ENG comments 1.pdfof Ellzvo CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
., ENGINEERING DIVISION
14�sr. , s9° (425) 771-0220
City Website: www.edmondswa.gov
DATE: August 17, 2017
TO: Tessa Shorett-Jackson — Magellan Architects
clover@magellanarchitects.com
FROM: Jennifer Lambert, Engineering Technician
Jennifer.lambert@edmondswa.gov
RE: Application #: bld20171038
Project: ABC Learning Center
Project Address: 23632 Highway 99, Suite 15, 16, & 17
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Reviews by other divisions, such as Planning, Building, or
Fire may result in additional comments. Please redline plans or submit three (3) sets of revised
plans/documents with a written response to each of the items below to a permit coordinator.
Resubmittals can be made at the Development Services Department on the 2nd floor of City Hall.
Permit Center hours are M, T, Th & F from 8am-4:30pm and on Wednesdays from 8:30am-noon.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
Please submit a traffic impact analysis worksheet for this project. Edmonds Community
Development Code (ECDC) requires mitigation fees to be assessed whenever there is a change
in use. It is not necessary to perform a traffic study as the building and site conditions are
existing, but a complete impact analysis shall be provided. Please refer to ECDC 18.82 as well
as City handout #E82 for traffic impact analysis requirements. Items #1 and #7 of the #E82
worksheet will need to be completed. The handout is available on the City's website under
Quick links, Handouts, at www.edmondswa.gov(hLtp://www.edmondswa.gov/handouts.html).
o Under Item Number 7, Mitigation Recommendations, please complete the fee table for a
Change in Use.
o In review of the ITE Land Use Categories shown in the Impact Fee Rate Table, it seems
appropriate to classify the existing land use as ITE Code 820 — Shopping Center and the
proposed land use as ITE Code 565 —Day Care Center.
o The 2004 Impact Fee Rates should be used for the previous use and the 2017-2019
Impact Fee Rates should be used for the proposed use.
1. Please provide a site plan that shows the following:
a. Driveway aisle widths (for the parking lot adjacent to the playground) - driveway
aisle widths for 2-way traffic shall be 24-feet.
b. Parking stall dimensions (for the parking lot adjacent to the playground) — Minimum
size for compact is 8' by 16.5' or standard stall is 8.5' x16.5'.
c. If the parking stalls north of the playground are not a minimum of 8' in width, please
show this area being striped to show no parking permitted.
d. Show the playground as it will be installed and note any changes to the existing area.
For example, will the playground be built on the asphalt or landscape (i.e. wood
chips), etc.
e. Show fencing.
£ Show any existing and proposed utilities located within the playground area (i.e.
catch basins, power, phone, etc.).
2. Will the asphalt, where the playground will be located, be removed or remain? If any
portions of the parking lot are to be removed to bare soils and replaced with an impervious
surface, those portions of the parking lot will be considered new impervious area.
a. The plans state that the playground will be 2500sgft. Please note that if you intend to
remove and replace the entire area with an impervious surface, stormwater
mitigation will be required (any area over 2000sgft triggers stormwater management
requirements). If stormwater is required, please show stormwater mitigation
consistent with the Edmonds Community Development Code 18.30
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