20160628092657.pdfJ.C. Mc DONNELL ENGINEERING, P.C.
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Consulting Civil Engineers
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6608 — 216th Street SW; #306
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Mountlake Terrace, WA. 98043
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JUNE 16, 2016
Jennifer Lambert
Engineering Department
City of Edmonds
121 5th Ave N
Edmonds, WA 98020
RE: Application #: BLD20151591
Project: Tenant Improvement Project Address: 10014 238a' St SW
Dear Jennifer,
Please find our responses to your current review as follows
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.
PARKING STALLS ARE RE -CONFIGURED WITH 6% GRADE AND APPROACH IS
4-7%
2) 6/13/16 - Comment was not addressed as requested. The plans show the parking on 238'h 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 23 8'h at this time. The following comments are based on that decision.
a. Remove the parking stalls shown on 238'h St.
STALLS ARE REMOVED ON 238TH. THANKS FOR CLARIFYING THE CITY
PROCESS FOR ON -STREET PARKING FOR THIS OWNER
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 238' St.
ASPHALT TO BE REMOVES TO WITHIN 3 -FEET OF FOGLINE.
c. Show landscaping where the asphalt is removed in the right of way.
d.
LANDSCAPE REQUIREMENT REFERRED TO THE ARCHITECT.
e. Show the fog line.
FOGLINE IS SHOWN
JUNE 16, 2016
BLD20151591
3) 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.
f. 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.
WE HAVE REMOVED THE CATCH BASIN AND ALLOWED THE WATER TO
SHEETFLOW AS INSTRUCTED. RIVER ROCK IS SPECIFIED BETWEEN THE
EDGE OF PAVEMENT AND THE RAINGARDEN TO ACCOMMODATE
ADDITIONAL FLOWS. EXTRUDED CURB ALONG SOUTH EDGE AS
REQUESTED.PER THIS COMMENT CB IS ELIMINATED
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 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.
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.
IMPERVIOUS SINCE 1996 PLUS PROPOSED EQUALS 2,389 SF "NEW" BUT
2,393 SF IS REMOVED FROM THE SITE. NET INCREASE SINCE 1996 IS
MINUS 4 -FEET. THEREFORE, WITH THE REMOVAL OF THE EXISTING
ASPHALT FROM THE FRONT OF THE SITE NO ADDITIONAL DRAINAGE
MANAGEMENT IS REQUIRED.
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 the
Stormwater Manag p1pilt section on the City website.
1. Low impact development techniques are encouraged to be used whenever feasible.
JUNE 16, 2016
BLD20151591
2. Stormwater management systems designed for impervious surface areas greater
than 5000sf shall be designed by a licensed engineer.
3. Show proposed stormwater management system(s) on the site plan/drainage plan
and when appropriate, their point of connection to the City storm system.
4. Indicate on the plans how on site impervious surface areas will be collected
and discharged to the stormwater management system(s).
ii. 6/13/16 - New Comment - As changes are made, please revise or redline the planting plans to
be consistent with the civils.
Please call with any questions.
MS, PE