bld20150294-Salish Pavillion-E2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:October 16, 2015
TO:Nick Echelbarger
nick@ech-cpm.com
FROM:Jeanie McConnell, Engineering Program Manager
jeanie.mcconnell@edmondswa.gov
RE:Application#:bld20150294
Project:Salish Crossing Pavillion
Project Address: 190Sunset Ave S
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 a permit coordinator.
nd
Resubmittals can be made at the Development Services Department on the 2floor of City Hall.
Permit Center hours are M, T, Th & F from 8am-4:30pm and on Wednesdays from 8am-noon.
rd
Please note, starting June 3, the Permit Center will be closed on Wednesdays.
City of Edmonds handouts,standard detailsand development codecan be referenced on the City
website.
Comments 2 –October 16, 2015:
Many of the comments from the May 11, 2015 review were not addressedor were not addressed
entirely.For example,construction details have not been provided for various aspectsof the
project,the demo plan does not includeall areas of disturbance, required utility separation has not
been met, striping and signage has not been identified and/or details have not been provided, cross
sections have not been provided where requested, thetraffic control plan does not reflect a shift in
traffic flow, etc.In addition, the plans now include replacement of thecorner curb ramp at James
St. and Sunset Ave.Please include construction details for this ramp, show any curb/gutter
replacement and asphalt replacement that may be requiredand include and refer to appropriate
standard details.Two rain gardens have also been proposed,and the plans state the infiltration rate
is 0.5”per hour as determined by geotechnical engineer. However, thegeotech reports dated July
1980, and July 1991do not include testing methods consistent with Cityrequirements.Establishing
design infiltration rates for Category 1 and Category 2 Small site projects must use the methods
described in Section 5.5.2 and Appendix C of the Edmonds Stormwater Code Supplement.No other
methods will be accepted at this time.
Please read through the May 11, 2015 comments thoroughly and contact me should you have any
questions.Upon receipt of a thoroughresponse, the Engineering Division review will continue.
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Comments 1 –May 11, 2015:
The submittal received is incomplete with regards to information needed for the Engineering
Division to complete the plan review.The comments provided below are based upon review of the
current submittal, but additional comments may arise during review of a future complete plan
submittal.
Please revise and resubmit plans thataddress the following:
1)Demolition plan (A-0.2)
a.The demo sheet only provides apartial site plan and does not include the entire area of
work. Reviseto include entire project scope. All parking stalls, curbing, landscaping,
etc. to be removed shall be clearly noted.
2)Temporary Erosion and Sedimentation Control Plan
a.Provide a plan indicating methods that will be employed and compliance with City
standards.
3)Traffic Control Plan
a.Please confirm whether the existing public sidewalk will need to be closed during the
course of construction for the subject development. If all work can be completed from
within the site, please note that on the plans. Ifsidewalk closure will be needed, please
indicate the desired duration of closure and provide a traffic control plan showing
closure limits, required signage, etc. Disruption fees will be assessed for sidewalk
closure based on square footage and duration of closure.
b.A traffic control plan shall also be submitted for any lane closures in Sunset Ave or
James Street. Additional review by WSDOT may be required.
4)Utility plan.
a.Show water, sewer and storm utilities from the building to the connection point at the
City utility system. Provide rim and invert elevations, indicate pipe material, and size.
b.Show dry utilities –power, phone, etc. 3-feet of separation shall be provided from dry
utilities to water, sewer and/or storm.
c.During review of the Conditional Use and Design Review applications it was noted that
storm water regulations would apply to this project. At that time the applicant indicated
no new impervious surface area would be created. The basis for this determination was
the building being constructed on pin piles, therefore allowing the existing asphalt
parking lot to remain in place. However, the plans submitted do in fact show the
creation of new impervious surface area(mostly from the removal of existing pervious
areas and replacement with impervious), at a total of 1045sf. Impervious surface area is
reviewed and tracked on the whole for the site. The subject development cannot be
reviewed as a stand-alone project, separate from the entire site. As stormwater
thresholds have already been triggered for the site, the creation of any amount of new
impervious surface area with the subject development triggers the requirement for
stormwater management. The plans vaguely indicate a connection to an onsite storm
conveyance system, but it is unclear how this will function or where the existing system
discharges too. In addition, flow control has not been provided. Please revise and
resubmit plans accordingly.
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5)Site Plan (A-1.0)
Revise A-1.0 to include the following, or provide a separate Site Development Plan (typically
seen as part of a civil construction plan set).
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c.Clearly show new parking lot curb layout. The curbing at the west end of the row of
parking stalls is being modified, but has not been clearly shown on theplans.
d.Label parking stall dimensions. Stalls shall be a minimum of 8 ½’ x 16 ½’.
e.Label drive aisle width. The area between landscape/curbing at the west end has not
been shown.
f.Reference and includedetails for cross-walk striping, directional areas, etc.
g.Show placement of new signage. This includes traffic flow signage as well as parking
restrictions for “staff only” parking stalls.
h.Clearly note new sidewalk sections on site, where adjacent to existing public sidewalk in
the right-of-way, shall be installed to match the grade of the existing public sidewalk.
i.Stairs, planters, terrace retaining walls, etc. shall all be located on private property. Add
a note to the plans stating such. Provide cross sections through the sidewalk in the right-
of-way and the adjacent on-site improvements(up to the building) alongJames Street
and Sunset Ave.
j.Clearly label proposed retaining wallsand provide top and bottom of wall elevations.
k.Reference and include details for pedestrian curb ramps. All ramps shall be ADA
compliant.
Traffic Impact Analysis
1)During review of the Conditional Use and Design review applications the traffic impact analysis
was reviewed and the applicant indicated concurrence with a traffic impact fee credit relating to
8200sf of shopping center that was demolished under separate building permit (bld20130200),
instead of the 9300sf indicated in the analysis. The analysis submitted with the building permit
application still indicates a credit for demolition of 9300sf of shopping center. Please revise and
resubmit the traffic mitigation fee calculation accordingly.
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