the west, +/- 24’ asphalt, a vertical curb on the east, and a 6’ asphalt sidewalk where the
road dead ends.
Let me know what you think. Alternately I could come over to the City and meet with you on this sometime….might be a good idea
anyways.
Thanks,
Jared Underbrink, PE | Project Manager
250 4th Ave S Ste 200, Edmonds, WA 98020
p. 425.778.8500 | f. 425.778.5536
www.cgengineering.com