PLN20180057 Staff Report with AttachmentsCITY OF EDMONDS
l-21- 5th Avenue North, Edmonds WA 98020
Phone: 425.77L.O220 . Fax: 425.771.0221- . Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ¡ PLANNING DIVISION
c. 18
Project:
File Number:
Date of Report:
Reviewed By:
Owner:
Applicant:
PLANNING DIVISION PRELIMINARY SHORT PLAT REVIEW
FINDINGS, CONCLUSIO Tt & DEC¡SiON
Strash/Fagen Two-Lot Short Plat
P1N20180057
26,2019
O
n Lien, E ental Programs Manager
Marcus Strash and Courtney Fagen
Ola Groset
t.INTRODUCTION
The applicant is proposing to subdivide a L7,990 square foot lot located at22027 - 96th Avenue
West into two lots (Attachments 1- 5). The application also includes a modification request to
reduce the required side setback to five feet for the existing residence in order to maintain the
residence with the proposed subdivision (Attachment 3). The site is located within the RS-8 zone
(single-family residential; 8,000 square feet minimum lot size). The proposed lot layout is shown
on the preliminary short plat plans (Attachment 4) and preliminary development plans
(Attachment 5).
A. Application
1. Owner: Marcus Strash and Courtney Fagen
2. Applicant: Ola Groset
3. Site Location:22027 - 96th Avenue West, Edmonds, WA (Tax Parcel 00544200102800)
4. Request: To divide one lot with a total area of 17,990 square feet into two lots in the RS-8
zone.
5. Review Process: Short plats are Type ll decisions pursuant to ECDC 20.01-.003. Following
a public comment period, the Director (or designee) makes an administrative decision.
B. Attachments:
L. Land Use Application
2. Applicant Cover Letter
3. Applicant Modification Request Criteria Statement
4. Preliminary Short Plat
5. Preliminary Development Plan
6. Existing Conditions Survey
7. Stormwater Drainage Report
8. Edmonds Utilities Consortium Form
9. Zoning and Vicinity Map
L0. South County Fire Comments
11. Buildi Division Comments
T2
13
Engineering Memorandum of Compliance and Conditions of Development
Public Notification Documentation
II. FINDINGS OF FACT AND CONCLUSIONS
A. Sett!ng:
The subject site is located within a single-family residential neighborhood in central Edmonds.
Refer to Attachment 9 for a zoning and vicinity map indicating the zoning of surrounding
properties. The subject property is zoned RS-8 as are all of the surrounding properties.
Westgate Elementary School is located across 96th Avenue West and the rest of the
surrounding properties are developed with single family residences.
B. Topography and Vegetation:
Refer to the preliminary short plat and development plans (Attachments 2 and 3) for a
depiction of the existing conditions on the site, including the topography of the site and
locations of existing trees. The subject property is relatively level. Vegetation on the site is
that of typical residential landscaping including grass, shrubs, and a few fruit trees spread
throughout the property.
C. EnvironmentalAssessment
1.. Critical Area: A critical area review conducted under File No. CRA2O18O13O found that
there were no critical areas on or adjacent to the subject property.
2. Shoreline: The subject property is not located within shoreline jurisdiction.
3. SEPA: Review under the State Environmental Policy Act (SEPA) is not required for a short
plat pursuant to WAC L97-11-800(6Xd) - Land use decisions.
D. Comments
t. Departmental Comment:
This proposalwas reviewed by South County Fire District No. 1, Building Division and the
Engineering Division.
Neither South County Fire District No. L (Attachment 1"0) nor the Building Division
(Attachment 11) had comments on the proposed short plat.
The Engineering Division approved the proposed subdivision subject to the memorandum
of compliance and Engineering Requirements for the short plat that are included in
Groset Short PIat
File No. PLN20180057
Page2ofl3
Attachment 12. The Engineering Division has found the ¡nformation provided indicates
general engineering feasibility; project-specific design, including final utility system design
and location, as well as Title 1-8 Edmonds Community Development Code compliance, will
be reviewed during the civil construction phase of this project. The proposed subdivision
is subject to the Engineering Requirements for the short plat included in Attachment l-2.
2. Public Notice and Comment:
ECDC Chapter 20.03 provides the City's regulations for public notice of development
applications. A "Notice of Application" dated December 3, 2018 with a comment period
running through December 17, 2OI8 was posted at the subject site, Public Safety
/-nmnlow ñor¡alnnmanf Qarr¡iroc Flcnartmenf anfl lihrarr¡ nn l-lcrpmhpr ? 2018. ThevvrrrPrç^, 9LvLrvyrrr!rr! rvr vr!LJ vLyur !rr¡L¡r!, qr.e Èrvr I eveerrrvLr v,
notice was also published in the Herald Newspaper and mailed to property owners within
300 feet of the site on December 3,2OLg using a mailing list provided by the applicant.
Documentation of compliance with the public notice requirements is included as
Attachment L3. The City has complied with the public notice requirements of ECDC 20.03.
No wr¡tten public comments were received during review of the subject proposal.
E. ECDC 20.75.080 General Findings
A proposed subdivision may only be approved if all the general findings listed in ECDC
20.75.080 can be made for the proposal as approved or as conditionally approved. Staff's
findings in regard to ECDC 20.75.080 are detailed below.
1.. Subdivision Ordinance. The proposal is consistent the purposes of this chapter (as listed
in ECDC 20.75.A20) ond meets oll requirements of this chopter.
As conditioned, the proposed two lot subdivision is consistent with ECDC 20.75.020 and
all the requirements of ECDC Chapter 20.75. The proposed subdivision will not negatively
impact public health, safety or general welfare, will not negatively impact congestion on
streets and highways, will have adequate access to water, utilities, sewerage, storm
drainage and will provide proper ingress and egress as well as be uniformly monumented.
2. Comprehensive Plan. The proposol is consistent with the provisions of the Edmonds
Comprehensive Plan, or other odopted city policy, ond is in the public interest.
The subject site is located within the "Single Family Urban L" designation of the
Comprehensive Plan. The Comprehensive Plan has the following stated goals and policies
for Residential Development that apply to this project.
Resídentíøl Development
A. Goal. High quolity residential development which is appropriote to the diverse
lifestyle of Edmonds residents should be mointoined qnd promoted. The options
avoilable to the City to influence the quolity of housing for all citizens should be
opproached reolistically in baloncing economic, social, oesthetic ond
e nv i ro n m e nto I con si de roti ons.
A.7. Encourage those building custom homes to design ond construct homes
with orchitectural lines which enable them to hqrmonize with the
surroundings, adding to the community identity ond desirobility.
A.3. Minimize encroachment on view of existing homes by new construction
or additions to existing structures.
Grosel Short PIat
File No. PLN20180057
Page 3 of 13
4.4 Support retention ond rehobilitotion of older housing within Edmonds
whenever it is economicolly feosible.
Protect residentiol oreas from incompatible lond uses through the coreful
control of other types of development and exponsion based upon the
following principles:
A.s.b. Troffic not directly occessing residences in o neighborhood must
be discouraged
A.5.d. Privote property must be protected from odverse environmentol
impocts of development including noise, droinoge, troffic, slides,
etc.
Require that new residential development be compotible with the natural
4.5.
A.6.
Compliance with the Residential Development goals and policies: The proposal will allow
for the construction of a new single-family homes within City while maintaining the
existing residence on the site. The future residence will be reviewed for compliance with
applicable critical areas regulations at the time of building permit application review.
Traffic impact fees consistent with Chapter 3.36 ECDC will be collected with building
permit to mitigate traffic impacts. The proposal should not cause any adverse impacts
and appears to be consistent with the residential development goals and policies of the
Comprehensive Plan.
Vegetøtion ond Wildlile
A. Gool. The city should ensure that its woodlands, morshes and other areos
contoining noturol vegetotion ore preserved, in accordance with the following
policies:
A.7 Critical areas will be designated ond protected using the best ovailable
science (BAS).
A.2. The removol of trees should be minimized particularly when they ore
Iocoted on steep slopes or hazordous soils. Subdivision loyouts, buildings
ond roods should be designed so that existing trees ore preserved.
A.3. Trees thot are diseased, damaged, or unstoble should be removed.
A.4. Groding should be restricted to building pods and roods only. Vegetotion
outside these areas should be preserved.
Compliance with Vegetation and Wildlife goals and policies: For the purposes of the
subdivision, tree retention will be reviewed with the civil improvement plans with the
subdivision. A condition of preliminary approval is that any tree cutting that is not a
hazardous situation and/or not necessary as part of the subdivision improvements shall
be reviewed at the time of building permit application review. Any trees retained should
be protected during development in accordance with the performance standards in ECDC
18.45.050.H. Any tree cutting on the site is subject to the requirements of Chapter 18.45
ECDC, or as amended.
Therefore, staff finds that the proposal is consistent with the Comprehensive Plan.
3. Zoning Ordinonce. The proposol meets oll requirements of the zoning ordinonce, or o
modificøtion has been opproved os provided for in this chopter.
Groset Short Plat
File No. PLN20180057
Page4ofl3
The subject property is located in the RS-8 Single-Family Residential zone and is subject
to the requirements of Chapter 1.6.20 ECDC. Pursuant to ECDC 16.20.030 development
standards of the RS-8 zone are as follows:
Density means "dwelling units per acre" determined by dividing the total lot area by the density allowed
by the underlying zoning; the number of lots or units permitted shall be rounded down to the nearest
whole number.
Minimum Lot Area: The subject site is L7,990 square feet. The RS-8 requires a minimum
net lot area of 8,000 square feet per lot. Proposed lot area is as follows:
Proposed
Gross sq. ft.
Proposed
Net sq. ft.*
Lot 1 9,954 8,084
Lot 2 8,036 8,036
*Note:Netlotareaexcludestheareaofanyvehicularingress/egresseasements. However,
no such easements are indicated with the proposal.
As proposed, all lots exceed the minimum required net area of 8,000 square feet per lot,
which is compliant with the minimum lot area requirements.
Densitv: At L7,990 square feet, a total of two dwelling units could potentially be
developed on the subject property (0.4L acre . 5.5 dwelling units per acre). The proposal
will retain an existing single family residence and allow the development of one new
single-family dwelling which is compliant with the density requirements.
Lot Width: Pursuant to ECDC 21.55.050, lot width is the minimum diameter of a lot width
circle that must fit within a lot (70 feet in this instance). An 7O-foot diameter lot width
circle fits into each of the proposed lots; therefore the proposal is consistent with the
minimum lot width requirement.
Setbacks: Based on the development standards for the RS-8 zone, setbacks for the
proposed lots should be as follows:
Lot A: Street Setback (25 feet): From 96th Avenue West property lines.
Side Setbacks (7.5 feet): From the northern and the access easement
along the southern property line.
Rear Setbacks (L5 feet) From the eastern property line.
Lot B: Side Setbacks (7.5 feet): From the all property lines.
Groset Shorl Plat
File No. PLN20180057
Page 5 of 13
Zone
M¡n¡mum Lot
Area
(Sq. Ft.)
Maximum
Densityl
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side
Setback
Minimum
Rea r
Setback
Maximum
Height
Maximum
Coverage
RS-8 8,000 5.5 70'25'7.5'L5,25'35%
After the proposed subdivision, the existing residence would only be five feet from the
access easement along the southern property boundary. Since setbacks are taken from
access easements, the existing residence would not be compliant with zoning setbacks.
ln order to retain the existing residence, the applicant has request a modification
consistent with ECDC 20.75.075. There are also two sheds located on the property which
will not conform to zoning setbacks following the subdivision. A condition has been added
that these sheds be removed or moved to a location that is compliant with the zoning
setbacks prior to recording the final short plat. Compliance with setbacks for new
residence on Lot B will be reviewed with the subsequent building permits.
Corner Lots: Neither of the proposed lots will be a corner lot.
Flae Lots: Lot B will be a flag lot
Lot Coverage of Existing Buildings on Proposed Lots: Pursuant to ECDC 16.20.030, the
maximum coverage of structures in the RS-8 zone is35%. Counting the two existing sheds
on Lot A, structures total approximately 2,591 square feet. At 8,084 square feet, Lot A
would be 32% even if both sheds were retained on Lot A. Coverage for the new residences
on Lot B will be reviewed with subsequent a subsequent building permit application.
D;rbina. trana 17 qfì ntfì ranr ri¡ac a minim¡ rm ^f +.^,^ an ci+a n¡rl'ina nar cinalar qrr\rrrÉ, Lvuv rr.Jv.v-v rçYur¡sJ q rrr¡rrrrr¡urrr vr Lvvv vrl JrLç Por^rrrEr JPqLçJ Pgt Jttr6tç-
family dwelling. The two required parking spaces may be tandem. There is sufficient
area for two parking spaces on Lot A and compliance with the parking requirements on
Lot B will be reviewed with a subsequent building permit application.
With the modification request and condition regarding removal or moving of the existing
sheds, staff finds the proposal is consistent the zoning requirements for the RS-8 zone as
contained in ECDC 1.6.20.
4. Flood Ploin Monagement. The proposol meets all requirements of the Edmonds
Community Development code reloting to flood plain monogement.
The proposed project is not located within a designated flood plain management area.
F. ECDC 20.75.085 - Review Criteria. Pursuant to ECDC 20.75.085, the following criteria shall
be used to review proposed subdivisions:
L. Environmentol.
o Where environmentol resources exist, such os trees, streoms, rovines or wildlife
hqbitots, the proposol shall be designed to minimize significont odverse impocts to the
resources. Permanent restrictions may be imposed on the proposol to avoid impact.
The City promotes the retention of as many trees as practicable and encourages the
location of building areas with the goal of retaining as many of the trees as possible.
For the purposes of the subdivision, tree retention will be reviewed with the civil
improvement plans with the subdivision. A condition of preliminary approval is that
any tree cutting that is not a hazardous situation and/or not necessary as part of the
subdivision improvements shall be reviewed at the time of building permit application
review. Any trees retained should be protected during development in accordance
with the performance standards in ECDC 18.45.050.H. Any tree cutting on the site is
subject to the requirements of Chapter 18.45 ECDC, or as amended. A condition to
this effect has been added as a condition of approval.
Groset Short Plqt
File No. PLN20180057
Pøge6ofÌ3
With the conditions related to protection of existing trees, staff finds that the
proposed subdivision is consistent with this criterion.
b. The proposol sholl be designed to minimize groding by using shared driveways ond by
reløting street, house site and lot plocement to the existing topography.
The development will utilize a shared driveway and the site is relatively level which
will help minimize grading. The house site locations and lot placements are related
to the existing topography.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
- tttL- -^ -^^):L:^^^ ^..:-L,,,L:^L ^^,,t) L^ L^---Å^"- +^ +lnn l"+',-^ -^-iÅaa+¿ ^ç +h^ l^^ÅL, VVlletc LUuu,Llut,S c^tJL wt,rLt, Lvulu uc ,lululuuuJ LU Lttc lwLut c rsJrqcrrlJ vJ Lttc tuttw
to be divided, or to nearby residents or property, such as flood plains, steep slopes or
unstoble soil or geologic conditions, a subdivision of the hazardous lond sholl be
denied unless the condition con be permonently corrected, consistent with poragraphs
A(1) ond (2) of th¡s sect¡on.
No known hazardous conditions, such as flood plains, steep slopes, or unstable soil or
geologic conditions exist at this site.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
d. The proposal sholl be designed to minimize off-site impocts on droinoge, views ond so
forth.
The proposed development must be designed to meet current code and minimize
stormwater impacts. All new hard surfaces must be mitigated on site as required by
the Engineering Req uirements (Attachment 11).
The maximum height for new houses in the RS-8 zone is 25 feet from average original
grade, which serves to minimize the negative impact to existing views in the vicinity.
Aside from the height limits, the Edmonds Community Development Code does not
contain specific regulations regarding private view protection within single-family
zones.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
2. Lot and Street Layout.
o. Lots shall be desiqned to contoin o usoble building orea. lf the building oreo would be
difficult to develop, the lot sholl be redesigned or eliminoted, unless speciol conditions
con be imposed on the approvol which will ensure that the lot is developed properly.
The new proposed lots have been designed to accommodate single-family residences
within the required setbacks for the RS-8 zone. While a modification request was
submitted for the existing residence, a condition of approval has been added that
future development on Lot A will be required to meet the applicable zoning setbacks.
The entire site is relatively level so the new lots should not be difficult to develop.
Based on a review of the project and the analysis in this section, staff agrees that a
two-lot short plat may be developed consistent with this requirement.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
b. Lots shall not front on highwoys, orterials or collector streets unless there is no other
feasible occess. Special occess provisions, such os shared driveways, turnorounds or
frontoge streets moy be required to minimize troffic hqzards.
Groset Short Plat
File No. PLN20180057
PageTofÌ3
Both of the new lots will access 96th Avenue West via a shared driveway. 96th Avenue
West is not classified as a highway, arterial or collector street.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
c. Each lot sholl meet the opplicoble dimensional requirements of the zoning ordinonce.
The subject property is located within the RS-8 zone. Refer to Section ll.E.3 of this
report for an analysis of the proposal's compliance with the applicable zoning
standards. Both of the proposed lots contain at least 8,000 net square feet and are
at least 70 feet in width and thus compliant with the dimensional requirements of the
RS-8 zone.
erefore¡staff finds that the pr"oposed subdivision is consistent with this criterion.
d. Pedestrian wolks or bicycle poths sholl be provided to serve schools, porks, public
facilities, shorelines ond streoms where street occess is not odequote.
Citywide efforts to provide safe transportation include enforcement of traffic
regulations, provision of crosswalk and sidewalks for pedestrians, and provision of
well-clesisnecl streets for safe drivinc Safctv alçn involveç nnooins conrdinaf inn r¡vif h- -" - "'o- --.--, -.'o-.'.Ò
emergency service providers to ensure access for their emergency equipment.
Recommendations to address safety issues are based on assessment of historical
collision data, focused sub-area or corridor safety studies, or on citizen feedback.
The City of Edmonds applies a Walkway Prioritization Process provided in the
Transportation Element of the Comprehensive Plan in assessing where sidewalks
should be required or upgraded. Criteria has been developed to evaluate and
prioritize walkway improvement projects. These criteria (which include distance from
schools) are used to prioritize improvements to walkway sections that are identified
based on input from public meetings, Walkway Committee meetings, and deficiencies
determined from a review of the existing city walkway inventory. The criteria are
weighted according to their importance. A system of points evaluate each proposed
project against each criterion. The result is a weighted average score that helps to
compare and prioritize proposed projects. The City's policy is to consider these
criteria in conjunction with City code and the Sidewalk Comprehensive Plan Map in
determining sidewalk req uirements for su bd ivisions.
96th Avenue West is classified as a local street and per City Code, sidewalks are only
required on one side of the street. Sidewalks currently exist on the west side of 96th
Avenue West and thus are not required to be installed for this project.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
3. Dedicotions
a. The city council møy require dedicotion of lond in the proposed subdivision for public
use.
b. Only the city council moy opprove ø dedicotion of pork lond to sotisfy the requirements
of ECDC 20.75.090. The council moy request o review and written recommendqtion
from the planning advisory boord.
Groset Short Plat
File No. PLN20180057
PageSofl3
c. Any approval of o subdivision shall be conditioned on oppropriote ded¡cotion of lond
for streets, including those on the official street mop and the preliminory plot.
Per the City Engineering Division requirements (Attachment 12), no dedications are
required. See Section ll.H below regarding the dedication of park land.
4. lmprovements.
o. lmprovements which moy be required, but are not limited to, streets, curbs,
pedestrion walks and bicycle poths, sidewolks, street londscoping, water lines, sewdge
systems, droinage systems and underground utilities.
L TL,. ^- L^)-- -^^-^..:^^ ^ ^..L):..:^:^- -L^tl )^t^-^:^^ +L^:^^-^,,^ø^^+-u. ilte petSut, u, uuuy uplJruv,ng u Juuu,vtttun 5t,ut, ucLct,,tt,,c Lnc t,nptuvÉn,cttLr
necessory to meet the purposes ond requirements of this chopter, ond the
requirements of:
¡. ECDC Title 18, Public Works Requirements;
i¡. Chopter 79.75, Fire Code, os to fire hydrants, water supply ond occess.
This determinotion shqll be bosed on the recommendotions of the community
development director, the public works director, ond the fire chief.
The subject proposal was reviewed by South County Fire District and the Public Works
Department - Engineering Division. lmprovements required in conjunction with the
subject proposal are included in Attachment l-2.
