21425 80TH AVE W (2).PDF11111111111111
15308
21425 80TH AVE W
PLANNING DATA
New Commercial I Multi -Family Projects
Name. Z, -70 '11300 0 t 0 6 quQ�Date:
3 (s-
I q(5-( 7- 1-7
Site Address: 2:1 Y Z VIL W
Plan Check #.- BLD - 0 q - 0-30 7130y�
Project Description: kc
Use(s) Proposed: A/L F
Allowed Use: ()n I NO)
CUP File Number: A/4-
To Allow What Uses: IV1,74
Legal Nonconforming L and Use Determination Issued: (YES /0) etu K"\2
Reduced Site Plan Provided: (YES 1
Zoning:
'Ic
Mal) Page:
"4
Comp Plan Designation:A 0,� (d m 4,t
Corner Lot: (YES 1
Flag Lot (YES I
AOB File Number (date waived):
Lot Area: J, �-(p
Plans Match ADB Approved: NO)
Shoreline Required: (YES
Critical Areas Determination
El Study Required C+L! -7 00 6
M-Waiver
SEPA Determination: -
bj"Exempt
El Needed (for sites with 500 cubic yards of grading or within 200 feet of Puget Sound or Lake
Ballinger. Requires: (1) Fee, (2) Environmental Checklist, and (3) APO List with notarized form)-
tba4�ks
Str t:
/s—
SiTd:
Rpr:
&ks
StreeL
S—
Si de:
Side:
(D
Rear:
/S
Lot Coverage/OWRequired: qSOZO
Lot Coverage~ Provided: . Y
Lot Coverag e^R Calculations: 3 -3 -7
Datum Point:
lb �_
Datum Elevation: 0 0
k �v � S-- ;0 4—:E
Maximum Height: Z 5%
Z5- I I 30.2S' q1? ru
Actual Height:
ro&( 5-11 -L Ur flAdAL
Subdivision: Pl_(Vloc� 66')
Lot Aggregation Required:
in
Landscaping Matches ADB Approved: yet f
Landscaping Bid Provided: NO)
�ps
Bond A . mount (100% Bid) )00
I : ff "", - Q97e
Plan Review By.- '7(1 o (tq
2
PLANNING DATA =FILE
New Commercial I Multi -Family Projects
Business Name
Type/Use
Parking
Ratio
Tenant
Area
Required
_ea4*in9
Total Parking Required. -
Total Parking Pro vided.-
PPA_
'ki
# Bedrooms per Dwelling Unit
Parking Ratio
# Units
Required
Parking
Studio
1_21D.U_
I Bedroom
1-5/D-U.
2 Bedrooms
1-8/D-U.
3 + Bedrooms
2.0/D-U-
6"
Total Parking Required.
TotalParking Provided.-
Oth
JOL
9 - 106..(4 �
L�O _2� 10(9.
2-S
_� s___ _- ( 3o- z g . �. r ri W �- ((2- � �- [/\ , f- 'Irt,
Plan Review By: /� Ic (C� ( 4(\
RESUB
Magnolia Court Townhomes
Tree Profile
Autumn Brilliance Serviceberry
Amelanchier x grandiflora 'Autumn Brilliance'
JUN 12 2014
BUILDING DEPARWENT
cITY OF EDMONDS
STREET FILE
An excellent small tree selection is the 'Autumn Brilliance' Serviceberry. It is very
useful and beautiful as both a single leader tree, as well as a large multi -stem
shrub. The name Autumn Brilliance correctly describes the outstanding red fall leaf
color, but equally spectacular is the burst of white spring flowers, followed by a
small very dark colored edible berry. Typically very few berries reach the ground as
they are so sought after by native and naturalized birds. The bark is smooth and
light gray. Serviceberry might reach 20' to 25' both tall and wide at maturity.
The one in this photo was planted in a small parking island in downtown Sumner,
Washington about 5 years ago, and has performed like an arboretum specimen.
2142 5 80th Ave W.
Landscape Cost
S.22.14
815
Ecoas Design LLC
Landscape Architecture and Planning
Mount Vernon WA 98274
360.419.7400
DESCRIPTION
I Deciduous Tree
$1.150
Acer circinatum
5
EA
$90.00
$4SO
Amelanchier ainifolia
4
EA
$17S.00
$700
2 Evergreen
$1.350
Weeping Alaska Cedar
9
EA
$ISO.00
$1.350
3 Shrubs
$1.840,
Boxwood
6
EA
$IS.00
$90
Comus Stolinifera'Kelsoyi'
3
EA
$18.00
$54
Gaultheria shallon
29
EA
$18.00
$522
Mahonia Aquifolium'Compacta'
22
EA
$2S.00
$S50
Rhododendron 'Ramapo'
7
EA
$18.00
$126
Spirea Japonica'Magic Carpet'
11
EA
$18.00
$198
Viburnum davidii
11
EA
S2S.00
$27S
Vibumum Plicaturn
I
EA
$2S.00
S2S
4 Fcnns. Grasses. Bulbs and Perennials
$888,
Hemerocalfis'Stella de Oro'
19
EA
$12.00
$228
Miscanthus
9
EA
$12.00
$108
Polystichurn munhurn
27
EA
$12.00
$324
Carex
19
EA
$12.00
$228
S Gnoundcovers
$360
Arcostaphylos uva-ursi
30
EA
$12.00
'$360
7 Soils and Mulch
$1.7lSi
3-way Topspoil (non raingarden plantings)
37
CY
$35.00
$1.29S
Medium Bark Mulch
12
CY
$3S.00
$420
8 Misc
$210
Wetting Agent for planting pits
1
LS
$ISS.00
$15S
Fertilizer
I
LS
$55.00
$55
SUBTOTAL
V,SM
Washington State Sales Tax 9.209/6
C-tingeticy 5.00%
ARAND TOTAL
Nok- This opinion of probable construction has been prepared within a landscape plan and based on beg available pricing. When the consultant provides an opinion of
probable construction cost, the client understands that the Consultant has no cant" over costs a the price of labor. coglipment or materials. or- over the
Contractors method of pricing. and that the opinions of probable consuuction costs provided herein arc to be made on the basis of the Consultants qualifications
and experience. The Consultant make no �ty. expressed or implied. as to the accuracy of such opinions as compared to bid or actual costs.
127ECEOV V
J U
City of Edmonds
Traffic impact Analysis Worksheet
Name of Proposed Project:
Owner/Applicant
�r,'Jk_ VC,+,res 1, L_LC_
Name
Street/Mailing Address
VA q507,0
City State Zip
Telephone:
Applicant Contact Person:
A/
Name
F0, 30(,�
Street/Mailing Address
IT 02- C',
City State Zip
Telephone:
L(2, C - L-(2- 2- - 0 . ;---r',
Traffic Engineer who prepared the Traffic Impact Analysis (if applicable):
Finn Name
Telephone:
THRESHOLD LEVELS OF ANALYSIS --"
Contact Name
E-mail:
PKo
ject Traffic Levels
Sections to Complete
1. Less than 25 peak -hour trips generated
I and 7 only (Worksheet/Checklist)
11. More than 25 peak -hour trips generated
All sections
ROJECT DESCRIPTION
a. Location - Street address:—.2-
9FO 2- 6 —(Attach a vicinity map and site plan)
b. Specify existing land use: s( 1-r <-
c. Specify proposed type and size of development: e e> </ 5,-1WU 3 .2 -- /4�76 ��
/ ) /—/ -- .5 - /-, /7/, �,. e j- (# of residential units andlor squarefootage of building)
2014
0-i �.
FILE
Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page I of 5
d. Date construction will begin and be completed: 6, Z o
C ions:
e. Define proposed a cess locat
f Define proposed sight distance at site egress locations:
2. TRIP GENERATION
Source shall be the Eighth Edition of the Institute of Transportation Engineers (ITE) Trip Generation
manual. For independent fee calculations, the current edition of the ITE manual may be used.
ADT = Average Daily Traffic
PM.Peak-hour trips (AM, noon or school peak may also apply as. directed by the City Engineer)
a. Existing Site Trip Generation Table:
Land Use
Daily . (XA)
PM Peak -Hour
Trips
IN
OUT
b. Proposed Project Trip /Geration Table:
Land Use/
Daily (ADT)
PM Peak -Hour
Trips
IN
OUT
C. N/etew Project Trip Geneiation Table:
Land Use Daily (ADT)
PM Peak -Hour
Trips
IN
OUT
d. State assumptions and methodology for internal, link -diverted or passby trips:
Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page 2 of 5
./57. UITIGATION RECOMMENDATIONS
S St.,
tate recommended measures and fees required to mitigate project specific traffic impacts. Traffic
impact fee shall be calculated from the Edmonds Road Impact Fee Rate Study Table 4 (attached)
and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations
in ECDC 18.82.130.
CHANGE IN USE
Fee for prior use shall be based on fee established at the time the prior use was pen-nitted. If the
previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04),
the 2004 ECDC 18.82.120 impact fee'shall be used.
Units in
ITE'Lard Use Catego Per Unit square feet, Fee
Fee Rate of dwelling,
ry I . vfb. etc.
New Use
Prior Use
$ X $
X $
New Use Fee- $ Prior Use Fee: $
l � - 1 L
NEW DEVELOPMENT
Units in
ITE Land Use Catego �y Per Unit squarefieet,
Fee Rate # of dwelling,
vfp, ets.
Few Use $ //0,9,
0 OTHER
Fee
MITIGATION FEE RECOMMENDATION:
S
INDEPENDENT FEE CALCULATION:. $200.OQ_L+ consultant fee)
S
TOTAL TRAFFIC IMPACT FEE
$
,:: � = r L Ll --O-�
City of Eldmonds, Engineering Divisio—n Approval
17,el
Date
'No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative.
Revised on 6124110 E82 - Traffic Impact Analysis Worksheel Page 5 of 5
3
7"'S
" St
LLUIIIVI-ZINI GES Url.
C0 OF ED AONW,
City of Edmonds
Traffic Impact Analysis Worksheet
J? c. I %9'�
Name of Proposed Project:
0, 1 1' t,- coc,-,-4-
Owfier/Applicant
L-Lc-
Name
Street/Mailing Address
VA clqOZO
city State Zip
I . Telephone:
Applicant Contact Person:
A-1
Name
F'o
S.treet/Mailing Address
Lf_"� �9 00 U
city State Zip
Telephone: 'f 2, C - Lf 2- -2- - 0 0 �>
Traffic Engineer who prepared the Traffic Impact Analysis (if applicable):
Firm Name Contact Name
Telephone: E-mail:
THRESHOLD LEVELS OF ANALYSIS
Project Traffic Levels
Sections to Complete
I. Less than 25 peak -hour trips generated
I and 7 only (Worksheet/Checklist)
111. More than 25 peak -hour trips generated
All sections
ROJECT DESCRIPTION
(OP
a. Location - Street address: Z I L1 17 go At-�_ W ofsvz4
(Attach a vicin. ity map and site plan.)
b. Spe cify. existing land use: 1-r <-
c. Specify proposed type and size of development:
er of residential units andlor squarefootage of building)
Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page I of 5
V. i
d. Date construction will begin and be completed:
e. Define proposed access l6c—ations:
f. Define proposed sight distance at site egress locations:
2. TRIP GENERATION
Source shall be the Eighth Edition of the Institute of Transportation Engineers (ITE) Trip Generation
manual. For independent fee calculations, the current edition of the ITE manual may be used.
ADT = Average Daily Traffic
PM Peak -hour trips. (AM, noon or school peak may also apply as. directed by the City Engineer)
a. Existing Site Trip Generation Table:
Land Use
Daily (A
PM Peak -Hour Trips
IN
OUT
b. Proposed Project Trip
I
Land U
)n Table:
Daily (ADT)
ew Project Trip Generation Table:
PM Peak -Hour Trips
IN OUT
oe
Land Use Daily (ADT)
PM Peak -Hour Trips
IN
OUT
d. State assumptions and methodology for internal, link -diverted or passby trips:
Revised on 6124110 E82 - Traffic Impact Ahalysis Worksheet Page 2 of
7. ITIGATION RECOMMENDATIONS
State recommended measures and fees required to mitigate project specific traffic impacts. Traffic
impact fee shall be calculated from the Edmonds Road Impact Fee Rate Study Table 4 (attached)
and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations
in ECDC 18.82.130.
CHANGE IN USE
Fee for prior use shall be based on fee established at the time the prior use was permitted. If the
previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04),
the 2004 ECDC 18.82.120 impact fee shall be used.
Units in
ITE� Land Use Category Per Unit square feet, Fee
Fee Rate # of dwelling,
vfp, etc.
New Use $ X $
Prior Use Is 1 X 1 —1 Fs— I
New Use Fee: $ Prior Use Fee: $ $
I E
NEW DEVELOPMENT
Units in
Per Unit squarefieet,
ITE Land Use Category I Fee
Pee R e 4 or dwelling,
vfp, etc.
New Use $ Iq 0�x
------------- ..............
0 OTHER
I $ /� / f�- -If
MITIGATION FEE RECOMMENDATION:
S
INDEPENDENT FEE CALCULATION:. $200.00 (+ consultant fee)
$
TOTAL TRAFFIC IMPACT FEE$
I q4 .--331
teM
City oftgm—diids, fingineering Division Approval Date
No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative.
Revised on 6124110 E8� - Traffic Impact Analysis Worksheet Page 5 of 5
A, APR 0 3 2014
City of Edmonds
Mi 0 ES C i3,
P
CIV, OF WS
Traffic Impact Analysis Worksheet ED! 40W.
C. I
""TUET FILE
Name of Proposed Project: Ar,!$r, I %,r%- 'a H
Owner/Applicant
�r,'k. Vani--res L_LC_
Name
Street/Mailing Address
VA -fqo7,o
city State Zip
Telephone:
Applicant Contact Person:
C,
Z'/_ " -.-/
Name
F10
Street/Mailing Address
city State Zip
Telephone
'f 2, C - (-(?- z- — 0 0 ;>
Traffic Engineer who prepared the Traffic Impact Analysis (if applicable):
Firm Name
Telephone:
THRESHOLD LEVELS OF ANALYSIS —
Contact Name
E-mail:
Project Traffic Levels
Sections to Complete
1. Less than 25 peak -hour trips generated
I and 7 only. (Worksheet/Cheeklist)
IL More than 25 peak -hour trips generated
All sections
ROJECT DESCRIPTION
a. Location - Street address: AVC VO 2,_G
(Attach a vicinity map and site plan.)
b. Specify existing land use: a 1-r <-
c. Specify proposed type and size of development:
e _r
of residential units andlor squarefootage of building)
Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page, I of 5
6
ill begin and be completed:
d. Date construction w z 0 o /t---
e. Define proposed access locations:
f. Define proposed sight distance at s ite egress locations:
2. TRIP GENERATION
Source shall be the Eighth Edition of the Institute of Transportation Engineers (ITE) Trip Generation
manual. For independent fee calculations, the current edition of the ITE manual may be used.
ADT = Average Daily Traffic
PM Peak -hour trips (AM, noon or school peak may also apply as, directed by the City Engineer)
.a. Existing Site Trip Generation Table:
Land Use Daily (�Pq)
PM Peak -Hour
Trips
IN
OUT
b. Proposed Project Trip'�16eration Table:
Land Use/ Daily (ADT)
c. Net/New Project Trip Generation Table:
PM Peak -Hour Trips
IN I OUT
Land Use Daily (ADT)
PM Peak -Hour
Trips
IN
OUT
F
d. State assumptions and methodology for internal, link -diverted or passby trips:
Revised on 6124110 E82 - Traffic Impact Ahalysis Worksheet Page 2 of 5
TIG ATION RECOMMENDATIONS
SUtate recommended measures and fees required to mitigate project specific traffic impa . cts. Traffic'
impact fee shall be calculated from the Edmonds Road Impact Fee Rate Study Table 4 (attached)
and'as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations
in ECDC 18.82.130.
CHANGE IN USE
Fee for prior use shall be based on fee established at the time the prior use was permitted. If the
previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04),
the. 2004 ECDC 18.82.120 impact fee shall be used.
Per Unit
ITEI Land Use Category Fee Rate
New Use X
Prior Use $ X
New Use Fee: $ Prior Use Fee: $
F
NEW DEVELOPMENT
Units in
ITE Land Use Category Per Unit square. feet, Fee
Fee Rate of dwelling,
vfp, etc.
New Use $ Iq 91�x /J f�. 3
0 OTHER
MITIGATION FEE RECOMMENDATION:
S
INDEPENDENT FEE CALCULATION: $200.00 (+ consultant fee)
$
TOTALTRAFFIC FVIPACT FEE
$1110,13
City of
n%� Ltll�lzed I
neering Division Approval Date
No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative'.
Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page 5 of 5
N,
Ir
Stormwater Report
for
Magnolia Court
a thre -lot tow hou e ubdivi io
4
at
21425 80th Avenue W
Ednionds, WA'98026
City File No. PLN20080038
March, 2014
Prepared for:
Pride Ventures LLC
WX
35420
XK
Prepared By: John Yuen, PE
Lovell-Sauerland & Associates
19217 36th Avenue W., Bldg-B, Suite 106
. Lynnwood, Washington 98036
I LSA FILE No: 5461 -
Section 1: Proiect Information
Project Name:
Magnolia Court
Project Site Address:
21425 80th Avenue W
Edmonds, WA 98026
City File Number:
PLN# 2008-0038
Project Engineer:
Lovell Sauerland & Associates, Inc.
19217 36th Avenue W., Bldg. B - Suite 106
Lynnwood, Washington 98036
Contact: John Yuen
Phone: (425) 775-1951
Project Applicant:
Pride Ventures LLC
P.O. Box 429
Edmonds, WA 98026
Contact: Jake Lyon
Phone: (425) 422-0053
Parcel Number:
27043000106400
Project Total Area:
0. 172 Acres
Number of Lots:
Three (3) townhouse lots
Soils Data:
Alderwood-.Urban land complex 2-8% slopes
City Drainage Watershed:
Site is within the Creek Basin ofHalls Creek
Site Classification:
Category 2 Small Site
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
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2281h St SW
—2nitiSt S
Terrace
MOUNTLAKE-:
TERRACE
S c K" o" ... ..... .
V
VICINITY MAP
Lovell-Sauerland & Associates Magnolia Court
j Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
NE
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PROPERTY PARCEL MAP
-Sauerland & Associates
Lovell
Stormwater Report
LSA#5451
1 4)2 1.2
3(97
Magnolia Court
PLN# 2008-0038
March, 2014
.......................... .
OWN
. .........
4
Ari
FF
PROJECT Sl'
Olt
,AF
f
I
I oil
RW2.4, Mulb Family 2,400
sq. ft. of lot area per unit
pil-Ell
leb tv
OfW.4
Rmggn; 15.1--.1.6-M --,5 m
-- ARE ..... ...
N. .......... W..
..........
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UP MW
. ONE U.
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= LIS M.
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uw Ni
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UP:
Xt.
im
Im z
WM
Una
N
E
AM
Ml!
N,
i
0
Figure 2-1. Existing land uses in the City.
FIG U RE 2-2
Ulc
WATERSHED BOUNDARIES WITHIN THE CITY ch
Deer Creek Perrinville
IDEdmonds Marsh PugetSound
Edmonds Way Puget Sound Piped IN
4ad if6li.
Fruitclale Shell Creek
me —0-
Good Hope Pond Shellabarger —
Halls Creek
Southwest Edmonds A
Hindley Creek Southwest Edmonds 8
268th'st S%
Lake Ballinger Stilthouse Creek
ulch �creegS'-t-lt
Lund's G
Talbot Park A I OUS6461,,k",.,
— L
Meadowdale B
Meado.dale A Talbot Park B
Terrace Creek
Northstream Westgate Pond rrace Creek—
f TO,
A
Willow Creek
j_
V
0 1,oco 2100) 4,= 6,—
F.. 4`1
I In 2,000 ft Puge un
1, 1 v J
luot r A
fa -ar ;I mf, lz;ra
11 b I . 'i ==
No —ranty of any son, including accuracy. fit—, or
merthantabilivy accompany fts product.
20GtFSt S
H lei,
l
�ne
,�V --N
N:, —
Hope
Go Pond
206th St 5W.,
Sp
I d
1.7, MalffSt=..
cff,R!D
--208 stsw—
ri 7
0
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lit
nds h P�
-PO.d
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10011 —5 4011creek
'A
r Is I ej:11a a'YiW' 2 ri c
14
t
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R
ma Ila -
Olt'
e s
'In gate Poni �-z
7,
"Wil
lc�w Creek
[��vz fiM
J,
4:0 [PROJECT SITE 11"
j
N
, IL,ffe'�r creeki:'
J,
-W
"Al- f s -
77 1
1777-1,
MCKUM—ft Rd
Z.
