23709 84TH AVE W.PDF111111111111
7803
23709 84TH AVE W
0
0
ADDRESS:
TAX ACCOUNT/PARCEL NUMBER:
BUILDING PERMIT (NEW STRUCTURE):
COVENANTS (RECORDED) FOR:
CRITICAL AREAS: 0,6- /P I DETERMINATION: 0 Conditional Waiver 0 Study Required /O(Waiver
DISCRETIONARY PERMIT #'S:
DRAINAGE PLAN DATED:
PARKING AGREEMENTS DATED:
EASEMENT(S) RECORDED FOR:
PERMITS (OTHER.):
PLANNING DATA CHECKLIST DATED:
SCALED PLOT PLAN DATED:
SEWER LID FEE
SHORT PLAT I'll
SIDE SEWER AS BUILT DATED:
SIDE SEWER PERMITiSl #-
GEOTECH REPORT DATE]
STREET USE / ENCROACHMENT PERMIT #:
WATER METER TAP CARD DATED:
OTHER: 0,
LID #:
LOT: BLOCK:
LATEMP\DSrs\Forms\Street File Checklistdoc
ca
PLANNING DATA
New Commercial / Multi -Family Projects
STREETFILE
Name: Paf A-YcM-ce
Date: C) 1; 0 - �_DC) (.p
Site Address: TH
Plan Check #: BLD-2006- 5 f 2- 1 5:t-'3
1+
Project Description: 2- VItW t-yiP1t-X,-,5
Use(s) Proposed: ftl IA I a Yn f i Li
Allowed Use: (US NO)
CUP File Number: —
To Allow What Uses:
Legal Nonconforming Land Use Determination Issued: (YES / @�
Reduced Site Plan Provided: ( OES NO)
Zoning: F-M 1.6'
Map Page: 0 0
Comp Plan Designation: HWI 99 (,Oy-rf"r
Corner Lot: (YES 1 6
Flag Lot: (YES / @)
AD13 File Number (date waived): 0 E; - I C) C)
Lot Area: 9 2-5
Plans Match ADB Approved: (69 NO)
Shoreline Required: (YES
Critical Areas Determination #:
El Study Required
N Waiver
SEPA Determination: QN5 165L44�,CG
El Exempt 10 12-1 1 2- 0 0 5'
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).
Re Setbacks
Street-
Side: ID
Side:
r*
Rea 19,
Actual Setbacks
Street:
W
Side:
10
Sid
Rgr:
Lot Coverage/FAR Required: 4 E5
Lot Coverage/f;AR Provided:
Lot Coverage/F*R Calculations: BIC18 1,= 11 1P
131.01, 2_' 19 11 IP > P
PqM6�9 Height
Datum Point:
Datum Elevation: 4-4-q - (Dt
Maximum Height; 3 01 (25
Actual Height: .301
Subdivision: piat OF fYL4A+16LV1d +(,Vee1'
Lot Aggregation Required: N 0
Landscaping
Landscaping Matches ADB Approved:
Landscaping Bid Provided: ( OES NO) * &Ooo
W W-)
Bond Amount (100% Bid):
�
inhpa-wfe� I n �pe ON fee, ( 11- bi'd
Ian Review BY: �O� 6,70�
( V1. 6 wa)
PLANNING DATA
New Commercial / Multi -Family Projects
=FILE I
Commercial Parking
Anatysis
Business Name
Type/Use
Parking
Ratio
Tenant
Area
Required
Parking
Total Parking Required. -
Total Parking Provided. -
Multi -Family Parking Ana Is
# Bedrooms per Dwelling Unit
Parking Ratio
# Units
Required
Parking
Studio
1.2/D.U.
1 Bedroom
1.5/D.U.
2 Bedrooms
1.8/D.U.
3 + Bedrooms
2.0/D.U.
Total Parking Requireaf.-
(10
Total Parking Pro videcf.
Other , :
FJCA��, J, & -L - (�UPCY flatt)
I i
?NTA-A rA dc
VM4�)
V
"PiA+ A-vaiw w0l Nmdse.
$67000 -(4r%dSCq
$3P#t?V# — frrJ*5A*
Vb kndsc-alp
+
"V M 4LX 5V MOO
(9 ri -6(
r1l )
I/
Plan Review By: ge;w 6,70�
#P20
'4C. 1%91-1
City at Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
Fax: 425.771.0221
Ile Critical Areas Checklist contained on this form is to
be filled out by any person preparing a Development
Permit Application for the City of Edmonds prior to
his/her submittal of the application to the City.
Ile purpose of the Checklist is to enable City staff to
determine whether any potential Critical Areas are, or
may be, present on the subject property. The information
needed to complete the Checklist should be easily
available from observations of the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
Date Received:
--
City Receipt #: q__L,01
Critical Areas File#: ()y
sqj2l
Critical Areas Checklist Fee: $135.00
Date Mailed to Applicant:_.
A property owner, or his/her authorized representative,
must fill out the checklist, sign and date it, and submit it
to the City. The City will review the checklist, make a
precursory site visit, and make a deten-nination of the
subsequent steps necessary to complete a development
permit application.
Please submit a vicinity map, along with the signed copy
of this form to assist City staff in finding and locating the
specific piece of property described on this form. in
addition, the applicant shall include other pertinent
information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
'Me undersigned applicant and his/her/its heirs, and assigns, in consider-ation on the processing of the application agrees
to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable
attorney's fees, arising from any action or infi-action based in whole or part upon false, niisleadmig, maccurate or
mcomplete infortnation furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to fil this application gMe behalf of the owner as listed below.
SIGNATURE oF APPLicANT/AGENT77 DATE
Property Owner's Authorization
By my signature, I cerfify that I have authorized the above Applicant/Agent to apply for the subject land use application,
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the
purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER
Owner/Appficant:
Name
-
Street Address
city 'State Zip
Telephone: 0 - a20 — 1 (3 ( 0
Email address (optional):
DATE
Applicant Representative:
VA 'I &
7 Z006
Name
BUiLUAU,
Street Address
city State Zip
Telephone: �� (0 - a-�� - L-+� 3 -
Email Address (optional):
EM
#P20 CA File No: 05— to
Critical Areas Checklist
Site Information (soils/ topography/ hydrolo, /vegetation)
S1
L Site Address/ Location: NAki,
—0
2. Property Tax Account Number:_
3. Approximate Site Size (acres or square feet): -a,
4. - Is this site currently developed? -k yes; _
F1161
If yes; how is site developed? I Ll.�' I I. VAKW
j - 1
5. Describe the general site topography. Check Jthat apply.
�4 Flat less than 5-feet elevation change over entire site.
Rolling: slopes on site generally less than 15% (a vertical
distance of 66-feet).
Hilly: slopes present on site of more than 15% and less
over a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertii
distance of less than 33-feet).
Other (please describe):
L ",'
0) 0
4"" 4vc W
Site contains areas of year-round standing water: Approx
7. Site contains areas of seasonal standing water: 14. Approx. D
_V
What season(s) of the year?
8. Site is in the floodway KI K floodplain of a water course.
9. Site corjt�ains a creek or an area where water flows across the grounds surface? Flows are year-round?
Flows are seasonal? (What time of year?
10. Site is primarily: forested meadow ;shrubs mixed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site: 0 ( IN
- -- J
For City Staff Use Only
1 Plan Check Number, if applicable? NOOK, iliVM-
2. Site is Zoned? EM- I-E57.
3. SCS mapped soil type(s)? 5-- A- I 6(e/yy" 0 6( U Y10 4111 WAM CA CO 0!�V I
4. Critical Areas inventory or C.A. map indicates Critical Area on site? N00f, 6h0WV1 -
Site within designated earth subsidence landslide hazard area?- L4A* J &4*rl -C4 'a
+D M CA Vt, -fi 0 a I d V1 a -H 0-)K1
IRJCVV;1035101��
—STUDY REQUIRED
Reviewed
- � X WAIVER
K:3
Permit ID: 110722
L-E] Planning Permits Old Tax Acct #: 14519-001-012-02
L.L] New Tax Acct #: 1004519�001-012-02
11 El
T-T]
New- Undo- GoTo.. Print. Exit..
Year: App #: Type: Contract Rezone?
12005 1100 JADB
Applicant's Name: lArcher Group
Building #: 123707
Street* 184th
Suffix JAV Dir: 1W Apt #:
Intersection? Streets:
Permit Information..
Show Process + Subdivision Details
Description:
16 - unit
Date Rec'd:
FF9�
Hearing Date:
111/2/2005
Final Hearing:
Decision:
FP Proved
Date Decision Final:
111/4/2005
Total Process Time:
Appeal Period Done:
111121/200
Review Hold Days:
F-
Expiration Date:
F-
Staff Member:
113ullock Extension?
Project Name:
Subdivision Data?
FLURY-WYRICK AND ASSOCIATES,INC.
November 30, 2009
Jeanie McConnell
Engineering Program Manager
ZD
City of Edmonds
121 5"' Avenue N
Edmonds, WA 98020
SUBJECT: 84"" AVENUE WEST TOWNHOMES (SOROS) DRAINAGE REVISION
Dear Jeanie:
The-fedlowing information is provided in response to your staff letter dated November 24, 2009.
The foll6wing information was requested by Jerry Shuster, Stormwater Program Manager:
The proposed addition ol'90fieet of 21-inch diameter detentionpipe does providefin- additional
volume to the detenlionsyslem. Hovvever, I cannot aprove the submittal based on that
infiffmation alone. The applicant must demonstrate that the modified detention syslem ivill match
the pre-development.flows contained in the City -approved 2006 drainage report.fbr the 2, 10 and
100-yearevents. Th is needs to be demonstrated by niode ling the developed scenario shoivn on the
revisedplans. There are too many variables that contribute to the discharge rateftoin a detention
system beside storage volume, such as elevations and diameters of the or�fices, elevation qf1he
ove�flovvpipe, and slope qfthe oiql�illpipe, to approve this solely based on storage volume.
In response to Mr. Shuster's comments we offer the following calculations which are consistent
with the proposed revision and demonstrate that the design storms are mitigated as required by the
Edmonds Municipal Code.
Existing Event Summary:
BasinlD
Peak Q
Peak T
Peak Vol
Area
Method Raintype
Event
-------
(cfs)
(hrs)
(ac-ft)
ac
/Loss
Existing
0.00
9.00
0.0056
0.21
SBLJH/SCS'ryPEIA
2 yr
Existing
0.01
8.50
0.0107
0.21
SBUH/SCSTYPEIA
10 yr
Existing
0.04
8.17
0.0232
0.21
SBUH/SCSTYPEIA
100 yr
F-FRING
1409 NI (AM 11(; \ 1A. \ V UIN I' F S U ITI
1: Y 1% It FT I , WA 9 8 2 0 1
K=
r__-i
November 30, 2009
Page 2
Drainage Area: Existing
I lyd Method: SBUl-1 Hyd
Peak Factor: 484.00
Storm DUr: 24.00 hrs
Area
Pervious 0.2120 ac
Impervious 0.0000 ac
Total 0.2120 ac
Supporting Data:
Pervious CN Data:
Forested
Pervious TC Data:
Flow type: Description:
Fixed None Entered
Developed Event Summary:
BasinlD
Peak Q
-------
(cfs)
Developed
0.05
Developed
0.07
Developed
0.12
Drainage Area: Developed
Hyd Method: SBUH Hyd
Peak Factor: 484.00
Storm Dur: 24.00 lirs
Area
Pervious 0.0560 ac
Impervious 0. 1570 ac
Total 0.2130 ac
Supporting Data:
Pervious CN Data:
Landscaping
Impervious CN Data:
Impervious
Pervious TC Data:
Flow type: Description:
Fixed None Entered
Impervious TC Data:
Flow type: Description:
Fixed None Entered
CN
81.00
0.00
81.00
Peak T
(hrs)
8.00
8.00
8.00
CN
86.00
98.00
86.00
98.00
Loss Method: SCS CN Number
SCS Abs: 0.20
111tv: 10.00 rnin
TC
0.55 lirs
0.00111-S
0.2120 ac
Length: Slope:
0.00 ft 0.00%
Peak Vol
Area
(ac-ft)
ac
0.0190
0.21
0.0272
0.21
0.0440
0.21
Coeff. Travel Time
32.7000 32.70 min
Method Raintype
Event
/Loss
SBUH/SCSTYPEIA
2 yr
SBUH/SCSTYPEIA
10 yr
SBUH/SCS TYPE I A
100 yr
Loss Method: SCS CN Number
SCS Abs: 0.20
1 11tv: 10.00 rn in
TC
0. 17 lirs
0. 17 lirs
0.0560 ac
0. 1570 ac
Length:
Slope:
Coeff-
Travel Time
0.00 ft
0.00%
10-0000
10.00111111
Length:
Slope:
Coeff-
Travel Time
0.00 ft
0.00%
10.0000
10.00 rn in
3 10 1) N1 (" 1) U A 1, 1, A N' 1: N U J; , S U I T H' I o 2
R I �T F, \X A 1) 8 2 0 1
November 30, 2009
Page 3
Control Structure ID: Combo - Combination Control Structure
Descrip: Multiple Orifice
Start El Max El Increment
446.6700 ft 449.5700 ft 0.10
ID List: D-00 I Riser
Control Structure ID: D-001 - Multiple Orifice Structure
Descrip:
Multiple Orifice
Start El
Max El Increment
446.6700 ft
448.5700 ft 0.10
Orif Coeff.
0.62
Bottorn El:
444.67 ft
Lowest Diarn:
0.6300 in
out to 2nd:
1.5800 ft
Diam:
1.0800 in
Control Structure ID: Riser - Overflow riser
Descrip: Multiple Orifice
Start El Max El Increment
448.5700 ft 449.5700 ft 0.10
Riser Dia: 12.00 in Orif Coeff- 3.78 Weir Coeff- 9.74
Node ID: Detention Pipes
Desc:
Manhole structure
Start El:
446.6700 ft
Contrib Basin:
Stage
Input
Volume
446.67
0.00 cf
0.00 cf
446.97
12.00 cf
12.00 cf
447.27
48.13 cf
48.13 cf
447.57
125.86 cf
125.86 cf
447.87
240.06 cf
240.06 cf
448.27
416.18 cr
416.18 cf
448.57
542.81 cf
542.81 cf
Node ID: RLP
Desc: Manhole structure
Start El: 446.6700 ft
Contrib Basin:
Storage Id: Detention Pipes
Max El: 448.5700 ft
Contrib I lyd:
Volume
0.0000 acft
0.0003 acft
0.00 11 acft
0.0029 acft
0.0055 acft
0.0096 acft
0.0125 acft
Max El:
Contrib Hyd:
Discharge Id:
448.5700 ft
Combo
3 4 0 1) %1(: 1) U (; A 1,1, A V F N U k , S [,,I TI � j o 2
VI � R ];'I T, A'A 9820 1
November 30, 2009
Page 4
RLPCOMPUTE [RLPI SUMMARY
2 yr Match Q: 0.0050 efs Peak Out Q: 0.0113 cfs - Peak Stg: 447.78 ft - Active Vol: 205.26 cf
10 yr Match Q: 0.0132 cfs Peak Out Q: 0.0132 cfs - Peak Stg: 448.17 ft - Active Vol: 373.08 cf
100 yr Match Q: 0.0382 cfs Peak Out Q: 0.0390 cfs - Peak Stg: 448.58 ff - Active Vol: 545.75 cf
A summary of the pre -developed and post -developed mitigated flows is provided below:
Return Period
Pre -developed Flow
(c fis)
Post -developed Flow
(cfs)
2 Yr
0.01
0.01
10 Yr
0.01
0.01
100 Yr
0.04
0.04
The flow rates are mitigated as required. Please see the attached stage -storage surninary. These calculations
take into account the connector catch basin volurnes as well as the 48-inch diameter storm drain manhole
volurne; therefore the overall length of the proposed additional 2 1-inch diameter pipe has been reduced to 60
LF. Three sets of revised plans are included with this submittal for Your review.
Please call ine if you have any questions or concerns.
Sincerely,
FLURY-WYRICK AND A-
,�SOCIATES, INC.
Mark Flury
Principal
1409 AVENITF, SUITF 102
I ` V I � H I � '11', W, \ ') 8 2 () I
A"*, .4%,
Pipe #1
Pipe #2
Pipe #3
Pipe #4
SDMH
CB's
Invert=
446.67
447.11
447.07
447.49
446.67
Varies
Length=
88
75
70
60
Slope=
0.005
0.005
0.005
0.005
Diameter=
1.75
t75
1.25
1.75
4
Elevation
Volume
Volume
Volume
Volume
Volume
Volume
Inc Total Volume
446.67
0.00
0.00
0.00
446.77
0.55
1.26
1.80
446.87
3.04
2.51
5.56
44&97
8.23
3.77
12.00
447.07
16.57
&00
5.03
21.60
447.11
0.00
5.53
0.00
27.13
447.17
26.08
0.46
6.28
0.22
33.04
447.21
0.55
6.79
0.37
34.24
447.27
36.92
2.53
7.54
0.59
48.13
447.31
3.04
&04
0.73
51.28
447.37
49.35
6.79
8.80
0.95
68.94
447.41
&23
9.30
1,10
74.78
447.47
62.84
12.43
10.05
1.54
95.09
447.51
15.80
0.11
10.56
1.98
103.70
447.57
77.05
18.96
11.31
2.64
125.86
447.61
24.13
1,05
11.81
3.08
136.08
447.67
91.71
26.50
12.57
3.74
159.68
447.71
34.14
4.08
13.07
4.18
173.67
447.77
106.58
34.59
13.82
4�84
198.06
447.81
45.24
9.40
14.33
5.28
215.42
447.87
121.44
42.95
15.08
5.94
24&06
447.91
57.11
15.57
15.58
6.38
259.04
447.97
136.07
51.31
16.34
7.04
283-44
448,01
69.50
23.29
16.84
7.48
304.49
448.07
150.22
59.41
17,59
8.14
328,15
448.11
82.20
31.97
18.10
8.58
350.47
448.17
163.62
6&94
18.85
9.24
372.81
448.21
95.01
41.34
19.35
9.68
395.93
448.27
175.91
73.48
20.11
10.34
416.18
448.31
107.75
51.18
20.61
10.78
439.71
448.37
186.55
79.11
21.36
11.44
457.40
448.41
120.23
61.34
21.87
11.88
475.34
448.47
196.08
83.37
22.62
12.54
496.18
448.51
132.25
71.64
23.12
12.98
519.45
448.57
204.09
137.92
85.44
77.84
23.88
13.64
542.81
it? C. 1 S () 13
CITY OF EDMONDS
121 5TH AVENUE NORTH , EDMONDS, WA 98020 - (425) 771-0220 - FAX (425) 771-0221
Website: wwmci.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
Planning o Building - Engineering
August 14, 2006
MEMO TO:
Puget Sound Energy
Verizon Northwest
SNOCOM Police and Fire Dispatch
SNOPAC
Snohomish County E911
U.S. Post Office
Snohomish County Assessor's Office
Snohomish County Information Services
Snohomish County P.U.D.
Edmonds Fire Department
Edmonds Police Department
Edmonds Utility Billing
Edmonds Public Works
Edmonds Building/Street File
Edmonds Address Files
Lynnwood Disposal
Comcast Cable
GARY HAAKENSON
MAYOR
Please be advised that 23707 841h Avenue W has been retired from the Edmonds address
system. It has been replaced with 23709 and 23711 84th Avenue W, Edmonds, WA.
Occupancy: Multi -Family
Short Plat Fruitland Acres
Tax ID Number: 00451900101202
Lots 12 (see attached)
If you have any questions regarding this letter, please contact me at 425-771-0220 or
Harrison(q)ci.edmonds.wa.us. Please contact me if you wish to be removed from this list.
Respectfully,
Marie Ifarrison
Senior Permit Coordinator
Edmonds Building Department
T - T - -
Highlancls� 23424
F 08 23507
23107
I I ; 8707
23502 23big 23506
23515 13523
qoI5 j i I - -1 1 8523 th S SW
5 516 1 ) 8817 23116 3
23 9013 �I 13 5,2
23520. 8,05 8.6,9 21114
2112
"0'
21 7
88051 86013 Park 8
as f0i a" 8505 8423 23522
23121
0 0 T T 18532
9114 902
c,
21101
9016 23616
23601
9108 4 136 IJ 236�1
23603
90 12 23622 2 605
9300
8504 23607
23622 23.;JI
9102 9016 2110.
2: 23626
23630(f 362 6
3629
23713
P 842S 2370
11121 :7 -- -
890V 8427 23
9
8723 231'19
5 8833
2 -.21
.429
2' 23
890 Ile
238TH ST SW
23805
Uj 23808
7 0 628
IL w
X < >
9112 23 15 23815 23814 <
8912 23820 23a22 23809
8826
23820
,3a22
23824 23a28 23823 23830
828
23815
�Ml 87211 23901VI
rona: 23904 23904
2-igol
29
11721 23912
001
\ 1 23916
1 8629 F23926
—9 72�
_M21-123926 23930
_tt_� ` - _
240 1 H ST SW
9022 G4 [24002
-- 9014 87.] 8410
84�4
24020 9024
8704 13700 64 8
2
J4
9012
114 9026 Greenery
�'O
Condo
24026 �: 24027
7. 1
�2 w
9008
241 24109 910-9
24 24104
< 24105 �4108
24112
24111 24110
24111 8515
24115 124118
24116 4 24118 24117 24 Galleon
Apartments
24125 8725
iL 118 24119
9125
8 23 24121 24126
!42ND St — w _ __ _ ___ IW4127
242ND ST SW
24206 3: 4207 21,11013: 11 87
8624 8614
02
- F�
24214 11 24215 242
& 2420
24216 24217 8622
24217 9006 8730 -- 6610
8704
24220 24221 24222 24223 187?0
.62
24229
SM6
24228 24227 24230 2423 0
- — _�8726
24303
24304 24305
8509 Caml
8615
8601 ny's
24314 24313 -- -k ----
24316 24315 24316 8805 ----4 -R. L-
24315 - 2431ff7 8603
24320 8605
im to M in #a I jai to faw
I Von loom loan M I Arb
24.�I 1 1
.25
fM IWAIM
244TH ST SW/W5TH ST NW
Snohomish County, WA Assessor Parcel Data
MW Pagel o472
Sn o No m 111 s hOnfine Government information & Services
County4*
Washington
* R E A I., - Property Information
County Home Assessor Home Treasurer Home Information on which Department to contact
Please view Disclaimer If you have questions, comments or suggestions, please Contact Us.