With the conditions of approval referring to the Engineering Requirements provided
in Attachment 12, staff finds that the proposed subdivision is consistent with this
criterion.
c. The use of septic systems moy be opproved if oll of the following conditions ore met:
i. tt is more than 200 feet, multiplied by the number of lots in the proposed
subdivision, from the neorest public sewer mqin to the neorest boundary of the
lond to be divided.
ii. The lond to be divided is zoned RS-20.
¡ii. The public works director and city heolth officer determine thot soil, droinoge ond
slope conditions ore sotisfactory for septic use ond thqt oll requirements of WAC
248-96-090 ore met.
There are no septic systems included as part of the proposed project. Water and
sewer service at the site is provided by the City of Edmonds.
5. Flood Ploin Manøgement. All subdivisions sholl comply with the criterio set forth in the
Edmonds community Development code for flood ploin monogement.
The subject property is not located within a Flood Plain Management area.
G. ECDC 20.75.075 - Modifications. The application proposed to retain the existing residence.
With the establishment of an access easement to serve Lot B, the existing residences would
become noncompliant with the 7.5 foot zoning setbacks on the south side of the residence.
As a result, the applicant has submitted a modification request. Pursuant to ECDC 20.75.075,
a modification can only be approved if allof the required findings in Chapter 20.85 ECDC can
be made. Attachment 3 contains the applicant's statements regarding these criteria. Below
are the criteria and staffs findings:
Groseî Short Plaf
File No. PLN20l80057
Page 9 of I3
7. Special Circumstonces. Thot, becouse of speciol circumstances reloting to the property,
the strict enforcement of the zoning ordinonce would deprive the owner of use rights ond
privileges permitted to other properties in the vicinity with the søme zoning.
a. Speciol circumstonces include the size, shape, topography, location or surroundings of
the property, public necessity os of public structures and uses os set forth in
ECDC L7.00.030 ond environmentol foctors such os vegetotion, streoms, ponds ond
wildlife hobitots.
b. Speciol circumstonces should not be predicoted upon ony foctor personol to the owner
such as oge or disobility, extra expense which moy be necessory to comply with the
zoning ordinonce, the obility to secure a scenic view, the obility to moke more
profitoble use of the property;norony foctor resulting from the oction of the owner
or ony post owner of the some property;
Staff Findings: The existing residence was constructed in 1955 (according to the
Snohomish County Assessor's website) and is located 20 feet from the southern property
line, well outside of the required 7.5-foot setback. The requested subdivision would
create another lot in behind the existing residence. !n order to prorride access to the new
lot, ECDC l-8.45.010 requires at 1-5-foot wide access easement be established. Since
setbacks are measured from access easement, the southern side setback would be
reduced to L5 feet. The special circumstances are a combination of the desire to retain
the existing residence and the code requirement for a l-S-foot access easement. The
applicant could arguably make a more profitable use of the property by tearing down the
existing residence and building a larger residence on Lot A that is compliant with setbacks.
Removing the house would be contrary to the Comprehensive Plan policy to support
retention and rehabilitation of older housing within Edmonds whenever it is economically
feasible. Therefore, staff finds special circumstances exist forthe requested modification.
B. Speciol Privilege. That the approvol of the voriqnce would not be o gront of speciol
privilege to the property in comporison with the limitations upon other properties in the
vicinity with the same zoning;
Staff Findings: The modification request is tied to the existing residence. A condition of
approval is added that should the existing residence ever be demolished and Lot A
redeveloped, subsequent development must comply with the applicable zoning setback.
Therefore, staff finds the granting of the modification request would not be a grant of
special privilege to the property in comparison with the limitations upon other properties
in the vicinity with the same zoning.
C. Comprehensive Plon. Thot the opproval of the varionce will be consistent with the
comprehensive plan;
Staff Findings: The modification request implements the Comprehensive Plan policy to
support retention and rehabilitation of older housing within Edmonds whenever it is
economically feasible. Therefore, staff finds that the modification request is consistent
with the Comprehensive Plan.
Groset Short Plat
File No. PLN20180057
Page l0 of I3
D. Zoning Ordinonce. That the opprovøl of the voriance will be consistent with the purposes
of the zoning ordinonce ond the zone district in which the property is located;
Staff Findings: Apart from the modification request, the proposed short plat is consistent
with the zoning ordinance as detailed in Section ll.E.3 of this staff report. Additionally, as
conditioned, any subsequent development on Lot A will be required to comply with the
zoning setbacks in effect at that time. Therefore, staff finds that the proposed
modification request is consistent with the zoning ordinance.
E. Not Detrimental. Thot the vorionce as opproved or conditionolly opproved will not be
significontly detrimentol to the public health, sofety ond welfare or injurious to the
property or improvements in the vicinity ond same zone;
Staff Findings: Approval of the modification request should not be detrimental. The
existing distance of the house to property lines will not change. As such, with regards to
the existing residence, neighboring property owners will not perceive any difference.
Additionally, with the conditions that subsequent development must comply with the
applicable zoning setbacks, future development will also not be detrimental to property
owners in the area. Therefore, stafffinds that the proposed modification request will not
be detrimental.
F. Minimum Varionce. Thot the approved voriqnce is the minimum necessary to ollow the
owner the rights enjoyed by other properties in the vicinity with the same zoning.
Staff Findings: The proposed modification request is the minimum necessary in that the
City's development regulations dictate how wide the access easement must be. Since the
existing house is 20 feet from the southern property boundary and the access easement
is required to be 15 feet wide by ECDC 18.45.0L0, the requested modification to allow a
five foot setback for the existing residence is the minimum necessary. Additionally, the
condition that subsequent development on Lot A comply with the applicable zoning
setbacks further ensures the modification request is the minimum necessary. Therefore;
staff finds that the proposed modification request is the minimum necessary to allow the
owner rights enjoyed by other properties in the vicinity with the same zoning.
H. ECDC20.75.090-ParklandDedication. AccordingtoEcDc2o.TS.09o,beforeorconcurrent
with the approval of the final plat of any subdivision, the subdivider shall dedicate land, pay
a fee in-lieu of dedication, or do a combination of both, for park and recreational purposes.
With the adoption of Ordinance 3934 in 2013, park impacts are now addressed through the
assessment of park impact fees in accordance with Chapter 3.36 Edmonds City Code (ECC).
No park dedication or fees are required with the subdivision. Park impact fees will be assessed
with issuance of the building permits on the new lots consistent with Chapter 3.36 ECC.
Groset Shorl Plaf
File No. PLN20180057
Page Il of13
ilr. DECTSION ON SUBD|VISION
Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, the applícation
for a two-lot short plat on the property located aL22O27 - 96th Avenue West is APPROVED subject
to the following conditions:
1.. This application is subject to all applicable requirements contained in the Edmonds
Community Development Code (ECDC). lt is the responsibility of the applicant to ensure
compliance with all applicable requirements.
2. The applicant is responsible for obtaining all local, state, and/or federal permits or approvals
applicable to the proposal.
3. lf the existing residence is ever demolished and Lot A redeveloped, subsequent development
4. Prior to recording, the applicant must complete the following requirements:
a. The two sheds shown on the new Lot A in Attachment 4 must either be removed from the
properties, or moved to a location that complies with the zoning regulations prior to
recording the final short plat.
b. Civil plans must be approved prior to recording. ln completing the civil plans, you must
address the following:
i. Complete the Engineering Division conditions listed "Required as a Condition of
Subdivision" on Attachment l-2.
ii. A tree cutting plan shall be submitted and approved with the civil plans for
removal of trees impacted by the subdivision improvements. Any tree cutting
proposed on the site that is not a hazardous situation and/or not necessary as
part of the subdivision improvements shall be reviewed at the time of building
permit application or through the appropriate land use permit application and
review process. All trees that are to be retained during the development process
and trees located on adjacent properties must be protected according to the
performance standards found in ECDC 18.45.050.H. lf during construction it is
realized that certain trees that were planned to be retained will be damaged due
to the construction activities, replacement may be required per ECDC
18.45.050.F.
c. Make the following revisions to the plat:
i. Ensure that all existing easements are indicated.
ii. lndicate the locations of all new easements, and provide easement descriptions
and maintenance provisions for all new easements.
ii¡. Add to the face of the plat: "Conditions of approval must be met and can be found
in the approval for the short subdivision located in File No. P1N20180057 in the
City of Edmonds Planning Division."
iv. lnclude on the plat all required information, including owner's certification, hold
harmless agreement, and Development Services and Public Works director's
approval blocks.
v. Make sure all documents to be recorded meet the Snohomish County Auditor's
req uirements for recording.
d. Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded. The title report must be prepared within 30 days of submittal
for final review.
Groset Short Plat
File No. PLN20l80057
Page 12 of l3
e. Submit two copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the documents must be recorded with
the Snohomish County Auditor's office.
5. After recording the plat, the applicant must complete the following:
a. Complete the Engineering Division conditions listed "Required as a Condition of Building
Perm¡t" in Attachment 12.
IV. APPEAL
Pursr:ant tcr ECDC 20.07 OO4, a party of record may submit a written appeal of a T-vpe ll decision
within 14 days after the date of issuance of the decision. The appeal would be heard at an open
record public hearing before the Hearing Examiner according to the requirements of Chapter
20.06 ECDC and ECDC 20.07.004.
LAPSE OF APPROVAL
ECDC 20.75.1-00.8 states, "Approval of a short plat shall expire and have no further validity at the
end of seven years if preliminary short plat approval is issued on or before December 3'J.,2Ot3,
and five years if preliminary short plat approval is issued on or after January L,2Ot4, unless the
applicant has acquired final short plat approval within the specified time period." Since
preliminary approval has been after January I,2Ot4, this preliminary short plat approval shall be
valid for five years from the date of this staff report.
VI. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the
valuation of the property by the Snohomish County Assessor's Office.
VII. PARTIES OF RECORD
V
City of Edmonds
l-21 - sth Ave. N
Edmonds, WA 98020
Ola Groset
8506 Bowdoin Way
Edmonds, WA 98020
Marcus Strash and Courtney Fagen
22027 - 96th Avenue West
Edmonds, WA 98020
Donna Breske
2l- Avenue A, Suite 4
Snohomish, WA 98290
Groset Short Plal
File No. PLN20180057
Pagel3oJI3
City of EdmondsLand Use ApplicationREGEI\fEMNO\l 2: 2018ûËVELü iji,l!:st Í $*i¡v'itütCiflt"tF!:ËåHEARINGDATE¡ HE I_ STAFF tI PB T I ADB L] CCFEEREC,D BYRTCEIPT #Frr-p #DATEtltintltl!!n!fj!En!ARCHITECTURAL DESIGN REVIEWCOMPREHENSIVE PLAN AMENDMENTCoNDITIoNAL USE PERMITHoME Occup¡rtoNFoRMAL SUBDIVISIONSHORT SUBDIVISIoNLoT LTNE ADJUSTMENTPLANNED RESIDENTIAL DEVELOPMENTOFFICIAL STn¡,¡ MAP AMENDMENTSTREET VACATIONREZONESHORELINE PBruwTVARIANCE / RIaSONAELE USE EXCEPTIONOTHBR:. PLEASE N0TE THATALL INFORMATION CONTAINED WITHIN THETION IS A PUBLICRECORD.uÅpRopERry ADDRE'' oR LocArIoN 22ôL76 tt,PROJECT NAME (IF APPLICABLE)PROPERTY OwNnn#ADDRESSE-MAILF¿x#TAX ACCoINT #SEC.TwpRNG.oF PROJECT ORU(ArrLETTER AS NECEt/óDESCRIBE HOWTS(aCOVERSARAPPLICANTPsoNe #t-ADDRESSalE-Mnn- /Fax #CONTACT PERSON/AGENT#60-244-ADDRESS 2ú¡E.MAIL0Fex #The undersigned applicant, and his,4rer/its heirs, and assigns, in consideration on the processing of the application agrees torelease, indemnifu, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attomey'sfees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete informationfi¡rnished by the applicant, his/her/its agents or employees.By my signature, I certify that the information and exhibits herewith submítted are true and correct to the best of my knowledgeand that I am authorized to file this application on the behalf of the owner as listed below.SIGNATURE OP APPLICRNT/ACPNT DATEOwnertsorization¿*4under the penalty of perjury under the laws of the State ofhave authorized the above Applicant/Agent to apply for theWashington that the following is a true andsubject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter thesubject property for the purposes of inspection and posting attendant to this application.SIGNATURE OF OWNERQuestions? Cal|. @25)1-0220.DArE loRevised on 8/22/1 2B - Land Use ApplicationPage I of IAttachment 1
City of EdmondsLand Use Application- ..*'- -*i'rr.- "'T e!" ', ::--z '; '':':tf¡¿--* '-NS.\J ?: ?'$nE-., '- ,, - ' .j.,i.:,i ';'':';i'Ëfj'T¿:t " ".æu'-lHE ISTAFF ¡PB NADB NCCFEEZoNEHEARTNGDATEREC,D BYRpcepr#Frr-p #DATE!¡!!ntr!I!nn!EnARCTilTECTURAL DESIGN REVIEWCOMPREHENSIVE PLAN AMENDMENTCONDITIONAL USE PERMITHOME OCCUPATIONFoRMAL SUSOIVISTONSHORT SUBDIVISIONLoT LTNE ADruSTNßNTPLANNED RESIDENTIAL DPVEI-OPIT¡PNTOFFICIAL STREET MAP AN,TENDMENTSTREETVACA]IONREZONESHORELTNE PERMITVaRTINcp / REASoNABLE USE EXCEPTIONOrHpR: Modification Reqqeqt for side setbacks*. PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD .PROPERTY ADDRESS ORLoc¡rroN 22027 96th Ave W Edmonds, WA 98020PROJECT NAIß (IF APPLICÀBLE)Grnsef 2-l nf Short PlatPRoPERTy OyNER Marcus Strash & Courtney FagenPgON¡#ADDR_ESS 22027 96th Ave W Edmonds, WA 98020TAX ACCOUNT # _nOSq+2001 02800SEC. 27N03E25-SDEScRrprIoN oF PRoJEcr oR PRoposED UsE (ATAcH covER LETTER AS NEcESSARY)_ Two lot short plat, house_ stay on existing lot. New single family home proposed for new lot.A Modification Request is neccesary to reduce the side setback from 7.5' to 5'.'Ëçläry8ydH.ði8ËfüYt''iå#1"\1"#fåii!S?'.:Áâffi3l'e3Ë.'å."'Ji'.[,îr?èlå3åì'#IJ"--s-". "-r.*-n aAppLrcANT Ola GrosetPHoNE # 425-422-5464ADDRESS 8506 Bowdoin Way Edmonds, WA 98026E-MAIL _ irjagroset@yahoo.comFax#CONTACT pERSON/A6B¡1 Donna Breske & Associates,LlC PHONp #360-294-894tADDRESS 2I Ave A, Suite 4 Snohomish, WA 98290E-MAILdonnab@donnabreske.comThe undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees torelease, indemni$, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attomey'sfees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete informationfumished by the applicant, his/her/its agents or employees.By my signature, I certifu that the information and exhibits herewith submitted are true and correct to the best of my knowledgeand that I am authorized to file this application onçISIGNATURE OF APPLICANT/AGENT OIJOTI/IIøthe behalf of the owner as listed below.X B"*þn DArE t1-20-18Property Owner's AuthorizationLcertifu under the penalty of perjury under the laws of the State ofWashington that the following is a true and correct statement: I have authorized the above ApplicanlAgent to apply for thesubject land use application, and grant my permission for the public offrcials and the staff of the City of Edmonds to enter thesubject property for the purposes of inspection and posting attendant to this application.SIGNATURE OF OWNERQuestions? Call (425) 771-0220.DATERevised on 8/22/1 2B - Land Use ApplicationPage I of IAttachment 1
;ffi."
Civil Engineering &Land Use Planning
21 Ave A, Suite 4
Snohomish, WA 98290
Telephone (3 60) 29 4-89 41
www.donnabreske.com
September 17,201.8
City of Edmonds
121ïrH Ave N.
Edmonds, WA 98026
Subject: Cover Letter for 2-Lot Short Plat Application
Reference: Ola Groset 22027 96th Ave W Edmonds, WA 98020, Two-lot-short-subdÌvision
The site address is 22027 96th Ave W Edmonds, WA 98020, with parcel number: 005442001.02800. ln
totalthesiteis17,990sf. Aftersubdivisionlotlwill be9,873sf andlot2will beB,1.I7 sf,demonstrating
zoning compliance. The site is zoned single-family Urban 1 RS-8 in which the minimum lot size is 8,000 sf
Both lots, afterthe proposed subdivision will meet this minimum lot area requirement and the minimum
lot width standard of 70' .
There is an existing house on site that will stay to occupy the front lot while a new single-family home will
be built on the rear lot. Building coverage will be under 35%of the lot area as is a standard set by Section
16.20.030 of the Edmonds City Development code. Per the 201,4 Department of Ecology Stormwater
Manual for Western Washington, Minimum Requirement #1-9 will be met wìth 100% compliance since
this project proposes greater than 5,000 sf of new and replaced impervious surfaces. This project is not in
or near any critical areas.
The site will infiltrate 1,00% of stormwater on site through bioretention modeled with WWHM2012 and
utilizing BMP's and LID standards. ln addition, an overflow riser pipe in the bioretention and a
corresponding yard basin will be used for emergency overflow of stormwater ultimately directing any
overflow into the catch basin on 96th Ave W in the frontage of the site. BMP T.513 Post Construction Soil-
Quality and Depth will be utilized as well.
All setbacks including; street 25', side 7.5', and rear 1-5', are met and shown in the site plan. ln accordance
wlth ECDC 17.50.010 Parking Space Requirements; There will be adequate attributed space for two
parking spaces per single-family house on site.
Lindsey Ballas
Project Manager
Donna Breske & Associates, LLC
206-643-5323
LAttachment 2
Civil Engineering & Land Use Consulting
2I Ave A, Suite 4
Snohomish, WA 98290
Telephone (360) 294-8941
www.donnabreske.com
November 2t,20I8City of Edmonds
Development Services Department
Planning and Engineering Divisions
Kernen Lien, JoAnn e Zulauf
l2l 5th Ave N. Edmonds, WA 98026
Lindsey Ballas
Project Manager
Donna Breske & Associates, LLC
206-643-5323
94.
RffiTHffWffiîfl"
N0ti 2: 2ût8
Subject: Modification Request to Reduce the Building Setback from Ingress/Egress and Utilities Easement
Reference: Ola Groset Two-Lot-Short Plat , File No. PLN20180057
The site is zoned RS-8 and there is an existing house on "Lot 1" of the subdivision. The only way to
achieve access to "Lot 2" which is directly behind Lot 1, and has no existing, ingress and egress; is through an
easement which passes alongside the garage side of the existing house. This is the only feasible location for said
easement which results in a setback from edge of easement to the side of house at a minimum 5'. In accordance
with ECDC 20.75.075, a modification to the 7.5' setback is requested.
Pursuant to Chapter 20.85 of the Edmonds Community Development Code; all findings necessary for
Modification are met and rationalized as follows:
l.) Speciat Circumstances. Size, shape, topography, locations: Due to the placement of the existing house on
Lot i, ingress and egress to Lot 2, is proposed via an easement that extends the length of the proposed
Lot I to proposed Lot 2. Interference with lhe7.5' side setback is unavoidable. However, denying the
applicant this request would make subdivision infeasible'
2.) Speciat Privilege. Granting variance to the 7.5' side setback for this RS-8 property would not demonstrate
special privilege since the new proposed house DOES demonstrate compliance with side and rear
setbacks.
3.) Comprehensive Pløn. Consistency with the comprehensive plan: This project and all civil design have
been completed in compliance with the city of Edmonds comprehensive plan requirements and zoning
regulations.
4.) Zoning Ordinance. Consistency with purpose of the zoning ordinance. This project is zoned RS-8 and
thus does not exceed the density restrictions of 5.5 units per acre. Additionally, both proposed lots will be
8,000 sf Net or greater, per the minimum lot size allowed in the RS-8 zone.
5.) Not Detrimental. No detrimental impacts will affect public health, safety, welfare, or other properties in
the vicinity. Proposed driveway within the easement will accommodate low speed vehicles accessing Lot
2.
6 .) Minimum variance. If this modification is approved for the reduction of the setback from 7 .5' to 5' , it is
the absolute minimum distance necessary to grant the owner their property rights in common with other
properties in the same zoning.
