03.08.2013-McDonalds response comments.pdfKernen Lien, Senior Planner
City of Edmonds Development Services Department M A R2013
121 51h Avenue North, Edmonds WA 98020
Dear Mr. Lien:
We received your Engineering Review Comments, dated February 28, 2013 and Request for
Additional Information, dated March 1, 2013. Please find our response to each of your comments
below.
Engineering Comments dated February 28 2013:
Consistent with our communications on this tonic, the 5 -foot wide sidewalk and 4.5 -foot
landscape buffer shown with this proposal is acceptable to the City. This design appears to
fit within the right-of-way section, is consistent with the transportation comp plan as well
as with other improvements recent!y constructed along the Edmonds Way corridor.
(211112013 comment - Consistent with Edmonds Community Development Code 18.90.030,
sidewalks along the property frontage in this zone shall be 7'-10' in width. A minimum 7' wide
sidewalk will be required with this development project. Please note, the landscape strip between
the sidewalk and travel lane could be reduced to 4' in width. A public pedestrian easement will
need to be established for any section of sidewalk that falls onto private property. Please revise the
preliminary site improvement plan to reflect this requirement.)
Response: Acknowledged.
2. Thank you for ,orovidin2 the auto -turn exhibits. The vehicle and trailer used in this
demonstration provide a total length that is on the smaller end of the spectrum for a
truckltrailer combination. Regardless, the City will defer to McDonalds for determining a
combination that is typical for their customers.
(211112013 comment - Five large pull-thru stalls have been proposed. Please confirm (using Auto
Turn or other turning movement program) that a truck & trailer parked in any one of the stalls could
pull forward and navigate the left hand turn necessary to get to the main drive aisle and back to
Edmonds Way. Even with the use of striping at the end of the parking strip instead of landscape
planters, it appears as though the last couple stalls will have difficulty managing this turning
movement.)
Response: Acknowledged.
Resoonse comment states "these 11 stalls are intended to be accessed from both directions
of travel". While City staff recognizes the desire here concerns still exist with the
proposed traffic flow in this area. Please find attached a marked up plan showing a traffic
flow pattern that would allow for efficient flow through the parking lot while eliminating
added potential for congestionlaccidents on Edmonds Way. The concerns are specific to
allowing two-way traffic along the back drive aisle and in between the trash enclosure and
pull-thru stalls. With two-way traffic in these areas it creates the potential for conflicts
between the drive-thru traffic and those vehicles trying to exit the pull-thru stalls or the
back row of parking. If truck/trailer combination vehicles are blocked by this traffic and
cannot pull-thru to exit, it is likely they will attempt to back up creating conflicts at the
entrance off Edmonds Way. For safety reasons, it is the conflicts involving vehicles
entering and exiting off Edmonds Way that we would most like to see avoided. Please
revise plans as necessary to provide a safe and efficient traffic flow through the parking lot.
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City of Edmonds
March 5, 2013
(2/11/2013 comment- In addition, with the proposed pull-thru parking layout, the back row of 11
parking stalls (nearest the rockery) should be angled and the drive aisle between the pull-thru stalls
and the back row of stalls, should be designated as one-way.)
Response: McDonald's understands the City"s concerns however, the proposal
allows for better access to the proposed dual entry drive-thr u and maximizes the
parking configuration.
4. O K
(2/11/2013 comment - Please revise the directional arrow at the eastern driveway approach to show
a right -turn only once traffic enters the McDonald's property.)
Response: Acknowledged.
5. OK
(2/11/2013 comment - With regards to the area set aside for drive-thru waiting stalls, please extend
the white striping on the northeast side of the stalls to better align drive-thru traffic with the travel
lanes at the driveway approach to Edmonds Way. Landscaping could then be extended into the area
currently shown as striping on the plans providing a curb that would allow for better collection of
the stormwater flows in this area.)
Response: Acknowledged.