Date/'rime:8/14/2006 2:09:34 PM Answers to Frequently Asked Questions about Parcel Data (opens as new window)
Return to Property Information Entry page
Parcel Number 00451900101202 Prev Parcel Reference 45190010120208
View Map of this parcel (opens as new window)jl
General Information
Taxpayer Name 11 Address (contact the Treasurer if you have questions)
ARCHER G DENNIS 111887 NORTHSHORE RD --- BELLINGHAM, WA 98226
If the above mailing address is incorrect and you want to make a change, see the information on Name and
zn
Address Changes
Owner Name 11 Address (contact the Assessor if you have questions)
ARCHER G DENNIS & CHARLOTTE A 111887 NORTHSHORE RD - - - BELLINGHAM,
WA 98226
If the above name and address is incorrect due to a recent sale, please see the information on Name and
Address Changes After a- Sale
Street (Situs) Address (contact the Assessor if you have questions)
23707 84TH AVE W - - - EDMONDS, WA 98026-8901
Parcel Legal Description
FRUITLAND ACRES TO LAKE BALLINGER BLK 00 1 D-02 - W 90FT LOT 12 ALSO E 8.47FT OF W
98.47FT OF N 30FT SD LOT
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1'reastirer's Tax Information
Taxes For answers to questions about 1'axes, please contact the Treasurer's office (opens as
new window)
2006 Taxes for this parcel $3,598.93
(Taxes may include Surface Water Management and/or State Forest Fire Patrol fees. LID charges, if any, are not
included.)
To obtain a duplicate tax statement, either download our Tax Statement Request form or call 425-3 )88-3366 to
request it by phone.
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Assessor's Property Data Characteristics and Value Data below are for 2006 tax year.
Please contact the Treasurer's office for answers to questions about 'Faxes (opens as new window)
For questions ONLY about property characteristics or property values (NOT taxes),
please contact the Assessor's Office (opens as new window)
Property Values do not reflect ac�justmcnts made due to an exemption, such as a senior or disabled persons
http://web5.co.snohomish.wa.us/propsys/asr-tr-propinq/PrpinqO2-ParcelData.asp?PN=004... 8/14/2006
Snohomish County, WA Assessor Parcel Data
Am.
N"allies exemption.
Reductions for exemptions are made on the property tax bill.
Tax Year 2006 Market Land $201,200 Market Improvement $156,8001_
Pending Property Values
Tax Year 2007 Market Land $201,200 Market Improvement $178,0001
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Property Characteristics
Tax Code Area (TCA) 00227 View Taxing Districts for this Parcel (opens as new window)
U,eC,de Ill Single Family Residence -Detached
SizeBasis ACRE Size 0.21 (Size may include undivided interest in common tracts and road parcels)
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Property Structures
Type Yr.Built Structure Description
Dwelfing 1925 1 1/2 Story w/Basement View Structure Data (opens as new window)
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Property Sales since 7/11/1999
Explanation of Sales Information (opens as new window)
Page 2 of 2
Market Total $358,000
Market Total S379,2001
Sales data is based solely upon excise affidavits processed by the Assessor.
Transfer Receipt Sales Excise Deed Grantor (Seller) Grantee (Buyer) Other
Date Date Price Number Type Parcels
5/6/2005 5/11/2005 $425,000 195006 W ABDO ALEXANDER S ARCHER G DENNIS & CHARLOTTE No
A
4/2/2003 4/3/2003 $310,000 563231 W ADAMS JAMES B ABDO ALEXANDER S No
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Property Maps Town sh ip/Range/Section/Quat-ter, links to maps
Neighborhood 5604000 Explanation of Neighborhood Code (opens as new window)
Township 27 Range 04 Section 31 Quarter SE Find parcel maps for this Township/Range/Section
View Map of this parcel (opens as new window)l
http://web5.co.snohomish.wa.uslpropsyslasr-tr-propinqlPrpinqO2-ParcelData.asp?PN=004... 8/14/2006
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Figure 614-6. Shoulder Work with Minor Encroachment (TA-6)
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OL
Page 6H-17
Note: See Tables 6H-2 and 61-1-3
for the meaning of the
symbols and/or letter
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Sect. 6H.01
AOW AM%
General Requirements for Traffic Control Devices
1. When safe conditions are possible, two-way traffic must be maintained. All necessary traffic
control devices shall be in good condition and placed in proper locations at all times until
final work is completed and approvcd by the City of Edmonds.
2. The ' us ' e of high-level warning signs is recommended on all streets and required on sight
restrictive streets. Advanced "Construction Ahead" warning signs are required at the
following speed conditions: under 25 mph — 500 lineal feet; over 25 mph — 1000 lineal
feet.
3. The City of Edmonds Police, Fire and Public Works Departments shall be notified of street
closure locations and tirne periods. Streets shall be reopened immediately upon completion
of the work.
4. It is the duty of the contractor to notify all abutting property owners forty-eight hours prior to
commencing any construction that may impede traffic flow or cause the temporary
suspension of utility service. Affected public utility services shall be properly notified.
5. All flag persons must be certificd by the State of Washington Department of Labor and
Industries.
6. Traffic control plans submitted shall utilize the syrnbols as outlined in Table 6H-2 of the
M1JTCD.
7. Sign spacings shall coMplywith theMUTCD Table 6H-3.
8. The City of Edmonds will allow the contractors to ut'1'7
1 1 -c WSDOT Standard K-Plans that are
appropriate for tile activity that tile COntTactor is undertaking.
Street Closure! Requirements (Refer to Figure 6H-20) __ UjtW 00t f;t FJ:FQ�t?.
Streets closed for work shall be Properly posted with "Street Closed" signs and barricades as
required. Signage shall be provided at the nearest intersection to allow for adequate traffic
detour.
Advanced "Detour Ahead" signs sliall be provided 500 feet in advance of the detour route
intersection.
Directional "Detour" signs shall be provided at all turns throughout the detour route on streets.
Local access shall be provided whenever conditions allow safe passage.
Traffic Contirglon Low Volume Roads( kefer toFigure 6H-18) UjjU W or (�e
Two-way traffic withoutfiag person on minor streets that access no more than thirty homes.
S:T-NOR' I 1ANDO1 JTSA'raffic C0111TOf F-8 I. DOC
Revised 09/16/04
r.j
L-00
Special Warning Signs for Motorcycles (see attached detail)
The Washington State Legislature has determined that special waming signs must be provided
(RCW 47.36.200) at work zones in addition to standard warning signs, to warn motorcyclists at
work zone locations that are potentially hazardous to motorcycles. The following roadway
conditions require the placement of sign, W21-1701 "MOTORCYCLES UTSE EXTREME
C U
A )TION":
Roadway conditions
a Grooved pavement (generally during pavement planing removal)
• Abrupt lane edges (during paving and pavement removal)
• Steel plates (usually temporary utility work)
• Gravel or earth (many operations on the roadway or off could leave this type of loose
material on the roadway surface)
Standard warning sigris must also be used to wani of the actual roadway condition. Some
applicable standard warning signs may be:
• W21 -801 "NBRUPTLANE EDGE"
• W8-7 "LOOSE GRAVEL"
• W8-2001 "GROOVED PAVEMENT"
• W21-2 "FRESH OTL"
• W8-8 "ROUGH ROAD"
0 W8_1 IIBUMPII
Sign W21-1701 should be installed at, one -mile spacing, throughout the work zone where the
condition(s) exist, as part of a sequence of other appropriate standard warning signs (above
examples) alsoi, on one -mile spacing.
Sign 21-1701 Is not required for short duration* (up to one hour) work zones, emergencies or
incident response operations, This sign is not required for other operations that have no direct
impact on the roadway condition, such as:
• N/Towing
• Shoulder work
0 Snow and ice removal
0 Debris rennoval
Care must be exercised during all work zone operations to not inadvertently create one or more
of the above roadway conditions that may be hazardous for motorcycles. Additional roadway
cleanj-ng may 'be needed to remove gravel, earth or other debris that may have been stockpiled,
spilled or tracked onto the roadway surface.
* Assumes that flic short duration work zone does not leave the roadway surface in one of the four
conditions listed above.
S TNCiRl IAN D01.JTS\TrIfflc CGIM01 F R I DO( Rcvi,,cd 09/16/04
r-.m-j
no
W21-1701
5,03
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//�/�MOTORtYCLESX
\\�CAIUTION
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19
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DIMENSIONS (INCHES)
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JUN 1 20,25
BUILDING DFL�,Ar�7: 7
CPY OF
STREET FILE
Lo
I
DRAINAGE REPORT
FOR
THE ARCHER 6-PLEX
23707 84TH AVENUE WEST
CITY OF EDMONDS
SNOHOMISH COUNTY, WASHINGTON
JRR # 05-SID
PREPARED FOR:
RON JOHNSON, ARCHITECT
PREPARED BY:
JRR ENGINEERING, INC.
18609 76TH AVENUE WEST, SUITE B
LYNNWOOD, WA 98037-4149
PH. (425) 697-6108
FAX (425) 697-4506
RESUB
JUN 2C,06
BuitaiN� NOS.4'
Of
U
WAN
IE
REI":T FILE
This report has been prepared by JRR Engineering, Inc. (M) for Ron Johnson, Architect as support
information for a double triplex (6-unit) residential development within the City of Edmonds. Any
revisions to the proposed project may not use or depend upon this report without the written permission
of JRR.
City approval will require items which are generally as follows:
I . Identify existing conditions and possible development impacts
2. Show compliance with City code requirements for drainage
Calculations and design plans are based on good engineering practice, City of Edmonds code
requirements, methods and procedures in the Department of Ecology Stormwater Management Manual
for the Puget Sound Basin (1992), and investigation of the existing system in theproject area.
General Site Des cription/Condition
The subject property (site) consists of a single lot totaling approximately 9,253 SF (.212 acres) and is
located on the East side of 84th Ave. W. approximately 250 ft south of 236th St. SW Said property has a
street address of 23707 84th Ave. W., and is within the City of Edmonds, Snohon-dsh County,
Washington. A complete legal description is shown on sheet C- I of the plans.
The site is bounded to the north by vacant land, west by public right-of-way, south and east by similar
residential developments.
Existing Drainag
Existing drainage at and around this site consists of urban runoff. At this time there is no storm drainage
system on the site to collect runoff. The existing building on the site utilizes splash blocks and no
downstream drainage is currently impacted. No wetlands have been identified on or adjacent to the site.
The project is outside the floodplain and contains no shorelands.
A closed conveyance system is located to the north in 84th Ave. W. The site currently flows uncontrolled
to the southwest.
Proposed Drainage
Developed runoff from the site will be routed southerly as it does in it's present condition. An increase
in impervious area is proposed. Runoff from the new buildings and the paved access and parking areas
will be collected via catch basins and conveyed via a 2 1 -inch corrugated metal pipe (CMP) detention
system terminating in a Type 2 catch basin which will contain an outlet control tee and a 12-inch CMP
discharge to the existing CB in 84th
E;a
FW2
Development Impacts
The parking configuration, landscaping and drainage improvements are proposed to provide access and
parking for the proposed use and improve the collection of surface water runoff on the site.
No significant erosion has been observed on -site and no significant erosion is anticipated on the subject
property or adjacent properties, due to the proposed development.
Post development peak flows are expected to have no significant impact on existing downstream
conditions.
It is also the case that:
(1) Modification to the existing drainage system will not cause runoff to be diverted away
from the adjacent downstream property.
(2) The proposed improvements are not expected to aggravate an existing drainage problem
or create a new drainage problem adjacent to downstream properties.
(3) A single orifice control structure is proposed for treatment and for releasing runoff at pre -
developed rates.
(4) The proposed project conveyance system will contain and convey the 10 and 100-year
design storms.
(5) The Clearing Limits that are anticipated consist of and coincide with the property lines,
which will be marked prior to construction to indicate and delineate proposed
improvements.
Erosion/Sedimentation Control Desig
Silt fencing, construction entrance and typical cover techniques will be employed to minimize the
potential for erosion and sedimentation. Erosion and sedimentation control details have been provided
in the construction drawing submittals.
Off Site Analysis
The site is generally at the same grade as the abutting properties, and is generally not affected by
11upstream off -site areas". Storm runoff generally is limited to that which is generated "on -site".
Downstream conditions consist of a closed (pipe) drainage system draining along 84th. No significant
erosion has been observed around the existing grading. No significant erosion is anticipated on the
subject property due to the proposed development.
Post development peak flows are expected to have no significant impact on existing downstream
conditions.
r.,;O
Summary of Design
Soils:
Alderwood Series
Hydrologic Group "C"
Runoff Characteristics:
Existing & Proposed C,,:
81 Second Growth Forest
86 Landscape (good condition)
98 Impervious surfaces
Design Storms:
2-Year Design storm precipitation = 1.5 inches
I O-Year Design storm precipitation = 2.0 inches
100-Year Design storm precipitation = 3.0 inches
Pre -Development Condition:
Site Area = 9,253 SF (0.212 ac)
"Meadow/Second Growth Forest"
Note: Edmonds Drainage Code specifies all predeveloped conditions as "meadow " or "second -growth
forest" No N sub s values for meadow or second growth in DOE: Ns =. 24 per Don Fiene, 61.5106
2-Year Design storm peak runoff = 0.00 efs
10-Year Design storm peak runoff = 0.01 cfs
I 00-Year Design storm peak runoff = 0.04 cfs
Post -Development Condition:
Landscape Area = 2423 SF (0.056 ac.)
Impervious Area = 6830 SF (0. 157 ac.)
2-Year Design storm peak runoff = 0.06 efs-
10-Year Design storm peak runoff = 0.08 efs
1 00-Year Design storm peak runoff = 0. 13 cfs
Detention Required = 537 W
Detention Provided = 545 ft!
ENGINEERING & PLANNING SERVICES
Project Name:
_71
No-: S_ I b
Le
vv,
e Ir
Ln
.3 2-.,,7
2_1
Designed Checked Date Sheet -of
S.C.S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ (YEAR), DURATION (HOUR), PRECIP (INCHES)
2,24,1.5
----------------------------------------------------------------------
S.C.S. TYPE-lA DISTRIBUTION
2-YEAR 24-HOUR STORM **** 1.5011 TOTAL PRECIP.
----------------------------------------------------------------------
ENTER: A (PERV) , CN (PERV) , A (IMPERV) , CN (IMPERV) , TC FOR BAS IN NO. 1
.212,81,0,0,32.7
DATA PRINT-OUT:
AREMACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .2 81.0 .0 .0 32.7
PF,AK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.00 8.50 241
ENTER [d: I [path] f ilename [. ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ron2pr
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
c
----------------------------------------------------------------------
ENTER: A (PERV) , CN (PERV) , A (IMPERV) , CN (IMPERV) , TC FOR BAS IN NO. 2
.056,86,.157,98,10
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .1 86.0 .2 98.0 '10.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.06 7.83 829
ENTER [d:l [path] filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ron2po
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
S.C.S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES)
10,24,2
----------------------------------------------------------------------
S.C.S. TYPE-lA DISTRIBUTION
10-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP.
----------------------------------------------------------------------
ENTER: A (PERV) , CN (PERV) , A (IMPERV) , CN (IMPERV) , TC FOR BASIN NO. 1
.212,81,0,0,32.7
DATA PRINT-OUT:
AREA(ACRES)
wd
PEAK-Q(CFS)
.01
PERVIOUS
A CN
.2 81.0
T-PEAK(HRS)
8.00
IMPERVIOUS
A CN
.0 .0
VOL (CU - FT)
463
TC(MINUTES)
32.7
ENTER [d: I [path] f ilename [. ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ronlOpr
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
c
----------------------------------------------------------------------
ENTER: A (PERV) , CN (PERV) , A (IMPERV) , CN (IMPERV) , TC FOR BAS IN NO. 2
.056,86,.157,98,10
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .1 86.0 .2 98.0 10.0
PF,AK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.08 7.83 1183
ENTER [d:l [path] filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ronlOpo
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
E;;z
VO3
SPECIFY STORM OPTION:
1
S.C.S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES)
100,24,3
----------------------------------------------------------------------
S.C.S. TYPE-lA DISTRIBUTION
100-YEAR 24-HOUR STORM **** 3.00" TOTAL PRECIP.
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1
.212,81,0,0,32.7
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .2 81.0 .0 .0 32.7
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.04 7.83 1004
ENTER [d:][pathlfilename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ron100pr
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
c
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 2
.056,86,.157,98,10
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .1 86.0 .2 98.0 10.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.13 7.83 1914
ENTER [d:][pathlfilename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ron100po,
FILE AlREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
Apo* 00%
7) NUMBER -OF -ORIFICES, RISER -HEAD (f t) , RISER-DIAM (in) 2, 2.57, 12
8) ITERATION DISPLAY: NO
ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED):
0
INITIAL STORAGE VALUE FOR ITERATION PURPOSES: 744 CU-FT
BOTTOM ORIFICE: ENTER
Q-MAX(cfs)
.0
DIA.= .00 INCHES
"Q-ORF" IS CHANGED TO
.011 CFS IN ORDER
TO MAINTAIN MIN.
ORIFICE OF 0.5"
TOP ORIFICE: ENTER HEIGHT(ft)
1.3
DIA.= .98 INCHES
PERFORMANCE: INFLOW
TARGET -OUTFLOW
ACTUAL -OUTFLOW
PK-STAGE STORAGE
DESIGN HYD: .13
.04
.04
2.57
540
TEST HYD 1: .08
.01
.02
1.64
340
TEST HYD 2: .06
.00
.01
1.34
280
SPECIFY: D - DOCUMENT,
R - REVISE, A
- ADJUST ORIF, E
- ENLARGE, S -
STOP
TEST HYD 2 FILENAME:
ron2po
TARGET RELEASE(cfs): .00
7) NUMBER- OF -ORIFICES,
RISER -HEAD (f t) , RISER-DIAM
(in) 2,
2.57, 12
8) ITERATION DISPLAY:
NO
ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED)
0
INITIAL STORAGE VALUE FOR ITERATION PURPOSES: 744 CU-FT
BOTTOM ORIFICE: ENTER Q-MAX(cfs)
.017 h fA I M, (D (2- t r-- (cf
DIA.= .63 INCHES -<- -
TOP ORIFICE: ENTER HEIGHT(ft)
2.05
DIA.= 1.08 INCHES
PERFORMANCE:
INFLOW
TARGET -OUTFLOW
ACTUAL -OUTFLOW
PK-STAGE
STORAGE
DESIGN HYD:
.13
.04
.04
2.57 -
537
TEST HYD 1:
.08
.01
.01
2.00
410
TEST HYD 2:
.06
.00
.01
1.06
220
SPECIFY: D -
DOCUMENT,
R - REVISE, A
- ADJUST ORIF,
E - ENLARGE,
S - STOP
ROUTING DATA:
STAGE(FT) DISCHARGE(CFS)
.00
.00
.26
.01
.51
.01
.77
.01
1.03
.01
1.28
.01
1.54
.01
1.80
.01
2.05
.02
2.06
.02
2.31
.03
2.57
.04
2.67
.35
2.77
.92
2.87
1.65
2.97
2.44
3.07
2.73
STORAGE(CU-FT) PERM-AREA(SQ-FT)
.0
.0
53.8
.0
107.7
.0
161.5
.0
215.3
.0
269.2
.0
323.0
.0
376.8
.0
429.4
.0
430.7
.0
484.5
S27
0
538.3
.0
559.3
.0
580.2
.0
601.2
.0
622.1
.0
643.0
.0
AVERAGE VERTICAL PERMEABILITY:
SPECIFY: F - FILE, N - NEWJOB,
SUMMARY OF INPUT ITEMS
1) TYPE OF FACILITY: VAULT
2) STORAGE DEPTH(ft): 2.57
3) VERTICAL PERMEABILITY(min/in):
0 MINUTES/INCH
P - PRINT IF/OF,
Im
4) PRIMARY DESIGN HYDROGRAPH FILENAME:
5) PRIMARY RELEASE RATE(cfs): .04
6) NUMBER OF TEST HYDROGRAPHS: 2
TEST HYD 1 FILENAME: ronlOpo
TEST HYD 2 FILENAME: ron2po
ronlOOpo
R - REVISE, S
- STOP
e�
323
ZJ0 - 2-
+70
2- z Y-;Zli
TARGET RELEASE(cfs): .01
TARGET RELEASE(cfs): .00
7) NUMBER -OF -ORIFICES, RISER-HEAD(ft), RISER-DIAM(in): 2, 2.57, 12
8) ITERATION DISPLAY: NO
ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED):
DRAINAGE REPORT
FOR
THE ARCHER 6-PLEX
23707 84TH AVENUE WEST
CITY OF EDMONDS
SNOHOMISH COUNTY, WASHINGTON
JRR # 05-SID
PREPARED FOR:
RON JOHNSON, ARCHITECT
PREPARED BY:
JRR ENGINEERING, INC.
18609 76TH AVENUE WEST, SUITE B
LYNNWOOD, WA 98037-4149
PH. (425) 697-5108
FAX (425) 697-4606
STREET FILE
JUN o -006
B DINC
Uft L
CITY OF
This report has been prepared by JRR Engineering, Inc. (JRR) for Ron Johnson, Architect as support
information for a double triplex (6-unit) residential development within the City of Edmonds. Any
revisions to the proposed project may not use or depend upon this report without the written permission
of JRR.
City approval will require items which are generally as follows:
1. Identify existing conditions and possible development impacts
2. Show compliance with City code requirements for drainage
Calculations and design plans are based on good engineering practice, City of Edmonds code
requirements, methods and procedures in the Department of Ecology Stormwater Management Manual
for the Puget Sound Basin (1992), and investigation of the existing system in the project area.
General Site Description/Condition
The subject property (site) consists of a single lot totaling approximately 9,253 SF (.212 acres) and is
located on the East side of 84th Ave. W. approximately 250 ft south of 236th St. SW Said property has a
street address of 23707 84th Ave. W., and is within the City of Edmonds, Snohomish County,
Washington. A complete legal description is shown on sheet C- I of the plans.
The site is bounded to the north by vacant land, west by public right-of-way, south and east by similar
residential developments.
Existing Drainag
Existing drainage at and around this site consists of urban runoff. At this time there is no storm drainage
system on the site to collect runoff. The existing building on the site utilizes splash blocks and no
downstream drainage is currently impacted. No wetlands have been identified on or adjacent to the site.
The project is outside the floodplain and contains no shorelands.
A closed conveyance system is located to the north in 84th Ave. W. The site currently flows uncontrolled
to the southwest.
Proposed Drainage
Developed runoff from the site will be routed southerly as it does in it's present condition. An increase
in impervious area is proposed. Runoff from the new buildings and the paved access and parking areas
will be collected via catch basins and conveyed via a 21 -inch corrugated metal pipe (CMP) detention
system terminating in a Type 2 catch basin which will contain an outlet control tee and a 12-inch CMP
discharge to the existing CB in 84th
CA
No
Development Impacts
The parking configuration, landscaping and drainage improvements are proposed to provide access and
parking for the proposed use and improve the collection of surface water runoff on the site.
No significant erosion has been observed on -site and no significant erosion is anticipated on the subject
property or adjacent properties, due to the proposed development.
