PLN20180067 Staff Report with AttachmentsCITY OF EDMONDS
l-21 5th Avenue North, Edmonds WA 98020
Phone: 425.771*0220 . Fax: 425.77I.0221 . Web:www.edmondswa.sov
DEVELOPM ENT SERVICES DEPARTM ENT . PLAN N I NG DIVISION
c. 1 s9o
Project:
File Number:
Date of Report:
Reviewed By:
PLANNING DIVISION PRELIMINARY SHORT PLAT REVIEW
FINDINGS, CONCLUSIONT & DECISION
Howell LLC Two-Lot Unit Lot Short Subdivision
P1N20180067
2019
t)
t¡.
en Lien, En mental Programs Manager
SUMMARY OF PROPOSED ACTION
The applicant is proposing a two-lot unit lot subdivision on a property with a recently
constructed duplex. The unit lot subdivision will place a property line in the centerline of
the party wall separating the two dwellings units so the each unit will be on a separate
lot. The subject property was zoned RM-2.4 (multi-family residential; one dwelling unit
per 2,400 square feet of lot area) under contract rezone R-95-L77 -
GENERAL INFORMATION
A. Application
L. Owner: 318 Howell LLC
2. Applicant: 318 Howell LLC
3. Site Location: 318 Howell Way (Tax lD 00409600101902)
4. Request: To divide one parent lot with a total area of 7,43O sq. ft. (0.17 acres) into
two unit lots.
5. Review Process: Short plats are Type ll decisions pursuant to ECDC 20.01.003.
Following a public comment period, the Director (or designee) makes an
ad ministrative decision.
6. Attachments
1) Land use application
2) Applicant Cover letter
3) Preliminary Short Plat Map
4l Civil as-built drawings
5) Stormwater Plan (approved under BLD20i.70B8Z)
6) Building Plans
7) Zoning and Vicinity Map
8) Building Division Comments
9) Engineering Memorandum of Compliance and Conditions of Development
10) Public notice documentation
11)Ordinance No. 3070 - Contract Rezone R-95-177
III. FINDINGS OF FACT AND CONCLUSIONS
A. Setting
The subject property and two adjacent properties (east and south) were rezoned
R.M-2.4 under contract rezone P,-95-177. The surrounCing propertics are a mixed of
single-family (RS-6) and multi-family (RM-2.4) zoning and developed with single-
family residences and multi-family structures. City Park is one block to the west and
commercial development in the BD3 zone is one block to the east.
B. EnvironmentalAssessment
7. Critical Area: The subject property was reviewed and inspected for critical areas
as defined by ECDC 23.40 under CR420170093. lt was determined that the site
does not contain any critical areas and so a waiver from further critical area study
was granted.
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 197-1L-800(6Xd) - Land use decisions.
C. Comments
1. Technical Comments
ln addition to the Planning Division, this project was reviewed by the Building and
Engineering Divisions.
The Building Division indicated that for the buildings that have already been
constructed, the new property lines will need to be located in the center of the
existing party walls between dwelling units, and verified by recorded survey
(Attachment 8). This is a requirement for final unit lot plat submittal per
ECDC 20.75.045.J. The legal descriptions for the new lots note the property line
between the units will be the centerline of the party wall in the existing building.
The Engineering Division has noted the proposed plat indicates general
engineering feasibility (Attachment 9).
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page2 of t2
2. Public Notice and Comment
ECDC Chapter 20.03 provides the City's regulations for public notice of
development applications. A "Notice of Application" dated December 28,20L8
with a comment period running through January tL, 2OL9 was posted at the
subject site, Public Safety Complex, Development Services Department, and
Library on December 28,20L8. The notice was also published in the Herald
Newspaper and mailed to property owners within 300 feet of the site on
December 28,2078 using a mailing list provided by the applicant. Documentation
of compliance with the public notice requirements is included as Attachment 10.
The City has complied with the public notice requirements of ECDC 20.03.
No written public comments were received during review of the subject proposal.
D. ECDC 20.75.045 Unit Lot Subdivision
To allow for the creation of fee simple (unit) lots for townhouses and similar ground-
based dwelling units, a provision was recently added to the Edmonds Community
Development Code (ECDC). Staff's findings regarding ECDC 20.75.045 are provided
below.
L Purpose. The unit lot subdivision process provides opportunities for dividing fee
simple ownership of lond to create townhouses, rowhouses and similar fee-owned
dwelling units as an olternotive to both condominium ownership and traditional
single-fomily detached subdivision. IJnit lot subdivisions determine complionce
with the relevant dimensional stondards of ECDC Title 1-6 by onolyzing whether the
porent lot complies, but not requiring thot each newly creoted lot within the unit
lot subdivision (the unit lot) complies, with those dimensional stondards. A unit lot
subdivision does not permit uses or densities thot ore not otherwise allowed in the
zoning district in which the unit lot subdivision is proposed'
As described in the following sections, the proposed preliminary short plat meets
the purposes of the unit lot standards.
2. Appticabitity. The provisions of this section opply exclusively to the subdivision of
lond for single-family dwelling units, townhouse, ond rowhouses ond moy be
apptied only in the following zones: multiple residentiol, general commerciol, and
Westgote mixed-use. A single lot within a unit lot subdivision may contoin multiple
dwelling units when the unit lot contains oll such dwelling units within one
building. Flats are permitted os on element of a unit lot subdivision only when ø
single lot within a unit lot subdivision contains the entire building in which flats ore
located.
The subject site is zoned multi-family (RM-2.a) and a two-unit townhouse type
development is located on the subject property (Attachment 6). The proposed lot
line willfallon the centerline of the common wallwithin the building (Attachment
3). No flats are proposed, as can be seen on the approved plan sheets from the
Howell LLC Preliminary Un¡t Lot Short Plat
File No. P1N201,80067
Page 3 of 12
assoc¡ated building permits (Attachment 6). Each of the dwelling units is vertically
aligned with two levels of living space.
3. Association with Site Development - Application Timing. tn the cose of o vacont lot
or o redevelopment site, o preliminary unit lot subdivision can only be submitted
in coniunction with or subsequent to o development site plan as required by
chopter 20.1-0, 20.1-1-, or 20.L2 EcDc, or in the cose desuibed in E1DC
20.L0.020(8)(3) submitted in conjunction with or subsequent to ø building permit.
The building on the site is a duplex which is exempt from design review pursuant
to ECDC 20.010.020.8.3. The duplex was reviewed and approved by staff under
81D20170882. 81D20170882 was applied for on June 29, 2OL7 and received a
certificate of occupancy on April 8,2019. The preliminary short plat application
was submitted on November 27,20L8.
4. Conformance with Standards of the Porent Lot. The porent lot must comply with
ond is vested to the applicoble development standards (ECDC 20.75.030(E)) in
effect ot the time a complete opplication for preliminary unit lot subdivision is
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subdivision may be nonconforming with respect to the butk ond dimensional
standords required by ECDC Title 76.
As with dimensional stondords, compliance with access stondards, including but
not limited to fire lones, drive aisles, turn-arounds, ond occess of/to the parent lot
from/to the street will be evaluated bøsed on the porent lot's compliønce with such
requirements, ond not based on whether individual unit lots meet such stondords.
The subject property is located in the RM-2.4 Multi-Fam¡ly Residential zone and is
subject to the requirements of Chapter 16.30 ECDC. As noted above the property
was rezoned to RM-2.4 under contract rezone R-95-L77 (Attachment 1L).
Contract rezones place additional restrictions on properties beyond that allowed
by the under lying zoning. Development standards for the RM-2.4 zone are as
contained in ECDC 16.30.030. Those standards marked with a * where conditions
ofthe contract rezone:
Zone
Minimum
Lot Area per
Dwelling
Unit*
Minimum
Street
Setback2
Minimum
Side
Setback2
Minimum
Rear
Setback
Maximum
Height*
Maximum
Coverage
RM-2.4 Max 2 per
units per lot 15',10'ls',25',45%
2 RS setbacks may be used for single-family homes on lots of 10,000 square feet or less in all RM
zones.
Setbacks: The structure on the property complies with the setbacks of the parent
lot (Attachment 3) being L5 feet from the dedication line on the north (street
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page 4 of L2
setback), 10 feet from the east and west property lines (side setbacks) and 16.8
feet from the southern property line (rear setback).
Height: The structure was constructed to 25 feet in height from average grade as
required by the contract rezone (Attachment 3).
Coverage: The structure on the property covers 3208 square feet, which is 45% of
the lot area following the S-foot street dedication.
5. Future Additions ond Modifications. Subsequent platting octions, odditions or
modificotions to the structure(s) may not create or increose ony nonconformity of
the parcel lot. Changes requiring permitting that affect only the interior of building
units will be evaluoted for complionce with the requirements only for that unit. Any
exterior chonges witl be evoluated for compliance by considering whether the
porent lot would still comply with applicable development standords. Any
opplicotion for such external chønges will require outhorizotion of oll owners of
affected unit lots or approval of the HOA where changes to commonly owned
trocts are proposed.
Documentation describing how additions and modifications are managed by the
homeowners' association created for the project will be required with the
submittalof the associated final plat.
6. Homeowners' Association Ownership of Common Areas. Any commonly used
oreas or facilities within o unit lot subdivision, including but not limited to common
access, gorøge or parking oreos, common open spoce or recreation spoce,
common courtyards, commonly used stormwater facilities or side sewers and
other similor features, must be owned and mointoined by a homeowners'
ossociøtion with the right to øssess the individuol unit lot owners os necessary to
properly maintoin ond repoir such oreos. Appropriote documentation regarding
the rights of the homeowners associotion must be submitted for recording with
the finol plat.
Documentation describing the homeowners' association will be required with the
submittal of the final plat for the project.
7. Mointenonce Agreements for Building Exteriors. Mointenance ogreements must
be executed and recorded as an element of the finol unit subdivision plat or short
ptat for mointenonce of all building exteriors except in cases where oll dwelling
units ore detoched. The mointenonce ogreement must require equol participation
by att owners within ony one building and must be recorded on the finol unit lot
plat. The requirement does not apply to detoched single family dwelling units.
Common wall construction must meet currently odopted building codes.
Because the dwelling units are attached in this instance, maintenance agreements
for building exteriors will be required with the submittal of the final plat for the
project.
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page 5 of 12
8. Parking on Different IJnit Lots Allowed. Within the parent lot, required parking for
o dwelling unit moy be provided on o different unit lot thon the lot with the
dwelling unit øs long as the right to use thot parking is formolized by an eosement
on the finol plat.
Parking: Condition 2.3 of the contract rezone noted that each unit shall have its
own parking facility provided on-site (Attachment 11). Each dwelling unit in this
unit lot subdivision has its own two car garage.
9. Notice of Unit Lot on the Final Plot. The fact that the unit lot is not o separote
buildoble lot ond thot additional development of the individuol unit lots may be
limited os o result of the opplication of development stondards to the parent lot
must be noted on the final plat.
A note to this effect must be added to the face of the final plat for the project.
LO. An applicotion for finol unit lot plot will not be accepted until oll foundotions,
including common woll foundations, øre instolled and located on the foce of the
finol plat by the land surveyor of record.
The building was recently completed and granted certificate of occupancy on April
8, 2019. The application for final plat may be submitted at any time after the
approval of the preliminary plat.
I1'. Review. Unit lot subdivisions of four or fewer lots ore processed ond reviewed os
short subdivisions while five or more lots are formal subdivisions pursuant to
Chapter 20.01 ECDC ond the requirements of this chapter.
This unit lot subdivision will create only two lots as such, is being process as a Type
ll decisions pursuant to ECDC 20.01.003. Following a public comment period, the
Director (or designee) makes an administrative decision.
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 described below.
L Subdivision Ordinance. The proposol is consistent the purposes of this chopter
(ECDC 20.75) and meets all requirements of this chapter.
The proposed unit lot subdivision is consistent with Sections 20.75.020 and
20.75.045.A and 045.8 ECDC. Because the site has already been redeveloped as
approved under 81D20170882, the proposed subdivision will not negatively
impact public health, safety or general welfare, will not negatively impact
congestion on streets and highways, has adequate access to water, utilities,
sewerage, storm drainage and provides proper ingress and egress and will be
uniformly monumented.
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File No. P1N20180067
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2. Comprehensive Plan. The proposal is consistent with the provisions of the
Edmonds Comprehensive Plon, or other adopted city policy, ond is in the public
interest.
The Comprehensive Plan designation for this site is "Multi Fomily - High Density"
within the "Downtown Activity Center". Applicable goals, objectives and policies
in the 2018 Comprehensive Plan include:
Sustainobility Gool G
Develop housing policies, progroms, ond regulotions designed to support and
promote sustainability. Support ond encourage a mix of housing types and styles
which provide people with afÍordable housing choices geored to changes in life
style.
Dow ntow n/W ote rfro nt Goo I A.6
Provide greøter residential opportunities and personal services within the
downtown, especiolly to accommodote the needs of o chonging populøtion.
Housing Godl G
Provide housing opportunities within Activity Centers consistent with the lond use,
tronsportotion, ond economic goals of the Comprehensive Plan.
G.L. Promote development within Activity Centers that supports the centers'
economic octivities and transit service.
G.l..b. Plan for housing that is locoted with eosy occess to tronsit and
economic activities that provide jobs ond shopping opportunities.
Residentiol Gool A
High quatity residential development which is oppropriote to the diverse lifestyle
of Edmonds residents shoutd be møintoined and promoted. The options availoble
to the City to influence the quality of housing for all citizens should be opprooched
realisticolly in balancing economic, social, aesthetic and environmentol
considerotions.
Residentiol Goal B
A broad range of housing types and densities should be encouraged in order thot
a choice of housing witl be avoilable to oll Edmonds residents, in accordance with
the fol lowi n g pol i cies :
8.2 Muttipte. The City's development policies encouroge sustainable high quality
site and buitding design to promote coordinated development and to
preserve the trees, topography and other notural features of the site.
Stereotyped, boxy multiple unit residential (RM) buildings ore to be ovoided.
The proposed unit lot plat will create additional home ownership opportunities
within the City of Edmonds. The unit lot sites should be relatively more affordable
than traditional single family development, however, because the parcels and
dwelling units are smaller. While the site could be platted through the
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
PageT of 12
condomin¡um process (which the City does not review), the City is able to review
the unit lot subdivision and related maintenance agreements and homeowners'
association documents to ensure that future maintenance of the development is
appropriately addressed.
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 and is in the public interest.
3. Zoning Ordinance. The proposøl meets all requirements of the zoning ordinance,
or a modification hos been opproved os provided for in this chapter.
The subject property is located within the RM-2.4 zone and subject to additional
restrictions under contract rezone R-95-t77. Refer to Section lll.D.4 of this report
for an analysis of the proposal's compliance with the applicable zoning standards.
The proposal meets allof the requirements of the RM-2.4 zone and the conditions
of contract rezone R-95-L77.
