Engineering comments.pdfENGINEERING DEVELOPMENT CHECKLIST
ENGINEERING DIVISION
PROPERTY NAME Westgate Edmonds
PROJECT ADDRESS 1.0032 Edmonds Wav
TYPE OF CONSTRUCTION Commercial/Multi-Familv
DEVELOPER/APPLICANT Chris Davidson
Email: cdavidson(&studioms.com
PRE -APP DATE 09/01/2016,1:30pm
ENGINEERING REPRESENTATIVE Jeanie McConnell
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The following checklist is a reference to assist in preparing engineering drawings for a more complete
building permit application. Additional information or review comments may be precipitated during the
review of the application.
[®] Complete Civil drawings
• City of Edmonds Standard Details and Edmonds Community Development Code (ECDC) are
available online at www.edmondsw a, qy under Permits / Development — Codes and Standards.
• General civil plan information, including sample approval block, construction sequence and
general notes can also found on the City website under the Permit Assistance page, Codes and
Standards — Engineering Codes & Desigri
[®] Drainage report
• Drainage system shall be designed in accordance with ECDC 18.30 Storm Water Management
and Exhibit "A" Stormwater Supplement. The existing code is based off of the 2005 DOE
Manual. See comments under Storm Drainage below.
• The Stormwater Code is currently in the process of being updated. The new code should become
effective January 1, 2017 and is based off the 2012 (2014) DOE Manual.
[®] Traffic Impact Analysis or Study
• Refer to and follow the requiremes outlined i1 tle 1. C1C 18.82 and handout E82,
• Traffic impact fees required--
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[®] General Facility Charges
• Water — calculation is based on size of water meter — Olympic View Water & Sewer District
• Sewer — calculation is based on number of living units — Olympic View Water & Sewer District
• Storm — calculation is based on impervious surface area.
[®] TOPGRAPHIC DRAWING
• Existing and proposed contours (2' or 5' intervals)
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• Grading plan and quantities of cut and fill. Include quantities for building foundation and provide
bottom of footing elevations.
[®] STORM DRAINAGE
• Chapter 18.30 ECDC Stormwater Management and Exhibit "A" Stormwater Supplement are
based off the 2005 DOE Manual. The Code and Supplement are available on the City website as
noted above. The City is adopting a new stormwater code based off the 2012 (2014) DOE
Manual, which should go into effect January 1, 2017. The comments provided below are based
on the current stormwater code.
• Large Site Projects are required to comply with 2005 Department of Ecology Regulations. The
Stormwater Site Plan shall include the submittal requirements in the handout, reflect
consideration of site planning and design measures intended to reduce project impact on
stormwater quality and quantity, and must consider the use of LID approaches.
• Large Site Projects are required to consider the use of LID techniques and document the decision-
making processes used to select their application (Supplement 3.0)
• Low Impact Development: ECDC 22.110 WMU Design Standards requires sustainable site
design, including low -impact storm water treatment systems.
➢ Pervious surfaces shall be integrated into site design and may include: pervious pavement,
pervious pavers and vegetated roofs. Capture and reuse strategies including the use of
rainwater harvesting cisterns may be substituted for the effective area of pervious surface
required.
➢ Runoff generated on site shall be routed through a treatment system such as a structured
storm water planter, bioswale, rain garden, pervious pavement, or cisterns.
➢ Stormwater runoff from sidewalks should be conveyed to planted parkways or landscaped
rain gardens. Overflow from parkways and runoff from the roadways should be directed
into bioswales and/or pervious paving in curbside parking areas, along the street edges
where it can infiltrate into the ground. Perforated curbs through which street water runoff
can flow to open vegetated swales may also be provided, where feasible.
• If a detention system is constructed:
✓ Include control structure detail
✓ Manholes- flat top not concentric
✓ Ladders- polypropylene not galvanized
✓ System profile
• Large Site and Small Site projects with over 5000sf impervious area shall be designed by a
licensed engineer.
• Impervious surface calculation chart shall be provided on the drainage plan. A copy of this chart
can be found within City handout E72.
• Structural drawings and calculations for concrete vaults (Will be sent out for peer review. Cost
shall be pass through)
• Footing drains, if required per the Building Code or by the Geo -Tech shall connect to outfall of
detention system.
• Catch basins located in underground/covered parking shall have oil water separator and shall
connect to the building sewer line.
• Provide RIM and invert elevations for all existing and proposed storm structures.
