bld20100999-Read.pdf
City of Edmonds
TH
121 5AVENUE NORTH •EDMONDS, WA 98020 • (425) 771-0220 FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORKS DEPARTMENT
EngineeringDivision
Plan Review Corrections
Plan Check :Date:
#BLD2010 0999February 18, 2011
Project Name/Address:
Read –9947 Water St
Contact Person/Address/Fax:
W.Glen & Debbie Read –wglenread@gmail.com
Reviewer:Jennifer LambertDivision:Engineering
During review of the subject submittal,it was found that the following information, corrections, or
clarifications wouldneed to be addressed. Our handouts can be found online at the City of
Edmonds web site www.ci.edmonds.wa.usunder City Government/Development
Services/Engineering Division.
Grading / Erosion Control Plan
1.Please provide a Grading / Erosion Control Plan that shows the following items. Please note that these
items can be removed from the Site Development (Plot) Plan, unless otherwise noted.
a.Silt Fence–refer to detail in plans
b.Construction Entrance–refer to detail in plans
c.Filter Socks–refer to detail in plans
d.Tree Protection –Label which trees will be removed and which will remain. Show a barrier
fence around the tree for root protection during construction.
e.Area of disturbance -Show proposed structures (foundation lines) and where grading will occur.
f.Compost Amended Soils -Please add a note to plans that all disturbed areas will be restored with
compost amended soils.
g.Grading Calculations
Will need to be on the Drainage Plan as well.
h.Proposed and Existing Contours–
i.Bottom of footing elevations
DATE MAILED/FAXED2/18/2011PAGE ____ OF ___
15
Site Plan
1.During the short plat improvements, Phase I, a portion of Water St was widened and a storm line was
installed. Please show all improvements on the plan.
2.The catch basin located at the southwest corner of Ocean Ave and Water St has an outfall pipe on the
east side of the catch basin. Please show this storm line and include the invert elevation for this line.
3.Please show proposedrockeries and top and bottom elevations.
4.Please show the patio.
5.Please show/list the impervious surface calculationsin the tableas shown below.
TypeArea (square Feet)
Line
Exempt
1.
ExemptNon-Exempt
Replaced
2.
New
3.
Total Replaced +New (Non-
4.
Exempt) =
(add numbers in blue boxes)
6.Please show all private and public easements.
7.Please show the city sewer main that runs along the west portion of the subject property.
8.It appears that the sewer line from the property at 9921 Water Street runs through the subject property.
Please show the existing sewer line for 9921 Water St.
9.Those portions of the driveway within the right-of-way shall be asphalt. Please remove the concrete in
the right-of-way and show asphalt from concreteon private propertyto the edge of the paved road.
10.Please clarify what is intended by the note, “All utilities to service proposed lot 1 & 2 will be taken from
existing locations within Water St.”.
11.There appears tobe a proposed fence on the landscape plan; however, not shown on the site plan.
a.Show the fence on the site plan.
b.The gate must be 18’ from edge of right-of-way.
c.The gate must open into private property.
d.Fence shall be located entirely on private property.
Sheet 1 of 2 -Site Development (Plot) Plan
1.Please revisethe title to ‘Drainage and Utility Plan’.
DATE MAILED/FAXED2/18/2011PAGE ____ OF ___
25
2.Notes:
#3–Please note that roof drains shall discharge to approved storm system. Yard drains should
bypass storm system. Please revise note accordingly.
#4–Please add extension 1326
3.Construction Sequence:
#4–Add “and install tree protection measures”
#5-Please add ‘Per Edmonds Standard Detail E1.3'
4.Please change approval “City Engineer” to City Engineering Division.
5.Please state what material will be used for the driveway. Those portions of the driveway within the
right-of-way shall be asphalt. Revise accordingly.
6.Driveway entrance must be a minimum12ftand shall not exceed 24ft in width per City Standard Detail
E2.26.Please show thedriveway approach to the street.
7.Please state what material the patio is constructed of (west side of home).