4. Flood Plain Management. The proposol meets all requirements of the Edmonds
Community Development code relating to flood pløin monagement.
The proposed project is not located within a designated flood plain management
area.
F. ECDC 20.75.085 - Review Criteria. Pursuant to ECDC 20.75.085, the following criteria
shall be used to review proposed subdivisions:
1. Environmental.
o. Where environmental resources existing, such os trees, streams, ravines or
wildlife habitats, the proposal sholl be designed to minimize significant odverse
impacts to resources. Permanent restrictions may be imposed on the proposol
to ovoid impact.
b. The proposal sholl be designed to minimize grading by using shared drivewoys
and by reloting street, house site and lot placement to the existing topography.c. Where conditions exist which could be hazordous to the future residents of the
lond to be divided, or to neorby residents or property, such os ftood ploins,
steep slopes or unstoble soil or geologic conditions, a subdivision of the
hozordous lond sholl be denied unless the condition can be permonently
corrected, consistent with parographs A(J.) ond (2) of this section.d. The proposal shall be designed to minimize off-site impacts on drainoge, views
and so forth.
There will be no change to the existing buildings and site improvements through
this unit lot plat so there will be no additional environmental impacts.
2. Lot ond Street Layout.
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
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a. Lots sholl be designed to contoin a usable building areo. lf the building oreo
would be difficult to develop, the lot shall be redesigned or eliminoted, unless
speciol conditions can be imposed on the approval which will ensure thot the
lot is developed properly.
Each of the proposed unit lots will contain one of the existing dwelling units
and a small private yard.
b. Lots shall not front on highwoys, orteriols or collector streets unless there is no
other feosible access. Special occess provisions, such os shored drivewoys,
turnarounds or frontage streets moy be required to minimize traffic hazards.
Each dwelling unit fronts an alley which connects with Howell Way which is
not a highway, arterial or collector street.
c. Each lot shall meet the applicable dimensional requirements of the zoning
ordinance.
Since this is a unit lot plat, the parent lot must comply with the development
standards for the zone but the individual unit lots do not. The subject property
is located within the RM-2.4 zone and subject to additional restrictions under
contract rezone R-95-L77. Refer to Section lll.D.4 of this report for an analysis
of the proposal's compliance with the applicable zoning standards. The
proposal meets allof the requirements of the RM-2.4 zone and the conditions
of contract rezone R-95-I77.
d. Pedestrian wolks or bicycle poths sholl be provided to serve schools, parks,
pubtic facilities, shorelines ond streams where street access is not adequote.
Citywide efforts to provide safe transportation include enforcement of traffic
regulations, provision of crosswalk and sidewalks for pedestrians, and
provision of well-designed streets for safe driving. Safety also involves
ongoing coordination with emergency service providers to ensure access for
their emergency equipment. Recommendations to address safety issues are
based on assessment of historical collision data, focused sub-area or corridor
safety studies, or on citizen feedback.
The City of Edmonds applies a Walkway Prioritization Process provided in the
Transportation Element of the Comprehensive Plan in assessing where
sidewalks should be required or upgraded. Criteria has been developed to
evaluate and prioritize walkway improvement projects. These criteria (which
include distance from schools) are used to prioritize improvements to walkway
sections that are identified based on input from public meetings, Walkway
Committee meetings, and deficiencies determined from a review of the
existing city walkway inventory. The criteria are weighted according to their
importance. A system of points evaluate each proposed project against each
criterion. The result is a weighted average score that helps to compare and
prioritize proposed projects. The City's policy is to consider these criteria in
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page 9 of 12
conjunction with City code and the Sidewalk Comprehensive Plan Map in
determining sidewalk requirements for subdivisions.
New sidewalks were installed along the Howell Way frontage in association
with the development approved under building permit BLD2OI7OBB2.
3. Dedicotions
a. The city council may require dedicotion of lond in the proposed subdivision for
public use.
b. Only the city council may approve o dedication of park lond to sotisfy the
requirements of ECDC 20.75.090. The council moy request a review and written
recommendotion from the plonning advisory board.
c. Any opprovol of a subdivision shall be conditioned on appropriate dedication
of land for streets, including those on the official street mop and the
preliminory plot.
Per the City Engineering Division requirements (Attachment 9), a S-foot street
cieciication is required along Howell Way. See Section lll.G below regarding the
dedication of park land.
4. lmprovements.
o. lmprovements which moy be required, but dre not limited to, streets, curbs,
pedestrion wolks and bicycle pøths, sidewalks, street landscaping, water lines,
sewage systems, droinoge systems and underground utilities.
b. The person or body øpproving a subdivision sholl determine the improvements
necessory to meet the purposes ond requirements of this chapter, ond the
requirements of:
i. ECDC Title 78, Public Works Requirements;
ii. Chapter 1"9.75, Fire Code, as to fire hydrants, wøter supply and occess.
This determination shall be bosed on the recommendotions of the
community development director, the public works director, and the fire
chief .
All improvements at the site were reviewed and approved by appropriate staff
at the building permit stage. No additional improvements are required for the
unit lot plat.
c. The use of septic systems may be approved if all of the fotlowing conditions are
met:
i. lt is more than 200 feet, multiplied by the number of lots in the proposed
subdivision, from the nearest public sewer moin to the nearest boundory of
the land to be divided.
ii. The lond to be divided is zoned RS-20.
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page 10 of 12
tv.
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page LL of t2
iii. The pubtic works director ond city health officer determine that soil,
drainage ond slope conditions are satisfactory for septic use and that all
requirements of WAC 248-96-090 ore met.
There are no septic systems included as part of the proposed project.
5. Flood Ploin Monagement. All subdivisions shall comply with the criterio set forth
in the Edmonds community Development code for flood plain manogement.
The subject property is not located within a Flood Plain Management area.
G. ECDC 20.75.090 - Park Land Dedication. According to ECDC 2OJ509O, 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 20L3, park
impacts are now addressed through the assessment of park impact fees in accordance
with Edmonds City Code (ECC) Chapter 3.36.
Park impact fees were assessed with building permit 81D2017882 at the time of
permit issuance.
STAFF RECOMMENDATION ON SUBDIVISION
Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, the
application for a two-lot unit lot short plat on the property located at 3L8 Howell Way is
APPROVED subject to the following conditions:
L Prior to recording, the applicant must complete the following requirements:
a. Make the following revisions to the short plat:
i. Add: "Conditions of approval must be met and can be found in the
approval for the subdivision located in File No. PLN2017OO4L in the City of
Edmonds Planning Division."
¡¡. Add the following note: "A unit lot is not a separate buildable lot and
additional development of the individual unit lots may be limited as a
result of the application of development standards to the parent lot."
¡i¡. Add the addresses for the new lots as follows:
(a) Lot A - 314 Howell WaY
(b) Lot B - 318 Howell Way
iv. lnclude on the plat all required information, including owner's
certification, hold harmless agreement, as well as the Development
Services, Public Works, and Mayor's approval blocks'
b. Submit draft homeowners' association documentation including requirements for
future additions and modification, and the maintenance of building exteriors.
c. Consistent with the City's Official Street Map, a five foot street dedication to the
City of Edmonds is required along the property frontage on Howell Way.
V
d. Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
2. Submit an updated copy of the title report with the documents proposed to be
recorded. The title report must be prepared within 30 days of submittal for final
review.
3. Submit two copies of the plan sheets to be recorded for City review and approval.
Once approved, the City Clerk will record the documents at the Snohomish County
Auditor's office.
APPEAL
Pursuant to ECDC 20.O7.O04, a party of record may submit a written appeal of a Type ll
decision within L4 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 Chapter 20.06 ECDC and ECDC 20.07.004.
VI. LAPSE OF APPROVAT
ECDC 20.75.100.B 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 3!,2013, and five years if preliminary short plat approval is issued on or after
January L, 2Oi-4, unless the applicant has acquired final short plat approval within the
specified time period." Since preliminary approval has been after January I,2OL4,this
preliminary short plat approval shall be valid for five years from the date of this staff
report.
VII. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the hearing examiner,
request a change in the valuation of the property by the Snohomish County Assessor's
Office.
VIII. PARTIES OF RECORD
City of Edmonds
121- 5th Avenue North
Edmonds, WA 98020
Howell LLC Preliminary Unit Lot Short Plat
File No. P1N20180067
Page t2 of t2
318 Howell LLC
7305 Soundview Drive
Edmonds, WA 98026
City of Edmonds
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DEScRrprroN oF PRorEcr oR koposED UsE (AT:tAcH covERLETTER As NECESSARY
Short Subdivision - unit lot development
DESCRIBE How rIrE PROJECT MEETS AppLIcABLE coDES (ATTACH covER LETTER As NECESSARY
Sêe ettechêd Cove¡ Lettêr
APPLICA¡.IT 318 Howell LLC PHoNe#206€30-2445
ADDRESS 7305 Soundview Dr¡ve, Edmonds, WA 98026
E-MArt-rwmichelt@nwl¡nk.com FAx#
CorvTAcT PERS9N/AçE¡.{T Robin Michel PHg¡p f 206€30-2445
ADDRESS 7305 Soundv¡eì,v Dr¡ve, Edmonds, WA 98026
E-MAn.rwmichel@nwlink.com Fex#
The undersigned applioan! and his/her/its heirs, and assigns, in consideration on the prooessing of the application agrees !o
releaso, indemnifo, defend and hold the City of Edmonds harmless from any and all damages, including ¡easonabls atúomey's
fees, arising from any action or infraotion based in wholo or part upon falsg misloading, inaoourate or inoomplete information
firrnished by the applioant, his/herlits agents or employees.
By my signature, I certi& that the information and exhibils hcrewith submitted are true and correot to the best of my knowledge
and that I am authorized l,o file this apolication-er¡ the behalfofthç ownerøs listed below.
srcNArLrREoFAppL *^*,o.r* /trn / 4 ñ'â'-( ,^*11t26nB
Property Owner's Authorization
I,Robin Michel certifu under the penalty of perjury under the laws of the Stste of
lVashington that the following is a true oofi€ot statement: I have authorized the above Applioant/Agent to apply for the
subjoct land use applioation, and grant my permission for the public offroials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this applioation.
STGNATURE oF OWNER 4¿4 ãa¿11t2d1A
Questions? Call ( 425) 7 7 l -O22O.
DATE
Revised on 8/22/12 B - Land Use Application Page I of 1Attachment 1
Cover Letter
318 Howell LLC
Short Subdivision
318 Howell Way
ffiECEBWffiftr
l{tV 2'r ?ri:J
tlEVl¡-ûPMËNT SFIìVir,t:.
C0Uf\¡Tt:n
The proposed short subdivision meets or exceeds the requirements of the City of
Edmonds Community Development Code (ECDC) as per the following code sections
ECDC 16.10 Residential Zones - Purposes
ECDC 16.20 RM - Multiple Family Residential Zone
ECDC 18.00 Public Works Requirements
ECDC 20.01Types of Development Project Permits
ECDC 20.02 Development Project Permit Applications
ECDC 20.03 Public Notice Requirements
ECDC 20.7 5 Subdivisions
ECDC 20.75.085 Subdivision Review Criteria
ECDC 23.40 Environmentally Critical Areas
The proposed short subdivision meets or exceeds the requirements of the City of
Edmonds Comprehensive Plan as per the following sections:
Residential Development
A. Goals: 41. - 46.
The proposed development is a custom design that harmonizes with the surroundings
adding to the community identity and desirability.
Minimizes view encroachment with a height limit of 25 feet.
Project meets all city requirements for Planning Engineering and Building.
B.2 Proposal meets or exceeds goals for multi-family development including massing,
height and light.
Attachment 2
SURVEYOR'S CERTIFICATE
DECLARATION AND DEDICATION OF UNIT LOT SUBDIVISION
NEW LOT LEGAL DESCRIPTIONS
EXISTING PARCEL
HOLD HARMLESS AGREEMENT
UNIT LOT SUBDIVISION PLN20180067
CITY OF EDMONDS
SNOHOMISH COUNTY, WASHINGTON
APPROVALS
DIRECTOR OF PUBLIC WORKS
DEVELOPMENT SERVICES DIRECTOR
318 HOWELL LLC UNIT LOT SUBDIVISION PLN20180067
NE 1/4, NE 1/4, SEC. 26, T. 27N, R. 3E, W.M.
ACKNOWLEDGEMENTS
C & C Surveying LLC
4509 243rd PL SW
(425)673-7502 (206)523-1654
Mountlake Terrace, WA 98043
AUDITOR'S CERTIFICATE
TREASURER'S CERTIFICATE
CONDITION OF APPROVAL NOTE
PLAT MONUMENTATION NOTE
STORMWATER MAINTENANCE AGREEMENT
STORMWATER EASEMENT PROVISIONS
EASEMENT TO THE CITY OF EDMONDS FOR INSPECTION OF THE STORMWATER
MANAGEMENT SYSTEM
PRELIMINARY
Attachment 3
GAS DISTRIBUTION EASEMENT AND MAINTENANCE PROVISIONS
UNIT LOT SUBDIVISION PLN20180067
CITY OF EDMONDS
SNOHOMISH COUNTY, WASHINGTON
318 HOWELL LLC UNIT LOT SUBDIVISION PLN20180067
NE 1/4, NE 1/4, SEC. 26, T. 27N, R. 3E, W.M.C & C Surveying LLC
4509 243rd PL SW
(425)673-7502 (206)523-1654
Mountlake Terrace, WA 98043
PRELIMINARY
ELECTRIC DISTRIBUTION EASEMENT AND MAINTENANCE
PROVISIONS
SANITARY SIDE SEWER EASEMENT AND MAINTENANCE
PROVISIONS
WATER EASEMENT AND MAINTENANCE PROVISIONS
Attachment 3
C & C Surveying LLC
4509 243rd PL SW
(425)673-7502 (206)523-1654
Mountlake Terrace, WA 98043
SURVEYOR'S NOTES
LOT A
LOT B
HOWELL WAY
4TH AVENUE SOUTH318 HOWELL LLC UNIT LOT SUBDIVISION PLN20180067
NE 1/4, NE 1/4, SEC. 26, T. 27N, R. 3E, W.M.
