12-7-18 Staff Report Attachments 14 - 16.pdfCITY OF EDMONDS – PLANNING DIVISION
STAFF COMMENT FORM
PW-Engineering Fire PW - Maintenance Building
Project Number:
Applicant’s Name:
Property Location:
Date Application Received: Date Application Routed:
Zoning:
Project Description:
If you have any questions or need clarification on this project, please contact:
Responsible Staff: Ext.
Name of Individual Submitting Comments:
Title: Date:
I have reviewed this land use proposal for
my department and I do not have any
comments. My department may also
review this project during the building
permit process (if applicable) and reserves
the right to provide additional comments at
that time.
I have reviewed this land use proposal for
my department and have the following
comments or conditions:
ATTACHMENT 14
Project Number PLN201 80050
REAL PROPERTY FUNDING GROUPApplicant's Name
Property Location 20114 83rd AVENUE WEST
Date Application Received
RS.8
Date Applicatíon Routed . 07.24.1807.20.18
Zoning:
Project Description 2-LOT SUBDIVISION
lf you have any questions or need clarification on this project, please contact:
Responsible Staff MICHELE SZAFRAN 1778
---
LEIF BJORBACKName of lndividual Submitting Comments
BUILDING OFFICIAL Date: 818118Title
Z t how reviewed this land use proposolfor
my department ond I do not have anY
comments My department maY also
review this proiect during the building
permit process (if applicable) and reserves
the right to provide additional comments at
that time.
E t how reviewed this land use proposalfor
my department and have the following
com m e nts o r cond itions :
ATTACHMENT 15
City of Edmonds
Date: December 4, 2018
To: Michele Szafran, Planning Division
From: JoAnne Zulauf, Engineering Division
Subject:
PLN20180050, Ryker Young (Real Property Funding Group LLC), 2
lot short plat; 20114 83rd Ave W
Engineering has reviewed the preliminary short plat application for the Real Property
Funding Group LLC property at 20114 83rd Ave. W. The information provided indicates
general engineering feasibility. As part of the preliminary short plat review, requirements
regarding development of the adjacent public infrastructure were determined.
Consistent with the City’s Official Street Map, there are no street dedications required along
83rd Ave. W. property frontage.
Lot and Street Layout and Sidewalks:
The property is a lot on 83rd Ave W. 83rd Ave W is classified as a local street. A requirement
has been established that access to Lot 1 and Lot 2 shall be a single access from 83rd Ave W.
Edmonds Community Development Code (ECDC) Chapter 18.90 regulates the construction of
sidewalks that could prevent the implementation of the comprehensive sidewalk plan.
83rd Ave W is a local street in the RS-8 zone. 83rd Ave W street right-of-way is
classified as a local street and per City Code, sidewalks are only required on one side
of the street. Sidewalks have already been established on east side of 83rd Ave W
and therefore are not a requirement of this short plat located on the west side of
83th Ave W.
Edmonds Community Development Code (ECDC) Chapter 18.80.060.D regulates the
construction of driveways. Driveway slopes shall not exceed 14 percent unless authorized by
the public works director in accordance with specific criteria set forth in this code section.
The driveway shall not be approved to exceed a 20% slope. The decision of the public works
director shall be made only after notice as a Type II project permit application and decision.
MEMORANDUM
ENGINEERING MEMO OF COMPLIANCE
ATTACHMENT 16
Applicant indicates a driveway slope greater than 14%, up to 15% in some areas on the
preliminary plans and has submitted a driveway slope waiver requ est consistent with code
requirements.
1. Driveway slopes shall not exceed 14 percent unless authorized by the public works
director in accordance with the criteria set forth below. The decision of the public works
director shall be made only after notice as a Type II project permit application and decision.
(See Chapter 20.01 ECDC.)
