bld20110196-Panera-E2.pdf
DATE: May 20, 2011
TO: Eric Morff
emorff@core-eng.com
FROM: Jeanie McConnell, Engineering Program Manager
RE: Application #: bld20110196
Project: Panera Bread
Project Address: 7929 Lake Ballinger Way
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit three (3) sets of revised
plans/documents with a written response to each of the items below to Theresa Umbaugh.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
GENERAL
1.Please provide an itemized engineers 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
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will 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
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estimate for all improvements.
2.Please submit a traffic control plan for review and approval. Traffic control shall be provided
for curb & sidewalk work in the City right-of-way on Lake Ballinger Way.
3.Please include a City of Edmonds approval block on the plan sheets that states Approved by:
City Engineering Division.
4.Provide a Construction Sequence and General Notes section on the cover sheet similar to the
examples attached.
5.Provide a sheet index on the cover sheet.
6.Provide utility purveyor information on the sheet index.
7.Where City standard details are identified in the key notes, please incorporate the details into
plan set and add reference to the plan sheet in which they are located.
bld20110196-Panera-E2 Page 1 of 8
Traffic Impact Analysis
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1.The analysis received adequately addresses the two-way left turn lane in 244, but does not
provide an analysis of the traffic mitigation fees for the project. This is currently being
coordinated with Mark Etherington of Panera Bread, but is noted in these plan comments as a
reference to the outstanding issue.
2.City Traffic Engineer, Bertrand Hauss is requesting that all delivery trucks for the Panera site
use the westerly most driveway entrance due to the insufficient storage space in the left hand
turn lane directly east of the Panera entrance.
Sheet C-1 Demolition Plan
1.Please revise key note #3 to include concrete and pavement.
2.The plans reference key note #8 in several places in areas that appear to be indicating removal of
curb. Please revise as needed.
Sheet C-2 Site Plan
1.A large striped aisle is indicated on the plans just east of the driveway approach.
a.Could this area be low growth vegetation instead of asphalt?
b.Please adjust extents of striped area to allow for a 24-foot minimum drive aisle width
between the striped area and the ADA parking stalls.
2.The existing sidewalk curb ramp to the east of the driveway entrance should be removed and
replaced with standard curb and sidewalk. Please indicate as such on the plans.
3.The plans indicate the public sidewalk will be routed onto private property. Doing so will
necessitate the need for a pedestrian easement.
a.Another option would be to construct a driveway approach per City standard detail
E2.27.2, which would allow the sidewalk to remain within the right-of-way and still
provide an ADA compliant pedestrian path.
b.Changing to this style of approach would lessen the slope of the driveway.
c.Please note, City detail E2.27.2 indicates the use of curb and gutter and it appears as
though the existing curb on Lake Ballinger Way is vertical curb. Notes could be added
to the detail to reflect this change.
4.City code restricts driveway slopes to 14%, unless a waiver approval has been received from the
City Engineer. Under no circumstances can the slope of the driveway exceed 14%.
a.The slope of the driveway in the current proposal appears to be at or slightly above 14%.
b.As noted above, revising the style of driveway entrance could help reduce the slope.
c.If the slope cannot be reduced below 14%, then youll need to submit a request for
waiver outlining the circumstances that prevent you from meeting the code requirement.
5.Please include parking stall dimensions on the plan set. Standard parking stalls shall be 8 ½ -
feet in width by 16 ½ - feet in length.
6.I was not able to find key note reference #32 in the plans. Please indicate where this has been
used, or remove note if it is not used.
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Sheet C-3 Grading Plan
1. Please revise sheet title to: TESC and Grading Plan
Sheet C-4 Utility Plan
1.Please add topography contours to the plan sheet so proper slope and flow of runoff can be
verified.
2.Provide rim and invert elevations in plan view at all structures, identifying all pipes and
connections.
3.Provide flow arrows where appropriate to more clearly indicate direction of surface runoff
flows.