PRELIMINARY
Attachment 3
COVEREDPATIO471.82 ft 225.00'5.00'22.00'ALLEY
SIDEWALK
HOWELL WAY
N60.00 FT 118.75 FT FT1' = 10' - 0"15'86'11"16'10"60.00 FT
40'6"BUILDING
COVERAGE:
3208.5 SQ. FT.COVEREDPATIO1604.34 ft 2
PLOT PLAN
DRIVE
DRIVE
MH
P
101.2
102.8 102.7
GARAGE
GARAGE
3'6"
3'
3'
7'4"10'5'3"3'3"14'6"
1'4"
1'4"6" PVC TIGHTLINE
Key
6" GASKETED PVC SEWER LINE
3" POWER CONDUIT
4" YELLOW PVC GAS CONDUIT
4" PVC STORM TIGHTLINE
1-1/4" POLY WATER SERVICE LINE
P
G
G
G
S
S
S
P
P
P
MH
MH STORM MODULESCB
CB
CB
SEWER CLEANOUT EXIS. 12" PSD EXIS. 8" CONCRETE PSS EXIS. 8" CONCRETE PSS EXIS. 12" PSD EXIS. 12" PSD 6'YD
P
P
(2) 2" COMMUNICATION CONDUIT
GASP
RIM: 98.92
IE 12" S: 94.14
RIM: 99.75
IE 12" W: 95.00
IE 12" E: 94.50
IE 6" S: 94.75
RISER: 98.00
RIM: 98.97
IE 12" S: 94.93
IE 12" N: 94.93
IE 12" E: 94.97
RIM: 99.06
IE 12" E: 95.50
RIM: 99.21
IE 12" W: 95.25
IE 6" N: 95.24
IE 97.01
RIM: 100.25
IE 4" S: 98.21
RIM: 101.67
IE 6" 97.19
IE: 98.91
IE: 98.97
IE: 98.67
4" PERFORATED FOOTING DRAIN
4" GASKETED PVC SEWER LINE
4" PERF
FOOTING DRAIN
(2) 2" COM LINES
G
P
S
MICHEL DESIGN
REVISIONS:
318 Howell, LLC.
7305 SOUNDVIEW DRIVE
EDMONDS, WA 98026
DATE PRINTED:
4/15/19
PO BOX 1215
LYNNWOOD, WA 98046
DRAWN BY: ROBIN W. MICHEL
PHONE: 206-930-2445
EMAIL: RWMICHEL@NWLINK.COM
PROJECT ADDRESS:
318
HOWELL WAY
EDMONDS, WA 98020
Property owners name:WMWM4/15/19
Attachment 4
CITY COPY
þr-pzof'D887
RESUB
JAN I I 20t8
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STC}ÍI.MTV.{Tä}A STTH F g,ÀN
For
}TGWNLL lV.{Y ËÐMONÐS
Prepared f*r
T'he City olFlclmands
1?1 sfh "{r,e N
Ëdmon¿ls, $'A qStX)
425-771-022{'
Fro.i*ct Sifs l,r¡cation;
318 Horvell Wa-v
ficlnio:rds. WA -?8{i2ü-41 18
T*x ld: Cr04ü96ûill 01çû2
mCû Pn'oject: l7-û852
Certi$ed Erosi*n änd SedimentE¡tion Control Leacl:
Ta bi) named bv c*nlra*ttlr
Stormw¿rter Site Plan Prepared Sy:
.lacob D. Mealev. P.E.
C0IVIPLIËS WITIT APPLICABLË
CITY STO
Ccnf*cf:
tilclû
F.O. Box 1478
ì-..r¡ereft, WA1r8:0ó
4:5-3û3-93ð3
CO E
I * rrr - i?I lL/ | r
I'
$torrnx'al*r Sitc Plan llreparation Date
Jun* 1.2ü17
Saúe R*vised: January* S,2{i1?
Apprax irrrate Cc]üsû'ucticn I Jate :
May tr,2û.l8
n:.û ßr:x 1,tT8 nãvereti, W.{*Sãû6t F}: 425^3û}.*}&3
F: 4?S,3ü3.93S? " infr:@i*xiühl*ngineering.n*t
Attachment 5
TABLE OF'CONTENTS
1.0 Executive Summ4ry......................
1.1 Minimum Requirernents Summary....
2.0 Existing Conditions.................
3-0 ûffsite Analvsis
3.1 Upstream Analysis
3.2 Downstream Analysis ......
4.0 Developed Conditions
5.0 Site Hydraulic Analysis
5.1 Existing Basin Summary..
5.2 Developed Basin Summaly...
5.3 Frontage Basin Summary
5.4 Water Quality
..3
',7
10
l4
14
l4
t6
"""""17
..............1 8
..............1 8
...........33
6.0 4ppendix....................
'.,,,,,,'37
.........38
Figures
Figure 1 - Vicinity Map.......... ........6
Figure 2 - Soil M4p.......... .............11
Figure 3 - Downstream Analysis Map .........'.15
-1-
lnsight ãngineering Co. - Storniwater $ìle Plan 1?^t2U2A17
Attachment 5
Acronyms and Abbreviations
BLA
BMP
DOE
EDDS
ESC
IECO
MR
SCDM
SWPPP
SV/MMWW
TESC
WWHM
Boundary Line Adjustment
Best Management Practices
Department of Ecology
Engineering Design and Development Standards
Erosion and Sediment Conilol
Insight Engineering Company
Minimum Requirement
SnohomishCounty Drainage Manual
STormwater Pollution Prevention Plan
Stormwater Managemenf Manual ftrr Western Washington
Temporary Erosion and Sediment Control
W'estern Washington Hydrology Model
lneíght f;ngineering to. - $tarmwatsr Siie Plæn 12t2At2ü17
-2-
Attachment 5
1.0 Executive Summary
The proposed project Howell ll/ay Edmonds is locatecl at 318, Howell Way, Edmonds,
Washington. More generally, the site is located in Section 26, Township 27 North, and Range 3
East of the Willamette Meridian in Snohomish Courty, Washington. Please refer to the Vicinity
Map attached later in the section. This project is subject to the City of Edmond' s 2017
requirements and the requirements defined in I)OE's 2014 SWMMWW'
The site area is 0.17 Acres. The site is cun'ently developed with an existing house, asphalt
driveway ancl walkway from Howell Way. The remainder of the site exists as residential
la¡dscaping. The site contains one drainage basin that slopes to the nodheast. Please refer to the
downstream analysis map for more cletails. There are no critical areas located on the site. Per
NRCS survey of Snohomish County, the project site contains Everett soils that have a hydrologic
classification of Type "4". Please refer to the soils map and descdptions attached later in this
report for more details.
The project site is zoned as RM 2.4. The proposal is to construct a duplex lvith associated
utilities. The access to the homes will be plovided fi'om alley to the west olthe property to
Howell Way. The proposal also includes frontage improvements along Howell Way as per the
City of Eclmonds Requirelnents.
Per Figure 1.1, (Minirnum Requirements (MR's) for New Development) from Volurne I
of the SWMMWW, Minimum requirements #1 though 9 shall apply for this project. See
attachrnent C far Minimum Requirements Summaty included later in this reporl. Flow control
requirements will be met by a Stormtank that provides infiltration at the base of the system. It
will be located within the open area. Storm-tank modules of 36-in will be stacked ou top of storm
tank modules of 36-in to make up to a depth of 6-ft. The total provided storage volume by the
Stormtank is 1,257 CF. An infiltration rate of L4 in/hr per geotecturical recotnmendation was
used within the hydraulic analysis. A geotechnical report is included in the appendix of this
report. See Section 5 for more details. The onsite Stormwater managemeût requirement will be
--3-
lnsight Ëngineering Co. - $tormwater Site Pian 12t2U2.t17
Attachment 5
met by the Stormtarik system that will provide full infiltration. The imperviotts areas and the
pervious areas w-ill be connected to the Stonntank system. The over'flow from the system will be
connected to the existing drainage system along Howell Way. The proposed Stormtank system
will store and infiltrate nuroff that is currently flowing in an unrestrained manner. No runoff is
anticipated to leave the site. Therefore, the downstream public channel should not experience
any futr-re flooding problems. Flow control requirements are exempt per section 2.5.7 of the
SWMMWW because the Frontage Basin's effective impervious area is 986 SF which is less than
the threshold of 10,000 SF, the prr:ject will not conveft 3Z acres of native vegetation to lawn, and
the 10O-year flow frequency increase is 0.02 cfs which is less than the threshold of 0,1 cfs. The
project is exempt for water quality because the new pollution genelating impervious surface is
2"493 SF which is less than the thleshold of 5,000 SF. The frontage basin is exempt for water
quality because the new pollution genelating impervious surface is 564 SF which is less than the
threshold of 5,000 SF.
Per section 2.5.5 Minimum Requirenent #5: On-site Stonlwater Management, the
following roof BI\4P's must be considered in the following order: Full Dispersion or Full
Infiltration, Rain Gardens, Downspout Dispersion Systems, and Perlbtated Stub-out
Connections. Full dispersion was considered first but it was cleterminecl that this option would
not be a feasible option because the proposed project wouid not be able to meet the flow path
requirement or the requirement for letaining at least 65 percent of native vegetation. The next
consideration was infiltration. The project will provide an on-site stormwater infiltration facility
using Stormtank System that provides infiltration at the base of the system to provide full
infiltration.
Per section 2.5.5 Minimum Requirement #5: On-site Stofflwater Management, the
following other hard surt'aces BMP's must be considered in the following order: Full Dispersion,
Permeable pavement, Rain Gardens and Sireet Flow Dispersion. Full dispersion was considered
fir.st but it was determined that this option would not be a feasible option because the proposed
project would not be able to meet the flow path requirement. Permeable pavement and rain
gardens ale not feasible because of the presence of high water table which preclude installation
of on-site infîitrative f¿cilities. Sheet Flow Dispersion is not t'easible because the required flow
-4-
lnsìght ãngíneer"ing Co. - $iorrnv¡ater $ite Plan 1?_.t2t!2û17
Attachment 5
path could not be met. The runoff ûnm the driveway and the alley will be directed to a catch
basin. This will be connected to the onsite infiltration system. The runoff from the frontage
sidewalk and road will sheet fiow to the catch basin along Howell Way. BMP T5.13 Post-
Construction Soil Quality and Depth is proposed for additional stormwater management for the
site.
5
lnsight Hngineering Co. - Såormwater $ite Pian 12"t2Ai2*17
Attachment 5
-9-!"i{j{it}z!t,ilìì id $:ì l; ..1{ì;tr^ÁLr.ìi*ls - .* } fi LìlJ#st r; r$?i }il *l*ir ìù1hiaa.J*,ñ"ìitfl"ì{ìa¡Y)iiJ{(i't.tÍËç".iiap )rl+:?í!)=a-/i:þ..:ftiJ<íì't,.',..,' *... '..., ' }-:iJ li:ri-i.4tl(,+l:.)lrrl]Ìlt¿ùiî;:rìr1fÅrì(\)rr)iì¡:.tjItiIIij'ì)la,í¡'iìiII-' "1IIiilt:35¡J.(rt.{Yl1t Ã"J.INßA' { trWfi * l":llåu'Êulrãðil!guðlrlE!su¡Oûtu I'¡ ¿9Ê6-e0r-sz?'gge6-80â-ç¿?90¿86Y¡/t'ìì,ðreÀ38¿tï xog't'd$) ss¿ì t*ä $t¡flNã str6$sl{ tSitluolãurqs€Å! úspu0rrpHspuilurpã Áe¡¡ ¡e'no¡1ffis.r.ñ:lIvfs8l,i8lt 3.1\r{IrçBù-¿ I.#ftût'[ÁüûrÀgueld ð$$ .¡ê1?j!r!ilJo]si,Õ QFIzç80-¿ t:UI{YÑ ã'II{Attachment 5
1.1 Minimum Requirements SummarY
MR : MinÍmum Requirement
S\ryPPP : Stormwater Pollution Prevention Plan
MR #l Stormwater Site Plan Narrative: The Storuwater Site Plan pt'eparation follows the
City of Edmonds 2017 requirements and in accordance with DOE's 2014 SWMMWW. Refer to
the executive slrmmary within Section 1.0.
MR #2 SWPPP Narrative: A SWPPP has been included in the Appendix A under Section 6
MR #3 Water Pollution Source Control for New Development: No source control pollutants
pertains to the proposed single farnily project, tirerefore no BMP's are required for the project.
MR #4 Preservation of Natural Drainage Systems and Outfalls: The root driveway and the
alley will be connected to the onsite infiltration system. The cverflow from the infiitration
system will be connected to the existing drainage system aloug l{owell Way to continue its
natural drainage path.
MR #5 Onsite Stormwater Management: Per section 2.5.5 Minimum Requirement #5: On-site
Stormwater Management, the following roof BMP's must be considerecl in the following order:
Full Dispersion or Full hfiltration, Rain Gardens, Downspout Dispersion Systems, and
Perforated Stub-out Connections. Full dispersion rvas considered first but it was determined that
this option would not be a feasible option because the proposed project woulcl not be able to
meet the flow path requirement or the requirement for retaining at least 65 percent of native
vegetation. The next consideration was infiltration. The project will provide an on-site
stormwater infiltration facility using Stormtank Systern that provides infiltration at the base of
the system to provide full infiltration.
Per section 2.5.5 Minimum Requirement #5: On-site Stormwater Management, the
f'oliowing other hard surfaces BMP's must be consiclered in the following order: Fuli Dispersion,
7
lnsight ãngineering Co. - Stcrmwatsr Sita Piæn 12"t24t2*17
Attachment 5
Permeable pavement, Rain Gardens and Sheet Flow Dispersion. Full dispersion was considered
first but it was determined that this option would not be a feasible option because tire proposed
project woulcl not be able to meet the flow path requirement. Permeable pavement and rain
garclens are not feasible because of the presence of high w-ater table which preclude installation
of on-site infiltrative facilities. Sheet Flow Dispersion is not feasible because the required flow
path could not be met. The lunoff tì'om the driveway and the alley will be directed to a catch
basin. This will be connected to the onsite infiltration system. The runoff fi'om the frontage
sidewalk and road will sheet flow to the catch basin along Howell Way. BMP T5.13 Post-
Construction Soil Quality and Depth is proposed for additional stormwater manageÍìent for the
site.
MR #6 Runoff Treatment: The project is exempt for water quality because the new pollution
generating impervious surface is 2,493 SF which is less than the threshold of 5,000 SF. The
frontage basin is exempt for water quality because the new polltrtion generating impervious
surfaoe is 564 SF which is less than the threshold of 5,000 SF.
MR #7 Flow Control: Flow control requirements will be rnet by a Stormtank that provides
infiltration at the base of the system. It will be located within the open area. Storm-tank modules
of 36-in will be stacked on top of storm tank modules of 36-in to make up to a depth of 6-ft. The
total provided storage volume by the Stormtank is 1"257 CF. An infiltration rate of 1.4 inlhr per
geotechnical recommendation was used within the hydlaulic analysis. A geotechnical report is
included in the appendix of this rcpofi. See Section 5 fbr more details. The onsite Stormwater
management requirement will be met by the Stormtank systeru that will provide full infiltration.
The impervious areas and the pervious areas will be corurected to the Stormtank system. The
overflow fi'om the system will be connected to the existing drainage system along Howell Way.
