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05-136 anglers crossing plt-revised 1-17-07.doc   ANGLERS CROSSING P-05-136/PRD-05-137 Name:File No.: Reviewed by: A. L. CHRISMAN 17 Jan 07 7704 Olympic View Dr. Vicinity: Engineering Program Manager date     All streets within the proposed plat shall be paved, classified as X public streets and dedicated to the City of Edmonds except the emergency access road. The emergency access road shall be owned and maintained by the X homeowners within the plat (homeowners association). Use of the access road shall be restricted to pedestrian traffic and emergency vehicles only. The proposed plat streets shall be designated as: X thth 184 PL SW with access from 80 Ave W East/West street- th 78 Pl W with access from Olympic View North/South street- Dr. The right of way widths shall be as follows: X th 184 PL SW - minimum of 45.00 feet. th 78 Pl W - minimum of 50.00 feet. th The cul-de-sac on 78 PL W shall have a minimum radius of X 45.00 feet th The ½ cul-de-sac on 184 PL W shall have a minimum radius of X 45.00 feet.  .   Provide all public and private easements as required. X Abandon applicable existing public easements and replace with X new if required. thth Emergency Access roadX -connecting 184 PL SW to 78 PL W – Provide a minimum 30.00 foot wide utility and pedestrian easement to the City of Edmonds.  th 184 PL SW: X Proposed street shall be 31.50 feet wide from face of curb to face of curb. th 78 Pl W: X Proposed street shall be 31.50 feet wide from face of curb to face of curb. Emergency access road: X Proposed access road shall be paved 20.0 feet wide plus 18” asphalt thickened edges. th Provide on-street parking on one side of 184 PL SW and on one X th side of 78 PL W. C:\\Users\\cockrum\\AppData\\Local\\Temp\\05-136 anglers crossing plt-revised 1-17-07.doc_153696\\05-136 anglers crossing plt-revised 1-17-07.doc Construct 18” concrete curb along property frontage on Olympic X View Dr. Curb face shall be a minimum of 12.0’ from the painted centerline.      th Construct 18” concrete curb on the west side of 80 Ave. W. equal X to the length of the property frontage. Curb face shall be 12.0’ from the painted centerline. th Construct 18” concrete curb and gutter along both sides of 184 X th PL SW and both sides of 78 PL W except for the cul-de-sac. The Cul-de-sac shall have 18” rolled curbing per City Standards. th Entrance radius improvements to 184 PL SW shall meet X th geometrics and 25mph speed posting on 80 Ave W. th Entrance radius improvements to 78 PL W shall meet X geometrics and 25mph speed posting on Olympic View Dr. th The first 20’ of the approach landing on 184 PL SW at the X th intersection with 80 Ave W shall not exceed 6%. th The first 20’ of the approach landing on 78 PL W at the X intersection with Olympic View Dr shall not exceed 6%. Opticom operated type gates, approved by the Fire Department, X shall be installed at both ends of the emergency access road. Maintain a minimum of two foot (2’) clear zone (shy distance) X from all obstructions. Install thermoplastic crosswalks and stop bars at: the intersection X ththth of 80 Ave W. and 184 PL SW; and at 78 PL W. and Olympic View Dr. th Lots 1-6 shall access from 184 PL SWX th Lots 7-27 shall access from 78 PL WX Lots 4, 5 and 6 shall share a common driveway. The driveway X X shall be paved a minimum of 16.0 feet wide and the slope shall not exceed 14%. Lot X X s 14, 15 and 16 shall share a common driveway. The driveway shall be paved a minimum of 16.0 feet wide and the slope shall not exceed 14%. Lots 18, 19, and 20 shall share a common driveway. The X X driveway shall be paved a minimum of 16.0 feet wide and the slope shall not exceed 14%. Maximum travel lane cross slope shall be 2%. X thth Street grade for both 184 PL SW and 78 Pl W shall not exceed X 12%.  . : th 78 PL W: A cul-de-sac is required and shall be paved to a X minimum radius of 35.00 feet (excluding curb/gutter). th 184 PL SW: ½ cul-de-sac shall be constructed at the end of the X street.  : per City Standards C:\\Users\\cockrum\\AppData\\Local\\Temp\\05-136 anglers crossing plt-revised 1-17-07.doc_153696\\05-136 anglers crossing plt-revised 1-17-07.doc th Construct five-foot wide sidewalk on north side of 184 PL SW. X th Construct five foot wide sidewalk on both sides of 78 PL W X Construct a five foot wide sidewalk on Olympic View Drive along X the entire property frontage.     ; continued Construct concrete curb ramps as required X th Construct five-foot wide sidewalk on the west side of 80 Ave W. X equal to the length of the property frontage.  . Install street lighting within the plat, at each intersection, and at X the end of the cul-de-sac. Spacing shall be determined by a licensed Professional Engineer experienced in the trade. Street lights shall be PUD’s 100W/120V Cobra heads mounted on X PUD’s standard 30’ fiberglass poles, and shall be installed per their standards.  . :  N/A X  .   