Sunset Ave-121-John Thoreson.pdf
ENGINEERING DEVELOPMENT CHECKLIST
ENGINEERING DIVISION
PROPERTY NAME __ _
PROJECT ADDRESS __121 Sunset Ave_
TYPE OF CONSTRUCTION __Mixed Use_
DEVELOPER/APPLICANT __John Thoreson_
PRE-APP DATE ____April 24, 2007, 1:30pm_
ENGINEERING REPRESENTATIVE __Jeanie McConnell_
The following checklist is a reference to assist in preparing engineering drawings for a more complete
building permit application. Additional information or review comments may be precipitated during the
review of the application.
\[\] Complete Civil drawings
City of Edmonds Standard Details and Edmonds Community Development Code (ECDC) are
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available online at www.ci.edmonds.wa.us
Provide construction sequence and include ESC Notes verbatim from ECDC 18.30.050.
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\[\] Drainage report
\[\] Traffic Impact Analysis
If report was not 100% complete at ADB, provide the required information to complete the report
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NEW ORDINANCE IN EFFECT FOR TRAFFIC MITIGATION AND IMPACT FEES.
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REFER TO AND FOLLOW THE REQUIREMENTS OUTLINED IN THE TRAFFIC
IMPACT AND ANALYSIS HANDOUT E82.
\[\] Shoring plan
CIVIL DRAWINGS
\[\] TOPGRAPHIC DRAWING
Existing and proposed contours (2 or 5 intervals)
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Grading plan and quantities of cut and fill. Include quantities for building foundation and provide
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bottom of footing elevations.
\[\] STORM DRAINAGE
Detention system
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Include control structure detail
Manholes- flat top not concentric
Ladders- polypropylene not galvanized
System profile
Design by licensed engineer (>5000sf impervious area)
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Storm water release to BNSF property requires specific approval from BNSF. A copy of the
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design and plans with BNSF approval shall be submitted to the City.
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Water quality (>5000sf paving)
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Storm drainage report
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(Will be sent out for peer review. Cost
Structural drawings and calculations for concrete vaults
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shall be pass through)
Footing drains, if required by the Geo-Tech shall connect to outfall of detention system.
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Catch basins located in underground parking shall have oil water separator and shall connect to
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the building sewer line.
Storm Development Charge calculation is based upon impervious surface area.
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\[\] SITE ACCESS
Downtown business area
Alley access required
All other areas
Street access okay
Access Road
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12% max slope, waiver up to 15% per ECDC
Driveways
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2-way: min. width of 24-0
1-way: min. width of 15-0
cross slope: 4% max
Driveway/access slope
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14% max slope, waiver up to 20% per ECDC
Plans indicate a driveway slope of 13 degrees (approx. 25% slope). In reviewing the
south elevation view provided on sheet A-8, the driveway slope can be calculated to
be about 18%.
6% landing area for the first 20.
It is critical this be considered on this project. A landing area will provide for
increased sight distance.
\[\] FRONTAGE IMPROVEMENTS
Curb and Gutter
16 concrete vertical: only to match exist.
Standard
Major arterial: 24
All other roads: 18
High traffic load gutter and commercial type radii
When alley is used as access
10 vehicles or more (outside of downtown business area)
Roadway widening
Widen travel lane to 12 from painted centerline to the face of the curb
Provide additional storm improvements as required
Sidewalks
RM, B, C: 7-10 wide
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Tree cutouts shall be 4 x 4, placed at the curb side and have approved ADA grates.
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Thickness of sidewalks shall be 5-1/2. Thickness at driveway approach shall be 6.
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\[\] PARKING
Site distance triangle requirements
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Buildings; provide a site window or clear area to insure line-of-sight.
Landscaping; maximum height within the site triangle shall not exceed 3 at full growth.
Curb to be painted yellow for a minimum distance of 5 on both sides of the driveway.
