ENG PROJECT ASBUILT - LF•
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SE1/4, SEC 31, TWP 27N, RGE 4E, W.M.
10' JOINT
UTILITY
EASEMENT
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DRY UTILITIES / \
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TOE 453 4 III III B i2� I
2.0
/ III 12 "-18" ROOF EA VE II I FG 45 541
• III (SEE NOTE THIS SHEET)
III III CONCRETE
DRIVE WA Y i l
II I GARAGE
FF 453 7
III 4" PVC (SDR 35) III I 453 ' I I '
� III SIDE SEWER III FG
ro 10 J CONNECTED TO SS 2 0� 89 III o
III STUB IL
31.5' II 10
5, 000 SF
CONC ICI li I I 2'' a f
PA T10 HOUSE SSCO I OF LOWER FF 455.20 IE 452. 0± I 115, c� ' Z
= I i III
INSTALLED 2' X 2' DRYWELL 4" PVC ROOF DRAIN I
45 I� WITH 3/4" TO 1-1/2" DRAIN TIGHTLINE @ 1.09 MIN. I I I Ia
)E 3.7 ROCK FOR WALL DRAIN CONNECTED TO SD STUB III
CONNECTION (2' MIN DEPTH) lE 449.0fBSBL ---_
SDCO
(TYP) r ___-- I DOWNSPOUT lE 452.0f
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4 PVC ROOF
DRAIN TIGHTLINE
N89 4 '00'E 100. go,
TOP 453.7 4.1 4" PVC FOOTING aI
TOE 449.6 DRAIN TIGHTLINE 4.1 TOE 449.E I III
INSTALLED 1-1/2" PE (160 PSI) SERVICE
• LINE FROM WATER METER TO HOUSE.
• • TRACER WIRE INSTALLED WITH WATER LINE.
/ (1- WATER SERVICE
CINSTALLED AS PART OF BRACKET'S RESERVEPLAT)
INSTALLED FOUNDATION/FOOTING DRAIN
ALONG BUILDING PERIMETER FOOTINGS
10.
PER FOOTING DRAIN DETAIL BY EARTH
SOLUTIONS NW ON SHEET GN-01 10' PRIVATE DRAINAGE
EASEMENT
11
LOTS8,9 & 10 ENEFIT 10.1
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III /
III /
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iLJ • • APPROVED LANDSCAPING LOCATION (TYP)
SEE LANDSCAPE PLAN APPROVED AS
PART OF PLAT BRACKETT'S RESERVE
TOP 456.3 3 1 PLAT (PLN2021-0037)
TOE 453.2
N89 45'00'E T0U-0
BUILDING HEIGHT
CALCULATIONS (AOG)
SPOT ELEVATIONS FOR HEIGHT CALCULATIONS,
ELEVA TION A:
466.12
ELEVA TION B.
46Z 74
ELEVA TION C.
468.92
ELEVA TION D.
464.10
TO TAL: =
1,866.88
AVERAGE ORIGINAL GRADE (AOG)
= 466.72
FINISHED FLOOR =
455.20
ROOF AT RIDGE =
483.68
ALLOWABLE BUILDING HEIGHT =
491.72
PER CITY OF EDMONDS
(466.72 + 25 FT)
DATUM REFERENCE NOTE.•
SEE SHEET CV-01 (SHEET 1) FOR
BENCHMARK
LOCATION & DESCRIPTION.
LOT COVERAGE
*TOTAL NET PROJECT AREA: 89,190 SF
*ALLOWABLE COVERAGE (3590): 31,217 SF
COVERAGE ALLOCATED TO EACH LOT: 2,838 SF
(31,217 SF/11 LOTS)
LOT 10 ONLY
ACTUAL LOT COVERAGE. 1,806 SF
(HOUSE, COVERED DECK & GARAGE)
*THIS LOT IS PART OF A CONSERVATION PLAT
(BRACKET'S RESERVE PLN2021-0039). WHERE LOT
COVERAGE IS CALCULATED BASED ON THE TOTAL
NET PROJECT AREA ACROSS THE PARENT LOT.
