Engineering Comments-PRE20170008.pdf
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The informationprovided below is intended to assist in
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addressing engineering requirements throughout the
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subdivision process. Additional information and review
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comments will be provided to the applicant after a complete
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submittal has been received with each phase of the project.
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Pre Application File#PRE20170008
Pre Application Date:August 3, 2017
ProjectName:MJ Edmonds
Project Address:7704 Olympic View Drive
Subdivision -# of Lots:13 Lot Plat
Owner/ApplicantPD NW Investments, LLC/Josan Majinder
Jeanie McConnell, Engineering Program Manager
Engineering Representative
jeanie.mcconnell@edmondswa.gov
Subdivision Phases of Approval (Refer to City Handouts for more information):
Step 1: Preliminary 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.
SITE SPECIFIC COMMENTS:
1.An Official Street Map Amendment is required to eliminate the planned right-of-way line
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showing a street connection between Olympic View Drive and 80Ave W.
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St SW street right-of-way.
2.A Street Vacation is required for a portion of 184
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a.That portion of 184St SW, lying on the south side of Lots 1-3, shall remain as right-
of-way. From that point to the east and connecting to Olympic View Drive shall be
vacated.
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b.A pedestrian connection shall be provided from the 184St SW right-of-way to the
Plat Road.
c.No structures, including retaining walls shall be located over public utilities.
3.The Plat Road shall be dedicated aspublicright-of-way.
a.5-foot wide sidewalks shall be built on one side of the road and through the cul-de-
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sac. The sidewalk shall connect to the pedestrian access on 184St SWand to
Olympic View Drive.
b.The road shall be constructed to City standards within a 40-foot right-of-way.
c.A cul-de-sac shall be provided to City standards.
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4.An existing public 24” transmission water main runsthrough the sitefrom 80Ave W to
Olympic View Drive. The location of the main affects construction on Lots 1 and 4 and
Tract 997.This pipe supplies water to the entire city, so disruptions to the system are not
allowed. Relocation of this system bythe developer is theoretically an option, but it will be
costly.
a.This main linecannot be built overand a surcharge cannot be placed on the main
from any nearby structures.
b.Easements shall be providedthroughout.
5.The project proposes a looped water main with the southern end connecting to OVD down a
very steep slope.Revise plans as follows:
a.Run the water main through the proposed road from OVD to the cul-de-sac and then
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west with connection to 80Ave W.
b.Public water main shall be located within the proposed street right-of-way and end in
the cul-de-sac.
c.Water services shall extend within an easement to the individual properties.
d.Storm structures are shown behind concrete blocking for the water main.
Reconfigure alignmentto avoid this conflict.
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6.An existing public sanitary sewer main runs through the site from 80
Ave W, east along
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184St SW, and then south to the neighboring development.The main line also runs from
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80Ave W through the site to Olympic View Drive. The location of the main affects
construction on Lots 1 and 4 and Tract 997.
a.This main linecannot be built over and a surcharge cannot be placed on the main
from any nearby structures.
b.Plans currently show conflicts, especially with regards to the location of proposed
retaining walls.
7.The project proposes a new sanitary sewer main from Olympic View Drive to Lot 12.
a.10-ft separation from the water main shall be provided.
b.Public sewer main shall be located within the proposed street right-of-way and end in
the cul-de-sac. A manhole shallbe placed at the end of the run.
c.A private sewer lateral can extend from the manhole in the cul-de-sac to the south to
serve lots 8-13.
d.The main line proposed within the OVD right-of-way shall run parallel to the ROW
and existing utilities.
e.A 19-foot retaining wall is proposed at the entrance to the plat. The sewer main shall
be placed a sufficient distance from this wall to ensure installation/future replacement
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of the sewer main would not compromise the wall. No surcharge can be placed on
the main line.
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8.An existing public storm main runs through the site from 80Ave W to Olympic View
Drive.
a.The location of the main affects construction on Lots 1 and 4 and Tract 997.
9.The project proposes a new stormwater main from Olympic View Drive to Lot 11.
a.Public storm main shall be located within the proposed street right-of-way and end at
a point that allows for collection of the public road.
b.A private storm lateral can extend on private property to serve Lots 6-13.
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c.New impervious surface area in 184St SW will need to be collected and drain to the
public storm system.
GENERAL COMMENTS:
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.maps.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 x1323or by emailat 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 Stormwater Addendum. Infeasibility
Criteria and Methods for Determining Design Infiltration Rates can be found in
Appendices A & B. Checklist 1 or 2 shall be required with submittal and additional
checklists shall be provided as applicable. 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 shall be included on the final recording documents.
TransportationImpact Analysis
Refer to and follow the requirements outlined in the ECC Chapter 3.36.
If the proposed project creates over 25 peak hour trips,atransportationimpact
analysis shall besubmitted to the City.
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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
Water –calculation is based on size of water meterrequired for domestic use
Sewer –calculation is based on number of living units
Storm –calculationisbased onimpervioussurface 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 dischargeof 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
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 5000sfor greaterof 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 #1-11.
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.
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Provide RIM and invert elevations for all existing and proposed storm structures.
Length, size and material of all pipe.
DRIVEWAYS
DrivewayApproaches
12-ft minimum
24-ft allowed for 2-car garages
30-ft allowed for 3-car garages
Driveway Slope
14% max slope, waiver up to 20% per ECDC 18.80.060under special
circumstances (generally not approved with subdivisions).
Driveway separation
Separation shall be provided to allow for ADA standards to be met within the
sidewalk section.
PUBLIC STREET IMPROVEMENTS
Curb and Gutter–per City standards
Sidewalks–5-foot wideper City standards and ADA requirements
Street Lighting –to be provided consistent with PUD lighting standards
Cluster Mailbox –to be provided in Post Master approved location
Survey Monumentation –per City standards
Pavement Restoration/Overlay
Utility patches within in existing City ROW shall be combined and full width
or half width overlay will be required depending ontheextent 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
An easement shall be provided along the frontage of the proposed parcels to allow for
placement of dry utilities.
Underground Wiring Requirements of ECDC 18.05 shall be followed. All utility
services shall be installed underground.
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 ¾” with 1” minimum line size.
If fire sprinklers are required, meter shall be a minimum of 1” with 1 ½” water
service line.
Public hydrant spacing shall meet requirements of ECDC 19.25.
SANITARY SEWER
Purveyor: City of Edmonds
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Mainline shall be 8” with manholes placed every 300-ft?
Cleanouts:
Required at property line, at edge of easement and at the end of the
run.
Locking CI lamphole coverswith ½” hexboltsshall 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.
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’slicense as well as City
business license.
ENGINEER’S COST ESTIMATE, BONDING and 3.3% Inspection Fee
Provide an itemizedengineerscost estimatefor both on-site and off-site (right-of-
way) improvements, including traffic controland 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 forerosion
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 willbe required for 2 years.
OTHER
Easements–Publicand Private:Show all existing and proposed easements on plans.
Right-of-way dedications
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