Jacobsen's Marine-345 Admiral Way Commercial.pdfOF EDP
0
�sr. isa°
ENGINEERING DEVELOPMENT CHECKLIST
ENGINEERING DIVISION
PROPERTY NAME Jacobsen's Marine_
PROJECT ADDRESS 345 Admiral Way_
TYPE OF CONSTRUCTION Commercial
DEVELOPER/APPLICANT _Architect Group_
PRE-APP DATE August 29, 2007
ENGINEERING REPRESENTATIVE Jaime Hawkins
The following checklist is a reference to assist in preparing engineering drawings for a more complete
building permit application. Additional information or review comments may be precipitated during the
review of the application.
[®] Complete Civil drawings
• City of Edmonds Standard Details and Edmonds Community Development Code (ECDC) are
available online at www.ci.edmonds.wa.us
• Provide construction sequence and include ESC Notes verbatim from ECDC 18.30.050.
[®] Drainage report
[®] Traffic Impact Analysis
• If report was not 100% complete at ADB, provide the required information to complete the report
• NEW ORDINANCE IN EFFECT FOR TRAFFIC MITIGATION AND IMPACT FEES.
REFER TO AND FOLLOW THE REQUIREMENTS OUTLINED IN THE TRAFFIC
IMPACT AND ANALYSIS HANDOUT E82.
[❑] Shoring plan
CIVIL DRAWINGS
[®] TOPGRAPHIC DRAWING
• Existing and proposed contours (2' or 5' intervals)
• Grading plan and quantities of cut and fill. Include quantities for building foundation and provide
bottom of footing elevations.
[®] STORM DRAINAGE
• Detention system
✓ Include control structure detail
✓ Manholes- flat top not concentric
✓ Ladders- polypropylene not galvanized
✓ System profile
• Design by licensed engineer (>5000sf impervious area). Please contact Blaine Chesterfield,
Storm Water Program Manager at 425-771-0220 with specific questions on design requirements.
• Water quality (>5000sf paving)
• Storm drainage report to be submitted.
&\ENGR\PRIVATE DEVELOMENT PROJECTS\REVIEW\PRE-APP\Jacobsen's Marine-345 Admiral Way Commercial.doc Page 1 of 6
Revised 04 October 06
• Structural drawings and calculations for concrete vaults (Will be sent out for peer review. Cost
shall be pass through)
• Footing drains, if required per the Building Code or by the Geo-Tech shall connect to outfall of
detention system.
• Catch basins located in underground parking shall have oil water separator and shall connect to
the building sewer line.
• Provide RIM and invert elevations for all existing and proposed storm structures.
• Storm Development Charge — calculation is based upon impervious surface area.
[®] SITE ACCESS
❑ Downtown business area
✓ Alley access required
® All other areas
✓ Street access okay
• Access Road
✓ 12% max slope, waiver up to 15% per ECDC
• Driveways
✓ 2-way: min. width of 24'-0"
✓ 1-way: min. width of 15'-0"
✓ cross slope: 4% max
• Driveway/access slope
✓ 14% max slope, waiver up to 20% per ECDC
✓ 6% landing area for the first 20'.
[®] FRONTAGE IMPROVEMENTS - Remove and replace existing sidewalk, curb & gutter per City
standards as required to complete construction and/or per City inspector.
® Curb and Gutter
® 16" concrete vertical: only to match exist.
® Standard
Major arterial: 24"
All other roads: 18"
® High traffic load gutter and commercial type radii
✓ When alley is used as access
✓ 10 vehicles or more (outside of downtown business area)
❑ Roadway widening
❑ Widen travel lane to 12' from painted centerline to the face of the curb
® Provide additional storm improvements as required
® Sidewalks
• RM, B, C: 7-10' wide
• Tree cutouts shall be 4' x 4', placed at the curb side and have approved ADA grates.
• Thickness of sidewalks shall be 5-1/2". Thickness at driveway approach shall be 6".
• Specify type of curb ramps to be used and reference City of Edmonds standard details.
Include standard detail with plan set.
• Truncated domes are required on all curb ramps at intersections.
[❑] PARKING
• 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.
✓ Curb to be painted yellow for a minimum distance of 5' on both sides of the driveway.
