bld20120455-Chase_Bank and bld20120925-Walgreens-E2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:December 6, 2012
TO:Norm Scheg –norms@aaieng.com
Craig Harris –craigh@aaieng.com
FROM:Jeanie McConnell, Engineering Program Manager
RE:Application#:bld20120455
Project:Chase Bank –New Bank
Project Address: 9801 Edmonds Way
Application #: bld20120925
Project: Walgreens
Project Address: 9797 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.
st
1Review –August 13, 2012
nd
Review –December 6, 2012
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**Two separate civil construction plan sets were submitted, however, utility systems, etc. for
the project are not complete unless they are looked at and constructed as one unit. The City is
not able to partially approve either plan set. Therefore, please submit one civil construction
plan set that encompasses all required improvements. Reference to separate building permits
for the structuresthemselves makes sense. Likewise, the site plans for each individual project
should reference the civil construction plans for all civil site improvements. The comments
provided below reflectan attempted review of the project as a whole.**
GENERAL
December 6, 2012 –Thank you for providing a cost estimate. The estimate will be
1.
reviewed in more detail once the civils plans are closer to their final form. In an initial
review of the document the following corrections/information was noted:
a.Sidewalk thickness shall be 5 ½” thick (currently shown as 4” in estimate)
b.Sawcut for work within City ROW shall be included in estimate
bld20120455-Chase_Bank and bld20120925-Walgreens-E2.docx
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8/13/2012 comment -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.
December 6, 2012 –Response letter states TCP and haul route plan will be provided by
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contractor once selected for project.
8/13/2012 comment -Please submit a traffic control and haul route plan for review and
approval.
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3.
December 6, 2012 –A frontage improvement plan was provided, please refer to
4.
appropriate plan sheet below for further comments.
8/13/2012 comment -The following project site is part of a subdivision in which specific
engineering requirements have been established. These requirements include frontage
improvements along Edmonds Way. The subject submittal does not include specific
information/details related to these improvements. If the intent is for these improvements to be
completed as part ofthe subdivision process then the plans shall reference the other permit
approval process. Please note that the subject development will not receive final approval until
the frontage improvements are completed.If the frontage improvements are to be constructed
as part of the Chase Bank project then please provide a Frontage Improvement or Site
Development plan sheet within the civil plan set.Sheet A100 appears to be of a true site plan
(versus site development plan) that shows lot/building layout, height calcs, setbacks, etc.
December 6, 2012 –A frontage improvement plan was provided, please refer to
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appropriate plan sheet below for further comments.
8/13/2012 comment -Please also include with the frontage improvement plan a cross section
adjacent to the parking lot parcel as well as the Chase Bank parcel showing curb, landscape strip
with street trees, sidewalk, rain garden and parking lot/building.
December 6, 2012 –Response letter states “refer to architectural plans”, however Sheet C-
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100 does provide some of the requested information. Please revise C-100 to also include
signage that is to be replaced in theROW as well as any directional signage that will be
installed on private property.If striping information is provided on the architecturals
then please provide a reference on Sheet C-100 to the specific architectural plan sheet.
8/13/2012 -Please provide a striping plan that dimensions parking stalls and drive aisle widths
and provides details for directional arrows and signage.
December 6, 2012 –Response comment states “Legal documents will be provided by the
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Surveyor for approval and recording once the extent and locations of the required
easements have been finalized”.
8/13/2012 comments -Please be aware that any easements proposed as being granted to the City
of Edmonds will need to go through a City Council process of approval prior to building permit
issuance. Once easement areas have been determined please provide legal document exhibits
for each. The City will assist with the easement form at point.
December 6, 2012 –Please note that any easements to be provided to the City will need to
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be taken before City Council in two separate processes (committee and full council) prior
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to issuance of the building permits. This typically is a 2-3 week process. Please keep this
in mind as you proceed forward with your project.
