Complete_moreInfo_20141031.pdf
MEMORANDUM
Date:October 28, 2014
To:
Kernen Lien, Senior Planner
From:
Jeanie McConnell, Engineering Program Manager
Bertrand Hauss, City Traffic Engineer
Subject:
PLN20140054–Conditional Use for Drive Through
PLN20140055–Design Review
Seven Hills Properties / Starbucks–9801 Edmonds Way
The comments provided below are based upon review of the application and documents
submitted for the conditional use permitand design reviewfor the proposed Starbucks
development and drive through at 9801 Edmonds Way. Additional information is requested
from the applicant at this time.Please ask the applicant to respond to thefollowing.
The traffic impact analysis prepared by Transpo Group and dated July 2014, includes
information related to Starbucks Queuing. The total hourly flow rate is stated to be 111
th
vehicles per hour. The 95Percentile Queue is stated to be 10 vehicles with a queue length of
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200 feet. Please elaborate on how the 95percentile was derived. What is this calculation
based on?
Please update the architectural site plan (A-1001) to include the following elements consistent
with the landscape plan and preliminary civil construction plans:
a)Extent of curb separating proposed drive-through lane from existing 2-way access
drive aisle between Walgreens and the proposed development.
b)Pavement markings (i.e. painted directional arrows) to clearly indicate traffic flows
through the site and any effect this may have on the queue lane. A section of the
drive-through queue lane should be striped and/or signed as appropriate so vehicles
“do not block” access from the drive aisle between the proposed rain garden and the
parking area west of the rain garden.
c)Clearance bar –placed in a location that allows vehicles to leave the drive-through
lane when needed.
In addition, please update the architectural site plan to specify driveway widths and
description of proposed directional signagethat has been called out on the plans.
Thank you.
City of Edmonds
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Height Calculation Information
PROCEDURE:
Height must be calculated prior to any on-site grading or alteration of topography. It
is understood that in rare occasions vegetation may have to be removed in order to gain access to grade.
On formal subdivisions of property, a topography map is usually included in the recorded documents
on file with Snohomish County or City of Edmonds. It is highly recommended that applicants utilize
these maps for determination of height.
1. To determine the maximum height permitted on a site, stake out the smallest rectangle (within the
boundaries of the site) that encompasses all four corners of the proposed building outline/building
pad at original, undisturbed soil.
2. Projections such as bay windows must be included within this rectangle.
Exemptions:
Chimneys and eaves projecting no more than 30 inches from the exterior wall of
the building and uncovered decks.
3. Select a datum point to establish a starting mark to compute grade elevations at the designated
four corners. The datum point must be a permanent point of reference. Use the top of a manhole
cover, fire hydrant, or street monument. Reference the datum point elevation at +100. On the
site plan describe the datum point and show its location and elevation.
4. Calculate the difference in elevation from the datum point to each corner of the rectangle (above
or below the starting elevation of +100) at original, undisturbed soil. Next, add the four corner
elevations together and divide by a factor of 4 to determine the average grade of the building pad.
On the site plan show the elevations of the four corners and show the calculations of average
grade.
5. Take the average grade number and add the maximum allowable height per the specified zoning
district. This elevation is the maximum height allowed for the proposed location of the building.
In the attached example, the single family average grade is +102.5, add +25 feet, for a maximum
height of +127.5. As shown on the plot plan the actual height of the building is +125. Be sure
the average grade, maximum allowed height and actual height are noted on the plot plan and
elevation view.
plot plan
6. As in the example on the submitted show all height calculations, the elevation of each
corner, the datum point, the average grade, the maximum height allowed and the actual height of
elevation views
the building, and on one of the within the architectural plans, show the average
grade, the maximum height allowed, and the actual height of the building.
Revised 9/2010
#B41
7. Height field verification shall be done by the applicants agent/contractor and observed by the
building inspector. The agent/contractor shall set up the equipment; establish the datum point
and the point of average grade. These items must be consistent with the approved plan.
If the proposed height of a building (as shown on the plans) is within 12 inches of the maximum
height permitted for the zone an elevation survey is required. An elevation survey consists of
three components, to be conducted by a licensed surveyor.
Prior to construction the surveyor shall establish average grade as specified in ECDC
·
21.40.030, and shall establish a reference datum point that will be undisturbed and can be
freely accessed.
The surveyor shall locate the elevation of the first floor prior to the City under-floor
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inspection,
A final letter of height confirmation shall be provided upon completion of the structure.
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Revised 9/2010