Engineering Comments -PRE20190001.pdf❑■
Pre -Application Meeting
PERMITTING & DEVELOPMENT
ENGINEERING
DIVISION
121 5th Avenue N
P: 425.771.0220
www.edmondswa.gov
Pre Application File #
PRE20190001
Pre Application Date:
February 21, 2019
Project Name:
Fedje Properties
Project Address:
157xx 72nd Ave W
Subdivision - # of Lots:
3 Lot Plat
Owner/Applicant
Fedje Properties, LLC / Norman Ferkingstad
Engineering
Representative
Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
Subdivision Phases of Approval (Refer to City Handouts for more information):
Step 1: PreliminM plat review and approval
• Preliminary Plat submittal shall include a preliminary development plan (preliminary
civil plans). A stormwater report shall be provided addressing, at a preliminary stage,
stormwater requirements and project feasibility.
Step 2: Civil improvement plan review and approval
• Complete civil construction plans and stormwater management report.
• Performance Bond Required prior to civil plan issuance
Step 3: Final plat approval — recording of short plat
• Recording documents showing street dedication (if required), public and private
easements, easement and maintenance provisions, stormwater covenant, etc.
• All civil plan improvements shall be constructed or a performance bond posted to
guarantee the construction of the improvements.
The following comments are provided in response to the proposed development submittal
information provided with the application. General information has also been included to assist
with a complete Engineering civil plan submittal.
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Please note, preliminary civil construction were not submitted to the City as part of the
pre -application meeting materials; therefore, the information provided below addresses
City standards, but not necessarily proiect specific information.
1. The property to the west of the proposed development is also being developed. The
engineer on that project (CG Engineering) reached out to the subject property owner
during preliminary short plat approval to coordinate 72nd Ave W right-of-way
improvements. Specific design coordination did not occur, however, if a development
proposal for the subject project moves forward, it is recommended that you quickly reach
out to coordinate. Preliminary approval for the neighboring subdivision has been given
and the project is currently in the civil plan review phase. Project information is
available through the City's online permit system under file 4PLN20180033.
2. Individual driveway slopes and/or access roads serving 1-2 lots shall not exceed 14% and
shall be paved to a minimum 12-ft in width. Easement area shall be 15-ft in width.
3. Access road serving 3-4 lots shall not exceed 12% unless otherwise approved by the Fire
Department. Pavement width shall be 16-ft in width (or greater as required by Fire), with
a minimum 20-ft easement area.
4. Seasonal work restrictions may be placed by the geotech of record. Otherwise, the
contractor shall adhere to wet weather season restrictions (October 3 1 " — April 31 ")
❖ Comments from Fire: Fire agreed to a 14% driveway/access road slope if the homes are
sprinkled. The pavement could be 16-feet in width (to meet engineering standards), if the
homes are sprinkled. The hammerhead turnaround can be built to engineering standards
(30-ft in length in each direction (vs Fire standards) as long as the homes are sprinkled.
GENERAL INFORMATION:
PLANS AND REPORTS
Complete Civil Construction Plans
• 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: Zack Richardson, P.E.
Phone: 425.771.0220 x1323, Email: Zachary.richardson(kedmondswa.gov
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• 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 Stormwater Addendum. Checklists 1
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.
o Stormwater management (SWM) is required when a project adds 2000sf
new/replaced hard surface areas.
o For projects with less than 5000 sf of new plus replaced hard surface area,
the on -site stormwater management BMP's shall be determined following
List 1 or LID Performance Standard.
o 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.
• When low impact development BMP's are provided, a stormwater mitigation
covenant will need to be recorded against the property as part of the subdivision
and/or building permit review process.
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.
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.
• Transportation impact fees are assessed and due at the time of building permit
issuance. Refer to Engineering Handout E82 Transportation Impact Fees.
General Facility Charges
Edmonds Public Utilities
• Water — calculation is based on size of water meter required for domestic use
• Sewer — calculation is based on number of living units
• Storm — calculation is based on impervious surface area.
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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.
➢ 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
➢ 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.
FRONTAGE IMPROVEMENTS
➢ Curb and Gutter
• Standard Curb/Gutter
➢ Sidewalks
• 5 foot wide sidewalk is required along property frontage.
➢ Road Widening
• 72nd Ave W to meet City street standards with two (2) 11-ft travel lanes.
Travel lane is measured from face of gutter.
• Provide additional storm improvements as required
➢ Pavement Restoration/Overlay
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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.
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).
WATER SERVICE
➢ Purveyor: City of Edmonds
• Meter(s) shall be placed on right of way side of property line and outside of
driveway approach.
• Minimum meter size 3/a" with 1" minimum line size.
• If fire sprinklers are required, meter shall be a minimum of 1" with 1 1/2" water
service line.
• Water main extension required.
➢ 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.
SANITARY SEWER
➢ Purveyor: City of Edmonds
• 6" cleanout required at the property line with 12" lamphole cover with 1/z"
hexbolts.
Cleanouts: required at property line, at edge of easement and at the end of the
run. Locking Cl lamphole covers shall be installed at property line and when
located in hard surfaces. Cleanouts shall be placed a maximum of 100' apart
when the lateral length exceeds 100 feet.
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.
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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.
o At a minimum, a bond is required to be placed for all erosion control
measures and right-of-way improvements.
o If you intend to post a bond in order to record the subdivision and ahead of
constructing the required improvements, the bond amount shall be based on
the entire scope of the project.
o The amount of the bond will be based on 120% of the City approved estimate.
The City will inform you of the appropriate bond amount after review of the
cost estimate. Please obtain the appropriate subdivision improvement bond
forms from the City — available on the City website.
o Inspection fees for this project will be calculated at 3.3% of the 100% City
approved estimate for all improvements.
➢ At construction final approval, Performance Bond will be released and a Maintenance
Bond will be required for 2 years.
OTHER
➢ Easements — Public/Private — existing or required? Show all existing and proposed
easements on plans.
➢ Right-of-way dedications -This project does not require a dedication.
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