STORM DRAINAG E REPORT
The following comments are provided from Jerry Shuster, Stormwater Engineer. Please
contact Jerry directly at 425-771-0220 or by email at jerry.shuster@edmondswa.gov
with any
specific questions you may have regarding these comments.
December 6, 2012 -This review will focus on issues in the Stormwater Site Plan(revised
September 20,2012).These issues may affect the drainage plans (sizing of facilities, etc.),
therefore, I did not review the plans in detail at this time
The first major issue relates to the design infiltration rate used to size the proposed rain
gardens and the main infiltration system.See the enclosed commentsfrom HWA GeoSciences
Inc. and revise the Stormwater Site Planand plan sheets as required.
The second major issue involves the requirement for pre-settling (pre-treatment) upstream of
all infiltration facilities.The 2005 Department of EcologyStormwater Management Manual
for Western Washingtonrequires pre-settling (pre-treatment) upstream of all infiltration
facilities (Volume V, Chapter 6).Section 5.5 of the Stormwater Site Plandiscusses the use of
an “isolator row” upstream of the main infiltration chambers. A detail of this isolator row is
not show in the plans.In referencing the StormTech website:
(http://www.stormtech.com/download_files/pdf/310_iso_row_profile.pdf),the isolator row
consists of using two layers of 315 ST nonwoven to trap sediment particle. Use of this isolator
row is not an Ecology-approved method for meeting the pretreatment/basic treatment
requirement (http://www.ecy.wa.gov/programs/wq/stormwater/newtech/technologies.html).
Provide a pre-setting technology that meets Ecology’s requirements.
8/13/2012 comments -The following comments(noted in red below)are provided from Jerry Shuster, Stormwater
Program Manager in response to the relevant storm comments provided in an email from Craig Harris dated June 11,
2012 and provides an additional comment on the future maintenance of the propose infiltration system. Please contact
Jerry directly with any questions you may have on these comments.
Both parcels will be served by a single stormwater flow control/treatment system. As part of final approval, a legal
document outlining the maintenance responsibilities for these systems will need to be submitted. The City inspects
these facilities and needs to know who is responsible for their property operation and maintenance.
Please note, the City only has a preliminary stormwater site plan on file (dated May 1, 2012) and therefore a new review
of the storm design was not possible with this plan review.
Sheet C1.0and C-000–GENERAL NOTES
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Sheet C1.1and C-001–EXISTING CONDITIONS AND DEMOLITION PLAN
December 6, 2012 –Thank you for adding concrete hatching, however the sidewalk
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boundaries are still not delineated. A line should be provided along the face of the
sidewalk as well as the back of the sidewalk.
8/13/12 comment -Revise plan sheet to more clearly show existing sidewalk limits.
December 6, 2012–Notes 1, 7, 8and 9should be revised to state removeand replace.This
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may require separate numbering for items in the ROW versus private property.
8/13/12 comment -Show removal (and replacement) of existing driveway approaches and curb
ramps.
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Sheet C-100–SITE PLAN
December 6, 2012 –Please refer to GENERAL comment #6 above.
1.
Sheet C-101–FRONTAGE IMPROVEMENTS PLAN
The City was recently informed by WSDOT that they would like to see improvement plans
that involved removal and replacement of curb sections. Please submit the frontage
improvement plan to WSDOT for review and approvalor deferral back to the City.
December6, 2012 –Please revise drivewayapproaches to be consistent with WSDOT
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driveway approach detail provided on Sheet C-512. Concrete sidewalk will carry through
approachand sidewalk will be at a constantgrade, therefore the curb ramp details do not
apply.
December 6, 2012 –Concrete curb in the ROW shall be constructed per WSDOT standard
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detail F-10.12-02 as stated on plans, however the curb detail provided on Sheet C-511 shall
be the “Cement Concrete Traffic Curb”or “Cement Concrete Traffic Curb and Gutter”
should site conditions reveal gutter.
