bld20110410-Ed Way Apts-E1.pdf
DATE: June 28, 2011
TO: Chris Davidson
cdavidson@studioms.com
FROM: Jeanie McConnell, Engineering Program Manager
RE: Application #: bld20110410
Project: Edmonds Way Apartments grading and utilities only
Project Address: 23014 Edmonds 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. The City recommends
use of the King County Site Improvement Bond Quantity Worksheet.
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 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
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estimate for all improvements.
2.Please submit a traffic control and haul route plan for review and approval. Individual plans
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shall be provided for all elements of work to be completed both in 232 and in Edmonds Way.
The submittal includes a plan that is sufficient for grading/hauling, but not for the installation of
frontage improvements.
3.Please add a City of Edmonds, Engineering Division approval block to all plan sheets.
4.Reference or include a signage and striping plan with the plan set.
bld20110410-Ed Way Apts-E1 Page 1 of 5
Storm Drainage Report
1.The storm drainage report submitted on June 20, 2011 is currently being reviewed by Jerry
Shuster, Stormwater Program Manager. Any comments will follow these plan review
comments. Jerry has indicated he may like to see some design changes to the storm retention
system with regards to treatment basin, overflow, etc. Comments pertaining to this will be sent
with any comments on the drainage report. In addition, if soils test/perc test information for the
raingarden was not provided in the storm drainage report it will be needed prior to plan
approval.
2.Please submit a Stormwater Pollution Prevention Plan for review and approval.
Traffic Impact Analysis
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1.Page 5 of the traffic analysis discusses sight distance along 232. Please verify the sight
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distance measurements provided account for the crown in 232 to the SW of the driveway.
2.Traffic mitigation fees were found acceptable, but calculations will need to be verified against
current foundation submittal and number of units and/or building square footage.
Sheet C101 Cover Sheet
1.Please add utility purveyor information.
Sheet C201 TESC Plan
1.Please add reference to which plan sheet the erosion control standard details are located.
2.Show protection fencing around the area of the proposed raingarden at the SE corner of the site.
This area should be protected from compaction as much as possible.
Sheet C202 TESC Details
1.Please revise the construction sequence as follows:
a.Include installation of protection fencing around trees and raingarden location.
b.Revise note #10 to state entire site.
Sheet C301 Grading Plan
1.For clarity, please remove the grayed out parking stalls shown in the area of the south parking
lot.
2.References to frontage improvements and associated details should be shown on sheet C503.
Sheet C401 Alignment / Horizontal Control Plan
1.Please revise plans to show drive aisles for two-way traffic at 24-feet in width or add notes to
indicate areas of one-way traffic.
2.A reference note is shown on the plans to see the approved architectural plans for parking stall
configuration. The parking stall plans within the architecturals appears to be incomplete. Please
reference specific architectural plan sheets that address striping and signage for the project or
include a separate striping and signage plan with the civil plans.
3.Comments for Parking lot striping plan:
a.Standard parking stall dimensions shall be 8.5-feet in width by 16.5-feet in length.
b.Drive aisles for 2-way traffic shall be 24-feet in width
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c.Areas of no parking shall be striping for no parking
d.Please consider the installation of the bollards or other vehicular barrier in the upper
parking lot of the south building to prevent vehicles from parking and/or driving into the
pedestrian access to the building.
4.Please reference the plan sheet within the architecturals that provides a detail for the trash
enclosure.
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5.Provide a cross section of the frontage along SR-104 and along 232 St SW. Cross section
should include travel lane, curb and/or curb/gutter, planter strip, sidewalk and width of each.
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6.With regards to curb ramp at the corner of SR-104 and 232, please ensure alignment is
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appropriate for crosswalk across 232 (no crossing established for SR-104) and in a location
that allows for the required 4 x 4 landing at the top of the ramp.
Sheet C501 Storm Drainage Plan
1.Call out pipe size and material for all storm pipe shown on this plan sheet.
2.Please call out the two existing CBs that are to be removed as TBR so it is understood they will
not be part of the final design of the storm system.
3.Add a note to the plans that clearly identifies the outdoor parking areas in the south building.
4.Add storm flow arrows where topo information is insufficient to indicate slopes/direction of
flow.
5.Please add a note to the plans indicating all storm drains to be provided within the covered
parking garage will need to be connected to the sanitary sewer system and will be reviewed and
approved under a separate permit. That portion of the uncovered parking lot located in and
accessed through the south building parking garage will need to be sloped toward the storm
catch basin provided and shall not flow towards any drains connected to the sanitary sewer
system.
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6.For clarity, please grey out some of the frontage improvements shown at the corner of 232
and SR-104 so the existing storm catch basin and pipe is visible.