A Modification from the7.5' setback, (per ECDC 20.85) and in accordance with ( ECDC 20.75.075), from the
edge of the Lot 2 access easement to the house on Lot 1 is requested'
Sincerely,Sincerely,
Donna L. Breske, P.E.
Phone: 360-294-8941
Mobile: 206-715-9582
ßrt þ4
Page L ofL
Attachment 3
SURVEYOR'S CERTIFICATE
DECLARATION OF SHORT SUBDIVISION
NEW LOT LEGAL DESCRIPTIONS
EXISTING PARCEL
HOLD HARMLESS AGREEMENT
SHORT SUBDIVISION PLN20180057
CITY OF EDMONDS
SNOHOMISH COUNTY, WASHINGTON
APPROVALS
DIRECTOR OF PUBLIC WORKS
DEVELOPMENT SERVICES DIRECTOR
ACKNOWLEDGEMENTS
INGRESS, EGRESS AND UTILITIES EASEMENT DESCRIPTION
C & C Surveying LLC
4509 243rd PL SW
(425)673-7502 (206)523-1654
Mountlake Terrace, WA 98043
AUDITOR'S CERTIFICATE
TREASURER'S CERTIFICATE
CONDITION OF APPROVAL NOTE
PLAT MONUMENTATION NOTE
INGRESS, EGRESS AND UTILITIES EASEMENT MAINTENANCE PROVISIONS
STRASH / FAGEN SHORT PLAT PLN20180057
NE 1/4, SE 1/4, SEC. 25, T. 27N, R. 3E, W.M.
PRELIMINARY
Attachment 4
LOT A
LOT B
STRASH / FAGEN SHORT PLAT PLN20180057
NE 1/4, SE 1/4, SEC. 25, T. 27N, R. 3E, W.M.C & C Surveying LLC
4509 243rd PL SW
(425)673-7502 (206)523-1654
Mountlake Terrace, WA 98043
SURVEYOR'S NOTES
PROJECT NOTES 96TH AVENUE WEST224TH STREET SW 95TH PLACE WPRELIMINARY
Attachment 4
Attachment 5
Attachment 5
Attachment 5
EXISTING TOPOGRAPHY
C & C Surveying LLC
4509 243rd PL SW
(425)673-7502 ccsurveyllc@gmail.com
Mountlake Terrace, WA 98043
STRASH / FAGEN SHORT PLAT PLN20180057
PRELIMINARY
PROJECT NOTES
Attachment 6
na ske
ates
Civil Engineering & Land Use Planning
Drainage Report For
Groset Two-Lot Short Plat
Original Date Prepared: November 21,2018
Revisíon Date: March 13,2Ot9
Site Address: 22027 96th Ave W
Parcel Number(s) : 00544200 102800
Prepared By: Lindsey Ballas
Revised By: Alex White, EIT
Reviewed By: Donna L. Breske, P.E.
RECEII'ED
l,lAR 14 2019
sEvEroPüBúr sEm¡cEs
OOXTTER
Donna Breske & Associates, LLC
21 Ave A, Suite 4
Snohomish, WA 98290
Phone: (360) 294-894I
Email : donnab@donnabreske.com
Attachment 7
Table of Contents
Narrative:
Executive Summary..........
Vicinity Map ..........
lmpervious Area Exhibit...
Disturbed Area Exhibit .....
Figure l-2.4.L Flow Chart for Det. Req. New Dev
Minimum Requirements #1- - #9..............
SWPPP Narrative...
Appendix:
A: Drainage lnventorY MaP
Bioretention Sizing Calculations
Geotech Letter and Soils lnformation
Operations and Maintenance
......Page 3
......Pa9e 4
......Page 5
......Page 6
...... Page 7
......Page 8
....Page 10
B
c
D
2Attachment 7
1îTH SI 5W
/
PINE ST
S/ TT =E
È\t,6
THaa
sr
*
sr
236TH
SW
.!t\d'
sÈv/
234TH ST
VICINI MAP
N.r.s.
PREPARED BY:
DONNA BRESKE A nSS-SOCnrtS, ttc2I AVE A, SUITE 4
sNoHoMtsH, wA 98290
PHONE: (425) 334-9980
DON NABR ES K E@CO M CAST. N ET
TAX N0. 005442001M2800
0W(,iER: 0LA CR0SET
WCINITY MAP
SITE ADDRESS:22027 96lH AW. U
EDM1NDS WA 98020-4526
/SSUE DATE: 7-6-2018
3Attachment 7
LOT A
\:Ëì
:LËI
:lËl.84
a1^
LOT
ASPHALT SURFACE
TO NNLTRANON
TRENCH
AREA = 6J7 SF
ffi ENSNNG MPERWOUS TO
REMAIN = 3,019 SF
PROPOSED ROtr SURFACE
TO BE RW'IED TO
BI1REïENfl1N = J,329 5F
EXßNNG MP. TO BE
MINGA'ÍED 8Y INFILTRANON'IRENCH = 1,t46 SF
PROPOSED ASPHALT SURFACE
TO BE ROUTED TO
B\1-RETENfl1N = 2,455 SF
TOTAL EX, IMP. TO RENAIN =
4,07t sF TOTAL PROPOSED IMPERVIUS AREA
TO BE ROUTED TO BIORETENNON
5,784 SF
252 REQUIRING túlTlGATl0N =
t,018 sF < 1,146 SF
IMPERVIOUS AREA EXHIBIT
SCALE: 1":30'
PREPARED BY:
DONNA BRESKE & ASñCATES, LLC21 AVE A, SUITE 4
sNoHoMtsH, wA 98290
PHONE: (J60) 294-8941
EMAIL: donnob@donnobreske.com
IMPERWOUS AREA EXHIBIT
TAX N0. 005442001002800
?JllltlER: 0LA GR?SET
SITE ADDRESS: 22027 96TH AVE. U
EDM1NDS WA 98020-4526
ISSUE DATE: 3-lJ-2019
4Attachment 7
D = DISTIIßBED AR&A @,644 SF) INSTAI'L 8"
TIINITIUU DEPTT flOCKPII,ED SON
AÍ = PROPOSED IUPEîWOUS AR'EA (6,421 SF)
EÍ = EXISITNG IUPERWOUS ABEA (3,897 sF)
DISTURBED AREA EXHIBIT
SCALE: l":30'
PREPARED BY:
-oou¡u
BREIKE a AssoctATEs, LLc
21 AVE A, SUITE 4
sNoHoMlsH, wA 98290
PHONE: (360) 294-8941
EMAIL: donnob@donnobreske.com
DISTURBED AREA ÐfiIIBIT
TAX N0. 00544200t002800
0lIl,lER: 1LA CR2SET
Sl'lE ADDRESS: 22027 96lH AW U
EDM1NDS WA 98020-4526
ISSUE DATE: 3-13-20'19
5Attachment 7
ftort Here
Ye¡
No
No
Ye¡No
Ve¡
No
ñnac fha cifa harrc ?5ol^
or more of existing
impervious coverage?
See Redevelopment Minimum
Requirements and Flow Chart
(Figure l-2.4.2).
Does the project convert 7a
acres or more of vegetation to
lawn or landscaped areas, or
convert 2.5 acres or more of
native vegetation to pasture?
Does the project result in
5,000 square feet, or
greater, of new plus
replaced hard surface
area?
Does the project result in 2,000
square feet, or greater, of new plus
replaced hard surface area?All Minimum Requirements
apply to the new and replaced
hard surfaces and converted
vegetat¡on areas.
Does the project have land
disturbing activities of 7,000
square feet or greater?Minimum Requirements #1
through #5 apply to the new
and replaced hard surfaces
and the land disturbed.
Minimum Requirement #2
applies.
DEPARTMENT OF
ECOLOGY
State of Washington
Figure l-2.4.1
Flow Chart for Determining Requirements for
New Development
Revised June 2015
Please see http!/www.ecy-wa.gov/copyright.htmlfor copyright notice including permissions,
l¡mitation of liability, and disclaimer.
Figure l-2.4.1 Flow Ghart for Determ¡n¡ng Requirements for New
Development
20 1 4 Sto rmw ate r M a n ag e me nt M an u al fa r We ste rn Wa s h i n gto n
Volume I- Chapter 2 - Page 37 Attachment 7
Edmonds Chapter 18.30 and 2014 Stormwater Management Manual
for Western Washington
2.5.1 Minimum Reouirement #1: Prenaration of Stormwater Site Plans
3.1.1 Site Analysis: Volume
1, Section 3.1 Boundary Survey & Topography Map
A survey has been conducted bv C&C Surveying.
Vegetation and Utility Infrastructure
The site has a few existing trees and a grassy lawn. There are existing utilities on site in
use by the existing house on the property, including; water, Sewel, and electricity.
Utilities are shown on civil plans.
Soils Report
Denis M. Bruce, P.E. Geotechnical, Engineer conducted a Soil Infiltration Test and
produced a report. Per the report, a design infiltration rate of 6 in/hr was used in the
design of the bioretention facility.
Site Analysis and Summary of Existing Conditions
The site contains a single-family house, two sheds, gaÍage, paved driving surface, and a
couple of sheds. A few trees exist on site as well as an established grassy lawn. The
site is flat. There are no wedands or critical areas ofl or near the site.
3.1.2 Preliminary Development Layout: Vol 1o Section 3.1.2
A development layout showing proposed and existing houses and driveway, is included
with this submittal and bioretention is proposed for stormwater management.
3.1.3 Off-Site Upstream and Downstream Analysis: Vol 1, Section 3.1.3
o Upstream Analysis:
Per the city of Edmonds drainage inventory map and the survey there are several catch
basins directly in front of the site. The frontage of the properfy has a high point and drainage
piping system in the right-of-way slope northward or southward. The emergency overflow is
connected to a catch basin in 96th that will convey flows southward. No frontage
improvements are proposed for this project, the development of this site is not expected to
have any adverse effects on any upstream properties, as there are ample stormwater
conveyance systems in the area and on-site stormwater management is anticipated to
primarily infiltrate on-site. The bioretention facility has been sized to infiltrate 100% of the
runoffrouted to it, and the remaining impervious surface, and existing driveway will be
routed to an infiltration trench designed to meet the Low Impact Developrnent Performance
Standard.
7Attachment 7
o Downstream Analysis:
This project proposes 100% on-site infiltration of runoff that is routed to the bioretention
facility sized with WWHM2O12. The overflow of bioretention facility will route excess
flows toward the conveyance system in 96th Ave W, however the WWHM2012
calculations indicate that the probability of overflow is extrernely low. Additionally, the
proposed impervious surfaces that bypass the bioretention will be routed to a infiltration
trench that has been designed to meet the Low Impact Development Performance Standard.
3.1.4 Determination of Applicable Minimum Requirements: Vol 1, Section 3.1.4
This report addresses future development of Lot 2. The total hard surlace area results in
greater than 5,000 sf, therefore, the evaluation of minimum requirements #l-9.
Preparation of Permanent Stormwater Control Plan: Vol l, Section 3.1.5
A permanent Stormwater Control Plan has been prepared with relevant elements
shown on the drainage plan.
3.1.5 Preparation of Construction Stormwater Pollution Prevention Plan
(S\ryPPP), Vol 1, Section 3.1.6
A construction stormwater pollution prevention plan has been included in this
report with elements shown on the TESC plan-
3.1.6 Completion of Stormwater Site Plan, Vol. 1o Section 3.1.7
A stormwater site plan has been prepared showing the locations of all proposed
drainage elements.
Z.S.ZVfinim"m neouireme
The construction stormwater pollution prevention plan has been included in this report.
2.5.3Minimum Reouirem iOX
Source control of pollutants will be satisfied with the implementation of appropriate
stormwater pollution prevention BMPs including BMP T5.13 Post Construction
Soil Quality and Depth. Elements of source control are indicated on the site plans
and in the S'WPPP narrative.
2.5.4Minimum Requirement #4: Preservation of Natural Drainase Svstems and Outfalls
As the natural drainage path is currently dispetsed. Natural drainage paths will change will the
proposed development. Storrnwater runoff is now proposed to be directed into a bioretention
facility.
Minimum Requirement #5: On Site Stormwater Manapement
This project proposes greater than 5,000 sf of impervious surface and therefore must
either demonstrate compliance with the low impact development performance standard,
Attachment 7
or select BMPs from List #2. This project will propose to meet the Low Impact
Development Performance standard. The proposed rooftop, anda large portion of the
proposed driving surface will be routed to a proposed bioretention facility sized to
infiltrate 100% of runoff that is routed to it. Additionally, a smaller portion of proposed
driving swface, and the existing driving surface will be routed to an infiltration trench-
ECDC 18.30.060.D.5.b.i
Per Edmonci's code, 25alo oitheremaining exisiing iiiipervious s¡¡rface must be
mitigated by stormwater BMPs. This project proposes to route the existing driving
surface to the proposed infiltration trench.
2. 5.sMinimum Reo uirene
This project proposes less than 5,000 square feet ofpollution generating hard surface and does
not trigger this requirement.
2.5.6Minimum Rearrirement #7: Flow Control
This project proposes less than I 0,000 square feet of hard surfaces and does not trigger the
requirement for flow control.
2.5.7Minimum Recuirem iqn
N/A- This project does not contain wetlands and does not appear to be within the vicinity of a
wetland.
2. 5. SMinimum Reouireme
An operations and maintenance section has been included in appendix E of this report.
9Attachment 7
Stormwater Pollution Prevention Plan Narrative
A Stormwater Pollution Prevention Plan (SWPPP) has been prepared as part of the construction
Stormwater permit requirements. The site is 0.41 acres in size and is located at22027 96tl'Ave.
W, Edmonds, WA 98020-4526, with tax parcel number 00544200102800. A new asphalt
driving surface is proposed to be constructed. The limits of disturbance will be +/-10,000 SF
with greater than 5,000 sf of proposed impervious surface triggering minimum requirements #l-
9.
The purpose of the SWPPP is to describe all temporary and permanent erosion and sediment
control (TESC) measures, pollution prevention measures, inspection/monitoring activities, and
recordkeeping that will be implemented during the proposed project. This narrative is to be
considered a "living document." This project's Certified Erosion and Sediment Control
Specialist is to amend this document as needed during construction. Applications of these
elements are shown on the TESC Plan Sheet. The specific elements included in the SWPPP are:
Element #1: Mark Clearing Limits
Prior to the beginning of land disturbing activities, the clearing limits are defined on the TESC
plan. Applicable BMP's for this project are:
o BMP C233 - Silt Fence
o BMP C103 - High Visibility Fence
Element #2 - Establish Construction Access
The existing concrete driveway will be used as a temporary construction entrance
Element #3 - Control Flow Rates
Applicable BMP's are shown on the TESC Plan and include:
o BMP Cl2O-Temporary or Permanent Seeding
o BMP C233 - Silt Fence
Element #4 - Install Sediment Controls
Specific controls include :
o Temporary or Permanent Seeding (BMP Cl20)
r BMP C233 - Silt Fence
Element #5 - Stabilize Soils
Areas that are to remain uncovered for more thanT days, are to be stabilized with BMPs.
Specific BMP's to be implemented include Temporary and Permanent Seeding (BMP Cl20),
Mulching (BMP Cl2l), and Plastic Covering (BMP Cl23)-
10Attachment 7
Element #6 - Protect Slopes
Cut and fîll slopes shall be protected as necessary through use of Temporary and Permanent
Seeding (BMP Cl20), Mulching (BMP Cl2l), and Plastic Covering (BMP Cl23).
Element #7 -Protect Drain Inlets
Inlet protection will be utilized on catch basins down gradient and in the vicinity of the disturbed
areas.
o BMP C220: Storm Drain Inlet Protection
Element #8 - Stabilize Channels and Outlets
Due to the flat nature of the site, it is not anticipated that any flows of significant velocity will
leave the site or cause any negative impact to the downstream residential and commercial areas.
Element #9 - Control Pollutants
All pollutants, including waste materials and demolition debris, that occur onsite shall be
handled and disposed of in a manner that does not cause contamination of stormwater. Good
housekeeping and preventative measures will be taken to ensure that the site will be kept clean,
well-organized' and -ïrliiî;
-Material Storage, Delivery, and containmenr
Element #10 - Control Dewatering
No de-watering is anticipated for this project.
Element #ll - Maintain BMPs
All temporary and permanent erosion and sediment control BMPs shall be maintained and
repaired as needed to assure continued performance of their intended function. Maintenance and
repair shall be conducted in accordance with each particular BMP's specifications. Visual
monitoring of the BMPs will be conducted at least once every calendar week and within 24 hours
of any rainfall event that causes a discharge from the site. If the site becomes inactive, and is
temporarily stabilized, the inspection frequency will be reduced to once every month.
All temporary erosion and sediment control BMPs shall be removed within 30 days after the
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 resulting from removal of BMPs
or vegetation shall be permanently stabilized.
Element #12 - Manage the Project
11Attachment 7
Erosion and sediment control BMPs for this project have been designed based on the following
principles:
o Design the project to fit the existing topography, soils, and drainage patterns.
. Emphasize erosion control rather than sediment control.
. Minimizethe extent and duration of the area exposed.
o Keep runoff velocities low.
o Retain sediment on site.
. Thoroughly monitor site and malntaln aii ESC measures.
. Schedule major earthwork dwing the dry season.
Element #13 - Protection of Lid BMP's
During the life of the Ola project all proposed BMP's on-site shall fully comply with the DOE's
regulations for Element #13. Stormwater runofffrom construction activities is not to enter the
bioretention facility shown on the plans. Subgrade soils beneath the bioretention and inflrltration
trench must be protect from compaction. High visibility fence will be used to delineate the
bioretention area to be protected. If sediments enter the facility, they must be removed, and
bioretention materials, and subgrade soils must be replaced as needed to ensure proper
functioning.
't2Attachment 7
Appendix A
Drainage Inventory Map
13Attachment 7
!¡
Ë¡
t.
trD
ls'
il
t
!
I
{?tt !
1Ì
\
nI
I
I
Et
Attachment 7
Appendix B
W\MHM2O I 2 Bioretention Sizing
Calculations
15Attachment 7
Oütdl3ICom€cfifliDûnãtls¡snsÞq!¡ù@.11f*lfiqCrFsf-*lûorTr¿núÉedI 3nË.ry,ryI r rrr-=r- 3 F-.*lı---¡Oùtstst4uçñ¡rBDù |F¡gH¡O*üt FfflRbrD¡rddFn¡ f*lnaar¡æ ffi{TûbTFÊIHdlV6¡E¿lHþHðadfæfi :@Fi shürrcrd tu-rt**t 'îffiJ,Lr,**r"ilF**O1S Pæ*h&# gÍ¡Ir +lf*lFã;î+{lotdVlf¡É¡hq{hÉislæ{IdCvafDfhdCrFËlotæfrlMl¡ftsfrri¡rsonmF¡r¡b{*ll}tlEy+oÉnûmFæ&læçS06ËS8!üt1.884r,3tlffieao)SiæW@Airdtu | gzaFaoltu lEenEtåt¡'Êlior IO{drt3T2DingnsíqûeI?r4OE'FGË ÊfiaaËrlþigHItübÈt 6rÛ 0þ1 þ i+{ þ. ":lz ffi*{ñ"t{¡ F.t-+{F:-É{südBùr¡eÞatur ffi*.ilEinbrlinvo¡ædF$sHôdþel -tE5tlqr thu{h Utrd.rûdt fæ,aqfotd.ot fuIæll1ð¡êlêferLqür Uülrz [ãDtt3llmøFaoÏhro¡reùoDiaqrdn IFÈnB¡HSuæl¡+ 1 -1Or[stStuch¡reDùnirÉoie!*,hI r+.fB¡'TF ffi€{tAttachment 7
wr{HM2012
PROJECT REPORT
Project Name: ola Groset WV{HM 3-72-19
Site Nane:
Site Address:
city :
Report Date: 3/13/20L9
MGS Regoin : Puget East
Data Start : ßA1/!C/1'
Data End : 2058/09/30
DOT Data Number: 03
Version Date: 2016/02/25
Version :, 4 .2.1-2
Low F].ow Threshol-d for POC 1 : 50 Percent of the 2 Year
High Flolr Threshol-d for POc 1: 50 year
PREDEVEÍ,OPED T¡AND USE
Natne : Basin 1
B!T)ass: No
Groundlilater: No
Pervious Land Use
A B, Forest, Flat
Pervious Total
ImÞervious Land Use
Impervious Total
Basin TotaL
acre
.245
o.248
acre
248
0
0
Element FLo!ús To
Surface Interflow Groundwater
MITIGATED I.ÀI{D USE
Nane : Basin 1
BIE)ass: No
Groundlilater: No
17Attachment 7
Pervious Land Use
A B, Lawn, Flat
Pervious Tota]-
Impervious Land Use
ROOF TOPS FI,AT
DRIVE}¡¡\YS FTAT
Impervious Total
Basín Total
acre
.o92
0.092
acre
0.0?64
0.071
o.L474
o.2394
Element Flows To:
Surface
Surface retention
Interflow
1 Surface retention 1
Groundwater
Name : Bioretention 1
Bottom Length: 5.00 ft.