8.Please provide top and bottom elevations at each end of bothrockeries.
9.During the short plat improvements, Phase I, a portion of Water St waswidened and a storm line was
installed. Please show all improvements on the plan.
10.Please show all private and public easements.
Utilities
1.Please note that all new utilities must go underground.
2.It appears that the sewer line from the propertyat 9921 Water Street runs through the subject property.
Please show the existing sewer line for 9921 Water St.
3.Please provide the elevation for the sewer cleanout near house.
4.Please note on plans what the proposed material for the water service is and that a minimum of 4’
separation is required between water service line and gas line.
5.Please note on plans that the water service line will be a minimum of 160 PSI, with minimum of 18” of
cover, with a 12 gauge tracer wire grounded at house and meter.
Drainage
1.Please show the footing drains connected to the outfall pipe of the detention.
2.Please provide invert elevations for tightline (at house) to verify coverage and slope.
3.There appears to be three pipes connected to CB#4.
a.If this east line is for drainage for the rockery it cannotbe connected to the detention system
unless the proposed system is designed for the rockery drainage. Please provide calculations if
this is what is intended.
DATE MAILED/FAXED2/18/2011PAGE ____ OF ___
35
b.Otherwise, please clearly indicate the purpose of the east connection.
4.Please provide invert elevations for the rockery drainage to verify connection to outfall pipe of detention
can be obtained.
Sheet 2 of 2 -Site Development (Plot) Plan
1.General Notes
#4–Please remove … ‘of the side sewers and water services’ and add … ‘for all engineering’
inspections.
#6–Please remove this note.
#8–Pleaseadd … ‘air test/water test’.
#11–Please remove the last sentence.
#12–Please remove this note (repeat of #1).
#19–Please remove. All storm pipe material is called out.
2.Erosion and Sediment Control (ESC) Notes
#1–Pleaseremove the last sentence.
Traffic Impact Analysis:
Per Chapter 18.82 –Traffic Impact Fees of the Edmonds Community Development Code (ECDC), traffic
impact fees shall be required.
1.Pleasecomplete numbers 1 and 7 of the Traffic Impact Analysis Worksheet from City of Edmonds
handout #E82, “Traffic Impact Analysis Requirements” (attached).
Drainage/DetentionReviewcomments from Storm Water Engineer,Jerry Shuster:
For this permit I reviewed the following:
Engineering and Drainage Report for Read Residence, Lot 1 MacDonald Short Plat, 9221 Water Street,
Edmonds, Washington, October 2010, LSA.
Plan sheets 1 & 2 for the same.
Engineering and Drainage Report
This short plat is vested under the former drainage code (used prior to the adoption of the new code in
June 2010) and creates 5,000 square feet or more of new impervious surface.The former codestipulates
thata for site of thissize, the drainage report mustinclude a discussion of complying withMinimum
Requirements 2 -10 contained in ECDC 18.30.060.B.This drainage report does not include such a
discussion but should.
DATE MAILED/FAXED2/18/2011PAGE ____ OF ___
45
The designed infiltration trench for the west basin is less than 50 feet from the toe of the slope.This is
notallowed under the 1992 Ecology Stormwater Manual, even though it has been approved by a
geotechnical engineer.The City will not approve a design that has a potential for destabilizing the slope
over a long period of time that may impact the railroad right of way.It carries toomuch liability for the
City.In addition, the engineering instructions in the approved short plat specifies detentionof
stormwater offfrom thisnew lot not infiltration.Reconfigure the flow control systems so stormwater
management is provided entirely through detention.
The modeling for the design detention system for the east basin useshydrologicGroupC soils when the
geotechnical report confirms the site hasGroup A soils.The report says that theGroup C soils were
used because the underlying soils were dense.This is not acceptable.Group C soils result in more
runoff thanGroup A soils in the predevelopment condition, thus resulting in a smaller detention system.
