Engineering Comments with easements-3 lot SP-Langford-PRE20180004.pdfPre -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 #
PRE20180004
Pre Application Date:
April 12, 2018
Project Name:
Langford
Project Address:
1136 Vista Place
Type of Construction:
Demo existing SFR, short plat into 3 lots
Owner/Developer
Mark & Marcy Langford
Applicant
Jared Underbrink, CG Engineering-jaredu@cgengineering.com
Engineering Reprsentative
Jeanie McConnell, Engineering Program Manager
j eanie.mcconnell@edmondswa.gov
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.
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.
Page 1 of 6
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.richardsongedmondswa. og_v
• 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 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.
• If the initial phase of the project does not trigger SWM, any new/replaced hard
surfaces added under phase I will need to be addressed with phase II.
• If the combination of Phase I and II will exceed 10,000sf of hard surface area, the
development site will be classified as a Category 2 project site and shall be designed
to meet minimum requirements #1-11.
• The City has a 25% retrofit requirement that applies to existing unmanaged
impervious surface areas. This would apply to the existing paved, unmanaged road
surface.
• When low impact development BMP's are provided, a stormwater mitigation
covenant will need to be recorded against the property as part of the building permit
review process.
Transportation Impact Analysis
• Refer to and follow the requirements outlined in the ECC Chapter 3.36.
• Transportation impact fees are due at the time of building permit issuance. Refer to
Engineering Handout E82 Transportation Impact Fees. Fees are also listed on the
City website under Permits/Development and menu item Development Fees.
Page 2 of 6
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.
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/TESC 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.
SITE ACCESS
➢ Access off Vista Place
There is one existing parcel outside the proposed subdivision that takes access
from Vista Place. If this existing parcel and one new parcel from the
subdivision (2 lots total) take access off Vista Place, the private access road
shall be built to Engineering standards with a 15-ft access easement and 12-ft
of pavement. If 3 lots were to take access off Vista Place the pavement width
would need to be 20-ft to meet Fire District standards.
Page 3 of 6
➢ Access off 12" Ave N
• The private access road serving the two proposed lots shall meet engineering
standards with a minimum 15-ft wide easement with 12-ft of pavement.
➢ Driveway Access/slope
• 14% max slope, waiver up to 20% per ECDC 18.80.060 under special
circumstances.
• NOTE: Slopes stated do not account for any design restrictions that may exist
based on the proposed material.
FRONTAGE IMPROVEMENTS
➢ Sidewalk, Curb and Gutter:
• No improvements required.
➢ Road Widening
• No changes to the existing pavement width of Vista Place required with the
subdivision.
• Access from 12th Ave N would be through a short section of right-of-way,
identified as an 18-ft wide "service lane" on the plat map (partial map shown
below). Pavement width of right-of-way shall meet engineering standards
according to the number of homes that take access from this road.
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Page 4 of 6
➢ 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.
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
• Water service is available from either 12th Ave N or Vista Pl. 12th Ave would
provide higher water pressure.
• Meter(s) shall be placed on right of way side of property line and outside of
drive surfaces.
• Minimum domestic meter size 3/4" with 1" minimum line size.
• For single-family residences, if fire sprinklers are required, meter shall be a
minimum of 1" with 1 '/2" water service line.
SANITARY SEWER
➢ Purveyor: City of Edmonds
• Sewer main is located in Olympic Ave and 12th Ave N:
The City has a 9 '/eft wide easement that would allow connection to the sewer
main on the south side of 1120 Vista Place. Refer to AFN's 1747958 and
1748012 (attached)
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.
Page 5 of 6
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.
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.
➢ Performance Bond Amount will be based on 120% of the City approved estimate for
erosion control 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 — Public/Private: Show all existing and proposed easements on plans.
➢ Right-of-way dedications: This project does not require a dedication.