• Department of Ecology (DOE) — Construction Stormwater General Permit "Notice of Intent"
(NOI) for sites with the potential to disturb one or more acres of land. If needed the construction
site operator must contact DOE and apply for a permit 60 days prior to discharging stormwater.
A handout is available at the counter.
• Department of Ecology (DOE) — Industrial Stormwater General Permit "Notice of Intent" (NOI)
for sites with the potential to add pollution to surface waters from industrial activities. Needs to
contact DOE and determine if the permit is required. A brochure is available at the counter.
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• Robert Edwards is the City's Stormwater Engineer. Robert can be reached by e-mail at
lloberi.cdwards(aeda-aondswa. ov or by phone at 425.771.0220 x1323.
[®] SITE ACCESS
® Existing driveway access points on Edmonds Way
• Driveway access points along Edmonds Way shall be consolidated. The existing driveway
approach along the parcel frontage and the driveway approach near the intersection with
100th Ave (access to Retail #2), shall be removed. Refer to ECDC 22.110 - Figure
22.110.050.13-1.
• Driveway Approach - Access Width
✓ 30' standard width for commercial
[®] FRONTAGE IMPROVEMENTS
® Sidewalks
Remove and replace existing sidewalk along property frontage to comply with WMU —
Westgate Mixed -Use Zoning and ADA standards.
• A 5 -foot wide landscape buffer (between street and sidewalk) shall be provided.
• An 8 -foot wide sidewalk shall be provided.
• Within the general area of the intersection of 100th St SW and SR -104, the planting buffer
may be reduced or excluded, provided that the sidewalk is greater than 8 -feet in width.
• For sidewalks that extend onto private property, an easement or dedication of right-of-way
shall be given to the city.
• Utilities (power poles, hydrants, etc.) located within the proposed sidewalk area will need
to be relocated.
® Curb and Gutter
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1
Existing driveway to remain
Existing driveway to remove
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Existing driveway to become right turns only
!I01
Existing driveway link to internal circulation drive
Conceptual internal circulation drive (approximate location)
• Driveway Approach - Access Width
✓ 30' standard width for commercial
[®] FRONTAGE IMPROVEMENTS
® Sidewalks
Remove and replace existing sidewalk along property frontage to comply with WMU —
Westgate Mixed -Use Zoning and ADA standards.
• A 5 -foot wide landscape buffer (between street and sidewalk) shall be provided.
• An 8 -foot wide sidewalk shall be provided.
• Within the general area of the intersection of 100th St SW and SR -104, the planting buffer
may be reduced or excluded, provided that the sidewalk is greater than 8 -feet in width.
• For sidewalks that extend onto private property, an easement or dedication of right-of-way
shall be given to the city.
• Utilities (power poles, hydrants, etc.) located within the proposed sidewalk area will need
to be relocated.
® Curb and Gutter
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• Any existing curb & gutter currently failing or damaged during the course of construction
or that which does not align with the proposed driveway configuration will need to be
removed and replaced.
® Development Agreement
• If the property owner has plans to develop the entire corner in phases, the property owner
may want to consider a development agreement. Through a development agreement the
frontage improvements and other requirements may be viewed as a whole rather than on
specifically configured parcel layouts. This may allow the developer more flexibility in
the design of the overall site and allow the site to be developed in phases while still
meeting the requirements of the WMU zone.
[®] PARKING LOTS and PARKING GARAGES
® Above ground
✓ 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.
✓ 13' 6" vertical clearance required for Fire Department.
✓ Please refer to Fig 18. 1, found in Title 18 of the ECDC for additional parking lot layout
requirements specific to angled parking.
✓ Must be able to show/demonstrate all required full size (8.5' x 16.5') parking stalls 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').
✓ Parking layout between light post or other structures is measured from the inside and not the
center of the structure.
✓ Maximum parking lot slopes is 6%.
® Below ground/Covered — Parking garage
✓ Oil/water separator - connect to sanitary sewer. Storm water runoff not to tie into sewer.
✓ 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 specific to angled parking..
✓ 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').
✓ Parking layout between columns can be measured from the center to center of the column but
the inside dimension (face to face of column) shall at no time be less than 8' wide.
✓ Changes in column location/size will require a new parking plan layout and approval prior
to issuance of the building permit to insure all required full width stalls can be met.
✓ Driveway slope shall be a maximum of 6% for the first 20' and 14% thereafter.