BotÈom !{idttr: 18.00 ft.
MateriaL thickness of first layer: 0.25
Material tlpe for firsÈ layer: ASTM 100
Material- thickness of second layer: 1.5
Material- tlpe for second layer: SMMVúW L2 in/hr
Material thickness of third layer: 0.5
Material tlpe for third layer: GRÂVEL
Infiltration on
Infiltration rate: 6
Infiltration safetY factor: 1
Wetted surface area On
Total Volume InfilÈrated (ac-ft.): 56.538
Total Vo1ume Through Riser (ac-ft. ) : 0
Tota1 Volume Through Facility (ac-ft.): 56.538
Percent Infiltrated: 100
Total PreciP Àpplied to Facility: 1.884
Total- Evap From FacilítY: 1.381
Underdrain not used
Discharge Structure
Riser Height: l" ft .
Riser Diameter: 6 in
Element FLows To
Outlet 1 Outl-et 2
Bioretention 1 HYdraulic Table
Staqe lfeet) Àrea lac-ì Volme(ec-ft.) Discharqe(cfsl Infil-t(cfs)
0.0000
0.04r2
0.0134
o.0132
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
't8Attachment 7
0.0824
0.1236
0.1648
o.2060
0.2473
0.2885
0.329'7
o.3709
o .41_27
0.4533
u. qvqS
0. s357
0.5769
0.61-81
0.6593
0.700s
o .'7 ALB
0.7830
0.8242
0.8654
0.9066
0 .947 I
0.9890
1.0302
I.O7t4
t.7126
1.1538
1.1951
1_.2363
r .27'7 5
1- .3781
1.3599
1.4011
1 .4423
r_.4835
1 E' AA
l_. s659
I .60'7I
1.6484
r .6896
1.7308
L.7120
r .8L32
r .8544
1.8956
1_.9368
1.9780
2 .01_92
2.0604
2.101"6
2.L429
2.t847
a aa(2
2.2500
0 .0129
0.0126
o .0L24
0 . 0121
0 . 0118
0.011_6
0 . 0113
0 . 0110
0.0108
0.0105
U. UAVJ
0.0100
0.0098
0.0095
0.0093
0.0091
0.0088
0.0086
0.0084
0.0081
0.0079
0.0077
0.0075
0.0072
0.0070
0.0068
0.0066
0.0064
0.0062
0.0060
0.0058
0.0056
0.0054
0.0052
0.0051
0.0049
0.0047
0.0045
0.0043
0.0042
0.0040
0.0038
0.0037
0.003s
0.0034
0.0032
0.0030
0.0029
0.0028
0.0026
0.0025
0.0023
0.0022
0.0021
0.0001
0.0001
0.0002
0.0003
0.0003
0.0004
0.0004
0.0005
0.0006
0.0006
0.0008
0.0008
0.0009
0.0010
0.0011
0.0012
0.0013
0.0014
0.001s
0.0016
0.0017
0.001-B
0.0019
0.0020
0.0022
0.0023
0 .0024
0.0025
0.0021
0.0028
0.0030
0.0031
0.0033
0.0034
0.0036
0.0038
0.0039
0.0041
0.0043
0.0045
0.0047
0.0048
0.00s0
0.0052
0.0054
0.0056
0.0058
0.0060
0.0062
0.0064
0.0066
0.0069
0.0070
0.0000
0.0000
0.0000
0.0000
0.0000
0.0001
0.0001
0.0002
0.0004
0.0005
0.0010
0.0013
0.0017
0.0021
0.0026
0.0033
0.0040
0.0048
0.0057
0.0067
0.0079
0.0093
0.0107
0.0124
0.0142
0.0]_62
0.01_84
0.0209
0.0235
0 .0264
0.0290
0.0304
0.0339
0.0377
0.0418
0.0463
0.0510
0.0562
0.0592
0.0607
0.0622
0.0637
0.0652
0.0668
0.0684
0.0700
0.071_6
0.0132
0 .01 49
0.0765
0.0'782
0.0799
0.0809
0.0000
0.0000
0.0000
0.0000
0.0000
0.0001
0.0001
0.0002
0.0004
0.0005n aìnn?
0.0010
0.0013
0.0017
0.0021
0.0026
0.0033
0.0040
0.0048
0.0057
0.0067
0.0079
0.0093
0.0107
0.0]_24
0.0742
0.0L62
0.0184
0.0209
0.0235
0 .0264
0.0290
0.0304
0.0339
0.0377
0.0418
0.0463
0.0s10
0.0562
0.0592
0.0607
0.0622
0.0637
0 .0652
0.0668
0.0684
0.0700
0.0716
0.0'732
0.0749
0.0765
0.0782
0.0799
0.0809
Surface retention 1 HydrauJ-ic Table
Staqe (feet)Area(ac. ) vo].ume(ac-ft. )Discharae(cfs) To Àrnended(cfs) Wetted Surfacê
19Attachment 7
2.2500
2.2972
2.3324
2.3736
2.4L48
2 .4560
2 .49'7 3
2.5385
2 .519'7
2 .6209
2 .662i
2 .1033
2 .1445
a f otr?
2.8269
2.8687
2 .9093
2 .9505
2 .9918
3.0330
3 .0'7 42
3.1154
3.1566
3.1978
3.2390
3.2802
3.32L4
3.3626
3.4038
3 .445r
3.4863
3 .521 5
3.5687
3.6099
3.6511
3 .6923
a ??2q.
3.7500
0.0134
0.0137
0.0140
0.0142
0.0145
0.0148
0 . 0151
0.0154
0.01_57
0.0160
U. UIO1l
0.0167
0.0170
0.0173
0.0176
0.0180
0.0183
0.0186
0.0189
0.0193
0.0196
0.0200
0.0203
0.0206
0.021,0
0.02]-4
0 .0211
0 . o22L
0.0224
0.0228(\ (\) 1.)
0.0235
0.0239
0.0243
0.0246
0.0250
0.0254
0.0256
0070
0076
0081_
0087
0093
0099
010 5
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0256
0.0256
0.0262
0.0268
0 .021 4
0.02"79
0.0285
0.029r
0.029'7
0.0303n n?nq
0.0315
0.0321
0.032'7
0.0332
0.0338
0.0344
0.0350
0.0356
0 .0362
0.0368
0.0374
0.0380
0.038s
0.0391
0.0397
0.0403
0.0409
0.041s
0.0427
o .0421
0.0432
0.0438
0.0444
0.0450
0.0456
0.0462
0.0464
0.0017
0.003s
0.0052
0.0070
0.0088
0.0106
o .0124
0.0143
0.0161
0.0180
0.0199
0.0218
0.0238
o .0251
0.0211
0.0296
0.0316
0.0337
0.0357
0.0377
0.0398
0 . 0419
0.0440
0.0461
0.0482
0.0s04
0.0s25
0.0s47
0.0569
0.0592
0.061-4
0.0636
0.0659
0.0682
0.0705
0 .01 28
0.0738
0.0000
0.
0.
0.
0.
0.
0
0
0
0
. or12
. 0118
0.0125
^ ^1410.0138
0.014s
0.01-52
0.0159
0.0167
0.0174
0 . org2
0.0189
0.0197
0.0205
0.0213
0.0222
0.0230
0.0239
0.024'7
0.0256
0.0265
0 .02'7 4
0.0284
0.0293
0.0303
0.0313
0.0323
0.0333
0.0343
0.0353
0.0357
Name
Element Flows To:
Outlet 1
Bioretention L
Surface retent.ion 1
outl-et 2
Name : Basin 2
Blpass: No
Ground!Íater: No
Pervious Land Use acre
0Pervious Total
20Attachment 7
Impervious Land Use
DRIVEVilAYS FI,AT
Impervious Total
Basin Tota1
acre
0.041
0.041
0.041
ElemenÈ Fl-ows To:
Surface
Gravel Trench Bed 1
Interflow
cravel Trench Bed 1
Groundwater
Name
Bottom
Bottom
Trench
Trench
Trench
Gravef Trench Bed 1
Length: 20.00 fL
vlidth: 2.00 ft.
bottom slope 1:
Left side sJ-oPeright side sloPe
0To0: 0
2z
1
To l-0To1
Material- thickness of first J-ayer: 1.5
Pour Space of material for fírst layer: 0.3
Material thickness of second layer: 0
Pour space of material for second layer: 0
Material thickness of third layer: 0
Pour space of material for third layer: 0
Infiltratíon On
Infiltration rate: 6
Infiltration safetY factor: 1
Total Volume Infiltrated (ac-ft.): L4-649
Total Volume Through Riser (ac-ft.): 0.155
Total Volume Through Facility (ac-ft.): L4-804
Percent Infiltrated: 98.95
TotaL Precip Applied to Facility: 0
TotaL EvaP From FacilitY: 0
Discharge Structure
Riser HeS.ght: 1.5 ft
Riser Diameter: 6 in
Element Flows To
outlet 1 outlet 2
Gravel Trench Bed HYdraulic Table
stâde (Àrêâ(ac-ì Vo].we fr I Discheroe(cfs) Infil-È lcfsl
0.0000
0.0222
o .0444
0 .0661
0.0889
0 . 1111
0.1s33
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.005
0.005
0.005
0.005
0.005
0.005
21Attachment 7
0.1556
o .r7'7I
0.2000
0.2222
0.2444
0.2661
0.2889
0 . 3111
0.3333
0.3ss6
u.5//Õ
0.4000
0 .4222
o .4444
0 .466'7
0.4889
0 . 5111
0.5333
0.5556
0.5778
0.6000
o .6222
o .6444
o .666'7
0.6889
0 . 7111
0.7333
0.7556
a."7118
0.8000
o .8222
0.8444
0 .866'7
0. BB89
0.9111
0.9333
0.95s6
0.9'718
1.0000
r.0222
L .0444
L.066-t
1.0889
1 . 1111
1.1333
1.1556
1 . r'7'7 B
1 .2000
r.2222
1.2444
L.2667
1.2889
1.3111
1.3333
1.3556
L .37'l B
1.4000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
.00s
.00s
.005
.005
.005
.005
.005
.00s
.005
.005
.005
.005
.005
.00s
.005
.005
.00s
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.005
.00s
.005
.005
.005
.005
.005
.005
.005
.005
.005
0
0
0
0
0
0
0
0
0
0
n
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
22Attachment 7
L .4222
I .4444
t .4661
1.4889
1 . 5111
1.5333
1. s556
1.5778
1.6000
1.6222
_1. Crq¿r9
I .6661
1.6889t.7r7I
1 1)24
1.7556
r .'7"118
1.8000
L - ôZZZ
r .8444
r.8661
1. B8B9
1.9111
1.9333
1.9556
r.9'7'78
2.0000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.006
0.032
0.068
0 .t1-2
0.160
0.209
0.255
0.29'7
0.332
0.3s8
0.378
0.398
0.415
0.431
0 .447
0 .462
0 .4'7 6
0.491
0. s04
0.518
0.531
0 .544
0.556
0.005
0.005
0.005
0.00s
0.005
0.005
0.005
0.005
0.00s
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
0.005
AIiIALYSIS RESULTS
Stream Protection Duration
Predeveloped Lar¡duse Totals for POC #1
Total Pervious Area: O.248
Total Impervious Area:0
Mitigated tanduse Totals for POC *1
Total Pervious Area:0.092
Total Impervious Area:0.1884
Flow Freguency Return Periods for Predeveloped
Return Period Flow(cfs)
2 year
5 year
10 year
25 year
50 year
100 year
POC #1
0.0000s2
0.000058
0.00006
0.000062
0.000064
0.00006s
Flow Frequency Return Periods for Mitigated- Poc #1
23Attachment 7
Return Period2 year
5 year
10 year
25 year
50 year
100 year
Flow cfs)
0.015035
0 .02927 r
0.038245
0.048174
0.054431
0.059766
Stream Protection Duration
Annual Peaks for Predeveloped and Mitigated
Year Predeveloped Mitiqated
POC #1
r902
1 903
1904
1 905
1906
L90-7
1908
190 9
1 910
1911
r9L2
1913
1_9r4
191s
I9I6
1917
1_9r-8
t919
L920
L921-
L922
]-923
L924
L925
r926
1921
L928
r929
1 930
1931_
1ô2t
193 3
t934
1 935
193 6
l.937
l_ 938
1939
L940
]-94t
i.942
r943
L944
1945
r946
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0. CI00
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.002
0.003
0.00s
0.000
0.000
0.004
0.002
0.004
0.005
0.002
0.0r2
0.000
0.018
0.000
0.005
0.000
0.000
0.000
0.002
0.000
0.001
0.002
0.004
0.000
0.003
0.003
0.000
0.006
0.006
0.000
0.001
0.000
0.006
0. CI00
0.000
0.002
0.000
0.003
0.008
0.005
0.005
0.005
0.013
0.006
0.000
24Attachment 7
1,9 47
194I
r949
1950
t 951
]-952
1 953
1,954
1 955
1956
1 9s7
1958
195 9
19 60
19 61
1962
1 963
1964
19 65
:-966
L96'7
L96B
1-969
L97 0
1_91r
L912
r9'73
L9'7 4
1 975
L9'16
197'7
197 I
t9'7 9
1 980
19 81
L982
1 983
L984
1985
198 6
L98'7
1 988
198 9
1990
199L
1-992
19 93
7994
1-995
L996
L99't
1 998
L999
2000
2001
2002
2003
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
U. UUU
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0. 000
0.000
0.000
0.000
0.000
0.000
0.000
0. 000
0.000
0.000
0.000
0.000
0.000
0.000
0. 000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0. 000
0.002
0.004
0.006
0.000
0.003
0.0L2
0.011
0.002
0.000
0.000
0.005
0.003
0.001_
0.019
0.002
0.000
0.010
0.004
0.000
0.001
0.000
0.001
0.002
0.006
0.024
0.008
0.005
0.010
0.007
0.000
0.006
0.000
0.001
0.00s
0.000
0.003
0.005
0.002
0.000
0.002
0.000
0.000
0.000
0.007
0.007
0.006
0.002
0.000
0.001
0.000
0.005
0.001
0.006
0.002
0.005
0.000
25Attachment 7
2004
2005
2006
2007
2008
2009
20ro
20L1_
201,2
20L3
201,4
20r5
20r6
20L7
2 018
201_9
2020
2021
2022
2023
2024
2025
2026
202'7
2028
2029
2030
2031,
2032
¿u33
2034
2035
2036
2031
2038
2039
2040
204]-
2042
2043
2044
2045
2046
204'7
2048
2049
2050
205r
2052
2053
20s4
2 055
2056
205'7
2058
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0-000
0.004
0.011
0.000
0.002
0.001
0.002
0.006
0.000
U. UUb
0.003
0.002
0.007
0.000
0.010
0. 005
0.008
0.003
0.006
0.007
0.006
0.016
0.001
0.004
0.003
0.000
0.001_
0. 005
0.000
0.000
0.000
0.000
0.005
0.000
0.001
0.003
0.008
0.002
0.001
0.006
0.006
0 .002
0. 000
0.001
0.005
0.004
0.006
0.001
0.009
0.001_
0.000
0.008
0.001n nn¿
0.000
0.004
26Attachment 7
streaÍr Protection Duration
Ranked Ar¡nual Peaks for PredeveJ-oped and Mitigated. POC #1
Rank PredeveloPed Mitigated
1 0.0001 0.0238
2 0.0001 0.0188
3 0.0001 0.0176
4 0.0001 0.0158
5 0.0001 0.0128
6 0.0001- 0.0121'7 0.0001 0.0119
^ ^11 Aö U.UU\JI V.VIII
9 0.0001 0.0113
10 0.0001 0.0102
1l- 0.0001 0.0098
t2 0.0001- 0.0097
13 0.0001 0.0086
L4 0.0001 0.0080
15 0.0001 0.0080
1"6 0.0001 0.0078
77 0.0001 0.0078
18 0.0001 0.0077
L9 0.0001 0.0075
20 0.0001 0.0074
21 0.0001- 0.0012
22 0.0001 0.0068
23 0.0001 0.0068
24 0.0001 0.0064
25 0.0001 0.0063
26 0.0001 0.0062
2'7 0.0001 0.0061
28 0.0001 0.0061
29 0.0001 0.0059
30 0.0001 0.0058
31 0.0001 0.0058
32 0.0001 0.0057
33 0.0001 0.00s7
34 0.0001 0.0057
35 0.0001 0.0057
36 0.0001 0.0056
37 0.0001 0.0056
38 0.0001 0.0055
39 0.0001 0.0055
40 0.0001 0.0054
41, 0.0001 0.0053
42 0.0001 0.0053
43 0.0001 0.0052
44 0.0001 0.0052
45 0.0001 0.0050
46 0.0001 0.0050
4'7 0.0001 0.0050
48 0.0001 0.0049
49 0.0001 0.0048
50 0.0001 0.0048
51 0.0001 0.0047
52 0.0001 0.0046
53 0.0001 0.0046
54 0.0001 0.0046
27Attachment 7
55
56
5'7
58
59
60
61_
6Z
t)J
64
65
66
6'7
68
69
10
17
IZ
"74
"75
76
'77
tó
'79
80
81
82
83
84
85
B6
B1
B8
B9
90
91,
92
93
94
95
96
91
9B
99
100
101
ro2
103
1,0 4
r- 05
106
L01
1- 0I
109
110
111
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0045
.004s
.0044
.0043
.0041_
.0041
.0039
.0038
.0037
.0036
.0036
.0034
.0033
.0031
.003r-
.0030
.0030
.0029
.0028
.0028
.0026
.0025
.0024
.0023
.0023
.0023
.0022
0
0
0
0
0
0
0
0
0
0
ar
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0000
.0022
.002L
.002L
.0021
.0020
.0020
.0020
.0020
.0019
.0018
.0018
.001?
.0016
.0016
.0015
.0014
.0013
.0013
.0013
.00]-2
.00L2
.0011
.0010
.001_0
.0009
.0009
.0009
.0008
.0008
.0007
0
0
0
0
28Attachment 7
It2
113
r]-4
115
116
1-1'7
118
119
1_20
T2L
t22
:l'23
1,24
L25
126
1_21
728
]-29
130
131
r32
133
134
135
136
1-3'7
138
139
140r4t
r42
1_43
L44
145
1-46
r4'7
L4B
r49
150
151
L52
153
154
155
1s6
1t1
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0005
0.0005
0.0004
0.0004
0.0003
0.0003
0.0003
0.0001_
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
Stream Protection Duration
POC #1
Facllity FAILED duration sLandard for 1+ flows.