Page 6 of 6
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Burns Tallman o — �I y �. fr J
1116 Vista Place
„�� 'i %Q ci �''�� �';�G��f.r3 ..r ✓`?�f J^"iy. C:; �'r•
EASEMENT
1� \\ IN CONSIDERATION of BENEFITS TO ACCRUE TO THE GRANTORS HEREIN BY
REASON OF THE CONSTRUCTION AND ESTABLISHMENT OF A SEWER SYSTEMV THE UNDERSIGNED,
AND ___'
HIS WIFEt HEREBY GRANT TO THE CITY OF EDMONDS, A MUNICIPAL CORPORATION, ANY
EASENENT, 10 FEET IN WIDTH, EXTENDING FEET ON EITHER SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE, FOR THE INSTALLATION, OPERATION, AND MAINTENANCE
OF A SANITARY AND/OR STORM SEWER LINE OVER, ACROSS, THROUGH AND BELOW THE FOL—
OWING DESCRIBED PROPERTY, LOCATED IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON,
TO —WIT:
The South 10 feet of the following described property:
The Nest 290 feet of the North 165 feet of Lot 22, LE99 the West
200 feet thereof, according to plat of Puget 'Found Machinery Repot 5 Acre
Tracts, recorded in volume 5 of plats, page 47, records of Snohomish County,
Was hingt on.
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DATED THIS DAY OF ;r
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STATE OF WASHINGTON)
COUNTY OF SNOHOMISH) Ss
ON THIS DAY PERSONALLY APPEARED BEFORE ME
AND , HIS WIFE, TO ME KNOWN TO BE THE INDIVIDUALS
DESCRIBED IN AND WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT, AND ACKNOW—
LEDGED THAT THEY SIGNED THE SAME AS THEIR FREE AND VOLUNTARY ACT AND DEED, FOR THE
USES AND PURPOSES THEREIN MENTIONED,
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF
�9
OTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON,
RE$601NG AT
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DEEDS von 73 %E377
Pernard H. Schuster
1120 Vista Place
EASEMENT
IN CONSIDERATION OF BENEFITS TO ACCRUE TO THE GRANTORS HEREIN BY
0 l NREASON OF THE CONSTRUCTION AND ESTABLISHMENT OF A SEWER SYSTENt THE UNDERSIGNED9
1 AND 0
HIS WIFE# HEREBY GRANT TO THE CITY 0$= E�f'CS, A MUNICIPAL CORPORATION# AN
EASEMENT, lo FEET IN WIDTHS EXTENDING FEET ON EITHER SIDE OF THE
FOLLOWING DESCRIBED CENTERLINE# FOR THE INSTALLATION$ OPERATION$ AND MAINTENANCE
OF A SANITARY AND/OR STORM SEWER L6NE OVER, ACROSS, THROUGH AND BELOW THE FOL-
OWING DESCRIBED PROPERTY$ LOCATFID iN THE COUNTY OF SNOHOMISH# STATE OF WASHINGTON$
The South-r3 feet of the following described property:
The West 380 .feet of the North 165 feet of Lot 22 LESS the West
290 feet of Lot 22, of Fuget Sound Machinery Depot 5 Acre Tracts, according
to plat thereof recorded in volume 5, page 1,.7, records of Snohomish County,
Washington. erg
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DATED TH; S DAY OF�� .19v
STATE OF WASHINGTON)
COUNTY OF SNOHOMISH) SS
ON THIS DAY PERSONALLY APPEARED BEFORE ME
AND , HIS WIFEa TO ME KNOWN TO BE THE INDIVIDUALS
DESCRIBED IN AND WHO EXECUTED THE WITHIN AND FOREGOING INSTRUMENT$ AND ACKNOW-
LEDGED THAT THEY SIGNED THE SAME AS THEIR FREE AND VOLUNTARY ACT AND DEED$ FOR THE
USES AND PURPOSES THEREIN MENTIONED.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS ��. DAY OF
19 .
NOTARY PUBLIC IN AND FOR THE STATE OF WASHINGTON$
RESIDING AT
12
vQL 873 PAGE 40�
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