20150810163702.pdfAugust 4, 2015
G-:� K�CJ_
Project: BLD20150278 & 0279
Single Family Home
Address: Le- 7317 Lake Ballinger Way
Code Info: 2012 International Building Code
Type V -B Construction
R-3 Occupancy
GENERAL
1) Provide a traffic control plan.
A. General Contractor when selected will provide Traffic Control Plan.
Construction material and traffic control plan provided, see C2.2
SITE PLAN
1) As changes are made to other plan sheets, please revise this sheet as needed.
A. Revised as requested.
GRADING PLAN (C 1.0)
1) Please revise the title 'Grading Plan' to 'Grading and Erosion Plan'.
A. Title has been changed.
2) Please show any erosion control measures on this plan sheet (i.e. silt fence, Construction
entrance, etc.).
A. Edmonds Erosion Control Standards have been added.
3) Please reference the City Standards for all erosion control measures.
A. Reference to Edmonds Erosion Control Standards have been added.
4) Please show the silt fence located as far north as allowed by the Geotechnical Report and
as needed for the development.
A. Silt Fence location has been added
STORMWATER SITE PLAN (C2.0)
General
5) Please revise the title 'Stormwater Site Plan' to 'Stormwater and Utility Plan'.
A. Title has been changed as requested.
6) Please show all the utilities on this plan (water, sewer, storm, gas, phone, power, etc.)
A. All utilities have been added to the plan as requested.
1 1 18422103 d Ave NE Bothell, WA 98011 425 482 7987 (t) www.gabbertarchitects.com
7) Please add a note to the plans that state the existing utilities will be removed and/or
capped under the demolition permit (BLD20 150277).
A. Note has been added as requested.
WATER
1) It appears that a fire sprinkler system is required for this property. Typically if there is an
existing water service line from the watermain to the meter it will not be the appropriate
size and a new tap will be required.
A. Fire Dept. Review Stated that the house need not be sprinklered.
a. Please show the water service line from the meter to the house.
A. Shown
b. Please add a note that a 1 " meter is to be installed.
A. Noted
Please show a 1-1/2" line to be installed (as required for a combination fire and domestic
service line).
A. Noted
d. Please label the pipe material and note tracer wire to be installed on the water service
line.
A. Noted
SEWER
1) Please note if the existing side sewer and lateral is proposed to be reused, the sewer will
need to be inspected by the City's Public Works department to determine if it can be
reused. Contact Edmonds sewer division, 425-771-0235.
A. If the lateral cannot be reused, a new connection will be required. The connection
at the main will need to be a romac inserta tee installed by the contractor (not the
City of Edmonds).
A. Plans noted to provide Romac Inserta Tee at connection
2) The sewer lateral (the portion from the main to the property line) will need to be straight
from the mainline to the property line.
A. Please revise the plans accordingly.
A. Plans revised to reflect a straight line from PL to main.
3) Please label the pipe material and size. The sewer lateral must be 6". Once on private
property the sewer may reduce to 4".
A. Pipe size and material noted on plans
4) Show a 6" cleanout at the property line. Please add a note that the 6" cleanout at the
property line will have a 12" cast iron lamphole cover with 1/2" hexbolts.
A. Note added to plans
2 1 18422 103"d Ave NE Bothell, WA 9801 1 425 482 7987 (t) www.gabbertarchitects.com
5) Show a cleanout located within T of the house, at any 90° bend, when there is less than 3'
between two 45° bends, and when there is more than 1 00' -between cleanouts.
A. Note added to plan
6) Please show the invert elevations at the main and the house so that slope and coverage
can be verified. If the slope of the pipe exceeds 20% the pipe will need to be anchored.
A. All invert elevations added utility plans
STORM
1) The proposed stormwater plan shows a raingarden to be installed as the stormwater
management system. However, the Geotechnical Report submitted by Geotech
Consultants, Inc dated 8/12/14 states the following, "Infiltration of stormwater at the site
is not feasible due to the shallow groundwater that exists below the site". Therefore, the
City cannot approve the proposed system.
a. Please propose a stormwater management system that is consistent with both the
City of Edmonds standards and the Geotechnical Report.
A. The proposed stormwater management system (the "Storm System')
consists of a bioretention system to treat and detain stormwater runoff
from pollution generating impervious surfaces and a gravel trench to
detain runoff from non pollution generating impervious surfaces. The
bioretention system is equipped with an underdrain to account for the
poor infiltration capacity of the native soils. Both the bioretention
system and the gravel trench are equipped with risers and flow control
orifices. A catch basin is located upstream from the gravel trench for
heavy sediment and debris removal prior to detention. The Storm
System has been modeled using WWHM2012 with the WSDOT time
series and Gringorten flood frequency. WWHM2012 model input and
output is attached.
a. The proposed amount of impervious area exceeds 5,000 sqft, so the system will
have to be designed by a licensed engineer. Please provide design calculations for
the proposed system.
A. Designed by Engineer
b. There was recently a new single family residence constructed at 7109 Lake
Ballinger Way. You may want to review the street file (found in the development
services department of City Hall) to see the system that was approved to assist
you as you design the stormwater management system for this site.
A. Thank You.
c. Once we have received revised drawings and design calculations, Engineering
will continue the stormwater review.
2) Please remove the existing lot coverage from the plans.
A. Removed as requested.
3) Please revise the proposed lot coverage to state proposed impervious area and revise as
needed.
3 1 18422103 d Ave NE Bothell, WA 9801 1 425 482 7987 (t) www.gabbertarchitects.com
A. Revised as requested.
4) Please have the engineer address where the footing drains are permitted to discharge to.
A. House footing connection is shown on the Plan. Garage is slab on piles and does
not require footing drains.
5) Please provide rim elevations for all pipes within the catch basins so that we can verify
pipe coverage and slope.
A. Provided as requested.
6) Please show directional flow areas on the driveway so that it is clear that the surface
water runoff from the driveway is being collected and discharged to the onsite
stormwater management system.
A. Provided as requested.
DRY UTILITIES
1. Please show all proposed dry utilities (gas, phone, cable, etc.) on the plans so that utility
separation can be verified.
A. See attached survey and drainage plan.
2. Please note that all utilities must go underground.
A. Noted
4 1 18422103 d Ave NE Bothell, WA 98011 425 482 7987 (t) www.gabbertarchitects.com