Post development peak flows are expected to have no significant impact on existing downstream
conditions.
It is also the case that:
(1) Modification to the existing drainage system will not cause runoff to be diverted away
from the adjacent downstream property.
(2) The proposed improvements are not expected to aggravate an existing drainage problem
or create a new drainage problem adjacent to downstream properties.
(3) A single orifice control structure is proposed for treatment and for releasing runoff at pre -
developed rates.
(4) The proposed project conveyance system will contain and convey the 10 and I 00-year
design storms.
(5) The Clearing Limits that are anticipated consist of and coincide with the property lines,
which will be marked prior to construction to indicate and delineate proposed
improvements.
Erosion/Sedimentation Control Desig-
Silt fencing, construction entrance and typical cover techniques will be employed to minimize the
potential for erosion and sedimentation. Erosion and sedimentation control details have been provided
in the construction drawing submittals.
Off Site Analysis
The site is generally at the same grade as the abutting properties, and is generally not affected by
11upstrearn off -site areas". Storm runoff generally is limited to that which is generated "on, -site".
Downstream conditions consist of a closed (pipe) drainage system draining along 84th. No significant
erosion has been observed around the existing grading. No significant erosion is anticipated on the
subject property due to the proposed development.
Post development peak flows are expected to have no significant impact on existing downstream
conditions.
r4a
No
Summary of Desi2n
Soils:
Alderwood Series
Hydrologic Group "C"
Runoff Characteristics:
Existing & Proposed C,,: 81 Second Growth Forest
86 Landscape (good condition)
98 Impervious surfaces
Design Storms:
2-Year Design storm precipitation = 1.5 inches
I O-Year Design storm precipitation = 2.0 inches
I 00-Year Design storm precipitation = 3. 0 inches
Pre -Development Condition:
Site Area = 9,253 SF (0.212 ac)
"Meadow/Second Growth Forest"
Note: Edmonds Drainage Code specifies all predeveloped conditions as "meadow " or "second -growth
forest" No N sub s valuesfor meadow or second growth in DOE: Ns =. 24 per Don Fiene, 615106
2-Year Design storm peak runoff = 0.00 cfs
I O-Year Design storm peak runoff = 0. 0 1 cfs
100-Year Design storm peak runoff = 0.04 cfs
Post -Development Condition:
Landscape Area = 2423 SF (0.056 ac.)
Impervious Area = 6830 SF (0. 157 ac.)
2-Year Design storm peak runoff = 0.06 cfs
10-Year Design storm peak runoff = 0.08 cfs
1 00-Year Design storm peak runoff = 0. 13 cfs
Detention Required = 537 W
Detention Provided = 545 W
cyjr-." jar! 22 4e Oexlxl'%,r, Ixl C.
ENGINEERING & PLANNING SERVICES
Project
Tf%^--k- Ok- ;
No.: Q-5-- 5- 1 D
Designed Checked Date- Sheet -of
S.C.S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ(YEAR), DURATION(HOUR), PRECIP(INCHES)
2,24,1.5
----------------------------------------------------------------------
S.C.S. TYPE-lA DISTRIBUTION
2-YEAR 24-HOUR STORM **** 1.50" TOTAL PRECIP.
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 1
.212,81,0,0,32.7
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .2 81.0 .0 .0 32.7
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.00 8.50 241
ENTER [d: I [path] f ilename [. ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ron2pr
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
c
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 2
.056,86,.157,98,10
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .1 86.0 .2 98.0 10.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.06 7.83 829
ENTER [d:1[path]filename[.ext1 FOR STORAGE OF COMPUTED HYDROGRAPH:
ron2po
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
S.C,S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ (YEAR) , DURATION (HOUR), PRECIP (INCHES)
10,24,2
----------------------------------------------------------------------
S.C.S. TYPE-lA DISTRIBUTION
10-YEAR 24-HOUR STORM **** 2.00" TOTAL PRECIP.
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO.
.212,81,0,0,32.7
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .2 81.0 .0 .0 32.7
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.01 8.00 463
ENTER [d: I [path] f ilename [. ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ronl Opr
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
c
----------------------------------------------------------------------
ENTER: A (PERV) , CN (PERV) , A (IMPERV) , CN (IMPERV) , TC FOR BAS IN NO. 2
.056,86,.157,98,10
DATA PRINT-OUT:
AREA(ACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .1 86.0 .2 98.0 10.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.08 7.83 1183
ENTER [d:l [path] filename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ronlOpo
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
E�
No
SPECIFY. STORM OPTION:
1 �
S.C.S. TYPE-lA RAINFALL DISTRIBUTION
ENTER: FREQ(YEAR), DURAT ION (HOUR), PRECIP(INCHES)
100,24,3
----------------------------------------------------------------------
S.C.S. TYPE-lA DISTRIBUTION
100-YEAR 24-HOUR STORM **** 3.0011 TOTAL PRECIP.
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO.
.212,81,0,0,32.7
DATA PRINT-OUT:
AREMACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .2 81.0 .0 .0 32.7
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.04 7.83 1004
ENTER [d:j[pathlfilename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ron100pr
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
c
----------------------------------------------------------------------
ENTER: A(PERV), CN(PERV), A(IMPERV), CN(IMPERV), TC FOR BASIN NO. 2
.056,86,.157,98,10
DATA PRINT-OUT:
AREMACRES) PERVIOUS IMPERVIOUS TC(MINUTES)
A CN A CN
.2 .1 86.0 .2 98.0 10.0
PEAK-Q(CFS) T-PEAK(HRS) VOL(CU-FT)
.13 7.83 1914
ENTER [d:)[pathlfilename[.ext] FOR STORAGE OF COMPUTED HYDROGRAPH:
ronlOOpo
FILE ALREADY EXIST; OVERWRITE (Y or N) ?
y
SPECIFY: C - CONTINUE, N - NEWSTORM, P - PRINT, S - STOP
a
1.
&N-2
7) !NTUMBER-OF-ORIFICES, RISER-HEAD(ft), RISER-DIAM(in): 2, 2.57, 12
8) ITERATION DISPLAY: NO
ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED):
0
INITIAL STORAGE VALUE FOR ITERATION PURPOSES: 744 CU-FT
BOTTOM ORIFICE: ENTER Q-MAX(cfs)
.0
DIA.= .00 INCHES
'IQ-ORF" IS CHANGED TO .011 CFS IN ORDER TO MAINTAIN MIN. ORIFICE OF 0.511
TOP ORIFICE: ENTER HEIGHT(ft)
1.3
DIA.= .98 INCHES
PERFORMANCE:
INFLOW
TARGET -OUTFLOW
ACTUAL -OUTFLOW
PK-STAGE
STORAGE
DESIGN HYD:
.13
.04
.04
2.57
540
TEST HYD 1:
.08
.01
.02
1.64
340
TEST HYD 2:
.06
.00
.01
1.34
280
SPECIFY: D -
DOCUMENT,
R - REVISE, A
- ADJUST ORIF,
E - ENLARGE,
S - STOP
TEST HYD 2
FILENAME:
ron2po
TARGET RELEASE(cfs):
.00
7) NUMBER -OF -ORIFICES,
RISER-HEAD(ft),
RISER-DIAM(in):
2, 2.57, 12
8) ITERATION
DISPLAY:
NO
ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED):
0
INITIAL STORAGE VALUE FOR ITERATION PURPOSES: 744 CU-FT
BOTTOM ORIFICE: ENTER Q-MAX(cfs)
.017 S /-.
DIA.= .63 INCHES -<-- -
TOP ORIFICE: ENTER HEIGHT(ft)
2.05
DIA.= 1.08 INCHES
PERFORMANCE:
INFLOW
TARGET -OUTFLOW
ACTUAL -OUTFLOW
PK-STAGE
STORAGE
DESIGN HYD:
.13
.04
.04
2.57
537
TEST HYD 1:
.08
.01
.01
2.00
410
TEST HYD 2:
.06
.00
.01
1.06
220
SPECIFY: D -
DOCUMENT,
R - REVISE, A
- ADJUST ORIF,
E - ENLARGE,
S - STOP
roo
k
ROUTING. DATA:
STAGE(FT)
DISCHARGE(CFS)
.00
.00
.26
.01
.51
.01
.77
.01
1.03
.01
1.28
.01
1.54
.01
1.80
.01
2.05
.02
2.06
.02
2.31
.03
2.57
.04
2.67
.35
2.77
.92
2,87
1.65
2.97
2.44
3.07
2.73
STORAGE(CU-FT) PERM-AREA(SQ-FT)
.0
.0
53.8
.0
107.7
.0
161.5
.0
215.3
.0
269.2
.0
323.0
.0
376.8
.0
429.4
.0
430.7
.0
484.5
S-27
0
538.3
.0
559.3 R.64"I' Z�
.0
580.2
.0
601.2
.0
622.1
.0
643.0
.0
AVERAGE VERTICAL PERMEABILITY:
SPECIFY: F - FILE, N - NEWJOB,
SUMMARY OF INPUT ITEMS
1) TYPE OF FACILITY: VAULT
2) STORAGE DEPTH(ft): 2.57
3) VERTICAL PERMEABILITY(min/in):
.0 MINUTES/INCH
P - PRINT IF/OF,
4) PRIMARY DESIGN HYDROGRAPH FILENAME
5) PRIMARY RELEASE RATE(cfs): .04
6) NUMBER OF TEST HYDROGRAPHS: 2
TEST HYD I FILENAME: ronlOpo
TEST HYD 2 FILENAME: ron2po
mm
ronlOOpo
R REVISE, S
- STOP
16P -7
Z - " "(# 7,
32,3
7 s-'M (17, -7 7
4-70(
1. -Z s- ( T, z Y-;Zli
I+ to
TARGET RELEASE(cfs): .01
TARGET RELEASE(cfs): .00
7) NUMBER -OF -ORIFICES, RISER-HEAD(ft), RISER-DIAM(in): 2, 2.57, 12
8) ITERATION DISPLAY: NO
ENTER ITEM NUMBER TO BE REVISED (ENTER ZERO IF NO REVISIONS ARE REQUIRED):
C;0
uEor'rECH
CONSULTANTS, INC.
13256 Northeast 20th Street, Suite 16
Bellevue, Washington 98005
(425) 747-5618 FAX (425) 747-8561
July 24, 2006
84th Avenue Edmonds, LLC JN 05481
13215 — 8th Avenue Northwest
Seattle, Washi higton 98177
Attention- Pat Archer
Subject: Review of Plans
Proposed Two Townhomes Buildings
23707 — 84th Avenue West
Edmonds, Washington
Reference: "Geotechnical Engineering Study — Proposed Two Townhome Buildings", Geotech
Consultants, Inc., December 22, 2005.
Dear Mr. Archer:
We previously prepared a Geotechnical Engineering Study for the above referenced project, dated
December 22, 2005. As requested, we have completed a general review of the geotechnical
aspects of the plans for the two townhome buildings to be constructed in Edmonds.
The plans we reviewed included a partial copy of the architectural and structural plans (Sheets 1, 2,
5, 6, 10, 10a, and 17). Ronald D. Johnson (Architect) prepared these plans, which are dated
November 2005.
Sheet 1 shows that an allowable bearing pressure of 2,000 pounds per square foot (psf) was used
in the design of the townhome foundations. In our study, we recommended an allowable bearing
pressure of 3,000 psf. Thus, it is our opinion that the lower bearing capacity is acceptable, provided
the footings still bear on the dense glacial till.
We were only given the elevation views for Building 1 (Sheets 5 and 6). Based on discussions with
Ryan Berry of Ronald D. Johnson (Architect), we understand that the proposed garage stab
elevation for both buildings will be at elevation 448 feet- It appears that the necessary excavation
for both buildings can be made safely within property limits.
In our judgment, the plans that we reviewed conform to the recommendations in our geotechnical
engineering report. Per conversations with you, we will be retained to perform geotechnical
observation arid testing services on this project as directed by the City of Edmonds. We
acknowledge appointment as Special Inspector for this project, and by copy of this letter, request
that we be kept informed of the progress of construction so we are able to make the necessary
observations, as required by City of Edmonds, in a timely manner.
RESUB
JUL 27 2006
BUILDING DEPAWMENT
01-N OF EDMONDS STREET FILE
84th and Edmonds, LLC JN 05481
July 24, 2006 Page 2
We trust that this letter meets your immediate needs for the proposed development. Please contact
us if we can be of further service.
cc: Ronald D. Johnson (Architect)
GDB/MRM: jybi
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
Gerry D. Bautista, Jr.
Geotechnical Engineer
L. IM C
WA
tp
C40
0 IST
NA YZ
C-XPIRES
Marc R. McGinnis, P.E.
Principal
4
GEOTECH CONSULTANTS, INC,
r1la
I
GEOTECH
CONSULTANTS, INC.
84th Avenue Edmonds, LLC
13215 — 8th Avenue Northwest
Seattle, Washington 98177
Attention: Pat Archer
Subject: Transmittal Letter — Geotechnical Engineering Study
Proposed Two Townhome Buildings
23707 — 84th Avenue West
Edmonds, Washington
Dear Mr. Archer:
13256 Northeast 20th Street, Suite 16
Bellevue, Washington 98005
(425) 747-5618 FAX (425) 747-8561
December 22, 2005
JN 05481
We are pleased to present this geotechnical engineering report for the property at 23707 — 84th
Avenue West in Edmonds. The scope of our services consisted of exploring site surface and
subsurface conditions, and then developing this report to provide recommendations for general
earthwork and design criteria for foundations, retaining walls, and pavements. This work was
authorized by your acceptance of our proposal, P-6928, dated December 8, 2005.
The attached report contains a discussion of the study and our recommendations. Please contact
us if there are any questions regarding this report, or for further assistance during the design and
construction phases of this project.
GDB/MRM: esn
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
Gerry D. Bautista, Jr.
Geotechnical Engineer
RECEIVED
FEB — 7?nPI
BUILDING DEPT
W- &
0%.rR _0 FILE
ti i E
GEOTECH CONSULTANTS, INC.
GEOTECHNICAL ENGINEERING STUDY
Proposed Two Townhome Buildings
23707 — 84th Avenue West
Edmonds, Washington
This report presents the findings and recommendations of our geotechnical engineering study for
the property at 23707 — 84th Avenue West in Edmonds.
We were provided with a site plan showing the location of the existing residence and garage, and
the proposed buildings. Ronald D. Johnson (Architect) prepared this plan, which is dated July 20,
2005. Based on this plan and conversations with Mr. Pat Archer, we understand that the existing
.residence and garage will be demolished and be replaced by two, 3-unit townhouse buildings. This
is similar to the recent development of the adjacent two southern parcels. Each building will have
an approximate footprint of 28 feet by 58 feet, and each townhouse unit will consist of two stories
over an on -grade garage. The garage slab for each building will have a proposed elevation of 448
feet. The two buildings will be set back 10 feet from their nearest adjacent northern or southern
property lines. Minimal excavation is anticipated to reach the planned excavation bottom for both
buildings. A new driveway will enter the property from the center of the western property line and
terminate near the east property line. A short retaining wall will be constructed at the driveway's
eastern terminus.
If the scope of the project changes from what we have described above, we should be provided
with revised plans in order to determine if modifications to the recommendations and conclusions of
this report are warranted.
SITE CONDITIONS
SURFACE
The Vicinity Map, Plate 1, illustrates the general location of the site in Edmonds. The irregular -
shaped, level property occupies approximately 100 feet of frontage along the eastern side of 84th
Avenue West and is approximately 100 feet in depth at the northern property line, and 90 feet at
the southern property line. A two-story, single-family residence (#23707) is situated at the center of
the property. The residence contains a basement with an approximate floor elevation of 446 feet.
We observed some vertical foundation cracking on the foundation of the residence. A detached
garage is located at the northeast corner of the property. This garage has an approximate slab
elevation of 450 feet. A concrete driveway enters the property from its northwest corner and
serves the garage. This driveway is heavily cracked and shows signs of past settlement. The front
and rear yards of the residence are covered with grass and some sporadic small trees and shrubs.
A three-story townhouse building complex borders the property to the south. The northern building
is set back approximately 10 feet from the southern property line of the subject property at its
closest point, and has an approximate garage elevation of 447 feet, which is roughly the elevation
of the adjacent street. As described above, we understand that the proposed townhomes will have
a layout and configuration similar to this adjacent property.
A fenced vacant lot covered with tall grass and sporadic trees borders the property to the north,
and a greenbelt/easement borders the property to the east. We previously performed a
Geotechnical Engineering Study of the adjacent northern and eastern properties in 2001. Two
GEOTECH CONSULTANTS, INC.
:0
oft
84th Avenue Edmonds, LL�_
December 22, 2005
JN 05481
Page 2
single-family residences were previously situated on the adjacent northern property but have since
been destroyed and removed.
SUBSURFACE
The subsurface conditions were explored by excavating four test pits at the approximate locations
shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed
construction, anticipated subsurface conditions and those encountered during exploration, and the
scope of work outlined in our proposal.
The test pits were excavated on December 16, 2005 with a mini-trackhoe. A geotechnical engineer
from our staff observed the excavation process, logged the test pits, and obtained representative
samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from
the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3 and 4.
Soil Conditions
The test pits generally encountered approximately 1.5 to 2 feet of topsoil directly underlying
the surface, except for Test Pit 4 (excavated in front of the garage), which encountered
approximately 6 inches of silty sand fill overlying this topsoil. Native, loose to medium -
dense, silty sand was encountered below the topsoil. At a depth of 3 to 4 feet, the silty sand
became very dense. The dense to very dense, native soils have been glacially
compressed, and are locally referred to as glacial till. These soils were exposed to the
maximum explored depth of the test pits. The test pits were excavated to depths of 4.5 to
5.5 feet below existing grade, until the native soils were difficult to excavate using the mini-
trackhoe, or the mini-trackhoe encountered refusal conditions. No caving was observed in
the test pits.
As mentioned earlier, we performed a Geotechnical Engineering Study on the adjacent
northern and eastern properties in 200-1. The test pits we excavated in 2001 that are
located adjacent to the subject property encountered 3 to 4 feet of loose fill overlying the
native glacial till soils. The native soil conditions encountered in our previous study are
consistent with the native soil conditions encountered for this study.
Although not encountered in our test pits, boulders are often encountered scattered
throughout glacial till soils.
Groundwater Conditions
No groundwater seepage was observed in the test pits. It should be noted that groundwater
levels vary seasonally with rainfall and other factors. The test pits were excavated in late
fall. It is relatively common that groundwater is found in more permeable soil layers,
pockets within the till, and perched between the near -surface weathered soil and the
underlying glacial till. This perched groundwater is often localized and typically forms
following extended wet weather.
The stratification lines on the logs represent the approximate boundaries between soil types at the
exploration locations. The actual transition between soil types may be gradual, and subsurface
conditions can vary between exploration locations. The logs provide specific subsurface
information only at the locations tested. The relative densities and moisture descriptions indicated
GEOTECH CONSULTANTS, INC.
&Z
�Oft
84th Avenue Edmonds, LLL
December 22, 2005
JN 05481
Page 3
on the test pit logs are interpretive descriptions based on the conditions observed during
excavation.
The compaction of backfill was not in the scope of our services. Loose soil will therefore be found
in the area of the test pits. If this presents a problem, the backfill will need to be removed and
replaced with structural fill during construction.
CONCLUSIONS AND RECOMMENDATIONS
GENERAL
THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A
GENERAL OVERVIEW ONLY MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE
CONTAINED IN THE REMAINDER OF THIS REPORT ANY PARTY RELYING ON THIS REPORT SHOULD
READ THE ENTIRE DOCUMENT.
The test pits conducted for this study generally encountered dense to very dense native silty sand
soils within 3 to 4 feet of existing grade. It is our opinion that conventional footings can be used for
building support bearing on these dense to very dense soils or on compacted structural fill placed
over these soils. Overexcavation may be required to remove loose, near -surface fill and native
soils to expose the competent bearing soils. With the possibility of seepage and the moisture
sensitivity of the silty sand, footing subgrades may need to be protected from disturbance by
placing a mat of imported, granular fill. This prevents the subgrade soils from being softened under
foot traffic during placement of foundation forms and reinforcing.
We recommend that all existing topsoil and fill also be removed from beneath floor slabs. Where
this does not occur, noticeable slab settlement relative to the foundations may occur. This
recommendation is particularly important if "thickened slabs" will be used to support interior walls,
shear walls, or columns in the buildings.
The native soils encountered in the test pits are typical for the vicinity, but they are fine-grained,
making them moisture sensitive. These soils can be reused as structural fill or pavement fill only if
they are 1) placed in dry weather, and 2) at, or near, the optimum moisture content. Reusability of
the on -site, native sands and silty sands as structural fill will be weather- and time -dependent.
These soils were generally at, or slightly above, their optimum moisture content at the time of our
explorations. Overly most to wet soils will need to be dried by aeration during dry, sunny days, or
by the addition of cement to kiln dust. Generally, this type of earthwork will require hot weather and
grading over larger areas. In confined areas, such as utility trenches or behind retaining walls, the
on -site soils will be difficult to impossible to reuse and obtain adequate compaction if they are wet.
As a result of this, wet weather earthwork on till sites are typically more difficult and expensive than
on sites that are underlain by cleaner sands.
Prior to paving, we recommend that a proof -roll be performed with a fully -loaded dump truck or
other heavy piece of construction machinery to identify any yielding subgrade areas that would
need to be removed and replaced with imported, granular structural fill. If yielding areas are
encountered, some overexcavation may be required to remove these loose, near -surface soils.
Additional recommendations on pavements can be found in a subsequent section of this report.
GEOTECH CONSULTANTS, INC.
84th Avenue Edmonds, LLAO* JN 05481
December 22, 2005 Page 4
Storm detention/retention facilities and other utilities are often installed below, or near, structures.
The walls of storm vaults must be designed as either cantilever or restrained retaining walls, as
appropriate. Wall pressures for the expected soil conditions are presented in the Permanent
Foundation and Retaining Walls section of this report. It is important that the portion of the
structure above the permanent detained water level be backfilled with free -draining soil, as
recommended for retaining walls. Should drainage not be provided, the walls must be designed for
hydrostatic forces acting on the outside of the structure. The backfill for all underground structures
must be compacted in lifts according to the criteria in the General Earthwork and Structural Fill
section of this report. Trenches for underground structures and utilities should not cross a line
extending downwards from a new or existing footing at an inclination of 1:1 (Horizontal:Vertical).
We should be consulted if these excavation zones will be exceeded for installation- of storm
facilities or other utilities.
The erosion control measures needed during the site development will depend heavily on the
weather conditions that are encountered. A rocked construction access road should be extended
into the site to reduce the amount of soil or mud carried'off the property by trucks and equipment.
