Engineering Comments - PRE20170010.pdf0
Pre -Application Meeting
ERMITTING & DEVELOPMENT
drawings for
engineering
ENGINEERING preparing construction a complete
DIVISION • • • permit '•• • A•• • • • • review
121 5th Avenue N comments will • " provided • the applicant after a c• • "
P: 425.771.0220 building permit application has been r- - - •
www.edmondswa.gov
Pre Application File #
PRE20170010
Pre Application Date:
September 21, 2017
Project Name:
BWM LLC
Project Address:
23326 Hwy 99 — 234" & Hwy 99
Type of Construction:
Vacant Land to Multi -family 205 units
Developer/Applicant
JT Madison — Todd Madison,
toddmadison@hotmail.com
Engineering Reprsentative
Jeanie McConnell, Engineering Program Manager
jeame.mcconnell@edmondswa.gov
The following comments are in response to the proposed development submittal information
provided with the application. General information can be found below these comments
providing information/requirements necessary for a complete Engineering civil plan submittal.
Complete Civil Construction Drawings
• City of Edmonds Standard Details, Fees, Handouts, Edmonds Community
Development Code (ECDC), etc: www.edmondswa.gov
• GIS utility maps, asbuilts & City easements: www.mgps.edmondswa.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.edwardsgedmondswa.goy .
• Stormwater management system shall be designed in accordance with the 2014 DOE
Stormwater Manual as modified by Edmonds Community Development Code:
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(ECDC) 18.30 Stormwater Management and the Stormwater Addendum. Checklists I
and 2 shall be required with initial submittal. Additional checklists as applicable shall
also be included in submittal. All resources can be found on the City website.
• The City has a 25% retrofit requirement that applies to existing unmanaged
impervious surface areas.
• When low impact development BMP's are provided, a stormwater mitigation
covenant is required. A draft covenant will be required prior to permit approval. A
template for this agreement will be provided by the City. At construction final, the
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 traffic sturdy shall be
submitted to the City. Refer to City Handout E82 — Appendix B.
• Transportation impact fees are due at the time of building permit issuance. Refer to
Engineering Handout E82 Transportation Impact Fees.
General Facility Charges
Edmonds Public Utilities
• Storm — calculation is based on impervious surface area.
Olympic View Water and Sewer District
• Water — to be determined by Olympic View Water Sewer District.
• Sewer — to be determined by Olympic View Water Sewer District.
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
➢ 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/TESL plan shall include protection for areas in which low impact
development stormwater mitigation is proposed.
➢ Plan shall include protection for trees to be retained in close proximity of construction
disturbance area.
Page 2 of 6
➢ 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
➢ Refer to ECDC 18.30 and the 2014 DOE Stormwater Management Manual for
Western Washington (SWMMWW) as amended by the 2017 Edmonds Stormwater
Addendum.
➢ For projects with 5000 sf or -ram of new plus replaced hard surface area, the on -site
stormwater management BMP's shall be determined following List 2 or LID
Performance Standard.
➢ The current proposal (a phased development project) exceeds 10,000sf of impervious
surface area and is therefore classified as a Category 2 project site that shall be
designed to meet minimum requirements 41-11.
➢ The subject project falls within the Lake Ballinger Watershed. Phosphorous
treatment will be required for pollution generating surfaces in excess of 5000sf.
➢ Stormwater Management system shall be designed by a licensed engineer.
➢ 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.
➢ Due to utility congestion in Hwy 99, any storm connections to the City system should
be made along 234th St SW.
SITE ACCESS
➢ Driveway Approach - Access Width
• 30' standard width for Commercial/Multi-Family properties fronting on Hwy
99. 24' width may be allowed on 234th.
➢ Driveway/Drive Aisle
0 2-way: min. width of 22'-0" where no parking exists adjacent to drive
0 2-way: min. width of 24'- 0" where parking exists adjacent to drive.
0 1-way: min. width of 15'-0" where no parking exists adjacent to drive
o See also Parking requirements below.
➢ Driveway Access/slope
• 14% max slope, waiver up to 20% per ECDC 18.80.060 under special
circumstances.
• 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
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• Standard Curb/Gutter
➢ Sidewalks
7-10 foot wide sidewalks required in multi -family and commercial zones
5-foot wide streetscape zone required between travel lane and sidewalk in CG
Zone.
➢ Street Trees
Refer to City Street Tree Plan for tree species and City standard details for
tree grate and planting requirements.
Street Trees shall be placed in 3 x 3 ADA compliant tree grates along curb.
➢ Road Widening
• Widen travel lane to 12-feet from painted centerline to face of curb
• Provide additional storm improvements as required
➢ Pavement Restoration/Overlay
• Utility patches shall be combined and full width or half width overlay will be
required depending on the extent of disturbance. Where utility patches fall
entirely within one travel lane, the overlay shall extend to the centerline of
roadway. Where utility patches extend into both travel lanes then a full width
overlay is required.
PARKING
➢ Drive aisles for 2-way traffic shall be 24 feet wide.
➢ Drive aisles for 1-way traffic shall be a minimum of 12 feet wide.
➢ Please refer to Fig 18.1, found in Title 18 of the ECDC for additional parking lot
layout requirements.
➢ Site distance triangle requirements
• Buildings; provide a site window or clear area to insure line -of -sight.
• Landscaping; maximum height within the site triangle shall not exceed 3' at
full growth.
➢ 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').
➢ In covered parking garages - oil/water separator shall connect to sanitary sewer.
Storm water runoff shall tie into sewer.
➢ Show sliding gates on civil and architectural plans. Gates shall not impact parking
stall widths
DRY UITLITIES - UNDERGROUND WIRING & ELECTRICAL POWER SOURCE
➢ Underground Wiring Requirements of ECDC 18.05 shall be followed. All utility
services shall be installed underground.
➢ 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).
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WATER SERVICE
➢ Purveyor: Olympic View Water and Sewer District
• 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: jef£koblykgedmondswa.gov
Show separate irrigation meter. Irrigation Sprinkler Permit to be obtained
from Public Works.
Show location of backflow assembly. RPBA shall be located in a hot box just
after the water meter.
FIRE PROTECTION
➢ 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 10-feet from the property line, DCDVA shall be
placed in a vault on private property, within 10-feet of the property line.
➢ Fire Line connection may require installation of valve cluster for service connections
to City system, refer to Edmonds Standard Details.
➢ Connection to water main per OVWSD requirements.
SANITARY SEWER
➢ Purveyor: Olympic View Water and Sewer District
• Contact District for their installation and connection requirements.
RECYCLE/TRASH ENCLOSURE
➢ City Recycling Coordinator: Steve Fisher
Phone: 425.771.0235 or e-mail: steve.fishergedmondswa.-og_v
➢ Refer to City Handout E-37
➢ Gate shall be full swing, concrete pad required
➢ 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 of job 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/I-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
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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.
➢ Community Transit Coordination
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