Edmbnds-W
Southwestlelhi—id
7-r
k 14 r
2400 4
:E
S utriwesti mondst -N
rf
---------- ::.A T,
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_ztq�m--'nL--
;0
T= 001-WI.
1�
S
SCALE : 1"=30'
0.
15' 30' 45' 60'
EXISTING CONDITIONS
Lovell-Sauerland & Associates
Stormwater Report
LSA#5451
Magnolia Court
PLN# 2008-0038
March, 2014
Lovell-Sauerland & Associates
Stormwater Report
LSA#5451
I
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uw '-W.V F.-
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ow
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SCALE 1"=30'
of 15' 30' 45' 60'
DEVELOPED CONDITIONS
Magnolia Cobrt
PLN# 2008-0038
March, 2014
Section 2 - Proeect Stormwater Requirements
Purpose:
The Applicant is seeking City permits to construct a three -lot townhouse subdivision at 21425 -
801h Avenue West.
City stormwater requirements:
1. Based on Figure -A, City Handout #E72 (enclosed), the site is subject to Stormwater
Management ECDC Chapter 18.30.
2. Based on Figure-B, City handout #E-72 (enclosed), the site is classified as a Category 2
Small Site and is subject to the City Stormwater Supplement, Chapter 5.
3. Based on Figure-D, City handout #E-72 (enclosed), the proposed impervious area is not
considered 'Replaced ImperviousArea'.
4. Based on the Stormwater Supplement Chapter 5, Small Site Requirements, the Small Site
Minimum Requirements (MRs) are to be met.
Compliance with Small Site Minimum Requires:
1. A stormwater site plan has been prepared.
2. Applicable erosion and sediment control measures are shown in Sheet C2 "Stormwater
Pollution and Prevention Plan (SWPPP)".
3. No extraordinary measures are required for the proposed development of the site..The site
will include oil/water separator tee within the collection catch basin onsite to control oils
primarily from driveway areas. Post detention system designed to provide basic treatment
Stormwater Control System
will be provided and are summarized in Section 3
Summary and Calculations.
4. Existing on -site drainage pattern will be� converted from overland sheet flow to pipe
conveyance system. The on -site runoff will be collected, detained and treated prior to
being release at the appropriate discharge rates into the existing pipe storm system along
800' Avenue West. By controlling the release rate from the onsite runoff, the proposed
development is not anticipated to adversely impact downstream drainage facilities. This
site is located in Halls Creek drainage basin.
5. An underground detention pipe system will be provided to control stormwater quantity
control (See Civil Development plans for construction details). All disturbed areas not
0 - Post -construction Soils
covered by impervious surface shall be subject t BMP T5.13.
Quality and Depth per DOE's Manual.
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
I
6. Approximately 1,803 square feet (0.0414 acres) of Pollution -Generation Impervious
Surface (PGIS) associated with the project (road + driveways) will be subject to Basic
Water Quality Treatment. The site's stormwater control system will include a sump dead
storage of 6-inch within the detention, pipes and control structures that will provide the
basic water quality of the collected runoff.
7. An onsite storm detention BMP will provide flow �ontrol of the site's stormwater runoff.
The detention BMP has been designed to meet the flow control standards per Table'5-3
"City of Edmonds Flow Control Requirements for Small Site Project — Creek or Lake
Basins
8. Wetland protection is not required since there are no on -site or adjacent off -site wetlands.
9. Operation and Maintenance of the BMPs has been included in this report's Appendix.
10. Offsite Analysis and Mitigation: See Section 4 and 5.
11. Financial Liability: Itemized engineers cost estimate has been prepared by the use of
King County Site Improvement Bond Quantity Worksheet. A separate submittal is
provided.
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
U
Figure -A
Determining Applicabifity of Stormwater Management Code ECDC Chapter 18.30
If any of the descriptions in the Blue Boxes 4pply to your project or project site, the
Stormwater Management Code applies.
Does your Proftci Si'te,,re6uire the issuance of a City
permit under any of :the f 116
q ow,i!ig:,
Di
':�-`ECDC'Tifl'648 -En"gineering ivis6ii
ivisio"
n
-S
* * p-'- " " 2,
tormwater
No
Yes
Are You 'Submitting'a,Su�divisio� A licaiion per
pp
ECDC Chapter 20.757,
No
Does Pr*oj*e'ct s'de ihvoi: ve any . of the following:
Stormwater
square feet orriolre' of la nd-
Yes Management
�-5010.
g dctivityl� new impervious
0. requirements of ECDC
6"0' replacea irnpervious:
Chapter 18.30 are
surface?
applicable to your
A utili c
ty or. other constru tion project
Project or Site.
pons,isting of 500 lineal feet or more
of trench etcavation?
Is located in, d4jacent to, or drains
ipto',(curTently or,as A result of the
project) a Critical Area.or a Critical
No
Stormwater Management
requirements of ECDC Chapter
18.30 are not applicable to your
Project or Site 1
Note: The definitions of the terms in italics are found in ECDC Chapter 18.30.010 and the Stormwater Code Supplement.
This chart provides an initial screening for determining the applicability of ECDC Chapter 18.30. The results from using this chart
do not substitute for a determination of applicability by the Public Works Director or Designee per ECDC Chapter 18.30.030 and
the relevant portions of the Supplement.
If ECDC Chapter 18.30 is applicable to the proposed project and it does not require any other City -issued permit, a Stormwater
Permit and associated fees will be required.
Revised. on 03.05..2012
E72-SWM—Erosion—Control-03.05.12.doc
Page 3 of 12
Figure-B
*&tion
Project Classifi
If you have detem-lined that the Stormwater Management Code
applies to your project (Figure -A), follow the Blue boxes in the chart
below to detennine the Classification of your pLoject.
Does the project in,�olve J-
acre or more of land -
disturbing activity' 9
VUL
Is the project pari of ailar' ' —
ger
eommon planvdev�i�,jh�eht oi
sale where the to6i disturbed area
for the entire plan will total I -acre
or more of land -disturbing activity?
Does the Proje6fimolve one or more of the
following:
.2,000 squaie feet (sf) 'or more ofnew
impervious surface, regulated replaced
. L er0ious surface or new plus're'gulated
MP
replacedimpervi6usiur c 9"
�a e.
OR�
7,000 sf or more of land-disturbink activity?
OR..
50 cul bic yards or more of eithergrading, fill, or
excgvq�ion as defined in Chapter, 18.40.000
ECDC?
No
Nfinor Site Project:
See Stormwater Supplement
Chapter 6 for specific
requirements
Large Site Project:
See Stormwater Supplement
Yes Chapter 4 for specific
requirements.
Do'ds the 01r,§ject cieate'&'Add. 5,000 feet or.
more 6 new unpervious'sitrfipce, regulated
`�acebi.new-plus
;MpeMpuf,�ui
re u'i�a"t-edr'e"*Ia"c'ediMp�e'rviou�-si4rface?
'OR
tt" acre, ' o L r moid'of 6ti�e �egetatioWt'o'
Cdnve' �4
lawn or laiidsca�ed area
iYes% OR
Through a-combinatiod oftreating effective
i . nip.erv'ious'iuffdce aft d �6nv - ertedper'vious,_
�Urfq4�p, causes.. an increase of 0. 1 cubic feet per
secoiid in the �1007yeair'flow' frequericy.from a
threshold discharg�'area as estimated using an
V
approved mode
No r.Y
Category I Small Site Project:
I
See Stormwater Supplement
Chapter 5 or specific
requirements
Category 2 Small Site Project:
See Stormwater Supplement
Chapter 5 for specific
requirements
Notes:
Terms in bold italics are described in the Glossary on pages 10-11. The definitions of the all terms in italics are found in ECDC
Chapter 18.30.010 and the Stormwater Code Supplement
f
The Classification flowchart assumes the project in question meets the applicability requirements of ECDC 18.30.030.
Land -disturbing Activity: Any activity that results in the movement of earth, or a change in the existing soil cover (both
vegetative and nbn-vegetative) or the existing soil topography. Land disturbing activities include, but are not limited to grading,
filling, excavation, and compaction associated with stabilization of structures and/or road construction.
L!
Revised on 310512012 E72-SWM—Erosion—Control-03.05.12.doc Page 4 of 12
Figure-D
What Qualifies as Replaced ImpeMous Surface?
Determining Replaced Impervious Surface Area
(Small and Minor Sites Only)
Is t he. Imp6rvious.Area:beina
' ` � ii -' - - -
removed'and replacbd wittf-h6W
'impermdab . le s I uiface in,t6e,., [CIN
o. ?
samO, o"I'print.
Y es
Was the existing impervious area created
prior to 7/7/1977
or
prior to,th.e date the parcel was annexed from
Snohomish County?
No
Yes
Is parcel zoned Ye'
Single -Family Residential? —
No
Area is considered REGULATED REPLACED
impervious surface area
Area is NOT considered REPLACED
impervious surface area
Refer to Figure E for rGgula don of Now
Impervious Surface Areas
Area is considered
EXEMPT REPLACED
impervious surface area
Yes
Does the replaced.
impervious area replace an
existing driveway, walkway
or patio in the same.footprini
AND will it remain the same
use after replacement?.
N-41
Revised on 31051'2012 E72-SWM—Erosion—Control-03.05.12.doc Page 8 of 12
OV EQ-4f
City o Edmonds
Site Classification Worksheet
Page 1 of 2 41c.
The project's Site Classification will dictate the specific stormwater management
requirements applicable to your site. Completing this worksheet will help determine the amount of
regulated impervious surface and whether your project falls into the classification of a Small Site -
(Category I or Category 2) ' - or a Nlinor Site. Please reference the GlossM (pp. 10-11), Figures D and
E, (pp. 8-9), and Examples (pp. 11-12), to assist with completion of this worksheet.
1) Is Perimpable Pavement' Proposed For Use on this Site? Yes No
Refer to Stormwater Supplement Chapter 5.1
If YES, the subject area is to be considered impervious for initial site classification purposes. Include total
permeable pavement area in the calculation of Non -Regulated, Replaced and/or New impervious surface
areas in the table below.
2) Determine the Amount and Type of Existing& Proposed. Impervious Surface for the Site.
Refer to Stormwater Supplement Chapter 2 and Fig. C
Line 1: Identify the Non -Regulated Impervious Surface Area.
Line 2: Identify the Replaced Impervious Surface. Area, dividing the total between Exempt and Regulated; either or both
may be zero. Note: For project classification purposes, Replaced Impervious may only be considered exempt
under certain conditions. Refer to the Glossary and Figure D.
Line 3: Identify the New Impervious Surface Area for your project. All impervious areas created post -July 7, 1977 or
after the date of annexation into the City are regulated & should.be included in this total unless they can be
categorized separately as a Replaced -Regulated area. .
Line 4: Enter the sum of the total Replaced -Regulated plus the total New impervious areas.
Line 5: Identify the total area currently mitigated by an existing city -approved stormwater management system.
Line 6: Enter the sum of the value in Line 4 less the value in Line 5 to identify the total Regulated area in which
stormwater controls have not yet been applied.
Line 7: Identify the'total area proposed to be mitigated through the use of Low Impact Development Techniques.
Line 8: Identify the total area proposed to be mitigated through conventional Stormwater Management Techniques.
Provide a copy of the following table on the drainage plan sheet for the proposed project
Line
Type
Area (square feet)
1.
Non -Regulated
Exempt
Regulated
2.
Replaced
0
3.
4.
New (Post 1977) 4 4 4 4 4 4 444
Total Regulated Impervious Area
Mitigation required if in excess of 2000sf
+
045 SF
:6,045, SF
5.
6.
Total Area Mitigated by EAsting Stormwater Management System(s)
Regulated Area Not Yet Mitigated
0
6,045 SF
7.
Area Proposed to be Mitigated by Low Impact Development Techniques
.0
8.
Area Proposed to be Mitigated through Conventional SWM Techniques
6,045 SF
I (e.g. porous asphalt, porous concrete, paver blocks, concrete open celled paving grids, or plastic lattices fifled with turf or stone)
Revised on 3105aO12 E72-SWM—Erosion—Control-03.05.12.doc
Page 5 of 12
J
P1
01F ED41
10�
City of Edmonds
Site Classification Worksheet
Page 2 of 2 1"C. I %qCJ
3) Determine the Total Area of Land Disturbing Activity 7,500 sf
Refer to Stormwater Supplement Chapter 8 1
4) Determine the Quantity of Grading, Fill and/or Excavation Fill = 250 cy, Excavation
5) Will the project convert 3/4 Acre'Or More of Native Vegetation to Lawn or El Yes 21 No
Landscaped Area? I
6) Identify the Watershed the Existing Site R unoff Discharges to
Refer to Stormwater Supplement Chapter 2.3 r . I
Based on Site Location and Watershed Map — Figure-C. Check all that apply.
A. F1 Direct Discharge B. 0 Creek or Lake Basin
0 Edmonds Way Basin
o Puget Sound Basin HALLS CREEK
o Puget Sound Piped Basin
DETERMINE PROJECT CLASSIFICATION USING THE INFORMATION ABOVE
AND THE PROJECT CLASSMCATION CHART (Figure B, pg 4)
El Sm ' all Site - Category 1 Small Site - Category 2 El Minor Site
Stormwater Supplement Stormwater Supplement Stormwater Supplement
Chapter 5 Chapter 5 Chapter 6
Revised on 310512012
E72-SWM—Erosion_Control-03.05.12.doc
Page 6 of 12
0
Section 3 - Stormwater Control System Summary and Calculations
The proposed detention system was designed in compliance with The Edmonds Community
Development Code (ECDC) Chapter 18.30. Since the project site is classified as Category 2
Small Site project, the flow control standard requires that 9tormwater discharges shall meet the
flow control standards per Table 5-3 "City of Edmonds Flow Control Requirements for Small
Site Project — Creek or Lake Basins".
Runoff values and detention sizing were calculated using the computer program Western
Washington Hydrology Model (WWHM3). For the existing condition target runoff values, the
entire site was modeled as type A/B soil with forest vegetation on a flat slope.
All converted pervious areas (land and landscape) will receive soil amendments per Department
of Ecology BMP T5.13 (Post -Construction Soil Quality and Depth).
WWHM3 documentation
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
Existing Condition
On -Site Area 7,500 SF (0.1722 Acres)
L��j WWHM3 5451
LPJ L_^_l
File Edit View Help
9 45 yl� Eb lift
Basin I Predeveloped
Subbasin NamelBasin 1,
Surface Interflow 6FOundwater
Flows To:
Area in Basin
Available Pervious Available Impervious
2
PerviousTotal 10.1722 Impervious Total
A_c!es
01
BasinTotal 10.1722
Deselect Zero Select By: R _i0__j
FMU?2U1_4:-F1U-UU-AM--
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 Marchi 2014
Developed Condition
On -Site Area = 7,500 SF (0. 1722 Ac.)
Impervious Areas
Building: 3,693 SF
(0.0848 Ac.)
Driveway: 893 SF
(0.0205 Ac.)
Porch: 144 SF
(0.0033 Ac.)
Sub -Total: 4,730 SF
(0.1086 Ac.)
Pervious Area
Lawn: 2,770 SF (0.0636 Ac.)
Off -site Area =.1,315 SF (0.0302 Ac.)
Impervious Areas
Roadway: 376 SF
(0.0086 Ac.)
Sidewalk: 405 SF
(0.0093 Ac.)
Driveway: 534 SF
(0.0123 Ac.)
Sub -Total: 1,315 SF
(0.0302 Ac.)
Total Impervious Areas = 0.1086 + 0.0302 = 0.1388 Ac. (On -site and Off -site)
File Edit View Help
D 2; Q I a Ift
67
IWTROIFEOJOE�E - klo,
Subbasin NamelPasin 1 r- tD
!sign- =tea—U=ypass Mor W-M
Surface Intefflow GFOundwater
Flows To ITank 1 [—Tank 1
Area in Basin W US Rio 3W0 n UWE I e c t =ed
Available Pervious Available Impervious
ares .5 -a
QR,1V/QW7�AYS.,`/F.LW1T�1 I W
PeryiousTotal s I mpeivious Total
Basin Total
Deselect Zero Select By: GO
7'7T77",
Lovell-Sauedand & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
M
R�
L WWHM3 5451
File Edit View Help
'Tank I Mitigated
Facility Name
Outlet 1 Outlet 2 Outlet 3
Downstream Connection
10 10
Facility Type
I -, PP r e cciO' A�it a t i-§r, 7,1
QuickTank
Facility Bottom Elevation (ft)
10
Facility Dimensions
Tank Type
Outlet Structure
Icircular
Riser Height (It) F-5 --H
Diameter [ft)
Riser Diameter(in) F12
—otched
Length (ft)
Riser Type FN
Notch Type IV -Notch
Notch Height (It) FO. 5— 7H
Notch Angle (deg) 190 7H
Orifice Diameter Height Wax
Number (in) (Ft) (CIS)
Infiltration IND ---j
1 F0. —5 FO— 0.01313
2 FO5— 12 0.00929
3 OF F0 0
Pond Volume at Riser Head (acre-ft) .017
Tank Increment Fo. 1 —6 A
Show Pond Table j0pen Table
13/30/2014 10:37 AM
Lovell-Sauerland & Associates
Stormwater Report
LSA#5451
Magnolia Court
PLN# 2008-0038
March, 2014
Li
Flow Freouenev Analvsis
WW11M3 5451
Ut FW RIP
0 12 1 a i X, el
NMI
5� �OC 1 Predeve1opid I
Flow Frequency .
ICE 1
701 1�k. POC I M
low CPS)
::
7
0501
0701
0801 ;7
'1,
'1
8-
. -
2 Ye r
0.0,000
0.0 335
0.0088
1:
, Ye -
5 ar
0 Year
1 .0 ar
0.0006
0.000:1
0.0453
a 533
0. 0137
.01 1 IJ
6
0
25 Year -
0.600
0::632
240 �!"�
10E G.
50 Year -
0.0600
0.0773
Ll�
:1343
100 year -
0.0001
0.0880
0.0402 '�,J:
V
0
Yearly Peaks
10E-I.
19940
0.:384
0.001:6
1 4 1
0. 4 30
a. 0 1.
1942
01.0000
0.0486
0.0100
1943
0.0060
O.Gii7
0.0085
1944
0.0000
0.0255
0.0073
1BE-2
1945
0.0000
0.0346
0.0131
W'�;�UWVFtd- 70 80 90
99
1:46
:*0:::
0.:3:7
:.:::7
Cumulative Probability
1 47
.0
0. 3 5
. 7
1940
0.0000
0.0355
0.0136
1949
0.0000
0.0375
0.0083
Duad" Fbw Freqjercy Water Ousfity Hydograph
WZ;�d RuctuaWn
1950
0.0000
0.0673
0.0156
1951
0.0000
0.0226
0.0085
AnaNze datasets
1952
0.0000
0.0881
0.0112
-16 1 1
50 d I p d flow
11 POC I
1953
0.0000
0.0376
0.0088
1p"
7 0 wil. 11 FIX I Wiliqa(ed
1954
0.0000
0.0300
0.0087
1 501 POC I Momled flow
1955
0.0000
0.0232
0.0089
1000 Twk I ALL OUTLETS
1956
0.0000
0.0343
0.0091
1957
0.9000
0.0202
0.0079
1958
0.0000
0.0299
0.0005
1939
0.0000
0.0220
0.0081
1960
0. , 0000
0.0301
'0.0093
AiDatuets C1
P"xv Evap PO�
1961
0.0000
0.0320
0.0090
_D2w
1962
0.0000
0;0413
0.0079
F�IoQ Fr M&h;d
1963
0.0000
0.0225
0.0073
CjLogPewnnTypailil�B
19#4
0.0000
0.0435
0.0087
17,4eibuff
4
965
lqgg
0.0000
n annn
0.0310
n inini--
0.0085
n nnai
F3/30/2014
36 Am
F1 -0
Developed Runoff Rate:
2-year 0.0355 cfs
I 0-year 0.0533 cfs
I 00-year 0.0880 cfs
Per Table 5-3, City of Edmonds Flow Control Requirements. for Small Site Projects - Creek or
*
Lake Basins. In Stormwater Code Supplement to Edmonds Community Development Code
Chapter 18.30 with Effective Impervious Area > 5,000 sf. For detention BNIPs:
Targeted Runoff Rate:
2-year 0.07 cfs/acre impervious = 0.07 x 0.1388 = 0.0097 cfs
I 0-year 0.14 cfs/acre impervious = 0.14 x 0.1388 = 0.0194 cfs
I 00-year 0.33 cfs/acre impervious = 0.33 x 0.1388 = 0.0458 cfs
Detention System Release Rates:
2-year 0.0088 cfs
I 0-year 0.0161 cfs
I 00-year 0.0402 cfs
Lovell-Sauerland &Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
k
File Edt View Help
JIM 1,jUU11;,Ia�k -,jrb]AUI: Mlh4 Stage Fieclijency
(feet)
2 Year 1.8157
5 Year 2.3469
10 Year 2.6950
25 Year - 3.1093
50 Year' - 3.1514
100 Year - 3.1581
Yearly Peaks
1940 2.0735 1:
1941 1. . 5394 t��
1942 2.0441
1943 1.6
1944 1.3:5191
1945 2.5312
10 20 30 49 50 60 70 80 90 99 1946 1.7:83
Cumulative Probability 1947 1.7 13
1948 2.3318
3
194: 1.631
Row Frequency Watei Quality Hydrograph Wetland Fluctuation 195 2.6299
1951 1.6944
Analyze datasets
1952
2.0849
1953
1. R256
1954
1.7:77
1955
1.0 66
1956
1.9044
.1957
1.4454
1958
1.6773
1959
1.5454
1960
2.0011
All Datasetsj Flow Stage Epl:..r:p 1.fL-jP5-C-j1
1961
1.8954
1962 1. 14 1
f16�c[Fieci4�cylvleifi6dl 1963 1.2549 1
i-'.'Log Peirson Type III 17B
�1964 .1.7540
C.-Weball
i965 1.6980
LUnnane qf;r. I �Ari
br6naorten
_7
13/30/2014 110:55 AM
Water Surface Elevation = Bottom of Detention Pipe + Stage Elevation + 0.5' (Dead Storage)
2-yr: 99.98 + 1.82 + 0.5 = 10130
1 O-yr: 99.98 + 2.70 + 0.5 = 103.18
1 00-yr: 99.98 + 3.16 + 0.5 = 103.64
Top of Detention Pipe = 103.98
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
Section 4 — Upstream Analysis
There is no significant upstream flow onto the site due to the project's location on a relative high
plateau. The site generally slopes at about 2 to 8% grade eastward within the development area.