IMPERVIOUS AREAS
LOT 4
HOUSE+COVERED D/W, PATIO, PORCH, WALK 1,987 SF
(ROOF LINE)
UNCOVERED PATIO AND WALK 160 SF
UNCOVERED DRIVEWAY 460 SF
TOTAL = 2,607 SF
STORMWATER CONTROL SUMMARY
PROJECT SI TE CA TEGOR Y CA TEGOR Y 2
DISCHARGE LOCATION: ONSI TE INFILTRATION
TYPE OF AREA
LOT 4 ONLY
SQUARE
FOOTAGE
STORM WA TER
FACILITY
LA WN AND LANDSCAPE
2,445 SF
SOIL AMENDMENTS
ROOFS
1, 987 SF
INFIL TRA PON TRENCH
HARD SURFACES
259 RETROFIT
620 SF
0 SF
INFIL TRA TION TRENCH
N.A.
PROJECT CLASSIFICATION
PROJECT CLASSIFICATION. CATEGORY 2
EDMONDS WATERSHED BASIN. EDMONDS WAY
FLOW CONTROL STANDARD. DETENTION VAULT (MR 7 FLOW CONTROL)
STORMWATER BMPS: POST CONSTRUCTION SOIL AMENDMENT (T5.13)
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SCALE. 1" = 10'
0 5 10 20
ALL PUBLIC ROAD IMPROVEMENTS
& UTILITY STUBS CONSTRUCTED
AS PART OF BRACKETT S RESERVE
PLAT (PLN2021-0037)
UTILITY SEPARATION REQUIREMENTS
WA TER
• 18" MINIMUM COVER FOR WATER SERVICES.
• 3' MINIMUM HORIZONTAL SEPARATION BETWEEN WA TER SERVICES
AND ALL OTHER UTILITIES, EXCEPT SANITARY SEWER.
• 10' HORIZONTAL SEPARATION BETWEEN SANITARY SEWER AND
WA TER MAINS OR SERVICES.
• 12" MINIMUM VERTICAL SEPARATION, FOR PERPENDICULAR
CROSSINGS, BETWEEN WATER MAINS OR SERVICES AND ALL
OTHER UTILITIES, EXCEPT SANITARY SEWER.
SANITARY SEWER
• 2' MINIMUM COVER FOR SIDE SEWERS & LATERALS
• 5' MINIMUM HORIZONTAL SEPARATION BETWEEN SANITARY SEWER
AND ALL OTHER UTILITIES, EXCEPT WA TER.
• 10' HORIZONTAL SEPARATION BETWEEN SANITARY SEWER AND
WA TER MAINS OR SERVICES.
• 12" MINIMUM VERTICAL SEPARATION, FOR PERPENDICULAR
CROSSINGS, BETWEEN SANITARY SEWER AND ALL OTHER UTILITIES,
EXCEPT WA TER.
• 18" MINIMUM VERTICAL SEPARATION BETWEEN WA TER AND SEWER;
SEWER LAID BELOW WA TER.
STORM
• 2' MINIMUM COVER FOR STORM SYSTEMS, UNLESS DUCTILE IRON
PIPE IS USED.
• 5' MINIMUM HORIZONTAL SEPARATION BETWEEN STORM AND ALL
OTHER UTILITIES,
OUTSIDE AGENCY UTLI TIES
• 36" MINIMUM COVER FOR JOINT GAS, ELECTRIC, TELEPHONE,
CABLE TV SERVICE AND CONDUCTORS.
• 36" MINIMUM COVER FOR A PRIMARY DISTRIBUTION SYSTEM.
TESC INSTALLATION/ MAINTENANCE NOTES
1. INSTALL AND MAINTAIN ALL TESC MEASURES ACCORDING TO APPROVED PLANS,
EDMONDS STANDARD DETAILS, AND THE SWPPP. CONTRACTOR IS RESPONSIBLE FOR
MAINTENANCE AND ADJUSTMENTS TO TESC MEASURES AS NEEDED.
2. CATCH BASIN INLET PROTECTION SHALL BE INSERTED AND MAINTAINED ON ALL CATCH
BASINS CONSTRUCTED AS PART OF PLAT AND ALL EXISTING CATCH BASINS WI THIN
500 FEET OF THE CONSTRUCTION AREA.
J. ADDITIONAL FIL TER FABRIC FENCING SHALL BE ADDED AS NEEDED. FENCING TO BE
INSTALLED PER CITY OF EDMONDS STD DETAIL ER-900 (SEE DETAIL ON SHT GN-01).
