BLD20151591_ENG2.pdf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE:June 13, 2016
TO:Thomas Sawyer
Golden T Construction LLC
lthrondsen@msn.com
FROM:Jennifer Lambert
Jennifer.lambert@edmondswa.gov
RE:Application #: BLD20151591
Project: Tenant Improvement
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Project Address: 10014 238St SW
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 plansor submit three (3) sets of revised
plans/documents with a written response to each of the items below to a permit coordinator.
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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. The Permit Center is closed on
Wednesdays.
City of Edmonds handouts, standard details and development code can be referenced on the City
website.
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1Review–1/25/16
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2Review –6/13/16
1)6/13/16 –Comment was addressed; however, themaximum slope for parking areas is 6%
and themaximum slope for the approach is 14%per Edmonds City and Community
Development Code, 18.95. Please revise the plans accordingly.
1/25/16 –Comment:The existing parking configuration is not approved. Please show parking
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Ave w.
off of 101
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a.Show parking a minimum of 10’ from the intersection of 101Ave W and 238St SW.
b.Show parking completely on private property.
c.Standard parking stalls shall be 8 ½ feet by 16 ½ feet.
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2)6/13/16 –Comment was not addressed as requested. The plans showthe parking on 238
St straddlingprivate and public property. When any portion of public parkingis also
located on private property, the City would needan access easementto allow forthe
public to utilizethe private property. Since a portion of the parking is within the right-of-
way theparking cannotbe designated as private parking stalls. In addition, because an
easement would be needed, the proposed parking would need to be approvedbythe City
Engineer and City Council. Per conversations with Thomas Sawyer, he has stated he
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would prefer not to install parking stalls along 238at this time. The following comments
are based on that decision.
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a.Remove theparking stalls shown on 238St.
b.The asphalt must be removed, such that theasphalt does not extend more than 4’
south of the fog line. Please revisethe plansto show the proposedasphaltlimitson
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238St.
c.Show landscaping where the asphalt is removed in theright of way.
d.Show thefog line.
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1/25/16 –Comment: If you intend to have parking stalls adjacent to 238St SW, the City will
only allow for tandem parking. Please refer to the City Development Code
http://www.codepublishing.com/WA/Edmonds/for requirements.
e.The parking stalls will need to be located completely on private property.
3)OK
4)OK
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5)6/13/16 –Comment was not addressed. The fog line was not shownon238St SW.
1/25/16 –Comment:Show striping both on private property and adjacent to the site.
6)OK
7)OK
8)6/13/16 –Comment was addressed; however,the proposed system does not meet City
Standards. Theinvert elevation of thepipe discharging to the raingarden shallbe at least
6”above the bottom of the raingarden.As stated in the original comment,the stormwater
flows that currently feed theraingardenmust be maintained. The proposed elevationmay
or may not provide water to theraingarden depending on theinfiltration rates. Per the
spot elevations it is apparent that the original concept of pipingthe runoff to prevent
erosion issues is notfeasibledue to the topography.
a.Please revise theplans to show the parking and approachsloped towardsthe street.
Provide aberm along thesouth side to ensure thesurface water runoff does not
sheet flow and enter the raingarden from thenorth. Once the water enters the
street, theslope of theroadway will direct the surfacewater to theraingarden.
Where thewater leaves the street and entersthe raingarden erosion control
measures will need to be installed/enhanced(i.e. river rock, etc.) to accommodate
for the additional flowsfrom theimpervious areas. Please note as such on the
plans.
1/25/16 –Comment:Any stormwater flows currently directed to the raingardensouth of the
subject site shall be maintained. Due to thepotentialincrease of impervious area from the
subject site, there will be an increase in stormwater runoff that will be discharging into the
raingarden. The raingarden will not be able to handle thesurfaceflows directly discharging to
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the raingarden. Therefore, a catch basin collecting the water and piped to the raingarden will be
required. Please show the catch basin and pipe on the plans.
9)OK
10)OK
11)6/16/16 –It appears as thoughthere may have been an attemptto address this comment
under lot coverage. Lot coverage is a separatecalculation. Please refer to the planning
department for the requirements for the lot coverage calculation. Add an impervious
surface calculation. There should be a line item for pre-1996, post-1996, and proposed.
1/25/16 –Comment:If theproposed improvements create more than 2000 square feet of new
impervious surface areaafter the annexation date of 12/15/1995 a stormwater management
system will need to be installed. Please refer to the City’s stormwater handouts (E72 series)
found in the Stormwater Managementsection on the City website.
a.Low impact development techniques are encouraged to be used whenever feasible.
b.Stormwater management systems designed for impervious surface areas greater than
5000sf shall be designed by a licensed engineer.
c.Show proposed stormwater management system(s) on the site plan/drainage plan and
when appropriate, their point of connection to the City storm system.
d.Indicate on the plans how on site impervious surface areas will be collected and
discharged to the stormwater management system(s).
12)OK
13)6/13/16 –New Comment –As changes are made, please revise or redline the planting plans
to be consistentwith the civils.
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