PRE20180005-Engineering Comments.Rev.6.25.18.pdfEngineering Information
Pre -Application Meeting
"ne. 18y-
PERMITTING & DEVELOPMENT
ENGINEERING
DIVISION
121 5th Avenue N
P: 425.771.0220
www.edmondswa.gov
Pre Application File #
PRE20180005
Pre Application Date:
June 21, 2018 — June 25, 2018 revision
Project Name:
Eastside LLC RNK
Project Address:
23830 Edmonds Way
Type of Construction:
10 unit apartment building
Owner/Developer
Applicant
Haynes Lund g HWL Architects
Engineering
Representative
JoAnne Zulauf, Engineering Technician
joanne.zulauf@edmondswa.gov
The following comments are provided in response to the proposed development submittal
information provided with the application. General information has also been included to assist
with a complete Engineering civil plan submittal.
Ouestion #1: What are the City's expectations for frontage improvements? Please see "Frontage
Improvements" section below.
Question #3: For the installation of the storm main in Edmonds Way, what are the street
restoration requirements? Please see "Frontage Improvements, Pavement and Restoration"
section.
Question #4: Can the fire double check valve assembly be placed inside the building? Please see
fire connection information in "Fire Protection" section.
Other comments on submitted plans:
1. Trash area does not appear to be large enough. See "Recycling/Trash Enclosure" for
reference information.
2. First parking stall is too close to the entrance. At least 20' is needed from edge of road
for cars to completely enter the site considering high speed traffic on Eds Way.
3. Storm main ends 70 ft from the west end of said property. If connection to the main is
required, the 12" main will be extended to the property at the owner's expense.
4. Power pole on the west side of property may interfere with the frontage improvements. If
it is located within the frontage improvement area, the pole will need to be moved to a
location behind the sidewalk and owner shall work with SnoPUD to relocate.
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PLANS AND REPORTS
Complete Civil Construction Plans
• City of Edmonds Standard Details, Fees, Handouts, Edmonds Community
Development Code (ECDC), etc.: www.edmondswa.gov
• GIS utility maps, asbuilts & City easements: www.maps.edmondswa.gov
• Drawings shall be 24 x 36 in size and scaled at 1:20 minimum
• Include full extent of property and adjoining right of ways
• Details/Profiles as well as City of Edmonds Standard Details shall be provided as
necessary
• Include Civil Plan Sheet Index
• Include Utility Purveyor Information
• Include "Approved by Engineering" approval block — example on City website.
• Provide General Notes and Construction Sequence — example on City website.
Stormwater Site Plan
• City Stormwater Engineer: Zack Richardson, P.E.
Phone: 425.771.0220 x1323, Email: Zachary.richardson&edmondswa.gov
• Stormwater management system shall be designed in accordance with the 2014 DOE
Stormwater Manual as modified by Edmonds Community Development Code:
(ECDC) 18.30 Stormwater Management and the Stormwater Addendum. All
resources can be found on the City website.
o Stormwater management (SWM) is required when a project adds 2000sf
new/replaced hard surface areas.
o For projects with less than 5000 sf of new plus replaced hard surface area, the
on -site stormwater management BMP's shall be determined following List 1
or LID Performance Standard.
o For projects with 5000 sf or _ram of new plus replaced hard surface area,
the on -site stormwater management BMP's shall be determined following List
2 or LID Performance Standard.
o The current proposal is located in the Edmonds Way direct discharge basin.
See ECDC 18.30.060.D.5.b for specific requirements.
• When low impact development BMP's are provided, a stormwater mitigation
covenant will need to be recorded against the property as part of the building permit
review process.
Transportation Impact Analysis/Fees
• Refer to and follow the requirements outlined in the ECC Chapter 3.36.
• If the proposed project creates over 25 peak hour trips, a traffic study shall be
submitted to the City. Refer to City Handout E82 — Appendix B.
• Transportation impact fees are due at the time of building permit issuance. Refer to
Engineering Handout E82 Transportation Impact Fees. Fees are also listed on the
City website under Permits/Development and menu item Development Fees.
General Facility Charges
Edmonds Public Utilities
• Storm — calculation is based on impervious surface area.
