Engineering Comments 3-BLD20180503-Kids Fdn Acad.pdfof EDV0 CITY OF EDMONDS
CIVIL PLAN REVIEW COMMENTS
ENGINEERING DIVISION
6'st 1 g90 (425) 771-0220
City Website: www.edmondswa.gov
DATE: November 14, 2018
TO: Ralph Allen
Grace Architects
rwallen@gracearchitectspllc.com
FROM: Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
RE: Application 4: bld20180503
Project: Kids Foundation Academy
Project Address: 21827 76th Ave W
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please submit 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.
Comments 1 —May 30, 2018
Comments 2 — August 2, 2018
Comments 3 — November 14, 2018
The scope of the project and plan sheet numbering has changed. The previous plan review
comments that remain in effect have been rearranged to correlate with the new plan sheets.
** PLEASE NOTE — THE PLAN SHEET TITLES AND NUMBERING OF COMMENTS
PROVIDED BELOW HAVE BEEN REVISED TO MATCH THE NEW CIVIL PLAN SET
RECEIVED ON October 23, 2018 **
GENERAL
1. November 14, 2018 — New civil plans have been provided; however, the information
provided within the plan sheets is difficult to read. Please revise as follows:
a. Provide the base survey layer as an "existing conditions" plan sheet.
b. Include a copy of the previously approved demolition plan, which clearly shows
features to be demolished and/or provide new demo plan if there are additional
features to be removed that were not shown on the previously approved plan.
c. Provide a separate frontage improvement plan (for 2191h) that does not include the
existing features to be demolished, but rather provides focus on what is to be
constructed. This plan sheet could also be titled as "Site Improvement Plan" and
include parking stall layout and striping information as well.
2. November 14, 2018 — A traffic control plan was provided; however, signage has been
shown for a full street closure. It appears as though only a lane closure is proposed and
therefore the signage is not appropriate. In addition, street closures should not be used
unless it is the only feasible option. It is recommended that you review WSDOT standard
plans and apply to this project as appropriate.
August 2, 2018 — Response letter states that no closures of 2191h are anticipated; however,
frontage improvement work along 219th St SW will be required with the removal of the parking
garage entrance. Please provide a traffic control plan.
May 30, 2018 comment - Provide a traffic control plan addressing lane closure on 2191h during
construction.
3. November 14, 2018 — Comment not responded to.
August 2, 2018 — comment not addressed. It has been stated that some coordination with the
applicant's traffic engineer is needed; however, no questions have been posed by the traffic
engineer so it is unknown what is needed.
May 30, 2018 comment - Provide traffic impact analysis worksheet. Refer to City Handout
E82.
4. November 14, 2018 - Include a City Engineering Division approval block on all plan
sheets. Refer to sample on City website.
5. November 14, 2018 - Include construction sequence. Refer to sample on City website.
6. November 14, 2018 - Include General Construction Notes. Refer to sample on City
website.
7. November 14, 2018 - Provide civil plan sheet index.
8. November 14, 2018 - Provide Utility Purveyor information
9. November 14, 2018 - Please note, additional comments not included in this review may be
produced after reviewing the next submittal.
C-1.0 — GRADING AND DRAINAGE PLAN
1. November 14, 2018 - Revise sheet title to include "Utility Plan"
2. November 14, 2018 — Revised Impervious Area and Onsite Retention Tables have been
provided; however, it is not easy to discern the information needed to complete the subject
review. Please revise to clearly state the following:
a. Part 1:
i. Revise the title "Pre -Developed Condition" to state "Existing Condition".
This would represent the existing condition prior to the proposed
development project.
ii. Clearly state impervious surface areas constructed with the previous
development.
iii. Clearly state the impervious surface area quantity the existing detention
system was designed to accept.
b. Part 2:
i. Revise the title "Developed Condition" to state "Proposed Condition"
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ii. Clearly state hard surface area quantities that are classified as "replaced".
iii. Clearly state the new hard surface area quantities proposed with the subject
development. This will include areas being converted from a pervious
surface to a hard surface. Separate impervious and pervious surfaces within
this calculation.
iv. Please note, if you intend for the method of construction (pervious pavement
for instance) to provide the required stormwater management for that
surface, specific stormwater design and calcs will need to be provided for
review and approval. If specific design and calcs are not provided, the
surface shall be counted as impervious.
v. Clearly state the proposed hard surface area that is proposed to flow to the
existing detention system.
August 2, 2018 — Comment partially addressed. It is understood that the current project does
not trigger stormwater management, but the proposed improvements will direct stormwater
runoff to the existing system and therefore the requested information is applicable to this
project. An Impervious Surface Area Analysis chart was provided that still includes a net
change. Please refer to the net change discussion below and revise the table accordingly. In
addition, provide a response to (a.) below.
May 30, 2018 comment - Include Hard Surface Area chart on the plans. Provide a
breakdown of all existing and proposed impervious/hard surface areas.
c. Indicate the quantity of impervious surface area that currently drains to the existing
stormwater management system and how much area will drain to that system in the final
condition.
d. If the current project creates or replaces more than 2000sf of impervious/hard surface
area and the proposed amount exceeds the capacity of the existing stormwater
management system, then a new/additional stormwater management system will need to
be provided.
e. A chart has been provided on Sheet TI-0.0 that includes a net change. The net change
does not determine stormwater management requirement thresholds, the project itself is
what this determination is based off. If the project itself creates 2000sf or more hard
surface area then stormwater management will be required. The question is how much
of that can/will drain to the existing on -site stormwater management system and how
much of that will need to discharge to a new on -site stormwater management system.
