BLD20110242_Woodhaven_Vet.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.ci.edmonds.wa.us
DATE:May 23, 2011
TO:Robert Long
RobL@lsaengineering.com
FROM:Jennifer Lambert, Engineering Technician
RE:Application#:BLD20110242
Project:Woodhaven Veterninary Clinic –New Clinic
Project Address: 23204Edmonds 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.
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
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 Marie Harrison, Permit Coordinator –425-771-0220 or
Harrison@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.
2.Please submit a traffic control and haul route plan for review and approval. Individual plans
nd
and in Edmonds Way.
shall be provided for all elements of work to be completed both in 232
3.Please send plans to Olympic View Water Sewer District for review and approval. Please
provide a copy of approved plans to the City of Edmonds.
4.Please confirm with the Post Office and provide written approval that the current location of the
mailboxes is OK.
SHEET C1
1.Please change the title of this sheet to say “Site Development, Drainage, and Utility Plan”.
BLD20110242_Woodhaven_VetPage 1of 4
2.Please add utility purveyor information.
3.Please reference the trash enclosure detaillocation.
4.Please add the impervious surface chart as shown below.
LineTypeArea (square feet)
1.Non-Regulated
ExemptRegulated
2.Replaced
3.New (Post 1977)+
Total Regulated Impervious Area
4.=
Mitigationrequired if in excess of 2000sf
-
5.Total Area Mitigated by Existing Stormwater Management System(s)
=
6.Regulated Area Not Yet Mitigated
7.Area Proposed to be Mitigated by Low Impact Development Techniques
=
8.Area Proposed to be Mitigated through Conventional SWM Techniques
5.Please add additional information or remove the the CB located at the northwest corner of the
property:
a.It is unclear as to where the storm lines connected to the CB are receivingflows fromor
discharging to. TheCity of Edmonds shows that this CB is not connected to the city
system.
b.If this CB is no longer in use, then please show the CB to be removed.
6.Sheet C4 includes and oil/water separator detail. Please show/note on this plan sheet where the
oil/water separator tee will be installed.
7.Please show the dimensions of the parking stallsto City standards.
8.Please state what the hatching located at the southeast corner of the parking lot is for.
a.If the hatching is to represent no parking, please either hatch the full length of the stall or
you may widen the adjacent stall to include this area.
nd
9.Please show the crosswalk across 232,to be stripedper WSDOT standard plan M-15.10-01.
10.Please reference the WSDOT standard for the curb ramp to be installed.
nd
11.Please show the corner curb ramps at both ends of the crosswalk across 232St.
12.Please show the stop bar.
nd
13.Please show the painted centerline on 232St.
nd
14.Sidewalk is required along Edmonds Way; however, sidewalk is not required along 232St.
nd
a.If you intend to install a sidewalk along 232St, a public access easement will be
required due to the proposed sidewalk being partially on private property.
b.Please note that 2’ asphalt cut will be required for any installation of curb/gutter.
nd
c.Please dimension the area between the curb/gutter and the painted centerline on 232
St. The face of curb shall be offset a minimum of 12’ from the painted centerline.
nd
Provide a cross section of 232showing centerline, lane width & curb/gutter, sidewalk
placement.
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15.Per Edmonds Community Development Code, 7-10’ sidewalks are required along Edmonds
Way. Transportation Comp Plan provides guidance for primary aerterials to have a landscape
buffer between the sidewalk and street.
a.As stated in the pre-application meeting 7-10’ walks and street trees are required along
the frontage of the subject property.
b.For consistency with other projects designed within this section of the Edmonds Way
corridor all future developments are required to install a minimum 4’ wide landscape
strip and a minimum 5’ wide sidewalks.
c.Sidewalks shall be concrete.
d.Please add a note that the proposed sidewalk will match into the existing sidewalk grade.
e.Please add “replace curb as required per WSDOT standards” and incorporate detail into
plan set.
16.I suggest that standard detail E.2.27.2 be used for the driveway approach. It will allow for easier
accessinto and out of the site.
a.If you intend to use E2.27.2 instead, please change the callout on C1 and change the
detail shown on C4.
17.Please show therestricted clearing / grading area.
SHEET C2
1.Please add a legend to the plans.
2.Please add/show inlet protection per Edmonds Standard Detail E1.3.
3.Please refer to the standards detailsprovided on Sheet C4.
4.Will the rock entrance be installed or will the existing asphalt parking be used for the
construction entrance?
a.If the existing asphalt will be used for the construction entrance, please add notes to
the construction sequencing to phase properly.
SHEET C3
1.Please show/note where the oil/water separator tee will be installed.
SHEET C4
1.Please add the appropriate WSDOT standard curb ramp detail.
2.If you intend to use E2.27.2 instead of E2.26, please change the detail shown on C4.
TRAFFIC IMPACT ANAYLSIS
Reviewed and approved.
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STORMWATER REVIEW, by Jerry Shuster, Stormwater Eng Program Manager
While the infiltration facility is properly sized for the contributing area, additional pipes are required
in the trench to properly disperse the flows throughout the infiltration bed, as simulated by the
modeling.The maximum trench width served by one 6 inch perforated pipe is 5 feet (King County
Surface Water Manual, referenced in Section 5.5.2 of the Edmonds Stormwater Code Supplement).
Since this trenchis 11 feet wide, it will need three pipes in the trenchor three separatetrenches 10
feet on center.
At least 2 feet of cover over the top of the infiltration trench is required in areas with vehicle traffic
in the drive lane of the parking lot.
Please contact me at 425-771-0220 or by e-mail at jennifer.lambert@ci.edmonds.wa.usif you have
specific questions regarding these plan corrections.
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