2. The public works director may authorize driveway slopes to exceed 14 percent up to a
maximum of 20 percent if he determines that:
a. The driveway is the only economical and environmentally reasonable
alternative;
The elevation differences along the frontage range form a low elevation of 372, to
a high elevation of 386. The property then slopes up to elevations of 400 to 414
along the back property line. To minimize the on-site slope of the joint access
drive, the access starts at the high elevation of 386.
b. The driveway will not present a traffic, pedestrian, bicycle or s afety hazard or
otherwise negatively impact public safety;
The new driveway will be placed at the same location as the existing driveway. No
addition access shall be added to the property frontage. A vertical curve is
designed at the frontage to smoothly transition from the slope of 83rd Ave W to
the 15% slope. The new joint entrance shall provide a stronger visual identifier to
pedestrians that a vehicle access point exists.
c. The police and fire chief concur in allowing the increased driveway slope; and
The joint access length is 113 ft in length. The standard length in which a turn -
around is required is 150 ft in length. Additionally the vertical curve at the
frontage will allow a transition from 83rd to the 15% which will easily
accommodate fire and emergency vehicles. The consistent 15% slope of the
access will also work to provide easy access.
d. The public health, safety and general welfare will not be adversely affected.
There is no indication that the proposal shall adversely affect public health, safety
or general welfare.
Therefore, the public works director finds that the waiver request is consistent with the
criteria of ECDC 18.80.060 D.
Please find attached the Engineering Requirements for the subject development. The
applicant will be required to satisfy these requirements as a condition of short plat approval.
Subsequent to obtaining a preliminary short plat determination of approval from the
Planning Division, the applicant will be required to submit revised civil construction plans
addressing all short plat conditions. Civil plans are to be submitted to the Engineering
Division as noted below. A civil plan review fee is to be paid at the time of submittal. At this
time, the review fee is $2785.
The following information is provided to assist with the civil construction plans review
process:
1) Civil plan submittal shall consist of two hard copies and supporting documents, as
well as one electronic copy. A civil subdivision application form can be found on the
city website. Please include the completed application form with both the hard copy
submittal and the electronic submittal. Electronic copies can be emailed to
EngineeringPermits@edmondswa.gov.
2) Civil plan sheets shall include an approval block similar to that provided on the City
website.
3) Include utility purveyor information consistent with EUC Handout #E28, available on
the City website. Add Stormwater purveyor, City of Edmonds as well as Fire – Fire
District 1
4) Replace General Notes with the currently available notes found on the City website.
Please revise year of WSDOT/APWA to current year and add the year of the
stormwater manual the system is designed to meet.
5) Include construction sequence consistent with that found on the City website.
Include phasing of work and protection of areas where low impact development
techniques will be used to meet stormwater management requirements. Existing
trees and vegetation shall be retained where feasible and tree protection measures
identified on the plans.
6) Civil plans shall show all existing and the future separate building permit
improvements in a light line weight. All improvements and notes specific to only the
construction of the short plat improvements shall be shown using a dark line weight.
Thank you.
ENGR RQMNTS - Ryker Young Short Plat
1 of 3
printed 12/7/2018
Planning Division PLN20180050
JoAnne Zulauf, Engineering Technician
Engineering Division
Date:October 23, 2018
Ryker Young 2 Lot Short Plat
Address:20114 83rd Ave W
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
1.Right-of Way Dedication for Public Streets:
a)X
2.
a)X
b)X
c)X
d)X
e)X
3.
a)X
b)
X
c)X
d)X
e)X
Required as a
Condition of
Building Permit
Public Street Improvements & Access
(Asphalt, curb, gutter and sidewalks):
To:
Driveway entrance for each point of access shall be provided to City standards
Provide asphalt or concrete driveway approaches on each lot per City Code.
i. Private access road shall be paved to 12.0-feet in width, plus 18" asphalt
thickened edge or 6-inch concrete extruded curb may be used to direct storm
flows.
iii. Cross slope of private access road shall not exceed 2%
Lot 1 and 2 shall take access off shared private access road.
ii. Slope of private access road and driveways shall comply with City Codes and
standards.
Individual driveway access points shall meet sight distance requirements set forth
by the American Association of State Highway and Transortation Officials
(AASHTO).
Slope of driveway shall not exceed 14% unless a driveway slope waiver has been
granted in accordance with ECDC 18.80.060.
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
N/A
Provide asphalt or concrete driveway approaches on each lot per City Code.
Curb and gutter shall be provided along property frontage as required to comply
with City standards and requirements.