Since the soils are dense, the City will allow the modeling using GroupB soils.These soils are
described as typically between 10 and 20% clay and 50 to 90% sand (USDA, NRCS, Part 630
Hydrology, National Engineering Handbook, May 2007).This description fits the soilsin by the
geotechnical report.For Group B soils use a CN = 72 for the pre-developed condition and CN = 80 for
grass for the post development condition (CN= 98 for impervious).
The downstream drainage description on page F-1 appears to be incorrect.As described, the current
drainage off the vegetated site diffusely flows to the west into the BNSF ditch on the east side of the
tracks.The ditch drains to the south (not north)to an 18 inch concrete culvert that goes under the tracks
into Puget Sound.Once the site is developed, the flow from the detention system(s) will be concentrated
in the existing outfall intothe railroad ditch from theCity's catch basin onthe SE corner of Water St &
Ocean Ave (CB with rim elevation 32.91 on plan sheet 1).This CB has a 12 inch dia. concrete pipe that
discharges from the hillside ABOVE the railroad ditch (pipe not shown on Plan Sheet 1).This discharge
from the side of the bank appears to cause erosion from the bank under current conditions.Re-assess the
downstream analysis and the potential forerosion in the BNSF right-or-way.
Plan sheets 1 & 2
Review of the storm drainage plan sheets will occur once the commentsfor theDrainage report are addressed.
Please resubmit 3 copies of the revised plans/documents to a Development Services Coordinator.Please
contact me at 425-771-0220 if you have specific questions regarding these plan corrections.
DATE MAILED/FAXED2/18/2011PAGE ____ OF ___
55
#E82
TRAFFIC IMPACT ANALYSIS REQUIREMENTS
from any applicant seeking development approval from the city
Traffic impact fees shall be collected
as provided in 18.82.030. This shall include, but is not limited to, the development of residential,
commercial, retail, office, and industrial land, and includes the expansion or change of existing uses that
create a demand for additional public facilities.
Impact fees shall be assessed based upon the road impact fee rates in
Timing and calculation of fees:
effect at the time of of the building permit, including but not limited to, change of use permit or
issuance
remodel permit. In the event the development activity does not require a building permit, traffic impact
fees will be assessed at the time of issuance of the business license. The 2009-Impact Fee Rate Table
(pg 3 of handout) shall be used to determine the applicable ITE Land Use Category and associated per
1
unit impact fee rate.
Calculating impact fees for a change in use: For a change in use of an existing building or
¾
dwelling unit, including any alteration, expansion, replacement or new accessory building,
the impact fee shall be the applicable impact fee for the ITE land use of the new use, less an
amount equal to the applicable impact fee for the ITE land use of the prior use, established
at the time the prior use was permitted. If the previous use was permitted prior to 9/12/04
(adoption of Ordinance 3516), the 2004-Impact Fee Rate Table (pg 4 of handout) shall be
used.
2
=
Impact Fee for NEW use Impact fee for PREVIOUS useImpact fee
3
Independent Fee Calculation: An Independent Fee Calculation may be submitted in
¾
accordance with ECDC 18.82.130 if none of the fee categories or fee amounts set forth in
the 2009-Impact Fee Rate Table describe or capture the impacts of a new development.
Complete the Traffic Impact Analysis (TIA) Worksheet or
Traffic Impact Analysis Worksheet:
prepare a traffic impact analysis report that complies with and addresses the City of Edmonds TIA
Checklist. The TIA worksheet is attached to this handout and is available on line.
Impact fees shall be paid at the time of issuance of the building permit or city
Payment of fees:
business license.
ECDC 18.82.040 identifies particular development activities in which exemptions may
Exemptions:
apply. Please refer to this code section for additional information. The director shall make the final
determination as to whether the exemption applies.
1
Impact fee rates can also be referenced in ECDC 18.82.120.
2
No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative.
3
$200 review fee required plus actual cost of outside consultant review if required by City.
