PLN20160025_StaffReportwithAttachments.pdfCITY OF EDMONDS
tzl sth Avenue North, Edmonds WA 98020
Pho ne : 425.77 ]'0220 . Fax: 425.77 1.0221 . Web : www.ed mondswa.Rov
DEVELOPMENT SERVICES DEPARTMENT . PLANNING DIVISION
c. 18
PLANNING DIVISION PRELIMINARY SHORT PLAT REVIEW
FINDINGS, CONCLUSIONS, & DECISION
218tr'street SW Two-Lot Short Subdivision
PLN20160025
Project:
File Number:
Date of Report:
Reviewed By:
I.
ber 22,2016
Owner/Applicant: Select Homes
INTRODUCTION
The applicant is proposing to subdivide a 24,572 square foot property located at 8820 -
218th Street SW into two lots (Attachments I- 4). The site is located within a Single-
Family Residential (RS-8) zone. The proposed lot layout is shown on the preliminary
subdivision map (Attachment 3).
A. Application
1. Owner/Applicant: Select Homes
2. Contact: Kayla Clark
3. Site Location: 8820 -2l8th Street SW, Edmonds
Tax Parcel 27 04300020 I 700
4. Request: To divide one lot with a total area of 24,572 square feet into two lots in a
Single-Family Residential (RS-8) zone.
5. Review Process: Short plats are Type II decisions pursuant to ECDC 20.01.003.
Following a public comment period, the Director (or designee) makes an
administrative decision.
B. Application Materials: The subject application was submitted on May 24,2016
(Attachments 1 - 2). The application was determined to be complete on June 21,
2016 pursuant to ECDC 20.02.002. However, additional information was found to be
necessary in order for staff to complete its review, and a request for additional
information was included in the letter of completeness issued on June 21,2016. In
response to the request for additional information, the applicant submitted a revised
preliminary short plat map (Attachment 3), preliminary development plans
(Attachment 4), and preliminary storm drainage report (Attachment 5). The initial
application the Edmonds Utilities Consortium form (Attachment 6).
il. FINDINGS OF FACT AND CONCLUSIONS
A. Setting:
The site is located within a single-family residential neighborhood in central
Edmonds. Refer to Attachment 7 for azoning and vicinity map indicating the zoning
of surrounding properties. The subject property and the surrounding area are zoned
RS-8 (single-family residential; 8,000 square foot minimum lot size). Two
deteriorated existing residences on the property will be demolished. The
neighborhood surrounding the site is developed with single family residences.
B. Topography and Vegetation:
The property is relatively level. The properties vegetation is in a somewhat
unmaintained state and the survey for the project identifies approximately twenty-four
trees on the subject property (Attachment 3). Trees must be retained to the maximum
extent practical and only those trees that must be removed for the civil improvements
associated with the subdivision may be removed prior to the construction of the new
homes. The preliminary development plan indicates most of the trees will eventually
be removed.
C. Environmental Assessment
1. Critical Area: The subject property was réviewed and inspected for critical areas
as defined by ECDC 23.40 under CR420160056, and it was determined that there
are no critical areas on or adjacent to the subject property and awaiver was issued
(Attachment 8).
2. Shoreline: The subject property is not located within shoreline jurisdiction.
3. SEPA: Review under the State Environmental Policy Act (SEPA) is not required
for a short plat pursuant to WAC 197-11-800 (6Xd) - Land use decisions.
D. Comments
1. Departmental Review:
This project was reviewed by Snohomish County Fire District No. 1 and the City
of Edmonds' Engineering Division.
Snohomish County Fire District No. 1 did not have any comments on the
proposed short plat (Attachment 9).
The Engineering Division has found the information provided indicates general
engineering feasibility; project-specific design, including final utility system
design and location, as well as Title 18 Edmonds Community Development Code
compliance, will be reviewed during the civil construction phase of this project.
218û Street SW Two-Lot Short Plat
File No. PLN20160025
Page2 of 12
The proposed subdivision is subject to the Engineering Requirements for the short
plat included in Attachment 10.
2. Public Notice and Comment:
ECDC 20.03 provides the City's regulations for public notice of development
applications. A "Notice of Application" dated June 29,2016 with a comment
period running through July 13, 2016 was published in the Everett Hearing and
posted at the subject site, Public Safety Complex, Development Services
Department, and Library on June 29, 2016. The notice was also mailed to
property owners within 300 feet of the site June 27,2016. Public notice
documentation is included as Attachment 11. The City of Edmonds has complied
with the public notice requirements of ECDC 20.03
The City of Edmonds received one comment letter from Patrick Gearin during the
comment period (Attachment 12). Mr. Gearin's comments related to trees,
setbacks, installation of a fence and construction noise.
Staff Response:
Trees: The City promotes the retention of as many trees as practicable and
encourages the location of building areas with the goal of retaining as many of the
trees as possible. For the purposes of the subdivision, tree retention will be
reviewed with the civil improvement plans with the subdivision. Any tree cutting
that is not a hazardous situation and/or not necessary as part of the subdivision
improvements will be reviewed at the time of building permit application review.
Attachment 4 shows the clearing limits for the subdivision improvements, which
indicate the trees in the southwest corner will remain.
Setbacks: See section II.E.3 for a discussion of setbacks for the subject property.
The two lots will be considered flag lots with all side setback requirements. Side
setbacks in the RS-8 zone are 7.5 feet. Attachment 4 shows potential locations for
residences on the proposed lots. Compliance with zoning setbacks will be
verified with the building permit review for each lot.
Fence: The applicant may choose to install fences during construction of the
residences; however, there are no provisions in the development code that require
fence installation with the subdivision.
Construction Noise: Noise in the City of Edmonds is regulated by Chapter 5.33
ECDC.
E. ECDC 20.75.080 General Findings
A proposed subdivision may only be approved if all the general findings listed in
ECDC 20.75.080 can be made for the proposal as approved or as conditionally
approved. Staff s findings in regard to ECDC 20.75.080 are detailed below.
218ú Street SV/ Two-Lot Short Plat
File No. PLN20160025
Page 3 of 12
1. Subdivision Ordinance. The proposal is consistent the purposes of this chapter
(øs listed in ECDC 20.75.020) and meets all requirements of this chapter.
The proposed two lot subdivision is consistent with ECDC 20.75.020 and all the
requirements of the ECDC 20.75. The proposed subdivision will not negatively
impact public health, safety or general welfare, will not negatively impact
congestion on streets and highways, will have adequate access to water, utilities,
sewerage, storm drainage and will provide proper ingress and egress as well as be
uniformly monumented.
2. Comprehensive Plan. The proposal is consistent with the provisions of the
Edmonds Comprehensive Plan, or other adopted city policy, and is in the public
interest.
The subject property is located within the Single Family - Urban I comprehensive
plan designation. The Comprehensive Plan has the following stated goals and
policies for Residential Development that apply to this project.
Resídential Development
A. Goal. High quality residential development which is appropriate to the
diverse lifestyle of Edmonds residents should be maintained and
promoted. The options available to the City to influence the quality of
housing for all citizens should be approached realistically in bølancing
economic and aesthetic consideration.
4.1. Encourage those building custom homes to design and construct
homes with architectural lines which enable them to harmonize
with the sunoundings, adding to the community identity and
desirability.
4.3. Minimize encroachment on view of existing homes by new
construction or additions to existing structures.4.4. Support retention and rehabilitation of older housing within
Edmonds whenever it is economicallyfeasible.
4.5. Protect residential areas from incompatible land uses through the
careful control of other types of development and expansion based
upon the following principles:
A.5.b. Trffic not directly accessing residences in ø neighborhood
must be discouraged.
4.5.d. Private properîy must be protected fro* adverse
environmental impacts of development including noise,
drainage, trffic, slides, etc.
4.6. Require that new residential development be compatible with the
natural constraints of slopes, soils, geologt, vegetation and
drainage. (2015 Comprehensive Plan, page 66)
Compliance with the Residential Development goals and policies: The
subdivision will allow the construction for two new residences. No views will be
impacted by the development. Traffic impact fees consistent with Chapter 18.82
218th Street SW Two-Lot Short Plat
File No. PLN20160025
Page 4 of 72
ECDC are collected with building permits for each individual lot to mitigate
traffic impacts. The overall proposal should not cause any adverse impacts and
appears to be consistent with the residential development goals and policies of the
Comprehensive Plan.
Therefore, staff finds that the proposal is consistent with the Comprehensive Plan.
3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance,
or a modificqtion has been approved as providedþr in this chapter.
The subject property is located in the RS-8 Single-Family Residential zone and is
subject to the requirements of ECDC 16.20. Pursuant to ECDC 16.20.030
development standards of the RS-8 zone are as follows:
Density means "dwelling units per acre" determined by dividing the total lot area by the density
allowed by the underlying zoning; the number of lots or units permitted shall be rounded down
to the nearest whole number.
Minimum Lot Area: The subject site is 24,572 square feet. The proposed lot
areas are as follows
Net lot area excludes the area ofany vehicular ingress/egress easements.
As proposed, both lots proposed for construction of single-family residences
exceed the minimum required net area of 8,000 square feet per lot, which is
compliant with the lot area requirements.
Density: At 24,572 square feet, a total of 3 dwelling units may be developed on
the subject property (0.56 acres * 5.5 dwelling units per acre). The applicant is
proposing to develop the site with two single-family dwellings which is compliant
with the density requirements.
Minimum Lot Width: Pursuant to ECDC 2I.55.050,1ot width is the minimum
diameter of a lot width circle that must fit within alot (70 feet in this instance). A
7O-foot diameter lot width circle fits into each of the proposed lots; therefore the
proposal is consistent with the lot width requirement.
Corner Lots: Neither of the proposed lots will be corner lots.
Flag or Interior Lot Determination: Both of the proposed lots will be flag lots.
Setbacks: Based on the development standards for the RS-8 zone, setbacks for
218ü Street SW Two-Lot Short Plat
File No. PLN20160025
Page 5 of 12
Zone
Minimum
Lot Area
(Sq. Ft.)
Maximum
Densityr
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
Parking
RS-8 8,000 5.5 70'25',7.5 l5'25'35o/o 2
Required
Lot Area
Proposed
Gross Area (sq. ft.)
Proposed
Net Arear (sq. ft.)
I1.093Lot I 8,000 12,327
12,24s I I,l5lLot28,000
the proposed lots should be as follows
Lot 1: Side Setback (7.5 feet):From all property lines and the access
easement.
Lot2: Side Setback (7.5 feet):From all property lines and the access
easement.
All of the existing structures on the property have been identified for removal.
Lot Coverage of Existing Buildings on Proposed Lots: With the removal of the
existing structures, there will be no structures on the property, so coverage after
the proposed subdivision would be 0%o on all the lots. Compliance with the
coverage requirements will be evaluated with future building permits.
Parking: Single-family residences are required to provide two off-street parking
spaces. Compliance with this standffd will be reviewed with future building
permits for the proposed lots.
Staff finds the proposal is consistent the zoningrequirements for the RS-8 zone as
contained in ECDC 16.20.
4. Flood Plain Management. The proposal meets all requirements of the Edmonds
Community Development code relating toflood plain management.
The proposed project is not located within a designated flood plain management
alea.
F. ECDC 20.75.085 - Review Criteria. Pursuant to ECDC 20.75.085, the following
criteria shall be used to review proposed subdivisions:
l. Environmental.
a. Where environmental resources existing, such as trees, streams, ravines or
wildlife habitats, the proposal shall be designed to minimize significant
adverse impacts to resources. Permanent restrictions may be imposed on the
proposal to øvoid impact.
The survey for the property identifies approximately twenty-four trees on the
subject property. No streams, ravines or other environmental resources are
present on the site.
The City promotes the retention of as many trees as practicable and
encourages the location of building areas with the goal of retaining as many of
the trees as possible. For the purposes of the subdivision, tree retention will
be reviewed with the civil improvement plans with the subdivision. A
proposed condition of preliminary approval is that any tree cutting that is not a
hazardous situation and/or not necessary as part of the subdivision
improvements shall be reviewed at the time of building permit application
review. Any trees retained should be protected during development in
accordance with the performance standards in ECDC 18.45.050.H. Any tree
cutting on the site is subject to the requirements of ECDC 18.45, or as
218û Street SW Two-Lot Short Plat
File No. PLN20160025
Page 6 of 12
amended. A condition to this effect has been added as a condition of
approval.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
b. The proposal shall be designed to minimize grading by using shared
driveways and by relating street, house site and lot placement to the existing
topography.
The proposal minimizes grading because the two new lots will share a
driveway with the existing residences on the north side of the development,
the subject site is relatively level and the proposed lots placement on future
home sites conform to the exiting topography.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
c. Where conditions exist which could be hazardous to the future residents of the
land to be divided, or to nearby residents or property, such øs flood plains,
steep slopes or unstable soil or geologic conditions, a subdivision of the
høzardous land shqll be denied unless the condition can be permanently
corrected, consistent with paragraphs A(1) and (2) of this section (Section
II.F.1.a and II.F.1.b of this staff report).
No known hazardous conditions, such as flood plains, steep slopes, or
unstable soil or geologic conditions exist at this site.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
d. The proposal shall be designed to minimize offsite impacts on drainage,
views and so forth.
The proposed development must be designed to meet current code and
minimize stormwater impacts. All new impervious surfaces must be
connected to an onsite storm system as required by the Engineering
Requirements (Attachment 10).
The maximum height for a new house in the RS-8 zone is 25 feet from
average original grade, which serves to minimize the negative impact to
existing views in the vicinity. Aside from the height limits, the Edmonds
Community Development Code does not contain specific regulations
regarding private view protection within single-family zones.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
2. Lot andStreet Layout.
o. Lots shall be designed to contain q usable building area. If the building area
would be dfficult to develop, the lot shall be redesigned or eliminated, unless
special conditions can be imposed on the approval which will ensure that the
lot is developed properly.
