bld20110158_1st Federal-1.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:
# bld20110158 April 19, 2011
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Project Name/Address:
1 Security Bank 620 Edmonds Way
Contact Person/Address/Fax
__Mat Bergman Email: mbergman@bcradesign.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.
Please note:
We are still researching some issues regarding pedestrian traffic and the traffic control on Edmonds
Way. I will get back to you by the end of the week with any comments.
GENERAL
1. 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
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all improvements.
2. Please add a cover sheet to civils with all general information. Include index of sheets.
3. Provide Construction Sequence and General Notes – as applicable using sample language attached to these
comments.
4. Provide all purveyor information for Edmonds utilities on civils. See COE Handout E28.
STORMWATER REVIEW
The following comment has been provided by Stormwater Program Manager Jerry Shuster in review of the
Stormwater Site Plan prepared by BCRA, dated April 1, 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.
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STORMWATER REPORT
These comments are based on reviewing the following documents:
Stormwater Site Plan, including Appendices A-D, First Security Bank, prepared by BCRA, dated
February 11, 2011.
Infiltration System Recommendations, Edmonds First Security Bank, prepared by Associated Earth
Sciences, Inc., dated February 8, 2011.
Plan Sheets 4.01, 4.11, 4.12
Stormwater Site Plan (Report)
General comment: The Plan is well done and generally meets the requirements of ECDC 18.30 and the City's
Stormwater Code Supplement (available at http://www.ci.edmonds.wa.us/strm_wtr_mgmt.stm). Additional
information is required to classify the site in our internal tracking system.
Since the site is less than 1 acre, it is a Small Site Project. More specifically, since the site has
approximately 10, 545 square feet of new plus replaced impervious surface, it is a Category 2 Small Site
Project. Please include this in the Plan in Section 4.2.
The site has more than 5,000 square feet of new plus replaced pollution-generating impervious surface,
therefore runoff treatment is required. Add this to Section 4.3.
The site will use on-site stormwater management to meet the applicable flow control requirement. Add
this to Section 4.4.
Appendices A-D: All WWHM3 modeling s should use the "Puget Sound 36" DOT precipitation time series, per
the City's Stormwater Code Supplement and not the Everett gauge with a scale factor or 0.8. Make
modifications to the Plan and Plan sheets as required by the re-modeling.
Appendix B, page 3: The side slopes should be zero for both the left and right side side of the infiltration facility
since they are shown on the plans as vertical. The current values of 1 indicates the side-slopes are at 45 degrees.
SHEET C1.01 TESC And DEMOLITION PLAN
1.Construction vehicle access is to be limited to Paradise Lane. Orange barrier fence or chain link fence should
block access off Edmonds Way. Please revise plans accordingly.
2.Show the location of chain link construction fencing, if any, to be provided around the site during
construction.
3.Tree at northwest corner of building is shown as being in the right of way and also called out to be removed.
Is it necessary to remove the tree? The City of Edmonds encourages that trees not be removed unless
necessary. If not, please add tree protection notes to the area for demolition and for construction.
TESC:
4. Revise Erosion Control notes to be consistent with City of Edmonds Handout Ell for Erosion and Sediment
Control Notes. Add any further notes required by the Supplement and Stormwater Manual for your site
classification.
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5. In addition please make specific changes to existing erosion control notes on the current submittal sheet
C1.01 as follows;
Note # 1: Replace “Construction” with “Demolition and Construction” in two locations.
Note #11: Add note to reference detail M/C2.11.
nd
Note #12: Remove 2 sentence and replace with Removal of TESC measures to occur after vegetation
is established.
Add the following notes:
Note #13: All Disturbed Will Be Compost Amended Consistent with 2005 Stormwater Manual
Detail T5.13.
Note #14: Failure of erosion and sediment control measures resulting in contaminating the City’s
stormwater will result in fines of up to $500 per day and will result in a Shut Down of site until
enforcement requirements are met.
6. Show on location of stockpiling on plans.
7. Provide demolition sequence.
8. The plans note that demolition of the existing building will not happen until the new building is complete.
Please explain how that process will work e.g. where will stockpiles be located, where will machinery be staged,
will access to existing bank be limited. Add a complete construction sequence noting how this will be done.
9. Remove Note #2 and replace with “Two foot sawcut shall be required from edge of removed asphalt if
forming for concrete”.
10. Remove Note #3 and replace with “Minimize removal of existing vegetation and topsoil where ever
possible”.
SHEET C2.01 SITE And SURFACING PLAN
GENERAL:
1. Please fully dimension site plan, including landscape areas, travel lanes, utilities, traffic control and adjacent
streets.
2. Drive lane on state road must be 12’ from face of curb or edge of gutter.
3. Impervious Surface Calculation Box should be included on this plan. See handout E72 classification
worksheet.
4. Please review the attached sample site plan. Revise this sheet or attach the A1.01 plan to include all required
information as shown on the sample plan.
5. Please add or revise Legend as follows:
Please replace detail reference for Cement Concrete Sidewalk to M|C2.11.
Please change hatching label for existing sidewalk to “Asphalt”.
6. Revise note #6 to refer to detail sheet. Provide detail for ADA parking stall on sheet C2.11.
SITE ACCESS:
7. Add WSDOT standard detail for driveway approach and sidewalk ADA requirements. Reference WSDOT
detail for entrance located on Edmonds Way (SR 104). Please note that truncated domes are not required for
ingress and egress on this project.
8. Note requirement of Transpogroup traffic analysis to remove vegetation at either side of the Edmonds Way
access for site distance requirements.