Sheet C2.0 and C-120–GRADING AND EROSION CONTROL PLAN
December 6, 2012 –Thank you for relocating the silt fence on private property. The
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application of the silt fence is incomplete, however, and does not fully address the needs of
the site. Silt fence, straw wattles, etc. will need to be installed on the downstream side of
the limits of soil disturbance. Please revise plans accordingly.
8/13/12 comment -Silt fence shall be installed on private property. Existing sidewalk shall
remain open for aslong as possible. Please revise plans.
December 6, 2012 –Rock entrance was removed. A note was added stating “vehicle
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parking area to be rocked”. Please revise note to also state “when asphalt area is
removed”. Add note that states “leave existing asphalt sections in place until it becomes
absolutely necessary to remove”.
8/13/12 comment -Rock construction entrance shall also fall within limits of private property.
Add note to leave existing asphalt approach in place until it becomes absolutely necessary to
remove.
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December 6, 2012 -Response letter states that the easternmost existing AC entrance will
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be used for construction access, however, I do not see notes/signage, etc.reflecting such on
the plans. Please revise accordingly.A note addressing the chain link fence has been
added to the plans.
8/13/12 comment -Will a chainlink fence be installed around the perimeter of the work zone?
Will access to PCC be limited to the western most entrance? Please add signage as necessary to
provide clear direction to motorists.
Sheet C3.0 and C-110–UTILITY PLAN
1.See sheet C3.1 and C-111 below for original comments 1-5.
December 6, 2012 –Rain gardens are shown on Sheet C-110 and reference is made to
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details on sheet C-121, however, rain garden details are not provided on C-121.It appears
as though the detail is provided on C-540.Please reviseplans accordingly.
8/13/12 comment -Several rain garden notes reference C4.0 for details, but not all rain gardens
will have the drywell component. Please revise accordingly.
December 6, 2012 –Please provide a responseto this item.
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8/13/12 comment -Please provide rain garden outfall details. Will outfall have a rip rap pad?
December 6, 2012 –Response comment states “no flow control manhole is planned as we
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have adjusted the infiltration basin to account for 100% infiltration.
8/13/12 comment -Include a detail of flow control manhole 2 in the plan set.
December 6, 2012 –Planshave been revised to indicate a 15-foot easement, but the
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boundaries of the easement have not been shown(actually, the easement limits are shown
on C3.0).Please revise plans accordingly and clearly call out intent for easement to be
granted to the City of Edmonds for a public storm system.
8/13/12 comment -Revise plans to show storm easement to be granted to the City. No other
utilities shall be located within the easement area.
December 6, 2012 –Response letter states “the easement has been shown through the
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north parcel”. This comment was not specific to the storm utilityeasement, but rather
private easements between the parcels. At this time, the improvements being shown can
be looked at as if they are being constructed on one parcel (Bank and Walgreens) and
therefore, the private easements do not need to be shown untilthe properties are
subdivided. This holds true unless changes are made that show the construction of utilities
within the parking lot parcel in benefit of the subject Bank and Walgreens parcel.
8/13/12 comment -In addition, please show easements (utility, access, etc.) that will exist
between the north parcel and the south bank parcel.
December 6, 2012 –Response letter states “the retaining wall drain has been moved to our
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property”. The plans do, however, show a portion of the drainage system on the
neighboring parcel. Please revise accordingly. In addition, please comment on whether or
not a construction easement will be required. Will any construction activities such as
grading, shoring or placement of forms encroach on the neighboring parcel?
8/13/12 comment -The retaining wall drain line appears to be shown on the parcel to the east.
Will an easement be obtained from this property or is the drain line on the subject property?
Will a construction easement from the property to the east be necessary?
December 6, 2012 –Please revise the storm bypass system as requested.
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8/13/12 comment -Storm bypass system shall be installed with straight runs between catch
basins. Where bends are needed a catch basin shall be provided. At a minimum, please provide
one additional CB (at the approx. midpoint) in the storm bypass system.
December 6, 2012 –Response letter states “the “note” added calls out the grade at the
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elevation line (324)”. The note I was referring to stated “downspouts from future
building” which appears to have been removed from the plan set. Please add a note that
clearly indicates connection of downspouts to the stormwater management system.
