bld20100654_Oreilly-2.doc
City of Edmonds
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121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Plan Review Corrections
Plan Check : Date:
# bld20100654 August 22, 2011
Project Name/Address:
O’Reilly Auto Parts Store 23005 Highway 99.
Contact Person/Address/Fax
__Jessica Iverson Email: jiverson@cmarch.com_____________
ReviewerDivision:
: JoAnne Zulauf Engineering
During review of the subject submittal, it was found that the following information, corrections, or
clarifications need to be addressed. All Handouts and Standard Details referred to in these comments
can be accessed on our website: www.ci.edmonds.wa.us under City Government / City Departments
/Public Works/ Engineering Division.
Engineering Development Checklist
I have included a highlighted copy of the provided to you on
July 15, 2010 in response to the Engineering Pre Application Review. I have included in these
comments a few explanations and details referencing the highlighted items on the Checklist. My
do not
comments provide a full list of all requirements. Most of the hightlighted items reference
handouts and standard details that provide all the information needed to meet the City of Edmonds
requirements and submittal expectations. Please let me know if any questions arise that the City of
Edmonds (COE) reference material does not provide.
Due to the volume of information that was not included in the submittal, the Engineering review for the
Any subsequent resubmittals will be reviewed as “new” plans providing our reviewers with a target date
of completion equal to a first submittal.
PLEASE NOTE:in addition
The comments below are to the requirements listed under each
highlighted section of the attached checklist. Please respond to both documents. Additional comments
may arise during review of subsequent submittals.
8/22/11: When revising plans, review for consistency throughout plan set including landscape and site
plans.
GENERAL
1. 8/22/11 Received-Will review separately. Please provide an itemized cost estimate, including units and unit
prices, for both on-site and off-site
(right-of-way) improvements, including traffic control.
A bond is required to be placed for all right-of-way improvements. The amount of the bond will
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Be based on 120% of the City approved estimate for all right-of-way improvements. The City will
inform you of the appropriate bond amount after review of the cost estimate. Bond forms can be
obtained from Theresa Umbaugh, Permit Coordinator – 425-771-0220 or
umbaugh@ci.edmonds.wa.us.
Inspection fees for this project will be calculated at 2.2% of the 120% City approved estimate for
o
all improvements.
2. 8/22/11 Done.
3. 8/22/11 Done.
4. 8/22/11 Done.
5. 8/22/11 Done.
6. 8/22/11 Done.
7. 8/22/11 Done.
TRAFFIC IMPACT ANALYSIS
1. 8/22/11 Impact fee handout allows for a fee reduction based on current use of the property. Please review
the Traffic Impact Fee Handout E82 and submit a completed worksheet or report as required.
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2. 8/22/11 Please address specifically the impact of the proposed new access entrance on 230. Traffic Analysis
report should address the proposed 230th access.
STORMWATER REVIEW
The following comment has been provided by Stormwater Program Manager Jerry Shuster in review of the
Stormwater Site Plan prepared by LPD Engineering, dated February 11, 2011. Please contact Jerry directly with
any questions related to this comment. Jerry can be reached by phone at 425.771.0220 or by email at
shuster@ci.edmonds.wa.us.
8/22/11 Comments provided by Stormwater Program Manager Jerry Shuster.
Drainage Report
Please provide page numbers so comments can be referenced to specific portions of the text. The
enclosed example drainage report provides the City’s preferred format.
The does not present the area of land disturbing activity or the area of new plus replace
impervious surface. Both these values need to be in the report to justify the a site classification
per Chapter 2 of the Edmonds Stormwater Code Supplement (ESCS). See Handout #E72 for
additional information (enclosed). The report should also state that the site in the Halls Creek/
Lake Ballinger drainage basin, considered a “Creek/Lake Basin” for flow control and requires
phosphorus treatment for runoff treatment.
In order to use an infiltration best management practices (BMPs) to meet Small Site Minimum
Requirement #5 and #7, the geotechnical data must be presented in a format specified in
Appendix C of the ESCS or the “D” or ASTM Gradation Testing specified on page 3-77 in Volume
10
3 of the 2005 Stormwater Management Manual for Western Washington (Department of Ecology ,
2005 - http://www.ecy.wa.gov/programs/wq/stormwater/manual.html. Once the soils are
classified per one of these three methods, a proper design infiltration rate can be justified and
chosen for the modeling.
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The text states that the flow control standard for 80% of the new impervious area was achieved
per the City of Edmonds Stormwater Code. Table 5-3 of the ESCS specified the Low Impact
Development (LID) credit option for sites in Creek/Lake Basins with 5,000 square feet or greater
effective impervious surface: If 5,000 square feet or 90% of the new plus replace impervious
surface area (whichever greater) is mitigated to the numerical standard using LID techniques,
SSMR# 7 is met. Please revise.
The modeling should use the “Puget Sound East 36” precipitation file and not the Puget Sound
West that is in the report.