4.Flogard Filter:
a.All roof top downspouts shall connect to the proposed storm detention system, however
these flows should not run through the Flogard Filter. The roof runoff can dilute the
pollutants in the pavement runoff and make the flow more difficult to treat. Please
revise plans accordingly.
b.Please provide sizing calculations for the Flogard Perk filter. The allowable inflow rate
to the filter must be at or below the rates approved by the Washington Department of
Ecology.
c.Please substitute the Flogard detail provided on the plans with the following:
http://www.kristar.com/wp-content/uploads/downloads/2011/04/PF-CCB-WA-0001-
REV-NR_Perk-Filter-Concrete-Catch-Basin-1-CART.pdf.
d.Please include the operations and maintenance manual for the Flogard filter system so it
can be properly maintained by the property owner and the City inspectors have the
necessary information to inspect the system in the future.
5.Note 19, Neenah drainage structure:
a.Where proposed, the grate will need to be open to accept runoff flows. Please confirm
that this system has a pedestrian safe grate.
b.The plans do not indicate pipe connections to the proposed storm drainage system.
Please revise accordingly.
6.The detention system is sized to city standards. The City pre-sizing table used, however,
assumes the following that must be included on this sheet or on the detention system detail
sheets:
a.Detention pipe slope = 0.005 ft/ft
b.Minimum diameter outflow pipe and riser = 10-inches in diameter. Outflow pipe invert
elevation must be equal to the detention pipe invert elevation at the control manhole.
7.Provide a section detail for the detention system flow control structure. Rim, invert and orifice
elevations shall be provided. Please also show the location of the ladder and all pipe
connections.
8.Please clarify the following concerns regarding the water meter & premise isolation.
a.Key note 3 indicates the existing water meter will remain. Is the meter in the existing
vault or adjacent to the vault?
b.Key note 26 references the need for a reduced pressure backflow assembly in a hot box.
This installation shall be consistent with City standard detail E7.11. Please show the
location of the RPBA and hot box on the plans and reference and incorporate into the
plan set City detail E7.11.
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9.The valve cluster proposed on the water line ahead of the fire line and domestic services shall be
constructed to City standard detail E7.18 or E7.18.1. Please reference and incorporate the
standard detail into the plan set.
10.Key note 12 references City standard detail E7.8. & E7.8.1. Please incorporate these details into
the plan set and clearly note the size of vault to be installed with this project.
11.Please add a note to the plans requiring a 4 storz adapter be installed on the existing fire
hydrant.
12.The sanitary sewer line is not shown in its entirety and there are concerns that the proposed
water system improvements may conflict with the existing sanitary sewer system. Please
provide additional information to confirm there are not conflicts.
Sheet C-5 Landscape Plan
1.Add note to plans that all newly landscaped areas must have compost-amended soils to City
standards.
2.Some of the existing vegetation to the east of the driveway entrance inhibits sight distance. Add
note to plans that the vegetation shall be removed and replaced with low growing variety
plantings (less than 3-feet in mature height).
3.Please show the location of existing sprinkler system. At a minimum the location of the
backflow preventor shall be shown on the plans.
Sheet C-6 Detail Sheet
1.The concrete sidewalk detail shall be removed and replaced with City standard detail E2.13.
Please note, the sidewalk section through the driveway approach has a different thickness, as
noted on detail E2.27.2.
Sheet C-7 Detail Sheet
1.Remove and replace erosion control details for silt fence, rock entrance and CB protection with
city standard details E1.1, E1.2 and E1.3.
2.Please confirm with City building division Leif Bjorback, bjorback@ci.edmonds.wa.us that
the handicap accessible parking sign shall include a fine. I dont believe Ive seen that yet in
Edmonds.
Sheet DA-1 Drainage Area Map
1.If possible, provide a legible hydraulic calculation sheet. If it doesnt work to incorporate it into
the plan set then attaching a separate document is acceptable.
Sheet A-1.0 Site Plan
1.Please add a general note to this plan sheet that references the civil construction drawings for
engineering requirements.
Please contact me at 425-771-0220 or by e-mail at mcconnell@ci.edmonds.wa.us if you have
specific questions regarding these plan corrections.
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SAMPLE CONSTRUCTION SEQUENCE NOTES
1. SCHEDULE A PRE-CONSTRUCITON MEETING WITH CITY ENGINEERING DIVISION AT 425-
771-0220, EXT. 1326.
