pre20100009-7629-236th St SW-E1-PDF.pdf� of EDP
-� °•j.N PRE -APPLICATION MEETING
ENGINEERING DIVISION
6;Sr. 1890
PROPERTY NAME: American Engineering Corporation
PROJECT ADDRESS: 7629-236t" St SW
TYPE OF CONSTRUCTION: 2-lot Short Plat
DEVELOPER/APPLICANT: American Engineering Corporation
PRE-APP MEETING DATE: June 10, 2010, 1:30pm
ENGINEERING REPRESENTATIVE: Jeanie McConnell
A preliminary set of civil drawings will be required with submittal of the preliminary short plat application.
• City of Edmonds Standard Details and Edmonds Community Development Code (ECDC) are
available online at www.ci.edmonds.wa.us
• Civils to include construction sequence and general notes — sample language attached.
• Traffic Impact Analysis will be required at the building permit phase of the project. Please refer to
ECDC 18.82 and handout E82 for additional information.
• Chapter 18.30 ECDC Stormwater Management and Exhibit "A" Stormwater Supplement became
effective June 1, 2010. The Code and Supplement are available on the City website —
www.ci.edmonds.wa.us — choose the City Government drop down; City Departments; Public Works;
Engineering Division and then click on Stormwater Management.
• Low Impact Development techniques should be considered with the subject proposal (Supplement 3.0)
Please find attached a checklist that has been prepared to assist with preparation of civil plans for a
more complete application submittal. Additional information or review comments may
be precipitated during review of the actual application.
In addition, utility maps showing City storm, water and sewer maps have been provided as a graphical
representation of existing utilities. Actual utility locations are to be verified by the owner/applicant.
PRE20100008, 2-lot SP — 7629 236" St SW
Page I of 8
a)
N/A
a) Construct 18" curb & gutter along property frontage —
236" St SW
b) Construct five-foot wide concrete sidewalk along
property frontage — 236'h St SW
c) Cross slope of public road shall not exceed 2%
d) Lots 1 & 2 shall share a private access road, with
access from 236'h St SW. Driveway entrance to be
oroviided to Citv standards.
Required as a Required as a
Condition of Condition of Requirement
Subdivision SFR Building Already Satisfied
Permit
X
X
X
X
a) Lots 1 & 2 shall take access off private access road. X
L Private access road shall be paved to 12.0` in width,
plus 18" asphalt thickened edge or 6" concrete
extruded curb may be used to direct storm flows.
il. Slope of private access road and driveways shall
not exceed 14% and shall be noted as such on the
civils.
iii. Cross slope of private access road shall not
exceed 2%
a)
Provide on -site turnaround for Lots 1 & 2 to City
X
Standards.
5.
E .
.
(City...utilit1es:e.a..`.c,; cess other
. .-...
_
e..s.
ip
.
.... .......:....
..........:.
..... . .
a)
Provide all easements as required.
X
b)
Lots 1 & 2 shall access off private access road.
X
c)
Private access easement shall be 15 (fifteen) feet in
X
width.
6.
: Street Lights
N/A
<.:: .:" Planting Striip:
NIA
8
Water Syste m Improvements
a)
Public hydrant spacing shall meet requirements of
X
ECDC 19.25.
b)
Provide water service stub to Lot 2
X
PRE20100008, 2-lot SP --- 7629 236" St SW
Page 2 of 8
Required as a Required as a
Condition of Condition of Requirement
Subdivision SFR Building Already Satisfied
Permit
c) Connect to public water system. X X
d) Install storz adapter on existinq fire hydrant. X
a1 Nroviae 6" sewer Service lateral to serve Lots A & b,
with a 6" cleanout at the right-of-way line. Where
sewer service lateral is shared by more than one lot, it
shall be 6".
b) Provide new 4" side sewer stub to Lot 2. X
c) Connect to public sewer system. X X
10. Storm Sewer System Improvements;i
a) Provide a Stormwater Management report and plan.
Design shall comply with ECDC 18.30 and Exhibit "A"
X
Stormwater Supplement to the code.
b) Construct privately owned and maintained storm
system sized to provide adequate capacity for
proposed future single family dwellings, associated
X
X
impervious areas and street improvements in
accordance with ECDC 18.30.
L Storm system to be located on private property.
H. Construction of storm system may be deferred to
coincide with construction of a single family residence
on Lot 1 if the required short plat improvements create
less than 2000sf of impervious area and the subject
site is less than one acre in size.
c) Connect all new impervious surfaces to detention
system as required.
X
X
d) Provide storm sewer stub to proposed Lot 2.