7.The rain garden could outlet to the City storm system if designed to meet flow control and water
quality for the south building upper parking lot. Revise plans accordingly.
8.Please provide a detail for the rip-rap pad to be provided at the rain garden inlet.
9.Revise the Section A-A detail with regards to the raingarden as follows:
a.Reference and include in plan set a detail for rip-rap pads
b.Show the outlet pipe
c.Include invert elevations for the inlet and outlet pipes
d.An observation port shall be installed within the raingarden to monitor function of
the system.
e.Reference and include in plan set a detail for construction of rain garden, including
ponding depth, side slopes, soil mix, etc.
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10.Please incorporate include impervious surface chart as shown below in the plan set.
Line Type Area (square feet)
1. Non-Regulated
Exempt Regulated
2. Replaced
3. New (Post 1977) +
Total Regulated Impervious Area
4. =
Mitigation required 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
Sheet C502 Road and Storm Profile
1.Revise site road profile as follows:
a.Show utility crossings and clearances
b.Callout retention system chamber and reference detail sheet
c.CB #6 is show above finished grade. Please revise.
d.Show match line for continuation of pipe between CB #6 & CB #7.
Sheet C503 Frontage Improvement Plan
1.Curb sections through existing driveway approaches shall to be removed and replaced to match
existing curb sections and per WSDOT standards. I believe the curb along SR-104 is vertical
curb and not curb and gutter. Please confirm and note accordingly on the plans. The
appropriate WSDOT standard detail should be incorporated into the plan set.
2.Please add a note to the plans that indicates existing curb along the frontage of the property shall
be removed and replaced as required by the City inspector. At a minimum, existing
failed/damaged sections and sections that are damaged during the construction project will need
to be removed and replaced.
3.Driveway approaches shall be constructed at a minimum 24-foot width to allow for 2-way
traffic. In locations where one-way drive aisles exist, the width could be reduced to 20-feet
which is the minimum width for fire access. To my knowledge there are no exceptions to this
requirement, but I will continue to discuss this with the City planning division to see if there are
any alternative options based on the specific site zoning.
4.Show proposed street tree locations and reference landscape plan for further detail.
5.Provide a legend for the different hatching patterns shown on the plans.
6.Please revise hatching of landscape area between SR-104 and sidewalk to indicate landscaping
and not ACP.
7.Revise note for existing power pole to remain to read To Remain.
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8.The power pole that is to remain should be shown within the landscape strip and the sidewalk
shall jog behind the pole. Please revise plans accordingly.
9.A pedestrian easement shall be provided where the public sidewalk is shown to be located on
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private property (both on 232 and SR-104). The easements will need to be recorded prior to
final occupancy approval for the project and should be noted as such on the plans.
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10.Please provide a larger detail for the curb ramp at the corner of 232 and SR-104. Due to the
utilities shown in this area and various lines and hatching it is difficult to see the ramp.
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11.Please confirm that the location of the curb ramp at the corner of 232 & SR-104 allows for a 4
x 4 landing at the back of the ramp as well as alignment with the crosswalk and ramp on the
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south side of the street. Please note, the ramp on the south side of 232 abutting the
Woodhaven Vet Clinic will be shifted slightly west with their proposed project. Please add a
note to the plans requiring coordination with that project.
12.The crosswalk shall be constructed per WSDOT standards. Please reference and incorporate the
WSDOT crosswalk detail into the plan set.
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13.The driveway approach on 232 should be constructed per detail E2.27.2, which does not
include construction of a high capacity gutter. Please revise plans accordingly.
14.Landscape strips typically run along the frontage and abut the driveway and/or curb ramp. The
driveway approaches on SR-104 seem to be proposed in this manner. However, for the
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approach on 232 and the curb ramp at the corner of 232 & SR104 the landscaping stops shy
of the ramps. Please revise accordingly.
15.Please add a reference to the street cross sections that will be provided on sheet C401.
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16.An asphalt transition ramp shall be provided at the west end of the sidewalk along 232. The
ramp shall be sloped at no more than 1:12 and shall not exceed a 2% cross slope. Please revise
plans accordingly.
Sheet C504 Detention / Water Quality Details
1.Detail 2 seems to indicate only one inspection port will be installed within the entire system.
Please revise to clearly indicate an inspection port will be installed within each pipe section.
Sheet C601 Water and Sanitary Sewer Plan
1.Review and approval of this plan shall be completed by Olympic View Water and Sewer
District. A copy of their plan approval shall be submitted to the City prior to permit issuance.
2.It appears as though the storm profile could be removed from this plan sheet.
Sheets C701 and C702 City Details
1.Please revise sheet titles to state standard details.
2.Where appropriate, remove and replace city standard details with WSDOT standard details.
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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