218ft Street SW Two-Lot Short Plat
File No. PLN20160025
PageT of12
Both of proposed lots have been designed to accommodate single-family
residences within the required setbacks for the RS-8 zone. The subject
property is relatively level and should not be difficult to develop. Based on a
review of the project and the analysis in this section, staff agrees that a two-lot
short plat may be developed consistent with this requirement.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
b. Lots shall not front on highways, arterials or collector streets unless there is
no otherfeasible qccess. Special access provisions, such as shared driveways,
turnarounds or frontage streets moy be required to minimize trffic hazards
The proposed lots take access off of 218th Street SW which is not identified as
an arterial or collector street in the streets Transportation Plan.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
c. Esch lot shall meet the applicable dimensional requirements of the zoning
ordinance.
The subject property is located within the RS-8 zone. See Section II.E.3 for a
discussion of compliance with the zoning standards. All proposed lots contain
at least 8,000 square feet and are at least 70 feet in width and thus compliant
with the dimensional requirements of the RS-8 zone.
Therefore, staff finds that the proposed subdivision is consistent with thus
criterion.
d. Pedestrian walks or bicycle paths shall be provided to serve schools, parks,
publicfacilities, shorelines and streams where street access is not adequate.
The subject site is primarily served by three area public schools: Chase Lake
Elementary School, College Place Middle School, and Edmonds-Woodway
High School. Chase Lake Elementary is a little under % mile to the northeast
and is therefore within walking distance of the project. There are some
stretches of sidewalk along that portion of 218th Street but it is not a complete
system. There is a crosswalk at 218th and 84th Avenue which provides
pedestrian access to the elementary school to the north. The high school is
slightly further to the northeast, also within walking distance. A bus serves
College Place Middle, which is still further to the northeast, with a stop at
Bowdoin Way and Pioneer V/ay. There are no sidewalks from the project site
along 86th Avenue to get to the bus stop but the road is broad and well paved.
No sidewalks are required with this project and there are currently no projects
along this length of 218th Street identified in the City's Capital Facilities Plan.
Staff finds that the proposed subdivision is consistent with this criterion.
3. Dedications
a. The city council may require dedication of land in the proposed subdivision
for public use.
2 I 8ü Street
ä" iî: r'Jiiäläräli
Page 8 of 12
b. Only the city council may approve a dedication of park land to satisfy the
requirements of ECDC 20.75.090. The council may request a review and
written recommendationfrom the planning advisory board.
c. Any approval of a subdivision shall be conditioned on oppropriate dedication
of lønd for streets, including those on the fficial street map and the
preliminary plat.
Per the City Engineering Division requirements (Attachment 10), no dedications
are required. See Section II.G below regarding the dedication of park land.
4. Improvements.
a. Improvements which may be required, but are not limited to, streets, curbs,
pedestrian wallcs and bicycle poths, sidewallæ, street landscaping, water lines,
sewage systems, drainage systems and underground utilities.
b. The person or body approving a subdivision shøll determine the improvements
necessary to meet the purposes and requirements of this chapter, and the
requirements of:
i. ECDC Title 18, Public Worl¡s Requirements;
ii. Chapter 19.75, Fire Code, as tofire hydrants, water supply and access.
This determination shøll be based on the recommendations of the
community development director, the public worl<s director, and the fire
chief.
The subject project was reviewed by Snohomish County Fire District 1 and
the Engineering Division. Improvements required in conjunction with the
subject proposal are included in Attachment 10.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
c. The use of septic systems may be approved if all of the þllowing conditions
are met:
i. It is more than 200 feet, multiplied by the number of lots in the proposed
subdivision,.from the neørest public sewer main to the nesrest boundary of
the land to be divided.
ii. The land to be divided is zoned RS-20.
iii. The public worl<s director and city health fficer determine that soil,
drainage and slope conditions are satisfactory for septic use and that all
requirements of WAC 248-96-090 are met.
There are no septic systems included as part of the proposed project.
5. Flood Plain Management. All subdivisions shall comply with the criteria set forth
in the Edmonds community Development code þr flood plain management.
The subject property is not located within a Flood Plain Management area.
218û Street SW Two-Lot Short Plat
File No. PLN20160025
Page9 of 12
G. ECDC 20.75.090 - Park Land Dedication. According to ECDC 20.75.090, before
or concurrent with the approval of the final plat of any subdivision, the subdivider
shall dedicate land, pay a fee in-lieu of dedication, or do a combination of both, for
park and recreational purposes. With the adoption of Ordinance 3934 in 2013, park
impacts are now addressed through the assessment of park impact fees in accordance
with Edmonds City Code (ECC) Chapter 3.36. No park dedication or fees are
required with the subdivision. Park impact fees will be assessed with issuance of the
future building permits on the new lots consistent with ECC 3.36.
III. DECISION ON SUBDIVISION
Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, the
application for a two-lot short plat on the property located at 8820 - 218th Street SW is
APPROVED subject to the following conditions:
1. This application is subject to all applicable requirements contained in the Edmonds
Community Development Code (ECDC). It is the responsibility of the applicant to
ensure compliance with all applicable requirements.
2. The applicant is responsible for obtaining all local, state, and/or federal permits or
approvals applicable to the proposal.
3. Prior to recording, the applicant must complete the following requirements:
a. Civil plans must be approved prior to recording. In completing the civil plans, the
following must be addressed:
i. Complete the Engineering Division conditions listed "Required as a
Condition of Subdivision" on Attachment 10.
ii. A tree cutting plan shall be submitted and approved with the civil plans for
removal of trees impacted by the subdivision improvements. Any tree
cutting proposed on the site that is not a hazardous situation and/or not
necessary as part of the subdivision improvements shall be reviewed at the
time of building permit application or through the appropriate land use
permit application and review process. All trees that are to be retained
during the development process must be protected according to the
performance standards found in ECDC 18.45.050.H. If during
construction it is realized that certain trees that were planned to be retained
will be damaged due to the construction activities, replacement may be
required per ECDC 18.45.050.F.
b. Make the following revisions to the plat:
i. Add to the face of the plat: "Conditions of approval must be met and can
be found in the approval for the short subdivision located in File No.
PLN20160025 inthe City of Edmonds Planning Division."
ii. Indicate the locations of all new easements, and provide easement
descriptions and maintenance provisions for all new easements.
iii. If setbacks are to be included on the plat, confirm that setbacks are shown
consistently with Section II.E.3 of this report and add the following
218tr Street SV/ Two-Lot Short Plat
File No. PLN20160025
Page 10 of12
statement to the face of the plat: "Setbacks shown are for reference only
and vest no right."
iv. Indicate the gross and net areas ofeach lot on the final plat.
v. Include on the plat all required information, including owner's
certification, hold harmless agreement, Development Services and Public
Works director's approval blocks.
c. The existing houses on the subject property must be demolished prior to the short
subdivision being finaled.
d. Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
4. Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded. The title report must be prepared within 30 days of
submittal for final review.
5. Submit two copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the documents must be recorded
with the Snohomish County Auditor's office.
6. After recording the plat, the applicant must complete the following:
a. Complete the Engineering Division conditions listed "Required as a Condition of
Building Permit" in Attachment 10.
IV. APPEAL
Pursuant to ECDC 20.07 .004, a party of record may submit a written appeal of a Type II
decision within 14 days after the date of issuance of the decision. The appeal would be
heard at an open record public hearing before the Hearing Examiner according to the
requirements of ECDC Chapter 20.06 and Section 20.07.004.
v.LAPSE OF APPROVAL
Section 20.75.100.8 states, "Approval of a short plat shall expire and have no further
validity at the end of seven years if preliminary short plat approval is issued on or before
December 31,2013, and five years if preliminary short plat approval is issued on or after
January 1,2014, unless the applicant has acquired final short plat approval within the
specified time period." Since preliminary approval has been after January 1, 2014, this
preliminary short plat approval shall be valid for five years from the date of this staff
report.
VI. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a
change in the valuation of the property by the Snohomish County Assessor's Office.
218û Street SV/ Two-Lot Short Plat
File No. PLN20160025
Page ll of12
Vil. PARTIES OF RECORI)
Citv of Edmonds
12í -5th Avenue North
Edmonds, WA 98020
vrII.
Select Homes
Kavla Clark
16*113th Avenue West, Suite Al07
Lynnwood, WA 98037
Patrick Gearin
8830 - 218th Street SW
Edmonds, WA 98026
ATTACHMENTS
l. Land Use Application
2. Applicant Cover Letter
3. Preliminary Short Plat Map
4. Preliminary Development Plans
5. Preliminary Drainage Report
6. Edmonds Utility Consortium Form
7. Zoning and Vicinity Map
8. Critical Area Determination CR420160056
9. Snohomish County Fire District No. 1 Comments
1 0. Engineering Requirements
11. Public Notice Documentation
l2.Patrick Gearin July 6, 2016Letter
218ü Street SW Two-Lot Short Plat
File No. PLN20160025
Page 12 of 12
City of Edmonds
Land Use Application
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! CONDITIONAL USE PERMIT
! HOMEOCCUPATION
I FORMAL Su¡plvrsroN
tr SHORT SUBDIVISION
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! PLANNEDRESIDENTIALDEVELOPMENT
! OFFICIAL STREET MAP AMENDMENT
! STRTETVACATION
! RXZONE
! SHORELINE PERMIT
tr VARIANCE / REASONABLE USE EXCEPTION
D OTHER:
. PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD '
pRopERryADDRESSoRLocrrroN sT?¡ a*Å 18zz ztt* sL. sr^r ãd^o^Ås lltlZÇ
PROJECT NAME (IF APPLICABLE)
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DESCRIPTION OF PROJECT OR PROPOSED USE (A COVER LETTER AS NECESSARY)
HOW THE PROJECT ABLE (ATTACH COVER LETTER AS NECESSAR
APPLICANT PHONE#4z<-7lz-Loqq
ADDRESS
E-MAIL l¿-a¿Ía. Cla,zk (Q o'*tøak. ea,*,FAX# 4t-Ç, - +qZ- So fz
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The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemniflr, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attomey's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
fumished by the applicant, his/her/its agents or employees.
By my signature, I certifu that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalfofthe owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE
P Owner's
L CL <în¿f certify under the penalty of perjury under the laws of the State of
that'thd ls a rrue correct statement: I have authorized the above ApplicanlAgent to apply for the
sr-rbject use application, and grant my permission for the public officials and the staffofthe City ofEdrnonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER < t zq ltt"
Questions? Call (425) 771-0220.
DATE
Revised on 8'22/12 B - Land Use Application Page I of I
Attachment 1
Select Homes &Eeëf
þfur;,
May ll,2016 itAy 24
PLEMVWç 20t6
DFnr'City of Edmonds
rzt 5ú Ave N
Edmonds, WA 98020
RE: 8820 and8822 218ú Street SW,2 Lot Short Plat-ProjectNarrative
To Whom It May Concern:
This narrative and accompanying short plat map and report are being submitted to you to address how our
proposed short plat meets the criteria of the Edmonds Community Development Code and
Comprehensive Plan.
The current owner of this properly is L'r n d a Ge rvte n
The project consists oftax parcel 27043000201700.
The site addresses for the project consists of: 8820 and 8822 21 8d' St. SW., Edmonds, WA 98026.
The property is 24,572 square feet or 0.56 acres.
The current zoning of the property is RS-8.
The minimum allowable lot width for property with a RS-8 zone is 70 feet. Our proposed development
meets this criterion.
8820 and 8822 2l8th Street SW, 2 Lot short plat is being proposed as a 2 lot short subdivision. Lot access
will be off of 218ft Street SW. The project will be developed in one phase. Two single family residences
and a shed are currently on the property and are to be removed.
There are no critical areas within the project boundary.
Than you for reviewing this project and please let me know if you have any questions or comments.
Sincerely,
f^,.//-Wr-
Kayla Clark
Project Coordinator
Select Homes, Inc.
kayla. clark@outlook.com
Office: 425.742.6044
16b31 l3thAvenueWesl,SuiteAlOZ Lynnwood,Washington 98037 phort:425.742.6044 fü425.7425082 www,selecthornesuí.cornAttachment 2
Attachment 3
Attachment 3
Attachment 4
Attachment 4
Attachment 4
Select Homes 8820 218th St. SW
2-Lotshort Plat
8820 218tn Street SW
Edmonds, WA 98026
Storm Drainage Report
Prepared for:
Select Homes
Date: \llay 23,2016
Revised: October 6, 2016
LO/6/201-6
Prepared by: Rob Long, PE
RAM EnEineering, lnc.
16531 13th Ave W, Suite A108, Lynnwood WA 98037
(425) 678-6960 RAMengineeringinc.com
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36508
Job No. 16-011
Attachment 5
Select Homes 8820 278th $. SW 2-Lot Short Plot
8820/8822 218th Street SW
Edmonds, WA 98026
lntroduction: This summary report provides site design information for a single family 2-lot
short plat by Select Homes. This report includes storm drainage analysis to support permit
review and approval. The property is located on the south side of 218th St SW and west of 88th
Ave W, in the northwest L/4 of Section 3O,T 27 N, R 4 E, W.M.
Applicant:Site Address: 8820/8822 218th Street SW
Edmonds, WA 98026
Tox Porcel N umbe r: 27O43O-OO2-017-00
Select Homes
L6513 1-3th Ave W, Suite 4108,
Lynnwood WA 98037
Contact: Kayla Clark
(42s)742-6044
PAGES
TABLE OF CONTENTS
SECTION
A. Project Summary
B. Parcel(Vicinity)Map
C. Site Development Plans..
D. Aerial Photo
E. Stormwater Control System Summary and Calculations
F. Drainage Basin Description and Maps
G. Grading & Erosion Control Summary and Soils Map '.
H. Operation and Maintenance Guidelines............'.......'
5
1
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3
5
4
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 218th Sf. St4/
2-Lot Sho¡l PIat
October 6, 2016
Page i
Attachment 5
A. PROJECT SUMMARY:
This report provides engineering information for the proposed construction of a 2-lot single family
residence short plat; the project is located on the north side of 2l-8th St SW and east of 88th Ave W
(8g20/8822 2L8th St SW) in the City of Edmonds. The applicant, Select Homes proposes to remove the
existing residences and construct two single family residence on the site. This report provides the
evaluation for the proposed 2-lot short plat.
ExistÍng Conditions. The total site consists of about 24,572 sf (0.56 acres) and is currently occupied by an
existing single family residence with an access drive of 2L8th St SW. The existing houses are surrounded by
open grass lawn area and has scattered trees distributed around the site. Access to the site is via a shared
access driveway/easement of 218th St SW; the site is completely surrounded by single family residences to
the north, east, south and west (see attached aerial photo- section D).