The offsite basin runoff starts about 300' (west) upstream from the site, and the storm water is
collected in series of pipes and catch basin's along 801h Avenue West * With the mitigated
stormwater quality and quantity controls proposed on -site, there is believed to be no advdse
impacts to the upstream system.
Section 5 —Downstream Analysis
The project runoff will be collected in the detention pipes system, and the detained stormwater
will be released through the flow control structure and discharged into existing pipe storm
system along 80'h Avenue West. The storm pipe system continues south and empties into Halls
Creek.
With the designed flow rate release from the site, the proposed development is not anticipated to
adversely impact downstream facilities.
Lovell-Sauerland &Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 Mirch, 2014
0
Appendix
A. Small Site MR #9 - Operation & Maintenance
B. Project Soils Report
Lovell-Sauerland & Associates Magnolia Court
Stormwater Report PLN# 2008-0038
LSA#5451 March, 2014
SMALL SITE MR #9 - OPERATION & MAINTENANCE
I
Lovell-Sauerland & Associates
Stormwater Report
LSA#5451
Magnolia Court
PLN# 2008-0038
March, 2014
4.6 Maintenance Standards for Drainage Facilities
The facility -specific maintenance standards contained in this section are
intended to be conditions for determining if maintenance actions are
required as identified through inspection. They are not intended to be
measures of the facility's required condition at all times between
inspections. In other words, exceedence of these conditions at any time
between inspections and/or maintenance does not automatically constitute
a violation of these standards. However, based upon inspection
observations, the inspection and maintenance schedules shall be adjusted
tominimize the length of time that a facility is in a condition that requires
a maintenance action.
Table 4.5 — Maintenance Standards.
No. 1 — Detention Ponds
Li
Qymaln nance��
iike�ct
-,'Conditiom§Vhih Miiht:66i'�66 ls`!�-
-Akesults�Exoe*ctec Whem'..
MP-,
EXI
Maintenance Is-P �fo6 ed
Gene al
Trash & Debris
Any trash and debris which exceed 5
Trash and debris cleared from site.
cubic feet per 1,000 square feet (this
is about equal to the amount of trash
it would take to fill up one standard
size garbage can). In general, there
should be no visual evidence of
dumping.
If less than threshold all trash and
debris will be removed as part of next
scheduled maintenance.
Poisonous
Any poisonous or nuisance
No danger of poisonous vegetation
Vegetation and
vegetation which may constitute a
where maintenance personnel or the
noxious weeds
hazard to maintenance personnel or
public might normally be. (Coordinate
the public.
with local health department)
Any evidence of noxious weeds as
Complete eradication of noxious weeds
defined by State or local regulations.
may not be possible. Compliance with
State or local eradication policies
(Apply requirements of adopted IPM
required
policies for the use of herbicides).
Contaminants
Any evidence of oil, gasoline,
and Pollution
contaminants or other pollutants
(Coordinate removal/cleanup with
or pellutants
pf;esent.
local water quality response agency).
Rodent Holes.
Any evidence of rodent holes if
Rodents destroyed and dam or berm
facility is acting as a dam or berm, or
repaired. (Coordinate with local health
any evidence of water piping through
department; coordinate with Ecology
dam or berm via rodent holes.
Dam Safety Office if pond exceeds 10
acre-feet.)
4-30 Volume V — Runoff Treatment BMPs Februaty 2605
No. I — Detention Ponds
,Main nce-
D efdct
C onditions.When,-Maintefi�iiice,ls,
Results Expbct6d When
.omponent.,
Needed:
Main s Pdrfdrfned,
tenin6e I'
Beaver Dams
Dam results in change or function of
Facility is returned to design function.
the facility.
(Coordinate trapping of beavers and
removal of dams with appropriate
permitting agencies)
Insects
When insects such as wasps and
Insects destroyed or removed from site.
hornets interfere with maintenance
activities.
Apply insecticides in compliance with
adopted IPM policies
Tree Growth
Tree growth does not allow
Trees do not hinder maintenance
and Hazard
maintenance access or interferes
activities. Harvested trees should be
Trees
with maintenance activity (i.e., slope
recycled into mulch or other beneficial
mowing, silt removal, vactoring, or
uses (e.g., alders for firewood).
equipment movements). If trees are
not interfering with access or
Remove hazard Trees
maintenance, do not remove
If dead, diseased, or dying trees are
identified
(Use a certified Arborist to determine
health of tree or removal
requirements)
Side Slopes
Erosion
Eroded damage over 2 inches deep
Slopes should be stabilized using
of Pond
where cause of damage is still
appropriate erosion control measure(s);
present or where there is potential for
e.g., rock reinforcement, planting of
continued erosion.
grass, compaction.
Any erosion observed on a
If erosion is occurring on compacted
compacted berm embankment.
berms a licensed civil engineer should
be consulted to resolve source of
erosion.
Storage Area
Sediment
Accumulated sediment that exceeds
Sediment cleaned out to designed pond
10% of the designed pond depth
shape and depth; pond reseeded if
unless otherwise specified or affects
necessary to control erosion.
inletting or outletting condition of the
facility.
Liner (if
Liner is visible and has more than
Liner repaired or replaced. Liner is fully
Applicable)
three 1/4-inch holes in it.
covered.
Februaty 2005 Volume V — Runoff Treatment BMPs 4-31
No. I — Detention Ponds
Mainten*ance,-
-.DefecV::-
-C.o'nditi6nsWhe�n.Miintena-nc6
-,,Results Expected'W'hen--.,,,,"...'-�*,�,-
iC9!9ponent'
-Needed:�:,.-r
Maintenarice Is. Performed
Pond Berms
Settlements
Any part of berm which has settled 4
Dike is built back to the design
(Dikes)
inches lower than the design
elevation.
elevation.
If settlement is apparent, measure
berm to determine amount of
settlement.
Settling can be an indication of more
severe problems with the berrn or
outlet works. A licensed civil
engineer should be consulted to
determine the source of the
settlement.
Piping
Discernable water flow through pond
Piping eliminated. Erosion potential
berm. Ongoing erosion with potential
resolved.
for erosion to continue.
(Recommend a Goethechnical
engineer be called in to inspect and
evaluate condition and recommend
repair of condition.
Emergency,
Tree Growth
Tree growth on emergency spillways
Trees should be removed. If root
Overflow/
creates blockage problems and may
system is small (base less than 4
Spillway and
cause failure of the berm due to
inches) the root system may be left in
Berms over 4
uncontrolled overtopping.
place. Otherwise the roots should be
feet in height.
removed and the berm restored. A
Tree growth on berms over 4 feet in
licensed civil engineer should be
height may lead to piping through the
consulted for proper berm/spillway
berm which could lead to failure of
restoration.
the berm.
Piping
Discernable water flow through pond
Piping eliminated. Erosion potential
berm. Ongoing erosion with potential
resolved.
for erosion to continue.
(Recommend a Goethechnical
engineer be called in to inspect and
evaluate condition and recommend
repair of condition.
Emergency
Emergency
Only one layer of rock exists above
Rocks and pad depth are restored to
Overflow/
Overflow/
native soil in area five square feet or
design standards.
Spillway
Spillway
larger, or'any exposure of native soil
at the top of out flow path of spillway.
(Rip -rap on inside slopes need not be
replaced.)
Erosion
See "Side Slopes of Pond"
4-32 Volume V — Runoff Treatment B MPs Februafy 2005
No. 2 — Infiltration
Main nance'
Defect
ConditionsWhen Maintenance Is.
I E ct6�
Resu ts xpe d Whe
"Component
Needed,
te an" ' "I
Main n ce,s,:,_-.
General
Trash & Debris
See "Detention Ponds" (No. 1).
See "Detention Ponds"
(No. 1).
Poisonous/Noxious
See "Detention Ponds" (No. 1).
See "Detention Ponds"
Vegetation
(No. 1).
Contaminants and
See "Detention Ponds" (No. 1).
See "Detention Ponds"
Pollution
(No. 1).
Rodent Holes
See "Detention Ponds" (No. 1).
See "Detention Ponds"
(No. 1)
Storage Area
Sediment
Water ponding in infiltration pond after
Sediment is removed
rainfall ceases and appropriate time
and/or facility is cleaned
allowed for infiltration.
so that infiltration system
(A percolation test pit or test of facility
indicates facility is only working at 90% of
works according to
design.
its designed capabilities. If two inches or
more sediment is present, remove).
Filter Bags (if
Filled with
Sediment and debris fill bag more than 1/2
Filter bag is replaced or
applicable)
Sediment and
full.
system is redesigned.
Debris
Rock Filters
Sediment and
By visual inspection, little or no water flows
Gravel in rock filter is
Debris
through filter during heavy rain storms.
replaced.
Side Slopes of
Erosion
See "Detention Ponds" (No. 1).
See "Detention Ponds"
Pond
(No. 1).
Emergency
Tree Growth
See "Detention Ponds" (No. 1).
See "Detention Ponds"
Overflow Spillway
(No. 1).
and Berms over 4
feet in height.
Piping
-See "Detention Ponds" (No. 1).
See "Detention Ponds"
(No. 1).
Emergency
Rock Missing
See "Detention Ponds" (No. 1).
See "Detention Ponds"
'Overflow Spillway
(No. 1).
Erosion
See "Detention Ponds" (No. 1).
See "Detention Ponds"
I
(No. 1).
Pre -settling
Fa ility or sump
6" or designed sediment trap depth of
Sediment is removed'.
Ponds and Vaults
filled with Sediment
I
sediment.
and/or debris
February 2005 Volume V — Runoff Treatment BMPs 4-33
No. 3 — Closed Detention Systems (Tanks/Vaults)
Maintenance
Component
Defect"
6nditions When Maintenance is Needed
Results Expec e
Meh Maintenance is,-,-
Peifo d'
Storage Area
Plugged Air Vents
One-half of the cross section of a vent is
Vents open a"nd
blocked at any point or the vent is damaged.
functioning.
Debris and Sediment
Accumulated sediment depth exceeds 10%
All sediment and
of the diameter of the storage area for 1/2
debris removed from
length of storage vault or any point depth
storage area.
exceeds 15% of diameter.
(Example: 72-inch storage tank would
require cleaning when sediment reaches
depth of 7 inches for more than 1/2 length of
tank.)
Joints Between
Any openings or voids allowing material to
All joint between
Tank/Pipe Section
be transported into facility.
tank/pipe sections
(Will require engineering analysis to
are sealed.
determine structural stability).
Tank Pipe Bent Out
Any part of tank/pipe is bent out of shape
Tan'k/pipe repaired or
ofShape
more than 10% of its design shape. (Review
required by engineer to determine structural
replaced to design.
stability).
Vault Structure
Cracks wider than 1/2-inch and any
Vault replaced or
Includes Cracks in
evidence of soil particles entering the
repaired to design
Wall, Bottom,
structure through the cracks, or
specifications and is
Damage to Frame
maintenance/inspection personnel
structurally sound.
and/or Top Slab
determines that the vault is not structurally
sound.
Cracks wider than 1/2-inch at the joint of any
No cracks more than
inlet/outlet pipe or any evidence of soil
1/4-inch wide at the
particles entering the vault through the walls.
joint of the inlet/outlet
pipe.
Manhole
Cover Not in Place
Cover is missing or only partially in place.
Manhole is closed.
Any open manhole requires maintenance.
Locking Mechanism
Mechanism cannot be opened by one
Mechanism opens .
Not Working
maintenance person with proper tools. Botts
with proper tools.
into frame have less than 1/2 inch of thread
(may not apply to self-locking lids).
Cover Difficult to
One maintenance person cannot remove lid
Cover can be
Remove
after applying normal lifting pressure. Intent
removed and
is to keep cover from sealing off access to
reinstalled by one
maintenance.
maintenance person.'
Ladder Rungs Unsafe
Ladder is unsafe due to missing rungs,
Ladder meets design
misalignment, not securely attached to
standards. Allows
structure wall, rust, or cracks.
maintenance person
safe access.
Catch Basins
See "Catch Basins"
1
See "Catch Basins" (No. 5).
See "Catch Basins"
(No. 5)
�
(No. 5).
4-34 Volume V— Runoff Treatment BMPs February 2005
J,
d"i
r,
No. 4 — Control Structure/Flow Restrictor
'Maintenance.
Compon6nti
Defed'
'nakto ded'
�C6 "WWhiain-�Maintd4-n��. ii keei
P, 1:P
Restj ilts"Ekpe6tid
When.Mainten ainde—,
ls.Perforri4
General
Trash and Debris
Material exceeds 25% of sump depth or 1
Control structure
(Includes Sediment)
foot below orifice plate.
orifice is not blocked.
All trash and debris
removed.
Structural Damage
Structure is not securely attached to
Structure securely
manhole wall.
attached to wall and
outlet pipe.
Structure is not in upright position (allow up
Structure in correct
to 10% from plumb).
position.
Connections to outlet pipe are not watertight
Connections to, outlet
and show signs of rust.
pipe are water tight;
structure repaired or
replaced and works
as designed.
Any holes —other than designed holes —in the
Structure has no
structure.
holes other than
designed holes.
Cleanout Gate
Damaged or Missing
Cleanout gate is not watertight or is missing.
Gate is watertight
and works as
designed.
Gate cannot be moved up and down by one
Gate moves up and
maintenance person.
down easily and is
watertight.
Chain/rod leading to gate is missing or
Chain is in place and
damaged.
works as designed.
Gate is rusted over 50% of its surface area.
Gate is repaired or
replaced to meet
design standards.
Orifice Plate
Damaged or Missing
Control device is not working properly due to
Plate is in pl ace and
missing, out of place,.or bent orifice plate. '
works as designed.
Obstructions
Any trash, debris, sediment, or vegetation
Plate is free of all
blocking the plate.
obstructions and
works as designed.
Overflow Pipe
Obstructions
Any trash or debris blocking (or having the
Pipe is free of all
potential of blocking) the overflow pipe.
obstructions and
works as designed.
Manhole
See "Closed
See "Closed Detention Systems" (No. 3).
See "Closed
Detention Systems"
Detention Systems"
(No. 3).
(No. 3).
Catch Basin
See "Catch Basins"
See "Catch Basins" (No. 5).
See 'Catch Basins"
(No. 5).
1
(No. 5).
February 2005 Volume V — Runoff Treatment BMPs 4-35
I
No. 5 —Catch Basins
J�ainiinance
'p6n6nt.�
M
Defdct.'
ib�ri�i�on;�ii0e'2n:,.ka��i'htbha'nite.is�'Ne6ded
' AV'
Resullts,ltioecied'.. An'
Maintenanc e i
-performed
General
Trash &
Trash or debris which is located immediately
No Trash or debris located
Debris
in front of the catch basin opening or is
immediately in front of
blocking inletting capacity of the basin by
catch basin or on grate
more than 10%.
opening.
Trash or debris (in the basin) that exceeds 60
percent of the sump depth as'measured from
No trash or debris in the
catch basin.
the bottom of basin to invert of the lowest
pipe into or out of the basin, but in no case
less than a minimum of six inches clearance
from the debris surface to the invert of the
lowest pipe.
Trash or debris in any inlet or outlet pipe
Inlet and outlet pipes free
blocking more than 1/3 of its height.
of trash or debris.
Dead animals or vegetation that could
No dead animals or
generate odors that could cause complaints
vegetation present within
or dangerous gases (e.g., methane).
the catch basin.
Sediment
Sediment (in the basin) that exceeds 60
No sediment in the catch
percent of the sump depth as measured from
basin
the bottom of basin to invert of the lowest
pipe into or out of the basin, but in no case
less than a minimum of 6 inches clearance
from the sediment surface to the invert of the
lowest pipe.
Structure
Top slab has holes larger than 2 square
Top slab is free of holes
Damage to
inches or cracks wider than 1/4 inch
and cracks.
Frame and/or
Top Slab
(intent is to make sure no material is running
into basin).
Frame not sifting flush on top slab, i.e.,
Frame is sifting flush on
separation of more than 3/4 inch of the frame
the riser rings or top slab
from the top slab. Frame not.securely
and firmly attached.
attached
Fractures or
Maintenance person judges that structure is
Basin replaced or repaired
Cracksin
unsound.
to design standards.
Basin Walls/
Bottom
Grout fillet has separated or cracked wider
Pipe is regrouted and
than 1/2 inch and longer than 1 foot at the
secure at basin wall.
joint of any inlet/outlet pipe or any evidence of
soil particles entering catch basin through
cracks.
Seftlementl
If failure of basin has created a safety,
Basin replaced or repaired
Misalignment
function, or design problem.
to design standards.
Vegetation
Vegetation growing across and blocking more
No vegetation blocking
than 10% of the basin opening.
opening to basin.
Vegetation growing in inlet/outlet pipe joints
No vegetation or root
that is more than six inches tall and less than
growth present.
six inches apart.
4-36 Volume V —Runoff Treatment BMPs February 2005
No. 5 — Catch Basins
.'Makitenain'ce
Defect
Con-�iti6��.--Wt�6��,i�-,a,-iili�nance is ,14*66de'd
Results. E)(p��cited.Whi6
mponen
14
'Milhieriin6i.is.,
performed,
Contamination
See "Detention Ponds" (No. 1).
No pollution present.
and Pollution
Catch Basin
Cover Not in
Cover is missing or only partially in place.
Catch basin cover is
Cover
Place
Any open catch basin requires maintenance.
closed
Locking
Mechanism cannot be opened by one
Mechanism opens with
Mechanism
maintenance person with proper tools. Bolts
proper tools.
Not Working
into frame have less than 1/2 inch of thread.
Cover Difficult
One maintenance person cannot remove lid
Cover can be removed by
to Remove
after applying normal lifting pressure.
one maintenance person.
(intent is keep cover from sealing off access
to maintenance.)
Ladder
Ladder Rungs
Ladder is unsafe due to missing rungs, not
Ladder meets design
Unsafe
securely attached to basin wall,
standards and allows
misalignment, rust, cracks, or sharp edges.
maintenance person safe
access.
Metal Grates
Grate opening
Grate with opening wider than 7/8 inch.
Grate opening meets
(if Applicable)
Unsafe
design standards.
Trash and
Trash and debris that is blocking more than
Grate free of trash and
Debris
20% of grate surface inlefting capacity.
debris.
Damaged or
Grate missing or broken member(s) of the
Grate is in place and
Missing.
g rate.
meets design standards.
No. 6 — Debris Barriers (e.g., Trash Racks)
-IM5intenzince, S,
- 7.
�.Defectt��,,�
A
P, � "PIka, I, -
t,
%Conditioh;Wheh*MaifiIenance is
Riiulti'Expected When..-
-P
amtinan�i ii erfb ed
General
Trash and
Trash or debris that is plugging more
Barrier cleared to design flow
Debris
than 20% of the openings in the barrier.
capacity.
Metal
Damaged/
Bars are bent out of shape mo re than 3
Bars in place with no bends more
Missing
inches.
than 3/4 inch.
Bars.
Bars are missing or entire barrier
Bars in place according to design.
missing.
Bars are loose and rust is causing 50%
Barrier replaced or repaired to
deterioration to any part of barrier.
design standards.