The proposed Stolmtank system will store and irifiltrate runoff that is cunently flowing in an
unrestrained manner. No runoff is anticipated to leave the site. Therefore, the downstream public
channel should not experience any futurc flooding problems. Flow control requirements are
exempt per section 2.5.7 af the SWMMWV/ because the Frontage Basin's effective impervious
area is 986 SF which is less than the threshold of 10,000 SF. the prcrject will not conveft 3A acres
lnsight ãngineering Co. - $lormwater $ite Fian
-8-
i2l2Ðt?-a17
Attachment 5
of native vegetation to lawn, and the 1O0-year flow frequency increase is 0.02 cfs which is less
than the tlreshold of 0.1 cfs.
MR #8 Wetlands Protection¡ There are no wetlands contained within the site.
MR #9 Operations and Maintenance: Refer to Appendix B for a complete Operations and
Maintenance Manual.
lnoight Hngineering Co. - Stormwaier $ite Plan
9
12/24t2Q17
Attachment 5
2,0 ExÌsting Conditions
The proposed project Howell Way Edmonrls is located at 318, Howeli Way, Edmonds,
V/ashington. More generally, the site is located in Section 26, Township 27 North, and Range 3
East of the Willamette Meridian in Snohomish County, Washington.
The site area is 0.17 Acres. The site is currently developed with an existing house, asphalt
driveway and walkwai' from Howell Way. The remainder of the site exists as residential
landscaping. The site contains one drainage basin that slopes to the northeast. Please refer to the
downstream analysis map for more details. There are no cl'itical areas located on the site. Per
NRCS survey of Snohomish County, the project site contains Everett soils that have a hydrologic
classification of Type "4". Please refer to the soils map and descriptions attached later in this
report for more details.
lnsight f;nginaering Co. - Stcrrnwatsr Siìie Plan
- i0-
12/2üt2017
Attachment 5
FIGURE 2. SOIL MAP
Ìt
l¡
SOILS LEGEND
17- Everett verv gravellv sandv loam. 0 to I percent slopes
SITE
INSIG}IT ENÊINËÊNIÑG €O.
P.O. Box 1478 Everett, WA 98206
42S3039363, 425303-9362 f.
lnfo@insightengineering.net
rEc Fisure2-SoilMap
Howell Way Edmonds
Edmonds, \Mashington
SCALE:
NONE DATE: l/8/18 JOB #:17-0852
BY: JDM
FILE NAME:
t7-0852
\docs\drainage report
lnsight ãngineering Cr. - *tarmwater Sile Plan 12^t2-Ai2A17
- lt -
Attachment 5
Snohomish County Area, Washington
l7-Everett very gravelly sandy loam, O to 8 percent slopes
Map Unit Setting
. National map unit symbol: 2t67g
o Ëlevation: 30 to 900 feet. Mean annual precipítatìon; 35 to 91 inches. Mean annual air temperature: 48 to 52 degrees F. Frost-free period: 180 to 24o days. Farmland classification.' Farmland of statewide importance
Map Unit Composition
. Everettand similar sols;80 percent
" Minor components: 20 percent. Estimates are based on obsentatians, descriptions, and transects of the mapunit,
Description of Everett
Setting
. Landfarm.' Eskers, kames, moraineso Landform position (two-dimensional): Summit, shoulderc Landform positian (three-dímensional): Crest, interfluvec Down-slope shape.' Convexo Acrass-slope shape: Convexn Parent material: Sandy and gravelly glacial outwash
Typical profile
q Oi - A tu 7 inches: slightly decomposed plant materialo A - 1 to 3 inches: very gravelly sandy loam. Bw - 3 to 24 inches: very gravelly sandy loam. CI - 24 to 35 inches: very gravelly loamy sand. C2 * 35 to 6A inches: extremely cobbly coarse sand
Properties and qualities
. Slope: 0 to B percent. Depth to restrictive feature: More than B0 inches. Natural drainage class: Somewhat excessively drained. Capacity of the most limiting layer to transmit water (Ksat): High (1.98 to 5.95
in/hr). Depth to water table: More than B0 inches. Frequency af flaoding: Nonec Frequency of ponding; None
" Available water storage in profile: Low (about 3,2 inches)
Interpretive groups
o Land capability classification (irrigated).' None specified. Land capability classification (nonirrigated): 4s. Hydrologic Soil Group: A. Ather vegetative classificatíon; Droughty Soils (G002XN402WA), Droughty Soils
(G002XF403WA), Droughty Soils (G002XS401WA). Hydric soil rating: No
Minor Components
Alderwood
-t2-
ln*ight Ëngíneering Cr:. - $torrnv¡at*r $it* Pl¿tt 12i2rll2()17
Attachment 5
. Percent of map unit: 1A percent. Landform; Ridges, hillst Landform positian (two-dimensional): Summit. Landfarm position (three-dimensional): Crest, talf. Dawn-slope shape.' Linear, convexo Across-slope shape: Convexe Hydric soil rating: No
Indianola
. Percent af map unit: LO percent. Landform,' Eskers, kames, terraces. Landfarm position (three'dimensional):Tread. Down-slope shape.' Linear. Across-slope shape: Lineart Hydric soil rating: No
tnsight fingineering Co. - Stormwater $ite Plan 12t2t!2ü17
-13-
Attachment 5
3.0 Offsite Analysis
A site reconnaissance was performed by Jacob D. Mealey of Insight Engineering on May
23 70,2017 to verify the downstream flow paths and observe any drainage problems
downstream of the site. The sky was clear and was overcast with a temperature of 78 clegrees.
The site area is 0.17 Acres. The site is currently developed with an existing house, asphalt
driveway and walkway fì'om Howell Way. The remainder of the site exists as residential
landscaping. Tlie site contains one drainage basin that slopes to the noúheast.
3.1 Upstream Analysis
Based on the site reconnaissance and the topographic survey ofthe site" the upsüeam
flows appear to be minimal. Refer to the Downstream Analysis Map attached in the next page for
more details.
3,2 Downstream Analysis
3.2.1 Downstream Analysis for the Existing Flow
Refer to the Downstream Analysis Maps I attached to the next pages for a visual
description of the downstream flow.
The Existing Downstream Path
The existing site drains to the northwest and the flow enters the existing drainage system
along Howell Way. It continues west for about i90-ft and turns north. The flow travels nofth for
about 130-ft and discharges into the Shellabarger Cleek. The creek flows east for about 650-ft
and enters the drainage system to cross the Edmonds Way. The flow then passes through
Edmonds marsh and reenters the drainage system to cross the rail road. It finally drains into the
Pudget Sound Basin. This is where the clrainage analysis was completed. There did not appear to
be any restrictions or er¡sional problerns downstream of the site.
-14-
lnsight Engineoring Co. - Siormwatei- Siie Plen 12t24!2417
Attachment 5
FIGURE 3. DOWI\STREAM ANALYSIS MAP
\+
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ú
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ä
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Õ
Existing Flow
I-la
lrtlú
SITE¡
I
rNstglrr ExctNtËRtHg c0.
P.O. Box 1478 Everett, WA 98206
429303-9363, 425303-9362 f .
I nf o@insightengi neerlng.net
ffiffiffi
Figure 3 - Downstream Analvsis Man
Howell Way Edmonds
Edmonds, Washington
SCALE:
NONE DATE: li8l18 l7-0852JOB #:
BY: JDM
FILE NAME:
17-Q852
/do c/Stormwater Site Plan
lnsight Ëngineering Co. - Stormwater Site Plan
- 15 -
1212*t2t17
Attachment 5
4.0 Developecl Conditions
The proposed project Howell Wøy Edmonrls is located at 318, Howell Way, Edmoncls,
Washington. More generally, the site is locatecl in Section 26, Township 27 North, and Range 3
East of the Wiliamette Meridian in Snohomish County,'Washington. Per NRCS suvey of
Snohomish County, the project site contains Everett soils that have a hydrologic classification of
Type "A".
The project site is zoned as RM 2.4. The proposal is to construct a duplex with associated
utilities. The access to the homes will be provided frorn alley to the west of the property to
Howell Way. The proposal also includes fi'ontage improvements along Howell Way as per the
City of Edmonds Requirements.
Per Figure 1.1, (Minimum Requirements (MR's) for New Development) from Volume I
of the SWMMWW, Minirnum requirements #1 tlu'ough 9 shall apply fol this project. See
attachment C for Minimum Requirements Summary included later in this report. Flow control
requirements will be met by a Storntank that provides infiltration at the base of the system. It
will be located within the open area. Storm-tank modules of 36-in will be stacked on top of storm
tank rnodules of 36-in to make up to a depth of 6-ft. The total provided storage volume by the
Stornrtank is 1,257 CF. An infiltration rate of 1.4 in/fu'per geotechnical recommendation was
used within the hydraulic analysis. A geotechnical reporf is included in the appendix of this
report. See Section 5 for more details. The onsite Stormwater manâgement requirement will be
met by the Stormtank system that will provide full infiltratíon. The impervious areas and the
pervious areas will be connected to the Stormtank system. The overflow from the system will be
connected to the existing drainage system along Howell Way. The proposed Stormtank system
will store and infiltrate runoff that is curently flowing in an unrestrained männer. No runoff is
anticipated to leave the site. Therefore, the downstream public channel should not experience
any future flooding problems. Flow control requirements are exempt per section 2.5.7 of the
SWMMWW because the Frontage Basin's effective impervious area is 986 SF which is less than
the threshold of 10,000 SF, the project will not convert ''/o actes of native vegetation to lawn, and
-16-
l:rsiçht Fngineering Co. - $tormwater $ite Plan 12t2{il2}17
Attachment 5
the 100-year flow frequency increase is 0.02 cfs which is less than the tfueshold of 0. I cfs. The
project is exempt for water quality because the new pollution generating impelious surface is
2,493 SF which is less than the threshoid of 5,000 SF. The fi'ontage basin is exempt for water
quality because the new pollution generating imperuious surface is 564 SF which is less than the
threshold of 5,000 SF.
Per section 2.5.5 Minimum Requirement #5: On-site Stormwater Management, the
following roof BMP's must be considered in the following order: Full Dispersion or Full
Infiltration, Rain Galdens, Downspout Dispersion Systems, and Perforated Stub-out
Colnections. Full dispersion was considered first but it was determined that this option would
not be a feasible option because the proposed project would not be able to meet the flow path
requirement or the requirement for retaining at least 65 percent of native vegetation. The next
consideration was infrltration. The pro.iect will provide an on-site stormwater infiltration faciiity
tusing Stormtank System that provides infiltration at the base of the system to provide full
infiltration. Per section 2.5.5 Minimum Requirement #5: On-site Stormwater Management, the
followitig other hard surfaces BMP's must be considered in the fbllowing order: Full Dispersion,
Pen¡eabie pavement, Rain Gardens and Sheet Flow f)ispersion. Full dispersion was considered
first but it was determined that this option would not be a feasible option because the proposed
proìect would not be able to meet the flow path requirement. Permeable pavement and rain
gardens are not feasible because o1'the presence of high water table which preclude installation
of on-site infiltrative facilities, Sheet Flow Dispersion is not feasible because the required flow
path could not be met. The runoff from the driveway and the alley will be directed to a catch
basin. This will be connected to the onsite infiltration system. The runoff from the flontagc
sidewalk and road will sheet flow to the catch basin along Howeil Way. BMP T5.13 Post-
Construction Soil Quality and Depth is proposed for additional stormwater management for the
site.
-t7-
insíght Ënginaerirrg to. - Sicrmwaîer liile ?lan 12!?-Al2{}17
Attachment 5
5.0 Site Hydraulic Conditions to Determine Flow Control Constraints
Per NRCS sul.vey of Snohomish County, the project site contains Everett soils that have a
hydrologic classification of Type "4".
Study Area* = 0"2'l Acres
*The study areø includes the onsite area and the alley ta the west o/'tlze site.
5.1 Existing Basin SummarY
Existing Basin : 0.21Acres
Tþe existing basins was modeled as second growth forest. Ref'er to the Existing Basin Maps and
the following pages for more details.
5.2 Developed BasÍn Summary
.21
Developed Basin
Impervious:
Roof Area* (Ousite)
Road (Alley) (Ofßite)
Total impervious
*The roofarea includes the coveredpcuio.
Pervious:
Pervious Area (Pastue)
:0.13 Acres (5,802 SF)
: t.21- 0.13 :0.08 Acres
: A.2l Acres
:0.08 Acres (3,309 SF):0.04 Acres (2,018 SF)
4
Infiltration Volume Required: 1,257 CF
Infiltration Volume Provided: 1,257 CT
The Stormtank will be provided to the north of the property underneath the open area.
lnsight ängineering to. - $tcrrnwaier Site Plan
- t8-
12"t20zt17
Attachment 5
Refer to the Developed Basin Map and the following pages for more details
Refer t<¡ the following pages fol the WWHM rcport.
Insight ängíneering Co. - $ir:rmrvater $ile Plan 1?.tztf2*17
-19-
Attachment 5
AITÊY
P55
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Attachment 5
ì{ät--¡,1riui'", --*--*f4¡e r,iVJPSDpdfHOWELLWAYäþ3PSS _rR0Nr¡6Ê 8/qs/N(a.02 Ac)ÐV 9AS|N(0.21 AC)aúøin",,(g]./I"ffi'o'01020DEVE,LOPEN BA,gT¡V MAPAttachment 5
wwHlc2012
PROJECT REPORT
Pro3ect Name; Howell l¡lay slormtank
Site Name: Howefl- Way Edmonds
Site Address: 318 Howell Way, Edmonds, WA 98020-4118
City : Ed.monds
Report Dale: 72/20/20L1-^^- /1v¡(5Þ ¡(egu-fr¡ ruVeL !dÞL!
Datâ Start : L901, /1"0/1
Data End : 2058/09/3A
DOT Ðata Number: 03
Version Date: 2016/02/25vêrsion : 4.2.L2
Low FLor¿ Threshold for POC 1 : 50 Percent of the 2 Year
High Flow Threshold for POC 1: 50 year
PREDEVELOPED I,AND USE
Name : Exisitng
Blpass; No
Ground!üater: No
Pervious Larld Use
A B, Forest, Flat
Pervious Total
Tmpervious La¡¡d üse
fmpervious fotal
Basin Total
acrê
acre
0
0 .21
.2t
o.2L /
E1ement Flows To
Surface Interflow Groundwater
MTIIGATÊD LANÐ USE
Name : Developed
Blpass: Nc
lnsigiit Ëngineering Co. - Siormwãtsr $iTâ plãn
20
12/2u2t17
Attachment 5
GroundWater: No
Pervious Land Use
A B, Pasture, Flat
Pervious lotal
Iupervious T,and tlse
ROADS FÏ,AT
ROOF TOPS FLAT
DRIVE}ÍÀYS FI,AT
Impervious lotal-
Basin Total
¿¡'cre
âcre
08
0.08
0. 13
4.2\
n
0
04
^o
01
Elemenb Flows To:
Surface
Gravel Trench Bed 1
Inberflow
Gravel- T'rench Bed 1
Groundwater
Name : Gravel Trench Bed 1
Botton Length: 48.00 ft. ./
Bottom ÎIidth: 4.50 ft
Trench boltom sloPe 1: 0 To 1
Trench Left side sJ-ope 0: 0 To 1
l"laterial- thickness of first ].ayer: 6
Pour Space of material for fírst layer: 0.91
Material thickness of second 3-ayer: 0
Pour Space of material for second layer: 0
l{aterial thickness of third layer: 0
Iìour Space of materíal for third layer: 0
Infiltration On /Infiltratíon rate: i.4 (
Infilt¡ation safety factor: 1
fotal Volu¡ne Infiltrated (ac*ft.): 49.291
fotal Volume Through Ríser (ac-ft' ) : 0
Total Volume Through Facilíty (ac-ft.): 49.29I
Pêrcent Inf,iltrated: 100
fotaL Precip Apptied to Faci-líty: 0
Total Evap From Facility: 0
Ðischargie Structure
Riser Height: 0 ft.
