bld20121075-Hinsch-Gifford-CU-E1.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:December 6, 2012
TO:Steve & Kathy Hinsch
khinsch@comcast.net
FROM:Jeanie McConnell, Engineering Program Manager
RE:Application#:bld20121075
Project:Change of Use –Residential to Commercial (Law Office)
Project Address: 23901 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 Linda Thornquist.
City of Edmonds handouts,standard detailsand development codecan be referenced on the City
website.
GENERAL
1.Please revise site plan to clearly show location of sidewalk and proposed landscape areas
adjacent to sidewalk.Provide dimensions for both.
2.Please confirm that sidewalk and driveway approaches meet ADA requirements. Refer to City
of Edmonds standard detail E2.26and E2.13for maximum slope requirements. Thosesections
that do not meet ADA requirements will need to be removed and replaced to meet current
standards.
3.Parking lot surface shall not be crushed rock. A hard surface of asphalt, concreteor pavers
(pervious or impervious) shall be provided.The driveway approaches shall be asphalt or
concretefrom the back of sidewalk to the property line.
4.Clearly indicate one-way travel through the parking areas. Plans indicate entrances and exit, but
do not clearly propose striping or signage. At a minimum, signage will be required toshow the
two southernmost drives as entrances onlyand the northernmost as an exit only.The two
entrances should have signage that states ENTER ONLY on one side and DO NOT ENTER on
the other side of the sign. The exit signage should state EXIT ONLY and DO NOT ENTER.
5.One-way travel lanes only need to be 12-feet in width. Minimizing the width of the drive in
front of the building will reduce impervious surface areasand provide for increased
landscaping.
6.The parking stall next to the garage only needs to be 8 ½ feet in width, although 10-feet would
make it easier to get in and out of the vehicle as the stall is right against the building.
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7.Please refer to Planning Division comments for landscaping requirements on the south side of
the property. You will be required to minimize the parking and driveway areas. In doing so,
you should consider providing a gradual taper from the edge of existing asphalt at the driveway
approach over to the southernedge of the new parking area.
8.Grasscrete is proposed in the parking area to the south of the building. Please provide
specifications and a construction detail for the grasscrete. Installation will need to be per specs,
including subgrade. In addition, if the grasscrete is installed as a stormwater management
system it will need to be reviewed upon resubmittal by our stormwater engineer.
9.The Site Classification Worksheet provided in City handout E72 shall be completed and
submitted to the City. Please complete the table provided within and attach it to the plans.
10.Please show the existing rockery within the right-of-way. Rockeries are prohibited within the
City ROWand shall be removed. A retaining wall could potentially be constructed, but if
located within the City right-of-way itwould need to be approved through an encroachment
permit process.
11.Show existing utility locations frompoint ofconnection to public utility system to building.
This includes water, sewer,storm, power, gas, phone, and cable.
12.Will an irrigation system be installed? If so, please show location of proposed irrigation meter
and required backflow assembly.
13.Compost amended soils will be required in any disturbed pervious areas consistent with City
handout E72C. Please reference this handout on the plans.
Please contact me at 425-771-0220 or by e-mail at mcconnell@ci.edmonds.wa.usif you have
specific questions regarding these plan corrections.
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