Install 8” ductile iron pipe water main within the plat. Water X main shall be placed within City right-of-way and shall connect to th the system on 80 Ave W and to the main Olympic View Dr. This systemshall not be connected to the 24” distribution main. Install 6” fire hydrants including 4” Storz adapter. X Provide water service to each lot X X Connect to public water system X X The existing 24” water main distribution line across the project X site shall be rerouted by installing a new 24” water main th distribution line from 80 Ave W to Olympic View drive. The location of the rerouted 24” main shall be within the City right-of- thth way of 184 PL SW and 78 PL W.    ) Reroute existing sewer main on site by installing a new 8” sewer X thth main within the right-of-way of the 184 PL SW and 78 PL W th and connect to the system on 80 Ave W. and on Olympic View Dr. Any services connected to the existing line shall be connected to the new sewer main. Remove old manholes, plug and abandon the existing sewer main. C:\\Users\\cockrum\\AppData\\Local\\Temp\\05-136 anglers crossing plt-revised 1-17-07.doc_153696\\05-136 anglers crossing plt-revised 1-17-07.doc Provide new service laterals for each lot. Laterals shall be stubbed X X to a point 10’ behind the property line Connect to public sewer system X X  .   Provide storm sewer service to all proposed lots and stub to a point X 10’ behind the property line Provide water quality enhancements. X     . Construct storm detention system sized to provide adequate X capacity for proposed single family dwellings and all street improvements in accordance with ECDC 18.30. Infiltration will not be permitted and the detention system shall be private and located on private property. The existing 24” storm drainage system across the project site X th between 80 Ave W and Olympic View Dr. shall be abandoned. A new 24” storm conveyance system shall be constructed within the thth City right-of-way of 184 PL SW right-of-way and 78 PL W and th shall connect 80 Ave W to the system on Olympic View Dr. The plat drainage system shall not connect to the 24” system Downstream outfall improvements at Perrinville Creek will be X required. Connect to public storm system X X  . Connect all new impervious surfaces to detention system. X X  . Required for all new services X X   .   Submit a grading plan as part of engineered site plan. X X  All signs shall be vinyl letters and to City Standards. No silk X screened signs will be permitted. Provide high intensity stop signs. Stop signs shall be installed at X the following locations: thth 184 PL SW and 80 Ave W th 78 PL W. at Olympic View Drive Provide “No parking anytime” signs along the opposite side of the X C:\\Users\\cockrum\\AppData\\Local\\Temp\\05-136 anglers crossing plt-revised 1-17-07.doc_153696\\05-136 anglers crossing plt-revised 1-17-07.doc street of on street parking.  . Provide concrete monument and case at all intersections and cul-X  de-sac and within the plat as required   Required for all utility construction. X X  a. Plat showing lots, easements, legals, survey information X b. Legal documents for each lot X c. Field stake lot corners (by Professional Surveyor) X d. Maintenance agreements X     e. Utility Development Plan X f. Provide Geo-Technical report. X g. Provide engineering calculations for any concrete retaining X walls, block walls, etc. that may be used for plat development only. h. Clustered mailboxes required. Postmaster to determine X location. i. Lot driveway slopes must be identified on the development X plans as not exceed 14%. j. Traffic StudyX k. Emergency access gates shall be maintained by the X Homeowners within the plat via the Homeowners Association. If not properly maintained, the gates shall remain open until the gates are back in proper operation. l. Paint 8” wide yellow stripe along flow lines on Emergency X access road and paint “ Fire Lane” at 25’ alternating intervals. The letters shall be 12” high with a 2” wide strock.  ( $ TBD) X a) Storm System Development charge (street only) $428/lot X b) Storm System Development charge (sfr) c) Sewer LID fees to be paid in full X $730/lot X d) Sewer Connection fee (new lots only) $550/meter X e) Water meter fee (based on ¾”) $908/lot X f) Water Connection fee (new lots only) $22,699.44 X g) Traffic Impact Fee $840.72/lot $1310X h) Plan Review fee $ TBD X i) Plat inspection fee (2.2% of improvement costs) To be determined (TBD) A. L. Chrisman 17 Jan 07 C:\\Users\\cockrum\\AppData\\Local\\Temp\\05-136 anglers crossing plt-revised 1-17-07.doc_153696\\05-136 anglers crossing plt-revised 1-17-07.doc ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE The Engineering requirements have been completed and the subdivision can be recorded. Authorized for recording by: Date: C:\\Users\\cockrum\\AppData\\Local\\Temp\\05-136 anglers crossing plt-revised 1-17-07.doc_153696\\05-136 anglers crossing plt-revised 1-17-07.doc