[I7nle,t/Outlet
Debris barrier missing or not attached to
Barrier firmly attached to pipe
pip
Pipe
pipe
February 2005 Volume V —Runoff Treatment BMPs 4-37
No. 7 — Energy Dissipaters
�XNUJMMW�T
401"MORY
[bef e-cit',--,'f'�-
0
' n�� ii 6 n S�'W6--e-n: A! '5�jin ';tte n 'an �RpWls
[Ne el
r
,4--4X- � Z� I -- - m - ." :, �1`
RE hen
esuyl�,Ex i�t�d.W
M -'66,is, Performed''
aintrenan
External:
Rock Pad
Missing or
Only one layer of rock exists above
Rock pad replaced to design
Moved Rock
native soil in area five square feet or
standards.
larger, or any exposure of native soil.
Erosion
Soil erosion in or adjacent to rock pad.
Rock pad replaced to design
standards.
Dispersion Trench
Pipe
Accumulated sediment that exceeds
Pipe cleaned/flushed so that it
Plugged with
Sediment
20% of the design depth.
matches design.
Not
Visual evidence of water discharging at
Trench redesigned or rebuilt to
Discharging
concentrated points along trench (normal
standards.
Water
condition is a "sheet flow" of water along
Properly
trench). Intent is to prevent erosion
damage.
Perforations
Over 1/2 of perforations in pipe are
Perforated pipe cleaned or
Plugged..
plugged with debris and sediment.
replaced.
Water Flows
Maintenance person observes or
Facility rebuilt or redesigned to
Out Top of
receives credible report of water flowing
standards.
"Distributor"
out during any storm less than the design
Catch Basin.
storm or its causing or appears likely to
cause damage.
Receiving
Water in receiving area is causing or has
No danger of landslides.
Area Over-
potential of causing landslide problems.
Saturated
Internal:
Manhole/Chamber
Wom or
Structure dissipating flow deteriorates to
Structure replaced to design
Damaged
1/2 of original size or any concentrated
standards.
Post,
wom spot exceeding one square foot
Baffles, Side
which would make structure unsound.
of Chamber
Other
See "Catch Basins" (No. 5).
See "Catch Basins" (No. 5).
Defects I
I
I
4-38 Volume V — Runoff Treatment BMPs Febrijafy 2005
No. 8 — Typical Biofiltration Swale
;MainteK6dce';'
qent
_01Y.0
Defect�bi.
.Problem-.
on, i on When.
Main tenAhce is Needed
tr,66 Mmdhded-Maifit6nA4cd.to 6 rrect�
-'Rroble
General
Sediment
Sediment depth exceeds 2
Remove sediment deposits on grass
Accumulation on
inches.
treatment area of the bio-swale. When
Grass
finished, swale should be level from side
to side and drain freely toward outlet.
There should be no areas of standing
water once inflow has ceased.
Standing Water
When water stands in the
Any of the following may apply: remove
swale between storms and
sediment or trash blockages, improve
does not drain freely.
grade from head to foot of swale, remove
clogged check dams, add underdrains or
convert to a wet biofiltration swale.
Flow spreader
Flow spreader uneven or
Level the spreader and clean so that flows
clogged so that floyvs are not
are spread evenly over entire swale width.
uniformly distributed through
entire swale width.
Constant
When small quantities of
Add a low -flow pea -gravel drain the length
Baseflow
water continually flow through
of the swale or by-pass the baseflow
the swale, even when it has
around the swale.
been dry for weeks, and an
eroded, muddy channel has
formed in the swale bottom.
Poor Vegetation
When grass is sparse or bare
Determine why grass growth is poor and
Coverage
or eroded patches occur in
correct that condition. Re -plant with plugs
more than 10% of the swale
bottom.
of grass from the upper slope: plant in the
swale bottom at 8-inch intervals. Or re-
seed into loosened, fertile soil.
Vegetation
When the grass becomes
Mow vegetation or remove nuisance
excessively tall (greater than
vegetation so that flow not impeded.
10-inches); when nuisance
Grass should be mowed to a height of 3 to
weeds and other vegetation
4 inches. Remove grass clippings.
starts to take over.
Excessive
Grass growth is poor because
If possible, trim back over -hanging limbs
Shading
sunlight does not reach
and remove brushy vegetation on.
swale.
adjacent slopes.
Inlet/Outlet
Inletloutlet areas clogged with
Remove material so that there is no
sediment and/or debris.
clogging or blockage in the, inlet and outlet
area.
Trash and
Trash and debris
Remove trash and debris from bioswale.
Debris
accumulated in the bio-swale.
Accumulation
Erosion/Scouring
-Eroded or scoured swale
For ruts or bare areas less than 12 inches
bottom due to flow
wide, repair the damaged area by filling
channelization, or higher
with crushed gravel. If bare areas are
flows.
large, generally greater than 12 inches
-wide, the swale should be re -graded and
re -seeded. For smaller bare areas,
overseed when bare spots are evident, or
take plugs of grass from the upper slope
and plant in the swale bottom at 8-inch
intervals.
February 2005 Volume V — Runoff Treatment BMPs 4-39
ow -
No. 9 — Wet Biofiltration Swale
a'In'ie'n*�an*ce-..*`
Mo
o!np"en. t.
bifid or,:�
-Pi6blinf
:,Cohditloh.. n.Maii tena
Whe n nce,is"
'We -ed
ed
Recomiriended, M aint6nance to,
Correct Problem,,,,,:-.,
General
Sediment
Sediment depth exceeds 2-inches in
Remove sediment deposits in
Accumulation
10% of the swale treatment area.
treatment area.
Water Depth
Water not retained to a depth of
Build up or repair outlet berm so
about 4 inches during the wet
that water is retained in the wet
season.
swale.
Wetland
Vegetation becomes sparse and
Determine cause of lack of vigor
Vegetation
does not provide adequate filtration,
of vegetation and correct. Replant
OR vegetation is crowded out by
as needed. For excessive cattail
very dense clumps of cattail, which
growth, cut cattail shoots back
do not allow water to flow through
and compost off -site. Note:
the clumps.
normally wetland vegetation does
not need to be harvested unless
die -back is causing oxygen
depletion in downstream waters.
Inlet/Outlet
Inlet/outlet area dogged with
Remove clogging or blockage in
sediment and/or debris.
the inlet and outlet areas.
Trash and
See "Detention Ponds" (No. 1).
Remove trash and debris from wet
Debris
swale.
Accumulation
Erosion/Scouring
Swale has eroded or scoured due to
Check design flows to assure
flow channelization, or higher flows.
swale is large enough to handle
flows. By-pass excess flows or
enlarge swale. Replant eroded
areas with fibrous -rooted plants
such as Juncus effusus (soft rush)
in wet areas or snowberry
(Symphoricarpos albus) in dryer
areas. I
4-40 Volume V — Runoff Treatment BMPs February 2005
No. 10 —Filter Strips
intenance�,.
Nai
dr.'
��,r�!�lew,
CondiUodWh6n._,.
Main, tenance,is Nebded
Rec f 1W
pmmeridec a ntenance to Correct
Proble
General
Sediment
Sediment depth exceeds 2
Remove sediment deposits, re -level so
Accumulation on
inches.
slope is even and flows pass evenly through
Grass
strip.
Vegetation
When the grass becomes
Mow grass, control nuisance vegetation,
excessively tall (greater
such that flow not impeded. Grass should be
than 10-inches); when
mowed to a height between 3-4 inches.
nuisance weeds and other
vegetation starts to take
over.
Trash and Debris
Trash and debris
Remove trash and Debris from filter.
Accumulation
accumulated on the filter
strip.
E rosion/Scou ring
Eroded or scoured areas
For ruts or bare areas less than 12 inches
due to flow channelization,
wide, repair the damaged area by filling with
or higher flows.
crushed gravel. The grass will creep in over
the rock in time. If bare areas are large,
generally greater than 12 inches wide, the
filter strip should be re -graded and re-
seeded. For smaller bare areas, overseed
when bare spots are evident.
Flow spreader
Flow spreader uneven or
Level the spreader and clean so that flows
clogged so that flows are
are spread evenly over entire filter width.
not uniformly distributed
through entire filter width.
February 2005 Volume V — Runoff Treatment BMPs 4-41
No. I I — Wetponds
c
-Maintenah e- �7
.6ornponent
,Oiifi'�t
nk"I"t"
�doftdlti6n W�e ain ena.nce
!Is Needed
Results Expeeted Whed MaIntendric it'.
e
Perfoffned
General
Water level
First cell is empty, doesn't hold
Line the first cell to maintain at least 4 feet
water.
of water. Although the second cell may
drain, the first cell must remain full to
control turbulence of the incoming flow
and reduce sediment resuspension.
Trash and
Accumulation that exceeds 1
Trash and debris removed from pond.
Debris
CF per 1000-SF of pond area.
Inlet/Outlet
Inlet/Outlet pipe clogged with
No clogging or blockage in the inlet and
Pipe
sediment and/or debris material.
outlet piping.
Sediment
Sediment accumulations in
Sediment removed from pond bottom.
Accumulation
pond bottom that exceeds the
in Pond
depth of sediment zone plus 6-
Bottom
inches, usually in the first cell.
Oil Sheen on
Prevalent and visible oil sheen.
Oil removed from water using oil -
Water
absorbent pads or vactor truck. Source of
oil located and corrected. If chronic low
levels of oil persist, plant wetland plants
such as Juncus effusus (soft rush) which
can uptake small concentrations of oil.
Erosion
Erosion of the pond's side
Slopes stabilized using proper erosion
slopes and/or scouring of the
control measures and repair methods.
pond bottom, that exceeds 6-
inches, or where continued
erosion is prevalent.
Settlement of
Any part of these components
Dike/berm is repaired to specifications.
Pond
that has settled 4-inches or
Dike/Berm
lower than the design elevation,
or inspector determines
dike/berm is unsound.
Internal Berm
Berm dividing cells should be
Berm surface is leveled so that water
level.
flows evenly over entire length of berm.
Overflow
Rock is missing and soil is
Rocks replaced to specifications.
Spillway
exposed at top of spillway or
I
outside slope.
4-42
Volume V — Runoff Treatment BMPs February 2005
No. 12 — Wetvautts
�';Mainten'an c-e-;,"--,-
-qbmpon,ent-,11*-,i.-:-.
�b 'f �t
e ec
h Mair�fenaince
Condition en
'is.Ne6ddd
Results Expected!When'
Maintenance is-Perfonned
General
Trash/Debris
Trash and debris accumulated
Remove trash and debris from vault.
Accumulation
in vault, pipe or inlet/outlet
(includes floatables and non-
floatables).
Sediment
Sediment accumulation in vault
Remove sediment from vault.
Accumulation in
bottom exceeds the depth of the
Vault
sediment zone plus 6-inches.
Damaged Pipes
Inlet/outlet piping damaged or
Pipe repaired and/or replaced.
broken and in need of repair.
Access Cover
Cover cannot be opened or
Pipe repaired or replaced to proper
Damaged/Not
removed, especially by one
working specifications.
Working
person.
Ventilation
Ventilation area blocked or
Blocking material removed or cleared
plugged.
from ventilation area. A specified %
of the vault surface area must provide
ventilation to the vault interior (see
design specifications).
Vault Structure
Maintenance/inspection
Vault replaced or repairs made so
Damage-
personnel determine that the
that vault meets design specifications
Includes Cracks
vault is not structurally sound.
and is structurally sound.
in Walls Bottom,
Damage to Frame
and/or Top Slab
Cracks wider than 1/2-inch at
Vault repaired so that no cracks exist
the joint of any inlet/outlet pipe
wider than 1/4-inch at the joint of the
or evidence of soil particles
inlet/outlet pipe.
entering through the cracks.
Baffles
Baffles corroding, cracking,
Baffles repaired or replaced to
warping and/or showing signs of
specifications.
failure as determined by
maintenance/inspection staff.
Access Ladder
Ladder is corroded or
Ladder replaced or repaired to
Damage
deteriorated, not functioning
specifications, and is safe to use as
properly, not attached to
determined by inspection personnel..
structure wall, missing rungs,
Replace sign warning of confined
has cracks and/or misaligned.
space entry requirements. Ladder
Confined space warning sign
and entry notification complies with
I
missing. I
OSHA standards.
Februafy 2005 Volume V — Runoff Treatment BMPs 4-43
I
No. 13 — Sand Filters (above ground/open)
.Milntdhance's
ornp9nent'.
W*h,e*n,,M'ai'nt'6n,aiiab�,i�'�',,�.
e ded,' Ain
e..
�w. Results., Expected When
n
jai, tenance is -Performed
Above Ground
Sediment
Sediment depth exceeds 1/2-inch.
No sediment deposit on grass layer of
(open sand filter)
Accumulation
sand filter that would impede
on top layer
permeability of the filter section.
Trash and
Trash and debris accumulated on
Trash and debris removed from sand
Debris
sand filter bed.
filter bed.
Accumulations
Sediment/
When the clean -outs become full or
Sediment removed from clean -outs.
Debris in
partially plugged with sediment
Clean -Outs
and/or debris.
Sand Filter
Drawdown of water through the
Top several inches of sand are
Media
sand filter media takes longer than
scraped. -May require replacement of
24-hours, and/or flow through the
entire sand filter depth depending on
overflow pipes occurs frequently.
extent of plugging (a sieve analysis is
helpful to determine if the lower sand
has too high a proportion of fine
material).
Prolonged
Sand is saturated for prolonged
Low, continuous flows are limited to a
Flows
periods of time (several weeks) and
small portion of the facility by using a
does not dry out between storms
low wooden divider or slightly
due to continuous base flow or
depressed sand surface.
prolonged flows from detention
facilities.
Short
When flows become concentrated
Flow and percolation of water through
Circuiting
over one section of the sand filter
sand filter is uniform and dispersed
rather than dispersed.
across the entire filter area.
Erosion
Erosion over 2-inches deep where
Slopes stabilized using proper
Damage to
cause of damage is prevalent or
erosion control measures.
Slopes
potential for continued erosion is
evident.
Rock Pad
Soil beneath the rock is visible.
Rock pad replaced or rebuilt to
Missing or Out
design specifications.
of Place
Flow Spreader
Flow spreader uneven or do gged
Spreader leveled and cleaned so that
so that flows are not uniformly
flows are spread evenly over sand
distributed across sand filter.
filter.
Damaged
Any part of the piping that is
Pipe repaired or replaced.
Pipes
crushed or deformed more than
20% or any other failure to the
piping.
4-44 Volume V — Runoff Treatment BMPs February 2005
No. 14 —Sand Filters (below ground/enclosed)
nM71fi'te'n'aric'e:�'-f4,-
De*f6*ci
Condition WhenjNainl�tenanceis i
Needed
'116sults Expected When,"
&Maintenance is Performed.."."
Below Ground
Sediment
Sediment depth exceeds 1/2-inch.
No sediment deposits on sand
Vault.
Accumulation on
filter section that which would
Sand Media
impede permeability of the filter
Section
section.
Sediment
Sediment accumulation in vault
No sediment deposits in first
Accumulation in
bottom exceeds the depth of the
chamber of vault.
Pre -Settling
sediment zone plus 6-inches.
Portion of Vault
Trash/Debris
Trash and debris accumulated in
Trash and debris removed from
Accumulation
vault, or pipe inlet/outlet, floatables
vault and inlet/outlet piping.
and non-floatables.
Sediment in
When drain pip es, cleanouts become
Sediment and debris removed.
Drain
full with sediment and/or debris.
Pipes/Cleanouts
Short Circuiting
When- seepage/flow occurs along the
'Sand filter media section re-laid
vault walls and corners. Sand
and compacted along perimeter
eroding near inflow area.
of vault to form a semi -seal.
Erosion protection added to
dissipate force of incoming flow
and curtail erosion.
Damaged Pipes
Inlet or outlet piping damaged or
Pipe repaired and/or replaced.
broken and in need of repair.
Access Cover
Cover cannot be opened,
Cover repaired to proper working
Damaged/Not
corrosion/deformation of cover.
specifications or replaced.
Working
Maintenance person cannot remove
cover using normal lifting pressure.
Ventilation
Ventilation area blocked or plugged
Blocking material removed or
cleared from ventilation.area. A
specified % of the vault surface
area must provide ventilation to
the vault interior (see*design
specifications).
Vault Structure
Cracks wider than 1/2-inch or
Vault replaced or repairs made
Damaged;
evidence of soil particAes entering the
so that vault meets design
Includes Cracks
structure through the cracks, or
specifications and is structurally
in Walls, Bottom,
maintenance/inspection personnel
sound.
Damage to
determine that the vault is not
Frame and/or
structurally sound.
Top Slab.
Cracks wider than 1/2-inch at the joint
Vault repaired so that no cracks
of any inlet/outlet pipe or evidence of
exist wider than 1/4-inch at the
soil particles entering through the
joint of the inlet/outlet pipe.
cracks.
Baffles/Intemal
Baffles or walls corroding, cracking,
Baffles repaired or replaced to
walls
warping and/or showing signs of
specifications.
failure as determined by
maintenancefinspection person.
February 2005 Volume V — Runoff Treatment BMPs 4-45
No. 14 —Sand Filters (below ground/enclosed)
:�ilMk'i6ie`han-6D4.
Defect.
Condition When
Results Whe n
"d enc
ompon
Needed
M aintehaiice� is Perfonned..'.,':
Access Ladder
Ladder is corroded or deteriorated,
Ladder replaced or repaired to
Damaged
not functioning properly, not securely
specifications, and is safe to use
attached to structure wall, missing
as determined by inspection
rungs, cracks, and misaligned.
personnel.
a
4-46 Volume V— Runoff Treatment BMPs - February 2005
LJ
'J
No. 15 — StormfilterTm (leaf compost filter)
Malintit'qa'nce.�'.
omRo�qen t
Defect
Conditio'"n When Maintenance is
:Needed':
c
aintena�ri 'e is Periormd&'
Below Ground
Sediment
Sediment depth exceeds 0.25-inches.
No sediment deposits which
Vault
Accumulation on
would impede permeability of
Media.
the compost media.
Sediment
Sediment depth exceeds 6-inches in first
No sediment deposits in vault
Accumulation in
chamber.
bottom of first chamber.
Vault
Trash/Debris
Trash and debris accumulated on
Trash and debris removed from
Accumulation
compost filter bed.
the compost filter bed.
Sediment in
When drain pipes, clean -outs, become
Sediment and debris removed.
Drain
full with sediment and/or debris.
Pipes/Clean-
Outs
Damaged Pipes
Any part of the pipes that are crushed or
Pipe repaired and/or replaced.
damaged due to corrosion and/or
settlement.
Access Cover
Cover cannot be opened; one person
Cover repaired to proper
Damaged/Not
cannot open the cover using normal
working specifications or
Working
lifting pressure, corrosion/deformation of
replaced.
cover.
Vault Structure
Cracks wider than 1/2-inch or evidence
Vault replaced or repairs made
Includes Cracks
of soil particles entering the structure
so that vault meets design
in Wall, Bottom,
through the cracks, or
specifications and is structurally
Damage to
maintenance/inspection personnel
sound.
Frame and/or
determine that the vault is not structurally
Top Slab
sound.
Cracks wider than 1/2-inch at the joint of
Vault repaired so that no cracks
any inlet/outlet pipe or evidence of soil
exist wider than 1/4-inch at the
particles entering through the cracks.
joint of the inlet/outlet pipe.
Baffles
Baffles corroding, cracking warping,
Baffles repaired or replaced to
and/or showing signs of failure as
specifications.
determined by maintenance/inspection
person.
Access Ladder
Ladder is corroded or deteriorated, not
Ladder replaced or repaired and
Damaged
functioning properly, not securely
meets specifications, and is
attached to structure wall, missing rungs,
safe to use as determined by
cracks, and misaligned.
inspection personnel.
Below Ground
Compost Media
Drawdown of water through the media
Media cartridges replaced.
Cartridge Type
takes longer than 1 hour, and/or overflow
0 urs frequently.
Short Circuiting
Flows do not properly enter filter
Filter cartridg es replaced.
cartridges.
February 2005 Volume V — Runoff Treatment BMPs 4-47
No. 16 — Baffle OilMater Separators (API Type)
:'Madi�iehajn�e_
C* M
o p6�ini.
'.b4ie*cr'
LC6�6,itiV6 �V aln n; alls
en te
it -E
b sg t9. :WP t�ejq,-j' .�TkA
Lh �diffbq�a- Ee ii-Peft6Tid
General
Monitoring
Inspection of discharge water for
Effluent discharge from vault should
obvious signs of poor water
be clear with out thick visible sheen.
quality.
Sediment
Sediment depth in bottom of vault
No sediment deposits on vault
Accumulation
exceeds 6-inches in depth.
bottom that would impede flow
through the vault and reduce
separation efficiency.
Trash and Debris
Trash and debris accumulation in
Trash and debris removed from
Accumulation
vault, or pipe inlet/outlet,
vault, and inlet/outlet piping.
floatables and non-floatables.