Request for Additional Information:
Engineering Division Comments: Please see the enclosed Engineering Division comments
on the application. Responding to the Engineering Division comments may alter aspects of
plan that are subject to design review before the Architectural Design Board (ADB),
particularly with regards to landscape design. As such, the ADB meeting for this proposal
will be scheduled once the site plan has been revised to address these comments.
Please see the enclosed Engineering Division comments on the resubmittal.
Response: Acknowledged.
2. Height Calculations: Partially Addressed. Please show the height calculations for the
proposed building. See Handout #B41 for information on how to perform the height
calculations. Please show the height calculations on the site plan and also show average
grade, actual elevation, and maximum elevation on at least one of the elevation views.
Please show average grade, actual elevation, and maximum elevation on at least one of the
elevation views. The height calculations provided on sheet PC -2.0 calculated heights from
_. height will be determined from the
existing grade and finished grade. Please note thathei
,.�..
existing grade.
Response: See enclosed the revised Building Elevation, Sheet A2.0.
3. Landscaping: Not Addressed. Along the northwest and southeast property boundaries the
Type 11 landscaping is only indicated as "existing vegetation". Please revise the landscape
plan to show the existing vegetation at these locations.
Landscape plan still only shows this area as "existing vegetation ".
Response: Added existing tree blocks as shown in the survey to the landscape
plata to clarify existing vegetation to remain.
4. Sign Package: On January 28, 2012, 1 sent an email commenting on a preliminary sign
package for the site and provided information on the City of Edmonds sign regulations
contained in Edmonds Community Development Code (ECDC) 20.60. You have indicated
that McDonald's may want to request alterations to the sign requirements as allowed by
ECDC 20.60".015.8. If this is still the case, please submit a sign package so the ADB may
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City of Edmonds
March 5, 2013
review the request concurrently with the design review for the rest of the development.
Sign materials have been submitted, but I'm unsure of what the request is. Signs would
only have to go to the Architectural Design Board if McDonald's is requesting a deviation
from the si n standards. The three main signs (the monument sin and the two wall arches)
appear to comply with the Cit 's size requirements. is McDonald's requesting an
deviation from the sign standards? If yes, please submit a narrative indicating what the
request is. If McDonald's is not requesting a deviation from the sin standards, the signs
may be reviewed when the sign permits are applied for.
Here are a couple of additional notes on what has been submitted. As I noted in my
January 28, 2013 email, the directional signs (enter, exit, welcome, etc.) could not have
any of the McDonald's logos on them. The materials submitted show two potential
directional sign styles, and both styles have the arches on them. Any McDonald's logos
must be removed from the directional signs. Pursuant to ECDC 20.60.020.M.1, monument
signs over six feet in height must be reviewed to ensure that the materials, colors, design
and proportions proposed are consistent with those used throughout the site. The proposed
monument could be more consistent with the rest of the development.
Response: Revised directional signage to remove the McDonald's logo as
requested. No deviation to the sign standards is proposed
Lot Combination: The McDonald's site consists of three separate parcels. The location of
the proposed McDonald's would straddle one of these parcel lines. Prior to issuance of the
building permit for the new restaurant, a lot combination or lot line adjustment will need to
be completed. This is just for your information and an application does not have to be
made at this time, but this will be a recommended condition for the Hearing Examiner
during the Conditional Use permitting process. Please see Handout 11P47 for information
on the lot combination/lot line adjustment process.
I've been contacted by a consultant working on a lot line adjustment for this properly, so it
appears this comment has been acknowledged.
Response: Acknowledged.
Enclosed in this submittal package you'll find the following documents for your review:
® Eight (8) Full size copies of the Design Review Plans
• Eight (8) Reduced size copies of the Design Review Plans (1 1 "x17")
• Two (2) Copies of the updated Signage Package
Please give me a call at 4.25-453-9501 x151 1 if you have any questions regarding the attached
materials and/or to schedule the pre -consultation meeting.
Thank you for your help with this project.
Sincerely,
]enelle TOin, P. E., LEED AP
Associate
EDMD KL LTR02,dc)c