The site generally slopes in a northerly direction with slopes ranging lrom 2o/o to 8o/o. A majority of the
site's drainage runoff would sheet flow northerly direction and collect in a catch basin and pipe system
located within the private shared access driveway to the site. Minor drainage sheet flow from existing
residential properties to the south may flow onto the site. No stream or wetlands were discovered on or
immediately adjacent to the site. Additional discussion of the local drainage basin and downstream path
is discussed in section F of this report.
Developed Conditions. The proposed project includes the construction two single residence and
associated driveway and utilities. Both lots will utilize the existing private shared driveway off of 218th ST
SW for access. All existing structures and impervious surface onsite will be removed/replaced with the
site development; landscaping and grass lawn around the new residence will stabilize the site upon
building construction. New infrastructure improvements include a stormwater conveyance and a joint
stormwater detention system; water; sewer; power; and communications. Due to the existing till soils of
the site no infiltration or low impact development technique are proposed to be used to provide storm
drainage flow control. All disturbed pervious (lawn and landscape) areas will preserve or restore the
health and water-holding capacity of the soils by compost-amending (Per DOE BMP T5.13: Post-
Construction Soil Quolity ond Depthl.
To control the stormwater runoff a manifold detention pipe system will be installed; all roof drains shall be
routed to the proposed detention pipe. Due to the fact a majority of the impervious surface is the roof
top area with limited pollution generating driveway area (less than 5,000 sf) no water quality treatment
system will be provided. A full overview of the proposed storm drainage control facilities,
offsite/downstream analysis and grading and erosion control measures are discussed in the following
sections of this report.
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Shoft Plat
October 6, 2016
Page A-1
Attachment 5
Summary of Minimum Reguirements for Small Site Proiects:
5.7 Small Site MinÍmum Requirement #7 - Preparation ol Stormwøter Site Plan
The proposed site development cons¡sts of disturbing about 0.56 acres of land and creating/replacing
about 9,000 sf (4,500 sf per lot) of impervious surface. Thus, the project is classified as a Small Site-
Category 2 project per the City's classification system (see attached Site Classificotion Worksheef). The
civilsite development plans have been prepared and reduced copies of the plans are included in section C
of this report.
5.2 Smoll Site Minimum Requirement #2 - Construction Stormwater Pollution Preventíon
A construction Stormwater Pollution Prevention Plan (SWPPP) has be incorporated into the site
development plans. A summary of the site's erosion control measures that evaluates the typical 13
elements of a SWPPP are included in section G. The total site disturbance area of the project is less than
one acre, thus a formal Notice of tntent application for NPDES coverage will not be made to the
Department of Ecology. The grading quantities are estimated to be 300 CY of cut and 300 CY of fill.
5.3 Smøll Site MÍnimum Reguírement #3 - Source Control of Pollution
Specific source controls are not required for single family residential sites. General requirements for these
sites include preventing the discharge of pollutants to the City's storm drainage system per Edmonds City
Code Chapter 7.2O0 (lllicit Discharges). This includes common household items such as pesticides,
herbicides, fertilizers, detergents and fluids from vehicle maintenance.
5.4 Smalt Site MÍnimum Requirement #4 - Preservøtion ol Natural Drainage Systems and Outfalls
A majority of the runoff leaves the site as sheet flow in a northerly direction. Site runoff enters an existing
catch basins along the south side of 218th St SW via an existing storm drainage pipe system within the
private shared access driveway to the site. The proposed detention system will discharge to the existing
12" storm pipe under the shared access driveway along 218th St SW, thus maintaining the existing
drainage flow path. The site is located in the Westgate Pond watershed basin and eventually discharge to
the Puget Sound (via Shell Creek) per the City of Edmonds maps (see section F). The proposed
development will maintain the stormwater flow discharges to the Westgate Pond watershed basin.
5.5 Smoll Site Minimum Requirement #5 - Onsite Stormwater Management.
The developed site conditions include impervious surface roof top, driveway and walkway/patio areas for
the proposed residences. All rooftop and exterior area collection drains shall convey stormwater run-off
to the on-site detention pipe system. Due to the underlying dense till soils found onsite, no LID or
infiltration type stormwater management systems will be used onsite. An underground detention pipe
system sized for a "small site category 2" development per the City's drainage manual will be provided to
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St//
2-Lot Shot-t PIat
October 6, 2016
Page A-2
Attachment 5
control stormwater quant¡ty control. See civil site development plans and section E for additional sizing
calculations and construction details.
5.6 Smatt Site Minimum Requirement #6 - Runoff Treotment. The project does not propose to
create/replace more than 5,000 sf of pollution-generation impervious surface onsite. The project will
create about 3,750 sf pollution generation impervious surfaces; a majority of the site's impervious surface
is rooftop and walkway/patio areas (non-pollution generation surfaces). Thus, no basic or enhanced water
quality treatment system is required. The site's stormwater control system will include a sump and a
control tee that will provide some water quality and oil/water separation of the collected runoff.
5.7 Smatt Site Minimum Requirement #7 - Flow Control. An onsite storm detention manifold pipe system
will provide flow control of the site's stormwater runoff. The detention pipe system has been design to
meet the flow control standards of a Small Site- Category 2 project in a creek or lake basin (less than an
acre of disturbance and between 5,000 sf and 10,000 sf of impervious surface). The detention tank has
been sized using WWHM (9,300 sf) software; a full overview of the proposed storm drainage control
facilities calculations is provided in section E.
5.8 Smatt Site Minimum Requirement #8 - Wetland Protection. No wetlands are known to exist on or
adjacent to the site.
5.9 Smatl Site Minimum Requirement #9 - Operation ond Maintenance. An operation and maintenance
summary is provided in section H.
5.70 Small Site Minimum Requirement #70 - Offsite Analysis and M¡tigat¡on. See section F. Droinage
Basin Description ond Mopsfor a qualitative analysis.
5.77 Smatt Site Minimum Requirement #77 - Financîol Liobility. Cost estimates and bonds will be
provided by the applicant during final construction permit approval.
RAM Engineering, lnc.
Final Engineering and Drainage Repoft
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. Sl//
2-Lot Shorf Plat
October 6, 2016
Page A-3
Attachment 5
City of Edmonds
Site Classification Worksheet
Page 1 of 2
Thc project's Site Classification will dictate thc specific stormç?ter management
rcquircnrcnrs applicablc to your sitc. Completing this worksheet will telp detcnninc tlæ ¡mount of
rcgulated inrpcrvious surface and wlæthcr your project falls into thc classific¡tion of a Small Sltc
{Caregory I or Catcgory 2), or a }Ilnor Sltc. Please rcference thc Glossary (op. I 0- I I ). Fisures D and
E. (pp. 8-91. and Er,anrples (pp. I l-12). to assist with conpletion of this worksheet'
¡f YI'IS, thc subjcct arca is to bc conside rcd impcrvious for initial site classification purposcs. lncludc total
permeable pavcmcnt arca in the calculation of Non-Rcgulated. Re placcd and/or þ impervious surface
¡reas in the table bclow.
Li¡gl; Identili the ;\*on-Rcgulnted lntpcrr ious Sr¡rfacc ,l¡r¿¡.
!lgg]: t<tcnrify thc Rcplacd lnrpcrlious Surfice,trra, dividing thc total be'tween.þp!ond&¡gþ$g[; either orboth
may bc zero. Notc: For pmjcct classilication purposcs. Rcpluccd lnrpen ious mty only bc considcrcd exe mpt
undcr ccrt¡in conditions. Refcr to thc Glossary and Figurc D.
!i¡g!: lclentity lhe \c¡r tntpcn'ious Sulf¡cc Årc:¡ for your project All irnpcrvious areas creatcd post-July 7, l9Tl o¡
afær thc datc of annexation into the City are egulated & should bc included in this tolal unlcss thcy can bc
categor¡zed separalely as a Replaccd-Regulutcd area.
!!g[: Enter the sum of thc lotal .&.Q!ggqd:Iþ!g!¡&C, plus the total !þg impervious areari.
!i4g¡!: tthnrify thc totat arca currently mitigatcd by an existing city-approved stôrmw¡rlcr managenr:n¡ systcm.
!!g¡[: Entcr thc sum of thc v¿¡læ in Linc 4 tcss thc valuc in Linc 5 to idcntily thc lotal Rcgulatcd ure¡ in rvhich
stormwater controls havc not yct bæn applied.
!ig!: ldenriff rhe rotal an:a proposrìd to bc mitigatcd through tÞ usc of Low lmpact ll'vclopnr:nt Tcchniqræs.
!i¡g!: Idcnrilt thc rolal arca proposcd to be mitigatcd lhrough convcntion¡t Stormrvater Managerrnt Techniqtres.
** I'rorldc a copl'of thc follorrlng tal¡lc r¡n the dralnagc plån shcût for tlrc plrpotted proJcct {'*
t 1c.g. ponxs asphdt pJHi (olrct!.. paver blælis, concrctc oprn ællctt paving grids. or plutic lattitrs lìl¡cd sith turf ü lltrl
Ravised on -l¡ü5/2{}12 Ë72-SW\I-Erosion-Controt-o3-ü5.l2.doc Pay 5 of 12
on thls Slfc?
5.1 fl Ycs [X xul¡roposcd l'orl) Is Pcrmeablc
to Storm*,atcr
2) Dctcrnlnc lhe i\nount and Typc of I'ltlstlng Él I'ropor*d Impcrrlous Surfacc for lhc Sltc
2 ond Cto Srcrnilleter
l,lne Ttpc A¡l:n {sqüïrc f(r'|,
t.l\on-Rcgulrled NONE
Errmpl Rcsul¡lcd
t Rcplacrd 0sF
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¡.
I Ncrr {Post 1977}I ÐÐÐ+tÐ+àÐ
Tolnl ltcgulaled lmpcn'iotts .{rct
hlùiøation reaaíred ifin ctcess of2000sl
+9,300 sF
9,300 sF
6.
Ibl¡l Ân'¡¡ i\Iirigatcd b.v Êtistilrg Slormwalcr l\llnagenlenl Syslcn{s}
RrEulaled ..tma Nol I'et tllitigaled
0sF
9,300 sF
7 Àrcn Proposcd lo bc l\litigalcd tt¡ l.os lntpact Dcvclopmenl Techniques 0sF
8.Àrra I'ropos,ed lo bc l\tiligatcd lhro¡tgh Conrcnlionnl SlTtrl Technlqucs 9,300 sF
RAM Engineering, lnc.
Final Engineer¡ng and Drainage Reporf
RAM No. 16-011
Se/ecf Homes 8820 211th Sú. St¡/
2-Lot Short Plat
October 6, 2016
Page A-4
Attachment 5
City of Edmonds
Site Classification Worksheet
Page 2 of 2
3) Deternrine the Total Area of Land Disturbing Activity 24,672 s¡r lo Sl1nn\'.lÍeï I
4) Determine the of l'lll and/or lixcavatlon CUT=300 CY FILL=300CY
5) \ryi[ the project convert 3/¡ Acre or More of Nltive Vegetntion to l,arvn or fl ves Xl NoArca?
6) klentify the Watershed the Existing Site Runoff Discharges to
to S!oïnntvler cnt(fit 2.3
Bnsecl on Sitc Location antl Watershcd Ma¡: - Figurc-C, Chcck all that nP¡¡ly.
A. f] Dircct Dischcrgc B. ffi Creck ol l,akc Basin
n EdmuntJs vúny Basin Westgate Pond
tr Puget Sound Basin
g Pugct Sound Pi¡red llasin
Rerisnl nn ,VASQ0l2 h7 2-5ll' M -Í)t¡.si¡¡n -(itnt rcl - 0.|.05. I ?thtc Paga (r of' 12
DËTT]RM IN I] PROJ ECT CLAS.S II;ICATION US ING TH E I NFORM ATION A BOVI]
ANDTHE PRO.IECT CLASSIFICATION CHART (Fisure B, ps 4)
* Sm¡lll Slte - Cntegoty I
Storntvil e r S u¡tpl e m en t
Chu¡tte:r 5
flSmall Site - Category 2
Sta nnli.'ilte ï Sup¡tle ua rrt
Clrupter 5
Minor Site
Sto niltete r Su ¡t¡tl a nett t
Chu¡tter 6
RAM Engineering, lnc.
Final Engineering and Drainage Repoft
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. Sl4/
2-Lot Shorf Plat
October 6, 2016
Page A-5
Attachment 5
B. PARCEL (VlClNlrY) MAP
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RAM Engineer¡ng, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St¡/
2-Lot Shoñ Plat
October 6, 2016
Attachment 5
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RAM Engineering, lnc.
Final Engineering and Drainage Reporf
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Short Plat
October 6, 2016
Page C-l
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RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 218th Sf. St//
2-Lot Short PIat
October 6,2016
Page C-3
Attachment 5
D. AERIAL PHOTO
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Shott Plat
October 6, 2016
Page D-1
Attachment 5
E. STORMWATER CONTROL SYSTEM SUMMARY AND CALCULATIONS
The project proposes to create and/or replace approximately 9,300 sf of impervious surface (Lot 1- 4,000
sf + Lot 2- 4,OOO sf + 300 Shared Access Driveway). To mitigate the development of the site, an
underground detention tank system will be installed along the west boundary of the site to control the
drainage runoff (flow control). All of the on-site impervious surfaces shall be collected and routed to the
on-site detention ta nk.
The stormwater control detention tank has been sized per Toble 5-3 City of Edmonds Flow Control
Requirements for Smotl Site Projects- Creek or Loke Basins in the Edmo nds Stormwater Code Supplement
(April 2010). Per Table 5-3, continuous hydrologic modeling with MGS precipitation data (WWHM 2OOL2)
shall be used to model the detention tank system.