2. REVIEW ESC NOTES.
3. CALL FOR UTILITY LOCATES.
4. INSTALL ESC MEASURES AND MAINTAIN DUST CONTROL.
5. HAVE EROSION CONTROL MEASURES INSPECTED BY CITY OF EDMONDS
CITY ENGINEERING INSPECTOR. (ALL TEMPORARY SEDIMENTATION AND EROSION
CONTROL MEASURES MUST BE IN PLACE AND INSPECTED PRIOR TO ANY CONSTRUCTION
OR SITE CLEARING. EROSION AND SEDIMENTATION CONTROL PRACTICES AND/OR DEVICES
SHALL BE MAINTAINED UNTIL PERMANENT VEGETATION IS ESTABLISHED.)
6. ROUGH GRADE SITE AS REQUIRED TO INSTALL DRAINAGE FEATURES.
7. DEMOLISH EXISTING STRUCTURES
8. CLEAR, GRUB & ROUGH GRADE REMAINDER OF SITE. REVEGETATE
DISTURBED AREAS NOT SUBJECT TO ADDITIONAL SURFACE DISTURBANCE
IMMEDIATELY AFTER ROUGH GRADING. (OTHER EXPOSED AREAS SHALL BE
STABILIZED PER EROSION CONTROL NOTES BELOW)
9. INSTALL UTILITIES AND OTHER SITE IMPROVEMENTS.
13. STABILIZE AND REVEGETATE ENTIRE SITE.
14. ESTABLISH LANDSCAPING AND PERMANENT VEGETATION. EROSION CONTROL
FEATURES CAN BE REMOVED UPON FINAL SITE STABILIZATION AND APPROVAL BY CITY
INSPECTOR.
SAMPLE GENERAL NOTES
1. ALL MATERIALS AND WORK SHOWN ON THESE PLANS SHALL CONFORM TO THE CITY OF
EDMONDS STANDARD PLANS AND DETAILS, THE FOLLOWING SPECIFICATIONS AND CODES,
AND ALL OTHER APPLICABLE LOCAL MUNICIPAL, STATE, AND FEDERAL CODES, RULES
AND REGULATIONS:
- CURRENT INTERNATIONAL BUILDING CODE (IBC)
- 2010 WSDOT/APWA STANDARD SPECIFICATIONS FOR ROAD, BRIDGE AND MUNICIPAL
CONSTRUCTION
- WASHINGTON STATE DEPARTMENT OF ECOLOGY STORMWATER MANAGEMENT MANUAL
FOR THE PUGET SOUND BASIN (CURRENT EDITION)
2. STANDARD PLAN AND TYPE NUMBERS INDICATED ON THESE DRAWINGS REFER TO CITY
OF EDMONDS STANDARD DETAILS, UNLESS NOTED OTHERWISE
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3. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOBSITE WHENEVER
CONSTRUCTION IS IN PROGRESS.
4. DEVIATIONS FROM THESE PLANS MUST BE APPROVED BY THE ENGINEER OF RECORD
AND THE LOCAL GOVERNING AUTHORITY.
5. CONTRACTOR SHALL RECORD ALL APPROVED DEVIATIONS FROM THESE PLANS ON A
SET OF "AS-BUILT" DRAWINGS AND SHALL SUMMARIZE ALL AS-BUILT CONDITIONS ON
ONE SET OF REPRODUCIBLE DRAWINGS FOR SUBMITTAL TO THE OWNER PRIOR PROJECT
COMPLETION AND ACCEPTANCE. A SET OF AS-BUILT DRAWINGS SHALL BE SUBMITTED TO
THE CITY OF EDMONDS PRIOR TO FINAL APPROVAL OF THE BUILDING OCCUPANCY/FINAL
PROJECT APPROVAL.