Details on the detention/infiltration chambers need to be in the submitted plans so the City can
verify modeling. Information such as the specific model of chamber as well as the design
information from the manufacturer. Chamber systems should be modeled in WWHM3 as a “gravel
trench bed.” The first layer will be the chamber/rock layer and the porosity of this layer should
reflect a cross-sectional area weighed value for the rock and the chamber (assume porosity of 1.0).
The second layer should reflect the porosity of the rock below the chamber.
Since the site is located in the Halls Creek/ Lake Ballinger drainage basin, phosphorus treatment
of runoff is required. If the infiltration chambers are used, to comply with this requirement it
must be demonstrated that comply with the requirements of Chapter 4, Volume 1 Stormwater
Management Manual for Western Washington. This chapter will lead you to the other appropriate
sections of the Manual to meet this requirement.
Plan Sheet C3
Even though the flow control system is designed to “over detain” the runoff from its drainage
basin, it is not acceptable to have so much impervious parking lot sheet flowing out of the
driveway onto 230 St SW. Options include collecting the runoff in strip drain across the
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driveway and piping it into the detention infiltration system is an option that should be
considered. Consider moving the detention/infiltration system to the north to accommodate this.
The plans should include a plan a profile of the proposed detention/infiltration system with
elevations of various layers of the system. Other options should be proposed.
Add impervious surface calculations to plan sheet.
Previous Stormwater comments remain for reference:
STORMWATER REPORT
1. For a better understanding of the stormwater management requirements, please go to our website
http://www.ci.edmonds.wa.us/strm_wtr_mgmt.stm and examine the code and associated Stormwater
Code Supplement. Using handout #E72, determine project's site classification and drainage basin, once
completed, list the applicable minimum requirements.
2. The Drainage Report should list how the design will meet all the applicable minimum requirements.
If site has 5,000 sf of new + replaced pollution generating impervious surface, it needs runoff treatment
(minimum requirement #6). Since this site is located in the Hall Creek/Lake Ballinger basin, the runoff
treatment requirement will include both basic treatment and phosphorus control. For minimum
requirement #7, Flow control, the system must be design using a continuous simulation model as
described in the Stormwater Code Supplement Section 5.7.3 (assuming it is a Small Site Project), and not
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®
HydroCAD, an event-based model. The allowable discharge rates cited in the Drainage Report are
correct. These are only relevant though if all pervious areas have compost-amended soils (assuming
negligible runoff) per City standard (available upon request). Please indicate pervious areas that will be
compost-amended.
3. The geotechnical report indicates significant amounts of sand gravel in the underlying soils. The City
of Edmonds highly encourages the use of low impact,pact development stormwater control techniques
such as rain gardens and infiltration systems rather than large traditional detention systems. Instead of
controlling for 100% of the impervious surface area, LID techniques only have to control for 90% of the
STORMWATER REPORT cont.
impervious area. The applicant should consider LID for all or part of the stormwater control scheme for
the site. If not feasible, provide the though processes used to screen out these LID techniques.
4. A significant area at the north end of the site will not drain into the stormwater control system.
Every attempt should be made to pick up as much runoff from as much of the site as possible. For
the area to the north of the site that ends up by passing the detention area, indicate the newly modeled
flow off this area and demonstrate it will not cause flooding of the right-of-way on 230th St SW during a
100-yr event. The detention vault or other flow control BMP must include this bypassed area to
"overdetain" the actual drainage area to compensate for the bypass.
5. The parking lots of auto part stores regularly turn into make-shift garages for customers that work
on their vehicles after making purchases at the store. This can result in discharges of pollutants into the
storm system (illicit discharges). In the drainage report under minimum requirement #3 (Source
control), provide a description of the best management practices that will be used to minimize the
release of pollutant into the storm system from customers and from overall operations of the store.
Sheet C1, Site Grading Plan : Please provide a separate Drainage Plan..
Please remove all Stormwater information, locations, details, calculations, etc.
to the separate Drainage Plan.
SHEET C3 STORMWATER SITE PLAN
1. A detailed cross section of the detention system must be provided.
2. All changes in pipe direction must be at catch basins for pipes 12 inches in diameter or greater. Small
pipes can change direction using elbows but cleanouts must also be included.
3. Provide a cross section of the proposed crossing of the water line at the mitigation system.
4. If infiltration is proposed for mitigation, please address utility location in the vicinity.
5. Add impervious surface calculations to this sheet.
A complete review will be initiated after these important revisions are made.
SHEET C1 GRADING/TESC
Please remove all Stormwater information, locations, details, calculations, etc.
from the Grading/TESC plan (Sheet C1) and place on a separate Stormwater Plan.
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GRADING:
1. 8/22/11 Done.
2. 8/22/11 Done.
3. 8/22/11 Done.
TESC:
1. 8/22/11 Add temporary construction entrance on Highway 99. Show city catch basins on Highway 99 and
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230 with tesc protection. Show location of erosion and sediment control measures proposed.
2. 8/22/11 Done.
3. 8/22/11 Done.
4. 8/22/11 Done.
Note #3once a day12 hours
5. 8/22/11 Change inspection frequency to , within of a storm event, and
immediately
necessary replacement to .
SHEET C2 SITE DEVELOPMENT PLAN
GENERAL:
8/22/11 Done.