Project Areo Summory:
Total Site Area = 24,572 sf
Proposed lmpervious = 9,300 sf (Lot L- 4,000 sf + Lot 2- 4,OOO sf + 300 Shared Access Driveway)
lJnderground Detention Tønk Sizing: The detention tank system has been sized for the proposed 9,300 sf
(0.214 ac.) of impervious surfaces using WWHM2012 continuous hydrologic modeling. Per Table 5-3 in
lhe Edmonds Stormwater Code Supplementthe following flow control standards are required for a Small
Site project located within a creek basin:
>5,000 sf
Iffeclh'r hnpelrlollr å¡'en
For det*uûo¡r BñtPs:
?-year: 0.07 cfdacre irupen'iors.
l0-year = 0.14 cflacrc irnpenious. and
100-year = 0.33 cf$acre im¡xn'ious.
fufilt¡ntion Bil{Ps:
3-year = 0.0? cf*incre i¡¡pen'iots.
l0-year = 0.31
100-year= 0.45
cfl¡c¡e
cfs/acrc
irnpenious.aud
Nerr and replaced inrpertiorrs snrface
Sir¡plified Sizilg .{pproacù or conliluous hydrologic modelilg with
NÍGS precipitation data ''o
2-Year Allowable Release Rate = 0.07 cfs/acre-impervious x0.21.4 acres = 0.0L5 cfs
L0-Year Allowable Release Rate = 0.14 cfs/acre-impervious x0.21.4 acres = 0.030 cfs
LOO-Year Allowable Release Rate = 0.33 cfs/acre-impervious xO.2L4 acres = 0.070 cfs
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Short Plat
October 6, 2016
Page E-1
Attachment 5
The developed runoff rates and storage calculations were performed using the DOE 2012 Western
Washington Hydrology Model (WWHM20L2) continuous runoff model. The required detention system
and release rates for the developed conditions are as follows:
Proposed Detention Tank: 727 ft - 36" Diameter Pipe with 5/8' (0.625') orifice.
Release Rates:
Storm Event Mitisated AI lowable
2-Year =
10-year =
100-year =
0.015 cfs
0.030 cfs
0.069 ¿fs
Cumulelive Probabilt!
0.01-5 cfs
0.030 cfs
0.070 cfs
FrcquGncy
0.1
0.0t
++ *0.r o801* 0.0148
- O,0229- O,O3O3- O,O127
- 0.O546
- O.O692
¡*Yêår
Ycar
atb
IÕtr
++i
+4*+
++
Year
Yeår
Year
0.01
1902
1903
1904
1905
1906
190?
1908
1909
1910
1911t9t2
1913
1914
1915
1916
1,9r7
1918
1919
1920
t92L
1922
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t926
1927
1928
1929
¿ "'
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+
+
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+
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o
0.5 1 2 5 10 20 30 50 70 80 90 95 98 999S.5
LID Dualion Flow
LID
Anoþo datarelr CornpætWDM I DeUesctcte¿
36
lfllt Tü* t SIAßE Mil¡eöted
A¡Odæels
Flood Frcq¡erry MÊilþd
aâ Log Pe¡sanlypc lll 178f ldcit lf' Cunsref Grirgolar
See WWHM2012 printout on the following pages.
Skcåm o1?o
flðt
. 013¡
. o153.o'-t2
.0140
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o, 0128
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0,0130
: .:1:1
FÛC 1Fh¡,
+ 801
RAM EngineerÌng, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. SW
2-Lot Sho¡t Plat
October 6, 2016
Page E-2
Attachment 5
WW H M 2012 I n p ut/O utp ut Dato :
Project Narne: 16-011 Short Pfat
Site Name: 218th South
Site Address:city :
Report Date: 70/6/20L6
MGS Regoin : Puget East
Data Start : 1901'/1'0/1'
Data End z 2058/09/30
DOT Dala Number: 03
Version Date: 20L6/02/25
Version : 4.2.1-2
Low FJ.ow Threshold for POC 1 :
H5-gh FIow Threshold for POC 1:
50 Percent of the 2 Year
50 year
PREDEVELOPED I,AND USE
Name : Basin 1
Blpass: No
Groundl'ilater: No
Perwious Land Use
C, Lawn, Mod
Perwious Total
Imperwious Land Use
Impervious Total-
Basin Total
acre
acre
.2L4
0.2L4
0
o.2L4
Element Flows To
Surface Interflow Groundwater
MITIGATED I,AND USE
Name : Basin 1
Blpass: No
Groundl'ilater: No
Pervious Land Use
Pervious Total
I Land Use
ROOF TOPS FI,AT
DRIVEVÍAYS FI,AT
STDEVÍALKS FI,AT
Impervious Total
Basin Tota]-
acre
acre
0
0.L23
0 .087
0 .0040.2t4
0.2L4
Page E-3
RAM Engineer¡ng, lnc.
Final Engineering and Drainage Repoñ
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Shotf PIat
October 6, 2016
Attachment 5
Element Flows To:
Surface
Tank 1
Interflow
Tank 1
Groundwater
Name : Tank 1
Tank Name: Tank 1
Di¡nensionsDepth: 3 ft.
Tank Ty¡pe : Circular
Diameter : 3 ft.
Length z 127 ft.
Discharge Structure
Riser Height: 2.9 ft.
Riser Diameter: 6 in.
Orifice 1 Diameter: 0.625 in. ElevaÈi.on: 0 ft
Element Flows To
OutleÈ 1 Outlet 2
Tank Hydraulic Table
Staqe(fee!) Àrea(ac.) Volume(ac-ft.) D!@
100.00 0.000 0.000 0.000 0.000
L00.03 0.001 0.000 0.001 0.000
l-00.07 0 .002 0. 000 0.002 0.000
l-00. 10 0 .003 0.000 0.003 0.000
100. 13 0.003 0.000 0.003 0.000
t-00.17 0.004 0.000 0.004 0.000
100.20 0.004 0.000 0.004 0.000
1-00.23 0 .004 0 .000 0.005 0 .000
1"00.27 0.005 0.000 0.005 0.000
1"00.30 0.005 0.001- 0.005 0.000
l-00. 33 0.00s 0.00L 0.006 0.000
100.37 0.005 0.001- 0.006 0.000
100. 40 0.005 0.001 0 .006 0 .000
r-00.43 0.006 0 .001- 0.007 0.000
L00 .47 0 .006 0. 002 0.007 0.000
100.50 0.006 0.002 0.007 0.000
100.53 0.006 0 -002 0.007 0.000
100.57 0.006 0.002 0 .008 0 .000
100. 60 0.007 0 .002 0.008 0.000
100. 63 0.007 0.003 0.008 0.000
100. 67 0 .007 0.003 0.008 0.000
l-00.70 0.007 0.003 0.008 0.000
100.73 0 .007 0.003 0 .009 0 .000
100.77 0.007 0.004 0.009 0.000
l-00. 80 0.007 0.004 0.009 0.000
100. B3 0.007 0.004 0.009 0.000
100. 87 0 .007 0.004 0.009 0.000
100.90 0.008 0.005 0.010 0.000
t-00. 93 0 .008 0.005 0 .010 0 .000
1-00. 97 0.008 0.005 0 .010 0.000
r-01. 00 0.008 0.006 0.010 0.000
101-. 03 0.008 0.006 0.010 0.000
101. 07 0 .008 0 .006 0.010 0.000
101.10 0.008 0.006 0.01L 0.000
101. l-3 0.008 0.007 0.011 0.000
RAMEngineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Short Plat
October 6, 2016
Page E-4
Attachment 5
0.000
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101.17
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101.30
101.33
101_.37
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0.000
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0.000
40
43
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0
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0.000L02.71
102.80
t02 .90
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r_03.00
103.03
to2 .81
r_02.83
L02 .97
RAIW Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 218th Sf. St4/
2-Lot Shott Plat
October 6,2016
Page E-5
Attachment 5
AIiTATYSIS RESULTS
Stream Protection Ðuration
Predeveloped Landuse Totals for POC *1
Tota1 Perwious Area:O.2tA
Total Impervious Area:0
Mitigated Landuse Totals for POC #1
Total Perwious Area:0
TotaJ- Imperwious .Axea :O.2LA
Flow Frequency Return Periods for Predeveloped. POC #1
Return Period Flow (cfs)
2 year
5 year
10 year
25 year
50 year
100 year
Flor'r Frequency Return Periods for Mitigated. POC #1
Return Period Flow(cfs)
0.008119
0.016368
0.024919
0.040698
o .05'7 21-9
0.0'790r2
2 year
5 year
10 year
25 year
50 year
100 year
0.014802
0.022901
0.030344
0.042'724
0.054588
0 .0691"7 9
Stream Protection Duration
Annual Peaks for Predeweloped and Mitigated
Year PrêdeveloPed Mitigated
t902 0.007 0.015
1903 0.004 0.013
1-904 0.026 0.01s
l-905 0.005 0.0131906 0.003 0.012
l-907 0.012 0.018
r_908 0.005 0.014
1909 0.006 0.01"4
1 910 0.015 0.016
t9LL 0 .008 0. 013
L912 0 .064 0. 0171913 0 .008 0.013
19L4 0.063 0.0L5
l-9L5 0.004 0.01l-
1_91_6 0.006 0.0141,9L7 0.003 0.014
1918 0.005 0.014
L9t9 0.005 0.0L2
t920 0.009 0.013L921 0 .006 0.013
L922 0.0L2 0.015
1-923 0.007 0.0141924 0.004 0.012
L925 0.004 0.011
POC #1
RAM Engineering, lnc.
Final Engineer¡ng and Drainage Repoñ
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Short Plat
October 6, 2016
Page E-6
Attachment 5
1926
L921
]-928
L929
1930
r- 931
1"932
1933
l-934
l-935
1936
1_937
193 8
193 9
1_940
L94L
L942
L943
L944
t-945
L946
19 47
L948
1"9 49
1950
l_951"
t952
19 53
r954
l_955
l_956
1957
L958
l_959
19 60
19 61
L962
l-963
L964
L965
L966
L967
r-968
1,969
L97 0
197 r
1972
L97 3
L97 4
1-975
L91 6
L971
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1_981
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l_984
1985
l-986
1987
1988
1989
l_990
19 91
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.0L1
RAM Engineering, lnc.
Final Engineering and Drainage Repoft
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Short Plat
October 6,2016
Page E-7
Attachment 5
L993
L994
19 95
t996
L99'1
19 98
1999
2000
2001"
2002
2003
2004
2005
2006
2007
2008
2009
20LO
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20L4
20L5
20L6
20L'7
20L8
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2020
202L
2022
2023
2024
2025
2026
2027
2028
2029
2030
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2032
2033
2034
2035
2036
2037
2038
2039
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2042
2043
2044
2045
2046
2047
2048
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205]-
2052
2053
2054
2055
2056
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2058
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0.06s
0.01_5
0.016
0.013
0.014
0.01_3
0.016
0.015
0.014
0.036
0.01-5
0.014
0 .021"
0 .01"2
0.013
0.0r_2
0.01_3
RAM Engineering, lnc.
Final Engineering and Drainage Repoñ
RAM No. 16-011
Se/ecú Homes 8820 218th Sf. SW
2-Lot Short Plat
October 6,2016
Page E-8
Attachment 5
Stream Protection Duration
Ranked Annua1 Peaks for PredeveJ.oped and Mitigated.
Rank Predeveloped Mitigated
1 0 .1141 0.0971
2 0.0651 0.0929
3 0 .0641, 0.0900
4 0.0635 0.0819
5 0 .0632 0.0192
6 0.0555 0.0653'7 0.0510 0.0605
B 0.0460 0.0589
9 0 .0440 0.0s51
10 0.0409 0.0485
11 0.0398 0.0462
72 0.0382 0.0431
13 0.0370 0.0428
74 0.0321 0.0405
15 0.0315 0.0376
L6 0.0266 0.0361
1'7 0.0256 0.0324
18 O .0236 0 .021 4
19 0.0235 0.0241
20 0.0219 0.0222
2t 0.0204 0.0206
22 0.0204 0.0198
23 0.0195 0.0178
24 0.0194 0.01-1'7
25 0.0187 0.0170
26 0.0185 0.0170
27 0.0177 0.0169
28 0.0712 0.0168
29 0.01-61 0.0168
30 0.0159 0.0166
31 0.0155 0.0166
32 0.0152 0.0165
33 0.0152 0.0164
34 0.0151 0.0163
35 0.0149 0.0162
36 0.01-49 0.01-62
37 0.0145 0.0160
38 0.0141 0.0160
39 0.0136 0.0159
40 0.0133 0.0158
41 0.0131 0.01-56
42 0.0126 0.0155
43 0.0125 0.0155
44 0.012s 0.0155
45 0.0:-24 0.0154
46 0.0122 0.0153
47 0.0120 0.0153
48 0.0120 0.01-53
49 0.0115 0.0752
50 0.0114 0.0151
POC #1
RAM Engineering, lnc.
Final Engineering and Drainage Repoft
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Short PIat
October 6, 2016
Page E-9
Attachment 5
trlJA
52
53
54
55
56
57
58
59
60
6t
62
OJ
64
65
66
6'7
6B
69
70
7t
12
'73
14
AE
lf)
'71
1B
79
BO
81
B2
B3
B4
B5
B6
B'7
BB
B9
90
91-
92
93
94
95
96
97
9B
99
100
101
r02
103
104
0 . 0113
0.0106
0.010s
0.0104
0.0102
0.0100
0.0099
0.0096
0.0096
0.0096
0.0095
0.0094
0.0094
0.0090
0.0089
0.0089
0.0088
0.0085
0.0085
0.0083
0.0082
0.0079
0.0078
0.0076
0.0075
0.0074
0.0073
0.0012
0.00'72
0.00't2
0.0071
0.0071
0.0070
0.0069
0.0068
0.0068
0.0067
0.0066
0.0066
0.0066
0.0065
0.0064
0.0064
0.0064
0.0063
0.0063
0.0063
0.0062
0.0061
0.0061
0.0061
0.0060
0.0059
0.0059
0.0151
0 . 0151
0.0150
0.0149
0.0149
0.0148
0.0147
0.0147
0.0146
0.014 6
0.0146
0.0145
0.0145
0.0145
0.0145
0.0145
0.0144
0.0143
0.0143
0 .01"42
0.01"42
0 .01-42
0 .0].42
0.0141
0 . 0141
0.0140
0.0140
0.01-40
0.0140
0.013B
0.0138
0.0138
0.0138
0.0138
0.0138
0.0137
0 . 0137
0.0137
0.0136
0.0136
0.0136
0.0135
0.0135
0.0134
0.0134
0.0134
0.0134
0.0134
0.0134
0.0133
0.0133
0.0]-32
0 .0132
0 . 0131
RAM Engineering, lnc.