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Olympic View Water and Sewer District
• Water — to be determined by Olympic View Water Sewer District.
• Sewer — to be determined by Olympic View Water Sewer District.
CIVIL CONSTRUCTION PLANS
TOPGRAPHIC DRAWING
➢ Existing and proposed contours (2' intervals)
➢ Grading plan and quantities of cut and fill. Include quantities for building foundation
and provide bottom of footing elevations.
➢ Use light pen layer for the proposed construction so pertinent information is clearly
identifiable.
EROSION CONTROL
➢ Erosion and discharge of sediments and other pollutants into receiving waters during
construction shall be prevented. Failure to contain on site will constitute and illicit
discharge.
➢ A full temporary erosion and sediment control plan is required for issuance of a demo
permit.
➢ Erosion Control/TESC plan shall include protection for areas in which low impact
development stormwater mitigation is proposed.
➢ Plan shall include protection for trees to be retained in close proximity of construction
disturbance area.
➢ Developer is responsible for implementation and maintenance of erosion control
measures throughout the project.
➢ ESC general notes and standard details shall be placed on drawing.
STORM DRAINAGE
➢ Stormwater Management system shall be designed by a licensed engineer.
➢ If concrete storm vault is proposed, structural drawings and calculations will be sent
out for peer review. Cost will be passed through to the applicant.
➢ Provide RIM and invert elevations for all existing and proposed storm structures.
Label all pipe with length, size and material.
SITE ACCESS
➢ Driveway Approach - Access Width
• 30' standard width for Commercial/Multi-Family properties fronting on
Edmonds Way (SR 104).
➢ Driveway/Drive Aisle
• 2-way: min. width of 22'-0" where no parking exists adjacent to drive
• 2-way: min. width of 24'- 0" where parking exists adjacent to drive.
• 1-way: min. width of 15'-0" where no parking exists adjacent to drive
• Fire Department may require additional width over the engineering
requirements above.
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➢ Driveway Access/slope
• 14% max slope, waiver up to 20% per ECDC 18.80.060 under special
circumstances.
• 6% landing area for the first 20'.
• NOTE: Slopes stated do not account for any design restrictions that may exist
based on the proposed material.
➢ Site distance triangle requirements
• Buildings; provide a site window or clear area to insure line -of -sight.
• Landscaping; maximum height within the site triangle shall not exceed 3' at
full growth.
FRONTAGEIMPROVEMENTS
➢ Sidewalk, Curb and Gutter:
• Existing sidewalk, curb, and gutter (including driveway approaches) shall be
removed and replaced if it is damaged, failing, does not meet ADA standards
or otherwise does not meet City standards. This includes the approach to the
alley.
• Commercial/Multifamily driveway entrances are required to be 24/30 ft in
width. Due to the location of this property (on a high speed state route and
proximity of the road curve to the west creating a sight distance issue with the
speed limit) the access point shall be 30' in width.
• Multiple entrances are not permitted on new development. One of the current
existing driveway cut will need to be removed as a condition of
redevelopment.
• Separation of a minimum of 5ft shall be maintained between driveway access
and neighboring driveway access.
• This project is located in the Edmonds Way RM 1.5 zone. Sidewalks in this
zone shall be 5ft in width.
• 4-foot wide landscape buffer required between travel lane and sidewalk.
• Sidewalk through driveway access shall be held high with slope to road
contained in landscaped section.
• Power poles located in the frontage of the property shall be moved to
accommodate the sidewalk and landscape strip requirements. New location
shall be determined by SnoPUD in conjunction with the City. Please contact
SnoPUD for the process, time restraints and cost information.
➢ Street Trees
• Street Trees are required. Tree Species to be determined at the time of
building permit review.
• Street Trees shall be placed in the 4 foot landscape strip. Tree grates are not
required in landscape strips.
➢ Pavement Restoration/Overlay
Utility patches shall be combined and full width or half width overlay will be
required depending on the extent of disturbance. Where utility patches fall
entirely within one travel lane, the overlay shall extend to the centerline of
roadway. Where utility patches extend into both travel lanes then a full width
overlay is required.