S:IENGRIPRIVATE DEVELOMENT PROJECTSIREVIEWIPRE-APP\Jacobsen's Marine-345 Admiral Way Commercial.doc Page 2 of 6
® Above ground
✓ 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 specific to angled parking.
✓ Must be able to show/demonstrate all required full size (8.5' x 16.5') parking stalls 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').
✓ Parking layout between light post or other structures is measured from the inside and not the
center of the structure.
✓ Maximum parking lot slopes is 6%.
✓ Landscaping near entrances shall be restricted to 3' high maximum to insure adequate sight
distance.
❑ Below ground — Parking garage
✓ 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 specific to angled parking.
✓ 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').
✓ Parking layout between columns can be measured from the center to center of the column but
the inside dimension (face to face of column) shall at no time be less than 8' wide.
✓ Changes in column location/size will require a new parking plan layout and approval prior
to issuance of the building permit to insure all required full width stalls can be met.
✓ Driveway slope shall be a maximum of 6% for the first 20' and 14% thereafter.
✓ Review structural and mechanical plans to insure columns and mechanical structures do
not impact parking numbers and size.
✓ Show sliding gates on civil and architectural plans. Gates shall not impact parking stall
widths
✓ Sight windows or other structural clearances at the parking entrance shall be provided to
insure proper sight distance clearances
✓ Oil/water separator - connect to sanitary sewer. Storm water runoff not to tie into sewer.
® Off -site Parking
✓ Show existing parking configuration
✓ Show revised parking configuration if access entrance affects existing parking
[®] ELECTRICAL POWER SOURCE
• Show location of pad mounted transformer, to be located on private property.
• Underground Wiring Requirements
[❑] SHORING PLAN (if applicable)
• Plan
• Soil nailing not permitted in right-of-way.
• Indicate erosion control measures to insure soil stability.
• Provide calculations
• May be sent out for peer review. Cost shall be pass through.
S:\ENGR\PRIVATE DEVELOMENT PROJECTS\REVIEW\PRE-APP\Jacobsen's Marine-345 Admiral Way Commercial.doc Page 3 of 6
[❑] RETAINING WALLS/ROCKERY/MODULAR BLOCK WALLS
• Follow Handout B-61 and B-62
• Provide drawings and calculations (If sent out for peer review, cost shall be pass through).
[®] WATER SERVICE
❑ Olympic View Water and Sewer District - must contact district and follow their requirements.
® City of Edmonds Customer
• Water Connection Fee will be required.
• Domestic
✓ Lines >2" require an RPBA and hot box.
✓ Domestic lines shall not be used for both domestic and fire sprinkler protection unless
approved by the Fire Department, Public Works and Engineering.
✓ Backside of water meter to be located at property line.
Irrigation
✓ Show separate irrigation meter.
✓ Show location of backflow assembly.
✓ Irrigation Sprinkler Permit to be obtained from Public Works. Contact Linda McMurphy,
Cross Connection Control Specialist at 425-771-0235.
• Fire Protection — Separate Fire Connection permit required; to be submitted with
Building Permit application and/or civils.
® Commerical — lines 4" or larger
Double check Detector valve assembly (DCDVA) required per City of Edmonds
Standard Details E7.8 and E7.8.1
✓ Assembly shall not be placed in City right-of-way but shall be installed on private
property within 10' of the property line. See Edmonds Standard Detail E7.20
✓ For commercial buildings with zero lot line, assembly shall be placed interior wall
immediately adjacent to the property line and on the side where the water main is
located. TRPL Remote reader shall be placed on the exterior wall in this situation.
See Standard Detail E7.19
✓ Inside installation of DCDVA shall not impede any parking.
✓ Outside installation shall be in a vault per City Standards.
• Vault
✓ Lid shall berated H-30 in paved areas and H-10 in landscaped areas.
✓ Lid shall be L.W. Hatch type D with built in storm gutter and drain.
• Post Indicator Valve (P.I.V.) and Fire Department Connection (F.D.C)
✓ Shall be placed on private property.
✓ If at all possible they shall be free standing.
✓ Minimum clearances shall be 3' radius.
✓ F.D.0 shall be 4" diameter, have a 22.5* bend at the end with a 4"storz adapter.
• Fire Line connection requires installation of valve cluster for service connections to
City system, per Edmonds Standard Details E7.18, E7.19 and E7.20.