SITE ACCESS:
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1. 8/22/11 Add detail City of Edmonds E2.15 for ramps at 230 driveway entrance. For Highway 99 driveway
entrance, 8/C6 detail is not complete. Please show complete detail and add the additional details that are
referenced. Plan sheet shows angle sidewalk at south side of Hwy 99 driveway access but not on north side.
Add WSDOT standard detail for driveway approach and sidewalk ADA requirements. Please note that
truncated domes are not required for ingress and egress on this project.
2. 8/22/11 Not needed. Show all existing ramps on plans, identify and label as existing. Add WSDOT standard
detail for intersection ADA ramps, striping etc. Truncated domes are required per standard.
FRONTAGE IMPROVEMENTS
1. 8/22/11 Add note: All asphalt sawcuts in right of way shall be 2 ft from edge of curb. WSDOT requires 4ft
sawcuts unless otherwise agreed upon. Add notes to plans for requirements of removal and replacement of
frontage improvements.
2. 8/22/11 Done.
3. 8/22/11 Done.
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4. 8/22/11 Label as existing and note width on 230 and Highway 99. Sidewalks shall be 7 – 10 ft width. Show
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existing sidewalk and any ramps along 230 St SW.
5. 8/22/11 Done.
ADDITIONAL COMMENT:
Add Note to plan sheet: “Existing sidewalk, curb and gutter currently failing or damaged during construction to
be replaced per City of Edmonds standards and as required per City inspector.”
:
PARKING LOT
1. Refer to Building Division Handout B56 for required information.
2. Parking lot information should be included on sheet C2.
3. Show all directional striping, signage, dimensions of parking spaces, width of drive aisles including width at
turns. Include any requirements identified by the traffic impact analysis.
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STAGING/LAYDOWN AREA:
1. 8/22/11 Done.
SHEET C4 UTILITY PLAN
SHEET NOTES:
1. 8/22/11 Done.
2. 8/22/11 “ Utility Contacts” refers to sheet SU1 and C1. Please remove references. Replace Utility contacts
with City of Edmonds contact information. See Handout E11.
3. 8/22/11 Done.
4. 8/22/11 Done.
5. 8/22/11 Done.
6. 8/22/11 Done.
WATER SERVICE:
1. 8/22/11 Water meter shall be place in right of way up against the property line, rpba shall be on private
property. Show exact location of water meter and RPBA per City of Edmonds standard detail E7.10. as
required.
2. 8/22/11 Done.
3. 8/22/11 Done.
4. 8/22/11 Done.
5. 8/22/11 Done.
6. 8/22/11 Done.
7. 8/22/11 Done.
8. 8/22/11 Corrrect label for water line to reference detail 6/C4 (now 6/SU1). Note on detail 6/C4 is Water line
installation.
9. 8/22/11 Done.
SANITARY SERVICE:
1. 8/22/11 Done.
2. 8/22/11 Done.
3. 8/22/11 Note additional cleanout at 2ft from building connection. Provide 6” cleanout at property line.
4. 8/22/11 A recorded ss easement agreement shall be provided to the City prior to project final. It appears that
the easement will cross both 23031 and 23029 to connect to the City main. Show ss connection on adjacent
property and at City main. Provide easement agreement.
5. 8/22/11 Done.
6. 8/22/11 Proposed inverts required to verify necessary slope attainable. Add proposed inverts for all cleanouts
and at connection to City main. Remove “TBD”.
7. 8/22/11 Done.
8. 8/22/11 Sorry, reference was incorrect. Should have stated please replace or update pipe installation detail
(now 4/C5) with details specific to sewer pipe bedding, sand and pipe zone of ¾” crushed, 2ft min cover. Under
driveable surfaces less than 2 ft cover must use ductile iron. See City of Edmonds Side Sewer Handout for
complete information.
ADDITIONAL COMMENT:
Please change SDR 26 to SDR 35 on detail C/C4.
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RECYCLE TRASH ENCLOSURE:
1. 8/22/11 Include on detail pin drop requirements for gate and that pin drop metal lined holes shall be placed at
the closed and fully open positions. Add detail from Handout E37 for the applicable design.
2. 8/22/11 Done.
ELECTRICAL POWER SOURCE:
8/22/11 Done.
SHEET C TRAFFIC CONTROL PLAN/HAUL ROUTE
:
8/22/11 Traffic control plan must include 230th and devices required for east and westbound traffic.
Sidewalk pedestrian control must be provided. Add note to plans that all construction vehicles shall enter
and exit from Highway 99 entrance. If 230th will be fully closed at any time, provide plan showing
appropriate signage for redirecting traffic. Provide WSDOT table or label proposed length of tapers,
distance between signs etc. Will closing 2 lanes be necessary for project work? Plan does not contain
adequate control devices for two lane closure on high traffic state route. Not provided. Please submit plan
for review.
Please resubmit a written response to all comments and 3 copies of the revised plans/documents to Marie
Harrison, Development Services Coordinator. Please contact me at 425-771-0220 or by email at
zulauf@ci.edmonds.wa.us if you have specific questions regarding these plan corrections.
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