Engineering Requirements -Johannessen 3 lot.pdfCITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
REQUIREMENTS FOR SHORT PLATS
To: Planning Division
From: JoAnne Zulauf, Engineering Division
Date: August 24, 2018
Project: Johannessen - 3 Lot SP
Address: 10727 226th St SW
File Number: PLN20180031
Required as a
Required as a
Requirement
Condition of
Condition of
Already
Subdivision
Building Permit
Satisfied
1. Right -of Way Dedication for Public Streets:
a) n/a
2. Public Street Improvements & Access
(Asphalt, curb, gutter and sidewalks):
a) 226th St SW to be widened along property frontage as needed to comply
X
with street standards for the specific roadway classification.
X
b) Curb and gutter shall be provided along property frontage as required to
comply with City standards and requirements.
X
c) 18" curb and gutter or asphalt thickened edge may be required along
property frontage(s).
d) Provide asphalt or concrete driveway approaches on each lot 1 and 2 per
City Code.
X
e) Cross slope of public road shall not exceed 2%
X
f)
Lot 1 and 2 shall take access from a shared private access drive off 226th
X
St SW. Lot 3 shall retain a separate existing access off 226th St SW.
g) Access road at 226th St SW shall meet sight distance requirements set
forth by the American Association of State Highway and Transportation
X
Officials (AASHTO).
3. Private Access Requirements & Improvements:
a) Lot 1 and 2 shall take access off shared private access road.
i. Private access road shall be paved to a min 12.0-feet in width, plus 18"
asphalt thickened edge or 6-inch concrete extruded curb may be used to
X
direct storm flows.
ii. Slope of private access road and driveways shall comply with City
Codes and standards.
M. Cross slope of private access road shall not exceed 2%
b) Individual driveway access points shall meet sight distance requirements
set forth by the American Association of State Highway and Transortation
X
Officials (AASHTO).
c) Driveway entrance for each point of access shall be provided to City
standards
X
d) Slope of driveway shall not exceed 14% per ECDc 18.80.060.
X
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Engineering Requirements -Johannessen 3 lot.xlsx printed 8/24/2018
Required as a
Condition of
Subdivision
Required as a
Condition of
Building Permit
Requirement
Already
Satisfied
4. Street Turnaround:
a) Provide on -site turnaround for Lots 1 & 2 to City Standards.
X
5. Easements
(City utilities, private access, other utilities):
a) Provide all easements as required - access, utility, etc.
X
b) Lots 1 and 2 shall take access off private access road.
X
c) Private access easement shall be 15 (fifteen) feet in width
X
6. Street Lights
a) n/a
7. Street Trees/Planting Strip:
a) n/a
8. Water System Improvements OVWSD :
a) Applicant must meet requirements set forth by Olympic View Water and
Sewer District for connection to public water system.
X
b) Public hydrant spacing shall meet requirements of ECDC 19.25.
X
c) Provide water service stub to each Lot
X
d) Connect to OVWSD water system.
X
X
e) Install storz adapter on existing fire hydrant, as required.
X
9. Sanitary Sewer System Improvements OVWSD :
a) Applicant must meet requirements set forth by Olympic View Water and
Sewer District for connection to public sewer system.
c) Connect to public sewer system.
X
X
X
10. Stormwater System Improvements:
a) Provide a Stormwater Management Report and Site Plan that shows
compliance with the 2014 Department of Ecology Stormwater Manual as
amended by ECDC 18.30 and the Stormwater Addendum.
i. Stormwater management design shall account for proposed short plat
improvements, including improvements within the right-of-way and future
lot development.
X
b) Construct privately owned and maintained stormwater management
system.
i. Construction of Low Impact Development BMP's for individual lots may
be deferred to the single family building permit with condition of
construction deferral noted as such on the face of the plat map.
ii. Stormwater management system to be located on private property.
X
c) Connect all new hard surfaces to stormwater management system(s) as
required.
X
X
d) Provide storm service stub to all proposed lots, as applicable.
X
e) Connect to public storm system, as applicable.
11. Under round Wiring (per Ord. 1387 :
a) Required for all new services.
12. Excavation and Grading (per IBC
a) Submit a grading plan as part of engineered site plan.
X
X
X
X
X
X
b) Submit grading plan for foundations with building permit.
X
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Engineering Requirements -Johannessen 3 lot.xlsx printed 8/24/2018
Required as a
Condition of
Subdivision
Required as a
Condition of
Building Permit
Requirement
Already
Satisfied
13. Si na a and Striping (per City Engineer):
a) All signs shall be vinyl letters and to City standards.
c) Install fire and aid address signage.
X
X
14. Survey Monumentation(per Ord., Sect. 12.10.120 :
a) N/A
15. As -built Drawings(per CitV Engineer):
a) Provide an as -built drawing of all street and utility improvements both in
electronic format as well as a hard copy.
X
X
16. Other Requirements-,
a) Plat showing lots, easements, legals, survey information
X
X
b) Legal documents for each lot
X
c) Field stake lot corners (by professional surveyor)
X
d) Field stake utility stubs at property lines
X
e) Clustered mailbox location per Postmaster
X
f) Maintenance agreements
X
g) Transportation Impact Fee Analysis
X
17. Engine rinFees
a) Storm system general facility charge for shared hard surface areas
X
b) Storm system general facility charge for each new lot
X
c) Sewer connection fees per OVWSD
X
d) Water connection fees per OVWSD
e) Water meter fees per OVWSD
f) Transportation impact fee per each new SFR
X
g) Parks impact fees
X
h) Short Plat civil plan review fee
X
i) Right -of -Way Construction Permit
X
j) Inspection fees
X
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Engineering Requirements -Johannessen 3 lot.xlsx printed 8/24/2018