Wherever possible, this road should follow the alignment of planned pavements, and trucks should
not be allowed to drive off of the rock -covered areas. Existing catch basins in, and immediately
downslope of, the planned work areas should be protected with pre -manufactured silt socks. Cut
slopes and soil stockpiles should be covered with plastic during wet weather. As with any project,
additional erosion control measures may be required depending on conditions encountered during
construction.
Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the
recommendations presented in this report are adequately addressed in the design. Such a plan
review would be additional work beyond the current scope of work for this study, and it may include
revisions to our recommendations to accommodate site, development, and geotechnical
constraints that become more evident during the review process.
We recommend including this report, in its entirety, in the project contract documents. This report
should also be provided to any future property owners so they will be aware of our findings and
recommendations.
SEISMIC CONSIDERATIONS
The site class definition is illustrated on Table No. 1615.1.1 of the 2003 International Building Code
(IBC). In accordance with Table 1615.1.1 of the 2003 IBC, the site soil profile within 100 feet of the
ground surface is best represented by Soil Profile Type C (Very Dense Soil). The site soils are not
susceptible to seismic liquefaction because of their dense nature.
CONVENTIONAL FOUNDATIONS
The proposed structures can be supported on conventional continuous and spread footings bearing
on undisturbed, dense glacial till. We recommend that continuous and individual spread footings
have minimum widths of 12 and 16 inches, respectively. Exterior footings should also be bottomed
at least 18 inches below the lowest adjacent finish ground surface for protection against frost and
erosion. The local building codes should be reviewed to determine if different footing widths or
embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil
GEOTECH CONSULTANTS, INC.
84th Avenue Edmonds, LL JN 05481
December 22, 2005 Page 5
prior to pouring concrete. Depending upon site and equipment constraints, this may require
removing the disturbed soil by hand.
An allowable bearing pressure of 3,000 pounds per square foot (psf) is appropriate for footings
supported on competent native soil or on properly compacted structural fill, A one-third increase in
this design bearing pressure may be used when considering short-term wind or seismic loads. For
the above design criteria, it is anticipated that the total post -construction settlement of footings
founded on competent native soil will be less than one inch.
Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and
the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the
foundation. For the latter condition, the foundation must be either poured directly against relatively
level, undisturbed soil or be surrounded by level structural fill. We recommend using the following
ultimate values for the foundation's resistance to lateral loading:
PARAME'rEll ULTIMATE
VALUE
e icient of Friction 0.45
Passive Earth Pressure 350 pcf
Where: (I) pcf is pounds per cubic foot, and (ii) passive earth
pressure is computed using the equivalent fluid density.
If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will
not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's
resistance to lateral loading, when using the above ultimate values.
PERMANENT FOUNDATION AND RETAINING WALLS
No significant retaining walls are expected for the development. However, walls backfilled on only
one side should be designed to resist the lateral earth pressures imposed by the soil they retain.
The following recommended parameters are for walls that restrain level backfill:
Active Earth Pressure
35 pcf
Passive Earth Pressure
350 pcf
Coefficient of Friction
0.45
Soil Unit Weight
140 pcf
Where: (I) pcf is pounds per cubic foot, and (!I) active and
passive earth pressures are computed using the equivalent fluid
pressures.
* For a restrained wall that cannot deflect at least 0.002 times its
height, a uniform lateral pressure equal to 10 psf times the height
of the wall should be added to the above active equivalent fluid
pressure.
GEOTECH CONSULTANTS, INC.
84th Avenue Edmonds, LL-L
December 22, 2005
V0
JN 05481
Page 6
The values given above are to be used to design permanent foundation and retaining walls only.
The passive pressure given is appropriate for the depth of level structural fill placed in front of a
retaining or foundation wall only. The values for friction and passive resistance are ultimate values
and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning
and sliding, when using the above values to design the walls. Restrained wall soil parameters
should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls.
This is intended to reduce the amount of cracking that can occur where a wall is restrained by a
corner.
The design values given above do not include the effects of any hydrostatic pressures behind the
walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent
foundations will be exerted on the walls. If these conditions exist, those pressures should be added
to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will,need
to be given the wall dimensions and the slope of the backfill in order to provide the appropriate
design earth pressures. The surcharge due to traffic loads behind a wall can typically be
accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid
density.
Heavy construction equipment should not be operated behind retaining and foundation walls within
a distance equal to the height of a wall, unless the walls are designed for the additional lateral
pressures resulting from the equipment. The wall design criteria assume that the backfill will be
well -compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should
be accomplished with hand -operated equipment to prevent the walls from being overloaded by the
higher soil forces that occur during compaction.
Retaininc
i Wall Backfill and Wateriproofin
Backfill placed behind retaining or foundation walls should be coarse, free -draining
structural fill containing no organics. This backfill should contain no more than 5 percent silt
or clay particles and have no gravel greater than 4 inches in diameter. The percentage of
particles passing the No. 4 sieve should be between 25 and 70 percent. If the till soils can
be adequately compacted as wall backfill, a minimum 12-inch width of free -draining sand
and gravel should first be placed against the wall. For increased protection, drainage
composites should be placed along cut slope faces, and the walls should be backfilled
entirely with free -draining soil. The later section entitled Drainage Considerations should
also be reviewed for recommendations related to subsurface drainage behind foundation
and retaining walls.
The purpose of these backfill requirements is to ensure that the design criteria for a
retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the
wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively
impermeable soil or topsoil, or the surface should be paved. The ground surface must also
slope away from backfilled walls to reduce the potential for surface water to percolate into
the backfill. The section entitled General Earthwork and Structural Fill contains
recommendations regarding the placement and compaction of structural fill behind retaining
and foundation walls.
The above recommendations are not intended to waterproof below -grade walls, or to
prevent the formation of mold, mildew or fungi in interior spaces. Over time, the
performance of subsurface drainage systems can degrade, subsurface groundwater flow
GEOTECH CONSULTANTS, INC.
84th Avenue Edmonds, LL JN 05481
December 22, 2005 Page 7
patterns can change, and utilities can break or develop leaks. Therefore, waterproofing
should be provided where future seepage through the walls is not acceptable. This typically
includes limiting cold -joints and wall penetrations, and using bentonite panels or
membranes on the outside of the walls. There are a variety of different waterproofing
materials and systems, which should be installed by an experienced contractor familiar with
the anticipated construction and subsurface conditions. Applying a thin coat of asphalt
emulsion to the outside face of a wall is not considered waterproofing, and will only help to
reduce moisture generated from water vapor or capillary action from seeping through the
concrete. As with any project, adequate ventilation of basement and crawl space areas is
important to prevent a build up of water vapor that is commonly transmitted through
concrete walls from the surrounding soil, even when seepage is not present. This is
appropriate even when waterproofing is applied to the outside of foundation and retaining
walls. We recommend that you contact a specialty consultant if detailed recommendations
or specifications related to waterproofing design, or minimizing the potential for infestations
of mold and mildew are desired.
SLABS -ON -GRADE
The building floors can be constructed as slabs -on -grade atop existing non -organic soils, or on
structural fill. The subgrade soil must be in a firm, non -yielding condition at the time of slab
construction or underslab fill placement. Any soft areas encountered should be excavated and
replaced with select, imported structural fill.
Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through
the soil to the new constructed space above it. All slabs -on -grade inside the buildings must be
underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel
or crushed rock that has a fines content (percent passing the No. 200 sieve) cf less than 3 percent
and a sand content (percent passing the No. 4 sieve) of no more than 10 percent. This capillary
break/drainage layer is not necessary if an underslab drainage system is installed. As noted by the
American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper
moisture protection is desirable immediately below any on -grade slab that will be covered by tile,
wood, carpet, impermeable floor coverings, or any moisture -sensitive equipment or products. ACI
also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder
is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour,
as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification,
although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used
under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The
sheeting should extend to the foundation walls for maximum vapor protection. If no potential for
vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as
defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour
when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can
meet this requirement.
In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well -graded
compactable granular material, such as a 5/8 inch minus crushed rock pavement base, should be
placed over the vapor retarder or barrier for protection of the retarder or barrier and as a "blotter" to
aid in the curing of the concrete slab. Sand was not recommended by ACI for this purpose.
However, the use of material over the vapor retarder is controversial as noted in current ACI
literature because of the potential that the protection/blotter material can become wet between the
time of its placement and the installation of the slab. If the material is wet prior to slab placement,
GEOTECH CONSULTANTS, INC.
Q;2
Oft
84th Avenue Edmonds, LL
December 22, 2005
JN 05481
Page 8
which is always possible in the Puget Sound area, it could cause vapor transmission to occur up
through the slab in the future, essentially destroying the purpose of the vapor barrier/retarder.
Therefore, if there is a potential that the protection/blotter material will become wet before the slab
is installed, ACI now recommends that no protection/blotter material be used. However, ACI then
recommends that, because there is a potential for slab cure due to the loss of the blotter material
joint spacing in the slab be reduced, a low shrinkage concrete mixture be used, and "other'
measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of
Water Vapor Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs"
generally agrees with the recent ACI literature.
We recommend that the contractor, the project materials engineer, and the owner discuss these
issues and review recent ACI literature and ASTM E-1 643 for installation guidelines and- guidance
on the use of the protect io n/bI otter material. Our opinion is that with impervious surfaces that all
means should be undertaken to reduce water vapor transmission.
EXCA VA TIONS AND SLOPES
Excavation slopes should not exceed the limits specified in local, state, and national government
safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in
unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be
made near property boundaries, or existing utilities and structures. Based upon Washington
Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as
Type A for the dense glacial till, and B for the near -surface soils. Therefore, temporary cut slopes
greater than 4 feet in height should not be excavated at an inclination steeper than 0.75:1 or 1:1
(Horizontal:Vertical), respectively, extending continuously between the top and the bottom of a cut.
Temporary cuts must not extend below a 1:1 (H:V) zone from footings without consideration by the
geotechnical engineer.
The above-recom mended temporary slope inclinations are based on the conditions exposed in our
explorations, and on what has been successful at other sites with similar soil conditions. It is
possible that variations in soil and groundwater conditions will require modifications to the
inclination at which temporary slopes can stand. Temporary cuts are those that will remain
unsupported for a relatively short duration to allow for the construction of foundations, retaining
walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet
weather. It is also important that surface water be directed away from temporary slope cuts. The
cut slopes should also be backfilled or retained as soon as possible to reduce the potential for
instability. Please note that loose soil can cave suddenly and without warning. Excavation,
foundation, and utility contractors should be made especially aware of this potential danger. These
recommendations may need to be modified if the area near the potential cuts has been disturbed in
the past by utility installation, or if settlement -sensitive utilities are located nearby.
All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Water should not
be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently
exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and
improve the stability of the surficial layer of soil.
GEOTECH CONSULTANTS, INC.
84th Avenue Edmonds, LL JN 05481
December 22, 2005 Page 9
DRAINAGE CONSIDERATIONS
We recommend that foundation drains be used at the base of all foundation and earth -retaining
walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and
then wrapped in non -woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At
its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab
floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water
drains must be kept separate from the foundation drain system. A typical drain detail is attached to
this report as Plate 5. For the best long-term performance, perforated PVC pipe is recommended
for all subsurface drains.
No groundwater was observed during our field work. However, if seepage is encountered in an
excavation, it should be drained from the site by directing it through drainage ditches, perforated
pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches
at the bottom of the excavation.
The excavation and site should be graded so that surface water is directed off the site and away
from the tops of slopes. Water should not be allowed to stand in any area where foundations,
slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should
slope away at least 2 percent, except where the area is paved. Surface drains should be provided
where necessary to prevent poncling of water behind foundation or retaining walls.
PAVEMENTAREAS
The pavement section may be supported on competent, native soil, or on structural fill compacted
to a minimum 95 percent density based on Modified Proctor (ASTM Test Designation D-1557).
Careful compaction of backfill over the around utilities is critical to prevent pavement settlement.
Because the site soils are silty and moisture sensitive, we recommend that the pavement subgrade
be in a stable, non -yielding condition at the time of paving. Granular structural fill or geotextile
fabric may be needed to stabilize soft, wet, or unstable areas. To evaluate pavement subgrade
strength, we recommend that a proof roll be completed with a loaded dump truck immediately
before paving. In most instances where unstable subgrade conditions are encountered, an
additional 12 inches of granular structural fill will stabilize the subgrade, except for very soft areas
where additional fill could be required. The subgrade should be evaluated by Geotech Consultants,
Inc., after the site is stripped and cut to grade. Recommendations for the compaction of structural
fill beneath pavements are given in the section entitled General Earthwork and Structural Fill.
The performance of site pavements is directly related to the strength and stability of the underlying
subgrade.
The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt
concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt -treated base (ATB).
We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4
inches of ATB. Heavily loaded areas are typically main driveways, clumpster sites, or areas with
truck traffic. Increased maintenance and more frequent repairs should be expected if thinner
pavement sections are used.
Water from planter areas and other sources should not be allowed to infiltrate into the pavement
subgrade. The pavement section recommendations and guidelines presented in this report are
based on our experience in the area and on what has been successful in similar situations. As with
GEOTECH CONSULTANTS, INC.
84th Avenue Edmonds, LLk JN 05481
December 22, 2005 Page 10
any pavements, some maintenance and repair of limited areas can be expected as the pavement
ages. Cracks in the pavement should be sealed as soon as possible after they become evident, in
order to reduce the potential for degradation of the subgrade from infiltration of surface water. For
the same reason, it is also prudent to seal the surface of the pavement after it has been in use for
several years. To provide for a design without the need for any maintenance or repair would be
uneconomical.
GENERAL EARTHWORK AND STRUCTURAL FILL
All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and
other deleterious material. It is important that existing foundations be removed before site
development. The stripped or removed materials should not be mixed with any materials to be
used as structural fill, but they could be used in non-structural areas, such as landscape beds.
Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building,
behind permanent retaining or foundation walls, or in other areas where the underlying soil needs
to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or
near, the optimum moisture content. The optimum moisture content is that moisture content that
results in the greatest compacted dry density. The moisture content of fill is very important and
must be closely controlled during the filling and compaction process.
The allowable thickness of the fill lift will depend on the material type selected, the compaction
equipment used, and the number of passes made to compact the lift. The loose lift thickness
should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not
sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the
need to remove the fill to achieve the required compaction. The following table presents
recommended relative compactions for structural fill:
Beneath footings, slabs 95%
or walkways
Filled slopes and behind 90%
retaininq walls
95% for upper 12 inches of
Beneath pavements subgrade; 90% below that
level
Where: Minimum Relative Compaction is the ratio, expressed in
percentages, of the compacted dry density to the maximum dry
density, as determined in accordance with ASTM Test
Designation D 1657-91 (Modified Proctor).
The General section should be reviewed for considerations related to the reuse of on -site soils.
Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or
clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve
should be measured from that portion of soil passing the three -quarter -inch sieve.
GEOTECH CONSULTANTS, INC.
A"k,
84th Avenue Edmonds, LL(- JN 05481
December 22, 2005 Page 11
LIMITATIONS
The conclusions and recommendations contained in this report are based on site conditions as
they existed at the time of our exploration and assume that the soil and groundwater conditions
encountered in the test pits are representative of subsurface conditions on the site. If the
subsurface conditions encountered during construction are significantly different from those
observed in our explorations, we should be advised at once so that we can review these conditions
and reconsider our recommendations where necessary. Unanticipated soil conditions are
commonly encountered on construction sites and cannot be fully anticipated by merely taking soil
samples in test pits. Subsurface conditions can also vary between exploration locations. Such
unexpected conditions frequently require making additional expenditures to attain a properly
constructed project. It is recommended that the owner consider providing a contingency fund to
accommodate such potential extra costs and risks. This is a standard recommendation for all
projects.
This report has been prepared for the exclusive use',of 84th Avenue Edmonds LLC, and its
representatives, for specific application to this project and site. Our recommendations and
conclusions are based on observed site materials and selective laboratory testing. Our conclusions
and recommendations are professional opinions derived in accordance with current standards of
practice within the scope of our services and within budget and time constraints. No warranty is
expressed or implied. The scope of our services does not include services related to construction
safety precautions, and our recommendations are not intended to direct the contractor's methods,
techniques, sequences, or procedures, except as specifically described in our report for
consideration in design. Our services also do not include assessing or minimizing the potential for
biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site
development.
ADDITIONAL SERVICES
Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and
observation services during construction. This is to confirm that subsurface conditions are
consistent with those indicated by our exploration, to evaluate whether earthwork and foundation
construction activities comply with the general intent of the recommendations presented in this
report, and to provide suggestions for design changes in the event subsurface conditions differ
from those anticipated prior to the start of construction. However, our work would not include the
supervision or direction of the actual work of the contractor and its employees or agents. Also, job
and site safety, and dimensional measurements, will be the responsibility of the contractor.
During the construction phase, we will provide geotechnical observation and testing services when
requested by you or your representatives, Please be aware that we can only document site work
we actually observe. It is still the responsibility of your contractor or on -site construction team to
verify that our recommendations are being followed, whether we are present at the site or not.
GEOTECH CONSULTANTS, INC.
OOW
84th Avenue Edmonds, LL,- JN 05481
December 22, 2005 Page 12
The following plates are attached to complete this report:
Plate 1 Vicinity Map
Plate 2 Site Exploration Plan
Plates 3 - 4 Test Pit Logs
Plate 5 Typical Footing Drain Detail
We appreciate the opportunity to be of service on this project. If you have any questions, or if we
may be of further service, please do not hesitate to contact us.
GDB/MRM: esn
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
Gerry D. Bautista, Jr.
Geotechnical Engineer
Mc
EXPIRES I
Marc R. McGinnis, P.E.
Principal
GEOTECH CONSULTANTS, INC.
(Source: Thomas Brothers
GEOTECH
CONSULTANTS, INC.
IVOR
Street Guide and Directory)
VICINITY MAP
23707 - 84th Avenue West
Edmonds, Washington
Job No: Date: Plate:
05481 Dec.2005 Not To Scale 1 1 :1
4.0
(A
Go
ram no moom mommanommoom 00 moom 0 manomm mmommommommommoommoo — a moommom
..........................................
a
TP-4
a
a
...................
[:;a :: ............ :;
TP-1 IM 0 0 momm 0 0 mm;
............
---------------------------
:� a Soloman Salomon MEMO no �mo�mm�m am MEMO:
Legend NORTH
Proposed Building
'P ......
Existing House/Garage
(source: Site Plan; Ronald D. Johnson Architect, July, 20, 2005) Not To Scale
GEOTECH
CONSULTANTS, INC.
SITE EXPLORATION PLAN
23707 - 84th Avenue West
L Edmonds, Washington
Job No: Date: Plate:
0548 Dec.2005 1 1 2
0 G
TEST PIT I
10
15
CP 11��
10
is
opso
Description
jurange to gray, silty SAND, fine- to medium -grained, moist, loose to medium -den
- becomes gray, with fine- to medium -grained sand lenses, medium -dense
- becomes very dense (Glacial Till)
• Test Pit was terminated at 5 feet on December 16, 2005.
• No groundwater seepage was observed during excavation.
* No caving was observed during excavation.
TEST PIT 2
Topsoil
Description
..... 10range to gray, silty SAND, fine- to medium -grained, moist, loose to medium -der
- becomes gray, with fine- to medium -grained sand lenses, dense
- becomes very dense (Glacial Ti"i
• Test Pit was terminated at 4.5 feet on December 16, 2005.
• No groundwater seepage was observed during excavation.
• No caving was observed during excavation.
GEOTECH
CONSULTANTS, INC.
TEST PIT LOGS
23707 - 84th Avenue West
Edmonds, Washington
Job Logged by: Plate:
05481 DDaetce 2 0 0 5 1 GDB 1 37
5
10
15
e,
qi,
0 0j
KY
5
10
is
TEST PIT 3
Description
opso
rown, Silty bAND, fine- to medium -grained, moist, loose
- becomes gray, with fine- to medium -grained sand lenses, medium -dense to den
- becomes very dense (Glacial Till)
• Test Pit was terminated at 5.6 feet on December 16, 2005.
• No groundwater seepage was observed during excavation.
• No caving was observed during excavation.
TEST PIT 4
concrete aeDris
Old Topsoil
Description
1:, S 10range/brown, silty SAND, fine- to medium -grained, moist, loose
- becomes orange/gray to gray, moist, medium -dense
- becomes very dense (Glacial Till)
• Test Pit was terminated at 5.5 feet on December 16, 2005.
• No groundwater seepage was observed during excavation.
• No caving was observed during excavation.
GEOTECH
CONSULTANTS, INC.
TEST PIT LOGS
23707 - 84th Avenue West
Edmonds, Washington
Job Date: 00, 1 Logged by. I Plate:
05481 Dec. 2 GDB 4:]
ria
r.0
Slope backfill away from
foundation. Provide surface
drains where necessary.
2..=-
Washed Roc
(7/8" min. size)
411 min.
Backfill
(See text for
requirements)
Nonwoven Geotextile
Filter Fabric -
Tightline Roof Drain
(Do not connect to footing drain)
Possible Slab
50 6
.0 0 000. oo
0 0. 0
0 0 0 0 0;0 -0.0.
0
0.*d" .0.*.'
0 . . . .": .0'. - ..0- Z.o
-:0
00 O� "T"
4" Perforated Hard PVC Pipe
(invert at least 6 inches below
slab or crawl space. Slope to
drain to appropriate outfall.
Place holes downward.)
Vapor Retarder/Barrier and
Capillary Break/Drainage Layer
(Refer to Report text)
NOTES:
(1) In crawl spaces, provide an outlet drain to prevent buildup of water that
bypasses the perimeter footing drains.
(2) Refer to report text for additional drainage, waterproofing, and slab considerations.
GEOTECH
CONSULTANTS, INC.
FOOTING DRAIN DETAIL
23707 - 84th Avenue West
Edmonds, Washington
I Job Date: Scale: Plate:
1 05481 Dec. 2005 1 Not to Scale 1 57
xc --CR�(�6
I/ re. 1�74 i &,,&,
It
NEW ROOF SHEATHING 12
NEW ROOFING 4
2x Solid fra ing 24" O.C.
EXISTIN$ rOOF SHEATHING
EXISTIN(t MUSSES 24" O.C.
REVISED PLAN APPROVED
CITY OF EDMONDS BUILDING DIVISION
PLANS EXAMINER
DATE
4:12
APPROVED BY PLANNING
'�-L6L-t� 0b--)-+.2-'D1j
0 ),02 " ha le-
Fe-r �^-7
A,r,� uA,,.A(j.
OVERFRAME
DETAIL
SCALE 1" = 1'
L :1
,,��4: 12
s 'Y�
6j)
::::RK:::(n:) 0 F FEE K �153 FEEE C, T 11 V E
NTS
BLD2-0 ib -qW & BLD2-01 0-0%p,-7
23709/23711 84THAVEW.