Ftow(cfs) Predev Mit Percentage Pass/Fail
0 . 0000 30 98 642 20 Pass
0.0000 3032 642 27 Pass
0.0000 2925 642 27 Pass
Not Re uired
29Attachment 7
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
ao)A
2'7 50
2686
262"7
2569
2490
2399
2302
ZZAZ
2L'7'7
2063
2008
1935
78'72
1Bl_8
11'7 5
1-111-
1'652
1609
15 63
1508
L41 9
I422
L31 6
1334
1.288
L253
t22'7
tT'l'7
113 5
1087
1-O 46
1_006
912
946
914
887
857
B1B
1'7 9
149
124
683
64s
615
s93
569
543
51s
485
460
436
42r
398
369
349
642
642
642
642
642
642
642
642
642
642
C A'
642
642
642
642
642
642
642
642
642
642
642
642
64L
64r
641
641
641
64r
647
647
641,
647
647
641
64r
647
64L
641
641
64L
64L
647
647
64r
641_
64L
64r
64r
641
641,
641
64r
641
64t
640
640
22
z5
¿3
24
24
25
26
2'7
28
29
aat
31
31
33
34
35
JCt
3'7
20
39
47
42
43
45
46
4B
49
51
3¿
54
56
tro
61
63
65
6'7
10
12
14
7B
ÓL
85
B8
93
99
LO4
108
1_12
118
124
L32
139
74'7
]_52
t6r
t73
1-83
Pass
Pas s
Pas s
Pass
Pas s
Pass
Pass
Pas s
Pass
Pas s
Pass
Pas s
Pass
Pass
Pas s
Pas s
Pass
Pas s
PasS
PasS
Pas s
PasS
Pas S
PaS S
PasS
Pas s
Pass
Pas s
Pas s
Pas s
Pas s
Dacc
Pass
Pas s
Pas S
Pass
Pas s
PaSs
Pass
Pas s
Pass
Pass
PaS S
Fail
Fail
¡'aa -L
¡'arI
Fai-1
Fail
¡ aa.I
Fai-f
F'a a -L
Fail
Fail
Faif
30Attachment 7
0.0000
0.0000
0.0000
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
U. UUU-L
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
5Zþ
302
286
266
248
225
189
ra¿
139
116
vo
14
60
46
)1
)1
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
640
640
640
640
640
640
640
640
639
639
caı
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
639
L96
2r1
aa)
240
258
284
338
395
459
550
ââq
863
1o 65
1389
206L
3042
1-s975
15975
15975
15975
15975
15975
15975
1_5975
15975
15975
15975
15975
1s975
1s975
1s975
l_s975
1s975
1s975
l_s975
15975
L5975
15975
1597s
15975
Fail
¡'a 1_LFail
Farf
¡ a1-L
Fail
¡ a1_L
Fail
Farf
!'a 1l.
Fail
FaiI
Fail
Fail-
Farl-
!'ar- I
Fail
Fail
Fail
Fail
¡'a_r I
Fail
Fai-f
Fail
Faif
Fail
Fail
Fail
!'a I -LFail
f 'a1-L
¡'a 1 -LFaif
¡'a a -LFail
Faif
r daI
Fail
Fail-
Fail
The developnent has an increase in flow durations
f.rom L/2 Predeveloped 2 year flow to the 2 year flow
oJc more than a 10t increase from the 2 year to the 50
year flow.
Ttre deveJ-opment has an increase in flotr durations for
more than 50t of the fl"ows for the range of the
duration analysis '
LID Duration
PredeveloPed IJanduse Totals for POC #1
Total Pervíous Àrea: O.248
Total Impervious Area:0
31Attachment 7
Mitigated tanduse TotaLs for POC #1
TotaL Pervious Area:0.092
Total Impervious Area:0.1884
Flow Freguency Return Periods for Predeveloped. PoC l+1
Retr¡rn Períod I'lo!ú cfs)
2 year
5 year
10 year
25 year
50 year
100 year
FIow Frêquency Return Períods for Mitigated. PoC #1
Return Period FIow (cfs)
0.0000s2
^ ^^^^EOU. UUUUJa
0.00006
0.000062
0.000064
0.000065
2 year
5 year
10 year
25 year
50 year
100 year
0.015035
0.02921r
0.038245
o .048l.1 4
0.054431
0 - 059766
LID Duration
Ànnual Peaks for Predeveloped and Mitigated
Year Predeveloped Mitiqated
POc #1
]-902
1903
1904
1905
1906
I901
1 908
190 9
1 910
1911
791"2
1913
r974
1915
1916r9t]
19l- 8
r91-9
I920
]-921
1922
1,923
J.924
L925
\926
7927
L928
r929
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.002
0.003
0.005
0.000
0.000
0.004
0.002
0.004
0.005
0.002
0 .0I2
0.000
0.018
0.000
0.005
0.000
0.000
0.000
0.002
0.000
0.001
0.002
0.004
0.000
0.003
0.003
0.000
0.006
32Attachment 7
1 930
1 931
r932
1ô22
1 934
193 5
t936
1"931
193 B
193 9
i940
L941,
r942
1,943
L944
194 5
1946
I94'7
l.948
L949
1 9s0
19s1
:-952
1 9s3
t954
19s5
19s6
L95'7
1958
1959
1 960
]-961
L962
19 63
L964
1965
L966
1"9 61
1968
7969
19'7 0
L97 L
t9'7 2
L913
r91 4
1975
t9'7 6
Lg't 7
I91 B
79'7 9
1980
1981
L9B2
1 983
1 984
1 985
198 6
0.000
0.000
0.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.006
.000
.001
.000
.006
.000
.000
.002
.000
.003
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
U
0
0
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
. UUÕ
.005
.00s
.00s
. 013
.006
.000
.o02
.004
.006
.000
.003
.0r2
. 011
.002
.000
.000
.000
.005
.003
.001
. 019
.002
.000
. 010
.004
.000
.001
.000
0
0
0
0
0
0
o
0
0
0
o
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.001
0.002
0.006
0.024
0.008
0.005
0.010
0.007
0.000
0.006
0.000
0.001
0.005
0.000
0.003
0.005
0.002
0.000
33Attachment 7
t9B1
]-9BB
198 9
19 90
19 91
L992
19 93
1,994
19 95
1996
I991
l_998
I999
2000
200L
2002
2003
2004
2005
2006
200'7
2008
2009
20LO
2017
2012
2013
2074
20].5
20L6
20r'7
2078
2019
2020
2021,
2022
2023
2024
202s
2026
2021
2CI28
2029
2030
203r
2032
2033
2034
2035
2036
a^41
2038
2039
2040
2047
2042
2043
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
.002
.000
.000
.000
.007
.007
.006
.o02
.000
.001
.005
.001
.006
.002
.00s
.000
.004
. 011
.000
.002
.001-
.002
.006
.000
.006
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
.003
. oo2
.007
.000
. 010
.00s
.008
.003
.006
.007
.006
.01_6
.001
.004
. 003
.000
.001
.00s
.000
.000
.000
.000
.00s
.000
.001_
.003
.008
.002
.001
.006
.006
34Attachment 7
2044
2045
20 46
204'7
2048
2049
2 050
2 051-
2052
2053
zv J1
2 055
2056
205'7
2 058
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.002
0.000
0.001
0.005
0.004
0.006
0.001
0.009
0.001
0.000
n .lna
0.001
0.004
0.000
0.004
LID Duration
Ranked Ànnual Peaks for Predeveloped and Mitigated
Rank PredeveloPed Mitigated
POc #1
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
1
2
3
4
5
6
7
o
9
10
11
1_2
l-3
L4
15
T6
r'7
1B
19
20
2t
22
23
tq
25
zo
21
28
29
30
31
33
34
35
36
37
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001_
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001_
.0001
.0001
.0001
.0001
.0001
0.0238
0.0188
0.0176
0.0158
0.0128
0.0t21
0 . 0119
0.01-14
0 . 0113
0.0102
0.0098
0.0097
0.0086
0.0080
0.0080
0.0078
0.0078
0.0077
0.007s
0.0074
0.00'72
0.0068
0.0068
0.0064
0.0063
0.0062
0.0061-
0.0061
0.00s9
0.0058
0.0058
0.0057
0.0057
0.0057
0.0057
0.0056
0.0056
35Attachment 7
38
39
40
4T
42
43
44
45
46
41
4B
49
50
EI
53
54
55
56
57
58
59
60
6I
62
63
64
65
66
6"7
68
69
'70
7t
'72
t5
'74
15
16
11
7B
"79
80
B1-
B2
B3
84
85
B6
o1
BB
89
90
9L
92
93
94
.0001
.0001
.0001
.0001
.0055
.0055
.0054
.00s3
.0053
.0052
.0052
.0050
.00s0
. 0050
0
0
0
0
0
0
0
0
0
0
U
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
o
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001_
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0001
.0048
.0048
. oo4'7
.0046
.0046
.0046
.004s
.004s
.0044
.0043
.0041
.0041
.0039
.0038
.0037
.0036
.0036
.0034
.0033
.0031
.0031
.0030
.0030
.0029
.0028
.0028
.0026
.0025
.0024
.0023
.0023
.0023
.0022
.0022
.0021
.0021
.002r
.0020
.0020
.0020
.0020
. 001_ 9
.001_B
.0018
.0017
0.0016
36Attachment 7
95
96
91
9B
99
100
101-
to2
103
104
105
106
107
108
l_09
110
111
1"1_2
113
TT4
11- 5
IT6
r77
118
119
L20
r21_
722
]-23
].24
r25
126
L2'7
!28
]-29
1-30
1)1
l-32
1a)
t34
135
136
137
138
139
t40
1-4L
r42
1_43
]-44
145
r46
1-4'7
1-48
149
150
t- 51
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001-
0.0001_
0.0001
0.0001
0.0001
.0016
.0015
.0014
.0013
.0013
.0013
.0012
.0012
.0001
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
.0011
.0010
.0009
.0009
.0009
.0008
.0008
.0007
.0005
.000s
.0004
.0004
.0003
.0003
.0003
.0001
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
. 0000
.0000
.0000
. 0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
.0000
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0.0000
37Attachment 7
]-52
l_53
154
155
156
1s7
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
LfD Duration
POC #1
The Facility PASSED
Ehe Facility PÀSSED
Flow (cfs)
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0 - 0000
Predev
aÉaA1
24429
23369
22694
2]-993
2r304
20616
19708
1-9L51
18593
18139
r'7 617
17 011
16598
r6226
15 813
75428
74932
14 561
74230
13886
13574
121trO
l_2858
12545
r2246
1-1965
IL592
11357
1r1,22
10 915
10 685
10365
101s 3
9939
91 29
9460
9305
914 5
897 6
87 98
I516
Mir
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
Percentage Pass/Fail
2 Pass
2 Pass
2 Pass
2 Pass2 Pass3 Pass3 Pass3 Pass3 Pass
3 Pass
3 Pass
3 Pass3 Pass3 Pass
J rdÞ>4 Pass4 Pass4 Pass
4 Pass
4 Pass
4 Pass4 Pass4 Pass4 Pass5 Pass
5 Pass
q. Dâ ê c
5 Pass
5 Pass
5 Pass
5 Pass
6 Pass
6 Pass
6 Pass
6 Pass
6 Pass
6 Pass
6 Pass
7 Pass
7 Pass
7 Pass
7 Pass
38Attachment 7
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
U. UUUU
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0 . 0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
0.0000
B3 6s
B2t9
8057
7 913
'7'7 25
7575
'7 457
'7312
11,96
7 015
OOJL
61 86
6689
65Bs
6419
6324
6206
610 9
6000
5B 67
5783
561 2
5570
5480
53 50
52'77
51 95
5122
4994
4915
4849
4'7 65
4'71-0
4606
4s38
4456
4389
4331
421r
4]-54
4082
4020
20q2
38 60
3B 03
31 48
370s
3659
35'7'7
3531
3481
342'l
3381
3311
3260
32L2
3L64
642
642
642
642
642
642
642
642
642
642
a Aa
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
642
o.7 z
642
'7
7
'7
B
BI
o
B
o
9
o
9
9
9
10
10
10
10
10
10
11
11
11
11
I2
l2
l2
L2
I2
13
13
1?
13
13
t4
14
t4
!4
15
15
15
15
76
T6
16
r'Ì
t7
1-7
II
1B
18
18
18
L9
19
1_9
20
Pass
Pas s
Pass
Pass
Pas s
Pass
Pass
Pas s
Pass
Pass
Pas S
PaSs
Pass
Pas s
Pas s
Pass
Pas s
Pass
Pass
Pas s
Pass
Pass
PaS s
Pas s
Pass
Pass
Pass
Pass
Pas s
Pas s
Pass
Pas s
Pas s
Pass
Pas s
Pas s
Pass
Pass
Pas s
PaS s
Pass
Pas s
Pas s
Pass
Pass
Pass
Pas s
Pass
Pass
Pas s
Pas s
Ðâ ê c
Pas s
Pas s
Pass
Pass
Pas s
39Attachment 7
0 . 0000 30 98 642 20 Pas s
l{ater Quality BùlP Flow and Volme for POC #1
On-Iine facility voJ-me: 0 acre-feet
On-line facility target flow: 0 cfs.
Àdjusted for 15 min: 0 cfs.
Off-line facility target fJ-or*: 0 cfs.
Adjusted foË 15 min: 0 cfs.
LID Report
LID Technique
Percent Water Quality
Volumn
Infiltrated
Used for Total Volumn
Percent CommenLTreatment? Needs
V'Iater Quality
Treated
Treatment
Volumn
Through
Faci 1 i ty
(ac-ft)
In fil tration
VoIumn
(ac- ft. )
Cumulative
Volumn
Infi ltratl on
Credi tlac-ftl
retention 1 POC
100.00
Gravel Trench Bed 1 PoC N
Totaf Volume lnfi]trated
98.72 0.00 0?
Compliance wlth LID Standard B
Durat.lon Analysis ResuÌt = Passed
1"4,T165.62 0.00
No Treat. Credit
N 51 .45
N 94.06
0.00
Perlnd and ImpLnd Changes
No changes have been made
This program and accompanying documentation are provided'as-is'without wârranty of any kind. The
entire rlsk regarding the performance and results of this program is assumed by End User. Clear Creek
Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed
or imptied, including but not limited to implied warranties of program and accompanying documentation.
fn no event shal.I Clear Creek Solutions Inc, be liable for any damages whatsoever (including without
.limitation to damages for .Loss of business profits. loss of business information, LIIsiness
interruption, and the like) arising out of the use of, or inability to use this program even if Clear
Creek Solutions Inc, or their authorized representatives have been advised of the possibility of such
damages. Software Copyright @ by : Clear Creek Solutions, Inc. 2005-2019; All Rights Reserved.
40Attachment 7
Dennis M. Bruce, P.E.
M.S.C.E., M.B.A.Geotechnical / Civil Engineer
March 3,zOLg
Geotech. Addendum 22027 96jh Ave W tr PLN 2018ü)57 G.roset 2 Lot short plaþ
Response to Citv of Edmonds Dec. L0. 2019 Memo:
See previous Geotechnicat Reports regarding lnfiltration Testing and Site Facility Design.
Measured lnfiltration Rates exceeded L4 inches per Hour.
4 separate Test Pits and lnfiltration Test verified this measured value. (> !4" I Hr-l
Site Variab¡l¡W Coefficient (CFv) is high. Use L.0
CFm = 0.9
CFt = 0.5
Thus : t4 x 1.0 x 0.9 x 0.5 = 6.3 inches per Hour Design Rate.
Use 6.3 inches Per Hour Design Rate
,
$
sì
L,fg*^,F.e
9
$(
Dennis M. Bruce, P.E.
Geotechnical Engineer
SO'LS FOUNDATIONS SITEDEVELOPMENT INSPECTION DRAINAGE ÐESIGN&PERMIT
p.O. Box 55502 Shoretine, Washington 98155 (206) 546-9217 dbrucepe@gmail.com
rè¡l
42Attachment 7
Dennis M. Bruceo P.E.
M.S.C.E., M,B.A.Geotechnical/ivil Engineer
City of Edmonds clo D. Breske, P-E.January 3,2OLg
22A27 g6th Ave. W.#llN2O180O57 GeotechnicalAddendum lnfiltrationRate
This engineering report presents a geotechnical addendum to the June 18, 2018
lnfiltration Test and Criteria report by D. Bruce, P.E.
The June 18, 2018 report presented the Small-scale PIT investigation, test results, and
recommended Design Rate for on site infiltration.
As previously stated, the on-site native soils (Sands with occ. gravels) are excellent for
infiltration.
Actual measured infiltration rates exceeded 14 inches per Hour.
This Engineer recommended a Design Rate of 6 inches per Hour based on decades of
experience.
City of Edmonds reviewers expressed confusion and concern regarding the "Correction
Factor" used to convert the measured rates and the Design Rate.
AdCendum: lt is "O.K." to use the prescriptive Correction Factor of CFr = 0.5 for
Small-scale plT. Taking the measured Rate of 14.5 inches per Hour, this results in an
allowable Design Rate of 7.25 inches per Hour . Use 7.25 inches /Hr. if desired.
- lnspections of the lnfiltration Facility must be performed by this Engineer.
- The previous Design recommendation of using 20 linealft. of lnfiltration Trench
per 1,000 sg.ft. of lmpervious Area is still applicable.
lf there are any questions, please contact this Engineer
Dennis M. Bruce, P.E. Geotechnical /Civil Engineer
ffi^-€,Þ.F '
So/LS. F}UNDATI}Ni o S/IEDÃ/ELOPMENT ¡ INSPECI/AN: DBAINAGE T DFSIGN&PERMIT.. LEGAL
P.o'Box555o2.Shoreline,WA98155(206)546-9217.@
Ì.t 3
43Attachment 7
Date:
To:
From:
Subject:
MEMORANDUM
REQUEST FOR ADDITIONAL INFORMATION
December i0,20i8
Kernen Lien, Planning
JoAnne Zulauf , Engineering
P1N20180057, Groset 2 lot short plat
22027 96th Ave West
The comments provided below are based upon review of the preliminary civil plans &
documents for the subject short plat. Additional information is requested from the applicant
at this t¡me in order to continue review of the application and provide preliminary approval of
the short plat. Please ask the applicant to provide a written response to each of the
comments below and revise and resubmit plans accordingly'
Stormwater Engineer
1. Geotechnical It is not clear the uired correction re
applied to the measu rate to o
infiltration rate; provide or show calculation for converting between the two
rates using the required conection factors (copied below).
2. Drainage Report: Paragraph 3 of the executive summary appears to have
some errant text stating full infiltration is not feasible due to flow paths; clean-
up and clarify as needed.
3. Drainage Report: Report states several times that site will be designed to
infiltrate 100o/oi however, there appears to be a by-pass area of driveway
Table B.1. Correctton Factors to be Used Wlth ln-Situ Saturated Hydraulic Conductlvlty
Measurements to Est¡mato Design Rates.
Partlål Correction Fastotlssue
CÊ. = O.33 to 1.0Site variabilitv and number of locations tested (CFJ
o Laroe-sr¿lp PIT
f4^t..t¡eiñ ,
. Other small-scale (e.9., Double ring, falling head)
Test Method (CFr)
o Grain Size Method
ch.¡ CF¡ = 0.75 for
. CFr = 0.4 for Grain Size Method
PN
r CFr = 0.4 for other
CFu = 0.9Deoree of influent control to prevent siltation and bio'buildup
Ksat¿-¡gn = Ksatin¡r,ol x CFv x CFr x CFn
City of Edmonds
44Attachment 7
Dennis M. Bruce, P,E. ¡-,¡u o t8
M.g.c.E,, M.B.A./Civil
ê nos ET (orss-rÈu¿T hJ - Net¡r¡ €-F.È-
I N F ILTf¿ A-T IO IJ 'Ts<r)( e¡rçHn
7*A^Y q#1.w.Pro.iect Address:Date:
Permit Numbel:
This lnfiltration Test was performed bv:
Company Name:b ù.ù¿É Ç Contact Name:
Phone Number:L qú EmailAddress: bBÈUCÉP E eGî4AtL.(ot4
lnclude site map or drainage control plan, with test locations clearly marked.
INFILTRATION TESTING: -'/ -1. ts the infittsation test within the footprint of the proposed infiltratton facility? pfVes u r.¡o
2. lf ,'no,n is the test witt¡in 50 feet of ttre proposed infilfation facility? l_l Yes ll No
ù
3.
Page I oF
-
Explain why:
What is the total proposed new plus replaced impervious area (not includlng permeable pavement'surfaces)
infirtated onue"iæz 6€E N9P*YÊ r(
QYeaEC þt . (pus<r \ê,h-(r)/aJgrur*.Alto N
. 6olL -TA(r Prrs UenrrtEÀ 6ANbs . suJ, elgktJ
. ÍNFrLTe,r-rpN Täsr" î<xeesbEò (+Þ,
/-
,l tr.l
(;, úsÉ bEe øp R.6lr (.È
c 0se .5f *oÑ¡tf f. f U f r uf Þ*YtôtJ
-Ti:-s¡-l¿u + &o Ltug*u Fr ,
oF TçsP¿a ?sp I,æÐ # t ",I Å^ÞEÈ\Jtoos Su¿ v'e¿e .
r
.lusplcrtotjs -Ev J?ts E¡¿L RFar,rrÈFÀ ¡
SoILS ¡ FoUNDAnoNs T S/TE DEII/ELQPMENI . INSPECTTON . DRAINAGE ' DESIGN &PEBMIT ¡ LEGAL
p.O. Box 55502 . Shoreline, WA 98155 ' (206) 546-s217 ' F'*fÊg,AYSaø:eø2
s'EE t-
A\brfùbul'l'
45Attachment 7
6,
r.rrñl'- ø
6-r*Þr @
{.:¡tl | 7'o lf
r*Þr çþ:3a rtM
aotS
4,e *,u4. Date and time of test(s):s
. lf perlormed November through March, one test is required.