6. ELEVATIONS SHOWN ARE IN FEET. SEE SURVEY FOR BENCHMARK INFORMATION.
7. THE LOCATIONS OF EXISTING UTILITIES AND SITE FEATURES SHOWN HEREON
HAVE BEEN FURNISHED BY OTHERS BY FIELD SURVEY OR OBTAINED FROM
AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY
AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR
TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY
LOCATIONS SHOWN AND TO FURTHER DISCOVER AND PROTECT ANY OTHER
UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF
THIS PLAN. CONTRACTOR SHALL VERIFY LOCATION, DEPTH, SIZE, TYPE AND CONDITION
OF EXISTING UTILITY LINES AT CONNECTION OR CROSSING POINTS BEFORE TRENCHING
FOR NEW UTILITIES. ENGINEER ASSUMES NO RESPONSIBILITY FOR THE COMPLETENESS
OR ACCURACY OF THE EXISTING UTILITIES AND SITE FEATURES PRESENTED ON THESE
DRAWINGS. ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF CONFLICTS THAT ARISE.
8. CONTRACTOR SHALL LOCATE AND PROTECT ALL UTILITIES DURING
CONSTRUCTION AND SHALL CONTACT THE UNDERGROUND UTILITIES LOCATION
SERVICE (1-800-424-5555) AT LEAST 48 HOURS PRIOR TO CONSTRUCTION.
9. CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE
PROJECT SITE BEFORE STARTING WORK AND SHALL NOTIFY OWNER'S REPRESENTATIVE
OF ANY DISCREPANCIES.
10. PIPE LENGTHS WHERE SHOWN ARE APPROXIMATE AND MAY CHANGE DUE TO FIELD
CONDITIONS.
11. CONTRACTOR SHALL OBTAIN A COPY OF THE GEOTECHNICAL REPORT
(WHERE APPLICABLE) AND SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH THE
CONTENTS THEREOF. ALL SITE WORK SHALL BE PERFORMED IN STRICT COMPLIANCE
WITH THE RECOMMENDATIONS OF THIS REPORT.
12. STRUCTURAL FILL MATERIAL AND PLACEMENT SHALL CONFORM TO THE
RECOMMENDATIONS OF THE PROJECT GEOTECHNICAL REPORT.
13. MANHOLES, CATCH BASINS, UTILITIES AND PAVEMENT SHALL BEAR ON MEDIUM
DENSE TO VERY DENSE NATIVE SOIL OR COMPACTED STRUCTURAL FILL. IF SOIL IS
DISTURBED, SOFT, LOOSE, WET OR IF ORGANIC MATERIAL IS
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PRESENT AT SUBGRADE ELEVATION, REMOVE AND REPLACE WITH COMPACTED
STRUCTURAL FILL PER GEOTECHNICAL REPORT.
14. SEE SURVEY AND ARCHITECTURAL DRAWINGS FOR DIMENSIONS AND LOCATIONS OF
BUILDINGS, LANDSCAPED AREAS AND OTHER PROPOSED OR EXISTING SITE FEATURES.
15. SEE ARCHITECTURAL DRAWINGS FOR PERIMETER FOUNDATION DRAINS.
FOUNDATION DRAINS SHALL BE INDEPENDENT OF OTHER SITE DRAIN LINES AND
SHALL BE TIGHTLINED TO THE STORM DRAIN SYSTEM WHERE INDICATED ON THE PLANS.
16. ALL REQUIRED STORMWATER FACILITIES MUST BE CONSTRUCTED AND IN
OPERATION PRIOR TO INSTALLATION OF ANY PAVEMENT UNLESS OTHERWISE APPROVED
BY THE ENGINEER.
17. ALL ROOF DRAINS, PERIMETER FOUNDATION DRAINS, CATCH BASINS AND
OTHER EXTERNAL DRAINS SHALL BE CONNECTED TO THE STORM DRAINAGE SYSTEM,
UNLESS NOTED OTHERWISE.
18. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS REQUIRED FOR
INSTALLATION OF ALL SITE IMPROVEMENTS INDICATED ON THESE DRAWINGS.
19. AS A MINIMUM REQUIREMENT, ALL DISTURBED AREAS ON AND OFF SITE SHALL BE
RETURNED TO THE EQUIVALENT OF THEIR PRECONSTRUCTION CONDITION IN
ACCORDANCE WITH APPROPRIATE REQUIREMENTS AND STANDARDS.