REVISED ROOF DETAIL 3/1/11
co Of Mrfml
ity
December 17, 2010 us V ED PLAN
Plan revision submittal for B 20 rRO
090210 and BLDZ-0090'211
We are submitting a change to the roof in order to meet the "plain
meaning" of the code as described by the City of Edmonds Attorney W.
Scott Snyder. The buildings above are finished and approved except for
not meeting the "plain meaning" or the second portion of the number (I.)
footnote of the table A of ECDC 16.30.030. See below:
16.30.030 Site development standards.
A. Table.
Minimum
Lot
Area Per
Minimu
Minimum 3
Dwelling
In
Minimum
Minimum
Parking
Unit 4
Street
Side
Rea r
Maximum
Maximum
(Spaces
Subdistrict ,
(Sq. Ft.)
Setback 2
Setback 2
Setback
Height
Coverage
Per Unit)
RM-1.5
1,500
15'
10,
15'
25 #1,5
45%
2
RM-EW
1,500
15'
10,
15'
25 #5,6,7
45%
2
RM-2.4
2,400
15'
10,
15'
2 5'1, 5
45%
2
RM-3
3,000
15'
15'
15'
2511'5
45%
2
1 Roof only may extend five feet above the stated height limit if all portions of the roof
above the stated height limit have a slope of four inches in 12 inches or greater.
Our proposed change to the roof plan will meet the portion of the footnote
that says "if all portions of the roof above the stated height limit have a
slope of four inches in 12 inches or greater."
The City of Edmonds Municipal Code has very few definitions. Fortunately
it does have the following definitions that are very helpful in defining
what a "roof" is and what is not.
21.85.070 Roof.
RECEIV. EM
Roof means the top covering of a building or structure. DEC 17 2010
DEVELOPMENT SERVM CTFL
CRY OF EDMONDS
21.90.150 Structure.
Structure means a combination of materials constructed and erected permanently on the
ground or attached to something having a permanent location on the ground. Not included
are residential fences less than six feet in height, retaining walls, rockeries, and similar
improvements of a minor character less than three feet in height.
21.10.040 Building.
Building means any structure having a roof, excluding all forms of vehicles even though
immobilized. (See also, Accessory Building and Completely Enclosed Building.)
A roof is the top covering of a building or structure. A
building is a structure with a roof. Roof is not a combination
of materials erected on the ground. Roof is not a structure
and it is not a building.
If we substitute the definition of roof into the second part of the footnote
in 16.30.030 we have the following:
"if all portions of the top covering of the building above the stated
height limit have a slope of four inches in 12 inches or greater."
We are submitting a change to the top covering of the building. According
to the email below "there is no size maximum or minimum" to the sloped
involve with the top covering of the building.
----- Original Message -----
From: "W. Scott Snyder" <ssnyder(a)omwlaw.com>
To: "Stephen A. Bernheim" <steve(d)stevebernheim.com>
Sent: Monday, August 31, 2009 2:40 PM
Subject: RE: View Corridors @ 523 Alder
It's the flip side of plain meaning --these are "portions of the roof...over
25 feet" "sloped" to at least 4 in 12 As I understand from the plans, all
of the rooflets are sloped at greater than 4 in 12 and are over 25 feet and
under 30 feet. The ordinance refers to all "portions," so the ordinance
permits this type of "design." There is no size maximum or minimum.
Since
single family homes don't go through ADB review, the silliness of the design
(its "modulation") is not regulated. I, as have you, have watched a number
of councilmembers draw just this sort of saw tooth design in the course of
discussing the height limitations.
My take is that the rooflets conform to the letter of the regulation.
Scott
W. Scott Snyder
Ogden Murphy Wallace P.L.L.C.
1601 Fifth Ave., Suite 2100
Seattle, WA 98101
ssnyder@omwlaw.com
206.447.7000
206.447.0215 (fax)
We hope this is enough information for your approval. Please let me know
if you need anything else.
Sincerely,
V
Robin W. Michel
12
12
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A, f-A. E
A f 1 0 X N L Y S A V I A V,
MEMORANDUM
DATE: August 28, 2009
TO: Edmonds City Council Members
City of Edmonds
FROM: W. Scott Snyder, Office of the City Attorney
RE: Interpretation of Height and Slope Provisions
Because the staff has revised its interpretation and brought it in line with the opinions expressed
in this memo, I will not review the specific fact pattern. This memo applies the maxims of
construction with the interpretation of the provisions of ECDC 16.30.030.
Height limits are set for the various zones of the City. For example, ECDC 16. _3 ) 0. 03 0 establishes
site development standards for the multi -family zone. The height limit is generally a maximum
25 feet, provided, however, that footnote I to that subsection provides:
Roof only may extend five feet above the state height limit if all
portions of the roof above the stated height limit have a slope of
four inches and twelve inches or greater.
Emphasis added.
In addition, the definition of "height" in ECDC 21.40.030 (D) contains a number of exceptions.
Five specific exemptions are provided for:
1. Church steeples;
2. Elevator penthouses (not to exceed three feet in height);
3. Chimneys (not to exceed three feet) ;
4. Vent pipes (not to exceed 18 inches); and
5. Standpipes (not to exceed 30 inches).
A Membor ofdw I ntemational I awyeis Nowmk wit h in (1,,pmdent raemb�n law fimis �,,,oi Id wido,
1601 H I th A verme, Suite 2100 *Seatfle, WA 9S 10 1 -1 6M - 206.147.7000 - htv 206.4,17,02 15
Web. www.on1wlaw.eom
fWSS739897.DOC;1\00006.900000\ �
DISCUSSION
When interpreting a zoning ordinance, the primary objective is "to'determine and . effectuate'the
local legislative body's intent." Jones v. King County, 74, ' W!a;sh.1 App. 467, 475 (1994).
Ordinances are not to be construed in a manner which leads to an unlikely, unrealistic, strained
or absurd result. Alderwood Water District v. Pope and Talbot, Inc.,, 62 Wn.2d 319, 321 (1963).
When an ordinance defines specific terms, the definitions control. HJS Development, Inc. v.
Pierce County, 148 Wn.2d 451, 472 (2003). It is appropriate to consult a dictionary to determine
the meaning of terms that are undefined by ordinance. Peter Schroeder Architects, A L4 v. City (?f
Bellevue, 83 Wash. App. 188, 192 (1996). The expression of certain terms implies the
exclusions of others and specific language controls general provisions. Wildner v. City
Winslow, 35 Wash. App. 383 (1999); In Re MB, 101 Wash. App. 425 (2000).
Applying those principles, the plain meaning of the City's ordinance is that the roof only may
extend over the height limit and that in order to extend above the height limit, all portions of the
roof must have a slope of four and twelve. Because the ordinance provides: for five specific
exemptions (chimneys, standpipes, vents, etc.), no other exceptions are to be permitted.
Under the maximum of administrative deference, the courts have traditionally deferred -- at least
to some extent -- to statutory interpretations made by administrative officials charged with
enforcing an ordinance. Tuerk v. Department of Licensing, 123 Wn.2d 120, 126 (1994). ("The
power to enforce a regulation implies the concomitant authority to, interpret that regulation").
The judiciary's deference in this context stems from the recognition that the agency has the
"expertise and insight gained from administering a regulation that ... the reviewing court do[es]
not possess." Silver Streak, Inc. v. Department qfLabor & Industries, 159 Wn.2d 868, 884
(2007). In the zoning context, the Washington Supreme Court has stated:
It is likewise valid for an administrative agency to 'fill in the gaps'
via statutory construction -- as long as the agency does not purport
to 'amend' the statute.
Mall, Inc. v. City of Seattle, 108 Wn.2d 369, 378 (1987). (citation omitted).
This deference has been limited, however.
An administrative interpretation may only be given deference, it is
never authoritative.
Alelson v. Appleway Chevrolet, Inc., 160 Wn.2d 173, 184 (2007).
The most important factor, however, is that administrative deference is given DDIY in the event
that an ordinance is ambiguous. Tahoma A udubon Society v. Park Junction Partners, 128 Wash.
App. 671, 682 (2005).
A term is ambiguous if it is amenable to different, reasonable
interpretations.
tWSS739897.DOC;1\00006.900000\ )
A*
Ibid—
An ordinance is not ambiguous "simply because different interpretations area conceivable."
Tahoma, 128'. Wash. App. at 682. Absent genuine ambiguity, deference to a local agency's
interpretation' of a zoning regulation is improper. Jbid, City:of Pasco v. Public Emplo�,ee
lRelations ComthisqQn, 119 Wn.2d 504, 507 (1992). If a regulation is unambiguous, it is
inappropriate to look beyond the plain meaning of the regulation's terms. Washington Cedar
rd Supply Cm., Inc, v. State Department of'Labor & Industries, 137 Wash. A p. 592,.,599
p
(2007)., Rules of cdnstruction are inapplicable where the text of an ordinance is clear and
explicit.. HJS Development, Inc. v. Pierce County, 148 Wn.2d 45'1, 4117472 (2003).
e
In my opinicqC, the definition of height and the provisions' of the' ordinance in ques I tio,n:,
16.30.030, are unambiguous. While crickets, drainage ways and � ut ' ' '
g, ters are certainly appropriate
construction techniques approved under the Washington State, Building Code, no exemption
from the height limit is granted under the height definition. In this' c o�ntext, the zoning ordinance
is unambiguous -- all portions of the roof above 25 feet must have a four inch in twelve inch
slope.
An agency's past history of erroneously interpreting a zoning ordinance does.not prevent the
agency from discontinuing its former practice and enforcing the ordinance correctly. Northlake
Marine, Inc. v. Department of Natural Resources, 134 Wash. App;. 272, 293 -94 (2006); Dykstra
v. Skagit County, 97 Wash. App. 667, 677 (1999).
Misunderstanding or misinterpretation of a statute or ordinance by
those charged with i ' ts enforcement does not alter its meaning or
create a substitute enactment.
Fabian Point Neighbors v. City of Mercer Island, 102 Wash. App. 775, 781 (2000). Instead,
both the agency and affected landowners "are bound by the ordinance as written" -- not by how
the ordinance has been applied to other parties in the past. Jbid An agency's historical practice
will, however, impact the amount of deference afforded to its interpretation of a particular
regulation. Thp Washington Supreme Court has refused to grant deference where the evidence
demonstrated that the challenged interpretation was "nothing more than an isolated action" by
the agency. Cowiche Canyon Conservancy v. Bosely, 1] 8 Wn.2d 801, 815 (1992).
CONCLUSION
In summary, the staff s interpretation was certainly logical in terms of the building code and the
past practice of interpretation by the City's Architectural Design Board. Crickets are a normal
and ordinary part of construction practice. However, the City's ordinance is clear and
unambiguous. In that context, neither the Architectural Design Board nor the City staff have the
ability to vary what is the clear directive of the Council. As always, clear language can yield
unintended consequences, and the staff is currently working with the City Council to review the
bulk limitations regarding height.
609
0
(WSS739897.DOC; 1 \00006.900000\ )
CITY OF EDMONDS
BUILDING DEPAF-�'MEW,-
'WORK
1-6p -it
APPROVED BY PLANNING
u
'ITY OF EDMONDS
BUILDING DEPAP
�IWGRK
fADDRE
�'GVVNER� 10
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APPROVED By PLANNING
4. 0
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RECEIVED
DEC 17 2010
DEVRDPMMT SBWM CTR
MY OF E)MONN
k4cwF �(W-
L(L'U6 bjjL'L4l50lj
VM16
NOTE:
THE UTILITY LINES SHOWN ON THIS SURVEY ARE BASED
ON VISUAL LOCATION OF MANHOLES, VAULTS, VALVES,
ETC. AND BY UTILITY RECORDS OF THE CITY OF EDMONDS..
ALL OTHER UNDERGROUND UTILITY LINES THAT MIGHT
BE PRESENT AND NOT SHOWN, ARE UNKNOWN TO
CONTINENTAL SURVEYING CO.
23GTH 5T. 5.W.
N 88*36'51 " W
FND. M.I.C.
'F\/ISITED:
5-20-05
0
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LOT 11
sz� 1�1
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+ FENCE
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30.00
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04
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27.4
OVERHEAD SERVICE
65N
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1 STORY WOOD
UTIL. Llt:E
FRAME GARAGE
1.4" EAVE & GUTTER N.&S. FACE
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THIS MAP REPRESENTS AN ELECTRONIC DATA FILE DEVELOPED BY
CONTINENTAL SURVEYING CO. CONTINENTAL HOLDS A HARD COPY
REPRESENTATION OF THIS FILE AND THAT HARD COPY IS THE ORIGINAL.
ANY CHANGE TO THE DATA CONTAINED IN THIS FILE IS CONSIDERED
UNAUTHORIZED, UNLESS REVIEWED BY THE UNDERSIGNED SURVEYOR.
ANY REUSE OR ADAPTATION OF THIS FILE IS AT THE USER'S RISK, UNLESS
REVIEWED BY THE UNDERSIGNED SURVEYOR FOR SUITABILITY.
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FND. M.I.C.
VISITED:
5-20-05
FND.. EXIST. REBAR
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Km ls� ufje-
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LEGEND.:,,
rul DENOTES FOUND CASED CONCRETE MONUMENT
wf�4
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0 DENOTES FOUND EXISTING REBAR
PROPERTY DESCRIPTION:
THE WEST 90.00 FEET OF LOT 12, AND THE EAST 8.47 FEET
OF THE WEST 98.47 FEET OF1 THE NORTH 30.00 FEET OF SAID
LOT 12, BLOCK 1, FRUITLAND�ACRES TO LAKE BALLINGER
ACCORDING TO THE 1ORDED IN VOLUME 10 OF PLATS,
PAGE 47, RECORDS OF SNOHbmISH COUNTY, WASHINGTON.
ELEVA11ONS:
REFER TO SURVEY CONTROL DATABASE - POINT 0: 44
NAVD: 88. A STANDARD USCI& GS DISK, STAMPED "Q467 1966". SET
VERTICALLY IN THE NORTHWEST FACE OF THE CON.CRETE
FOUNDATION OF THE OFFICE BUILDING OF MEYRING SURVEYORS
AT 23423 HIGHWAY 99, LYNNWOOD.
ELEV. = 407.985 FEET
CONTOUR INTERVAL = 2 FOOT
AREA = 9253 SQ. FT. )C CT, AV.4�WlDq - �W6C
'L 4- 6wt
REFERENCED:
R.O.S. #7705090196 IN VOL 5, PG. 140,
RECORDS OF SNOHOMISH COUNTY, WASHINGTON.
PLAT OF FRUITLAND ACRES To LAKE BALLINGER IN
VOL. 10, PG. 47, RECORDS F SNOHOMISH COUNTY,
WASHINGTON.
NOTE: WE HAVE SURVEYE THE PROPERTY DESCRIPBED IN THE
LEGAL DESCRIPTION FURNIS ED BY PAT ARCHER.
WE HAVE NOT EXAMINED THE TITLE TO THE PROPERTY SURVEYED
OR IT'S ADJOINERS.
fAILCAU C)0�5'(Joo to (101.,
OWN*., bulAr "a�- tib'67 NO mis(tow. �b 6ilw1jwAh"
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CONTINENTAL SURVEYING CO.
10007 GREENWOOD AVE N.
P.O. BOX 33725
SEATTLE, WA 98133
(206) 783-7177
FAX (206) 789-5568
EMAIL: Iandsurveyors@comcast.net
�'tLE
RECEIVED
FEB - 7 2006
BUILDING DEPT.
PREPARED FOR
PAT ARCHER
DWN. BY.
N.A.P�
DATE..
6-6-05
JOB NO.:
05093
CHKD. BY-
F.W,,F.
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411
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BUILDING DEPT.
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Dowmspour COLLECTOR
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PAGE 413
PROPOSED SWIDE
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CURB AND GUTTER (PER
EDMONDS STANDARD
DETAILS (E2.8 & E2.13)
ON PAGE 4B
WIDEN 84TH AVE W. ROW
AS SHOWN -SHADED
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EDMONDS STANDARD
DETAIL (E2.01.3) ON
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238TH 5T. 5.W.
T_
FND. M.I.C.
VISITHD:
5-2C -05
MATCH EXISTING
SIDEWALK
GRADE AND
ALIGNMENT Ald
10
N
451.46
450-97
160
NO
450.90
CH MIN IN )RIMAMON
CB #1, TYPE I
RIM ELEV. 451-40
IE 447.05 121, 0 CMP
CB #2, TYPE 2 48" 0
RIM ELEV. 450.2
W. IE 446.67, 12" 0 CMP (CONTROL TEE)
N. IE 446.67, 21" 0 CMP (DETENTION PIPE)
E. IE 447.07, 15" 0 CPEP
NE. IE 446.67, 6" 0 PVC (DOWNSPOUT COLLECTOR)
CB #3, TYPE IL
RIM ELEV. 451.2
S. & E. IE 447.11 211, 0 CMP
CB #4, TYPE IL
RIM ELEV. 451.2
S. & W. IE 447.49, 21" 0 CMP
SW. IE 448.49, 6" 0 PVC
CB #5, TYPE I
RIM ELEV. 451.0
W. IE 447.42, 15" 0 CPEP (DETENTION PIPE)
N. IE 448,49, 6" 0 PVC (D/S COLLECTOR)
YD #1 SOLID BASE
YD #IA SOLID BASE
RIM ELEV. 450.2 RIM ELEV. 450.5
IE 446.71
61' 0 PVC
IE 446.85, 6" 0 PVC
CB #6 CB #6, 7 AND 8 SHALL BE
RIM ELEV. 449.20 CUZ DRWY CB (TRAFFIC
S & E IE 446.93, 6" 0 PVC RATED) OR APPROVED
CB #7 EQUAL.
RIM ELEV. 449.15
W & E IE 447.05, 6" 0 PVC
CB #8
AP
RIM ELEV. 449js
W IE 447.21, 6" 0 PVC
B 4 E
L
C I # Typ
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0 PVC
S a
W
S IE:448 49, 6
BLOCK I
04 Fl M Ell TAI
EXISTING STRUCTURES
TO BE REMOVED
NOTE:
TIGHTLINE NEW ROOF DRAIN
DOWNSPOUTS INTO DETENTION
PIPE. IF FOOTING DRAIN IS
INSTALLED, RUN FOOTING DRAINS
(SEPARATE FROM DOWNSPOUT
DRAINS) INTO STORM DRAIN LINE
AFTER CATCH BASIN #2, BUT
PRIOR TO LEAVING PROPERTY
*FOOTING DRAINS NOT REQvD FOR
SLAB ON GRADE CONSTRUCTION
ON PER IBC 1807.1
ci
b
1-3
\:ROUTE -
DOWNSPOUT Vd
_q/0 COLLECTOR @ 1?70
0.5% MIN. SLOPE
TO CB, TYP.
�7
&A
RE,
al�
;'_Z
AlK.
-20
"t Aw 77 l�'! 11111, 1111
,g
W�A �t,,77,77
0 10 20
(IN FEET)
1 inch 10 ft.
PROPERTY DESCRIPTION:
ESC WINIMUM REQUIREMENTS:
STABLIZATION OF EXPOSED AREAS. ALL SOILS EXPOSED BY LAND DISTURBING
ACTIVITIES SHALL BE STABLIZED BY SUITABLE APPLICATION OF BMP'S,
INCLUDING, BUT NOT LIMITED TO, SOD, HYDROSEEDING, OR OTHER VEGETATION,
PLASTIC COVERING, OR MULCHING. ALL BMP'S SHALL BE SELECTED, DESIGNED,
AND MAINTAINED IN ACCORDANCE WITH THE MANUAL. THE EXPOSED SOILS
SHALL BE STABILIZED ACCORDING TO AN APPROVED TIMETABLE. (TYPICALLY,
NO SOILS SHALL REMAIN EXPOSED FOR MORE THAN TWO (2) DAYS FROM
OCTOBER 1 THROUGH APRIL 30 AND NO MORE THAN SEVEN (7) DAYS FROM
MAY 1 THROUGH SEPTEMBER 30.
SEE ADDITIONAL ESC DEVELOPMENTAL STANDARDS ON SHEET 4C
CONSTRUCTION SEQUENCE:
1. SCHEDULE AND ATTEND PRE -CONSTRUCTION MEETING W/
CITY OF EDMONDS BY CALLING (425) 771-0220
2. PROVIDE: CONSTRUCTION STAKING FOR LIMITS OF
CLEARING, LINE AND GRADE OF UTILITIES AND MISC.
STRUCTURES AS SHOWN ON APPROVED PLANS.
3. INSTALL TEMPORARY EROSION AND SEDIMENTATION
CONTROL (TESC) MEASURES AS SHOWN ON APPROVED
PLANS.
4. SAWCUT AND REMOVE PAVEMENT FROM AREAS TO
RECEIVE LANDSCAPE, BUILDING, OR OTHER IMPROVEMENTS.
5. CLEAR, GRUB AND HAUL MATERIAL FROM THE SITE AND
DISPOSE OF AS REQUIRED.
6. ROUGH GRADE FOR PROPOSED ROAD CONSTRUCTION,
DRAINAGE IMPROVEMENTS, AND UTILITY ALIGNMENTS.
7. CONSTRUCT IMPROVEMENTS AS SHOWN ON THE
APPROVED PLANS (DRAINAGE, UTILITIES, PAVING, ETC.)
8. PERFORM FINAL GRADING, CLEANUP, AND APPLICATION OF
GROUNDCOVER.
9. REMOVE TESC MEASURES.
THE WEST 90.00 FEET OF LOT 12, AND THE EAST 8.47 FEET
OF THE WEST 98.47 FEET OF THE NORTH '30.00 FEET OF SAID
LOT 12, BLOCK 1, FRUITLAND ACRES TO LAKE BALLINGER
ACCORDING TO THE PLAT RECORDED IN VOLUME 10 OF PLATS,
PAGE 47, RECORDS OF SNOHOMISH COUNTY, WASHINGTON.
ALSO KNOWN AS: 23707 84TH AVE. W. EDMONDS, WA
ELEVATIONS:
REFER TO SURVEY CONTROL DATABASE - POINT ID: 44
NAVD: 88. A STANDARD USC & GS DISK, STAMPED "Q407 1965", SET
VERTICALLY IN THE NORTHWEST FACE OF THE CONCRETE
FOUNDATION OF THE OFFICE BUILDING OF MEYRING SURVEYORS
AT 23423 HIGHWAY 99, LYNNWOOD.
ELEV. = 407.985 FEET NOTES: -
CONTOUR INTERVAL = 2 FOOT
EXCAVATED MATERIAL WHICH CAN
AREA 9253 SQ. FT. (212 ACRES) NOT BE STORED ON SITE WILL BE
DISPOSED OF OFF -SITE AT A
IMPERVIOUS SURFACE CALC. COMMERCIAL FACILITY.