Final Engineering and Drainage Reporf
RAM No. 16-011
Se/ecf Homes 8820 218th Sf. St¡/
2-Lot Sho¡f Plat
October 6, 2016
Page E-10
Attachment 5
105
106
].07
108
109
110
111
712
113
1_1"4
115
LT6
7]_'7
118
119
]-20
721_
1_22
t23
124
125
726
1_27
L2B
1_29
130
131
t32
133
1_34
135
136
1,3'7
138
139
1-40
t4t
r42
743
1_4 4
145
r46
1-41
148
1_49
150
151
r52
a EaAJJ
154
l-55
156
t5"7
0.00s9
0.00s9
0.0059
0.0058
0.0057
0.0055
0.0055
0.0055
0. 0055
0.0055
0.0055
0.0054
0.0054
0.0053
0. 0052
0.0051
0.0051
0.0051
0.0050
0.0049
0.0049
0.0049
0.0047
0.0046
0.004 6
0.0044
0.0043
0.0043
0.0042
0.0041
0.0041
0.0041
0.0041
0.0041
0.0041
0.0041
0.0041
0.0040
0.0038
0.0038
0.0037
0.0037
0.0036
0.0036
0.0035
0.003s
0.0034
0.0033
0.0033
0.0032
0.0029
0.0024
0.0016
0 . 0131
0.0131
0.0130
0.0130
0 .01-29
0.0128
0.0128
0.0128
0.0128
0.0128
0 .012'7
0 .0]-2'7
0 .072'7
0 .0121
0 .01_27
0 .0121
0.01-26
0 . o1-26
0.0126
0.0125
0.0725
0.0125
0.0]_24
0 .01-24
o .01_24
0.0724
0.0123
0.0123
0 .0722
0.0121
0.01"21,
0 .01-21-
0 . 0119
0.0118
0 . 0118
0 . 0118
0 . 0118
0.0118
0.0117
0 . 0116
0.0116
0.011s
0.0115
0 . 0113
0 . 0112
0 .011-2
0.0111
0.0109
0.0109
0.0106
0.0106
0.0105
0.0103
RAM Engineering, lnc.
Final Engineering and Drainage Repoft
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. SW
2-Lot Shoñ Plat
October 6, 2016
Page E-l1
Attachment 5
Stream ProÈection Duration
POC #1
Facility FAILED duration standard for 1+ flows.
Flow (cfs)
0.0041
0.0046
0.0051
0.0057
0.0062
0.0067
0.0073
0.0078
0.0084
0.0089
0.0094
0.0100
0.0105
0 . 0110
0 . 0116
0 .01-2r
0 .0127
0.0132
0.0137
0.0143
0.0148
0.0153
0.0159
0.0164
0.0169
0.0175
0.0180
0.0186
0.0191
0.0196
0.0202
0.0201
0 .021-2
0 . 0218
0 .0223
0 .0229
0.0234
0 .0239
0.0245
0.0250
0.0255
0.0261
0 .0266
0 .021 7
0 .021'7
0.0282
0.0288
0.0293
Predew
28208
18844
]-2931-
9061
6424
487 B
3112
3004
2335
1738
1340
1014
713
61_9
499
391
313
256
209
184
r6'7
].41
1_42
136
13s
122
116
109
106
1_02
99
93
92
B5
81
75
1I
65
63
63
67
E1
55
ÊÀ
ÈÁ
53
Êa
50
Mit Percentage Pass,/Fail
433025 1535 Fal1
319406 20L3 Fail
32'7934 2536 Farl
218224 30'70 Fail
232913 3626 Fail
197410 3923 Fail
l.5436]- 4092 Fail
123368 4106 FaiL
911.64 416L Fai I
75309 4333 rail
57638 4301 Fail
43583 4298 Fail
32199 4L65 Farl
23688 3826 Fail
!177 6 3562 Fail
13350 3362 Fail
98 65 3151 F arl'l 448 2909 F arl
5571 2665 Fail4019 2276 Fail
2964 L11 4 Fail
2123 1444 Farl
1550 1091 Fail
1138 836 Fail
755 559 Fail
538 440 FarI
337 290 Fail319 292 Fail
310 292 Fail
301 295 Fail
292 294 Farl
289 310 Fail
281 305 Fall
27 4 322 Fail
265 32't Fail
251 342 Fail251 353 Fail246 378 Fail
241 382 Fail
234 37l. Fail
221 3'72 Fal]
223 391 Fail
219 398 Fail
213 394 rarl
20'7 383 Fai-l
]-99 375 Fail
195 375 trail1BB 31 6 Fail
RAM Engineer¡ng, lnc.
Final Engineer¡ng and Drainage Report
RAM No.16-011
Se/ecf Homes 8820 218th Sf. SW
2-Lot Shott Plat
October 6, 2016
Page E-12
Attachment 5
0.0298
0.0304
0.0309
0.0314
0.0320
0.0325
0.0331
0.0336
0.0341
0.0347
0. 0352
0.0357
0.0363
0.0368
0.0374
0.0379
0.0384
0.0390
0.0395
0.0400
0.0406
0.0411
0 . 0416
0.0422
0 .0421
0.0433
0.0438
0.0443
o .0449
0.0454
0.0459
0.046s
0.0470
0 .047 6
0.0481
0.0486
0.0492
o .0497
0.0s02
0.0508
0.0513
0.0518
0.0524
0.0529
0.0535
0.0540
0.0545
0.0551
0.0556
0.0561
0.0567
0.0572
360
354
375
375
387
400
400
394
383
394
3BB
)oa
370
384
387
393
410
392
392
400
384
396
408
408
400
3'7 5
362
373
369
312
311-
394
a1a
388
405
382
352
375
362
362
360
400
3"7 6
361
361
338
330
315
325
325
325
325
Fai I
Fail
Fai I
Fail
Fail
Fai I
fai I
Fail
Fail
Fai 1
Fail
F ail
Fai I
Fail
Fail
fail
Fal I
FaiÌ
Fai I
Fai I
Farl
Fai- l
FaiI
F ail
Fai I
Fail-
Fai I
FaiÌ
Far f
Fai I
Fal I
far I
Fa 1l
Fai I
Fail
Fai I
Fai I
Fal I
Fai I
Fai I
Fail
Fai I
Fai l
Fal I
Fail
F aif
Far f
Fail
Fail
Farf
Fail
Fail
50
50
45
44
40
38
37
36
36
34
34
34
34
32
3l-
30
2B
2B
21
26
26
25
24
24
24
24
24
23
23
22
2T
19
t9
1B
7'7
t't
I1
16
1_6
I6
15
13
13
13
13
13
13
13
t2
1a
t2
1_2
180
1-7 1
1_69
165
155
r52
148
L42
138
1-34
1_32
130
126
1_23
L20
118
l- 15
110
106
1_0 4
100
99
9B
9B
96
90
B1
B6
B5
B2
7B
15
17
10
69
65
60
60
tro
5B
54
52
49
47
4'7
44
43
4I
39
39
39
39
RAM Engineer¡ng, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 218th Sú. St4/
2-Lot Sho¡l Plat
October 6, 2016
Page E-13
Attachment 5
The development has an increagê in f].ow duratíons
fcon L/2 Predeveloped 2 yeaz flolú to thê 2 year flow
or more than a 10t increase from the 2 year to thê 50
year fJ.ow.
The developmênt, has an increase in flow durations for
more tl¡an 50* of the flows for the rangê of thê
duration analysis.
Iúater Quality BMP FLow and volume for POC #1
On-1ine faci].ity voLume: 0 acre-feet
on-Iine facility ta¡get flow: 0 cfs.
Àdjusted for 15 min: 0 cfs.
Off-line facitity target flow: 0 cfs.
Àdjusted for 15 min: 0 cfs.
LID Report
LID Technique
Percent Water Quality
VoÌuÍm
lnfiltrated
Used for Total Vo.lumn
Percent Comment
Treatment? NeedsI{ater Quafity Treatment
Treated
volumn
Through
Facility
Infiltration
volumn
( ac-ft . )
cumulative
Volumn
Infiltration
Credit
Tank POC N
Totaf Volume Infiltrated
0.00 0? No Treat
Comptiance with ],lD Standard I
Duration Anal-ysis Result : Failed
ac- ft
73.86
73.86
Credit
ac-ft
0.00 0.00
N 0.00
0.00
Perlnd and Implnd Changes
No changes have been made
This program and accompanying documentation are provided 'as-ís' without warranty of any kind- The
entire risk regarding the performance and results of this program is assumed by End User- C]ear
Creek Solutions Inc. and the governmentaf licensee or sublicensees disclaim alf warranties, either
expressed or implied, including but not fimited to implied warranties of prograrn and accompanyíng
documentation. In no event shafl Clear Creek Solutions Inc. be fiable for any damages whatsoever
(including without limitation to damages for ]oss of business profits, foss of business
information, business interruption, and the like) arising out of the use of, or inability to use
this proqram even if Clear Creek Sofutíons Inc. or their authorized representatives have been
advised of the possibility of such damages. Software Copyright @ by : Cl-ear Creek Sofutions' Inc.
2005-2016; AfI Rights Reserved.
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No.16-011
Se/ecf Homes 8820 218th Sf. St4/
2-Lot Short Plat
October 6,2016
Page E-14
Attachment 5
F. DRAINAGE BASIN DESCRIPTION:
The site is located in the Westgate Pond watershed basin. The Westgate Pond basin is a relatively small
urban basin that collects stormwater runoff from primarily residential areas in the City Edmonds and
ultimately discharges flows westerly to Puget Sound via the Shell Creek (see attached watershed map).
The proposed detention tank systems for the new lots will discharge to the existing storm drainage system
within the private driveway/easement that access 2L8th St SW. The storm pipe system within the private
drive discharges to the existing pipe and ditch stormwater conveyance system located along the south
side of 218th St SW; the 218th pipe and ditch system flows west (+/-2lO ft)to a junction catch basin that
then directs the pipe system south and continues south about 180 ft to the outlet side of Westgate Pond;
Westgate Pond is approximately 450 feet downstream of the project site. Westgate Pond discharges to
the west to 92nd Ave W; the pipe system then turns south to the intersection of 92nd Ave W and 220th St
SW (about 1,550 feet downstream of the site), See F-3 Downstream Drainage Facility Map, delineating
the downstream path within l-,550 feet of the project site.
The system then is directed westerly along 220th St SW to 95th Ave W and extend north to 21-7th St SW and
then heads west again to 96th St SW. At 96th St SW the system is directed north in a collection of 18" to
24" pipes to a discharge to Shell Creek. The Shell Creek discharge point is about 1.2 miles downstream of
the site. Shell Creek continues in a northwesterly direction and eventually discharges into the Puget
Sound about 2.3 miles from the site
A majority of the downstream conveyance system within a%mile of the site consists of a man-made pipe
and catch basin system; some areas of open channel are found near the conveyance system into and out
of Westgate Pond. No apparent flooding or system inadequacies within a% mile downstream of the site
were discovered during site visits or research of the downstream system.
See attached watershed and downstream drainage facility map for the local downstream path
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. Stll/
2-Lot Shotf Plat
October 6,2016
Page F-1
Attachment 5
F-2. Watershed Basin Map
Íope Pond
It
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Ð
ffi FIGURE 8.1
CITY OF EDMOilOS
WATERSHEDS
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RAM Engineer¡ng, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Shott Plat
October 6, 2016
Page F-2
Attachment 5
F-3. Downstream Drainage Facility Map
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RAM Engineering, Inc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. Sl¡/
2-Lot Shoti Plat
October 6, 2016
Page F-3
Attachment 5
G. GRADING & EROSION CONTROL SUMMARY:
The project will require grading to construct the proposed buildings and utilities (including the stormwater
detention system). Standard erosion control measures are proposed to be used during construction. The
primary erosion and sediment control BMP during construction will be proper soil stabilization methods.
Exposed soils shall be stabilized by application of effective BMPs that protect the soil from the erosive
forces of raindrops, flowing water, and wind. Applicable practices include, but not limited to, temporary
and permanent seeding, sodding, mulching, plastic covering, erosion control fabrics, matting, soil
application of polyacrylamide (pam), the early application of gravel base on areas to be paved, and dust
control. The contractor shall select a soil stabilization method best suited for the particular situation.
Stock piles must be stabilized and protected with sediment trapping measures. ln addition, site
containment of exposed soils shall be sustained by using silt fence barriers along the down-slope
boundaries of the site's disturbance areas. See the site development plan for details.
Soih; ln accordance with the City of Edmonds Soil Map the on-site soils consist of Alderwood-Urban land
complex- 2% to 8% (soil #5). Alderwood soils are moderately well drained soil on till plains formed in
glacial till and are categorized as a hydrologic group C soil (see full description attached). The Alderwood
till soils are typically not suitable for infiltration of stormwater.
ConsÜuction Stormwater Pollution Preventíon Plan (SWPPPI: The following is a summary of the site's
erosion control measures that evaluates the typical DOE 13 elements of a SWPPP:
Element 1": Mark Clearing Limits
development plans.
Clearing limits have been delineated on the engineering site
Element 2: Estoblish Construction Access: A construction access has been delineated on the engineering
site development Plans.
Element 3: Control Flow Rates: Due to the underlying outwash soils no flow control system (ie: temporary
pond) is proposed. During construction silt fencing will provide attenuation of site runoff and
upon project completion and stabilization (established lawns and landscape of exposed soils),
the infiltration storm system will provide flow control.
Element 4 lnstall Sediment Controls: Filter fabric fence has been delineated and detailed on the
engineering site development plans. At a minimum, silt fence will be installed along the
down gradient perimeter of the disturbed area that will receive sediment-laden runoff.
Element 5: Stobilize Soils: Soils will be stabilized per the TESC notes listed on the engineering site
development plans.
Element 6: Protect Slopes: Exposed slopes shall be stabilized per the TESC notes listed on the engineering
site development plans.