November 14, 2018 — Response comment letter states there is an existing retention pipe in
the lower parking lot, but it has not been shown on any plan sheets. A plan needs to be
provided that at least shows the location of the existing system and compliments the data
being provided on the drainage plan.
August 2, 2018 — comment not addressed.
May 30, 2018 comment - Show location of existing stormwater management system and show
conveyance lines to that system.
4. November 14, 2018 — Provide hatching as needed to clearly show replaced hard surface
areas vs. new hard surface areas. In addition, clearly show landscaped areas.
5. November 14, 2018 — Lighten survey layer so information proposed under the current
project can be clearly understood.
6. November 14, 2018 — Provide stormwater flow arrows as needed to clarify stormwater
runoff flows and collection points.
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7. November 14, 2018 — An existing catch basin is shown at the east entrance to the parking
lot with a note that states "raise existing rim". A new section of storm pipe is shown
towards the west with what appears to be a new catch basin. Please revise as follows:
a. Note existing catch basin as "to be removed"
b. Label new section of pipe as "new"
c. Label new catch basin as "new"
8. November 14, 2018 - A stormwater channel drain has been shown at the front edge of the
dumpster pad, with connection to the storm system. Dumpster pads typically have
material/fluid/debris that would be considered an illicit discharge if it drains to the storm
system. There needs to be a containment area to ensure an illicit discharge does not occur.
If the dumpster enclosure were covered, a drain could be installed in the enclosure with
connection to sanitary sewer. Otherwise, another method shall be employed to provide the
appropriate barrier.
9. November 14, 2018 - Clarify Onsite Key Note 42.
10. November 14, 2018 - One note within the parking lot states "Use permeable asphalt for all
new/replaced onsite driveway areas, typ.". Another note states "Overlay ex. / grade new
asphalt as required for min. 1.5% slope of all parking areas to ex. CB.". It is not clear in
looking at the notes and the plans if the new area of asphalt on the east side of the parking
lot is also proposed as a permeable surface or if that area is supposed to be impervious.
Please revise hatching and leader arrows as needed to clarify plans.
11. November 14, 2018 - Two water meters have been shown near the SW corner of the
parking lot. Based on the note provided it is assumed that one water meter is the existing
location and the other is the proposed location. Please clearly label each.
C2.0 — TESC PLAN AND SEDIMENT CONTROL
1. November 14, 2018 - Add note: All disturbed areas to be compost amended per 2014
SWMMWW BMP T.5.13.
August 2, 2018 — Areas that are converted from impervious to landscape area shall be compost
amended. This may apply to some of the area where the old driveway will be removed.
May 30, 2018 comment - Add note: "disturbed areas to be compost amended".
2. November 14, 2018 — Response comment letter states the new mailbox location has been
shown out next to the new sidewalk, but I am not able to locate the location on the plans.
Maybe this will become more visible when the plans are cleaned up. Please review City
standard detail TR-580, for construction requirements related to a mailbox located within
a sidewalk and revise the proposed sidewalk layout accordingly.
August 2, 2018 — The new mailbox location has been shown on the plans; however, it is not
accessible from a mail delivery vehicle on 2191" St SW. Please coordinate with the post
office on an approved location with access from 219t" St SW.
May 30, 2018 comment - TI 10 Note states "Move mailbox (approx. 6') to location shown".
Please revise plans to also show location of existing mailbox.
FRONTAGE IMPROVEMENT PLAN (or Site Improvement Plan)
November 14, 2018 — Please provide a frontage improvement plan sheet and address the
following:
1. Remove features and striping shown as "to be removed" with the demo plan.
2. Label new sections of sidewalk
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3. Dumpster rollout area has been called out in two different locations along the frontage.
Please revise and show one location only.
4. Reference city standard details as appropriate for new sections of curb/gutter and
sidewalk and in addition, reference plan sheet in which the details can be found.
5. Reference WSDOT standard plan for curb ramp and the plan sheet in which the detail can
be found. See also comment 5 below.
6. A curb ramp will need to be provided on the east side of the driveway approach or the
driveway can be revised all together to be a standard driveway approach (TR-541), in
which case intersection curb ramps would not be required.
7. Provide different line types for extruded curb (allowed on site only) and curb and gutter.
8. Please label the width of the driveway approach, confirming that it will be constructed at
24-ft in width.
9. Perpendicular parking stalls shall be constructed at 8 1/z ft in width x 16 1/z ft in length.
Parallel parking stalls shall be constructed at 20-ft in length x 8'/z ft in width. Revise
parking striping layout to be consistent with City standards.
10. Once the plan sheet is cleaned up it will be easier to tell what is being proposed for the
trash enclosure area. It appears there is some significant slopes being proposed and you
will need to confirm with the city recycling coordinator and/or trash hauler that this
design is acceptable. In addition, the response letter states the size and concrete pad are
indicated on the floor plan TI-1.1. Please add this note to the civil plans.
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