X
e) Connect to public storm system or an approved
infiltration system located on private property
X
X
f) Storm catch basins shall be installed in gutter flow line
in 2361h St SW, as required, with construction of curb,
X
a) Required for all new services. X X
a) Submit a grading plan as part of engineered site plan. X X
b) Submit grading plan for foundations with building X
a) Provide fire and aid address signage. I X I I I
PRE20100008, 2-lot SP — 7629 236`t` St SW
Page 3 of 8
Required as a Required as a
Condition of Condition of Requirement
Subdivision SFR Building Already Satisfied
Permit
15• ..`As -built Drawings `(per C.ty.Engineer): .........*.::. ..::
a) Provide an as -built drawing of all street and utility
improvements both in .dwg format as well as a hard X X
a) Plat showing lots, easements, legals, survey
information
X
X
b) Legal documents for each lot
X
c) Field stake lot corners (by professional surveyor)
X
d) Field stake utility stubs at property lines
X
e) Clustered mailbox location per Postmaster
X
f) Maintenance agreements
X
g) Traffic Impact Analysis
X
17. Engineering Fees,.
a) Storm development charge (access N/A
tract)
X
b) * Storm system development charge $428.00
X
c) * Sewer connection fee $730.00
X
d) * Water connection fee $908.00
X
e) * Water meter fee - 3/4" meter $550.00
X
f) *Traffic mitigation fee per SFR $1196.33
X
g) * Short Plat review fee $1,000.00
X
h) Inspection fee (2.2% of improvement TBD
costs)
X
* Fees noted represent current fee structure. Fees paid at the building permit phase of construction shall
be consistent with fees in effect at that time.
PRE20I00008, 2-lot SP — 7629 236t' St SW
Page 4 of 9
SAMPLE GENERAL NOTES
1. ALL MATERIALS AND WORK SHOWN ON THESE PLANS SHALL CONFORM TO THE CITY OF
EDMONDS STANDARD PLANS AND DETAILS, THE FOLLOWING SPECIFICATIONS AND CODES, AND
ALL OTHER APPLICABLE LOCAL MUNICIPAL, STATE, AND FEDERAL CODES, RULES AND
REGULATIONS:
- CURRENT INTERNATIONAL BUILDING CODE (IBC)
- 2010 WSDOT/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL
CONSTRUCTION
- WASHINGTON STATE DEPARTMENT OF ECOLOGY STORMWATER MANAGEMENT MANUAL FOR
THE PUGET SOUND BASIN (CURRENT EDITION)
2. STANDARD PLAN AND TYPE NUMBERS INDICATED ON THESE DRAWINGS REFER TO CITY OF
EDMONDS STANDARD DETAILS, UNLESS NOTED OTHERWISE
3. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOBSITE WHENEVER
CONSTRUCTION IS IN PROGRESS,
4. DEVIATIONS FROM THESE PLANS MUST BE APPROVED BY THE ENGINEER OF RECORD AND THE
LOCAL GOVERNING AUTHORITY,
5. CONTRACTOR SHALL RECORD ALL APPROVED DEVIATIONS FROM THESE PLANS ON A SET OF
"AS -BUILT" DRAWINGS AND SHALL SUMMARIZE ALL AS -BUILT CONDITIONS ON ONE SET OF
REPRODUCIBLE DRAWINGS FOR SUBMITTAL TO THE OWNER PRIOR PROJECT COMPLETION AND
ACCEPTANCE. A SET OF AS -BUILT DRAWINGS SHALL BE SUBMITTED TO THE CITY OF EDMONDS
PRIOR TO FINAL APPROVAL OF THE BUILDING OCCUPANCY/FINAL PROJECT APPROVAL.
6. ELEVATIONS SHOWN ARE IN FEET. SEE SURVEY FOR BENCHMARK INFORMATION.
7. THE LOCATIONS OF EXISTING UTILITIES AND SITE FEATURES SHOWN HEREON
HAVE BEEN FURNISHED BY OTHERS BY FIELD SURVEY OR OBTAINED FROM
AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT
NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO
INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY
LOCATIONS SHOWN AND TO FURTHER DISCOVER AND PROTECT ANY OTHER
UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS
PLAN. CONTRACTOR SHALL VERIFY LOCATION, DEPTH, SIZE, TYPE AND CONDITION OF
EXISTING UTILITY LINES AT CONNECTION OR CROSSING POINTS BEFORE TRENCHING FOR NEW
UTILITIES. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS OR ACCURACY OF
THE EXISTING UTILITIES AND SITE FEATURES PRESENTED ON THESE DRAWINGS. ENGINEER
SHALL BE NOTIFIED IMMEDIATELY OF CONFLICTS THAT ARISE.
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CONSTRUCTION AND SHALL CONTACT THE UNDERGROUND UTILITIES LOCATION
SERVICE (1-800-424-5555) AT LEAST 48 HOURS PRIOR TO CONSTRUCTION.
9. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE
PROJECT SITE BEFORE STARTING WORK AND SHALL NOTIFY OWNER'S REPRESENTATIVE OF ANY
DISCREPANCIES.
PRE20100008, 2-lot SP — 7629 236`h St SW
Page 5 of 8
10. PIPE LENGTHS WHERE SHOWN ARE APPROXIMATE AND MAY CHANGE DUE TO FIELD
CONDITIONS.
11. CONTRACTOR SHALL OBTAIN A COPY OF THE GEOTECHNICAL REPORT
(WHERE APPLICABLE) AND SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH THE CONTENTS
THEREOF. ALL SITE WORK SHALL BE PERFORMED IN STRICT COMPLIANCE WITH THE
RECOMMENDATIONS OF THIS REPORT.
12. STRUCTURAL FILL MATERIAL AND PLACEMENT SHALL CONFORM TO THE
RECOMMENDATIONS OF THE PROJECT GEOTECHNICAL REPORT.
13. MANHOLES, CATCH BASINS, UTILITIES AND PAVEMENT SHALL BEAR ON MEDIUM DENSE TO
VERY DENSE NATIVE SOIL OR COMPACTED STRUCTURAL FILL. IF SOIL IS DISTURBED, SOFT,
LOOSE, WET OR IF ORGANIC MATERIAL IS
PRESENT AT SUBGRADE ELEVATION, REMOVE AND REPLACE WITH COMPACTED STRUCTURAL
FILL PER GEOTECHNICAL REPORT.
14. SEE SURVEY AND ARCHITECTURAL DRAWINGS FOR DIMENSIONS AND LOCATIONS OF
BUILDINGS, LANDSCAPED AREAS AND OTHER PROPOSED OR EXISTING SITE FEATURES.
15. SEE ARCHITECTURAL DRAWINGS FOR PERIMETER FOUNDATION DRAINS.
FOUNDATION DRAINS SHALL BE INDEPENDENT OF OTHER SITE DRAIN LINES AND
SHALL BE TIGHTLINED TO THE STORM DRAIN SYSTEM WHERE INDICATED ON THE PLANS.
16. ALL REQUIRED STORMWATER FACILITIES MUST BE CONSTRUCTED AND IN
OPERATION PRIOR TO INSTALLATION OF ANY PAVEMENT UNLESS OTHERWISE APPROVED BY
THE ENGINEER.
17. ALL ROOF DRAINS, PERIMETER FOUNDATION DRAINS, CATCH BASINS AND
OTHER EXTERNAL DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM, UNLESS
NOTED OTHERWISE.
18. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS REQUIRED FOR
INSTALLATION OF ALL SITE IMPROVEMENTS INDICATED ON THESE DRAWINGS.
19. AS A MINIMUM REQUIREMENT, ALL DISTURBED AREAS ON AND OFF SITE SHALL BE
RETURNED TO THE EQUIVALENT OF THEIR PRECONSTRUCTION CONDITION IN ACCORDANCE
WITH APPROPRIATE REQUIREMENTS AND STANDARDS.
20. ALL DISTURBED SOIL AREAS SHALL BE SEEDED OR STABILIZED BY OTHER ACCEPTABLE
METHODS FOR THE PREVENTION OF ON -SITE EROSION AFTER THE COMPLETION OF
CONSTRUCTION. SEE EROSION CONTROL PLANS FOR SPECIFIC GRADING AND EROSION CONTROL
REQUIREMENTS.
21. THE CONTRACTOR SHALL KEEP OFF -SITE STREETS CLEAN AT ALL TIMES BY SWEEPING.
WASHING OF THESE STREETS WILL NOT BE ALLOWED WITHOUT PRIOR APPROVAL.
22. THIS PROJECT IS NOT A BALANCED EARTHWORK PROJECT. BOTH EXPORT
AND IMPORT OF SOIL AND ROCK MATERIALS ARE REQUIRED.
PRE20100008, 2-lot SP — 7629 236 h St SW
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23. SLOPE OF FINISHED GRADE SHALL BE CONSTANT BETWEEN FINISHED CONTOURS OR SPOT
ELEVATIONS SHOWN.
24. FINISHED GRADE SHALL SLOPE AWAY FROM BUILDING WALLS AT MINIMUM 5% SLOPE FOR A
MINIMUM DISTANCE OF 10 FEET.
25. CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL INSTALL AND MAINTAIN SHORING
AND BRACING AS NECESSARY TO PROTECT WORKERS, EXISTING BUILDINGS, STREETS,
WALKWAYS, UTILITIES AND OTHER EXISTING AND PROPOSED IMPROVEMENTS AND
EXCAVATIONS AGAINST LOSS OF GROUND OR CAVING EMBANKMENTS. CONTRACTOR SHALL
ALSO BE RESPONSIBLE FOR REMOVAL OF SHORING AND BRACING, AS REQUIRED.