RAM Engineering, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St//
2-Lot Sho¡t Plat
October 6, 2016
Page G-1
Attachment 5
Element 7: Protect Drain tnlets: Drain inlet protection will be installed on all catch basins that will receive
sediment-laden runoff. See the engineering site development plans for locations and detail.
Element 8: Stobilize Chonnels ond Outlets:
channels or outlets proposed.
This element is not applicable since there are no temporary
Element 9: Control Pollutonts: Pollutants shall be managed as described in the TESC notes listed on the
engineering site development pla ns.
Element 10: Control De-Watering: Highly turbid or contaminated de-watering water shall be handled
separately from stormwater. The water from all de-watering systems for trenches and
foundations shall be treated or disposed prior to discharging from the site,
Element 77: Mointain BMP's: BMPs shall be maintained and removed at the end of the project as follows:
i. All temporary and permanent erosion and sediment control BMPs shall be inspected,
maintained and repaired in accordance with the Drainage Manual or as approved or
required by the City to assure continued performance of their intended function in
accordance with BM P specifications.
ii. The applicant may remove temporary BMPs when they are no longer needed.
iii. All temporary erosion and sediment control BMPs shall be removed within 30 days after
construction is completed and the City has determined that the site is stabilized.
Element 12: Monage the Project: The owner of the site is responsible for managing the installation and
maintenance of the site BMPs.
Element L3. Protect Low lmpact Development BMPs: No LID measures are proposed
Grodino Quantitv Approximation: The below listed grading quantities have been estimated using the
AutoCAD 3D modeling of the site; estimated quantities are for permitting purposes only.
Estimated grading site development quantities:
Cut: 300 CY
Fill: 300 CY
Conclusion: The final site development construction plans will include specific grading and drainage
improvement notes and details. With proper installation, maintenance and inspections of the proposed
construction the project should have minimal impact to the surrounding environment.
RAMEngineering, lnc.
Final Engineering and Drainage Reporf
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St¡/
2-Lot Shott Plat
October 6, 2016
Page G-2
Attachment 5
G-3 Soils Map
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RAM Engineer¡ng, lnc.
Final Engineering and Drainage Repoft
RAM No. 16-011
Se/ecf Homes 8820 219th Sf. St4/
2-Lot Short Plat
October 6, 2016
Page G-3
Attachment 5
SOIL SURVEY OF
SNOHOMISH COUNTY AREA, WASHINGTON
UNITED STATES DEPARTMENT OF AGRICULTURE,
SOI L CONSERVATION SERVICE
Alderwood -Urban land complex, (soil#5- 2 to 8 percent slopes)
This moderately well drained soil is on till plains. lt ¡s moderately deep over a hardpan. The soil formed in glacial till. Areas are long and
narrow. They are about 125 acres in size. The native vegetation is mainly conifers and hardwoods. Elevation is 50 to 550 feet. The
average annual precipitat¡on is about 40 inches, the average annual air temperature ¡s about 50 degrees F, and the average frost-free
season is 170 to 190 days.
Typically, the surface layer is very dark grayish brown gravelly sandy loam about 7 inches thick. The upper part of the subsoil is dark
yeilowish brown and dark brown very gravelly sandy loam about 23 inches thick. The lower part is olive brown very gravelly sandy loam
about5inchesthick. Aweaklycementedhardpanisatadepthofabout35inches. Depthtothehardpanrangesfrom20to40inches.
lncluded ¡n th¡s unit are small areas of soils that have a stony or bouldery surface layer and areas of McKenna so¡ls, Norma soils, and
Terric Medisapr¡sts in drainageways on plains. Also included are small areas of Everett, lndianola, and Ragnar soils on terraces and
outwash plains. lncluded areas make up about 15 percent ofthe total acreage.
permeability of th¡s Alderwood soil is moderately rapid above the hardpan and very slow through it. Available water capacity is low.
Effectiveroot¡ngdepthis20to40inches. Runoffisslow,andthehazardofwatererosionisslight. Aseasonal perchedwatertableisata
depth of 18 to 36 inches from January to March.
This unit is used mainly for urban development and as woodland. lt is also used for hay and pasture.
Douglas-fir is the main woodland species on this unit. On the basis of a 100-year site curve, the mean site index is 142. on the basis of a
so-year site curve, the mean site index is 108. The mean annual increment at culmination (cMAl) for Douglas-fir at age 65 is 148 cubic
feet per acre. Among the trees of limited extent are western red cedar, western hemlock, and red alder. Among the common forest
under story plants are salal, evergreen huckleberry, Oregon-grape, bracken fern, and western sword fern.
This unit is well suited to year-round logging. Logging roads require suitable surfacing for year-round use. Rock for road construction is
not readily available on th¡s unit, but gravel is available in areas of adjacent Everett soils. Brush competition ¡s the main limitat¡on for the
production of timber.
Reforestation can be accomplished by planting Douglas-fir seedlings. lf seed trees are present, natural reforestation of cut over areas by
red alder occurs periodically. When openings are made in the canopy, invading brushy plants, if not controlled, can prevent the
establishmentofseedlings. Becausetherootingdepthisrestrictedbyacementedpan,treesaresubjecttowindthrow.
This unit is suited to hay and pasture. The main limitations are the low available water capacity and the weakly cemented hardpan, which
l¡mitstheuseofthesoil inthisunitfordeep-rootedplants. Grazingwhenthesoil iswetresultsincompactionofthesurfacelayer,poor
tilth, and excessive runoff.
The main l¡m¡tations for homesites and septic tank absorption fields are the depth to the weakly cemented hardpan and wetness because
of seasonal high water table. Effluent from absorption fields flows laterally above the hardpan and may seep at the bottom of slopes.
Drainage is needed if buildings with basements and crawl spaces are constructed. Dur¡ng construction, disturbed areas need to be
seeded and runoff controlled to protect the soil from erosion. Temporary sediment basins can be used in construction areas to reduce
the amount of sediment in runoff water.
This map unit is in capability subclass lVe
RAM Engineer¡ng, lnc.
Final Engineering and Drainage Repoñ
RAM No.16-011
Se/ecf Homes 8820 218th Sf. St¡/
2-Lot Shorf Plat
October 6, 2016
Page G-4
Attachment 5
H. OPERATION AND MAINTENANCE GUIDELINES:
These guidelines are intended to provide operation and maintenance instructions for the project's storm
drainage control facilities. The owner is responsible for maintenance of storm drainage facilities within
the property (private property owner system); the owner is not responsible for maintenance within the
public right-of-way (City system).
Privote Property Owners: Private property owners are responsible for properly maintain¡ng the stormwater
infrastructure on their property to ensure ¡t operates as designed. The City has developed an inspection
program to ensure private property owners are properly maintaining their stormwater systems.
City System: City crews perform maintenance activ¡ties on the entire storm drainage system, including
inspection and cleaning of catch basins, street sweeping, emergency flooding response, creek
maintenance, inspection and monitoring of private stormwater detention systems.
Operation and Maintenance Requirements for private property owner system:
This manual is not comprehensive; although it explains the intended operation of the various
components of the drainage system, and suggests a routine of inspection and maintenance, it cannot
ant¡cipate every problem. Once a historical record of maintenance is established, it may be prudent to
altertheroutine. ltisrecommendedthatmaintenancerecordsbekept,andthattherecordsbe
reviewed periodically.
Concept of Operation: The drainage design is shown and described in the site development engineering
plans and report. The approved site development plans and report should be retained by the owner and
used as a reference to identify drainage facilities outlined in this manual.
Conveyonce Systems. The design objective in pipe sizing was to convey the large storm events without
the water surface exceeding the ground elevation. Frequent overtopping of the pipe system in a
particular area might indicate a downstream blockage. Overtopping of the drain systems at the catch-
basins is an indication that maintenance is required.
Stormwoter Storoge Detention Tonk System. The onsite detention system consists of an underground
detention tanks on each individual lots. Onsite storm water runoff from the impervious surfaces are
routed to the detention tank and discharged to the City's storm pipe system in 218th St SW. The
detention tank is a typical component of a storm water control system for new development. Standard
maintenance procedures should be followed.
The following pages outline standard general maintenance criteria for the project's drainage facilities.
For additional and updated maintenance information visit the Washington State Department of
Ecology's web-site at: http://www.ecy.wa.gov/progra ms/wq/wqho me. html
RAM Engineering. lnc.
Final Engineering and Drainage Reporf
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St4/
2-Lot Shotf Plat
October 6, 2016
Page H-1
Attachment 5
No. 3 -Closed Detention Systems (Tanks/Vaults)
ISalntsnancê
Component
Defect Conditlons l/Vhen itaintonance is Needed Resu¡ts
When ltl
Expected
aintenance is
PêrformÊd
Storage Area Plugged Air Vents One-half of the cross section of a vent is
blocked ât any po¡nt or the vent is damaged.
Vents open and
functioning-
Debris and Sediment Accumulated sediment depth exceeds 1 0lo
of the diameter of the storage area tor 112
length of storage vault or any point depth
exceeds 15% of diameter.
(Example: 7?-inch storage tank nould
iequire cleaning wtren sediment Íeaches
depth of 7 inches for more than 'll2 length of
tank.)
All sediment and
debris removed from
storage area.
Joints Betliveen
Iank/Pipe Section
Any openings or voids allowing maþrial to
be kansported into facility.
(Will require engineering analysis to
determine s'tructural stab¡ltty).
Alljoint between
tank/pipe sections
are sealed.
Tank Pipe Bent Out
of Shape
Any part of tanklpipe is bent out of shape
moie than 10% of its design shape. (Review
required by engineer to determine structural
stability).
TanUpipe repaired or
replaced to design.
Vault Structure
lncludes Cracks in
Wall, Bottom,
Damage to Frame
and/or Top Slab
Cracks wider than 'lf2-inch and any
evidence of soil particles entering the
structure through the cracks, or
maintenance/inspection petsonnel
determines that the vault is not structurally
sound.
Cracks wider than 'll2-inch at the joint of any
inleVoutlet pipe or any evidence of soil
particles entéring the vault through the walls.
Vault replaced or
repaired to design
specifications and is
structurally sound.
No cracks nrore than
114-inch wide at the
joint of the inleUoutlet
pipê.
Manhole Cover Not in Place Cover is missing or only partially in place.
Any open manhole requires maintenance.
Manhole is closed.
Locking Mechanism
NotWorking
Mechanism cannot be oPened bY one
maintenance person with proper tools. Bolts
¡ntoframe have lessthan ll2inch of thread
(mây not apply to self-locking lids).
Mechanism opens
with proper tools.
Cover Difficult to
Remove
One maintenance person cannot remove lid
after applying normal lifting pressure. lntent
is to keepcover from sealing off access to
maintenance.
Cover can be
removed and
reinstalled by one
maintenance person
Ladder Rungs Unsafe Ladder is unsafe due to missing rungs,
misalignment, not securely attached to
structure wall, rust or cracks.
Ladder meets design
standards. Allovt¡s
maintenance person
safe access.
Catch Elasins See "Catch Basins"
(No. 5)
See "Catch Basins" (No. 5)See "Catch Basins"
(No. 5).
Volume l/ - Runoff Treatment BMP s - Decetnber 20I 4
4-36
RAM Engineer¡ng, lnc.
Final Engineer¡ng and Drain age Report
RAM No. 16-011
Se/ecf Homes 8820 21Ûth Sú. St//
2-Lot Short Plat
October 6,2016
Page H-2 Attachment 5
No. 4 - Control StructurevFlov Restrictor
Ma¡ntenance
Component
Defect Condition Whên Maintenanæ ¡s Needed Results Expected
When Maintenance
¡s Performed
General Trash and Debris
(lncludes Sediment)
Material exceeds2S9t of sump depth or 1
foot below orif ice plate.
Control structure
orifice is not blocked.
All trash and debris
removed.
Structural Damage Structure is not securely attached to
manhole r,r¡all.
Structure securely
attached to wall and
outlet pipe.
Strudure is not in upright position {allow up
to 10% from plumb).
Structure in correct
position.
Connections to outlet pipe are not watertight
and show signs of rust.
Connections to outlet
pipe are tvater tight;
structure repaired or
replaced and lwrks
as designed.
Any bole+-other than designed holes-in the
structure.
Structure has no
holes other than
designed holes.
Cleanout Gate Damaged or Missing Cleanout gate is not watertight or is missing.Gate is watertight
and r¡orks as
designed.
Gâte cannot be moved up and down by one
maintenance person.
Gate moves up and
down easily and is
wâtertight.
Chain/rod leading ùc gate is missing or
damaged.
Chain is in place and
r¡,orks as designed.
Gate is rusted over 507o of its surface area.Gate is repaired or
replaced to meet
design standards.
Orifice Plate Damaged or Missing Control device is not vìðrk¡ng properly due to
missing, out of place, or bent orifice plate.
Plate is in place and
works as designed.
Obstructions Any trash, debris, sediment, or vegetation
blocking the plate.
Plate is free of all
obstructions and
works as designed.
OverflowPipe Obstructions Any trash or debris blocking (or having the
potential of blocking) the overflow pipe.
Pipe is free of all
obstructions and
works as designed-
Manhole See "Closed
Detention Sys{ems'
(No.3).
See "Closed Detention Systems" (No. 3)See "Closed
Detention Syslems'
(No 3).
Catch Basin See'Catch Basins"
(No. 5).
See "Catch Ebsins" (No. 5).See "Catch Basins"
(No. 5).
Ilolwne V- Runof Treatment BMPy - December 2014
4-37
RAM Engineering, lnc.
Final Engineer¡ng and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St¡/
2-Lot Short Plat
October 6, 2016
Page H-3 Attachment 5
No.5-Gatch Basins
Maintenance
Component
Defect cond¡tions When Maintenance is Needed Results Expected When
Maintenance ¡s
performed
General Trash &
Debris
Trash or debris which ís located immediately
in front of the catch basin opening or is
blocking inletting capacity of the basin by
more than '10%.
No Trash or debris located
immediately in front ol
catch basin or on grate
opening.
Trash or debris (in the basin) that exceeds 60
percent of the sump depth as measured from
the bottom of basin to invert of the lovtæst
pipe into or out ofthe basin, but in no case
less than a minimum of six inches clearance
from the debris surface to the invert of the
louæst pipe.