4. STOCKPILE SHALL TO STABILIZED BY PLASTIC COVERING. THE EXPOSED SOILS SHALL
BE STABILIZED ACCORDING TO AN APPROVED TIMETABLE. (TYPICALLY, NO SOILS SHALL
REMAIN EXPOSED FOR MORE THAN TWO DAYS FROM OCTOBER 1 THROUGH APRIL 30
AND NO MORE THAN SEVEN DAYS FROM MAY 1 THROUGH SEP TEMBER 30).
5. ALL DISTURBED SOILS WILL BE COMPOST AMENDED PER CITY OF EDMONDS STD DETAIL
SO-642. (SEE DETAIL ON SHT GN-01).
TESC NOTES
1. ESC MINIMUM REQUIREMENT -CONSTRUCTION ACCESS ROUT, CONSTRUCTION VEHICLE ACCESS SHALL BE, WHENEVER
PRACTICAL, LIMITED TO ONE ROUTE. ACCESS POINTS SHALL BE STABILIZED WITH QUARRY SPALLS OR CRUSHED ROCK
TO MINIMIZE THE TRACKING OF SEDIMENT ONTO PUBLIC ROADS. IF SEDIMENT IS TRANSPORTED ONTO A ROAD SURFACE,
THE ROADS SHALL BE CLEANED THOROUGHLY AT THE END OF EACH DAY. SEDIMENT SHALL BE REMOVED FROM ROADS
BY SHOVELING OR SWEEPING AND BE TRANSPORTED TO A CONTROLLED SEDIMENT DISPOSAL AREA WITHIN 24 HOURS.
STREET WASHING SHALL BE ALLOWED ONLY AFTER SEDIMENT IS REMOVED IN THIS MANNER.
2. ESC MINIMUM REQUIREMENT -STABILIZATION OF EXPOSED AREAS. ALL SOILS EXPOSED BY LAND DISTURBING ACTIVITIES
SHALL BE STABILIZED BY SUITABLE APPLICATION OF BMPS, INCLUDING, BUT NOT LIMITED, SOD, HYDROSEEDING, OR
OTHER VEGETATION, PLASTIC COVERING, OR MULCHING. ALL BMPS SHALL BE SELECTED, DESIGNED, AND MAINTAINED IN
ACCORDANCE WITH THE MANUAL. THE EXPOSED SOILS SHALL BE STABILIZED ACCORDING TO AN APPROVED TIMETABLE.
(TYPICALLY, NO SOILS SHALL REMAIN EXPOSED FOR MORE THAN TWO DAYS FROM OCTOBER 1 THROUGH APRIL 30 AND
NO MORE THAN SEVEN DAYS FROM MAY 1 THROUGH SEPTEMBER 30).
J. ESC MINIMUM REQUIREMENT -PROTECTION OF ADJACENT PROPERTIES. ADJACENT PROPERTIES SHALL BE PROTECTED
FROM SEDIMENT DEPOSITION BY APPROPRIATE USE OF VEGETATIVE BUFFER STRIPS, SEDIMENT BARRIERS OR FILTERS,
DIKES OR MULCHING, OR BY A COMBINATION OF THESE MEASURES AND OTHER APPROPRIATE BMPS.
4. ESC MINIMUM REQUIREMENT- MAINTENANCE. ALL EROSION AND SEDIMENT CONTROL BMPS SHALL BE REGULARLY
INSPECTED AND MAINTAINED BY THE OWNER TO ENSURE CONTINUED PERFORMANCE OF THEIR INTENDED FUNCTION. ALL
MAINTENANCE AND REPAIR SHALL BE CONDUCTED IN ACCORDANCE WITH THE MANUAL.
5. ESC MINIMUM REQUIREMENT -OTHER BMPS. AS REQUIRED BY THE CITY, OTHER APPROPRIATE BMPS TO MITIGATE THE
EFFECTS OF INCREASED RUNOFF SHALL BE APPLIED.