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9. Add appropriate signage to Edmonds Way access to show right turn in and right turn out restriction. It
would be advisable to possibly revise this entrance to a “pork chop” type where there is space to turn out of the
travel lane before making the turn into the parking lot.
FRONTAGE IMPROVEMENTS:
10. Add notes to plans for requirements of removal and replacement of frontage improvements with project and
if damaged during the construction.
11. Add note stating that existing curb and sidewalk are subject to replacement if in not in acceptable condition.
Engineering inspector shall determined any replacement necessary.
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12. Sidewalk shall be continued along the north property line to the intersection of Paradise and 6 Place.
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Please revise plans to show this requirement and add curb ramp for Pardise crossing at 6 Place.
13. Add to plans note stating that the curbing to be added on Edmonds Way shall match existing.
14. Show all striping to be added or replaced on Paradise Lane.
15. Remove section of intregal curb from City right of way at Edmonds Way access.
16. Rockeries are not allowed in the right of way. All rockeries on private property are required to be set back
from the property line a distance equal to the height of the wall. A rockery is one rock piled on another rock. A
single landscaping rock is not considered a rockery for these purposes. In this circumstance only the rockery that
is above the grade of the sidewalk (which may be none) or landscaping area would be considered as height in the
distance to height requirement. Landscape rocks will be reviewed for site hazard and interfering or creating a
hazard for pedestrians. Please remove rockery detail from plans.
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PARKING LOT
17. Refer to Building Division Handout B56 and Edmonds Community Development Code Chapter 18.95
including Figures 18-1 (pg 18-43) for required information.
18. Show all directional striping, signage, dimensions of parking spaces, width of access aisles including width at
turns.
19. Two way drive aisles are required to have a 24’ width, one way drive aisles, 12 ‘, parking stalls should
measure 8.5’ x 16.5’, excepting the ADA stall.
20. Show loading zone and how the area accommodates drive aisle requirements.
DETAILS SHEET C2.11
:
1. Please remove details F, J, K. Replace all references to these details with M|C2.11.
2. Add WSDOT details for driveway approach and sidewalk ADA requirements. Reference these details for the
Edmonds Way entrance/exit.
3. Add City of Edmonds detail for the asphalt sidewalk. Update references to sheet C2.01 if necessary.
4. Please replace detail D, E2.26 with E2.27.2.
5. Add City of Edmonds detail for vertical curb.
6. Remove City of Edmonds rockery detail.
7. Add City of Edmonds detail for ADA compliant parking stall.
DETAILS SHEET C2.12
:
1. Please remove asphalt access detail. Also remove any references on other sheets.
SHEET C3.01 GRADING PLAN
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1. Please remove striping and other information specific to the proposed construction. This drawing should
show the existing and proposed elevations and the temporary erosion control measures to be installed.
2. City of Edmonds requires elevations at either 2’ or 5’ of change. Top of wall and bottom of wall elevations
and curb elevations are helpful to show how contours tie in. Fine grading elevations can be referenced on
specific plans when necessary.
3. Include in grading quantities the total for the building foundation.
4. Provide bottom of footing elevation for the proposed structure.
SHEET C4.01 STORM DRAINAGE PLAN
1. Sheet C4.11- Detail A shows the storm filter manhole with 3 cartridges. The Stormwater Site Plan currently
calls for two tall cartridges. Please reconcile.
2. Sheet C4.12 - Detail 6 - Indicate here or elsewhere that the both the longitudinal and cross slopes of all
"layers" of this infiltration system (rock and chambers) will be zero (level), to match the modeling.
3. Under Legend please remove “proposed” from “Proposed Property/Boundary Line”. The plan should reflect
existing boundary lines. If the two lots are being combined, the property line should show the boundaries as they
will be at time of construction.
SHEET C5.01 UTILITY PLAN
GENERAL:
1. Add note to plan regarding separation and installation requirements of utility construction.
2. Add note to plans that all utilities shall be placed underground.
3. Show where utility trenches will be located.
4. Electrical is to be a separate permit obtained from Labor and Industries.
5. All pipe should have size, material and length called out on plans.
WATER SERVICE:
6. Water service including irrigation is regulated by Olympic View Water Sewer District. Please provide copy
of water utility plan approved by OVWSD. Add this information in the sheet notes.
7. Call out existing water meter on plan.
8. Please revise plan to show location of irrigation meter on private property.
SANITARY SERVICE:
9. Add note to plans regarding requirements for reuse of side sewer and sewer lateral.
“If reusing Side Sewer: Property owner must have condition verified and provide a report and TV to the
City’s Public Works department for review.”
“If re-using existing Sewer Lateral: condition must be verified by the City’s Public Works department.
Contact Edmond’s Sewer Division: 425-771-0253”
10. Sewer line shall be a minimum size of 6” and minimum depth of 24” for commercial projects. Also note
sewer pipe material on plans (SDR 35 or D.I. required).
11. Provide 6” cleanout at property line.
12. A 2% slope is required for the side sewer note on plans.
13. Add proposed inverts for all cleanouts and at connection to City main,
ELECTRICAL POWER SOURCE:
14. Note on plan: Electrical Permit shall be obtained through Labor and Industries.
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15. Revise plan to show the power line underground. If crossing gas at any point, please provide a cross section
detail that shows the regulation required separation.
DETAILS SHEET C5.11:
1. Please replace trench detail D, E4.2 and replace with detail E4.1. Note on detail pipe bedding of sand and
pipe zone of ¾” crushed.
SHEET C6.01 TRAFFIC CONTROL PLAN/HAUL ROUTE
:
1. Please submit a traffic control plan for Paradise Lane.
Please resubmit a written response to all comments and 3 copies of the revised plans/documents to Teresa
Umbaugh, 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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