Oil Accumulation
Oil a�cumulations that exceed 1-
Extract oil from vault by vactoring.
inch, at the surface of the water.
Disposal in accordance with state
and local rules and regulations.
Damaged Pipes
Inlet or outlet piping damaged or
Pipe repaired or replaced.
broken and in need of repair.
Access Cover
Cover cannot be opened, -
Cover repaired to proper working
Damaged/Not
corrosion/deformation of cover.
specifications or replaced.
Working
Vault Structure
Vault replaced or repairs made so
Damage - Includes
Cracks in Walls
See "Catch Basins" (No. 5)
that vault meets design
specifications and is structurally
Bottom, Damage to
sound.
Frame and/or Top
Slab
Cracks wider than 1/2-inch at the
Vault repaired so that no cracks
joint of any inlet/outlet pipe or
exist wider than 1/4-inch at the joint
evidence of soil particles entering
of the inlet/outlet pipe.
through the cracks.
Baffles
Baffles corroding, cracking,
Baffles repaired or replaced to
warping and/or showing signs of
specifications.
failure as determined by
maintenance/inspection person.
Access Ladder
Ladder is corroded or
Ladder replaced or repaired and
Damaged
deteriorated, not functioning
meets specifications, and is safe to
properly, not securely attached to
use as determined by inspection
structure wall, missing rungs,
personnel.
cracks, and misaligned. I
4-48 Volume V —Runoff Treatment BMPs February 2005
14
No. 17 — Coalescing Plate Oil/Water Separators
.Ma*lnten,��'e'k
V
Conipoinerit
Q Iffict
,,,e
.;"Co'n. d'idbri Whei�*Arairkienance is..
.,Ne' ed-ed
x
'Re "6
M Ho
asintkenance is P6 rmed
General
Monitoring
Inspection of discharge water for
Effluent discharge from vault
obvious signs of poor water
should be clear with no thick visible
quality.
sheen.
Sediment
Sediment depth in bottom of vault
No sediment deposits on vault
Accumulation
exceeds 6-inches in depth and/or
bottom and plate media, which
visible signs of sediment on
would impede flow through the
plates.
vault and reduce separation
efficiency.
Trash and Debris
Trash and debris accumulated in
Trash and debris removed from
Accumulation
vault, or pipe inlet/outlet,
vault, and inlet/outlet piping.
floatables and non-floatables.
Oil Accumulation
Oil accumulation that exceeds 1 -
Oil is extracted from vault using
inch at the water surface.
vactoring methods. Coalescing
plates are cleaned by thoroughly
rinsing and flushing. Should be no
visible oil depth on water.
Damaged
Plate media broken, deformed,
A portion of the media pack or the
Coalescing Plates
cracked and/or showing signs of
entire plate pack is replaced
failure.
depending on severity of failure.
Damaged Pipes
Inlet or outlet piping damaged or
Pipe repaired and or replaced.
broken and in need of repair.
Baffles
Baffles corroding, cracking,
Baffles repaired or replaced to,
warping and/or showing sighs of
specifications.
failure as determined by
maintenancefinspection person.
Vault Structure
Cracks wider than 1/2-inch or
Vault replaced or repairs made so
Damage-
evidence of soil particles entering
that vault meets design
Includes Cracks in
the structure through the cracks,
specifications and is structurally
Walls, Bottom,
or maintenance/inspection
sound.
Damage to Frame
personnel determine that the vault
and/or Top Slab
is not structurally sound.
Cracks wider than 1/2-inch at the
Vault repaired so that no cracks.
joint of any inlet/outlet pipe or.
exist wider than 1/4-inch at the joint
evidence of soil particles entering
of the inlet/outlet pipe.
through the cracks.
Access Ladder
Ladder is corroded or
Ladder replaced or repaired and
Damaged
deteriorated, not functioning
meets specifications, and, is safe to
properly, not securely attached to
use as determined by inspection
structure wall, missing rungs,
personnel.
cracks, and misaligned.
I I
Februafy 2005
Volume V — Runoff Treatment BMPs
4-49
No. 18 — Catchbasin Inserts
Malptopappe .,U
Cbiriipoi'nienf��
c i t,,.d'bndlt!6ns-WtiehMaint4�nance'is,.-
Need d
e
Resultsixpbct6d
Mainten:a*'ncL Performe
Hs d'
General
Sediment
When sediment forms a cap over the
No sediment cap on the insert
Accumulation
insert media of the insert and/or unit.
media and its unit.
Trash and
Trash and debris accumulates on insert
Trash and debris removed
Debris
unit creating a blockage/restriction.
from insert unit. Runoff freely
Accumulation
flows into catch basin.
Media Insert Not
Effluent water from media insert has a
Effluent water from media
Removing Oil
visible sheen.
insert is free of oils and has no
visible sheen.
Media Insert
Catch basin insert is saturated with water
Remove and replace media
Water Saturated
and no longer has the capacity to
insert
absorb.
Media Insert -Oil
Media oil saturated due to petroleum spill
Remove and replace media
Saturated
that drains into catch basin.
insert.
Media Insert Use
Media has been used beyond the typical
Remove and replace media at
Beyond Normal
average life of media insert product.
regular intervals, depending on
Product Life
insert product.
4-50 Volume V — Runoff Treatment BMPs February 2005
PROJECT SOILS REPORT
Lovell-Sauerland & Associates Magnolia Court
Storrnwater Report PLN# 2008-0038
LSA#5451 March, 2014
USDA United States
A product of the National
Custom Soil'Resource
Department of
Cooperative Soil Survey,
Agriculture
a joint effort of the United
Report for
NRCS
States Department of
Agriculture and other
Snohomish County
Federal agencies, State
Natural
Resources
agencies including the
Agricultural Experiment
Area, Washington
Conservation
Stations, and local
Service
participants
March 10, 2014
Preface
Soil surveys contain information that affects land use planning in survey areas. They
highlight soil limitations that affect various land uses and provide information about
the properties of the soils in the survey areas. Soil surveys are designed for many
different users, including farmers, ranchers, foresters, agronomists, urban planners,
community officials, engineers, developers, builders, and home buyers. Also,
conservationists, teachers, students, and specialists in recreation, waste disposal,
and pollution control can use the surveys to help them understand, protect, or enhance
the environment.
Various land use regulations of Federal, State, and local governments may impose
special restrictions on land use or land treatment. Soil surveys identify soil properties
that are used in making various land use or land treatment decisions. The information
is intended to help the land users identify and reduce the effects of soil limitations on
various land uses. The landowner or user is responsible for identifying and complying
with existing laws and regulations.
Although soil survey information can be used for general farm, local, and wider area
planning, onsite investigation is needed to supplement this information in some cases.
Examples include soil quality assessments (hftp:/ANww.nrcs.usda,govtwps/portal/
nrcs/main/soils/health� and certain conservation and engineering applications. For
more detailed information, contact your local USDA Service Center (hftp://
offices. sc. egov. usda.govAocator/app?agency=n rcs) or your NRCS State Soil
Scientist (hftp://www.nrcs.usda.gov/wps/portal/nrcs/detail/soils/contactus/?
cid=nrcs142p2—O53951).
Great differences in soil properties can occur within short distances. Some soils are
seasonally wet or subject to flooding. Some are too unstable to be used as a
foundation for buildings or roads. Clayey or wet soils are poorly suited to use as septic
tank absorption fields. A high water table makes a soil poorly suited to basements or
underground installations.
The National Cooperative Soil Survey is7a joint effort of the United States Department
of Agriculture and other Federal agencies, State agencies including the Agricultural
Experiment Stations, and local agencies. The Natural Resources Conservation
Service (NRCS) has leadership for the Federal part of the National Cooperative Soil
Survey.
Information about soils is updated periodically. Updated information is available
through the NRCS Web Soil Survey, the site for official soil survey information.
The U.S. Department of Agriculture (USDA) prohibits discrimination in all its programs
and activities on the basis of race, color, national origin, age, disability, and where
applicable, sex, marital status, familial status, parental status, religion, sexual
orientation, genetic information, political beliefs, reprisal, or because all or a part of an
individual's income is derived from any public assistance program. (Not all prohibited
bases apply to all programs.) Persons with disabilities who require alternative means
for communication of program information (Braille, large print, audiotape, etc.) should
contact USDA's TARGET Center at (202) 720-2600 (voice and TDD). To file a
complaint of discrimination, write to USDA, Director, Office of Civil Rights, 1400
Independence Avenue, S.W., Washington, D.C. 20250-9410 or call (800) 795-3272
(voice) or (202) 720-6382 (TDD). USDA is an equal opportunity provider and
employer.
3
Contents
Prafmca--------------------------------------.. 2
How Soil Surveys Are Made ................................... .............................................. 6
SoilMap ..................................................................................................................
SoilMap ................................................................................................................. 8
Legend..................................................................................... ............................. Q
MapUnit Legend ................................................................................................. 1O
MapUnit Descriptions ........................................................................................ 1O
Snohomish County Area, Washington ............................................................12
rbanland complex, 2ho8percent slopes ......................... 12
4
How Soil Surveys Are Made
Soil surveys are made to provide information about the soils and miscellaneous areas
7-7
in a specific area. They include a description of the soils and miscellaneous areas and
their location on the landscape and tables that show soil properties and limitations
affecting various uses. Soil scientists observed the steepness, length, and shape of
the slopes; the general pattern of drainage; the kinds of crops and native plants; and
the kinds of bedrock. They observed anddescribed many soil profiles. A soil profile is
the sequence of natural layers, or horizons, in a soil. The profile extends from the
surface down into the unconsolidated material in which the soil formed or from the
surface down to bedrock. The unconsolidated material is devoid of roots and other
living organisms and has not been changed by other biological activity.
Currently, soils are mapped according to the boundaries of major land resource areas
(MLRAs). MLRAs are geographically associated land resource units that share
common characteristics related to physiography, geology, climate, water resources,
soils, biological resources, and land uses (USDA, 2006). Soil survey areas typically
consist of parts of one or more MLRA.
The soils and miscellaneous areas in a survey area occur in an orderly pattern that is
related to the geology, landforms, relief, climate, and natural vegetation of the area.
Each kind of soil and miscellaneous area is associated with a particular kind of
landform or with a segment of the landform. By observing the soils and miscellaneous
areas in the survey area and relating their position to specific segments of the
landform, a soil scientist develops aconcept, ormodel, of how they were formed. Thus,
during mapping, this model enables the soil scientist to predict with a considerable
degree of accuracy the kind of soil or miscellaneous area at a specific location on the
landscape.
Commonly, individual soils on the landscape merge into one another as their
characteristics gradually change. To construct an accurate soil map, however, soil
scientists must determine the boundaries between the soils. They can observe only
a limited number of soil profiles. Nevertheless, these.observations, supplemented by
an understanding of the soil -vegetation-landscape relationship, are sufficient to verify
predictions of the kinds of soil in an area and to determine the boundaries.
Soil scientists recorded the characteristics of the soil profiles that they studied. They
noted soil color, texture, size and shape of soil aggregates, kind and amount of,rock
fragments, distribution of plant roots, reaction, and other features that enable them to
identify soils. After describing the soils in the survey area and determining their
properties, the soil scientists assigned the soils to taxonomic classes (units).
Taxonomic classes are concepts. Each taxonomic class has a set of soil
L-J
characteristics with precisely defined limits. The classes are used as a basis for
comparison to classify soils systematically. Soil taxonomy, the system of taxonomic
classification used in the United States, is based mainly on the kind and character of
soil properties and the arrangement of horizons within the profile. After the soil
scientists classified and named the soils in the survey area, they compared the
I
5
Custom Soil Resource Report
individual soils with similar soils in the same taxonomic class in other areas so that
they could confirm data and assemble additional data based on experience and
research.
The objective of soil mapping is not to delineate pure map unit components; the
objective is to separate the landscape into landforms ' or landform segments that have
similar use and management requirements. Each map unit is defined by a unique
combination of soil components and/or miscellaneous areas in predictable
proportions. Some components may be highly contrasting to the other components of
the map unit. The presence of minor components in a map unit in no way diminishes
the usefulness or accuracy of the data. The delineation of such landforms and
landform segments on the map provides sufficient information for the development of
resource plans. If intensive use of small areas is planned, onsite investigation is
needed to define and locate the soils and miscellaneous areas.
Soil scientists make many field observations in the process of producing a soil map.
The frequency of observation is dependent upon several factors, including scale o ' f
mapping, intensity of mapping, design of map units, complexity of the landscape, and
experience of the soil scientist. Observations are made to test and refine the soil -
landscape model and predictions and to verify the classification of the soils at specific
f , 7�
locations. Once the soil -landscape model is refined, a significantly smaller number of
measurements of individual soil properties are made and recorded. These
measurements may include field measurements, such as those for color, depth to
bedrock, and texture, and laboratory measurements, such as those for content of
sand., silt, clay, salt, and other components. Properties of each soil typically vary from
one point to another across the landscape.
Observations for map unit components are aggregated to develop ranges of
characteristics for the components. The aggregated values are presented. Direct
measurements do not exist for,every property presented for every map unit
component. Values for some properties are estimated from combinations of other
f 9
properties.
0
While a soil survey is in progress, samples of some of the soils in the area generally
are collected for laboratory analyses and for engineering tests. Soil scientists interpret
the data from these analyses and tests as well as the field -observed characteristics
and the soil properties to determine the expected behavior of the soils under different
uses. Interpretations for all of the soils are field tested through observation of the soils
in different uses and under different levels of management. Some interpretations are
modified to fit local conditions, and some new interpretations are developed to meet
local needs. Data are assembled from other sources, such as research information,
production records, and field experience of specialists. For example, data on crop
yields under defined levels of management are assembled from farm records and from
field or plot experiments on the same kinds of soil.
Predictions about soil behavior are based not only on soil properties but also on such
variables as climate and biological activity. Soil conditions are predictable over long
periods of time, but they are not predictable from year to year. For example, soil
scientists can predict with a fairly high degree of accuracy that a given soil will have
a high water table within certain depths in most years, but they cannot predict that a
high water table will always be at a specific level in the soil on a specific date.
After soil scientists located and identified the significant natural bodies of soil in the
survey area, they drew the boundaries of these bodies on aerial photographs and
identified each as a specific map unit. Aerial photographs show trees, buildings, fields,
roads, and rivers, all of which help in locating boundaries accurately.
A
j
Soil Map
The soil map section includes the soil map for the defined area of interest, a list of soil
map units on the map and extent of each map unit, and cartographic symbols
displayed on the map. Also presented are various metadata about data used to
produce the map, and a description of each soil map unit.
7
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Custom Soil Resource Report
MAPLEGEND
MAP INFORMATION
Area of Interest (AOQ
Spoil Area
The soil surveys that comprise your A01 were mapped at 1:24,000.
[7]
Area of Interest (AOl)
Stony Spot
Soils
Very Stony Spot
Warning: Soil Map may not be valid at this scale.
0
Soil Map Unit Polygons
Wet Spot
Enlargement of maps beyond the scale of mapping can cause
�-%o
Soil Map Unit Lines
Other
misunderstanding of the detail of mapping and accuracy of soil line
E3
Soil Map Unit Points
placement. The maps do not show the small areas of contrasting
Special Line Features
soils that could have been shown at a more detailed scale.
Special
Point Features
VO
Blowout
Water Features
Streams and Canals
Please rely on the bar scale on each map sheet for map
Borrow Pit
measurements.
Transportation
Clay Spot
Rails
Source of Map: Natural Resources Conservation Service
Closed Depression
Interstate Highways
Web Soil Survey LIRL: http:/twebsoilsurvey.nrcs.usda.gov
Gravel Pit
Coordinate System: Web Mercator (EPSG:3857)
US Routes
Gravelly Spot
Major Roads
Maps from the Web Soil Survey are based on the Web Mercator
Landfill
Local Roads
projection, which preserves direction and shape but distorls
Lava Flow
distance and area. A projection that preserves area, such as the
A.
Background
Albers equal-area conic projection, should be used if more accurate
Marsh or swamp
Aerial Photography
calculations of distance or area are required.
Mine or Quarry
This product is generated from the USDA-NRCS certified data as of
@
Miscellaneous Water
the version date(s) listed below.
0
Perennial Water
.
Soil Survey Area: Snohomish County Area, Washington
V
Rock Outcrop
Survey Area Data: Version 8, Dec 10, 2013
+
Saline Spot
Soil map units are labeled (as space allows) for map scales 1:50,000
Sandy Spot
or larger.
Severely Eroded Spot
Date(s) aerial images were photographed:, Jul9,2010—Aug2O,
Sinkhole
2011
Slide or Slip
The orthophoto or other base map on which the soil lines were
Sodic Spot
compiled and digitized probably differs from the background
imagery displayed on these maps. As a result, some minor shifting
of inap unot beundarees may be evident.
1�
Custom Soil Resource Report
Map Unit Legend
0 61
I !'- - - h "�i6ni
s ih
Sh A6
"U
Unit Sym66'1'.': '.:'�M p. n InAOI.:*" Percent of
401'
5 Alderwood-Urban land complex, 0.2 100.0%
2 to 8 percent slopes
I Totals for Area of interest I 1 1 0.21 100.0%1
Map Unit Descriptions
The map units delineated on the detailed soil maps in a soil survey represent the soils
or miscellaneous areas in the survey area. The map unit descriptions, along with the
maps, can be used to determine the composition and properties of a unit.
A map unit delineation on a soil map represents an area dominated by one or more
major kinds of ' soil or miscellaneous areas. A map unit is identified and named
according to the taxonomic classification of the dominant soils. Within a taxonomic
class there are precisely defined limits for the properties of the soils. On the landscape,
however, the soils are natural phenomena, and they have the characteristic variability
of all natural phenomena. Thus, the range of some observed properties may extend
beyond the limits defined for a taxonomic class. Areas of soils of a single taxonomic
class rarely, if ever, can be mapped without including areas of other taxonomic
classes. Consequently, every map unit is made up of the soils or miscellaneous areas
for which it is named and some minor components that belong to taxonomic classes
other than those of the major soils.
Most minor soils have properties similar to those of the dominant soil or soils in the
map unit, and thus they do not affect use and management. These are called
noncontrasting, or similar, components. They may or may not be -mentioned in a
particular map unit description. Other minor components, however, have properties
and behavioral characteristics divergent enough to affect use or to require different
management. These are called contrasting, or dissimilar, components. They generally
L
are in small areas and could not be mapped separately because of the scale used.
Some small areas of strongly contrasting soils or miscellaneous areas are identified
-'F
by a special symbol on the maps. If included in the database for a given area, the
contrasting minor components are identified in the map unit descriptions along with
some characteristics of each. A few areas of minor components may not have been
observed, and consequently they are not mentioned in the descriptions, especially
�%Xl
where the pattern was so complexthat itwas impractical to make enough observations
J'V'.
to identify all the soils and miscellaneous areas on the landscape.
The presence of minor components in a map unit in no way diminishes the usefulness
or accuracy of the data. The objective of mapping is not to delineate pure taxonomic
classes but rather to separate the landscape into landforms or landform segments that
have similar use and management requirements. The delineation of such segments
on the map provides sufficient information for the development of resource plans. If
intensive use of small areas is planned, however, onsite investigation is needed to
define and locate the soils and miscdllaneous areas.
10
Custom Soil Resource Report
An identifying symbol precedes the map unit name in the map unit descriptions. Each
description includes general facts about the unit and gives important soil properties
and qualities.
Soils that have profiles that are almost alike make up a soil series. Except for
differences in texture of the surface layer, all the soils of -a series have major horizons
that are similar in composition, thickness, and arrangement.
Soils of one series can differ in texture of the surface layer, slope, stoniness, salinity,
degree oferosion, and other characteristics that affect their use. On the basis of such
differences, a soil series is divided into soil phases. Most of the areas shown on the
detailed soil maps are phases of soil series. The name of a soil phase commonly
indicates a feature that affects use or management. For example, Alpha silt loam, 0
to 2 percent slopes, is a phase of the Alpha series.
Some map units are made up of two or more major soils or miscellaneous areas.
These map units are complexes, associations, or undifferentiated groups.
A complex consists of two or more soils or miscellaneous areas in such an intricate
pattern or in such small areas that they cannot be shown separately on the maps. The
pattern and proportion of the soils or miscellaneous areas are somewhat similar in all
areas. Alpha -Beta complex, 0 to 6 percent slopes, is an example.
An association is made up of two or more geographically associated soils or
miscellaneous areas that are shown as one unit on the maps. Because of present or
anticipated uses of the map units in the survey area, it was not considered practical
or necessary to map. the soils or miscellaneous areas separately. The pattern and
relative proportion of the soils or miscellaneous areas are somewhat similar. Alpha -
Beta association, 0 to 2 percent slopes, is an example.