Above ground
Must be able to show/demonstrate all required full size (8.5 x 16.5) parking stalls can be
obtained within the aggregate parking area. If this can be demonstrated the ECDC will allow
for up to 50% of the stalls to be reduced width (8 x 16.5).
Parking layout between light post or other structures is measured from the inside and not the
center of the structure.
Maximum parking lot slopes is 6%.
Landscaping near entrances shall be restricted to 3 high maximum to insure adequate sight
distance.
Belowround Parking garage
g
Must be able to show/demonstrate all required full size (8.5 x 16.5) parking can be
obtained within the aggregate parking area. If this can be demonstrated the ECDC will
allow for up to 50% of the stalls to be reduced width (8 x 16.5).
Parking layout between columns can be measured from the center to center of the
column but the inside dimension (face to face of column) shall at no time be less than 8
wide.
Changes in column location/size will require a new parking plan layout and approval prior
to issuance of the building permit to insure all required full width stalls can be met.
Driveway slope shall be a maximum of 6% for the first 20 and 14% thereafter.
Review structural and mechanical plans to insure columns and mechanical structures do
not impact parking numbers and size.
Show sliding gates on civil and architectural plans. Gates shall not impact parking stall
widths
Sight windows or other structural clearances at the parking entrance shall be provided to
insure proper sight distance clearances
Oil/water separator - connect to sanitary sewer. Storm water runoff not to tie into sewer.
Off-site Parking
Show existing parking configuration
Show revised parking configuration if access entrance affects existing parking
\[\] ELECTRICAL POWER SOURCE
Show location of pad mounted transformer
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Underground Wiring Requirements
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\[\] SHORING PLAN (if applicable)
Plan
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Soil nailing not permitted in right-of-way.
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Indicate erosion control measures to insure soil stability.
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Provide calculations
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May be sent out for peer review. Cost shall be pass through.
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\[\] RETAINING WALLS/ROCKERY/MODULAR BLOCK WALLS
Follow Handout B-61 and B-62
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If sent out for peer review, cost shall be pass through).
Provide drawings and calculations (
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\[\] WATER SERVICE
Olympic View Water and Sewer District -
must contact district and follow their requirements.
City of Edmonds Customer
Water Connection Fee will be required.
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Domestic
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Lines >2 require an RPBA and hot box.
Domestic lines shall not be used for both domestic and fire sprinkler protection unless
approved by the Fire Department, Public Works and Engineering.
Fire Protection Separate Fire Connection permit required, to be submitted with Building
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Permit application and/or civils.
Commerical lines 4 or larger
Double check Detector valve assembly (DCDVA) required per City of Edmonds
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Standard Details E7.8 and E7.8.1
Assembly shall not be placed in City right-of-way but shall be installed on private
property at the property line. See Edmonds Standard Detail E7.20
Assembly shall be placed interior wall immediately adjacent to the property line
(This is for commercial
and on the side where the water main is located.
buildings only that build property line to property line).
TRPL Remote reader
shall be placed on the exterior wall in this situation. See Standard Detail E7.19
Inside installation of DCDVA shall not impede any parking.
Outside installation shall be in a vault per City Standards.
Vault
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Lid shall be rated H-30 in paved areas and H-10 in landscaped areas.
Lid shall be L.W. Hatch type D with built in storm gutter and drain.
Post Indicator Valve (P.I.V.) and Fire Department Connection (F.D.C)
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Shall be placed on private property.
If at all possible they shall be free standing.
Minimum clearances shall be 3 radius.
F.D.C shall be 4 diameter, have a 22.5* bend at the end with a 4storz adapter .
Fire Line connection requires installation of valve cluster for service connections to
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City system, per Edmonds Standard Details E7.18, E7.19 and E7.20.
Fire Hydrant
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Hydrant will be required if maximum spacing between hydrants exceeds 150
radius or furthest structure is >150 from existing hydrant.
Multi-Family
Lines less than 4
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Shall have a Double Check Detector Assembly (DCDA) installed.
