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Pre -Application Meetinq
PERMITTING & DEVELOPMENT
ENGINEERING
D I V I S 10 N
121 5th Avenue N
P: 425.771.0220
www.edmondswa.gov
Pre Application File #
PRE20170005
Pre Application Date:
May 4, 2017
Project Name:
BWM LLC — Commercial/Restaurant
Project Address:
23326 Hwy 99 - NW corner 234"h St SW & Hwy 99
Type of Construction:
Vacant Lot to Fast Food Restaurants (1 or 2)
Developer/Applicant
JT Madison and Todd Madison, toddmadison*hotmail.com
Engineering Reprsentative
Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell*edmondswa.gov
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Complete Civil Construction Drawings - p4 omne(hM
0 City of Edmonds Standard Details, Fees, Handouts, Edmonds Community -(/Vj 1,41
Development Code (ECDC), etc: www.edmondswa.gov
GIS utility maps, asbuilts & City easements: www.maps.edinondswa.gov
Drawings shall be 24 x 36 in size and scaled at 1:20 minimum
Include full extent of property and adjoining right of ways
Details/Profiles as well as City of Edmonds Standard Details shall be provided as
necessary
• Include Civil Plan Sheet Index
• Include Utility Purveyor Information
• Include "Approved by Engineering" approval block — example on City website.
• Provide General Notes and Construction Sequence — example on City website.
Stormwater Site Plan
• City Stormwater Engineer: Robert Edwards, P.E.
Contact Info: 425.771.0220 x1323 or by email at robert.edwards@edmondswa.gov .
• Stormwater management system shall be designed in accordance with the 2014 DOE
Stormwater Manual as modified by Edmonds Community Development Code:
(ECDC) 18.30 Stormwater Management and the StQrmwater Addendum. Submittal
checklists are currently being developed and should be available soon. Checklists I
and 2 shall be required with initial submittal. All resources can be found on the City
website.
• When low impact development BMP's are provided, a stormwater mitigation
covenant is required prior. A draft covenant will be required prior to permit approval.
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A template for this agreement will be provided by the City. At construction final,
covenant shall be revised to reflect any revisions made during construction and
submitted to the City for approval. Property owner shall record document and
provide to the City prior to final approval of project.
Transportation Impact Analysis
• Refer to and follow the requirements outlined in the ECC Chapter 3.36.
• If the proposed project creates over 25 peak hour trips, a transportation impact
analysis shall be submitted to the City.
• Drive -through queuing to be reviewed by a traffic consultant to determine adequate
queue length.
• Transportation impact fees are due at the time of building permit issuance. Refer to
Engineering Handout E82 Transportation Impact Fees.
General Facility Charges
• Water — to be determined by Olympic View Water Sewer District.
• Sewer — to be determined by Olympic View Water Sewer District.
• Storm — calculation is based on impervious surface area.
CIVIL CONSTRUCTION PLANS
TOPGRAPHIC DRAWING
Existing and proposed contours (2' intervals)
Grading plan and quantities of cut and fill. Include quantities for building foundation
and provide bottom of footing elevations.
Use light pen layer for the proposed construction so pertinent information is clearly
identifiable.
EROSION CONTROL
)0- Erosion and discharge of sediments and other pollutants into receiving waters during
construction shall be prevented. Failure to contain on site will constitute and illicit
discharge.
A full temporary erosion and sediment control plan is required for issuance of a demo
permit.
Erosion Control/TESC plan shall include protection for areas in which low impact
development stormwater mitigation is proposed.
)0- Plan shall include protection for trees to be retained in close proximity of construction
disturbance area.
Developer is responsible for implementation and maintenance of erosion control
measures throughout the project.
ESC general notes and standard details shall be placed on drawing.
STORM DRAINAGE
)0- Refer to ECDC 18.30 and the 2014 DOE Stormwater Manual
For projects with 5000 sf or greater of new plus replaced hard surface area, the on -site
stormwater management BMP's shall be determined following List 2 or LID
Performance Standard.
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The current proposal exceeds I 0,000sf of impervious surface area and is therefore
classified as a Category 2 project site that shall be designed to meet minimum
requirements #I -11.
The subject project falls within the Lake Ballinger Watershed. Phosphorous
treatment will be required for pollution generating surfaces in excess of 5000sf.
If concrete storm vault is proposed, structural drawings and calculations will be sent
out for peer review. Cost will be passed through to the applicant.
Provide RIM and invert elevations for all existing and proposed storm structures.
Length, size and material of all pipe.
)�o Due to utility congestion in Hwy 99, any storm connections to the City system should
be made along 234 th St SW.
SITE ACCESS
Driveway Approach - Access Width
* 30' standard width for Commercial/Multi-Family properties fronting on
Highway 99 or Edmonds Way (SR 104).
* Access off both 234 th and Hwy 99 is possible. Approaches shall be a
minimum of 50 feet from the intersection and further where possible.