An undifferentiated group is made up of two or more soils or miscellaneous areas that
could be mapped individually but are mapped as one unit because similar
inferpretations can be made for use and management. The pattern and proportion of
the soils or miscellaneous areas in a mapped area are not uniform. An area can be
made up of only one of the major soils or miscellaneous areas, or it can be made up
of all of them. Alpha and Beta soils, 0 to 2 percent slopes, is an example.
Some surveys include miscellaneous areas. Such areas have little or no soil material
and support little or no vegetation. Rock outcrop is an example.
Custom Soil Resource Report
Snohomish County Area, Washington
6—Aiderwood-Urban land complex, 2 to 8 percent slopes
Map Unit Setting
Elevation: 50 to 800 feet
Mean annual precipitation: 25 to 60 inches
Mean annual air temperature: 48 to 52 degrees F
Frost -free period., 180 to 220 days
Map Unit Composition
Alderwood and similar soils: 60 percent
Urban land: 25 percent
Minor components: 6 percent
Description of Alderwood
Setting
Landform: Till plains
Parent material: Basal till
Properties and qualities
Slope: 2 to 8 percent
Depth to restrictive feature: 20 to 40 inches to densic material
Drainage class: Moderately well drained
Capacity of the most limiting layer to transmit water (Ksat): Very low to moderately
low (0.00 to 0.06 in/hr)
Depth to water table: About 18 to 36 inches
Frequency of flooding. None
Frequency of ponding: None
Available water capacity. Low (about 3.0 inches)
Interpretive groups
Farmland classification: Not prime farmland
Land capability (nonirrigated): 4s
Hydrologic Soil Group: B
Other vegetative classification: Unnamed (GO02XN302WA)
Typical profile
0 to 7 inches: Gravelly ashy sandy loam
7 to 35 inches: Very gravelly ashy sandy loam
35 to 60 inches: Gravelly sandy loam
Minor Components
Mckenna
Percent of map unit.- 2 percent
Landform: Depressions
Norma
Percent of map unit: 2 percent
Landform: Depressions
Terric medisaprists
Percent of map unit: 2 percent
Landform: Depressions
12
I
`
Custom Soil Resource Report
References
American Association of State Highway and Transportation Officials (AASHTO). 2004.
Standard specifications for transportation materials and methods of sampling and
testing. 24th edition.
American Society for Testing and Materials (ASTM). 2005. Standard classification of
soils for engineering purposes. ASTM Standard D2487-00.
Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of
wetlands and deep -water habitats of the United States. U.S. Fish and Wildlife Service
FWS/OBS-79/31.
Federal Register. July 13, 1994. Changes in hydric soils of the United States.
Federal Register. September 18, 2002. Hydric soils of the'United States.
Hurt, G.W., and L.M. Vasilas, editors. Version 6.0, 2006. Field indicators of hydric soils
in the United States.
National Research Council. 1995. Wetlands: Characteristics and boundaries.
Soil Survey Division Staff. 1993. Soil survey manual. Soil Conservation Service. U.S.
Department of Agriculture Handbook 18. hftp://www.nrcs.usda.gov/wps/portal/nrcs/
detail/national/soils/?cid=nrcsI 42p2_054262
Soil Survey Staff. 1999. Soil taxonomy: A basic system of soil classification for making
and interpreting soil surveys. 2nd edition. Natural Resources Conservation Service,
U.S. Department of Agriculture Handbook 436. http://www.nrcs.usda.gov/wps/portal/
nrcs/detail/national/soils/?cid=nrcs1 42p2_053577
Soil Survey Staff. 2010. Keys to soil taxonomy. 11 th edition. U.S. Department of
Agriculture, Natural Resources Conservation Service. hftp://www.nrcs.usda.govtwps/
portal/nrcs/detail/national/soils/?cid=nrcs1 42p2_053580
Tiner, R.W., Jr. 1985. Wetlands of Delaware. U.S. Fish and Wildlife Service and
Delaware Department of Natural Resources and Environmental Control, Wetlands
Section.
United States Army Corps of Engin eers, Environmental Laboratory. 1987. Corps of
Engineers wetlands delineation manual. Waterways Experiment Station Technical
Report Y-87-1.
United States Department of Agriculture, Natural Resources Conservation Service.
National forestry manual. http://www.nrcs.usda.gov/wps/portal/nrcs/main/national/
landuse/forestry/pub/
United States Department of Agriculture, Natural Resources Conservation Service.
National range and pasture handbook. hftp://www.nrcs.usda.gov/wps/portal/nrcs/
detail/national/landuse/rangepasture/?cid=stelprdb1 043084
tld
14
77
Custom Soil Resource Report
United States Department of Agriculture, Natural Resources Conservation Service.
National soil survey handbook, title 430-VI. hftp://www.nrcs.usda,gov/wps/portal/
nrcs/detail/soils/scientists/?cid=nrcsl42p2_054242
United States Department of Agriculture, Natu ral Resources Conservation Service.
2006. Land resource regions and major land resource areas of the United States, the
Caribbean, and the Pacific Basin. U.S. Department of Agriculture Handbook 296.
hftp://www.nrcs.usda.gov/wps/portal/nrcs/detail/national/soils/?
cid=nrcs142pLO53624
United States Department of Agriculture, Soil Conservation Service. 1961. Land
capability classification. U.S. Department of Agriculture Handbook 210. hftp://
www.nrcs.usda.gov/lnternet/FSE—DOCUMENTS/nrcsl 42p2_052290.pdf
15
CO ?- A 0_- - - -
CITY OF EDMONDS
121 5TH AVENUE NORTH - EDMONDS, WA 98020 - (425) 771-0220 - FAX (425) 771-0221
Website: wwwdedrnondsma.us
DEVELOPMENT SERVICES DEPARTMENT
Planning - Building - Engineering
October 3, 2008
MEMO TO:
Edmonds School District
Verizon Northwest
SNOCOM Police and Fire Dispatch
SNOPAC
Snohomish Count), E911
U.S. Post Office
Snohomish County Assessor's Office
Snohomish County Information Services
Snohomish County P.U.D.
Puget Sound Energy
GARY HAAKENSON
MAYOR
PA%
63TREETFILE
Edmonds Fire Department
Edmonds Police Department
Edmonds Utility Billing
Edmonds Public Works
Edmonds Building/Street File
Edmonds Address Files
Lyru-iwood Disposal
Comcast Cable
Waste Management Northwest
Please be advised that the attached has been added to the Edmonds, WA addressing map.
Existing Address of 21425 8011, Ave W to be demolished. 2141.5 8011, Ave W (Lot 1), 21417 801h
Ave W (Lot 2), and 21417 8011, Ave W (Lot 3).
Tax ID Number: 27043000106400
Short Plat: S-2008-0038
If you have any questions regarding this letter, please contact me at 425-771-0220 or
Umbaugh@ci.edmonds.wa.us. Please contact me if you wish to be removed from this list.
Respectfully,
—Ire�baugh
&M, 01 1 —
Permit Coordinator
Edmonds Building Department
1-\Temp\DST'sVAaster Letters\Nexv Address 10/3/2008
0 Incorporated August 11, 1890
Sister City - Hekinan, Japan
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AWX M. 47M T Critical Areas Checklist
141M V".
Site, ]Lntormatidn, (Soilsftopogmphy/hyd rology/vegetation)
. 1� -4
Si d3
ro Account Number: 30)L'1041-1-66,q-0000
,Tax,
3 Site Size (acres or square feet):
t j %
4.'. '.Is 'this site currently develope4?
—Zyes; no.
how"'-is�,'s`ite developed ?
Describe the general site topography- Check all that apply.
&A_" Flat: less than 5-feet el�vati6nchange:o�'�r' entire site.
Rolling: slopes -on site generally less than 15% (a vertical rise of 10-feet
-over ar
horizontal distance of 6&feet).
Hilly: slopes present on site of more than 15% and less than 30TO ( a vertical*rise
of I 0-feet over. a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present bn site (a vertical rise of I 0-feet over a
horizontal distance of less than 33-feet).
Other (please describe)-
6. Site contains areas of
year-round standing water. Approx- Depth:
7. Site'contains areas of seasonal standing water:' r**.�
Approx. Depth:
What season(s) of the year?
Site is'in the floodway fl,�Xwplain' of a w—
ater course.
9. Site"tontaiin's a cie�k or an area where water flows across the grounds surface? - Flo%' Y,
iajo ' ' vs are year-
round?. Flows are s nal?
(What time of year?
10. Site is'prima'rily: forested r,^-,o meadow ;shrubs mixed
urban landscaped (Jawn,shrubs etc)
11. Obvious wetland is present on site:
r Ci Staff Use Only
L Site is Zoned?
2. 9CS mapped soil type(s)?
3. Wetland inventory or C.A. map indicates wetland present on site? /L) 0
4.--.�- :',Critical Areas inventory or C.A. map indicates Critical Area on site?
5. . '�ite within' designated earth subsidence landslide hazard area? /--t>
6. 'Site aes'ignated on the Environmentally Sensitive Areas Map? _A�
.DETF,RUMATION
`,`i�17UDYREOUIRED
WAIVER.-
Revii�wed by:
Rcv01/04fR- .. ....
CONDITIONAL WAIVER.
3
Date
j
"J"
-:14
FEB 2'6
.1947
-90,
ity.",
PERMIT COUNTEp.
bf F dffion&,-,
iti reas�.
i1st,
-rhe Criticai m- eai iC':6*cki' fst-contami4 on .,,,Jihdsubmititto
the City. TheCitywill
this form is to be filledbut by any person
review the Checklist, *make a precursory site
preparing a Development Permit
'prior'
visit, and make a determination of the
Application for the Cityof Edmonds
':Subsequent steps necessary to complete a
to his/her submittal of a development
development permit application -
permit to the City.
)Vitha. signed copy of this form, the
Ile purpose of the Checklist is to'6jable
aPPlicant should also submit a vicinity map
City staff to deterihiiie-iyheth'e'r any".'-
or plot plan for individual lots of the pax6l
potential. Critical Aie��are`or may -be -,.�I
with CnOugh detail that City staff can find,
Present on the subject property., The',":
-xi&�led
and identif� the subject pakel(s�. m
inforq"o�n to complete the
ditio n, the applicant shall include
Ch.eckUst. should be e*y available ficii.
....ad
otherpertinent info nrnation: (�—g. site -;i
.'.()bsemfionsof&e'siteor&ta*av'w'161i'�Lt----;r�,-�,�,,.�'-'plan;'tol���b�a-m
P etcjorstudi es in
.
(qritilca -- -'- - " �14, zw ". ... f,, � :" . ''.. .
Are�s ifivent&je�, , Conjunction -with
mvs,� : this'Che'cklist to assist t
I s ey
,or soi ury s).
staff in irompleting tbeir'preliminary
An applicant, or his/her--re'-presentative,
assessmentof the site.
Must fill out the checkjIst, sign and date it,
I have completed the attached Critical Area Checklist and attest that the answers provided are
factual, to the best of my knowledge (fill out the appropriate column below).
Owner I Applicant: - 77 Applican . t Representative:
Narne��
Nam
491
Street Address
Street Address
"70!;
'City, State, ZIP
Phone
Pho ne"
El�, State, 71P
SigenE—.
ure
DaTe
Date,,
Signature.
City of Edmonds
RIGHT OF -WAY CONSTRUCTION.
��tREET FILEPERmIT Permit Number. .41
�0
Issue Date:
3,7
A. Address or Vicinity of Construction: - -21425 80 Ay W (9505099)
41 8 9 0 C) Q� B. Type of Work (be specific): Ihitall New Service
A
C. Contractor: Washington Natural Gas ComRapy Contact: Frank Swan
MailingAddress: 1122 75th Si SW Everett Phone: 356-7500
State License #: 98203 Liability Insurance: _ Bond: $
0.
D. Building Permit # (if applicable)� Side Sewer Permit # (if applicable)-
E. 0 Commercial E] Subdivision El City Project ]W Utility (PUD, GTE, WNG, CABLE, WATER)
n Multi -Family 0 Single Family [] Other
INSPECTOR: INSPECTOR:
F. Pavement or Concrete Cut: F0 Yes DNo G. Size of Cut: x H. Chargq�,$
APPLICANT TO READ AN 'SIGN
46
INDEMNITY. Applicant understands and by his signature to this applicati, ;ldthe�' ity ofEdmonds harm damages, or
to g�
claims of any kind or desc�iption whatsoever, foreseen or unforeseen, thc=ebeesnuz ains the City of Edmond!"-gir aSy of iti:ep'artments or
employees, including or not limited to the defense of any legal proceedings including defen e,coiis nd attorney fees by re f dj' rmit.
. . � "r / wza�pig�e 4-1 ,
THE CONTRACTOR IS RESPONSIBLE FOR WORKMANSHIP AND MATERIALS FOR A PERIOD OF ONE YEAR FOLLOWING THE FINAL
INSPECTION AND ACCEPTANCE OF THE WORK. ESTIMATED RESTORATIONOE WILL BE HELD UNTIL TH INA�STREETPATCH
r L&AT.
- -P I
VES'S _-D FOR ISS I
IS COMPLETED B Y CITYFORCES, A T WHICH TIMEA DEBIT OR CREDIT WILL BL PRO
Construction drawing of proposed work required with permit application.
A 24 hour notice is required for inspection; Please call the Engineering Division, 771-0220.
Work and material is to be inspected during progress and at completion.
Restoration is to be in accordance with City Codes.
Street shall be kept clean at all times.
Traffic Control and Public Safety shall be in accordance with City regulations as required by the City Engineer.
All street cut ditches shall be patched with asphalt or City approved material prior to the end of the working day;
NO EXCEPTIONS. I
Ihave read the aboue statements andunderstand thepermit requirements and thepink copyof thepermit willbe
auailable on site > I �lmes &Otx urposes.
Z9_ _ .
Signature: 5��. Date: November 30, 1994
(Contractor or Agent)
CALL DIAL -A -DIG PRIOR TO BEGINN ING WORK
FOR CITY USE ONLY
APPROVED BY: +
TIME AUTHORIZED VOID AFTER F" DAYS
SPECIAL C6NDITIONS:
COMMENTS:
DATE:
RIGHT OF WAY DEPOSIT
DISRUPTION FEE/FUND,111:
RESTORATION FEE:
PERMIT FEE:
TOTAL FEE:
RECEIPT FEE:
ISS UED BY:
4
IS
NO WORK SHALL BEGIN PRIOR TO PERMIT ISSUANCE
Engrg. Nv. 1991
4
FIELD INSPECTION NOTES
Comments:
Diagram:
(Fund 111 - Route copy to Street Dept.)
CONTRACTOR CALLED FOR INSPECTION El YES El NO
Partial Work Inspection by P.W.:
Work Disapproved By: Date:
FINAL APPROVAL BY: Date:
City of Edmonds
RIGHT-OF-WAY CONSTRUCTION,
PERMIT Permit Number.
Wue Date:
A. Address or Vicinity of Construction: 21425 80 Ay W (9505099)
890 9 q (3 B. Type of Work (be specific): . Install New Service
C. Contractor: —Washington Natural Gas Qom�any Contact: Frank Swan
MailingAddress: 1122 75th St SW Everett Phone: 356-7500
State License #: 98203 Liability Insurance: Bond: $
D. Building Permit # (if applicable): Side Sewer Permit # (if applicable):
E. F) Commercial E] Subdivision El City Projpct )N Utility (PUD, GTE, WNG, CABLE, WATER)
E] Multi -Family [] Single Family E] Other
INSPECTOR: INSPECTOR:
F. Pavement or Concrete Cut: KI Yes 0No G. Size of Cut: x H. Charg4�,$
APPLICANT TO READ AND SIGN
INDEMNITY. Applicant understands and by his signature to this application, agrees to hold the City of Edmonds harmless from injuries, damages, or
claims of any kind or description whatsoever, foreseen or unforeseen, that may be made against the City of Edmonds, or any of its departments or
employees, including or not limited to the defense ofany legalproceedings including defense costs, and attorney fees by reason ofgranting thispermit.
THE CONTRACTOR IS RESPONSIBLE FOR WORKMANSHIP AND MATERIALS FOR A PERIOD OF ONE YEAR FOLLOWING THE FINAL
INSPECTION AND ACCEPTANCE OF THE WORK. ESTIMATED RESTORATION FEES WILL BE HELD UNTIL THE FINAL STREET PATCH
IS COMPLETED BY CITY FORCES, AT WHICH TIMEA DEBIT OR CREDIT WILL BE PROCESSED FOR ISSUANCE TO THE APPLICANT.
Construction drawing of proposed work required with permit application.
A 24 hour notice is required for inspection; Please call the Engineering Division, 771-0220.
Work and material is to be inspected during progress and at completion.
Restoration is to be in accordance with City Codes.
Street shall be kept clean at all times.
7'raffic Control and Public Safety shall be in accordance with City regulations as required by the City Engineer.
All street cut ditches shall be patched with asphalt or City approved material prior to the end of the working day;
NO EXCEPTIONS.
Iha ve read the above statements and understand the permit requirements and the pink copy of the permit will be
available on site tz� S144i"Ms for i�spjctzon purposes.
Signature: 'f Date: November 30, 1994
(Contractor or Agent)
CALL DIAL -A -DIG PRIOR TO BEGINNING WORK
FOR CITY USE ONLY
APPROVED BY:
TIME AUTHORIZED: VOID AFTER DAYS
SPECIAL CONDITIONS:
COMMENTS:
DATE:
RIGHT OF WAY DEPOSIT
DISRUPTION FEE/FUND III:
RESTORATION FEE:
NO WORK SHALL BEGIN PRIOR TO PERMIT ISSUANCE *
Engrg. Nv. INV
City of Edmonds
RIGHT-OF-WAY CONSTRUCTION
PERMIT Permit Number -
Issue Date:
A. Address or Vicinity of Construction: 21425 80 Av W (9505099)
B. Type of Work (be specific): Install New Service
71,8119 owl 9 C�
C. Contractor: —Washington Natural Gas Company Contact: Frank Swan
Mailing Address: 1122 75th St SW Everett Phone: 356-7500
State License #: 98203 Liability Insurance: Bond: $
D. Building Permit # (if applicable):
Side Sewer Permit # (if applicable):
E. Commercial Subdivision El City Project a Utility (PUD, GTE, WNG, CABLE, WATER)
Multi -Family Single Family F] Other
INSPECTOR: INSPECTOR:
F. Pavement or Concrete Cut : El Yes 0No G. Size of Cut: x — H. Chargq�,$
APPLICANT TO READ AND SIGN
INDEMNITY. Applicant understands and by his signature to this application, agrees to hold the City ofEdmonds harmless from injuries, damages, or
claims of any kind or description whatsoever, foreseen or unforeseen, that may be made against the City of Edmonds, or any of its departments or
employees, including or not limited to the defense ofany legalproceedings including defense Costs, and attorney fees by reason ofgranfing this permit.
THE CONTRACTOR IS RESPONSIBLE FOR WORKMANSHIP AND MATERIALS FOR A PERIOD OF ONE YEAR FOLLOWING THE FINAL
INSPECTION AND ACCEPTANCE OF THE WORK ESTIMATED RESTORATION FEES WILL BE HELD UNTIL THE FINAL STREET PATCH
IS COMPLETE-0 BY CITY FORCES, AT WHICH TIMEA DEBIT OR CREDIT WILL BE PROCPSSED FOR ISSUANCE TO THE APPLICANT.
Construction drawing of proposed work required with permit application.
A 24 hour notice is required for inspection; Please call the Engineering Division, 771-0220.
Work and material is to be inspected during progress and at completion.
Restoration is to be in accordance with City Codes.
Street shall be kept clean at all times.
Traffic Control and Public Safety shall be in accordance with City regulations as required by the City Engineer.
All street cut ditches shall be patched with asphalt or City approved material prior to the end of the working day;
NO EXCEPTIONS.
Ihave read the above statements and understand the permit requirements and the pink copy of 'the permit willbe
available on site >at all �*s for t�spjctlon purposes.
Signature: .4 Date: November 30, 1994
(Contractor or Agent)
CALL DIAL -A -DIG PRIOR TO BEGINNING WORK
FOR CITY USE ONLY
APPROVED BY:
TIME AUTHORIZED: VOID AFTER DAYS
SPECIAL CONDITIONS:
COMMENTS:.
DATE:
RIGHT OF WAY DEPOSIT
DISRUPTION FEE/FUND 111: 9 % i
RESTORATION FEE:
PERMIT FEE:
TOTAL FEE:
RECEIPT FEE:
ISSUED BY.