No trash or debris in the
catch basin.
Trash or debris in any inlet or outlet pipe
blocking more than 1/3 of its height.
lnlet and outlet pipes free
of trash or debris.
Dead animals or vegetation that could
generate odors that could cause complaints
or dangerous gases (e.9., methane).
No dead animals or
vegetation present within
the catch basin.
Sedirnent Sediment (in the basin) that exceeds 60
percent of the sump depth as rneasured from
lhe bottom of basin to invert of the lou,est
pipe into or out ofthe basin, but ín no case
less than a minimum of 6 inches clearance
from the sedirnent surface to the invert of the
lou,est pipe.
No sediment ¡n the catch
basin
Structure
Damage to
Frame and/or
Top Slab
Top slab has holes larger than 2 square
inihes or cracks wider úran 1/4 inch
(lntent is to make sure no material is running
into basin).
Top slab is free of holes
and cracks.
Frame not sitting flush on top slab, i.e.,
separation of more than 314 inch of the frane
from the top slab. Frame not securely
attached
Frame is sitting flush on
the riser rings or top slab
and firmly attached.
Fractures or
Cracks in
Basin Walld
Bottom
Maintenance person judges that structure is
unsound.
Basin replaced or repaired
to design standards.
Grout fillet has separated or cracked wider
Ihan 112 inch and longer than 1 foot at the
joint of any inleUoutlet pipe or any evidence of
soil particles entering catch basin through
cracks.
Pipe is regrouted and
secure at basin uall.
Settlement/
Misalignment
lf failure of basin has created a safety,
function, or design problem.
Basin replaced or repaired
to design standa¡ds.
Vegetation Vegetation growing across and blocking more
than 10% ofthe basin opening.
No vegetation blocking
opening to basin.
Vegetation growing in inleUoutlet pipe joints
that ¡s more than six inches tall and less than
six inches apart.
No vegetation or root
growth present.
Contamination
and Pollution
See "Detention Ponds'(No. 1)No pollution present.
Yolurne V- Runof Treatment BMPs - December 2014
4-38
RAM Engineer¡ng, lnc.
Final Engineering and Drainage Report
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. St//
2-Lot Shott Plat
October 6, 2016
Page H-4 Attachment 5
No.5-Catch Basins
No. 6 - Debris Barriers (e.9., Trash Racks)
Volume V * Runof Treatrnent BMPr - December 2t14
4-39
Maintenance
Component
Defecl cond¡t¡ons When Ma¡ntenance is Needêd Results Expected When
Ma¡ntenânce is
performed
Catch Basín
Cover
Cover Not in
Place
Cover is missing or only prtially in place.
Any open catch basin requires n¡aintenance-
Catch basin cover is
closed
Locking
Mechanism
NotWorking
Mechanism cannot be opened bY one
maintenance person with proper tools. Bolts
into frarne have less than 112 inch of thread.
Mechanism opens with
proper tools.
Cover Difficult
to Remove
One maintenance person cannot remove lid
after applying normal lifting pressure.
(lntent is keep cover from sealing off access
to maintenance.)
Cover can be removed by
one maintenance person.
Ladder Ladder Rungs
Unsafe
Ladder is unsafe due to missing rungs, not
securely attached to basin uiall,
misal-¡gnment, rust, crãcks, or sharp edges.
Ladder meets design
standârds and allovr¡s
ma¡ntenance person safe
ac-cess.
Metal Grates
(lf Applicable)
Grate opening
Unsafe
Grate with opening wider than 718 inch.Grate opening meets
design standards.
Irash and
Debris
Trash and debris that is blocking npre than
20% of grate surface inletting capacity.
Grate free of trash and
debris.
Damaged or
Missing.
Grate missing or broken membe(s) of the
grate.
Grate is in place and
meets design standards.
Ma¡ntenance
Components
Ðefec't Condition When Maintenance is
Needed
Results Expected When
Maintenance is Perform ed
General Trash and
Debris
Trash or debris that is plugging more
than 20Yo of the openings in the barrier
Barrier cleared to design flow
capacity.
Metal Damagedl
Missing
Bars.
Bars are bent out of shape more than 3
inches.
Bars
than
in place with no bends more
314 inch.
Bars are míssing or ent¡re barr¡er
missing.
Bars in place according to design.
Bars are loose and rust is causing 50%
deterioration to any part of banier.
Barrier replaced or repaired to
design standards.
lnlet/Outlet
Pipe
Debris barrier missing or not attached to
pipe
Barrier firmly attached to pipe
RAM Engineering, lnc.
Final Engineer¡ng and Drainage Reporf
RAM No. 16-011
Se/ecf Homes 8820 21Ùth Sf. Sl4/
2-Lot Short Plat
October 6, 2016
Page H-5 Attachment 5
t
I
I
I
I
I
I
I
I
I
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I Attachment 5
RECT'VËD
lllAY 24 2016 #828
CUSTOMER EUC
CONTACT
Form
A coordinated utility environment which maximizes j oint utitity opporhmities to provide quality sewice for the citizens of Edmonds
E U'U-ililtfitiscffioiliun
YOU V/ILL BE GIVEN A CONFIRMATION NUMBER BY EACHUTILITY ONCE
YOU IIAVE INFORMED THEM OF YOUR PROJECT.
SITE ADDRESS:ga?þ 4 88VL Uæ 3r g^: €l>r.<s+Ðs ntot4
THIS FORM MUST BE COMPLETED AND GIVEN TO DEVELOPMENT
SERVICES STAFF AT THE TIME OF PERMIT SUBMITTAL Rev. 10/1/13
Mary McAllister - 475-670-3216
# Pup - 0062' 2ôt Q
You will need to provide PUD with a site plan and a completed New Service
Questionnaire.
P!_çår
seuILD
[,NERGY
New Customer Constrttction
Department, l-888-32L,7 7 7 9
# so333ö?2L
Call to verify gas availability and to coordinate service install. You will need to
provide parcel number' contact phone number and mailing address.
lffi,p;;1. , ;._.--,",- r.¡...{:. í l.^,; ,:'"1
Jeremy Fallt - 425-263-4024
# s(8
Þcr, Bea*roç¿1 +2,5.2-ta7' SlÔt
You will need to provide Frontier with the location of your project, total line
requirement, and the date in which service is required. A copy of your
Mike Fonten ot 425-263 -5482
c(}mcost"# nt46L
You will need to provide Comcast with the location of your project, a copy o{
your development and site plan (digital copy if available.) The date in which
service is required and a list of contact names, phone numbers & mailing
Steve Dunphy - 425.774,7769 ext. 110
Fo¡ custorners in Olyrnpic View Sen'ice Area
# ¡4/^
You will need to provide OWVSD with the survey map o{ your site and
complete a development information form.
Attachment 6
21930
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1
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21814 21815
21812
21810
87
1
1
21811
21813
8729
21719
OLYMPICBAPTIST CHURCH
22003
22019220152201122007
8702
21821
86
T
H
P
L
W
217TH ST SW
86
T
H
A
V
E
W
217TH ST SW
88
T
H
A
V
E
W
218TH ST SW
9
0
T
H
A
V
E
W
87
T
H
A
V
E
W
88
T
H
P
L
W
88
T
H
A
V
E
W
220TH ST SW
8
7
T
H
P
L
W
216TH ST SW
8 6 T H
P L
W
8
6
T
H
P
L
W
H
Project Location
Zoning and Vicinity MapPLN20160025218th Street Two-Lot Short Plat 1 inch = 200 feetScale
Attachment 7
#P20
c. 1
City of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220Fax: 425.771.0221
Date Received: SleqhC
City Receipt #:
CriticalAreas F¡le #: C-RA2otGoÕ56
Gritical Areas Checklist
Date Mailed to Applica
CRITICAL AREAS CHECKLIST
The Critical Areas Checklist contained on this form is to
be filled out by any person preparing a Development
Permit Application for the City of Edmonds prior to
his/her submittal of the application to the City.
The purpose of the Checklist is to enable City staff to
determine whether any potential Critical Areas are, or
may be, present on the subject properfy. The information
needed to complete the Checklist should be easily
available from observations ofthe site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
A property owner, or his/her authorized representative,
must fill out the checklist, sign and date it, and submit it
to the City. The City will review the checklist, make a
precursory site visit, and make a determination of the
subsequent steps necessary to complete a development
permit application.
Please submit a vicinity map, along with the signed copy
of this form to assist City staff in finding and locating the
specific piece of property described on this form. In
addition, the applicant shall include other pertinent
information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
Thç undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing ofthe application agrees
to release, indemniff, defend and hold the City of Edmonds harmless from any and all damages, including reasonable
attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or
incomplete information furnished by the applicant, his/her/its agents or employees.
By my signature, I certiff that the information and exhibits herewith submitled are true and correct to the best of my
file this application on the behalf of the owner as listed below
5lz+l lLt^DATE
knowledge and that I am authorized
SICN¿TUnT OF APPLICANT/AGENT
Properfy Owner's Authorization
By my signature, I certifu that I have authorized the above Applicant/Agent to apply for the subject land use application,
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subj ect property for the
purposes ofinspection ancl posting attendant to this application.
STcNATURE op OwN¡,n ,4,r^Å " ú2'*t-DArE s f.r'{l rk
PLEASE PRINT CLEARLY
Owner/Applicant:
Gerner [inda
Applicant Representative:
Select Homes, Inc. c/o Kayla Clark
Name
675 Chuckanut Dr N
Name
16531 13th Ave W Ste 4107
Street Address
Bellinsham WA 9A226
Street Address
lynnwood WA 98037
City
Telephone
zip City State
142s1742-6044
Email Address: kayla.clark@outlook.com
zlp
Email address:
Revised on I 2/l 8/l 2
State
P20 - Critical Areas Checklist Page I of2
Attachment 8
#P20 cA File No
Critical Areas Checklist
Site Inf ormation (soils / top o gr aphy / hydrolo gy / ve getation)
Site Adclress/ Location:8820 & 88222t8th St SW Edmonds, WA 980261..
2.
J.
4.
Property Tax Account Number: 27O430oo2ot7OO
Approximate Site Size (acres or square feet)0.56 acres
Is this site currently developed? j yes;
-
no.
If yes; how is site developed?Two Existing SFRs
5. Describe the general site topography. Check all that apply.
Flat less than S-feet elevation change over entire site.
x Ro[ing:
åtro*ï.iïr:i:rj"",î:*1ly
less than 15% (a vertical rise of 10-feet over a horizontal
Hilly:
Steep:
slopes present on site of more than 15% and less than 30% (a vertical rise of L0-feet
over a horizontal distance of 33 to 66-feet).
grades of greater than 30% present on site (a vertical rise of lO-feet over a horizontal
distance of less than 33-feet).
Other (please describe)
6. Site contains areas of year-round standing water: None ' Approx. Depth:
7. Site contains areas of seasonal stancling water: None ; Approx. Depth:
\,Vhat season(s) of the year?n.a.
8. Site is in the floodway No floodplain No of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-round?
No Flows are seasonal? n.a. (\Mhat time of year?
10. Site is primarily: forested meaclow shrubs mixed
-;
urban landscaped (lawn, shrubs etc) Urban landscape
1"1. Obvious wetland is present on site: None
)
For City Staff Use OnlY---*
Plan Check Number, if applicable?
Critical Areas inventory or C.A. map indicates Critical Area on site?
5. Site within designated earth subsiclence landslide hazard area?
I ). ^\- --r1 -r)
f1;t¡
fL tt
WAIVER
Reviewed
1..
2.
J.
4.
DETERMIN
Site is Zoned?
SCS mapped soil type(s)?
Revísed on I 2/1 8/l 2 P20 - Critical Areas Checklisl Page 2 of2Attachment 8
Critical Areas Map
cRA20160056
8820 and 8822 - 218th St SW
r
Scale
1 inch = 50 feet
¿c. l8 Attachment 8
DA Zone G
21
21117
21100
NN
N
N
21 116
21120
211't7 21100
21119
21120
21030
ç!f,,.
E
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!
21102
21106
1211 21112
21
21218
220 21200
N 21224 8605 21
21241 8823 21304
9121
8825
I t26
N
21310 21
ts 8806 88128808 88'f48810 8816
8815 8629
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21614 21610 21614 21615 21614
21615
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21701 8630
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21707
21712 21711 21712
F
21718 21717
¡
21732
21726 21725 21734
Jo-
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8730 21801 8516 3 N 21806214O585268606218162180687'18 æ20 8518 I21821 21420
21423
NN
214302180921826 21
21905 21904 21904 21903 21912 21911 21904
Olympic Baptist
Church
8713
8429
21915 È 21914 21911
=Jô-
21906
21922 850521919
N
21930 a725 N
N
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21228 21224
21304 306 21308
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21415 8515 3
21423
21431 4524 8516
N
21507
21506 215142150221512
21515
21522
21523 21524
N
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21421 21429 8808
2t503 2143221505
21511 21517
21504 NN ts 21508
21519 215112151421527 21518
215162152321519
2152021529Na
21527
Grace
Church
8703
403 21402
407 9104 21408
21415 s102 21618
2142421423
2150421429
2151221505
215182151321421
21522
21519 N ts
21528
N N
21611 9025 21626
21625 8803
21705 I
N 8802
21719
21733
21718
/
a
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9\920 I
2150
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22016 22017 22014
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tt
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8506 8514
22019 22021
8528 2201H8512
22031 22029 8530 8510
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22014
22020,.<22022
22024
N
A
City of Edmonds
Address Book, November 2402
N.W. 1t4, SEC. 30 T.27N., R.4 E.W.M.Attachment 8
C¡. . OF EDMONDS - PLANNING DlVl¡,CN
t] Pw-¡ngineering
COMMENT FORM
Vrn" E pw - Mointenonce t] por¡<s & Rec. E rriloing
-^\E àono-ic Dev. E Porks Moinlenonce
Project Num
Applicont's Nome
Property Locotion:8820 218TH ST SW
Dote of Applicotion: A5.24.16 Dote Form Routed: 05.2ó.16
Zoning P(-n
Project Description:2 LOT SHORT PLAT
*,ËPER ECDC 2O.O2.OO5 Att COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE
THIS FORM WAS ROUTED DIIF BY ß/O9 A
lf you hove ony questions or need clorificotion on this projecl, pleose conloct:
Responsible KFRNEN N ExI. 1223
*** **x* * ***** **<* *{.*** * * x******* *x* **:F** * **x*** *** *x ****** *** ****
Nome of lndividuolSu itting Comme n
Title
reviewed fhis land use proposol
for my deportment ond hove
concluded thot lT WOULD NOT AFFECT
MY DEPARTMENT, so I hove no
comments. My deporfment moy olso
review fhis project during the building
permit process (if applicoble) ond
reserves fhe right fo provide odditionol
cornrnenfs af thot time.