)i�- Driveway/Drive Aisle
• 2-way: min. width of 22'-0" where no parking exists adjacent to drive
• 1-way: min. width of 15'-0" where no parking exists adjacent to drive
• See also Parking requirements below.
Driveway Access/slope
0 14% max slope, waiver up to 20% per ECDC 18.80.060 under special
circumstances.
0 6% landing area for the first 20'.
NOTE: Slopes stated do not account for any design restrictions that may exist
based on the proposed material.
FRONTAGE IMPROVEMENTS
Remove and replace existing curb, gutter and sidewalk as required to meet City
standards and comply with ADA requirements.
Curb and Gutter
0 Standard Curb/Gutter
Sidewalks
7-10 foot wide sidewalks required in multi -family and commercial zones
VAIL 7 (width determined by available ROW)
e—LIDI-wide landscape stripand 8 foot wide sidcxva�ii-ed ii -AW-W zone
Sidewalk through driveway access shall be held high with slope to road
contained in landscaped section.
);�- Street Trees
Refer to City Street Tree Plan for tree species and City standard details for
tree grate and planting requirements.
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PARKING
Drive aisles for 2-way traffic shall be 24 feet wide.
Drive aisles for I -way traffic shall be a minimum of 12 feet wide.
)i�- Please refer to Fig 18.1, found in Title 18 of the ECDC for additional parking lot
layout requirements.
Reduced width parking stalls "compact": Must be able to show/demonstrate all
required full size (8.5' x 16.5') parking can be obtained within the aggregate parking
area. If this can be demonstrated the ECDC will allow for up to 50% of the stalls to
be reduced width (8' x 16.5').
DRY UITLITIES - UNDERGROUND WIRING & ELECTRICAL POWER SOURCE
Underground Wiring Requirements of ECDC 18.05 shall be followed. All utility
services shall be installed underground.
)i;� Show location of pad mounted transformer, if proposed; to be located on private
property.
Show location of dry utilities and required utility separation (5-feet from City utilities
within the ROW and 3 -feet from water/sewer/storm utilities on private property).
WATER SERVICE
Purveyor: Olympic View Water and Sewer District
0 Contact District for their installation and connection requirements.
Irrigation & Premise Isolation
• City Cross Connection Control Specialist: Jeff Koblyk
Phone: 425.771.0235 x1644 or e-mail: ieffloblykaedmondswa.gov
• Show separate irrigation meter, if applicable. Irrigation Sprinkler Permit to be
obtained from Public Works.
Show location of backfiow assembly. RPBA shall be located in a hot box just
after the water meter.
FIRE PROTECTION
)i;� Refer to information provided in Fire Marshall comments
Fire lines 4" or larger require double check detector valve assembly (DCDVA). See
City of Edmonds standard details.
If building structure is more than I 0-feet from the property line, DCDVA shall be
placed in a vault on private property, within I 0-feet of the property line.
Connection to water main per OVWSD requirements.
SANITARY SEWER
Purveyor: Olympic View Water and Sewer District
0 Contact District for their installation and connection requirements.
RECYCLE/TRASH ENCLOSURE
City Recycling Coordinator: Steve Fisher
Phone: 425.771.0235 or e-mail: steve.fisher@edmondswa.gov
Refer to City Handout E-37
)O� Gate shall be full swing, concrete pad required
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Enclosure to be accessible by hauler
NO UTILITIES (I.E. GAS METERS, POWER, ETC) SHALL BE PLACED
WITHIN THE ENCLOSURE
STAGING/LAYDOWN AREA
�� Show location ofjob site fencing, job trailer, materials storage, etc.
TRAFFIC CONTROL PLAN and HAUL ROUTE PLAN
Include traffic control plan for work during all phases of construction.
Haul Routes shall be most direct route to main arterials. Edmonds Way/Hwy 99/1-5.
DISRUPTION FEES:
Disruption fees will be assessed when any activity occupies or closes parking
spaces/lanes or other paved areas, sidewalks, or alley for more than 72 hours.
• Sidewalk
• Parking spaces
• Alley
RIGHT-OF-WAY CONSTRUCTION PERMIT
�� A right-of-way construction permit is required for all work within the City right-of-
way.
Contractor is required to have an active state contractor's license as well as City
business license.
COST ESTIMATE, BONDING and 3.3% Inspection Fee
Provide an itemized engineers cost estimate for both on -site and off -site (right-of-
way) improvements, including traffic control and all utility installations. Use the
King County Bond Quantity Worksheet (available on the county website-most current
version) and utilize "write-in" sections where appropriate. The amount of the
Performance bond will be based on 120% of the City approved estimate for erosion
control, stormwater management, and off -site improvements.
The 3.3% inspection fee is based on 120% of the City approved estimate for the entire
project improvements.
At construction final approval, Performance Bond will be released and a Maintenance
Bond will be required for 2 years.
OTHER
Easements — Show any existing and proposed easements on plans.
Right-of-way dedications -This project does not require a dedication.
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