6. EROSION AND SEDIMENT CONTROL REQUIREMENT- UNDERGROUND UTILITY CONSTRUCTION. THE CONSTRUCTION OF
UNDERGROUND UTILITY LINES SHALL SPECIFICALLY ADDRESS THE FOLLOWING.,
a. EROSION CONTROL FOR EXCAVATED AND STOCKPILED MATERIALS,•
b. THE PLACEMENT OF EXCAVATED MATERIAL WHERE CONSISTENT WITH SAFETY AND SPACE CONSIDERATIONS SHALL
BE PLACED ON THE UPHILL SIDE OF TRENCHES,•
c. TRENCH DEWATERING SYSTEMS (MUST DISCHARGE INTO SEDIMENT TRAPS, SEDIMENT PONDS, OR OTHER
ACCEPTABLE MEANS);
d. TRACKING AND SPILLING OF MATERIALS ON STREETS DUE TO HAULING;
e. DAILY CLEANUP AND STREET MAINTENANCE.
7. ADDITIONAL ESC MINIMUM REQUIREMENTS FOR LARGER DEVELOPMENTS. ALL NEW DEVELOPMENT AND REDEVELOPMENT
THAT INCLUDED LAND DISTURBING ACTIVITIES OF GREATER THEN, OR EQUAL TO, ONE ACRE IN ADDITION TO MEETING
THE MINIMUM REQUIREMENTS SET FORTH ABOVE SHALL COMPLY WITH ESC REQUIREMENTS LISTED BELOW.
8. ESC MINIMUM REQUIREMENT- DELINEATE CLEARING AND EASEMENT LIMITS. IN THE FIELD, MARK CLEARING LIMITS
AND/OR ANY EASEMENTS, SETBACKS, SENSI TI VE/CRI TICAL AREAS AND THE BUFFERS, TREES AND DRAINAGE COURSES.
9. ESC MINIMUM REQUIREMENT -SEDIMENT TRAPPING. PRIOR TO LEAVING THE SITE, STORM WATER RUNOFF SHALL PASS
THROUGH A SEDIMENT POND OR SEDIMENT TRAP, OR OTHER APPROPRIATE BMPS. SEDIMENT PONDS AND TRAPS,
PERIMETER DIKES, SEDIMENT BARRIERS, AND OTHER BMPS INTENDED TO TRAP SEDIMENT ON -SITE SHALL BE
CONSTRUCTED AS A FIRST STEP IN GRADING. THESE BMPS SHALL BE FUNCTIONAL BEFORE LAND DISTURBING
ACTIVITIES TAKE PLACE. EARTHEN STRUCTURES, SUCH AS DAMS, DIKES, AND DIVERSIONS SHALL BE SEEDED AND
MULCHED ACCORDING TO AN APPROVED TIMETABLE.
10. ESC MINIMUM REQUIREMENT -CUT AND FILL SLOPES. CUT AND FILL SLOPES SHALL BE DESIGNED AND CONSTRUCTED IN
A MANNER THAT WILL MINIMIZE EROSION. IN ADDITION, SLOPES SHALL BE STABILIZED IN ACCORDANCE WITH ESC
REQUIREMENT NO. 2.
11. ESC MINIMUM REQUIREMENT -CONTROLLING OFF -SITE EROSION. PROPERTIES AND WATER WAYS DOWNSTREAM FROM
DEVELOPMENT SITES SHALL BE PROTECTED FROM EROSION DUE TO INCREASES IN THE VOLUME, VELOCITY, AND PEAK
FLOW RATE OF STORM WATER RUNOFF FROM THE PROJECT SITE.
12. ESC MINIMUM REQUIREMENT -STABILIZATION OF TEMPORARY CONVEYANCE CHANNELS AND OUTLETS. ALL TEMPORARY
ON -SITE CONVEYANCE CHANNELS SHALL BE DESIGNED, CONSTRUCTED AND STABILIZED TO PREVENT EROSION FROM
THE EXPECTED VELOCITY OF FLOW FROM A TWO-YEAR, 24-HOUR FREQUENCY STORM FOR THE DEVELOPED CONDITION.