1 of 4
Revised on 6/24/10 E82 - Traffic Impact Analysis Page
PROJECT EXAMPLES
The following list is intended to provide
Types of projects that DO NOT trigger impact fees:
examples of projects that are exempted from the payment of traffic impact fees as identified in ECDC
18.82.040. The examples provided do not involve a change in use and do not expand the usable space
or add any residential units and therefore, do not create additional demand on the roadway system.
Traffic impact fees will not be required as a condition of development approval for these types of
projects.
A project that involves demolition of one single family residential unit and replacement with
one new single family residential unit on the same lot.
A residential remodel that does not increase the number of residential units.
A residential addition (e.g. garage, etc.) that does not increase the number of residential
units.
Decks, fences, retaining walls, etc.
Accessory dwelling unit (ADU). (Approval of an ADU is regulated by the Edmonds
Community Development Code, which limits the total number of individuals living at the
property to one family as defined in the code)
The following project examples do increase the
Types of projects that DO trigger impact fees:
number of residential units or involve commercial or other activity using the roadway system and
therefore, do create additional demand on the roadway system. Traffic impact fees shall be required as a
condition of development approval for these types of projects.
Construction of a single family residence on a previously undeveloped, vacant or subdivided
lot.
Demolition of a single family residence and construction of a commercial, mixed-use or
multi-family facility or duplex on the same property.
A tenant improvement that changes the use from general office to medical office.
Remodel of an existing multi-family building that increases the number of residential units.
Note: This information should not be used as a substitute for City codes and regulations. The
Edmonds Community Development Code (ECDC) may be viewed at
www.ci.edmonds.wa.us/codes.stm. The applicant is responsible for ensuring compliance
with the fees and regulations that are applicable at the time of submittal. If you have a
specific question about a certain aspect of your project, please contact the Engineering
Division at 121 Fifth Avenue North, (425) 771-0220. Please note that other local, state,
and/or federal permits or approvals may be required.
2 of 4
Revised on 6/24/10 E82 - Traffic Impact Analysis Page
2009 - Impact Fee Rate Table
EFFECTIVE 5/1/2010
3 of 4
Revised on 6/24/10 E82 - Traffic Impact Analysis Page
2004 - Impact Fee Rate Table
EFFECTIVE 9/12/2004
4 of 4
Revised on 6/24/10 E82 - Traffic Impact Analysis Page
City of Edmonds
Traffic Impact AnalysisWorksheet
Name of Proposed Project:
Owner/ApplicantApplicant Contact Person:
Name Name
Street/Mailing Address Street/Mailing Address
City State Zip City State Zip
Telephone: Telephone:
Traffic Engineer who prepared the Traffic Impact Analysis (if applicable):
Firm Name Contact Name
Telephone: E-mail:
THRESHOLD LEVELS OF ANALYSIS
Project Traffic Levels Sections to Complete
I. Less than 25 peak-hour trips generated1 and 7 only (Worksheet/Checklist)
II. More than 25 peak-hour trips generated All sections
PROJECT DESCRIPTION
1.
a.Location - Street address:
(Attach a vicinity map and site plan.)
b.Specify existing land use:
c.Specify proposed type and size of development:
(# of residential units and/or square footage of building)
1 of 5
Revised on 6/24/10 E82 - Traffic Impact Analysis Worksheet Page
d.Date construction will begin and be completed:
e.Define proposed access locations:
f.Define proposed sight distance at site egress locations:
TRIP GENERATION
2.
Source shall be the Eighth Edition of the Institute of Transportation Engineers (ITE) Trip Generation
manual. For independent fee calculations, the current edition of the ITE manual may be used.
ADT = Average Daily Traffic
PM Peak-hour trips (AM, noon or school peak may also apply as directed by the City Engineer)
a. Existing Site Trip Generation Table:
PM Peak-Hour Trips
Land Use Daily (ADT)
INOUT
b.Proposed Project Trip Generation Table:
PM Peak-Hour Trips
Land Use Daily (ADT)
INOUT
c.Net New Project Trip Generation Table:
PM Peak-Hour Trips
Land Use Daily (ADT)
INOUT
d.State assumptions and methodology for internal, link-diverted or passby trips:
2 of 5
Revised on 6/24/10 E82 - Traffic Impact Analysis Worksheet Page
TRIP DISTRIBUTION
3.