ON SITE ONLY-
- 2230
BLDG. 1- 2230
BLDG. 2 DUST CONTROL MEASURES MAY BE
REQUIRED DURING PERIODS OF DRY
ACCESS- 1860
WEATHER.
SIDEWALKS- 510
APPBOVED AS NOTED
TOTAL- 6830 (.157 ACRES) AVG. EXISTING HEIGHT- 450.51 BY ENGINEERIN!&
I n� - -_
B-449.5
IS
SOIL TO BE REMOVED FROM SITE FINISH SLA
BOTTOM OF FOOTING-448.0' Date:
60' X 80' X 1' DEEP= 178 CY
SOIL DISTURBANCE
63' WIDE X 83' LONG X 2.5' DEEP= 484 CY (AT BUILDING & DRIVEWAY)
24' WIDE X 12' LONG X 1' DROP AT ACCESS= 10.7 CY
TOTAL= 495 CY
J\e_-T014A 12-VV15(oo 0jjuq
jol:�,Tg_mTtotj f IpFl Adpv,-D
_C1315 4 vIpfF_ftDlw,0 W
BY
_D
ST R ENGINEERING
APPRONIF
ate,
0
/1,36-07
PROFESSIONAL ENGINEER'S STAMP
APPLIES ONLY TO STORM
DRAINAGE REVISION
NOV. 10, 2009
LLJ
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LU <
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Z Ln
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m
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0
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SHEET
18
ALUMINUM ROD, Y2 to 0
STOCK HANDLE TO F
18" MAX. FROM RIM
W/ GATE DOWN
CN
OVERFLOW ELEV. TO
PROVIDE DETENTION MIN
AND OIL SEPARATION =L==
ELEV. 448.57
TION
PIPE SUPPORTS
BOLTED W/ EMBED 2
IN WALL, 3" X 0.90
UAUL MIN. 12 It PVC _,,dULILNIIUN Ill-L _,,mU.n7, MIN
OF 2 SUPPORTS AT
CMP TO
MAX. 3' SPACING S=0.5%
PVC COUPLER IE 446.67 IE 447.11
IE 446.67
;z
12 0 CMP RISER,------' _c\j
RESTRICTOR PLATE
W/ A 0.63" ORIFICE
SHARP EDGED, SHOP
DRILLED
CONTROL STRUCTURE, CATCH BASIN #2 TYPE 2
VOLUME
REQUIRED
(537
CU.
FT.)
VOLUME
PROVIDED
(542
CU.
FT.)
wwww5l 11' MIN,
as-sm- - -
(TYP)
L)
zo
40' MIN. R,[I,W.
11' MIN.
m
2 %
M I
T
2' MIN AC PAVEMENT
S., 8� r
_STC
2' - 5/8' CSTC
PAVEMENT COMPACTION- 92% 4'- 1-1/4' CSBC 24 SHOULDER (TYPICAL)
RICE DENSITY APPROVED SUBGRADE
SUBGRADE,BASE,TOP COURSE
COMPACTION 95% (ASTM 698)
RESIDENTIAL /COMMERCIAL ACCESS
Scale, NTS = 11-00
1004 0
MIN, RADIUS
4'-8' QUARRY SPALLS
8'-12' MIN. DEPTH
.0
%lp
kp
PROVIDE FULL WIDTH OF INGRESS/
EGRESS AREA
CONTRACTOR SHALL MAINTAIN TEMPORARY CONSTRUCTION ENTRANCE
DURING THE CONSTRUCTION PERIOD.
CITY INSPECTION REQUIRED ON ALL EROSION CONTRO
MEASURES BEFORE WORK CAN BEGIN.
l.?
STABILIZED CONSTRUCTION ENTRANCE
Scalei NTS = it -Of
ELEV. 448.57
REMOVABLE -
WATERTIGHT
COUPLING
OR FLANGE
ORIFICE
L IE 448.15
CONTROL STRUCTURE
'004 RIM ELEV. 450.3 SLOTTED GRATE
f RIM ELEV. 451.2
1 1" (POLY COATED)
. z
co TYPE MANHOLE STEPS (.0
0. C.
LOCATED @ 12 . . . . . . . . . . . . . .
88 LF 21 0 CMP MAX. W.S.
7LI ELEV. 448.57
,-ELBOW RESTRICTOR
SECONDARY ORIFICE 75 LF 21" 0 CMP TO
PER DETAIL THIS CB #4, S= .5%
SHEET PER PLAN
CATCH BASIN #3 TYPE 1L
DETENTION PIPE ELEVATION.
NOT TO SCALE
12 $$ 0 CMP RISER
4#
--T
'00'(
4"MAX
4" 0 ELBOW
RESTRICTOR PLATE
W/ A 1.08" ORIFICE
(FRACTIONAL
EQUIVALENT 1-5/64")
SHARP EDGED,
SHOP DRILLED
ELBOW
RESTRICTOR
NOT
TO
SCALE
BINDING WIRE OR n EXCAVATE TRENCH 8' DEEP
TWINE WHERE STRAW BALES WILL
BE PLACED AND STAKE BALES.
COMPACTED SOIL j 71
PREVENT PIPING 7
CROSS SECTION OF A PROPERLY
INSTALLED STRAW BALE BARRIER
TWO STAKES PER BALE TO
MAINTAIN POSITION
STRAW BALES AS
REQUIRED.
PROPER PLACEMENT OF STRAW
BALE BARRIER IN A DRAINAGE WAY
CONTRACTOR/DEVELOPER SHALL MAINTAIN AND REPLACE
STRAW BALES TO INSURE PROPER EROSION CONTROL, CITY INSPECTION REQUIRED ON ALL
EROSION CONTROL METHODS BEFORE
OTHER WORK CAN BEGIN,
STRAW BALE DAM FILTRATION SYSTEMS
Scale- NTS = 11-08
RE
DE
N OTES:
1. NEW PIPE SHALL BE 12 )) 0 CORRUGATED METAL
PIPE (CMP) UNLESS NOTED OTHERWISE.
2. METAL PARTS SHALL BE CORROSION
RESISTANT. GALVANIZED PIPE PARTS TO HAVE
ASPHALT TREATMENT #1 OR BETTER.
3. FRAME, GRATE AND RISER SHALL BE OFFSET
SO CLEANOUT GATE IS VISIBLE FROM TOP, AND
CLIMB DOWN SPACE IS CLEAR OF RISER AND
CLEANOUT GATE.
.-I
CITY INSPECTION REQUIRED ON FORM
WORK PRIOR TO POUR
V R
I' BATTER
4.
1'R
0,05 FT/FT
CU
4
'4 4
A
6'
A
.4
4'
4 4
- - - - - - - - - - - - - - - - - - - - - - - -
18' STANDARD
24' APTERIAL
w PROFESSIONAL ENGINEER'S STAMP
7"Or' APPLIES ONLY TO STORM
DRAINAGE REVISION
NOV. 10, 2009
NOTESs
1. FORMS SHALL BE TRUE TO LINE AND GRADE
AND SECURELY STAKED.
2. THRU JOINTS SHALL BE PLACED ADJACENT
TO CATCH BASINS,
3. EXPANSION JOINTS SHALL BE EVERY 10 FEET
AND DUMMY JOINTS EVERY 5 FEET,
4. THRU JOINTS SHALL HAVE 1/2' TO 5/8' WIDE
PREMOLDED JOINT FILLER,
5. CONCRETE SHALL BE CLASS 3- 3000PS1.
6. FINISH SHALL BE LIGHT BROOM.
7. CURB SHALL BE SPRAYED WITH CLEAR CURING
COMPOUND OR SHALL BE COVERED AND KEPT MOIST
FOR 72 HOURS.
8, ALL SIDEWALKS POURED BEHIND CURB IN
DRIVEWAY AREAS SHALL BE 6' THICK OVER 2' OF
CSTC WITH SUBGRADE COMPACTED TO 95% MAXIMUM
DENSITY.
2,0�S STANDARD -TYPE A" CURB/GUTTER
J Scatei NTS = 11-08
- 5/8' MINUS CSTC
CITY INSPECTION REQUIRED ON ALL EROSION CONTROL
MEASURES BEFORE WORK CAN BEGIN, 1
173"� TEMP, SEDIMENT TRAP FOR CATCH BASINS
) Scate- NTS = 11-00
FILTER FABRIC -
SECURED TO 2' X 2'
14 GA. WIRE FABRIC
EQUAL
2' X 2' WOOD OR.
EQUIVALENT
8'- 12'
NOTEi
A- IF DRIVEWAY WIDTH EXCEEDS
15', INSTALL A FULL DEPTH EXPANSION
JOINT.
DRIVEWAY APRON SHALL BE A MINIMUM
OF 6' THICK AND SHALL BE PLACED ON
2' OF 5/8' CSTC AND COMPACTED GRADE.
CONCRETE SHALL BE CLASS 3- 300OPSI
1/2' LIP
JOINT
OR
16' VERTICAL CrURJB�
(TO MATCH EXIST. ONLY)
EXPANSION JOINT
' CURB
DRIVEWAY CURB TRANSITIONAL DETAIL FOR
CURB AND GUTTER SHALL BE PGURED CURB AND GUTTER OR VERTICAL CURBS
SEPARATELY FRDM THE SIDEWALK,
CITY INSPECTIGN REQUIRED LIN FDRM WGRK
PRIDR TO PDUR.
u. .... �l Eqg
80 FILTER FABRIC MATERIAL IN
CON US ROLLS. USE STAPLES
TINOI
PLACE 3/4'-1.5' WASHED GRAVEL IN OR
THE TRENCH AND ON BOTH SIDES OF WIRE RINGS TO ATTACH
FILTER FABRIC FENCE ON THE SURFACE. FABRIC TO WIRE.
za RE MESH SUPPORT FE sICE
S
VT113 UPPORT FILTER FAI IF IC.
CU
%0
11 7- BURY BOTTOM OF FILTER
CU MATERIAL 8' TO 12'
6' MAX.
2' X 2' WOOD P13STS OR
EQUIVALENT
CONTRACTUR/DEVELOPER SHALL MAINTAIN AND REPLACE
STRAW BALES TO INSURE PROPER EROSION CONTROL.
CITY INSPECTION REQUIRED [IN ALL
EROSION CONTROL METHODS BEFORE
OTHER WORK CAN BEGIN.
rE 1_,I� FILTER FABRIC FENCE FILTRATION SYSTEMS
1 Scote- NTS = 11-01
STANDARD DRIVEWAY ENTRANCE
22
;____=sco.ie- NTS 11-00
EXPANSION JOINT DUMMY JOINT
;d'
i4
4.i
44
A
A
2' MIN,
10, O.C. 5' O.c' t -
W CUT ACP A MIN,
OF 2' FROM EDGE OF
PLAN GUTTER.
FULL DEPTH 1/2' EXPANSION
JOINT MATERIAI
5' TO 7'
2%
;Ale
UNDISTURBED EARTH OR
SECTION. \COMPACTED NATIVE MATERIAL
2' M 7IN6. UNLESS OTHERWISE SPECIFIED
SAW CUT 2"_ BY ENGINEER
2'- 5/8' MINUS CSTC
N 0 T Ei
1. CONCRETE SHALL BE CLASS 3- 300OPSI
2. CONCRETE SHALL BE BROOM FINISHED
3. SIDEWALK THICKNESS SHALL BE 5-1/2'.
4. SIDEWALK THICKNESS AT DRIVEWAYS SHALL BE 6' THICK.
5. CURB AND GUTTER SHALL BEPOURED SEPARATELY FROM SIDEWALK
6. CONCRETE SHALL BE SPRAYED WITH CLEAR CURING COMPOUND
OR SHALL BE COVERED AND KEPT M01ST FOR 72 HOURS.
7. SAW CUT AND REMOVE ACIP PAVEMENT A MIN. OF 2' FROM GUTTER
FACE TO INSURE ADEQUATE COMPACTION OF ACP AND GUTTER SUBGRADE
CITY INSPECTION REQUIRED ON FORM
WORK PRIOR TO POUR
dD� CONCRETE SIDEWALK
k J Scatel NTS = 11-00
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0
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C I �!� f ; I 't �*) � h
STREET TREES TO BE
SELECTED FROM CITY'S
APPROVED LIST & ARE
TO BE PLANTED ALONG
84TH AVE. W. PER CITY'S
REQUIREMENTS
2 30.00
10
tkKb
%K
K
tK �b
tpK 7
ob
415400'�
(M 0
:�plb
CATCH BASIN
(C.B.)
RIM EL=449.
30.00
q19
'7
-30'-
238TH 5T. 5.W.
_q -- - — - — - — --
FND. M.I.C.
VISITED:
5-20-05
I L'
LOT 11
Wku, C.7
LIGHTING
RECESSED CAN LIGHTS
OVER GARAGE DOORS (3
EACH BUILDING)- 40W
BULB EACH
OUTDOOR WALL SCONCE
AT ALL ENTRY DOORS-
60W BULB EACH (WALL
HUNG 953-11 "DOLAN
DESIGNS ANTIQUE
BRONZE- 15.S" HIGH X
7.5" WIDE X 7" DEEP)
1=00. "I 70011117-Mum
1b
NCE 4b FND. EXIST. REBAR
S 88'3651" E2 fl/ NO CAP
�'j'k4=51 46
SLIM
I M=71
E. END FENCE
0. 4 S. & 0. 4 W.
OF NE PROP. COR.
500
cc
LEGENX
......................
...... ...... FND. EXST. REBAR
. ..... .47' 83 NO CAP
...... .... 450.90
............... ...........
............. .....
'0 sttm, V-1kAj, s'),
88 Amm MqLs
............
. ....... ..............
............
.............
wg�v e�w (�at< ka lIgm/W �Kes)- 4 Z;
dos� ............
oOAlel
Ave
.4' 77, 1A
CEDRU5_ Brevifolia G-8' hicjh evercycen- 15' max.- 4' hicjh --- 3 PROV19ED
_4J
.0
A
c; 4 Ir z
C)
'4' 0 .4 'o
uj
4 'A tT 4.
LO T- 2 4
I . . L 4 4.
A
A VINE MAPLE'ACER CIRCINATUM'- 10'- 1 2'hicjh, 3 5tem min. 2 PROVIDED
4
A' . -0
4
ol
4' - . . .'q - - "' - - .. A
41' *:, a . 4 . - q - 4 .. . . .. . A 4- A .
4A
!.Z .�A d 4' 44
8
'Al
9%,
JN DROUGHT TOLERANT 5HRUE3- RO5MARINU5 Off ICINAU5 (EVERGREEN 5HRU15) GALLON
.......... O.C.
3G
...........
.......... ...........
............
?0 ..........
.......... ::X. I
....... 46 1.
............. .... I .... * '
. .............. I(T (n
........... ..
............ :.to
RHODODENDRON 'ANAH KRU_9CHKE CHEER'-2 P-24' 5pacincj---
........ ..............
....... .........
BLOCK I
............. ...... I ........
...........
...............
...............
............... "'o
. ............. ....
............
.............
BLDG 2
..............
............... ..........
FRUTLAND ACRES 70 +
............... AZALEA'GAIETY'/ EVERGREEN cjallon 3G" o.c.
............. ...............
...............
...............
....... LAKE BALUNGER
.............
102
....... ...............
449.70 ...............
...............
...............
...............
................ .......
............... ...............
............... ................
..... ...........
........ ..............
........ 5ARC 61
...............
................ OCOCCA RU5CIfOLIA- 5weet box allon 30 o.c.
...........
*U5e COTONEA5TER (ADPRF55U5) cyound cover in 25% of all cyound cover plantin6p.
EXIST. REBAR
gar
_-Z 4�
. .......................
2. .......... ....
;;,;-.:WQQD ON
2507q..ptall plantinc
......... tObe low water U5a6je/ drouc3ht tolerant
N 8836'51 W 90.00' [91 a nt5.
�D e)65
410 N>> L?-10
8
N (GRAPHIC SCALE
FND. EXIST. REBAR
W/1-S CAP #22969
—20
0 10 20
(IN FEET)
1 inch = 10 ft.
BEW
441
r,
RESUB
JUN 16 2006
BUILDING DEPARTMENT
el-TY OF EDMONDS ,
5663
�RONIALD 1
S TIAT E 0 F
u-i iz'
Q�
U-i U111\
U-i
_7
_F <
(S)
looms
0
Lu
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Q) 5 cc
U-j o'o
06
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U
rvz 0
u.j C\J
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u
0
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co
—SHEET—
HNSON
ING-0-0M
-OF
5�9
JUN,
BUILDING DEPA7-jp,,-,��n5�qi
CITY OF EDMc,%tjf;tS
STREET FILE
23GTH 5T. 5.W.
Zi N 8 816'51'", W
FND. M.I.
"SITED:
5-20-of
Avw-ss lb %Utmm ff4m %mT) glo. gwms
5AU Im �Jt Ast w 0 %ljf� 6 �awo
0
-30'-
LOT 11
2
15 58 23-47
FRONT
Y
b"o
t��V
WOOD FENCE
FENCE 'P�_
FND.
EXIST. REBAR
Ao_-
�lv"Ull
NO CAP
NEW POWER PEDESTAL
TRELLIS TYP. AT ALL ENTRIES
451.46
'4
4
3.5'WIDE CONC- WALk 4
-
- 4
31
Q:)
LOT COVERAGE CALC.
OVERHEAD SERVICE
fib
- -
-*= == &
PAP -KING S L
(P
LOT AREA= 9253 SQ., FT.
UTIL. LINE
TO BE REMOVED
715"
i��'
FIRE AID I
ADDRESS
A
LOCATED IN
BUILDING 1- 1917 SQ.. FT.
BUILDING 2- 1917 SQ. FT.
00
SIGNAGE
18"
MAX. EAVE
j
0.0.
E Typ�
3834/ 9253= 41.4%
24"
MAX. O.H.
ALL UNITS
TOTAL PROPOSED IMPERVIOUS AREA
D Cm I
PROPOSED BUILDING 1 (INCLUDING �ROOF)-2230 SQ. FT.
")V=
PROPOSED BUILDING 2, (INCLUDING ROOF)-22$0 SQ. FT.
YELLOW
"reo
qb
ILI,
PROPOSED DRIVEWAY AREA- J&bOSQ. FT.
PAINTED
VrA
k!rA
PROPOSED WALKWAY AREAS- qt0SQ. FT. (25rp X 2)
TOTAL IMPERVIOUS AREA-(08�OSQ. FT.
CURB
92,53=
AREA
00
LAJ
W Fl
Ln
b1b
FN
EXIST. REBAR
0 1. ILA f4wl 69.0 t�,b'3
NEW 24'WIDE CURB CUT NO CAP
450.9C
opm 4
FOR PROPOSED
zol TOTAL EXISTING IMPERVIOUS AREA
611 TRENC i D IN (TD)
DRIVEWAY > EXISTING RESIDENCE-1653 Sr) FT
NO DUMPSTER ENCLOSURE
ON SITE -
PRIVATE TRASH CANS IN
GARAGE WILL BE PUT OUT
ON DAY OF TRASH PICK UP
_.j
@ GARA DO
RS
"do
EXISTING GARGE-556 SQ. FT.
EXISTING SHED-97.5 SO. FT.
ui
""LU9UU031U=
A
T=D.
EXISTING DRIVEWAY-723 SQ. FT.
WT -1.2 7
TOTAL IMPERVIOUS AREA-.3030 SQ. FT.
(PROPOSED)
> z
�> 0 LIJ
0
STA ING AR& TOBE
HEIGHT QALCULATION
Lu
> <
A 4 L?
4
LO D AT
' TE
A- 450
B- 450
0
0
DR WAY.BETWEEN C�
4 4
C- 450
D- 450
6 x
7- Lo o CL
V)
PPOI OSED V)
bUIL bINGS 4
-2 A _&I
0�1'
AVG. 450
00
wl 4 MAX. PLATE @ 475.0'
z MAX. RIDGE 0 480.0'
0 4 0
SEE CIVIL
V)
P. 4r 4B, 4C 4 4 -T-4
_TD_
z
4 0
FOR FRONTAGE YELLOW I TD 0
3: PAINTED jw 18" DROP IN 3.1
IMPROVEMENTS 0 CU B I - - ' o'& I EXISTING STRUCTURES
171 0" 8.8%
D V L
EWAY
TO BE REMOVED
0
U- SL PE
Ln A
PROPOSED S'WIDE CON C. `�ol tE�ksllpb mw toxf, to "va
0 Z-1
SIDEWALK W/
CURB AND GUTTER
TIE TO SOUTH SIDE OF 10,
10, 5!
_+l 3
PR03ECT (PER EDMONDS w
VO MATCH C�C�
STANDARD DETAILD (E2. S SOUTH PROPE 4 FIRE AID
& E2.13) ON PAGE 4B CURB/GUTTER ADDRESS
SIDEWALK SIGNAGE,
DATUM CATCH BASIN
(C.B.) VK
01" C-1 =AAO
00, F EXIS . T. REE AR
m A
113
32.71 TRELLIS TYP.
30,00
4.
450
cs�
0
0
6 15
EXISTIN 0 ------
FIRE o FRONT
-30'- HYDRANT 2
0
C�
0 FIND. EXIST. REBAR
te)
04 W/LS CAP #22969
938TH 5T. 5-W.
------ ------
FIND. M.I.C.
5V%TJ�05
m
I
ZAAKCK'll
449.70
81'MAX. EAVE
'64" MAX. O.H
;um
ENTRIES
g)
58 J?
19
. ->, '&o
15
REAR
I 1�� BUILDING HEIGHTS
CN
IOB SITE
CHAIN LINK
FENCING
II r_ �wlv- wi
m 6f- e0m000l
"vso
56 .'�lj
'0(9
7�1
0
uj
OF BLDG. 1 & 2
;("ARAGE SLAB @ 449.50
ZRY SLAB @ 450.67'
MAIN FLOOR @ 459.0'
UPPER FLOOR @ 468.01
TOP PLATE @ 474.33'
RIDGE @ 480.01
ZONE RM 1.5
FRONT= 15'
REAR= 15'
SIDE=10'
HEIGHT= 25' + S'SLOPING
45% MAX. LOT COVERAGE
2 PARKING STALLS PER UNIT
i
*DATUM- TOP OF C.B. @ SW CORNER OF
PROPERTY IN STREET 0
LEGEND:
DENOTES FOUND CASED CONCRETE MONUMENT
0 DENOTES SET REBAR WITH LS CAP #8566
0 DENOTES FOUND EXISTING REBAR
PROPERTY DESCRIPTION:
THE WEST 90.00 FEET OF LOT 12, AND THE EAST 8.47 FEET
OF THE WEST 98.47 FEET OF THE NORTH 30.00 FEET OF SAID
LOT 12. BLOCK 1, FRUITLAND ACRES TO LAKE BALLINGER
ACCORDING TO_Tl�c, PLAT RECORDED IN VOLUME 10 OF PLATS,
PAGE 47, RECORDS Or-- SNOHOMISH COUNTY, WASAINGTON.-
ELEVA11ONS:
REFER TO SURVEY CONTROL DATABASE - POINT ID: 44
NAVD: 88. A STANDARD USC & GS DISK, STAMPED "Q407 1965", SET
VERTICALLY IN THE NORTHWEST FACE OF THE CONCRETE
FOUNDATION OF THE OFFICE BUI-DING OF MEYRING SURVEYORS
AT 23423 HIGHWAY 99, LYNNWOOD.