Cross slope of public road shall not exceed 2%
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
REQUIREMENTS FOR SHORT PLATS
83rd Ave W to be widened along property frontage to comply with street
standards for the specific roadway classification, as required.
Lots 1 & 2 shall take access from private access road.
i. Access road curb cut shall be constructed to meet City standards and ADA
requirements.
ii. Access road at 83rd Ave W shall meet sight distance requirements set forth by
the American Association of State Highway and Transportation Officials
(AASHTO).
Private Access Requirements & Improvements:
File Number:
From:
Project:
ENGR RQMNTS - Ryker Young Short Plat
2 of 3
printed 12/7/2018
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Required as a
Condition of
Building Permit
4.
a)X
5.
a)X
b)X
c)X
6.
a)
7.
a)X
8.
a)X
b)X
c)X
d)X
e)X
9.
a)X
b)X
c)X
10.
a)
X
b)X
c)X
d)X
e)X
11.
a)XRequired for all new services.
N/A
Street Lights:
Street Trees/Planting Strip:
Provide water service stub to each Lot
Connect to public water system.
Install storz adapter on existing fire hydrant, as required.
Applicant must meet requirements set forth by City of Edmonds for connection to
public water system.
Public hydrant spacing shall meet requirements of ECDC 19.25.
N/A
X
Underground Wiring (per Ord. 1387):
X
X
X
X
Water System Improvements (COE):
Connect to public sewer system.
Provide storm sewer stub to all proposed lots, as applicable.
Connect to public storm system, as applicable.
Connect all new hard surfaces to stormwater management system(s) as required.
Stormwater System Improvements:
Provide all easements as required - access, utility, etc.
Street Turnaround:
Easements
(City utilities, private access, other utilities):
N/A
Private access easement shall be 15 (fifiteen) feet in width
X
Provide a Stormwater Management Report and Site Plan that shows compliance
with the 2014 Department of Ecology Stormwater Manual as amended by ECDC
18.30 and the Stormwater Addendum.
ii. Stormwater management system to be located on private property.
Construct privately owned and maintained stormwater management system.
ii. Stormwater management system to be located on private property.
i. Stormwater management design shall account for proposed short plat
improvements, including improvements within the right-of-way and future lot
development.
i. Construction of Low Impact Development BMP's for individual lots may be
deferred to the single family building permit with condition of construction
deferral noted as such on the face of the plat map.
Provide new service lateral from City's sanitary sewer main to development.
Sanitary Sewer System Improvements (COE):
Applicant must meet requirements set forth by City of Edmonds for connection to
public sewer system.
iii. Where side sewer provides service to more than one lot, it shall be a
minimum of 6".
ii. Provide 4" side sewer to individual lots.
i. Provide 6" sewer lateral from main to property line/edge of easement
All lots shall take access off private access road.
ENGR RQMNTS - Ryker Young Short Plat
3 of 3
printed 12/7/2018
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Required as a
Condition of
Building Permit
12.
a)X
b)
13.
a)X
b)X
14.
a)
15.
a)X
16.
a)X
b)X
c)X
d)X
e)X
f)X
g)
17.
a)Storm system general facility charge for shared hard surface areas X
b)Storm system general facility charge for each new lot
c)
d)
e)
f)
g)
h)X
i)X
j)X
Excavation and Grading (per IBC)
X
Plat showing lots, easements, legals, survey information
All signs shall be vinyl letters and to City standards.
X
Sewer general facility charge
X
Submit grading plan for foundations with building permit.
X
Signage and Striping (per City Engineer):
Field stake lot corners (by professional surveyor)
As-built Drawings (per City Engineer):
X
X
Transportation impact fee per each new SFR X
Short Plat civil plan review fee
Right-of-Way Construction Permit
Water general facility charge
Water meter fee
Clustered mailbox location per Postmaster
X
X
X
Inspection fees
Parks impact fees
Transportation Impact Fee Analysis
X
Other Requirements:
N/A
Provide an as-built drawing of all street and utility improvements both in
electronic format as well as a hard copy.
Engineering Fees:
Submit a grading plan as part of engineered site plan.
Install fire and aid address signage.
Maintenance agreements
Legal documents for each lot
Field stake utility stubs at property lines
Survey Monumentation (per Ord., Sect. 12.10.120):