26. CONTRACTOR SHALL OBTAIN APPROVAL FROM THE CITY AND FOLLOW CITY PROCEDURES
FOR ALL WATER SERVICE INTERRUPTIONS, HYDRANT SHUTOFFS, STREET CLOSURES OR OTHER
ACCESS RESTRICTIONS. CONTRACTOR SHALL NOT RELOCATE OR ELIMINATE ANY HYDRANTS
WITHOUT FIRST OBTAINING WRITTEN APPROVAL FROM THE FIRE MARSHAL.
27. COORDINATE AND ARRANGE FOR ALL UTILITY CONNECTIONS, UTILITY RELOCATIONS
AND/OR SERVICE INTERRUPTIONS WITH THE AFFECTED OWNERS AND APPROPRIATE UTILITY
COMPANIES. CONNECTIONS TO EXISTING UTILITIES SHALL BE MADE ONLY WITH ADVANCE
WRITTEN APPROVAL OF THE AUTHORITIES GOVERNING SAID UTILITIES.
28. EXISTING UTILITY LINES IN SERVICE WHICH ARE DAMAGED DUE TO
CONSTRUCTION WORK SHALL BE REPAIRED AT CONTRACTOR'S EXPENSE AND
INSPECTED AND ACCEPTED BY CITY OF EDMONDS AND OWNER'S REPRESENTATIVE PRIOR TO
29. NEW UTILITY LOCATIONS ARE GENERALLY SHOWN BY DIMENSION, WHERE NO DIMENSIONS
ARE INDICATED, LOCATIONS MAY BE SCALED FROM DRAWINGS, FIELD ADJUSTMENTS SHALL BE
APPROVED BY OWNER'S REPRESENTATIVE AND CITY.
30. WHERE NEW PIPE CLEARS AN EXISTING OR NEW UTILITY BY 6" OR LESS,
PLACE POLYETHYLENE PLASTIC FOAM AS A CUSHION BETWEEN THE UTILITIES.
31. SEE MECHANICAL DRAWINGS (WHERE APPLICABLE) FOR CONTINUATION OF SITE UTILITIES
WITHIN THE BUILDING.
32. SEE ELECTRICAL DRAWINGS (WHERE APPLICABLE) FOR EXTERIOR ELECTRICAL WORK.
33. SEE LANDSCAPE DRAWINGS (WHERE APPLICABLE) FOR SITE IRRIGATION SYSTEM.
PRE20100008, 2-lot SP — 7629 236`h St SW
Page 7 of 8
SAMPLE CONSTRUCTION SEQUENCE NOTES
1. SCHEDULE A PRE-CONSTRUCITON MEETING WITH CITY ENGINEERING DIVISION AT 425-771-
0220, EXT. 1326.
2. REVIEW ESC NOTES.
3. CALL FOR UTILITY LOCATES.
4. INSTALL ESC MEASURES AND MAINTAIN DUST CONTROL.
5. HAVE EROSION CONTROL MEASURES INSPECTED BY CITY OF EDMONDS
CITY ENGINEERING INSPECTOR. (ALL TEMPORARY SEDIMENTATION AND EROSION CONTROL
MEASURES MUST BE IN PLACE AND INSPECTED PRIOR TO ANY CONSTRUCTIONIOR SITE
CLEARING. EROSION AND SEDIMENTATION CONTROL PRACTICES AND/OR DEVICES SHALL BE
MAINTAINED UNTIL PERMANENT VEGETATION IS ESTABLISHED.)
6. ROUGH GRADE SITE AS REQUIRED TO INSTALL DRAINAGE FEATURES.
7. DEMOLISH EXISTING STRUCTURES
8. CLEAR, GRUB & ROUGH GRADE REMAINDER OF SITE, REVEGETATE
DISTURBED AREAS NOT SUBJECT TO ADDITIONAL SURFACE DISTURBANCE
IMMEDIATELY AFTER ROUGH GRADING. (OTHER EXPOSED AREAS SHALL BE
STABILIZED PER EROSION CONTROL NOTES BELOW)
9. INSTALL UTILITIES AND OTHER SITE IMPROVEMENTS.
13. STABILIZE AND REVEGETATE ENTIRE SITE.
14. ESTABLISH LANDSCAPING AND PERMANENT VEGETATION. EROSION CONTROL FEATURES
CAN BE REMOVED UPON FINAL SITE STABILIZATION AND APPROVAL BY CITY INSPECTOR.
PRE20100008, 2-lot SP — 7629 236t' St SW
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