ELEV. = 407.985 FEET
CONTOUR INTERVAL = 2 FOOT
APPROVED BY PLANNING
AREA = 9253 SQ. FT. +
REFERENCED: )t Ai-;D refrr -tD qfpyDvee(
RIO.S. #7705090196 IN VOL. 5, PG. 140, tA n(A�-' C�oi pt- -Fvr
RECORDS OF SNOHOMISH COUNTY. WASHINGTON.
PLAT OF FRUITLAND ACRES TO LAKE BALLINGER IN m pvo v ew c4i f -72
VOL. 10, PG. 47, RECORDS OF SNOHOMISH COUNTY,
WASHINGTON.
q'A" tf&,U�
Y\ex8v\'� - 9 �ec* ,
FRO-MFLAND 70
LAKE FE-Di' A L L � H ( M I E Ho'
(IN , FEET)
1 inch = 10 ft.
WEN
RESU
JUN 16 2006
_----SITE f3UILDING DEPARTM
CITY OF EDMON EN
DS
Co
238TH ST SW
SNO
KING
5663
RE D
4,'ll 'ECT
0 �RONALD NSON
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JUN 16 200-
c 11 Ty 0 AER) M I"' N -1 s
STREET FILE
FND. w.,
\ASITED:
?T,111�5-20-0!
N dd-36'51 " W
24'WIDE
DRIVEWAY/
DRIVEWAY
ENTRANCE PER
C ITY STANDARD
SEE DETAIL E2.26
CONSTRUCTION
ENTRANCE PER
DETAIL E 1.2 ON
PAGE 413
PROPOSED S'WIDE
CONC. SIDEWALK W/
CURB AND GUTTER (PER
EDMONDS STANDARD
DETAILS (E2.8 & E2.13)
ON PAGE 4B
C�
Fo_1 CLEAN OUT
DOWNSPOUT COLLECTOR
PROPOSED CATCH BASIN
PROPOSED CATCH BASIN TYPE 2
PROPOSED YARD DRAIN
0
z
..............
...............
-/ROVIDE ACP TRANSITION FROM PROPOSED
......... ..... Tn
SIDEWALK TO EXISTING GRADE TO NORTH LOT 11
NE
...........
RAMP AT 12:1 MAX.
....... . C B. HAVE
EXISTING CATCH BASIN INFORMATION CATCH RA.CUM lmr'nftM--A-nON
EXISTING CB #1, TYPE I
RIM ELEV. 449.64 C13 #1, TYPE 1
S. IE 446.59, 1211 PVC RIM ELEV. 451.40
N. & E. IE 446.59, 1211 0 PVC IE 447.05 121, 0 CMP ESC MINIMUM REQUIREMENTS: -
(CONTRACTOR TO VERIFY INVERT
ELEVATION AND NOTIFY ENGINEER OF C13 #2, TYPE 2 48" 0 STABLIZATION OF EXPOSED AREAS. ALL SOILS EXPOSED BY LAND DISTURBING
DISCREPANCIES) PTMI=' 1=11 ACI A TI ITIES SHALL BE STARI 17Fn RY qHITARI P- AID101 Ir' TInKI nf:- DKAD'Q
rg I............ ROUTE
Lu FILTE SOCK NEW POWER PEDESTAL
CL ......
........... DOWNSPOUT
......... .....
u COLLECTOR @
�0.1.1.1.%'.' ........ .........
..............................
............... ............ ..
4 . - WOOD FENCE 0.5% MIN. SLOPE
.......................
I . �`EXISTING)
................. ...
....... .... .
REM VE AND TO CB, TYP.
�O ..............
..... ..................
........ .... ..........
DIS OSE .......... It
OF
.. .............. ......
........ ......... ..... 75 LF 21" 0 CmP. S= _jz
"I .... * ... ....... ......
..... ......... L .... ....
.. ............
EXI NG ACP
.............
C14
WIDEN 84TH AVE W. ROW
AS SHOWN -SHADED
AREA(ROAD
CONSTRUCTION PER
EDMONDS STANDARD
DETAIL (E2.01.3) ON
PAGE 4B)
NoTe-'s SEE PLAN BY OTHERS FOR
WATER & SEWER SERVICE
LINES
EWAY
.....................................
.... .......
........ .........
L . j p
W. IE 446.67, 12" 0 CMP (CONTROL TEE) INCLUDING, BUT NOT LIMITED TO, SOD, HYDROSEEDING, OR OTHER VEGETATION,
N. IE 446.67, 21" 0 CMP (DETENTION PIPE) PLASTIC COVERING, OR MULCHING. ALL BMP'S SHALL BE SELECTED, DESIGNED,
E. IE 447.07, 15" 0 CPEP AND MAINTAINED IN ACCORDANCE WITH THE MANUAL. THE EXPOSED SOILS
NE. IE 447.67, 6" 0 PVC (DOWNSPOUT COLLECTOR) SHALL BE STABILIZED ACCORDING TO AN APPROVED TIMETABLE. (TYPICALLY,
NO SOILS SHALL REMAIN EXPOSED FOR MORE THAN TWO (2) DAYS FROM
CB #3, TYPE IL OCTOBER 1 THROUGH APRIL 30 AND NO MORE THAN SEVEN (7) DAYS FROM
RIM ELEV. 451.2 MAY 1 THROUGH SEPTEMBER 30.
S. & E. IE 447.11, 211, 0 Cmp
CB #4, TYPE IL SEE ADDITIONAL ESC DEVELOPMENTAL STANDARDS ON SHEET 4C
RIM ELEV. 451.2
W. IE 447-49, 21 " 0 CMP
S. IE 448.49, 6" 0 PVC
C13 95, TYPE I
RIM ELEV. 451.0 CONSTRUCTION--- SEQUENCE.-
W. IE 447.42, 15" 0 CPEP (DETENTION PIPE)
N. IE 448-02, 6" 0 PVC (D/S COLLECTOR) 1. SCHEDULE AND ATTEND PRE -CONSTRUCTION MEETING W/
451.46 CITY OF EDMONDS BY CALLING (425) 771-0220
CB #4
1 Lj ff.L 'yr-7 2. PROVIDE CONSTRUCTION STAKING FOR LIMITS OF
RIM ELEV. 451.0
CLEARING, LINE AND GRADE OF UTILITIES AND MISC.
I IE 448-41 611 0 Pvc
,-=,S
4TRUCTURES AS SHOWN ON APPROVED PLANS.
SLOPE 1 450-'37
3. INSTALL TEMPORARY EROSION AND SEDIMENTATION
0.5Y. U.N.0
CONTROL (TESC) MEASURES AS SHOWN ON APPROVED
PLANS.
4. SAWCUT AND REMOVE PAVEMENT FROM AREAS TO
46
RECEIVE LANDSCAPE, BUILDING, OR OTHER IMPROVEMENTS.
5. CLEAR, GRUB AND HAUL, MATERIAL FROM THE SITE AND
,PISPOSE OF AS REQUIRED.
Me*WkM Q 6. ROUGH GRADE FOR PROPOSED ROAD CONSTRUCTION,
C-tre)
�b
DRAINAGE IMPROVEMENTS, AND UTILITY ALIGNMENTS.
69
j
&,513
NO CAP
7. CONSTRUCT IMPROVEMENTS AS SHOWN ON THE
N
I zol 450.90
APPROVED PLANS (DRAINAGE, UTILITIES, PAVING, ETC.)
8. PERFORM FINAL GRADING, CLEANUP, AND APPLICATION OF
GROUNDCOVER.
6" TRENCH
DRAIN (TD)
9. -REMOVE TESC MEASURES.
@ GARACE
DOCRS BLOCK I
PROPERTY DESCRIPTION:
IFIRUTLAND ACRES TO
THE WEST 90-00 FEET OF LOT 12, AND THE EAST 8.47 FEET
OF THE WEST 98-47 FEET OF THE NORTH 30.00 FEET OF SAID
LAKE BALUINGER
LOT 12, BLOCK 1, FRUITLAND ACRES TO LAKE BALLINGER
ACCORDING TO THE PLAT RECORDED IN VOLUME 110 OF PLATS,
0
PAGE 47, RECORDS OF SNOHOMISH COUNTY, WASHINGTON.
Li
z
ALSO KNOWN AS: 23707 84TH AVE. W. EDMONDS, WA
ELEVATIONS:
EXISTING STRUCTURES
REFER TO SURVEY CONTROL DATABASE - POINT ID: 44
TO BE REMOVED
NAVD: 88. A STANDARD USC & GS DISK, STAMPED "Q407 1965", SET
a
VERTICALLY IN THE NORTHWEST FACE OF THE CONCRETE
FOUNDATION OF THE OFFICE BUILDING OF MEYRING SURVEYORS
NOTE:
AT 23423 HIGHWAY 99, LYNNWOOD.
qo:, TIGHTLINE NEW ROOF DRAIN
DOWNSPOUTS INTO DETENTION
ELEV. = 407.985 FEET
NOTES:
PIPE. IF FOOTING DRAIN IS
CONTOUR INTERVAL = 2 FOOT
INSTALLED, RUN FOOTING DRAINS
EXCAVATED MATERIAL WHICH CAN
(SEPARATE FROM DOWNSPOUT
AREA = 9253 SQ. FT. (212 ACRES) NOT BE STORED ON SITE WILL BE
DRAINS) INTO STORM DRAIN LINE
DISPOSED OF OFF -SITE AT A
M�r-
AFTER AT RARTN .07- Ft"T
IMPERVIOUS SURFACE CALC. COMMERCIAL FACILITY.
0.5% U.N.0 PRIOR TO LEAVING PROPERTY ON SITE ONLY -
*FOOTING DRAINS NOT REQ'D FOR BLDG. 1- 2230
SLAB ON GRADE CONSTRUCTION BLDG. 2- 2230 DUST CONTROL MEASURES MAY BE
A rFqq- 1RRn REQUIRED DURING PFpi nq P- npv
..... . pr�
49 -7--��Roj �,Tp
"OF T P" PER IBC 1807.1 WEATHER.
30.00 .85 SIDEWALKS- 510
EXISTING POTENTIAL "-lb',, 449.75
�so
ROU E
14 su PVC 0 1 Fuu I IN DRAIN 1145 UALL 210 LF
313?1 `� 3r "OC9
0 450 TIED IN AFTER CB #2 OF SILT FENCE DOWNSPOUT
EXISIING ACP 1-0 COLLECTOR @
---f �9' \-,")I SEE TI H I TIM;: h1r)TP PER DETAII F qIc
SIDEWALK
0
C�
0 EXISTING
n
N FIRE
HYDRANT
238TH 5T. 5.W.
FN D. M. 1.
MSITED:
5-2C -05
@ RIGHT 1.1 ON PAGE 4B
0
C11
1-1m I Ltl EMS I ING
SIDEWALK
GRADE AND
ALIGNMENT
0.5% MIN. SLOPE
TO CB, Typ.
-20
GIUPHIC SCALE
0 10 20
(IN FEET)
1 inch =10ft.
I
TOTAL- 68,30 (.157 ACRES) AVG. EXISTING HEIGHT- 450.5'
FINISH SLAB-449.51
SOIL TO BE REMOVED FROM SITE BOTTOM OF FOOTING-448.01
60' X 80' X 1' DEEP= 178 CY v.
SOIL DISTURBANCE
63' WIDE X 83' LONG X 2.5' DEEP= 484 CY (AT BUILDING & DRIVEWAY)
24' WIDE _�L_12' LONG X 1' DROP AT ACCESS= 10.7 CY
- 7�
Tr) T A I -.(-A 0 9, _V�
MEN
APPROVED FOR CONSTRUCTION
Date: 9�,b
M.
g lli"� %jv�_
RESUB
JUN 16 2006
BUILDING DEPARTMENT
Cl'lY OF EDMONDS
�Gl_iE5
663
REM".." EMED
�R MITECT
D. 101,. 0�4
STREET FIL E
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18
CONTROL STRUCTURE
,r
ALUMINUM ROD, )/2" 0 11 RIM ELEV. 451.3 SLOTTED GRATE
STOCK HANDLE TO BF '00X I P) RIM ELEV. 451.2
18" MAX. FROM RIM z 1 (POLY COATED) 71
co TYPE MANHOLE STEPS r-0 N OTES:
W/ GATE DOWN .1.
LOCATED @ 12" O.C.
OVERFLOW ELEV. TO
PROVIDE DETENTION MIN 88 LF 21 0 CMP MAX. W.S. 1. NEW PIPE SHALL BE 12 0 CORRUGATED METAL
AND OIL SEPARATION "i r ELEV. 449.24. PIPE (CMP) UNLESS NOTED OTHERWISE.
ELEV. 449.24
-ELBOW RESTRICTOR 2. METAL PARTS SHALL BE CORROSION
SECONDARY ORIFICE -t- 75 LF 21 0 CIAP TO
PIPE SUPPORTS PER DETAIL THIS CB #4, S= .5% RESISTANT. GALVANIZED PIPE PARTS TO HAVE
BOLTED W/ EMBED 2 SHEET PER PLAN ASPHALT TREATMENT #1 OR BETTER.
IN WALL, 3" X 0.90
GAGE STRAPS, MIN. -..,DETENTION PIPE 0.5% MIN 3. FRAME, GRATE AND RISER SHALL BE OFFSET
_.m12" 0 PVC 'x
OF 2 SUPPORTS AT S=0.5% SO CLEANOUT GATE IS VISIBLE FROM TOP, AND
CMP TO CLIMB DOWN SPACE IS CLEAR OF RISER AND
MAX. 3' SPACING
IE 446.67 IE 447.11-"*'�
PVC COUPLER
CLEANOUT GATE.
IE 446.67
12" 0 CMP RISER,_"-,".'
C-4
RESTRICTOR PLATE CATCH BASIN #3 TYPE 11
W/ A 0.63" ORIFICE
SHARP EDGED, SHOP
DRILLED
CONTROL STRUCTURE, CATCH BASIN #2 TYPE 2
\lr)l I INAE- DF--r)l 11DE-F) rl I �-T �, F)FTE-N I TI nN I D I D F F I E_ \ / A TI n N I
v \-/ L_ \-./ I v I I I \1 I I \I L./ \ %_.� \-.1 f %-/ 11 . f I . /
VOLUME PROVIDED (545 CU. FT.)
40' MIN, R.O.W.
wwww5l 11' MIN. It' MIN,
(TYP>
U u
k
OD
2% --- bb.-
MIN. RADIUS
�'-8' QUARRY SPALLS
'-12' MIN. DEPTH
P PR3VIDE FULL WIDTH OF INGRESS/
I V
E SS
GRESS AREA
CONTRACTOR SHALL MAINTAIN TEMPORARY CONSTRUCTION ENTRANCE
DURING THE CONSTRUCTION PERIOD,
ICITY INSPECTION REQUIRED ON ALL EROSION CONTR
MEASURES BEFORE WORK CAN BEGIN. 119
1,2-'\ STABILIZED CONSTRUCTION ENTRANCE
Scatel NTS = 11-01
ELEV. 449.24
RE�OVABLE
WATERTIGH1
COUPLING
OR FLANGE
ORIFICE
IE 448.72
NOT TO SCALE
. - 91
CMP RISER
4" 0 ELBOW
RESTRICTOR PLATE
W/ A 1.08" ORIFICE
(FRACTIONAL
EQUIVALENT 1-W64
SHARP EDGED,
SHOP DRILLED
ELBOW
RESTRICTOR
NOT
TO
SCALE
BINDING WIRE OR ri
TWINE EXCAVATE TRENCH 8' DEEP
WHERE STRAW BALES WILL
ML PLACED AND STAKE BALES.
C13MPACTED SOIL T�
PREVENT PIPING
T
CROSS SECTION OF A PROPERLY
INSTALLED STRAW BALE BARRIER
TWO STAKES PER BALE TO
MAINTAIN POSITION
STRAW BALES AS
REQUIRED.
VE�_ll I __.. �_-T 1-1
PROPER PLACEMENT OF STRAW
BALE BARRIER IN A DRAINAGE WAY
CONTRACTOR/DEVELOPER SHALL MAINTAIN AND REPLACE
STRAW BALES TO INSURE PROPER EROSION CONTROL, CITY INSPECTION REQUIRED ON ALL
EROSION CONTROL METHODS BEFORE
OTHER WORK CAN BEGIN,
STRAW BALE DAM -FILTRATION SYSTEMS
ScaLei NTS = 11-Cla
CITY INSPECTION REQUIRED ON FORM
WORK PRIOR TO POUR
5-1/2'
I' R
V BATTER
I'R
0.05 FT/FT
�u
4
4
4 4
4
4
4
18' STANDARD
24' ARTERIAL
PLACE FILTER
AND GRATE. PLACE 7/8' WASHED GRAVEL
3-4 INCHES HIGH AROUND CATCH BASIN
TO FILTER WATER,
STRAW BALES MAY BE USED IN CERTAIN CIRCUMSTANCES (SEE DETAIL E111)
UPON APPROVAL OF CITY ENGINEER OR HIS/HER REPFESENTATIVE.
THIS APPLICATION SHALL BE MAINTAINED AT ALL TIMES DURING
CONTRUCTION PERIOD.
NOTESi
1. FORMS SHALL BE TRUE TO LINE AND GRADE
AND SECURELY STAKED.
2. THRU JOINTS SHALL BE PLACED ADJACENT
TO CATCH BASINS.
3. EXPANSION JOINTS SHALL BE EVERY 10 FEET
AND DUMMY JOINTS EVERY 5 FEET.
4. THRU JOINTS SHALL HAVE 1/2' TO 5/8' WIDE
PREMOLDED JOINT FILLER.
5. CONCRETE SHALL BE CLASS 3- 300OPSI.
6. FINISH SHALL BE LIGHT BROOM,
7. CURB SHALL BE SPRAYED WITH CLEAR CURING
COMPOUND OR SHALL BE COVERED AND KEPT MOIST
60 FOR 72 HOURS,
8. ALL SIDEWALKS POURED BEHIND CURB IN
DRIVEWAY AREAS SHALL BE 6' THICK OVER 2' [IF
CSTC WITH SUBGRADE COMPACTED TO 95% MAXIMUM
DENSITY,
62.0% STANDARD -TYPE A' CURB/GUTTFR
5/8' MINUS CSTC
CITY INSPECTION REQUIRED ON ALL EROSION CONTROL
MEASURES BEFORE WORK CAN BEGIN,
173"� TEMP, SEDIMENT TRAP FEI� CATCH BASINS
) Scatei NTS = 11-00
ScaLel NTS = 11-00
FILTER FABRIC -
SECURED TO 2' X 2'
14 GA, WIRE FABRIC
EQUAL
2' X 2' WOOD OR
EQUIVALENT
8'- 12'
Ile,
1?01 If4l lyc.
&4k
, r? c4k G, zvr,
NOTEi
A- IF DRIVEWAY WIDTH EXCEEDS
15', INSTALL A FULL DEPTH EXPANSION
JOINT.
DRIVEWAY APRON SHALL 33E A MINIMUM
OF 6' THICK AND SHALL BE PLACED ON
2' OF 5/8' CSTC AND COMPACTED GRADE,
CONCRETE SHALL BE CLASS 3- 300OPSI 1/2' LIP
17
4 �, I Ap
qp )�YOP4;111
14Y �
tc
),�
kw�. -k
1111FIC-P
N JOINT
SEE NOTE 'A'
ElXPANSION JOINT
TYPE 'A' CURB AND GUTTER
OR
16' VERTICAL CURB
(TO MATCH EXIST. ONLY)
EXPANSION JOINT
6' CURB
CURB AND GUTTER SHALL BE POURED I DRIVEWAY CURB TRANSITIONAL DETAIL FOR
CURB AND GUTTER OR VERTICAL CURBS
SEPARATELY FROM THE SIDEWALK,
CITY INSPECTION REQUIRED ON FORM WORK
PRIOR TO POUR,
u 1 E�M
80 FILTER FABRIC MATERIAL IN
CON US ROLLS. USE STAPLES
PLACE 3/4'-1.5' WASHED GRAVEL IN OR TINOI
THE TRENCH AND ON BOTH SIDES OF WIRE RINGS TO ATTACH
FILTER FABRIC FENCE ON THE SURFACE. FABRIC TO WIRE.
% 11
c I D :#H-- WIRE MESH SUPPORT FENPE
I
CU :HEZ TO �UPPORT FILTER FA ic,
7 ff ;I
z 1 0
BOTTOM O�F FILTER
_�L
MATERIAL 8ff TO 12'
6' MAX,
2' X 2' WOOD POSTS OR
EQUIVALENT
CONTRACTOR/DEVELOPER SHALL MAINTAIN AND REPLACE
STRAW BALES TO INSURE PROPER EROSION CONTROL.
CITY INSPECTION REQUIRED ON ALL
EROSION CONTROL METHODS BEFORE
EITHER WORK CAN BEGIN.
E �1,1 FILTER FABRIC FENCE FILTRATION SYSTEMS
�::) Scatel NTS = 1/_Cllr
2.2� STANDARD DRIVEWAY ENTRANCE
Scatel NTS = 11-01
/ EXPANSION JOINT DUMMY JOINT
PLAN
FULL DEPTH 1/2' EXPANSION
JOINT MATERIAI
MIN.
SAW CUT ACP A MIN.
OF 2' FROM EDGE OF
GUTTER.
5' TO 7'
2%
A
4
UNDISTURBED EARTH OR
�ECTIEIN \COMPACTED NATIVE MATERIAL
2' N I 7N6. UNLESS OTHERWISE SPECIFIED
SAW CUT 2'- 5/8' MINUS CSTC BY ENGINEER
N 0 T Ei IRE su B".
1. CONCRETE SHALL BE CLASS 3- 300OPSI
2. CONCRETE SHALL BE BROOM FINISHED
3. SIDEWALK THICKNESS SHALL BE 5-1/2'. JUN 16 2006
4. SIDEWALK THICKNESS AT DRIVEWAYS SHALL BE 6' THICK.
5. CURB AND GUTTER SHALL BE POURED SEPARATELY FROM SIDEWALK BUILDING DEPARTMEt"'T
6. CONCRETE SHALL BE SPRAYED WITH CLEAR CURING COMPOUND CITY OF EDMONDS
OR SHALL BE COVERED AND KEPT MOIST FOR 72 HOURS.
