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DATE: June 13, 2016
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425)771-0220
City Website:
TO: Thomas Sawyer
Golden T Construction LLC
lthrondsen@msn.com
FROM: Jennifer Lambert
Jennifer.lambert@edmondswa.gov
RE: Application #: BLD20151591
Project: Tenant Improvement
Project Address: 10014 238' St SW
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During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Reviews by other divisions, such as Planning, Building, or
Fi re may result i n addi ti onal comments. PI ease redl i ne pl ans or submit three (3) sets of revi sed
pl ansldocuments with a written response to each of the items below to a permit coordinator.
Resubmittals can be made at the Development Services Department on the 2nd floor of City Hall.
Permit Center hours are M, T, Th & F from 8am-4:30pm. The Permit Center is closed on
Wednesdays.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
1St Review —1/25/16
2nd Review — 6/13/16
1) 6/13/16 — Comment was addressed; however, the maximum slope for parking areas is 6%
and the maximum slope for the approach is 14% per Edmonds City and Community
Development Code, 18.95. Please revise the plans accordingly.
1/25/16 — Comment: The existing parking configuration is not approved. Please show parking
off of 101" Ave w.
a. Show parking a minimum of 10' from the intersection of 101St Ave Wand 238th St SW.
b. Show parking completely on private property.
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c. Standard parking stalls shall be 8 Meet by 16 '/z feet.
2) 6/13/16 — Comment was not addressed as requested. The plans show the parking on 238th
St straddling private and public property. When any portion of public parking is also
located on private property, the City would need an access easement to allow for the
public to utilize the private property. Since a portion of the parking is within the right-of-
way the parking cannot be designated as private parking stalls. In addition, because an
easement would be needed, the proposed parking would need to be approved by the City
Engineer and City Council. Per conversations with Thomas Sawyer, he has stated he
would prefer not to install parking stalls along 238th at this time. The following comments
are based on that decision.
a. Remove the parking stalls shown on 238th St.
b. The asphalt must be removed, such that the asphalt does not extend more than 4'
south of the fog line. Please revise the plans to show the proposed asphalt limits on
238th St.
c. Show landscaping where the asphalt is removed in the right of way.
d. Show the fog line.
1/25/16 — Comment: If you intend to have parking stalls adjacent to 238th St SW, the City will
only allow for tandem parking. Please refer to the City Development Code
c1ii----1s/'or requirements.
e. The parking stalls will need to be located completely on private property.
3) OK
4) OK
5) 6/13/16 — Comment was not addressed. The fog line was not shown on 238th St SW.
1/25/16 — Comment: Show striping both on private property and adjacent to the site.
6) OK
7) OK
8) 6/13/16 — Comment was addressed; however, the proposed system does not meet City
Standards. The invert elevation of the pipe discharging to the raingarden shall be at least
6" above the bottom of the raingarden. As stated in the original comment, the stormwater
flows that currently feed the raingarden must be maintained. The proposed elevation may
or may not provide water to the raingarden depending on the infiltration rates. Per the
spot elevations it is apparent that the original concept of piping the runoff to prevent
erosion issues is not feasible due to the topography.
a. Please revise the plans to show the parking and approach sloped towards the street.
Provide a berm along the south side to ensure the surface water runoff does not
sheet flow and enter the raingarden from the north. Once the water enters the
street, the slope of the roadway will direct the surface water to the raingarden.
Where the water leaves the street and enters the raingarden erosion control
measures will need to be installed/enhanced (i.e. river rock, etc.) to accommodate
for the additional flows from the impervious areas. Please note as such on the
plans.
1/25/16 — Comment: Any stormwater flows currently directed to the raingarden south of the
subject site shall be maintained. Due to the potential increase of impervious area from the
subject site, there will be an increase in stormwater runoff that will be discharging into the
raingarden. The raingarden will not be able to handle the surface flows directly discharging to
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the raingarden. Therefore, a catch basin collecting the water and piped to the raingarden will be
required. Please show the catch basin and pipe on the plans.
9) OK
10) OK
11) 6/16/16 — It appears as though there may have been an attempt to address this comment
under lot coverage. Lot coverage is a separate calculation. Please refer to the planning
department for the requirements for the lot coverage calculation. Add an impervious
surface calculation. There should be a line item for pre -1996, post -1996, and proposed.
1/25/16 — Comment: If the proposed improvements create more than 2000 square feet of new
impervious surface area after the annexation date of 12/15/1995 a stormwater management
system will need to be installed. Please refer to the City's stormwater handouts (E72 series)
found in thesection on the City website.
a. Low impact development techniques are encouraged to be used whenever feasible.
b. Stormwater management systems designed for impervious surface areas greater than
5000sf shall be designed by a licensed engineer.
c. Show proposed stormwater management system(s) on the site plan/drainage plan and
when appropriate, their point of connection to the City storm system.
d. Indicate on the plans how on site impervious surface areas will be collected and
discharged to the stormwater management system(s).
12) OK
13) 6/13/16 — New Comment — As changes are made, please revise or redline the planting plans
to be consistent with the civils.
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