✓ Review structural and mechanical plans to insure columns and mechanical structures do not
impact parking numbers and size.
✓ Show sliding gates on civil and architectural plans. Gates shall not impact parking stall
widths
[®] ELECTRICAL POWER SOURCE
o Show location of pad mounted transformer, to be located on private property.
o Underground Wiring Requirements
[®] SHORING PLAN (if applicable)
o Plan
• Soil nailing not permitted in right-of-way.
• Indicate erosion control measures to insure soil stability.
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• Provide calculations
• May be sent out for peer review. Cost shall be pass through.
[®] RETAINING WALLS/MODULAR BLOCK WALLS/ROCKERIES
• Follow Handout B-62
• Provide drawings and calculations (If sent out for peer review, cost shall be pass through).
• Refer to ECDC 18.40.020 for rockery prohibitions
[®] WATER SERVICE
® Olympic View Water and Sewer District - must contact district and follow their requirements.
OVWSD to review and approve plans. Provide 3 copies of plans with signature of approval to the
City of Edmonds
• Fire Protection — When Required by Building Division and Fire Department. Fire
Connection permit to be submitted with Building Permit application and shown on civil
construction plans.
® Commercial — lines 4" or larger
• Double check detector valve assembly (DCDA) required per City standards.
✓ Assembly shall not be placed in City right-of-way but shall be installed on private
property within 10' of the property line. See Edmonds Standard Detail E7.20
✓ For properties with zero lot line, assembly shall be placed interior wall
lot" immediately adjacent to the property line and on the side where the water main is
located. TRPL Remote reader shall be placed on the exterior wall in this situation.
See Standard Detail E7.19
✓ Inside installation of DCDA shall not impede any parking.
✓ Outside installation shall be in a vault per City Standards.
• Vault
✓ Lid shall berated H-30 in paved areas and H-10 in landscaped areas.
✓ Lid shall be L.W. Hatch type D with built in storm gutter and drain.
✓ Refer to City standard details E7.8 and E7.8.1
• Post Indicator Valve (P.I.V.) and Fire Department Connection (F.D.C)
✓ Shall be placed on private property.
✓ If at all possible they shall be free standing.
✓ Minimum clearances shall be 3' radius.
✓ F.D.0 shall be 4" diameter, have a 22.5* bend at the end with a 4"storz adapter.
• Fire Line connection requires installation of valve cluster for service connections to
City system, per Edmonds Standard Details E7.18, E7.19 and E7.20.
[®] SANITARY SEWER
® Olympic View Water and Sewer District - must contact district and follow their requirements.
Review and approval of plans required by OVWSD and plans with signature of approval to be
submitted to the City.
[®] RECYCLE/TRASH ENCLOSURE
• City Contact: Recycling Coordinator Steve Fisher — 425.771.0235
• Refer to Handout E-37.
• Gate shall be full swing, concrete pad required.
• Enclosure to be accessible by garbage hauler.
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NO UTILITIES (I.E. GAS METERS, POWER, ETC) SHALL BE PLACED WITHIN THE
ENCLOSURE
[®] EROSION CONTROL
• Erosion and discharge of sediments and other pollutants into receiving waters during construction
shall be prevented.
• Developer is responsible for implementation and maintenance of erosion control measures.
• ESC standard details shall be placed on drawing.
[®] STAGING/LAYDOWN AREA
• Show location of job site fencing, job trailer, materials storage, etc.
[®] TRAFFIC CONTROL PLAN and HAUL ROUTE PLAN
[®] 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.
✓ Sidewalk
[®] RIGHT-OF-WAY CONSTRUCTION PERMIT
• A right-of-way construction permit is required for all work within the City right-of-way.
• Street disruption fees may apply if street has been overlaid within the last 5 years.
• Contractor is required to have an active state contractors license as well as City business license.
[®] COST ESTIMATE, BONDING and 3.3% Inspection Fee;
® Provide an itemized estimate for both on-site and off-site (right-of-way) improvements,
including traffic control using the King County bond quantity cost estimate. The amount of the bond
will be based on 120% of the City approved estimate for the off-site improvements.
® The 3.3% inspection fee is based on 120% of the City approved estimate for the entire project
improvements.
[®] OTHER
® Easements as needed
® Right-of-way dedications as needed for sidewalk improvements (or easement)
NOTES:
Storm, Water and Sewer maps are provided as a graphical representation of existing utilities. Actual
utility locations are to be verified by the owner/applicant.
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