NO WORK SHALL BEGIN PRIOR TO PERMIT ISSUANCE
Engrg. Nv. 1991
Washhwjton
NaturfilGw
AWal-gt- E--rgyCOnxkVV Addendum to: City of Edmonds
Right of Way
Permit Application
Submitted by: Mariamne Kingsbury
Engineering Aide
Washington Natural Gas
1356-7500 X7596
UMr- #- .9 .4
%F W " %JW
Watermain depth
Unknown
I YLL" gas main
crsinscqc)
A\/ VV
Key:
-W-
Water
-G-
Gas
-SS-
Sewer
-&
Water hydrant
0
Water valve
Washington Natural Gas Company
1122 75th Street S.W., Everett. Washington 98203, (206) 355-3331
Washkmjton
NaturMGas
AWbIVVt- E-ergy Convarry
WNG to window
Watermain depth
Unknown
; t'
I gas main
Addendum to: City of Edmonds
Right of Way
Permit Application
Submitted by: Mariamne Kingsbury
Engineering Aide .
Washington Natural Gas
1356-7500 X7596
CrSi:)5OqC)
.;,S SO A\/ W
Key:
-W- Water
-G- Gas
-SS- Sewer
-& Water hydrant
0 Water valve
Washington Natural Gas Company
1122 75th Street S.W., Everett, Washington 98203, (206) 355-3331
Washbujeon
Natur&Gas
AWa9-0-E--WCcffraN
UNC t-^ "4 a
" WW
Watermain depth
Unknown
Jlr gas main
Addendum to: City of Edmonds
Right of Way
Permit Application
Submitted by: Mariamne Kingsbury
Engineering Aide
Washington Natural Gas
1356-7500 X7596
CrSO5099
,S 8f) A\/
Key:
-W- Water
-G- Gas
-SS- Sever
-& Water hydrant
0 Water valve
Washington Natural Gas Company
1122 75th Street S.W., Everett, Washington 98203, (206) 355-3331
0
APPLICATION
lhe City of Edmonds for EASEMENT NO . ............... ...............
SIDE SEWER PERMIT
NEW CONSTRUCTION REPAIRS E] LID NO. ASMT. NO
"IN N--TeL,2� <z- I �-, \ C---T -4<:E!>
OWNER---------------------------------------------------------------------------- ................... CONTRACTOR ------------------------------------------------------------------------------------ PERMIT NO . ....................
JOB ADDRESS ...... LEGAL DESCRIPTION: LOT FF---PWlT BLOCK NO . ....................................
------------- ---------------------
..................................................................................................................................................................
NAMEOF ADDITION .................... ..................................................................................................
7
T-i
Approved:
DATE ......... j��Z- By ........ ........
7 .... ......
APPLICATION
for
The City of Edmonds SIDE SEW= PERMT
REPAIRS 0 EASEMENT No . ........................... ..............
NEW CONSTRUCTION 0
L U e 11,4
OWlIfER--- --------------------------- ....................................... -------- CONTRACTOR ................................................................................. ................ PERMIT No . ......................
ADDRESS ............ �-Fo c-,c)
......................................................................
0
fl
c
LEGAL DESCRIPTION: LOT No . .............................................. BLOCK No . ............................................
NAME OF ADDITION
-tzv P
"00 0,"- N 3 10 Fr -Or P F7-
YZ &V �Z-
�-w
Eu
jUN
Approved:
DATE.............................................. — BY ----------------------------------------------------------------------
NOTICE:
No warranty of accuracy.
The information'shown on the attached
map(s) was compiled for use by the City of
Edmonds, its Employees and Consultants.
The City of Umonds does not warrant the
accuracy of anything set forth on these
map(�-). Any person or entity -requesting a
copy should conduct an independent
inquiry regarding the information shown on
t e -map(s), including, but not limited to,
the location of any sewer stub shown. Such
sewer stubs may or may, not exist and may
or may not exist at the location shown.
Neither the City of Edmonds nor its
emp-'I-o-yees or offiCer-1) shall be H-lab-le for the
information given on this map(s), nor for
any one representation provided based
upon said map(s).
CITY OF EDMONDS - SIDE SEWER PERMIT
WATER -SEWER DEPARTMENT
"T
PERMIT .1�1.- � 01 1]�,
Call 775-2525 for side sewer inspections BEFORE covering any portion of the construction.)
Inspection will be provided within 24 hours after requst. NO Sat., Sun., or holiday inspections.
ADDRESS LOCATION OF CONSTRUCTION --------- ?.1425 -_ 80th Avenue Upst
7 . ... . ................................................................................. . ....................................... 0 .................
S 100' of N 310' of ',4 1808 S 1/2, 0 1/2� v.`E 1/4� NEI/(�,
PROPERTYLEGAL DESCRIPTION ........................................................................................................................................................................................
L-�7,s 7P THOF-_ t-c-;q rity Stlrn.4.
...........................................................
. ................ ................................................................... . ................... .
.............. .................................. . ....................
................................................................ O'Vv*WERAND/OR BUILDER ....... LCk-LL-A --- B ...... S.P.ARLING ......... ............... . ........................................................
.... ......................................
C TRACTOWS NAME & ADDRESS ........ ater 14A
... ........... ............................ .. ............................... ............... .................. . ........ ......
June 26,
Permission Is granted ----------------------------------------------------------- 1974 .... for repair and/or connection of a side sewer to the city sanitary sewer
system in accordance with City of Edmonds ordinances.
INTION IS CALLED'TO THE FOLLOWING:
N_,& No. 1—The owners of the property may obtain a permit to construct sewer inside property line. A licensed Side Sewer contractor must be employed to construct
side sewer In street area. Do not cover any portion of sewer before it has been inspected.
NOTE No. 2—All work performed in'city right-of-way requires an Invasion of Right -of -Way Permit obtainable from the City Engineer's office.
NOTE No. 3--Obtain full information regaxding Ordinance 11.16.030 and Regulations governing side sewers when you get permit.
NOTE No. 4—Top of side sewer must have at least 30 inches coverage at property line and 12 inches inside property line; minimum grade of 2%. No beads in grade
sharper than % will be permitted.
NOTE No. 5--Trenches in street must be water settled and surface of street restored to original condition. Contractors shall be responsible for failure due to impriDper
work which may develop within one year of completion.
NOTE No. 6--It is unlawful to alter or do any other work than is provided for in the permit, or to do any work on the main sewer or its appurtenances except to in-
sert the pipe into the wye.
DISAPPROVED0 Date ... . ... * ........................... By ................ D ---- --- .................... V, I .......... 2 .... Date ............... . ................... By ----------------
............... ...
APPROVED Date .... 67 A-/ ...................... By.._...... _711 ---------- ------------------ I ---------------------------------------------------
Remarks: ............................................ ... ............................................................ . ....................................... .............. ....................................................
..................................................................... . ........................................ .............. ............................... . .................................. . .......................................................
BOTH Permit Copies 31WT Be Signed By Owner of Firm Performing Construction PRIOR To Request For Inspection
........ hereby certify that the side- sewer installation constructed under this permit
Construction)- -
L
'r of c
install in accordance with all goermng ordinances of the City of Edmonds.
Dated this ..... ��l ----------- day of --- 1:;� ...................................
V V Check BEFORE you dig for: Water E], Gas E], Telephone E], Power C], Sewer C], Other C] V V
PET FILE
CITY OF EDMONDS
BOARD OF ADJUSTMENT
APPLICATION FOR,VARIANCE'.
DATE 4-� 61 a-0
FEE
�"b
RECT # 62
APO'S Q
HEARING DATE:
APPLICANT- FLOYD E. & MAXINE JONES ADDRESS * 21425 - 80TH AVE. W.
CITY & ZIP EDMONDS 98020
PHONE 774-5705.
INDICATE TYPE OR DEGREE OF INTEREST IN PROPERTY OwNEgs
LOCATION OR ADDRESS Ot'PROPERTY '21425 — 80TH AVE. W., EDMONDS 9,8020
I -----------
LEGAL DESCRIPTION OF PROPERTY THE S 100' OF THE N 3101 OF THE W 1801 OF THE S-L
2
OF THE W 17 OF THE W -z' OF THE NE-q1 OF THE NE14 OF SEC. 30 T27N R4E, W.M.; EXCEPT THE
W 30' FOR ROAD; AND EXCEPT THE E 76' THEREOF. SITUATE IN THE COUNTY OF SNOHOMISH,
-�TATE OF WASHINGTON.
VARIANCE REQUESTED: 131 VARIANCE — ENCLOSE EXISTING CARPORT.
FOR OFFICE USE ONLY
USE ZONE: -
ZONING ORDINANCE REQUIREMENT: a.(�> wrial z,(4
STATE OF WASHINGTON) ss.
COUNTY OF SNOHOMISH)
Signature of ApAicant, Owner, or
Representative
On this date, before me, the undersigned, a Notary Public in -and for.th -�ate
of Washington, duly commissioned and sworn, personally appeare
c
who, being duly swo.rn, on his/her oath deposes and says that (sL)VeAl"as"'pref-a�ed-
and read the attached statements and has acknowledged to me that the recititations
contained therein are true, and has signed this instrument as his/her free alnd-
voluntary act and deed for the purposes therein mentioned
19,&
Subscribed and sworn to before me this day 0
RECEIVED
FEB 11 1980
PtOy Public i nd for_;he State of Washington,
zz-,
residing a ;�� _ -
DECLARATIONS OF APPLICANT
Please answer all.questions
What are the physical characteristics, (i.e.'topography, shape
of lot, etc.) which create a hardship for you in regard to
development ot your property?
N/A
2. How does your property differ from other property in the same
vicinity?
?__SN�CH �Sl
L RML DiSTRICT THE SETBACK
is 201 WHERE RML SETBACK is 151.
3. Will this variance be detrimental to the public or. damaging to
other property or—imp;�ovements in the vicinity?
NO
WE WILL BE ENCLOSING AN EXISTING CARPORT.
4. What hardships will result to you if the variance is not granted?
Will these hardships have been caused by your own action?
WE HAVE JUST ACQUIRED THE kOPERTY AND NEED TWO BEDROOMS.
No.
5. Can you make reasonable use 'of your property without the variance?
No. BECAUSE THERE IS ONE VERY SMALL BEDROOM.
.�-.EIVED
FEB 111980
Dir. ui lei,
51r,
P-)O-I" AVF
0
I 4r,
1 00.00
-VARiANcE RF-outUD
N I
0.
VC
100-00.
!?ECEIVED
FEB 1.11980
Do. - -
10
m
S' — - --! - -n -iin
SgfREET FILE 086t T T 83�
03AGOL,
VICINITY MAP
F c v-
dONES VARIANCE
/of = 40c *
CD
2TH
3t ST S. W.
17 -
TANGBORN, DENNIS
C/o THE LOMAS AND NETTLETON CO.
700 NORTON BuILDING
SEATTLE, A 98104
SIGLER, HAROLD E.
8006 - 215TH S. W.
EDMONDS, WA .980'20
* STREET FILE 0
February 19, 1980
MM TO: Planning Department.
FRCM:- Engineering Department
SU&TECT: FEBRUARY BQARD OF ADJUSMU MEETING - February 20, 1980
1. V-1-80 Gordon Wise - Variance frorn required rear yard setback at
810 Rindley Lane (RS-12) No Omment
2. V-2-80
Floy-d-Jones--.Variance-from required front yard setback at
L21425 80th Avenue West.) Tf there is sufficient room for on-
-we
sit-e-pai donot object to this variance.
I V-3-80
Go-n-Joy Foods Corporation - C�nditional use permit for
CU-7-80
gasoline station and variance from minimin rear yard setback
and screening at 8410 Main Street - No Camient, No R.O.W. Req.
4. V-4-80
Mr. and Mrs. Bailie - 115 Skyline Drive - Variance' to exceed
the 35% maximum lot coverage in residential zone. Engineering
will require a geotechnical engineer to submit a report concern-
ing rockery/pool area to engineering prior to issuances of
building permit.
5. V-5-80
�Ir. and Mrs. Gordon Wailer - Variance from required South side
.yard setback at 8005 Talbot Road - No Comment
6. CU-3-80
The Mithune Association - Conditional use permit for professional
office at 21810 76th Avenue West. No Cannent
7. CU-6-80
Lineberry Enterprises - Conditional use permit for professional
office at 21727 76th Avenue West. No Comment
8. CU-8-80
Sproule McGinness -,Gonditional use permit for grading over 500
cubic yards at 720-748 Sprauge Street - Engineering Department
does not object to this action. We will recommend *that an'engi.neer
design and submit plans for rockery. No dedication to O.S.M. Req.
9. CU-10-80
J. P. Adair - Conditional use permit for terriporary structure at
1226 8th Avenue South. Engineering has no objections to this
although proper provisions must be made to book up to City
u7ater and sewer systems.
DS/jky
-i EXTEEWE LIUNT11NU PLAIN
SCALE 1 " = 10'-0"
PORCH & PATIO LIGHT FIXTURE
............
.......
...
..........
. . ....
. ............
..... ........... . . . . ...............
... .....................
L A s
....... ............
..........
4:
4X
.. .........
. .. ..........
. .. . ......................
Ko
x
............
. ......... ............
4
V..
.................. ..
.............
14 PIS,
...........
.... ........ .... ..... .
5t1f j*:S t: svt
. ..... . .......
8
................
. IJ
................ . ............
.........
......... .. .... A.....
...................
... .. ........... .
.............
^;vg:
............
............ �= .. .......
...................
.................
. ........ .
.. .... ..
J 1
2,
�.J
............. . ............. .. ........... .................................
. . ........
.......
.......
.... .. .. .......
......
..... ....... .
..................
ra
..............................
...............
. ........ .
. . . ....................
............. . .. . . .... ...........
nffi: P.9mv
.... . . .....
.................
............................... ............
h
. . ............................
................ ......... ..............
Project Vicinity Map ()
NORTH
i
U
PROJECT OWNERZAPPLICANT
100.0' REAR LOT DIMENSION PRIOR TO
Pride Ventures LLC
SHORTPLAT
Jake Lyon
—_1 04'
LANDSCAPE PLANT
P.O. BOX 429
4' H LANDSCAPE
4' H_ WOOD
4 ' HI
—4-
LANDSCAPE H WOOD
104' 1
WOOD PLANTING
FENCE
PLANTING FENCE
Edmonds, WA 9802
FENCE
, 16
,0 TO,
;P �0
;10�
IDS ALLOWED TO
LINE OF ROOF
(425) 422-0053
0 .0
,
xg
�PAT
E ONLY 4'INTO
OJ C T
LINE
co
co
S BACK SPACE TYP) 7
78'—0.
JakeLyon22@yahoo.com
I
I
oo� 1_0
_0
_0
25'-0
0
0
25 OC)
'-0' I
PROJECT ADDRESS:
R ER D Pat�)
I
— —
: : � -
"o !&A
Az r_�.A
6'-1 Aerial Vicinity Plan (0
Z-3 THIS PLAN IS INCLUDED TO MEET EDMONDS NORTH
BUILDING DEPARTMENTS "DESIGN REVIEW"
SUBMITTAL REQUIREMENTS
21425 80th Ave. W A15'
EDMONDS, WA
Un)
V) UJ
ASSESSORS PARCEL NUMBER: -,,Z
270430-001-064-00 r a
0 �D L-j a
Z -, of
_J UJ
< a -
LEGAL DESCRIPTION: O�f 0
ZD < a--
cn a- cL,
THE SOUTH 100 FEET OF THE (0
NORTH 310 FEET OF WEST 180
FEET OF THE SOUTH HALF OF 10' SETB/CK
THE WEST HALF OF THE WEST �--4' H WOOD
HALF OF THE NORTHEAST FENCE &
QUARTER OF THE NORTHEAST
QUARTER OF SECTION 30, a
TOWNSHIP 27 NORTH, RANGE 4 GAS ----
EAST, W. M. METERS E
EXCEPT THE WEST 30 FEET FOR LANDSCAPI- -
Lq PLANTING
ROAD; ro
AND EXCEPT THE EAST 75 FEET Entr3
THEREOF, A porri
SITUATE IN THE COUNTY OF
CORNERA
SNOHOMISH, STATE OF
Up�
WASHINGTON. NTOUR
LINES ARE
PER WARRANTY DEED REC. 106
EXISTING
#200706060784 W
qu CON3RET
106' 0
DRIV E
PROJECT ZONING: LANDSCAPE LAND
RM-2.4. P NTING PLAN
'7—
PROJECT DESCRIPTION: EXISTING MAILBOX 12'-0"
ON CONC. PAD IVEWAY Cul 'I V
I Entry
[ ::R�h
NO EXTERIOR MEC
No EXT E R
INTERIOR
EQUIPM E N
EQUIPMENT IS INCL
T
4y
PERTY LINES
E_
THIS DEVELOPMEN'v
TH IS DE V I
\/ARE
PROPOSED
REFER TO SURVEYOR'S
ARE PURSUANT
SHORT PLAT DRAWING FOR
HORT PLAT
HORT F
CONCRETE
C
0
080028
C 8002
DRIVEWAY
X X
IS
LOCATION AND DIMENSIONS
OF ALL NEW PROPOSED CO�
CO ICRETE
E
PROPERTY LINES &
IVEWAY
EASEMENTS V
PROPERTY UNI:\/
LANDSCAPE PLANTING
12'-0'
L,00.0' FRONT LOT DIMENSION
2'-0'
IVEWAY CUREU
PRIOR TO SHORTIPLAT
Y,�; CUR
F-A1011INU FIUUJF- MINU UMR/-\UF_ tARF_ I \/ \/ I I
V LANDSCAPE STRIP : 111-1AIV I AKInCrAD; CTOID .—STAMPED PATTERN CONCRETE.
FU 011 mtmuvrlu 1AINU 1')IIr_ iu 011 PLANTING PER Cl PLANTING IER CITY/
OF EDMONDS
GRADED PER CIVIL DRAWINGS. SITE OF EDMON)S
UTILITIES WILL BE INSTALLED AND
PROPERTY WILL BE SUBDIVIDED A
INTO 3 LOTS. (3) TWO STORY
ZERO-LOTLINE RESIDENCES (TYPE
V CONSTRUCTION) WILL BE Z106'
CONSTRUCTED. ALL CONTOURS SHOWN ARE EXISTING.
REFER TO CIVIL ENGINEER'S GRADING
PLAN FOR ALL EXISTING AND
SITE WORK: PROPOSED CONTOURS.
REFER TO CIVIL DRAWINGS FOR
qlTP' r-PAniKir- IDI AI\I(Z AI\117) HTII IT\/
U)
Ld
_J
Z _J
LJ
_W0
D W
M Cl.
1 o' SETBACK
4' H WO
FENCE &
CATE
METERS
LANDSCAPE
PLANTING
, ML�_ =1
,�q,6tj
LINE
LSIETBACK
E
LANDSCAPE
PA
LM
PLAN�IINI:
EXIST. SHED
TO BE
REMOVED
\1 04'
LO
r-
)LANDSCAPE STRIP
'1/PLNTING PER CITY
F EDMONDS
A
EXISTING
MAILBOX
SIDEWALK r/
nATHIJ OntKIT C1 MI
21425 80th Ave.
W
EXISTING ADDRESS
Mr-MM 1L) UVIL LNUINLLKZ�
DRAWINGS FOR ALL
REFER W UVIL r11U1Nr_r_r%Z�
SITE PLAN FOR LOCATION
k . -
-I-G�) @ TOP OF HOLD
27043000106400
& ASSESSOR'S
NUMBER
SIDEWALK, R.O.W., AND
OF ALL EXISTING
DOWN BOLT AT FIRE
REFER TO CIVIL
CURBCUT INFORMATION
STRUCTURES AND PAVING
HYDRANT 0 SOUTH END
80th Ave.
W
ENGINEERS
DRAWINGS FOR ALL
AND DETAILS
TO BE REMOVED.
OF ADJACENT LOT
10KC7 (
EXISTING &
PROPOSED UTILITY
LOCATIONS
PLANS.
REFER TO COVER
DATUM POINT
ROPOSED SITE PLAN
SHEET A-1.1 FOR
OBTAINED FROM SURVEY: TOP OF HOLD
HIS DRAWING SHOWS THE PROPOSED STRUCTURE
SITE AREA, LEGAL
DOWN BOLT ON FIRE HYDRANT AT THE
CONSISTING OF 3 DWELLING UNITS ON 3 SEPARATE LOTS.
SITE AREA:
CESCRIPTION,
SOUTH END OF THE LOT IMMEDIATELY
REFER TO SURVEYORS SHORT PLAT DRAWINGS FOR
7,500.23 S.F. (.17 ACRES) TO BE
FROJECT
TO THE SOUTH OF THIS PROPERTY.
LOCATION, DIMENSIONS, AND BEARINGS OF PROPOSED
SHORT —PLATTED INTO 3
CESCRIPTION, AND
ELEVATION OF BOLT IS T-G �. lox-, oi
PROPERTY LINES AND ALL PROPOSED EASEMENTS.
20NING CRITERIA
SEPARATE LOTS (1@ 2542 S.F,
BUILDING HEIGHT CALCULATIONS
1 @ 2401 S.F., & 1 @ 2555 S.F.