. lf pd¡lormed April through October, fwo fesfs are rcquìred.
_ o lesfs rnusf be in the same hole within 24ays.
J " The beginning of aach fesf musf be sp aced l4-hours apañ.
Ef Oig an infiltration test hole at least 2-feet deep, measured from the proposed flnished grade, and 2-feet
across. lt is recommended that the test hole depth be at the bottom of the facility to provide the best
5.
6.
7.
8.
9.
design information. (Note: this hole
Diameter of test hole (2-foot minimum):
tlle hole in Step llbelow)
feet
ts
Depth of test hole (2-foot minimum):feet - rtlı\'v,LLthllDescribe soil type and texture (e.9., sand, clay,
12.€ reet
a) Hit hard pan? (i.e. hardened soilthat is like
b) Encounter standing water or seepage in the hole?
14. lf you answered "yes" to either (13a) or (13b), infiltration is not feasible for this site. Test is finished
ffitim:ti totne#ncnmark. (Measure depth usins a ruter, scate, ortape measure).
[[ U¡ StaOitize water depth for a minimum of 30-minutes by adding water until the depth is maintained at a
JztØnú.1
minimum of 12 inches, then move on to step c. . ¡ ./
c) Stop adding water, then record the number of inches the water has fallen in t hour: I ¿t.è inches
d) Record the number of inches the water has fallen from hour 1 to hour 2:-Èk Þ!t- inches
e)the smaller of the two numbers in row 9c and 9d above? (check onfv one box below)
3-inches (Use Table 1 below- 1S-minute intervals.)
1-inch and 3-inches (Use Table 2 below - 30-minute intervals.)
< 1-inch (Use Table 3 below - 60-minute intervals.)
This is your period"
10. Testing period
Based on the answer to 9e above, use eiher Table 1, 2 or 3 on the Results and Certification page to record your
data and:
Refill the hole to the l2-ilch mark.
lmmediately reıñ16-iììñ'e and depth of water in the appropriate table below.
Based on your time interval (answer to 9e above):/ Record the time and depth of water in the hole at the specified intervals./ Complete the table by recording six measurements (in addition to the starting depth).r' lf the hole empties prior to the six measurements, refill to the 12-inch mark and continue recording
, until you have completed the table.,/
ú) Ur¡ng the depth of water recorded at each interval, calculate the infiltration rate and record the results:
-r Table 1: lnfiltration Rate = Change in depth between each interval x 4
-/. Table 2: lnfiltration Rate = Change in depth between each interval x 2
. Table 3; lnfiltration Rate = Change in depth between each interval x 1-/./Nle) lf performed April through October, repeat steps 9 and 10 in the same hole24 hours after the beginning
of the first infiltration test and record the results in the lnfiltration Test #2 Result tables.
SUtsSURF,ACE INVESTIGATION :,/
11. Ef OiS a hole to the depth required per Table 5 below (2-feet below proposed facility in the wet'season and
3-feet below the proposed facility in the dry season) and approximately $feet from the proposed infiltration
facility. (See the footnote at the end of Table 5 - depth is measured from the bottom of the proposed
infiltration facili$.)
Record total depth of hole ftom sunounding ground surface:
While digging the hole, did You:13.
Page 2 OF
-_
46Attachment 7
Tlme
(30.min)
Depth of
Wat€r
flnchêsl
lnfllbatlon
Rate
fin/hrì
Tlme
(15.m¡n)
Depth of
Watsr
lincheel
lnf¡tration
Rata
lln/hr)
12ø'.ac '12
f): 15 q r Þfr:3O A,lô':45 o ?
N.LÐ
INFILTRATION TEST RESULTS AND CERTIFICATION
lnfiltratlon Test #l Results
Table I
lnflltration Test #2
Table I
Table 2
Results (Required if performed April through October- see step 4 above)
Table 3Table 2
ñ"lowest infiltration rate from the tables above =I (Measured infiltration rate)
. If the lowest measured infrltration rcte rs /ess fhan fha
(see Table 4 below), that BMP cannot be used.
c lf the measured lnfiltration rete is /ess t an
lnvestlgatÍon ìs requhed.
SIGNATURES ARE REQUIRED
I certiffthat I have followed the procedures outlined in this document
and infiltration rate.
lnflltratlon Test pertormed bY:
Print Name Is¡tuls /vl .RÈúâE E
Signature
Subsurtace Investìgation performed by:
Print Name /JNI -ß ¡¿u¿g
Signature
rate associated with an infrltntion BMP
determine the
¡.
tyn,g t ßol
Ð
qtl6t\
I
Depth of
Water
linchasì
lnfflt"¿tion
Ratê
linlhrl
Tlme
(60-mln)
12
lnflltratlon
Rato
lín/hrì
lnfiltration
Ratê
lin/h¡l
ïme
(30.mln)
tþpth of
Water
(inchesl
Time
(15.m¡n)
Depth of
Weter
(lnchesl
\12Ft..OO 12
O: tS g-{
I â.ìô'.3CI -â,.-.s(r) _{ô'45
t(
FIô'- Lt
T¡ms
(60-mln)
Depth of
Water
flnches)
lnfilbatlon
Rate
ûn/hr)
12
\Esr¿rl þAr€È//úsé ê
infiltration râte = Mêasured ir¡filtration
sé€ t-3-eotl AUNç¡r bU
Page 3 oF
-
g,{{7ôl
47Attachment 7
city of edmonds
development i nformation
Infiltration Facility Sizing
In select cases, the City of Edmonds will ¿1s'¡s infiltration of drainage for proposed
developments or redevelopments. In all cases, properties proposing to install infilnation
facilities must be located close to Type A soils as indicated on the SCS Soil Survey of
Snohomish County A¡ea Washington, and percolation tests performed on the property must
indicate a minimum infiltration rate of 0.0333 inches/minute. In all cases, the final decision to
allow infiltration will rest with the City Engineer.
In cases where infiltration has been allowed, the City of Edmonds allows infiltration facility
sizing based on the following formula:
Aot =I
where:
AN = Area required for infiltration (ftz);
p,oo = 1O0-year, 24-hour design storm total precipitation (3.0 inches in City of Edmonds);
,q, = Tributary area served by infiltrãtion facility(f);
I D = Design infiltration rate determined by percolation tests (irlmin - cannot exceed 0.333
ir/min).
Infiltration facilities must be designed to provide the area requìred for infiltration, as determined
by the above formula.
D
Pagc I of2 Infi ltration Sìzing.DOC
48Attachment 7
Sub-Surface Maximum Infiltration Test
One of the acceptable methods for testing to determine the percolation rate of soils on your
ptoperty is the sub-surläce maximum infiltration test. This test is used to estimate the maximum
iub-surface vertical infiltration rate at a particulæ level in the soil horizon that conesponds with
the lowest finished grade elevation of a proposed infiltration faciiity. The test is designed io
simulate the physical process that will occur during design storm event conditions; therefore, a
saturation period is required to approximate the soil moisture conditions that would occur during
a major storm evenr. A pipe is employed to allow only the vertical infiltration rate to be
measured so that the computed maximum infiltration may be used to compute the rate of seepage
over the area of interest for varying head.
Testing Procedure:
L A hole is dug to the finished grade elevation of a proposed infiltration facility and of
sufficient diameter to allow a 6-inch diameter section of pipe to be placed in the hole
and driven a depth of 6 inches into the soil at the test elevation.
z. The pipe is filled and kept to a minimum depth of one foot of water above the test
elevation at the bottom inside of the pipe, for a period of not less than 4 hours (the
saturation period).
3. Following the saturation period, the pipe is filled to the top and the time required for
the water to fall every inch, down to 6 inches below the top of the pipe, is recorded.
4. The rates for all orlinch times are then averaged to estimate the maximum infiltration
rate (I*). This process is repeated three times, and the results of the three tests are
averaged to compute the maximum infiltration rate (Im).
Prge? of 2 Infiltrotion Sizin g.DOC
49Attachment 7
C.2.2 FT]LL TNFTLTRATTON
FIGI'RE ç22A TYPICAL TRDNCH INFILîRATTON SYSTEM
roof drain
êr:os€f AAıfry q,4 A"W.
ñôe mesh Lcg*rpwaolidlid
roof
draln
g¡mp dsolid lld
5.0'
compacted bãskl¡ll
f rig¡d or S Í€x¡b¡e
pølorated pipe
weshed rock
11t2F.314"
b-lt'lf
/^Js ÞEcT(ous
ß Y TFTTS ENêF.
R€ourPs6
¿\g
\t sé
F"^ I
PI-AN VlElltt
NTS 4"rlgtd or6'llexlble
perforated pipe
lnllltration lrernJ¡
&o LlNg'¡L . eV -fr¿sr¡¿+t
, ooa z ¿MFEEUToúJ (dètrA¿E
NTS
overllow
4" rþid or 6P flexible
perforated p¡po eplash block
6"
0'g'
ó
12"
ffin
filterfailic
12"
6'i-
24'.
€.
L--
SECNON A
ce
â6
20{D Sr¡råoc W¡l¡r l}c¡ip ltáut¡at -AppeodhC
NTS
C-û5
v9tzoß
50Attachment 7
,.1ÞX!ieo=Pâæo"9rnï.oÀx¡¡!1oNóioouoNî.FSCALE : 1"=20'0'10' 20'UIÐ FENCEØL0l'41tOt)$otL ( ur,'lÌñÉtL(ßrtc)Ù:'[ \o r. 1; i',40'[ 1,,: i (-,OWNER: Cl-IACLTAX PARCEL OO544200100101WD TTENCE'IOP=J99.40(GRArFn t.tttOWNER: ECKERTTAX PARCEL OO54420()100201RAMP2 LF*N-12 @ lfr. rrtt ii ¡r.J lli:r r' 1J;,'1t__r 90.nti;x't;0orflrooo¡ÈÞNoooo(,oC>t,t.5i iil/ì.''POLEf)OLE-lÞx-nnc)lllIA15' INGRESS,EGRESS ANDUTIjTY EASEMENTv/çt, ,,,,I o o.o*IIT1.T1P=J99.40VffiAED uotE(W)=J95.90-(NTtE(N)=3e6'57-tNOWNER: FARI"FYìiI07. ?9'}Bë7s2.+lE-J96.8M)')IISF.2J,qt(¡ìTI\\TB/(IIrr- -lItoffl5u¡\D\¡il(toÈoll\iIIÂ,r)()l n/#|/w ïYs7EltII\f0 ÐErcNn0ì{,V0tf';TREE 6102.3'23 LF 6. PVîo 1.0frtr/(;R^IED UDtq(w)',J!,5.e0-0u tI^MMT.Rtil AD lullvltll0llNl)3I\r c0Nl'rEcrI|.. .,/',/vIUOTINGiì15 ff:¡t/.c8 t7-WE t'-Lstl t+695IIIIl..1I\êtsfI.,'I ...'coNCs a8'58'10'E 107.52'wGARAGE(TO BE MoDlflED)TED UÐ# 22c271 srR/wooD slDlNGFfN FLR 399.7ll'\_l\-1åCONC DRIVE5.6'CH FENçËaP,*IuDl,7s-buTTlP=398.5VCRATEDCBSTþ*TfPE0+28.5LOT A8260.2 sF{I.// ca P-rwt tT@=J98.5VRATED LIDIE(S)=J95.61-lNlã(tt)-3s5.61-0Ut+7.6I,:5 :;jl:ì jii ;t'¡1:)i(,¡,*t2116 LF - t8' N-12 @ O.0XAttachment 7
Appendix D
Operations and Maintenance
52Attachment 7
Results Expected When
Maintenance ls Per-
formed
Gonditions When
Maintenance ls
Needed
DefectMaintenance
Gomponent
potential for erosion to
continue.
(Recommend a Goeth-
echnical engineer be
called in to inspect and
evaluate condition and
recommend repair of
condition.
Rocks and pad depth are
restored to design stand-
ards.
Only one layer of rock
exists above native soil
in area five square feet
or larger, or any expos-
ure of native soil at the
top of out flow path of
spillway.
(Rip-rap on inside
slopes need not be
replaced.)
Emergency Over-
flow/Spillway
Emergency Over-
flow/Spillway
See "Side Slopes of
Pond"Erosion
Table V4.5.2 Maintenance Standards' Detention Ponds continued
Table V4.5.2 Maintenance Standards - lnfiltration
torage Area ment
r ponding in infiltration Pond
r rainfall ceases and apProPriate
20 1 4 Sto rmw ate r M an age me nt M a n u al fo r We ste rn Wa sh i n gto n
Volume V - ChaPter 4 - Page 833
Conditions When Maintenance ls
Needed
ted When
Maintenance
ls Performed
ults
Defectìfaintenance
Gomponent
See "Detention Ponds" (No. 1)lsee "Detention
lPonds" (No. 1).Trash & Debris
Poisonous/Noxious
Vegetation "Detention Ponds" (No. 1).Ponds" (No. 1
ee "Detention
ee "Detention Ponds" (No. 1).ee "Detention
No, 1).
Contaminants and
Pollution
See "Detention Ponds" (No. 1)lsee "Detention
lPonds" (No. 1)Rodent Holes
General
iment is
53Attachment 7
lesults Expec.
ted When
Maintenance
ls Performed
Defect Conditions When Maintenance ls
Needed
Vlaintenance
Component
and/or facility is
cleaned so that
infiltration sys-
tem works
according to
design.
time allowed for infiltration. Treat-
ment basins should infiltrate Water
Quality Design Storm Volume within
48 hours, and empty within 24 hours
afier cessation of most rain events.
(A percolation test pit or test of facility
indicates facility is only working at
90% of its designed capabilities. Tesl
every 2to 5 years. lf two inches or
more sediment is present, remove).
Filter bag is
replaced or sys.
tem is
redesigned.
Sediment and debris fill bag more
than 1/2 full.
Filled with Sed-
iment and Debris
Filter Bags (if
applicable)
Gravel in rock
filter is
replaced.
Sediment and
Debris
By visual inspection, little or no water
flows through filter during heavy rain
storms.
Rock Filters
See "Detention
Ponds" (No. 1).See "Detention Ponds" (No. 1).Side Slopes
of Pond Erosion
See "Detention
Ponds" (No. 1).See "Detention Ponds" (No. 1).Iree Growth
See "Detention
Ponds" (No. 1).See "Detention Ponds" (No. 1)
Emergency
Overflow
Spillway and
Berms over 4
feet in height.
Piping
See "Detention
Ponds" (No. 1).Rock Missing See "Detention Ponds" (No. 1)
See "Detention
Ponds" (No. 1).See "Detention Ponds" (No. 1)Erosion
Emergency
Overflow
Spillway
Sediment is
removed.
6" or designed sediment trap depth
of sediment.
Pre-settling
Ponds and
Vaults
Facility or sump
filled with Sedimenl
and/or debris
Table Vy''.5.2(2) Maintenance Standards - lnfiltration continued
201 4 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 834 54Attachment 7
Table V-4.5,2(20) Maintenance Standards . Gompost Amended
ted Filter Strip ) (continued
Table 1 Maintenance Standards - Bioretention Facilities
Earthen side
lopes and S
rosion (gullies/
lls) greater
n 2 inches
p around
. Eliminate cause of
erosion and stabilize
damaged area
(regrade, rock,
ation, erosion control
matting)
. For deep channels
or cuts (over 3
inches in ponding
inlets, outlet,
nd alongside
slopes
20 1 4 Sto rmw ate r M a n ag e me nt M a n u al fo r We ste rn Wa s h i n gto n
Volume V - Chaqter 4 - Page 862
Results Expected When Maintenance
is Performed
Conditions
When Main-
tenance is
Needed
DefectMaintenance
Gomponent
Areas have
eroded or
scoured due
to flow chan-
nelization or
high flows.
For ruts or bare areas less than 12
inches wide, repair the damaged area by
filling with a 50/50 mixture of crushed
gravel and compost. The grass will
creep in over the rock in time. lf bare
areas are large, generally greater than
12 inches wide, the vegetated filter strip
should be regraded and reseeded. For
smaller bare areas, overseed when bare
spots are evident.
Erosion/scouring
Level the spreader and clean so that
flows are spread evenly over entire filter
width
Flow spreader
is uneven or
clogged so
that flows are
not uniformly
distributed
over entire fil-
ter width.
Flow spreader
Recommended Fre-
quency a
Condition
when Main-
tenance is
eeded (Stan
Action Needed (Pro-
cedures)
lnspection ardstenance
ne Main
Maintenance
Component
Facility Footprint
berms
55Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main-
tenance
Condition
when Main-
tenance is
Needed (Stand.
ards)
Maintenance
Component
lnspection
depth), temporary
erosion control me
ures should be put i
place until per-
manent repairs can
be made.
. Properly designed,
constructed and
establ ished faci I ities
with appropriate flow
velocities should not
have erosion prob-
lems except perhaps
in extreme events. lf
erosion problems
persist, the following
should be reas-
sessed: (1)flow
volumes from con-
tributing areas and
bioretention facility
sizing; (2) flow velo-
cities and gradients
within the facility;
and (3)flow dis-
sipation and erosion
protection strategies
at the facility inlet.
Take actions to eliminate
the hazard and stabilize
slopes
Erosion of sides
causes slope to
become ahaz-
ard
A
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(contin
Settlement
greater than 3 re to design height
2014 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 863
S
56Attachment 7
Tabte V4.5,2(21) Maintenance Standards - Bioretention Facilities
continued
Recommended Fre-
quency a
Condition
when Main-
tenance is
Needed (Stand-
ards)
Action Needed (Pro-
cedures)
lnspection Routine Main.
tenance
Maintenance
Component
inches (relative
to undisturbed
sections of
berm)
Plug any holes and com-
pact berm (may require
consultation with engin-
eer, particularly for larger
berms)
Downstream
face of berm
wet, seeps or
leaks evident
A,S
Any evidence of
rodent holes or
water piping in
berm
. Eradicate rodents
(see "Pest control")
. Fill holes and com-
pact (may require
consultation with
engineer, par-
ticularly for larger
berms)
A
. Repair/ seal cracks
. Replace if repair is
insufficient
Cracks orfailure
of concrete side-
walls
AConcrete side-
walls
Stabilize rockery side-
walls (may require con-
sultation with engi neer,
particularly for walls 4 feet
or greater in height)
Rockery side
walls are insec-
ure
ARockery side-
walls
Clean out trash and debris
All main-
tenance visits
(at least bian-
nually)
Trash and
debris presentFacility area
acility bottom S
mulated
sediment to
extent that infilt
rate is
. Remove excess sed
iment
. Replace any veget-
ation damaged or
2014 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 864
rea
57Attachment 7
Recommended Fre-
quency a
Condition
when Main-
tenance is
Needed (Stand.
ards)
Action Needed (Pro-
cedures)Routine Main.
tenancelnspection
Maintenance
Gomponent
destroyed by sed-
iment accumulation
and removal
. Mulch newly planted
vegetation
. ldentify and control
the sediment source
(if feasible)
. lf accumulated sed-
iment is recurrent,
consider adding Pre-
settlement or
installing berms to
create a forebay at
the inlet
reduced (see
"Ponded water")
or surface stor-
age capacity sig.
nificantly
impacted
Remove leaves if there is
a risk to clogging outlet
structure or water fl ow is
impeded
Accumulated
leaves in facility
During/after
fall leaf drop
Clear the blockage
Sediment, veget
ation, or debris
accumulated at
or blocking (or
having the
potential to
block) check
dam, flow con-
trol weir or ori-
fice
A,S
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continued)
Low per-
eability
eck dams
d weirs
Erosion and/or
undercutting
present
Repair and take pre-
ve measures to Pre-
nt future erosion and/or
ndercutting
20 1 4 Sto rmw ate r M a n ag e me nt M a n u a I fo r We ste rn wa sh i n gto n
Volume V - ChaPter 4 - Page 865
S
58Attachment 7
Action Needed (Pro-
cedures)
Recommended Fre-
quency a
Condition
when Main-
tenance is
eeded (Stand
ards)lnspection utine Main
tenance
Maintenance
Component
Restore to level position
lGrade board or
Itop otweir dam-
aged or not
level
A
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continu
etermine cause and
olve in the following
r:
ded water S
Excessive pond
ing water:Water
ows during
storms smaller
than the design
nt or ponded
ter remains in
e basin 48
hours or longer
the end of
a storm
1. Confirm leaf or
debris buildup in the
bottom of the facility
is not impeding infilt-
ration. lf necessary,
remove leaf lit-
ter/debris.