STABILIZATION ADEQUATE TO PREVENT EROSION OF OUTLETS, ADJACENT STREAM BANKS, SLOPES AND DOWNSTREAM
REACHES SHALL BE PROVIDED AT THE OUTLETS OF ALL CONVEYANCE SYSTEMS.
13. ESC MINIMUM REQUIREMENT -STORM DRAIN INLET PROTECTION. ALL STORM DRAIN INLETS MADE OPERABLE DURING
CONSTRUCTION SHALL BE PROTECTED SO THAT STORM WATER RUNOFF SHALL NOT ENTER THE CONVEYANCE SYSTEM
WITHOUT FIRST BEING FILTERED OR OTHERWISE TREATED TO REMOVE SEDIMENT.
14. ESC MINIMUM REQUIREMENT -REMOVAL OF TEMPORARY BMPS. ALL TEMPORARY EROSION AND SEDIMENT CONTROL BMPS
SHALL BE REMOVED WITHIN 30 DAYS AFTER FINAL SITE STABILIZATION IS ACHIEVED OR AFTER THE TEMPORARY BMPS
ARE NO LONGER NEEDED. TRAPPED SEDIMENT SHALL BE REMOVED OR STABILIZED ON SITE. DISTURBED SOIL AREAS
RESULTING FROM REMOVAL SHALL BE PERMANENTLY STABILIZED.
15. EROSION AND SEDIMENT CONTROL REQUIREMENT-DEWATERING CONSTRUCTION SITES. DEWATERING SYSTEMS SHALL
DISCHARGE INTO A SEDIMENT TRAP OR SEDIMENT POND.
16. EROSION AND SEDIMENT CONTROL REQUIREMENT -CONTROL OF POLLUTANTS OTHER THAN SEDIMENT ON CONSTRUCTION
SITES. ALL POLLUTANTS OTHER THAN SEDIMENT THAT OCCUR ON SITE DURING CONSTRUCTION SHALL BE HANDLED
AND DISPOSED OF IN A MANNER THAT DOES NOT CAUSE CONTAMINATION OF STORM WATER.
17. EROSION AND SEDIMENT CONTROL REQUIREMENT -FINANCIAL LIABILITY. PERFORMANCE BONDING, OR OTHER
APPROPRIATE FINANCIAL INSTRUMENTS, SHALL BE REQUIRED FOR ALL PROJECTS TO ENSURE COMPLIANCE WITH THE
APPROVED EROSION AND SEDIMENT CONTROL PLAN. [ORD. 3013 1, 1995]..
BUILDING EA VE NOTE
ROOF EAVES FOR THIS BUILDING ARE 12"- 18" TYPICAL. SEE
ARCHI7ECTUAL PLANS FOR DETAILED DIMENSIONS. EAVES MAY
PROJECT NO MORE THAN 30" INTO REQUIRED BUILDING SETBACKS
GRADING QUANTITIES
CUT. f 100 CU YDS
FILL: f 100 CU YDS
1) GRADING QUANTITIES INCLUDE ADDITIONAL CUT AND FILL QUANTITIES
POTENTIALLY NEEDED FOR ORGANIC SOIL AMENDMENTS IN ACCORDANCE
WITH BMP T5.13 POST CONSTRUCTION SOILS QUALITY AND DEPTH.
2) GRADING QUANTITIES HAVE BEEN ESTIMATED AS SHOWN ABOVE. SITE
IMPORT AND EXPORT IS BELOW 10,000 CY AND THUS NO HAUL ROUTE
AGREEMENT IS REQUIRED.
1
Know what's below.
Call before you dig.
AS -BUILT
BLD2023-0510
APPROVED FOR CONSTRUCT/ON
C/TY OF EDMONDS
DATE:
BY
CITY ENGINEERING DIVISION
RAM
ENGINEERING, INC.
Civil Engineering / Land Planning
19109 36TH AVE W, SUITE 100
LYNNWOOD, WA 98036
PHONE: (425) 678-6960
WWW.RAMENGINEERINGINC.COM
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ENGINEER:
ROB L. LONG, PE
DRAWN B Y.-
MIKE MORRIS
ISSUE DATE: SCALE:
3/3112J AS NOTED
JOB NO:
20-024
SHEET:
SP-0 1
SHT 2 OF 3