• Fire Hydrant
✓ Hydrant will be required if maximum spacing between hydrants exceeds 150'
radius or furthest structure is >150' from existing hydrant.
S:\ENGR\PRIVATE DEVELOMENT PROJECTS\REVIEW\PRE-APP\Jacobsen's Marine-345 Admiral Way Commercial.doc Page 4 of 6
❑ Multi -Family
• Lines less than 4"
✓ Shall have a Double Check Detector Assembly (DCDA) installed.
✓ Assembly shall not be placed in City right-of-way but shall be installed on
private property at the property line. See Edmonds Standard Detail E7.20
• Lines 4" or larger
✓ Double check detector valve assembly (DCDVA) per City Standards is required.
✓ Assembly shall not be placed in City right-of-way but shall be installed on
private property at the property line. See Edmonds Standard Detail E7.20
• Vault
✓ Lid shall be rated H-30 in paved areas and H-10 in landscaped areas.
✓ Lid shall be L.W. Hatch type D with built in storm gutter and drain.
• Post Indicator Valve (P.I.V.) and Fire Department Connection (F.D.C)
✓ Shall be placed on private property.
✓ If at all possible they shall be free standing.
✓ Minimum clearances shall be 3' radius.
✓ F.D.0 shall be 4" diameter, have a 22.5* bend at the end with a 4"storz adapter.
• Fire Line connection requires installation of valve cluster for service connections to
City system, per Edmonds Standard Details E7.18, E7.19 and E7.20.
• Fire hydrants
✓ Hydrant will be required if maximum spacing between hydrants exceeds 150'
radius or furthest structure is >150' from existing hydrant.
✓ 4" storz adapter required.
[®] SANITARY SEWER
❑ Olympic View Water and Sewer District - must contact district and follow their requirements.
® City of Edmonds Customer
• Sewer Connection Fee will be required.
• Lateral
✓ 9 units or less; 6" minimum
✓ 10 units or more; 8" minimum and must install manhole at main
• 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.
• Grinder pumps: (peer review may be required and shall be a pass though fee). Follow
Handout E-61.
[❑] ALLEYS
• Pave or overlay full width along property. Limits of paving will vary depending upon location of
site to nearest cross street.
[®] RECYCLE/TRASH ENCLOSURE (Contact Steve Fisher, Recycling Coordinator at
425-771-0235)
• Refer to Handout E-37.
• Gate shall be full swing, concrete pad required.
• Enclosure to be accessible by garbage hauler.
• NO UTILITIES (I.E. GAS METERS, POWER, ETC) SHALL BE PLACED WITHIN THE
ENCLOSURE
S:\ENGR\PRIVATE DEVELOMENT PROJECTS\REVIEW\PRE-APP\Jacobsen's Marine-345 Admiral Way Commercial.doc Page 5 of 6
[®] EROSION CONTROL
• ESC requirements shall be placed on the engineering drawings verbatim per ECDC 18.30.050
• ESC standard details shall be placed on drawing.
[®] STAGING/LAYDOWN AREA
• Show location of job site fencing.
[®] TRAFFIC CONTROL PLAN and HAUL ROUTE PLAN
[®] DISRUPTION FEES:
• Disruption fees will be assessed when any activity that occupies or closes parking
spaces/lanes or other paved areas, sidewalks, or alley for more than 72 hours.
✓ Sidewalk
✓ Parking spaces
✓ Alley
[®] RIGHT-OF-WAY CONSTRUCTION PERMIT
• A right-of-way construction permit is required for all work within the City right-of-way.
• Street disruption fees may apply if street has been overlaid within the last 5 years.
[®] COST ESTIMATE, BONDING and 2.2% Inspection Fee;
® Provide an itemized estimate for both on -site and off -site (right-of-way) improvements,
including traffic control. The amount of the bond will be based on 120% of the City approved
estimate for the off -site improvements.
® The 2.2% inspection fee is based on 120% of the City approved estimate for the entire project
improvements.
[®] OTHER
® Easements/Show any existing easement. Private/Public
❑ Right-of-way dedications
hC171_Y_ _1
S:\ENGR\PRIVATE DEVELOMENT PROJECTS\REVIEW\PRE-APP\Jacobsen's Marine-345 Admiral Way Commercial.doc Page 6 of 6