20. ALL DISTURBED SOIL AREAS SHALL BE SEEDED OR STABILIZED BY OTHER
ACCEPTABLE METHODS FOR THE PREVENTION OF ON-SITE EROSION AFTER THE
COMPLETION OF CONSTRUCTION. SEE EROSION CONTROL PLANS FOR SPECIFIC GRADING
AND EROSION CONTROL REQUIREMENTS.
21. THE CONTRACTOR SHALL KEEP OFF-SITE STREETS CLEAN AT ALL TIMES BY SWEEPING.
WASHING OF THESE STREETS WILL NOT BE ALLOWED WITHOUT PRIOR APPROVAL.
22. THIS PROJECT IS NOT A BALANCED EARTHWORK PROJECT. BOTH EXPORT
AND IMPORT OF SOIL AND ROCK MATERIALS ARE REQUIRED.
23. SLOPE OF FINISHED GRADE SHALL BE CONSTANT BETWEEN FINISHED CONTOURS OR
SPOT ELEVATIONS SHOWN.
24. FINISHED GRADE SHALL SLOPE AWAY FROM BUILDING WALLS AT MINIMUM 5% SLOPE
FOR A MINIMUM DISTANCE OF 10 FEET.
25. CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL INSTALL AND MAINTAIN
SHORING AND BRACING AS NECESSARY TO PROTECT WORKERS, EXISTING BUILDINGS,
STREETS, WALKWAYS, UTILITIES AND OTHER EXISTING AND PROPOSED IMPROVEMENTS
AND EXCAVATIONS AGAINST LOSS OF GROUND OR CAVING EMBANKMENTS.
CONTRACTOR SHALL ALSO BE RESPONSIBLE FOR REMOVAL OF SHORING AND BRACING,
AS REQUIRED.
26. CONTRACTOR SHALL OBTAIN APPROVAL FROM THE CITY AND FOLLOW CITY
PROCEDURES FOR ALL WATER SERVICE INTERRUPTIONS, HYDRANT SHUTOFFS, STREET
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CLOSURES OR OTHER ACCESS RESTRICTIONS. CONTRACTOR SHALL NOT RELOCATE OR
ELIMINATE ANY HYDRANTS WITHOUT FIRST OBTAINING WRITTEN APPROVAL FROM THE
FIRE MARSHAL.
27. COORDINATE AND ARRANGE FOR ALL UTILITY CONNECTIONS, UTILITY RELOCATIONS
AND/OR SERVICE INTERRUPTIONS WITH THE AFFECTED OWNERS AND APPROPRIATE
UTILITY COMPANIES. CONNECTIONS TO EXISTING UTILITIES SHALL BE MADE ONLY WITH
ADVANCE WRITTEN APPROVAL OF THE AUTHORITIES GOVERNING SAID UTILITIES.
28. EXISTING UTILITY LINES IN SERVICE WHICH ARE DAMAGED DUE TO
CONSTRUCTION WORK SHALL BE REPAIRED AT CONTRACTOR'S EXPENSE AND
INSPECTED AND ACCEPTED BY CITY OF EDMONDS AND OWNER'S REPRESENTATIVE PRIOR
TO BACKFILLING.
29. NEW UTILITY LOCATIONS ARE GENERALLY SHOWN BY DIMENSION, WHERE NO
DIMENSIONS ARE INDICATED, LOCATIONS MAY BE SCALED FROM DRAWINGS. FIELD
ADJUSTMENTS SHALL BE APPROVED BY OWNER'S REPRESENTATIVE AND CITY.
30. WHERE NEW PIPE CLEARS AN EXISTING OR NEW UTILITY BY 6" OR LESS,
PLACE POLYETHYLENE PLASTIC FOAM AS A CUSHION BETWEEN THE UTILITIES.
31. SEE MECHANICAL DRAWINGS (WHERE APPLICABLE) FOR CONTINUATION OF SITE
UTILITIES WITHIN THE BUILDING.
32. SEE ELECTRICAL DRAWINGS (WHERE APPLICABLE) FOR EXTERIOR ELECTRICAL WORK.
33. SEE LANDSCAPE DRAWINGS (WHERE APPLICABLE) FOR SITE IRRIGATION SYSTEM.
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