8/13/12 comment -A note on the downspouts has been added to the plans near the teller drive-
thru lanes, but the note is covered by storm pipe. Please revise plans so note is legible.
December 6, 2012 –Vent pipe is shown on Sheet C-110 and detail is provided on Sheet
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C4.2. Response letter states “a note has been added to Sheet 4.2 on how to construct the
vent pipe. This is a generic detail supplied by StormTech for aid in installing their
product. It is proprietary and un-editable”. I was not able to find an additional note that
indicates how the vent pipe will be constructed. Please make sure the note reflects the fact
that the vent will not extend vertical out of thedetention pipe and will instead include a
series of bends in order to daylight in the nearby planter area.
8/13/12 comment -A vent pipe is shown between the stormtech detention system and a
landscape island, but the vent does not appear to be consistent with the detail provided on sheet
C4.2. Please revise accordingly.
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December 6, 2012 –Light head symbol was removed from plan sheets.
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8/13/12 -Please include parking lot light head in legend.
December 6, 2012 –Provide a 6”cleanout on the sanitary sewer line at the property line
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with a 12”CI lampholecoverper City standard detail E6.2.
Sheet C3.1 and C111 –WATER UTILITY PLAN
December 6, 2012 –Thank you for providing a separate plan sheet. Please submit a copy
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of the approved plan sheet from OVWSD once approval has been received.
8/13/12comment-The subject development falls within the Olympic View Water and Sewer
District for the water utility system. Please provide a separate plan sheet for the water utility
system with an approval block for OVWSD. Approval by the District will be required prior to
issuance of the subject building permit.
December 6, 2012 –Response letter states “per discussions with Lynne Danielson of
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OVWD, the locations of the water system components are “OK”. Any revisions to the
locations will be provided during their review of the plans”. Please note, the City does not
want private utility systems to be located within the ROW especially when there is room to
locate the facilities entirely on private property. Discussions on this will continue should
location within the City right-of-way become the only viable option.
8/13/12 comment -A portion of the proposed water system is shown to be located within the
City right-of-way. Please move to private property.
December 6, 2012 –Response letter states “DCDV under OVWSD jurisdiction”. Please
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refer to comment #2 above. The water utility system itself may fall under OVWSD
jurisdiction, but approval to locate facilities within the right-of-way falls with the City.
8/13/12 comment -The DCDA is shown to be located within the City sidewalk. Please include
details of the access hatches on the water utility plan sheet.
December 6, 2012 –Response letter states “see response to item 2 above”. Please also
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review City responsesto items 2 & 3 above.
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8/13/12 comment -Please work with OVWSD to locate as many of the water system
components outside the sidewalk area (or near the building) as is possible.
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5.
Sheet C510–CIVIL ENGINEERING REQUIREMENTS
1.Revise sheet title to reflect construction details.
2.Revise so that details state which plan sheet they appear on within the civil plans.
Sheet C4.0 and C-511 and C-512–CONSTRUCTION DETAILS
December 6, 2012 –See Sheet C-101 comment provided above.
1.
8/13/12 comment -Curb along Edmonds Way is vertical curb and shall be constructed per
WSDOT standards. Please include a WSDOT detail for vertical curb and reference accordingly
on site development plan.
December 6, 2012 –Detail has been provided on Sheet C-512. Please revise reference
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accordingly.
8/13/12 comment -Driveway approaches shall also be constructed per WSDOT standards.
Please incorporate standard detail that includes adjacent landscape strips.
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Sheet C4.3 and C-542–CONSTRUCTION DETAILS
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Sheet C-540–PRIVATE UTILITYDETAILS
1.Pleaserevise so that details state which plan sheet they appear on within the civil plans. They
currently all reference C-540.
Please contact me at 425-771-0220 or by e-mail at mcconnell@edmondswa.govif you have
specific questions regarding these plan corrections.
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