2. Ensure that under-
drain (if present) is
not clogged. lf n
sary, clear under-
drain.
3. Check for other
water inputs (e.9.,
groundwater, illicit
connections).
4. Verify that the facility
is sized appro-
priately for the con-
tributing area.
Confirm that the con
tributing area has
not increased. lf
steps #1-4 do not
solve the problem,
201 4 Stormwater Management Manual for western washington
Volume V - ChaPter 4 - Page 866 59Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand.
ards)
Routine Main-
tenance
Maintenance
Component
lnspection
the bioretention soil
is likely clogged by
sediment accu-
mulation at the sur-
face or has become
overly compacted.
Dig a small hole to
observe soil profile
and identiñ7 com-
paction depth or clog
ging front to help
determine the soil
depth to be removed
or otherwise rehab-
ilitated (e.9., tilled).
Consultation with an
engineer is recom-
mended.
Table V4,5.2(21) Maintenance Standards - Bioretention Facilities
(continu
Bioretention
il media needed
Bioretention soil
media pro-
IS
needed when
performing mai
nance requlr-
ng entrance
nto the facility
rint
. Minimize all loading
in the facility foot-
print (foot traffic and
other loads)to the
degree feasible in
order to prevent co
paction of biore-
tention soils.
. Never drive equip-
ment or apply heavy
loads in facility foot
print.
. Because the risk of
compaction is higher
during saturated soil
201 4 Stormwater Management Manual for western washington
Volume V - ChaPter 4 - Page 867 60Attachment 7
Table V4,5.2(21) Maintenance Standards - Bioretention Facilities
continu
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand.
ards)
Routine Main.
tenance
Maintenance
Component
lnspection
conditions, any type
of loading in the cell
(including foot traffic)
should be minimized
during wet con-
ditions. â€p Con-
sider measures to
distribute loading if
heavy foot traffic is
required or equip-
ment must be placed
in facility. As an
example, boards
may be placed
across soil to dis-
tribute loads and mi
imize compaction.
â€ø lf compaction
occurs, soil must be
loosened or oth-
erwise rehabilitated
to original design
state.
lnlets/Outlets/Pipes
nfigure/ repair blocks
direct water to facility
d away from structure
Water is not
being directed
properly to the
facility and
away from the
inlet structure
ASplash block
inlet
urb cut
during the
season
before
y during
ll leaf drop
mulated
leaves at curb
cuts
Clear leaves (particularly
important for key inlets
nd low points along long,
storm inear facilities)
20 1 4 Sto rmw ate r M a n ag e me nt M a n u al fo r We ste rn Wa s h i n gto n
Volume V - ChaPter 4 - Page 868
inleUoutlet
61Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand-
ards)
Routine Main-
tenance
Maintenance
Gomponent
lnspection
is forecasted
Repair/ replacePipe is dam-
agedA
Remove roots or debrisPipe is cloggedW . Clear the blockage
. ldentiñ7 the source of
the blockage and
take actions to Pre-
vent future block-
ages
Sediment,
debris, trash, or
mulch reducing
capacity of
inleloutlet
A S
Clear leaves (particularlY
important for key inlets
and low points along long,
linear facilities)
Accumulated
leaves at
inlets/outlets
Weekly during
fall leaf drop
. Clear vegetation
(transplant veget-
ation when possible)
within 1 foot of inlets
and outlets, maintain
access pathways
. Consultation with a
landscape architect
is recommended for
removal, transplant,
or substitution of
plants
Maintain access
for inspectionsA
Pipe inleUout-
let
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continued
ntain a cover of rock or
bbles or other erosion
Concentrated rotection measure (e.9.,
Erosion con-ows are caus-ng) to protect the
ng erosion round where con-
water enters the
lity (e.9., a pipe, curb
20 1 4 Sto rmw ate r M a n ag e me nt M a n u al fo r We ste rn Wa s h i n gto n
Volume V - ChaPter 4 - Page 869
I at inlet
62Attachment 7
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(continued
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand'
ards)lnspection Routine Main.
tenance
Maintenance
Gomponent
cut or swale)
Remove/dispose
Trash or other
debris present
on trash rack
S
Repair/replaceBar screen dam-
aged or missingA
Trash rack
Capacity
reduced by sed-
iment or debris
Remove sediment or
debris/disposeA,SOverflow
. Jet clean or rotary
cut debris/roots from
underdrain(s)
. lf underdrains are
equipped with a flow
restrictor (e.9., ori-
fice) to attenuate
flows, the orifice
must be cleaned reg-
ularly.
. Plant
roots, sed-
iment or
debris
reducing
capacity of
underdrain
. Prolonged
surface
ponding
(see "Pon-
ded water"
Clean pipe
as needed
Clean orifice
at least bian-
nually (may
need more fre-
quent clean-
ing during wet
season)
Underdrain
pipe
Vegetation
acility bottom
and
pland slope
n
all and
pring
egetation sur-
val rate falls
low 75%
n first two
of estab-
lishment (unless
project O&M
manual or
record drawing
. Determine cause of
poor vegetation
growth and correct
condition
. Replant as neces-
sary to obtain 75%
survival rate or
greater. Refer to ori-
ginal planting plan,
or approved jur-pulates more
20 1 4 Sto rmw ate r M a n ag e me nt M a n u al fo r We ste rn Wa s h i n gto n
Volume V - ChaPter 4 - Page 870 63Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main-
tenance
Condition
when Main-
tenance is
Needed (Stand-
ards)lnspection
Maintenance
Component
isdictional species
list for appropriate
plant replacements
(See Appendix 3 -
Bioretention Plant
List, in the LID Tech-
nical Guidance
Manualfor Puget
Sound).
. Confirm that plant
selection is appro-
priate for site grow-
ing conditions
. Consultation with a
landscape architect
is recommended for
removal, transplant,
or substitution of
plants
or less than
75% survival
rate).
Table V4.5.2121) Maintenance Standards - Bioretention Facilities
continued)
. Remove any dis-
eased plants or pla
egetation needed
parts and dispose of
in an approved loc-
ation (e.9., com-
mercial landfill)to
avoid risk of spread-
ing the disease to
other plants
. Disinfect gardening
tools after pruning to
prevent the spread
of disease
. See Pacific North-
eral)
al
2014 Stormwater Management Manual for western washington
Volume V - ChaPter 4 - Page 871
Presence of dis-
eased plants
and plant mater-
64Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand-
ards)lnspection Routine Main.
tenance
Maintenance
Component
west Plant Disease
Management Hand-
book for information
on disease recog-
nition and for addi-
tional resources
. Replant as neces-
sary according to
recommendations
provided for "faciIity
bottom area and
upland slope veget-
ation".
Pruning as
needed
. Prune trees and
shrubs in a manner
appropriate for each
species. Pruning
should be performed
by landscape pro-
fessionals familiar
with proper pruning
techniques
. All pruning of mature
trees should be per-
formed by or under
the direct guidance
of an ISA certified
arborist
All pruning
seasons (tim-
ing varies by
species)
Tabte V4.5,2(21) Maintenance Standards - Bioretention Facilities
(continued
es and
shrubs
Large trees and
shrubs interfere
th operation
e facility or
ss for mai
ance
. Prune trees and
shrubs using most
current ANSI 4300
standards and ISA
BMPS.
. Remove trees and
201 4 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 872 65Attachment 7
Recommended Fre-
quency a
Condition
when Main-
tenance is
eeded (Stan
ards)
Action Needed (Pro-
cedures)
lnspection Routine Main
tenance
Maintenance
Component
Table V4.5,2(21) Maintenance Standards - Bioretention Facilities
continued
shrubs, if necessary
20 1 4 Sto rmw ate r M a n ag e me nt M a n u al fo r We ste rn Wa s h i n gto n
Volume V - Chaqter 4 - Page 873 66Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main'
tenance
Condition
when Main-
tenance is
Needed (Stand.
ards)
Maintenance
Component
lnspection
. Remove standing
dead vegetation
. Replace dead
ation within 30 days
of reported dead and
dying plants (as
tical depending on
weather/planting se
son)
. lf vegetation rep
ment is not feasible
within 30 days, and
absence of veget
ation may result in
erosion problems,
temporary erosion
control measures
should be put in
place immediately.
. Determine cause of
dead vegetation and
address issue, if po
sible
. lf specific plants
have a high mortality
rate, assess the
cause and replace
with appropriate sp
cies. Consultation
with a landscape
architect is recom-
mended.
Standing dead
vegetation is
present
Fall and
Spring
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continued)
Fall and Planting . When working
2014 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 874 67Attachment 7
Table V4.5.2(2{ ) Maintenance Standards - Bioretention Facilities
(continued
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Gondition
when Main-
tenance is
Needed (Stand-
ards)
Maintenance
Component
lnspection Routine Main.
tenance
around and below
mature trees, follow
the most current
ANSlA300 stand-
ards and ISA BMPs
to the extent prac-
ticable (e.9., take
care to minimize any
damage to tree roots
and avoid com-
paction of soil).
. Planting of small
shrubs or ground-
covers beneath
mature trees may be
desirable in some
cases; such plant-
ings should use
mainly plants that
come as bulbs, bare
root or in 4-inch pots;
plants should be in
no largerthan 1-gal-
lon containers.
beneath mature
treesSpring
Fall and
Spring
Presence of or
need for stakes
and guys (tree
growth, mat-
. Verity location ot
facility liners and
underdrain (if any)
prior to stake install-
ation in order to pre-
vent liner puncture
or pipe damage
. Monitor tree support
systems: Repair and
adjust as needed to
ration, and s
rt needs)
201 4 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 875 68Attachment 7
Recommended Fre-
quency a
Condition
when Main-
tenance is
Needed (Stand.
ards)
Action Needed (Pro-
cedures)
lnspection Routine Main'
tenance
Maintenance
Gomponent
provide support and
prevent damage to
tree.
. Remove tree sup-
ports (stakes, guys,
etc.) after one grow-
ing season or max-
imum of 1 year.
. Backfill stake holes
after removal.
Table V4.5,2(21) Maintenance Standards - Bioretention Facilities
continued
. Maintain appropriate
height for sight clea
egetation
ance
. When continued, reg
ular pruning (more
than one time/ grow-
ing season)is
required to maintain
visual sight lines for
safety or clearance
along a walk or
drive, consider relo-
cating the plant to a
bility needs to ISSUES more appropriate I
ation.
. Remove or trans-
plant if continual
safety hazard
marn-
ned)
. Consultation with a
landscape architect
is recommended for
removal, transplant,
or substitution of
201 4 Stormwater Management Manual for Western Washington
Volume V - Chaqter 4 - Page 876
rees and
rubs adja-
nt to vehicle
I areas
or areas
ere vts-
uses some
sibility (line of
ght)or driver
69Attachment 7
Table V4.5.2(2{ ) Maintenance Standards - Bioretention Facilities
continued
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main.
tenance
Condition
when Main-
tenance is
Needed (Stand.
ards)lnspection
Maintenance
Component
plants
Remove spent flowers
(deadhead)
Dead or spent
flowers presentAFlowering
plants
Cut back dying or dead
and fallen foliage and
stems
Fall Spent plantsPerennials
Hand rake sedges and
rushes with a small rake
or fingers to remove dead
foliage before new growth
emerges in spring or
earlier only if the foliage is
blocking water flow
(sedges and rushes do nol
respond well to pruning)
Vegetation com-
promises con-
veyance
SpringEmergent
vegetation
. Leave dry foliage for
winter interest
. Hand rake with a
small rake or fingers
to remove dead
foliage back to
within several
inches from the soil
before new growth
emerges in spring or
earlier if the foliage
collapses and is
blocking water flow
Winter and
Spring
Dead material
from previous
yeafs growing
cycle or dead
collapsed
foliage
Ornamental
grasses (per-
ennial)
ntal Dead growth
present in
spring
. Hand rake with a
small rake or fingers
to remove dead
growth before new
growth emerges in
spring
rasses (ever-
reen)
all and
pring
2014 Stormwater Management Manual forWestern Washington
Volume V - ChaPter 4 - Page 877 70Attachment 7
Table V4,5.2(21) Maintenance Standards - Bioretention Facilities
continued)
Recommended Fre-
quency a
Condition
when Main-
tenance is
Needed (Stand-
ards)
Action Needed (Pro-
cedures)
lnspection Routine Main-
tenance
Maintenance
Gomponent
. Clean, rake, and
comb grasses when
they become too tall
. Cut back to ground
or thin every 2-3
years as needed
. By law, class A & B
noxious weeds must
be removed,
bagged and dis-
posed as garbage
immediately
. Reasonable
attempts must be
made to remove and
dispose of class C
noxious weeds
. lt is strongly encour-
aged that herbicides
and pesticides not
be used in order to
protect water quality;
use of herbicides
and pesticides may
be prohibited in
some jurisdictions
. Apply mulch after
weed removal (see
"Mulch" )
M (March -
October, pre-
ceding seed
dispersal)
Listed noxious
vegetation is
present (refer to
current county
noxious weed
list)
Noxious
weeds
S
M (March -
ber, pre-s are
lng seed present
ispersal)
2014 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 878
. Remove weeds with
their roots manually
with pincer-type
weeding tools, flame
71Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main.
tenance
Condition
when Main-
tenance is
Needed (Stand-
ards)
Maintenance
Component
lnspection
weeders, or hot
waterweeders as
appropriate
. Follow IPM pro-
tocols for weed man-
agement (see
"Additional Main-
tenance Resources"
section for more
information on IPM
protocols)
. Edge or trim ground-
covers and shrubs at
facility edge
. Avoid mechanical
blade-type edger
and do not use
edger or trimmer
within 2 feet of tree
trunks
. While some clip-
pings can be left in
the facility to replen-
ish organic material
in the soil, excessive
leaf litter can cause
surface soil clogging
Once in early
to mid- May
and once in
early- to mid-
September
Low-lying veget-
ation growing
beyond facility
edge onto side-
walks, paths, or
street edge
poses ped-
estrian safety
hazard or may
clog adjacent
permeable pave.
ment surfaces
due to asso-
ciated leaf litter,
mulch, and soil
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continued
Excessive
etation
Excessive
ation density
nhibits storm-
needed r flow bey-
design
ng or
201 4 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 879
. Determine whether
pruning or other
routine maintenance
is adequate to main-
tain proper plant
density and aes-
thetics
72Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main.
tenance
Condition
when Main-
tenance is
Needed (Stand-
ards)
Maintenance
Component
lnspection
. Determine if planting
type should be
replaced to avoid
ongoing main-
tenance issues (an
aggressive grower
under perfect grow-
ing conditions
should be trans-
planted to a location
where itwill not
impactflow)
. Remove plants that
are weak, broken or
not true to form;
replace in-kind
. Thin grass or plants
impacting facility
function without leav.
ing visual holes or
bare soil areas
. Consultation with a
landscape architect
is recommended for
removal, transplant,
or substitution of
plants
becomes ahaz-
ard for ped-
estrian and
vehicular cir-
culation and
safety
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continued
egetation
blocking curb
needed , causing Remove vegetation and
excessive sed-
iment buildup
and flow bypass
ment buildup
201 4 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 880 73Attachment 7
Table V4.5.2121) Maintenance Standards - Bioretention Facilities
continued)
Recommended Fre-
quency a Action Needed (Pro-
cedures)
lnspection Routine Main.
tenance
Condition
when Main-
tenance is
Needed (Stand.
ards)
Maintenance
Component
Mulch
Bare spots
(without mulch
cover)are
present or
mulch depth
less than 2
inches
. Supplement mulch
with hand tools to a
depth of 2 to 3
inches
. Replenish mulch per
O&M manual. Often
coarse compost is
used in the bottom of
the facility and arbor-
ist wood chips are
used on side slopes
and rim (above typ-
ical water levels)
. Keep all mulch away
from woody stems
Mulch Following
weeding
Watering
lrrigation system
present
Follow manufacturer's
instructions for O&M
Based on man
ufacturer's
instructions
Sprinklers or
drip irrigation
not dir-
ected/located to
properly water
plants
Redirect sprinklers or
move drip irrigation to
desired areas
A
lrrigation sys-
tem (if any)
Summer wate
ing (first year)
Once every 1-Trees, shrubs
weeks or as
eeded during
nd ground-
. 10 to 15 gallons per
tree
. 3 to 5 gallons per
shrub
. 2 gallons water per
square foot for
groundcover areas
rs in first
longed dry r of estab-
ishment period
201 4 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 881 74Attachment 7
Recommended Fre-
quency a
lRoutine Main-lnsoecuon I' I tenance
Condition
when Main-
tenance is
Needed (Stand
Action Needed (Pro-
cedures)
ards
Maintenance
Component
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(continued)
. Water deeply, but
infrequently, so that
the top 6lo 12
inches of the root
zone is moist
. Use soaker hoses or
spot water with a
shower type wand
when irrigation sys-
tem is not present
" Pulse water to
enhance soil
absorption,
when feasible
o Pre-moisten
soilto break
surface tension
of dry or hydro-
phobic
soils/mulch, fo
lowed by sev-
eral more
passes. With
this method ,
each pass
increases soil
absorption and
allows more
waterto infilt-
rate prior to ru
off
. Add a tree bag or
slow-release water-
ing device (e.9.,
2014 Stormwater Management Manual for Western Washington
Volume V - Chapter 4 - Page 882 75Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main.
tenance
Condition
when Main-
tenance is
Needed (Stand-
ards)lnspection
Maintenance
Component
bucket with a per-
forated bottom)for
watering newly
installed trees when
irrigation system is
not present
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(continued
mmerwate
ng (second
nd third
rs)
ce every 2-
weeks or as
needed during
prolonged dry
periods
rees, shrubs
and ground-
covers in
second or third
r of estab-
ishment period
. 10 to 15 gallons per
tree
. 3 to 5 gallons per
shrub
. 2 gallons water per
square foot for
groundcover areas
. Water deeply, but
infrequently, so that
the top 6 to 12
inches of the root
zone is moist
. Use soaker hoses or
spot water with a
shower type wand
when irrigation sys-
tem is not present
" Pulse water to
enhance soil
absorption,
when feasible
" Pre-moisten
soil to break
surface tensio
of dry or hydro-
phobic
soils/mulch, fol
2014 Stormwater Management Manual forWestern Washington
Volume V - ChaPter 4 - Page 883 76Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)Routine Main.
tenance
Condition
when Main-
tenance is
Needed (Stand-
ards)
Maintenance
Component
lnspection
lowed by sev-
eral more
passes. With
this method ,
each pass
increases soil
absorption and
allows more
waterto infilt-
rate prior to run
off
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(continued
ummerwater
ing (after
ishment
Established
needed etation (after
3 years)
. Plants are typically
selected to be
drought tolerant and
not require regular
watering after estab-
lishment; however,
trees may take up to
5 years of watering
to become fully
established
. ldentiñ7 trigger mech
anisms for drought-
stress (e.9., leaf wilt,
leaf senescence,
etc.) of different spe-
cies and water imm
diately after initial
signs of stress
appear
. Water during
drought conditions
or more often if
necessary to main-
2014 Stormwater Management Manual for Western Washington
Volume V - ChaPter 4 - Page 884 77Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand.
ards)lnspection Routine Main-
tenance
Maintenance
Component
tain plant cover
Pest Control
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(continued
uitoes S
tanding water
mains for
than 3
ys after the
d of a storm
. ldentify the cause of
the standing water
and take appropriate
actions to address
the problem (see
"Ponded water")
. To facilitate main-
tenance, manually
remove standing
waterand directto
the storm drainage
system (if runoff is
from non pollution-
generating surfaces)
or sanitary sewer
system (if runoff is
from pollution-gen-
erating surfaces)
after getting
approvalfrom san-
itary sewer authority.
. Use of pesticides or
Bacillus thuring-
iensis israelensis
(Bti)may be con-
sidered only as a
temporary measure
while addressing the
standing water
cause. lf overflow to
201 4 Stormwater Management Manual for Western Washington
Volume V - Cha7ter 4 - Page 885 78Attachment 7
Recommended Fre-
quency a
Condition
when Main-
tenance is
Needed (Stand-
ards)
Action Needed (Pro-
cedures)Routine Main.
tenance
Maintenance
Component
lnspection
a surface waterwill
occurwithin 2 weeks
after pesticide use,
apply for coverage
under the Aquatic
Mosquito Control
NPDES General Per
mit.