Prepare and attach a graphic showing project trip distribution percentages and assignments. For
developments that generate over 75 peak-hour trips, the City Engineer reserves the right to require
1
trip distribution to be determined through use of the City traffic model.
SITE ACCESS ROADWAY/DRIVEWAYS AND SAFETY
4.
a.Have sight distance requirements at egress location been met per AASHTO requirements?
b.Intersection Level of Service (LOS) Analysis:
Intersections to be evaluated shall be determined by the City of Edmonds Traffic Engineer
Existing Conditions LOSDelays
Year of Opening LOSDelays
Five Years Beyond Change of
LOSDelays
Land Use
c.Describe channelization warrants:
(Attach striping plan.)
d.Vehicle Storage/Queuing Analysis (calculate 50% and 95 % queuing lengths):
50 % 95 %
Existing Conditions
Year of Opening
Five Years Beyond Change of
Land Use
e.If appropriate, state traffic control warrants (e.g. stop sign warrants, signal warrants):
2
f.Summarize local accident history (only required for access to principal and minor arterials):
1
Available upon request at City of Edmonds Development Services Department
2
Available upon request at City of Edmonds Police Department
3 of 5
Revised on 6/24/10 E82 - Traffic Impact Analysis Worksheet Page
TRAFFIC VOLUMES
5.
1
Provide the following and other planned development traffic within the city.
a.Describe existing ADT and peak-hour counts (less than two years old), including turning
movements, on street adjacent to and directly impacted by the project.
b.Describe the estimated ADT and peak-hour counts, including turning movements, the year the
project is fully open (with and without project traffic).
c.Describe the estimated ADT and peak-hour counts, including turning movements, five years
after the project has been fully open (with and without project traffic).
d.State annual background traffic growth factor and source:
LEVEL OF SERVICE (LOS) ANALYSIS
6.
a.Summarize Level of Service Analysis below and attach supporting LOS analysis documentation.
Provide the following documentation for each arterial street or arterial intersection impacted by
1
ten or more peak-hour trips. Other City-planned developments must also be factored into the
LOS calculations.
LOSLOS
Existing Conditions ExistingDelays
Year of Opening With ProjectWithout Project
Five Years Beyond Change of
With ProjectWithout Project
Land Use
b.Note any assumptions/variations to standard analysis default values and justifications:
1
A list of planned developments are available at the City upon request for public records
4 of 5
Revised on 6/24/10 E82 - Traffic Impact Analysis Worksheet Page
MITIGATION RECOMMENDATIONS
7.
State recommended measures and fees required to mitigate project specific traffic impacts. Traffic
impact fee shall be calculated from the Edmonds Road Impact Fee Rate Study Table 4 (attached)
and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations
in ECDC 18.82.130.
CHANGE IN USE
Fee for prior use shall be based on fee established at the time the prior use was permitted. If the
previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04),
the 2004 ECDC 18.82.120 impact fee shall be used.
Units in
Per Unit square feet,
ITE Land Use Category Fee
Fee Rate # of dwelling,
vfp, etc.
=
$
X
New Use $
=
$
X
Prior Use $
$
1
-=
New Use Fee: $Prior Use Fee:$
NEW DEVELOPMENT
Units in
Per Unit square feet,
ITE Land Use Category Fee
Fee Rate # of dwelling,
vfp, etc.
=
$
X
New Use
$
OTHER
$
MITIGATION FEE RECOMMENDATION:
INDEPENDENT FEE CALCULATION: $200.00 (+ consultant fee)$
TOTAL TRAFFIC IMPACT FEE $
City of Edmonds, Engineering Division Approval Date
1
No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative.
5 of 5
Revised on 6/24/10 E82 - Traffic Impact Analysis Worksheet Page