bld20110196-Panera-E3.pdf
DATE: June 14, 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 Marie Harrison.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
Review Comments 1 May 20, 2011
Review Comments 2 June 14, 2011
GENERAL
- June 14, 2011 Thank you for submitting an engineers cost estimate for the off-site
1.
(right-of-way) improvements. The performance bond amount required to be posted prior
to permit issuance is - $9775.55. Please contact Marie Harrison to obtain a performance
bond form 425-771-0220 or Harrison@ci.edmonds.wa.us
- The engineers cost estimate for the on-site improvements will be required prior to permit
issuance. In order to keep inspection fees consistent between projects, the fee amount is
based off the engineers cost estimate and not off the contractors bid.
5/20/11 comment - 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
o
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
o
estimate for all improvements.
bld20110196-Panera-E3 Page 1 of 4
June 14, 2011 A traffic control plan has been provided on sheet TCP-1. Please see
2.
comments below.
5/20/11 comment - 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.
ok
3.
ok
4.
ok
5.
ok
6.
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.
Traffic Impact Analysis
June 14, 2011 A revised traffic impact analysis addressing mitigation fees has not yet
1.
been received. Please note, this document will need to be reviewed and approved by the
City prior to permit issuance.
5/20/11 comment - The analysis received adequately addresses the two-way left turn lane in
th
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
ok
1.
ok
2.
Sheet C-2 Site Plan
ok
1.
ok
2.
ok
3.
ok
4.
ok
5.
ok
6.
June 14, 2011 The trash enclosure concrete pad/apron location has been revised such
7.
that a portion of the apron extends into the 24-foot parking lot drive aisle. The concrete
apron is not required, only the concrete trash enclosure pad. At a minimum the corner of
the apron should be cut back to fall outside the travel lane. This could be redlined on the
plans either by you or the City. Please inform on how you would like to proceed with this.
Sheet C-3 Grading Plan
ok
1.
Sheet C-4 Utility Plan
ok
1.
ok
2.
Page 2 of 4
ok
3.
ok
4.
ok
5.
June 14, 2011 Please see comments under b and c below.
6.
5/20/11 comment - 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:
ok
a.
6/14/11 Thank you for making the plan changes. We do, however, have a few
b.
more comments as the comment from 5/20/11 did not provide clear enough
direction. It is recommended that the existing 8 pipe stubbed out from State 77
CB not be upsized to 10 as this would require separate approval from WSDOT.
The control tee & riser within the detention system shall be 10 in accordance with
the pre-sizing table, however the downstream pipe could be reduced to 8. Please
see note c below regarding slope.
5/20/11 - 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.
6/14/11 Key note #18 indicates 2.00% slope on the detention outfall pipe, however
c.
the invert elevations provided on the plans indicate a 0.2% slope. In looking at the
detention gallery detail provided on Sheet C-9 it appears as though the minimum
cover over the gallery within a traffic area could be 12. If this is the case, the
detention gallery could be raised up by 6 to achieve the 2.00% slope. This is not
required, but would make construction of the system easier.
6/14/11 - Please revise callouts for the detention outfall pipe as needed to reflect
d.
either 8 pipe or 10 pipe it is currently stated as both on this plan sheet.
ok
7.
June 14, 2011 Response comments state it is believed that the existing meter is in the
8.
existing vault. As there was still confusion on the location I contacted our operations
division and they have indicated the domestic meter is on the exterior of the vault. The
only appurtenances in the vault are the single swing check and the fire line meter, both of
which will be replaced by the new DCDA and vault. The plans should be revised to
indicate removal of the existing vault and installation of an RPBA in a hotbox immediately
after the meter. The RPBA & hotbox should be located in the landscape area.
5/20/11 comment - 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.
ok
9.
ok
10.
ok
11.
Page 3 of 4
June 14, 2011 Ok. City TV records indicate a stub in the sewer main at approximately
12.
156-ft north of the existing manhole (shown near the SW corner of the property).
Connecting the dots from this stub to the side sewer as shown on the plans, it appears as
though the existing sanitary sewer location falls north of the proposed DCDA vault
location. Field locate/verification notes as provided on plans will be acceptable.
5/20/11 comment - 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
ok
1.
ok
2.
June 14, 2011 Response comments state this is beyond the scope of this project. If the
3.
location of the existing irrigation sprinkler system cannot be shown on the plans that is
okay. The main concern is to have the irrigation backflow preventor shown on the plans.
5/20/11 comments - 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
ok
1.
Sheet C-7 Detail Sheet
ok
1.
ok
2.
Sheet DA-1 Drainage Area Map
ok
1.
Sheet A-1.0 Site Plan
ok
1.
Sheet TCP-1 Traffic Control
6/14/2011 Thank you for providing a traffic control plan. The sign types shown on the
1.
plan appear to be appropriate, but due to the volume of traffic and the congestion in this
area it is also recommended that a buffer vehicle with TMA arrow board be placed in the
work zone. Signage is also required to address the sidewalk closure. Please revise the plan
to include lane widths, sign spacing, channelizing device spacing/tapers, sidewalk closure
signage and TMA. WSDOT standard plan K-7 could be attached to the plans by either
you or the City so a new plan sheet does not need to be submitted. Please advise.
5/20/11 comment - 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.
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.
Page 4 of 4