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
continued
Nuisance
animals s needed
Nuisance anim-
s causrng
rosion, dam-
aging plants, or
depositing large
lumes of
. Reduce site con-
ditions that attract
nuisance species
where possible (e.9.,
plant shrubs and tall
grasses to reduce
open areas for
geese, etc.)
. Place predator
decoys
. Follow IPM pro-
tocols for specific
nuisance animal
issues (see "Addi-
tional Maintenance
Resources" section
for more information
on IPM protocols)
. Remove pet waste
regularly
. For public and right-
of-way sites con-
sider adding
garbage cans with
dog bags for picking
2014 Stormwater Management Manual forWestern Washington
Volume V - ChaPter 4 - Page 886 79Attachment 7
Recommended Fre-
quency a Action Needed (Pro-
cedures)
Condition
when Main-
tenance is
Needed (Stand.
ards)lnspection Routine Main.
tenance
Maintenance
Component
up petwaste.
. Reduce hiding
places for pests by
removing diseased
and dead plants
. For infestations, fol-
low IPM protocols
(see "Additional
Maintenance
Resources" section
for more information
on IPM protocols)
Signs of pests,
such as wilting
leaves, chewed
leaves and bark,
spotting or
other indicators
lnsect pests
Every site
visit asso-
ciated with
vegetation
managemenl
Note that the inspection and routine maintenance frequencies listed a
mended by Ecology. They do not supersede or replace the municipal stormwater permit
requirements for inspection frequency required of municipal stormwater permittees for
"stormwater treatment and flow control BMPs/facilities".
,Frequency:A=Annually; B=Biannually(twiceperyear); M=Monthly;W=Atleast
öne visit should occur during the wet season (for debris/clog related maintenance, this
inspection/maintenance visit should occur in the early fall, after deciduous trees have
lost their leaves); S = Perform inspections after major storm events (24-hour storm event
with a 10-year or greater recurrence interval).
IPM - lntegrated Pest Management
bove are recom-
ISA - lnternational Society of Arboriculture
Table V4.5.2(21) Maintenance Standards - Bioretention Facilities
(con
Table Maintenance Standards . Permeable Pavement
S noff from . Clean deposited soil or
2014 Stormwater Management Manual forWestern Washington
Volume V - ChaPter 4 - Page 887
Recommended Fre-
quency a
Condition
when Main-
tenance is
Needed
Action Needed (Procedures)
ndarilè
I Rout¡neInsPectlonlM"int"nrn..
Componenl
Surtace/Wearing Course
Permeable
80Attachment 7
m r{,eg"<-\ S*en s \
o;zeéLn'q\Gä:;r v#F,28
E W C Fdmondsutilitiæcm$ütium
A coordinated utitity enyironment whích maximizes joint utility opportunities to provide quality service for the cítizens of Edmonds
YOU WILL BE GIVEN A CONFIRMATTON NUMBER BY EACHUTILITY ONCE
YOU HAVE INFORMED THEM OF YOUR PROJECT.
SITE ADDRESS:22027 96th Ave W Edmonds, WA 98020
CUSTOMER EUC
CONTACT
Form
Mary McAllister - 475-67032L6€^
You will need to provide PUD with a site plan and a completed New Service
¡Questionnaire.
öÕ sE * z-ø (8# FoÞ
New Customer Construction
Department - I,BBB'3ZL-7 7 7 9
fl\PLJç-LT
sou¡{_D
ENERCY
# Saç-lVsvt6 *a-e18
Call to verifu gas availability and to coordinate ser"vice install. You will need to
provide parcel number, contact phone number and mailing address.
ta,
R
Jeremy Fallt - 425-2634024
-ú.b=t ^ â
ü5¿)# Szzs qE6 *22ø2a.
You will need to provide Frontier with tlhe location o{ your project, total line
requirement, and the date in which servièe is required. A copy of your
development plan may be required.
You will need to provide Comcast with the location o{ your project, a copy of
your development and site plan (digital copy i{ available.) The date in which
service is required and a list of contact names, phoneìnumbers & mailing
addresses.
# q {q rt:.
Lb
John'!Øarrick 425 263-5328
3€"eo 2qç"; åÇ, ( ?
ltt
#1,,,
i¡
h"t'(
+u
You will need to provide OVIVSD with the sursey map of your site and
complete a development information form.
# ø6'- I tl
425'774.7769
For customers in Olympic View Service Area
THIS FORM MUST BE COMPLETED AND GIVEN TO DEVELOPMENT
SERVICES STAFF AT THE TIME OF PERMIT SUBMITTAL Rev, 10/1/13Attachment 8
22
2
2
0
22
2
0
49327950521823941394079417941521821219072192521910952822011
22121 22119
221172211522105
22122
22112
22104
2220122203
22205
22103
22027
22
2
2
5
22223 22208
22227
22205 932022
1
3
0
2
2
1
2
6
220
1
29406
22129
22121
22109
22103
22027
22
0
1
79414
22215
22223 22228
22216
22206
22128
22030
22
0
1
2
9430
95129514951895209601 95072191521909
219
0
521901
2192021916
21900
9607
21926
21912
9604
222109709
223012222322219222
2
0
22214
22218
2222297019625960921900
9630 96249616WESTGATEELEMENTARY
BALLFIELDS
2
2
0
1
5
22027219TH ST SW
96TH AVE W95TH PL W94THPLWH
Project Location
RS-8
Zoning and Vicinity MapPLN2018005722027 96th Avenue West 1 inch = 150 feetScale
Attachment 9
CITY OF EDIvIONDS - PTANNING DIVISION
STAFT COMMENT FORM
E lw-engineedng E r¡r. E pw - Mqintenqnce E su¡lo¡ng
Project Number PLN201 80057
Applicant's Name' OLA GROSET
Property Location 22027 96TH AVE WEST
Date Application Received 09.1 8.1 I Date Application Routed :09.21.18
Zoning RS-8
Project Description TWO LOT SUBDIVISION
lf you have any questions or need clarification on this project, please contact
Responsible Staff:KERNEN LIEN E,(.. 1223
Name of lndividual Submitting Comments
Title Assistant Fire Marshal 09t25t2018Date
E t how reviewed this tand use proposalfor
my department dnd I do not hove ony
comments. My deportment moy olso
review this project during the building
permit process (if opplicable) and reserves
the right to provide odditionol comments dt
that time.
â t horc reviewed this tand use proposalfor
my deportment ond have the following
co m me nts or conditio ns:
Hydrant at street
All SFD over 3000 Sq Ft will require fire sprinklers - 13D Flow through recommended
Access 2 lot - engineering standards.
Attachment 10
CITY OT EDMONDS - PTANNING DIVISION
STATF COMMENT FORM
El lw-rngineering E r¡t. E rw - Moinlenqnce E ouilaing
Project Number PLN201 80057
Applicant's Name
Property Location
OLA GROSET
22027 96TH AVE WEST
Date Application Received
RS-B
09.18.18 Date Application Routed 09.21.18
Zoning:
Project Description TWO LOT SUBDIVISION
lf you have any questions or need clarification on this project, please contact
Responsible Sta KERNEN LIEN Ext 1223
LEIF BJORBACKName of lndividual Submitting Comments
BUILDING OFFICIAL Date: 101812018Title
E t hou" reviewed this tand use proposolfor
my deportment and I do not have ony
comments. My department may olso
review this project during the building
permit process (if applicable) and reserves
the right to provide additional comments at
that time.
E t how reviewed this land use proposolfor
my depqrtment ond hove the following
comments or conditions:
Attachment 11
MEMORANDUM
ENGINEERING MEMO OF COMPLIANCE
uafe;Â , ^ --^l- î- 1^4 ^tvtdlLlt ¿o, ¿vLJ
To:Kernen Lien, Planning Division
From JoAnne Zulauf , Engineering Division
Subject:P1N20L80057, Groset, 2 lot short plat
22027 96th Ave W.
Engineering has reviewed the preliminary short plat application for the Groset property at
22027 96th Ave W. The information provided indicates general engineering feasibility. As
part of the preliminary short plat review, requirements regarding development of the
adjacent pu blic infrastructu re were determined.
Consistent with the City's Official Street Map, there are no street dedications required along
the 96th Ave W property frontage.
96th Ave W street right-of-way is classified as a local street and per City Code, sidewalks are
only required on one side of the street. Sidewalks have already been established on the
west side of 96th Ave W and on the east side of 72nd Ave W, which is not adjacent to the
subject development.
lmprovements
Edmonds Community Development Code Chapter 18.80 establishes right-of-way and
pavement widths for public and private streets.
Please find attached the Engineering Requirements for the subject development. The
applicant will be required to satisfy these requirements as a condition of short plat approval.
Subsequent to obtaining a preliminary short plat determination of approval from the
Planning Division, the applicant will be required to submit revised civil construction plans
addressing all short plat conditions. Civil plans are to be submitted to the Engineering
Divisionasnotedbelow. Acivil planreviewfeeistobepaidatthetimeofsubmittal. Atthis
time, the review fee is 52785.
City of Edmonds
Attachment 12
The following information is provided to assist with the civil construction plans review
process:
1) Civil plan submittal shallconsist of two hard copies and supporting documents, as
well as one electronic copy. A civil subdivision application form can be found on the
city website. Please include the completed application form w¡th both the hard copy
submittal and the electronic submittal. Electronic copies can be emailed to
EnsineerinsPe rm edmondswa.sov
2) Civil plan sheets shall include an approval block similar to that provided on the City
website.
3) lnclude utility purveyor information consistent with EUC Handout #E28, available on
the City website. Adtl Stormwater purveyor, City of Edmonds as well as Fire - Fire
District L
4) lnclude/Update General Notes for consistency with notes found on the Citv website
and reference current year of codes/standard specifications.
5) lnclude construction sequence consistent with that found on the City website.
lnclude phasing of work and protection of areas where low impact development
techniques will be used to meet stormwater management requirements. Existing
trees and vegetation shall be retained where feasible and tree protection measures
identified on the plans.
6) Civil plans shall show all existing and the future separate building permit
improvements in a light line weight. All improvements and notes specific to only the
construction of the short plat improvements shall be shown using a dark line weight.
Thank you.
Attachment 12
CITY OF EDMONDS
'121 - sTH AVENUE NORTH, EDMONDS, WA 98020
PUBLIC WORKS DEPARTMENT - ENG¡NEERING DIVISION
REQUIREMENTS FOR SHORT PLATS
To:
From
Date:
Project:
Address:
Planning Division
JoAnne Zulauf , Engineering Technician
Engineering Division
March 26,2019
Groset-2LotSP
22027 96th Ave W
File Number: P1N20180057
Required as a
Gondition of
Building Permit
Requirement
Already
Satisfied
Required as a
Condition of
Subdivision
l. Riqht-of Wav Dedication for Public Streets:
a) N/A
2. Public Street lmprovements & Access
(Asphalt, curb, gutter and sidewalksl:
X
X
X
a) Provide asphalt or concrete access road approach per City Code
b) Cross slope of public road shall not exceed 2%
c) Lots 1 & 2 shall take access from private access road
i. Access road approach shall be constructed to meet City standards and
ADA requirements.
ii. Access road at 96th Ave W shall meet sight distance requirements set
forth by the American Association of State Highway and Transportation
Officials (AASHTO).
3. Private Access Requirements & lmprovements:
X
X
X
a) Lot 1 and 2 shall take access off shared private access road with access
í. pr¡uãiu åccess road shall be paved to 12.o-feet in width, plus 18"
asphalt thickened edge or 6-inch concrete extruded curb may be used to
direct storm flows.
ii. Slope of private access road and driveways shall comply with City
Codes and standards.
iii. Cross slope of private access road shall not exceed 2%
b) lndividual driveway access points shall meet sight distance requirements
set forth by the American Association of State Highway and Transortation
Officials (AASHTO).
Provide asphalt or concrete driveway approaches meeting City Standards
on each lot.
c)
4. Street Turnaround:
Xa) Provide on-site turnaround for Lots 1 & 2 to City Standards.
5. Easements
{City utilities, private access, other utilities):
a) Provide all easements as required - access, utility, etc.
b) All lots shall take access off private access road
X
1of 3
printed 312612019Engineering Requirements Groset
X
Attachment 12
Required as a
Condition of
Subdivision
Required as a
Gondition of
Building Permit
Requirement
Already
Satisfied
c) Pr¡vate access easement shall be 15 (fifteen) feet in width X
6. Street Liqhts
a)N/A
7. Street Trees/Plantinq Strip:a) N/A
8. Water Svstem lmprovements ICOEI:
a) Applicant must meet requirements set forth by City of Edmonds for
connection to public water system.
b) Public hydrant spacing shall meet requirements of ECDC 19.25.
c) Provide water service stub to Lot 2
d) Connect to public water system
e) lnstall storz adapter on existing fire hydrant, as required
X
X
X
X
X
X
9. Sanitary Sewer Svstem lmprovemcnts (COE):
a) Applicant must meet requirements sei forth by City of Edmonds for
connection to public sewer system.
b) Provide new service lateral from City's sanitary sewer main to
development.
i. Provide 6" sewer lateral from main to property line/edge of easement
ii. Provide 4" side sewer to individual lots.
iii. Where side sewer provides service to more than one lot, it shall be a
minimum of 6".
c) Connect to public sewer system.
X
X
X X
{ 0. Stormwater Svstem lmorovementsa) Provide a Stormwater Management Report and Site Plan that shows
compliance with the 2014 Department of Ecology Stormwater Manual as
amended by ECDC '18.30 and the Stormwater Addendum.
i. Stormwater management design shall account for proposed short plat
improvements, including improvements within the right-of-way and future
lot development.
b) Construct privately owned and maintained stormwater management
system.
i. Construction of Low lmpact Development BMP's for individual lots may
be deferred to the single family building permit with condition of
construction deferral noted as such on the face of the plat map.
ii. Stormwater management system to be located on private property.
c) Connect all new hard surfaces to stormwater management system(s) as
required
d) Provide storm sewer stub to all proposed lots, as applicable.
e) Connect to public storm system, as applicable.
X
X
X
X
X
X
11. Underqround Wirinq (per Ord. 1387):
a) Required for all new services.X X
12. Excavation and Gradinq (per IBG)
X X
X
2of3
printed 312612019Engineering Requirements Groset Attachment 12
Required as a
Condition of
Subdivision
Required as a
Gondition of
Building Permit
Requirement
Already
Satisfied
13. Siqnaqe and Stripinq fper City Engineer):
a) All signs shall be vinyl letters and to City standards.
b) Provide "No Parking - Fire Lane" signage/signage as required by Fire
Dept.
c) lnstall fire and aid address signage.
d) Construct crosswalk and stop bar to City standards.
e) lnstall stop sign conforming to MUTCD standards at the intersection of 6th
^.,ô e ô^/.1 Ea¡or¡+h I ano
X
X
14. ROW Survev Monumentation (per Ord., Sect. 12.10.1201:
a) N/A
15. As-built Drawinqs (per Citv Enqineer):
a) Provide an as-built drawing of all street and utility improvements both in
electronic format as well as a hard copy.X X
l6- Other Reouirements:a) Plat showing lots, easements, legals, survey information
b) Legal documents for each lot
c)
d)
Field stake lot corners (by professional surveyor)
Field stake utility stubs at property lines
e)
f)
Clustered mailbox location per Postmaster
Maintenance agreements
g) Transportation lmpact Fee Analysis
X
X
X
X
X
X
X
X
{7. Enoineer¡nq Fees:
X
X
X
X
X
X
X
X
X
X
3of3
printed 312612019Engineering Requirements Groset Attachment 12
FILE NO.: P1N20180057
Applicant: Groset
DECLARATION OF POSTING
On the 3'd day of December,2OLS, the attached Notice of Application was posted at the subject
property, Civic Hall, Library and Public Safety buildings.
l, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 3rd day of December, 20L8, at Edmonds,
Washington
Õ
Signed:
{BFP747893.DOC; 1 \00006.900000\ }Attachment 13
FILE NO.: PLN20180057
Applicant: Groset
DECLARATION OF MAILING
On the 3rd day of December,2018, the attached Notice of Application was mailed by the City to
property owners within 300 feet of the property that is the subject of the above-referenced
application.
I, Debbie Rothfus, hereby declare under penalty of perjury under the laws of the State of
Washingtonthatthe foregoing is true and correctthis 3'd day of December, 2018, at Edmonds,
Washington.
Signed:
{BFP747887.DOC; 1\00006.900000\ }Attachment 13
c. 1
PROJECT DESCRIPTION:
PROJECT LOCATION
NAME OF APPLICANT;
FILE NUMBER:
DATE OF APPLICATION:
DATE OF COMPLETENESS:
DATE OF PUBLIC NOTICE:
REQUESTED PERMIT:
CIW OF EDMONDS
NOTICE OF APPLICATION
The applicant is proposing to subdivide a single L7,990 square foot lot into two lots.
Each lot will contain a minimum of 8,000 square feet of lot area. The application also
includes a modification request to reduce the required side setback to five feet for the
existing residence in order to maintain the residence with the proposed subdivision.
The site is zone RS-8 (Single-family residential; 8,000 sq. ft. minimum lot size).
22027 - 96th Avenue West, Edmonds, WA.
Tax Parcel Number 00544200102800
Ola Groset
P1N20180057
September 18, 2018
November 28,2Ot8
December 3,20t8
Short Subdivision (Type ll-A Permit Process)
OTHER REQUIRED
PERMITS:None.
EXISTING ENVIRONMENTAL
DOCUMENTS: Critical Area Determination, Preliminary Storm Drainage Report
COMMENTS ON
PROPOSAL DUE: December 17,2018
Any person has the right to comment on this application during public comment period, receive notice and
participate in any hearings, and request a copy of the decision on the application. The City may accept public
comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no
open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as
defined in ECDC 20.07 .oo3 have standing to initiate an administrative appeal.
lnformation on this development application can be viewed or obtained at the City of Edmonds Development
Services Department, L2! - sth Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M.
Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online
through the City's website at https://permits.edmonds.wa.us/citizen through the Online Permits link. Search for
permit P1N20180057.
Kernen Lien, Environmental Programs Manager
kernen.lien @ edmondswa.gov
425-771-0220
CITY CONTACT:
Attachment 13
Everett Daity Herald
Affidavit of Publication
State of Washington )
County of Snohomish Ì ss
Dicy Sheppard being first duly sworn, upon
oath deposes and says: that he/she is the legal
representative of the Everett Daily Herald a
daily newspaper. The said newspaper is a legal
newspaper by order of the superior court in the
county in which it is published and is now and
has been for more than six months prior to the
date of the first publication of the Notice
hereinafter referred to, published in the English
language continually as a daily newspaper in
Snohomish County, Washington and is and
always has been printed in whole or part in the
Everett Daily Herald and is of general
circulation in said County, and is a legal
newspaper, in accordance with the Chapter 99
of the Laws of 1921, as amended by Chapter
213, Laws of 1941, and approved as a legal
newspaper by order of the Superior Court of
Snohomish County, State of Washington, by
order daþd June 16, 1941, and that the annexed
is a true copy of EDH836349 PLN20180057 as it
was published in the regular and entire issue of
said paper and not as a supplement form thereof
for a period of I issue(s), such publication
commencing on 12/03/2018 and ending on
l2/O3l20l8 and that said newspaper was
regularly distributed to its subscribers during all
ofsaid period.
The of the fee such publication is
Subscribed and sworn before me on this
day of 0 erenbpn
RECEIVED
Dtc Û / ?tl1ß
EDMONDS CITY CTERK
3a/6
Notary Public in
Washington.
for the State of
AUBR Y KNAPP
nn3âhWgtofetotaS 3IExonpg3mm0cMv222003uJ
NotarY Public
City ofBdmonds - LEGÀLADS I l4l0l4ló
KFTNN I-IBN
Attachment 13
Classified Proof
EDMONDSAPPLICATION
Dtc 0 / Ttlt8
nnrrANIìS CITY CLERßDUNlvrr¡¡u ---lnclud€3
Groset
OTHER
hâs lhq
commef{
opgn
R6port
ouE:
of tf¡o declsióncommônß al
appeal.can bs v¡ewod of
Édmonds,
lhrough Online
Programs Manâgsr
on thi9
or onfine
Servlces
hôurs
Publishéd: December 3, 2018.EDH836349
Proofed by Sheppard, Dicy,12103/2018 12:25:37 pm Page:2
Attachment 13