7. SAW CUT AND REMOVE ACP PAVEMENT A MIN. [IF 2' FROM GUTTER
FACE TO INSURE ADEQUATE COMPACTION OF ACP AND GUTTER SUBGRADE
CITY INSPECTION REQUIRED ON FORM APPROVED FOR CONSTRUCnON
WORK PRIOR TO POUR
f2.1'�\ CONCRETE SIDEWALK
Scatei NTS
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I
18.30.050 DEVELOPMENT APPROVAL STANDARDS FOR EROSION AND SEDIMENTATION CONTROL (ESC) PLAN.
A. ESC MINIMUM REQUIREMENTS. ALL ACTIVITIES NECESSITATING A CLEARING OR GRADING PERMIT AND ALL UTILITY PROJECTS CONSISTING OF MORE THAN 500 LINEAL FEET OF TRENCH EXCAVATION SHALL BE REQUIRED
TO CONTROL EROSION AND SEDIMENT DURING CONSTRUCTION AND TO PERMANENTLY STABILIZE EXPOSED SOIL RESULTING FROM CONSTRUCTION. PROJECTS INVOLVING A CRITICAL AREA MAY ALSO BE REQUIRED TO
COMPLY WITH ANY COMBINATION OF THE ESC MINIMUM REQUIREMENTS. COMPLIANCE WILL BE DEMONSTRATED THROUGH THE IMPLEMENTATION OF AN APPROVED ESC PLAN. GUIDELINES FOR PREPARING ESC PLANS ARE
PROVIDED IN THE MANUAL. THE PLAN MUST ADDRESS THE FOLLOWING REQUIREMENTS:
1. ESC MINIMUM REQUIREMENT - CONSTRUCTION ACCESS ROUTE. CONSTRUCTION VEHICLE ACCESS SHALL BE, WHENEVER PRACTICAL, LIMITED TO ONE ROUTE. ACCESS POINTS SHALL BE STABILIZED WITH QUARRY SPALLS
OR CRUSHED ROCK TO MINIMIZE THE TRACKING OF SEDIMENT ONTO PUBLIC ROADS. IF SEDIMENT IS TRANSPORTED ONTO A ROAD SURFACE, THE ROADS SHALL BE CLEANED THOROUGHLY AT THE END OF EACH DAY.
SEDIMENT SHALL BE REMOVED FROM ROADS BY SHOVELING OR SWEEPING AND BE TRANSPORTED TO A CONTROLLED SEDIMENT DISPOSAL AREA WITHIN 24 HOURS. STREET WASHING SHALL BE ALLOWED ONLY AFTER
SEDIMENT IS REMOVED IN THIS MANNER.
2. ESC MINIMUM REQUIREMENT - STABILIZATION OF EXPOSED AREAS. ALL SOILS EXPOSED BY LAND DISTURBING ACTIVITIES SHALL BE STABILIZED BY SUITABLE APPLICATION OF BMPS, INCLUDING, BUT NOT LIMITED TO,
SOD, HYDROSEEDING, OR OTHER VEGETATION, PLASTIC COVERING, OR MULCHING. ALL BMPS SHALL BE SELECTED, DESIGNED, AND MAINTAINED IN ACCORDANCE WITH THE MANUAL. THE EXPOSED SOILS SHALL BE
STABILIZED ACCORDING TO AN APPROVED TIMETABLE. (TYPICALLY, NO SOILS SHALL REMAIN EXPOSED FOR MORE THAN TWO DAYS FROM OCTOBER 1 THROUGH APRIL 30 AND NO MORE THAN SEVEN DAYS FROM MAY 1
THROUGH SEPTEMBER 30).
3. ESC MINIMUM REQUIREMENT - PROTECTION OF ADJACENT PROPERTIES. ADJACENT PROPERTIES SHALL BE PROTECTED FROM SEDIMENT DEPOSITION BY APPROPRIATE USE OF VEGETATIVE BUFFER STRIPS, SEDIMENT
BARRIERS OR FILTERS, DIKES OR MULCHING, OR BY A COMBINATION OF THESE MEASURES AND OTHER APPROPRIATE BMPS.
4. ESC MINIMUM REQUIREMENT - MAINTENANCE. ALL EROSION AND SEDIMENT CONTROL BMPS SHALL BE REGULARLY INSPECTED AND MAINTAINED BY THE OWNER TO ENSURE CONTINUED PERFORMANCE OF THEIR
INTENDED FUNCTION. ALL MAINTENANCE AND REPAIR SHALL BE CONDUCTED IN ACCORDANCE WITH THE MANUAL.
5. ESC MINIMUM REQUIREMENT - OTHER BMPS. AS REQUIRED BY THE CITY, OTHER APPROPRIATE BMPS TO MITIGATE THE EFFECTS OF INCREASED RUNOFF SHALL BE APPLIED.
6. EROSION AND SEDIMENT CONTROL REQUIREMENT - UNDERGROUND UTILITY CONSTRUCTION. THE CONSTRUCTION OF UNDERGROUND UTILITY LINES SHALL SPECIFICALLY ADDRESS THE FOLLOWING:
A. EROSION CONTROL FOR EXCAVATED AND STOCKPILED MATERIALS;
B. THE PLACEMENT OF EXCAVATED MATERIAL WHERE CONSISTENT WITH SAFETY AND SPACE CONSIDERATIONS SHALL BE PLACED ON THE UPHILL SIDE OF TRENCHES;
C. TRENCH DEWATERING SYSTEMS (MUST DISCHARGE INTO SEDIMENT TRAPS, SEDIMENT PONDS, OR OTHER ACCEPTABLE MEANS);
D. TRACKING AND SPILLING OF MATERIALS ON STREETS DUE TO HAULING;
E. DAILY CLEANUP AND STREET MAINTENANCE.
7. ADDITIONAL ESC MINIMUM REQUIREMENTS FOR LARGER DEVELOPMENTS. ALL NEW DEVELOPMENT AND REDEVELOPMENT THAT INCLUDES LAND DISTURBING ACTIVITIES OF GREATER THAN, OR EQUAL TO, ONE ACRE IN
ADDITION TO MEETING THE MINIMUM REQUIREMENTS SET FORTH ABOVE SHALL COMPLY WITH ESC REQUIREMENTS LISTED BELOW.
8. ESC MINIMUM REQUIREMENT - DELINEATE CLEARING AND EASEMENT LIMITS. IN THE FIELD, MARK CLEARING LIMITS AND/OR ANY EASEMENTS, SETBACKS, SENSITIVE/CRITICAL AREAS AND THE BUFFERS, TREES AND
DRAINAGE COURSES.
9. ESC MINIMUM REQUIREMENT - SEDIMENT TRAPPING. PRIOR TO LEAVING THE SITE, STORM WATER RUNOFF SHALL PASS THROUGH A SEDIMENT POND OR SEDIMENT TRAP, OR OTHER APPROPRIATE BMPS. SEDIMENT
PONDS AND TRAPS, PERIMETER DIKES, SEDIMENT BARRIERS, AND OTHER BMPS INTENDED TO TRAP SEDIMENT ON -SITE SHALL BE CONSTRUCTED AS A FIRST STEP IN GRADING. THESE BMPS SHALL BE FUNCTIONAL
BEFORE LAND DISTURBING ACTIVITIES TAKE PLACE. EARTHEN STRUCTURES, SUCH AS DAMS, DIKES, AND DIVERSIONS SHALL BE SEEDED AND MULCHED ACCORDING TO AN APPROVED TIMETABLE.
10. ESC MINIMUM REQUIREMENT - CUT AND FILL SLOPES. CUT AND FILL SLOPES SHALL BE DESIGNED AND CONSTRUCTED IN A MANNER THAT WILL MINIMIZE EROSION. IN ADDITION, SLOPES SHALL BE STABILIZED IN
ACCORDANCE WITH ESC REQUIREMENT NO. 2.
11. ESC MINIMUM REQUIREMENT - CONTROLLING OFF -SITE EROSION. PROPERTIES AND WATER WAYS DOWNSTREAM FROM DEVELOPMENT SITES SHALL BE PROTECTED FROM EROSION DUE TO INCREASES IN THE VOLUME,
VELOCITY, AND PEAK FLOW RATE OF STORM WATER RUNOFF FROM THE PROJECT SITE.
12. ESC MINIMUM REQUIREMENT - STABILIZATION OF TEMPORARY CONVEYANCE CHANNELS AND OUTLETS. ALL TEMPORARY ON -SITE CONVEYANCE CHANNELS SHALL BE DESIGNED, CONSTRUCTED AND STABILIZED TO
PREVENT EROSION FROM THE EXPECTED VELOCITY OF FLOW FROM A TWO-YEAR, 24-HOUR FREQUENCY STORM FOR THE DEVELOPED CONDITION. STABILIZATION ADEQUATE TO PREVENT EROSION OF OUTLETS, ADJACENT
STREAM BANKS, SLOPES AND DOWNSTREAM REACHES SHALL BE PR,OVIDED AT THE OUTLETS OF ALL CONVEYANCE SYSTEMS.
13. ESC MINIMUM REQUIREMENT - STORM DRAIN INLET PROTECTION: ALL 'STORM DRAIN INLETS MADE OFERABLE DURING CONSTRUCTION SHALL BE PROTECTED SO THAT STORM WATER RUNOFF SHALL NOT ENTER THE
CONVEYANCE SYSTEM WITHOUT FIRST BEING FILTERED OR OTHERWISE TREATED TO 'REMOVE SEDIMENT.
14. ESC REQUIREMENT - REMOVAL OF TEMPORARY BMPS. ALL TEMPORARY EROSION AND SEDIMENT CONTROL BMPS SHALL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION IS ACHIEVED OR AFTER THE
TEMPORARY BMPS ARE NO LONGER NEEDED. TRAPPED SEDIMENT SHALL BE REMOVED OR STABILIZED ON SITE. DISTURBED SOIL AREAS RESULTING FROM REMOVAL SHALL BE PERM AN EN TLY STABILIZED.
15. EROSION AND SEDIMENT CONTROL REQUIREMENT - DEWATERING CONSTRUCTION SITES. DEWATERING SYSTEMS SHALL DISCHARGE INTO A SEDIMENT TRAP OR SEDIMENT POND.
16. EROSION AND SEDIMENT CONTROL REQUIREMENT - CONTROL OF POLLUTANTS OTHER THAN SEDIMENT ON CONSTRUCTION SITES. ALL POLLUTANTS OTHER THAN SEDIMENTTHAT OCCUR ON SITE DURING CONSTRUCTION
SHALL BE HANDLED AND DISPOSED OF IN A MANNER THAT DOES NOT CAUSE CONTAMINATION OF STORm WATp.
17. EROSION AND SEDIMENT CONTROL REQUIREMENT - FINANCIAL LIABILITY. PERFORMANCE BONDING, OR OTHER APPROPRIATE FINANCIAL INSTRUMENTS, SHALL BE REQUIRED FOR ALL PROJECTSTO ENSURE COMPLIANCE
WITH THE APPROVED EROSION AND SEDIMENT CONTROL PLAN. [ORD. 3013 § 1, 1995].
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*DATUM- TOP OF C.B. @ SW CORNER OF
REFER TO SURVEY CONTROL DATABASE - POINT ID: 44
surface el 450.D+
PROPERTY IN STREET
NAVD: 88. A STANDARD USC & GS DISK, STAMPED "Q407 1965", SET
VERTICALLY IN THE NORTHWEST FACE OF THE CONCRETE
FOUNDATION OF THE OFFICE BUILDING OF MEYRING SURVEYORS
77
21 detention
LEGEND:
AT 23423 HIGHWAY 99, LYNNWOOD.
i. e. 446.86
rV1 DENOTES FOUND CASED CONCRETE MONUMENT
llz�
ELEV. = 407.985 FEET
NOTE TO EARnWORK CONTRACTOR:
0 DENOTES SET REBAR WITH LS CAP #8566
CONTOUR INTERVAL = 2 FOOT
DO NOT DAMAGE SIDE SEWER, IT IS To BE REUSED FOR TIRS pROjECTG:
6 sch 40 pyc
0 DENOTES FOUND EXISTING REBAR
AREA = 9253 SQ. FT.
CAREFULLy
EXCAVATE AROUND IT AM CALL BEFORE YOU DIG 1-800424-5555. TBERE IS A GAS LINE
REFERENCED:
IN VICMITY OF SIDE SEWERNOTE TO EARTHWORK CONTRACTOR:
side sewer pipe
i.e.446.14
PROPERTY DESCRIPTION:
R.O.S. #7705090196 IN VOL. 5, PG. 140,
RECORDS OF SNOHOMISH COUNTY, WASHINGTON.
@ crossing
THE WEST 90.00 FEET OF LOT 12, AND THE EAST 8.47 FEET
OF THE WEST 98.47 FEET OF THE NORTH 30.00 FEET OF SAID
PLAT OF FRUITLAND ACRES TO LAKE BALLINGER IN
Cross Section
LOT 12, BLOCK 1, FRUITLAND ACRES TO LAKE BALLINGER
OF PLATS,
VOL. 10, PG. 47, RECORDS OF SNOHOMISH COUNTY,
ACCORDING TO THE PLAT RECORDED IN VOLUME 10
WASHINGTON.
Sewer Crossing
PAGE 47, RECORDS OF SNOHOMISH COUNTY, WASHINGTON.
Detention Pipe
15' 4'
CB Rim -
116' 23.47'
@ 449.3 1:p
ie @ 447.05 %K WOOD PENCE
+
LOT 11 <0
FND. EXIST. REBAR
+ +
fV
30.00
S 88036'51" E 98.47'
0
NO CAP
CB #3
TRELLISTYP.
AT ALL ENTRIES
-------------------------------------- ----------------------------------------------------------------------------------
451-46
4 A .4
�3.5'WIDE CONC klo (2) 8-5'X 16.
LOT COVERAGE CALC
OVERHEAD SERVICE
N +
-0
tK<
PARKING S LLS
C4
LOT AREA= 9253 SQ. FT.
UTIL. LINE
... ...
LOCATED IN
0
6
BUILDING 1- 1917 SQ. FT.
San manhole@ 440.6
0 18" MAX. EAVE
*0 '1911
+ I �
TYP
co
BUILDING 2- 1917 SQ. FT.
3834/ 9253= 41,47.
Rim 453.44
... 24" MAX. O.H.
-0
ALL UNITS
measure down 8.75'
service lines
J�
LO
C11
TOTAL PROPOSED IMPERVIOUS AREA
invert @ 444.69
N. ... 9 der Clete ntion
Rlkn a 1�1
co
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PROPOSED BUILDING 1 (INCLUDING ROOF)-2205 SQ. FT,
PROPOSED BUILDING 2 (INCLUDING 11700F�-9905 SQ Prr
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move ex
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.:WM
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NEW 24'WIDE CURB CUT
prop line::.,
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-
FOR PROPOSED
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ka
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0 6.56
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PROPOSED 6'WIDE
CONC. SIDEWALK W/
CURB AND GUTTER
TIE IN TO ON SOUTH F4
71 (esti
SIDE OF PROJECT
Exist 6" Son S'
11
C/j t U 1b) I
assumed slope of
-- -------------- --- ...
inv
2 %
ss
-442.15 DATUM CATCH BASIN >.*
(C.B1,)
RIM EL.=449. C>
i.e=446.63 C6, .
00
t
30.00
'j
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191
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NAT, Z
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San Manholes @ 238th
Rim 447,55 -30'-
measure down 8'
invert 439.55 co
02
APPROVED
IC VIEW WATER DISTRICT
P,-,-T
te I By lChecked
2 3 8T H 5T. 5. W.
FND. M.I.C.
co VISITED:
5-20-05
Revision
FX6. EXIST. RI
W,/1-S CAP �U22
732,.71
30'
4'
FND. EXIST. REBAR
W/LS CAP` #22969
)I< 449.70
F-
8" MAX. EAVE
4" MAX. O.H.
XIT
A'
-A
q. 3.5'WI E CONC. WALK
TRELLIS TYP- T ALL ENTRIES
WOOD ENCE
X 449.7b
N 88*36'51" W 90,00'
+ 1Z
c*1 +
116'
'00, /0
4,11
450.02
6
PROPOSED DRIVEWAY AREA-1280 SQ. FT.
(A,,011
PROPOSED WALKWAY AREAS-514 SQ, FT. (257 X 2)
TOTAL IMPERVIOUS AREA-6204 SQ. FT.
6204/ 9253= 67%
69
F
N76AP
EXIST.
REBAR
'\'V88-36'51`W'r,- X 450.9C
TOTAL EXISTING IMPERVIOUS ARE
0
EXISTING RESIDENCE-1653 SQ. FT.
EXISTING GARGE-556 SQ. FT.
EXISTING SHED-97.5 SQ. FT.
EXISTING DRIVEWAY-723 SQ. FT.
TOTAL IMPERVIOUS AREA-3030 SQ. FT.
6204 (PROPOSED) - 3030 (EXISTING)= 3174 SQ. FT.
HEIGHT CALCULATIO
A- 450
B- 450
+
C- 450
D- 45
AVG. 450
MAX. PLATE 0 475.0'
Z
MAX. RIDGE @ 480.0'
29.99'
P. -0
C�
EXISTING STRUCTURES
LO
SQ
co TO BE REMOVED
+
BUILDING HEIGHTS
150 ON OF BLDG. 1 & 2
GARAGE SLAB @ 449.33'
ENTRY SLAB @ 450.67'
MAIN FLOOR @ 459.0'
UPPER FLOOR @ 468.0'
TOP PLATE @ 474.33'
RIDGE @ 480.01
'LES) L 0 �C� b K, I
FROM � 7 L A H 0 A �197�
L A wn E L"E") A L L � HU"IE R
------------------------------------- ----------------
SCALE: III" I 01=0"
soff 77-7-1
s
Al
-20 0 10 20 40
(IN FEET)
1 inch - 10 ft.
OLYMP- IC VIEW WATE Q11\, AND SEWER,%, D IST-QLI,,,,ICT
Appvd
Larry Steward
drawn by Checked by
1$$=101 -
Approved By Scale
er s z5e
LARRY E. STEWARD PE
24738 SE NIRRORMONT DRIVE
ISSAQUAH, WASH 98027
PHONE 425-392-6111
CELL 425-765-9962
FAX 425-392-6111
email lesteward @ hotmail.com
CALL BEFORE YOU DIG
1-800-424-5555
BUILDING
BUILDING f
CLEANOUT WITH 45'
BEND AND CAP
U.1
Z
Z
0
W R
a- 2
GENERAL CLEANOU V) CLEANOUT (WYE W/ CAP
& LAMPHOLE COVER)
NOT TO EXCEED 100'
BETWEEN CLEANOUTS 12" Maximum
�7- LAMPHOLE COVER
W -
W TO MATCH EXISTING
12" Maximum 1L W GRADE
0
W Z
[L Z!
mi-I Depth
1=2 VC 1 In mum
WATER TIGHT CAP 2' Under
SL VE
RISER 4"OR 6" SLEEVE Landscaping
SIDE SEWER RISER 18' Under
WYE AND Driveways
45* BEND
GENERAL CLEANOUT DETAIL 6" DISTRICT STUB
4" OR 6"
SIDE SEWER
12" Maximum CLEANOUT DETAIL AT
RUEWATER TIGH- 1 2 " P�
IS EE
R SL R 'A
IS
r
Wyl
74
1
r
FW " E
6 D
ASPHALT SURFACE PROPERTY LINE & BUILDING
0 -
LAMPHOLE COVER
6" RISER-/ (OLYMPIC FOUNDRY CO
712" PVC SLEEVE MODEL 5931 OR EQUAL)
PVC
- PVC CAP NOTE:
+ SIDE SEWER JOINTS SHALL BE
TYPICAL CI FANnt IT GASKETED
UNDER ASPHALT
SEWER CLEANOUT DETAILS
NTS
1APIC
OLYMPIC VIEW WATER & SEWER DISTRICT
R VISIONS STANDARD DETAIL
-S(?wer C(eanout Detai(
W DATE SCALE DWO NO
10/23/02 nts S-2
SIDE SBWR SPECIFICA71ONS
1. Al private side sewer constmcdon requires a permit and the paymert of a fee. 7he permit application will require the
complete legal description� address, ard the dimensions of the property to be served.
2. Al construiction in thiia public Rght-cf-Way must be done by a licensed saver conbacbor.
3. All house plurnbing outlets must be connected to the sanitary sm-er.
4. No downspout or storni dranage may be connected to the sanitary smer.
5. materiad: Pipe - Casket jointed PVC - SDR 35 or ASTIVI D-3034
- Gasket jointed Dictile Iron Class 50
Fittings - Gasketed PVC ASTIVI D-3034
- Ducti I e Iron K AVNA C 153
Al fitJj ngs MLIS7 be gasketed
6. Mnimum slope: 4-indi diameter lope - 2% (1/4 inch fdl per foot)
6-i rich diameter pipe - 1% Mnimum grade
IVlaximum slope: All pipe 500/o
7. Pipes shall be laid in straight line between berids. Male all change in line or grade with less than or equal to 45 degrees.
8. Increases in pipe size shall be made by manufacturied fittinigs.
9. Pipe shall be bedded from undisturbed trench wall to undisturbed trench wall on each side of the pipe and from 2 inches
below to 2 inches above the Ope with pea gravel or dean free draining sand.
10. The side sewer shall be inspected by Dstrict staff prior to backfillirx
g. The side seweir shall be plugged and filled with
water prior tx) calling for testing and pressure tested in the presence of the Dstrict Inspector. Leakage rate shall not
exceed 0.31 gal/hour for 4-inch pipe and 0.47 gal/hour for 6-inch pilp; per 100 feet of pipe.
ii. SeAw lines shall have a District approved cleanout at every other 45 degrees of bend, at least every 100 feet� or at every
increase in pipe size.
12. A 6-inch side sewer will be aillawed to serve a n-admum of four (4) single-family resideres.
13. A 4-inch side sewer will be dlowed to serve only one (1) single-farnily residence.
14. Parallel water "sewer lines shall be separated by 10 feet horizontally v*e-ever possible. \Aker and sewer lines shall
have a vertical separation of 18 inches if a crossing is reoessary.
is. Nght-cf-Way restoration shall equal or emeed the original conclition.
16. Trench baddill urder paved area shall be 5/8-inch minus crushed surfadng top course; full trench, de
12-inch lifts. FCP", 681*60N
Win.
OLYMPIC VIEW WATER & SEWER DISTRICT
REVISIONS STANDARD DETAIL
Side Sewe:r Specifications
DATE I SCALE I DWO NO. S_1
10/23/02 nts
WATER AND SEWER SITE PLAN
PATRICK ARCHER
13215 -8TH AVE N.W.
SEATTLE,WASH 98177
PHONE 206-235-6783
RESUB
JUL 27 2006
BUILDING DE94RiUENT
CITy or- EDMONDS
SHEET OF
r-1 04,�) C:�,rl 11
IN