* * x * t+*7 * x * * * x * yl x x * * x x * * **< *< * * * * * * * * * * * * * * * *&¿4---
fl I r,ou" reviewed this lond use proposo/
for my deportmenf and hove
conc/uded thot lT WOULD AFFECT MY
DEPARTMENT, so lhove provided
comrnenfs or conditions be/ow or
oftoched.
î,.nï,uT" "*ïnl.:,,"oo,,.n",,o".",, n""."o,, " i5 l_ ,)
-=--a-
The following conditions should be otloched to this permit To ensure complionce with the
requirements of ihis deportment (pleose otfoch memo if odditionolspoce is needed):
Dote tþ
Signoture
Phone/E-mo¡l:-
Attachment 9
City of Edmonds
Date: November 22, 2016
To: Kernen Lien, Senior Planner
From: JoAnne Zulauf, Engineering Technician
Subject:
PLN20160025, Gerner 2-lot Short Plat 8820 218th St SW
Engineering has reviewed the preliminary short plat application for the Gerner property at
8820 218th St SW. The information provided indicates general engineering feasibility;
project-specific design, including final utility system design and location, as well as Title 18 Edmonds Community Development Code compliance, will be reviewed during the civil construction phase of this project. Preliminary approval shall not be interpreted to mean
approval of the improvements as shown on the preliminary plans.
Please find attached the Engineering Requirements for the subject development. The
applicant will be required to satisfy these requirements as a condition of short plat approval.
Once the Planning Division has approved the preliminary short plat, the applicant will be
required to submit revised civil engineering plans addressing all short plat conditions. Plans
are to be submitted to the Engineering Division. A civil plan review fee is to be paid at the
time of submittal. At this time, the review fee is $2570.
The following information is provided in an effort to assist with preparation of the civil construction plans:
1) Civil plan sheets shall include an approval block similar to that provided on the City
website.
2) Update the utility purveyor information to reflect current EUC Handout #E28, available on the City website. Add Stormwater purveyor, City of Edmonds as well as
Fire – Fire District 1.
3) Update General Notes to reference current codes/standard specifications.
4) Include in the construction sequence the phasing of work and protection of areas
where low impact development techniques will be used to meet stormwater management requirements. Existing trees and vegetation shall be retained where
feasible.
Thank you.
MEMORANDUM
Attachment 10
PLN20160025_Engineering Requirements.xlsx
form revised 07.19.11
1 of 3
printed 11/22/2016
Planning Division PLN20160025
JoAnne Zulauf, Engineering Technician
Engineering Division
Date:November 22, 2016
Gerner 2-Lot Short Plat
Address:8820 218th St SW
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Right-of Way Dedication for Public Streets:
a)
2.
a)
3.
a)
X
X
X
X
b)
X
c)X
d)X
e)
X
4.
a)
5.
a)X
b)X
6.
a)
i. Private access road shall be paved to 16.0-feet in width, plus 18"
asphalt thickened edge or 6-inch concrete extruded curb may be used to
direct storm flows. Where access road is only serving 2 lots the paving
width may be reduced to 12' .
ii. Slope of private access road and driveways shall not exceed 14% and
shall be noted as such on the civils.
iii. Cross slope of private access road shall not exceed 2%
Lot 1 & 2 individual driveway access points shall meet sight distance
requirements set forth by the American Association of State Highway and
Transortation Officials (AASHTO).
Provide asphalt or concrete driveway approaches on each lot per City
Code.
Slope of driveway shall not exceed 14% and shall be noted as such on
the civils.
To:File Number:
From:
Project:
N/A
Street Lights:
Private Access Requirements & Improvements:
N/A
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
Required as a
Condition of
Building Permit
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
REQUIREMENTS FOR SHORT PLATS
Existing easement for access and utilities crossing 8824 and 8826 218th
St SW.
Lots 1 & 2 shall take access off existing private access road, with access
from 218th St SW. Access will be shared with 8824 and 8826 218th St
SW
Public Street Improvements & Access
(Asphalt, curb, gutter and sidewalks):
Street Turnaround:
Easements
(City utilities, private access, other utilities):
Provide on-site turnaround on Lot 1 and/or Lot 2 to benefit Lot 1 and 2 to
City Standards. If Fire Department requires larger turnaround, Fire
requirements will prevail.
N/A
Provide access, utilities, etc for Lot 1 & 2.
N/A
Attachment 10
PLN20160025_Engineering Requirements.xlsx
form revised 07.19.11
2 of 3
printed 11/22/2016
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Required as a
Condition of
Building Permit
7.
a)
8.
a)X
b)X
c)X
d)X
e)X
9.
a)X
b)X
c)X
d)X
10.
a)
X
b)
X
c)X
d)X
11.
a)X
12.
a)X
b)
13.
a)X
14.
a)
15.a)X
16.
X
Submit a grading plan as part of engineered site plan.
Underground Wiring (per Ord. 1387):
Excavation and Grading (per IBC)
Submit grading plan for foundations with building permit.
Provide an as-built drawing of all street and utility improvements both in
electronic format as well as a hard copy.
As-built Drawings (per City Engineer):
Other Requirements:
i. Stormwater management system to be located on private property.
ii. Construct storm facility for access road & associated impervious
Provide storm sewer stub to all proposed lots.
Connect all impervious surfaces to public storm system or manage
stormwater on site if soils allow.
Required for all new services.
Sewer line shared by more than one lot shall be 6".
Provide a Stormwater Management Report and Site Plan that shows
compliance with ECDC 18.30, Stormwater Supplement and 2005
Department of Ecology Stormwater Manual.
iii. Construction of storm facility may be deferred to coincide with
construction of a single family residence on Lot 1 & 2 if the required short
plat improvements create less than 2000sf of impervious surface area and
the site disturbs less than one acre. If applicant chooses to defer
construction of the stormwater management system, the stormwater
system will need to be designed to the code in effect at the time of
building permit application.
Provide fire and aid address signage per City Standards.
N/A
Signage and Striping (per City Engineer):
Survey Monumentation (per Ord., Sect. 12.10.120):
Construct privately owned and maintained stormwater management
system sized to provide adequate capacity for proposed future single
family dwellings, and associated impervious areas in accordance with
ECDC 18.30.
X
X
X
Public hydrant spacing shall meet requirements of ECDC 19.25.
Applicant must meet requirements set forth by the City of Edmonds for
connection to public sewer system.
X
Planting Strip:
Sanitary Sewer System Improvements :
Water System Improvements :
Stormwater System Improvements:
N/A
Provide water service stub to each Lot
Applicant must meet requirements set forth by the City of Edmonds for
connection to public water system.
Connect to public water system.
Install storz adapter on existing fire hydrant, as required.
Provide side sewer stub to each lot.
X
X
Connect to public sewer system.
Attachment 10
PLN20160025_Engineering Requirements.xlsx
form revised 07.19.11
3 of 3
printed 11/22/2016
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Required as a
Condition of
Building Permit
a)X
b)X
c)X
d)X
e)X
f)X
g)
17.
a)Storm system development charge (short plat imp.)TBD X
b)Storm system development charge (each new lot)$799.00 *
c)$4,417.00
d)$5,050.00
e)$2,970.00
f)$1,196.33 *
g)$2,570.00 *X
h)TBD X
i)TBD X
Field stake utility stubs at property lines
Plat showing lots, easements, legals, survey information
X
Maintenance agreements
Field stake lot corners (by professional surveyor)
Clustered mailbox location per Postmaster
Inspection fees
Traffic mitigation fee per each new SFR X
Sewer connection fee
Water meter fee (1")
Plat/PRD civil plan review fee
X
X
X
Right-of-Way Construction Permit
Water connection fee (3/4")
X
Legal documents for each lot
* Fees provided are an estimate only and reflect rates current at the time of the pre-app meeting. Actual fees to
be paid will be reflective of those in effect at time of permit issuance.
X
Traffic Impact Fee Analysis
Engineering Fees:
Attachment 10
FILE NO.: PtN2Ol ó0025
Applicont Selecl Homes
DECTARATION OF POSTING
On the 29Ih doy of June, 2016, the ottoched Notice of Applicotion wos posted
of the subject property, Civic Holl, Librory ond Public Sofety buildings.
l, Kernen Lien, hereby declore under penolty of perjury under the lows of the
Stote of Woshington thot the foregoing
2016, of Edmonds, Woshington.
is true on orrect this 29 doy of June,
Signed \,/^*
{BFP747893.DOC; 1\00006.900000\ }
Attachment 11
FILE NO.: PLN20160025
Applicant: SelectHomes
DECLARATION OF MAILING
On the 27th day of June, 2016, the attached Notice of Application was mailed by the City to
property owners within 300 feet of the property that is the subject of the above-referenced
application. The names of which were provided by the applicant.
I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 27th day of June, 2016, at Edmonds,
V/ashington.
Signed
{BFP747887.DOC; l\00006.900000\ }
Attachment 11
C, T 89a
CITY OF EDMONDS
NOTICE OF APPL¡CATION
The applicant is proposing to subdivide a single 24,572 square foot lot into two lots.
The site is zone RS-8 (Single-family residential; minimum lot size of 8,000 square feet).
8820 -218th Street SW, Edmonds, WA.
Tax Parcel Number 27043000201700
Select Homes, lnc.
P1N20160025
May 24,2Ot6
June2t,20t6
June29,2Ot6
Short Subdivision (Type ll-A Permit Process)
None.
PROJECT DESCRIPTION
PROJECT LOCATION
NAME OF APPLICANT:
FILE NUMBER:
DATE OF APPLICATION:
DATE OF COMPLETENESS
DATE OF PUBLIC NOTICE:
REQUESTED PERMIT:
OTHER REQUIRED
PERMITS:
EXISTI NG ENVIRONM ENTAL
DOCUMENTS: Critical Area Determination, Storm Drainage Report
COMMENÏS ON
PROPOSAL DUE: July 13, 2016
Any person has the right to comment on this application during public comment period, receive notice and
participate in any hearings, and request a copy of the decision on the application. The City may accept public
comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no
open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as
defined in ECDC 20.07.003 have standing to initiate an administrative appeal.
lnformation on this development application can be viewed or obtained at the City of Edmonds Development
Services Department, t2L srh Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P'M.
Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online
through the City's website at www.edmondswa.gov through the Online Permits link. Search for permit
P1N20160025.
CITY CONTACT Kernen Lien, Senior Planner
kernen.lien@edmondswa.gov
425-771-0220
Attachment 11
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Attachment 11
Everett Daily Herald
Affïdavit of Publication
State of Washington )
County of Snohomish ) ss
Kathleen Landis being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the frst publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomish County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order dated June 16, 1941, and that the annexed
is a true copy of EDH708029 PLN20160025 as
it was published in the regular and entire issue
of said paper and not as a supplernent forrn
thereof for a period of I issue(s), such
publication commencing on 0612912016 a¡d
ending on 06/2912016 and that said newspaper
was regularly distributed to its subscribers
during all of said period.
The amount of the fee for such publication is
$65.36.
Subscribed and sworn before me on this4
a,ö I
day of
?
Notary Public in and for the State of
Washington.
Cìty of Edmon& - LEGAL ADS I 14 I 01 4 t 6
KERNEN LIEN
DEBRA ANN GRIGG
NototY Publlc
Stole of Woshlngton
'My Co'mmlsslon ExPlres
October 31, 2017
Attachment 11
SW Édmonds, WA.
DATE OF
DATE
Crltlcal
May 24,2016
June 21, 2016
June 29,2016
Procêss)
rscslvs
ol the
lPubl¡shed: Jun€ 29,I EDH708029r
ï
(\1
Attachment 11
RHGEE\f Effi
JUL t I 2016
¡AËùJgtøHl,,tËÌ$¡iT i'Sf; RII I 0 FS
Patrick Gearin
8830 218th Street SW
Edmonds, WA 98026
425-778-6718
pjgearin@yahoo.com
July 6,2016
Dear City of Edmonds Planning Department:
I am writing to comment on the proposed application for a subdivision in Edmonds (File number
P1N20160025). I am a home owner who owns the property immediately to the west of the proposed
subdivision. As such, I received a notice of the application in the mail. ldon't necessarily have any great
concern with the proposal to build two new single family homes on the adjacent property but wanted to get
further information and assurances. First, lwant to make sure that only two single family homes are
proposed for the location and that they will not be considered multifamily or allow for renting of parts of the
main homes. Second, the existing property has many large trees which has caused damage to my fence and
in fact a large wind storm in the summer of 2015 broke off a huge limb from a maple tree and landed on my
fence, breaking several posts and knocking part of the fence over. I was not able to reach the former
property owner to reconcile this situation. Many of these trees on the SW portion of the proposed building
site have overgrown the area and overhang my property and are in need of some significant pruning. l'm not
sure if the new owners ¡ntend to remove these trees during the building phase or not but at a minimum, they
need to be cut way back.
I also would like to know what the proposed setbacks are for the new homes and if they will conform to the
guidelines. What are the proposed locations for the new homes? The diagram included in the notice does
not clarify this. I would hope that the setbacks of any new home would be further than 7.5 feet from
adjacent property lines. I would also request that a new fence be installed along the east side of my property
which would act partially as a privacy fence and would be a minimum of 6 feet tall and composed of cedar
with the finished side in toward my property. I would request that a small gate be built on this fence near
the SW corner of my property.
Since this proposed development is adjacent to my property, I am sure that there will be significant noise,
traffic,dustandgeneral disturbanceduringtheconstructionphaseofthisproject. lwouldliketominimize
this disturbance as much as is reasonably possible. Thank you for the opportunity to comment on this
proposal.
Sincerely,
Patrick Gearin
Attachment 12