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PARKING & BICYCLE RACKS
➢ PARKING LAYOUT
• Drive aisles for 2-way traffic shall be 24 feet wide.
• Drive aisles for 1-way traffic shall be a minimum of 12 feet wide.
• Please refer to Fig 18.1, found in Title 18 of the ECDC for additional parking
lot layout requirements.
• Reduced width parking stalls "compact": Must be able to show/demonstrate
all required full size (8.5' x 16.5') parking can be obtained within the
aggregate parking area. If this can be demonstrated the ECDC will allow for
up to 50% of the stalls to be reduced width (8' x 16.5').
• In covered parking garages - oil/water separator shall connect to sanitary
sewer. Storm water runoff shall tie into sewer.
• Show sliding gates on civil and architectural plans. Gates shall not impact
parking stall widths
➢ BICYCLE RACKS
• Provide bicycle racks on site, accessible to the public.
DRY UITLITIES - UNDERGROUND WIRING & ELECTRICAL POWER SOURCE
➢ Underground Wiring Requirements of ECDC 18.05 shall be followed. All utility
services shall be installed underground.
➢ Show location of pad mounted transformer, if proposed; to be located on private
property.
➢ Show location of dry utilities and required separations, 5-feet from City utilities
within the ROW and 3-feet from water/sewer/storm utilities on private property.
WATER SERVICE
➢ Purveyor: Olympic View Water and Sewer District
• Contact District for their installation and connection requirements.
FIRE PROTECTION
➢ Refer to information provided in Fire Marshal comments
➢ Fire lines 4" or larger require double check detector valve assembly (DCDVA). See
City of Edmonds standard details.
➢ If building structure is more than 10-feet from the property line, DCDVA shall be
placed in a vault on private property, within 10-feet of the property line.
➢ Fire Line connection may require installation of valve cluster for service connections
to City system, refer to Edmonds Standard Details.
➢ Connection to water main per OVWSD requirements.
SANITARY SEWER
➢ Purveyor: Olympic View Water and Sewer District
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• Contact District for their installation and connection requirements.
RECYCLE/TRASH ENCLOSURE
➢ City Recycling Coordinator: Steve Fisher
Phone: 425.771.0235 or e-mail: steve.fisher(�edmondswa.gov
)0- Refer to City Handout E-37
➢ Gate shall be full swing, concrete pad required
➢ NO UTILITIES (I.E. GAS METERS, POWER, ETC) SHALL BE PLACED
WITHIN THE ENCLOSURE
➢ Trash/Recycling trucks shall sufficient turn around room on private property.
STAGING/LAYDOWN AREA
➢ Show location of job site fencing, job trailer, materials storage, etc.
TRAFFIC CONTROL PLAN and HAUL ROUTE PLAN
➢ Include traffic control plan for work during all phases of construction.
➢ Haul Routes shall be most direct route to main arterials. Edmonds Way/Hwy 99/I-5.
DISRUPTION FEES:
➢ Disruption fees will be assessed when any activity occupies or closes parking
spaces/lanes or other paved areas, sidewalks, or alley for more than 72 hours.
RIGHT-OF-WAY CONSTRUCTION PERMIT
➢ A right-of-way construction permit is required for all work within the City right-of-
way.
➢ Contractor is required to have an active state contractor's license as well as City
business license.
COST ESTIMATE, BONDING and 3.3% Inspection Fee
➢ Provide an itemized engineers cost estimate for both on -site and off -site (right-of-
way) improvements, including traffic control and all utility installations. Use the
King County Bond Quantity Worksheet (available on the county website-most current
version) and utilize "write-in" sections where appropriate.
➢ Performance Bond Amount will be based on 120% of the City approved estimate for
erosion control and off -site improvements.
➢ The 3.3% inspection fee is based on 120% of the City approved estimate for the entire
project improvements.
➢ At construction final approval, Performance Bond will be released and a Maintenance
Bond will be required for 2 years.
OTHER
➢ Easements — Public/Private — existing or required? Show all existing and proposed
easements on plans.
➢ Community Transit Coordination, if bus stop in vicinity
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➢ This project falls within the Olympic View Water and Sewer District. Civil plans
shall be signed with the District's approval and shall be submitted to the City prior to
permit approval.
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