Riser Diameter: 0 in,
E]-ement Fl<¡ws To
Outlet 1 Outlet 2
lnsight Ëngineering Co. - $tormr¡¡åter $ite plan 12i2Al?_{}17
AI
Attachment 5
Gravel lrench Bed Hydraulic Table
stage (feet) Ìlreâ (a.q . ) vo1üme (ac-f,t . ) Digcharge (ëfp) .Tqfil¿ (cfs)
0.0000 0.005 0.000 0. 000 0.000
0. 0667 0. 005 0.000 0. 000 0. 007
0. 1333 0.005 0.000 0. 000 0.00?
0. 2000 0.005 0.001 0. 000 0.007
0 .2661 0.005 0.001 0. 000 0.007
0. 3333 0.00s 0. 001 0. 000 0. 00?
0. 4000 0. 005 0. 001 0. 000 0. 007
o .466"t 0. 005 0. 002 0.000 0. 007
0. 5333 0.00s 0. 002 0.000 Û. 007
0.6000 û.005 0.002 0.000 0.007
0 .666'/ C . 005 0. 003 0. 000 0. 007
0 .7333 C.005 0. 003 0.0c0 0.007
0.8000 0.005 0. 003 0. 000 0. 007
0.8667 0.005 0.004 0.000 c.007
0. 9333 0. 00s 0. 004 0. 000 0. CIO?
t" . rJ000 0.005 0. 004 0. 000 0. 00?
1 .066? 0.005 0. 005 0.000 0. Û07
1.1333 0.005 0.005 0.000 0.007
1.2000 0.005 0.005 0.000 0.007
L.266't 0. 005 0. 006 0. 000 0.0011.3333 0.005 0.006 0.000 0.0û7
1.4000 0.005 0.006 0.000 0.007
7 - 466'7 0. 005 0. 007 0 . 000 0 . 007
1 . s333 0. 005 0. 00? 0. 000 0.007
1 . 6000 0. 005 0. 007 0 . 000 0. 00?
r.666'.1 0 . 005 0. 008 0 . 000 0. 007
1. 7333 0. 005 0. 008 0. 000 0. CIO?
1 . 8000 0.005 0. 008 0.000 0. 007
7.866't 0.005 0.009 0.000 0.007
1 . 9333 CI. 005 0. 009 0. 000 0. 007
2 . 0000 0. 005 0. 009 0.000 0. 00i
?.066'Ì 0.005 0.c09 0.000 0.00?
2 . 1333 0.005 0. 010 0. 000 0. 0072.2000 0.005 0.010 0.000 0.007
2.266'/ 0.005 0.010 c.000 0.007
2 . 3333 0. 005 0. 011 0. 000 0. 007
2.400a 0. 005 0. 01"1 0. 000 0. 007
2.4661
2.5333
2. 6000
2 .666"1
Z. I JJJ
2.8000
2.8661
2.9333
3. 0000
3. 0667
3.1333
3.2000
3 .2667
3. 3333
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0. 005
0. 005
0.005
0.005
0.005
0.0c5
0.000
0.000
0. 000
0. c00
0. 000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
û.000
0.000
0.011
0. 012
0.01.2
007
0CI?
00?
007
007
007
001
001
007
007
00?
00?
007
007
01
01
01
01
01
01"
01
01
01
01
U1
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
0.
û.
0.
0.
0.
0.
0.
0.
0.
2
3
1.J
3
4
4
4
5
5
5
6
lrr*ight Engineering Co. - Str:rmwater $iie Pian 12t2{ii2ü17
Attachment 5
3.4000 0
0
0
0
0
0
0
0
0
U
0
{)
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
01
01
01
01
01
01
01
01
Ul"
01
01
Q2
02
o2
02
02
r.4
3.5
3.6
J.O
3.7
J.t1
3.8
?o
4.û
Alt
4.1
d2
4.2
4.3
4.4
4.4
¿.5
4.6
4.6
4.1
4.8
4.8
4.9
5.0
5.0
5.1
5.3ÈÀ
5.4
ET
5.6.-Ê
E1
5,ð
5.8
5.9
6.0
66"7
333
000
661
333
000
661
333
UUU
661
333
000
661
JJJ
000
661
aaaJJJ
ll00
661
333
000
66"7
333
000
661
)a)
000
661
1al
000
661
333
000
667
000
661
333
000
0.005
0. 005
0.005
0.005
0. 00s
0.005
0.005
0.005
0.005
U. UU)
0.005
0.005
0. 005
0. 005
0.005
0.005
0. 005
0. 005
0. 005
0.005
0.0CI5
0.005
0. 005
0. 005
0. 005
0. OCIs
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.00s
0. 005
0.005
0.005
0.005
0. 005
0. 005
. 021
n1)
.022nt'ì
.023
.024
.024
.024
.025ntq
ô?q
.426
.u1-ô
.426
. CI26
. Q2'l
.02'7
.021
.028
.028
.028
0. 000
0.000
0.000
0.000
0.000
0.000
0. 000
0.000
0.000
0. 000
0. 000
0.000
0. 000
0.000
0.000
0. 000
0.000
0.000
0.000
0.000
0.OCI0
0. 000
0.000
0.000
0.000
CI.000
0.000
0. 000
0. 000
0.000
c.000
0. 000
0. 000
0. 0û0
0.000
0.000
0.000
0.000
0. 00û
0.007
0.007
0.007
0.007
0.007
0.007
0.00?
0.00?
0.00?
0.007
0.007
0.00?
0. 007
0.007
0. c07
0.007
0.007
0.007
0.007
0.007
0.00?
0. c07
0.007
0.007
0. 007
0. 007
0. 007
0.007
0.007
0.007
0.007
c.007
0.00?
c.00?
0.007
0.007
0.00?
0.007
0.007
016
k)
1
'1
1
B
BI
B
9
Ò
0
0
0
1
i
ÀNAÍ,YSIS RSSUI,ÏS
Stream Proteetion Ðuration
Predevelopêd Landuse Totals for POC #1
Total Pervious Area.: 0.21
Total Inpervíous A¡ea:0
lnsight f;ngine*ring Cc. - $tormwater $i?a Pl*n
-23 -
12!2812A17
Attachment 5
Mitigated Landuse Sotal-s for POC #1
Total Pervious Area:0, 08
fotal ftapervious Area:Û. 13
2 year
5 year
25 year
50 year
100 year
Flow Freguency Return Periods for Predeveloped. POC #1
Return Period F]-ow (gfs)
0.000105
0.00013?
0.0001_53
0. 0001?
0.00018
0.000189
Flow Frequency Rêturn Periods for Mitigated. POC #1
Return Period FLow (cfs)
2 year
5 year
1O year
25 year
50 year
100 year
0
0
0
0
0
0 /
Êtream Protection Ðuratíon
ÀnnuaL Peaks for Predeveloped and Mítígated. POC #1
Year l'litiaated
L9A2
1 903
1 904
1 905
190 6
1"901
. ÕnÕ
190 9
19L0
1911
L9L2
1 913
I9L4
1915
r9t6
791'7
1918
1919
7920
3"921
7922
7923
L924
L925
7926
r92'l
:-928
t929
0.000
0. 000
0. 000
0.000
0. 000
0.000
0.000
0. 000
0. 000
0.000
0"000
0. 000
0.000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0. 000
0.000
0.000
0. 000
0. 000
0. 000
0. 000
0.000
00
00
00
00
00
00
00
00
00
00
00
00
00
00
00
0c
00
00
00
00
00
00
00
00
00
00
00
0.0CI0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.û
0.0
0.0
tnsight ñngineering Co. - Storrnv¡aler $ite Plan
24
12t20/2ti-i
Attachment 5
1 930
1931
L932
1 933
r934
1 935
1 936
1 937
1 938
1S39
194 0
7941"
1942
194 3
194 4
194 5
L946
r947
t948
1949
1 950
1 951-
7952
l- 953
1954
1 955
1956
195 7
1958
195 9
r 960
L961_
r962
19 63
1964
1_965
L966
7961
1 968
1969
i 970
I9'¡7
1-912
791 3
197 4
i9"15
1.9"7 6I'77
197 B
r97 9
i980
1981
7982
198 3
19B 4
0.000
0.000
0. 000
0.000
0.000
0. 000
0. 000
0.000
0. 000
0 - 0c10
0. 000
0.000
0.000
0. 000
0. 000
0.000
CI.000
0. 000
0. 000
0.000
0. 000
0.00CI
0.000
0.000
0.000
0. 000
0.000
0.000
0.000
0. 000
0. 000
0. 000
0.000
0. 000
0.000
0. c00
0.000
0.000
0. 000
0. 000
0. 000
0.000
0.000
0. 000
0. 000
0. 00CI
0. 000
0. 000
0.0Cr0
0. 000
0. 000
0.000
0.000
0.000
0.000
0. 00c
0.000
0.000
0. c00
0.000
0.000
0.000
0.000
0. 000
0"000
0.000
0. 000
0. 000
0. 000
0.000
0. 00c
0. 000
0. 000
0. 000
0. 000
0. 000
0.0û0
0.000
0.000
0.000
0. 000
0.000
0.000
0. 000
0.000
0. CIo0
0. 000
0.000
CI. 000
0.000
0.000
0.000
0.000
0.000
0. 000
0.00CI
0.000
0. 000
0.000
0. 000
0-000
0.000
0.000
0. 000
0.000
0. 00û
0. 000
0.0c0
0. 000
0. 000
lnsight f;ngineering Co. - $formweteir Site Piari 1?^t2*t2t17
Attachment 5
1 985
i986
r98'7
198I
198 9
19 90
i991
r992
1993
L994
1 995
r-996
l.99't
19 98
1 999
20 00
2001
2Q02
2 003
2CI04
2005
2At6
204'7
2008
2AA9
2 010
2OIL
20L2
2 013
2014
2 015
20r6
20L't
2 018
20t9
2020
2A2r
2022
2023
2024
2025
2A26
202-/
2028
2029
2 030
2031,)ô?,
2033
2034
2035
2436
2t3'7
2C38
2439
0.000
0. û00
0.000
0. 000
0. 000
0.000
0.000
0.000
0. 000
0.000
0.000
0.000
0.000
0. 000
0.000
0. 000
0.000
0. 000
0.000
0. 000
0. 000
0. 000
0. 000
0.000
0. 000
0. 000
0. 000
0.000
0.000
c.000
0.000
0. 000
û.000
0. CIo0
0. 000
c .000
0. 000
0.000
0. 000
0. 000
0. 000
0.000
0. 000
0.000
0. 000
0. 000
0.000
0.000
0. 000
0.000
0.000
0. 000
0.000
0.000
0. 000
0.0û0
0. 000
0. 000
0.000
0. 000
0.000
0.000
0.000
0.000
0.0(i0
0.000
0.000
0.000
0. 000
0,000
0.000
0.000
0.000
0. 000
0.00c)
0.000
0.000
0.000
0. 000
0.000
0.000
0.00c
0. û00
0.000
0.000
0.000
0.000
0. 000
0. 000
0.000
0.000
0.000
0. 000
0. 000
0.000
0. 000
û. 000
0.000
0. 000
0. 000
0. 000
0. 000
0.000
0.00c
0. 000
0. 00û
0. 00c
0.000
0.000
0. 000
lnsight Ëngineering Co. - Stormweter Site Plan
-26 -
12t2U2.A1i
Attachment 5
204Q
2A4r
2442
2043
2044
2045
2046
204"7
2048
2050
205L
2052
2053
2054
2055
2CI56
2051
2058
0.000
0.000
û. 000
0. 000
0.000
0. 000
0.000
0. 000
0. 000
0.000
0.0CI0
0. 000
0. 000
0. 000
0. 000
0.000
0. 000
0.000
0.000
0 .000
0.000
0.000
0.000
0. 000
0.000
0.00c
0.00c
0. 000
0. 000
0.000
0. 000
0.000
0.000
0.000
0. 000
0. 000
POC *1
Stream Protection Duration
Ranked Annual Peaks for Predeveloped and låitigated
Rank Predeveloped Mitigated
0. CI002 0. 0000
0. 0002 0. 0000
0. CI002 0. 0000
0. 0002 û.0000
0.0002 0.0000
0. 0002 0. 0000
0. 0002 0.000{)
0. 0002 0.0000
0.0002 0.0000
0. c002 0. 00000.0002 0.0000
0. 0002 0. 00000.0002 0.0000
0.0002 0.0000
0. 0002 0. 00000.0002 0.0000
0. 0002 0.000c
0. 0002 0 .00000.0002 0.0000
0.0002 0.0000
0. 0002 0 .00000.0001 0.0000
0. 000L 0. 0000
0. 000r. 0. 00000.000L 0.00000.0001- 0.00000.000r- 0. 000û0.0001 0.00000.0001 0.0000
0. 0001 0. 0000CI.0001 0.0000
1
¿
J
!
5
6
1I
9
t0
11
TI
l-3
L4
15
16
17
1B
1.9
¿.v
¿I,,
23
2A
25
¿o
2t
2B
29
30
31
- ¿/ -
i2i2t/2u"rlnsight f;ngineering Co. - $tormwaier $ite Plan
Attachment 5
32
33
34
atr
36
31
3B
39
40
Á1
A1
43
44
45
46
4'7
4B
49
50
(1
52
53
54qq
56
57
5B
59
60
6L
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63
64
65
66
61
68
69-t0
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1'
'13
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'71
'78
19
BO
BL
B2
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B4
85
B6
0.0001
0. 0001
0.0001
0.0001
0.0001
0.0001
0. 0001_
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001-
0. 0001
0.0001
0. 0001
0. 0001
0. 0001-
0. 0001
0.0001
0.0001
0. 0001
0.0001
0.0001
0.0001.
0.0001
0.0001
c. 00c1.