Assembly shall not be placed in City right-of-way but shall be installed on
private property at the property line. See Edmonds Standard Detail E7.20
Lines 4 or larger
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Double check detector valve assembly (DCDVA) per City Standards is required.
Assembly shall not be placed in City right-of-way but shall be installed on
private property at the property line. See Edmonds Standard Detail E7.20
Vault
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Lid shall be rated H-30 in paved areas and H-10 in landscaped areas.
Lid shall be L.W. Hatch type D with built in storm gutter and drain.
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Post Indicator Valve (P.I.V.) and Fire Department Connection (F.D.C)
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Shall be placed on private property.
If at all possible they shall be free standing.
Minimum clearances shall be 3 radius.
F.D.C shall be 4 diameter, have a 22.5* bend at the end with a 4storz adapter ..
Fire Line connection requires installation of valve cluster for service connections to
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City system, per Edmonds Standard Details E7.18, E7.19 and E7.20.
Fire hydrants
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Hydrant will be required if maximum spacing between hydrants exceeds 150
radius or furthest structure is >150 from existing hydrant.
4 storz adapter required.
\[\] SANITARY SEWER
Olympic View Water and Sewer District -
must contact district and follow their requirements.
City of Edmonds Customer
Sewer Connection Fee will be required.
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Clearly show sanitary sewer easements encumbering/abutting property. No structures shall be
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located within the easement area.
Lateral
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9 units or less; 6 minimum
10 units or more; 8 minimum and must install manhole at main
The plans indicate two existing sanitary sewer laterals. Contact shall be made with the Citys
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Public Works Dept. (425-771-0235) so they can TV the lateral to determine if acceptable for
reuse. If the lateral is not found to be acceptable, you will be required to replace the lateral
from the main to the property line.
Cleanouts: required at property line, at edge of easement and at the end of the run. Locking CI
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lamphole covers shall be installed at property line and when located in hard surfaces.
Cleanouts shall be placed a maximum of 100 apart when the lateral length exceeds 100 feet.
peer review may be required and shall be a pass though fee
Grinder pumps: (). Follow
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Handout E-61.
\[\] ALLEYS
Pave or overlay full width along property. Limits of paving will vary depending upon location of
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site to nearest cross street.
\[\] RECYCLE/TRASH ENCLOSURE (Contact Steve Fisher, Recycling Coordinator at
425-771-0235)
Refer to Handout E-37.
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Gate shall be full swing, concrete pad required.
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Enclosure to be accessible by garbage hauler.
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NO UTILITIES (I.E. GAS METERS, POWER, ETC) SHALL BE PLACED WITHIN THE
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ENCLOSURE
\[\] EROSION CONTROL
ESC requirements shall be placed on the engineering drawings verbatim per ECDC 18.30.050
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ESC standard details shall be placed on drawing.
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\[\] STAGING/LAYDOWN AREA
Show location of job site fencing.
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\[\] TRAFFIC CONTROL PLAN and HAUL ROUTE PLAN
\[\] DISRUPTION FEES:
Disruption fees will be assessed when any activity that occupies or closes parking
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spaces/lanes or other paved areas, sidewalks, or alley for more than 72 hours.
Sidewalk
Parking spaces
Alley
\[\] RIGHT-OF-WAY CONSTRUCTION PERMIT
A right-of-way construction permit is required for all work within the City right-of-way.
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Street disruption fees may apply if street has been overlaid within the last 5 years.
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\[\] COST ESTIMATE, BONDING and 2.2% Inspection Fee;
Provide an itemized estimate for both on-site and off-site (right-of-way) improvements,
including traffic control. The amount of the bond will be based on 120% of the City approved
estimate for the off-site improvements.
The 2.2% inspection fee is based on 120% of the City approved estimate for the entire project
improvements.
\[\] OTHER
Easements
Clearly show sanitary sewer easements encumbering/abutting property. No structures shall be
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located within the easement area.
Right-of-way dedications
BNSF approval
NOTES:
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