Engineering Comments-PRE20180002-7901 240th St SW.pdf❑■
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Pre -Application Meeting
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The information provided below is intended to assist in
ERMITTING &DEVELOPMENT
ENGINEERING
addressing _ • _ • •uirements througho
DIVISION
subdivision process. Additional informationand review
121 5th Avenue N
comments will • ' provided • the applicant after a c• • "
P: 425.771.0220
submittal has been receiv- • with each phase of project.
www.edmondswa.gov
Pre Application File #
PRE20180002
Pre Application Date:
March 14, 2018
Project Name:
Najib
Project Address:
7901 240th St SW
Subdivision - # of Lots:
4 Lot Short Plat
Owner/Applicant
Ihsaan Najib
Engineering
JoAnne Zulauf, Engineering Technician
Representative
joanne.zulauf@edmondswa.gov
Project Notes:
o -5ft Sidewalks are required
o -1 Oft street dedication required
o -Driveways are shown with about 10 % slope. Driveway/access max slope is 14%.
o-19,328 sf impervious surface proposed. Frontage improvements shall also be accounted
for in stormwater design.
Subdivision Phases of Approval (Refer to City Handouts for more information):
Step 1: PreliminM plat review and approval
• Preliminary Plat submittal shall include a preliminary development plan (preliminary
civil plans). A stormwater report shall be provided addressing, at a preliminary stage,
stormwater requirements and project feasibility.
Step 2: Civil improvement plan review and approval
• Complete civil construction plans and stormwater management report.
• Performance Bond Required prior to civil plan issuance
Step 3: Final plat approval — recording of shortplat
• Recording documents showing street dedication (if required), public and private
easements, easement and maintenance provisions, stormwater covenant, etc.
• All civil plan improvements shall be constructed or a performance bond posted to
guarantee the construction of the improvements.
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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(d),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. Checklists 1
and 2 shall be required with initial submittal. Additional checklists as applicable shall
also be included in submittal. 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.
Complete Civil Construction Drawings
• City of Edmonds Standard Details, Fees, Handouts, Edmonds Community
Development Code (ECDC), etc: www.edmondswa.gov
• GIS utility maps, asbuilts & City easements: www.mgps.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.
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Transportation Impact Analysis
• Refer to and follow the requirements outlined in the ECC Chapter 3.36.
• Transportation impact fees are assessed and due at the time of building permit
issuance. Refer to Engineering Handout E82 Transportation Impact Fees.
General Facility Charges
Edmonds Public Utilities
• Water — calculation is based on size of water meter required for domestic use
• Sewer — calculation is based on number of living units
• Storm — calculation is based on impervious surface area.
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.
Length, size and material of all pipe.
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SITE ACCESS
➢ Access Easement, Pavement Width and Slope
• Access easement shall be 20-feet in width.
• The Engineering Division requires 16-feet of pavement, however, if the Fire
Department requires more than 16-feet of pavement, FD standards shall be
met.
• 14% max slope, waiver up to 20% per ECDC 18.80.060 under special
circumstances.
• NOTE: Slopes stated do not account for any design restrictions that may exist
based on the proposed material (such as permeable pavement).
FRONTAGE IMPROVEMENTS
➢ Curb and Gutter
• Required along property frontage
• Standard Curb/Gutter
• Vertical Curb required on Edmonds Way
➢ Sidewalks
• 5-foot wide sidewalk required along property frontage
➢ Road Widening
Widen travel lane, as needed, to 12-feet from painted centerline to face of
curb
• Provide additional storm improvements as required
➢ 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.
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 utility separation (5-feet from City utilities
within the ROW and 3-feet from water/sewer/storm utilities on private property).
WATER SERVICE
➢ Purveyor: City of Edmonds
• Meter(s) shall be placed on right of way side of property line and outside of
driveway approach.
• Minimum domestic meter size 3/4" with 1" minimum water line.
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• If fire sprinklers are required, meter shall be a minimum of 1" with 1 1/2" water
service line.
SANITARY SEWER
➢ Purveyor: City of Edmonds
• 6" sewer lateral shall be provided within City ROW
• 6" cleanout required at the property line with 12" lamphole cover with %2"
hexbolts.
Cleanouts: required at property line, at edge of easement and at the end of the
run. Locking CI lamphole covers shall be installed at property line and when
located in hard surfaces. Cleanouts shall be placed a maximum of 100' apart
when the lateral length exceeds 100 feet.
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.
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.
o At a minimum, a bond is required to be placed for all erosion control
measures and right-of-way improvements.
o If you intend to post a bond in order to record the subdivision and ahead of
constructing the required improvements, the bond amount shall be based on
the entire scope of the project.
o The amount of the bond will be based on 120% of the City approved estimate.
The City will inform you of the appropriate bond amount after review of the
cost estimate. Please obtain the appropriate subdivision improvement bond
forms from the City — available on the City website.
o Inspection fees for this project will be calculated at 3.3% of the 100% City
approved estimate for all improvements.
➢ At construction final approval, Performance Bond will be released and a Maintenance
Bond will be required for 2 years.
OTHER
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➢ Easements — Public/Private —Show all existing and proposed easements on plans.
➢ Right-of-way dedication — 10-foot street dedication is required.
Edmonds Community Development Code (ECDC), Stormwater Code and Addendum, handouts,
standard details, and other development information can be found on the City's website.
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