0.0001
0.0001
0. 0001
0. 0001
0. 000r-
0.0001
0.0001
c.0001
0.0001
0.000i-
0.0001
0. 0001
0. 0001
0. 0001
0. 0001
0.0001
0.0001
0. 0001
0. CIO01-
0. 0001
0. 000r-
0. 0001
0. 0c01
0. 0001
0.00CI1
0. 0001
0.0000
0 . 0000
û. 0000
0. 0000
0,0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0.0000
0.0000
0. 0000
0.0000
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
c.0000
0.0000
0.0000
0. 0000
0.0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0. 0000
0. 0000
0.0000
0. 0000
0. 0000
0. 0000
û.0000
0. 0000
0. 0000
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
lnsight fngineering Cc. - $larrnu¡at*r Sìie Fì*n
-28 -
1220i2017
Attachment 5
B1
88
B9
90
97
92
93
o,
q5
96
91
98
99
100
101
142
103
104
105
106
107
108
109
110
111
iL2
113
Ll4
115
1"76
177
1_ 18
119
120
ï2L
L22
1"23
12.4
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126
1,2'7
128
1"29
L30
131
t32
133
134
135
136
1 5l
138
139
140
14L
0. 0001
0.0001
0. 0001
0. 0001
0. 000r.
0.0001
0. c001
c.0001
0. 0001
0. 0001
0.0001
0.0001
0. 0001
0. 0001_
0.0001
0.0001
0.0001"
0.0001
0.0001
0.0001"
0.0001
0. 0001
0.000i
0. 0001
0.0001
0.0001
0. 0001
0 . 0001"
0. 0001
0.0001
0.0c01
0.0001.
0.0001
0.000r.
0. 0001
0.0001
0.0001_
0.0001
0.0001
0.0001-
0.0001
0.0001
0.0001
0.0001
0. 0001
0. 000r.
0.000i
0. 00CIr-
0.0001
0. 0001
0. û001
0.0001
0.0001
0. 0001
0. 0001
0. 0000
0. 00c0
0.0000
0. 0000
0. 0000
0.0000
0. 0000
0. 0000
0.0000
0. 0000
0.0000
0.0000
0. 0000
0.0000
0.0000
0.0000
0. 0000
0.0000
0.0000
0.000c
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0. CI000
c.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0. 000C|
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0. 0000
0. 0000
0.0000
0.0000
0. 0ûû0
0.00CI0
0.0000
0.0000
0. 0000
0. 0000
0.0000
0.0000
0. 0000
0. 0000
0.0000
ln*ight *.ngute*rinç Cr:. - $tormwatei Site plan
-29 -
12t2*t?-û17
Attachment 5
L42
1{3
t-44
145
r46
141
148
1àq
150
151
1C1
'JL1i?
154
155
156
151
0.0001
0.000L
0.0001
0. 00CI1
0.0001
0.0001
0.0001
0. 0001
0.û001
0.0000
0 . 0000
0.0000
0.0000
0.0000
0. 0000
0. 0000
0.0000
0. 0000
0.0000
0. 0000
0. 0000
0.0000
0. 0000
0.0000
0. 0000
0.0000
0.0000
0. 0000
0.0000
0.0000
0. 0000
0. CI000
Stream Protection Ðuratiorì
POC #1fhe Facility PÀSÊEÐ
The Facíl-ity PÀSSED
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.000r-
0.0001
0.0001
0.0001
0 _ 0001
0.0001_
0.000r-
0.000r.
0.0001
0.0001
0.0001
0.0001
0. 0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.00ût-
0.0001
0.0001
l'low (cfs)Predev
4620
4463
4L99
401 2
3952
3835
3583
3440
334 5
31 18
2992
291-9
2826
¿ot I
2604
2530
2387
23AA
2248
2L66
2028
r_980
1888
L't 62
77 0L
L644
1563
142:.
1_349
131- 1
Mit Percêntage Pass/l'aíl0 0 Pass0 0 Pass0 0 Pass0 0 Pass0 0 Pass
0 0 Pass0 0 Pass0 0 Pass0 0 Pâss
0 0 Pass0 0 Pass0 0 Pass0 0 Pass0 0 Pass0 0 Pass0 0 Pass0 0 Pa,ss0 0 Pass0 0 Fass
U U PASS0 0 Pass0 0 Pass0 0 Pass
0 0 Pass0 0 Pass0 0 Pass0 0 Pass0 0 Pass
0 t Pass0 0 Pass
0.0001
0. 0001
lnsight Ingineering Cc. - $tormwaler Sìte Flan
-30-
12t2u2t1'í
Attachment 5
0. 0001
0. 0001
0.0001
0.000L
0.0001
0. 0001
0.0001
0.0001
0.0001
0.0001
0. 0001
0. 0001
0. 0001
0.000:r
0.0001
0.0001
0. 0001
0. 0001
0.000r.
0.0001
0.0001
0.0001
0.0001
0 . 0001"
0.0001
0.0001
0. 0001
0.0001
0.0001
0.0001
0.0001
0. 0001
0. 0001_
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001.
0.0001
0.0001
0. 00ûr-
0.0001
0.0001
0.0002
0. 0002
0. 0002
CI. 0002
0. 0002
0. 0002
0.0002
0. 0CI02
0.0002
1209
L175
113 6
1_065
102 3
980
941
BB3
859
OJJ
19"1
168
154
"7 32
684
634
674
570q'r?
501
489
457
438
418
394
382
.JO¿
344
322
310
305
290
27r
258
aAa
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229
214
L89
LB1
186
L11
i 61
15¿
133
L23
119ir6
LU¿
94
B1
17
59
56
52
0
c
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Pass
Pass
Pass
Pass
Pass
rdÞÞ
Pass
Pass
Pass
Pass
f):cc
Pâss
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pâss
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pess
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Þacq
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
Pass
lnsighi Ër':gineering Co. - $tor*rwetei Site Pl*n 12"t202ô17
-31-
Attachment 5
0.0002
0.0002
û.00c2
0.0002
0. 0002
0. 0002
0. 0002
c.0002
c.0002
^ .lnnt
0.0c02
0.0002
0.0002
0. 0002
û. 0002
Pass
Pass
Pass
Pass
Þrcc
Pass
Pass
Pass
Pass
Pass
Pas s
Pass
Pass
Pðs s
4B
32
30t)
4
¿I
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
water Quality BMP f'l"ow and volut0ê f,or FoC #1
On-Line facil-ity wolume: 0 acte-f,êêt
On-line facil-iùy targe! f:.owí 0 cfs,
Àdjusted for 1"5 min: 0 cfs.
off-linê facj-lity target f].ôw: C cfs'
Àdjusted for 15 nL:j.n: 0 cfs.
f.lD Report
LfD TechniquePercent Water Quality
Used for
PercenL
Treatment?
tùaLer Quality
Totêl Volumn VoJ-urnn
Through
Facility
L n Il..l.t raL ron
VoIumn
(ac-ft. )
Cumufative
Volunn
Infiltrati-on
CÕfûr'.ent
Needs
'.¡ol-urnn Trîeatnent
Jnfi.ltrated Treated
Gravei rrench Bed 1 poc
-
- ì#Liac-ft) ----
credii
N
99 .92Total Voìurne lnfittrðted 44.89 0.00 0.00
99,92 0.00 0t No Treat. Credii
Comptiance with LID sta¡darcì B
Duration Ana.lyeis Result = Passed
Perlnd and Inplnd Changes
No changes have been made
This progran and âccômpanying documentation ère provided 'as-is' htithout wårranty of any kind.
Tbe entire risk regarding the performance and resu]-ts of this program is assuned by End User.
Cleer Creek Solutions Inc. ând the governmental licensee or sublicensees disc.lain all warranties,
elthetî expressed or implied, incJ.uding but not limj.ted lo implied vràrranties of program and
accompanying documentatj-ûn. ln no event shall Clear Creek Solutions Inc. be liabl"e for any
damages whatsoever (including Írithorìt Limitatio¡r to daaages fôr loss oi busines6 profits, lÒss of
business informaiion, busilless interruptiÒn¿ and the 1íke) arising out of the use of' or
inability to use this progrân even if Clear Creek So.lulj.ons Inc. or their authorí¿ed
representatíves have been advised of the possibí.lity of such damages. Softhtare Copyright O by :
Cteâr Creek So1utíons, Inc. 2005-2017; ÀLl Rights Reserved.
lnsight Hngineering Cc¡. - Stormwater $iTe Plan
32
12l2rll2C17
Attachment 5
5.3 Frontage Basin Summary
Frontage Basin
5.3.1 Existing Frontage Basin Summary
= 0.02 Acres
Existing Frontage Basin :0.02 Acres
The existing basins was modeled as seconcl growth forest. Refer to the Existing Basin Maps and
the following pages for more details.
5.3.2 Developed Frontage Basin Summary
Developecl Frontage Basin
Impervious:
Road :0.0i Acres (564 SF)
Total Impervious :4.02 Acres (986 SF)
Pervious:
Pervious Area : 0
100-yr Peak Flow Inclease : 0.02 cfs - 0 cfs : 0.02 cfs < 0.I cfs
Thereforc, the frontage basin is exempt fi'om flow control and it will be bypassecl
- 0.02 Acres
lnsíght f,ngineering Co. - $tçrmwater Site Êian
JJ
12t2út?-C1'T
Attachment 5
wwHM2012
PRO.TECT REPORT
Project Name: Howell Bypass
Sitê Narnê: HowelJ Way Edmonds
Site Address¡ 318 Howell tr'üay, Edmonds'
City : Edmonds
Report Ðate: 12l5/2A1'7
MGS Regoín : Puget East
Ðâta Start : t90I/I0/7
Data End : 2058/Q9/30
DOT Data Number: 03
Version Ðate: 2CI1,6/02/25
Version : 4.2.L2
tlA 98020-4 118
Low Flow Threshold for POC L : 50 Percent of the 2 Year
High Flow Threshold for POC 1: 50 year
PREÐEVELOPED I.AND I'Sg
Name : Exisitng Bypass
Blpass: ll<r
4roundWater: No
Pervious Land Use
A B, Forest, Flat
Pervi-ous Total
Irrpervious Land Use
Impervious Total
Basin Tota].
a.crê \r.02
0. 02
acre
0
0.02
Element Flows lo:
Surface Interflor.c Groundwater
MTTIGATED T,AND I'SE
Name : Developed Bypass
Blpass: No
lnsight Ëngineering Cc. - $törmwatei $ite Pian
-34-
12t7ttl2A17
Attachment 5
GroundWater: No
Pervious Land Use
Pe¡vi.ous [ota1
Impervigus Land Use
ROÀÐS rr.,AT
STÐE}TAÍ,KS FI.AT
Tmpervious fotal
Basín Total-
acre
acrê
0.01
0. 01
0.02
0. 02
0
^l
Element, Flows fo
Surface Interflow Groundwater
.Ar{ÀtYsrs Fgsuï,îs
Stream Protection Ðuration
PredeveJ-oped Landusê Totals for POC #1
Total Pervious .Area: 0 . 02
Total Impervious Area:0
Ifitigated T,anduse Totals for POC #1TotaL Pervious J\rea:0
TotaL lmpervious Arear 0, 02
Flow Frequency Return Periods for Predeweloped
Return Period Flow(cfs)I year
5 yaar
10 year
25 year
50 year
100 year
2 year
5 year
10 year
0.00601s
0 . 008l"2s
0.009699
POc #1
0.
0.
0.
0.
0.
0.
0000 1
0 0 0013
00 0 015
000016
00 0 017
000018
Flow Freguency Returr¡ Períods for Mit,igated. POC #1Return Period Flow(cfs)
insight f;ngineering f,o. - $tcrmy¡ater Sìle Pian
35
12t2til2a17
Attachment 5
25 year
50 year
100 year
0. 011897
0. c13693
0.015633
lhe deveJ.opmen! has ar¡ increasê in flow durations
f,tom !/2 Predevelo¡rêd 2 year f].ô}' to ttre 2 year flow
ôtr môrê than a 10t inc¡ease from the 2 yeat to the 50
!"èa¡ f]Òi.r.the dewelopment has a$ j-r¡crease in fLô?r duratíons for
mofe than 50t of the flows for thê range of thedu¡ation âr¡aLysis,
Watêr Quâlity 8MF tr'losr ärrd VoLume f,or POC #1On-line facj.Lity volumê: 0 acre-feet
On-l"ine faci].ity target fLow: 0 cfe.
Adjusted for 15 ûin: 0 cfs.Off-line faciJ-ity target fl"Õw: 0 cfs.Adjusted for 15 nÍn: 0 cfs.
Í.ïD Rêport
f,lt, TechniquePercent Wacer Quality
t:cìurnn
I nfiltrated
Used for Tôtèl volu¡nnPercenÈ Conment?reatment? Needs
Water Quality lreatment
Trêated (ac-ft)
Vôlumn
Throrìgh
Fåcility
íac*fl l
In fil-tration
Vô.1"urftIl
(ac-ft. )
cumulative
VoIunn
lnfil tra tlon
Credit
lnsíght Fngineering Ca. - Sfcrmwatsf Site pl*l1
JO
12/2.ti2*17
Attachment 5
5.4 Water Quality
The project is exenrpt for water quality because the new pollution genemting impervious
surface is 2,493 SF which is less than the threshold of 5,000 SF. The frontage basin is exempt for
water quality because the new pollution generating impervious surface is 564 SF which is less
than the threshold of 5,000 SF.
lnsíçht Engineering Os. - Stormlvater Site Plan
- 3t -
12í2012t17
Attachment 5
A. STORMWATER POLLUTION PREVENTION PLAN
This Stormwater Pollution Prevention Plan (SWPPP) has been prepared as paft of tlie
construction stormwater permil rcquirements for the project Howell lvny Edmoruls in Edmonds,
Washington.. Itis located in Section 26, Township 27 Norlh, and Range 3 East of the Willamette
Meri<iian in snohomish County, Washington. The site area is 0.17 Acres. The site is cu¡ently
developed with an existing house, asphalt driveway ancl walkway from Howell Way. The
rcmainder of the site exists as residential landscaping. The site contains one drainage basin that
slopes to the nofiheast. Please refer to the downstrearn analysis üìap for more details. There are
no clitical areas located on the site. Pe¡ NRCS suryey of Snoho¡nish County, the project site
contains Everett soils that have a hydrologic classification of Type "4". please refèr to the soils
map and clescriptions attached later in this report fbr more details.Flow cont¡ol requirements will
be met by a Stormtank that provides infilration at the base of t¡e system. It will be located
within the open area' Storm-tank modules of 36-in will be stacked on top of storm tank modules
of 36-in to make up to a depth of 6-ft. The total provided storage volume by the Stonntank is
1,257 CF' An infiltration rate of 1.4 inlhl per geotechnical recommendation was used within the
hydraulic analysis. A geotechnical report is included in the appendix of this repoft. See Section 5
for more details. The onsite Stormwater management requirement w'ill be met by the Stormtank
system that will provide full infîltration. The impervious areas and the pervious areas will be
connected to the Stormtank system. The overflow from the systern will be comected to the
existing drainage system along Howell Way. The proposed Stormtank system will store and
infiltrate ruuoffthat is currently flowing in an unrestrained manner. No runoff is anticipated to
leave the site' Therefore, the downstream public channel should not experience any future
flooding problems. Flow control requirements are exempt per section 2.5.7 of the SWMMWV/
because the Frontage Basin's effective impervious area is 986 SF which is less than the thrcshold
of 10,000 SF, the project will not convert 3/q aqes of native vegetation to lawn, and the 1gg-year
flow frequency incrcase is 0-02 cfs which is less than the threshold of 0.1 cfs. The project is
exempt for water quality because the new pollution generating impervious surface is 2,493 SF
which is less than the threshold of 5,000 SF. The frontage basin is exempt for water quality
lnsight Engirreering Co. - $îc¡rmw*ter Site ?lan
-39 -
1?-t20/2ü17
Attachment 5
because the new pollution generating impervious surfl¿ce is 564 SF which is less than the
threshold of 5,û00 SF.