POINT A(NW CORNER) i88.41'
POINT B(SW CORNER) 'A
5
POINT C(SE CORNER) 11T �- IZ,02—'
6,573 S.F. BUILDING FOOTPRINT
POINT D(NE CORNER) 10,;,-72'
12_lqll�
44.97% LOT COVERAGE
401.12 DIV. BY 4 +&0-.2S'--
ST
80th
Ave. W
AVERAGE FINISH GRADE =
MAX. ALLOWABLE* RIDGE HT.
PROPOSED RIDGE HEIGHT = t2t-'94' 1.33.6
(SEE FRONT BUILDING ELEVATION DRAWING
SITE PLAN -
SCALE 1" = 10'-O'f
WEST
PROPERTY
LINE
.�Iope
hPPFRt jED J3Y PLA I G
—` - r I -�, V I -
-F,,r rt V �Or\ �0 (7
01 C4, f d(A y
2' MAX, CHANGE IN GRADE
FROM FRONT TO REAR OF SITE
— — 'IT
I I I I ILL-1 T 1 -1 L_ 1-1 L1_1 T -IT L1_1 T -F L1_1 -1 -1 -1 -1 -1 -1 T-1 -1 L-11 T 1-1 L1_1 -1 -1 -1 i 11 T-1 -, L
EAST WEST SITE SEC
0 SCALE 1 " = 10'-0"
Affi;iOVED ;1-16 NOTED
Py E�N.GINEFW.11 IG
'V
-7
Date:_
.
1�4 flAtZT OF- A -04NWOF.;
SILWIVISJoM . MfM10 C4VIL 10tf1t3S
"Wovo Vift -FILV" -A_1?W?4D80031
V021Z "(KNW124M6 %MUA9ZM1-ri
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Jfwwm�;-�.s .
7 R ID BY LA I
It a W-&r7 T_ (o T
(Q?OIY03�7/?08� 305
EAST
PROPERTY
LINE
Parking Lot for
Apartment Building
North of Project
Site
TION (EXISTING CONDITIONS
RBSUB
JUL 10 2014
BUILDING DEPAR,77MENT
CIrt OF EDIONDS
PERMIT DRAWINGS
This note applies only to the architectural drawing prepared by Carl J. Colson
The Builder shall be responsible for developing construction details necessary
The Architect has not been contracted to perform Construction Administration
Architect PLLC for PRIDE VENTURES. LLC (the Owner/Developer/Builder) for the BM
to construct a weathertight, durable building.
services or Construction Observation services for this project and is not liable
Avenue Townhomes (a 3 unit residential project) at 21425 80th Ave. W Edmonds, WA.
All flashing, weatherproofing, roofing, and waterproofing details and
or responsible for determining adequacy of construction of building envelope
This architectural drawing is prepared as a part of the Permit Set of drawings (along
construction of these detail assemblies are the full and complete
or details.
with structural drawings provided by structural engineer) for the Owner/Developer/Builder
responsibility of the Owner/Developer/Builder and these details shall be
The Owner/Developer/Builder sholl be responsible for inspecting and verifying
for this project only. All details, notes, and drawings shown are for Permit purposes only
constructed per manufacturer requirements, building code requirements, and
that all flashing, weatherproofing, roofing, and waterproofing details are built
and do not constitute the full set of details required to construct this project.
accepted Industry Standards for performance.
correctly and meet Owner/Developer/Builder approval and accepted industry
standards before being covered by subsequent construction work.
CARL J. COLSON — ARCHITECT PLLC
23623 20th AVENUE W BOTHELL,
WASHINGTON 98021 (425) 806-3703
PROJECT:
Magnoha Court
Townhonnes
21425 80th Ave. W
Edmonds, WA
CLIENTS:
Pride Ventures LLC
P.O. Box 429
Edmonds, WA 98020
(425) 422-0053
Jake Lyon
543
�,REGJISTERED
Al`�HIT CT
CA(J.COLSON
$TATE OF WASHINGTON
Mus"L
Zone Corner'Flag_
Setbacks Regiiired Actuil
Front W /5--
Sides /�K )0/;
Rear6�
Qther
Height �_5-t 5—
PERMIT SET NOTIFICATION
This set of drawings is being issued as a Permit Set and
is subjedtJo change and adding of additional drawings
or information as required by review by Edmonds Building
Depa' ment. DO NOT USE THIS DRAWING FOR'
CONSTRUCTION UNLESS THIS'DRAWING HAS EDMONDS
BUILDING DEPARTMENT "APPROVED" STAMP UPON
COMPLETION �OF THE PERMIT REVIEW PROCESS. Do not use
for bidding or estimating purposes unless authorized by
Owner Developer.
1 7-31-07 Pre —Application Submittal
2 4-23-08 General Design Review Submittal
3 5-12-08 Shortplat Submittal
—28-2014 Permit Submittal
5 6-2-2014 Permit Revision 5
*C*O*P*Y*R*I*G*H*T*
THESE DOCUMENTS, THE IDEAS AND DESIGNS
INCORPORATED HEREIN AS AN INSTRUMENT OF SERVICE,
ARE THE PROPERTY OF CARL J. COLSON — ARCHITECT
PLLC AND ARE SOLELY FOR USE ON THE RESIDENTIAL
PROJECT 21425 80th Ave. W TOWNHOMES, EDMONDS,
WA. THESE FILES MAY NOT BE USED ON ANY OTHER
PROJECTS NOR MAY THEY BE TRANSMITTED
ELECTRONICALLY WITHOUT EXPRESS PERMISSION OF
ARCHITECT.
COPYRIGHT 2014 CARL J. COLSON — ARCHITECT PLLC
1 o 3
Vu/14
___ T____T
Hpm
Z
+
WIN
RRam
CSIrd
Misi,
VD
Flagstone
Pathway
PMsf +
4!+ +
+ + + + + +
SjMC
[,j BMJdW-,
Camo
17
PLANTING PLAN
I 10'-0" (CHECK SCALE BAR FOR ACCURACY)
• TREE STAKES TO E
PARALLEL. EVEN-T
LiNSCARRED AND I
UNDISTURBED SUB,
• FERTILIZE ALL TREI
APPROVED STARTEI
APPLIED AT MANUF
SUGGESTED RATES
PLANT TREE 1/2*
THAN DEPTH GRO�
NURSERY.
TYPICAL PLANTING DETAILS
NO SCALE
NO. DATE
1 7-17-OE
REVISION
of Edmonds comment letter -
of Edmonds comment letter
0
0
0
W
G
G
GS
MAc I
A
AV 10
1,NM, W, 0=1 a
Broadleaf Deciduous (IN ADDITION TO CALIPER REQUIREMENTS, ALL TREES MUST BE 6-FOOT MIN AT TIME OF PLANTING)
Quantity
Symbol
Scientific Name
CommonName
Code Name
Planting Size
5
C>
Acer circinaturn
Vine Maple
ACin
8 1-101
4
Amelanchier grandiflora 'Autumn Brilliance'
Serviceberry
AGab
2"-Cal
Conifer Evergreen
Quantity
Symbol
Scientific Name
CommonName
Code Name
Planting Size
9
Chamaecyparis nootkatensis 'Green Arrow'
Weeping Alaska Cedar
CNga
8 1-101
Fern
Quantity
Symbol
Scientific Name
Common Name
Code Name
Planting Size
27
Polystichum muniturn
Sword Fern
Pmsf
1 -Gal
Grass
Quantity
Symbol
Scientific Name
CommonName
Code Name
Planting Size
19
;,/I
carex morrowii variegata
Morrow's Sedge
Camo
1-Gal
9
Miscanthus sinensisLittle Kitten'
Dwarf Maiden Grass
MSlk
1 -Gal
Ground Cover
Quantity
Symbol
Scientific Name
CommonName
Code Name
Planting Size
30
. . . . .
IWX+,+,++-'
Arcostaphylos uva-ursi
Kinnikinnick
Aruv
1 -Gal
912 sf
Locally Grown Sod
Turf
LGS
N/A
Perennial
Quantity
Symbol
Scientific Name
Common Name
Code Name
Planting Size
19
Hemerocaus -pardon me,
Red Daylilly
Hpm
1 -Gal
Shrub
Quantity
Symbol
Scientific Name
Common Name
Code Name
Planting Size
6
C>
Buxus microphylla japonica'compacta'
Dwarf Boxwood
BMJdw
1-Gal
3
Cornus stclonifera 'Isanti'
Isanti Redtwig Dogwood
CSIrd
5-Gal
29
Gaultheria shallon
Salal
GS
2-Gal
22
Mahonia Aquifolium'Compacta'
Compact Oregon Grape
MAc
5-Gal
7
Rhododendron 'Ramapo'
Ramapo Rhod.
RRam
2-Gal
11
(D
Spi.rea japonica 'Magic Carpet'
Magic Carpet Spirea
SjmC
2-Gal
11
Viburnum davidii
David's Viburnum
VD
5-Gal
1
Viburnum plicaturn tomentosurn 'Watanabe'
Doublefile Viburnum
VPTW
5-Gal
flagstone pathway
GUYING APPARATUS:
112" N VINYL HOSING
4 GAU4G GALV. 'MRE
GROuNDCOVER PLANT.
SEE PLANT LIST
BARK MULCH
8 FOOT, 3* ROUNI) BVC
LODGEPOLE PINE STAKES,
3 PER TREE ........................ ...... MMOL
BARK MULCH \_j Li U -----TOPSOIL
DEPTH AND
UDEPTH
CH
72F, L—
TYPE AS SPECIFIED
4" WATERI G BASIN Fi_��17=Lj r -
EXISTING
SURROuND)%,,G TREE SE=4
SUBGRADE
FINISH GRADE
0 0 (D I
PULL BURLAP OFF TOP 1/3
OF ROOTBALL
PLANTING BACKFILi. MIX
EXISTING SUBGRADE
SCARIFY PLANTING
PIT WALLS
SET RQOTBALL ON MOUND
OF COMPACTED PLANTING
8 MIX
BY I REV.1 preparedfor:
_K I
ZZ
Pride Ventures LLC
Jake Lyon
PO Box 429
Edmonds, WA 98020
Cell: 425-422-0053
GROuNDCOVER PLANT
SPACING AS INDICATED
ON PLANT LIST (TYPICAL)
EDGE OF PLANTER
prepared by:
?"' "
191,
ewosDes'
rM
. . . . .
Landscape Arcl itecture and Planning
. .
Mount Vernon, WA 98273
p. 360.419.7400
f 800.508.2017
ecco . sDes ign.
www.eccosdesign.com
oPLANT SHRUB 1/2" HIGHER
THAN DEPTH GROWN AT
NURSERY.
OFERTILIZE ALL PLANTS WITH
APPROVED STARM FERTILIZER
APPLIED AT "urAcTURER'S
SUGGESTED RATES
2* DEPTH BARK MULCH
4" WATERING BASIN
SURROUNDING PLANT
FINISH GRADE
REMOVE BURLAP FROM TOP
1/3 OF ROOTBALL LIGHTLY
SCARIFY ROOTBALL OF
CONTAINER -GROWN PLANM
PRIOR TO BACKFILLING
PLANTING BACKFILL
SCARIFY PLANTING PIT WALLS
EXISTING SUBGRADE
SET ROOT
BALL ON MOUND OF
COMPACTED PLANTING BACKFILL MIX
21425 80TH AVE W.
EDMONDS, WASHINGTON
SCALES:
HORIZONTAL : 1 10'
VERTICAL : N/A
DESIGNED: GK
I DRAWN: GK
GENERAL NOTES
1. ALL WORK SHALL BE PERFORMED BY PERSONS FAMILIAR WITH THIS KIND OF WORK AND UNDER
THE SUPERVISION OF A QUALIFIED FOREMAN.
2. ALL PLANT MATERIAL SIZES AND QUALITY TO CONFORM TO AMERICAN ASSOC. OF NURSERYMEN,
AMERICAN STANDARD FOR NURSERY STOCK, 2002.
THE FIELD BY THE LANDSCAPE CONTRACTOR.
3. PLANT LOCATIONS ON THE PLANS ARE DIAGRAMMATIC AND MAY BE SUBJECT TO ADJUSTMENT IN
4. ALL PLANT MATERIAL SHALL BE OF NURSERY STOCK AND SHALL BE OF THE TYPE,SIZEAND
CONDITION SPECIFIED. THE PLANT MATERIAL SHALL EXHIBIT NORMAL HABITS OF GROWTH FOR THE
SPECIES, SHALL HAVE BUDS INTACT AND SHALL BE FREE OF DISEASE, INSECTS, SCARS, BRUISES,
BREAKS, SEED AND WEED ROOTS.
5. 3 WAY TOPSOIL TO BE PLACED AT A MINIMUM OF 4" IN ALL BED AREAS AND TILLED INTO EXISTING
SUBGRADE
6- ALL LANDSCAPE AREAS SHALL HA VE PLANTING BACKFILL AMENDED WITH A TRANSPLANT
AMENDMENT (SUPERTHRIVE OR EQUAL) AND WETTING A GENT (TERA WET OR EQUAL) APPLIED A T
MANUFACTURES RECOMMENDED RATE.
7. MULCH IS TO BE INSTALLED AT ALL NEW PLANTING AREAS WITH A MINIMUM OF 2 INCHES.
8. LANDSCAPE CONTRACTOR SHALL VERIFY LOCATION OF ALL SITE UTILITIES PRIOR TO LANDSCAPE
IMPLEMENTATION. PLANT LOCATIONS MAY BE ADJUSTED TO AVOID CONFLICT.
9. LANDSCAPE CONTRACTOR . SHALL TAKE NECESSARY PRECAUTIONS TO PROTECT EXISTING SITE
IMPROVEMENTS, PAVING, WALLS, AND UNDERGROUND UTILITIES. DAMAGE SHALL BE REPAIRED TO
THE OWNER'S SATISFACTION AND AT NO ADDITIONAL COST.
10. PLANT COUNT IS FOR THE CONTRACTORS CONVENIENCE; IF THERE IS A DISCREPANCY, THE PLAN
SHALL GOVERN. ACTUAL PLANT QUANTITIES TO BE DETERMINED BY REQUIRED PLANT SPACING.
11. ALL AREAS TO BE PLANTED WITH GROUNDCOVER ARE INDICATED ON THE PLAN WITH A HATCH
PATTERN. SEE PLANT LIST FOR PLANT TYPE, SIZE, AND SPACING.
12. SUBSTITUTION OF PLANT VARIETIES DUE TO LACK OF AVAILABILITY SUBJECT TO APPROVAL BY THE
LANDSCAPE ARCHITECT.
13. ALL DIMENSIONS ARE ASSUMED TO BE PARALLEL OR PERPENDICULAR UNLESS OTHERWISE NOTED.
14. ALL SOIL GRADES TO BE A MINIMUM SIX INCHES BELOW ADJACENT FINISH FLOOR ELEVATIONS
UNLESS NOTED OTHERWISE ALL GRADES ADJACENT TO A BUILDING SHALL HAVE A MAXIMUM SLOPE
OF 5% 3'FROM FOUNDATION.
PRIOR TO CONSTRUCTION. ANY DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF THE
15. ALL GRADES, DIMENSIONS AND EXISTING CONDITIONS SHALL BE VERIFIED BY THE CONTRACTOR
LANDSCAPE ARCHITECT.
15. PLANTING PLAN EMPHASIZES DROUGHT TOLERANT AND NATIVE PLANTS TO BE USED IN AN
AMENDED SOIL IN LIEU OF AN AUTOMATED IRRIGATION SYSTEM AS A WATER CONSERVATION BEST
PRACTICE. SUPPLEMENTAL HAND WATERING WILL BE DONE DURING FIRST YEAR TO GUARANTEE
PLANT ESTABLISHMENT. IF CITY REQUIRES AUTOMATED IRRIGATION SYSTEM THEN BIDDER
DESIGNED SYSTEM WILL BE PROVIDED.
16. SURVEY AND BASEMAP PROVIDED BY LSA ENGINEERING, 19217 36TH AVE. W., #106, LYNNWOOD, WA
98036
_&R'111,1Y PL t11111 �G Pifl 70 AS NOTED
!Ell
Ar 1(.')Vr
NEERINC-1
30 7 c) Date:
J* fA41NTjHIq 4-
NOTE:
1. SEE PLAN FOR EXTENT OF STONE PAVING
FLAGSTONE PATHWAY
NO SCALE
wftwto)j
11Z5&FS* 4 lXT1UTWT
MONTANA SLATE FLAGSTONE, 18"-24"
WIDE, MIN 2" THICK, JOINTS MAX 2"
WIDE.
An1wRimD
01 S-mg8ftom
MINIMUM 1-1/2"CLEAN SAND 0\W$44W UTI L I -rlF-r
AMI& "TO VVIL. POMS,
4"COMPACTED GRAVEL
W041) 011* 8%BDtAAS10tJ
SUBGRADE
"'TING PLAN
PLAN
ISSUE DATE: 3.28.14
DRAWING: 0815-site
CHECKED: PD
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1-4 tQ E.,�L,5 C--o t,� C—
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Unit #1 Unit #2 Unit #3
ENTRY ELEVATION (WES33
SCALE 1/8" - V—O"
4
2 SIDE ELEVATION (NORTH)
SCALE 1/8n - V-0"
U 6
I �fj -"J
CITY
cr*.Py
CARL J. COLSON ARCHITECT PLLC
23623 20th AVENUE W BOTHELL.,
WASENGTON 98021 (425) 806-3703
Magnoha Court
Townhotnes
21425 80th Avc, W
Edmonds, WA
CLIENTS
Pride Ventures LLC
P.O. Box 429
Edmonds, WA 98020
(425) 422-0053
Jake Lyon
EXTERIOR
BUILDING
ELEVATIONS
W Of-*awkqarl -
:Wwt4 to awit =r1oned as -i PirmAf W aW
V 9 f *d4
gr Inf—aUT_" f!�*v�_by=rw%q
W RM&W FROCESSI. 00 r4t Un
=7=74" Wpom urdm au#vofttd by
I 7-31-P *�� &brad
1 4-23-01 ftwd DWF RIAW 06,Abd
3 5-12-M
4 3-20-2014 FwM SAMW
5
WL OR fam
*C*O*P*Y*R*I*G*H*T*
THESE DOCUMENTS, THE IDEAS AND DESIGNS
INCORPORATED HEREIN AS AN IWMMENT OF SMVICE-
ME THE PROPERTY OF CARL 4. COLSON — ARCHITECT
PLLC AND ARE SOLELY FOR USE ON THE RESIDENTIAL
PROJECT 21425 Mh hN. W TOWNHOME% EDMONDS.
WA. THESE FILES MAY NOT BE USED ON ANY OTHER
PROJECTS NOR MAY THEY BE TRANSMfrrEO
ELECTRON"lY WITHOUT EXPRESS PERMISSION OF
ARCHITECT.
OOPYRIONT 2014 CARL J. COLSON — AMITECT PUC
A-3.1
I
unit ff,)
Unit #2
REAR ELEVATION (EAS11
SCALE 1/8- - l'—O-
SIDE ELEVATION (SOUTH)
SCALE 1/8" 1-0-
Unit #1
o
0 3
//""I
CARL J. COLSON — ARCHITECT PLLC
23623 20th AVENUE W BOTHELL,
WASHINGTON 98021 (425) 806-3703
Magnoha Court
Townhomes
21425 80th Ave. W
Edmonds, WA
CLIENTS:
Pride Ventures LLC
P.O. Box 429
Edmonds, WA 98020
1425) 422-0053
Jake Lyon
V 7
17
AC aim
4ACF�—
EXTERIOR
BUILDING
ELEVATIONS
drawl"96 Is be" Issued as a and
Is sub to - and addl= add I dravir
or Infa-mmuon 0 rod by Edmmh BuAng
080aftent an = A =Q A
MONSURIIIIKK-AINLESS TM hfM&AMd MAN A MMONDS
am me, not Use
far bfwng Or "UmQW9 MP*m u*n w0wized by
owner 00"10w.
7-31-07 ft�� ""Ad
4-23-0 - - Culp NVAW 01W&I
3 5-12-0 DwW *An*W
4 3-28-2014 " S' I'
5
*C*O*P*Y*R*I*G*H*T*
THESE DOCUMENTS. THE IDEAS AND DESIGNS
INCORPOWED HERON AS AN INSTRUMENT OF BENCE.
ARE THE PROPERTY OF CARL J. COLSON - ARCHITECT
PLLC AND ARE SOLELY FOR USE ON THE RESIDENTIAL
PROJECT 2142 Av@6TWTOWN ENS, EDMONDS,
Fl&r
k'AY N E USr
INA. THESE 0 ANY OTHER
PROJECTS NOR MAY THEY BE TRANSMITTED
ELECTRONICALLY WITHOUT DFRESS PERMISSION OF
ARCHITECT.
COPYRIGHT 2014 CARL J. COLSON - ARCHITECT PLLC
A-3.1