The purpose of this SWPPP is to clesøibe the proposed consfruction activities and all
tenrporary and permanent erosion and sediment control (TESC) measures, pollutiori preventiorr
measures, inspectiorlmonitoring activities, and recordkeeping that will be implemented duling
the proposed constn¡ction project. The objectives of the SWPPP are ro:
l. Implement Best Management Practices (BMPs) to prevent erosion ancl
sedimentation, and to identify, reduce, eliminate or prevent stormwater
contamination and water pollution flom construction activity.
Prevent violations of surface water quality, ground water quality, or
sediment management stanclarcls.
Prevent, cluring the construction phase, adverse water quality impacts
including impacts on beneficial uses of the receiving water by controlling
peak flow rates and volumes of stormwaïer runoff at the Permittee's
outfalls and downstrearn of the outfälls.
This SWPPP was prepared using the Ecology SWPPP Tenrplate. This SWPPP was prepared
based on the requircments set foth in the Construction Stormwater General Perlnit and in the
Stormwater Management Manual for Westem V/ashington (SV/MMWW 2005).
2
3
lnsiEht ãngineering Co. - $icrmw*ter $ite Plan
..40 -
12i2t!2t17
Attachment 5
The 13 BMP Elements
Element #l - Mark Cleari4s.L-Ímits
To protect adjacent properties and to reduce the area ofsoil exposed to construction, the
lirnits of construction will be clearly marked before land-clisturbing activities begin.
Element #2 - Establish Ço4struction Access
Construction access or activities occuring on unpavecl areas shall be minimized, yet
--.L^-^ -^i-¿^ ^L^lt I^^ ^¿^L"'l:*^l t^ --^1,-i-^-l--^ ¿l- - ¿ -- -f -!,- - f r:wlrçr.ç rrçççb¡raty. au\,çùù purrllù slralr uç staull.r¿çu [u illr.llilill¿c lilc u¿1ÇKlllg ot sçullllcilt
onto public roads, and wheel washing, street sweeping, and street cleaning shall be
ernployed to prevent sediment 1Ìom entering state waters.
fnstall the temporary construction entrance, according to the approved construction plans,
prior to any clearing or grading activities. Maintain until the access road is paved.
Eleme4f #3 * Control FIow Rates.
In order to protect the properties and waterways downstream c¡f the project site,
stormwater discharges irom the site will be controlled. In general, discharge rates of
stormwater from the site will be controlled whele increases in irnpervious aì'ea or soil
compaction during construction could lead to downstrearn erosion, or where necessary to
meet local agency stonnwater discharge requirements.
Element #4 * Install Sedinlent Controls
Instail silt fencing, according to the approved plans, plior to any clearing or grading activities.
Maintain until all construction activities are completed.
install catch basin filters, according to the approvecl construction plans, as catch basins become
operable. Maintain until all construction activities are completed.
Slement #5 - Stabilize Soils
Exposed and un-worked soils shall be stabilized with the application of effective BMPs to
plevent erosion throughout the life ofthe proiect.
Apply temporary hydro-seed to exposed and un-worked soils, according to the approved
construction plans, as needed to prevert erosion during site grading. Apply permanent hydro-
seed to areas at final grade as site grading is completed.
Apply mulching to exposed and un-worked soils, according to the apprnved construction plans,
as needed to prevent etosion during site grading. Maintain until site grading is completed and
permanent hydro-seed is applied.
Cover stockpiles with plastic sheeting, according to the approved construction plans, as needed
to prevent erosion duling site grading. Maintain until stockpiles ale removed fi'om site.
Element #6 - Protect Slones
All cut and fill slopes will be designed, constructed, and protected in a manner than minimizes
erosion. The following specific BMPs will be used to protect slopes fbl this project.
Element #7 - Protecú Drain Inlets
lnsight *"ngtneering Co. - $tormwaier $ite Plæir
-41-
12tzt/2t17
Attachment 5
All storm drain inlets and culveds made operable during construction shall be protected to
prevent unfiltered or untreated water from entering the drainage conveyance system. However,
the first priority is to keep all access roacis clean of sediment and keep strcet wash water separate
from entering stonn drains until treatment can be prnvided.
Element f8: Stabilize Channels and Outlets
Where site runoff is to be conveyed in channels, or dischargecl to a stream or sonre other natural
drainage point, efforts will be taken to nrevent downstream elosion.
Element #9 - Control Pollutants
All pollutants, including waste materials and demolition debris, that occur onsite shall be
handled and disposed of in a maruler that does not cause contamination of stormwater. Good
housekeeping and preventative measures will be taken to ensure that the site will be kept clean,
well organized. and free of debris.
Elg.q"gnt #10 - Çontrol Dewatering
Tlrere will be no dewatering expected as part of this proposal. If it occurs, Baker tanks will be
used for dewatering.
Elernent #Il - Maintai$ BMPs
All temporary and permanent erosion and sediment control BMPs shall be maintained and
repaired as needed to assure continued performance of their intended function. Maintenance ancl
repair shall be conducted in accordance with each particular BMP's specifications. Visual
monitoring of the BMPs will be conducted at least once every calendar week and within 24 hours
of any rainfall event that causes a discharge fi'om the site. If the site becomes inactive, and is
temporarily stabilized, the inspection frequency will be reduced to once every month. All
temporåry erosion and sediment control BMPs shall be removed within 30 days after the final
site stabilization is achieved or after the temporary BMPs are no ionger neecled. Trapped
sediment shall be removed or stabilized on site. Disturbed soil lesulting û'om removal of BMPs
or vegetation shall be permanently stabilized.
fn*ight Ëngíneering Co. - $tormwater Sìte Pl¿n
42
12t2U2A17
Attachment 5
Element #12 - Manase tþe Proiect
Erosion and sediment control BMPs for this project have been designed based on the following
principles:
Design the project to fit the existing topography, soils, ancl drainage patteüìs; Emphasize erosion
control rather than sediment control; Minimize the extent and duration of the ârea exposed; Keep
runoff velocities low; Retain sediment on site; Thoroughly monitor site and maintain all ESC
tneasures and Schedule major eafthwork during the dry seâson. The SWPPP shall be modified as
necessary to include additional or modified BMPs clesigned to coüect problems identified.
Revisions to the SWPPP shall be completed within seven (7) clays following the inspection.
Element #13 -Jrotect On-site Stormwater Manasement BMPs for Runoff from Roofs andOtþr Hard Surfaces
On-site stolmwater tnanagenrent IIMPs r¡sed for runofifrom roofs and other hard
surfàces include: ftill dispersion, roof downspout full inliltration or dispersion
systents, perforated stubcut connections, rain gardens, bioretention systems,
permeable pavemeil, sheetflow dispersion, and concentrated flow dispersion. The
areâs on the site to be used fol these BMPs shall be protected fi'orn siltation and
oompaction during construction by sequencing the construction in a fashion to
install these BMPs at the latter part of the construction grading operations, by
excluding equipment fiom the BMPS and the associated areas, and by using the
erosion and sedimentation confi'ol BMPs listed below. Additional requirements
for prctecting these BMPs during the construction process, testing functionality,
and restoring functionality are needed at the final stage of the construction
pfocess.
Relevaqf BMPs
BMP C102: Buffbr Zone BMP
C103: High Visibility Fence BMP
C200: Interceptor Dike and Swale BMP
C201: Grass-lined Cirannels BMP
C207: Check Dams BMP
C208: Triangular Silt Dike BMP
C23I: Brush Banier BMP
C233: Siit Fence BMP
C234: Vegetated Strip
ìnsight ñngíneering f*. - $åorrnr¡¡atei $ile Plan i2t?.0t2*17
-43-
Attachment 5
B. OPERATIONS AND MATNTENANCE MANUAL
The facilities that require periodic maintenance for this proiect are as follows.
o Stormtanko Catch basinso Catch basin Insertsc Conveyance Storm Pipes
Refer to the following pages for facilities trrat require maintenance.
lnsight Ëngineering Co. - $tsrmuvæter $ite plan
-44-
,2t2A!2*17
Attachment 5
l#¿¡#¿¡ls þTainlenåncs ü¡"ridelines
General:
The Stormïank'" Stormwater Starage Module is a component in a sïormwater collectìcn system,
providing storâge for the detention or infiltration nf runoff. Iilo two systerfis are th* same; with varying
shapes, si¿es and configuratiens. Some in¿iude pre-treatment tc remcve sediment and/or rûntãffìinänts
pr¡ûr t8 entering the storage arsa and scme do nfi. System$ without pre-treatm€ñt require greäter
attûntiÕn to systeÍT1 functionality and mav require additional maintenance,
ln arder ta sustain system functionality Erentwood offers the followirrg general maintena¡rce guiclelines
Precautions:
1. Priör to & During Constructi*n - $iltation prevention of the stsrmwater system.
a. Ctnforrn to ail local, state and federal regulations fsr sediment and erosion control during
construction"
b. lilställ sitÊ ernsicn and sediment BMF's {Best li{anagen:ent Practices} r*quired to prevënt
siltation of the storrnwäter system.
r. Tnspect and maìntain erosìnn and sediment BMP's during constructian.
3. Post Construction - Frior tn conrmissioning the $torrnïånk"" systern.
a. Remcve and properly dispose of constn¡ction erosion and sedime nT 8fulP's per all local, state
and federal regulations. Care shauld be taken during rcnroval of lhc *MP's as n*ì to allcw
callected sediment sr debris into the strrrnwüter systen1.
b. Flush the StormTank'" system to remove any sediment or construction debris imm*diately afïer
the BMP's removal. Follow the nraintenance procedure outlined.
lnrpectionsl
Follow all local, sTale, ånd federal regulations regarding strrñwåtËr BMp inspection rÊquirements.
Erentwond lndustries ma kss the lallowing recomn:endalions:
L. Frequency
a. During the first service year a visual inspecti*n should be completed during and after each nrajor
rainfall event, in addition to semi-annually, to esTablish ã pattern of setiinrent and debris
buildup.
L5 snsmv'woon.
RevisiÕn:61û Morgãntown Road, Reading. PA 196j"1
P:61^t-374-51ü9 F:6L0-736-1280 [mail: Stûrìrgiitie,ljàþrêñr&'ûñdirìdv5.trjËs.q-çrï9/17/11 1of I
Attachment 5
i. tach ltormwater system is unique and multiple criteria c*n affect maintenance frequency
$uch as:
ä) Systen Design: pre-treatrnenl/no-pretreatment, inlet prctection, stand alnne
device.
b) 5ur{ace Area Collecting From: hardscape, gravel, sail,
ci Adjacent Area; soil runoff, gravel, trash.
i\ c^^^^,.^t al, ^^^^-, t-ll l^^..^- rr,;a&ÃÉ ^-l+l-i^Å^--u, Jcd)vllg, Llrallåç¡. ìGlr-rccvc), Y9¡ù[çr-5ort/Lrrlugl¡.
b. Secnnd year plus; estãbl¡$h an annual inspection frequency based on the info¡maticn collecled
cluring the first year. At a minimum an inspection should be p*rfcrm semi-annually.
c. Seasonal change; regianal areas affectecl by seasonal change {spring, surnmerr fall, winter) may
require additional inspecticns at the change of seascns in addition ta semi-annually,
2. lnspect:
a. lnspectiûn ports.
b. lnflow and autflaw points including the inlet/manhe¡le and pipes
c. Discharge area.
3. ldentify and Report mðintånãnce required:
a. Sediment and debris aecunrr¡lâtion,
b. System backing up.
c. Flow rate change.
Maintenance Prsredures:
l. Conform to all iocal, state and federal regulations.
2. Determine if maintenance is required. lf a pre-treatment device is installed, foilow manufaeturer
recommendations.
3. Using a vãcuum pump truck evacu;te debris frçm the inflow and outflow points.
4. Flush the system with clean water forcing debris from the system. Take care to avaid extreme direct
water prëssure when flushing the system.
5. Repeat steps 3 and 4 until no debris is evident.
These maintenance guidelinå$ werÊ wrilten by Brentwood lndustries, lnc. with the express purpose cf
providing helpful hints. These guidelines ârä nÕt ta b,e construed as the cnly Brentwood approved
methods fsr StormTank'" system maintenance or the final authority in system mäintenånce. Check with
the st*rmwatÊr systërn owner/project e ngineer far their corilract/specificaticn reqirirenents and ur
recommendations. Csntact your local $tormïank'" distrihutor or Brentwood lndustries for additionel
technical support if required.
ffi anEmrwüon"
fievisiôn:6l.t Morgantowr Road, Reading, PÅ 1963^1
P: 6Lû-374-51"û9 F: 610-736-1.280 Ernail: Stornrwatsrß}hÍsntl,r¡gÊrljin{}.$lije¡"Etçileh2/13 I of l
Attachment 5
No.5-tatchBasins
r*oiurze l* * l*tnoîTt"Èdttil?crrt EMPs - üeeeml¡ey 3A14
4-38
Maintenanee
Component
Conditions When Mainten*nce is Needed Results Expected When
MaintenanÐe isperformed
Trash or debris which i$ loçated immediatelv
in front of the catch basin opening or isblockinq inle,ttinq cãÐâcitv ôf thê iJåsin hv
more thãn 10%."
No Trash or deþ¡is located
immediately in front of
e rlnh h¡cin ñr ñn ^r-+ô0Fenrng.
Trash or debris (ìn The basin) that exceeds 6üpercent of the sr-rmp depth as measured fronlthe bottom of basin to invêrt ol the iowestpipê into or out of the basin, but irr no caseless than â min¡nlum of six inches clearançefrom the dehris surface tr thê inver't ùf thêÌowest pipe.
iilo trash 0r dëbris ¡n the
catch b*sin.
Trash or debris in anv inlet or cutlet uineblocking more than 1i3 of ¡ts height. ' 'lnlel a¡rd oullet 0ioes free
of trash or debris
Trash &tebris
Dead animals or vegetât¡on that couldgenerãïe ador$ thât could cause complaints
ûr dangerûus gaaes (e.g., methane). '
No dead ânhnâls 0r
vegetation present w¡th¡n
the catch basin.
Sediment $ediment (in the ba$in) that exceeds 60percent ofthe sunìp depth as measured fromthe bottom of basin to lnveri of the lowestpipe into ci out ofthe basin, but in no caseless than a minimr¡m of 6 ¡nches cleårancefrom the secliment surfaûe to fhe inverl ol thelowest pipe.
No sedinient hì the câtchtr*sil
Top slab hâ$ holes larger than 2 squareinches or cracks wider than 1/4 rnch
{lntçnI i$ to näke sure no material is runnìnginto basin).
Top slab is free of hslee
and cracks.
$tructure
Damage to
Fru¡xe and/or
Top $lab
Frarne not sitting flush on Top slab, i.e.,
separaticln cf more than 314 ínch of thc frsme
from the top slab. Frafie not securelyåttâched
Frame is si1{ing flush orr
the r¡ser nngs ór top slab
and firmly attachecl.
Mâintenance person judges that structure isuns0und.Basin replaced or repairec{
to design standards.
Fractures or
Õracks in
Basín Wallsl
Bottom
Grout fillet has separated or cracked widerthan 112 inch and longer than 1 foot at thejoint of any inleUoutlet pipe or any evidence ofsorl part¡cfe$ entering catöh basin throughcracks.
Pipe is regrouted and$tcure 9t basin wall.
Settlernenf
Misalignment
lf failure of basin has cËâted a sâfëtv
funclion, or design prOhlen.Basin replacecl or repaired
io design slandärds.
Vegetation growing âcross and blocking rnorethan '10olo of the básin opening.
No vegetatíon blocking
open¡ng to basin.
General
Vegetatiün
Vegetaiion growing in inlet/ouflet pÌËe ¡ointsthat ¡s more than six inches tall and leés than
nix ínches apart.
No vegetation ot rÖotgrowth present.
Contaminaticn
and Pollution
$ee "Detention Ponds" (No. 1).No paliuiinn pre$ent.
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No.$*tatchtsasins
Na.6 - üebrls þarrlers {e.9", Trash Racks}
l,olwne {ì * llunofl' l'reeiffieftt 81.Íljs *.Ðec:ewÍ¡er 2014
4-3ç
Mäintênance
Gomponent
Defeet Conditione lf9hen llllaintenanee is Heeded Results Expêetêd When
Maintenanc¿ is
perfonned
tatch Basin
Cover
Cover Not in
Place
üover is m¡ss¡ng or only padially in place.
Any open catch basin requires maintenance.
CÊtch ba$¡n cover is
I n¡Þina
Mechanism
t,lot Working
äil¡ahaaì¡* ^^^^^+ h^ an¡^^d L., ^^-Nrçur rGr ¡rùr I f ç.| ¡r rwL ùç uPçr tçu !y vt tc
ma¡ntenance per$on with proper tools Eoltsinlo frarne have less than 1/2 inch of thread.
Àr--r---^:-,-,,--,rvruLilãil¡sn t ufjcils wrlf ì
prnper tools.
tover Difficult
to ftemove
One maintenance per$tn ænnûl remüve lidafter applying nornal lifting prs-qsure.
{lntent ís keep cover from sealing off access
to maintenance.)
Cover can bre removed bv
one nlaintenance person.
Ladder Ladder Rungs
Unsafe
Ladder is ungafe due to miusing rungs, nût
securely attached to bauin wall,
misalignment, rugt, cracks. cr *harp edge*.
Ladder meets desian
standards and allaü¡s
måi¡ltenanöe per'son saf*
svÇcÞ)-
Metâl ûrctes
{lf Applicahle)
Grate opening
Unsafe
Grate with openlng wider than 7¡'â inch trate opening meets
desìgn standards.
Trash and
tebrìs Trash and debr¡s thât is blacking nore than
20o1o of grate surface inleiiing capacity.
ü¡ate fiee Õf trâ$h änd
debrìs.
Damaged or
Missing
trate missing or brohen member(s) *f the Grate is ín place and
meefs design standards.
lllleintenanee
Componenta
DÊtuct Csndition \41?'¡en Mainùanance is
Needed
Results Expected When
Mai ntenanee is Psrlormed
General Trash and
üebris
Trash or debris that is plugging more
than 20% of the openings in the barrier
Barrier. cleared to design flow
capâcrry.
Metal Damaged/
Missing
Bars.
Bars are bent out of shape more than 3
inches.
Bars in place with no bends more
than 314 inch.
Barç.are missing or entire barrier
mrssrng.
Bars in place according to design.
Sars are loose and rust is causing 50%deferioratìon to any part of barrier.
Barrier replnced or repaired to
design siandarcls.
lnlel/Outlet
Pipe
Debrìs barrier missing or not attâched toprpe Barrier fìrmiy attached to pip*
You creaied this PDF Tram an applic*tion that is not licensed te pr¡nt io novaPilF printer {hftp:/lww$¡,l*v-çp,f¡f.ctiï)Attachment 5
No, 18 * Çatchbasin lnserts
Yoluwe {/ * llunts/f'Trersf¡tzenl }lÍ¡li's - Ðec.emh*r 2{)14
4-.t I
idaintenanæ
Component
[Þfêct ConditionE tftlhen Maintenance is
l*leeded
Results Expectad When
Me¡ntenanc¿ is Performed
Generai Sediment
Accumulation
When sediment forms å cap over the
insert medìa ûf the insert and/or unit.
No sedinlent cap on ihe insert
media and its unit.
Trâsh ãnd
uuut rb
Accumulation
Trash and c{ebris accumulates on insert
Ul llt t/, gdl¡l lg d UlUufiirg$/19!it'lLtlOlì.
Trash and debris removed
lrorn inseri unii. Runoff freeiy
flows irrto catch basin.
Medìa lnseri Not
fremoving Oil
äffluenl water lrom media insert has avisible sheen.
gffluent water fram media
insert is free of oiÌs and has na
vìsible sheen.
Media lnsert
Wäter $aturated
C*tch basin insert is saturãtsd with weter
and no longer has the capacity to
absorb.
Remove and replace medìa
insert
Medía lnsert-ûil
$aturated
Media oil $aturated due to petrofeum spill
that drains into catch basin.
Remove and replace mediaiq^*rI tèçt t.
Media lnsert Use
Seyond Normal
Product Life
Mediä has been userl beyand the typical
averåge lile of media inseri product.
ñemove and replace media at
regular inTervals, depending on
rnsert produÇt.
Ysu crested this flDË from an applieation that is ¡rat licensed to print to n*vaPDF printer ([:üp:ilw,.w:¡lÕväp{Lçsm)Attachment 5
C. GEOTË,CH REPORT
lnsighi Fngíneering Co. - $Íormvuæter $ile Flan
-45-
1?_!2{Jl2A17
Attachment 5
NR A TNF'ïET,}'} ÞESTGNS
P. O. Box 164
Lk. Stevens, WA 98258-0164
{423) 335-'',t996
Rob Míchel
clo
Regent Construction, Inc
7305 Soundview Dr.
Edmonds, \trA 98026
Dated 4/18/17
Soils Infiltration Report
Site Location: 318 Howell St. Edmonds Tax Acct. #
Very truly yours,
Conrad C. Ëlledge
Washington State Cerrified Designer #S100169
Snohomish Counfy Installer #f22A0
King County Inst¿ller #,ll{l.1.23
CCE:bto
cc:file;
Dear Rob,
This letter is to provide results of the investigation requested by you for theabove referenced properry-. The purpose of this study was to estirnate theinfiltrative capacity of soils in the area of the proposed Bioretention pond
intended to handle storm waters generated onlhe subject property.
!n the 1?lh of ApnI,2017 we excavated test pits on the subject properfy: one inthe apx. center of the i5' &ont yard setback and one in the center oitir. backyard
setback.
Both test pits had water tables which preclude instaliation of on-site infiltrativefacilities.
Thank you for your business and let me know if anyrhing furtþer is required.
t;
I
à
Page I of2
F
tri
rt
Attachment 5
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
Attachment 6
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!505
424335
316
613519519510318 616
614
631
621654
610
622
630400
533
609
510
511
537
600 539
533531
545
520
530
534
544
554
558
654
543
541
539
533
527
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515
507308
518555547
541
512504409403
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404 325
343337 275405303348
303
514428434430432
3RD AVE SWALNUT ST
5TH AVE SHOWELL WAY
ERBEN DR
HOMELAND D R
H
Project Location
RS-6
BD3
P
Zoning and Vicinity MapPLN20180067Howell Way Unit Lot Short Plat
BD2
RM-2.4
R-95-1771 inch = 150 feetScale
Attachment 7
CITY OF EDMONDS - PTANNING DIVISION
STAFT COMMENT FORM
E tw-rngineedng E] r¡r. El pw - Moinlenonce E aritaing
Project Numbe PLN201 80067
Ânnlirrnf'c l\lrmo' r¡,t,,.!s¡¡r 318 HOWELL, LLC
Property Location 3,18 HOWELL WAY
Date Application Received 11.27.18 ate Application Routed 11.28.18
Zoning MULT| FAMTLY RESIDENTIAL (RM-2.4)
Project Description 2LOT UNIT SUBDIVISION
lf you have any questions or need clarification on this project, please contact:
Responsible Staff KERNEN LIEN Exï. 1223
LEIF BJORBACKName of lndividual Submitting Comments
BUILDING OFFICIAL f)are. 12111118Title
E t how reviewed this tand use proposalfor
my deportment ond I do not have ony
comments. My deportment moy olso
review this project during the building
permit process (if applicoble) and reserves
the right to provide odditionol comments ot
thot t¡me.
E t how reviewed this tand use proposolfor
my deportment ond hove the following
co m ments or conditio ns:
Party wall construction is required to be two separate one-hour rated walls, and verified by survey
that they are located each on their own separate lot
Attachment 8
City of Edmonds
Date: May 8, 2019
To: Kernen Lien, Environmental Programs Manager
From: Jeanie McConnell, Engineering Program Manager
Subject:
PLN20180067, 2 lot short plat
318 Howell Way
Engineering has reviewed the preliminary short plat application for the property at 318
Howell Way. The information provided indicates general engineering feasibility.
Street Right-of-Way Dedication
• Consistent with the City’s Official Street Map, a 5-ft street dedication to the City of
Edmonds is required along the property frontage on Howell Way.
Lot and Street Layout and Sidewalks:
• The subject property is located on Howell Way and is adjacent to a public alley. During
review of the building permit (BLD20170882) for the duplex recently constructed on the
site, it was determined that access is to be from the alley.
• Howell Way is a local street in the RM-2.4 zone. Edmonds Community Development
Code 18.90.030 requires 7’-10’ wide sidewalks to be constructed along the property
frontage. Consistent with this requirement, 7’ wide sidewalks with street trees were
constructed along Howell Way.
Typically, Engineering Requirements are established during preliminary review of a
subdivision to clearly define conditions of approval. As the subject short plat is being
completed following the recent construction of the duplex, all engineering requirements
were addressed with the approval of building permit BLD20170882. As such, there are no
engineering requirements and civil construction plans will not need to be submitted for
review and approval prior to the applicant submitting for final plat approval.
Thank you.
MEMORANDUM
ENGINEERING MEMO OF COMPLIANCE
Attachment 9
Fl[E NO.: P1N20180067
Applicant: Howell LLC
DECLARATION OF POSTING
On the 28th day of December,2OtS, the attached Notice of Application was posted at the
subject property, Civic Hall, Library and Public Safety buildings.
l, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 28th day of December,2018, at Edmonds,
Washington
Signed
ò
{BFP747893.DoC; 1\00006.900000\ }Attachment 10
FILE NO.: PLN20180067
Applicant: Howell LLC
DECLARATION OF MAILING
On the 28th day of December,2018, 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.
I, Debbie Rothfus, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 28th day of December, 2018, at Edmonds,
Washington.
Signed:
{ BFP747887.DOC; l\00006.900000\ }Attachment 10
c. 18 9s
PROJECT DESCRIPTION
PROJECT LOCATION
NAME OF APPLICANT:
FILE NUMBER:
DATE OF APPLICATION:
DATE OF COMPLETENESS:
DATE OF PUBLIC NOÏICE:
REQUESTED PERMIT:
CITY OF EDMONDS
NOTICE OF APPLICATION
The applicant is proposing a unit lot subdivision for the Howell LLC Townhomes
creating two unit lots with access of the adjacent alley. The townhomes currently
under construction where reviewed and approved under building permit
BLD2AfiO862. The site is zone Riv4-2.4 (Muiti-famiiy resicientiai; one ciweiiing unii
permit 2,400 sq. ft. of lot area).
318 Howell Way, Edmonds, WA
Tax Parcel Number 00409600101902
Rob Michel,318 Howell LLC
P1N20180067
November 27,20L8
December 21,,2018
December 28,2018
Short Subdivision (Type ll-A Permit Process)
None
OTHER REQUIRED
PERMITS:
EXISTI NG ENVI RON MENTAL
DOCUMENTS: Critical Area Determinat¡on, Storm Drainage Report
COMMENTS ON
PROPOSAL DUE:January tt,20t9
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 decis¡on 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 2O.O7.003 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, I2l - sth 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 https://permits.edmonds.wa.us/citizen through the Online Permits link. Search for
permit P1N20180067.
Kernen Lien, Environmental Programs Manager
kernen.lien @edmondswa.gov
425-771-0220
CITY CONTACT:
Attachment 10
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Attachment 10
Bverett Daily Herald
Affïdavit of Publication
State of Washington I
County of Snohomish )ss
Dicy Sheppard being first duly sworn, upon
^^+L ,.1^^^--- --¡ ...'". tLor La/clre ic tlra lecqluotr¡ uvPvrvr 4^¡u rqJr.
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 first 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 8DH839302 PLN20180067 as it
was published in the regular and entire issue of
said paper and not as a supplement form thereof
for a period of I issue(s), such publication
commencing on 1212812018 and ending on
12128/2018 and that said newspaper was
regularly distributed to its subscribers during all
of said period.
The amount of the fee such publication is
s't0.52.
Subscribed and sworn before me on this
day ofPF f'
Notary Public
Washington.
City of Edmonds - LEGÀL ADS | 141014 I 6
KERNEN LIEN
and for the State
NotarY Public
State of Washington
My Commissi
JulY 30,
on ExPires
2A22
AUBRËY KNAPP
Attachment 10
Classified Proof
CITY
Publ¡shed: Dece¡nþeI 28, 241 8.
Nov€mbêr 27
Oecamber
Nono.
Procegs)
Programs ManagBr
8DH839302
Proofed by Sheppard, Dicy,12/2812018 08:57;56 am Page;2
Attachment 10
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